1 Exhibit 1 17.21 - Design Standards 17.21.010 Purpose The purpose of this chapter is to establish minimum design standards for new construction and additions and alterations to existing buildings that will: A. Ensure that new buildings are compatible within existing neighborhoods; B. Support and enhance walkable neighborhoods in the City; C. Cultivate desirable residential developments and neighborhoods to encourage long-term residency; D. Cultivate desirable commercial and industrial nodes and corridors in the City; E. Encourage high quality development as a strategy for investing in South Salt Lake City’s future; F. Maintain and enhance the quality of life for the City’s citizens; G. Shape the City’s appearance, aesthetic quality, and spatial form; H. Protect and enhance property values; I. Facilitate innovation in building design and energy efficiency standards. J. Promote clarity, transparency, and flexibility in design review and development approval processes. 17.21.020 Applicability. The standards of this ordinance shall apply to all construction or site development when: A. New construction of one or more buildings occurs on undeveloped, vacant, or cleared property. B. A building permit is issued for any addition, expansion, or intensification of use of any property that increases the floor area of a building. 1. Building permits for minor additions to existing buildings shall be eligible for a modification to the design standards, as outlined in this chapter. 2. Building permits for major additions to existing buildings shall meet the standards of this ordinance. Noncomplying design elements of the existing building shall be brought into compliance with the design standards as part of a permit for a major addition, except where full compliance with the requirements of this chapter is impossible due to existing site or building conditions.
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A. NaturalSurveillance.Physicaldesignthatkeepspotentialintrudersundertheperceptionofcontinualwatch,suchasviewtostreets,driveways,andparkinglots,andvisualpermeabilityinarchitecture,lighting,andlandscaping.
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B. NaturalAccessControl.Physicaldesignthatguidesthemobilityofpeopleanddecreasescrimeopportunityandincreasesperceptionofrisktopotentialoffenders.
C. TerritorialEnforcement.Physicaldesignthatencouragesusersofpropertytodevelopownershipoverit,developingspacewithaneasilydiscernablepurpose,usingsymbolicbarrierssuchaslowlyingfencesandwalls,landscapingandsignage,eliminatingambiguousspaces,encouragingeasymaintenance,anddiscouragingcrime.
D. LandscapingStandards.Shrubsshallbeplantedwithamaximumheightof2to3feetandtreesshallhaveagroundclearanceof7feetabovewalkwaysandsidewalks.
E. PublicSafety.Inordertoencouragepublicsafetythroughnaturalsurveillance,naturalaccesscontrol,andterritorialreinforcement,solidwindowlesswallsarenotpermittedadjacenttostreets,pedestrianareas,andopenspaceamenities.
A. Frontage.Theprimaryfaçadeofallbuildingsshallfrontdirectlyontoastreetorcommonopenspaceareaexceptasspecifiedotherwiseinthischapter.
B. Orientation.Developmentshallbeparalleltothestreetitfronts,orbuilttobeconsistentwithexistingdevelopmentpatterns.
C. PrimaryFaçade.Exceptforbuildingsinmulti-buildingdevelopments,atleastonePrimaryFacadeshallbeprovidedonthefaçadefacingtheprimarystreetthebuildingfronts.Theprimaryfacadeshallcontainatleastonepublicpedestrianentrance.Forthepurposesofthissection,theprimarystreetshallbethestreetfromwhichabuildingderivesitsstreetaddress.BuildingsoncornerlotsshalllocatethePrimaryFacadeonthebuildingcornerclosesttotheadjacentstreetintersection.
D. Windows.Windowsshallberequired,ataminimum,onallthePrimaryFacadeofallbuildings.
e. architecturalorornamentalglass,excludingwindows,
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f. architecturalmetalpanels,or
g. EIFS.
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2. Arrangement.
a. Wheretwoormorematerialsareproposedonafaçade,theheavierandmoremassivematerialshallbelocatedbelowthelightermaterial.
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b. Materialchangesshalloccuralongahorizontallineorwheretwoformsmeet;andmaterialchangesmayoccurasaccentsaroundwindows,doors,cornices,atcorners,orasarepetitivepattern.
c. Primaryfaçadematerialsshallnotchangeatoutsideofbuildingcorners,andshallcontinuealonganysidefaçadevisiblefromastreetorpedestrianright-of-way.Materialsmaychangewheresideorrearwingsmeetthemainbodyofabuilding.Primaryfaçadematerialsusedonbuildingsoncornerlotsshallbeextendedthefulllengthofthesidesvisiblefromastreetorpedestrianright-of-way.
