Article 3. Frontage

A zone string is composed of the following districts:

The Frontage District is a separate and independent component of each zone.

1. Identify the Applicable Frontage District

   The second component in a zone string is the Frontage District applied to a property.

2. Determine Applicable Frontage District Standards

   1. Frontage District standards are outlined in Part 3B. (Frontage Districts). Each Frontage District page identifies the standards specific to that Frontage District.

   2. Each Frontage rule category on a Frontage District page in Part 3B. (Frontage Districts) provides a reference to Part 3C. (General Frontage Rules) or Part 3D. (Character Frontage Rules), where the standards within that rule category are explained in detail. Part 3D. (Character Frontage Rules) may reference Part 3C. (General Frontage Rules) for standards that are common to both Character Frontage Districts and general Frontage Districts. Text in italics below a heading provides a definition of that heading.

      
      

1. General

   Diagrams and illustrations are provided in this Article (Frontage) to assist users in understanding the purpose and requirements of the text and are not requirements but examples of compliance with a particular standard. In the event a conflict occurs between the text of this Article (Frontage) and any diagram or illustration, the text prevails.

2. Lot Diagrams

   

   1. Lot Boundary

      This line represents the perimeter of the subject lot, serving as a reference for build-to width.

   2. Build-To Zone

      This blue hatched shape represents the area on a lot, near the frontage lot line. Buildings are required to occupy the build-to zone according to the minimum build-to width specified by the applied Frontage District (Part 3B.).

   3. Occupied Build-To Zone

      The part of the build-to zone with a blue background representing the width of the build-to zone applied toward build-to width based on location of buildings or location of pedestrian amenity spaces.

   4. Pedestrian Amenity Space

      This green shape represents the largest pedestrian amenity space applicable toward the build-to width according to the maximum pedestrian amenity allowance specified by the applied Frontage District (Part 3B.).

   5. Building Footprint

      This shape represents the building footprint for the front portion of a lot including the portion of a building occupying the build-to zone, and serves as a reference for build-to width that meets the build-to standards of the applied Frontage District (Part 3B.).

3. Facade Diagrams

   

   1. Lot Boundary

      This line represents the perimeter of the subject lot, serving as a reference for build-to width.

   2. Pedestrian Amenity Space

      This paver-patterned shape represents the pedestrian amenity space shown in the corresponding lot diagram, demonstrating the relationship between pedestrian amenity space requirements, and the standards of the applied Frontage District (Part 3B.).

   3. Story

      This volume represents a story of a building, serving as a reference for story height and ground floor elevation standards. The volume includes a line at the top and bottom of each story, and an additional line near the top of each story indicating the bottom of a floor plate. The bottom of the floor plate is only depicted on the side of the building.

   4. Transparent Area

      This shape represents door and window openings on frontage applicable facades, serving as a reference for transparency standards.

   5. Active Wall Spacing

      This red-hatched shape represents one example measurement of active wall spacing, including the regulated facade area between one set of door or window openings. This shape does not represent all applicable facade areas.

   6. Street-Facing Entrance

      This red outline represents a street-facing door openings, serving as a reference for street-facing entrance and entrance spacing standards.

4. Character Frontage Diagrams

   Character Frontage Districts (Div. 3B.9.) include a wider variety of diagrams, but use the same approach to representation established by the lot diagrams and facade diagrams. In addition to the elements depicted in lot and frontage diagrams, Character Frontage Districts represent articulation techniques, focal entry features, and exterior materials.

   1. Articulation Techniques

      

      Articulation standards often include a variety of regulatory elements, for example, vertical band articulation and horizontal band articulation, building layers, and articulating elements. While articulating elements are not depicted in Character Frontage District diagrams, building layers are represented with a red outline and banding is represented using a black outline around a translucent white shape.

   2. Focal Entry Features and Exterior Materials

      

      1. Focal entry features are represented by a dashed red outline surrounding the area on a facade that meets the focal entry feature requirements in the applied Frontage District (Part 3B.).

