Subarea Plan LF 2.2 Site Development 10-15-09.pdf2.2. si t e
De v e l O p m e n t
re g U l a t i O n s
Site Development Regulations consist of
regulations controlling Use, Height, and
Frontage and Building Placement.
Fig.2.2. Site Development Regulations
provides an overview of the regulations
contained in these sections as well as other
primary regulations. Refer to the sections
noted for definitions and specifications for
each of these regulations.
2.2.1. Building Orientation
2.2.2. Building Use
2.2.3. Building Height
2.2.4. Relation to Single Family Homes
2.2.5. Public Frontage
2.2.6. Private Frontage
2.2.7. Front Street Setback
2.2.8. Side Street Setback
2.2.9. Side Yard Setback
2.2.10. Rear Yard Setback
2.2.11. Alley Setback
2.2.12. Frontage Coverage
2.2.13. Build-to-Corner
2.2.14. Maximum Building Length
2.2.1. Building orientation
1) Required Building Orientation
Where building orientation to streets and public spaces is required, primary
entrances to all buildings must face and feature entrances that open directly on to
publicly accessible streets, public spaces such as pedestrian promenades, public
greens, plazas or squares, or Active Open Spaces (see Section 2.3.2). In instances
where a choice must be made between orientation toward a primary public street
or an open space, the primary public street should be given precedence.
i) Buildings Oriented to Active Open Space. When a building is located
along an active open space(s), additional regulations or exceptions shall
apply as referenced in Sections 2.2, 2.3, and 2.5 governing building
disposition, open space and architecture.
ii) Alleys and Passages. Alleys and passages do not qualify as streets
and public spaces for the purposes of satisfying required building
orientation. Parking structures, carriage houses and accessory buildings
are encouraged to be located along alleys, rather than along streets or
active open spaces.
iii) Unimproved Right-of-Way and Future Acquisition Area’s. The existing
unconstructed Appleway right-of-way and future acquisitions areas
(FAA’s) identified in the Spokane Valley Municipal Code shall qualify as
streets for the purpose of satisfying building orientation requirements.
2) “Front Street” and “Side Street” Classifications
Some regulations throughout Book II refer to “Front Streets” and “Side Streets.”
For the purposed of this Specific Plan, these terms are defined as follows:
i) Front Streets shall include Sprague Avenue, Appleway Boulevard, City
Center Core Street and City Center Street “B”.
ii) On corner properties along Sprague Avenue or Appleway Boulevard,
Sprague Avenue or Appleway Boulevard shall be Front Streets, and all
cross streets shall be Side Streets. The only exception to this is in the
instance of the corner of the City Center Core Street at Sprague Avenue,
in which case both Sprague Avenue and the Core Street shall be classified
as Front Streets.
iii) On corner properties along multiple Other Streets, any street along which
as building’s primary entrance is located shall be classified as a Front
Street. The remaining streets shall be Side Streets.
Fig.2.2. site Development Regulations
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2.2.2. Building use
For the purposes of this Plan, all permitted and conditionally permitted uses
have been classified into Use Categories. These categories are described in the
table below. They include permitted and conditional uses for each category, as
well as other aspects of their development such as size and location. All uses
listed are permitted by right, except those uses specifically listed as Conditional.
Conditional uses are defined as those which require special consideration either
of their impacts on the neighborhood and land uses in the vicinity and/or of
their physical organization and design and shall be processed consistent with
the requirements of the SVMC 19.150. A conditional use shall be considered
for approval if the proposed use conforms to all requirements specified in the
conditional use policy, and if it conforms to the goals and vision of the Plan asset
forth in Book I. All permitted uses for a single District Zone are allowed either
alone or in combination with any other permitted uses within a parcel. Proposed
uses that are not explicitly listed below may be permitted if they are deemed by
the Community Development Director/Designee to meet the purpose and intent
of the Plan. Adult uses are regulated in SVMC 19.80.
1) Retail
a) City Center Retail
i) Permitted Uses:
(1) City Center retail anchors, including supermarkets, pharmacies, convenience stores, junior department stores and general merchandise “anchor retail” and “superstore” uses - particularly those not specializing in the sale of large-scale goods.
(2) Retail sales & services, including the following:
(a) Specialty food retail, including the following and similar specialty
foods: chocolate/candy; general gourmet; ice cream; pastry/
desserts; yogurt/dairy; doughnuts/bakery; wine shops and wine
tasting and similar specialty foods.
(b) Specialty goods retail, including the following and similar specialty
goods uses: cooking supplies/culinary; general housewares;
decorator/arts and design centers (including tile, floor and wall
coverings); specialty hardware; antique stores selling high-quality
used goods (this category excludes thrift and second-hand stores);
party supplies; lamps/lighting; household accessories; books/
magazines/stationary; music/instruments.
(c) Quality goods and services, including the following and similar
uses: small crafts; specialty furniture; clothing/shoe stores; stereo/
video or computers; cameras/photography; sporting goods; bicycle
shops; outdoor/sports clothing and supplies; toys/games; cards/
gifts; jewelry; watches/clocks/plants; beauty/cosmetics; flowers;
quality consignment stores.
(3) Eating and Drinking Establishments including the following uses:
(a) Restaurants serving alcoholic beverages or providing entertainment,
provided this activity is clearly ancillary to food service.
(b) Beverage vendors serving coffee, smoothies, juices, and other non-
alcoholic beverages.
