City of Kalamazoo, MI Article 5 Zoning Standards; Lot Types

§ 50-5.1 General requirements.

A. Applicability. The following shall apply to all new construction and renovation of existing structures in the Zoning District in alignment with the parameters in § 50-1.4, Nonconformances.

B. General standards. The following standards apply in all zoning districts.

(1) Uses. Refer to Table 4.1-1, Use Table, for permitted uses per district.

(2) Right-of-way improvements. Projects must follow the City's Street Design Manual and Chapter 42, Tree Ordinance, when developing adjacent to a public street. To be in compliance may require the following:

(a) Sidewalk. The following is required for new construction and repair projects:

[1] Installation of new sidewalk and street crossings that meet minimum design and width requirements and the American Disability Association (ADA) City requirements is required for all development and redevelopment projects.

[2] Repair of existing sidewalk and street crossings to meet American Disability Association (ADA) City requirements is also required for all projects requiring site plan review.

(b) Street trees. All projects requiring site plan and with the construction of any new single-family or duplex unit must meet the street tree requirements of Chapter 42, including, size, spacing, species, and installation and care practices.

C. Development standards. Development and redevelopment in zoning districts shall follow the standards in this section.

(1) Standards defined. The standards that regulate development are generally defined in §§ 50-5.2 through 50-5.5, which include building siting, height, use, and street facing facades.

(2) Districts with lot type standards (Refer to Table 5.1-1, Permitted Lot Types by District.) follow the standards for the selected lot type, as outlined beginning with § 50-5.6, Lot Type Standards.

(3) Districts with dimension standards follow the standards listed in Table 5.1-2, Dimension Standards by District.

Table 5.1-1 Permitted Lot Types By District

(Refer to § 50-5.6, Lot type standards for details.)

Key
P	Permitted
S	Special Use
PD	Permitted - Development Standards Required

Lot Type	Zoning District
	N-Node	LW1	LW2	D1	D2	D3
Commerce	P			P	P
Flex		P	P		P	P
Cottage commercial	P	P	P			P
Civic		P	P		P	P
Warehouse			P
Yard-attached		P	P			P
Yard-detached		P	PD			PD
Outdoor market1		P	P			P

NOTE:
1	Outdoor market lot type may be required for specific uses (Refer to § 50-4.4, Use definitions and standards.) in the nonform based districts regulated in Table 5.1-2, Dimension Standards by District

Table 5.1-2 Dimension Standards by District
Dimension Standard			Zoning District
	C-Node	CC2	CC
Lot area
Minimum lot area for rezoning	-	-	1 acre
Maximum lot area for rezoning	-	1 acre; larger parcels permitted, provided they are subdivided into smaller parcels before development.	-
Minimum lot area	-	Newly created lots must be no larger than 1 acre.	-
Setbacks and build-to zone (range)
Front	5 feet to 15 feet	10 feet to 20 feet	-
Corner side	0 feet to 15 feet	5 feet to 15 feet	-
Side	0 feet; 5 feet next to R District	0 feet; 5 feet next to R District	0 feet; 25 feet next to R District and park/open space/preserve
Rear	0 feet; 15 feet next to R District	0 feet; 15 feet next to R District and park/open space/preserve	0 feet; 25 feet next to R District and park/open space/preserve
Maximum lot coverage	85%, additional 10% semipervious	80%, additional 10% semipervious	80%
Multiple principal buildings allowed	Yes	Yes	Yes
Maximum height	5 stories	3 stories	6 stories
Facade
Vehicle entrance bays (facades)	Side and rear	Corner side, side and rear	-
Parking location		Not permitted between structure(s) and the front and corner side property lines
Entrance type and transparency	Storefront, stoop, or arcade on street facing facades within 15 feet of front and corner side property lines; in CC, 25 feet of front and corner side property lines; minimum transparency per entrance type.
Access
Driveway quantity	1 per street frontage less than 100 feet in width; permitted for every additional 75 feet of frontage	1 per street frontage; drive aisles not permitted between structure(s) and the front and corner side property lines.	1 per street frontage less than 100 feet in width; permitted for every additional 75 feet of frontage
Driveway location	Shared access across parcels and shared driveways are encouraged.

§ 50-5.2 Building siting.

A. Street frontage. Refers to locating the building(s) on a lot in relationship to adjacent streets. Refer to Figure 5.2-1, Building Siting.

(1) Multiple principal buildings: the allowance for more than one principal structure on a lot.

(2) Front lot line coverage: the minimum percentage of building facade required along the front property line.

(a) Measurement. The standard is calculated by taking the width of the principal structure, measured in the build-to zone, divided by the total width of the lot's build-to zone.

(b) Multiple buildings. Multiple principal buildings can be located on the lot. The minimum front lot line coverage must be met.

(3) Occupation of the corner. Occupying the corner, the area where the front and corner build-to zones meet, with a principal structure/or building entrance.

