[Ord. No. 6734, 1-11-2022[1]]
A.
The Northeast Downtown Overlay Zoning District (hereinafter known
in this Article as the "NDO Overlay Zoning District") applies to selected
blocks in the northeast area of downtown Clayton which have been identified
as pedestrian-friendly retail and entertainment areas. The area encompassed
by this District is the heart of commercial and service activities,
along with residential, entertainment and office land uses. Buildings
in this area are pedestrian friendly and built to human scale at the
street level. The Northeast Downtown Overlay Zoning District standards
coupled with the use of City-adopted design standards will preserve
the ambiance of this area of the City and provide redevelopment opportunities
that align with the vision for this area as set forth in the Downtown
Master Plan.
B.
C.
Exceptions. The development standards set forth in this Section shall
not apply to the following:
1.
Accessory structures located behind the primary building, which
are one (1) story or less in height and one hundred fifty (150) square
feet of gross floor area or less, as measured from exterior walls.
2.
Alterations and improvements that do not meet the requirements specified in Section 410.075(B)(2).
[1]
Editor's Note: This ordinance repealed former Art. III, CBD
Core Overlay Zoning District, which derived from Ord. No. 5814 §§ 3a.1
through 3a.12, 4-27-2004; Ord. No. 6025 § 1, 8-12-2008.
[Ord. No. 6734, 1-11-2022]
A.
The Northeast Downtown Overlay Zoning District applies to select
blocks in the northeast area of the downtown and includes the following
properties:
1.
Beginning at the center of the intersection of Forsyth Boulevard
and North Brentwood Boulevard, then northerly to the centerline of
Maryland Avenue then easterly to the east property boundaries of 7750
Maryland Avenue then southerly along the east property line of 7750
Maryland Avenue then westerly along the south property line of 7740
Forsyth Avenue and 10 North Bemiston Avenue, then across Forsyth Boulevard,
continuing south along the east property line of 7740 Forsyth Boulevard
then westerly along the south property lines of 7740 Forsyth Boulevard
and 12 South Bemiston Avenue to the centerline of South Bemiston Avenue,
then southerly to the centerline of Carondelet Avenue, then westerly
to the centerline of South Central Avenue, then northerly to the centerline
of Forsyth Boulevard, then westerly to the centerline of North Brentwood
Boulevard, see Figure 1 below.
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[Ord. No. 6734, 1-11-2022]
These regulations shall supersede or supplement, as applicable,
the regulations of the underlying base zoning district. Where conflict
results between the regulations of the overlay district and the provisions
of the underlying base zoning district, the provisions of the overlay
district shall control. Although not encouraged, through the action
of rezoning to a planned unit development these regulations may be
modified, provided the PUD zoning regulations are more restrictive
than those found in this Section.
[Ord. No. 6734, 1-11-2022]
The uses permitted by right and by conditional use permit are listed in Section 410.130, Building Use Requirements.
[Ord. No. 6734, 1-11-2022]
[Ord. No. 6734, 1-11-2022]
The PUD application process includes a request for rezoning pursuant to the provisions of Chapter 405. A PUD rezoning must be completed concurrently with the approval process for the PUD Master Plan, the site development plan and the architectural plans.
[Ord. No. 6734, 1-11-2022]
A.
Building Placement. The following are form standard requirements
for building placement:
1.
Build-To Line (Figure 2). Build-to line refers to the specific
line at which the building facade will be placed, as measured from
the parcel boundary, and is required as follows:
C.
Lot Occupation. Lot occupation refers to the percentage of the build-to
line required to be built (see Figure 3).
1.
Primary Street: eighty-five percent (85%) minimum/one hundred
percent (100%) maximum.
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D.
Building Height And Massing. Building height refers to the height
of the building, measured in stories or feet, from the mean adjacent
grade to the eave or base of the parapet.
2.
Maximum Building Height (see Figure 5).
a.
Ten (10) stories or one hundred forty (140) feet.1
b.
Twenty-five (25) stories or three hundred (300) feet.2
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NOTES:
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1.
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For parcels located east of North Meramec Avenue, east of the
westernmost District boundary, and north of the service alley between
Maryland Avenue and Forsyth Boulevard (shown in red).
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2.
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For all other parcels (shown in violet).
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E.
Upper Floor Step-Back. Upper floor step-back refers to the setback
of upper stories, required above a specified building height.