D. Porches,landings,Stoops,orPorticos.AllbuildingsusingtheDetachedHouseBuildingformshallhaveacoveredporch,acoveredlanding,astoop,oraportico.Thiselementshallbe:
F. Facades.AnybuildingusingtheDetachedHouseBuildingFormwithafrontfaçadeofthirtyfeet(30’)ormoreshallincorporatewalloffsetsintheformofprojectionsorrecessesinthefrontfaçadeplane.Offsetsshallhaveaminimumdepthoftwofeet(2’).
G. Garages.AllbuildingsintendedforresidentialoccupancyusingtheDetachedHouseBuildingFormshallincludeagarage.Thefollowinggaragestandardsshallapply:
d. Inadditiontothetworequiredelementsdescribedinthesectionabove,front-facinggaragesprotrudinguptofour(4)feetfromthefrontplaneshallhavegaragedoorswithwindows.
e. Frontfacinggaragesprotrudingmorethanfourfeet(4’)fromthefrontfaçadeshallincludeaporchorcoveredlandingthatextendsaminimumofsixfeet(6’)fromtheplaneofthelivingspace.Innocaseshallastreetfacinggarageprotrudemorethaneightfeet(8’)fromtheplaneofthelivingspace.
f. Innocaseshallfrontfacinggaragedoorscomprisemorethanfiftypercent(50%)oftheprimaryfaçade.
i. Frontfacinggaragedoorsthatcomprisefromfortypercent(40%)tofiftypercent(50%)oftheprimaryfaçadeshallberecessedfromtheprimaryfaçadebyatleastfourfeet(4’)
ii. Frontfacinggaragedoorsthatareflushwiththeprimaryfaçadeorthatprotrudeuptofourfeet(4’)fromthefrontfaçadeshallcomprisenomorethanfortypercent(40%)oftheprimaryfaçade
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iii. Frontfacinggaragedoorsprotrudingmorethanfourfeet(4’)fromthefrontfaçadeshallcomprisenomorethanthirtypercent(30%)oftheprimaryfaçade.
H. Carports.CarportsasdefinedinthistitlearenotpermittedfornewdevelopmentofbuildingsusingtheDetachedHouseBuildingform.Carportsmaybeconstructedonpropertieswithexistingresidential,subjecttothesetbackandclearviewrequirementsofthistitle.
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I. AccessoryStructures.Accessorystructuresshallbebuiltinamannercompatiblewiththeprimarybuilding
1. BuildingRequirements.
a. Accessorystructuresshallnotexceedonestory.
b. Accessorystructuresshallonlybyaccessedatthefinishedgradeofthestructurebyanentrydoororoverheaddoor.
c. Windowsarepermittedforaccessorystructures.Onthefacadesofaccessorystructuresfacingabuttingproperties,theheadsoruppercasingsofwindowsshallbenohigherthaneightfeetabovethefinishedgradeofthestructure.Greenhousesandstructureswithclerestorywindowsthatareatleasteightfeetabovegradeareexemptfromthisrequirement.
d. Accessorystructuresshallnothavesewerservice.Allotherutilitiesforaccessorystructuresshallonlybeaccessedfromtheprincipalbuildingontheparcel.
2. Setbacks.
a. Accessorystructuresshallbeseparatedfromtheprimaryresidencebyatleasttenfeet.
b. Accessorystructureslessthan200squarefeetinareashallbeatleasttwofeetarearorsidepropertyline.
c. Accessorystructuresgreaterthan200squarefeetinareashallbeseparatedfromthesidepropertylinesbyatleastfivefeet,andfromtherearpropertylinebyatleasttwofeet.
B. MaximumNumberofUnits.BuildingsusingtheMansion-styleMultifamilyBuildingformshallbelimitedtoamaximumofeight(8)dwellingunits.
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C. PrimaryFacade.Regardlessofthenumberofdwellingunits,allbuildingsusingtheMansion-styleMultifamilyBuildingFormshallincludeatleastonesingleprimaryentranceonthefrontfaçade.Nothinginthissubsectionshalllimittheabilityofeachdwellingunittohaveasecondarypedestrianentranceonsideorrearfacades.
