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Combined TA21-04 PB Staff ReportTA21-04 Staff Summary PB 11.4.2021 Page 1 of 6 STAFF SUMMARY OF TA21-04 TEXT AMENDMENT APPLICATION APPLICATION SUMMARY Case Number: TA21-04 Request: The intent of this amendment is to establish a new zoning district, the Riverfront Urban Mixed-Use Zoning (RUMXZ) district. Applicant: Subject Ordinance: Frank Pasquale on behalf of KFJ Development Group Unified Development Ordinance Subject Article(s) and Section(s): • Article 3: Zoning Districts o Section 3.3.2 Established Mixed Use Zoning Districts o Section 3.3.8 Riverfront Urban Mixed-Use Zoning (RUMXZ) • Article 4: Uses and Use Specific Standards o Table 4.2.1: Principal Use Table o Table 4.4.3 Accessory Use Table o Table 4.5.3: Temporary Use Table BACKGROUND The proposed amendment seeks to provide an additional tool for redevelopment of the Cape Fear and Northeast Cape Fear riverfront properties. The proposed district combines concepts from the existing Riverfront Mixed Use Planned Development Zoning (RFMU), Urban Mixed- Use Zoning (UMXZ) and Planned Development (PD) districts. The Riverfront Urban Mixed-Use Zoning (RUMXZ) district would be a Master Planned Development district, a type of conditional zoning district that includes a site-specific design (master plan), and mutually agreed upon conditions can be attached. Master plans for RUMXZ districts are intended to be in a “bubble” format that illustrate the general location and intensity of the land uses within the development. Mixed use developments must be constructed in accordance with the standards established in the approved master plan and must comply with all other applicable development regulations (stormwater, landscaping, roadways, parking, etc.). Compliance with the master plan and other applicable regulations is verified during the technical review of an engineer sealed development proposal. The applicant’s proposal includes a district size requirement between 5 and 10 acres; allows for a maximum by-right height of 240 feet; and accommodates a maximum density of 100 units per acre, when vertically integrated as part of a mixed-use building. Aside from dimensional standards, the district prescribes architectural and design elements, and promotes multi modal transportation options. Similar to the existing mixed use zoning districts, the proposed district would be established with a master plan of development, approved by the County Commissioners. TA21-04 Staff Summary PB 11.4.2021 Page 2 of 6 The portion of the unincorporated area that would qualify for this district has generally retained the initial 1970’s industrial zoning to date. However, to the east, across the Northeast Cape Fear River, lies the urban downtown core of the City of Wilmington, with primarily CBD, Central Business District zoning and generally higher intensity uses. In 2007, New Hanover County adopted a new zoning district, the Riverfront Mixed Use (RFMU) district, specifically to apply to properties along the west bank of the Cape Fear and Northeast Cape Fear Rivers. This staff-led amendment was a collaborative effort with the City of Wilmington and numerous stakeholder groups and was initiated in response to increasing interest in development along the west bank across from downtown Wilmington. Height standards and other regulations were established in order to reflect the development of downtown, take into account environmentally sensitive areas, and provide for quality development that would provide a community benefit. Specific requirements included provisions for a public Riverwalk, similar to the one on the east bank of the river. Since that time, this district has only been applied to one piece of property, and an RFMU-zoned development has never been completed. During the Unified Development Ordinance (UDO) Project process, staff reviewed the RFMU district and found that some of the regulations included in the district, such as the requirements regarding mix of uses, lot coverage, architectural features, and timeline for start of construction, may have reduced the likelihood that the district would be used. Staff made a decision to focus on the new Urban Mixed-Use Zoning (UMXZ) and Planned Development (PD) districts as alternatives to achieve similar high-quality developments in this area of the county. The proposed RUMXZ district combines several of the features of the RFMU and UMXZ districts. It is intended to apply for properties too small for PD zoning, which requires a minimum of 10 acres. The architectural standards would allow for more urban structures than currently allowed in RFMU and more residential density than allowed in either the RFMU or UMXZ districts. However, building heights are similar to those provided for in the current RFMU district. Dimensional