Table 155.3501.N.1: Maximum Allowable Height Encroachments of Building Elements | |
Building Element | Maximum Height Encroachment |
Table 155.3501.N.1: Maximum Allowable Height Encroachments of Building Elements | |
Building Element | Maximum Height Encroachment |
Architectural/Decorative Roof | 15 feet |
Architectural Features | 15 feet |
Covered Structures | 12 feet |
Parapet | 5 feet |
Mechanical Rooms & Equipment | 15 feet |
Swimming Pools and Decks | 8 feet |
1. Exceptions
Properties within the TO District shall be exempted from the following standards:
a. Section 155.5601.C.2.a (Maximum Building Size);
b. Section 155.5601.C.2.b (Maximum Building Size);
c. Section 155.5601.C.3.a (Building Facades);
d. Section 155.5601.C.3.c (Building Facades);
e. Section 155.5601.C.5.b (Roofs);
f. Section 155.5601.C.7 (Location of Off-Street Parking);
g. Section 155.5602.C.3 (Outparcel Development); and
h. Section 155.5602.C.7.a (Fenestration/Transparency).
2. Building Configuration and Design
a. Building Length.
Unless further restricted on the Building Typology and Placement Regulating Diagrams, the maximum horizontal dimension of a building shall be 300 feet at any level. For buildings within the FAA height restricted zones (as demonstrated on the Building Heights Regulating Plan of the Overlay District) only, the maximum horizontal dimension of a building may exceed 300-feet in length at any level and the following shall apply:
i. A centrally located forecourt shall be provided on every facade that exceeds 300 feet in length, with a minimum width and depth of 30 feet,
ii. The forecourt shall be open to the sky, provide building access and a pedestrian connection to the existing city street grid; and
iii. If the forecourt is publicly accessible, a minimum of 50% active use shall be provided for the portion of the ground floor fronting the forecourt.
b. Building Separation.
i. Tower buildings or buildings greater than 6 stories built to the maximum building length shall provide a minimum 30-foot separation from the subject building and any adjacent building on the same lot or an adjacent lot. The 30-foot separation shall be open to the sky and improved as a pedestrian passage or open space running the entire length of the block and shall provide building access and connect with the existing city street grid. If the separation is publicly accessible, a minimum of 50% active use shall be provided for the portion of the ground floor fronting the pedestrian passage or open space.
ii. Townhouses shall provide a minimum of 15 feet between building groups. For liner, flex, and courtyard building types only, when a building is constructed at the maximum building length, a minimum 15-foot separation shall be required between the subject building and any adjacent building within the same lot or the adjacent lots. The separation shall be improved as a pedestrian passage or open space running the entire length of the block and shall provide building access and connect with the existing city street grid. If the separation is publicly accessible, a minimum of 50% of active use shall be provided for the portion of the ground floor fronting the pedestrian passage or open space.
c. Building Break. Any building frontage along a primary, secondary, or tertiary street that exceeds 160 feet shall incorporate a building break of at least 30 feet in width and 10 feet in depth, every 160 feet, at the ground level. The break shall be improved as a forecourt or open space and/or provide building access and connect with the existing city street grid.
d. Projects with three or more distinctly separate buildings/building groups shall have substantially different front elevations. Substantially different front elevations shall include but not be limited to variations in fenestration, material, massing and color.
e. The primary entrance of a building shall provide access to a public right-of-way, greenway or an open space.
f. The primary entrance to the upper levels of mixed-use building shall be from a public right-of-way.
g. Porticoes, canopies, colonnades and roofs shall be guttered, and drainage shall be deposited onsite.
h. Active Use Standards
Active uses shall be required along all building frontages as specified within the Overlay District and the following shall apply:
i. Ground floor active use, liner.
a) The minimum depth of an active use liner is measured generally perpendicular to the building frontage. The minimum depth of the active use liner shall be 20 feet.
ii. Ground floor active use nonresidential or residential lobby;
Active uses located along the ground floor of a building typically contain retail uses, but can contain any use that generates pedestrian activity. Active uses shall be provided in compliance with the following standards:
a) They shall be provided on the first floor of all mixed-use buildings;
b) They shall be directly accessible from a street frontage, greenway or an open space;
c) For properties with two or more frontages, they shall be located on a minimum of two frontages, with priority given to frontages on a greenway, an open space and the highest-ranking street;
d) They shall have a transparent clear glazed area of not less than 70% of the facade area;
e) Ground floor window sills shall be placed at a maximum height of 24 inches above grade; and
f) Security enclosures, if any, shall be of the mesh type that pedestrians can see through, and shall be located behind storefront displays.
g) The glazed area shall have a minimum visible light transmittance of 75% and a maximum reflectance of 15%.