E. Garages.AttachedordetachedgaragesservingabuildingusingtheMansion-styleMultifamilyBuildingformshallbeplacedtothesideorrearofthebuilding.InnocaseshallagaragebeontheprimaryfaçadeofaMansion-styleMultifamilyBuilding.
G. CommonOpenSpace.BuildingsusingtheMansion-styleMultifamilyBuildingFormshallincludecommonopenspace,accordingthefollowingstandards:
H. Atleast20percentofthedevelopmentsite,excludingdedicatedrights-of-wayandrequiredbuild-tozoneandsetbackareas,shallbecommonopenspace.MeterandEquipmentPlacement.Wall-mountedandground-basedmeters,HVAC,andutilityequipmentservingaMansion-styleMultifamilyBuildingshall:
I. WasteContainerPlacement.WastecontainersservingaMansion-styleMultifamilybuildingshallnotbelocatedbetweenthebuildingandthestreetitfronts.Wastecontainersshallbedesignedaccordingtothestandardssetforthinthistitle.
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J. Multiple-BuildingDevelopments.DevelopmentswithtwoormorebuildingsusingtheMansion-styleMultifamilyBuildingFormshallincorporatedifferentsurfacematerials,differingheights,anddifferingwindowanddoorplacementonthefrontfaçadeofeachbuildingalongthesameblockface.
A. CompliancewithStandardsforDetachedHouseBuildingForm.InadditiontothestandardsusingtheTownhome-styleMultifamilyBuildingFormshallbesubjecttothestandardsforaDetachedHouseexceptthatTownhome-styleMultifamilyBuildingsshallbeexemptedfromthegarageandarchitecturalvariabilitystandardsdescribedintheprevioussection.IntheeventofaconflictbetweentheDetachedHouseBuildingFormstandardsandtheTownhome-styleMultifamilyBuildingFormstandards,thesestandardsshallapply.
d. Parks,courtyards,paseos,orothercommonopenspace;and
e. Secondaryinternalstreetsoralleys
f. Primaryentrancesorfacadesshallnotbeorientedtowardoff-streetparkinglots,garages,orcarports.
D. PrimaryFacade.Regardlessofthenumberofdwellingunits,allbuildingsusingtheTownhome-styleMultifamilyBuildingFormshallincludeatleastonesingleprimaryentranceonthefrontfaçade.Nothinginthissubsectionshalllimittheabilityofeachdwellingunittohaveasecondarypedestrianentranceonsideorrearfacades.
a. Frontfacinggaragedoorsshallcomprisenomorethanfiftypercent(50%)oftheprimaryfaçade.
b. Frontfacinggaragefacadesshallnotvisuallyorarchitecturallydominatetheprimaryfaçadeelevationofthetownhome.StreetfacinggaragesservingTownhome-StyleBuildingsshallcomplywiththegaragestandardsforthedetachedhousebuilding.
J. WasteContainerPlacement.WastecontainersservingaTownhome-styleMultifamilybuildingshallnotbelocatedbetweenthebuildingandthestreetitfronts.Wastecontainersshallbedesignedaccordingtothestandardsforwastecontainerenclosuressetforthinthistitle.
B. BuildingHeight.Buildingsusingthisformshallbenohigherthanfortyfivefeet(45’).Buildingsusingthisformlocatedwithin100feetofanexistingsingle-familyresidentiallandusedistrictasmeasuredfromtheclosestpropertylinesshallincorporatethefollowingheighttransition:
D. ExteriorStaircasesandEntryFeatures.CommonexteriorstaircasesareallowedtoservicetheunitsinGarden-styleMultifamilybuildings.Buildingsusingthisformshallhavenomorethanonecommonexteriorstaircaseperseventy-five(75)feetoffaçade.Exteriorstaircasesshallbeincorporatedintoanexteriorentrythatisaprominent,architecturalfocalpointdirectingpedestriansintothebuilding.Thefeatureshallrelatetothearchitectureofthebuilding.Exteriorentriesshallfeatureasecondaryroofstructurethatisconsistentorcomplementarywiththeprimaryroofform.Staircasesshallbeincorporatedaccordingthefollowingstandards:
J. Off-StreetParkingLocation.Off-streetsurfaceparking,includingaccessandtravelways,locatedonthesideofabuildingusingtheGarden-styleMultifamilyBuildingFormshallnotoccupymorethan30percentofthelot’spublicstreetfrontage.
