A. Generally: A building's frontage condition, the transition from public to private space, from indoor to outdoor at the main entrance, the design treatment of ground floor building facades, the configuration of facade projections, and the disposition of improvements within required setbacks, strongly influences the quality and character of public streets and spaces.
All principal buildings in the form based zoning districts shall be designed with frontage types meeting the requirements of this section. The standards recognize that different types of buildings, as defined in the building type standards in section 14-2G-5 of this article, may call for different frontage conditions. Illustrations within this section are intended to demonstrate basic frontage type standards and are not intended to promote a particular architectural style or represent the architectural detail necessary for high quality buildings.
Table 2G-5 of this section identifies which of the frontage types are permitted in conjunction with each of the building types: (Ord. 16-4675, 9-20-2016)
Building Types | Permitted Frontage Types | ||||||
Storefront | Urban Flex | Terrace | Stoop | Porch And Yard | Portico | Forecourt | |
Building Types | Permitted Frontage Types | ||||||
Storefront | Urban Flex | Terrace | Stoop | Porch And Yard | Portico | Forecourt | |
Cottage home | X | X | |||||
Row house | X | X | X | ||||
Townhouse | X | X | X | ||||
Apartment building | X3 | X3 | X | X1 | |||
Multi-dwelling building | X3 | X3 | X | X1 | |||
Live-work townhouse | X | X | X | ||||
Commercial building | X | X | X1 | ||||
Mixed-use building | X | X | X2,3 | X2,3 | X2 | X1 | |
Liner building | X | X | X3 | X3 | |||
Civic or institutional building | X | X | X | X | X1 | ||
Notes:
1. Subordinate frontage type, to be used in conjunction with other permitted frontage type(s).
2. Frontage type may be allowed by the FBC for appropriate horizontal mixing of uses, e.g., for large mixed use buildings with multiple street frontages.
3. Allowed for access to individual dwelling units or live-work units.
(Ord. 16-4675, 9-20-2016; amd. Ord. 17-4705, 5-16-2017)
B. Storefront:
1. Description: The storefront frontage is the primary frontage type for buildings with active commercial ground floor uses, such as retail, personal services, and restaurants; see table 2G-5 of this section to determine appropriate building types. The frontage provides storefront facades that are typically aligned close to the streetside property line, with large transparent windows and multiple building entries at the grade of the fronting sidewalk. The regulating plan indicates locations where this frontage type is required.
2. Standards:
a. The private frontage area between the public sidewalk and the building facade shall be designed for additional sidewalk width and other pedestrian oriented uses, such as plaza space, outdoor patio space for restaurant and cafe seating, landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly integrated with and at the same level as the public sidewalk to the extent possible. With approval of the FBC committee, on sloping sites in specific locations where there is a desire to provide usable outdoor space the private frontage area may be slightly raised above sidewalk grade to create a level plaza or patio area. The elevation of the raised area shall not exceed the elevation of the ground floor finished floor (see subsection B2d of this section). A transparent, decorative wrought iron or similar metal railing may be located at the edge of the raised area if required for safety, but shall be limited to forty two inches (42") maximum in height. Opaque railings, fences or walls shall not be permitted. Access to raised areas shall be provided directly from the sidewalk through steps and/or ramps. The use of ramps and railings shall be minimized to maintain a seamless transition from sidewalk to storefront. Transparent, decorative wrought iron or similar metal fencing/railings not to exceed forty two inches (42") are allowed for outdoor service areas and sidewalk cafes for eating and drinking establishments, as approved by the city. Any such fencing/railings for outdoor service areas and sidewalk cafes must include landscaped planters or planter boxes along at least fifty percent (50%) of its length.
c. A minimum seventy percent (70%) of the area of the ground floor facade between two (2) and ten feet (10') in height above adjacent ground level shall consist of storefront windows and doors. Glazing shall be clear and highly transparent and individual lites for display windows should be as large as possible to invite views into the interior space. Transom windows are encouraged above storefront display windows. Residential window types, closely spaced mullions, and punched windows are not allowed for storefront frontages. Reflective (mirrored) or colored glass is not permitted. Low-E glazing will reduce transparency, so is discouraged for storefront windows, but if used, the glass chosen should have a high visible light transmittance and low reflectivity. Such windows must allow views into the interior space. The bottom of storefront windows shall be no more than two feet (2') above the adjacent ground level, except along sloping sites, where this standard shall be met to the extent possible so that views into the interior are maximized and blank walls are avoided.
d. The ground floor finished floor elevation shall match the elevation of the abutting public sidewalk or publicly accessible plaza. On sloping sites the FBC committee may adjust this requirement, provided that the height of the ground floor of the building is no more than three feet (3') above the level of the abutting public sidewalk or public pedestrian plaza at any point along a street-facing facade.
