23.49.210

A. Façade transparency requirements, blank façade limits and landscaping standards set forth in this Section 23.49.210 apply to the street-facing facades that face Class I and Class II Pedestrian Streets and designated green streets in IDM zones, as shown on Map B for 23.66.326, on lots abutting those streets, unless waived or modified pursuant to subsection 23.49.210.B. B. Waiver or modification of requirements, limits and standards. The Director may waive or modify the requirements, limits and standards referred to in subsection 23.49.210.A as a Type I decision if, upon consultation with the Director of Neighborhoods, the Director determines that waiving or modifying a requirement, limit or standard will better meet the goals and objectives of Section 23.66.302 and Section 23.66.304 . C. If there is a conflict between the requirements, limits and standards of Chapter 23.66 and subsection 23.49.210.A, Chapter 23.66 applies. D. Façade transparency requirements. 1. Façade transparency requirements apply to the area of the façade between 2 feet and 8 feet above the sidewalk, except that where the average slope along the entire street frontage of a façade exceeds 7.5 percent, the façade transparency requirements apply to the area of the façade between 4 feet and 8 feet above sidewalk grade. Only clear or lightly tinted glass in windows, doors, and display windows is considered to be transparent. Transparent areas shall allow views into the structure or into display windows from the outside. 2. Façade transparency requirements do not apply to portions of structures in residential use. 3. If the transparency requirements of this subsection 23.49.210.D are inconsistent with the glazing limits in the Energy Code, this subsection 23.49.210.D applies to the extent permitted by applicable law. 4. Transparency requirements are as follows: a. Class I pedestrian streets: A minimum of 60 percent of the street-level façade shall be transparent. b. Class II pedestrian streets and designated green streets: A minimum of 30 percent of the street-level façade shall be transparent. c. If the slope of the street frontage of the façade exceeds 7.5 percent, the required amount of transparency is reduced to 50 percent on Class I pedestrian streets and 25 percent on Class II pedestrian streets and designated green streets. E. Blank Façade Limits. 1. General provisions. a. Blank façade limits apply to the area of the façade between 2 feet and 8 feet above the sidewalk, except where the slope along the street frontage of the façade exceeds 7.5 percent, in which case the blank façade limits apply to the area of the façade between 4 feet and 8 feet above sidewalk grade. b. Any portion of a façade that is not transparent is considered to be a blank façade. c. Blank façade limits do not apply to portions of structures in residential use. 2. Blank Façade Limits for Class I Pedestrian Streets. a. Blank façade segments are limited to 15 feet in width, except for segments with garage doors, which may exceed a width of 15 feet and may be as wide as the driveway plus 5 feet. Blank façade segment width may be increased to 30 feet if the Director determines that the façade segment is enhanced by features with visual interest such as architectural detailing, artwork, landscaping, or similar features. b. Any blank segments of the façade shall be separated by transparent areas at least 2 feet wide. c. The total width of all blank façade segments, including garage doors, shall not exceed 40 percent of the width of the street-facing façade of the structure on each street frontage; or 50 percent of the width if the slope of the street frontage of the façade exceeds 7.5 percent. 3. Blank Façade Limits for Class II Pedestrian Streets and Designated Green Streets. a. Blank façade segments are limited to 30 feet in width, except for garage doors which may exceed 30 feet. Blank façade segment width may be increased to 60 feet if the Director determines that the façade segment is enhanced by architectural detailing, artwork, landscaping, or similar features that have visual interest. The width of garage doors is limited to the width of the driveway plus 5 feet. b. Any blank segments of the façade shall be separated by transparent areas at least 2 feet wide. c. The total width of all blank façade segments, including garage doors, shall not exceed 70 percent of the width of the street-facing façade of the structure on each street frontage; or 75 percent of the width if the slope of the street frontage of the façade exceeds 7.5 percent. F. Landscaping Standards. 1. Street Tree Requirements. Street trees are required on all streets that have a pedestrian classification and abut a lot. If areaways are located beneath the sidewalk, the street trees shall be planted in below-grade containers with provisions for watering the trees. Street trees shall be planted according to street tree planting standards in the Right-of-Way Improvements Manual. 2. Landscaping in the Street Right-of-way if Green Factor Standards Do Not Apply. New development that is not required to achieve a Green Factor score shall provide landscaping in the street right-of-way. The square feet of landscaped area provided shall be at least 1.5 times the length of the street lot line. The following standards apply to the required landscaped area: a. The landscaped area shall be at least 18 inches wide and shall be located in the public right-of-way abutting the entire length of the street lot line. b. Exceptions shall be allowed for building entrances, vehicular access or other connections between the sidewalk and the lot, but exceptions shall not exceed 50 percent of the total length of the street lot line(s). c. As an alternative to locating the landscaping abutting the street lot line, all or a portion of the required landscaped area may be provided within 5 feet of the curb line. d. Landscaping provided within 5 feet of the curb line shall be located and designed in relation to the required street tree planting and take into consideration use of the curb lane for parking and loading. e. Landscaping shall not reduce unobstructed sidewalk width to less than 5 feet on east/west streets or less than 8 feet on avenues. f. All plant material shall be planted directly in the ground. A minimum of 50 percent of the plant material shall be perennial. g. Landscaping shall be consistent with applicable landscaping guidelines for designated green streets or approved street design concept plans identified in the Right-of-Way Improvements Manual. 3. Landscaping in Setbacks if Green Factor Standards Do Not Apply. This subsection 23.49.210.F.3 applies to development that is not required to achieve a Green Factor score. a. At least 20 percent of areas on the street lot line that are not covered by a structure, that have a depth of 10 feet or more from the street lot line, and are larger than 300 square feet, shall be landscaped. Any area under canopies or marquees is considered uncovered. Any setback provided to meet the minimum sidewalk widths established by Section 23.49.022 is exempt from the calculation of the area to be landscaped. b. All plant material shall be planted directly in the ground or in permanently installed planters. A minimum of 50 percent of the plant material shall be perennial. Plants shall include trees if the setback area exceeds 600 square feet. (Ord. 123589, § 42, 2011.)