      2. Primary and secondary exterior materials are represented using a variety of colors and textures to represent one or more of the exterior materials allowed by the applied Frontage District (Part 3B.).

Frontage District names have two components: frontage category and variation number.

1. Frontage Category

   The first component of each Frontage District, frontage categories group all districts with similar characteristics, and are organized as follows:

   1. Drive

   2. Multi-Unit

   3. General

   4. Shopfront

   5. Market

   6. Large Format

   7. Warehouse

   8. Dual

   9. Character

2. Variation Number

   The second component of each Frontage District, a variation number represents the order that the Frontage District falls within this Article (Frontage).

This Article (Frontage) regulates the portions of a lot and exterior building facades that impact the public realm. Frontage Districts (Part 3B.) help ensure that projects respond to the public realm in a contextually appropriate manner. Frontage Districts range from minimal standards (for example Warehouse Frontages) to a robust set of standards (for example Shopfront Frontages) which require projects to support a high-quality public realm that is active, comfortable, safe, and visually interesting, with strong connections between the public realm and uses inside buildings.

1. General

   All project applications filed after the effective date of this Zoning Code (Chapter 1A) must comply with the Frontage District standards and rules in this Article (Frontage), as further specified in the applicability statement of each Section in Part 3C. (General Frontage Rules) and Part 3D. (Character Frontage Rules). For vested rights, see Sec. 1.4.5. (Vested Rights), and for continuance of existing development, see Sec. 1.4.6. (Continuance of Existing Development).

2. Applicable Components of Lots, Buildings, & Structures

   1. General

      Frontage standards apply only to the applicable facades, portions of a lot, and building depth, as specified in Paragraph 3. (Frontage Applicable Facades) below. Specific Frontage District standards or rules may further limit which components of buildings and lots are required to comply with the standard within Part 3C. (General Frontage Rules) and Part 3D. (Character Frontage Rules).

   2. Frontage Applicable Portions of a Lot

      Frontage District standards apply to the following portions of a lot:

      1. Frontage yards, see Sec. 14.2.16. (Yards);

      2. Public amenity spaces or pedestrian amenity spaces, see Sec. 2C.3.3. (Amenity Space Types);

      3. Build-to zones; and

      4. Parking setbacks.

         

   3. Frontage Applicable Facades

      Frontage standards apply to the following facades up to the top of the 12th story, unless otherwise specified by the applied Frontage District (Part 3B.):

      1. Frontage Lot Line-Facing Facades

         

         1. Facades facing a frontage lot line, including street-facing facades, special lot line-facing facades, and when a Dual Frontage District (Div. 3B.8.) is applied.

         2. These facades shall meet the standards specified by the applied Frontage District (Part 3B.) along the frontage lot line that the facade faces (primary street lot line, side street lot line or special lot line).

      2. Lot Line-Facing Facades (Non-Frontage Lot Line)

         

         1. Lot line-facing facades that do not face a frontage lot line and are:

            1. Located vertically above the top of the fourth story; and

            2. Located 10 feet or more from a common lot line or centerline of an alley, measured horizontally.

         2. Lot line-facing facades (non-frontage lot line) facades shall meet the standards specified by the applied Frontage District (Part 3B.) for the side street lot line.

      3. Pedestrian Amenity Space and Public Amenity Space-Facing Facades

         

         1. Facades that face a pedestrian amenity space or public amenity space, see Sec. 14.2.6.C. (Pedestrian Amenity & Public Amenity-Facing Facade).

         2. These facades shall meet the standards specified by the applied Frontage District (Part 3B.) for the frontage lot line that the pedestrian amenity space or public amenity space abuts. Where the pedestrian amenity space or public amenity space abuts multiple frontage lot lines, the standards specified for the frontage lot line that abuts the pedestrian amenity space or public amenity space for the greatest length applies.

   4. Frontage Applicable Building Depth

      Frontage District standards apply to portions of a building interior within 15 feet of a frontage lot line-facing facade pursuant to Sec. 3A.2.2.B.3.a. (Frontage Lot Line-Facing Facades) or frontage applicable facades facing a pedestrian amenity space or public amenity space pursuant to Sec. 3A.2.2.B.3.c. (Pedestrian Amenity Space and Public Amenity Space-Facing Facades).