e. The ground floor floor-to-structural ceiling height shall be fourteen feet (14') minimum.
f. Ground floor building space shall be designed to meet building code requirements for commercial uses.
g. Entries to individual ground floor tenant spaces and entries to common lobbies accessing upper floor space shall open directly onto public sidewalks or publicly accessible outdoor plazas. Thresholds at building entries shall match the grade of the adjacent sidewalk or plaza area.
h. Storefront entries shall be recessed a minimum of eighteen inches (18") and sheltered by awnings or canopies that project a minimum of six feet (6') from the building facade. Entries must also be distinguished by facade design, materials, articulation, or other architectural details that provide relief to the building facade and draw attention to the entrance.
i. Awnings or canopies designed to provide weather protection are required along at least sixty percent (60%) of the street-facing facade and shall project four feet (4') minimum, eight feet (8') maximum from the front facade and shall be located eight feet (8') minimum above the adjacent sidewalk.
C. Urban Flex:
1. Description: The urban flex frontage is a frontage type appropriate for buildings with ground floor commercial uses where more flexibility is desired for nonretail uses, such as offices, institutional uses, building trade uses, and live-work uses, or along secondary frontages where views into the interior of the building are not as critical, but where architecturally finished facades with elements that provide visual interest and comfort to pedestrians are important. See table 2G-5 of this section to determine appropriate building types. The frontage provides ground floor storefront conditions with high proportions of transparency, but to a lesser degree than the storefront frontage.
2. Standards:
a. The private frontage area between the public sidewalk and the building facade shall be designed for pedestrian oriented uses, such as plaza space, outdoor patio space for restaurant and cafe seating, landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly integrated with and at the same level as the public sidewalk to the extent possible. With approval of the FBC committee, on sloping sites in specific locations where there is a desire to provide usable outdoor space the private frontage area may be slightly raised above sidewalk grade to create a level plaza or patio area. The elevation of the raised area shall not exceed the elevation of the ground floor finished floor (see subsection C2d of this section). A transparent, decorative wrought iron or similar metal railing may be located at the edge of the raised area if required for safety, but shall be limited to forty two inches (42") maximum in height. Opaque railings, fences or walls shall not be permitted. Access to raised areas shall be provided directly from the sidewalk through steps and/or ramps. The use of ramps and railings shall be minimized to maintain a seamless transition from sidewalk to storefront. Transparent, decorative wrought iron or similar metal fencing/railings not to exceed forty two inches (42") are allowed for outdoor service areas and sidewalk cafes for eating and drinking establishments, as approved by the city. Any such fencing/railings for outdoor service areas and sidewalk cafes must include landscaped planters and/or planter boxes along at least fifty percent (50%) of its length.
c. A minimum fifty percent (50%) of the area of the ground floor facade between two (2) and ten feet (10') in height above adjacent ground level shall consist of storefront windows and doors. Glazing shall be clear and highly transparent. Residential window types, closely spaced mullions, and punched windows are not allowed for urban flex frontages. Reflective (mirrored) or colored glass is not permitted. Low-E glazing will reduce transparency, so is discouraged for storefront windows, but if used, the glass chosen should have a high visible light transmittance and low reflectivity. Such windows must allow views into the interior space. The bottom of storefront windows shall be no more than three feet (3') above the adjacent ground level, except along sloping sites, where this standard shall be met to the extent possible so that views into the interior are maximized and blank walls are avoided.
d. The ground floor finished floor elevation shall not exceed twelve inches (12") maximum above the elevation of the abutting public sidewalk or publicly accessible plaza. On sloping sites the FBC committee may adjust this requirement, provided that at least a portion of the ground floor finished floor elevation is located within twelve inches (12") of the elevation of the abutting public sidewalk or publicly accessible plaza, views into storefronts are maximized to the extent possible, and blank walls are avoided.
e. The ground floor floor-to-structural ceiling height shall be fourteen feet (14') minimum.
f. Ground floor building space shall be designed to meet building code requirements for commercial uses.
g. Entries to ground floor building space and common lobbies accessing upper floor space shall open directly onto public sidewalks or publicly accessible outdoor plazas where present, or shall be directly connected to sidewalks by a paved walkway.
h. Thresholds at building entries shall match the grade of adjacent sidewalks, plaza areas, or paved walkways.
i. Building entries shall be recessed a minimum of eighteen inches (18") and sheltered by awnings or canopies that project a minimum of six feet (6') from the building facade. Entries must also be distinguished by facade design, materials, articulation, or other architectural details that provide relief to the building facade and draw attention to the entrance.
j. Awnings and canopies designed to provide weather protection along frontages are encouraged and may project eight feet (8') maximum from the front facade and shall be located eight feet (8') minimum above the adjacent sidewalk.
