§ 38-1387.3. Condominiums.

(a)

Condominium development standards. The following development standards shall apply to all constructed condominium product, except for condominiums constructed in a designated Apartment District, which shall comply with the development standards addressed in Section 38-1387.2.

(1)

Prohibited uses: Short term rental [rental of less than one hundred eighty (180) days] and apartments.

(2)

Minimum lot width: Eighty-five (85) feet.

(3)

Minimum living area: Five hundred (500) square feet per dwelling unit.

(4)

Pedestrian layout: In order to help ensure that the condominium development is a pedestrian-oriented, high-quality living environment, the following concepts shall be incorporated in the design for such properties.

a.

The site shall be organized around a street pattern, with the majority of the off-street parking contained within parking lots located in the interior of blocks.

b.

Because on-street parking is encouraged, a plan that utilizes parking lots as part of the site circulation system is prohibited. Buildings shall be aligned to create and reinforce the streetscape, but shall incorporate variations in front setbacks; variations in façade treatments and roofline heights; and architectural treatments to provide visual variety to the streetscape. In addition, a significant percentage of the required common open space shall be in the form of "civic" spaces such as parks and plazas that are visible from the streets and consequently serve as breaks to what would otherwise be a monotonous development pattern.

c.

Creating clusters of buildings with distinct architectural variations to give the appearance of different developments shall be encouraged.

d.

When adjacent to lower density residential uses, buildings shall be designed to moderate the differences in scale and massing. Use of reduced height for end units, addition of small scale architectural detail, and other such architectural treatments are examples of ways to moderate the differences in scale and massing.

(5)

Maximum building height: Five (5) stories and a maximum of sixty-five (65) feet.

(6)

Maximum impervious coverage: Seventy-five (75) percent of the condominium development. (The area of a front porch is not included in the calculation of lot coverage.)

(7)

Open space: In addition to the minimum seven and one-half (7.5) percent of developable land area within a project allocated as publicly accessible open space as required by Section 38-1382(h), an additional seventeen and one-half (17.5) percent (minimum) of the developable land area within each condominium development shall be allocated as common open space, which may include private areas.

(8)

Recreation areas: Recreation areas shall be provided in accordance with sections 38-1253 and 38-1258. Parks and open space may be distributed throughout the condominium district rather than within each block. However, individual recreation tracts shall not be less than one-quarter (¼) acre in size.

(9)

Minimum building setback requirements: Additional setbacks may be required to ensure compatibility with the surrounding area.

a.

Front: Ten (10) feet, including front porch.

b.

Side: Fifteen (15); ten (10) feet for front porch or bay. Side street setback: Fifteen (15) feet; ten (10) feet for front porch.

c.

Rear: Twenty (20) feet for the primary structure; garage setbacks per section 38-1385(g).

d.

Lakefront: Fifty (50) feet from the normal high water elevation contour in accordance with chapter 30, article XII, of this Code.

e.

Minimum building separation: Twenty (20) feet. Minimum building separation of forty-five (45) feet when utilized as common open space, landscaped courtyard, or recreation area.

(10)

Screening: To screen the view of parking lots, and to better frame the surrounding street corridors, a majority of off-street surface parking lots for condominiums shall be prohibited between residential structures and the street rights-of-way, and shall instead be placed within the interior of blocks. Condominium projects shall be designed such that the residential structures are pulled forward toward the street, with the associated parking areas located behind the condominium structures within the interior of the block.

When it can be demonstrated that site conditions will preclude strict block-interior parking configurations, only portions of surface parking areas may be located along the side of structures, adjacent to street rights-of-way. In no case, however, may parking be placed closer to the street right-of-way than the adjacent residential structure.

When a surface parking lot is placed adjacent to a building (e.g. adjacent to the street), a decorative forty-two (42) inch high knee wall shall be installed along the full length of the parking lot. Said knee wall shall incorporate a planter strip between the wall and the back edge of the street sidewalk. The planter strip shall serve as an irrigated shrub planter strip along the front foundation of the knee wall. Said planter strip shall be no less than thirty (30) inches wide [±sixty (60) inches at inward-jogged sections of the knee wall]. The knee wall shall incorporate a continuous, cantilevered cap block, and shall not extend more than twenty-five (25) feet in a single, uninterrupted span, without incorporating a minimum thirty (30) inches offset or "jog."

Knee walls constructed of unpainted smooth face CMU are prohibited. Knee wall surfaces shall instead feature brick, stone, split face, scored, ribbed, offset, or other surface treatment. Veneer surfaces shall feature brick or stone patterns. Ornate cap features are encouraged such as decorative metal railings placed along the top of the cap block. Painted stucco walls are acceptable, so long as a distinct cap is used.

On-street parking (parallel or angled) is strongly encouraged and shall be counted toward the parking requirements when located within the same property line alignment as the building they are meant to serve. A waiver for reduced parking will be reviewed on a case by case basis.

(11)

Landscaping shall be provided in accordance with the village center landscape requirements.

(12)

Building massing: Front façades shall be varied and articulated to provide visual interest to pedestrians along the street frontage. Continuous flat building walls shall not exceed forty (40) feet in length. Both horizontal and vertical projections and recesses of building walls are encouraged to break up the mass of the building.

(b)

Design and architectural detail.

(1)

The following design guidelines shall apply to all buildings, including maintenance buildings, mail kiosks and other structures. Buildings shall have appropriate pedestrian-scaled trim and detailing, exterior wall materials, building entry prominence, massing, façade articulation, fenestration, bays, roof styles (no flat roofs), and roof materials. Architectural elements, including awnings, gables, dormers, chimneys, balconies, balustrades and wall plane projections, shall be utilized. The plan and design shall promote pedestrian convenience and circulation by providing prominent and formalized pedestrian access from the primary building entrances to the project's external sidewalk systems including formal connections between and among apartment buildings and any adjacent commercial uses. Condominium developments shall incorporate design elements such as porches, balconies, and visible entryways from the street to foster pedestrian scale development, but the inclusion of these architectural features is not intended to imply that separate street-front entrances for individual condominium units are required.

(2)

Building size, length, height and separation shall be compatible with the other buildings in the area.

(Ord. No. 09-16, § 1, 6-2-09; Ord. No. 2014-04 , § 1, 2-11-14)