Chapter 19.55 OVERLAY ZONES

Chapter 19.55
OVERLAY ZONES

Sections:

19.55.010 Purpose.

19.55.020 Transition properties overlay zone standards.

19.55.030 Day Island overlay zone.

19.55.040 Sunset Beach overlay zone.

19.55.050 Town Center overlay.

19.55.060 Chambers Creek properties overlay.

19.55.070 Public facilities overlay.

19.55.080 Mixed use district incentive zoning.

19.55.010 Purpose.

The purpose of the overlay/potential zones is to establish special standards for certain areas of the city characterized by unique historical development patterns or which may require special standards due to other unique circumstances applicable to the properties and to implement the goals and policies of the comprehensive plan regarding economic development and protection of residential neighborhoods.

(Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).

19.55.020 Transition properties overlay zone standards.

A. Purpose. The purpose of the transition properties overlay zone standards is to provide extra protection for selected residential neighborhoods that abut or are across the street from commercial development.

B. Future development or redevelopment of non-single-family uses (attached or detached) of properties designated as transition properties shall be subject to the following standards:

1. There shall be a 25-foot minimum setback from all local streets;

2. Level 1 landscaping is required within the front yard setback abutting all local streets as defined in Chapter 13.20 UPMC, Article II, and in rear yard setbacks abutting R1 property. A landscape easement of the same width on abutting property may be used to satisfy this requirement;

3. Vehicle access shall not be permitted onto local streets unless provided specifically by ordinance;

4. A solid 100 percent sight-obscuring six-foot-high fence or wall shall be located within or along the required setback along all local streets. The location of the fence or wall shall be approved by the director. For the purposes of this section, a cyclone fence with slats is not a sight-obscuring fence;

5. On-site lighting shall be shielded or directed away from abutting or adjacent residential uses;

6. Whenever a commercial building abuts the landscape requirement, or when the lower story of a commercial building is used for nonresidential purposes, only high (those that do not provide easy viewing) windows may be used on the side of the building abutting a residential use. This does not apply to residential uses.

(Ord. 443 § 1 (Exh. A), 2005; Ord. 423 § 70, 2004; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).

19.55.030 Day Island overlay zone.

A. Purpose. The purpose of the Day Island overlay zone is to preserve the unique residential character of Day Island by allowing flexibility in building setbacks and other development standards.

B. Day Island Development Standards.

1. Unless otherwise specified in this section, all development standards of this code also apply.

2. For the purpose of the Day Island development standards, Day Island is divided into two areas, Day Island and the South Spit. Day Island is generally that portion north of the 27th Street Bridge, and the South Spit generally that portion south of the 27th Street Bridge. Specific lots subject to the development standards are identified in Figure 1*. The following table specifies setback and height requirements for Day Island areas.


Setbacks	Day Island	South Spit
Front Yard Minimum	20 feet	0
Side Yard Minimum	5 feet	0
Rear Yard Minimum	20 feet	NA
Garages (a)	5 feet	NA
Accessory Structures (b)	5 feet	NA
Boat Houses (c)	0 feet	NA
Height (Maximum)
Principal Structure	35	30 (d)(e)

a. One single-story garage or carport not exceeding 15 feet in height from street centerline elevation is permitted in the front yard setback but no closer than five feet from the street providing the garage does not exceed a maximum width of 24 feet and size of 600 square feet.

b. Accessory structures may be constructed in the rear yard setback.

c. Boathouses may be built in the rear yard setback.

d. From street centerline elevation.

e. All new structural roofs shall be gabled or pitched.

C. Porches and Decks. The following porches and decks are allowed to project into the required setbacks as follows:

1. A porch or deck built at the same elevation as the floor of the house where the principal access door is located may project five feet into the front yard.

2. A porch or deck with a maximum height of five feet from finished grade may project three feet into the side yard.

3. A porch or deck no higher than the floor of the top story may project 15 feet into the rear yard.

D. Fences. Fences not to exceed six feet in height may be located in the required setbacks.

(Ord. 443 § 1 (Exh. A), 2005; Ord. 437 § 1, 2005; Ord. 423 § 71, 2004; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).

