HomeMy WebLinkAboutOrdinance 5056 s
ORDINANCE NO, 5056
AN ORDINANCE AMENDING TITLE XV: UNIFIED
DEVELOPMENT CODE OF THE CODE OF FAYETTEVILLE TO
AMEND CHAPTER 151 : DEFINITIONS AND CHAPTER 166:
DEVELOPMENT TO ADOPT A DOWNTOWN DESIGN
OVERLAY DISTRICT, PARKING GARAGE DESIGN
STANDARDS, DDOD BOUNDARY MAP AND RELATED
DEFINITIONS.
WHEREAS, the City of Fayetteville recognizes. the unique and significant role that
the downtown area plays in the vitality of the City and the region; and
WHEREAS, the City of Fayetteville has determined that development in the
downtown area should be compatible with the traditional town form; and
WHEREAS, developments that are compatible with the surrounding area and
harmonious with the character of the neighborhood, have a positive effect upon the future
development of the area; and
WHEREAS, the Downtown Master Plan has been developed through an extensive
process involving the public, elected and appointed officials, and staff, and
WHEREAS, the Downtown Design Overlay District follows the same boundary as
the Downtown Master Plan Zoning District Boundary;
NOW, THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FAYETTEVILLE, ARKANSAS:
Section 1 . That Chapter 151 Definitions is amended by inserting new definitions into § 151 .01
Definitions, a copy of which marked Exhibit "A" is attached hereto and made a part hereof.
Section 2. That Chapter 166 Development is amended by inserting § 166.21Downtown Design
Overlay District, a copy of which marked Exhibit `B" is attached hereto and made a part hereof.
Section 3. That Chapter 166 Development is amended by inserting § 166.22 Parking Garages in the
Downtown Core, Main Street Center and Downtown General Zoning Districts, a copy of which marked
Exhibit "C" is attached hereto and made a part hereof.
Section 4. The City of Fayetteville adopts an official map delineating the Downtown Design
Overlay District, a copy of which marked Exhibit "D" is attached hereto and made a part hereof. A„1,,,I„1r
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PASSED and APPROVED this the 4th da of Se tember, 2007. ` G�; • • • • • • • S
Y P G�SY O,c
APPROVE ATTEST: _ = ; FAYETTEVILLE ;
SPSJc�
By: By: C ! ,, y�� kAN Go
DAN COODY, Mayor SONDRA E. SMITH, City Clerk/Treasurer "'j4, TON �.�`
EXHIBIT "A"
To be inserted in Chapter 151 Definitions:
Appurtenances. (I)DOD) Architectural
features consisting of awnings, marquees, EIFS. (Exterior Insulating and Finish
porches, stoops, balconies, turrets, cupolas, Systems). (I)DOD) A cement based
balconies, colonnades, and arcades. synthetic material used as an alternative to
natural stucco.
Arcade. (I)DOD) A colonnade
composed of counterthrusting arches. First or ground floor. (I)DOD). The
finished floor facing a street right of way.
Awning. (I)DOD) A flexible roof-like
cover that extends out from an exterior wall Floor. (I)DOD) A story within a
and shields a window, doorway, sidewalk, building.
or other space below from the elements.
Gable. (131301)) The vertical triangular
Balcony. (I)DOD) An open habitable end of a building from cornice or eaves to
portion of an upper floor extending beyond a ridge.
building's exterior wall that is not supported
from below by vertical columns or piers but Gabled roof. (I)DOD) A double sloping
is instead supported by either a cantilever or roof that forms a gable at each end.
brackets.
Gambrel roof. (I)DOD) A roof where
Baluster. (I)DOD) A short vertical each side has two slopes; a steeper lower
member used to support a railing or coping. slope and a flatter upper one; a 'bam roof.
Balustrade. (131301)) A railing together Hipped roof. (131301)) A roof with
with its supporting balusters or posts, often slopes on all four sides. The "hips" are the
used at the front of a parapet. lines formed when the slopes meet at the
corners.
Barrel roof. (I)DOD) Like a covered
wagon, or inverted ship; barrel vault is an Lintel. (131301)) A horizontal beam that
arch of uniform cross-section. supports the weight of the wall above a
window or door.
Colonnade. (I)DOD) A roofed
structure, extending over the sidewalk, open Mansard roof. (I)DOD) A roof type
to the street except for supporting columns with two slopes on each of the four sides,
or piers. the lower slope being steeper than the other;
capped off with a cupola, typically
Cornice. (I)DOD) A _ projecting Victorian.
horizontal decorative molding along the top
of a wall or building. Mullions. (I)DOD) Strips of wood or
metal that separate and hold in place the
Column. (I)DOD) A supporting pillar panes of a window.
usually consisting of a round shaft, a capital,
and a base. Muntin. (I)DOD) A short vertical or
horizontal bar used to separate panes of
Domed roof. (I)DOD) A vaulted roof glass in a window or panels in a door. The
having a circular, polygonal, or elliptical muntin extends from a stile, rail, or bar to
base and a generally hemispherical or another bar. This term is often confused with
semispherical shape. mullion.
Cupola. (1313013) A domelike structure Parking garage. (I)DOD) Layers of
surmounting a roof or dome, often used as a parking stacked vertically.
lookout or to admit light and air.
Pedestal. (DDOD) The base or support
of an upright structure. Stoop. (DDOD) A small platform and /
or entrance stairway at a house door,
Porch. (DDOD) A covered area commonly covered by a secondary roof or
adjoining an entrance to a building. awning.
Projected bay. (DDOD) A window or Story. (DDOD) A floor level within a
series of windows forming a bay in a room building.
and projecting outward from the wall.
Terne. (DDOD) An alloy of lead with
Retail. (DDOD) - The sale of about 15% tin. Used to coat sheet steel to
commodities or goods in small quantities to inhibit corrosion.
ultimate consumers.
Turret. (DDOD) A small tower or
Shed roof. (DDOD) A roof type with tower-shaped projection on a building.
one high pitched plane covering the entire
structure.
EXHIBIT `B"
To be inserted in Chapter 166 Development.
166.21 Downtown Design Overlay District
(C) Downtown Design Overlay District Manual.
(A) Purpose. The intent of this ordinance is to
encourage good architectural form through (1 ) The City of Fayetteville Downtown
the use of quality design and materials. The Overlay District Manual shall be used
goal of the code is to promote functional in support of this chapter to explain
architecture that creates attractive and usable specific objectives and principles and to
space. Downtown Fayetteville has a rich provide a resource for guidance in
architectural history spanning many decades implementing these standards.
and styles; therefore, architecture should be
respectful of the existing built environment (2) Copies of the Manual are to be made
and should strive to enhance the public readily available to the public in the
realm. A strong emphasis shall be placed Planning Division,
upon designing and implementing
sustainable and green architecture practices. (D) Special Building Elements and
Appurtenances. If a building has a marquee,
(B) Applicability. The Downtown Design awning, balcony, colonnade, arcade, turret,
Overlay District applies to parcels of land cupola, porch or stoop then it shall comply
located within the boundaries of the with the following regulations:
Downtown Design Overlay District. The
Downtown Design Overlay District (1) Marquees andAwnings.
Architecture Standards are applicable in the
following instances: (a) Standard These dimensional
requirements apply to first or
( 1) These standards shall supersede the ground floor awnings and
City's Commercial Design Standards in marquees. There are no minimum
the Downtown Design Overlay District. standards for awnings above the
first floor.
(2) All new construction shall comply with
these standards, including structural (i) Depth. To the back of the curb
renovation and/or new additions that maximum.
increase the building footprint or
volume of habitable space by 50% or (ii) Height. 7 ft. minimum clear.
more.
(b) Right-of-Way Encroachment. Marquees
(3) Building designs that strictly comply and Awnings shall occur forward of the
with these standards are to be principal fagade and may encroach
considered approved for matters of within the right-of-way, in accordance
aesthetics and shall not require further with the Building Code adopted by the
discretionary review for architectural City of Fayetteville.
character or appearance.
(c) Placement. Placement of awnings or
(4) Building designs that do not comply marquees shall not interfere with street
with these standards may be permitted trees, street lights, street signs or other
by a variance after review and approval such civic infrastructure.
by the Planning Commission.
(d) Prohibited Materials. High-gloss or
(5) Building designs that are denied or plasticized fabrics are prohibited.
approved by the Planning Commission
may be appealed to the City Council. (2) Balconies.
depth can be obtained. Colonnades
(a) Standard shall occur forward of the principal
fagade, and may encroach within
(i) Depth. To the back of the curb the right-of-way, but shall not
maximum. Balconies above extend past 18 inches from the back
the second floor shall have a of the curb, in accordance with the
maximum projection of 4 ft. Building Code adopted by the City
from the principal fagade. of Fayetteville.
(ii) Height. 10 ft. minimum clear , (c) Placement. Colonnades may
to the underside of the replace street trees along their
horizontal floor. Supports or length.
appendages may not extend
below 7 ft. clear. (4) Turrets and Cupolas.
(iii) Length. 80% maximum of . (a) Standard.
principal building facade for
the second floor. 40% (i) Area. 20 ft. X 20 ft. maximum
maximum for all balconies footprint.
above the second floor.
(ii) Height. If the footprint is
(iv) Roofs. Balconies may have larger than 10 ft. X 10 ft., then
roofs, but are required to be the cupola/turret may extend a
open, non-air conditioned parts maximum of 25 ft. above the
of the building. eave or top of the parapet of
the highest story. If the
(b) Right-of-Way Encroachment. footprint is less than 10 ft. X
Balconies may encroach within the 10 ft. then the turret or cupola
right-of-way, in accordance with may extend to maximum of 50
the Building Code adapted by the ft. above the eave or top of the
City of Fayetteville. parapet of the highest story.
(c) Placement. Balconies shall not (5) Front Porches.
interfere with street trees, street
lights, street signs or other such (a) Standard
civic infrastructure.
(i) Depth. 6 ft. minimum from the
(3) Colonnades and Arcades. principal facade to the inside
of the column face.
(a) Standard.
(ii) Length. 25 to 100% of the
(i) Depth. 8 ft. minimum from the principal facade. Front
principal fagade to the inside porches may be multi-story
of the column face. Columns and are required to be open or
must be set back 18 inches screened and non-air
from the outside of the column conditioned.
face to the back of the curb.
(b) Right-of- Way Encroachment. Front
(ii) Height. 10 ft. minimum clear. porches may occur forward of the
principal fagade. Porches shall not
(iii) Length. 75-100% of the extend into the right-of-way. Front
principal fagade. porches and stoops shall not be
built within 18 inches of the side
(b) Right-of- Way Encroachment. property line on attached unit types.
Colonnades shall only be
constructed where the minimum
(6) Stoops. accordance with the Building Code
adopted by the City of Fayetteville.