(4) Front build-to zone: the build-to zone located parallel to the front property line.

(a) If not occupied by a structure, this area will contain public or private outdoor space or a public sidewalk.

(b) Vehicular parking is not permitted in the front build-to zone unless otherwise noted.

(5) Corner build-to zone: the build-to zone located parallel to the corner side property line.

(a) Building facades must be located in the corner build-to zone for the first 20 feet, measured from a lot's corner(s).

(b) If not occupied by a structure, this area will contain public or private outdoor space or a public sidewalk.

(c) Vehicular parking is not permitted unless otherwise noted.

Figure 5.2-1. Building Siting: Street Frontage, Lot Area and Front Lot Line Coverage.

(6) Setback. The minimum distance a structure can be located from the front or corner side property line. It is measured to the building façade (wall) and not to projections, overhangs, porches, stoops, or stairs.

(7) Encroachment. Certain building elements, such as balconies, awnings, or signage may be permitted to encroach into the right-of-way.

(a) Where permitted, an encroachment agreement with the City is required.

(b) Encroachments shall not extend closer than two feet from the back of the curbline.

(c) A minimum height clearance of eight feet must be maintained.

B. Lot area. The following standards relate to lot area:

(1) Side yard setback: the minimum distance a structure can be located from the side property line.

(2) Rear yard setback: the minimum distance a structure can be located from the rear property line.

(3) Minimum lot area for rezoning. Measured in square feet, it is the minimum size a lot can be to be zoned this district.

(4) Maximum lot area for rezoning. Measured in square feet, it is the maximum size a lot can be to be zoned this district.

C. Lot coverage: the maximum percentage of a lot permitted to be covered with nonpervious surfaces and the additional amount of semipervious surface permitted. Refer to Figure 5.2-2, Lot Coverage.

Figure 5.2-2 Lot Coverage

D. Parking, loading, and site access. The following standards relate to parking loading and access on a lot.

(1) Parking location. The yard in which a parking area and associated drive are permitted.

(2) Service and loading locations. The facade on which access is permitted for servicing, loading, and unloading activities related to that building's use.

(3) Vehicle entrance bay. The facade of the building on which an entrance bay to interior parking or other use is permitted.

(4) Driveway location. The permitted locations for vehicular access.

(a) If an alley is available, driveway access shall be located from the alley.

(b) If an alley is not available, driveway location is noted by lot type (Refer to § 50-5.6, Lot type standards.) or district (Refer to Table 5.1-2, Dimension Standards by District.).

(c) Driveways on corner lots must be at least 20 feet from the crosswalk; if no crosswalk is present, the distance is measured from the stop bar.

§ 50-5.3 Height.

A. Height. Building height is measured as follows. Refer to Figure 5.3-1, Measuring Height.

Figure 5.3-1. Measuring Height.

(1) Minimum and maximum height: the minimum and maximum overall height of a structure.

(a) Measurement. Building height is measured in stories.

[1] A minimum and/or maximum height may be given.

[2] This measurement does not include rooftop mechanicals.

[3] A ground floor with a floor-to-floor height of 20 feet or more will be counted as two stories for overall height of a structure.

[4] Development in the districts regulated by Table 5.1-2, Dimension Standards by District. The maximum upper floor floor-to-floor measurement is 12 feet.

(b) Half stories. Half stories can be found either completely within the roof structure with street-facing windows or in a visible basement exposed up to 1/2 story above grade.

(2) Floor height. Each lot type permits a range of height expressed in feet for each story.

(a) Floor to floor. The height of a story is measured between the floors; top of floor to top of floor. If the building is one story, use the floor of the story to the tallest point of the ceiling.

(b) Application. Floor height requirements apply only to principal buildings on street-facing facades.

§ 50-5.4 Uses.

Permitted uses are outlined in Table 4.1-1, Use Table. Refer to the lot type standards (§ 50-5.6) and § 50-4.4, Use definition and standards, for specific standards by use or by lot type. See Figure 5.4-1, Permitted Uses Per Floor.

Figure 5.4-1 Permitted Uses Per Floor

A. Ground and upper floor. The permitted uses may vary between ground and upper floors.

B. Occupied space. The restriction of internal parking, residential units, storage areas, and utility areas in the occupied space of a building's ground floor, unless otherwise stated in the lot types. Refer to the definition of "occupied space" in § 50-1.3 for additional information on occupied space.

(1) Front facades.

(2) Corner-side facades when fronting an Event/Festival, Urban Center and Downtown Main Street street types.

(3) Corner-side facades on other street types for at least the minimum required building placement for the corner facade. [Refer to § 50-5.2A(5)(a).]

§ 50-5.5 Street-facing facades.

A. Street-facing facade. The following requirements apply to street-facing building facades.

(1) Transparency. The percentage of a facade that has clear, nonreflective windows that allow visibility into a building of at least four feet. It is expressed as a percentage of windows to total facade area. Refer to Figure 5.5-1, Measuring Transparency: Ground Floor, Upper Floor, and Full Facade.

