NOTICE OF PUBLIC HEARING

PL-2021-00174

To: All resident citizens of the City of Auburn, Alabama, and other interested persons:

In accordance with Title 11-52-77 of the Alabama Code, as amended and the Zoning Ordinance of the City of

Auburn, notice is hereby given that the City Council of the City of Auburn will hold a public hearing on Tuesday,

May 18, 2021 at 7:00 p.m., in the Council Chambers of the Auburn Public Safety Building, 141 North Ross Street,

to consider the following:

A NOTICE TO CONSIDER AMENDMENTS TO ARTICLE II, DEFINITIONS (SECTION 203); ARTICLE

V, DETAILED USE REGULATIONS, (SECTIONS 507, 508, 509, AND TABLES 5-3, 5-4, 5-5, 5-6, 5-7); AND

ARTICLE VI, SIGNS (SECTION 605.04) ALL OTHER TEXT SHALL REMAIN THE SAME.

ARTICLE II. DEFINITIONS. All other text in this section shall remain.

Section 203. Definitions.

Active Use: A category of uses in the Urban Core (UC), Urban Neighborhood East (UN-E), Urban Neighborhood

West (UN-W), and Urban Neighborhood South (UN-S) Districts that intersects the public-private realm to provide

visual, cultural, and social interest to both those that are engaged in the use as well as passers-by. Active Uses

include retail and entertainment, recreation, offices, institutions, and ground-story residences with primary entrances

that take access from the public right of way and create inviting spaces through their ability to stimulate

interactivity.

Articulation, Vertical or Horizontal: In architecture, it is the definition of the formal elements of architectural design

and expression. Through degrees of articulation, each part is united with the whole in such a way that the joined

parts are put together to form a pattern. The articulation of a building reveals how the parts fit into the whole by

emphasizing each part separately. Vertical articulation is the change of patterned façade elements from one vertical

band to the left or right. Horizontal articulation is the change of patterned façade elements from one horizontal band

or story to the stories above or below.

Building Mass: Refers to the structure in three dimensions (form), not just its outline from a single perspective

(shape). Building Mass influences the sense of space which the building encloses, and helps to define both the

interior space and the exterior shape of the building.

Bulkhead: The horizontal area between the bottom of the ground story to the bottom of an opening such as a

window or bay.

Façade Composition: The arrangement and proportion of façade materials and elements (window, doors, columns,

pilasters, bays).

Fenestration: The arrangement of windows and doors on the elevations of a building and their associated level of

transparency. Fenestration is often examined as a pattern.

Forecourt: A private frontage wherein a portion of the facade is close to the frontage line and remaining facade is set

back from the frontage line.

Functional Entrance: A building opening designed to be used by pedestrians and/or tenants and accessible during

regular business hours. It does not include any entry exclusively designated as an emergency exit, entry to

mechanical rooms, or a garage door not designed as a pedestrian entrance for the general public.

Spandrel: Horizontal element or infill that marks the floor level between stories and is above the fenestration of the

façade.

Story Height: The vertical distance between the floor and the ceiling plus the thickness of the floors between each

pane. In situations where the grade level slopes, the beginning of the floor height is the average of the least and

greatest vertical distance.

ARTICLE V. DETAILED USE REGULATIONS. All other text in this section shall remain.

Section 507. Urban Core (UC) District.

507.02. Urban Core (UC) District Development and Design Standards. Table 5-3 prescribes development and

design standards applicable to the Urban Core (UC) District.

Table 5-3 All other text in this section shall remain.

Development and design standard requirements within the Urban Core (UC) District

Setback No change.

Structure Height

Structure height shall not exceed 75 feet measured from grade to the top of

the roof structure. For lots where the grade slopes, height shall be measured

from the highest point on grade. (An additional four (4) to six (6) feet of

height for a decorative cornice or parapet is allowed.)

Story Height

The minimum ground story height for nonresidential uses shall be 18 feet.

The minimum ground story height for ground story residential shall be 15

feet. Buildings which include both nonresidential and residential uses at the

ground story shall arrange the exterior façade so as to give the appearance of

a consistent floor line at 18 feet between the ground and second stories.

The minimum upper story height shall be 10.5 feet.

Floor to Area Ratio

(FAR) No change.

Building Mass

The maximum street-facing building length is 240 feet. Buildings on corner

lots shall locate at the corner of the highest street classification.

Connections made from one building mass to another beyond the maximum

building length are limited to hallways, breezeways, and overhead walkways

not to exceed 25 feet in combined width per story. The minimum separation

between buildings where connections are provided is 15 feet. Such

connections shall be setback no less than 30 feet from the property line.

Enclosed connections shall be permitted only at the second story and above

and shall be fenestrated at 80% to provide transparency through the

connecting structure.

Articulation in Structure Height: For buildings 100 feet or more in length, the

street-facing roof line must have a variation in height. On a corner lot, the

variation in height must be located at the corner of the building that addresses

both street fronts. Parapets and other prominent architectural details visible

from the street which rise above the roofline may account for the required

articulation in structure height.

Articulation in Building Façade: Buildings 100 feet or more in length must

use changes in the depth of plane to create variations in the building face

along the street frontage.

Forecourts: A portion of the building, not to exceed thirty percent (30%) of

the street frontage but not less than ten (10) feet in width, may be used as a

recessed area along the front plane for additional entrances and amenity

space. Vehicular access shall be prohibited in this space. A maximum of one

forecourt is permitted per structure.

Functional Entrances

Ground story uses along the street frontage, including ground story

residential, shall provide a functional entrance no greater than seventy-five

(75) feet apart. On corner lots, a primary entrance shall be located at the

corner. Pedestrian alleyways and passages may satisfy this requirement. The

Planning Director may waive this requirement.

Façade Composition

The maximum length of individual façade compositions along a required

building line, generally running parallel to the street frontage, shall be 100

feet. Each façade composition shall be distinct by means of material changes,

fenestration, and/or configuration of architectural elements.

