5. E.
   Front Setback Determination. This method applies to new residential construction, and for modifications or additions to existing residential buildings.

   1. 1.
      For blocks that have at least four houses along a block face, the front setback of a dwelling may not vary from the average front setback of the existing houses along their shared block face by more than seven feet in either direction from the average, but in no case may the setback be less than 12 feet.
   2. 2.
      If there are fewer than four houses along a block face, the required minimum–maximum setback range is 12–25 feet.
   3. 3.
      In cases where a sample house sits more than 20 feet further back than any other house along the block face, it will be excluded from calculating the average front setback.
   4. 4.
      In any case, front yard setbacks will be measured to the primary façade of the house and will exclude any open porches, overhangs, or porticos, which are allowed to extended up to four feet into the front yard setback, but in no case closer than eight feet from the front property line.

Figure 26-4A-1.1 Setback Determination

6. F.
   Applicability of Design Standards

   1. 1.
      New Construction: Construction of a new residential building must comply with the site and building design standards of Subsections 26-4A-1G and 26-4A-1H, below.
   2. 2.
      Expansion or Modification of an Existing Building: Any expansion or exterior modification or improvement to an existing residential building that is visible from the street must comply with Subsection 26-4A-1G and Subsection 26-4A-1H, below.
   3. 3.
      Non-Residential Buildings: New construction of non-residential building, or expansion or modification of an existing non-residential building that exceeds the thresholds defined in Sec. 26-8E-7 must comply with Paragraph 26-4A-1G-4 and 26-4A-1H, below.
7. G.
   Site Design Standards

   1. 1.
      New Driveways and Curb Cuts

      1. a.
         Lots with Alley Access. For lots with at least 10 feet of frontage on an alley right-of-way, any new driveway or parking lot access aisle will be constructed in the rear or interior side yard with access taken only from the alley.
      2. b.
         Lots with Street-Only Access

         1. 1.
            One curb cut is permitted for each lot.
         2. 2.
            New driveways cannot be wider than 10 feet for the portion of the driveway between the street and the street-facing building façade plane nearest to the street.
         3. 3.
            Driveways of a residential building must be perpendicular to the street and parallel to the side lot line for that portion of the driveway between the street and a parallel line drawn through the nearest street-facing building façade.
         4. 4.
            Driveways of a residential building must be set off to one side of the building, so as not to terminate into a street-facing façade, unless it connects to an attached garage.
      3. c.
         Street Trees. New curb cuts will be located to avoid removal of existing street trees to the extent practicable.
   2. 2.
      Existing Driveways and Alley Access. To the extent practicable, lot access will only be taken from an alley. For residential buildings with an existing driveway, that portion of the driveway or access aisle located between the street and a street-facing façade may be maintained or replaced in its existing location, provided it is not widened, expanded, lengthened, or altered so as to increase the extent of nonconformity from the requirements of this Section, nor extended in a manner that is not perpendicular to the street.

      1. a.
         Corner Lots Abutting an Alley. Lot access will only be taken from an alley. No part of a driveway, access aisle, or parking lot may be located in the yard along any abutting street.
      2. b.
         Parking. Except for the driveway of single-family dwellings and two-family dwellings, parking is prohibited in the area between the front lot line and any portion of a street-facing building façade. Driveways and access aisles do not count toward the minimum required number of off-street parking spaces for residential buildings with three or more dwellings units.
   3. 3.
      Garages. Garages with doors facing a street will be set back at least 12 feet farther than the front façade of a residential building, and no less than 25 feet from the front lot line (See Figure 26-4A-1.2, Garage Setback).
   4. 4.
      Street Trees. Street trees must be planted, or security for their planting be provided, to the satisfaction of the City Forester before a certificate of occupancy may be issued for new buildings and additions. Refer to Sec. 26-7C-3, Development Landscaping, for street tree requirement.
   5. 5.
      Sidewalks. Refer to Sec. 26-7A-4, Sidewalks.

   ​

8. H.
   Building Design Standards

   1. 1.
      Orientation. Buildings will be oriented on lots so that the primary façade faces the street.
   2. 2.
      Cladding. The following are prohibited cladding materials: metal (except for aluminum siding).
   3. 3.
      Porches. Residential buildings should include unenclosed porches on street-facing façades, if porches are architecturally appropriate for the style of the subject building.

      1. a.
         Enclosure of Existing Front Porch. An existing front porch may be enclosed provided it is not set back less than the required house setback in Table 26-4A-1.1, Lot and Building Standards for the O-EN District. For purposes of this subparagraph, “to enclose” means using any physically impermeable material that effectively makes the porch an interior room, such as glass or wood, but not solely screens.
      2. b.
         Addition of Front Porch. An unenclosed front porch may be added to a residential building subject to the following compatibility requirements and recommendations.

