City of Bloomington, IL Article XIV GAP (Gridley, Allin & Prickett) Form-Based Code

[Added 2-27-2023 by Ord. No. 2023-19]

§ 44-1401 Introduction.

A. Code introduction. This document provides the development regulations for the Gridley, Allin, & Prickett Neighborhood. These regulations include uses, parking, and landscape standards, as well as building type standards.

B. How to use this Code. Each lot within the GAP Neighborhood is designated with a district that allows the development of at least two building types, with the exception of GAP 6. The standards for the building types are located starting in § 44-1406. To determine which standards are applicable to a lot, follow these steps:

(1) Determine district designation. Using the Regulating Plan (Figure 1402B), determine the lot's district designation. This details which building types can be constructed on the lot and which uses are permitted on the lot.

(2) Permitted building types. Starting in § 44-1406 are the building type standards.

(3) Permitted uses. The list of permitted uses is found in Table 1403B. It is organized by district. A permitted use within the district can be developed within any of the district's permitted building types.

(4) Other standards. The Landscape and Parking Standards apply to all lots within the GAP neighborhood, as outlined in § 44-1407 and § 44-1408.

C. Code definitions. These definitions are specific to the regulations outlined for the GAP Neighborhood and are in addition to the definitions in the Chapter 44, City of Bloomington Zoning Code. In cases where definitions in this article conflict with those present in the City of Bloomington Zoning Code, the definitions hereunder shall control.

ACCESSORY UNIT

A dwelling unit in addition to the dwelling unit(s) within the primary structure on a lot.

BASE TYPE

The permitted treatment types of the ground-story facade of a structure.

BUILD-TO ZONE

An area in which the front or side facade of a building shall be placed; it may or may not be located directly adjacent to a property line. The zone dictates the minimum and maximum distance a structure may be placed from a property line.

BUILDING COVERAGE

The percentage of a lot covered by structure(s), principal and accessory.

BUILDING TYPE

A structure defined by the combination of configuration, form and function.

CAP TYPE

The detail at the top of a building that finishes a facade, including a pitched roof with various permitted slopes, and a parapet.

CORNER BUILDING

A building constructed on the corner lot of a block to hold the spatial definition of an intersection; often referred to as "holding the corner."

ENTRANCE, PRIMARY

Also referred to as main or principal entrance. The principal point of access for pedestrians into a building; is typically located on the front and corner side facade.

EXPRESSION LINE

An architectural feature. A decorative, three-dimensional, linear element, horizontal or vertical, protruding or indented at least a 1/4 inch from the exterior facade of a building. Element typically delineates the floors or stories of a building.

FACADE

The exterior face of a building, including, but not limited to the wall, windows, window sills, doorways, and design elements such as expression lines, a cornice, and a parapet.

FACADE, FRONT

Any building face adjacent to the front property line.

GROUND STORY

The first floor of a building that is level to or slightly elevated above the sidewalk, excluding basements and cellars.

HOLD THE CORNER

Building up to both the front and side property lines on a corner lot; in a sense holding down or anchoring the corner.

IMPERVIOUS SITE COVERAGE

The percentage of a lot covered by buildings, pavement, and other impervious materials; the calculation is determined using total lot area.

IMPERVIOUS SURFACE

Any hard-surfaced, man-made area that does not absorb or retain water, including, but not limited to, building roofs, parking, driveways, and other paved areas.

PERVIOUS SURFACE

An area maintained in its natural condition or covered by a material that permits the infiltration or percolation into the ground of at least 80% of water.

PRINCIPAL BUILDING

Also referred to as the principal structure or building on a lot; contains the dominant use of the lot. It is always located toward the front of the lot in the front build-to zone or behind the front yard setback.

REGULATING PLAN

A plan that identifies the districts and the standards by which a lot or a street may be developed.

SEMI-PERVIOUS

A material that allows at least 40% absorption of water into the ground or plant material, such as pervious pavers, gravel or green roofs. Also referred to as "semi-permeable."

SETBACK

The horizontal distance from a lot line inward, beyond which the building may be placed. It delineates the minimum distance a structure must be placed from a lot line.

STORY

A habitable level within a building measured from finished floor to finished floor.

§ 44-1402 GAP Districts and regulating plans.

A. GAP Neighborhood districts. The following details the districts mapped throughout the GAP Neighborhood.

(1) GAP 1. This district allows for the development of Estate and Manor Multiple-Family Buildings. These buildings are set back from the front property line moreso than the other districts. The lots on which these buildings are constructed are typically larger than the other residential districts.

(2) GAP 2. This district allows for the development of House, Estate, and Manor Multiple-Family Buildings. GAP 2 is similar to the first, except that it also permits the House Building.

(3) GAP 3. This district allows for the development of House, Manor Multiple-Family, and Iconic Buildings. Apartment Buildings are permitted on corner lots. This district also allows a select list of special uses to occur on Market Street. Refer to Table 1403B.

(4) GAP 4. This district allows for the development of House, Manor Multiple-Family, Rowhouse, and Iconic Buildings. Apartment Buildings are permitted on corner lots. This district includes residential building types that are more dense than the previous districts.

(5) GAP 5. This district allows for the construction of mixed-use neighborhood commercial centers to serve those residents within walking distance. The Commercial, Cottage Commercial, Apartment, and Iconic Buildings are permitted.

(6) GAP 6. The Warehouse Building is the only permitted building type within this district. This district allows for the development of limited industrial uses with an absence of objectionable external effects in a manner that is appropriate given the proximity to residential uses. This includes small-scale industrial uses up to 12,000 square feet in size.

B. GAP Regulating plan. GAP Districts 1 through 6 are mapped throughout the Neighborhood as detailed in Table 1402B and Figure 1402B.

Table 1402B: Summary of Districts by Building Types
Building Types	GAP 1	GAP 2	GAP 3	GAP 4	GAP 5	GAP 6
Commercial Building					X
Cottage Commercial					X
Warehouse Building						X
Iconic Building			X	X	X
House		X	X	X
Estate House	X	X
Manor MF	X	X	X	X
Rowhouse				X
Apartment Building			C	C	X

Notes:

"X" denotes buildings permitted within a district.

"C" denotes buildings permitted only on corner lots within a district.

Figure 1402B: GAP District Regulating Plan

§ 44-1403 Uses.

A. Permitted and special uses. The permitted and special uses for development in the GAP Neighborhood are listed in Table 1403B (GAP Districts - Permitted and Special Uses).

(1) Unlisted similar use. If a use is not listed, but is similar in nature and impact to adjacent properties, the City may interpret the use as appropriate.

(2) Unlisted dissimilar use. If a use is not listed and cannot be interpreted as similar in nature and impact to adjacent properties, it shall only be permitted with special use approval or through amending the code.

(3) Location of uses. Each use shall be located within a permitted building type, unless otherwise specified.

B. Specific standards.

(1) General development standards. All development shall adhere to the following standards:

(a) Building type regulations: § 44-1405 and § 44-1406.

(b) Parking and access standards: § 44-1407.

(c) Landscape standards: § 44-1408.

(2) Special uses. Uses listed as a special use ("S") follow the administrative procedures outlined in § 44-1707.

(3) Specific development standards. The following details specific use standards.

(a) Places of worship, community centers, museums and cultural institutions, libraries, police and fire stations, and post offices are the only uses permitted to occur in the Iconic Building. See § 44-1406D for more details.

(b) Home occupations. Home occupations are subject to the standards detailed in § 44-1020.

(c) Parking lots. Parking lots, when located on a lot without a building type and as the lot's sole use, require a special use permit.

(d) GAP 3 special uses. A number of special uses listed in the GAP 3 District.

[1] These uses are noted in Table 1403B as "SM."

[2] These special uses may only be considered for GAP 3 lots with Market Street frontage (share a property line with the Market Street right-of-way line).

(4) GAP 6. The permitted uses in GAP 6 are the same as those in the M1 District detailed in Chapter 44, Article 6; however, when developed within GAP 6 the development size cannot exceed 12,000 square feet.

