§ 89-27. Building height.

Purpose: This section establishes design guidelines that reinforce existing and/or desirable characteristics and ensure compatibility with surrounding properties. Action Items (1.2.1, 2.4.1, 3.13.1)

(a)

Building height.

(1)

Structure height is measured in number of stories.

(2)

The term "story" is defined by LCG's adopted Building Code.

Note: The International Building Code defines a "story" as "that portion of a building included between the upper surface of a floor and the upper surface of the floor or roof above (also see "Basement" and "Mezzanine"). It is measured as the vertical distance from top to top of two successive tiers of beams or finished floor surfaces and, for the topmost story, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.

(3)

Notwithstanding the foregoing, when the maximum number of stories is regulated in article 2 of this chapter, the maximum story height shall be 14 feet.

(4)

An attic is not a story if at least 50 percent of the attic floor area has a clear height of less than seven and one-half (7.5) feet, measured from the finished floor to the finished ceiling.

(5)

Where a lot slopes downward from the front property line, one story that is additional to the specified maximum number of stories may be built on the lower, rear portion of the lot.

(b)

Bulk plane.

(1)

The zoning district regulations (article 2) establish bulk plane requirements for each zoning district. The bulk plane establishes a setback line for buildings and structures based on their height and distance from the side or rear setback line.

(2)

The bulk plane requirements have three elements:

a.

Starting point. This is the point from which the bulk plane is measured. It is measured in stories above the setback line. For purposes of this subsection, a story is considered 12 feet in height measured from average grade if a building is below the maximum height at the starting point. For example, the bulk plane requirement may specify three stories for the first 20 feet from the setback. The starting requirement in that instance is three stories above average grade at the setback line. If a building is only one or two stories at the setback line, the starting point is 36 feet (3×12).

b.

Bulk plane limit line. This is an imaginary line measured from the starting point to the ending point, which establishes the maximum building height based on the building's distance from the starting point.

c.

Ending point. The zoning district regulations may establish a point beyond which the bulk plane requirements do not apply. There is no limit on building height beyond that point.

(3)

For purposes of measuring the bulk plane, the side or rear setback line refers to a minimum setback line, and not a maximum setback line.

(c)

Height exceptions. The following accessory structures are not subject to the height limits in the bulk plane (subsection (b) above):

• Amateur communications tower;	• Skylights;
• Cooling tower;	• Solar panels;
• Clerestory;	• Spire, belfry;
• Chimney and vent stack;	• Stairway access to roof;
• Elevator penthouse or bulkhead;	• Tank designed to hold liquids (may be a primary use of the lot);
• Flagpole;
• Mechanical equipment room;	• Visual screens surrounding roof mounted mechanical equipment; and
• Ornamental cupola or dome;
• Parapet wall, limited to a height of four feet;	• Wind turbines and other integrated renewable energy systems.
• Roof top deck;

 

(d)

Frontage buildout.

(1)

Frontage buildout refers to the distance that a building is required to be constructed within the front setback area, expressed as a percentage and measured as follows:

FB = BW ÷ FLL

Where FB is the frontage buildout, BW is the length of building elevations (or other elements as permitted below, and FLL is the front lot line).

(2)

Building elevations are counted towards frontage buildout requirements only if they meet the building interface standards in subsection (e) below (except for other elements permitted in subsection (3) below).

(3)

The following elements are counted toward the frontage buildout requirements if the administrator finds that existing restrictions such as easements, unusually narrow lot widths, or environmental constraints would prohibit the construction of an economically viable building size:

Element	Minimum Height*	Maximum Extent**
Streetscreens (built co-planar with the facade)	3'	30%
Galleries	12'	n/a
Terraces	12'	n/a
Breezeways	12'	n/a
Pergolas	12'	15%
Civic spaces (consistent with § 89-40(d)(1))	n/a	75%
Sidewalk cafes/outdoor dining	n/a	50%

 

* "Minimum Height" means the minimum height of the frontage element structure within the maximum setback area or co-planar with the facade if required above.
** "Maximum Extent" is the percent of the frontage buildout that may be occupied by a frontage element in lieu of a building facade.

(4)

Unless alley access is available, the frontage buildout is reduced as needed to accommodate the minimum width of a driveway (see section 89-26, "Access Management & Driveways," for required driveway widths)

(5)

Where existing buildings on a lot or parcel are nonconforming as to a maximum front setback, existing buildings to expand on any side or new buildings may be constructed, subject to all other provisions of the UDC, if the frontage buildout is not further reduced.

(e)

Building interface.

(1)

General: In the MN, CM, and CH districts, the building interface standards apply only to the extent needed to meet the frontage buildout.

(2)

Building entry: Habitable space at the front lot line shall have an entry within ten feet of the maximum setback.

(3)

Building facade:

a.

For buildings greater than 6,000 square feet, facades greater than 100 feet in length, measured horizontally, shall incorporate wall plane projections having a depth of at least three percent of the length of the facade and extending at least 20 percent of the length of the facade.

b.

Low pitch or flat roofs on new buildings shall be enclosed by a parapet that screens the view of mechanical equipment from the sidewalk.

(4)

Commercial buildings:

a.

Minimum glazing: Street-facing facades constructed within 20 feet of the front lot line shall be glazed with at least 30 percent of the first story measured between zero and ten feet of the walkway. Mullions, muntin, and frames that are no wider than four inches are considered part of the glazed area.

b.

Glass transparency: All glass shall be transparent with a maximum 15 percent reflectivity. Any window tinting, graphics, and interior affixed window shades that create a permanent opaque or translucent condition are prohibited, except for allowed signs.

(5)

Residential buildings:

a.

Raised ground story access: Access to the required minimum 18 inch raised residential ground story can be achieved through exterior or interior steps and ramping.

b.

Flex buildings: The raised residential ground story requirement does not apply where:

i.

The ground story at the front elevation is built to a commercial building standard; or

ii.

There is a separate entry for the residential and commercial areas of the building and a lockable interior connection between the areas.

(Ord. No. O-093-2018, §§ 14—16, 6-19-18)