Article 14 Suburban Neighborhoods Non-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 non-residential districts of Suburban Neighborhoods contain regulations that create and maintain environments that encourage lower intensity commercial development. Non-residential districts reflect a pattern of commercial development oriented toward a concentration of commercial uses in business district environments, rather than commercial uses interspersed throughout residential areas.

CHARACTER OF THE SUBURBAN NEIGHBORHOODS

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

»         Commercial development located predominantly along major thoroughfares that generally provide on-site parking

»         Business districts where various commercial uses, including retail, services, office and entertainment, are concentrated

»         Destination commercial uses that serve both nearby residents as well as a larger area from outside the immediate neighborhood

 

14.1 Purpose Statements   

14.1.A Purpose of the S-B1 Suburban Business District   

The S-B1 Neighborhood Business District is intended to provide primarily for retail shopping and personal service uses that primarily serve nearby residential neighborhoods. The general character of this type of development should be sensitive to and compatible with more suburban residential surroundings.

14.1.B Purpose of the S-B2 Pedestrian-Oriented Corridor Business District   

The S-B2 Pedestrian-Oriented Corridor Business District is intended for clusters of pedestrian-oriented business uses generally located along corridors. The district regulations are designed to encourage compatibility with adjacent or nearby suburban residential uses and maintain the pedestrian-oriented character of the area. 

14.1.C Purpose of the S-LB1 Lake Area Neighborhood Business District   

The S-LB1 Lake Area Neighborhood Business District is intended to provide for small offices, retail shopping and personal services uses, to be developed either as a unit or in individual parcels, to serve the needs of nearby low-density residential neighborhoods in a manner compatible with adjacent residential uses. 

14.1.D Purpose of the S-LB2 Lake Area Neighborhood Business District   

The S-LB2 Lake Area Neighborhood Business District is intended to provide for larger retail shopping venues and personal services uses, to be developed either as a unit or in individual parcels, to serve the needs of a relatively nearby small area of low to medium density residential neighborhoods. 

14.1.E Purpose of the S-LC Lake Area General Commercial District   

The S-LC Lake Area General Commercial District is intended to provide sufficient space in appropriate locations for a wide variety of commercial and miscellaneous service activities, generally serving a wide area and located particularly along certain existing major thoroughfares. The district is intended for application in intensely developed areas. Tall buildings are permitted, no front yards are required, and sign regulations are less restrictive than those in other business districts.

14.1.F Purpose of the S-LP Lake Area Neighborhood Park District   

The S-LP Lake Area Neighborhood Park District is intended to provide for small neighborhood-scale passive open space and recreational areas intended to compliment existing residential neighborhoods or transportation corridors. Such land may include small parks and recreation space, open space, greenways, floodways, trails, and lands with unique physical, aesthetic, or cultural characteristics. It is intended that these areas provide opportunities for passive outdoor recreation, preserve scenic views, and protect fragile environmental areas.

14.1.G Purpose of the S-LM Lake Area Marina District   

The S-LM Lake Area Marina District is intended to accommodate the variety of commercial, open space, and water-related and outdoor recreational uses within the West End. 

14.1.H Purpose of the S-MU Suburban Neighborhood Mixed-Use District   

The S-MU Suburban Neighborhood Mixed-Use District is intended for areas of multi-family residential development to be developed as mixed-use areas, with ground floor neighbor-serving commercial uses and residential uses above.  Commercial uses that primarily serve nearby residential surroundings are encouraged.

14.2 Uses   

14.2.A Permitted and Conditional Uses   

Only those uses of land listed under Table 14-1: 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 14-1: Permitted and Conditional Uses

USE1

DISTRICTS

USE STANDARDS

S-B17

S-B28

S-LB16,7

S-LB27

S-LC

S-MU

RESIDENTIAL USE

Artist Community           P Section 20.3.F

Bed and Breakfast – Accessory

 

 

P

P

P

C

Section 20.3.I

Bed and Breakfast – Principal

 

 

P

P

P

 

Section 20.3.I

Day Care Home, Adult or Child – Small

 

 

P

P

P

P

Section 20.3.T

Day Care Home, Adult or Child – Large

 

