14-2H-2: ZONES:

   A.   Purpose: This section establishes the Form-Based Zones that implement the City’s Comprehensive Plan to generate and support the intended variety and physical character.

   B.   Sub-Zones: Sub-zones are slightly modified versions of the base Form- Based Zone. This chapter includes one (1) type of sub-zone:

      1.   Open: The open sub-zone can provide additional flexibility to design sites located at or near intersections that function or can function as a neighborhood node of non-residential uses. The open sub-zone is indicated in the future land use maps of the Comprehensive Plan and is used for either or both of the following purposes:

         a.   To allow more uses than the base zone allows in specific areas but within the same form and character of the base zone; and/or

         b.   To more easily allow certain uses that are already allowed in the base zone.

   C.   T3 Neighborhood Edge Zone (T3NE):

General note: The illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.

      1.   Intent:

         a.   A walkable neighborhood environment of detached, small- to-large building footprint, low-intensity housing choices from house large, duplex side-by-side to cottage court, supporting and within short walking distance of neighborhood-serving retail, food and service uses.

         b.   The following are appropriate form elements in the zone:

            (1)   House-scale buildings.

            (2)   Detached buildings.

            (3)   Medium-to-large design site width.

            (4)   Small-to-large building footprint.

            (5)   Medium-to-large front setbacks.

            (6)   Medium side setbacks.

            (7)   Up to 2.5 stories.

            (8)   Porch, dooryard and stoop frontage types.

      2.   Sub-Zone(s): None.

      3.   Building Types:

Primary	Design Site
Building Type	Width (A)	Depth (B)	Standards
House Large	60' min.1 95' max.	110' min.2 180' max.	14-2H-6D
Duplex Side-by-Side	60' min.1 75' max.	100' min.2 180' max.	14-2H-6F
Cottage Court	90' min.1 120' max.	120' min.2 180' max.	14-2H-6H
1   Min. width may be reduced by 10' if vehicle access is provided from rear.
2   Min. depth may be adjusted as follows:    a.   It may be reduced by 10' if utility easement is relocated to alley; and/or    b.   It may be reduced by 15' if the design site fronts new civic space (14-2H-5) not shown on the Future Land Use Map of the Comprehensive Plan.    Min. depth reduction may not exceed 25' total.
3   For fee simple arrangements, no side setback is required between the units of this building type.

 

      4.   Building Form:

a. Height:
Primary Building1    Stories    To Roofline3	2.5 stories max.2 30' max. (C)
Accessory Structure(s)1    Carriage House    Other	2 stories max. 1 story max.
Ground Floor Ceiling Height	9' min. (D)
b. Footprint
Depth, Ground-Floor Space	30' min.4 (E)
c. Standards
(1)   Design Site Coverage defined by max. building size of primary building type allowed and Carriage House per section 14-2H-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone.
1   See section 14-2H-6 (Building Type Standards) for massing and height standards.
2   ".5" refers to an occupiable attic.
3   Typically measured from average finished grade along the frontage. Solar energy systems shall not be included in the maximum building height measurement. See Building Height in Article 14-9A (General Definitions).
4   12' min. for Cottage Court Building Type.

 

      15' Utility Easement Area                              15' Utility Easement Area
      Street (Front: Narrowest Side)                           Street (Front: Narrowest Side)

      5.   Building Placement:

a. Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)1, 2	(F)
Interior Design Site    Corner Design Site	25' min.; 35' max. 25' min.; 35' max.
Side Street (Facade Zone)1, 2
Primary Building    Accessory Structure(s)	20' min.; 25' max. (G) 20' min. (H)
Side
Primary Building    Accessory Structure(s)	10' min. (I) 5' min. (J)
Rear
Primary Building    Accessory Structure(s)	25' min. (K) 5' min. (L)
b. Building Within Facade Zone
Total length of facade required within or abutting the facade zone, exclusive of setbacks.
Front    Side Street	50% min. 40% min.
c. Standards
(1)   Facades facing a street or civic space must be designed in compliance with section 14-2H-7 (Architectural Element Standards).
1   If utility easement is 10' as determined by the applicable abutting thoroughfare type (14-2H-9), subtract 5' from required setback.
2   The area between the front and side street design site lines and the building shall not be paved (except for allowed driveways and pedestrian routes) and is subject to the requirements in section 14-2H-8 (Frontage Type Standards).