         1. 1.
            The porch is at least six feet deep (front-to-back measurement).
         2. 2.
            The porch width should extend a minimum of two-thirds across the width of the primary façade.
   4. 4.
      Massing. The massing of new residential buildings or additions should vary with building elements, such as porches, recessed entries, bay or bow windows, dormers, or similar features.
   5. 5.
      Roof Pitch. The allowable roof pitch (rise : run) for residential buildings ranges from 6:12 to 12:12. Building additions must have similar roof pitches as the existing building they are attached to. The roof pitch for porches cannot be steeper than the roof pitch of the residential building it is attached to. 
   6. 6.
      Roof Eave Overhang. The roof eave overhang of residential buildings and additions will be no less than one foot.
   7. 7.
      Entrances. The main entrance of any new building  will be placed on the primary façade, either facing the street or perpendicular to it. Generally, residential buildings are allowed one entrance on the primary façade. Secondary entrances or entrances for additional residential units created by a subdivision of a residential building must be placed perpendicular to the street or set back at least 10 feet from the front façade to reduce their visibility if they do not utilize a common singular entrance.
   8. 8.
      Visible Foundation Material. New residential buildings, and additions to buildings with a visible foundation,  must have a foundation, differentiated from the primary façade material, that is visible for at least eight inches above grade. The visible foundation can be brick, stone, concrete, stucco, or something similar, intended to simulate an above-grade house. Exemptions from this requirement:

      1. a.
         Additions behind the house.
      2. b.
         Garages, attached or detached, and other accessory structures.
      3. c.
         Porch additions.
      4. d.
         Buildings using masonry materials as the primary façade cladding material.
      5. e.
         Individual dwelling units in multiple family dwellings required to be accessible.
   9. 9.
      Windows. The total surface area of the street-facing façades of residential buildings must contain a minimum 15 percent window area. The recommended width-to-height ratio of such windows is 2:3.
   10. 10.
       Street-Facing Garage Doors. Garage doors for automobile access that face a street will incorporate windows and/or architectural details that are compatible with the design of the house and garage.
   11. 11.
       Duplex and Twin Home Massing. If both units of a new residential duplex or twin home (excluding conversions/subdivisions of existing residential buildings) are at ground level and share a street-facing façade, the following features are required within five feet of the common wall separating the units in order to architecturally distinguish the units from one another.

       1. a.
          The street-facing façade of the building must have a variation in wall plane depth of at least two feet spanning at least six feet; and
       2. b.
          The units must have a variation in roof plane by means of a difference of at least three feet in elevation; or 
       3. c.
          The units must have a variation in roof plane by means of offsetting the roof peaks by at least five feet.

(Ord. No. 7627, 02/06/2023; Ord. No. 7677, 12/05/2023; Ord. No. 7715, 09/17/2024; Ord. No. 7737, 01/14/2025; Ord. No. 7753, 05/20/2025) 

(Ord. No. 7627, 02/07/2023) 

4. D.
   Site Design Standards

   1. 1.
      Alley Access. Lots with alley access may only take access from the alley. The Zoning Administrator may waive this requirement and allow access on the street-side lot line if it is demonstrated the efficient configuration of the parking lot necessitates the loss of on-street parking.
   2. 2.
      Curb Cuts. No curb cuts for new driveways or access to parking lots will be permitted onto arterial streets, unless the lot abuts no other street or alley, in which case:

      1. a.
         Only one curb cut is permitted for lots up to 150 feet in width. A second curb cut may be authorized by the City Engineer.
      2. b.
         The width of the curb cut may not exceed 12 feet.
      3. c.
         The curb cut must be the furthest practicable location from any street intersection and a curb cut on the adjoining lot.
   3. 3.
      Driveways

      1. a.
         Driveways that are located between the street and the plane of the façade closest to the street of residential buildings must:

         1. 1.
            No wider than 12 feet for a building with five or fewer dwelling units, and no wider than 24 feet for a building with six or more dwelling units.
         2. 2.
            Extend perpendicularly from the street and parallel to the side lot lines.
         3. 3.
            Be set off to one side of the residential building so as not to terminate in the front façade, unless it terminates into an attached garage.
      2. b.
         For driveways and access aisles located in the front yard of residential buildings, the driveway may be maintained or replaced in its existing location, provided it is not widened, expanded, lengthened, or altered in any manner that increases its degree of nonconformity from the above requirements.
   4. 4.
      Parking for Residential Buildings

      1. a.
         Off-street parking must be located to the rear and/or interior side yard of residential buildings and must be set back from the front lot line at least 12 feet.
      2. b.
         No parking is permitted between a street-facing façade and a public street, except in the case of a double-frontage lot, where the parking is allowed on the secondary frontage. Additionally, parking is permitted on a driveway for residential buildings containing no more than two dwelling units.
      3. c.

         Screening. Off-street parking lots located within 25 feet of an adjacent public street right-of-way must be screened with a Type B or D screen (see Sec. 26-7C-4, Screening and Buffering). Screening between lots is recommended unless parking is shared.

   5. 5.
      Garages. For new residential buildings containing no more than two dwelling units, attached garages with doors facing a street must be set back a minimum distance of 12 feet behind the nearest portion of the street-facing façade of the residential building and set back at least 25 feet from a front lot line and street side lot line. Attached garages associated with new residential buildings containing three or more dwelling units may not face a street unless an alley is not available.
   6. 6.
      Green Space. A minimum of 15 percent of the site must be maintained as green space, consisting of lawns and other living plant materials. In addition to lawns, front and exterior side yard areas along streets must include a minimum of one shade tree or ornamental tree of 2.5-inch caliper for every 60 feet of street frontage, on average.
   7. 7.
      Refuse Container Screening. Refuse containers must be screened from public view as set out in Sec. 26-7A-7, Accessory Structures.

