Planning Commission

AGENDA Meeting Location: Sloat Room—Atrium Building Phone: 541-682-5481 99 W. 10th Avenue www.eugene-or.gov/pc Eugene, OR 97401 The Eugene Planning Commission welcomes your interest in these agenda items. Feel free to come and go as you please at any of the meetings. This meeting location is wheelchair-accessible. For the hearing impaired, FM assistive-listening devices are available or an interpreter can be provided with 48 hour notice prior to the meeting. Spanish-language interpretation will also be provided with 48 hour notice. To arrange for these services, contact the Planning Division at 541-682-5675. MONDAY, MAY 19, 2014 – REGULAR MEETING (11:30 a.m. to 1:30 p.m.) 11:30 a.m. I. PUBLIC COMMENT The Planning Commission reserves 10 minutes at the beginning of this meeting for public comment. The public may comment on any matter, except for items scheduled for public hearing or public hearing items for which the record has already closed. Generally, the time limit for public comment is three minutes; however, the Planning Commission reserves the option to reduce the time allowed each speaker based on the number of people requesting to speak. 11:40 a.m. II. SOUTH WILLAMETTE DISTRICT DESIGN CODE Staff: Robin Hostick, 541-682-5507 1:15 p.m. III. ITEMS FROM COMMISSION AND STAFF A. Other Items from Staff B. Other Items from Commission C. Learning: How are we doing? Commissioners: Steven Baker; John Barofsky; Jonathan Belcher; Rick Duncan; John Jaworski (Vice- Chair); Jeffery Mills; William Randall (Chair)  AGENDA ITEM SUMMARY May 19, 2014 To: Eugene Planning Commission From: City of Eugene Planning Division Subject: South Willamette Concept Plan Implementation: Draft Design Code ISSUE STATEMENT This work session is an opportunity to share information with the Planning Commission on progress toward implementing the South Willamette Concept Plan as a component of Envision Eugene. Specifically, staff will present more detailed information on several key concepts of the proposed South Willamette Special Area Zone currently under development. BACKGROUND A primary goal set forth in the City Manager’s March 2012 Envision Eugene recommendation is to accommodate all of Eugene’s 20-year multi-family housing and commercial job need inside the existing Urban Growth Boundary. Area planning has been identified as a means of promoting compact urban development along key transit corridors and in core commercial centers in a way that enhances the livability and unique identity of each area. The South Willamette Concept Plan (SWCP) is a pilot project for the area planning strategy; a final draft was completed in March 2013. The SWCP emerged from a partnership between the Friendly Area Neighbors and the Southtown Business Association. The final concept is the product of extensive public participation including eight public events, four online surveys, three postcard mailings, over 450 completed surveys, an interested parties list of over 600 community members, and dozens of conversations with residents, property owners and business owners. Community goals for the South Willamette area focus on creating a well-connected, healthy, and walkable district as well as active, successful streets and public realm. The SWCP and related public participation aimed for a high level of specificity and detail in crafting this vision, for example by addressing building height, setbacks, and building character. The intent was to enable a smooth and transparent connection between the vision and implementation. On April 22, 2013, the Planning Commission initiated a letter to the City Council recommending action on the SWCP. The final letter “recommends that the City Council direct staff to move forward with implementation of the final draft of the South Willamette Concept Plan, dated March 19, 2013 . . . .