(c) Chairs and tables for outdoor dining and carts for merchant display
may be permitted in the public right-of-way (i.e. in sidewalk areas)
provided that:
(i) The use maintains a minimum five (5) foot wide unobstructed
portion of sidewalk corridor adjacent to the building which
is clear and unimpeded for pedestrian traffic.
(ii) The use keeps the full width of the building entrance clear
and unimpeded for building access.
(4) Entertainment & recreation uses, including the following:
(a) Movie theaters and private performing arts theaters.
(b) Recreational uses such as bowling, roller-skating and ice-skating
rinks, dance halls; in all cases the serving of alcohol must be clearly
ancillary to the recreational use.
(c) Music venues, dance halls, billiard rooms not serving alcoholic
beverages, or those serving alcoholic beverages, provided this
activity is clearly ancillary to food service.
(5) Art galleries and display spaces with a retail component.
(6) Health and exercise clubs.
(7) Banks and financial institutions.
(8) Business services - businesses that generate a significant amount of
foot traffic, such as computer and office supply, photocopy shops,
photo finishers, and print shops - excluding sales and storage of heavy
equipment.
(9) Personal services - especially those types of services that are particularly
neighborhood-oriented - including the following and similar services:
photo shops, travel agencies, hair and nail salons, spas, beauty or barber
shops, shoe repair.
ii) Conditional Uses - upon granting of a Conditional Use Permit:
(1) Bars and nightclubs, including establishments providing entertainment,
and establishments serving alcoholic beverages not clearly ancillary to
food service.
(2) Farmers Markets and other seasonal sales.
(3) Other similar and compatible uses deemed by the Community
Development Director/Designee to meet the purpose and intent of the
Plan.
iii) Special Conditions:
(1) Minimum interior height for ground level retail of all types is fourteen
(14) feet from floor to ceiling. This may not be applied to use conversion
in an existing building.
(2) Drive-up/drive through windows are allowed for permitted uses listed
above with direct access to Sprague Avenue.
iv) Prohibited Uses:
(1) Bail-bonds offices.
(2) Gas Stations.
b) Neighborhood Center Retail
i) Permitted Uses:
(1) Medium to large-scale grocery store or supermarket not exceeding sixty
five thousand square feet (65,000 s.f.).
(2) Neighborhood-serving retail and services for which the nearby residential
neighborhoods are the primary customers, featuring smaller scale uses up
to five thousand square feet (5,000 s.f.) per use, including small grocery
stores, pharmacies, banks, hair and nail salons, beauty or barber shops,
shoe repair, cafes and food sales (e.g. delicatessens, bakeries, butchers,
etc.), and especially residential convenience uses such as video rental &
sales, florists, dry cleaners, laundromats, or business convenience uses
such as copy shops, office supply, or photo developing.
(3) Eating and drinking establishments, for which nearby residential
neighborhoods are the primary customers, featuring small scale uses
up to two thousand and five hundred square feet (2,500 s.f.) per use,
including the following uses:
(a) Fast food restaurants.
(b) Restaurants serving alcoholic beverages.
(c) Beverage vendors serving coffee, smoothies, juices, and other non-
alcoholic beverages.
(4) Health and Exercise Clubs.
(5) Banks and financial institutions.
(6) Business services - businesses that generate a significant amount of
foot traffic, such as computer and office supply, photocopy shops,
photo finishers, and print shops - excluding sales and storage of heavy
equipment.
(7) Personal services - especially those types of services that are particularly
neighborhood-oriented - including the following and similar services:
photo shops, travel agencies, hair and nail salons, spas, beauty or barber
shops, shoe repair.
ii) Conditional Uses - upon granting of a Conditional Use Permit:
(1) Supermarket exceeding sixty five thousand square feet (65,000 s.f.).
(2) Neighborhood serving retail & services exceeding five thousand square
feet (5,000 s.f.) per use.
(3) Unanchored Neighborhood Center cluster of stores exceeding twenty
five thousand square feet (25,000 s.f.).
iii) Special Conditions:
(1) May be free-standing building or incorporated into mixed-use building.
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(2) Minimum interior height for ground level retail of all types is fourteen
(14) feet from floor to ceiling for new buildings.
(3) Drive-through business are permitted subject to the following criteria:
(a) Drive-through facilities are permitted on sites adjacent to a
principal arterial street. Access and stacking lanes serving drive-
through businesses shall not be located between a building and any
adjacent street, public sidewalk or pedestrian plaza. (See SVMC
22.50.030 for stacking and queuing lane requirements.
(b) Stacking lanes shall be physically separated from the parking lot,
sidewalk, and pedestrian areas by landscaping and/or architectural
element, or any combination therein.
c) Mixed Use Avenue Retail
i) Permitted Uses:
(1) “Medium Box” Commercial Sales & Services including the following:
(a) Establishments selling or servicing Large Scale Goods such as
party goods, art supplies, sporting goods, electronics or appliances,
outdoor accessories, furniture, home furnishings, hardware, and
home improvements stores.
(b) Commercial services such as miscellaneous Repair Service uses
with no outdoor storage, including plumbing services, laundry
services, cleaning and janitorial service and supplies, vacuum
cleaning and sewing repair and rental shops, etc.
(c) Print and Graphics Supply and Service, including typesetting,
lithography, graphics and art services, etc.
(d) Big Box and Medium Box Warehouse retail, restaurant supply
retail, and warehouse scale buying club retail.
(e) Warehousing is permitted as an accessory to retail or light industrial
use. The total area of a building to be used for warehousing may
not exceed 30% of the total floor area.
(2) Drive-in / Drive-up Fast Food Restaurants and espresso stands.
