Muskego City Zoning Code
ARTICLE XII
Traditional Neighborhood Development
§ 400-146 Statutory authorization.
This article is adopted pursuant to the authority contained in §§ 62.23 and 66.1027, Wis. Stats.
§ 400-147 Purpose.
The purpose of this article is to allow the optional development and redevelopment of land in the City of Muskego consistent with the design principles of traditional neighborhoods. A traditional neighborhood:
A.
Is compact;
B.
Is designed for the human scale;
C.
Provides a mix of uses, including residential, commercial, civic, and open space uses, in close proximity to one another within the neighborhood;
D.
Provides a mix of housing styles, types, and sizes to accommodate households of all ages, sizes, and incomes;
E.
Incorporates a system of relatively narrow, interconnected streets with sidewalks, bikeways, and transit that offers multiple routes for motorists, pedestrians, and bicyclists and provides for the connections of those streets to existing and future developments;
F.
Retains existing buildings with historical features or architectural features that enhance the visual character of the community;
G.
Incorporates significant environmental features into the design; and
H.
Is consistent with the City's adopted Comprehensive Plan.
§ 400-148 Applicability.
The Traditional Neighborhood Development Article is an alternative set of standards for development within the City for new developments of at least four acres in total area, under the auspices of the PD Planned Development Overlay District.
§ 400-149 Fees.
The Common Council may, by resolution, establish fees from time to time for the administration of this article.
§ 400-150 Application procedure and approval process.
A.
Prior to the issuance of any permits for development within a traditional neighborhood development, the following steps shall be completed according to the procedures outlined in this article:
(1)
The applicant shall have had an initial conference.
(2)
A general implementation plan and a Zoning Map amendment to a Traditional Neighborhood Development District shall be approved by the Common Council pursuant to the standards and procedures of the PD Planned Development Overlay District of this chapter.
(3)
A specific implementation plan shall be approved by the Common Council.
B.
Initial conference. Before submitting an application for a traditional neighborhood development project, the applicant shall schedule an appointment and meet with the Public Works and Development Department staff to discuss the procedure for approval of a traditional neighborhood development project, including submittal requirements and design standards.
C.
General implementation plan process. Following the initial conference, the applicant shall submit a general implementation plan to the Public Works and Development Department together with an application for a Zoning Map amendment to a PD Planned Development Overlay District.
(1)
Per Article II of this chapter, the planning staff shall schedule a public hearing before the Common Council to consider the Zoning Map amendment request and to consider a recommendation for approval or disapproval of a general implementation plan. At the next regularly scheduled Plan Commission meeting, the Plan Commission shall receive a report from the planning staff recommending approval, disapproval or approval with specified modifications. Upon completion of necessary study and investigation, the Plan Commission shall recommend to the Common Council to either:
(2)
The Common Council shall receive the recommendation from the Plan Commission and a report from the Public Works and Development Director or designee or municipal staff. Upon due consideration, the Common Council shall either:
D.
General implementation plan submittal requirements. The purpose of the general implementation plan is to establish the intent, density, and intensity for a proposed development. The general implementation plan shall include the following:
(1)
A general location map of suitable scale, but no less than one inch equals 200 feet, which shows the location of the property within the community and adjacent parcels, including locations of any public streets, railroads, major streams or rivers and other major features within 1,000 feet of the site.
(2)
A site inventory and analysis to identify site assets or resources, and constraints, including but not limited to floodplains, wetlands and soils classified as "poorly drained" or "very poorly drained," soils with bedrock at or within 42 inches of the surface, utility easements for high-tension electrical transmission lines (greater than 69 KV), steep slopes greater than 12%, and brownfields.
(3)
A conceptual site plan, at a scale of no less than one inch equals 100 feet, which indicates topography in two-foot contours for sites with 15 feet or more of local relief, or one-foot contours for local sites with less than 15 feet of local relief, consisting of a map with proposed features and existing site features and uses that will remain. These features should include building outlines, location of streets, transit stops, drives and parking areas, pedestrian and bicycle paths, service access areas for receiving material and trash removal, and other impervious surfaces. The location of proposed and existing to remain trees and shrubs should also be included, along with any other significant features.
(4)
A conceptual stormwater management plan identifying the proposed patterns of major stormwater runoff, locations of stormwater infiltration areas, and other significant stormwater best management practices.
(5)
Identification of the architectural style(s) of the traditional neighborhood development and the accompanying site design style(s). The design style of the traditional neighborhood development shall be conveyed with drawings or computer simulations of typical proposed building elevations (including dimensions of building height and width, and facade treatment).
(6)
A written report that provides general information about the covenants, conservation easements, or agreements that will influence the use and maintenance of the proposed development. The report shall also describe the site conditions and the development objectives.
(7)
Any other information deemed necessary by the Plan Commission, Common Council, or Public Works and Development Director or designee in order to evaluate plans.
(8)
Eighteen copies of the above information shall be submitted plus one reduced set no larger than 11 inches by 17 inches.
(9)
Digital map required. A digital *.DXF file, *.DGN file, or *.DWG file of the certified survey map shall be submitted to the City prior to City signatures being placed upon the certified survey map (three-and-one-half-inch diskette or CD ROM) and all information transmitted on the diskette or CD ROM shall be tied to and referenced to state plane coordinates NGVD 1929 or others approved by the City Engineer.
E.
Specific implementation plan process. The purpose of the specific implementation plan is to establish a detailed development proposal. The specific implementation plan can be proposed, reviewed, and acted upon as whole or in part or phases. Following approval of the general implementation plan, the applicant shall submit a specific implementation plan to the Public Works and Development Department.
(1)
Within 30 days following receipt of the specific implementation plan, the Plan Commission shall receive a report from the planning staff recommending approval, disapproval or approval with specified modifications. The Plan Commission shall determine that the proposed specific implementation plan is in substantial conformance with the approved general implementation plan. Upon due consideration, the Plan Commission shall recommend that the Common Council either:
(a)
Approve the specific implementation plan as being in substantial conformance with the general implementation plan;
(b)
Approve the specific implementation plan as being in substantial conformance with the general implementation plan with specified modifications; or
(c)
Deny the specific implementation plan.
(2)
Following Plan Commission recommendation, the Common Council shall receive the recommendation from the Plan Commission and the report from the Planner or municipal staff. Upon due consideration, the Common Council shall either:
(a)
Approve the specific implementation plan as being in substantial conformance with the general implementation plan;
(b)
Approve the specific implementation plan as being in substantial conformance with the general implementation plan with specified modifications; or
(c)
Deny the specific implementation plan.
F.
Specific implementation plan submittal requirements.
(1)
The applicant shall submit a series of plans, maps, and written materials which include the following information:
(a)
A general location map of suitable scale which shows the boundaries and dimensions of the property within the context of the City and adjacent parcels, including locations of any public streets, railroads, major streams or rivers and other major features within 1,000 feet of the site, along with a legal description of the property.
(b)
A site inventory and analysis to identify site assets or resources, and constraints, including but not limited to floodplains, wetlands and soils classified as "poorly drained" or "very poorly drained," soils with bedrock at or within 42 inches of the surface, utility easements for high-tension electrical transmission lines (greater than 69 KV), slopes greater than 12%, and brownfields.
(c)
A site plan, including proposed topographic contours at one-foot intervals, with the following information:
[1]
The location of proposed structures and existing structures that will remain, with height and gross floor area noted.
[2]
The location of street and pedestrian lighting, including lamp intensity and height.
[3]
The location of proposed open space.
[4]
The circulation system indicating pedestrian, bicycle, and motor vehicle movement systems, including existing and proposed public streets or rights-of-way; transit stops; easements or other reservations of land on the site; the location and dimensions of existing and proposed curb cuts and off-street parking and loading spaces, including service access for receiving and trash removal; and sidewalks and other walkways.
[5]
Location of all trees, shrubs, and ground cover (proposed or existing) to remain on the site.
(d)
A stormwater management plan for the site as outlined in Chapter 309, Stormwater Management, of the City Code.
(e)
Building, site and operation plan as required by Article IV, including detailed elevations of all proposed commercial buildings and typical elevations of residential buildings. Scaled elevations should identify all signs, building materials and percentage of ground floor commercial facade in windows and the location, height and material for screening walls and fences, including outdoor trash storage areas, electrical, mechanical and gas metering equipment, storage areas for trash and recyclable materials, and rooftop equipment.
(f)
Utilities plan showing underground and aboveground lines and structures for sanitary sewers, electricity, gas, telecommunications, etc.
(g)
A written report that completely describes the proposal and indicates covenants or agreements that will influence the use and maintenance of the proposed development. The report also shall describe the analysis of site conditions and the development objectives.
(h)
Phasing plans, where applicable.
(i)
Any other information deemed necessary by the Common Council in order to evaluate plans.
(2)
Eighteen copies of the above information shall be submitted, plus one reduced set no larger than 11 inches by 17 inches.
G.
Amendments to the specific implementation plan.
(1)
Minor changes to the specific implementation plan adopted by the Common Council may be approved by the Public Works and Development Department, provided that the changes do not involve:
(2)
A major change to a specific implementation plan that is less restrictive than any conditions of approval for the initial specific implementation plan shall require approval by a majority vote of all members of the Common Council.
H.
Subdivision of land. If the traditional neighborhood development involves the subdivision of land as defined in Chapter 392, Land Division, of the City Code, the applicant shall submit all required land division documents in accordance with the requirements of Chapter 392, Land Division, of the City Code and Ch. 236, Wis. Stats. If there is a conflict between the design standards of Chapter 392, Land Division, and the design guidelines of this chapter, the provisions of this chapter shall apply.
I.
Ownership and maintenance of open space. Provision shall be made for the ownership and maintenance of streets, squares, parks, open space, and other public spaces in a traditional neighborhood development by dedication to the City.
J.
Recording of documents. The following documents need to be filed by the applicant in the County Register of Deeds office within 30 days after approval of the document by the Common Council:
§ 400-151 Design standards.
A.
Neighborhood uses. In order to achieve the proximity necessary to make neighborhoods walkable, it is important to mix land uses. A traditional neighborhood development should consist of a mix of residential uses, a mixed-use area, and open space as provided below:
(1)
A mix of residential uses of the following types can occur anywhere in the traditional neighborhood development. For infill development, the mix of residential uses may be satisfied by existing residential uses adjacent to the traditional neighborhood development.
(2)
Mixed-use area, of commercial, residential, civic or institutional, and open space uses as identified below. All residents should be within approximately 1/4 mile or a five-minute walk from existing or proposed commercial, civic, and open space areas. Individual businesses should not exceed 6,000 square feet in size.
(a)
Commercial uses.
[1]
Food services (neighborhood grocery stores; butcher shops; bakeries; restaurants, not including drive-throughs; cafes; coffee shops; neighborhood bars or pubs).
[2]
Retail uses (florists or nurseries; hardware stores; stationery stores; bookstores; studios and shops of artists and artisans).
[3]
Services (day-care centers; music, dance or exercise studios; offices, including professional and medical offices; barber; hair salon; dry cleaning).
[4]
Accommodations (bed-and-breakfast establishments, small hotels or inns).
 |
Figure 1. Plan-view conceptual diagrams of neighborhood commercial service areas (hexagons). Each hexagon represents a neighborhood with a mixed-use center (dot) that is within a five-minute walking distance of the neighborhood's edge. Clusters of neighborhoods (larger hexagon) can support more extensive commercial development than individual neighborhoods. The appropriate amount of commercial uses within a traditional neighborhood development depends on the location, or community context, of the new development (darker shaded hexagon). |
(b)
Residential uses.
[1]
Single-family attached dwellings, including duplexes, townhouses, and row houses.
[2]
Multifamily dwellings, including senior housing.
[3]
Residential units located on upper floors above commercial uses or to the rear of storefronts.
[4]
Live/work units that combine a residence and the resident's workplace.
[5]
Special needs housing, such as community living arrangements and assisted living facilities.
(e)
Open space uses identified below should be incorporated in the traditional neighborhood development as appropriate. Large outdoor recreation areas should be located at the periphery of neighborhoods rather than central locations.
[1]
Environmental corridors.
[2]
Protected natural areas.
[3]
Community parks.
[4]
Streams, ponds, and other water bodies.
[5]
Stormwater detention/retention facilities.
 |
Figure 3. Plan-view diagram illustrating the importance of context in planning public open space. Large, contiguous open spaces are community-wide resources with environmental, aesthetic, recreational, and educational benefits. Smaller parks and open spaces (asterisk) should be located in neighborhoods (hexagons) that are not within easy walking distance of community parks and open space. |
B.
Development units. The number of residential dwelling units and the amount of nonresidential development (excluding open spaces) shall be determined as follows:
(1)
In areas devoted to mixed residential uses:
(a)
The number of single-family attached and detached units permitted shall be five to eight dwelling units per net acre.
(b)
The number of multifamily units shall be eight to 12 dwelling units per net acre.
(c)
Secondary dwelling units shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of secondary dwelling units shall not be more than 10% of the total number of single-family attached and detached units.
(d)
For each affordable housing unit provided under this section, one additional dwelling unit shall be permitted, up to a maximum 15% increase in dwelling units.
(2)
In mixed-use areas:
(a)
The number of single-family and multifamily dwelling units permitted shall be calculated the same as above plus an additional number of units not to exceed 10% of the amount permitted above.
(b)
All dwelling units constructed above commercial uses shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of dwelling units shall not be increased by more than 10 dwelling units or 10%, whichever is greater.
(c)
The total ground floor area of nonresidential development uses, including off-street parking areas, shall not exceed 25% of the traditional neighborhood development.
C.
Open space. At least 20% of the gross acreage of the traditional neighborhood development must be open space. Open space may include undevelopable areas such as steep slopes and wetlands and stormwater detention and retention basins. Ninety percent of the lots within the areas devoted to mixed residential uses shall be within 1/4 mile or a five-minute walk from common open space.
D.
Stormwater management. The design and development of the traditional neighborhood development should minimize off-site stormwater runoff, promote on-site filtration, and minimize the discharge of pollutants to ground and surface water. Natural topography and existing land cover should be maintained/protected to the maximum extent practicable. New development and redevelopment shall meet the requirements as outlined in Chapter 309, Stormwater Management, of the City Code.
E.
Lot and block standards.
(1)
Block and lot size diversity. Street layouts should provide for perimeter blocks that are generally in the range of 200 to 400 feet deep by 400 to 800 feet long. A variety of lot sizes should be provided to facilitate housing diversity and choice and meet the projected requirements of people with different housing needs.
 |
Figure 4. Plan-view diagram of a street grid showing a diversity of lot (parcel) sizes. |
(2)
Widths. Lot widths should create a relatively symmetrical street cross section that reinforces the public space of the street as a simple, unified public space.
(3)
Building setback, front: mixed-use area. Structures in the mixed-use area have no minimum setback. Commercial and civic or institutional buildings should abut the sidewalks in the mixed-use area.
 |
Figure 5. Plan-view diagrams showing two alternatives for building setbacks from the street right-of-way in mixed-use areas. Relatively uniform setbacks (a) are preferable to widely varying building setbacks (b). |
(4)
Building setback, front: areas of mixed residential uses. Single-family detached residences shall have a building setback in the front between zero feet and 25 feet. Single-family attached residences and multifamily residences shall have a building setback in the front between zero and 15 feet.
(5)
Building setback, rear: areas of mixed residential uses. The principal building on lots devoted to single-family detached residences shall be set back no less than 30 feet from the rear lot line.
 |
Figure 6. Plan-view diagram of the zero lot line concept. A large side yard on each parcel is created by uniformly eliminating one of the side yard setbacks. |
(6)
Side setbacks. Provision for zero lot line single-family dwellings may also be made, provided that a reciprocal access easement is recorded for both lots and townhouses or other attached dwellings, provided that all dwellings have pedestrian access to the rear yard through means other than the principal structure.
F.
Circulation standards. The circulation system shall allow for different modes of transportation. The circulation system shall provide functional and visual links within the residential areas, mixed-use area, and open space of the traditional neighborhood development and shall be connected to existing and proposed external development. The circulation system shall provide adequate traffic capacity, provide connected pedestrian and bicycle routes (especially off-street bicycle or multi-use paths or bicycle lanes on the streets), control through traffic, limit lot access to streets of lower traffic volumes, and promote safe and efficient mobility through the traditional neighborhood development.
(1)
Pedestrian circulation. Convenient pedestrian circulation systems that minimize pedestrian-motor vehicle conflicts shall be provided continuously throughout the traditional neighborhood development. Where feasible, any existing pedestrian routes through the site shall be preserved and enhanced. All streets, except for alleys, shall be bordered by sidewalks on both sides in accordance with the specifications listed in Table 1. The following provisions also apply:
(a)
Walkways in residential areas. Clear and well-lighted walkways, three feet to five feet in width, depending on projected pedestrian traffic, shall connect all dwelling entrances to the adjacent public recreational trails.
