Urban Design Overlay

Transcription

1 Urban Design Overlay City of Elko, Nevada Final Draft for Review June 8, 2015

2 A: PURPOSE AND INTENT 1. PURPOSE The Urban Design Overlay (UDO) provides a design standard framework for building and site design primarily within the Central Business District (CBD) and Urban Mix District (UMD) of the Downtown Redevelopment Area (RDA) as defined within the Elko Downtown Vision. The standards in the UDO are an evolution of previous visioning efforts and design guidelines captured within the Elko General Plan and Elko Downtown Vision. The UDO framework and design standards are in coherence with the guiding language of these existing documents. 2. INTENT The downtown of Elko is in transition. Property in the area may develop concurrently or in sequence, by one developer or multiple developers. Coherence in the quality of the urban form of the CBD relies on the language within this UDO code. The UDO is structured to embrace the urban form details of Elko s existing context while establishing the RDA in its own time frame. One look or style is not the intent of the UDO. The standards allow development projects to contribute to the evolution of the area s design history with a variety of styles and materials. The standards also maintain cohesion in urban form quality by defining and regulating certain design elements. This technique allows individual buildings and developments to collectively enhance and shape a vibrant public realm for downtown Elko. Image 1: The historic context of downtown Elko provides a framework for the urban design of future development. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

3 B: USE AND ADMINISTRATION 1. USE The standards are written to provide architects, engineers, design professionals, contractors, and city staff and boards with a cohesive direction for building and site design in the downtown district. These standards regulate design on parcels from the back of sidewalk lot line. The UDO is designed to help developers and building owners understand the relationship between the street and their own lots and buildings. The standards strive for the minimum level of control necessary to meet this objective. 2. BOUNDARY The boundary of the UDO is concurrent with the boundary of the downtown CBD and UMD areas. The CBD is bounded by 2 nd Street, Court Street, 12 th Street, and the alleyway between Silver Street and River Street. The UMD is bounded by 2 nd Street, the alleyway between Silver Street and River Street, 9 th Street, and Water Street. 3. COMPLIANCE Compliance with the standards within the UDO is required as follows: a. Development of a vacant parcel or combination of parcels. b. Redevelopment of a parcel or combination of parcels. c. Construction of a new structure on a lot with multiple structures, regardless of square footage, if the structure is to be visible from the public right of way. d. Any expansion constructed on the structure that is fronting on a public right of way. e. The value of one or more building permits is equal or greater than 25 percent of the total value of all improvements on the parcel(s). f. Exterior façade improvements that front the public right of way shall meet the standards of the UDO section(s) that apply to the type of improvements made, and shall not bring the structure out of compliance in other sections. (e.g. If a façade improvement is limited to a material change, the improvements must meet the Building Materials standards in Section E.5. only. It would not require adding additional windows or entryways if these aspects of the current structure are not in compliance with the UDO standards. However, the material change improvement may not make the façade less compliant with the UDO by covering windows.) g. Base standards not varied by the standards of the UDO are still applicable to all parcels within the UDO boundary. 4. MODIFICATIONS Modifications to the design standards of the UDO may be allowed as follows: a. Physical Constraints. Variances may be granted for sites with unique physical circumstances that would make compliance unreasonable, but only if the exception is consistent with the intent of the original design standard. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

