19.86.030 On-Site Services.

   Unless provided otherwise in relation to a specific building type, whenever a property abuts an alley, all services, including all utility access, above-ground equipment and trash containers shall be located in, and accessed from, the alley.

(Ord. 2358 §22)

19.86.040 Buildings on Corner Lots.

   All buildings built on corner lots shall be designed so that equal architectural treatment is given to both street frontages.

(Ord. 2358 §22)

19.86.050 Allowed Building Types.

   A.   Primary building types. Only the building types allowed by Table 6-4 may be constructed on properties with the specified TND designations, except where additional types are approved in compliance with subsection B, below.

   B.   Additional building types. An application for a regulatory plan may include proposed building types in addition to those provided by this chapter.

(Ord. 2358 §22)

Table 6-4 ALLOWED BUILDING TYPES

Building Type	Building Types Allowed by TND Designation					See Standards in Section:
	NE	NG	NC	CORE	SD
Edgeyard House	P	P	—	—	—	19.86.060
Garage, Garage with Carriage House	P	P	P	P	P	19.86.070
Sideyard House	P	P	—	—	—	19.86.080
Cottage	P	P	—	—	—	19.86.090
Courtyard House	P	P	P	—	—	19.86.100
Bungalow Court	P	P	P	—	—	19.86.110
Three-Six Plex	P	P	P	—	—	19.86.120
Mansion Flats	P	P	P	—	—	19.86.130
Rowhouse	—	P	P	—	—	19.86.140
Tuck-Under Rowhouse	—	P	P	—	—	19.86.150
Live-Work Unit	—	P	P	P	—	19.86.160
Apartment Building - Small	—	P	P	P	—	19.86.170
Apartment Building	—	P	P	P	—	19.86.180
Courtyard Apartment Building	—	P	P	P	—	19.86.190
Loft Building	—	—	P	P	—	19.86.200
Mixed-Use Loft Building	—	—	P	P	—	19.86.210
Small Single-Story Shopfront Building	—	—	P	P	—	19.86.220
Large Single-Story Shopfront with Mixed-Use Liner Buildings	—	—	P	P	—	19.86.230
Mixed-Use Building with Drive-thru or Service Bays	—	—	P	P	—	19.86.240
Small Mixed-Use Building	—	—	P	P	—	19.86.250
Large Mixed-Use Building	—	—	P	P	P	19.86.260
Large Mixed-Use Building with Tower	—	—	—	P	—	19.86.270
Mixed-Use Liner Building	—	—	P	P	—	19.86.280
Residential Liner Building	—	—	P	P	—	19.86.290
Office Building	—	—	P	P	P	19.86.300
Parking Structure with Mixed-Use Liner Buildings	—	—	P	P	P	19.86.310
Parking Structure with Inset Shopfront Buildings	—	—	P	P	P	19.86.320
Mixed-Use Building with Gas and Pump Canopy	—	—	P	P	P	19.86.330
Dock Height Commercial Building	—	—	—	—	P	19.86.340
Dock Height Commercial Building with Liner	—	—	—	—	P	19.86.350
Civil Buildings	P	P	P	P	P	19.86.360
Civic Building with Projecting Tower	P	P	P	P	P	19.86.370

 

   P=Permitted

19.86.060 Edgeyard House.

   A.   An edgeyard house is designed as a residence for one household, with its primary entrance accessed from the fronting sidewalk through a shallow front yard. The rear yard serves as the main yard for residents. An edgeyard house may be used for more than one residence or for other than residential purposes where allowed by the applicable TND designation. An Edgeyard house shall be placed on a site as set forth in Table 6-5.

Table 6-5

Building Placement.
Front build to line: 18 feet from the back of sidewalk.	A
A front porch may encroach up to 12 feet into the resulting setback.	B
Side setbacks: 8 foot minimum.	C
Rear setback: 15 feet minimum from the building. 5 feet from the alley for parking and accessory structures.	D
Building Size and Massing.
Building height: One or two stories.	E
First floor elevation: The finished floor elevation of the first floor shall be a minimum of 24 inches above the grade of the sidewalk fronting the lot.	F
Parking.
Parking shall be located a minimum of 60 feet from the back of sidewalk.	G
Rear Yards.
Rear yards shall be no less than 15% of the area of the lot and no less than 15 feet in width and depth.	H

 

   B.   Frontage types of common yard or porch and fence are preferred.

   C.   On-site parking shall be accessed from an alley and may be in a garage, carport or uncovered parking spaces. Garages may be attached or detached.

   D.   A minimum of one tree, 15 gallon, or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.070 Garage, Garage with Carriage House.

   A.   A garage is a one-story residential accessory structure enclosing parking spaces. A carriage house is a second floor above a garage that is a residential unit accessory to a primary single dwelling on the same site. Notwithstanding, a garage or garage with carriage house may be occupied by other uses allowed by the applicable TND designation. A garage or garage with carriage house shall be placed on a site as set forth in Table 6-6.

