HomeMy WebLinkAboutuniversity DISTRICT text with notesFigure 3-1 depicts the proposed future pattern of land uses in Univer-
FUTURE LANG USE
sity District. While land uses throughout much of the district remain un-
changed, several significant shifts are evident and reflect the need to re-
place and redevelop activities and development patterns that have outlived
their economic usefulness.
Institutional use depicted in a light blue color, is the activity core of Uni-
versity District, representing the UALR campus, along with several public
schools distributed throughout the neighborhoods.
Residential use, depicted in a tan color, remains the district's predominant
comprising h
development thatwill aoconeighborhoods,
cur through redevelopmntproje t described beplus new residential'�
low. -
Co-mmerciaL uses, depicted in orange, remain predominant along the
northern portion of University Avenue and along the 12th Street 'corgi- "
dor. However, in the vi ini of the intersection of University Avenue and
ColonelGlepn_Road/A,sher Avenue, much of the pre-existing commercial -
use has been replaced b mixed use designations, combining retail along
with offices and residential on upper floors.
Industrial deli 'ons remain along Asher Avenue east of Mabelvale Pike
and along the southern section of University Avenue. On the other hand, - - -
the industrial designation at the Coleman Dairy site has been changed to
residential to reflect the planned development of student housing by Place
Properties.
A Research classification, depicted in darker blue, is shown to replace
the former commercial designation at the Broadmoor Shoppjn +Cer►ter,
as well as the former industrial designation at the southwest intersection
of Asher Avenue and Mabelvale Pike. This designation will permit the
developmenet of research and techno n— --rks associated with the Uni-
versity.
REVI CALIZATION PIAN University District
3-3
11
The process for creating these new districts will involve both a zoning
ordinance text amendment and zoning map amendment (or amendments).
It is likely that a Future Land Use Map amendment will also be required
to ensure consistency between the zoning and future land use. While the
Comprehensive Plan includes a "Mixed Use Urban-MXU" land use category
that adequately reflects the desired future character, this land use category
also indicates the need for a Planned Zoning District or Urban Design Dis-
trict to accommodate moderate and high density development.
Boundaries
The new zoning districts apply to parcels of land within the University
District study area, as shown in Figure 5-2.
Land Use Mix
Mixed Urban Residential (MXUR): Uses permitted as of right
in this mixed -residential zoning district include: single family at-
tacked residences (town homes, row houses), duplex and multiplex
residences, multifamily stnictures (apartments, flats, lofts, etc.) and
uses accessory and complementary to the urban residential character
of this district, including clubhouses, laundry rooms, day care, and
recreational facilities.
Conditional uses include: elderly housing; hotels; and home oc-
cupations in compliance with the City Code.
Mixed Neighborhood -Commercial (MXNC): Uses permitted in
this zoning district are as follows:
As of right uses:
C Antique shop (no repair).
Art gallery/art studio.
Bakery. --
Banking institutions o drive throu
Barber and beauty shop.
q Book and stationery store.
' Camera shop.
Cigar, tobacco and candy store.
Clinic (medical, dental or optical).
Clothing store.
Community welfare or health center.
Customer sewing and millinery.
Day nursery or day care center.
Day care center, adult.
Delicatessen. N9 L-1—
rugstore or pharmacy (no drive through).
Duplication shop.
"Mixed Use Urban - MXU
This category provides for a mix of
residential, office and commercial uses nc
only in the same block but also within the
same structure. This category is intended
for older "urban" areas to allow dissimilar
uses to exist, which support each other to
create a vital area. Development should
reinforce the urban fabric cresting a
24-hour activity area. Using the Planned
Zoning District or the Urban Use District,
high and moderate density developments
that result in a vital (dense) pedestrian
oriented area are appropriate.
MXNC: Bakery
REVII'ALIZA-riON PLAN University District 5-7
AfA7VC Floris, shop
'VIX..I"C: ,Nelvsstand
AIAAV: ,Aparlrnews (above Shops)
4 <«
oo��e.Ps'
"—cleaners ick up station, no processing plant).
Eating place (sit down restaurant, outdoor dining; no driv4)4n;
no drive-through).
Florist shop.
14—
Food and beverage shop.
ru't and vegetable mare
Furniture store.
Handicraft, ceramic, sculptdie or similar art work.
Hardware or sporting goods store.
I�lealth Studio or spa.
Hobby shop.
! creain. Yogurt s o
e�velry store.
dodge or fraternal organizational
Medical appliance fittings and sales.
MultifamiE residential (9,&—jjT
Newsstand
ce (general and professional).
Optical shop.
Paint and wallpaper store.
Pet shop.
Photography studio.
Postal and courier services
e igious, charitable or philanthropic
Shoe repair. r �fy )
Studio (art, music, speech, drama, dance or other artistic en- Lam° a
deavors).
Studio (broadcasting or recording).
Tailor.
Travel agency. n p
Conditional uses:
Amusement, commercial (inside).
Animal clinic (enclosed),
Catering, commercial.
y roup care faailit �.•-s�-�--- �"�
ous"f. ,rshi— A � _�_�.
ivr museum�ar similar public=use.
Neighborhood grocery store. a -'N„ % 4 �y
Nursing home or convalescent home.
Private school, kindergarten or institution for special education.
�cizool (public or denominational). rf`L , , �
5-8 University District REVITALIZATION PLAN
• Mixed Community Commercial (MXCC): Uses permitted in
this zoning district are as follows:
As -of -right uses:
Amusement, (commercial, inside).
Animal clinic (enclosed).
Antique shop, with repair.
Appliance repair.
Art gallery/Art studio.
Auto parts and accessories.
Bakery or confectionery shop.
Banking institution.
Bar, cocktail lounge, or nightclub.
Barber and beauty shop.