4 b. Design. Variations to standards may be approved if variations are part of an equivalent or better design that meets the purpose, intent, and goals of the UDO and the standard(s) varied. 5. EXCLUSIONS Exclusions from the standards of the UDO are as follows: a. The design standards do not apply to detached single family residential or industrial uses that are permitted within the boundaries of the UDO, unless design standards are otherwise specified in Section C.3. b. The standards do not apply to interior-only tenant improvements as long as the improvements do not make the structure less in compliance with the UDO (e.g. fenestration). 6. ADMINISTRATION The city planner is responsible for reviewing architectural and site plans for compliance with the UDO and to provide design guidance when necessary. The city planner is charged with interpreting and administering the urban design and architectural standards contained within the UDO. 7. REVIEW PROCESS The review of building and site plans will ensure they make both economic and architectural/urban design sense for the downtown redevelopment area of Elko and its short and long-term objectives. As part of the review process, the city will work with the developer and/or designer to show how the design standards will satisfy their site needs and other requirements. Recommendations regarding compliance with the UDO code will be forwarded prior to consideration of the final development plan and/or modifications. The city planner will ensure compliance using a UDO checklist before issuance of building permits. 8. CONSISTENCY The standards within the UDO are consistent with the recommendations of the General Plan, Redevelopment Plan, and Downtown Vision documents. The language of these documents will still guide the general direction of development within the downtown RDA. If any differences in language occur regarding building design, the standards found within the UDO will take precedence. 9. UPDATES City of Elko planning staff will monitor these design standards and recommend updates as needed that reflect new developments in building code requirements, manufacturing techniques, and design trends. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

5 C: URBAN DESIGN GOALS AND FOCUS AREAS 1. GOALS The overall goal for the UDO is to emphasize the quality of the public realm and the places created and framed by welldesigned buildings. Additional goals include the following: a. Visually orient residents and visitors to the RDA of downtown Elko with an overall coherence in urban design. b. Provide a design framework that establishes consistent quality of urban form from project to project. c. Allow each building to follow its own individual design, yet be compatible with the surrounding urban form, both contemporary and historic. d. Facilitate the approval process of projects. e. Protect the value of all parcels within the downtown redevelopment area. f. Create welcoming and engaging storefronts that address and enhance the public space, downtown parking corridor, and pedestrian pathways and sidewalks. g. Build a cohesive street frontage, with buildings composing a continuous street façade interrupted only by windows, stoops, balconies, storefronts, or architectural detailing. 2. FOCUS AREAS The UDO code focuses on the visual aspects of development, such as building height and the massing, design of the public facing façade, the relationship between the buildings and their collective relationship to the street and public spaces, including alleyways. This focus on the urban design of the buildings recognizes that uses will change over time while buildings and their design elements endure through multiple use cycles. The UDO code is comprised of both building envelope standards and architectural standards. a. Building envelope standards establish the design parameters for: i. Building siting ii. Building massing and form iii. Building height iv. Street frontages of lots b. Architectural standards establish the design parameters for: i. Building materials ii. Architectural details Image 2: Individual, yet compatible design is a goal of the Urban Design Overlay. Image 3: A cohesive street frontage functions as a basis for a quality public realm. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

6 iii. Fenestration (windows and doors) iv. Rooflines v. Building elements, such as awnings and balconies vi. Screening of mechanical equipment vii. Lighting viii. Signage 3. BUILDING TYPES For some sections of the above standards, variations are specified for the following primary building types within the UDO boundaries: a. Commercial and/or Mixed-use buildings. A mixed-use building will fall under the standards for this building type if the ground floor use of the building is designed for a non-residential use. For an industrial building that includes a commercial component, the commercial portion of the building will fall under these standards. b. Residential. This building type includes attached and/or multi-family residential buildings. If a detached, single-family residential structure has/is converted to a non-residential use, it will fall under these standards. Image 4: Building types may be commercial, mixeduse, or attached residential. Image 5: The UDO focuses on both building envelope standards and architectural details. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

7 D: BUILDING ENVELOPE STANDARDS 1. PURPOSE The massing, form, and siting of buildings form the space of a street or corridor. The purpose of this section is to ensure that buildings within the RDA in general, and the CBD and UMD specifically, collectively create an urban form that establishes an active and safe street. 4. EXCEPTIONS Equivalent or better practices that meet the intent of the UDO may be submitted for review and approval as outlined in section B. 2. INTENT The standards within this section rely on urban design best practices to define the proportions of urban form elements without dictating an aesthetic style of building. 3. APPLICABILITY The building envelope standards are intended to address the primary public rights of way of the parcel. If a parcel is oriented to an alley rather than a street, the alley shall be considered the street, and standards for the front, street-facing façade shall apply. As alleys are also public rights of way, the standards are intended to help make these safe and active spaces. Image 6: A range of aesthetic styles is allowed, while the standards focus on urban form. Image 7: The purpose of the building envelope standards is to collectively create an active and safe urban form. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

