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1 rticle Xi. Special Purpose Zoning istricts nd RTILE XI. SPEIL PURPOSE ZONING ISTRITS N OVERLY RES IVISION 15: RUSH PRK FORM-SE ISTRIT Intent Sec INTENT This section establishes the motivation and reason that the district is created/adopted Please provide additional intent statements as necessary. The rush Park Form-ase istrict is intended: 1. To implement the [insert plan name] [adopted/developed] by [insert responsible party] on [date]. 2. [insert broad plan objective #1] 3. [insert broad plan objective #2] Sec PURPOSE This section establishes how the district works (what is permitted) and what it produces (the physical outcome) Please provide additional purpose statements as necessary The purpose of the rush Park Form-ased istrict is: 1. To permit the development of attached residential buildings and multi-story, multi-unit, mixed use buildings fronting John R Street, rush Street, eaubien Street, and Wilkins Street. 2. To permit the development of multi-unit detached, semi-detached, and attached residential buildings on streets internal to the neighborhood. 3. To provide quality commercial spaces and permit small-scale commercial uses to meet the needs of residents and employees of the area. Sec PPLIILITY (a) The section is applicable to all real property within the rush Park Form-ased istrict (P) as shown on Zoning istrict Map No 4 of rticle XVII: Zoning Maps of this Ordinance and the rush Park Regulating Map of Sec (b) Where the provisions of this Section conflict with those found elsewhere in this Ordinance, the provisions of this Section apply. Sec EFINITIONS elete any terms with similar definitions in the existing etroit Zoning Ordinance. Term wning asement arriage House ommercial efinition wall mounted, pitched covering extending over an entrance to a building that provides shade and weather protection for pedestrians. ny story, in whole or in part, below the ground story of a building. small floor plate accessory building type providing space for one (1) additional dwelling unit or a home based business above ground story garage parking. term collectively defining permitted uses from all non-residential use categories, excluding parking. 1

2 efinitions Term evelopment ooryard Entry anopy Historic House Lobby Entrance, orner, Flag, Interior, Key, Through rea epth Line Line, Front Line, Party Line, Rear Line, Side Width Mews uilding Mid-Rise Flats Multiplex Porch Portico Principal Entrance Stoop efinition The construction or modification of any building or structure; excavation, landfill, or mining; the establishment of any use or change in use of any structure or land; or any expansion in the use of land. fenced or elevated garden or patio that buffers dwellings from the adjacent sidewalk. wall-mounted structure over an entrance of a building that provides shade and weather protection for pedestrians. moderate floor plate detached principal building type built prior to [XXXX] and designated on the [XXXX Register of Historic uildings]. n at-grade principal entrance providing access to upper story uses of a building. bounded area of land undivided by a public way intended for use, sale, legacy, or development at any time. lot fronting two (2) or more thoroughfares at their intersection. lot in the approximate configuration of a flagpole or sign post, with the pole or post functioning primarily as an access way to the main area of the lot from the thoroughfare providing access. lot fronting one thoroughfare and abutting other lots at both sides. lot with a side lot line abutting the rear lot line of another lot. lot fronting on two (2) or more thoroughfares, including parallel thoroughfares and thoroughfares that do not intersect at the boundaries of the lot. The horizontal measurement of a lot in square feet, exclusive of any area in a private way that is open to public use. The horizontal distance from the midpoint of the front lot line to the midpoint of the rear lot line of a lot. boundary that legally and geometrically demarcates a lot. ny lot line abutting a civic space or thoroughfare, other than an alley. side lot line shared between two attached or semi-detached uilding Types. ny lot line which is parallel to or within forty-five (45) degrees of being parallel to a front lot line. ny lot line other than a front or rear lot line. The length of the front lot line of a lot. moderate floor plate accessory building type providing up to five (5) additional dwelling units above ground story garage parking or accessory commercial uses. moderate floor plate, multi-story, principal building type with no limitations or restrictions for ground story uses and upper stories limited to residential uses. moderate floor plate, detached, principal building type with two (2) to six (6) dwelling units. wide, roofed, raised platform with a set of stairs leading to an entrance of a building. set of stairs with a roofed landing leading to an entrance of a building. The main point of access for pedestrians into a building, upper story use, or ground floor tenant space. set of stairs with a landing leading to an entrance of a building. 2

