§ 407.080. Residential Design., Chapter 407. General Development Standards, Unified Development Code, Code of Ordinances, Blue Springs

Intent. The intent of this Section is to:

Increase the livability of neighborhoods.

Blend a variety of residential building types and projects into the broader context of neighborhoods and respect the character of surrounding residential areas.

Improve the appearance of neighborhoods that have a mix of housing, and focus on the relationship of sites and buildings to the public realm.

Create neighborhood character with details that emphasize the human scale of neighborhoods, and promote connections and relationships between neighborhoods and supporting areas.

Applicability. These standards apply to:

All residential districts Zoned TF or higher intensity;

Any residential restricted overlay district to the extent they are not modified by an approved residential overlay concept plan;

Specific building types identified in Chapter 405.

Building Orientation And Patterns.

Individual buildings shall be oriented as follows:

Towards the public streetscape;

Towards a common courtyard, with access and orientation to the public streetscape; or

Towards some other internal commons spaces, such as an internal street network, greenway or other natural or civic amenities provided through a planned zoning district.

All building types shall include allowed frontage types as provided in Section 407.030.

To the maximum extent practicable, all buildings on a common block frontage or similar grouping shall have the same orientation, avoiding multiple parallel orientations to the public realm or common space.

Where projects have multiple multi-family buildings on a single lot or parcel and abut property used or zoned for single-family detached houses, buildings shall orient perpendicular to internal property lines to avoid disproportionate massing of large facades. If a perpendicular orientation as described above is not possible horizontal orientation may be used if the internal setback is increased by at least fifty percent (50%).

Building Mass And Form.

The composition of buildings within the permitted building type, setback and footprint allowances shall respect the surrounding character of adjacent residential buildings including massing, height, roof pitch and architectural features such as entrance features, cornice and eaves, horizontal lines of windows, shutters, dormers, belvederes and chimneys.

For projects including three (3) or more buildings, variation in massing within the allowed footprints with main mass, secondary masses or wings shall be used to avoid monotony of adjacent buildings.

Windows, projecting bays and other simple composition details associated with the internal floor plan of the building shall be used to break up wall planes larger than six hundred (600) square feet or greater than fifty (50) feet in horizontal length. However, inordinately complex massing, such as multiple false peaks or bays should be avoided.

Where buildings over three (3) stories are permitted, vertical massing shall be created through either material or detail differentiation creating a base [up to one (1) story from the ground level] and a cap [up to fifteen percent (15%) of the uppermost height] to distinguish it from the rest of the facade, or through step backs of at least ten (10) feet for upper stories [above three (3) stories].

Four-sided design, with entryways, windows and consistent materials and architectural details shall be used on all elevations, and blank walls and uninterrupted elevations shall be avoided.

Front Entrance Features.

Each building frontage shall include one (1) of the following front entrance features:

A porch, at least eight (8) feet deep and at least eighty (80) square feet. Porches may encroach into the required front setback, provided it is between ten (10) feet and twelve (12) feet deep, remains unenclosed, and includes only a single-story roof structure.

A stoop, at least six (6) feet deep and at least forty-eight (48) square feet. A stoop, including steps to the stoop may encroach up to twelve (12) feet into the required front setback, provided it remains unenclosed and does not include a roofed structure.

A portico, at least six (6) feet deep and between forty-eight (48) and sixty (60) square feet. A portico may encroach up to six (6) feet into the required front setback and may be enclosed or unenclosed.

Low-rise or mid-rise apartment buildings may use a forecourt or front entry plaza as the entrance feature.

All front entrance features shall have pedestrian-scale details, including side light or transom windows, architectural ornamentation, or single-story roofs or canopies that are integral to the overall architectural character and design of the building.

For projects including three (3) or more buildings, variations of the type and design of front entrance features shall be used to add diversity and visual character to adjacent buildings.

Exterior Materials.

Facades. Facades shall include exterior finish materials, including stone, brick, wood or vinyl siding, fiber cement, clapboard, metal, stucco and/or any other comparable or superior quality materials. Vinyl siding must be of the highest durability and fabricated design. Composition of entirely one (1) material is prohibited.

Balconies And Porches. Balconies and porches shall be made of painted or stained wood, composite or metal.

Roofs. Roofs shall be sloped and clad in slate, metal, concrete tile, composite shingles or fiberglass shingles.