differences for the unincorporated jurisdiction’s existing mixed-use districts and the applicant’s proposed RUMXZ are outlined in the chart below. TA21-04 Staff Summary PB 11.4.2021 Page 3 of 6 Dimensional Standards RFMU (Current NHC riverfront zoning district) PD (Current NHC mixed-use zoning district)) UMXZ (Current NHC mixed-use zoning district) RUMXZ (Proposed text amendment, pending review) District size N/A Minimum 10 acres Minimum 5 acres Minimum 5 acres N/A Maximum 10 acres Setback from residential Buildings < 50 feet, equal to building height adjacent to residential Established in MPD with a minimum 20-foot periphery setback for residential uses and 35 feet for industrial uses 35 feet for buildings < 35 feet in height adjacent to residential 35 feet for buildings < 35 feet in height adjacent to residential 50 feet for buildings > 50 feet adjacent to residential 45 feet for buildings > 35 feet in height adjacent to residential 45 feet for buildings > 35 feet in height adjacent to residential Street setback 16 feet Established in MPD 10 feet* 10 feet* Maximum height ** 150 feet, not including up to 60 feet for structured parking 40 feet 4 stories or 45 feet along arterial streets by right and 75 feet with a special use permit 240 feet, including structured parking Performance Bonus: Additional 30 feet in height allowed if dedication of private land area for public use is greater than the required 10% minimum 75 feet within the height restriction overlay area directly across from COW Historic District Maximum height does not apply for agricultural or industrial uses. 2 stories or 35 feet along residential and collector streets Maximum height for parcel located in the Urban Mixed Use, Community Mixed Use, or Employment Center place types 5 stories or 55 feet if structured parking is provided along arterial and collector streets Maximum hospitality density N/A N/A N/A 50 units/acre TA21-04 Staff Summary PB 11.4.2021 Page 4 of 6 Dimensional Standards RFMU (Current NHC riverfront zoning district) PD (Current NHC mixed-use zoning district)) UMXZ (Current NHC mixed-use zoning district) RUMXZ (Proposed text amendment, pending review) Maximum density Required mix of uses dictates density maximum Maximum density inside the Urban Mixed Use place type is established in the MPD. 15 units/acre for single- family residential units 50 units/acre Maximum density outside of the Urban Mixed Use place type is 17 units per acre. 25 units/acre for multifamily residential units 100 units/acre with vertical mixed-use buildings 36 units/acre for vertical mixed-use buildings Maximum lot coverage 50% N/A N/A N/A Minimum residential unit size 750 sq. ft. N/A N/A N/A ** There is currently a text amendment pending to establish the maximum height in mixed use districts with the master plan during the entitlement process. Given the proximity of the City limits to the Cape Fear and Northeast Cape Fear riverfront properties, it is appropriate to include and analyze the existing development pattern and zoning districts reflected along the east side of the river. Dimensional Standards CBD (Existing zoning district east of Cape Fear River) UMX (Existing zoning district utilized in the downtown core) District size N/A N/A inside the 1945 corporate limits 5 acres outside of 1945 corporate limits Setback from residential Buildings < 35 feet: 0 Buildings > 35 feet: 1:1 ratio 5 feet or the average front setback in the front no more than 10 feet; Side and rear setbacks require a minimum of 5 feet Street setback At least 50% of the building shall be setback 5 feet from property line. Remaining 50% subject to a maximum depth of 15% of height. Maximum of 10 feet TA21-04 Staff Summary PB 11.4.2021 Page 5 of 6 Dimensional Standards CBD (Existing zoning district east of Cape Fear River) UMX (Existing zoning district utilized in the downtown core) Maximum height CBD Height Map dictate minimum and maximum by right. (240 feet for the area north of Red Cross Street) 35 feet for buildings < 35 feet in height adjacent to residential 45 feet for buildings > 35 feet in height adjacent to residential Maximum hospitality density N/A N/A Maximum density N/A 15 units/acre for single- family residential units Maximum lot coverage N/A 25 units/acre for multifamily residential units Minimum residential unit size N/A No cap for vertical mixed-use buildings The vision for the development pattern provided for in the RFMU district was incorporated into the Comprehensive Plan, as the areas on the west bank across from downtown Wilmington were designated as an Urban Mixed Use place type, the land use classification with the most residential density and urban pattern outlined on the plan's Future Land Use Map. The proposed district does not provide a unique tool that is not currently offered