DOWNTOWN COMPATIBILITY PLAN - Moule & Polyzoides€¦ · UG-1 (Urban General 1) UG-2 (Urban General...

1Crawford Multari & Clark AssociatesMoule & Polyzoides Architects and Urbanists

6 June 2005

DRAFT Downtown Specific PlanVentura, California

Thompson Boulevard

U.S. 101

Santa Clara Street

Vent

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Av

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Gar

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Juni

pero

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Palm

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Oak

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Calif

orni

a St

reet

Ches

tnut

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Fir S

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Ash

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et

Laur

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Ann

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Kalo

ram

a St

reet

Hem

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Poli Street

Buena Vista Street

Vent

ura

Aven

ue

Oliv

e St

reet

Oliv

e St

reet

Gar

den

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Main Street

Figu

eroa

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Front Street

Thompson Boulevard

Meta Street

MissionPark

FairgroundsMaster Plan

Seaside Park

PlazaPark

CemeteryPark

UG-1 (Urban General 1)



NC (Neighborhood Center)

UC (Urban Core)

COR-1 (Main Street Corridor)

COR-2 (Thompson Blvd. Corridor)

COR-3 (Figueroa Street Corridor)

Civic/Institutional (C/I)

Open Space (OS)

Frontage Line

D O W N T O W N C O M P A T I B I L I T Y P L A N

Courtyard Housing 2.5


6 June 2005


I: Building Placement II: Building Profile and Frontage III: Parking IV: Building Types

MIN. LOT WIDTH

See Building Type definitions for descriptions, standards and designreview considerations.

Plan Diagram

1. PARKING PLACEMENT

i. On-site parking and service are allowed only in the shaded area as shown. No parking shall be locatedbetween building and street frontage.

A: Street Setback: 50% of lot depth

B: Side Street Setback: 5’ (with alley) / 20’ (no alley)

C: Side Yard Setback: 3’

D: Rear Setback: 3’

Plan Diagram

1. HEIGHT

i. Maximum: 2 stories average (20% min. of building footprint shall be one story; remaining 80% may be twostory)*

ii. Floor to Floor: 12’ max.

*Height areas do not apply to Accessory Buildings

2. FRONTAGE TYPES ALLOWED

i. Door Yard

ii. PorchA: Street Setback Encroachment: 8’ max.B: Height: 1 story max.C: Floor Height: 18” min. above finished grade

36” max. above finished grade D:Length: 40% of street frontage min.

iii. StoopA: Street Setback Encroachment: 8’ max.B: Floor Height: 18” min. above finished grade

36” max. above finished grade C: Length: 10’ min.

iv. Loggia

v. Tower

Section Diagram

1. SETBACKS

i. Buildings shall be placed within the shaded area as shown in the above diagram (unless specified otherwisein Architectural Types).

A: Street Setback: either maintain the setback of the building a proposed structure is replacing or main-tain average setback of entire block.

B: Side Street Setback: same as Street Setback

C: Side Yard Setback: 5’ min.

D: Rear Setback: 25’ min.

2. ARCHITECTURAL ENCROACHMENTS

i. Balconies, bay windows, chimneys, cantilevered rooms,and eaves may encroach into required setbacks.

3. ACCESSORY BUILDINGS

i. Accessory buildings shall be placed in the shaded area shown in Diagram C: Parking.


B: Side Street Setback: 5’ min.



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FRONT

D O W N T O W N C O M P A T I B I L I T Y G U I D E L I N E SU G - 1 ( U R B A N G E N E R A L 1 )

BUILDING TYPE 50’ 75’ 100’ 125’ 150’

Carriage House Y Y

Front Yard House Y Y

Side Yard House Y

Duplex Y Y

Triplex / Quadplex Y Y Y

Villa Y Y Y

Mansion

Bungalow Court Y Y Y

Rowhouse

Live / Work

Side Yard Housing Y Y

Courtyard Housing 2.0 Y Y



Commercial Block 1.0



CORNER LOT

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6 June 2005


BUILDING TYPE 50’ 75’ 100’ 125’ 150’

Carriage House

Front Yard House

Side Yard House

Duplex

Triplex / Quadplex

Villa

Mansion

Bungalow Court Y Y Y

Rowhouse Y Y Y Y Y

Live / Work Y Y Y Y Y








MIN. LOT WIDTH




i. On-site parking and service are allowed only in the shaded area as shown, unless is underground.





1. HEIGHT

i. Maximum: 2.5 stories average (60% min. of building footprint shall be two story; remaining 40% may be threestory)*

ii. Floor to Floor: 12’ max.



i. Door Yard





1. SETBACKS


A: Street Setback: 10’

B: Side Street Setback: 10’

C: Side Yard Setback: 15’ min. combined with 5’ min.










Plan DiagramPlan Diagram Section Diagram

CORNER LOT

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Y YCourtyard Housing 3.0


6 June 2005


BUILDING TYPE 50’ 75’ 100’ 125’ 150’

Carriage House

Front Yard House

Side Yard House

Duplex

Triplex / Quadplex

Villa

Mansion Y Y

Bungalow Court

Rowhouse Y Y Y Y Y

Live / Work Y Y Y Y Y








MIN. LOT WIDTH



1. SETBACKS





D: Rear Setback: 5’ (with alley) / 15’ min. (no alley)



1. HEIGHT

i. Maximum: 3 stories average (35% min. of building footprint shall be two story; no more than 50% of buildingfootprint may be three story; remaining 15% may be fourstory)*

ii. Floor to Floor: 15’ max. ground floor 12’ max. second floor and above



i. Door Yard


36” max. above finished grade D: Length: 40% of street frontage min.



iv. Forecourt

v. Storefront







ii. Subterranean parking shall not extend beyond building footprint.

iii. Podium parking may extend to a height of 3’ max.above finished grade, provided that garage perimeterwall either aligns with face of building or becomes partof Stoop or Door Yard frontage.


CORNER LOT

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6 June 2005


BUILDING TYPE 50’ 75’ 100’ 125’ 150’

Carriage House

Front Yard House

Side Yard House

Duplex

Triplex / Quadplex

Villa

Mansion

Bungalow Court

Rowhouse Y Y Y

Live / Work Y Y Y

Side Yard Housing



Y Y



Commercial Block 2.0 Y Y Y Y Y


MIN. LOT WIDTH


D O W N T O W N C O M P A T I B I L I T Y G U I D E L I N E SN C ( N E I G H B O R H O O D C E N T E R )

1. SETBACKS


A: Street Setback: 0’ / 5’ min. for ground floor residential


C: Side Yard Setback: 0’ / 10’ min. combined for residential (with 5’ min.)

D: Rear Setback: 5’ min. (with alley) / 15’ min. (no alley)



1. HEIGHT

i. Maximum: 3.5 stories average (15% min. of building footprint shall be two story; no more than 60% of buildingfootprint may be three story; remaining 25% may be fourstory)



i. StoopA: Street Setback Encroachment: N/AB: Floor Height: 18” min. above finished grade


ii. Forecourt

iii. Storefront

iv. GalleryA: Street Setback Encroachment: 12’ min. with

2’ min. between curb face and Gallery face)B: Height: 2 stories max. C: Length: 10’ min.








iii. Podium parking may extend to a height of 3’ max above finished grade, provided that garage perimeterwall either aligns with face of building or becomes partof Stoop or Door Yard frontage.


CORNER LOT

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FRONT

CORNER LOT

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Y Y Courtyard Housing 3.0Plan DiagramPlan Diagram Section Diagram


6 June 2005


BUILDING TYPE 50’ 75’ 100’ 125’ 150’

Carriage House

Front Yard House

Side Yard House

Duplex

Triplex / Quadplex

Villa

Mansion

Bungalow Court

Rowhouse

Live / Work Y Y Y

Side Yard Housing







MIN. LOT WIDTH


D O W N T O W N C O M P A T I B I L I T Y G U I D E L I N E SU C ( U R B A N C O R E )

CORNER LOT

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CORNER LOT

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ii. Subterranean parking is permitted to extend from property line to property line.