 

      6.   Encroachments Into Setbacks:

 

a. Encroachment Type:	Front (M)	Side St. (N)	Side (O)	Rear (P)
Architectural Features	5' max.	5' max.	5' max.	5' max.
Stairs	X	5' max.	5' max.	5' max.
b. Standards:
(1)   Encroachments are not allowed within utility easement area, ROW, alley ROW or across a property line.
(2)   Upper story encroachments on front and side street require 8' min. of clearance.
(3)   See Item 8 (Frontages) for allowed frontages and section 14-2H-8 (Frontage Type Standards) for further refinements.

 

      Key: A = Allowed X = Not Allowed

      7.    Parking:

a. Required Spaces:
Residential Uses
Studio or 1- 2 bedrooms    3 or more bedrooms	1 min. per unit 2 min. per unit
Non-Residential Uses
1,500 sf.    > 1,500 sf.	None 2.5 min./1,000 sf. after first 1,500 sf.
b. Setback (Distance From ROW/Design Site Line):
Front1    House large      All other building types	15' min. behind face of frontage type or building whichever is closer to street (Q) 50' min. (R)
Side Street	20' min. (S)
Side	5' min. (T)
Rear	5' min. (U)
c. Characteristics:
Curb Cut Width	12' max.2 (V)
Distance between driveways	40' min. (W)
d. Standards:
(1)   Parking may be covered or uncovered and may be attached or detached from main body.
(2)   Parking may be located in rear or side wing in compliance with main body and wing(s) standards per section 14-2H-6 (Building Type Standards).
(3)   Porte-cochère allowed if integrated into building facade.
(4)   Curb cut width along alley may exceed 12'.
(5)   A driveway may be shared between adjacent design sites.
1   Front access is not allowed in corner design sites.
2   With 2' planting strip on each side.

 

      8.   Frontages:

 

a. Private Frontage Type:	Front	Side St.	Standards
Porch projecting	A	A	14-2H-8C
Porch engaged	A	A	14-2H-8D
Dooryard	A	A	14-2H-8E
Stoop	A	A	14-2H-8F

 

      9.   Signage:

 

a. Sign Type:	Standards
Temporary sign	14-5B-9

 

      Key: A = Allowed X = Not Allowed

   D.    T3 Neighborhood General Zone (T3NG):

      1.     Intent:

         a.    A walk able neighborhood environment of small footprint, low-intensity housing choices from house small, duplex side-by-side, duplex stacked, cottage court, multiplex small to townhouse, supporting and within short walking distance of neighborhood-serving retail and services.

         b.   The following are appropriate form elements in the zone:

            (1)   House-scale buildings.

            (2)   Detached buildings.

            (3)   Small-to-medium design site width.

            (4)   Small building footprint.

            (5)   Medium front setbacks.

            (6)   Medium side setbacks.

            (7)   Up to 2.5 stories.

            (8)   Porch, dooryard and stoop frontage types.

      2.   Sub-Zone(s):

         a.   T3NG-Open: See section 14-2H-3 for additional allowed uses.

