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Morristown City Zoning Code

PART 3

Building Type Standards

§ 30-301 PURPOSE; ENUMERATION OF BUILDING TYPES.

a. 
This article provides building standards that regulate the form of buildings in which activities (or uses) occur. They dictate how structures and other key site elements should be located on a lot. Thus the standards serve to regulate the configuration, features, and, in some cases, functions of buildings.
b. 
Building types may include requirements to incorporate certain aesthetic and functional elements. These are necessary to ensure that buildings fit appropriately within the context they are built, and that development contributes to a safe, attractive, and vibrant public realm.
c. 
Defining a building type does not necessarily describe the use that will occur in that structure. There are many instances of buildings being adaptively repurposed for a use that they were not originally designed to serve. Two examples include a detached house being used as a doctor's office and a warehouse being converted into a loft.
d. 
Building types and uses are permitted by zone.
e. 
Enumeration of building types.
Building Type
Code Reference
Detached house
§ 30-302
Estate
§ 30-303
Semiattached
§ 30-304
Courtyard
§ 30-305
Townhome
§ 30-307
Apartment building
§ 30-308
Suburban flex, small
§ 30-309
Suburban flex, large
§ 30-310
Suburban office
§ 30-311
Mixed-use tower/complex
§ 30-312
Urban, small
§ 30-313
Urban, large
§ 30-314

§ 30-302 DETACHED HOUSE (ALL WIDTHS).

a. 
A detached single-family unit on its own individual lot designed to be used exclusively by one family. There are six detached house development types that are defined by the width of the lot on which they sit. The different lot sizes permit the bulk requirements of the different development types to respond to the unique conditions created by varying lot widths.
b. 
Minimum requirements for a detached house are:
1. 
Principal structure quantity: one.
2. 
Use: one unit, typically residential unless otherwise permitted in the district.
3. 
Means of pedestrian access to unit: direct entry to unit at the ground floor.
4. 
On-site parking configuration: provided as an attached garage, detached garage, or surface parking located in yards in accordance with Subsection 30-218.5d.

§ 30-302.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-302.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Narrow
Small
Medium
Large
Wide
XXL
Lot Regulations
A
Frontage width (feet)
Parcels up to 39.9
40 - 49.9
50 - 59.9
60 - 74.9
75 - 124.9
125+
B
Minimum lot depth (feet)
80
80
80
80
80
80
C
Minimum lot size (square feet)
2,400
3,200
4,000
4,800
6,000
12,500
Setbacks
D
Build-to-line
See district standards in Part 2.
E
Minimum side yard (individual) (feet)
2
3
5
5
5
20
Minimum side yard (total) (feet)
10
13
18
18
18
45
F
Minimum rear yard (feet)
20
20
20
20
20
20
Coverage
G
Maximum building coverage
35%
30%
25%
20%
20%
20%
H
Maximum improved coverage
45%
40%
35%
30%
30%
30%
Note: The width of the lot shall dictate the standards applicable to a given parcel (e.g., a forty-foot-wide parcel is considered "small" and thus all standards for a "small" lot shall be applicable). In cases of corner lots, the frontage width shall be considered the width of the lot line parallel to the front door facing a street. If frontage width on a corner lot cannot be determined based on unique site circumstance, the Zoning Officer shall make a determination.

§ 30-302.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Narrow
Small
Medium
Large
Wide
XXL
Building Regulations
A
Maximum building width (feet)
27
27
35
60
60
80
B
Maximum building depth (feet)
50
50
50
50
50
50
C
Build-to-line occupancy
C
/
A
Minimum
80%
80%
60%
45%
40%
35%
Maximum
100%
100%
85%
75%
55%
50%
D
Main entrance
Front street
Front street
Front street
Front street
Front street
Front street

§ 30-302.4 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Applies to All Sizes
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
101
—
C
Upper floor height (floor to ceiling, feet)
91
—
D
Finished floor elevation (inches)
See district standards in Part 2.
Massing and Composition
E
Principal roof pitch (rise:run)
Flat or 4:12
18:12
Ancillary roof pitch
No greater than principal roof slope2
F
Horizontal articulation
N/A
G
Transparency, street facing facades
25%
—
H
Transparency, non-street-facing facades (if visible from right-of-way)3
25%
—
Notes:
1
Existing structures adding an addition may maintain the existing floor to ceiling height.
2
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements.
3
No minimum value required where facade is located on a property line. See § 30-329 regarding treatment to blank walls.

§ 30-303 ESTATE.

a. 
Estate buildings are defined by their age, design, and size. Estates in Morristown were constructed in the late 19th and early 20th centuries, and generally have superb and often historically significant architecture and design. In addition, they are often significantly larger than most detached homes, frequently exceeding 5,000 square feet. Estates are designed to be occupied by a single family, although in certain instances office uses may be permitted within the structure.
b. 
Minimum requirements for an estate are:
1. 
Principal structure quantity: one.
2. 
Use: typically residential and/or office, unless otherwise permitted in the district
3. 
Means of pedestrian access to units: direct entry to unit(s) at the ground floor
4. 
On-site parking configuration: provided as an attached garage, detached garage, or surface parking located in yards in accordance with Subsection 30-218.5d.
5. 
Size: typically between 2,500 square feet and 8,500 square feet.
6. 
Building design.
(a) 
New buildings: consistent with the typology of various traditional and popular house types found in the Morristown district as identified in the physical appearance description of the 1986 Multiple Resource Area of the National Register of Historic Places (No. 64000494), consistent with established architectural vernacular within 200 feet, or, in the case of a demolition reconstruction, consistent with the architectural style of the existing structure.
(b) 
Additions to existing structures: in the architectural style of the existing structure and/or otherwise consistent with the Secretary of Interior Standards for New Exterior Additions to Historic Buildings and Related New Construction.

§ 30-303.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-303.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Applies To All Sizes
Minimum
Maximum
Lot
A
Frontage width (feet)
50
—
B
Lot depth (feet)
100
—
C
Lot size (square feet)
5,000
—
Setbacks
D
Build-to-line
See district standards in Part 2.
E
Side yard (individual) (feet)
10
—
Side yard (total) (feet)
20
—
F
Rear yard (feet)
30
—
Coverage
G
Building coverage1
—
20%
H
Improved coverage
—
30%
Note:
1
Maximum building coverage upon existing parcels that are less than 5,000 square feet may be increased to 25% building coverage.

§ 30-303.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Applies to All Sizes
Minimum
Maximum
Building
A
Building width (feet)
—
100
B
Building depth (feet)
30
175
C
Build-to-line occupancy
C
/
A
50%
100%
D
Main entrance
Front
E
Gross floor area (square feet)
2,500
8,500

§ 30-303.4 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Applies to All Sizes
Minimum
Maximum
Main body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
101
—
C
Upper floor height (floor to ceiling, feet)
91
—
D
Finished floor elevation (inches)
See district standards in Part 2.
Massing and Composition
E
Principal roof pitch (rise:run)
4:12
18:12
Ancillary roof pitch
No greater than principal roof slope2
F
Horizontal articulation
N/A
G
Transparency, street-facing facades
See frontage standards in Article 3C.
H
Transparency, non-street-facing facades (if visible from right-of-way)3
25%
—
Notes:
1
Existing structures adding an addition may maintain the existing floor to ceiling height.
2
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements.
3
No minimum value required where facade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-304 SEMIATTACHED (ALL WIDTHS).

a. 
A residential building designed with two to four household units, each of which has direct access to the outside. Such structures shall have the exterior appearance of a single-family detached house. There are six semiattached development types that are defined by the width of the lot on which they sit.
b. 
Minimum requirements for a semiattached are:
1. 
Principal structure quantity: one.
2. 
Use: two to four units, typically residential unless otherwise permitted in the district
3. 
Means of pedestrian access to units:
(a) 
Direct entry to units at ground floor; or
(b) 
Common access via shared foyer, stairwell, or similar entryway at the ground floor.
4. 
On-site parking configuration: provided as an attached garage, detached garage, or surface parking located in yards in accordance with Subsection 30-218.5d.