1. HEIGHT

i. Maximum: 3.5 stories average (15% min. of building footprint shall be two story; no more than 60% of buildingfootprint may be three story; remaining 25% may be fourstory)

ii. Maximum on Main Street from mid-block between Chestnut and Fir Streets to mid-block between Oak andPalm Streets: 4 stories average (25% min. of buildingfootprint shall be three story; no more than 55% of build-ing footprint may be four story; remaining 20% may befive story)

iii. Floor to Floor: 18’ max. ground floor 12’ max. second floor and above


i. Forecourt

ii. Storefront

iii. GalleryA: Street Setback Encroachment: 12’ min.

(2’ min. between curb face and Gallery face)B: Height: 2 stories max. C: Length: 10’ min.

1. SETBACKS


A: Street Setback:

a. East/west streets: 0’

b. North/south streets north of alley south of Santa Clara Street: 0’ for first three stories; 25’ forfourth and fifth stories

c. North/south streets south of alley south of Santa Clara Street: 0’ for first two stories; 25’ forthird and above stories


C: Side yard Setback: 0’ min.




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6 June 2005


BUILDING TYPE 50’ 75’ 100’ 125’ 150’

Carriage House Y Y

Front Yard House Y Y

Side Yard House Y

Duplex Y Y

Triplex / Quadplex Y Y Y

Villa

Mansion Y

Bungalow Court

Rowhouse

Live / Work Y Y





Commercial Block 1.0 Y Y

Commercial Block 2.0 Y Y


MIN. LOT WIDTH


D O W N T O W N C O M P A T I B I L I T Y G U I D E L I N E SC O R - 1 ( M A I N S T R E E T C O R R I D O R )

1. PARKING PLACEMENTi. On-site parking and service are allowed only in the

shaded area as shown. No parking shall be locatedbetween building and street frontage.





1. HEIGHT

i. Maximum: 2.5 stories average (60% min. of building footprint shall be two story; remaining 40% may be threestory)*


*Height areas do not apply to accessory structures


i. Door Yard





iv. Forecourt

v. Storefront

1. SETBACKS


A: Street Setback: either maintain the setback of the building a proposed structure is replacing or main-tain average setback of entire block


C: Side Yard Setback: 5’ min

D: Rear Setback: 25’ min










CORNER LOTFR

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CORNER LOT

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Y YCourtyard Housing 2.5



6 June 2005


MIN. LOT WIDTH



i. On-site parking and service are allowed only in the shaded area as shown. No parking shall be locatedbetween building and street frontage.





1. HEIGHT

i. Maximum: 2.5 stories average (60% min. of building footprint shall be two story; remaining 40% may be threestory)



i. StoopA: Street Setback Encroachment: 8’ max.B: Floor Height: 18” min. above finished grade


ii. Forecourt

iii. Storefront

iv. GalleryA: Street Setback Encroachment: 12’ min.


1. SETBACKS


A: Street Setback: either maintain the setback of the building a proposed structure is replacing or main-tain average setback of entire block

B: Side yard Setback: 5’ min. adjacent to UG-10’ adjacent to all other zones

C: Rear Setback: 15’ min.




D O W N T O W N C O M P A T I B I L I T Y G U I D E L I N E SC O R - 2 ( T H O M P S O N B L V D . C O R R I D O R )

CORNER LOTFRO

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BUILDING TYPE 50’ 75’ 100’ 125’ 150’

Carriage House

Front Yard House

Side Yard House

Duplex

Triplex / Quadplex

Villa

Mansion

Bungalow Court

Rowhouse Y Y

Live / Work Y Y







CORNER LOT

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Y Y YCourtyard Housing 2.5


6 June 2005


BUILDING TYPE 50’ 75’ 100’ 125’ 150’

Carriage House

Front Yard House

Side Yard House

Duplex

Triplex / Quadplex

Villa

Mansion

Bungalow Court

Rowhouse Y Y

Live / Work Y Y


Courtyard Housing 2.0 Y Y Y






MIN. LOT WIDTH


D O W N T O W N C O M P A T I B I L I T Y G U I D E L I N E SC O R - 3 ( F I G U E R O A S T R E E T C O R R I D O R )








iii. Podium parking may extend to a height of 3’ max above finished grade, provided that garage perimeterwall either aligns with face of building or becomes partof Stoop or Door Yard frontage.

2. HEIGHT

i. Maximum: 3 stories average (35% min. of building footprint shall be two story; no more than 50% of buildingfootprint may be three story; remaining 15% may be fourstory)


2. FRONTAGE TYPES ALLOWED:

i. StoopA: Street Setback Encroachment: 8’ max.B: Floor Height: 18” min. above finished grade


ii. Forecourt

iii. Storefront

iv. GalleryA: Street Setback Encroachment: 12’ min.


1. SETBACKS





D: Rear Setback: 5’ (with alley) / 15’ min. (no alley)



Plan Diagram

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Plan Diagram Section Diagram

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CORNER LOT

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6 June 2005


I: Building Placement

III: Parking

D O W N T O W N C O M P A T I B I L I T Y G U I D E L I N E SN O T A B L E S I T E O V E R L A Y


Per underlying zone

IV: Building Types

Per underlying zone

1. SETBACKS

i. Buildings placed adjacent to or in the vicinity of buildings deemed by the City of Ventura to be notableshall be placed within the shaded area as shown in theabove diagram.

A: Street Setback: setback of proposed structure must be equal to setback of notable building for adistance equal to one-half the width of the lot thatthe notable building sits upon. The remainder of thestreet setback must conform to the setback speci-fied in the underlying zone.

B: Side Yard Setback: setback of proposed structure must be equal to setback of notable building for adistance equal to the width of the lot that notablebuilding sits upon. The remainder of the side yardsetback must conform to the setback specified inthe underlying zone.

ii. New construction on notable sites shall not exceed envelope of previous notable structure.

Plan Diagram - New Construction Adjacent to Notable Lot Plan Diagram - New Construction on Notable Site

A

B

II: Building Profile and Frontage

1. HEIGHT

Height shall not project above a plane parallel to the slopeof the site:

A: Poli Street & Buena Vista Street: 24 feet max.

B: Zone UG-1: 24 feet max. Zone DC: 36 feet max.


Per underlying zone

Section Diagram

H I L L S I D E O V E R L A Y

III: Parking


Per underlying zone

IV: Building Types

Per underlying zone

I: Building Placement

1. SETBACKS

Per Underlaying zone

NOTABLE SITE

A

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II: Building Profile and Frontage

1. HEIGHT

Maximum: for a distance equal to the width of the lot thatthe notable building sits upon, the maximum height of theproposed structure shall not exceed the height of thenotable building


Per underlying zone

NOTABLE SITE


6 June 2005


B U I L D I N G T Y P E SC A R R I A G E H O U S E

ment and trash container areas shallbe located on the alley.

iii. Where an alley is not present, utilityaccess, above ground equipment andtrash container areas shall be locatedat least 10 feet behind the front of thehouse and be screened from viewfrom the street with a hedge or fence.

3: OPEN SPACE:i. Side-yards shall be a minimum of five

feet wide. ii. One of the side-yards shall be no less

than 20 feet wide and shall includethe stairs to the unit.

4: LANDSCAPE:i. The garden entrance to the guest

house shall contain one canopy tree.

5: FRONTAGE: i. As carriage house units are located

on top of the garage, their stairs shallbe located on the side yard.

ii. Balconies, loggias, bay windows areallowable frontage types at the alley.

iii. In an alley condition, windows over-looking the alley are required.

