A. Generally: The building type standards differentiate and define a range of principal building typologies deemed appropriate for the Riverfront Crossings District and the Eastside Mixed Use District. The building types describe basic building configuration and massing, pedestrian access, vehicle access, and parking specific to each typology. The standards are intended to complement the subdistrict standards and frontage type standards set forth in previous sections. Illustrations are intended to demonstrate basic building type standards, and are not intended to promote a particular architectural style or represent the architectural detail necessary for high quality buildings. In the event of conflicting requirements the more stringent requirement shall control.
Table 2G-6 of this section identifies which of the building types are allowed in each of the subdistricts: (Ord. 16-4675, 9-20-2016)
Permitted Building Types | Form-Based Zoning Districts | ||||||||
South Downtown | Park | South Gilbert | University | Central Crossings | Gilbert | West Riverfront | Eastside Mixed Use | Orchard | |
Permitted Building Types | Form-Based Zoning Districts | ||||||||
South Downtown | Park | South Gilbert | University | Central Crossings | Gilbert | West Riverfront | Eastside Mixed Use | Orchard | |
Cottage home | X | X | X | ||||||
Rowhouse | X | X | X | X | |||||
Townhouse | X | X | X | X | X | X | X | ||
Apartment building | X | X | X | X | X | X | X | X | X |
Multi-dwelling building | X | X | X | X | X | X | X | X | X |
Live-work townhouse | X | X | X | X | X | X | X | X2 | |
Commercial building | X | X | X | X | X | X | X | X1 | |
Mixed-use building | X | X | X | X | X | X | X | X1 | |
Liner building | X | X | X | X | X | X | X | X | |
Civic or institutional building | X | X | X | X | X | X | X | X | |
Notes:
1. Only allowed on properties with frontage on Van Buren Street or Burlington Street.
2. Only allowed on properties with frontage on Orchard Street.
(Ord. 16-4675, 9-20-2016; amd. Ord. 17-4705, 5-16-2017)
B. Cottage Home:
1. Description: The cottage home is a detached single-family house on a fee simple lot. The cottage home provides a semiprivate front yard and a private back yard. Garages are located in the rear yards, accessed either from an alley or by narrow driveways between adjacent cottage homes. Table 2G-6 of this section identifies the subdistricts where this building type is permitted.
2. Building Size And Massing:
a. Buildings shall be composed of one-, one and a half-, or two- story volumes.
3. Primary Pedestrian Access:
a. The main entrance shall be located within the facade and shall be accessed directly from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
4. Vehicle Parking:
a. Parking shall be provided in a garage located in the rear yard behind the principal building. Garages may be detached, attached to the principal building, or connected to the principal building by a covered or enclosed breezeway.
b. Vehicular access shall be provided as follows:
(1) Where a public alley or private rear lane is present garages shall be accessed from the alley or rear lane.
(2) Where no rear access is possible, garages shall be accessed through maximum ten feet (10') wide driveways accessed from the front of the lot between adjacent cottage homes. Shared driveways between adjacent lots are encouraged.
c. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements.
C. Row House:
1. Description: The row house is a single-family unit that shares common walls with one or two (2) of the adjacent units. A row house may be located on a separate fee simple lot or be part of a multi-unit development. The row house provides a semiprivate front yard and a private back yard. Table 2G-6 of this section identifies the subdistricts where this building type is permitted.
2. Building Size And Massing:
a. Buildings shall be composed of two-, two and a half-, or three-story volumes.
b. Groups of row houses may consist of two (2) to six (6) attached units.
3. Primary Pedestrian Access:
a. The main entrance shall be located within the facade and shall be accessed directly from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
4. Vehicle Parking:
a. Parking shall be provided in a garage, which may be detached or attached to the principal building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements.
D. Townhouse:
1. Description: The townhouse is a single-family unit that shares common walls with one or two (2) of the adjacent units. A townhouse may be located on a separate fee simple lot or be part of a multi-unit development. The townhouse provides a semiprivate front yard but no private back yard. Table 2G-6 of this section identifies the subdistricts where this building type is permitted.
2. Building Size And Massing:
a. Buildings shall be composed of two-, two and a half-, or three-story volumes.
b. Groups of townhouses may consist of two (2) to ten (10) units.
3. Primary Pedestrian Access:
a. Entrances to each dwelling shall be located within the facade and shall be accessed directly from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
4. Vehicle Parking:
a. Parking shall be provided in a garage attached to or tucked under the unit at the rear.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements.
E. Apartment Building:
1. Description: The apartment building is designed to be occupied by multiple dwelling units configured as a double loaded corridor building. The apartment building is oriented perpendicular to the primary street frontage and sits atop an underground parking garage whose bay width determines the building width. Table 2G-6 of this section identifies the subdistricts where this building type is permitted.