8 5. BUILDING SITING a. Commercial and Mixed-use Buildings i. The front, street-facing façade of the building must be located between 0 and 5 feet from the back of the sidewalk (front property line). This defines the build-to-zone. ii. A minimum of 75% of the streetfacing façade must be built within the build to zone of 0 to 5 feet. iii. Buildings on corner lots must address both the primary and secondary streets using the standards above. The build to zone on the secondary street may be extended back to 15 feet only if the setback is used for an active use related to the building, such as outdoor dining. b. Residential Buildings i. The front, street-facing façade of the building must be located between 0 and 10 feet from the back of the sidewalk (property line). ii. A minimum of 60% of the streetfacing façade must be built within the build to zone of 0 to 10 feet. iii. Buildings on corner lots must address both the primary and secondary streets using the standards above. The build to zone on the secondary street may be extended back to 15 feet only if the setback is used for an active use related to the building, such as patio space. c. Side and rear setbacks i. Side or rear setbacks are not required, except those otherwise required in Elko code for legal, non-conforming uses. ii. Ingress/egress requirements must be met via front and back walls to anticipate adjacent development with zero side setbacks. iii. If a side setback is provided, it must be a minimum of 8 feet to allow for safe pedestrian circulation. Figure 1: Commercial and Mixed-Use Setbacks Figure 2: Residential Setbacks CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

9 d. Parking i. Side lot parking must be located at least 20 feet back from the street and 10 feet back from back of sidewalk. Parking must be screened with one of the street frontage options described in section D-8b of this UDO code. 6. BUILDING MASSING a. Massing will consist of building configurations that follow the pattern of existing development in the CBD and UMD, which is mainly comprised of smaller structures on individual lots. i. No street-facing façade may extend beyond 300 feet in width, unless the building is for a special civic use, such as a library, courthouse, or museum. ii. For residential townhome projects, a maximum of 6 units shall be contiguous as a single building/structure, which shall not extend beyond 200 feet in total width. If a project has multiple structures (e.g. two buildings that each contain 6 townhome units), a minimum 10-foot, maximum 30- foot gap must be provided between buildings for use as a pedestrian walkway or courtyard. b. Lot width minimums: i. For commercial and mixed-use buildings, lot width must be a minimum of 15 feet. ii. For residential buildings, lot width must be a minimum of 18 feet. Image 8: Space between townhomes can be used for pedestrian walkways and/or courtyards. Figure 4: Width of Street-facing Facades Figure 3: Side-lot Parking Setbacks Figure 5: Width of Residential Townhomes CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

10 7. BUILDING HEIGHT a. Minimum height is two stories above grade and 26 feet for all interior lots. b. Minimum height is three stories above grade and 40 feet for all corner lots. c. Maximum height is four stories above grade and/or 60 feet. d. Upper story step backs: The upper story/stories may be stepped back from the primary building façade, or built as an attic level with dormers (for residential/mixed use buildings). i. Step backs of the second story may be a maximum of 20 feet in depth. ii. If step backs are intended for space useable by building occupants (rather than as an architectural detail), the following standards apply: 1. Step backs for flat roof buildings must be a minimum of 10 feet in depth. Step back areas may be used for quasipublic space and/or as an amenity for building occupants (patio space, raised bed gardens, etc.) e. Ground floor elevation: i. Commercial and mixed-use buildings: The ground floor elevation of buildings may be a maximum of 18 inches above the fronting sidewalk elevation and provide for ADA access from the sidewalk as required by the Uniform Building Code. ii. Residential buildings: The ground floor elevation may be a maximum of 60 inches above the fronting sidewalk elevation, with provisions made for ADA access from the sidewalk as required by the Uniform Building Code. Figure 6: Min/Max Building Heights Figure 7: Step backs of Upper Levels Figure 8: Commercial ground floor height CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

