River Arts District Form Based Code

STATEMENT
OF INTENT

SUBJECT: Summary of the Draft River Arts District Form-Based Code

FROM: Sasha Vrtunski, AICP
DATE: March 7, 2016

SUMMARY STATEMENT:
The draft form-based code for the River Arts District is a summary of rezoning recommendations for this
area. The draft code was developed after an extensive workshop process in the summer of 2015, and
feedback from both stakeholders and city staff on the Charrette Report that was released in fall, 2015. The
draft form-based code will continue to be revised over the next six months. The draft code is intended to
address both current uses and form in the district as well as future buildings and uses.

Several goals of the form-based code are to: maintain the industrial and creative arts feel of the District;
retain an environment that supports working artists and their studios; support the adaptive re-use of
existing buildings; apply flood damage prevention requirements that enhance resiliency; and add
predictability for residents, tenants, and owners.

INTENT:
This draft code in intended for community feedback. City staff will analyze the recommendations and
compare it with other standards in the Unified Development Ordinance (UDO) and give recommendations
to the consultants as well. It is important to remember that these are draft recommendations for future
zoning districts, but do not represent decisions that have been made.

The code will be amended over the next six months, and a final draft will go through an approval process
including community meetings, hearings at the Asheville Area River Redevelopment Commission, Planning
and Zoning Commission and City Council.

March 7
March 22
April 7
April 30
May July
Aug Sept
Oct Nov
Draft Code Released

Drop in session: Dr. Wesley Grant Sr. Southside Center, 3:00 5:00 pm
Public Meeting on the Draft Code, Dr. Wesley Grant Sr. Southside Center, 6:00 7:30 pm
Public Comment period ends on the Draft Code
Continued revisions to the draft code, staff works with Consultant.
Second draft released. Work session with the Asheville Area Riverfront Redevelopment
Commission (AARRC) and Community meeting.
Draft Code brought forward for endorsement by the Asheville Area River Redevelopment
Commission and Planning and Zoning Commission, and for adoption by City Council.
COST OF CODE STUDY: $100,000

FUNDING SOURCE:
City Council allocated the funds for the River Arts District Form-Based Code in the FY 2014-15 budget
through the General Fund.
RIVER ARTS DISTRICT

FORM-BASED CODE
A CITY OF ASHEVILLE PROJECT
PUBLIC REVIEW DRAFT

March 07, 2016
CONTENTS
1.0. General Provisions
4.0. Site Development
1.1. Purpose . . . . . . . . . . . . . . . . . . . . .1
4.1. Parking . . . . . . . . . . . . . . . . . . . 60
1.2. Intent . . . . . . . . . . . . . . . . . . . . . .1
4.2. Landscaping and Screening . . . . . . . .63
1.3. Applicability . . . . . . . . . . . . . . . . . .1
4.3. Signs . . . . . . . . . . . . . . . . . . . . .64
1.4. Transitional Provisions . . . . . . . . . . . . 2
4.4. Outdoor Display and Storage . . . . . . .75
2.0. Districts
2.1. Districts Established . . . . . . . . . . . . . 3
5.0. Administration
5.1. Form-Based Code Administration . . . . .76
2.2. Rules Applicable to All Districts . . . . . . 4

2.3. RAD-1: Live-Work . . . . . . . . . . . . . . 17
2.4. RAD-2: Mixed Use Edge . . . . . . . . . . 21
6.0. Definitions
6.1. Defined Terms . . . . . . . . . . . . . . . . 77
2.5. RAD-3: Mixed Use Lyman . . . . . . . . 25

2.6. RAD-4: Mixed Use Raised . . . . . . . . 29
2.7. RAD-5: Mixed Use Neighborhood . . . . .33
2.8. RAD-6: Mixed Use Shopfront . . . . . . .37
2.9. RAD-7: Mixed Use Industrial . . . . . . . . 41
2.10. RAD-8: Industrial . . . . . . . . . . . . . .45
2.11. RAD-9: Open Space . . . . . . . . . . . .49
3.0. Land Use

3.1. Classification of Uses . . . . . . . . . . . .53
3.2. Permitted Use Table . . . . . . . . . . . 55
3.3. Special Standards . . . . . . . . . . . . 59
River Arts Form District Asheville, North Carolina
DRAFT 3.07.16
1.0. GENERAL PROVISIONS
1.1. Purpose
c. 7-11-6. Traffic impact analysis.
The purpose of the River Arts Form District is to

implement the Riverside Drive Development Plan,
the River Redevelopment Plan and the River Arts
District Form-Based Code Charrette Report.
d. 7-8-1d. Table of uses
1.2. Intent
It is the intent of this River Arts Form District to:
A. Maintain the industrial and creative arts feel of
the District;
B. Retain an environment that supports working
artists and their studios;
C. Support the adaptive re-use of existing
buildings;
D. Improve connections and mobility while
balancing walking, biking and vehicular
options;
E. Apply flood damage prevention requirements
that enhance resiliency;
F. Allow for development intensities that support
future infrastructure improvements;
G. Ensure that new development supports the
community's vision for the District; and
2. The use of buildings and land within the

River Arts Form District is subject to all
other regulations as well as the River Arts
Form District, whether or not such other
provisions are specifically referenced in
the River Arts Form District. References to
other regulations or provisions of the River
Arts Form District are for the convenience
of the reader. The lack of a cross-reference
does not exempt a land, building, structure
or use from other regulations.
C. Conflicting Provisions
1. Interpretation of conflicts between the
River Arts Form District and any other City
ordinance or regulation (including Chapter
7) are controlled by the River Arts Form
District.
2. The graphics, illustrations and photographs
used to visually explain certain provisions
of River Arts Form District are for
illustrative purposes only. Where there is a
conflict between a graphic, illustration or
photograph and the text, the text controls.
H. Add predictability for residents, tenants and

owners.
1.3. Applicability
A. Territorial Application
The River Arts Form District applies to all
property located within the River Arts Form
District boundary as shown in Sec. 2.1.
B. Application of Chapter 7, Development
1. The following requirements of Chapter 7
do not apply in the River Arts Form District,
unless expressly stated otherwise:
a. 7-10-2. Required setbacks; allowable
encroachments into required setbacks
b. 7-11-4. Open space standards.
DRAFT 3.07.16
1.0. GENERAL PROVISIONS
1.4. Transitional Provisions

A. New Development
1. Except as provided in Sec. 1.4.C below,
upon the effective date of the River
Arts Form District or any subsequent
amendment, any new building or other
structure or any use of land must be
constructed or developed only in
accordance with all applicable provisions
of the River Arts Form District.
2. No excavation or filling of land or
construction of any public or private
improvements may take place or
commence except in conformity with the
River Arts Form District.
B. Existing Development
Any existing use, lot, building or other
structure legally established prior to the
effective date of the River Arts Form District
that does not comply with any provision of
these specific regulations is a legal nonconformity pursuant to Article 18.
C. Previously Issued Permits and Pending
Applications
Previously issued permits and pending
applications will be processed in accordance
with and decided pursuant to the law existing
on the date the application was filed.
DRAFT 3.07.16
2.0. DISTRICTS
2.1. Districts Established
The following River Arts sub-districts are

established and are part of the Official Zoning
Map.
RAD-7
RAD-5
A.
RAD-1: Mixed Use Live-Work (Sec. 2.3)
B.
RAD-2: Mixed Use Edge (Sec. 2.4)
C.
RAD-3: Mixed Use Lyman (Sec. 2.5)
D.
RAD-4: Mixed Use Raised (Sec. 2.6)
E.
RAD-5: Mixed Use Neighborhood (Sec. 2.7)
F.
RAD-6: Mixed Use Shopfront (Sec. 2.8)
G.
RAD-7: Mixed Use Industrial (Sec. 2.9)
H.
RAD-8: Industrial (Sec. 2.10)
I.
RAD-9: Open Space (Sec. 2.11)
RAD-2
RAD-8
RAD-6
RAD-4
RAD-3
RAD-1
RAD-8
RAD-9
RAD-4
RAD-9
DRAFT 3.07.16
2.0 DISTRICTS
2.2. Rules Applicable to All Districts
The following general rules apply to all River Arts sub-districts unless expressly stated otherwise.
A. Lot
B. Building Coverage
1. Defined
A parcel of land either vacant or occupied
intended as a unit for the purpose,
whether immediate or for the future, of
transfer of ownership, or possession, or for
development.
2. Lot Area
Lot area is the area included within the
rear, side and front lot lines. Lot area does
not include existing or proposed right-ofway, whether dedicated or not dedicated
to public use.
1. The maximum area of the lot that is

permitted to be covered by buildings,
including both principal structures,
structured parking and roofed accessory
structures, including gazebos.
2. Building coverage does not include paved
areas such as driveways, uncovered
porches or patios, decks, swimming
pools, porte cochere, or roof overhangs
of two feet or less. Surface parking is not
considered part of building coverage.
House
Sidewalk
Patio
Lot width is the distance between the two

side lot lines measured at the primary
street property line along a straight line or
along the chord of the property line on a
curvilinear lot.
Garage
Driveway
3. Lot Width
Pool
Building Coverage
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C. Building Setbacks
1. Generally
There are 4 types of setbacks primary
street, side street, side interior and rear.
Building setbacks apply to both principal
and accessory buildings and structures
except where explicitly stated otherwise.
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DRAFT 3.07.16
2.0. DISTRICTS
2. Measurement of Building Setbacks

a. The primary street setback is
measured at a right angle from the
primary street right-of-way line.
b. On corner lots, the side street setback
is measured at a right angle from the
side street right-of-way line.
c. The rear setback is measured at a
right angle from the rear property line
or the rear right-of-way or easement
line where there is an alley. The rear
property line is the property line
opposite to the primary street property
line.
d. All lot lines which are not primary
street, side street or rear lot lines are
considered side interior lot lines for the
purpose of measuring setbacks. Side
interior setbacks are measured at a
right angle from the side property line.
D. Parking Setbacks
1. All parking spaces must be located behind
the parking setback line. In almost all
cases, this will prohibit parking between
the building and the street. Parking below
and covered by the ground may encroach
into a required parking setback but cannot
extend into a required easement or the
right-of-way.
2. The parking setback applies to the ground
story only.
3. Parking setbacks are measured from the
right-of-way.
E. Parking Location for Townhouse, Live/
Work Units
Garage doors used for the parking of vehicles
must be placed entirely to the rear of the unit
and be rear-accessed and must face the rear
alley or easement.
3. Primary Street Designation