Fenestration

In all areas:

The maximum bulkhead height of the ground story is four (4) feet above the

grade level. Spandrel areas shall be no larger than six (6) feet in height for all

ground story fenestration.

Colored or mirrored glass is not permitted.

North of East Thach Avenue:

The percentage of openings for glass fenestration of nonresidential uses at

street level (ground-story) visible from the street is required to be a minimum

of 50% of the total facade area measured from floor to floor.

The percentage of openings for glass fenestration at the second story visible

from the street is required to be a minimum of 30% of the total facade area

measured from floor to floor.

The percentage of openings for glass fenestration at the third story and above

visible from the street is required to be a minimum of 20% of the total façade

area measured from floor to floor.

South of East Thach Avenue:

The percentage of openings for glass fenestration of nonresidential uses at

street level (ground story) visible from the street is required to be a minimum

of 40% of the total façade area measured from floor to floor.

The percentage of openings for glass fenestration at the second story visible

from the street is required to be a minimum of 30% of the total façade area

measured from floor to floor.

The percentage of openings for glass fenestration at the third story and above

visible from the street is required to be a minimum of 20% of the total façade

area measured from floor to floor.

Cladding Materials

Building materials shall consist of stone, masonry, ceramic tile, terracotta tile,

wood (not composite), precast concrete and traditional “hard coat” stucco or

brick with accents of stucco, limestone, or wood.

Visible sloped roofing shall be slate, asphalt shingles, copper, or pre-finished

kynar paint coated metal. (See Urban Core Development Guidelines.)

Concealed Equipment

and Prohibited Products No change.

Mixed Use Provisions

Buildings 100 feet or greater must contain an active use at the ground story

for no less than 70% of the length of any street frontage. No more than 50%

of ground story street frontage shall be used as private amenity space for

exclusive use by residents of the building. The Planning Director may reduce

the minimum frontage of active use space required to accommodate for

unique circumstances. Such reductions shall not exceed ten (10) feet.

Corner lots shall locate any nonresidential uses at the intersection of the

highest street classification. Garage entrances, mechanical rooms, blank

walls, and areas inaccessible to the general public are prohibited on building

corners.

Garages, blank walls, service entries, or mechanical rooms shall not exceed

30% of the ground story street frontage.

In addition to the requirements for conditional use approval in Section 803,

applications for conditional use approval within the UC shall submit building

elevations and covenants for the proposed development.

Residential Use

Provisions

Ground story residential units shall be designed as independent living units

with a primary entrance that takes access from the public right of way or

nearest sidewalk. No more than four individual units may share said

entryway. Units on the 3rd story and above shall take separate access interior

to the building.

Minimum unit width: 18 feet

Maximum unit width: 50 feet

Minimum front setback: 5 feet

Minimum fenestration: 30%

No more than 30% of ground story street frontage shall be used for residential

uses in the UC zoning district, north of East Thach Avenue. *

Ground story residential uses are prohibited on the following streets:

1. North College Street between East/West Magnolia Avenue and the

railroad right of way between East/West Glenn Avenue and

Mitcham Avenue

2. South College Street between East/West Magnolia Avenue and East

Thach Avenue

3. West Glenn Avenue between Wright Street and North College Street

4. East Glenn Avenue between North College Street and North Gay

Street

5. West Magnolia Avenue between Wright Street and North/South

College Street

6. East Magnolia Avenue between North/South College Street and

North/South Gay Street

* The Planning Director may waive this limitation

Parking Requirement No change.

Parking Lot Screening

Surface parking must be screened with a structure. In cases where the

parking cannot be screened by a structure of the permitted use as determined

by the Planning Director, parking adjacent to any street ROW must be

separated with a planted buffer at least ten (10) feet wide.

The planting requirement shall be 1 canopy tree and 6 shrubs for every

twenty-five (25) feet of ROW frontage. The planting requirements and buffer

width may vary due to site conditions at the discretion of the Planning

Director.

Ground story parking in a structure shall be setback no less than 15 feet from

the property line and shall be screened using an appropriate façade

composition or use. Where upper stories of structured parking are located at

the perimeter of a building, they must be screened so that cars are not visible

from adjacent streets. Sloped ramps must not be discernable along the

perimeter of the parking structure. Architectural and/or vegetative screens

must be used to articulate the façade, hide parked vehicles and shield lighting.

Surface parking adjacent to any street ROW shall also be screened with a

Type 1, Option A fence (see Figure 4-2) with support piers that meet the

Cladding Materials and Exterior Wall Palette requirements of this section.

Streetscape and Public

Improvements

For streetscape or other public improvements see Section 5 of the

Engineering Design and Construction Manual and any adopted streetscape

plans for streets that the development is adjacent to.

Signage

See Section 605.04.(A.), Building Signs in the Urban Core, College Edge

Overlay District, and Urban Neighborhood Districts.

Balconies No change.

Awnings and Canopies

Sloped or flat awnings and canopies are allowed. Awnings fabricated of

canvas or metal are allowed. Awnings may be placed above and extend the

width of any door or window, or extend up to 85% of the width of the

building façade along the street line, whichever is greater; and must be

supported from the building façade with suspension rods.

Support structures for awnings or canopies cannot extend from the sidewalk.

Awnings slopes may be flat to 45 degrees maximum and may not exceed 5

feet in vertical height.

Waivers

Applicants should meet early on with Planning staff and refer to the

Downtown Design Guidelines for additional information and

recommendations. These standards shall be met in addition to all other

standards of this Ordinance, unless specifically exempted. Any proposed

deviation from these standards shall be requested in the form of a waiver and

shall be reviewed and approved by the Planning Commission. In considering

any request for a waiver of these standards, the Planning Commission may

request that the proposed deviation be reviewed and evaluated by the

Downtown Design and Review Committee.