(3) Gas stations and auto repair shops. (Gas station may be exempt from
2.2.3. Minimum Building Height Regulations and 2.2.12. Frontage
Coverage Regulations.)
(4) Convenience Stores
(5) Veterinary clinics and “doggy day care” facilities.
(6) Pawn shops, check cashing stores and casinos.
(7) Funeral homes.
ii) Prohibited Uses:
(1) Full service restaurants.
(2) Used vehicle sales.
d) Corner Store Retail
i) Permitted Uses:
(1) Corner Store: A maximum two thousand and five hundred square feet
(2,500 s.f.) locally serving retail establishment that is integrated into a
larger building on the corner of a block.
(a) Corner store uses include the following: Small grocery stores,
pharmacies, banks, cafes and food sales, residential convenience
uses such as video rental & sales, florists, dry cleaners or
laundromats, or business convenience uses such as copy shops,
office supply or photo developing.
ii) Conditional Uses - upon granting of a Conditional Use Permit:
(1) Individual uses larger that two thousand and five hundred square feet (2,500 s.f.) provided that the use is unique and not already provided within a 1 mile trade area.
iii) Special Conditions:
(1) Corner Store Retail development may not exceed five thousand square
feet (5,000 s.f.) total per cluster.
(2) Corner Store Retail must be located on the corner of a block, and the
entrance must face a public street, square, or plaza space.
(3) Minimum interior height for ground level retail of all types is 14 ft. from
floor to ceiling. This may not be applied to use conversion in an existing
building.
(4) Drive-ups and drive-thrus are not permitted.
e) Gateway Commercial Avenue Retail
i) Permitted Uses:
(1) Vehicle Sales and Services, including automobiles, recreational vehicles,
boats, motorsports vehicles, etc.
(2) Vehicle repair, body and glass shops.
(3) Vehicle parts and accessories.
(4) Gas stations. (Gas station may be exempt from 2.2.3. Minimum Building
Height Regulations and 2.2.12. Frontage Coverage Regulations.)
(5) Drive-in / Drive-up Fast Food Restaurants
(6) “Medium Box” Commercial Sales & Services including the following:
(a) Establishments selling or servicing Large Scale Goods such as
party goods, art supplies, sporting goods, electronics or appliances,
outdoor accessories, furniture, home furnishings, hardware, and
home improvements stores.
(b) Commercial services such as miscellaneous Repair Service uses
with no outdoor storage, including plumbing services, laundry
services, cleaning and janitorial service and supplies, vacuum
cleaning and sewing repair and rental shops, etc.
(c) Print and Graphics Supply and Service, including typesetting,
lithography, graphics and art services, etc.
(d) Big Box and Medium Box Warehouse retail, restaurant supply retail,
and warehouse-scale buying club retail.
ii) Prohibited Uses:
(1) Full service restaurants
f) Gateway Commercial Center Retail
i) Permitted Uses:
(1) Eating and Drinking Establishments including the following uses:
(a) Restaurants serving alcoholic beverages or providing
entertainment.
(b) Bars, nightclubs and casinos.
(c) Beverage vendors serving coffee, smoothies, juices, and other
nonalcoholic beverages.
(2) Entertainment and recreation uses including:
(a) Movie theaters and private performing arts theaters.
(b) Recreational uses such as bowling, roller-skating and ice-skating
rinks.
(c) Music venues, dance halls, billiard rooms.
(3) Financial Institutions
ii) Conditional Uses:
(1) Commercial outdoor recreation such as amusement parks, go kart tracks,
athletic fields, mini-golf music/performance amphitheaters and similar
uses.
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2) Civic, Quasi-Civic, & Cultural
i) Permitted Uses:
(1) Cultural and entertainment facilities including community theaters,
performing arts centers, museums, and auditoriums
(2) Libraries
(3) Public recreation facilities
(4) Community centers, senior centers, teen centers
(5) Childcare facilities
(6) Social service facilities
(7) Churches and places of worship
(8) Sports stadiums
(9) Fire and police stations
(10) Transit facilities, terminals and stations
(11) Educational facilities
(12) General government offices
3) Office
i) Permitted Uses:
(1) Business and professional offices
(2) Data/telecommunication offices
(3) Educational and instructional facilities
(4) Exhibition, convention or other commercial assembly facilities
(5) Medical and dental offices
(6) Real estate agencies and general finance offices
(7) Insurance agencies and title companies
(8) Research and development offices
(9) Indoor veterinary clinics
ii) Conditional Uses:
Upon granting of a Conditional Use Permit: These uses are encouraged
provided that the traffic impacts of these uses are analyzed and mitigated to
the satisfaction of the Community Development Director/Designee.
(1) Health clinics or Hospitals
4) Light Industrial
i) Permitted Uses:
(1) Light Industrial uses such as technology businesses, light manufacturing
and assembly, plastic injection molding (thermoplastic), provided that
the use does not produce excessive noise, vibrations or odor per SVMC
Chapter 7.05, Nuisances.
5) Lodging
i) Permitted Uses:
(1) Hostels, Hotels, Motels (with common entry), Bed & Breakfasts
6) Live-Work
i) Permitted Uses:
(1) Residential living space that also includes an integrated work space
principally used by one or more residents. Work activity shall be limited
to business (primarily office), and/or the making of arts and crafts,
including painting, graphic production, photography, print, ceramics,
sculpture, needlework, tapestry making, pottery making, hand weaving
and other activities compatible with residential use.
