TC 3 Sub Area
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SITE DESIGN STANDARDS BY SUB-AREA
SUB-AREA TC3
C
BULK REGULATIONS BY SUB-AREA
BUILDING SETBACKS AND HEIGHT - SUB-AREA TC3
A
Primary Street Parking Setback Minimum
A
By Right Maximum Height/Build-to Line
B
Secondary Street Parking Setback Minimum
B
Tier One Additional One Floor
C
Sidewalk Easement
C
Sideyard Setback
D
Primary Building Setback/Build-to Line Zone (Min./Max.)
D
Third Floor Step back, Min. 5’
E
Rear Yard Setback
E
Mandated Sidewalk Easement
F
Side Yard Setback
G
Primary Building Setback/Build-to Line Zone (Min./Max.)
Parking
Structured
Shared
Loading
Drive-Through facilities
Landscaping
Lighting
Screening
Signs
TC 3 Sub Area
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BUILDING MASSING BY SUB-AREA
SUB-AREA TC3
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ARCHITECTURAL STANDARDS
SUB-AREA TC3
A
Full Height Upper Story Bay
B
Uninterrupted Upper Story Setback Length
Massing and Articulation
Primary frontage facade elements-All major new construction shall include at least
seven elements, at least four of which shall be located on the ground floor level.
C
Courtyard View Access Opening Min. Width
Ground floor windows and doors
D
Full Height Upper Story Bay Width
BUILDING MASSING BY SUB-AREA
SUB-AREA TC3
Massing
Long Buildings-Long buildings (more than 50 feet) shall provide relief to perceived building
mass through such features as varied setbacks or heights; or projecting windows, entrances or
walls.
Contiguous Building Facades-A contiguous building facade (longer than 50 feet) along the
street frontage shall have a building element, such as an embellished entrance, courtyard,
arcade or other architectural element dividing the facade visually.
Entrances-Building entrances should concentrate along the sidewall and should be physically
and visually inviting, recess entrances from the facade. Minimum 8 foot wide pedestrian
walkways with wheelchair ramps between the sidewalk and building entrance.
Roofs-Roofs are a design element and shall relate to the buildng facade articulations. Varied
parapet height or roofline is encouraged.
Canopies-Specially designed all-weather features that integrate weather protection systems at
the sidewalk level of buildings to mitigate the effects of weather.
Courtyards-An outdoor covered or uncovered area easily accessible to the public at the same
level as the public sidewalk or pedestrian connections.
Materials and Color
Building Materials-Building exteriors should be constructed from high quality and durable
materials. Materials and colors should be used with consistency on all sides of a building.
Prohibited Materials-Beveled metal siding, mirrored glass, and vinyl siding should not be used.
Color-A harmonious range of colors should be used within the Town Center. Bright colors
should be used only for trim and accents.
TC 4 Sub Area
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D
D
C
SITE DESIGN STANDARDS BY SUB-AREA
SUB-AREA TC4
C
BULK REGULATIONS BY SUB-AREA
BUILDING SETBACKS AND HEIGHT - SUB-AREA TC4
A
Primary Street Parking Setback Minimum
A
By Right Maximum Height/Build-to Line
B
Secondary Street Parking Setback Minimum
B
Tier Two Additional Two Floors
C
Sidewalk Easement
C
Existing R.O.W.
D
Primary Building Setback/Build-to Line Zone (Min./Max.)
D
Min. 5’ Step Back
E
Rear Yard Setback
E
Mandated Sidewalk Easement
F
Side Yard Setback
G
Primary Building Setback/Build-to Line Zone (Min./Max.)
Parking
Structured
Shared
Loading
Drive-Through facilities
Landscaping
Lighting
Screening
Signs
TC 4 Sub Area
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BUILDING MASSING BY SUB-AREA
SUB-AREA TC4
Pri
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ARCHITECTURAL STANDARDS
SUB-AREA TC4
A
Full Height Upper Story Bay
B
Uninterrupted Upper Story Setback Length
Massing and Articulation
Primary frontage facade elements-All major new construction shall include at least
seven elements, at least four of which shall be located on the ground floor level.
C
Full Depth Upper Story Bay - Maximum Width
Ground floor windows and doors
D
Courtyard View Access Opening Min. Width
E
Full Height Upper Story Bay
Entrances-Building entrances should concentrate along the sidewall and should be physically
and visually inviting, recess entrances from the facade. Minimum 8 foot wide pedestrian
walkways with wheelchair ramps between the sidewalk and building entrance.
Roofs-Roofs are a design element and shall relate to the buildng facade articulations. Varied
parapet height or roofline is encouraged.
BUILDING MASSING BY SUB-AREA
SUB-AREA TC4
Massing
Long Buildings-Long buildings (more than 50 feet) shall provide relief to perceived building
mass through such features as varied setbacks or heights; or projecting windows, entrances or
walls.
Contiguous Building Facades-A contiguous building facade (longer than 50 feet) along the
street frontage shall have a building element, such as an embellished entrance, courtyard,
arcade or other architectural element dividing the facade visually.
Canopies-Specially designed all-weather features that integrate weather protection systems at
the sidewalk level of buildings to mitigate the effects of weather.
Courtyards-An outdoor covered or uncovered area easily accessible to the public at the same
level as the public sidewalk or pedestrian connections.
Materials and Color
Building Materials-Building exteriors should be constructed from high quality and durable
materials. Materials and colors should be used with consistency on all sides of a building.
Prohibited Materials-Beveled metal siding, mirrored glass, and vinyl siding should not be used.
