proposed Plan In order to slow and better control traffic flow, the proposal would re-configure the streets coming into Willow Glen by upgrading Jordan Road to a limited boulevard with a wide planted median, and by turning Jewett Road to meet Old Seneca Turnpike at a 90-degree angle. By widening the right-of-way along Jordan Road for the insertion of a linear park, the existing homes and commercial buildings will have a presence on the street and add definition to the public space. At the newly configured intersection, a series of mixed-use buildings add spatial definition to a new square. A market pavilion and a willow tree denote the center of activity and create an identity for the neighborhood. 0 200 400 600 800 1000 Strategies for Sustainable Skaneateles 75
Willow Glen (right) Existing Aerial View courtesy BING.com (below) Proposed Aerial View 76 Hamlet Master Plans
0 40 80 120 160 200 (above) Street Elevation and Plan Detail Strategies for Sustainable Skaneateles 77
Mottville Existing Conditions The hamlet of Mottville at the crossroads of Jordan Road and Mottville Road is one of the older settlements in Skaneateles. Currently, there exists a collection of detached housing with an emporium and post office at the center. The Mottville volunteer fire department is found to the south on Frost Street, and the main Welch Allyn plant is located about one half of a mile to the east. One of the biggest assets of Mottville is its direct access to the Charlie Major Nature Trail. railroad street mottville road jordan road Existing Building Removed Building Proposed Building Civic Building Water Constructed Wetlands Receiving Area Boundary Existing Hamlet Boundary Watershed Boundary 1/4 Mile Walking Radius 78 Hamlet Master Plans
proposed Plan The proposal for Mottville is relatively limited in scope. Several sites for infill were targeted, both for mixeduse buildings and detached residences. A new church is proposed on the site of a former church where Church Street meets Jordan Road. An extension of the Charlie Major Trail is proposed, to follow the creek north towards the hamlet of Skaneateles Falls. 0 200 400 600 800 1000 Strategies for Sustainable Skaneateles 79
Mottville (right) Existing Aerial View courtesy BING.com (below) Proposed Aerial View 80 Hamlet Master Plans
0 40 80 120 160 200 (above) Street Elevation and Plan Detail Strategies for Sustainable Skaneateles 81
Skaneateles Falls Existing Conditions Skaneateles Falls is an existing hamlet located along Skaneateles Creek on the northwest side of the Town of Skaneateles. On otherwise sparsely populated parcels of land, it is occupied by some of the Town s major employers, including General Electric, Honeywell and Welch Allyn, largely isolated from each other and from hamlet residences. Historically, St. Bridget Church and Skaneateles Union School existed on the eastern side of the neighborhood, and although the buildings still exist, they have been adapted for different uses. philips street stump road school street jordan road Existing Building Removed Building Proposed Building Civic Building Water Constructed Wetlands Receiving Area Boundary Existing Hamlet Boundary Watershed Boundary 1/4 Mile Walking Radius 82 Hamlet Master Plans
proposed Plan The main goals of the proposal are first to create a stronger identity for this well-established community; and second, to promote housing---across a greater range of household income levels---within walking distance of the large industrial campuses. Our proposal includes a public plaza lined with mixed-use buildings anchored by a creek-side pavilion to the west and the re-occupied church to the east. The new dwelling units will be within walking distance of several active and passive recreational parks, as well as employment, retail, and civic uses. Linking Skaneateles Falls to the other Jordan Road hamlets via a creek walk will provide an alternative path to the Village and a recreational escape into nature. 0 200 400 600 800 1000 Strategies for Sustainable Skaneateles 83
Skaneateles Falls (right) Existing Aerial View courtesy BING.com (below) Proposed Aerial View 84 Hamlet Master Plans
0 40 80 120 160 200 (above) Street Elevation and Plan Detail Strategies for Sustainable Skaneateles 85
Skaneateles Falls Proposed Perspective Looking East from Pavillion towards Plaza and Church 86 Hamlet Master Plans
(right) Existing Aerial View courtesy BING.com (below) Proposed Aerial View Strategies for Sustainable Skaneateles 87
