Floodplains and drianageways.

Bodies of water.

Prominent ridges and rock ledges.

Existing tree cover including tree masses, wind rows and significant individual trees.

At least ten percent (10%) of the total site area or one hundred (100) square feet per dwelling unit, whichever is larger, of any multi-family development shall be set aside as common open space. Common open space areas shall be centrally placed within the neighborhood. Parking, streets, driveways, and service areas shall not be counted as applying toward these requirements. Common open space shall not be counted toward nor located in required zoning district front, street or side yard setbacks.

Required common open space may be any combination of common space amenities accessible to all project residents; or private open space for the exclusive use of a single dwelling unit, as further delineated in this Chapter.

A minimum of sixty (60) square feet of private open space shall be provided for each ground-level dwelling unit and each dwelling unit that is accessible from a walkout basement. A minimum of fifty percent (50%) of upper floor dwelling units shall include private open space in the form of a balcony, porch, or rooftop garden with a minimum of thirty-six (36) square feet of usable space with minimum dimensions of six (6) feet. Excess private space above what is required maybe counted toward fulfilling the common open space requirement.

Common open spaces shall be at grade-level or located on a roof top. Covered structures may be included if they are open on a minimum of three (3) sides.

Required Amenities.

Street Layout. The layout of streets shall provide for safe operation of vehicles within the neighborhood. Excessively straight and wide streets encourage high-speed traffic and should be avoided. Curvilinear designs, reduced street widths and cul-de-sacs create stronger neighborhood environments.

Parking Area Layout. Double loaded parking areas along private streets or drives are generally not acceptable. Parking areas shall be clustered and separated from the street.

Parking Enclosures. Parking enclosures shall be designed and sited so as to compliment the primary structures and to provide visual relief from extensive pavement area.

Pedestrian Linkages. Pedestrian access shall be designed to provide reasonable linkages of dwelling units to neighborhood facilities such as recreation, services, mail and parking.

Landscaping Details. Pedestrian systems shall incorporate landscaping details to increase the visual interest and character of the neighborhood.

Landscaping. Landscaping shall be designed in sufficient form, quantity and location to reduce, to the greatest extent possible, negative impacts affecting the site and adjacent properties and to increase the sense of neighborhood scale, character and identity.

Building facades shall be articulated by using color, arrangement or change in materials to emphasize the facade elements. The planes of exterior walls shall be varied in height, depth and direction. Extremely long facades shall be designed with sufficient building articulation and landscaping to avoid monotonous or overpowering institutional appearance.

Materials selected for multi-family projects shall be durable and low maintenance with seventy-five percent (75%) of the overall structure consisting of brick, stone or other masonry materials as may be approved by the Planning Commission. Certain exceptions may be made for unique structure designs, such as, but not limited to, gables, offsets, trim, or decorative elements. Pole buildings or other non-traditionally constructed structures are prohibited for use as multi-family residential dwellings.

Plain concrete finish shall not be exposed by more than twelve (12) inches in any area of public view. Special concrete textures or other treatments may be permitted by the Commission on a case-by-case basis.

New multi-family residential developments shall respect the scale and character of the adjacent residential neighborhood. Attention to views, building scale and orientation; proximity to adjacent uses, location of driveways, noise, lighting and landscape should be respected.

The architectural design of each unit or building shall impart a feeling of neighborhood scale. Units shall be designed with vertical and horizontal offsets to break up rooflines, define private outdoor areas, allow greater views, and admit light and air to unit interiors. Large, blank wall surfaces shall be avoided. Windows and projecting wall surfaces shall be used to break up larger wall surfaces and establish visual interest.

The same level of architectural design and quality of materials shall be applied to all sides of the building. The side and rear elevations, garages, carports, and all accessory structures shall maintain the same level of design, aesthetic quality, and architectural compatibility.

Screening from the street of all outdoor refuse areas, ground mounted mechanical equipment, utilities, and banks of meters shall be provided. The screening of these items is to be architecturally compatible with the major building components and shall include landscaping.

All roofs shall have a pitch of at least four to twelve (4/12), except that shed or flat roofs may be used as a subordinate architectural feature to cover up to twenty percent (20%) of the entire building footprint, provided, they are over building elements such as dormers, porches, or similar minor projections in the building footprint.

Construction materials shall be consistent with that of residential development within the City, including; but not limited to, site-built homes using wood or stick framing, or as determined by the Community Development Director. Pole buildings or other non-traditionally constructed structures are prohibited for use as two-, three-, or four-family residential dwellings.

Primary exterior siding materials on structures intended for use as residential dwellings shall be similar to exterior siding used on conventional residences; including, but not limited to, wood clapboard, simulated clapboard such as metal, vinyl, or fiber cement, wood shakes, stucco, masonry such as brick or stone, or similar material, or as determined by the Community Development Director, but excluding high gloss finish, smooth, ribbed, corrugated, or other finishes of metal. Metal may be used as a subordinate architectural element.

Each rooftop section of horizontally attached residences shall be of matching or consistent material, as determined by the Community Development Director.

Plain concrete finish shall not be exposed by more than twelve (12) inches on the front or street-facing façade, or thirty-six (36) inches on the side and rear facades. Special concrete textures or other treatments may be permitted with approval of the Community Development Director.

All roofs shall have a pitch of at least four to twelve (4/12), except that shed or flat roofs may used as a subordinate architectural feature to cover up to twenty percent (20%) of the entire building footprint provided they are over building elements such as dormers, porches, or similar minor projections in the building footprint.

The minimum width of a structure containing dwelling units, not including unenclosed structures, shall be thirty-four (34) feet.

Lower-level or basement space, where at least fifty percent (50%) of which must be below grade and the height is at least seven (7) feet six (6) inches from floor to ceiling, shall be provided in all new construction. All additions with living space shall meet this requirement. Exceptions may be granted by the Community Development Director and his/her assigns should satisfactory evidence be provided that a lower-level or basement space as described is unfeasible due to a unique geographic site condition.

Construction materials shall be consistent with that of residential development within the City, including, but not limited to, site-built homes using wood or stick framing, or as determined by the Community Development Director. Pole buildings or other non-traditionally constructed structures are prohibited for use as single-family residential dwellings.

Primary exterior siding materials on structures intended for use as residential dwellings shall be similar to exterior siding used on conventional residences, including, but not limited to, wood clapboard, simulated clapboard such as metal, vinyl, or fiber cement, wood shakes, stucco, masonry such as brick or stone, or similar material, or as determined by the Community Development Director, but excluding high gloss finish, smooth, ribbed, corrugated, or other finishes of metal. Metal may be used as a subordinate architectural element.

Plain concrete finish shall not be exposed by more than twelve (12) inches on the front or street-facing façade, or thirty-six (36) inches on the side and rear facades. Special concrete textures or other treatments may be permitted with approval of the Community Development Director.

All roofs shall have a pitch of at least four to twelve (4/12), except that shed or flat roofs may used as a subordinate architectural feature to cover up to twenty percent (20%) of the entire building footprint provided they are over building elements such as dormers, porches, or similar minor projections in the building footprint.

The minimum width of a structure containing dwelling units, not including unenclosed structures, shall be thirty-four (34) feet.

Lower-level or basement space, where at least fifty percent (50%) of which must be below grade and the height is at least seven (7) feet six (6) inches from floor to ceiling, shall be provided in all new construction. All additions with living space shall meet this requirement. Exceptions may be granted by the Community Development Director and his/her assigns should satisfactory evidence be provided that a lower-level or basement space as described is unfeasible due to a unique geographic site condition.