11 f. Floor to ceiling height: i. Commercial and mixed-use buildings must have a minimum floor to ceiling clear height (floor to finished ceiling) of 12 feet on the ground floor for at least 80% of the street-facing façade. Upper levels shall have a minimum clear height of 9 feet. ii. iii. Residential buildings must have a minimum floor to ceiling clear height of 10 feet on the ground floor for at least 75% of the streetfacing façade. Upper levels shall have a minimum clear height of 9 feet. This is intended to support flexibility and/or change of use over time. Ceiling height is determined by the finished ceiling. If mechanical ductwork is left exposed ceiling height may be determined by the bottom of the ceiling rafters; however, ductwork may not exceed 40% of the ceiling footprint. 8. STREET FRONTAGE OF LOTS Figure 9: Residential ground floor height Figure 10: Ground floor height a. Fencing for buildings: Fencing is allowed if there is a front setback (as specified in section D-5). i. Fencing in the front setback may not exceed 40 inches in height. ii. Fencing must be located within the first 5 feet behind the sidewalk (front property line). iii. Chain link, barbed wire, razor wire, and/or privacy fencing are not allowed. b. Screening: Subject to the requirements set forth below, screening must be used for the street frontage of a lot s side yard if the space is utilized for parking, mechanical equipment or refuse storage. Screening is not required for side yards that are landscaped. Screening may be achieved through the use of street walls, fencing, or landscaping, or any combination of these. These standards do not apply to rear spaces behind buildings that are not visible from the public right of way. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

12 i. The space adjacent to a structure (side yard) shall be screened from the public right of way and sidewalk utilizing street walls, fencing, or landscaping. ii. The screening is to be placed within the front build-to-zone of a lot. iii. Visibility must be retained through the screening if it exceeds three feet in height. c. Street walls for screening 1. Street walls must be a minimum of seating height, which is two feet. 2. Street walls may be a maximum height of six feet. 3. Blank walls over three feet in height are not allowed. 4. Street walls higher than three feet must have visual openings of at least four square feet, located a minimum of every 10 feet to avoid blank walls and concerns associated with safety and lack of activity. d. Fencing for screening i. Materials for fencing shall be metal wrought iron, welded steel and/or aluminum. Chain link, barbed wire, razor wire, and/or privacy fencing are not allowed. ii. Fencing may not exceed six feet in height for street-facing areas and eight feet for alley-facing areas. iii. A combination of materials may be utilized such as stone or brick piers with metal fencing between. Figure 11: Street walls for screening Image 9: Street walls can screen parking areas. Image 10: Screening can include fencing. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

13 e. Landscaping for screening i. Landscaping, if used for screening, shall be a minimum of two feet in height. ii. Landscaping, if used for screening, shall be a maximum of four feet in height for street-facing areas and six feet for alley-facing areas. Exceptions may be granted if a variety of plant materials are used and meet the following standards: 1. The plant materials above four feet are spaced no closer than every 10 feet; 2. The plant materials do not exceed three feet in width at maturity. Exceptions are trees, but the under canopy must be at least six feet above the ground to provide visibility for safety purposes. This standard refers to trees located on the building lot itself. Additional standards may apply for trees located in the public right of way. f. Security Mechanisms i. Security mechanisms for buildings: Security mechanisms on buildings may not completely obscure fenestration elements of the street-facing façade. 1. Use of solid garage doors or other solid fencing for nighttime security is not allowed. 2. Use of tempered security glass is allowed, but must meet daytime light transmission requirements specified in Section E Use of decorative metal fencing is allowed. ii. Security mechanisms for lots: Security mechanisms must contribute to the goals of creating a safe and active street and sidewalk. 1. Security fencing must meet the fencing standards specified in Section D-8 of this code Image 11: Decorative metal fencing that doesn't completely obscure fenestration is allowed. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

