18.31.350 Basic streets (with no designated block-frontage).
(1) Purpose. Basic block-frontages should provide visual interest at all observable scales and meet the design objectives of the City.
(2) Applicability. All block-frontages that are not designated in the map in CMC 18.31.310 are subject to the standards of this section. These block-frontages are provided greater flexibility with regard to the design of multifamily and nonresidential development frontages.
Basic streets are generally side streets (where most uses often front on other adjacent streets), service-oriented streets (often characterized by industrial or service types of uses), and streets in the single-family subdivisions. While there is greater flexibility in the amount of transparency of facades and the location of surface and structured parking, design parameters are included to ensure that landscaping and other design elements help to mitigate the potential impacts of parking lots and blank walls along these streets.
(3) Standards. Basic block-frontages shall comply with the standards in Table 18.31.350 below. DEPARTURES will be considered pursuant to CMC 18.31.040.
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The ⇒ symbol refers to DEPARTURE opportunities in subsection (4) of this section. |
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Element |
Standards |
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Building placement |
Where allowed in the applicable zone (see CMC 18.31.150), buildings may be placed up to the sidewalk edge, provided they meet storefront block-frontage standards in CMC 18.31.320. Otherwise, 10-foot minimum street setback, except where greater setbacks are required by the zone (see CMC 18.31.150). |
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Building entrances |
Building entrances facing the street are encouraged. At a minimum, at least one building entry visible and directly accessible from the street is required. ⇒ Where buildings are set back from the street, pedestrian connections from the sidewalk are required. |
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Facade transparency (see CMC 18.31.315) |
For storefronts, at least 60 percent of ground floor between 30 inches and 10 feet above the sidewalk is required. ⇒ Other buildings designed with nonresidential uses on the ground floor within 10 feet of sidewalk, at least 30 percent of the ground floor between 4 to 8 feet above the sidewalk. ⇒ For residential buildings, at least 10 percent of the entire facade (all vertical surfaces generally facing the street). ⇒ Window area that is glazed over or covered in any manner that obscures visibility into the storefront space shall not count as transparent window area. |
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Weather protection |
At least 3 feet deep over primary business and residential entries. |
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Parking location See CMC 18.31.450 for related parking requirements. |
There are no parking lot location restrictions, except for landscaped buffer requirements set forth in CMC 18.31.460 and the design requirements set forth in CMC 18.31.435. |
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Landscaping |
Building setback areas shall be landscaped per CMC 18.40.070. Reductions to landscaping are provided for stoops, porches, and patio designs (where a low fence divides the sidewalk from the patio), when such designs integrate landscaping elements that soften the building edge and enhance the pedestrian environment. For extended wall areas, diversity of plant materials and textures shall be provided to maintain visual interest from a pedestrian scale. |
(4) Departure Criteria. Departures from the above standards that feature the ⇒ symbol will be considered per CMC 18.31.040, provided the alternative proposal meets the purpose of the standards, plus the following criteria:
(a) Facade Transparency. The design treatment of a facade and/or landscape element provides visual interest to the pedestrian and mitigates impacts of any blank wall area. (Ord. 08-21 § 3 (Exh. B))