chapman road hoyt road foster road Shepard Settlement Existing Conditions Shepard Settlement is a rural residential community located on the northeastern part of the Town of Skaneateles. With the cemetery---at the intersection of Stump and Foster Roads ---at its heart, the community of Shepard Settlement traces its history to the early nineteenth century. However, while the land has been traditionally occupied by farms and forests, Shepard Settlement in recent years has become a site of limestone and gravel mining. Currently, Shepard Settlement is not designated as a hamlet; its residences are sparesely distributed and lack a proper core. stump road Existing Building Removed Building Proposed Building Civic Building Water Constructed Wetlands Receiving Area Boundary Watershed Boundary 1/4 Mile Walking Radius 88 Hamlet Master Plans
proposed Plan To densify the core of Shepard Settlement, a new mixeduse public square adjacent to the cemetery and fronted by a new church is proposed at the center of a more tightlyknit hamlet. Neighborhood residents will also benefit from the natural preserve called Cat Hollow, which is within easy walking distance. 0 200 400 600 800 1000 Strategies for Sustainable Skaneateles 89
Shepard Settlement (right) Existing Aerial View courtesy BING.com (below) Proposed Aerial View 90 Hamlet Master Plans
0 40 80 120 160 200 (above) Street Elevation and Plan Detail Strategies for Sustainable Skaneateles 91
Mandana Existing Conditions Mandana is a hamlet located on the southwestern part of the Town of Skaneateles. While Mandana has a prime location alongside Skaneateles Lake, views of the lakefront are somewhat obstructed by the existing boat launch and boat storage houses. Currently, the Mandana Inn is the only commercial activity serving the needs of the hamlet residents. Despite the official status of Mandana as a hamlet, housing is sparsely distributed and without a proper hamlet boundary, discouraging the establishment of a walkable and sustainable hamlet neighborhood. state route 359 west lake road Existing Building Removed Building Proposed Building Civic Building Water Constructed Wetlands Receiving Area Boundary Existing Hamlet Boundary Watershed Boundary 1/4 Mile Walking Radius 92 Hamlet Master Plans
proposed Plan Along the lakefront, we propose a public green with a pavilion and upper-end residential rowhouses with views to the lake. We also propose two new architecturally appropriate boat storage houses for the north and south sides of the public green, to replace existing boathouses. Opposite the existing Mandana Inn, we propose one new civic building and two mixed-use buildings for the other corners at the intersection of West Lake Road and Lacy Road, to serve Skaneateles residents and tourists. 0 200 400 600 800 1000 Strategies for Sustainable Skaneateles 93
Mandana (right) Existing Aerial View courtesy BING.com (below) Proposed Aerial View 94 Hamlet Master Plans
0 40 80 120 160 200 (above) Street Elevation and Plan Detail Strategies for Sustainable Skaneateles 95
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Form-Based Code (partial) General notes and specifications The Rural-to-Urban transect regulating plans sample code pages Sample street types Strategies for Sustainable Skaneateles 97
General Notes and Specifications Building Heights: 1) Heights should be measured relative to the front face of buildings. 2) There are minimum and maximum story heights. Building Use: 1) Typical building uses are indicated. Generally, what is not forbidden is permitted, and a mix of uses is encouraged. 2) Accessory buildings must be owned by the same person or persons who own the primary building, and either the accessory building or the primary building must be owner-occupied. Building Location: 1) Buildings shall be set on lots relative to the property lines. 2) Facades at the front and rear of lots are shown as set-back or build-to lines as indicated. 3) The sides of primary buildings are shown as set-back or build-to lines as indicated. 4) Balconies, open porches and stairs are permitted within site constraints as indicated. Parking: 1) Off-street parking shall be provided as indicated. 2) Any front-loaded off-street parking space must be accessed by a driveway located parallel to a side lot line. 3) Trash pick-up shall occur within the parking areas at the rear of all lots with alleys, or at street curbsides for lots with no alleys. Miscellaneous Notes: 1) Any lot line abutting a street shall be considered a front. 2) Where possible, above ground utilities shall be located or relocated underground or to interior block locations as part of proposed street improvements. 98 Form Based Code
Strategies for Sustainable Skaneateles 99
