Article 4. URBAN EDGE (E-) NEIGHBORHOOD CONTEXT

Transcription

1 Article 4. URBAN G (-) NIGHBORHOO ONTXT

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3 ontents ARTIL 4. URBAN G (-) NIGHBORHOO ONTXT IVISION 4.1 NIGHBORHOO ONTXT SRIPTION Section General haracter Section Street, Block and Access Patterns Section Building Placement and Location Section Building Height Section Mobility IVISION 4.2 ISTRITS (-SU-, -TU-, -TH-, --, -MX-, -RX-, -MS-) Section istricts stablished Section Residential istricts (-SU-A, -B, -, -1, -x, -1x, -G, -G1, -TU-B, -, -TH-2.5, -MU-2.5) 4-7 Section ommercial orridor istricts (--3, -3x) Section Mixed Use istricts (-MX-2, -2A, -2x, -3, -3A) Section Residential Mixed Use istricts (-RX-5) Section Main Street istricts (-MS-2, -2x, -3, -5) IVISION 4.3 SIGN STANARS Section General intent Section Building Form Intent Section Primary Building Form Standards Section etached Accessory Building Form Standards Section Supplemental esign Standards Section esign Standard Alternatives Section esign Standard xceptions Section Reference to Other esign Standards IVISION 4.4 USS AN RQUIR MINIMUM PARKING Section Overview - Summary Use and Parking Table Section Organization - Summary Use and Parking Table Section xplanation of Table Abbreviations Section ompliance with Other ode Provisions Required Section Applicable Procedures Prior to stablishment of Use Section Allowed Uses by istrict and Minimum Parking Requirements Amendment: 2 4-3

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5 ivision 4.1 Neighborhood ontext escription ivision 4.1 NIGHBORHOO ONTXT SRIPTION Section GNRAL HARATR The Urban dge Neighborhood ontext is characterized by a mix of elements from both the Urban and Suburban Neighborhood ontexts. The Urban dge Neighborhood ontext is primarily single-unit and two-unit residential uses. Small-scale multi-unit residential uses and commercial areas are typically embedded in residential areas. Single-unit residential structures are typically Urban House forms with some Suburban House forms. Multi-unit forms are typically Town House, Garden ourt, or Apartment forms embedded with other residential forms. ommercial buildings are typically Shopfront and General forms that typically contain a single type of use. Single and two-unit residential uses are primarily located along local and residential arterial streets. Multi-unit residential and commercial uses are located along local streets, arterials, and main streets. Section STRT, BLOK AN ASS PATTRNS The Urban dge Neighborhood ontext consists of a regular pattern of block shapes surrounded by orthogonal streets within a grid or modified grid. Orthogonal streets provide connection and a mixed presence of alleys. Block sizes and shapes are consistent and include attached, detached and non-existent sidewalks, treelawns where provided for by detached sidewalks, street and surface parking, and landscaping in the front setback. Section BUILING PLAMNT AN LOATION Single-, two-unit and multi-unit residential buildings typically have consistent moderate to deep front setbacks. Building orientation along a block face may be inconsistent or consistent. ommercial buildings typically have consistent orientation and front setbacks deep enough to allow for a mix of landscaping and some parking. Section BUILING HIGHT The Urban dge Neighborhood ontext is characterized by low scale buildings except for some mid- rise commercial and mixed use structures, particularly at nodes or along arterial streets. Section MOBILITY There is reliance on the automobile with some pedestrian and bicycle activity and low to medium level of access to the multi-modal transportation system. 4-5

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7 ivision 4.2 istricts ivision 4.2 ISTRITS (-SU-, -TU-, -TH-, --, -MX-, -RX-, -MS-) Section ISTRITS STABLISH To carry out the provisions of this Article, the following zone districts have been established in the Urban dge Neighborhood ontext and are applied to property as set forth on the Official Map. Urban dge Neighborhood ontext -SU-A Single Unit A -SU-B Single Unit B -SU- Single Unit -SU-1 Single Unit 1 -SU-x Single Unit x -SU-1x Single Unit 1x -SU-G Single Unit G -SU-G1 Single Unit G1 -TU-B Two Unit B -TU- Two Unit -TH-2.5 -MU-2.5 Town House 2.5 Multi Unit ommercial orridor 3 --3x ommercial orridor 3x -MX-2 Mixed Use 2 -MX-2A Mixed Use 2A -MX-2x Mixed Use 2x -MX-3 Mixed Use 3 -MX-3A Mixed Use 3A -RX-5 Residential Mixed Use 5 -MS-2 Main Street 2 -MS-2x Main Street 2x -MS-3 Main Street 3 -MS-5 Main Street 5 Section RSINTIAL ISTRITS (-SU-A, -B, -, -1, -x, -1x, -G, -G1, -TU-B, -, -TH-2.5, -MU-2.5) General Purpose A. The intent of the Residential districts is to promote and protect residential neighborhoods within the character of the Urban dge Neighborhood ontext. These regulations allow for some multi-unit districts, but not to such an extent as to detract from the overall image and character of the residential neighborhood. B. The building form standards, design standards, and uses work together to promote desirable residential areas. The standards of the single unit districts accommodate the varied pattern of suburban and urban house forms. While lot sizes vary, lot coverage is typically low creating generous setbacks and yard space. The standards of the two unit and town house districts promote existing and future patterns of lower scale multi unit building forms that typically address the street in the same manner as an urban house building form.. These standards recognize common residential characteristics within the Urban dge Neighborhood ontext but accommodate variation by providing eight Residential zone districts. Amendment: 2 4-7

