Effective on: 1/1/1901

1. Land which, on the basis of engineering or other expert surveys, has been determined to pose an ascertainable danger to life or property by reason of its unsuitability for the use proposed shall not be developed for that purpose, until such measures are taken to correct said conditions and to eliminate said dangers.
2. Areas that have been used for disposal of solid waste shall not be developed unless tests by the Health Department, a structural engineer and a soils expert determine that the land is suitable for the purpose proposed.
3. All development proposals shall be consistent with the need to minimize flood damage in accordance with regulations of the Flood Damage Prevention Ordinance.

Effective on: 1/1/1901

1. No building or land shall hereafter be used and no building or part thereof shall be erected, moved or altered except in conformity with the regulations herein specified for the district in which it is located, except as hereinafter provided in this Ordinance.
2. Only one (1) principal building and its customary accessory structure(s) may hereafter be erected on any single-family or two-family residential lot.

FIGURE 4.1: PRINCIPAL AND ACCESSORY STRUCTURES

Effective on: 1/1/1901

1. No yard or lot existing at the time of passage of this Ordinance shall be reduced in size or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this Ordinance shall be at least the minimum requirements established by this Ordinance.
2. Where the owner of a lawfully existing lot of official record in any residential district or the owner’s successor in title thereto does not own sufficient contiguous land to enable the owner to conform to the minimum lot size requirements of this Ordinance, such lot may be used as a residential building site, where permitted, provided, however, that the other requirements of the district are complied with or a variance is obtained from the Board of Adjustment.
3. Notwithstanding the foregoing, whenever two (2) or more adjoining vacant lots of record are in a single ownership at any time after the adoption of this Ordinance and such lots individually have less area or width than the minimum requirements of the district in which such lots are located, such lots shall be considered as one (1) or more lots which meet the minimum requirements of this Ordinance for the district in which such lots are located and shall be combined by deed or plat prior to the development of any such lot.

Effective on: 1/1/1901

1. No building, structure or use of land, for other than agricultural purposes, shall be established on a lot nor shall any lot be created that does not abut upon a public street or private street built to City or State standards to which it has legal access.
2. The minimum width of legal access upon a street for any property of two (2) acres or greater shall be 40 feet.
3. The minimum width of legal access upon a street for any property of less than two (2) acres shall be 25 feet.
4. This access requirement shall not apply to lawfully existing lots of record with a minimum of 25 feet of frontage on a dedicated access easement that has a recorded maintenance agreement. One additional lot may be subdivided from an existing lot with a minimum of 25 feet on an existing dedicated access easement.

Effective on: 1/1/1901

1. In the event that the unusual topography, location of existing buildings, or location or size of the parcel to be developed would make strict adherence to the requirements of this Article serve no meaningful purpose or would make it physically impossible to install and maintain the required improvements, the Development and Design Services Department may alter the requirements of this Section up to 10 percent less than the minimum requirement or 10 percent more than the maximum requirement, provided the spirit and intent of the Section are maintained. Such an alteration may occur only at the request of the developer, who shall submit a plan to the Development and Design Services Department showing existing site features or alternative improvements that would achieve the intent of the requirements of this Article. The vacancy or non-use of an adjoining parcel shall not constitute grounds for providing relief to the requirements contained in this Article. Neither shall the desire of an owner to make a more intensive use or greater economic use of the property be grounds for reducing the requirements.
2. Any deviation from the requirements of this Article of greater than 10 percent shall require review and approval by the City Council as an Alternative Design subject to the procedures set forth in Section 2.2.7.

Effective on: 1/1/1901

1. The lot sizes required for the various districts in this Ordinance were drawn upon the assumption that adequate water supply and sewage disposal systems are available to each and every lot. The lack of adequate systems for one (1) or both facilities may require larger lot areas or, in some instances, because of Health Department Standards, may not permit development as intended.
2. In all zoning districts, double frontage or through lots shall provide the minimum yard requirements for front yards along both street fronts.
3. All structure heights shall be measured as shown in Figure 4.4.
4. All setbacks shall be measured from the property line to the nearest point of the structure as shown in Figure 4.5.
5. Where a property abuts a street right-of-way or access easement, the setback shall be measured from the right-of-way of easement line.
6. The front setbacks of flag lots shall be established where the lot width is met.

FIGURE 4.2: FLAG LOT FRONT SETBACK

7. On a corner lot in any district other than the Central Business District (CBD), no planting, structure, fence, wall, or other obstruction to vision that is more than two (2) feet tall as measured at street level shall be placed in the sight triangle. The sight triangle is the area formed by a diagonal line connecting two (2) points located on intersecting property lines (or a property line and the curb or a driveway). The following are the distances used to establish a sight triangle as measured from the edge-of-pavement of intersecting streets:

FIGURE 4.3: SIGHT TRIANGLE

FIGURE 4.4: HEIGHT MEASUREMENTS

FIGURE 4.5: YARD DEFINITIONS AND SETBACK MEASUREMENTS

Effective on: 1/1/1901

The following dimensions are the base density and dimensional standards for each zoning district. Districts may be subject to density bonuses and reduced setbacks as noted in Section 4.2.3, subject to the performance standards of this Article. Additional infill dimensional standards for properties in the Neighborhood Conservation Overlay are in Section 4.2.6.

FIGURE 4.6: BASE RESIDENTIAL DIMENSIONAL STANDARDS

(Ord. No. 21-15, 05/03/2021)

Effective on: 5/1/2023

Subject to the performance point system of Section 4.3, the following standards are the maximum residential performance density and dimensional standards for each zoning district.

FIGURE 4.7: PERFORMANCE RESIDENTIAL DIMENSIONAL STANDARDS

Effective on: 5/1/2023

The following non-residential dimensional standards apply for each zoning district. Districts may be subject to dimensional standards as noted in Section 4.2.3, subject to the performance standards of this Article.

FIGURE 4.8: NON-RESIDENTIAL DIMENSIONAL STANDARDS

Effective on: 5/1/2023

1. A.
   The front setback for each district shall apply to the side yard of corner lots abutting a public street and to double frontage lots.
2. B.
   The height limitations of this Section shall not apply to public buildings, churches, temples, schools, hospitals, belfries, cupolas and domes not intended for residential purposes, or to monuments, water towers, observation towers, power and communication transmission towers, flag poles and similar structures provided such structures meet the required North Carolina Building Code. Height limitations shall apply to cellular telephone towers as regulated herein.
3. C.
   Canopies, awnings, open stairways, uncovered porches, uncovered decks, uncovered patios, bay windows, chimneys, and heating units may encroach into the setback up to three (3) feet. Any structure less than 12 inches above grade shall not be subject to setback requirements.
4. D.
   The dimensional provisions of this section do not apply to residential accessory structures, which are regulated in Section 3.4.2 (B).
5. E.
   Utility uses as defined by this Ordinance are not subject to the minimum lot sizes set forth for each zoning district.
6. F.
   Non-residential buildings within HID districts may be constructed to a maximum height of 75 feet if utilizing Building Design Standards as per section 4.8.6. 

Effective on: 1/1/1901

1. For infill lots in the Neighborhood Conservation Overlay where lots located on either side of a center lot are improved with buildings, and the structures are no more than 200 feet apart, the required setback of the center lot shall be the average of the setback of the two (2) closest lots in either direction along the block.

FIGURE 4.9: INFILL AVERAGE FRONT SETBACK

2. For infill lots in the NC-O, the maximum wall height adjacent to the side property line is 22 feet or the average height of the two abutting neighboring wall planes, whichever is greater. The wall height may be increased one (1) foot for each foot of horizontal distance the wall is moved from the side setback line, not to exceed the maximum height allowed within the district.

FIGURE 4.10: NC-O INFILL AVERAGE WALL HEIGHT

Effective on: 1/1/1901

1. For infill lots in the Restricted Residential Overlay where lots located on either side of a center lot are improved with buildings, and the structures are no more than 200 feet apart, the required setback of the center lot shall be the average of the setback of the two (2) closest lots in either direction along the block.
2. For infill lots in the Restricted Residential Overlay, the maximum wall height adjacent to each side property line is 35 feet, or the average height of the two abutting neighboring wall planes, whichever is greater.  The wall height may be increased one (1) foot for each foot of horizontal distance the wall is moved from the side setback line, not to exceed the maximum height allowed within the district.

(Ord. No. 20-43, 11/02/2020) 

Effective on: 11/2/2020

Dimensional standards may be altered, and density may be increased as indicated below up to the maximum density for the district as shown in the Maximum Residential Performance Density and Dimensional Standards Table in Section 4.2.3. Points can be accrued as indicated in the following categories of this Chapter. Numbers shall be rounded up when the calculation results in greater than 0.5 of a unit.

For example, a 10 acre residential development in the MID district has a base density of two (2) dwelling units an acre, according to Table 4.3. This would yield a maximum of 20 dwelling units. If the developer provides the following performance standards as shown in Table 4.6 on the next page, then the development can achieve an additional two (2) DUA density bonus, as seen in the example down below. This would then increase the maximum development density to four (4) dwelling units per acre. In the example down below, the new maximum yield would be 40 dwelling units.

Effective on: 5/1/2023

Performance standards are required for non-residential developments within the LID and MID zoning districts and the Corridor and River District Overlays districts as indicated in Section 4.3.1. Performance standards are optional and are encouraged in all other zoning districts.