1: ACCESS: i. The main entrance to the unit shall be

accessed from the side yard and/orback yard of the main house.

ii. Where an alley is present, parkingand services shall be accessedthrough the alley.

iii. Where an alley is not present, park-ing and services shall be accessedbya 7 to 10 foot wide driveway.

iv. On a corner lot without access to analley, parking and services shall beaccessed by a driveway of 16 feetmaximum width, and with 2-footplanters on each side.

2: PARKING: i. An alley accessed garage or carport

may accommodate up to three cars.A non-alley-accessed garage or car-port may accommodate no more than2 cars. Parking facing a side streetmust be accommodated in a garage(carports are not allowed). A sidestreet facing garage shall have 1-cargarage doors.

ii. Where an alley is present, parkingaccess and services, including all util-ity access and above ground equip-

6: BUILDING SIZE AND MASSING:i. Thirty feet (30’) maximum along the

alley.ii. Carriage houses shall be designed as

flats located above garages.iii. Carriage Houses can be no taller than

2 stories.

7: EXPOSURE TO LIGHT AND AIR:i. Each carriage house shall maintain

setbacks from property lines on allsides, with as much direct access toyards as possible.

1

A carriage house is an architectural type consisting of a stacked dwelling unit over a garage.It is typically located on an alley at the back 20% of a lot that includes a main house.

Each Carriage House shall be designed to comply with the following standards, and thefrontage type requirements of this Code for the applicable zone, except where the frontagetype requirements are modified by this Section.

2 5


6 June 2005


B U I L D I N G T Y P E SF R O N T Y A R D H O U S E

designed to house scale. iv. Attic space may be occupied and not

count as a story when applying theheight limits of the applicable zone.

7: EXPOSURE TO LIGHT AND AIR:i. Each house shall maintain setbacks

from property lines on all sides, withas much direct access to yards aspossible.

8: ACCESSORY BUILDINGS:i. Any lot deeper than 120 feet is eligi-

ble to for an accessory building,including a second dwelling with afootprint of no more than 650 squarefeet.

ii. On a lot with an alley, all pedestrianand vehicular access to the accesso-ry building may be taken from thealley.

iii. On a lot without an alley, a 2-storyaccessory building shall have a mini-mum rear yard setback of 10 feet anda minimum side yard setback of 5feet.

iv. One parking space shall be providedin addition to the parking required forthe primary unit.

v. If accessory building is used as a res-idence, a private patio of at least 150square feet must be provided.

ity access and above ground equip-ment and trash container areas shallbe located on the alley.

iii. Where an alley is not present, utilityaccess, above ground equipment andtrash container areas shall be locatedat least 10 feet behind the front of thehouse and be screened from viewfrom the street with a hedge or fence.

3: OPEN SPACE:i. Front yards are defined by the set-

back and frontage type requirementsof the applicable zone.

ii. At least one side yard shall bedesigned to provide an open area noless than 10 by 10 feet.

iii. Rear yards shall be no less than 15%of the area of each lot and of a regu-lar geometry (e.g., rectangular).

4: LANDSCAPE:i. Landscape shall not be used to sepa-

rate a front yard from front yards onadjacent parcels. Front yard treesshall be of porch scale (no more that1.5 times the height of the porch atmaturity) except at the margins of thelot, where they may be of housescale (no more that 1.5 times the

1: ACCESS: i. The main entrance to the house shall

be accessed directly from the streetthrough an allowed frontage type.


iii. Where an alley is not present, park-ing and services shall be accessedby of a driveway 7 to 10 feet wide,and with 2?foot planters on eachside.

iv. On a corner lot without access to analley, parking and services shall beaccessed by a driveway of 16 feetmaximum width, and with 2-footplanters on each side.



ii. Where an alley is present, parkingaccess and services, including all util-

height of the house at maturity).ii. Side yard trees may be placed to pro-

tect the privacy of neighbors.iii. At least one large tree shall be pro-

vided in each rear yard for shade andprivacy.

5: FRONTAGE: i. A house shall be designed so that liv-

ing areas (e.g., living room, familyroom, dining room, etc.), rather thansleeping and service rooms, are ori-ented toward the fronting street.

ii. Frontage types that provide a transi-tion from public to private, indoor tooutdoor at the entrance to the houseare required. Porches, towers, log-gias, dooryards and stoops are pre-ferred types.

6: BUILDING SIZE AND MASSING:i. Building elevations abutting side

yards shall be designed to provide atleast one horizontal plane break of atleast three feet, and one verticalbreak.

ii. Houses on corner lots shall bedesigned with two front facades.

iii. Buildings shall be composed of oneand/ or two story volumes, each

1

2

A detached building designed as a residence for one household. A house may be used forother than residential purposes where allowed by the zoning of the site. The frontyard typehas its primary entrance accessed from the fronting street sidewalk.

Each Front Yard House shall be designed to comply with the following standards, and thefrontage type requirements of this Code for the applicable zone, except where the frontagetype requirements are modified by this Section.

3 5 7

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6 June 2005


B U I L D I N G T Y P E SS I D E Y A R D H O U S E

alley. iii. On a lot without an alley, a 2-story

accessory building shall have a mini-mum rear yard setback of 10 feet anda minimum side yard setback of 5feet.



enclosed by a wall or hedge no morethan 6 feet high.

iii. On a corner lot, the active side yardshall abut the street, and the enclos-ing wall shall be set back at least 5feet from the side-street property line.

iv. The inactive side yard may have afence at the property line, with aneasement allowing use of the inactiveyard by the neighbor. If built withouta fence, an easement shall be provid-ed to allow the use of the inactiveyard by the neighbor. Windows onthe inactive yard side of the houseshall be relatively small and high, pro-viding light and ventilation whileallowing for privacy.

v. Rear yards are required as definedby the zone, as the private, useableoutdoor space is provided in the sideyard.


rate a front yard from front yards onadjacent parcels. Front yard treesshall be of porch scale (no more that1.5 times the height of the porch atmaturity) except at the margins of thelot, where they may be of housescale (no more that 1.5 times theheight of the house at maturity).

ii. Side yard trees may be placed to pro-tect the privacy of neighbors.

iii. At least one large tree shall be pro-vided in each rear yard for shade andprivacy.

5: FRONTAGE: i. A sideyard house shall be designed

so that living areas (e.g., living room,family room, dining room, etc.), ratherthan sleeping and service rooms, areoriented toward the fronting streetand to the side yard.

1: ACCESS: i. The main entrance to the house shall

be accessed directly from the streetthrough an allowed frontage type.


iii. Where an alley is not present, thistype is allowed only on a corner lot.

iv. For a corner lot without access to analley, parking and services shall beaccessed by a driveway of 16 feetmaximum width, and with 2 footplanters on each side.



iii. Where an alley is present, parkingaccess and services, including all util-ity access and above ground equip-ment and trash container areas shallbe located on the alley.

iv. Where an alley is not present, utilityaccess, above ground equipment andtrash container areas shall be locatedat least 10 feet behind the front of thehouse, and be screened from viewfrom the street with a hedge or fence.



ii. The active side yard shall be at least15 feet wide, with major ground floorrooms opening to it with large win-dows and, where possible, Frenchdoors. The active side yard shall be

ii. A side yard house is not subject tothe frontage type requirements of theapplicable zone to provide a transitionfrom public to private within the frontyard, as the side yard provides thetransition.

iii. Notwithstanding setback require-ments of the applicable the front set-back need not exceed 10 feet.

iv. Because the entrance is not on thestreet facade, special care should betaken to ensure that the compositionof fenestration and other architecturaldetails are scaled to the public roomsof the house.

6: BUILDING SIZE AND MASSING:i. The building elevations abutting inac-

tive side yards shall be designed toprovide at least one horizontal planebreak of at least three feet, and onevertical break.

ii. A gallery, either one or two stories inheight, or an arcade, shall built alongthe active side yard for at least halfthe building length.

iii. Attic space may be occupied and notcount as a story when applying theheight limits of the applicable zone.

