A.
Districts established. The Village's mixed-use zoning districts are
listed in Table 3-1. When this chapter refers to "mixed-use zoning
districts" or "X Zoning Districts," it is referring to these districts.
Table 3-1
Mixed-Use (X) Districts
| |
---|---|
Symbol
|
District Name
|
MX1
|
Village Center Mixed-Use
|
MX2
|
Neighborhood Mixed-Use
|
MXR
|
Riverfront Mixed-Use
|
GXR
|
Riverfront Office-Residential Mix
|
GX
|
Neighborhood Office-Residential Mix
|
NX
|
Residential Mix
|
B.
District descriptions.
(1)
Mixed-use districts are primarily intended to allow a mix of
uses within appropriately scaled buildings to maintain and promote
the desired physical character of the Village center, neighborhood
nodes and corridors within the Village.
(2)
MX1 Village Center Mixed-Use District. The MX1 (Village Center
Mixed-Use) District is intended to implement the desired character
of the Village center with storefronts on the ground story and upper-story
residential and office uses.
(3)
MX2 Neighborhood Mixed-Use District. The MX2 (Neighborhood Mixed-Use)
District is intended to reinforce the character along smaller corridors
and neighborhood nodes adjacent to residential neighborhoods, where
a mix of small-scale, traditional storefront buildings and commercial
buildings with residential elements (for example, pitched roofs, landscape
yards) occur or are desired.
(4)
MXR Riverfront Mixed-Use District. The MXR (Riverfront Mixed-Use)
District is intended for use on parcels between Riverside Drive or
South Monroe Avenue and the river to promote development that both
fronts the river and the street.
(5)
GXR Riverfront Office-Residential Mix District. The GXR (Office-Residential
Mix) District is intended for use on parcels between Riverside Drive
or South Monroe Avenue and the river to promote development that both
fronts the river and the street.
(6)
GX Neighborhood Office-Residential District. The GX (Neighborhood
Office-Residential Mix) District is intended for areas with a mix
of small-scale residential and/or office buildings at nodes or along
corridors.
(7)
NX Residential Mix District. The NX (Residential Mix) District
is intended for nodes of a mix of medium-intensity residential buildings.
The regulations of this section (§ 475-302) apply to all building types.
A.
Allowed uses. Uses are allowed in X Districts in accordance with the use regulations of Article VII, Uses. Some building types have additional limitations on permitted uses.
B.
Allowed building types.
(1)
Building types. Unless otherwise expressly stated, all buildings
must comply with the building regulations that apply to a building
type allowed in the subject zoning district per Table 3-2.
Table 3-2
X District Building Types
| |||||||
---|---|---|---|---|---|---|---|
•
—
|
= permitted
= prohibited
| ||||||
District
| |||||||
Building Type
|
MX1
|
MX2
|
MXR
|
GXR
|
GX
|
NX
|
Regulations
|
Storefront
|
•
|
•
|
—
|
—
|
—
|
—
|
§ 475-303
|
Commercial cottage
|
—
|
•
|
—
|
—
|
•
|
—
|
§ 475-304
|
General building
|
—
|
—
|
—
|
—
|
•
|
•
|
§ 475-305
|
Riverfront building
|
—
|
—
|
•
|
•
|
—
|
—
|
§ 475-306
|
Row building
|
—
|
—
|
•
|
•
|
•
|
•
|
§ 475-307
|
Civic building
|
—
|
•
|
•
|
•
|
•
|
•
|
§ 475-308
|
(2)
Existing buildings. Buildings existing on the effective date of this chapter may continue per Article XIII.
(3)
Selecting a building type. For expansions and renovations to
buildings existing on the effective date of this chapter, the Planning
and Zoning Administrator must approve the selection of a building
type allowed in the district within which the building is located.
Refer to Table 3-2.
C.
Permanent structures. All buildings constructed must be of permanent
construction without a chassis, hitch, or wheels, or other features
that would make the structure mobile, unless otherwise expressly stated
in this chapter.
D.
Build to the corner. All buildings are required to occupy street
corners of a lot, defined by the intersection of the two build-to
zones or setback lines along streets.
E.
Building design regulations. All X District buildings must comply with the building and site design regulations of Article IX.
F.
Accessory structure regulations. Except as defined in the building type regulations, accessory structures are subject to the regulations of Article VII, Uses.
G.
Exceptions and exemptions. The following exceptions and exemptions
may apply to the building type regulations.
(1)
Design exceptions. General administrative design exceptions to building type regulations are allowed as indicated in § 475-1107. Specific administrative and public hearing design exceptions are also expressly identified in this article.
(2)
Outdoor recreation uses. Outdoor parks and recreation and outdoor
participant sports and recreation uses are exempt from compliance
with building type regulations, except that:
H.
Treatment of yards. Paved vehicular areas are limited to specific
locations in accordance with the applicable building type regulations.
The following additional regulations govern the required treatment
of yard areas around buildings.
(1)
Landscape, patio, sidewalks. All yards must consist of landscape
areas, patio space, or sidewalk space, unless otherwise expressly
stated. Yard area may not exceed the maximum levels of imperviousness
and semiperviousness established for the subject building type.
(2)
Driveways. See § 475-807 for driveway design and location regulations. Driveways may cross through yards as follows:
(a)
Where permitted as access to the lot by the building type regulations,
driveways may cross perpendicularly through the front or street side
yards.
(b)
In all X Districts, driveways may cross perpendicularly through
the side and rear yards to connect to parking lots on adjacent lots.
(c)
Driveways accessing rear yard garages are permitted within the
side or rear yard setback, up to the property line. If the driveway
is shared, the minimum side yard must be provided outside the driveway.
(3)
Side yard parking lots. Side yard parking lots, where allowed,
may not encroach into the front yard area or into the minimum required
side setback.
(4)
Rear yards. Minimum rear and side yard setbacks apply to parking
lots located in the rear yard, unless otherwise stated.
I.
Primary frontages. A primary frontage establishes the fronts of lots
and buildings, and where to locate the principal entrance to the building.