Effective on: 5/1/2023

1. The purpose of this Section is to regulate the installation, protection, and long-term management of trees and shrubs and to minimize potential nuisances, such as visual impacts, noise, dust, odor, litter, heat, and glare of lights, from adjacent properties and the community. The appropriate use of existing and supplemental landscaping enhances the appearance of the built environment, blends new development with the natural landscape, and reduces the environmental impact of development. Existing vegetation should be protected and retained where possible to ensure a natural established landscape.
2. The requirement for installation of landscaping shall be initiated by any one (1) or more of the following activities on a property:
   1. New construction or the initial use of the property
   2. A substantial change of use or change in zoning classification
   3. Any building or parking expansion of greater than 20 percent
3. The requirements of this section do not apply to single-family or two-family residential development on existing lots of record that are not utilizing performance standards for density bonuses.
4. The provisions of this Section are designed to specifically address the application of landscape resources to varying styles of development and the impact of such applications on the appearance, health and financial well-being of the community. The provisions are broken into six (6) landscaping and screening categories:
   1. Buffer Yards
   2. Street Yards
   3. Parking Lot Yards
   4. Building Yards
   5. Screening Yards
   6. Residential Lot Yards

FIGURE 4.11: LANDSCAPING YARDS

Effective on: 1/1/1901

1. A.
   The preservation of existing vegetation and natural features is encouraged. Significant trees, forest stands, natural vegetation, specimen trees, severe natural topography, drainage features and water courses are encouraged to be preserved to the extent that is reasonable and practical while otherwise not reasonably prohibiting development.
2. B.
   In cases where an existing, landscaped or vegetated area is located on the same property as the proposed development, further plantings and or improvements shall not be required so long as existing vegetation is of sufficient width and contains adequate materials to meet the requirements of this Ordinance. If the landscaped or vegetated area is deficient, the developer shall make needed improvements and/or additions to satisfy the landscaping requirements and intent of this Ordinance.
3. C.
   No structure other than a wall, fence, sidewalk, mailbox, sign, light fixture, or driveway shall be permitted within a required landscaping area. A sidewalk shall be permitted to cross the required landscaping area at an approximately perpendicular angle; a sidewalk shall not be permitted to be laid parallel to the street within the required landscaping area. No off-street parking may take place in any required landscaping area. Where plant materials are required, the required amount of plant materials shall be installed on the side of any wall or fence opposite the new development.
4. D.
   Within 30 feet of overhead utility lines, two (2) small trees shall be used in lieu of each large tree required. Such small trees shall not reach a mature height of greater than 15 feet. No landscaping shall be used that at maturity will impede on fire hydrants, water meters, sewer cleanouts, electrical transformers, or other similar above ground utility features. The landscaping plan for the site shall provide a three-foot clearance exclusive of large and small trees, as well as large shrubs, around these features; for electrical transformers, a minimum ten-foot clearance is required on the site with the access doors. Additionally, the landscaping around above ground utility features may not consist of any plant with sharp or pricking leaves or features. 
5. E.
   Vegetation may be selected from the Recommended Planting List incorporated in the City of Morganton Landscape Manual, as the same may be amended from time to time, and any plants used which are not selected from this list must be proven, to the satisfaction of the zoning administrator, to live under the climate and conditions found in the City of Morganton. Under no circumstances shall any plantings be used which are contained on N. C. State University’s Invasive Species List. At least 75% of the required shrubs shall be evergreen species locally adapted to the area. The use of existing vegetation to satisfy the requirements of this section is strongly encouraged. It is recognized that supplemental plantings may be required in addition to native materials. 
6. F.
   All diagrams in this Section are for illustrative purposes. No landscaping feature shall impede sight lines of traffic within the sight triangle as defined in Section 4.2.1 (G).
7. G.
   Landscaping plans must specify the genus, species, and variety for each plant. Planting plans shall show symbols of plants at mature spread for the variety specified. As far as possible, mature growth of plants shall not encroach upon adjacent property. Maintenance should be able to be performed from within the subject property boundaries.

(Ord. No. 19-52, 12/02/2019) 

Effective on: 5/1/2023

1. A.
   Buffer yards are intended to separate higher intensity and lower intensity uses. Buffers shall be measured from the subject property line into the site to be developed. All required buffer yards shall abut the subject property line, except where there is conflict with an existing underground easement running along the subject property line; in such instances, the buffer yard shall be required to abut the edge of the easement. For new developments, the buffer yard shall abut the property line with the easement abutting the buffer yard to the inside of the property. Required buffer yard width shall not decrease the required building setback for each zoning district as set forth in Section 4.2.
2. B.
   Buffer yards shall function as opaque visual screens with a minimum height of six (6) feet. Plant selection should ensure that the minimum height is achieved within one year of installation. 
3. C.
   Generally, the responsibility for screening is that of the more intense land use. However, new developments with a less intense use being constructed next to an existing more intense use shall provide the required landscaping on the new development’s property.
4. D.
   Fences located within a buffer yard shall be located on the side closest to the neighboring property line while allowing adequate room to maintain both sides of the fence.
5. E.
   In addition to the requirements of this Section, buffer yard landscaping shall meet the general standards set forth in Section 4.4.2.
6. F.
   There are three types of buffer yards. The requirements and depictions of these buffer yards are shown on the following pages.

   1. 1.
      Type 1: Multi-family residential development adjacent to single-family and two-family residential development
   2. 2.
      Type 2: Non-residential development adjacent to any type of residential development (not including development within an Exclusive Industrial District)
   3. 3.
      Type 3: All development in an Exclusive Industrial District (EID) adjacent to all other zoning districts
7. G.
   Buffer yards are not required within the CBD, except where the CBD directly abuts (not across a street) another zone. 

1. Street yards are intended to provide transition between vehicular travelways and the built environment and create a continuous vegetated aesthetic along the street rights-of-way. Street yards shall be measured from the right-of-way line (front property line) into the subject property.
2. Street yard requirements shall not apply to development within the CBD zoning district.
3. In addition to the requirements of this Section, street yard landscaping shall meet the general standards set forth in Section 4.4.2.
4. Developments along streets with existing street trees may use such trees to satisfy the tree requirements of the street yard as long as the minimum number of trees are present. Required street yard shrubs shall be installed around existing street trees in a manner that does not damage the existing trees.

1. A.
   Parking lot landscaping is required within all multi-family residential and non-residential parking lots of greater than nine (9) spaces except motor vehicle or boat sales display areas. Instead, perimeter landscaping around motor vehicle or boat sales display areas shall be utilized at the same rate as required in Subsections 4.4.5.2.
2. B.
   The parking lot yard requirement may be met by the street yard requirement, buffer yard requirement, or building yard requirement for parking that is immediately adjacent to a street yard, buffer yard, or building yard.
3. C.
   Trees shall be planted in a manner that provides shade for parking area at maturity within 10 feet of the pavement edge. Each planting area shall be a minimum of 200 square feet, with a minimum dimension of seven (7) feet. Planting areas shall be protected with concrete curbing.
4. D.
   Required shrubs may be located around the parking lot perimeter (within 10 feet of the pavement edge) or within landscaped islands.
5. E.

   In addition to the requirements of this Section, parking lot yard landscaping shall meet the general standards set forth in Section 4.4.2.

6. F.

   For loading yards and other paved areas not designated as parking spaces, landscaping shall be added at a ratio of one large tree for every 5,000 square feet of such additional paved area. This landscaping may be spread throughout the parking and driveway areas in a manner approved by the Zoning Administrator. Any required buffer, building and street yard landscaping may be used to satisfy this requirement when directly adjacent to the additional paved areas.

(Ord. No. 19-52, 12/02/2019) 

1. A.
   The intent of building yards is to create a buffer between buildings and parking areas for pedestrians entering and exiting buildings and to improve the appearance of building entrances.
2. B.
   Building yard width shall be based on the total area of the building. Widths shall be measured from the applicable building wall. Building yards shall be located on any side of a building where parking area is adjacent to the building. This shall not apply to the CBD, single-family dwellings, or two-family dwellings. Developments within the EID zoning district may follow an alternative standard as set forth in this Section.
3. C.
   The building yard requirement may be met by the street yard requirement or parking lot yard requirement for buildings immediately adjacent to a street yard or parking lot.
4. D.
   Building yards may be crossed by walkways to general access doorways, however a maximum of 25 percent of the building yard may be composed of walkways.
5. E.
   In addition to the requirements of this Section, building yard landscaping shall meet the general standards set forth in Section 4.4.2.

The screening requirements of this Section shall apply to the garbage containers, mechanical equipment and outdoor storage for all new and expanding non-residential and multi-family development:

1. A.
   Any permitted outdoor storage or utility structures shall be screened in the form of a wall or fence, and shrubs, so as to provide an opaque screen for outdoor storage, waste containers and utility structures. The screen shall exceed the height of the storage or equipment by a minimum of six (6) inches, shall not exceed the height limitations set forth in Section 4.4.9 for fences and walls, and shall not interfere with the operation of utility equipment. The height and density of landscaping at maturity shall be proportionate to the dimensions of the fence or wall.
2. B.
   Dumpsters and other waste collection containers shall not be located in the front yard of any structure or within any required buffer yard and shall be screened from view of the street and adjacent properties. Gates must be provided for dumpster and waste collection enclosures.
3. C.
   Ground-mounted mechanical equipment shall be located in the rear or side yard and screened from view of the street.
4. D.
   Any fencing used to fulfill the requirements of this Section shall be supplemented with landscaping. Chain link fence with slats shall not be used to meet the requirement of this Section.
5. E.
   All screens shall utilize building materials and design which are compatible with those used for the exterior of the principal building.

Effective on: 5/1/2023

Any berm that is constructed as part of a landscaping yard shall meet the following standards:

1. The berm shall have a minimum height of three (3) feet, a minimum crown width of two (2) feet, and a side slope with a width to height ratio of no greater than three to one (3:1) if less than four (4) feet in height and a width to height ratio of no greater than four to one (4:1) if more than four (4) feet in height.
2. Berms shall have adequate groundcover or other plant material to prevent erosion and shall be substantially planted and covered with live vegetation. No berm shall consist entirely of turf grass, groundcover, mulch or similar material.
3. Berms shall be designed to prevent standing water or the impeded flow of stormwater.
4. Berms shall be free of structures or merchandise.

