Chapter 20.630 DOWNTOWN DISTRICT Sections: 20.630.010 General Purpose

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Chapter 20.630 DOWNTOWN DISTRICT Sections: 20.630.010 General Purpose Chapter 20.630 DOWNTOWN DISTRICT Sections: 20.630.010 General Purpose. 20.630.020 Building Lines. 20.630.030 Rain Protection. 20.630.040 Blank Walls. 20.630.050 Maximum Building Heights. 20.630.060 Parking Control. 20.630.070 City Center West Employment Overlay. 20.630.080 City Center Waterfront Section 20.630.010 General Purpose. Purpose. The purpose of this Chapter is to provide a place for all existing and possible future regulations governing the area of the City known as the Downtown Plan District. (M-3643, Added, 01/26/2004) Section 20.630.020 Building Lines. A. Purpose. The building lines regulations are intended to maintain and enhance the urban quality, economic vitality and pedestrian environment of the Downtown core, including preventing the loss of the sense of enclosure, enhancing the continuity of display windows, and providing weather protection. B. Establishment of boundaries. The boundaries of the area within which these regulations apply are illustrated in Figure 20.630– 1. 20.630 - 1 20.630 - 2 C. Regulation of uses. Reserved for future use. D. Special standards. Reserved for future use. E. Street frontages. All new construction along the street frontages designated in Figure 20.630.020-1 shall extend to the edge of the street right-of-way line for the first two stories. This applies to both new buildings and expansions of existing buildings. Additional street frontage requirements can be found in the Esther Short Redevelopment Subarea Plan for development within this location. F. New construction. Along street frontages no less than 75% of the building line shall be located at the building line [which shall be the edge of the street right-of-way line, except as provided in Subsection (G) below]. The Planning Official may allow a building to be set back from the required building line, provided the intent of rain protection requirements are satisfied. Portions of a building at the building line shall not be less than one story in height. G. Encroachment into public rights-of-way adjustment. Any building along a street frontage containing a building line may extend into the public right-of-way as follows: 1. Minimum clear height over the sidewalk shall be 10’ . 2. Maximum clear height over the sidewalk shall be 13’ . 3. Maximum overall height of the projection shall be 35’ above the sidewalk, except for balconies, bay windows and structured parking. 4. If along such frontage rain protection is also required, the projection shall be that required in the depth-of-cover and clear height standards of Section 20.630.030(E) VMC. 5. Maximum projection from the property line into the right-of-way shall be 15’ where no curb exist, or to a point no closer than 2’ to the face of an existing curb. 6. Supporting structures may be placed within the right-of-way provided that they meet the standards specified in this Section and as follows: a. Vertical supports shall have a maximum horizontal finished dimension of 2’ . b. Supports shall be 8’ or more apart along the street frontage. c. Adequate sidewalk clearance as approved by the City Transportation Manager shall be maintained. 1. All construction above, on, or under the right-of-way requires approval of a street use permit from the City Public Works Department. 2. Properties that are located in Heritage Overlay District are subject to the additional 20.630 - 3 requirements, as governed by 20.510 VMC have special requirements that may take precedence over the standards listed above. H. Encroachment into public rights-of-way bonus. The gross floor area of that portion of a building constructed within the public right-of-way, as permitted by Subsection (G) above, may be included in computing the gross floor area of the building in determining the minimum floor area ratio required by Chapter 20.550 VMC, relating to the Transit Overlay District. I. Residential developments. New construction of residential buildings along a frontage containing a building line, where permitted, may be exempted from the requirements of this Section, upon a determination made, as specified in Subsection (G) above or Subsection (J) below, that adherence to the requirements would be detrimental to desirable standards of open space, privacy, and/or protection from street noise for residential dwelling units, provided that in the latter case a weather-protected walkway is provided from the street property line to each entrance to a residential building occupying a site along the required building line. J. Determination of compliance. Determination as to whether a proposed building arrangement meets the intent, purposes and requirements of this Section and Section 20.630.030 VMC, et seq., where applicable, or qualifies for the exemption provided in Subsection (I) above, shall be made in accordance with the procedures specified for design review, per VMC 20.265. (M-4105, Amended, 11/17/2014, Sec 3-Effective 12/14/14; M-3959, Amended, 07/19/2010, Sec 31-Effective 8/19/2010; M-3832, Amended, 06/18/2007, Sec 15; M-3643, Added, 01/26/2004) Section 20.630.030 Rain Protection. A. Purpose. The rain protection regulations are intended to provide weather- protection for pedestrians, to enhance the economic vitality of the downtown core area and provide a needed amenity for employees, visitors and shoppers and link parking facilities, places of work, shopping and visitor areas. B. Establishment of boundaries. The boundaries of the area within which these regulations apply are illustrated in Figure 20.630-2. 