(a) Standard Stoops may be covered
or un-covered and stairs may run to. (c) Placement. Projected Bays shall
the front or to the side. not interfere with street trees, street
lights, street signs or other such
(i) Depth. 4 ft. minimum from the civic infrastructure.
principal facade to the inside
of the column face for stoops (E) Exterior Architectural Elements. The lists
with a covered landing. of permitted materials and configurations
have been selected for their durability,
(ii) Height. 30 inches minimum sustainability and responsiveness to climate.
from grade to top of the fust The primary goal of the Architectural
finished floor; 96 inches Elements is authenticity; the elements
maximum, encourage construction that is
straightforward and functional and draws its
(iii) Length. 10% to 25% of the ornament and variety from the assembly of
principal facade, not including genuine materials. Items not listed in the
stairs. Architectural Elements may be approved
upon review by the Planning Commission.
(b) Right-of-Way Encroachment.
Stoops may occur forward of the (1 ) Rear Yards Only. The following shall
principal fagade, but shall , not only be located only in the rear yard:
extend into the right-of-way.
(a) Trash dumpsters.
(c). Placement. Sidewalks shall have a
minimum 5 ft. clear access for (b) Trash and recycling carts and bins.
pedestrian movements. Front
porches and stoops shall not be (2) Exterior Prohibited Materials. The
built within 18 inches of the side following shall be prohibited:
property line on attached unit types.
(a) Undersized Shutters. Shutters shall
(7) Projected Bay. be sized so as to equal the width
required to cover the window
(a) Standard. Bays shall consist of opening.
habitable space.
(b) Shutters made ofplastic.
(i) Depth. 4 ft. maximum from the
Principal facade. (c) Glass with reflective coatings other
than - clear glass with Low-E
(ii) Second Story Height. Bays coatings. (See opacity and facade
above the fust or ground floor section).
shall have a minimum of 10 ft,
clear to the underside of the (d) Plastic or PVC roof tiles.
horizontal floor. Supports or
appendages shall not extend (e) Exposed cell phone towers.
below 7 ft. clear.
(f) Aluminum siding.
(iii) Length. 20% maximum of the
principal fagade length. (g) Vinyl siding.
(b) Second Story Right-of-Way (h) Wood fiber board.
Encroachment. Bays above the first
or ground floor . may encroach (i) Unfinished pressure- treated wood
within the right-of-way, in
(j) EIFS (Exterior Insulation Finish stucco, stone, structural steel,
System) located on the first or cast iron, wrought iron, and
ground floor. glass.
(3) Columns, Arches, Pedestals, Railings (4) Windows, Skylights, and Doors.
and Balustrades.
(a) General Requirements.
(a) Permitted Configurations.
(i) Sills . are required for all
(i) Square columns shall have a windows.
minimum width of 6 inches
with or without capitals and (ii) Windows shall have trim on
bases. the sides and top when the
exterior of the building is
(ii) Round columns shall have a wood or lap sided. Window
minimum 6 inch outer trim shall have a minimum
diameter with or without dimension of 0.75 inches X 3 .5
capitals and bases. inches (a normal 1X4).
(iii) Pedestals shall have a (iii) A minimum of 10% of the
minimum width of 8 inches. window area per floor shall be
operable with the exception of
(b) Permitted Materials. the first or ground floor.
(i) Columns and Pedestals. Brick, (b) Permitted Configurations.
painted stained or natural
wood, Terra Cotta, stained (i) All window configurations are
painted or un-painted concrete allowed.
with a smooth finish, cast —in-
place concrete with or without (c) Permitted Finish Materials
stucco, pre-cast concrete, fiber
cement board, concrete (i) Windows. Windows may be
masonry units with stucco, made of wood, aluminum,
stone, structural steel, and cast copper, steel, clad wood,
iron. thermally broken vinyl or
aluminum. No false grids
(ii) Arches, Lintels and Sills. except for where mullions and
Brick, painted stained or muntins are permanently
natural wood, Terra Cotta, adhered to both the interior and
stained painted or un-painted exterior of a pane of thermally
concrete with a smooth finish, broken glass separated by a
cast —in-place concrete with or spacer aligned with the
without stucco, pre-cast mullions or muntins in
concrete, fiber cement board, between panes of thermally
concrete masonry units with broken glass. (Commonly
stucco, stone, structural steel, referred to as simulated
and cast iron. divided light windows).
(iii) Railings and Balusters. Brick, (ii) Doors. Doors may be made of
painted stained or natural wood, glass, fiberglass or
wood, Terra Cotta, stained metal. (Le. steel, aluminum,
painted or un-painted concrete copper, bronze, etc.)
with a smooth finish, cast —in-
place concrete with or without (5) Roofs and Gutters.
stucco, pre-cast concrete,
concrete masonry units with (a) General Requirements.
(b) Height.
(i) Roofs may be gabled, hipped,
mansard, shed, gambrel, (i) Front yard (in front of the
barrel-vaulted, or domed. primary structure) maximum
(ii) Applied mansard roofs are not height of 42 inches.
permitted. (ii) Fences located in the rear and
side yards (behind the
(iii) Low sloped roofs (less than 1 principal fagade of the primary
in 12 pitch) shall have light structure) shall have a
colored finish materials. minimum height of 36 inches
(b) Permitted Configurations. and a maximum height of 6feet.
(i) Metal panel roofs shall expose (c) Permitted Configurations
the panel ends at the overhang. ,
(i) Wood Fences. Picket fences
(ii) Gutters may be rectangular, with corner posts, and split
square, half-round, or Ogee rail.
sections.
(ii) Metal Fence. Fence shall be
(c) Permitted Finish Materials comprised of primarily vertical
pickets with a minimum 5/8
(i) Metal Roofs. Metal roofs may inch diameter, and 4 inch
be made of galvanized steel, maximum clear space between
copper, aluminum, zinc-alum, the pickets.
lead coated copper, teme, or
powder coated steel. (iii) Brick and Stone.
(ii) Shingles. Shingles shall be (d) Permitted Finish Materials
made of asphalt, metal,
concrete, terrra-cotta, slate, or (i) Wood.
cedar shingles or shakes.
(ii) Wrought iron, steel and cast
(iii) Gutters. Gutters shall be made iron.
of copper, aluminum,
galvanized steel, lead coated (iii) Brick and stone.
copper, terve, or powder
coated steel. (iv) Concrete masonry units with
or without stucco so long as
(6) Garden Walls, Fences and Hedges. the primary structure
corresponds.
(a) General Requirements.
(v) Reinforced concrete with or
(i) Fences, garden walls, or without stucco as long as the
hedges are encouraged along primary structure corresponds.
side yards, rear yards, and all
property lines which abut (7) Opacity and Facades.
public streets or alleys.
(a) General Requirements.
(ii) Fences and garden walls shall
be at a minimum 25% opaque, (i) Each floor of any principal
with the exception of the building fagade above the first
requirements set forth in floor facing a park, square or
§ 166.21 (E)(5)(c)(ii) . street shall contain windows
covering from 15% to 60% of
the principal facade area. transmittance rating of 0.6 or
higher.
(ii) The permitted percentage of
glass may be increased to 80% (ii) Commercial space and
for any two floors above the storefronts shall have a
fourth floor provided that there minimum of 75% glass on the
is a minimum stepback of 15 first or ground floor of any
ft. from the principal facade. principle facade.
(iii) A minimum of 10% of the (iii) Multi-Family Residential
window area per floor shall be space shall have a minimum of
operable with the exception of 40% and a maximum of 75%
the first or ground floor. glass on the first or ground
floor.
(iv) All glass shall be clear and / or
have a Low-E coating. (iv) Single Family Residential
space shall have a minimum of
(v) Glass used above the first or 5% glass on the first or ground
ground floor shall have a floor.
visible transmittance rating of
0.4 or higher. (v) Doors or entrances for
pedestrian access shall be
(b) First or Ground Floor provided at intervals no greater
Requirements of any principle than 50 ft. apart along the
facade. principal facade.
(i) Glass on the first or ground
floor shall have a visible
EXHIBIT "C"
To be inserted in Chapter 166 Development.
166.22 Parking Garages in the Downtown than 50 ft. apart. The upper floors
Core, Main Street Center, and Downtown of a parking garage in this
General Zoning Districts configuration may extend over the
first or ground floor to create a
(A) Purpose. Parking garages by their nature covered walkway.
tend to overwhelm the built environment
due to their scale and repetitious (c) The principal fagade of the parking
construction. Parking garages must be garage is covered with a trellis that
detailed carefully in order for them to will support vines and other
enhance the built environment in terms of landscaping materials to create a
scale, appearance, and pedestrian safety. living green fagade. Parking
garages in this configuration are
(1) Parking Garages located at the right-of- required to utilize storm water
way line in the DC, MSC, and DG harvesting techniques such as
zoning districts shall meet at least one cisterns, green roofs, or by
of the following criteria: directing runoff through a series of
planter boxes along the front of the
(a) The entire length of the principal facade. The upper floors may not
facade of the parking garage on the extend over the first or ground floor
first or ground floor is comprised of to create a covered walkway.
habitable area, such as retail, office,
or lobby space at a minimum depth (2) All other parking garages not located at
of 15 ft. The habitable area may be the right-of-way line in the Downtown
interrupted for a maximum width Core, Main Street Center and
of 30 ft. to allow for vehicle and Downtown General Zoning Districts
pedestrian access to the parking shall be located at a build-to line located
garage. Entrances or door openings 25 ft. from the right-of-way line. The 25
to the habitable space shall be ft. buffer created shall be landscaped in
provided at intervals no greater accordance with the regulations
than 50 ft. apart. The upper floors contained in Chapter 177: Landscape
of a parking garage in this Regulations of Fayetteville's UDC. The
configuration may extend over the 25 ft. landscape buffer may be
first or ground floor to create a developed at some point in the future
covered walkway. with habitable space that meets the
requirements above.
(b) The principal fagade of the parking
garage on the first or ground floor (3) Internal parking garage configuration
is composed of a series of display and circulation shall be determined by
windows. Display windows shall Planning Staff utilizing credible
be arranged so that there are no industry standards outlined in
more than 4 ft. of blank wall space publications such as the Urban Land
between display windows. Institute or the National Parking
Entrances or door openings shall be Association.
provided at intervals no greater
Exhibit 11D"
Official Downtown Design Overlay District Map :
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City of Fayetteville
Staff Review Form
City Council Agenda Items
or
Contracts
21 -Aug-07
City Council Meeting Date _
Tim Conklin Planning Operations
Submitted By Division Department
Action Required:
ADM 07-2577: (Downtown Design Overlay District Architecture Standards): Submitted by Planning Staff to adopt an
ordinance amending Title XV: Unified Development Code of the Code of Fayetteville to adopt a Downtown Design Overlay
District and Architecture Code.
