Downtown Form-Based Code

September 19, 2016

 

Part 4. Building Envelope Standards

DFD 401. Intent

  1. A.
    The goal of the Building envelope standards (BES) is the creation of a vital and coherent public realm through the creation of good Street-Space. The intent of these form standards is to shape the Street-Space —the specific physical and functional character—of the Downtown Form District. The form and function controls on building frontages work together to frame the Street-Space while allowing the buildings greater latitude behind their Facades. The Building envelope standards aim for the minimum level of control necessary to meet this goal.
  2. B.
    The BES set the basic parameters governing building construction, including the building envelope (in three dimensions) and certain required or permitted functional elements, such as Fenestration (windows and doors), stoops, Balconies, Front Porches, and Street Walls .
  3. C.
    The BES establishes the rules for development and redevelopment on private lots, unless otherwise indicated on the Regulating Plan.
  4. D.
    The Regulating Plan identifies the Building Envelope Standard for all private building sites within the Downtown Form District.

Effective on: 1/1/1901

DFD 402. General Provisions

The following apply to all BES, unless expressly stated otherwise within an individual BES or otherwise designated on the Regulating Plan.

  1. A.
    Transitions
    1. 1.
      When the BES designation shown on the Regulating Plan changes along a property’s Required Building Line (RBL), that property owner has the option, for his property’s Street Frontage only, of applying either BES for a maximum additional distance of 50 feet, in either direction along that RBL.
    2. 2.
      Existing structures located on a lot with more than one Building Envelope Standard across the Required Building Line may use the Building Function for either Building Envelope Standard designated on the Regulating Plan for the existing structure only.
  2. B.
    Façade Composition
    1. 1.
      For each Block Face, Facades along the RBL shall present A Complete and Discrete Vertical Façade Composition (i.e. architectural Facade articulation to maintain and protect human-scale for the Street-Space) at an average Street Frontage length of no greater than 60 feet for General Storefront frontage sites; 75 feet for General Urban and Townhouse/Small Apartment, Workshop, and Detached frontages.
    2. 2.
      Each Facade composition shall include a functioning street entry door. Individual infill projects on lots with Street Frontage of less than 100 feet on a Block Face are exempted from the overall Facade composition requirement for that Block Face, but shall still include a functioning street entry. This requirement may be satisfied for large footprint uses, such as large groceries and department stores, through the use of liner shops.
    3. 3.
      “Facade composition” is the arrangement and proportion of Facade materials and elements (windows, doors, columns, pilasters, bays). “Complete and Discrete” is much like a new Facade for a new building. To achieve the Facade Composition requirements above, within a Street Frontage requires, at a minimum, item a. below and two additional items:
      1. a.
        Clearly different Ground Story Facade composition (both framing materials and Fenestration proportions) from one bay to the next.
      2. b.
        Fenestration proportions (minimum difference 20% in height or width or height:width ratio).
      3. c.
        Facade composition (clearly different ‘bay’ rhythm, e.g. ‘ABA’ – ‘ABBA’ – ‘BAAB’ – ‘ABCBA’).
      4. d.
        Wall Material (wall material change – color changes insufficient).
      5. e.
        Change in Fenestration percentage (minimum difference 12%; ground floor Facade are not included).
DFD 402.B.3.b
Illustrative intent		 DFD 402.B.3.c
Illustrative Intent

 