*Figure 1 is available for review in the community development department.

19.55.040 Sunset Beach overlay zone.

A. Purpose. The purpose of the Sunset Beach overlay zone is to recognize the building constraints associated with lots located between the shoreline and railroad right-of-way and to preserve the unique residential character of Sunset Beach by allowing flexibility in building setbacks and other development standards.

B. Sunset Beach Development Standards.

1. Unless otherwise specified in this section, all development standards of this code also apply.

2. The following table specifies minimum setback and maximum height.


Setback Area	Standards
Front Yard (a)	0/20 feet
Side Yard (b)	5 feet
Rear Yard	30 feet
Height
Principal Structure	35 feet

a. A zero-foot front yard setback shall be allowed until additional right-of-way is purchased from the railroad at which time a setback equal to the distance between the front of the house and the edge of the railroad right-of-way or 20 feet, whichever is less, shall be required.

b. A combined total of five-foot side yard setback is required. This can be accomplished by providing five feet on one side and zero on the other, or two feet on one side and three feet on the other. However, in no case shall one of the side yard setbacks be less than three feet wide.

C. Porches and Decks. A covered deck or porch may be constructed in a required side yard providing emergency access is available from the front to the rear of the house or structure.

D. Fences. Fences not to exceed six feet in height may be located in the required setbacks.

(Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).

19.55.050 Town Center overlay.

A. Purpose. The purpose of the Town Center overlay is to promote high quality mixed use development utilizing design standards, incentives and increased density and height limits to create a viable center.

B. Standards*. The Town Center design standards and guidelines shall apply in the Town Center overlay.

(Ord. 443 § 1 (Exh. A), 2005; Ord. 409 § 8, 2004; Ord. 394 § 1, 2003).

*Code reviser’s note: The Town Center overlay design standards were amended by Ordinance 549.

19.55.060 Chambers Creek properties overlay.

A. Purpose. The purpose of the Chambers Creek properties overlay area is to promote the development of the Chambers Creek master site plan. The overlay will allow the city and county to manage the development of the Chambers Creek properties in a way that is most beneficial to the county and community.

B. Standards. The city has adopted the Chambers Creek joint procedural agreement and Chambers Creek design standards and guidelines to implement the master site plan. These documents are hereby incorporated by reference.

C. Use. The following uses shall be permitted in the Chambers Creek properties overlay:

1. Uses and uses commonly accessory to those uses identified in the Chambers Creek properties master site plan shall be permitted within the overlay area subject to the Chambers Creek joint procedural agreement and Chambers Creek design standards and guidelines.

2. Essential public facilities, existing on January 1, 2005, located outside the master plan area and permitted in accordance with Chapter 19.40 UPMC.

3. Administrative government offices, subject to a conditional use permit.

4. Level 1 public maintenance facilities outside the master plan area.

5. Level 2 public maintenance facilities outside the master plan area subject to a conditional use permit.

(Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003; Ord. 383 § 1, 2003).

19.55.070 Public facilities overlay.

A. Purpose. The purpose of the public facilities overlay is to ensure the impacts associated with public facilities are appropriately mitigated and to provide exceptions to allow public facilities to best serve their clients and community with less cost to the taxpayer.

B. Standards. Unless otherwise specified, all uses and standards of the underlying zone apply.

C. Signs. Gateway and changing message signs are permitted subject to design and construction standards, general and specific sign requirements, and other requirements of Chapter 19.75 UPMC, notwithstanding any restrictions otherwise prohibiting such signs. For the purposes of this provision, gateway sign shall have the same definition as “city gateway sign.” The following restrictions apply to gateway and changing message signs in the public facilities overlay zone:

1. Gateway signs existing as of the effective date of this provision may be maintained or reconstructed. No additional gateway signs are permitted.