8 ivision 4.2 istricts. The regulations provide certainty to property owners, developers, and neighborhoods about the limits of what is allowed in a residentially-zoned area. These regulations are also intended to reinforce desired development patterns in existing neighborhoods while accommodating reinvestment Specific Intent A. Single Unit A (-SU-A) -SU-A is a single unit district allowing only urban houses with a minimum zone lot area of 3,000 square feet. This district requires the shallowest setbacks and highest lot coverage in the Urban dge Neighborhood ontext. B. Single Unit B (-SU-B) -SU-B is a single unit district allowing only urban houses with a minimum zone lot area of 4,500 square feet.. Single Unit (-SU-) -SU- is a single unit district allowing only urban houses with a minimum zone lot area of 6,000 square feet.. Single Unit 1 (-SU-1) -SU-1 is a single unit district allowing only urban houses and detached accessory dwelling units with a minimum zone lot area of 6,000 square feet.. Single Unit x (-SU-x) -SU-x is a single unit district allowing suburban and urban houses with a minimum zone lot area of 6,000 square feet. F. Single Unit 1x (-SU-1x) -SU-1x is a single unit district allowing suburban houses, urban houses and detached accessory dwelling units with a minimum zone lot area of 6,000 square feet. Setbacks and lot coverage standards accommodate front and side yards similar to -SU-x and allow a detached accessory dwelling unit in the rear yard. G. Single Unit G (-SU-G) -SU-G is a single unit district allowing suburban and urban houses with a minimum zone lot area of 9,000 square feet. The wider lots result in the largest side setbacks in the Urban dge Neighborhood ontext. H. Single Unit G1 (-SU-G1) -SU-G1 is a single unit district allowing suburban houses, urban houses and detached accessory dwelling units with a minimum lot area of 9,000 square feet. Setbacks accommodate front and side yards similar to -SU-G and allow an detached accessory dwelling unit in the rear yard. I. Two Unit B (-TU-B) -TU-B allows up to two units on a minimum zone lot area of 4,500 square feet. Allowed building forms are the urban house, detached accessory dwelling unit, duplex and tandem house building forms. J. Two Unit (-TU-) -TU- allows up to two units on a minimum zone lot area of 5,500 square feet. Allowed building forms are the urban house, detached accessory dwelling unit, duplex and tandem house building forms. K. Town House 2.5 (-TH-2.5) -TH-2.5 is a multi unit district and allows suburban house, urban house, detached accessory dwelling unit, duplex, tandem house and town house building forms up to two stories in height. 4-8

9 ivision 4.2 istricts Section L. Multi Unit 2.5 (-MU-2.5) -MU-2.5 is a multi unit district and allows urban house, detached accessory dwelling unit, duplex, tandem house, town house, garden court and apartment building forms up to two stories in height General Purpose OMMRIAL ORRIOR ISTRITS (--3, -3x) A. The ommercial orridor zone districts are intended to balance the need for safe, active, and pedestrian-scaled, diverse areas with the need for convenient automobile access. B. ommercial orridor zone districts address development opportunities adjacent to the city s most auto-dominated corridors.. ommercial orridor buildings generally have a deep build-to requirement to allow for some measure of parking between the building and the street. Predictable flexibility is provided for building and parking location for larger scale buildings.. The ommercial orridor district standards are also intended to ensure new development contributes positively to established residential neighborhoods and character, and improves the transition between commercial development and adjacent residential neighborhoods Specific Intent Section A. ommercial orridor 3 (--3) --3 applies primarily to auto-oriented arterial street corridors where a building scale of 1 to 3 stories is desired. B. ommercial orridor 3x (--3x) --3x applies primarily to auto-oriented arterial street corridors where a building scale of 1 to 3 stories is desired with less intense uses than --3. MIX US ISTRITS (-MX-2, -2A, -2X, -3, -3A) A. The Mixed Use zone districts are intended to promote safe, active, and pedestrian-scaled, diverse areas and enhance the convenience and ease of walking, shopping and public gathering within and around the city s neighborhoods. B. There is a diverse menu of Mixed Use zone districts in the Urban dge Neighborhood ontext to recognize the diverse pattern of mixed use places in these neighborhoods.. The Mixed Use districts are appropriate along corridors, embedded in neighborhoods and on large sites.. The building form standards of the Mixed Use zone districts balance the importance of street presence and provision of parking through build-to requirements, ground story activation and parking lot screening along the right-of-way. Predictable flexibility in building form options recognizes the varied development pattern of Urban dge Neighborhoods.. The Mixed Use zone district standards are also intended to ensure new development contributes positively to established residential neighborhoods and character, and improves the transition between commercial development and adjacent residential neighborhoods Specific Intent A. Mixed Use 2 (-MX-2) -MX-2 applies to areas or intersections served primarily by local streets embedded within an existing or proposed neighborhood where a building scale of 1 to 2 stories is desired. esign standards provide options for varied building placement while still offering an active street front. Amendment: 2 4-9

10 ivision 4.2 istricts Section B. Mixed Use- 2A (-MX-2A) -MX-2A applies to areas or intersections served primarily by local streets embedded within an existing or proposed neighborhood where a building scale of 1 to 2 stories is desired. esign standards support a consistent pattern of buildings placed at the street to offer an active street front.. Mixed Use - 2x (-MX-2x) -MX-2x applies to small sites served primarily by local streets embedded within an existing or proposed neighborhood. These are typically one or two parcels and are limited to low scale building forms and low intensity uses.. Mixed Use 3 (-MX-3) -MX-3 applies to areas or intersections served primarily by collector and arterial streets where a building scale of 1 to 3 stories is desired. esign standards provide options for varied building placement while still offering an active street front.. Mixed Use - 3A (-MX-3A) -MX-3A applies to areas or intersections served primarily by collector and arterial streets where a building scale of 1 to 3 stories is desired. esign standards support a consistent pattern of buildings placed at the street to offer an active street front General Purpose RSINTIAL MIX US ISTRITS (-RX-5) A. The Residential Mixed Use zone districts are intended to promote safe, active, and pedestrianscaled, diverse areas through the use of town house, row house, courtyard apartment, apartment, and shopfront building forms that clearly define and activate the public street edge. B. The Residential Mixed Use zone districts are intended to enhance the convenience, ease and enjoyment of transit, walking, shopping and public gathering within and around the city s residential neighborhoods.. The Residential Mixed Use zone district standards are also intended to ensure new development contributes positively to established residential neighborhoods and character, and improves the transition between commercial development and adjacent residential neighborhoods.. The Residential Mixed Use districts are primarily intended to accommodate residential uses. Buildings in a Residential Mixed Use district can have ground floor retail but upper stories are reserved exclusively for housing. A building can be all residential.. In the Urban dge Neighborhood ontext, the Residential Mixed Use zone districts promote a pedestrian-active street front. Buildings have a required build-to and limitations on parking location Specific Intent A. Residential Mixed Use 5 (-RX-5) -RX-5 applies to residentially-dominated areas served primarily by local or collector streets where a building scale of 2 to 5 stories is desired. Section MAIN STRT ISTRITS (-MS-2, -2X, -3, -5) General Purpose A. The Main Street zone districts are intended to promote safe, active, and pedestrian-scaled commercial streets through the use of shopfront and row house building forms that clearly define and activate the public street edge. 4-10

