a. Form District. Each building type shall be built only in the form district(s) where they are explicitly allowed, as shown in the individual building type tables and summarized in Table 6.01.

b. Use. Each building type can accommodate a variety of uses, as outlined in Section 17-7-11.3. Uses may be limited to a specific story of the building type. See individual building type tables in this section.

c. Ground Floor Residential and Lodging Use Restrictions.

d. Occupied Space Requirement. The occupied space requirement only applies to the required frontage area.

e. No Other Building Types. All constructed buildings must meet the requirements of one of the building types permitted within the given form district.

f. Permanent Structures. All buildings constructed shall be permanent construction without a chassis, hitch, wheels, or other features that make the structure mobile.

g. Accessory structures are structures located on the same lot as the principal structure(s) with uses that are incidental to the use of the principal structure(s). Examples include a garage, parking structure, storage, utility, maintenance sheds, etc.

h. Building Length. Maximum and minimum building lengths, as measured along the right-of-way property lines, are determined by frontage coverage and setback distances. See Section 17-7-11.5.

i. Theme and Unity. The architectural design within a single development that includes multiple structures shall be organized around a consistent architectural theme in terms of the character, materials, texture, color, and scale of buildings. Restaurants, retail chains, and other franchise-style structures shall adjust their standard architectural theme to be consistent with the development’s overall architectural character.

j. Active Streetscape. Variation in architecture is encouraged to create a more appealing streetscape. Variety can be achieved through porches, terraces, stoops, awnings, galleries, arcades, balconies, and canopies.

k. Primary entrances for all building types shall be located along the primary street facade.

a. General;

b. Limited bay;

c. Row;

d. Civic.

a. The general building type accommodates a wide variety of uses. It is intended to be built close to the front and corner property lines allowing easy access to passing pedestrians and transit riders.

b. Parking may be provided in the rear of the lot, internal to the building, or in an attached parking structure. Vehicular access should be located on the rear or side of the lot, only on the front if the rear or side is unavailable. On lots with more than one street frontage, vehicular access must be located on the side or rear street.

a. The general building is permitted in all form districts.

b. Regulations for the general building type are defined in Table 6.02 and Figures 6.01a, 6.01b, and 6.01c.

a. The limited bay building type permits a maximum of one vehicle bay per each facade bay along the primary street. A wide range of uses can be accommodated within this building type, including craftsman industrial uses. This building type is still intended to be built close to the front and corner property lines allowing easy access to passing pedestrians and transit riders, continuing the street wall.

b. Parking may be provided in the rear of the lot or internal to the building.

a. Limited bay buildings are permitted in the TCC form district and are not permitted in the MS form district.

b. Regulations for the limited bay building type are defined in Table 6.03 and Figures 6.02a, 6.02b, and 6.02c.

a. The row building is a building typically comprised of multiple vertical units, each with its own entrance to the street. This building type may be organized as townhouses or rowhouses, or it could also incorporate live/work units where such uses are permitted.

b. Parking is required to be located in the rear yard and may be either an attached or detached garage. All garages shall be accessed from a single shared driveway. For an attached garage, a minimum level of occupied space is required on the front facade to ensure that the street facade is active.

a. Row buildings are permitted in all form districts.

b. Regulations for the row building type are defined in Table 6.04 and Figures 6.03a, 6.03b, and 6.03c.

a. The civic building is the most flexible building type, intended only for civic and institutional types of uses. These buildings are distinctive within the urban fabric that is created by the other building types and should be designed as iconic structures.

b. Parking is limited to the rear in most cases.

a. Civic buildings are permitted in the MS and TCC zones districts.

b. Regulations for the civic building type are defined in Table 6.05 and Figures 6.04a, 6.04b, and 6.04c.

a. Intent. To guide the design of the ground story of all buildings to relate appropriately to pedestrians on the street. Treatment of other portions of the building facades is detailed in each building type table.

b. Applicability. The entire ground story street-facing facade(s) of all buildings shall meet the requirements of at least one of the permitted entrance types, unless otherwise stated.

c. Measuring Transparency. Refer to the individual building type tables for information on transparency.

d. Visible Basements. Visible basements, permitted by entrance type, are optional. The visible basement shall be a maximum of one-half the height of the tallest story.

a. Transparency. Minimum transparency is required per building type.

b. Horizontal facade division feature shall define the ground story facade from the upper story facades.

c. Visible Basement. A visible basement is not permitted.

