// CODE SNIPPET
64-50 Streetscape Regulations
JUMP TO FULL CODE CHAPTER
The provisions of this Section, inclusive, shall apply to zoning lots containing flood-resistant buildings, as set forth in paragraphs (b) and (c) of Section 64-12 (Applicability), that have a street wall within 50 feet of the street line in Residence Districts, Commercial Districts and M1 Districts. However, the provisions shall not apply to such buildings containing uses predominantly listed in Use Group 18.
All buildings shall provide streetscape mitigation elements in the categories of access or ground floor level, in order to achieve the total points required in the following table. The total points required varies based upon the level of the first story above the flood elevation, as measured from curb level. The individual mitigation options are set forth in Sections 64-51 (Building Access Mitigation Options) and 64-52 (Ground Floor Level Mitigation Options). Cells marked with an "x" designate mandatory categories to fulfill at least one point out of the total points requirement.
The points awarded for compliance with each individual mitigation are set forth in parentheses after the title to each paragraph describing a mitigation element.
For corner lots, the total points requirement set forth in this Section shall apply separately along each street frontage except where the street wall width along one of the street frontages is 25 feet or less, the requirements need only apply to one frontage.
Where zoning lots are required to provide streetscape elements in accordance with other provisions of this Resolution, such elements may also be utilized towards meeting the requirements of this Section, provided that such elements comply with the applicable standard herein.
In addition, all buildings shall meet the requirements set forth in Section 64-53 (Screening Requirements for Parking Within or Below Buildings) as applicable.
Level of the first story above the flood elevation | Streetscape Mitigation Elements | Total Points Required | |
Building Access (Section 64-51) | Ground Floor Level (Section 64-52) | ||
Below five feet or no first story above the flood elevation | 1 | ||
Five feet or above | x | x | 31,2 |
1 Single- and two-family residences on a zoning lot less than 25 feet wide with a first story above the flood elevation at five feet or above need only satisfy a total of two points instead of the three points set forth in the above table.
2 If the requirements of this Section apply to only a portion of the building with a first story above the flood elevation at five feet or above, and such portion of the building does not have a primary entrance, the total points required shall be two, and they need only be satisfied through the ground floor level category.
The streetscape mitigations options of this Section may be applied to all buildings. Where provided as a required streetscape mitigation element, the following shall apply:
- Entrance close to grade(one point)The primary entrance for the principal use for the building shall be located within two feet of the level of the adjoining sidewalk. However, for mixed buildings in Commercial Districts the primary entrance for the non-residential use on the ground floor shall be located within two feet of the level of the adjoining sidewalk, regardless of whether it is the principal use.
- Recessed access(one point)Recesses in the street wall shall accommodate the primary entrance to the building, including stairs or ramps to such entrance. However, recesses shall not exceed 50 percent of the aggregate width of street wall for the building.
- Wide stairs(one point)The primary entrance to a building along the street wall shall include stairs:
- with a minimum width of five feet where the aggregate width of street walls of the building is less than or equal to 25 feet; and
- with a minimum width of eight feet where the aggregate width of street walls of the building is greater than 25 feet.In both cases, the run of such stairs shall be oriented perpendicular, or within 15 degrees of being perpendicular, to such primary entrance for at least 50 percent of the height of such stairs.
- Covered access
(one point)
The primary entrance to a building shall have a porch or access area covered by a roof or other permanent structure, provided that all structural elements shall have a minimum width or depth of at least three inches. Such roof or other permanent structure shall be located at a minimum height at least eight feet above the finished floor of the primary entrance. In addition, such covering shall have a depth of at least three feet measured perpendicular to the street wall and shall extend along at least 50 percent of the aggregate width of the street wall.
The streetscape mitigations options of this Section may be applied to all single-, two-, or three-family residences. Where provided as a required streetscape mitigation element, the following shall apply:
- Porch or landing(one point)The primary entrance to a building shall have a porch or landing with a depth of at least three feet and a width that is at least 50 percent of the aggregate width of the street wall. However, such porch or landing need not exceed a width of 25 feet.
- Stair turn or stair landing
(one point)
The primary entrance shall be accessed by stairs or ramps that, at a point no higher or lower than two feet from the beginning and end of the stair run, respectively, either change direction in plan or incorporate at least one landing.
The streetscape mitigations options of this Section may be applied to all buildings except single-, two-, or three-family residences. Where provided as a required streetscape mitigation element, the following shall apply:
Multiple entrances
(one point)
Multiple entrances into the building shall be provided, with at least one entrance per every 50 linear feet of street frontage. Fractions equal to or greater than one-half resulting from this calculation shall be considered one entrance.
R1 R2 R3 R4 R5
For the purposes of this Section, where there is a reference to a "blank wall," the following shall apply:
- For manufacturing buildings, the provisions of Type 2 blank walls set forth in Section 37-361 (Blank wall thresholds) shall apply.
- For commercial buildings, community facility buildings and mixed buildings, the provisions of Type 3 blank walls set forth in Section 37-361 shall apply.
- For residential buildings, the provisions of Type 4 blank walls set forth in Section 37-361 shall apply.
Such blank walls shall be covered by one or more options in Section 37-362 (Mitigation elements) or by options as described in this Section, inclusive. In addition, any surface area of a wall which bounds stairs, ramps, landings, or chair lifts facing a street and that exceeds a height and width of four feet shall constitute a blank wall and comply with the standards of Type 3 blank wall. Such blank wall surfaces shall be calculated between the level of the adjoining sidewalk and the level of the first story above the flood elevation. In addition, any surface area of a wall which bounds stairs, ramps, landings, or chair lifts facing a street and that exceeds a height and width of four feet shall constitute a blank wall and comply with the standards of Type 3 blank wall. Such blank wall surfaces shall be calculated between the level of the adjoining sidewalk and the level of the first story above the flood elevation.
The streetscape mitigations options of this Section may be applied to all buildings. Where provided as a required streetscape mitigation element, the following shall apply:
- Surface treatment(one point)Surface treatment shall be provided for blank walls in the form of wall treatment, surface texture, or any combination thereof, pursuant to the provisions set forth in paragraphs (a)(1) or (a)(2) of Section 37-362 (Mitigation elements).If the level of the first story above flood elevation is greater than 10 feet, surface treatment shall only be required to a height of 10 feet above the level of the adjoining sidewalk.
- Linear treatment
(one or, where noted, two points)
Linear treatment shall be provided for blank walls in the form of planting, pursuant to the provisions set forth in paragraph (b)(1) of Section 37-362, pursuant to one of the following options below, or any combination thereof. Where the options of this Section are utilized, the percentage requirement associated with the applicable type of blank wall set forth in Section 37-36 (Special Requirements for Blank Walls) shall not apply.
- Raised front yards and open spaceFor residential buildings in Residence Districts where the distance between the street wall and the street line is 10 feet or more, the grade between the street line and blank walls, and their prolongations, shall be elevated above the level of the adjoining sidewalk so that the height of such grade that is midway between the street line and blank walls and prolongations is at least 18 inches above curb level at all points, except for pedestrian ways, vehicular access and off-street parking spaces permitted pursuant to 64-40 (SPECIAL PARKING REGULATIONS). The area with final grade above the level of the adjoining sidewalk shall be greater than 30 percent of the total area between the street line and blank walls and their prolongations.Raised front yards and open spaces shall be planted in accordance with applicable planting requirements in this Resolution.This option shall satisfy two points if the area with final grade above curb level is greater than 50 percent of the total area between the street line and blank walls and their prolongations.
- Terraced front yards and open spaces
For residential buildings in Residence Districts, terraced planting areas shall be provided. The retaining walls of such areas shall not be less than an average height of three feet and exceed an average height of six feet, as measured from the level of the adjoining sidewalk below such wall, and the retaining wall closest to the street line shall not exceed a height of three feet. The area with the retaining walls shall be greater than 30 percent of the total area between the street line and blank walls and their prolongations. Planting shall also be provided for at least 50 percent of the linear footage above and below the retaining walls, through a combination of perennials, annual flowers, decorative grasses or shrubs.
This option shall satisfy two points if the area with the retaining walls is greater than 50 percent of the total area between the street line and blank walls and their prolongations.
The streetscape mitigations options of this Section may be applied to all single-, two-, or three-family residences. Where provided as a required streetscape mitigation element, the following shall apply:
- Transparency(one point)Transparent glazing materials shall occupy at least 20 percent of the surface area of the street wall of the ground floor, measured between a height of two feet and 10 feet, or the height of the ground floor ceiling, whichever is higher, as measured from the adjoining sidewalk.
- Additional fenestration
(one point)
In addition to the primary entrance, one or more doors, including garage doors, shall be provided.