Table 6-6

 

Building Placement.
Front build-to-line. The building shall be placed at the rear of the lot within the area identified by the parking limit line for the primary building on the lot.	A
Side setbacks: 5 feet minimum on each side.	B
Rear setbacks: 5 feet from the alley. 20 feet from the alley where tandem parking spaces are to be provided between the garage façade and the alley edge.	C D
Building Size and Massing.
Building height: A garage without a carriage house shall be one-story with a maximum height of 20 feet. A garage with carriage house shall be two-stories.	E

 

   B.   A garage may be attached to, or detached from the primary dwelling. A garage with carriage house shall be detached.

   C.   Window placement and/or materials in the upper story of a carriage house shall preserve the privacy of the primary dwelling, the primary dwelling on adjoining lots, and associated side and rear yards.

   D.   The main entrance to a carriage house shall be directly from and face the side street, alley or adjacent parking area.

   E.   On-site parking shall be accessed from an alley.

(Ord. 2358 §22)

19.86.080 Sideyard House.

   A.   A sideyard house is designed as a residence for one household, with its primary entrance accessed from the fronting sidewalk through a front or side yard. Buildings located on a lot are designed to create a narrow “inactive” yard on one side of the building, and a wider “active” yard on the other side. The side yard serves as the main yard for residents. An exclusive use easement for the inactive yard is typically granted to the adjoining lot. A sideyard house may be used for more than one residence or for other than residential purposes where allowed by the applicable TND designation. A sideyard house shall be placed on a site as set forth in Table 6-7.

Table 6-7

Building Placement.
Front build-to-line: The front facade of the building shall be placed 18 feet from the back of the sidewalk.	A
A front porch or stoop may encroach up to 12 feet into the resulting front setback.	B
Side setback: 12 feet minimum for the active side yard. 5 feet minimum for the inactive side yard.	C   D
Rear setback: 5 feet minimum from the alley	E
Building Size and Massing.
Building height: One or two-stories.	F
First floor elevation: The finished floor elevation of the first floor shall be a minimum of 24 inches above the grade of the sidewalk fronting the lot.	G
Parking.
On-site parking spaces shall be located a minimum of 60 feet from the back of the sidewalk.	H

 

   B.   A gallery or porch shall extend along the building wall facing the active side yard from the front façade no less than 50 percent of the length of the building.

   C.   On a corner lot, the active yard of the sideyard house shall abut the street.

   D.   Windows facing the inactive yard shall be small and have a high sill height, typically 6 feet above the finished floor, or have translucent glazing.

   E.   Frontage types shall be porch and fence, dooryard or stoop.

   F.   The main entrance to each unit shall be accessed either directly from and face the street, or from the active sideyard. If the main entrance is from the active sideyard, the frontage type requirements shall not apply.

   G.   On-site parking shall be accessed from an alley and shall be in a garage, carport, or uncovered parking spaces. Garages may be attached to, or detached from the dwelling.

   H.   The active side yard shall be at least 12 feet wide along at least 50 percent of the building length. The active sideyard shall be enclosed by a wall or hedge no more than seven feet high.

   I.   A minimum of one tree, 15 gallon or larger, shall be planted in each active sideyard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.090 Cottage

   A.   A cottage is designed as a residence for one household. It may be built as a single dwelling, as an accessory unit or in a bungalow court. A cottage may be used for other than residential purposes where allowed by the applicable TND designation. A cottage built as a single dwelling not located in a bungalow court shall be placed on a site as set forth in Table 6-8.

Table 6-8

Building Placement.
Front build-to-line: The front facade of the building shall be placed 18 feet from the back of the sidewalk.	A
A front porch may encroach up to 12 feet into the resulting front setback.	B
Side setbacks: 5 feet minimum on each side.	C
Rear setback: 15 feet minimum for the dwelling; 5 feet from the alley for parking and necessary structures.	D
Building Size and Massing.
Building height: One or two-stories.	E
First floor elevation: The finished floor elevation of the first floor shall be a minimum of 24 inches above the grade of the sidewalk fronting the lot.	F
Parking.
On-site parking spaces shall be located a minimum of 50 feet from the back of the sidewalk.	G

 

   B.   The preferred frontage type is porch and fence.

   C.   A rear yard no less than 15 percent of the area of the lot and no less than 15 feet in width and depth shall be required

   D.   On-site parking shall be accessed from an alley and may be in a garage, carport, or uncovered parking spaces. Garages may be attached to, or detached from the building.

   E.   A minimum of one tree, 15 gallon or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

   F.   A cottage built as an accessory dwelling unit shall be located at least 8 feet behind the main dwelling unit and shall have a dedicated usable open space of at least 100 square feet with a minimum dimension of 8 feet on one side.

(Ord. 2358 §22, Ord. 2511 §15)

19.86.100 Courtyard House

   A.   A courtyard house is designed as a residence for one household with the primary entrance from an interior courtyard accessed from a side yard walkway. A courtyard house may be used for other than residential purposes when allowed by the applicable TND designation. A courtyard house shall be placed on a site as set forth in Table 6-9.