Effective on: 1/1/1901

1. Trees to be planted shall be selected from the approved species listed in this Section. The Development and Design Services Department may approve alternative large or small maturing trees excluding, but not limited to, Callory pears, Bradford pears, sweet gum (excludes fruitless varieties), catalpa, wild cherry, wild elm, princess, hackberry and tree-of-heaven.
2. Minimum tree caliper at installation measured six (6) inches above ground on all large maturing trees shall be two (2) inches and the minimum height shall be eight (8) feet.
3. Required landscaping shall be installed with the minimum size specifications:

4. All plants shall be installed in accordance with the latest edition of the American Standards for Nursery Stock, published by the American Nurserymen’s Association and the American National Standards Institute (ANSI).
5. No trees identified as large trees shall be planted within 30 feet of overhead utility lines or within five (5) feet of a utility easement. This does not include low-voltage insulated or covered lines of 240 volts or less or telephone or cablevision lines.
6. All plant material installed shall be free from disease and scarring.
7. Plant materials shall be planted in accordance with generally accepted and recommended planting and growing practices.
8. All plant material shall be installed in a fashion that ensures the availability of sufficient soil and water to sustain healthy growth.
9. All plant material shall be planted in a manner which is not intrusive to utilities or pavement.
10. Except as herein provided, on a corner lot in any district, no hedge, shrubbery, tree, natural growth, sign, fence, wall, or other obstruction shall be placed or maintained within a sight triangle as defined by this ordinance.

 (Ord. No. 19-52, 12/02/2019)

Effective on: 12/2/2019

1. A.
   Required landscaping shall be maintained to mature growth habit, and trees shall not be topped.
2. B.
   The owner of the property where landscaping is required shall be responsible for the maintenance of all landscaping materials. Such maintenance shall include all actions necessary to keep the landscaped area free of litter and debris; to keep plantings healthy; to keep plant growth from interfering with safe vehicular and pedestrian travel, or use of parking areas, or from creating nuisances to adjoining properties; and to keep walls, fences and berms in good repair and neat appearance. Guying and staking shall only be used if necessary. All guying and staking shall be removed within one year of planting. 
3. C.
   The landscaping shown on the plans approved by the Zoning permit shall be carried out and maintained to the satisfaction of the Zoning Administrator, including that any missing, dead, diseased, or damaged plants shall be replaced.  Any vegetation that is part of a required landscaping area shall be replaced within 60 days in the event that it dies. All landscaping materials shall be protected from damage by erosion, motor vehicles, or pedestrians which could reduce the effectiveness of the required landscaping.
4. D.
   See the American National Standards for Tree Care Operations: Tree, Shrub, and Other Woody Plant Maintenance-Standard Practices (Pruning) published by the American National Standards Institute (ANSI A300) for pruning tips.
5. E.
   Should landscaping be altered at any time from the landscaping approved by the Zoning Permit, an updated landscaping plan shall be assessed for compliance and, if approved, shall become part of the any approved Zoning Permit for the site.

FIGURE 4.22: TREE MEASUREMENT TERMS

Effective on: 5/1/2023

1. A.
   The purpose of this Section is:

   1. 1.
      To protect existing environmental resources including streams, wetlands, floodplains, soils, forest stands, specimen trees and other significant vegetation and wildlife.
   2. 2.
      To promote the reservation of open space in environmentally sensitive areas.
   3. 3.
      To provide recreational amenities for the residents of the City.
2. B.
   The standards of this Section shall apply to new developments with greater than five (5) residential dwelling units for which the developer is seeking performance points for density bonuses.

Effective on: 5/1/2023

Open space shall be dedicated in accordance with the table below for residential performance points. Percentages are based on total development area.

Effective on: 5/1/2023

An Existing Features Plan is intended to assist the developer and Development and Design Services Department to determine the best location for development and open spaces. Existing Features Plans are required for all developments in the River District Overlay and those developments meeting performance standards for increased residential density.

FIGURE 4.23: CONCEPTUAL EXISTING FEATURES PLAN

Effective on: 1/1/1901

1. A.
   The minimum width for any open space is 50 feet. Exceptions may be granted for trail easements, linear parks, and tree conservation areas.
2. B.
   Access to open space shall be provided by an abutting street or easement of not less than 15 feet in width.
3. C.
   At least 60 percent of open space shall be contiguous. For the purposes of this section, contiguous includes any open space bisected by a local street, provided that:

   1. 1.
      A pedestrian crosswalk provides access to the open space on both sides of the street; and
   2. 2.
      The right-of-way area is not included in the calculation of minimum open space required.
4. D.
   Where feasible, the open space should adjoin any neighboring areas of open space, other protected areas, and non-protected natural areas.
5. E.
   Open space should be directly accessible to the largest practicable number of dwelling units within the development.
6. F.
   No lot shall be more than one quarter (1/4) mile from open space, as measured in a straight line from the lot line to the nearest point of open space.
7. G.
   Lakes or ponds within the development used as open space shall provide adequate community access beyond the 15 foot minimum as determined by the Development and Design Services Department.

Effective on: 5/1/2023

All open space used to meet the performance standards of this section shall be classified as one (1) or more of the following categories and be classified as private common area open space or public open space. The Existing Features Plan should be used as a guide by the developer and Development and Design Services Department to determine the most appropriate open space type and location. Also City and County Plans particularly park and open space plans, shall be considered when evaluating the most appropriate open space type. One bonus performance point shall be granted for any open space that fulfills a park or greenway segment identified on an adopted plan.

Unless otherwise stated, open space intended to achieve the performance standard may be used for the following:

1. A.
   Conservation areas for natural, archeological or historic resources;
2. B.
   Meadows, woodlands, wetlands, wildlife corridors, game preserves, or similar conservation-oriented areas;
3. C.
   Pedestrian or multi-purpose trails;
4. D.
   Passive recreation areas;
5. E.
   Active recreation areas, provided that impervious area is limited to no more than 25 percent of the total open space for the development;
6. F.
   Golf courses (excluding clubhouse areas and maintenance facilities), provided that the area does not exceed 50 percent of the total open space for the development and that impervious area is no more than 25 percent of the total open space for the development;
7. G.
   Water bodies, such as lakes, pond and floodways, provided that the total surface area does not exceed 50 percent of the total open space for the development;
8. H.
   Crop production, community garden;
9. I.
   Stormwater control measures, provided that area does not exceed 25 percent of the total open space for the development and the stormwater control measure is designed as a pond amenity of greater than one-half (1/2) acre or greater, is surrounded by open space, and is accessible to all residents; and
10. J.
    Easements for drainage, access and underground utilities.

Effective on: 5/1/2023

Open space intended to achieve the performance standard shall not be used for the following:

1. A.
   Individual conventional wastewater disposal systems (excluding innovative/alternative systems);
2. B.
   Overhead electric transmission lines or high voltage electric transmission lines; and
3. C.
   Streets and impervious parking areas.

Effective on: 5/1/2023

1. Open space may be owned or administered by one (1) or a combination of the following methods:
   1. Fee simple ownership by a unit of government or private non-profit land conservancy;
   2. Common ownership by Homeowners Association;
   3. Split deeded ownership by individual property owners within the development;
   4. By individual private ownership such as a farmer, developer or other private entity that maintains the open space in accordance with the purposes of this Section. (i.e. farming, equestrian facility).
   5. Deed restricted open space easements on individual private properties.
2. The City Council shall have the authority to accept or reject land dedications made as a requirement of this Section.
3. The owner of dedicated open space shall be responsible for the continuing upkeep and proper maintenance of the same.
4. In the case of common ownership by a Homeowners Association, the restrictive covenants shall provide that, in the event the Homeowners Association fails to maintain the open space according to the standards of this Ordinance, the City may, following reasonable notice, demand that deficiency of maintenance be corrected, or enter the open space to maintain it. The cost of such maintenance shall be charged to the Homeowners Association.
5. The developer shall place in a conspicuous manner upon the Final Plat of the subdivision a notation concerning control of open space.
6. The developer will provide proof of registration of the Articles of Incorporation with the appropriate state agency for the formation of the Homeowners Association to the Development and Design Services Department.
7. Homeowners' Associations or similar legal entities that are responsible for the maintenance and control of open space areas and common areas shall be established by the developer who shall record in the Register of Deeds a declaration of covenants and restrictions that will govern the association or similar legal entity. A copy of the recorded document shall be provided to the Development and Design Services Department and such document shall include, but not be limited to, the following:
   1. Provision for the establishment of the association or similar entity is required before any lot in the development is sold or any building occupied and membership shall be mandatory for each homeowner and any successive buyer.
   2. The association or similar legal entity has clear legal authority to maintain and exercise control over such common open space areas.
   3. The association or similar legal entity has the power to compel contributions from residents of the development to cover their proportionate shares of the costs associated with the maintenance and upkeep of such common areas. Further, assessments levied can become a lien on the property if allowed in the master deed establishing the homeowners association or similar legal entity.
   4. The open space restrictions must be permanent, not just for a period of years.
   5. The association or similar legal entity must be responsible for liability insurance, applicable taxes and the maintenance of open space and other facilities under their control.
   6. The association or similar legal entity must be able to adjust the assessment to meet changing needs.
   7. The association shall be responsible for maintaining all public storm water drainage systems and easements within the development not being maintained by the City, County, State or other approved entity.
8. It shall be expressly stated within the restrictive covenants/homeowners association documents that it will be the responsibility of the developer or successors or assigns to enforce such covenants or restrictions until such time as control has been transferred to the Homeowners Association Board of Directors. It shall be the sole responsibility of the developer, successor or assigns to correct any deficiencies prior to transfer of control over to the Homeowners Association Board of Directors.