K. PedestrianCirculation.DevelopmentsusingtheGarden-styleMultifamilyBuildingFormshallprovidefullpedestrianaccessaroundthebuildingintheformofasidewalkatleastfivefeetwide.Crosswalksusedaspartofaninternalpedestriancirculationsystem,oracrossdrivewaysaccessingpublicstreets,shallbeconstructedofacontrastingpavingmaterial.
L. MeterandEquipmentPlacement.Wall-mountedandground-basedmeters,HVAC,andutilityequipmentservingaGarden-styleMultifamilyBuildingshall:
M. WasteContainerPlacement.WastecontainersservingaGarden-styleMultifamilybuildingshallnotbelocatedbetweenthebuildingandthestreetitfronts.Wastecontainersshallbedesignedaccordingtothestandardssetforthinthistitle.
C. FirstFloorHeightRequirements.BuildingsusingtheUrban-styleMultifamilyBuildingFormshallhavefirstfloorwithaminimumceilingheightoftwelvefeet(12’)measuredfromfloordecktofloordeck.
E. StairwaysandCorridors.AllstairwaysandcorridorsintendedtoprovideaccesstodwellingunitsorequivalentresidentialunitsinbuildingsusingtheUrban-styleMultifamilyBuildingformshallbeenclosed.
K. Off-StreetParkingLocation.Off-streetsurfaceparking,includingaccessandtravelways,locatedonthesideofabuildingusingtheUrban-styleMultifamilyBuildingFormshallnotoccupymorethan30percentofthedevelopment’spublicstreetfrontage.
L. PedestrianCirculation.DevelopmentusingtheUrban-styleMultifamilyBuildingFormshallprovidefullpedestrianaccessacrossthefrontfaçadeintheformofasidewalkatleastfivefeetwide.Crosswalksusedaspartofaninternalpedestriancirculationsystem,oracrossdrivewaysaccessingpublicstreets,shallbeconstructedofacontrastingpavingmaterial.
M. MeterandEquipmentPlacement.Wall-mountedandground-basedmeters,HVAC,andutilityequipmentservingaUrban-styleMultifamilyBuildingshall:
N. WasteContainerPlacement.WastecontainersservingaUrban-styleMultifamilybuildingshallnotbelocatedbetweenthebuildingandthestreetitfronts.Wastecontainersshallbedesignedaccordingtothestandardssetforthinthistitle.
A. RequiredAmenities.BuildingsusingtheMansion-styleMultifamilyorTownhome-styleMultifamilyformandallbuildingsusingtheGarden-styleorUrban-styleMultifamilyFormshallincludethefollowingamenities:
B. Formultifamilyresidentialbuildingdevelopmentsinexcessof150dwellingunitsorequivalentresidentialunits,buildingsshallincludenineitemsfromtheUnitFeaturesSection,sixitemsfromtheGeneralAmenitiesSection,sixitemsintheRecreationAmenitiessection,andthreeitemsintheEnergyEfficiencyEnhancementssection.B.TableofRequiredAmenities
A. Frontage.Theprimaryfaçadeofallnon-residentialbuildingsshallfrontontoastreetorcommonopenspaceareaexceptasspecifiedotherwiseinthechapter.
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B. Orientation.Developmentshallbeparalleltothestreetitfrontstothemaximumextentpossible.Developmentthatisperpendiculartothestreetitfrontsshallhavestreet-facingfacadesthatmeettheprimaryfaçaderequirementsdescribedinthischapter.
C. PrimaryFaçade.Atleastoneprimaryfaçadeshallbeprovidedonthefaçadefacingtheprimarystreetthebuildingfronts.Theprimaryfaçadeshallcontainatleastonepublicpedestrianentrance.Forthepurposesofthissection,theprimarystreetshallbethestreetfromwhichabuildingderivesitsstreetaddress.BuildingsoncornerlotsshalllocatethePrimaryFaçadeonthebuildingcornerclosesttotheadjacentstreetintersections.Theprimaryfaçademusthaveatleasttwomaterials.Glassforuseinwindowsanddoorsshallnotbeconsideredoneoftherequiredmaterialsonaprimaryfaçade.
D. SecondaryFacades.Sideandrearfacadesofbuildingsthatarevisiblefromdriveapproaches,parkinglotareas,andstreetsshallincorporatesimilararchitecturaltreatmentandmaterialsasutilizedontheprimaryfaçade.
E. BuildingMassing.Buildingmassingshallbeinproperproportiontothesite,adjacentstreets,openspaces,andsurroundingdevelopment.
