18.31.250 Through-block connections design standards

(a) To increase the connectivity and enhance the pedestrian environment in downtown.

(b) To increase the convenience and enjoyment of walking and rolling in downtown by reducing the distance needed to travel between downtown destinations.

(c) To improve the vitality and appearance of the downtown shopping environment.

(2) Applicability. Through-block connections are required to be provided when development occurs on applicable sites (see the map in CMC 18.31.220). Through-block connections may also be provided voluntarily by any development on other sites.

(3) Through-block connections shall be designed as a woonerf, landscape passageway, or downtown passageway. Design standards for each option are listed in subsections (4) through (6) of this section. The following general standards apply to all through-block connections:

(a) A combination of connection types may be used for each connection.

(b) Adjustments to the standards may be approved by the Director as a DEPARTURE per CMC 18.31.040, provided the design:

(i) Creates a safe and welcoming pedestrian route.

(ii) Provides an effective transition between the connection and adjacent uses and buildings (i.e., enhances privacy to any adjacent ground-floor residential units).

(iii) Functions as a design amenity to the development.

(c) Buildings may project or cantilever into minimum required easement areas on building levels above the connection provided all other standards are met.

(4) Woonerf Design. A woonerf is a Dutch term for a “living street” that intends to function primarily as living space for residents, children, and community members and secondarily for vehicle movement. The woonerf design may apply to any through-block connection that functions as a publicly accessible connection from one street to another within downtown. The standards for woonerf design are as follows:

(a) Forty feet wide minimum public access easement. Note that a portion of this easement could be occupied by private space as set forth in subsection (4)(c) of this section.

(b) Twenty feet wide two-way shared travel lane featuring concrete paving, unit paving, or other similar decorative and durable surface material. No curbing separates walkways from travel lanes, and the walkways and travel lanes are built at the same level. Pervious paving is permitted. Asphalt is prohibited.

(c) Ten feet minimum landscaping/pedestrian-amenity area. The mix of landscaping to pedestrian-amenity space depends on the nature of adjacent uses. For residential uses, a combination of landscaping and private entry walks, patios, and elevated stoops may be integrated into the area, provided the space complies with the ground floor residential frontage standards per CMC 18.31.370. For nonresidential uses, a mixture of pedestrian-oriented spaces, entry walks, and landscaping are appropriate. Specifically, at least 50 percent of the area shall be comprised of entry walks (walkway accessing building entry) or designed to comply with public space standards (except for minimum 15-foot dimensional requirement) as set forth in CMC 18.31.420(4).

Figure 18.31.260(4)(a). Woonerf Examples

(d) Where such through-block connection is integrated along the edge of a development, a minimum easement of 20 feet is required for the shared travel lane.

(e) Buildings adjacent to woonerfs are subject to the woonerf, landscaped passageway, and trail block-frontage standards in CMC 18.31.355.

Figure 18.31.260(4)(a). Cross-Section of Minimum Standards for a Woonerf

Figure 18.31.260(4)(b). Cross-Section of Minimum Standards for a Woonerf Design Through-Block Connection When Developed Along the Edge of Development Site

The top image illustrates a scenario where a new development includes a required access-corridor on the edge of the development site abutting an existing development. In this scenario, a minimum 20-foot easement shall be required and include a shared lane. The shared lane shall be designed to allow a future connection to the adjacent site.

The bottom image illustrates a second phase where the adjacent property is redeveloped. An additional 20-foot easement will be required plus a connection shall be added (where necessary to provide access for on-site parking), but the remaining area shall be designed as a landscaped/pedestrian-amenity area.

(5) Landscaped Passageway Design. The landscaped passageway design may apply to any through-block connection that functions as a publicly accessible connection between streets through a development.

The standards for a landscaped passageway design are as follows:

(a) Thirty-foot-wide minimum public access easement. Note that a portion of this easement could be occupied by private space as set forth in subsection (5)(c) of this section.

(b) Ten- to 16-foot-wide pedestrian walkway depending on adjacent ground floor use. Ten-foot paths are appropriate in a residential context, whereas a 12- to 16-foot-wide path shall be provided when adjacent to commercial ground floor uses.

(c) Seven-foot-wide minimum landscaping/pedestrian-amenity area. The mix of landscaping to pedestrian-amenity space depends on the nature of adjacent uses. For residential uses, a combination of landscaping and private entry walks, patios, and elevated stoops may be integrated into the area, provided the space complies with the ground floor residential frontage standards per CMC 18.31.370. For nonresidential uses, a mixture of pedestrian-oriented spaces, entry walks, and landscaping are appropriate. At least 50 percent of the landscaping within the space shall meet Type III landscaping provisions per CMC 18.40.040.

(d) Where such through-block connection is integrated along the edge of a development, a minimum easement of 15 feet is required for the subject walking path and landscaping. Adjustments to the walking path and landscaping widths and configurations are allowed, provided the design effectively balances the following objectives:

(i) Creates a safe and welcoming pedestrian route.

(ii) Provides an effective transition between the walking path and adjacent uses (i.e., enhances privacy to any adjacent ground-floor residential units).

(iii) Functions as a design amenity to the development.

(e) Buildings adjacent to landscaped passageways are subject to the woonerf, landscaped passageway, and trail block-frontage standards in CMC 18.31.355.

Figure 18.31.260(5). Example Landscaped Passageway Cross-Section and Examples

(6) Downtown Passageway Design. The downtown passageway design may apply to any through-block connection adjacent to active ground-level uses (see qualifying uses in CMC 18.31.360). The standards for a downtown passageway design are as follows:

(a) Twelve-foot minimum public access easement.

(b) Where a downtown passageway design is integrated along the edge of a development, a minimum easement of 15 feet is required for the subject walking path and landscaping.

(c) Buildings adjacent to downtown passageways are subject to block-frontage standards in CMC 18.31.360.

Figure 18.31.260(6). Downtown Passageway Examples