For Development approval process see Section 802. Pre-application conference is encouraged.

Section 508. College Edge Overlay District (CEOD).

508.02. College Edge Overlay District (CEOD) Development and Design Standards. Table 5-4 prescribes

development and design standards applicable to the College Edge Overlay District (CEOD). All provisions of the

Urban Core (UC) District as stated in Table 5-3 shall apply in the College Edge Overlay District (CEOD), except

where specifically detailed below, in which these regulations shall govern.

Table 5-4 All other text in this section shall remain.

Development and design standard requirements within the College Edge Overlay District

(CEOD)

Setback No change.

Parking Requirement

Residential uses in the CEOD configured as studio or one-bedroom units

shall provide one (1) parking space per residential unit. Residential uses in

the CEOD with two (2) or more bedrooms per unit shall provide one and onehalf

(1.5) parking spaces per residential unit. Required parking shall be

provided either:

a. On Site;

b. Within one thousand (1,000 feet) of the development site through an

arrangement with the property owner or lessee (a long-term lease, recorded

easement, etc.) acceptable to the Planning Director that will be filed with the

Planning Department and verified annually; or

c. By payment into a City parking fund in a standard amount established by

the City Council, should the City Council choose to establish such a fund.

Hotel and condotel uses shall be subject to parking requirements as set forth

in Section 513.02(B

For Development approval process see Section 802. Pre-application conference is encouraged.

Section 509. Urban Neighborhood District (UN). No change.

509.02 Urban Neighborhood East (UN-E) District Development and Design Standards. Table 5-5 prescribes

development and design standards applicable to the Urban Neighborhood East (UN-E) District. Single-family

detached, zero lot-line, twin house, duplex, cottage housing development, and ADDU uses are exempt from these

standards.

Table 5-5 All other text in this section shall remain.

Development and design standard requirements within the Urban Neighborhood East

District (UN-E)

Density

85 bedrooms per acre for Mixed Use, Multiple Unit Development, Town

House, and Private Dormitory use.

See Section 502.02 for all other performance residential use standards.

Setbacks No change.

Structure Height

Structure height shall not exceed 45 feet. * An additional four (4) to six (6)

feet of height for a decorative cornice or parapet wall is be allowed.

If a parcel is across the street from or adjacent to a single-family residential

zoning district, the maximum structure height shall be 35 feet.

(See definition Structure, Height Section 203)

Story Height

West of South or North Ross Street:

The minimum ground story height for nonresidential uses shall be 18 feet.

The minimum ground story height for ground story residential shall be 15

feet. The minimum upper story height shall be 10.5 feet. Buildings which

include both nonresidential and residential uses at the ground story shall

arrange the exterior façade so as to give the appearance of a consistent floor

line at 18 feet between the ground and second stories.

East of South or North Ross Street:

The minimum ground story height for nonresidential and residential uses

shall be 15 feet. The minimum upper story height shall be 10.5 feet.

Floor to Area Ratio

(FAR)

No change.

Impervious Surface

Ratio (ISR) No change.

Building Mass

The maximum street-facing building length is 240 feet. Buildings on corner

lots shall locate at the corner of the highest street classification.

Connections made from one building mass to another beyond the maximum

building length are limited to hallways, breezeways, and overhead walkways

not to exceed 25 feet in combined width per story. The minimum separation

between buildings where connections are provided is 15 feet. Such

connections shall be setback no less than 30 feet from the property line.

Enclosed connections shall be permitted only at the second story and above

and shall be fenestrated at 80% to provide transparency through the

connecting structure.

Articulation in Structure Height: For buildings 100 feet or more in length, the

street-facing roof line must have a variation in height. On a corner lot, the

variation in height must be located at the corner of the building that addresses

both street fronts. Parapets and other prominent architectural details visible

from the street which rise above the roofline may account for the required

articulation in structure height.

Articulation in Building Façade: Buildings 100 feet or more in length must

use changes in the depth of plane to create variations in the building face

along the street frontage.

Forecourts: A portion of the building, not to exceed thirty percent (30%) of

the street frontage but not less than ten (10) feet in width, may be used as a

recessed area along the front plane for additional entrances and amenity

space. Vehicular access shall be prohibited in this space. A maximum of one

forecourt is permitted per structure.

Functional Entrances

West of South or North Ross Street only:

Ground story uses along the street frontage, including ground story

residential, shall provide a functional entrance no greater than seventy-five

(75) feet apart. On corner lots, a primary entrance shall be located at the

corner. Pedestrian alleyways and passages may satisfy this requirement. The

Planning Director may waive this requirement.

Façade Composition

The maximum length of individual façade compositions along a required

building line, generally running parallel to the street frontage, shall be 100

feet. Each façade composition shall be distinct by means of material changes,

fenestration, and/or configuration of architectural elements.

Fenestration

In all areas:

The maximum bulkhead height of the ground story is four (4) feet above the

grade level. Spandrel areas shall be no larger than six (6) feet in height for all

ground story fenestration.

Colored or mirrored glass is not permitted.

West of South or North Ross Street:

The percentage of openings for glass fenestration of nonresidential uses at

street level (ground-story) visible from the street is required to be a minimum

of 40% of the total facade area measured from floor to floor.

The percentage of openings for glass fenestration at the second story visible

from the street is required to be a minimum of 30% of the total facade area

measured from floor to floor.

The percentage of openings for glass fenestration at the third story and above

visible from the street is required to be a minimum of 20% of the total façade

area measured from floor to floor.

East of South or North Ross Street:

The percentage of openings for glass fenestration of nonresidential uses at

street level (ground story) visible from the street is required to be a minimum

of 30% of the total façade area measured from floor to floor.

The percentage of openings for glass fenestration at the second story visible

from the street is required to be a minimum of 20% of the total façade area

measured from floor to floor.