The Rural-to-Urban Transect T-1 T-2 T-3 A Rural-to-Urban Transect is a diagram of human habitat describing the relationship of the rural environment to traditional urban environments. Rural Transect Zones (T1 and T2) designate areas generally not occupied by human settlements larger than family homesteads, and differentiate between natural landscapes (both untouched and preserved) and cultivated landscapes. Urban Transect Zones (T3 - T6) refer in turn to a range of human habitats that support human flourishing, within which human settlements are part of a sustainable ecosystem that includes both natural and cultivated landscapes. This range of human habitats, characterized as an Urban Transect, progresses from less dense human settlements (T-3) to more dense human settlements (T-6), with each urban Transect Zone denoting a walkable and mixed-use human environment including many if not all of the necessities and normal activities of daily life within a five-to-ten-minute walk for persons of all ages and economic classes. T-4 T-5 T-6 The American Transect by Duany Plater-Zyberk & Company / James Wassell; www.transect.org 100 Form Based Code
T-1 Natural General Character: Natural landscape Building Location: Not Applicable Frontage Types: Not Applicable Typical Building Height: Not Applicable Type of Civic Space: Parks, greenways T-2 Rural General Character: Primarily agricultural with woodland, wetland, and scattered buildings. Building Location: Variable setbacks Frontage Types: Not applicable Typical Building Height: 1 to 2 story Type of Civic Space: Parks, greenways T-3 Suburban General Character: Lawns and landscaped yards surrounding detached single-family houses and outbuildings in pedestrian network of streets and blocks Building Location: Variable front and side yard setbacks Frontage Types: Porches, fences, naturalistic tree planting Typical Building Height: 1 to 2 story with some 3-story Type of Civic Space: Parks, greenways T-4 General Urban - Detached General Character: Mix of single family and multi-family house types, some with commercial activity; predominantly detached buildings; balanced between landscape and buildings, pedestrian network of streets and blocks Building Location: Shallow to medium front and side yard setbacks Frontage Types: Porches, fences, steps and dooryards Typical building height: 2 to 3 story Type of Civic Space: Parks, greens, squares, plazas T-4.1 General Urban - Attached General Character: Mix of townhouses and small apartment buildings some with commercial activity; predominantly attached buildings; pedestrian network of streets and blocks Building Location: Zero to shallow front yard setbacks, zero side setbacks to mid-lot depth Frontage Types: Stoops, steps and dooryards Typical Building Height: 2 to 3 story Type of Civic Space: Parks, greens, squares, plazas T-5 Urban Center - Traditional General Character: Mixed-use building types with shops, residences, business, and offices; predominantly attached buildings; trees within the public right-of-way; substantial pedestrian presence in pedestrian network of streets and blocks Building Location: No front setback, shallow side setbacks beyond zero side setbacks toward front of lot Frontage Types: Shopfronts, galleries Typical Building Height: 2 to 3 story with some variation Type of Civic Space: Parks, greens, squares, plazas T-5.1 Urban Center Gateways I General Character: Commerical and mixed-use building type with shops, residences, businesses, and offices; predominantly detached buildings; trees within the public right-of-way; automobile-oriented businesses Building Location: Shallow front and side setbacks beyond zero side setbacks Frontage Types: Shopfronts, stoops, galleries Typical Building Height: 2 to 3 story with some variation Type of Civic Space: Parks, greens, squares, plazas; boulevard median landscaping T-5.2 Urban Center Gateways II General Character: Commerical and mixed-use building type with shops, residences, businesses, and offices; predominantly detached buildings; trees within the public right-of-way; automobile-oriented businesses Building Location: Shallow front and side setbacks beyond zero side setbacks Frontage Types: Shopfronts, stoops, galleries Typical Building Height: 2 to 3 story with some variation Type of Civic Space: Parks, greens, squares, plazas; boulevard median landscaping Special District General Character: Dedicated-use Schools and industrial Building Placement: Varies Frontage Types: Varies Typical Building Height: Varies Type of Civic Space: Varies Strategies for Sustainable Skaneateles 101
Regulating Plans Conventional zoning codes are based primarily on the separation of uses into distinct categories or zones. The current Skaneateles Town code has five such zones, including Rural Residential (RR) and Highway Commercial (HC). This separation of uses promotes dispersed, lowdensity growth, i.e. sprawl. Furthermore, conventional zoning makes new mixed-use and walkable neighborhoods based on the scale and character of historic patterns found in Skaneateles effectively illegal. An alternative to this system of use-based zoning is the adoption of a regulating plan and a form-based code. Such documents are based upon the idea of a rural-to-urban transect. Arising from a belief that human beings flourish in a variety of habitats, a rural-to-urban transect proposes a range of such habitats, called Transect-zones (see previous pages). A regulating plan is a document that supports an overall master plan vision; it identifies the specific T-zone and page of form-based code applicable to a particular building lot. Civic Space-zones and Civic Building-zones are identified in addition to the various T-zones, and together constitute the regulating plan. In turn, a form-based code is one that regulates building based on density and building type rather than use. Specific code pages related to each Transect-zone indicated on the regulating plan identify the characteristics of the buildings permitted within that T-zone: e.g., the building type; whether it is attached or detached from its neighboring buildings; its setback from front, side, and rear property lines; its number of allowable stories; its conditions for ancillary buildings; any requirements for off-street parking; et cetera. The proposed regulating plans for the Town and Village of Skaneateles on the following page promote a variety of walkable mixed-use neighborhoods. T-1 Natural T-2 Rural (Constructed Wetlands) T-3 Sub-Urban T-4 General Urban (Detached) T-4.1 General Urban (Attached) T-5 Urban Center (Traditional) T-5.1 Urban Center (East Gateway) T-5.2 Urban Center (West Gateway) Special District Civic Buildings Civic Space: Squares/Parks 102 Form Based Code
Village (Option C) Willow Glen Mottville Mandana Skaneateles Falls Shepard Settlement 0 600 1200 1800 2400 3000 Strategies for Sustainable Skaneateles 103
Sample Code Pages - I T-4: Type I-General Urban Detached Single Family Building Height & UsE Height: T-4 Type I buildings shall have a maximum of three (3) stories, not including a basement or an attic, with an optional tower. An optional ancillary building may be one (1) or two (2) stories in height and shall not exceed the height of the primary building. First floor height shall not exceed six (6) feet above grade. UsE: This is a residential building type, but other uses are permitted that are not forbidden (see full code for list of forbidden uses). Third Floor Second Floor First Floor 2nd Fl. 1st Fl. Building location 20 20 Corner Block Lots T-4 Type I buildings shall be built to a build-to line twenty (20) feet back from the front property line. Corner lots shall have a ten (10) foot setback on the long property frontage; a five (5) foot setback on the side property line; and a twenty (20) foot rear setback. Stairs and porches and upper floor bay windows and balconies may project beyond the front build-to-line, but may not encroach on the side or rear-yard setbacks. There shall be a maximum lot coverage of 60%, including ancillary building. Ancillary building must have a minimum of 40 feet setback from the front property line. Ancillary building must follow the side setbacks for the main house, and have a three (3) foot rear setback requirement. 10 5 5 Primary Building Primary Building Ancillary Building Ancillary Building 3 Mid Block Lots T-4 Type I buildings shall be built to a build-to line twenty (20) feet back from the front property line. Mid-block lots shall have a five (5) foot side set back and a twenty (20) foot rear setback. Stairs and porches and upper floor bay windows and balconies may project beyond the front build-to-line, but may not encroach on the side or rear-yard setbacks. There shall be a maximum lot coverage of 60%, including ancillary building. Ancillary building must follow the side setbacks for the main house, and have a three (3) foot rear setback requirement. 20 Parking Requirement T-4 Type I lots shall have a minimum of one off-street parking space per dwelling unit, including ancillary building. No location specifically designated for parking is required, but parking and ancillary building must be accessed from a driveway. 104 Form Based Code
building function Residential Lodging Office Retail Building Height Principle Building outbuilding Lot occupation Lot Width Lot Coverage Building Location Front Side Rear allowed allowed Allowed allowed Where Not forbidden(ground Floor Only) 3 Stories Maximum 2 Stories Maximum (Not to exceed Height of Primary Building) Varies 60% Maximum 20 foot Build-To-Line 5 foot Setback 20 foot Setback Strategies for Sustainable Skaneateles 105