(2) Permitted work activities shall be classified as a business and shall be
subject to all applicable City, County and State regulations.
ii) Conditional Uses:
Upon granting of a Conditional Use Permit:
(1) Work activities that require hazardous assembly, including fabrication,
manufacturing, repair or processing operations such as welding and
woodworking (with more than three fixed pieces of equipment).
iii) Special Conditions:
(1) The maximum number of employees not including the owner/occupant
is limited to two.
(2) Once established, Live-Work may not be converted to a solely
commercial or business use. However, Live-Work units may revert to
solely residential use.
7) Residential
a) Multi-Family Housing with Common Entry
i) Permitted Uses:
(1) Buildings designed as a residence for three or more households where
some dwelling units are accessed from a common lobby entry or shared
hallway.
(2) Assisted Living Facilities and Convalescent/Nursing Homes
(3) Congregate Dwellings
b) Attached Single Family Dwellings with Individual Entry
i) Permitted Uses:
(1) Buildings designed as a residence for two or more households where
all dwelling units have a dedicated entrance accessed directly from the
sidewalk or publicly-accessible open space. Includes duplexes and
townhouses.
(a) Attached Dwelling developments may be proposed outside of
Planned Residential Developments (PRDs) and are not subject to
minimum lot sizes.
c) Detached Single Family Dwellings
i) Permitted Uses:
(1) A detached building designed as a residence for one household.
8) Special Conditions
These conditions apply to all uses:
i) Outside Display
(1) Items for sale or rental may be displayed outside during business hours
only.
(2) Items for sale may be displayed on public sidewalks provided that an
minimum eight-foot wide unobstructed portion of the sidewalk corridor
is kept clear and unimpeded for pedestrian traffic and the full width of
the building entrance remains clear and unimpeded for building access.
ii) Outside Storage
(1) All storage must be within an enclosed building except that retail
products that are normally displayed outside due to size, weight, or
nature of the product, may be so displayed in all Districts except for the
City Center District Zone. Examples include cars, boats, machinery,
plant materials, seasonal products and storage sheds.
(2) Inoperable vehicles shall not be displayed or stored outside.
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2.2.4. Relation to single Family Homes
A relational height limit to single-family homes is established in order to create
an appropriate height relationship where new development within the Plan Area is
adjacent to existing single-family homes outside of the Plan Area. This relational
height limit shall apply as required in Section 2.1. District Zones Regulations.
1) Abbutting
Where new development is on a parcel abutting a parcel with an existing single-
family home outside of the Plan Area then the height of new development may
not increase by more than forty five degrees when measured from the angle that
originates at fifteen (15) feet above the applicable property line (creating a 1 to 1
height to setback ration) as shown in Figure 2.2.4. 1) Relation to Single-Family
Homes (Abutting).
2) Across Streets
Where new development is on a parcel directly across the street from a parcel
with an existing single-family home outside of the Plan Area then, as shown in
Figure 2.2.4. 2) Relation to Single-Family Homes (Across Streets), the height of
new development:
i) May not exceed a maximum of three stories within twenty (20) feet of the
required minimum Front or Side Street Setback, and
ii) May increase in height up to the permitted height limit after a stepback of
twenty (20) feet from the required minimum Front or Side Street Setback.
2.2.3. Building Height
Building Height is defined, for the purposes of this Plan, as the vertical extent of a
building. Height for buildings is regulated by both the number of floors permitted,
and by total feet permitted. New structures must meet the minimum and maximum
for both floor and dimension requirements. The number of floors shall include
all floors located above the average finished grade, and shall not include portions
of the building substantially submerged or partly submerged below grade such as
basements or podiums.
Height shall be measured from the average finished grade to the top of cornice,
parapet, or eave line of a peaked roof. Height for buildings with mansard roofs may
be measured from average finished grade to the top of the mansard roof ridge line
(see Section 2.5.4. Architectural Elements for regulations governing roof design).
Permitted minimum and maximum heights shall be as determined in Section 2.1.
District Zones Regulations.
Portions of a building that are not part of the primary building mass, such as entrance
porticos, bays and stoops, are not required to meet minimum height requirements.
Parking podiums are not required to meet minimum height requirements. Portions of
the building that extend above the primary building mass, such as dormers, roof-top
cupolas, elevator and mechanical equipment enclosures, roof deck trellises, gazebos,
and other special features, shall not exceed the maximum height requirement by
more than ten (10) feet.
Accessory buildings, including non-dwelling units such as freestanding garages for
individual residential units, service structures and tool sheds, shall not exceed one
and one-half stories or fourteen (14) feet.
Corner Entry Private Frontages (see Section 2.2.6.) shall not exceed the permitted
maximum height by more than twenty (20) feet.
Fig.2.2.3. Building Height Fig.2.2.4. 1) Relation to single-Family Homes
(Abutting)Fig.2.2.4. 2) Relation to single-Family Homes
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2.2.5. public Frontage Improvements
1) Definition
Public Frontage is the area between the thoroughfare curb face and the back of
sidewalk line, including the sidewalk and any sidewalk landscape areas as shown in
Figure 2.2.5. Public Frontage.
All parcels along Sprague Avenue and Appleway Boulevard are required to contribute
to Public Frontage improvements.
Where Public Frontage improvements are required, the exact location of the back
of sidewalk shall be based on the street configurations described in Section 3.3.
Streetscape Improvements and may or may not coincide with the existing front
property line. When approved streetscape plans are drafted, those plans shall be
used as a baseline to determine the back of sidewalk location with approval of the
Community Development Director/Designee.
Required Public Frontage improvements must be coordinated with Private Frontage/
Front Street Setback area treatments and, in many cases, may necessitate the
provision of additional sidewalk width on private property.
