Allouez Village City Zoning Code
ARTICLE III
Mixed-Use Districts
§ 475-301 Establishment of districts; descriptions.
A.
Districts established. The Village's mixed-use zoning districts are listed in Table 3-1. When this chapter refers to "mixed-use zoning districts" or "X Zoning Districts," it is referring to these districts.
Table 3-1 Mixed-Use (X) Districts | |
|---|---|
Symbol | District Name |
MX1 | Village Center Mixed-Use |
MX2 | Neighborhood Mixed-Use |
MXR | Riverfront Mixed-Use |
GXR | Riverfront Office-Residential Mix |
GX | Neighborhood Office-Residential Mix |
NX | Residential Mix |
B.
District descriptions.
(1)
Mixed-use districts are primarily intended to allow a mix of uses within appropriately scaled buildings to maintain and promote the desired physical character of the Village center, neighborhood nodes and corridors within the Village.
(2)
MX1 Village Center Mixed-Use District. The MX1 (Village Center Mixed-Use) District is intended to implement the desired character of the Village center with storefronts on the ground story and upper-story residential and office uses.
(3)
MX2 Neighborhood Mixed-Use District. The MX2 (Neighborhood Mixed-Use) District is intended to reinforce the character along smaller corridors and neighborhood nodes adjacent to residential neighborhoods, where a mix of small-scale, traditional storefront buildings and commercial buildings with residential elements (for example, pitched roofs, landscape yards) occur or are desired.
(4)
MXR Riverfront Mixed-Use District. The MXR (Riverfront Mixed-Use) District is intended for use on parcels between Riverside Drive or South Monroe Avenue and the river to promote development that both fronts the river and the street.
(5)
GXR Riverfront Office-Residential Mix District. The GXR (Office-Residential Mix) District is intended for use on parcels between Riverside Drive or South Monroe Avenue and the river to promote development that both fronts the river and the street.
(6)
GX Neighborhood Office-Residential District. The GX (Neighborhood Office-Residential Mix) District is intended for areas with a mix of small-scale residential and/or office buildings at nodes or along corridors.
(7)
NX Residential Mix District. The NX (Residential Mix) District is intended for nodes of a mix of medium-intensity residential buildings.
§ 475-302 Regulations of general applicability.
The regulations of this section (§ 475-302) apply to all building types.
A.
Allowed uses. Uses are allowed in X Districts in accordance with the use regulations of Article VII, Uses. Some building types have additional limitations on permitted uses.
B.
Allowed building types.
(1)
Building types. Unless otherwise expressly stated, all buildings must comply with the building regulations that apply to a building type allowed in the subject zoning district per Table 3-2.
Table 3-2 X District Building Types | |||||||
|---|---|---|---|---|---|---|---|
• — | = permitted = prohibited | ||||||
District | |||||||
Building Type | MX1 | MX2 | MXR | GXR | GX | NX | Regulations |
Storefront | • | • | — | — | — | — | § 475-303 |
Commercial cottage | — | • | — | — | • | — | § 475-304 |
General building | — | — | — | — | • | • | § 475-305 |
Riverfront building | — | — | • | • | — | — | § 475-306 |
Row building | — | — | • | • | • | • | § 475-307 |
Civic building | — | • | • | • | • | • | § 475-308 |
(2)
Existing buildings. Buildings existing on the effective date of this chapter may continue per Article XIII.
(3)
Selecting a building type. For expansions and renovations to buildings existing on the effective date of this chapter, the Planning and Zoning Administrator must approve the selection of a building type allowed in the district within which the building is located. Refer to Table 3-2.
C.
Permanent structures. All buildings constructed must be of permanent construction without a chassis, hitch, or wheels, or other features that would make the structure mobile, unless otherwise expressly stated in this chapter.
D.
Build to the corner. All buildings are required to occupy street corners of a lot, defined by the intersection of the two build-to zones or setback lines along streets.
E.
Building design regulations. All X District buildings must comply with the building and site design regulations of Article IX.
F.
Accessory structure regulations. Except as defined in the building type regulations, accessory structures are subject to the regulations of Article VII, Uses.
G.
Exceptions and exemptions. The following exceptions and exemptions may apply to the building type regulations.
(1)
Design exceptions. General administrative design exceptions to building type regulations are allowed as indicated in § 475-1107. Specific administrative and public hearing design exceptions are also expressly identified in this article.
(2)
Outdoor recreation uses. Outdoor parks and recreation and outdoor participant sports and recreation uses are exempt from compliance with building type regulations, except that:
(a)
Buildings must comply with the building regulations that apply to a building type allowed in the subject zoning district, except the minimum primary frontage coverage.
(b)
Side and rear setbacks for any applicable building type must be used for all structures.
(3)
Utility structures. The following structures are not required to comply with regulations applicable to a specific building type, except minimum side and rear setbacks.
(a)
Cell tower structures.
(b)
Utility stations.
H.
Treatment of yards. Paved vehicular areas are limited to specific locations in accordance with the applicable building type regulations. The following additional regulations govern the required treatment of yard areas around buildings.
(1)
Landscape, patio, sidewalks. All yards must consist of landscape areas, patio space, or sidewalk space, unless otherwise expressly stated. Yard area may not exceed the maximum levels of imperviousness and semiperviousness established for the subject building type.
(2)
Driveways. See § 475-807 for driveway design and location regulations. Driveways may cross through yards as follows:
(a)
Where permitted as access to the lot by the building type regulations, driveways may cross perpendicularly through the front or street side yards.
(b)
In all X Districts, driveways may cross perpendicularly through the side and rear yards to connect to parking lots on adjacent lots.
(c)
Driveways accessing rear yard garages are permitted within the side or rear yard setback, up to the property line. If the driveway is shared, the minimum side yard must be provided outside the driveway.
(3)
Side yard parking lots. Side yard parking lots, where allowed, may not encroach into the front yard area or into the minimum required side setback.
(4)
Rear yards. Minimum rear and side yard setbacks apply to parking lots located in the rear yard, unless otherwise stated.
I.
Primary frontages. A primary frontage establishes the fronts of lots and buildings, and where to locate the principal entrance to the building. A primary frontage designation requires the highest level of facade treatment and restricts locations for parking, driveways, and garage entrances. Primary frontages must be provided as follows:
(1)
Mapped street frontages. Primary frontage requirements must be met in those locations designated on the Primary Street Map.[1] The Primary Street Map is an element of the Village's Official Zoning Map and subject to the Zoning Map regulations of § 475-110.
[1]
Editor's Note: The Primary Street Map is included as an attachment to this chapter.
(2)
No primary frontages. Lots with no primary street frontage must treat at least one street frontage, determined by the Planning and Zoning Administrator, as a primary frontage.
(3)
Open space frontage. Where a lot or parcel contains or abuts open space designated as a PI District, the frontage of a building abutting the open space must comply with primary frontage requirements.
(4)
River or trail frontage. River or trail frontage must be treated as primary frontage unless otherwise stated.
(5)
Other public ways. Pedestrianways and paseos to parking lots through parcels, blocks, or buildings must be treated as street frontage, unless a reduction in transparency or the use of alternative facade materials is approved as an administrative design exception in accordance with the procedures of § 475-1107.
(6)
Multiple primary frontages. If multiple primary frontages and no other nonprimary frontages exist for a lot, one primary frontage may be designated by the Planning and Zoning Administrator as a nonprimary frontage subject to all of the following:
(a)
The configuration of other parcels along the street, including fronts of buildings and locations of vehicular access, are more consistent with nonprimary requirements; and
(b)
No plans for primary street designation in the future exist for the proposed nonprimary frontage.
(7)
Corners. At corners of buildings on streets and public ways, primary frontage treatments, including such items as, but not limited to, ground-story transparency, facade materials, building facade regulations, must be continued around the corner along the nonprimary street or public way for a minimum of 30 feet.
(8)
Nonprimary frontages. Nonprimary street frontages may utilize the regulations that apply to primary street frontages.
J.
Streetscape. Streetscape is required for all areas between buildings and street curbs, installed continuously along street frontages. The streetscape must include the following:
(1)
Street trees per § 475-903D.
(2)
Pavement must be small unit pavers, concrete scored in less than four-foot increments, or other similar material approved by the Planning and Zoning Administrator.
(3)
Street furnishings must be provided with a minimum of two benches and one trash receptacle per 300 feet of street frontage.
(4)
Planters and other streetscape items are encouraged.
K.
Trash, recycling, refuse locations. Unless otherwise defined by the building type, all trash, recycling, and other refuse areas must be located and treated as follows:
(1)
Trash, recycling, and other refuse areas must be located in the rear yard of the lot.
(2)
When no rear yard exists or when the rear yard is less than 10 feet in depth, trash, recycling, and other refuse areas may be located in the rear portion of an interior side yard.
(3)
Trash, recycling, and other refuse areas may be located inside the building with access doors off the rear or interior side facade. Access doors may be located off a nonprimary frontage facade if approved as an administrative design exception in accordance with the procedures of § 475-1107. Access doors must be opaque, screening a minimum of 80% of the opening.
(4)
Where visible from any street, trash, recycling, and refuse areas must be screened as follows:
(a)
A six-foot (minimum) opaque screen, such as a masonry wall, metal screen, or other material used on the primary building facade, must be installed on three sides;
(b)
Additional height may be required for the required screen, as determined by the Planning and Zoning Administrator to fully screen the appurtenance(s).
(c)
Openings visible from the street must include gates that provide solid screening.
(d)
When located within a parking lot or other large paved area, landscape areas are required on three sides.
L.
Other applicable articles. The following other articles are applicable.
(1)
Building design. See Article IX for design regulations applicable to all building types. These provisions address such features as building materials, windows, roof types, and balcony design.
(2)
Measurements and definitions. See Article XV for definitions and how to measure certain building regulations.
§ 475-303 Storefront building.
Figure 3-1 Storefront Building Examples (Examples may not comply with all regulations.) | |||
|---|---|---|---|
 |  |  |  |
A.
Intent. Storefront buildings are highly pedestrian-oriented, mixed-use buildings. Key elements include ground-story storefront windows and multiple entrances along primary streets, with retail stores, eating and drinking establishments, and a variety of service uses to encourage a high level of pedestrian activity. Upper-story uses are flexible. Parking is generally located in the rear, screened from the primary street by the building.
B.
Regulations. Storefront buildings are allowed in those districts indicated in Table 3-2 and are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-3, below (further illustrated in Figure 3-2). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-3 Storefront Building Regulations | ||||
|---|---|---|---|---|
Regulation | MX1 District | MX2 District | References | |
BUILDING AND PARKING SITING | ||||
1 | Minimum primary frontage coverage (%) | 60% | 55% | See § 475-303C for allowed courtyards. |
2 | Primary frontage build-to zone (feet) | 5 to 15* | 5 to 20* | See § 475-302 for explanation of primary and nonprimary frontages. *See § 475-303C for minimum streetscape area. *See § 475-303C for allowance for outdoor dining/seating. |
3 | Nonprimary frontage build-to zone (feet) | 0 to 10* | 0 to 15* | |
4 | Minimum side setback (feet) | 7.5; 15 for building abutting R District | ||
5 | Minimum rear setback (feet) | 10; 25 for building abutting R District | ||
6 | Maximum site impervious coverage (%) | 80% | 75% | |
Additional semipervious coverage (%) | 15% | 15% | ||
7 | Surface or accessory parking yard location | Rear yard, limited side yard | See § 475-1502 for explanation of limited side yard parking. See § 475-1502 for definitions of yards. | |
8 | Allowed parking location within building | Permitted fully in any basement and behind required occupied space of all other stories | See § 475-1502 for definition of occupied space. | |
9 | Minimum depth of occupied building space along primary frontage facade (feet) | 20; not required in any basement or half story | ||
10 | Refuse and recycling, utilities, and loading yard location | Rear only | See Article IX for screening regulations. | |
11 | Permitted driveway access location | Nonprimary street; 1 off primary street per 200 feet of primary street frontage | See § 475-302 for driveway access exception. | |
Permitted garage entry facade location | Rear, interior side, or nonprimary street facade | |||
HEIGHT | ||||
12 | Overall: | See § 475-1502 for explanation of measuring height. Maximum height is measured along primary street frontage. Note tower cap type allows additional limited height. Story heights are measured floor to floor. | ||
Minimum height (stories) | 2 | 1 | ||
Maximum height (stories) | 4; additional 5th story permitted with public hearing design exception approval | 2.5 | ||
13 | Upper stories setback | Above 3 stories, minimum 15-foot depth on street facades; and above 2.5 stories, set back minimum 50 feet of any R1 District lot line | None | |
14 | Ground story: | |||
Minimum height (feet) | 14 | 14 | ||
Maximum height (feet) | 20 | 18 | ||
15 | All other stories: | |||
Minimum height (feet) | 9 | 9 | ||
Maximum height (feet) | 14 | 12 | ||
FACADE AND CAP REQUIREMENTS | ||||
16 | Minimum transparency: ground-story primary frontage facades (%) | 70%, measured between 2 and 8 feet above sidewalk; blank wall limitations apply | 55%, measured between 2 and 8 feet above sidewalk; blank wall limitations apply | § 475-302 requires primary frontage treatment to turn corners. See § 475-1502 for explanation of measuring transparency and blank wall limitations. See § 475-1107 for administrative design exception for blank wall limitations. |
17 | Minimum transparency: all street facades and main parking facades (%) | 15%, measured per story of all stories; blank wall limitations apply | ||
18 | Minimum primary frontage principal entrances | Principal entrances: 1 per every 60 feet of facade, recessed between 3 and 8 feet | See § 475-901K for principal entryway regulations. | |
19 | Entrance/ground-story elevation (feet) | Within 1.5 of sidewalk grade along primary frontage facade | ||
20 | Ground-story vertical facade divisions on primary frontage facades | 1 shadow line per every 60 of facade width | See § 475-901L for building articulation, including building variety. | |
21 | Horizontal facade divisions on primary frontage facades | 1 shadow line within 3 feet of the top of the ground story on any street facade | ||
22 | Permitted cap types | Parapet, flat; tower permitted | Parapet, flat, pitched; tower permitted | See § 475-309 for cap type regulations. |
Figure 3-2 Storefront Building |
 Building and Parking Siting |
 Height |  Facade Design |
 Side and Rear R District Setback |
C.
Supplemental storefront building regulations. The supplemental regulations of this subsection apply to storefront buildings.
(1)
Courtyards. One courtyard, maximum of 30% of facade width or 30 feet wide, whichever is more, may count towards the minimum primary frontage coverage.
(2)
Build-to zone expansion.
(a)
Streetscape. A minimum streetscape area, measured from the back of street curb into the lot, of 15 feet is required along all street frontages. Where expansion of the streetscape area is required, the build-to zone may be measured from edge of the minimum streetscape area, except as defined below for outdoor dining/seating.
(b)
Outdoor dining/seating. The primary street build-to zone may expand to up to 30 feet from the lot line for a maximum of 20% of the frontage to allow for additional seating or sidewalk.
(3)
Pedestrian pathway. Direct, continuous separate pedestrian pathways are required connecting the sidewalk along the primary frontage to each shop door on any parking lot frontage, and dividing parking lots into segments no longer than 300 feet in length. The pathway must include the following:
(a)
Street trees are required along the pedestrian pathway per § 475-903D. Pavement must be small unit pavers, concrete scored in less than four-foot increments, or other similar material approved by the Zoning Administrator.
(b)
Perpendicular crossings of parking drives are permitted, but the crossing pavement must match the pathway.
(c)
Paths parallel to parking must be located in a raised median or island.
(4)
Limited side yard parking. Limited side yard parking means one double- or single-loaded aisle, with the center line of the aisle perpendicular to the street, permitted in the interior side yard. Maximum width of a double-loaded aisle is 63 feet and 43 feet for single-loaded, measured along the right-of-way. Parking may be angled or head-in. A landscape buffer is required in accordance with § 475-903E.
(5)
Warehouse-retail space. Taller floor-to-floor heights may be permitted for warehouse-retail space with approval of an administrative design exception per § 475-1107 and where all other primary frontage ground-story requirements are met:
(a)
The maximum height of the primary or main parking frontage for up to a twenty-four-foot wide segment may be 28 feet.
(b)
When the primary and main parking frontage ground-story maximum height is met per the occupied space depth required in § 475-307B(9) and the maximum height of any nonprimary street is met per the all-stories height, the remainder of the ground story may have a maximum height of 28 feet.
(c)
The taller space may not front any other street.
(d)
The taller space may not be more than 30 feet from any other side, or rear lot line.
(6)
Double frontage lots. Double frontage lots (See definition in § 475-1507.) that are deeper than 120 feet and share a primary frontage with an R District must provide the following:
(a)
The row building type must front the adjacent R District primary street.
(b)
The storefront building lot must incorporate an interior alley, lane, or drive to provide access to both the storefront building parking and the garage/parking for the row building.
(c)
The rear of all buildings must be fully screened by building from both primary streets, unless an administrative design exception is approved per § 475-1107.
§ 475-304 Commercial cottage building.
Figure 3-3 Commercial Cottage Examples (Examples may not comply with all regulations.) | |||
|---|---|---|---|
 |  |  |  |
A.
Intent. The commercial cottage is a smaller-scaled building type with characteristics similar to residential houses, such as a pitched roof, a front stoop or porch, and yard surrounding, to allow it to fit into an existing specific context. Uses in this building type are specifically set to function adjacent to residential.
B.
Regulations. Commercial cottage buildings are allowed in those districts indicated in Table 3-2. Commercial cottage buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-4 (further illustrated in Figure 3-5). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-4 Commercial Cottage Building Regulations | ||||
|---|---|---|---|---|
Regulation | MX2 District | GX District | References | |
BUILDING AND PARKING SITING | ||||
1 | Maximum building width (feet) | 60 | 60 | See § 475-304C for allowed connections between buildings. |
2 | Primary frontage build-to zone (feet) | 10 to 25* | 5 to 20* | See § 475-302 for explanation of primary and nonprimary frontages. *See § 475-304C for minimum streetscape area. *See 475-304C for allowance for outdoor dining/seating. |
3 | Nonprimary frontage build-to zone (feet) | 5 to 15* | 0 to 20* | |
4 | Minimum side setback (feet) | 5, 10 for building abutting R District | ||
5 | Minimum rear setback (feet) | 7.5; 15 for building abutting R District | ||
6 | Maximum site impervious coverage (%) | 75% | 60% | |
Additional semipervious coverage (%) | 10% | 15% | ||
7 | Surface or accessory parking yard location | Rear, limited side | See § 475-1502 for explanation of limited side yard parking. See § 475-1502 for definitions of yards. | |
8 | Allowed parking location within building | Permitted fully in any basement and behind required occupied space of ground story | See § 475-1502 for definition of occupied space. | |
9 | Minimum depth of occupied building space along primary frontage facade (feet) | 20 all floors; not required in any basement or half story | ||
10 | Refuse and recycling, utilities, and loading yard location | Rear | See Article IX for screening regulations. | |
11 | Permitted driveway access location | Alley | See § 475-302 for driveway access exception. | |
Permitted garage entry facade location | Rear or nonprimary street facade | |||
HEIGHT | ||||
12 | Overall: | See § 475-1502 for explanation of measuring height. | ||
Minimum height (stories) | 1 | 1 | ||
Maximum height (stories) | 2.5 | 2.5 | ||
13 | Ground story: | Stories are measured floor to floor | ||
Minimum height (feet) | 9 | 9 | ||
Maximum height (feet) | 15 | 12 | ||
14 | All other stories: | |||
Minimum height (feet) | 8.5 | 8.5 | ||
Maximum height (feet) | 11 | 11 | ||
FACADE AND CAP REQUIREMENTS | ||||
15 | Minimum primary frontage ground-story transparency (%) | 45%, measured between 2 and 8 feet above sidewalk | Not required | § 475-302 requires primary frontage treatment to turn corners. Blank wall limitations apply to primary frontage facades per § 475-1502. |
16 | Minimum transparency: All street facades (%) | 15%, measured per story of all stories | ||
17 | Minimum primary frontage principal entrances | 1 per building; stoop, minimum 4 feet wide and 3 feet deep or porch, minimum 6 feet wide by 4 feet deep | See § 475-901K for principal entryway regulations. | |
18 | Entrance/ground-story elevation (feet) | Principal entrance and the ground story must be within 30 inches of adjacent street sidewalk average elevation Or between 30 inches and 5 with visible basement (transparency required) | See § 475-1502 for measuring. | |
19 | Ground-story vertical facade divisions on primary frontage facades | None required | See § 475-901L, Building articulation, including building variety. | |
20 | Permitted cap types | Pitched; tower permitted | See § 475-309 for cap type regulations. | |
Figure 3-5 Commercial Cottage Building | |
 Building and Parking Siting |  Height |
 Facade Design | |
C.
Supplemental commercial cottage building regulations. The supplemental regulations of this subsection apply to commercial cottage buildings.
(1)
Permitted connections between buildings. Multiple commercial cottage buildings may be connected by a single story enclosed building segment, a maximum of 15 feet in depth, set back from the front facade at least 12 feet. See Figure 3-6.
(2)
Shared driveways/alley. For lots without access to a nonprimary street or alley, one driveway per lot is permitted from the primary street. If multiple abutting lots are under common ownership or control, shared driveways must be used, with a maximum of one shared driveway off a primary street for two lots and a maximum of two driveways off a primary street for three or more lots.
(3)
Build-to zone expansion. A minimum streetscape area, measured from the back of street curb into the lot, of 15 feet is required along all street frontages. Where expansion of the streetscape area is required, the build-to zone may be measured from edge of the minimum streetscape area, except as defined below for outdoor dining/seating.
§ 475-305 General building.
Figure 3-8 General Building Examples (Examples may not comply with all regulations.) | |||
|---|---|---|---|
 |  |  |  |
A.
Intent. The general building type is a basic building that can accommodate a wide range of uses, from residential for apartment and/or condominium buildings to office buildings. The general building type does not call for ground-floor storefront glass, but requires the same minimum level of transparency on the ground and upper stories. Additionally, unlike the storefront building type, the ground story may be elevated above the sidewalk level.
B.
Regulations. General buildings are allowed in those districts indicated in Table 3-2. General buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-5 (further illustrated in Figure 3-9). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-5 General Building Regulations | ||||
|---|---|---|---|---|
Regulations | GX District | NX District | References | |
BUILDING SITING | ||||
1 | Minimum primary frontage coverage (%) | 60% | 65% | See § 475-305C for allowed courtyards. |
2 | Maximum building width (feet) | None | 250 | See § 475-901L for building articulation, including building variety. |
3 | Primary frontage build-to zone (feet) | 5 to 20* | 10 to 20 | See § 475-302 for explanation of primary and nonprimary frontages. See § 475-305C for minimum streetscape area. See § 475-305C for allowance for outdoor dining/seating. |
4 | Nonprimary frontage build-to zone (feet) | 5 to 35* | 5. to 35* | |
5 | Minimum side setback (feet) | 5; 10, if abutting other building type | ||
6 | Minimum rear setback (feet) | 25 | ||
7 | Maximum site impervious coverage (%) | 65% | 65% | |
Additional semipervious coverage (%) | 25% | 25% | ||
8 | Surface or accessory parking yard location | Rear limited side, center on through lot | Rear, center on through lot | See § 475-1502 for explanation of limited side yard parking. See § 475-1502 for definitions of yards. |
9 | Allowed parking location within building | Permitted fully in any basement and behind required occupied space of all other stories | See § 475-1502 for definition of occupied space. | |
10 | Minimum depth of occupied building space along primary frontage facade (feet) | 20 all full height floors; not required in any basement | ||
11 | Refuse and recycling, utilities, and loading yard location | Rear, center on through lots | See Article IX for screening regulations. | |
12 | Permitted driveway access location | Nonprimary street, 1 per 200 linear feet of primary street frontage | See § 475-302 for driveway access exception. | |
Permitted garage entry facade location | Rear or nonprimary street facade | |||
HEIGHT | ||||
13 | Overall: | See § 475-1502 for explanation of measuring height. | ||
Minimum height (stories) | 1 | 1 | ||
Maximum height (stories) | 3.5 | 3.5; 2.5 when lot is within 100 feet of an R1 District | ||
14 | All stories: | Stories are measured floor to floor. | ||
Minimum height (feet) | 9 | 10 | ||
Maximum height (feet) | 12 | 14 | ||
FACADE AND CAP REQUIREMENTS | ||||
15 | Minimum transparency: all street frontage facades (%) | 15%, measured per story of all stories | § 475-302 requires primary frontage treatment to turn corners. Blank wall limitations apply to primary frontage facades per § 475-1502. | |
16 | Minimum primary frontage principal entrances | 1 per every 90 of building facade, off a stoop, minimum 6 wide and 3 deep | See § 475-901K for principal entryway regulations. | |
17 | Entrance/ground-story elevation (feet) | Within 30 inches of adjacent street sidewalk average elevation or between 30 inches and 5 with visible basement (transparency required) | See § 475-1502 for measuring. | |
18 | Ground-story vertical facade divisions on primary frontage facades | 1 shadow line per every 100 of facade width | See § 475-901L for building articulation, including building variety. | |
19 | Horizontal facade divisions on primary frontage facades | 1 shadow line within 3 feet of the top of the ground story on any street facade | ||
20 | Permitted cap types | Parapet, flat, pitched; tower permitted | See § 475-309 for cap type regulations. | |
Figure 3-9 General Building | |
|---|---|
 Building and Parking Siting | |
Height | Facade Design |
C.
Supplemental general building regulations. The supplemental regulations of this subsection apply to general buildings.
(1)
Courtyards. One courtyard, maximum of 30% of facade width or 30 feet wide, whichever is more, may count towards the minimum primary frontage coverage.
(2)
Build-to zone expansion.
(a)
Streetscape. A minimum streetscape area, measured from the back of street curb into the lot, of 15 feet is required along all street frontages. Where expansion of the streetscape area is required, the build-to zone may be measured from edge of the minimum streetscape area, except as defined below for outdoor dining/seating.
(b)
Outdoor dining/seating. The primary street build-to zone may expand to up to 30 feet from the lot line for a maximum of 20% of the frontage to allow for additional seating or sidewalk.
(3)
Pedestrian pathway. Direct, continuous separate pedestrian pathways are required connecting the sidewalk along the primary frontage to each shop door on any parking lot frontage, and dividing parking lots into segments no longer than 300 feet in length. The pathway must include the following:
(a)
Street trees are required along the pedestrian pathway per § 475-903D. Pavement must be small unit pavers, concrete scored in less than four-foot increments, or other similar material approved by the Zoning Administrator.
(b)
Perpendicular crossings of parking drives are permitted, but the crossing pavement must match the pathway.
(c)
Paths parallel to parking must be located in a raised median or island.
(4)
Limited side yard parking. Limited side yard parking means one double- or single-loaded aisle, with the center line of the aisle perpendicular to the street, is permitted in the interior side yard. Maximum width of double-loaded is 63 feet and 43 feet for single-loaded, measured along the right-of-way. Parking may be angled or head-in. A landscape buffer is required in accordance with § 475-903E.
§ 475-306 Riverfront building.
Figure 3-10 Riverfront Building Examples (Examples may not comply with all regulations.) | |||
 Street frontage |  Street frontage |  Street frontage |  River frontage |
A.
Intent. The riverfront building is similar to the general building, but also addresses the frontage along Riverside Drive or South Monroe Avenue as well as along the river and trail. The riverfront building includes additional regulations related to the treatment of buildings along the river and trail front. Uses within the buildings are flexible. Parking is generally located on the interior of the lot, screened from the primary street, trails, and the riverfront by buildings.
B.
Regulations. Riverfront buildings are allowed in those districts indicated in Table 3-2. Riverfront buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-3 (further illustrated in Figure 3-11). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-6 Riverfront Building Regulations | ||||
|---|---|---|---|---|
Regulation | MXR District | GXR District | References | |
BUILDING AND PARKING SITING | ||||
1 | Minimum primary frontage coverage (%) | 80% | 80% | See § 475-306C for allowed courtyards. See § 475-306C for primary frontages in MXR. |
2 | Primary frontage build-to zone (feet) | 5 to 20 | 10 to 30 | See § 475-302 for explanation of primary and nonprimary frontages. See § 475-306C for minimum streetscape area. See § 475-306C for allowance for outdoor dining/seating. |
River/trail frontage build-to zone (feet) | 15 to 25 | 15 to 30 | ||
3 | Nonprimary frontage build-to zone (feet) | 10 to 20 | 15 to 25 | |
4 | Minimum side setback (feet) | 5 | 7.5; 15 abutting R District | |
5 | Minimum rear setback (feet) | Not applicable | See § 475-306C for riverfront facade treatment. | |
6 | Maximum site impervious coverage (%) | 80% | 80% | See Chapter 453 for floodway and floodplain regulations. |
Additional semipervious coverage (%) | 15% | 15% | ||
7 | Surface or accessory parking yard location | Interior yard, limited side yard | See § 475-1502 for explanation of limited side yard parking. See § 475-1502 for definitions of yards. | |
8 | Allowed parking location within building | Permitted fully in any basement and behind required occupied space of all other stories | See § 475-1502 for definition of occupied space. | |
9 | Minimum depth of occupied building space along primary frontage facade (feet) | 20; not required in any basement or half story | ||
10 | Refuse and recycling, utilities, and loading yard location | Interior only | See Article IX for screening regulations. | |
11 | Permitted driveway access location permitted garage entry facade location | 1 per 200 feet of primary street frontage interior or interior side facade | See § 475-302 for driveway access exception. | |
HEIGHT | ||||
12 | Overall: | See § 475-306C for explanation of measuring height for this building type and conditions of design exception approval. | ||
Maximum height (stories) | 2 | |||
Maximum height (stories) | 5; additional 6th story permitted with public hearing design exception approval | |||
12 | Upper stories set back at R1 District | Above 3.5 stories, set back minimum 50 feet of any R1 District lot line | ||
13 | Ground story: | Stories are measured floor to floor. | ||
Minimum height (feet) | 14 | 9 | ||
Maximum height (feet) | 18 | 14 | ||
14 | All other stories: | |||
Minimum height (feet) | 9 | 9 | ||
Maximum height (feet) | 12 | 12 | ||
FACADE AND CAP REQUIREMENTS | ||||
15 | Minimum transparency: ground-story, primary river/trail frontage frontage facades (%) | 55%, measured between 2 and 8 feet above sidewalk | 15%, measured per story | § 475-302 requires primary frontage treatment to turn corners. Blank wall limitations apply to primary frontage facades per § 475-1502. |
16 | Minimum transparency: all street facades and river/trail frontage facades (%) | 15%, measured per story of all stories | ||
17 | Minimum primary frontage principal entrances | Principal entrances 1 per every 60 feet of facade, recessed between 3 and 8 feet, up to 8 feet wide | Principal entrances 1 per every 120 feet of facade | See § 475-901K for principal entryway regulations. |
18 | Minimum river/trail frontage principal entrances | Principal entrances 1 per every 150 feet of facade | ||
19 | Entrance/ground-story elevation (feet) | Within 1.5 of adjacent sidewalk or trail grade | Within 30 inches of adjacent street sidewalk or trail average elevation or between 30 inches and 5 with visible basement (transparency required) | See § 475-1502 for measuring. |
20 | Ground-story vertical facade divisions on primary frontage facades | 1 shadow line per every 60 of facade width | 1 shadow line per every 120 of facade width | See § 475-901L for building articulation, including building variety. |
21 | Horizontal facade divisions on primary frontage facades | 1 shadow line within 3 feet of the top of the ground story on any street facade | ||
22 | Permitted cap types | Parapet, flat, pitched; tower permitted | See § 475-309 for cap type regulations. | |
Figure 3-11 Riverfront Building | |
 Building and Parking Siting | |
 Height |  Facade Design MXR |
 Facade Design GXR | |
C.
Supplemental riverfront building regulations. The supplemental regulations of this subsection apply to riverfront buildings.
(1)
New primary street. Riverside Drive, Marine Street, and South Monroe Avenue may be treated as nonprimary with a new primary street under the following conditions.
(a)
The new primary street must be located perpendicular to Riverside Drive, Marine Street, or South Monroe Avenue.
(b)
The new primary street must be a minimum of 200 feet in length.
(c)
The new primary street must terminate at open space with a view of the river.
(d)
One driveway may be located off the new primary street.
(e)
The new street may be public or private, but may not be gated.
(f)
The new street shall meet the base street regulations in § 475-502H.
(2)
Courtyards. One courtyard, maximum of 30 feet of facade width or 30 feet wide, whichever is more, may count towards the minimum primary frontage coverage.
(3)
Reduced minimum primary frontage coverage. In MXR, for lots narrower than 200 feet, as measured along Riverside or South Monroe, minimum frontage coverage may be reduced to 50%.
(4)
Build-to zone expansion.
(a)
Streetscape. A minimum streetscape area, measured from the back of street curb into the lot, of 15 feet is required along all street frontages. Where expansion of the streetscape area is required, the build-to zone may be measured from edge of the minimum streetscape area, except as defined below for outdoor dining/seating.
(b)
Outdoor dining/seating. The primary street build-to zone may expand to up to 30 feet from the lot line for a maximum of 20% of the frontage to allow for additional seating or sidewalk.
(5)
Measuring height along riverfront. The riverfront building overall height is measured from the back of curb of Riverside Drive or South Monroe Avenue. Floor-to-floor heights apply to all stories. Up to 1.5 additional stories may be visible from the riverfront.
(6)
Limited side yard parking. Limited side yard parking means one double- or single-loaded aisle, with the center line of the aisle perpendicular to the street, is permitted in the interior side yard. Maximum width of double-loaded is 60 feet and 40 feet for single-loaded, measured along the right-of-way. Parking may be angled or head-in. A landscape buffer is required in accordance with § 475-903E.
§ 475-307 Row building.
Figure 3-12 Row Building Examples (Examples may not comply with all regulations.) | |||
|---|---|---|---|
 |  |  |  |
 Live-Work Row Building Example |  Live-Work Row Building Example | ||
A.
Intent. The row building type is similar to the general building, but is smaller in scale and divided into a series of vertical units each with separate entrances. Townhouses, row houses, or live-work units exemplify this building type. This building type also includes riverfront/trail treatment regulations.
B.
Regulations. Row buildings are allowed in those districts indicated in Table 3-2. Row buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-7 (further illustrated in Figure 3-13). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-7 Row Building Regulations | |||||
|---|---|---|---|---|---|
Regulation | GXR District | GX District | NX District | References | |
BUILDING SITING | |||||
For the purposes of the row building type, a building consists of multiple units. | |||||
1 | Minimum primary frontage coverage (%) | 80% | 75% | 75% | See § 475-307C for allowed courtyards and layout with multiple buildings on a deeper lot. |
2 | Maximum building width (feet) | 8 units or 200 feet, whichever is less | Building width is measured along primary frontage. | ||
3 | Primary and river frontage build-to zone (feet) | 0 to 20 | 10 to 20 | 5 to 20 | See § 475-302 for explanation of primary and nonprimary frontages. |
4 | Nonprimary frontage build-to zone (feet) | 5 to 15 | 5 to 35 | 5 to 35 | |
5 | Minimum side setback (feet) Minimum space between buildings (feet) | 5; 10, if abutting other building type 15 | |||
6 | Minimum rear setback (feet) | 15; 0 adjacent to alley | 25; 5 adjacent to alley | ||
7 | Maximum site impervious coverage (%) | 75% | 65% | 65% | |
Additional semipervious coverage (%) | 15% | 15% | 15% | ||
8 | Surface or accessory parking yard location | Rear, center on through lot | See § 475-1502 for explanation of limited side yard parking. See § 475-1502 for definitions of yards. | ||
9 | Allowed parking location within building | Permitted fully in any basement and behind required occupied space of all other stories | See § 475-1502 for definition of occupied space. | ||
10 | Minimum depth of occupied building space along primary frontage facade (feet) | 20 for all full height floors; not required in any basement | |||
11 | Refuse and recycling, utilities, and loading yard location | Rear | Center, side | See Article IX for screening regulations. | |
12 | Permitted driveway access location | Alley only; if no alley exists, one off nonprimary street | See § 475-302 for driveway access exception. | ||
Permitted garage entry facade location | Rear | ||||
HEIGHT | |||||
13 | Overall: | See § 475-1502 for explanation of measuring height. | |||
Minimum height (stories) | 2 | 1 | 1 | ||
Maximum height (stories) | 3.5 | 2.5 | 3.5 | ||
14 | Upper stories: | Stories are measured floor to floor. | |||
Minimum height (feet) | 10 | 9 | 10 | ||
Maximum height (feet) | 14 | 12 | 14 | ||
FACADE AND CAP REQUIREMENTS | |||||
15 | Minimum transparency: all street and river frontage facades (%) | 15%, measured per story of all stories | § 475-302 requires primary frontage treatment to turn corners. Blank wall limitations apply to primary frontage facades per § 475-1502. | ||
16 | Minimum primary and river frontage principal entrances | Each unit requires one principal entrance on a street, courtyard, or open space facade. Minimum of one principal entrance required per 30 of primary street facade. | See § 475-901K for principal entryway regulations. | ||
17 | Principal entrance configuration | Entry doors must be off a stoop, minimum 4 wide and 3 deep, or a porch, minimum 8 wide and 5 deep. No more than 2 entry doors may be located off each stoop or porch. | |||
18 | Entrance/ground-story elevation (feet) | Within 30 inches of adjacent street sidewalk average elevation or between 30 inches and 5 with visible basement (transparency required) | See Article XV for measuring. | ||
19 | Ground-story vertical facade divisions on primary frontage facades | 1 shadow line per every 60 feet of street facade width or every 2 units, whichever is less | See § 475-901L for building articulation, including building variety. | ||
20 | Horizontal facade divisions on primary frontage facades | 1 shadow line within 3 feet of any visible basement on any street facade | |||
21 | Permitted cap types | Parapet, flat, pitched; one tower permitted per building | See § 475-309 for cap type regulations. | ||
Figure 3-13 Row Building | |
|---|---|
 Building and Parking Siting | |
 Height |  Facade Design |
C.
Supplemental row building regulations. The supplemental regulations of this subsection apply to row buildings.
(1)
Courtyards. One courtyard, maximum of 30% of facade width or 30 feet wide, whichever is more, may count towards the minimum primary frontage coverage for the row building.
(2)
Front facades and entrances. Each unit must have a facade located within the primary build-to zone, except one of every three units may front a courtyard, open space, or nonprimary street with its principal entrance. See Figure 3-14.
(3)
Build-to zone at courtyards. For units fronting courtyards or open space, the build-to zone is measured from the edge of the courtyard or lot line of the open space. See Figure 3-14.
(4)
Build-to zone expansion. A minimum streetscape area, measured from the back of street curb into the lot, of 15 feet is required along all street frontages. Where expansion of the streetscape area is required, the build-to zone may be measured from edge of the minimum streetscape area, except as defined below for outdoor dining/seating.
§ 475-308 Civic building.
Figure 3-15 Civic Building Examples (Examples may not comply with all regulations.) | |
 |  |
A.
Intent. The civic building type regulations are the most flexible building type regulations and are intended to allow for singular, more iconic designs. The civic building type is allowed only for buildings occupied by civic and institutional uses.
B.
Regulations. Civic buildings are allowed in those districts indicated in Table 3-2. Row buildings are subject to the regulations of general applicability specified in § 475-302 and the building type-specific regulations of Table 3-8 (further illustrated in Figure 3-16). See § 475-1502 for how compliance with applicable regulations is measured.
Table 3-8 Civic Building Regulations | |||
|---|---|---|---|
Regulation | All Locations | References | |
BUILDING SITING | |||
1 | Minimum primary frontage coverage (%) | None required | |
2 | Primary frontage setback (feet) | 15 | See § 475-302 for explanation of primary and nonprimary frontages. See § 475-308C for minimum streetscape area. |
3 | Nonprimary frontage setback (feet) | 10 | |
4 | Minimum side setback (feet) | 15 | |
5 | Minimum rear setback (feet) | 15 | |
6 | Maximum site impervious coverage (%) Additional semipervious coverage (%) | None required | |
7 | Surface or accessory parking yard location | Rear, limited side yard | See § 475-1502 for explanation of limited side yard parking. See § 475-1502 for definitions of yards. |
8 | Allowed parking location within building | Permitted fully in any basement and behind required occupied space of all other stories | See § 475-1502 for definition of occupied space. |
9 | Minimum depth of occupied building space along primary frontage facade (feet) | 20 all full height floors; not required in any basement | |
10 | Refuse and recycling, utilities, and loading yard location | Rear yard, limited side yard | See Article IX for screening regulations. |
11 | Permitted driveway access location | Alley only | See § 475-302 for driveway access exception. |
Permitted garage entry facade location | Rear or side facade | ||
HEIGHT | |||
12 | Overall: | See § 475-1502 for explanation of measuring height. | |
Minimum height (stories) | 1 | ||
Maximum height (stories) | 3.5 | ||
13 | All stories: | Stories are measured floor to floor. | |
Minimum height (feet) | 9, 15 for single-story building | ||
Maximum height (feet) | 18, 24 for single-story building | ||
FACADE AND CAP REQUIREMENTS | |||
14 | Minimum transparency: all street facades and facades visible from any street (%) | 15%, measured per story of all stories (including half stories) | § 475-302 requires primary frontage treatment to turn corners. Blank wall limitations apply to primary frontage facades per § 475-1502. |
15 | Minimum primary frontage principal entrances | Principal entrance required on primary frontage facade | See § 475-901K for principal entryway regulations. |
16 | Entrance/ground-story elevation (feet) | Principal entrance and 80 of the ground story must be within 30 inches of adjacent street sidewalk average elevation or between 30 inches and 5 with visible basement (transparency required) | |
17 | Ground-story vertical facade divisions on primary frontage and main parking facades | No requirement; one deep shadow line recommended per every 60 of facade width, whichever is less | See § 475-901L for building articulation, including building variety. |
18 | Horizontal facade divisions on primary frontage and main parking facades | No requirement; one deep shadow line recommended within 3 feet of any visible basement | |
19 | Permitted cap types | Parapet, pitched, flat, other with administrative design exception per § 475-1107; tower permitted | See § 475-309 for cap type regulations. |
Figure 3-16 Civic Building | |
 Building and Parking Siting | |
 Height |  Facade Design |
§ 475-309 Cap types.
A.
General regulations.
(1)
The major components of any roof must comply with the regulations established for one of the types of cap types permitted for the subject building type.
(2)
Roofs for bay or bow windows and dormers are not required to comply with cap type regulations.
(3)
Terraces, green roofs, rooftop gardens, and other outdoor facilities are permitted on any roof, except any permanently covered area is considered a story. Where the cover is visible from any public way or open space, it must comply with the regulations applicable to the subject type. The tower may be applied to these outdoor areas.
B.
Parapet cap. A parapet is a low wall projecting above a building's roof along the perimeter of the building on all street facades and facades visible from the street or any open or civic space. (See Figure 3-17.)
(1)
Parapet height.
(a)
Height is measured from the top of the upper story to the top of the parapet. Minimum height is two feet with a maximum height of six feet.
(b)
Horizontal shadow lines. An shadow line must define the parapet from the upper stories of the building and must also define the top of the cap. See § 475-1507 for definition of shadow line.
(2)
Occupied building space. Occupied building space is not allowed behind a parapet cap.
(3)
Rooftop appurtenances. With the exception of solar panels, any rooftop appurtenances must be located towards the rear or interior of the parapet roof. The parapet must screen the mechanicals from the elevation of the sidewalk across the street.
C.
Flat cap. A flat cap is a visibly flat roof with overhanging eaves. (see Figure 3-18.)
(1)
Configuration. The roof may not include a visible slope from the street and eaves are required on all primary and nonprimary frontage facades and facades visible from the street, any open space, or any civic space.
(2)
Eave depth. Eave depth is measured from the building facade to the outside edge of the eave. Eaves must have a depth of at least 14 inches.
(3)
Eave thickness. Eave thickness is measured at the outside edge of the eave, from the bottom of the eave to the top of the eave. Eaves must be a minimum of six inches thick.
(4)
Interrupting vertical walls. Vertical walls may interrupt the eave and extend above the top of the eave with no discernible cap.
(a)
No more than one-third of the front facade may consist of an interrupting vertical wall.
(b)
Vertical walls must extend no more than eight feet above the top of the eave.
(5)
Occupied building space. Occupied building space may not be located behind a flat cap.
(6)
Rooftop appurtenances. With the exception of solar panels, any rooftop appurtenances must be located behind the interrupting vertical wall with no visibility on any street elevation drawing.
D.
Pitched cap. A pitched cap is a sloped or pitched roof, where the slope occurs on all street facades, any open space facade, and civic space facade. Slope is measured with the vertical rise divided by the horizontal span or run. (See Figure 3-19.)
(1)
Pitch measure. The roof may not be sloped less than a 4:12 (rise:run) or more than 14:12. Slopes less than 4:12 are permitted to occur on second story or higher roofs.
(2)
Configurations. Hipped, gabled, and combination of hips and gables with or without dormers are permitted.
(a)
Butterfly (inverted gable roof) and shed roofs are not permitted, unless an administrative design exception is approved.
(b)
Gambrel and mansard roofs are not permitted.
(3)
Parallel ridgeline. A gabled end or perpendicular ridgeline must occur at least every 100 feet of roof when the ridgeline runs parallel to the front lot line. (See Figure 3-19.)
(4)
Roof height. Roofs without occupied building space and/or dormers must have a maximum height on primary and nonprimary frontage facades equal to no more than 1.5 times the subject building's upper-story floor-to-floor height.
(5)
Occupied building space. Occupied building space may be incorporated behind a pitched cap. If used, the occupied space counts as a half story.
(6)
Rooftop appurtenances. With the exception of solar panels, any rooftop appurtenances must be recessed within the pitched roof with no visibility on any street elevation drawing.
E.
Other caps. Special cap type designs not otherwise defined in this section may be approved as an administrative design exception, subject to the following:
(1)
The building or portion of building approved as an alternative cap type must be determined to warrant a separate status from the majority of buildings in the zone, with a correspondence between the form of the cap and the building use, such as a dome for a planetarium, a dome for a place of worship, or a unique, singular roof for a more distinctive performing arts venue.
(2)
The approved alternative cap type may not create additional occupiable space beyond that permitted by the building type.
(3)
The shape of the roof must be different from those expressly defined in this section, such as a dome, spire, or vault, and not a gabled roof, hipped roof, roof with parapet, or flat roof.
F.
Towers. A tower is a vertical element, polygonal (simple), rectilinear or cylindrical in plan used with other types of cap types. (See Figure 3-20.)
(1)
Location and quantity. Unless otherwise defined in the building type tables, the following regulations apply:
(a)
A maximum of two towers total are permitted within 15 feet of all street facades.
(b)
Two additional towers are permitted a minimum of 30 feet from a street facade.
(c)
Tower locations are typically limited to allowing towers associated with the facade design and visible from the street, and those more functional towers located beyond the facade.
(d)
Towers may not be located within any required step-back per the building type.
(2)
Tower height. Maximum height, measured from the top of the parapet or eave to the top of the tower shaft not including the cap, is the equivalent of the height of one upper floor of the building to which the tower is applied.
(3)
Tower width. Maximum width along all facades is one-third the width of the front facade or 30 feet, whichever is less.
(4)
Tower spacing. Towers must be generally spaced from other towers a minimum of 60 feet and specifically by a minimum of 120 feet along a primary or nonprimary frontage facade.
(5)
Transparency. Towers that comply with the minimum floor-to-floor height of the building type and are located within 30 feet of a facade must comply with the minimum transparency requirements of the building.
(6)
Horizontal shadow lines. A shadow line is required between the fourth and fifth stories of any tower and at the cap of the tower.
(7)
Occupied building space. Towers may be occupied by the same uses allowed in upper stories of the building type to which it is applied, unless otherwise stated.
(8)
Rooftop appurtenances. No rooftop appurtenances are permitted on tower roofs.
(9)
Tower cap. The tower may be capped by the parapet, pitched, or flat cap type.