HomeMy WebLinkAbout04112019 ZPC Agenda Item 3 Amend Section 7-4b, Buildings, as follows:
General Rule: Every structure must conform to the applicable
regulations shown, by District, in this table.("N/A" means the rule
Table 7-4b: Buildings
does not apply.) Exceptions/Special Rules: (1)See special rules noted
in table. (2) See Article 9 regarding Planned Development Districts.
Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C TCC
Maximum
One, plus one 17.5 per See Uses
number per 24 per
Dwelling units accessory acre.See Two table and N/A
building site acre.
quarters (AQ) Note 9 Art. 9
Maximum area
Framed area, all as a
buildings on a percentage of 80% 100%See Note 4. N/A
building site building site
area
Length or Maximum
width, any horizontal N/A 130 feet.See Note 3. N/A
building dimension
Exterior
materials, any Must be of equal grade and quality, all sides.See
building. Type N/A Section 8-104.
A four-hour fire wall,or its equivalent,
Separation of
Fire-rated wall N/A must separate adjoining dwelling units. N/A
DUs
See Notes 3 and 5.
SF privacy
See Note 8. N/A Applies. N/A
protection
Accessory Maximum
buildings number per Three N/A
See Article 10 building site
regarding
garage space. 35 ft.See
Height, 35 ft.See
25 ft. Notes 12
maximum Note 2.
and 13.
Stories, Two and one-
Three. See Note 6. N/A Two
maximum half.
Height, 35 ft.See
35 feet; 25 feet in rear yard.See Note 1 and 35 ft.See
maximum Notes 12
Note 14. Note 2.
and 13.
Principal
buildings
1,400 square
See Article 10 Minimum gross 1,200 sq.
feet, if used for 750 sq.ft,
regarding floor area ft., each 1,400 sq.ft.
residential each DU
garage space. DU.
purposes
Width,
N/A But see
minimum N/A 16 ft., each QMDS N/A
DU.
Schedule.
Height and
screening of
rooftop See Note 11 N/A Applies-
mechanical
equipment
Note 1. Antennas and Chimneys. Roof-mounted radio or television antennas on a principal building
in a residential district may project up to four feet above the roof. The maximum height of
chimneys attached to a principal building is the greater of 35 feet or four feet above the roof.
Note 2. Height In C District. In the C District, no part of any structure (except a fence) may be higher
than the horizontal distance from that part to the nearest part of an SF District.
Note 3. Building Detail, TH, PDD-TH and GR Districts. To separate buildings, there must be open
area at least five feet wide maintained so that firefighters with hoses could pass through.
Note 4. Framed Area In QMDS. Allowed square footage for a given building site is calculated by
multiplying the allowable percentage by(a)the building site's area plus (b)an allocated part of
any common use areas in the same QMDS (e.g., access easements, private streets, alleys,
reserves, etc. that are not part of a building site). The allocated part is proportional to the
building site's area divided by the area of all building sites in the same QMDS.
Note 5. Building Code. Separation requirements are in addition to other requirements of building
codes and other ordinances. See Code of Ordinances.
General Rule: Every structure must conform to the applicable regulations
shown, by District, in this table.("N/A" means the rule does not apply.)
Table 7-4b,cont.
Exceptions/Special Rules: (1) See special rules noted in table. (2) See
Article 9 regarding Planned Development Districts.
PDD- PDD- PDD- PDD- PDD- PDD-
Item Regulation PDD-TH2 PDD-C1
SF1 SF2 TH1 TH4 TH5 TH7
Maximum
One plus
Dwelling units number per One, plus 17.5 per acre.See Note 9. p
one AQ one AQ
building site
Maximum 100%for all
Framed area,
area as a 100%. dwelling types
all buildings
percentage of 80% See other than TH; 100%.See Note 4. N/A
on a building 125%building site Note 4. 125%for TH.
site
area See Note 4.
Length or Maximum
width, any horizontal N/A 130 feet.See Note 3. N/A
building dimension
Exterior
Must be of equal grade and quality, all sides.See Section
materials, any Type N/A 8-104.
building.