3 evelopment Review Term Storefront Story Story, Ground Story, Upper Structured Parking Townhouses efinition n at grade principal entrance and substantial windows for the display of goods, services, and signs. The portion of a building located between the surface of a habitable floor and the surface of the habitable floor or roof next above. The lowest story of a building with a finished floor at or above the of the finished ground level next to a building at the façade. ny story above the ground story of a building. Motor vehicle parking spaces located within a building, whether above-ground or underground. series of two (2) to ten (10) small floor plate, attached, principal buildings, each with one (1) or two (2) stacked dwelling units. Sec EVELOPMENT REVIEW The Project Team highly recommends the review process detailed below due to the amount of work and review that has already been completed by community members, ity Staff, appointed oards, and Elected Officials as justification for the provisions within the text and the physical outcome it will produce. If changes are necessary, please provide us with either edits to the Site Plan Review criteria that are desired or identify the alternative review process from RTILE III. or RTILE IV of the etroit Zoning Ordinance that should be utilized for the rush Park Form ased istrict. (a) Site Plan Review 1. ll development within the rush Park Form-ased istrict requires Site Plan Review in accordance with IVISION 5. SITE PLN REVIEW of this Ordinance. 2. Within the P istrict, the Planning and evelopment epartment has the power to review and approve preliminary and final site plans. 3. pplications for site plan review may be submitted, reviewed, and approved simultaneously for development involving multiple contiguous lots. (b) dministrative djustments 1. The Planning and evelopment epartment may grant administrative adjustments in accordance with IVISION 6. VRINES N MINISTRTIVE JUSTMENTS of this Ordinance. (c) Variances 1. Use variances are not permitted. 2. What about Variances for development standards? 3. What about Variances for distance between specific uses? 3

4 Regulating Map Sec REGULTING MP (a) General 1. The rush Park Regulating Map establishes the boundaries of the district and designates required and recommended streets by their identified street type. (b) istrict oundary 1. ll lots located within the rush Park Form-ased istrict are shown on the rush Park Regulating Map for illustrative purposes. (c) Thoroughfares 1. Required and recommended streets are shown on the rush Park Regulating Map. a. Required streets are mandatory and necessary to implement the [insert plan name]. b. Recommended streets are ideal, but not mandatory. 2. The establishment of thoroughfares not shown on the rush Park Regulating Map is prohibited. (d) Map hanges 1. hanges to Map 405 (a) requires a Zoning Text mendment in accordance with the provisions of rticle III REVIEW N PPROVL PROEURES (Prt 1) IVISION 2. ZONING ORINNE TEXT MENMENTS of this Ordinance. MP 405 (a) rush Park Regulating Map STIMSON ST PETERORO ST HRLOTTE ST TEMPLE ST WOOWR VE JOHN R ST ELIOT ST ERSKINE ST WTSON ST MK VE EMUN PL LFRE ST RUSH ST EUIEN ST WILKINS ST ST NTOINE ST I-75 FRONTGE R HRYSLER SERVIE R HRYSLER FWY HRYSLER SERVIE R SPROT ST HENRY ST W FISHER SERVIE R E FISHER SERVIE R FISHER FWY ELIE ST WINER ST E FISHER SERVIE R 4

5 Land ivision Sec LN IVISION FIGURE 406 (a) Types (e) s 1. Unless otherwise specified, lots may be platted to create a corner, interior, or key lot. Flag lots and through lots are prohibited. 2. To avoid creating irregular lot shapes, lots must be platted to be generally rectilinear, where the side lot lines are within 45 degrees of perpendicular to the front lot line or to the tangent of a curved front lot line, and generally straight throughout their length. 3. s must have a lot width appropriate for one or more building type(s) permitted by Section Interior orner Flag orner Interior Interior Through orner Key Interior Interior Key orner 5

6 uilding Standards Sec UILING STNRS (a) Permitted Types 1. Principal and accessory building types are permitted as specified on Table 407 (a). TLE 407 (a) Permitted uilding Types P - Permitted N - Not Permitted Street Street Street Type Specific Standards Historic House N N P Sec (c) Multiplex N N P Sec (d) Townhouses P P P Sec (e) Mid-Rise Flats P P N Sec (f) arriage House N N P Sec (g) Mews uilding N N P Sec (h) (b) Standards for all uilding Types 1. General a. This section provides an explanation of each line item in the building type tables found in this Section, defines how to measure each requirement, and provides other standards and reference information as necessary. 2. Standards a. General i. One (1) principal building and one (1) accessory building type may be built on each lot. b. Frontage i. s must have frontage on a specific thoroughfare type, as specified for each building type. ii. Thoroughfare within the rush Park district are classified as different types on 405 (a) of this Sec c. Lines a. ny lot line abutting an street is a primary front lot line. b. The front lot line of any interior lot or key lot is a primary front lot line. FIGURE 407 (a) imensions FIGURE 407 (b) Setbacks Rear Setback Side Setback Width epth Front Setback Side Setback 6

7 uilding Standards c. For corner lots, the primary front lot line is designated as follows: i. ny lot line abutting an street is a primary front lot line. ii. For all other corner lots, the primary front lot line is designated by the property owner, with all remaining front lot lines designated as secondary front lot lines. d. imensions i. Width a. width is measured as the length of the primary front lot line of a lot, except as follows: ii. i. For a flag lot, only the pole or post portion of the lot is used to measure lot width. epth a. depth is measured as the horizontal distance between the midpoint of the primary front lot line and the midpoint of the rear lot line. iii. evelopment e. uilding overage i. The maximum area of a lot that is permitted to be covered by roofed buildings and structures. uilding coverage is measured from the outside of the exterior walls at the ground floor, including covered porches or patios and attached or detached accessory buildings. ii. 3. uilding Placement a. uilding Setbacks area uncovered by structures must be landscaped or paved with a pervious surface material. i. Setbacks are measured parallel to lot lines. ii. ll buildings and structures must be located at or behind any required minimum front, side, or rear setback except as indicated in XXX. Setback Encroachments. iii. The facade of a principal building must be built at or in front of any maximum front setback for each story of a building. The façade of upper stories may not project forward of the façade of the first story except through the use of permitted building components and building frontages. iv. uildings and structures are not permitted to encroach upon any easement or the right-of-way of any public thoroughfare. b. ontextual Front Setbacks i. Notwithstanding the front setbacks identified for each building type, new construction must have a ii. contextual front setback as follows: a. If the subject lot is an interior lot or key lot, the minimum and maximum front setbacks are equal to the actual distances that principal structures are setback from the front lot line on the two abutting lots of the same block face. See Figure XXX b. If the subject lot is a corner lot, the minimum front setback is equal to the actual distance that the principal structure is setback from the front lot line on the abutting lot that is oriented toward the same thoroughfare for the appropriate primary frontage. c. If the lot on either side of the subject lot is vacant, the minimum and maximum front setback identified for each building type governs. The contextual front setback provision does not exempt any building from complying with the maximum front setback required for each building type. c. Setback Encroachments i. Stoops, porticos, porches, and dooryards may encroach up to one hundred percent (100%) of any front setback. ii. ornices, belt courses, sills, buttresses and other architectural features may encroach up to two (2) feet. iii. himneys and flues may encroach up to four (4) feet, provided that at least two (2) feet is maintained from the vertical plane of any lot line. iv. uilding eaves and roof overhangs may encroach up to three (3) feet, provided that at least two (2) feet is maintained from the vertical plane of any lot line. v. Unenclosed fire escapes or emergency egress stairways may encroach up to four (4) feet into a required side or rear setback, provided that at least two (2) feet is maintained from the vertical plane of any lot line. vi. Mechanical equipment associated with residential uses, such as HV units and security lighting, may encroach into a required side or rear setback, provided that at least two (2) feet is maintained from the vertical plane of any lot line. vii. Terraces, uncovered and unenclosed patios, and structures below and covered by the ground may fully 7

8 uilding Standards encroach into a required setback. viii. Minor structures accessory to utilities, such as hydrants, manholes, transformers, and other cabinet structures, may fully encroach into a required setback. 4. uilding Standards a. Orientation i. ny exterior wall of a building oriented in whole or in part toward a front lot line, or civic space, is a facade. ii. The facade of a principal building must be built parallel to the front lot line or to the tangent of a curved front lot line. b. Massing i. Facade uild Out a. Façade build out is a ratio of building width to lot width, measured at the maximum front setback line. See figure 407 (c). b. The façade of a building must be built to the façade build out ratio specified for each building type. ii. uilding Width a. uilding width is measured parallel to the facade of a building, from the exterior of each side wall. iii. uilding epth a. uilding depth is measured perpendicularly from the facade as the maximum length of any exterior side wall of a building. iv. Floor Plate a. Floor plate is measured as the total gross floor area of each story of a building, measured at the exterior walls. v. Number of Stories a. The total number of stories of a building is calculated as follows: i. The ground story is counted as one (1) story, except that a single ground story of twenty-five (25) feet or more is counted as two (2) stories. FIGURE 407 (c) Facade uild-out ii. Each upper story is counted as one (1) additional story, except that any story, excluding the ground story, with a mezzanine or loft is counted as two (2) stories. iii. Interstitial space between stories is counted as an additional story if the space has a walking surface, permanent lighting, a ceiling height of seven feet six inches (7 6 ) or more, or is accessed via a stairwell or elevator door. iv. asements are counted as one (1) story only when the finished floor of the ground story is five (5) feet or more above the average ground level of the lot. FIGURE 407 (d) uilding Stories Upper Story Upper Story width (100%) Min.% build to Ground Story asement 8

9 uilding Standards b. When building height allows for a half-story, the half story is counted as the habitable space located directly under a pitched roof. The following standards apply: i. The roof rafters must intersect the wall plate or top of wall frame of the exterior walls at a height no more than two (2) feet above the finished floor of the half-story. ii. eiling height of a half story must not exceed twelve (12) feet in height at any point. c. Non-habitable attic space located under a pitched roof is not counted as a half story. vi. Story Height a. Story height is measured vertically from the surface of the finished floor to the surface of the finished floor above. When there is no floor above, story height is measured from the surface of the finished floor to the top of the structural beam or joists above or the top of the wall plate, whichever is more. b. Minimum story height requirements are not measured for half-stories. vii. Ground Floor Elevation a. Ground story elevation is measured from the average grade of the sidewalk of the abutting thoroughfare or from the crown of the roadway of the adjacent thoroughfare when no sidewalk exists, to the top of the finished floor of the ground story of a building. viii. Roof Features a. Roof decks; mechanical & stairwell penthouses; roof mounted cellular, radio, and Internet transmission equipment; vents or exhausts; solar panels or skylights; flagpoles; belfries, chimneys, cupolas, monuments, parapets, spires, steeples, and other non-habitable architectural features are permitted on roofs. c. Facade omposition i. Pedestrian ccess a. Principal entrances must located on the facade of a building, provide both ingress and egress, and be operable at all times. b. ccess to principal entrances for residential uses must be provided by way of a stoop, portico, porch, dooryard, or lobby entrance. c. Principal entrances must include an awning or entry canopy, except in circumstances where the principal entrance is recessed into the facade of the building. ii. Fenestration a. Facades must have windows and doors with highly transparent, low reflectivity glass as indicated for each building type. b. Fenestration must be provided as indicated for each building type and is calculated as a percentage of the total area of a facade, measured for each story independently. FIGURE 407 (e) Fenestration Upper Story Upper Story lank Wall lank Wall 12 feet Ground Story 2 feet 9

10 uilding Standards i. Ground story fenestration is measured between two (2) feet and twelve (12) feet above the abutting sidewalk. ii. Upper story fenestration is measured from the top of a finished floor to the top of the finished floor above. iii. lank Wall rea a. lank wall area is any portion of a facade that does not include fenestration (doors and windows) and surface relief through the use of columns, cornices, moldings, piers, pilasters, sills, sign bands, other equivalent architectural features that either recess or project from the average plane of the facade by at least four (4) inches. b. lank wall area limitations apply both vertically and horizontally for all stories of a building for any facade. d. Use & Occupancy i. Principal Use a. The use of real property is permitted as specified on Table 407 (b). TLE 407 (b) Permitted Uses Use ategory Restricted Limited Open Residential ommercial Restricted Residential: Floor space available for residential uses is restricted to household living, subject to all applicable State and Federal laws. Restricted ommercial: Floor space available for commercial uses is restricted to the ground story and no more than thirty-five percent (35%) of the gross floor area of the building. Limited Residential: uilding area available for residential uses is limited to... IWe are still exploring a middle category for residential similar to how commercial Limited ommercial: Floor space available for commercial uses is limited to the ground story of a building. Open Residential: Floor space available for residential uses is open for all stories of a building. Open ommercial: Floor space available for commercial uses is open for all stories of a building. ii. ensity a. The minimum or maximum number of dwelling units permitted for a building type, as specified. iii. menity Space a. Where required, outdoor amenity space must be provided for each dwelling unit as a balcony, deck, patio, porch, roof deck, roof terrace, or yard. b. Each outdoor amenity space must provide at least thirty-six (36) square feet of unobstructed seating area, with no dimension less than six (6) feet. c. Mid-Rise Flat building types may provide shared outdoor amenity space, provided that the space includes the total seating area required for each dwelling unit that the shared space is meant to serve. d. For all other building types, each outdoor amenity space must be directly accessible by a doorway from a habitable room within the dwelling unit the amenity space is meant to serve. iv. Habitable Ground Stories a. Ground story dwelling units must have a habitable room at least twenty (20) feet in depth, measured as the distance from the facade towards the interior of the building. 5. ccess/parking a. Parking Setbacks i. Unless otherwise specified, all off-street parking, including surface and structured parking, but excluding underground parking, must be located at or behind any required parking setback. b. Required Spaces 10

11 uilding Standards i. Vehicular parking may be provided as specified for each building type. ii. There are no parking requirements for accessory uses. c. Type i. Motor vehicle parking may be provided as surface parking spaces, above ground structured parking, and underground structured parking. d. ccess i. Motor vehicle parking must have direct access to a thoroughfare via an alley or a ii. vehicular entrance into a building. Motor vehicle parking, loading docks, and service areas must be accessed from an alley or across a secondary lot line. iii. ccess to motor vehicle parking from a primary front lot line is prohibited. iv. Vehicular entrances to parking lots and parking structures may be no wider than twenty four (24) feet. v. riveways may be not wider than twelve (12) feet. vi. urb cuts may be no wider than the driveway or vehicular entrance they serve, excluding flares or returned curbs. vii. riveways may be located within a required side and rear setback area, but are not permitted between the facade of a building and any front lot line. viii. riveways may provide access in whole or in part on or across an abutting lot(s), provided that an access easement exists between all property owners. ix. urb cuts must be located to minimize conflict with pedestrians, bicyclists, and motor vehicles using the abutting thoroughfare. x. Parking lots abutting, within fifty (50) feet, or visible from the right-of-way of a public thoroughfare, except an alley, must be effectively screened by a perimeter wall or fence. a. Perimeter walls and fences must be no more than four (4) feet in height measured from the surface of the lot, no less than fifty percent (50%) opaque, and designed to allow surveillance over and beyond the wall or fence by pedestrians approaching or passing the parking lot. xi. Pedestrian access to structured parking must lead directly to a public sidewalk (i.e., not directly into a building), except underground levels which may be exited by pedestrians directly into a building. e. Perimeter efinition i. fence or hedge row must be placed along lot lines to define the perimeter of each lot as indicated for each building type. ii. FIGURE 407 (f) Parking Setbacks Fence posts or supporting rails must face inward toward the property being fenced and the finished face must be oriented towards the adjacent property. iii. Fences located forward of any maximum primary or secondary front setback may be a maximum of four (4) feet in height and no more than fifty percent (50%) opaque. iv. Fences located behind any maximum front setback, internal to the lot, may be a maximum of six (6) feet in height and fully closed. Primary parking setback Secondary parking setback 11

12 uilding Standards TLE 407 (c) uilding Types Summary Principal uilding Types Historic House Example Variations Multiplex Stacked uplex Triplex Sixplex Townhouses Side by Side uplex Townhouses Stacked Townhouses Mid-Rise Flats partment uilding Mixed Use uilding 12

13 uilding Standards (c) HISTORI HOUSE 1. Standards 2. uilding Placement Frontage Required Street butment Street imensions Width 50 min epth 135 min evelopment uilding overage XX% max uilding Setbacks Primary Front Setback 10 min 20 max Secondary Front Setback 10 min 20 max Side Setback 6 min Rear Setback 20 min 13

14 uilding Standards 3. uilding Standards 4. ccess/parking E E Massing Facade uild Out 70% min Width XX min XX max epth XX min XX max Number of Stories 2.5 max Story Height Ground Floor Elevation Fenestration 10 min 2 min Ground Story Fenestration 20% min 50% max E Upper Story Fenestration 20% min 50% max Use & Occupancy Principal Use -- Residential Limited ommercial Restricted welling Units 6 max Outdoor menity Space 1/U min Parking Setbacks Primary Front Setback 60 min Secondary Front Setback 10 min Side Setback 6 min Rear Setback 3 min Parking Ratio E Parking Spaces 6 max Perimeter efinition Side & Rear Line Required Fence or Hedge Height 4 min 6 max 14

15 uilding Standards (d) MULTIPLEX 1. Standards 2. uilding Placement Frontage Required Street Frontage imensions or Street Width 50 min epth 135 min evelopment uilding overage 35% max uilding Setbacks Primary Front Setback 10 min 20 max Secondary Front Setback 10 min 20 max Side Setback 6 min Rear Setback 20 min 15

16 uilding Standards 3. uilding Standards 4. ccess/parking E E Massing Facade uild Out 70% min Width 35 min 38 max epth 40 min 60 max Number of Stories 2 min 3 max Story Height Ground Floor Elevation Fenestration 10 min 2 min Ground Story Fenestration 20% min 50% max E Upper Story Fenestration 20% min 50% max Use & Occupancy Principal Use -- Residential Open ommercial -- Street Limited Street Restricted welling Units 2 min 6 max Outdoor menity Space 1/U min Parking Setbacks Primary Front Setback 60 min Secondary Front Setback 10 min Side Setback 6 min Rear Setback 2 min Parking Ratio E Parking Spaces 1.0/U max Parking ccess butting an lley Required Primary Frontage Permitted Secondary Frontage or Street Only riveway Width 12 max Perimeter efinition Side & Rear Line Required Fence or Hedge Height 4 min 6 max 16

17 uilding Standards (e) TOWNHOUSES 1. Standards 2. uilding Placement Frontage Required Street Frontage imensions or Street Width 50 min epth -- Street Frontage or Street Frontage evelopment 85 min uilding Setbacks Primary Front Setback & Street 0 min 3 max Street 10 min 20 max Secondary Front Setback & Street 0 min 3 max Street 10 min 20 max 135 min Side Setback -- Party Line 0 min Side Line 6 min uilding overage 40% max Rear Setback 20 min 17

18 uilding Standards 3. uilding Standards 4. ccess/parking E E Massing Facade uild Out 70% min Width 17.5 min 19 max epth 40 min 60 max Number of Stories 2 min 4 max Story Height Ground Floor Elevation Fenestration 10 min 2 min Parking Setbacks Primary Front Setback 60 min Secondary Front Setback 10 min Side Setback 6 min Rear Setback 2 min Parking Ratio E Parking Spaces 1.0/U max Ground Story Fenestration 20% min 50% max Perimeter efinition E Upper Story Fenestration 20% min 50% max Side & Rear Line Required Fence or Hedge Height 4 min 6 max Use & Occupancy Principal Use -- Residential Limited ommercial -- Street Limited Street Restricted welling Units, Total 10 max welling Units per Townhouse 2 max Outdoor menity Space 1/U min 18

19 uilding Standards (f) MI-RISE FLTS 1. Standards 2. uilding Placement Frontage Required Street Frontage imensions or Street Width 50 min epth 85 min evelopment uilding overage 100% max uilding Setbacks Primary Front Setback 0 min 10 max Secondary Front Setback 0 min 10 max Side Setback -- Street or Street 0 min 5 min Rear Setback 20 min 19

20 uilding Standards 3. uilding Standards 4. ccess/parking Massing Facade uild Out 80% min Width 30 min 150 max epth 60 min 150 max Number of Stories 5 max Story Height Ground Floor Elevation Fenestration 10 min 2 min Parking Setbacks Primary Front Setback 20 min Secondary Front Setback 20 min Side Setback 0 min Rear Setback 0 min Parking Ratio E Parking Spaces Residential 1.0/U max Ground Story Fenestration -- ommercial 2.0/1000 sf max Residential 20% min 50% max ommercial 70% min Perimeter efinition E Upper Story Fenestration 20% min 50% max Side & Rear Line Required Fence or Hedge Height 4 min 6 max Use & Occupancy Principal Use -- Residential Limited ommercial -- Street Limited Street Open welling Units 6 min Outdoor menity Space 1/U min 20

21 uilding Standards (g) RRIGE HOUSE 1. Standards 2. uilding Placement E Frontage Required Street Frontage imensions Street Width 50 min epth 135 min evelopment uilding overage 20% max uilding Setbacks Primary Front Setback 60 min Secondary Front Setback -- with a Historic House or Multiplex 3 min with Townhouses or Mid-Rise Flats 10 min Side Setback 3 min Rear Setback 3 or 20 min E Separation from Principal uilding 10 min 21

22 uilding Standards 3. uilding Standards 4. ccess/parking E E Massing Facade uild Out 45% min Width 24 min 36 max epth 30 min 30 max Number of Stories 1 min 3 max Story Height Ground Floor Elevation 3rd Story Stepback 10 min 0 min Parking Setbacks Primary Front Setback 60 min Secondary Front Setback 10 min Side Setback 6 min Rear Setback 3 min Parking Ratio 6 min E Parking Spaces 1/U max Fenestration Ground Story Fenestration 15 min 50 max E Upper Story Fenestration 15 min 50 max Perimeter efinition Side & Rear Line Required Fence or Hedge Height 4 min 6 max Use & Occupancy Principal Use -- Residential Limited ommercial Open welling Units 1 U max Outdoor menity Space 1/ U min 22

23 uilding Standards (h) MEWS UILING 1. Standards 2. uilding Placement E Frontage Required Street Frontage imensions Street Width 100 min epth 135 min evelopment uilding overage 20% max uilding Setbacks Primary Front Setback 60 min Secondary Front Setback -- with a Historic House or Multiplex 3 min with Townhouses or Mid-Rise Flats 10 min Side Setback 3 min Rear Setback 3 or 20 min E Separation from Principal uilding 10 min 23

24 uilding Standards 3. uilding Standards 4. ccess/parking E E Massing Facade uild Out 80% min Width 35 min 84 max epth 24 min 30 max Number of Stories 2 min 3 max Story Height Ground Floor Elevation 3rd Story Stepback 10 min 0 min Parking Setbacks Primary Front Setback 60 min Secondary Front Setback 10 min Side Setback 6 min Rear Setback 3 min Parking Ratio 6 min E Parking Spaces 1/U max Fenestration Ground Story Fenestration 15 min 50 max E Upper Story Fenestration 15 min 50 max Perimeter efinition Side & Rear Fencing or Hedge Row Required Fence or Hedge Height 4 min 6 max Use & Occupancy Principal Use -- Residential Limited ommercial Open welling Units 2 min 5 max Outdoor menity Space 1/ U min 24

25 Landscaping Sec LNSPING The project team finds the provisions of RTILE XIV EVELOPMENT STNRS IVISION 2. LNSPING, SREENING N FENING to be in accordance with typical landscape, fence, and screening standards of a Form ased ode, except as follows: Sec Residential screening. Section 1 (b) is an excessive buffer width. >>>Fence or privacy hedge row to define one or more amenity spaces... Sec ESSORY STRUTURES The project team finds the provisions of Sec through Sec to be in accordance with how many Form ased odes address accessory structures. 25

26 Landscaping 26