F. Build-toZonesandSetbacks.A“Build-toZone”shallmeananareaoflotdesignatedforplacementofabuildingfaçadealongastreetfrontage,locatedparalleltoafrontorcornerpropertyline.TheBuild-toZonedefinesanareainwhichthelocationsofbuildingfrontscanvarywithinaspecifiedrange,asdescribedinthetablebelow.
1. FrontandCorner-SideSetbacksandBuild-ToZones
a. Single-BuildingDevelopments.Thenormalminimumfrontandcornersideyardsetbackisestablishedastheaveragesetbackofallbuildingswithinadistanceofthreehundred(300)feetmeasuredinbothdirectionsofthesubjectpropertyalongbothsidesofthestreet,wherepossible.
b. Multiple-BuildingandOutparcelDevelopments.Buildingsusedtoframemultiple-buildingandoutparceldevelopmentsshallbelocatedwithinabuild-tozoneof15to30feet.
2. SideandRearSetbacks.
a. Commercial,MixedUse,IndustrialandTODZones.Incommercial,mixeduse,industrial,andTODzones,buildingscanbebuilttothesideandrearboundariesandnosetbackisusuallyrequired,exceptasrequiredpursuanttopart3ofthissection.
b. Allotherzones.Inallotherzones,thestandardrearandsideyardsetbackistenfeet.
a. Beginningattheminimumbuild-tozonelineofthesubjectproperty,themaximumheightisthirty-fivefeet(35’).
b. Additionalheightforbuildingsusingthisformmaybeaddedataratioofone(1)additionalverticalfootofbuildingheighttotwo(2)horizontalfeetofdistancefromthenearestsetbackline.
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c. Thebuildingheighttransitionrequirementendsat100feetfromtheadjoiningsingle-familyresidentiallandusedistrictboundaryorresidentialusewithinthedistrict.
G. Windows.Allbuildingsshallcontainwindowsalongthefacadesthatarevisiblefromthenearestpublicright-of-way.Windowsatthestreetlevelshallbeatleast60percenttransparent,asmeasuredbetweentwofeetandeightfeetabovegrade.Upperstorywindowsshallbeatleast25percenttransparent.
I. Roofs.Pitchedshallbecladinasphaltshingles,woodshingles,standingseammetal,asimilarmaterial,oracombinationofsimilarmaterials.Flatroofsshallincorporateaparapet.
J. PrimaryPedestrianEntrance.Eachprincipalbuildingshallincludeaprimaryentrancealongthebuilding’sprimaryfaçade.Buildingformswithmultipletenantsshallfeaturemultipleprimaryentrances.Allprimaryfacadesshallincorporateabuildingcanopy,awning,orsimilarweatherprotectionalongthebuilding’sprincipalpublicentrances,projectingatleastfourfeetfromthefaçade.Inaddition,primaryfacadesshallincorporatevisuallyprominentbuildingentrancesthroughtheuseofatleastoneofthefollowingfeatures:
L. BufferingRequirements.Newdevelopmentshallberequiredtoprovideabufferofatleasttenfeetonanypropertylineorportionthereofthatabutsresidentialzoning,subjecttothefollowingrequirements.
N. Unity.Thearchitecturaldesignwithinasinglemulti-buildingdevelopmentofbuildingsshallbeorganizedaroundaconsistentarchitecturalthemeintermsofthecharacter,materials,texture,color,andscaleofbuildings.Themedrestaurants,retailchains,andotherfranchise-stylebuildingsshalladjusttheirstandardarchitecturalmodeltobeconsistentwithadevelopment’sarchitecturalcharacter.
O. Off-StreetParkingAreas.Off-streetparking,requiredforalllandusesinthecity,shallcomplywiththeparkingandlandscapingrequirementsfoundinChapters17.25and17.27ofthistitle.Inaddition,thefollowingappliestoalloff-streetparkingconstructedforanyofthebuildingtypesregulatedbythiscode:
P. LoadingandServiceAreas.Loading,service,andequipmentareasshallbelocatedinamannerthatminimizestheirvisibilityfromdriveapproaches,parkinglots,andstreets.Loading,service,andequipmentareasshallbescreenedthroughtheuseofarchitecturalelements,materialsandlandscapingthatreducetheirvisibility.