§ 30-304.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-304.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Narrow
Small
Medium
Large
Wide
XXL
Lot Regulations
A
Frontage width (feet)
Parcels up to 39.9
40 - 49.9
50 - 59.9
60 - 74.9
75 - 124.9
125 +
B
Minimum lot depth (feet)
80
80
80
80
80
80
C
Minimum lot size (square feet)
2,400
3,200
4,000
4,800
6,000
12,500
Setbacks
D
Build-to-line
See building placement standards in your district: Part 2.
E
Minimum side yard (individual) (feet)
1
3
5
5
5
20
Minimum side yard (total) (feet)
8
13
18
18
18
45
F
Minimum rear yard (feet)
20
20
20
20
20
20
Coverage
G
Maximum building coverage
30%
30%
30%
30%
20%
20%
H
Maximum improved coverage
40%
40%
40%
40%
30%
30%
Note: The width of the lot shall dictate the standards applicable to a given parcel (e.g., a forty-foot-wide parcel is considered "small" and thus all standards for a "small" lot shall be applicable). In cases of corner lots, the frontage width shall be considered the width of the lot line parallel to the front door facing a street. If frontage width on a corner lot cannot be determined based on unique site circumstance, the Zoning Officer shall make a determination.

§ 30-304.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Narrow
Small
Medium
Large
Wide
XXL
Building
A
Maximum building width (feet)
27
27
35
45
60
80
B
Maximum building depth (feet)
50
50
50
50
50
50
C
Build-to-line occupancy
C
/
A
Minimum
80%
80%
60%
45%
40%
35%
Maximum
100%
100%
85%
75%
55%
50%
D
Main entrance
Front street
Front street
Front street
Front street
Front street
Front street

§ 30-304.4 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Applies to All Sizes
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
101
—
C
Upper floor height (floor to ceiling, feet)
91
—
D
Finished floor elevation (inches)
See District Standards in Sec. 30-2
Massing and Composition
E
Principal roof pitch (rise:run)
Flat or 4:12
18:12
Ancillary roof pitch
No greater than principal roof slope2
F
Horizontal articulation
N/A
G
Transparency, street-facing facades
25%
—
H
Transparency, non-street-facing facades (if visible from right-of-way)3
25%
Notes:
1
Existing structures adding an addition may maintain the existing floor to ceiling height.
2
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements
3
No minimum value required where facade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-305 COURTYARD.

a. 
Two separate structures occupying the same lot, with one structure located at the front (primary building) of the lot and the other at the rear of the lot (courtyard building). The primary building may house one or two families and must be in an attached, estate or detached building type per Section §§ 30-302 through 30-304, while the rear courtyard building is to be smaller and contain only one family. The street frontage is designed to reflect the scale of a single-dwelling house to blend with neighborhood context.
b. 
Minimum requirements for a courtyard are:
1. 
Principal structure quantity: two.
2. 
Use: two to three units, with one to two units in the primary building and one unit in the courtyard building. Courtyard building unit is always residential, and the primary building units are typically residential and/or office unless otherwise permitted in the district.
3. 
Means of pedestrian access to units:
(a) 
Entry to primary building consistent with the definition associated with the building type of the primary building.
(b) 
Entry to courtyard building by direct entry at ground floor and/or foyer/stairwell shared with garage space.
4. 
On-site parking configuration: provided as an attached garage, detached garage, or surface parking located in yards in accordance with Subsection 30-218.5d.
5. 
Size. The habitable floor area of the courtyard building shall not exceed 50% of that which is contained in the primary building or 1,200 square feet, whichever is less.
6. 
Primary building must be detached, semiattached, or estate building type and comply with the definitions of these building types.
7. 
Courtyard building must be architecturally consistent with the primary building in style, as well as building materials and design quality.

§ 30-305.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-305.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Lot Regulations
A
Frontage width (feet)
50
—
B
Minimum lot depth (feet)
125
—
C
Minimum lot size (square feet)
6,250
—
Setbacks
D
Build-to-line1
See district standards in Part 2.
E
Side yard (individual)
See Note2
Side yard (total)
See Note2
F
Rear yard
See Note2
Coverage
G
Building coverage
—
50%
H
Improved coverage
—
70%
Notes:
1
Applicable to the primary building only, unless the courtyard building is on a corner lot.
2
Yard setbacks for both the primary building and courtyard building shall be regulated based on the category of building type of the primary building per §§ 30-302 through 30-304 (detached, estate or semiattached).

§ 30-305.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
General Building Standards
A
Building width1 (feet)
—
40
B
Building depth1 (feet)
—
50
C
Build-to-line-occupancy
C
/
A
See Note2
D
Main entrance
See Note2
E
Building separation (feet)
24
—
Notes:
1
Applicable to the courtyard building only. See § 30-302 to § 30-304 for such standard of the primary building.
2
Applicable to the primary building only, unless on a corner lot, where such standard for the courtyard building is based on the category of building type of the primary building per §§ 30-302 through 30-304 (detached, estate or semiattached).

§ 30-305.4 Additional Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Density and maximum unit count shall include dwelling units contained in both the courtyard building and the primary building. Under no circumstances shall any provision herein be interpreted to permit the number of dwelling units per parcel in excess of those permitted in the district.
b. 
For the purposes of this provision, habitable floor area shall be defined as the sum of the gross horizontal areas of the floor or several floors of a dwelling, measured between the inside face of exterior walls or from the center line of walls separating two dwelling units, having a clear ceiling height of seven feet four inches or greater, but not including any unfinished cellar or basement or any garage space, breezeway, interior patios, enclosed porches or accessory building space.

§ 30-305.5 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Main Body
A
Building height (stories/feet)
Primary building
See district standards in Part 2.
Courtyard building
2.5/25 (maximum)
B
Ground floor height (floor to ceiling, feet)
9
—
C
Upper floor height (floor to ceiling, feet)
8
—
D
Finished floor elevation1
See district standards in Part 2.
Massing and Composition
E
Roof pitch (rise:run)
See Note2
Ancillary roof pitch
See Note2
F
Transparency, street-facing facades
See frontage standards in Part 3.
G
Transparency, non-street-facing facades (if visible from right-of-way)3
25%
N/A
Notes:
1
Finished floor elevation is applicable to the primary building only, unless the courtyard building is on a corner lot.
2
Roof pitch for the primary building shall be regulated based on the category of building type of the primary building per §§ 30-302 through 30-304 (detached, estate or semiattached). Roof pitch for the courtyard building shall match the primary building.
3
No minimum value required where the façade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-307 TOWNHOMES.

a. 
A townhome is a series of adjoining one-family dwelling units each of which is separated from the adjacent dwelling unit by a wall extending from the foundation through the roof, and structurally independent of the corresponding wall of the adjoining unit. They shall have an unobstructed front and rear wall to be used for access, light and ventilation. Stacked townhomes are not permitted (i.e., two similarly sized one-family dwelling units integrated into the footprint of a townhome).
b. 
Minimum requirements for a townhome are:
1. 
Principal structure quantity: one or more.
2. 
Use: at least three units, typically residential.
3. 
Primary means of pedestrian access to units: direct entry to each unit at ground floor.
4. 
On-site parking configuration: provided as an attached garage, detached garage, or surface parking located in yards in accordance with Subsection 30-218.5d.
5. 
Building design:
(a) 
Each unit contains multiple stories.
(b) 
Units must be attached to adjacent unit by at least one wall.
(c) 
One unit shall comprise a space from the foundation to the roof, with no other unit occupying space above or below another unit.
(d) 
The front and rear of each unit must be unobstructed for access, light, and air.

§ 30-307.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-307.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Interior Lot
A
Frontage width (feet)
120
—
B
Lot depth (feet)
125
—
C
Lot size (square feet)
12,500
—
Corner Lot
D
Frontage width (feet)
75
—
E
Lot depth (feet)
115
—
F
Lot size (square feet)
8,050
—
Setbacks: All Lots
G
Build-to-line
See district standards in Part 2.
H
Side yard (individual) (feet)
8
Side yard (total) (feet)
20
I
Rear yard (feet)
30
Coverage Interior Lot
J
Building coverage
—
50%
K
Improved coverage
—
80%
Coverage: Corner Lot
L
Building coverage
—
50%
M
Improvement coverage
—
85%

§ 30-307.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Building
A
Building width (feet)
50
125
B
Building depth (feet)
25
65
C
Unit width (feet)
15
N/A
Average unit width (feet)
20
30
D
Build-to-line occupancy
D
/
A
60%
80%
E
Main entrance
Front street
F
Building separation (feet)
24
N/A

§ 30-307.4 Additional Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Private yards, when provided, must be at least 10 feet deep.
b. 
On corner lots units may have entrances from either the front or side street.
c. 
On corner lots at least half of all units shall face the front street.
d. 
No garage doors shall be permitted to face a public street.