“ The letter commends the effort and provides a list of additional considerations emphasizing “fiscal commitment” and a strong focus on implementation. On June 13, 2012 the City Council provided direction for staff to “initiate code amendments that remove barriers to redevelopment activity“ in core commercial areas and along key transit corridors, and to pursue area planning as a process “to identify suitable areas for additional density that address compatibility with existing neighborhoods.” PC Agenda - Page 1 The South Willamette area was identified in the March 2012 Envision Eugene recommendations as a pilot for these efforts. The SWCP was presented to the City Council on June 19, 2013 along with the Planning Commission’s recommendation letter. Staff proceeded with the recommendations based on Council's prior direction. Creating a new regulatory framework for the district was identified as an important next step for implementation. This new regulatory framework is now taking shape through the draft South Willamette Design Code. The draft South Willamette Special Area Zone (S-SW) seeks to enable several important concepts set forth in the SWCP vision using an incremental and thoughtful approach. At the May 5, 2014 work session, Commissioners discussed these concepts at a high level and began a more detailed discussion of transition requirements. During the following week, Commissioners provided input to prioritize more detailed discussion of additional concepts. Based on this input, this work session will address the following topics in greater detail, as time allows: • Transition requirements (continuation of previous discussion) • Limited, built-in flexibility and incentives for open space, parking and building height • Design standards The following items would be useful for the Planning Commission to address: • Do the proposed code provisions and standards contribute to implementing the SWCP vision? • What should staff consider as we incorporate these into the proposed S-SW code? NEXT STEPS Staff and preliminary legal review of a rough draft South Willamette Design Code are underway. Following revisions based on this input and comments from the Planning Commission, a draft code will be introduced for public discussion later this spring. In addition, staff will be working with community partners at the American Institute of Architects to test drive the draft code and provide practical feedback. This information, in addition to the complete code, will be discussed by the Planning Commission later this summer. This work will continue to be coordinated with the South Willamette Street Improvement Project and other ongoing implementation work such as MUPTE and Opportunity Siting. ATTACHMENTS A. Planning Commission Topic Discussion Priorities B. S-SW Draft Regulating Plan, including Subdistricts, Active Retail Overlay, and Building Height C. South Willamette Concept Plan – Height, Stepbacks and New Zones D. S-SW Conceptual Standards and Provisions – Transitions E. S-SW Conceptual Standards and Provisions – Flexibility F. S-SW Conceptual Standards and Provisions – Design Standards FOR MORE INFORMATION Robin Hostick at 541-682-5507 or robin.a.hostick@ci.eugene.or.us PC Agenda - Page 2  Attachment A South Willamette Design Code Concepts Planning Commission Priorities for Discussion The following chart indicates the results of a survey of discussion topic priorities for each Planning Commissioner following the May 5th work session. Six commissioners provided a response. Higher values indicate a higher priority. PC Agenda - Page 3  Attachment B Eugene Code T G Figure 9.3854 (3) AF RO R D NP 5 -I S-SW Zone Regulating Plan Building Heights R ES S 24th Alley 30’ Willamette Alley Oak Alley High Alley 27th Ave. 5 Oak Alley 5 Oak Street 5 2 28th Ave. 30’ 5 8 Key 30’ 5 2 3 5 7 8 * ** *** * Plan to be determined through public process in event of future sale of property. ** Indicates distance from alley front property line. *** Indicates distance from street front or parallel side property line. NOTE: See Building Height Diagrams at N EC 9.3854 (3.1 - 3.7) for more detailed information 4/2/14 9.3-6 PC Agenda - Page 4  Attachment B Eugene Code T G Figure 9.3832(2)(a) AF RO R D NP -I S-SW Zone Regulating Plan MU/AR Mixed Use/Active Retail Overlay Subdistrict R ES S Key MU MU/AR Mixed Use Active Retail AC AC/RH SFO SFO/RH Conceptual Layout Revised 4/2/14 N 9.3-6 PC Agenda - Page 5  Attachment B Eugene Code T G Figure 9.3832(1) AF RO R D NP -I S-SW Zone Regulating Plan Subdistricts R ES S Key MU AC AC/RH SFO SFO/RH Conceptual Layout Revised 4/2/14 N 9.3-6 PC Agenda - Page 6  South Willamette Concept Plan Attachment C 4. THE VISION DEVELOPMENT TYPES & NEW ZONES Heights and Stepbacks The numerals overlaid South Amazon Parkway on the Places for Willamette Business and Living map Concept Plan 5 represent the number Revised June 2013 3 5 of stories for buildings in 5 23rd Avenue the locations and uses 5 shown on the map. 3 5 5 5 Some blocks are split 24th Avenue 24th