§ 3.1.4. Summary of development standards by lot/building types.

The following summary and table 3.1.4A further illustrates the development standards for the various lot/building types.

A.

Dimensional requirements for each lot/building type: Table 3.1.4A provides dimensional requirements that apply to all lots of each designated lot/building type. These requirements supersede any contradictory requirements in other codes. If additional lot types are proposed during the application process, comparable dimensional requirements must also be proposed. Changes may also be proposed to the dimensional requirements in table 3.1.4A for a designated lot type. Administration of the appropriate jurisdiction will decide to accept, modify, or reject such dimensional requirements during the approval process based on its determination as to the consistency of the dimensions with the planning, design, and compatibility principles set forth in the regulatory plan and the development districts (in accordance with article 1.0).

B.

Frontage percentages: Frontage percentage is the percentage of the width of a lot that is required to be occupied by its building's primary façade. Table 3.1.4A provides minimum and maximum frontage percentages for each lot type. In the mixed-use commercial district, the town center district and the general neighborhood district up to 50 percent of the width of the primary façade may be counted as meeting the frontage percentage requirement even though it may be set back up to ten feet further from the street than the primary façade's principal plane providing that the said ten feet is dedicated to outdoor public/private space and open to the sidewalk for uses such as outdoor dining. The location of the primary façade's principal plane is not changed by façade extensions—frontages—such as bay windows, awnings, porches, balconies, stoops, colonnades, or arcades, or by upper floors that are closer to or further from the street. The width of a porte-cochere may be counted as part of the primary façade.

C.

Build-to lines and setback lines standards for all lot/building types:

1.

Build-to and setback lines distinguished:

a.

A build-to line identifies the precise horizontal distance (or range of distances) from a street that the front of all primary structures must be built to, in order to create a fairly uniform line of buildings along streets. Lot/building types specify build-to lines for street frontages.

b.

A setback line identifies the minimum horizontal distance between a property line and the nearest point of all structures, in order to ensure a minimum area without buildings. Lot/building types specify setback lines for side and rear property lines.

2.

General requirements for build-to lines:

a.

Build-to lines are illustrated conceptually on the building placement diagrams with each of the lot/building types.

b.

Where a build-to line is specified as a range (for instance, five to ten feet, this means that building fronts must fall within that range of distances from the front property line. Where there is a range, the front façade does not have to be parallel to the street or in a single plane, as long as the front façade remains within the range.

c.

At least 75 percent of the building frontage is required to align with the build-to line. The remaining 25 percent may be recessed up to ten feet behind the build-to line, for instance to provide recessed pedestrian entrances or simply for architectural diversity.

d.

Build-to lines are subject to adjustment to maintain visibility for vehicles exiting onto primary streets.

i.

Required visibility triangles must be maintained on both sides of intersecting streets and exiting driveways or to provide equivalent visibility.

ii.

Within these visibility triangles, no buildings, shrubs, or low-hanging tree limbs may obstruct visibility between the height of two feet and six feet above ground. However, visibility triangles are not required at intersections with roundabouts or all-way stop signs.

e.

Upper floors are encouraged to remain in the same vertical plane as the first floor. Awnings, canopies, balconies, bay windows, porches, stoops, arcades, and colonnades are allowed on building exteriors provided that they comply with the frontage standards.

f.

Build-to line requirements shall take precedence over any buffer or setback requirements imposed by other portions of this code.

3.

General requirements for setback lines: Minimum setbacks from property lines are defined for each zoning district.

D.

Building height: Table 3.1.4B shows building heights in the format of lot types by development district with the height minimum (stories/feet) and maximum (stories/feet) inclusive of required finish ground floor heights (30 inches), and plus additional height for allowable parapets.

E.

Wide buildings: The lot/building types allows a variety of buildings to be as wide and deep as the entire block face. When one of these wide buildings is placed directly across a street from significantly narrower lots, the principal façade of buildings on these lots must be varied with a change of architectural expression that reflects the widths of the narrower lots. These changes in expression may be a vertical element running from sidewalk to roof, a change in fenestration or style, color, or texture, or a break in façade plane or roof line. These changes may be subtle or significant, but must soften the visual effect of very wide buildings directly across the street from narrower buildings.

F.

Story heights: The ground story of commercial and mixed-use buildings must be from 12 feet minimum to 18 feet maximum tall. Each story above the ground story in commercial buildings must be from ten feet minimum to 15 feet maximum tall. Story heights are measured from the floor to the bottom of the lowest structural member that supports the story above.

G.

Accessory buildings: Each of the following lot/building types are permitted accessory buildings per Table 3.1.5: institutional; civic; mixed-use building; apartment/condominium; townhouse; villa/attached; single family detached; estate; countryside tract; and farms. Accessory buildings to serve the small box retail/drive through building type are subject to review by the zoning administrator to confirm compliance with section 3.4.5.2. Accessory buildings for small lot retail/drive through building/lot types shall not cumulatively exceed the size of the principal building.

One accessory dwelling unit per principal building may be allowed following the approval of a SUP for the farm building/lot types. Accessory dwelling units may not exceed the size limitations in table 3.1.4A and must maintain the same side yards as required for the principal building.

H.

Primary entrance/access: The primary entrance of every building must directly face a street or a civic space, except as noted in section 3.4.6.

Table 3.1.4A

Lot Types	Lot size (max/min in sq. ft.)	Lot width (min/max in ft.)	Building width (min/max>	Lot Coverage by Buildings	Yard requirements			Encroachments	Floor to Ceiling Height (Ground floor/Upper floor)	Finish Ground Floor Above Grade (min/max in inches)	Accessory Building (max in sq. ft.)
					Front (min./max)	Rear (min/max)	Side (min/max)
Commercial, Primary	10,000/none	100/300	80%/100%	40%	0/5	0/25	0/0	12	12/10	0/0	Zoning Admin. Review
Commercial, Urban	10,000/none	24/100	80%/100%	80%	0/5	0/15	0/0	12	12/10	0/0	Zoning Admin. Review
Parking Garage Building	10,000/none	100/300	80%/100%	80%	0/5	0/15	0/0	12	12/10	0/0	Zoning Admin. Review
Office Building	10,000/none	100/300	80%/100%	60%	10/50	0/0	0/0	14	12/10	0/0	Zoning Admin. Review
Small Box Retail/Drive- Through	1.50 acres max lot size, 10,000 g.f.a. max building size	50/100	n/a	60%	0/5	25/50	15/25	Not Permitted	n/a	0/0	Zoning Admin. Review
Institutional	Varies by District	50/none	n/a	80%	n/a	15/none	n/a	12	n/a	0/0	1,250
Civic	Varies by District	100/none	n/a	50%	20/50	25/none	25/none	12	12/10	30/60	1,250
Mixed-Use, Building	2,400/none	24/none	80%/100%	90%	0/5	0/15	0/0	12	12/9	0/0	Zoning Admin. Review
Apartment/ Condominium	4,800/18,000	48/120	70%/90%	80%	5/10	15/30	0/0	5	10/9	30/60	Zoning Admin. Review
Townhouse	1,800/4,000	16/32	80%/100%	80%	5/10	15/30	0/0	5	n/a	30/60	625
Villa/Attached	7,500/21,780	50/110	70%/90%	60%	10/20	10/40	5/10	Not Permitted	n/a	30/60	800
Single-Family Detached	7,500/21,780	50/110	60%/80%	50%	15/30	10/40	5/10	Not Permitted	n/a	30/60	1,250
Estate	14,520/43,560	60/none	n/a	30%	20/50	20/70	10/50	Not Permitted	n/a	30/60	2,500
Countryside Tract	43,560/none	200/none	n/a	15%	50/70	50/none	50/none	Not Permitted	n/a	30/60	No Max.
Farm	217,800/none	200/none	n/a	10%	50/none	50/none	50/none	Not Permitted	n/a	30/60	No Max.
NOTES:	Corner lots must meet front yard requirements of the applicable jurisdiction. Minimum rear yards apply to principal buildings. Buildings for all accessory uses (including garages and ancillary dwellings must maintain five-foot minimum rear yard, except where the rear yard is an alley where no separation is necessary. Encroachments permitted on building frontage only except Countryside tract and farm lot types; Corner lots have frontage on each abutting street. See section 3.1.3L Villa/attached development standards for details on lot width requirements. See section 3.1.3M single family detached development standards for details on lot width requirements. Side yard setback—zero feet side yards are permitted for attached structures. No maximum except as limited by "maximum lot coverage" requirements. 25 feet maximum allowed for office building type in town center. All other districts, setback maximum is zero.

 

Table 3.1.4B

Lot Types	Development Districts Height, min/max in stories (ft.)
	Mixed-Use Commercial	Town center	General Neighborhood	Neighborhood Residential	Rural Residential
Commercial, Primary	2(24)See Note 1 for Max height	2(24)/4(46) plus 3 ft.	—	—	—
Commercial, Urban	2(24)See Note 1 for Max height	2(24)/4(46) plus 3 ft.	2(24)/4(46) plus 3 ft.	—	—
Parking Garage Building	2(24)See Note 1 for Max height	2(24)/4(46) plus 3 ft.	2(24)/4(46) plus 3 ft.	—	—
Office Building	2(24)See Note 1 for Max height	2(24)/4(46) plus 3 ft.	2(24)/4(46) plus 3 ft.	—	—
Small Box Retail/Drive- Through	1(12)See Note 1 for Max height	—	—	—	—
Institutional	2(24)See Note 1 for Max height	2(24)/4(46) plus 3 ft.	2(24)/4(46) plus 3 ft.	2(24)/4(35) plus 3 ft.	2(24)/4(35) plus 3 ft.
Civic	2(24)See Note 1 for Max height	1(26.5)/4(51) plus 3 ft.	2(26.5)/4(51) plus 3 ft.	2(24)/4(51) plus 3 ft.	2(26.5)/4(51) plus 3 ft.
Mixed-Use Building	2(24)See Note 1 for Max height	2(23)/4(43) plus 2 ft.	2(23)/4(43) plus 2 ft.	2(23)/3(33) plus 2 ft.	2(23)/3(33) plus 2 ft.
Apartment/ Condominium	2(24)See Note 1 for Max height	2(23.5)/4(46) plus 2 ft.	2(23.5)/4(46) plus 2 ft.	2(23.5)/4(46) plus 2 ft.	—
Townhouse	2(24)See Note 1 for Max height	2(23.5)/3(37) plus 15 ft. max	2(23.5)/3(37) plus 15 ft. max	2(23.5)/3(37) plus 15 ft. max	—
Villa/Attached	2(24)See Note 1 for Max height	1(13.5)/3(37) plus 15 ft. max	1(13.5)/3(37) plus 15 ft. max	1(13.5)/3(37) plus 15 ft. max	—
Single-Family Detached	—	—	1(13.5)/3(37) plus 15 ft. max	1(13.5)/3(37) plus 15 ft. max	1(13.5)/3(37) plus 15 ft. max
Estate	—	—	—	—	1(13.5)/3(37) plus 15 ft. max
Countryside Tract	—	—	—	—	1(13.5)/3(37) plus 15 ft. max
Farm	—	—	—	1(13.5)/3(37) plus 15 ft. max	1(13.5)/3(37) plus 15 ft. max
NOTES:	No height maximum in mixed use commercial except building heights within 100 feet of the neighborhood residential district, the rural residential district and residentially zoned areas outside the Plan area shall be a maximum of two stories. Note: The "agriculture" zoning district in Madison County is not considered "residential" zoning.

 

(Ord. No. 6016-07-16, 7-19-2016)

The following summarizes and further illustrates the permitted and conditional uses for the various lot/building types.

A.

Permitted uses: Table 3.1.5 identifies the permitted, conditional and not-permitted uses for each lot/building type.

B.

Accessory uses: Accessory uses and structures not listed in Table 3.1.5 are regulated in the same manner as the lot/building type would otherwise provide for each permitted use.

C.

Permitted uses for additional lot types: If additional lot types are proposed during the application process, comparable assignments of land uses must also be proposed. Administration of the appropriate jurisdiction will decide to accept, modify, or reject such assignments during the approval process based on its determination as to their consistency with the planning, design, and compatibility principles set forth in the regulatory plan and the development districts (in accordance with article 1.0).

Table 3.1.5

Y=Allowed S=Special Use Z=Zoning Administer

Lot Type

Commercial, General

Commercial, Neighborhood

Commercial, Retail

Institutional

Religious Facilities

Ancillary Drive Throughs

Civic

Multi-Family(5+)

Villa/Attached

Single-Family Attached

Single-Family Detached

Estate Home

Countryside Use

Accessory or Ancillary, Residential

Accessory or Ancillary, General

Agriculture (in unincorp. Madison County only)

Commercial, Primary

Y

—

Y

—

S

Z

—

—

—

—

—

—

—

—

—

Commercial, Urban

Y

Y

Y

—

S

Z

—

S

—

—

—

—

—

—

—

Parking Garage Building

Y

S

Y

S

—

Z

S

Y

—

—

—

—

—

—

—

Office Building

Y

—

—

Y

—

Z

Y

—

—

—

—

—

—

—

—

Small Box Retail/Drive- Through

MC only

MC only

MC only

MC only

—

MC only

—

—

—

—

—

—

—

Yes except drive throughs (see footnotes 1 and 4 below)

—

Institutional

Y

—

S

Y

Y

Z

—

—

—

—

—

—

—

Y

—

Civic

Y

—

S

—

Y

Z

Y

—

—

—

—

—

—

Y

—

Mixed-Use Building

Y

Y

Y

Y

—

Z

Y

Y

—

—

—

—

—

Y

—

Apartment/ Condominium

S

Y

S

S

—

—

Y

—

Y

—

—

—

—

Y

—

Townhouse

—

S

—

—

—

—

—

—

Y

—

—

—

—

Y

—

Villa/Attached

—

S

—

—

—

—

—

Y

Y

—

—

—

—

Y

—

Single-Family Detached

—

S

—

—

—

—

—

—

Y

—

—

—

Y

—

Estate

—

—

—

—

—

—

—

—

—

Y

Y

Y

—

Y

Y

Countryside Tract

—

—

—

—

—

—

—

—

—

Y

Y

Y

—

Y

Y

Farm

—

—

—

—

—

—

—

—

—

Y

Y

Y

S

Y

Y

 

Drive through facilities/lanes are allowed in the town center and mixed use commercial district after review by the zoning administrator if the drive through is ancillary to/attached to one of the allowed commercial building types for these districts. See 3.2.4 M.

Special use permits required for "accessory dwelling units" for farms. See 3.1.4H for details.

Parking garage for +5 dwelling unit multi-family building only.

The "small box retail/drive through" building/lot type is only allowed in the mixed use (MC) commercial district. See 3.1.3E small box retail/drive through and 3.4.5.2 architectural standards.

(Ord. No. 6016-07-16, 7-19-2016)