5. E.
   Building Design Standards. The purpose of these standards is to create visual interest in front façades and a relationship between buildings and the public streetscape.

   1. 1.
      Building Orientation. Orient the front of the building toward the street.
   2. 2.
      Building Exterior. Use design elements to break up wall surfaces, establish visual interest, and accentuate individual dwelling units.

      1. a.
         At least two of the following architectural features must be incorporated into street-facing façades:

         1. 1.
            Porches or porticos
         2. 2.
            Horizontal trim bands (a.k.a. "belly bands).
         3. 3.
            Balconies
         4. 4.
            Dormers
         5. 5.
            Gables
         6. 6.
            Bay windows
         7. 7.
            Door and window ornamentation which may include surrounds, pediments, lintels and sills, hoods, and/or shutters.
      2. b.
         Individual balconies, with the exception of those that are not visible from a street or that face an alley, may not span more than one-third the length of the building façade.
      3. c.
         For every 80 feet of horizontal wall plane on street-facing façades, there must be a variation in the wall plane of at least two feet in depth and six feet in width.
      4. d.
         For every 80 feet of horizontal roof plane (measured at the roof eave) on street-facing façades, a gable, dormer, or other change in roof plane must be provided.
   3. 3.
      Window Area. The total surface area of the street-facing façades of new residential buildings must contain a minimum 15 percent window area.
   4. 4.
      Building Entrances. There must be at least one common entrance that provides access to at least half of all first-story dwelling units, or direct entrances to at least half of all first-story dwelling units, or a combination of common entrances and direct entrances to at least half of all ground floor dwelling units. Such entrance(s) must be located on a street-facing façade and provide direct pedestrian connection(s) to the public sidewalk or, if no public sidewalk exists, to the public street.

(Ord. No. 7627, 02/07/2023; Ord. No. 7677, 12/05/2023; Ord. No. 7737, 01/14/2025; Ord. No. 7753, 05/20/2025) 

(Ord. No. 7753, 05/20/2025) 

3. C.
   Site Design Standards

   1. 1.
      Street Trees. Existing trees must remain within the public rights-of-way, except when there are unique circumstances and removal is approved by the City Forester. Any tree removed from public rights-of-way must be replaced by the property owner within the public right-of-way and with a species, caliper, and location approved by the City Forester.
   2. 2.
      Landscaping. At least 30 percent of ground area located between a street-facing building façade and a property line must consist of landscaping.
   3. 3.
      Vehicular Access. Vehicular access to parking lots and/or structured parking may only be from an alley if one exists adjacent to the property. Access may be provided directly from a street if no alley is adjacent to the property. Access may be granted from a street regardless of the existence of an adjacent alley with approval from the City Engineer.
   4. 4.
      Parking Structure Design Standards

      1. a.
         Height. No part of a parking structure, including light fixtures, will be taller than that portion of the building used to screen it from adjoining streets.
      2. b.
         Deck Screening. Façades of a parking structure facing an interior side lot line and not fully screened by a residential and/or accessory use building space must screen parking decks with an opaque wall extending a minimum of three feet in height above the surface of each parking deck to shield automobile headlights from adjoining properties.
   5. 5.
      Parking Location and Screening. Surface parking lots and parking structures must be screened from adjoining street frontages with usable building space (i.e. residential or non-residential space), except that surface parking lots on corner lots may be screened from one frontage with tuck-under parking screening, provided:

      1. a.
         The frontage is not along the highest order street.
      2. b.
         A usable portion of the building spans at least 25 percent of that frontage.
      3. c.
         The parking lot is screened on all other street frontages with usable building space.
      4. d.
         The parking lot is screened by a wall that:

         1. 1.
            Has openings generally consistent with the size, shape, and pattern of the windows of the building façade above, which may have grates or other additional screening material inserted in them, which may count toward the minimum ground floor façade window area, provided the openings do not exceed 50 percent opacity and are not for pedestrian access.
         2. 2.
            Has pedestrian access openings accounting for no more than 15 percent of the ground floor façade area.
         3. 3.
            Is 100 percent opaque for the first 36 inches above the surface of the parking spaces, except for pedestrian access openings.
         4. 4.
            Consists of the same exterior cladding materials as the building’s street-facing ground floor façade.
         5. 5.
            Spans the length of the parking along the frontage.
         6. 6.
            Spans the height between the ground and the building above.
         7. 7.
            Is vertically and horizontally aligned and contiguous with the street-facing ground floor building façade and the façade of the portion of the building above it.
4. D.
   Building Design Standards. The following apply to new construction/redevelopments and substantial additions.
5. 1. 1.
      Building Exterior. Use design elements, such as variations in massing and roof planes, use of architectural features, and changes in color, texture, and material to visually break up large wall surfaces and establish visual interest.
   2. 2.
      Entrances on Street-Facing Ground Floor Façades.

