HomeMy WebLinkAboutOrdinance 5679ORDINANCE NO. 5679
AN ORDINANCE TO AMEND §§ 151.01 DEFINITIONS, 166.21
DOWNTOWN DESIGN OVERLAY DISTRICT, 166.22 PARKING
GARAGES IN DOWNTOWN CORE, MAINSTREET CENTER AND
DOWNTOWN GENERAL ZONING DISTRICTS, AND 166.23 URBAN
RESIDENTIAL DESIGN STANDARDS OF THE UNIFIED DEVELOPMENT
CODE TO BETTER ALIGN THESE CODE SECTIONS WITH THE GOALS
AND POLICIES OF THE DOWNTOWN MASTER PLAN AND CITY PLAN
2030
WHEREAS, the City of Fayetteville has adopted design standards to provide safe,
pedestrian -friendly neighborhoods and minimize parking impacts in order to preserve
surrounding property values and scenic resources; and
WHEREAS, the City of Fayetteville recognizes that some of the existing ordinances
need to be modified to be more consistent with the intent of the design standards; and
WHEREAS, the proposed amendments will result in projects that are more consistent
with the original intentions and goals of the Downtown Master Plan and City Plan 2030.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby amends
section § 151.01: Definitions by replacing the definition of "Porch" with the following:
"Porch (DDOD) An open, roofed structure attached to and structurally a part of
the main building that is not more than 75 percent enclosed by walls and is not
heated or cooled."
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends
section §151.01: Definitions by removing the word "house" from the definition of Stoop
(DDOD.)
Section 3: That the City Council of the City of Fayetteville, Arkansas hereby amends
section § 166.21 Downtown Design Overlay District by repealing it and enacting a replacement
§ 166.21 as shown on Exhibit "A."
Page 2
Ordinance No. 5679
Section 4: That the City Council of the City of Fayetteville, Arkansas hereby amends
§166.22 Parking Garages in Downtown Core, Mainstreet Center and Downtown General
Zoning Districts by repealing it in its entirety and enacting a replacement § 166.22 as shown on
Exhibit "B".
Section 5: That the City Council of the City of Fayetteville, Arkansas hereby repeals
§166.23(C)(4)(a) in its entirety and enacts a replacement § 166.23 (C)(4)(a) as follows:
"(a) Ground floor dwelling units adjacent to a public street shall have a primary
pedestrian entry that is visible from the street. This entry shall connect to the
public sidewalk where sidewalk exists. The entry may be shared, but must occur
at a spacing of no fewer than one entrance for every two street level dwellings.
The pedestrian connection to the street may run from the door along the facade of
the building parallel to the street for a maximum of 12 feet from the door before
connecting directly to the public sidewalk."
Section 6: That the City Council of the City of Fayetteville, Arkansas hereby repeals
§ 166.23 (D)(2)(a)(iii)(c) in its entirety.
Section 7: That the City Council of the City of Fayetteville, Arkansas hereby repeals
§166.23(D)(2)(a)(iii)(d) and enacts areplacement § I 66.23(D)(2)(a)(iii)(d) as follows:
"d. Incorporation of two or more of the following:
1. Balconies;
2. Bays or bay windows;
3. Porches;
4. Dormers;
5. Porticoes;
6. Turrets; or
7. Other architectural feature approved by the Zoning Development
Administrator that meets the intent of the code."
PASSED and APPROVED this 15ffi day of April, 2014.
APPROVED; A'T C'EST:
Um
Page 3
Ordinance No. 5679
SONDRA E. SMITH, City Cicr`�ost�r���,,
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Exhibit "A"
ADM 14-4635
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) If a conflict occurs between different standards, these standards shall supersede the City's
Nonresidential Design Standards; Office, and Mixed Use Design and Development Standards in
the Downtown Design Overlay District.
(2) All new construction, additions or renovations shall comply with these standards regardless of
whether the improvements require a permit; ordinary repairs and maintenance are not subject to
these standards. Specifically, only the new construction or portions of the building that are being
renovated shall comply with these standards.
(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. These dimensional requirements apply to first or ground floor awnings and
marquees. There are no minimum standards for awnings above the first floor.
(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
fagade 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, utilities 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.
(v) Underside. The underside of a balcony extending over a sidewalk shall be covered with a
solid material and lighting may be required, depending upon the proximity to a street light.
(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, utilities, or
other such civic infrastructure.
(3) Colonnades and Arcades.
(a) Standard.
(i) Depth. 8 ft. minimum from the principal fagade 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 fagade.
(iv) Underside. The underside of a colonnade or arcade extending over a sidewalk shall be
covered with a solid material and lighting may be required, depending upon the proximity
to a street light.
(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
PA
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 100% of the principal facade. Front porches may be multi -story and are
required to be open or screened and non -air conditioned.
(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. 96 inches maximum.
(iii) Length. Maximum 12 -foot width for each individual building entrance or group of
connected entrances. The pedestrian connection from the stoop to the public sidewalk shall be
allowed to run from the door along the facade of the building, parallel to the street, for a
maximum of 12 feet from the door, before connecting directly to the public sidewalk.
(b) Right -of -Way Encroachment. Stoops may occur forward of the principal facade and may
extend into the right-of-way in accordance with the building code adopted by the City of
Fayetteville.
(c) Placement. Sidewalks shall have a minimum 5 ft. clear access for pedestrian movements.
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 ft.
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 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 of plastic.
(c) Glass with reflective coatings other than clear glass with Low -E coatings. (See opacity and
facade section).
(d) Plastic or PVC roof tiles.
4e) Aluminum siding.
(f) Vinyl siding.
(g) Wood fiber board.
(h) Unfinished pressure- treated wood.
(i) 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 and Lintels. 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, Skylights, and Doors.
(a) General Requirements.
4
(i) Visible sills on the exterior of the building 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
normal 1X4).
(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 are permitted 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. (I.e. steel, aluminum,
copper, bronze, etc.)
(iii) 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.
(5) Roofs and Gutters.
(a) General Requirements.
(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 1 in 12 pitch) shall have light colored finish materials.
(b) Permitted Configurations.
(i) Metal panel roofs shall expose the panel ends at the overhang.
(ii) 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, aluminum -zinc coated steel,
copper, aluminum, zinc -alum, lead coated copper, terne, or powder coated steel.
(ii) Shingles. Shingles shall be made of asphalt, metal, concrete, terrra-cotta, slate, or cedar
shingles or shakes.
(iii) Gutters and downspouts. Gutters and downspouts shall be made of copper, aluminum,
galvanized steel, aluminum -zinc coated steel, lead coated copper, terne, or powder
coated steel.
(6) Garden Walls, Fences and Hedges.
(a) General Requirements.
6fl
(i) Fences, garden walls, or hedges are permitted along side yards, rear yards, and all
property lines which abut public streets or alleys.
(ii) Fences in the front yard shall be not be 100% opaque and shall provide visible separation
between the fence slats. Fences in a rear or side yard, at least 10 feet behind the principal
fagade of the primary structure, may be at a maximum 100% opaque.
(b) Height.
(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 8 feet.