 

C

C

C

C

Section 20.3.T

Dwelling, Above the Ground Floor

C

C

P

P

P

P

 

Dwelling, Established Two-Family           P,C4 Section 20.3.W

Dwelling, Single-Family

 

 

P

P

P

P

 

Dwelling, Two-Family

 

 

P

P

P

P

Section 20.3.Y

Dwelling, Townhouse           P  

Dwelling, Multi-Family

 

 

 

C

P

P

 

Group Home, Small

 

 

P

P

P

P

Section 20.3.GG

Group Home, Large

 

 

 

C

P

P

Section 20.3.GG

Group Home, Congregate

 

 

 

 

C

C

Section 20.3.GG

Permanent Supportive Housing

 

C

 

C

P

P

Section 20.3.PP

Residential Care Facility

C

C

P

P

P

P

Section 20.3.YY

Short Term Rental, Commercial

P

P

P

P

P

 

Section 20.3.LLL

Timeshare

 

 

 

 

P

 

 

COMMERCIAL USE

Amusement Facility, Indoor

P

P

 

 

P

C

Section 20.3.E

Animal Hospital

P

P

P

P

P

P

 

Art Gallery

P

P

P

P

P

P

 

Arts Studio

P

P

P

P

P

P

 

Bar

 

C

C5

C

C

 

Section 20.3.G

Catering Kitchen

P

P

P

P

P

P

 

Day Care Center, Adult or Child – Small

P

P

P

P

P

P

Section 20.3.S

Day Care Center, Adult or Child – Large

C

C

C

C

C

C

Section 20.3.S

Day Care Center, Adult or Child - Commercial

C

C

C

C

C

C

Section 20.3.S

Drive-Through Facility

C

C

C9

C10

C11

C

Section 20.3.V

Financial Institution

P

P

P

P

P

P

 

Funeral Home

 

P

 

P

P

 

 

Gas Station

C

C

C5

C

C

 

Section 20.3.EE

Health Club

P

P

 

P

P

P

 

Heavy Sales, Rental & Service

 

 

 

P

P

 

 

Hostel

 

 

 

 

C

 

 

Hotel/Motel

 

 

 

 

C

 

 

Kennel

 

C

 

 

C

 

Section 20.3.II

Live Entertainment – Secondary Use

C

C

C

C

C

C

Section 20.3.JJ

Medical/Dental Clinic

P

P

P

P

P

P

 

Motor Vehicle Service & Repair, Minor

C

C

C5

C

C

 

Section 20.3.MM

Office

P

P

P

P

P

P

 

Personal Service Establishment

P

P

P

P

P

P

 

Pet Day Care Service

P

P

P

P

P

P

Section 20.3.QQ

Public Market

 

P

P

P

P

P

Section 20.3.TT

Reception Facility

C

C

 

P

P

C

Section 20.3.WW

Recording Studio

 

 

 

 

P

 

 

Restaurant, Standard

P

P

P9,C5,9

P

P

P

Section 20.3.ZZ

Restaurant, Specialty

P

P

P

P

P

P

Section 20.3.ZZ

Restaurant, Fast Food

C

C

C5

C

C

C

Section 20.3.ZZ

Restaurant, Carry-Out

P

P

P

P

P

P

Section 20.3.ZZ

Retail Goods Establishment

P

P

P

P

P

P

 

Retail Sales of Packaged Alcoholic Beverages

C

C

C

C

C

C

 

INDUSTRIAL USE
Borrow Pit           C Section 20.3.J
Solar Energy System - Solar Garden Only           C Section 20.3.DDD

INSTITUTIONAL USE

Community Center

C

C

C

C

C

C

 

Convent and Monastery

P

P

P

P

P

P

 

Cultural Facility

C

C

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

Educational Facility, University

 

 

 

C

C

 

 

Educational Facility, Vocational

C

C

 

C

C

C

Section 20.3.Z

Government Offices

P

P

P

P

P

P

 

Hospital

 

 

 

 

C

C

 

Place of Worship

P

P

P

P

P

P

 

Public Works and Safety Facility

C

C

C

C

C

C

 

Social Club or Lodge

P

P

P

P

P

C

Section 20.3.CCC

OPEN SPACE USE

Agriculture - No Livestock

P

P

P

P

 

P

Section 20.3.C

Agriculture - With Livestock

C

C

C

C

 

C

Section 20.3.C

Parks and Playgrounds

P

P

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

C

C

Section 23.12

OTHER

Parking Lot (Principal Use)

C

C

C

C

C

 

Section 20.3.OO

Parking Structure (Principal Use)

C

C

 

 

P

 

Section 20.3.OO

Planned Development

C

C

C

C

C

C

Article 5

Public Transit Wait Station

C

C

C

C

C

C

Section 21.6.BB

Pumping Station

P

P

P

P

P

P

Section 20.3.UU

Utilities

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

Section 20.3.JJJ

Wireless Telecommunications Tower & Facility

C

C

C

C

C

C

Section 20.3.JJJ

Table 14-1: Permitted and Conditional Uses

USE1

DISTRICTS

USE STANDARDS

S-LP

S-LM

RESIDENTIAL USE

Boathouse

 

P

 

Dwelling, Above the Ground Floor

 

P

 

Dwelling, Townhouse

 

P

 

Dwelling, Multi-Family

 

P

 

Group Home, Small

 

P

Section 20.3.GG

Group Home, Large

 

P

Section 20.3GG

Permanent Supportive Housing

 

P

Section 20.3.PP

Short Term Rental, Commercial

 

P

Section 20.3.LLL

COMMERCIAL USE

Amusement Facility, Indoor

 

P

Section 20.3.E

Amusement Facility, Outdoor

 

P

Section 20.3.E

Bar

 

C

Section 20.3.G

Hotel/Motel

 

C

 

Marine Fuel Dock Facility

 

P

 

Personal Service Establishment

 

P

 

Public Market

 

P

Section 20.3.TT

Restaurant, Standard

 

P

Section 20.3.ZZ

Restaurant, Specialty

 

P

Section 20.3.ZZ

Retail Goods Establishment

 

P

 

Retail Sales of Alcoholic Beverages

 

C

 

INDUSTRIAL USE

Dry Dock and Launching Operations

 

P

 

OPEN SPACE USE

Boat Launch

 

P

 

Marina, Recreational

 

P

 

Parks and Playgrounds

P

P

 

Pier

 

P

 

Stormwater Management (Principal Use)

C

 

 

OTHER

Parking Lot (Principal Use)

C

C

Section 20.3.OO

Parking Structure (Principal Use)

C

C

Section 20.3.OO

Pumping Station

P

P

Section 20.3.UU

Utilities

C

C

Section 20.3.GGG

Wireless Telecommunications Antenna & Facility

C,P3

C,P3

Section 20.3.JJJ

Wireless Telecommunications Tower & Facility

C

C

Section 20.3.JJJ

TABLE 14-1 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 4.5.B.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 that comply with Section 20.3.W.1 are permitted uses while those that comply with Section 20.3.W.2 are conditional uses.

See Section 14.2.B.1. for Middle Harrison Avenue Use Restrictions.

See Section 14.2.B.1. for Middle Harrison Avenue maximum floor area.

See Section 14.2.B.5 Commercial Use Floor Area Limitations.

See Section 14.2.B.6 Commercial Use Floor Area Limitations.

See Section 14.2.B.2, S-LB1 District Use Restrictions.

10 See Section 14.2.B.3 S-LB2 District Use Restrictions.

11 See Section 14.2.B.4 S-LC District Use Restrictions.

Adopted by Jan. 15, 2016, Zoning Docket 099-15, Ord. 26,756 MCS; Ord. No. 27,209, §1, Dec. 7, 2016, Zoning Docket 61/16; Ord. No. 27,375, §5, April 28, 2017, Zoning Docket 118/16;

14.2.B Use Restrictions   

14.2.B.1 Middle Harrison Avenue within S-LB1 District Use Restrictions   

The following use restrictions apply to the Middle Harrison Avenue area of the S-LB1 District and are applicable to those lots that front on Harrison Avenue between Canal and West End Boulevard.

a.  Any non-residential use over four thousand (4,000) square feet in gross floor area is prohibited.

b.   The maximum number of standard restaurants allowed is five (5) and all standard restaurants are conditional uses.

c.   The following uses are prohibited: gas station, motor vehicle repair, minor, fast food restaurant, and bar.

14.2.B.2 S-LB1 District Use Restrictions   

a. Only standard restaurants that do not sell alcoholic beverages are permitted uses in the S-LB1 District. Standard restaurants that sell alcoholic beverages are conditional uses in the S-LB1 District.

b. Drive-through facilities are prohibited for fast food restaurants in the S-LB1 District.

14.2.B.3 S-LB2 District Use Restrictions   

Drive-through facilities are prohibited for fast food restaurants in the S-LB2 District.

14.2.B.4 S-LC District Use Restrictions   

Drive-through facilities are prohibited for fast food restaurants in the S-LC District.

14.2.B.5 S-B1, S-LB1, and S-LB2 District Commercial Use Floor Area Limitation   

In the S-B1, S-LB1, and S-LB2 Districts, the floor area of commercial uses is limited as follows:

a.  Commercial uses are permitted uses up to five thousand (5,000) square feet of total floor area, unless conditional use approval is required per Table 14-1.

b.  Conditional use approval required for any commercial use of more than five thousand (5,000) square feet of total floor area.

14.2.B.6 S-B2 District Commercial Use Floor Area Limitation   

In the S-B2 District, the floor area of commercial uses is limited as follows:

a.  Commercial uses are permitted uses up to twenty-five thousand (25,000) square feet of total floor area, unless conditional use approval is required per Table 14-1.

b.  Conditional use approval required for any commercial use of more than twenty-five thousand (25,000) square feet of total floor area.

14.3 Site Design Standards   

14.3.A Bulk and Yard Regulations   

14.3.A.1 General Regulations   

Table 14-2: Bulk and Yard Regulations establishes bulk and yard regulations for the Suburban Neighborhood Districts. (Highlighted letters in Table 14-2 indicate where those bulk and yard regulations are illustrated on the accompanying site diagram.)

Table 14-2: Bulk & Yard Regulations

BULK & YARD REGULATIONS

DISTRICTS

S-B1

S-B2

S-LB1

S-LB2

S-LC

S-MU

BULK REGULATIONS

 

MINIMUM LOT AREA

10,000sf

10,000sf

SF: 3,125sf/du

2F: 1,750sf/du

Townhouse: 2,000sf/du

Non-Residential: 5,000sf

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: 5,000sf

SF: 3,125sf/du

2F: 1,750sf/du

MF – 3 Unit: 1,200sf/du

MF – 4 Unit: 1,000sf/du

MF - 5-11 Unit: 1,000(800)sf/du

MF - 12-40 Unit: 1,000(600)sf/du

MF - 41+ Unit: 1,000(400)sf/du

Townhouse: 2,000sf/du

Non-Residential: 20,000sf

Educational Facility: 2 ac

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

Mixed-Use Ground Floor Commercial: 5,000sf

 

MAXIMUM TOTAL

FLOOR

AREA – COMMERCIAL USE1

Permitted up to 5,000sf of total floor area

Conditional use approval required for 5,000 or more square feet of total floor area

Permitted up to 25,000sf of total floor area

Conditional use approval required for 25,000 or more square feet of total floor area

Permitted up to 5,000sf of total floor area

Conditional use approval required for 5,000 or more square feet of total floor area

 

Permitted up to 5,000sf of total floor area

Conditional use approval required for 5,000 or more square feet of total floor area

None

Permitted up to 5,000sf of total floor area (ground floor only)

Conditional use approval required for 5,000 or more square feet of total floor area

No stand-alone commercial uses are allowed unless on the same lot as multi-family residential

A

MINIMUM LOT WIDTH

50’

50’

SF & 2F: 30’

Townhouse: 18’

Non-Residential: 50’

SF & 2F: 30’

MF – 3 Unit: 40’

MF – 4+ Unit: 50’

Townhouse: 18’

Non-Residential: 50’

SF & 2F: 30’

MF – 3-4 Unit: 40’

MF - 5-11 Unit: 50’

MF - 12-16 Unit: 60’

MF - 17-40 Unit: 75’

MF - 41+ Unit: 100’

Townhouse: 18’

Non-Residential: 100’

Educational Facility: 30’

SF & 2F: 30’

MF - 3 Unit: 40’

MF - 4+ Unit: 50’

Townhouse: 18’ per du

Non-Residential: 100’

Mixed-Use Ground Floor Commercial: 50’

B

MINIMUM LOT DEPTH

100’

100’

Residential: 90’

Non-Residential: 100’

Residential: 90’

Non-Residential: 100’

SF, 2F, MF - 3-11 Unit  Townhouse & Non-Residential: 90’

MF – 12+ Unit & Educational Facility: 100’

Residential: 90’

Mixed-Use Ground Floor Commercial: 90’

Non-Residential: 100'

  MAXIMUM NUMBER OF ATTACHED TOWNHOUSE UNITS           6

C

MAXIMUM BUILDING HEIGHT

40’

40’

40’

 

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

MF – 5+ Unit & Non-Residential: 55’

MF, Educational Facility & Non-Residential: 90’

SF, 2F & Townhouse: 40’

SF, 2F, MF – 3-4 Unit, Townhouse & Non-Residential: 40’
MF – 5+ Unit: 45’
  MINIMUM SPACE BETWEEN MIXED USE AND 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

  MINIMUM PERMEABLE OPEN SPACE* 20% of the lot area 20% of the lot area 20% of the lot area 20% of the lot area 20% of the lot area 40%

 

MINIMUM OPEN SPACE RATIO*

None

None

None

None

None

None

 

MAXIMUM LOT COVERAGE

 

 

 

 

60%

 

MINIMUM YARD REQUIREMENTS

D

FRONT YARD

Section 14.3.A.2

Section 14.3.A.2

Residential: 20’

Non-Residential/Mixed-Use: None, to a maximum of 12’

Residential: 20’

Non-Residential/Mixed-Use: None, to a maximum of 12’

20’

20'

E

INTERIOR SIDE YARD3

None

None

SF, 2F: 3’

Townhouse: 5’

Non-Residential/Mixed-Use: None, unless abutting a residential district then 5’2

SF, 2F & MF – 3-4 Unit: 3’

Townhouse & MF – 5+ Unit: 5’

Non-Residential/Mixed-Use: None, unless abutting a residential district then 5’2

SF, 2F & MF – 3-4 Unit: 3’

MF – 5-16 Unit & Townhouse: 5’

MF – 17+ Unit: 6’

Educational Facility: 20’

Non-Residential/Mixed Use: 10’

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

MF – 5+ Unit: 5'

Non-Residential: 10'

F

CORNER SIDE YARD

None, to a maximum of 12’

None, to a maximum of 12’

Residential: 10’

Non-Residential/Mixed-Use: None, to a maximum of 12’

Residential: 10’

Non-Residential/Mixed-Use: None, to a maximum of 12’

10’

10'

 

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

 

 

SF, 2F: 20% to a maximum required aggregate of 12’

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

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

SF, 2F & MF – 5+ Unit: 20% to a maximum required aggregate of 12’

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

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

SF, 2F, MF - 3-16 & Townhouse: 20% to a maximum required aggregate of 12’

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/Mixed-Use: 20% to a maximum required aggregate of 20’

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

 

G

MINIMUM REAR YARD

3’

3’

Residential: 20’

Non-Residential/Mixed-Use: 3’

Residential: 20’

Non-Residential/Mixed Use: 3’

SF, 2F, MF – 3-11 Unit: 15’

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

20'

TABLE 14-2 FOOTNOTES

1 Total floor area limits per commercial use

2 If a property abuts more than one zoning district, the more restrictive yard requirement applies.

Within the area designated as Middle Harrison Avenue, for those lots fronting on Harrison Avenue between Canal and West End Boulevards, when the consolidation of lots through resubdivision reorients the lot(s) such that the interior side yard now abuts a residential district, there shall be a 20 foot interior side yard setback required.

ADDITIONAL FOOTNOTES

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

Click for larger image

Table 14-2: Bulk & Yard Regulations

BULK & YARD REGULATIONS

DISTRICTS

S-LP

S-LM

BULK REGULATIONS

MINIMUM LOT AREA

None

5,000sf1

MINIMUM LOT WIDTH

None

None1

MAXIMUM BUILDING HEIGHT

35’

Boathouses: Section 14.3.B.4

All other uses: 60’

MINIMUM YARD REQUIREMENTS

FRONT YARD

15’

10’1

INTERIOR SIDE YARD

15’

10% of lot width, but a minimum of 5’1

CORNER SIDE YARD

15’

10’1

REAR YARD

20’

20’, unless rear yard abuts a waterway, then none required1

TABLE 14-2 FOOTNOTES

1 Bulk and yard regulations for boathouses in the S-LM District are provided below in Section 14.3.B.4.

Adopted by Jan. 15, 2016, Zoning Docket 099-15, Ord. 26,756 MCS; December 20, 2016, Zoning Docket 100-16, Ord. 27,223 MCS, §1; Ord. No. 26,726, §1, December 7, 2015, Zoning Docket 081/15

14.3.A.2 Front Yard Build-To Line Requirement   

a.  Within the S-B1 and S-B2 Districts of the Suburban Neighborhood Districts, the front yard build-to line is established by any one (1) of the following methods. A build-to line is an established setback line at which a structure is required to build. However, in no case may the front yard exceed twenty (20) feet.

i.  As of the effective date of this Ordinance, the current front yard of the existing structure may be set as the required front yard build-to line. When a structure is demolished, the demolition permit shall indicate the dimension of the front yard prior to demolition. The required front yard build-to line is that indicated on the demolition permit.

ii.  The required front yard build-to line indicated on the most recent survey or Sanborn maps.

iii.  The average of the front yard of the adjacent lots on either side may be used to establish the required front yard build-to line. Averaging is based on the two (2) adjacent lots or, in the case of a corner lot, two (2) neighboring lots on the same blockface. In the case of a lot configuration where only one (1) lot is available for averaging, the front yard build-to line is that of the adjacent lot. (See Figure 14-1: Front Yard Averaging)

b.  The applicant is permitted a plus or minus three (3) foot variation from a front yard build-to line established by any of the above methods.

c.  The required front yard build-to line is measured as the narrowest dimension from the front lot line to the principal structure. The measurement is taken from the building walls of the principal structure and does not include permitted encroachments or architectural features, such as uncovered porches, bay windows, steps, and stoops. 

FIGURE 14-1: FRONT YARD AVERAGING

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14.3.B Building Design Standards   

14.3.B.1 Design Standards for Non-Residential Uses   

The following standards shall apply to all sites except single and two family dwellings:

a. The primary entrance for each business shall be oriented to the street. If residential dwellings are located above the ground floor, separate street level access is required for residential access.

b. The ground floor of newly constructed commercial buildings and commercial spaces within mixed-use buildings shall contain a minimum transparency of fifty percent (50%) on the primary street and windows shall be constructed of transparent glass. Opaque, highly tinted, or reflective glass is prohibited. Transparency into the building shall be maintained. Any window signs shall consist of individual letters and numerals without the use of any background.

c. The first floor of commercial buildings and commercial spaces of mixed use structures shall be designed with a minimum ceiling height of twelve (12) feet.

d. 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).

e. Decorative elements having historically functional purposes, such as shutters, balconies, windows, and doors, shall be operational.

f. Security bars, if installed, shall be on the inside of windows. Roll-up or accordion security grilles are permitted on the ground floor when constructed of a see-through, non-solid material. The Casing shall be painted to match the building and shall not damage or obscure architectural detailing.

g.The following restrictions apply to building materials:

i. The following materials are prohibited as the predominant surface finish material on exterior elevations visible from the public right-of-way. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction that is not used as a predominant surface finish material.

(A)  Exterior insulating finish systems (EIFS, “Dryvit”)

(B) Stuccato Board

(C)  Vinyl

h.  In addition to the above design standards, multi-tenant shopping centers are subject to the following:

i.  The primary facade of the structure shall be oriented toward the street with entrances facing or clearly visible from the primary street. Main entrances shall be well defined.

ii.  The site shall be designed so that there is safe pedestrian access to the shopping center from the street and from the parking area. Within the development, safe pedestrian circulation is required.

iii.  A cohesive shopping center character is required through the use of coordinated hardscape treatment, such as special paving materials, lighting, and street furniture, coordinated signs, and landscape.

iv.  When a shopping center is situated behind a large parking lot, a street presence for the shopping center shall be created by locating part of the shopping center or an outlot building at the primary street corner or the shopping center entrance for at least twenty-five percent (25%) of the street frontage. Outlot buildings shall define the street frontage by placement near the street with showcase windows and entrances oriented toward the street, as well as to the interior parking lot.

v.  The roofline at the top of the structure shall not run in a continuous plane for more than seventy-five (75) feet without offset of the roof plane. Rooflines shall be broken up by providing articulations in the facade of structures, change in the height of portions of roofs, or change in color, material, forms, etc.

vi.  Structures shall use decorative roof elements, such as projecting cornices, to enhance roof edges and define public entrances, main pedestrian routes, and/or activity areas.

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

a. Where appropriate, buildings shall provide climate protection through the incorporation of overhangs, arcades, balconies, and galleries. Exterior facades shall respect and reflect a pedestrian scale.

b. A strong visual connection shall be made between the building's design and the existing character of the area. The overall building design, including its height and bulk, should be compatible with the surrounding neighborhood and provide a pedestrian environment through the use of visually active ground level treatments. The design and site development shall adhere to the character and scale of the surroundings.

c. Architectural details, material, colors, textures, and landscape treatments shall be coordinated to provide visual continuity, quality, and consistency.

Adopted by Jan. 15, 2016, Zoning Docket 099-15, Ord. 26,756 MCS

14.3.B.3 Design Standards for Residential Uses   

See Section 13.3.B for building design standards for townhouse and multi-family dwellings in the Suburban Neighborhood Non-Residential Districts. 

14.3.B.4 Design Standards for Marinas in S-LM District   

Non-residential uses within in a marina in the S-LM District shall comply with the non-residential design standards of Paragraph 1 above. In addition, the following standards apply to a marina:

a.  Non-residential uses shall be oriented to the street and waterfront. Outdoor dining and public outdoor seating areas are encouraged along any façade that abuts the waterfront.

b.  A pedestrian walkway of at least ten (10) feet in width shall be provided along the water edge of the marina facility. Such walkway may be integrated with any structure, use, or open space activity abutting the waterfront.

c.  A marina shall provide access roads for public safety vehicles and equipment subject to the approval of the City of New Orleans Police and Fire Departments

14.3.B.5 Height and Design Standards for Boathouses in S-LM District   

Boathouses within the S-LM District shall be subject to the following design standards:

a. All boathouses shall comply with the design and height standards and other regulations of Section 170-645 of the Code of the City of New Orleans, which shall prevail over any conflicting design standards and height, bulk and yard regulations of the S-LM District.

14.4 General Standards of Applicability   

All Suburban Neighborhood Districts are subject to the following standards:

14.4.A Accessory Structures and Uses   

See Section 21.6 for standards governing accessory structures and uses. 

14.4.B Temporary Uses   

See Section 21.8 for standards governing temporary uses.

14.4.C Site Development Standards   

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

14.4.D Off-Street Parking and Loading   

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

14.4.E Landscape, Stormwater Management, and Screening   

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

14.4.F Signs   

See Article 24 for standards governing signs.

14.4.G Overlay Districts   

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

14.4.H Nonconformities   

See Article 25 for regulations governing nonconformities.

14.5 Density Bonus for Suburban Neighborhood Non-Residential District - S-LC   

In the establishment and authorization of a development in the Suburban Neighborhoods Non-Residential Districts S-LC Lake Area General Commercial 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, §7, April 28, 2017, Zoning Docket 007-17

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