§ 6.2. SHERIDAN TRIANGLE
A.
Sheridan Triangle - Neighborhood Center
1.
Building Height
a.
The height of the principal building is measured in stories.
b.
Each principal building shall be at least 2 stories in height, but no greater than 4 stories in height, except as otherwise provided on the Regulating Plan.
c.
An attic story shall not count against the maximum story height.
2.
Parking Structure Height
Where a parking structure is within 40 feet of any principal building (built after 2006) that portion of the structure shall not exceed the buildings eave or parapet height.
3.
Ground Story Height: Commerce Uses
a.
The ground story finished floor elevation shall be equal to, or greater than the exterior sidewalk elevation in front of the building, to a maximum finished floor elevation of 18 inches above the sidewalk.
b.
The ground story shall have at least 12 feet of clear interior height (floor to ceiling) contiguous to the required building line frontage for a minimum depth of at least 25 feet.
c.
The maximum story height for the ground story is 20 feet.
4.
Ground Story Height: Residential Units
a.
The finished floor elevation shall be no less than 3 feet and no more than 7 feet above the exterior sidewalk elevation at the required building line.
b.
The first story shall have an interior clear height (floor to ceiling) of at least 9 feet and a maximum floor to floor story height of 17 feet.
5.
Upper Story Height
a.
The maximum floor-to-floor story height for stories other than the ground story is 12 feet.
b.
At least 80% of each upper story shall have an interior clear height (floor to ceiling) of at least 9 feet.
6.
Mezzanines
Mezzanines having a floor area greater than ⅓ of the floor area of the story in which the mezzanine is situated shall be counted as full stories.
7.
Street Wall Height
a.
A street wall not less than 6 feet in height or greater than 8 feet in height shall be required along any required building line frontage that is not otherwise occupied by the principal building on the lot.
b.
The height of the street wall shall be measured from the adjacent public sidewalk or, when not adjacent to a sidewalk, from the ground elevation once construction is complete.
8.
Other
Where a Neighborhood Center site is located within 40 feet of an existing single-family residential zoning district, the maximum eave or parapet height for that portion of the Neighborhood Center site shall be 32 feet. This requirement shall supersede the minimum story height requirement.
9.
Street Façade
a.
On each lot the building façade shall be built to the required building line for at least 80% of the required building line length.
b.
The building façade shall be built to the required building line (RBL) within 30 feet of a block corner.
c.
These portions of the building façade (the required minimum build-to) may include jogs of not more than 18 inches in depth except as otherwise provided to allow bay windows, shopfronts, and balconies.
10.
Buildable Area
a.
Buildings may occupy the portion of the lot specified by these building envelope standards.
b.
A contiguous open area equal to at least 10% of the total buildable area shall be preserved on every lot. Such contiguous open area may be located anywhere behind the parking setback, at grade.
c.
No part of any building, except overhanging eaves, awnings, or balconies shall occupy the remaining lot area.
11.
Side Lot Setbacks
On a lot where a common lot line is shared with a property located within a single-family residential zoning district, the principal building shall be set back at least 10 feet from the shared lot line.
12.
Garage and Parking
a.
Garage entries or driveways shall be located at least 75 feet away from any block corner or another garage entry on the same block, unless otherwise designated on the regulating plan.
b.
Garage entries shall have a clear height of no greater than 16 feet nor a clear width exceeding 24 feet.
c.
Vehicle parking areas on private property shall be located behind the parking setback line, except where parking is provided below grade.
d.
These requirements are not applicable to on-street parking.
e.
The parking setback line shall be 30 feet from the designated required building line.
13.
Alleys
There is no required setback from alleys. On lots having no alley access, there shall be a minimum setback of 25 feet from the rear lot line.
14.
Corner Lots
Corner lots shall satisfy the code requirements for the full required building line length - unless otherwise specified in this code.
15.
Unbuilt Required Building Line and Common Lot Line Treatment
a.
A street wall shall be required along any required building line frontage that is not otherwise occupied by a building. The street wall shall be located not more than 8 inches behind the required building line.
b.
Privacy fences may be constructed along that portion of a common lot line not otherwise occupied by a building.
c.
Where a Neighborhood Center site abuts an R-4 property, a garden wall/street wall, 4 to 6 feet in height, shall be constructed within 1 foot of the R-4 property.
B.
Sheridan Triangle - Neighborhood Center
1.
Windows and Doors
a.
Blank lengths of wall exceeding 20 linear feet are prohibited on all required building lines.
b.
Windows and Doors on the ground story façades shall comprise at least 40%, but not more than 90%, of the façade area (measured as a percentage of the façade between floor levels).
c.
Windows and Doors on the upper story façades shall comprise at least 20%, but no more than 60%, of the façade area per story (measured as a percentage of the façade between floor levels).
2.
Building Projections
a.
Balconies and stoops shall not project closer than 5 feet to a common lot line.
b.
No part of any building, except overhanging eaves, awnings, balconies, bay windows, stoops, and shopfronts as specified by the code, shall encroach beyond the required building line.
c.
Awnings shall project a minimum of 4 feet and a maximum of within 1 foot of back of curb (where there are no street trees) or 1 foot into the tree lawn (where there are street trees.)
d.
Awnings that project over the sidewalk portion of a street-space shall maintain a clear height of at least 7 feet except as otherwise provided for signs, street lighting and similar appurtenances.
e.
Awnings may have supporting posts at their outer edge provided that they:
f.
Have a minimum of 8 feet clear width between the façade and the support posts or columns of the awnings.
g.
Provide for a continuous public access easement at least 4 feet wide running adjacent and parallel to the sidewalk cover columns/posts.
3.
Doors/Entries
Functioning entry door(s) shall be provided along ground story façades at intervals not greater than 60 linear feet.
4.
Street Walls
A vehicle entry gate no wider than 20 feet or a pedestrian entry gate no wider than 6 feet shall be permitted within any required street wall.
5.
Ground Story
The ground story shall house commerce or residential uses. See Height specifications above for specific requirements unique to each use.
6.
Upper Stories
a.
The upper stories shall house residential or commerce uses. No restaurant or retail sales uses shall be allowed in upper stories unless they are second story extensions equal to or less than the area of the ground story use.
b.
No commerce use is permitted above a residential use.
c.
Additional habitable space is permitted within the roof where the roof is configured as an attic story.
7.
Permitted Uses
a.
Residential uses shall be considered to encompass all of the Residential use categories, as defined in Section 5.6.
b.
Commerce uses shall be considered to encompass all of the Commercial use categories, except medical cannabis dispensaries, and all of the Civic use categories except passenger terminals and social service institutions, as defined in Section 5.6.
c.
Use Standards as stated in Section 5.3 shall be applicable.
C.
Sheridan Triangle - R-4
1.
Building Height
a.
The height of the principal building is measured in stories.
b.
Each principal building shall be no greater than 2 stories in height, except as otherwise provided on the Regulating Plan.
c.
An attic story shall not count against the maximum story height.
2.
Ground Story Height
a.
The finished floor elevation shall be no less than 30 inches and no more than 60 inches above the exterior sidewalk elevation at the required building line.
b.
The first story shall have an interior clear height (floor to ceiling) of at least 9 feet and a maximum floor to floor story height of 16 feet.
3.
Upper Story Height
a.
The maximum floor-to-floor story height for stories other than the ground story is 12 feet.
b.
At least 80% of each upper story shall have an interior clear height (floor to ceiling) of at least 9 feet.
4.
Fence Height
a.
A front yard fence is allowed to a maximum height of 40 inches.
b.
A privacy fence not more than 8 feet in height is allowed along any common lot line that is behind the RBL/building façade and is not otherwise occupied by a building.
5.
Street Façade
a.
On each lot the building façade shall be built parallel to the required building line for at least 60% of the required building line (RBL) length.
b.
The front porch shall be built to the RBL.
c.
Within 20 feet of a block corner, the building façade shall be 8 to 10 feet behind the RBL.
6.
Buildable Area
a.
Buildings may occupy the portion of the lot specified by these building envelope standards.
b.
A contiguous open area equal to at least 25% of the total buildable area shall be preserved on every lot. Such contiguous open area may be located anywhere behind the parking setback, at grade.
c.
No part of any building, except overhanging eaves, awnings, steps, or balconies shall occupy the remaining lot area.
7.
Side Lot Setbacks
The minimum side lot setback is 15 feet total, with a minimum of 5 feet per side, or as otherwise designated on the regulating plan.
8.
Garage and Parking
a.
Garage entries or driveways shall be located at least 75 feet away from any block corner or another garage entry on the same block, unless otherwise designated on the regulating plan.
b.
Private garage entries shall not be located on the RBL/façade.
c.
Vehicle parking areas on private property shall be located behind the parking setback line, except where parking is provided below grade.
d.
These requirements are not applicable to on-street parking.
e.
The parking setback line shall be 30 feet from the designated required building line.
9.
Alleys
There is a 2 foot required setback from alleys. On lots having no alley access, there shall be a minimum setback of 14 feet from the rear lot line.
10.
Corner Lots
Corner lots shall satisfy the code requirements for the full required building line length - unless otherwise specified in this code.
D.
Sheridan Triangle - R-4
1.
Windows and Doors
a.
Blank lengths of wall exceeding 15 linear feet are prohibited on all required building lines.
b.
Windows and Doors on the ground story façades shall comprise at least 20%, but not more than 70%, of the façade area (measured as a percentage of the façade between floor levels).
2.
Building Projections
a.
Each lot shall include a front porch at the RBL, between 8 and 10 feet deep with a width not less than ⅓ of the façade width.
b.
No part of any building, except the front porch roof (overhanging eaves) and steps shall encroach beyond the required building line.
3.
Doors/Entries
Functioning entry door(s) shall be provided along ground story façades of each building.
4.
Street Walls
a.
There is no street wall requirement.
b.
A privacy fence may be constructed along a common lot line behind the RBL.
5.
Ground Story
The ground story shall house residential or home office uses.
6.
Upper Stories
a.
The upper stories shall house residential or home office uses.
b.
Additional habitable space is permitted within the roof where the roof is configured as an attic story.
7.
Permitted Uses
a.
Residential uses shall be considered to encompass all of the Residential use categories, as defined in Section 5.6.
b.
Conversion of primary structure single-family units for multiple-family use is prohibited.
c.
Use Standards as stated in Section 5.3 shall be applicable.
8.
Accessory Uses
a.
Parking and accessory unit (maximum 650 square feet) are permitted in the buildable area at the rear of the lot.
( Ord. No. 17505 , § 1(Exh. A), 9-26-17)