Table 1403B: GAP Districts - Permitted and Special Uses
	GAP 1	GAP 2	GAP 3	GAP 4	GAP 5	GAP 6
PUBLIC ASSEMBLY USES
Bars and taverns					X
Billiard or pool halls					X
Bowling establishments					X
Place of worship			S	S	X
Community center					X
Museums and cultural institutions			SM		X
Delicatessens					X
Eating & drinking establishments					X
Libraries			SM		X
Parks and playgrounds	X	X	X	X
Entertainment and exhibition venues					X
Police and fire station					X
Post office					X
EDUCATION SERVICES
Nursery and preschools					X
INSTITUTIONAL USES
Independent living facility					X
Nursing home					X
Child/day care		S	S	S	X
Group homes for parolees	S	S	S	S	S
Agency-operated family/group homes	S	S	S	S	S
RESIDENTIAL USES
Dwelling, single-family	X	X	X	X
Dwelling, two-family	X	X	X	X
Dwelling, multiple-family	X	X	X	X	X
Dwelling unit, accessory	X	X	X	X
Live/work units					X
Bed-and-breakfast establishments	S	S	S	S
STORE AND RETAIL USES
Antique store					X
Apparel shop					X
Appliance store					X
Art supply and craft store					X
Bakery					X
Book, stationary, card, newsstand, and gift store					X
Cameras and photographic supplies and services					X
Candy-confectionary sales					X
Cigar and tobacco store					X
Dairy sales					X
Dressmaker/tailor					X
Drug store					X
Electronic sales					X
Florist store					X
Furniture store					X
Garden supply store					X
General merchandise					X
Grocery store/convenience store					X
Hardware store					X
Hobby/toy shop					X
Home decorating store and services					X
Housewares sales					X
Jewelry/watch shop/repair					X
Liquor store					X
Medical equipment sales					X
Music shop					X
Shoe store and repair					X
Specialty goods shop					X
Sporting goods store					X
Video sales and rental					X
SERVICE AND OFFICE USES
Awning/tent/canvas products rental/sales					X
Banking and financial services					X
Barber/beauty shop and spa/salon					X
Dental, medical and health services					X
Laundromat or dry cleaner-no on-site processing					X
Funeral home			SM		X
Health club					X
Professional office uses			SM		X
Real estate services			SM		X
Travel agency			SM		X
Vehicle supply (no service)					X
INDUSTRIAL AND MANUFACTURING USES
M1 District uses						X
MISCELLANEOUS
Parking Lot			S	S	S	S

Notes:

"X" - Permitted use

"S" - Special use

"SM" Special use allowed in GAP 3 for parcels with Market Street frontage

C. Accessory structures. Within the boundaries of the GAP Neighborhood, accessory structures and buildings will follow the standards in § 44-908 unless otherwise noted below.

(1) Location on a lot. An accessory building or structure shall conform to the following location requirements:

(a) Location. Accessory buildings and structures may be constructed in the rear and side yards.

(b) Location on corner lots. On corner lots, accessory buildings and structures are permitted in the corner side yard build-to zone, but may not extend closer to the corner side property line than the principal structure.

(c) Setback. Accessory building or structures shall be constructed according to the following:

[1] Accessory buildings and structures shall be set back a minimum of three feet from any property lines.

[2] Two-story accessory buildings shall be set back five feet from property lines.

(2) Height. Single-story accessory buildings and structures shall be a maximum of 14 feet in height, except detached garages may be up to two stories with a maximum height of 28 feet.

(3) Lot coverage requirements. All accessory buildings and structures must meet the maximum building and impervious coverage requirements detailed within each building type.

§ 44-1404 Development standards.

A. Building types. The following outlines the building types permitted in the GAP Neighborhood. Refer to Table 1404A(10-12) (Building Summary Tables) for more details.

(1) Commercial Building. This building type allows the development of commercial uses, such as retail and service uses on the ground story and office and residential uses on the upper floors. It can range in height between one story and four stories and is constructed within a small build-to zone with parking located in the rear yard.

(2) Cottage Commercial. This building type allows the same uses as the Commercial Building. The primary differences between the two are the cap type, which is pitched; the build-to zone, which is larger; and the height, which is a maximum of 2.5 stories.

(3) Warehouse Building. This building type allows for the construction of limited industrial uses on a small scale. Located in a build-to zone that is slightly set back from the front property line, this building type offers a flexible configuration. It allows for both a typical industrial warehouse building and an optional office or administration building on the front.

(4) Iconic Building. This building type allows for the development of community, cultural, civic, or government uses, such as a church and other religious assembly uses. Constructed in a build-to zone set back slightly from the front property line, it blends with the other building types within the neighborhood. It also allows for distinct features such as a spire.

(5) House. This building type allow for residential uses. It is located with a small build-to zone set in from the front property line. It ranges in height between one story and 2.5 stories.

(6) Estate House. Like the House, the Estate House allows for the development of the residential uses. It differs in its build-to zone, which is larger and set back further from the front property line, and its height, which can be as tall as three stories.

(7) Manor Multiple-Family. This building type allows for two or more residential units to be developed within it. Manor Multiple-Family is similar to the House, but is typically located on a slightly larger lot to allow room for parking multiple owners' vehicles.

(8) Rowhouse. This residential building type, unlike previous types, allows for three to five single-family residential units to be attached or joined together along the side walls. The height and setback from the front property line are similar to the House and Manor Multiple-Family, allowing it to blend in with these building types.

(9) Apartment Building. This building type allows the development of three or more units within it. The Apartment Building ranges in height between two stories and four stories and is constructed with the parking in the rear yard.

Table 1404A(10): Building Siting Summary Table
	Street Frontage				Side and Rear Yard Setbacks		Buildable Area
	Front Yard BTZ (feet)	Corner Side Yard BTZ (feet)	Coverage of Front Property Line (minimum)	Encroachment of Enclosed Porch, Stoop, or Steps	Minimum Side Setback (feet)	Minimum Rear Setback (feet)	Maximum Building Coverage	Maximum Impervious/Semi-Pervious Coverage	Minimum Lot Width (feet)
Commercial, Industrial, and Civic Buildings
Commercial Building	0 to 5	0 to 5	95%	Permitted	0	5		100%	25
Cottage Commercial	5 to 15	0 to 10	60%	Permitted	5	5		65% + 15%	40
Warehouse Building	7.5 to 15	7.5 to 15	40%	Permitted	5	5		80% + 10%	50
Iconic Building	10 to 25	10 to 25	Does not apply	Permitted	5	5		60% + 20%	50
Residential Buildings
House	7.5 to 17	5 to 15	Does not apply	Permitted	5	5	45%	55% + 5%	40
Estate House	25 to 45	5 to 15	Does not apply	Permitted	5	5	30%	40% + 5%	50
Manor MF	10 to 25	5 to 15	Does not apply	Permitted	5	5	45%	55% + 10%	50; 40 on corner lots or lots with alley access
Rowhouse	7.5 to 15	7.5 to 15	Does not apply	Permitted	5	5	45%	80% + 10%	18
Apartment Building	7.5 to 20	7.5 to 20	75%	Permitted	5	5		70% + 15%	50

Table 1404A(11): Building Development Criteria Summary Table
	Parking and Loading		Building Height
	Location of Parking Facilities (yard)	Number of Permitted Cub Cuts	Minimum Principal Building Height (stories)	Maximum Principal Building Height (stories)
Commercial, Industrial, and Civic Buildings
Commercial Building	Rear; cannot extend into BTZs beyond principal building	1/lot, if no alley	1	3; 4 if upper stories are set back from front facade
Cottage Commercial	Rear; cannot extend into BTZs beyond principal building	1/lot, if no alley	1	2.5
Warehouse Building	Rear and side; cannot extend into BTZs beyond principal building	1/lot or 1/street frontage	1	3
Iconic Building	Rear and side; cannot extend into BTZs beyond principal building	1/street frontage	1	3
Residential Buildings
House	Rear; cannot extend into BTZs beyond principal building	1/lot, if no alley	1	2.5
Estate House	Rear; cannot extend into BTZs beyond principal building	1/lot, if no alley	1.5	3
Manor MF	Rear; cannot extend into BTZs beyond principal building	1/lot, if no alley	2	2.5
Rowhouse	Rear; cannot extend into BTZs beyond principal building	1/lot, if no alley	1.5	2.5
Apartment Building	Rear and side; cannot extend into BTZs beyond principal building	1/lot, if no alley	2	3; 4 if upper stories are set back from front facade

