Article 13 Suburban Neighborhoods Residential Districts

PURPOSE OF THE SUBURBAN NEIGHBORHOODS

Suburban Neighborhoods developed primarily in the latter half of the 20th Century. These areas are characterized by lower density development, including neighborhoods of single-family development on lots of various sizes and more spacious setbacks between homes than found in older areas of the City with a generally uniform front setback within each square. Commercial areas within the Suburban Neighborhoods tend to be physically separated from residential areas and have few, if any, ground floor residential uses. These areas are generally located along arterial streets and typically provide accommodation for the automobile, reflecting a more suburban style of development.

The residential districts of Suburban Neighborhoods contain regulations that create and maintain living environments that preserve and reflect a form of lower density development. Within Suburban Neighborhoods, the residential districts gradually increase in density, such that the general neighborhood character is a transition from single-family through multi-family that may abut or be in closer proximity to commercial districts.

CHARACTER OF THE SUBURBAN NEIGHBORHOODS

The character of the residential districts of the Suburban Neighborhoods is defined by:

»         A suburban development type, typified by housing with larger setbacks from the street and between structures, a lower density than the more urban areas of the City, and accommodation for the automobile on-site

»         Neighborhoods are generally developed with a particular residential dwelling type, such as single-family dwellings

»         Mid-century modern housing types, such as ranch homes and craftsman bungalows, are predominant rather than historic New Orleans architecture

 

13.1 Purpose Statements   

13.1.A Purpose of the S-RS Single-Family Residential District   

The S-RS Single-Family Residential District is intended for single-family residential neighborhoods developed after World War II where a more uniform lotting pattern is evident with larger, generally uniform setbacks. Limited non-residential uses such as places of worship that are compatible with surrounding residential neighborhoods may be allowed. 

13.1.B Purpose of the S-RD Two-Family Residential District   

The S-RD Two-Family Residential District is intended for use in newer areas of the City to facilitate the creation and maintenance of a more compact development type, where there may be a mix of housing types, including two-family and townhouse dwellings. Limited non-residential uses such as places of worship that are compatible with surrounding residential neighborhoods may be allowed.

13.1.C Purpose of the S-RM1 Multi-Family Residential District   

The S-RM1 Multi-Family Residential District is intended to maintain a residential environment that permits a variety of dwelling types. Population density is maintained in the medium range, and multi-family buildings up to four stories are permitted. Limited non-residential uses such as places of worship that are compatible with surrounding residential neighborhoods may be allowed.

13.1.D Purpose of the S-RM2 Multi-Family Residential District   

The S-RM2 Multi-Family Residential District is intended to maintain a residential environment that permits a variety of dwelling types. Population density is maintained in the medium range, and multi-family buildings up to four stories are permitted. The district is intended for suburban multi-family areas. Limited non-residential uses such as places of worship that are compatible with surrounding residential neighborhoods may be allowed.

13.1.E Purpose of the S-LRS1 Lakeview Single-Family Residential District   

The S-LRS1 Lakeview Single-Family Residential District is intended to provide for and encourage low density single-family residential development of a relatively spacious character, together with places of worship, recreational facilities, and accessory uses as may be necessary or typical for residential surroundings, in such a manner as to preserve the distinctive character of the Lakeview area. The district also is intended to provide for the maintenance of existing residential densities as well as opportunities for compatible residential growth.

13.1.F Purpose of the S-LRS2 Lake Vista and Lake Shore Single-Family Residential District   

The S-LRS2 Lake Vista and Lake Shore Single-Family Residential District is intended to provide for and encourage low-density single-family residential development of a relatively spacious character consistent with the unique development pattern of the Lake Vista and Lake Shore areas together with places of worship, recreational facilities, and accessory uses as may be necessary or typical for residential surroundings. 

13.1.G Purpose of the S-LRS3 Lakewood and Country Club Gardens Single-Family Residential District   

The S-LRS3 Lakewood and Country Club Gardens Single-Family Residential District is intended to provide for and encourage low-density single-family residential development of a relatively spacious character in the Lakewood area, together with places of worship, recreational facilities, and accessory uses as may be necessary or typical for residential surroundings. This district is also intended to protect existing development of this character. Greater lot widths are required in the S-LRS3 District than in the S-LRS1 Lakeview Single-Family Residential District. 

13.1.H Purpose of the S-LRD1 Lake Vista Two-Family Residential District   

The S-LRD1 Lake Vista Two-Family Residential District is intended to provide for two-family development consistent with the historic character of development in the Lake Vista area, together with places of worship, recreational facilities, and accessory uses as may be necessary or typical for residential surroundings.

13.1.I Purpose of the S-LRD2 Lakewood/Parkview Two-Family Residential District   

The S-LRD2 Lakewood/Parkview Two-Family Residential District is intended to provide for two-family development on smaller lots of record in more densely populated sections of the Lake Area, together with places of worship, recreational facilities, and accessory uses as may be necessary or typical for residential surroundings.

