The building types defined in this section are allowed within
the BC, DN, WG, and PWD Districts. The design standards and regulations
that apply to each building type are in addition to those required
within each zoning district.
A. Shopfront building type.
(1)
The facade of the shopfront building type is placed at or close
to the front lot line with an entrance generally at sidewalk grade.
Pedestrian-oriented retail or office uses are generally located on
the ground floor with upper floor typically designed for residential,
hospitality, or employment uses. The shopfront building type is characterized
by:
(a)
A high percentage of glazing on the first floor.
(c)
First floor architectural articulation, such as a shopfront
with cornice, or architecturally emphasized entrance.
(2)
Standards.
(a)
Massing.
[1]
Maximum length of building wall along a street shall be 200
feet.
[2]
Buildings must have a break in facade at least every 50 feet
from the previous break or the end of the building. A facade break
may be met through the use of architectural features (such as bay
windows, porches, porticos, recessed doorways, etc.), through changes
in building material or finish or by other similar means.
(b)
Windows.
[1]
Street level primary facades:
[a] Minimum of 60% window coverage.
[b] Transparent with views into the business.
[c] Bottom of window shall be between 24 inches and
32 inches above the sidewalk.
[2]
Floors above street level and secondary facades:
[a] Minimum 30% window coverage for commercial uses.
[b] Minimum 15% window coverage for residential uses.
[c] Individual window proportions shall be greater
in height than width.
[3]
Exterior window guards (e.g., security guards) shall be integrated
with the design of the building.
[4]
Windows shall be placed in a consistent pattern within the first
floor, floors two through the penultimate floor, and the top floor.
(c)
Entrances.
[1]
Main building entrances shall be accentuated; permitted accents
include: recessed, canopy, awning, portico, or overhang.
[2]
All primary entrances shall be illuminated from above. No up-facing
lighting is permitted.
[3]
Security door guards shall be integrated with the design of
the building.
(d)
Corner articulation.
[1]
Main entrances to buildings on corner lots should be oriented
to the corner and public street fronts.
[2]
Main building entrance should be on the primary street.
[3]
Massing and architecture of the building should reflect the
importance of a corner site and relate to both street frontages.
B. Midrise building type.
(1)
The midrise building is a key characteristic of an urban downtown
providing higher-density buildings where the building line generally
meets the lot line. Midrise buildings may include a vertical mix of
uses (such as ground-floor retail or service with upper floors residential,
service, or offices), or single-use building (such as residential
or office).
(2)
Standards.
(a)
Massing.
[1]
Maximum length of building wall along a street shall be 200
feet.
[2]
Buildings must have a break in facade at least every 50 feet
from the previous break or the end of the building. A facade break
may be met through the use of architectural features (such as bay
windows, porches, porticos, recessed doorways, etc.), through changes
in building material or finish, or by other similar means.
(b)
Windows.
[1]
Minimum 30% window coverage on first floor.
[2]
Minimum 15% window coverage above the first floor.
[3]
Individual window proportions shall be greater in height than
width.
[4]
Exterior window guards (e.g., security guards) shall be integrated
with the design of the building.
[5]
Windows shall be placed in a consistent pattern within the first
floor, floors two through the penultimate floor, and the top floor.
(c)
Entrances.
[1]
Main building entrances shall be accentuated; permitted accents
include: recessed, awning, canopy, portico, or overhang.
[2]
Main building entrances should be designed to reflect the primary
use of the building. If primarily a residential use, midrises are
encouraged to use a stoop, lightwell, or dooryard entrance type (as
defined in the rowhouse building type).
[3]
Forecourt
Plan
Forecourt
PlanA midrise building may also have a forecourt
entrance. A forecourt entrance is when a small courtyard is placed
on the front lot line of the building. A forecourt may occupy no more
than 35% of the length of the front facade and must be placed in the
middle of the building's front facade such that no less than 25% of
the length of the front facade is located on either side of the forecourt.
The forecourt shall be no more than 30 feet deep and no wider than
half of the building's height.
(d)
Corner articulation.