Table 1404A(12): Building Facade Requirements Summary Table
	Transparency		Entrance	Cap and Base Type
	Minimum Upper Story Front and Corner Side Facade Transparency	30% of Any Floor May Exist Without Fenestration	Principal Entrance Location	Allowable Cap Types	Allowable Base Types
Commercial, Industrial, and Civic Buildings
Commercial Building	20%	Applies	Front or corner side facade	Parapet and tower	Storefront
Cottage Commercial	20%	Applies	Front or corner side facade	Pitch and tower	Shopfront, porch, and stoop
Warehouse Building	20% (of office/admin. building only)	Does not apply	Front or corner side facade	Parapet, pitch, low pitch, and tower	Shopfront and stoop (on office/admin. building only)
Iconic Building		Does not apply	Front or corner side facade	Parapet, pitch, low pitch, tower, and spire	Stoop
Residential Buildings
House	15%	Applies	Front, corner side and side facade	Pitch, low pitch, and tower	Stoop, porch, and enclosed porch
Estate House	15%	Applies	Front, corner side and side facade	Pitch, low pitch, and tower	Stoop, porch, and enclosed porch
Manor MF	15%	Applies	Front or corner side facade	Pitch, low pitch, and tower	Stoop, porch, and enclosed porch
Rowhouse	15%	Applies	Front, corner side and side facade	Parapet, pitch, and tower	Stoop, porch, and enclosed porch
Apartment Building	20%	Applies	Front or corner side facade	Parapet, pitch, and tower	Stoop and porch

B. Development of building types. Figure 1404B illustrates how these buildings may be constructed on a typical block, on corner lots, and mid-block lots. Street design should result in the interaction of building types in order to create a street wall. Maintaining facade transparency adds visual interest as well as a sense of "eyes on the street." Adding to the sense of safety is the presence of welcoming entrances (either porches or stoops). Wherever possible, alleys should be implemented to access garages or parking lots.

Figure 1404B: Typical Block
Apartment Building. This building type blends in with the block by having a front entrance and a considerable amount of transparency on the front facade, similar to the other residential building types. The corner parcel allows for additional building entrances on the corner side facade.	House. This building type may be utilized either on mid-block or corner lots. Its height falls between 1 and 2.5 stories.	Manor Multiple-Family (MF). Similar in appearance to a house or estate building type, the manor multifamily building type consists of two or more units.

Manor Multiple-family on Interior Lots. The use of this building type on a parcel not located on a corner requires a wider lot in order to allow room for additional entrances on the side or rear facades and adequate parking to the rear.

Manor Multiple-Family on Corner Lots. When this building type is located on a corner parcel, it is preferable to use the corner side facade for additional building entrances. On any corner building, elements such as turrets (shown above) should be utilized to catch the attention of passers-by and draw them down the block.

§ 44-1405 Building type requirements.

A. Building base type.

(1) Intent: to guide the design of the ground floor of all buildings to relate appropriately to pedestrians on the street.

(2) Applicability. The entire ground floor front facade must meet the requirements of at least one of the base types permitted for the building type.

B. Building base type requirements. The following details the base type requirements. Refer to each building type for permitted base types.

(1) Storefront base type. [Refer to Figure 1405B(1).]

(a) Transparency. A minimum of 75% of the front facade between two feet and eight feet above the sidewalk must be comprised of transparent, nonreflective windows into the commercial space.

(b) Ground floor elevation. Ground floor elevation must be between zero and one foot above sidewalk.

(c) Vertical division. Base facade shall be vertically divided into segments no greater than 30 feet in width.

(d) Horizontal expression line. A horizontal expression line shall define the base from the upper floors of the building.

(e) Entryway. All entries shall be recessed a minimum of three feet and a maximum of eight feet deep, and be a width no greater than eight feet.

Figure 1405B(1): Storefront Base Type

(2) Shopfront base type. [Refer to Figure 1405B(2).]

(a) Transparency. A minimum of 50% of the front facade between three feet and nine feet above the sidewalk must be comprised of transparent, nonreflective windows into the commercial space.

(b) Ground floor elevation. Ground floor elevation must be between zero and three feet above sidewalk. With a visible basement, a maximum of 4.5 feet is permitted.

(c) Vertical divisions. For buildings wider than 50 feet, base facades shall be vertically divided into segments no greater than 30 feet in width.

(d) Entryway. Porch or enclosed porch entrance required. Porch shall be a minimum of four feet deep and four feet wide.

Figure 1405B(2): Shopfront Base Type

(3) Arcade base type. [Refer to Figure 1405B(3).]

(a) Public walkway. Provide an open-air public walkway from the face of the building recessed into the building a minimum of eight feet and a maximum of 15 feet.

(b) Storefront. Building face inside arcade must meet the requirements of the storefront base type.

(c) Columns. Columns shall be spaced a minimum of 10 feet and a maximum of 12 feet and be a minimum one feet to eight inch, maximum two feet to four inch in width.

(d) Arcade openings. Opening may not be flush with interior arcade ceiling and may be arched or straight.

(e) Horizontal expression line. A horizontal expression line shall define the arcade base from the upper floors of the building.

Figure 1405B(3): Arcade Base Type

(4) Stoop base type. [Refer to Figure 1405B(4).]

(a) Transparency. A minimum of 20% of the entire ground floor and optional visible basement facade must be comprised of transparent, nonreflective windows into the commercial space. An area no greater than 30% of the facade per floor may have no transparency.

[1] When one or more Warehouse Buildings are located on the same lot, only the building closest to the front property line is required to meet this requirement.

[2] Warehouse Buildings are exempt from the maximum area without transparency rule.

[3] Residential building types, except for the Apartment Building, do not have separate ground and upper floor transparency levels. See Figures 1405E(1) and 1405E(2) for measuring transparency.

[4] Iconic Buildings are exempt from the stoop's transparency requirements.

(b) Ground floor elevation. Ground floor elevation must be located a maximum of two feet - six inches above the sidewalk or with a visible basement a maximum of four feet - six inches above the sidewalk.

(c) Vertical division. Base facade for all building types, with the exception of all residential building types, shall be vertically divided into segments no greater than 50 feet in width.

(d) Horizontal expression line. A horizontal expression line shall define the base from the visible basement and upper floors, except on residential and the Warehouse building types.

(e) Entryway. Stoops (raised, unroofed, open platforms) shall be a minimum of three feet deep and four feet wide.

Figure 1405B(4): Stoop Base Type

(5) Porch base type. [Refer to Figure 1405B(5).]

(a) Transparency. A minimum of 20% of the entire ground floor and optional visible basement facade must be comprised of transparent, nonreflective windows into the commercial space.

[1] An area no greater than 30% of the facade per floor may have no transparency.

[2] Residential building types, except for the Apartment Building, do not have separate ground and upper floor transparency levels. See Figures 1405E(1) and 1405E(2) for measuring transparency.

(b) Ground floor elevation. Ground floor elevation must be located a maximum of two feet to six inch above the sidewalk and with a visible basement, a maximum of four feet to six inch above the sidewalk.

(c) Vertical division. Base facade for all building types, except residential and the Warehouse Buildings, shall be vertically divided into segments no greater than 60 feet in width.

(d) Horizontal expression line. A horizontal expression line shall define the optional visible basement from the ground floor of the building for all building types, with the exception of all residential building and Warehouse Building types.

(e) Entryway. All entries shall be located off a porch (a raised, roofed platform).

[1] The porch shall be a minimum of five feet deep and eight feet wide.

[2] If enclosed, a minimum of 40% of the enclosed porch must be comprised of transparent, nonreflective windows.

(f) Height. Porch may be two stories to provide a balcony on the second floor.

Figure 1405B(5): Porch Base Type

C. Building cap type.

(1) Intent: to guide the design of the cap of all buildings where a consistent character is desired.

(2) Applicability. All buildings must meet the requirements of at least one of the cap types permitted for the building type.

D. Building cap type requirements. The following details the base type requirements.

(1) Parapet cap type. [Refer to Figure 1405D(1).]

(a) Height. Minimum cap height from the top of the upper floor to the top of the parapet is two feet, maximum is six feet. The cap shall be high enough to screen the roof and any roof appurtenances from view of any adjacent building of similar height.

(b) Horizontal expression line. Horizontal expression lines shall separate the cap from the upper floors of the building and shall define the top of the cap.

(c) Use. Occupied space may not be incorporated behind this cap type.

Figure 1405C(1): Parapet Cap Type

(2) Pitched roof cap type. [Refer to Figure 1405D(2).]

(a) Pitch. Pitched roof cap type may not be sloped less than 6:12 (rise:run) or more than 12:12, except in the following cases:

[1] Roofs located above a second story, except on Iconic Buildings, are permitted to have a pitch as low as 4:12.

[2] Pitched roofs on a tower are permitted to have a pitch steeper than 6:12.

(b) Roof types. The following are permitted roof types:

[1] Hipped, gabled, and combination of hips and gables with or without dormers are acceptable.

[2] Gambrel roofs are acceptable. If the ridge runs parallel to the street, one dormer per 15 feet of street face shall be included.