Effective on: 1/1/1901

1. The purpose of this Section is to ensure that adequate and well-designed parking and site access is provided for developments in the City of Morganton.
2. Unless otherwise specified, the requirements of this Section shall be initiated by any one (1) or more of the following activities on a property:
   1. New construction or the initial use of the property
   2. A substantial change of use or change in zoning classification
   3. Any building or parking expansion of greater than 20 percent
3. The requirements of this section do not apply to single-family or two-family residential development on existing lots of record that are not utilizing performance standards for density bonuses.

Effective on: 1/1/1901

1. All off-street parking areas shall be landscaped in accordance with the regulations in Section 4.4.
2. No off-street parking area shall be located over an on-site wastewater drain field.
3. Off-street parking areas shall be properly maintained in all respects. In particular, off-street parking area surfaces shall be kept in good condition (free from potholes, etc.) and parking space lines or markings shall be kept clearly visible and distinct.

Effective on: 1/1/1901

1. A.
   Parking lots shall not be located closer than 10 feet from a public right-of-way, except in the CBD zoning district. In the CBD zoning district, parking lots shall not be located closer than five (5) feet from the public right-of-way.
2. B.
   Off-street parking areas shall be designed so that parked vehicles do not encroach upon, extend onto, or cause vehicles to back into public rights-of-way, sidewalks or strike against or damage any wall, vegetation, utility, or other structure. Curbs or bumpers are required and shall be a minimum of six (6) inches high.
3. C.
   Off-street parking areas shall be designed to facilitate adequate movement and access by sanitation, emergency and other public service vehicles.
4. D.
   No surface parking or circulation driveway is permitted within any required or established buffer area, except that driveways providing access to the parking area may be installed across these areas.
5. E.
   No new off-street parking area in the CBD districts shall extend toward a public street right-of-way beyond the front wall of the closest adjacent building. See Figure 4.25.

FIGURE 4.25: PARKING LOCATION IN RELATION TO BUILDINGS IN THE CBD

6. F.

   CBD Parking Lot Screen Wall

   All new or expanding off-street parking areas in the CBD zoning district that abut a public street right-of-way shall be screened with a hedgerow, masonry wall, or fence of at least three (3) feet in height that meets the fence and wall requirements of Section 4.4.9. These features shall not impeded sight lines within sight triangles as defined in Section 4.2.1 (G).
7. G.
   No parking aisle (defined as a drive aisle and the parking located on each side) serving the general public that contains more than 10 parking spaces shall dead end, except that the Development and Design Services Department may approve dead-end aisles for up to 20 spaces on small lots where expected traffic is minimal. Any parking aisle that dead-ends shall be provided a suitable turnaround.
8. H.
   For non-residential uses in the Corridor and River District Overlays (except for civic uses and developments in the EID zoning district) with more than two (2) rows of parking located in the front yard of the principal building, the following standards shall be met in addition to the landscaping requirements of Section 4.4.5:

   1. 1.
      Parking shall have additional screening using one (1) of the following methods:

      1. a.
         The minimum street yard width required by Section 4.4.4 shall be doubled and the number of shrubs shall be increased by 25 percent; or
      2. b.
         Parking may be shared and screened with outparcel buildings (See Figure 4.26).
   2. 2.
      No more than three (3) parking aisles (defined as a drive aisle and the parking located on each side) shall abut. Otherwise, parking aisles shall be separated from each other by planted medians which may include pedestrian walkways. Parking lots shall be designed to allow pedestrians to safely move from their vehicles to the building (s). On small lots, this may be achieved by providing a sidewalk at the perimeter of the lot. On larger lots, corridors within the parking area should channel pedestrians from the car to the perimeter of the lot or to the building. These corridors may be delineated by a paving material that differs from that of vehicular areas and planted to provide shade. Small posts or bollards may be included. (See Figure 4.26).
   3. 3.
      Landscape islands that are arranged in a manner that clearly delineates parking bays and drive aisles. A landscape island shall, at a minimum, be placed at the end of each parking bay.
   4. 4.
      All open pedestrian walkways, sidewalks, and passageways shall be landscaped on a ratio of 1 canopy tree and 15 shrubs per 100 linear feet of walkway, sidewalk, or passageway. The landscaping shall be installed within 10 feet of the edge of pedestrian walkway, sidewalk, or passageway. This landscaping material may be used meet required parking lot yard landscaping requirements.

FIGURE 4.26: EXAMPLE OF PARKING AREA FOR LARGE SCALE DEVELOPMENT
Option 1-Street Yard doubled with 25% more shrubs	Option 2-Outparcels
No Outparcels, Enhanced Street Yard or Landscaped Pedestrian Walkway
Planted Median with Pedestrian Walkway	No Parking Aisle Separation

Effective on: 5/1/2023

All new parking areas shall meet the following dimensional requirements:

Exceptions: 

Parking spaces and drive aisles in alternative sizes to the noted dimension may be considered at the discretion of the Development and Design Services Department for particular uses.

Accessible spaces must meet the accessibility requirements of the North Carolina Building Code. 

FIGURE 4.27: PARKING DIMENSIONS
Two-way Aisle 90°	Typical 0° Parking
One-way Aisle 45 (Typical)	One-way Aisle 45° (Reverse Angle)
Two-way Aisle 45 (Typical)	Two-way Aisle 45° (Reverse Angle)
One-way Aisle 60°	Two-way Aisle 60°

Effective on: 5/1/2023

1. A.
   All parking areas within the Corridor and River District Overlays (except for single-family and two-family residential uses) shall be paved with asphalt, concrete, pavers, or similar paving material and shall be landscaped in accordance with the requirements of Section 4.4.5. All parking areas of greater than 20 spaces shall also be constructed with standard or valley curb and gutter or an alternative Low Impact Development method as shown in the pictures below.

Standard curb and gutter	Curb and gutter with curb cuts directed to landscaped area	Recessed curb with sheet flow drainage to landscaped area

2. B.

   Wheel stops with sheet flow drainage to landscaped area

   Non-residential and multi-family uses not located in the Corridor or River District Overlays shall pave all front and side yard parking areas, driveways and ADA parking spaces. The minimum number of spaces required for the use shall be paved. Any additional parking areas located in rear yards may be gravel or similar durable wearing surface. Curb and gutter is not required for developments not located in the Corridor or River District Overlays. However, wheel stops shall be provided with a minimum two (2) foot separation from the edge of landscaped areas.
3. C.
   All paving shall meet the requirements of the City of Morganton Engineering Standards and Specifications.

Effective on: 5/1/2023

1. A.
   All new developments in all zoning districts shall provide a sufficient number of off-street parking spaces to accommodate the number of vehicles that ordinarily are attracted to the development in question except as provided in subsection 4.4.6 (A) (1) below. Proof of sufficient parking, except for the central business district, shall be provided upon application for a Zoning Permit.

   1. 1.
      Within the Central Business District, off-street parking is not required. On-Street parking is to be shared and may not be allocated to individual owners or businesses unless a valet parking agreement, in a form and of content to the satisfaction of the City Attorney, is reviewed by the Planning Commission and approved by City Council.
2. B.
   The City recognizes that the Parking Requirements Table set forth in this Section cannot and does not cover every possible situation that may arise. Therefore, in cases not specifically covered, the Development and Design Services Department is authorized to determine the parking requirements using the Table as a guide.
3. C.

   Permeable Pavers

   See the Parking Requirements Table on the following pages for minimum parking space requirements. The Development and Design Services Department may reduce the minimum number of parking spaces required or increase the maximum number allowed by up to 10 percent if the applicant can demonstrate that the number of required parking spaces is excessive or inadequate due to use or property constraints.
4. D.
   Except for single-family residential uses, two-family residential uses, and uses providing 10 or fewer on-site parking spaces, the maximum number of parking spaces provided shall be 125 percent the required minimum shown in the Parking Requirements Table on the following pages, unless approved by the Development and Design Services Department. Any number of parking spaces above the maximum shall utilize permeable pavers or Low Impact Development design.

Effective on: 5/1/2023

1. A.
   For all off-street parking lots, the required space shall be provided on the same plot with the use or on a lot separated therefrom by not more than 400 feet, except for residential uses, which must be provided on the same lot. Portions of any lot containing parking spaces dedicated to the subject development shall become part of the subject development and shall be reflected on any approved plans and permits issued for the subject development. No parking space shall be dedicated to more than one use, except as under (B) below. An easement recorded in the Burke County Register of Deeds is required prior to issuing any permit.
2. B.
   The joint use of shared off-street parking between two (2) uses may be made by contract by two (2) or more adjacent property owners. Developments that operate at different times may jointly use or share the same parking spaces with a maximum of one-half (1/2) of the parking spaces credited to both uses. An easement recorded in the Burke County Register of Deeds is required prior to issuing any permit.
3. C.
   All newly constructed non-residential parking lots shall be designed to accommodate interconnection between adjacent sites unless natural features prevent connection.

FIGURE 4.28: PARKING CONNECTIVITY

Effective on: 5/1/2023

1. A.
   Subject to Subsection (C), whenever the normal operation of any development requires that goods, merchandise, or equipment be routinely delivered to or shipped from that development, a sufficient off-street loading and unloading area must be provided in accordance with this Section to accommodate the delivery or shipment operations in a safe and convenient manner, with limited impact upon neighboring lower-intensity uses.
2. B.
   Loading and unloading areas shall be so located and designed so that the vehicles intended to use them can:

   1. 1.
      maneuver safely and conveniently to and from a public right-of-way; and
   2. 2.
      complete the loading and unloading operations without obstructing or interfering with any public right-of-way or any parking space or parking lot aisle.
3. C.
   No area allocated to loading and unloading facilities may be used to satisfy the area requirements for off-street parking.