Sample Code Pages - II T-4: Type II-General Urban Detached multi-family building Building Height & Use Height: T-4 Type II buildings shall be a minimum of two (2) stories and a maximum of three (3) stories tall, plus an optional tower.an optional ancillary building may be one (1) or two (2) stories in height and shall not exceed the height of the primary building. First floor height shall not exceed six (6) feet above grade. Third Floor Second Floor First Floor 2nd Fl. 1st Fl. Use: This is a residential building type, but home offices are permitted. No more than six (6) dwelling units permitted, including ancillary building. Building location 10 20 20 Corner Block Lots T-4 Type II buildings shall be built to a build-to line twenty (20) feet back from the front property line. Corner lots shall have a ten (10) foot setback on the long property frontage; a five (5) foot setback on the side property line; and a twenty (20) foot rear setback. Stairs and porches and upper floor bay windows and balconies may project beyond the front build-to-line, but may not encroach on the side or rear-yard setbacks. There shall be a maximum lot coverage of 70%, including ancillary building. Ancillary building must have a minimum of 40 feet setback from the front property line. Ancillary building must follow the side setbacks for the main house, and have a three (3) foot rear setback requirement. 5 5 Primary Building Primary Building Ancillary Building Ancillary Building 3 Mid Block Lots T-4 Type II buildings shall be built to a build-to line twenty (20) feet back from the front property line. Mid-block lots shall have a five (5) foot side set back and a twenty (20) foot rear setback. Stairs and porches and upper floor bay windows and balconies may project beyond the front build-to-line, but may not encroach on the side or rear-yard setbacks. There shall be a maximum lot coverage of 70%, including ancillary building. Ancillary building must follow the side setbacks for the main house, and have a three (3) foot rear setback requirement. 20 Parking Requirement T-4 Type II lots shall have a minimum of one off-street parking space per dwelling unit, including ancillary building. No location specifically designated for parking is required, but parking and ancillary building must be accessed from a driveway or alley. 106 Form Based Code
building function Residential Lodging Office Retail Building Height Principle Building outbuilding Lot occupation Lot Width Lot Coverage Building Location Front Side Rear allowed allowed Allowed allowed Where Not Forbidden (Ground Floor Only) 3 Stories Maximum 2 Stories Minimum 2 Stories Maximum (Not to exceed Height of Primary Building) Varies 70% Maximum 20 foot Build-To-Line 5 foot Setback 20 foot Setback Strategies for Sustainable Skaneateles 107
Sample Code Pages - III T-5: Type I-Urban Center Attached mixed-use building Building Height & Use Height: T-5 Type I buildings shall have a minimum of two (2) and a maximum of three (3) stories, plus optional roof occupancy or a tower. Entrances to T-5 Type I buildings shall be from the front and be located at grade. Overall height of buildings shall be a minimum of twenty-four (24) feet from grade level to top of cornice or to roof eaves. Third Floor Second Floor First Floor Use: Retail and office only are permitted on the ground floor of buildings, with residences and/or offices above. Building location Corner Block Lots T-5 Type I buildings shall be built to a build-to line zero (0) feet back from the front property line to a minimum depth of sixteen (16) feet and a maximum depth of twenty four (24) feet with a three (3) foot side yard setback thereafter. Long side frontage not edged by buildings shall be edged by a masonry wall and/or wrought iron fence, not less than five (5) feet and not more than six (6) feet in height. There shall be a twenty (20) foot rear setback. Maximum four (4) foot projection over the front build-to line permitted for awnings and upper floor balconies. Outbuildings are not permitted. There shall be a maximum lot coverage of 75%. Primary Building Primary Building 3 3 Mid Block Lots T-5 Type I buildings shall be built to a build-to line zero (0) foot back from the front property line, and to the side property line to a minimum depth of sixteen (16) feet to a maximum depth of twenty-four (24) feet, with a three (3) foot side yard setback thereafter. There shall be a twenty (20) foot rear setback. Maximum four (4) foot projection over the front build-to line permitted for awnings and upper floor balconies. Outbuildings are not permitted. There shall be maximum lot coverage of 75%. Parking Requirement T-5 Type I buildings shall have one parking space per dwelling unit; or one parking space per ten (10) feet of building frontage; to be located in the required twenty (20) foot rear seback; or may be waived as part of a shared midblock parking arrangment. 16-24 20 108 Form Based Code
building function residential Lodging Office Retail Building Height Principle Building Outbuilding Lot occupation Lot Width Lot Coverage Building Location Front side Rear allowed (Above Ground Floor) allowed (Above Ground Floor) Allowed allowed (Ground Floor Only) 3 Stories Maximum 2 Stories Minimum N/A Varies 75% Maximum 0 Build-To/Minimum Depth of 16 feet 3 foot Setback Beyond 24 feet 20 foot Setback Strategies for Sustainable Skaneateles 109