      3.   Building Types:

Primary	Design Site
Building Type	Width (A)	Depth (B)	Standards
a. House-Scale:
House small	50' min.1 75' max.	100' min.2 180' max.	14-2H-6E
Duplex side-by-side5	60' min.1 75' max.	100' min.2 180' max.	14-2H-6F
Duplex stacked	50' min.1 70' max.	100' min.2 180' max.	14-2H-6G
Cottage court	90' min.1 120' max.	120' min.2 180' max.	14-2H-6H
Multiplex small	70' min.1 100' max.	110' min.2 150' max.	14-2H-6I
Townhouse5	25' min.3 125' max.4	100' min.2 180' max.	14-2H-6K
1   Min. width may be reduced by 10' if vehicle access is provided from rear.
2   Min. depth may be adjusted as follows:    (a)   It may be reduced by 10' if utility easement is relocated to alley; and/or    (b)   It may be reduced by 15' if the design site fronts new civic space (14-2H-5) not shown on the Future Land Use Map of the Comprehensive Plan.    Min. depth reduction may not exceed 25' total.
3   Represents 1 townhouse.
4   Represents 3 townhouses side-by-side or attached.
5   For fee simple arrangements, no side setback is required between the units of this building type.

 

      4.   Building Form:

a. Height:
Primary Building1    Stories    To roofline3	2.5 stories max.2 30' max. (C)
Accessory Structure(s)1    Carriage house    Other	2 stories max. 1 story max.
Ground Floor Ceiling	9' min. (D)
b. Footprint:
Depth, ground-floor space	30' min.4 (E)
c. Standards:
(1)   Design site coverage defined by max. building size of primary building type allowed and carriage house per section 14-2H-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone.
1   See section 14-2H-6 (Building Type Standards) for refinements to massing and height standards.
2   ".5" refers to an occupiable attic.
3   Typically measured from average finished grade along the frontage. Solar energy systems shall not be included in the maximum building height me asu rement. See building height in article 14-9A (General Definitions).
4   12' min. for cottage court building type.

 

      5.   Building Placement:

a. Setback (Distance From ROW/Design Site Line):
Front (Facade Zone)1, 2    Interior design site    Corner design site	20' min.; 30' max. (F) 20' min.; 30' max.
Side street (Facade Zone)1, 2    Primary building    Accessory structure(s)	15' min.; 25' max (G) 15' min. (H)
Side    Primary building    Accessory structure(s)	7' min. (I) 5' min. (J)
Rear    Primary building    Accessory structure(s)	20' min. (K) 5' min. (L)
b. Building Within Facade Zone:
Total length of facade required within or abutting the facade zone, exclusive of setbacks.
Front    Side street	60% min. 50% min.
c. Standards:
(1)   Facades facing a street or civic space must be designed in compliance with section 14-2H-7 (Architectural Element Standards).
1   If utility easement is 10' as identified by the applicable abutting thoroughfare type (14-2H-9), subtract 5' from required setback.
2   The area between the front and side street design site lines and the building shall not be paved (except for allowed drieways and pedestrian routes) and is subject to the requirements in section 14-2H-8 (Frontage Type Standards).

 

   6.   Encroachments Into Setbacks:

 

a. Encroachment Type	Front (M)	Side St. (N)	Side (O)	Rear (P)
Architectural features	3' max.	3' max.	5' max.	5' max.
Stairs	X	3' max.	5' max.	5' max.
b. Standards:
(1)   Encroachments are not allowed within utility easement area, ROW, alley ROW or across a property line.
(2)   See Item 8 (Frontages) for allowed frontages and section 14-2H-8 (Frontage Type Standards) for further refinements.

 

      Key: A = Allowed X = Not Allowed

      7.    Parking:

a. Required Spaces:
Residential Uses    Studio or 1-2 bedrooms    3 or more bedrooms	1 min. per unit 2 min. per unit
Non-Residential Uses    1,500 sf.    > 1,500 sf.	None 2.5 min./1,000 sf. after first 1,500 sf.
b. Setback (Distance From ROW/Design Site Line):
Front1    House small        All other building types	(Q) 15' min. behind face of frontage type or building whichever is closer to street 40' min. (R)
Side street	15' min. (S)
Side	5' min. (T)
Rear	5' min. (U)
c. Characteristics:
Curb cut width	12' max.2 (V)
Distance between driveway	40' min. (W)
d. Standards:
(1)   Parking may be covered or uncovered and may be attached or detached from main body.
(2)   Parking may be located in rear or side wing in compliance with main body and wing(s) standards per section 14-2H-6 (Building Type Standards).
(3)   Porte-cochère allowed if integrated into building facade.
(4)   Curb cut width along alley may exceed 12'.
(5)   A driveway may be shared between adjacent design sites.
1   Front access is not allowed in corner design sites.
2   With 2' planting strip on each side.