2. Changing message signs shall be programmed so that the transmission of changing messages is limited to 5:30 a.m. to 6:30 p.m. during standard time and 5:30 a.m. to 8:30 p.m. during daylight savings time, except when the transmission of emergency messages is determined to be in the public interest.

3. Changing messages shall be limited to text. Messages that include graphics, animation, video clips or other nontext images are prohibited.

4. Changing message signs shall be limited in area to 12 square feet. A changing message sign may be incorporated into an identification sign that includes additional area devoted to static (nonchanging) messages.

5. Changing message signs shall be programmed to adjust illumination levels to reflect ambient light levels and ensure that illumination levels will not create excessive glare that may result in traffic hazards or other public nuisance.

(Ord. 548 § 1 (Exh. A), 2009; Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003).

19.55.080 Mixed use district incentive zoning.

A. Purpose. The purpose of the mixed use district incentive zoning is to provide incentives for the quality redevelopment of those mixed use zoned properties on the north side of 27th Street West between Grandview Drive West and Crystal Springs Road. The redevelopment of these properties serves to implement the comprehensive plan and economic development strategy.

B. Incentives. Those properties in the area described in subsection A of this section are permitted a maximum height of 59 feet and maximum density of 30 dwelling units per acre subject to this section.

C. Applicability.

1. These standards apply to all new development, exterior alterations and major improvements.

2. All University Place Municipal Code (UPMC) provisions apply unless in conflict with standards in this chapter. The following specific UPMC provisions do not apply:

19.30.040(A)(8) Commercial Vehicles

19.35.040(D) Temporary Housing Units – Medical Situations

19.45.040(K) Projection Exception

19.45.050 Height standards

19.50.030

– 19.50.050 Design Review

19.50.070(B)(2) Setbacks

19.50.110(B) Definition of Mixed Use

19.70.060(F) Open Space and Parks

19.70.080(B) Incentives

D. Process.

1. An administrative use permit is required to take advantage of the incentives (Chapter 19.85 UPMC). The city shall review the applications in accordance with the process below.

2. Pre-Submittal Concept Review. A pre-design meeting may be scheduled with the city’s technical review committee prior to formal project development and application. The applicant may present schematic sketches and a general outline of the proposed project. This meeting will allow city staff to acquaint the applicant with the design standards, submittal requirements and the application procedures, and provide early input on the proposed project.

3. Submittal Requirements. Applicants shall submit a design review application form(s) provided by the city, along with the correct number of documents, plans and support material required in the application checklist.

4. Review Fees. Design review fees must be paid at the time of submittal.

5. Time Frame and Procedure. Design review shall be conducted in accordance with the timelines and procedures set forth in UPMC Title 22, Administration of Development Regulations, and shall be considered a Type I permit.

6. Review Criteria. The city shall approve applications when any of the following findings are made:

a. The applicant meets all standards of this chapter, or

b. The application sets forth a proposal that the director determines is equivalent to or exceeds the standards of this chapter. The director shall seek a recommendation from the planning commission on exceptions in accordance with Chapter 19.50 UPMC.

7. Written Decisions. The city shall issue a written decision approving, approving with conditions or denying the permit and include findings of fact and conclusions that support the decision.

8. Exceptions. A standard may be replaced with an equivalent item(s) if the applicant can demonstrate to the satisfaction of the city that the standard is of equal or greater quality or quantity.

9. Expiration of Approvals. If the applicant has not submitted a complete application for a building or site development permit within two years from the date of permit issuance, or if appealed within two years of the final decision, design review approval shall expire. The city may grant an extension for no longer than 12 months, for good cause shown, if a written request is submitted at least 30 days prior to the expiration of the permit.

10. Appeals. Any decision of the city may be appealed to the city hearings examiner. Appeals shall be filed as set forth in UPMC Title 22.

E. Mixed Use. Mixed use refers to the combining of retail, service or office uses with residential use in the same building or on the same site in one of the following ways:

1. Vertical Mixed Use. A single structure which provides retail, service or commercial and office uses on the ground floor, and residential and/or office uses on the above floors.

