17.03.190 - Riverfront MPMU district.

Riverfront MPMU Design Guidelines and Regulations subject the Riverfront MPMU to this Title, except as specifically provided herein. The Riverfront MPMU Design Guidelines and Regulations modify City standards, as follows:

A.

Subdistricts. The Riverfront MPMU consists of the following subdistricts.

1.

Flex Industrial (R-F/I).

2.

Multi-Family Garden-Style Building Forms (R-RM1).

3.

Single-Family Detached Residential (R-R1).

4.

Elementary School (R-S).

Figure 1: Subdistricts

B.

Uses. Uses within each subdistrict are restricted to only those allowed as specifically designated in this Chapter, 17.03.

C.

Site Plan and Development Configuration. The Riverfront MPMU Site Plan and Development configuration shall substantially conform to the following:

Figure 2: Site Plan

D.

Street, Pedestrian and Circulation Plan.

1.

Connection of Blocks, and pedestrian and bicycle paths, Street connectivity and traffic circulation must be Developed and maintained as illustrated in Figure 3.

2.

Pedestrian and bicycle paths must be Developed and maintained as illustrated in Figure 4.

Figure 3: Street Blocks, Connectivity and Vehicle Circulation

Figure 4: Pedestrian and Bicycle Paths

3.

Fine Drive must be Developed and maintained with shared bike and car lanes (shared lane marking or share row) on each side of the Street from 700 West to 900 West.

4.

An 8-foot wide concrete sidewalk must be provided and maintained along the south side of Fine Drive as the pedestrian component, providing connectivity from 700 West to 900 West.

5.

Roadway Widths and Design Standard.

a.

Developer shall install Streets consistent with the Street cross sections described in Figures 5A, 5B, 5C, 5D, 5E, 5F.

Figure 5A: Roadway Widths and Design Standards

Figure 5B: Roadway Widths and Design Standards

Figure 5C: Roadway Widths and Design Standards

Figure 5D: Roadway Widths and Design Standards

Figure 5E: Roadway Widths and Design Standards

Figure 5F: Roadway Widths and Design Standards

b.

Required Streets, pedestrian and bicycle path ownership shall be as depicted in Figure 5G.

Figure 5G: Roadway Ownership

E.

Minimum Parking Requirements.

Riverfront MPMU Subdistrict Subdistrict Requirement

Flex/Industrial (R-F/I) 1 per 1,000 sq. ft. of floor space

Multi-Family Garden-Style Building Forms (R-RM1) 1.75 per unit (recommended based on the studies)

School (R-S) Elementary through Jr. High: 1 space per teacher and staff plus 1 space per 2 classrooms

School (R-S) High School: 1 space per teacher and staff plus 1 space per 10 students

Single Family Detached Residential (R-R1) 2 garage spaces per unit 2 driveway spaces per unit

F.

Open Space.

1.

Developer and Owners shall comply with the open space and fencing plan as provided in Figure 6A. The figure provides a summary of required open spaces for each subdistrict, together with the percentages of open space relative to the overall acreages within the MPMU.

Figure 6A: Open Space/Fencing Plan

2.

Developer shall provide, and Owners shall maintain, Dedicated trails, open space and open areas within the R-RM1 subdistrict to provide useable gathering and recreational spaces, such as linear parkways and playground areas.

3.

Developer shall provide, and Owners shall maintain, open spaces along 900 West to provide a greenbelt along the roadway.

4.

Required ownership of each open space area is designated on Figure 6A. All open space outside of the public Rights-of-Way will be held in private ownership (HOA). All open space within the Right-of-Way shall be Dedicated to public ownership. All open space, both public and private, will be maintained by the governing Owner's association.

5.

Required Right-of-Way widths are shown on figures 5A, 5B, 5C, 5D, 5E.

6.

Developer shall install, and the Owners shall maintain, all storm water detention systems required on private property within the Riverfront MPMU.

G.

Fencing.

1.

Project perimeter fencing is required as shown in Figure 6A.

2.

Developer shall construct, and Owners shall maintain, an eight-foot high perimeter fence to Buffer the Single-Family residential subdistrict (R-R1) from other adjacent land uses and sub-districts. The developer will work with and the City shall determine the suitable material and fencing type in order to accomplish two objectives:

a.

The fencing will be constructed to provide an element of Screening/privacy.

b.

Fencing type, height and materials shall be as indicated in Figure 6A.

3.

The second type of fencing shall be a four-foot high picket or semi-transparent style. A depiction of this fencing type is illustrated in Figures 6A. Developer shall install, and Owners shall maintain, uniform fencing within each subdistrict.

4.

Fencing is not allowed within the front set back in the R-R1 subdistrict.

5.

