5.12.16   STONE/SIXTH AREA (SSA)
   Stone Sub-Area (STS)
   The intent of the Stone Sub-Area is to promote higher density mixed use along the Stone corridors. Benefits of this include reduction in parking, zero lot lines and increases in allowable .
 
   Sixth Street Sub-Area (SSS)
   The intent of the Sixth Street Sub-Area is to promote higher density mixed use along the 6th Avenue, 6th Street and 7th Avenue corridors. Benefits of this include reduction in parking, zero lot lines and increases in allowable density.
 
FIGURE 5.12-SSA-A: MAP OF STONE/SIXTH AREA
 
   A.   Stone Sub-Area (STS)
      1.   
         Figure 5.12-SSA-A captures the boundaries of the SSA and the boundaries of the Stone Avenue Sub-Area. Stone Sub-Area zoning option apply.
      2.    Placement
          placement and setback requirements in the STS are as shown in Figure 5.12-STS-A and Table 5.12-STS-1.
 
FIGURE 5.12-STS-A
 
TABLE 5.12-STS-1
 
STONE AVENUE SUB-AREA
PLACEMENT
Build to Line (Distance from Property Line) (1)
Primary (Stone Ave.) (2)
0-20 Ft.
A
Setback (Distance from Property Line)
Secondary
Consistent with Prevailing
B
Side
0 Ft.
C
Side Yard
0 Ft.
D
SPECIFIC REQUIREMENTS
1. Build-to requirements apply to: 1) Stone Ave. frontage when exceeds 25% of lot area.
2. side façades must be built to Build to Line at a minimum of 75% of the new frontage, to help define an urban frontage, where build-to requirements apply. Build to Line can range from 0-20' to be consistent with prevailing.
 
      3.    and Floor
         Use and floor use requirements in the STS are as shown in Figure 5.12-STS-B, Figure 5.12-STS-C and Table 5.12-STS-2. Note: Figure 5.12-STS-B applies typically throughout the Stone Avenue Sub-Area except at specific shown on Figure 5.12- STS-C.
 
FIGURE 5.12-STS-B
 
FIGURE 5.12-STS-C
 
TABLE 5.12-STS-2
 
STONE AVENUE SUB-AREA
High-Rise (1)
6 Stories with a Max of 75 Ft.
J, E
High-Rise Setback from corner
65 Ft.
E
Mid-Rise (2)
4 stories with a Max. of 50 Ft.
H, F
Mid-Rise Setback from corner
50 Ft.
F
Low-Rise (3)
25 Ft. Max or 2 Stories
I, G
FLOOR USES
Ground Floor (4, 5, 6, 7)
Commercial Services or Retail Trade Uses that encourage level activity are preferred, but office or residential uses may be used if Commercial Services and Retail Trade Uses are not supported by market demand and contingent on new meeting all other requirements of this table.
Upper Floors
Residential or Services are preferred
SPECIFIC REQUIREMENTS
1. High-rise is 6 stories or a maximum of 75 ft. (H) for the remainder of the .
2. Mid-rise is 4 stories with a maximum of 50 Ft. (I) for the first 50' (H) from 6th Street and 6th or 7th Ave. (F).
3. Low-rise is 25 Ft. or 2 stories (J) for the first 50 Ft. (I) from the setback (G).
4. All new construction shall have scale-defining architectural elements or details at first two levels.
5. A single plane of façade at the level may not be longer than 50 Ft. without architectural relief or articulation such as windows, trellises and arcades.
6. -Level Activity is achieved by providing a mix of commercial, retail, office and residential uses at level.
 
      4.   Lot Coverage, Open Space, Pedestrian Access
         Lot coverage, open space and pedestrian access requirements in the STS are as shown in Figure 5.12-STS-D and Table 5.12-STS-3.
 
