(A) Purpose and applicability. Figure 208-4 shows the location of pedestrian-focused frontages outside of the coastal zone. The façades of buildings facing these street frontages are subject to special land use regulations and development standards to maintain and enhance an active and engaging pedestrian environment. These standards do not apply to façades that do not front the street (e.g., multi-story building façades that can be seen over shorter buildings).
(B) Design review required. Any exterior modification to a building façade that faces a pedestrian-focused frontage requires design review in accordance with § 155.412.040 (Design Review), unless the Director determines the modification is so minor in nature that it would not be noticeable by a pedestrian, and the modification does not result in a decrease in ground-floor storefront transparency. "Exterior modification" includes the addition of a new sign, but does not include refacing of an existing sign when there is no change in the size of the sign, and does not include a new, or refacing of an existing sign painted directly on the façade. Design review is not required for signs allowed without permits listed under § 155.340.030.
(C) Ground floor ceiling height. A new building with non-residential ground-floor uses facing the street must provide a minimum floor to ceiling height of 12 feet on the ground floor.
(D) Ground floor residential use limitations.
(1) New residential development with less than 66 dwelling units per acre must be part of a mixed-use project where the residential use is located above or behind a ground-floor non-residential use facing the street. For example, on a 6,000 square foot lot, a new residential development with less than nine units cannot have ground-floor street-facing residential units.
(2) For projects with 66 dwelling units per acre or more, ground-floor residential uses facing the street are permitted. For example, on a 6,000 square foot lot, a new residential development with nine or more units may have street-facing residential units.
(3) For shared living quarters without separate kitchen or bathroom facilities for each room or unit (e.g., micro/shared housing, non-medical care housing, or emergency shelters), ground-floor residential uses facing the street are permitted if the project serves 99 persons or more per acre.
(4) When allowed, ground-floor residential uses facing the street are not subject to the transparency requirement in § 155.208.040(E) (Ground Floor Storefront Transparency).
(E) Ground floor storefront transparency. Non-residential ground-floor uses facing the street shall comply with the following transparency requirement.
(1) The ground-floor street-facing building walls of non-residential uses must provide transparent windows or doors with views into the building for a minimum of 65% of the building frontage located between three and seven feet above the sidewalk. See Figure 208-5.
(2) Window and door area must be transparent to allow views into the building, but may be translucent for privacy purposes, provided that the windows can be returned to a transparent state.
(3) The Director, or Design Review Committee when design review is required pursuant to § 155.412.040 (Design Review), may allow exceptions to this transparency requirement with an administrative adjustment. To approve the administrative adjustment, the Director or Design Review Committee must make the findings in § 155.412.030(F) (Findings for Approval) and the following additional findings:
(a) The proposed use has unique operational characteristics that preclude building openings, such as for a cinema or theater; and
(b) Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.
(Ord. 885-C.S., passed 5-21-19; Am. Ord. 902-C.S., passed 8-18-20; Am. Ord. 916-C.S., passed 7-6-21; Am. Ord. 951-C.S., passed 10-17-23)