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Edwardsville |
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Code of Ordinances |
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Appendix B. ZONING |
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Appendix I. I-55 ZONING CORRIDOR |
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Appendix 3.0. DEVELOPMENT REGULATIONS |
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Appendix 3.2. FRONTAGE TYPES |
§ 3.2.2. Applicability.
Each proposed building shall be designed to incorporate a frontage type designed in compliance with the standards of this section for the applicable type, except for public and institutional buildings, which because of their unique disposition and application are not required to comply with frontage type requirements. Frontage types are required for all buildings within each lot/building type as shown in Table 3.2.2.
Additionally, frontage types are in all cases required to meet any state or local regulations in effect regarding accessibility and equality, such as the Americans with Disabilities Act of 1990.
(Ord. No. 6016-07-16, 7-19-2016)
Table 3.2.2 Frontage Types By Lot/Building Type.
Frontage Type Commercial, primary Commercial, urban Parking garage building Office building Small box retail/drive-Through Institutional Civic Mixed-use building Apartment/condominium Townhouse Common yard • Porch • • • • • Stoop • • • • • Forecourt • • • Awnings and canopies • • • • • • • • Balconies • • • • • • • • • Colonnades • • • • • • • Arcades • • • • • • • Terrace and lightcourt • • Bay windows • • • • • • • • • • Storefront • • • • • • • • Cafe • • • • • • • Drive throughs
attached to
commericial buildings• • • • • (Ord. No. 6016-07-16, 7-19-2016)
The 12 frontage types are described hereunder:
A.
Common yard: A planted frontage wherein the façade of the building is set back substantially from the front property line. The resulting front yard can be defined or undefined but typically, remains unfenced and is visually continuous with adjacent yards, supporting a common landscape. The front yard may also be raised from the sidewalk, creating a small retaining wall at the property line with entry steps to the yard.
B.
Porch: Front yard porches are a common frontage primarily associated with single family houses, but used with other building types depending on the context. The porch can encroach forward of the build-to line but shall not extend into the right-of-way. Front porches must be open, non-air conditioned parts of the buildings with no screens. The porch can be one story only.
C.
Stoop: A frontage wherein the façade of the building is close to the front property line and the ground story is elevated from the sidewalk, securing privacy for the windows and front rooms. The entrance is usually an exterior stair and landing and it engages the sidewalk. Stoops may occur forward of the build-to line. Stoops are suitable for ground-floor residential uses with short setbacks and must correspond directly to building entries.
D.
Forecourt: The main façade of the building is at or near the frontage line and a small percentage of it is set back, creating a small court. The space could be used as an entry court or shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within commercial zones. The proportions and orientation of these spaces should be carefully considered for solar orientation and user comfort. This frontage should not be repeated within a block.
E.
Awnings and canopies: The main façade of the commercial or retail building is at or near the frontage line and the canopy or awning element may overlap the sidewalk and occur at the ground story 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.
F.
Balconies: Balconies shall occur forward of the build-to-line and may encroach within the right-of-way, but shall not extend past the curb line (while leaving adequate clearance for a standard truck height). Balconies may have roofs, but must be open, non-air conditioned parts of the buildings. On corners, balconies may wrap around the side of the building facing the side streets.
G.
Colonnades: The main façade of the retail building is at the frontage line and the colonnade element overlaps the sidewalk and encroaches into the public right-of-way (while leaving adequate clearance for a standard truck height). The entry should be at the same grade as the sidewalk. This type can be one or two stories. This frontage type is ideal for retail use but only when the sidewalk is fully absorbed within the colonnade so that a pedestrian cannot bypass it. Due to the overlap of the right-of-way, an easement shall be required.
H.
Arcades: Arcades are façades with an attached colonnade that is covered by upper floors which are habitable space. This type is suitable for retail use, but only when the sidewalk is fully absorbed within the arcade. Due to the overlap of the right-of-way, an easement shall be required.
I.
Terrace and light court: A frontage wherein a portion of the façade is set back from the property line by an elevated terrace or sunken light court. This type buffers residential use from urban sidewalks and removes the private yard from public encroachment. The terrace is suitable for conversion to outdoor cafés as the eye of the sitter is level with that of the standing passerby.
J.
Bay windows: A frontage type wherein bay windows are permitted and may occur forward of the build-to line. Bay windows projecting from the second floor or higher may encroach within the right-of-way.
K.
Storefront: A storefront frontage is at or close to the edge of the pedestrian zone, with the entrance at sidewalk grade. An overhang, canopy, shading element, or awning that encroaches over the sidewalk is required.
L.
Café: A café frontage is used with a store front and accommodates outdoor seating for restaurants and cafés.