A four-hour firewall, or its equivalent, must separate
Separation of Fire-rated
N/A adjoining dwelling units.See Notes 3 and 5. See also Note
DU's wall
10(PDD-TH7 only)
SF privacy Applies.See Note 8. See also Note 10(PDD-TH7 N/A
See Note 8. N/A
protection only)
Accessory Maximum
buildings number per N/A 3 N/A
See Article 10 building site
regarding
garage space. 25 ft. 35 ft.
Height, See Note
maximum 2.
Stories, 2 and one-
3 N/A
maximum half
35, 25 in rear
Height,
yard.See
maximum, in 35.See Notes 1, 7 and 14. 35
Principal Note 1 and
feet .
buildings 14.
Minimum
1,600
gross floor 1,400 each
1,200 each DU each 1,300
area, square DU DU
feet
Width, feet
(min,),
N/A 16, each DU N/A
outside to
outside
Height and
screening of
rooftop See Note 11. N/A Applies
mechanical
equipment
Note 6. Height in GR-1, GR-2. Principal buildings in GR-1 or GR-2 Districts may be three stories
high, but subject to the lower height limits prescribed for projecting spaces. See Table 7-2, Note
7.
Note 7. Certain Projecting Buildings . Special height rules apply to buildings projecting into yards.
See Tables 7-2 and 7-6.
Note 8. SF privacy protection . On a building site where this applies, there may not be a direct sight
line from any"third-floor viewpoint" to any point in an "SF privacy zone."A"third-floor viewpoint"
is any viewpoint on a "third-floor area"at eye level (six feet)or lower. A"third-floor area" is any
floored area (indoors or outdoors)where the floor is 18 feet or higher. The "SF privacy zone"
includes every point: (i)within 100 feet of the third floor viewpoint in question, (ii) on a building
site in an SF District, and (iii)below 20 feet in height. See Figure SFP.
Note 9. Calculation of DU's Per Acre . In a QMDS only, the total number of DU's is divided by the
total acreage of the QMDS to calculate the number of DU's per acre.
Note 10. Spacing of Dwelling Units in PDD-TH7. Except where dwelling units are separated by
common walls, the minimum distance between dwelling units shall be as follows: (i) No part of
any dwelling unit may be closer than five feet to another dwelling unit. (ii) No window may be
closer than 50 feet to a facing window to living space in another dwelling unit. (iii) Neither eaves
nor balconies may be closer than 40 feet to a facing window to living space in another dwelling
unit. (iv) Neither windows to living space nor balconies may be closer than 20 feet to any facing
wall of another dwelling unit.
Note 11. Rooftop Mechanical Equipment. In the C, TCC and PDD-C1 districts, any rooftop
mechanical equipment, whether new or replacement equipment, shall be accommodated within
the maximum building height limit and shall be fully screened from off-site and street area views
through design and materials consistent with the overall design and colors of the principal
building. This may include use of sloped roofs, a low parapet wall or other architectural
elements that conceal flat roof areas where mechanical equipment is mounted, provided that all
such building features comply with and do not project above the maximum building height limit.
Note 12. Building Placement and Maximum Height in TCC. In TCC, the following height restriction
shall apply: (i) Principal buildings shall be located in the front 60 feet of the building site and
shall be limited to 2 stories and 35 feet in height, including any rooftop mechanical equipment.
(ii)Accessory structures shall be located in the rear 70 feet of the building site and shall be
limited to 35 feet in height, including any rooftop mechanical equipment. (iii)Any rooftop
mechanical equipment, whether new or replacement, shall be fully screened from off-site and
street area views through design and materials consistent with the overall design and colors of
the principal building. This may include use of sloped roofs, a low parapet wall or other
architectural elements that conceal flat roof areas where mechanical equipment is mounted,
provided that all such building features comply with and do not project above the maximum
building height limit.
Note 13. Street Level Orientation in TCC. In TCC, the first floor of all buildings shall be at grade level.
Elevated structures with open areas or parking below the second floor are not permitted.
Note 14. Height of Flood Loss Structures. The roof height of existing flood loss structures that are
being raised to meet floodplain regulations may exceed the existing roof height by an amount
equal to the distance the structure is elevated. In no case may the maximum roof height
exceed 39'.