1.
Forty (40) feet for all floors beginning above floor 6 (or eighty
(80) feet) for all frontages of North Central Avenue and South Central
Avenue (shown in red).
2.
Fifty (50) feet for all floors beginning above floor 6 (or eighty
(80) feet) for all frontages of Forsyth Boulevard (shown in pink).
3.
Sixty (60) feet for all floors beginning above floor 6 (or eighty
(80) feet) for all frontages of Maryland Avenue, east of North Central
Avenue (shown in blue).
4.
Seventy (70) feet for all floors beginning above floor 6 (or
eighty (80) feet) for all frontages of North Bemiston Avenue (shown
in yellow).
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F.
Finished Ground Floor Level. Finished ground floor level refers to
the elevation of the finished, occupiable ground floor above adjacent
grade.
1.
Zero (0) feet above adjacent grade.
[Ord. No. 6734, 1-11-2022]
A.
Building Facades.
1.
Building composition should clearly define and articulate the
building's different purposes, using building elements, treatments,
and architectural expression to define the various pieces that make
up the larger building.
2.
Facades longer than seventy (70) feet need to be varied into
smaller segments or apparent faces with building setbacks, recesses,
projections above the ground floor without compromising the base.
The "apparent face" is the length of a facade plane that is unbroken
by vertical changes in depth. Limiting this length reduces the perceived
bulk of a long building facade.
a.
Buildings with facades over seventy (70) feet wide must incorporate
wall projections or recesses, or changes in wall plane for two (2)
feet minimum depth, at least every seventy (70) feet.
b.
Vary the skyline of the facade by at least one (1) story, not
including towers, and/or include upper floor setbacks.
(1)
Thirty percent (30%) minimum of the length of the
skyline shall be varied by at least one (1) story.
c.
The roofline of a building shall not run in a continuous plane
for more than seventy (70) feet without changes in elevation. The
roofline must be broken up by providing articulations in the facade
of the building, change in the height of the roof, or change in color,
material, forms, etc.
3.
Design the building to reduce the real and perceived building
mass, including using the methods of mass variation and facade articulation.
A combination of both methods in building design is encouraged.
4.
Mass variation methods used should reduce the actual building
mass and scale while on average meeting the development standards
for building height. Methods used should modulate a building floor
or wall in a manner that creates a physical relief horizontally or
vertically in the building mass and architectural form.
a.
Facade articulation methods reduce the perceived building mass
by providing human-scale components and expressing horizontal and
vertical scale. These methods include accent lines, color and material
changes, and minor wall offsets.
(1)
Utilize minor wall offsets of up to two (2) feet.
b.
Upper floors should be distinguished from the building base.
Use varied geometry in upper floors and modulate and articulate facade
to reduce perceived building bulk.
(1)
Step-back upper floors to reduce visual impact
at the pedestrian scale, also permitting balconies in the step-back.
(2)
Nearly vertical roofs (A-frames) and piecemeal mansard roofs
(used on a portion of the building perimeter only) are prohibited.
(3)
Whenever possible, develop with smaller lot increments not to
exceed one hundred (100) feet in width.
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B.
Block Corner Articulation. The following are block corner articulation
requirements:
1.
Provide signature design elements at district gateways and on
prominent corners or intersections as landmarks.
2.
Establish block corners with architectural articulation that
relate to street activating uses.
3.
The full height of tall buildings may be expressed at corners,
to provide variation and increased verticality on buildings with tower
step-backs, or buildings may be chamfered or set back in plan to create
additional sidewalk space for outdoor program space.
4.
The prominent locations include the intersection of North Central
and Maryland Avenues; North Central and Forsyth Avenues; Bemiston
and Maryland Avenues; and corners adjacent to major public buildings.
C.
Building Base Articulation. The following building base articulation
standards shall be adhered to in the design of a building base:
1.
Vary base height up to the maximum height and/or between the
retail use and upper floors.
2.
Encourage two-story retail spaces. This variation should respond
to the street character and typical widths, heights, and modulation
of existing buildings to create a contextually sensitive and human-scaled
outdoor room.
3.
Design the base of the building to be sufficiently flexible
to accommodate a variety of store design options for future retail
tenants to use in expressing their brand identities.
4.