13.1.J Purpose of the S-LRM1 Lake Area Low-Rise Multi-Family Residential District   

The S-LRM1 Lake Area Low-Rise Multi-Family Residential District is intended to provide for low-rise, medium density multi-family residential development in the Lake Area in proximity to single-family and two-family residential development.

13.1.K Purpose of the S-LRM2 Lake Area High-Rise Multi-Family Residential District   

The S-LRM2 Lake Area High-Rise Multi-Family Residential District is intended to provide for medium to high-rise, high density multi-family residential development in proximity to single-family and two-family residential development, neighborhood business, general commercial, or marina areas.

13.2 Uses   

Only those uses of land listed under Table 13-1: Permitted and Conditional Uses as permitted uses or conditional uses are allowed within the Suburban Neighborhood Districts. A “P” indicates that a use is permitted within that zoning district. A “C” indicates that a use is a conditional use in that zoning district and would require a conditional use approval as required in Section 4.3 (Conditional Use). No letter (i.e., a blank space) or the absence of the use from the table indicates that use is not permitted within that zoning district.

Table 13-1: Permitted and Conditional Uses

USE1

DISTRICTS

USE STANDARDS

S-RS

S-RD

S-RM1

S-RM2

RESIDENTIAL USE

Artist Community

 

 

P

P

Section 20.3.F

Bed and Breakfast - Accessory

P

P

P

P

Section 20.3.I

Day Care Home, Adult or Child – Small

 

P

P

P

Section 20.3.T

Day Care Home, Adult or Child – Large

 

 

C

C

Section 20.3.T

Dwelling, Established Two-Family

P,C4

 

 

 

Section 20.3.W

Dwelling, Single-Family

P

P

P

P

 

Dwelling, Two-Family

 

P

P

P

Section 20.3.Y

Dwelling, Townhouse

 

C

P

P

 

Dwelling, Multi-Family

 

 

P

P

 

Group Home, Small

P

P

P

P

Section 20.3.GG

Group Home, Large

 

 

P

P

Section 20.3.GG

Group Home, Congregate

 

 

C

C

Section 20.3.GG

Permanent Supportive Housing

 

 

P

P

Section 20.3.PP

Residential Care Facility

 

P

P

P

Section 20.3.YY

INDUSTRIAL USE

Borrow Pit

C

C

C

C

Section 20.3.J

Solar Energy System – Solar Garden Only

C

C

C

C

Section 20.3.DDD

INSTITUTIONAL USE

Community Center

C

C

C

C

 

Convent and Monastery

P

P

P

P

 

Cultural Facility

C

C

C

C

Section 20.3.R

Educational Facility, Primary

C

C

C

C

Section 20.3.Z

Educational Facility, Secondary

C

C

C

C

Section 20.3.Z

Government Offices

P

P

P

P

 

Hospital

 

 

C

C

 

Place of Worship

P

P

P

P

 

Public Works and Safety Facilities

C

C

C

C

 

Social Club or Lodge

C

C

C

C

Section 20.3.CCC

OPEN SPACE USE

Agriculture – No Livestock

P

P

P

P

Section 20.3.C

Agriculture – With Livestock

C

C

C

C

Section 20.3.C

Horse Stables (Commercial)

C

 

 

 

Section 20.3.HH

Parks and Playgrounds

P

P

P

P

 

Private Residential Recreation Facility (Indoor or Outdoor)

P

P

P

P

Section 20.3.SS

Stormwater Management (Principal Use)

C

C

C

C

Section 23.12

OTHER

Public Transit Wait Station

C

C

C

C

Section 21.6.BB

Pumping Station

P

P

P

P

Section 20.3.UU

Utilities

P2

P2

P2

P2

Section 20.3.GGG

Wireless Telecommunications Antenna & Facility

C,P3

C,P3

C,P3

C,P3

Section 20.3.JJJ

Wireless Telecommunications Tower & Facility

C

C

C

C

Section 20.3.JJJ

Table 13-1: Permitted and Conditional Uses

USE1

DISTRICTS

USE STANDARDS

S-LRS1

S-LRS2

S-LRS3

S-LRD1

S-LRD2

S-LRM1

S-LRM2

RESIDENTIAL USE

Bed and Breakfast - Accessory

 

 

 

 

C

C

C

Section 20.3.I

Day Care Home, Adult or Child – Small

P

P

P

P

P

P

P

Section 20.3.T

Day Care Home, Adult or Child - Large

 

 

 

 

 

C

C

Section 20.3.T

Dwelling, Established Two-Family

P,C4

 

 

 

 

 

 

Section 20.3.W

Dwelling, Established Multi-Family

P,C4

 

 

 

 

 

 

Section 20.3.W

Dwelling, Single-Family

P

P

P

P

P

P

P

 

Dwelling, Two-Family

 

 

 

P

P

P

P

 

Dwelling, Townhouse

 

 

 

 

C

P

P

 

Dwelling, Multi-Family

 

 

 

 

 

P

P

 

Group Home, Small

P

P

P

P

P

P

P

Section 20.3.GG

Group Home, Large

 

 

 

 

 