The percentage of openings for glass fenestration at the third story and above

visible from the street is required to be a minimum of 20% of the total façade

area measured from floor to floor.

Cladding Materials

Building materials shall consist of stone, masonry, ceramic tile, terracotta tile,

wood (not composite), precast concrete and traditional “hard coat” stucco or

brick with accents of stucco, limestone, or wood. If synthetic materials are

used, they must simulate natural materials and are limited to architectural trim

and cornices.

Visible sloped roofing shall be slate, asphalt shingles, copper, or pre-finished

kynar paint coated metal. (See Urban Core Development Guidelines.)

Concealed Equipment

and Prohibited Products No change.

Mixed Use Provisions

In all areas:

Corner lots shall locate any nonresidential uses at the intersection of the

highest street classification. Garage entrances, mechanical rooms, blank

walls, and areas inaccessible to the general public are prohibited on building

corners.

Garages, blank walls, service entries, or mechanical rooms shall not exceed

30% of the ground story street frontage.

West of South or North Ross Street:

Buildings 100 feet or greater must contain an active use at the ground story

for no less than 70% of the length of any street frontage. No more than 50%

of ground story street frontage shall be used as private amenity space for

exclusive use by residents of the building. The Planning Director may reduce

the minimum frontage of active use space required to accommodate for

unique circumstances. Such reductions shall not exceed ten (10) feet.

East of South or North Ross Street:

Buildings 100 feet or longer must contain an active use at the ground story for

no less than 70% of the length of any street frontage. The Planning Director

may reduce the minimum frontage of active use space required to

accommodate for unique circumstances. Such reductions shall not exceed ten

(10) feet.

Residential Use

Provisions

Ground story residential units shall be designed as independent living units

with a primary entrance that takes access from the public right of way or

nearest sidewalk. No more than four individual units may share said

entryway. Units on the 3rd story and above shall take separate access interior

to the building.

Minimum unit width: 18 feet

Maximum unit width: 50 feet

Minimum front setback: 5 feet

Minimum fenestration: 30%

(See Section 502.02(A.) for fee-simple Single-family detached)

Open Space

Requirements

0.15 open space shall be required for Performance Residential Developments

on parcels greater than one (1) acre.

On parcels less than one (1) acre, no separate platted open space lots shall be

required, however the required 0.15 open space shall calculated and

subtracted from the developable parcel. The remainder of this calculation

will be the basis for determining the total of units allowed. The open space

calculation shall be divided equally among and attached to each lot. This

minimum open space shall be designated on the subdivision plat and shall not

be used for the placement of any structures, parking, or bufferyard.

Example: For a single-family performance residential, the minimum lot size

is 5,000 s.f.

22,000 s.f. x 0.15 = 3300

22,000 – 3300 = 18,700

18,700 ÷ 5,000 = 3.74 lots.

The maximum number of lots allowed would be 3. The minimum amount of

open to be added to each lot would be 1,100 s.f.

Parking Requirement No change.

Parking Lot Screening

In all areas:

The planting requirement shall be 1 canopy tree and 6 shrubs for every

twenty-five (25) feet of ROW frontage. The planting requirements and buffer

width may vary due to site conditions at the discretion of the Planning

Director.

Surface parking adjacent to any street ROW shall also be screened with a

Type 1, Option A fence (see Figure 4-2) with support piers that are clad with

stone, brick, stucco or architecturally decorative concrete block.

West of South or North Ross Street:

Grade level parking (surface or structured) must be screened with a structure.

In cases where the parking cannot be screened by a structure of the permitted

use as determined by the Planning Director, parking adjacent to any street

ROW must be separated with a planted buffer at least ten (10) feet wide.

East of South or North Ross Street:

Grade level parking (surface or structured) must be located behind the front

building facades. Grade level structured parking located at the perimeter of a

structure must be screened so that cars are not visible from adjacent streets.

Screening must use approved cladding material or vegetation to hide parked

vehicles and shield lighting. Sloped ramps must not be discernable along the

perimeter of the parking structure. In cases where the parking cannot be

screened by a structure of the permitted use as determined by the Planning

Director, parking adjacent to any street ROW must be separated with a

planted buffer at least five (5) feet wide.

Streetscape and Public

Improvements

For streetscape or other public improvements see Section 5 of the

Engineering Design and Construction Manual and any adopted streetscape

plans for streets that the development is adjacent to.

Signage See Section 605.04.(A.), Building Signs in the Urban Core, College Edge

Overlay District, and Urban Neighborhood Districts.

Balconies

A license agreement shall be required for any balcony projection into the

right-of-way. The license agreement must be approved prior to construction

release or issuance of a building permit. Application for any balcony

encroachment must be made to both the Planning Director and the City

Engineer for review, and the format of the license shall be determined and

approved by the City Attorney. Official approval of such agreement shall be

by resolution of the City Council. Buildings with balconies must have

covenants that prohibit leaving unsightly debris, clothing, banners or other

materials visible from public view. Enforcement of covenants shall be the

responsibility of the Homeowners’ or Condominium Association.

Awnings and Canopies

Sloped or flat awnings and canopies are allowed. Awnings fabricated of

canvas or metal are allowed. Awnings may be placed above and extend the

width of any door or window, or extend up to 85% of the width of the

building façade along the street line, whichever is greater; and must be

supported from the building façade with suspension rods.

Support structures for awnings or canopies cannot extend from the sidewalk.

Awnings slopes may be flat to 45 degrees maximum and may not exceed 5

feet in vertical height.

Waivers

Applicants should meet early on with Planning staff and refer to the

Downtown Design Guidelines for additional information and

recommendations. These standards shall be met in addition to all other

standards of this Ordinance, unless specifically exempted. Any proposed

deviation from these standards shall be requested in the form of a waiver and

shall be reviewed and approved by the Planning Commission. In considering

any request for a waiver of these standards, the Planning Commission may

request that the proposed deviation be reviewed and evaluated by the

Downtown Design and Review Committee.

For Development approval process see Section 802. Pre-application conference is encouraged.

509.03 Urban Neighborhood West (UN-W) District Development and Design Standards. Table 5-6 prescribes

development and design standards applicable to the Urban Neighborhood West (UN-W) District. Single-family

detached, zero lot-line, twin house, duplex, cottage housing development, and ADDU uses are exempt from these

standards.

Table 5-6 All other text in this section shall remain.

Development and design standard requirements within the Urban Neighborhood West

District (UN-W)

Density

170 bedrooms per acre for Mixed Use, Multiple Unit Development, Town

House, and Private Dormitory use.

See Section 502.02 for all other performance residential use standards.

Setbacks No change.

Structure Height

East of North Donahue Drive:

Structure height shall not exceed 75 feet. An additional four (4) to six (6) feet

of height for a decorative cornice or parapet wall is be allowed.

West of North Donahue Drive:

Structure height shall not exceed 50 feet. An additional four (4) to six (6) feet

of height for a decorative cornice or parapet wall is be allowed.

(See definition Structure, Height Section 203)

Story Height

East of North Donahue Drive:

The minimum ground story height for nonresidential uses shall be 18 feet.

The minimum ground story height for ground story residential shall be 15

feet. The minimum upper story height shall be 10.5 feet. Buildings which

include both nonresidential and residential uses at the ground story shall

arrange the exterior façade so as to give the appearance of a consistent floor

line at 18 feet between the ground and second stories.

West of North Donahue Drive:

The minimum ground story height for nonresidential and residential uses

shall be 15 feet. The minimum upper story height shall be 10.5 feet.

Floor to Area Ratio

(FAR)

No change.

Impervious Surface

Ratio (ISR) No change.

Building Mass

The maximum street-facing building length is 240 feet. Buildings on corner

lots shall locate at the corner of the highest street classification.

Connections made from one building mass to another beyond the maximum

building length are limited to hallways, breezeways, and overhead walkways

not to exceed 25 feet in combined width per story. The minimum separation

between buildings where connections are provided is 15 feet. Such

connections shall be setback no less than 30 feet from the property line.

Enclosed connections shall be permitted only at the second story and above

and shall be fenestrated at 80% to provide transparency through the

connecting structure.

Articulation in Structure Height: For buildings 100 feet or more in length, the

street-facing roof line must have a variation in height. On a corner lot, the

variation in height must be located at the corner of the building that addresses

both street fronts. Parapets and other prominent architectural details visible

from the street which rise above the roofline may account for the required

articulation in structure height.

Articulation in Building Façade: Buildings 100 feet or more in length must

use changes in the depth of plane to create variations in the building face

along the street frontage.

Forecourts: A portion of the building, not to exceed thirty percent (30%) of

the street frontage but not less than ten (10) feet in width, may be used as a

recessed area along the front plane for additional entrances and amenity

space. Vehicular access shall be prohibited in this space. A maximum of one

forecourt is permitted per structure.

Functional Entrances East of North Donahue Drive only:

Ground story uses along the street frontage, including ground story

residential, shall provide a functional entrance no greater than seventy-five

(75) feet apart. On corner lots, a primary entrance shall be located at the

corner. Pedestrian alleyways and passages may satisfy this requirement. The

Planning Director may waive this requirement.

Façade Composition

The maximum length of individual façade compositions along a required

building line, generally running parallel to the street frontage, shall be 100

feet. Each façade composition shall be distinct by means of material changes,

fenestration, and/or configuration of architectural elements.

Fenestration

In all areas:

The maximum bulkhead height of the ground story is four (4) feet above the

grade level. Spandrel areas shall be no larger than six (6) feet in height for all

ground story fenestration.

Colored or mirrored glass is not permitted.

East of North Donahue Drive:

The percentage of openings for glass fenestration of nonresidential uses at

street level (ground-story) visible from the street is required to be a minimum

of 40% of the total facade area measured from floor to floor.

The percentage of openings for glass fenestration at the second story visible

from the street is required to be a minimum of 30% of the total facade area

measured from floor to floor.

The percentage of openings for glass fenestration at the third story and above

visible from the street is required to be a minimum of 20% of the total façade

area measured from floor to floor.

West of North Donahue Drive:

The percentage of openings for glass fenestration of nonresidential uses at

street level (ground story) visible from the street is required to be a minimum

of 30% of the total façade area measured from floor to floor.

The percentage of openings for glass fenestration at the second story visible

from the street is required to be a minimum of 20% of the total façade area

measured from floor to floor.

The percentage of openings for glass fenestration at the third story and above

visible from the street is required to be a minimum of 20% of the total façade

area measured from floor to floor.

Cladding Materials

Building materials shall consist of stone, masonry, ceramic tile, terracotta tile,

wood (not composite), precast concrete and traditional “hard coat” stucco or

brick with accents of stucco, limestone, or wood. If synthetic materials are

used, they must simulate natural materials and are limited to architectural trim

and cornices.

Visible sloped roofing shall be slate, asphalt shingles, copper, or pre-finished

kynar paint coated metal. (See Urban Core Development Guidelines.)

Concealed Equipment

and Prohibited Products No change.

Mixed Use Provisions

In all areas:

Corner lots shall locate any nonresidential uses at the intersection of the

highest street classification. Garage entrances, mechanical rooms, blank

walls, and areas inaccessible to the general public are prohibited on building

corners.

Garages, blank walls, service entries, or mechanical rooms shall not exceed

30% of the ground story street frontage.

East of North Donahue Drive:

Buildings 100 feet or greater must contain an active use at the ground story

for no less than 70% of the length of any street frontage. No more than 50%

of ground story street frontage shall be used as private amenity space for

exclusive use by residents of the building. The Planning Director may reduce

the minimum frontage of active use space required to accommodate for

unique circumstances. Such reductions shall not exceed ten (10) feet.

West of North Donahue Drive:

Buildings 100 feet or longer must contain an active use at the ground story for

no less than 70% of the length of any street frontage. The Planning Director

may reduce the minimum frontage of active use space required to

accommodate for unique circumstances. Such reductions shall not exceed ten

(10) feet.

Residential Use

Provisions

Ground story residential units shall be designed as independent living units

with a primary entrance that takes access from the public right of way or

nearest sidewalk. No more than four individual units may share said

entryway. Units on the 3rd story and above shall take separate access interior

to the building.

Minimum unit width: 18 feet

Maximum unit width: 50 feet

Minimum front setback: 5 feet

Minimum fenestration: 30%

(See Section 502.02(A.) for fee-simple Single-family detached)

Open Space

Requirements*

East of North Donahue Drive:

No open space is required for performance residential uses.

West of North Donahue Drive:

0.15 open space shall be required for Performance Residential Developments

on parcels greater than one (1) acre. On parcels less than one (1) acre, no

separate platted open space lots shall be required, however the required 0.15

open space shall calculated and subtracted from the developable parcel. The

remainder of this calculation will be the basis for determining the total of

units allowed. The open space calculation shall be divided equally among

and attached to each lot. This minimum open space shall be designated on

the subdivision plat and shall not be used for the placement of any structures,

parking, or bufferyard.

Example: For a single-family performance residential, the minimum lot size

is 5,000 s.f.

22,000 s.f. x 0.15 = 3300

22,000 – 3300 = 18,700

18,700 ÷ 5,000 = 3.74 lots.

The maximum number of lots allowed would be 3. The minimum amount of

open to be added to each lot would be 1,100 s.f.

* (See Section 417 for all open space requirements.)

Parking Requirement No change.

Parking Lot Screening

In all areas:

The planting requirement shall be 1 canopy tree and 6 shrubs for every

twenty-five (25) feet of ROW frontage. The planting requirements and buffer

width may vary due to site conditions at the discretion of the Planning

Director.

Surface parking adjacent to any street ROW shall also be screened with a

Type 1, Option A fence (see Figure 4-2) with support piers that are clad with

stone, brick, stucco or architecturally decorative concrete block.

East of North Donahue Drive:

Grade level parking (surface or structured) must be screened with a structure.

In cases where the parking cannot be screened by a structure of the permitted

use as determined by the Planning Director, parking adjacent to any street

ROW must be separated with a planted buffer at least ten (10) feet wide .

West of North Donahue Drive:

Grade level parking (surface or structured) must be located behind the front

building facades. Grade level structured parking located at the perimeter of a

structure must be screened so that cars are not visible from adjacent streets.

Screening must use approved cladding material or vegetation to hide parked

vehicles and shield lighting. Sloped ramps must not be discernable along the

perimeter of the parking structure. In cases where the parking cannot be

screened by a structure of the permitted use as determined by the Planning

Director, parking adjacent to any street ROW must be separated with a

planted buffer at least five (5) feet wide.

Streetscape and Public

Improvements

For streetscape or other public improvements see Section 5 of the

Engineering Design and Construction Manual and any adopted streetscape

plans for streets that the development is adjacent to.

Signage See Section 605.04.(A.), Building Signs in the Urban Core, College Edge

Overlay District, and Urban Neighborhood Districts.

Balconies

A license agreement shall be required for any balcony projection into the

right-of-way. The license agreement must be approved prior to construction

release or issuance of a building permit. Application for any balcony

encroachment must be made to both the Planning Director and the City

Engineer for review, and the format of the license shall be determined and

approved by the City Attorney. Official approval of such agreement shall be

by resolution of the City Council. Buildings with balconies must have

covenants that prohibit leaving unsightly debris, clothing, banners or other

materials visible from public view. Enforcement of covenants shall be the

responsibility of the Homeowners’ or Condominium Association.

Awnings and Canopies

Sloped or flat awnings and canopies are allowed. Awnings fabricated of

canvas or metal are allowed. Awnings may be placed above and extend the

width of any door or window, or extend up to 85% of the width of the

building façade along the street line, whichever is greater; and must be

supported from the building façade with suspension rods.

Support structures for awnings or canopies cannot extend from the sidewalk.

Awnings slopes may be flat to 45 degrees maximum and may not exceed 5

feet in vertical height.

Waivers

Applicants should meet early on with Planning staff and refer to the

Downtown Design Guidelines for additional information and

recommendations. These standards shall be met in addition to all other

standards of this Ordinance, unless specifically exempted. Any proposed

deviation from these standards shall be requested in the form of a waiver and

shall be reviewed and approved by the Planning Commission. In considering

any request for a waiver of these standards, the Planning Commission may

request that the proposed deviation be reviewed and evaluated by the

Downtown Design and Review Committee.

For Development approval process see Section 802. Pre-application conference is encouraged.

509.04 Urban Neighborhood South (UN-S) District Development and Design Standards. Table 5-7 prescribes

development and design standards applicable to the Urban Neighborhood South (UN-S) District. Single-family

detached, zero lot-line, twin house, duplex, cottage housing development, and ADDU uses are exempt from these

standards.

Table 5-7 All other text in this section shall remain.

Development and design standard requirements within the Urban Neighborhood South

District (UN-S)

Density

85 bedrooms per acre for Mixed Use, Multiple Unit Development, Town

House, and Private Dormitory use.

See Section 502.02 for all other performance residential use standards.

Setbacks No change.

Structure Height

Structure height shall not exceed 45 feet. * An additional four (4) to six (6)

feet of height for a decorative cornice or parapet wall is be allowed.

If a parcel is across the street from or adjacent to a single-family residential

zoning district, the maximum structure height shall be 35 feet.