Table 6-9

Building Placement.
Front build-to-line. The front facade of the building shall be placed 18-20 feet from the back of the sidewalk.	A
A porch or stoop may encroach up to 12 feet into the resulting setback.	B
Side setback: None required. 5 feet minimum when provided.	C
Rear setback: 5 feet from the alley.	D
Building Size and Massing.
One or two-stories.	E
The finished floor elevation of the first floor shall be a minimum of 24 inches above the grade of the sidewalk fronting the lot.	F
Parking.
On-site parking spaces shall be located a minimum of 60 feet from the back of the sidewalk.	G
Courtyards.
A courtyard the size of at least 15 percent of the total lot area shall be provided.	H

 

   B.   On-site parking shall be accessed from an alley and may be in a garage, carport, or uncovered parking spaces. A garage may be attached to, or detached from the building.

   C.   A minimum of one tree, 15 gallon or larger, shall be planted in each courtyard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.110 Bungalow Court

   A.   A bungalow court is four or more cottage units arranged around a shared central court or center walk, with pedestrian access to the units from the courtyard and/or fronting street. Cottages within a bungalow court may be used for other than residential purposes when allowed by the applicable TND designation. Cottages in a bungalow court shall be placed on a site as set forth in Table 6-10.

Table 6-10

Building Placement.
Front build-to-line: Center court. The front façade of each building shall be placed 10 feet from the edge of the center court. Center walk. The front façade of each building shall be placed 20 feet from the edge of the center walk.	A       B
A front porch may encroach up to 8 feet into the resulting setback.	C
Side setbacks: 5 feet minimum on each side.	D
Rear setback: 10 feet minimum.	E
Building Size and Massing.
Building height: One or two-stories.	F
First floor elevation: The finished floor elevation of the first floor shall be a minimum of 24 inches above the grade of the sidewalk fronting the lot.	G
Parking.
On-site parking shall be located within the 25 percent of the lot depth adjacent to the rear lot line.	H

 

   B.   Common open space shall be provided in the form of an entrance court or walk of at least 15 percent of the total lot area and each cottage shall have a private or semi-private yard of at least 150 square feet which may be located in a side yard, the rear yard, or adjacent to the courtyard, or center walk.

   C.   The main entrance to each building shall face the center court or walk.

   D.   On-site parking shall be accessed from an alley and may be in a garage, carport, or uncovered parking spaces. A garage may be attached to, or detached from a building.

   E.   A minimum of one tree, 15 gallon or larger, shall be planted in each rear yard prior to issuance of a building permit.

(Ord. 2358 §22)

19.86.120 Three-Six Plex

   A.   A three-six plex is a structure containing three to six dwelling units that are accessed from common or individual entrances and stairs. A three-six plex shall be placed on a site as set forth in Table 6-11. A three-six plex building may be occupied by nonresidential uses when permitted by the applicable TND designation.

Table 6-11

Building Placement.
Front build-to-line: The front facade of the building shall be placed 18 feet from the back of the sidewalk.	A
A porch may encroach up to 10 feet into the resulting front setback.	B
Side setbacks: 5 feet minimum on each side.	C
Rear setback: 15 feet for the primary building; 5 feet from the alley for parking and accessory structures.	D
Building Size and Massing.
Building height: Two or three-stories.	E
First floor elevation: The finished floor elevation of the first floor shall be a minimum of 24 inches above the grade of the sidewalk fronting the lot.	F
Parking.
On-site parking shall be located a minimum of 50 feet from the back of the sidewalk.	G

 

   B.   Porch and fence is the preferred building frontage type.

   C.   Access to individual units may be by individual or shared entry, interior stair, or exterior stair from the rear yard.

   D.   On-site parking may be in a garage, carport or uncovered surface parking. When on-site parking is in a garage or carriage house, it may be attached to or detached from the primary building. When on-site parking is in a carport the structure shall be detached from the primary building.

   E.   Rear yards shall be no less than 15 percent of the area of each lot and no portion of a rear yard shall be less than 18 feet in width or depth; however, if the lot fronts a park or green, or if the lot has been designated NC, no rear yard shall be required.

   F.   A minimum of one tree shall be planted in each rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.130 Mansion Flats

   A.   A structure containing four or more dwellings that are accessed from a common entrance, lobby and stair. A mansion flats building may be used for non-residential uses as permitted by the applicable TND designation. A mansion flats building shall be placed on a site as set forth in Table 6-12.

Table 6-12

Building Placement.
Front build-to-line: The front façade of the building shall be placed 18 feet from the back of the sidewalk.	A
A stoop or porch may encroach up to 12 feet into the resulting setback.	B
Side setbacks: 5 feet minimum on each side.	C
Rear setback: 15 feet minimum for the building. 5 feet from the alley for parking and accessory structures.	D
Building Size and Massing.
Building height: Buildings shall be two or three-stories.	E
First floor elevation: The finished floor elevation of the first floor shall be a minimum of 24 inches above the grade of the sidewalk fronting the lot.	F
Rear Yards.
Rear yards shall be no less than 15 percent of the area of each lot and no portion of a rear yard shall be less than 18 feet in width or depth; however, if the lot fronts a park or green, or if the lot has been designated NC, no rear yard is required.	G

 

   B.   The frontage type porch and fence is preferred.

   C.   The main entrance to a mansion flat shall be accessed directly from and face the street. Access to individual units is by interior stair, or exterior stair from the rear yard.