Chain link fencing is not allowed as a private fencing material within the R-R1 subdistrict.

H.

Tree Master Plan. Developer shall install, and Owners shall maintain, Landscaping consistent with the Tree Master Plan Figure 6B and the following guidelines.

Figure 6B: Tree Master Plan

1.

Deciduous shade trees shall be a minimum of two-inch caliper.

2.

Evergreen trees shall be a minimum of eight feet in height.

3.

Planting will create seasonal interest and species variety, with a mix of deciduous and evergreen trees used where appropriate.

4.

Provide a proportional and appealing aesthetic. Designed shrub and groundcover plantings will be furnished containing appropriate combinations of woody plants at five-gallon size, and perennials/groundcovers at one-gallon size.

5.

Where appropriate, (i.e. trail edges or large public spaces, medians, etc.), native grasses/meadow seeding shall be utilized to create a natural, low maintenance appearance.

6.

Ornamental planting areas may be Developed to provide year-round foliage and seasonal interest.

I.

District Sign Standards. Only monument style signs are allowed as Detached Signs within the Development as illustrated in Figure 7A.

Figure 7: Project Signage

J.

Attached Building signs shall meet the requirements of Chapter 17.08 of this Code.

K.

Project Lighting. Figures 8A and 8B provides two section perspectives of required project site lighting, typical Street lighting and typical pedestrian lighting. The sections represent the style of poles and luminaries that are required throughout the entire master-planned Development, creating uniformity throughout.

Figure 8A: Street Lighting Plan

Figure 8B:

L.

Pedestrian and Street Lights.

1.

Lighting fixtures shall be spaced to create continuous and uniform lighting levels.

2.

Street light poles will not exceed twenty (20) feet in height.

3.

Street lighting shall be shielded from casting light higher than in a line fifteen (15) degrees below the horizontal plane, as measured from the light sources.

4.

Lighting shall not be directly cast into adjacent residential windows.

5.

Lighting color shall be as close to incandescent as possible, including minimum wattage metal halide or color corrected sodium light sources.

6.

Street light styles and materials must complement the architectural character of the Development.

M.

Building Lighting.

1.

Lighting shall be integrated into the architectural design to creatively illuminate pedestrian areas and highlight Building elements.

2.

Full cutoff or fully shielded light fixtures shall be used in order to avoid light being directed upwards.

3.

Lighting shall integrate with Retail signage, storefront windows, covered Parking Structures, and other Building elements to enhance visual interest.

4.

Lighting shall limit glare and minimizing spill light beyond the property boundary.

5.

Lighting within Parking Lots (particularly within the R-RM1 subdistrict) shall consist of one, or a combination of both, pedestrian lighting and surface mounted lighting. Where Parking Lots are narrow (one hundred twenty (120) to one hundred fifty (150) feet wide) lighting must be directed toward the interior of the Parking Lot from the perimeter to minimize light trespass on adjacent Uses.

N.

Street Furniture.

1.

Developer shall install, and Owners shall maintain Street furniture consistent with the style and materials depicted in Figure 9.

2.

All Street furniture benches shall contain an intermediate arm rest to discourage individuals from sleeping on them.

Figure 9: Street Furniture

O.

Covered Parking (R-RM1). Covered parking is required within the RM1 subdistrict. Two Structure types as shown on Figure 9 (single column covered Parking Structures and double column covered Parking Structures) are permitted within this subdistrict.

Figure 10: Covered Parking Structures

P.

Design Approval Process. Unless otherwise specified in the City Code, the Community Development Department will review and approve Site Plans and Building Elevations in accordance with enacted land-use regulations. In the event that the developer and the Community Development Department dispute the design standards in this plan, the Community Development Director may certify Site Plans and Building Elevations for design review by the Planning Commission.

Q.

Design Standards Modifications. The following provisions modify conflicting Design Standards in Chapter 17.07 within the Riverfront MPMU:

1.

Compatibility. Building forms, within the same land use subdistrict, that front across the Street from one another shall be similar in Scale, form, or massing, to the maximum extent possible.

a.

For Single Family Buildings:

i.

Structures on Corner Lots shall maintain consistent average front Setbacks with Buildings on either side, to the maximum extent possible.

ii.

Infill Development (for subsequent Development) shall utilize the same Building form as Development on either side, to the maximum extent. possible.

iii.

Each roof pitch shall be no less than 4:12.

iv.

Exterior materials:

a)

Homes shall use Hardie Board on all sides.

b)

Homes shall not include stucco.

c)

The first floor of each road-facing surface shall include two materials.

v.

Buildings using this form shall be no more than two stories and no higher than thirty-five (35) feet measured from the Grade to the peak of the roof, or flat roofed structures, the top of the parapet.

b.