14 E: ARCHITECTURAL STANDARDS 1. PURPOSE The purpose of this section is to ensure that buildings within the CBD encourage interaction between the activity within the building and the public life of the street and sidewalk outside the building. Traditional commercial buildings, common in downtown Elko and many American downtowns, are designed to support an active street life through the use of large storefront windows which allow visibility both in and out of the buildings, and other architectural elements. Architectural details, such as doors, windows, and rooflines contribute significantly to a building s visual interest and value. 2. INTENT The standards within this section rely on urban design best practices to define architectural elements that will support the objectives of the purpose without dictating an aesthetic style of building. The intent is not to copy the styles and design of the past, but to focus on key proportions and elements of building design to allow visual coherence between existing and new development. The structures developed using these urban design standards will demonstrate a clear relationship and continuity with the architectural traditions of Elko yet be of their own time. 3. APPLICABILITY The architectural standards are primarily intended for the public face of the buildings. Thus, the standards apply where the building envelope is clearly visible from the street/public realm (including parks, squares, corridor, and all public areas.). As alleys are also public rights of way, certain standards will apply to help make these safe and active spaces. If a parcel is oriented to an alley rather than a street, the alley shall be considered the street, and standards for the front, street-facing façade shall apply. 4. EXCEPTIONS Equivalent or better practices that meet the intent of the UDO may be submitted for review and approval as outlined in section B. Image 12: The purpose of the architectural standards is to support an active street life. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

15 5. BUILDING MATERIALS FOR EXTERIOR WALLS a. Primary Building Materials i. Primary building materials shall comprise 60 to 100% of the streetfacing façade(s). ii. Primary building materials shall comprise 30 to 100% of alleyfacing facades, according to the following specifications. iii. The following primary building materials are allowed for up to 100% of the street-facing and alley-facing façades: 1. Brick masonry 2. Stone or manufactured stone 3. Wood Siding or Cement Fiberboard Siding 4. Pre-cast masonry iv. The following primary building materials are allowed for up to 75% of the street-facing façade and up to 100% of the alleyfacing façade: 1. Pre-cast concrete 2. Architectural Metal 3. Stucco b. Secondary Building Materials i. Secondary building materials may not comprise more than 40% of the street-facing façade(s). ii. Secondary building materials may not comprise more than 70% of the alley-facing façade. iii. The type(s) of materials are not specified. For guidance, refer to the Downtown Vision document. c. Construction techniques i. Building material(s) shall be used in a way that reflects traditional and/or conventional construction techniques, especially techniques seen in downtown Elko. ii. iii. Stucco, if utilized as a primary or secondary building material, shall have a cementitious finish. The materials must express the construction techniques and structural constraints of traditional, durable materials, even if used in a modern design. 1. For example, use of brick, precast masonry block, or stone should be used in appropriate load-bearing proportions (i.e. not placed above a lighter weight material) and traditionally detailed (i.e. use of masonry pointing profiles that are traditionally seen in downtown Elko). Image 13: Primary building materials may include brick and pre-case masonry. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

16 6. ARCHITECTURAL DETAILS Use trim, color, and architectural details to add variation. a. Delineation of the ground level, which is typically storefront or active commercial space, is required. This can be achieved through change in materials or use of an expression line that is created using architectural detailing or elements. b. Architectural detailing on upper levels may extend from the street façade of the building for a depth of no more than 12 inches. c. Color palettes: i. Street-facing walls may have no more than two colors of the same primary building material. ii. Street-facing walls may have no more than three colors of trim or secondary building materials. iii. Specific colors are not identified. Image 14: Use of an expression line and architectural details delineates the active, ground level. Figure 12: Delineation of the ground floor can occur through change in materials and/or fenestration patterns. Image 15: A change of materials is an approach to provide delineation of the ground level. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

