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Frontage types define the interface of the development with the streetscape and public realm. Building types regulate massing of the entire building along all sides.

A. Applicability

1. Unless otherwise indicated in this Article, building design shall utilize either frontage type requirements or building type requirements, as permitted.

2. Frontage Type Applicability

a. Frontage types apply to all façades fronting along the following facilities: public and private streets, existing and adopted light rail corridors, common access drives serving multiple parcels or primary entrances, and public open spaces such as parks, paved trails, and pedestrian malls.

b. Frontage types shall not apply along alleys, except where there is sole or primary access to a townhouse or detached rowhouse lot, as allowed pursuant to paragraph 16.4.4D.3.

c. Frontage types shall not apply along freeways and other similar NCDOT right-of-way.

3. Building Type Applicability

A building type shall be applied only in instances specified pursuant to the standards of the specific building type.

B. Combinations

A building can employ different frontage types, but building types cannot be combined.

C. Permitted Frontage and Building Types

Permitted frontage and building types are indicated by a “✔” in the table below.

Frontage Type

Building Type

Sub-District

Storefront

Arcade

Courtyard

Forecourt

Monumental

Incidental

Accessory

Downtown Design

DD-C

DD-S1

DD-S2

Compact Design

CD-C

--

CD-S1

CD-S2

CD-P(N)

--

--

Compact Suburban Design

CSD-C

CSD-S1

CSD-S2

D. Storefront Frontage Type

1. Description

A structure with façades replicating traditional storefront design.

2. Building Standards

The following standards shall apply to the Storefront Frontage Type.

a. The building mass shall be articulated with individual vertical divisions pursuant to paragraph 16.3.5C, Podium Vertical Articulation, spaced a maximum of 50 feet apart with a storefront.

b. A storefront window system shall be used at the ground floor.

c. A primary horizontal articulation shall be made between the ground floor and the upper floors that include a change in material or change in plane.

d. A secondary, tripartite, horizontal articulation shall be made within the ground floor façade (for example: kickplate, storefront, and transom).

e. Ground floor entries shall be level with the adjacent sidewalk and not cause doors to extend into the clear zone of a sidewalk.

f. If entries are recessed:

(1) The recessed area shall be proportionally wider (Y) than they are deep (X); and

(2) The entry can face the street or face the side of the recessed area.

E. Arcade Frontage Type

1. Description

A structure with a recessed ground floor façade that creates a linear passageway parallel to the street, covered by the upper stories of the building which extend within the build-to zone.

2. Building Standards

The following standards shall apply to the Arcade Frontage Type:

a. The recessed façade at the ground floor, or “arcade,” shall comply with standards for the Storefront Frontage Type.

b. The depth (X) of the arcade shall be a minimum of eight feet and a maximum of 20 feet, measured from 12 feet from back-of-curb.

c. Upper podium levels shall be located within the build-to zone.

d. Upper stories shall be either cantilevered or supported by columns.

e. When columns are used:

(1) Columns shall be placed within the build-to zone.

(2) Voids between columns shall not be permanently filled in.

(3) A minimum of 65% of the colonnade façade at the ground floor shall be open.

F. Courtyard Frontage Type

1. Description

A structure with a full height recessed façade for a portion of the building frontage where the building(s) creates enclosure around an internal void (such as a U shaped building footprint).

2. Building Standards

The following standards shall apply to the Courtyard Frontage Type:

a. Dimensional Standards

Requirement

Minimum

Maximum

Required street frontage of the lot (W)

100 feet

Required courtyard width (Z) within build-to zone

20% of the building frontage or 30 feet, whichever is greater

50% of the building frontage

Required courtyard depth (Y)

50% of courtyard width (Z) or 30 feet, whichever is greater

Required courtyard width to building height ratio (Z:X)

1:2 (width half of building height)

2:1 (width double building height)

Required courtyard interval (defined as wing, courtyard opening, and wing)

200 feet

b. Courtyard openings shall not be placed on block corners.

c. Primary or Main Entrances

Primary or main entrances:

(1) Shall be spaced at a maximum of 150-foot intervals along the frontage; and

(2) Can be located in the courtyard instead of, or in addition to, entrances at the street.

d. Courtyard amenities

When a development project does not have required open space per paragraph 16.2.4, Open Space, the following shall be provided:

(1) One understory or canopy tree per 1,000 square feet of courtyard shall be provided, with a minimum of one tree.

(2) Seating shall be provided at a rate of one linear foot per 100 square feet of courtyard, with a minimum of two seats. Ledges and/or walls can be used if the height is 18 to 30 inches high and 15 inches deep.

G. Forecourt Frontage Type

1. Description

A structure with façades that are separated from the sidewalk and/or street by a small forecourt.

2. Uses

Forecourts shall only be used for:

a. Dwelling units designed at ground floor along the street frontage; or

b. Guest rooms for overnight accommodations designed at the ground floor along the street frontage.

3. Building Standards

The following standards shall apply to the Forecourt Frontage Type:

a. Placement

(1) The required forecourt shall be established 12 feet from back-of-curb. If that placement is within right-of-way, the placement shall be adjusted to the right-of-way line.

(2) The forecourt may be established further than 12 feet only to the amount necessary to avoid encroachment into right-of-way or an existing easement.

b. Depth

The minimum depth shall be five feet and the maximum shall be 12 feet.

c. Fence or Wall

(1) A minimum two-foot-high fence or wall is required at each forecourt frontage along a street or other facility per paragraph 16.3.1A.2, Frontage Type Applicability, and shall comply with the provisions of Sec. 9.9, Fences and Walls.

(2) The fence or wall shall be required for at least 60% of the forecourt frontage.

d. Access

(1) Each forecourt shall provide either primary or secondary entrances, in addition to entrance requirements per paragraph 16.3.4, Building Access. If a forecourt spans more than one dwelling unit, each individual dwelling unit shall have an entrance to the forecourt.

(2) External access to the forecourt from the street shall be required at a minimum rate of one per 250 linear feet of or portion thereof.

e. Amenities

(1) At least three of the following shall be provided within the forecourt for every 50 linear feet of forecourt frontage, or portion thereof. Any two of paragraphs (a) through (c) below can be combined as long as dimensional standards are met for each item.

(a) Seating – One linear foot for every 100 square feet of forecourt, with a minimum of two seats. Ledges and/or walls can be used if the height is 18 to 30 inches high and at least 15 inches deep.

(b) Raised planters (minimum planting area of 10 square feet) and/or an ornamental tree. These shall not count towards street tree requirements.

(c) A fence or wall two to four feet in height, parallel to the building face to create defined spaces.

(d) A trellis or tensile canopy (not retractable) with a depth of at least 75% depth of the forecourt.

(2) Within the S1 and S2 Sub-districts

Forecourts within the S1 and S2 sub-districts shall also provide the following landscaping within the forecourt:

(a) Landscaping shall be provided at a minimum of 25% of the court area.

(b) Landscaping shall consist of raised planters with a minimum planting area of 10 square feet and/or in-ground landscaping consisting of shrubs or understory trees.

(c) Landscaping can be used to satisfy the requirement of paragraph e(1), above.

(3) Planters provided for forecourts serving individual dwelling units shall be built-in or secured to the ground.

H. Monumental Building Type

1. Applicability

This Building Type can be utilized for public or private development with a qualifying use as listed below.

2. Qualifying Uses

a. Monumental Building Types can be used for only the following primary uses:

Auditorium;

City Hall or County Administration Complex;

Courthouse;

Library;

Museum;

Passenger terminal;

Place of worship;

School, elementary, middle, or high; or

Theater.

3. Building Standards

a. The minimum setback from the right-of-way shall be 20 feet.

b. The minimum side yard shall be 20 feet on each side.

c. A minimum street frontage of 200 feet shall be required. For developments with multiple street frontages only one frontage shall be required to meet the minimum.

d. The following architectural standards shall apply:

(1) When provided, punched windows shall be a minimum of two feet wide by four feet tall.

(2) The primary entrance shall be located on the front façade and shall face the street yard along the primary public or private street frontage. The front façade shall be clearly defined and have a greater level of architectural expression and articulation than the remaining façades.

(3) The primary entrance shall be articulated as a major component of the main façade.

(4) Primary building materials shall consist of brick, cast in place concrete or pre-cast concrete panels, glass, metal, and/or stone.

4. Front Facade Street Yard Standards

The front façade street yard shall meet the following requirements:

a. It shall be no more than three vertical feet higher than sidewalk grade at the street frontage for a minimum depth of five feet, measured from the property line at the right-of-way.

b. It shall have a minimum depth of 20 feet from the back-of-curb, extend a minimum of the length of the building along the street frontage, and be comprised completely of landscaping and hardscaping as described below.

c. A minimum of 30% of the street yard area shall be comprised of hardscaping and shall include the following:

(1) The entire hardscaped area shall be covered with modular pavers, decorative concrete, or stone paving.

(2) A minimum of one “element of interest” (i.e., fountain, art, clock, etc.) shall be provided.

(3) One linear foot of seating per 40 square feet of hardscaped area shall be provided.

(4) One trash and one recycling receptacle per 5,000 square feet of hardscaped area shall be provided.

d. A minimum of 30% of the street yard area shall be comprised of landscaping and shall include the following:

(1) One 2 ½-inch caliper tree per 1,000 square feet of landscaped area shall be required; and

(2) No more than 50% of the landscaped area shall be lawn. The remainder of the area shall be planted with trees, shrubs, perennials, and/or annuals.

e. It shall not be blocked, gated, or barred in such a manner to prevent 24-hour public access.

I. Incidental Building Type

1. Description

Incidental buildings are primary structures that, due to size and/or use, frontage types would not be appropriate, as prescribed below.

2. Standards

a. Except for permanent sales stands/kiosks and rail signal/utility shelters or cabinets, if other structures than those indicated below are located on the development site, then those structures indicated below shall be considered accessory structures and not incidental buildings.

b. No glazing requirements shall apply.

3. Types of Incidental Buildings

a. Park and Urban Agriculture Buildings

(1) Park buildings (restrooms, shelters, and other similar structures) and urban agriculture buildings (greenhouses, including hoop houses of similar size to greenhouses, tool/storage sheds, and other similar structures) shall have a minimum setback of 20 feet from the street right-of-way, and a minimum setback of five feet from all other property lines. Setbacks shall be increased to accommodate emergency vehicle access, if required.

(2) The maximum height shall be one story.

b. Rail Signal Shelters

(1) Rail signal shelters shall be located in railroad right-of-way unless documentation is presented to the Planning Director or designee that the shelter must be placed outside of the right-of-way and there is no alternative.

(2) If shelters are placed outside of railroad right-of-way, the following shall apply:

(a) Shelters shall be of a uniform weather-resistant material of either aluminum or steel kept in a metallic appearance; or

(b) If a different weather-resistant material or appearance is used, or if the shelter is placed within the streetscape, the shelter shall be screened or covered by public art that received a recommendation of approval by the Durham Arts Council Committee.

(c) The location of the shelter shall not conflict with any required streetscape amenities and shall maintain required clear zones.

c. Permanent Stands/Kiosks

Commentary: Additional permits and license agreements may be required to use the public sidewalk.

(1) The maximum size of each stand or kiosk shall be 50 square feet, unless located within public space pursuant to paragraph 16.2.4C.3, Public Space Amenities.

(2) If located within public sidewalks or other public or private pedestrian walkways, required clear zones shall be maintained.

(3) Design Standards

The integrity of the stand or kiosk shall be maintained. Portions of the structure that are torn, broken, dented, or otherwise damaged shall be repaired or replaced.

(4) Signage

(a) A maximum of one sign per side is allowed.

(b) Maximum size per sign shall be eight square feet.

(c)  Signs shall not contain changeable copy.

(d)  Signs shall not extend above the roofline of the stand or kiosk.

J. Accessory Structures

Accessory structures shall be subject to the applicable requirements pursuant to paragraph 5.4.1, Accessory Structures, except as follows:

1. Accessory structures in Design Districts shall be located to the rear of the rear building line of the primary structure(s) and shall be subject to the side and rear yard requirements of those districts.

2. The height of the structure shall not exceed 35 feet and shall not exceed the primary structure in height.

3. The structure shall be compatible with the primary structure in style, materials, roof form, and details.