P

P

Section 20.3.GG

Group Home, Congregate

 

 

 

 

 

C

C

Section 20.3.GG

Permanent Supportive Housing

 

 

 

 

 

P

P

Section 20.3.PP

Residential Care Facility

 

 

 

P

P

P

P

Section 20.3.YY

COMMERCIAL USE

Day Care Center, Adult or Child - Small

 

C

C

C

C

P

P

Section 20.3.S

Day Care Center, Adult or Child – Large

 

 

 

 

 

C

C

Section 20.3.S

INSTITUTIONAL USE

Community Center

C

C

C

C

C

C

C

 

Convent and Monastery

P

P

P

P

P

P

P

 

Cultural Facility

C

C

C

C

C

C

C

Section 20.3.R

Educational Facility, Primary

C

C

C

C

C

C

C

Section 20.3.Z

Educational Facility, Secondary

C

C

C

C

C

C

C

Section 20.3.Z

Educational Facility, Vocational

C

 

 

 

 

C

C

Section 20.3.Z

Government Offices

P

P

P

P

P

P

P

 

Hospital

 

 

 

 

 

C

C

 

Place of Worship

P

P

P

P

P

P

P

 

Public Works and Safety Facility

C

C

C

C

C

C

C

 

Social Club or Lodge

C

C

C

C

C

C

C

Section 20.3.CCC

OPEN SPACE USE

Agriculture – No Livestock

P

P

P

P

P

P

P

Section 20.3.C

Agriculture – With Livestock

C

C

C

C

C

C

C

Section 20.3.C

Parks and Playgrounds

P

P

P

P

P

P

P

 

Private Residential Recreation Facility (Indoor or Outdoor)

C

C

C

C

C

C

C

Section 20.3SS

Stormwater Management (Principal Use)

C

C

C

C

C

C

C

Section 23.12

OTHER

Pumping Station

P

P

P

P

P

P

P

Section 20.3.UU

Utilities

P2

P2

P2

P2

P2

P2

P2

Section 20.3.GGG

Wireless Telecommunications Antenna & Facility

C,P3

C,P3

C,P3

C,P3

C,P3

C,P3

C,P3

Section 20.3.JJJ

Wireless Telecommunications Tower and Facility

C

C

C

C

C

C

C

Section 20.3.JJJ

TABLE 13-1 FOOTNOTES

1 The terms in this column (“Use”) are defined in Article 26.

2 Electrical Utility Substations and Transmission Lines shall be subject to design review as per Article 4, Section 4.5B.5 and Table 4-2

3 Only wireless telecommunications antennas that comply with the stealth design standards of Section 20.3.JJJ are considered permitted uses. 

Established Two-Family Dwellings and Established Multi-Family Dwellings that comply with Section 20.3.W.1 are permitted uses while those that comply with Section 20.3.W.2 are conditional uses.

 

Adopted by Ord. No. 27,209, §1, Dec. 7, 2016, Zoning Docket 61/16; Ord. No. 27,375, §4, April 28, 2017, Zoning Docket 118/16

13.3 Site Design Standards   

13.3.A Bulk and Yard Regulations   

13.3.A.1 General Regulations   

Table 13-2: Bulk and Yard Regulations establishes bulk and yard regulations for the Suburban Neighborhood Districts. (Highlighted letters in Table 13-2 indicate where those bulk and yard regulations are illustrated on the accompanying site diagram.)

Table 13-2: Bulk & Yard Regulations

BULK & YARD REGULATIONS

DISTRICTS

S-RS

S-RD

BULK REGULATIONS

 

MINIMUM LOT AREA

6,000sf/du

Non-Residential: 20,000sf

SF: 4,400sf/du

2F: 2, 500sf/du

Townhouse: 2,000sf/du

Non-Residential: 20,000sf/du

A

MINIMUM LOT WIDTH

Residential: 50’

Non-Residential: 100’

SF: 40’

2F: 50’

Townhouse: 18’ per du

Non-Residential: 100’

B

MINIMUM LOT DEPTH

100’

Residential: 90’

Non-Residential: 100’

C

MAXIMUM BUILDING HEIGHT

35’

35’

 

MAXIMUM LOT COVERAGE

40%

40%

 

MAXIMUM IMPERVIOUS SURFACE - FRONT YARD

40%

40%

  MINIMUM PERMEABLE OPEN SPACE* 40% of the lot area 40% of the lot area
  MINIMUM OPEN SPACE* None Townhouse: 120sf/du
  MAXIMUM IMPERVIOUS SURFACE - CORNER SIDE YARD 40% 40%

 

MAXIMUM NUMBER OF ATTACHED TOWNHOUSE UNITS

 

6

MINIMUM YARD REQUIREMENTS

D

FRONT YARD

20’

20’

E

INTERIOR SIDE YARD

10% of lot width or 3’, whichever is greater

SF & 2F: 10% of lot width, but a minimum of 3’

Townhouse: 10’; unless adjacent to a single-family residential district, then 15’

Non-Residential: 10’

F

CORNER SIDE YARD

10’

SF & 2F: 10% of lot width, but a minimum of 3’

Townhouse & Non-Residential: 10’

G

REAR YARD

20% of lot depth or 20’, whichever is less

20% of lot depth or 20’, whichever is less

FOOTNOTES

*Regulations in effect per Interim Zoning District (IZD) by Ordinance No. 26,726.

