Unified Development Ordinance

Article 3.4. Frontage Requirements

Article 3.4. Frontage Requirements aaron.sheppard… Mon, 05/08/2023 - 10:08

Sec. 3.4.1. Purpose and Intent

Sec. 3.4.1. Purpose and Intent aaron.sheppard… Tue, 05/23/2023 - 09:58

Frontages link a desired development pattern with specific form requirements that mandate the type of development desired along the street edge. Frontages place different requirements from the base dimensional standards. Where there is a conflict between the base dimensional standards and the frontage requirements, the frontage requirements control.

3-4-1-a-parkway

A. Parkway (-PK)
The -PK Frontage is intended to provide a heavily landscaped buffer between the roadway and adjacent development to ensure a continuous green corridor along the street right-of-way.

3-4-1-b-detached

B. Detached (-DE)
The -DE Frontage is intended for areas adjacent to roadways transitioning from residential to commercial. Accommodates neighborhood-scaled, low intensity commercial uses while maintaining the residential character of the street right of-way.

3-4-1-c-parking-limited

C. Parking Limited (-PL)
The -PL Frontage is intended for areas where access to buildings by automobile is desired but where some level of walkability is maintained. Permits a maximum of 2 bays of on-site parking with a single drive aisle between the building and the street right-of-way.

3-4-1-d-green

D. Green (-GR)
The -GR Frontage is intended for areas where it is desirable to locate buildings close to the street, but where parking between the building and street is not permitted. Requires a landscaped area between the building and the street right of-way.

3-4-1-e-urban-limited

E. Urban Limited (-UL)
The -UL Frontage is intended for areas where parking between the building and street is not allowed. Buildings abut the street and sidewalk but to balance the needs of both the pedestrian and automobile lower street wall continuity is required.

3-4-1-f-urban-general

F. Urban General (-UG)
The -UG Frontage is also intended for areas where parking between the building and street is not allowed. Buildings abut the street and sidewalk but higher street wall continuity is required than the -UL Frontage.

3-4-1-g-shopfront

G. Shopfront (-SH)
The -SH Frontage is for intended for areas where the highest level of walkability is desired. The -SH Frontage is intended to create a “main street” type of environment; therefore, mixed use buildings are the primary building type allowed.

3-4-1-h-green-plus

H. Green Plus (GP)
Intended for areas where it is desirable to locate buildings close to the street, but where parking between the building and street is not permitted. Requires a treelined area between the building and the street right-of-way.

Supplement Number
27

Sec. 3.4.2. General Requirements

Sec. 3.4.2. General Requirements aaron.sheppard… Tue, 05/23/2023 - 09:59
  1. Urban Frontages
    The Urban Frontages include the following: Green, Green Plus, Urban Limited, Urban General and Shopfront.
  2. Design of Parking Structures on Urban Frontages
    1. The ground story of structured parking must have active uses (such as, but not limited to, residential, commercial, office or civic space) located between the parking structure and any public sidewalk along a primary street or where the structured parking is within 30 feet of any other public sidewalk notwithstanding the existence of an intervening lot, unless the intervening lot is improved with an active use between the sidewalk and the structured parking.
    2. Ramping in the parking structure shall be internalized or otherwise screened.
    3. The ground floor facade treatment of any parking structure façade (building materials, windows and architectural detailing) shall be continued on upper stories. Upper stories shall be designed with a maximum horizontal and vertical rhythm of 30 feet that aligns with other elements along the block face.
    4. The maximum blank wall area (see Section 1.5.10.) of any parking structure façade shall be 20’. This requirement does not apply to screening elements affixed to the façade and used to meet the requirements of Sec. 7.2.5.F.
  3. Preexisting Conditions
    1. All buildings, structures, pedestrian accesses, streetscapes and vehicular surface areas existing at the time that the frontage is first applied to the property shall not be deemed a zoning nonconformity solely because of frontage requirements. Replacement and repair of buildings, structures, pedestrian accesses, streetscapes and vehicular surface areas existing at the time that the frontage is first applied to the property may be made provided all of the following are met:
      1. Replacement is like for like.
      2. The replacement conforms to all provisions of this UDO except, frontage requirements.
      3. The damage or destruction is caused by means other than voluntary actions.
      4. Reconstruction and repair, not including interior work, shall not exceed 50% of the replacement cost immediately prior to the damage or destruction. Replacement cost shall be determined in accordance with Sec. 10.3.3.G.4 and 5.
      5. Reconstruction or repair is commenced with a valid building permit or zoning permit within 12 months of the date of such damage or destruction.
    2. Lots and sites subject to build-to requirements that contain pre-existing buildings and maintain pre-existing buildings and which add additions to existing buildings that singularly or collectively comprise no more than 25% of the gross floor area existing at the time the build-to requirements became applicable to the property, or 1,000 square feet, whichever is greater, are allowed to expand the building anywhere within their minimum setbacks, without deference to the build-to requirements. All other frontage requirements, if any, shall apply.
    3. Lots and sites subject to build-to requirements that contain pre-existing buildings and maintain pre-existing buildings and which either add additions to existing buildings in excess of those allowed by item number 2. above or construct any new additional buildings on the lot shall conform to the following build to requirements. All other frontage requirements, if any, shall apply.
      1. Additions
        Expansion of an existing building that is unable to meet the required build-to percentage must comply with the following provisions:
        1. Street-Fronting: Addition
          Additions to the front of an existing building would be allowed. The addition does not have to extend into the build-to area nor does it have to meet the required build-to percentage for the lot.
          3-4-2-c-1
        2. Rear: Addition
          3-4-2-c-2