in the County’s planning jurisdiction. Instead, the proposed district would provide for an updated version of the RFMU district, which was not modified during the UDO project. While the proposed height is not currently on the ground, the potential exists with the RFMU zoning district and the maximum density is consistent with the east side of the river. Further, the dimensional standards paired with the purpose statement of the district limit the riverfront properties that could apply for this mixed-use master plan district to those across from downtown areas where similar development intensity is permitted. PROPOSED AMENDMENT The applicant’s proposed text amendment is attached, with red italics indicative of staff’s suggested edits and commentary. STAFF RECOMMENDATION Staff recommends approval, with suggested edits, of the requested amendment and suggests the following motion: I move to recommend APPROVAL of the proposed amendment to the New Hanover County Unified Development Ordinance to establish the Riverfront Urban Mixed-Use Zoning (RUMXZ). I find it to be CONSISTENT with the purpose and intent of the 2016 Comprehensive Plan because it promotes a mixture of uses, where appropriate, in an effort to cluster development and minimize impacts on natural resources. I also find APPROVAL of the proposed amendment reasonable and in the public interest because it provides an additional tool for redevelopment of the Cape Fear and Northeast Cape Fear riverfront properties. TA21-04 Staff Summary PB 11.4.2021 Page 6 of 6 I move to recommend DENIAL of the proposed amendment to the New Hanover County Unified Development Ordinance to establish the Riverfront Urban Mixed-Use Zoning (RUMXZ). While I find it to be CONSISTENT with the purposes and intent of the Comprehensive Plan because it promotes a mixture of uses, where appropriate, in an effort to cluster development and minimize impacts on natural resources, I find DENIAL of the proposed amendment is reasonable and in the public interest because the proposal is not consistent with the desired character of the surrounding community and the density and height will adversely impact the adjacent properties. 3.3.2 ESTABLISHED MIXED USE ZONING DISTRICTS The mixed use districts established by this UDO are identified in Table 3.3.2 Established Mixed Use Zoning Districts. Table 3.3.2: Mixed Use Zoning Districts Category District Abbreviation Mixed Use Urban Mixed Use Zoning UMXZ Riverfront Mixed Use Planned Development RFMU Exceptional Design Planned Development EDZD General Planned Development PD Riverfront Urban Mixed-Use Zoning RUMXZ 3.3.4 3.3.8 RIVERFRONT URBAN MIXED-USE ZONING (RUMXZ) A. Purpose The Riverfront Urban Mixed-Use Zoning (RUMXZ) District is established to meet the following seven primary objectives in the areas of New Hanover County fronting the Cape Fear River or Cape Fear River Northeast extension in the proximity of the City of Wilmington and those intended for where urban or community scale mixed use development is envisioned: • To encourage the efficient mixed use development pattern envisioned in the Comprehensive Plan fronting the Cape Fear or Cape Fear Northeast Extension. The zone shall require that all river frontages be of a “living shoreline” as defined by the USACE, exception will only be allowed when approved for portage for a “river taxi/ferry” service. • Enhance and preserve environmentally sensitive areas along the river; • Protect public access to the river through the creation of quality public spaces. • Preserve cultural and natural resources. • Ensure quality design and a variety of built forms that result in a pedestrian scale that allows vistas to the east, City of Wilmington, and west from developed pedestrian walkways, bicycle paths, and Riverwalk. The zone must provide as a compelling skyline. • Promote and enhance transit options, particularly pedestrian and water-oriented transportation options. • Provide an opportunity for intensive development consistent with the urban form; Encourage a mix of uses that fosters a sense of community and create a destination for residents and visitors alike. The district regulations include design elements intended to enhance the urban form, increase neighborhood safety, through the adaptation of ncpc crime prevention through environmental design (CPTED) recommendations, and add flexibility for small lot development. Integrated mix of uses on development sites and within individual buildings is encouraged along the riverfront of the Cape Fear and Northeast Cape Fear Northeast Extension Rivers. RUMXZ zoning is intended to promote mixed-use developments on sites large enough to create a mix of uses in the current Industrial Zoned areas along the Riverfront of the Cape Fear and Northeast Cape Fear Northeast Rivers in accordance with