Utilize variations such as slight projections, setbacks, and
the use of canopies between different storefronts. Users should be
able to easily identify the number of retailers in a building from
a distance.
5.
Utilize horizontal architectural details such as cornices, continuous
balconies, frames, projections, and step-backs to differentiate the
retail floor(s) from upper floors.
6.
Utilize plane changes in the facade that create significant
vertical and horizontal breaks, and shadow lines on the facade. Architectural
projections as small as twelve (12) inches can be effective.
7.
Avoid overly long, continuous forms of weather protection along
the full building facade. This diminishes the visibility of individual
storefronts.
8.
Consider variation in building materials or color to add texture
to lower floors most visible to those at pedestrian level.
[Ord. No. 6734, 1-11-2022]
A.
The following shall govern the design for ground floor spaces designated
for retail, restaurant and entertainment uses:
1.
Retail, restaurant, and entertainment units shall be serviced
from the rear of the building (for deliveries, trash, and other services)
and shall have necessary mechanical, electrical, and plumbing (MEP)
building services.
2.
Units shall be designed to be rectangular where possible and
have a unit frontage width of no less than twenty (20) feet to no
more than thirty (30) feet and a width-to-depth ratio of 1:3.
3.
Entrances to units shall be provided at an interval of twenty
(20) feet to forty (40) feet.
4.
Seventy-five percent (75%) of ground floor frontage area shall
be fenestrated with windows and/or doors; the area shall be calculated
by multiplying the length of the ground floor facade by the height
of the ground floor facade.
5.
Single units shall not exceed forty (40) feet in width. Where
larger retail, restaurant, and entertainment units are planned they
should be constructed within an L-shaped unit, meeting the following
requirements:
a.
Provide a unit frontage width of twenty (20) feet to thirty
(30) feet with a storefront.
b.
Provide shallow, boutique retail units along the rest of the
frontage with a width-to-depth ratio of 1:1.
c.
Utilize portions of upper floor(s) and/or basement(s) where
feasible to accommodate additional floor area.
6.
The street facades of the storefronts shall be wrapped around
corners at alleys or other building breaks for a minimum of twenty
(20) feet of the alley of building break facade, as measured from
the corner.
7.
Retail unit visibility.
a.
Storefront windows shall allow visibility into the interior
of retail units for a minimum of five (5) feet from the face of the
glass.
b.
The use of fully operational, glazed, wall-size doors that can
be opened to the sidewalk is encouraged.
c.
Enclosures and coverings for security screens and grilles shall
be designed to blend in with the facade and be as inconspicuous as
possible.
8.
Separate Retail Units.
a.
Provide two (2) to four (4) feet of opaque facade between storefronts
to allow for wall display in the interior. Architecturally, the exterior
separation between two (2) storefronts can be a simple pier or wall.
b.
Use non-reflective, clear glass for optimum transparency. Avoid
fully glazed curtain walls with large areas of glass or multiple glazed
storefronts that are undifferentiated. If using a window base, it
shall not exceed thirty (30) inches in height.
9.
Retail Unit Lighting.
a.
Nighttime activation of retail streets and public safety shall
be achieved by illuminating unit interiors and display windows at
a reduced level of illumination on a night-lighting program after
retailer operating hours.
b.
Exterior lighting shall be fully integrated with the architectural
detailing as part of the overall storefront design.
c.
Entrances shall be well lit, safe, and inviting.
d.
Internal lighting shall be located within one (1) foot from
the interior glass face to attract the eye to the display windows.
e.
Lighting sources that closely replicate natural daylight's rendition
of colors shall be used. The minimum Color Rendering Index (CRI) shall
be 85. In a display window, the CRI shall be at least 90.
f.
Lighting levels shall be based on the type of merchandise and
overall design considerations.
10.
Ancillary activities: allow space for ancillary activities,
including sidewalk vending, seating, and restaurant dining.
11.
Design storefronts for three (3) miles an hour (pedestrian speed)
and for lingering to view goods or outdoor dining.
[Ord. No. 6734, 1-11-2022]
A.
Limit Tower Floor Plate Dimensions. Reduced tower floor plates limit
shadows on the public realm and allow access to sky view while also
improving the quality of the building's indoor environment.
B.
Vary Tower Geometry. Varied geometry adds visual interest and helps
to reduce the perceived bulk of upper floors.
C.