      1. a.
         Provide a minimum of one common residential entrance on the ground floor of each street-facing façade for every 200 feet of street frontage, with no fewer than one common residential entrance per street frontage.
      2. b.
         Common entrances must incorporate features such as awnings, courtyards, plazas, and/or covered entrances.
      3. c.
         All common entrances must have direct sidewalk access to a public sidewalk.
   3. 3.
      Accessory Uses. Permitted non-residential accessory uses (see Table 26-4A-6.1 Residential Permitted Uses by Zoning District and Development Type) must:

      1. a.
         Have frontage on a street abutting one or more of the following zoning districts: Aggieville Commercial (CA), University & College (UC), Downtown Commercial (CD), or any commercial or mixed-use planned unit development (PUD).
      2. b.
         Be limited to the ground floor.
      3. c.
         Not exceed 25% of the total floor area of the building, or 15,000 square feet, whichever is less.
   4. 4.
      Ground-Floor Window Area. On street-facing ground floor façades, provide a minimum window surface area of 30 percent for non-residential use façades (as measured in the area between two and ten feet from the ground) and 15 percent for residential use façades (as measured in the area between the ground and the top of the ground floor).
   5. 5.
      Façade Materials, Minimum. Street-facing façades, excluding windows, doors, and ornamental architectural features, must be composed of at least 30 percent of any combination of the following materials: 

      1. a.
         Brick.
      2. b.
         Stone.
      3. c.
         Colored and textured masonry product designed to simulate brick or stone.
      4. d.
         Architectural tile.
      5. e.
         Terra cotta.
      6. f.
         Embossed or pre-finished architectural metal panel (26+ gauge).
      7. g.
         Stucco.
      8. h.
         Glass block.
      9. i.
         Concrete finishes or precast concrete panels (tilt wall) incorporating exposed aggregate, hammered, or sandblasted surfaces, or covered with a decorative cement-based acrylic coating.
   6. 6.
      Façade Materials, Maximum. Excluding the area for doors and windows, no single cladding material may constitute more than 70 percent of the total surface area of a street-facing façade. Smooth-face concrete masonry units are prohibited on street-facing façades.
   7. 7.
      Architectural Requirements. Incorporate at least one of the following architectural features along every 60 feet of street-facing façade for each floor above the ground floor:

      1. a.
         Bay windows.
      2. b.
         Balconies.
      3. c.
         Window ornamentation, which may include projecting surrounds, pediments, lintels and sills, and/or hood molds.
   8. 8.
      Upper-Floor Façade Window Area. The total surface area of each street-facing façade above the ground floor must consist of a minimum of 15 percent window area.
   9. 9.
      Balconies. Individual balconies visible from a street-fronting lot line must not serve more than one dwelling unit.
   10. 10.
       Upper Floor Access. Dwelling units located above the ground floor may not gain access from exterior balconies visible from a street-frontage.
   11. 11.
       Roofline. Roof edges on street-facing façades must incorporate cornices, eaves, coping caps, and/or overhangs to form a distinguishable roofline differentiated from the building façade beneath by plane, color, and/or material.
   12. 12.
       Roofline Articulation. Street-facing rooflines must have one or more vertical variations differing from the primary roofline by at least 18 inches and spanning at least 25 percent of the façade.
   13. 13.
       Street-Facing Façade Articulation. For every 60 feet of a horizontal street-facing façade, there must be a variation in the horizontal wall plane of at least two feet in depth, spanning at least six feet in width.

(Ord. No. 7737, 01/14/2025) 

Figure 26-4A-7.1 Vehicle Parking Layout Areas

5. E.
   Building Design Standards. Street-facing façades of buildings within 100 feet of a public street, visible from the street from an elevation perspective, and containing more than five dwelling units, must be designed to reduce monolithic appearance and increase visual quality of design in the following manner:

   1. 1.

      For every 60 feet of horizontal wall plane on street-facing façades, there must be a variation in the wall plane of at least two feet in depth and six feet in width. In addition, for every 180 feet of horizontal wall plane on street-facing façades, there must be variation(s) in the wall plane of at least four feet in depth and a total of at least 10 feet in width.

   2. 2.

      Individual balconies may not span more than one-third the length of the building façade.

   3. 3.

      The façade area, excluding windows, doors, and ornamental architectural features, must be composed of at least 30 percent of any combination of the following materials: 

      1. a.

         Brick

      2. b.

         Stone

      3. c.

         Colored and textured masonry product designed to simulate brick or stone.

      4. d.

         Granite

      5. e.

         Marble

      6. f.

         Terra cotta

      7. g.

         Embossed or pre-finished architectural metal panel (26+ gauge), which has an appearance of masonry or stucco.

      8. h.

         Stucco

      9. i.

         Glass or glass block

      10. j.
          Portland cement stucco
      11. k.
          Architectural (textured) concrete masonry units, including split face, weathered face, sandblasted face, and ground face blocks.
      12. l.
          Concrete finishes or precast concrete panels (tilt wall) incorporating exposed aggregate, hammered, or sandblasted surfaces, or covered with a decorative cement-based acrylic coating.
      13. m.
          Pre-finished architectural aluminum composite metal wall panels.
      14. n.
          Exterior Insulation Finish System (EIFS).
   4. 4.

      Excluding the area for doors and windows, no single cladding material may constitute more than 70 percent of the total surface area of a street-facing façade.

   5. 5.
      The façade must contain a minimum of 15 percent window area.
   6. 6.