11 ivision 4.2 istricts B. The Main Street zone districts are intended to enhance the convenience, ease and enjoyment of transit, walking, shopping and public gathering along the city s commercial streets.. The Main Street district standards are also intended to ensure new development contributes positively to established residential neighborhoods and character, and improves the transition between commercial development and adjacent residential neighborhoods.. Main Street zone districts are typically applied linearly along entire block faces of commercial, industrial, main, mixed-use and residential arterial streets (as designated in Blueprint enver) or, less frequently, on single zone lots at the intersection of local/collector streets within a residential neighborhood.. In all cases, the Main Street zone districts should be applied where a higher degree of walkabilty and pedestrian activity is desired than required in a orridor, Mixed Use, or Residential Mixed Use zone district. F. In the Urban dge Neighborhood ontext, the Main Street zone districts may also be embedded within a larger commercial shopping center or mixed-use area to promote a pedestrian-active street front within a larger mixed use or commercial development. G. The Main Street zone districts are intended to promote an urban, mixed-use, built-to environment regardless of neighborhood context. Main Street buildings have a shallow front setback range. The build-to requirements are high and building coverage is significant Specific Intent A. Main Street 2 (-MS-2) -MS-2 applies to areas or intersections served primarily by local streets embedded within an existing or proposed neighborhood where a building scale of 1 to 2 stories is desired. The -MS- 2 district is intended to provide for appropriate locations for traditional corner commercial establishments located directly within a residential neighborhood. B. Main Street 2x (-MS-2x) -MS-2x applies to small sites served primarily by local streets embedded within an existing or proposed neighborhood. These are typically one or two parcels and are limited to low scale building forms and low intensity uses.. Main Street 3 (-MS-3) -MS-3 applies primarily to local or collector street corridors, or may be embedded within a commercial shopping center or mixed-use area, where a building scale of 1 to 3 stories is desired.. Main Street 5 (-MS-5) -MS-5 applies primarily to collector or arterial street corridors, or may be embedded within a larger commercial shopping center or mixed-use area, where a building scale of 2 to 5 stories is desired. 4-11

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13 ivision 4.3 SIGN STANARS The following Intent Statements are intended to provide further information regarding intent and performance expectations for the district, site and building design standards. Section GNRAL INTNT Urban esign and Building Form Standards The Intent of Urban esign and Building Form Standards in all istricts are to: A. Implement the enver omprehensive Plan. B. To continue enver s physical character, including access to parks and parkways, tree lined streets, detached sidewalks, interconnected street networks, and convenient access to parks, open space, and transit.. Improve compatibility with and respect for the existing character and context of enver and its varied neighborhoods.. Arrange building density, uses, heights, and scaling devices to reinforce the public transit centers and corridors, and to transition to adjoining areas.. Give prominence to pedestrian realm as a defining element of neighborhood character. F. Spatially define public streets and their associated open space as positive, usable features around which to organize and orient buildings in a manner that promotes pedestrian activity, a sense of security and community. G. Provide human scale in buildings through use of detail, contrast, form, window and door placement, color and materials Transit Oriented evelopment The Intent of Transit Oriented evelopment esign Standards in all istricts are to: Section Height Siting A. Provide easily identifiable pedestrian connections between private development, public rights of way and multiple modes of transit. B. onfigure the site so that a clear, safe, and attractive pedestrian system, with the transit facility as a component, is the primary public element to which buildings are oriented.. Arrange residential, employment, retail, service, and open space uses to be convenient to and compatible with each other and with transit.. Maximize pedestrian amenities near transit facilities and along the primary pedestrian connections to transit facilities. BUILING FORM INTNT A. ncourage buildings whose forms are responsive to evolving nodes of mixed-use, pedestrian and transit activity as well as the surrounding context. B. Arrange building heights, and scaling devices to provide transitions to adjoining areas. A. Required Build-To 1. Provide a more consistent street edge to enhance the character, quality and accessibility of the context. 4-13

14 2. Provide additional spatial definition to streets to promote pedestrian activity and sense of place. 3. Reinforce the character and quality of public streets with buildings that provide consistent siting, pedestrian orientation and access to the street. B. Setbacks 1. Site buildings to be consistent with intended character and functional requirements of the context. 2. Improve connections between varied uses and the public street.. Parking Location 1. Minimize the visual impacts of parking areas on streets and adjoining property. 2. Minimize conflicts between pedestrian and vehicles esign lements A. onfiguration 1. Promote variation in building form that enhances access to daylight, air and views from within and around new structures. 2. ncourage variation in building form that provides opportunities for architectural scale relationships in large building contexts. 3. Main Street setback: onsider the proportional scale of new development necessary to establish a well defined edge to the public street. 4. Arrange building heights, and scaling devices to provide transitions to adjoining areas. B. Transparency 1. To create rhythms and patterns on building facades that provide visual interest and reflect the uses within the building. 2. Maximize window area at street level to help activate the street. 3. Limit the use of highly reflective glass to avoid reflected glare onto neighboring streets and properties.. ntrances 1. Give prominence to pedestrian realm as a defining element of district and neighborhood character. 2. Provide convenient access to buildings and pedestrian active uses from the street. 3. reate a clearly articulated and varied visual hierarchy of building entrances as an aid in way-finding. 4. Provide a positive relationship to the street through access, orientation and placement consistent with the context. 5. reate visually interesting and human-scaled facades. 4-14