   D.   On-site parking shall be accessed from an alley and may be in a garage, carport or uncovered surface parking area which may be attached to or detached from the mansion flat. On-site parking spaces shall be located a minimum of 60 feet from the back of the sidewalk on properties with the TND designations NE and NE and a minimum of 18 feet from the back of the sidewalk on properties with the TND designation NC .

   E.   A minimum of one tree, 15 gallon or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.140 Rowhouse

   A.   Rowhouses are attached single-family dwellings on individual lots, which share common walls with one or two adjacent units. Rowhouse buildings may be used for other than residential uses where allowed by the applicable TND designation. A rowhouse shall be placed on a site as set forth in Table 6-13.

Table 6-13

Building Placement.
Front build-to-line: The front facade of the building shall be placed 18 feet from the back of the sidewalk.	A
A porch, stoop or dooryard may encroach up to 12 feet into the resulting front setback.	B
Side setbacks: None required; 5 feet minimum is required on properties with the TND designations NE and NG for the street-side on a corner lot.	C
Rear setback: 15 feet for the dwellings; 5 feet from the alley for parking and accessory structures.	D
Building Size and Massing.
Building height: Two or three-stories.	E
First floor elevation: The finished floor elevation of the first floor shall be a minimum of 24 inches above the grade of the sidewalk fronting the lot.	F
Parking.
Uncovered surface parking or parking located in a carport shall be located a minimum of 40 feet from the back of the sidewalk.	G

 

   B.   Groups of rowhouses shall be between three and six attached units.

   C.   Porch and fence, stoop or dooryard are the preferred frontage types.

   D.   The main entrance to each unit shall be accessed directly from and face the street, a courtyard or paseo. The entrance to a rowhouse unit on a corner lot may be on either frontage street.

   E.   On-site parking shall be accessed from an alley and shall be in a garage, carport, or uncovered surface parking or may be incorporated as part of the building as tuck-under parking or any combination of the above and may be attached to or detached from the dwelling.

   F.   If a rear yard is provided, a minimum one tree, 15 gallon or larger, shall be planted in the rear yard prior to the issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.150 Tuck-Under Rowhouse

   A.   Tuck-under rowhouses are rowhouses which have garages in the rear portions of the first floor. Tuck-under rowhouse buildings may be used for other than residential uses where allowed by the applicable TND designation. A tuck-under rowhouse shall be placed on a site as set forth in Table 6-14.

Table 6-14

Building Placement.
Front build-to-line: The front facade of the building shall be placed 12 feet from the back of the sidewalk.	A
A porch, stoop or dooryard may encroach up to 8 feet into the resulting front setback.	B
Side setbacks: None required; 5 feet minimum is required on properties with the TND designations NE and NG for the street-side on a corner lot.	C
Rear setback: 15 feet for the dwellings; 5 feet from the alley for parking and accessory structures.	D
Building Size and Massing.
Building height: Two or three-stories.	E
First floor elevation: The finished floor elevation of the first floor shall be a minimum of 24 inches above the grade of the sidewalk fronting the lot.	F
Parking.
Parking shall be located a minimum of 20 feet from the back of the sidewalk.	G

 

   B.   Groups of tuck-under rowhouses may be as small as two up to a group which covers an entire block frontage.

   C.   Porch and fence, stoop or dooryard are the preferred frontage types.

   D.   The main entrance to each unit shall be accessed directly from and face the street, a courtyard or paseo. The entrance to a rowhouse unit on a corner lot may be on either frontage street.

   E.   On-site parking shall be accessed from an alley and shall be in a garage incorporated as part of the building.

   F.   If a rear yard is provided, a minimum one tree, 15 gallon or larger, shall be planted in the rear yard prior to the issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.160 Live-Work Unit

   A.   Live-work buildings integrate a housing unit and working space within a rowhouse. A live-work unit shall be placed on a site as set forth in Table 6-15.

Table 6-15

Building Placement.
Front build-to-line: The front facade of the building shall be placed at the back of the sidewalk.	A
A dooryard may encroach up to 10 feet into the resulting front setback.	B
Side setback: 0 feet required on each side; 5 feet minimum when provided.	C
Rear setback: 15 feet for the building; 5 feet from the alley for parking and accessory structures.	D
Building Size and Massing.
Building height: Two or three-stories.	E
Parking.
On-site parking spaces shall be located a minimum of 37 feet from the back of the sidewalk.	F

 

   B.   Rear yards are not required; however if a garage is detached from the dwelling, a yard space which has a minimum 12 feet in depth shall be required.

   C.   A frontage type of dooryard or light court is required in NG and shopfront, with or without dooryards, is required in NC and CORE.

   D.   Each live-work building shall be designed with commercial or flex space on the ground floor frontage which is oriented toward the fronting street.

   E.   The main entrance to the ground floor commercial or flex space shall be directly from and face the street. Access to the residence portion of the building may be either through the working space or provided by a separate entrance at the street frontage or from a side courtyard.

   F.   On-site parking shall be accessed from an alley and may be in a garage, carport, or uncovered surface parking. Garages may be attached to or detached from the principal building.