d. Entrance. All entries shall be recessed from the front facade closest to the street.

a. Arcade. The arcade space is recessed into the building a minimum of eight feet and a maximum of fifteen feet from the front facade. The arcade space is permitted to be recessed into the lot beyond the maximum BTZ depth.

b. Build-To Zone. For arcade entrances, the front facade is the implied plane created by the arcade columns. The location of this implied plane facade must be within the required BTZ.

c. Transparency. Minimum facade transparency applies to the recessed entry facade and is required per building type.

d. Horizontal facade division feature shall define the ground story facade from the upper story facades.

e. Recessed Facade Entrance Type. The entrance type at the facade recessed into the arcade shall be a storefront entrance type with one modification: the door location shall be flush with the adjacent windows and not recessed.

f. Column Spacing. Columns shall be spaced between ten and sixteen feet on center.

g. Column Width. Columns shall be a minimum of one and one-half feet and a maximum two and one-half feet in width.

h. Arcade Opening. The top of the opening shall be lower than the interior arcade ceiling (not flush with the ceiling) and may be arched or straight.

i. Horizontal Facade Division. The ground story facade shall be divided from the upper story facades with a horizontal architectural expression.

j. Visible Basement. A visible basement is not permitted.

a. Transparency. Minimum transparency is required per building type.

b. Horizontal facade division feature shall define the ground story facade from the upper story facades.

c. Stoop Size. Stoops shall be a minimum of three feet deep and six feet wide.

d. Elevation. Stoop elevation shall be located a maximum of two and one-half feet above the sidewalk without visible basement and a maximum of four and one-half feet above the sidewalk with a visible basement.

e. Visible Basement. A visible basement is permitted and shall be separated from the ground story by an expression line.

f. Entrance. All entries shall be located off a stoop.

a. Transparency.

b. Porch Size. The porch shall be a minimum of five feet deep and eight feet wide.

c. Elevation. Porch elevation shall be located a maximum of two and one-half feet above the sidewalk without a visible basement and a maximum of four and one-half feet above the sidewalk with a visible basement.

d. Visible Basement. A visible basement is permitted and shall be separated from the ground story by an expression line.

e. Height. The porch structure shall not be tall enough to obstruct the windows on the second story.

f. Porch Roof. The roof of the porch may be flat or pitched. The roof may include a balcony that is accessed from the second story.

g. Entrance. All right-of-way-facing entries shall be located on a porch.

a. Intent. To guide the design of the caps of all buildings.

b. Applicability. All buildings shall meet the requirements of one of the roof types permitted by building type.

c. Measuring Height. See Figure 6.09 for information on measuring roof height.

d. Other Roof Types. Other building caps not listed here as a specific roof type may be requested with the following requirements:

e. Solar Energy. Solar panels are permitted for all roof types.

f. Appearance. Roofs shall provide an attractive appearance, considering that they may be viewed from above as a fifth facade. Equipment projections and access towers must be set back a minimum of ten feet from the edge of the roof.

a. Parapet Height. Height is measured from the outermost roof membrane or structure to the top of the parapet.

b. Horizontal Expression Lines. An expression line shall define the parapet from the upper stories of the building and shall also define the top of the cap.

c. Occupied Space. Outdoor (unenclosed) roof deck/terrace occupiable space is permitted in this roof type. Such occupiable spaces must meet fire code egress standards. The parapet wall may act as the perimeter barrier if it meets safety standards, otherwise an additional barrier is required.

d. Rooftop Enclosures. Rooftop enclosures are permitted in this roof type. Occupiable space may not exceed ten percent or four hundred square feet of the roof footprint, whichever is larger. Enclosures must maintain the applicable roof setback.

a. Pitch Measure. The roof may not be sloped less than 4:12 (rise/run) or more than 12:12.

b. Configurations. Hipped, gabled, and combination of hips and gables with or without dormers are permitted.

c. Parallel Ridge Line. A gabled end or perpendicular ridge line shall occur at least every one hundred feet of roof length when the ridge line runs parallel to the front lot line.

d. Transparency. The upper floor transparency and blank wall limitation requirements apply to gable ends when the space within the roof is occupiable. Gable ends are exempt from these transparency requirements if there is no occupiable space within the roof.

e. Roof height, measured from the ridge line down to the top story, is a function of pitch measure.

f. Occupied Space. Occupiable attic space, the void within the roof trusses, may be incorporated within this roof type and not count as one story.

a. Configuration. Roofs with no visible slope are acceptable. Eaves are required on all street-facing facades.

b. Eave Depth. Eave depth is measured from the building facade to the outermost element of the eave. Eaves shall have a minimum depth of eighteen inches.

c. Eave Thickness. Eave thickness is measured at the outside edge of the eave, from the bottom of the eave to the top of the eave. Minimum eave height is eight inches.

d. Interrupting vertical walls are facade walls below the eave that extend upwards through and above the top of the eave with no discernible cap.

e. Occupied Space. Occupied space shall not be incorporated within this roof type.

a. Quantity. All building types, with the exception of the civic building, are limited to one tower per building.

b. Tower Height. Maximum height, measured from the top of the lower parapet or eave to the top of the tower, is limited to one and one-half times the height of the upper floor of the building on which the tower is located. The tower is not included in the count for maximum number of stories.

c. Tower Width. Maximum width along all facades is one-third the width of the front facade or thirty feet, whichever is shorter.

d. Horizontal Expression Lines. A horizontal expression line shall define the tower from the upper stories, except on single family or attached house residential building types.

e. Occupied Space. Towers may be occupied by the same uses allowed in upper stories of the building type on which they are located. Occupied space within a tower shall not count towards any other rooftop occupied space allowance.

f. Application. May be combined with all other roof types.

g. Tower Cap. The tower may be capped by the parapet, pitched, or flat roof types.

a. Pole Height/Design.

a. Wall-mounted lighting fixtures shall not be located above eighteen feet in height unless being used as building accent lighting. Fixture styles and finishes shall complement the building exterior.

b. Lighting located along pedestrian pathways or in areas primarily dedicated to human activity shall be bollard-style lighting or down-directed lighting not to exceed twelve feet in height. Pedestrian lighting shall be coordinated through each project and shall complement adjacent projects to the greatest extent practical.

c. In order to avoid light pollution, backlit awnings, up-light spotlights, and floodlights are prohibited.

d. Street lighting shall either be chosen from the city’s approved streetlight list or installed to match a theme set by developments within the zone or neighborhood.

a. Plans indicating the location on the premises, and the type of illumination devices, fixtures, lamps, supports, reflectors, installation and electrical details;

b. Description of illuminating devices, fixtures, lamps, supports, reflectors, and other devices that may include, but is not limited to, manufacturer catalog cuts and drawings, including section where required; and photometric data, such as that furnished by manufacturers, or similar showing the angle of the cutoff or light emission;

c. A point-by-point light plan to determine the adequacy of the lighting over the site.

a. Primary Street-Facing Facade Materials. A minimum of eighty percent of each facade shall be constructed of primary materials. For facades over one hundred square feet, more than one material shall be used to meet the eighty percent requirement. Permitted primary building materials include high quality, durable, natural materials, such as stone; brick; wood lap siding; fiber cement board; lapped, shingled, or panel siding; or glass. Other high-quality synthetic materials may be approved by the community development director during the site plan process.

b. Secondary Street-Facing Facade Materials. Secondary materials on primary street-facing facades are limited to details and accents and include gypsum reinforced fiber concrete for trim and cornice elements; metal for beams, lintels, trim, and ornamentation; and exterior architectural metal panels and cladding. Exterior insulation and finishing systems (EIFS) are permitted for trim only or on upper floor facades, up to twenty percent of total.

c. Roof Materials. Acceptable roof materials include three-hundred-pound, or better, dimensional asphalt composite shingles, wood shingles and shakes, metal tiles or standing seam, slate, and ceramic tile. “Engineered” wood or slate may be approved during the site plan process with an approved sample. Membrane roofs are acceptable for flat roofs with no surface visible from the street.

d. Color. Main building colors shall be complementary to existing building stock, where applicable.

e. Appropriate Grade of Materials. Commercial-quality doors, windows, and hardware shall be used on all building types with the exception of the row building type.

f. Restricted Materials List.

a. Windows. Transparency requirements vary by building type.

b. Awnings. All awnings shall be canvas, metal, glass, or wood. Plastic awnings are not permitted. Awning types and colors for each building face shall be coordinated. Awnings shall provide a minimum of an eight-foot vertical clearance above ground plane.

c. Shutters. If installed, shutters, whether functional or not, shall be sized for the windows. If closed, the shutters shall not be too small for complete coverage of the window. Shutters shall be wood or metal. “Engineered” wood may be approved during the site plan process.