§ 122-465. Building types.

Building types are specific sets of height, bulk, and setback regulations, dictated by district and lot size and dimension. Building types only apply in walkable urban districts, and apply to any new construction or expansion in those districts. The building types are consistent with the size, scale and character desired within each zoning district.

(a)

Building types by neighborhoods, centers, corridors and health and human services district. The following building types are allowed in neighborhoods, centers, corridors and health and human services districts as shown in the table below. "P" stands for permitted building types, "L" stands for building types allowed in special locations shown on the zoning map.

BUILDING TYPE		CN- SF	CN- MID	CN	C	HC	NC	GC	HHS
MA	Mansion	L	L	L	—	L	—	—	—
ES	Estate	P	P	P	—	P	P	—	—
HS	House	P	P	P	—	P	P	—	P
CO	Cottage	P	P	P	—	—	—	—	—
TH	Townhouse	—	P	P	L	—	P	—	P
AH	Apartment House	—	P	P	P	P	P	—	P
CA	Courtyard Apartment	—	—	P	L	P	P	P	—
AB	Apartment Building	—	—	P	L	L	P	P	—
CS	Commercial/Mixed-Use Small	—	—	L	P	P	P	P	—
CM	Commercial/Mixed Use Medium	—	—	—	P	P	P	P	—
CL	Commercial/Mixed Use Large	—	—	—	P	—	—	P	P
SC	Single Story Commercial Building	L	L	L	—	L	P	P	—
LS	Large Single Story Commercial Building	—	—	—	—	—	—	P	P
MB	Multiple Story	—	—	—	P	—	—	P	P
IT	Institutional	L	L	L	L	L	L	L	L

 

(b)

How to read building type diagrams. The following categories are included in each building type diagram. Each standard is labeled by a letter; that letter corresponds to a location on an illustration of the standard. Each standard is described as follows:

(1)

Building type parameters. The diagrams and text that follow provide the building parameters by building type. Building types must be consistently applied by district and not permitted a variance or waiver to increase in lot size.

(2)

Lot size determines building type. The size of the lot determines what type of building may be placed on a lot. For instance, a cottage or a house building type may be constructed on 5,000 square foot lot, since all of the those building types fit within the allowed lot size for those building types, but an estate building type is not allowed. Maximum lot depth and width do not determine building types, but all building types must meet the minimum lot width, depth and size.

(3)

Lot requirements. Lists the minimum and maximum lot width, lot depth, and lot size; also the maximum lot coverage.

(4)

Building envelope. Lists the minimum and maximum setbacks for street, side, and rear setbacks, as well as the required frontage buildout.

(5)

Accessory structure envelope. Lists the setbacks and maximum building footprint permitted for accessory structures.

(6)

Building height. Lists permitted heights in stories.

(i)

First or ground story. The minimum height for all first stories is 12 feet. For the MA, ES, HS, CO, TH, CA, and AB building types the maximum height for the first story shall be 14 feet; for all others, the maximum height for the first floor shall be 20 feet. Institutional building types, however, have no maximum height for the first floor. This shall not be construed as limiting multi-story or open foyers or lobbies.

(ii)

Subsequent stories. The minimum height for second story and above is ten feet; the maximum height for second story and higher must not exceed 12 feet. However, the top story of any building has a minimum height of ten feet, but no maximum height.

(iii)

Basements. There are no required maximum or minimum heights for basements outside of that required under Building Code.

(iv)

Exceptions to height requirements. See exceptions in §122-613.

(7)

Parking zones. The amount of parking is determined by article VI, division 8 "parking types and quantities," but the area in which parking may be provided is determined by building type. Driveways are permitted in any zone, provided all other requirements of this chapter have been met. The diagrams illustrate a corner lot on a primary and non-primary street. Zones are the lot area between the principal building and:

Zone 1 : the right-of-way of any primary street;

Zone 2: any common interior lot line;

Zone 3 : any rear lot line;

Zone 4 : the right-of-way of any non-primary street.

(8)

Private frontages. The private frontage style may be noted as "required" or as "preferred." If there are multiple frontages provided in the table, the applicant may choose which to provide per building.

(9)

Exceptions to setbacks. The following exceptions apply to setbacks for all building types:

(i)

Historic structure. A structure may encroach up to within five feet of a required front or rear yard setback, or within three feet of a side yard setback, upon a recommendation from the historic district commission that contains a finding that such setbacks allow for the restoration of a historic feature and with planning commission approval.

(ii)

Accessory structure adjacent to alley or railroad. Any setback for an accessory structure adjacent to an alley or railroad right-of-way is one foot.

(10)

Double frontage lots. In the case of a row of double frontage lots, one street must be designated as the front street for all lots in the row, with rear setbacks applying to the yards fronting the other street. If there are existing buildings in the same block fronting on one or both of the streets, the required minimum front yard setback must be observed on the street where buildings presently front.

(c)

Infill and redevelopment. Additions, renovations, and new buildings on existing built parcels may require the assembly of building types. The building types are outlined by lot size, and can often fit within existing lots. For instance, an addition to an existing building that meets the setbacks for their building type, but is on a lot deeper than the maximum, does not need to adjust lot lines.

(1)

Lot requirements for new construction. Several buildings of either one type or multiple types are permitted on one lot, provided that each building type is provided at least the minimum area required by building type, and other requirements of this chapter are met. There is no requirement to plat or divide land to create lots on the existing parcel site. For example, a multiple-story building and a commercial mixed use building can be built on the same parcel, without any changes to the lot line locations or a lot split, as long as the other lot requirements for the district can be met. In a single-building type example, two rows of townhouses can be built on a single parcel, without changes or splits of the lot, as long as the width of each unit meets the lot requirements and the distance between the two buildings meets the side or rear yard setback for both buildings, whichever is applicable.

(2)

Lot and block requirements for existing buildings. In the event when an addition is proposed for an existing building, and the existing building exceeds the height requirements or encroaches on the setbacks for the building type, the city planner must determine if an administrative waiver can be granted, or if it should require a review by the planning commission. An administrative waiver can be issued with a finding that the existing building with proposed additions will not cause the block perimeter to exceed a total length of 1,600 feet in the C, CN, CN-Mid, and CN-SF districts or 2,000 feet in the HC, NC, GC, and HHS districts; or a block side length of 400 feet in the C, CN, CN-Mid, and CN-SF districts or 500 feet in the HC, NC, GC, and HHS districts.

If the proposed additions to an existing building exceed the block requirements, the applicant is subject to review by the planning commission.