illustration of facade composition

 
 illustration of facade composition
  1. C.
    Building Size
    The maximum footprint for a building is 25,000 gross square feet; beyond that limit a deviation is required (see Part 2. Administration, Application Process & Appeals). This shall not limit parking structures built according to this Code.
  2. D.
    Neighborhood Manners
    For any BES frontage except Detached, the following rules apply:
    1. 1.
      Where a site is adjacent to a single-family detached residential lot outside the DFD Boundary, within 150 feet of the common lot line residential structures shall have a maximum height of 35 feet and there shall be a 25 foot rear yard and a 7 foot side yard setback. This requirement supersedes the minimum Story height requirement.  Accessory structures may be allowed pursuant to the setbacks and performance standards outlined in Section 18.180 and 18.390 of the Unified Development Ordinance.
    2. 2.
      Where a site shares a property line with a single-family residential property outside the DFD Boundary, a Garden Wall/ Street Wall, 4 to 6 feet in height, shall be constructed within 1 foot of the Common Lot Line or Alley.
  1. E.
    Height
    1. 1.
      The height of all buildings is measured in Stories, with an ultimate limit in feet, measured from the top of the wall plate to the fronting sidewalk elevation, unless otherwise designated herein.
    2. 2.
      An Attic Story is not included in the height measurement.
    3. 3.
      If an individual story exceeds the maximum floor-to-floor height, it shall be counted against another Story, and no individual building height may exceed the BES prescribed ultimate height. See Dormers and English Basement for additional standards.
    4. 4.
      Any portion of a parking structure within 30 feet of a building constructed per this Code and after approval of the Regulating Plan shall not exceed that building’s primary ridge or Parapet Height.
    5. 5.
      Mezzanines that have a floor area greater than 1/3rd of the floor area of the Story in which they are located shall count as an additional full Story in the Story height measurement. Mezzanines shall be set back from the RBL at least 20 feet and may be in the form of a platform, podium, or wide balcony. Its uses shall be limited to a continuation of the ground story uses.
    6. 6.
      The prescribed minimum Story clear-height shall be met by at least 80% of the specified Story area.
    7. 7.
      The Ground Story finished floor elevation requirements shall be measured within 30 feet of the/any RBL (see Section 403. Ground Story Height: Commerce Uses.1).
  2. F.
    Siting
    1. 1.
      The building Facade shall be built-to the RBL within 30 feet of a Block Corner, unless otherwise specified in the BES.
    2. 2.
      A Street Wall shall be required along any RBL frontage that is not otherwise occupied by a building. The Street Wall shall be located not more than 12 inches behind the RBL.
    3. 3.
      The RBL, designated on Regulating Plan as an absolute line, incorporates an offset area (or depth) of 24 inches beyond that line (into the Buildable Area) allowing for jogs, Facade articulation, etc. unless otherwise designated herein. Therefore, where the Facade is placed within that 24 inch zone, it is considered to be “built-to” the RBL. See Shopfront for additional allowances.
    4. 4.
      Buildings may only occupy that portion of the lot specified as the Buildable Area—the area behind the RBL as designated by the BES.
    5. 5.
      No part of any building may be located outside of the Buildable Area except overhanging eaves, awnings, Storefronts, Bay Windows, Stoops, steps, handicapped ramps approved by the Director, or Balconies.
    6. 6.
      No part of any building may be located outside of any designated Lot Building Limit except steps, overhanging eaves, or awnings.
    7. 7.
      There is no required setback from Alleys (or Common Drives) except as otherwise indicated on the BES. On lots without Alley access, there shall be a minimum 25 foot setback from the rear lot line.
    8. 8.
      There are no side lot setbacks, except as specified in Section 402.D. Neighborhood Manners or in the BES.
    9. 9.
      The Parking Setback Line is generally 30 feet behind the RBL and extends, vertically from the first floor level, as a plane unless otherwise indicated on the Regulating Plan or in the BES. Vehicle parking shall be located behind the Parking Setback Line, except where parking is provided below grade, on-street, or otherwise indicated on the Regulating Plan
    10. 10.
      Corner Lots and through lots shall satisfy the build-to requirements for their full/all Street Frontages (RBL), unless otherwise specified in this Code.
  3. G.
    Garage and Parking
    Driveways shall be located at least 125 feet away from any Block Corner or another garage entry on the same Block Face. This distance shall be increased to 175 feet on Metcalf Avenue and 75th Street. No driveway shall be located within the Functional Area Of An Intersection. These requirements are not applicable along Alleys or Common Drives.
  4. H.
    Elements
    1. 1.
      Fenestration is measured as a percentage of the Facade between floor levels. Fenestration shall be distributed such that no 30 foot section of a Facade violates the BES percentage parameters.
    2. 2.
      No window may face or direct views toward a Common Lot Line within 20 feet unless:
      1. a.
        That view is contained within the lot (e.g. by a Privacy Fence or Garden Wall), or
      2. b.
        The sill is at least 6 feet above its finished floor level.
    3. 3.
      Balconies and Stoops shall not project within 5 feet of a Common Lot Line.
      1. a.
        Balconies, where specified in the Building Envelope Standards, must be enclosed by balustrades (railings) and shall not be otherwise enclosed, above a height of 42 inches, except with insect screening and/or columns/posts supporting a roof or connecting with another balcony above.
    4. 4.
      No part of any building except overhanging eaves, awnings, Balconies, Bay Windows, Stoops, and Shopfronts as specified by the code may project beyond the RBL. Additionally, steps are permitted within the Dooryard area.
    5. 5.
      At least one functioning entry door shall be provided along each Ground Story Facade at intervals not greater than 75 feet.
    6. 6.
      Privacy Fences may be constructed along that portion of a Common Lot Line and or Alley (or Common Drive) not otherwise occupied by a building.
    7. 7.
      On the RBL/facade side of the roof-pitch attic stories may have windows only via dormers and windows in gable-ends (block interior elevations are not so restricted).
    8. 8.
      Bay Windows shall have a minimum interior clear width at the main wall of four feet. Bay Windows shall not project more than 42 inches beyond the required building line; and walls and windows shall be between 90 degrees (perpendicular) and 0 degrees (parallel) relative to the primary building wall from which they project.
    9. 9.
      Covered Sidewalks shall have a minimum clear height of 13 feet (signage or lighting may encroach) and a minimum clear width (from Façade or Required Building Line) to inside column face of 10 feet. The area within a Covered Sidewalk shall include a Clear Walkway.
  5. I.
    Civic Use Buildings
    When designated on the Regulating Plan, Civic Use Buildings are exempt from the BES and Architectural Standards, excepting any provisions that concern adjacent single-family detached districts.
  6. J.
    General Storefront Frontages
    Where designated on the Regulating Plan, these frontages shall use the General Urban Frontage BES, excepting that their Ground Story configuration shall be for Commerce - that of a Shopfront. (See DFD 606.D.3 Shopfront Windows for specific architectural requirements.) Some use differences may also apply (See Section DFD 801 Building Functions. General Provisions for specific requirements)
    .

Effective on: 1/1/1901

DFD 403. General Urban Frontage

 

This is the basic urban street frontage, once common across the United States.  The uses range from commercial to residential, retail to municipal- and combinations of all of the above.  The primary form is that of a multi-story building placed directly at the sidewalk with windows across the facade.  There could be several buildings lined up shoulder to shoulder, filling out a block, or on smaller blocks, a single building might fill the block face.

 

ILLUSTRATIONS AND INTENT

Note: These are provided as illustrations of intent.  The depictions under Illustrations and Intent are advisory only and do not have the power of law.  Refer to the following standards for the specific prescriptions and restrictions of the Building Envelope Standard.

 

DFD 403

Illustrations and Intent

 

photo of General Urban street frontage with commercial businesses

 

 photo of General Urban street frontage with mixed-use businesses

 

photo of front entrance with overhang on a General Urban street

 

photo of a treed lined street on a General Urban street

 

DFD 403

Standards

 

diagram drawing of General Urban Frontage standards

HEIGHT

 

Building Height

The building shall be at least 2 Stories in height, but no greater than 5 Stories and 79 feet in height, unless otherwise designated on the Regulating Plan.

 

Ground Story Height: Commerce Uses

  1. 1.
    The average Ground Story finished floor elevation within 30 feet of the RBL shall be
    1. a.
      not lower than the fronting exterior sidewalk elevation
    2. b.
      not higher than an average finished floor elevation of 18 inches above the sidewalk.
  2. 2.
    See Commerce Frontage Special Conditions box below Use.
  3. 3.
    The Ground Story shall have at least 15 feet of clear interior height (floor to ceiling) contiguous to the RBL frontage for a minimum depth of 20 feet.
  4. 4.
    The maximum Ground Story height is 22 feet, measured from the sidewalk to the second Story floor.

Ground Story Height: Residential Units

  1. 1.
    The average finished floor elevation shall be no less than 18 inches above the exterior sidewalk elevation at the RBL.
  2. 2.
    The Ground Story shall have an interior clear height (floor to ceiling) of at least 9 feet and a maximum sidewalk to second Story floor height of 22 feet.

Upper Story Height

  1. 1.
    The maximum clear height (floor to ceiling) for Stories other than the Ground Story is 12 feet.
  2. 2.
    At least 80% of each upper Story shall have an interior clear height (floor to ceiling) of at least 9 feet.

Street Wall Height

A Street Wall not less than 3 feet in height or greater than 8 feet in height shall be required along any RBL frontage that is not otherwise occupied by a building on the lot.

SITING

 

Façade

  1. 1.
    On each lot the building Facade shall be built-to the Required Building Line for at least 75% of the RBL length.
  2. 2.
    Within 8 feet of the Block Corner, the Ground Story Facade may be pulled away to form a corner entry.

Buildable Area

A contiguous Private Open Area equal to at least 15% of the total Buildable Area shall be preserved on every lot. Up to 33% of the required open area may be satisfied through the Balconies of individual units. Such contiguous Private Open Area maybe located anywhere behind the Parking Setback line and not including any side or rear setbacks, at or above grade.

 

Garage and Parking

Openings in any RBL for parking garage entries shall have a maximum clear height no greater than 16 feet and a clear width no greater than 24 feet.

 

DFD 403

Standards
diagram drawing of General Urban Frontage standards

ELEMENTS

 

Fenestration

  1. 1.
    Blank lengths of wall exceeding 20 linear feet are prohibited on all Required Building Lines (RBL).
  2. 2.
    Ground Story Fenestration shall comprise between 33% and 70% of the Facade. Where designated as General Storefront the Ground Story Fenestration shall comprise between 50% and 90% of the facade.
  3. 3.
    Upper Story Fenestration shall comprise between 20% and 70% of the Facade area per Story.
  4. 4.
    Retail uses shall use Shopfront Fenestration standards.

Building Projections

  1. 1.
    Awnings shall project:
    1. a.
      a minimum of 5 feet from the Facade
    2. b.
      a minimum of 4 feet back from any Street Tree or streetlight center-line alignment.
  2. 2.
    Awnings that project over the sidewalk portion of a street-space shall maintain a clear height of at least 10 feet.
  3. 3.
    Awnings may have supporting posts at their outer edge provided that they:
    1. a.
      Have a minimum of 8 feet clear width between the Facade and the support posts or columns of the awnings, and
    2. b.
      Have between 18 and 24 inches between the support posts or columns of the awnings and the back of curb, and
    3. c.
      Provide a continuous walking path at least 5 feet wide running adjacent and parallel to the awning columns/ posts.

Street Walls

One access gate no wider than 22 feet and one pedestrian entry gate no wider than 5 feet shall be permitted within any required Street wall.

USE

 

Ground Story

The Ground Story may only house Commerce or Residential uses. See height specifications above for specific requirements unique to each use.

 

Upper Stories

  1. 1.
    The upper Stories may only house Residential or Commerce uses.
  2. 2.
    Refer to DFD 804.F. Restaurant/Bar, Retail Sales for specific standards related to restaurant or retail sales uses in upper stories.
  3. 3.
    No Commerce use is permitted above a Residential use.
  4. 4.
    Additional habitable space is permitted within the roof where the roof is configured as an Attic Story.

Commerce Frontage Special Conditions
General Storefront Frontages

Where designated on the Regulating Plan as General Storefront these frontages shall use this General Urban BES standard, excepting that the Ground Story configuration shall be for commerce - that of a Shopfront. (See  DFD 606.D.3 Shopfront Windows for specific requirements.)

 

Steep Slope Exceptions: Subject to the Director’s approval, for approved grocery operations, where the average slope across a Street Frontage for a given Block face is greater than or equal to 5%, the Ground Story finished floor elevation requirement may be measured across a frontage width increment of 120 feet to a maximum 27 inches (average) above the fronting sidewalk.

Effective on: 1/1/1901

DFD 404. Townhouse/Small Apartment Frontage

The townhouse/small apartment building envelope standards is of moderate intensity, often created by a series of smaller attached structures, single-family residential, stacked flats, service commercial, or live-work arrangements.  This standard has regular street-space entrances, as frequently as 18 feet.  The character and intensity of this frontage varies with the siting/location of the required building line-the buildings may be placed up to the sidewalk with stoops (at the RBL), or further back with front porches and/or small dooryard gardens (at the RBL2). Similarly, the tree lawns may be found uncovered and continuous or partially covered in the street-space, depending on the street intensity.

 

Similar to the scale of the townhouse and row house, a small apartment can also be used to transition the urban form and intensity to abutting single-family neighborhoods.

 

ILLUSTRATIONS AND INTENT

Note: These are provided as illustrations of intent. The depictions under Illustrations and Intent are advisory only and do not have the power of law. Refer to the following standards for the specific prescriptions and restrictions of the Building Envelope Standard.

 

DFD 404

Illustrations and Intent

 

photo of Apartment frontage

 

 photo of Apartment frontage

 

photo of Apartment building frontage

 

photo of Apartment frontage

DFD 404

Standards

 

diagram drawing of Townhouse/Small Apartment Frontage standards

HEIGHT

 

Building Height

  1. 1.
    Each building shall be at least 2 Stories in height, but no greater than 4 Stories and 58 feet in height.
  2. 2.
    A SIDE WING or ancillary structure shall be no higher than 18 feet in height.

Ground Story Height

  1. 1.
    The average finished floor elevation shall be no less than 18 inches and no more than 8 feet above the exterior sidewalk elevation at the Required Building Line (RBL).
  2. 2.
    At least 80% of the Ground Story shall have an interior clear height (floor to ceiling) of at least 9 feet.
  3. 3.
    The maximum Ground Story floor to ceiling height is 12 feet.

Upper Story Height

  1. 1.
    The maximum clear height (floor to ceiling) for Stories other than the Ground Story is 12 feet.
  2. 2.
    At least 80% of each upper story shall have an interior clear height (floor to ceiling) of at least 9 feet.

Street Wall Height

A Street Wall not less than 3 feet in height or greater than 8 feet in height shall be required along any RBL frontage that is not otherwise occupied by a building on the lot.

SITING

 

Façade

  1. 1.
    Townhouse/Small Apartment frontages have both the given RBL and a second “RBL2”. This is offset ten (10) feet from the given RBL into the lot.
  2. 2.
    On each lot the building Facade shall be built-to either the:
    1. a.
      RBL for at least 65% of its length.
    2. b.
      RBL2 for at least 65% of its length with a Front Porch of at least that same width (65% of the RBL2).
    3. c.
      the RBL2 for at least 65% of its length.
  3. 3.
    Option 2.c is not available within 20 feet of a Block Corner.
  4. 4.
    Shifts between RBL and RBL2 alignments shall be limited to 1 change per 75 feet of Block Face.

Buildable Area

The Buildable Area is as defined in the diagram above. A contiguous Private Open Area equal to at least 15% of the total Buildable Area shall be preserved on every lot. Up to 33% of the required open area may be satisfied through the balconies of individual units. This area may be located anywhere behind the Parking Setback line and not including any side or rear setback areas, at grade.

 

Garage and Parking

  1. 1.
    Garage doors/entries are not permitted on any front-facing RBL/ Facade but may be allowed on RBL/Facade along the side yard of a corner lot.
  2. 2.
    At-grade parking may be forward of the Parking Setback Line only when it is within a garage on a Corner Lot and the parking areas frontage width is less than 25 feet.

Frontage Widths

  1. 1.
    The minimum lot width is 18 feet.
  2. 2.
    Although there are no individual side lot setbacks, no building/ set of townhouses may exceed 120 feet of continuous attached Street Frontage. A gap of 10 feet to 20 feet is required between each such attached structure.

DFD 404

Standards
diagram drawing of Townhouse/Small Apartment Frontage standards

ELEMENTS

 

Fenestration

  1. 1.
    Blank lengths of wall exceeding 15 linear feet are prohibited on all Required Building Lines (RBL).
  2. 2.
    Fenestration shall comprise between 20% and 70% of the

    Facade.

  3. 3.
    No window may face or direct views toward a Common Lot Line within 20 feet unless:
    1. a.
      that view is contained within the lot (e.g. by a Privacy Fence/Garden wall) or,
    2. b.
      the sill is at least 6 feet above the finished floor level.

Building Projections

  1. 1.
    Each lot/Ground Story unit shall include:
    1. a.
      a Stoop of not more than 5 feet deep and 6 feet wide (not including steps) may be roofed but not enclosed, or
    2. b.
      a Front Porch, between 8 feet and 10 feet deep with a width not less than 1/3rd of the Facade, or as specified in Siting, Facade, 2.
  2. 2.
    No Front Porch may sit forward of the RBL.
  3. 3.
    See Front Porch for additional dimensional requirements.

Doors/Entries

Each RBL/ Facade Ground Story unit shall provide a functioning entry door with direct Street-Space access.

 

Street Walls

One access gate no wider than 18 feet and one pedestrian entry gate no wider than 5 feet shall be permitted within any required Street wall.

USE

 

Ground Story

The Ground Story may only house Residential uses.

 

Upper Stories

  1. 1.
    The upper Stories may only house Residential uses.
  2. 2.
    Additional habitable space is permitted within the roof where the roof is configured as an Attic Story.

Accessory Unit

  1. 1.
    One English Basement Unit or one accessory unit is permitted per lot.
  2. 2.
    Parking and Accessory Unit (maximum 650 square foot footprint) uses are permitted in the Buildable Area at the rear of the lot.

Live-Work Frontage Special Conditions

Where designated on the regulating plan as live-work, or on a corner lot where at least one other corner is designated for Commerce Use, lots designated as Townhome/Small Apartment shall use this BES standard, excepting that they have the option of using the ground story configuration for Commerce - that of a Shop Front. (See DFD 606.D.3. Shop Front Windows for specific requirements.)

 

 

Effective on: 1/1/1901

DFD 405. Detached Frontage

The detached frontage building envelope standard is limited to the traditional single-family house with small front, side and rear yards along a tree-lined street. Structures are 1 to 3 stories in height with pitched roofs and front porches.

 

ILLUSTRATIONS AND INTENT

Note: These are provided as illustrations of intent. The depictions under Illustrations and Intent are advisory only and do not have the power of law. Refer to the following standards for the specific prescriptions and restrictions of the Building Envelope Standard.

 

DFD 405

Illustrations and Intent

 

photo of Detached frontage building

 

 photo of Detached frontage building

 

photo of Detached frontage building

 

photo of Detached frontage building

DFD 405

Standards

 

diagram drawing of Detached frontage standards

HEIGHT

 

Building Height

  1. 1.
    Each building shall be at least 1 Story in height, but no greater than 3 Stories and 43 feet in height.
  2. 2.
    A Sidewing or ancillary structure shall be no higher than 18 feet, measured to its eaves.

