§ 155.219 DIMENSIONAL AND DESIGN STANDARDS.
   The following dimensional and design standards shall be the minimum requirements for all development in the C-1 District, except for modifications permitted under §§ 155.530 through 155.533 and §§ 155.610 through 155.614 of this chapter.
   (A)   Lot size.
      (1)   The minimum lot area shall be 2,500 square feet.
      (2)   The minimum lot width shall be 25 feet.
   (B)   Setback requirements.
      (1)   Front yard. The maximum front setback standard shall be met when a minimum of 50% of the front building elevation is placed no more than ten feet back from the front property line (see Figure 1). On lots with more than one building, this standard applies to the largest building. On lots with more than one street frontage, this requirement shall apply to all of the lot’s street frontages. The setback standard may be increased when a usable public space with pedestrian amenities (such as, extra-wide sidewalk, plaza, pocket park, outdoor dining area or town square with seating) is provided between the building and front property line. An exception to this standard may also be approved through site design review for sites with multiple, detached buildings, when those buildings are oriented to an internal “shopping street”.
 
Adjacent to a residentially zoned lot
Minimum and maximum setback: 10 feet
Adjacent to any other zone
No minimum required
Maximum setback: 10 feet
 
      (2)   Side yard.
 
Adjacent to a residentially zoned lot
10 feet
Adjacent to any other zone
None required
 
      (3)   Rear yard.
 
Adjacent to a residentially zoned lot
10 feet
Adjacent to any other zone
None required
 
   (C)   Building orientation. New development shall be oriented to a street. The building orientation standard is met when all of the following criteria are met. See Figure 1.
      (1)   The minimum and maximum setback standards are met.
      (2)   Buildings have their primary entrance(s) oriented to (facing) the street (i.e. within 45 degrees of the street property line). Building entrances may include entrances to individual units, lobby entrances, entrances oriented to pedestrian plazas, or breeze-way/courtyard entrances (for example, to a cluster of units or commercial spaces). Alternatively, a building may have its entrance facing a side yard, plaza, or courtyard when a direct pedestrian walkway not exceeding 20 feet in length is provided between the building entrance and the street right-of-way.
      (3)   All primary entrances to a building are connected to the sidewalk by a direct and continuous walkway.
      (4)   Off-street parking, driveways or other vehicular circulation shall not be placed between a building and the street which is used to comply with division (B)(1) above.
      Figure 1. Building orientation (§ 155.219(B)(1) and (C)).
 
   (D)   Building entry design. The primary building entrances must be architecturally emphasized through the use of one or more of the following features; recessed doorway(s); overhangs or canopies; transom windows; ornamental light fixtures; larger, transparent or more prominent doors; or pilasters or columns that frame the principal doorway.
   (E)    Height of buildings. Buildings in the C-1 District shall not exceed a height of 45 feet.
   (F)    Lot coverage. In the C-1 District, there is no maximum lot coverage requirement.
   (G)   Window requirements.
      (1)   Nonresidential buildings.
         (a)   Building facades facing Commercial Street must have windows, display areas, or glass doorways for at least 60% of the area of the ground level wall area.
         (b)   Building facades facing other public streets must have windows, display areas, or glass doorways for at least 40% of the area of the ground level wall area.
         (c)   The ground level wall area is the wall area above 30 inches and below 108 inches, as measured from finished grade.
      (2)   Residential buildings. Building facades that face a public street must have windows for at least 15% of the area of the entire facade.
      (3)   Transparency. All ground floor windows shall have a Visible Transmittance of 60% or higher.
      Figure 2. Window area (§ 155.219(G))
 
   (H)   Weather protection. On building facades facing Commercial Street, weather protection for pedestrians must be provided along at least 75% of the facade. Weather protection may be an awning, canopy, arcade, colonnade, recessed entry, or some combination of these elements. Where provided, weather protection shall meet the following standards (see Figure 3):
      (1)   Awnings and canopies shall be constructed of glass, metal, plexiglass, exterior grade fabric, or a combination of these materials;
      (2)   Project at least five feet from the building facade;
      (3)   Have at least ten feet clearance above the sidewalk;
      (4)   Match the width of the storefront, door, or window opening(s); and
      (5)   Not obscure any existing or proposed transom windows.
   Figure 3. Weather protection (§ 155.219(H)).
 
   (I)   Building design.
      (1)   Facade articulation. All building exterior walls greater than ten feet in length that orient to a street or public space must have breaks in the wall plan (articulation) of not less than one break for every 40 feet of building length or width, as applicable, as follows (see Figure 4).
         (a)   A “break” is a feature or variation in the wall plane that projects or recedes at least six inches for a length of at least two feet. Breaks may include but are not limited to an offset, recess, window reveal, pilaster, frieze, pediment, cornice, parapet, gable, dormer, eave, coursing, canopy, awning, column, building base, balcony, permanent awning or canopy, marquee, or similar architectural feature.
         (b)   Changes in paint color and features that are not designed as permanent architectural elements, such as display cabinets, window boxes, retractable and similar mounted awnings or canopies, and other similar features, do not meet the break-in-wall-plane standard.
   Figure 4. Facade articulation (§ 155.219(I)(1)).
 
      (2)    Distinct base. For buildings with two or more stories, the street-facing facade at the ground level of the structu re shall be visuall y distinct from upper stories. This visual separa tion shall be provid ed by one or more of the follow ing features (see Figure 5):
         (a)   A band, band course, band molding, belly band, belt course, or similar horizontal element of relatively slight projection, which marks a horizontal division in the wall plan between the ground floor and the upper floors;
         (b)   A projecting facade element (awning, canopy, or arcade) between the ground floor and the upper floors. Awnings and canopies must meet the standards in division (H) above;
         (c)   The use of different exterior material, wall surface pattern, or wall texture on the ground floor facade;
         (d)   The street-facing facade above the ground floor is set back from the ground floor facade;
         (e)   The use of larger windows on the ground floor facade and smaller windows on the upper floors; or
         (f)   A row of transom windows above the main windows on the ground floor facade.
   Figure 5. Distinct base (§ 155.219(I)(2)).
 
      (3 )   Prohibited materials.
         (a )   The following materials are prohibited on any building facade: T-111 siding, plain or plain painted plywood and strandboard sheets, plastic, vinyl siding, mirrored glass, and plain concrete block (not including split-faced, colored or other block designs that mimic stone, brick or ot her similar masonry).
         (b )   Corrugated metal or fiberglass is p ermitted only on non-street-facing fa cades and shall not cover more than 20% of any facade.
( Prior Code, § 16.35.025) (Ord. 488, p assed 5-15-2023)