For Garden-style Multi-Family Buildings: The garden-style Multi-Family Building includes residential Dwelling Units arranged in a Building in a stacked configuration where units are located side-by-side and one atop another and are served by one or more stairways. The R-RM1 Building design and color scheme shall substantially conform with Figure 11:

Figure 11: Multi-Family Garden Style Apartments

i.

Materials.

a)

Exterior Building walls of structures using the garden-style Multi-Family Building form shall be composed of one or more of the following Primary Materials: wood clapboard, cementitious fiber board, wood board and batten, wood siding, brick, stone, split-faced masonry bock, one-coat stucco system, architectural metal panels, or similar material. EIFS, glass, smooth-faced masonry block, or wavy corrugated metal may be used as accent materials only and shall not be the Primary Material used on any exterior.

b)

When stucco is used as a primary exterior Building material, EIFS may not also be used as an accent material. Likewise, if EIFS is used as a primary exterior Building material, stucco may not be used as an accent material.

ii.

Exterior Staircases and Entry Features. Up to one exterior staircase per seventy (70) feet of Façade is allowed to service the units in each garden-style Multi-Family Building. Exterior staircases shall be incorporated into an exterior entry that is a prominent, architectural focal point directing pedestrians into the Building. The feature shall relate to the architecture of the structure. Exterior entries shall feature a secondary roof structure that is consistent or complementary with the primary roof form. Staircases shall be incorporated according to the following standards:

a)

Staircases may extend from the Primary Structure. Projected staircases require a minimum three-foot Façade projection.

b)

Staircases may be recessed from the Primary Façade. Staircases shall be recessed at least three (3) feet from the Primary Façade.

c)

All exterior entries shall be designed to allow for natural light penetration.

iii.

Porches, Balconies, and Private Patios.

a)

Every Dwelling Unit in a garden-style Multi-Family Building that faces a Public Street, a perimeter Street, primary internal Street, park, or Common Open Space shall have one of the following: a Porch, balcony, or private patio. Porches, balconies, and patios shall be a minimum of fifty-eight (58) square feet in area and a minimum of five (5) feet in depth.

b)

Porches, balconies, and private patios will have railings that consist of materials other than vinyl, such as powder coated steel, or other upgraded material(s).

iv.

Roofs. All roof vents, pipes, Antennae, satellite dishes, and other roof penetrations and equipment (except chimneys) shall configured to have a minimum visual impact as seen from an adjacent Street, to the extent possible.

v.

Façades.

a)

All elevations of structures using the garden-style Multi-Family Building form visible from the Street shall provide doors, Porches, balconies, common staircase entries, or windows in the following amounts:

I.

A minimum of forty (40) percent of front elevations; and

II.

A minimum of twenty-three (23) percent of side and rear Building Elevations.

b)

Façades of Structures using the garden-style Multi-Family Building form facing Streets or containing the Primary Façade(s) to Dwellings shall provide the following design features for each residential unit fronting onto a Street;

I.

Projections or recesses in the Façade lane every forty-five (45) feet.

II.

Projections or recesses must have a minimum depth of two feet;

vi.

Architectural Variability. Architectural Variability Standards must be used from the columns of the following table as indicated. Up to one of the items in the left column may be substituted for one of the items in the right column.

Required

Architectural

Variability

Standards

(must choose one) Optional Architectural

Variability Standards

(must choose three)

The use of different exterior materials or colors Variations in the width of the front Façade by two feet or more

Variation in the location and proportion of front Porches Variation of the placement or size of windows or doors on the front Façade

Variation in trim or quoins Variation in rooflines pitches, or the use of dormers

Variation in the location or proportion of garages and garage doors

* Combining of materials in different configuration.

* Materials for the same or similar elevation shall be combined in different configurations and shall differ in style (such as horizontal siding, shingles, flat panels, and board and batten) and/or differ in locations (horizontal siding at the second floor over stucco at the first floor, or board and batten siding over horizontal siding). vii.

Meter and Equipment Placement. Wall-mounted and ground-based meters, HVAC, and utility equipment serving a garden-style Multi-Family Building shall be:

a)

Screened from view, and

b)

Placed in close proximity to one another.

viii.

