A. Residential Development Access Design. The access design of residential developments shall comply with the following:
1. Streets shall be located and configured in such a manner as to not promote residential neighborhood cut-through traffic. Improvements to the existing street network shall be planned to restrict through traffic to arterials and to reduce the amount of through traffic on residential neighborhood streets. Neighborhood cut-through traffic shall mean motor vehicle traffic which neither originates nor terminates within the neighborhood, but travels through the neighborhood for the purposes of avoiding arterial traffic and/or saving time between an origin and a destination outside the neighborhood. Whether a proposed street network promotes or does not promote residential neighborhood cut-through traffic will be determined on the basis of the required traffic impact analysis submitted with the development application.
2. Connections to surrounding streets and developments shall be provided for pedestrians and bicyclists as warranted for safe and efficient nonmotorized travel within and between neighborhoods, and in particular to provide access to activity centers, parks, schools, transit stops and other gathering places. Such connections shall include but are not limited to bicycle lanes, sidewalks and dedicated pedestrian/bicycle paths, and shall be provided in accordance with BMC 12.16.120 and this section.
3. Connections to surrounding streets and developments shall be provided for police, fire and emergency medical services vehicles as warranted to minimize response times to, from and within the neighborhood. Where such connections are determined on the basis of the required transportation impact analysis to promote residential neighborhood cut-through traffic, emergency vehicle-only access ways shall be provided.
B. Commercial and Mixed-Use Development Access Design. In conjunction with new development or redevelopment in areas zoned for commercial or mixed commercial and residential uses, proposed streets shall be located and configured in such a manner as to create an interconnected network which facilitates motorized and nonmotorized travel; provided, however, that proposed streets or connections which are determined to promote residential neighborhood cut-through traffic, as defined in subsection A of this section, are not allowed.
C. Development on Hillsides. Development on hillsides shall blend visually and functionally into the natural environment to the maximum extent possible. Such development shall comply with the following:
1. Changes to the natural topography shall be minimized. Roads, lots, buildings and parking areas shall be located, configured and constructed so as to minimize grading and its consequent impacts on soil stability and surface and groundwater movement.
2. Clearing of existing native vegetation shall be minimized. Existing vegetation shall be retained in accordance with BMC 12.18.030 and this section to preserve wildlife habitat and natural groundwater recharge functions and promote soil stability.
3. Retaining walls and high foundations on the underside of buildings shall be screened by vegetation.
D. Location of Buildings and Parking. In any development in the OP, NB, CB, and GC zoning classifications, and in any zone which combines one or more of these classifications with an R zoning classification, parking shall not be located between any building to which the general public has access and the front lot line, subject to the following:
1. Parking shall be prohibited in the area between the front lot line and a line running parallel to the front lot line and tangent to the closest point of the building to the front lot line, and extending along the front lot line that distance by which the building faces the front lot line, as measured between points projected from the most distant points of the building at right angles to the front lot line. Examples of how this regulation applies are provided in Figures 12.14-1, 12.14-2 and 12.14-3.
2. Corner Lots. A corner lot is defined as a lot at the junction of and having frontage on two or more intersecting streets. On a corner lot, each lot line abutting a street right-of-way is considered a front lot line.
a. A building on a corner lot shall be placed at the intersection of the front lot lines so that there is no parking between the building and either front lot line.
b. When a corner lot has frontage on more than one street intersection, the regulation in subsection (A)(2)(a) of this section shall apply only to one of the intersections. An example of how this regulation applies is provided in Figure 12.14-4.
c. Buildings on a corner lot shall be located so as not to interfere with sight distance at intersections.
3. A through lot is defined as a lot which has frontage on two parallel or approximately parallel streets. In such a case, the requirements in subsection A of this section shall apply to only one of the frontages. An example of how this regulation applies is provided in Figure 12.14-5.
4. Where a development consists of two or more buildings on one property, the requirement in this subsection D shall apply to only one of the buildings in the development. Buildings containing less than 1,000 square feet of gross floor area shall not be counted as satisfying this requirement.
5. The area between the building and the front lot line may be utilized for landscaping, outdoor pedestrian activities, critical areas and their buffers, or storm water detention facilities.
6. Where it can be demonstrated that one or more site characteristics make compliance with these regulations unfeasible, the community development director may allow an alternative building location. Such site characteristics include but are not limited to:
a. Parcel shape;
c. Existing shared access with adjacent properties;
d. Existing significant trees which might be saved by locating a building elsewhere.
7. Where an overall site plan has been adopted, through a subarea plan and implementing regulations, a planned unit development, a binding site plan, a conditional use permit, or other mechanism requiring approval by the hearing body, planning commission and/or the city council, the adopted site plan shall control the location of buildings and parking.
8. These regulations shall not apply to location of single-family dwellings.
E. Community Gathering Place. To encourage public interaction and promote a sense of community, proposed developments of five acres or more shall provide a community gathering place or places at a ratio of 20 square feet of improved space per acre, with a minimum of 100 square feet per gathering place. For the purposes of these regulations, “community gathering place” shall mean an informal, small-scale, hard-surfaced area intended for use by the general public. The community gathering place may be located adjacent to public right-of-way, for example, as a plaza connected to the sidewalk, or internal to the development. Adjacent developments may combine to form one or more community gathering places. Each community gathering place shall include one or more features to encourage public interaction. Such features include but are not limited to the following:
3. Sculpture or other art forms;
4. Kiosks for posting neighborhood items;
5. Links to transit and pedestrian and bike trails;
6. Bandstands or gazebos;
7. Pedestrian-scale lighting.
F. Exterior Lighting. Exterior lighting shall be an integral part of the site and building design and shall serve the purposes of enhancing safety and security, defining on-site pedestrian and bicycle paths and connections with off-site paths, and encouraging safe nighttime pedestrian activity and public interaction. Such lighting shall accomplish one or more of the following:
1. Illuminate landscaping elements such as tree foliage and shrubs;
2. Illuminate building elements such as entryways, canopies, cornices or other architectural features;
3. Illuminate parking lots;
4. Illuminate pedestrian and bicycle pathways with fixtures such as lighting bollards or low pole lights.
G. Design of Parking Lots, Parking Structures, Transit Stops and Shelters and Pedestrian Sidewalks and Pathways. The design of these facilities shall be in accordance with BMC 12.16.080 through 12.16.120. (Ord. 2269 § 8, 2018; Ord. 2171 § 3 (Exh. C), 2015; Ord. 2140 § 2 (Exh. B), 2014; Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000. Formerly 12.14.190).