      Rooflines for buildings with a street facing facade 60 feet or greater must have one or more vertical variations differing from the primary roofline by at least 18 inches and spanning at least 25 percent of the façade. 

   7. 7.

      Street-facing façades must incorporate cornices, eaves, coping caps, and/or overhangs to form a distinguishable roofline contrasting from the building façade beneath by plane, color, and/or material.

(Ord. No. 7677, 12/05/2023; Ord. No. 7753, 05/20/2025) 

Figure 26-4B-1.1 Aggieville Core Sub-District

Figure 26-4B-1.2 Aggieville Gateways

4. D.
   Site Design Standards

   1. 1.
      Building Placement and Orientation

      1. a.
         Buildings must be oriented toward the street with the primary entrance located along the street. All primary entrances must be oriented to the public sidewalk for ease of pedestrian access.
      2. b.
         Residential uses must be oriented toward the primary street unless configured as a courtyard, forecourt, or similar common space within the development.
      3. c.
         Townhomes and courtyard units with garage parking must utilize rear-loaded garages accessed from alleys or shared driveways. Garage openings may not face directly toward public street.
      4. d.
         At least 75% of the street-facing façade of buildings must be within 10 feet of the street-fronting property lines.
   2. 2.
      Building Entries. All building entries to non-residential or common residential space must be from the front or street-side façade of the development. Secondary entries are encouraged to maintain access from parking areas and alleys.
   3. 3.
      Ground Floor Residential Restriction. Ground-floor residential uses are prohibited from fronting on a street in the Core Sub-District except along North 11th Street. This does not prohibit ground-floor access to upper-story residential uses
   4. 4.
      Automobile Access. Except for stand-alone parking lots and parking garages, lots in the Core Sub-District must gain automobile access from an alley and may not gain access directly from the street.
5. E.
   Bulk Standards

   1. 1.
      Building Height (see also Subsec. 26-7A-2B, Height Exemptions)

      1. a.
         Core Sub-District

         1. 1.
            Existing structures: Two stories maximum and in no case more than 35 feet unless the historic façade of an existing building is preserved, in which case a total of three stories may be constructed, provided the third story is set back a minimum of 10 feet from the front property line.
         2. 2.
            New structures: Three stories.
         3. 3.
            Public parking structures: Exempt from the maximum height and number of story requirements.
      2. b.
         Bluemont/Anderson Corridor and Laramie Corridor Sub-Districts.

         1. 1.
            New and existing structures: Three stories minimum for street-facing façades and five stories maximum. 
         2. 2.
            Public parking structures: Exempt from minimum height and number of story requirements, which extends to their associated buildings.
      3. c.
         Gateway Intersections. Portions of a building within 100 feet of the corner of a gateway intersection may have an additional story.
   2. 2.
      Maximum Establishment Size. Individual non-residential establishments in the Core Sub-District are limited to a maximum gross floor area of 25,000 square feet.
6. F.
   Building Design Standards

   1. 1.
      Building Materials

      1. a.
         A minimum of 40 percent brick or stone is required as a façade material along each street-facing façade, excluding windows, doors, and architectural ornamentation.
      2. b.
         Side-yard facing façades not facing an alley must be composed of at least 30 percent brick or stone (excluding windows, doors, and architectural ornamentation) for the half of the façade closest to the front or street-side lot line if the side-yard facing façade is further than five feet from the side lot line and visible from a public street.
      3. c.
         Smooth-faced concrete masonry units are prohibited as an exterior cladding material except along alleys. EIFS is not permitted on ground floor street-facing façades.
   2. 2.
      Windows

      1. a.
         Ground-floor street-facing façades with non-residential uses must have a minimum window area of 50 percent, measured in the area between two feet and 10 feet above grade.
      2. b.
         Ground-floor street-facing façades with residential uses must have a minimum window area of 20 percent.
      3. c.
         Street-facing façades above the ground floor with a residential or non-residential use must have a minimum window area of 15 percent.
      4. d.
         Ground-floor glazing for non-residential uses must be generally clear and neutral in color with a minimum of 50 percent visible light transmittance (VLT).
   3. 3.
      Building Elements

      1. a.
         An expression line or equivalent architectural element(s) must visibly delineate divisions between floors of all buildings.
      2. b.
         Building entrances must be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate.
      3. c.
         Ground floor entries must be illuminated.
      4. d.
         Balconies are permitted on upper floors and may extend no more than four feet over the front property line.
      5. e.
         Roof edges on street-facing façades must incorporate cornices, eaves, coping caps, and/or overhangs to form a distinguishable roofline contrasting from the building façade beneath by plane, color, and/or material.
      6. f.
         The façades of buildings over 200 feet in length must be modulated to break up the massing of the building on street-facing façades with at least two of the following features (see Figure 26-4B-1.3, Modulation Example):

         1. 1.
            A vertical variation in one or more rooflines, differing from the primary roofline by at least two feet, and spanning at least 25 percent of the façade.
         2. 2.
            A distinctive change in primary cladding material, texture, and/or color along a façade affecting at least 25 percent of a contiguous area of the building façade area, which may be made up of smaller contiguous segments of at least 10 percent of the total building façade area.
         3. 3.
            A variation in one or more horizontal façade planes (building setbacks), projecting or recessing at least two feet from the primary façade plane for at least 25 percent of the façade length.