A primary frontage designation requires the highest level of facade
treatment and restricts locations for parking, driveways, and garage
entrances. Primary frontages must be provided as follows:
(1)
Mapped street frontages. Primary frontage requirements must
be met in those locations designated on the Primary Street Map.[1] The Primary Street Map is an element of the Village's Official Zoning Map and subject to the Zoning Map regulations of § 475-110.
[1]
Editor's Note: The Primary Street Map is included as an attachment to this chapter.
(2)
No primary frontages. Lots with no primary street frontage must
treat at least one street frontage, determined by the Planning and
Zoning Administrator, as a primary frontage.
(3)
Open space frontage. Where a lot or parcel contains or abuts
open space designated as a PI District, the frontage of a building
abutting the open space must comply with primary frontage requirements.
(4)
River or trail frontage. River or trail frontage must be treated
as primary frontage unless otherwise stated.
(5)
Other public ways. Pedestrianways and paseos to parking lots through parcels, blocks, or buildings must be treated as street frontage, unless a reduction in transparency or the use of alternative facade materials is approved as an administrative design exception in accordance with the procedures of § 475-1107.
(6)
Multiple primary frontages. If multiple primary frontages and
no other nonprimary frontages exist for a lot, one primary frontage
may be designated by the Planning and Zoning Administrator as a nonprimary
frontage subject to all of the following:
(7)
Corners. At corners of buildings on streets and public ways,
primary frontage treatments, including such items as, but not limited
to, ground-story transparency, facade materials, building facade regulations,
must be continued around the corner along the nonprimary street or
public way for a minimum of 30 feet.
(8)
Nonprimary frontages. Nonprimary street frontages may utilize
the regulations that apply to primary street frontages.
J.
Streetscape. Streetscape is required for all areas between buildings
and street curbs, installed continuously along street frontages. The
streetscape must include the following:
(2)
Pavement must be small unit pavers, concrete scored in less
than four-foot increments, or other similar material approved by the
Planning and Zoning Administrator.
(3)
Street furnishings must be provided with a minimum of two benches
and one trash receptacle per 300 feet of street frontage.
(4)
Planters and other streetscape items are encouraged.
K.
Trash, recycling, refuse locations. Unless otherwise defined by the
building type, all trash, recycling, and other refuse areas must be
located and treated as follows:
(1)
Trash, recycling, and other refuse areas must be located in
the rear yard of the lot.
(2)
When no rear yard exists or when the rear yard is less than
10 feet in depth, trash, recycling, and other refuse areas may be
located in the rear portion of an interior side yard.
(3)
Trash, recycling, and other refuse areas may be located inside the building with access doors off the rear or interior side facade. Access doors may be located off a nonprimary frontage facade if approved as an administrative design exception in accordance with the procedures of § 475-1107. Access doors must be opaque, screening a minimum of 80% of the opening.
(4)
Where visible from any street, trash, recycling, and refuse
areas must be screened as follows:
(a)
A six-foot (minimum) opaque screen, such as a masonry wall,
metal screen, or other material used on the primary building facade,
must be installed on three sides;
(b)
Additional height may be required for the required screen, as
determined by the Planning and Zoning Administrator to fully screen
the appurtenance(s).
(c)
Openings visible from the street must include gates that provide
solid screening.
(d)
When located within a parking lot or other large paved area,
landscape areas are required on three sides.
A.
Intent. Storefront buildings are highly pedestrian-oriented, mixed-use
buildings. Key elements include ground-story storefront windows and
multiple entrances along primary streets, with retail stores, eating
and drinking establishments, and a variety of service uses to encourage
a high level of pedestrian activity. Upper-story uses are flexible.
Parking is generally located in the rear, screened from the primary
street by the building.
B.
Regulations. Storefront buildings are allowed in those districts indicated in Table 3-2 and are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-3, below (further illustrated in Figure 3-2). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-3
Storefront Building Regulations
| ||||
---|---|---|---|---|
Regulation
|
MX1 District
|
MX2 District
|
References
| |
BUILDING AND PARKING SITING
| ||||
1 |
Minimum primary frontage coverage (%)
|
60%
|
55%
|
See § 475-303C for allowed courtyards.
|
2 |
Primary frontage build-to zone (feet)
|
5 to 15*
|
5 to 20*
|
See § 475-302 for explanation of primary and nonprimary frontages.
*See § 475-303C for minimum streetscape area.
*See § 475-303C for allowance for outdoor dining/seating.
|
3 |
Nonprimary frontage build-to zone (feet)
|
0 to 10*
|
0 to 15*
| |
4 |
Minimum side setback (feet)
|
7.5; 15 for building abutting R District
| ||
5 |
Minimum rear setback (feet)
|
10; 25 for building abutting R District
| ||
6 |
Maximum site impervious coverage (%)
|
80%
|
75%
| |
Additional semipervious coverage (%)
|
15%
|
15%
| ||
7 |
Surface or accessory parking yard location
|
Rear yard, limited side yard
| ||
8 |
Allowed parking location within building
|
Permitted fully in any basement and behind required occupied
space of all other stories
|
See § 475-1502 for definition of occupied space.
| |
9 |
Minimum depth of occupied building space along primary frontage
facade (feet)
|
20; not required in any basement or half story
| ||
10 |
Refuse and recycling, utilities, and loading yard location
|
Rear only
|
See Article IX for screening regulations.
| |
11 |
Permitted driveway access location
|
Nonprimary street; 1 off primary street per 200 feet of primary
street frontage
|
See § 475-302 for driveway access exception.
| |
Permitted garage entry facade location
|
Rear, interior side, or nonprimary street facade
| |||
HEIGHT
| ||||
12 |
Overall:
|
See § 475-1502 for explanation of measuring height. Maximum height is measured along primary street frontage.
Note tower cap type allows additional limited height.