20.630 - 4 20.630 - 5 C. Regulation of uses. Reserved for future use. D. Special standards 1. New construction – required. On a street frontage designated in Figure 20.630-2, rain protection features shall be required to be incorporated into all new construction if such construction is of a new structure. Such features shall also be required if an existing structure is remodeled in such a way as to affect the appearance of that part of the structure facing the street; provided, remodeling found by the Planning Official to be minor, per the requirements of Chapter 20.255 VMC, shall not be required to provide weather protection. 2. New construction. All proposed new buildings within 15’ of the street property line shall be required to provide a rain protection feature meeting the requirements of this Section. 3. Designated. A rain protection feature meeting the requirements of this Section may be an awning, overhang, marquee, free-standing shelter, arcade or other architectural feature providing a rain-sheltered sidewalk or walkway for pedestrians along the entire street frontage of the building but may not contain usable floor area of any kind unless a vacation of air rights from the City has been secured. E. Design standards. New rain protection features, whether required or not, and which are located on affected street frontages shall be in compliance with the following design standards: There shall be a minimum vertical clearance above the sidewalk or walkway of no less than 8’ . There shall be a maximum vertical clearance above the sidewalk or walkway of 13’ , except as provided for arcades in this Section. Rain protection features shall be provided within the public right-of-way (under a street use permit from the City), or within the property, or within both the public right-of-way and the property, except as provided for arcades in this Section. Rain protection features shall provide cover of at least 5’ in depth over the sidewalk or other surfaced pedestrian way. Such features shall be additionally extended at least 6” in depth for each foot of vertical clearance above 8’ , but shall not extend closer than 2’ to the curb line. In the absence of a curb line, the features shall extend a maximum of 15’ from the street property line into the public right-of-way or, in the case of any publicly constructed rain protection feature parallel to the street property line only to such rain protection feature or such minimum distance beyond such feature as is necessary to provide for complete coverage of the walkway, sidewalk, property or other walkway. Where a sidewalk along a street frontage containing a required building line and a required rain protection feature has a width of less than 10’ , an existing building constructed at the required building line may provide a rain protection feature with a depth of less than 8’ over the sidewalk, but not less than the depth between the building and 2’ from the curb line. In the case of new construction where the distance between the required building line and the curb line is less than 10’ , the building may be set back from the required building line by no greater than that distance necessary to provide a cover of up to 12’ in depth from the building line to the curb line. The rain protection feature shall extend to within 2’ of the curb line. 20.630 - 6 Along a lot frontage of at least 100’ , the rain protection feature requirement may be satisfied by an arcade, constructed wholly on the property within the building. This is provided that the arcade adjoins and is continuously accessible from the adjoining public right-of-way, and provides at least 10’ of horizontal clearance for pedestrians. An arcade may provide greater than 13’ of vertical clearance above the pedestrian walkway, provided, the 10’ minimum horizontal clearance shall be increased by one foot for each foot of increase in height of the unprotected opening along the face of the arcade. Rain protection features on each building shall be designed to abut or adjoin rain protection features provided or to be provided under this Section, on adjacent buildings along the same street frontage, to the greatest extent possible to ensure a continuous protected pedestrian walkway.
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