          Rear additions are not allowed until the required build-to percentage for the lot has been met except when the addition is used exclusively for one or more of the following: loading areas, storage, kitchens, repair facilities (including bays for motor vehicles) and mechanical equipment.
          3-4-2-c-3
          3-4-2-c-4
        3. Non-street Side: Addition
          Non-street Side Additions are allowed where the side addition is at least as close to the build-to as the existing building because the extension increases the width of the building and does not set back any further than the existing building.
      2. New Buildings
        3-4-2-c-5

        Where a new building is being constructed on a lot with an existing building that does not meet the build-to percentage requirement, the following provisions comply:
        1. Street-Fronting: New Building
          3-4-2-c-6

          All new buildings must be placed in the build-to range until the required build-to percentage requirement has been met for the lot.
        2. Rear: New Building
          3-4-2-c-7

          New buildings located in the rear of existing buildings are not allowed until the required build-to percentage requirements have been met for the lot.
        3. Non-street Side: New Building
          New buildings located outside of the build-to range are not allowed until the required build-to percentage requirements have been met for the lot.
    4. The Planning Director may, in accordance with Sec. 10.2.17., reduce the build-to requirement, subject to the findings set forth in Sec. 1.5.6.D.
    5. The streetscape requirements shall not apply whenever a Tier 1 site plan is applicable in accordance with Sec.10.2.8; in all other instances, the streetscape requirements shall apply. The additional parking limitations of this article shall be applied in accordance with Sec. 7.1.1.B.4. Related parking requirements of this UDO shall be in accordance with Sec. 7.1.1.B.
    6. Lots subject to build-to requirements that contain buildings existing at the time the frontage regulations were first applied to the property may, without deference to the build-to requirements, make voluntary renovations or alterations changing the exterior appearance of such buildings, including vertical expansions, that do not enlarge the footprint of the existing buildings, when done in accordance with the transparency and streetscape requirements of this UDO, and the pedestrian access requirements of this UDO when the costs of improvements exceed cumulatively $10,000 in any calendar year. Voluntary demolitions or tear-downs shall be replaced with building improvements that comply with the regulations of the applicable build-to requirements and all other frontage requirements.
    7. In the event that buildings, structures, pedestrian accesses, streetscapes and vehicular surface areas existing at the time that the frontage is first applied to the property is damaged or partially destroyed, by exercise of eminent domain, riot, fire, accident, explosion, flood, lightning, wind or other calamity or natural cause to the extent of more than 50% of the replacement cost immediately prior to such damage, such buildings, structures, pedestrian accesses, streetscapes and vehicular surface areas shall not be restored unless either the replacement will conform to all regulations of this UDO or a special use permit is issued by the Board of Adjustment for the restoration. Replacement cost shall be determined in accordance with Sec. 10.3.3 G.4. and 5.
      Before a request for the special use permit is granted, the Board of Adjustment must show that all of the following are met:
      1. The applicable standards of this section have been met;
      2. All of the showings of Sec. 10.2.9.E. have been met; and
      3. The requested repair, reconstruction, or restoration will not be injurious to property or improvements in the affected area.
Supplement Number
28