(b)
Walkways in mixed-use areas. Clear and well-lighted walkways shall connect building entrances to the adjacent public walkways and to associated parking areas. The Public Works and Safety Committee shall determine the width of such walkways.
(c)
Disabled accessibility. Walkways shall comply with the applicable requirements of the Americans with Disabilities Act.
(d)
Crosswalks. Intersections of walkways with streets shall be designed with clearly defined edges. Crosswalks shall be well lit and clearly marked with contrasting paving materials at the edges or with striping.
(2)
Bicycle circulation. Bicycle circulation shall be accommodated on streets and/or on dedicated bicycle paths. Where feasible, any existing bicycle routes through the site shall be preserved and enhanced. Facilities for bicycle travel may include off-street bicycle paths (generally shared with pedestrians and other nonmotorized users) and separate, striped, four-foot bicycle lanes on streets. If a bicycle lane is combined with a lane for parking, the combined width should be 14 feet.
(3)
Public transit access. Where public transit service is available or planned, convenient access to transit stops shall be provided. Where transit shelters are provided, they shall be placed in highly visible locations that promote security through surveillance and shall be well-lighted.
(4)
Motor vehicle circulation. Motor vehicle circulation shall be designed to minimize conflicts with pedestrians and bicycles. Traffic calming features such as "queuing streets," curb extensions, traffic circles, and medians may be used to encourage slow traffic speeds.
(a)
Street hierarchy. Each street within a traditional neighborhood development shall be classified according to the following (arterial streets should not bisect a traditional neighborhood development):
[1]
Collector. This street provides access to commercial or mixed-use buildings, but it is also part of the City's major street network. On-street parking, whether diagonal or parallel, helps to slow traffic. Additional parking is provided in lots to the side or rear of buildings.
[2]
Subcollector. This street provides primary access to individual residential properties and connects streets of lower and higher function. Design speed is 25 miles per hour.
[3]
Local street. This street provides primary access to individual residential properties. Traffic volumes are relatively low, with a design speed of 20 miles per hour.
[4]
Alley. These streets provide secondary access to residential properties where street frontages are narrow, where the street is designed with a narrow width to provide limited on-street parking, or where alley access development is desired to increase residential densities. Alleys may also provide delivery access or alternate parking access to commercial properties.
 |
Figure 7a. Schematic sketch of a typical local street cross section. Table 1 lists the recommended dimensions of each component: A) building setback from street right-of-way; B) walkway; C) planting area; F) travel lane. |
 |
Figure 7b. Schematic sketch of a typical subcollector street cross section. Table 1 lists the recommended dimensions of each component: A) building setback from street right-of-way; B) walkway; C) planting area; E) bicycle lane; F) travel lane. |
Table 1: Attributes of Streets in a Traditional Neighborhood Development | ||||
|---|---|---|---|---|
Collector | Subcollector | Local Street | Alley | |
Average daily trips | 750 or more | 750 to 1,500 | Less than 250 | Not applicable |
Right-of-way | 76 to 88 feet | 48 to 72 feet | 35 to 50 feet | 12 to 16 feet |
Auto travel lanes | 2 or 3 12-foot lanes | 2 10-foot lanes | 2 10-foot lanes or 1 14-foot (queuing) lane | 2 8-foot lanes for 2-way traffic or 1 12-foot lane for 1-way traffic |
Bicycle lanes | 2 6-foot lanes combined with parking lanes | 4-foot lanes with no parking or 6-foot lanes combined with parking lanes | None | None |
Parking | Both sides, 8 feet | None, 1, or both sides, 8 feet | None or 1 side, 8 feet | None (access to individual drives and garages outside right-of-way) |
Curb and gutter | Required | Required | Not required | None |
Planting strips | Minimum 6 feet | Minimum 6 feet | Minimum 6 feet | None |
Sidewalks | Both sides, 5 feet minimum | Both sides, 3 to 5 feet | Both sides, 3 to 5 feet | None |
 |
Figure 7c. Schematic sketch of a typical collector street cross section. Table 1 lists the recommended dimensions of each component: A) building setback from street right-of-way; B) walkway; C) planting area; D) parking lane; E) bicycle lane; F) travel lane. |
(b)
Street layout. The traditional neighborhood development should maintain the existing street grid, where present, and restore any disrupted street grid where feasible. In addition:
[1]
Intersections shall be at right angles whenever possible, but in no case less than 75°. Low-volume streets may form three-way intersections creating an inherent right-of-way assignment (the through street receives precedence) that significantly reduces accidents without the use of traffic controls.