A. Primary Facade.At least one primary facade shall be provided on the facade facing the primarystreetthebuildingfronts.Forthepurposesofthissection,theprimarystreetshallbethestreetfromwhichabuildingderivesitsstreetaddress.Buildingsoncornerlotsshalllocatetheprimaryfacadeonthe building corner closest to the adjacent street intersections. All buildings using the StorefrontBuildingFormmustcomplywiththefollowingfacaderequirements:
1. The primary facade shall contain at least one public pedestrian entrance or oneentrancepereveryseventy-fivefeet(75’)offrontage.
2. Secondary Materials. Regular or decorate concrete block, float finish stucco, EIFS,cementitious fiber board, or wood clapboard may be used on the front façade as asecondarymaterialortrimbutshallnotbeaprimarytreatment.
a. Abase consistingof, but not limited to thickerwalls, ledgesor sills; integrallytextured materials such as stone or other masonry; integrally colored andpatternedmaterialssuchassmoothfinishedstoneortile;bulkheads;lighterordarkercoloredmaterials,mullions,orpanels;orplanters;
b. Windowsonprimaryfacadesshallincludeacanopyoranawning.
E. Roofs.Roofs on buildings using the Storefront Building Form shall complywith the followingstandards:
A. Orientation.Theprimaryfaçadeofallcivicbuildingsshallbeorientedtothestreetfromwhichthebuildingderivesitsstreetaddress.Accessorybuildingsshallbelocatedbehindtheprimaryfaçadeoftheprincipalbuilding,andarrangedtocreatesecondaryfatheringspaceonthesite.
B. Materials.Allowableprimarymaterialsforcivicbuildingsincludebrick,castconcrete,integralcolorCMU,stone,marble,orothermaterialssimilarinappearanceanddurability.EIFS,stucco,cementitiousfiberboard,ormetalsidingmaybeusedontheprimaryfaçadeassecondarymaterialsortrim.
C. Facades.Facadesforbuildingsusingthisformmayvarydependingontheusescontainedwithinthebuilding.Blankbuildingwallsfacingstreetsareprohibited.
D. Towers.Atower,spire,orotherarchitecturalelement,mayexceedthemaximumheightimposedbytheheighttransitionrequirements.Onetowerperbuildingisallowed.Thewidthof
B. PrimaryFaçade.Buildingsusingtheofficebuildingformshallhaveclearly-defined,highlyvisibleprimaryfacadesthatincludeatleasttwoofthefollowingdesignfeatures:
C. Materials.Allexteriorwallsonabuildingusingtheofficebuildingformvisiblefromastreetorparkingareashallbebrick,castconcrete,stone,marble,split-facedmasonryblock,orsimilar
D. Facades.Buildingsshallbeconstructed,throughtheuseofmaterials,designelementsorarchitecturaldetails,toemphasizetheproportionofheighttowidthsothatbuildingfacadesareverticallyoriented.
1. HorizontalFaçadeArticulation.
a. Buildingsusingtheofficebuildingformshallhaveanidentifiablebreakbetweenthegroundfloororsecondfloorandupperfloors.Thisbreakmayconsistofachangeinmaterial,achangeincolor,orarchitecturaldetailsintegratedintothebuilding.
b. Buildingsusingtheofficebuildingformthatexceedthreestoriesinheightshallincorporateafaçadetreatmentalongthetopstoryandtheroof.Treatmentsmayincludethree-dimensionalcornicetreatmentsincorporatingintegratedmaterialsandarchitecturaldetails,slopingroofs,steppedparapets,oralignedopeningsandarticulations.
H. PedestrianCirculation.Buildingsusingtheofficebuildingformshallprovidefullpedestrianaccessacrossthefrontfaçadeintheformofasidewalkatleastsixfeetwide.
a. Breakupthesiteintoaseriesofsmallerblocksdefinedbyon-sitecompletestreets,driveaislesandinternalstreets,pedestrianwalkways,orothercirculationroutes;
b. Framethecornerofanadjacentstreetintersectionorentrypointintothedevelopment
c. Frameandencloseamainpedestrianorvehicleaccesscorridorwithinthedevelopmentsite
d. Frameandencloseonatleastthreesidesofparkingareas,publicspaces,orothersiteamenities;or
e. Frameandencloseoutdoordiningorgatheringspacesforpedestriansbetweenbuildings.