Required Amenities for Multi-Family Residential Buildings. Buildings using the Townhome-style or garden-style Multi-Family form shall include the following amenities.

a)

A common social gathering area of at least four hundred (400) square feet for each fifty (50) units, or portion thereof, with the Building or Development.

b)

Items from the unit features section, general amenities section, recreation amenities section, energy efficiency enhancements section described in the table below and according to the number of items identified for each Building form.

c)

Table of Required Amenities:

Unit Features General Amenities Recreation Amenities Energy Efficiency

Enhancements

Must Choose 9 Items Must Choose 6 Items Must Choose 6 Items Must Choose 3 Items

Individual garages for at least 50 percent of units Exterior social area - at least 400 square feet Pool - at least 400 square feet Compliance with Energy Star new homes standard for Buildings three stories or fewer

Washer/dryer

connections Project security—

Automated

gate or guard Internal fitness facilities Compliance with Energy Star Multi-

Family high-rise program for Buildings four stories or greater

Private Porches, patio, or balcony - at least 70 square feet Enclosed

parking Secured,

programmed

children's

play areas Installation of photovoltaic panels, wind turbines, or other electric generating

renewable energy source to provide at

least 20 percent of the project's

estimated electricity demand.

Upgraded floor coverings, in place of or in addition to carpet Secured,

enclosed storage

units Hot tub Design and install required connections for the installation of PV or solar hot water system in the future.

Visitability features for at least 10 percent of units Public transit Use incentive Community

garden Electric vehicle charging station

Nine-foot ceilings for each unit Offering of 1 permanent on-site social

activities: Perimeter trail Participation in a recycling program as part of a rental agreement or HOA

Enhanced soundproofing • Theatre room Sport court Installation of tankless hot water systems

Solid doors throughout unit • Business room Park benches Demonstrated compliance with any of the criteria listed in the site

improvements, water conservation, or energy efficiency

sections of the 2011 Enterprise

Green Communities Criteria.

Vaulted ceilings on the top floor • Club room Pavilion LED lighting in Building common areas (not including site common areas)

Washer and dryers in each unit • Kids play room Pet stations Provide Energy star appliances

Triple play package Library, office, or meeting facilities BBQ areas

Bike storage/utility closest for each unit Child splash pad

c.

For Flex/Industrial Buildings. The design and color scheme of all Buildings in the Flex/Industrial subdistrict shall substantially conform with Figure 12A and 12B:

Figure 12A Flex Industrial:

Figure 12B: Flex Industrial

i.

Orientation.

a)

Developments composed of a single Structure using the Flex/Industrial Building form shall be oriented such that the Primary Façade faces the Street from which the Building derives its Street address. However, in order to create functional truck loading areas within the limits of the sub-district, Primary Façades may also face customer/Public Parking Lots that have convenient and direct access to the primary Street.

b)

Development with multiple structures using the Flex/Industrial Building form shall be configured to conceal operations from off-site views directly adjacent to residential Dwellings.

c)

Accessory Structures or Uses shall be in the rear yard.

d)

Buildings that have end sections fronting along Fine Drive and 3655 South must have a "store front wrap around" to project the look and feel of a store front appearance.

e)

Buildings that have end sections fronting along Fine Drive must also incorporate wing walls that extend from the Building to edge of the drive entrance. This will provide Screening of the truck loading docks from the Street. The wing walls must be at least six (6) feet in Height and consist of a material other than wood, vinyl, stucco, or other material that is prone to graffiti vandalism. Wing wall materials shall be composed of concrete, or other material(s) that are complementary to and/or have similar architectural appearance to the Buildings. Wings walls must also be supplemented and maintained with appropriate Landscaping.

ii.

Architectural Fronts.

a)

Architectural fronts shall be clearly demarcated through signage, Architectural Elements, or other features, and Building Façades containing customer entrances should be oriented towards the Street from which the Structure derives its Street address when possible.

b)

Any office portion of a Structure using the Flex/Industrial Building form shall utilize human-Scale design along with a variety of architectural detail to break up large walls or enhance visual quality.

iii.

Materials.

a)

Exterior Building materials shall be continued to the Grade on any elevation.

b)

All exterior wall of a Structure using the Flex/Industrial Building form shall be clad with materials that are durable, economically-maintained, and of a quality that will retain their appearance over time, including, but not limited to:

I.

Natural or synthetic stone;

II.

Brick;

III.

Stucco;

IV.

Painted, textured, or glazed concrete masonry units;

V.

High-quality pre-stressed concert systems;

VI.

Float finish EIFS;

VII.

Glass; or

VIII.

Painted metal siding as an accent material.

iv.

Roofs. Roof-based mechanical equipment shall be screened from Streets and off-site views.

v.

Compatibility with Single-Family Development:

a)

Restrict all access to residential Streets.

b)

Locate service and loading areas as far from Single-Family residential subdistricts as possible.

(Ord. No. 2020-02, § IV(Exh. C), 1-8-2020; Ord. No. 2022-08, § I(Exh. A), 4-13-2022; Ord. No. 2022-16, § 1(Exh. A), 9-14-2022)

Note— See editor's note at § 17.03.080.