Figure 5.5-1 Measuring Transparency: Ground Floor, Upper Floor, and Full Facade

(a) Ground floor. Transparency is determined by entrance treatment, unless otherwise noted.

(b) Upper floor. Transparency is noted by lot type.

(c) Full facade. Transparency is measured using the entire front facade rather than only one story of the building.

(2) Blank wall limitations: the maximum area on a facade permitted to be windowless.

B. Entrance. The following standards relate to entrance locations and treatments.

(1) Location: location of the primary, functioning, public entrance of the principal building, noted by facade.

(2) Entrance treatment: the entrance treatments required on street-facing facades. Entrance treatment standards apply to the entire ground story of all front facades, and corner side facades when facing a primary street.

(a) Storefront. Storefronts are a highly transparent ground story treatment typically used as display areas for retail and other commercial uses. Refer to Figure 5.5-2, Storefront Entrance Type.

Figure 5.5-2. Storefront

[1] Transparency. Minimum transparency is 70%, measured between two and eight feet above the grade of the sidewalk. Refer to Figure 5.5-1, Measuring Transparency: Ground Floor, Upper Floor, and Full Facade.

[2] Elevation. Storefronts shall be located no more than one foot above the sidewalk.

[3] Recess. Entrances may be recessed up to eight feet.

[4] Building entrance. The primary building entrance shall be located off the storefront.

[5] Interior access. Additional entrances to access uses in the upper stories or rear of the ground floor are permitted without having to adhere to the above requirements.

(b) Stoop. Refer to Figure 5.5-3, Stoop.

Figure 5.5-3. Stoop

[1] Transparency. Minimum transparency is 50%, measured between two and eight feet above the grade of the sidewalk. Refer to Figure 5.5-1, Measuring Transparency: Ground Floor, Upper Floor, and Full Facade.

[2] Elevation. Stoops shall be not be elevated more than three feet six inches above the sidewalk, except with a visible basement.

[3] Stoop size. Stoops shall be a minimum of three feet deep and six feet wide.

[4] Recess. Entrances may be recessed up to five feet.

[5] Building entrance. Entrances shall be located off the stoop.

[6] Interior access. Additional entrances to access uses in the upper stories or rear of the ground floor are permitted without having to adhere to the above requirements.

(c) Arcade. An arcade is a covered pedestrian walkway within the recess of a ground story. Refer to Figure 5.5-4, Arcade.

Figure 5.5-4. Arcade

[1] Interior treatment. Arcades must be used in conjunction with storefront or stoop treatment.

[2] Arcade width. An open air public walkway must be a minimum of six feet.

[3] Column spacing. Columns shall be spaced between 10 and 12 feet on center.

[4] Arcade opening. The opening shall not be flush with the interior arcade ceiling and may be arched or straight.

(d) Porch entrance type. A porch is a raised, roofed platform. Porches can be fully enclosed. Refer to Figure 5.5-5, Porch Entrance Type.

Figure 5.5-5 Porch.

[1] Transparency. Per lot type or district, unless the porch is fully enclosed, in which case a minimum of 40% is applied. Refer to Figure 5.5-1, Measuring Transparency.

[2] Elevation. Porches shall be located a maximum of four feet six inches above the sidewalk or average grade measured at the front facade.

[3] Height. A porch may be up to two stories in height to provide a balcony for the second story.

[4] Building entrance. The primary building entrance shall be located off the porch.

[5] Enclosed porch. Enclosed porches are not permitted to extend more than eight feet from the building façade.

(3) Entrances on street-facing facades: the maximum spacing between entrances on a street-facing building facade.

(4) Entrances on other facades. An entrance is required on side and rear facades when fronting parking areas.

C. Roof type. All roof styles are permitted in the lot types, provided that a defined roof style is utilized; special roof types, tower and spire, are permitted per lot type.

(1) Tower. A tower is a rectilinear or cylindrical, vertical building element. Refer to Figure 5.5-6, Tower.

Figure 5.5-6. Tower

(a) Height. The maximum tower height is equal to the height of one upper story floor of the building onto which the tower is applied.

(b) Width. The maximum tower width along all facades is 1/3 the width of the building or 30 feet, whichever is less.

(c) Use. Towers may be utilized by the same uses allowed in the upper stories of the front type in which it is located.

(2) Spire. A spire is a long, tapering design element attached to a tower or the roof of a building. Refer to Figure 5.5-7, Spire.

Figure 5.5-7. Spire

§ 50-5.6 Lot type standards.

A. Lot type descriptions. The following lot types are defined and detailed for use in development and redevelopment in the Node, Live-Work 1, and Live-Work 2 Districts. Refer to Table 5.5-1, Permitted Lot Types by Zoning District.