[2]
Corner radii. The roadway edge at street intersections shall be rounded by a tangential arc with a maximum radius of 15 feet for local streets and 20 feet for intersections involving collector or arterial streets. The intersection of a local street and an access lane or alley shall be rounded by a tangential arc with a maximum radius of 10 feet.
[3]
Curb cuts for driveways to individual residential lots shall be prohibited along arterial streets. Curb cuts shall be limited to intersections with other streets or access drives to parking areas for commercial, civic or multifamily residential uses. Clear sight triangles shall be maintained at intersections, as specified below, unless controlled by traffic signal devices:
Intersection of | Minimum Clear Sight Distance (feet) | |
|---|---|---|
Local street and collector | 120 | |
Collector and collector | 130 | |
Collector and arterial | 50 |
[4]
The orientation of streets should enhance the visual impact of common open spaces and prominent buildings, create lots that facilitate passive solar design, and minimize street gradients. All streets shall terminate at other streets or at public land, except local streets may terminate in stub streets when such streets act as connections to future phases of the development. Local streets may terminate other than at other streets or public land when there is a connection to the pedestrian and bicycle path network at the terminus.
 |
Figure 8. Plan-view diagram of a street intersection. Reducing the radius of street corners slows turning vehicle traffic and shortens pedestrian crosswalks. |
(c)
Parking requirements. Parking areas for shared or community use should be encouraged. In addition:
[1]
In the mixed-use area, any parking lot shall be located at the rear or side of a building. If located at the side, screening shall be provided as specified in § 400-153.
[2]
A parking lot or garage may not be adjacent to or opposite a street intersection.
[3]
In the mixed-use area, a commercial use must provide one parking space for every 500 square feet of gross building area.
[4]
Parking lots or garages must provide not less than one bicycle parking space for every 10 motor vehicle parking spaces.
[5]
Adjacent on-street parking may apply toward the minimum parking requirements.
[6]
In the mixed residential areas, parking may be provided on site. One off-street parking space with unrestricted ingress and egress shall be provided for each secondary dwelling unit.
[7]
Multifamily uses must provide one parking space for every dwelling unit and 0.5 parking space for each additional bedroom.
 |
Figure 9. Aerial perspective sketch of a mixed-use area integrating commercial (ground floor) and residential (second story) uses. A relatively narrow gap in the continuous street wall (created by the mixed-use buildings) provides access from the street to a landscaped, pedestrian-friendly parking lot. |
(d)
Service access. Access for service vehicles should provide a direct route to service and loading dock areas while avoiding movement through parking areas.
(e)
Paving. Reduction of impervious surfaces through the use of interlocking pavers is strongly encouraged for areas such as remote parking lots and parking areas for periodic uses.
§ 400-152 Architectural standards.
A variety of architectural features and building materials is encouraged to give each building or group of buildings a distinct character.
A.
Guidelines for existing structures.
(1)
Existing structures, if determined to be historic or architecturally significant, shall be protected from demolition or encroachment by incompatible structures or landscape development.
(2)
Standards. The United States Secretary of the Interior's Standards for Rehabilitation of Historic Properties shall be used as the criteria for renovating historic or architecturally significant structures.
B.
Guidelines for new structures.
(1)
Height. New structures within a traditional neighborhood development shall be no more than three stories for single-family residential or five stories for commercial, multifamily residential, or mixed use.
 |
Figure 10. Schematic elevation sketch of a mixed-use streetscape. To create a visually unified street wall, buildings should be no more than 30% taller or 30% shorter than the average building height on the block. |
(2)
Entries and facades.
(a)
The architectural features, materials, and the articulation of a facade of a building shall be continued on all sides visible from a public street.
(b)
The front facade of the principal building on any lot in a traditional neighborhood development shall face onto a public street.
(c)
The front facade shall not be oriented to face directly toward a parking lot.
(d)
Porches, pent roofs, roof overhangs, hooded front doors or other similar architectural elements shall define the front entrance to all residences.