M.
Drive throughs attached to commercial buildings: Drive throughs attached to commercial buildings comprised of 10,000 square feet or greater in gross floor area can present access and interior site design challenges for automobiles, can impact the off-site functionality of public streets and private drive aisles, and may pose safety concerns for pedestrians. They are therefore required to comply with section 3.2.4M.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4 Frontage types and standards.
The character and arrangement of the private frontage is regulated by the frontage type standards herein, which shall be applied to each lot/building type to create a particular and appropriate transitional relationship between the private and public realm. This relationship between the private and public realm is what collectively defines the nature of the streetscape. Frontage types represent a range of extensions of the basic façade of the building and a lot may be developed only with a building having a frontage type as permitted in lot/building types shown on the table 3.2.2. While these standards provide a range of frontage types permitted within each lot/building type, the actual choice and review of a type shall be dictated by individual building designs and, ultimately, in accordance with article 1.0 of this Code. The inclusion of at least one frontage type is required on each principal façade of all commercial buildings. The following is the range of permitted frontage types and character examples are provided for each for illustrative purposes only.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.A Common yard.
1.
Description: A planted frontage wherein the façade of the building is set back substantially from the front property line. The resulting front yard can be defined or undefined, but typically remains unfenced and is visually continuous with adjacent yards, supporting a common landscape. The front yard may also be raised from the sidewalk, creating a small retaining wall at the property line with entry steps to the yard.
2.
Conditions: Fences or walls defining and/or retaining the front yard, including knee walls or short fences, may not exceed four feet in height from the adjacent sidewalk. If lots are higher than four feet above the sidewalk then they should be sloped, terraced or stepped back from the sidewalk.
3.
Encroachments: Not permitted.
4.
Frontages permitted by lot/building types:
a.
Townhouse.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.B Porch.
1.
Description: Front yard porches are a common frontage primarily associated with single family houses, but used with other building types depending on the context. The porch can encroach forward of the build-to line but shall not extend into the right-of-way. Front porches must be open, non-air conditioned parts of the buildings with no screens. The porch can be one story only.
2.
Conditions: The porch must be a minimum of ten feet tall, measured from the finished grade. The length of the porch can vary from a minimum of 25 percent of the building to a maximum of 100 percent. A minimum clear depth of six feet or maximum of 12 feet on primary streets and ten feet on side streets is required within the development standards to ensure usability. Porches must be raised to transition into the building and be of a similar height of the interior floor level. In no cases may the porches be raised more than five feet from the adjacent grade.
3.
Encroachments: Permitted. See article 3.0 section 3.1.3.
4.
Frontages permitted by lot/building types:
a.
Small box retail, drive-through.
b.
Institutional.
c.
Civic.
d.
Apartment/condominium.
e.
Townhouse.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.C Stoop.
1.
Description: A frontage wherein the façade of the building is close to the front property line and the ground story is elevated from the sidewalk, securing privacy for the windows and front rooms. The entrance is usually an exterior stair and landing and it engages the sidewalk. Stoops may occur forward of the build-to line. Stoops are suitable for ground-floor residential uses with short setbacks and must correspond directly to building entries.
2.
Conditions: The stoop should be elevated a minimum of three feet above the sidewalk to ensure privacy within the building. The stairs from the stoop may lead directly to the sidewalk or may be side loaded. A roof may also cover the stoop. Stoops should have a six foot minimum depth and five foot minimum length. Stoops may be at grade or raised to transition into the building. In no case may the ground story be elevated more than three feet above the adjacent sidewalk. Fences or walls defining the stoop or front setback may not exceed 30 inches from the highest adjacent finished grade.
3.
Encroachments: Permitted. See article 3.0 section 3.1.3.
4.
Frontages permitted by lot/building types:
a.
Small box retail, drive-through.
b.
Institutional.
c.
Civic.
d.
Apartment/condominium.
e.
Townhouse.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.D Forecourt.
1.
Description: The main façade of the building is at or near the frontage line and a small percentage of it is set back, creating a small court. The space could be used as an entry court or shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within commercial zones. The proportions and orientation of these spaces should be carefully considered for solar orientation and user comfort. This frontage should not be repeated within a block.
2.
Conditions: A forecourt is not covered, and must be at least ten feet by ten feet and a maximum of ten feet by 30 feet and in no case greater than 50 percent of lot width. Forecourts between ten and 15 feet in depth shall be substantially paved, and enhanced with landscaping. Forecourts between 15 and 30 feet in depth shall be designed with a balance of paving and landscaping.
3.
Encroachments: Not permitted.
4.
Frontages permitted by lot/building types:
a.
Institutional.
b.
Civic.
c.
Apartment/condominium.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.E Awnings and canopies.
1.
Description: The main façade of the commercial or retail building is at or near the frontage line and the canopy or awning element may overlap the sidewalk and occur 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.
2.
Conditions: Awnings and canopies must be located a minimum of eight feet above the adjacent sidewalk. Awnings may only cover openings so as to not cover the entire facade. This type is appropriate for retail and commercial uses only because of the lack of a raised ground story.
3.
Encroachments: Permitted. Fixed awnings may extend a maximum of four feet over the public right-of-way but may not extend past the curb. Movable awnings may extend the full depth of the permitted encroachment (while leaving clearance for a standard truck height). See article 3.0 section 3.1.3.
4.
Frontages permitted by lot/building types:
a.
Commercial, primary.
b.
Commercial, urban.
c.
Parking garage/liner building.
d.
Office building.
e.
Small box retail, drive through.
f.
Institutional.
g.
Civic.
h.
Mixed-use building.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.F Balconies.
1.
Description: Balconies shall occur forward of the build-to-line and may encroach within the right-of-way, but shall not extend past the curb line. Balconies may have roofs, but must be open, non-air conditioned parts of the buildings. On corners, balconies may wrap around the side of the building facing the side streets.
2.
Conditions: Balconies should have a maximum depth of six feet for the second floor balconies and a minimum of ten feet clear height with a maximum coverage of 25 percent to 75 percent of the building façade.
3.
Encroachments: Permitted. See article 3.0 section 3.1.3.
4.
Frontages permitted lot/building types:
a.
Commercial, primary.
b.
Commercial, urban.
c.
Parking garage/liner building.
d.
Office building.
e.
Institutional.
f.
Civic.
g.
Mixed-use building.
h.
Apartment/condominium.
j.
Townhouse.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.G Colonnades.
1.
Description: The main façade of the retail building is at the frontage line and the colonnade element overlaps the sidewalk and encroaches into the public right-of-way. The entry should be at the same grade as the sidewalk. This type can be one or two stories. This frontage type is ideal for retail use but only when the sidewalk is fully absorbed within the colonnade so that a pedestrian cannot bypass it. Due to the overlap of the right-of-way, an easement shall be required.
2.
Conditions: A minimum depth is required within the development standards to ensure usability. The height and the proportions of the colonnade may correspond to the facade consistent with the architectural style of the building, provided a minimum of ten feet width clear is met in all directions while leaving clearance for a standard truck height. Soffits, columns, and arches shall be treated consistent with the architecture of the building. Maximum sidewalk width between curb and face of arcade shall be three feet, except at curb extensions provided at intersections.
3.
Encroachments: Permitted. See article 3.0 section 3.1.3.
4.
Frontages permitted by lot/building types:
a.
Commercial, primary.
b.
Commercial, urban.
c.
Parking garage/liner building.
d.
Office Building.
e.
Institutional.
f.
Civic.
g.
Mixed-use building.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.H Arcades.
1.
Description: Arcades are facades with an attached colonnade that is covered by upper stories which are habitable space. This type is suitable for retail use, but only when the sidewalk is fully absorbed within the arcade. Due to the overlap of the right-of-way, an easement shall be required.
2.
Conditions: A minimum depth is required within the development standards to ensure usability. The height and the proportions of the arcade may correspond to the facade consistent with the architectural style of the building, provided a minimum of ten feet wide clear is met in all directions while leaving clearance for a standard truck height. Soffits, columns, and arches may be treated consistent with the architecture of the building. Maximum sidewalk width between curb and face of arcade shall be three feet except at curb extensions provided at intersections. Arcades shall be well lit and provide a safe environment.
3.
Encroachments: Permitted. See article 3.0 section 3.1.3.
4.
Frontages permitted by lot/building types:
a.
Commercial, primary.
b.
Commercial, urban.
c.
Parking garage/liner building.
d.
Office building.
e.
Institutional.
f.
Civic.
g.
Mixed-use building.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.I Terrace and lightcourt.
1.
Description: A frontage wherein a portion of the façade is set back from the property line by an elevated terrace or sunken lightcourt. This type buffers residential use from urban sidewalks and removes the private yard from public encroachment. The terrace is suitable for conversion to outdoor cafes as the eye of the sitter is level with that of the standing passerby.
2.
Conditions: The elevation of terraces may not exceed three feet above the highest adjacent finished grade or sidewalk. The elevation of basements accessed by a lightcourt may not exceed six feet below the lowest adjacent finished grade or sidewalk.
3.
Encroachments: Not permitted.
4.
Frontages permitted by lot/building types:
a.
Apartment/condominium.
b.
Townhouse.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.J Bay windows.
1.
Description: A frontage type wherein bay windows are permitted and may occur forward of the build-to line. Bay windows projecting from the second floor or higher may encroach within the right-of-way.
2.
Conditions: Bay windows shall have fenestration on both front and side surfaces and should have a maximum depth of six feet and a maximum length of eight feet.
3.
Encroachments: Permitted. See article 3.0 section 3.1.3.
4.
Frontages permitted by lot/building types:
a.
Commercial, primary.
b.
Commercial, urban.
c.
Parking garage/liner building.
d.
Office building.
e.
Small box retail, drive through.
f.
Institutional.
g.
Civic.
h.
Mixed-use building.
i.
Apartment/condominium.
j.
Townhouse.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.K Storefront.
1.
Description: A storefront frontage is at or close to the edge of the pedestrian zone, with the entrance at sidewalk grade. An overhang, canopy, shading element, or awning that encroaches over the sidewalk is required.
2.
Conditions: A storefront frontage shall have transparent fenestration in form of glass panes comprising a minimum of 60 percent of the ground-floor building envelope. The bottom of the fenestration (window sill line) shall be a maximum of 30 inches above the highest adjacent finished grade or sidewalk. Entry doors shall be a minimum of eight feet high by three feet wide and shall have glazing on a minimum of 50 percent of their surface area. The overhang or canopy must be a maximum of ten feet above the adjacent finished grade or sidewalk and must not overhang the public right-of-way more than five feet.
3.
Encroachments: Permitted. See article 3.0 section 3.1.3.
4.
Frontages permitted by lot/building types:
a.
Commercial, primary.
b.
Commercial, urban.
c.
Parking garage/liner building.
d.
Office building.
e.
Small box retail, drive-through.
f.
Institutional.
g.
Civic.
h.
Mixed-use building.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.L Café
1.
Description: A café frontage is used with a storefront and accommodates outdoor seating for restaurants and cafes.
2.
Conditions: A café frontage may be set back a maximum of 15 feet from the edge of the pedestrian zone. Café frontages may include roll up doors and bi-fold doors. Fences and walls are permitted to a maximum of 36 inches high. Café frontage may be covered or open to the air.
3.
Encroachments: Permitted. See article 3.0 section 3.1.3.
4.
Frontages permitted by lot/building types:
a.
Commercial, primary
b.
Commercial, urban.
c.
Parking garage/liner building.
d.
Office building.
e.
Small box retail, drive-through.
f.
Mixed-use building.
(Ord. No. 6016-07-16, 7-19-2016)
3.2.4.M Drive throughs attached to commercial buildings.
1.
Description: An ancillary drive through facility attached to a commercial building described in sections 3.1.3A, 3.1.3B, 3.1.3C, 3.1.3D, and 3.1.3H and comprised of greater than 10,000 square feet of gross interior space located within the town center or mixed use commercial districts.
2.
Conditions: Drive throughs attached to the commercial building types noted above shall only be allowed when the applicant and/or site meets all of the following conditions. Staff shall review and approve these conditions before drive-throughs attached to commercial buildings will be allowed:
a.
Subject lot has frontage along a collector or an arterial street (see section 6) in town center or mixed use commercial district;
b.
Access to and from the subject site utilizes only collector and/or arterial streets (with appropriate minimum distance spacing between driveways per the city Land Development Code);
c.
For lots without direct driveway access as provided above in b., drive through facilities shall provide an internal traffic circulation plan which demonstrates how vehicular traffic will travel from the public street or alley to the subject tract and provide public cross-access easements to adjoining lots.
d.
A circulation plan which demonstrates pedestrian linkages to/from the building to all parking areas and the public street is required. Pedestrian paths shall use decorative pavement or painting and minimize locations where the path crosses drive aisles, stacking lanes or parking areas. The path shall adhere to Americans with Disabilities Act (ADA) and Illinois Accessibility Code standards.
e.
Drive through plans must demonstrate adequate stacking space in the drive-through lanes to ensure the queue does not overlap pedestrian paths or impede passage in required on-site drive aisles, and will not result in queue lines which encroach onto adjoining lots/uses, off-site drive aisles or into the public street right-of-way.
3.
Encroachments: Not permitted.
4.
Frontages permitted by lot/building types:
a.
Commercial, primary (See 3.1.3A).
b.
Commercial, urban (See 3.1.3B).
c.
Parking garage/liner building (See 3.1.3C).
d.
Office building (See 3.1.3D).
e.
Mixed-use building (See 3.1.3H).
(Ord. No. 6016-07-16, 7-19-2016)