As development occurs, property owners shall contribute Public Frontage
improvements either through construction of the public frontage or an in-lieu fee.
Typical Public Frontage requirements for each District Zone are described below.
Actual requirements shall be determined on a case by case basis by the Community
Development Director/Designee.
See Book III: City Actions for more information about staged implementation of
street network and streetscape improvements along Sprague Avenue and Appleway
Boulevard.
2) Sprague Avenue
Public Frontage contributions and Private Frontage/Front Street Setback area
treatments shall be coordinated with street improvements as follows:
a) City Center District Zone:
i) North Properties:
The future curb and back of sidewalk will correspond approximately to the
existing curb and back of sidewalk.
(1) Prior to Streetscape Improvements: Public Frontage shall be constructed
by developers as development occurs and Private Frontage/Front Setback
Area treatments shall be built to the existing back of sidewalk.
(2) Following Streetscape Improvements: an in-lieu fee shall be required to
cover improvements as constructed.
ii) South Properties
The future curb will be relocated and the future back of sidewalk will be located
approximately ten (10) feet south of the existing right-of-way.
(1) Prior to Streetscape Improvements: an in-lieu fee for future improvements
shall be required, Private Frontage/Front Setback Area treatments shall be
built to the future back of sidewalk, and temporary sidewalk improvements
shall be built between the existing back of sidewalk and the future back of
sidewalk.
(a) For large developments, the entire public frontage may be
required to be built as development occurs (to be determined
by the Community Development Director/Designee).
(2) Following Streetscape Improvements: an in-lieu fee shall be required to
cover improvements as constructed.
b) Neighborhood Center District Zone:
The future curb-to-curb will be narrowed and the future back of sidewalk will
correspond approximately to the existing back of sidewalk.
i) Prior to Streetscape Improvements: an in-lieu fee for future improvements
shall be required and Private Frontage/Front Setback area treatments shall
be built to the existing back of sidewalk.
ii) Following Streetscape Improvements: an in-lieu fee shall be required to
cover improvements as constructed.
Fig.2.2.5. public Frontage - Definition
Fig.2.2.5. 2)a)ii) City Center
south properties
Fig.2.2.5. 2)a)ii) City Center
north properties
Fig.2.2.5. 2)b) neighborhood Center
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d) Mixed Use Avenue District Zone: West of University Road
The future curb and back of sidewalk will correspond approximately to the
existing curb and back of sidewalk.
i) Prior to Streetscape Improvements:: Public Frontage shall be constructed
by developers as development occurs and Private Frontage/Front Setback
area treatments shall be built to the existing back of sidewalk.
ii) Following Streetscape Improvements: An in-lieu fee shall be required to
cover improvements as constructed.
c) Mixed-Use Avenue District Zone: East of University Road
The future curb-to-curb will be narrowed and the future back of sidewalk will
be located within the existing right-of-way.
i) Prior to Streetscape Improvements: an in-lieu fee for future improvements
shall be required and portions of Private Frontage/Front Setback area
treatments shall be built to the existing back of sidewalk. Remaining
Private Frontage/Front Setback area treatments shall be built to the future
back of sidewalk upon street reconfiguration.
ii) Following Streetscape Improvements: an in-lieu fee shall be required to
cover improvements as constructed.
e) Gateway Commercial Center & Gateway Commercial Avenue District Zones:
The future curb and back of sidewalk will correspond approximately to the
existing curb back of sidewalk.
i) Prior to Streetscape Improvements: Public Frontage shall be constructed
by developers as development occurs and Private Frontage/Front Setback
area treatments shall be built to the existing back of sidewalk.
ii) Following Streetscape Improvements: an in-lieu fee shall be required to
cover improvements as constructed.
3) Appleway Boulevard
Public Frontage contributions and Private Frontage/Front Street Setback area
treatments shall be coordinated with street improvements as follows:
a) Community Boulevard District Zone:
The future right-of-way will be widened to approximately one hundred (100)
feet in locations where the existing right-of-way is narrower than one hundred
(100) feet. Where the existing right-of-way is one hundred (100) feet, the future
back-of sidewalk will correspond approximately to the existing right-of-way.
Where the existing right-of-way will be widened, the future back-of sidewalk
will be located along the future right-of-way.
i) Prior to Streetscape Improvements: an in-lieu fee for future improvements
shall be required and Private Frontage/Front Setback area treatments shall
be built to the future back of sidewalk.
ii) Following Streetscape Improvements: an in-lieu fee shall be required to
cover improvements as constructed.
Fig.2.2.5. 2)d) mixed use - west side of
university road
Fig.2.2.5. 2)e) gateway Commercial
Center and gateway Avenue
Fig.2.2.5. 3)a) community Boulevard
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2.2.6. private Frontage
1) Definition
Private frontage includes both:
1) Portions of a property between the back of sidewalk line and the primary building
façade along any Street.
2) Portions of all primary building facades up to the top of the first or second floor,
including building entrances, located along and oriented toward streets or active
open spaces as shown in Figure 2.2.6. 1) Private Frontage.
2) Private Frontage Types
A property’s permitted and/or required Private Frontage Types shall be as specified
within each District Zone’s regulations charts. All permitted frontage types for
a single District Zone are allowed either alone or in combination with any other
permitted frontage type within a single building as specified by the District Zones
Regulations.
Private Frontage standards regulate a building’s primary entrance treatments,
encroachments, setback areas and property edges as shown in the Figure 2.2.6. 2)
Private Frontage Type Specifications. Several Private Frontage Type Specification
illustrations depict the front setback dimension with an “x”. The minimum and
maximum number for that setback dimension shall be as specified in Section 2.1.