§ 30-307.5 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
10
—
C
Upper floor height (floor to ceiling, feet)
9
—
D
Finished floor elevation (inches)
18
—
Massing and Composition
E
Principal roof pitch (rise:run)
Flat or 4:12 minimum 18:12 maximum
Ancillary roof pith
No greater than principal roof slope
F
Horizontal articulation
See design standards in Subsection 30-328.2.
G
Transparency, street-facing facades
See frontage standards in Article 3C.
H
Transparency, non-street-facing facades2
25%
—
Notes:
1
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements.
2
No minimum value required where a façade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-308 APARTMENT BUILDING.

a. 
An exclusively residential building designed for occupancy by five or more families living independently of each other in units attached via one or more common roofs, walls or floors. Typically, the unit's habitable area is accessed from a common corridor. A common lobby and elevators are typically provided for buildings with more than one story.
b. 
Minimum requirements for an apartment are:
1. 
Principal structure quantity: one.
2. 
Use: multifamily residential.
3. 
Means of pedestrian access to units:
(a) 
Direct entry to unit at ground floor and/or via common lobby providing access to common corridor and/or stairwell.
(b) 
Lobbies are typically connected to the public right-of-way and/or parking areas (as opposed to a campus-like setting).
4. 
On-site parking configuration: interior garage or surface parking located in yards in accordance with Subsection 30-218.5d.
5. 
Building design:
(a) 
Principal structure is multistory.
(b) 
Units must be attached to each other by one or more common ceilings, walls, or floors.

§ 30-308.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-308.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Lot
A
Frontage width (feet)
100
—
B
Lot depth (feet)
125
—
C
Lot size (square feet)
12,500
—
Setbacks, Main Structure
D
Build-to-line
See district standards in Part 2.
E
Side yard (individual) (feet)
12
—
Side yard (total) (feet)
30
—
F
Rear yard (feet)
30
—
Coverage
G
Building coverage
—
30%
H
Improved coverage
—
70%

§ 30-308.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Building
A
Building width
N/A
N/A
B
Building depth
N/A
N/A
C
Build-to-line occupancy
C
/
A
60%
80%
D
Main entrance
Front street
E
Driveway (feet)
—
24

§ 30-308.4 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
10
—
C
Upper floor height (floor to ceiling, feet)
9
—
D
Finished floor elevation (inches)
18
—
Massing and Composition
E
Principal roof pitch (rise:run)
Flat or 4:12 minimum 18:12 maximum
Ancillary roof pitch
No greater than principal roof slope
F
Horizontal articulation
See design standards in Subsection 30-328.2.
G
Transparency, street-facing facades
See frontage standards in Article 3C.
H
Transparency, non-street-facing facades2
25%
—
Notes:
1
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements.
2
No minimum value required where a façade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-308.5 Quick Reference.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Standard
Code Reference
Frontage standards
Article 3C
Site design standards
Article 4A

§ 30-309 SUBURBAN FLEX, SMALL.

a. 
A single or multistory building designed to be used for commercial or office uses that are accessed principally by automobile. They may be designed as walk-ups or elevator buildings. Common entrances and other spaces may be shared. Primary access is to be provided from the primary street frontage. Additional access is permitted from courtyards or internal corridors. Parking may not abut the primary street frontage.
b. 
Minimum requirements for a suburban flex, small are:
1. 
Principal structure quantity: one.
2. 
Use: nonresidential.
3. 
Means of pedestrian access to units:
(a) 
Primary access via direct entry from primary street frontage.
(b) 
Additional access permitted via common lobby providing access to common corridor, parking area, and/or landscaped court.
4. 
On-site parking configuration: surface or structured parking located nonadjacent to primary street frontage.
5. 
Building design:
(a) 
Principal structure is single-story or multistory.
(b) 
Size: up to 12,000 square feet of gross floor area.
(c) 
Typically has extended setbacks compared to urban small/urban large building types. These setbacks are heavily landscaped and sometimes improved with preexisting surface parking, which is a nonconforming condition under the code.

§ 30-309.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-309.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Lot
A
Frontage width (feet)
60
200
B
Lot depth (feet)
80
—
C
Lot size (square feet)
4,800
—
Setbacks, Principal Buildings
D
Build-to-line
See district standards in Part 2.
E
Side yard (individual) (feet)
15
—
Side yard (total) (feet)
30
—
F
Rear yard (feet)
20
—
Coverage
G
Building coverage
—
30%
H
Improved coverage
—
85%

§ 30-309.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Minimum
Maximum
Building
A
Building width
N/A
N/A
B
Building depth
N/A
N/A
C
Build-to-line occupancy
C
/
A
60%
—
D
Main entrance
Front
E
Driveway width (feet)
N/A
24

§ 30-309.4 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
12
—
C
Upper floor height (floor to ceiling, feet)
9
—
D
Finished floor elevation (inches)
0
—
Massing and Composition
E
Principal roof pitch (rise:run)
—
3:12
Ancillary roof pitch
No greater than principal roof slope
F
Horizontal articulation
See design standards in Subsection 30-328.2.
G
Transparency, street-facing facades
See frontage standards in Article 3C.
H
Transparency, non-street-facing facades2
40%
75%
Notes:
1
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements.
2
No minimum value required where facade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-309.5 Quick Reference.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Standard
Code Reference
Frontage standards
Article 3C
Site design standards
Article 4A

§ 30-310 SUBURBAN FLEX, LARGE.

a. 
A building designed to contain retail (where permitted) on the ground floor with office uses on other floors, occupying more than 12,000 square feet of gross floor area.
b. 
Minimum requirements for a suburban flex, large are:
1. 
Principal structure quantity: one.
2. 
Use: nonresidential.
3. 
Means of pedestrian access to units:
(a) 
Primary access via direct entry from primary street frontage.
(b) 
Additional access permitted via common lobby providing access to common corridor, parking area, and/or landscaped court.
4. 
On-site parking configuration: surface or structured parking located nonadjacent to primary street frontage.
5. 
Building design:
(a) 
Principal structure is multistory.
(b) 
Size: more than 12,000 square feet of gross floor area.
(c) 
Typically have extended setbacks compared to urban small/urban large building types. These setbacks are heavily landscaped and sometimes improved with preexisting surface parking, which is a nonconforming condition under the code.

§ 30-310.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-310.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Lot
A
Frontage width (feet)
200
—
B
Lot depth (feet)
200
—
C
Lot size (square feet)
40,000
—
Setbacks, Principal Building
D
Build-to-line setback
See district standards in Part 2.
E
Side yard (individual)(feet)
20
—
Side yard (total) (feet)
40
—
F
Rear yard (feet)
20
—
Coverage
G
Building coverage
—
35%
H
Improved coverage
—
85%

§ 30-310.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Building
A
Building width
N/A
N/A
B
Building depth
N/A
N/A
C
Build-to-line occupancy
C
/
A
85%
—
D
Main entrance
Front
E
Driveway width (feet)
N/A
24

§ 30-310.4 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
12
—
C
Upper floor height (floor to ceiling, feet)
9
—
D
Finished floor elevation (inches)
0
—
Massing and Composition
E
Principal roof pitch (rise:run)
—
3:12
Ancillary roof pitch
No greater than principal roof slope
F
Horizontal articulation
See design standards in Subsection 30-328.2.
G
Transparency, street-facing facades
See frontage standards in Article 3C.
H
Transparency, non-street-facing facades2
20%
75%
Notes:
1
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements.
2
No minimum value required where facade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-310.5 Quick Reference.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Standard
Code Reference
Frontage standards
Article 3C
Site design standards
Article 4A

§ 30-311 SUBURBAN OFFICE.

a. 
A building used primarily for offices that may include ground-level retail and restaurant uses. This building type may include space for medical offices that provide treatment solely on an outpatient basis, provided that no overnight patients shall be kept on the premises. Such buildings are not appropriate for hospital uses.
b. 
Minimum requirements for a suburban office are:
1. 
Principal structure quantity: one.
2. 
Use: typically office/medical office.
3. 
Means of pedestrian access to units: common lobby, direct entry from street, parking area, and/or landscaped court.
4. 
On-site parking configuration: surface or structured parking located non-adjacent to primary street frontage.
5. 
Building design:
(a) 
Principal structure is multistory.
(b) 
Typically has extended setbacks compared to urban small/urban large building types. These setbacks are heavily landscaped and sometimes improved with preexisting surface parking, which is a nonconforming condition under the code.

§ 30-311.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-311.2 Lot Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Lot
A
Frontage width (feet)
140
—
B
Lot depth (feet)
125
—
C
Lot size (square feet)
17,500
—
D
Building coverage
—
30%1
E
Improved coverage
85%1
Setbacks, Principal Buildings
F
Build-to-line
See district standards in Part 2.
G
Side yard (individual) (feet)
10
—
Side yard (total) (feet)
50
—
H
Rear yard (feet)
25
—
Note:
1
Building coverage of up to 50% is permitted so long as overall lot coverage does not exceed 60%.

§ 30-311.3 Building Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Applies to All Sizes
Minimum
Maximum
Building
A
Building width
N/A
N/A
B
Building depth
N/A
N/A
C
Build-to-line occupancy
C
/
A
85%
—
D
Main entrance
Front
E
Driveway width (feet)
N/A
24

§ 30-311.4 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Size of Standard
Applies to All Sizes
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
12
—
C
Upper floor height (floor to ceiling, feet)
9
—
D
Finished floor elevation (inches)
0
—
Massing and Composition
E
Principal roof pitch (rise:run)
—
3:12
Ancillary roof pitch
No greater than principal roof
F
Horizontal articulation
See design standards in Subsection 30-328.2.
G
Transparency, street-facing facades
See frontage standards in Article 3C.
H
Transparency, non-street-facing facades2
40%
75%
Notes:
1
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements.
2
No minimum value required where a façade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-311.5 Quick Reference.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Standard
Code Reference
Frontage standards
Article 3C
Site design standards
Article 4A

§ 30-312 MIXED-USE TOWER/COMPLEX.

a. 
A building utilizing one or more tower elements sited above a larger podium level, designed to integrate various uses, such as office, commercial, institutional, and residential uses. Publicly accessible plaza areas are often incorporated into the structure.
b. 
Minimum requirements for a mixed-use tower/complex are:
1. 
Principal structure quantity: one or more.
2. 
Use: mixed-use within one structure or across multiple towers; public-accessible retail or restaurant on ground floor.
3. 
Means of pedestrian access to units: direct entry from ground floor and/or via common lobby providing access to common corridor, elevator, and/or stairwell.
4. 
On-site parking configuration: principal structure(s) located above one or more levels of structured parking.
5. 
On-site parking required.

§ 30-312.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-312.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Lot
A
Frontage width (feet)
100
—
B
Lot depth (feet)
125
—
C
Lot size (square feet)
30,000
—
Setbacks, Buildings
D
Build-to-line setback
See district standards in Part 2.
E
Minimum side yard (individual) (feet)
0 or 15
35
F
Rear yard (feet)
20
—
Coverage
G
Building coverage
—
70%
H
Improved coverage
—
95%
I
Floor area ratio1
—
2.74
Note:
1
Excluding structured parking

§ 30-312.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Building
A
Build-to-line occupancy
60%
—
B
Main entrance
Front
C
Driveway (feet)
—
24
D
Distance between entrances (feet)
N/A
40

§ 30-312.4 Additional Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Active uses are required on the ground floor.
b. 
A minimum of 30% of the air rights parcel site area over the multilevel parking facility shall be used for publicly accessible open space, including, but not limited to: plazas, gardens, walkways, and playgrounds.
c. 
Windows may not be obstructed through use of glazing, screens, or other visual impediments.
d. 
Loading bays shall not be permitted to front on downtown frontage types.

§ 30-312.5 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
12
—
C
Upper floor height (floor to ceiling, feet)
9
—
D
Finished floor elevation (inches)
0
Massing and Composition
E
Principal roof pitch (rise:run)
—
3:12
Accessory roof pitch
No greater than principal roof
F
Horizontal articulation
See design standards in Subsection 30-328.2.
G
Transparency, street-facing facades
See frontage standards in Article 3C.
H
Transparency, non-street-facing facades1
25%
75%
Note:
1
No minimum value required where a façade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-313 URBAN, SMALL.

a. 
A multistory structure designed to integrate office and residential uses on the upper floors and retail or other active uses on the ground floor. All uses are integrated in a single building, with upper floors typically serviced by their own entrance. Urban small buildings may not occupy more than 70 feet of primary street frontage. Common lobby elevators are permitted but not required.
b. 
Minimum requirements for a urban, small are:
1. 
Principal structure quantity: one.
2. 
Use: typically mixed-use, always with ground-floor commercial.
3. 
Means of pedestrian access to units:
(a) 
Common lobby providing access to common corridor for upper stories.
(b) 
Storefront for ground floor uses.
(c) 
Direct entry to residential units (on nonprimary facade only).
4. 
On-site parking configuration: rear yard or interior garage.
5. 
Building design:
(a) 
Existing: principal structures are single-story or multistory, whereas new principal structures are multistory.
(b) 
Less than 75 feet in frontage width; similar structures on parcels that exceed 75 feet in frontage width are urban, large.
(c) 
Street-facing facades must have a storefront appearance on the ground floor, regardless of use.

§ 30-313.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-313.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Lot
A
Frontage width (feet)
25
75
B
Lot depth (feet)
65
—
C
Lot size (square feet)
1,625
—
Setbacks, Principal Buildings
D
Build-to-line
See district standards in Part 2.
E
Side yard (individual) (feet)
0 or 15
35
F
Rear yard (feet)
20
—
Coverage, Principal Buildings
G
Building coverage
—
85%
H
Improved coverage
—
85%1
Note:
1
Urban, small buildings in the TC District may be permitted up to 95% improved coverage.

§ 30-313.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Building
A
Building width
N/A
N/A
B
Building depth
N/A
N/A
C
Build-to-line occupancy
C
/
A
95%
—
D
Main entrance
Front
E
Driveway width (feet)
N/A
24
F
Distance between entrances1 (feet)
—
40
Parking
G
Mid-block connection width (when provided) (feet)
18
N/A
Note:
1
This standard shall be excluded insofar as deviation would require conformance with FAR limitations as may be imposed pursuant to district standards.

§ 30-313.4 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
12
—
C
Upper floor height (floor to ceiling, feet)
9
—
D
Finished floor elevation (inches)
—
0
Massing and Composition
E
Principal roof pitch (rise:run)
—
3:12
Ancillary roof pitch
No greater than principal roof
F
Horizontal articulation
See design standards in Subsection 30-328.2.
G
Transparency, street-facing facades
See frontage standards in Article 3C.
H
Transparency, non-street-facing facades3
30%
75%2
Notes:
1
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements.
2
Minimum and maximum transparency standards do not apply to buildings with a side yard setback of zero feet.
3
No minimum value required where facade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-314 URBAN, LARGE.

a. 
A multistory structure that may be designed to integrate various uses, such as office, commercial, institutional, and residential uses. Urban, large buildings must occupy at least 70 feet of primary street frontage. Upper floor uses must be provided access from a common corridor. Common lobby elevators are required.
b. 
Minimum requirements for an urban, large are:
1. 
Principal structure quantity: one.
2. 
Use: typically mixed-use, always with ground-floor commercial.
3. 
Means of pedestrian access to units:
(a) 
Common lobby providing access to common corridor for upper stories.
(b) 
Storefront for ground floor uses.
(c) 
Direct entry to residential units (on nonprimary facade only).
4. 
On-site parking configuration: rear yard or interior garage.
5. 
Building design:
(a) 
Principal structure is multistory.
(b) 
Between 75 feet and 250 feet in frontage width.
(c) 
The primary facade must have a storefront appearance on the ground floor, regardless of use.

§ 30-314.1 Example Images.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

§ 30-314.2 Lot Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Lot
A
Frontage width (feet)
75
250
B
Lot depth (feet)
100
—
C
Lot size (square feet)
7,000
—
Setbacks, Buildings
D
Build-to-line setback
See district standards in Part 2.
E
Side yard (individual) (feet)
0 or 15
35
F
Rear yard (feet)
20
—
Coverage, Buildings
G
Building coverage
—
85%
H
Improved coverage
—
95%

§ 30-314.3 Building Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Building
A
Building width (feet)
N/A
250
B
Building depth
N/A
N/A
C
Build-to-line occupancy
C
/
A
95%
—
D
Main entrance
Front
E
Driveway width (feet)
N/A
24
F
Distance between entrances1 (feet)
N/A
40
Parking
G
Mid-block connection width (when provided) (feet)
18
N/A
Note:
1
This standard shall be excluded insofar as deviation would require conformance with FAR limitations as may be imposed pursuant to district standards.

§ 30-314.4 Massing Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Minimum
Maximum
Main Body
A
Building height (floors/feet)
See district standards in Part 2.
B
Ground floor height (floor to ceiling, feet)
12
—
C
Upper floor height (floor to ceiling, feet)
9
—
D
Finished floor elevation (inches)
—
0
Massing and Composition
E
Principal roof pitch (rise:run)
—
3:12
Accessory roof pitch
No greater than principal roof
F
Horizontal articulation
See design standards in Subsection 30-328.2.
G
Transparency, street-facing facades
See frontage standards in Article 3C.
H
Transparency, non-street-facing facades3
40%
75%2
Notes:
1
Pitched ancillary roofs are permitted on flat-roofed buildings, but must comply with principal roof pitch requirements.
2
Minimum and maximum transparency standards do not apply to buildings with a side yard setback of zero feet.
3
No minimum value required where facade is located on a property line. See § 30-329 regarding treatment of blank walls.

§ 30-314.5 Additional Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Any building with an active ground floor use shall have a maximum finished floor elevation of zero inches. Residential uses or ground floor hotel guest rooms shall have a finished floor elevation between 18 inches and 48 inches.

§ 30-315 INTENT OF FRONTAGE TYPES.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
The frontage types regulate the way buildings relate to the street. These rules regulate not only the form of the building but also the form of the pedestrian realm within the public right-of-way.
b. 
Frontage types are integral to creating, within a street or block, the appropriate nexus between the public and private realms. They provide uniform rules for how a private building and public street interact, and help establish a vision for how a street or block should look and function. Such rules allow the vision and goals articulated in the Master Plan to be realized over time through incremental development and changing architectural styles and materials.
c. 
In cases where a property fronts on two or more frontages, the development shall meet the design standards applicable to each frontage. In cases where district standards in Part 2 specify the permissibility of a building type or use, the presence of any one frontage listed in the standard shall be sufficient for the requirement to apply.
d. 
Where step back regulations in this section conflict with those specified in the TC District pursuant to Subsection 30-211.11, the latter shall supersede.

§ 30-316 DOWNTOWN FRONTAGE.

Downtown frontages are characterized by the most high-intensity, mixed-use development that fronts on an active, pedestrian-friendly public realm. Therefore, the streetscape must provide capacity for high levels of pedestrian activity. This necessity, along with the grand scale of the street, warrants wide sidewalks with high-quality materials and design, generous building heights, high-quality facade materials and design, maximum first floor transparency, minimal to zero front and side yard setbacks, zero curb cuts and no front yard parking lots. Planting strips are to consist of hardscape between street trees. Outdoor cafes and planters are encouraged as integral parts of the streetscape.

§ 30-316.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
Yes
ii.
Transparency, ground floor
60%
80%
iii.
Transparency, upper floors
30%
70%
iv.
Build-to-line
See district standards.
v.
Encroachments (feet)
—
10
vi.
Step back required (stories/feet)
4/42
4/53
vii.
Step back requirement
12.5% of building depth, minimum 10 feet and maximum 20 feet

§ 30-316.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
NP
Bay window
P
Porches
NP
Stoops
NP
Terraces
P
Awnings
P
Lobby
P
Porte cocheres
NP
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-317 MAIN STREET FRONTAGE.

Main streets are characterized by dense, mixed-use development and an active, pedestrian-friendly public realm. They are intended to serve as the primary feeders to the downtown. As such, the frontages are characterized by active ground floor uses with residential and office uses above. The streetscape must provide capacity for a moderate to high amount of pedestrian activity. New development is to provide moderate to generous building heights, high-quality facade materials and design, maximum first floor transparency, no front and minimal side yard setbacks, and minimal curb cuts. Planting strips are to consist of hardscape between street trees. Outdoor cafes and planters are encouraged as integral parts of the streetscape.

§ 30-317.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
Yes
ii.
Transparency, ground floor
60%
80%
iii.
Transparency, upper floors
30%
70%
iv.
Build-to-line
See district standards.
v.
Encroachments (feet)
—
10
vi.
Step back required (stories/feet)
4/42
4/53
vii.
Step back requirement
12.5% of building depth, minimum 10 feet and maximum 20 feet

§ 30-317.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
NP
Bay window
P
Porches
NP
Stoops
NP
Terraces
P
Awnings
P
Lobby
P
Porte cocheres
NP
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-318 DOWNTOWN FEEDER.

Downtown feeders provide support for the highly active downtown streets, and are areas of transition between downtown and residential areas. They are characterized by dense development and an active, pedestrian-friendly public realm. Active ground floor uses are encouraged but not required. The streetscape must provide capacity for a moderate to high amount of pedestrian activity. New development is to provide moderate to generous building heights, high-quality facade materials and design, high first floor transparency, no front and minimal side yard setbacks. Since these streets will provide access to parking for development fronting on downtown frontages, well-planned curb cuts are essential; they should be minimized whenever possible.

§ 30-318.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
No
ii.
Transparency, ground floor
30%
—
iii.
Transparency, upper floors
25%
—
iv.
Build-to-line
See district standards.
v.
Encroachments past build-to-line (feet)
—
10
vi.
Step back required (stories/feet)
4/42
4/53
vii.
Step back requirement
12.5% of building depth, minimum 10 feet and maximum 20 feet

§ 30-318.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
P
Bay window
P
Porches
NP
Stoops
NP
Terraces
P
Awnings
P
Lobby
P
Porte cocheres
NP
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-319 MAIN STREET FEEDER.

Main street feeders provide a transition from the high activity commercial areas to the less-active mixed-use and residential areas. They are characterized by moderately dense development, much of which is residential, with a moderate amount of office and commercial uses. The streetscape must provide capacity for moderate pedestrian volumes. New development is to provide varied building heights, high-quality facade materials and design, moderate first floor transparency, varied front and side yard setbacks, and rear yard parking. Since these streets will provide access to parking for development fronting on main streets, well-planned curb cuts are essential; they should be minimized whenever possible.

§ 30-319.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
No
ii.
Transparency, ground floor
30%
80%
iii.
Transparency, upper floors
25%
—
iv.
Build-to-line
See district standards.
v.
Encroachments
—
10
vi.
Step back required (stories/feet)
2/28
3/41
vii.
Step back requirement
12.5% of building depth, minimum 10 feet and maximum 20 feet

§ 30-319.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
P
Bay window
P
Porches
NP
Stoops
P
Terraces
P
Awnings
P
Lobby
P
Porte cocheres
NP
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-320 OFFICE RESIDENTIAL FRONTAGE.

Office residential frontages have a strong residential quality that is reinforced by the predominance of detached houses and, in limited instances, estates buildings. However, owners are permitted to provide a mix of office and residential units in the same building. Landscaped front yards reinforce the neighborhood atmosphere. There is a low to moderate volume of pedestrian activity. The planting strip shall be wide and provide ample space for the growth of large street trees. New development shall be consistent with existing development and be characterized by modest building heights, high-quality facade materials and design, low to moderate first floor transparency, usable front porches (where appropriate), large front and side yard setbacks, and parking located to the rear of the dwelling.

§ 30-320.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
No
ii.
Transparency, ground floor
25%
—
iii.
Transparency, upper floors
20%
—
iv.
Build-to-line
See district standards.
v.
Encroachments (feet)
—
10
vi.
Step back required (stories/feet)
4/42
4/53
vii.
Step back requirement
12.5% of building depth, minimum 10 feet and maximum 20 feet

§ 30-320.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
P
Bay window
P
Porches
P
Stoops
P
Terraces
P
Awnings
P
Lobby
P
Porte cocheres
NP
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-321 FLEX CORRIDOR.

Flex corridors are defined by a mixture of uses situated along moderate to highly trafficked corridors. New development, particularly commercial development, should be located close to the sidewalk to encourage pedestrian activity and traffic calming. Front yards may be landscaped or serve as amenities for businesses. Parking is located to the rear of buildings, and new development or redevelopment should minimize curb cuts through shared driveways and cross easement parking. New development shall be characterized by modest building heights, high-quality facade materials and design, and moderate first floor transparency. Sidewalks should be constructed to accommodate moderate pedestrian activity.

§ 30-321.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
No
ii.
Transparency, ground floor
35%
75%
iii.
Transparency, upper floors
20%
—
iv.
Build-to-line
See district standards.
v.
Encroachments (feet)
—
10
vi.
Step back required (stories/feet)
4/42
4/53
vii.
Step back requirement
12.5% of building depth, minimum 10 feet and maximum 20 feet

§ 30-321.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
P
Bay window
P
Porches
P
Stoops
P
Terraces
P
Awnings
P
Lobby
P
Porte cocheres
NP
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-322 OFFICE CORRIDOR.

Office corridor frontages are defined by the predominance of office uses along a street that provides a pedestrian friendly environment while accommodating high volumes of through traffic. New development should be characterized by active ground floor uses with office uses above. New development shall be characterized by generous building heights, high-quality facade materials and design, maximum first floor transparency. Front and side yard setbacks should be small to create a more pronounced urban feel. The streetscape must provide capacity for a moderate to high amount of pedestrian activity; curb cuts should be minimized. Outdoor cafes and planters are encouraged as integral parts of the streetscape. Buildings along these frontages may be iconic and use design approaches not found elsewhere in Morristown.

§ 30-322.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
No
ii.
Transparency, ground floor
30%
—
iii.
Transparency, upper floors
25%
—
iv.
Build-to-line
See district standards.
v.
Encroachments (feet)
—
10
vi.
step back required (stories/feet)
—
—
vii.
Setback requirement
—
—

§ 30-322.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
P
Bay window
P
Porches
NP
Stoops
NP
Terraces
P
Awnings
P
Lobby
P
Porte cocheres
NP
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-323 SUBURBAN RESIDENTIAL.

Suburban residential streets serve the least dense areas in Morristown. Areas are typically defined by generous landscaped front yard setbacks. Attached side garages are not uncommon and permitted on these streets. Streetscape must provide capacity for minimal to moderate pedestrian volumes. New development is to provide varied building heights, high-quality facade materials and design, and low to moderate first-floor transparency.

§ 30-323.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
No
ii.
Transparency, ground floor
25%
—
iii.
Transparency, upper floors
20%
—
iv.
Build-to-line
See district standards.
v.
Encroachments (feet)
—
10
vi.
Step back required (stories/feet)
—
3/41
vii.
Step back requirement
12.5% of building depth, minimum 10 feet and maximum 20 feet

§ 30-323.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
P
Bay window
P
Porches
P
Stoops
P
Terraces
P
Awnings
NP
Lobby
NP
Porte cocheres
NP
Attached side garages
P
Note:
See § 30-333 for regulations regarding building elements.

§ 30-324 HISTORIC SUBURBAN RESIDENTIAL.

Historic suburban residential streets are fundamentally suburban in nature: they serve only moderately dense development. However, they are characterized by moderate front yard setbacks, and parking takes place in rear yards. The streetscape must provide capacity for minimal to moderate pedestrian volumes. New development is to provide varied building heights, high-quality facade materials and design, and low to moderate first-floor transparency. Shared curb cuts and driveways are encouraged to provide access to side and rear yard parking.

§ 30-324.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
No
ii.
Transparency, ground floor
25%
—
iii.
Transparency, upper floors
20%
—
iv.
Build-to-line
See district standards.
v.
Encroachments (feet)
—
10
vi.
Step back required (stories/feet)
—
3/41
vii.
Step back requirement
12.5% of building depth, minimum 10 feet and maximum 20 feet

§ 30-324.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
P
Bay window
P
Porches
P
Stoops
P
Terraces
P
Awnings
NP
Lobby
NP
Porte cocheres
NP
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-325 URBAN RESIDENTIAL.

Urban residential streets typically occur in areas with above-average density. Buildings usually have short setbacks that can be landscaped, used for gardens, or serve as small private yards. One of the defining characteristics of these streets is porches, which provide important transition space between the public and private realms. The streetscape must provide capacity for moderate pedestrian volumes. New development is to provide varied building heights, high-quality facade materials and design, and low to moderate first-floor transparency. Shared curb cuts and driveways are encouraged to provide access to side are rear yard parking. Attached side garages are strictly prohibited.

§ 30-325.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Regulation
Minimum
Maximum
i.
Active ground floor use required
No
ii.
Transparency, ground floor
25%
—
iii.
Transparency, upper floors
20%
—
iv.
Build-to-line
See district standards.
v.
Encroachments (feet)
—
10
vi.
Step back required (stories/feet)
—
3/41
vii.
Step back requirement
12.5% of building depth, minimum 10 feet and maximum 20 feet

§ 30-325.2 Building Element Requirements.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
P
Bay window
P
Porches
P
Stoops
P
Terraces
P
Awnings
NP
Lobby
NP
Porte cocheres
NP
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-326 ESTATE RESIDENTIAL FRONTAGE.

Estate residential frontages are some of the most iconic in Morristown. These streets support the large historic estates. As a result, buildings often have large front yard setbacks that contain porte cocheres, patio parking, and other elements. The streetscape must provide capacity for minimal to moderate pedestrian volumes and should be landscaped with the highest quality materials. New development should match existing character with the highest quality facade materials and design, low to moderate first-floor transparency, varied front and side yard setbacks. No attached garages. Side garages are allowed.

§ 30-326.1 Community Character Regulations.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Key:
P: Permitted
NP: Not permitted
Building Elements
Permission
Balcony
P
Bay window
P
Porches
P
Stoops
P
Terraces
P
Awnings
NP
Lobby
NP
Porte cocheres
P
Attached side garages
NP
Note:
See § 30-333 for regulations regarding building elements.

§ 30-327 BUILDING ORIENTATION.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Requirements.
1. 
Building fronts shall be oriented to the primary street upon which the structure is sited. Every residential building front shall have a primary entrance.
2. 
Multifamily buildings shall provide no less than one primary entrance for every 75 feet of street frontage.
3. 
Every individual storefront shall provide a front entrance and shall be open to pedestrians.

§ 30-328.1 Vertical Modulation.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
The following regulations apply to all street-facing facades of the following form-based code building types: suburban office, suburban flex, small, suburban flex, large, urban small, urban large.
b. 
Requirements.
1. 
Street-facing building facades of three to four stories in height shall be articulated into a minimum of two sections. Street-facing building facades of five or more stories in height shall be articulated into a minimum of three sections. Articulation may be accomplished through the use of entablatures, corbels, step backs, changes in material, changes in material color, and other changes that result in visually distinct vertical facade sections.

§ 30-328.2 Horizontal Modulation.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Applicability. The following regulations apply to all buildings that are more than 50 feet wide.
b. 
Requirements.
1. 
All buildings more than 50 feet wide shall be articulated into modules no wider than 50 feet.
2. 
Articulation may be accomplished through the use of columns, bay or bow windows, changes in material, changes in material color, and other changes that result in visually distinct vertical facade sections.
3. 
Architectural details, such as windows, doors, and garages, shall be confined within articulated vertical and horizontal sections, and shall not overlap across the border from one section to another.
4. 
For residential uses, horizontal modulation shall reflect spacing and size of interior units.
5. 
For retail uses, structural rhythms along the streetscape should be maintained even though the architectural design and style of individual stores may vary.
6. 
Ground floor retail shall be modulated with at least one pedestrian (patron) entrance every 40 feet along the street frontage.

§ 30-329 FENESTRATION.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Requirements.
1. 
Windowless facades shall not be permitted on any occupied structure.
2. 
All facades must provide windows as prescribed in Part 3, Building Type Standards.
3. 
Windows shall be untinted. Mirror or reflective glass is not permitted in any commercial or residential location.
4. 
Display windows for ground floor storefronts shall not be blocked with merchandise or interior merchandise displays.
5. 
In buildings which are being renovated or repurposed, windows shall match existing window openings.
6. 
Vinyl windows shall not be permitted.
7. 
All windows not facing the street frontage shall not count towards transparency requirements.
8. 
Where fenestration of a facade is unfeasible, alternative facade treatments must be provided, such as blind windows or murals.

§ 30-330 STEP BACKS.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
All buildings for which a step back is required under the provisions of Article 3C shall include a step back a minimum 10 feet in depth from the primary facade. Step back areas may be used for the provision of outdoor space for occupants with a balcony or rooftop deck. Buildings should define the upper-story step back through a horizontal element, such as a cornice, band or frieze.

§ 30-331 BUILDING HEIGHT EXCEPTIONS.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
No building or structure shall have a height, either in feet or stories, greater than permitted in the district in which it is located, except that chimneys, steeples, water towers, cupolas, or similar items used in conjunction with a building, radio or television antennas, air conditioning or elevator machinery and structures housing the same may be erected, provided that such structures shall not exceed the height regulation by more than 40%, shall not be used for habitation, and shall not be used as a sign or as a supporting structure for any sign or lettering.
b. 
Rooms and areas providing access to a rooftop deck shall not be considered a story, and their height not considered as part of total building height nor their floor area considered as part of the floor area ratio, so long as they conform to the following standards:
1. 
Rooms on same floor as rooftop decks.
(a) 
Rooms on the same floor as rooftop decks shall be limited to the following:
(1) 
Stairwells.
(2) 
Elevators.
(3) 
Vestibules for stairwells/elevators.
(4) 
Storage room.
(5) 
Restroom.
(b) 
It shall be noted that the above rooms shall not be used for communal gathering, cooking, or in association with internal amenities.
2. 
The maximum floor area of rooms on the same floor as a rooftop deck shall not exceed 10% of the area of the rooftop area.
3. 
The floor-to-ceiling height of such rooms may not exceed nine feet, nor may the height to the top of such rooms exceed the building height regulation of the district by more than 25%.
4. 
Such rooms shall be set back a minimum of 10 feet from the facade of the below story. This provision shall not apply to facades sharing a common wall with an adjacent property where the principal building of such adjacent property is of same or greater height than such rooms.

§ 30-332 OUTDOOR SPACE.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Requirements.
1. 
Outdoor space shall be provided at the following rates:
(a) 
Buildings containing no more than 10 residential units shall provide a minimum of 200 square feet of outdoor space per unit, which shall be available to and accessible to each unit.
(b) 
Buildings containing more than 10 residential units shall provide a minimum of 75 square feet of outdoor space per unit, which shall be available to and accessible to each unit.
(c) 
Buildings containing more than 10 residential units may meet the open space requirement at a reduced rate of 50 square feet per dwelling unit based on the following conditions:
(1) 
Open space is available in a publicly accessible pedestrian plaza.
(2) 
Space is located along the street frontage.
(3) 
A plaza provides seating at a rate of one linear foot per 30 square feet. Seating shall be no less than 18 inches high and no more than 24 inches high.
(4) 
Plazas shall be open to and immediately accessible from the sidewalk for no less than 50% of the frontage.
(5) 
Where the maximum required build-to line is less than 15 feet, a building may be set back at most 15 feet from the right-of-way in order to incorporate a pedestrian plaza.
(6) 
In cases where the grass verge between the sidewalk and the cartway is greater than, or could be expanded to, eight feet, the applicant may provide the pedestrian plaza within this area upon approval of the Engineering Division.
(d) 
Calculating compliance of provided open space. Open space may be private to an individual dwelling unit or shared among a building's dwelling units. Allocation of provided open space toward the amount of open space required shall be calculated as follows:
(1) 
If a dwelling unit is provided with private open space equal to or greater than the required open space per unit, the unit shall not be considered when calculating shared open space; private open space provided in excess of that required shall not be considered when calculating required shared open space.
(2) 
If a dwelling unit's private open space is less than the required open space per unit, the difference of required and provided open space shall be attributed to the required shared open space.
(3) 
The minimum shared open space shall be calculated as follows: Required shared open space = (units without private open space) X (required open space/unit) + [sum of remaining open space requirement for units with private open space per § 30-332a1(d)(2)]
(4) 
A dwelling unit must have access to the shared open space to which its open space requirement is allocated.
2. 
Outdoor design standards.
(a) 
Private and semiprivate outdoor space may include rear yard lawns, preserved wooded and natural lands, decks, patios, terraces, balconies, atria, or any other feature that provides similar amenity to residents. Open space grades shall exclude areas of steep slope as defined by this chapter as slopes of 15% or greater. It is encouraged to make the open space as flat as possible as to allow accessibility by the widest range of residents.
(b) 
Outdoor space shall be incorporated into the architecture or otherwise enclosed for privacy, as appropriate by a decorative fence or wall, evergreen hedge, trellis or arbor or combination thereof.
(c) 
Pedestrian plaza space may be occupied up to 25% by stoops, stairs, pathways and raised landscaping.
(d) 
For courtyard building types, outdoor space may include open areas accessible by automobiles, provided that:
(1) 
None of the open space is used for on-site parking.
(2) 
Those areas are constructed with materials such as grass-crete, pavers, or similar materials. Asphalt, concrete and gravel shall not be permitted.

§ 30-333.1 Attached Side Garage.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Every effort should be made for garages not to face the street, with the exception of corner lots. Garages on corner lots may face the street along the side of larger frontage.
b. 
When the garage cannot be designed to face away from the street, the garage shall be visually minimized by recessing the garage door into the facade at least two feet and using a darker color for the garage door.
c. 
Garage doors shall be consistent with the overall design of the dwelling.

§ 30-333.2 Awnings.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Awnings, marquees, and other decorative elements:
1. 
Shall not project more than four feet from the front facade of a building.
2. 
Shall not extend over any public space to within two feet from the curbline.
3. 
Shall be approved as to structural strength and quality of materials.
b. 
The lowest point of any marquee, awning or decorative element that projects over a sidewalk, alley or other pedestrian space shall have a minimum clearance of 10 feet above grade.
c. 
Lighting beneath any awning, marquee or other decorative element shall be at least equal to the outside lighting in the adjacent public space. If the awning, marquee or other decorative element reduces natural light or streetlight in the public place, public areas beneath that awning, marquee or public space shall be lit during hours of darkness to the same degree and time schedule as adjacent streetlighting.
d. 
Awnings, marquees or other decorative elements shall not be constructed in a manner that obstructs, obscures or interferes with any streetlight, utility pole, or tree in the public place, or any transportation-related sign, signal or traffic control device.

§ 30-333.3 Balconies.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Balconies may project a maximum of three feet into the public right-of-way, provided that the sidewalk is nine feet or greater in width. Where the sidewalk is less than nine feet wide, the projection shall not exceed two feet.
b. 
Balconies may project no more than three feet from the façade, no more than three feet into front, side, or rear yards where such balconies are visible from the public right-of-way. Where balconies are not visible from the public right-of-way, they may project no more than eight feet into front, side, or rear yards.
c. 
Balconies shall not encroach within three feet of any adjoining property line.
d. 
No balcony projections are permitted less than 10 feet above grade.
e. 
Recessed balconies cannot occupy more than 25% of a street-facing building facade.

§ 30-333.4 Bay Windows.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Bay windows may project a maximum of three feet into the public right-of-way, where the sidewalk is nine feet or greater in width. Where the sidewalk is less than nine feet in width, the projection shall not exceed two feet.
b. 
No bay window projections encroaching into the public right-of-way are permitted less than 12 feet above grade.

§ 30-333.5 Lobbies.

[Ord. No. O-25-2018, 7-12-2018; amended 3-8-2022 by Ord. No. O-5-2022; 8-8-2023 by Ord. No. O-11-2023]
a. 
Applicability. The following regulations apply to all multistory buildings where an active ground floor use is required.
b. 
Requirements.
1. 
Location of lobby. Where a mid-block pedestrian connection exists, the lobby shall open onto this pathway. Where a building is on a corner lot and does not have a mid-block pedestrian connection, the lobby shall open onto the lesser of the two street frontages. Where the building has neither a mid-block pedestrian connection nor a corner location, the lobby shall open onto the street frontage.
2. 
Maximum frontage. Lobbies may occupy up to 40 feet of frontage, but in no case may more than 25% of the building frontage be dedicated to lobby space.
3. 
Transparency. The lobby area shall be subject to additional transparency requirements over and above those established in this section for ground floor facades. Lobby areas shall provide 60% to 90% transparency on the street-facing side, and in all cases shall provide at least 5% more transparency than non-lobby components of the ground-floor facade.

§ 30-333.6 Porches.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Setbacks. Porte cocheres shall be set back a minimum of five feet from adjoining property lines, and a minimum of 12 feet from the public right-of-way.
b. 
Habitable space. Porte cocheres with habitable space built above shall conform to all yard setback requirements.
c. 
Maximum height. Porte cocheres shall have a maximum clearance of 14 feet.
d. 
Any space beneath the porte cochere shall not be used for long-term parking and shall not be applied toward parking requirements.

§ 30-333.7 Porte Cocheres.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Stoop locations shall correspond with the location of residential building entries.
b. 
The primary entrance and stoop shall be a minimum of 18 inches above sidewalk grade.
c. 
The stoop, excluding the steps, shall have a maximum depth of six feet.
d. 
Stoops and stoop entrances shall be spaced a minimum of 12 feet apart and provide direct access to ground floor units and/or corridors.
e. 
Stoops shall not encroach upon the public right-of-way, but may project beyond the build-to line.
f. 
Stairs shall be perpendicular to the street and sidewalk.
g. 
Stairs shall not be covered, but upper landings that provide access to doorways and entries may be covered by awnings in accordance with the provisions of this section.

§ 30-333.8 Stoops.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Terraced areas shall comprise no more than 33% of rear yard area.
b. 
Terraces shall not be raised more than two feet above the ground, except for stairs and steps leading into buildings. In cases of sloping ground, terraces shall be permitted to exceed four feet in height before stepping down to a lower elevation.

§ 30-333.9 Terraces.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Requirements.
1. 
The following vertical roof projections shall be subject to the requirements of this section.
2. 
Included projections:
(a) 
Vents.
(b) 
Stacks.
(c) 
Elevator mechanical rooms.
(d) 
Roof-mounted equipment.
b. 
Screening requirement. Projections shall be screened from view by parapet walls or an approved enclosure.
c. 
Screening design. Screens shall reflect and complement the architecture of the building. Exceptions from screening may be provided if the Board finds that alternative methods of integrating these features into the architectural context creates a positive aesthetic environment.

§ 30-333.10 Vertical Roof Projections.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Unless existing at the time of application, artificial foam stone, brick-face systems, cement parging, shingles, shakes, vinyl or aluminum siding, and exterior insulation finishing systems (EIFS) are not permitted as facade materials in any residential structures with three or more dwelling units, nonresidential structures, or mixed-use structures.

§ 30-333.11 Materials.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Permitted encroachments may not extend onto any public right-of-way, except as permitted above in § 30-333.
b. 
Encroachments into the public right-of-way shall be subject to the review and approval of the Town Engineer. When encroachment is on a right-of-way under the jurisdiction of the New Jersey Department of Transportation or the Morris County Division of Engineering and Transportation, encroachment shall be subject to review by and approval of the respective regulating entity.

§ 30-335 ACCESSORY STRUCTURES, GENERALLY.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023; 2-13-2024 by Ord. No. O-2-2024]
a. 
Accessory structures that are considered to be incidental and customary to the primary structure are permitted in the Town of Morristown and shall conform to the accessory structure standards in Article 3E.
b. 
Fences and walls shall be exempt from the requirements of this section. See § 30-418 for regulations pertaining to fences and walls.

§ 30-336 BULK REQUIREMENTS.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Side yard: 1/2 required side yard; zero feet in Town Center (TC) District and overlays.
b. 
Rear yard: 1/2 required rear yard or five feet, whichever is less.
c. 
Setback from build-to-line: 25 feet.
d. 
Height: 15 feet as measured to the top of the ridge.

§ 30-337 GENERAL DESIGN STANDARDS.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Applicability. The following regulations apply to all accessory structures of more than 25 square feet within the Town of Morristown.
b. 
Requirements.
1. 
Maximum footprint. The maximum footprint of an accessory structure shall be no greater than 30% of the rear yard area.
2. 
The total floor area of all accessory structures shall not exceed the first-floor area of the principal structure.
3. 
Accessory structures shall not be used for human habitation except where permitted by this chapter.

§ 30-338.1 Ground Decks.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Applicability. The following regulations apply to all ground-level outdoor decks.
b. 
Requirements.
1. 
All deck areas shall occupy no more than 30% of the rear yard area.
2. 
Decks shall be raised no more than two feet above finished grade, with the exception of the stairs and steps that provide building access. In cases of sloping ground, terraces shall be permitted to exceed four feet in height before stepping down to a lower elevation.

§ 30-338.2 Small Rooftop Decks (Detached, Semiattached, Estate, Courtyard, and Townhouse Building Types).

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Applicability. The following regulations apply to all decks designed for use by building occupants (i.e., not general public), located above the first floor of the structure on which they are constructed.
b. 
Requirements.
1. 
Rooftop decks shall not exceed 20% of the rooftop area and shall be designed for private access from no more than one unit.
2. 
Access to rooftop decks shall be provided with full-length doorways. In no case shall access be provided through a window.
3. 
Rooftop decks shall be permitted to have awnings, pergolas and other similar shading devices so long as the design is compliant with height requirements. This shall not be construed to provide any exemption to the maximum height standards.
4. 
Lighting shall meet the standards established in Article 4D.

§ 30-338.3 Large Rooftop Decks (Apartment, Urban Small, and Urban Large Building Types).

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Applicability. The following regulations apply to all decks designed for use by building occupants (i.e., not general public), located above the first floor of the structure on which they are constructed.
b. 
Requirements.
1. 
Rooftop decks shall not exceed 20% of the rooftop area.
2. 
Rooftop decks shall not be used between 11:00 p.m. and 6:00 a.m.
3. 
Rooftop decks shall be set back a minimum of 10 feet from all facades, with the exception of rooftop decks located in step backs.
4. 
Lighting shall meet the standards established in Article 4D.
5. 
Sound systems may not be installed on a rooftop deck.

§ 30-339 GARAGES AND HABITABLE ACCESSORY STRUCTURES.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Up to three cars may be stored in a garage.
b. 
Garages and habitable accessory structures may include storage space and workshop space.
c. 
Where artisan workshops are permitted, they may be located in a habitable accessory structure and/or garage.
d. 
The transparency standards contained in Article 3C shall be met if such structure is visible from the public right-of-way.

§ 30-340 POOLS AND SPAS.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. 
Applicability. The following regulations apply to all outdoor private swimming pools in the Town of Morristown.
b. 
Requirements.
1. 
The surface area of a private swimming pool shall not exceed 25% of the area of the rear yard.
2. 
Swimming pools shall conform to all yard requirements and shall at no time be closer than 10 feet to an adjacent property.
3. 
The entire swimming pool area shall be contained by a fence or wall that controls access to the pool area. The fence or wall shall be a minimum of four feet high and a maximum of six feet high.
4. 
Swimming pools shall be screened from view of the public right-of-way.
5. 
No pool shall drain into a public sanitary sewer or be located so that the water from the pool drains onto another property.
6. 
Pools and spas shall not count towards impervious coverage for the purpose of runoff calculations. However, pools and spas shall count towards impervious coverage for the purpose of groundwater recharge calculations.

§ 30-341 SHEDS.

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Sheds shall not:
a. 
Exceed 15 feet in height as measured to the top of the ridge;
b. 
Exceed 200 square feet;
c. 
Have entryways wider than six feet; or
d. 
Be visible from any public right-of-way.