Effective on: 5/1/2023

1. A.
   On any LID or MID zoned lot of less than one (1) acre in size, commercial vehicles which may be parked on an overnight basis shall be limited to vans and trucks of no greater than three (3) axles. This requirement shall not be interpreted to prohibit vehicles from loading and unloading household goods in any LID or MID district for a period of up to 24 hours.
2. B.
   No residentially-developed lot may be used as the base of operation for any freight hauling truck.
3. C.
   For purposes of this Ordinance, a recreational vehicle shall not be deemed a dwelling unit and the usage of a recreational vehicle for living, sleeping or housekeeping purposes and the connection of such vehicle to utility services (other than for periodic maintenance and/or repair purposes) shall be prohibited unless the vehicle is located in a camping and recreational vehicle park so designed to accommodate recreation vehicles.
4. D.
   In case of extreme emergency, not for convenience purposes, recreational vehicles may be utilized for temporary living quarters for a period of no longer than 18 months, under the following conditions.
5.  
   1. a.
      Only persons who occupied the original dwelling unit shall occupy the recreational vehicle;
   2. b.
      The recreational vehicle shall be connected to power and potable water;
   3. c.
      The recreational vehicle shall have an internal system for collection of human waste, and the waste shall be properly disposed of;
   4. d.
      The recreational vehicle shall remain in good repair and at all times be capable of being removed from the site under motor vehicle power;
   5. e.
      Measurable progress must be made towards returning the original dwelling to an habitable state;
   6. f.
      Once the original dwelling receives a Certificate of Occupancy, the recreational vehicle shall be removed from service as emergency accommodation within two weeks.                                                                                                                                                                                                                                                                                                                    The Development and Design Services Director shall interpret and apply this section such that it is consistent with the spirit, purpose, and intent of this ordinance, such that public safety is secured, and substantial justice is achieved to all parties.

Effective on: 1/1/1901

1. A.
   Driveways that connect to state-maintained streets shall comply with NCDOT standards.
2. B.
   Driveways that connect to City-maintained streets shall comply with the Public Works standards set forth in Article C of Chapter 1 of Part 4 of the City of Morganton Code of Ordinances.

Effective on: 5/1/2023

1. The purpose of this Section is to ensure that new developments provide adequate infrastructure that is compatible with adopted plans and City Standards. It is also the intent of this Section to provide for enhanced infrastructure in the Corridor and River District Overlays and within higher density residential development through performance standards.
2. Unless otherwise specified, the requirements of this Section shall be initiated by any one (1) or more of the following activities on a property:
   1. New construction or the initial use of the property
   2. A substantial change of use or change in zoning classification
   3. Any building or parking expansion of greater than 20 percent

Effective on: 1/1/1901

1. A.
   The location and design of streets shall be in conformance with the Greater Hickory Metropolitan Planning Organization (MPO) Long Range Transportation Plan (LRTP).
2. B.
   In any case where any part of a development lies within the corridor of a thoroughfare shown on a roadway corridor map adopted pursuant to NCGS Chapter 136, ARTICLE 2E, no development approval shall be granted with respect to the property in the roadway corridor. Provided, however, no development plan approval shall be delayed by the provision of the roadway corridor map procedure for more than three (3) years from the date of its original submittal.

Effective on: 5/1/2023

In addition to the sidewalk requirements of the Subdivision Ordinance the following standards shall apply:

All utilities shall be installed underground and meet requirements of the City of Morganton Engineering Standards and Specifications.

Effective on: 1/1/1901

1. The purpose of this Section is to ensure architectural compatibility and the establishment and preservation of architectural character throughout the City. Enumerated in the sections below are general standards all buildings, performance standards for residential buildings, standards for non-residential buildings, standards for buildings in the CBD zoning district.
2. These standards are intended to ensure that the basic elements characteristic to Western North Carolina architecture are integrated into the non-residential buildings constructed in Morganton, so that the City can achieve its desired aesthetic and reinforce the City’s character and sense of place.

Effective on: 1/1/1901

1. The standards of this Section 4.8 shall apply as follows:

2. The standards shall apply to new construction and expansions of greater than 20% of the gross floor area, or exterior remodels of over 50% of any primary façade. If a nonconforming building is being expanded by greater than 20 percent, then the existing portion of the building shall comply with the following standards:
   1. The primary building material as permitted by Section 4.8.6.7 shall be continued over to 50 percent of the front façade of the existing building.
   2. A minimum of one (1) vertical articulation element listed in Section 4.8.6.4 (A) shall be incorporated into the front façade.
   3. A minimum of one (1) horizontal articulation element listed in Section 4.8.6.5 (A) shall be incorporated into the front façade.
   4. All unscreened mechanical or utility equipment shall be screened per Section 4.8.6.12.
3. Non-residential building design standards shall not apply to existing residential structures that have a change-of-use to a non-residential use as permitted by this Ordinance.

FIGURE: 4.30: EXAMPLE OF BUILDING EXPANSION DESIGN COMPLIANCE
Existing Stucco Building	Building with greater than 20% addition

Effective on: 1/1/1901

1. A.
   The primary entrance shall be architecturally and functionally designed on the front façade facing the primary public street, except that buildings interior to a development may be arranged to front a common courtyard, parking area, driveway, or private street. Building entrances shall be emphasized using massing, architectural features, and/or changes in the roofline.
2. B.
   The front façade of the principal structure shall be parallel to the front lot line and street. Any side of a building that faces an arterial or collector street that is not screened from view by a berm or landscaping shall be treated as a front façade.
3. C.
   Any residential lots of less than 50 feet in width shall be alley-loaded and shall not have driveways accessing the fronting street. 
4. D.
   Manufactured housing shall not be used as permanent structures except in the MH-O district.
5. E.
   Modular buildings shall not be used as permanent structures unless such are placed on a permanent masonry foundation and meet all of the other design standards for buildings in the district in which they are located.

Effective on: 5/1/2023

The following are suggested guidelines which the City recommends be followed by owners and developers.

1. Wall Materials
   1. Exterior wall materials should be wood, fiber cement board, brick, stone, vinyl, or similar materials.
   2. The front wall of such infill residences should incorporate at least 25 percent of the primary material used on residences located within 200 feet.
2. Roofs
   1. Roof materials shall be asphalt shingles, wood shakes, standing seam metal, slate, tile, or similar materials.
   2. The primary roof of a single-family residential building shall be pitched. Pitched roofs for one-story buildings shall have a slope of between 4:12 and 8:12. Pitched roofs for one-and-a-half (1 ½) or multiple story buildings shall have a slope of between 6:12 and 12:12. Secondary roofs may be flat and shall have a parapet wall with a decorative cap or cornice.
   3. Architectural elements such as height variations, gables, dormers, cupolas, towers, and other similar elements shall be incorporated into the roof design at a minimum of every 25 linear feet on the primary/front façade.
   4. Roofs shall be in scale with the building and shall have an overhang of six (6) inches or more to facilitate proper water run-off.

Height variation and dormers	Large expanse of roof without variation
More than 6-inch Gable Overhang	No Gable Overhang

3. Garages
   1. Garages on infill residences shall incorporate similarly situated garages as residences located within 200 feet. For example, if all garages on houses residences within 200 are recessed from the front façade, then the garage on the infill house shall have a garage that is recessed from the front façade.
   2. Garages and carports shall be set back a minimum of 20 feet from a public street right-of-way.
   3. Attached garages for more than two (2) cars shall not face the primary street. Garages on corner lots may face the non-fronting street.

Side-loaded three-car garage	Front-loaded three-car garage

Effective on: 1/1/1901

For each of the following standards that are met residential developments are eligible for one (1) performance point under the provisions of Section 4.3.1. For the purposes of this Section, building wall types are defined as follows:

1. A.
   Primary/Front Façade

   Any building wall plane which is oriented toward a street right-of-way and contains the primary building entrance.

FIGURE 4.31: PRIMARY/FRONT FACADE

2. B.
   Secondary/Corner Side Façade

   Building wall planes that do not contain the primary entrance to the building and face a secondary street right-of-way on a corner lot or an internal private street for multi-family residential developments.

FIGURE 4.32: SECONDARY /CORNER SIDE FACADE

3. C.
   Side Façade

   Building wall planes that do not face a street right-of-way and are generally perpendicular to the primary/front façade.

FIGURE 4.33: SIDE FACADE

4. D.
   Rear Façade

   Building wall planes that face the rear yard and generally parallel to the primary/front façade.

FIGURE 4.34: REAR FACADE

The requirements of this Section shall apply to the non-residential buildings in the following areas:

1. Non-residential buildings located within the Corridor Overlay in all zoning districts;
2. Non-residential buildings located within the River District Overlay in all zoning districts;
3. Non-residential buildings located within the LID and MID zoning districts as indicated in Section 3.4, but shall not apply to existing residential structures that have a change-of-use to a non-residential use as permitted by this Ordinance; and
4. Non-residential buildings within any HID district that exceed 35 feet in height.
5. For all other areas these standards shall serve as guidelines and are strongly encouraged.

1. The intent of the affordable housing performance points is to encourage development of affordable housing in the City of Morganton and to facilitate achieving densities that maximize land use for this type of housing.

Effective on: 9/13/2021

1. Meeting this standard will result in a total of four (4) performance points. The applicant has the choice of using all four points strictly for bonus points to assist in achieving the needed density under Section 4.2.3 or two points can be applied to meet the minimum points required for the Building Design criteria of Section 4.8 while the other two points are allocated strictly for the bonus density. 
2. This performance standard shall apply to new developments that apply for and are awarded funding through the North Carolina Housing Finance Agency’s Low-Income Housing Tax Credit Program. For the purposes of this standard, affordability shall be defined as housing units that will be affordable to and occupied by households with incomes at or below (80%) of area median income (AMI) for Burke County per HUD’s published income limits. 
3. A Land Use Restrictive Covenant declaring a commitment to comply with the Low-Income Tax Credit program for 30 years shall be recorded with the Burke County Register of Deeds.

