§ 8.12. Specific to neighborhood center zones.

8.12.1

Building disposition.

a)

Newly platted lots shall be dimensioned according to section 8.12.11.

b)

Buildings shall be disposed in relation to the boundaries of their lots according to section 8.12.11.

c)

One principal building at the frontage, and one outbuilding to the rear of the principal building, may be built on each lot as shown in Table 16-c.

d)

Lot coverage by building shall not exceed that shown in section 8.12.11.

e)

Facades shall be built parallel to the principal frontage line along a minimum of 70 percent of its length on the setback shown in section 8.12.11. In the absence of a building along the remainder of the frontage line, a streetscreen shall be built co-planar with the facade.

f)

Setbacks for principal buildings shall be as shown in Table 14-g.

g)

Rear setbacks for outbuildings shall be a minimum of 12 feet measured from the centerline of the alley or rear lane easement. In the absence of rear alley or lane, the rear setback shall be as shown in section 8.12.11.

h)

Building types shall be as shown in Table 9.

j)

Buildings shall have their principal pedestrian entrances on a frontage line.

8.12.2

Building configuration.

a)

Private frontage types shall conform to and be allocated in accordance with Table 7 and section 8.12.11.

b)

Awnings may encroach the public sidewalk without limit. Stoops may encroach 100 percent of the depth of a setback. Open porches and awnings may encroach up to 50 percent of the depth of the setback. Balconies and bay windows may encroach up to 25 percent of the depth of the setback.

c)

Loading docks and service areas shall be permitted on frontages only by warrant.

d)

Building heights shall conform to Table 8 and be as shown in section 8.12.11.

e)

A first level residential or lodging function shall be raised a minimum of two feet from average sidewalk grade.

8.12.3

Building function and density.

a)

Buildings in each neighborhood zone shall conform to the functions described in Tables 10 or 11 and section 8.12.11. Functions that do not conform to the requirements of Tables 10 or 11 shall require approval by warrant.

b)

Accessory uses of limited lodging or limited office shall be permitted within an outbuilding.

c)

First story commercial shall be permitted throughout and shall be required at mandatory shopfront frontages.

d)

Manufacturing within the first story may be permitted by variance.

8.12.4

Parking standards.

a)

Vehicular parking shall be required as shown in Tables 11 and 12.

b)

On-street parking available along the frontage lines that correspond to each lot shall be counted toward the parking requirement of the building on the lot.

c)

Parking shall be accessed by the alley or rear lane when such is available in the neighborhood plan.

d)

Parking lots shall be masked from the frontage by a liner building or streetscreen as specified in sections 8.10, 8.11 and 8.12.

e)

All parking areas shall be located at the third lot layer.

f)

The required parking may be provided within ¼-mile of the site that it serves, subject to approval by variance.

g)

The vehicular entrance of a parking lot or garage on a frontage shall be no wider than 30 feet.

h)

Pedestrian entrances to all parking lots and parking structures shall be directly from a frontage line. Only underground parking structures may be entered by pedestrians directly from a principal building.

i)

A minimum of one bicycle rack place should be provided within the public or private frontage for every ten vehicular parking spaces.

j)

For buildings on secondary grids (S-Grids), parking lots may be allowed on the frontage by warrant (see sections 8.10, 8.11 and 8.12).

8.12.5

Architectural standards.

a)

Building wall materials may be combined on each facade only horizontally, with the heavier material below the lighter material.

b)

Streetscreens should be between 3.5 and eight feet in height and constructed of a material matching the adjacent building facade. The streetscreen may be replaced by a hedge or fence by warrant. Streetscreens shall have openings no larger than necessary to allow automobile and pedestrian access.

c)

All openings, including porches, galleries, arcades and windows, with the exception of storefronts, shall be square or vertical in proportion.

d)

Openings above the first story shall not exceed 50 percent of the total building wall area, with each facade being calculated independently.

e)

The facades on retail frontages shall be detailed as storefronts and glazed with clear glass no less than 70 percent of the sidewalk-level story.

f)