 

      8.   Frontages:

 

a. Private Frontage Type:	Front	Side St.	Standards
Porch projecting	A	A	14-2H-8C
Porch engaged	A	A	14-2H-8D
Dooryard	A	A	14-2H-8E
Stoop	A	A	14-2H-8F

 

      9.   Signage:

 

a. Sign Type:	Standards
Awning sign1	14-5B-8C
Porch sign1	14-5B-8H-4a
Portable sign	14-5B-8E
Post sign1	14-5B-8H-4b
Temporary sign	14-5B-8B
1    Only in open sub-zone

 

      Key: A = Allowed X = Not Allowed

   E.   T4 Neighborhood Small Zone (T4NS):

      1.     Intent:

         a.   A walkable neighborhood environment of small-to- medium-footprint, moderate-intensity housing choices from cottage court, multiplex small, courtyard building small to townhouse, supporting and within short walking distance of neighborhood-serving retail and services.

         b.   The following are appropriate form elements in the zone:

            (1)   House-scale buildings.

            (2)   Detached and attached buildings.

            (3)   Small-to-medium design site width.

            (4)   Small-to-medium building footprint.

            (5)   Small-to-medium front setbacks.

            (6)   Small-to-medium side setbacks.

            (7)   Up to 2.5 stories.

            (8)   Porch, dooryard and stoop frontage types.

      2.   Sub-Zone(s):

         a.   T4NS-Open: See section 14-2H-3 for additional allowed uses.

      3.    Building Types :

Primary	Design Site
Building Type	Width (A)	Depth (B)	Standards
a. House-Scale:
Cottage court	90' min.1 120' max.	120' min.2 180' max.	14-2H-6H
Multiplex small	60' min.1 100' max.	110' min.2 150' max.	14-2H-6I
Courtyard building small	100' min.1 130' max.4	150' min.2 180' max.	14-2H-6L
b. Block-Scale:
Townhouse5	18' min.3 160' max.	100' min.2 180' max.	14-2H-6K
1   Min. width may be reduced by 10' if vehicle access is provided from rear.
2   Min. depth may be adjusted as follows:    (a)   It may be reduced by 10' if utility easement is relocated to alley; and/or    (b)   It may be reduced by 15' if the design site fronts new civic space (14-2H-5) not shown on the Future Land Use Map of the Comprehensive Plan.    Min. depth reduction may not exceed 25' total.
3   Represents 1 townhouse.
4   Represents 4 townhouses side-by-side or attached.
5   For fee simple arrangements, no side setback is required between the units of this building type.

 

      4.   Building Form:

a. Height:
Primary Building1    Stories    To roofline3	2.5 stories max.2 30' max. (C)
Accessory Structure(s)1    Carriage house    Other	2 stories max. 1 story max.
Ground Floor Ceiling	9' min. (D)
b. Footprint:
Depth, ground-floor space	30' min.4 (E)
c. Standards:
(1)   Design site coverage defined by max. building size of primary building type allowed and carriage house per section 14-2H-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone.
1   See section 14-2H-6 (Building Type Standards) for refinements to massing and height standards.
2   ".5" refers to an occupiable attic.
3   Typically measured from average finished grade along the frontage. Solar energy systems shall not be included in the maximum building height measurement. See building height in article 14-9A (General Definitions).
4   12' min. for cottage court building type.

