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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.

18B-400-1. Linear Building Frontage

18B-400-2. Linear Frontage Standards

Standard

CBD

Retail Street

Mixed-Use Street

Mixed-Use Arterial

Low-Impact Mixed-Use Streets

Festival Street

A

Building Height

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.

2In Colonial District Overlay, or when buildings do not front a retail street, Green Street Loop, or arterial mixed-use street, minimum transparency is 50 percent between 30 inches and eight 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.

18B-400-3. Forecourt Frontage Type

18B-400-4. Forecourt Frontage Standards

Standard

CBD

Retail Street

Mixed-Use Street

Mixed-Use Arterial

Low-Impact Mixed-Use Streets

Festival Street

A

Building Height

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.

2In Colonial District Overlay, or when buildings do not front a retail street, Green Street Loop, or arterial mixed-use street, minimum transparency is 50 percent between 30 inches and eight 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.

18B-400-5. Plaza Frontage Type

18B-400-6. Plaza Frontage Type Standards

Standard

CBD

Retail Street

Mixed-Use Street

Mixed-Use Arterial

Low-Impact Mixed-Use Streets

Festival Street

A

Building Height

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.

2In Colonial District Overlay, or when buildings do not front a retail street, Green Street Loop, or arterial mixed-use street, minimum transparency is 50 percent between 30 inches and eight 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.

18B-400-7. Landscape Frontage

18B-400-8. Landscape Frontage Standards

Standard

CBD

Retail Street

Mixed-Use Street

Mixed-Use Arterial

Low-Impact Mixed-Use Streets

Festival Street

A

Building Height

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.

18B-400-9. Porch/Stoop/Terrace Frontage Type

18B-400-10. Porch/Stoop/Terrace Frontage Standards

Standard

CBD

Retail Street

Mixed-Use Street

Mixed-Use Arterial

Low-Impact Mixed-Use Streets

Festival Street

A

Building Height

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.

18B-400-11. Parking Frontage Type

18B-400-12. Parking Frontage Standards

Standard

CBD

Retail Street

Mixed-Use Street

Mixed-Use Arterial

Low-Impact Mixed-Use Streets

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

Required from the street to primary building entrance(s)

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.]