Sample Code Pages - IV T-5: Type II-Urban Center Attached multi-family Building Building Height & Use Height: T-5 Type II buildings shall have a minimum of two (2) and a maximum of three (3) stories, plus optional roof occupancy or a tower. First floor shall not be more than six (6) feet above grade, and entrance to such buildings shall be at grade. Overall height of buildings shall be a minimum of twenty-eight (28) feet from grade level to top of cornice or to roof eaves. 6 Max. Third Floor Second Floor First Floor Basement Use: Residences up to twelve (12) dwelling units. Home offices permitted. Building location Corner Block Lots T-5 Type II buildings shall be built to a build-to line zero (0) feet back from the front property lines to a minimum depth of sixteen (16) feet and a maximum depth of 24 feet with a three (3) foot sideyard setback thereafter. Long side frontage not edged by buildings shall be edged by a masonry wall and/or wrought iron fence, not less than five (5) feet and not more than six (6) feet in height. There shall be a twenty (20) foot rear setback. Maximum four (4) foot projection over the front build-to line permitted for bay windows and balconies on the upper floors. Outbuildngs are not permitted. There shall be a maximum lot coverage of 75%. 16-24 Primary Building Primary Building 3 3 Mid Block Lots T-5 Type II buildings shall be built to a build-to line zero (0) feet back from the front property line, and to the side property line to a minimum depth of sixteen (16) to twenty-four (24) feet, with a three (3) foot sideyard setback thereafter. There shall be a twenty (20) foot rear setback. Maximum four (4) foot projection over the front build-to line permitted for bay windows and balconies on the upper floors. Outbuildings are not permitted. There shall be maximum lot coverage of 75%. Parking Requirement T-5 Type II buildings shall have no minimum off-street parking requirements other than the twenty (20) foot zone required at the rear of the lot. 20 20 110 Form Based Code
building function Residential Lodging Office Retail Building Height Principle Building Outbuilding Lot occupation Lot Width Lot Coverage Building Location Front side Rear allowed not Allowed Allowed (Home Offices Only) not Allowed 3 Stories Maximum, 2 Stories Minimum N/A Varies 75% Maximum 0 Build-To/Minimum Depth of 16 feet 3 foot Setback Beyond 24 feet 20 foot Setback Strategies for Sustainable Skaneateles 111
Sample Code Pages - V T-5.1: Type I-Urban Center Detached mixed-use Building Third Floor Building Height & Use Second Floor First Floor 2nd 1st Height: T-5.1 Type I buildings shall have a minimum of one (1) and a maximum of three (3) stories, plus optional tower. Overall height of buildings shall be a minimum of fifteen (15) feet from grade level to top of cornice or to roof eaves. Optional ancillary buildings may be one (1) or two (2) stories in heigh, but shall not exceed the height of the primary building. 15 15 Primary Building 25 Ancillary Building Use: Retail or office only are permitted on the ground floor. Residences and offices are permitted above. In ancillary buildings, additional retail space or storage space for the primary building is permitted on the ground floor, with offices only permitted above. 8 8 Building location Ancillary Building Corner Block Lots T-5.1 Type I buildings shall have a fifteen (15) foot buildto line to the front property line with an eight (8) foot side setback and twenty-five (25) foot rear setback. Porches may project ten (10) feet and upper floor balconies may project four (4) feet from the front build-to line, but may not encroach on side or rear yard setbacks. Ancillary buildings are optional, but may not be larger in footprint than the primary building and must be located a minimum of five (5) feet from the rear lot line. Maximum lot footprint coverage is 50%, including ancillary buildings. Primary Building 25 Mid Block Lots T-5.1 Type I buildings shall have a fifteen (15) foot buildto line with eight (8) foot sidebacks and a rear setback of twenty-five (25) feet. Porches may project ten (10) feet and upper floor balconies may project four (4) feet from the front build-to line, but may not encroach on side or rearyard setbacks. Ancillary buildings are optional, but may not be larger in footprint than the primary building and must be located a minimum of five (5) feet from the rear lot line. Maximum lot coverage is 50%, including ancillary buildings. Parking Requirement T-5.1 Type I buildings shall have a minimum of six (6) off-street parking spaces per lot, located to the rear of the primary building. 112 Form Based Code