2. Building Size And Massing:
a. Buildings shall be composed of two-, three-, or four-story (where permitted) volumes.
3. Primary Pedestrian Access:
a. The main entrance to the apartment building shall be located within the facade and shall be accessed directly from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances to each dwelling unit provided through central corridors. Exterior corridors and exterior stairways to upper floor dwelling units are not permitted.
4. Vehicle Parking:
a. Parking shall be provided in an underground structure located beneath the building footprint. The underground structure shall be designed so that the finished floor elevation of the residential space above matches the elevation of the frontage type (see section 14-2G-4, "Frontage Type Standards", of this article).
b. Additional surface parking may be located to the rear of the building.
c. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements.
F. Multi-Dwelling Building:
1. Description: The multi-dwelling building is designed to be occupied by multi-family dwelling units or group living uses. The multi-dwelling building may be arranged in a variety of configurations, including bar, L, U and C shapes. A multi- dwelling building may be configured around a courtyard providing private outdoor space, or may be part of a larger development with multiple buildings configured around a common courtyard. Table 2G-6 of this section identifies the subdistricts where this building type is permitted.
2. Building Size And Massing:
a. Buildings shall be composed in accordance with the applicable subdistrict standards with respect to building height and step back requirements.
b. Courtyards shall have no dimension less than twenty feet (20') and shall be designed with appropriate landscaping and/or hardscaping to provide a safe and attractive outdoor space for residents of the building.
3. Primary Pedestrian Access:
a. The main entrance to the multi-dwelling building shall be located within the facade and shall be accessed directly from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances to each dwelling unit provided through shared corridors. Exterior corridors and exterior stairways to upper floor dwelling units are not permitted.
c. Ground floor dwelling units fronting on a street may also have a separate entrance directly from the street through an allowed frontage type. However, the scale and design of entrances to individual units shall be such that the entrance to the shared lobby is clearly recognizable as the building's main entrance.
4. Vehicle Parking:
a. Parking shall be provided in a surface lot in the rear, an underground structure, an above grade midblock structure, an integrated structure contained within the base of the building, or a combination thereof.
b. Where present, above grade midblock parking structures shall be separated from the principal building by at minimum forty feet (40'). This space shall be landscaped to screen the parking structure and may contain an alley or private rear lane providing vehicular access to the structure.
c. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements.
G. Live-Work Townhouse:
1. Description: The live-work townhouse is designed to be occupied by a single dwelling unit and a single ground floor commercial or flex space. The live-work townhouse shares common walls with one or two (2) adjacent units and may be located on a separate fee simple lot or be part of a multi-unit development. Table 2G-6 of this section identifies the subdistricts where this building type is permitted.
2. Building Size And Massing:
a. Buildings shall be composed of two-, two and a half-, or three-story volumes.
b. Groups of live-work townhouses may consist of two (2) to ten (10) units.
3. Primary Pedestrian Access:
a. Entrances to ground floor commercial or flex space shall be located within the facade and shall be accessed directly from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
b. Entrances to each dwelling unit shall be provided through a separate street level entrance or through a foyer shared with the commercial space.
4. Vehicle Parking:
a. Parking shall be provided in a garage attached to or tucked under the unit at the rear, and/or a surface lot located behind the building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements.
H. Commercial Building:
1. Description: Commercial buildings are designed for occupancy by one or more nonresidential uses. If present, uses generating visitor or customer traffic (such as retail, restaurants, personal services) are typically located on the ground floor facing the sidewalk. Table 2G-6 of this section identifies the subdistricts where this building type is permitted.
2. Building Size And Massing:
a. Buildings shall be composed in accordance with the applicable subdistrict standards with respect to building height and step back requirements.
3. Primary Pedestrian Access:
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the facade and shall be accessed from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
b. For buildings occupied by multiple uses: Entrances to ground floor commercial spaces shall be located within the facade and shall be accessed from a street through an allowed frontage type. Entrances to upper floor commercial space shall be through a street level lobby and/or interior corridors accessed from the street through a separate entrance.
4. Vehicle Parking:
a. Parking may be provided in a surface lot, underground structure, above grade midblock structure, tuck under parking, or a combination thereof.
b. Where present, above grade midblock parking structures shall be separated from the principal building by at minimum forty feet (40'). This space may contain an alley or private rear lane.
c. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements.
I. Mixed Use Building:
1. Description: Mixed use buildings are designed for occupancy by a minimum of two (2) different uses that may be vertically and/or horizontally demised. If present, uses generating visitor or customer traffic (such as retail, restaurants, personal services, live-work commercial space) are typically located on the ground floor facing the sidewalk, whereas uses generating limited pedestrian activity (such as office or residential) are typically located on upper floors or behind street fronting commercial uses. Residential uses are not allowed in street-facing storefront spaces unless designed as live-work space. Table 2G-6 of this section identifies the subdistricts where this building type is permitted.