[3] Mansard roofs are acceptable but must include one dormer per 15 feet of street face.

(c) Height. Roof height may not be greater than the total of all floors below the roof.

Figure 1405C(2): Pitched Roof Cap Type

(3) Towers. [Refer to Figure 1405D(3).] One tower is permitted per building as follows:

(a) Height. Maximum tower height from the top of the parapet or eave to the top of the tower is the equivalent of the height of one upper floor of the building to which the tower is applied.

(b) Width. Maximum tower width from the front, corner side, side, and rear facade is 1/3 the width of the front facade or 30 feet, whichever is less.

(c) Horizontal expression line. Horizontal expression lines shall separate the tower from the upper floors of the building, except on residential building types.

(d) Use. Towers may be occupied by the same uses allowed in upper floors of the building type to which it is applied.

(e) Tower cap. Allowable cap types are parapet and pitched roof on the top of the tower element.

Figure 1405C(3): Tower Requirements and Figure 1405C(4): Spire Requirements

(4) Spire. [Refer to Figure 1405D(4).] Spires are permitted only on Iconic Buildings.

(a) Height. Maximum spire height from the top of the tower to the top of the spire is 30 feet, including any decorative elements atop the apex of the spire.

(b) Width. Maximum spire width is 1/2 the width of the tower on which it is situated.

(c) Use. Spires may not be occupied; they are a decorative element.

E. Building type transparency, height, and coverage.

(1) Intent. The parameters outlined in this subsection detail how to measure the transparency of a structure.

(2) Defining transparency. Transparency is the degree, measured as a percentage, to which a facade has clear, transparent windows on each story.

(a) Tints, films, and mirrored surfaces. Windows with tints, films, and mirrored surfaces detract from the level of transparency and are not included in the measurement.

(b) Measurement. The transparency measurement is taken inside the window frame, excluding the frame from the calculation.

(3) Measuring transparency.

(a) Arcades, storefronts, and shopfront buildings. [Refer to Figure 1405E(1).]

[1] Transparency measured by floor. On buildings with an arcade, storefront, or shopfront base types transparency is measured as a percentage of the ground story transparency and the upper story transparency. The residential building type Apartment Building is also measured using this method.

[2] Ground story. The ground story transparency is measured on the facade between two feet and eight feet above sidewalk level on arcades and storefronts, between three feet and nine feet for shopfronts. Refer to the building type standards for the minimum percentage.

[3] Upper story. The upper story transparency level of these buildings is measured from floor to floor. Refer to the building type standards for the minimum percentage.

Figure 1405E(1): Measuring Transparency on Arcade, Storefront and Shopfront Buildings

(b) Porch, enclosed porch, or stoop residential buildings. [Refer to Figure 1405E(2).]

[1] Transparency measured by facade. On residential buildings with a porch, enclosed porch, and stoop base type, except the Apartment Building, transparency is measured as a percentage of the facade and not by story.

[2] Ground and upper stories. Transparency is measured along the full facade, including the facade of a story located within the roof structure. Refer to the building type standards for the minimum percentage.

Figure 1405E(2): Measuring Transparency on Porch, Enclosed Porch & Stoop Residential Buildings

(4) Measuring height. The parameters outlined in this section detail how to measure the height of a structure. [Refer to Figure 1405E(3) and Figure 1405E(4).]

(a) Height is measured in stories. Each building type includes a provision listing the number of permitted stories, typically in a range of stories.

(b) Half-stories. Half stories are located completely within the roof structure.

(c) Floor to floor height. Each building type includes a permitted range of height for each story.

[1] This is measured in feet, between the floor of a story to the floor of the next story.

[2] The exceptions for this measurement are for single-story buildings and the uppermost story of a multiple-story building. Single-story buildings and the uppermost story of multiple-story buildings shall be measured from the floor of the story to the ceiling.

Figure 1405E(3): Measuring Height on Arcade, Storefront and Shopfront Buildings

Figure 1405E(4): Measuring Height on Porch, Enclosed Porch and Stoop Residential Buildings

(5) Measuring coverage. The parameters outlined in this section detail how to measure the height of a structure. [Refer to Figure 1405E(5).]

(a) Intent: to limit the quantity of pavement and other impervious surfaces within the GAP Neighborhood.

(b) Building coverage: the percentage of a lot covered by structures, principal and accessory.

(c) Impervious lot coverage: the percentage of a lot covered by buildings (principal and accessory) pavement, and other impervious materials that prevent at least 40% absorption of water into the ground or plant material.

Figure 1405E(5): Measuring Lot Coverage

§ 44-1406 Building types.

A. Commercial building.

(1) Building siting. [Refer to Figure 1406A(1).]

(a) Street frontage.

[1] A minimum of 95% of the length of the front build-to zone must be occupied by building. The intersection of the front and corner side build-to zones (the corner) must be occupied by building.

[2] Front and corner side building facades must be constructed within a build-to zones located from the property line five feet into the site.

[3] Eaves and upper floor bays, balconies, and awnings are permitted to extend over the front and corner side property lines to within five feet of the curb, maintaining a minimum of 10 feet height clearance along public sidewalk.

(b) Side and rear yard setbacks.

[1] Side yard setback is not required.

[2] Rear yard setback shall be a minimum of five feet.

(c) Buildable area.

[1] Maximum impervious site coverage shall be 100%.

[2] Minimum lot width is 25 feet.

(d) Off-street parking and loading.

[1] Parking is permitted in the rear yard.

[2] All loading facilities shall be located on the rear facade.

(e) Driveways and access.

[1] If no alley exists, one driveway per lot is permitted.

[2] Driveway location shall be at least 50 feet from the intersection of the front and corner side property lines.

[3] Shared driveways are encouraged.

Figure 1406A(1): Commercial Building Siting

(2) Height and use requirements.

(a) Building and floor heights.

[1] Building height shall be a minimum of one story and a maximum of three stories. Up to four stories in height are permitted, if the upper stories are set back a minimum of seven feet and a maximum of 15 feet.

[2] Allowable ground floor height is a minimum of 15 feet, maximum 30 feet, as measured from floor to floor. When the ground floor is 20 feet or more in height, it shall count as two stories in terms of measuring the overall building height.

[3] Allowable upper floor height is a minimum of nine feet, maximum of 14 feet, as measured from floor to floor.

[4] Accessory buildings shall not exceed the height of the principal building on the lot.

(b) Uses.

[1] Specific use information can be found in § 44-1403.

[2] Parking is permitted internally in the rear of the building; a minimum of 30 feet from the front facade of the ground floor must be occupied by a permitted use other than parking.

Figure 1406A(2): Commercial Building Height and Use Requirements

Figure 1406A(3): Commercial Building Height and Use Requirement Option: Upper Stories Setback

(3) Facade requirements.

(a) Transparency.

[1] A minimum of 20% of the upper story front facade, measured floor to floor, shall have transparent, nonreflective windows.

[2] An area no greater than 30% of the front and side facade per floor may have no transparency.

(b) Building entrance.

[1] The building's principal entrance must be on the front or side building facade. Entrances at the corner of a building satisfy this requirement.

[2] Provide a minimum of one entrance for every 75 feet of building frontage on the front facade

(c) Allowable cap and base types.

[1] Allowable cap type is the parapet and tower.

[2] Allowable base type is the storefront.

Figure 1406A(4): Commercial Building Facade Requirements

B. Cottage commercial.

(1) Building siting. [Refer to Figure 1406B(1).]

(a) Street frontage.

[1] A minimum of 60% of the length of the front build-to zone must be occupied by a building. The intersection of the front and corner side build-to zones (the corner) must be occupied by building.

[2] Front building facade must be constructed within a build-to zone located between five feet and 15 feet from the front property line.

[3] Corner side building facades must be constructed within a build-to zone located 10 feet into the site.

[4] Eaves and upper floor bays, balconies, and awnings are permitted to extend over the side property line to within five feet of the curb, maintaining a minimum of 10 feet height clearance along public sidewalk.

[5] Porches, stoops, and stairs may encroach into the front and corner side build-to zones.

(b) Side and rear yard setbacks.

[1] Side yard setback shall be a minimum of five feet.

[2] Rear yard setback shall be a minimum of five feet.

(c) Buildable area.

[1] Maximum impervious site coverage shall be 65%; an additional 15% of the site may be semi-pervious.

[2] Minimum lot width is 40 feet.

(d) Off-street parking and loading.

[1] Parking is permitted in the rear yard of a lot.

[2] All loading facilities shall be located on the rear facade.

(e) Driveways and access.