Vary Tower Heights. Variation in building height can reduce the imposing
massing of several large structures built adjacent to each.
D.
Modulate And Articulate Facades. Shifts in massing to allow for upper
floor terraces, green roofs, and balconies; changes in facade planes;
and varied fins, frames and mullions to add depth to glass facades.
E.
Vary Tower Placement And Orientation. Variation in tower placement
and orientation can increase perceived separation between towers.
F.
Limit Apparent Face. The apparent face is the length of a facade
plane that is unbroken by vertical changes in depth. Limiting this
length reduces the perceived bulk of a long building facade.
[Ord. No. 6734, 1-11-2022]
A.
"Encroachments" refer to any building, part of a building, or other
obstruction that physically intrudes upon, overlaps, or trespasses
across the build-to line, adjacent property, or adjacent public right-of-way.
Encroachments apply to building signage, awnings, balconies, bay/oriel
windows, and outdoor seating/dining areas. The following encroachments
are permissible (see Figure 8):
[Ord. No. 6734, 1-11-2022]
[Ord. No. 6734, 1-11-2022]
[Ord. No. 6734, 1-11-2022]
A.
Parking Access Requirements.
1.
Parking and building service will generally be accessed from
existing service alleys.
a.
If the parcel(s) to be developed have access to or abut an existing
service alley, parking and building service access is required to
occur from said service alley.
b.
If the parcel(s) to be developed do not have access to or abut
an existing service alley, parking and building service access may
occur from adjacent street(s), subject to the following requirements
(see Figure 9):
2.
Access may be provided on North Meramec Avenue, North Central
Avenue, South Central Avenue, on North Bemiston Avenue;
3.
No access may be provided within sixty (60) feet of a street
corner.
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[Ord. No. 6734, 1-11-2022]
A.
Parking shall be provided in accordance with the following:
1.
Dwelling units, multiple dwelling units.
a.
Multiple dwelling units must provide at least one (1) parking
space for each dwelling unit.
2.
Commercial, business, office, and service uses.
a.
Off-Street Parking — Required. Commercial, business, office,
and service uses must provide at least one (1) parking space for each
four hundred fifty (450) square feet of gross floor area within the
building or structure. Office buildings in excess of thirty thousand
(30,000) square feet and office buildings with desired development
features approved under the site plan review procedure may provide
parking at the rate of one (1) parking space per six hundred (600)
square feet of floor area.
b.
Off-Street Parking — Exempt. Retail establishments not
exceeding three thousand (3,000) square feet of floor area, excluding
permanent storage areas.
3.
Restaurants.
a.
Off-Street Parking — Required. Restaurants exceeding three
thousand (3,000) gross square feet of floor area, excluding permanent
storage areas, shall provide one (1) parking space for every five
(5) seats two tenths (0.2) on a pro-rated percentage for all square
footage in excess of three thousand (3,000) gross square feet. [Example:
4,000 gross square foot restaurant, excluding permanent storage areas,
containing 100 seats: 4,000 square feet - 3,000 square feet = 1,000
square feet or 25% 100 (seats) x 25% = 25.25 x 0.2 = 5 parking spaces
required].
b.
Off-Street Parking — Exempt. Off-street parking is not
required for the following uses:
(1)
Restaurants located in the Central Business District
not exceeding three thousand (3,000) square feet of gross floor area,
excluding permanent storage areas.
(2)
Cafeterias and kiosks located in office buildings
designed to primarily serve the tenants of the building.
(3)
Restaurants located in office buildings or commercial
spaces which have one hundred fifty thousand (150,000) gross square
feet or more of floor area and which provide parking for such building
or space as prescribed by the Zoning Ordinance.
(4)
Restaurants in hotels or motels.
4.
Mixed-Use Developments. With the approval of the Board of Aldermen
after an analysis by a registered professional engineer experienced
in traffic and parking studies and where the same parking spaces would
be used by different uses at different times of the day, there may
be modifications of the parking requirements for the mixed-use development.
[Ord. No. 6734, 1-11-2022]
A.
The purpose of the building types is to ensure that the buildings
within the Overlay District are consistent with the character goals
of the development standards. The building types are a series of model
buildings for development, which are both regional in application
and particular to downtown Clayton and the Overlay District. All building
types presented herein are permitted throughout the Overlay District.
1.
Building Types Descriptions.
a.
Live-Work Building (see Figure 10). Live-work units are multistory
buildings that can be used flexibly for work-live, work-work, and
live-live purposes. Dwelling units can be located above the ground
floor or attached to the rear of a storefront.
(1)
Access.
(a)
The main entrance to each ground floor area/dwelling
unit shall be directly accessible from the primary building facade
on the primary street or side street.
(b)
Where an alley is present, parking and services
shall be accessed from an alley.
(c)
Live/work spaces shall not be allowed where alleys
do not exist; where all parking and services shall occur from the
alley.
(d)
Loading docks, overhead doors, and other service
entries are prohibited on primary streets and side streets; and are
only allowed on alley frontage.
(2)
Outdoor Space.
(a)
Front outdoor space is defined by the street build-to
line and allowable frontage types for the building type.
(b)
Rear outdoor space is defined by the back facade
of the building, and its relationship to the back property line.
(c)
Side setbacks may also be used for outdoor patios
connected to other ground floor primary retail or secondary retail
uses.
(d)
Private patios may be provided in side setbacks
and rear setbacks.
b.
Flex Building. A flex building is a standard rectangular urban
building form designed to accommodate a variety of uses, including
combinations of office, primary retail, secondary retail, and residential
(see Figure 11).
(1)
Access.
(a)
The main entrance to each ground floor area shall
be directly accessible from the primary building facade on the primary
street or side street.
(b)
The main entrance to each dwelling unit or non-residential
areas above the ground floor shall be accessible by a street-level
lobby which shall be directly accessible from the primary building
facade on the primary street or side street.
(c)
Interior circulation to each dwelling unit shall
be through a corridor which may be single or double loaded.
(d)
Where an alley is present, parking and services
shall be accessed from an alley.
(e)
Where an alley is not present, parking and services
shall be accessed from a side street by way of a two-way driveway.
(f)
Maximum eighteen (18) feet wide.
(g)
Loading docks, overhead doors, and other service
entries are prohibited on primary streets and side streets; and are
only allowed on alley frontage.
(2)
Outdoor Space.
(a)
Front outdoor space is defined by the street build-to
line and allowable frontage types for the building type.
(b)
Rear outdoor space is defined by the back facade
of the building and its relationship to the back property line.
(c)
Side setbacks may also be used for outdoor patios
connected to other ground floor primary retail or secondary retail
uses.
c.
Commercial Block Building. A commercial block building is a
multistory standard rectangular urban building form designed to support
a mix of office, primary retail, and secondary retail uses on the
ground floor with office and residential above (see Figure 12).
(1)
Access.
(a)
The main entrance to each non-residential ground
floor unit shall be directly accessible from the primary building
facade to the primary street or side street.
(b)
The main entrance to each dwelling unit or non-residential
area above the ground floor shall be accessible by a lobby directly
accessible from the primary building facade to the primary street
or side street.
(c)
Interior circulation to each dwelling unit shall
be through a corridor which may be single or double loaded.
(d)
Where an alley is present, parking and services
shall be accessed from an alley.
(e)
Where an alley is not present, parking and services
shall be accessed from the side street by way of a two-way driveway.
(f)
Maximum eighteen (18) feet wide.
(g)
Loading docks, overhead doors, and other service
entries are prohibited on primary streets and side streets; and are
only allowed on alley frontage.
(2)
Outdoor Space.
(a)
Front outdoor space is defined by the street build-to
line and allowable frontage types for the building type.
(b)
Rear outdoor space is defined by the back facade
of the building, and its relationship to the back property line.
(c)
Side setbacks may also be used for outdoor patios
connected to other ground floor Primary Retail or Secondary Retail
uses.
d.
High-Rise Building. High-rise buildings are described as a tall,
multiple-office or multiple-dwelling type in which the principal entry
to the building is common, and the common entrance is from the primary
street with common spaces for residents and/or tenants (see Figure
13).
(1)
Access. The main entrance to the building shall
be through a street-level lobby directly accessible from the primary
building facade on the primary street or side street.
(a)
Interior circulation to each office and/or dwelling
unit shall be through a corridor which may be single or double loaded.
(b)
Where an alley is present, parking and services
shall be accessed from that alley.
(c)
Where an alley is not present, parking and services
shall be accessed from the street by way of a two-way driveway from
a side street.
(d)
Maximum eighteen (18) feet wide.
e.
Podium Building. A podium building has one (1) or more floors
which meet the build-to line and setback requirements with upper floors
stepping back to reduce the impact of height. Often these are the
tallest permissible building types whose primary building facade must
be stepped back to reduce the apparent bulk when viewed from the sidewalk
(see Figure 14).
(1)
Access.
(a)
The main entrance(s) to each non-residential ground
floor unit shall be directly accessible from the primary building
facade on the primary street or side street.
(b)
The main entrance to units above shall be through
a lobby directly accessible from the primary building facade on the
primary street or side street.
(c)
Interior circulation to each dwelling unit shall
be through a corridor which may be single or double loaded.
(d)
Where an alley is present, parking and services
shall be accessed from an alley.
(e)
Where an alley is not present, parking and services
shall be accessed from the primary street by way of a two-way driveway
from a side street.
(f)
Maximum eighteen (18) feet wide.
(2)
Outdoor Space.
(a)
Front outdoor space is defined by the street build-to
line and allowable frontage types for the building type.
(b)
Rear outdoor space is defined by the back facade
of the building, and its relationship to the back property line.
(c)
The primary shared open space is the podium-level
courtyard which shall be a common exterior courtyard or roof patio.
(d)
The podium-level courtyard may include items such
as decks, swimming pools, and other hardscapes; but may also contain
open turf grasses, ground vegetation and trees.
(3)
Massing And Articulation.
f.
Liner Building. A building type specifically designed to mask
a parking lot, parking garage, public assembly, or large retail facility
(big box) from a street (see Figure 15).
(1)
Access.
(a)
The main entrance to each ground floor area/dwelling
unit shall be directly accessible from the primary building facade
from the primary or side street.
(b)
The main entrance to each dwelling unit or non-residential
areas above the ground floor shall be accessible by a street-level
lobby which shall be directly accessible from the primary building
facade from the primary or side street.
(c)
Interior circulation to each dwelling unit shall
be through a corridor which shall be single loaded.
(d)
Where an alley is present, parking and services
shall be accessed from an alley.
(e)
Where an alley is not present, parking and services
shall be accessed from a side street by way of a two-way driveway.
(f)
Maximum eighteen (18) feet wide.
(3)
Massing And Articulation.
(a)
No structured parking within any block shall exceed
the eave height of any building within forty (40) feet of the structured
parking; and in no case be taller than the liner building.
(b)
Buildings may contain any combination of offices
and/or of dwelling type configurations: flats, townhouses, and lofts.
(c)
Dwelling units may be repetitive or unique as established
by design.
(d)
The building shall be comprised of a singular (1)
volume.
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[Ord. No. 6734, 1-11-2022]
A.
The purpose of the frontage types is to provide a series of options
for how the chosen building type will address the street, in order
to provide variety in building features and encourage vibrant and
active street life. Frontage types vary in their suitability for different
uses. For example, the shopfront frontage type is suitable for primary
retail uses, while the balcony is suitable for residential uses. Depending
upon the intended use of the building type, the frontage types will
define the characteristics of the public space of the Overlay District.
[Ord. No. 6734, 1-11-2022]
A.
Stoop. A frontage type wherein the building facade is close to the
front property line and the ground story is elevated from the sidewalk,
securing privacy for the windows and front rooms; a stoop is usually
an exterior stair and landing which engages the sidewalk forward of
the build-to line. The stoop should be elevated, and the stairs from
the stoop may lead directly to the sidewalk or may be side loaded.
A roof may also cover the stoop. Stoops may be at grade or raised
to transition into the building. This frontage type encroaches the
build-to line only; and may not encroach the property line into public
rights-of-way (see Figure 16).
1.
Dimensional Requirements.
a.
Primary street and side street B-T-L on all building types with
a zero-foot front setback may have an additional five-foot to ten-foot
setback and must correspond to the depth of the stoop, such that the
face of the stoop is at the zero-foot mark.
b.
May not be utilized within thirty (30) feet from a street corner.
c.
Minimum depth of five (5) feet.
d.
Minimum length of five (5) feet.
e.
May not be elevated more than three (3) feet above sidewalk.
f.
Fences or walls defining the stoop must not exceed thirty (30)
inches from the highest adjacent grade.
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B.
Awnings And Canopies. A frontage type wherein the building facade
of a commercial or retail building is at or near the build-to line
and the canopy or awning element may overlap the sidewalk, occurring
at the ground floor level only. The canopy is a structural, cantilevered,
shed roof, and the awning is canvas or similar material and is often
retractable. The coverings should extend far enough from the building
to provide adequate protection for pedestrians. Awnings may only cover
openings so as to not cover the entire facade. This frontage type
is appropriate for retail and commercial uses only because of the
lack of a raised ground story. This frontage type may encroach the
build-to line and the property line into public rights-of-way. Awnings
and canopies on building types setback from public rights-of-way are
not regulated (see Figure 17).
1.
Dimensional Requirements. Shall be located a minimum of eight
(8) feet above the adjacent sidewalk when encroaching a public right-of-way.
 |
C.
Balconies. A frontage type which occurs forward of the build-to line
and encroaches public rights-of-way but shall not extend past the
curbline. Balconies may have roofs, but must be open, non-air-conditioned
parts of the buildings; and may only be located on the second story
or higher. On corners, balconies may wrap around the side of the building
facade facing the side streets. This frontage type may encroach the
build-to line and the property line into public rights-of-way. Balconies
on building types setback from public rights-of-way are not regulated
(see Figure 18).
D.
Bay Windows And Oriel Windows. A frontage type wherein windows are
permitted to protrude forward of the build-to line and property line
into public rights-of-way. Bay windows on the ground floor may encroach
over the property line into public rights-of-way if approved by the
City; and bay windows projecting from the second floor or higher may
encroach within public rights-of-way by right. Bay windows shall have
fenestration on both front and side surfaces (see Figure 19).
E.
Shopfront. A frontage type wherein a storefront facade is at or close
to the edge of the build-to line with an entrance at sidewalk grade.
An overhang, canopy, shading element or awning that encroaches over
the sidewalk is required. This frontage type may encroach over the
build-to line only; and may not encroach over the property line or
into public rights-of-way (see Figure 20).
1.
Dimensional Requirements.
a.
Primary street and side street B-T-L on all building types with
a zero-foot front setback may have an additional five-foot to ten-foot
setback and must correspond to the depth of the shopfront, such that
the face of the overhang on the shopfront is at the zero-foot mark.
b.
May not be utilized within thirty (30) feet from a street corner.
 |
F.
Cafe. A frontage type wherein a storefront accommodates outdoor seating
for restaurants and cafes. It may be set back from the edge of the
pedestrian realm and may include roll-up doors and bifold doors. Cafe
frontage may be covered or open to the air. This frontage type may
not encroach the build-to line, nor the property line into public
rights-of-way. Cafes on building types setback from public rights-of-way
are not regulated (see Figure 21).
[Ord. No. 6734, 1-11-2022; Ord. No. 6822, 3-28-2023]
|
Ground Floor
|
Ground Floor, North Central Avenue
|
Upper Floor(s)
| |
|---|---|---|---|
|
Entertainment/Dining
| |||
|
Bakeries limited to the processing of bakery goods for sale
only on the premises and consumption off the premises
|
P
|
P
| |
|
Microbreweries
|
P
|
P
| |
|
Restaurants, including carry-out, self-seating, full-service, and wine bars (subject to the cumulative numeric limitation on wine bars found in Section 600.035 of this Code of Ordinances), and prepared food dispensing uses
|
P
|
P
| |
|
Theaters, both live performance and movies
|
P
|
P
| |
|
Primary Retail
| |||
|
Art gallery or studio
|
P
|
C
| |
|
Grocery stores
|
P
|
C
| |
|
Marijuana dispensary facility (subject to the performance standards set forth in Section 405.350)
|
C
|
C
|
C
|
|
Retail establishments
|
P
|
C
| |
|
Secondary Retail/Service
| |||
|
Academy (including dancing, painting, theater, karate and similar
disciplines)
|
P
| ||
|
Banks, savings and loans, credit unions and other financial
institutions
|
P
| ||
|
Banquet facilities
|
P
| ||
|
Medical or dental clinic
|
P
| ||
|
Personal care service
|
P
| ||
|
Pharmacies
|
P
| ||
|
Office
| |||
|
Offices — business or professional
|
P
| ||
|
Residential
| |||
|
Residential — multi-family dwellings
|
P
| ||