 

      5.   Building Placement:

a. Setback (Distance From ROW/Design Site Line):
Front (Facade Zone)1, 2    Interior design site    Corner design site	15' min.; 30' max. (F) 15' min.; 30' max.
Side street (Facade Zone)1, 2    Primary building    Accessory structure(s)	15' min.; 25' max. 15' min. (H)
Side    Primary building    Accessory structure(s)	5' min. (G) 3' min. (H)
Rear    Primary building    Accessory structure(s)	15' min. (I) 5' min. (J)
b. Building Within Facade Zone:
Total length of facade required within or abutting the facade zone, exclusive of setbacks.
Front    Side street	65% min. (K) 55% min. (L)
c. Standards:
(1)   Facades facing a street or civic space must be designed in compliance with section 14-2H-7 (Architectural Element Standards).
1   If utility easement is 10' as identified by the applicable abutting thoroughfare type (14-2H-9), subtract 5' from required setback.
2   The area between the front and side street design site lines and the building shall not be paved (except for allowed drieways and pedestrian routes) and is subject to the requirements in section 14-2H-8 (Frontage Type Standards).

 

      6.   Encroachments Into Setbacks:

 

a. Encroachment Type	Front (M)	Side St. (N)	Side (O)	Rear (P)
Architectural features	3' max.	3' max.	5' max.	5' max.
Stairs	X	3' max.	5' max.	5' max.
b. Standards:
(1)   Encroachments are not allowed within utility easement area, ROW, alley ROW or across a property line.
(2)   Upper stories encroachments on front and side street require 8' min. of clearance.
(3)   See Item 8 (Frontages) for allowed frontages and section 14-2H-8 (Frontage Type Standards) for further refinements.

 

      Key: A = Allowed X = Not Allowed

      7.    Parking:

a. Required Spaces:
Residential Uses    Studio or 1-2 bedrooms    3 or more bedrooms	1 min. per unit 1.5 min. per unit
Non-Residential Uses    1,500 sf.    > 1,500 sf.	None 2.5 min./1,000 sf. after first 1,500 sf.
b. Setback (Distance From ROW/Design Site Line):
Front1	40' min. (Q)
Side street	15' min. (R)
Side	5' min. (S)
Rear	5' min. (T)
c. Characteristics:
Curb cut width	12' max.2 (U)
Distance between driveway	40' min. (V)
d. Standards:
(1)   Parking may be covered or uncovered and may be attached or detached from main body.
(2)   Parking may be located in rear or side wing in compliance with main body and wing(s) standards per section 14-2H-6 (Building Type Standards).
(3)   Porte-cochère allowed if integrated into building facade.
(4)   Curb cut width along alley may exceed 12'.
(5)   A driveway may be shared between adjacent design sites.
1   Front access is not allowed in corner design sites.
2   With 2' planting strip on each side.

 

      8.   Frontages:

 

a. Private Frontage Type:	Front	Side St.	Standards
Porch projecting	A	A	14-2H-8C
Porch engaged	A	A	14-2H-8D
Dooryard	A	A	14-2H-8E
Stoop	A	A	14-2H-8F

 

      9.   Signage:

a. Sign Type:	Standards
Awning sign1	14-5B-8C
Porch sign1	14-5B-8H-4a
Portable sign	14-5B-8E
Post sign1	14-5B-8H-4b
Small identification sign1	14-5B-8B
Temporary sign	14-5B-9
1   Only in open sub-zone

 

      Key: A = Allowed X = Not Allowed

   F.     T4 Neighborhood Medium Zone (T4NM):

      1.     Intent:

         a.    A walkable neighborhood environment with medium-footprint, moderate-intensity housing choices from multiplex large, courtyard building small to townhouse, supporting and within short walking distance of neighborhood-serving retail and services.

         b.   The following are appropriate form elements in the zone:

            (1)   Primarily house-scale buildings.

            (2)   Detached and attached buildings.

            (3)   Medium design site width.

            (4)   Medium building footprint.

            (5)   Small front setbacks.

            (6)   Small side setbacks.

