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(2) A major modification shall be defined, for purposes of this Chapter, as
<br />the addition to an already approved Final PD Plan of any property or properties
<br />located in a Cl Office, C2 Retail, C3 General Business District or the MH
<br />Multiple - Family, High Density Residential District, or the addition to an already
<br />approved Final PD Plan of any property or properties located in the RIL, RIM,
<br />R1H, R2, ML or L residential zoning district that abut a PD or, the addition to
<br />an already approved Final PD Plan that changes the mix of uses.
<br />A. The review of a major modification by the Commission, Architectural
<br />Board of Review and City Council shall be processed in accordance with the
<br />procedure for approval of a Preliminary and Final PD Plan as described in
<br />Section 1156.04(c) or Section 1156.04(d) and Section 1156.04(-).
<br />1156.05 DESIGN PRINCIPLES.
<br />The following Design Principles provide certain guidelines and requirements,
<br />as noted, in the design preparation of a Preliminary PD Plan.
<br />(a) Building and Site Design
<br />(1) Wherever feasible, buildings shall be designed to provide massing
<br />configurations with a variety of different wall planes. Plain, monolithic
<br />structures with long walls and roof plane surfaces are discouraged.
<br />(2) Each building facade shall incorporate design elements for each twenty
<br />(20) horizontal feet, such as changes in color or texture; projections, recesses,
<br />and reveals; arcades or pergolas providing pedestrian interest; or equivalent
<br />elements that subdivide the wall into human scale proportions. Ground level
<br />facades facing streets or pedestrian ways shall incorporate large amounts (at
<br />least sixty (60) percent of the facade) of windows that permit views into the
<br />interior of the building, or display windows.
<br />(3) Building facades shall have highly visible customer entrances that
<br />feature canopies, overhangs, arcades, distinctive roof forms, arches, display
<br />windows, or landscaped features. Primary entrances should face streets on
<br />which they are located.
<br />(4) Buildings shall have well defined rooflines with attention to
<br />architectural detail. Consideration should be given to the prevailing pattern of
<br />roofs in the area surrounding and within the PD.
<br />(5) Sloping roofs, where used, shall have one (1) or more of the following
<br />architectural features: gables, hips, horizontal or vertical breaks, or other similar
<br />techniques that are to be integrated into the building architecture.
<br />(b) Building Materials. Building materials shall be limited to brick, masonry,
<br />stucco, wood, fiber, cement siding, wood shingle, wood siding, cultured stone,
<br />or other similar materials. Prohibited materials include aluminum or vinyl
<br />siding, dryvit -type products on the lowest eight (8) feet of any structure, split
<br />faced block, and other similar materials.
<br />(c) Vehicular Circulation and Access.
<br />(1) Circulation systems shall be designed to efficiently facilitate traffic
<br />flow, yet designed to discourage speeds and volumes that impede pedestrian
<br />activity and safety.
<br />(2) Street designs are encouraged to incorporate traffic calming devices and
<br />techniques.
<br />(3) Common or shared access points are encouraged.
<br />(4) To the maximum extent feasible, common or shared service and
<br />delivery access shall be provided between adjacent parcels or buildings, and
<br />provided to the rear of buildings.
<br />(5) Safe and adequate site distances shall be provided at all intersections.
<br />(6) Transit stops should be incorporated into site plans, where feasible.
<br />(7) The developer as part of the site plan review process shall provide
<br />traffic impact studies.
<br />(d) Pedestrian Access and Circulation.
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