      

3. Nonconformities

   Article 12. (Nonconformities) may provide relief from the requirements of this Article (Frontage) for existing lots, site improvements, buildings and structures, and uses that conformed to the zoning regulations, at the time they were established, but do not otherwise conform to current district standards or use permissions. Unless otherwise specified by Div. 12.3. (Frontage Exceptions), project activities must conform with applicable frontage standards.

Drive Frontages control the location of vehicular access, require planted front yards, and provide flexible provisions for privacy through a combination of setbacks and frontage yard fence & wall standards.

[Reserved].

Multi-Unit Frontages require higher ground floor elevation, low transparency, and frequent entrance spacing. This allows for greater privacy for tenants located on the ground story while retaining an interplay between the private and public realms. Frequent entrances activate the public realm with pedestrian activity and visual interest.

General Frontages require moderate to high build-to widths while allowing a wide range of modifications for pedestrian amenity spaces. These Frontage Districts have a moderate transparency requirement with flexible entrance spacing standards while ensuring a high-quality pedestrian environment and providing flexibility for a variety of ground story tenants.

Shopfront Frontages require high build-to widths, high levels of transparency, frequent entrance spacing, and ground floor elevation at or near sidewalk grade. This promotes a legible street wall and activates the public realm with pedestrian activity and visual interest. The at-grade ground floor elevation allows for an increased connection between the interior uses and the pedestrian space.

Market Frontages require high build-to widths and frequent entrances integrated as market stalls and shopfront bays. These entry feature options, paired with frequent entrance spacing, activates the public realm with pedestrian activity and visual interest in areas where market stalls are the dominant pattern.

Large Format Frontages require moderate build-to widths and infrequent entrance spacing. These Frontage Districts are designed to accommodate large tenants and controlled access in a manner that promotes a walkable street edge.

[Reserved]

The Warehouse Frontages have few standards and allow for a high level of flexibility. These Frontage Districts are designed for freight service. Warehouse Frontages are intended for areas where pedestrian-friendly environments are not a priority.

The Dual Frontages are required to address primary, side, and special frontage lot lines. This allows for activation of the frontage lot line with increased standards.

Character Frontages provide standards for facade articulation, entry features, window design, siding materials, and roof form, in order to reinforce the prevailing architectural characteristics of the city’s historically and culturally significant neighborhoods and districts.

Applicable stories is defined as the number of stories that are required to meet build-to standards.

1. Intent

   The intent of the standards of this Section (Applicable Stories) is to ensure that ground stories of buildings, and upper stories where appropriate, are located in a consistent manner along the street.

2. Applicability

   Applicable stories standards apply to new construction of any portion of a building, or a whole building. When the applicable stories standards apply, the standards apply to any part of the building that is required to meet the standards of Sec. 3C.1.2. (Build-To Depth) and the standards of Sec. 3C.1.3. (Build-To Width).

3. Standards

   Where minimum applicable stories are required, build-to standards apply to the ground story and any additional story provided on a lot, up to, and including, the minimum build-to applicable stories.

   

4. Measurement

   For measuring height in stories, see Sec. 2C.4.3. (Height in Stories).

5. Relief

   1. A reduction of one story from the number of applicable stories may be granted in accordance with Sec. 13B.5.2. (Adjustment).

   2. A reduction in number of applicable stories may be granted as a variance in accordance with Sec. 13B.5.3. (Variance).

Build-to depth is defined as the depth of the build-to zone starting at the minimum building setback and continuing inward for the maximum build-to depth for the full width of the lot.

1. Intent

   The intent of the standards of this Section (Build-To-Depth) is to regulate buildings along the public realm and to create a consistent street wall.

2. Applicability

   Build-to depth standards apply to new construction. When build-to depth standards apply, they apply to all portions of buildings required to satisfy the standards of Sec. 3C.1.3. (Build-To Width) and the standards of Sec. 3C.1.1. (Applicable Stories).