(1) Commercial lot type: a lot type with a high level of transparency on the ground floor that is located at or near the front property line of a lot. This type is ideal for active ground floor uses, such as retail or a community center, and a mix of uses including residential and commercial on upper stories.

(2) Flex lot type: a lot type that promotes buildings constructed in a narrow front build-to zone with a range of entrance treatments that can support a wide variety of uses, including commercial, industrial, and residential.

(3) Cottage commercial lot type: a lot type that recognizes that many structures residential in character can be used for commercial purposes, at least on the ground floor. These typically have a higher transparency and impervious coverage than the yard - detached lot type.

(4) Civic lot type: a lot type that allows for the development of unique buildings for civic and institutional uses through flexible building siting and facade treatment standards.

(5) Warehouse lot type: a lot type that maintains the urban character of an area while considering the needs of commercial and industrial uses.

(6) Yard - attached lot type: a lot type that supports the development of buildings that are slightly set back from the front property line and typically contains residential uses. In the districts where the yard - attached lot type is permitted with development standards (PD), the lot type is only permitted when it contains two or more units. Refer to § 50-4.4A(4).

(7) Yard - detached lot type: a residential lot type that allows for detached buildings that are set back from the street. Typically it supports residential uses.

(8) Outdoor market type: a lot type that focuses on the use of outdoor spaces on a lot for such uses as gardening, seating, dining, gathering, and retail. This lot type may include limited indoor areas in nonpermanent or open air structures, such as shipping containers, kiosks, or pergolas, for the sale of items or preparation of food items for sale, but with limited or no indoor seating. Permanent buildings are also permitted with this lot type, provided that they account for a small percent of the total lot area.

B. Lot type: commerce.

(1) Building siting (Figure 5.6-1).
(a) Street frontage.
Multiple principal buildings	Yes
Front lot line coverage (minimum)	80%1
Occupation of corner	Yes
Front build-to zone (feet)	0-5; 0-10 if for public space, such as wider sidewalks, on-street parking, or cafes2
Corner build-to zone (feet)
ROW encroachment	Yes
NOTES:
1 A courtyard may count toward up to 35% of the minimum coverage. Lots less than 60 feet in width, without alley access, and not on a corner have a minimum coverage requirement of 65%. 2 Larger BTZ requires review and approval through the site plan review process. Larger BTZ is not permitted in D1.

(b) Lot area.
Side yard setback (feet)	0
Rear yard setback (feet)	0; 0 off alley; 10 next to R District

(c) Lot coverage.
Impervious surface (maximum)	100%
Semi–impervious surface	n/a

(d) Parking, loading and access.
Parking location	Rear yard
Loading and service location	Rear, side, corner side facades3
Vehicle entrance bay
Driveway location	Alley; 1 on corner side3,4, 1 on front if on an interior lot not located in D13,4
NOTES:
3 Entrance bays for parking and loading not permitted on primary streets. Entrance bays and driveways are not permitted on an Event/Festival and Urban Center street.
4 A second driveway is permitted on lots wider than 200 feet.

Figure 5.6-1 Building Siting

(2) Height (Figure 5.6-2).
Minimum height	2 stories7
Maximum height	Node: 3 stories or up to height of tallest building within 330 feet6; D1 and D2: no maximum height
Ground floor (feet)	14 to 24
Upper floor(s) (feet)	9 to 14

NOTES:
5	Tower is allowed to be one story taller than the overall building height.
6	330 feet is measured from outer lot line of the N-Node District. The height increase is capped at no more than two stories taller than the tallest building in the Node.

(3) Uses (Table 4.1-1).
Ground floor	All permitted uses per district
Upper floor	All permitted uses per district
Occupied space	Yes, first two floors, except residential/lodging is permitted per Table 4.1-1
Accessory uses and structures	See Table 4.5-1.

(4) Street-facing facades (Figure 5.6-3).
(a) Transparency (minimum).
Ground floor	Per entrance type; see § 50-5.5B.
Upper floor(s)	20% per floor
Blank wall limitations	Yes

(b) Entrance.
Location	Front facade, building corner
Entrance treatment (See § 50-5.5B.)	Storefront; stoop permitted on corner or other facades
Entrances on street-facing facades	1 per 50 feet of building length
Entrances on other facades	Yes

(c) Roof type.
Tower	Permitted
Spire	Not permitted

Figure 5.6-2 Height and Use

Figure 5.6-3 Street-Facing Facades

C. Lot type: flex.

(1) Building siting (Figure 5.6-4).
(a) Street frontage.
Multiple principal buildings	Yes
Front lot line coverage (minimum)	70%1
Occupation of corner	Yes
Front build-to zone (feet)	0 to 10
Corner build-to zone (feet)	0 to 10
ROW encroachment	Yes

NOTE:
1	A courtyard may count toward up to 35% of the minimum coverage. Lots less than 60 feet in width, without alley access, and not on a corner have a minimum coverage requirement of 65%.