(c) Pe►mitted Configurations
(i) Wood Fences. Vertical picket fences or horizontal slat fences with corner posts, and split
rail fences; privacy fences are permitted in the rear and side yard only, behind the
principal fagade of the primary structure.
(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
(i) 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 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 principal 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.
2
(iii) Office, institutional, and other non-residential space shall have a minimum of 50% glass
on the first or ground floor.
(iii) Multi -Family Residential space shall have a minimum of 40% glass on the first or ground
floor.
(iv) Single Family and Two Family Residential space shall have a minimum of 5% glass on the
first or ground floor.
(v) The measurement for glass percentage on the first or ground floor shall be calculated at
the pedestrian level between 2-12 feet above the sidewalk. For a building fagade located
outside of a build -to zone the measurement for glass percentage on the first or ground
floor shall be at the pedestrian level between 2 and 12 feet above the Finished Floor
Elevation (FFE).
(v) Doors or entrances for pedestrian access shall be provided at intervals no greater than 50
ft. apart along the principal fagade.
(Ord. 5056, 9-04-07)
7
Andrew Garner
Submitted By
City of Fayetteville Item Review Form
2014-0158
Legistar File Number
04/15/2014
City Council Meeting Date - Agenda Item Only
NIA for Non -Agenda Item
Action Required:
Development Services
Department
ADM 14-4635 Administrative Item (UDC AMENDMENT CHAPTERS 151 DEFINITIONS, 166.21
DOWNTOWN DESIGN OVERLAY DISTRICT STANDARDS; CHAPTER 166.22 PARKING DECK
DESIGN STANDARDS; and CHAPTER 166.23 URBAN RESIDENTIAL DESIGN STANDARDS):
Submitted by CITY PLANNING STAFF to modify various design standards of the UDC.
Does this item have a cost? Iljp
Cost of this request
Account Number
Project Number
Budgeted Item?
Previous Ordinance or Resolution #
Original Contract Number:
Comments:
-Jut(A�- -
G
Category or Project Budget
Funds Used to Date
$0.00
Remaining Balance
Budget Adjustment Attached? 1�
Program or Project Name
Program or Project Category
Fund Name
CITY OF
lFayrle
AS
MEETING OF APRIL 15, 2014
TO: Mayor and City Council
CITY COUNCIL AGENDA MEMO
THRU: Don Marr, Chief of Staff
Jeremy Pate, Development Services Director
FROM: Andrew Garner, City Planning Director
Quin Thompson, Current Planner
DATE: March 27, 2014
SUBJECT: ADM 14-4635 Administrative Item (UDC AMENDMENT CHAPTER 151
DEFINITIONS, 166.21 DOWNTOWN DESIGN OVERLAY DISTRICT
STANDARDS; CHAPTER 166.22 PARKING DECK DESIGN STANDARDS; and
CHAPTER 166.23 URBAN RESIDENTIAL DESIGN STANDARDS): Submitted by
CITY PLANNING STAFF for revisions to the Unified Development Code, Chapters
151, 166.21, 166.22, and 166.23. The proposal is to modify various design
standards of the UDC.
RECOMMENDATION:
Staff and the Planning Commission recommend approval of an ordinance to amend various
standards in the Unified Development Code (UDC sections 151, 166.21, 166.22, and 166.23).
BACKGROUND:
Downtown Master Plan
In 2004 the City Council adopted the Downtown Master Plan after months of research, a series
of charettes, and public hearings with participation of several hundred citizens. The Downtown
Master Plan created a vision for the future of the downtown area and instructions for achieving
this vision by codifying the traditional building form in downtown Fayetteville. As part of the
implementation of the Downtown Master Plan new zoning districts and specific design standards
were created and adopted in 2007. These standards were a result of years of research,
architectural review committee input and several public hearings.
City Plan 2025
Consistent with many of the principals that came out of the Downtown Master Plan, the City
adopted City Plan 2025 in 2006. This plan was a major paradigm shift of the vision for growth of
the City. This plan had primary goals of creating traditional town form throughout the city, reducing
suburban sprawl and suburban development patterns. This was in direct contrast to suburban
development patterns encouraged in previous general plans and required by the City codes for
many decades. This plan led to the adoption of design standards promoting traditional town form
including the Urban Residential Design Standards. Additional code changes over the years
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
including form -based zoning, the subsequent adoption of City Plan 2030, as well as other
neighborhood plans have been consistent with strong policies to create traditional development
patterns. In general, this type of development pattern focuses on creating a walkable, human -
scale environment with a variety of uses that can transition over time, as opposed to single use
development patterns created primarily to accommodate vehicles and parking.
Over the past seven years the City has seen several developments in the downtown area and
throughout the City that have tested the Downtown Design Overlay District (DDOD) development
standards, the parking garage standards, and the Urban Residential Design Standards. Based
on the results of observation by staff and general comments from the public, elected and
appointed officials after the completion of several projects, some design details of these recent
developments, while complying with adopted city codes, have not met the intent of the Downtown
Master Plan or the intent of city's adopted land use plans and policies. In addition, staff has noted
that there is a lack of clarity in certain sections of the code. To address these issues staff proposes
the following code changes:
• Changed the applicability section of the DDOD to apply to all new construction, except for
ordinary repairs and maintenance.
• Clarified and made minor changes throughout the DDOD code.
• Modified several portions of the Urban Residential Design Standards; the largest change
being a clarification that entrances are required for all ground floor dwellings that face a
street, and revised standards for the connection between the entrance and the public
sidewalk.
• Rewritten the entire parking garage chapter, including standards for parking garages
throughout the city (not just the DDOD), and included comprehensive standards for
various scenarios.
Overall, these changes are relatively minor in substance and are intended to ensure that the built
environment required in the code matches the vision of the City land use plans and policies, the
Downtown Master Plan, and the expectations of the citizens, appointed, and elected officials of
Fayetteville. The proposed code changes are identified in highlight and underline in the attached
staff report that was presented to the Planning Commission.
DISCUSSION:
On March 10, 2014 the Planning Commission reviewed the item extensively, discussing general
support for the proposal, but recommending some minor changes, and more time to consider the
item. On March 24, 2014 the Planning Commission discussed agreement with the proposal and
forwarded it to the City Council with a recommendation of approval with a vote of 6-0-0.
BUDGET/STAFF IMPACT:
None
Attachments:
• Ordinance for proposed UDC changes
• March 24, 2014 Planning Commission staff report with the following attachments
o Proposed code changes to UDC Chapters 151 (Definitions), 166.21 (DDOD), and
166.23 (Urban Residential Design Standards shown in strikeout -highlight in
numbering that follows the description in the staff report.
o The proposed new UDC Chapter 166.22 (Parking Garages).
o Draft City Parking Garage Manual
2
ORDINANCE NO.