3. Standards

   1. The build-to zone shall be no deeper than the maximum build-to depth of the applied Frontage District (Part 3B.).

   2. Buildings shall occupy the build-to zone for at least the minimum required build-to width.

   3. Once the minimum build-to width standard has been satisfied, buildings and structures may occupy the area behind the build-to zone.

   4. On a corner lot where intersecting frontage lot lines have build-to requirements, a building shall occupy the portion of the lot area where the build-to zones of the two intersecting frontage lot lines overlap, as described below:

      1. The building shall occupy the build-to zones for both frontage lot lines for a minimum of 30 feet from the corner. This building width counts toward the required build-to width for both frontage lot lines.

      2. This standard does not apply when a pedestrian amenity space occupies some portion of the area of overlap and is being used as a pedestrian amenity allowance. See Sec. 3C.1.4. (Pedestrian Amenity Allowance).

         

4. Measurement

   1. The build-to depth is measured perpendicular to the frontage lot line starting from the minimum building setback and continuing inward away from the frontage lot line.

   2. Where a lot includes an easement that abuts the frontage lot line and the easement is deeper than the minimum building setback, the applicant may choose to measure the required build-to depth from the interior edge of the easement rather than the lot line.

      

   3. For a lot affected by a public access easement, see Sec. 14.2.17.B.3. (Build-To Depth).

5. Exceptions

   1. See Sec. 3C.1.4. (Pedestrian Amenity Allowance).

   2. To preserve existing trees that meet minimum size requirements for a small species tree, the Department may increase the build-to depth beyond the maximum allowed by the applied Frontage District to the minimum depth necessary to protect the tree, but by no more than 30 feet pursuant to Sec. 13B.3.1. (Administrative Review).

   3. See Sec. 12.3.1. (Build-To Exceptions).

      

6. Relief

   1. An increase in build-to depth of 20 percent may be granted in accordance with Sec. 13B.5.2. (Adjustment).

   2. A deviation from maximum build-to depth may be granted as a variance in accordance with Sec. 13B.5.3. (Variance).

Build-to width is defined as the cumulative building width that shall occupy the build-to zone, relative to the width of the lot at the frontage lot line.

1. Intent

   The intent of the standards of this Section (Build-To-Width) is to ensure that buildings enclose the public realm with a legible and consistent street wall, spatially defining an outdoor room, and to promote a strong visual and physical connection between uses inside buildings and the public realm.

2. Applicability

   Build-to width standards apply to new construction and are subject to the following:

   1. Where a minimum height is specified in the applied Form District (Part 2B.), build-to width standards apply to all above-grade stories up to the minimum height in stories standard in accordance with Sec. 2C.4.3. (Height in Stories).

   2. Where an applicable stories standard exists, build-to width standards apply to all stories located above-grade up to the applicable stories.

   3. Where both an applicable stories standard and a minimum height standard are specified, build-to width standards apply to whichever standard requires the greatest number of stories located in the build-to zone.

   4. Where no applicable stories standard is specified in the applied Frontage District (Part 3B.) and no minimum height standard is specified in the applied Form District (Part 2B.), build-to width standards apply only to the ground story.

3. Standards

   1. Building(s) shall occupy the build-to zone for a cumulative width no less than that specified by the applied Frontage District (Part 3B.).

   2. On a corner lot, a chamfered corner no more than 20 feet in width along both street lot lines qualifies as building width in the build-to zone for all applicable stories even where it extends outside of the build-to zone. Chamfered corner width is measured parallel to the frontage lot line.

      

   3. Portions of building width providing motor vehicle access to a motor vehicle use area through the ground story of a building do not qualify as building width in the build-to zone.

      

   4. When build-to width is specified as “building-based”, the build-to zone shall be occupied by buildings for not less than 50 percent of the width of the building having the greatest total floor area on the lot.

4. Measurement

   The build-to width is a percentage measured as the sum of the widths of all portions of buildings occupying the build-to zone divided by the total lot width.