   G.   If a rear yard is provided, one tree, 15 gallon or larger, shall be planted prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.170 Apartment Building - Small

   A.   A small apartment building is a structure containing multiple dwellings that are accessed from a common entrance, lobby, and stair. Ground floor and second floor units may also be accessed directly from the sidewalk. A small apartment building shall be placed on a site as set forth in Table 6-16.

Table 6-16

Building Placement.
Front build-to-line: The front facade of the building shall be placed 10 feet from the back of the sidewalk.	A
A porch, dooryard or stoop may encroach 8 feet into the resulting front setback.
Side setbacks: None required. 5 feet minimum if provided.	B
Rear setback: 15 feet for the building. 5 feet from the alley for parking and accessory structures.	C
Building Size and Massing.
Building height: Two or three-stories.	D
Parking.
On-site parking spaces shall be located a minimum of 37 feet behind the back of the sidewalk.	E

 

   B.   Frontage types shall be dooryard, porch and fence or stoop.

   C.   The main entrance to each ground floor dwelling shall be accessed directly from and face the street. On corner lots, entrances may be on both frontages. Access to upper floor dwellings is by a stair, which may be open or enclosed.

   D.   On-site parking shall be accessed from an alley and may be in an underground garage, surface lot or tuck-under parking, or a combination of any of the above, which may be attached to or detached from the building.

   E.   When a rear yard is provided, one tree, 15 gallon or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.180 Apartment Building

   A.   A structure containing five or more dwellings that are accessed from a common entrance. Ground floor units may also be accessed directly from the sidewalk. An apartment building may be occupied by other than residential uses where allowed by the applicable TND designation. An apartment building shall be placed on a site as set forth in Table 6-17.

Table 6-17

Building Placement.
Front build-to-line: The front facade of the building shall be placed 12 feet from the back of the sidewalk.	A
A stoop, dooryard or porch may encroach 5 feet into the resulting front setback.	B
Side setbacks: None required; 5 feet minimum where provided.	C
Rear setback: 15 feet minimum for the dwellings; 5 feet from the alley for parking and accessory structures. A building on a corner lot may have a 5 foot setback from the alley at the side street.	D
Building Size and Massing.
Building height: two, three or four- stories.	E
Parking.
Surface or ground level garage parking shall be located 28 feet behind the back of the sidewalk.	F

 

   B.   Frontage types shall be dooryard, porch and fence or stoop.

   C.   The main entrance to each ground floor dwelling is accessed directly from and faces the street, a courtyard, paseo or lobby and corridor. Access to upper floor dwellings is by stair and or elevator, which may be open or enclosed.

   D.   On-site parking shall be accessed from an alley and may be in an underground garage, surface lot, detached garage, or tuck-under parking, or a combination of any of the above.

(Ord. 2358 §22)

19.86.190 Courtyard Apartment Building

   A.   A courtyard apartment building is a group of dwelling units arranged to share one or more common courtyards, where the individual units are townhouses or rowhouses, flats, or flats located over or under flats or townhouses. A courtyard apartment building shall be placed on a site as set forth in Table 6-18.

Table 6-18

Building Placement.
Front build-to-line: The front façade of the building shall be placed 10 feet from the back of the sidewalk.	A
A porch, stoop or dooryard may encroach up to 8 feet into the resulting front setback.	B
Side setbacks: 5 feet on each side.	C
Rear setback: 5 feet from the alley.	D
Building Size and Massing.
Building height: One, two or three stories.	E
Parking.
Surface or ground-level garage parking shall be a minimum at 37 feet behind the back of the sidewalk.	F
Courtyards.
A central courtyard and/or partial, multiple, separated or interconnected courtyards of a cumulative size of at least 15 percent of the total lot area shall be provided. Where multiple courtyards are provided, at least two of the courtyards shall have a minimum courtyard dimension of 40 feet when the long axis of the courtyard is oriented East-West, and 30 feet for a North-South orientation.	G

 

   B.   Frontage types shall be porch and fence, stoop, or dooryard. Arcades and galleries are allowed within courtyards, but shall not encroach into the required minimum width of a courtyard.

   C.   Balconies, bay windows, chimneys, cantilevered rooms, and eaves may encroach into required setbacks as allowed by applicable building code provisions.

   D.   Stoops up to 3 feet in height and dooryards up to 2 feet in height may be placed above subterranean parking, provided that they are appropriately landscaped and scaled to the street and building.

   E.   The main entrance to each ground floor dwelling unit shall be directly from a common courtyard or the street. Access to second-story dwellings shall be through an open or roofed stair. Elevator access may be provided between a garage and podium only.

   F.   On-site parking may be in an underground garage, surface parking, tuck-under parking, or above-ground garage, or a combination of any of the above. Dwellings may have direct or indirect access to their parking stalls, or direct access to stalls enclosed within the garage. Parking entrances to subterranean garages and/or driveways shall be located as close as possible to the side or rear or each lot.

   G.   In 40-foot wide courtyards, frontages and architectural projections are permitted on two sides of the courtyard. In 30-foot wide courtyards, they are permitted on one side.

   H.   Private patios may be provided at side yards, rear yards and courtyards.

   I.   When multiple courtyards are provided, the courtyards shall be connected to each other and to the public way by passages, which may be open or covered by upper floors.

(Ord. 2358 §22)

19.86.200 Loft Building

   A.   An urban multi-story residential building that stacks a loft unit with mezzanine over or under a single-story flat. The building may also be occupied by the non-residential uses as allowed by the applicable TND designation. A loft building shall be placed on a site as set forth in Table 6-19.

Table 6-19

Building Placement.
Front build-to-line: The front façade of the building shall be placed 10 feet from the back of the sidewalk.	A
A stoop or dooryard may encroach 8 feet into the resulting setback.	B
Side setback: 0 feet required. 10 feet minimum when provided.	C
Rear setback: 15 feet for the main building; 5 feet from the alley for parking and accessory units.	D
Building Size and Massing.
Building height: Two or three stories.	E
Parking.
Surface or ground-level garage parking shall not be 37 feet from the back of the sidewalk.	F

 

   B.   Rear yards are not required; however, if a garage is detached from the building, a yard with a minimum depth of 12 feet shall be required.

   C.   Loft buildings may be attached, or detached with a side courtyard.

   D.   Frontage types shall be stoop or dooryard.

   E.   The main entrance to ground floor units shall be accessed directly from and face the street. Upper floor units shall be accessed by a stair through a separate entrance at the street frontage.

   F.   On-site parking shall be accessed from an alley and may be in a tuck-under garage, underground garage, above-ground garage, surface parking, or any combination of above.

   G.   If a rear yard is provided, one tree, 15 gallon or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.210 Mixed-Use Loft Building

   A.   An urban multi-story building with retail or office space on the ground floor and residential or office use in the loft unit with mezzanine above. A mixed-use loft building shall be placed on a site as set forth in Table 6-20.

Table 6-20

Building Placement.
Front build-to-line: The front façade of the building shall be placed at the back of the sidewalk.	A
Encroachment over the sidewalk may be allowed for some frontage types.	B
Side setbacks: None required. 10 feet minimum when provided.	C
Rear setback: 15 feet for the dwellings; 5 feet from the alley for parking and accessory structures.	D
Building Size and Massing.
Building height: Buildings shall be two or three-stories	E
Parking.
Surface or ground-level garage parking shall be a minimum of 37 feet behind the back of the sidewalk.	F

 

   B.   Mixed-use loft buildings may be attached, or detached with a side courtyard.

   C.   The frontage type of shopfront shall be required.

   D.   The main entrance to the ground floor space shall be accessed directly from and face the street. Upper floor units shall be accessed by a stair through a separate entrance at the street frontage. If used as a live-work unit, an additional entrance to the upper residential unit may be provided within the associated work space on the ground floor.

   E.   On-site off-street parking shall be accessed from an alley and may be in a tuck-under garage, underground garage, above-ground garage, surface parking, or any combination of the above.

   F.   A rear yard is not required; however, if a garage is detached from the building, a yard with a minimum depth of 12 feet shall be required. If a rear yard is provided, one tree, 15 gallons or larger, shall be planted in the rear yard prior to issuance of a certificate of occupancy.

(Ord. 2358 §22)

19.86.220 Small Single-Story Shopfront Building

   A.   A building designed for occupancy by retail, service, and/or office uses on the ground floor with an optional mezzanine. A small single-story shopfront building shall be placed on a site as set forth in Table 6-21.

Table 6-21

Building Placement.
Front build-to-line: The front façade of the building shall be placed at the back of the sidewalk.	A
Encroachment over the sidewalk may be allowed for some frontage types.	B
Side setbacks: None required. 10 feet minimum if provided.	C
Rear setback: 5 feet from alley.	D
Building Size and Massing.
Building height: Buildings shall be one story with a maximum building height of 35 feet.	E
Parking.
On-site parking shall be located a minimum of 28 feet behind the back of the sidewalk.	F

 

   B.   Groups of shopfront buildings shall be from three to six units, allowing pedestrian access to parking at the block interior.

   C.   Frontage types of shopfronts, galleries and arcades are preferred.

   D.   The main entrance to a shopfront building shall be directly from the street.

   E.   On-site parking may be in a surface lot, parking structure, tuck-under parking, or a combination of any of the above.

(Ord. 2358 §22)

19.86.230 Large Single-Story Shopfront with Mixed-Use Liner Buildings.

   A.   A single-story building designed for occupancy by retail uses along the public street. Where the principal single-story building does not present at least 60 percent storefront frontage, shopfront liner buildings shall be used. The mixed-use liner buildings may be occupied by retail or office uses on the ground floor and residential or office uses on the floors above, as allowed by the applicable TND designation. A large single-story shopfront building shall be placed on a site as set forth in Table 6-22.

Table 6-22

Building Placement.
Front build-to-line: The front façade of the building shall be placed at the back of the sidewalk.	A
Encroachment over the sidewalk may be allowed for some frontage types.	B
Side setbacks: None required; 10 feet minimum if provided.	C
Rear setback: 5 feet from the alley.	D
Building Size and Massing.
The principal shopfront building shall be one-story with a maximum building height of 35 feet. The mixed-use liner buildings shall be two or three-stories.	E
A minimum of 60% storefront is required along street frontage.	F
Parking.
On-site parking spaces shall be located a minimum of 6 feet behind the back of the sidewalk.	G
Surface parking not screened by liner buildings requires the use of a 4 foot high screen wall and landscaping.	H

 

   B.   Frontage types shall be shopfronts, galleries and arcades.

   C.   The main entrance to each ground floor shopfront shall be directly from the street except that the main entrance may face a parking lot at the interior of the block if an arcade open to the street is used.

   D.   On-site parking shall be accessed from an alley and may be surface or structured parking, or a combination of both.

   E.   Loading docks shall be accessed from an alley or a surface parking lot which is accessed from the alley.

   F.   Landscaping shall be provided within the planter area between the sidewalk and the screening street wall.

(Ord. 2358 §22)

19.86.240 Mixed-Use Building with Drive-thru or Service Bays

   A.   A building designed for occupancy by retail services on the ground floor, with office uses or dwelling units on the upper floors. The drive-thru lane and windows and service bays shall be located at the block interior. A Mixed-Use Building with Drive-thru or Service Bays shall be placed on a site as set forth in Table 6-23.

Table 6-23

Building Placement.
Front build-to-line: The front façade of the building shall be placed at the back of the sidewalk.	A
Encroachment over the sidewalk may be allowed for some frontage types.	B
Side setbacks: None required; 10 feet minimum if provided.	C
Rear setback: 5 feet from the alley.	D
Building Size and Massing.
Building height: One, two or three stories. A single story building shall not exceed a height of 35 feet.	E
Parking.
On-site parking shall be a minimum of 12 feet back behind the back of the sidewalk.	F
Surface parking shall be behind a four foot high screen wall and landscaping.	G

 

   B.   Frontage types of shopfronts, galleries, and arcades are preferred.

   C.   The main entrance to each ground floor retail use shall be directly from the street.

   D.   Pedestrian walkways that intersect the drive-through drive aisles shall have clear visibility and be emphasized by enhanced paving or markings.

   E.   Drive-through aisles shall have a minimum 15-foot interior radius at curves and a minimum 12-foot width, unless an alternative is approved by the public works director. Each drive through aisle shall provide sufficient stacking area at the minimum of 20 feet per vehicle in advance of the service window or automated teller machine (ATM), to accommodate a minimum of six vehicles. In lieu of this standard, an interior traffic study which models vehicular queuing may be prepared for City review and approval. The stacking area shall not interfere with other on-site circulation and parking facilities.

   F.   All service areas, trash storage areas, and ground-mounted and roof-mounted mechanical equipment shall be screened from ground-level view from adjacent properties or public rights-of-way.

   G.   Menu boards shall not exceed 24 square feet in area, with a maximum height of 6 feet.

   H.   Drive-through restaurants within an integrated shopping center shall have an architectural style and project design consistent with the theme established in the center. The architecture of any drive-through restaurant shall provide compatibility with surrounding uses in terms of form, materials, color, landscaping, and scale.

   I.   Entrances to residential portions of the building shall be through a street level lobby or through an individual entrance accessible from the street or through a side door yard. Where a common lobby and stair or elevator is used, interior access to each dwelling shall be through a corridor.

   J.   On-site parking shall be accessed from an alley or drive lane and shall be surface parking.

(Ord. 2358 §22, Ord. 2439 §190)

19.86.250 Small Mixed-Use Building

   A.   A building designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors used for those uses or for dwelling units. A mixed-use building shall be placed on a site as set forth in Table 6-24.

Table 6-24

Building Placement.
Front build-to-line: The front façade of the building shall be placed at the back of the sidewalk.	A
Encroachment over the sidewalk may be allowed for some frontage types.	B
Side setbacks: None required; 10 feet minimum if provided. Rear setback: 5 feet from the alley.	C   D
Building Size and Massing.
Building height: Two or three-stories.	E
Parking.
On-site covered or uncovered parking spaces shall be located a minimum of 28 feet behind the back of the sidewalk.	F

 

   B.   Groups of mixed-use buildings shall be between three and six attached units, allowing pedestrian access to parking at the block interior.

   C.   Frontage types of shopfront, galleries, and arcades are preferred.

   D.   The main entrance to each ground floor use shall be directly from the street.

   E.   Entrance to residential portions of the building shall be through a street level lobby or through a podium lobby accessible from the street or through a side yard or courtyard.

   F.   Where there are common lobbies for residential units, interior access to each dwelling shall be through a corridor.

   G.   On-site parking shall be accessed from an alley and shall be in an underground garage or may be surface or tuck under parking, or a combination of any of the above.

(Ord. 2358 §22)

19.86.260 Large Mixed-Use Building

   A.   A large mixed use building is designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors also used for those uses or for dwelling units. A large mixed-use building shall be placed on a site as set forth in Table 6-25.

Table 6-25

Building Placement.
Front build-to-line: The front façade of the building shall be placed at the back of the sidewalk.	A
Encroachment over the sidewalk may be allowed for some frontage types.	B
Side setbacks: None required; 10 feet minimum if provided.	C
Rear setback: 5 feet from the alley.	D
Building Size and Massing.
Building height: Two, three or four- stories.	E
Parking.
On-site covered or uncovered parking spaces shall be located a minimum of 28 feet behind the back of the sidewalk.	F

 

   B.   Frontage types of shopfronts, galleries, and arcades are preferred.

   C.   The main entrance to each ground floor shopfront shall be directly from the street.

   D.   Entrances to residential portions of the buildings shall be through a street level lobby, or through a podium lobby accessible from the street or through a side yard. Where common lobbies are employed, interior access to each dwelling shall be through a corridor.

(Ord. 2358 §22)

19.86.270 Large Mixed-Use Building with Tower

   A.   A building designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors also used for those types of uses or for dwelling units. A tower shall be integrated into the mass of the building, either at the corner or in the front center of the building. A large mixed-use building shall be placed on a site as set forth in Table 6-26.

Table 6-26

Building Placement.
Front build-to-line: The front façade of the building shall be placed at the back of the sidewalk.	A
The tower may protrude out to no closer than two feet from the face of curb, acting as an arcade for the sidewalk.	B
Encroachment over the sidewalk may be allowed for some frontage types.	C
Side setbacks: None required; 10 feet minimum if provided.	D
Rear setback: 5 feet from the alley.	E
Building Size and Massing.
The tower footprint shall not exceed 600 sf.	F
Building height: Buildings shall be three stories.	G
The tower shall have a fourth story and a belvedere, lantern or bell chamber above. The tower shall project above the principal building by a maximum of two times the ground floor height.	H
The fourth story in the tower shall be no taller than the height of the ground floor. The belvedere, lantern or bell chamber shall also be no taller than the height of the ground floor.	I
Parking.
On-site parking shall be located a minimum of 28 feet behind the back of the sidewalk.	J

 

   B.   Buildings on corner lots shall place the tower on the corner.

   C.   All towers shall be designed and constructed in a manner that would permit an antenna for wireless telecommunications facilities to be located within the tower.

   D.   Frontage types of shopfronts, galleries, and arcades are preferred.

   E.   The main entrance to each ground floor commercial or shopfront shall be directly from the street.

   F.   Entrances to residential portions of the building shall be through a street level lobby or through a podium lobby accessible from the street or through a side yard.

   G.   On-site parking may be in an underground garage or may be surface or tuck-under parking, or a combination of any of the above.

(Ord. 2358 §22)

19.86.280 Mixed-Use Liner Building

   A.   A building designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors also for those uses or for dwelling units. The building is designed to shield surface and structured parking from view at the street. A mixed-use liner building shall be placed on a site as set forth in Table 6-27

Table 6-27

Building Placement.
Front build-to-line: The front façade of the building shall be placed at the back of the sidewalk.	A
Encroachment over the sidewalk may be allowed for some frontage types.	B
Side setbacks: None required; 10 feet minimum if provided.	C
Rear setback: 5 feet from the alley.	D
Building Size and Massing.
Building height: Buildings shall be two or three-stories.	E
Parking.
On-site parking shall be located a minimum of 22 feet behind the back of the sidewalk.	F

 

   B.   Groups of liner buildings shall be from three to six attached units, allowing pedestrian access to parking at the block interior.

   C.   Frontage types of shopfronts, galleries, and arcades are preferred.

   D.   The main entrance to each ground floor shopfront shall be directly from the street.

   E.   Entrance to residential portions of the building shall be through a street level lobby, or through a podium lobby accessible from the street or a side yard, or through individual entrances from the street. Where common lobbies are employed, interior access to each dwelling shall be through a corridor.

   F.   On-site parking shall be accessed from an alley and shall be covered or uncovered surface parking.

(Ord. 2358 §22)

19.86.290 Residential Liner Building

   A.   A multi-story building designed for residential occupancy with a tuck-under garage or open tuck-under parking stalls on the ground floor. When the building is located at a corner and tuck-under parking is not feasible, a live-work configuration shall be used. The building is designed to shield surface parking from view at the street. A residential liner building shall be placed on a site as set forth in Table 6-28.

Table 6-28

Building Placement.
Front build-to-line: The front façade of the building shall be placed 4 to 6 feet from the back of the sidewalk.	A
Side setbacks: None required; 10 feet minimum if provided.	B
Rear setback: 5 feet from the alley.	C
Building Size and Massing.
Building height: Buildings shall be two or three-stories.	D
Parking.
On-site parking shall be located a minimum of 4 feet behind the back of the sidewalk.	E

 

   B.   Groups of residential liner buildings shall be between three and six attached units, allowing pedestrian access to parking at the block interior.

   C.   Frontage types of stoops and dooryards are preferred.

   D.   The main entrance shall be through a street level doorway.

   E.   On-site parking shall be accessed from an alley and may be tuck-under surface parking or surface parking where tuck-under parking is not feasible.

   F.   Landscaping shall be provided in raised planters between the front building facade and the sidewalk.

(Ord. 2358 §22)