2. Building Size And Massing:
a. Buildings shall be composed in accordance with the applicable subdistrict standards with respect to building height and step back requirements.
b. Courtyards shall have no dimension less than twenty feet (20') and shall be designed with appropriate landscaping and/or hardscaping to provide a safe and attractive outdoor space.
3. Primary Pedestrian Access:
a. Entrances to ground floor commercial spaces shall be located within the facade and shall be accessed from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby and/or interior corridors accessed from the street through a separate entrance.
c. Entrances to live-work residential space may be provided directly from the live-work commercial space.
4. Vehicle Parking:
a. Parking may be provided in a surface lot, underground structure, above grade midblock structure, an integrated structure contained within the base of the building, or a combination thereof in accordance with the parking type standards. See section 14-2G-6, table 2G-7 of this article.
b. Where present, above grade midblock parking structures shall be separated from the principal building by at minimum forty feet (40'). This space may contain an alley or private rear lane.
c. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements.
J. Liner Building:
1. Description: A liner building is a shallow building designed and placed in a manner that hides a parking structure from public view and provides for more active, pedestrian oriented building uses along a street frontage. Liner buildings are oriented toward the street with no or minimal openings to the rear. The parking structure in the rear may be attached to the liner building, or slightly detached as required for fire separation. The liner building may be occupied by a single use or a mix of uses. If present, uses generating visitor or customer traffic (such as retail, restaurants, personal services) are typically located on the ground floor facing the sidewalk, whereas uses generating lower pedestrian activity (such as office or residential) are typically located on upper floors. The liner building may also include live-work units, and townhouse units. Table 2G-6 of this section identifies the subdistricts where this building type is permitted.
2. Building Size And Massing:
a. A liner building shall be at least tall enough to visually screen the parking structure behind the building.
3. Primary Pedestrian Access:
a. Entrances to ground floor uses shall be located within the facade and shall be accessed directly from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby and/or interior corridors accessed directly from the street.
c. Entrances to live-work residential lofts may be provided directly from the live-work commercial space through internal stairs.
4. Vehicle Parking:
a. Parking shall be provided in a parking structure located behind the liner building.
b. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements.
K. Civic Or Institutional Building:
1. Description: Civic or institutional buildings are designed for occupancy by public or quasi-public uses that provide important services to the community. A civic or institutional building contributes significantly to the quality of a place and often is the focal point of a public open space and built with high quality materials and architectural design. Civic or institutional buildings may be publicly owned and operated (e.g., city hall, post office, school, courthouse), semipublic (YMCA, Boys And Girls Club, museum), or privately owned and operated (e.g., church, daycare center, private school).
2. Building Size And Massing:
a. Civic or institutional buildings may be designed as freestanding buildings in a public space or integrated into the urban fabric, as deemed appropriate for their use and context.
b. Civic or institutional buildings that are integrated into the urban fabric should generally be composed in accordance with the applicable subdistrict standards with respect to setbacks, building height, and step back requirements. However, the FBC committee may approve exceptions under the following circumstances:
(1) To accommodate architectural elements integral to the building design that contribute to public realm, such as a tower or steeple, or an entry plaza.
(2) To accommodate appropriate civic or institutional uses that cannot feasibly be accommodated within the building envelope permitted in the applicable subdistrict.
c. Freestanding civic or institutional buildings may be located within a public or publicly accessible park or plaza and are exempt from the maximum setback requirements of the applicable subdistrict. However, freestanding buildings shall be designed with four (4) building facades of equal architectural quality.
3. Primary Pedestrian Access:
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the facade and shall be accessed from a street through an allowed frontage type. See section 14-2G-4, table 2G-5 of this article.
b. For buildings occupied by multiple uses: The building may provide either a shared entrance with street level lobby, or separate entrances. All entrances shall be located within the facade and shall be accessed from a street through allowed frontage types.
c. Freestanding civic or institutional buildings shall provide pedestrian access from at least two (2) sides.
4. Vehicle Parking:
a. For freestanding civic or institutional buildings:
(1) Vehicular access shall be limited to service and emergency vehicle access, provided through pedestrian walkways of sufficient width and construction.
(2) Parking shall be provided on street. Shared off street parking may be provided remotely in a lot or structure.
b. For civic or institutional buildings integrated into the urban fabric:
(1) Parking may be provided in a surface lot, underground structure, above grade midblock structure, an integrated structure contained within the base of the building, or a combination thereof in accordance with the parking type standards. See section 14-2G-6, table 2G-7 of this article.
(2) Where present, above grade midblock parking structures shall be separated from the principal building by at minimum forty feet (40'). This space may contain an alley or private rear lane.
c. Refer to section 14-2G-6, "Parking Type Standards", of this article for additional requirements. (Ord. 16-4675, 9-20-2016)