Beverage shop.
Book and stationery store.
Butcher shop.
Cabinet and woodwork shop.
Camera shop.
Catering, commercial.
Cigar, tobacco and candy store.
Clinic (medical, dental or optical).
Clothing store.
College, university or seminary.
Community welfare or health center.
Custom sewing and millinery.
Day nursery or day care center.
Day care center, adult.
Delicatessen.
Drugstore or pharmacy.
Duplication shop.
Eating place (sit down restaurant, outdoor dining; no drive-in)
Fire station.
Florist shop.
Furniture store.
Grocery store.
Group care facility.
Handicraft, ceramic sculpture or similar artwork.
Hardware or sporting goods store.
Health studio or spa.
Hobby shop.
Hospital.
Hotel or motel.
House of worship.
Jewelry store.
Job printing, lithographer, printing or blueprinting.
f'tEVIFAL17A110N PLAN University District
:AMCC: Art Gallery
AIVX': Restaurant - ouldoor seating
.41WC: Grocery Store
S-9
AMCC: Library
AI C:C: Theater (multiplex)
Key shop.
Laboratory.
Laundromat or pickup station.
Laundry, domestic cleaning.
Lawn and garden center, enclosed.
Library, museum or similar public use.
Lodge or fraternal organization.
Medical appliance fittings and sales.
Mortuary or funeral home.
Multifamily residential.
Office (general and professional).
Office, showroom with warehouse (with retail sales, enclosed).
Office equipment sales and service.
Optical shop.
Paint and wallpaper store.
Pawnshop.
Pet shop.
Photography studio.
Private school, kindergarten or institution for special education.
Private club with dining or bar service.
Recycling facility, automated.
Religious, charitable or philanthropic organization.
School (business).
School (commercial, trade or craft).
School (public or denominational).
Secondhand store (used furniture or rummage shop).
Shoe repair.
Studio (art, music, speech, drama, dance or other artistic endeav-
ors).
Studio broadcasting and recording.
Tailor.
Taxidermist.
Taxi office.
Theater (not drive-in type).
Tool and equipment rental (inside display only).
Travel agency.
Conditional uses:
Ambulance service post.
Auto glass or muffler shop.
Auto parts, sales with limited motor vehicle parts installation.
Auto rental or leasing (no service, sales or repair).
Auto repair garage.
Building material sales (open).
Car wash.
Eating place with drive-in service.
5-10 University District RE.VITlaLIZA1lON PLAN
Glass or glazer. Installation, repair and sales.
Home center.
Landscape service.
Lawn and garden center, open display.
Nursing home or convalescent home.
Office warehouse.
Plant nursery.
Service station with limited motor vehicle repair.
Small engine repair.
Swimming pool sales and supply.
Upholstery shop, furniture.
Upholstery shop, auto.
Additional Regulations
In all three zoning districts, a mix of uses within a single development
project or structure is encouraged and mixed-use development (as defined
in the text box to the right) shall be permitted as of rrht.
Residential uses that are part of a vertical mixed-use project shall never be
located below a commercial or office use. Instead, the intensity of the uses
should decrease as the floors go up. For example, in a 3 -story mixed-use
structure that includes retail, office, and residential, the retail use should
occupy the ground floor, the office use the second floor, and the residential
use the top floor.
In every case, the entity with review authori may approve unlisted or
atypical uses as lon as the use is found to be consistent with the pW.pq.5e
and intent of the districtyrLwhich-itis-propQs4A. and not jj, Wy_ tti create
incompatibilities with other rases permitted within the district.
Horizontal Mixed Use (detached)
REVITALIZAFIUN PLAN University District
Mixed use reters Io the combining of
retail/commercial and/or service uses with
office and/or residential use in the same
building or on the same site in one of the
following ways:
• Vertical Mixed Use. A single structure
with the upper floors used for
residential or office use and the
ground floor for retail or service uses.
Horizontal Mixed Use —Attached. A
single structure which provides retail
or service use in the portion fronting
the public or private street with
attached residential or office uses
behind.
• Horizontal Mixed Use — Detached.
Two (2) or more structures on one (1)
site, which provide retail or service
uses in the structure(s) fronting
the public or private street, and
residential or office uses in separate
structure(s) behind or to the side,
0
Vertical Afixed Use
5-1Z
Densities and Intensities
Because the general goal of the University District Revitalization Plan is to
encourage a pedestrian scale of development and the high level of activity
of an urban neighborhood, development densities and intensities are not
explicitly restricted in the proposed mixed-use zoning district, and will vary
based on dwelling unit or building size and type. Achievable densities and
intensities are, instead, controlled indirectly, as a function of the height and
setback limits imposed by the Design Overlay District.
Setbacks
A build -to line minimum of 5 feet and a maximum of 15 feet from the face
of the curb shall be provided for development in the MXUR, MXNC, and
MXCC zoning districts, as shown in Figure 5-3.
Side yard setbacks shall vary between zero (0) and fifteen (15) feet; rear
yard setbacks may not exceed twenty-five (25) feet.
Exceptions to the above standards may be approved in cases where the
site plan includes a distinct public space such as plazas/squares, galleries,
courtyards, patios, small parks and greens.
Building Heights
Maximum building heights vary by district and by use, as shown in Figure
Figure 5-4:
• MXUR: Residential buildings shall not exceed six (6) stories.
• MXNC: Nom•esidential buildings shall not exceed four (4) sto-
ries.
• MXCC: No building shall exceed four (4) stories.
Open Space
The minimum amount of open space to be provided on a development var-
ies by zoning district, as follows:
• MXUR: A minimum of thirty-five percent (35%) open space ra-
tio.
• MXNC: A minimum of twenty-five percent (25%) open space
ratio.