$0.00 n/a n/a
Cost of this request Category/Project Budget Program Category I Project Name
n/a n/a n/a
Account Number Funds Used to Date Program / Project Category Name
n/a n/a n/a
$
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached
Previous Ordinance or Resolution # n/a
Department I te Original Contract Date: n/a
Original Contract Number: n/a
C me
Received in Cio Clerk's O ice
EN RED
Finance n emal Servi a Director
Received in Mayor's Office EryjEp
Ma or Da e
Comments: -
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Gary Dumas, Director of Operations
From: Leif Olson, Long Range Planner
Tim Conklin, Planning and Development Management Director
Date: Aug. 2, 2007
Subject: ADM 07-2577. An ordinance amending Title XV: Unified
Development Code of the Code of Fayetteville to adopt a
Downtown Design Overlay District and Architecture Code.
RECOMMENDATION
The Ordinance Review Committee voted to send the proposed ordinance with a
recommendation for approval to the full Council to adopt the Downtown Design Overlay
District Architecture Standards.
BACKGROUND
On October 3, 2006, the City Council adopted the Downtown Zoning Districts and Map,
which prescribe the building form and site development standards for the downtown area.
In November of 2006, the Planning Commission designated a committee of local
architects and designers to review and redraft the architecture code that was provided by
Dover Kohl and Partners as part of the.Downtown Master Plan. The Architecture
Committee enjoyed a diverse makeup of traditional and modem viewpoints and
professional work. The Committee members were:
Audy Lack - Planning Commissioner and local architect
Alan Ostner — Planning Commissioner and landscape architect
Sharon Hoover — Local architect and former Chairperson of the Planning Commission
Todd Ferguson — University of Arkansas
Rob Sharp — Local Architect
David Tanner — Local Architect
Beginning in January, the Architecture Committee met eight times for three hours a
meeting, going through the proposed code line by line. Early on, the goal became to
create a code that focused on quality design and materials. The Architecture Committee
was focused on producing standards that would allow for Planning Staff administrative
approval of development projects downtown with a simple and effective code that could
be easily understood and administered. The Committee compromised on many of the
elements in this Code and everyone was willing to work together to get to an overall
agreement.
Planning Staff brought the draft code before the Planning Commission on June 11, 2007.
The Planning Commission unanimously approved the draft code and forwarded it to the
City Council Ordinance Review Committee without any public input.
The
City
Council Ordinance Review
Committee
met to discuss this
item on July
10, 2007
and
July
31, 2007. Amendments that
were made
to the Architecture
Code are as
follows:
Clarified the requirement for allowing bays to encroach within the right-of-way
above the first or ground floor.
2. Removed the requirement for operable shutters.
3. Removed the prohibition on "products that imitate natural wood through the use
of raised, embossed or applied patterns.
4. Removed the requirement for columns to be spaced no farther apart than they are
tall.
On July 31, 2007, the City Council Ordinance Review Committee forwarded this item to
the full City Council without any public input.
This packet contains the ordinance, a boundary map, building element cross -sections
designed to show the dimensional requirements of the code, the minutes from the June
11, 2007 Planning Commission meeting, and the original Dover Kohl Architecture Code
Draft.
Upon City Council approval, Planning Staff will develop a Downtown Design Overlay
District Manual with text and images. This manual will mirror the approved code and
will be designed to aid the public in interpreting the Architecture Standards.
BUDGET IMPACT
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE XV: UNIFIED
DEVELOPMENT CODE OF THE CODE OF FAYETTEVILLE TO
AMEND CHAPTER 151: DEFINITIONS AND CHAPTER 166:
DEVELOPMENT TO ADOPT A DOWNTOWN DESIGN
OVERLAY DISTRICT, PARKING GARAGE DESIGN
STANDARDS, DDOD BOUNDARY MAP AND RELATED
DEFINITIONS.
WHEREAS, the City of Fayetteville recognizes the unique and significant role that
the downtown area plays in the vitality of the City and the region; and
WHEREAS, the City of Fayetteville has determined that development in the
downtown area should be compatible with the traditional town form; and
WHEREAS, developments that are compatible with the surrounding area and
harmonious with the character of the neighborhood, have a positive effect upon the future
development of the area; and
WHEREAS, the Downtown Master Plan has been developed through an extensive
process involving the public, elected and appointed officials, and staff; and
WHEREAS, the Downtown Design Overlay District follows the same boundary as
the Downtown Master Plan Zoning District Boundary;
NOW, THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FAYETTEVILLE, ARKANSAS:
Section 1. That Chapter 151 Definitions is amended by inserting new definitions into § 151.01
Definitions, a copy of which marked Exhibit "A" is attached hereto and made a part hereof.
Section 2. That Chapter 166 Development is amended by inserting § 166.2lDowntown Design
Overlay District, a copy of which marked Exhibit "B" is attached hereto and made a part hereof.
Section 3. That Chapter 166 Development is amended by inserting §166.22 Parking Garages in the
Downtown Core, Main Street Center and Downtown General Zoning Districts, a copy of which marked
Exhibit "C" is attached hereto and made a part hereof.
Section 4. The City of Fayetteville adopts an official map delineating the Downtown Design
Overlay District, a copy of which marked Exhibit "D" is attached hereto and made a part hereof
PASSED and APPROVED this the day of , 2007.
APPROVED:
By:
DAN COODY, Mayor
ATTEST:
By:
SONDRA SMITH, City Clerk
EXHIBIT "A"
To be inserted in Chapter 151 Definitions:
Appurtenances. (DDOD) Architectural EIFS. (Exterior Insulating and Finish
features consisting of awnings, marquees, Systems). (DDOD) A cement based
porches, stoops, balconies, turrets, cupolas. synthetic material used as an alternative to
balconies, colonnades, and arcades. natural stucco.
Arcade. (DDOD) A colonnade
composed of counterthrusting arches.
Awning. (DDOD) A flexible roof -like
cover that extends out from an exterior wall
and shields a window, doorway. sidewalk,
or other space below from the elements.
Balcony. (DDOD) An open habitable
portion of an upper floor extending beyond a
building's exterior wall that is not supported
from below by vertical columns or piers but
is instead supported by either a cantilever or
brackets.
Baluster. (DDOD) A short vertical
member used to support a railing or coping.
Balustrade. (DDOD) A railing together
with its supporting balusters or posts, often
used at the front of a parapet.
Barrel roof (DDOD) Like a covered
wagon, or inverted ship; barrel vault is an
arch of uniform cross-section.
Colonnade. (DDOD) A roofed
structure, extending over the sidewalk, open
to the street except for supporting columns
or piers.
Cornice. (DDOD) A projecting
horizontal decorative molding along the top
of a wall or building.
.Column. (DDOD) A supporting pillar
usually consisting of a round shaft, a capital,
and a base.
Domed roof. (DDOD) A vaulted roof
having a circular, polygonal, or elliptical.
base and a generally hemispherical or
semi spherical shape.
Cupola. (DDOD) A domelike structure
surmounting a roof or dome, often used as a
lookout or to admit light and air.
First or ground floor. (DDOD). The
finished floor facing a street right of way.
Floor. (DDOD) A story within a
building.
Gable: (DDOD) The vertical triangular
end of a building from cornice or eaves to
ridge.
Gabled roof (DDOD) A double sloping
roof that forms a gable at each end.
Gambrel roof. (DDOD) A roof where
each side has two slopes; a steeper lower
slope and a flatter upper one; a 'barn roof.
Hipped roof. (DDOD) A roof with
slopes on all four sides. The "hips" are the
lines formed when the slopes meet at the
comers.
Lintel. (DDOD) A horizontal beam that
supports the weight of the wall above a
window or door.
Mansard roof. (DDOD) A roof type
with two slopes on each of the four sides,
the lower slope being steeper than the other;
capped off with a cupola, typically
Victorian.
Mullions. (DDOD) Strips of wood or
metal that separate and hold in place the
panes of a window.
Muntin. (DDOD) A short vertical or
horizontal bar used to separate panes of
glass in a window or panels in a door. The
muntin extends from a stile, rail, or bar to
another bar. This term is often confused with
mullion. '
Parking garage. (DDOD) Layers of
parking stacked vertically.
Pedestal. (DDOD) The base or support
of an upright structure.
Porch. (DDOD) A covered area
adjoining an entrance to a building.
Projected bay. (DDOD) A window or
series of windows forming a bay in a room
and projecting outward from the wall.
Retail. (DDOD) The sale of
commodities or goods in small quantities to
ultimate consumers.
Shed roof. (DDOD) A roof type with
one high pitched plane covering the entire
structure.
Sloop. (DDOD) A small platform and /
or entrance stairway at a house door,
commonly covered by a secondary roof or
awning.
Story. (DDOD) A floor level within a
building.
Terne. (DDOD) An alloy of lead with
about 15% tin. Used to coat sheet steel to
inhibit corrosion.
Turret. (DDOD) A small tower or
tower -shaped projection on a building.
EXHIBIT "B"
To be inserted in Chapter 166 Development:
166.21 Downtown Design Overlay District
(A) Purpose. The intent of this ordinance is to
encourage good architectural form through
the use of quality design and materials. The
goal of the code is to promote functional
architecture that creates attractive and usable
space., Downtown Fayetteville has a rich
architectural history spanning many decades
and styles; therefore, architecture should be
respectful of the existing built environment
and should strive to enhance the public
realm. A strong emphasis shall be placed
upon designing and implementing
sustainable and green architecture practices.
(B) Applicability. The Downtown Design
Overlay District applies to parcels of land
located within the boundaries of the
Downtown Design Overlay District. The
Downtown Design Overlay District
Architecture Standards are applicable in the
following instances:
(1) These standards shall supersede the
City's Commercial Design Standards in
the Downtown Design Overlay District.
(2) All new construction shall comply with
these standards, including structural
renovation and/or new additions that
increase the building footprint or
volume of habitable space by 50% or
more.
(3) Building designs that strictly comply
with these standards are to be
considered approved for matters of
aesthetics and shall not require further
discretionary review for architectural
character or appearance.
(4) Building designs that do not comply
with these standards may be permitted
by a variance after review and approval
by the Planning Commission.
(5) Building designs that are denied or
approved by the Planning Commission
may be appealed to the City Council.
(C) Downtown Design Overlay District Manual.
(1) The City of Fayetteville Downtown
Overlay District Manual shall be used
in support of this chapter to explain
specific objectives and principles and to
provide a resource for guidance in
implementing these standards.
(2) Copies of the Manual are to be made
readily available to the public in the
Planning Division.
(D)Special Building Elements and
Appurtenances. If a building has a marquee,
awning, balcony, colonnade, arcade, turret,
cupola, porch or stoop then it shall comply
with the following regulations:
(1) Marquees and Awnings.
(a) Standard.
requiremc
ground
marquees
standards
first floor
These• dimensional
nts apply to first or
floor awnings and
There are no minimum
for awnings above the
(i) . Depth. To the back of the curb
maximum.
(ii) Height. 7 ft. minimum clear.
(b) Right -of -Way Encroachment. Marquees
and Awnings shall occur forward of the
principal facade and may encroach
within the right-of-way, in accordance
with the Building Code adopted by the
City of Fayetteville.
(c) Placement. Placement of awnings or
marquees shall not interfere with street
trees, street lights, street signs or other
such civic infrastructure.