Avenue with a heavy dashed 5 3 35 5 5 4 line indicating a change 3 in building height as 24th Place 24th Place the site transitions to 3 35 5 5 a different intensity High Street use. For example, Oak Street 5 3 3 3 Amazon 35 Park 25th Avenue Apartment/Condos 5 5 3 3 3 along Portland Street are shown at five Portland Street 3 35 5 26th Avenue 5 3 3 3 stories next to Mixed 26th Avenue 5 3 Use development and 3 3 35 5 5 transition to three stories 5 5 5 along the street near Single Family Options/ 27th Avenue 3 5 5 5 3 5 5 33 5 5 3 Row House. The lighter 4 28th Avenue dashed lines shown near the streets represent a Willamette Street 3 3 Willard 7 School “stepback” in building * 4 Woodfield 5 54 43 3 3 30’-37’ 30’-37’ 30’-37’ 4 Station height to create a lower scale building Amazon Parkway LTD 3 3 3 3 3 Station 3 29th Avenue 5 4 4 4 4 4 height along the street, 5 5 5 5 5 4 4 4 4 4 allowing more light 3 3 3 3 3 and air and views, and Pearl Street High Street Ferry Street 7 7 5 5 3 Oak Street Mill Street stepping back to taller 8 7 7 heights away from the 3 3 29th Place street. 3 30th Avenue 5 3 5 30th Avenue Key 35 Mixed-Use 5 3 N Apartments/Condos 31th Avenue Row House Character Required 5 3 (Apts/Condos) 3 5 Single Family Options 5 3 (Cottage Cluster, Courtyard Housing, & Single-Family Detached, Secondary Dwelling, Alley Access Lots) 5 Row House Allowed (SFO) Building Height Change 5 5 Do na ld Stre 3 Heights, Stepbacks and New Zones et 15’ Deep 3 Story Stepback 3 * Change occurs only if site is no longer used as a school The Concept Plan is conceptual in nature. The boundaries represent the study area for the plan and may need to be adjusted as the implementation tools for the district are developed. 30 City of Eugene PC Agenda - Page 7  Attachment D South Willamette Special Area Zone TRANSITIONS: Conceptual Code Standards and Provisions May 5, 2014 Existing Eugene Code Provisions Minimum Residential Zone Maximum Height Height Transition Setback R-1 Low Density 30’ or 37’ for roof slopes 5’ 6:12 or steeper R 1.5 Rowhouse 35’ 5’ R-2 Medium Density 35’ or 42’ for roof slopes 5’ 6:12 or steeper R-3 Limited High Density 50’ or 57’ for roof slopes Maximum height is limited to 30’ 5’ 6:12 or steeper* for that portion of the building located within 50’ of R-1** R-4 High Density 120’ or 127’ for roof slopes Maximum height is limited to 30’ 5’ 6:12 or steeper* for that portion of the building located within 50’ of R-1** C-2 Commercial 120’ Maximum height is limited to 30’ 0’; for that portion of the building 10’ abutting located within 50’ of R-1 residential * Other Height limitations: The R-3 and R-4 zoned areas of West University and South University neighborhoods are subject to additional height limitations depending on location, ranging from 35 feet (closest to R-1) to 65 feet. **Other Transitions: The R-3/R-4 zoned area of South University neighborhood that is adjacent to R-1 is subject to a 10 foot setback and a sloped setback (inflection point of 25 feet, slope of 7:12 to a maximum height of as allowed in the zone) PC Agenda - Page 8  Attachment D Options for Addressing Transition Issues Identified Issues Range of Potential Solutions Looming walls • Lower height requirements on properties with • Incompatible building heights higher density zoning • Incompatible building mass • Introduce transitional zone or building type (including lack of articulation) o On properties with higher density zoning • Incompatible setbacks o On properties with lower density zoning • Lack of screening • Increase setbacks • Limit the area of building face within a specified distance from the property line • Introduce building design standards to reduce apparent mass of building, e.g. articulation • Require parking for properties with higher density zoning to be located along transition • Require landscape screening such as trees, shrubs, fences and/or walls Reduced privacy • Require landscape screening at a specified height to • Location of upper story limit privacy impact from balconies or windows windows/dormers, balconies, decks • Increase setbacks for balconies and other outdoor space • Require architectural screening for balconies or • Lack of screening windows • Disallow balconies facing low density residential areas Solar access impacts • Limit extent of shadows cast on existing buildings or properties • Provide “opt out” for tree requirements by request of adjacent owner Noise impacts