AN ORDINANCE TO AMEND §§ 151.01 DEFINITIONS, 166.21
DOWNTOWN DESIGN OVERLAY DISTRICT, 166.22 PARKING
GARAGES IN DOWNTOWN CORE, MAINSTREET CENTER AND
DOWNTOWN GENERAL ZONING DISTRICTS, AND 166.23 URBAN
RESIDENTIAL DESIGN STANDARDS OF THE UNIFIED DEVELOPMENT
CODE TO BETTER ALIGN THESE CODE SECTIONS WITH THE GOALS
AND POLICIES OF THE DOWNTOWN MASTER PLAN AND CITY PLAN
2030
WHEREAS, the City of Fayetteville has adopted design standards to provide safe,
pedestrian -friendly neighborhoods and minimize parking impacts in order to preserve
surrounding property values and scenic resources; and
WHEREAS, the City of Fayetteville recognizes that some of the existing ordinances
need to be modified to be more consistent with the intent of the design standards; and
WHEREAS, the proposed amendments will result projects that are more consistent with
the original intentions and goals of the Downtown Master Plan and City Plan 2030.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FAYETTEVILLE, ARKANSAS:
Section l: That the City Council of the City of Fayetteville, Arkansas hereby amends
section § 151.01: Definitions by replacing the definition of "Porch" with the following:
"Porch (DDOD) An open, roofed structure attached to and structurally a part of
the main building that is not more than 75 percent enclosed by walls and is not
heated or cooled."
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends
section §151.01: Definitions by removing the word "house" from the definition of Stoop
(DDOD.)
Section 3: That the City Council of the City of Fayetteville, Arkansas hereby amends
section § 166.21 Downtown Design Overlay District by repealing it and enacting a replacement
§ 166.21 as shown on Exhibit "A."
Page 2
Ordinance No.
Section 4: That the City Council of the city of Fayetteville, Arkansas hereby amends
§166.22 Parking Garages in Downtown Core, Mainstreet Center and Downtown General
Zoning Districts by repealing it in its entirety and enacting a replacement § 166.22 as shown on
Exhibit `B".
Section 5: That the City Council of the City of Fayetteville, Arkansas hereby repeals
§ 166.23 (C)(4)(a) in its entirety and enacts a replacement § 166.23 (C)(4)(a) as follows:
"(a) Ground floor dwelling units adjacent to a public street shall have a primary
pedestrian entry that is visible from the street. This entry shall connect to the
public sidewalk where sidewalk exists. The entry may be shared, but must occur
at a spacing of no fewer than one entrance for every two street level dwellings.
The pedestrian connection to the street may run from the door along the facade of
the building parallel to the street for a maximum of 12 feet from the door before
connecting directly to the public sidewalk."
Section 6: That the City Council of the City of Fayetteville, Arkansas hereby repeals
§ 166.23 (D)(2)(a)(iii)(c) in its entirety.
Section 7: That the City Council of the City of Fayetteville, Arkansas hereby repeals
§166.23(D)(2)(a)(iii)(d) and enacts a replacement § 166.23(D)(2)(a)(iii)(d) as follows:
"d. Incorporation of two or more of the following:
1. Balconies;
2. Bays or bay windows;
3. Porches;
4. Dormers;
5. Porticoes;
6. Turrets; or
7. Other architectural feature approved by the Zoning Development
Administrator that meets the intent of the code."
PASSED and APPROVED this 15" day ❑f April, 2014.
APPROVED: ATTEST:
LIM
LIONELD JORDAN, Mayor
By:
Page 3
Ordinance No.
SONDRA E. SMITH, City Clerk/Treasurer
Exhibit "A"
ADM 14-4635
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) If a conflict occurs between different standards, these standards shall supersede the City's
Nonresidential Design Standards; Office, and Mixed Use Design and Development Standards in
the Downtown Design Overlay District.
(2) All new construction, additions or renovations shall comply with these standards regardless of
whether the improvements require a permit; ordinary repairs and maintenance are not subject to
these standards. Specifically, only the new construction or portions of the building that are being
renovated shall comply with these standards.
(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. These dimensional requirements apply to first or ground floor awnings and
marquees. There are no minimum standards for awnings above the first floor.
(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
fagade and may encroach within the right-of-way, in accordance with the Building Code
adopted by the City of Fayetteville.
1
(c) Placement. Placement of awnings or marquees shall not interfere with street trees, street
lights, street signs, utilities 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.
(v) Underside. The underside of a balcony extending over a sidewalk shall be covered with a
solid material and lighting may be required, depending upon the proximity to a street light.
(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, utilities, 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 fapade.
(iv) Underside. The underside of a colonnade or arcade extending over a sidewalk shall be
covered with a solid material and lighting may be required, depending upon the proximity
to a street light.
(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
2
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 fagade to the inside of the column face.
(ii) Length. 25 to 100% of the principal facade. Front porches may be multi -story and are
required to be open or screened and non -air conditioned.
(b) Right -of -Way Encroachment. Front porches may occur forward of the principal fagade.
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 fagade to the inside of the column face for stoops
with a covered landing.
(ii) Height. 96 inches maximum.
(iii) Length. Maximum 12 -foot width for each individual building entrance or group of
connected entrances. The pedestrian connection from the stoop to the public sidewalk shall be
allowed to run from the door along the facade of the building, parallel to the street, for a
maximum of 12 feet from the door, before connecting directly to the public sidewalk.
(b) Right -of -Way Encroachment. Stoops may occur forward of the principal fagade and may
extend into the right-of-way in accordance with the building code adopted by the City of
Fayetteville.
(c) Placement. Sidewalks shall have a minimum 5 ft. clear access for pedestrian movements.
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 ft.
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.
3
(1) Rear Yards Only. The following shall only be located 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 of plastic.
(c) Glass with reflective coatings other than clear glass with Low -E coatings. (See opacity and
fagade section).
(d) Plastic or PVC roof tiles.
fie) Aluminum siding.
(f) Vinyl siding.
(g) Wood fiber board.
(h) Unfinished pressure- treated wood.
(i) 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 and Lintels. 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, Skylights, and Doors.
(a) General Requirements.
4
(i) Visible sills on the exterior of the building 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
normal 1X4).
(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 are permitted 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. (I.e. steel, aluminum,
copper, bronze, etc.)
(iii) 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.
(5) Roofs and Gutters.
(a) General Requirements.
(i) Roofs maybe gabled, hipped, mansard, shed, gambrel, barrel-vaulted, or domed.
(ii) Applied mansard roofs are not permitted.
(iii) Low sloped roofs (less than 1 in 12 pitch) shall have light colored finish materials.
(b) Permitted Configurations.
(i) Metal panel roofs shall expose the panel ends at the overhang.
(ii) 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, aluminum -zinc coated steel,
copper, aluminum, zinc -alum, lead coated copper, terne, or powder coated steel.
(ii) Shingles. Shingles shall be made of asphalt, metal, concrete, terrra-cotta, slate, or cedar
shingles or shakes.
(iii) Gutters and downspouts. Gutters and downspouts shall be made of copper, aluminum,
galvanized steel, aluminum -zinc coated steel, lead coated copper, terne, or powder
coated steel.
(6) Garden Walls, Fences and Hedges.
(a) General Requirements.
5
(i) Fences, garden walls, or hedges are permitted along side yards, rear yards, and all
property lines which abut public streets or alleys.
(ii) Fences in the front yard shall be not be 100% opaque and shall provide visible separation
between the fence slats. Fences in a rear or side yard, at least 10 feet behind the principal
fagade of the primary structure, may be at a maximum 100% opaque.
(b) Height.