District Zones Regulations. Private frontage regulations apply along the full length
of the property frontage, even where there is no building façade.
3) Corner Parcels
On corner parcels, the Front Street Private Frontage treatment shall extend along
the entire length of the Front Street’s back of sidewalk. The Side Street Private
Frontage treatment shall extend along the remainder of the Side Street’s back of
sidewalk as shown in Figure 2.2.6. 3) Private Frontage – Corner Parcel.
Corner Parcels must locate an entrance(s) along Front Streets or incorporate a corner
entry. Entrances are permitted, but not required along Side Streets.
4) Active Open Spaces
Along Active Open Spaces, Private Frontage shall be defined as the portion of a
property between the building facade and the Active Open Space Edge (see Section
2.3.2. Open Space Regulations).
Buildings oriented towards Active Open Spaces shall select from permitted Private
Frontage Types for all entrances located along the active public space.
5) Edge Treatments
Fenced Edge, Terraced Edge, and Flush Edge are edge treatments that are combined
with Private Frontage Types and establish a desirable relationship between front
setback areas and the public sidewalk. When landscaping Grand Portico, Forecourt,
Grand Entry, Common Lobby Entry, Stoop, Porch, and Front Door setback areas,
an edge treatment must be selected from those permitted for the given District Zone
and applied to the setback area in accordance with the specified edge treatment’s
regulations.
b) Gateway Commercial Center & Gateway Commercial Avenue District Zones:
The future curb may be relocated and, in most cases, the future back of sidewalk
will correspond approximately to the existing back of sidewalk.
i) Prior to Streetscape Improvements: Public Frontage shall be constructed
by developers as development occurs and Private Frontage/Front Setback
area treatments shall be built to the existing back of sidewalk.
ii) Following Streetscape Improvements: an in-lieu fee shall be required to
cover improvements as constructed.
Fig.2.2.6. 1) private Frontage - Definition
Fig.2.2.6. 3) private Frontage - Corner parcel
Fig.2.2.5. 3)b) gateway Commercial
Center and gateway Avenue
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1) SHOPFRONT
The shopfront frontage type defines the primary treatment for ground-level commercial uses oriented to display and access directly
from public sidewalks. Each shopfront must contain at least one welcoming building entrance. It shall have clear-glass display
windows framed within storefront pilasters and base. A minimum three (3) foot zone behind the window glazing must provide an
unobstructed view of the establishment’s goods & services. Entrances are constructed at sidewalk grade. Shopfront composition
should include projecting signs, as well as window signs and awning signs. Close proximity to high volumes of pedestrian traffic
make attention to craft and visual interest within the storefront façade important. Shopfront and awning design should vary
from shopfront to shopfront. Shopfronts are built up to the back of the public sidewalk, and any setback areas must be treated
as extensions of the sidewalk space. Recessed entrances are permitted with a maximum width of fifteen (15) feet. Restaurant
shopfronts may set back a portion of the shopfront façade to create a colonnaded outdoor dining alcove that is a maximum of twelve
(12) feet deep. The set back portion of façade that is oriented towards the street must have display windows. The alcove must
also have columns along the sidewalk at a maximum spacing of fifteen (15) feet on center. The alcove may not rely on adjacent
buildings for enclosure. The shopfront frontage type is specifically intended to provide block frontages with a multiplicity of doors
and display windows, so shopfront width must generally be kept to a minimum and shall not exceed the lengths shown in the 2.2.6.
Shopfront Regulations chart below.
Core Streets Non Core Streets All Other Districts
50' max.
(longer than 50' is conditional for
Anchor Retail only)
50' max.N/A
25' max.50' max.50' max.
2.2.6 - 1) SHOPFRONT REGULATIONS
B - Articulation Increment
A - Shopfront Length
2.1.District Zone City Center
2.2.6. 2) pr i v a t e Fr O n t a g e ty p e speci F icatiO ns
shopfront Regulations in elevation
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5) FORECOURT
A forecourt is a courtyard forming an entrance and lingering space for a single building or several buildings in a group, and opening
onto the public sidewalk. The forecourt is the result of setting back a portion of the primary building wall. It must be enclosed on
three sides by building masses on the same property, and therefore cannot be built on corners, or adjacent to a building already set
back from the sidewalk. The forecourt opening shall be a maximum of thirty (30) feet wide. It may feature a decorative wall or
fence on the sidewalk side that creates a gateway into the forecourt. A forecourt can be appropriate for ground floor or upper floor
residential uses when combined with stoops or flush single entries, or can be combined with shopfront frontage types for retail
and office developments. When combined with stoops, the courtyard may be slightly raised from sidewalk grade and landscaped
or paved, with a decorative wall along the sidewalk edge. When combined with retail, restaurant and service uses, all three sides
of the courtyard must feature shopfront entrances and display windows and the forecourt must be treated as an extension of the
sidewalk space. Any setback area treatment is determined by the development’s primary frontage type.
2) CORNER ENTRY
A corner entry is a distinctive building entry element to emphasize the corner of a building. This frontage differentiates the
corner of the building primarily through vertical massing and articulation with elements such as a corner tower, which is created
by articulating a separate, relatively slender mass of the building, continuing that mass beyond the height of the primary building
mass, and providing the top of the mass with a recognizable silhouette. A corner entry mass may encroach into the required setback
areas but may not encroach into the public right-of-way. Corner entry features may also exceed the permitted height limit by
twenty (20) feet. Other elements can be used to create a corner entry but must place a similarly significant emphasis on the corner.