associated with use, e.g. • Limit location or type of uses adjacent to low density loading, night clubs residential areas PC Agenda - Page 9  Attachment D Compatible Transition Code – Proposed Concepts Applicability: General standards apply across the entire S-SW Special Area Zone. Standards specific to each subdistrict apply only within the specified areas. Topic Current Code Standard Proposal Height R-1 Low Density 30’ or 37’* Allowable heights are specified by the building height R 1.5 Rowhouse 35’ regulating plan. Generally heights within the district are R-2 Medium Density 35’ or 42’* limited to 5 stories, except portions of the Woodfield R-3 Limited High Density** 50’ or 57’* Station and Cascade Manor sites allow 7 and 8 stories R-4 High Density** 120’ or 127* respectively. A 15’ step back at 3 stories is required along C-2 Commercial 120’* all streets throughout the district. Most areas adjacent to R1 or SFO are limited to 3 stories. *7’ additional height allowance for roof slopes 6:12 or steeper Height is further limited through sloped setback (see below) ** Maximum height is limited to 30’ for that portion of the building located within 50’ of R-1 Note: Different height standards apply in the University area. Sloped Setback None Starting at the setback from the abutting R-1 or SFO zoned property, at a point that is 25 feet (or the height of the main building on the abutting R-1 zoned lot, whichever is greater) above grade, the setback shall slope at the rate of 8 inches vertically for every 12 inches horizontally away from the lot line until a point not to exceed the maximum allowable building height according to the regulating plan. Building Setbacks Minimum 5 foot setback from interior property lines for Minimum 10 foot setback from R-1 or SFO zoned property residential zones; minimum 10 foot for C-2 adjacent to R-1 Balconies, Decks None (except as per size requirements in the multi-family For upper story balconies, decks and other outdoor spaces and Outdoor Spaces standards) shall be setback 20 feet and screened with trees with mature height of 25 - 35 feet (See landscaping below) Windows/Dormers Dormers and balconies are not allowed to project into Dormers may intrude into the angled plane of the sloped interior yard setbacks of multi-story buildings. setback; dormers may be a maximum of 10 feet wide and 6 feet above the sloped setback plane; a maximum of one dormer is allowed per 20 linear feet of building face abutting the property line. PC Agenda - Page 10  Attachment D Setback Intrusions Eaves, cornices, belt courses, sills, awnings, buttresses or No change other similar features, and chimneys and fireplaces can project into the setback no more than 2 feet Building Not required facing interior lot lines. Require vertical and horizontal articulation for building Articulation faces adjacent to R-1 and SFO zones Landscaping Per the multi-family standards, a certain percentage of the Require trees with a mature height of 25 – 35 feet along the site must be landscaped and a certain percentage must be property line with a maximum spacing of 20 feet. provided as open space. Allow waiver of tree planting requirement with written request from adjacent property owner. Require screening at the ground level up to a minimum of 6 feet using one of three options: fencing or wall to L-6 standards, a hedge to L-5 standards, or landscape screen to L-3 standards. Alternatives None. Building articulation requirements do not apply to buildings set back a minimum of 30 feet. Building articulation and sloped setback requirements do not apply to buildings set back a minimum of 50 feet. Solar Access Solar setbacks apply to all structures on R-1 and R-2 zoned Shadows cast by new buildings shall extend a maximum of lots, 4,000 square feet or greater with a minimum north- 5 feet beyond adjacent property lines at any time between south dimension of 75 feet. Requires setback from northern March 23 and September 23. property line generally based on north-south lot dimension and height of ridgeline of building. See landscaping standards tree requirement waiver. Adjustment Review Certain multi-family standards are adjustable. However, the Allow the above standards to be replaced by robust set of criteria are not always relevant or robust. Residential height design guidelines through a design review process. The and setbacks requirements can be modified (“proposed non- proposal must