(See definition Structure, Height Section 203)

Story Height The minimum ground story height for nonresidential and residential uses

shall be 15 feet. The minimum upper story height shall be 10.5 feet.

Floor to Area Ratio

(FAR)

No change.

Impervious Surface

Ratio (ISR) No change.

Building Mass

The maximum street-facing building length is 240 feet. Buildings on corner

lots shall locate at the corner of the highest street classification.

Connections made from one building mass to another beyond the maximum

building length are limited to hallways, breezeways, and overhead walkways

not to exceed 25 feet in combined width per story. The minimum separation

between buildings where connections are provided is 15 feet. Such

connections shall be setback no less than 30 feet from the property line.

Enclosed connections shall be permitted only at the second story and above

and shall be fenestrated at 80% to provide transparency through the

connecting structure.

Articulation in Structure Height: For buildings 100 feet or more in length, the

street-facing roof line must have a variation in height. On a corner lot, the

variation in height must be located at the corner of the building that addresses

both street fronts. Parapets and other prominent architectural details visible

from the street which rise above the roofline may account for the required

articulation in structure height.

Articulation in Building Façade: Buildings 100 feet or more in length must

use changes in the depth of plane to create variations in the building face

along the street frontage.

Forecourts: A portion of the building, not to exceed thirty percent (30%) of

the street frontage but not less than ten (10) feet in width, may be used as a

recessed area along the front plane for additional entrances and amenity

space. Vehicular access shall be prohibited in this space. A maximum of one

forecourt is permitted per structure.

Façade Composition

The maximum length of individual façade compositions along a required

building line, generally running parallel to the street frontage, shall be 100

feet. Each façade composition shall be distinct by means of material changes,

fenestration, and/or configuration of architectural elements.

Fenestration

The percentage of openings for glass fenestration of nonresidential uses at

street level (ground story) visible from the street is required to be a minimum

of 30% of the total façade area measured from floor to floor.

The percentage of openings for glass fenestration at the second story visible

from the street is required to be a minimum of 20% of the total façade area

measured from floor to floor.

The percentage of openings for glass fenestration at the third story and above

visible from the street is required to be a minimum of 20% of the total façade

area measured from floor to floor.

The maximum bulkhead height of the ground story is four (4) feet above the

grade level. Spandrel areas shall be no larger than six (6) feet in height for all

ground story fenestration.

Colored or mirrored glass is not permitted.

Cladding Materials

Building materials shall consist of stone, masonry, ceramic tile, terracotta tile,

wood (not composite), precast concrete and traditional “hard coat” stucco or

brick with accents of stucco, limestone, or wood. If synthetic materials are

used, they must simulate natural materials and are limited to architectural trim

and cornices.

Visible sloped roofing shall be slate, asphalt shingles, copper, or pre-finished

kynar paint coated metal. (See Urban Core Development Guidelines.)

Concealed Equipment

and Prohibited Products No change.

Mixed Use Provisions

Buildings 100 feet or greater must contain an active use at the ground story

for no less than 70% of the length of any street frontage. The Planning

Director may reduce the minimum frontage of active use space required to

accommodate for unique circumstances. Such reductions shall not exceed ten

(10) feet.

Corner lots shall locate any nonresidential uses at the intersection of the

highest street classification. Garage entrances, mechanical rooms, blank

walls, and areas inaccessible to the general public are prohibited on building

corners.

Garages, blank walls, service entries, or mechanical rooms shall not exceed

30% of the ground story street frontage.

Residential Use

Provisions

Ground story residential units shall be designed as independent living units

with a primary entrance that takes access from the public right of way or

nearest sidewalk. No more than four individual units may share said

entryway. Units on the 3rd story and above shall take separate access interior

to the building.

Minimum unit width: 18 feet

Maximum unit width: 50 feet

Minimum front setback: 5 feet

Minimum fenestration: 30%

(See Section 502.02(A.) for fee-simple Single-family detached)

Open Space

Requirements*

0.15 open space shall be required for Performance Residential Developments

on parcels greater than one (1) acre.

On parcels less than one (1) acre, no separate platted open space lots shall be

required, however the required 0.15 open space shall calculated and

subtracted from the parcel. The remainder of this calculation will be the basis

for determining the total of units allowed. The open space calculation shall

be divided equally among and attached to each lot. This minimum open

space shall be designated on the subdivision plat and shall not be used for the

placement of any structures, parking, or bufferyard.

Example: For a single-family performance residential, the minimum lot size

is 5,000 s.f.

22,000 s.f. x 0.15 = 3300

22,000 – 3300 = 18,700

18,700 ÷ 5,000 = 3.74 lots.

The maximum number of lots allowed would be 3. The minimum amount of

open to be added to each lot would be 1,100 s.f.

Parking Requirement No change.

Parking Lot Screening

Grade level parking (surface or structured) must be located behind the front

building facades. Grade level structured parking located at the perimeter of a

structure must be screened so that cars are not visible from adjacent streets.

Screening must use approved cladding material or vegetation to hide parked

vehicles and shield lighting. Sloped ramps must not be discernable along the

perimeter of the parking structure. In cases where the parking cannot be

screened by a structure of the permitted use as determined by the Planning

Director, parking adjacent to any street ROW must be separated with a

planted buffer at least five (5) feet wide.

The planting requirement shall be 1 canopy tree and 6 shrubs for every

twenty-five (25) feet of ROW frontage. The planting requirements and buffer

width may vary due to site conditions at the discretion of the Planning

Director.

Surface parking adjacent to any street ROW shall also be screened with a

Type 1, Option A fence (see Figure 4-2) with support piers that are clad with

stone, brick, stucco or architecturally decorative concrete block.

Streetscape and Public For streetscape or other public improvements see Section 5 of the

Engineering Design and Construction Manual and any adopted streetscape

Improvements plans for streets that the development is adjacent to.

Signage See Section 605.04.(A.), Building Signs in the Urban Core, College Edge

Overlay District, and Urban Neighborhood Districts.

Balconies

A license agreement shall be required for any balcony projection into the

right-of-way. The license agreement must be approved prior to construction

release or issuance of a building permit. Application for any balcony

encroachment must be made to both the Planning Director and the City

Engineer for review, and the format of the license shall be determined and

approved by the City Attorney. Official approval of such agreement shall be

by resolution of the City Council. Buildings with balconies must have

covenants that prohibit leaving unsightly debris, clothing, banners or other

materials visible from public view. Enforcement of covenants shall be the

responsibility of the Homeowners’ or Condominium Association.

Awnings and Canopies

Sloped or flat awnings and canopies are allowed. Awnings fabricated of

canvas or metal are allowed. Awnings may be placed above and extend the

width of any door or window, or extend up to 85% of the width of the

building façade along the street line, whichever is greater; and must be

supported from the building façade with suspension rods.

Support structures for awnings or canopies cannot extend from the sidewalk.

Awnings slopes may be flat to 45 degrees maximum and may not exceed 5

feet in vertical height.

Waivers

Applicants should meet early on with Planning staff and refer to the

Downtown Design Guidelines for additional information and

recommendations. These standards shall be met in addition to all other

standards of this Ordinance, unless specifically exempted. Any proposed

deviation from these standards shall be requested in the form of a waiver and

shall be reviewed and approved by the Planning Commission. In considering

any request for a waiver of these standards, the Planning Commission may

request that the proposed deviation be reviewed and evaluated by the

Downtown Design and Review Committee.

For Development approval process see Section 802. Pre-application conference is encouraged.

ARTICLE VI. SIGNS. All other text in this section shall remain.

Section 605. Permitted Signs.

605.04. Building Signs.

A. Building Signs in the Urban Core, College Edge Overlay District, and Urban Neighborhood Districts.

Building signs and sandwich board signs as defined in Article VI are the only signs that are allowed in the

UC, CEOD, and UN districts. Signs may be attached to any building façade. In a multi-tenant building, the

building owner is responsible for distributing the sign allowance among the tenants.

Electronic reader boards are prohibited in the UC, CEOD, CRD-W, and UN districts.

Single story building – Each building facade that faces a public street or that has the main entrance may

have one (1) square foot of sign area for each (1) linear foot of building or space width, or sixteen (16)

square feet, whichever is greater, but no more than fifty (50) square feet. Other building facades may have

one-half (0.5) square foot of sign area for each (1) linear foot of building width, but no more than fifty (50)

square feet.

Multi-story building – Each building facade that faces a public street or that has the main entrance may

have two (2) square feet of sign area for each (1) linear foot of building or space width or thirty-two (32)

square feet, whichever is greater, but no more than seventy-five (75) square feet. Other building facades

may have one-half (0.5) square foot of sign area for each (1) linear foot of building width, but no more than

seventy-five (75) square feet. Ground story nonresidential uses may have allowable signage area

independent from that allowed for the multi-story building. Such uses with facades that face a public street

may have two (2) square feet of sign area for each (1) linear foot of bay or thirty-two (32) feet, whichever

is greater, but no more than seventy-five (75) feet.

Blade signs are encouraged and a blade sign not exceeding six (6) square feet can be provided in addition to

building mounted signage on any façade that has a sidewalk or entrance. A blade mounted sign is defined

as an ornamental rod extending perpendicular from the building with a hanging sign suspended from it at a

90-degree angle from building face and street ROW. Blade signs are to be placed a minimum of nine (9)

feet above sidewalk level to the bottom of the blade sign. Text and graphics on either or both ends of an

awning that are oriented perpendicular to the building face for pedestrian view and are no more than six (6)

square feet may be provided in lieu of a blade sign.

All building signs must be mounted between the first and second story line, or between the second and third

story line or near the top of the wall. The Planning Director, or appropriate designee, may approve an

alternate location for a sign in cases where these locations conflict with or may cause damage to

architectural ornamentation of a building. In any case, building signs may not be mounted higher than the

building. Signage area for the primary sign is computed by measuring the number of square feet in the

smallest rectangle, within all letters, logos, symbols or other elements of the sign can be enclosed. Text and

graphics on the front of an awning oriented parallel to the building face are allowed and are considered

building signage.

A sandwich board sign is a sign of A-frame construction designed for placement on the sidewalk in front of

the place of business being advertised, and is generally two (2) sided. Sandwich board signs that meet all

of the following criteria may be placed and displayed on a public sidewalk:

1. A height of no more than four (4) feet;

2. Maximum area of any side is eight (8) square feet;

3. No illumination;

4. Placed in front of the building or leased space during business hours respective to the use in the

building or leased space;

5. Maintains a clearance on the sidewalk of at least five (5) feet; and,

6. Maintains a distance of at least twenty (20) feet from any other sandwich board sign.

Where adjacent buildings are narrow and sign placements on either side make it impossible for a building

owner or tenant to meet the sandwich board spacing requirement, the Planning Director, or appropriate

designee, may approve an alternative location that maximizes distance between adjacent signs.

B. Building Signs in all other zoning districts. Building signs on any single development site shall not

exceed a total of two (2) square feet per linear foot of the main or entry facade. Multi-story structures with

outside entrances to businesses on each floor may multiply the allowable building signage area by the

number of floors. Multistory buildings with interior entrances and hotel/motel businesses are not allowed to

apply the multiplier. Prorating of allowable building signage amongst building tenants shall be the

responsibility of the owner or property manager, not the Auburn Planning Department.

All persons who desire shall have an opportunity of being heard in opposition to or in favor of such

ordinance.

Publication date: Thursday, April 22, 2021

Bill To: City of Auburn – Planning Department

171 North Ross Street, Suite 100

Auburn, AL 36830

334-501-3040

aenglish@auburnalabama.org

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