(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 fagade 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. Vertical picket fences or horizontal slat fences with corner posts, and split
rail fences; privacy fences are permitted in the rear and side yard only, behind the
principal fagade of the primary structure.
(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
(i) 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 fagade 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 fagade.
(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 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 principal 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.
D
(iii) Office, institutional, and other non-residential space shall have a minimum of 50% glass
on the first or ground floor.
(iii) Multi -Family Residential space shall have a minimum of 40% glass on the first or ground
floor.
(iv) Single Family and Two Family Residential space shall have a minimum of 5% glass on the
first or ground floor.
(v) The measurement for glass percentage on the first or ground floor shall be calculated at
the pedestrian level between 2-12 feet above the sidewalk. For a building fagade located
outside of a build -to zone the measurement for glass percentage on the first or ground
floor shall be at the pedestrian level between 2 and 12 feet above the Finished Floor
Elevation (FFE).
(v) Doors or entrances for pedestrian access shall be provided at intervals no greater than 50
ft. apart along the principal facade.
(Ord. 5056, 9-04-07)
7
Exhibit `B'
ADM 14-4635
166.22 Parking Garages
(A) Purpose. Parking garages by their nature tend to overwhelm the built environment due to their scale
and repetitious construction. Parking garages must be detailed carefully in order for them to enhance
the built environment in terms of scale, appearance, and pedestrian safety.
(B) General Requirements.
(1) All parking garages shall utilize materials and architectural detailing found in the primary
development being served, or when stand alone, shall establish a distinct architectural style.
(2) All parking garages shall provide adequate interior and exterior lighting to maintain visibility
and public safety. Higher efficiency lighting such as LED, is encouraged
(3) City of Fayetteville Parking Garage Manual
(a) The City of Fayetteville Parking Garage Manual shall be used in support of this
chapter to show images with acceptable architectural design techniques meeting the
intent of this code.
(b) Copies of the Manual are to be made readily available to the public in the Planning
Division.
(C) Parking Garages in the Build -to Zone. The following regulations shall apply to minimize the appearance
of a blank parking garage at the street level and to incorporate human scale elements and visual
interest into parking garages located immediately adjacent to the street.
(1) Property with multiple street frontages shall have a liner building at all corner locations; in
accordance with section 3(a) below.
(2) Entrances or pedestrian door openings shall be no greater than 50 feet apart.
(3) The entire length of the principal fagade of the parking garage on the first or ground floor shall
provide one or a combination of the following options:
(a) The principal fagade of the parking garage on the first or ground floor shall be
comprised of habitable area, such as retail, office, residential, and/or lobby space at a
minimum depth of 15 feet. The habitable area may be interrupted to allow for vehicle
and pedestrian access to the parking garage. The upper floors of a parking garage in
this configuration may extend over the first or ground floor. A liner building
constructed as the principal fagade of a parking garage shall meet the applicable
design standards for the use.
(b) Architectural treatment shall be applied to the first or ground floor principal fagade
with the intent to make the appearance of the parking garage in the build -to zone
appear part of the primary structure and/or enhance the pedestrian realm and visual
interest. This includes utilizing building materials and pedestrian scale elements such
as regular openings for windows and doors, display windows, glazing applied to the
fagade, or other design techniques approved by the Zoning and Development
Administrator meeting the intent of the code. The upper floors of a parking garage in
this configuration may extend over the first or ground floor.
(c) A green screen (a trellis that will support vines and other landscaping materials to
create a living green fagade) may be utilized for a minimum of 10% of the principal
fagade where other permanent landscaping or urban design elements are also
proposed in conjunction with the screen.
(4) The principal fagade above the first floor shall utilize one of the following options with the intent
to screen cars in the parking garage and prevent a blank parking garage fagade from view of
the street:
(a) Either of the options in section 3 above;
(b) An architectural screen; or
(c) Building materials utilized on the principal structure shall be applied to the facade.
(D) Parking garages outside the build -to zone between 26-49 feet from the right-of-way. The following
regulations shall apply to parking garages that are between 26-49 feet from the right-of-way and do not
have a principal structure or liner building between the parking garage and the street. Parking garages
within direct visual proximity of the street should be designed in an architecturally pleasing manner, and
should not create a void of unusable, uninviting space between the parking garage and the street.
(1) Shall be required to meet the general requirements of utilizing materials and architectural
detailing found in the primary development being served.
(2) Shall incorporate landscaping above and beyond the minimum requirements of the City's code
to soften the appearance of the parking garage from view of the street.
(3) Shall incorporate spatially defining building elements and/or landscaping at a maximum
separation of 100 feet of fagade length in order to create accessible public open space, such
as a courtyard, garden, patio, etc.
(a) Each public space shall include seating opportunities, such as table and chairs or
benches, and a combination of at least of three (3) of the following elements:
(i) planters;
(ii) a planting bed;
(iii) public art;
(iv) a water feature;
(v) a shift in pavement material between the public right-of-way and the
structure;
(vi) a covered area, such as a canopy, awning, arcade, or portico spanning
the width of the building; or
(vii) other elements approved by the Zoning and Development Administrator
that are not included in other sections of the design standards and meet
the intent of this requirement.
(4) The 25 ft. landscape buffer may be developed at some point in the future with habitable space
that meets the requirements above.
(E) Parking garages greater than 50 feet away from the right-of-way. Design elements:
(1) Shall meet the general requirements of utilizing materials and architectural detailing found in
the primary development being served.
(2) Nonresidential, Office, and Mixed Use Design Standards in Fayetteville UDC Section 166.25
shall apply to the fagade of the parking garage that is visible from the right-of-way.
CITY OF
•
FayTile PLANNING COMMISSION MEMO
NSAS
TO: Fayetteville Planning Commission
FROM: Andrew Garner, City Planning Director
MEETING DATE: MaFGh'^ Updated March 27, 2014
SUBJECT: ADM 14-4635 Administrative Item (UDC AMENDMENT CHAPTER
166.21 DOWNTOWN DESIGN OVERLAY DISTRICT STANDARDS;
CHAPTER 166.22 PARKING DECK DESIGN STANDARDS; and
CHAPTER 166.23 URBAN RESIDENTIAL DESIGN STANDARDS):
Submitted by CITY PLANNING STAFF for revisions to the Unified
Development Code, Chapters 166.21, 166.22, and 166.23. The proposal is
to modify various design standards of UDC Chapter 166.
RECOMMENDATION:
Staff recommends that the Planning Commission forward ADM 14-4635 to the City Council with
a recommendation for approval.
March 10, 2014 Planning Commission meeting:
This item was discussed at the March 10, 2014 Planning Commission meeting. In general the
commission discussed that they seemed in favor of the proposed code amendments. Because of
the amount of detail in the proposed code changes the commission tabled the item for two weeks
to allow more time for consideration and discussion. Some of the issues discussed by the
commission included the need for more clarity in the definition of 'porch', changes to the fence
requirement to prevent a privacy fence from being too close to the street and the front of a building,
and further evaluation of the design requirements for a 'stoop'.
In response to the discussion on March 10th and other feedback after the meeting from
commissioners, staff, and the City Attorney, staff has made minor changes to this proposal. These
changes are attached to this report, highlighted in = and summarized as follows:
1. Further modified the definition of 'porch' for clarify.
2. Changed the applicability section of the DDOD code to make it clear that ordinary repair
and maintenance activities are not subject to the code.
3. Added 'aluminum -zinc coated steel' as a permitted finish material to allow utilization of
products such as 'galvalume' as it is a standard, high quality material used in metal roofs
and other exterior applications of metal.
4. Modified the fence requirements to specify that privacy fence must be at least 10 feet
behind the principal fagade of a structure.
Res onse to discussion regarding the desk n criteria for a 'Stop
Stoops are not required for developments in the DDOD. The criteria in the DDOD only applies if
a project has a stoop, which is defined as:
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
Stoop. (DDOD) A small platform and / or entrance stairway at a #pease door, commonly
covered by a secondary roof or awning.
There are numerous creative options in designing front fagade entries. A stoop is only one option
of many. The code has specific stoop design requirements because if certain elements and
proportions are not utilized, the result can be an uninviting fagade that is not human scale or
pedestrian -friendly. This leads to physical or perceived separation between the public and private
realm, in direct opposition to the intent of the Downtown Master Plan. Staff's research indicates
that the width of a stoop and its proximity to the connection to the public sidewalk are critical in
providing visual interest and connectivity between the street and the building. Staffs proposal is
that the maximum width of a stoop and the horizontal distance before a connection to the street
be 12 feet. The minimum stoop width to comply with International Building Code is generally 4
feet, to allow room for the door to swing. By allowing that dimension to triple (12 feet) permits
design flexibility for up to three entries in one area, in a variety of configurations. Anything much
larger than this dimension would start to be out of proportion with a human scale element at the
sidewalk level. A specific stoop dimension should be required as the baseline to ensure that the
intent of the code is met. Applicants may request a variance of any of the DDOD requirements.
These types of variances are typically granted in unique situations, or if there is a creative design
not covered under the code. The criteria for a variance of the DDOD is a lower standard than the
criteria for a strict zoning variance, allowing more flexibility.
BACKGROUND:
Downtown Master Plan
In 2004 the City Council adopted the Downtown Master Plan after months of research, a series
of charettes, and public hearings with participation of several hundred citizens. The Downtown
Master Plan created a vision for the future of the downtown area and instructions for achieving
this vision by codifying the traditional building form in downtown Fayetteville. As part of the
implementation of the Downtown Master Plan new zoning districts and specific design standards
were created and adopted in 2007. These standards were a result of years of research,
architectural review committee input and several public hearings.
City Plan 2025
Consistent with many of the principals that came out of the Downtown Master Plan, the City
adopted City Plan 2025 in 2006. This plan was a major paradigm shift of the vision for growth of
the City. This plan had primary goals of creating traditional town form throughout the city, reducing
suburban sprawl and suburban development patterns. This was in direct contrast to suburban
development patterns encouraged in previous general plans and required by the City codes for
many decades. This plan led to the adoption of design standards promoting traditional town form
including the Urban Residential Design Standards. Additional code changes over the years
including form -based zoning, the subsequent adoption of City Plan 2030, as well as other
neighborhood plans have been consistent with strong policies to create traditional development
patterns. In general, this type of development pattern focuses on creating a walkable, human -
scale environment with a variety of uses that can transition over time, as opposed to single use
development patterns created primarily to accommodate vehicles and parking.
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DISCUSSION:
Over the past seven years the City has seen several developments in the downtown area and
throughout the City that have tested the Downtown Design Overlay District (DDOD) development
standards, the parking garage standards, and the Urban Residential Design Standards. Based
on the results of observation by staff and general comments from the public, elected and
appointed officials after the completion of several projects, some design details of these recent
developments, while complying with adopted city codes, have not met the intent of the Downtown
Master Plan or the intent of city's adopted land use plans and policies. In addition, staff has noted
that there is a lack of clarity in certain sections of the code. To address these issues staff proposes
the following changes to the Fayetteville Unified Development Code. Overall, these changes are
relatively minor in substance and are intended to ensure that the built environment required in the
code matches the vision of the City land use plans and policies, the Downtown Master Plan, and
the expectations of the citizens, appointed, and elected officials of Fayetteville.
1. Chapter 151 Definitions. Change the definition of Porch and Stoop for clarity.
2. Chapter 166.21 Downtown Design Overlay District (DDOD).
a. Clarify that if there is a conflict between different standards that the DDOD supersedes
other standards.
b. Clarify that all new construction, additions, or renovations are required to comply with
the DDOD standards, except for ordinary repairs and maintenance. There have been
several major projects and renovations in the downtown area over the past few years
that, because the projects did not technically expand the building footprint, were not
subject to the DDOD requirements.
c. Clarify that placement of awnings, marquees, and balconies shall not interfere with
utilities.
d. Add the requirement that the underside of balconies, colonnades and arcades be a
solid material and lighting may be required. This addresses public safety issues that
staff has seen after the construction of these types of elements downtown.
e. Remove the minimum height requirement for stoops as staff has observed that there
are numerous examples of stoops with no steps or a minimal amount of rise from the
street to the front door, particularly on a narrow quiet street, in a traditional
development pattern that meet the intent of the code. This will allow for more design
flexibility.
f. Change the stoop length to a maximum width of 12 feet. The intent is to create stoops
that are human scale with interaction and vertical transition between the street and
building entrances, as originally intended in the code. Staff has observed recent
developments with a door at the street that does not connect directly to the street but
instead a raised stoop/pedestrian walkway runs down the length of the building some
distance before connecting to the public sidewalk. This met the letter, but not the intent
of the original code, which is addressed with this proposed change.
g. Clarify right-of-way encroachment and placement of stoops.
h. General clarification of Exterior Architectural Elements and removal of reference to cell
phone towers because cell towers are regulated under a different section of the UDC
as a conditional use permit.
i. Removed reference to sills under arches and lintels as sills are covered elsewhere in
the code.
j. Clarified that window sills are required to be visible. This was the intent of the code
and has been enforced as such, but needed clarification.
k. Clarification of the permitted finish materials for windows and sills, consistent with the
original intent of the code.
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I. Clarified that not only gutters but also downspouts are subject to the regulation. Added
Aluminum -zinc coated steel as a permitted material to allow products such as
`galvalume'.
m. Clarified the fencing regulations consistent with the original intent that visibility and
transparency be provided between the street and the front of the structure, but allowing
standard privacy fence in side and rear yards. Broadened the types of fences allowed
in front yards for design flexibility as long as transparency is maintained.
n. Removed a redundant reference to requiring clear glass because glass is regulated
by transmittance rating elsewhere in the code.
o. Staff does not recommend changing the transmittance rating (window tinting) for
residential use at this time. Clear glass, especially at the street level, has been one of
the successful aspects of the code, in staff's opinion, and variances may be requested
for unique situations.
p. Global change to correct the spelling of principal facade.
q. Clarified a specific requirement for glass percentage for office, institutional, and other
non-residential space not commercial or storefront, which was unintentionally left out
of the code. The code has been interpreted over the years that commercial space and
storefronts should have a large percentage of glass (75%), more than any other type
of use, per the intent of the Downtown Master Plan. However the code did not specify
the percentage of glass required for non-residential use that was not a storefront.
r. Removed the unnecessary requirement for a maximum percentage of glass for multi-
family.
s. Clarified the requirement of glass for a two family dwelling, which was unintentionally
left out of the code.
t. Clarified the method for calculating the percentage of glass on the ground floor, which
has caused confusion for staff and developers because of lack of specifics in the code.
