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A. Purpose. Secondary block frontages (as shown in Figure 12.48.305) allow flexibility to integrate either a storefront or a stoop/landscaped frontage in a pedestrian-friendly configuration.

Fig. 12.48.330.A. Secondary frontage vision.

B. Regulations. Developments or portions thereof choosing to integrate a storefront design must conform to primary block frontage regulations set forth in BMC 12.48.320. Other frontage designs must meet the regulations set forth in Table 12.48.330.B below:

Table 12.48.330.B. Secondary block frontage regulations (when utilizing nonstorefront designs).

The symbol refers to departure opportunities. See subsection C of this section for special departure criteria.

Regulation

Additional Provisions and Examples

Additional Provisions and Examples

Ground-level

Land use

Table 12.48.120 sets forth permitted land uses.

Building placement

10' minimum setbacks are required.

Building entrances

Building entries must face the street or a publicly accessible outdoor space (BMC 12.48.420(C)) that is adjacent to the street.

Façade transparency (see BMC 12.48.310)

Transparent windows must be provided along at least 15% of the entire building façade, plus:

• Buildings designed with ground-floor nonresidential uses within 10' of sidewalk must feature at least 40% transparency within the transparency area.

• Buildings designed with ground-floor nonresidential uses within 20' of sidewalk must feature at least 25% transparency within the transparency area.

Landscaped frontage example meeting setback, entry, weather protection, and transparency regulations.

Weather protection

Weather protection at least 3' deep must be provided over individual residential and commercial tenant entries and at least 5' deep for shared residential, commercial, and professional office entries.

Parking location

Ground-level parking must not be visible from the street. Where parking is integrated at or near the ground level, it must be set back and completely screened by landscaped berms (upper right example).

The lower right example illustrates a prohibited design.

Landscaping

All areas between the sidewalk and the building must be landscaped, except for pathways, porches, decks, and other areas meeting the definition of publicly accessible outdoor space (BMC 12.48.420(C)).

Landscaped areas must contain Type I, II, or IV landscaping (as defined in BMC 12.18.040) and may incorporate rain gardens and other forms of storm water management.

C. Departure Criteria. Departures to the secondary block frontage regulations in Table 12.48.330.B that feature the symbol will be considered per BMC 12.48.030 provided the alternative proposal meets the purpose of the regulations and the following criteria:

1. Building Placement. Reduced setbacks (down to a minimum of eight feet) will be considered where the ground floor is elevated a minimum average of 30 inches (required when the ground-floor setback is less than 10 feet) and design treatments that create an effective transition between the public and private realm. For example, a stoop design or other similar treatments that utilize a low fence or retaining wall, and/or hedge along the sidewalk, may provide an effective transition (see Figure 12.48.330.C for examples).

2. Façade Transparency. Façade transparency in the transparency area may be reduced from the minimum by 50 percent if the façade design between ground-level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.

Fig. 12.48.330.C. Acceptable examples of possible setback departures.

(Ord. 2341 § 5 (Exh. A), 2020).