a. Where only one street abuts a lot, that
street is considered a primary street.
b. The following streets are considered
Primary Streets:
i. Craven Street;
ii. Depot Street;
iii. Haywood Road;
iv. Lyman Street;
v. Riverside Drive; and
vi. Roberts Street.
c. A lot can have more than one Primary
Street.
DRAFT 3.07.16
2.0. DISTRICTS
F. Build-to Zone (BTZ)
3. Uses Allowed
1. Defined
a. The build-to zone (BTZ) is the area on
the lot where a certain percentage
of the front building facade must be
located, measured as a minimum and
maximum setback range from the edge
of the right-of-way.
b. The required percentage specifies the
amount of the front building facade
that must be located in the build-to
zone, measured based on the width of
the building divided by the width of the
lot.
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2. Corner Lots
On a corner lot, a building facade must
be placed within the build-to zone for the
first 30 feet along the street extending
from the block corner, measured from the
intersection of the two right-of-way lines.
With the exception of parking spaces and

outdoor storage, all structures and uses
(including outdoor dining) allowed on the
lot are allowed in the build-to zone.
G. Nonconforming Build-to Zone
1. Additions
Expansion of an existing building which is
unable to meet the build-to requirement,
must comply with the following
nonconforming provisions:
a. Front: Addition
Any addition to the front must be
placed in the build-to zone; however,
the addition does not have to meet
the build-to percentage for the lot.
A front addition is not allowed on a
contributing structure in a National
Register District or a structure that
is eligible for historic designation
(although a variance may be granted
where a hardship exists, including
but not limited to a conflict with the
Building Code or specific purposes for
the addition that make a front location
the most technically, not financially)
feasible option.
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DRAFT 3.07.16
2.0. DISTRICTS
2. Rear: Addition
Rear additions are allowed because
the extension does not increase the
degree of the nonconformity.
a. Front: New Building

All new buildings must be placed in
the build-to zone until the build-to
percentage for the lot has been met.
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b. Rear: New Building

New buildings located outside of the
build-to zone are not allowed until the
build-to percentage for the lot has been
met.
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i. The side addition is no greater than

500 square feet in area or 20%
of the existing building footprint,
(whichever is greater), and is less
than 50% of the existing building
width measured along the primary
street.
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Side additions meeting the following

conditions are allowed:
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c. Side: New Building
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DRAFT 3.07.16
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Where a new building is being constructed

on a lot or site with an existing building
on it that doesn't meet the build-to
requirement, the following nonconforming
provisions apply.
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3. New Buildings
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ii. In the case of a contributing

structure in a National Register
District (or a structure eligible for
designation), the side addition can
be placed no closer than 5 feet
from the street-facing facade of the
building.
New buildings located outside of the

build-to zone are not allowed until the
build-to percentage for the lot has been
met.
d. Accessory Structures: New

Structure
New accessory structures must be
placed behind or to the side of the
principal building. Outdoor dining may be
placed at the front of the lot to enhance
activity at the sidewalk.
2.0. DISTRICTS
H. Setback Encroachments
All buildings and structures must be located
at or behind the required setbacks except
as listed below. Unless specifically stated,
no building or structure can extend into a
required easement or public right-of-way.
1. Building Features
a. Arcades, awnings/canopies, balconies,
front porches, raised entries and
stoops can extend into a required
primary street setback as stated in Sec.
2.2.R.
b. Building eaves, roof overhangs,
gutters, downspouts, light shelves,
bay windows and oriels less than 10
feet wide, cornices, belt courses, sills,
buttresses or other similar architectural
features may encroach up to 3 feet into
a required setback, provided that such
extension is at least 2 feet from the
vertical plane of any lot line.
c. Chimneys or flues may encroach up to
4 feet, provided that such extension is
at least 2 feet from the vertical plane of
any lot line.
d. Unenclosed patios, decks, balconies,
stoops, porches, terraces or fire
escapes may encroach into a side
interior or rear setback, provided that
such extension is at least 6 feet from
the vertical plane of any lot line and
bufferyard requirements, if any, are
met.
e. Handicap ramps may encroach to
the extent necessary to perform their
proper function.
f. Structures below and covered by the
ground may encroach into a required
setback.
2. Low Impact Stormwater Features

a. Low impact stormwater management
features may encroach up to 2 feet
into a primary street setback (but not
into the required sidewalk), including,
but not limited to:
i. Rain barrels or cisterns, 6 feet or
less in height;
ii. Planter boxes;
iii. Bio-retention areas; and
iv. Similar features, as determined by
the City Engineer.
b. Low impact stormwater management
features listed above may encroach
into a side interior or rear setback,
provided such extension is at least 2
feet from the vertical plane of any lot
line.
3. Mechanical Equipment and Utility
Lines
a. For residential buildings only,
mechanical equipment such as
HVAC units and security lighting, may
encroach into a required rear or side
interior setback, provided that such
b. Minor structures accessory to utilities
(such as hydrants, manholes, and
transformers and other cabinet
structures) may encroach into a
required rear, side interior or side
street setback.
4. Other Setback Encroachments
a. Fences and walls under 7-10-3.
b. Property line buffers under Sec. 4.2.
c. Signs under Sec. 4.3.
DRAFT 3.07.16
2.0. DISTRICTS
I. Building Height
1. Building height is regulated in both
number of stories and feet and is
measured from the average grade to the
mean height level between the eaves and
ridge of a gable, hip, mansard, or gambrel
roof or to the highest point of roof surface
of a flat roof, not including a maximum
6-foot high parapet wall encroachment. In
no case is a parapet allowed to exceed 6
feet in height above the roof deck.
Pitched Roof
Flat Roof
5. An attic does not count as a story where

50% or more of the attic floor area has a
clear height of less than 7 feet; measured
from the finished floor to the finished
ceiling.
7'-6"
Height
Height
Max 6
Parapet Wall
Top of Roof
4. Except for RAD-7, RAD-8 and RAD9, new principal structures must be a
minimum height of 2 stories, except
one-story additions under 500 square
feet cumulatively are permitted. Any
required second story must be finished
out with habitable space. All permitted
light industrial uses are also exempt for the
minimum 2 story height limit.
Average Grade
Average Grade
2. Average grade is determined by

calculating the average of the highest and
lowest elevation along natural or improved
grade (whichever is more restrictive) along
the front of the building parallel to the
primary street setback line.
6. A basement with 50% or more of its

perimeter wall area surrounded by natural
grade is not considered a story.
J. Height Encroachments
Any height encroachment not listed below is
prohibited.
Building Height
Highest Elevation
Average of
Highest and
Lowest Elevations
Lowest Elevation
Front of Building
Roberts
Primary
Street
DRAFT 3.07.16
Max
Height
Max
Height
3. In RAD-5, additional height above 3 stories

is permitted provided overall building
height does not exceed a 3-story height
plane when measured from Roberts Street
and extending to Paynes Way as shown
below.
Paynes
Way
1. The maximum height limits of the district

do not apply to spires, belfries, cupolas,
domes not intended for human occupancy;
monuments, water tanks, water towers or
other similar structures which, by design
or function, must exceed the established
height limits.
2. The following specified accessory
structures, building and site features, and
mechanical equipment may exceed the
established height limit provided they do
not exceed the maximum height by more
than 6 feet:
Street
2.0. DISTRICTS
b. Flagpole;
c. Vegetation associated with a rooftop
garden or landscaping;
d. Skylights;
e. Parapet wall; and
f. Solar panels, wind turbines and
rainwater collection systems.
3. The following may exceed the established
height limits provided they do not exceed
the maximum building height by more than
10 feet, do not occupy more than 25% of
the roof area, and are set back at least 10
feet from the edge of the roof:
a. Elevator or stairway access to roof;
b. Rooftop shade structure;
c. Greenhouse; and
d. Mechanical equipment.
3. Ground floor elevation must meet the

requirements of the NC Building Code.
L. Story Height
1. Story height is measured from the top of
the finished floor to the ceiling above.
2. Minimum ground story height applies to
the first 30 feet of the building measured
inward from the street-facing facade. At
least 50% of the ground story must meet
the minimum height provisions.
3. At least 80% of each upper story must
meet the minimum upper story height
provisions.
Ground Story Upper Story

Height
Height
a. Chimney, flue or vent stack;
max. 20%
under min. height
30ft min.
max 50%
under min. height
4. Any of the elements listed in paragraphs

2. and 3. above are considered accessory
to the principal structure and must not
be used for any purpose other than as
incidental to the principal structure.
K. Ground Floor Elevation
1. Ground floor elevation is measured from
top of the adjacent curb to the top of the
finished ground floor.
2. Minimum ground floor elevation applies
to the first 30 feet of the lot measured
from the right-of-way line, except in RAD4, RAD-7 and RAD-8 where ground floor
elevation must meet the requirements of
7-12-1 Flood Protection.
Ground Floor
Elevation
Top of Curb
10
Ground Floor
Elevation
DRAFT 3.07.16
2.0. DISTRICTS
M. Building Stepbacks
1. In RAD-5 and RAD-6, stories above the
second story must be stepped back from
the right-of-way line by at least 10 feet.
2. A portion of an upper story not exceeding
12 feet in length for any one element up
to a total maximum of 20% of the building
facade width may encroach into the 10 foot
stepback.
2. The minimum percentage of windows

and doors that must cover an upper
story facade is measured from top of the
finished floor to the top of the finished
floor above. When there is no floor above,
upper story transparency is measured
from the top of the finished floor to the
top of the wall plate. The percentage is
derived for each upper story based on the
transparent area of upper story windows
and doors divided by the total area of the
upper story facade.
3. Transparency applies to primary and side
street-facing facades only.
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4. Glass is considered transparent where it

has a transparency higher than 80% and
external reflectance of less than 15%.
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5. An opening to a parking garage is not

considered transparency.
6. Any glass in a garage door for a restaurant
or entertainment use (and not for loading
purposes) is considered transparent.
N. Transparency
Ground Story
Transparency
Upper Story
Transparency
1. The minimum percentage of windows

and doors that must cover a ground story
facade. The percentage is derived by
dividing the transparent area of ground
story windows and doors between 2 and
12 feet above the adjacent sidewalk by the
total area of the ground story facade.
DRAFT 3.07.16
7. Garage doors that have no or limited

transparency that can be rolled up during
regular business hours (and are not used
for the storing or parking of cars) can
count for up to 50% of a transparency
requirement.
Wall Plate
Finished
Floor
12
11
2.0. DISTRICTS
O. Blank Wall Area