(Ord. No. 21-36, 09/13/2021) 

Effective on: 9/13/2021

FIGURE 4.12: TYPE 1 BUFFER YARD EXAMPLES
Base Standard	Performance Standard
Base Standard with Fence	Performance Standard with Fence

Effective on: 5/1/2023

FIGURE 4.13: TYPE 2 BUFFER YARD EXAMPLES
Base Standard	Performance Standard
Base Standard with Fence	Performance Standard with Fence

Effective on: 5/1/2023

FIGURE 4.14: TYPE 3 BUFFER YARD EXAMPLES
Minimum Standard	Minimum Standard with Fence

Effective on: 5/1/2023

The street yard shall be installed along entire street frontage of the existing street from which the residential development takes access.

FIGURE 4.15: RESIDENTIAL STREET YARD EXAMPLE

Effective on: 5/1/2023

FIGURE 4.16: NON-RESIDENTIAL STREET YARD EXAMPLES
Base Standard
Corridor Overlay Performance Standard
River District Overlay Performance Standard
Example Fence and Boulders

Effective on: 5/1/2023

FIGURE 4.17: MULTI-FAMILY RESIDENTIAL PARKING LOT YARD DIAGRAM

Effective on: 5/1/2023

FIGURE 4.18: NON-RESIDENTIAL PARKING LOT YARD EXAMPLES
Base Standard
Corridor Overlay Performance Standard
River District Overlay Performance Standard

Effective on: 5/1/2023

Meeting this standard will result in one (1) performance point.

FIGURE 4.19: Multi-family Residential Building Yard Performance Standard Diagram

Effective on: 5/1/2023

FIGURE 4.20: NON-RESIDENTIAL BUILDING YARD EXAMPLE

Effective on: 5/1/2023

In lieu of the non-residential building yard standard, any development in the EID zoning district may install at a minimum one (1) large tree for each 5,000 square feet of building coverage. These large trees shall be distributed throughout the project site and are in addition to any required buffer yards, street yards, parking lot yards, and screening yards.

FIGURE 4.21: EID BUILDING YARD EXAMPLE

Effective on: 1/1/1901

Multi- family residential yards are not required in CBD due to front setback requirements; therefore multi-family residential developments in the CBD district shall automatically receive one (1) performance point in lieu of residential yards. 

Effective on: 5/1/2023

4.4.8.2 Single-family and Two-family Residential Performance Standards 

1. A.
   The intent of the Residential Yard is to replace some of the trees removed during the grading process and establish a residential tree canopy and to provide a building yard transition between the street and structure.
2. B.
   Residential yard trees and shrubs may be placed anywhere on the property except that at least one (1) tree is placed in the front yard.
3. C.
   Trees and shrubs shall be planted outside of the public right-of-way. Maintenance of the trees and shrubs may be the responsibility of the individual property owner. Vegetation may be selected from the approved plant list in The Landscape Manual. The use of existing vegetation to satisfy the large tree standard is encouraged.
4. D.
   Meeting this standard will result in one (1) performance point.

FIGURE 4.21: RESIDENTIAL YARD EXAMPLE

(There are no ordinances associated with this section.) 

Effective on: 5/1/2023

1. A.
   Unless otherwise specified within this Ordinance, fences and walls shall be exempt from setback and yard requirements. Fences may be located up to the property line, but shall not be located in any right-of-way or sight-triangle. For streets without a right-of-way, fences shall be located a minimum of 10 feet from the edge of pavement. Fences may be located closer than 10 feet to the edge of pavement if there is an existing retaining structure, as long as the fence is no closer to the pavement than the existing retaining structure.
2. B.
   Fences and walls not maintained in a safe manner or good order through neglect, lack of repair, manner of construction, method of placement, or otherwise deemed unsafe by the City shall be repaired, replaced, or removed.
3. C.
   Fences and walls shall not contain advertising, signs, logos or other lettering
4. D.
   Where a fence or wall is used as part of required screening, the side of the fence or wall facing the adjacent property shall be a finished face; double -faced fences and walls are encouraged. 
5. E.
   Fences and walls shall be installed and maintained so as not to interfere with the sight distance in parking areas, driveways, and at street intersections.
6. F.
   Nothing in this subsection shall preclude the installation of temporary fences around construction works, erected or maintained pursuant to the NC Building Code or Soil Erosion and Sedimentation Control Act requirements.

Effective on: 5/1/2023

All new fences and walls shall meet the height and material requirements in the table below. The requirement of this subsection shall not apply to bona fide farms.

(Ord. No. 21-37, 09/13/2021)

Effective on: 5/1/2023

1. A.
   Materials may include a combination of the listed permitted materials for each fence type. Fences shall be constructed of materials manufactured and sold as fencing materials. Wood palettes, tires, pipes, and similar items shall not be used as fencing materials.
2. B.
   In addition to the requirements of this Section, front yard fences in the Corridor and River District Overlays shall meet the street yard design requirements of Section 4.4.4.
3. C.
   Front yard fences shall not be opaque and shall be at least 50 percent transparent.
4. D.
   The finished side of the fence shall be installed facing the street right-of-way and adjacent properties.
5. E.
   Chain link fences for non-residential and multi-family residential uses shall be supplemented with landscaping to the outside of the fence at a minimum rate of one (1) large shrub per five (5) linear feet. Chain link fence with slats shall not be used to meet screening requirements.
6. F.
   Barbed wire on top of chain link fences is permitted for rear yard fences not visible from a street in the EID district only.
7. G.
   Fences and walls shall be compatible in design and material of the buildings on the property.
8. H.
   No fence or wall which will block or materially impede the flow of stormwater runoff shall be constructed within a storm drainage easement.

Effective on: 5/1/2023

Open spaces designated as nature preserves shall be left largely undisturbed except for the optional clearing of underbrush for the provision of a walking trail. Nature preserves are the encouraged open space type for floodways; flood fringe areas (100-year floodplain); stream buffers as required by the Watershed Protection Ordinance or Phase II Stormwater Ordinance; slopes of greater than 25 percent; jurisdictional wetlands under federal law (Clean Water Act, Section 404) that meet the definition applied by the US Army Corps of Engineers; tree conservation areas; individual existing healthy trees greater than 10 inches DBH and their critical root zones; habitat for federal or state endangered or threatened species; and scenic viewsheds such as ridge lines, field borders, meadows, fields, river views, natural woodlands that can be seen from roadways.

EXAMPLES OF NATURE PRESERVES

Effective on: 5/1/2023

Greenways are large, irregular open spaces designed to incorporate natural settings such as creeks and significant stands of trees within and between neighborhoods. Greenways connect points of interest in a community such as schools, parks, and other civic uses. Greenways are typically more natural and may contain irregular topography. Greenways shall be used for, at a minimum, trails for walking, jogging, and biking. Greenways, as designated on adopted City and County plans provide for walking, jogging, and biking connecting points of interest in the community such as schools parks and other civic uses.

EXAMPLES OF GREENWAYS

Effective on: 5/1/2023

Greenbelts run along the perimeter of a neighborhood, and serve to buffer a neighborhood from surrounding non-compatible uses such as a highway corridor or industrial district, or a developed area from agricultural areas or adjacent communities. Greenbelts are wider and provide more existing natural vegetation than any buffer yard required as part of Section 4.4.3. Greenbelts differ from the other types of open spaces in that they are left natural, and are not intended for recreational use.

EXAMPLES OF GREENBELTS

Effective on: 1/1/1901

Open spaces designated as agricultural preserves shall be used for active farming in the form of crop cultivation, the keeping of livestock, or equestrian facilities. Agricultural preserves are encouraged to protect areas of agricultural and rural heritage and promote compatible active agricultural operations.

EXAMPLES OF AGRICULTURAL PRESERVES

Effective on: 1/1/1901

Recreational amenity centers are intended for active recreational use and may include swimming pools, splash pads, tennis courts and similar uses. Recreational amenity centers shall be centrally located to the residences that they serve.

EXAMPLES OF RECREATIONAL AMENITY CENTERS

Effective on: 1/1/1901

Playgrounds are for active recreational use and provide sunny and shaded play equipment and play areas for children as well as open shelter with benches. Playgrounds may be part of other types of open space, such as parks or recreational amenity centers, or may stand alone.

EXAMPLES OF PLAYGROUNDS

Effective on: 1/1/1901

Squares or greens are primarily intended for passive recreational use and may have monuments, pavilions, sitting areas. Squares or greens shall be bounded by streets on a minimum of 50 percent of their perimeter. Squares or greens are encouraged to be entirely bounded by streets and/or lanes. Squares and greens shall be planted parallel to all streets and shall contain canopy trees along street frontages.

EXAMPLES OF SQUARES

Effective on: 5/1/2023

Parks may be designed for passive and/or active recreational use. Parks shall be bounded by streets on a minimum of 10 percent of their perimeter. Large parks should create a central open space which services an entire neighborhood or group of neighborhoods; or incorporates physical features which are an asset to the community (i.e. lake or river frontage, high ground, significant stands of trees). Undergrowth should be limited and landscaping shall be installed in a manner that promotes attractiveness and safety. Parks may be combined with greenways and greenbelts and may include golf courses and community gardens.

EXAMPLES OF PARKS

Effective on: 1/1/1901

All new streets shall, at a minimum, meet the requirements set forth in the Subdivision Ordinance.

Effective on: 1/1/1901

Residential developments that meet the connectivity ratio set forth in this subsection are eligible receive one (1) performance point. The minimum connectivity ratio to receive this performance point is 1.40 (see example below). The phrase “connectivity ratio” means the number of street links divided by the number of nodes or link ends, including cul-de-sac heads. A “link” means and refers to that portion of a street defined by a node at each end or at one (1) end. Approved stubs to adjacent property shall be considered links. However, alleys shall not be considered links. A “node” refers to the terminus of a street or the intersection of two (2) or more streets, except that intersections that use a roundabout shall not be counted as a node. For purposes of this subsection, the street links and nodes within the collector or thoroughfare streets providing access to a proposed development shall not be considered in computing the connectivity ratio.