Story heights are measured floor to floor.
| ||
Minimum height (stories)
|
2
|
1
| ||
Maximum height (stories)
|
4; additional 5th story permitted with public hearing design
exception approval
|
2.5
| ||
13 |
Upper stories setback
|
Above 3 stories, minimum 15-foot depth on street facades; and
above 2.5 stories, set back minimum 50 feet of any R1 District lot
line
|
None
| |
14 |
Ground story:
| |||
Minimum height (feet)
|
14
|
14
| ||
Maximum height (feet)
|
20
|
18
| ||
15 |
All other stories:
| |||
Minimum height (feet)
|
9
|
9
| ||
Maximum height (feet)
|
14
|
12
| ||
FACADE AND CAP REQUIREMENTS
| ||||
16 |
Minimum transparency: ground-story primary frontage facades
(%)
|
70%, measured between 2 and 8 feet above sidewalk; blank wall
limitations apply
|
55%, measured between 2 and 8 feet above sidewalk; blank wall
limitations apply
|
§ 475-302 requires primary frontage treatment to turn corners.
See § 475-1502 for explanation of measuring transparency and blank wall limitations.
See § 475-1107 for administrative design exception for blank wall limitations.
|
17 |
Minimum transparency: all street facades and main parking facades
(%)
|
15%, measured per story of all stories; blank wall limitations
apply
| ||
18 |
Minimum primary frontage principal entrances
|
Principal entrances: 1 per every 60 feet of facade, recessed
between 3 and 8 feet
|
See § 475-901K for principal entryway regulations.
| |
19 |
Entrance/ground-story elevation (feet)
|
Within 1.5 of sidewalk grade along primary frontage facade
| ||
20 |
Ground-story vertical facade divisions on primary frontage facades
|
1 shadow line per every 60 of facade width
|
See § 475-901L for building articulation, including building variety.
| |
21 |
Horizontal facade divisions on primary frontage facades
|
1 shadow line within 3 feet of the top of the ground story on
any street facade
| ||
22 |
Permitted cap types
|
Parapet, flat; tower permitted
|
Parapet, flat, pitched; tower permitted
|
See § 475-309 for cap type regulations.
|
C.
Supplemental storefront building regulations. The supplemental regulations
of this subsection apply to storefront buildings.
(1)
Courtyards. One courtyard, maximum of 30% of facade width or
30 feet wide, whichever is more, may count towards the minimum primary
frontage coverage.
(2)
Build-to zone expansion.
(a)
Streetscape. A minimum streetscape area, measured from the back
of street curb into the lot, of 15 feet is required along all street
frontages. Where expansion of the streetscape area is required, the
build-to zone may be measured from edge of the minimum streetscape
area, except as defined below for outdoor dining/seating.
(b)
Outdoor dining/seating. The primary street build-to zone may
expand to up to 30 feet from the lot line for a maximum of 20% of
the frontage to allow for additional seating or sidewalk.
(3)
Pedestrian pathway. Direct, continuous separate pedestrian pathways
are required connecting the sidewalk along the primary frontage to
each shop door on any parking lot frontage, and dividing parking lots
into segments no longer than 300 feet in length. The pathway must
include the following:
(a)
Street trees are required along the pedestrian pathway per § 475-903D. Pavement must be small unit pavers, concrete scored in less than four-foot increments, or other similar material approved by the Zoning Administrator.
(b)
Perpendicular crossings of parking drives are permitted, but
the crossing pavement must match the pathway.
(c)
Paths parallel to parking must be located in a raised median
or island.
(4)
Limited side yard parking. Limited side yard parking means one double- or single-loaded aisle, with the center line of the aisle perpendicular to the street, permitted in the interior side yard. Maximum width of a double-loaded aisle is 63 feet and 43 feet for single-loaded, measured along the right-of-way. Parking may be angled or head-in. A landscape buffer is required in accordance with § 475-903E.
(5)
Warehouse-retail space. Taller floor-to-floor heights may be permitted for warehouse-retail space with approval of an administrative design exception per § 475-1107 and where all other primary frontage ground-story requirements are met:
(a)
The maximum height of the primary or main parking frontage for
up to a twenty-four-foot wide segment may be 28 feet.
(b)
When the primary and main parking frontage ground-story maximum
height is met per the occupied space depth required in § 475-307B(9)
and the maximum height of any nonprimary street is met per the all-stories
height, the remainder of the ground story may have a maximum height
of 28 feet.
(c)
The taller space may not front any other street.
(d)
The taller space may not be more than 30 feet from any other
side, or rear lot line.
(6)
Double frontage lots. Double frontage lots (See definition in § 475-1507.) that are deeper than 120 feet and share a primary frontage with an R District must provide the following:
A.
Intent. The commercial cottage is a smaller-scaled building type
with characteristics similar to residential houses, such as a pitched
roof, a front stoop or porch, and yard surrounding, to allow it to
fit into an existing specific context. Uses in this building type
are specifically set to function adjacent to residential.
B.
Regulations. Commercial cottage buildings are allowed in those districts indicated in Table 3-2. Commercial cottage buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-4 (further illustrated in Figure 3-5). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-4
Commercial Cottage Building Regulations
| ||||
---|---|---|---|---|
Regulation
|
MX2 District
|
GX District
|
References
| |
BUILDING AND PARKING SITING
| ||||
1 |
Maximum building width (feet)
|
60
|
60
|
See § 475-304C for allowed connections between buildings.
|
2 |
Primary frontage build-to zone (feet)
|
10 to 25*
|
5 to 20*
|
See § 475-302 for explanation of primary and nonprimary frontages.
*See § 475-304C for minimum streetscape area.