Sec. 3.4.3. Parkway (-PK)

Sec. 3.4.3. Parkway (-PK) aaron.sheppard… Tue, 05/23/2023 - 10:00
3-4-3-parkway
A. Description
  Provides for a heavily landscaped buffer between the roadway and adjacent development to ensure a continuous green corridor along the street right-of-way.
B. Building Types Allowed
  Detached house (see Sec. 3.2.1.) General building (see Sec. 3.2.5.)
  Attached house (see Sec. 3.2.2.) Mixed use building (see Sec. 3.2.6.)
  Townhouse (see Sec. 3.2.3.) Civic building (see Sec. 3.2.7.)
  Apartment (see Sec. 3.2.4.) Open lot (see Sec. 3.2.8.)
  Tiny House (see Sec. 3.2.9.)  
C. Additional Setbacks
C1 Building setback from primary street (min) 50'
C2 Parking setback from primary street (min) 50'
D. Pedestrian Access
D1 Pedestrian access required (minimum of 1 per lot) yes
D2 Pedestrian access way spacing (max) 300'
D3 Width of pedestrian access way (min/max) 10'20'
D4 A road or driveway with a sidewalk at least 6 feet in width may substitute for a required pedestrian access way  
D5 Direct pedestrian access is required from the public sidewalk to the primary entrance of the building  
E. Protective Yard Landscaping
E1 The 50-foot protective yard must be landscaped in accordance with Sec. 5.3.1.F. (SHOD-1 requirements) or Sec. 5.3.1.H. for expansions and additions.  
F. Protective Yard Encroachments
F1 Driveways see Sec. 8.3.5.
F2 Ground signs see Article 7.3.
F3 Pedestrian access way  
G. Streetcape Requirement
  Sidewalk & tree lawn see Sec. 8.5.9.G.
Supplement Number
28

Sec. 3.4.4. Detached (-DE)

Sec. 3.4.4. Detached (-DE) aaron.sheppard… Tue, 05/23/2023 - 10:01
3-4-4-detached
A. Description
Intended for areas adjacent to roadways transitioning from residential to commercial. Accommodates neighborhood-scaled, low intensity commercial uses while maintaining the residential character of the street right-of-way.
B. Building Types Allowed
  Detached house (see Sec. 3.2.1.) Apartment (see Sec. 3.2.4.)
  Attached house (see Sec. 3.2.2.) Civic building (see Sec. 3.2.7.)
  Townhouse (see Sec. 3.2.3.) Open lot (see Sec. 3.2.8.)
  Tiny House (see Sec. 3.2.9.)  
C. Additional Buildings Setbacks
C1 Street Setback (Minimum and Maximum) applies (see Sec. 2.2.7.)  
D. Additional Parking Limitations
D1 No on-site parking or vehicular surface area permitted between the building and the street, with the exception of driveways serving single or two-unit living.  
E. Pedestrian Access
E1 Primary street-facing entrance required (min of 1 per building)  
E2 Direct pedestrian access is required from the public sidewalk to the primary street-facing entrance of the building  
F. Facade Articulation
F1 Front wall length without offset (max) 40'
F2 Front wall offset length and depth (min) 10'
G. Height Limitations1
G1 Height limit for frontage (max) 3 stories/50'
H. Streetcape Requirement
  Residential see Sec. 8.5.9.D

1Height limitations not applicable to buildings utilizing the Frequent Transit Development Option Height Bonus.

Supplement Number
28

Sec. 3.4.5. Parking Limited (-PL)

Sec. 3.4.5. Parking Limited (-PL) aaron.sheppard… Tue, 05/23/2023 - 10:01
3-4-5-parking-limited
A. Description
  Intended for areas where access to buildings by automobile is desired but where some level of walkability is maintained. Permits a maximum of 2 bays of on-site parking with a single drive aisle between the building and the street right-of-way.
B. Building Types Allowed  
  Townhouse (see Sec. 3.2.3.) Mixed use building (see Sec. 3.2.6.)
  Apartment (see Sec. 3.2.4.) Civic building (see Sec. 3.2.7.)
  General building (see Sec. 3.2.5.) Open lot (see Sec. 3.2.8.)
C. Build-to
C1 Primary street build-to (min/max) Minimum setback based on base dimensional standards for the specific building type/100
C2 Building width in primary build-to (min) 50%
C3 Side street build-to (min/max) 0'/100'
C4 Building width in side build-to (min) 25%
D. Height Limitations
D1 Height limit for frontage (max) 7 stories/90'
E. Additional Parking Limitations
E1 A maximum of 2 bays of on-site parking with a single drive aisle is permitted between the building and the street.  
F. Pedestrian Access
F1 Primary street-facing entrance required (min of 1 per building)  
F2 Direct pedestrian access is required from the public sidewalk to the primary street-facing entrance of the building  
G. Streetscape Requirement
  Main Street; or see Sec. 8.5.9.A.
  Mixed Use; or see Sec. 8.5.9.B.
  Commercial; or see Sec. 8.5.9.C.
  Multi-way; or see Sec. 8.5.9.E.
  Parking. see Sec. 8.5.9.F.
The determination of the appropriate streetscape treatment will be made by the
Planning Director, based on the existing built context and character.

 

Supplement Number
28

Sec. 3.4.6. Green (-GR)

Sec. 3.4.6. Green (-GR) aaron.sheppard… Tue, 05/23/2023 - 10:02
3-4-6-green
A. Description
Intended for areas where it is desirable to locate buildings close to the street, but where parking between the building and street is not permitted. Requires a landscaped area between the building and the street right-of-way. Amenity area may be located between the landscaped area and the building.
B. Building Types Allowed
  Townhouse (see Sec. 3.2.3.) Mixed use building (see Sec. 3.2.6.)
  Apartment (see Sec. 3.2.4.) Civic building (see Sec. 3.2.7.)
  General building (see Sec. 3.2.5.) Open lot (see Sec. 3.2.8.)
C. Build-to
C1 Primary street build-to (min/max) 20'/50'
C2 Building width in primary build-to (min) 50%
C2 Side street build-to (min/max) 20'/50'
C4 Building width in side build-to (min) 35%
D. Additional Parking Limitations
D1 Parking setback from primary street (min) 20'
D2 No on-site parking or vehicular surface area permitted between the building and the street  
E. Pedestrian Access
E1 Primary street-facing entrance required yes
F. Landscape Area
F1 The landscape area must be landscaped in accordance with Type C3 street protective yard standards (see Sec. 7.2.4.B.). However, in no instance shall a 3.5’ wall be substituted for shrubs. see Sec. 7.2.4.B.
G. Landscape Yard Encroachments
G1 Driveways see Sec. 8.3.5.
G2 Ground Signs see Article 7.3. Signs
G3 Pedestrian access way  
H. Streetscape Requirement
H1 Commercial see Sec. 8.5.9.C.
Supplement Number
28

Sec. 3.4.7. Urban Limited (-UL)

Sec. 3.4.7. Urban Limited (-UL) aaron.sheppard… Tue, 05/23/2023 - 10:02
3-4-7-urban-limited
A. Description
  Intended for areas where parking between the building and street is not allowed. Buildings abut the street and sidewalk but to balance the needs of both the pedestrian and automobile lower street wall continuity is required.
B. Building Types Allowed
  Townhouse (see Sec. 3.2.3.) Mixed use building (see Sec. 3.2.6.)
  Apartment (see Sec. 3.2.4.) Civic building (see Sec. 3.2.7.)
  General building (see Sec. 3.2.5.) Open lot (see Sec. 3.2.8.)
C. Build-to
C1 Primary street build-to (min/max) 0'/20'
C2 Building width in primary build-to (min) 50%
C3 Side street build-to (min/max) 0'/20'
C4 Building width in side build-to (min) 25%
D. Additional Parking Limitations
D1 No on-site parking or vehicular surface area permitted between the building and the street  
E. Pedestrian Access
E1 Primary street-facing entrance required yes
F. Streetscape Area
  Main Street; or see Sec. 8.5.9.A.
  Mixed Use. see Sec. 8.5.9.B.
Supplement Number
28

Sec. 3.4.8. Urban General (-UG)

