18B.400.410 Site Design, Buildings, and Frontage.
A. Frontage Types. The building frontage types below address the required standards for the relationship of buildings to the edge of the street and other site plan and design requirements. The permitted frontage types vary by street type as shown in LMC 18B.300.310(C). The building setback may be modified as approved by the City when necessary to expand the width of the right-of-way to accommodate the desired street design and cross section.
1. Linear. The linear building frontage has zero setback from the street edge and is the primary frontage type on retail streets and is also appropriate for land uses such as townhouses and row houses.
Standard |
CBD |
Retail Street |
Mixed-Use Arterial |
Festival Street |
|||
---|---|---|---|---|---|---|---|
A |
90' |
90' |
90' |
90' |
35' |
90' |
|
B |
First Floor Minimum Height |
16' |
16' |
16' |
16' |
None |
16' |
C |
Weather Protection Height |
10' |
10' |
10' |
10' |
None |
10' |
D |
Weather Protection Minimum Depth and Linear Frontage |
10' Depth 60% of frontage must have weather protection |
10' Depth Weather protection required for minimum of 60% of frontage |
10' Depth Weather protection required for minimum of 60% of frontage |
10' Depth Weather protection required for minimum of 60% of frontage |
None |
10' Depth 60% of frontage must have weather protection |
E |
Building Maximum Setback from Right-of-Way1 |
0' – 10' |
0' – 10' |
0' – 10' |
0' – 10' |
0' – 10' |
0' – 10' |
F |
Building Setback Minimum |
0' |
0' |
0' |
0' |
0' |
0' |
G |
Front Entrance |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
H |
Window Transparency2 |
A minimum 70% transparency required at street level between 30'' and 8' |
A minimum 70% transparency required at street level between 30'' and 8' |
A minimum 60% transparency required at street level between 30'' and 8' for nonresidential uses |
None |
None |
A minimum 70% transparency required at street level between 30'' and 8' |
1The maximum setback shall be up to 10 feet where the Public Works Engineering Director has determined property may be needed to accommodate the City’s planned right-of-way at full build-out. Otherwise, the maximum setback is zero feet.
2. Forecourt. The forecourt building frontage type has an open area at the entrance along the street edge. This building type is applicable to a wide range of land use types and mixed-use development.
Standard |
CBD |
Retail Street |
Mixed-Use Arterial |
Festival Street |
|||
---|---|---|---|---|---|---|---|
A |
90' |
90' |
90' |
90' |
35' |
90' |
|
B |
First Floor Minimum Height for depth of 30 feet from street |
16' |
16' |
16' |
16' |
None |
16' |
C |
Weather Protection Height |
10' |
10' |
10' |
10' |
None |
10' |
D |
Weather Protection Minimum Depth and Linear Frontage |
5' min depth; 60% of frontage along sidewalk must have weather protection. Weather protection required over primary entrance. |
5' min depth; 60% of frontage along sidewalk must have weather protection. Weather protection required over primary entrance. |
15' min depth; 60% of frontage along sidewalk must have weather protection. Weather protection required over primary entrance. |
5' min depth; 60% of frontage along sidewalk must have weather protection. Weather protection required over primary entrance. |
None |
5' min depth; 60% of frontage along sidewalk must have weather protection. Weather protection required over primary entrance. |
E |
Building Maximum Setback from Right-of-Way1 |
0' – 10' |
0' – 10' |
0' – 10' |
0' – 10' |
0' – 10' |
0' – 10' |
F |
Building Setback Minimum |
0' |
0' |
0' |
0' |
0' |
0' |
G |
Front Entrance |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
H |
Forecourt Depth |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
I |
Forecourt Width |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
10' minimum; 30' maximum |
J |
Window Transparency2 |
A minimum 70% transparency required at street level between 30'' and 8' |
A minimum 70% transparency required at street level between 30'' and 8' |
A minimum 60% transparency required at street level between 30'' and 8' for nonresidential uses |
None |
None |
A minimum 70% transparency required at street level between 30'' and 8' |
1The maximum setback shall be up to 10 feet where the Public Works Engineering Director has determined property may be needed to accommodate the City’s planned right-of-way at full build-out. Otherwise, the maximum setback is zero feet.
3. Plaza. The plaza frontage type includes a pedestrian-oriented plaza between the building and the street edge. The plaza frontage type is applicable to retail and dining uses and can support activities such as outdoor dining, public art displays, seating, entertainment, and events. The plaza must be designed to support human activity and support a safe and inviting streetscape environment.
Standard |
CBD |
Retail Street |
Mixed-Use Arterial |
Festival Street |
|||
---|---|---|---|---|---|---|---|
A |
90' |
90' |
90' |
90' |
35' |
90' |
|
B |
First Floor Minimum Height for depth of 30 feet from street |
16' |
16' |
16' |
16' |
None |
16' |
C |
Weather Protection Height |
10' |
10' |
10' |
10' |
None |
10' |
D |
Weather Protection Minimum Depth and Linear Frontage |
5' min depth; 60% of frontage along sidewalk must have weather protection. |
5' min depth; 60% of frontage along sidewalk must have weather protection. |
5' min depth; 60% of frontage along sidewalk must have weather protection. |
5' min depth; 60% of frontage along sidewalk must have weather protection. |
None |
5' min depth; 60% of frontage along sidewalk must have weather protection. |
E |
Building Maximum Setback from Right-of-Way1 |
5' – 25' |
5' – 25' |
5' – 25' |
5' – 25' |
5' – 25' |
5' – 25' |
F |
Building Setback Minimum |
5' |
5' |
5' |
5' |
5' |
5' |
G |
Front Entrance |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
An entrance must be located along the primary street frontage; 50% transparency required |
H |
Plaza Design |
Plaza area must be designed for human activity and include seating, landscaping, and other amenities |
Plaza area must be designed for human activity and include seating and other amenities |
Plaza area must be designed for human activity and include seating and other amenities |
Plaza area must be designed for human activity and include seating and other amenities |
n/a |
Plaza area must be designed for human activity and include seating, landscaping, and other amenities |
I |
Window Transparency2 |
A minimum 70% transparency required at street level between 30'' and 8' |
A minimum 70% transparency required at street level between 30'' and 8' |
A minimum 60% transparency required at street level between 30'' and 8' for nonresidential uses |
None |
None |
A minimum 70% transparency required at street level between 30'' and 8' |
1The maximum setback shall be up to 25 feet where the Public Works Engineering Director has determined property may be needed to accommodate the City’s planned right-of-way at full build-out. Otherwise, the maximum setback is five feet.
4. Landscape. The landscape frontage has landscaping between the building and street edge. The landscape frontage is not permitted on retail streets and is appropriate for office and residential uses particularly when on the ground floor.
Standard |
CBD |
Retail Street |
Mixed-Use Arterial |
Festival Street |
|||
---|---|---|---|---|---|---|---|
A |
90' |
n/a |
90' |
90' |
35' |
n/a |
|
B |
First Floor Minimum Height for depth of 30 feet from street: Commercial Uses |
16' |
n/a |
16' |
16' |
None |
n/a |
C |
Weather Protection Height |
10' |
n/a |
10' |
10' |
None |
n/a |
D |
Weather Protection Minimum Depth and Linear Frontage |
5' minimum depth; required over primary entrance |
n/a |
5' minimum depth; required over primary entrance |
5' minimum depth; required over primary entrance |
5' minimum depth; required over primary entrance |
n/a |
E |
Building Maximum Setback from Right-of-Way |
20' |
n/a |
20' |
20' |
20' |
n/a |
F |
Building Setback Minimum |
10' |
n/a |
10' |
10' |
10' |
n/a |
G |
Front Entrance |
An entrance must be located along the primary street frontage |
n/a |
An entrance must be located along the primary street frontage |
An entrance must be located along the primary street frontage |
An entrance must be located along the primary street frontage |
n/a |
H |
Landscape Requirements |
The landscape area shall comply with the City’s landscaping requirements. |
n/a |
The landscape area shall comply with the City’s landscaping requirements. |
The landscape area shall comply with the City’s landscaping requirements. |
The landscape area shall comply with the City’s landscaping requirements. |
n/a |
5. Porch/Stoop/Terrace. This frontage type has the building set back from the street edge to accommodate a porch, stoop, or terrace to serve as the primary access to the building. This frontage type is applicable primarily to residential and nonretail commercial uses and is not permitted on retail streets.
Standard |
CBD |
Retail Street |
Mixed-Use Arterial |
Festival Street |
|||
---|---|---|---|---|---|---|---|
A |
90' |
n/a |
90' |
90' |
35' |
n/a |
|
B |
First Floor Minimum Height for depth of 30 feet from street: Commercial Uses |
16' |
n/a |
16' |
16' |
None |
n/a |
C |
Weather Protection Height |
10' |
n/a |
10' |
10' |
None |
n/a |
D |
Threshold Depth |
4' minimum |
n/a |
4' minimum |
4' minimum |
None |
n/a |
E |
Threshold Height |
Below-grade maximum 4'; Above-grade maximum 5' |
n/a |
Below-grade maximum 4'; Above-grade maximum 5' |
Below-grade maximum 4'; Above-grade maximum 5' |
Below-grade maximum 4'; Above-grade maximum 5' |
n/a |
F |
Front Entrance |
An entrance must be located along the primary street frontage |
n/a |
An entrance must be located along the primary street frontage |
An entrance must be located along the primary street frontage |
An entrance must be located along the primary street frontage |
n/a |
G |
Landscape Requirements |
The landscape area shall comply with the City’s landscaping requirements. |
n/a |
The landscape area shall comply with the City’s landscaping requirements. |
The landscape area shall comply with the City’s landscaping requirements. |
The landscape area shall comply with the City’s landscaping requirements. |
n/a |
6. Parking. The parking frontage type is only permitted on arterial mixed-use streets and is the only frontage type where parking is allowed between the building and the street edge. Landscape and trees are required in the landscaped area between the street edge and the parking area.
Standard |
CBD |
Retail Street |
Mixed-Use Arterial |
Festival Street |
|||
---|---|---|---|---|---|---|---|
A |
Landscape Buffer Width |
Minimum 10'; Maximum 20' |
n/a |
n/a |
Minimum 10'; Maximum 20' |
n/a |
n/a |
B |
Landscape Requirements |
The landscape area shall comply with the City’s landscaping requirements. A minimum of one tree must be planted every 30'. |
n/a |
n/a |
The landscape area shall comply with the City’s landscaping requirements. |
n/a |
n/a |
C |
Pedestrian Walkway |
n/a |
n/a |
Minimum width – see LMC 18B.500.520 |
n/a |
n/a |
B. Civic Uses. Sites and buildings where the primary use is civic should be designed to reflect a public use and therefore may deviate from the frontage standards. Civic buildings and sites should be recognizable and accessible as public buildings in the downtown and to reflect civic pride in the community. The following standards address the design of civic uses:
1. Civic uses are permitted on the ground level of all street types except the low-impact mixed-use streets and may be designed in accordance with any of the frontage types except parking.
2. Civic uses are not subject to the maximum setback requirements.
3. Civic uses may provide the main entry on the side of the building when necessary to the function of the site, including safety and security. A pedestrian connection shall be provided from the sidewalk to the entry.
4. The design sites and buildings for civic uses should incorporate public open space when feasible and practical and provide for a variety of activities such as public art, seating, play equipment, games, and events. [Ord. 695 § 2 (Exh. B), 2018.]