(b) Lot area.
Side yard setback (feet)	0
Rear yard setback (feet)	0; 0 off alley; 10 next to R District

(c) Lot coverage.
Impervious surface (maximum)	75%; 85% in Live-Work 2; 100% in D2 and D3
Semi-impervious surface	15%

(d) Parking, loading and access.
Parking location	Rear yard
Loading and service location	Rear, side, corner side facades2
Vehicle entrance bay
Driveway location	Alley; 1 on corner side3, 1 on front if an interior lot not located in D12

NOTES:
2	Entrance bays for parking and loading purposes not permitted on primary streets. Entrance bays and driveways are not permitted on an Event/Festival and Urban Center street.
3	A second driveway is permitted on lots wider than 200 feet.

Figure 5.6-4 Building Siting

(2) Height (Figure 5.6-5).
Minimum height5	1 story, 2 story minimum in D2 and D3
Maximum height4	3 stories; LW2 on Main Street, Commercial and Neighborhood Business street types and D3, up to 5 stories D1 and D2, no maximum height
Ground floor (feet)	12 to 245
Upper floor(s) (feet)	9 to 14

NOTES:
4	Tower is allowed to be one story taller than the overall building height.
5	A ground floor height of 20 feet or greater will be counted as two stories for overall building height.

(3) Uses (Table 4.1-1).
Ground floor Upper floor	All permitted uses per district
Occupied space restrictions	Yes; first two floors; except residential/lodging permitted per Table 4.1-1
Accessory uses and structures	See Table 4.5-1.

(4) Street-facing facades (Figure 5.6-6).
(a) Transparency (minimum).
Ground floor	Per entrance type; see § 50-5.5B.
Upper floor(s)	20% per floor
Blank wall limitations	Yes

(b) Entrance.
Location	Front facade, building corner
Entrance treatment (See § 50-5.5B.)	Storefront, stoop
Entrances on street-facing facades	1 per 60 feet of building length
Other facade entrances	Yes

(c) Roof type.
Tower	Permitted
Spire	Not permitted

Figure 5.6-5 Height and Use

Figure 5.6-6 Street Facing Facades

D. Lot type: Cottage commercial

(1) Building siting (Figure 5.6-7).
(a) Street frontage.
Multiple principal buildings	Yes
Front lot line coverage (minimum)	40%
Occupation of corner	Not required
Front build-to zone (feet)	5 to 20; 0 to 10 in Nodes1
Corner build-to zone (feet)	5 to 20; 5 to 15 in Nodes1
ROW encroachment	Yes
NOTE:
1 Stoops and porches may be located in the build-to zone.

(b) Lot area.
Side yard setback (feet)	5
Rear yard setback (feet)	15

(c) Lot coverage.
Impervious surface (maximum)	65%
Semi–impervious surface	10%

(d) Parking, loading and access.
Parking location	Rear, side yards
Loading and service location	Not permitted
Vehicle entrance bay	Rear, side, corner side facades2
Driveway location	Alley; 1 on corner side or 1 on front if on an interior lot
NOTES:
2 Parking entrance bays are not permitted to front primary streets unless located outside of the build-to zone.

Figure 5.6-7 Building Siting Attached and Detached

(2) Height (Figure 5.6-8).
Minimum height	1 story; 2 story minimum in D3
Maximum height	2.5 stories
All floors (feet)	9 to 14

(3) Uses (Table 4.1-1).
All floors	Residential/lodging, commercial, craftsman
Occupied space	Yes
Accessory uses and structures	See Table 4.5-1.

(4) Street-facing facades (Figure 5.6-9).
(a) Transparency (minimum).
Facade transparency (minimum)	40% for stoops and porches; storefronts per § 50-5.5B(2)(a)
Blank wall limitations	No

(b) Entrance.
Location	Front facade, building corner
Entrance treatment (See § 50-5.5B.)	Stoop, porch, storefront
Entrances on street-facing facades	1 per building
Other facade entrances	Not required

(c) Roof type.
Tower		Permitted
Spire		Not permitted

Figure 5.6-8 Height and Use

Figure 5.6-9 Street-Facing Facades

E. Lot type: civic.

(1) Building siting (Figure 5.6-10).
(a) Street frontage.
Multiple principal buildings	Yes
Front lot line coverage (minimum)	Not required
Occupation of corner	Yes
Front build-to zone (feet)	0 to 25; 0 to 15 in D2
Corner build-to zone (feet)	0 to 15
ROW encroachment	Yes

(b) Lot area.
Side yard setback (feet)	0
Rear yard setback (feet)	5; 0 off alley; 10 next to R District

(c) Lot coverage.
Impervious surface (maximum)	70%
Semi-impervious surface	10%

(d) Parking, loading and access.
Parking location	Rear, side yards
Loading and service location	Rear, side corner side facades1
Vehicle entrance bay
Driveway location	Alley, 1 on corner side2, 1 on front if an interior lot except in D21

NOTES:
1	Entrance bays for parking and loading are not permitted on primary streets. Entrance bays and driveways are not permitted on an Event/Festival and Urban Center street.
2	A second driveway is permitted on lots wider than 200 feet.
3	A tower or a spire is allowed to be one story taller than the overall building height; a tower and a spire can add an additional 1 1/2 stories to the overall permitted height.