Such elements include façade projections/recessions, balconies, roof articulation, and changing repetitive façade elements such as
window type.
3) ARCADE
An arcade is a colonnaded space at the base of a building running along the sidewalk resulting in a covered sidewalk space. This
frontage type requires the ground floor to be constructed at or close to sidewalk grade, and so is not appropriate for buildings with
ground-level residential use. Due to lack of visibility from the street, the arcade shall not be combined with shopfronts. Minimum
arcade width is twelve (12) feet, and maximum column spacing along the street is fifteen (15) feet. Ceiling beams and light fixtures
that are located within the column spacing geometry greatly enhance the quality of the space and are recommended. Setback areas
must be treated as an extension of the sidewalk space.
4) GRAND PORTICO
A portico is a roofed entrance supported by columns appended to the primary plane of the building’s front façade. The portico
may encroach into the front setback area. A “grand portico” is a portico expressed at a civic scale, meant to project the image of
an important community building. A grand portico is an appropriate frontage for civic buildings such as city halls, libraries, post
offices, as well as for quasi-civic buildings such as hotels with ground level convention facilities, or movie theaters. This frontage
type is not typically appropriate for residential buildings. A “grand stair” makes an excellent appendage to a grand portico frontage.
Setback areas must be landscaped for non-commercial buildings and may be paved for commercial buildings.
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9) PORCH
A porch is a roofed space, open along two or more sides and adjunct to a building, commonly serving to shelter an entrance and
provide a private outdoor space appended to a residence. Porches may serve multiple entrances. When expressed as a separate
mass appended to the primary front building plane, the porch may encroach into the front setback zone. This frontage type is
appropriate for residential use only. Setback areas must be landscaped.
6) GRAND ENTRY
A grand entrance is a primary entrance with a grand architectural expression. A grand entrance should be prominent and easy
to identify. Entrances may be inset slightly from the primary building wall and are typically raised above the sidewalk. This
frontage type is appropriate for office and multi-family residential uses accessed from a common lobby. Setback areas may be
landscaped, paved, or be a combination of landscaping and paving.
7) COMMON LOBBY ENTRY
A common lobby entry is a frontage type intended for limited use in Commercial and Mixed-Use Building Types featuring
ground level shopfronts, to provide common access to lobbies serving upper level residential, office or hotel uses. When used
in this way, the setback area treatment is determined by the development’s primary frontage type. Entrances may be inset up to
five (5) feet from the primary building wall.
8) STOOP
A stoop is an entrance stairway to a residence typically constructed close to the sidewalk. Stoops may feature a portico entrance
at the top of the stair, and may encroach into the front setback area. Multiple stoops may be combined to increase the scale of
the entrance. This frontage type is suitable only for residential use. Setback areas must be landscaped.
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10) FRONT DOOR
A front door features a residence’s main entrance with a deep setback, creating a gracious open space along the property frontage.
This frontage type is appropriate for residential use only. Setback areas must be landscaped.
11) PARKING STRUCTURE ENTRY
A parking structure entry provides dedicated pedestrian access to parking structures. It shall be prominent and easy to identify with
access from the sidewalk.
12) VEHICLE DISPLAY: Option 1
This vehicle display frontage is intended for vehicle sales. The frontage features a row of angled parking spots in combination with
an optional raised vehicle podium along the back of sidewalk for the expressed purpose of displaying vehicles for sale to drive-by
customers. The angled parking spots are buffered from the sidewalk by a planting strip. Decorative walls, fences, bollards, and/or
lighting is recommended within the planting strip. Behind the row of display vehicles, the building shall have clear-glass display
windows framed within shopfront pilasters and base.
13) VEHICLE DISPLAY: Option 2
This vehicle display frontage is intended for vehicle sales. The frontage features an access lane providing access to a row of angled
parking spots in combination with an optional raised vehicle podium in between the sidewalk and the existing curb face for the
expressed purpose of displaying vehicles for sale to drive-by customers. The access lane and angled parking spots are separated
from the thouroughfare by a planted median. Because the sidewalk is located far from the curb face, this frontage type shall have
zero (0) foot front street setback. Buildings shall have clear-glass display windows framed within shopfront pilasters and base.
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14) Edge Treatment: FENCED
A fenced edge is an edge treatment characterized by a low decorative fence constructed at or very close to the edge of the public
sidewalk. A low masonry base makes an excellent addition to the decorative fence. The fence may be located along the public
sidewalk or setback as shown.
15) Edge Treatment: TERRACED
A terraced edge is an edge treatment characterized by a raised, planted front yard and decorative low retaining wall at, or very close
to, the edge of the public sidewalk. The retaining wall may be located along the public sidewalk or setback as shown.
16) Edge Treatment: FLUSH
A flush edge is an edge treatment characterized by a landscaped front yard which is built at sidewalk grade and extends to the edge
of the public sidewalk.
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2.2.7. Front street setback
Front Street Setback is defined as the required distance from the back of sidewalk
line along a Front Street to a primary building facade. This is illustrated in Figure
2.2.7. Front Street Setback.
Section 3.3 of Book III: City Actions are adopted as part of these development
regulations. Along streets with approved street reconfiguration plans, Front Street
Setback distances shall be measured based on either 1) the back of sidewalk location
following street reconfiguration, or 2) approved City plans for street reconfiguration
that relocate the back of sidewalk.