[1] If no alley exists, one driveway per lot is permitted.

[2] Driveway location shall be at least 50 feet from the intersection of the front and side property lines.

[3] Shared driveways are encouraged.

Figure 1406B(1): Cottage Commercial Building Siting

(2) Height and use requirements.

(a) Building and floor heights.

[1] Building height shall be a minimum of one story and a maximum of 2.5 stories.

[2] Allowable ground floor height is a minimum of 10 feet, maximum 15, as measured from floor to floor.

[3] Allowable upper floor height is a minimum of nine feet, maximum of 14 feet, as measured from floor to floor.

(b) Uses. Specific use information can be found in § 44-1403.

Figure 1406B(2): Cottage Commercial Building Height and Use Requirements

(3) Facade requirements.

(a) Transparency.

[1] A minimum of 20% of the upper story front facade, measured floor to floor, shall have transparent, nonreflective windows.

[2] An area no greater than 30% of the front and side facade per floor may have no transparency.

(b) Building entrance. The building's principal entrance must be on the front or corner side building facade. Entrances at the corner of a building satisfy this requirement.

(c) Allowable cap and base types.

[1] Allowable cap type is a pitched roof and tower.

[2] Allowable base types are shopfront, porch, and stoop.

Figure 1406B(3): Cottage Commercial Building Facade Requirements

C. Warehouse building.

(1) Building siting.

(a) Street frontage.

[1] A minimum of 40% of the length of the front build-to zone must be occupied by building. Front and corner side building facades must be constructed within a build-to zones located between 7.5 feet and 15 feet into the site.

[2] Front, corner side, and side yards not occupied by building shall be landscaped.

(b) Side and rear yard setbacks.

[1] Side yard setback shall be a minimum of five feet.

[2] Rear yard setback shall be a minimum of five feet.

(c) Buildable area.

[1] Maximum impervious site coverage shall be 80%; an additional 10% of the site may be semi-pervious.

[2] Minimum lot width is 50 feet.

(d) Off-street parking and loading.

[1] Parking is permitted in the rear and side yards of a lot, but may not extend beyond the face of the principal building into front and corner side build-to zones.

[2] All loading facilities shall be located on the side or rear facade.

(e) Driveways and access.

[1] If alley access is available, one driveway per lot is permitted.

[2] If alley access is not available, one driveway per street frontage is permitted.

[3] Driveway location shall be at least 50 feet from the intersection of the front and side property lines.

[4] Shared driveways are encouraged.

Figure 1406C(1): Warehouse Building Siting

(2) Height and use requirements.

(a) Building and floor heights.

[1] Building height shall be a minimum of one story and a maximum of three stories.

[2] Allowable floor height of the office/administration building is a minimum of nine feet, maximum of 14 feet, as measured from floor to floor.

[3] Allowable floor height of the primary building is a minimum of nine feet and a maximum of 14 feet for two stories or three stories; a minimum of nine feet and a maximum of 36 feet when one story.

[4] Accessory buildings shall be no taller than the primary building on the site.

(b) Uses.

[1] Specific use information can be found in § 44-1403.

[2] Parking is permitted internally in the rear of the building; a minimum of 30 feet from the front facade of the ground floor must be occupied by a permitted use other than parking.

(3) Facade requirements.

(a) Transparency.

[1] A minimum of 20% of the upper story front facade of the optional office/administration building shall have transparent, nonreflective windows.

[2] No minimum transparency is required for the upper stories of the primary building.

(b) Building entrance.

[1] The principal entrance is encouraged to be located on the front or side facade. Entrances at the corner of a building satisfy this requirement.

(c) Allowable cap and base types.

[1] Allowable cap types are parapet, pitched roof, low pitched roof, and tower.

[2] Allowable base types for this building type are:

[a] Shopfront or stoop for the optional office/administration building.

[b] No required base type for the primary building.

Figure 1406C(3): Warehouse Building Facade Requirements

D. Iconic building.

(1) Building siting.

(a) Street frontage.

[1] Front and corner side building facades must be constructed within build-to zones located between five feet and 25 feet into the site.

[2] The intersection of the front and corner side build-to zones (the corner) must be occupied by a building.

[3] Porches, stoops, and stairs may encroach into the front and side build-to zones.

[4] Areas not occupied with building along the front, corner side, and side property lines shall be landscaped.

[5] Multiple buildings may be constructed on a single lot; however, the minimum standards within this section must be met.

(b) Side and rear yard setbacks.

[1] Side yard setback shall be a minimum of five feet.

[2] Rear yard setback shall be a minimum of five feet.

(c) Buildable area.

[1] Maximum impervious site coverage shall be 60%; an additional 20% of the site may be semi-pervious.

[2] Minimum lot width is 50 feet.

(d) Off-street parking and loading.

[1] Parking is permitted in the rear and side yards of a lot, but may not extend beyond the face of the principal building into front and corner side build- to zones.

(e) Driveways and access.

[1] If alley access is available, one driveway per lot is permitted.

[2] If alley access is not available, one driveway per street frontage is permitted.

[3] Driveway location shall be at least 50 feet from the intersection of the front and corner side property lines.

Figure 1406D(1): Iconic Building Siting

(2) Height and use requirements.

(a) Building and floor heights.

[1] Building height shall be a minimum of one story and a maximum of three stories.

[2] Allowable ground floor height.

[a] With a one-story building, the minimum is 15 feet, maximum 30 feet, as measured from floor to floor.

[b] With a two- or three-story building, the maximum height for the ground floor is 30 feet and the maximum upper story height is 15 feet, as measured from floor to floor.

[3] Allowable upper floor height is a minimum of nine feet, maximum of 14 feet, as measured from floor to floor.

(b) Uses.

[1] Only places of worship, community or cultural uses, libraries, and government or civic uses are permitted in an Iconic Building type.

[2] Additional use information can be found in § 44-1403.

(3) Facade requirements.

(a) Transparency.

[1] A minimum of 10% of the upper story front facade, measured floor to floor, shall have windows.

[2] An area no greater than 30% of the front and side facade per floor may have no transparency.

(b) Building entrance.

[1] The principal entrance must be located on the front or corner side building facade. Entrances at the corner of a building satisfy this requirement.

(c) Allowable cap and base types.

[1] Allowable cap types are parapet, pitched foot, tower, and spire.

[2] Allowable base type is stoop.

Figure 1406D(3): Iconic Building Facade Requirements

E. House.

(1) Building siting.

(a) Street frontage.

[1] Front facade of the principal building must be constructed within a build- to zone, located between 7.5 feet and 17 feet into the site from the property line.

[2] Corner side facade of the principal building must be constructed within a build-to zone, located between five feet and 15 feet into the site from the property line.

[3] Unenclosed porches, stoops and stairs are permitted to within two feet of the front or side property line.

(b) Side and rear yard setbacks.

[1] Side yard setback for the building shall be a minimum of five feet.

[2] Rear yard setback for the principal building shall be a minimum of five feet.

(c) Buildable area.

[1] Maximum building coverage shall be 45% of the net site area.

[2] Maximum impervious site coverage shall be 55% of the net site area and an additional 5% of the site may be semi-pervious.

[3] Minimum lot width is 40 feet at the front property line.

[4] Minimum lot size is 3,000 square feet.

(d) Parking and accessory buildings.

[1] Surface parking and garages are permitted in the rear yard, behind the back facade of the principal building.

[2] Parking and garages are permitted within the corner side yard build-to zone, but may not extend beyond the face on the principal building into this yard.

(e) Driveways and access.

[1] If no alley exists, one driveway per lot is permitted.

Figure 1406D(1): House Building Siting

(2) Height and use requirements.

(a) Building and floor heights.

[1] Building height shall be a minimum of one story and a maximum of 2.5 stories.

[2] Accessory building height may not exceed the height of the principal structure.

[3] Allowable floor height is a minimum of eight feet, maximum of 14 feet, as measured from floor to floor.

(b) Uses. Specific use information can be found in § 44-1403.

Figure 1406E(2): House Building Height and Use Requirements

(3) Facade requirements.

(a) Transparency.

[1] A minimum of 15% of the front and the corner side facades shall have transparent, nonreflective windows.

[2] An area no greater than 30% of the front and side facade per floor may have no transparency.

(b) Building entrance.

[1] The building's principal entrance must be located on the front, corner side, and side facades.

(c) Allowable cap and base types.

[1] Allowable cap type is a pitched roof. Towers are permitted on houses with two or more stories.

[2] Allowable base types are stoop, porch, and enclosed porch.