Figure 5.6-10 Building Siting

(2) Height (Figure 5.6-11).
Minimum height	1 story; 2 stories minimum in D2 and D3
Maximum height3	3 stories; D2: no maximum height; D3: up to 6 stories
Ground floor (feet)	15 to 30
Upper floor (feet)	9 to 14

NOTES:
3	A tower or a spire is allowed to be one story taller than the overall building height; a tower and a spire can add an additional 1 1/2 stories to the overall permitted height.

(3) Uses (Table 4.1-1).
All floors		Civic/Institutional4
Occupied space restrictions		Yes4
Accessory uses and structures		See Table 4.5-1.
NOTES:
4	Civic lot types existing at the time of this chapter's approval may contain any use permitted in the district in which it is located.

(4) Street-facing facades (Figure 5.6-12).
(a) Transparency (minimum).
Facade transparency (minimum)	15% per street-facing facade
Blank wall limitations	No

(b) Entrance.
Location	Front facade, building corner
Entrance treatment (See § 50-5.5B.)	Stoop
Entrances on street-facing facades	1 per 60 feet of building length
Other facade entrances	Yes

(c) Roof type.
Tower	Permitted
Spire	Permitted

Figure 5.6-11 Height and Use

Figure 5.6-12 Street-Facing Facades

F. Lot type: warehouse.

(1) Building siting (Figure 5.6-13).
(a) Street frontage.
Multiple principal buildings	Yes
Front lot line coverage (minimum)	65%1
Occupation of corner	Yes
Front build-to zone (feet)	0 to 15
Corner build-to zone (feet)	0 to 10
ROW encroachment	Yes

NOTE:
1	A courtyard may count toward up to 35% of the minimum coverage.

(b) Lot area.
Side yard setback (feet)	5
Rear yard setback (feet)	15; 0 off alley

(c) Lot coverage.
Impervious surface (maximum)	80%
Semi-impervious surface	10%

(d) Parking, loading and access.
Parking location	Rear, side yards
Loading and service location	Rear, side, corner side facades2, and 1 on front facade2
Vehicle entrance bay
Driveway location	Alley; 1 on corner side; 1 on front if an interior lot3

NOTES:
2	Entrance bays for parking and loading not permitted on primary streets unless located at least 50 feet behind the front facade.
3	A second driveway is permitted on lots wider than 200 feet.

Figure 5.6-13 Building Siting.

(2) Height (Figure 5.6-14).
Minimum height	1 story
Maximum height4	3 stories
Ground floor (feet)	12 to 30
Upper floor (feet)	9 to 15

NOTES:
4	Tower is allowed to be one story taller than the overall building height.

(3) Uses (Table 4.1-1).
All floors	Industrial
Occupied space restrictions	Not required, except craftsman industrial retail/showroom uses
Accessory uses and structures	See Table 4.5-1.

(4) Street-facing facades (Figure 5.6-15).
(a) Transparency (minimum).
Ground floor (minimum)	40%5
Upper floor(s)	10%
Blank wall limitations	No

NOTE:
5	Craftsman industrial uses follow transparency for either the storefront or stoop entrance type. To determine transparency, the measurement can be taken in the location of the retail or showroom element and not along the entire ground floor facade.

(b) Entrance.
Location	Front facade, building corner
Entrance treatment (See § 50-5.5B.)	Stoop, storefront
Entrances on street-facing facades	1 per 75 feet of building length
Other facade entrances	Yes

(c) Roof type.
Tower	Permitted
Spire	Not permitted

Figure 5.6-14 Height and Use

Figure 5.6-15 Street-Facing Facades.

G. Lot type: yard - attached.

(1) Building siting (Figure 5.6-16).
(a) Street frontage.
Multiple principal buildings	Yes; up to 5 units may be connected
Front lot line coverage (minimum)	60%
Occupation of corner	Not required
Front build-to zone (feet)	5 to 151
Corner build-to zone (feet)	5 to 151
ROW encroachment	No
NOTE:
1 Stoops and unenclosed porches may be located in the build-to zone.

(b) Lot area.
Side yard setback (feet)	52
Rear yard setback (feet)	15
NOTE:
2 If buildings are attached, side yard setbacks apply to the set or row of buildings, not each individual building.

(c) Lot coverage.
Impervious surface (maximum)	60%
Semi-impervious surface	15%

(d) Parking, loading and access.
Parking location	Rear, side yards
Loading and service location	Not permitted
Vehicle entrance bay	Rear, side, corner side facades3
Driveway location	Alley; 1 on corner side or 1 on front if an interior lot
NOTE:
3 Vehicle entrance bays are not permitted to front primary streets unless located outside of the build-to zone.