(d) Prohibited Materials. High -gloss or
plasticized fabrics are prohibited.
(2) Balconies.
(a) Standard.
(i) Depth. To the back of the curb
maximum. Balconies above
the second floor shall have a
maximum projection of 4 ft.
from the principal facade.
(ii) Height. 10 ft. minimum clear
to the underside of the
horizontal floor. Supports or
appendages may not extend
below 7 ft. clear.
(iii) Length. 80% maximum of
principal building facade for
the second floor. 40%
maximum for all balconies
above the second floor.
(iv) Roofs. Balconies may have
roofs, but are required to be
open, non -air conditioned parts
of the building.
(b) Right -of -Way Encroachment.
Balconies may encroach within the
right-of-way, in accordance with
the Building Code adopted by the
City of Fayetteville.
(c) Placement. Balconies shall not
interfere with street trees, street
lights, street signs or other such
civic infrastructure.
(3) Colonnades and Arcades.
(a) Standard.
(i) Depth. 8 ft. minimum from the
principal facade to the inside
of the column face. Columns
must be set back 18 inches
from the outside of the column
face to the back of the curb.
(ii) Height. 10 ft. minimum clear.
(iii) Length- 75-100% of the
principal facade.
(b) Right -of -Way Encroachment.
Colonnades shall only be
constructed where the minimum
depth can be obtained. Colonnades
shall occur forward of the principal
facade, and may encroach within
the right-of-way, but shall not
extend past 18 inches from the back
of the curb, in accordance with the
Building Code adopted by the City
of Fayetteville.
(c) Placement. Colonnades may
replace street trees along their
length.
(4) Turrets and Cupolas.
(a) Standard.
(i) Area. 20 ft. X 20 ft. maximum
footprint.
(ii) Height. If the footprint is
larger than 10 ft. X 10 ft., then
the cupola/turret may extend a
maximum of 25 ft. above the
eave or top of the parapet of
the highest story. If the
footprint is less than 10 ft. X
10 ft. then the turret or cupola
may extend to maximum of 50
ft. above the eave or top of the
parapet of the highest story.
(5) Front Porches.
(a) Standard.
(i) Depth. 6 ft. minimum from the
principal facade to the inside
of the column face.
(ii) Length. 25 to 10
principal facade.
porches may be
and are required to
screened and
conditioned.
)% of the
Front
multi -story
be open or
non -air
(b) Right -of -Way Encroachment. Front
porches may occur forward of the
principal facade. Porches shall not
extend into the right-of-way. Front
porches and stoops shall not be
built within 18 inches of the side
property line on attached unit types.
(6) Stoops.
(a) Standard. Stoops may be covered
or un-covered and stairs may run to
the front or to the side.
(i) Depth. 4 ft. minimum from the
principal facade to the inside
of the column face for stoops
with a covered landing.
(ii) Height. 30 inches minimum
from grade to top of the first
finished floor; 96 inches
maximum.
(iii) Length. 10% to 25% of the
principal facade, not including
stairs.
(b) Rig/it-of-Way Encroachment.
Stoops may occur forward of the
principal facade, but shall not
extend into the right-of-way.
(c) Placement. Sidewalks shall have a
minimum 5 ft. clear access for
pedestrian movements. Front
porches and stoops shall not be
built within 18 inches of the side
property line on attached unit types.
(7) Projected Bay.
(a) Standard. Bays shall consist of
habitable space.
(i) Depth. 4 ft. maximum from the
principal facade.
(ii) Second Story Height. Bays
above the first or ground floor
shall have a minimum of 10 fi.
clear to the underside of the
horizontal floor. Supports or
appendages shall not extend
below 7 ft. clear.
(iii) Length. 20% maximum of the
principal facade length.
(b) Second Story Right -of -Way
Encroachment. Bays above the first
or ground" floor may encroach
within the right-of-way, in
accordance with the Building Code
adopted by the City of Fayetteville.
(c) Placement. Projected Bays shall
not interfere with street trees, street
lights, street signs or other• such
civic infrastructure.
(E) Exterior Architectural Elements. The lists
of permitted materials and configurations
have been selected for their durability,
sustainability and responsiveness to climate.
The primary goal of the Architectural
Elements is authenticity; the elements
encourage construction that is
straightforward and functional and draws its
ornament and variety from the assembly of
genuine materials. Items not listed in the
Architectural Elements may be approved
upon review by the Planning Commission.
(1) Rear Yards Only. The following shall
only be located only in the rear yard:
(a) Trash dumpsters.
(b) Trash and recycling carts and bins.
(2) Exterior Prohibited Materials. The
following shall be prohibited:
(a) Undersized Shutters. Shutters shall
be sized so as to equal the width
required to cover the window
opening.
(b) Shutters made ofplastic.
(c) Glass with reflective coatings other
than clear glass with Low -E
coatings. (See opacity and facade
section).
(d) Plastic or PVC roof tiles.
(e) Exposed cell phone towers.,
(f) Aluminum siding.
(g) Vinyl siding.
(h) Wood fiber board.
(i) Unfinished pressure- treated wood.
(j) EIFS (Exterior Insulation Finish
System) located on the first or
ground floor.
(3) Columns, Arches, Pedestals, Railings
and Balustrades.
(a) Permitted Configurations.
(i) Square columns shall have a
minimum width of 6 inches
with or without capitals and
bases.
(ii) Round columns shall have a
minimum 6 inch outer
diameter with or without
capitals and bases.
(iii)
Pedestals
shall
have a
minimum
width of 8
inches.
(b) Permitted Materials.
(i) Columns and Pedestals. Brick,
painted stained or
natural
wood, Terra Cotta,
stained
painted or un-painted
concrete
with a smooth finish,
cast —in-
place concrete with or
without
stucco, pre -cast concrete,
fiber
cement board,
concrete
masonry units with
stucco,
stone, structural steel,
and cast
iron.
(ii) Arches, Lintels and Sills.
Brick, painted stained or
natural wood, Terra Cotta,
stained painted or un-painted
concrete with a smooth finish,
cast —in-place concrete with or
without stucco, pre -cast
concrete, fiber cement board,
concrete masonry units with
stucco, stone, structural steel,
and cast iron.
(iii) Railings and Balusters. Brick,
painted stained or natural
wood, Terra Cotta, stained
painted or un-painted concrete
with a smooth finish, cast —in-
place concrete with or without
stucco, pre -cast' concrete,
concrete masonry units with
stucco, stone, structural steel,
cast iron, wrought iron, and
glass.
(4) Windows, Skvliglus, and Doors.
(a) General Requirements.
(i) Sills are required for all
windows.
(ii) Windows shall have trim on
the sides and top when the
exterior of the building is
wood or lap sided. Window
trim shall have a minimum
dimension of 0.75 inches X 3.5
inches (a normal1X4).
(iii) A minimum of 10% of the
window area per floor shall be
operable with the exception of
the first or ground floor.
(b) Permitted Configurations.
(i) All window configurations are
allowed.
(c) Permitted Finish Materials
(i) Windows. Windows may be
made of wood, aluminum,
copper, steel, clad wood,
thermally broken vinyl or
aluminum. No false grids
except for where mullions and
muntins are permanently
adhered to both the interior and
exterior of a pane of thermally
broken glass separated by a
spacer aligned with the
mullions or muntins in
between panes of thermally
broken glass. (Commonly
referred to as simulated
divided light windows).
(ii) Doors. Doors may be made of
wood, glass, fiberglass or
metal. (Le. steel, aluminum,
copper, bronze, etc.)
(5) Roofs and Gutters.
(a) General Requirements.
(b) Height.
(i) Roofs may be gabled; hipped,
mansard, shed, gambrel,
barrel-vaulted, or domed.
(ii) Applied mansard roofs are not
permitted.
(iii) Low sloped roofs (less than I
in 12 pitch) shall have light
colored finish materials.
(b) Permitted Configurations.
(i) Metal panel roofs shall expose
the panel ends at the overhang.
(it) Gutters may be rectangular,
square, half -round, or Ogee
sections.
(c) Permitted Finish Materials
(i) Metal Roofs. Metal roofs may
be made of galvanized steel,
copper, aluminum, zinc -alum,
lead coated copper, tome, or
powder coated steel.
(ii) Shingles. Shingles shall be
made of asphalt, metal,
concrete, terrra-cotta,. slate, or
cedar shingles or shakes.
(iii) Gutters. Gutters shall be made
of copper, aluminum,
galvanized steel, lead coated
copper, teme, or powder
coated steel.
(6) Garden Walls, Fences and Hedges.
(a) General Requirements.
(i) Fences, garden walls, or
hedges are encouraged along
side yards, rear yards, and all
property lines which abut
public streets or alleys.
(ii) Fences and garden walls shall
be at a minimum 25% opaque,
with the exception of the
requirements set forth in
§166.21(E)(5)(c)(ii) .
(i) Front yard (in front of the
primary structure) maximum
height of 42 inches.
(ii) -Fences located in the rear and
side yards (behind the
principal facade of the primary
structure) shall have a
minimum height of 36 inches
and a maximum height of 6
feet.
(c) Permitted Configurations
(i) Wood Fences. Picket fences
with corner posts, and split
rail.
(ii) Metal Fence. Fence shall be
comprised of primarily vertical
pickets with a minimum 5/8
inch diameter, and 4 inch
maximum clear space between
the pickets.
(iii) Brick and Stone.
(d) Permitted Finish Materials
(1) Wood.
(ii) Wrought iron, steel and cast
iron.
(iii) Brick and stone.
(iv) Concrete masonry units with
or without stucco so long as
the primary structure
corresponds.
(v) Reinforced concrete with or
without stucco as long as the
primary structure corresponds.
(7) Opacity and Facades.
(a) General Requirements.
(i) Each floor of any principal
building facade above the first
floor facing a park, square or
street shall contain windows
covering from 15% to 60% of
the principal facade area.
(ii) The ,permitted percentage of
glass may be increased to 80%
for any two floors above the
fourth floor provided that there
is a minimum stepback of 15
ft. from the principal facade.
(iii) A minimum of 10% of the
window area per floor shall be
operable with the exception of
the first or ground floor.
(iv) All glass shall be clear and / or
have a Low -E coating.
(v) Glass used above the first or
ground floor shall have a
visible transmittance rating of
0.4 or higher.
(b) First or Ground Floor
Requirements of any principle
facade.
(i)
Glass
on the
first
or
ground
floor
shall
have
a
visible
transmittance rating of 0.6 or
higher.
(ii) Commercial space and
storefronts shall have a
minimum of 75% glass on the
first or ground floor of any
principle facade.
(iii) Multi -Family Residential
space shall have a minimum of
40% and a maximum of 75%
glass on the first or ground
floor.
(iv) Single Family Residential
space shall have a minimum of
5% glass on the first or ground
floor.
(v) Doors or entrances for
pedestrian access shall be
provided at intervals no greater
than 50 ft. apart along the
principal facade.