15 Section Generally Applicable Standards PRIMARY BUILING FORM STANARS A. In addition to the neighborhood context-specific standards included in this article, all development must comply with the general design standards in Article 10. B. One building form and the associated standards shall be selected for each structure on a zone lot. ombining standards from different building forms for the same structure is prohibited.. For multiple buildings on a zone lot, see Article 10, ivision Unenclosed uses shall comply with all building form standards as applicable.. The districts allow a variety of building forms appropriate for the Urban dge Neighborhood ontext, as set out below. Zone istricts Suburban House Urban House etached Acc. welling Unit uplex Tandem House Town House Garden ourt Row House ourtyard Apartment Apartment rive Thru Services rive Thru Restaurant General Shopfront -SU-A Single Unit A -SU-B Single Unit B -SU- Single Unit -SU-1 Single Unit 1 -SU-x Single Unit x Urban dge Neighborhood ontext -SU-1x -SU-G -SU-G1 -TU-B -TU- Single Unit 1x Single Unit G Single Unit G1 Two Unit B Two Unit -TH-2.5 Town House 2.5 -MU-2.5 Multi Unit , -3x -MX-2x ommercial orridor 3, 3x Mixed Use 2x -MX-2, -2A, 3, 3A Mixed Use 2, 2A, 3, 3A -RX-5 Residential Mixed Use 5 -MS-2x Main Street 2x -MS-2, -3 Main Street 2, 3 -MS-5 Main Street 5 = Allowed = Allowed subject to limitations Amendment:

16 istrict Specific Standards A. Suburban House Not to Scale. Illustrative Only. A B 1 1 Primary Street Setback ALLY H G G H G F F F F I J 4-16

17 SUBURBAN HOUS -SU-x -SU-G -TH-2.5 H I G H T -SU-1x -SU-G1 -MU-2.5 A Stories (max) A Feet (max) Feet, allowable height increase 1 for every 5 increase in lot width over 50 up to a maximum height of 35 B Bulk Plane Vertical Height at Side Interior and Side Street Zone Lot Line Bulk Plane Slope from Side Interior and Side Street Zone Lot Line SU-x -SU-1x -SU-G -SU-G1 -TH-2.5 -MU-2.5 S I T I N G ZON LOT Zone Lot Size (min) 6,000 ft 2 9,000 ft 2 6,000 ft 2 Zone Lot Width (min) welling Units per Primary Structure (max) All -SU, -TH, -MU istricts STBAKS AN BUILING OVRAG BY ZON LOT WITH 61 or Less 62 or Greater Primary Street, block sensitive setback required (see Sec ) yes yes Primary Street, where block sensitive setback does not apply (min) Side Street (min) 5 5 F Side Interior (min) G Rear, alley/no alley (min) 12 /20 12 /20 Building overage, including all accessory structures (max) 37.5% 37.5% PARKING BY ZON LOT WITH 61 or Less 62 or Greater Parking and rive Lot overage in Primary Street Setback (max) 33% 33% From alley; or Street access allowed when no Vehicle Access alley present. See Sec ASSORY STRUTURS H etached Accessory Structures Allowed (see Sec ) S I G N L M N T S All -SU, -TH, -MU istricts BUILING ONFIGURATION (1) Shall not project closer to the front line of the zone lot Attached Garage Allowed than does any other part of the Front Facade of the dwelling (2) May encroach into the Rear Setback, provided it comply with the etached Garage building form standards I Primary Street-Facing Attached Garage oor Width 35% of the entire width of the front facade of the dwelling or in first 50% of lot depth(max) 16, whichever is greater GROUN STORY ATIVATION J Pedestrian Access, Primary Street ntry Feature 4-17

18 B. Urban House Not to Scale. Illustrative Only. A 1 1 Primary Street Setback Front 65% of Zone Lot epth B Rear 35% of Zone Lot epth ALLY I I I J J G H H H H G F F F K 4-18

19 URBAN HOUS -SU- -SU-x -SU-G -TH-2.5 H I G H T -SU-A -SU-B -SU-1 -SU-1x -SU-G1 -TU-B -TU- -MU-2.5 Stories (max) A Feet, front 65% of lot depth (max) Feet, front 65% of lot depth, allowable height increase 1 for every 5 increase in lot width over 50 up to a maximum height of 35 B Feet, rear 35% of lot depth (max) Feet, rear 35% of lot depth, allowable height increase 1 for every 3 increase in side setback up to a maximum height of 19 Bulk Plane Vertical Height at Side Interior and Side Street Zone Lot in front 65% of lot Bulk Plane Vertical Height at Side Interior and Side Street Zone Lot in rear 35% of lot Bulk Plane Slope from Side Interior and Side Street Zone Lot S I T I N G ZON LOT -SU-A -SU-B -SU- -SU-1 -SU-x -SU-1x -SU-G -SU-G1 -TU-B -TU- -TH-2.5 -MU-2.5 Zone Lot Size (min) 3,000 ft 2 4,500 ft 2 6,000 ft 2 6,000 ft 2 9,000 ft 2 4,500 ft 2 5,500 ft 2 4,500 ft 2 Zone Lot Width (min) welling Units per Primary Structure (min/max) 1/1 1/1 1/1 1/1 1/1 1/2 1/2 1/2 All -SU, TU, TH, MU istricts STBAKS AN BUILING OVRAG BY ZON LOT WITH 30 or less 31 to to or Greater F Primary Street, block sensitive setback required (see Sec ) yes yes yes yes F Primary Street, where block sensitive setback does not apply (min) G Side Street (min) H Side Interior (min) 3 3 min one side/ 10 min combined 5 10 I Rear, alley/no alley (min) 12 /20 12 /20 12 /20 12 /20 Building overage, including all accessory structures (max) 50% 37.5% 37.5% 37.5% PARKING BY ZON LOT WITH Parking and rive Lot overage in Primary Street 2 Spaces 2 Spaces Setback (max) and 320 ft 2 and 320 ft 2 33% 33% Vehicle Access From alley; or Street access allowed when no alley present See Sec ASSORY STRUTURS J etached Accessory Structures Allowed (see Sec ) S I G N L M N T S BUILING ONFIGURATION Attached Garage Allowed Primary Street-Facing Attached Garage oor Width in first 50% of lot depth(max) GROUN STORY ATIVATION -SU-A -SU-B -SU- -SU-1 -SU-x -SU-1x -SU-G -SU-G1 -TU-B -TU- -TH-2.5 -MU-2.5 (1) Shall not project closer to the front line of the zone lot than does any other part of the Front Facade of the dwelling (2) If located entirely within the rear 35% of the zone lot depth, the attached garage shall comply with the etached Garage building form standards 35% of the entire width of the front facade of the dwelling or 16, whichever is greater K Pedestrian Access, Primary Street ntry Feature 4-19

20 . uplex Not to Scale. Illustrative Only. A 1 1 Primary Street Setback Front 65% of Zone Lot epth B Rear 35% of Zone Lot epth ALLY J J J I I J I G H H H H G F F F K 4-20

21 UPLX H I G H T -TU-B -TU- -TH-2.5; -MU-2.5 Stories (max) A Feet, front 65% of lot depth (max) Feet, front 65% of lot depth, allowable height increase 1 for every 5 increase in lot width over 50 up to a maximum height of 35 B Feet, rear 35% of lot depth (max) Feet, rear 35% of lot depth, allowable height increase 1 for every 3 increase in side setback up to a maximum height of 19 Bulk Plane Vertical Height at Side Interior and Side Street Zone Lot Lines in front 65% of lot Bulk Plane Vertical Height at Side Interior and Side Street Zone Lot lines in rear 35% of lot Bulk Plane Slope from Side Interior and Side Street Zone Lot Lines S I T I N G -TU-B -TU- -TH-2.5; -MU-2.5 ZON LOT Zone Lot Size (min) 4,500 ft 2 5,500 ft 2 4,500 ft 2 Zone Lot Width (min) welling Units per Primary Structure (min/max) 2/2 2/2 2/2 All -TU, TH, MU Istricts STBAKS AN BUILING OVRAG BY ZON LOT WITH 30 or less 31 to to or Greater F Primary Street, block sensitive setback required (see Sec ) yes yes yes yes F Primary Street, where block sensitive setback does not apply (min) G Side Street (min) H Side Interior (min) 3 3 min one side/ 10 min combined 5 10 I Rear, alley/no alley (min) 12 /20 12 /20 12 /20 12 /20 Building overage, including all accessory structures (max) 50% 37.5% 37.5% 37.5% PARKING BY ZON LOT WITH Parking and rive Lot overage in Primary Street Setback (max) 50% 50% 50% 50% Vehicle Access From alley; or Street access allowed when no alley present (See Sec ) ASSORY STRUTURS J etached Accessory Structures Allowed (see Sec ) S I G N L M N T S -TU-B -TU- -TH-2; -MU-2.5 BUILING ONFIGURATION (1) Shall not project closer to the front line of the zone lot than does any Attached Garage Allowed other part of the Front Facade of the dwelling (2) If located entirely within the rear 35% of the zone lot depth, the attached garage shall comply with the etached Garage building form standards Primary Street Facing Attached Garage oor Width in first 50% of lot depth(max) 35% of the entire width of the front facade of the dwelling or 16, whichever is greater GROUN STORY ATIVATION K Pedestrian Access, Primary Street ntry Feature 4-21

22 . Tandem House Not to Scale. Illustrative Only. A 1 1 Primary Street Setback Front 65% of Zone Lot epth B Rear 35% of Zone Lot epth ALLY G L K J I J I K L I I J L K I I L K G J G H H H H HH G F F F F O M O N 4-22

23 TANM HOUS Article 4. Urban dge Neighborhood ontext H I G H T -TU-B -TU- -TH-2.5; -MU-2.5 Stories (max) A Feet, front 65% of lot depth (max) Feet, front 65% of lot depth, allowable height increase 1 for every 5 increase in lot width over 50 up to a maximum height of 35 B Feet, rear 35% of lot depth (max) Bulk Plane Vertical Height at Side interior and Side street zone lot line in front 65% of lot Bulk Plane Vertical Height at Side interior and Side street zone lot line in rear 35% of lot Bulk Plane Slope from Side interior and Side street zone lot line S I T I N G -TU-B -TU- -TH-2.5; -MU-2.5 ZON LOT Zone Lot Size (min) 4,500 ft 2 5,500 ft 2 4,500 ft 2 Zone Lot Width (min) welling Units per Primary Structure (min/max) 1/1 1/1 1/2 All -TU, TH, MU Istricts STBAKS AN BUILING OVRAG BY ZON LOT WITH 30 or less 31 to to or Greater F Primary Street, block sensitive setback required (see Sec ) yes yes yes yes F Primary Street, where block sensitive setback does not apply (min) G Side Street (min) H Side Interior, for Primary Structure #1 (min one side/min combined) 3 /6 3 /10 5 /10 10 /20 I Side Interior, for Primary Structure #2 (min one side/min combined)* 3 /6 3 /10 5 /10 10 /20 J Rear, for Primary Structure #1, as a % of lot depth (min) 50% 50% 50% 50% K Rear, for Primary Structure #2 (min) L Required Separation Between Primary Structures (min) Building overage, including all accessory structures (max) 50% 37.5% 37.5% 37.5% PARKING BY ZON LOT WITH Parking and rive Lot overage in Primary Street Setback (max) 50% 50% 50% 50% Vehicle Access From alley; or Street access allowed when no alley present (See Sec ) ASSORY STRUTURS etached Accessory Structures Allowed (see Sec ) S I G N L M N T S -TU-B -TU- -TH-2; -MU-2.5 BUILING ONFIGURATION M Overall Structure Width (max) N Overall Structure Length (max) (1) Shall not project closer to the front line of the zone lot than does any other part of the Front Facade of the dwelling Attached Garage Allowed (2) If located entirely within the rear 35% of the zone lot depth, the attached garage shall comply with the etached Garage building form standards Primary Street Facing Attached Garage oor Width in first 50% of lot depth(max) 35% of the entire width of the front facade of the dwelling or 16, whichever is greater GROUN STORY ATIVATION O Pedestrian Access, Primary Street* Primary Structure #1: ntry Feature Primary Structure #2: No Requirement *Must be offset to be visible from the street if to the rear of Primary Structure #1 (side setbacks may be reversed from Primary Structure #1) 4-23

24 . Town House Not to Scale. Illustrative Only. A B B A ALLY H H H H H G G G F F FF I J PROTT ISTRIT PROPRTY LIN K 4-24