Figure 26-4B-1.3 Modulation Example

7. 4. 4.
      Any awning attached to a building may be either no longer than the primary façade length as befits the design and architecture of the structure, or 50 feet, whichever is less. If a building's architecture reflects a series of articulated bays and/or buildings, then the awning must break at the façade change in the structure.

      1. a.
         Supported canopies may be no deeper than eight feet and in no case may be closer than three feet from the curb.
      2. b.
         A broken, torn, or stained awning must be replaced or repaired.
      3. c.
         Awnings must have a minimum clearance height of eight feet above the grade of the sidewalk.
      4. d.
         Individual awnings on the same building or property must be separated from each other by a minimum of three feet.
8. G.
   Parking Standards

   1. 1.
      Applicability

      1. a.
         Residential uses with five or more dwelling units are required to provide a minimum of 0.75 automobile parking spaces per bedroom.
      2. b.
         Notwithstanding Sec. 26-7B-3, Off-Street Parking, and Sec. 26-7B-4, Off-Street Bicycle Parking, residential uses in the Core Sub-District with four units or fewer are exempt from required car and bicycle parking.
   2. 2.
      Surface Lot Design

      1. a.
         Design standards are set out in Division 26-7B, Parking.
      2. b.
         All surface parking lots must be to the rear of buildings and may not be placed between the building and any property line abutting a street.
      3. c.
         Surface parking lots may not be located between the street and a parallel line drawn through and extending beyond the nearest street-facing building façade, excluding driveways.
   3. 3.
      Design of Parking Structures

      1. a.
         Parking must be mostly enclosed within, below, or behind buildings in a manner that conceals it from predominant public view and that does not interrupt the continuity of the pedestrian environment. Examples of acceptable parking structure designs are displayed by Figure 26-4B-1.4, Structured Parking Design.
      2. b.
         All parking structures must be designed consistent with and complimentary to the architectural style of the principal building(s) they are attached to. 
      3. c.
         Freestanding parking structures are permitted provided they incorporate some ground-level street-facing uses.

(Ord. No. 7627, 02/06/2023; Ord. No. 7677, 12/05/2023; Ord. No. 7753, 05/20/2025) 

(Ord. No. 7715, 09/17/2024; Ord. No. 7753, 05/20/2025)

1.   
   3. 3.

      For sites with multiple principal buildings, buildings must be arranged and grouped to either:

      1. a.
         Frame the street and/or the corner of an adjacent street intersection;
      2. b.
         Frame and enclose an internal pedestrian and vehicular corridor within the development site; or
      3. c.
         Frame an internal common space (See Figure 26-4B-3.2, Acceptable Site Layouts).

Figure 26-4B-3.2 Acceptable Site Layouts

4. D.

   Pedestrian Promenades. A building with a retail or service use, either with a footprint of 15,000 square feet or greater, or with a façade 100 feet in length or greater, must provide a pedestrian promenade along the full length of any façade featuring a primary customer entrance. 

   1. 1.
      Pedestrian promenades must have a continuous width of at least 12 feet, plus 2.5 feet for a bumper overhang/door clearance if adjacent to parking spaces, and maintain a minimum eight-foot-wide clear zone for walking. This space may be partially covered with awnings or overhangs, but must be open-air.
   2. 2.
      Pedestrian promenades abutting a planned or existing public sidewalk or sidewalk at least five feet wide along a travel easement may be reduced to a continuous width of eight feet and may include the clear zone of the public sidewalk as part of the required eight-foot-wide clear zone, provided they are contiguous surfaces. No landscaping or street furnishings may be installed in the public sidewalk.
   3. 3.

      Landscaped areas must cover at least 10 percent of the area within a required pedestrian promenade. These landscaped areas may count toward fulfilling any other landscaping requirement set out in Division 26-7C, Trees, Landscaping, and Screening.

      1. a.
         For every 40 feet of building length fronting a pedestrian promenade, there must be at least one shade tree planted and maintained in the pedestrian promenade. Spacing between required trees may be widened to 80 feet for areas in front of the main building entrance.
      2. b.
         The open surface area of tree wells may be no smaller than 30 square feet, with no dimension being less than four feet.
      3. c.
         Trees must be a minimum of 2.5-inch caliper at the time of planting and must reach a mature height of at least 20 feet.
      4. d.
         Non-living materials such as mulch and decorative rock may not cover more than 25 percent of landscaped areas.
   4. 4.

      For every 40 feet of building length fronting a pedestrian promenade, at least three of the following street furnishings must be incorporated into a required pedestrian promenade. The gap between required street furnishings may be widened to 80 feet for the area in front of the main customer entrance.

      1. a.
         Pedestrian-scale light poles
      2. b.
         Benches
      3. c.
         Waste bins
      4. d.
         Bollards

Figure 26-4B-3.3 Pedestrian Promenade Examples

5. E.

   Pedestrian Connectivity

   1. 1.
      Continuous pedestrian walkways, no less than five feet in width, must be provided from customer entrances to the public sidewalk and public parking areas.
   2. 2.
      Sidewalks must be provided along all sides of the lot abutting a public street or travel easements functioning as a public street.
   3. 3.
      All pedestrian crossings must be highly visible and clearly distinguished from the driving surface through a change in color and texture.
   4. 4.