EXHIBIT "C"
To be inserted in Chapter 166 Development:
166.22 Parking Garages in the Downtown
than 50 ft. apart. The upper floors
Core, Main Street Center, and Downtown
of a parking garage in this
General Zoning Districts
configuration may extend over the
first or ground floor to create a
(A) Purpose. Parking garages by their nature
covered walkway.
tend to overwhelm the built environment
(c) The principal facade of the parking
due to their scale and repetitious .
garage is covered with a trellis that
construction. Parking garages must be
will support vines and other
detailed carefully in order for them to
landscaping materials to create a
enhance the built environment in terms of
living green facade. Parking
scale, appearance, and pedestrian safety.
garages •in this configuration are
(1) Parking Garages located at. the right -of-
required to utilize storm water
way line in the DC, MSC, and DG
harvesting techniques such as
zoning districts shall meet at least one
cisterns, green roofs, or by
directing runoff through a series of
of the following criteria:
planter boxes along the front of the
(a) The entire length of the principal
facade. The upper floors may not
facade of the parking garage on the
' extend over the first or ground floor
first or ground floor is comprised of
to create a covered walkway.
habitable area, such as retail, office,
(2) All other parking garages not located at
or lobby space at a minimum depth
the right-of-way line in the Downtown
of 15 ft. The habitable area may be
Core, Main Street Center and
interrupted for a maximum width
Downtown General Zoning Districts
of 30 ft. to allow for vehicle and
shall be located at a build -to line located
pedestrian access to the parking
P 25 ft. from the right-of-way line. The 25
garage. Entrances or door openings
_
ft. buffer created shall be landscaped in
to the habitable space shall be
accordance with the regulations
provided at intervals no greater
contained. in Chapter 177: Landscape
than 50 ft. apart. The upper floors
Regulations of Fayetteville's UDC. The
of a parking garage in this
25 ft. landscape buffer may be
configuration may extend over the
developed at some point in the future
first or ground floor to create a
with habitable space that meets the
covered walkway.
requirements above.
(b) The principal facade of the parking
garage on the first or ground floor (3) Internal parking garage configuration
is composed of a series of display and circulation shall be determined by
Planning Staff utilizing credible
windows. Display windows shall
be arranged so that there are no industry standards outlined in
more than 4 ft. of blank wall space publications such as the Urban Land
Institute or the National Parking
between display windows.
Association.
Entrances or door openings shall be
provided at intervals no greater
Exhibit "D"
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ADM 07-2577: (DOWNTOWN DESIGN OVERLAY DISTRICT (DDOD))
Submitted by Long Range Planning Staff an Ordinance creating a Downtown Design
Overlay District with a set of architectural standards for all new construction in the
DDOD.
Leif Olson, Long Range Planner, gave the staff report which reviewed the process for
bring these standards forward. In 2004, the City Council adopted the Downtown Master
Plan. The Chair of the Planning Commission appointed a committee of designers and
architects to produce the draft downtown architectural design guidelines. In the packet
there are four drafts. The original Dover Kohl and Partners Draft (April 2004), the
committee's draft, the mark up draft by the City Attorney, and the Planning Division's
recommendation draft.
Leif Olson advised that staff will develop a manual and diagrams.
The planning commission should review and discuss this draft this evening.
Audy Lack, Planning Commissioner, thanked Commissioner Anthes for the selection of
the committee. Thought the committee was diverse and that none came away with
everything that they wanted to see in the draft but there was a compromise and consensus
to forward the draft to the Planning Commission. He also stated that he thought this was
calibrated to the region., thanked planning staff for sticking with the committee, and also
thought the proposed draft was manageable and clear. Commissioner Lack asked about
why the non -conforming structure was taken out.
Leif Olson stated that staff thought is an act of God happened that we would want to see
what was rebuilt meet the design standards.
Commissioner Lack asked why the appeal is not in the UDC chapter for appeals.
Leif Olson stated that this draft was presented to provide context for definitions and
appeals.
Kit Williams, City Attorney, stated that we need to stick with the UDC format and show
definitions in the definitions sections and appeals in the appeal section.
Commissioner Lack asked why staff removed the enclosed porch section.
Leif Olson, stated that we wanted to allow screened porches.
Jeremy Pate, Director of Current Planning, stated that in Washington Willow there are
home owners that screen and put in removable windows during certain times of the year
Commissioner Lack thought that screening may be appropriate and stated he had
concerns about exposed Cell towers.
Kit Williams stated that this section could be placed in the conditional section to add
stealth design.
Commissioner Lack wanted to know why false grids was removed by staff.
Leif Olson explained that staff thought is would be difficult to administer.
Commissioner Lack thought the parking garage section was a good addition to the code
but had concerns making it Citywide.
James Graves, Planning Commissioner, clarified that we still need to take out the
references to the DMP code.
Jill Anthes; Planning Commissioner, asked if including this in the DMP ADS would
delay the process
General Discussion, there was discussion regarding if this should be left in with the
DMP ADS or stand alone.
Christina Myres, Planning Commissioner, stated she was not concerned with it coming
out. She also question why we require window sills and thought you could have mid
century type windows without sills
Commissioner Lack stated that it was a compromise to leave in all material types
Jeremy Pate reminded the Planning commission that the intent is to develop a design
code that allows development "as -of- right" when it complies with the code and other
designs would come before the commission.
Commissioner Myres thanked Mr. Pate for reminding the commission that this was not
stating everything must meet this code.
Matthew Cabe, Planning Commissioner, asked why we had standards for window trim
size
Commissioner Anthes stated that the committee felt it was necessary
Leif Olson stated that there are some standard dimensions that "look" appropriate when
you trim a window. Also, that it is seldom individual used oversized trim.
Commissioner Cabe stated he had concerns regarding the inoperable shutter and
undersized shutters. He also asked to clarify why we have lists that allow almost
everything and list that prohibit certain things.
Lois Bryant, Planning Commissioner, stated that we see more recycled materials in the
future and may become an issue that will have to be reviewed. She also asked about the
low e coating and window tinting
Commissioner Lack stated that this issue of window glazing and tinting will come up
and that Kit Williams brought up the issue of stained glass. He talked the importance of
have being able to see through the windows and having "openness" and the need to
balance energy efficiency and design for accent. He also stated that he thought the front
porch and exposed cell towers should be left in the ordinance.
Commissioner Anthes asked why we reference the building code.
Leif Olson stated that they may be code requirements when certain element encroach
into the right-of-way.
Kit Williams asked to clarify the store front section of the ordinance and if applied to all
sides of the building. He also stated that leaving the windows un-shuttered at night was
not a zoning issue
General Discussion, there was additional discussion to clarify the commercial design
standards section and the need to use the term variance instead of waiver. He
recommended that we develop criteria fro granting a variance form this section.
Kit Williams asked why the committee recommended the 25% opaque for fences and
pointed out that it didn't work for metal fences.
Commissioner Anthes asked the commission to comment on each page of the proposed
ordinance
General Discussion, there was discussion about the purpose statement and if it needed to
be more descriptive
Tim Conklin, Planning and Development Management Director, informed the
commission that he had received a comment that the prohibition of embossed raised
simulated wood grain material and that smooth material like "hardy board" has an
increased cost and was not readily available at building supply stores.
Commissioner Lack stated that the market would catch up with the demand for smooth
materials overtime as these standards are implemented.
Commissioner Anthes stated that all of the window requirements should be left in the
proposed ordinance.
Kit Williams asked that the metal fence requirement be excluded form the 25% opaque
requirement.
Commissioner Graves recommended language to clarify the fence requirement.
Commissioner Lack shutter???
Commissioner Anthes recommended that we keep exhibit C as original presented by the
committee.
Motion:
Commissioner Lack made a motion to approve and forward to the City Council with the
recommended changed for approval. Commissioner Myres seconded the motion. Upon
roll call, the motion passed with a vote of 6-0-0.
TITLE XV UNIFIED DEVELOPMENT CODE
(1) Special Building Elements & Appurtenances.
Retail Frontage is required to have at least one of
the following: marquee, awning, balcony,
colonnade, arcade. Residential buildings are
required to have either a stoop or porch. If a
building has a marquee, awning, balcony,
colonnade, arcade, turret, cupola, porch, or stoop,
then it shall comply with the following regulations:
(a) Marquees and Awnings
Depth = 6 ft minimum.
Height = 8 ft minimum clear.
Length = 50% to 100% of Building
Front. (for storefronts only).
The above requirements apply to first -floor
awnings. There are no minimum requirements
for awnings above the first floor.
Marquees and Awnings shall occur forward of
the principal facade and may encroach within
the right-of-way.
Awnings shall be made of fabric or metal. High -
gloss or plasticized fabrics are prohibited.
(b) Balconies
Depth = 4 ft minimum for 2nd floor
balconies.
Height = 10 ft minimum clear.
Length = up to 100% of Building Front.
(for storefronts only).
Balconies shall occur forward of the principal
facade and may encroach within the right-of-
way.
Balconies may have roofs, but are required to be
open, un-airconditioned parts of the buildings.
On corners, balconies may wrap around the side
of the building facing the side street.
CD161:26.10
DRAFT April 30, 2004
TITLE XV UNIFIED DEVELOPMENT CODE
(C) Colonnades and Arcades
i
.�` I;EJI'L
M1
i
Depth = 8 ft minimum from the
principal facade to the inside
-column face- 18 from outside
column face to curb.
Height = loft minimum dear.
Length = 75-100% of Building Front.
(for storefronts only).
Open multi -story porches, awnings, balconies,
and enclosed useable. space shall be permitted
above the colonnade.
Colonnades shall only be constructed where the
minimum depth can be obtained. Colonnades
shall occur forward of the principal facade, but
may not encroach within the right-of-way, and
shall not extend past the curb line. Colonnades
may replace street trees along their length. On
corners, colonnades may wrap around the side
of the building facing the side street.
(d) Turrets and Cupolas
CD161:26.11
DRAFT April 30, 2004
\\
Plan = 20 x 20 Maximum Footprint
Area
Height = If footprint is larger than 10 x
10, then the cupola I turret may
extend.a maximum of 25 above
the roofline of the highest story.
If footprint is below 10 x 10,
then the turret or cupola may
extend to a maximum of 50
above the roofline of the highest
story.
TITLE XV UNIFIED DEVELOPMENT CODE
(e) Front Porches
Depth = 8 ft minimum from building face
to inside column face.
Length = 25% to 100% of Building Front.
= 25% to 100% of Building Side
for wrap -around porches.
Height 30" min. from grade to top of
stairs; 96" maximum.
Front Porches may be multi -story.
Front Porches may occur forward of the principal
fagade. Porches shall not extend into the right-of-
way.
Front Porches are required to be open and un-
airconditioned. No more than 25% of the floor
area of a porch may be screened if the porch
extends forward of the Build -to Line.
(f) Stoops
Depth = 4 ft minimum from principal
facade to inside column face for
stoops with covered landing.
Length = 10% to 25% of Building Front.
(length does not include stairs)
Height = 30" minimum from grade to top
of first finished floor; 96"
maximum.