1. Blank wall area means a portion of the
exterior facade of the building that does
not include: windows or doors; columns,
pilasters or other articulation greater than
12 inches in depth; or a substantial material
change (paint color is not considered a
substantial change). The same material
used in a different pattern does not
constitute a substantial material change.
Blank
Wall
Blank Wall
Blank Wall
2. Blank wall area applies in both a vertical

and horizontal direction and to ground and
upper story primary and side street-facing
facades.
4. An angled entrance may be provided

at either corner of a building along the
street to meet the street-facing entrance
requirements.
Q. Streetscape
1. If an appropriate width sidewalk and street
trees do not exist or do not meet the subdistrict requirements, the developer is
responsible for the installation of sidewalk
and street trees as shown in Sec. 2.3
through Sec. 2.11. Modified dimensions
may be approved by the City Traffic
Engineer to account for existing street
widths and building locations.
2. The required sidewalk may be wholly
or partially located on private property,
provided the sidewalk is located within an
easement permanently dedicated to the
City.
P. Pedestrian Access
1. An entrance providing both ingress and
egress, operable to residents or customers
at all times during operating hours, is
required to meet the street-facing entrance
requirements. Additional entrances off
another street, pedestrian area or internal
parking area are permitted.
2. The entrance spacing requirements must
be met for each building, but are not
applicable to adjacent buildings.
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3. Doors are not permitted to swing into a

public right of way.
12
DRAFT 3.07.16
2.0. DISTRICTS
R. Building Elements
Setback
Lot Line
Individual building elements are allowed for by sub-district (see Sec. 2.3 trough Sec. 2.11)
6
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9
min
Insert image
1. Arcade
2. Awning/Canopy
A covered passage supported by arches

or columns that is open on three sides.
with enclosed habitable space above.
A wall-mounted, cantilevered structure

providing shade and cover from the
weather for a sidewalk.
a. An arcade must have a clear depth

from the support columns to the
buildings facade of at least 8 feet and
a clear height above the sidewalk of at
least 9 feet.
a. An awning/canopy must be a minimum

of 9 feet clear height above the
sidewalk and must have a minimum
depth of 6 feet. The Planning and
Development Director may approve
a modification to these standards in
order to fit an awning or canopy on an
existing building.
b. An arcade must be contiguous and

extend over at least 75% of the width
of the building facade from which it
projects.
c. An arcade cannot encroach into a
required setback or the public right-ofway.
DRAFT 3.07.16
b. An awning/canopy may extend into

a required setback above private
property.
c. An awning/canopy may encroach up to
9 feet into the public right-of-way but
must be at least 2 feet inside the curb
line or edge of pavement, whichever
is greater. The encroachment requires
City or DOT approval, based on the
ownership of the right-of-way.
13
2.0. DISTRICTS
2
min
Setback
Lot Line
Setback
Lot Line
6
max
9
max
9
min
4
min
2
min
Min 33%
3. Balcony
A platform projecting from the wall of an
upper-story of a building with a railing
along its outer edge, often with access
from a door or window.
a. A balcony must be at least 4 feet deep
and may extend up to 6 feet into a
required setback, provided that such
b. A balcony must have a clear height
above the sidewalk of at least 9 feet.
c. A balcony may be covered and
screened, but cannot be fully enclosed.
d. A balcony may encroach up to 6 feet
into the public right-of-way but must
be at least 2 feet inside the curb line
or edge of pavement, whichever is
greater. The encroachment requires
City or DOT approval, based on the
ownership of the right-of-way.
14
6
min
4. Front Porch
A raised structure attached to a building,
forming a covered entrance to a doorway.
a. A front porch must be at least 6 feet
deep (not including the steps).
b. A front porch must be contiguous,
with a width not less than 33% of the
building facade from which it projects.
c. A front porch must be roofed and
may be screened, but cannot be fully
enclosed.
d. A front porch may extend up to 9 feet,
including the steps, into a required
setback, provided that such extension
is at least 2 feet from the vertical plane
of any lot line.
e. A front porch may not encroach into
the public right-of-way.
DRAFT 3.07.16
2.0. DISTRICTS
Insert image
5. Raised Entry, External

A staircase attached to the outside of a
building that provides pedestrian access to
the first occupiable floor of a building in a
flood prone area.
a. For any level where off-street parking
is provided within or below a building,
the parking must be screened from the
public right-of-way with a street wall
that is at least 50% opaque.
b. The area between the street-facing
building facade and the sidewalk
must be planted at ground level, or
in raised planting beds permanently
affixed to the ground. Plantings must
consist of shrubs within 6 feet of the
building facade that attain a height of
at least 3 feet. Planting is not required
at entrances to and exits from the
building or within driveways.
c. Stairs must be constructed between
grade and the lowest occupiable floor
and must change direction once at
least 90 degrees in plan.
DRAFT 3.07.16
Insert image
6. Raised Entry, Internal

An at-grade building entrance that
provides access to shared entry area of a
building in a flood prone area.
a. A lobby with a minimum width of 20
feet must be provided along the streetfacing building facade at the level of
the adjoining sidewalk with a depth of
at least 20 feet. Transparency must be
applied to at least 40% of the surface
area of the street-facing building
facade.
b. For any level where off-street parking
is provided within or below a building,
the parking must be screened from the
public right-of-way with a street wall
that is at least 50% opaque.
c. The area between the street-facing
building facade and the sidewalk
must be planted at ground level, or
in raised planting beds permanently
affixed to the ground. Plantings must
consist of shrubs within 6 feet of the
building facade that attain a height of
at least 3 feet. Planting is not required
at the entrances to and exits from the
building or within driveways.
15
2.0. DISTRICTS
Setback
Lot Line
2
min
6
max
6
max
7. Stoop
A small raised platform that serves as an
entrance to a building.
a. A stoop must be no more than 6 feet
deep (not including the steps) and 6
feet wide.
b. A stoop may be covered but cannot be
fully enclosed (must not be screened
in).
c. A stoop may extend up to 6 feet,
including the steps, into a required
setback, provided that such extension
is at least 2 feet from the vertical plane
of any lot line.
d. A stoop may not encroach into the
public right-of-way.
16
DRAFT 3.07.16
2.0. DISTRICTS
2.3. RAD-1: Live-Work
1. PURPOSE AND INTENT
A. Form
RAD-1 is intended to accommodate a variety of
small-scale residential buildings that address
and conform to the topography of the area.
B. Height
To help ensure compatibility with the adjacent
residential neighborhood, building height is
limited to 3 stories.
C. Front Setbacks
Buildings are pulled up to the sidewalk to
encourage pedestrian activity.
D. Use
A variety of residential uses are allowed. Live/
work is also allowed subject to standards that
limit the extent of the nonresidential use.
DRAFT 3.07.16
17
2.0. DISTRICTS
3. SITING
2. LOT CRITERIA
A
B
C
E
d
e
St
t
Si
e
re
d
e
St
e
re
St
St
y
Si
re
e
re
e
ar
ar
ri
ri
Lot Dimensions
Building Setbacks
Lot area (min)
0'
Primary street (min/max)
10'/30'
Lot width (min)
0'
Side street (min/max)
10'/30'
Side interior (min)
Lot Parameters
C Building coverage (max)
80%
D Rear (min)
Rear or side interior abutting

RS or RM (min)
5'
5'
15'
Build-to Zone (BTZ)

Building facade in primary street
BTZ (min % of lot width)
Building facade in side street BTZ
F
(min % of lot width)
18
70%
35%
DRAFT 3.07.16
2.0. DISTRICTS
5. BULK AND MASS
4. ACCESS AND PARKING
C ar
m
ri
St
d
e
Si
Si
e
re
d
e
St
e
re
St
St
ar
re
e
ri
re
e
Access
Building Height
Maximum height (stories/feet)

Minimum height (stories)
Driveway width in setback (min/max)

One-way
10'/14'
Two-way
20'/24'
Building Mass
C
Parking Setbacks
B
Primary street (min)
30'
Side street (min)
10'
D Side interior (min)
0'
Rear (min)
0'
Rear or side abutting RS or RM (min)
5'
DRAFT 3.07.16
3/45'
Street-facing building length (max)
2
150'
19
2.0. DISTRICTS
6. PUBLIC REALM
Transparency
Building Setbacks
Ground story (min)
30%
Upper story (min)
30%
Blank wall area (max)
30'
Story Height
D Ground floor elevation (min/max)
0'/6'
Ground story (min)
10'
Upper story (min)
9'
Pedestrian Access
G Entrance facing primary street
H
Entrance spacing along primary

street (max)
Primary/side street (min/max)
10'/30'
Streetscape*
J
Pedestrian walkway (min)
6'
Planting strip (min)
6'
Planting strip type
Tree lawn
30' avg.
on-center
*Modified dimensions may be approved by the
City Traffic Engineer see Sec. 2.2.Q.
Trees in planting strip
Required
50'
Building Elements Allowed