D. Terrace:
1. Description: The terrace frontage provides for vertical separation of building space from sidewalk grade and creates semiprivate outdoor space for individual dwelling units by elevating and partially enclosing a portion of the private frontage area. The terrace frontage is suited for ground floor residential uses in urban settings and may be appropriate for live-work and institutional uses. See table 2G-5 of this section to determine appropriate building types.
2. Standards:
a. The private frontage area between the sidewalk and the building facade shall be designed as a raised terrace, which is elevated up to thirty six inches (36") maximum above grade by a garden wall to provide a semiprivate outdoor space. The terrace may also be suitable for outdoor seating for live-work uses.
b. A terrace shall project six feet (6') minimum, ten feet (10') maximum beyond the front facade. A terrace may extend along the front facade for the width of the dwelling unit. The terrace frontage is only allowed for access to individual dwelling units, individual live-work units, or for institutional uses. To enhance privacy, adjacent terrace frontages shall be separated by walls and/or railings, or by a minimum six feet (6') wide landscaped area.
c. Terraces may be hardscaped or landscaped, or a combination of both. Wood or composite decking shall not be permitted. Where present, any private frontage area between the terrace and the edge of sidewalk shall be landscaped, except for walkways leading to the terrace.
d. Terraces shall be enclosed by garden walls up to forty two inches (42") maximum in height above grade. The garden wall's design and materials shall be of high quality and compatible with the building's architecture. A decorative, transparent railing or fence, constructed of metal and glass, wrought iron, or metal faithfully imitating wrought iron, may be affixed atop the garden walls if additional height is necessary for safety. The railing height shall not exceed forty two inches (42") maximum above the terrace grade. Steps or a ramp shall be provided for access to the terrace. Steps and/or ramps may be perpendicular or parallel to the sidewalk.
e. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential building space shall be elevated eighteen inches (18") minimum above the elevation of the abutting public sidewalk, and thirty six inches (36") maximum above grade and may be flush with or slightly elevated above the terrace level.
f. Building entries shall be accessed directly from the terrace.
g. Landscaping of the terrace may include ground covers, grasses, garden plants, low shrubs, and ornamental trees. All plant material shall be of a variety that will not exceed forty two inches (42") in height at maturity (except trees) so as not to obstruct ground floor windows. Plant material shall be selected to prevent encroachment of the public sidewalk. Thorny plants are not permitted.
E. Stoop:
1. Description: The stoop frontage is a frontage type appropriate for certain buildings with ground floor residential or institutional use. See table 2G-5 of this section to determine appropriate building types. The stoop frontage provides for vertical separation of building space from sidewalk grade and modest projections of stoops and covered entries for individual dwelling units beyond building facades. The stoop frontage typically is used in conjunction with shallow setbacks.
2. Standards:
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage area is not intended as outdoor gathering space (such as patios) and hardscaped areas other than stoop, stair, accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential space shall be elevated eighteen inches (18") minimum above the elevation of the abutting public sidewalk, and thirty six inches (36") maximum above grade.
c. Stoops shall be provided at the entries of individual units along front building facades and shall consist of an exterior floor area raised eighteen inches (18") minimum above the elevation of the abutting public sidewalk, and thirty six inches (36") maximum above grade to generally match the interior ground floor finished floor elevation. For buildings with multiple stoops, or a combination of stoops, porches, and porticoes, a six foot (6') minimum landscaped area shall be provided between adjacent frontages.
d. Stoops shall project four feet (4') minimum, six feet (6') maximum beyond the front facade and extend five feet (5') minimum, eight feet (8') maximum along the front facade.
e. The exterior stair of a stoop may be perpendicular or parallel to the sidewalk.
f. Landscaping on both sides of the stoop is required. Landscaping may be at grade or elevated, and may be demarcated by a garden wall up to twenty four inches (24") in height or a maximum forty two inches (42") decorative, transparent fence constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include ground covers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except trees) shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall be selected to prevent encroachment of the public sidewalk. Thorny plants are not permitted within three feet (3') of the public sidewalk.
F. Porch And Yard:
1. Description: The porch and yard frontage is a frontage type appropriate for certain residential buildings. See table 2G-5 of this section to determine appropriate building types. The porch and yard frontage provides for vertical separation of building space from sidewalk grade, projections of usable porches beyond building facades, and is typically set back from the streetside property line to provide a front yard area. An optional fence may be built at or close to the property line to delineate the front yard.