*See 475-304C for allowance for outdoor dining/seating.
|
3 |
Nonprimary frontage build-to zone (feet)
|
5 to 15*
|
0 to 20*
| |
4 |
Minimum side setback (feet)
|
5, 10 for building abutting R District
| ||
5 |
Minimum rear setback (feet)
|
7.5; 15 for building abutting R District
| ||
6 |
Maximum site impervious coverage (%)
|
75%
|
60%
| |
Additional semipervious coverage (%)
|
10%
|
15%
| ||
7 |
Surface or accessory parking yard location
|
Rear, limited side
| ||
8 |
Allowed parking location within building
|
Permitted fully in any basement and behind required occupied
space of ground story
|
See § 475-1502 for definition of occupied space.
| |
9 |
Minimum depth of occupied building space along primary frontage
facade (feet)
|
20 all floors; not required in any basement or half story
| ||
10 |
Refuse and recycling, utilities, and loading yard location
|
Rear
|
See Article IX for screening regulations.
| |
11 |
Permitted driveway access location
|
Alley
|
See § 475-302 for driveway access exception.
| |
Permitted garage entry facade location
|
Rear or nonprimary street facade
| |||
HEIGHT
| ||||
12 |
Overall:
|
See § 475-1502 for explanation of measuring height.
| ||
Minimum height (stories)
|
1
|
1
| ||
Maximum height (stories)
|
2.5
|
2.5
| ||
13 |
Ground story:
|
Stories are measured floor to floor
| ||
Minimum height (feet)
|
9
|
9
| ||
Maximum height (feet)
|
15
|
12
| ||
14 |
All other stories:
| |||
Minimum height (feet)
|
8.5
|
8.5
| ||
Maximum height (feet)
|
11
|
11
| ||
FACADE AND CAP REQUIREMENTS
| ||||
15 |
Minimum primary frontage ground-story transparency (%)
|
45%, measured between 2 and 8 feet above sidewalk
|
Not required
|
§ 475-302 requires primary frontage treatment to turn corners.
Blank wall limitations apply to primary frontage facades per § 475-1502.
|
16 |
Minimum transparency: All street facades (%)
|
15%, measured per story of all stories
| ||
17 |
Minimum primary frontage principal entrances
|
1 per building; stoop, minimum 4 feet wide and 3 feet deep or
porch, minimum 6 feet wide by 4 feet deep
|
See § 475-901K for principal entryway regulations.
| |
18 |
Entrance/ground-story elevation (feet)
|
Principal entrance and the ground story must be within 30 inches
of adjacent street sidewalk average elevation
Or between 30 inches and 5 with visible basement (transparency
required)
|
See § 475-1502 for measuring.
| |
19 |
Ground-story vertical facade divisions on primary frontage facades
|
None required
|
See § 475-901L, Building articulation, including building variety.
| |
20 |
Permitted cap types
|
Pitched; tower permitted
|
See § 475-309 for cap type regulations.
|
C.
Supplemental commercial cottage building
regulations. The supplemental regulations of this subsection apply
to commercial cottage buildings.
(1)
Permitted connections between buildings. Multiple commercial
cottage buildings may be connected by a single story enclosed building
segment, a maximum of 15 feet in depth, set back from the front facade
at least 12 feet. See Figure 3-6.
(2)
Shared driveways/alley. For lots without
access to a nonprimary street or alley, one driveway per lot is permitted
from the primary street. If multiple abutting lots are under common
ownership or control, shared driveways must be used, with a maximum
of one shared driveway off a primary street for two lots and a maximum
of two driveways off a primary street for three or more lots.
(3)
Build-to zone expansion. A minimum streetscape area, measured
from the back of street curb into the lot, of 15 feet is required
along all street frontages. Where expansion of the streetscape area
is required, the build-to zone may be measured from edge of the minimum
streetscape area, except as defined below for outdoor dining/seating.
A.
Intent. The general building type is a basic building that can accommodate
a wide range of uses, from residential for apartment and/or condominium
buildings to office buildings. The general building type does not
call for ground-floor storefront glass, but requires the same minimum
level of transparency on the ground and upper stories. Additionally,
unlike the storefront building type, the ground story may be elevated
above the sidewalk level.
B.
Regulations. General buildings are allowed in those districts indicated in Table 3-2. General buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-5 (further illustrated in Figure 3-9). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-5
General Building Regulations
| ||||
---|---|---|---|---|
Regulations
|
GX District
|
NX District
|
References
| |
BUILDING SITING
| ||||
1 |
Minimum primary frontage coverage (%)
|
60%
|
65%
|
See § 475-305C for allowed courtyards.
|
2 |
Maximum building width (feet)
|
None
|
250
|
See § 475-901L for building articulation, including building variety.
|
3 |
Primary frontage build-to zone (feet)
|
5 to 20*
|
10 to 20
|
See § 475-302 for explanation of primary and nonprimary frontages.
See § 475-305C for minimum streetscape area.
See § 475-305C for allowance for outdoor dining/seating.
|
4 |
Nonprimary frontage build-to zone (feet)
|
5 to 35*
|
5. to 35*
| |
5 |
Minimum side setback (feet)
|
5; 10, if abutting other building type
| ||
6 |
Minimum rear setback (feet)
|
25
| ||
7 |
Maximum site impervious coverage (%)
|
65%
|
65%
| |
Additional semipervious coverage (%)
|
25%
|
25%
| ||
8 |
Surface or accessory parking yard location
|
Rear limited side, center on through lot
|
Rear, center on through lot
| |
9 |
Allowed parking location within building
|
Permitted fully in any basement and behind required occupied
space of all other stories
|
See § 475-1502 for definition of occupied space.
| |
10 |
Minimum depth of occupied building space along primary frontage
facade (feet)
|
20 all full height floors; not required in any basement
| ||
11 |
Refuse and recycling, utilities, and loading yard location
|
Rear, center on through lots
|
See Article IX for screening regulations.
| |
12 |
Permitted driveway access location
|
Nonprimary street, 1 per 200 linear feet of primary street frontage
|
See § 475-302 for driveway access exception.
| |
Permitted garage entry facade location
|
Rear or nonprimary street facade
| |||
HEIGHT
| ||||
13 |
Overall:
|
See § 475-1502 for explanation of measuring height.
| ||
Minimum height (stories)
|
1
|
1
| ||
Maximum height (stories)
|
3.5
|
3.5; 2.5 when lot is within 100 feet of an R1 District
| ||
14 |
All stories:
|
Stories are measured floor to floor.