25 TOWN HOUS H I G H T -TH-2.5 -MU , -3x A Stories (max) Feet (max) see below see below 45 A Feet, front 65% of lot depth (max) na Feet, front 65% of lot depth, allowable height increase 1 for every 5 increase in lot width over 50 up to a maximum height of 35 na A Feet, rear 35% of lot depth (max) na B Side Wall Height (max) na S I T I N G -TH-2.5 -MU , -3x ZON LOT Zone Lot Size (min) 6,000 ft 2 6,000 ft 2 na Zone Lot Width (min) na welling Units per Primary Structure (min/max) 3/10 3/10 na RQUIR BUIL-TO Primary Street (min % within min/max) na na 50% 0 /80 STBAKS Primary Street, block sensitive setback required (see Sec ) yes yes na Primary Street, where block sensitive setback does not apply (min) Side Street (min) F Side Interior (min) Side Interior, adjacent to Protected istrict (min) na na 10 G Rear, alley/no alley (min) 12 /20 12 /20 0 /0 Rear, adjacent to Protected istrict, alley/no alley (min) na na 0 /10 PARKING Surface Parking Setback See Sec See Sec na Surface Parking between building and Primary Street/Side Street Not Allowed/Allowelowed Not Allowed/Al- Allowed/Allowed Vehicle Access From alley; or Street access allowed when no alley present (See Sec ) ASSORY STRUTURS H etached Accessory Structures Allowed see Sec S I G N L M N T S -TH-2 -MU , -3x BUILING ONFIGURATION Upper Story Stepback, for Flat Roof, Above 25, Primary Street, Side Street and Side Interior na I Upper Story Setback Above 27, adjacent to Protected istrict: Rear, alley/rear, no alley and Side, interior (min) na na 15 /25 J Primary Street- Facing Attached Garage oor Width (max per unit) GROUN STORY ATIVATION Transparency, Primary Street (min) na na 30% Transparency, Side Street (min) na na 25% K Pedestrian Access ach unit shall have a street-facing ntrance Amendment:

26 F. Garden ourt Not to Scale. Illustrative Only. A B B A ALLY F F H I I I G G J K I 4-26

27 GARN OURT H I G H T -TH-2.5 -MU-2.5 A Stories (max) A Feet, front 65% of lot depth (max) for every 5 increase in lot width over 50 Feet, front 65% of lot depth, allowable height increase up to a maximum height of 35 A Feet, rear 35% of lot depth (max) B Side Wall Plate Height (max) S I T I N G -TH-2.5 -MU-2.5 ZON LOT Zone Lot Size (min) 6,000 ft 2 6,000 ft 2 Zone Lot Width (min) welling Units per Primary Structure (min/max) 3/10 3/10 STBAKS Primary Street, block sensitive setback required (see Sec ) yes yes Primary Street, where block sensitive setback does not apply (min) Side Street (min) 5 5 Side Interior (min) 5 5 F Rear, alley/no alley (min) 12 /20 12 /20 PARKING G Surface Parking Setback See Sec See Sec Surface Parking between building and Primary Street/ Side Street Not Allowed/Allowed Surface Parking Screening See Article 10, ivision 10.5 Vehicle Access ASSORY STRUTURS From alley; or Street access allowed when no alley present (See Sec ) H etached Accessory Structures Allowed See Sec S I G N L M N T S -TH-2.5 -MU-2.5 BUILING ONFIGURATION Upper Story Stepback, for Flat Roof, Above 25 : Primary Street and Side, Interior (min) I Street-Facing Garden ourt Width, (min) J Street-Facing Garden ourt epth (min) Garden ourt esign Standards See Sec GROUN STORY ATIVATION K Pedestrian Access ach dwelling unit shall have a ground story ntrance. At least two ntrances shall be facing Primary Street and all others shall face the interior courtyard. 4-27

28 G. Row House Not to Scale. Illustrative Only. A ALLY H G H G H G F F F K B B B J I M PROTT ISTRIT PROPRTY LIN M K L 4-28

29 ROW HOUS -MX-2 -MX-2A -MX-3 -MS-2 H I G H T -MX-2x -MX-3A -RX-5 -MS-2x -MS-3 -MS-5 A Stories (max) A Feet (min/max) na/35 na/45 na/70 na/35 na/45 24 /70 B -MX-2 -MX-2A -MX-3 -MS-2 S I T I N G -MX-2x -MX-3A -RX-5 -MS-2x -MS-3 -MS-5 ZON LOT Use Restrictions na na RQUIR BUIL-TO Primary Street (min % within min/max) Side Street (min % within min/max) STBAKS Second Story and Above: Residential Only 70% 0 /15 70% 0 /15 70% 0 /15 75% 0 /5 na na na 25% 0 /5 Ground Story within required build-to portion must have at least one primary use, other than parking of vehicles If Residential Only: 75% 0 /10 If Residential Only: 25% 0 /10 Primary Street (min) Side Street (min) F Side Interior (min) Side Interior, adjacent to Protected istrict (min) -MX-2x: 5 -MS2x: G Rear (min) Rear, adjacent to Protected istrict, alley/no alley (min) 0 /10 0 /10 0 /10 0 /10 0 /10 0 /10 PARKING Surface Parking between building and Primary Street/Side Street Not Allowed/Allowed MS: Not Allowed/Not Allowed Screening See Article 10 Vehicle Access From alley; or Street access allowed when no alley present (See Sec ) ASSORY STRUTURS H etached Accessory Structures Allowed See Sec I J -MX-2 -MX-2A -MX-3 -MS-2 S I G N L M N T S -MX-2x -MX-3A -RX-5 -MS-2x -MS-3 -MS-5 BUILING ONFIGURATION Upper Story Setback Above 27, adjacent to Protected istrict: Rear, alley/rear, no alley and Side, interior (min) na 15 /25 20 /25 na 15 /25 20 /25 Upper Story Setback Above 51, adjacent to Protected istrict: Rear, alley/rear, no alley and Side, interior (min) na na 35 /40 na na 35 /40 GROUN STORY ATIVATION K Transparency, Primary Street (min) 40% 40% 40% 60% If Residential Only: 40% L Transparency, Side Street (min) 25% 25% 25% 25% M Pedestrian Access ach unit shall have a street-facing ntrance 4-29

