Uptown North Orange Form-Based Code (UNO-FBC)

Transcription

1 IV. Building Envelope Standards A. Intent & Function B. Project-Wide Components of the Building Envelope Standards 1. Private Frontage Types 2. Encroachment Types 3. Building Types C. Transect Zone Components of the Building Envelope Standards and Guidelines 1. General Description 2. Building Placement 3. Parking Placement 4. Height and Facade Openings 5. Indentations and Encroachments 6. Building Lot Types 7. Standards Applied Uptown North Orange Form Based-Code SECTION IV

2 Section IV. Building Envelope Standards A. Intent and Function. As stated in Section II, the Transect Map Diagram (Figure 2.1) functions as the coding key for the Uptown North Orange Form-Based Code (UNO-FBC) in that if links each individual lot on the UNO site plan to specifi c standards governing building placement, form and use. Those specifi c standards governing building placement and form are the Building Envelope Standards. The Building Envelope Standards (BES) set the basic parameters governing building construction, including the building envelope in three dimensions, permitted private frontage types (such as colonnades, stoops, and, porches) and building types (such as sideyard, edgeyard and forecourt.) Each UNO Transect Zone identifi ed on the Transect Map Diagram, is tied to a menu of acceptable building, lot and private frontage types (governed by this Section IV) and land uses (identifi ed in Section V.) As with the Public Space Standards established in Section III, the universal development principles introduced in Section II, also provide much of the underlying rationale for the UNO-FBC Building Envelope Standards. The global or project wide rules identifi ed in Section II (and born directly from the Intent articulated in Section II) also apply to this section. However, the following principles apply specifi cally to the Building Envelope Standards. o Buildings are to be aligned and close to the street, thereby forming the space of the thoroughfare. The thoroughfare is a coherent space with consistent building forms on both sides. This agreement of buildings facing across the streetspace contributes to a clear public space and street space identity. Allowable exceptions are when buildings front an open civic space (as described & illustrated in Section III.) o Buildings shall face the streetspace with active fronts. These active fronts shall be achieved through the application of acceptable private frontage types as determined by the designated transect zone (see Private Frontages, Figure 4.1) as well as through prescribed % s of transparency particularly at the street level where commercial/retail and mixed use predominate (in T4, T5B & T5A.) Every building on every lot shall be assigned an acceptable private frontage type. o The maximum single use building fl oor plate (i.e. fi rst fl oor footprint for a single use, single establishment) is regulated by transect zone. (see Table 2.3 in Section II). However exceptions may be allowed by warrant as in the case of anchor establishments). o For each side of block, buildings shall present a distinctive vertical façade composition divided into separate bays consistent with the prevailing storefront rhythm along Main Street in historic Virginia downtowns (i.e. Charlottesville, Culpeper, Town of Orange, etc.) At no time however shall building width modules be wider than 50. Building facades wider than 50 must be designed (or composed) in modules no greater than 50. Each establishment shall also have a functioning primary street entry, at prescribed intervals (by transect zone) at the street level. This requirement may be satisfi ed through the use of liner shops for larger foot-plate buildings, such as anchor establishments. o Property lines along frontages adjacent to public streets and other public places are physically defi ned; In T5A they are defi ned primarily by buildings. In T5B, T4 and T3 they are defi ned by buildings, walls, fences and/or landscape features (i.e. hedges, lawns, etc.) Frontage shall be recognized as either public or private. o Buildings shall be designed for the urban situation typical of towns and cities in that views are directed to the streetspace and interior gardens or courtyards, not into neighboring lots or rear yards. o Vehicle storage, parking (excluding on-street parking), dumpsters and mechanical equipment are visually concealed or minimized from the primary streetspace. o When Transect Zone designations change along a street frontage, the property owner has the option of applying either Transect Zone s BES for a maximum additional distance of 75 in ether direction. This applies to T5A, T5B, T4 and T3. Uptown North Orange Form Based-Code SECTION IV

3 B. Project-wide Components of the Building Envelope Standards Three components of the building envelope standards can apply across several transect zones. They are Private Frontages (Figure 4.1) Encroachment Type Standards (Table 4.1) and Building Types (Figure 4.2.) Tables and text are regulatory. Graphic diagrams are illustrative and non-regulatory. Private Frontage Types. Private Frontage is the area between the building an the lot lines. The design of this area, directly impacts the pedestrian. Figure 4.1 defi nes and illustrates the range of acceptable private frontage types for each transect zone. Encroachment Types. Encroachments are architectural elements that are allowed to encroach upon the public ROW (ie: a sidewalk or alley, depth of the BTL) or the prescribed setback. Table 4.1 establishes minimum dimensional standards for all allowable Encroachment Types. The subsequent tables associated with each Transect Zone prescribe the extent to which these elements (typically measured as a % of the setback area) may intrude upon the setback or public ROW. Building Types. Building Type is the relationship between building construction and its disposition on the individual lot relative to the street and adjacent buildings. This relationship ranges from suburban to urban in character. Figure 4.2 defi nes and illustrates suitable building types for each transect zone. NOTE: Types identifi ed as specialized are subject to the review and approval of the UDRC. In UNO, such uses may include (but are not limited to) include hospitals, schools, colleges, public civic buildings, private institutions of assembly such as places of worship and recreational facilities such as physical fi tness centers. Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

4 Figure 4.1 Private Frontage Guidelines Porches and stoops are not precluded. Fences, walls, hedges at the frontage line may be added over time subject to UDRC review. encroach. A fence, wall, or hedge typically demarcates the yard at the frontage line, but their location and design must be coordinated with adjacent lots and other private frontage types, subject to UDRC review T3 T2 T3 T2 T4 T5B T4 T5B a.k.a. Dooryard/Terrace T5A T4 T3 T5B T2 T5A T4 T3 T5B T2 T5A T4 T5B T5A T5A T2 In the UNO-FBC, the GFBTL = 0. GFBTL = 0 GFBTL = 0 T5A T2 a.k.a. Colonnade In the UNO-FBC, the GFBTL = 0. GFBTL = 0 GFBTL = 0 Source: Smartcode and Manual, Version 8.0 by Andres Duany, William Wright, Sandy Sorlien (with modifi cations) Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

5 Table 4.1 Encroachment Type Standards-Regulatory Encroachment Type Colonnade/ Arcade and Gallery Standards 10 min horizontal clear from wall to inside face fo structural support (i.e. post, column, or pier) A min 6-0 clear pathway shall be maintained at all times. 12 min. width as long as it does not confl ict with sidewalk depths, street trees and lighting. Area of Encroachment Associated Private Frontage Type Transect Zones (exc. SD15) Public ROW Colonnade/Arcade T5A, T2 Awning (Shopfront) Balcony Bay Windows and Rooms 10 min vertical clear interior (from top of sidewalk to bottom of ceiling) provided all storefront display assemblies remain clear 12 max width as long as it does not confl ict with sidewalk depths, street trees and lighting. 8 min clear vertical height from the top of sidewalk to the bottom most edge of the balcony. 4 min horizontal clear from wall to inside face of railing. 10 min clear vertical height from the top of sidewalk to the bottom most edge of the balcony. 2 minimum interior clear. o Extensions may be at 90 angles or chamfered, provided they maintain a 2 min. interior room clearance at the furthermost projection. Public ROW, Area between BTL and Public Row, Setbacks Public ROW, Area between BTL and Public ROW, Setbacks Public ROW, Area between BTL and Public ROW, Setbacks Stoops 5 min clear depth Area between BTL and Public ROW, Setbacks Porches 8 min clear depth Area between BTL and Public ROW, Setbacks Shopfront (for shopfront retail) Occurs at fl oors above street level. Can apply to all Private Frontage Types. Occurs at fl oors, including the street level. Can apply to all Private Frontage Types Stoop, Common Yard Occurs at street level Porch & Fence, Common Yard T5A, T5B, T4 All zones. All zones. All zones All zones Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

6 Figure 4.2.a Building Types-Regulatory T2 T3 T4 T5B T3 T4 T5B T4 T5B T5A T5B T5A Only civic buildings apply to UNO. T2 T4 T5B T5A Source: Smartcode and Manual, Version 8.0 by Andres Duany, William Wright, Sandy Sorlien (with modifi cations) Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

7 Figure 4.2.b Building Type (with possible Lot Types)- Illustrative T2 T3 T4 T5B T3 T4 T5B T4 T5B T5A T5B T5A T2 T4 T5B T5A Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

