19.47.050 - Frontage type standards.

A.

This section provides frontage type standards for buildings in the HOO zone. Types of frontages include:

1.

Live-Work/Office Fronts. A frontage that reinforces both residential and work activities that can occur in the building. The elevation of the ground floor is located at or near the grade of sidewalk to provide direct public access to the building. Entrances and windows are provided on the front of the facade to provide eyes on the street and direct sidewalk access to commercial and office uses. The front setback (if provided) may be improved with landscaping or as an extension of the public sidewalk to create a more pedestrian-friendly environment.

a.

Elevation of Ground Floor. The ground floor elevation shall be located near the elevation of the sidewalk to minimize the need for external steps and external ADA ramps at public entrances.

b.

Minimum Ground Floor Interior Height. Twelve feet minimum (floor-to-floor height—Commercial Ready).

c.

Ground Floor Unit Entrances. All ground floor tenant spaces that have street frontage shall have entrances on a facade fronting a street. All other ground floor uses may have a common lobby entrance along the front facade or private entrances along other facades.

d.

Upper Floor Unit Entrances. Entrances to upper floor units may be provided through a common lobby entrance and/or by a common entrance along a facade fronting a street.

e.

Recessed Entrances. Entrances may be recessed into the facade.

f.

Awnings and Marquees. Awnings or marquees may be provided over storefront windows and entrances. Awning and marquees may project up to six feet from the facade and extend over the sidewalk provided that at least eight feet of vertical clearance is provided.

g.

Projecting Elements (Balconies, Roof Overhangs, Shade Structures, and Bay Windows). Projecting elements on upper floors may project four feet from the facade and project into the setback.

h.

Sidewalk and Setback Treatment. The public sidewalk shall be improved with street trees with an average spacing of thirty feet on-center and pedestrian-scaled street lights (no taller than fourteen feet). If the front facade is setback from the public sidewalk, the setback shall be landscaped and/or improved as an extension of the public sidewalk.

2.

Residential Fronts. A frontage that reinforces the residential character and use of the building. The elevation of the ground floor is elevated above the grade of the lot to provide privacy for residences by preventing direct views into the home from the sidewalk. Entrances and windows are provided on the front of the facade to provide eyes on the street and direct sidewalk access to the building. Stoops are allowed to project into the front setback to enhance entrances. The front setback is primarily improved with landscaping.

a.

Elevation of Ground Floor. The ground floor elevation shall be located within six feet of the ground surface of the adjacent sidewalk or walkway.

b.

Minimum Ground Floor Ceiling Height. Ten feet minimum (floor-to-floor height).

c.

Ground Floor Unit Entrances. Entrances to ground floor units that have street frontage may be provided through a common lobby entrance and/or by private entrances from the adjacent sidewalk.

d.

Upper Floor Unit Entrances. Entrances to upper floor units may be provided through a common lobby entrance and/or by a common entrance along a facade fronting a street.

e.

Recessed Entrances. Entrances may be recessed into the facade.

f.

Stoops and Front Porches. Stoops and front porches may be provided in front of building and unit entrances. Stoops and front porches may project up to six feet from the facade and project into the setback.

g.

Projecting Elements (Balconies, Roof Overhangs, Shade Structures, and Bay Windows). Projecting elements on upper floors may project four feet from the facade and project into the setback.

h.

Sidewalk and Setback Treatment. The public sidewalk shall be improved with street trees with an average spacing of thirty feet on-center and pedestrian-scaled street lights (no taller than fourteen feet). If the front facade is setback from the public sidewalk, the setback shall be landscaped (excluding stoops/front porches and paved paths to building entrances).

3.

Storefronts. A frontage that reinforces the commercial character and use of the ground floor of the building. The elevation of the ground floor is located at or near the grade of sidewalk to provide direct public access into the building. Large storefronts display windows are provided on the front of the facade to encourage visual access to merchandise displays and to encourage window shopping. Awnings or marquees are provided over storefront windows and entrances. The front setback (if provided) is primarily improved as an extension of the public sidewalk to create a more pedestrian-friendly environment.

a.

Elevation of Ground Floor. The ground floor elevation shall be located near the elevation of the sidewalk to minimize the need for external steps and external ADA ramps at public entrances.

b.

Minimum Ground Floor Ceiling Height. Fifteen feet minimum (floor-to-floor height).

c.

Storefront Entrances. All ground floor tenant spaces that have street frontage shall have storefront entrances on the facade fronting a street.

d.

Lobby Entrances. Lobby entrances to upper floor uses shall be located on a facade fronting a street.

e.

Recessed Entrances. Storefront and lobby entrances may be recessed into the facade.

f.

Awnings and Marquees. Awnings or marquees are required over storefront windows and entrances. Awning and marquees may project up to six feet from the facade and extend over the sidewalk provided that at least eight feet of vertical clearance is provided.

g.

Projecting Elements (Balconies, Shade Structures, and Bay Windows). Projecting elements on upper floors may project four feet from the facade and project into the setback.

h.

Sidewalk and Setback Treatment. The public sidewalk shall be improved with street trees with an average spacing of thirty feet on-center and pedestrian-scaled street lights (no taller than fourteen feet). If the front facade is setback from the public sidewalk, the setback shall be improved as an extension of the public sidewalk.

(Ord. No. 656, § 4 (Exh. A), 11-19-2013)