Stoops may occur forward of the principal facade,
but shall not extend into the right-of-way. Stoop
stairs may run to the front or to the side.
Sidewalks shall have a minimum 5 clear access
for pedestrians. Stoops may be covered or
uncovered.
*Front Porches and Stoops shall not be built within
18 of the side property line on attached unit types.
CD161:26.12
DRAFT April 30, 2004
TITLE XV UNIFIED DEVELOPMENT CODE
(2) Architectural Elements
The lists of permitted materials and configurations
have been selected for their visual
appropriateness and responsiveness to climate.
The primary goal of the Architectural Elements is
authenticity. The Elements encourage
construction which is straightforward and
functional, and which draws its ornament and
variety from the traditional assembly of genuine
materials. All items not listed in the Architectural
Elements may be allowed upon review by the
Review of Architects.
(a) General Requirements:
The following shall be located in rear yards or
sideyards not facing side streets:
Window and Wall Air Conditioners:
" Electrical Utility Meters;
Air Conditioning Compressors (may be
located on rooftops if screened from
view by roof or parapet wall): and
Irrigation and pool pumps.
The following shall be located in the rear yards
only:
Antennas;
" Permanent Barbecues;
" Satellite dishes;
" Clotheslines.
The following are prohibited:
Undersized shutters (the shutter or
shutters shall be sized so as to equal
the width that would be required to
cover the window opening.);
Shutters made of plastic;
Reflective and/or bronze -tint glass;
" Plastic or PVC roof tiles;
Backlit awnings;
Glossy -finish awnings;
Exposed cell phone towers
CD161:26.13
DRAFT April 30, 2004
TITLE XV UNIFIED DEVELOPMENT CODE
(b) Building Walls
Required for all buildings:
CORNIO
Exposed foundation walls (below the first
floor elevation) shall be concrete (painted
and/or stuccoed C.B.S.), brick, or natural/
manufactured stone.
All Chimneys shall be finished with brick,
stucco, or natural or manufactured stone.
The facades of buildings are encouraged to
be finished with more than one finish
material. Heavier- materials (Stone, Brick,
Concrete with Stucco, etc.) shall be located
below lighter materials (Wood, Fiber
Cement Board, Siding, etc). The.change in
material should occur along a horizontal
line, preferably at the floor level.
Required for all buildings except attached and
detached single family houses:
An expression line and a cornice.
Permitted Finish Materials:
Concrete masonry units with stucco
(C.B.S.)
* Reinforced concrete with stucco
Pre -cast concrete with stucco
Fiber cement board such as "Hardie -Plank"
siding (50 -year siding product)
Wood (termite resistant, 50 -year siding
product): painted white, left natural, or
painted/stained with earth -toned colors.
* Brick
* Stone (natural or manufactured)
• E.I.F.S., Fiberglass (as cornice material),
and composite materials: shall be located
out of reach of pedestrians and shall
visually appear to have a hand troweled
finish.
• Wherever possible, Green building
materials are encouraged in the
construction of building walls, including
recycled -content sheathing, siding
composed of reclaimed or recycled
material, salvaged masonry brick or block,
and locally produced. stone or brick.
Facade Elements Diagram
CD161:26.14
DRAFT April 30, 2004
TITLE XV UNIFIED DEVELOPMENT CODE
(c) Columns, Arches, Piers, Railings & Balustrades
General Requirements:
Column and Pier spacing:
Columns and Piers shall be spaced no
farther apart than they are tall.
For classical column proportions refer to
American Vignola: A Guide to the Making
of Classical Architecture by William R.
Ware, W. W. Norton & Company, New
York, 1977.
Permitted Finish Materials:
Columns:
Wood (termite resistant), painted or
natural
Cast Iron
Concrete with smooth finish, painted or
unpainted
Brick
Stone
Arches, Lintels, and Sills:
Concrete Masonry Units with Stucco
(C.B.S.)
Reinforced Concrete with Stucco
Brick
Stone (natural or manufactured)
Piers:
Concrete Masonry Units with Stucco
(C.B.S.)
Reinforced Concrete with Stucco
Brick
Stone (natural or manufactured)
Railings & Balusters:
Wood (termite resistant), painted or
natural
Wrought Iron
Stone (natural or manufactured)
Permitted Configurations:
Columns:
Square, 6" minimum, with or without
capitals and bases
Round, 6" minimum outer diameter, with
or without capitals and bases
Classical orders
* Arches: Semi -circular, Jack, & Segmental
` Piers: 8" minimum dimension
* Porches:
Top Rail: 2-314" minimum diameter
Balusters: 4 o.c. spacing minimum, 6
o.c. spacing maximum. All dimensions
shall also conform with local building
codes.
CD161:26.15
DRAFT April 30, 2004
Square Column
Nood Railing
3tone Pier
Railing & Balusters
Arched Entranceway
TITLE XV UNIFIED DEVELOPMENT CODE
(d) Windows, Skylights, & Doors
General Requirements:
Window and door openings shall be taller
than they are wide.
• Window openings may be grouped
horizontally.
Masonry Construction: A header and sill are
required for all windows.
• Wood Construction: Windows are required
to have trim on all four sides.
• The following accessories are permitted:
Shutters, Window Boxes, Mullions, Fabric
or Metal Awnings (no backlighting; no
glossy -finish fabrics)
Permitted Finish Materials:
• Windows & Storefronts: Wood, Aluminum,
Copper. Steel, Clad Wood
• -Doors: Wood or Metal
• Whenever possible, Green building
materials shall be used for windows &
doors, including wood/composite windows,
finger -jointed wood windows, and
reconstituted or recycled -content doors
Permitted Configurations:
' Windows: Rectangular, Round, Semi-
circular, Octagonal, Transom, Sidelite
• Window Operations: Casement, Single- and
Double -Hung, Industrial, Fixed Frame (36
square feet max.)
' Door Operations: Casement, French
r
CD161:26.16
DRAFT April 30; 2004
Masonry
construction:
arch header,
sill
leader
Sill
Wood
Construction:
trim on four
sides
TITLE XV UNIFIED DEVELOPMENT CODE
(e) Roofs & Gutters
General Requirements:
Permitted Roof Types: gabled, hipped,
mansard shed, gambrel, barrel vaulted &
domed. Flat roofs shall be concealed with
parapets along the street frontage. Applied
mansard roofs are not permitted.
Downspouts are to match gutters in material
and finish.
Permitted Finish Materials:
` Metal: Galvanized, Copper, Aluminum,
Zinc -Alum
Shingles: Asphalt or Metal, "dimensional"
type, Slate, Composite Slate
` Gutters: Copper, Aluminum, Galvanized
Steel
Recycled -content, 30- or 40 -year roofing
material.
Permitted Configurations:
Metal: Standing Seam or "Five-vee,' 24"
maximum spacing, panel ends. exposed at
overhang
* Shingles: Square, Rectangular, Fishscale,
Diamond
` Gutters: Rectangular section, Square
section, Half -round section, Ogee Section
CD161:26.17
DRAFT April 30, 2004
TITLE XV UNIFIED DEVELOPMENT CODE
(f) Garden Walls, Fences & Hedges
General Requirements:
Fences, garden walls, or hedges are required Eructs
along all property lines which abut streets and waus or
alleys as shown in the diagram below. Ned
,s ,
Fences, garden walls, or hedges are + " y
A,A;bc
encouraged along side yards and rear yards. 'ieud4
•
Fences, garden walls and hedges shall be 1
minimum 25% opaque. r J cc*`
sUld,Fg" 11 :
Height Pro7ertY _ w ,. a��a; .i _. ____
Linc Oi4nrce gresrer
.a,e„ yip sidewalk or swnlc/
Front Yard (in front of the primary
Curb' —►----------
structure): maximum height of 42 inche& t— rrr.,ug,so-.to —►
Pillars and posts may extend farther.
Rear Yards and Side Yards (behind the
principal facade of the primary structure):
minimum height of 36 inches, maximum
height 6 feet.
Permitted Finish Materials:
` Wood (termite resistant): painted white,
left natural, or painted/stained with colors.
Wrought Iron
' Brick
'Stone
' Concrete Masonry Units with Stucco (if
primary structure is masonry)
Reinforced Concrete S with Stucco - if
primary structure is masonry
Permitted Configurations:
` Wood: picket fences with corner posts;
split rail -
Wrought Iron: Vertical, 5/8" minimum
dimension with 4 maximum clear space
between vertical members.
Brick
' Stone
' Stucco: with texture and color to match
building walls
CD161:26.18
DRAFT April 30, 2004
l
TITLE XV UNIFIED DEVELOPMENT CODE
(g) Opacity & Facades
General Requirements:
Each floor of any building facade facing a
park, square or street shall contain
transparent windows covering from 15%
to 70% of the wall area.
Storefronts only:
In order to provide clear views of
merchandise in stores and to provide
natural surveillance of exterior street
spaces, the ground -floor along the
building frontage shall have untinted
transparent storefront windows and ! or
doors covering no less than 75% of the
wall area. Low emissivity glass with high
visual light transmittance is permitted.
Bottoms of the storefront windows shall
be between 1 and 3 feet above sidewalk
grade. Storefronts shall remain
unshuttered at night and shall provide
clear views of interior spaces lit from
within. Doors or entrances for public
access shall be provided at intervals no
greater than 50 feet, unless otherwise
approved by the City Planning Staff.
(F) Street and Parking Standards.
(1) Downtown Streets.
All applications for development in the Downtown
District must include the design of street elements
adjacent to the applicant's property. These
designs must be according to the thoroughfare
type adjacent to the property, as identified in the
Thoroughfare Atlas 161.26 (F)(1}(a). The
Thoroughfare Atlas provides the thoroughfare type
and the appropriate thoroughfare sections to
inform the applicant regarding how parking,
sidewalk, tree planting and other elements are to
be sized and arranged. Contact with City Planning
and Engineering staff will provide clarification
regarding the required design for each
thoroughfare.
CO161:26.19
DRAFT April 30, 2004
4
._!. mrrcr+wllYes nerp.-ercrrc.:- .:-
(95.07) Clarice Pearman - ADM 07-2577 -. Page 1
From: Clarice Pearman
To: Conklin, Tim
Date: 9.5.07 1:53 PM
Subject: ADM 07-2577
Please email me the ordinance for this item passed by Council last night amending the UDO. Have a good day.
Thanks.
Clarice
4.
From: Clarice Pearman
To: Conklin, Tim
Date: 9.11.07 11:55 AM
Subject: Ord. 5056
Attachments: 5056 Amend Ch 151 & 166 DDOD.pdf
CC: Audit; GIS
Tim:
Attached is a copy of the ordinance passed by City Council, September 4, 2007. Please let me know if anything else is needed.
Have a good day.
Thanks.