meet or exceed the intent of the standards compliance”) through the planned unit development process to be approved. if found to be consistent with the purpose statement for planned unit developments. PC Agenda - Page 11  Attachment E South Willamette Special Area Zone – Conceptual Standards and Provisions FLEXIBILITY AND INCENTIVES May 5, 2014 Options for Addressing Issues Identified Issues Range of Potential Solutions • Current code is not flexible without • Allow a specified degree of flexibility for all code additional process provisions, e.g. a percentage factor • Current adjustment process • Allow a range of adjustment for individual or groups provides too little guidance on of code provisions approval criteria • Allow well-defined adjustments to specific code provisions • Additional open space is needed but • Require additional open space as a basic approval costly to provide through criteria; no adjustments allowed redevelopment • Require additional open space but allow it to be reduced through a review process • Provide optional height bonuses for additional open space on a sliding scale • Current parking requirements are an • Reduce parking requirements within the district impediment to redevelopment • Reduce parking requirements for certain • Current parking standards do not development types or densities, or in certain allow for best practices in parking locations management • Reduce parking requirements through specific • Requiring too little parking may lead measures, e.g. car sharing, or off-site parking to neighborhood impacts and • Keep parking requirements the same, or increase degradation over time parking requirements, but provide a public subsidy • Developments with a high to offset the cost for specific types of bedroom/unit ratio provide too little redevelopment projects parking • Establish minimum parking requirements per bedroom vs. per unit 1|P a g e PC Agenda - Page 12  Attachment E Flexibility and Incentives – Proposed Concepts Applicability: General standards apply across the entire S-SW Special Area Zone. Standards specific to each subdistrict apply only within the specified areas. Topic Current Code Standard Proposal Height R-1 Low Density 30’ or 37’* Allowable heights are specified by the building height R 1.5 Rowhouse 35’ regulating plan. Generally heights within the district are R-2 Medium Density 35’ or 42’* limited to 5 stories, except portions of the Woodfield R-3 Limited High Density** 50’ or 57’* Station and Cascade Manor sites allow 7 and 8 stories R-4 High Density** 120’ or 127* respectively. A 15’ step back at 3 stories is required along C-2 Commercial 120’* all streets throughout the district. Most areas adjacent to R1 or SFO are limited to 3 stories overall and are subject to *7’ additional height allowance for roof slopes 6:12 or transition standards. steeper ** Maximum height is limited to 30’ for that portion of the In addition, maximum heights will be established by building located within 50’ of R-1 allocating assumed floor heights as follows: first floor 14’, Note: Different height standards apply in the University area. each additional floor 12’, parapet allowance 4’. VARIABLE HEIGHT ALLOWANCE: In mixed use and multifamily subdistricts, buildings may exceed height limits by a maximum of one story over 15% of the site. Stepback, setback and transition areas are excluded. All SFO zones are excluded. Height bonus for additional public and semi-public space, see “open space” below. Bonus is not cumulative to additional height allowed through the variable height allowance. Height is further limited through sloped setback (see below). 2|P a g e PC Agenda - Page 13  Attachment E Open Space Only required for multifamily development. Common and Only required for multifamily development. Minimum area private open space greater of 20% of site or 15% - 25% of greater of 20% development site or 15% livable floor area. livable area (depending on zone). Exemption granted in C-1 and C-2 zones for minimum density (23 and 45 du/ac Height bonus for additional public* or semi-public* open respectively). Minimum 400 square feet of common open space as follows: space. • Greater of 600 sf or 5% of site = 1 story on 30% of site No incentives or bonuses for additional open space. • Greater of 1500 sf or 15% of site = 1 story on 100% of site No requirement or incentive for public or semi-public open • Greater of 3000 sf or 25% of site = 1 story