2. Horizontal Mixed Use – Attached. A single structure that provides retail, service or commercial use in the portion fronting the street with attached residential or office uses in behind the same building.

3. Horizontal Mixed Use – Detached. Two or more structures where retail, service or commercial use is provided in one or more building(s) and residential uses are provided in one or more separate building(s). Horizontal mixed use – detached is only permitted:

a. When all buildings are on the same parcel; or

b. On separate parcels subject to a binding site plan that:

i. Requires consistent site and building designs;

ii. Requires the minimum area of retail, office or commercial use is maintained; and

iii. Ensures retail, office and commercial uses are built prior to or concurrently with residential development.

F. Site Design.

1. Setbacks.

a. Front Yard Setback. All buildings shall be oriented and built to the property line, except when a sidewalk, courtyard or plaza is required between the property line and the building, in which case the building shall be built to the edge of the sidewalk, courtyard or plaza except:

i. When at least 60 percent of a lot’s street frontage is occupied by buildings, additional buildings may be constructed in the lot’s interior.

ii. At the intersection of two arterial streets, a minimum setback of 20 feet from both streets is required between the building and sidewalk, to accommodate a plaza or courtyard.

b. No side setbacks are required; however, if a building is set back, then a minimum 10 feet is required, to provide access between buildings.

c. At least 40 percent of the street facade of a building shall be set back a maximum of 10 feet, to provide horizontal articulation of the building facade.

d. A minimum 30-foot setback is required from R1 and R2 zones.

2. Walkways.

a. Provide walkways that give pedestrians access to plazas and courtyards or to streets or parking areas located behind buildings.

b. Walkways shall be a minimum of 10 feet wide.

c. Provide decorative paving, lighting, landscaping and at least one discovery element such as artwork, potted plants, or murals within walkways.

d. The design of buildings and structures abutting and adjacent to walkways shall allow sunlight consistent with setback standards to light the walkway during daylight hours and walkways shall be well lit at night to enhance safety.

3. Gateways.

a. Provide at least one gateway at the entrance to each plaza.

b. Gateways shall have qualities that make them distinct from the surroundings including but not limited to decorative paving, landscaping and signage.

c. A minimum of 25 percent of the gateway area shall be finished with decorative pavers or stamped concrete.

4. Courtyards.

a. Commercial or mixed use developments shall have at least one courtyard for every 10,000 square feet of building footprint.

b. Courtyards shall be a minimum of 250 square feet. No more than two courtyards may be combined to meet this standard.

c. Install seating in courtyards to provide an inviting place to sit and relax.

d. A minimum of 25 percent of the courtyard area shall be landscaped with trees, shrubs and groundcover.

e. A minimum of 25 percent of the courtyard area shall be finished with decorative pavers or stamped concrete.

5. Plazas.

a. Commercial or mixed use developments shall provide at least one plaza. One thousand square feet of plaza area shall be provided for every 10,000 square feet of building footprint.

b. Plazas shall be a minimum of 1,000 square feet.

c. Plazas shall provide areas suitable for events such as concerts, art shows or outdoor sales.

d. Areas suitable for events shall be flexible so that they can be changed to fit an event or season.

e. Provide in-ground electrical facilities and water bibs to facilitate temporary and seasonal uses.

f. Movable planters, bollards, outdoor seating, accessible artwork and other streetscape amenities shall be used to “configure” plaza uses.

g. Plazas shall include a water feature or artwork.

h. Plazas shall use decorative paving or distinctive surface treatments to distinguish active from passive areas.

i. Include unreserved outdoor seating and amenities, benches, tables and trash receptacles.

j. A minimum of 25 percent of the plaza area shall be landscaped with trees, shrubs and groundcover.

k. A minimum of 25 percent of the plaza area shall be finished with decorative pavers or stamped concrete.

6. Landscaping.

a. Street trees shall include only those species specified in Chapter 13.20 UPMC.

b. Street trees shall have a minimum diameter of five inches measured at 24 inches above grade at time of planting.

c. Landscaping in courtyards and plazas shall include:

i. Canopy-type deciduous trees or spreading evergreen trees planted in clumps or strips with a mix of living evergreen and deciduous groundcovers and low shrubs. A minimum of 25 percent and a maximum of 40 percent of the trees shall be deciduous. There shall be at least one tree per 100 square feet of courtyard or plaza area.

ii. The area which is not planted with trees shall be planted with shrubs and living groundcover planted to attain a coverage of 90 percent within three years of planting. Shrubs shall be planted at a density of five shrubs per 100 square feet of that portion of the landscape area that is not planted in groundcover. Lawn may be used for up to 75 percent of the required groundcover.

d. Landscaping located within public rights-of-way shall be approved by the city, prior to planting, as part of the review of landscape plans required by Chapter 19.65 UPMC. Landscaping in the public right-of-way shall be in accordance with Chapter 13.15 UPMC.

e. Particular care shall be used in tree selection and placement to avoid visual obstruction of abutting and adjacent retail signage, windows and entries.

f. Street trees shall be placed in tree grates, large planters or pots or planter strip sections.

g. Planter strips shall be permanently irrigated per Chapter 13.20 UPMC.

h. Landscaped area shall include shrubs and groundcover sized and irrigated in accordance with Chapter 19.65 UPMC.

i. A maximum of 50 percent of required landscaping in plazas and courtyards may be potted.

j. Potted plants shall not be placed anywhere that impedes pedestrian or vehicular traffic, but may function as a separation between pedestrians and vehicles. Pots shall be of a uniform type.

k. Tree grates shall allow for tree growth and ADA approved.

7. Artwork.

a. Artwork in publicly owned places shall be consistent with the city public art policy.

b. Permanent art pieces shall not be located in areas designated for performing arts functions.

c. Artwork shall:

i. Be made of durable, weatherproof materials; and

ii. Not interfere with pedestrian circulation or cause a traffic hazard; and

iii. Be designed to avoid physical hazards to the public who come in contact with it.

8. Water Features.

a. Where required water features shall allow people to interact with the display using at least one of the following:

i. Allow for ample pedestrian circulation.

ii. Provide seating as part of the water feature design using a low wall.

iii. Promote physical contact with water.

b. Where required water features shall be a minimum of 25 square feet and maintain a minimum constant or intermittent recirculating flow of 300 gallons per hour.

9. Utilities.

a. All on-site utility transmission facilities, including but not limited to wires, pipes, and conduit, shall be placed underground or within structures.

G. Building Design.

1. Primary Facades.

a. A building’s primary facade is the elevation that faces pedestrian intensive streets and public open spaces.

b. Use only high quality materials on primary facades.

c. To articulate the horizontal primary building facade, vertical segments shall be different in color and include two or more of the following architectural elements:

i. Columns;

ii. Mullions;

iii. Projections;

iv. Setbacks;

v. Style.

d. Provide vertical facade articulation by including a cornice, lintel or header separating the first floor and upper floors.

e. Blank walls, including walls distinguished only by changes in color, are prohibited.

f. Vertical mixed use buildings shall provide a minimum 14-foot first floor height along all abutting public streets.

g. Primary facades shall have a higher level of architectural detail at street level and on storefront designs.

h. Divide horizontal facades into vertical segments not greater than 50 feet in width to provide differentiation.

i. Integrate top-to-bottom building architecture.

j. Provide a cornice or eaves to create distinctive rooflines.

2. Secondary Facades.

a. Secondary facades are oriented toward pedestrian-only corridors.

b. Maintain high quality materials on secondary facades.

c. Blank walls, including walls distinguished only by changes in color, are prohibited.

d. Secondary facade design shall be a simplified expression of the primary facade, with fewer vertical segment changes along the length of the facade.