 

Ground Story Height

  1. 1.
    The average finished floor elevation shall be no less than 18 inches and no more than 7 feet above the exterior sidewalk elevation at the Required Building Line (RBL).
  2. 2.
    At least 80% of the first Story shall have an interior clear height (floor to ceiling) of at least 9 feet.
  3. 3.
    The maximum Ground Story clear height (floor to ceiling) is 12 feet.

 

Upper Story Height

  1. 1.
    The maximum clear height (floor to ceiling) for Stories other than the first Story is 12 feet.
  2. 2.
    At least 80% of each upper Story shall have an interior clear height (floor to ceiling) of at least 9 feet.

 

Front Yard Fence

A Front Yard fence is allowed within one foot of the Clear Walkway/Dooryard line and any Common Lot Lines back to the house Facade alignment, with a minimum height of 30 inches and a maximum height of 40 inches. See Front Yard Fence in DFD 901. Defined Terms for additional requirements.

SITING

 

Façade

  1. 1.
    On each lot the Facade shall be built parallel to the Required Building Line (RBL) for at least 60% of the building width. The Front Porch shall be built to the RBL.
  2. 2.
    For Corner Lots the minimum 60% build-to shall include the frontage within 20 feet of the Block Corner.

 

Buildable Area

A contiguous Private Open Area equal to at least 25% of the total Buildable Area shall be preserved on every lot. Such contiguous area may be located anywhere behind the Parking Setback Line and not including any side or rear setbacks, at grade.

 

 

Lot Size

  1. 1.
    Each lot has a minimum width at the RBL of 50 feet and a minimum depth of 85 feet.
  2. 2.
    Each lot has a maximum width of 75 feet.

 

Front Yard

The Front yard/Dooryard shall not be paved excepting walkways and driveways. Where double frontage or corner lots exist, any required front yard shall be provided on both streets.

 

Side Lot Setbacks

The minimum side lot setback is 5 feet or as otherwise designated on the Regulating Plan.

 

Garage and Parking

Garage doors shall not be located on the RBL/ Facade.

 

Alleys

There is a 2 foot required setback from alleys.

 

DFD 406

Standards
diagram drawing of Detached frontage standards

ELEMENTS

 

Fenestration

  1. 1.
    Blank lengths of wall exceeding 20 linear feet are prohibited on all Required Building Lines (RBL).
  2. 2.
    Fenestration shall comprise at least 25%, but not more than 70%, of all Facade.
  3. 3.
    No window may face or direct views toward a Common Lot Line within 15 feet unless:
    1. a.
      that view is contained within the lot (e.g. by a Privacy Fence/Garden Wall), or
    2. b.
      the sill is at least 6 feet above the finished floor level.

 

Building Projections

  1. 1.
    Each lot shall include a Front Porch at the RBL, between 8 feet and 10 feet deep with a width not less than 1/3rd of the Facade width.
  2. 2.
    No part of any building except the Front Porch, roof (overhanging eaves) and steps may encroach beyond the RBL into the Dooryard.
  3. 3.
    See Front Porch in DFD 901. Defined Terms for additional dimensional requirements.

 

Doors/Entries

At least one functioning entry door shall be provided along the Ground Story Facade of each building.

 

 

Street Walls and Fences

  1. 1.
    There is no Street Wall requirement.
  2. 2.
    Any Front Yard Fence shall be within one foot of the Clear Walkway/Dooryard line parallel to the RBL, and along Common Lot Lines to a point at least 10 feet back from the RBL.
  3. 3.
    A Privacy Fence may be constructed along a Common Lot Line behind the Parking Setback Line and parallel to the RBL when setback 15 feet and behind the Parking Setback Line.

USE

 

Ground Story

The Ground Story and any accessory unit may only house Residential uses.

 

 

Upper Stories

  1. 1.
    The upper Stories may only house Residential uses.
  2. 2.
    Additional habitable space is permitted within the roof where the roof is configured as an Attic Story.

 

Accessory Uses

Parking and Accessory Unit (maximum 650 square feet) uses are permitted in the Buildable Area at the rear of the lot.