the NHC Comprehensive Future Use Master Plan. Typically, these developments will include creative development and redevelopment solutions. B. Concept C. Use Standards Allowed uses and use-specific standards for principal, accessory, and temporary uses are established in Article 4, Uses and Use Specific Standards. All RUMXZ projects shall include a mix of both residential and nonresidential uses. D. District Dimensional Standards Standard All Uses Minimum district size (acres) Maximum district size(acres) 5 10 Setbacks Minimum distance from single family residential zoning districts 35 feet for buildings ≤ 35 feet in height 45 feet for buildings > 35 feet in height 1 Maximum distance from any street (feet) 10* Maximum height along arterial streets(including structured parking) 240 feet by-right Maximum height along residential & collector streets 240 feet Maximum height along arterial & collector streets 240 feet Maximum Hospitality dwelling density (dwelling units/acre) 50 Minimum multi-family residential density (dwelling units/acre) 50 Maximum vertically integrated mixed- use building density (dwelling and hospitality units/acre)** 100 *Front setbacks are not required along alleyways; TRC may waive strict adherence to requirement where an existing easement or significant natural feature exists. ** Hospitality units include units that may be used for either residential or Hotel/Motel purposes. E. Reference to Other Standards 1. Utility and Equipment Screening a. HVAC equipment, air conditioning window units, and other electrical equipment, and fire escapes shall not be located on facades with street frontage. All such equipment shall be placed in the interior yards or inset into the roof pitch, or behind a parapet wall in the case of a flat roof, of the building and screened from the right-of-way. b. Utility meters, transformers, and fixed trash disposal receptacles that cannot be located out of sign shall be screened from the public right- of-way by plantings or opaque fencing. c. The TRC may approve alterations to these standards in cases where they cannot be met due to design consideration of the structure and the intent of visual minimization of the feature is otherwise addressed. 2. Site Lighting All site lighting shall be located, angled, shielded, and/or limited in intensity to cast no direct light upon adjacent properties, shall minimize off-site backlighting glare, and up-lighting. Light posts shall be no taller than 20 feet. The TRC may approve alterations to these standards in cases where they cannot be met due to design consideration. 3. Parking and Driveway Requirements a. Parking shall be provided in accordance with the requirements of Section 5.1: Parking and Loading, though shared parking may be allowed upon submittal of a parking study showing how parking as provided will be sufficient for permitted uses in accordance with Section 5.1.3. b. Surface parking shall be located to the side, rear or below buildings or in the interior of a block and shall be prohibited in front of buildings. Surface parking shall not be located along rights-of-way, except for alleys. The TRC may approve alterations to this standard in cases where locating parking to the side or rear is limited by existing site features, such as trees, or when this requirement is not consistent with the existing frontage pattern along the roadway. c. Surface parking lots visible from the public right-of-way shall be screened by permanent walks, shrubbery, or hedges at least 3 feet in height. If hedges or shrubbery are used, they shall be at 3 feet in height at the time of planting and shall be maintained at 3-5 feet in height at all times. d. Parking shall be accessed via alleyways wherever possible. e. The design of all above-grade parking structures shall relate to the context of the area. Exterior walls of parking structures shall be designed with materials, colors, and architectural articulation in a manner that provides a visual compatibility with adjacent buildings and environment. All above-grade parking structures shall be screened by shrubbery or hedges at 4’ to 6’ in height. f. Pervious pavement materials, vegetated bio-infiltration parking lot islands, or infiltration systems shall be used to minimize pollutant run- off from surface parking areas to the extent that soil permeability, depth to groundwater, or site constraints allow. 