17 7. FENESTRATION Fenestration provides visibility into and out of a building through windows and doors. a. Fenestration pattern: i. Ground floor fenestration shall be a minimum of 70% of the streetfacing facade, with no maximum. ii. Ground floor fenestration shall be a minimum of 30% of the alleyfacing facade, with no maximum. Security mechanisms, as identified in section D-8c are allowed on alley-facing fenestration elements. iii. Ground floor fenestration percentages are measured between 2 and 10 feet above the fronting sidewalk or public way. iv. Upper level fenestration shall be a minimum of 30% of the façade for each upper level and a maximum of 70%. v. Upper level fenestration percentages are measured between 3 and 9 feet above the finished floor. vi. Blank lengths of wall with no windows or entries facing a main or side street shall not extend more than 20 linear feet. vii. Blank lengths of wall with no windows or entries facing an alley shall not extend more than 50 linear feet. b. Windows: Windows are one technique for differentiating ground floors from upper levels. i. Window materials may include anodized aluminum, wood, clad wood, hollow metal, or steel. ii. Vinyl windows are not allowed on the ground level of street-facing facades, including side streets if a building is located on a corner lot. Vinyl windows may be used on the ground level of the alleyfacing façade and the upper levels of all facades. iii. Windows must be framed/detailed using architectural details such as casing, lintels, or sills. iv. Ground level windows: 1. Window glass on ground levels must be clear, or have low tinting that allows at least 90% light transmission. 2. Ground floor windows shall not be made opaque by window treatments or closed off display boxes, with the exception of operable sunscreen devices. A view into the building to at least a 10 foot depth shall be provided. Figure 13: Windows on the street-facing façade provide visibility and interaction. Image 16: The Henderson Bank Building uses windows to differentiate the ground floor from upper stories. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

18 3. Seasonal displays are allowed, but must not completely block visibility into the building. v. Upper level windows: 1. Window glass on upper levels shall have at least 75% light transmission c. Doors and Entryways i. A functioning primary entry door must be located on the streetfacing façade. Entry doors shall be located at intervals, measured between door frames, not to exceed 50 feet for buildings that have street-facing facades greater than 50 feet in width. ii. A functioning entry door must be located on the alley-facing façade. Entry doors shall be located at intervals not to exceed 100 feet, measured between door frames, for buildings that have an alley-facing facade greater than 100 feet in width. iii. Primary entrance doors shall not be completely opaque and must contain at least 40% glass with 90% light transmission. iv. Alley entrance doors shall not be completely opaque and must contain at least 25% glass with 90% light transmission. v. Secondary entrance doors (such as to upper residential units) may be solid. vi. Doors may be flush with the entrance or recessed up to 5 feet, but must retain visibility to the sidewalk from the door frame. Image 17: Functioning doorways must occur at least every 50 feet of a building's street-facing facade. Image 18: Secondary entrance doors to upper levels may be solid. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

19 8. ROOFLINES/ROOFING Roofs directly express the relationship between a building and forces of nature and time. a. Drainage and materials must be appropriate for the climate of Elko. b. Cornices, eaves, brackets, and soffits shall be used to articulate flat rooflines. c. Locate roof vents on the rear side of pitched roofs. d. Hide rooftop mechanical equipment behind roof walls so as not visible from the ground level of the public right-of-way. e. Roofs may include flat roof platforms behind a partial sloped roof at the building s street facing facade. Image 19: Parapets can be utilized to hide rooftop mechanical equipment. Figure 14: Rooflines help articulate the building design and can be used to hide rooftop equipment. Image 20: Details provide articulation of the roofline. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

