Skip to main content
Loading…
This section is included in your selections.

(1) Applicability. All developments with ground-floor residential uses adjacent to public streets, trails, through-block connections or other internal pedestrian connections, parks, publicly accessible common areas, and internal common space (hereafter collectively referred to as “public and semi-public realm”) shall comply with the frontage standards herein.

(2) Purpose. The purpose of these standards is to:

(a) Enhance the privacy and security of residents living on the ground floor.

(b) Provide an effective visual and physical transition between the public realm and the private realm.

(c) Enhance the relationship between the building and the street through high-quality landscape and architectural design.

(3) Standards. Design treatments shall be integrated to enhance the character of the public and semi-public realm while respecting the privacy of adjacent residential units. Design criteria applicable to ground-floor residential frontages are as follows:

(a) Direct Access. All units abutting public and semi-public realm elements shall all have individual ground-floor entries directly accessible to applicable public and semi-public realm elements.

(b) Unit Setback and Elevation. Provide privacy for people living in the adjacent dwelling units and ensure the applicable public and semi-public realm environment is comfortable through all of the following measures:

(i) Provide a five-foot minimum setback from applicable public and semi-public realm elements. The setback shall be measured from the edge of the applicable public and semi-public realm elements (e.g., pathway). When adjacent to an applicable public and semi-public realm element with no adjacent pathway, the setback shall be measured from the outside edge (facing away from dwelling unit) of a physical threshold feature (e.g., low fence or hedge) that separates semi-private outdoor space with the applicable public and semi-public realm element as determined by the Director.

Figure 18.31.370(3)(i). Minimum Setback Between a Ground Floor Residence and Applicable Public and Semi-Public Realm Element

In the left example, the five-foot setback area is used for raised planters next to a sidewalk. In the right example, the minimum five-foot setback area is used for a wall and landscaped bed next to a public space.

(ii) Where the facade is within close proximity to an applicable public and semi-public realm element, elevate ground-floor units as set forth in Table 18.31.370(2) to help to improve privacy and enhance their relationship to the street.

Elevated ground-floor units are encouraged to have secondary access from a wheelchair accessible route within the building which meets the requirements of the Americans with Disabilities Act. The route should be clearly signed and marked.

Table 18.31.370(2). Guidelines for Elevating Residential Units

Facade Setback

Elevate the Ground Level of Adjacent Residential Units

Front facade:

< 10 feet from sidewalk (along a public street); or

< 5 feet from all other applicable public and semi-public realm elements

At least 3 feet (above applicable public and semi-public realm element grade)

Front facade:

10 to 15 feet from sidewalk (along a public street); or

5 to 10 feet from all other applicable public and semi-public realm elements

At least 30 inches (above applicable public and semi-public realm element grade)

(iii) Live-work units designed to comply with storefront block-frontage standards per CMC 18.31.320 are exempt from the elevated ground floor requirement above.

(c) Enhance the privacy of residents and provide an effective transition between the public and private realm by integrating all of the following measures:

(i) Provide a physical “threshold” feature, such as a hedge, retaining wall, rockery, stair, gate, railing, or a combination of such elements on private property, not to exceed 42 inches in height, that defines and bridges the boundary between the applicable public and semi-public realm element and the private entry, porch, yard, or patio. Thresholds may screen, but not completely block, views to and from the applicable public and semi-public realm element.

(ii) Provide an outdoor space at least four feet deep and six feet wide (24 square feet minimum area) in the front setback, such as a porch, patio, deck, or stoop. Where feasible, this space shall be at the same level as the interior of the unit.

(iii) Provide a covered area, porch or protected entry space, or other architectural weather protection at least three feet deep that provides cover for a person entering the unit and a transitional space between outside and inside the dwelling.

(iv) Landscaping planters shall be integrated into transitional areas between the dwelling unit and the adjacent public and semi-public realm element (see Figure 18.31.370(3) below for examples).

(v) Overhead building projections may cantilever over the outdoor space by up to 50 percent of the minimum ground level setback.

DEPARTURES may be proposed for the design criteria in subsection (3)(c) of this section, provided the design enhances the privacy of adjacent units and provides an effective and attractive transition between the public and private realm.

Figure 18.31.370(3)(a). Guidelines and Examples of Ground-Level Residential Frontages

The above images show ground-level residential frontages with setbacks of approximately 10 feet (left image) and five feet (right image) along different street frontages for the same corner apartment building. These ground-level units all have their own private unit access from the sidewalk and are elevated above the sidewalk to enhance the privacy to the units. The landscaping elements, brick posts, split-faced concrete block stoop walls, and black metal railings help to provide an attractive and effective transition between the public and private realms.

Figure 18.31.370(3)(b). Additional Examples of Ground-Level Residential Frontages

Good examples: Image A includes a stoop design with brick terraced planters and low wrought iron fences. Images B and C includes low wrought iron fences that separate the sidewalk/pedestrian walkway from the private open space. Images D and E include stoop designs with sidewalk level planters and concrete terrace planters.

Bad examples: Despite the raised ground level, the shallow setback design in Image F is insufficient to meet the intent of the standards. In Image G, the upper level building cantilever doesn’t meet the standards and creates a cold “cave stoop” like form. The large areas of unscreened concrete walls in both examples are undesirable.

(Ord. 08-21 § 3 (Exh. B))