h) The glazed area shall be designed to allow view of an interior space at least five feet deep (e.g. transparent openings may include traditional storefront display windows, but not merely glass display cases). The view into a commercial use shall not be permanently obstructed by screens, shades, shutter or opaque films applied to the glazing.
i) At least 50% of the area of security screens and gates shall be transparent.
iii. Ground floor active use, residential units;
All building types, except single-family and townhouse, shall comply with the following fenestration standards:
a) A minimum of 30% of all ground floor street walls shall be fenestrated with windows;
b) Mirror type glass shall be prohibited;
c) All glazing shall be of a type that permits view of human activities and spaces within the structure; and
d) Windows and doors shall be proportioned such that the height of each opening is greater than its width.
iv. The Director of Development Services or his/her designee shall have the authority to adjust administratively the requirements for active uses fronting on secondary streets and tertiary streets (refer to Table 155.2421.B.1. Allowable Administrative Adjustments).
i. Architectural Treatment and Facade Articulation Standards
i. Architectural treatment and facade articulation shall be provided for all facade elevations and shall be integrated with the design of adjacent active use facades.
ii. Architectural treatment shall be provided through a combination of two or more treatments including, but not limited to, the use of materials and construction assemblies; the continuation of fenestration patterns, architectural features, articulation and rhythm; the application of architectural screens, meshes, louvers, and glass; the incorporation of planters; and architectural lighting.
iii. The following shall be permitted, but shall not be considered architectural treatment or facade articulation: inward or recessed projections resulting from required setbacks; paint; faux treatments; building signs; construction joints, scoring, or material applications less than four inches in height, width or depth.
j. Colonnade Standards
i. Colonnades built to satisfy building frontage requirements shall be attached to the principal structure.
ii. The finished floor elevation of the colonnade shall match the adjoining sidewalk, where feasible.
iii. Colonnades built along the building frontage shall provide free and clear use of a continuous unobstructed area of at least ten feet within the colonnade.
k. Live-Work Units
A live-work unit shall comply with the following standards:
i. The non-residential use's space shall be located on the first floor and shall be directly accessible from the primary street frontage, greenway, or an open space;
ii. The non-residential use's facade shall have a transparent clear glazed area of not less than 70%;
iii. If the entrance of the residential component of a live-work unit is separate from the non-residential use's portion of the unit then the primary entrance of the residential component shall directly lead to a street frontage, greenway or an open space.
iv. The ground floor shall be restricted to those non-residential uses permitted within the TO districts. The full conversion of the unit or lease space into all residential use or all non-residential uses shall be prohibited.
3. Block Requirements
Unless otherwise specified in the Overlay District, the following standards for blocks shall apply to property with a minimum area of 2.3 acres (100,000 sq ft):
a. The maximum length of a block shall be 500 feet.
b. The maximum perimeter of a block shall be 1,400 feet. The perimeter of a block is the sum of the block's length and depth, multiplied by two.
c. The Director of Development Services or his/her designee shall have the authority to adjust administratively the requirements for maximum block length and/or perimeter, for up to 10% of the required measurement.
a. Building Typology
Unlike other zoning districts, the TO district is a form based district that includes a list of permitted building typologies. All new buildings shall conform to one of the permitted building typologies. The building typologies are demonstrated in the Building Typology and Placement Regulating Diagrams. The diagrams provide a schematic representation of the various building typologies and demonstrate the required setbacks, lot standards, and profiles of structures. Not all building typologies are permitted in each overlay district. Each overlay district specifies the allowable building types permitted in each district. Existing buildings which do not fit a prescribed typology shall follow the standards required for the Flex building typology.
b. Setback and Building Frontage
i. Front and street side setbacks and building frontage. Front and street side setbacks are determined based on the street the building fronts and is specified in each overlay district.
ii. Interior side and rear setbacks. Interior side and rear setbacks are determined based on the selected building typology and demonstrated on the Building Typology and Placement Regulating Diagrams.
c. Lot Standards
Lot standards, including but not limited to lot dimensions and impervious surface area, are determined based on the selected building typology and demonstrated on the Building Typology and Placement Regulating Diagrams.
i. For full block developments in the core and center subareas only, the minimum and maximum lot width and lot depth shall not apply.
ii. The Director of Development Services or his/her designee shall have the authority to adjust administratively the requirements for minimum lot depth and lot width, for up to 10% of the required measurement.
5. Maximum Allowable Projections and Encroachments of Architectural Elements
Projections and encroachments including, but not limited to the following architectural elements, awnings, balconies, stoops, stairs, open porches, and bay windows may be permitted to extend into the minimum required setbacks. All features shall be fully located within the boundaries of the applicant's property, except for the elements permitted to extend past a property line. The maximum allowable projections and encroachments are listed below in Table 155.3501.O.5: