Article V. Article V. District Regulations. Contents

Transcription

1 Article V Contents ARTICLE V. DISTRICT REGULATIONS... V 1 DIVISION 1. GENERALLY... V 1 Section Establishment of zoning districts.... V 1 Section Correspondence of zoning districts with future land use categories.... V 2 Section Zoning map.... V 2 Section Corresponding zoning of annexed territory.... V 4 Section Interpretation of uses.... V 4 Section Residential leases.... V 4 Section Utility uses.... V 5 Section Development Compatibility... V 5 Section Building Height Bonus System... V 6 Section to 14. Reserved.... V 7 DIVISION 2. TRANSECT ZONES... V 8 Section Generally... V 8 Section Permitted Uses within Transect Zones...V 11 Section Building Form Standards in Transect Zones...V 12 Section Transect Zone Supplemental Standards...V 23 Section Reserved...V 31 DIVISION 3. CONVENTIONAL ZONING DISTRICTS...V 31 Section Purpose of districts...v 31 Section Permitted uses in conventional districts...v 40 Section Dimensional standards in conventional zoning districts...v 43 Section Reserved...V 46 Section Reserved...V 46 DIVISION 4. SPECIAL USE DISTRICTS...V 46 Section Purpose of districts...v 46 Section Permitted uses in special districts...v 54 Section Dimensional standards in special districts...v 56 Section Reserved...V 57 Section Reserved...V 57 DIVISION 5. OVERLAY DISTRICTS...V 58 [DRAFT - 06/04/2013] Page V - i

2 Section Airport hazard zoning overlay....v 58 Section Heritage overlay district....v 70 Section Historic preservation/conservation district....v 73 Section Residential parking overlay district....v 74 Section Special area plan overlay districts (SAP)...V 80 Figure V 1: Setbacks Abutting Residential Zoning... V 6 Figure V 2: Creating Blocks...V 15 Figure V 3: Examples of Passages...V 15 Figure V 4: Example of Gateway...V 16 Figure V 5: Building Frontage...V 16 Figure V 6: Building Setbacks...V 16 Figure V 7: Street Setback Components...V 17 Figure V 8: Building Alignment...V 18 Figure V 9: Multiple Buildings on a Site...V 19 Figure V 10: Building Height...V 19 Figure V 11: Floor Height...V 19 Figure V 12: Non Residential Glazing...V 20 Figure V 13: Examples of Private Frontage Zone Activity...V 20 Figure V 14: Typical Components of a Street...V 23 Figure V 15: Yield Street...V 27 Figure V 16: Site Access...V 28 Figure V 17: Shared Parking....V 28 Figure V 18: Parking Structures and Liner building along Storefront Street...V 29 Figure V 19: Parking Structures and Liner Buildings along Principal Street...V 29 Figure V 20: Parking Structures along Other Streets...V 29 Figure V 21: Building Massing...V 30 Figure V 22: Façade Elements...V 30 Table V 1: Transect Zone Intent... V 9 Table V 2: Specific Function/Uses Within Transect Zones...V 11 Table V 3: T Zone Development Standards...V 13 Table V 4: Public and Private Frontage Zone Dimensions...V 17 Table V 5: Private Frontage Standards...V 21 Table V 6: Recommended Standards for New Streets...V 27 Table V 7: Permitted Uses in Residential Districts...V 40 Table V 8: Permitted Uses in Non Residential and Mixed Use Districts...V 41 Table V 9: Residential Districts Dimensional Standards...V 44 Table V 10: Non Residential and Mixed Use Districts Dimensional Standards...V 45 Table V 11: Permitted Uses in Special Districts...V 54 Table V 12: Special Districts Dimensional Standards...V 57 Table V 13: Land Use Regulation Chart...V 65 [DRAFT - 06/04/2013] Page V - ii

3 Article V. District/Zone Regulations ARTICLE V. DISTRICT REGULATIONS DIVISION 1. GENERALLY Section Establishment of zoning districts. In order to classify, regulate and restrict the use of land, water, buildings and structures; regulate the height and bulk of buildings; regulate the intensity of land use; implement the comprehensive plan; and promote orderly urban growth within the corporate area of the city, the following zoning categories and districts are established: A. Transect zones. T 3: Urban Neighborhood (Residential and Mixed) T 4R: General Urban Residential T 4T: General Urban Transitional T 4M: General Urban Mixed Use T 5: Urban center T 6: Urban core B. Conventional zoning districts. RSF 1 to 4: Single family residential district RSF R: Single family rural residential district RC: Residential conservation district. MH: Mobile home residential district. RMF 5: Single family/multiple family residential district RMF 6 to 8: Multiple family residential district MU 1 and 2: Mixed use districts OF: General office district CP: Corporate park district BUS: General business district BA: Automotive oriented business district BI: Business industrial district I 1 and 2: Industrial districts C. Special use districts. AF: Airport facility district. AGR: Agriculture district. CON: Conservation district. ED: Educational services district. MD: Medical services district. PD: Planned development district PS: Public services and operations district. D. Overlay districts. Airport hazard zoning overlay Heritage overlay district [DRAFT - 06/04/2013] Page V-1

4 Historic preservation/conservation district Residential parking overlay Special Area Plan (SAP) districts Article V. District/Zone Regulations Section Correspondence of zoning districts with future land use categories. The following table establishes the zoning districts allowable within the future land use categories from the comprehensive plan. Zoning district changes to a new district which fall into a different future land use category shall require a change in the future land use category also. Future Land Use Category Zoning Districts/Transect Zones Special Districts Single family (SF) RSF 1 to 4, RSF R PD, CON, PS Residential Low (RL) RSF 4, RMF 5, MH, RC PD, CON, PS Residential Medium (RM) RMF 6to 8 PD, CON, PS Residential High (RH) N/A PD, CON, PS Mixed use Residential (MUR) N/A PD, CON, PS Mixed use Low (MUL) MU 1 PD, CON Mixed use Medium (MUM) MU 2, CP PD, CON Mixed use High (MUH) N/A PD, CON, PS Office (O) OR, OF, CP MD, PD, CON, PS Commercial (C) BA, BUS PD, CON, PS Business industrial (BI) BI, CP PD, CON, PS Industrial (IND) I 1, I 2, BI PD, CON, PS Education (E) N/A ED, PD, CON, PS Recreation (REC) N/A PD, CON, PS Conservation (CON) N/A PD, CON, PS Agriculture (AGR) N/A PD, AGR, CON, PS Public facilities (PF) N/A AF, PD, CON, PS Planned Use District (PUD) N/A PD, PS or rezoning consistent with the underlying land use designation [NEW FLUM CATEGORY] T 3, T 4R, T 4T, T 4M, T 5, T 6 MD, ED, PD, CON, PS Section Zoning map. A. Map adopted The zoning map atlas of the city, as adopted by the city and amended from time to time by ordinance, which establishes the zoning categories on all real property in the city and shall be used to identify the particular zoning district categories on all real property, is hereby made a part of this chapter, including all explanatory matter thereon. Such map shall be on file with the clerk of the commission and maintained by the department of planning and development services. B. Designation of district boundaries. The boundaries of each district are designed and established as shown on the zoning map of the city. The regulations of this chapter concerning the use of land within particular districts shall apply within the boundaries of each district as shown upon the zoning map. [DRAFT - 06/04/2013] Page V-2

5 C. Rules for interpretation of district boundaries. Article V. District/Zone Regulations When uncertainty exists as to the boundaries of the various districts on the zoning map, the following rules shall apply: 1. Location of district boundary lines. a. Centerlines. Boundaries indicated as approximately following streets shall be construed to follow the centerlines of such streets. b. Lot and section lines. Boundaries indicated as approximately following platted lot lines or section lines shall be construed as following such lines. c. Municipal boundaries. Boundaries indicated as approximately following municipal boundaries shall be construed as following such municipal boundaries. d. Railroad lines. Boundaries indicated as following railroad lines shall be construed as following the rightof way centerlines for such railroad lines. e. Water lines. Boundaries indicated as approximately following the centerlines of streams, creeks, canals or other bodies of water shall be construed to follow such centerlines. f. Parallel lines. Boundaries that are approximately parallel to the centerlines of alleys or the centerlines or right of way lines of streets or any other line shall be construed as being parallel thereto and at such distance therefrom as indicated on the zoning maps. If no distance is given, such dimension shall be determined by the use of the scale shown on the zoning map. g. Bisecting lines. Boundaries that approximately bisect a block, lot or tract shall be construed to follow the median lines of such blocks as indicated by rear property lines or as measured between the centerlines of boundary streets in the absence of rear property lines or, in the absence of both of the above, by use of the scale appearing on the zoning map. 2. Provisions for parcels divided by district boundaries. Where any parcel of land is divided into two or more zoning districts or transect zones, the regulations of each individual district shall apply to that part of the parcel so zoned, except that, when a parcel is divided into two or more of the RMF 6, RMF 7, and RMF 8 residential districts, the permitted intensity of development may be averaged over the entire parcel as long as the remaining applicable dimensional requirements are followed. 3. Unzoned property generally. If, because of error or omission in the zoning map, any property in the city is not shown as being in a zoning category; or if property in newly annexed territory is unzoned; or if the zoning of any property is vacated or invalidated, for any reason, either judicially or legislatively, then the classification of any of such properties shall be deemed to be CON, conservation district, unless and until a different zoning is provided for such property by ordinance amending the zoning map; and, until such amendment is provided for, no use may be made of any such property except in accordance with the regulations for the CON district. 4. Unzoned property owned by governmental agency. Any unzoned land owned by a governmental agency may be exempted by the city commission from compliance with the CON district regulations, and from the requirements of applying for a specific zoning category, for any proposed development, expansion or change of use, based upon a specific proposed development plan and following recommendation by the plan board or development review board. [DRAFT - 06/04/2013] Page V-3

6 Section Corresponding zoning of annexed territory. Article V. District/Zone Regulations When additional lands are annexed into the city and such lands have previously been zoned by the county, the city commission, based on plan board recommendation, shall determine which zoning district category created by this chapter shall be imposed upon such lands. The use of such lands shall thereafter be in accordance with the district categories of this chapter, and the zoning map shall be amended to include the annexed lands and to reflect such classifications, until such classifications are changed, if at all, by rezoning ordinances. Section Interpretation of uses. Any use not permitted by right, by special use permit, or as an accessory use in a zoning district shall be prohibited in such district. The City Manager or designee is responsible for determining whether a particular use that is not listed in the table of uses falls within one of the listed categories. In making such a determination, the City Manager shall consider the following: A. The relative amount of site and building area needed to operate the use; B. Hours of operation (including hours for service and deliveries); C. Building and site arrangement relative to the neighboring permitted uses; D. Types of vehicles used and parking requirements; E. The number of vehicle trips generated; F. General compatibility with surrounding development; and G. Whether the activity is likely to be found independent of the other activities on the site. Section Residential leases. A. Findings. Certain designated districts within the corporate limits of the city are in many cases being plagued by violation of limitation as to single family occupancy. The number of persons occupying a dwelling in certain designated districts, if increased above one family as defined in article II, is detrimental and hazardous to the public health, welfare, safety and morals of the citizens of this community. The result of more persons occupying a dwelling than is permitted by the aforementioned section is a public nuisance and causes deterioration of the surrounding property values. 1. Designated districts. Districts RSF 1, RSF 2, RSF 3, RSF 4 and RC as specified by this chapter, and all properties zoned planned development, PD, on July 14, 1980, with an overall residential density limit of no more than five and four tenths dwelling units per acre, all planned developments designed for residential use at a density of no more than eight dwelling units per acre, and all other planned developments as specified in the rezoning ordinance shall be subject to this section. 2. Unlawful leases. No owner or landlord shall enter into any agreement, contract, lease or sublease which provides for, permits, allows, contemplates or facilitates occupancy of any single family dwelling, two family dwelling, three family dwelling, four family dwelling, multiple family dwelling, rooming house, dormitory or other dwelling unit in a designated district by more than one family as defined in article II. Any agreement, contract, lease or sublease which provides for, permits, allows, contemplates or facilitates such occupancy by more than one family is unlawful and is hereby declared to be contrary to public policy. 3. Prohibited acts. It shall be unlawful: a. For any landlord or owner as defined in this chapter to rent, lease, sublease or allow the occupancy of his/her property by another person or persons not related by blood, marriage or legal adoption, excluding foster children and residents of community residential homes in a designated district, without having a permit as provided herein. [DRAFT - 06/04/2013] Page V-4

7 Article V. District/Zone Regulations b. For any landlord as defined herein, for any owner of property, or for any tenant, subtenant, lessee, single family dwelling, two family dwelling, three family dwelling, four family dwelling, multiple family dwelling, rooming house, dormitory or other dwelling unit, to violate or to cause or allow a violation of any of the ordinances of the city, including this subsection A. c. For any person, lessor, tenant, lessee, occupant, landlord, sublessee, owner, individual, firm or corporation to violate any of the provisions of this subsection A. 4. Other relief. In addition to any other remedy provided for herein, if the building official has reasonable cause to believe that this subsection A is being violated, he/she may request the city attorney to file an appropriate action to correct the violation. 5. Excess occupancy creating a public nuisance. Whoever shall erect, establish, continue or maintain, own or lease, or occupy any place where any law of the state or ordinance of the city is violated, including this subsection A, shall be deemed guilty of maintaining a nuisance. All such places shall be abated and persons enjoined as provided in F.S (1) or F.S Section Utility uses. The following utility uses shall be allowed as permitted uses in all zoning districts: A. Electric facilities: 1. All underground transmission facilities; 2. All overhead utility transmission facilities not exceeding three feet in diameter and 75 feet in height; 3. All transformers, meters and associated appurtenances; and 4. Any electric structure or facility that is sited on property 10,000 square feet or less and no more than 20 feet in height (utility poles, light poles and telemetry towers shall not be considered a structure). B. Water facilities: All water mains, valves, hydrants, services, backflow preventers or any other appurtenances required to distribute and deliver potable water and to satisfy fire safety requirements. C. Wastewater facilities: 1. All underground wastewater collection facilities including gravity sewers, force mains, service laterals, manholes, valves or other appurtenances required to collect wastewater; and 2. Any lift station or similar structure that is sited on property 10,000 square feet or less with a structure height of 20 feet or less. D. Gas facilities: 1. All gas distribution facilities including gas mains, valves, services, meters or any other appurtenances required to distribute and deliver natural or LP gas; and 2. Any gate station, regulator station or similar structure that is sited on property 5,625 square feet or less with a structure height of 20 feet or less. E. Utility uses exceeding the above requirements shall require special use permit approval. Section Development Compatibility A. Within transect zones, the compatibility buffers described in Article IX, Division 2 shall only apply to proposed non residential and multifamily development abutting a residential zoning district, a T 3 zone, or a designated historic district, and only along the property line shared by the two uses. No buffers shall be required between any other uses, unless specifically required as part of a special use permit approval. [DRAFT - 06/04/2013] Page V-5

8 Article V. District/Zone Regulations B. Within transect zones, the minimum required side and rear setback for non residential and multifamily buildings located on property abutting a single family zoning district, or a T 3 zone shall be the same as the setback required on the adjacent residential lot or as determined by the required buffer, whichever is greater. C. Proposed non residential and multifamily buildings within any zoning district or transect zone abutting a single family zoning district, a T 3 zone, or a historic district shall provide an additional building setback of ten (10) feet for each floor above two (2) stories (3 stories if adjacent to historic districts) for that portion of the building facing the residential area or historic district. Developers may elect to apply the setback just to those floors above the second/third story (step back approach, Option A), to the entire façade (Option B) or a combination of the two (Option C). See Figure V 1: Setbacks Abutting Residential Zoning. The additional setback/step back for multi story buildings may render some sites ineligible for the maximum permitted height in that district. D. Proposed non residential and multifamily buildings within any zoning district or transect zone across a street or alley from a single family zoning district, a T 3 zone, or a historic district shall also comply with the additional setback requirements of subsection C. Credit will be given for the distance between the street/alley center lane and the curb. Figure V 1: Setbacks Abutting Residential Zoning Option A Option B Option C E. Whenever a zero foot setback is allowed in a zoning district or transect zone, it may only be used if the abutting property is within a district or transect zone that allows the same setback. F. Within 300 feet of any property which is in a residential zoning district, a T 3 transect zone, or shown for residential use on the future land use map of the comprehensive plan, all activity and uses, except storage of equipment and parking, shall be conducted within completely enclosed buildings. Section Building Height Bonus System The height bonus program is established by the City to encourage higher quality development within transect zones [DRAFT - 06/04/2013] Page V-6

9 A. Improvements Eligible for Bonuses. Article V. District/Zone Regulations Development projects within transect zones may be eligible to achieve the additional building height noted in Table V 3, T Zone Development Standards. The bonus may be approved based on specific on site improvements that facilitate the preferred form of development within transect zones above and beyond the standards required herein. These site improvements may include: 1. Complete Streets/Streetscape. The developer modifies the design of the street along the entire block, from intersection to intersection, to match the complete street design specified in Division 2.Section A. Possible Bonus: 100% of bonus available. 2. Public Open Space & Amenities. The development includes public open space and amenities consistent with the criteria for public parks in transect zones set forth in Article VI. Possible Bonus: One additional floor for the provision of plazas and playgrounds, two stories for the provision of squares or greens (see definitions, location, and design recommendations in Article VI). 3. Structure parking. The project includes the provision of a parking garage instead of surface parking. Possible bonus: 100% of the bonus available. Additionally, the floors occupied by the parking garage may not be counted toward meeting maximum building height, provided the footprint of the parking structure falls within 50% to 100% of the footprint of the habitable floors directly above the garage. 4. Heritage trees. The project is designed to ensure the protection of a heritage tree. Possible bonus: One story. The approving board may grant up to one (1) bonus story based on the amount of development potential lost to the preservation of the tree (the maximum size of the additional story shall be calculated at a 1:1 square foot ratio). 5. Transit Support Facilities. The project includes facilities to accommodate existing or planned public transit. This may include, but is not limited to, bus bays, bus lanes, and park and ride lots, otherwise not required in this Code. Possible Bonus: 100% of bonus available for transit facilities located within the site. 6. Underground Utility Lines. Undergrounding of overhead utility lines beyond those required as part of the site plan approval or relocating an existing underground line in order to facilitate the appropriate placement of street trees or buildings along streets. Possible Bonus: 100% of the bonus available for every street segment completed (from intersection to intersection); 50% of all bonuses for the undergrounding of utilities for a single development site (excluding the subject property). B. Review and approval. Each request for a height bonus shall be subject to the approval of the applicable reviewing board, or by the development review board for projects requiring administrative review only. Approval of the request shall be based on the following criteria and the criteria used to review special use permits (see Art. IV). 1. The improvement proposed by the applicant provides a significant public benefit in light of the bonus requested; and 2. The proposed design, intensity, and any mix of uses relating to the requested bonus will meet the intent of the transect zone and will be compatible with the surrounding neighborhood. Section to 14. Reserved. [DRAFT - 06/04/2013] Page V-7

10 DIVISION 2. TRANSECT ZONES Article V. District/Zone Regulations Section Generally A. Intent The intent of this Division is to establish development standards that will encourage a more efficient and sustainable urban form by allowing a range of housing, employment and recreation choices and opportunities in a compact, pedestrian friendly environment. Table V 1 contains the purpose of each of the transect zones (Tzones) established in this Division. B. The Regulating Plan The regulating plan (incorporated into the zoning map) is the principal tool for implementing the standards in this Division and identifies the transect zone(s) permitted in specific areas within the City. A transect is a geographical cross section of a region that reveals a sequence of environments that ranges from rural to urban. Using the transect to regulate development ensures that a community offers a full diversity of building types, street types, and civic space types, and that each has appropriate characteristics for its location. There are typically six transect zones organizing the components of place making: T 1 Natural Zone, T 2 Rural Zone, T 3 Urban Neighborhood Zone, T 4 General Urban Zone, T 5 Urban Center Zone, and T 6 Urban Core. This code assigns four transect zones: T 3, T 4, T 5 and T 6. The following table provides a general description and purpose of each transect zone contained in the City s regulating plan. The transect plan also depicts the hierarchy of streets. See Section A for definitions and standards. [DRAFT - 06/04/2013] Page V-8

11 Table V 1: Transect Zone Intent ZONE DESCRIPTION T 3 URBAN NEIGHBORHOOD Consists of predominantly low to medium density residential areas, adjacent to higher intensity zones where neighborhood services and mixed use are permitted. Planting is naturalistic and setbacks are relatively deep. e Article V. District/Zone Regulationss INTENDED SITE LAYOUT Buildings typically occupyy the center of the lot with setbacks on all sides. The front yard is intended to be visually continuous with the yards of adjacent buildings. Edge T 4 GENERAL URBAN Consists of a mixed use but primarily residential urban fabric. It may have a wide range of building types. Setbacks and landscaping are variable. Streets with curbs and sidewalks define medium sized blocks. The T 4 zone includes T 4M (mixed), T 4T (transition) and T 4R (residential). The main difference between the three is the predominance or residential uses in the T 4R zone, the introduction of more urban uses in the T 4T zone, and a wide range of mixed uses in the T 4M zone. T 5 URBAN CENTER Consists of higher density mixed use buildings that accommodate retail, offices, and apartments. It has a tight network of streets, with wide sidewalks, steady streett tree planting and buildings set close to the sidewalks. T 6 URBAN CORE Consists of the highest density and height development, with the greatestt variety of uses, and civicc buildings of regional importance. Streets have steady street tree planting and buildings are set close to wide sidewalks. Side Front Front Front Courtyard Courtyard Buildings typically occupyy one side of the lot leavingg a setback to the other side to allow for access orr privacy. In many instances, the building occupies the entire lot frontage. A shallow frontage setback defines a more urban condition. The building typically occupies the full frontage, leaving the rear of the lott as the sole yard. The continuous facade steadily defines the publicc street. In its residential form, this type is the attached dwelling. The rear yard can accommodate substantial parking. The building occupies thee boundaries of its lot whilee internally defining one or more private patios. This is the most urban of types, as it is able to shield the private realm from all sides while strongly defining the public street. [ DRAFT - 06/04/2013] Page V-99

12 C. Applicability The regulations contained in this Division shall apply as follows: Article V. District/Zone Regulations 1. New development: All new development shall comply with all the regulations contained in this division. 2. Substantial redevelopment of existing buildings or sites: a. Full compliance. An entire development site shall be brought into compliance with this division if one or more of the following conditions are met: i. The building floor area is being increased by more than fifty (50) percent; or ii. More than fifty (50) percent of the existing building floor area is being replaced; or iii. There is a combination of floor area increase and existing floor area replacement exceeding fifty (50) percent of the original building floor area. b. Exceptions. i. Building setback. Only the new buildings within the redevelopment site will be required to meet the building setback provisions. Existing buildings will not be required to be moved or expanded to meet the setback requirements. ii. Floor to ceiling height. Existing buildings undergoing redevelopment will not be required to meet the minimum building height. Any new buildings within the redevelopment site, however, shall meet the requirement. iii. Building frontage. Existing buildings will not be required to meet the minimum building frontage requirement. However, new buildings and additions to existing buildings will. 3. Non substantial expansion or redevelopment of existing buildings: For building expansions or redevelopment not meeting the criteria of Section 2, above, only the addition or building modification shall comply with the regulations contained in this Division. The rest of the building may remain unchanged. 4. Interior changes: Interior changes do not trigger compliance with the requirements of this division. However, they are required to meet the standards of the Building Code. 5. Non conforming uses: Any changes to non conforming uses shall be conducted per the requirements of Article III, Division 2. D. Phasing Development phases shall be required to meet code independently from other phases. No phase shall be dependent on the completion of subsequent phases to be consistent with any required approvals and/or conditions, including, but not limited to setbacks, building frontage, and building placement, configuration, function and design. The required landscaping and parking improvements shall be provided within each phase. E. Conflicts The provisions of the land development code apply within the area mapped with Transect Zones, except as specifically noted in this Division. When in conflict with other sections of the Code, the provisions of this Division shall take precedence over those of other codes, ordinances, regulations and standards. This Division does not abrogate or affect any easements, covenants, deed restrictions, property owner association rules, or agreements between private parties. Where the regulations set out in this Division are more restrictive than such easements, covenants, deed restrictions, homeowner association rules, or agreements between private parties, the restrictions of this Code shall govern. [DRAFT - 06/04/2013] Page V-10

13 Article V. District/Zone Regulations The provisions of this division are not intended to supersede restrictions imposed within historic districts. In the case of a conflict, the site layout and building design regulations of the historic district ordinance will prevail. Section Permitted Uses within Transect Zones Buildings in each Transect Zone shall conform to the uses listed in Table V 2. The uses listed shall be conducted within buildings and sites that meet the requirements of this code. No modifications or variances from the requirements of this section shall be allowed. Table V 2: Specific Function/Uses Within Transect Zones RESIDENTIAL See section T 3 T 4 T 5 T 6 R T M Single family house P P P P Duplex P P P Attached dwellings P P P P P Multiple family dwelling P P P P Accessory dwelling unit P P P Adult day care home P P P P P Community residential homes (up to 6 residents) P P P P Community residential homes (more than 6 residents) P P P Family child care home P P P P P Group housing (small) P P P Group housing (large) P P P P NON RESIDENTIAL Alcoholic beverage establishment P(1) P P P Assisted living facility S P P P P Automotive services, limited P Bed & Breakfast establishments S P P P Business services P(1) P P P Car wash facilities A Civic, social & fraternal organizations S S P P P P Day care center S P P Drive through facility P P P Emergency shelter P P P Equipment rental and leasing, light P P P Farmers market P P P Food distribution for the needy S S S Funeral homes and crematories P P S Gasoline/alternative fuel station P Health services P P P Hotel P(1) P P P Industrial light P P P Itinerant food vendor Ch. 19, Art. IV P P P Laboratory, medical & dental P P P [DRAFT - 06/04/2013] Page V-11

14 Article V. District/Zone Regulations T 3 T 4 T 5 T 6 See section R T M Library S P P P P Liquor store P P P Mini warehouse/self storage P P Museums and art galleries S P P P Nursing home P P P P P Office P(2) P(1) P P P Office, Medical & dental S P(1) P P P Parking lot (principal use) S S Passenger transit station P(1) P P P Personal services S P(1) P P P Places of religious assembly S P P P P P Public administration buildings S S P P P Public parks S S P P P P Public utility facilities S S S S S S Recreation, indoor S P(1) P P P Recreation, outdoor S P(1) P P Research development & testing facilities P(1) P P P Residences for destitute people S S S S Restaurant S P(1) P P P Retail sales P(2) P(1) P P P School, elementary, middle & high (public & private) S P S P P P Social service facilities P(1) P P P Structured parking (principal use) B P P P P Vehicle sales (no outdoor display) P P P Veterinary clinic P(1) P P Vocational/Trade school S S P P P Wireless communication services See P = Permitted S = Special Use Permit A = Accessory Use (1) Must be located along an Avenue, Principal or Storefront street. (2) Secondary to a residential unit and limited to 30% of the first floor or 1,000 sq. ft., whichever is less. Section Building Form Standards in Transect Zones Table V 3 contains the building form standards, which determine the location, scale and massing of buildings..the standards apply to all buildings within the transect zones, except for civic buildings, which are exempt from certain standards. Sections A through I contain a description of each standard, supplemental regulations, and the exceptions applicable to civic buildings. [DRAFT - 06/04/2013] Page V-12

15 City of Gainesville Table V 3: T Zone Development Standards T 3 T 4 Article V. District/Zone Regulations T 5 T 6 T 4R T 4T T 4M A. BLOCK STANDARDSS Block Perimeter (max.) B. LOT CONFIGURATION Lot Width C. DEVELOPMENT INTENSITY Building Coverage (max.) Ground Floor Area (max. sq. ft.) D. BUILDING FRONTAGE Primary Frontage (min.) Secondary Frontage (min.) E. BUILDING SETBACKS* Street (min/max from curb)*** Avenue 2, min/120 max 60% NA 50% 30% ,000 2, min. 80% 20,000** 60% 40% NA 2, min. 90% NA 70% 50% Storefront NA Principal Local Side Setback (min.) or 5 Rear Setback (min.) 15 3 or 15 (alley) 3 or 15 (alley) 10 (no alley) 10 (no alley) * See Section for Development Compatibility standards and Section E for landscape zone and sidewalk requirements. ** May allow up to 50,000 square feet through the special use permit process. *** See Table V 4. Garages must be setback a minimumm of 25 from the site frontage line. 1,, min. 100% NA 80% 60% or 5 3 or 15 (alley) 0 (no alley) [DRAFT - 06/04/2013] Page V-13

16 Article V. District/Zone Regulations Table V 3: T Zone Development Standards (Cont.) T 3 T 4 T 5 T 6 T 4R T 4T T 4M F. BUILDING HEIGHT Minimum NA 24 ft. 24 ft. 24 ft. Maximum (stories by right/bonus*) 2 3/4 4/6 6/8 8/10 12/14 G. FLOOR HEIGHT** First Floor (min residential/non residential) NA/10 NA/12 NA/15 NA/15 12 /15 12 /15 First Floor Elevation (residential) NA 1.5 ft. min. 1.5 ft. min. 1.5 ft. min. H. GLAZING Non residential 1st floor Storefront All other streets Non residential above 1st floor & multiplefamily I. PRIVATE FRONTAGE ZONE NA NA 50% 30% 65% 30% 15% 15% 15% 15% Storefront NO YES YES YES YES YES Gallery NO NO YES YES YES YES Arcade NO NO YES YES YES YES Forecourt NO NO YES YES YES YES Stoop YES YES YES YES YES YES Porch YES YES YES NO NO NO * See Bonus System requirements (Section ) ** See Section for Development Compatibility standards 65% 30% [DRAFT - 06/04/2013] Page 14

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19 and functional character of the area. Figure V 6 depicts the types of setbacks. Article V. District/Zone Regulations 1. The street setbacks listed in Table V 3 shall be measured from the back of curb instead of the front property line, except for the following: a. In the absence of curbs, the street setback shall be measured from the edge of pavement (the swale becomes the landscape zone). b. Should the required street setback fall within a public right of way, it shall be shifted to the property line instead. c. Setbacks from an urban walkway or a trail shall be set in conjunction with the approval of the plat or circulation plan. 2. Libraries, places of religious assembly, public administration buildings, and schools (elementary, middle and high) are not subject to the maximum street setback requirement, unless located within a multi use development, shopping center or mall. 3. Setbacks may be increased where necessary to allow for the distances necessary to meet utility separation standards. 4. The street setback comprises a landscape zone, a public sidewalk zone and a private frontage zone. Figure V 7 depicts and Table V 4 lists the required dimensions for all three zones. Section I contains additional standards for the design of the private frontage zone. Figure V 7: Street Setback Components Table V 4: Public and Private Frontage Zone Dimensions T 3 T 4 T 5 T 6 Landscape Zone* Public Sidewalk* Private Frontage Zone** Landscape Zone* Public Sidewalk* Private Frontage Zone** Landscape Zone* Public Sidewalk* Private Frontage Zone Landscape Zone* Public Sidewalk* Private Frontage Zone Street: Avenue Principal Storefront NA NA NA *** 5 8 Local *** 5 8 NOTE: The dimensions shown shall be the minimum permitted. When two dimensions are given for one component, they represent a minimum and a maximum. [DRAFT - 06/04/2013] Page V-17

20 Article V. District/Zone Regulations * Street trees planted within a landscape zone of less than 8 in width must utilize an acceptable method to ensure healthy tree growth. No landscape zone shall be required if there is designated on street parking along the street. However, the minimum sidewalk width must then be widened by 2 and trees must be provided within curb extensions (bump outs). ** Garages must be setback a minimum of 25 from the site frontage line. *** Assumes trees are planted using sidewalk cutouts, planters or tree grates rather than a landscaped zone. 5. The configuration of the Public Frontage Zone (landscape zone and sidewalk), as well as the installation of landscaping and tree furniture within the landscape zone, are the responsibility of the applicant in conjunction with the development of a site. Construction specifications for the sidewalk can be found in the City of Gainesville Engineering Design and Construction Manual. The design of the landscape zone varies depending on the street type. a. Along Storefront Streets, the landscape zone shall be used to expand the sidewalk. Therefore, trees shall be planted within sidewalk cutouts, planters or tree grates. Street furniture such as benches, trash receptacles and bike racks may also be installed in the landscape zone. b. Along Avenues and Principal Streets, the landscape zone shall be used to buffer the pedestrians from the vehicular traffic. Therefore, sod, shrubs, ground cover and/or accent plants and street trees shall be planted within the landscape zone. See Article IX for street tree standards. c. Along Local Streets, the landscape zone shall be landscaped with sod, shrubs, ground cover and/or accent plants and street trees. See Article IX for street tree standards. d. Along streets with swales, the street trees may be moved to the private property. 6. Facades shall be built parallel to a rectilinear Site Frontage Line or parallel to the tangent of a curved Site Frontage Line (see Figure V 8). Figure V 8: Building Alignment 7. The building setback and frontage standards for transect zones position buildings close to the street and, in the case of T 5 and T 6, extending almost to the side property lines. This configuration restricts the location of parking areas and drop off drives along the street frontage. Placing these uses to the side of the building is permitted only if the building frontage requirements are met. In such cases, vehicular areas along the street shall be masked from the street by a garden wall (see garden wall standards under fences and walls in Article VI). Pedestrian comfort shall be a primary consideration. Design conflict between vehicular and pedestrian movement generally shall be decided in favor of the pedestrian. 8. The placement of buildings at the rear of a site is allowed as long as one or more buildings are placed along the front of the site meeting the setback and building frontage requirements of this division. Figure V 9 shows an acceptable design alternative. Streets or access drives must be incorporated into the site to break it down into smaller lots/blocks (platting will not be required). The main access drive shall be centered on the anchor building and shall be lined with buildings, which shall meet the required frontage standards along the street and access drive. [DRAFT - 06/04/2013] Page V-18

21 Figure V 9: Multiple Buildings on a Site Article V. District/Zone Regulations F. Building Height. Prohibited The building height limitations contained in Table V 3 do not apply to spires, belfries, cupolas, antennas, water tanks, ventilators, chimneys, or other appurtenances required to be placed on the roof and not intended for human occupancy. Other exceptions include: 1. Roof structures above eave line can vary in height up to a maximum of fifteen (15) feet above eave line. 2. Trellises may extend above the maximum height up to eight (8) feet. 3. Stair, elevator or mechanical enclosures shall be limited to ten (10) feet above the maximum height and shall not exceed twenty (20) percent of the roof area. G. Floor Height 1. Floor height shall be measured from finished floor to finished ceiling (clear height). Recommended Figure V 10: Building Height ❶ Building height ❷ Floor height (ground floor) ❸ Floor height (upper floors) ❹ Exceptions to maximum height 2. Whenever a ground floor level exceeds twenty five (25) feet in height, each height of fourteen (14) feet or portion thereof shall be construed to be one (1) story (see Figure V 11). Figure V 11: Floor Height [DRAFT - 06/04/2013] Page V-19

22 Article V. District/Zone Regulations 3. Whenever a floor other than a ground floor exceeds fourteen (14) feet in height, each height of fourteen (14) feet or portion thereof shall be construed to be one (1) story. 4. Mezzanines extending beyond 33% of the floor area shall be counted as an additional story. 5. Parking garages are exempt from the floor height requirements. H. Glazing Requirements 1. Glazing percentages shall be calculated as follows: a. Non Residential First Floor: The area of glass between 3 feet and 8 feet above grade divided by the area of the building façade also between 3 feet and 8 feet above grade. b. Non Residential above First Floor: The combined area of glass on all floors above the first divided by the total area of the building façade for those floors. c. Residential: The area of glass divided by the area of the façade. 2. The approving authority may allow reduced glazing and/or glass transmittance for places of religious assembly and schools. 3. There is no limit on how much glazing is provided. However, if glass walls are utilized, an architectural feature, such as a canopy/marquee, overhang, or a horizontal change in plane shall be provided between the first and second floors to ensure pedestrian scale at the sidewalk level. 4. Windows and glass doors shall be glazed in clear glass with 80% minimum transmittance. The use of reflective glass and reflective film is prohibited on the ground floor of all buildings. Figure V 12: Non Residential Glazing I. Private Frontage Zone Requirements All buildings shall have at least one type of frontage incorporated into its design. Table V 5 contains the dimensional requirements for the various types of private frontages allowed. The intent of the private frontage zone is to provide a transition, both physical and visual, between the public frontage zone (street) and the building zone. The type of activity conducted in the private frontage zone depends on how much privacy is needed along the building facade. For a commercial building, for instance, the intent of the private frontage zone is to attract customers into the business (Figure V 13). For a residential site, the intent of the private frontage zone is to provide for some privacy to the ground floor rooms (Figure V 13). Figure V 13: Examples of Private Frontage Zone Activity Used for Outdoor Seating Used to Buffer Residential Uses [DRAFT - 06/04/2013] Page V-20

23 Table V 5: Private Frontage Standards Storefront Gallery e Article V. District/Zone Regulationss Arcade T 4T T 4M T 5 T 6 T 4T T 4M T 5 T 6 T 4T T 4M T 5 T 6 1. Width: 25% of façade width min. 2. Depth: 5 min. 3. Clear Height: 8 min. Forecourt T 4T T 4M T 5 T 6 1. Width: 75% of façade width min. 2. Depth: 8 min. 3. Clear Height: 12 min. (1st floor) Stoop T 3 T 4R T 4T T 4M 1. Width: 75% of façade width min. 2. Depth: 8 min. 3. Clear Height: 12 min. (1st floor) Porch T 3 T 4R T 4T 1. Width: 10 min. to 50% of façade 1. Width: 5 min. to 16 max. width max. 2. Depth: 5 to 8 2. Depth: 10 min/20 max. 3. Clear Height: 8 3. Elevation: 18 max. above grade. 4. Elevation: 21 min. above grade. Note: See Article II for definitions of frontages. 1. Width: 12 min. 2. Depth: 8 min. 3. Clear Height: 8 min. 4. Elevation: 21 min. above grade. [ DRAFT - 06/04/2013] Page V-21

24 1. Private Frontage Standards, General. Article V. District/Zone Regulations a. Landscaping within private frontage zones in T 4M, T 5 and T 6, if provided, shall be in the form of containers and/or planter boxes in scale and consistent with the building mass and architecture. Private frontage zones in T 3 and T 4R or in front of uses that do not require pedestrian interaction along the façade (e.g. offices, hotels, multifamily) may be landscaped with a combination of intermediate trees, palms, shrubs, vines and/or ground covers. b. In addition to the encroachments listed in Table V 5, cantilevered balconies, bay windows, and roof overhangs are allowed to encroach into the private frontage zone. c. Street furniture such as benches, trash receptacles, and/or bicycle racks may be installed within the private frontage zone. d. Outdoor cafes are permitted in conjunction with private frontages subject to meeting the standards of Section e. Elements within the private frontage zone (landscaping and architectural features) must comply with the vision triangle requirements. 2. Standards for storefronts, awnings and canopies. a. Storefront doors shall not be recessed more than 5 feet from the front façade. If the doors are recessed more than 3 feet, angled walls leading to the door are recommended to promote the visibility of the entrance. b. Awnings and canopies shall not cover architectural elements such as cornices or ornamental features. c. High gloss or plasticized fabrics and aluminum are not allowed for awnings. d. Backlit awnings are not allowed in T 3, T 4R and T 4T zones. e. Awning should be at minimum match the width of the window or door opening and shall be in keeping with the character of the building. 3. Standards for galleries and arcades. a. Along storefront streets, gallery/arcade openings shall correspond to storefront entrances. b. Galleries may be one (1) or two (2) stories. c. Arcades and galleries must have consistent depth along a frontage. 4. Standards for forecourts. a. Forecourts shall be paved and enhanced with landscaping. b. Forecourts are not intended to be covered; however, awnings and umbrellas are allowed and encouraged. 5. Standards for stoops and porches. a. Stoops must correspond directly with the building entry. b. Porches may be one (1) or two (2) stories. c. Porches shall be open and not air conditioned to be allowed to encroach into the private frontage zone. [DRAFT - 06/04/2013] Page V-22

25 Section Transect Zone Supplemental Standards Article V. District/Zone Regulations A. Street Standards Streets are intended for use by vehicular and pedestrian traffic and to provide access to lots and open spaces, and shall be designed in context with the urban form and desired design speed of the Transect Zones through which they pass. Infill development and redevelopment on sites fronting on existing streets shall not be required to reconfigure the street to meet the Travel Zone standards of this section, but shall be required to implement the Public Frontage Zone requirements. The Travel Zone standards contained in this section apply to the creation of new City public streets. The standards may also be used whenever an existing City street is reconfigured by the City or a developer. 1. Street Components The street system generally consists of the vehicular lanes, on street parking, bicycle lanes, curbs, landscape zone and sidewalk. The travel lanes, bicycle lanes and on street parking and curb make up the Travel Zone, while the landscape zone and sidewalk are classified as the Public Frontage Zone. Figure V 14depicts these components. In addition to the travel lanes and associated public frontages, a system of rear alleys or lanes serves as the primary means of vehicular ingress to individual lots. Figure V 14: Typical Components of a Street [DRAFT - 06/04/2013] Page V-23

26 2. Street Types The City of Gainesville regulating plan depicts the following types of streets: Avenues, Principal Streets, Storefront Streets and Local Streets. Below is a detailed description of the function of each street type. Primary and secondary streets shall be determined based on the following street hierarchy, with storefront streets having the highest priority and local streets the lowest. a. Storefront Streets: Storefront Streets are intended to function at the highest level of pedestrian functionality rather than as auto centric throughways. Storefront Streets typically include on street parking. Storefront streets in Gainesville include segments of Main Street and SW 2 nd Avenue. b. Principal Streets: Principal streets carry high volumes of through traffic, but include less pedestrian traffic than storefront streets. Principal Streets should be designed to include both on street parking and bike lanes. Bump outs interspersed with on street parking facilitate pedestrian crossing from one side of the street to the other. Typical Principal street types include segments of NW 6 th Street, NW 13 th Street, Depot Avenue, and SE 2 nd Avenue. c. Urban Walkways: An Urban Walkway is a pedestrian/bicycle pathway that serves to improve pedestrian/bicycle connectivity, delineate blocks and provide for expanded pedestrian space. They may also be used to reserve land for future roadways. d. Avenues: Avenues are roadways that carry high volumes of through traffic with limited pedestrian activity and slightly higher vehicular speeds than Principal, Storefront and Local streets. The design of the Avenue may include on street parking, but at a minimum should include bike lanes. If parking is provided, bump outs should be used to shorten the distance for pedestrians trying to cross the street. Typical Avenue street types include segments of Waldo Road, SW 34 th Street and NW 13 th Street. [DRAFT - 06/04/2013] Page V-24

27 e. Local Streets: Local Street types make up the vast majority of the street types within the transect zones. These roadways are intended to have slow speeds (may contain traffic calming devices) and provide the predominant connection between residential areas and the downtown core/commercial districts. In most cases, Local Streets should be designed with informal (un striped) on street parking and no bike lanes. Due to the low speeds, bicycle and vehicular traffic shares the right of way. f. Alleys: The regulating plan does not show any rear alleys, but they are encouraged to be preserved or established in conjunction with new development and redevelopment. 3. Street Requirements Any new streets, alleys or urban walkways proposed as part of a new development shall be constructed at the expense of the owner/developer. As new City streets are built or existing streets are rebuilt (excluding maintenance and repair), their design shall conform to the dimensional standards listed in Table V 6 and the following standards: a. All streets shall terminate at other streets, in order to form a network. Therefore, cul de sac streets are not permitted. Internal streets and driveways shall connect wherever possible to those on adjacent sites. b. A system of joint use driveways and cross access easements shall be established between abutting nonresidential sites (including mixed use sites). The site design shall incorporate the following: i. Stub outs and other design features to make it visually obvious that the abutting properties will be tied in to provide cross access via a service drive; ii. A unified access and circulation system that includes coordinated or shared parking areas, wherever feasible. [DRAFT - 06/04/2013] Page V-25

28 c. Corner curb radii should be between 9 ft. for storefront streets, local streets and alleys, and 15 ft. for principal streets and avenues. Corner radii and clear zones shall be created within the vision triangle established using AASHTO standards. d. Urban walkways must be a minimum of 31 feet wide and may be designed with a single or divided path. The single path shall be at least 10 feet wide. If a split path is proposed, one path shall be at least 8 feet wide. Unpaved areas in an Urban Walkway must be landscaped and may contain stormwater facilities. Urban Walkways may contain benches, fountains, outdoor cafes or other outdoor uses as long as a minimum sidewalk width as specified above is maintained. Cross sections for Urban Walkways must be submitted as part of a required Circulation Plan or as part of a development plan when a Circulation Plan is not required. The cross section must illustrate paved areas, landscape areas, and any outdoor uses. The total width and cross section of Urban Walkways are subject to review and approval by the City. [DRAFT - 06/04/2013] Page V-26

29 Table V 6: Recommendedd Standards for New Streets Design Speed Streett Classification (mph) AVENUE No on street parking 40 Parallel parking parking 25 PRINCIPAL No on street parking 35 Parallel parking parking 25 STOREFRONT Parallel parking parking 25 LOCAL IN T 3 Parallel pkg. (marked) 20 Yield 4 (w/unmarked parking) 15 LOCAL IN ALL OTHER ZONES Parallel pkg. (marked) 20 REAR ACCESS Alley 1 way Alley 2 way Alley Yieldd 4 Urban Walkway NA Key: C = Curb RB = Ribbon Curb (12") P = Permitted = Not Permitted S = Lane shared with vehicles BL = Bicycle Lane Travel Lane ' 11 12' 12' 10' 12' ' 12 e s 30 Bicycle Facility 2 BL (6 ) BL (5 ) S BL (6 ) BL (5 ) S S or BL S S S S (5 ) Parking Space Width 3 NA 8 18' NA 8' 18' 8' 18' Curb Figure V 15: Yield Street C C C C C RB RB RB RB Table V 6 FOOTNOTES: 1 Lane dimensions shall be measured to the face of the curb. Where noo curb and gutter is provided, the lane dimension shall be to the edge of the asphalt. 2 Bicycle lanes shall be provided in areas designated by the City s Bicycle Master Plan.. 3 Measured perpendicular from the edge of curb. 4 A yield streett uses a single lane l for 2 way traffic (see Figure V 15). [ DRAFT - 06/04/2013] Page V-277

30 B. Location of Parking Facilities 1. Surface parking lots shall be located in the rear of the lot, behind the building. A portion of the parking area may be located to the side of the building as long as the minimum building frontage requirements are met. However, no surface parking area shall extend more than fifty (50) percent of the development site or seventy (70) feet along any street frontage, whichever is less, without a building, structure or park interrupting the parking frontage. 2. Surface and structure parking areas shall be accessed from rear alleys or rear lanes (see Figure V 16), where available, from an adjacent property (shared use agreement necessary) (see Figure V 17), or from a secondary street (see Section A for street hierarchy). Vehicular access from a primary street will only be allowed in the absence of the three options mentioned above. 3. Any parking areas located along a public street, alley or urban walkway shall be screened from street view by a garden wall. Figure V 16: Site Access Recommended Figure V 17: Shared Parking. Permissible Prohibited 4. Parking structures located along storefront streets must be concealed by liner buildings, which may be attached or detached from the parking structure (see Figure V 18). The liner building shall have a minimum height of 2 stories or 34 feet and a minimum depth of thirty (30) feet along the entire length of the parking structure. [DRAFT - 06/04/2013] Page V-28

31 Figure V 18: Parking Structures and Liner building along Storefront Street 5. Parking structures located along principal streets must be concealed by liner buildings, which may be attached or detached from the parking structure, or may be incorporated into the parking structure (see Figure V 19). Figure V 19: Parking Structures and Liner Buildings along Principal Street 6. Liner buildings are not required along other streets (Figure V 20). However, any portion of a parking garage that is not concealed behind a liner building shall be screened to conceal all internal elements such as plumbing pipes, fans, ducts and lighting. Ramping should be internalized wherever possible. Exposed spandrels shall be prohibited. Figure V 20: Parking Structures along Other Streets 7. Parking structures shall meet setback, height, façade articulation and glazing standards applicable to the transect zone, but are exempt from the minimum floor to ceiling height requirement and the private frontage zone requirements of Section I. The private frontage zone shall be landscaped (see Figure V 20). [DRAFT - 06/04/2013] Page V-29

32 e s C. Building Massing Large building volumes shall be divided to appear as smaller volumes grouped together. Volume breaks may be achieved by volume projections and recesses, and varying heights and roof lines. Therefore, building facades shall not exceed sixty (60) feet along a street frontage without providing a substantial volume break such as a volume recess, a tower or bay, or an architecturally prominent public entrance (Figure V 21). The recesses and projections shall have a minimum depth of threee (3) feet. Figure V 21: Building Massing D. Facade Articulation The standards contained in this section apply to multi family,, non residential and mixed use buildings. Buildings within a historic district are also subject to historic preservation design standards. In the case of a conflict between regulations, the most restrictive shall apply. The parts that make up a building façade are key elements for defining the public realm (street space). The façade design standards contained in this section are not intended to regulate style or appeal. The purpose of these standards is to ensure facades are designed to: Reduce the mass/scale and uniform monolithic appearance of large unadorned walls by requiringg architectural detail; In the case of commercial and public buildings, ensure the building facades are inviting; and, Increase public safety by designing buildings that provide human surveillance of the street. Building facades along public streets shall maintain a pedestrian scale and integrate the public and private spaces using architectural elements as follows: 1. Façades shall not exceed twenty (20) horizontal feet and ten (10) vertical feet without including at least one (1) of the following elements: Arcade, gallery or stoop. Complementary changes in materials or texture. 2. Architectural treatments on the façade, such as cornices or expression lines, shall be continued around the sides of the building.. 3. Building elevations (secondary/interior side façades) shall have the same color and materials as the facade. [ DRAFT - 06/04/2013] A window or door Awning, canopy or marquee. An offset, column, reveal, void, projecting rib, band, cornice, or similar element with a minimum depth of six ( 6) inches. Figure V 22: Façade Elements Projections & Recesses Arcade Expression line Change in materiall Page V-300