Table 13-2: Bulk & Yard Regulations

BULK & YARD REGULATIONS

DISTRICTS

S-LRS1

S-LRS2

S-LRS3

S-LRD1

S-LRD2

BULK REGULATIONS

 

MINIMUM LOT AREA

SF: 4,800sf/du

2F: 2,500sf/du

Non-Residential: 20,000sf

Residential: 6,700sf/du

Non-Residential: 20,000sf

Lakewood South and the West Side of Bellaire Drive in Lakewood North:

Residential: 6,700sf/du

Non-Residential: 20,000sf

Country Club Gardens and Lakewood North except that portion West of Bellaire Drive:

Residential: 5,000sf/du

Non-Residential: 20,000sf

SF: 5,000sf/du

2F: 3,250sf/du

Non-Residential: 20,000sf

SF: 4,400sf/du

2F: 2,500sf/du

Non-Residential: 20,000sf

A

MINIMUM LOT WIDTH

SF: 40’

2F: 50’

Non-Residential: 100’

 

Residential: 60’

Non-Residential: 100’

Lakewood South and the West Side of Bellaire Drive in Lakewood North:

Residential: 60’

Non-Residential: 100’

Country Club Gardens and Lakewood North except that portion West of Bellaire Drive:

Residential: 50’

Non-Residential: 100’

SF: 50’

2F: 60’

Non-Residential: 100’

SF: 40’

2F: 50’

Non-Residential: 100’

B

MINIMUM LOT DEPTH

SF & 2F: 90’

Non-Residential: 100’

100’

Lakewood South and the West Side of Bellaire Drive in Lakewood North:

100’

Country Club Gardens and Lakewood North except that portion West of Bellaire Drive:

Residential: 90’

Non-Residential: 100’

Residential: 90’

Non-Residential: 100’

Residential: 90’

Non-Residential: 100’

C

MAXIMUM BUILDING HEIGHT

40’ & no more than 3 stories

35’ & no more than 3 stories

35’ & no more than 3 stories

35’ & no more than 3 stories

35’ & no more than 3 stories

 

MAXIMUM LOT COVERAGE

50%

50%

50%

 

 

  MINIMUM PERMEABLE OPEN SPACE* 40% of the lot area 40% of the lot area 40% of the lot area 40% of the lot area 40% of the lot area
  MINIMUM OPEN SPACE* None None None None Townhouse: 120sq/du
  MAXIMUM PAVING - FRONT YARD 40% 40% 40% 40% 40%
  MAXIMUM PAVING - CORNERSIDE YARD 40% 40% 40% 40% 40%

 

MAXIMUM NUMBER OF ATTACHED TOWNHOUSE UNITS

 

 

 

 

6

MINIMUM YARD REQUIREMENTS

D

FRONT YARD

20’

20’

20’

20’

20’

E

INTERIOR SIDE YARD

4’

Residential: 6’

Non-Residential: 10’

Residential: 3’

Non-Residential: 10’

Residential: 6’

Non-Residential: 10’

Residential: 3’

Non-Residential: 10’

F

CORNER SIDE YARD

10’

10’

10’

10’

10’

 

MINIMUM REQUIRED AGGREGATE OF SIDE YARDS (PERCENT OF LOT WIDTH)

20% to a maximum required aggregate of 10’

Residential: 20% to a maximum required aggregate of 10’

Non-Residential: 25% to a maximum required aggregate of 20’

Residential: 20% to a maximum required aggregate of 10’

Non-Residential: 25% to a maximum required aggregate of 20’

 

Residential: 20% to a maximum required aggregate of 10’

Non-Residential: 25% to a maximum required aggregate of 20’

Residential: 20% to a maximum required aggregate of 10’

Non-Residential: 25% to a maximum required aggregate of 20’

G

REAR YARD

20’

Residential: 16% of lot depth or 15’, whichever is greater, to a maximum of 20’

 Non-Residential: 20’

20’

Residential: 15’

Non-Residential: 20’

20’

FOOTNOTES

*Regulations in effect per Interim Zoning District (IZD) by Ordinance No. 26,726.