20 9. BUILDING ELEMENTS Building elements include features such as porches, awnings, and balconies, which enhance the form of a structure. a. Awnings and overhangs provide sidewalk/walkway protection. Their primary location shall be over entryways. i. Awnings may incorporate signage/lettering on the front hanging valence portion, which is the preferred location. Signage is only allowed on the sloping portion of the awning if it does not exceed 50% of the surface area. ii. Awning materials must be compatible with the overall design and materials of the building. Use of siding materials (e.g. corrugated metal) for awnings is not allowed. b. Balconies provide opportunities for active uses related to the building s function, such as upper-level outdoor dining. i. Upper level balconies shall be a minimum of three feet deep and six feet wide so as to be useable space for building occupants. ii. Balconies on side and rear walls may not extend over the lot line. The restriction on side walls does not apply to corner lots if the side is located adjacent to the public sidewalk. Image 21: Balconies must be sized to function as useable space. Figure 15: Signage on the slope of awnings can be no more than 50% of the area. Figure 16: Balconies should be a minimum of 3 by 6 to be useable space. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

21 c. Front stoops are allowed. i. Front stoops do not have a minimum size. Their maximum size is bounded by the front setback and lot width specifications in Section D. ii. The stoop and its steps may extend into the front setback area of a building. iii. Stoops may be used to provide ADA access to existing buildings, but shall not extend into the public right of way or the sidewalk zone. Figure 17: Front stoops can extend into the front setback setback for residential buildings. Image 22: Front stoops may be used on the street-facing facade. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

22 10. SCREENING OF MECHANICAL EQUIPMENT a. The following mechanical equipment items must be screened from visibility at the ground level of the public right(s)-of-way adjacent to the building: i. Air compressors ii. Exterior water heaters/softeners iii. Mechanical pumps iv. Utility and communication boxes v. Refuse cans or bins vi. Dumpsters vii. Storage tanks/boxes viii. Exterior plumbing ix. Fire risers x. Others as relevant b. Screening that occurs on the ground level of the street-facing façade must follow the standards in Section 6.b. of this UDO code. c. Rooftop equipment shall be set back from the street frontage line and screened from view at street level using placement or roofline detailing, such as parapets, or made to be a decorative/architecturally detailed element if visible. Image 23: Screening can integrate into the building design. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

23 11. LIGHTING FOR BUILDINGS AND ON-SITE PARKING Lighting that is too bright or intense can create glare, hinder night vision, and cause nighttime light pollution. a. The lighting for individual buildings shall create the light necessary for convenience and safety without causing light pollution or glare. The overall lighting of the site and building must be contained so that only the lot itself is illuminated and spillover is minimized. b. Lighting design and placement shall be for visibility, crime deterrence, and as an architectural detail for the building. c. Lighting is to be located on the alleyfacing façade of all buildings. d. At building fronts and backs, downward facing lights shall be mounted between 8 and 15 feet above the sidewalk grade. Downward lights must function as an architectural detail of the building. e. Floodlighting shall not be used to illuminate building walls unless it functions as an architectural detail and is directed at signage, landscaping, or architectural details. f. Motion lights are allowed, but must function as an architectural detail. Image 24: Lighting functions as an architectural detail. Figure 18: Lighting should be integrated into the building design. Image 25: Lighting should illuminate the adjacent sidewalk for safety, but minimize spillover. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,

24 12. SIGNAGE Signage is an opportunity to provide individual character to a building. In addition to the standards of this section, detailed design guidelines regarding different types of signage allowed within the UDO can be found in the 2011 Elko Downtown Vision document. a. The following types of signage are not allowed: i. Vinyl banners ii. Signage that exceeds 50% on the sloped portion of awnings iii. Full back-lit panel signs iv. Metal panel signs with vinyl cutout lettering b. Permanent signage may not be placed on storefront windows such that visibility into the space is diminished beyond 50%. c. Signage for historic structures (structures over 50 years in age) must be designed and attached in a manner that does not damage or destroy the elements of the building. Image 26: Awnings can incorporate signage detail. Image 27 thru 29: Signage provides character to buildings and the streetscape. CITY OF ELKO URBAN DESIGN OVERLAY: FINAL DRAFT JUNE 8,