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 development along the Stone corridors. Benefits of this development include reduction in parking, zero lot lines and increases in allowable building heights .

   Sixth Street Sub-Area (SSS)

   The intent of the Sixth Street Sub-Area is to promote higher density mixed use development along the 6th Avenue, 6th Street and 7th Avenue corridors. Benefits of this development include reduction in parking, zero lot lines and increases in allowable building density.

FIGURE 5.12-SSA-A: MAP OF STONE/SIXTH AREA

   A.   Stone Sub-Area (STS)

      1.   Standards 

         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 standards apply.

      2.   Building Placement

         Building 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 STANDARDS
BUILDING PLACEMENT STANDARDS
Build to Line (Distance from Property Line) (1)
Primary Street (Stone Ave.) (2)	0-20 Ft.	A
Setback (Distance from Property Line)
Secondary Street	Consistent with Prevailing	B
Alley Side	0 Ft.	C
Side Yard	0 Ft.	D
SPECIFIC REQUIREMENTS 1. Build-to requirements apply to: 1) Stone Ave. frontage when building footprint exceeds 25% of lot area. 2. Street side façades must be built to Build to Line at a minimum of 75% of the new building frontage, to help define an urban street frontage, where build-to requirements apply. Build to Line can range from 0-20' to be consistent with prevailing.

 

      3.   Building Heights and Floor

         Use Building height 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 to the west side of Stone Avenue and Figure 5.12- STS-C applies to the east side of Stone Avenue.

FIGURE 5.12-STS-B

FIGURE 5.12-STS-C

TABLE 5.12-STS-2

STONE AVENUE SUB-AREA STANDARDS
BUILDING HEIGHT  STANDARDS
High-Rise Building Height  (1)	6 Stories with a Max of 75 Ft.	J
Mid-Rise Building Height (2)	4 stories with a Max. of 50 Ft.	H
Low-Rise Building Height  (3)	25 Ft. Max or 2 Stories	I
FLOOR USES
Ground Floor (4, 5, 6, 7)	Commercial Services or Retail Trade Uses that encourage street 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 development meeting all other requirements of this table.
Upper Floors	Residential or Services are preferred
SPECIFIC REQUIREMENTS 1. High-rise building height is 6 stories or a maximum of 75 ft. (H). 2. Mid-rise building height is 4 stories with a maximum of 50 Ft. (I). 3. Low-rise building height is 25 Ft. or 2 stories (J). 4. All new construction shall have scale-defining architectural elements or details at first two levels. 5. A single plane of façade at the street level may not be longer than 50 Ft. without architectural relief or articulation such as windows, trellises and arcades. 6. Street -Level Activity is achieved by providing a mix of commercial, retail, office and residential uses at street 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 STANDARDS
LOT COVERAGE STANDARDS
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 buildings , 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 structures or vegetation. 6. Main entrance locations shall be directly accessed from a sidewalk along a street 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.   Building Massing Standards

         Building massing standards 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 STANDARDS
BUILDING MASSING STANDARDS
Articulation
Maximum unbroken building 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 Zone	Required above 4th Floor	S
SPECIFIC REQUIREMENTS 1. Any building over 50 Ft. wide must be broken down to read as a series of buildings 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 street 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.   Standards  

         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 standards apply.

      2.   Building Placement

         Building 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 STANDARDS
BUILDING PLACEMENT STANDARDS
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
Alley 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 building façade is to occur on a lot. A build-to line runs parallel to, and is measured from, street front property lines and is established to create an even building façade line on a street . Build-to line applies to street frontage only (both primary and secondary streets at corner lots) and only applies when new building footprint exceeds 25% of the site area. Where applicable 75% of new building frontage must be located at or near the build-to line. Build-to requirements apply to: 1) 6th Street frontage when building footprint exceeds 25% of lot area. 2. Street side façades must be built to Build to Line at a minimum of 75% of the new building frontage, to help define an urban street frontage, where build-to requirements apply.

 

      3.   Building Heights , Floor Uses

         Building height 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 blocks 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 STANDARDS
BUILDING HEIGHT  STANDARDS
High-Rise Building Height  (1)	75 Ft. Max or 6 Stories	H
Mid-Rise Building Height (2)	50 Ft. Max or 4 stories	I, G
Low-Rise Building Height  (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 street 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 development meeting all other requirements of this table.
Upper Floors	Residential or Services
SPECIFIC REQUIREMENTS 1. High-rise building height is 75 ft. max., or 6 stories (H) for the remainder of the block . 2. Low-rise building height 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 building height 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 street level may not be longer than 50 Ft. without architectural relief or articulation such as windows, trellises and arcades. 6. Street -level activity is achieved by providing a mix of commercial, retail, office and residential uses at street 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 STANDARDS
LOT COVERAGE STANDARDS
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 buildings , 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 structures or vegetation. 6. Main entrance locations shall be directly accessed from a sidewalk along a street 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.   Building Massing Standards

         Building massing standards 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 STANDARDS
BUILDING MASSING STANDARDS
Articulation
Maximum unbroken building 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 Zone	Required above 4th Floor	S
SPECIFIC REQUIREMENTS 1. Any building over 50 Ft. wide must be broken down to read as a series of buildings 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 street 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; Am. Ord. 11977, 12/20/2022)