Figure 1406E(3): House Building Facade Requirements

F. Estate house.

(1) Building siting.

(a) Street frontage.

[1] Front facade of the principal building must be constructed within a build-to zone, located between 25 feet and 45 feet into the site from the property line.

[2] Corner side facade of the principal building must be constructed within a build-to zone, located between five feet and 15 feet into the site from the property line.

[3] Unenclosed porches, stoops, and stairs are permitted to encroach 15 feet into the front and side yard setbacks.

(b) Side and rear yard setbacks.

[1] Side yard setback for the principal building shall be a minimum of five feet.

[2] Rear yard setback for the principal building shall be a minimum of five feet.

(c) Buildable area.

[1] Maximum building coverage shall be 30% of the net site area.

[2] Maximum impervious site coverage shall be 40% of the net site area and an additional 5% of the site may be semi-pervious.

[3] Minimum lot width is 50 feet at the front property line.

[4] Minimum lot size is 7,000 square feet.

(d) Parking and accessory buildings.

[1] Surface parking and garages are permitted in the rear yard.

[2] Parking and garages are permitted within the corner side yard build-to zone, but may not extend beyond the face on the principal building into this yard.

(e) Driveways and access.

[1] If no alley exists, one driveway per lot is permitted.

Figure 1406F(1): Estate House Building Siting

(2) Height and use requirements.

(a) Building and floor heights.

[1] Building height shall be a minimum of 1.5 stories and a maximum of three stories.

[2] Accessory building height may not exceed the height of the principal building.

[3] Allowable floor height is a minimum of eight feet, maximum of 14 feet, as measured from floor to floor.

(b) Uses. Specific use information can be found in § 44-1403.

Figure 1406F(2): Estate House Building Height and Use Requirements

(3) Facade requirements.

(a) Transparency.

[1] A minimum of 15% of the front and the corner side facades shall have transparent, nonreflective windows.

[2] An area no greater than 30% of the front and side facade per floor may have no transparency.

(b) Building entrance.

[1] The building's principal entrance must be located on the front, corner side, and side facades.

(c) Allowable cap and base types.

[1] Allowable cap type is a pitched roof, low pitched roof, and tower.

[2] Allowable base types are stoop, porch, and enclosed porch.

Figure 1406F(3): Estate House Building Facade Requirements

G. Manor Multiple-Family (MF).

(1) Building siting.

(a) Street frontage.

[1] Front facade of the principal building must be constructed within a build-to zone, located between 10 feet and 25 feet into the site from the property line.

[2] In GAP 1, the front facade shall be constructed within a build-to zone located between 20 feet and 35 feet.

[3] Corner side facade of the principal building must be constructed within a build-to zone, located between five feet and 15 feet into the site from the property line.

[4] Unenclosed porches, stoops, and their associated stairs are permitted to within five feet of the front or corner side property lines.

[5] Exterior entrances to upper stories are not permitted on the front facade.

[6] Exterior stairs to an upper story may not extend closer to the front property line than the front facade.

(b) Side and rear yard setbacks.

[1] Side yard setback for the building shall be a minimum of five feet.

[2] Rear yard setback for the building shall be a minimum of five feet.

(c) Buildable area.

[1] Maximum building coverage shall be 45% of the net site area.

[2] Maximum impervious site coverage shall be 55% of the net site area and an additional 10% of the site may be semi-pervious.

[3] Minimum lot width is 50 feet at the front property line. A width of 40 feet is permitted on corner lots and lots with alley access only.

[4] Minimum lot size is 3,000 square feet for a two-unit building; an additional 500 square feet are required for each additional unit.

(d) Parking and accessory buildings.

[1] Surface parking and garages are permitted in the rear yard, behind the back facade of the principal building.

[2] Parking and garages are permitted within the corner side yard build-to zone, but may not extend beyond the face on the principal building into this yard.

(e) Driveways and access.

[1] If no alley exists, one driveway per lot is permitted.

Figure 1406G(1): Manor Multiple-Family Building Siting

(2) Height and use requirements.

(a) Building and floor heights.

[1] Principal building height shall be a minimum of two stories and a maximum of 2.5 stories.

[2] Accessory building height may not exceed the height of the principal building.

[3] Allowable floor height is a minimum of eight feet, maximum of 14 feet, as measured from floor to floor.

(b) Uses. Specific use information can be found in § 44-1403.

Figure 1406F(2): Manor Multiple-Family Building Height and Use Requirements

(3) Facade requirements.

(a) Transparency.

[1] A minimum of 15% of the front and the corner side facades shall have transparent, nonreflective windows.

[2] An area no greater than 30% of the front and side facade per floor may have no transparency.

(b) Building entrance.

[1] The principal entrance must be located on the front, corner side, or side facade.

(c) Allowable cap and base types.

[1] Allowable cap types are the pitched and low pitched roof, and tower.

[2] Allowable base types are stoop, porch, and enclosed porch.

Figure 1406F(3): Manor Multiple-Family Building Facade Requirements

H. Rowhouse.

(1) Building siting.

(a) Street frontage.

[1] Front and corner side facades of the principal building must be constructed within a build-to zone, located between 7.5 feet and 15 feet into the site from the property line.

[2] Unenclosed porches, stoops, and stairs are permitted to within two feet of the front or corner side property line.

(b) Side and rear yard setbacks.

[1] A minimum of two and a maximum of five continuous units are permitted to cluster without side yard setbacks.

[2] The interior side of a multi-unit cluster must be set back a minimum of five feet from the side property line.

[3] The rear of the building must be set back a minimum of five feet from the rear property line.

(c) Buildable area.

[1] Maximum building coverage shall be 55% of the net site area.

[2] Maximum impervious lot coverage shall be 80% of the net lot area and an additional 10% of the site may be semi-pervious.

[3] Minimum lot width is 18 feet at the front property line per unit.

(d) Parking and accessory buildings.

[1] Surface parking and garages are permitted in the rear yard, behind the back facade of the principal building.

[2] Parking and garages are permitted within the corner side yard build-to zone, but may not extend beyond the face on the principal building into this yard.

(e) Driveways and access.

[1] If no alley exists, one driveway is permitted per set/cluster of rowhouses.

Figure 1406H(1): Rowhouse Building Siting

(2) Height and use requirements.

(a) Building and floor heights.

[1] Principal building height shall be a minimum of 1.5 stories and a maximum 2.5 stories.

[2] Accessory building height may not exceed the height of the principal building.

[3] Allowable floor height is a minimum of eight feet, maximum of 14 feet, as measured from floor to floor.

(b) Uses.

[1] Specific use information can be found in § 44-1403.

[2] Parking is permitted internally in the rear of the building; a minimum of 15 feet from the front facade of the ground story must be occupied by a permitted use other than parking.

Figure 1406H(2): Rowhouse Building Height and Use Requirements

(3) Facade requirements.

(a) Transparency.

[1] A minimum of 15% of the front and the corner side facades shall have transparent, nonreflective windows.

[2] An area no greater than 30% of the front and side facade per floor may have no transparency.

(b) Building entrance.

[1] The principal entrance must be located on the front or corner side facade.

(c) Allowable cap and base types.

[1] Allowable cap types are the parapet and pitched roof. Towers are permitted only on end units.

[2] Allowable base types are stoop, porch, and enclosed porch.

Figure 1406H(3): Rowhouse Building Facade Requirements

I. Apartment building.

(1) Building siting.

(a) Street frontage.

[1] A minimum of 75% of the length of the front build-to zone must be occupied by building.

[2] The intersection of the front and corner side build-to zones (the corner) must be occupied by a building.

[3] Front and side building facades must be constructed within a build-to zones located between 7.5 feet and 20 feet into the site.

[4] Unenclosed porches, stoops, and stairs may encroach into the front and corner side build-to zones.

(b) Side and rear yard setbacks.

[1] Side yard setback shall be a minimum of five feet.

[2] Rear yard setback shall be a minimum of five feet.

(c) Buildable area.

[1] Maximum impervious site coverage shall be 70% and an additional 15% of the site may be semi-pervious.

[2] Minimum lot width is 50 feet.

(d) Off-street parking and loading.

[1] Parking is permitted in the rear yard of a lot, but may not extend beyond the face of the principal building into the corner side build-to zones.

[2] All loading facilities shall be located on the rear facade.

(e) Driveways and access.

[1] If no alley exists, one driveway per development is allowed.

[2] In GAP 5, one driveway per street frontage is permitted.

[3] Driveway location shall be at least 50 feet from the intersection of the front and side property lines.

[4] Shared driveways are encouraged.

