19.170.080 - Additional standards.
In addition to the requirements outlined in Section 19.240.060, the following shall apply to building placement. The following diagram illustrates key terms used to define development areas on a lot:
A. Additional setback requirements.
1. Permitted encroachments into the front setback include the following private building frontage elements: stoops (exterior stairs), forecourt terraces (at grade space), light court terraces (below grade space and stairs), recessed arcades and walkways, outdoor dining, green walls, artistic expressions, parking access screening, and planter boxes.
2. Building setbacks.
a. For buildings fronting on two streets, the front setback shall apply on both frontages.
b. For buildings fronting on three or more streets, the front setback shall apply on at least two of the frontages.
3. Accessory buildings.
a. Accessory buildings in the rear setback shall be a minimum of 15 feet measured from the centerline of the rear alley easement.
b. In the absence of a rear alley, the rear setback for accessory buildings, the setback shall be a minimum of ten feet.
4. Exceptions.
a. Outdoor eating areas - Where an outdoor eating area is installed, a portion of the building may be set back up to 12 feet from the frontage line, if at least 80 percent of the building facade is at the frontage line.
B. Façade width.
a. In the EE and HE Sub-Districts, the minimum façade width shall be 80 percent of the lot width.
b. In the IE and ET Sub-Districts, the minimum façade width shall be 60 percent of the lot width.
C. Building heights.
1. Heights do not apply to attics, parapets, belfries, clock towers, chimney flutes, water tanks, elevator bulkheads or tower.
2. Residential building floor to finished ceiling height must be a minimum of ten feet in HE, EE, and ET Sub-Districts, except for ground or first floor live-work uses which do not have a minimum.
3. For development projects in all Sub-Districts that adjoin the ET Sub-District, the maximum building height shall be 65 feet within 20 feet of the ET Sub-district.
D. Façade glazing and openings.
1. The ground floor façade of primary buildings with commercial and/or office uses shall be a minimum of 70 percent glazed area.
2. Ground floor openings 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 three feet deep or more.
3. In the EE, HE and ET Sub-Districts, a continuous plane of any building façade shall not exceed 20 feet without an opening.
4. Exceptions to glazing.
a. In the IE Sub-District, multi-level parking facilities, where permitted, are not required to meet the ground-floor transparency requirement (refer to development standard, C1 above).
b. If buildings are in rear layer, and not visible from the adjacent public street, the building ground-floor transparency requirement shall not be required (refer to development standard, C1 above).
E. Windows and entryways.
1. All new buildings shall have windows on all perimeter walls oriented towards streets and courtyards.
2. All new buildings shall have clearly identifiable entry doorways on Front façades.
F. Loading areas.
1. Truck docks, loading, storage yards, and service areas are permitted within the rear layer on rear alley and lanes.
2. Loading, storage yards, and service areas shall be located on the side or rear of buildings and shall not face a street.
G. Open space.
1. Common ground floor open space.
a. Common ground floor open space is to be used for enhanced landscaping and passive/active gathering areas. Common ground floor open space does not include land occupied by streets, driveways, parking areas, service areas, required landscape areas or required front and street side yards.
b. Common ground floor open space may be provided in lieu of providing individual open space for each unit within the first four floors above the ground floor.
c. In the IE, EE and HE Sub-Districts, common ground floor open space, including, but not limited to, terraces, courtyards, plazas, and patios, is required and must be directly accessible from within the primary building.
d. In the IE Sub-district, common ground floor open space adjacent to the public right-of-way shall be screened with decorative wall compliant with the development standards below (Section L.3).
e. Minimum Dimensions:
i. Common ground floor open space shall be provided at a rate of 70 square feet per 1,000 square feet of building area or a minimum of 7,000 square feet, whichever is less.
ii. Each common ground floor open space area shall have a minimum dimension of 20 feet in width.