[1]
Main entrances to buildings on corner lots should be oriented
to the corner and public street fronts.
[2]
Main building entrances should be on the primary street.
[3]
Massing and architecture of the building should reflect the
importance of a corner site and relate to both street frontages.
C. Rowhouse building type.
(1)
Description.
(a)
The rowhouse building type is a residential structure typically
located on a narrow lot, that shares a party wall with a structure
on an adjoining lot. Rowhouses typically range from two to four stories
and are also called townhouses and attached houses. Rowhouses are
prominent in the Downtown Neighborhood District in particular and
help provide a broad choice of housing types within the City.
(b)
Rowhouses shall be no more than 30 feet wide, and the front
facade shall be located near the front lot line.
(2)
Standards.
(a)
Windows.
[1]
Individual window proportions shall be greater in height than
width.
[2]
Exterior window guards (e.g., security guards) shall be integrated
with the design of the building.
[3]
Windows shall be placed in a consistent pattern within the first
floor, floors two through the penultimate floor, and the top floor.
(b)
Entrances.
[1]
Rowhouses shall have one of the four entrance types defined
below.
[2]
Rowhouses shall have their primary entrance on the front facade.
(c)
Entrance types.
[1]
Stoop.
Stoop
Entrance Type
Frontage
Line defined by low wall, hedge, or fence
Frontage
Line defined by low wall, hedge, or fence
[a] The elevated stoop serves to engage the sidewalk
and ensure privacy within the building.
[b] The stairs of the stoop align with, or near to,
the lot line.
[c] The stairs to the stoop may be perpendicular or
parallel to the sidewalk.
[d] The stoop may have an awning, porch, or portico.
[e] A low wall, fence, or hedge may be provided to
define the frontage line.
[2]
Dooryard.
[a] In the dooryard entrance type:
[i] A low wall, fence, or hedge is provided to define
the frontage line; and
[ii] The main entrance is provided at the same grade
as the dooryard that is created.
[b] Dooryards must be within three vertical feet of
the grade of the adjacent sidewalk.
[c] Any stairs that are provided must align with, or
near to, the frontage line.
[3]
Lightwell.
Lightwell
providing an entrance to the ground floor and basement level
Lightwell
providing an entrance to the ground floor and basement level
[a] In the lightwell entrance type, the setback of
the main building facade features either an elevated terrace or recessed
lightwell.
[b] The lightwell entrance type allows natural sunlight
to enter the floor below grade and often serves to allow an outside
entrance from the ground floor and the one immediately below.
[c] Neither the top of the terrace nor the bottom of
the lightwell shall be more than six feet in vertical distance from
the sidewalk. In no instance shall the distance between the top of
the terrace and the bottom of the lightwell be more than 10 feet.
[4]
Porch.
Porch
open on two sides and engages building on other two sides
Porch
open on two sides and engages building on other two sides
Porch feature shared between multiple rowhouses
Porch feature shared between multiple rowhouses
[a] Porches must be a minimum of 18 inches above the
sidewalk grade.
[b] Porches must maintain a clear path of travel that
is at least three feet wide.
D. Compact detached house. A compact detached dwelling is located on
an urban lot no wider than 56 feet. The maximum individual side yard
is 15 feet and two side yards combined may be no more than 20 feet.
(1)
Windows.
(a)
Individual window proportions shall be greater in height than
width.
(b)
Exterior window guards (e.g., security guards) shall be integrated
with the design of the building.
(c)
Windows shall be placed in a consistent pattern within the first
floor, floors two through the penultimate floor, and the top floor.
(2)
Entrances.
(a)
Main building entrance shall face the street.
(b)
Secondary entrance may be provided on the side or rear of the
building if facing a side yard at least five feet wide or greater,
or a rear yard.
(c)
Compact detached houses shall have one of the four entrance
types allowed for rowhouses (e.g. stoop, dooryard, lightwell, or porch).
(3)
Massing.
(a)
Compact detached houses shall be no more than 36 feet wide.
(b)
Where possible, the front building facade shall align with neighboring
structures.