(e)
For commercial buildings, a minimum of 50% of the front facade on the ground floor shall be transparent, consisting of window or door openings allowing views into and out of the interior.
(f)
New structures on opposite sides of the same street should follow similar design guidelines. This provision shall not apply to buildings bordering civic uses.
 |
Figure 11. Schematic elevation sketches of two multistoried buildings with equal heights and widths. Architectural details such as porches, windows, and roof dormers articulate a building's facade (right) which enhances visual quality and contributes to a human-scaled development. |
C.
Guidelines for garages and secondary dwelling units. Garages and secondary dwelling units may be placed on a single-family detached residential lot within the principal building or an accessory building, provided that the secondary dwelling unit shall not exceed 800 square feet.
 |
Figure 12. Plan-view diagrams of four alternative garage locations on a single-family housing lot: a) detached garage is accessed from an alley; b and c) attached garage is accessed from the local street, d) detached garage, behind the house, is accessed from the local street. |
D.
Guidelines for exterior signage. A comprehensive sign program is required for the entire traditional neighborhood development that establishes a uniform sign theme. Signs shall share a common style (e.g., size, shape, material). In the mixed-use area, all signs shall be wall signs or cantilever signs. Cantilever signs shall be mounted perpendicular to the building face and shall not exceed eight square feet.
E.
Guidelines for lighting. Streetlighting shall be provided along all streets. Generally more, smaller lights, as opposed to fewer, high-intensity lights, should be used. Streetlights shall be installed on both sides of the street at intervals of no greater than 75 feet. Exterior lighting shall be directed downward in order to reduce glare onto adjacent properties.
§ 400-153 Landscaping and screening standards.
A.
Overall composition and location of landscaping shall complement the scale of the development and its surroundings. In general, larger, well-placed contiguous planting areas shall be preferred to smaller, disconnected areas. Where screening is required by this article, it shall be at least three feet in height, unless otherwise specified. Required screening shall be at least 50% opaque throughout the year. Required screening shall be satisfied by one or some combination of a decorative fence not less than 50% opaque behind a continuous landscaped area, a masonry wall, or a hedge.
B.
Street trees. Street trees shall be required in accordance with Chapter 332, Trees, of the City Code.
C.
Parking area landscaping and screening.
(1)
All parking and loading areas fronting public streets or sidewalks, and all parking and loading areas abutting residential districts or uses, shall provide:
(2)
The corners of parking lots, islands, and all other areas not used for parking or vehicular circulation shall be landscaped. Vegetation can include turf grass, native grasses or other perennial flowering plants, vines, shrubs or trees. Such spaces may include architectural features such as benches, kiosks or bicycle parking.
(3)
In large parking lots containing more than 200 spaces, an additional landscaped area of at least 300 square feet shall be provided for each 25 spaces or fraction thereof, containing one canopy tree. The remainder shall be covered with turf grass, native grasses or other perennial flowering plants, vines or shrubs.
D.
Installation and maintenance of landscape materials.
(1)
All landscape materials shall be installed to current industry standards.
(2)
Maintenance and replacement of landscape materials shall be the responsibility of the property owner. Landscape maintenance should incorporate environmentally sound management practices, including the use of water- and energy-efficient irrigation systems such as drip irrigation, and pruning primarily for plant health and public safety, replacing dead materials annually.
E.
Materials. All plant materials must meet the minimum standards set by the American National Standards Institute in ANSI Z60.1, American Standard for Nursery Stock. Landscape species shall be indigenous or proven adaptable to the climate, but shall not be invasive species. Plant materials shall comply with the following standards:
(1)
Minimum plant size shall be as specified as follows (for the purpose of determining tree trunk size, the diameter shall be measured six inches above ground level):[1]
Plant Type | Minimum Size | |
|---|---|---|
Evergreen tree | 6 feet in height | |
Deciduous canopy tree | 1.5 inches caliper | |
Small deciduous tree | 1.5 inches caliper | |
Evergreen or deciduous shrubs | 18 to 24 inches in height |
(2)
Landscape materials shall be tolerant of specific site conditions, including but not limited to heat, drought and salt.
(3)
Existing healthy plant material may be utilized to satisfy landscaping requirements, provided it meets the minimum plant size specified above.
(4)
Landscape materials that are used for screening shall be of a size that allows growth to the desired height and opacity within two years.