3. Chapter 166.23 Urban Residential Design Standards
a. Clarified that visible entrances are required for all ground floor dwellings that face a
street. This was the original intent of the code, but a lack of clarity in the language
allowed dwellings on the ground floor that faced a street to not have a visible entrance.
Also added language to describe the requirement for the pedestrian connection from
the residential entrance to the public sidewalk. Again, this language meets the original
intent for a direct connection from the dwelling to the street. However, a lack of specific
language in the code permitted the pedestrian connection to have an indirect
connection from the door to the public sidewalk, with some developments running a
raised stoop or pedestrian walk some distance along the building fagade before
connecting directly to the street. This can result in an uninviting interaction between
the public and private realm and a lack of pedestrian -scale breaks/connections along
the building, which did not meet the intent of the code. Also see discussion above
related to the stoop requirement.
b. Removed the reference requiring at least one primary entrance on the principal fagade,
as this requirement is now covered under the Pedestrian Circulation subsection noted
above.
c. Removed varied roof forms as an optional design variation as this is required
elsewhere as a variation between different building types; removed consistent and
complementary fenestration patterns as this is a very minimal requirement and open
to very broad interpretation; added the option for additional architectural features to be
considered to allow for different styles and design flexibility that may not be covered
in the code.
G:\ETC\Development Services Review\2014\Development Review\14-4635 ADM UDC Amend DDOD and Parking Deck\Planning
Com mission\03-24-2014
4. Chapter 166.22 Parking Garages
a. Rewritten the entire parking garage chapter. The primary changes are summarized as
follows:
■ Changed the applicability for this chapter to apply to parking garages throughout
the entire city, not just in the downtown zoning districts.
■ Referred to a Parking Garage Manual with images that show the intent of the code.
■ Revised the parking garage design standards into three categories:
1. Parking Garages in the Build -to Zone. Under this proposal, staff is
recommending that green screens to screen a parking garage near the public
street be removed as a primary option. This is currently allowed under the code
but it takes many years and much maintenance to create an effective screen
using this method; and overall does not meet the intent of the code to create a
pedestrian friendly building design and streetscape in a form -based zoning
district. This revised code requires parking garages in the build -to zone to
screen the garage with a liner building (such as the liner building on the Lofts
at Underwood building along Powerhouse Avenue), architectural treatment for
the fagade to appear as part of the building with regular openings for windows
and doors (such as the parking garage for the Three Sisters building on
Rollston Avenue), or other architectural treatment such as glazing or display
windows (such as on the north side of the parking garage on the Legacy
building on Watson Street). For multi -story parking garages the upper floors of
the garage must be screened with at least some type of architectural treatment
so cars and the parking garage fagade is screened, similar to the University of
Arkansas parking garage on Garland Avenue that utilizes colored cement tiles
on the upper floors to screen the garage from view from Garland Avenue.
2. Parking Garages outside the Build -to Zone but less than 50 feet from the street.
This requires that the parking garage, when visible from the street, to use
materials also used on the principal structure, that additional landscaping be
installed between the parking garage and the street (such as the landscaping
between the City library parking garage and the street), and that public space
be created including seating or vending areas between the parking garage and
the street.
3. Parking Garages greater than 50 feet from the street. Requires that the garage
be constructed of materials and detailing found in the primary development and
also that the garage be subject to the Nonresidential, Office, and Mixed Use
Design Standards for the facade that is visible from the right-of-way.
BUDGET/STAFF IMPACT:
None
Attachments:
• The proposed code changes to UDC Chapters 151 (Definitions), 166.21 (DDOD), and
166.23 (Urban Residential Design Standards), are shown in strikeout -highlight with
numbering that follows the description in the staff report above.
• The proposed new UDC Chapter 166.22 (Parking Garages) is attached.
• Draft City Parking Garage Manual
G:\ETC\Development Services Review\2014\Development Review\14-4635 ADM UDC Amend DDOD and Parking Deck\Planning
Com mission\03-24-2014
CHAPTER 151: DEFINITIONS
Porch. DDOD
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heated or cooled.
Stoop. (DDOD) A small platform and / or entrance stairway at a he -ire door, commonly covered by a
secondary roof or awning.
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:
(t)S@ standards shall supersede the City's
L - ...
_ , s-,, _, : Design and Development
2. Standards in the Downtown Design Overlay District.
WOO 01"
(2) A" RAW
2.b
(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.
2.c
2.d
(a) Standard. These dimensional requirements apply to first or ground floor awnings and
marquees. There are no minimum standards for awnings above the first floor.
(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, utilities 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.
idewalk shall be -covered with a
(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, utilities, 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.
iv) Underside. The underside -of -a colonnade or arcade extendina over a sidewalk shall be
rl�rTMl`WT 71C Ae = ; AM- F -Ti r! � r u : = I.; - :�. _, . -t
(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.
2
2.e
2.f
(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 fagade to the inside of the column face.
(ii) Length. 25 to 100% of the principal facade. Front porches may be multi -story and are
required to be open or screened and non -air conditioned.
(b) Right -of -Way Encroachment. Front porches may occur forward of the principal fagade.
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.
Depth. 4 ft. minimum from the principal fagade to the inside of the column face for stoops
(b) Right -of -Way Encroachment. Stoops may occur forward of the principal fagade and may, 66E
sk�aA-Ret-extend into the right-of-way iri, ad urdance wfth !he-,-build6g dpde-sF otsW':Jsv:the4ii�i
�1
of Fayetteville.
2.9 (c) Placement. Sidewalks shall have a minimum 5 ft. clear access for pedestrian movements.
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 ft.
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 fagade length.
KI
2.h
(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 ea4y 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 of plastic.
(c) Glass with reflective coatings other than clear glass with Low -E coatings. (See opacity and
fagade section).
(d) Plastic or PVC roof tiles.
(#�(ee Aluminum siding.
(g) of Vinyl siding.
#4 JW Wood fiber board.
(q JW Unfinished pressure- treated wood.
(j) jib 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
4
without stucco, pre -cast concrete, fiber cement board, concrete masonry units with stucco,
stone, structural steel, and cast iron.
(ii) Arches gjkLLintels ea 06 Brick, painted stained or natural wood, Terra Cotta, stained
2. i 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, Skylights, and Doors.
(a) General Requirements.
2.j (i) Ylsible sills on the exterior of the building 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
normal 1X4).
2.k
(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 are Permitted 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. (i.e. steel, aluminum,
copper, bronze, etc.)
and cast iron.
(5) Roofs and Gutters.
(a) General Requirements.
(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 1 in 12 pitch) shall have light colored finish materials.
(b) Permitted Configurations.
(i) Metal panel roofs shall expose the panel ends at the overhang.
(ii) Gutters may be rectangular, square, half -round, or Ogee sections.