Effective on: 1/1/1901

DFD 406. Workshop Frontage

The Workshop form standard accommodates small scale manufacturing and repair—including artisans—within the City. These structures are of limited height and are built to the fronting sidewalk. Exterior work areas are confined to work courts and/or at the center of the block.

 

ILLUSTRATIONS AND INTENT

Note: These are provided as illustrations of intent. The depictions under Illustrations and Intent are advisory only and do not have the power of law. Refer to the following standards for the specific prescriptions and restrictions of the Building Envelope Standard.

DFD 406

Illustrations and Intent

 

photo of workshop frontage building

 
photo of workshop frontage building

 

photo of workshop frontage building

 

photo of workshop frontage building

 

DFD 406

Standards
diagram drawing of Workshop Frontage Standards

HEIGHT

 

Building Height

The building shall be at least 20 feet to the eaves or parapet in height, but no greater than 4 Stories and 60 feet in height.

 

Ground Story Height 

  1. 1.
    The average Ground Story finished floor elevation shall be between zero (equal) and a maximum 24 inches above the exterior sidewalk elevation in front of the building (excepting as may be required for flood or storm-water requirements).
  2. 2.
    The Ground Story shall have at least 12 feet of clear interior height (floor to ceiling) contiguous to the Required Building Line (RBL) frontage for a minimum depth of at least 25 feet.
  3. 3.
    The maximum Story height for the Ground Story is 22 feet.

Upper Story Height

  1. 1.
    Upper Stories shall have an interior clear height (floor to ceiling) maximum height of 12 feet.
  2. 2.
    At least 80% of each upper Story shall have an interior clear height (floor to ceiling) of at least 9 feet.

Street Wall Height

A Street Wall not less than 3 feet in height or greater than 8 feet in height shall be required along any RBL frontage that is not otherwise occupied by a building on the lot.

 

SITING

 

Façade

  1. 1.
    On each lot the building Façade shall be built to the RBL for at least 60% of the RBL length.
  2. 2.
    The Ground Story Façade, within 8 feet of the Block Corner, may be chamfered.

Buildable Area

No part of any building, except overhanging eaves, or awnings shall occupy the area behind the Lot Building Limit. The area may be used for loading, circulation and/or as a work yard.

 

Alleys

There is no required setback from Alleys or Common Drives, except as provided by a Lot Building Limit on the Regulating Plan.

 

Garage and Parking

Garage doors shall not be located on the RBL/Façade.

DFD 406

Standards
diagram drawing of Workshop Frontage Standards

ELEMENTS

 

Fenestration

  1. 1.
    Blank lengths of wall exceeding 35 linear feet are prohibited on all Required Building Lines (RBL).
  2. 2.
    Fenestration shall comprise between 20% and 70% of the Façade.

 

Building Projections

  1. 1.
    Awnings shall project a minimum of 5 feet and a maximum of:
    1. a.
      Within 1 foot of back of curb where there are no Street Trees or streetlights, or
    2. b.
      1 foot into the Tree Lawn (where there are Street Trees).
    3. c.
      Not less than 4 feet back from any Street Tree or Streetlight centerline
  2. 2.
    Awnings that project over the sidewalk portion of a Street-Space shall maintain a clear height of at least 10 feet.

 

Doors/Entries

At least one functioning pedestrian entry door shall be provided along each Ground Story Façade at intervals not greater than 80 linear feet.

 

Street Walls

One access gate no wider than 25 feet and one pedestrian entry gate no wider than 5 feet shall be permitted within any required Street Wall.

USE

 

Ground Story

The Ground Story may only house Workshop or Commerce uses.

 

Upper Stories

The upper Stories may only house Workshop or Commerce uses. No restaurant or retail uses shall be allowed in upper Stories. Residential use is permitted on the top story or upper most Story only and shall not exceed 25% of the gross floor area of the entire building.

Effective on: 1/1/1901