• MXCC: A minimum of fifteen percent (15%) open space ratio.
Additional site and building design aspects for new development redevelop-
ment proposed in these zones will be governed by the standards set forth
in the following section (Design Overlay District).
University District REVITALIZATION PLAN
�p(z2,JoYZ.
Vehicular zone:
• Single traffic -flow pattern:
• 2-3 lanes in each direction (2 preferred)
• Lane widths: 11' inner lane / 12' outer lane / 10' turn lanes
• Ideal traffic speed is 25-35 miles per hour
• Continuous medians dividing opposing traffic flow on all primary
streets: 16'-20' median width with continuous vegetation / 10' left- �.
turn lanes (at intersections with left -turn lanes always maintain a:
minimum 6 -foot median)
• No on -street parking rF�_
• Pedestrian crosswalks at all signalized intersections Cross Section ofroad -one
• Safe pedestrian refuge zones should be provided in medians where
signalized intersection crosswalks occur at major activity genera-
tors
• Limit the number of driveway curb -cut access points per block
(work with property owners to create shared -access points linked
through internal parking, etc.)
• Multiple traffic -flow pattern:
• Creation of parallel streets adjacent to the main roadway (main
roadway configuration similar to above):
o Parallel "local" street with one 12' wide lane in each direc-
tion
o On -street parking on both sides
0 8'-12' wide median separates main roadway from localized
streets
Pedestrian zone:
An Amenity Zone of up to 10 -feet wide that accommodates street trees,
pedestrian and roadway lighting, way -finding and signage, and fixtures
and furnishings—in a combination of paved/planted areas, and;
A Clear Zone of up to 15 -feet wide that is paved and free of obstruc-
tions to promote easy and safe movement of pedestrians.
Bicycle zone:
• Dedicated and clearly marked (striped and including a universally
recognized bike lane symbol) bicycle lanes of a minimum 4 -foot
width should be incorporated
ki
• Bicycle rack and storage areas should be located at major destination
areas
Transit;
• Type 1 transit stops should be located at major cross -streets and Sig-
nificant activity generators / destinations -- --t -
:
• Transit stops should incorporate, where possible, bus pull -off zones
located outside typical auto -traffic flow patterns�[��+
• Transit stops should be universally accessible, and provide a safe,
sheltered and pleasing enviromrrent
Tvpe I iransi! slops
RFVIIA1.IZATION HAN University District
3-29
Vehicular zone:
• Narrow roadway made up of one 12' travel lane in each direction
• 10' turn lanes limited to major cross streets and/or destinations
• Ideal main street corridor vehicular flow speed is 25 miles per hour
• No medians—a narrow cross-section promotes visual and physical
connectivity
• On -Street parking on both sides, where possible
• Pedestrian crosswalks at all intersections—vehicles must yield to
pedestrians along main streets
Pedestrian zone:
• Main streets can have a range of pedestrian zone widths of from 12
to 16 feet, from back -of -curb to private development zone. This flex-
ible pedestrian zone should include:
• An Amenity Zone of from 4 -to -6 feet wide that may accommo-
date street trees, pedestrian and roadway lighting, way -finding
and signage, and fixtures and furnishings—in a combination of
paved/planted areas;
• Where on -street parking is accommodated, implement intersec-
tion and mid -block bulb -out sidewalks that are consistent with
crosswalks.
Bicycle zone:
• Dedicated and clearly inarked (stripped and including a universally -
recognized bike lane symbol) bicycle lanes of a minimum 4 -foot
width should be incorporated into street
• Bicycle rack and storage areas should be located at major destination
areas
Transit:
• Type 2 transit stops should be located at major cross -streets and
neighborhood activity generators / destinations
• Transit stops should incorporate, where possible, bus pull -off zones
located outside typical auto -traffic flow patterns
• Transit stops should be universally accessible, and provide a safe,
sheltered and pleasing environment
REVITAl.l7_./S WN PLAN University District
Main Streets with on -street parking
l l
Type 2 transit stops
3-31
To contend with the variety of neighborhood street right-of-way condi-
tions, three configurations have been established; Narrow, Medium and
Wide streets. Narrow streets occur primarily in older residential neighbor-
hoods with very constrained rights-of-way, often less than 30 feet. Street
that fall into the Medium group represent the predominant configuration
within the district and they occurs in both the older Oak Forest neighbor-
hood as well as the mid -1900's Broadmoor community. As the designa-
tion suggests, Medium street right-of-way typically spans from 35 -to -50
feet wide. Lastly, the wide street configuration should be implemented in
higher -density residential neighborhoods with multi -family and/or town-
houses. Wide streets would have the broadest range of rights-of-way, with
the typical conditions of between 50 to 70 feet.
Tertiary Corridor Guidelines
Proposed design and development guidelines for all modes of circulation
on neighborhood streets are;
Narrow Tertiary Corridors
Vehicular Zone:
• Narrow roadway of 20 -foot non -divided
• Maximum vehicular flow speed of 25 miles per hour
• No on -street parking—all required residential parking to occur on
private property
Pedestrian zone:
• Limited pedestrian zone on both sides of the street that includes:
• No Amenity Zone; or
• A minimal 4 -foot Amenity Zone that may accommodate street
trees, pedestrian and roadway lighting within a low -maintenance
planting strip,
• A Clear Zone of from 4-6 feet wide that is paved and free of
obstructions to promote easy and safe movement of pedestrians,
and
• Pedestrian crosswalks at all intersections—vehicles must yield to
pedestrians along main streets.
Bicycle zone:
• No dedicated bicycle lanes, with cyclist sharing the roadway with
automobiles
Transit:
• No transit routes or access -stops located along narrow streets.
Medium Tertiary Corridors
Vehicular Zone:
• Narrow roadway made up of one 10-11 feet travel lane in each direc-
tion
REVIIALIZ TION Pt.AN university District
Neighborhood streets & sidewalks
3-33
Bike lane options. shared and dedicated
all
3-34
• Maximum vehicular flow speed of 25 miles per hour
• On -street parking included along one side, minimum
• Where on -street parking occurs, incorporate intersection sidewalk
bulb -outs, linked with crosswalks
Pedestrian zone:
• Pedestrian zone on both sides of the street that includes:
• A minimal 6 -foot Amenity Zone that may accommodate street
trees, pedestrian and roadway lighting within a low -maintenance
planting strip
• A Clear Zone of from 6-8 feet wide that is paved and free of
obstructions to promote easy and safe movement of pedestrians
• Pedestrian crosswalks at all intersections—vehicles must yield to
pedestrians along main streets
Bicycle zone:
• One dedicated bicycle lane
Transit.-
.
ransit:• No transit routes or access -stops located along medium streets
Wide Tertiary Corridors
Vehicular Zone:
• Narrow roadway made up of one 11 -foot travel lane in each direction
• Maximum vehicular flow speed of 25 miles per hour
• On -street parking included along both sides side
• Where on -street parking occurs, incorporate intersection sidewalk
bulb -outs, linked with crosswalks
Pedestrian zone:
• Pedestrian zone on both sides of the street that includes:
• A 6-8 foot Amenity Zone that may accommodate street trees, pe-
destrian and roadway lighting within a low -maintenance planting
strip
• A Clear Zone of from 8-10 feet wide that is paved and free of
obstructions to promote easy and safe movement of pedestrians
• Pedestrian crosswalks at all intersections—vehicles must yield to
pedestrians along main streets
Bicycle zone:
• Dedicated bicycle lanes on both sides of street
Transit:
• Limited transit routes and type 3 access -stops located at key neigh-
borhood activity generator locations
University District REVfIALIlA710N PLAN
overlay zoning districts in addition to any other applicable provisions regu-
lating the development of land. In case of conflict, the overlay requirements
supersede other requirements.
In addition, the recommended standards apply to new development, rede-
velopment of existing buildings the cost of which exceeds fifty (50) per-
cent of the buildings' current replacement value, or expansion of existing
development. The design guidelines are meant to be implemented when a
`✓ permit is requested for exterior improvements on buildings or in the pub-
lic right-of-way. Routine repairs, maintenance and interior alterations, as
defined in the City's Zoning Ordinance and Building Code, do not require
compliance.
Uses, structures or lots that are in existence at the time the UD -DOD is ad-
opted, and which do not conform to the adopted standards and guidelines,
should be treated as nonconforming. Nonconforming status will not apply
to construction of improvements in the public right -of way required by the
city, redevelopment or expansion of existing development.
Development Criteria
The following standards are organized into three major areas: Site Plan-
ning, Building Design, and Signage. Imagery and diagrams are included to
clarify and reinforce the intent of the standards. Users should also refer to
the University Distric_tRe.vitaiization_Plan illustrative, which demonstrates
different ways in_which %he.peimci,p[es and standards could bplied. The
illustrative plan shows examples of possible building, public space, and
parking lot configuration.
Site Planning
a) Building Placement and Orientation: It is desirable that buildings be
cons�rueted to meet the sidewalk. While some variation is encouraged,
using a relatively consistent front setback from structure to structure helps
r't to define the street edge, reinforce a pedestrian scale, and create a sense of
S�X Fi place. In addition, buildings should occua. no less than 80% of the build-
to
uild-
�r e to line, exclusive of driveways
The creation of pedestrian -oriented open spaces as "place -making" features
is encouraged. These spaces shall serve a functional purpose as a com-
munity gathering space, and shall be designed to include amenities such
as the following:
• Seating areas
Fountains and other water features
• Clock towers
• Public art
Integrate pedestrian -oriented spaces into
site design: pad's, playas, passageways
REVITALIZATION PLAN University District 5-77
leg
h All outdoors aces, whether public or private, should be programmed to
I P P P � P g
encourage a high level of pedestrian activity through interaction with ad-
jacent uses, and the public sidewalk.
uildings located along University Avenue and Colonel Glenn Road/Asher
venue should incorporate vertical urban design features (e.g., towers, tur-
fs, and other landmark features) that serve to define gateways, anchor the
S eet intersection, and terminate vistas.
Design and program outdoor spaces to
promote pedestrian ae ivity and interaction
Incorporate verlical features in buildings
fronting on University Avenue and Colonel
Glenn Road-asherAvenue
b) Circulation and Access
To promote curb continuity, driveways shall be located on the side or rear
of a site. In addition, non-residential development shall be designed to al-
low for cross -access to compatible adjacent properties to encourage shared
parking and shared access points from the public street.
An exemption can be applied to properties located in the middle of the
block, which are not adjacent to any other public or private acce and must
b
e accessed through UuLv_crsity enue_, Colonel Glerui. Road, or. Asher '� �% X
Avenue. Th se d''elopment hal I be evalua d on oasc�lry�case.bases f
tlllm4i'th s roads, as r �c.apL
The creation of mid -block rear alleys that can be shared by multiple sites
is encouraged.
Two-sided retail facilities are emcmLrag-
qd. For facilities that front onto�N'
both surface parking areas and public space, fagade treatments should be
of similar scale and design. For smaller retail establishments, service and
delivery could be accommodated at either of the entrances.
Vehicular drive-through areas, such as those associated with fast food
restaurants and banks, shall be incorporated in the rear side of buildings
so as not to compromise the quality of the pedestrian experience at the
street edge. Vehicular drive-through areas should not be located adjacent
to public spaces.
c) Parking
The intent of the following standards is to reduce negative impacts typically
associated with surface parking lots. The application of these standards will
create parking areas that are safer, more visually appealing and sympathetic
to adjacent uses; that provide shade for pedestrians and vehicles; and that
manage storm water runoff without impacting parking area efficiency.
Location and Design
On -street parking is encouraged along all internal streets. All other parking,
including surface arkin areas and accessary garages should be rovid.ed
to the rear or sides of buildings, with access provided from the side or rear
5-18 University District RFVITAI_IZA1ION PLAN
or the site whenever possible. No parking should be pTayided betw,on
University Avenue, Colonel Glenn Road, or Asher Avenue and adjacent
buiiding�.
Front, side and rear yard setbacks shall apply to surface parking lots and
parking structures. To soften the visual impact of surface parking, lots
shall be subdivided into smaller areas through the use of landscaping and
similar elements. The use of pervious .parking- iAiLe Is i n ours ed in
the desi n of surface parking lots.
t
l parking areas shall be configured so as to provide proper vehicular
culation and avoid the backing of vehicles directly onto the street.
For office development 10,000 square feet or more, preferred parking shall
be provided for carpools/vanpools serving building occupants.
Structured parking shall be encouraged when it will serve to create open
space and a more efficient development layout. However, to mitigate po-
tential negative impacts on adjacent streets or properties, parking structures
should have active ground floor uses, such as retail, facing the street. "Wrap-
ping" parking structures in office or residential uses is also encouraged to
screen parking decks from the street and from nearby uses.
Parking structures shall display similar architectural quality, scale, and
massing to that of surrounding structures on all facades. Sloping decks_
shall not be expressed -in-the_facades_of.the structure. Architectural elements
in the facade shall be expressed as horizontal, level lines similar to other
building uses. Exterior openings in parking structures shall be screened in
such ways that cars, headlights, and internal light fixtures are not visible
from the street. In addition, the size and proportion of the openings shall be
compatible with those of neighboring buildings. Glazing, perforated metal
panels, applied surface elements, landscaping, or combinations of these may
be used to screen openings, provided that these screens are compatible with
other materials or elements on the fapade.
Required Number of Parking Spaces
Parking shall be provided at the following ratios, which represent the maxi-
mum number of required spaces:
Locale surface parking internal to a site, to
the rear or side of buildings
Blend structured parking in with the
building's architecture and integrate active
ground floor uses
Single family detached and attached residential: Two (2) parking���
spaces per unit.
Multifamily residential: One and a half (1-'/2) parking spaces per
unit, plus 0.25 guest parking spaces per unit in a multifamily de-
velopment.
Retail sales/display space: One (l) parking space per 300 square
feet.
RPVIIALIZAiION PLAN University District 5-19
Office space: One (1) parking space per 450 square feet.
Restaurants and dining facilities: One (1) parking space per each
four (4) seats. 1 V, EGD
For all other nonresidential uses, parking shall be provided in a
number equal to at least fifty percent (50%), but no more than
one hundred percent (100%), of the parking required by Chap-
ter 36, Sec. 36-502, "Required off-street parking," of the City's
Zoning Ordinance. However, minimization of on-site parking is
encouraged through the off-site and shared parking alternatives
described below. For mixed-use projects, additional reductions
may be approved.
Share o. slreei pcukingfacllrties bettii een
nso or more buildings or uses
Use on -street parking loward reducing
required on-site parking
hlcorporate bicycle amenities and
Acilitie.s in nonresidential and mullifantily
stet-elopment
On -street parking directly fronting a lot or use may count toward fulfill-
ing the parking requirement for that lot or use. No on -street parking
shall be allowed on University Avenue, Colonel Glenn Road or Asher
Avenue.
Notwithstanding these provisions, handicapped parking spaces shall
always be provided on site.
For each off-site parking space provided in this manner, a development
shall receive a credit in the form of a reduction of the required on-site
parking.
Bicycle and Pedestrian Facilities
All non-residential and multifamily dwelling development shall include
adequate bicycle amenities to encourage cyclists. A surface lot or parking
garage serving such uses shall provide at least one (1) bicycle panting
space per every five (5) vehicular parking spaces .provided in the surTace
lot orae. Short-term bicycle parking shall be located within fifty (50)
feet of a building's main entrance, preferably in a visible and prominent
location where there is high pedestrian activity.
When there is more than one building on the site, or adjacent sites share
parking, bicycle parking must be distributed to serve all buildings or
main entrances.
5.20 University District REV17ALIZAfiON MAN
Shared Parking and Off -Site Parking Alternatives
� ..r;:
Shared or joint -use off-street parking facilities are encouraged for two (2)
or more buildings or uses by two (2) or more owners or operators, pro-
vided that: (a) the total of such parking spaces when combined or used
together is equal to the sum.of the requirements of the individual uses
computed separately; and (b) the shared parking facilities are located no
farther than 700 feet from the subject use.
Share o. slreei pcukingfacllrties bettii een
nso or more buildings or uses
Use on -street parking loward reducing
required on-site parking
hlcorporate bicycle amenities and
Acilitie.s in nonresidential and mullifantily
stet-elopment
On -street parking directly fronting a lot or use may count toward fulfill-
ing the parking requirement for that lot or use. No on -street parking
shall be allowed on University Avenue, Colonel Glenn Road or Asher
Avenue.
Notwithstanding these provisions, handicapped parking spaces shall
always be provided on site.
For each off-site parking space provided in this manner, a development
shall receive a credit in the form of a reduction of the required on-site
parking.
Bicycle and Pedestrian Facilities
All non-residential and multifamily dwelling development shall include
adequate bicycle amenities to encourage cyclists. A surface lot or parking
garage serving such uses shall provide at least one (1) bicycle panting
space per every five (5) vehicular parking spaces .provided in the surTace
lot orae. Short-term bicycle parking shall be located within fifty (50)
feet of a building's main entrance, preferably in a visible and prominent
location where there is high pedestrian activity.
When there is more than one building on the site, or adjacent sites share
parking, bicycle parking must be distributed to serve all buildings or
main entrances.
5.20 University District REV17ALIZAfiON MAN
Parking lots shall also be required to have clear pedestrian routes within
them. Pass-through walkways—i.e., those connecting parking located be-
hind buildings to the sidewalk—shall be provided to rear parking lots and
to pedestrian walks connecting to the sidewalk network and to adjoining
and surrounding areas. These walkways shall have clear signs and mark-
ings for orientation and a high degree of passive surveillance, including
overlooking windows, and adequate security lighting. To further aid in
pedestrian safety, alternative surfaces and textures, such a brick or stone
pavers are encouraged at all pedestrian crosswalks within and surround-
ing parking facilities.
d) Open Spaces, Bzsffers and Landscaping
The purpose of these standards is to promote the creation of an attrac-
tive, functional network of green, landscaped spaces and tree canopy in
private development throughout the University District. This network
should complement and link up, when possible, to the larger system of
public open spaces in the District and the -City-wide network.
Open Space
The integration of open space into the design of the proposed develop-
ment is encouraged, provided that the visual character of the develop-
ment remains compatible with that of the surrounding area, and con-
sistent with the overall character of the corridor. All developments are
encouraged to find ways to maximize impervious and open space areas
in their design, in order to reduce the rate and quantity of storm water
runoff.
With the exception of driveways or pedestrian walkways, the entire area
of the front, side and rear setbacks of a site shall count as open space if
consisting of pervious surfaces or planted with groundcovers, shrubs, and
trees.
Pedestrian walkways and driveways (where no other location is feasible)
may occupy up to seventy-five percent (75%) of the front yard only, to
permit extensions of the public sidewalk beneath arcades and colon-
nades, and along the face of buildings.
Buffers
A planted buffer, no less than five (5) feet wide, shall be provided along
the side or rear property line of a development site when land uses exist-
ing on the adjoining properties differ from the land uses proposed on the
development site, or where other functional or visual incompatibilities
maw.
Connect rear parking lots to the sidewalk
via pass-through pedestrian walkways
Integrate open space and reduce impervious
coverage
Provide a landscaped buffer alokg the
side or rear property line to minimi=e
incompatibilities with adjacent uses
REVITALIZATION PIAN University District 5-21
Bio swales, rain gardens, and vegetated tree
wells count toward meeting the required
open space ratio
Design around and incorporate existing
mature, desirable trees
Protect the crosaln and critical root zone of
existing trees during and titer construction
Afinimi_e the visual nronotony cflongfences
or walls by introducing changes ofplane or
height, landscape or architectural accents
Bufferyards shall be located on the outer perimeter of the site, and may
count toward the required open space requirements if planted with ground
covers, shrubs, and trees.
No structure other than a fence or low wall shall be placed within a required
buffer (provided the fence or wall complies with the standards described
in the following subsection).
Landscaping
No less than fifty percent (50%) of the required landscape area of a site
shall be provided within the required setbacks. Rain gardens, bio-swales,
and vegetated tree wells shall count toward the required open space ratio
and are encouraged to maximize the ability of the site to retain and filter
storm run-off.
Planting within a required landscape area shall consist of plants adapted
to the local conditions to minimize the need for supplementary irrigation.
Gray water shall be used for irrigation to the maximum extent possible.
The location, shape and size of buildings or other site improvements shall
be designed to accommodate, to the extent feasible, preservation of exist-
ing trees and vegetation areas. Every effort shall be made to design around
existing large, desirable trees, and the City may grant a deviation to setback
standards to permit preservation of trees on site. The crown and critical root
zone of an existing tree intended to remain on the site shall be protected
during and after construction.
Any necessary transplantation shall follow the American National Standards
Institute A-300 or similarly accepted standards, after a tree removal permit
has been obtained from the City. Removal of tree canopy shall be rrtiti ,ated
on sit�,fffeasible.
�h Nr
Paving materials used as part of on-site landscaping and streetscaping shall
be as porous as possible, and shall have a high reflectance value to mitigate
the heat island effect, in balance with the need to control glare. Paved areas
shall be shaded to the maximum possible extent.
In residential developments, walls and fences are encouraged at the prop-
erty line, to define the front, side and, rear yard of a property; to establish
a semiprivate realm adjacent to the street; and to define the street edge.
Walls, hedges and fences shall have a maximum height overall height of
six (6) feet. The opaque portion of a fence shall have a maximum height
of four (4) feet. Walls and fences shall have piers or newel posts at corners
and ends. non_ stretches of fen or wall, visual monotony shall be
mirun�JhmgliWgnipp, changes o plane or height, or the introduction
of Iandscape or architectural accents, provided such design variations are
5-22 University District REVITALIZATION PIAN
consistent with the architecture of the principal structure on the site. The
use of chain link, plastic or vinyl fencing materials is prohibited.
Parking lot landscaping shall be installed in compliance with the require-
ments of Chapter 15, Article VI of the City's Code of Ordinances.
e) Storm Water Management
The following standards encourage a sustainable approach to storm water
management while maintaining the desired "sense of place" for the Univer-
sity District. These standards are intended to complement those currently
in effect through City codes.
r A storm water management plan that decreases the rate and quantity of storm
iCs water runoff from pre -development levels shall be implemented. Installa-
tion of pervious paving and green roofs is encouraged, as is the harvesting
of storm water for use in irrigation and for flushing toilets.
Runoffshall be treated before it enters the statural draina stem. The use
of vegetated swales, bio -filters, bio -retention systems, and rain gardens are
encouraged, to assist in treating runoff and to provide visually attractive
practices. Roof downspouts should drain onto porous surfaces.
The location of onsite storm water management detention facilities should
not compromise the desired character of development. Storm water detention
facilities generally shall be located behind buildings or adjacent to parking
areas. Storm water facilities should not be placed in or along public spaces
or commercial streets internal to a site.
Services and Utilities
Services are an essential component of any development, but they can be
visually unattractive and a nuisance to neighbors. The following standards
are intended to minimize the negative impacts of these ancillary uses;
Electric and telephone service lines shall be provided underground when-
ever possible.
Electric meters, antennas, exterior storage areas, solid waste, recycling, and
yard trash containers (excluding public containers), grease containers, and
loading docks shall be located within parking areas, in the rear of sites, or
other locations remote from the public sidewalk. Qum st perma-
nentyplacedmfuse.recep=lcs441-be-located_at l=l20 fm From - Jacent
residential uses. The joint use of dumpsters is strongly encouraged.
I_
Service and utilitarian accessory uses, including loading docks and other
areas used for frequent idling of vehicle engines, shall be designed to
minimize impacts on adjoining properties, and screened from public view
bio filters and other bio -retention systems
Drain roof downspouts onto porous surfaces
Design on-site detenlionf wilities to be
visually attractive open sExace features
.Screen service and utility uses from public
view
REVITALIZATION PLAN University District 5-23
Screen rooftop equlpmeni from public vie1v
l iih o parapet or other type of screen
Builcling heights are established in the
"character areas "
in a manner compatible with the design of the site and the character of the
principal structure. The use of fencing and/or dense landscape is encouraged
for screening. Chain link, plastic, or vinyl fencing as screening materials
is prohibited.
All outdoor mechanical equipment, including air conditioning, heating
and ventilation systems, shall be placed on the roof, to the rear or side
of a building, or be otherwise visually screened from public view. In no
case shall the placement of mechanical equipment be allowed along the
University Avenue, Colonel Glenn Road, or Asher Avenue frontage of a
building. Mechanical equipment placed on the roof of a building shall be
screened from view from any of the abutting streets by parapets or other
types of visual screenings.
Building Design
These building design standards provide guidance regarding the exterior
design treatment of buildings in the University District. The standards,
however, express general design principles, and are intended to promote
attractive, high-quality building designs, rather than to dictate a specific
architectural style or a fixed set of specific design solutions. The primary
goal of the building design standards is to help those undertaking new de-
velopment, or improving existing structures within this district, to design
in a manner that is appropriate to and compatible with the desired character
and visual appearance of the district as a whole, and each character area
in particular.
The intent of the building design standards is to create a distinct character
and identity in the University District by promoting buildings that establish
the street as an "outdoor room" of safe, attractive, human -scaled space that
is comfortable for walking and shopping.
aj .Scale and Massing
The massing and scale of each building shall be designed in a manner that is
appropriate to its site, as well as related to and compatible with the massing
and scale of neighboring buildings.
Building heights vary by zoning district, as well as by "character area," as
established elsewhere in the Revitalization Plan, except that at the northern
edge of the district, in the zone along University Avenue between US 630
and approximately 12th Street may accommodate structures up to twelve
(12) stories, as long as appropriate massing transitions and buffering are
provided to minimize impacts on adjoining development.
Regardless of the number of stories, building volumes shall be articulated
into three distinct vertical components: a "base," a "middle," and a "top."
5.24 University District REW ALIZArION PLAN
Floor to floor heights shall be expressed on the exterior of a building (e.g.,
through cornices, projections, etc.). Typical ceiling heights appropriate to the
intended use or uses of the building shall serve as the basis for articulating
fayade elements and maintaining a human scale, as follows:
Residential uses, ground floor: 8-9 feet.
Office or retail uses, ground floor: 10-15 feet. If the ground floor
includes an arcade, the clear height of the arcade should be toward
the upper reach of this range, which, coupled with the use of prop-
erly spaced columns, will maximize visibility from the street.
Office or residential uses, upper floors: 8-12 feet.
Different uses on different floors, such as office or residential over retail,
shall be expressed in the architecture of buildings. Step -backs, balconies,
and architectural detailing on upper floors, and canopies and colonnades at
the street level are encouraged to provide vitality to the street and to reduce
the perceived size and scale of buildings.
Uninterrupted expanses of solid wall shall be avoided, especially along
street frontages. If a solid wall is required by program or building code
on a facade that fronts the street, the facade shall be visually partitioned
into building modules, not exceeding 30 feet in length, through the use of
architectural detailing (e.g., ribs or pilasters, piers, or false fenestration
patterns), or projections and recesses created with canopies or awnings,
arcades, porches, dormers, etc.
If a building is located on a block corner, such building shall "turn the cor-
ner" by incorporating a special corner feature such as a tower. The tower
may be decorative or functional, such as when used to house stairs or an
elevator. A towers can be ornamented with clocks (mechanical or sun di-
als) or medallions, especially designed signage, circular or rose windows,
etc. Towers may also be used to highlight a main building entrance, even
if not located on the corner.
The height of a tower should be proportioned to the overall massing of the
building, but generally should be no taller than one and one-third (1-1/3)
of the maximum roof height. In plan, the tower should be no larger than
one fourth (1/4) of the longest dimension of the building.
b) Entrances and Fenestration
A regular pattern of solids to voids shall be used to establish a rhythm and
a hierarchy of elements on the building facade. While the elements them-
selves may change, the pattern should be used in a consistent manner on
all the building elevations. It should also be compatible with the pattern
found on adjacent buildings.
Use cornices, prgjections, and other
architectural features to articulate the floor
to floor height on the exterior of a building
use building in the exterior architecture
(stepbacks, balconites, etc.)
Visually partition any solid wall that f -opts
a street through the use ofpilasters, piers,
REVITALIZATION PLAN University District 5-25
Locate the main building entrance on the
primary building fixode and make it clearly
risible from the street
Emphasize the location gfthe main entrance
through architectural detailing
Provide shelter from the elements at the
budding entrance
Grownd floor facade `transparency" is
xTfficrtl'
Doorways, windows, and other fapade openings shall be located to reflect
and contribute to a human scale and to create visual interest at the street
level.
The primary building facade of a nonresidential building shall contain the
main building entrance, and this entrance shall be clearly visible from a
major street. Placing building entrances at street corners is encouraged, to
take advantage of merging streams of traffic for maximum visibility. It also
creates a more prominent presence at the intersection, helping the building
to be a more memorable and distinctive landmark.
Architectural detailing can be used to emphasize the location of the main
entrance, both visually and functionally. Other entrances to a building, in-
cluding those from side or parking, shall be treated as secondary entrances.
Direct; convenient pedestrian access shall be provided from all entrances
into a building.
Shelter shall be provided at the building entrance, in the form of awnings,
arcades, porches, or other architectural features, to create a place to transi-
tion from indoors to outdoors during inclement weather.
When separate rentable spaces are housed in the ground floor of any build-
ing, separate entrances shall be required onto the sidewalk for each space,
except when two or more stores share a vestibule.
Residential buildings typically will have a greater proportion of wall to open-
ings. Windows and other openings shall be placed with careful attention to
providing privacy in the building as well as in neighboring buildings.
Non-residential buildings and multistory or mixed -used buildings that have
retail or office uses on the ground floor shall have a more open facade.
Transparent, non -reflective glazing shall be used for all windows located
on the ground floor facade.
A minimum of 75% of ground floor facades and 30% of upper floor walls
shall be transparent and provide visual accessibility to major streets. -lire-
vidi-ng-windows-an"oor-s--fasing4he-street cmatPs a strong impression
of—"eyes—on the street:"Phis-is deliralrle tern iax mize a sesecurity
throu.Ra5siveureillunee; as -Nell asovide a- 3ivelyatmospher for
-walking. Blanked -out storefront windows or windows that look into unused
dead space do not meet this requirement.
Windows above the first level of a building shall generally be oriented
vertically. In addition, those upper floor windows that directly face onto a
public street shall be divided into individual units, rather than a cont:.
"ribbon."
5-26 U n i ve rs itt
Windows shall be recessed or shall project as bays from the main wall of
the facade so as to create texture and shadows that add to the visual interest
of the building, as well as the perception that individual people or activities
are behind individual windows.
c) Architecture
A specific architectural style is not mandated by these standards. This is in
recognition that the primary goal is to promote quality design and creativity
in all development—not to ensure architectural uniformity throughout the
University District. While design compatibility and community identity are
important factors, both can be achieved through a variety of designs.
Variety in building material is encouraged. Selected building materials shall
create "texture" or introduce patterns or color in walls, roofs, or accents,
in order to avoid monotonous surfaces. Changing materials throughout
a building fagade also creates visual interest, but the changes should be
consistent on all sides of the structure.
All principal buildings shall be constructed or clad with materials that are
durable, economically -maintained, and of a quality that will retain their
appearance over time including, but not limited to:
• Natural or synthetic stone
• Brick
• Stucco
• Integrally -colored, textured, or glazed concrete masonry units
• Approved textured, pre -stressed concrete systems
• Glass
• Standing seam metal roofs
When feasible, buildings should incorporate materials contain a high per-
centage of recycled content, and that have been manufactured and, where
possible, extracted regionally to reduce the amount of energy required for
transportation. Bio -based building materials should be incorporated where
possible.
For roofing, ENERGY STAR compliant (highly reflective) and high emis-
sivity roofroofing material shall be used for at least 75% ofthe roof surface.
The use of "green" vegetative roofs is also encouraged.
The following materials are discoed in general: L�
• Un -articulated concrete masonry units
• Painted concrete masonry units
• Metal structures
• Vinyl
Use materia Ls carefully to creawe texture and
variety throughout a building facade.
,Select hio-based, recvcledIrccyclable,
regionally produced building materials
when feasible
Use "green" vegetative roofs where possible
REVIDALIMI ION PtAN university District 5-27
Create a coordinated color
paletteforthe entire development,
taking into consideration
adjacent development
Use color- variations to break up the mass,
but limit the number o/colos (base, accent,
mtd trim), and use them in o consistent
manner on all sides of the building
Ancillary buildings and structures should be designed with the same care
as their principal structures, and shall incorporate materials and detailing
compatible with the principal structure.
Color shall be used as an integral element of the overall design of all struc-
tures. A coordinated palette of colors shall be created for the entire develop-
ment, which shall be compatible with, but does not have to be identical to
those of adjacent developments.
Color variations shall be used to break up the mass of the building and to
provide interest, but should not be overdone—a good rule of thumb is to
limit number of color choices in any given building to a base color, accent
color(s), and trim color(s).
Color shall be used in a consistent manner on all sides of your building. In
particular, if the building is located on a corner, the front fagade treatment
should "turn the corner" to provide continuity.
Signage
A system of well-designed, consistent signage can reinforce an area's sense
of place and contribute to a positive visitor's experience. Signage can also
be used to establish the boundaries of a district, enhance the perception of
an area as safe, clean, and welcoming, and celebrate unique characteristics
of an area to make it more memorable. All signage in the UD -DOD shall
comply with the criteria for types, number, size, and location provided in
Article X of the Zoning Ordinance, except as follows:
No off-site advertising
No pole -mounted signs
5-28 University District REVITALIZATION PLAN