5
(c) Permitted Finish Materials
(i) Metal Roofs. Metal roofs may be made of galvanized steel,
copper, aluminum, zinc -alum, lead coated copper, terne, or powder coated steel.
2.1 (ii) Shingles. Shingles shall be made of asphalt, metal, concrete, terrra-cotta, slate, or cedar
shingles or shakes.
(iii) Gutters and dommouts. Gutters shall be made of copper, aluminum,
galvanized steel, JEWlead coated copper, terne, or powder
coated steel.
2.m
(6) Garden Walls, Fences and Hedges.
(a) General Requirements.
(i) Fences, garden walls, or hedges are eneewFagee permitted along side yards, rear yards,
and all property lines which abut public streets or alleys.
F8qUiF8FA8 UG 48t fGFth 6a
(b) Height.
(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 fagade 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. Vertical picket fences or horizontal slat fences with corner posts, and split
rail fenem- i. nrivaev &noes. are neftitta& in On mar anis uidw , varrl nniv. hr+ihin& fhA
(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
(i) 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.
6
(I) Each floor of any principal building fagade 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 fagade.
(iii) A minimum of 10% of the window area per floor shall be operable with the exception of the
first or ground floor.
2. n(iv) All glass shall be Wear BRAI 4 OF have a Low -E coating.
2.p
3.a
Glass used above the first or ground floor shall have a visible transmittance rating of 0.4
or higher.
or Ground Floor Requirements of any pFkWple principal facade.
Glass on the first or ground floor shall have a visible transmittance rating of 0.6 or higher.
Commercial space and storefronts shall have a minimum of 75% glass on the first or
ground floor. .
� ®1SS � ➢ '1+S1. l °,! =. =. A � ° S! = ! °➢[ = I t - ,➢ �.. 1 •. f! 1 31f QI ➢' .
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(iii) Multi -Family Residential space shall have a minimum of 40% °
glass on the first or ground floor.
(iv] Single Family and Two 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 fagade.
(Ord. 5056, 9-04-07)
166.23 Urban Residential Design Standards
(4) Pedestrian Circulation.
(a)
(2) Construction and appearance design standards for urban residential development.
7
(a) Building Form and Design.
(i) In order to provide a variety in form and design, one building type may not be
utilized more than three times in a development. Each building type shall be
differentiated by variations in materials, colors and roof forms.
(ii) Ancillary structures such as carports, garages, recreational buildings and storage
structures shall be designed as an integral part of the project architecture.
(iii) The following architectural elements shall be required of all principal facades:
a. Variations in materials;
b. Insets or other relief in the wall plane;
3.b -=C. anio
d. Incorporation of two or more of the following:
1. Balconies;
2. Bays or bay windows;
3.4. Porches;
4.6. Dormers;
3.c
5.6. Porticoes;
6. -7. Turrets; or
or
7:.Ar Oftriatchitedturai feature;ant�ro�ceil bv!flie 7aning
Dab>amant.AdmJ 1snwr4rat meets # wintent•of ft,cod e.
8
Repeal and replace the entire subsection 166.22 with the following
166.22 Parking Garages
(A) Purpose. Parking garages by their nature tend to overwhelm the built environment due to their scale
and repetitious construction. Parking garages must be detailed carefully in order for them to enhance
the built environment in terms of scale, appearance, and pedestrian safety.
(B) General Requirements.
(1) All parking garages shall utilize materials and architectural detailing found in the primary
development being served, or when stand alone, shall establish a distinct architectural style.
(2) All parking garages shall provide adequate interior and exterior lighting to maintain visibility
and public safety. Higher efficiency lighting such as LED, is encouraged
(3) City of Fayetteville Parking Garage Manual
(a) The City of Fayetteville Parking Garage Manual shall be used in support of this
chapter to show images with acceptable architectural design techniques meeting the
intent of this code.
(b) Copies of the Manual are to be made readily available to the public in the Planning
Division.
(C) Parking Garages in the Build -to Zone. The following regulations shall apply to minimize the appearance
of a blank parking garage at the street level and to incorporate human scale elements and visual
interest into parking garages located immediately adjacent to the street.
(1) Property with multiple street frontages shall have a liner building at all corner locations; in
accordance with section 4(a) below.
(2) Entrances or pedestrian door openings shall be no greater than 50 feet apart.
(3) The entire length of the principal fagade of the parking garage on the first or ground floor shall
provide one or a combination of the following two options:
(a) The principal fagade of the parking garage on the first or ground floor shall be
comprised of habitable area, such as retail, office, residential, and/or lobby space at a
minimum depth of 15 feet. The habitable area may be interrupted to allow for vehicle
and pedestrian access to the parking garage. The upper floors of a parking garage in
this configuration may extend over the first or ground floor. A liner building
constructed as the principal fagade of a parking garage shall meet the applicable
design standards for the use.
(b) Architectural treatment shall be applied to the first or ground floor principal fagade
with the intent to make the appearance of the parking garage in the build -to zone
appear part of the primary structure and/or enhance the pedestrian realm and visual
interest. This includes utilizing building materials and pedestrian scale elements such
as regular openings for windows and doors, display windows, glazing applied to the
fagade, or other design techniques approved by the Zoning and Development
Administrator meeting the intent of the code. The upper floors of a parking garage in
this configuration may extend over the first or ground floor.
(c) A green screen (a trellis that will support vines and other landscaping materials to
create a living green fagade) may be utilized for a minimum of 10% of the principal
fagade where other permanent landscaping or urban design elements are also
proposed in conjunction with the screen.
(4) The principal fagade above the first floor shall utilize one of the following options with the intent
to screen cars in the parking garage and prevent a blank parking garage fagade from view of
the street:
(a) Either of the options in section 3 above;
(b) An architectural screen; or
(c) Building materials utilized on the principal structure shall be applied to the fagade.
(D) Parking garages outside the build -to zone between 26-49 feet from the right-of-way. The following
regulations shall apply to parking garages that are between 26-49 feet from the right-of-way and do not
have a principal structure or liner building between the parking garage and the street. Parking garages
within direct visual proximity of the street should be designed in an architecturally pleasing manner, and
should not create a void of unusable, uninviting space between the parking garage and the street.
(1) Shall be required to meet the general requirements of utilizing materials and architectural
detailing found in the primary development being served.
(2) Shall incorporate landscaping above and beyond the minimum requirements of the City's code
to soften the appearance of the parking garage from view of the street.
(3) Shall incorporate spatially defining building elements and/or landscaping at a maximum
separation of 100 feet of fagade length in order to create accessible public open space, such
as a courtyard, garden, patio, etc.
(a) Each public space shall include seating opportunities, such as table and chairs or
benches, and a combination of at least of three (3) of the following elements:
(i)
(iv)
(v)
(vi)
planters;
a planting bed;
public art;
a water feature;
a shift in pavement material between the public right-of-way and the
structure;
a covered area, such as a canopy, awning, arcade, or portico spanning
the width of the building; or
other elements approved by the Zoning and Development Administrator
that are not included in other sections of the design standards and meet
the intent of this requirement.
Image 5: Pedestrian Oriented Elements
(4) The 25 ft. landscape buffer may be developed at some point in the future with habitable space
that meets the requirements above.
