Agenda - Planning Commission - 07/11/2007

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EXCEPTIONS TO MINIMUM FRONT AND STREET SIDE SETBACKS t-~. = ~ ~ 50 it. The appropriate minimum building setback will depend on lot and development pattems in the area. When alleys abut the rear of lots no rear setbacl( may be necessary, except perhaps for upper floors. On the other hand, when TC- zoned lots will abut the rear property line of low- to moderate-density residential lots, buildings in TC districts should be set back from rear property lines to protect the privacy and open feeling expected within residential rear yards. (4) The minimum rear setback must be [0-30J percent of the lot depth. ' Streets within town center areas are often lined with buildings that span the entire width of the lot. The standard proposed here will help reinforce that pattern, while also ~ ~ ~ eQ ~ f,!",... ~ ~ ~ v..:Bf )1 1\ 30 It imum side yard setback required in the TC dis- trict must be the same as required for a resi- dential use on the abutting R-zoned lot.. KEEP THE PARKING SECONDARY Although many ordinances require 1.5 or two parking spaces per dwelling unit, mostTC- style districts warrant consideration of lower residential parlcing ratios, such as one space per unit (lower perhaps for affordable units, elderly housing, and areas with excel- lent transit accessibility). Exempting certain sizes of nonresidential uses from compli- ance with off-street parking requirements will help promote pedestrian-oriented char- acter and encourage use/reuse of storefront retail space. ensuring that a "typical" residential side yard is provided in areas abutting neighborhood residential zoning districts. (5) No interior side setbacks are required in the TC district except when TC-zoned property abuts R-zoned property, in which case the min- 114 109. Off-Street Parking (1) One off-street parking space must be pro- vided for each dwelling unit. (2) No off-street parking is required for nonres- idential uses in the TC-1 district unless the gross floor area of such uses exceed twice the area of the lot, in which case off-street parking ;1 must be provided at a minimum ratio of [one or two] spaces per each 1,000 square feet of gross floor area in excess of twice the lot area. (3) No off-street parking is required for nonres- idential uses in the TC-2 district unless the gross floor area of such uses exceeds the area of the lot, in which case off-street parking must be provided at a minimum ratio of [one or twoJ spaces per each 1,000 square feet of gross floor area in excess of twice the lot area. (4J No off-street parking is required for nonresi. dential uses in the TC'3 district unless the gross floor area of such uses exceeds 5.000 square feet of gross floor area, in which case off-street parking must be provided at a minimum ratio of [one or twoJ spaces per each 1,000 square feet of gross floor area in excess of5,000 square feet. C5J All off-street parking spaces must be located to the rear of the principal building or otherwise screened 50 as to not be visible from the public right-of-way or residential zon- ing districts. 110. Indoor/Outdoor Operations All permitted uses in the TC districts must be conducted within buildings unless otherwise expressly authorized. Tnis requirement does not apply to off-street parking or loading areas, automated teller machines, or outdoor seating areas, alone or in connection with restaurants. THE PEDESTRiAN AND THE GROUND FLOOR In areas with strong residential real estate markets ground-floor space is sometimes viewed as an afterthought or an incidental area-particularly when developed with a poor understanding of mixed use develop. ment. In other words, if profit margins are high enough on the residential units, inexpe- rienced developers may have no incentive to make ground-floor commercial space attrac- tive and conducive for retail activity. These provisions can help ensure that ground-floor space meets the needs of future retailers and not sit vacant for years after upper-floor iesi- dential units have been leased or sold. 1it. F1oor-to-Floor Heights and Floor Area of Ground.F1oor Space (1) All nonresidential rloor space provided on the ground floor of a mixed use building must hove 0 minimum floor-to-ceiling height of 11 feet. (2) All nonresidential floor space provided on the ground floor of a mixed use building must contain the following minimum floor area: (a) At least 800 square feet or 25 percent of the lot areo (whichever is greater) on lots with street frontoge of less than 50 feet; or (b) At least 20 percent of the lot area on lots with 50 feet of street frontage or more. Merchants block required windows with display shelves, signs, and other visual ZONING PRACTICE 5.07 AMERICAN PIJ\NNING ASSOCIATION I page 6