7: EXPOSURE TO LIGHT AND AIR:i. Each house shall maintain setbacks




ii. On a lot with an alley, all pedestrianand vehicular access to the accesso-ry building may be taken from the

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The sideyard type is designed as a one-household residence, but may be used for otherthan residential purposes where allowed by the zoning of the site. The side yard house isflanked by a side yard of a width comparable to a front yard. The entrance to the side yardhouse is accessed via a walkway parallel to and along one side of the lot.

Each Side Yard House shall be designed to comply with the following standards, and thefrontage type requirements of this Code for the applicable zone, except where modified bythis Section.

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A large house containing two, three, or four dwelling units, respectively. Each unit is indi-vidually accessed from the street.

Each Duplex, Triplex, and Quadplex shall be designed to comply with the following stan-dards, and the frontage type requirements of this Code for the applicable zone, exceptwhere modified by this Section.

B U I L D I N G T Y P E SD U P L E X , T R I P L E X & Q U A D P L E X

house scale. iv. Dwellings within buildings may be

flats and/or townhouses.v. Attic space may be occupied and not

count as a story when applying theheight limits of the applicable zone.

7: EXPOSURE TO LIGHT AND AIR:i. Each building shall maintain setbacks








iii. Where an alley is present, services,including all utility access and aboveground equipment and trash contain-er areas shall be located on the alley.




ii. Each dwelling shall have a private orsemi-private required yard of at least150 square feet. Required yardsshall be at least 8 feet wide, andenclosed by a fence, wall or hedge.

iii. Upper floor units may have their out-door space in usable balconies orloggias with a minimum 7-foot depth.

iv. Porches, stoops and dooryards mayencroach into a required yard. SeeFrontages, below.


rate a front yard from front yards on

1: ACCESS: i. The main entrance to each dwelling

shall be accessed directly from andface the street. Access to secondfloor dwellings shall be by a stair,which may be open or enclosed.



iv. On a corner lot without access to analley, parking and services shall beaccessed by driveways of 7 to 8 feetmaximum width, and with 2-footplanters on each side.

2: PARKING: i. Required parking shall be within

garages or carports, which may con-tain up to four cars.

ii. Garages on corner lots without alleysmay front onto the side street only ifprovided with 1-car garage doors,and with driveways no more than 8feet wide that are separated byplanters at least 2 feet wide.

adjacent parcels. Front yard treesshall be of porch scale (no more that1.5 times the height of the porch atmaturity) except at the margins of thelot, where they may be of housescale (no more that 1.5 times theheight of the house at maturity).



5: FRONTAGE: i. Dwellings abutting front yards shall

be designed so that living areas (e.g.,living room, family room, dining room,etc.), rather than sleeping and servicerooms, are oriented toward thefronting street.

ii. Frontage types that provide a transi-tion from public to private, indoor tooutdoor at the entrance to the houseare required. These may be deter-mined through the Design Reviewprocess to serve also as the requiredyard for some or all of the dwellings.

iii. On corner lots, entrances to dwellingson both frontages are encouraged,particularly in triplexes and quadplex-es.

iv. See the requirements of the applica-ble zone for allowed encroachmentsinto required setbacks.



ii. Buildings on corner lots shall bedesigned with two front facades.

iii. Buildings shall be massed as largehouses, composed principally of twostory volumes, each designed to

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A villa is a large house containing anywhere from two to eight dwelling units. Each unit isindividually accessed from a central lobby, which in turn is accessed directly from the street.

Each Villa shall be designed to comply with the following standards, and the frontage typerequirements of this Code for the applicable zone, except where modified by this Section.

B U I L D I N G T Y P E SV I L L A

iv. Dwellings within buildings may beflats and/or townhouses.

v. Attic space may be occupied and notcount as a story when applying theheight limits of the applicable zone.









feet wide that are separated byplanters at least 2 feet wide.





ii. Each dwelling shall have a private orsemi-private required yard of at least150 square feet. Required yardsshall be at least 8 feet wide, andenclosed by a fence, wall or hedge.

iii. Upper floor units may have their out-door space in usable balconies orloggias with a minimum 7-foot depth.

iv. Porches, stoops and dooryards mayencroach into a required yard. SeeFrontages, below.

1: ACCESS: i. The villa shall be accessed directly

from and face the street. The mainentrance shall open to a central lobbywhich provides access to the individ-ual dwellings. Second floor dwellingsshall be accessed by a stair locatedin the lobby.



iv. On a corner lot without access to analley, parking and services shall beaccessed by driveways of 7 to 8 feetmaximum width, and with 2-footplanters on each side.

2: PARKING: i. Required parking shall be within

garages or carports, which may con-tain up to four cars.

ii. Garages on corner lots without alleysmay front onto the side street only ifprovided with 1-car garage doors,and with driveways no more than 8





5: FRONTAGE: i. Dwellings abutting front yards shall

be designed so that living areas (e.g.,living room, family room, dining room,etc.), rather than sleeping and servicerooms, are oriented toward thefronting street.

ii. Frontage types that provide a transi-tion from public to private, indoor tooutdoor at the entrance to the houseare required. These may be deter-mined through the Design Reviewprocess to serve also as the requiredyard for some or all of the dwellings.

iii. See the requirements of the applica-ble zone for allowed encroachmentsinto required setbacks.




iii. Buildings shall be massed as largehouses, composed principally of twostory volumes, each designed tohouse scale.

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A detached building with the exterior appearance of a large house, which contains morethan four dwelling units.

Each Mansion shall be designed to comply with the following standards, and the frontagetype requirements of this Code for the applicable zone, except where modified by thisSection.

B U I L D I N G T Y P E SM A N S I O N

placed above subterranean parking,provided that they are landscapedand scaled to the street and building.


6: BUILDING SIZE AND MASSING:i. Buildings shall be massed as large

houses, composed principally of twoand three story volumes.

ii. Building elevations abutting sideyards shall be designed to provide atleast one horizontal plane break of atleast three feet, and one verticalbreak. Significant projecting architec-tural elements B such as bay win-dows, projecting rooms or coveredbalconies B may be provided in lieuof one plane break.

iii. Buildings on corner lots shall bedesigned with two front facades.

iv. Dwellings within the building may beflats and/or townhouses.

v. Attic space may be occupied and notcount as a story when applying theheight limits of the applicable zone.


from property lines on all sides, with asmuch direct access to yards as possi-ble.

es shall be underground or in a sideor rear yard, at least 10 feet behindthe facade and screened from viewfrom the street with a hedge or fence.



ii. Side yards should be useable by andaccessible from the dwellings wherepossible.

iii. Rear yards shall be no less than 15%of the area of each lot and of a regu-lar geometry (e.g., rectangular).

iv. Each ground floor dwelling shall havea private or semi-private requiredyard of at least 80 square feet, andeach upper floor dwelling shall have ausable balcony or loggia with a mini-mum 7-foot depth.

v. Required Yards shall be at least 8feet wide, and enclosed by a fence,wall or hedge.

vi. Porches, stoops and dooryards mayencroach into required yards. SeeFrontages, below.


1: ACCESS: i. The main entrance to the building

shall be accessed directly from andface the street.

ii. Direct access from street to groundfloor, street-facing dwellings isencouraged.

iii. On a corner lot without access to analley, parking and services may beaccessed from the side street.

iv. Access to each dwelling shall be byway of an elevator, stairs, and corri-dor.

v. Where an alley is present, parkingand services shall be accessedthrough the alley.

vi. Where an alley is not present, park-ing and services shall be accessedby a ramped driveway from thestreet, located as close as possible toa side or rear property line.

2: PARKING: i. Required parking and services may

be in an underground garage.ii. Where an alley is present, services

shall be located on the alley or under-ground. Vehicular access to parkingshall be from the alley.

iii. Where an alley is not present, servic-




5: FRONTAGE: i. The building shall be designed so

that living areas (e.g., living rooms,family rooms, dining rooms, etc.),rather than sleeping and servicerooms, are oriented toward thefronting street.

ii. Frontage types that provide a transi-tion from public to private, indoor tooutdoor, at the main entrance, and atany direct entrances to individualdwellings, are required. Porches, log-gias, dooryards and stoops are pre-ferred.

iii. Stoops up to 3 feet in height anddooryards up to 2 feet in height may

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Four or more detached houses arranged around a shared courtyard, with pedestrian accessto the building entrances from the courtyard and/or fronting street.

