Agenda - Planning Commission - 07/11/2007

Home

height limits (in stories) should be estab- lished at no less than 1.5 to z.5 times the allowed FAR (e.g., three to five stories in a dis- trict that allows an FAR of z.o). In mid- and high-rise districts, the rule of thumb is typi- cally three to four stories for each additional 1.0 FAR. (2) The maximum front and street side build- ing setback may not exceed the average front yard depth of the nearest two lots on either side of the subject lot or 12 feet, whichever is less. (a) Ifone or more of the lots required to be included in the averaging calculation are vacant such,vacant lots will be deemed to have a yard depth of zero feet (b) Lots fronting a different street than the subject lot or separated from the subject lot by a street or alley may not be used in computing the average, (c) When the subject lot is a comer lot, the average setback will be computed on the basis of the two adjacent lots that front on the same street as the subject lot. (d) When the subject lot abuts a corner lot fronting on the same street, the average set- back will be computed on the basis of the abutting comer lot'and the nearest two lots that front on the same street as the subject lot. C3) The following exceptions to the maximum front and street side building setbacks apply: (a) A portion of the building may be set back from the maximum setback line in order to provide an articulated facade or accommodate a building entrance feature, provided that the total area of the space created must not exceed one square foot for every linear foot of building frontage. (b) A building may be set back farther than the maximum setback in order to accommodate an outdoor eating area. in order to preserve the continuity of the streetwall, the' building may be set back no more than 12 feet from the front or street side property line or at least 40 percent of the building facade must be located at the maximum setback line. The total area of an outdoor eating area that is located between a public sidewalk and the building facade may not exceed 12 times the building's street frontage in linear feet. SETBACK CALCULATIONS 107. Building Height All development in TC districts is subject to the follow.ing maximum building height stan- dards: Example: (12 ft. + 8 ft.+12 ft.+ 0 ft. )/4 = 8 ft. District TC-1 TC-2 TC-3 Maximum Building Height [varies: 5 stories to unlimited] [varies: 4-7 stories] .[varies: 3-5 stories] OQ 112 ft. - 8 It, o i 12 ft. r- vacant lot 'f CONTEXTUAL SETBACKS Rather than mandating a zero-foot build-to line for all properties in TC zoning districts, this model offers flexibility to accommodate contextual setbacks, reflecting the setbacks of adjacent buildings. Paragraph (z) allows buildings to be set back to reflect those of neighboring buildings. Special provisions are also included to accommodate building recesses and setbacks for building entries and outdoor seating areas. I : {SUbject lot 3 lots used \: +.. .., in cajCUla~ I ,.' . ., not included in calculation .. (SUbject lot I8!lT 3 lots used .. '. ' in calculation ... ..' I '. ... STREET l- iD ill 0:: f- IJ) 108. Setbacks (1) No minimum front or street side building setback is required. setback = 0 f- ill ill a:: f- (f) I 2 lots used in calculation ... .rS~bj:ct lot .T..,:', UJ . .' UJ a:: f- (f) STREET STREET ZONING PRACTICE 5.07 AMERICAN PLANNING ASSOCIATION I pole 1 3