(A) Ground floor.
(1) Floor height. Ground floor commercial, non-residential, and residential common spaces shall have a minimum height of 12 feet, measured from finished floor to finished ceiling. Ground floor residential units shall have a minimum height of eight feet, measured from finished floor to finished ceiling.
(2) Elevation.
(a) The ground floor for commercial shall be located within two feet above or below sidewalk elevation. Primary entrances shall be located at sidewalk elevation.
(b) The ground floor for residential shall have a finished floor within two feet to four feet above the nearest sidewalk elevation. On sloping sites, up to 25% of units may have finished floors up to six feet above the nearest sidewalk elevation.
(3) Entrances. Street-facing façades shall provide a minimum of one entrance per 100 feet of frontage that opens directly onto the sidewalk or another public open space.
(a) Entrances shall be set back at least 30 inches from the façade or public right-of-way.
(b) Primary entrances shall be distinguished by at least one of the following
1. Awning/canopy;
2. Overhang/recessed entry;
3. Porch/portico;
4. Trellis;
5. Architectural element that creates a well-defined entrance.
(4) Transparency. Street-facing façades shall incorporate glazing for a certain percentage of the building frontage between two and ten feet in height from sidewalk elevation. Windows shall provide views into display, lobby, sales, work, or similar active areas.
(a) For non-residential and residential common space uses, at least 60% of the frontage shall be transparent.
(b) For ground floor residential units, at least 15% of the frontage shall be transparent.
(5) Blank walls. Windowless expanses of walls on the ground floor shall not exceed 20 feet in length. Blank walls over ten feet in length shall be enhanced by one of the following:
(a) Pattern, motif, etching, or similar decoration;
(b) Landscaping that covers at least 50% of the wall area;
(c) Trellis or similar projection;
(d) Public art approved by review authority.
(6) Shading. Shade structures shall allow a minimum vertical clearance of eight feet above sidewalk elevation. Shade structures shall not conflict with existing street trees.
(7) Security devices. Any security devices (i.e., roll-up doors) shall be designed to be fully concealed and hidden from view during business hours.
(B) Façades.
(1) Composition. Street-facing façades shall include at least three of the following:
(a) Pattern of modulation or fenestration;
(b) Datum lines along the length of the building (e.g., cornice) at least four inches in depth;
(c) Repeated projections (e.g., architectural detail, shading) at least four inches in depth;
(d) Balconies over 20% of the elevation;
(e) Screening (e.g., lattices, louvers).
(2) Transparency. Street-facing façades shall incorporate glazing for at least 30% of the façade, including ground floor transparency.
(3) Windows. Windows shall be recessed at least two inches from the face of the façade.
(a) Windows shall have a visible transmittance (VT) of 0.5 or higher. Mirrored, tinted or highly reflective glazing is prohibited.
(b) Vinyl windows are prohibited.
(4) (a) Materials. A minimum of two materials shall be used on any building façade, in addition to glazing, railings, and trim, and shall correspond to variations in building plane.
(b) A primary material shall cover at least 40% of any building façade, excluding windows.
(5) Color. No more than four colors shall be applied to the building façade (one primary color and up to three trim colors), excluding art (e.g., a mural).
(6) (a) Balconies. Balconies shall project a maximum of four feet from the building façade and shall not be located within six feet of any interior property line.
(b) Side-loaded townhomes shall incorporate at least one front-facing balcony.
(7) (a) Roof decks. Roof decks located within 25 feet of a residential zoning district shall be set back a minimum of five feet from the building edge.
(b) The sum of all roof decks on a single building shall not exceed 60% of the roof area to allow for mechanical equipment including solar panels.
(8) Lighting. All structures, entrances, parking areas, common open spaces, and pedestrian pathways shall be lit from dusk to dawn.
(a) Lighting shall be located to illuminate only the intended area, and a minimum of 90% of lighting shall be directed downward.
(b) Lighting shall not extend beyond an interior property line, and light sources shall not be visible from adjacent properties.
(9) Rooftop equipment, excluding solar photovoltaic, shall be screened from public view.
(C) Window requirements. Window area or “glazing” requirements ensure that building façades will be composed of windows that provide views of activity, people, and merchandise, creating an interesting pedestrian experience.
(D) Minimum window area required for nonresidential buildings.
(1) Building façades facing a street must have windows, display areas, or glass doorways for at least 40% of the area of the ground level wall area.
(2) Building façades facing a primary street must have windows, display areas, or glass doorways for at least 60% of the area of the ground level wall area.
(3) The ground level wall area is the wall area above two feet and below ten feet, as measured from the finished grade (see Figure 1 below).
(4) The window and door openings counting toward meeting this transparency requirement shall consist of glass that is relatively clear and non-reflective, with a minimum visible light transmittance of 0.65 and maximum visible light reflectance of 0.20.
(E) Minimum window area required for residential buildings. Building façades that face a primary street frontage must have windows or glass doorways for at least 15% of the area of the entire façade (all floors).
(Ord. 1131, passed 9-5-23)