Table 13-2: Bulk & Yard Regulations

BULK & YARD REGULATIONS

DISTRICTS

S-RM1

S-RM2

S-LRM1

S-LRM2

BULK REGULATIONS

 

MINIMUM LOT AREA

SF: 3,125sf/du

2F: 1,750sf/du

MF – 3 Unit: 1,500sf/du

MF – 4+ Unit: 1,250sf/du

Townhouse: 2,000sf/du

Non-Residential: 20,000sf

SF: 3,125sf/du

2F: 1,750sf/du

MF-3 Unit: 1,500sf/du

MF – 4 Unit: 1,200sf/du

MF – 5+ Unit: 2,722sf/du

Townhouse: 2,000sf/du

Non-Residential: 20,000sf

SF: 3,125sf/du

2F: 1,750sf/du

MF – 3 Unit: 1,500sf/du

MF – 4 Unit: 1,200sf/du

MF – 5+ Unit: 1,000sf/du

Townhouse: 2,000sf/du

Non-Residential: 20,000sf

SF: 3,125sf/du

2F: 1,750sf/du

MF – 3 Unit: 1,200sf/du

MF – 4 Unit: 1,000sf/du

MF – 5-11 Unit: 1,000sf/du

MF – 12-40 Unit: 1,000sf/du

MF – 41+ Unit: 1,000sf/du

Townhouse: 2,000sf/du

Non-Residential: 20,000sf

Educational Facility: 2 ac

A

MINIMUM LOT WIDTH

SF & 2F: 30’

MF – 3 Unit: 40’

MF – 4+ Unit: 50’

Townhouse: 18’ per du

Non-Residential: 100’

SF & 2F: 30’

MF – 3 Unit: 40’

MF – 4+ Unit: 50’

Townhouse: 20’ per du & 80’ per development

Non-Residential: 100’

SF & 2F: 30’

MF – 3 Unit: 40’

MF – 4+ Unit: 50’

Townhouse: 18’ per du

Non-Residential: 100’

SF & 2F: 30’

MF – 3 or 4 Unit: 40’

MF – 5-11 Unit: 50’

MF – 12-16 Unit: 60’

MF – 17-40 Unit: 75’

MF – 41+ Unit: 100’

Townhouse: 18’ per du

Non-Residential: 100’

Educational Facility: 30’

B

MINIMUM LOT DEPTH

Residential: 90’

Non-Residential: 100’

SF, 2F & MF – 3-4 Unit: 90’

MF – 5+ Unit: 130’

Townhouse: 100’ per development

Non-Residential: 100’

Residential: 90’

Non-Residential: 100’

SF, 2F, MF – 3 to 11 Units, Townhouse & Non-Residential: 90’

MF – 12+ Units & Educational Facility: 100’

 

MAXIMUM NUMBER OF MF DWELLING UNITS PER BUILDING

 

40

 

 

 

MAXIMUM NUMBER OF ATTACHED TOWNHOUSE UNITS

6

6

6

6

C

MAXIMUM BUILDING HEIGHT

SF, 2F, MF – 3-4 Unit, Townhouse & Non-Residential: 40’

MF – 5+ Unit: 45’’

SF & 2F: 35’

MF – 3-4 Unit & Non-Residential: 45’

Townhouse: 45’ & no more than 3.5 stories

MF – 5+ Unit: 45’ & no more than 4 stories

SF, 2F, MF – 3-4 Unit, Townhouse & Non-Residential: 40’

MF – 5+ Unit: 55’

SF, 2F, Townhouse & Non-Residential: 40’

Multi-Family: 90’

 

MINIMUM HEIGHT OF TOWNHOUSE & MF FIRST FLOOR

 

8’

 

 

  MINIMUM PERMEABLE OPEN SPACE* 40% of the lot area 40% of the lot area 40% of the lot area 40% of the lot area

 

MINIMUM OPEN SPACE RATIO*

None

None

None

None

 

MAXIMUM LOT COVERAGE

 

SF, 2F, MF – 3-4 Unit, Townhouse & Non-Residential: 60%

MF – 5+ Unit: 40%

 

60%

 

MINIMUM SPACE BETWEEN MF BUILDINGS

Building Side to Building Side: 20’ when no curb cut access & 40’ with curb cut access

Building Side to Building Rear: 40’

Building Rear to Building Rear: 60’ for residential façades

Building Side to Building Side: 20’ when no curb cut access & 40’ with curb cut access

Building Side to Building Rear: 40’

Building Rear to Building Rear: 60’ for residential façades

 

 

 

MAXIMUM SPACE BETWEEN MF BUILDINGS

 

Townhouse: 30’

MF – 5+ Unit: 40’

 

 

 

MAXIMUM BUILDING LENGTH

 

Townhouse & MF: 180’

 

 

 

MINIMUM MF UNIT SIZE

 

1 BR: 500sf

2 BR: 700sf

3 BR: 900sf

4+ BR: 1,200sf

 

 

YARD REQUIREMENTS

D

MINIMUM FRONT YARD

20’

20’

Townhouse & MF: 20’ build-to line

20’

20’

E

MINIMUM INTERIOR SIDE YARD

SF, 2F, Townhouse & MF – 3 to 4 Unit: 10% of lot width, but a minimum of 3’

MF – 5+ Unit: 5’

Non-Residential: 10’

SF, 2F & MF – 3-4 Unit: 10% of lot width, but a minimum of 3’

Townhouse, MF – 5+ Unit & Non-Residential:

Minimum - 10’

Maximum –

When building is adjacent to property line: 15’

When curb cut is provided between building & property line: 40’

SF, 2F & MF – 3 to 4 Unit: 3’

MF – 5+ Unit & Townhouse: 5’

Non-Residential: 10’

SF, 2F & MF – 3 to 4 Unit: 3’

MF – 5-16 Unit  & Townhouse: 5’

MF – 17+ Unit: 6’

Educational Institutions: 20’

Non-Residential: 10’

F

MINIMUM CORNER SIDE YARD

10’

SF, 2F, MF – 3-4 Unit & Non-Residential: 10’

Townhouse & MF: 20’ build-to line

10’

10’

 

MINIMUM REQUIRED AGGREGATE OF SIDE YARDS (PERCENT OF LOT WIDTH)

 

 

SF, 2F, MF – 3-5 Unit: 20% to a maximum required aggregate of 10’

Townhouse: 20% to a maximum required aggregate of 15’

Non-Residential: 20% to a maximum required aggregate of 20’

SF, 2F, MF 3-16 Unit & Townhouse: 20% to a maximum required aggregate of 10’

MF - 17-40 Unit: 20% to a maximum required aggregate of 15’

MF – 41+ Unit: 20% to a maximum required aggregate of 12’

Non-Residential: 20% to a maximum required aggregate of 20’

Educational Institutions: 30% to a maximum required aggregate of 40’

G

MINIMUM REAR YARD

20’

SF & 2F: 15’

MF – 3-4 Unit & Non-Residential: 20’

Townhouse & MF – 5+ Unit: 30’

20’

SF, 2F & MF - 3-11 Unit: 15’

MF – 12+ Unit, Townhouse, Educational Institution & Non-Residential: 20’

FOOTNOTES

*Regulations in effect per Interim Zoning District (IZD) by Ordinance 26,726.

Click for larger image
Click for larger image
Click for larger image

 

Adopted by Ord. No. 26,726, §1, December 7, 2015, Zoning Docket 081/15

13.3.A.2 Lake Vista Yard Definition   

In the Lake Vista area of the S-LRS2 and S-LRD1 Districts, the front and rear yard requirements of through lots are assigned as follows: the front yard requirements apply to that yard which faces lanes and parks, and the rear yard requirements apply to that yard which faces the public street. (See Figure 13-1: Lake Vista Yard Location)

FIGURE 13-1: LAKE VISTA YARD LOCATION

Click for larger image

13.3.A.3 Required On-Site Open Space   

All townhouse and multi-family dwellings shall provide at least one-hundred twenty (120) square feet of useable on-site open space per dwelling unit. This open space may be either private open space for the dwelling unit or common open space restricted to the use of residents of the townhouse or multi-family dwelling. Such open space shall meet the following requirements:

a.  Required open space shall have a minimum dimension of at least seven (7) feet on any side.

b.  Required open space shall be located on the same lot as the dwelling unit it serves.

c.  Required open space shall be outdoors and designed for outdoor living, recreation, or landscape, including areas located on the ground and areas on decks, balconies, galleries, porches, or roofs. For multi-family dwellings, when open space is above grade, such as a balcony or gallery, it may not be located over on-site surface parking areas.

d.  The required open space area may not be contiguous, but each open space area, whether common or private, shall comply with minimum dimensional standards of Table 12-2. Common open space areas shall be accessible to all residents of the subject development.

e.  When located at ground level, the required open space area shall be substantially covered with grass, live groundcover, shrubs, plants, trees, or usable outdoor hardscape features or amenities, such as seating areas, patios, or pools.

f.  Off-street parking and loading areas, driveways or required landscape for parking lots and screening do not satisfy open space requirements. Bollards, curbs, wheel stops, or other similar features shall be provided to ensure that required open space areas are not used for off-street parking or any other vehicular use.

g.  Mechanical equipment, dumpsters, or service areas are prohibited in required open space areas.

h. All required open space areas shall be located and designed to take advantage of sunlight and other climatic advantages of the site.

13.3.B Building Design Standards   

1.  The following standards shall apply to all single- and two-family dwellings:

a. All buildings shall provide a clearly articulated entry from the public sidewalk at the front elevation.

b. In the S-LRS1 Lakeview Single-Family Residential District, all single- and two-family dwellings having rear alley access shall be prohibited from having front facing garages, carports, and/or parking areas, and curb cuts in or to a front yard. All single- and two-family residences having no rear-alley access shall be permitted to have front facing garages and or parking areas, but such front facing garages or parking areas, whether or not they are connected to the main structure, must be located at least five (5) feet behind the front façade of the principal building.

c. Front-loaded attached garages shall not occupy more than twenty-two (22) feet in garage door width or fifty percent (50%) of the width of the front façade of the house, as measured along the building line that faces the street, whichever is greater.

d. Roll down shutters and hardware shall not be visible from a public right-of-way when not in use.

2.  The following building design standards apply to townhouse and multi-family developments in the residential districts of the Suburban Neighborhoods.

a. All buildings shall be oriented towards the public or private street in terms of architectural interest and materials and building access.

b. All buildings shall provide a clearly articulated entry from the public sidewalk at the front elevation.

c. Driveways should be configured to minimize the reduction of on-street parking spaces.

d. The site shall be designed with safe pedestrian access to the development from the street and from any parking areas, as well as internal to the site.  

e. Safe pedestrian access from adjacent properties is required. Sidewalks shall extend to the lot line and connect to existing sidewalks on abutting property if feasible.

f. Plain mansard roofs are prohibited. Decorative mansard roofs are permitted on buildings with a minimum wall height of two (2) stories. (See Figure 15-2: Examples of Decorative Mansard Roofs.)

g. To avoid the appearance of blank walls facing the street, when the side walls of a dwelling face a street, building facades shall be designed with multiple windows of a size matching those on the front elevation.

h.  Parking Areas and Pedestrian Walkways

i.  Parking is prohibited between the street line and the front building line. The front building line does not include any architectural features of the front façade. On a corner lot, parking is prohibited within the corner side yard within five (5) feet of the front lot line.

ii.  Driveways should be consolidated, where possible, in order to reduce curb cuts. Adjacent residential buildings should, where possible, share driveway access.

iii. The site shall be designed with safe pedestrian access to the development from the street and from any parking areas, as well as internal to the site.

iv. Safe pedestrian access from adjacent properties is required. Sidewalks shall extend to the lot line and connect to existing sidewalks on abutting property if feasible.

v. Mid-building pedestrian passages shall be provided through buildings with a width of greater than two-hundred and fifty (250) feet. Such passageways shall be designed to be safe and well-lit, providing convenient pedestrian access to and from areas such as parking lots and structures, and/or service streets from the opposite sides of a building. The passage shall be a minimum of eight (8) feet in width.

vi. Driveways and curb cuts shall include clearly marked crosswalks where they intersect with the pedestrian circulation system.

vii. Any provided bicycle circulation infrastructure such as dedicated lanes and cycle tracks shall extend to the lot lines.

i.  Building Materials

i.  The following materials are prohibited as the predominant surface finish material in the construction of new multi-family and townhouse developments. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction, such as a foundation course, that is not used as a predominant surface finish material.

(1)  Exterior insulation finish systems (EIFS) (e.g.“Dryvit”)

(2)  Stuccato board

(3) Vinyl

3.  The following standards shall apply to all sites that meet the applicability thresholds of Section 4.5 Development Plan and Design Review:

a. Large, flat facades facing the street shall be avoided. Form-giving elements such as, but not limited to, galleries, balconies, projected entrances, and overhangs are required on the street-facing façade.

b. To ensure that new developments are compatible with the surrounding neighborhood character, consistency in the roofline shall be achieved by using similar roof types, slope, materials and details.

c. Windows and doors shall have raised elements to create shadow and articulation. In addition, three-dimensional elements, such as balconies and bay windows, shall be incorporated to provide dimensional elements on a façade. Windows shall be set back into or projected out from the façade to provide façade depth and shadow and a consistent style.

d. Facades shall be designed to be viewed from multiple directions and with consistent materials that wraps around all facades. There shall be a unifying architectural theme for an entire multi-family or townhouse development, utilizing a common vocabulary of architectural forms, elements, materials, and colors around the entire structure.

e. Unless typical of existing development within the neighborhood, large, monotonous, simple pitched roofs, without breaks in the expanse of the roof, are prohibited. Properly proportioned dormers and gables shall be used to break up large expanses of roof area.

13.3.B.4 Additional Design Standards for S-RM2 District   

In addition to the design standards of Paragraph 2 above, townhouse and multi-family dwellings in the S-RM2 District shall comply with the following additional design standards.

13.3.B.4.a Ground Floor of Multi-Family Dwellings   

i Portions of the non-habitable ground floor façade not used for building access or fenestration shall be designed according to the following requirements:

(1) For multi-family buildings that use the ground floor for common tenant facilities (such as a fitness room, laundry facility, or meeting space), foundation landscape and/or grading shall be used to screen the portion of the wall between the existing grade and a line three (3) feet above the existing grade.  (See Figure 13-2: Multi-Family Ground Floor) On the portion of the ground floor façade above this line, windows shall be provided that create an appropriate level of transparency and reflect the character of the upper floor façade design. Landscape may be omitted directly in front of windows or doors in order to provide adequate interior light and access.

FIGURE 13-2: MULTI-FAMILY GROUND FLOOR

 

Click for larger image

(2) For multi-family buildings that do not use the ground floor for common resident facilities, or if it is used for utility spaces such as vehicular parking, storage, or building infrastructure, foundation grading shall be provided such that the grading meets the building façade at a point four (4) feet above the existing grade. 

13.3.B.4.b Ground Floor of Townhouse Dwellings   

For townhouses, the entire portion of the ground floor façade between the existing grade and a line four (4) feet above the existing grade shall be screened. Screening techniques may include grading and landscape, or stairs and hardscape that provide access to the first habitable floor, or a combination of both. However, no flight of stairs may account for more than four (4) feet in elevation change without providing a landing area. (See Figure 13-3: Townhouse Ground Floor)

FIGURE 13-3: TOWNHOUSE GROUND FLOOR

Click for larger image

13.3.B.4.c Townhouse Separation Requirement   

For townhouses, the rear façade shall be located at least sixty (60) feet from the rear façade of another townhouse building. Non-residential ground-floor facades are permitted to encroach into the required yard up to ten (10) feet beyond the edge of the upper story residential façade. (See Figure 13-4: Townhouse Separation Requirement)

FIGURE 13-4: TOWNHOUSE SEPARATION REQUIREMENT

Click for larger image

13.3.B.4.d Roof Forms   

Allowable roof types include:

i.  For townhouses: pitched gable roofs

ii.  For multi-family dwellings: pitched gable roofs and flat roofs

13.3.B.4.e Parking Areas and Pedestrian Walkways   

See Figure 13-5: Parking Areas and Pedestrian Walkways for illustrations of these standards. In addition to the standards of Paragraph 2 above, townhouse and multi-family dwellings shall meet the following:

i.  Clearly defined pedestrian access from any parking areas to the building is required. A clearly defined visible and identifiable network of pedestrian connections shall be provided in and between parking lots, street sidewalks, open spaces, and buildings.

ii. Interior lots may provide access from the primary street, although the number of access points should be minimized to the extent possible. Corner lots shall provide access to parking from the less prominent street.

FIGURE 13-5: PARKING AREAS AND PEDESTRIAN WALKWAYS

Click for larger image

13.3.B.4.f Representative Building Types   

The images in Figure 13-6: Representative Building Types represent desired building design concepts for future S-RM2 District development. Building design should generally emulate the scale, massing, and design detail as illustrated, and reflect the noted principles.

FIGURE 13-6: REPRESENTATIVE BUILDING TYPES

Click for larger image

13.4 General Standards of Applicability   

All Suburban Neighborhood Districts are subject to the following standards:

13.4.A Accessory Structures and Uses   

See Section 21.6 for standards governing accessory structures and uses. 

13.4.B Temporary Uses   

See Section 21.8 for standards governing temporary uses.

13.4.C Site Development Standards   

See Article 21 for additional site development standards such as exterior lighting, environmental performance standards, and permitted encroachments. 

13.4.D Off-Street Parking and Loading   

See Article 22 for standards governing off-street parking and loading.

13.4.E Landscape, Stormwater Management, and Screening   

See Article 23 for standards governing landscape, stormwater management, and screening.

13.4.F Signs   

See Article 24 for standards governing signs.

13.4.G Overlay Districts   

See Article 18 for additional overlay district regulations, when applicable.

13.4.H Nonconformities   

See Article 25 for regulations governing nonconformities.

13.5 Density Bonuses for Suburban Neighborhoods Residential Districts - S-RM1, S-RM2, S-LRM1, and S-LRM2   

In the establishment and authorization of a development in the Suburban Neighborhoods Residential Districts, S-RM1 and S-RM2 Multi-Family Residential Districts, S-LRM1 Low-Rise Multi-Family Residential District, and the S-LRM2 Lake Area High-Rise Multi-Family Residential District, the following provides the baseline for determining whether a project qualifies for a development bonus.  The project may be awarded a maximum of thirty percent (30%) reduction in the minimum lot area per dwelling unit requirements.

1. The development provides an affordable housing component on-site.  Affordable housing shall be evenly distributed throughout the project, and shall be comparable to market-rate units in size, bedroom mix, and exterior finishes.  A qualifying project is entitled to a development bonus if it meets one (1) of the following thresholds and maintains affordability for a period of at least fifty (50) years:

a. Five percent (5%) of units aside at thirty percent (30%) AMI should yield a fifteen percent (15%) reduction in the minimum lot area per dwelling unit requirements.

b. Five percent (5%) of units aside at fifty percent (50%) AMI should yield a ten percent (10%) reduction in the minimum lot area per dwelling unit requirements.

c. Five percent (5%) of units aside at eighty percent (80%) AMI should yield a five percent (5%) reduction in the minimum lot area per dwelling unit requirements.

The development bonuses provided in items a., b. and c. above may be combined to provide a total bonus of up to 30%. All affordable housing provided pursuant to this section shall comply with the Affordable Housing Standards and Guidelines provided in Section 17.5.H.2, except where such standards conflict with the provisions of this section.

2.  All application requesting a development bonus for providing affordable housing shall include an Affordable Housing Impact Statement (AHIS) with the application.  The AHIS shall provide the following information:

a. The number of units added at the Area Medium Income Levels (AMI) at or below 80%, 50%, and 30%.

b. The number of units removed at the Area Medium Income Levels at or below 80%, 50%, and 30%.

c. The bedroom mix of the unit to be added or removed (1, 2, 3, 4, etc. bedrooms).

d. The total number of units added and total number of units removed.

Adopted by Sept. 9, 2015, Zoning Docket 054-15, Ord. 26,570 MCS; Ord. 27,377 MCS, §6, April 28, 2017, Zoning Docket 007-17

Location saved!
Click here to go back