   

   1. Building width is measured parallel to the frontage lot line. For measuring building width on a lot with a curved or irregular lot line, see Sec. 14.2.14. (Irregular Lot Lines).

   2. Lot width is measured along the frontage lot line. For measuring width of a lot with a curved or irregular lot line, see Sec. 14.2.14. (Irregular Lot Lines).

5. Exceptions

   1. Pedestrian amenity space counts toward required minimum build-to width in accordance with Sec.3C.1.4. (Pedestrian Amenity Allowance).

   2. A building break that includes an open space meeting the design standards for pedestrian amenity space in Sec. 2C.3.3.C.2. (Pedestrian Amenity Space) counts toward the minimum build-to width required by the applied Frontage District (Part 3B.) according to Sec. 3C.1.4. (Pedestrian Amenity Allowance).

   3. Where vehicle access is taken through the frontage lot line based on the automobile access package in Sec. 4C.2.1. (Automobile Access Packages) as specified by the applied Development Standards District (Part 4B.), and providing vehicle access prevents a building from achieving the required build-to width, a reduced build-to width may be allowed. However, the portion of the lot in the build-to zone used for vehicle access shall be no wider than the minimum required drive aisle width plus an additional four feet of width for clearance. See Div. 4C.2. (Automobile Access).

   4. See Sec. 12.3.1. (Build-To Exceptions).

      

6. Relief

   1. Up to a 10 percent reduction to the total required width of a building occupying the build-to zone may be granted in accordance with Sec. 13B.5.2. (Adjustment).

   2. A reduced minimum build-to width may be granted as a variance in accordance with Sec. 13B.5.3. (Variance).

Pedestrian amenity allowance is defined as the width of pedestrian amenity space in the build-to zone that can be counted toward the build-to width requirement.

1. Intent

   The intent of the standards of this Section (Pedestrian Amenity Allowance) is to promote the creation of active, human-scale outdoor spaces as an extension of the sidewalk, providing visual interest and vitality to the amenity space as well as the public realm. The pedestrian amenity allowance provides flexibility to building and site design while maintaining standards essential for ensuring all projects contribute to defining a consistent and legible street wall.

2. Applicability

   1. Pedestrian amenity allowance standards apply to new construction subject to a pedestrian amenity allowance maximum in the applied Frontage District (Part 3B.).

      1. Pedestrian amenity allowance standards apply to all portions of a building or structure required to meet the standards of Sec. 3C.1.3. (Build-To Width) and Sec. 14.2.6.C. (Pedestrian Amenity & Public Amenity-Facing Facades), and portions of the lot between the building and the frontage lot line for the width of the pedestrian amenity space provided.

3. Standards

   Where the applied Frontage District (Part 3B.) specifies a pedestrian amenity allowance, pedestrian amenity spaces may be provided as a substitute for a portion of the required build-to width up to the maximum percentage specified, provided they meet the following standards:

   1. Meets the standards of Sec. 2C.3.3.C. (Standards).

   2. Pedestrian amenity spaces may be wider than the maximum allowed pedestrian amenity allowance, however, any part of the pedestrian amenity space width that exceeds the allowed pedestrian amenity allowance does not count toward the required building width in the build-to zone.

   3. At least 85 percent of the pedestrian amenity space perimeter shall abut a lot line or a facade meeting the standards of the applied Frontage District (Part 3B.) as specified for the abutting frontage lot line. Where the pedestrian amenity space abuts multiple frontage lot lines, the standards specified for the frontage lot line abutting the pedestrian amenity space for the greatest length apply.

      

4. Measurement

   Pedestrian amenity allowance is measured as the cumulative width of pedestrian amenity spaces occupying the build-to zone divided by the required build-to width.

   

   1. Pedestrian amenity space width is measured parallel to the frontage lot line. For measuring pedestrian amenity space width along a curved or irregular lot line, see Sec. 14.2.14. (Irregular Lot Lines).