Figure 1406I(1): Apartment Building Siting

(2) Height and use requirements.

(a) Building and floor heights.

[1] Building height shall be a minimum of one story and a maximum of three stories. Up to four stories in height are permitted, if the upper stories are set back a minimum of seven feet and a maximum of 15 feet.

[2] Allowable floor height is a minimum of nine feet, maximum of 14 feet, as measured from floor to floor.

[3] Accessory building height may not exceed the height of the principal building.

(b) Uses.

[1] Specific use information can be found in § 44-1403.

[2] Parking is permitted internally in the rear of the building; a minimum of 30 feet from the front facade of the ground story must be occupied by a permitted use other than parking.

Figure 1406I(2): Apartment Building Height and Use Requirements

Figure 1406I(3): Apartment Building Height & Use Optional Upper Stories Setback

(3) Facade requirements.

(a) Transparency.

[1] A minimum of 20% of the upper story front facade, measured floor to floor, shall have transparent, nonreflective windows.

[2] An area no greater than 30% of the front and side facade per floor may have no transparency.

(b) Building entrance.

[1] The principal entrance must be located on the front or corner side building facade. Entrances at the corner of a building satisfy this requirement.

[2] Provide a minimum of one entrance for every 75 feet of building frontage on the front facade.

(c) Allowable cap and base types.

[1] Allowable cap types are the parapet, pitched roof, and tower.

[2] Allowable base types are the stoop and porch.

Figure 1406I(4): Apartment Building Facade Requirements

§ 44-1407 Parking and access standards.

A. General requirements. Within the boundaries of the GAP Neighborhood, off-street parking shall follow the standards of this section.

(1) Parking facility materials. All parking facilities and driveways shall be constructed using asphalt, concrete, or pavers. The use of semi-pervious materials is encouraged whenever appropriate.

(2) Building type standards. Each building type includes specific standards for locating parking and loading facilities, as well as the location and quantity of driveways permitted on a lot.

B. Off-street parking requirements. Development within the GAP Neighborhood shall adhere to the minimum number of off-street parking spaces listed in Table 1407B.

(1) Required number of vehicular parking spaces. Refer to Table 1407B for standards specific to the GAP Neighborhood.

(2) Maximum allowable vehicle spaces. No use shall provide more than 10% over the minimum parking required without incorporating at least two of the following mitigating design features, except in House and Estate Buildings:

(a) The surface of all excess parking spaces shall be a semi-pervious surface that allows stormwater to filter naturally into the ground.

(b) The frontage buffer shall be increased in width by 30% and the heavy side/rear buffer shall be used, regardless of the adjacent use.

(c) The interior parking lot landscaping shall be increased by 10% over the minimum requirements.

(3) Shared vehicular parking: an arrangement in which two or more nonresidential uses with different peak parking demands use the same off-street parking spaces to meet their off-street parking requirements.

(a) General provisions. The City may permit up to 100% of the parking required for a daytime use to be supplied by the off-street parking spaces provided for a nighttime or Sunday use and vice versa.

(b) Approval. In order to approve a shared parking arrangement, the City must find, based on competent evidence provided by the applicant, that there is no substantial conflict in the principal operating hours of the uses for which the sharing of parking is proposed.

(c) Description of uses with weekday, nighttime, and Sunday peak parking.

[1] The following are considered predominantly weekday uses: office, retail and industrial uses.

[2] The following are typically considered predominantly nighttime or Sunday uses: entertainment, eating and drinking establishments, religious assembly, auditoriums accessory to schools and other similar uses with peak activity at night or on Sundays, as authorized by the City.

(4) Cooperative vehicular parking: an arrangement in which two or more categories of uses provide their required off-street parking in the same parking lot, thereby reducing the number of individual parking lots and the number of curb cuts used to serve the parking lots.

(a) General provisions. Cooperative parking will be approved in accordance with the following:

[1] Up to a 20% reduction may be approved when four use categories are involved.

[2] Up to a 15% reduction may be approved when three use categories are involved.

[3] Up to a 10% reduction may be approved when two use categories are involved.

(b) Approval. The City must approve the cooperative agreement if any of the uses are not located in the same building.

(c) Location of cooperative parking. Any cooperative parking arrangements must be within 500 feet of the entrance of the use to the closest parking space within the cooperative parking lot, as measured along the shortest pedestrian path.

(d) Required agreement. An agreement providing for cooperative use of an off-site parking lot, executed by the parties involved, shall be in a form approved by and filed with the City.

[1] Cooperative parking arrangements shall continue in effect only as long as the agreement remains in force.

[2] If the agreement is no longer in force, then parking must be provided as otherwise required.

(e) Parking credits. The minimum off-street parking requirements may be reduced by achieving parking in one or all of the following credits.

[1] On-street parking credit. On-street parking within 500 feet of any lot line may be credited to the parking requirement at a rate of one credit for every two on-street parking spaces.

[2] Public parking credit. Public parking within 500 feet of any lot line may be credited to the parking requirement at a rate of one credit for every three public parking spaces.

(f) Required number of bicycle parking spaces. A minimum of two spaces are required for each use that requires bicycling parking, unless otherwise stated in Table 1407B.

[1] Dimensions. Required bicycle parking spaces shall have minimum dimensions of two feet in width and six feet in length.

[2] Location. Bicycle parking may be located in the following locations:

[a] Required bicycle parking may be located indoors or outdoors, provided it is located on the lot with which it is associated.

[b] Required bicycle parking for residential uses may be provided in garages, storage rooms or other secure areas that are accessible to residents. Spaces in individual dwelling units may not be counted toward bicycle parking requirements.

[3] Signage. If required bicycle parking for public use is not visible from the street, signs must be posted indicating their location.

[4] Maintenance and lighting. Areas used for required bicycle parking must be well lighted and paved, with acceptable drainage to be reasonably free of mud and standing water.

Table 1407B: Off-Street and Bicycle Parking Standards Specific to the GAP Neighborhood
Use	Required Vehicular Parking Spaces	Required Bicycle Parking Spaces
Public Assembly Uses
Places of worship	0.33/seat
Libraries	1/400 square feet
Community centers	0.33/seat
Police and fire station	0.5/employee + 1/office vehicle	1/10 vehicular spaces; minimum of 4 spaces
Post office	1/300 square feet + 1/office vehicle
Neighborhood entertainment uses	0.33/seat
Eating and drinking establishments	0.60/seat
Parks and recreation facilities		1/1,000 square feet of land
Education services
Nursery and preschools	1.25/employee
Independent/assisted living facilities	0.5/bed + 1/employee at largest shift
Nursing home	0.5/bed	1/10 vehicular spaces, minimum of 4 spaces
Child/day-care	1.35/employee
Group home for parolees	1/employee + 1/5 beds unless facility residents are not permitted to drive
Residential Uses
Dwelling, single-family/two-family	1/dwelling unit
Dwelling, multiple-family: 1 bedroom	1.25/dwelling unit
Dwelling, multiple-family: 2 bedrooms	1.5/dwelling unit	1/2 vehicular spaces (buildings with 8 + units only)
Dwelling, multiple-family: 3 bedrooms	1.75/dwelling unit
Dwelling unit, accessory	1/dwelling unit
Bed-and-breakfast establishments	1.25/room
Store and office uses
Retail and service uses	1/300 square feet
Office uses	1/250 square feet
Garden center	1/300 square feet of sales area	1/10 vehicular spaces
Vehicle supply (no service)	1/300 square feet
Funeral home	0.33/seat + 1/company vehicle
Industrial and Manufacturing Uses
Craftsman/limited industrial	1/employee at largest shift
Manufacturing/assembly/distribution/warehousing/packing	1/employee at largest shift

C. Access requirements. Development of driveways within the GAP Neighborhood shall adhere to the standards in § 44-1206, with the following exceptions and additional provisions.

(1) Quantity and placement. Refer to the building type standards starting in Section H for information on the quantity of driveways permitted and their appropriate location on a lot.

(a) Driveways shall be no closer than one foot to the property line.

(b) Driveways shall be no closer than five feet to the center line of a hydrant, light standards, traffic signal, utility pole, or other similar facility.

(2) Dimensions. All driveways shall have a maximum size of 25 feet measured at the property line, unless otherwise specified below. Refer to Figure 1407C(1).

(a) Residential building types. Building types constructed in GAP 1 through 4 shall have a maximum curb cut size of 12 feet.

(b) Shared access. When possible, adjacent developments should share points of access to minimize the vehicular pedestrian conflicts and traffic congestion. This does not apply to development of single-family homes.

