§ 38-1390.51. General Building Placement, Site Planning, and Visual Buffer Standards.

Build-To and Minimum Setback Standards along Framework Streets.

Subdivision II distinguishes the Town Center's system of Framework Streets from the County's functionally classified streets (Arterials and Collectors). It also provides a series of graphic cross sections which further describe the parallel components (within the private property, and public realms) that make up the length of all Framework Streets and Through Block Pedestrian Passageways. Each of these street components plays an important role in shaping the visual character of the Town Center's many neighborhoods. The Frontage Zone component of Framework Streets plays a particularly visible and important role in shaping the street's visual character.

(a)

Structural "Build-To" Standards and Architectural Expression. When building front or side facades are placed adjacent to the public sidewalk, a continuous street wall is created which effectively delineates the sidewalk corridor's private property edge. In these settings, parking is placed behind the building (within the block's interior), and at adjacent on-street locations. Except as set forth in section 38-1390.52(b)(1)a., where build-to requirements apply, but no structure is proposed for a segment of a block face adjacent to a Framework Street (e.g., a gap in the street wall, between adjacent existing buildings), then parking and drive lanes (with the exception of permissible right-in/right-out driveways) may be placed no closer than ninety (90) feet from the right-of-way. If a building is constructed within any portion of such gap between adjacent existing buildings, the ninety (90) feet parking setback requirement does not apply to the area immediately behind the new building, within the interior of the block.

Ten Inch Build-To Line. Throughout the Corporate Neighborhood Center and Traditional Town Center Land Use Districts and along all Main Street type Framework Streets, building front facades will be pulled forward, toward the street, to a build-to line located ten (10) feet from the property line. The rooflines of buildings that form sidewalk edge street walls should vary in height, and have distinguishable individual facades that give the appearance of multiple buildings and uses. A ten (10) inch deep variation in the required build-to line, to accommodate visual interest and architectural expression, is described below.

Ten Inch Deep Architectural Design Flex Zone. To facilitate architectural expression and visual interest, and to avoid elongated stretches of featureless and rigidly aligned street walls, buildings are allocated an additional ten (10) feet deep flex zone (a dimensional variation in the build-to line) in a direction away from the Framework Street and commencing at the back of the Frontage Zone. Within this facade design flex zone (which spans between ten (10) and twenty (20) feet from the property line), building entryways shall be emphasized, and the facade should give the appearance of individual shop fronts and residences. Incorporating street-level recessed, projected (maintain ten-foot minimum setback), and/or freestanding architectural forms including columns, colonnades, pilasters, balconies, raised seat wall planters, and/or expanded outdoor seating areas will achieve visual interest and architectural character. However, a minimum of seventy (70) percent of the length of the building's forward-most facade shall be constructed directly on the ten-foot build-to line on the front street, and on any side street.

NOTE: Rear Lane and Residential Rear Alley type Framework Streets are exempt from "Build-To" conditions within all Town Center Land Use Districts. See Framework Street section standards within Subdivision II.

Front and side street corner lot build-to standards occur under three (3) circumstances:

(1)

Along All Main Street Type Framework Streets. Main Streets are intended to feature a compact mixture of smaller scale office, retail, personal service, and high-density residential uses served by slower vehicular movement. Owners of all properties along Main Streets shall construct front facades in accordance with the Build-To standards described above. On-site surface parking and associated driveway access for structures along any Main Street type Framework Street, regardless of the Land Use District setting, shall be located behind structures and within the interior of the block. Vehicular access to block interior surface parking facilities may be provided along the intersecting side streets.

(2)

Build-to standards throughout the Corporate Neighborhood Center (CNC) Land Use Districts. CNC Districts feature small scale, neighborhood-serving retail, personal service, and civic uses designed and scaled for convenient walking access from the surrounding neighborhood. CNC Districts shall be designed and configured to accommodate heavy pedestrian traffic from the surrounding Corporate Campus Mixed Use and Urban Residential Districts. Buildings on all properties within the CNC Land Use Districts shall be constructed with front and side street-facing facades in accordance with the build-to standards described herein.

(3)

Build-to standards throughout the Traditional Town Center Core (TTCC) Land Use District. The TTCC Land Use District will be designed as the primary activity center of the Horizon West Town Center, and surrounding Villages. The TTCC District shall be designed and configured to accommodate busy pedestrian traffic while featuring the Town Center's shortest blocks and tightest street grid pattern. The TTCC District will incorporate mixed-use buildings featuring first floor retail, personal service, and offices. Upper floors may contain residential and office uses. Buildings on all properties within the TTCC District shall be constructed with front (and side street) facades in accordance with the Build-To standards described herein.

TABLE 4-1
BUILDING SETBACK AND BUILD-TO STANDARDS

CNC & TTCC Districts	Front	Side	Rear	Side Street	End Unit	Maximum Height
Nonresidential (1)	10-20 max(2)	0	10	10-20 max(2)	NA	45/150(7)
Residential (Detached)	10(3)	5	20	10(3)	NA	45
Residential Detached Garage	(6)	(6)	(6)	(6)	NA	22(4)
Residential (Apartments/Condos)	10-20 max(2)	5	20	10-20 max(2)	NA	45/150(7)
Residential (Attached & Townhomes)	10-20 max(2)	0	14	10-20 max(2)	5	45
UR, CCMU, R/W & OS DISTRICTS	Front	Side	Rear	Side Street	End Unit	Maximum Height
Nonresidential (1)	10(5)	0	10	10(5)	NA	45/150(7)
Residential (Detached)	10(3)	5	20	10(3)	NA	45
Residential Detached Garage	(6)	(6)	(6)	(6)	NA	22(4)
Residential (Apartments/Condos)	10(3),(5)	5	20	10(3)	NA	45/150(7)
Residential (Attached & Townhomes)	10(3),(5)	0	14	10	5	45

 

NOTES:

(1)

Includes residential uses located on top of nonresidential uses.

(2)

Must locate building at ten-foot line, but up to thirty (30) percent may be allowed at the twenty-foot line. See Flex-Zone.

(3)

Includes any porch.

(4)

30 feet allowed for garages with apartments above.

(5)

If on a Main Street, then building must be located at ten-foot line, but up to thirty (30) percent may be allowed at the twenty-foot line.

(6)

See Garage standards in section 38-1384(g).

(7)

CNC & UR = 45'; TTCC & CCMU = 150'

(b)

Refuse and Mechanical Equipment; Placement and Visual Screening. Ground-mounted meters, valves, and mechanical equipment, outdoor storage and service areas (except those associated with single-family detached units) shall, to the extent possible, be purposely oriented away (and located remote) from visible areas where high-volume vehicular and pedestrian traffic is anticipated. Such equipment or storage areas shall be visually screened by a one hundred (100) percent opaque fence, wall, or landscaping buffer.

Wall-mounted meters and associated hardware can visually detract from the appearance of project walls and building facades. Therefore, wall-mounted meters and associated hardware shall, to the extent possible, be located on walls possessing a minimum of visual exposure to high-traffic areas. Such meters shall, to the extent possible, be placed in cabinets and painted to match the surrounding wall surfaces and trim.

Dumpsters and other refuse areas shall also be screened by a one hundred (100) percent opaque buffer, including a six-foot masonry wall. The masonry wall shall be configured to incorporate a landscaped planter strip, for planted shrubs or vines, around the entire exterior foundation of the walled area. The wall shall incorporate a continuous decorative cap feature along its full length, and replicate the architectural trim, finish, and color of the principle structure. The gate shall be opaque and self-closing.

(Ord. No. 2013-02 , § 1, 1-29-13)