on 100% space along public streets. of site and 1 story on 50% of site Parking reduction for additional public* or semi-public* open space as follows (see “parking” for additional information): 1 space for every 200 sf of open space Areas must be abutting and accessible from a public street with minimum dimensions of 20’ (600 and 1500 sf options) and 40’ (3000 sf option). Additional height is not allowed in stepback, setback and transition areas. These may be used to meet common open space requirements for the development. Mixed use buildings with 5 or fewer units are exempt from common open space requirement (to support redevelopment of small sites). *New definitions specify configuration, features and uses to ensure 3|P a g e PC Agenda - Page 14  Attachment E Parking S-DR Residential = .75 spaces/du minimum; 2 spaces/du • Residential = .75 spaces/du minimum; 2.25 spaces/du maximum maximum • Non Residential = no minimum; 1 space per 250sf Non Residential = 1 space per 660sf gross floor area gross floor area maximum minimum; 1 space per 250sf gross floor area maximum • Maximum 6 new on-site spaces (except in/under structure) Allowed reductions to the above standards: • Open space: 1 space for every 200sf of public or semi-public open space adjacent to public street S-WS • Frequent transit: 25% reduction within 600 feet of • Residential = .5 spaces/du minimum; 2.25 spaces/du transit stop with frequent service* maximum • Shared parking: 1 space for every space on another • Non Residential = 1 space per 660sf gross floor area property within 1000 feet** minimum; 1 space per 250sf gross floor area • Time-flex parking: 1 space for every space shared maximum on another site within 350 feet with time flex agreement** Residential uses, minimum parking • Car sharing: 3 spaces for each car sharing vehicle • General = 1 space per dwelling located on site; 2 spaces for each car sharing • Low income, multifamily housing = .67 spaces per vehicle located within 1000 feet** dwelling or 3 spaces, whichever is greater • Senior and disabled housing = .33 spaces per * New definition will specify frequency and times of day, dwelling unit or 3 spaces, whichever is greater e.g. every 15 minutes or sooner between 7:30 and 9:00 AM • R-3 and R-4 zones in WUN and SUNA = 1 space per and 4:30 and 6 PM. studio or 1 or 2 bedroom unit; 1.5 spaces per 3 bedroom unit + .5 spaces per additional bedroom ** Shared parking must include signed agreement confirming capacity and other specifics City of Portland transit-oriented development standards: 4|P a g e PC Agenda - Page 15  Attachment F South Willamette Special Area Zone – Conceptual Standards and Provisions DESIGN STANDARDS May 12, 2014 Options for Addressing Issues Identified Issues Range of Potential Solutions Current code does not adequately address • Suggest principle-based ideas for voluntarily design considerations improving building designs to address the street • Require new standards with a menu or range of Current standards related to design do not clear/objective options for approval provide enough options for approval • Require new standards with one set of specific, clear/objective parameters New buildings need to contribute to a • Focus on public improvements on the street; do not walkable environment along the street by create additional standards for private development addressing a variety of design issues, • Provide standards for private development that including: focuses on building facades and features facing the • Blank walls street and public spaces • Lack of clear building access and • Provide standards for public improvements and use; fake “entrances” or steel private development that address the relationship service doors on street between buildings and the public realm • Lack of pedestrian amenities and features along streets; uninteresting buildings/facades • Monolithic, bulky, and/or over- scaled building masses that dominate the street and create an uncomfortable pedestrian experience Regulations should not prescribe style to • Eliminate or omit regulations that could be allow design expression and adaptation to perceived as prescribing style new needs, practices and technologies • Focus on principles of successful design that can be applied regardless of style Regulations should not require cost- • Eliminate or omit regulations that add cost prohibitive designs or treatments that would • Only provide design standards