FIGURE 5.12-STS-D
 
TABLE 5.12-STS-3
 
STONE AVENUE SUB-AREA
LOT COVERAGE
Maximum Lot Coverage (1)
100%
OPEN SPACE
Open Space at Multi-Unit Dwellings (2, 3, 4)
30 Sq. Ft/DU or 20% of Lot Area (7)
Open Space Non-Residential (2, 3, 4)
Min. of 20% of Lot Area
PEDESTRIAN ACCESS (5)
Pedestrian Access to Open Space
Required
K
Main Entrance Location (6)
Primary Street (Stone Ave.)
L
SPECIFIC REQUIREMENTS
1. Covered by impervious surfaces such as, but not limited to , drives, or parking.
2. Usable open space does not need to be located on the ground - green roof or terrace is acceptable.
3. Usable open space may be any combination of private and common space.
4. Parking may not be counted as open space.
5. Adequate shade shall be provided for sidewalks and pedestrian pathways, using shade or vegetation.
6. Main entrance locations shall be directly accessed from a sidewalk along a rather than from a parking lot.
7. Open space at multi-dwelling units is 30 Sq. Ft. per dwelling unit or 20% of lot area, whichever is greater.
 
      5.    Massing
          massing in the STS are as shown in Figure 5.12-STS-E and Table 5.12- STS-4.
 
FIGURE 5.12-STS-E
 
TABLE 5.12-STS-4
 
STONE AVENUE SUB-AREA
MASSING
Articulation
Maximum unbroken mass (1)
50 Ft. Max.
M
View Corridors
Mid-Rise Façade (2)
25% of Façade Min.
N
High-Rise Façade (3)
150 Linear Ft. Unbroken Max.
O
Mid-Rise Height
50 Ft. Max or 4 Stories
P
Build Reduction (High Rise)
Bulk Reduction Setback (4)
12 Ft. Min.
R
Bulk Reduction Required Area
50% of Façade Min.
Q
Bulk Reduction
Required above 4th Floor
S
SPECIFIC REQUIREMENTS
1. Any over 50 Ft. wide must be broken down to read as a series of no wider than 50 Ft. (M) and should include a variety of façades.
2. To preserve view corridors, a minimum of 25% of the façade must be set aside as mid-rise (N), and the mid-rise façade may not exceed 4 stories or 50 Ft. (P) in height. On corner lots this requirement applies to one only.
3. High-rise façades of more than 150 continuous linear feet (O) must be broken by a mid-rise façade (N) not to exceed 4 stories or 50 Ft. (P) in height as shown in Figure above.
4. A step-back bulk reduction area a minimum of 12 ft. in depth (R) is required for at least 50% of the façade (Q). Bulk reduction is required above the fourth floor (S). See figures above.
 
   B.   Sixth Street Sub-Area (SSS)
      1.   
         Figure 5.12-SSA-A captures the boundaries of the SSA and the boundaries of the Sixth Street Sub-Area. Sixth Street Sub-Area zoning option apply.
      2.    Placement
          placement and setback requirements in the SSS are as shown in Figure 5.12-SSS-A and Table 5.12-SSS-1.
 
FIGURE 5.12-SSS-A
 
TABLE 5.12-SSS-1
 
6TH STREET SUB-AREA
PLACEMENT
Build to Line (Distance from Property Line)
6th Street (1, 2)
0 Ft.
A
Setback (Distance from Property Line)
Secondary Street (6th or 7th Ave.)
0 Ft.
B
5th Street
Consistent with Prevailing
C
Side
0 Ft.
D
Side Yard
0 Ft.
E
SPECIFIC REQUIREMENTS
1. Build-to line is defined as the line at which construction of a façade is to occur on a lot. A build-to line runs parallel to, and is measured from, front property lines and is established to create an even façade line on a . Build-to line applies to frontage only (both primary and secondary streets at corner lots) and only applies when new exceeds 25% of the site area. Where applicable 75% of new frontage must be located at or near the build-to line. Build-to requirements apply to: 1) 6th Street frontage when exceeds 25% of lot area.
2. side façades must be built to Build to Line at a minimum of 75% of the new frontage, to help define an urban frontage, where build-to requirements apply.
 
      3.    , Floor Uses
          and floor use requirements in the SSS are as shown in Figure 5.12-SSS-B, Figure 5.12-SSS-C and Table 5.12-SSS-2. Note: Figure 5.12-SSS-B applies typically throughout the Sixth Avenue Sub-Area except at specific shown on Figure 5.12- SSS-C.
 