Doors and windows that operate as sliders are prohibited along frontages.

g)

Buildings may have flat roofs enclosed by parapets or sloped roofs. Pitched roofs shall be symmetrically sloped no less than 5:12, except that porches and attached sheds may be no less than 2:12.

h)

Flat roofs shall be enclosed by parapets a minimum of 42 inches high, or as required to conceal mechanical equipment to the satisfaction of the Cherokee County Board of Commissioners.

i)

The exterior finish materials on all facades shall be limited to stone, brick and/or stucco.

j)

Balconies, galleries and arcades shall be made of concrete, painted wood or metal.

k)

Streetscreens shall be located coplanar with the building facade line as shown in Table 16-d.

8.12.6

Environmental standards.

a)

The landscape installed shall consist primarily of durable species tolerant of soil compaction.

b)

Impermeable surface by building shall be confined to the ratio of lot coverage as shown in Table 14-f.

c)

To the extent not inconsistent with applicable local, state or federal law, management of storm water shall be primarily off-site through regional retention or detention facilities, as recommended and approved by the engineering department. There shall be no retention or detention required on the individual lot.

8.12.7

Landscape standards.

a)

A minimum of one tree to match the species of street trees on the public frontage shall be planted within the first layer for each 30 feet of frontage line as illustrated in Table 16-d.

b)

The first layer as shown in Table 16-d shall be landscaped or paved to match the fronting public frontage as shown in Table 4A.

c)

Trees shall be a species with shade canopies that, at maturity, begin higher than the top of the second story of buildings.

8.12.8

Signage standards.

a)

One address number no more than six inches measured vertically shall be attached to the building in proximity to the principal entrance or at a mailbox.

b)

Blade signs, not to exceed six square feet for each separate business entrance, may be attached perpendicular to the facade.

c)

A single external sign band may be applied to the facade of each building, providing that such sign not exceed three feet in height by any length.

d)

Signage shall be externally lit, except that signage within the shopfront glazing may be neon lit.

8.12.9

Ambient standards.

a)

Average lighting levels measured at the building frontage shall not exceed 5.0 fc (foot-candles).

b)

Streetlights shall be of a general type illustrated in Table 5. All streetlight fixtures shall be of full cut off design so that all light is directed down.

c)

Outdoor storage shall be screened from view from any frontage by a streetscreen in conformance with sections 8.10, 8.11 and 8.12.

8.12.10

Visitability standards.

a)

There shall be provided one zero-step entrance to each building from an accessible path at the front, side, or rear of each building.

b)

All first floor interior doors (including bathrooms) shall provide 32 inches of clear passage.

c)

There shall be a half or full bath provided on the first story of each building.

8.12.11

Neighborhood center summary table.

center summary

TABLE 3A: Vehicular lane dimensions. This table assigns lane widths to neighborhood zones. The design ADT (average daily traffic) is the determinant for each of these sections. The most typical assemblies are shown in Table 3B. Specific requirements for truck and transit bus routes and truck loading shall be decided by warrant.

DESIGN SPEED	TRAVEL LANE WIDTH	NE	NG	NCr
Below 20 mph	8 feet	■	□
20-25 mph	9 feet	■	■	□
25-35 mph	10 feet	■	■	■
25-35 mph	11 feet			■
Above 35 mph	12 feet			■
DESIGN SPEED	PARKING LANE WIDTH
20-25 mph	(Angle) 18 feet			■
20-25 mph	(Parallel) 7 feet		■
25-35 mph	(Parallel) 8 feet	■	■	■
Above 35 mph	(Parallel) 9 feet			■
DESIGN SPEED	EFFECTIVE TURNING RADIUS	(See Table 16b)
Below 20 mph	5-10 feet	■	■	■
20-25 mph	10-15 feet	■	■	■
25-35 mph	15-20 feet	■	■	■
Above 35 mph	20-30 feet			□
■ BY RIGHT
□ BY VARIANCE

 

TABLE 3B: Vehicular lane/parking assemblies. The projected design speeds determine the dimensions of the vehicular lanes and turning radii assembled to create thoroughfares.

lane/parking assemb

TABLE 3C: Thoroughfare assemblies. These thoroughfares are assembled from the elements that appear in Tables 3A and 3B and incorporate the public frontages of Table 4. The key gives the thoroughfare type followed by the right-of-way width, followed by the pavement width, and in some instances followed by specialized transportation capabiliity.

thoroughfare assemb

thoroughfare assemb-2

thoroughfare assemb-3

thoroughfare assemb-4

thoroughfare assemb-5

TABLE 4A: Public frontages—General The public frontage is the area between the private lot line and the edge of the vehicular lanes. Dimensions are given in Table 4B (Public frontages - specific)

table4a

Table 4B: Public frontages—Specific. This table assembles prescriptions and dimensions for the public frontage elements—curbs, walkways and planters — relative to specific thoroughfare types within neighborhood zones. Table 4B-a assembles all of the elements for the various street types. Locally appropriate planting species should be filled in to the calibrated Code.

table4b

TABLE 5: Public lighting. Lighting varies in brightness and also in the character of the fixture according to the transect. The table shows four common types. A listed set of streetlights corresponding to these types would be approved by the utility company and listed on the page.

table5

TABLE 6: Public planting. This table shows six common types of street tree shapes and their appropriateness within the neighborhood zones. The Cherokee County Arborist selects species appropriate for the bioregion.

table6

TABLE 7: Private frontages. The private frontage is the area between the building and the lot lines.

table7

TABLE 8: Building configuration. This table shows prescribed building heights for each neighborhood zone. The vertical extent of a building is measured by number of stories, not including a raised basement or an inhabited attic. Heights are measured from the average grade of the frontage line to the eave of a pitched roof or to the surface of a flat roof. The term "tower" here refers to an attached or detached addition to a building, not to an entire building.

table8

TABLE 9: Building type. This table approximates the location of the structure relative to the boundaries of each individual lot, establishing suitable basic building types for each neighborhood zone.

table9

TABLE 10: Specific function. This table expands the building function categories of Table 11 to delegate specific functions within neighborhood zones. Table 10 should be customized for local character and requirements.

RESIDENTIAL	NE	NG	NCr
Apartment Building		■	■
Town House (SF attached)		■	■
Duplex House		■	■
Sideyard House	■	■	■
Cottage	■	■
House (SF detached)	■	■
Accessory Unit	■	■	■
Live-Work Unit	■	■	■
OTHER FUNCTIONS
Lodging
Hotel (no room limit)			■
Inn (up to 12 rooms)		■	■
Inn (up to 5 rooms)	■	■	■
School Dormitory		■	■
Office
Office Building		■	■
Live-Work Unit	■	■	■
Medical and Dental Clinics / Offices		■	■
Professional and Business Offices		■	■
Retail
Retail Building	■	■	■
Restaurant	□	■	■
Gallery	□	■	■
Antique and Art Shops	□	■	■
Barber Shops, Beauty Shops, Spas, and Salons	□	■	■
Bicycle and Repair Shops	□	■	■
Books, Stationary, and Card Shops	□	■	■
Dry Cleaners / Laundries	□	■	■
Florists and Gift Shops	□	■	■
Coffee Houses	□	■	■
Jewelry Stores	□	■	■
Music Stores and News Shops	□	■	■
Banks, Credit Unions, and similar financial institutions			■
Drug Stores and Apothecary Shops			■
Restaurants, Retail Bakeries, and Cafes	□	■	■
Apparel Stores	□	■	■
Grocery, Fruit, Vegetables, and Meat Markets			■
Other Retail and Service Uses as may be determined by the Board of Commissioners to be compatible	□	■	■
Shoe Stores and Shoe Repair Shops	□	■	■
Gasoline Station / Convenience Store			□
Automotive Service Center (Oil Change / Lube, Tire Replacement / Repair, Car Wash, etc.)			□
CIVIC
Conference Center			■
Library		■	■
Live Theater Performances			■
Movie Theater			■
Outdoor Auditorium		□	■
College			□
High / Middle School			□
Trade School			□
Elementary School		■	■
Childcare Center	■	■	■
Fire Station	■	■	■
Police Station		■	■
Cemetery	□	□	□
Church	■	■	■
Funeral Home		■	■
Hospital			□
Medical Clinic			■
Institutional Living		□	□
ACCESSORY STRUCTURES OR BUILDINGS
Subdivision Rec. Areas Owned by HOA for the exclusive use of residents and guests	■	□	□
Structures / Buildings for the parking of one (1) unoccupied trailer, motor coach, or pleasure boat subject to provisions of this Ordinance	■	□
Other accessory structures that the Planning Commission finds are designed to serve primarily the residents of the TND, and are compatible to the design of the proposed development.	□	□	□
■ BY RIGHT
□ BY VARIANCE