            (7)   Up to 3.5 stories.

            (8)   Porch, dooryard, stoop, forecourt and terrace frontage types.

      2.   Sub-Zone(s):

         a.   T4NM-Open: See section 14-2H-3 for additional allowed uses.

      3.    Building Types:

Primary	Design Site
Building Type	Width (A)	Depth (B)	Standards
a. House-Scale:
Multiplex large	75' min.1 100' max.	130' min.2 150' max.	14-2H-6J
Courtyard building small	100' min.1 130' max.	150' min.2 180' max.	14-2H-6L
b. Block-Scale:
Townhouse6	18' min.3 130' max.4, 5	100' min.2 180' max.	14-2H-6K
1   Min. width may be reduced by 10' if vehicle access is provided from rear.
2   Min. depth may be adjusted as follows:    (a)   It may be reduced by 10' if utility easement is relocated to alley; and/or    (b)   It may be reduced by 15' if the design site fronts new civic space (14-2H-5) not shown on the Future Land Use Map of the Comprehensive Plan.    Min. depth reduction may not exceed 25' total.
3   Represents 1 townhouse.
4   Represents 4 townhouses side-by-side or attached.
5   In the open sub-zone, each townhouse may be divided vertically into 3 units.
6   For fee simple arrangements, no side setback is required between the units of this building type.

 

      4.   Building Form:

a. Height:
Primary Building1    Stories    To roofline3	3.5 stories max.2 (C) 40' max.
Accessory Structure(s)1    Carriage house    Other	2 stories max. 1 story max.
Ground Floor Ceiling	9' min. (D)
b. Footprint:
Depth, ground-floor space	30' min. (E)
c. Standards:
(1)   Design site coverage defined by max. building size of primary building type allowed and carriage house per section 14-2H-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone.
1   See section 14-2H-6 (Building Type Standards) for refinements to massing and height standards.
2   ".5" refers to an occupiable attic.
3   Typically measured from average finished grade along the frontage. Solar energy systems shall not be included in the maximum building height measurement. See building height in article 14-9A (General Definitions).

 

      5.   Building Placement:

a. Setback (Distance From ROW/Design Site Line):
Front (Facade Zone)1, 2    Interior design site    Corner design site	15' min.; 25' max. (F) 15' min.; 25' max.
Side street (Facade Zone)1, 2    Primary building    Accessory structure(s)	15' min.; 25' max. (G) 15' min. (H)
Side    Primary building    Accessory structure(s)	5' min. (I) 3' min. (J)
Rear    Primary building    Accessory structure(s)	15' min. (K) 5' min. (L)
b. Building Within Facade Zone:
Total length of facade required within or abutting the facade zone, exclusive of setbacks.
Front    Side street	65% min. 55% min.
c. Standards:
(1)   Facades facing a street or civic space must be designed in compliance with section 14-2H-7 (Architectural Element Standards).
1   If utility easement is 10' as identified by the applicable abutting thoroughfare type (14-2H-9), subtract 5' from required setback.
2   The area between the front and side street design site lines and the building shall not be paved (except for allowed drieways and pedestrian routes) and is subject to the requirements in section 14-2H-8 (Frontage Type Standards).

 

      6.   Encroachments Into Setbacks:

 

a. Encroachment Type	Front (M)	Side St. (N)	Side (O)	Rear (P)
Architectural features	3' max.	3' max.	5' max.	5' max.
Stairs	X	3' max.	5' max.	5' max.
b. Standards:
(1)   Encroachments are not allowed within utility easement area, ROW, alley ROW or across a property line.
(2)   Upper stories encroachments on front and side street require 8' min. of clearance.
(3)   See Item 8 (Frontages) for allowed frontages and section 14-2H-8 (Frontage Type Standards) for further refinements.