FIGURE 4.29: PERFORMANCE CONNECTIVITY RATIO
Example 1: Development does not meet ratio (12 links/10 nodes=1.20 ratio)	Example 2: Same development modified to meet Ratio (14 links/9 nodes=1.55 ratio)

Effective on: 1/1/1901

The installation of sidewalks on one side of all public streets within a residential development shall receive one (1) performance point. The installation of sidewalks on both sides of all public streets within a residential development shall receive two (2) performance points. A minimum four (4) foot planting strip shall be located between the sidewalk and the street (back of curb). The planting strip shall be planted with grass. Sidewalks shall be installed in accordance with the requirements of the City of Morganton Engineering Standards and Specifications.

Effective on: 5/1/2023

The installation of sidewalk along all street frontage for a development is required within the Corridor and River District Overlays. The installation of sidewalks on one side of all public street within a non-residential development shall receive one (1) performance point. The installation of sidewalks on both sides of all public streets within a non- residential development shall receive two (2) performance points. A minimum six (6) foot planting strip shall be located between the sidewalk and the street (back of curb). The planting strip shall be planted with grass. Sidewalks shall be installed in accordance with the requirements of the City of Morganton Engineering Standards and Specifications.

Effective on: 5/1/2023

In lieu of installation or construction of the required sidewalk or sidewalks as described above, an owner, sub-divider, or other developer may, with the approval of the City’s Department of Development and Design Services, pay to the City an amount determined by multiplying the linear footage of the required sidewalk by the current estimated cost per foot of sidewalk, less any grading costs, as may be computed by the Department of Development and Design Services. Such funds shall be set aside by the City to be used to build sidewalks in areas that would better serve the neighborhood or area adjoining or near to the subject property, so that the City’s system of sidewalks may be extended in an orderly manner and may be tied together by logical extensions. Payments in lieu shall be treated the same as construction of a sidewalk for the purpose of performance standard points. 

(Ord. No. 19-53, 12/02/2019) 

Effective on: 5/1/2023

1. A.
   Parking areas, sidewalks, and building entrances shall be lighted in order to contribute to the security of the property and to facilitate the safe passage of persons using these areas after dark. However, measures shall be provided to minimize light spillover onto adjacent properties and glare toward motor vehicle operators.
2. B.
   The following types of lighting shall be exempt from the standards of this Section:

   1. 1.
      Underwater lighting used for the illumination of swimming pools and fountains;
   2. 2.
      The lighting of governmental flags;
   3. 3.
      Lighting used for nighttime street and utility construction and repair shall not be subject to these lighting standards, but shall comply with the street lighting policy of the City;
   4. 4.
      Lighting used for agricultural purposes or in conjunction with a bona fide farm operation, except that such lighting shall be designed and sited to prevent light trespass onto public streets or adjacent occupied lots;
   5. 5.
      Emergency lighting, used by police, firefighting, or medical personnel, or at their direction for as long as the emergency exists; and
   6. 6.
      Lighting attached to or associated with single-family and two-family residential structures customarily used for security and safety, provided that light does not cause light trespass or glare onto adjacent properties.

Effective on: 5/1/2023

1. Lighting design shall be coordinated throughout a development site.
2. All light fixtures shall be located, aimed or shielded so as to minimize stray light trespassing across property boundaries and be directed in a way so as not to jeopardize traffic safety. All lights shall be full cut-off angled at 45 degrees or less to vertical.
3. Lighting within public rights-of-way shall be installed in accordance with the City of Morganton Engineering Standards and Specifications and Duke Energy requirements.

Effective on: 1/1/1901

1. Flashing, colored or obtrusive lighting.
2. Flood or spot lamps aimed higher than forty-five degrees above straight down (half-way between straight down and straight to the side).
3. Non-shielded wall packs
4. The use of laser source light or any similar high intensity light for outdoor advertising or entertainment, when projected above the horizontal.

Effective on: 1/1/1901

1. No freestanding light poles shall exceed a maximum of 30 feet mounting height except that sports facility lighting shall not be limited but shall be the minimum necessary to provide proper illumination of the active play area and surrounding spectator areas.
2. All light fixtures attached to building walls shall be placed at the minimum height necessary to achieve their purpose.

Effective on: 1/1/1901

1. All light fixtures that are required to be shielded shall be installed and maintained in such a manner that the shielding is effective as required.
2. Anything other than routine servicing and same-type lamp replacement of any exterior lighting shall require City approval prior to installation.

Effective on: 1/1/1901

Residential developments that have decorative pedestrian-scale lighting installed along all streets shall receive one performance point. Pedestrian-scale lighting shall be 10-15 feet tall.

Effective on: 1/1/1901

1. A.
   Wall Materials (one performance point)

   1. 1.
      Exterior wall materials shall be wood, fiber cement board, brick, stone, vinyl, or similar materials.
   2. 2.
      A minimum of two (2) materials shall be mixed on all facades, and a minimum of 50 percent of all facades shall be brick, stone, or a material similar in appearance and durability. Brick, stone or similar heavy materials shall be located below lighter materials such as wood or vinyl.

Mostly brick and stone with vinyl accents	All vinyl siding

2. B.
   Roofs (one performance point)

   1. 1.
      Roof materials shall be asphalt shingles, wood shakes, standing seam metal, slate, tile, or similar materials.
   2. 2.
      Pitched roofs for one-story buildings shall have a slope of between 4:12 and 8:12. Pitched roofs for one-and-a-half (1 ½) or multiple story buildings shall have a slope of between 6:12 and 12:12.
   3. 3.
      Flat roofs shall have a parapet wall with a decorative cap or cornice.
   4. 4.
      Architectural elements such as height variations, gables, dormers, cupolas, towers, and other similar elements shall be incorporated into the roof design at a minimum of every 25 linear feet on all facades.
   5. 5.
      Roofs shall be in scale with the building and shall have an overhang of six (6) inches or more to facilitate proper water run-off.

Proportional roof with variation and overhang	Shallow roof with no variation or side overhang
Flat roof with decorative parapet and variation	Flat roof with no decorative parapet or variation

3. C.
   Garages (one performance point)

   1. 1.
      Garages shall not be located on the primary/front façade.
   2. 2.
      All garages shall be located on alleys or parking courtyards to the rear or interior of the building or building block.

Alley-loaded garages	Front-loaded garages

4. D.
   Façade Articulation (one performance point)

   1. 1.
      Façade articulation in the form of gables, projections, recesses, and/or porches or balconies of a minimum of three (3) feet in depth shall be located a minimum of every 25 feet along the all facades.
   2. 2.
      Exterior stairs and open circulation corridors shall not be located on the front façade.

Façade articulation with recesses and projections	No façade articulation
Interior stairs and circulation corridors	Exterior stairs and circulation corridors

5. E.
   Porches and Balconies (one performance point)

   1. 1.
      Porches or balconies a minimum of eight (8) feet wide and four (4) feet deep shall be incorporated on the front façade for a minimum of 50% of the dwellings on the front facade. 

With porches and balconies	No porches or balconies

6. F.
   Windows (one performance point)

   1. 1.
      A minimum of 25 percent of the primary façade and 20 percent of all secondary facades shall be composed of window area.
   2. 2.
      Windows shall follow a regular rhythm and be aligned on and between floors.

Adequate windows with regular rhythm and alignment	Few windows with no regular rhythm and alignment

Effective on: 5/1/2023

For newly subdivided lots utilizing performance standards to achieve altered dimensional standards (such as smaller lot sizes and/or smaller lot widths) a covenant shall be recorded requiring structures built on the lots to adhere to single-family and two-family residential performance standard requirements for building design as applicable at the time of development.  

1. A.
   Wall Materials (one performance point)

   1. 1.
      Exterior wall materials shall be wood, fiber cement board, brick, stone, vinyl, or similar materials.
   2. 2.
      A minimum of two (2) materials shall be mixed on the front and corner side facades, and a minimum of 50 percent of the front and corner side facades shall be brick, stone, or a material similar in appearance and durability. Brick, stone or similar heavy materials shall be located below lighter materials such as wood or vinyl.
   3. 3.
      The front wall shall incorporate at least 25 percent of the primary material used on the side walls of the building.

Fifty percent stone	All vinyl siding

2. B.
   Roofs (one performance point)

   1. 1.
      Roof materials shall be asphalt shingles, wood shakes, standing seam metal, slate, tile, or similar materials.
   2. 2.
      The primary roof of a single-family residential building shall be pitched. Pitched roofs for one-story buildings shall have a slope of between 4:12 and 8:12. Pitched roofs for one-and-a-half (1 ½) or multiple story buildings shall have a slope of between 6:12 and 12:12. Secondary roofs may be flat and shall have a parapet wall with a decorative cap or cornice.
   3. 3.
      Architectural elements such as height variations, gables, dormers, cupolas, towers, and other similar elements shall be incorporated into the roof design at a minimum of every 25 linear feet on the primary/front façade.
   4. 4.
      Roofs shall be in scale with the building and shall have an overhang of six (6) inches or more to facilitate proper water run-off.

Height variation and dormers	Large expanse of roof without variation
More than 6-inch Gable Overhang	No Gable Overhang

3. C.
   Garages (one performance point)

   1. 1.
      Front-loaded garages shall not have visual prominence on the front façade and shall not compose more than 40 percent of the total length of the front elevation.
   2. 2.
      Front-loaded garages and carports shall be flush with or recessed behind the front wall plane that contains the primary entrance to the dwelling facing the primary street frontage.
   3. 3.
      Garages and carports shall be set back a minimum of 20 feet from a public street right-of-way.
   4. 4.
      Attached garages for more than two (2) cars shall not face the primary street. Garages on corner lots may face the non-fronting street.
   5. 5.
      The maximum width for individual garage door shall be 12 feet.