Color-A harmonious range of colors should be used within the Town Center. Bright colors
should be used only for trim and accents.
TC 5 Sub Area
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D
C
SITE DESIGN STANDARDS BY SUB-AREA
SUB-AREA TC5
A
Primary Street Parking Setback Minimum
B
Secondary Street Parking Setback Minimum
C
Sidewalk Easement
D
Primary Building Setback/Build-to Line Zone (Min./Max.)
E
Rear Yard Setback
F
Side Yard Setback
G
Primary Building Setback/Build-to Line Zone (Min./Max.)
Parking
Structured
Shared
Loading
Drive-Through facilities
Landscaping
Lighting
Screening
Signs
C
BULK REGULATIONS BY SUB-AREA
BUILDING SETBACKS AND HEIGHT - SUB-AREA TC5
A
By Right Maximum Height/Build-to Line
B
Tier Three Additional Three Floors
C
Sideyard Setback
D
Third Floor Step back, Min. 5’
E
Min. 12’ Setp back
F
Mandated Sidewalk Easement
TC 5 Sub Area
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BUILDING MASSING BY SUB-AREA
SUB-AREA TC5
Pri
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ARCHITECTURAL STANDARDS
SUB-AREA TC5
A
Full Height Upper Story Bay
B
Min. Uninterrupted Setback Length Between Bays
Massing and Articulation
Primary frontage facade elements-All major new construction shall include at least
seven elements, at least four of which shall be located on the ground floor level.
C
Full Depth Upper Story Bay - Maximum Width
Ground floor windows and doors
D
Courtyard View Access Opening Min. Width
E
Full Height Upper Story Bay
Entrances-Building entrances should concentrate along the sidewall and should be physically
and visually inviting, recess entrances from the facade. Minimum 8 foot wide pedestrian
walkways with wheelchair ramps between the sidewalk and building entrance.
Roofs-Roofs are a design element and shall relate to the buildng facade articulations. Varied
parapet height or roofline is encouraged.
BUILDING MASSING BY SUB-AREA
SUB-AREA TC5
Massing
Long Buildings-Long buildings (more than 50 feet) shall provide relief to perceived building
mass through such features as varied setbacks or heights; or projecting windows, entrances or
walls.
Contiguous Building Facades-A contiguous building facade (longer than 50 feet) along the
street frontage shall have a building element, such as an embellished entrance, courtyard,
arcade or other architectural element dividing the facade visually.
Canopies-Specially designed all-weather features that integrate weather protection systems at
the sidewalk level of buildings to mitigate the effects of weather.
Courtyards-An outdoor covered or uncovered area easily accessible to the public at the same
level as the public sidewalk or pedestrian connections.
Materials and Color
Building Materials-Building exteriors should be constructed from high quality and durable
materials. Materials and colors should be used with consistency on all sides of a building.
Prohibited Materials-Beveled metal siding, mirrored glass, and vinyl siding should not be used.
Color-A harmonious range of colors should be used within the Town Center. Bright colors
should be used only for trim and accents.
Town Center Thoroughfare- Type
Diagram
Street Type 1:
Street Type 2:
Street Type 3:
Street Type 4:
Street Type 5:
Street Type 6:
MANDATORY ALL NEW DEVELOPMENT 1. Building setback from back of ROW by street section standards 2. Landscaping, planting area, etc. *AMI – Average medium Income for the metropolitan area TIER 1 – Additional One Floor All mandatory requirements must be met in Tier 1 plus a minimum 8 points of electives in Tier 1. MANDATORY ELECTIVE Step back at third floor (minimum 5 feet) Mid‐block pedestrian connections Public parking‐Minimum percentage above Public access to courtyards required Contribution to major public plazas Street improvement fund (arcades, ELECTIVE POINTS 5 4 3 awnings, pergolas, benches/seating) Green building – LEED Silver Affordable housing (15% of total units at 80% of AMI)* Affordable retail Contribution to public garage 3 2 Additional building articulation Mercerdale Park improvements Water features/fountains
Public art (sculptures, murals, etc.) Accessible housing (extra units) 2 2 2 2 2 TIER 2 – Additional Two Floors The applicant will be required to meet all mandatory requirements in Tier 1 and 8 points of Tier 1 electives plus the following requirements in Tier 2. All mandatory requirements must be met in Tier 2 plus a minimum of 6 points of electives in Tier 2. MANDATORY ELECTIVE ELECTIVE POINTS Mid‐block pedestrian connections Contribution to major public plazas 4 Additional building articulation Public access to courtyards 4 Green building – LEED Gold Mercerdale Park improvements 2 Contribution to public garage Underground parking 2 Public parking‐Minimum percentage above Accessible housing (extra units) 2 required Affordable housing (5% of total units at 60% Affordable retail (percent of total) 2 of AMI)* Public art (sculptures, murals, etc.) 2 Water features/fountains 2 TIER 3 – Additional Three Floors The applicant will be required to meet all mandatory requirements in Tiers 1 and 2 and 8 points of Tier 1 electives and 6 points of Tier 2 electives. All mandatory requirements must be met in Tier 3 plus a minimum of 4 points of electives in Tier 3. MANDATORY ELECTIVE ELECTIVE POINTS Public access to courtyards (or pay in lieu) Underground parking 4 Green Building – LEED Platinum Water features/fountains 2 Public parking‐Minimum percentage above Mercerdale Park improvements 2 required Step back at 5th floor (minimum 12 feet) Accessible housing (extra units) 2 Additional building articulation Public art (sculptures, murals, etc.) 2 Affordable housing (5% of total units at 40% of AMI)*