3. Significant Corners.

a. The intersection of two arterial streets is a significant corner.

b. Significant corners shall include a distinctive architectural element.

c. Provide the highest level of architectural detail and high quality material at significant corners.

d. A plaza or courtyard shall be located between the building facade and the sidewalk. This plaza or courtyard area may be used to meet plaza or courtyard area requirements.

e. Significant corners shall have a standout architectural design. Standout architectural design shall be achieved by one of the following methods or approved equivalent:

i. An element such as a tower that projects higher than the surrounding buildings;

ii. A concave facade;

iii. A rounded facade;

iv. An angled facade.

4. Height.

a. Buildings shall be a maximum of 59 feet high except as follows:

i. Unoccupied roofs, architectural embellishments and mechanical equipment may project above the top occupied story in accordance with these standards.

(A) Architectural embellishments that are not intended for human occupancy and are integral to the architectural style of the building, including spires, belfries, towers, cupolas, parapets, domes and roof systems, may exceed maximum building height by up to six feet provided the combination of such elements do not exceed 25 percent of the roof area.

(B) Mechanical penthouses over elevator shafts, ventilator shafts, antennas, chimneys, fire sprinkler tanks or other mechanical equipment may extend six feet above the maximum building height; provided, that they shall be enclosed within or screened from view by architectural features.

ii. All buildings that abut an R1 or R2 zone shall set back all portions of the building above 40 feet a minimum of 20 feet.

iii. All buildings in excess of 50 feet in height shall provide a minimum 10-foot top story setback on facades facing a public street. The top story setback may not be used for mechanical equipment, but may be used as balconies.

iv. No building shall exceed 40 feet in height measured from the highest existing ground elevation in the incentive zoning area (mechanical and architectural exceptions apply).

5. Projections.

a. Projections include awnings, canopies, signs and architectural features.

b. Only projections that can be removed within 30 days are permitted to project into the right-of-way, including by way of example, canopies, window displays, signs, planters and stoops.

c. Projections into a public right-of-way require a right-of-way permit.

d. Projections less than eight feet above the ground elevation may project a maximum of 48 inches beyond the face of the building.

e. Projections shall not interfere with trees, utilities, transit shelters or other street furnishings.

f. Individual AC units and fire escape ladders shall not be permitted on the exterior of buildings.

g. The minimum pedestrian zone width shall be maintained unobstructed.

6. Awnings and Canopies.

a. Design and placement of canopies or awnings shall be proportional to the size of the building facade.

b. On buildings with canopies, canopies shall be designed as an integral part of the building.

c. Ground-mounted canopy or awning supports shall not be placed closer than two feet from the back edge of the curb.

d. Canopies shall not extend along the full length of a facade, creating an arcade.

e. Individual awnings shall not exceed 30 feet in length.

f. Canopies shall extend a minimum of five feet over sidewalks to provide protection from inclement weather.

g. Awnings shall be made of a durable material such as woven fabric or canvas. Vinyl awnings are prohibited.

h. Canopies shall be made of permanent materials such as wood, metal and/or glass.

7. Exterior Building Material.

a. Use high quality materials that enhance the building and convey a sense of permanence.

b. Split-faced concrete masonry units and etched or scored concrete shall not be used on a primary facade.

c. Opaque, smoked and reflective glass shall be used for accents only.

8. Roof Design and Materials.

a. Roofing materials visible from streets, plazas or courtyards shall be finished with an attractive nonreflective material, including, but not limited to, wood shingles, copper (including terne coated), factory-finished painted metal, slate, synthetic slate, terra cotta and cement tile and glass fiber shingles.

b. Abutting or adjacent buildings with roofs visible from streets and plazas or courtyards shall use a different slope, design, type or color of roof material to break up building mass and provide variety.

c. Articulate roof form and material to break up building mass.

d. Where roofs will be visible from existing buildings, roof mechanical equipment shall be hidden under an attractive screen and a roof garden or rooftop courtyard provided.