Awning/canopy, balcony, front porch, stoop
20
DRAFT 3.07.16
2.0. DISTRICTS
2.4. RAD-2: Mixed Use Edge
A. Form
RAD-2 is intended to accommodate a variety
of small-scale residential, commercial and
mixed use buildings that address and conform
to the topography of the area.
B. Height
To help ensure compatibility with the adjacent
residential neighborhood, building height is
limited to 3 stories.
C. Front Setbacks
Buildings are pulled up to the sidewalk to
encourage pedestrian activity.
D. Use
A broad range of commercial and residential
uses are allowed.
DRAFT 3.07.16
21
2.0. DISTRICTS
3. SITING
2. LOT CRITERIA
C
E
t
St
d
e
Si
Si
e
re
d
e
St
e
re
St
St
re
e
ar
ar
re
e
ri
ri
Lot Dimensions
Building Setbacks
Lot area (min)
0'
5'/20'
Lot width (min)
0'
5'/20'
Side interior (min)
Lot Parameters
80%
D Rear (min)
Rear or side interior abutting RM

(min)
5'
5'
15'
Build-to Zone (BTZ)

F
22
70%
35%
DRAFT 3.07.16
2.0. DISTRICTS
5. HEIGHT
D
C
A
C
t
St
d
e
Si
Si
e
re
d
e
St
e
re
St
St
re
e
ar
ar
re
e
ri
ri
Access
Building Height
Minimum height

One-way
10'/14'
Two-way
20'/24'
Light industrial uses
Parking Setbacks
All other uses
30'
Building Mass
Side street (min)
10'
0'
Rear (min)
0'
Rear or side interior abutting RM (min)
5'
DRAFT 3.07.16
3/45'
24'
2 stories
150'
23
2.0. DISTRICTS
6. PUBLIC REALM
Transparency
A
Building Setbacks
I
Ground story, primary/side (min)
Streetscape*
20%/20%
Nonresidential
40%/20%
6'
6'
Upper story (min)
20%
30'
Story Height
5'/20'
Residential
B
Residential
2'/4'
Nonresidential
0'/2'
Tree lawn/
grates
30' avg.
on-center
Planting type
Ground story (min)

Residential
10'
Nonresidential
12'
Upper story (min)
9'
Pedestrian Access
H

street (max)
Required
75'

24
DRAFT 3.07.16
2.0. DISTRICTS
2.5. RAD-3: Mixed Use Lyman
insert photo
A. Form
of large-scale residential, commercial and
B. Height
insert photo
Building height is limited to 5 stories.

C. Front Setbacks
Buildings setbacks are more flexible to allow
for a variety of building and parking placement
options.
D. Use
uses are allowed.
DRAFT 3.07.16
insert photo
25
2.0. DISTRICTS
3. SITING
2. LOT CRITERIA
d
e
Si
St
t
Si
e
re
e
re
St
St
d
e
St
ar
ar
re
e
ri
re
e
ri
Lot Dimensions
Building Setbacks
Lot area (min)
0'
0'/50'
Lot width (min)
0'
0'/50'
Side interior (min)
Lot Parameters
80%
D Rear (min)
10'
10'
Build-to Zone (BTZ)

F
26
50%
25%
DRAFT 3.07.16
2.0. DISTRICTS
5. HEIGHT
t
re
e
St
d
e
Si
e
re
St
d
e
e
re
St
St
Si
ar
re
e
C ar
m
ri
ri
Access
Building Height
Minimum height

One-way
10'/14'
Two-way
20'/24'
Parking Setbacks
All other uses
10'
Building Mass
Side street (min)
10'
5'
5'
Rear (min)
5/65'
24'
2 stories
n/a
No off-street parking is allowed between the

building and street
DRAFT 3.07.16
27
2.0. DISTRICTS
6. PUBLIC REALM
Transparency
A
Building Setbacks
I
Streetscape*
20%/20%
Nonresidential
40%/20%
6'
6'
Upper story (min)
20%
Blank wall area, primary/side

(max)
50'
Story Height
0'/50'
Residential
B
Residential
2'/4'
Nonresidential
0'/2'
Tree lawn/
grates
30' avg.
on-center
Planting type
Ground story (min)

Residential
10'
Nonresidential
12'
Upper story (min)
9'
Pedestrian Access
H
Required

street (max)
n/a

28
DRAFT 3.07.16
2.0. DISTRICTS
2.6. RAD-4: Mixed Use Raised
A. Form
RAD-4 is intended to accommodate a
variety of medium to large-scale residential,
commercial and mixed use buildings that
address and conform to the flood zone
protection requirements.
B. Height
C. Front Setbacks
Buildings are setback from the street to allow
for adequate treatment of building facades
that contain restricted ground floor activity
(parking, lobbies and storage) due to the flood
zone protection requirements.
D. Use
uses are allowed.
DRAFT 3.07.16
29
2.0. DISTRICTS
3. SITING
2. LOT CRITERIA
C
E
B
t
re
e
d
e
St
t
Si
Si
e
re
St
d
e
e
re
St
St
ar
ar
re
e
ri
ri
Lot Dimensions
Building Setbacks
Lot area (min)
0'
15'/30'
Lot width (min)
0'
5'/15'
Side interior (min)
Lot Parameters
80%
D Rear (min)
0'
0'
Build-to Zone (BTZ)

F
30
70%
35%
DRAFT 3.07.16
2.0. DISTRICTS
5. HEIGHT
D
C
t
re
e
re
e
St
St
Si
d
e
e
re
d
e
St
e
re
St
Si
ar
ri
C ar
m
ri
Access
Building Height
Minimum height

One-way
10'/14'
Two-way
20'/24'
Parking Setbacks
All other uses
10'
Building Mass
Side street (min)
5'
0'
0'
Rear (min)
5/65'
24'
2 stories
200'
Parking is allowed underneath buildings but

no off-street parking is allowed between the
building and street.
DRAFT 3.07.16
31
2.0. DISTRICTS
2.6.RAD-4: Mixed Use Raised
6. PUBLIC REALM
Transparency
Building Setbacks
Ground story (min)
n/a
Upper story (min)
20%
Blank wall area
30'
All stories above BFE (min)

Entrance facing primary street
9'
J

street (max)
Required
100'

Awning/canopy, balcony
15'/30'
5'/15'
Streetscape*
BFE + 2'
Pedestrian Access
F
H Side street (min/max)

I
Story Height
D Ground floor elevation (min)
H Primary street (min/max)

Primary street
8'
Side street
6'
6'
Tree lawn/
grates
30' avg.
on-center
Planting type
Building Elements Required

Raised entry-external or raised entry-internal
32
DRAFT 3.07.16
2.0. DISTRICTS
2.7. RAD-5: Mixed Use Neighborhood
insert photo
insert photo
A. Form
of small-scale residential, commercial and
B. Height
1. To help ensure compatibility with the
adjacent residential neighborhood,
building height is limited to 3 stories.
insert photo
2. Buildings that back to the French Broad

River can utilize the topography for
additional height down the slope.
C. Front Setbacks
Ground floor facades must pulled up to the
sidewalk to encourage pedestrian activity.
However, to help ensure compatibility along
Roberts Street, 3rd story building facades must
be stepped back from the street.
insert photo
D. Use
uses are allowed.
DRAFT 3.07.16
33
2.0. DISTRICTS
3. SITING
2. LOT CRITERIA
C
E
re
e
ar
St
Si
d
e
F
t
Si
e
re
d
e
St
e
re
St
St
ar
re
e
ri
ri
Lot Dimensions
Building Setbacks
Lot area (min)
0'
0/10'
Lot width (min)
0'
0'/10'
Side interior (min)
Lot Parameters
80%
D Rear (min)
Rear or side interior abutting

RM (min)
0'
0'
15'
Build-to Zone (BTZ)

F
34
80%
40%
DRAFT 3.07.16
2.0. DISTRICTS
5. HEIGHT
D
C
A
P
d
e
St
re
e
t
t
Si
e
re
d
e
St
e
re
St
St
Si
ar
re
e
D ar
m
ri
ri
Access
Building Height
Minimum height

One-way
10'/14'
Two-way
20'/24'
Parking Setbacks
All other uses
Primary street
30'
Side street (min)
10'
0'
Rear (min)
0'
Rear or side interior abutting RM (min)
5'
DRAFT 3.07.16
3/45'
24'
2 stories
Building step back above 2nd

story (min)
10'
Building Mass
D Street-facing building length (max)
150'
35
2.0. DISTRICTS
6. PUBLIC REALM
Transparency
A
Building Setbacks
I

Residential
20%/20%
Nonresidential
50%/20%
0/10'
Streetscape*
J
Upper story (min)
20%
Primary street
8'
Blank wall area
30'
Side street
6'
6'
Story Height
Tree lawn/
grates
30' avg.
on-center
Planting type
Residential
2'/4'
Nonresidential
0'/2'
Ground story (min)
12'
Upper story (min)
10'
Pedestrian Access
H

street (max)
Required
75'

36
DRAFT 3.07.16
2.0. DISTRICTS
2.8. RAD-6: Mixed Use Shopfront
insert photo
A. Form
of mixed use buildings that address and
conform to the topography of the area.
B. Height
insert photo

C. Front Setbacks
Ground floor facades must pulled up to the
sidewalk to encourage pedestrian activity.
However, to help ensure compatibility with
existing development along the majority of
Depot Street and Clingman Avenue, 3rd and
4th story building facades must be stepped
back from the street.
D. Use
insert photo

uses are allowed. However, to encourage
pedestrian activity, ground floor residential
uses are not allowed in RAD-6.
DRAFT 3.07.16
37
2.0. DISTRICTS
3. SITING
2. LOT CRITERIA
C
E
re
e
ar
St
d
e
Si
F
t
Si
e
re
d
e
St
e
re
St
St
ar
re
e
ri
ri
Lot Dimensions
Building Setbacks
Lot area (min)
0'
0'/10'
Lot width (min)
0'
0'/10'
Side interior (min)
Lot Parameters
90%
D Rear (min)
0'
0'
Build-to Zone (BTZ)

F
38
90%
45%
DRAFT 3.07.16
2.0. DISTRICTS
5. HEIGHT
Si
St
re
e
t
e
re
d
e
St
d
e
y
t
e
re
St
St
Si
ar
re
e
D ar
m
ri
ri
Access
Building Height
Minimum height

One-way
10'/14'
Two-way
20'/24'
Parking Setbacks
All other uses
30'
Side street (min)
10'
0'
0'
Rear (min)
DRAFT 3.07.16
4/55'
24'
2 stories
Building step back above 2nd

story (min)
10'
Building Mass
D Street-facing building length (max)
200'
39
2.0. DISTRICTS
6. PUBLIC REALM
Transparency
Building Setbacks
Ground story, primary/side

(min)
Upper story (min)
20%
30'
50%/25%
0'/2'
Ground story (min)
12'
Upper story (min)
9'
Pedestrian Access
H
Required
Entrance spacing along

primary street (max)
0/10'
Streetscape*
J
Story Height
Ground floor elevation (min/
D
max)

Primary street
8'
Side street
6'
6'
Tree lawn/
grates
30' avg.
on-center
Planting type
50'

Arcade, awning/canopy, balcony, stoop
40
DRAFT 3.07.16
2.0. DISTRICTS
2.9. RAD-7: Mixed Use Industrial
A. Form
of small and large-scale commercial and
industrial buildings that address and conform
to the flood zone protection requirements.
B. Height
C. Front Setbacks
D. Use
A broad range of commercial, manufacturing
and industrial uses are allowed.
DRAFT 3.07.16
41
2.0. DISTRICTS
2. LOT CRITERIA
3. SITING
A
D
C
B
C
P
re
e
ar
St
d
e
Si
Si
e
re
d
e
St
e
re
St
St
ar
re
e
ri
ri
Lot Dimensions
Building Setbacks
Lot area (min)
10,000 SF
15'
Lot width (min)
100'
Side street (min)
15'
Side interior (min)
15'
Lot Parameters
80%
D Rear (min)
River setback (min)
15'
50'
Build-to Zone (BTZ)

F
42
n/a
n/a
DRAFT 3.07.16
2.0. DISTRICTS
5. HEIGHT
B
t
re
e
d
e
Si
e
re
d
e
St
St
y
t
e
re
St
St
Si
ar
re
e
C ar
m
ri
ri
Access
Building Height

Minimum height (feet)

One-way
20'/24'
Two-way
30'/36'
Building Mass
C
Parking Setbacks
B
10'
Side street (min)
10'
10'
10'
Rear (min)
5/60'
24'
200'

DRAFT 3.07.16
43
2.0. DISTRICTS
6. PUBLIC REALM
Transparency
Building Setbacks
Ground story (min)
n/a
H Primary/side street (min)
Upper story (min)
n/a
Streetscape*
n/a
Story Height
D Ground floor elevation
E
All stories above BFE
BFE + 2'
n/a
Pedestrian Access
F

15'

Primary street
8'
Side street
6'
6'
Tree lawn/
grates
30' avg.
on-center
Planting type
Required
n/a

Awning/canopy
44
DRAFT 3.07.16
2.0. DISTRICTS
2.10. RAD-8: Industrial
insert photo
A. Form
of small and large-scale industrial buildings
that address and conform to the flood zone
protection requirements.
B. Height
insert photo

C. Front Setbacks
D. Use
A broad range of manufacturing and industrial
uses are allowed. Accessory commercial and
retail activity is allowed when subordinate to
the principal use in terms of area, extent and
purpose (see Sec. 3.1.D)
DRAFT 3.07.16
insert photo
45
2.0. DISTRICTS
2. LOT CRITERIA
3. SITING
A
D
C
B
C
P
re
e
ar
St
d
e
Si
Si
e
re
d
e
St
e
re
St
St
ar
re
e
ri
ri
Lot Dimensions
Building Setbacks
Lot area (min)
10,000 SF
15'
Lot width (min)
100'
Side street (min)
15'
Side interior (min)
15'
Lot Parameters
80%
D Rear (min)
River setback (min)
15'
50'
Build-to Zone (BTZ)

F
46
n/a
n/a
DRAFT 3.07.16
2.0. DISTRICTS
5. HEIGHT
B
t
re
e
d
e
Si
e
re
d
e
St
St
y
t
e
re
St
St
Si
ar
re
e
C ar
m
ri
ri
Access
Building Height

Minimum height (feet)

One-way
20'/24'
Two-way
30'/36'
Building Mass
C
Parking Setbacks
B
10'
Side street (min)
10'
10'
10'
Rear (min)
5/60'
24'
n/a

DRAFT 3.07.16
47
2.0. DISTRICTS
6. PUBLIC REALM
Transparency
Building Setbacks
Ground story (min)
n/a
H Primary/side street (min)
Upper story (min)
n/a
Streetscape*
n/a
Story Height
E
All stories above BFE
BFE + 2'
n/a
Pedestrian Access
F

15'

Primary street
8'
Side street
6'
6'
Tree lawn/
grates
30' avg.
on-center
Planting type
Required
n/a

Awning/canopy
48
DRAFT 3.07.16
2.0. DISTRICTS
2.11. RAD-9: Open Space
insert photo
insert photo
A. Form
RAD-8 is intended to preserve and enhance
land as permanent outdoor open and
recreational space.
B. Height
insert photo
Height is limited to 40 feet.

C. Front Setbacks
Buildings setbacks are flexible to allow for
a variety of building and parking placement
options.
D. Use
All land is intended to be unoccupied or
predominately unoccupied by buildings or
other impervious surfaces. However, a limited
set of public and institutional and recreational
uses are allowed.
DRAFT 3.07.16
insert photo
49
2.0. DISTRICTS
2. LOT CRITERIA
3. SITING
A
C
C
B
St
d
e
Si
Si
e
re
d
e
St
e
re
St
St
re
e
ar
ar
re
e
ri
ri
Lot Dimensions
Building Setbacks
Lot area (min)
0'
20'
Lot width (min)
0'
Side street (min)
20'
Side interior (min)
20'
Lot Parameters
5%
D Rear (min)
20'
Build-to Zone (BTZ)

F
50
n/a
n/a
DRAFT 3.07.16
2.0. DISTRICTS
5. HEIGHT
t
re
e
t
d
e
Si
Si
e
re
d
e
St
St
e
re
St
St
ar
ar
re
e
ri
ri
Access
Building Height
Maximum height (feet)
40'
Minimum height (stories)
n/a

One-way
10'/14'
Two-way
20'/24'
Building Mass
C
Parking Setbacks
B
10'
Side street (min)
10'
10'
10'
Rear (min)
DRAFT 3.07.16
n/a
51
2.0. DISTRICTS
6. PUBLIC REALM
Transparency
Building Setbacks
Ground story, primary/side

(min)
n/a
Upper story (min)
n/a
Blank wall area, primary/side

C
(max)
n/a
Story Height
n/a
Ground story
n/a
Upper story (min)
n/a
Pedestrian Access

Primary/side street (min)
20'
Streetscape*
J
6'
6'
Tree lawn/
grates
30' avg.
on-center
Planting type
n/a
n/a

n/a
52
DRAFT 3.07.16
3.0. LAND USE

3.1. Classification of Uses
This section establishes the uses allowed. A lot or building must be occupied with only the uses allowed
in this section. Any one or more allowed uses may be established on a lot, subject to the requirements of
this section, and in compliance with all applicable requirements of this River Arts Form District.
A. Principal Uses
1. Allowed principal uses by sub-district are
shown in the permitted use table in Sec.
3.2.
2. Any use not listed is not allowed unless
the Planning and Development Director
determines that the use is similar to a
listed use. The uses found in Sec. 3.1.C are
expressly prohibited and are not allowed
under any circumstances.
3. When determining whether a proposed
use is similar to a listed use, the Planning
and Development Director will consider
the following:
a. The actual or projected characteristics
of the proposed use.
b. The relative amount of site area or
floor area and equipment devoted to
the proposed use.
c. Relative amounts of sales.
d. The customer type.
4. Where a use is determined not to be

similar to any listed use, a text amendment
is required prior to establishment of that
use.
B. Flood Protection
Some allowed uses in RAD-4, RAD-7 and RAD8 may not be allowed on ground floors under
7-12-1 Flood Protection.
C. Prohibited Uses
The following uses are expressly prohibited
and are not allowed under any circumstances:
1. Adult establishments.
2. Asphalt plants.
3. Chemical storage facilities.
4. Detention, jails & correctional facilities.
5. Gas manufacturing.
6. Gated communities.
7. Hazardous waste management facilities.
e. The relative number of employees.
8. Hazardous materials (H1) manufacturing or

storage.
f. Hours of operation.
9. Mining.
g. Building and site arrangement.
10. Paper mills.
h. Types of vehicles used and their

parking requirements.
11. Recycling plant.
i. The number of vehicle trips generated.

j. How the proposed use is advertised.
12. Slaughter house.

13. Solid waste landfill.
14. Drive-through facilities or uses.
k. The likely impact on surrounding

properties.
l. Whether the activity is likely to be
found independent of the other
activities on the site.
DRAFT 3.07.16
53
3.0. LAND USE

3.1. Classification of Uses
D. Accessory Uses
1. Accessory uses and structures are
permitted in conjunction with an allowed
principal use. Accessory uses and
structures must be accessory and clearly
and customarily incidental and subordinate
to a permitted principal use or structure.
2. No accessory use or structure may be
established prior to the establishment of a
permitted principal use or structure.
3. All accessory structures must meet the
requirements of Sec. 2.0.
4. The Planning and Development Director
is authorized to determine when a use or
structure is accessory. In order to classify a
use or structure as accessory, the Planning
and Development Director must determine
that the use or structure:
a. Is subordinate to the principal use in
terms of area, extent and purpose;
b. Contributes to the comfort,
convenience or necessity of occupants
of the principal use or structure served;
c. Is located on the same lot as the
principal use or structure, or on a
contiguous lot in the same ownership;
d. Does not involve operations not in
keeping with the character of the
principal use or structure served; and
e. Is not of a nature likely to attract
visitors in larger numbers than would
normally be expected for the principal
use or structure.
54
DRAFT 3.07.16
3.0. LAND USE

3.2. Permitted Use Table
RAD RAD RAD RAD RAD RAD RAD RAD RAD

-1
-2
-3
-4
-5
-6
-7
-8
-9 Special
Standards
Residential
Dwelling, townhouse
--
--
--
--
--
--
--
--
Dwelling, multifamily (up to 50 units)
--
--
--
--
--
Dwelling, multifamily (50+ units)
--
--
--
--
--
--
Upper-story residential (up to 50 units)
--
--
--
Upper-story residential (50+ units)
--
--
--
Assisted living facility
--
--
--
7-16-1(c)(6)
Family care home
--
--
--
7-16-1(c)(31)
Group home
--
--
--
7-16-1(c)(37)
Live-work units
--
--
--
Sec. 3.3.A
Armory
--
--
--
--
--
--
--
--
Civic, social service or fraternal

organizations
--
--
--
College, university, vocational or

technical school
--
--
--
--
Day-care center, adult or child
--
--
--
--
Day care home, adult or child
--
--
--
Fire, police station
Government building and use
--
--
Library, museum
--
--
--
Performance center
--
--
--
--
Place of worship
--
--
--
Post office without distribution facility
--
--
--
Post office with distribution facility
--
--
--
--
--
--
--
Public utility and related facility
School
--
--
--
--
Transportation terminal
--
--
Community center
--
--
Parks, passive and greenways
Recreational uses, governmental
Public & Institutional
7-16-1(c)(57)
Recreational
KEY: P = Permitted Use S = Permitted Use Subject to Special Standards C = Conditional Use -- = Use Not Permitted
DRAFT 3.07.16
55
3.0. LAND USE


-1
-2
-3
-4
-5
-6
-7
-8
-9 Special
Standards
Food, Beverage & Entertainment

Eating/drinking establishment
--
--
--
Microbrewery
--
--
--
Mobile food vending
--
--
--
7-16-1(c)(44)
Movie theater
--
--
--
7-16-1(c)(45)
Nightclub
--
--
--
--
--
--
Recreational uses, commercial indoor
--
--
--
Bed and breakfast inn
--
--
7-16-1(c)(10)
Homestay
--
--
--
--
--
--
--
--
7-16-1(c)(9)
Lodging facility (up to 20 rooms)
--
--
--
Lodging facility (up to 50 rooms)
--
--
--
Art gallery
--
--
--
Barber shop or beauty salon
--
--
Business incubator
--
--
--
Clinic, medical
--
--
--
Clinic, veterinary (no outdoor kennel)
--
--
--
Equipment rental business
--
--
Farm products market, flea market
--
--
--
Financial Institution
--
--
--
Grocery store
--
--
--
Hardware, garden supply store
--
--
--
Health or fitness facility
--
--
--
Heavy equipment & specialized vehicle

sales, rental & service
--
--
--
--
--
--
--
Industrial equipment sales
--
--
--
--
--
--
--
Instructional services
--
--
--
Kennel
--
--
Laundry or dry cleaning
--
--
--
Manufactured home sales and

servicing
--
--
--
--
--
--
--
Lodging
Retail, Service & Office
56
DRAFT 3.07.16
3.0. LAND USE


-1
-2
-3
-4
-5
-6
-7
-8
-9 Special
Standards

Motor vehicle and boat sale, new &
used
--
--
--
--
--
--
--
Motor vehicle or boat service and

repair
--
--
--
--
--
--
--
Motor vehicle and utility trailer rental
--
--
--
--
--
--
--
Motor vehicle service facility
--
--
--
--
--
--
--
Office
--
--
--
Pharmacy
--
--
--
Plant sales, nursery, greenhouse
--
--
--
Print and publishing
--
--
--
Radio/television studio
--
--
--
Recreational vehicle sales, service &

repair
--
--
--
--
--
--
--
Research & technology production

uses
--
--
--
--
--
--
--
Retail sales
--
--
--
Small engine service and repair
--
--
--
--
Studio, gallery or workshop for arts and

crafts, low impact
--
--
Studio, gallery or workshop for arts and

crafts, high impact
--
--
Tailor or dressmaker
--
--
--
Tattoo parlor
--
--
--
Concrete plant
--
--
--
--
--
--
--
Crematory, animal
--
--
--
--
--
--
--
7-16-1(c)(22)
Crematory, human
--
--
--
--
--
--
--
7-16-1(c)(21)
Industrial uses
--
--
--
--
--
--
--
Industrial uses, light
--
--
Motor freight terminals
--
--
--
--
--
--
--
Recycling operation
--
--
--
--
--
--
--
Lumber yards
--
--
--
--
--
--
--
Wholesale sales
--
--
--
--
--
--
--
Warehousing and storage
--
--
--
--
--
--
--
7-16-1(c)(46)
Industrial
7-16-1(c)(59)
DRAFT 3.07.16
57
3.0. LAND USE


-1
-2
-3
-4
-5
-6
-7
-8
-9 Special
Standards
Other Use Types

Agriculture
--
--
7-16-1(c)(4.1)
Antenna
7-16-1(c)(5)
Commercial satellite dishes & related

equipment
--
--
--
--
--
--
--
Cemeteries, animal
--
--
--
--
--
--
--
7-16-1(c)(14)
Cemeteries, columbium
--
--
--
--
--
--
--
7-16-1(c)(14)
Outdoor storage
--
--
--
--
--
--
--
Sec. 4.4
Parking deck, garage, structure
--
--
--
--
--
--
Sec. 3.3.B
Recycling collection center
--
--
--
--
--
--
--
7-16-1(c)
(60V)
Telecommunication tower
--
--
--
--
--
--
--
Telecommunication tower/support
structure concealed
Wireless telecommunication facility,

microcell
7-16-1(c)(75)

co-location
7-16-1(c)(77)

(concealed)
7-16-1(c)(76)
58
DRAFT 3.07.16
3.0. LAND USE

3.3. Special Standards
A. Live-Work Units
1. Live/work is only permitted in units with
street level access.
2. The live/work unit cannot exceed 2,000
square feet of floor area;
3. Hours of operation can begin no earlier
than 6 AM and end no later than 10 PM,
including all deliveries;
any ground story facade treatment

(building materials, windows, and
architectural detailing) must be continued
on upper stories.
4. Parking structure entries must not exceed
16 feet clear height and 24 feet clear width
and be spaced at least 150 feet apart.
4. A minimum of one person must occupy

the live/work unit as their primary place of
residence.
5. The live/work unit may employ no more
than two persons not living on the
premises at any one time.
6. No business storage or warehousing
of material, supplies or equipment is
permitted outside of the live/work unit.
7. The nonresidential use of the unit is limited
to allowed uses listed for RAD-2.
8. No equipment or process may be used
in connection with the live/work unit that
creates noise, vibration, glare, fumes,
odors, or electrical interference detectable
to the normal senses, off the premises.
B. Parking Deck, Garage, Structure
1. Parking structures must meet all the
requirements for a principal structure as
specified in Sec. 2.0, including the parking
setbacks.
2. In no case can structured parking exceed
the height of the principal building on the
site.
3. Where upper stories of structured parking
are at the perimeter of a building, they
must be screened so that cars are not
visible from ground level view from
adjacent property or adjacent public rightof-way (not including an alley). In addition,
DRAFT 3.07.16
59
4.0. SITE DEVELOPMENT

4.1. Parking
A. Applicability
The parking requirements of 7-11-2 apply in the River Arts Form District, except the sections
identified below:
1. 7-11-2(c). Off-Street Parking Requirements;
2. 7-11-2(d), Off-Street Loading Requirements;
3. 7-11-2(e)(2), Remote Parking; and
4. 7-11-2(g)(1), Width of Access Points.
B. Required Parking
The following minimum vehicle and bicycle parking spaces are required.
USE
VEHICLE PARKING
SPACES (MIN)
BICYCLE PARKING (MIN)

Spaces
Short/long term
.75/unit
.5/unit up to 2
bedrooms plus .25/
additional bedroom
80%/20%
none
none
--
greater of 1/4 seats

or 1/40 sf
0.5 classrooms, plus 1/5
students for high schools
1/5,000 sf
2 min, 20 max
1/5,000 sf
2 min, 20 max
1/5,000 sf
2 min, 20 max
Residential
All residential uses
Public & Institutional

Fire, police station, day care home, adult
or child, public utility or related facility
Place of worship
School
All other public & institutional uses
1/500 sf
90%/10%
90%/10%
90%/10%
Recreational
Parks, passive and greenways
All other recreational uses
none
none
--
1/500 sf + 1/1,000 sf
outdoor use area
1/5,000 sf
2 min, 20 max
80%/20%
none
none
--
1/250 sf
1/2,500 sf
2 min, 20 max
80%/20%
.75/guest room
1/2,500 SF
2 min, 20 max
80%/20%
1/500 sf
1/2,500 sf
2 min, 20 max
80%/20%
1/500 sf office space

+ 1/3,000 sf additional
indoor space
1/5,000 sf
2 min,. 20 max
20%/80%
none
none
--
Food, Beverage & Entertainment

Mobile food vending
All other food, beverage & entertainment
uses
Lodging
All lodging uses

All retail, service & office uses
Industrial
All industrial uses
Other Use Types

All other use types
60
DRAFT 3.07.16

4.1. Parking
Required vehicle parking must be located on

the same lot as the use they are intended to
serve, except as listed below.
1. On-Street Parking
See 7-11-2.(f).
2. Remote Parking
a. All required parking spaces, except
required accessible spaces, can be
located off-site if the remote parking
area is located within 660 feet from the
primary entrance of the use served.
b. Up to 50% of the required parking
spaces may be located more than
660 feet off-site, if the parking area
is located within 1,320 feet from the
c. Specifically designated parking spaces
for employees may be located offsite up to 2,640 feet from the primary
entrance of the use served.
d. All remote parking spaces used to
meet an off-street parking requirement
must be located within the boundaries
of the River Arts Form District.
e. The off-site parking area is measured
in walking distance from the nearest
point of the remote parking area to the
f. Any remote parking spaces must be
guaranteed by a written agreement
between the owner of the remote
parking area and the owner of the use
served by the remote parking area.
Change of ownership of either parcel
requires a renewal of the agreement.
DRAFT 3.07.16
D. Location of Required Bike Parking

1. General Requirements
a. Bicycle parking spaces must be
located on paved or pervious, dustfree surface with a slope no greater
than 3%. Surfaces cannot be gravel,
landscape stone, or wood chips.
C. Location of Required Vehicle Parking
b. Bicycle parking spaces must be a

minimum of 2 feet by 6 feet. There
must be an access aisle a minimum of
5 feet in width.
c. Each required bicycle parking space
must be accessible without moving
another bicycle and its placement must
not result in a bicycle obstructing a
required walkway.
d. Up to 25% of bicycle parking may be
structured parking, vertical parking or
wall mount parking, provided there is
a 5 foot access aisle for wall mount
parking.
e. All racks must accommodate cable
locks and "U" locks and must permit
the locking of the bicycle frame and
one wheel to the rack and must
support a bicycle in a stable position.
2. Short-Term Bicycle Parking
Required short-term bicycle parking
spaces must be located in a convenient
and visible area at least as close as the
closest non-accessible vehicle parking and
within 100 feet.
61

4.1. Parking
3. Long-Term Bicycle Parking
2. Location
a. Required long-term bicycle parking

spaces must be located in enclosed
and secured or supervised areas
providing protection from theft,
vandalism and weather and must be
accessible to intended users.
If a loading area is required or provided, it

must meet the following.
b. Required long-term bicycle parking

for residential uses can not be located
within dwelling units or within deck,
patio areas, or private storage areas
accessory to dwelling units.
b. The loading area must be located to

the side or rear of buildings. Loading
areas may not be placed between the
street and the associated building.
a. The loading area must be located

on the same lot occupied by the use
served and must be accessible from a
public street or alley.
c. With permission of the Planning

and Development Director, longterm bicycle parking spaces for
nonresidential uses may be located
off-site within 300 feet of the site.
d. The off-site parking area is measured
in walking distance from the nearest
point of the remote parking area to the
closest primary entrance of the use
served.
E. Required Vehicle Loading
1. General Provisions
a. Loading and unloading activities may
not encroach on or interfere with the
use of sidewalks, drive aisles, queuing
areas and parking areas by vehicles or
pedestrians.
b. With the exception of areas specifically
designated by the City, loading and
unloading activities are not permitted
in the public right-of-way.
c. If determined necessary by the
Planning and Development Director,
adequate space must be made
available off-street for the unloading
and loading of goods, materials, items
or stock for delivery and shipping.
62
DRAFT 3.07.16

4.2. Landscaping and Screening
A. Applicability
C. Vegetation removal
The landscape and buffering requirements of

7-11-3 apply in the River Arts Form District,
except as identified below:
1. The River Arts Form District is exempt from
7-11-3(d)(5), Building Impact Landscaping
and 7-11-3(d)(7), Tree Save Areas.
No removal of vegetation is permitted prior to

approval of a site development plan.
D. Site Fill
Site fill over 100 cubic yards requires a
conditional use permit.
2. Any River Arts Form District may modify

the street buffer requirement of 7-11-3(d)
(5) by placing a wall at a minimum height of
3 feet in place of the required shrubs.
10
0
3. In RAD-1, RAD-2 and RAD-5, when abutting

a RS or RM district, the property line buffer
requirements of 7-11-3(d)(1) for a Type
A Bufferyard apply, except that when an
opaque wall is used (as described below),
a bufferyard may be provided as follows:
6-
10
a. Depth: 10 feet min

b. Wall Height: 6 feet min / 8 feet max
c. Evergreen Trees: 3
d. Deciduous Trees (large): 3
e. Shrubs (large): 10
B. Grading
Speculative grading of land is not permitted
within the River Arts Form District.
DRAFT 3.07.16
63

4.3. Signs
A. Applicability
The sign requirements of Article XIII apply in the River Arts Form District, except as identified below:
1. 7-13-4(a)(8)(a). See Sec. 4.3.I for temporary and permanent window sign requirements.
B. Sign Types Allowed by District
Signs are allowed by sub-district as set forth below. Specific requirements for each sign type are
shown on the following pages.
RAD-1
RAD-2
RAD-3
RAD-4 RAD-5
RAD-6
RAD-7
Awning Sign
--
Canopy Sign
--
Crown Sign
--
Projecting Sign
Wall Sign
RAD-8 RAD-9
Window Sign
--
Monument Sign
--
--
--
--
--
--
A-Frame Sign
--
KEY: P = Sign type allowed -- = Sign type not allowed
C. Allocation and Number of Signs Allowed

1. Awning Signs, Canopy Signs, Wall Signs
a. Awning signs, canopy signs and wall signs are allocated a combined sign area of 1 square
foot of per linear foot of street-facing building facade, except in RAD-1.
b. Any number of wall signs, awning signs or canopy signs are allowed provided the maximum
allocated sign area above is not exceeded and the specific requirements for each sign type
are met, except in RAD-1.
c. In RAD-1, a wall sign cannot exceed 9 square feet in area and only 1 wall or projecting sign
per ground floor tenant space is allowed.
2. Crown Signs
a. Crown signs cannot exceed a total sign area allocation of 250 square feet per street-facing
building facade.
b. No more than 2 crown signs are allowed per building and no more than 1 crown sign per
building facade is allowed.
3. Projecting Signs
a. A projecting sign cannot exceed 9 square feet in area and only 1 projecting sign per ground
floor tenant space is allowed, except in RAD-1
b. In RAD-1, only 1 projecting or wall sign per ground floor tenant space is allowed.
64
DRAFT 3.07.16

4.3. Signs
4. Window Signs
a. The maximum area of all ground story windows and doors that can be covered by signs is
20%.
b. The number of window signs allowed is unlimited, provided the maximum percentage signs
covering ground story windows and doors is not exceeded.
5. A-Frame Sign
An A-frame sign cannot exceed 12 square feet in area and only 1 A-frame signs per ground floor
tenant space is allowed.
6. Monument Sign
a. Where allowed, 1 monument sign is allowed per street frontage, provided all signs are
conforming. A monument sign cannot exceed 64 square feet in area.
b. One additional monument sign is allowed for properties with 1,000 feet or more of street
frontage. Where more than one post sign or monument sign is allowed, signs along the same
street frontage must be spaced a minimum of 500 feet apart.
DRAFT 3.07.16
65

4.3. Signs
D. Awning Sign
Description
Total Sign Area Allocation
A sign where graphics or symbols are painted,

sewn, or otherwise adhered to the awning
valance material as an integrated part of the
awning itself.
1 SF of sign area per linear foot of street-facing

building facade or 30 SF if the frontage is less
than 30 feet wide. This allocation includes area
allocated for awning signs, canopy signs and
wall signs.
General Provisions
An awning sign cannot extend outside the
awning.
Only awnings over ground story doors or
windows may contain signs.
One sign is allowed per awning. A sign can be
on either the front or side valance (but not on
both).
Signs are not allowed on the sloping face of
the awning.
An awning sign cannot be illuminated.
66
Dimensions
A
Size of individual sign (max)
Height (max)
9 SF
1'
Right-of-Way Encroachment
An awning sign may encroach over the public
sidewalk but not over any public street or alley.
The sign must be a minimum of 2 feet inside
the curb line or edge of pavement, whichever is
greater.
DRAFT 3.07.16

4.3. Signs
E. Canopy Sign
C
B
Description
A sign attached to a canopy so that the display

surface is parallel to the plane of the front
building facade.

allocated for awning signs, canopy signs and wall
signs.
General Provisions
A canopy sign cannot extend outside
the overall length or width of the canopy.
However, a canopy sign may extend above or
below the canopy.
Only canopies over ground story doors or
windows may contain signs.
A maximum of one sign is allowed per canopy.
Raceways are permitted for signs extending
below or above the canopy. Otherwise,
raceways are not permitted and the sign must
be flush with the canopy face.
A canopy sign can be externally illuminated in
accordance with Sec. 4.3.L.
DRAFT 3.07.16
Dimensions
A
Height (max)
1'
Depth (max)
8"
Clear height above sidewalk (min)
9'
Clear height above parking area or

driveway (min)
14'
9 SF
A canopy sign may encroach over the public
greater.
67

4.3. Signs
F. Crown Sign
A
Description
A sign painted on the wall or surface of a

building or structure, the display surface of which
does not project from the outside wall of the
building or structure and is located on the upper
horizontal band of a building facade at least 4
stories in height.
250 SF per street-facing building facade.
General Provisions
A crown sign is only allowed on building
facades at least 4 stories in height.
A crown sign cannot be placed below the start
of highest floor and cannot extend above the
roof line.
The number of painted signs per building is
unlimited, provided the maximum allowed sign
are is no exceeded.
A crown sign cannot cover windows or
architectural details.
No more than 2 crown signs are allowd per
building and no more than 1 crown sign per
building facade is allowed.
A crown sign can be externally illuminated in
68
Dimensions
A
Height (max)
8'
Projection - measured from

building facade (max)
0'
Width (max % of facade width)
75%
A crown sign cannot encroach into the public
right-of-way.
DRAFT 3.07.16

4.3. Signs
G. Projecting Sign
Description
A sign attached to the building facade at a

90-degree angle that hangs from a bracket or
support extending more than 1 foot from the
outside wall of the building or structure.
1 projecting sign is allowed per ground floor

tenant space.
General Provisions
The hanging bracket must be an integral part
of the sign design.
A projecting sign must be located below the
window sills of the second story of building.
A projecting sign must be at least 25 feet from
any other projecting sign.
A projecting sign cannot be illuminated.
Dimensions
A
Height (max)
Spacing from building facade

(min/max)
6"/1'
Projection width (max)
3.5'
Depth (max)
6"
Clear height above sidewalk (min)
9'
Clear height above parking area

or driveway (min)
14'
9 SF
3'
A projecting sign may encroach over the public
greater.
DRAFT 3.07.16
69

4.3. Signs
H. Wall Sign
Description
A sign attached to the wall or surface of a

building or structure, the display surface of
which does not project more than 1 foot from the
outside wall of the building or structure.

allocated for awning signs, canopy signs and wall
signs.
General Provisions
A wall sign must be placed no higher than 18
feet above the sidewalk.
No portion of a wall sign may extend above
the roof line or above a parapet wall of a
building with a flat roof.
A wall sign cannot cover windows or
architectural details.
A wall sign can be externally illuminated in
Dimensions
A

RAD-1
All other sub-districts
Projection - measured from

building facade (max)
9 SF
100 SF
1'
A wall sign may encroach over the public
70
DRAFT 3.07.16

4.3. Signs
I. Window Sign
Description
A sign affixed to the inside of a window or door,

or a sign placed within a building so as to be
plainly visible and legible through a window or
door.
The number of window signs allowed is unlimited,

provided the maximum percentage signs
covering ground story windows and doors is not
exceeded.
General Provisions
Dimensions
Window signs are only allowed on ground

story windows and doors.
A window sign cannot be illuminated.
Maximum area of all ground story

windows and doors covered by
20%
signs
The maximum 20% coverage applies to both
temporary and permanent signs, unless
temporary signs placed in a window or door meet
the requirements of 7-13-4(a)(8)(b.)
A
A window sign cannot encroach into the public
right-of-way.
DRAFT 3.07.16
71

4.3. Signs
J. A-Frame Sign
C
A
PLACEHOLDER
B
Description
A movable sign not secured or attached to the

ground or surface upon which it is located.
1 A-frame sign is allowed per ground floor tenant

space.
General Provisions
Dimensions
Sec. 7-13-4(a)(8)(c) applies in the River Arts Form

District.
Height (max)
4'
Width (max)
3'
12 SF
Sec. 7-13-4(a)(8)(c) applies in the River Arts
Form District.
72
DRAFT 3.07.16

4.3. Signs
K. Monument Sign
PLACEHOLDER
Description
A permanently affixed sign which is wholly

independent of a building for support attached to
the ground along its entire length.
1 monument sign is allowed per street frontage,

except that 1 additional monument sign is allowed
for properties with 1,000 feet or more of street
frontage. Where more than 1 monument sign is
permitted, signs along the same street frontage
must be spaced a minimum of 500 feet apart.
General Provisions
A monument sign must be set back at least 5
feet from the primary or side street lot line and
10 feet from a side interior lot line.
A monument sign can be externally
illuminated in accordance with Sec. 4.3.L.
Dimensions
A
Height (max)
6'
Depth (max)
2'
Sign base height (min/max)
64 SF
2/4
A monument sign cannot encroach into the
public right-of-way.
DRAFT 3.07.16
73

4.3. Signs
L. Illumination
Illumination of signs must be in accordance
with the following requirements.
1. Illumination Permitted by Sign Type
Internal
External
Awning Sign
No
No
Canopy Sign
No
Yes
Crown Sign
No
Yes
Projecting Sign
No
No
Wall Sign
No
Yes
Window Sign
No
No
A-Frame Sign
No
No
Monument Sign
No
Yes
2. Prohibited Light Sources

a. Blinking, flashing and chasing.
b. Bare bulb illumination.
c. Colored lights used in any manner so
as to be confused with or construed as
traffic control devices.
d. Direct reflected light that creates a
hazard to operators of motor vehicles.
External light sources
4. Internal Illumination
Internally illuminated signs are not allowed.
e. Lights that outline property lines, sales

areas, roof lines, doors, windows or
similar areas are prohibited, except for
seasonal lighting or very low luminosity
lighting displays using multiple lamps.
3. External Illumination
a. Lighting directed toward a sign must
be shielded so that it illuminates only
the face of the sign and does not shine
directly onto public right-of-way or
adjacent properties.
b. Lighting fixtures must be directed
downward rather than upward.
c. Projecting light fixtures used for
externally illuminated signs must be
simple and unobtrusive in appearance
and not obscure the sign.
74
DRAFT 3.07.16

4.4. Outdoor Display and Storage
A. Applicability
The requirements of this section apply where
merchandise, material or equipment is stored
outside of a completely enclosed building.
B. Outdoor Display
1. Defined
a. The outdoor display of products
actively available for sale. The outdoor
placement of propane gas storage
racks, ice storage bins, soft drink, video
rentals or similar vending machines is
considered outdoor display.
b. Outdoor display does not include
merchandise or material in boxes,
in crates, on pallets or other kinds
of shipping containers (see limited
outdoor storage).
2. Standards
a. Outdoor display is only allowed with a
permitted ground floor nonresidential
use.
b. Outdoor display must abut the primary
facade with the principal customer
entrance, and may not extend more
than 6 feet from the facade or occupy
more than 25% of the horizontal length
of the facade.
c. Outdoor display cannot exceed 6 feet
in height.
d. Outdoor display must be removed and
placed inside a fully-enclosed building
at the end of each business day,
except propane gas storage racks, ice
storage bins, soft drink, video rentals
or similar vending machines may
remain outside overnight.
DRAFT 3.07.16
e. Outdoor display may not encroach

upon any public right-of-way or
sidewalk. Outdoor display may not
impair the ability of pedestrians to
use the sidewalk. There must be a
minimum of 6 feet of clear distance of
sidewalk at all times.
C. Outdoor Storage
1. Defined
a. Outdoor storage is the overnight
storage of products or materials
outside of a building.
b. Outdoor storage includes merchandise
or material in boxes, in crates, on
pallets or in shipping containers, the
overnight outdoor storage of vehicles
awaiting repair, RVs and boats,
garden supplies, building supplies,
plants, fleet vehicles and other similar
merchandise, material, vehicles, or
equipment.
2. Standards
a. Unless in the IN sub-district, outdoor
storage is not permitted except with
Planning and Zoning Commission
approval.
b. The Planning and Zoning Commission
will determine where outdoor storage
may be allowed on the site, and its
extent (vertically and horizontally) must
be shown on an approved site plan.
In no case is outdoor storage allowed
between the building and street.
75
5.0. ADMINISTRATION
5.1. Form-Based Code Administration
A. UDO Administrative Procedures Apply

The administrative procedures of the City's
Unified Development Ordinance (Chapter 7 of
the Municipal Code) apply to in the River Arts
Form District, except as expressly modified
below.
B. Pre-Application Conference Required
A pre-application conference with the City's
Planning and Development staff is required
prior to any application for approval in the
River Arts Form District.
76
DRAFT 3.07.16
6.0. DEFINITIONS
6.1. Defined Terms
A. General Meaning of Words and Terms

1. All words and terms used have their
commonly accepted and ordinary meaning
unless they are specifically defined in this
River Arts Form District or the context in
which they are used clearly indicates to
the contrary.
Ground Floor means the floor of a building
that is at or nearest to the level of the ground

around the building. Does not include the floor
of a basement.
Upper Story means any story above the
ground story or floor.
2. When vagueness or ambiguity is found

to exist as to the meaning of any word
or term used, any appropriate canon,
maxim, principle or other technical rule
of interpretations or construction used by
the Courts of this State may be employed
to resolve vagueness and ambiguity in
language.
B. Graphics, Illustrations and Photographs
The graphics, illustrations and photographs
used to visually explain certain provisions
of River Arts Form District are for illustrative
purposes only. Where there is a conflict
between a graphic, illustration or photograph
and the text, the text controls.
C. Defined Terms
The following terms are defined for the
purpose of this River Arts Form District. Terms
not defined may be defined in 7-2-5. In
such case, the definition contained in 7-2-5
applies.
Art Gallery means a facility that contains a
room or series of rooms where works of art

are exhibited on a regular basis.
Attic means habitable or uninhabitable space
within a building situated within the structure

of a pitched roof and above the uppermost
regular story.
BFE means Base Flood Elevation.
Building Facade means the face of a building
that delineates the edge of conditioned floor

space.
DRAFT 3.07.16
77

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STATEMENT

SUBJECT: Summary of the Draft River Arts District Form-Based Code

Draft Code Released

COST OF CODE STUDY: $100,000

RIVER ARTS DISTRICT

A CITY OF ASHEVILLE PROJECT

PUBLIC REVIEW DRAFT

1.0. General Provisions

4.0. Site Development

4.2. Landscaping and Screening . . . . . . . .63

4.3. Signs . . . . . . . . . . . . . . . . . . . . .64

1.4. Transitional Provisions . . . . . . . . . . . . 2

4.4. Outdoor Display and Storage . . . . . . .75

2.2. Rules Applicable to All Districts . . . . . . 4

2.5. RAD-3: Mixed Use Lyman . . . . . . . . 25

3.0. Land Use

River Arts Form District Asheville, North Carolina

1.0. GENERAL PROVISIONS

c. 7-11-6. Traffic impact analysis.

The purpose of the River Arts Form District is to

d. 7-8-1d. Table of uses

2. The use of buildings and land within the

H. Add predictability for residents, tenants and

River Arts Form District Asheville, North Carolina

1.0. GENERAL PROVISIONS

1.4. Transitional Provisions

River Arts Form District Asheville, North Carolina

The following River Arts sub-districts are

RAD-1: Mixed Use Live-Work (Sec. 2.3)

RAD-2: Mixed Use Edge (Sec. 2.4)

RAD-3: Mixed Use Lyman (Sec. 2.5)

RAD-4: Mixed Use Raised (Sec. 2.6)

RAD-5: Mixed Use Neighborhood (Sec. 2.7)

RAD-6: Mixed Use Shopfront (Sec. 2.8)

RAD-7: Mixed Use Industrial (Sec. 2.9)

RAD-8: Industrial (Sec. 2.10)

RAD-9: Open Space (Sec. 2.11)

River Arts Form District Asheville, North Carolina

1. The maximum area of the lot that is

Lot width is the distance between the two

River Arts Form District Asheville, North Carolina

2. Measurement of Building Setbacks

3. Primary Street Designation

River Arts Form District Asheville, North Carolina

F. Build-to Zone (BTZ)

With the exception of parking spaces and

River Arts Form District Asheville, North Carolina

a. Front: New Building

b. Rear: New Building

i. The side addition is no greater than

Side additions meeting the following

c. Side: New Building

Where a new building is being constructed

ii. In the case of a contributing

New buildings located outside of the

d. Accessory Structures: New

2. Low Impact Stormwater Features

River Arts Form District Asheville, North Carolina