Each Bungalow Court shall be designed to comply with the following standards, and thefrontage type requirements of this Code for the applicable zone, except where modified bythis Section.

B U I L D I N G T Y P E SB U N G A L O W C O U R T

iii. Each dwelling shall have a private orsemi-private required yard of at least150 square feet, which may be locat-ed in a side yard and/or the rear yard.

iv. Required yards shall be at least 8feet wide, and enclosed by a fence,wall or hedge.

v. Porches, stoops and dooryards mayencroach into required yards. SeeFrontages, below.





5: FRONTAGE: i. Buildings shall be designed so that

living areas (e.g., living room, familyroom, dining room, etc.), rather thansleeping and service rooms, are ori-ented toward the fronting streetand/or to the courtyard.

ii. Frontage types that provide a transi-tion from public to private, indoor tooutdoor at the main entrance to eachdwelling are required. Porches, door-yards and stoops are preferred types,and may encroach into the courtyard.


1: ACCESS: i. Entrances to dwellings shall be direct-

ly from the front yard or from thecourtyard.



iv. On a corner lot without access to analley, parking and services may beaccessed from the side street.

2: PARKING: i. Required parking shall be in garages

or carports, which may contain up tofour cars.

ii. Garages on corner lots without alleysmay front onto the side street only ifprovided with 1-car garage doors,and with driveways no more than 8feet wide that are separated byplanters at least 2 feet wide.


iv. Where an alley is not present, utilityaccess, above ground equipment andtrash container areas shall be locatedin a side or rear yard, at least 10 feetbehind the front of the house, and bescreened from view from the streetwith a hedge or fence.



ii. A central courtyard shall comprise atleast 15% of the lot area. SeeCourtyard Housing Configurations.

6: BUILDING SIZE AND MASSING:i.. Buildings shall be composed of one

and/or two story volumes andmassed as houses.

ii. Building elevations abutting sideyards shall be designed to provide atleast one horizontal plane break of atleast three feet, and one verticalbreak.


iv. Dwellings within the buildings may beflats and/or townhouses.

v. Attic space may be occupied and notcount as a story.



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Two or more detached two- or three-story dwellings with zero lot line side setbacks.

Each Rowhouse shall be designed to comply with the following standards, and the frontagetype requirements of this Code for the applicable zone, except where modified by thisSection.

B U I L D I N G T Y P E SR O W H O U S E

more that 1.5 times the height of theporch at maturity) except at the mar-gins of the lot, where they may be ofhouse scale (no more that 1.5 timesthe height of the house at maturity).

ii. At least one large tree shall be pro-vided in each rear yard for shade andprivacy.

5: FRONTAGE: i. Each rowhouse shall be designed so

that living areas (e.g., living room,family room, dining room, etc.), ratherthan sleeping and service rooms, areoriented toward the fronting streetand/or to the courtyard.

ii. Frontage types that provide a transi-tion from public to private, indoor tooutdoor at the main entrance to eachdwelling are required. Porches, door-yards and stoops are preferred types.


6: BUILDING LENGTH:i. Buildings shall be composed of 2-

and/or 3-story volumes in compliancewith the regulations for the applicablezone.

1: ACCESS: i. The main entrance to each unit shall

be accessed directly from and facethe street.

ii. Garages and services shall beaccessed from an alley. This type isnot allowed on a lot without an alley.

2: PARKING: i. Required parking shall be in a

garage, which may be attached to ordetached from the dwelling.

ii. Services, including all utility access,aboveground equipment, and trashcontainers, shall be located on analley.



ii. Rear yards shall be no less than 15%of the area of each lot and of a regu-lar geometry (e.g., rectangular).


rate a front yard from front yards onadjacent parcels. Front yard trees, ifprovided, shall be of porch scale (no


iii. In a 3-story building, a townhousedwelling may be stacked over aground floor flat. In this case, the flatshall be accessed by its own frontdoor at the frontage, and the town-house dwelling shall be accessed bya separate front door and an internalstair.

7: MASSING:i. Each rowhouse building shall main-

tain setbacks from property lines onat least 2 sides, with as much directaccess to yards as possible.


ble for one accessory building, thatmay be a second dwelling with a foot-print of no more than 650 square feet.

ii. One parking space shall be providedfor each accessory dwelling in addi-tion to the parking required for the pri-mary units.

iii. Each accessory dwelling shall be pro-vided a private patio or balcony of atleast 80 square feet.

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B U I L D I N G T Y P E SL I V E / W O R K

An integrated housing unit and working space, occupied and utilized by a single householdin a structure, either single-family or multi-family, that has been designed or structurallymodified to accommodate joint residential occupancy and work activity.

Each Livework unit shall be designed to comply with the following standards, and thefrontage type requirements of this Code for the applicable zone, except where modified bythis Section.

mary units.8.4 Each accessory dwelling shallbe provided a private patio or balconyof at least 80 square feet.


ii. Rear yards shall be no less than 15%of the area of each lot and of a regu-lar geometry (e.g., rectangular).

4: LANDSCAPE:i. Landscape shall not obscure front

yards on adjacent lots or theshopfront of the ground floor flexspace. Front yard trees, if provided,shall be of porch scale (no more that1.5 times the height of the porch atmaturity) except at the margins of thelot, where they may be of housescale (no more that 1.5 times theheight of the house at maturity).


5: FRONTAGE: i. Each livework unit shall be designed

so that living areas (e.g., living room,family room, dining room, etc.), ratherthan sleeping and service rooms, areoriented toward the fronting streetand/or to the courtyard.

ii. Frontage types that provide a transi-tion from public to private, indoor to

1: ACCESS: i. The main entrance to the ground floor

flex space shall be accessed directlyfrom and face the street.

ii. The upstairs dwelling shall beaccessed by a separate entrance,and by a stair. There shall also be aninternal connection between the liveand the work portions of each unit.

iii. Garages and services shall beaccessed from an alley. This type isnot allowed on a lot without an alley.

2: PARKING: i. At least one required parking space

shall be in a garage, which may beattached to or detached from thedwelling. Parking may also beaccommodated in an undergroundparking structure and/or in a park-once garage.

ii. Additional required parking spacesmay be enclosed, covered or open.

iii. Services, including all utility access,aboveground equipment, and trashcontainers, shall be located on analley.


outdoor at the main entrance to eachdwelling are required. Shopfronts,dooryards and stoops are preferredtypes.


6: BUILDING SIZE AND MASSING:i. Buildings shall be composed of 2-

and/or 3-story volumes in compliancewith the regulations for the applicablezone.


7: EXPOSURE TO LIGHT AND AIR:i. Each livework unit shall maintain set-

backs from property lines on at least2 sides, with as much direct accessto yards as possible.


ble for one accessory building, thatmay be a second dwelling with a foot-print of no more than 650 square feet.

ii. One parking space shall be providedfor each accessory dwelling in addi-tion to the parking required for the pri-

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6: BUILDING SIZE AND MASSING:i. Buildings shall be massed to the

street as large houses of primarilytwo story volumes, and to the sideyards as one-and two-story massesat the scale of houses.

ii. The building elevation abutting aninactive side yard shall be designedto provide at least one horizontalplane break of at least three feet, andone vertical break.


iv. Dwellings within the buildings may beflats and/or townhouses.




iv. Where an alley is not present, park-ing access and services shall belocated in compliance with the set-back requirements of the applicablezone.

v. Parking entrances to subterraneangarages and/or driveways shall belocated as close as possible to theside or rear of each lot.



ii. The active side yard shall include agarden or court at least 20 feet wide,with major ground floor rooms open-ing to it with large windows and,where possible, doors.

iii. When located in an active side yard,a driveway shall be integrated intothe design of the yard.

iv. The inactive side yard may be builtwith or without a fence at the propertyline. If built without a fence, windows

1: ACCESS: i. Entrances to dwellings shall be direct-

ly from the front yard or active sideyard. Access to no more than three(3) second-story dwellings shall bethrough an open or roofed (but notenclosed) stair.



iv. On a corner lot without access to analley, parking and services may beaccessed from the side street.