Clarice
NORTHWEST ARKANSAS EDITION
•
Benton County Daily Record
P.O. BOX 1607
FAYETTEVILLE, AR 72702
PHONE: 479-571-6415
AFFIDAVIT OF PUBLICATION
I, Kate MacNaughton, do solemnly swear that I am the Legal Clerk of the
Arkansas Democrat Gazette newspaper. Printed and published in Benton
County Arkansas, (Lowell) and that from my own personal knowledge and
reference to the files of said publication, the advertisement of
City of Fayetteville: Ordinance No. 5056
Was inserted in the Regular Editions on:
September 14, 2007
Publication Charge: $590.80
Friday, September 14, 2007
Subscribed and sworn to before me -
Thisl4day of k , 2007.
- ..-�.�7,. - .rn... 1� -Tl.' .k -ems'. - r �, b - '' -+ }!
..• --
Notary Public C W1=_.A_xE�
,Onnrr.. -lA
CATHY J. WILES
,; ""*^• ;.g Benton County ; F
My Commission Expires E.1
February 70, 2014
My Commission Expires:
**N0TE** Please do not pay from Affidavit. RE
Invoice will be sent. RECEIVED
SEP 18 2007
CCITF F4yEJ-I.
YOCLERK3 OFFICE
OFFICE
S
C � ORDINANCE be considered approved for matters of aesthetics and shall not if Arches, Lintels and Sills. Brick, painted stained or natural wood,
NO. SOSB O require further discretionary review for architectural- character or Terra Cotta, stained painted or un-painted concrete with a smooth
2[ a -e exit -1 4) urd1 Crete, cast cement concrete with or masonrystucco,s with
con -
AN ORDINANCE (4) Building designs that do not comply with these standards may crone, fiber cement board, concrete masonry units with stucco,
r AMENDING TITLE XV: be permitted bye variance after review and approval by the stone, structural steel, and cast iron.
UNIFIED DEVELOP. Planning Commission. (iii) ck,tural wood,
MENT CODE OF THE ARKANSAS (5) Building designs that are denied or approved by the Planning Tera Cotta, stained) painted or un-painted concretepainted stained with a smooth
r [ CODE OF FAYET- Commission may be appealed to the City Council. finish, cast -in-place concrete with or without stucco, precast con-
TEVILLE TO AMEND CHAPTER 151: DEFINITIONS AND CHAPTER (C) Downtown Design Overlay District Manual. crete, concrete masonry units with stucco, stone, structural steel,
166: DEVELOPMENT TO ADOPT A DOWNTOWN DESIGN OVER- (1) The City of Fayetteville Downtown Overlay District Manual shall cast Iron, wrought iron, and glass.
LAY DISTRICT, PARKING GARAGE DESIGN STANDARDS, DDOD be used in support of this chapter to explain specific objectives - (4) Windows, Skylights, and Doors.
C BOUNDARY MAP AND RELATED DEFINITIONS. and principles and to provide a resource for guidance in imple- (a) General Requirements.
�f menting these standards. (i) Sills are required for all windows.
WHEREAS, the City of Fayetteville recognizes the unique and Sig- (2) Copies of the Manual are to be made readily available to the (ii) Windows shalt have trim on the sides and top when the exterior
niflcant role that the downtown area plays in the vitality of the City public in the Planning Division. of the building is wood or lap sided. Window trim shall have a min -
and the region; and (0) Special Building Elements and Appurtenances. If a building imum dimension of 075 inches X 3.5 inches (a normal 1X4).
r. WHEREAS, the City of Fayetteville has determined that develop- has a marquee, awning, balcony, colonnade, arcade, turret, cupo- (iii) A minimum of 10% 0l the window area per Poor shall be opera-
then in the downtown area should be compatible with the tradl- Ia, porch or stoop then it shall comply with the following regulations: his with the exception of the first or ground floc.
banal town form; and (1) Marquees and Awnings, - - . - . (b) Permitted Configurations. - r
WHEREAS,developments'lhat are compatible with the surround- (a) Standard. These dimensional requirements apply to first a (i) All window configurations are allowed.
Ing area and harmonious with the character of the neighborhood, ;ground floor awnings and marquees. There are no minimum Stan- (c) Permitted Finish Materials
.r have a positive effect upon the future development of the area; and .dards for awnings above the first floor. . c (i) Windows. Windows may be made of wood, aluminum, copper,
WHEREAS, the Downtown Master Plan has been developed (i) Depth, To the back of the curb maximum.' steel, clad wood, thermally -broken vinyl or aluminum. No false grids
through an extensive process involving thepublic, elected and ) g except for where mullions and muntins are permanently adhered to
•{f g (ii) Height, 7 ft. minimum clear.
appointed officials, and staff; and (b) Right -of -Way Encroachment. Marquees and Awnings shall both the interior and exterior of a pane of thermally broken glass
WHEREAS, the Downtown Design Overlay District follows the occur forward of the principal facade and may encroach within the separated by a spacer aligned with the mullions or muntins in
same boundary as the- Downtown Master Plan Zoning District right-of-way, in accordance with the Building Code adopted by the between panes of thermally broken glass. (Commonly. referred to
Boundary; City of Fayetteville. as simulated divided light windows).
(c) Placement. Placement of awnings a marquees shall not inter- (ii) Doors, Doors may be made of wood, glass, fiberglass or metal.
NOW, THEREFORE BE IT ORDAINED BY THE CITY fere with street trees, streetlights. street signs or other such civic (i.e. steel, aluminum, copper, bronze, etc.)
COUNCIL OF THE CITY OF FAYETTEVILLE, infrastructure. . c T5) Roofs and Gutters.
ARKANSAS, (d) Prohibited Materials. High -gloss or plasticized fabrics are pro- (a) General Requirements.
hibited. - ' (i) Roofs may be gabled. hipped, mansard, shed gambrel, barrel-
Seclion 1. That Chapter 151 Definitions is amended by inserting _ (2) Balconies. vaulted or domed.
new tlefinitions Into §151.01 Definitions, a copy of which marked (a) Standard. - (ii) Applied mansard roots are not permitted.
Exhibit 'Ais attached hereto and made a part hereof. (i) Depth. To the back of the curb maximum. Balconies above the (iii) Low sloped roofs (less than tin 12 pitch) shall have light tol-
1 Section 2. That Chapter 166 Development is amended by inserting second floor shall have a maximum projection of 4 ft. from the pain- ored finish materials. _______ .r
§166.21Downtovn Design Overlay District, a copy of which marked.. cipal facade.. ------- .._.—.. "7y. -. "`(b) Permitted Configuration.
Exhibit'&+is attached hereto and made a pad hereof. (ii) Height. 10 ft. minimum clear to the underside of the horizontal (1) Metal panel roofs shall expose the panel ends at the overhang.
3i Section 3, That Chapter 166 Development is amended by inserting Floor. Supports or appendages may not extend below 7 ft. clear. (ii) Gutters may be rectangular, square, half -round, or Ogee sec-
• §166.22 Parking Garages in the Downtown Core, Main Street (iii) Length. 80% maximum of principal building facade for the sec- Lions. k
Center and Downtown General Zoning Districts, a copy of which and floor. 40% maximum for all balconies above the second floor. (c) Permitted Finish Materials
marked Exhibit'C' Is attached hereto and made a part hereof, (iv) Roofs. Balconies may have roofs, but are required to be open. (i) Metal Roots. Metal roofs may be made of galvanized steel, cop-
�; Section 4. The City of Fayetteville adopts an official map delineat- non -air conditioned parts of the building. per, aluminum, zinc -alum, lead coated copper, throe, or powder
Ing the Downtown Design Overlay District, a copy of which marked (b) flight -of -Way Encroachment. Balconies may encroach within coated steel.
kit. Exhiblt'D' Is attached hereto and made a part hereof. the rightof-way, in accordance with the Building Code adopted by (ii) Shingles. Shingles shall be made of asphalt, metal, concrete;
the City of Fayetteville. terrra-cotta, slate, or cedar shingles or shakes.
„` PASSED alto APPROVED this the 4th day of September, 2007. (c) Placement. Balconies shall not interfere with street trees, street ' (iii) Gutters. Gutters shall be made of copper, aluminum. galva-
lights, Street signs or other such civic infrastructure. nized steel,:lead coated copper, terne, or powder coated steel.
APPROVED: (3) Colonnades and Arcades.
Ja) Standard. (6) Garden Wells, Fences and Hedges.
DAN GOODY, M.Yor
ATTEST: - (a) General Requirements.
7 ^ SONDRA E. SMITH, C - (i) Depth. 8 ft. minimum from the principal facade to the inside of (i) Fares, garden walls, or hedges are encouraged along side
City Cb ,k/IYeerruror the column face. Columns must be set back 18 inches from the out- yards, rear yards, and all property lines which abut public streets
side of the column face to the back of the curb, or alleys.
Y 7t EXHIBIT -A' (ii) Height. 10 ft. minimum clear (ii) Fences and garden walls shall be at a minimum 25% opaque,
lobe Inserted in Chapter 151 Definitions: (iii) Length. 75-1IX)% of the principal facade, with the exception of the requirements -set forth in
Appurtenances. (DDOD) Architectural features consisting of (b) Right -of -Way Encroachment, Colonnades shall only be con- §166.21(E)(Spc)(ii). r
tf awnings, marquees, porches, stoops, balconies, turrets, cupolas, stmcted where the minimum depth can be obtained. Colonnades (b) Height,
balconies, colonnades, and arcades, shall occur forward of the principal facade, and may encroach wit- (i) From yard (in front of the primary structure) maximum height of
y Arcade. (DDOD) A colonnade composed of counterthrusting arch- in the right-of-way, but shall net extend past 18 inches from the 42 inches. I F
es. back of the curb, in accordance with the Building Code adopted by (ii) Fences located in the rear and side yards (behind the principal
Awning, (DDOD) A flexible root -like cover that extends out from an the City of Fayetteville. facade of the primary structure) shall have a minimum height of 36
exterior wall and shields a window, doorway, sidewalk, or other . (c) Placement. Colonnades may replace street trees along their, inches and a maximum height Of 6 feet,
space below from the elements. length. C -; - (c) Permitted Configurations
Balcony. (DODD) An open habitable portion of an upper floor (4) Turrets and Cupolas' - - I'{ (I) Wood Fences. Picket fences with corner posts, and split rail,
extending beyond a building's exterior wall that is not supported (a) Standard. - - ' (ii) Metal Fence. Fence shall be comprised of primarily vertical
vd from below by vertical columns a piers but is instead supported by (i) Area. 20 ft. X 20 ft. maximum footprint pickets with a minimum 5/8 Inch diameter, and 4 inch maximum
either a cantilever A brackets. (ii) Height. If the footprint Is larger than 10 ft. X 10 ft., then the cupo- clear space between the pickets.
f Baluster. (DDOD) A short vertical member used to support a rail- laflurnet may extend a maximum of 25 ft. above the eave or top of (iii) Brick and Stone.