(c) Shared driveway width. When access is shared between two or more users, a dedicated turn lane may be constructed with the City's permission. This would allow an increase in the maximum driveway up to 32 feet.

§ 44-1408 Landscape standards.

A. Parking lot frontage buffer. To lessen the visual impact of vehicular areas visible from the street, the following is required.

(1) Applicability. These requirements apply to all properties in the GAP Neighborhood where a vehicular area is located adjacent to a vehicular right-of-way.

(a) Exceptions. The exceptions to the application of the frontage buffer are:

[1] Single-family residences.

[2] Vehicular areas along alleys.

(b) The City may reduce these screening requirements through crediting existing landscaping within the proposed buffer area.

(2) Requirements. These standards are illustrated in Figures 1408A(1) and 1408A(2).

(a) Depth. The landscape buffer shall consist of an area seven feet in depth between the front and corner side property line and the vehicular area on the parcel with the following exception:

[1] When the parcel is located adjacent to GAP 1 through 4, the frontage buffer must be located from the face of the adjacent building located the furthest from the front property line. The additional yard between the buffer and the front property line must be landscaped.

(b) Uses and materials. Uses and materials other than those indicated are prohibited in the buffer.

(c) A medium or large tree must be planted a minimum of every 35 feet or 40 feet, respectively, within the seven feet of required landscape buffer, located on the street side of the fence.

[1] The spacing of these trees should alternate with street trees so that the final effect is a staggered tree line.

[2] All trees planted in the landscape buffer area shall be large or medium deciduous trees. (Refer to § 44-1305, Plant material requirements.)

(d) Fence. A minimum of three feet and a maximum four feet in height steel or PVC picket fence is required, located two feet from the back of curb of the vehicular area.

[1] No other fence material is permitted.

[2] Fence colors are limited to black, grey, or dark green.

[3] Fence opacity must be no greater than 60%, no less than 30%.

[4] A gate opening of five feet is permitted every 100 feet.

(e) Hedge. A continuous hedge is required on the street side of the fence, located between required trees and in front of vehicular areas. The hedge must consist of individual shrubs with a minimum width of 24 inches, spaced no more than 36 inches on center.

(f) Vehicle overhang. The front or rear bumper overhang of vehicles parked within the vehicular area may encroach upon the required setback up to a maximum distance of two feet.

(g) Access. This screening requirement is not to be interpreted as prohibiting the installation of or provision for openings necessary for allowable access drives and walkways connecting to the public sidewalk.

Figure 1408A(1): Front Buffer Plan

Figure 1408A(2): Front Buffer Section

B. Side and rear yard landscape buffer. To minimize the impact that one land use may have on a neighboring land use, side and rear yard buffers are required to provide a transition between the uses.

(1) Applicability. Side and rear yard buffers are required as detailed in Table 1404A(10). The City may reduce the buffer requirements through crediting existing landscaping within the proposed buffer area.

(2) Requirements.

(a) Depth. Side and rear yard buffers are to be installed in an area five feet in depth adjacent to rear and side property lines.

(b) Uses and materials. Uses and materials other than those indicated are prohibited in the side and rear yard buffer.

(c) Trees. All trees planted in the landscape buffer area shall be small, medium or large trees (Refer to § 44-1305, Plant material requirements.) with at least one medium or large tree planted every forty feet within the five feet of required landscape buffer.

(3) Heavy buffer requirement, fence, and hedge combination. Typical buffer requirements for the steel fence and hedge combination are illustrated in Figures 1408B(1) and 1408B(2).

(4) Fence. A minimum six feet in height steel or PVC picket fence is required in conjunction with a continuous hedge.

(a) No other fence material is permitted.

(b) Fence colors are limited to black, grey, or dark green.

(c) Fence opacity must be no greater than 60%, no less than 20%.

(d) A gate opening of five feet is permitted every 100 feet.

(5) A continuous hedge is required, located between required trees.

(a) The hedge must consist of individual shrubs with a minimum width of 24 inches at installation or at maturity within one year, spaced no more than 36 inches on center.

(b) A minimum of 15 shrubs per every 100 feet of fence is required as needed to achieve continuous hedge.

Figure 1408B(1): Side/Rear Yard Heavy Buffer Plan (Steel Fence and Hedge Combination)

Figure 1408B(2): Side/Rear Yard Heavy Buffer Section (Steel Fence and Hedge Combination)

(6) Light buffer requirement. Typical light buffer requirements are illustrated in Figures 1408B(3) and 1408B(4).

(a) A continuous double hedge is required, located between required trees. The double hedge must consist of two rows of individual shrubs with a minimum width of 24 inches spaced no more than 36 inches on center.

(b) A minimum of 30 shrubs per every 100 feet of fence is required.

Figure 1408B(3): Side/Rear Yard Light Buffer Plan

Figure 1408B(4): Side/Rear Yard Light Buffer Section

C. Interior parking lot landscaping. To provide shade, minimize paving and improve the aesthetic look of parking lots, the following standards apply.

(1) Applicability. Interior parking lot landscaping is required for all off-street parking areas, regardless of size. The requirements herein apply to all development, except House, Estate House, and Manor Multiple-Family Buildings.

(2) Requirements. Typical parking lot landscaping requirements are illustrated in Figure 1408C(1).

(a) Terminal ends of freestanding rows. Landscape islands are required at the terminal ends of any freestanding rows or bays of parking. Freestanding rows or bays of parking are those that are not abutting the parking lot perimeter, and can have a single or double row of parking.

(b) Landscape islands. A landscape island shall be provided every ninth parking space for rows of parking that are more than eight spaces in length.

(c) Trees in landscape islands. Each landscape island must have one medium or large tree planted within it.

(d) Internal area not dedicated to parking or drive. Any space within the parking lot limits that is not dedicated to parking, loading or driveway path shall be landscaped.

[1] One medium or large deciduous tree is required in such spaces for the first 150 square feet.

[2] Plus one medium or large tree per each additional 650 square feet.

[3] Each parking space must be entirely located within 50 feet of a tree on the interior of the parking lot.

[4] Trees and landscaping located outside of the exterior parking lot, in the side and rear yard buffer, or in the parking lot do not count toward any of the requirements of this section.

(e) Parking lot interior. The parking lot interior is defined as the area dedicated to parking on a given parcel as measured from edge of pavement to edge of pavement.

(f) Landscape median. A landscape median is required in each freestanding bay of parking along the length of the bay of parking.

(g) Curbs. A variety of curb types maybe utilized for interior parking lot landscaped areas.

[1] Permitted types include ribbon, mountable, and slotted curbs.

[2] If curbs are not utilized in the landscape areas, wheel stops are required in each parking stall adjacent to the landscaped area.

Figure 1408C(1): Interior Parking Lot Landscape Requirements

D. Screening of open storage or refuse areas. To reduce the visual impact of open storage or refuse areas from public areas and adjacent properties, the following standards apply.

(1) Applicability. All dumpsters located in GAP 5.

(2) Requirements. Typical open storage or refuse screening illustrated in Figure 1408D(1).

(a) Opaque screen wall. An opaque screen wall (vertical structured barrier to visibility at all times such as a fence or wall) is required around three sides of the dumpster and trash bin area.

(b) Screen wall height. The height of the screen wall shall be the higher of the following:

[1] The height of the use to be screened;

[2] Six feet; or

[3] A height sufficient in the judgment of the City to accomplish the objective of the screen.

(c) Visible openings. Openings visible from the public way or adjacent properties must be furnished with opaque gates.

(d) Location within parking lot. If refuse area is located within a larger paved area, such as a parking lot, landscape islands must be located on three sides of the area.

[1] One medium or large tree must be located in one of these landscape areas.

[2] This tree, if located within 50 feet of a parking space may be utilized to meet interior parking lot landscaping requirements.

Figure 1408D(1): Screening of Open Storage and Refuse Areas

E. Screening of utility appurtenances. To reduce the visual impact of utility appurtenances from public areas and adjacent properties, the following standards apply.

(1) Applicability. These standards apply to all districts.

(2) Requirements.

(a) Large private mechanical equipment. Private mechanical equipment visible from the right-of-way and that is equal to or greater than four feet in height and is equal to or greater than six feet in any one direction shall be fenced with opaque wood or masonry on all sides facing the right-of-way.

(b) Small private mechanical equipment. Private mechanical equipment smaller than four feet in height shall have landscape screening and shrub bed containing shrubs spaced no more than 36 inches on center.

(c) City review. Utility appurtenances located adjacent to right-of-way shall be reviewed by the City for required screening.