2. Common upper floor open space—Mixed-use buildings.
a. In the EE and HE Sub-Districts, common upper floor open space, including, but not limited to, balconies, decks, terraces, common open space, and rooftops, is required for every five floors above the first four floors and the on the rooftop.
b. Common upper floor open space is required for every for every five floors above the first four floors and the on the rooftop, in addition the private open space required in this section.
c. Common upper floor private open space shall have a minimum horizontal dimension of six feet in width and shall be a minimum of 2,000 square feet.
3. Private upper floor open space—Residential units.
a. Private upper floor open space shall include a balcony, deck, patio, porch that is directly accessible by a doorway from a habitable room within the residential unit.
b. For each residential unit located on the fifth floor or higher, a private upper floor open space shall be a minimum 24 square feet.
H. Outdoor retail sales and merchandise display.
1. All outdoor retail sales and merchandise displays shall be directly accessible to the primary business.
2. Outdoor retail sales and merchandise displays shall not obstruct ingress and egress to a building, hinder accessibility, obstruct fire lanes, interfere with vehicular circulation, or sight distance, or be in landscaped areas.
3. Outdoor retail sales and merchandise displays shall not exceed five percent of the total gross floor area of the business, or 200 square feet, whichever is less.
4. Display merchandise shall not exceed a height of six feet above finished grade.
5. The temporary use of a parking or undeveloped area for outdoor retail sales, merchandise displays, and entertainment is permitted with a temporary use permit as defined in the Zoning Code.
I. Outdoor storage. For nonresidential uses, storage shall be located in the rear layer of the lot and not visible from streets.
2. Storage shall be located behind the rear most wall of the building, or 50 feet, whichever is less.
3. In the EE, HE and ET Sub-Districts, storage shall be a maximum ten percent of the gross floor area of the use or 600 square feet, whichever is less.
4. In the IE Sub-District, storage shall be a maximum ten percent of the lot area.
J. Parking.
1. Screening.
a. For lots without a primary building, parking shall be fully screened using landscaping, opaque walls, or other rigid materials to screen any parking spaces located in the front layer.
b. Screening shall be a minimum 36-inches in height.
c. Screening shall be setback a minimum of two-feet from the property line.
2. Off-street parking shall be set back a minimum of 25 feet from the property line.
a. Parking may be setback a minimum of ten feet from the street adjacent property lines, if a decorative wall compliant with the development standards below (Section L.3) is provided to screen the parking.
K. Pedestrian network connectivity.
1. An internal network of pedestrian walkways shall connect: 1) all buildings on a site; 2) on-site automobile and bicycle parking areas; 3) sidewalks; and 4) any on-site common open space or amenity.
2. Private, internal walkways shall be a minimum of six feet wide, hard surfaced/paved with concrete, stone, tile, brick, or comparable material.
3. When walkways cross driveways, parking areas, or loading areas, clearly identifiable markings shall be required and may include a raised crosswalk, a different paving material, or similar method.
4. Where a walkway is parallel and immediately adjacent to an drive aisle, clearly identifiable markings shall be required to separate the walkway from the auto travel lane using a raised curb, bollards, or other physical barriers.
L. Edge conditions.
1. Building pads sited along Massachusetts Avenue, between Kansas and Chicago Avenues, shall be equal to the grade of the public right-of-way.
2. All developments shall provide parkway adjacent sidewalks along Massachusetts Avenue.
3. Fences and walls facing public rights-of-way require a minimum setback of 5-feet from the property line.
a. Fences and walls are not permitted to be located between the building and the public right-of-way.
b. Height of fences and walls facing public rights-of-way may be a maximum of 6-feet in height. Provided that the bottom 2/3s of the wall is solid, and the upper 1/3 of the wall is openwork.
c. Fences and walls facing public rights-of-way shall be constructed of a minimum of two decorative materials.
4. Site Plan shall be designed to prevent the queuing of trucks on streets or elsewhere outside of facility.
M. Temporary mixed-use areas.
1. A temporary use may be allowed on vacant lots in EE and/or HE Sub-Districts to activate the site if it meets the Sub-District's general intent.
(Ord. No. 7759, § 4, 2026; Ord. 7573 § 1(Exh. A), 2021)