 

      Key: A = Allowed X = Not Allowed

      7.    Parking:

a. Required Spaces:
Residenti al Uses    Studio or 1-2 bedroom s    3 or more bedrooms	1 min. per unit 1.5 min. per unit
Non-Residential Uses    2,000 sf.    > 2,000 sf.	None 2.5 min./1,000 sf. after first 2,000 sf.
b. Setback (Distance From ROW/Design Site Line):
Front1	40' min. (Q)
Side street	15' min. (R)
Side	5' min. (S)
Rear	5' min. (T)
c. Characteristics:
Curb cut width	12' max.2 (U)
Distance between driveways	40' min. (V)
d. Standards:
(1)   Parking may be covered or uncovered and may be attached or detached from main body.
(2)   Parking may be located in rear or side wing in compliance with main body and wing(s) standards per section 14-2H-6 (Building Type Standards).
(3)   Porte-cochère allowed if integrated into building facade.
(4)   Curb cut width along alley may exceed 12'.
(5)   A driveway may be shared between adjacent design sites.
1   Front access is not allowed in corner design sites.
2   With 2' planting strip on each side.

 

      8.   Frontages:

 

a. Private Frontage Type:	Front	Side St.	Standards
Porch projecting	A	A	14-2H-8C
Porch engaged	A	A	14-2H-8D
Dooryard	A	A	14-2H-8E
Stoop	A	A	14-2H-8F
Forecourt	A	A	14-2H-8G
Terrace	A	A	14-2H-8J

 

      9.   Signage:

a. Sign Type:	Standards
Awning sign1	14-5B-8C
Porch sign1	14-5B-8H-4a
Portable sign	14-5B-8E
Post sign1	14-5B-8H-4b
Small identification sign1	14-5B-8B
Storefront projecting sign1	14-5B-8C
Temporary sign	14-5B-9
Window sign1	14-5B-8E
1   Only in open sub-zone

 

      Key: A = Allowed X = Not Allowed

   G.   T4 Main Street Zone (T4MS):

      1.     Intent:

         a.    A walkable, vibrant district of medium-to-large-footprint, moderate-intensity, mixed-use buildings and housing choices from townhouse and courtyard building large to main street building, supporting neighborhood- serving ground floor retail, food and services, including indoor and outdoor artisanal industrial businesses.

         b.   The following are appropriate form elements in the zone:

            (1)   Block-scale buildings.

            (2)   Attached buildings.

            (3)   Medium design site width.

            (4)   Medium-to-large building footprint.

            (5)   Small-to-none front setbacks.

            (6)   Small-to-none side setbacks.

            (7)   Up to 4 stories.

            (8)   Dooryard, stoop, forecourt, maker shopfront, shopfront, terrace, gallery and arcade frontage types.

      2.   Sub-Zone(s): None.

      3.   Building Types:

Primary	Design Site
Building Type	Width (A)	Depth (B)	Standards
a. Block-Scale:
Townhouse4	18' min.1 220' max.2, 3	100' min. 180' max.	14-2H-6K
Courtyard building large	100' min. 150' max.	180' min. 200' max.	14-2H-6M
Main street building	25' min. 150' max.	100' min. 200' max.	14-2H-6N
(1)   Min. depth may be reduced by 15' if the design site fronts a new civic space (14-2H-5) not shown on the Future Land Use Map of the Comprehensive Plan.    (2)   Min. depth reductions may not exceed 25' total.
1   Represents 1 townhouse.
2   Represents 8 townhouses side-by-side or attached.
3   Each townhouse may be divided vertically into 3 units.
4   For fee simple arrangements, no side setback is required between the units of this building type.

 

      4.   Building Form:

a. Height:
Primary Building1    Stories    To roofline2	4 stories max. 45' max. (C)
Accessory Structure(s)1    Carriage house    Other	2 stories max. 1 story max.
Ground Floor Ceiling	14' min. (D)
b. Footprint:
Depth, ground-floor space	30' min. (E)
c. Standards:
(1)   Design site coverage defined by max. building size of primary building type allowed and carriage house per section 14-2H-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone.
1   See section 14-2H-6 (Building Type Standards) for refinements to massing and height standards.
2   Typically measured from average finished grade along the frontage. Solar energy systems shall not be included in the maximum building height measurement. See building height in article 14-9A (General Definitions).