4. Multi-Modal Transportation Opportunities a. Pedestrian circulation shall be clearly defined with paving, materials, and/or landscaping and shall connect all uses. Sidewalks and crosswalks shall be provided within new developments as necessary. b. Bicycle and/or pedestrian connectivity to adjacent development or existing or funded bicycle and pedestrian facilities. c. Where no sidewalks currently exist, sidewalks shall be installed within the right-of-way between the property line and the back of the curb. Sidewalk width shall be a minimum of 6 feet along arterial streets and 5 feet along residential/collector streets and may be reduced on internal private streets with TRC approval when context design constraints dictate or when project intensity and/or density indicate that 6 feet sidewalks will be sufficient to accommodate pedestrian traffic. d. Sidewalks may be limited to a single side of rights-of-way or private streets or sidewalk width may be reduced when right-of-way or private street abuts streams, ponds, or wetlands or when contextual design constraints dictate, as determined by the TRC. e. An internal grid street pattern is required. Block faces within the grid pattern shall not exceed 400 feet in length. The grid pattern may be supplemented with alleys. The TRC may waive strict adherence to the grid pattern when sites are constrained by topography, including wetlands, ponds, or other natural features, and where connections to arterial streets and connections and relationships to adjacent sites require flexibility. f. A River Walk shall run in length a minimum of 90% of the river edge. The specific deign and route shall be developed in conjunction with the TRC, CAMA and USACE. The Riverwalk may combine raised and site surface areas to provide a tasteful unique overall design impact. River observation platforms shall be integrated throughout the walk as available but at a minimum a river platform shall be included at the start and end of each unconnected section of the Riverwalk. Wherever possible Riverwalk’s of independent properties shall be connected to provide s contiguous overall design concept. 5. Street Trees Street tree plantings in below-grade planters or planting strips shall be included at the rate of one tree per 30 feet of frontage in all private rights- of-way and in public rights-of-way upon approval by NCDOT. The TRC may waive strict adherence to this requirement if an alley is utilized along all or portions of the street frontage. 6. Buffers and Streetyards All development within the RUMXZ district may be exempted from required buffers and streetyard requirements, as approved by the TRC when contextual design constraints dictate or when other design and/or landscaping features of the development serve to meet the needs of buffering and/or streetyard requirements. A minimum buffer of at least 20 feet in width is required adjacent to single-family residential zoning districts. Bufferyard and streetyard requirements will be established as part of the Master Development Plan approval. 7. Trash Containment Screening a. Trash containment areas shall be located within a building where possible. b. If trash containment, including areas for holding recycling, cannot be accommodated within a building, it shall be placed on the rear or side of the building and shall be completely enclosed and screened from view of public rights-of-way with an opaque fence or wall and/or plant materials, as approved by the TRC. The enclosure shall be at least one foot taller than the highest point of the trash receptacle. Chain link and exposed concrete blocks are prohibited. 8. Fences and Walls Open wire fencing, including chain link, hurricane fencing, and barbed wire, is prohibited. No Fencing shall be permitted in front yards, all other fence heights may not exceed 4 feet. 9. Building Design It is the intent that a commonality of exterior design for all sites within the scope of the RUMXZ and its adjacent lands be complementary in design philosophy to develop a unified vista or skyline. a. Primary building entrances should be clearly distinctive from other entrances. Primary building entrances shall be oriented toward sidewalks along primary street frontages. b. Large expanses of flat, unadorned walls are prohibited. Façades shall incorporate architectural details, particularly at the pedestrian level. Building façades along rights-of-way shall incorporate periodic transitions across the façade. Building façades exceeding 30 feet in width along rights-of-way shall be divided into distinct areas utilizing methods including, but not limited to, façade offsets, pilasters, changes in materials, or fenestration. c. New buildings shall front onto sidewalks to reinforce pedestrian activity along streets and pedestrian ways. Exterior burglar bars, fixed “riot shutters,” or similar security devices shall not be visible from the public right-of-way or riverwalk. d. Exterior building materials for all new nonresidential or multifamily structures shall be of quality finish materials. Structural metal panels or unparged or non-architectural, non-decorative concrete block shall be prohibited on façades visible from the public right-of-way or riverwalk. Finish materials shall include: Smooth exterior reflective energy rated glass rain screen systems: complementary metal cross braces or mullions, all non-porous products shall be energy rated. All exterior finish material must communicate the design philosophy of energy efficiency in a clean and modern compliment to the basic main building design. All fit and finish is to be compatible with energy star design standards. Colors are allowed but limited to those which compliment the basic main building skins. E. Reference to Other Standards Article 2: Measurements and Definitions Section 5.8 Open Space Requirements Section 5.1 Parking and Loading Section 5.9 Fire Hydrants Section 5.2 Traffic, Access, and Connectivity Section 5.10 Airport Height Restriction Section 5.3 Tree Retention Article 6: Subdivision Design and Improvement Section 5.4 Landscaping and Buffering Article 7: Stormwater Management Section 5.5 Exterior Lighting Article 8: Erosion and Sedimentation Control Section 5.6 Signs Article 9: Flood Damage Prevention Section 5.7 Conservation Resources Article 11: Nonconforming Situations 3.3.2 ESTABLISHED MIXED USE ZONING DISTRICTS The mixed use districts established by this UDO are identified in Table 3.3.2 Established Mixed Use Zoning Districts. Table 3.3.2: Mixed Use Zoning Districts Category District Abbreviation Mixed Use Urban Mixed Use Zoning UMXZ Riverfront Mixed Use Planned Development RFMU Exceptional Design Planned Development EDZD General Planned Development PD Riverfront Urban Mixed-Use Zoning RUMXZ 3.3.4 3.3.8 RIVERFRONT URBAN MIXED-USE ZONING (RUMXZ) A. Purpose The Riverfront Urban Mixed-Use Zoning (RUMXZ) District is established to meet the following seven primary objectives in the areas of New Hanover County fronting the Cape Fear River or Cape Fear River Northeast extension in the proximity of the City of Wilmington and those intended for where urban or community scale mixed use development is envisioned: • To encourage the efficient mixed use development pattern envisioned in the Comprehensive Plan fronting the Cape Fear or Cape Fear Northeast Extension. The zone shall require that all river frontages be of a “living shoreline” as defined by the USACE, exception will only be allowed when approved for portage for a “river taxi/ferry” service. • Enhance and preserve environmentally sensitive areas along the river; • Protect public access to the river through the creation of quality public spaces. • Preserve cultural and natural resources. • Ensure quality design and a variety of built forms that result in a pedestrian scale that allows vistas to the east, City of Wilmington, and west from developed pedestrian walkways, bicycle paths, and Riverwalk. The zone must provide as a compelling skyline. • Promote and enhance transit options, particularly pedestrian and water-oriented transportation options. • Provide an opportunity for intensive development consistent with the urban form; Encourage a mix of uses that fosters a sense of community and create a destination for residents and visitors alike. The district regulations include design elements intended to enhance the urban form, increase neighborhood safety, through the adaptation of ncpc crime prevention through environmental design (CPTED) recommendations, and add flexibility for small lot development. Integrated mix of uses on development sites and within individual buildings is encouraged along the riverfront of the Cape Fear and Northeast Cape Fear Northeast Extension Rivers. RUMXZ zoning is intended to promote mixed-use developments on sites large enough to create a mix of uses in the current Industrial Zoned areas along the Riverfront of the Cape Fear and Northeast Cape Fear Northeast Rivers in accordance with the NHC Comprehensive Future Use Master Plan. Typically, these developments will include creative development and redevelopment solutions. B. Concept C. Use Standards Allowed uses and use-specific standards for principal, accessory, and temporary uses are established in Article 4, Uses and Use Specific Standards. All RUMXZ projects shall include a mix of both residential and nonresidential uses. D. District Dimensional Standards Standard All Uses Minimum district size (acres) Maximum district size(acres) 5 10 Setbacks Minimum distance from single family residential zoning districts 35 feet for buildings ≤ 35 feet in height 45 feet for buildings > 35 feet in height 1 Maximum distance from any street (feet) 10* Maximum height along arterial streets(including structured parking) 240 feet by-right Maximum height along residential & collector streets 240 feet Maximum height along arterial & collector streets 240 feet Maximum Hospitality dwelling density (dwelling units/acre) 50 Minimum multi-family residential density (dwelling units/acre) 50 Maximum vertically integrated mixed- use building density (dwelling and hospitality units/acre)** 100 *Front setbacks are not required along alleyways; TRC may waive strict adherence to requirement where an existing easement or significant natural feature exists. ** Hospitality units include units that may be used for either residential or Hotel/Motel purposes. E. Reference to Other Standards 1. Utility and Equipment Screening a. HVAC equipment, air conditioning window units, and other electrical equipment, and fire escapes shall not be located on facades with street frontage. All such equipment shall be placed in the interior yards or inset into the roof pitch, or behind a parapet wall in the case of a flat roof, of the building and screened from the right-of-way. b. Utility meters, transformers, and fixed trash disposal receptacles that cannot be located out of sign shall be screened from the public right- of-way by plantings or opaque fencing. c. The TRC may approve alterations to these standards in cases where they cannot be met due to design consideration of the structure and the intent of visual minimization of the feature is otherwise addressed. 2. Site Lighting All site lighting shall be located, angled, shielded, and/or limited in intensity to cast no direct light upon adjacent properties, shall minimize off-site backlighting glare, and up-lighting. Light posts shall be no taller than 20 feet. The TRC may approve alterations to these standards in cases where they cannot be met due to design consideration. 3. Parking and Driveway Requirements a. Parking shall be provided in accordance with the requirements of Section 5.1: Parking and Loading, though shared parking may be allowed upon submittal of a parking study showing how parking as provided will be sufficient for permitted uses in accordance with Section 5.1.3. b. Surface parking shall be located to the side, rear or below buildings or in the interior of a block and shall be prohibited in front of buildings. Surface parking shall not be located along rights-of-way, except for alleys. The TRC may approve alterations to this standard in cases where locating parking to the side or rear is limited by existing site features, such as trees, or when this requirement is not consistent with the existing frontage pattern along the roadway. c. Surface parking lots visible from the public right-of-way shall be screened by permanent walks, shrubbery, or hedges at least 3 feet in height. If hedges or shrubbery are used, they shall be at 3 feet in height at the time of planting and shall be maintained at 3-5 feet in height at all times. d. Parking shall be accessed via alleyways wherever possible. e. The design of all above-grade parking structures shall relate to the context of the area. Exterior walls of parking structures shall be designed with materials, colors, and architectural articulation in a manner that provides a visual compatibility with adjacent buildings and environment. All above-grade parking structures shall be screened by shrubbery or hedges at 4’ to 6’ in height. f. Pervious pavement materials, vegetated bio-infiltration parking lot islands, or infiltration systems shall be used to minimize pollutant run- off from surface parking areas to the extent that soil permeability, depth to groundwater, or site constraints allow. 4. Multi-Modal Transportation Opportunities a. Pedestrian circulation shall be clearly defined with paving, materials, and/or landscaping and shall connect all uses. Sidewalks and crosswalks shall be provided within new developments as necessary. b. Bicycle and/or pedestrian connectivity to adjacent development or existing or funded bicycle and pedestrian facilities. c. Where no sidewalks currently exist, sidewalks shall be installed within the right-of-way between the property line and the back of the curb. Sidewalk width shall be a minimum of 6 feet along arterial streets and 5 feet along residential/collector streets and may be reduced on internal private streets with TRC approval when context design constraints dictate or when project intensity and/or density indicate that 6 feet sidewalks will be sufficient to accommodate pedestrian traffic. d. Sidewalks may be limited to a single side of rights-of-way or private streets or sidewalk width may be reduced when right-of-way or private street abuts streams, ponds, or wetlands or when contextual design constraints dictate, as determined by the TRC. e. An internal grid street pattern is required. Block faces within the grid pattern shall not exceed 400 feet in length. The grid pattern may be supplemented with alleys. The TRC may waive strict adherence to the grid pattern when sites are constrained by topography, including wetlands, ponds, or other natural features, and where connections to arterial streets and connections and relationships to adjacent sites require flexibility. f. A River Walk shall run in length a minimum of 90% of the river edge. The specific deign and route shall be developed in conjunction with the TRC, CAMA and USACE. The Riverwalk may combine raised and site surface areas to provide a tasteful unique overall design impact. River observation platforms shall be integrated throughout the walk as available but at a minimum a river platform shall be included at the start and end of each unconnected section of the Riverwalk. Wherever possible Riverwalk’s of independent properties shall be connected to provide s contiguous overall design concept. 