23.74.010

A. Within the Stadium Transition Area Overlay District, the following development standards apply to all uses and structures except for spectator sports facilities: 1. Accessory parking and outdoor storage a. Accessory parking or outdoor storage on any lot to the side of a structure on that lot shall not exceed 60 feet of street frontage along 1st Avenue South or along Occidental Avenue South, and may not be located within the first 40 feet from any intersection described in subsection 23.74.010.C. Parking shall be screened in accordance with screening standards for Class II Pedestrian Streets in downtown zones. b. The maximum parking ratio is one space per 650 square feet of gross floor area of all uses for which required parking is expressed in terms of square footage, except for institutions for which minimum parking requirements apply, and except for parking accessory to a spectator sports facility or exhibition hall. Nonrequired parking accessory to a spectator sports facility or exhibition hall is not permitted in the overlay district. 2. Curb cuts. Curb cuts are limited to three per block front along north-south streets and Railroad Way South within the area described in subsection 23.74.010.C. No curb cuts are allowed within the first 40 feet from any intersection described in subsection 23.74.010.C. On east-west streets outside the area described in subsection 23.74.010.C, curb cuts are limited to two per block front. On east-west streets, additional curb cuts may be allowed if no other access is possible, including in the 40 feet from intersections described in subsection 23.74.010.C. B. For the areas marked on Map A for 23.74.010, the following development standards and provisions apply to all uses and structures except for spectator sports facilities: 1. Floor area ratio (FAR) limits a. The maximum FAR for all uses is 4.5. b. In addition to the FAR exemptions in subsection 23.50A.100.B, the first 25,000 square feet of street-level general sales and service, medical services, eating and drinking establishments, or lodging uses on any lot are exempt from the maximum FAR limit. 2. Maximum size of use limits a. If a development provides an amount of gross floor area that totals at least 0.4 times the lot area in qualifying industrial uses as indicated in Table A for 23.50A.040 and meeting the standards of subsection 23.50A.120.A.2, the development is exempt from all maximum size of use limits. b. Developments not exempt from the maximum size of use limits according subsection 23.74.010.A are subject to the maximum size of use limits shown in Table A for 23.74.010. Table A for 23.74.010 Maximum size of use limits in the Stadium Transition Area Overlay District* Uses subject to maximum size limits** Maximum size limit (in square feet) Animal shelters and kennels 10,000 Drinking establishments*** N.S.L Entertainment** 75,000 Information Computer Technology N.S.L. Lodging uses N.S.L Medical services 75,000 Office 75,000 Restaurants N.S.L Retail sales, major durables 20,000 Sales and services, automotive 20,000 Sales and services, general 40,000 Key for Table A for 23.74.010 N.S.L. = No size limit *Size of use limits do not apply to ancillary uses in the Urban Industrial zone. ** Where permitted under Table A for 23.50A.040. *** The size limit applies to principal use drinking establishments such as bars tasting rooms or tap rooms that are unaffiliated with a brewery or distillery within 1,500 linear feet. C. Pedestrian environment. The following development standards apply to each use and structure, except spectator sports facilities, to the extent that the use or structure either is on a lot fronting on Railroad Way South, First Avenue South, South Holgate between First Avenue South and Occidental Avenue South, or Occidental Avenue South, or is within a 40-foot radius measured from any of the block corners of First Avenue South or Occidental Avenue South intersecting with the following streets: Railroad Way South, South Royal Brougham, South Atlantic, South Massachusetts, South Holgate, and any other streets intersecting with First Avenue or Occidental Avenue South that may be established between South Holgate Street and Railroad Way South, as depicted in Map A for 23.74.010. Railroad Way South, First Avenue South, South Holgate Street, and Occidental Avenue South within the Stadium Transition Area Overlay District, and all street areas within a 40-foot radius of any of those block corners described above, are referred to in this Section 23.74.010 as the "pedestrian environment," except that, in applying this Section 23.74.010 to a through lot abutting on Occidental Avenue South and on First Avenue South, Occidental Avenue South is not considered part of the pedestrian environment. 1. Street-facing facade requirements. For street-facing facades or portions thereof facing streets or portions of streets in the pedestrian environment, the minimum facade height is 25 feet, but minimum facade heights do not apply if all portions of the structure are lower than the elevation of the required minimum facade height. 2. Outdoor service areas. Service islands, electric vehicle charging stations, and vehicular queuing lanes, are not allowed between any structure and the pedestrian environment area described in this Section 23.74.010 . Service islands, vehicular queuing lanes, and other service areas related to automobiles must be located behind or to the side of a principal use, as viewed from any street in such pedestrian environment and are not allowed between any structure on the same lot and the pedestrian environment area described in this Section 23.74.010 . 3. Screening and landscaping. In addition to the requirements of Sections 23.50A.180 through 23.50A.190 , the screening and landscaping requirements for outdoor storage in subsection 23.47A.016.D.2 apply, with respect to street lot lines abutting the pedestrian environment, to the following uses, where a principal or accessory use is located outdoors: outdoor storage (except for outdoor storage associated with florists and horticultural uses), sales and rental of motorized vehicles, towing services, sales and rental of large boats, dry boat storage, heavy commercial sales (except for fuel sales), heavy commercial services, outdoor sports and recreation, wholesale showrooms, warehouse, transportation facilities (except for rail transit facilities), utilities (except for utility service uses), and light and general manufacturing. 4. Blank facades and transparency requirements. The blank facade limits and transparency requirements of subsections 23.49.056.C and 23.49.056.D, and the screening of parking requirements of subsection 23.49.019.B apply to facades or portions thereof facing streets in the pedestrian environment, except that requirements for Class I Pedestrian Streets and designated green streets do not apply. 5. Principal pedestrian entrances. A principal pedestrian entrance to a structure having a facade along Railroad Way South, First Avenue South, or Occidental Avenue South shall be located on Railroad Way South, First Avenue South, or Occidental Avenue South, respectively. If the structure has facades along both First Avenue South and Occidental Avenue South, a principal pedestrian entrance is required only on First Avenue South. 6. Pedestrian walkway. Development shall provide a pedestrian walkway that is a minimum of 10 feet wide when fronting a street in the pedestrian environment. The walkway must be continuous for the length of the development site and may be designed to include sidewalk space in the public right of way and space on the site adjacent to the right of way. Map A for 23.74.010 Stadium Transition Area Overlay District development standards (Ord. 126864 , § 20, 2023; Ord. 126862 , § 19, 2023; Ord. 125791 , § 106, 2019; Ord. 123589, § 96, 2011; Ord. 123266, § 2, 2010; Ord. 123046, § 55, 2009; Ord. 122935, § 17, 2009; Ord. 122311 , § 95, 2006; Ord. 122054 § 78, 2006; Ord. 119972 § 10 (part), 2000.)