Sec. 3.4.8. Urban General (-UG) aaron.sheppard… Tue, 05/23/2023 - 10:03
3-4-8-urban-general
A. Description
  Intended for areas where parking between the building and street is not allowed. Buildings abut the street and sidewalk but higher street wall continuity is required than the -UL Frontage.
B. Building Types Allowed
  Townhouse (see Sec. 3.2.3.) Mixed use building (see Sec. 3.2.6.)
  Apartment (see Sec. 3.2.4.) Civic building (see Sec. 3.2.7.)
  General building (see Sec. 3.2.5.) Open lot (see Sec. 3.2.8.)
C. Build-to
C1 Primary street build-to (min/max) 0'/20'
C2 Building width in primary build-to (min) 70%
C3 Side street build-to (min/max) 0'/20'
C4 Building width in side build-to (min) 35%
D. Additional Parking Limitations
D1 Parking setback from primary street (min) 30’
D2 No on-site parking or vehicular surface area permitted between the building and the street  
E. Pedestrian Access
E1 Primary street-facing entrance required yes
F. Streetscape Area
  Main Street; or see Sec. 8.5.9.A.
  Mixed Use. see Sec. 8.5.9.B.
Supplement Number
28

Sec. 3.4.9. Shopfront (-SH)

Sec. 3.4.9. Shopfront (-SH) aaron.sheppard… Tue, 05/23/2023 - 10:03
3-4-9-shopfront
A. Description
Intended for areas where the highest level of walkability is desired. The -SH Frontage is intended to create a "main street" type of environment; therefore, mixed use buildings are the primary building type allowed.
B. Building Types Allowed
  Mixed use building (see Sec. 3.2.6.)  
  Civic building (see Sec. 3.2.7.)  
  Open lot (see Sec. 3.2.8.)  
C. Build-to
C1 Primary street build-to (min/max) 0'/15'
C2 Building width in primary build-to (min) 80%
C3 Side street build-to (min/max) 0'/15'
C4 Building width in side build-to (min) 40%
D. Additional Parking Limitations
D1 Parking setback from primary street (min) 30’
D2 No on-site parking or vehicular surface area permitted between the building and the street  
E. Pedestrian Access
E1 Primary street-facing entrance required yes
F. Streetscape Area
  Main Street see Sec. 8.5.9.B.
Supplement Number
28

Sec. 3.4.10. Green Plus (-GP)

Sec. 3.4.10. Green Plus (-GP) aaron.sheppard… Tue, 05/23/2023 - 10:03
3-4-1-h-green-plus
A. Description
Intended for areas where it is desirable to locate buildings close to the street, but where parking between the building and street is not permitted. Requires a tree-lined area between the building and the street right-of-way.
B. Building Types Allowed
  Townhouse (see Sec. 3.2.3.)  
  Mixed use building (see Sec. 3.2.6.)  
  Apartment (see Sec. 3.2.4.)  
  Civic building (see Sec. 3.2.7.)  
  General building (see Sec. 3.2.5.)  
  Open lot (see Sec. 3.2.8.)  
C. Build-to
C1 Primary street build-to (min/max) 30'/50'
C2 Building width in primary build-to (min) 50%
C3 Side street build-to (min/max) 20'/50'
C4 Building width in side build-to (min) 35%
D. Additional Parking Limitations
D1 Parking setback from primary street (min) 30’
D2 No on-site parking or vehicular surface area permitted between the building and the street  
E. Pedestrian Access
E1 Primary street-facing entrance required yes
F. Streetscape Area
F1 Driveways see Sec. 8.3.5.
F2 Ground signs see Article 7.3
F3 Pedestrian access way  
G. Streetscape Requirement
G1 Commercial see Sec. 8.5.2.C
H. Landscape Requirements for Primary Street
H1 Four shade trees are required per 100 linear feet. Required landscaping must meet the design and installation requirements of Sec. 7.2.7. Preservation of an eligible existing tree as set forth in Section 7.2.7.E. will count as two new trees for purposes of this requirement.  
I. Use Requirements in RX
  Commercial uses in RX are limited to the first floor of a corner unit in an Apartment building type located at the intersection of 2 public streets. Commercial uses in RX cannot exceed 4,000 square feet in total per lot. These provisions control over any provisions in the -TOD overlay district.  
Supplement Number
28