| ||
Minimum height (feet)
|
9
|
10
| ||
Maximum height (feet)
|
12
|
14
| ||
FACADE AND CAP REQUIREMENTS
| ||||
15 |
Minimum transparency: all street frontage facades (%)
|
15%, measured per story of all stories
| ||
16 |
Minimum primary frontage principal entrances
|
1 per every 90 of building facade, off a stoop, minimum 6 wide
and 3 deep
|
See § 475-901K for principal entryway regulations.
| |
17 |
Entrance/ground-story elevation (feet)
|
Within 30 inches of adjacent street sidewalk average elevation
or between 30 inches and 5 with visible basement (transparency required)
|
See § 475-1502 for measuring.
| |
18 |
Ground-story vertical facade divisions on primary frontage facades
|
1 shadow line per every 100 of facade width
|
See § 475-901L for building articulation, including building variety.
| |
19 |
Horizontal facade divisions on primary frontage facades
|
1 shadow line within 3 feet of the top of the ground story on
any street facade
| ||
20 |
Permitted cap types
|
Parapet, flat, pitched; tower permitted
|
See § 475-309 for cap type regulations.
|
C.
Supplemental general building regulations. The supplemental regulations
of this subsection apply to general buildings.
(1)
Courtyards. One courtyard, maximum of 30% of facade width or
30 feet wide, whichever is more, may count towards the minimum primary
frontage coverage.
(2)
Build-to zone expansion.
(a)
Streetscape. A minimum streetscape area, measured from the back
of street curb into the lot, of 15 feet is required along all street
frontages. Where expansion of the streetscape area is required, the
build-to zone may be measured from edge of the minimum streetscape
area, except as defined below for outdoor dining/seating.
(b)
Outdoor dining/seating. The primary street build-to zone may
expand to up to 30 feet from the lot line for a maximum of 20% of
the frontage to allow for additional seating or sidewalk.
(3)
Pedestrian pathway. Direct, continuous separate pedestrian pathways
are required connecting the sidewalk along the primary frontage to
each shop door on any parking lot frontage, and dividing parking lots
into segments no longer than 300 feet in length. The pathway must
include the following:
(a)
Street trees are required along the pedestrian pathway per § 475-903D. Pavement must be small unit pavers, concrete scored in less than four-foot increments, or other similar material approved by the Zoning Administrator.
(b)
Perpendicular crossings of parking drives are permitted, but
the crossing pavement must match the pathway.
(c)
Paths parallel to parking must be located in a raised median
or island.
(4)
Limited side yard parking. Limited side yard parking means one double- or single-loaded aisle, with the center line of the aisle perpendicular to the street, is permitted in the interior side yard. Maximum width of double-loaded is 63 feet and 43 feet for single-loaded, measured along the right-of-way. Parking may be angled or head-in. A landscape buffer is required in accordance with § 475-903E.
Figure 3-10
Riverfront Building Examples
(Examples may not comply with all regulations.)
| |||
Street frontage
|
Street frontage
|
Street frontage
|
River frontage
|
A.
Intent. The riverfront building is similar to the general building,
but also addresses the frontage along Riverside Drive or South Monroe
Avenue as well as along the river and trail. The riverfront building
includes additional regulations related to the treatment of buildings
along the river and trail front. Uses within the buildings are flexible.
Parking is generally located on the interior of the lot, screened
from the primary street, trails, and the riverfront by buildings.
B.
Regulations. Riverfront buildings are allowed in those districts indicated in Table 3-2. Riverfront buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-3 (further illustrated in Figure 3-11). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-6
Riverfront Building Regulations
| ||||
---|---|---|---|---|
Regulation
|
MXR District
|
GXR District
|
References
| |
BUILDING AND PARKING SITING
| ||||
1 |
Minimum primary frontage coverage (%)
|
80%
|
80%
|
See § 475-306C for allowed courtyards.
See § 475-306C for primary frontages in MXR.
|
2 |
Primary frontage build-to zone (feet)
|
5 to 20
|
10 to 30
|
See § 475-302 for explanation of primary and nonprimary frontages.
See § 475-306C for minimum streetscape area.
See § 475-306C for allowance for outdoor dining/seating.
|
River/trail frontage build-to zone (feet)
|
15 to 25
|
15 to 30
| ||
3 |
Nonprimary frontage build-to zone (feet)
|
10 to 20
|
15 to 25
| |
4 |
Minimum side setback (feet)
|
5
|
7.5; 15 abutting R District
| |
5 |
Minimum rear setback (feet)
|
Not applicable
|
See § 475-306C for riverfront facade treatment.
| |
6 |
Maximum site impervious coverage (%)
|
80%
|
80%
|
See Chapter 453 for floodway and floodplain regulations.
|
Additional semipervious coverage (%)
|
15%
|
15%
| ||
7 |
Surface or accessory parking yard location
|
Interior yard, limited side yard
|
See § 475-1502 for explanation of limited side yard parking.
See § 475-1502 for definitions of yards.
| |
8 |
Allowed parking location within building
|
Permitted fully in any basement and behind required occupied
space of all other stories
|
See § 475-1502 for definition of occupied space.
| |
9 |
Minimum depth of occupied building space along primary frontage
facade (feet)
|
20; not required in any basement or half story
| ||
10 |
Refuse and recycling, utilities, and loading yard location
|
Interior only
|
See Article IX for screening regulations.
| |
11 |
Permitted driveway access location permitted garage entry facade
location
|
1 per 200 feet of primary street frontage interior or interior
side facade
|
See § 475-302 for driveway access exception.
| |
HEIGHT
| ||||
12 |
Overall:
|
See § 475-306C for explanation of measuring height for this building type and conditions of design exception approval.
| ||
Maximum height (stories)
|
2
| |||
Maximum height (stories)
|
5; additional 6th story permitted with public hearing design
exception approval
| |||
12 |
Upper stories set back at R1 District
|
Above 3.5 stories, set back minimum 50 feet of any R1 District
lot line
| ||
13 |
Ground story:
|
Stories are measured floor to floor.
| ||
Minimum height (feet)
|
14
|
9
| ||
Maximum height (feet)
|
18
|
14
| ||
14 |
All other stories:
| |||
Minimum height (feet)
|
9
|
9
| ||
Maximum height (feet)
|
12
|
12
| ||
FACADE AND CAP REQUIREMENTS
| ||||
15 |
Minimum transparency: ground-story, primary river/trail frontage
frontage facades (%)
|
55%, measured between 2 and 8 feet above sidewalk
|
15%, measured per story
|
§ 475-302 requires primary frontage treatment to turn corners.
Blank wall limitations apply to primary frontage facades per § 475-1502.
|
16 |
Minimum transparency: all street facades and river/trail frontage
facades (%)
|
15%, measured per story of all stories
| ||
17 |
Minimum primary frontage principal entrances
|
Principal entrances 1 per every 60 feet of facade, recessed
between 3 and 8 feet, up to 8 feet wide
|
Principal entrances 1 per every 120 feet of facade
|
See § 475-901K for principal entryway regulations.
|
18 |
Minimum river/trail frontage principal entrances
|
Principal entrances 1 per every 150 feet of facade
| ||
19 |
Entrance/ground-story elevation (feet)
|
Within 1.5 of adjacent sidewalk or trail grade
|
Within 30 inches of adjacent street sidewalk or trail average
elevation or between 30 inches and 5 with visible basement (transparency
required)
|
See § 475-1502 for measuring.
|
20 |
Ground-story vertical facade divisions on primary frontage facades
|
1 shadow line per every 60 of facade width
|
1 shadow line per every 120 of facade width
|
See § 475-901L for building articulation, including building variety.
|
21 |
Horizontal facade divisions on primary frontage facades
|
1 shadow line within 3 feet of the top of the ground story on
any street facade
| ||
22 |
Permitted cap types
|
Parapet, flat, pitched; tower permitted
|
See § 475-309 for cap type regulations.
|
C.
Supplemental riverfront building regulations. The supplemental regulations
of this subsection apply to riverfront buildings.
(1)
New primary street. Riverside Drive, Marine Street, and South
Monroe Avenue may be treated as nonprimary with a new primary street
under the following conditions.
(a)
The new primary street must be located perpendicular to Riverside
Drive, Marine Street, or South Monroe Avenue.
(b)
The new primary street must be a minimum of 200 feet in length.
(c)
The new primary street must terminate at open space with a view
of the river.
(d)
One driveway may be located off the new primary street.
(e)
The new street may be public or private, but may not be gated.
(2)
Courtyards. One courtyard, maximum of 30 feet of facade width
or 30 feet wide, whichever is more, may count towards the minimum
primary frontage coverage.
(3)
Reduced minimum primary frontage coverage. In MXR, for lots
narrower than 200 feet, as measured along Riverside or South Monroe,
minimum frontage coverage may be reduced to 50%.
(4)
Build-to zone expansion.
(a)
Streetscape. A minimum streetscape area, measured from the back
of street curb into the lot, of 15 feet is required along all street
frontages. Where expansion of the streetscape area is required, the
build-to zone may be measured from edge of the minimum streetscape
area, except as defined below for outdoor dining/seating.
(b)
Outdoor dining/seating. The primary street build-to zone may
expand to up to 30 feet from the lot line for a maximum of 20% of
the frontage to allow for additional seating or sidewalk.
(5)
Measuring height along riverfront. The riverfront building overall
height is measured from the back of curb of Riverside Drive or South
Monroe Avenue. Floor-to-floor heights apply to all stories. Up to
1.5 additional stories may be visible from the riverfront.
(6)
Limited side yard parking. Limited side yard parking means one double- or single-loaded aisle, with the center line of the aisle perpendicular to the street, is permitted in the interior side yard. Maximum width of double-loaded is 60 feet and 40 feet for single-loaded, measured along the right-of-way. Parking may be angled or head-in. A landscape buffer is required in accordance with § 475-903E.
Figure 3-12
Row Building Examples
(Examples may not comply with all regulations.)
| |||
---|---|---|---|
Live-Work Row Building Example
|
Live-Work Row Building Example
|
A.
Intent. The row building type is similar to the general building,
but is smaller in scale and divided into a series of vertical units
each with separate entrances. Townhouses, row houses, or live-work
units exemplify this building type. This building type also includes
riverfront/trail treatment regulations.
B.
Regulations. Row buildings are allowed in those districts indicated in Table 3-2. Row buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-7 (further illustrated in Figure 3-13). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-7
Row Building Regulations
| |||||
---|---|---|---|---|---|
Regulation
|
GXR District
|
GX District
|
NX District
|
References
| |
BUILDING SITING
| |||||
For the purposes of the row building type, a building consists
of multiple units.
| |||||
1 |
Minimum primary frontage coverage (%)
|
80%
|
75%
|
75%
|
See § 475-307C for allowed courtyards and layout with multiple buildings on a deeper lot.
|
2 |
Maximum building width (feet)
|
8 units or 200 feet, whichever is less
|
Building width is measured along primary frontage.
| ||
3 |
Primary and river frontage build-to zone (feet)
|
0 to 20
|
10 to 20
|
5 to 20
|
See § 475-302 for explanation of primary and nonprimary frontages.
|
4 |
Nonprimary frontage build-to zone (feet)
|
5 to 15
|
5 to 35
|
5 to 35
| |
5 |
Minimum side setback (feet)
Minimum space between buildings (feet)
|
5; 10, if abutting other building type
15
| |||
6 |
Minimum rear setback (feet)
|
15; 0 adjacent to alley
|
25; 5 adjacent to alley
| ||
7 |
Maximum site impervious coverage (%)
|
75%
|
65%
|
65%
| |
Additional semipervious coverage (%)
|
15%
|
15%
|
15%
| ||
8 |
Surface or accessory parking yard location
|
Rear, center on through lot
|
See § 475-1502 for explanation of limited side yard parking.
See § 475-1502 for definitions of yards.
| ||
9 |
Allowed parking location within building
|
Permitted fully in any basement and behind required occupied
space of all other stories
|
See § 475-1502 for definition of occupied space.
| ||
10 |
Minimum depth of occupied building space along primary frontage
facade (feet)
|
20 for all full height floors; not required in any basement
| |||
11 |
Refuse and recycling, utilities, and loading yard location
|
Rear
|
Center, side
|
See Article IX for screening regulations.
| |
12 |
Permitted driveway access location
|
Alley only; if no alley exists, one off nonprimary street
|
See § 475-302 for driveway access exception.
| ||
Permitted garage entry facade location
|
Rear
| ||||
HEIGHT
| |||||
13 |
Overall:
|
See § 475-1502 for explanation of measuring height.
| |||
Minimum height (stories)
|
2
|
1
|
1
| ||
Maximum height (stories)
|
3.5
|
2.5
|
3.5
| ||
14 |
Upper stories:
|
Stories are measured floor to floor.
| |||
Minimum height (feet)
|
10
|
9
|
10
| ||
Maximum height (feet)
|
14
|
12
|
14
| ||
FACADE AND CAP REQUIREMENTS
| |||||
15 |
Minimum transparency: all street and river frontage facades
(%)
|
15%, measured per story of all stories
|
§ 475-302 requires primary frontage treatment to turn corners.
Blank wall limitations apply to primary frontage facades per § 475-1502.
| ||
16 |
Minimum primary and river frontage principal entrances
|
Each unit requires one principal entrance on a street, courtyard,
or open space facade. Minimum of one principal entrance required per
30 of primary street facade.
|
See § 475-901K for principal entryway regulations.
| ||
17 |
Principal entrance configuration
|
Entry doors must be off a stoop, minimum 4 wide and 3 deep,
or a porch, minimum 8 wide and 5 deep.
No more than 2 entry doors may be located off each stoop or
porch.
| |||
18 |
Entrance/ground-story elevation (feet)
|
Within 30 inches of adjacent street sidewalk average elevation
or between 30 inches and 5 with visible basement (transparency required)
|
See Article XV for measuring.
| ||
19 |
Ground-story vertical facade divisions on primary frontage facades
|
1 shadow line per every 60 feet of street facade width or every
2 units, whichever is less
|
See § 475-901L for building articulation, including building variety.
| ||
20 |
Horizontal facade divisions on primary frontage facades
|
1 shadow line within 3 feet of any visible basement on any street
facade
| |||
21 |
Permitted cap types
|
Parapet, flat, pitched; one tower permitted per building
|
See § 475-309 for cap type regulations.
|
C.
Supplemental row building regulations. The supplemental regulations
of this subsection apply to row buildings.
(1)
Courtyards. One courtyard, maximum of 30% of facade width or
30 feet wide, whichever is more, may count towards the minimum primary
frontage coverage for the row building.
(3)
Build-to zone at courtyards. For units fronting courtyards or
open space, the build-to zone is measured from the edge of the courtyard
or lot line of the open space. See Figure 3-14.
(4)
Build-to zone expansion. A minimum streetscape area, measured
from the back of street curb into the lot, of 15 feet is required
along all street frontages. Where expansion of the streetscape area
is required, the build-to zone may be measured from edge of the minimum
streetscape area, except as defined below for outdoor dining/seating.
A.
Intent. The civic building type regulations are the most flexible
building type regulations and are intended to allow for singular,
more iconic designs. The civic building type is allowed only for buildings
occupied by civic and institutional uses.
B.
Regulations. Civic buildings are allowed in those districts indicated in Table 3-2. Row buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-8 (further illustrated in Figure 3-16). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-8
Civic Building Regulations
| |||
---|---|---|---|
Regulation
|
All Locations
|
References
| |
BUILDING SITING
| |||
1 |
Minimum primary frontage coverage (%)
|
None required
| |
2 |
Primary frontage setback (feet)
|
15
|
See § 475-302 for explanation of primary and nonprimary frontages.
See § 475-308C for minimum streetscape area.
|
3 |
Nonprimary frontage setback (feet)
|
10
| |
4 |
Minimum side setback (feet)
|
15
| |
5 |
Minimum rear setback (feet)
|
15
| |
6 |
Maximum site impervious coverage (%)
Additional semipervious coverage (%)
|
None required
| |
7 |
Surface or accessory parking yard location
|
Rear, limited side yard
|
See § 475-1502 for explanation of limited side yard parking.
See § 475-1502 for definitions of yards.
|
8 |
Allowed parking location within building
|
Permitted fully in any basement and behind required occupied
space of all other stories
|
See § 475-1502 for definition of occupied space.
|
9 |
Minimum depth of occupied building space along primary frontage
facade (feet)
|
20 all full height floors; not required in any basement
| |
10 |
Refuse and recycling, utilities, and loading yard location
|
Rear yard, limited side yard
|
See Article IX for screening regulations.
|
11 |
Permitted driveway access location
|
Alley only
|
See § 475-302 for driveway access exception.
|
Permitted garage entry facade location
|
Rear or side facade
| ||
HEIGHT
| |||
12 |
Overall:
|
See § 475-1502 for explanation of measuring height.
| |
Minimum height (stories)
|
1
| ||
Maximum height (stories)
|
3.5
| ||
13 |
All stories:
|
Stories are measured floor to floor.
| |
Minimum height (feet)
|
9, 15 for single-story building
| ||
Maximum height (feet)
|
18, 24 for single-story building
| ||
FACADE AND CAP REQUIREMENTS
| |||
14 |
Minimum transparency: all street facades and facades visible
from any street (%)
|
15%, measured per story of all stories (including half stories)
|
§ 475-302 requires primary frontage treatment to turn corners.