Figure 5.6-16 Building Siting

(2) Height (Figure 5.6-17).
Minimum height	1 story; 2 stories minimum in D3
Maximum height	3 stories
All floors (feet)	9 to 14

(3) Uses (Table 4.1-1).
All floors	Residential/lodging
Occupied space restrictions	Not required, except for interior parking
Accessory uses and structures	See Table 4.5-1.

(4) Street-facing facades (Figure 5.6-18).
(a) Transparency (minimum).
Facade transparency (minimum)	12%
Blank wall limitations	Yes

(b) Entrance.
Location	Front facade, building corner
Entrance treatment (See § 50-5.5B.)	Stoop, porch
Entrances on street-facing facades	1 per building4
Other facade entrances	Not required
NOTE:
4 When multiple detached or attached buildings exist on a lot, entrances on buildings behind the front and corner side facade shall be located off a shared open space or courtyard or pedestrian pathway.

(c) Roof type.
Tower	Permitted
Spire	Not permitted

Figure 5.6-17 Height and Use

Figure 5.6-18 Street-Facing Facades

H. Lot type: yard - detached.

(1) Building siting (Figure 5.6-19).
(a) Street frontage.
Multiple principal buildings	Yes
Front lot line coverage (minimum)	40%
Occupation of corner	Not required
Front build-to zone (feet)	10 to 251
Corner build-to zone (feet)	10 to 201
ROW encroachment	No
NOTE:
1 Stoops and unenclosed porches may be located in the build-to-zone.

(b) Lot area.
Side yard setback (feet)	5
Rear yard setback (feet)	10

(c) Lot coverage.
Impervious surface (maximum)	50%2
Semi-impervious surface	15%
NOTE:
2 60% impervious surface permitted when two or more principal buildings are on a lot.

(d) Parking, loading and access.
Parking location	Rear, side yards
Loading and service location	Not permitted
Vehicle entrance bay	Rear, side, corner side facades3
Driveway location	Alley; 1 on corner side or 1 on front if an interior lot
NOTE:
3 Vehicle entrance bays are not permitted to front primary streets unless located outside of the build-to zone.

Figure 5.6-19 Building Siting Attached and Detached

(2) Height (Figure 5.6-20).
Minimum height	1 story; 2 stories minimum in D3
Maximum height	3 stories
All floors (feet)	9 to 14

(3) Uses (Table 4.1-1).
All floors	Residential/lodging
Occupied space restrictions	Not required, except for interior parking
Accessory uses and structures	See Table 4.5-1.

(4) Street-facing facades (Figure 5.6-21).
(a) Transparency (minimum).
Facade transparency (minimum)	12%
Blank wall limitations	Yes

(b) Entrance.
Location	Front facade, building corner
Entrance treatment (See § 50-5.5B.)	Stoop, porch
Entrances on street-facing facades	1 per building4
Other facade entrances	Not required
NOTE:
4 When multiple detached or attached buildings exist on a lot, entrances on buildings behind the front and corner side facade shall be located off a shared open space or courtyard or pedestrian pathway.

(c) Roof type.
Tower	Not permitted
Spire	Not permitted

Figure 5.6-20 Height and Use

Figure 5.6-21 Street-Facing Facades

I. Lot type: outdoor market.

(1) Building siting. (Refer to Figure 5.6-22.)
(a) Street frontage.
Multiple principal buildings	Yes
Front lot line coverage	Not required
Occupation of corner	Not required
Front build-to zone (feet)	Not required1
Corner build-to zone (feet)
ROW encroachment	Yes

(b) Lot area.
Side yard setback (feet)	10
Rear yard setback (feet)	15

(c) Lot coverage.
Impervious surface (maximum)	65%2
Semi-impervious surface	15%

NOTE:
1	Except: 0 to 10 feet BTZ is required for outdoor sales, storage and vehicle service, and permanent food truck and kiosk lot per §§ 50-4.4 and 50-4.5.
2	A permanent building shall account for no more than 25% of the impervious coverage allowance. This does not apply to such structures as kiosks, shipping containers, greenhouses, or hoop houses, which are considered not permanent for the purposes of impervious coverage.

(d) Parking, loading and access.
Parking location	Rear yard
Loading and service location	Side or rear yard
Interior parking entrance bay	Not permitted
Driveway location	Alley; 1 on corner side front if not an interior lot

Figure 5.6-22 Building Siting

(2) Height. (Figure 5.6-23)
Minimum height	1 story
Maximum height	1 story
Ground floor	Not required
Upper floor(s)	Not required

(3) Uses (Table 4.1-1).
All floors	Commercial, park/open space
Occupied space	Not required
Accessory uses and structures	See Table 4.5-1.