E. Civic. Owing to its special
and public or quasi-public use, the civic building type is designed
to stand out from the form of the adjacent area. Civic buildings are
often architecturally distinctive buildings that occupy prominent
spaces in the community. The civic building type requires a special
use permit and site plan approval from the Planning Board in all districts.
Civic buildings do not need to be institutionally or government owned.
For example, civic buildings could include theaters.
The following landscape standards apply primarily to the public realm and to projects within the form-based code districts that require a sidewalk permit in accordance with Chapter
263 of the City Code. When possible, they should be followed by other projects within the form-based districts.
A. Landscape materials.
(1)
All plant species must be native to the region or regionally
appropriate as determined by the Conservation Advisory Council.
(2)
All invasive species, as identified by the United States Forest
Service, Cornell Cooperative Extension, or the NYSDEC are prohibited
from being planted in the form-based districts.
(3)
Replacement of invasive species with desirable hardwood species
is encouraged.
(4)
All tree and other landscape materials shall meet the American
Standard for Nursery Stock standards as published by the American
Association of Nurserymen.
(5)
Tree and other landscape material selected for planting must
be free from injury, pests, disease, nutritional disorders or root
defects, and must be of good vigor in order to assure a reasonable
expectation of survivability.
(6)
Large and medium canopy tree species shall be a minimum of 12
feet in height and have a caliper of at least 2.5 inches at time of
planting.
(7)
Small canopy tree species should be a minimum of four feet in
height and have a caliper of at least 9/16 inch and five or more branches
at time of planting.
(8)
Shrubs shall be a minimum of 18 inches in height and width at
time of planting.
B. Landscape installation and maintenance.
(1)
Tree and landscape materials shall be installed according to
standards established by the American National Standards Institute
(ANSI).
(2)
Structural soil shall be installed in and around all tree wells
to provide adequate underground volume for root growth. The structural
soil should tie into adjacent landscaped areas to provide tree roots
access to open soil.
(3)
Large and medium trees shall not be planted underneath or directly
adjacent to overhead powerlines.
(4)
All plant material shall be maintained in good condition at
all times in accordance with standards established by ANSI.
(5)
All plantings that die or are destroyed must be replaced during
the next suitable planting season.
(6)
Attaching lights, signage, fence rails, and any other items
to trees that may result in damage to the tree is prohibited.
C. Design requirements for street trees.
(1)
Street trees shall help define the boundary between automobile
zones and the streetscape zone.
(2)
All street trees planted in the streetscape zone are to be limbed
up to a minimum of six feet.
(3)
Selection of tree species shall be based upon height, canopy
diameter, disease resistance and transparency.
(4)
Large canopy street trees should be planted approximately every
30 feet.
(5)
A minimum soil volume of 400 cubic feet per tree is required.
(6)
To provide adequate underground volume for root growth, structural
soil shall be installed under the paved areas around all tree pits
of a dimension no less than five feet by 10 feet.
(7)
Wherever possible, trees shall be planted in continuous tree
pits or planting beds to provide optimal environment for root growth.
(8)
Where continuous open-surface planting beds are not possible,
structural soil should be used to provide a subsurface connection
between tree pits to provide optimal conditions for tree root growth.
D. Parking and loading area landscaping. These requirements apply to
surface parking lots.
(1)
All parking and loading areas that are visible from the public
right-of-way shall be screened with vegetation to minimize the visual
impact of parked vehicles.
(2)
Shrubs and trees shall be installed in all parking lot medians
to provide for semicontinuous plantings.
(3)
Within a surface parking lot each landscape island shall contain
a minimum of one large canopy tree.
E. Lot landscaping and foundation plantings.
(1)
All permeable ground surfaces of lots in environments altered
from their natural, predevelopment state and not provided for circulation
of vehicles, bicycles or pedestrians shall be planted with vegetation
or otherwise landscaped.
(2)
Except when a build-to line or minimum setback makes the provision
of foundation plantings impractical, a foundation planting area shall
be maintained around all structures. The foundation planting shall
incorporate a mixture of trees, shrubs, and ground covers in order
to soften the building facade. Foundation plantings shall not be required
along any building elevation or portion thereof that contains only
service and/or delivery areas that are not visible from any roadway.