Recessed garage with individual doors	Prominent garage with door exceeding 12 feet
Side-loaded three-car Garage	Front-loaded three-car Garage with door exceeding 12 feet

4. D.
   Façade Articulation (one performance point)

   1. 1.
      Façade articulation in the form of gables, projections, recesses, and/or porches of a minimum of three (3) feet in depth shall be located a minimum of every 25 feet along the front and corner side façades.
   2. 2.
      Two-family (duplex) residences shall be designed in such a way that the primary entrances are not both on the same plane of the primary/front façade.
   3. 3.
      Two-family residences on corner lots shall be designed with one unit’s primary entrance facing one fronting street and the other units facing the other fronting street.

Wall articulation with recesses and projections	No wall articulation
Entrances on different plane of facade	Entrances on same plane of facade

5. E.
   Porches and Balconies (one performance point)

   1. 1.
      Porches and balconies a minimum of eight (8) feet wide and four (4) feet deep shall be incorporated on the front façade for all dwellings.
   2. 2.
      Houses greater than 30 feet wide shall incorporate a porch on the front façade that is a minimum of 40 percent of the length of the primary/front façade and a minimum of five (5) feet deep.

House with porch	House without porch

6. F.
   Windows (one performance point)

   1. 1.
      A minimum of 20 percent of the primary/front façade and 15 percent of all other facades shall be composed of window area.
   2. 2.
      Windows shall follow a regular rhythm and be aligned on and between floors.

Adequate windows with regular rhythm and alignment	Few windows with no regular rhythm or alignment

7. G.
   Foundations (one performance point)

   The foundation of the dwelling shall be clad in brick or stone, and the first floor shall be elevated a minimum of 24 inches from the finished grade.

Elevated brick foundation	At-grade foundation

Effective on: 5/1/2023

1. Buildings shall be designed so that each side of the building is architecturally compatible with each other side of the building, unless otherwise exempted by a specific provision of this Section.
2. Where more than one building is being constructed as part of a larger common development plan, each building in that development, including pad sites and out parcels, buildings shall be designed in a manner that fosters a cohesive architectural aesthetic throughout the development. Architectural compatibility within a development may include the use of the following methods:
   1. Similar building materials
   2. Similarly colored building materials
   3. Proportional quantities of building materials on building facades
   4. Similar roof forms
   5. Similar architectural detailing
3. Additions to existing buildings shall match the materials of the building. If the existing building is constructed of non-conforming materials and the addition is greater than 20 percent of the gross floor area, then the addition shall incorporate a permitted primary material into the design of the addition and the front façade.

Effective on: 1/1/1901

Different design standards apply to different types of building walls. For the purposes of this Section, building walls shall be divided into the following categories:

1. Primary Building Façade / Primary Building Wall

   Any building wall plane which is oriented toward a public street or internal access drive, or which contains the primary building entrance (single tenant structures) or entrances (multi-tenant structures). Buildings on corners have more than one Primary Building Façade/Primary Building Wall. Primary Building Walls are always active building walls.

FIGURE 4.35: PRIMARY BUILDING WALL

2. Secondary Building Wall

   All building wall planes that are not defined as a Primary Façade / Primary Building Wall or as a Utility / Service Building Wall are Secondary Building Walls. Secondary building walls may be active or inactive depending on location and access to the building.

FIGURE 4.36: SECONDARY BUILDING WALL

3. Active Building Wall

   Any building wall plane, or portion of a wall plane, whether along a primary or secondary building wall, which:

   1. Contains a customer entrance;
   2. Is oriented toward a public street or internal access drive;
   3. Is adjacent to a pedestrian walkway; or
   4. Is adjacent to a customer parking area

FIGURE 4.37: BUILDING WALL TYPES

4. Utility/Service Building Walls

   The building wall plane, or portion thereof, that contains utility and service areas.

FIGURE 4.38: UTILITY/SERVICE WALL

5. Industrial Building Walls

   Each portion of a wall plane of an industrial, warehousing or similarly used building which is not adjacent to interior space used for offices, customer service, retail areas, product display areas or similar nonindustrial spaces.

FIGURE 4.39: INDUSTRIAL BUILDING WALLS
Note: Walls of the projecting portion of the building (which contain offices and showroom areas) are not classified as Industrial Building Walls.

Effective on: 1/1/1901

Building modulation is the varying of the footprint of a building by projecting or recessing portions of the façade from the base plane of the building wall. The use of a modulated façade helps to define the most important portion(s) of a building (such as customer entrances), reduces monotony along building walls and helps to distinguish adjacent buildings from each other by encouraging distinctive designs. The following building modulation standards apply to all non-residential buildings of greater than 50 linear feet on the primary façade:

1. Primary building facades shall be modulated through the use of projections or recessions of the building wall from the base wall plane.
2. Projections or recessions used to meet this requirement shall project or recede from the base wall plane by a minimum of one (1) foot or two (2) percent of the length of the façade, whichever is greater.
3. The combined length of the modulating feature(s) shall be a minimum of 35 percent of the width of the base wall plane.

FIGURE 4.40: BUILDING MODULATION
The illustrations above demonstrate compliance with the building modulation standards through the use of a single projection from the base wall plane.
The illustrations above demonstrate compliance with the building modulation standards through the use of multiple projections from the base wall plane.

Effective on: 1/1/1901

Vertical articulation is used to give emphasis to the height of a building and to provide relief along the vertical wall plane. Appropriate vertical articulation techniques vary based on the size and height of a building, as well as its architectural style. Vertical articulation shall be provided on each vertical building wall plane as required below. Utility/Service and Industrial building wall types shall be exempt from these standards.

1. Buildings shall be vertically articulated by using a minimum of three (3) of the techniques listed below:
   1. Using visually “heavy” building materials, such as stone, on lower surfaces when a “lighter” material is used on higher surfaces. Using larger or more coarsely faced building materials on lower surfaces and smaller or more finely textured materials on higher surfaces
   2. Using different colors of materials along the vertical wall plane, with darker colors used on lower surfaces and lighter colors used on higher surfaces
   3. Projecting the base of the building outward from the façade to create an architecturally distinct ledge along the base
   4. Recessing upper stories on multi-story buildings
   5. On multi-story buildings, using features that project perpendicularly to the building wall to divide the base of the building from upper stories
   6. Using a pitched roof form over the entire structure
   7. Including minor pitched roof forms on buildings with parapet walls
   8. Using stepped parapet walls
   9. Providing towers or similar features that extend vertically above the top of the building wall
   10. Varying the height of different portions of a building
   11. Using tall windows, particularly when coupled with an arched frame at the top
   12. Using distinct masonry patterns or inlays that extend vertically along the building wall
   13. Using pilasters or engaged columns that extend vertically along the building wall
2. Buildings that are three (3) or more stories or more than 35 feet above grade shall be designed with a visually distinct base. The base shall extend a minimum of 10 percent and maximum of 20 percent of the height of the vertical wall plane from grade.

FIGURE 4.41: VERTICAL ARTICULATION
The illustrations above demonstrate proper division of a multi-story building into vertically distinct portions of the vertical wall plane, including base, body, and top sections.
These illustrations demonstrate how individual features combine to provide vertical articulation on a building. The highlighted features include change in building height, the use of a pitched roof form, and the use of columns to achieve compliance with the vertical articulation standards.

Effective on: 1/1/1901

Horizontal articulation is used to provide visual interest along the horizontal wall plane and to define the human scale of a building. Appropriate horizontal articulation techniques vary based on the architectural style of a building, as well as its intended use. Utility/Service and Industrial building wall types shall be exempt from these standards.

1. Ground floor building walls shall be articulated in a manner that provides visual interest and emphasizes the human scale by using one (1) or more of the below referenced techniques, or by an equally effective method that achieves the stated goal:
   1. Awnings
   2. Trellises
   3. Arcades
   4. Recessed openings
   5. Arbors/Pergolas
   6. Porticos
   7. Decorative masonry patterns or inlays
   8. Decorative metalwork

Awnings	Trellises
Recessed openings and Decorative metalwork	Portico and Pergola
Arcade and Decorative Masonry Patterns

2. A minimum of 75 percent of the width of the horizontal wall plane of the primary façade(s) shall contain articulating features (see Figure 4.42). More than one feature type may be used to meet this requirement.
3. A minimum of 50 percent of the width of the horizontal wall plane of secondary building walls shall contain articulating features (see Figure 4.42). More than one feature type may be used to meet this requirement.
4. Features used to satisfy these requirements shall not be separated by a gap wider than 10 feet between the outer edges of each individual feature.
5. Features used to satisfy this requirement shall be appropriate to the context of the wall on which they are placed. An example of an inappropriate use of an architectural feature would be to place an awning in a location that does not cover a pedestrian walkway or window.

Awnings over windows	Awnings not over windows

FIGURE 4.42: HORIZONTAL ARTICULATION

These illustrations demonstrate how individual features provide horizontal articulation on buildings. The highlighted features include awnings (top), decorative inlayed brick (middle), and arcade (bottom). The bottom diagram also illustrates a building that has at least 75 percent of the primary façade and 50 percent of the secondary façade with horizontal articulating features.

Effective on: 1/1/1901

A roof is an integral structural component of the building, but it is also an opportunity to design a “roofscape” that is reflective of the foothills region and as such should be treated as an architectural elevation. The roofscape should be varied and reinforce the rhythm and scale of the street facades as well as reflect the variation in the area’s natural topography. The following requirements shall apply to roofs:

1. Pitched roofs shall be simple hip, shed or gable forms. Mansard roofs are prohibited.

FIGURE 4.43: ROOF TYPES
Hip Roof	Shed Roof	Gable Roof	Mansard Roof