   2. For measuring the required build-to width, see Sec. 3C.1.3. (Build-To Width).

   3. For a lot affected by a public access easement, see Sec. 14.2.17.B.4. (Pedestrian Amenity Allowance).

5. Relief

   1. Up to a 10 percent increase in the allowed total width of pedestrian amenity allowance may be granted in accordance with Sec. 13B.5.2. (Adjustment).

   2. A deviation from any pedestrian amenity allowance dimensional standard of up to 10 percent may be granted in accordance with Sec. 13B.5.2. (Adjustment).

   3. A reduced minimum build-to width may be granted as a variance in accordance with Sec. 13B.5.3. (Variance).

      

Parking setback is defined as an area on a lot along a frontage lot line where motor vehicle use areas are prohibited, including primary street parking setbacks, side street parking setbacks, and special lot line parking setbacks.

1. Intent

   The intent of the standards of this Section (Parking Setback) is to minimize the impact of motor vehicle dominated areas on the public realm and to promote a comfortable, safe, engaging, and attractive streetscape with active uses and landscaping along the public realm.

2. Applicability

   Parking setback standards apply to new construction, a major remodel, or a site modification. When parking setback standards apply, the standards apply to any areas of a lot designed and designated for a parking area or motor vehicle use area.

3. Standards

   All applicable areas designated for motor vehicle use shall be located at or behind the required parking setback unless specifically stated as an exception in Subsection E. (Exceptions) below.

4. Measurement

   All parking setbacks are measured perpendicular to the frontage lot line.

   1. A primary street parking setback is measured from the minimum primary street setback and continues inward away from the frontage lot line.

   2. A side street parking setback is measured from the minimum side street setback and continues inward away from the frontage lot line.

   3. A special parking setback is measured from the minimum setback associated with a special lot line and continues inward away from the special lot line.

      

   4. For a lot affected by a public access easement, see Sec. 14.2.17.B.5. (Parking Setback).

5. Exceptions

   1. A driveway may provide access through a parking setback if:

      1. The automobile access package specified by the applied Development Standards District (Part 4B.) allows automobile access through the frontage lot line associated with a parking setback, then a driveway may be permitted in the parking setback, and

      2. The driveway is no wider than the minimum required width. See Div. 4C.2. (Automobile Access).

   2. Motor vehicle use areas dedicated to electric vehicle charging facilities are exempt from this Section (Parking Setback).

6. Relief

   1. A reduction in the required parking setback up to 20 percent may be granted in accordance with Sec. 13B.5.2. (Adjustment).

   2. A reduction in the required parking setback may be granted as a variance in accordance with Sec. 13B.5.3. (Variance).

Frontage planting area is defined as the area in a frontage yard designated and designed for plants.

1. Intent

   The intent of the standards of this Section (Frontage Planting Area) is to support a comfortable, attractive, and contextually appropriate streetscape along the public realm, while promoting infiltration, slowing stormwater runoff, and offsetting urban heat island effect.

2. Applicability

   Frontage planting area standards apply to new construction, a major remodel, or a site modification, on any lot possessing yards abutting a frontage lot line.

3. Standards

   1. Each frontage yard shall provide a cumulative area at least the size of the planting area required by the applied Frontage District (Part 3B.).

   2. All required planting areas shall meet Sec. 4C.6.4.C.2. (Planting Area).

   3. All provided plants shall meet Sec. 4C.6.4. (Plant Design & Installation).

4. Measurement

   1. Frontage planting area is a percentage calculated as the cumulative planting area located in a frontage yard divided by the total frontage yard area.

   2. For frontage yard designation, see Sec. 14.2.16. (Yards).

   3. For a lot affected by a public access easement, see Sec. 14.2.17.B.6. (Frontage Planting Area).

5. Exceptions

   Where there is less than three feet between the building and frontage lot line, planting area standards are not applicable.

6. Relief

   1. Frontage planting area standards may be met through alternative compliance in accordance with Sec. 13B.5.1. (Alternative Compliance).

   2. Up to a 20 percent reduction to the total required planting area may be granted in accordance with Sec. 13B.5.2. (Adjustment).