F. List of Recommended Street Trees
(adapted from NYC DPR "Tree Planting Standards," April 2008)
(1)
Large Trees - Mature Height Greater Than 50 Feet
Scientific Name
|
Common Name
|
Comments
|
Ginkgo biloba
|
Ginkgo
|
Male only - does not bear fruit
|
Quercus spp. 'Fastigiata'
|
Fastigiata Oak
|
|
Liquidambar styracifl a
|
Sweetgum
|
Plant spring only, lawn pits only
|
Metasequoia glyptostroboides
|
Dawn Redwood
|
|
Taxodium distichum
|
Bald Cypress
|
Ideal for wet soils
|
Tilia cordata
|
Littleleaf Linden
|
|
Gymnocladus dioicus
|
Coffee
|
Needs lots of space
|
Gleditsia triacanthos var. inermis
|
Honey Locust
|
Tolerates tough conditions
|
Liriodendron tulipifera
|
Tulip Tree
|
Tree does best in lawn pits
|
Quercus rubra
|
Northern Red Oak
|
Plant spring only
|
Quercus bicolor
|
Swamp White Oak
|
Plant spring only
|
Quercus imbricaria
|
Shingle Oak
|
Plant spring only
|
Quercus palustris
|
Pin Oak
|
Needs large tree pit
|
Quercus phellos
|
Willow Oak
|
Plant spring only
|
Tilia americana
|
American Linden
|
Partial shade, fragrant flowers
|
Tilia x euchlora
|
Crimean Linden
|
Pest resistant
|
Tilia tomentosa
|
Silver Linden
|
Fragrant flowers
|
Zelkova serrata
|
Japanese Zelkova
|
|
(2)
Medium Trees - Mature Height 35-50 Feet
Scientific Name
|
Common Name
|
Comments
|
Carpinus betulus
|
European Hornbeam
|
|
Quercus robur
|
English Oak
|
Plant spring only
|
Cercidiphyllum japonicum
|
Katsura Tree
|
Tree does best in lawn pits
|
Corylus colurna
|
Turkish Filbert
|
|
Nyssa sylvatica
|
Black Gum
|
Should only be planted in extremely wet sites
|
Ostrya virginiana
|
American Hophornbeam
|
Plant spring only
|
Quercus acutissima
|
Sawtooth Oak
|
Plant spring only
|
Eucommia ulmoides
|
Hardy Rubber Tree
|
Tolerates tough conditions
|
Styphnolobium japonicum
|
Scholar Tree
|
Tolerates tough conditions
|
(3)
Intermediate Trees - Mature Height 25-35 Feet
Scientific Name
|
Common Name
|
Comments
|
Koelreuteria paniculata
|
Golden Rain Tree
|
Tolerates tough conditions
|
Maackia amurensis
|
Amur Maackia
|
|
(4)
Small Trees - Mature Height Less Than 25 Feet
Scientific Name
|
Common Name
|
Comments
|
Amelanchier canadensis
|
Serviceberry
|
|
Cercis canadensis
|
Eastern Redbud
|
Does best in lawn pits
|
Carpinus caroliniana
|
American Hornbeam
|
Plant spring only
|
Fraxinus 'Leprechaun'
|
Leprechaun Green Ash
|
|
Malus spp.
|
Crabapple
|
|
Crataegus spp.
|
Hawthorn
|
|
Cornus mas
|
Cornelian Cherry
|
|
Prunus virginiana 'Schubert'
|
Schubert Cherry
|
Tolerates tough conditions
|
Syringa reticulata
|
Japanese Tree Lilac
|
|
Prunus cerasifera
|
Purpleleaf Plum
|
|
Prunus 'Okame'
|
Okame Cherry
|
|
Prunus padus
|
European Birdcherry
|
|
Prunus sargentii
|
Sargent Cherry
|
|
Prunus serrulata 'Kwanzan'
|
Japanese Flowering Cherry
|
|
Prunus x yedoensis
|
Yoshino Cherry
|
Tree does best in lawn pits
|