FIGURE 5.12-SSS-B
 
FIGURE 5.12-SSS-C
 
TABLE 5.12-SSS-2
 
6TH STREET SUB-AREA
High-Rise (1)
75 Ft. Max or 6 Stories
H
Mid-Rise (2)
50 Ft. Max or 4 stories
I, G
Low-Rise (3)
25 Ft. Max or 2 Stories
J, F
FLOOR USES
Ground Floor (4, 5, 6, 7)
Commercial Services and Retail Trade Uses that encourage level activity are preferred, but office or residential uses may be used if Commercial Services and Retail Trade Uses are not supported by market demand and contingent on new meeting all other requirements of this table.
Upper Floors
Residential or Services
 
SPECIFIC REQUIREMENTS
1. High-rise is 75 ft. max., or 6 stories (H) for the remainder of the .
2. Low-rise is 25 Ft. or 2 stories (J) for the first 50 Ft. (F) from the setback (B). and 6th or 7th Ave. (G).
3. Mid-rise is 50 Ft. max., or 4 stories (I) for the first 50' (G) from 6th Street
4. All new construction shall have scale-defining architectural elements or details at first two levels.
5. A single plane of façade at the level may not be longer than 50 Ft. without architectural relief or articulation such as windows, trellises and arcades.
6. -level activity is achieved by providing a mix of commercial, retail, office and residential uses at level.
7. First floor level to be differentiated in form from upper levels.
 
      4.   Lot Coverage, Open Space, Pedestrian Access
         Lot coverage, open space and pedestrian access requirements in the SSS are as shown in Figure 5.12-SSS-D and Table 5.12-SSS-3.
 
FIGURE 5.12-SSS-D
 
TABLE 5.12-SSS-3
 
6TH STREET SUB-AREA
LOT COVERAGE
Maximum Lot Coverage (1)
100%
OPEN SPACE
 
Open Space at Multi-Unit Dwellings (2, 3, 4)
30 Sq. Ft/DU or 20% of Lot Area (7)
Open Space Non-Residential (2, 3, 4)
Min. of 20% of Lot Area
PEDESTRIAN ACCESS (5)
 
Pedestrian Access to Open Space
Required
K
Main Entrance Location (6)
Primary Street (Stone Ave.)
L
SPECIFIC REQUIREMENTS
1. Covered by impervious surfaces such as, but not limited to , drives, or parking.
2. Usable open space does not need to be located on the ground - green roof or terrace is acceptable.
3. Usable open space may be any combination of private and common space.
4. Parking may not be counted as open space.
5. Adequate shade shall be provided for sidewalks and pedestrian pathways, using shade or vegetation.
6. Main entrance locations shall be directly accessed from a sidewalk along a rather than from a parking lot.
7. Open space at multi-dwelling units is 30 Sq. Ft. per dwelling unit or 20% of lot area, whichever is greater.
 
      5.    Massing
          massing in the SSS are as shown in Figure 5.12-SSS-E and Table 5.12-SSS- 4.
 
FIGURE 5.12-SSS-E
 
TABLE 5.12-SSS-4
 
6TH STREET SUB-AREA
MASSING
Articulation
Maximum unbroken mass (1)
50 Ft. Max.
M
View Corridors
Mid-Rise Façade (2)
25% of Façade Min.
N
High-Rise Façade (3)
150 Linear Ft. Unbroken Max.
O
Mid-Rise Height
50 Ft. Max or 4 Stories
P
Build Reduction (High Rise)
Bulk Reduction Setback (4)
12 Ft. Min.
R
Bulk Reduction Required Area
50% of Façade Min.
Q
Bulk Reduction
Required above 4th Floor
S
SPECIFIC REQUIREMENTS
1. Any over 50 Ft. wide must be broken down to read as a series of no wider than 50 Ft. (M) and should include a variety of façades.
2. To preserve view corridors, a minimum of 25% of the façade must be set aside as mid-rise (N), and the mid-rise façade may not exceed 4 stories or 50 Ft. (P) in height. On corner lots this requirement applies to one only.
3. High-rise façades of more than 150 continuous linear feet (O) must be broken by a mid-rise façade (N) not to exceed 4 stories or 50 Ft. (P) in height as shown in Figure above.
4. A step-back bulk reduction area a minimum of 12 ft. in depth (R) is required for at least 50% of the façade (Q). Bulk reduction is required above the fourth floor (S). See figures above.
 
(Ord. 11246, 2/18/2015)