9. Prohibited Materials. The following use of materials is prohibited:

a. Multi-floor glass curtain walls.

b. Vinyl siding may only be used above 20 feet or for a second story, whichever is greater.

c. Synthetic stucco.

d. Steel, metal or aluminum siding.

e. Unfinished concrete block.

f. Chain link fencing and unfinished wood fencing.

g. Roll-up metal security doors in front of storefronts and exterior applied metal security bars. Roll-up metal doors are allowed at service entrances.

10. Storefront.

a. Storefront design shall include at least one of the following elements:

i. Large display window or windows of clear glass.

ii. Large header.

iii. Canopy or awnings.

iv. Recessed entry.

v. Projected entry.

b. Storefronts shall be predominantly glass to provide views into the store, but glass shall not be the exclusive material.

c. Vacant storefronts shall be screened using a painted screen rather than boarded up. The painted screen shall display a mural or advertise the coming use. Advertising shall be considered a sign under Chapter 19.75 UPMC.

d. Window displays shall display merchandise or services sold by the tenant or an abutting or adjacent tenant, or artwork.

e. Storefront display windows shall not be blocked off to prevent views into or out of the store.

f. A sidewalk merchandising zone for the temporary display of merchandise extends two feet from the building facade. A right-of-way permit is required to utilize this merchandising zone in the public right-of-way.

g. Storefront facades, recessed doorways, outdoor spaces and passageways shall be lit.

h. Lighting fixtures shall be located and angled to ensure that they spotlight the tenant’s merchandise and do not point toward the window or cause distracting reflections.

i. Include “after hour” lighting within the front of stores to contribute to pedestrian lighting and provide for a comfortable nighttime strolling experience.

11. Windows.

a. Upper story windows shall be designed to create shadow lines or to break up flat surfaces by recessing, projecting or trimming windows.

b. Fake and masked-off windows are prohibited.

c. A minimum 50 percent of the ground floor facade shall be in nonreflective transparent glazing.

12. Doors and Entryways.

a. Primary building and store entrances shall be oriented towards the principal street.

b. Recessed or projecting entrances shall be designed so that they do not exceed 50 percent of the width of the storefront, nor 10 feet in depth/projection.

c. Placement and design of doors shall provide a direct “connection” to the sidewalks and streets.

d. Provide a diversity of entrances, including recessed, projecting and traditional entrances.

H. Parking. Parking shall be provided pursuant to Chapter 19.60 UPMC except as provided in this subsection.

1. Entries and exits to and from parking areas shall be clearly marked for both vehicles and pedestrians by changes in material, lighting, and signage.

2. Provide raised or clearly marked walkways in surface and structured parking lots.

3. Parking lots including structured parking shall be located to the side or rear of buildings that front on 27th Street West or Grandview Drive.

4. Surface parking lots shall be landscaped in accordance with Chapter 19.65 UPMC. No landscaping other than that required in subsection (G)(10) of this section shall be required inside parking structures.

5. Provide separate parking areas for residential uses from parking for other uses.

6. Use colored or decorative pavement, bollards and/or planters to delineate parking areas.

7. Entrances to structured parking shall be the minimum size to permit reasonable entry and shall be consistent with the building facade design.

8. Provide high ceilings and ample lighting at pedestrian entrances to elevate safety and comfort.

9. Any elevation of a parking structure visible from an abutting street or a residential zone shall include the following treatments:

a. A solid decorative parapet wall of not less than 46 inches high.

b. Design, materials and colors consistent with the surrounding buildings.

c. Planter boxes supporting vines and other vegetative screening materials shall be attached to the exterior of the structure.

10. If not abutting a street, structured parking facilities shall be provided with adequate access from public streets via a private drive and/or access easements.

11. Loading and service areas shall be located and designed to minimize visibility from streets, public spaces and semi-public spaces. Loading areas shall be underground or recessed to hide them from view.

12. Install attractive loading dock doors so that when not in use loading docks do not present an eyesore.

(Ord. 443 § 1 (Exh. A), 2005; Ord. 422 § 3, 2004).