8 C. Transect Specifi c Components of the Building Envelope Standards and Guidelines Unlike the Open Civic Space and Thoroughfare Type Standards established in Section III. where one type could apply to multiple transect zones, the Building Envelope Standards are transect zone specifi c. The Building Envelope Standards (BES) which follow for each transect zone T5A, T5B, T4 and T3 are consistently organized as follows. Unless otherwise noted, all tables in this section (Section IV) are regulatory and graphic diagrams, photos or other graphic images are illustrative and non-regulatory. General Description. Includes a narrative overview of the Transect Zone, a location map and illustrative drawings and images that convey the intended character and complexity of the physical form. Graphics and photo images are not regulatory. Building Placement. Includes a table of regulatory standards (with an accompanying illustrative plan diagram) that govern the placement of buildings on each lot relative to the public ROW and adjacent buildings. Table is regulatory and plan diagram (including Figure 4.3) is illustrative. Parking Placement. Includes a table of standards with an accompanying plan diagram that govern the placement of parking on each lot relative to the public ROW and adjacent buildings. Table is regulatory and plan diagram (including Figure 4.3) is illustrative. Height and Façade Openings. Includes a table of standards with an accompanying section and elevation diagrams that govern the built form and degree of transparency for each building on each lot relative to the public ROW and adjacent buildings. Table is regulatory and section and elevation diagrams (including Figure 4.4 and 4.5) are illustrative. Indentations and Encroachments. Includes a table of guidelines with an illustrative diagram that explain and depict indentations (i.e. recesses within the building facade from the BTL) and encroachments (i.e. the extent to which a building element projects into either a public frontage area or setback area.) Both table and diagram are to be used in conjunction with Figure 4.1, 4.2 and Table 4.1. Building Lot Types. This is one table per transect zone that correlates allowable building lot types with; lot size, building type, land use category, private frontage type and illustrative images (both photographic and line drawing.) All information on this table (except the illustrative images) are regulatory. Coordinate with Figures 4.1, 4.2.a, b., c., and Table 4.1. Standards Applied. These are a series of illustrative drawings (i.e. lot plan, roof plan, and three-dimensional axonometric) that demonstrate how the above BES can be applied. These are illustrative images and not regulatory. Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

9 Figure 4.3 Generic Lot Plan Diagrams To be used in conjunction with all building placement and encroachment plans for each Transect Zone found on subsequent pages. B Q D A S Q R C Dimension Key Dimension Key A = Front Setback of BTL B = Side Setback of BTL C = Mid Block D = Rear and Side (@ Alleys or Drive ways) Q = Front and Side Encroach ment Street R = Side Encroachment Mid-Block S = Rear and Side (@ Alleys or Driveways) Encroachment Begins. Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

10 Figure 4.4 Generic Wall Section Diagrams O O K K M M L L M M K L L M K M K L L Dimension Key Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

11 Figure 4.5 Street Elevations by Transect Zone Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

12 BUILDING ENVELOPE STANDARDS:General Description Center Zone T5A The purpose of Center Zone-T5 is to create a vibrant, pedestrian-oriented, Center within the North Orange Uptown, in keeping with the Town of Orange Comprehensive Plan. The physical form and land uses within this Center Zone-T5 refl ect the urban character of a typical, small Virginia Downtown, such as Lexington, Culpeper, Charlottesville and the Town of Orange itself. As a focal point for the surrounding area, Uptown Center will accommodate a mix of uses, residential types and amenities. Given its adjacency to Route 15, its trade area could extend out 2 to 5 miles. T5A Illustrative Photo Images Below Live/Work Illustrative Block Level Axonometric (at maximum build out capacity) Mixed Use & Storefronts Commercial Corner Illustrative Block Level Roof Plan (at maximum build out capacity) Live Work & Townhouses Illustrative Street Elevation (at maximum build out capacity) Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

13 T5A BUILDING ENVELOPE STANDARDS: Building Placement Table 4.2a Building Placement Standards-Regulatory 30 min Block Corner Build to Line-BTL (Prescribed Distance from Property Line) Primary Building Only (Ancillary Buildings not applicable in T5A) (A) Front (B) Side at Street (C) Side at Mid-Block 0 (for mixed-use, retail/commercial uses) 10 (all other uses) 0 (for mixed-use, retail/commercial uses) 10 (all other uses) 0 (for all uses) and 10 (to accomodate pedestrian pathways) Ground Floor Build to Line-GFBTL (For Galleries, Colonnades) See diagram below. Facade at sidewalk level remains at 0 BTL (A1) Front See Figure 4.1 and Table 4.1 (B1) Side at Street Facade at sidewalk level remains at 0 BTL See Figure 4.1 and Table 4.1 NOTE:Maintain 6 min. continuous clearance within pedestrian pathway. Front Pathway Pedestrian Street F ront Fron t 30 min Setback (Minimum & Maximum Distances from Property Line) Primary Building (Ancillary Buildings not applicable in T5A) Front Only Build to Lines applicable to T5A. Side at Street Only Build to Lines applicable to T5A. (C) Side at Mid-Block Only Build to Lines applicable to T5A. (D) Rear and Side (@ alley or driveway) 0 min.- 5 min. along alleys and driveways off of primary streets. 0 rear along parking aisles within parking lots interior to the block. Front 30 min (A2-D2) Ancillary Building: (NA in T5A) Buildable Lot Area: (E) Lot Width (F) Lot Depth Lot Coverage Facade Build-Out along frontage varies Determined by use, building lot type & parking requirements. 100% max. 65% min. at front, 30% min. at side along street. NOTE: Buildings wider than 50 shall be designed in modules </= 50. Block Corner Condition: Within a min. 30 from the block corner in each direction, building facades shall be built to the 0 BTL (and therefore be mixed use, retail/commercial uses.) Exceptions are building corners defi ned by hedges, fences or walls as specifi ed below, for building uses governed by a 10 BTL along Public Frontages. NOTE: A 2-6 to 4-6 high hedge, fence or wall or other landscaping shall demarcate private frontage at all locations except at the block corner where it must be a building, hedge, fence or wall. Contiguous Open Not required in T5A. Space/Lot Area Footprint Depth: 40 min. interior depth for commercial/retail space at the fi rst fl oor street level. (20 min allowed for liner buildings, but for no more than 30% of the public frontage along any block side) Illustrative (1/30/09) Diagram Street Secondary Commercial Street 30 min Block Corner : Transect Zone-T5A Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

14 BUILDING ENVELOPE STANDARDS: Parking Placement T5A Table 4.2b Parking Placement Standards-Regulatory Parking Area Setback (Minimum Distance from Property Line) (G) Front & Side primary street) (H) Side Street secondary street) (I) Side Mid-Block: (J) Rear & Sides driveways, alleys, parking lot aisles) 40 min. 5 min. 0 min. 0 min. Parking Space & Parking Lot Parameters Residential Uses 1.5 spaces/unit min Other Uses Lodging: 1 space/bedroom min Offi ce: 2 spaces/ 1000 SF min Retail: 3 spaces/1000 SF min NOTE: On site parking is allowed only in the shaded areas shown on the adjacent Parking Placement Plan. NOTE: Single-family, attached residential building and lot types (i.e. townhouses and live-works) shall not have street level, front-facing automobile garage doors along public thoroughfares. Maximum allowed garage capacity is two (2) cars. See also Section III, Tables 3.1 NOTE: Single-family detached residential buildings (i.e. SFD) not applicable to T5A. Parking Lots Maximum uninterrupted length abutting a non-alley public thoroughfare is 72, with anchor exceptions noted below NOTE: A 2-6 to 4-6 tall, dense hedge, fence or wall (placed 0 to 18 max from the edge of the ROW) is required to conceal a parking lot that abutts a public thoroughfare (alleys not included.) NOTE: In the case of an anchor establishment where parking demand may necessitate the relegation of one or two sides of the associated block to parking (in addition to the interior of the block,) the developer/ applicant shall designate which thoroughfares lend themselves to parking lots directly abutting a non-alley public thoroughfare (i.e. secondary) and which may not (i.e. primary) subject to the review and approval of the UDRC by warrant. See Section III.B.5.a. Driveway & Alley Width 14 max. paving (24 max ROW) Parking Management Strategy Parking standards noted above shall be coordinated with the use of alternative parking strategies as stipulated in Section V of this FBC. Primary Commercial Street Dimension Key Bar Scale Parking Area Property Line Build-to-Line (BTL) Setback Line Parking Placement Plan: (1/30/09) Shared Parking Lot Internal to the Block Illustrative Diagram Aisle Parking Driveway J J I G Driveway G H Secondary Commercial Street Street Commercial Primary Transect Zone-T5A Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