• ing or coping. the parapet of the highest story. If the footprint is less than 10 ftX (d) Permitted Finish Materials
Balustrade. (ODOR) A railing together with its supporting balusters 10 ft. then the turret or cupola may extend to maximum of 50 X. (1) Wood.
or posts, often used at the front of a parapet, above the eave or top of the parapet of the highest story. (Ii) Wrought iron, steel and cast iron.
{ Barrel root (DDOD) Like a covered wagon, or inverted snip; barrel (5) Front Porches. r (iii) Brick and stone. )-
"vault is an each of uniform cross-section. (a) Standard. $ Colonnade. (DDOD) A roofed structure, extending ovut the side- (i) Depth. 6 Q. minimum from the principal facade to the inside of primary structure rcorresponds.
mits with or without stucco so long as the
sponds.
walk, open to the street except for supporting columns or piers, the column face. (v) Reinforced concrete with or without stucco as long as the pn-
Cornice. (DDOD) A projecting horizontal decorative molding along (ii) Length. 25 to 1% of the principal facade. Front porches may, matt' structure corresponds. • +^
j the -top of a wall or bulding. - .. be mdrtl-storyandare requiredto be open or screeiied'and non -air (7fOp city an Facades.-
'_ Column. (ODOD) A supporting pillar usually consisting of a round - conditioned. J I (a) General Requirements.
.1( shaft, a capital, and a base. ..µ _(b) flight -of -Way Encroachment. Front porches may occur forward (i) Each floor of any principal building facade above the first floor
WDomed roof. (DDOD) A vaulted roof having a circular, polygonal, or of the principal facade. Porches shall not extend into the right -of- facing a park, square or street shall contain windows covering from
elliptical base and a generally hernisphencai or semispherical way. Front perches and stoops shall not be built within 18 inches of 15% to 60% of the principal facade area.
shape. the side property line on attached unit types. (ii) The permitted percentage of glass may be increased to 80% for
Cupola. (DDOD) A domelike structure surmounting a roof or dome, or (6) Stoops. any two flows above the fourth fear provided that there is a mini -
4 often used as a lookout or to admit light and air. '' (a) Standard. Stoops may be covered or uncovered and stairs may mum stepback of 15 IT from the principal facade.
EIFS. (Exterior Insulating and Finish Systems), (DDOD) A cement run to the front or to the side. (iii) A minimum of 10% of the window area per floor shall be opera-
s based synthetic material used as an alternative to natural stucco. (i) Depth. 4 ft. minimum from the principal facade to Me inside of ble with the exception of the first or ground floc.
First or ground floor. (DDOD). The finished floc facing a street right the column lace for stoops with a covered landing. '(iv) All'glass shall be clear and/or have a Low -E coating.
4. of way. (ii) Height. 30 inches minimum from grade to top of the first finished (v) Glass used above the first or ground Roo shall have a visible
Floor. (DDOD) A story within a building. floor; 96 inches maximum. I transmittance rating of OA or higher.
Gable. (DDOD) The. vertical. triangular end of a building from cor- (iii) Length. 10% to 25% of the principal facade, not including (b) First or Ground Floor Requirements of any principle facade.
nice or eaves to ridge. stairs, - . - - (i) Glass on the first or grand floor shall have a visible transmit -
Gabled roof. (DDOD) A double sloping roof that forms a gable at (b) Right -of -Way Encroachment. Stoops may occur forward of the '- tance rating of 0.6 or higher
each end. principal facade, but shall not extend into the right-of-way. . (ii) Commercial space and storefronts shall have a minimum of 75%
rA" Gambrel roof. (DDOD) A roof where each side has two slopes; a (c) Placement. Sidewalks shall have a minimum 5 ft. clear access' glass on the first or ground floor of any principle facade.
steeper lower slope and a latter upper one; a 'barn roof, for pedestrian movements. Front porches and stoops shall not be (iii) Multi -Family Residential space shall have a minimum of 40%
Hipped roof. (DDOD) A roof with slopes on all four sides. The 'hips' built within 18 inches of the side property line on attached unit, and a maximum of 75% glass on the First or ground floor,
are the lines formed when the slopes meet at the comers. types. w . ll (iv) Single Family Residential space shall have a minimum of 5%
Lintel, (DDOD) A horizontal beam that supports the weight of the (7) Projected Bay. _ '•i s 1 glass on the first or ground floe
wall above a window a door. Bays pa I (v) Doors or enhances for pedestrian access shall be provided at
(a) Standard. Ba s shall consist of habitable space.
Mansard r roof, (DODD) sf pA roof type with two slopes each of the (ii Depth. 4 ft. Story
Height from the principal first ad g. intervals no greater than 50 X. apart along the principal facatle.
L. wur sidu p the typlilVi being steeper than the other; capped off ha eea mi Stay of 10 Bays r to th the dor ground f (too shall
with a cupola, typically p woon. floor. S pports o of pe d clear the t underside db the ft. clear,
60DeEXHIBIT Development:
Mullions. panes Strips of wood or metal that separate and hold in floor, Supports a appendages shall not extend below 7 clear.' To be inserted m Chapter 166 Development:
place the panes of a window. (iii) Length. 20% maximum of the principal facade length. 166.22 Parking Garages in the Downtown Core, Main Street Center,
Mumin. (DODO) A short vertical or horizontal bar used to separate (b) Second Story Right -of -Way Encroachment, Bays above the first and Downtown General Zoning Districts
�', panes of glass in a window or panels in a door, The muntin extends or ground floor may encroach within by the of Fy, in actor- (Al Purpose. Puking garages by their nature tend to overwhelm
from a stile, rail, or bar to another bar. This term is often confused . dare with the Building Code adopted by the City of Fayetteville. the built environmen due to their scale and repetitious constri m
with muing gar. (c) Placement. Projected Bays shall not interfere with street bees, tion. Parking garages must be detailed carefully in order for them
Parking garage. (DODO) Layers of parking stacked vertically street lights, street sign or other such civic infrastructure, to enhance the built environment in terms of scale, appearance,
Pedestal. (DODO) The base or support of an upright structure. (E) Exterior Architectural Elements. The lists of permitted materials and pedestrian safety.
Porch. (DDOD) A covered area adjoining an entrance to a build- and configurations have been selected far their durability. sustain- (1) Parking Garages located at the right-of-way line in the DC.
11 Ing. ability and responsiveness to cllimate. The primary goal of the MSC. and DG zoning districts shall meet at least one of the follow -
Projected bay. (DDOO) A window or series of windows forming a Architectural Elements is authenticity; the elements encourage ing criteria:
bay in a roan and projecting outward from the wall. Construction that is straightforward and functional and draws its (a) The entire length of the principal facade of the parking garage
Recall. (DODO) The sale of commodities or goods in small quaili- ornament and variety from the assembly of Genuine materials, on the first w ground floor is commind of hahlahla area. such AS
Ing the entire structure. " e , , 1 (1) Rear Y
Stoop.' (DDOD) A small platform and I or entrance stairway at a' rear yard:
house door, commonly covered by a secondary roof or awning. (a) Trash i
Story (DODD) A floor level within a building. (b) Trash
Terne. (DDOD) An alloy of lead with about 15% tin. Used to coat (2) Exteric
sheet steel 10 inhibit corrosion. - (a) Under:
Turret, (DDOD) A small tower or tower -shaped projection on a width refit
building. (b) Shuttle
(c)Glass
EXHIBIT 'B' rnatinne.
lobe inserted in Chapter 166 Development
166.21 Downtown Design Overlay District
(A) Purpose. The Intent of this ordinance is to encourage good
architectural form through the use of quality design and materials.
The goal of the code is to promote functional architecture that cre-
ates attractive and usable space. Downtown Fayetteville has a rich
architectural history spanning many decades and styles; therefore,
architecture should be respectful of the existing built environment
and should strive to enhance the public realm. A strong emphasis
shall be placed upon designing and implementing sustainable and
green architecture practices.
(B) Applicability. The Downtown Design Overlay District applies to
parcels of land located within the boundaries of the Downtown
Design Overlay District. The Downtown Design Overlay District
Architecture Standards are applicable in the following instances:
(1) These standards shall supersede the City's Commercial Design
Standards in the Downtown Design Overlay District.
(2) All new construction shall comply with these standards, includ-
Ing structural renovation and/or new additions that increase the
building footprint or volume of habitable space by 50% or more.
(3) Building designs that strictly comply with these standards are to
Is Only. The following shall only be located only in the
1%
nesters. T
'rrecycling carts and bins. '
'rohibited Materials_ The following shall be prohibited:
ad Shutters. Shutters shall be stied so as to equal the
:d to cover the window opening,
made of plastic,
h reflective coatings other than clear glass with Low -E
,e opacity and fa�ade section).
PVC roof tiles,
cell phone towers.
siding.
(i) Unfinished pressure- treated wood.
Q) EIFS (Exterior Insulation Finish System) located on the first a
ground floor.
(3) Columns, Arches, Pedestals, Railings and Balustrades.
(a) Permitted Configurations.
(i) Square columns shall have a minimum width of 6 inches with a
without capitals and bases.
(ii) Round'columns shall have a minimum 6 inch outer diameter with
or without capitals and bases. _
(iii) Pedestals shall have a minimum width of R inches.
(b) Permitted Materials. -
(i) Columns and Pedestals. Brick, painted Stained or natural wood,
Terra Cotta, stained painted or un-painted concrete with a smooth
finish, cast tin -place concrete with or without stucco, pre -cast con-
crete, fiber. cement board, concrete masonry units with stucco,
stone, structural steel, and cast iron
itable area maybe interrupted fora maximum width of 30 ft. to'alow
for vehicle and pedestrian access'to therparking garage.
Entrances or door openings to the habitable space shall be pro-
vided at intervals no greater than 50 ft. apart. The upper floors of a
parking garage in this configuration may extend over the first or
ground floor to create a covered walkway. -"
(b) The principal facade of the parking garage on the first or
ground low is composed of a series of display windows. Display
windows shall be arranged so that there are no more than 4 ft. of
blank wall space between display windows. Entrances or door
openings shall be provided at intervals no greater than 50 ft. apart.
The upper floors of a parking garage in this configuration may
extend over the first or ground floor to create a covered walkway.
(c) The principal facade of the parking garage is covered with a
trellis that will support vines and other landscaping materials to cre-
ate a living green facade. Parking garages in this configuration are
required to utilize storm water harvesting techniques such as cis-
terns, green roofs, or by directing runoff through a series of planter
boxes along the front of the fa�ade. "The upper lows may net
emend over the first or ground flow to create a covered walkway.
(2) All other parking garages not located at the right-of-way line in
the Downtown Core, Main Street Center and Downtown General
Zoning Districts shall be located at a build -to line located 25 ft. from
the right-of-way line. The 25 ft. buffer created shall be landscaped
in accordance with the regulations contained in Chapter 177:
Landscape Regulations ofFayetteville's UDC. The 25 ft. landscape
buffet may be developed at some point in the future with habitable
space that meets the requirements above.
(3) Internal parking garage configuration and circulation shall be
determined by Planning Stall utilizing credible industry standards
outlined in publications such as the Urban Land Institute or the