Amend Section 2, Certain Terms, by adding the following definitions:
porch is a roofed structure, usually open at the sides,projecting from the face of a
building and used to protect the entrance of the structure.
balcony is a platform enclosed by a wall or balustrade on the outside of a building,
with access from an upper-floor window or door.
Amend Section 7,Table 7-1,Note 1.2 by adding:
Note 1.2. Porch In Front Yard. On a building site in a residential district with a front yard
depth of 20 feet or more,a porch may project up to 120 inches into the front yard if it
meets all of the following criteria:
(i) It is neither designed nor usable for motor vehicles;
(ii) The volume of the projecting part of the porch does not exceed 50 cubic feet per foot
of front street line(Example: the maximum projecting volume on a 521/2-foot wide site
would be 50 cubic feet x 52.5,or 2,625 cubic feet).
(iii) The porch's outside perimeter is open and unobstructed,except for the following
features: (a) Ordinary window screens. (b)A solid or partially open safety rail not
higher than 3.5 feet above the porch floor,and a partially open decorative railing or
balustrade not higher than 3.5 feet above the porch roof/ceiling, Solid half-walls are
prohibited above the roof/ceiling of the porch. (c) Supporting vertical columns, if the
total width of the outer faces of the columns does not exceed cither 259%of the
outside perimeter of the porch. or 25%of the theoretical outside perimeter of a
maximum sized porch. The width of a column is measured at its thickest point above
3.5 feet above the porch floor. The"maximum sized porch" is 120 inches deep and
_... _ _ . :.The "outside perimeter" of a porch is the portion of the
perimeter out in the front yard; it does not include the portion of the perimeter adjacent
to a building or lying along the front setback line.
(iv) At no point in the front yard does the porch have a height greater than the depth of the
front yard(Example: if the depth of the front yard is 20 feet,the maximum height in the
front yard is also 20 feet).
(v) No projecting balcony or other habitable space shall be constructed or placed
above the ceiling of a projecting porch.
Amend Fence-like Hedges—Section 7, Table 7-6, Notes 8.1, 8.2, and 8.3.as follows:
Note 8.1 Fences. Fences may project into front and side yards to the extent expressly required or
authorized by city ordinance (e.g., provisions in Chapter 18 of the Code of Ordinances;
provisions in PDD schedules for front fences). Also in the Code of Ordinances, there are: (i)
requirements for emergency portals in fences (Chapter 18) and (ii) restrictions on fences,
certain "fence-like hedges" and other things in visibility areas (Chapter 82). In a QMDS low
fences (3.5 feet or lower) may be located anywhere, if made of ornamental metal or pickets.
Note 8.2. Fence-like hedges. Fence-like hedges within the front yard (setback) of a building
site containing no principal building are prohibited. This provision applies to all adjacent side
yard building sites and rear through building sites. Visibility triangles and visibility areas, as
defined by this ordinance, are subject to further restrictions as contained in Chapter 82 of the
Code of Ordinances. Exception: Along major thoroughfares, a fence-like hedge may be placed
to screen and buffer light and noise from adjoining residential properties.
Add to Section 12-103, Losing PNC Status through passage of time.
Section 12-1.03. -Losing PNC Status.
(i) Passage of Time . The following PNC items lose PNC status upon the expiration of the time periods
indicated:
PNC Item Time Period Special Conditions
Ten years from the
Use of a building site in an SF District for business
1987 effective
activities date
PNC status for space which
Ten years from the
Presence of more dwelling units than allowed in qualifies as conforming
1987 effective
an SF District. accessory quarters is not
date
necessarily lost.
Ten years from the
Use of a building site by more than one family in 1987 effective
violation of SF District use regulations date
Time period
Outdoor lighting in violation of Article 8 ending on August
31, 2004
160 months
Lack of special screens in violation of Article 8
following the 1987
(waste storage or loading)
effective date
Ten years
Non-compliance with pervious area requirement
following the 1987
in the C District.
effective date
Non-conformance with building regulations by a
Time period
canopy or similar object designed or used to
ending on October
shelter a motor vehicle, a boat or similarly-sized
1, 2008
items.
Use of a building site, or any portion thereof, as a Time period
school without a special exception as granted by ending on May 31,
the ZBA. 2022
Time period
Non-conformance with regulations for fence-like
ending on October
hedges on building sites.
1, 2021
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