that are cost-neutral inhibit redevelopment objectives • Include important standards that are a reasonable exchange for public benefit • Provide standards with a range of options for approval including lower-cost options 1|P a g e PC Agenda - Page 16  Attachment F Design Standards – Proposed Concepts Applicability: The following standards apply only in Mixed Use (S-SW/MU) and Apartment/Condo(S-SW/AC) subdistricts, or separately for each as specified. Standards for the SFO subdistricts are not shown. Topic Current Code Standard Proposal Building frontage S-DR • No front or interior lot line setbacks for mixed use or non- • No front or interior lot line setbacks for S-SW/MU residential subdistrict except adjacent to residential uses (see • Residential buildings setback 3-8 feet from front lot line “transitions”) • Buildings must be oriented to a public street • Residential buildings setback 5-10 feet from front lot line • Buildings required along a minimum of 60% of street • S-SW/AC subdistrict interior lot line setbacks 5 feet frontage minimum • Up to 50% of building may be set back up to 15 feet • Buildings must be oriented to a public street • Chamfered corners allowed up to 20 feet wide • Buildings required along a minimum of 60% of street frontage S-WS • Up to 50% of building may be set back up to 15 feet • No minimum setbacks, except 5 foot minimum for interior • Chamfered corners allowed up to 20 feet wide yards abutting different frontage districts • Setbacks may be exceeded if area is designed for • Buildings required along 50% of street frontage no further pedestrian use than 10 feet from the front property line • Setbacks may be exceeded if area is designed for pedestrian use C-2 • Front lot line setback minimum 0 feet, maximum 15 feet • Minimum 25% of street-facing facades must be within maximum setback (may also be oriented to internal accessway, private drive, or shopping street) • Setbacks may be exceeded if area is designed for pedestrian use • All setback areas between buildings and street must be paved or landscaped for use by pedestrians • Pedestrian amenities required in setback areas Multifamily • Buildings required along minimum 60% of site frontage within 10 feet of minimum setback for sites with frontage of 100 feet or more 2|P a g e PC Agenda - Page 17  Attachment F • Enhanced pedestrian space allowed for 20% of the 60% required building frontage • Buildings required along minimum 40% of site frontage within 10 feet of minimum setback for sites with frontage of less than 100 feet • Buildings within 40 feet of front lot line must be oriented to street Entrances S-DR • Main building entrance required* facing a public street. • Main building entrance* required facing a public street. • Corner entrances allowed. • Corner entrances allowed. • Minimum frequency of entrances in mixed use/active retail subdistrict and Oak Shopping Alley of 1 entrance S-WS per 40 linear feet of building frontage. • Main building entrance (not defined) required facing a • Minimum frequency of entrances in S-SW/AC/RH row public street. house character subdistrict of 1 entrance per 25 linear feet of building frontage. C-2 • Entrances illuminated by lighting required within 10 feet • Main entrance required on any street-facing façade within of entrance. the front yard setback. Entrance must be defined by two of the following design features: Multifamily • Recessed entry • Entrances for buildings within 40 feet of front lot line must • Architectural treatment such as arches, columns, insets have an entrance oriented to the street • Ornamental gates; minimum transparency • Corner entrances allowed • Transom windows or similar • Upper floor entrances from building interior or walkway • Special trim or casing serving a maximum of 2 units *Main entrance defined as the principal entry through which people enter the building. Weather protection S-DR • Weather protection* required over full width of building • Weather protection required over full width of entrances entrances to a depth of at least 4 feet. to a depth of at least 3 feet. • Weather protection* required over 50% of ground floor windows in mixed use/active retail subdistrict. S-WS • Weather protection* required over full width of entrances to a depth of at least 3 feet. Alternative allowed to recess entrance 3 feet. 3|P a g e PC Agenda - Page 18  Attachment F C-2 • No requirements Multifamily • No requirements *Canopies, awnings, arcades Transparency S-DR Windows, openings and doorways required as follows: • Windows, openings or doorways required along 60% of • Ground floor opening area: MU = 25%, AC = 20% street-facing frontage on ground floor in retail overlay, and • Ground floor wall length: MU = 40%, MU/AR = 60%, AC = 25% of wall area on ground floor in other mixed use areas 30% • Visible Light Transmission (VLT) of 0.6 or greater; 25% of • Above ground floor area: MU = 25%, AC = 15% windows at VLT of 0.7 or greater. • Entrance door area: MU = 60%, AC = 30%, AC/RH = 15% • Ground floor dwellings exempt from window and VLT requirements Visible Light Transmission (VLT) standards: • All openings must have VLT of 0.6 or greater; 25% of S-WS openings at VLT of 0.8 or greater. • Windows required along 60% of street-facing frontage • Ground floor dwellings exempt from VLT requirements; (30% for alleys) and 25% of wall area on ground floor operable exterior louvers and shutters allowed • Windows required along 25% of street-facing frontage on • Dwelling entries leading to a single dwelling are exempt ground floor in other subdistricts (other than S-WS/FC) from transparency requirements • Windows required on 25% of wall area above ground floor • Visible Light Transmission (VLT) of 0.6 or higher C-2 • Only for buildings over 25,000sf: windows required on 50% of building length and 25% of wall area up to 9 feet • Maximum sill height 4 feet above grade Multifamily • Windows required on 15% of wall area on each floor facing streets Building articulation S-DR Horizontal articulation • No requirements • Minimum horizontal offset of 18 inches for walls greater than: MU = 75 feet, MU/AR = 40 feet, AC = 40 feet, S-WS AC/RH = 25 feet • Except walls facing an alley, walls over 100 feet must • Building walls required to include three features from a project or recess 3% of wall length for at least 20% of menu: inset corner, tower, recesses or projections, inset façade length. windows, window bays, visible structure (pilasters, 4|P a g e PC Agenda - Page 19  Attachment F beams, etc.), tree and shrub planting C-2 Vertical articulation • Only for buildings over 25,000sf: walls over 100 feet must • Buildings required to exhibit base, middle and top project or recess 3% of wall length for at least 20% of • Three design features required from each group façade length. • 1 and 2 story buildings are exempt; 3 story buildings only required to be divided into two zones Multifamily • Base features: weather protection, pedestrian lighting, • Design features required to break up wall surfaces, finished foundation, change of siding material, change of including: offsets, projections, balconies, bays, windows, color/finish/texture, change of window design, entries, porches, porticos, or similar elements vegetated wall • Horizontal surface: 2 of the above required at intervals of • Middle features: change of siding material, change of no more than 40 feet color/finish/texture, change of window design, • Vertical surface: 2 of the above required at intervals of no horizontal architectural elements (masonry courses, more than 25 feet ledges), balconies, window bays, recesses/projections along a horizontal plane • Top features: change of siding material, change of color/finish/texture, change of window design, horizontal architectural elements (masonry courses, ledges), balconies, window bays, recesses/projections along a horizontal plane, cornice or wall cap, pitched or overhang roof Building materials S-DR • Durable finish materials required on first floor facades • S-DR/MU/1 Active Overlay requires eco-roofs or facing public streets and spaces occupiable space on roof surfaces • Durable materials include: concrete, masonry, steel, glass, finished wood, stucco or plaster, and other S-WS materials with a life cycle of 50 years or greater. • No requirements • Specific materials excluded on first floor facades facing public streets and spaces: textured plywood, rigid C-2 insulation, sheet pressboard, vinyl siding, lightweight • No requirements metal cladding, corrugated metal • Durable composite boards less than 18 inches side may Multifamily be used in S-SW/AC and S-SW/AC/RH subdistricts • No requirements NOTE: S-DR standards refer to general standards or the “Mixed Use Subdistrict” (S-DR/MU); S-WS standards refer to general standards or the “Franklin corridor Frontage District” (S-WS/FC) 5|P a g e PC Agenda - Page 20