      Any façade with a primary customer entrance on a building having a footprint of 50,000 square feet or greater and having more than 20 percent of its adjacent parking spaces further than 200 feet from a primary customer entrance must provide at least one pedestrian walkway in the parking lot leading to the façade of the building with a primary entrance. The number of required walkways is found in the Table 26-4B-3.1, Required Walkways, and illustrated in Figure 26-4B-3.4, Pedestrian Walkway Example, below. These pedestrian walkways must: 

      1. a.
         Extend generally perpendicular from the middle of the building façade or the primary customer entrance in cases where only one walkway is required.
      2. b.
         Be spaced generally equidistant along the façade, but not less than 125 feet apart, if two or more walkways are required.
      3. c.
         Extend to the edge of the parking lot, connecting with a public sidewalk or other private sidewalk.
      4. d.
         Be raised with a curb when flanked by parking spaces, unless adjacent to ADA spaces, in which ramps are provided.
      5. e.
         Maintain a minimum width of eight feet for the entire length of the walkway, plus an additional two and a half feet when flanked by parking stalls on one side or five feet when flanked by parking stalls on both sides to compensate for bumper overhang.
      6. f.
         Be marked as a pedestrian crossing when crossing a drive aisle.
      7. g.
         Have a curbless entrance ramp, at least five feet wide, and unblockable by a parked automobile (and marked as such) for pedestrians to transition to the walkway from the adjacent parking lot, for at least every 150 feet of raised curb.
      8. h.
         Have adjoining landscaped areas or islands, each with a shade tree, along both sides of the walkway, at least every 50 feet. Trees must be at least 2.5-inch caliper when planted and grow to a mature height of at least 20 feet. These landscaping areas may count toward the satisfaction of any landscaping requirement for parking lots found in 26-7B, Trees, Landscaping, and Screening.
   5. 5.
      The number of required walkways may be reduced for intervals of building façade exceeding 250 feet with 100 percent of adjacent parking within 200 feet of a primary customer entrance.

Figure 26-4B-3.4 Pedestrian Walkway Example

6. F.
   Parking Design and Bicycle Parking. See Division 26-7B, Parking.
7. G.
   Landscaping and Buffering. See Division 26-7C, Trees, Landscaping, and Screening. 
8. H.

   Outdoor Common Space. Lots greater than five acres with more than half of its floor area dedicated to retail/service uses must provide outdoor common space. 

   1. 1.
      The minimum amount of common space area required is equal to at least 2.5 percent of the lot area. 
   2. 2.
      Pedestrian promenade areas meeting the requirements of this Section may fulfill up to 50 percent of the outdoor common space area requirement.
   3. 3.
      At least one common space must be within 100 feet of a main entrance of the largest building or tenant space with the largest floor area.
   4. 4.
      At least one common space must be within 150 feet of the building edge required to be closest to the public right-of way or travel easement described in this Section, provided its placement and orientation are not waived as provided in Para. 26-4B-3C-2.
   5. 5.
      Required common spaces may not be surrounded by a parking lot or drive isles on more than three sides.
   6. 6.
      Lots with multiple principal buildings or multiple tenant spaces must centrally locate common space among the buildings or tenants to maximize use. However, multiple common spaces may be provided if the criteria in this Section are met and no space is less than 1,000 square feet in area. 
   7. 7.
      Common spaces must be either a Pocket Park, Square, Plaza, Pocket Plaza, Pedestrian Passage (Paseo), or a Family-Friendly Play Area, meeting the minimum standards for those spaces as described in Appendix B, Public Space Palette.
9. I.
   [not used]
10. J.

    Building Design Standards

    1. 1.

       Building Elements. A building having a footprint greater than 15,000 square feet or a façade length greater than 100 feet and facing a public street, pedestrian promenade, or other required common space may not have a blank, uninterrupted length of wall exceeding 60 feet without including at least two of the following:

       1. a.
          Change in texture or masonry pattern.
       2. b.
          Cupola.
       3. c.
          Pedestrian entry.
       4. d.
          Colonnade.
       5. e.
          Arcade.
       6. f.
          Display window.
       7. g.
          Change in materials.
       8. h.
          An equivalent architectural element.
    2. 2.
       Facade Variation. Façades greater than 100 feet in length must incorporate wall plane projections or recesses extending at least 20 percent of the length of the façade, with each projection or recess having a depth of at least three percent of the length of the façade. No façade may exceed 100 feet in length without including a projection or recess.
    3. 3.

       Customer Entrances. Each customer entrance of a retail/service building greater than 15,000 square feet in floor area must feature at least two of the following:

       1. a.
          Canopy or overhang.
       2. b.
          Portico or arcade.
       3. c.
          Peaked roof form, raised parapet, or tower.
       4. d.
          Recessed or projected entryway.
       5. e.
          Archway.
       6. f.
          An equivalent architectural element.
    4. 4.

       Roofs.

       1. a.
          Rooflines may not exceed 100 feet in length without incorporating a parapet, tower, a change in plane, or some other break in the roofline.
       2. b.
          Roof edges on street-facing façades, travel easements, and pedestrian promenades must incorporate cornices, eaves, coping, and/or overhangs to form a distinguishable roofline contrasting from the building façade beneath by surface plane, color, and/or material.
       3. c.
          See Sec. 26-7B-9, Equipment and Refuse Screening.
    5. 5.
       Windows. Façades along pedestrian promenades or within 30 feet of a street right-of-way or travel easement must have a minimum window area of 20 percent, measured from between two and ten feet from the ground.
    6. 6.
       Cladding Materials. A minimum of 25 percent of the façade area along pedestrian promenades or facing a public street or travel easement, minus the area for doors and windows and architectural ornamentation, must be clad with brick, stone, stucco, or a material textured and colored to simulate brick or stone.

(Ord. No. 7715, 09/17/2024; Ord. No. 7753, 05/20/2025) 

Figure 26-4B-4.1 Building Wall Offsets

Figure 26-4B-4.2 Illustrative Blank Wall Treatments

The building on the right illustrates how an arcade, a change of materials and colors, an entry feature, and a building wall offset provide visual interest and relieve the appearance of a blank wall on the front elevation.

Figure 26-4B-4.3 Architecture of Front Elevations

Figure 26-4B-4.4 Architecture on Side and Rear Elevations

8. H.
   Landscaping Standards. Refer to Sec. 26-7C-3, Development Landscaping.
9. I.
   [not used]

10. J.
    Screening Standards

    1. 1.
       Provide sight-obscuring screening not less than six feet high along the entire length of all industrial and/or commercial property lines that share a common boundary with property located in a residential district, not including streets.
    2. 2.
       Screen loading docks to a minimum height of six feet from public rights-of-way and lot line that abut a residential district, using year-round landscaping, and/or with screening walls that are architecturally integrated into, and consistent with, the building’s exterior materials and design.
    3. 3.
       Refer to Sec. 26-7C-6 for trash area screening standards.
    4. 4.
       Completely enclose and opaquely screen outdoor storage and/or display areas from view on all sides by a wall or fence to a minimum of six feet in height, or to the height of the materials and/or equipment being stored, whichever is greater. Sales lots for motor vehicles, recreational vehicles, heavy construction equipment, or boats are exempt from this requirement. Whenever walls or fencing are used for the purpose of screening along a public right-of-way or residential district boundary, a mixture of deciduous and evergreen trees and shrubs will be planted along the outside of the wall or fence to buffer the visual impact of the wall. A minimum of one evergreen tree of 2½-inch caliper size and one evergreen bush will be planted for every 20 lineal feet of screening; however, these plantings need not be centered every 20 lineal feet.
    5. 5.
       Screen roof-top mechanical equipment from view by a parapet or other architecturally integrated screening. For exterior mechanical equipment that is not on a roof, locate behind or at the side of buildings and screen from view from public streets.
11. K.
    Pedestrian and Bicycle Standards. Provide public and/or private sidewalks or pedestrian walkways to connect the front doors of commercial and residential buildings with parking areas and public sidewalks and trails, as well as adjacent commercial and residential areas.
12. L.
    Signage Standards. Corridor signage will follow the sign standards of the base zoning district, except as follows:

    1. 1.
       Prohibited signs: Off-premise advertising signs.
    2. 2.
       Number of signs: As per the applicable base zoning district, except that only one monument or pylon sign is allowed per lot or parcel.
    3. 3.
       Maximum gross surface area for monument or pylon signs:

       1. a.
          Pylon signs: One square foot per one foot of linear street frontage that abuts the lot, to a maximum of 100 square feet per lot, except that pylon signs 12 feet or less in height may have 1½ square feet of surface area per one foot of linear street frontage, to a maximum 150 square feet per lot. Total sign area may not be combined and applied in whole or in part to one street frontage on lots or parcels with more than one street frontage.
       2. b.
          Monument signs: 1½ square feet per one foot of linear street frontage that abuts the lot, to a maximum of 150 square feet per lot. Total sign area may not be combined and applied in whole or in part to one street frontage on lots or parcels with more than one street frontage.
    4. 4.
       Maximum height

       1. a.
          Pylon signs: 20 feet.
       2. b.
          Monument signs: Six feet.
    5. 5.
       The sign structure for freestanding signs will incorporate the same materials that are used in the front façade of the principal building.
    6. 6.
       Signs will predominantly use subtle earth-tone colors. High-intensity, metallic, or fluorescent colors will be limited to trim and accent areas.

(Ord. No. 7677, 12/05/2023; Ord. No. 7753, 05/20/2025) 

(Ord. No. 7677, 12/05/2023; Ord. No. 7753, 05/20/2025; Ord. No. 7757, 06/03/2025) 

Figure 26-4B-6.1 Reduced Setbacks and Encroaching Building Façade

5. E.
   Conditional Approval. In granting an exception pursuant to this Section, the Zoning Administrator may place conditions to assure that the circumstances which warranted the application of flexible development standards are maintained.
6. F.
   Written Approval of Redevelopment Exception. A redevelopment exception granted or denied by the Zoning Administrator must be in writing and may be appealed to the Board of Zoning Appeals.
7. G.
   Variances. No variances will be allowed with regard to deviations from the development standards that are approved pursuant to this Section nor will any deviations from these development standards make void or otherwise modify any variance decision by the Board of Zoning Appeals.