02/11/2004 P&Z Packet - Laserfiche WebLink

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• • • 4.3. BUILDING MASSING & PLACEMENT Site Grading Site planning shall minimize grading when locating streets and buildings. When areas with slopes must be graded, "landform" grading techniques shall be used and slopes exceeding 1:3 shall be avoided. Rounded forms that use concave and convex shapes help conceal cuts by presenting a more "natural" look. Varied slopes also disperse drainage flows, reducing the potential for erosion and allowing more percolation. Concentrating drainage in concave swales also enhances on -site stormwater retention and minimizes the need for large detention areas off - site. If required, any retaining walls shall not exceed 5 feet in height. Building Height Residences and garages, including residences built over first -floor commercial, shall not exceed 45 feet in height as measured from finished grade. Chimneys, vents, cupolas, ornamental parapets, and other minor projections may exceed these height limits by up to 3 feet. Building Orientation Orientation. The primary entry of every dwelling shall face and be accessible from a street or Publicly- Accessible Commons or open space. Each primary entry shall be recessed no more than 6 feet behind the face of the primary facade. Rear yards shall not face onto streets, open space, or Commons. See additional standards under "Publicly- Accessible Commons." Building Frontage 1. Where build -to lines govern, entries must face the street. 70 percent of the block length must have building fronts, parks or plaza within the required setback area. 2. Where build -to lines are shown on the Regulating Plan, buildings shall face the street and shall occupy a minimum percentage of each block's linear street (at least 50 percent or 70 percent, as noted in the Regulating Plan, within the required setback area. 3. Buildings shall be sited a minumum of 5 feet and a maximum of 15 feet from the public right -of -way. Porches, Stoops, & Other Entry Features All units must have a porch, stoop, or lobby, as described below. Porches. Porches create a transition zone between the private space of the home and the public space of the street. Porch roofs must be supported by columns or posts, rather than being cantilevered. Side porches and wrap- around front /side porches are encouraged at corner lots to help provide interest and variation for the corner side building elevation. Stoops. Stoops are a simpler transition zone than porches. They are typically not covered, but are a set of steps with a wider stair or landing at the top, and typically are made of stone. Attached Product Entrances. Individual entries to ground -level apartments (rather than shared entries) are encouraged, to create greater connections to the street. DRAFT — 2/6/04 37 PAGINATION TO BE ADJUSTED