 

TABLE 11: Building function—General. This table categorizes building functions within neighborhood zones. For greater precision describing the functions, see Table 10.

	NE	NG	NCr
a. RESIDENTIAL	Restricted Residential: The number of dwellings on each lot is restricted to one within a principal building and one within an ancillary building, with 2.0 parking places for each. Both dwellings shall be under single ownership. The habitable area of the ancillary dwelling shall not exceed 500 square feet.	Limited Residential: The number of dwellings on each lot is limited by the requirement of 1.5 parking places for each dwelling, a ratio which may be reduced according to the shared parking standards (See Table 10).	Open Residential: The number of dwellings on each lot is limited by the requirement of 1.5 parking places for each dwelling, a ratio which may be reduced according to the shared parking standards (See Table 10).
b. LODGING	Restricted Lodging: The number of bedrooms available on each lot for lodging is limited by the requirement of 1.0 assigned parking place for each bedroom, up to five, in addition to the parking requirement for the dwelling. Food service may be provided in the a.m.	Limited Lodging: The number of bedrooms available on each lot for lodging is limited by the requirement of 1.0 assigned parking place for each bedroom, up to 12, in addition to the parking requirement for the dwelling. Food service may be provided in the a.m. The maximum length of stay shall not exceed ten days.	Open Lodging: The number of bedrooms available on each lot for lodging is limited by the requirement of 1.0 assigned parking place for each bedroom. Food service may be provided at all times.
c. OFFICE	Restricted Office: The building area available for office use on each lot is restricted to the first story of the principal or the ancillary building and by the requirement of 3.0 assigned parking places per 1,000 square feet of net office space in addition to the parking requirement for each dwelling.	Limited Office: The building area available for office use on each lot is limited to the first story of the principal building and/or to the ancillary building, and by the requirement of 3.0 assigned parking places per 1,000 square feet of net office space in addition to the parking requirement for each dwelling.	Open Office: The building area available for office use on each lot is limited by the requirement of 2.0 assigned parking places per 1,000 square feet of net office space.
d. RETAIL	Restricted Retail: The building area available for retail use is restricted to one block corner location at the first story for each 300 dwelling units and by the requirement of 4.0 assigned parking places per 1,000 square feet of net retail space in addition to the parking requirement of each dwelling. This specific use shall be further limited to neighborhood store or food service seating of no more than 20.	Limited Retail: The building area available for retail use is limited to the first story of buildings at corner locations, not more than one per block, and by the requirement of 4.0 assigned parking places per 1,000 square feet of net retail space in addition to the parking requirement of each dwelling. The specific use shall be further limited to neighborhood store, or food service seating no more than 40.	Open Retail: The building area available for retail use is limited by the requirement of 3.0 assigned parking places per 1,000 square feet of net retail space.
e. CIVIC	See Table 10	See Table 10	See Table 10
f. OTHER	See Table 10	See Table 10	See Table 10

 

TABLE 12: Parking calculation. The required parking table summarizes the parking requirements of Table 11 for each site or, conversely, the amount of building allowed on each site given the parking available.

table12

table13

table14

table16

(Ord. No. 2006-Z-004, 5-2-06; Ord. No. 2007-Z-002, 8-7-07)