2: PARKING: i. Required parking shall be in an

underground garage, or may be sur-face parking, tuck under parking, anaboveground garage, or a combina-tion of any of the above.

ii. Dwellings may have direct on indirectaccess to their parking stall(s), ordirect access to stalls enclosed withinthe garage. A combination of theseconditions is encouraged.

in that side of the building shall be atleast 6 feet above the grade of theyard, providing light and ventilationwhile ensuring privacy.

v. Rear yards are not required for thistype, as the private, useable outdoorspace is provided in the side yard.





iv. Driveways in active side yards shallhave pavement that contributes to thelivability of the space and/or be sepa-rated from yard with low walls orhedges.

5: FRONTAGE: i. Buildings shall be designed so that

living areas (e.g., living room, familyroom, dining room, etc.), rather thansleeping and service rooms, are ori-ented toward the fronting street.

ii. Frontage types that provide a transi-tion from public to private, indoor tooutdoor at the entrance to eachground floor dwelling are required.Porches, dooryards and stoops arepreferred types.


B U I L D I N G T Y P E SS I D E Y A R D H O U S I N G

A building or group of buildings containing dwelling units, arranged on the site in a row withthe first unit facing the street. The primary entrance to each unit is from the side yard or, inthe case of units facing the street, the front yard.

Each Side Yard Housing project shall be designed to comply with the following standards,and the frontage type requirements of this Code for the applicable zone, except where mod-ified by this Section.

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A group of dwelling units arranged to share one or more common courtyards, where the indi-vidual units are townhouses or rowhouses, flats, or flats located over or under flats or town-houses. The courtyard is intended to be a semi-public space that is an extension of the pub-lic realm.

Each Courtyard Housing Project shall be designed to comply with the following standards,and the frontage type requirements of this Code for the applicable zone, except where mod-ified by this Section.

B U I L D I N G T Y P E SC O U R T Y A R D H O U S I N G

4: LANDSCAPE:i. Landscape shall not obscure front

yards on adjacent lots or theshopfront of the ground floor flexspace. Front yard trees, if provided,shall be of porch scale (no more that1.5 times the height of the porch atmaturity) except at the margins of thelot, where they may be of housescale (no more that 1.5 times theheight of the house at maturity).


iii. Sideyard trees may be placed to pro-tect the privacy of neighbors.

iv. At least one large tree planted direct-ly in the ground shall be provided inat least one courtyard for shade, pri-vacy and scale.

v. Courtyards located over garagesshould be designed to avoid the sen-sation of forced podium hardscape.

5: FRONTAGE: i. Entrance doors, living space (e.g., liv-

ing rooms and dining rooms) shall beoriented toward courtyards and thefronting street to the degree possible.Service rooms shall be oriented back-


underground garage, or may be sur-face parking, tuck under parking, anaboveground garage, or a combina-tion of any of the above.

ii. Dwellings may have direct on indirectaccess to their parking stall(s), ordirect access to stalls enclosed withinthe garage. A combination of theseconditions is encouraged.


iv. Where an alley is not present, park-ing access and services shall belocated in compliance with the set-back requirements of the applicablezone.


3: OPEN SPACE:i. Courtyard housing shall be designed

to provide a central courtyard and/orpartial, multiple, separated or inter-

1: ACCESS: i. The main entrance to each ground

floor dwelling shall be directly off acommon courtyard or directly fromthe street.

ii. Access to no more than three (3) sec-ond-story dwellings shall be throughan open or roofed (but not enclosed)stair.

iii. Except for four-story buildings, eleva-tor access may be provided betweenthe garage and podium only.

iv. Where an alley is present, parkingshall be accessed through the alleyand services through the alley andside yards.

v. Where an alley is not present, park-ing and services shall be accessedfrom the street by side yard drive-ways flanked by planters, at least 1-foot wide.

vi. On a corner lot without access to analley, parking and services shall beaccessed from the side street andservices shall be underground and/ orin the side and rear yards.

connected courtyards with a totalarea of at least 15% of the lot.

ii. In a project with multiple courtyards,at least two of the courtyards shallconform to the patterns below.

iii. Minimum courtyard dimensions shallbe 40 feet when the long axis of thecourtyard is oriented East/West and30 feet when the courtyard is orientedNorth/South.

iv. In 40-foot wide courtyards, thefrontages and architectural projec-tions allowed within the applicablezone are permitted on two sides ofthe courtyard; they are permitted onone side of a 30-foot wide courtyard.

v. Private patios may be provided inside and rear yards, and in court-yards.

vi. Courtyards shall be connected to thepublic way and/or to each other byway of zaguans or paseos. Zaguansmust be a minimum of 10’ wide.Paseos must be a minimum of 15’wide.

vii. Surface parking for five cars or less isallowed in a front garden, screenedfrom the street by a decorative wall.

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B U I L D I N G T Y P E SC O U R T Y A R D H O U S I N G

ing to sideyards, service yards andrear yards to the degree possible.

ii. Frontage types are required that pro-vide a transition from public to pri-vate, indoor to outdoor at theentrance to each dwelling. Porches,arcades, galleries, towers, loggias,dooryards entry stairs and stoops areallowed. No gallery may encroachinto the required minimum width of acourtyard.

iii. Stoops up to 3 feet in height anddooryards up to 2 feet in height mayplaced above subterranean parking,provided that they are landscapedand scaled to the street and building.


v. Dooryards that face and/or encroachinto a courtyard shall be a minimumof 10 feet wide.

6: BUILDING SIZE AND MASSING:i. Buildings may contain any four com-

binations of units: flats, flats overflats, townhouses, and townhousesover flats.

ii. Dwellings may be as repetitive orunique as deemed by individualdesigns.

iii. Buildings shall be composed of one,two and three story masses, eachdesigned to house scale, and notnecessarily representing a singledwelling.

iv. Four story masses should be mini-mized inside courtyards and apparenton street frontages.

v. The intent of these regulations is toprovide for courtyard housing projectswith varying building heights.Suggested height ratios for variouscourts are as follows:

2.0 stories: 80% 2 stories, 20% 1 stories

2.5 stories: 60% 2 stories, 40% 3 stories

3.0 stories: 35% 2 stories, 50% 3 stories, 15% 4 stories

3.5 stories: 15% 2 stories, 60% 3 stories, 25% 4 stories

vi. Four story buildings shall be com-posed of single loaded and stackeddwellings. In this case, the visibilityof elevators and of exterior corridorsat the third and/or fourth stories shallbe minimized by incorporation intothe mass of the building.

7: EXPOSURE TO LIGHT AND AIR:1. Each dwelling shall be designed to

maintain setbacks from property lineson at least 2 sides, with direct accessto at least a dooryard, patio, terraceor balcony.


6 June 2005


B U I L D I N G T Y P E SS T A C K E D D W E L L I N G S *

A single-floor dwelling unit in a structure with other dwelling units of similar configurationeither above or below.

Stacked Dwellings shall be designed to comply with the following standards, and thefrontage type requirements of this Code for the applicable zone, except where modified bythis Section.

ferred. No arcade or gallery mayencroach into the required minimumwidth of a courtyard.


6: BUILDING SIZE AND MASSING:i. Buildings may contain any of three

dwelling types: flats, townhouses, andlofts.

ii. Dwellings may be as repetitive orunique, as determined by individualdesigns.

iii. Buildings may be composed of onedominant volume, flanked by second-ary ones.

iv. The intent of these regulations is toprovide for buildings with varyingheights.