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3. OutparcelDevelopment
a. Tothemaximumextentpracticable,outparcelsandtheirbuildingsshallbeclusteredinordertodefinestreetedges,entrypoints,andoutdoorseatingandgatheringareas
b. Outparcelsshallbeconsolidated.
c. Spacesbetweenbuildingsandoutparcelsshallbeimprovedtoprovidesmallscalepedestrianamenitiessuchasplazas,seatingareas,pedestrianconnections,gatheringspaces,orwell-landscapedparkingareas.
B. Materials.Primarymaterialsshallconsistofdecorativeglass,integralcolorblock,metalpanel,tile,cementitiousfiberboard,ormaterialsorsimilarqualityanddurability.MetalsidingshallnotbeaprimarymaterialonanyfaçadeofabuildingusingtheCommercialRetailbuildingform.
C. PrimaryFacades.Primaryfacadesonbuildingsusingthecommercialretailbuildingformshallincorporateatleasttwoofthefollowingdesignelements:
a. Every24feetforbuildingsof40,000squarefeetoflessinsize;and
b. Every40feetforbuildingslargerthan40,000squarefeetinsize.
F. Drive-ThroughFacilities.Drivethroughfacilities,wherepermittedasaccessoryusesassociatedwithcommercialretailbuildingsshallincludeacanopyorroofthatisarchitecturallyintegratedwiththebuildingandthatmirrorstheroofformoftheprimarybuilding.
A. CompliancewithStandardsforCommercialRetailBuildingForm.Inadditiontothestandardsinthissection,BuildingsusingtheCommercialBayFormusesshallbesubjecttothestandardsforaCommercialRetailBuilding.IntheeventofaconflictbetweentheCommercialRetailBuildingFormstandardsandtheCommercialBayBuildingFormstandards,thesestandardsshallapply.
B. OverheadDoors.CommercialBaybuildingsmayutilizeoverheaddoors,subjecttothefollowingstandards.
A. CompliancewithStandardsforCommercialRetailBuildingForm.Inadditiontothestandardsinthissection,BuildingsusingtheLargeFormatRetailBuildingFormusesshallbesubjecttothestandardsforaCommercialRetailBuilding.IntheeventofaconflictbetweentheLargeFormatRetailFormstandardsandtheCommercialRetailBuildingFormstandards,thesestandardsshallapply.
C. CustomerEntrances.EachbuildingusingtheLarge-FormatRetailBuildingFormfacingastreetshallincludeatleastonecustomerentrance,exceptthatnobuildingshallberequiredtoprovideentrancesonmorethantwosidesofthebuildingthatfacestreets.Inadditiontotheprimaryfaçaderequirementsforcommercialretailbuildings,allcustomerentrancesmustfeatureanoutdoorplazaadjacenttotheentrancehavingseatingandaminimumdepthof20feet.
C. PrimaryFacades.PrimaryfacadesonbuildingsusingtheFlex/Industrialbuildingformshallincorporatewallrecessesorprojectionsofaminimumdepthoftwofeetatleastevery60feetorforeachprincipalentrance,whicheverisgreater.Inaddition,atleasttwoofthefollowingdesignelementsarerequired:
1. Variationsinroofformandparapetheights;
2. Distinctchangesintextureandcolorofwallsurfaces
3. Verticalaccentsorfocalpoints.
D. Windows.Allfacadesfacingastreetorparkinglotshallprovidewindowsforaminimumof20percentofthefaçade.
E. RearandSideLoadingandServiceAreas.Loadingandserviceareasshallbeseparatedfromcustomerparking,pedestrianareas,andmaindriveaisles,andshallbeconfiguredtoavoiddisruptionofprimaryvehicularaccessandcirculation.
A. Orientation.Exceptforfuelpumpcanopies,accessorystructuresorusesshallnotfrontastreet,andshallbelocatedinamannerthatminimizestheirimpactsonadjacentuses.
B. HeightandAreaRequirements.Exceptforfuelpumpcanopies,accessorystructuresmaynotexceedtheheightorareaoftheprimarystructureonthesite.
C. RoofTypes.Accessorystructuresshallincorporatethesamerooftypeandpitchifapplicablethatisusedfortheprimarystructureitserves.
D. Materials.Accessorystructuresshallusematerialsthataresimilarinqualityanddurabilitytomaterialsusedontheprimarystructureitserves.
E. FuelPumpCanopies.Fuelpumpcanopiesshallincorporatematerialsusedintheprimarystructureitserves.Canopylightingshallberecessedandflushwithitsunderside.Columnsshallbeintegratedwiththedesignoftheprimarystructureitserves.