§ 27A-403. General Building Envelope Standards.

(a)

Intent and Illustrations.

The General Building Envelope Standard is the basic urban Street Frontage, common in cities across the United States. The uses are not specific, ranging from commercial to residential, retail to civic—or some combination of all of the above. The primary form is that of multi-Story buildings placed directly at the sidewalk, with windows across the Façade, with the buildings lined up shoulder to shoulder. The building elements—shop fronts, stoops, balconies, etc—vary, depending on the uses. These are sometimes called "background" buildings. They are the primary building blocks of an Urban Center.

(b)

General Height and Siting

FIGURE 3

(1)

Height

(A)

Building Height. The building shall be:

UC-1: 4 stories minimum, 10 stories and one hundred sixty (160) feet maximum.

UC-2: 3 stories minimum, 8 stories and one hundred thirty (130) feet maximum.

UC-3: 3 stories minimum, 6 stories and ninety-seven (97) feet maximum.

UC-4: 2 stories minimum, 5 stories and eighty-five (85) feet maximum.

(B)

Ground Story Height: Commerce Uses

(i)

The average Ground Story finished floor elevation shall be equal to the exterior sidewalk elevation in front of the building, to a maximum finished floor elevation of eighteen (18) inches above the sidewalk.

(ii)

The Ground Story shall have at least eighteen (18) feet of clear interior height (floor to ceiling) in the UC-1 District and fifteen (15) feet in all other UC Districts contiguous to the Build-to Line (BTL) frontage for a minimum depth of twenty-five (25) feet.

(iii)

The maximum Ground Story Height is twenty-two (22) feet, measured from the sidewalk to second Story floor.

(C)

Ground Story Height: Residential Units

(i)

The average finished floor elevation shall be no less than three (3) feet above the exterior sidewalk elevation at the Build-to Line (BTL).

(ii)

The Ground Story shall have an interior clear height (floor to ceiling) of at least nine (9) feet and a maximum sidewalk to second Story floor height of twenty-two (22) feet.

(D)

Upper Story Height

(i)

The maximum clear height (floor to ceiling) for stories other than the Ground Story is twelve (12) feet.

(ii)

Each upper Story shall have an interior clear height (floor to ceiling) of at least nine (9) feet.

(E)

Street Wall Height. A Street Wall between six (6) and twelve (12) feet in height shall be required along any Build-to Line (BTL) frontage that is not otherwise occupied by a building on the lot.

FIGURE 4

(2)

Siting

(A)

Street Façade

(i)

On each lot the building Façade shall be built to the Build-to Line (BTL) for at least:

UC-1: eighty percent (80%) of the Build-to Line (BTL) length.

UC-2: seventy-five percent (75%) of the Build-to Line (BTL) length.

UC-3: seventy percent (70%) of the Build-to Line (BTL) length.

UC-4: seventy percent (70%) of the Build-to Line (BTL) length.

(ii)

Within seven (7) feet of the Block Corner, the ground floor Façade may be chamfered to form a corner entry.

(B)

Buildable Area. A contiguous Private Open Area equal to at least ten percent (10%) of the total Buildable Area shall be preserved on every lot. Such contiguous open area may be located anywhere behind the parking setback, at or above grade.

(C)

Garage and Parking

(i)

Curb cuts or driveways shall be located at least seventy-five (75) feet away from any Block Corner, curb cut, or another garage entry on the same Block face. These requirements are not applicable along Alleys.

(ii)

Openings in the Build-to Line (BTL) for parking garage entries shall have a maximum clear height no greater than sixteen (16) feet and a clear width no greater than twenty-two (22) feet.

(c)

General: Elements and Use

FIGURE 5

(1)

Elements

(A)

Fenestration

(i)

Blank lengths of wall exceeding twenty (20) linear feet are prohibited on all Build-to Lines (BTL).

(ii)

Ground Story Façade Fenestration shall comprise between forty percent (40%) and ninety percent (90%) of the Façade.

(iii)

Upper Story Façade Fenestration shall comprise between twenty percent (20%) and sixty percent (60%) of the Façade area per Story.

(B)

Building Projections

(i)

Awnings shall project a minimum of five (5) feet to a maximum of within one (1) foot of the back of the Tree Lawn.

(ii)

Awnings that project over the sidewalk portion of a Street-Space shall maintain a clear height of at least ten (10) feet.

(iii)

Awnings may have supporting posts at their outer edge provided that they:

(aa)

Have a minimum of eight (8) feet clear width between the Façade and the support posts or columns of the awnings, and

(bb)

Provide a continuous Clear Walkway at least four (4) feet wide running adjacent and parallel to the awning columns/posts.

(C)

Doors/Entries. At least one functioning entry door shall be provided along each Ground Story Façade at intervals not greater than seventy-five (75) linear feet.

(D)

Street Walls. One vehicle entry gate no wider than twenty (20) feet and one pedestrian entry gate no wider than five (5) feet shall be permitted within any required Street Wall, to a maximum of one (1) vehicle entry gate per one hundred twenty (120) feet of frontage per Block face.

FIGURE 6

(2)

Use

(A)

Ground Story. The Ground Story may only house commerce or residential uses. See the height specifications for specific requirements unique to each use. Overnight lodging guest rooms shall meet the requirements for residential use.

(B)

Upper stories

(i)

The upper stories may only house residential or commerce uses. No restaurant or retail sales uses shall be allowed in upper stories unless they are second Story extensions equal to or less than the area of the Ground Story use.

(ii)

No retail use is permitted above a residential use.

(ii)

Additional habitable space is permitted within the roof where the roof is configured as an attic Story.

(C)

Specific Use Requirements. See Section 27A-802 for specific use requirements.

(CB-1-2010)