Skip to main content
Loading…
This section is included in your selections.

(1) 

(a) Application of Standards. In addition to the special use limitations in EC 9.3116 and the development standards in EC 9.3125 to 9.3126, the General Standards for All Development in section 9.6000 through 9.6885 apply within this zone. In the event of a conflict between those general development standards and the development standards in EC 9.3125 to 9.3126, the specific provisions of EC 9.3125 to 9.2126 shall control.

(b) Adjustment. The development standards in subsections (2) and (3) of this section may be adjusted in accordance with EC 9.8030(18).

(2) Standards Applicable in C, HDR/MU and HDR Subareas.

(a) Transportation System.

1. Street Network. The location of streets shall conform to Map 9.3125(2)(a)1. S-CN Chase Node Special Area Zone Street Network.

2. Access from Alleys.

a. If the site is served by an alley, an access for motor vehicles must be provided from the alley.

b. In cases where residential lots front on arterial or collector streets or on neighborhood parks, alley or local street access shall be provided.

(b) Streetscapes.

1. Street Trees. Street tree requirements are specified in EC 7.280 Street Tree Program – Policies, Standards, Procedures, and rules issued thereunder.

2. Structured Parking. Structured parking that abuts a street shall have at least 50 percent of the ground floor street frontage developed for office, retail, residential, or other pedestrian-oriented uses. This standard does not apply to parking facilities that are totally underground.

3. On-Street Parking Allowance. On-street parking spaces that directly abut a development site can be used by the development on the site to satisfy a portion of the off-street parking requirements. If two properties abut a space, both properties may count the space toward their respective requirements. If on-street spaces are not marked, the number of spaces shall be determined by measuring the curb frontage in feet and dividing by 20 feet. The curb frontage shall exclude driveways and areas where parking is not permitted.

4. Trash Pickup. Trash receptacles shall be served from the alley for all sites that abut an alley.

(c) Building Appearance.

1. Exterior walls. Building facades shall be of low maintenance, weather resistant, abrasion resistant building materials such as: stucco, stone, terra-cotta, tile, cedar shakes and shingles, beveled or ship-lap or other narrow-course horizontal boards or siding, vertical board & batten siding, articulated architectural concrete masonry units (CMU), brick, textured concrete, stucco, synthetic stucco (EIFS), and textured concrete block. Nondurable building materials such as: plain concrete, plain concrete block, corrugated metal, and unarticulated board siding (e.g. T1-11 siding, plywood, sheet pressboard) are prohibited

(d) Outdoor Lighting. Outdoor lighting shall comply with the Medium Ambient Light Standards in EC 9.6725.

(e) Improvements Between Buildings and Streets. The land between a building or exterior improvement and a street must be landscaped and/or paved with a hard surface for use by pedestrians. If hard-surfacing is provided, the area must contain pedestrian amenities such as seating areas, drinking fountains, and/or other design elements (such as public art, planters, and kiosks). The use of porous paving materials for hard surfacing is encouraged. Residential developments are exempt from this requirement. (See Figure 9.4530(8) Improvements Between Buildings and Streets in /TD Areas.)

(3) Development Standards Applicable in Specific Subareas of the S-CN Zone.

(a) Parking Between Buildings and the Street in S-CN/C Subareas. Automobile parking, driving, and maneuvering areas shall not be located between the main building(s) and Garden Way or Marche Chase Drive.

(b) Roof Pitch in S-CN/HDR/MU Subareas. Residential buildings located directly east of properties listed on the National Registry of Historic Places and located within 50 feet of Garden Way must have gable, hip, or gambrel roof form appearance. For these properties, the minimum roof pitch is 7 inches of vertical rise for each 12 inches of horizontal width.

(c) Large Multi-Tenant Commercial Facilities in S-CN/C Subareas.

1. Shopping Street. Site plans submitted for large multi-tenant commercial facilities (see EC 9.2175) shall recognize Garden Way as the primary shopping street. At least two drives (public or private) shall be shown making a connection between Garden Way and Marche Chase Drive.

(d) Building Facades and Ground Floor Windows in S-CN/C Subareas. The following standards apply to stand-alone commercial buildings and to mixed-use buildings with ground-floor commercial uses:

1. Except for building walls that face an alley, ground floor walls shall contain windows (as stated below) at the ground level. The windows may extend a maximum sill height of 4 feet above finished grade to a height at least 3 feet above the sill with no other limits on the height of the window. The windows on any walls that require windows shall occupy at least 60 percent of the length of the ground floor wall area. On corner lots, this provision applies to both street frontage elevations. The transparency is measured in lineal fashion (e.g. a 100 foot wide building facade shall have a total of at least 60 lineal feet of windows). This standard shall not apply to parking structures. The bottom of required windows shall be no more than 4 feet above the finished grade at the front building facade.

2. Darkly tinted windows and mirrored windows that block two-way visibility are prohibited as ground floor windows.

3. Along the vertical face of a structure, offsets shall occur at a minimum of every 50 feet by providing at least 1 of the following:

a. Recesses, including entrances, of a minimum depth of 3 feet.

b. Extensions, including entrances, at a minimum depth of 3 feet.

c. Offsets or breaks in roof elevation of at least 3 feet in height.

(e) Residences Area Along Garden Way in S-CN/C Subarea. If residences are constructed on land abutting Garden Way, the development must meet the minimum residential density requirement in Table 9.3125(3)(g).

(f) Garden Way and Marche Chase Drive Development Standards in S-CN/C Subareas. The following development standards apply to commercial buildings adjacent to Garden Way and Marche Chase Drive:

1. Building Orientation.

a. Buildings fronting on Garden Way or Marche Chase Drive must provide a main entrance on the facade of the building that is within the 15 foot maximum street setback facing the street. A main entrance is the principal entry through which people enter the building. Each commercial tenant, unless an accessory to the primary tenant, shall provide access through individual storefronts facing the street.

b. Buildings having frontage on more than one street may provide at least one main entrance oriented to the corner where two streets intersect, in lieu of 2 entrances, one facing each street.

2. Parking Between Buildings and the Street. Automobile parking, driving, and maneuvering areas shall not be located between the main building(s) and Garden Way or Marche Chase Drive.

3. All structures along Garden Way and Marche Chase Drive shall comply with EC 9.2173, Commercial Zone Development Standards – Large Commercial Facilities.

(g) The following Table 9.3125(3)(g) sets forth standards for specific subareas of the S-CN Zone, subject to the special development standards in EC 9.3126 Special Development Standards for Table 9.3125(3)(g).

Table 9.3125(3)(g) S-CN Chase Garden Node

Special Zone Development Standards

(See EC 9.3126 Special Development Standards for Table 9.3125(3)(g).)

C

HDR/MU

HDR

Minimum Net Density per Acre (1)

20 units/acre if all residential in a single building

20 units (2)(b)

20 units (2)(a)

Maximum Net Density per Acre

112

112

112

Minimum Building Height

At least 2 functional floors if located along Garden Way

Maximum Building Height (3)

Main Building

50' commercial, 120' residential or residential above commercial

120' except (3); 35' or 2 stories within 50' of Garden Way

120'

Accessory Building.

30'

30'

Accessory Dwellings Detached from Main Building

30'

30'

Minimum Front Yard Setbacks

Front Yard Setback – residential

10'

10'

Front Yard Setback – Garage and Carport

18'

18'

Front Yard Setback – Commercial

0'

Front Yard Setback – Mixed Use

0'

0'

Interior Yard Setback – Buildings fronting on Garden Way or Marche Chase Drive

0'

5' or minimum 10' between buildings

5' or minimum 10' between buildings

Interior Yard Setback – Detached Buildings

0 to 10' (See EC 9.2170(4)(c)

5' or minimum 10' between buildings

5' or minimum 10' between buildings

Front Yard Setback – Mixed Use Building with Ground Floor Commercial

0'

10'

Maximum Front Yard Setback

Commercial and/or Mixed Use Building fronting on Garden Way or Marche Chase Drive

15' (4)

Residential Buildings with more than 100' of street frontage

60% of the building width must be placed within 10' of the minimum front yard setback

60% of the building width must be placed within 10' of the minimum front yard setback

Residential Building with less than 100' of street frontage

40% of the building width must be placed within 10' of the minimum front yard setback

40% of the building width must be placed within 10' of the minimum front yard setback

Building not fronting on Garden Way or Marche Chase Drive

0' (4)

40% of the building width must be placed within 10' of the minimum front yard setback

40% of the building width must be placed within 10' of the minimum front yard setback

Maximum Lot Coverage

All Lots, Excluding Rowhouse Lots and Cottage Residential Lots

50% of lot

50% of lot

Rowhouse and Cottage Residential Lots

75% of lot

75% of lot

Fences – Maximum Height

Front Yard

(See EC 9.2170(6)

42 inches (See EC 9.2751(14))

42 inches (See EC 9.2751(14)

Interior Yard

(See EC 9.2170(6)

6' (See EC 9.2751(14))

6' (See EC 9.2751(14)

(Section 9.3125, added by Ordinance No. 20267, enacted November 12, 2002, effective March 3, 2003; administratively corrected March 31, 2003; and administratively corrected March 10, 2005; amended by Ordinance No. 20492, enacted May 14, 2012, effective June 15, 2012; Ordinance No. 20514, enacted July 22, 2013, effective August 24, 2013; and Ordinance No. 20625, enacted January 21, 2020, effective February 22, 2020.)