7: EXPOSURE TO LIGHT AND AIR:i. Each dwelling must have at least one

side exposed to the outdoors, withdirect access to at least a dooryard,patio, terrace or balcony.

b. The open corridor is designed inthe form of a Monterey balcony, aloggia, a terrace, or a wall withwindow openings.


underground garage, or may be sur-face parking, tuck under parking, or acombination of any of the above.

ii. Dwellings may have indirect accessto their parking stalls.


iv. Where an alley is not present, servic-es shall be located in compliance withthe setback requirements of the appli-cable zone.


3: OPEN SPACE:i. The primary shared open space is

the rear yard, which shall bedesigned as a courtyard. Courtyardsmay be located on the ground or on a

1: ACCESS: i. The entrance to the building shall be

through a street level lobby, orthrough a combination of street/podi-um lobby directly accessible from thestreet.

ii. The main entrance to each groundfloor dwelling shall be directly fromthe street. Secondary access may bethrough an elevator and corridor.

iii. Elevator access should be providedbetween the garage and each level ofthe building.

iv. Interior circulation to each dwellingshall be through a corridor.

v. Where an alley is present, parkingshall be accessed through the alley.

vi. Where an alley is not present, park-ing shall accessed from the streetthrough the building.

vii. On a corner lot without access to analley, parking shall be accessed fromthe side street through the building.

viii. Dwellings can be accessed via a sin-gle-loaded, exterior corridor, providedthe corridor is designed per the fol-lowing requirements:

a. The open corridor length does notexceed 40 feet.

podium. Side yards may also be pro-vided for common use gardens.

ii. Minimum courtyard dimensions shallbe 40 feet when the long axis of thecourtyard is oriented East/West, and30 feet when the courtyard is orientedNorth/South. No courtyard shall beof a proportion of less than 1:1between its width and height.

iii. In 40-foot wide courtyards, thefrontages and architectural projec-tions allowed within the applicablezone are permitted on two sides ofthe courtyard; they are permitted onone side of a 30-foot wide courtyard.

iv. Private patios may be provided inside and rear yards.

4: LANDSCAPE:i. Front yard trees shall be less than the

height of the buildings, except at themargins of the lot, where they may beused to frame and separate the build-ing from its neighbors.

ii. Sideyard trees may be placed to cre-ate a particular sense of place.

iii. At least one large tree shall be pro-vided in the rear yard, planted directlyin the ground.

iv. Courtyards located over garagesshould be designed to avoid the sen-sation of forced podium hardscape.

5: FRONTAGE: i. Living space (e.g., living rooms and

dining rooms) shall be orientedtoward courtyards and the frontingstreet to the degree possible.Service rooms shall be oriented back-ing to sideyards, service yards andrear yards, to the degree possible.

ii. Frontage types are required that pro-vide a transition from public to pri-vate, indoor to outdoor at the side-walk. Stoops and porches are pre-

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* Stacked Dwellings canonly be used if they arepart of a Blended TypeDevelopment, in whichcase Stacked Dwellingscan comprise no morethan 30% of buildablefootprint (except whenare built as part of theCommercial Blockbuilding type).


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B U I L D I N G T Y P E SC O M M E R C I A L B L O C K

A building designed for occupancy by retail, service, and/or office uses on the ground floor,with upper floors also configured for those uses or for dwelling units.

Each Commercial Block shall be designed to comply with the following standards, and thefrontage type requirements of this Code for the applicable zone, except where the frontagetype requirements are modified by this Section.


6: BUILDING SIZER AND MASSING:i. Buildings may contain any of three

dwelling types: flats, townhouses, andlofts.

ii. Dwellings may be as repetitive orunique, as determined by individualdesigns.

iii. Buildings may be composed of onedominant volume.

iv. The intent of these regulations is toprovide for buildings with varyingheights. The suggested height ratiosare as follows:

Commercial Block 1-story: 100% 1 story

Commercial Block 2-story:85% 2 stories, 15% 3 stories

Commercial Block 3-story: 85% 3 stories, 15% 4 stories

7: MASSING:i. Each dwelling must have at least one

side exposed to the outdoors, withdirect access to at least a dooryard,patio, terrace or balcony.


iv. Where an alley is not present, servic-es shall be located in compliance withthe setback requirements of the appli-cable zone.


3: OPEN SPACE:i. The primary shared open space is

the rear yard, which shall bedesigned as a courtyard. Courtyardsmay be located on the ground or on apodium. Side yards may also be pro-vided for outdoor patios connected toground floor commercial uses.

ii. Minimum courtyard dimensions shallbe twenty percent (20%) of the sitearea. No courtyard shall be of a pro-portion of less than 1:1 between itswidth and height.

iii. In 40-foot wide courtyards, thefrontages and architectural projec-tions allowed within the applicablezone are permitted on two sides of

1: ACCESS: i. The main entrance to each ground

floor shop or dwelling shall be directlyfrom the street.

ii. Entrance to the residential portions ofthe building shall be through a streetlevel lobby, or through a podiumlobby accessible from the street orthrough a side yard.

iii. Elevator access should be providedbetween the garage and each level ofthe building.

iv. Interior circulation to each dwellingshall be through a corridor.

v. Where an alley is present, parkingshall be accessed through the alley.

vi. Where an alley is not present, park-ing shall accessed from the streetthrough the building.

vii. On a corner lot without access to analley, parking shall be accessed fromthe side street through the building.


underground garage, or may be sur-face parking, tuck under parking, or acombination of any of the above.

ii. Dwellings may have indirect accessto their parking stalls.

the courtyard; they are permitted onone side of a 30-foot wide courtyard.

iv. Private patios may be provided inside and rear yards.

4: LANDSCAPE:i. No landscaping is required in front of

the building.ii. Sideyard trees may be placed to cre-

ate a particular sense of place.iii. At least one large tree shall be pro-

vided in the rear yard, planted directlyin the ground.

iv. Courtyards located over garagesshould be designed to avoid the sen-sation of forced podium hardscape.

5: FRONTAGE: i. Entrance doors and living space (e.g.,

living rooms and dining rooms) shallbe oriented toward courtyards andthe fronting street to the degree pos-sible. Service rooms shall be orient-ed backing to corridors, to the degreepossible.

ii. Frontage types are required that pro-vide a transition from public to pri-vate, indoor to outdoor at the side-walk. Store fronts, arcades, and gal-leries are preferred.

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F. Zaguan Courtyard: A Zaguan Courtyard isvery similar to a Forecourt Courtyard, the onlydifference being that the passageway leadingfrom the court to the street is covered by a roof.The zaguan , a covered passage that passesthrough the building and gives access to thestreet, can be gated.

D. Forecourt Courtyard: a ForecourtCourtyard is surrounded by buildings onthree sides. The fourth side is partiallyopen to the street, the open, unroofed por-tion (the forecourt), providing a transitionto the street. In this courtyard type, accessfrom the street to the courtyard can becontrolled with a gate.

Courtyard Housing may be designed in avariety of configurations and, dependingon the type, can seamlessly fit anywhere inDowntown. Though the shape, size, ori-entation, and section of each courtyardtype may differ, all the types share a num-ber of important characteristics: they bothframe the street and provide an interior,protected garden(s); their street frontageform is house derivative and house com-patible; they provide direct access to alldwellings (no corridors, no lobbies, no ele-vators).

Courtyard Housing developments range indensity from 10 to 50 dwelling units peracre (du/a). Typically, developmentswhich exceed densities of 20 du/a mustprovide parking in subterranean garages.

The following diagrams show the basiccourt types. The fronts of the building,where relevant frontage types should beapplied, are designated with thick, blacklines.

C O U R T Y A R D H O U S I N G C O N F I G U R A T I O N S

C. Open Courtyard: an Open Courtyardis a court that is surrounded on three sidesby a “U” shaped building. The fourth sideis completely open to the street.

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B. Side Courtyard: a Side Courtyard isdefined on one or two sides by attachedflats and/or townhouses. The courtyardmay be completely open to the street (for amore suburban setting) or be hidden fromthe street by the building (for a more urbansetting).

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H. Multiple Courtyard: a MultipleCourtyard consists of two or more sepa-rate courts. Though distinct spaces, thesecourtyards, comprised of any of the previ-ous types, are connected via public pas-sageways open to the sky or via zaguans.

G. Composite Courtyard: a CompositeCourt is a courtyard comprised of a largeprimary courtyard from which small, sec-ondary patios branch-off. The primarycourtyard can be any of the previousattached-dwelling types discussed previ-ously.

E. Corner Courtyard: a Corner Courtyardplaces the passageway leading from thestreet to the courtyard at the corner of thelot. The passageway is open to the sky.Access to and from the courtyard can becontrolled with a gate.

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A. Bungalow Court: a Bungalow Court iscomprised of individual, detached single-family dwellings oriented around a com-mon courtyard. This type is the leastdense and can seamlessly fit into any sin-gle-family residential neighborhood.

PUBLIC R.O.W. PUBLIC R.O.W. PUBLIC R.O.W. PUBLIC R.O.W.

PUBLIC R.O.W. PUBLIC R.O.W.

I. Corner Lot Courtyard: a Corner LotCourtyard places any of the previouscourtyard types at the intersection of twostreets. Since this type faces two streets,the side of the courtyard that does not pro-vide access to the street must providefrontages to the the street and to the court-yard.

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6 june 2004


C O U R T Y A R D H O U S I N G O R I E N T A T I O N

A. A thirty foot (30’) wide court that is sur-rounded by two-story buildings will beshaded in the morning.

B. At noon, the entire court will be bathedin sun.

C. By the late afternoon, the court isimmersed in shade once again.

A. Because of the low angle of the sun inrelation to the horizon, a courtyard that isthirty foot (30’) wide court that is surround-ed by two-story buildings will be constant-ly in shade.

COURTYARD WITH LONG AXIS ORIENTED IN EAST / WEST DIRECTION

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COURTYARD WITH LONG AXIS ORIENTED IN NORTH / SOUTH DIRECTION

B. Widening the court to forty feet (40’)permits direct sunlight to enter the court.

C. Similarly, lowering the south wing of thebuilding to one story permits direct sunlightto enter the court.

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An important component of Courtyard Housing design is the orientation of the courtyard tothe sun. In general, courtyards that are oriented with their long axis in the north-south direc-tion can be narrower than courtyards that are oriented with their long axis is the east-westdirection. The following diagrams illustrate the impact that courtyard orientation can haveon the amount of sunlight that enters a courtyard on the shortest day of the year: December21.


6 June 2005


D. Forecourt: the facade is aligned closeto the frontage line with a portion of it set-back. The resulting forecourt is suitablefor gardens, vehicular drop offs, and utilityoff loading. This type should be used spar-ingly and in conjunction with the stoopsand shop fronts. A fence or wall at theproperty line may be used to define the pri-vate space of the yard. The court may alsobe raised from the sidewalk, creating asmall retaining wall at the property line withentry steps to the court.

C. Tower: the Tower can be appended tothe two previous frontages. Typicallylocated at the intersection between twovolumes, the tower is often used as anentrance.

Frontage Types. Frontage Types are applied to each zone. These represent a range ofadditions to the basic facade of the building, in the following illustrations, “ROW” means thepublic street right-of-way.

F R O N T A G E T Y P E S PRIVATE LOTPUBLIC ROW

B. Porch: a facade is setback from thefrontage line with an encroaching porchappended to the facade. A great variety ofporches designs are possible, but to beuseful, none should be less than 8 feetdeep and 12 feet wide. A fence or wall atthe property line may be used to define theprivate space of the yard. The front yardmay also be raised from the sidewalk, cre-ating a small retaining wall at the propertyline with entry steps to the yard.

PRIVATE LOTPUBLIC ROW

SETBACK LINE

A. Door Yard: a facade is set back fromthe frontage line with an elevated gardenor terrace. This type can effectively bufferresidential quarters from the sidewalk,while removing the private yard from pub-lic encroachment. The terrace is also suit-able for restaurants and cafes as the eyeof the sitter is level with that of the stand-ing passerby.


SETBACK LINE


SETBACK LINE


6 June 2005


G. Gallery: the facade of a building with anattached colonnade. Balconies may over-lap the sidewalk while the ground floorremains set at the lot line. This type isideal for retail use, but only when the side-walk is fully absorbed within the arcade sothat a pedestrian cannot bypass it. Aneasement for private use of the right-of-way is usually required. To be useful, thearcade should be no less than 8 feet wideclear in all directions.

F. Shop Front: the facade is placed at orclose to the right-of-way line, with theentrance at sidewalk grade. This type isconventional for retail frontage. It is com-monly equipped with cantilevered shedroof or awning. The absence of a raisedground floor story precludes residentialuse on the ground floor facing the street,although this use is appropriate behindand above.

F R O N T A G E T Y P E S PRIVATE LOTPUBLIC ROWPRIVATE LOTPUBLIC ROW

E. Stoop: the facade is placed close to thefrontage line with the ground story elevat-ed from the sidewalk, securing privacy forthe windows. This type is suitable forground-floor residential uses at short set-backs. This type may be interspersed withthe shop front. A porch may also cover thestoop.

PRIVATE LOTPUBLIC ROW PRIVATE LOTPUBLIC ROW

H. Arcade: arcades are facades with anattached colonnade, that is covered byupper stories. Arcades are must bedesigned according to the following provi-sions:

(a) Arcades shall be no less than 10feet wide clear in all directions.

(b) Along primary retail frontages, thearcade shall correspond to store-front openings.

(c) Primary frontage storefront openingsshall be at least 65% of the 1st floorwall area and not have opaque orreflective glazing.


October 2004


B L E N D E D T Y P E D E V E L O P M E N T ( B T D )

A. Purpose.The desired pedestrian scale and character of the Downtownrequires that new project development not appear as mas-sive, monolithic structures, but instead as a series of smallerscale buildings. This goal is a particular challenge when onelarge ownership, or smaller consolidated parcels are pro-posed for development as a single project. The standards ofthis Section are intended to ensure that larger projects aredesigned as carefully conceived groups of separate struc-tures, that each contribute to an attractive streetscape andthe overall quality of the Downtown.

B. Applicability. The requirements of this Section apply to development pro-posed on a site that is equivalent to the size of one-half of ahistoric Downtown block (400 by 400 feet, or approximately1.8 acres) or larger.

C. Application requirements. An application for project approval shall include a RegulatingPlan that illustrates compliance with the requirements of thisSection, and the other applicable requirements of thisDowntown Code.

D. Design objectives. Each site shall be designed to be divided into smaller blockswith:

1. Internal streets, where appropriate to connect with off-site streets and/or to create a series of smaller, walkableblocks;

2. Service alleys within the new blocks; and

3. Multiple buildings on the site, with their entrances on bor-dering streets.

E. Subdivision requirements. Each site shall be designed as a subdivision in compliancewith the following standards, and to achieve the objectives inSubsection D.

1. Each proposed building site shall not exceed one acre.

2. Each proposed parcel frontage shall not exceed a maxi-mum width of 180 feet.

F. Building design.Buildings proposed on a site of one-half block or larger shallbe designed in compliance with the following requirements, inaddition to all other applicable provisions of this Code.

1. No more than 30 percent of dwelling units on the sitemay be stacked flats.

2. Buildings shall be designed to have fronts and backs,with front facades containing primary building entrancesand facing streets.

PROPERTY BOUNDARY

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I: Original Site II: Introduce Streets

V: Introduce Architectural Types

III: Introduce Alleys

IV: Introduce Lots

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