(4) Street-facing facades (Figure 5.6-23).
(a) Transparency (minimum).
Ground floor	Not required3
Upper floor(s)	Not required
Blank wall limitations	Not required

(b) Entrance/counter.
Location	Not required3
Entrance treatment (See § 50-5.5B.)	Not required3
Entrances on street-facing facades	Not required3
Other facade entrances	Not required

NOTE:
3	When a building is located in the 0 to 10 foot front or corner side build-to zones, it must have an entrance, windows, or service window/counter on the facade facing the adjacent street. Outdoor sales and storage and vehicle service uses must be in buildings with a stoop or storefront entrance treatment.

(c) Roof type.
Tower	Not permitted
Spire	Not permitted

Figure 5.6-23 Street-Facing Facades

§ 50-5.7 Institutional Campus (IC) District.

A. Intent. The purpose of the Institutional Campus (IC) District is to support the development, continued growth, and evolution of institutions or businesses in a campus setting, such as a college or university, institutional uses such as hospitals or large religious assemblies, and large office and/or industrial campuses. The Institutional Campus District is intended to promote and enhance the development and expansion of these uses, considering their unique characteristics and their location.

B. General provisions. The Institutional Campus (IC) District requires an up-to-date Campus Master Plan to guide the growth and development of the campus.

(1) Campus Master Plan. Properties within an IC District follow the development standards detailed in an approved Institutional Campus Master Plan The purpose of the Campus Master Plan is as follows:

(a) Establish a framework for the use, growth, and development of the campus.

(b) Set standards that consider the campus' location in the neighborhood or adjacent street network.

(c) Create public expectations for an evolving campus and location of structures and uses.

(d) Establish zoning and project standards for the campus, including for such development elements as buildings, uses, parking, signage, mobility, open space, and stormwater management.

(2) Project review and approval. Unless otherwise stated in the Campus Master Plan, development projects require site plan review and approval prior to seeking any construction permits.

C. Approval process. Creating and maintaining an IC District: and Master Plan is done through the following steps:

(1) Establishing the IC District. There are two parts to establishing an IC District: applying the IC District to the campus properties and the creation of the IC Master Plan.

(a) Creating the IC District. Mapping the IC District onto the campus properties is achieved through a map amendment or rezoning process by the Planning Commission and City Commission.

(b) Campus Master Plan approval. The institutional campus puts forth for review a Campus Master Plan that was created through an open and transparent process with the campus community, adjacent neighborhood(s) and/or institutions, and the City. The Campus Master Plan is reviewed and approved by the Planning Commission and the City Commission through a concurrent review to the rezoning process. Refer to Subsection D for the Master Plan requirements.

(2) Renewal of the Institutional Campus Master Plan. The Campus Master Plan must be reviewed and reapproved as follows:

(a) Campus Master Plans reviewed and updated every 10 years, unless the Campus Master Plan was approved with a different timetable.

(b) Renewal of the updated Campus Master Plan is done by the Planning Commission, who approves or denies the renewal request at a public hearing.

D. Campus Master Plan. The following is included in the Campus Master Plan unless otherwise noted by the City Planner.

(1) Outreach and engagement. The institution is responsible for establishing and following, in alignment with the City's public participation policy, an engagement plan which will be reviewed and approved by the City Planner prior kicking off the Campus Master Plan creation or renewal process.

(2) Master planning area. The Campus Master Plan must include all properties designated within the IC District and an area extending out at least 300 feet from the boundary of the district.

(3) Plan elements.

(a) Organizational mission statement.

(b) Master plan objectives, including how all development contemplated or defined by the institutional master plan advances the goals and objectives of the institution.

(c) Public participation plan. Plan outlining how the campus, adjacent neighborhood(s) and/or institutions, and the City provided input on and shaped the Campus Master Plan document.

(d) Alignment with relevant City policies and plans, including, but not limited to, the Master Plan, Street Design Manual, community sustainability plan, and complete streets policy.

(e) Campus location and context, including adjacent neighborhoods, transportation network, institutions, and other public facilities or land.

(f) Location and description of campus buildings and uses including the following details:

[1] Building footprints with gross floor area in square feet.

[2] Height and setback or build-to zone information.

[3] Site characteristics, such as signs, landscaping, and lighting.

[4] Transportation network through and adjacent to the campus.

[5] Parking and loading facilities, including parking count of on- and off-street parking, parking permit systems, and any transportation demand management tools applied.

(g) Summary and projection of current and future facility needs for the institutions, such as academic, service, research, office, housing, patient care, manufacturing, assembly, transportation, and parking.

(h) Future development, renovation, and expansion of campus uses, including such details as building location, height, use, architectural design, and relationship to adjacent streets and buildings.

(i) Open space and stormwater facilities.

(j) Transportation and parking management, including for vehicles, bicycles, pedestrians, transit riders, delivery and shipping of goods, and loading.

(k) Relationship with adjacent institutions and public facilities.