Garage Limits. Front-loaded garages shall be limited to no more than twenty-five percent (25%) of the front facade. As an alternative to facades with a larger percentage of front-loaded garages at or in front of the front-building line of the structure, step backs of at least twelve (12) feet to twenty (20) feet, side- or rear-orientation of garages, or detached garages set behind the rear building line shall be used.

Accessory Structures. Detached garages, carports, trash receptacles/dumpsters/compactors and other accessory structures shall incorporate compatible materials, scale, colors, architectural details and roof slopes as the primary multi-family buildings feature. Flat and shed roofs are prohibited.

Vehicle And Pedestrian Circulation.

All buildings shall have a direct pedestrian connection at least six (6) feet wide from the front entrance feature to the streetscape or common space.

Any project over three (3) acres shall include a pedestrian circulation system connecting all streetscapes, internal access streets and common open spaces with direct walkways at least six (6) feet wide.

Any project over five (5) feet acres shall either be subdivided into blocks and lots meeting the standards of the UDC or provide internal access streets that mimic the pattern and design of public streets and blocks providing multiple and direct connections for vehicles and pedestrians to surrounding development.

Any internal streets and civic spaces shall meet the design standards for street types and open space types in Chapter 406.

Access Limitation.

Driveway access shall be limited based upon the overall percentage of lot frontage, as specified in Section 407.020. As an alternative to lots with a large percentage of curb cuts and front access driveways, small lots with narrow frontages shall use shared driveways, common driveways, internal access streets and alleys.

Projects with multiple multi-family buildings on a lot or parcel shall have the primary and direct vehicle access to a collector or arterial street classification. To the maximum extent practicable, access to a local street that also serves single-family residences shall not occur unless required for emergency. Large developments shall have two (2) or more primary access points [one hundred fifty (150) to one hundred ninety-nine (199) dwelling units two (2) primary access points are recommended; two hundred (200) or more dwelling units two (2) or more primary access points are required.]

Security And Crime Prevention. Site planning should integrate the principles of Crime Prevention through Environmental Design (CPTED) to the maximum extent practicable. Applicants are encouraged to consult with the Blue Springs Police Department and the Community Development Department regarding implementation of CPTED principles. Applicant participation will be noted on the staff reports delivered to the Planning Commission and to City Council. These principles include:

Territoriality. Space within the development and along the edges should be well defined and delineated to create a sense of ownership, such that intruders and strangers stand out. This may be accomplished through the use of pavement treatments, landscaping, art, signage, screening, fencing and similar techniques.

Natural Surveillance. An environment should be created where it is possible for people engaged in their normal behavior to observe the spaces around them. Space visibility should be maximized through thoughtful design of building orientation, window placement, entrances and exits, landscaping of trees and shrubs and other physical obstructions. Nighttime illumination of parking lots, walkways, entrances, stairwells and related areas should be utilized to promote an environment in which natural surveillance is possible.

Access Control. Access control should be planned and implemented to restrict criminal intrusion, especially in areas where activity cannot be easily observed. Access control may include but is not limited to use of fences, walls, landscaping and lighting to prevent or discourage public access to or from dark or unmonitored areas. In addition, sidewalks, pavement, lighting and landscaping areas should be used to guide the public to and from primary development entrances and exits.

Activity Support. Activity support should be implemented by placing new or existing activities in an area so that individuals engaged in a particular activity become part of the natural surveillance of other areas. For example, picnic areas may be located next to tot lots, not away from such areas, to assist in observation of children at play. Additionally, playground fixtures should not be built near ponds or detention basins or near streets.

Maintenance. Landscaping, lighting fixtures and other features should be maintained to facilitate the principles of CPTED, territorial reinforcement, natural surveillance and access control.

Privacy Assurance. Zero (0) lot line side yard setbacks shall be permitted on one (1) side of a lot when shown on an approved final plat, provided that the side yard of the adjoining lot must be at least fifteen (15) feet. To maintain privacy for both the house and the adjoining side yard, windows shall be offset. Clerestory windows are encouraged on the zero (0) lot line side of the residence located on the zero (0) lot line at least six (6) feet above the inside floor levels.

Open Space.

Projects with multiple multi-family buildings on a lot or parcel shall have common open space as an organizing element of the project. Pedestrian access to common open space systems shall occur within five hundred (500) feet of every dwelling unit.

Any project over five (5) acres shall either be subdivided and meet the open space standards of Chapter 406, or provide internal open space that mimic the pattern and design of public open space systems.

The following areas are not allowed as part of the common open space:

Active private recreation facilities such as clubhouses.

Land on easements for overhead electric transmission lines.