Blank wall limitations apply to primary frontage facades per § 475-1502.
|
15 |
Minimum primary frontage principal entrances
|
Principal entrance required on primary frontage facade
|
See § 475-901K for principal entryway regulations.
|
16 |
Entrance/ground-story elevation (feet)
|
Principal entrance and 80 of the ground story must be within
30 inches of adjacent street sidewalk average elevation or between
30 inches and 5 with visible basement (transparency required)
| |
17 |
Ground-story vertical facade divisions on primary frontage and
main parking facades
|
No requirement; one deep shadow line recommended per every 60
of facade width, whichever is less
|
See § 475-901L for building articulation, including building variety.
|
18 |
Horizontal facade divisions on primary frontage and main parking
facades
|
No requirement; one deep shadow line recommended within 3 feet
of any visible basement
| |
19 |
Permitted cap types
|
Parapet, pitched, flat, other with administrative design exception per § 475-1107; tower permitted
|
See § 475-309 for cap type regulations.
|
A.
General regulations.
(1)
The major components of any roof must comply with the regulations
established for one of the types of cap types permitted for the subject
building type.
(2)
Roofs for bay or bow windows and dormers are not required to
comply with cap type regulations.
(3)
Terraces, green roofs, rooftop gardens, and other outdoor facilities
are permitted on any roof, except any permanently covered area is
considered a story. Where the cover is visible from any public way
or open space, it must comply with the regulations applicable to the
subject type. The tower may be applied to these outdoor areas.
B.
Parapet cap. A parapet is a low wall projecting above a building's
roof along the perimeter of the building on all street facades and
facades visible from the street or any open or civic space. (See Figure
3-17.)
(1)
Parapet height.
(a)
Height is measured from the top of the upper story to the top of
the parapet. Minimum height is two feet with a maximum height of six
feet.
(2)
Occupied building space. Occupied building space is not allowed
behind a parapet cap.
(3)
Rooftop appurtenances. With the exception of solar panels, any
rooftop appurtenances must be located towards the rear or interior
of the parapet roof. The parapet must screen the mechanicals from
the elevation of the sidewalk across the street.
C.
Flat cap. A flat cap is a visibly flat roof with overhanging
eaves. (see Figure 3-18.)
(1)
Configuration. The roof may not include a visible slope from
the street and eaves are required on all primary and nonprimary frontage
facades and facades visible from the street, any open space, or any
civic space.
(2)
Eave depth. Eave depth is measured from the building facade
to the outside edge of the eave. Eaves must have a depth of at least
14 inches.
(3)
Eave thickness. Eave thickness is measured at the outside edge
of the eave, from the bottom of the eave to the top of the eave. Eaves
must be a minimum of six inches thick.
(4)
Interrupting vertical walls. Vertical walls may interrupt the
eave and extend above the top of the eave with no discernible cap.
(5)
Occupied building space. Occupied building space may not be
located behind a flat cap.
(6)
Rooftop appurtenances. With the exception of solar panels, any
rooftop appurtenances must be located behind the interrupting vertical
wall with no visibility on any street elevation drawing.
D.
Pitched cap. A pitched cap is a sloped or pitched
roof, where the slope occurs on all street facades, any open space
facade, and civic space facade. Slope is measured with the vertical
rise divided by the horizontal span or run. (See Figure 3-19.)
(1)
Pitch measure. The roof may not be sloped less than a 4:12 (rise:run)
or more than 14:12. Slopes less than 4:12 are permitted to occur on
second story or higher roofs.
(3)
Parallel ridgeline. A gabled end or perpendicular ridgeline
must occur at least every 100 feet of roof when the ridgeline runs
parallel to the front lot line. (See Figure 3-19.)
(4)
Roof height. Roofs without occupied building space and/or dormers
must have a maximum height on primary and nonprimary frontage facades
equal to no more than 1.5 times the subject building's upper-story
floor-to-floor height.
(5)
Occupied building space. Occupied building space may be incorporated
behind a pitched cap. If used, the occupied space counts as a half
story.
(6)
Rooftop appurtenances. With the exception of solar panels, any
rooftop appurtenances must be recessed within the pitched roof with
no visibility on any street elevation drawing.
E.
Other caps. Special cap type designs not otherwise defined in this
section may be approved as an administrative design exception, subject
to the following:
(1)
The building or portion of building approved as an alternative
cap type must be determined to warrant a separate status from the
majority of buildings in the zone, with a correspondence between the
form of the cap and the building use, such as a dome for a planetarium,
a dome for a place of worship, or a unique, singular roof for a more
distinctive performing arts venue.
(2)
The approved alternative cap type may not create additional
occupiable space beyond that permitted by the building type.
(3)
The shape of the roof must be different from those expressly
defined in this section, such as a dome, spire, or vault, and not
a gabled roof, hipped roof, roof with parapet, or flat roof.
F.
Towers. A tower is a vertical element, polygonal (simple), rectilinear
or cylindrical in plan used with other types of cap types. (See Figure
3-20.)
(1)
Location and quantity. Unless otherwise defined in the building
type tables, the following regulations apply:
(a)
A maximum of two towers total are permitted within 15 feet of
all street facades.
(b)
Two additional towers are permitted a minimum of 30 feet from
a street facade.
(c)
Tower locations are typically limited to allowing towers associated
with the facade design and visible from the street, and those more
functional towers located beyond the facade.
(d)
Towers may not be located within any required step-back per
the building type.
(2)
Tower height. Maximum height, measured from the top of the parapet
or eave to the top of the tower shaft not including the cap, is the
equivalent of the height of one upper floor of the building to which
the tower is applied.
(3)
Tower width. Maximum width along all facades is one-third the
width of the front facade or 30 feet, whichever is less.
(4)
Tower spacing. Towers must be generally spaced from other towers
a minimum of 60 feet and specifically by a minimum of 120 feet along
a primary or nonprimary frontage facade.
(5)
Transparency. Towers that comply with the minimum floor-to-floor
height of the building type and are located within 30 feet of a facade
must comply with the minimum transparency requirements of the building.
(6)
Horizontal shadow lines. A shadow line is required between the
fourth and fifth stories of any tower and at the cap of the tower.
(7)
Occupied building space. Towers may be occupied by the same
uses allowed in upper stories of the building type to which it is
applied, unless otherwise stated.
(8)
Rooftop appurtenances. No rooftop appurtenances are permitted
on tower roofs.
(9)
Tower cap. The tower may be capped by the parapet, pitched,
or flat cap type.