(E) Parking garages greater than 50 feet away from the right-of-way. Design elements:
(1) Shall meet the general requirements of utilizing materials and architectural detailing found in
the primary development being served.
(2) Nonresidential, Office, and Mixed Use Design Standards in Fayetteville UDC Section 166.25
shall apply to the fagade of the parking garage that is visible from the right-of-way.
iia .
PedestFiSA s to the nark%eig g o Cntranhabitable r d -Gar o c to the
aes
of display windGws. Display WoAdOWS shall he FFaRged se that there am no mArA Jh;;A 4 4 Gf
blank wal) spaGe between e I Ei of
n#Mratc A9 @reafer #han_5-0ff. _areae! The. unntir floes of s arf.ir g garage int i&�figwafiGn
CITY OF
Mai
a e e
ARKANSAS
City of Fayetteville
Parking Garage Manual
Mailing Address: CITY PLANNING
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
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The Three Sisters building on Dickson Street successfully blends the first floor parking deck with
the residential and commercial portions of the development using similar materials and detailing
throughout the project.
UARK Garland Avenue parking deck provides liner buildings for the entire length of the deck
and architectural screening of the parking areas above the first floor.
The Dickson Project on Dickson Street incorporates a liner building with an interior parking
deck of similar materials.
Display windows incorporated into the fa4ade of the Legacy Building.
NORTHWEST ARKANSAS DEMOCRAT -GAZETTE
NORTHWESTARKANSAS
THE MORNING NEWS OF SPRINGDALE
NEW
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THE MORNING NEWS OF ROGERS
NORTHWEST ARKANSAS TIMES
BENTON COUNTY DAILY RECORD
212 NORTH EAST AVENUE, FAYETTEVILLE, ARKANSAS 72701 1 P.O. BOX 1607, 72702 ( 479-442.1700 1 WWW.NWANEWS.COM
AFFIDAVIT OF PUBLICATION
I, Karen Caler, do solemnly swear that I am the Legal Clerk of the
Northwest Arkansas Newspapers, LLC, printed and published in
Washington and Benton County, Arkansas, bona fide circulation,
that from my own personal knowledge and reference to the files
of said publication, the advertisement of.
City of Fayetteville -
Ordinance 5679
Was inserted in the Regular Editions on:
April 24, 2014
Publication Charges: $194.55
t.✓
Karen ealer
Subscribed and swo to before me
This � day of, 2014.
'J
.. 11
Notary Public
My Commission Expires: Z/ ?U 774
CATHY WILES
Arkansas - Benton County
Notary Public - Comm#t 12397118
My Commission Expires Feb 20, 2024
**NOTE**
Please do not pay from Affidavit. Invoice will be sent.
Exhibit `B'
ADM 14-4635
166.22 Parking Garages
(A) Purpose. Parking garages by their nature tend to overwhelm the built environment due to their scale
and repetitious construction. Parking garages must be detailed carefully in order for them to enhance
the built environment in terms of scale, appearance, and pedestrian safety.
(0) General Requirements.
(1) All parking garages shall utilize materials and architectural detailing found in the primary
development being served, or when stand alone, shall establish a distinct architectural style.
(2) All parking garages shall provide adequate interior and exterior lighting to maintain visibility
and public safety. Higher efficiency lighting such as LED, is encouraged
(3) City of Fayetteville Parking Garage Manual
(a) The City of Fayetteville Parking Garage Manual shall be used in support of this
chapter to show images with acceptable architectural design techniques meeting the
intent of this code.
(b) Copies of the Manual are to be made readily available to the public in the Planning
Division.
(C) Parking Garages in the Build -to Zone. The following regulations shall apply to minimize the appearance
of a blank parking garage at the street level and to incorporate human scale elements and visual
interest into parking garages located immediately adjacent to the street.
(1) Property with multiple street frontages shall have a liner building at all corner locations; in
accordance with section 3(a) below.
(2) Entrances or pedestrian door openings shall be no greater than 50 feet apart.
(3) The entire length of the principal facade of the parking garage on the first or ground floor shall
provide one or a combination of the following options:
(a) The principal facade of the parking garage on the first or ground floor shall be
comprised of habitable area, such as retail, office, residential, and/or lobby space at a
minimum depth of 15 feet. The habitable area may be interrupted to allow for vehicle
and pedestrian access to the parking garage. The upper floors of a parking garage in
this configuration may extend over the first or ground floor. A liner building
constructed as the principal facade of a parking garage shall meet the applicable
design standards for the use.
(b) Architectural treatment shall be applied to the first or ground floor principal facade
with the intent to make the appearance of the parking garage in the build -to zone
appear part of the primary structure and/or enhance the pedestrian realm and visual
interest. This includes utilizing building materials and pedestrian scale elements such
as regular openings for windows and doors, display windows, glazing applied to the
facade, or other design techniques approved by the Zoning and Development
Administrator meeting the intent of the code. The upper floors of a parking garage in
this configuration may extend over the first or ground floor.
(c) A green screen (a trellis that will support vines and other landscaping materials to
create a living green facade) may be utilized for a maximum of 10% of the principal
facade where other permanent landscaping or urban design elements are also
proposed in conjunction with the screen.
(4) The principal facade above the first floor shall utilize one of the following options with the intent
to screen cars in the parking garage and prevent a blank parking garage facade from view of
the street:
(a) Either of the options in section 3 above;
(b) An architectural screen; or
(c) Building materials utilized on the principal structure shall be applied to the facade.
(D) Parking garages outside the build -to zone between 25-49 feet from the right-of-way. The following
regulations shall apply to parking garages that are between 26-49 feet from the right-of-way and do not
have a principal structure or liner building between the parking garage and the street. Parking garages
within direct visual proximity of the street should be designed in an architecturally pleasing manner, and
should not create a void of unusable, uninviting space between the parking garage and the street.
(1) Shall be required to meet the general requirements of utilizing materials and architectural
detailing found in the primary development being served.
(2) Shall incorporate landscaping above and beyond the minimum requirements of the City's code
to soften the appearance of the parking garage from view of the street.
(3) Shall incorporate spatially defining building elements and/or landscaping at a maximum
separation of 100 feet of facade length in order to create accessible public open space, such
as a courtyard, garden, patio, etc.
(a) Each public space shall include seating opportunities, such as table and chairs or
benches, and a combination of at least of three (3) of the following elements:
(i) planters;
(ii) a planting bed;
(iii) public art;
(iv) a water feature;
(v) a shift in pavement material between the public right-of-way and the
structure;
(vi) a covered area, such as a canopy, awning, arcade, or portico spanning
the width of the building; or
(vii) other elements approved by the Zoning and Development Administrator
that are not included in other sections of the design standards and meet
the '
(4) The 25 ft. landscape buffer may be developed at some point in the future with habitable space
that meets the requirements above.
(E) Parking garages greater than 50 feet away from the right-of-way. Design elements:
(1) Shall meet the general requirements of utilizing materials and architectural detailing found in
the primary development being served.
(2) Nonresidential, Office, and Mixed Use Design Standards in Fayetteville UDC Section 166.25
shall apply to the facade of the parking garage that is visible from the right-of-way.
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