15 BUILDING ENVELOPE STANDARDS: Building Height & Facade Openings Table 4.2c Building Height Standards-Regulatory Building Form/Height Primary Building (Ancillary Buildings not applicable in T5A) 2 min (22 min height)., 4. stories max. (K) # of Stories (with exceptions for tower elements) NOTE:1.5 story height or 18 min height allowed by warrant. Extent of 1.5 story buildings not to exceed 30% of the linear frontage along any one block side facing a public thoroughfare. Subject to UDRC review. See Generic Wall Sections, Figure 4.4. (L) Ground Floor Finish Level Mixed-Use, Commercial/Live work Multi-family (apts/condos), Townhouse, SFD 0-18 above sidewalk above sidewalk NOTE: All buildings serving the public shall be handicapped accessible. Townhouses maybe less than 18 above the sidewalk in order to provide a handicapped accessible unit (by warrant from UDRC.) (M) Ground Floor Ceiling Height (N) Ground Floor (O) Upper Floor(s) Ceiling Height Allowable Rooflines Mixed-Use, Commercial/Live Work, Civic Institutional Multi-family(apts/ condos),townhouse, Storefront Retail: 14 min clear Other: 12 min clear 10 min. clear Colonnades, Arcades See Table 4.1 All Building Lot Types 8 min clear Flat with parapet walls or Sloped (no mansards) Building Section: (1/30/09) Dimension Key Bar Scale Transect Zone-T5A T5A Bottom of parapet wall or eave unless a 1.5 story condition. Top of fi nish sidewalk. Primary Primary Street Commercial Street Table 4.2d Facade Opening Standards-Regulatory Doors/Entries Along Streets First Floor Street Level For all building & Lot types, provide functioning entry doors along non-alley public thoroughfares at intervals less than or = 60 on center. NOTE: For all building and lot types, all fl oors must have internal access to a pedestrian-oriented (as opposed to automobile-oriented,) primary entrance at the front facade. Pedestrian-oriented unit entries nay be shared at the street level. NOTE: Multifamily and commercial parking lots and garages, loading docks, overhead doors and other service entries shall not be located on primary streets with primary building front facades. However, where access to automobile storage is feasible only from a primary street, entries shall require a warrant from the UDRC. See also Section III, Table 3.1. Transparency Along Streets First Floor Street Level Retail Storefront: 70% min All Other Commercial: 50% min Residential: 30% min area of facade between 2-10 above top of adjacent sidewalk. Floors above First All uses: 30% min - 70% max. NOTE: % transparency includes all opening components. Signage cannot obstruct transparency unless it is stenciled glass. NOTE: Blank lengths of wall (devoid of openings and transparency) exceeding twenty (20) feet are prohibited. Bar Scale 60 max on center Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

16 BUILDING ENVELOPE GUIDELINES: Indentations & Encroachments Table 4.2.e Allowable Indentations/Encroachments T5A Indentations (P) Primary Ground Floor Level 18 max. recess depth from the BTL, for no greater than 80% of the frontage. Recess depth at Entry Vestibules is a function of user needs but no greater than 80% of the frontage. Coordinate with Private Frontage Types. BTL = 0 : Within the Public Frontage Area (Q) Front & Side (@ Street) Awning, Gallery/Colonnade (only in T5A) Balcony, Bay Stoop, Porch Main Roof Overhang No limit, provided here are no confl icts with sidewalk depths, street trees and lighting and min. Encroachment Standards met. (See Table 4.1) No limit, as per above. N/A 4 BTL=10 : Between the BTL and Edge of Public ROW (Q) Front & Side Awning 75% depth max (@ Street) Balcony 60% depth max Bay Stoop Porch Main Roof Overhang 25% depth max 100% depth max 80% (not inc. roof overhang) depth max 4 max NOTE: % depth refers to the max depth of the distance between the BTL and ROW within which an awning, balcony, bay, bay window, stoop or porch is allowed to encroach. Within Setbacks (R) Side (@ Mid-Block) Awning, Balcony, Bay, Stoop, Porch Main Roof Overhang N/A Within ROW of the Alley or Driveway (S) Rear & Side (@ alleys & driveways) Awning, Balcony, Bay Stoop, Porch Main Roof Overhang 2 max where space between buildings is at least 10 min clear. 4 max where building is a min. 1/2 story taller than adjacent buildings on both sides. 5 max N/A 4 max NOTE: Coordinate with Private Frontage Type Guidelines and Table 4.1 Street Elevation Building Section (to Scale with Plan Below) Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

17 The following pages include Table 4.2.f matrix of Building Characteristics and Land Use by Building Lot Type Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

18 BUILDING ENVELOPE STANDARDS: Building Lot Types Table 4.2.f Matrix of Building Characteristics and Land Use by Building Lot Type (permitted unless otherwise noted) Building Lot Type Lot Size Building Type Land Use Category Frontage Type Vertical Mixed Use Width varies. Depth determined by parking requirements and building type. Rearyard, Courtyard Commercial on the 1st fl oor w/residential above; or 1st fl oor retail w/other commercial above, including lodging. Coordinate with Section 5, Table 5.3. T5A Shopfront & Awning, Arcade/Colonnade, Gallery, Forecourt, Dooryard/Terrace Commercial Width varies. Depth determined by parking requirements and building type. Rearyard, Courtyard All fl oors dedicated to a single use (either lodging, offi ce or retail). Coordinate with Section 5, Table 5.3 Shopfront & Awning, Arcade/ Colonnade, Gallery, Forecourt, Dooryard/Terrace Civic Institutional Width varies. Depth determined by parking requirements and building type. Rearyard, Courtyard, Specialized (by warrant) Public and Private Civic uses all fl oors or fi rst fl oor only civic with non-civic (residential and offi ce) above. Coordinate with Section 5, Table 5.3 Arcade/Colonnade,Gallery, Forecourt, Dooryard/Terrace Multi-Family Width varies. Depth determined by parking requirements and building type. See Tables 2.4 and 2.5 in Section II Rearyard, Courtyard, Specialized (by warrant) Common variants include; Low to mid-rise stacked fl ats Rental or owner occupied residential all fl oors, including apartments, condominiums in either fl ats or multiplexes. May include offi ground fl oor level. Coordinate with Section 5, Table 5.3 Gallery, Forecourt, Stoop, Dooryard/Terrace, Porch and Fence Townhouses NOTE: At corner conditions or adjacent to alleys and drives, townhouse buildings may be placed on wider lots to accommodate BTL and setback requirements and allow for encroachments. See Tables 2.4 and 2.5 in Section II Rearyard, Common variants include; attached garages or tuck-under parking) accessed from the side or rear only. Coordinate with Table 3.1 and Figure 3.7. Single family attached residential all fl oors. Stoop, Forecourt, Dooryard/Terrace, Porch and Fence Live/Work NOTE: At corner conditions or adjacent to alleys and drives, live/works may be placed on wider lots to accommodate BTL and setback requirements and allow for encroachments. See Tables 2.4 and 2.5 in Section II Rearyard, Common variants include; attached garages or tuck-under parking accessed from the side or rear only. Coordinate with Table 3.1 and Figure 3.7. Commercial (offi ce or retail) on the 1st fl oor w/residential above. Coordinate with Section 5, Table 5.3 Shop, Forecourt, Dooryard/Terrace Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

19 BUILDING ENVELOPE STANDARDS: Building Lot Types Building Lot Type Illustrative Image Standards Applied in Plan View Standards Applied in Axonometric View Vertical Mixed Use T5A Commercial/Retail Civic Institutional Multi-Family Townhouses Live/Work (rearyard) Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

20 BUILDING ENVELOPE STANDARDS: Applied T5A Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

21 BUILDING ENVELOPE STANDARDS: Applied T5A Illustrative Axonometric of Rearyard Building Types Multi Family or Vertical Mixed Use Townhouse Live Work Illustrative Lot Type Designations Commercial or Verttical Mixed Use Civic Institutional Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

22 T5B BUILDING ENVELOPE STANDARDS: General Description-Center Zone T5B The purpose of the non-commercial areas of the Center Zone-T5 is to create a vibrant, pedestrian-oriented, context for the commercial Center area of North Orange Uptown. The physical form and land uses situated along the thoroughfare zones in Center Zone-T5 refl ect the urban character of those mixed-use, but primarily high density, residential areas immediately adjacent to historic Virginian Downtowns & Main Streets. Illustrative Photo Images Below Townhouses & Paired Houses Illustrative Block Level Axonometric Institutional & Mixed Use Illustrative Block Level Roof Plan Houses & Cottages Illustrative Street Elevation Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards alley

23 BUILDING ENVELOPE STANDARDS: Building Placement Table 4.3.a Building Placement Standards-Regulatory T5B Setback (Minimum & Maximum Distances from Property Line) Primary Building (A) Front (B) Side at Street (C) Side at Mid-Block (D) Rear Ancillary Building (A2) Front (B2) Side at Street (C2) Side at Mid-Block (D2) Rear (& alley) Buildable Lot Area (E) Lot Width (F) Lot Depth Lot Coverage Facade Build-Out along frontage 10 min. to 15 max 5 min to 15 max 0 min - 10 max (for a max 15 combined) typical. Rearyard; 0 min. Edgeyard; 5 min-10 max. Sideyard exception by warrant; 0 and min. for single family detached (SFD) and other edgeyard & sideyard building types. 40 min to start of multi-story building block for townhouses, live/work and other rearyard building types. 15 min. + max. primary building front setback (Applies only to detached front loaded garages with no alleys) 0 min. to 15 max + primary building side setback (Applies only to detached side loaded garages with no alleys) 0 min Adjacent to T3: 8 min. Adjacent to other zones: 5 min. Adjacent to alleys: 3 min. (15 min from the center line of the alley) or 18 Varies-See Section II, Table 2.5 Varies. Determined by use, building lot type & parking requirements. See Section II, Table % max (80% edgeyard and sideyard building types.) 55% front for all building and lot types. 30% side at streets for all building and lot types. NOTE: Buildings wider than 50 shall be designed in modules </= 50. NOTE: Private Frontages shall be defi ned by either landscaping (including lawn) or a 2-6 to 4-0 high hedge, fence or wall within 0-18 max of the ROW. Block Corner Condition: A wrap around porch built out to the maximum encroachment guideline (see Table 4.3.e) or a hedge, fence or wall (as specifi ed above and in Section III) shall be installed along private corner lots. Illustrative Diagram See also Generic Lot Plan Diagrams, Figure 4.3 Contiguous Open Space/ Lot Area For SFD building lot types only: 5% min of buildable area required. Footprint Depth: 40 min interior depth for commercial/retail 1st fl oor, street level. (20 min allowed for liner buildings, but for no more than 30% of the public frontage along any blockside.) 28 max for detached rear ancillary buildings. Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

24 BUILDING ENVELOPE STANDARDS: Parking Placement Table 4.3.b Parking Placement Standards-Regulatory Parking Area Setback (Min. distance from Property Line) (G) Front & Side primary streets) 15 min + max primary building front residential (only applies to detached garages) 40 commercial NOTE: Where alleys are precluded by site constraints, attached front loaded garages (up to 2 car but not 3) with private driveway access from the non-alley public thoroughfare (be it primary or secondary)are permitted provided they are set back 15 min from the face of the primary building s front facade and parked cars on the private driveway do not encroach upon the public ROW. 5 min (H) Side (@ secondary sts.) 0 min (I) Side Mid-Block 3 min or 15 from the center line of (J) Rear the alley, aisle or drive Parking Space & Parking Lot Parameters Residential Uses 1.5 spaces/unit min 1 space/ancillary unit > 500 SF min 0 spaces/ancillary unit< 500 SF min Other uses Lodging: 1 space / bedroom min Offi ce: 2 spaces/ 1000 SF min Retail: 3spaces/ 1000 SF min NOTE: On-site parking is allowed only in the shaded areas for rear loaded conditions, Private SFD residential driveways excluded. NOTE: Single-family, attached residential (i.e. townhouses and liveworks) shall not have street level, front-facing automobile garage doors along non-alley public thoroughfares. Maximum allowed garage capacity is two (2) cars. See also Section III, Table 3.1. NOTE: Where alleys are not possible, single-family detached residential (i.e. SFD s) may have either detached, (rear-loaded garages along alleys or front-loaded garages from a non-alley public thoroughfare,) or attached garages, (front or side-loaded from a non-alley public thoroughfare.) Rear-loaded, detached garages may store up to three cars and have no restrictions on the number and confi guration of their overhead doors. Front and side loaded garages, (be they attached or detached) shall not store more than two (2) cars/garage and shall have one garage door per car stored. See also Table 3.1. Parking Lots: Maximum uninterrupted length directly abutting a non-alley public thoroughfare is 72, with anchor exception noted below. NOTE: A 2-6 to 4-6 tall, dense hedge, fence, or wall (within 0-18 max of the edge of the ROW) is required to conceal a parking lot that abuts a non-alley public thoroughfare. NOTE: In the case of an anchor establishment see T5A and Section III.B.5.a. Driveway & Alley Width: 14 max paving (24 max ROW). Private driveways for SFD may the face of their detached or attached front or side loaded garages for a depth not to extend past the force of the primary building facade, subject to UDRC review and approval. Parking Management Strategy Parking standards noted above shall be coordinated with the use of alternative parking strategies stipulated in Section V of this FBC. Illustrative Diagram See also Generic Lot Plan Diagrams, Figure 4.3 T5B Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

25 BUILDING ENVELOPE STANDARDS: Building Height & Facade Openings Table 4.3.c Building Height Standards-Regulatory Building Form/Height Primary Building (K) # of Stories 1.5 story or 18 min, 3.5 stories max. NOTE: 1.0 story height allowed by warrant. Extent of 1.0 story buildings not to exceed 30% of the linear frontage along anyone block side facing a public thoroughfare. Subject to UDRC review. See Generic Wall Sections, Figure 4.4 (L) Ground Floor Finish Level Civic, Live Work, Multi-family, Mixed- Use, Commercial Townhouse, SFD 0-18 above sidewalk above sidewalk NOTE: All buildings serving the public shall be handicapped accessible. Townhouses & SFD may be less than 18 above sidewalk in order to provide handicapped access unit (by warrant from UDRC.) (M) Ground Floor Ceiling Height (O) Upper Floor(s) Ceiling Height Ancillary Building (K2) # Stories (L2) Ground Floor Finish Level (M2) Ground Floor Ceiling Height Allowable Rooflines Civic, Live Work Mixed-Use, Commercial Multi-family (apts/ condos), Townhouse, SFD All Building Lot & Private Frontage Types 12 min clear (including Retail Storefront) 10 min clear 8 min clear 1.0 story min but no taller than primary building All Uses 0-6 above fi nish grade Garage: 10 min clear Other Uses: 9 min. clear Flat with parapet. Sloped (but no mansards) Table 4.3.d Facade Opening Standards-Regulatory Primary Building Along Streets First Floor (@ Street For all building & lot types except SFD, provide Level) functioning entry doors at intervals < 60 on center. However, all SFD shall have primary entries off non-alley public thoroughfares. NOTE: For all building and lot types, all fl oors must have internal access to a pedestrian-oriented (as opposed to automobile-oriented) primary entrance at the front facade. Pedestiran-oriented unit entries may be shared at the street level. NOTE: Multifamily and commercial parking lots and garages, loading docks, overhead doors and other service entries shall not be located on primary streets with primary building front facades. However where access to automobile storage is feasible only from a primary street, entries shall require a warrant from the UDRC. See also Section III, Table 3.1. Primary Building Along Streets First Floor (@ Street Level) Floors above First Retail Storefront: 65% min All other Commercial: 50% min Residential: 30% min between 2-10 above top of adjacent sidewalk. All uses: 30% min - 70% max NOTE: Windows within 5 of a common lot line, not shielded by privacy screensor with sills < 6-0 above fi nished fl oor (any level) may be privacy windows (ie. translucent but not clear and transparent.) NOTE: See T5A for standards on % transparency and blank lengths of wall. Applicable only to Colonnades- Condition Not Shown Dimension Key Building Section (1/30/09) Illustrative Diagram Transect Zone-T5B Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards : half story Bar Scale T5B Bottom of Dormer Eave Bottom of Main Eave Top of Finish Primary Non- S/W Primary Commercial Street Street

26 BUILDING ENVELOPE GUIDELINES: Indentations & Encroachments Table 4.3.e Allowable Indentations and Encroachments Indentations (P) Ground Floor Level Encroachments Within Setbacks (Q) Front & Side (@ Street) (R) Side (@ Mid Block) Awnings Balcony Bay Stoop Porch Main Roof Overhang Awning, Balcony Bay Stoop, Porch Main Roof Overhang NA 80% max depth of setback 60% max depth of setback 40% max depth of setback 80% max depth of setback 80% max depth of setback (not including porch roof overhang) 4 max 50% max depth of setback for Sideyard Building Type only. 10% for Edgeyard Buildings 25% max depth of setback for Sideyard Building Type only. 10% for Edgetard Buildings. 60% max depth of setback for Sideyard Buildings only. 10% for Edgeyard Buildings. 4 max provided a min 6 distance between adjacent roof overhangs is maintained. NOTE: All other Building Types not listed are subject to UDRC review. Within ROW of the Alley or Driveway (S) Rear & Side (@ alleys, drives) Awning, Balcony, Bay Stoop, Porch Main Roof Overhang 5 max N/A 4 max NOTE: Coordinate with UNO-FBC Private Frontage Type Guidelines and Table 4.1 See also Generic Lot Plan Diagrams, Figure 4.3 T5B Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

27 The following pages include Table 4.3.f matrix of Building Characteristics and Land Use by Building Lot Type Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

28 BUILDING ENVELOPE STANDARDS: Building Lot Types Table 4.3.f Matrix of Building Characteristics and Land Use by Building Lot Type (permitted unless otherwise noted) Building Lot Type Lot Size Building Type Land Use Category Frontage Type Civic Institutional Vertical Mixed-Use, Commercial Width varies. Depth Determined by parking requirements and building type. Rearyard, Courtyard, Edgeyard, Specialized (by warrant), See T5A for Land Use Description of vertical mixed use, Commercial and Civic-Institutional. Coordinate with Section 5 and Table 5.3. T5B Forecourt, Dooryard, Shopfront Commercial and Vertical Mixed Use Porch and Fence Multi-Family Width varies. Depth determined by parking requirements and building type. See Tables 2.4 and 2.5 in Section II Rearyard, Courtyard, Edgeyard, Specialized (by warrant). Common variants include; Low to mid-rise stacked fl ats, or Buildings designed to look like large SFD homes. Rental or owner occupied residential all fl oors, including apartments, condominiums in either fl ats or multiplexes. May include an offi ground fl oor level. Coordinate with Section 5 and Table 5.3. Forecourt, Stoop, Dooryard Porch and Fence Townhouses NOTE: At corner conditions or adjacent to alleys and drives, townhouse buildings may be placed on wider lots to accomodate BTL and setback requirements and allow for encroachments. See Tables 2.4 and 2.5 in Section II Rearyard, Edgeyard, Common variants include: attached garages or tuck-under parking accessed from the side or rear only or Buildings designed to look like large homes. Coordinate with Table 3.1 and Figure 3.7. Single family attached residential all fl oors. Stoop, Dooryard, Forecourt, Porch and Fence Live/Work NOTE: At corner conditions or adjacent to alleys and drives, live/work may be placed on wider lots to accommodate setback requirements and allow for encroachments. See Tables 2.4 and 2.5 in Section II Rearyard common variants include: attached garages or tuck-under parking accessed from the side or rear only. Edgeyard: Common variant is the corner store which appears like a SFD building Coordinate with Table 3.1 and Figure 3.7. Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Commercial (offi ce or retail) on the 1st fl oor w/residential above. Coordinate with Section 5 and Table 5.3. Shop Front and Awning, Terrace, Dooryard, Forecourt, Porch and Fence Cottage See Tables 2.4 and 2.5 in Section II Single family detached residential all fl oors can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Accessory apartments/home offi ces allowed. Coordinate with Section 5 and Table 5.3. Stoop,Porch and Fence House See Tables 2.4 and 2.5 in Section II Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Single family detached residential all fl oors with tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Accessory apartments/home offi ces allowed. Coordinate with Section 5 and Table 5.3. Stoop, Forecourt, Porch and Fence Villa See Tables 2.4 and 2.5 in Section II Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Single family detached residential all fl oors with tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Accessory apartments/ home offi ces allowed. Coordinate with Section 5 and Table 5.3. Stoop, Forecourt, Porch and Fence Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

29 BUILDING ENVELOPE STANDARDS: Building Lot Types T5B Building Lot Type Illustrative Image Standards Applied in Plan View Standards Applied in Axonometric View Civic Institutional Multi-Family Townhouses Live/Work Cottage House Villa Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

30 T5B BUILDING ENVELOPE STANDARDS: Applied Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

31 T5B BUILDING ENVELOPE STANDARDS: Applied Illustrative Axonometric Rearyard and Edgeyard Building Types Townhouse Cottage House Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

32 BUILDING ENVELOPE STANDARDS: General Description-General Zone T4 The purpose of General Zone T4 is to support the North Orange Uptown with a full range of residential types and relatively limited mixed use (so as to not detract from the centers). The physical form and land uses situated along the non-commercial urban and sub-urban thoroughfares in Center Zone-T4 refl ect the urban character of those high density, residential areas (with limited mixed use, restricted to the boulevard thoroughfare type) immediately adjacent to historic Virginian residential areas. T4 Illustrative Photo Images Below Townhouses Illustrative Block Level Axonometric Houses & Townhouses House Illustrative Block Level Roof Plan General Store Illustrative Residential Street Elevation Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

33 BUILDING ENVELOPE STANDARDS: Building Placement Table 4.4.a Building Placement Standards-Regulatory Setback: Min & Max distances from Property Line Primary Building (A) Front (B) Side at Street (C) Side at Mid-Block (D) Rear Ancillary Building (A2) Front (B2) Side at Street (C2) Side at Mid- Block (D2) Rear(& for primary and ancillary buildings.) Buildable Lot Area (E) Lot Width (F) Lot Depth Lot Coverage Facade Build-Out along frontage 12 min to 18 max 6 min to 18 max 0 min -12 max (for a max 18 combined) typical. Rearyard; 0 min. Edgeyard; 6 min-12 max. Sideyard exception by warrant; 0 and min for SFD, edgeyard, and sideyard buildings. 40 min to beginning of multistory building block for townhouses, live works, and rearyard building types. 15 min + max primary building front setback Applies only to detached front loaded garages with no alleys. 0 min to 15 max + primary building side setback. Applies only to detached side loaded garages with no alleys. 0 min Adjacent to T3: 8 min, Adjacent to other zones: 5 min, For garages off alleys: 3 min (15 from the center line of the alley) or 18. Varies-See Section II, Table 2.5 Varies-See Section II, Table % max (70% edgeyard and sideyard building types) 50% front for all building and lot types. 30% side streets for all building and lot types. NOTE: Buildings wider than 50 shall be designed in modules </= 50. NOTE: Private Frontages may be defi ned by either landscaping and/or a 2-6 to 4-6 high hedge, fence or wall within 0-18 max of the ROW. Block Corner Condition: A wrap around porch built out to the maximum encroachment guideline (see Table 4.4.e) or a hedge, fence or wall (as specifi ed above and in Section III) shall be required along a private corner lots. Contiguous Open Space/Lot Area SFD building lot types only: 5% min of buildable area. Footprint Depth: For Primary Building 1st fl oor commercial/retail space (at live/works)-40 min. interior depth For Ancillary Building (detached) overall depth no greater than 28 max. Illustrative Diagram See also Generic Lot Plan Diagrams, Figure 4.3 T4 Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

34 BUILDING ENVELOPE STANDARDS: Parking Placement Table 4.4.b Parking Placement Standards-Regulatory Parking Area Setback (Min Distance from Property Line) (G) Front & Side Primary Streets) 15 + max primary building front residential (applies only to detached residential garages) 40 commerial. NOTE: Where alleys are precluded by site constraints, attached front loaded garages (up to 2 car but not 3) with private driveway access from the non-alley public thoroughfare (be it primary or secondary) are permitted provided they are set back 15 min. from the face of the primary building front facade and parked cars on the private driveway do not encroach upon the public ROW. T4 (H) Side (@ Secondary Sts) (I) Side Mid-Block (J) Rear 5 min 0 min 3 min or 15 from the center line of the alley, aisle or drive Parking Space & Parking Lot Parameters Residential 1.5 spaces/unit min 1 space/ancillary unit > 500 SF min 0 spaces/ancillary unit < 500 SF min Other Uses Lodging: 1 space / bedroom min Offi ce: 3 spaces/1000 SF min Retail: 4 spaces/1000 SF min NOTE: On site parking is allowed only in the shaded areas for rearloaded conditions. Private SFD residential driveways excluded. NOTE: Single-family, attached residential building and lot types (i.e. townhouses and live-works) shall not have street level, front-facing automobile garage doors along public thoroughfares. Maximum allowed garage capacity is two (2) cars. See also Section III, Table 3.1. NOTE: Where alleys are not possible, single-family detached residential (i.e. SFD s) may have either detached, (rear loaded garages along alleys or front-loaded garages from a public thoroughfare) or attached garages, (front or side-loaded from a non-alley public thoroughfare.) Rear-loaded, detached garages may store up to three cars and have no restrictions on the number and confi guration of their overhead doors. Front and side loaded garages from a non-alley public thoroughfare, (be they attached or detached) shall not store more than two (2) cars/garage and shall have one garage door per car stored. See also Table 3.1 and BES applicable to ancillary buildings. Parking Lots: Maximum uninterrupted length abutting a non-alley public thoroughfare is 72. No exceptions apply. NOTE: A 2-6 to 4-6 tall, dense hedge, fence or wall (within 0-18 max of the edge of the ROW) is required to conceal a parking lot that abuts a non-alley public thoroughfare. Driveway & Alley Width: 14 max paving (24 max ROW) Private driveways for SFD may the face of their detached or attached front or side loaded garages for a depth not to extend past the face of the primary building facade, subject to UDRC review and approval. Parking Management Strategy Parking standards noted above shall be coordinated with the use of alternative parking strategies stipulated in Section V of this FBC. Shared Parking Lot for Multifamily and Live/Work Buildings. Illustrative Diagram See also Generic Lot Plan Diagrams, Figure 4.3 Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

35 BUILDING ENVELOPE STANDARDS: Building Height & Facade Openings Table 4.4.c Building Height Standards-Regulatory Building Form-Height Primary Building 1.5 story or 18 min., 3.5 stories max. (K) # of Stories NOTE: 1.0 story height allowed by warrant. Extent of 1.0 story buildings not to exceed 30% of the linear frontage along anyone block side facing a public thoroughfare. Subject to UDRC review. See Generic Wall Sections Figure 4.4. Civic, Live/Work, Multifamily (apts, condos) 0-18 above sidewalk (L) Ground Floor Finish Level by Building Lot Type Townhouse, SFD above sidewalk NOTE: All buildings serving the public shall be handicapped accessible. Townhouses and SFD s may be less than 18 above sidewalk in order to provide handicapped access unit (by warrant from the UDRC.) (M) Ground Floor Ceiling by Building Lot Type (O) Upper Floor(s) Ceiling Civic, Live/Work Multi-family(apts, condos), Townhouse, SFD All Building Lot Types 10 min clear (including retail storefront) 9 min clear 8 min clear Ancillary Building 1 story min. but no taller than the primary building. (K2) # of Stories 0-6 above fi nish grade (L2) Ground All uses Floor Finish Level Garage: 10 min clear (M2) Ground Other Uses: 9 min clear Floor Ceiling Height Allowable Rooflines Flat with Parapet walls. Sloped (No Mansards) Bottom of Eave Top of Finish sidewalk Primary Street Illustrative Diagram L L2 T4 Table 4.4.d Facade Opening Standards-Regulatory Primary Building: Along Streets First Floor (@ Street Level) For all building & lot types except SFD, functioning entry doors must be at intervals less than or = 75 on center. However, all SFD shall have primary entries off non-alley public thoroughfares. NOTE: For all building and lot types, all fl oors must have internal access to a pedestrian-oriented (as opposed to automobile oriented,) primary entrance at the front facade. Pedestrian-oriented unit entries may be shared at the street level. NOTE: Multifamily and commercial parking lots and garages, loading docks, overhead doors and other service entries shall not be located on primary streets with primary building facades. However where access to automobile storage is feasible only from a primary street, entries shall require a warrant from the UDRC. See also Section III, Table 3.1. Primary Building Along Streets First Floor (@ Street Level) Retail Storefront: 60% min All Other Commercial: 50% min Residential: 30% min between 2-10 above top of adjacent sidewalk. All uses: 30% min - 70% max Floors above 1st NOTE: Windows within 6 of a common lot line, not shielded by privacy screens or with sills < 6-0 above fi nished fl oor (any level) may be privacy screens (i.e. translucent but not clear and transparent.) NOTE: See T5A and T5B for standards on transparency and blank lengths of wall. Illustrative Diagram Bar Scale Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

36 BUILDING ENVELOPE GUIDELINES: Indentations & Encroachments Table 4.4.e Allowable Encroachments Indentations (P) Primary Ground Level Encroachments Within Setbacks (Q) Front & Side (@ Street) (R) Side (@ Mid-Block) NA Awning Balcony Bay Stoop Porch Main Roof Overhang Awning, Balcony Bay Stoop, Porch Main Roof Overhang 80% max depth of setback 50% max depth of setback 25% max depth of setback 80% max depth of setback 80% max depth of setback (not including porch roof overhang) 4 max 50% max depth of setback for Sideyard Building type only. 25% for Edgeyard Buildings. 25% max depth of setback for all Building Types. 60% max of setback (not including porch roof overhang) for Sideyard Building Type only. 25% for Edgeyard Buildings. 4 max provided a min 6 distance between adjacent roof overhangs is maintained. NOTE: All other Building Types not listed are subject to UDRC review. Within ROW of the Alley or Driveway (S) Rear (@ alleys & drives) Awning, Balcony, Bay Stoop, Porch Main Roof Overhang 5 max N/A 4 max NOTE: Coordinate with UNO-FBC Private Frontage Type Guidelines and Table 4.1. T4 Illustrative Diagram See also Generic Lot Plan Diagram, Figure 4.3 Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

37 The following pages include Table 4.4.f matrix of Building Characteristics and Land Use by Building Lot Type Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

38 BUILDING ENVELOPE STANDARDS: Building Lot Types Table 4.4.f Matrix of Building Characteristics and Land Use by Building Lot Type (permitted unless otherwise noted) Building Lot Type Lot Size Building Type Land Use Category Frontage Type Civic Institutional Width varies. Depth determined by parking requirements and building type. See Tables 2.4 and 2.5 in Section II Rearyard, Courtyard, Edgeyard,Specialized (by warrant), Public and private civic uses all fl oors or fi rst fl oor only civic with non-civic (residential and offi ce) above. Coordinate with Section 5, Table 5.3. T4 Forecourt, Dooryard/Terrace, Porch and Fence Multi-Family Width varies. Depth determined by parking requirements and building types. See Tables 2.4 and 2.5 in Section II Rearyard, Courtyard, Specialized (by warrant), Edgeyard Common variants include; Mansion and low to mid-rise stacked fl ats. Rental or owner occupied residential all fl oors, including apartments, condominiums in either fl ats or multiplexes. May include an offi ground fl oor level. Coordinate with Section 5, Table 5.3. Single family attached residential all fl oors. Stoop, Dooryard/Terrace, Forecourt, Porch and Fence Townhouses NOTE: At corner conditions or adjacent to alleys and drives, townhouse buildings may be placed on wider lots to accomodate BTL and setback requirements and allow for encroachments. See Tables 2.4 and 2.5 in Section II NOTE: At corner conditions or adjacent to alleys and drives, live/work buildings may be placed on wider lots to accommodate setback requirements and allow for encroachments. Edgeyard: See cottage, house and villa lot sizes below. See Tables 2.4 and 2.5 in Section II Rearyard, Edgeyard, Common variants include: attached garages or tuck-under parking accessed from the rear or side only. Coordinate with Table 3.1 and Figure 3.7. Stoop, Dooryard/Terrace, Forecourt, Porch and Fence Live/Work Cottage See Tables 2.4 and 2.5 in Section II Rearyard, common variants include: attached garages or tuck-under parking accessed from the side or rear only. Edgeyard: Common variant is the cornerstore, which appears like a SFD building. Coordinate with Table 3.1 and Figure 3.7 Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards Commercial (offi ce or retail) on the 1st fl oor w/residential above. Note restrictions on premitted frequency of corner stores in glossary. Single family detached residential all fl oors with tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Accessory apartments/home offi ces allowed. Coordinate with Section 5, Table 5.3 Shopfront and Awning, Dooryard/Terrace, Forecourt, Porch and Fence Porch and Fence, Stoop, Forecourt House See Tables 2.4 and 2.5 in Section II Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards Single family detached residential all fl oors with tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Accessory apartments/home offi ces allowed. Coordinate with Section 5, Table 5.3 Porch and Fence, Stoop, Forecourt Villa See Tables 2.4 and 2.5 in Section II Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards Single family detached residential all fl oors with tuck-under, detached or attached garages. Coordinate with ancillary building setpback standards, Accessory apartmens/ home offi ces allowed. Coordinate with Section 5, Table 5.3 Porch and Fence Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

39 BUILDING ENVELOPE STANDARDS: Building Lot Types T4 Building Lot Type Illustrative Image Standards Applied in Plan View Standards Applied in Axonometric View Civic Institutional Multi-Family Townhouses Live/Work/ Cornerstone Cottage House Villa Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

40 BUILDING ENVELOPE STANDARDS: Applied T4 Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

41 BUILDING ENVELOPE STANDARDS: Applied T4 Illustrative Axonometric of Rearyard and Edgeyard Building Types Townhouse or Live Work Illustrative Lot Type Designations Multi Family as Mansion Cottage House Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

42 T3 BUILDING ENVELOPE STANDARDS: General Description Edge Zone T3 The purpose of Edge Zone-T3 is to support the uptown North Orange with a variety of single family detached and attached residential types with no mixed use (so as not to detract from the centers.) The physical form and land uses situated along the noncommercial urban and sub-urban thoroughfares in Center Zone-T3 refl ect the urban character of those relatively less dense, residential areas found in older towns and cities that border either an agrarian landscape or large natural preserve. It is the least urban and most sub-urban zone of the transect. Illustrative Photo Images Below Townhouses Illustrative Block Level Axonometric House with Fence Houses Fronting a Park Illustrative Block Level Roof Plan Houses Illustrative Street Elevation Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

43 BUILDING ENVELOPE STANDARDS: Building Placement Table 4.5.a Building Placement Standards-Regulatory Setback (min & max distances from property line): Primary Building (A) Front (B) Street (C) mid-block (D) Rear 18 min to 30 max 8 min to 24 max 0 min-16 max (for a max 24 combined) typical. Rearyard;0 min. Edgeyard; 8 min- 16 max. Sideyard exception by warrant; 0 and min. for SFD and edgeyard and sideyard building types. 35 min to start of multi-story block for townhouses and rearyard building types. Ancillary Building & Main Block Appendages 15 min + max primary building front setback (Applies only to detached front loaded (A2) Front garages with no alleys.) 0 min to 15 max + primary side building (B2) Street setback. (Applies only to detached side loaded garages with no alleys.) 0 min (C2) Mid-Block (D2) Rear Alley (for ancillary and primary buildings) Buildable Lot Area: Adjacent to T4: 8 min Adjacent to other zone: 5 min For garages off alleys: 3 min (15 from the center line of the alley) or 18 Varies. See Section II, Table 2.5. (E) Lot Width Varies. See Section II, Table 2.5. (F) Lot Depth Lot Coverage 85% max (65% and sideyard building types.) Facade Build-Out 50% front for all building and lot types. 30% side at streets for all building and lot types. NOTE: Private Frontages shall be defi ned by either landscaping and/or a 2-6 to 4-6 high hedge, fence or masonry wall within 0-18 max of the ROW. Further defi nition of private frontage at corner lots (via hedges, fences or walls as specifi ed above) is not required but strongly encouraged. Contiguous Open Space/ Lot Area: Footprint Depth: SFD building lot types only: min 5% of buildable area. For Ancillary Building (detached) overall depth no greater than 28 max. Illustrative Diagrams See also Generic Lot Plan Diagram, Figure 4.3 T3 Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

44 BUILDING ENVELOPE STANDARDS: Parking Placement Table 4.5.b Parking Placement Standards-Regulatory T3 Parking Area Setback (Minimum Distance from Property Line) (G) Front & Side Primary Streets) 15 min + max primary building front setback (applies only to detached residential garages) NOTE: Where alleys are precluded by site constraints, attached front loaded garages (up to 2 car, but not 3) with private driveway access from the non-alley public thoroughfare (be it primary or secondary) are permitted provided they are set back 15 min. from the face of the primary building front facade and parked cars on the private driveway do no encroach upon the public ROW. 5 min (H) Side (@ Secondary Street) 0 min (I) Side Mid-Block (J) Rear 3 min or 15 from the center line of the alley, aisle, or drive Parking Space & Parking Lot Parameters Residential 2 spaces/unit min 1 space/ancillary unit>500 SF min 0 spaces required for living spaces<500sf min Other Lodging 1 space/bedroom min (B&B only) Offi ce N/A Retail N/A NOTE: On-Site parking is allowed only in the shaded area for rearloaded conditions. Private SFD residential driveways excluded. NOTE: Single-family, attached residential building and lot types (i.e. townhouses) shall not have street level, front-facing automobile garage doors along public thoroughfares. Maximum allowed garage capacity is two (2) cars. See Section III, Table 3.1. NOTE: Where alleys are not possible, single-family detached residential (i.e. SFD s) may have either detached, (rear loaded garages along alleys or front-loaded garages from a non-alley public thoroughfare,) or attached garages, (front or side-loaded from a non-alley public thoroughfare.) Rear-loaded, detached garages may store up to three cars and have no restrictions on the number and confi guration of their overhead doors. Front and side loaded garages, (be they attached or detached) shall not store more than two (2) cars/garage and shall have one garage door per car stored. See also Table 3.1. Parking Lots: Maximum lot length abutting a non-alley public thoroughfare is 72. No exceptions apply. NOTE: A 2 6 to 4 6 tall, dense hedge, fence or wall (within 0-18 max of the edge of the ROW) is required to conceal a parking lot that abutts a non-alley public thoroughfare. Driveway Width: 14 max paving (24 max ROW) Private driveways for SFD may the face of their detached of attached front or side loaded garages for a depth not to extend past the face of the primary building facade, subject to UDRC review and approval. Parking Management Strategy: Parking standards noted above shall be coordinated with the use of alternative parking strategies stipulated in section 5 of the FBC. Illustrative Diagram See also Generic Lot Plan Diagram, Figure 4.3 Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

45 BUILDING ENVELOPE STANDARDS: Building Height & Facade Openings Table 4.5.c Building Height Standards-Regulatory Building Form-Height Primary Building Only (K) # of Stories 1 story min, 3.5 stories max. (from top of fi nish sidewalk to bottom of main roof eave or top of fl at roofi ng material behind a parapet wall. NOTE: For defi nitions and measurements, see Generic Wall Sections, Figure 4.4. (L) Ground Floor Finish Level Townhouse, SFD above sidewalk NOTE:Townhouses and SFD s may be less than 18 above sidewalk in order to provide a handicapped accessible unit (by warrant from UDRC). (M) Ground Floor Ceiling (O) Upper Floor(s) Ceiling Height Multi-family(apts, condos), Townhouse, SFD 8 min clear 9 min clear Ancillary Building 1 story min but no taller than primary building. (K2) # of Stories 0-6 above fi nish grade. (L2) Ground Floor Finish Level Garage: 10 min clear (M2) Ground Other Uses: 9 min clear Floor Ceiling Height Allowable Roof Lines Sloped (no mansards) Flat with parapet walls (by warrant from UDRC.) Primary Street Top of Finish sidewall Bottom of Eave Illustrative Diagram Half Story L2 T3 Table 4.5.d Facade Opening Standards-Regulatory Primary Building Along Streets First Floor (@ Street Level) All townhouses and SFD s must have a primary entrance at the front facade along the primary street. NOTE: For all building and lot types, all fl oors ust have internal access to a pedestrian-oriented (as opposed to automobile-oriented,) primary entrance at the front facade. pedestrian-oriented unit entries may be shared at the street level. NOTE: Multifamily and commercial buildings not applicable to T3. Primary Building Along Streets First Street Level Retail Storefront (at live/work units): N/A All other Commercial: N/A Residential: 30% min between 2-10 above top of adjacent sidewalk. 30% min - 70% max Floors above First NOTE: Blank lengths of wall (devoid of openings and transparency) exceeding twenty (20) feet are prohibited. Illustrative Diagram Bar Scale Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

46 BUILDING ENVELOPE GUIDELINES: Indentations & Encroachments T3 Table 4.5.e Allowable Encroachments Indentations: N/A Encroachments Within Setbacks (Q) Front & Side Street) (R) Side Mid-Block) Awning Balcony Bay Stoop Porch Main Roof Overhang Awning, Balcony Bay Stoop Porch Main Roof Overhang 50% max depth of setback 50% max depth of setback 25% max depth of setback 60% max depth of setback 60% max depth of setback (not including porch roof overhang) 4 max 50% max depth of setback for Sideyard Building Type only. 30% for Edgeyard Buildings. 25% max depth of setback for all Building Types. 60% max depth of setback for Sideyard Buildings only. 30% for Edgeyard Buildings. 60% max depth of setback (not including porch roof overhang) for Sideyard Building Type only. 30% for Edgeyard Buildings. 4 max provided a min 6 distance between adjacent roof overhangs is maintained. NOTE: All other Building Types not listed are subject to UDRC review. Within ROW of the Alley or Driveway (S) Rear (@ alleys & drives) Awning, Balcony, Bay Stoop, Porch Main Roof Overhang 5 max N/A 4 max NOTE: Coordinate with UNO-FBC Private Frontage Type, Figure 4.1 Illustrative Diagram See also Generic Lot Plan Diagram, Figure 4.3 Uptown North Orange Form Based-Code SECTION IV. Building Envelope STandards

47 The following pages include Table 4.5.f Matrix of Building Characteristics and Land Use by Building Lot Type Uptown North Orange Form Based-Code SECTION IV. Building Envelope STandards

48 BUILDING ENVELOPE STANDARDS: Building Lot Types Table 4.5.f Matrix of Building Characteristics and Land Use by Building Lot Type (permitted unless otherwise noted) Building Lot Type Lot Size Building Type Land Use Category Frontage Type Townhouses See Tables 2.4 and 2.5 in Section II Rearyard, Edgeyard, Common variants include; attached garages tuck-under parking accessed from the rear or side only. and buildings designed to look like large single family homes. Coordinate with Table 3.1 and Figure 3.7. Single family attached residential all fl oors. T3 Stoop, Porch and Fence, Forecourt Cottage See Tables 2.4 and 2.5 in Section II Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Single family detached residential all fl oors with tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Accessory apartments/ home offi ces allowed. Coordinate with Section 5, Table 5.3 Stoop, Porch and Fence, Forecourt, Common Lawn House See Tables 2.4 and 2.5 in Section II Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Single family detached residential all fl oors with tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Accessory apartments/ home offi ces allowed. Coordinate with Section 5, Table 5.3. Stoop, Porch and Fence, Forecourt, Common Lawn Villa See Tables 2.4 and 2.5 in Section II Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Single family detached residential all fl oors with tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Accessory apartments/ home offi ces allowed. Coordinate with Section 5, Table 5.3. Stoop, Porch and Fence, Forecourt, Common Lawn Estate See Tables 2.4 and 2.5 in Section II Edgeyard, Sideyard (by warrant) Can include tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Single family detached residential all fl oors with tuck-under, detached or attached garages. Coordinate with ancillary building setback standards. Accessory apartments/ home offi ces allowed. Coordinate with Section 5, Table 5.3. Stoop, Porch and Fence, Forecourt, Common Lawn Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

49 T3 BUILDING ENVELOPE STANDARDS: Building Lot Types Building Lot Type Illustrative Image Standards Applied in Plan View Standards Applied in Axonometric View Townhouses Cottage House Villa Estate Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

50 BUILDING ENVELOPE STANDARDS: Applied T3 Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

51 BUILDING ENVELOPE STANDARDS: Applied T3 Illustrative Axonometric of Edgeyard Building Types House House Cottage Townhouses as Mansion Illustrative Lot Type Designations House Estate Estate Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

52 BUILDING ENVELOPE STANDARDS: General Description-Edge Zone T2 Transect Zone T2 is both an edge condition and an open civic space type. (See Section III for applicable public space standards.) T2 Zones may also include civic-institutional (public or private) buildings of a specialized building type, on a very limited basis. All building plans and designs as well as associated landscape and site plans and designs in T2 are subject to the review and approval of the UDRC and allowed only by warrant. In all cases, building and parking placement must conform to the intent and principles articulated in the UNO-FBC, Section II. Specifi cally, the primary building entry shall face a non-alley public thoroughfare and include an allowable private frontage type (see Figure 4.1 and Table 4.1.) Parking requirements and visibility from non-alley public thoroughfares shall be minimized (as per strategies and standards identifi ed in Sections V and III.) Where on-site parking cannot be fully concealed behind building structures and parking lots directly abut non-alley public thoroughfares for distances greater than 72 LF, mitigation strategies applicable to that of an anchor establishment may be employed, subject to the review and approval of the UDRC. (See Section III, Table 3.1.) Building height, facade openings and encroachments are all subject to the review and approval of the UDRC, however blank exterior walls (i.e. void of clear, transparent openings) for lengths greater than 20 at any fl oor level are prohibited. T2 Illustrative Photo Images Below Places of Assembly Private Institutions Illustrative Block Level Axonometric Illustrative Block Level Roof Plan Public Institutions & Parks Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards

53 BUILDING ENVELOPE STANDARDS:General Description-Special District SD15 District SD15 represents a district within the TND that due to its adjacency to a state highway (i.e. Route 15) has a physical form that is more automobile and less pedestrian-oriented than the other fi ve(5) Transect Zones; T5A, T5B, T4, T3 and T2. Furthermore it is dominated by a single use, namely a type of retail whose marketability depends upon a high degree of visibility from a roadway with a high frequency of vehicle miles traveled (VMT) per day or average daily trips (ADT) per day. (Note: According to Peter Calthorpe of Calthorpe Associates, roadways with more than 5000 ADT/day with no on-street parking or planting strips between sidewalks and vehicular lanes, are not considered pedestrian oriented or suitable for adjacent residential development.) However due to the district s highway visibility, it is suitable for the type of highway-oriented destination retail that can provide the entire Uptown North Orange (UNO) with an important retail catalyst or anchor. Retail anchor establishments support and sustain other smaller, pedestrian-oriented retail, non-residential establishments (such as those that will be located in T5A and T5B) because of the volume of business they attract. For applicable public space standards, see Section III. For allowable land uses and on-site parking requirements, see Section V. For summary Building Envelope Standards (BES) with regards to SD15 see Section II, Table 2.3. The summary narrative below specifi cally deals with BES applicable to SD15. In general, all building plans and designs as well as associated landscape and site plans and designs for SD15 are subject to review and approval of the UDRC and Town of Orange. Allowable building lot types in SD15 shall include commercial, mixed use (that includes offi ce, retail and residential,) and institutional. The permitted maximum street level building footprint for a single use establishment is 60,000 SF. (Up to 80,000 SF is allowed by warrant from the UDRC.) Multi and single-family attached residential uses are allowed by warrant from the UDRC, provided such uses are not directly accessed from Route 15. Single-family detached housing is prohibited. As possible, the building corner at the intersection of Route 15 and the entrance to UNO, should be occupied by building and landscaping as opposed to parking surface. In addition, building along the UNO public thoroughfare and at the northernmost corner of Route 15 (for a suggested min. frontage length of 30 along Route 15) should be designed as front facades as possible. This guideline strongly encourages facade treatments that diminish building mass such as pilasters, windows, recesses and other architectural features associated with private frontage namely awnings, colonnades and storefront but does not preclude main entries off the interior parking lot. As possible, commercial loading docks, overhead doors and other service entries shall not be visible directly from the public UNO thoroughfare or the corner with Route 15. Permitted building heights for retail establishments shall be 1.0 to 2.0 story max. Offi ce, mixed use and multifamily residential shall be allowed up to 4.0 story max. (all active fl oors) by warrant from the UDRC. All other UNO-FBC standards and guidelines pertaining to building, lot and frontage types, including but not limited to other regulations on facade openings and encroachments not specifi cally stated above, do not strictly apply to SD15. However, SD15 does fall under the purview of the UDRC, consequently all aspects of the building envelope are subject to UDRC review and approval. SD15 Uptown North Orange Form Based-Code SECTION IV. Building Envelope Standards