Front Street Setback areas must be landscaped according to the principles set forth
in Section 2.3. Street and Open Space Regulations except where exceptions are
noted within the Private Frontage Standards for a particular Frontage Type or in
Section 2.1. District Zones Regulations. Several Frontage Types’ plan and section
illustrations depict the front setback dimension with an “x”. The minimum and
maximum number for that setback dimension shall be as specified in Section 2.1.
District Zones Regulations.
At required setback areas, arcades, awnings, entrance porticos, porches, stoops,
stairs, balconies, bay windows, eaves, and covered entrance overhangs are permitted
to encroach within the required front street setback as shown in the frontage type
illustrations. Encroachments may extend up to a maximum of six (6) feet into the
private frontage.
At zero-setback areas, building overhangs such as trellises, canopies and awnings
may extend horizontally into the public frontage up to a maximum of six (6) feet.
These overhangs must provide a minimum of eight (8) feet clear height above
sidewalk grade.
1) Active Open Spaces
The minimum setback dimension along all Active Open Spaces shall be five (5) feet
from the Active Open Space Edge (see Section 2.3.2. Open Space Regulations).
2.2.8. side street setback
Side Street Setback is defined as the required distance from the back of sidewalk line
along a side street to a primary building facade. This is illustrated in Figure 2.2.8.
Side Street Setback.
Side Street Setback areas must be landscaped according to the principles set forth
in Section 2.3. Street and Open Space Regulations except where exceptions are
noted within the Private Frontage Standards for a particular Frontage Type or in
Section 2.1. District Zones Regulations. Several Frontage Types’ plan and section
illustrations depict the setback dimension with an “x”. The minimum and maximum
value for that setback dimension shall be as specified in Section 2.1. District Zones
Regulations.
2.2.9. side Yard setback
Side Yard Setback is defined as the required minimum distance from the side property
line to any building as shown in Figure 2.2.9. Side Yard Setback.
The dimension of the Side Yard Setback shall depend upon whether or not the
sidewall has windows into active living spaces. The Side Yard Setback area must
be landscaped according to the principles set forth in Section 2.3. Street and Open
Space Regulations. The minimum required setback dimension to structures with
windows and structures without windows shall be as specified in Section 2.1.
District Zones Regulations.
2.2.10. Rear Yard setback
Rear Yard Setback is defined as the required minimum distance from the rear
property line to any building as shown in Figure 2.2.10. Rear Yard Setback. The
required Rear Yard Setback area must be landscaped according to the principles set
forth in Section 2.3. Street and Open Space Regulations. The minimum required
setback dimension shall be as specified in Section 2.1. District Zones Regulations.
2.2.11. Alley setback
Alley Setback is defined as the required minimum distance from the alley right-of-
way to any building as shown in Figure 2.2.11. Alley Setback. The Alley Setback
area must be landscaped according to the principles set forth in Section 2.3. Street
and Open Space Regulations. The minimum required setback dimension shall be as
specified in Section 2.1. District Zones Regulations.
2.2.12. Frontage Coverage
Frontage Coverage is defined as the minimum percentage of the length of the
Frontage Coverage Zone that shall be occupied by a primary building façade(s).
The Frontage Coverage Zone is defined as the space between the minimum and
maximum front street setback lines and the minimum side yard or side street setback
lines as shown in Figure 2.2.12. Frontage Coverage. Minimum Frontage Coverage
percentages shall be as specified in Section 2.1. District Zones Regulations.
In order to connect the public sidewalk with active open spaces, courtyards, parking
lots, and alleys in the interior or at the rear of a parcel, development may incorporate
a paseo that counts towards the frontage coverage requirements. A paseo is a paved
pedestrian walkway penetrating the building to access interior parking, courtyards,
or other public spaces. The width of a paseo may not exceed fifteen (15) feet.
2.2.13. Build-to-Corner
The Build-To-Corner requirement specifies that buildings must “hold the corner” of
the parcel at the intersection of two streets. The Build-To-Corner location is defined
by the required front street and side street setback lines as shown in Figure 2.2.13.
Build-To-Corner. This requirement shall be as specified in Section 2.1. District
Zones Regulations.
Where the Build-To-Corner Building Placement is required, all corner parcels must
meet this requirement by siting a building at its street corner.
2.2.14. maximum Building length
Maximum Building Length is defined as the total length of a primary building mass
fronting a street or active open space as shown in Figure 2.2.14. Maximum Building
Length. Maximum building length shall be as specified in Section 2.1. District
Zones Regulations. Buildings shall not exceed this maximum length. A developer
may build multiple buildings, each with an individual length that does not exceed
the maximum building length.
Exceptions to maximum building length may be granted by the Community
Development Director for senior housing projects. Senior housing projects may
include independent, assisted living and nursing home units. The buildings must
be designed in a way that conforms to the overall intent of the District zone in
which it is proposed for construction. For example, sections of the building within
the setback area may not be longer than the maximum building length, as shown
in Figure 2.2.14. The “notched” area must be stepped back from the front wall
a minimum of twenty (20) feet. Landscaping shall also be used to minimize the
building’s impact. In any case, the maximum building length shall not exceed one
hundred and eighty (180) feet.
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Fig.2.2.7. Front
street setback &
Fig.2.2.8. side street setback
Fig.2.2.12. Frontage Coverage
Fig.2.2.13. Build-to-Corner
Fig.2.2.14. maximum Building length
Fig.2.2.9. side Yard setback &
Fig.2.2.10. Rear Yard setback
Fig.2.2.11. Alley setback
Fig.2.2.14. Conceptual Building located in
Community Boulevard District Zone
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