30 H. ourtyard Apartment Not to Scale. Illustrative Only. A ALLY F F B B J I H M PROTT ISTRIT PROPRTY LIN G K L 4-30

31 OURTYAR APARTMNT -MX-2 -MX-2A -MX-3 H I G H T --3, -3x -MX-2x -MX-3A -RX-5 A Stories (max) A Feet (max) MX-2 -MX-2A S I T I N G --3, -3x -MX-2x -MX-3 -RX-5 RQUIR BUIL-TO B Primary Street (min % within min/max)* 50% 0 /80 70% 0 /15 70% 0 /15 70% 0 /15 STBAKS Primary Street (min) Side Street (min) Side Interior (min) Side Interior, adjacent to Protected istrict (min) 10 -MX-2x: F Rear (min) Rear, adjacent to Protected istrict, alley/no alley (min) 0 /10 0 /10 0 /10 0 /10 PARKING Surface Parking between building and Primary Street/Side Street Allowed/Allowed Not Allowed/Allowed Surface Parking Screening See Article 10, ivision 10.5 Vehicle Access Access etermined at Site evelopment Plan -MX-2 -MX-2A -MX-3 S I G N L M N T S --3, -3x -MX-2x -MX-3A -RX-5 BUILING ONFIGURATION G Street-Facing ourtyard Width (min)* H Street-Facing ourtyard epth (min) ourtyard esign Standards See Sec I Upper Story Setback Above 27, adjacent to Protected istrict: Rear, alley/ Rear, no alley and Side interior (min) 15 /25 na 15 /25 20 /25 J Upper Story Setback Above 51, adjacent to Protected istrict: Rear, alley/ Rear, no alley and Side interior (min) na na na 35 /40 GROUN STORY ATIVATION K Transparency, Primary Street (min) 30% 30% 30% 30% L Transparency, Side Street (min) 25% 25% 25% 25% M Pedestrian Access, Primary Street Pedestrian onnection ntrance ntrance ntrance *ourtyard Width counts toward the required Build-To Amendment:

32 I. Apartment (1 of 2) Not to Scale. Illustrative Only. A ALLY F F B B I G H 4-32

33 APARTMNT (1 OF 2) H I G H T -MU-2.5 A Stories (max) 2 A Feet, front 65% of lot depth (max) 30 Feet, front 65% of lot depth, allowable height increase 1 for every 5 increase in lot width over 50 up to a maximum height of 35 Feet, rear 35% of lot depth (max) 19 Side Wall Plate Height (max) 25 S I T I N G -MU-2.5 ZON LOT Zone Lot Size (min) 6,000 ft 2 Zone Lot Size (min) 50 STBAKS B Primary Street, block sensitive setback required (see Sec ) yes B Primary Street, where block sensitive setback does not apply (min) 20 Side Street (min) 5 Side Interior (min) 5 Rear, alley/no alley (min) 12 /20 PARKING F Surface Parking Setback (min) See Sec Surface Parking between building and Primary Street/Side Street Not Allowed/Allowed Surface Parking Screening See Article 10, ivision 10.5 Vehicle Access Access determined at Site evelopment Plan S I G N L M N T S BUILING ONFIGURATION Street facing garage door width per Primary Structure (max) GROUN STORY ATIVATION -MU-2.5 G Transparency, Primary Street (min) 30% H Transparency, Side Street (min) 25% I Pedestrian Access, Primary Street ntrance

34 J. Apartment (2 of 2) Not to Scale. Illustrative Only. A ALLY F F F B B B H ALLY G PROTT ISTRIT PROPRTY LIN K I J 4-34

35 APARTMNT (2 OF 2) -MX-2 -MX-2A -MX-3 H I G H T --3, -3x -MX-2x -MX-3A -RX-5 A Stories (max) A Feet (max) MX-2 -MX-2A -MX-3 S I T I N G --3, -3x -MX-2x -MX-3A -RX-5 ZON LOT Use Restrictions Residential Only RQUIR BUIL-TO B Primary Street (min % within min/max) 50% 0 /80 70% 0 /15 70% 0 /15 70% 0 /15 STBAKS Primary Street (min) Side Street (min) Side Interior (min) Side Interior, adjacent to Protected istrict (min) 10 -MX-2x: F Rear (min) Rear, adjacent to Protected istrict, alley/no alley (min) 0 /10 0 /10 0 /10 0 /10 PARKING Surface Parking between building and Primary Street/Side Street Allowed/Allowed Not Allowed/Allowed Surface Parking Screening See Article 10, Section Vehicle Access Access determined at Site evelopment Plan -MX-2 -MX-2A -MX-3 S I G N L M N T S --3, -3x -MX-2x -MX-3A -RX-5 BUILING ONFIGURATION G Upper Story Setback Above 27, adjacent to Protected istrict: Rear, alley/ Rear, no alley and Side Interior (min) 15 /25 na 15 /25 20 /25 H Upper Story Setback Above 51, adjacent to Protected istrict: Rear, alley/ Rear, no alley and Side Interior (min) na na na 35 /40 GROUN STORY ATIVATION I Transparency, Primary Street (min) 30% 30% 30% 30% J Transparency, Side Street (min) 25% 25% 25% 25% K Pedestrian Access, Primary Street Pedestrian onnection ntrance ntrance ntrance Amendment:

36 K. rive Thru Services Not to Scale. Illustrative Only. A G G F F B J K I H J L K I OPTION - A OPTION - B 4-36

37 RIV THRU SRVIS -MX-2-2A -MX-3, 3A H I G H T --3, -3x -MS-2 -MS-3, -5 A Stories (max) A Feet (max) MX-2-2A, -3, -3A -MS-2, -3, -5 -MX-2, -3 -MX-2A, 3A S I T I N G --3, -3x Option A Option B ZON LOT Automobile Services, Light and/or Primary Use with Accessory rive Thru Use, Use Restrictions excluding ating/rinking stablishments Additionally, in -MX-2A, 3A Option B is limited to Gasoline Service Station Use Only RQUIR BUIL-TO B Primary Street (min % within min/max)* na 50% 0 /15 na Side Street (min % within min/max)* na 50% 0 /15 na STBAKS Primary Street (min) Side Street (min) F Side Interior (min) Side Interior, adjacent to Protected istrict (min) G Rear (min) Rear, adjacent to Protected istrict, alley/no alley (min) 0 /10 0 /10 0 /10 PARKING Surface Parking between building and Primary Street/Side Street Allowed/Allowed Not Allowed/Not Allowed Allowed/Allowed S I G N L M N T S BUILING ONFIGURATION --3, -3x H *anopy na I Screening Required See Article 10 Upper Story Setback Above 27, adjacent to Protected istrict: Rear, alley/ Rear, no alley and Side interior (min) GROUN STORY ATIVATION -MX-2-2A, -3, -3A -MX-2, -3 -MS-2, -3, -5 -MX-2A, 3A Option A Option B Building shall be used to meet a portion of the Primary and Side Street Build-To. anopy may be na used to meet a portion of the Primary and Side Street Build-To. Garden Wall required within 0 /15 for 100% of the zone lot s Primary and Side Street frontages, excluding access points and portions of building within 0 /15, following the standards of Article 10, Section /25 15 /25 15 /25 J Transparency, Primary Street (min) 40% 40% -MS: 60% 40% K Transparency, Side Street (min) 25% 25% 25% L Pedestrian Access, Primary Street Pedestrian onnection ntrance Pedestrian onnection Amendment:

38 L. rive Thru Restaurant (1 of 2) Not to Scale. Illustrative Only. A G F B H J I 4-38

39 RIV THRU RSTAURANT (1 OF 2) -MX-2, -2A -MX-3, -3A H I G H T -MS-2 --3, -3x, -MS-3, -5 A Stories (max) 2 3 A Feet (max) S I T I N G ZON LOT Use Restrictions RQUIR BUIL-TO --3, -3x, -MX-2, -2A, -3, -3A -MS-2, -3, -5 Option A ating/rinking stablishment Primary Use with Accessory rive Thru Use Only B Primary Street (min % within min/max) orner Lots: 50% 0 /10 All other: 75% 0 /5 Side Street (min % within min/max) 50% 0 /10 STBAKS Primary Street (min) 0 Side Street (min) 0 F Side Interior (min) 0 Side Interior, adjacent to Protected istrict (min) 10 Rear (min) G 0 Rear, adjacent to Protected istrict, alley/no alley (min) 0 /10 PARKING Surface Parking between building and Primary Street/Side Street Not Allowed/Not Allowed rive Thru Lane between building and Primary Street/Side Street Not Allowed/Not Allowed -MX-2, -2A, --3, -3x, -MX-3, -3A S I G N L M N T S -MS-2 -MS-3, -5 BUILING ONFIGURATION Upper Story Setback Above 27, adjacent to Protected istrict: Rear, alley/ Rear, no alley na 15 /25 and Side interior (min) GROUN STORY ATIVATION H Transparency, Primary Street (min) 40% 40% -MS: 60% -MS: 60% I Transparency, Side Street (min) 25% 25% J Pedestrian Access, Primary Street ntrance ntrance Amendment:

40 M. rive Thru Restaurant (2 of 2) Not to Scale. Illustrative Only. A G F H B I K J L 4-40

41 RIV THRU RSTAURANT (2 OF 2) -MX-2, -2A, -MX-3, -3A H I G H T --3, -3x -MS-2 -MS-3, -5 A Stories (max) A Feet (max) B S I T I N G --3, -3x ZON LOT Use Restrictions RQUIR BUIL-TO -MX-2-2A, -3, -3A -MS-2-3, -5 Option B ating/rinking stablishment Primary Use with Accessory rive Thru Use Only Primary Street (min % within min/max) 50% 0 /80 50% 0 /35 Side Street (min % within min/max) na 50% 0 /18 STBAKS Primary Street (min) 0 0 Side Street (min) 0 0 F Side Interior (min) 0 0 Side Interior, adjacent to Protected istrict (min) Rear (min) G 0 0 Rear, adjacent to Protected istrict, alley/no alley (min) 0 /10 0 /10 PARKING Surface Parking between building and Primary Street/Side Street Allowed/Allowed Not Allowed/Not Allowed rive Thru Lane between building and Primary Street/Side Street Allowed/Allowed Allowed/Allowed H rive Thru Lane Width (max) na 12 I rive Thru Screening na Garden Wall, following the standards of Article 10, Section MX-2, -2A, -MX-3, -3A S I G N L M N T S --3, -3x -MS-2 -MS-3, -5 BUILING ONFIGURATION Upper Story Setback Above 27, adjacent to Protected istrict: Rear, alley/ Rear, no alley 15 /25 na 15 /25 and Side interior (min) GROUN STORY ATIVATION J Transparency, Primary Street (min) 40% 40% 40% -MS: 60% -MS: 60% K Transparency, Side Street (min) 25% 25% 25% L Pedestrian Access, Primary Street Pedestrian onnection ntrance and Pedestrian onnection Amendment:

42 N. General (1 of 2) Not to Scale. Illustrative Only. A F F F F B B G PROTT ISTRIT PROPRTY LIN J H I 4-42

43 GNRAL (1 OF 2) H I G H T --3, -3x A Stories (max) 3 A Feet (max) , -3x --3, -3x S I T I N G Option A Option B RSTRITION na Allowed only if Ground Story is greater than 20,000 square feet RQUIR BUIL-TO B Primary Street (min % within min/max) 50% 0 /80 na STBAKS Primary Street (min) 0 0 Side Street (min) 0 0 Side Interior (min) 0 0 Side Interior, adjacent to Protected istrict (min) F Rear (min) 0 0 Rear, adjacent to Protected istrict, alley/no alley 0 /10 0 /10 (min) PARKING Surface Parking between building and Primary Allowed/Allowed Street/Side Street Surface Parking Screening See Article 10, ivision 10.5 Vehicle Access Access determined at Site evelopment Plan --3, -3x --3, -3x S I G N L M N T S Option A Option B BUILING ONFIGURATION G Upper Story Setback Above 27, adjacent to Protected 15 /25 15 /25 istrict: Rear, alley/ Rear, no alley and Side interior (min) GROUN STORY ATIVATION H Transparency, Primary Street (min) 40% 40%* I Transparency, Side Street (min) 25% 25%* J Pedestrian Access, Primary Street Pedestrian onnection *Applies only to street-facing portions of building facade located within 80 of the Primary and/or Side Street Amendment: