§ 17-4-0400

Bulk and density standards

17-4-0401 General. Bulk and density standards in the “D” districts vary according to the bulk and density designation of the district. Bulk and density designations are indicated by the numeral following the dash (–) in the district name, as in “DX-16″ (DX dash 16).

17-4-0402 Lot Area. There are no minimum lot area standards for the “D” districts.

17-4-0403 Lot Frontage. There are no minimum lot frontage standards for the “D” districts.

17-4-0404 Lot Area per Unit.

17-4-0404-A Standards. All development in “D” districts is subject to the following minimum lot area per unit standards. These standards are not to be interpreted as a guarantee that allowed densities can be achieved on every lot . Other factors, such as off-street parking requirements, minimum dwelling unit standards and lot configuration issues may work to limit density more than these standards.

Dash Designation Minimum Lot Area per Unit (square feet)
-3 Dwelling units: 400

Efficiency units: 300

SRO units: 200

-5 Dwelling units: 200

Efficiency units: 135

SRO units: 100

-7 Dwelling units: 145

Efficiency units: 90

SRO units: 75

-10 Dwelling units: 115

Efficiency units: 75

SRO units: 60

-12 Dwelling units: 115

Efficiency units: 75

SRO units: 60

-16 Dwelling units: 100

Efficiency units: 65

SRO units: 50

(See Sec. 17-17-0304 for rules governing the measurement of lot area per unit .)

17-4-0404-B MLA Reduction for Affordable Housing and Underground Parking. Projects that are awarded floor area bonuses for Affordable Housing or Underground Parking and Loading are eligible to use reduced lot-area-per-unit standards. For each one percent increase in floor area awarded through the Affordable Housing floor area bonus provisions of Sec. 17-4-1004 and the Underground Parking and Loading floor area bonus provisions of Sec. 17-4-1016, the minimum lot area per unit standard is reduced by one percent. The minimum lot area per unit reduction may not exceed 15 percent, regardless of the floor area bonus awarded.

17-4-0404-C MLA Reduction for Transit- Served Locations.   Projects in D dash 3 districts that reduce vehicular parking from the otherwise required minimum parking standard by 50% for residential uses or 50% or more for non-residential uses, pursuant to Sec. 17-10-0102-B, are eligible to use reduced lot area per unit standards as established in the table below.  These minimum lot area reductions are allowed only if the project is reviewed and approved in accordance with the Type I Zoning Map Amendment procedures of Sec. 17-13-0302.

Dash Designation

Reduced Minimum Lot Area per Unit (square feet)
3 Dwelling units: 300
Efficiency units: 200
SRO units: 135

17-4-0405 Floor Area Ratio.

17-4-0405-A Standards. All development in “D” districts is subject to the following maximum floor area ratio standards:

Dash Designation

Maximum Base Floor Area Ratio FAR Bonuses Allowed?
-3 3.0 No
-5 5.0 Yes

(affordable housing and adopt-a-landmark bonuses only)

-7 7.0 Yes

(affordable housing and adopt-a-landmark bonuses only)

-10 10.0 Yes

(affordable housing and adopt-a-landmark bonuses only)

-12 12.0 Yes
-16 16.0 Yes

(See Sec. 17-17-0305 for rules governing the measurement of floor area ratio .)

17-4-0405-B Bonus Floor Area. Under the provisions of Sec. 17-4-1000, development in dash 12 and dash 16 districts is eligible for floor area bonuses, over and above the stated maximum base floor area ratios of Sec. 17-4-0405-A. Floor area bonuses for affordable housing and “adopting” an historic landmark may be approved in any dash 5, dash 7, dash 10, dash 12 or dash 16 “D” district, subject to the provisions of Sec. 17-4-1004 and Sec. 17-4-1022, respectively.

17-4-0405-C  FAR Increase for Transit- Served Locations.   All projects in D dash 3 districts that reduce vehicular parking from the otherwise required minimum parking standard by 50% for residential uses or 50% or more for non-residential uses, pursuant to Sec. 17-10-0102-B, may increase the maximum floor area ratio standard to 3.5.  This increase is allowed only if the project is reviewed and approved in accordance with the planned development procedures of Sec. 17-13-0600.

17-4-0405-D Additional FAR Increase for On-Site Affordable Housing Units in Transit-Served Locations. All projects in D dash 3 districts subject to Sec. 2-45-115 that (1) qualify for and are granted a floor area ratio increase of 0.5 under Sec. 17-4-0405-C above, and (2) provide at least 50% of the required affordable units on-site, may increase the maximum floor area ratio standard by an additional 0.25 to 3.75. This floor area ratio increase is allowed only if the project complies with all of the requirements of a transit-served location pursuant to Sec. 17-10-0102-B, and is reviewed and approved in accordance with the planned development procedures of Sec. 17-13-0600.

17-4-0406 Setbacks.

17-4-0406-A Front Setbacks.

1. DC, DX and DS Districts. No front setback is required in DC, DX or DS districts.

2. DR Districts. Buildings and structures in DR districts are subject to the R district front setback standards of Sec. 17-2-0305.

17-4-0406-B Other setbacks.

1. DC, DX and DS Districts. Side setbacks are not required in “DC”, “DX”, or “DS” districts. Rear setbacks are required only for floors containing dwelling units. The minimum rear setback standard is 30 feet for floors containing dwelling units , except that buildings in the DC-12, DX-12, DC-16 and DX-16 are exempt from this rear setback standard.

2. DR District. There is no minimum side setback requirement in the DR district. The minimum rear setback for detached houses is 28% of lot depth or 50 feet, whichever is less. (See Sec. 17-17-0307 for rules governing the measurement of rear setbacks .) The minimum rear setback for principal buildings other than detached houses is 30% of lot depth or 50 feet, whichever is less. The required rear setback for principal buildings other than detached houses applies only to those portions of a building that are 18 feet or more above grade .

17-4-0406-C Pedestrian Streets. Maximum setbacks apply on certain designated pedestrian streets . (See Sec. 17-4-0500)

17-4-0407 Maximum Building Height. There are no maximum building height limits in the “D” districts. Planned development (PD) review and approval is required for buildings that exceed the building height thresholds stated in Sec. 17-4-0900. (See Sec. 17-17-0311 for rules governing the measurement of building height .)

17-4-0408 Average Dwelling Unit Size. The gross residential floor area developed on a lot divided by the total number of dwelling units on such lot must equal at least 500 square feet. No existing residential use may be converted to conflict with or further conflict with this standard.

17-4-0409 Number of Efficiency Units.

17-4-0409-A Standards. The total number of efficiency units may not exceed the following standards except as specified in Sec. 17-2-0313-B:

District Maximum Number of Efficiency Units (% of total units)
-3 20
-5 30
-7 40
-10 50
-12 50
-16 50

17-4-0409-B Allowed Exceptions. The limits on efficiency units do not apply to SROs or elderly housing developments, provided that the Zoning Administrator determines that such developments constitute bona fide SROs or elderly housing developments.

17-4-0410 On-Site Open Space.

17-4-0410-A Amount and Dimensions. Except as expressly allowed under the townhouse development standards of Sec. 17-2-0500, all development containing dwelling units located in D districts must provide at least 36 square feet of useable on-site open space per dwelling unit . Required open space must have minimum dimension of at least 5 feet on any side if private or 15 feet on any side if provided as common open space .

17-4-0410-B Additional Standards.

1. Required open space must be located on the same lot as the dwelling units it serves.

2. Required open space must be outdoors and designed for outdoor living, recreation or landscaping, including areas located on the ground and areas on decks, balconies, porches or roofs.

3. The required open space area is not required to be contiguous, but each open space area, whether common or private, must comply with minimum dimensional standards. Common open space areas must be accessible to all residents of the subject development.

4. When located at ground level, required open space area must be substantially covered with grass, ground cover, shrubs, plants, trees, or usable outdoor open space features, such as walkways or patios.

5. Off-street parking areas, loading facilities, driveways or required vehicular use landscape areas may not be used to satisfy open space requirements. Bollards, curbs, wheel stops or other similar features must be provided to ensure that required open space areas are not used for off-street parking or any other vehicular use.

6. Required open space areas may not be occupied by mechanical equipment, dumpsters or service areas.

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

17-4-0411 Floor-to-Floor Heights and Floor Area of Ground-floor Space. In all DR, DX and DC districts, any commercial space that is provided on the ground floor of a building must have a minimum floor- to-floor height of 13 feet.

(Added Coun. J. 5-26-04, p. 25275; Amend Coun. J. 3-9-05, p. 44391; Amend Coun. J. 9-13-06, p. 84870, § 2; Amend Coun. J. 9-11-13, p. 60173, §§ 4, 5; Amend Coun. J. 3-18-15, p. 105476, § 5)

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