 

      5.    Building Placement:

a. Setback (Distance From ROW/Design Site Line):
Front (Facade Zone)    Interior design site    Corner design site	0' min.; 10' max. (F) 0' min.; 10' max.
Side street (Facade Zone)    Primary building    Accessory structure(s)	0' min.; 10' max. (G) 0' min. (H)
Side    Primary building    Accessory structure(s)	0' min. (I) 3' min. (J)
Rear    Primary building    Accessory structure(s)	10' min. (K) 5' min. (L)
b. Building Within Facade Zone:
Total length of facade required within or abutting the facade zone, exclusive of setbacks.
Front    Side street	80% min. 70% min.
c. Standards:
(1)   Facades facing a street or civic space must be designed in compliance with section 14-2H-7 (Architectural Element Standards).
(2)   Utility easement required in alley as identified by the applicable abutting thoroughfare type (14-2H-9).

 

      6.   Encroachments Into Setbacks:

 

a. Encroachment Type	Front (M)	Side St. (N)	Side (O)	Rear (P)
Architectural features	3' max.	3' max.	3' max.	3' max.
Stairs	X	3' max.	3' max.	3' max.
b. Standards:
(1)   Encroachments are not allowed within utility easement area, ROW, alley ROW or across a property line.
(2)   Upper stories encroachments on front and side street require 8' min. of clearance.
(3)   See Item 8 (Frontages) for allowed frontages and section 14-2H-8 (Frontage Type Standards) for further refinements.

 

      Key: A = Allowed X = Not Allowed

      7.   Parking:

a. Required Spaces:
Residential Uses    Studio or 1-2 bedrooms    3 or more bedrooms	1 max. per unit 1.5 max. per unit
Non-Residential Uses    5,000 sf.    > 5,000 sf.	0 max. 2 max./1,000 sf. after first 5,000
b. Setback (Distance From ROW/Design Site Line):
Front	40' min. (Q)
Side street    75' from front    > 75' from front	(R) 25' min. (S) 5' min.
Side	0' min. (T)
Rear	5' min. (U)
c. Characteristics:
Curb cut width	12' max.1
d. Standards:
(1 )   Parking may be covered or uncovere d and may be attached or detached from main body.
(2 )   Parking may be located in rear or side wing in compliance with main body and wing(s) standards per section 14-2H-6 (Building Type Standards).
(3 )   Curb cut width along alley may exceed 12'.
(4)   A driveway may be shared between adjacent design sites.
1   With 2' planting strip on each side.

 

      8.   Frontages:

a. Private Frontage Type:	Front	Side St.	Standards
Dooryard	X	A1	14-2H-8E
Stoop	X	A1, 2	14-2H-8F
Forecourt	A	A	14-2H-8G
Maker shopfront	A	A1	14-2H-8H
Shopfront	A	A2	14-2H-8I
Terrace	A	A	14-2H-8J
Gallery	A	A	14-2H-8K
Arcade	A	A	14-2H-8L
1   At 60' min. from front of design site.
2   Also allowed within open space in courtyard building large.

 

      9.   Signage:

a. Sign Type:	Standards
Awning sign	14-5B-8C
Canopy sign	14-5B-8C
Directional sign	14-5B-8C
Masonry wall sign	14-5B-8E
Porch sign	14-5B-8H-4a
Portable sign	14-5B-8E
Post sign	14-5B-8H-4b
Small identification sign	14-5B-8B
Storefront projecting sign	14-5B-8C
Temporary sign	14-5B-9
Wall mural painted sign	14-5B-8E
Window sign	14-5B-8E

 

      Key: A = Allowed X = Not Allowed

(Ord. 21-4866, 11-16-2021; amd. Ord. 23-4893, 1-24-2023)