The following supplemental standards apply to commercial and mixed-use development in the C-l and C-3 Districts to create a pedestrian friendly environment. The figures contained in this section are for illustrative purposes only and do not imply that the concept illustrated be implemented precisely as shown but rather in a manner consistent with the purpose of these regulations.
(A) Orientation of primary building entrance. The primary building entrance shall face or be oriented to the street frontage. Where a site is located on two public streets, a primary entrance shall be oriented toward the street with the higher classification. If a site fronts two public streets of equal classification, the applicant may choose which frontage on which street to meet the requirement.
(B) Building transparency/required openings. Exterior walls facing and within 20 feet of a front or street side lot line shall include windows, doors, or other openings for at least 50% of the building wall area located between two and one-half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening.
FIGURE 153.167-(A): BUILDING TRANSPARENCY/ REQUIRED OPENINGS
(1) Design of required openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.
(3) Exceptions for historic buildings. Adaptive reuse projects that incorporate architectural preservation methods as recommended by the City Preservation Architect are not required to meet the ground-floor transparency requirement as an incentive for historic preservation. The final determination shall be made by the Design Review Commission and/or the Historic Preservation and Cultural Resource Commission.
(4) Reductions through design review. The building transparency requirement may be reduced or waived if it is found that:
(a) The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, such as in the case of 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.
(C) Building articulation. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance and to create a pedestrian friendly environment.
(1) All street-facing facades shall have relief in plane and texture.
(2) Building facades shall include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest.
(3) Each side of the building that is visible from a public right-of-way shall be designed with a complementary level of detailing.
(D) Pedestrian access. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
(1) To street network. Regular connections between on-site walkways and the public sidewalk shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.
(2) To neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.
(3) To transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.
(E) Limitations on location of parking. Parking shall be located behind or to the side of buildings.
(F) Limitations on curb cuts. Curb cuts shall be minimized and placed in the location least likely to impede pedestrian circulation. Curb cuts shall be located at least ten feet from an intersection curb return or pedestrian cross walk.
(Ord. 608-C.S., passed 5-10-14; Am. Ord. 636-C.S., passed 8-15-17)