5. Street Trees Street tree plantings in below-grade planters or planting strips shall be included at the rate of one tree per 30 feet of frontage in all private rights- of-way and in public rights-of-way upon approval by NCDOT. The TRC may waive strict adherence to this requirement if an alley is utilized along all or portions of the street frontage. 6. Buffers and Streetyards All development within the RUMXZ district may be exempted from required buffers and streetyard requirements, as approved by the TRC when contextual design constraints dictate or when other design and/or landscaping features of the development serve to meet the needs of buffering and/or streetyard requirements. A minimum buffer of at least 20 feet in width is required adjacent to single-family residential zoning districts. Bufferyard and streetyard requirements will be established as part of the Master Development Plan approval. 7. Trash Containment Screening a. Trash containment areas shall be located within a building where possible. b. If trash containment, including areas for holding recycling, cannot be accommodated within a building, it shall be placed on the rear or side of the building and shall be completely enclosed and screened from view of public rights-of-way with an opaque fence or wall and/or plant materials, as approved by the TRC. The enclosure shall be at least one foot taller than the highest point of the trash receptacle. Chain link and exposed concrete blocks are prohibited. 8. Fences and Walls Open wire fencing, including chain link, hurricane fencing, and barbed wire, is prohibited. No Fencing shall be permitted in front yards, all other fence heights may not exceed 4 feet. 9. Building Design It is the intent that a commonality of exterior design for all sites within the scope of the RUMXZ and its adjacent lands be complementary in design philosophy to develop a unified vista or skyline. a. Primary building entrances should be clearly distinctive from other entrances. Primary building entrances shall be oriented toward sidewalks along primary street frontages. b. Large expanses of flat, unadorned walls are prohibited. Façades shall incorporate architectural details, particularly at the pedestrian level. Building façades along rights-of-way shall incorporate periodic transitions across the façade. Building façades exceeding 30 feet in width along rights-of-way shall be divided into distinct areas utilizing methods including, but not limited to, façade offsets, pilasters, changes in materials, or fenestration. c. New buildings shall front onto sidewalks to reinforce pedestrian activity along streets and pedestrian ways. Exterior burglar bars, fixed “riot shutters,” or similar security devices shall not be visible from the public right-of-way or riverwalk. d. Exterior building materials for all new nonresidential or multifamily structures shall be of quality finish materials. Structural metal panels or unparged or non-architectural, non-decorative concrete block shall be prohibited on façades visible from the public right-of-way or riverwalk. Finish materials shall include: Smooth exterior reflective energy rated glass rain screen systems: complementary metal cross braces or mullions, all non-porous products shall be energy rated. All exterior finish material must communicate the design philosophy of energy efficiency in a clean and modern compliment to the basic main building design. All fit and finish is to be compatible with energy star design standards. Colors are allowed but limited to those which compliment the basic main building skins. E. Reference to Other Standards Article 2: Measurements and Definitions Section 5.8 Open Space Requirements Section 5.1 Parking and Loading Section 5.9 Fire Hydrants Section 5.2 Traffic, Access, and Connectivity Section 5.10 Airport Height Restriction Section 5.3 Tree Retention Article 6: Subdivision Design and Improvement Section 5.4 Landscaping and Buffering Article 7: Stormwater Management Section 5.5 Exterior Lighting Article 8: Erosion and Sedimentation Control Section 5.6 Signs Article 9: Flood Damage Prevention Section 5.7 Conservation Resources Article 11: Nonconforming Situations