2. Standards:
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage area is not intended as outdoor gathering space (such as patios) and hardscaped areas other than porch, stair, accessible ramps, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential space shall be elevated eighteen inches (18") minimum above the elevation of the abutting public sidewalk, and thirty six inches (36") maximum above grade.
c. Porches shall be provided at the entries of single- or two- family dwellings along front building facades and shall consist of an exterior floor area raised eighteen inches (18") minimum above the elevation of the abutting public sidewalk, and thirty six inches (36") maximum above grade to generally match the interior ground floor finished floor elevation. For buildings with multiple porches, or a combination of porches and stoops, a six foot (6') minimum landscaped area shall be provided between adjacent frontages.
d. Porches shall project six feet (6') minimum, ten feet (10') maximum beyond the front facade and extend at least fifty percent (50%) of the facade width along the front facade.
e. An optional fence enclosing the front yard shall not exceed forty eight inches (48") maximum in height. Fences shall be made of high quality materials and construction compatible with the building's architecture. Permitted materials include vertical wood pickets, wood lattice, wrought iron, and metal that faithfully imitates wrought iron. Fences shall be semitransparent with maximum fifty percent (50%) opacity. Chainlink or wire mesh fences are prohibited.
f. Front yard landscaping may include ground covers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except trees) shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall be selected to prevent encroachment of the public sidewalk. Thorny plants are not permitted within three feet (3') of the public sidewalk.
G. Portico:
1. Description: The portico frontage is a frontage type appropriate for certain buildings with ground floor residential use as well as institutional uses. See table 2G-5 of this section to determine appropriate building types. The portico frontage has its building facade aligned close to the streetside property line with the ground floor elevated above the sidewalk level to provide privacy for the ground floor windows and is accessed by a covered, generously sized exterior stairway and landing.
2. Standards:
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage area is not intended as outdoor gathering space (such as patios) and hardscaped areas other than portico, stair, accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential space shall be elevated eighteen inches (18") minimum above the elevation of the abutting public sidewalk, and thirty six inches (36") maximum above grade.
c. Porticoes shall be provided at building entries along front building facades and shall consist of an exterior floor area raised eighteen inches (18") minimum above the elevation of the abutting public sidewalk, and thirty six inches (36") maximum above grade to generally match the interior ground floor finished floor elevation. Porticoes may provide access to a central lobby of a multi-unit building or may provide direct access to no more than two (2) entrances to individual dwelling units.
d. Porticoes shall project six feet (6') minimum, ten feet (10') maximum beyond the front facade and extend ten feet (10') minimum, twenty feet (20') maximum along the front facade. A flat or pitched roof that is supported by columns or piers shall extend over the entire portico. Alternatively a flat metal canopy suspended from support rods or cables may extend over the entirety of the portico. For buildings with multiple porticoes, or a combination of stoops and porticoes, a six foot (6') minimum landscaped area shall be provided between adjacent frontages.
e. Landscaping on both sides of the portico is required. Landscaping may be at grade or elevated, and may be demarcated by a garden wall up to twenty four inches (24") in height or a maximum forty two inches (42") decorative, transparent fence constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include ground covers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except trees) shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall be selected to prevent encroachment of the public sidewalk. Thorny plants are not permitted within three feet (3') of the public sidewalk.
H. Forecourt:
1. Description: The forecourt frontage is a subordinate frontage type intended for use in combination with one or more of the above permitted frontage types. See table 2G-5 of this section to determine appropriate building types. The forecourt frontage is created by setting back the central portion of the building facade to create an entry plaza or green that is surrounded by building facades on three (3) sides. Forecourts at corners are not permitted.
2. Standards:
a. Forecourts shall be twenty feet (20') minimum in depth and width, however, neither dimension shall exceed 1.5 times the other dimension. In addition, the width of a forecourt shall not exceed one-third (1/3) of the overall facade width.
b. Forecourts may provide access to a central lobby of a larger building or may provide access to multiple uses through individual entrances. Depending on ground floor uses, forecourts may be appropriate for either semiprivate or public uses, such as outdoor cafes, gardens, public art, or fountains.
c. The forecourt may be hardscaped or landscaped, or a combination thereof, and may be elevated twenty four inches (24") maximum above the elevation of the public sidewalk to maintain visual connectivity between the forecourt and the public sidewalk. If elevated, steps and/or ramps shall be provided to directly connect the forecourt with the adjacent sidewalk.
d. Garden walls twenty four inches (24") maximum in height may be used to separate the forecourt from the public sidewalk while maintaining visual connectivity. The garden wall's design and materials shall be high quality and compatible with the building's architecture.
e. Where landscaped areas are provided, plants may include ground covers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except trees) shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall be selected to prevent encroachment of the public sidewalk or walkways necessary to gain access to the building. Thorny plants are not permitted within three feet (3') of public sidewalks or walkways necessary to gain access to the building.
f. Other design standards required for the primary frontage types shall apply. (Ord. 16-4675, 9-20-2016)