   3. A reduction in the required planting area may be granted as a variance in accordance with Sec. 13B.5.3. (Variance).

Frontage yard fence & wall is defined as fences, walls, and hedges that are allowed in a frontage yard.

1. Intent

   The intent of the standards of this Section (Frontage Yard Fence & Wall) is to balance the needs for human-scale activation and visual interest along the public realm, and to provide security and privacy for private ground story uses in a manner appropriate to context.

2. Applicability

   Frontage yard fence & wall standards apply to a site modification involving construction or installation of fences, walls, or hedges, in a frontage yard.

3. Standards

   1. General

      1. Allowed frontage yard fence & wall types are hierarchical. Where a frontage yard fence & wall type with a higher number designator (e.g. Type A2) is allowed by the applied Frontage District (Part 3B.), all frontage yard fence & wall types having a lower number designator (e.g. Type A1) are also allowed.

      2. No frontage yard fence & wall type with a greater number designator (e.g. Type A4) than the allowed frontage yard fence & wall type (e.g. Type A3) may be located in the frontage yard.

      3. If a required frontage screen includes a wall or fence, then the required fence or wall shall be located in the frontage yard if the wall or fence complies with the allowed frontage yard fence & wall standards specified by the applied Frontage District (Part 3B.).

      4. All fences and walls including their sub-grade elements, such as footings or foundation, shall be located on-site.

      5. All fences and walls provided shall include the necessary gates or openings to comply with the applicable pedestrian access package standards in Sec. 4C.1.1. (Pedestrian Access Packages).

      6. Pools, ponds, and other bodies of water requiring protective barriers according to Chapter IX. (Building Regulations), Sec. 91.6109. (Swimming Pools and Other Bodies of Water - Protective Devices Required) of this Code, are only allowed in a frontage yard where the required protective barrier can be designed to conform with the frontage yard fence & wall standards specified by the applied Frontage District (Part 3B.).

      7. All fences and walls provided shall comply with Sec. 4C.7.3. (Fence/Wall Design & Installation).

      8. All hedges provided shall comply with Sec. 4C.6.4. (Plant Design & Installation).

      9. Fences and walls provided within the frontage yard shall not include barbed wire or concertina.

   2. Frontage Yard Fence & Wall Types

      A package of standards, specified by the applied Frontage District (Part 3B), that applies to fences, walls, and hedges located in a frontage yard.

      a.Type A1
      Intended for frontage yards where buildings should engage directly with the public realm to provide visual interest and activation, especially where ground story uses are commercial or non-fenced frontage yards are predominant.
      Dimensional Standards		For measurement see Sec. 3C.3.2.D.
      	Hedge height (max)	Prohibited
      	Fence/wall height (max)	Prohibited

      b.Type A2
      Intended for frontage yards where the need for visual interest and activation along the public realm shall be balanced with the need for separation between private ground story uses and the public realm.
      Dimensional Standards		For measurement see Sec. 3C.3.2.D.
      	Hedge height (max)	3.5'
      A	Fence/wall height (max)	3.5'

      c.Type A3
      Intended for frontage yards where the need for visual interest and activation along the public realm shall be balanced with the need for security between private ground story uses and the public realm.
      Dimensional Standards		For measurement see Sec. 3C.3.2.D.
      	Hedge height (max)	3.5'
      	Fence/wall
      A	Height (max)	6'
      B	Opacity below 3.5' in height (max)	100%
      C	Opacity 3.5' and above in height (max)	50%

      d.Type A4
      Intended for frontage yards in areas with high pedestrian and automobile traffic, where visual interest and activation along the public realm is less critical than the need to mitigate impacts from the public realm on private ground story uses.
      Dimensional Standards		For measurement see Sec. 3C.3.2.D.
      	Hedge height (max)	6'
      A	Fence/wall height (max)	6'

      e.Type A5
      Intended for frontage yards in areas with high pedestrian and automobile traffic, where visual interest and activation along the public realm is less critical than the need to mitigate intrusions from the public realm on private ground story uses.
      Dimensional Standards		For measurement see Sec. 3C.3.2.D.
      	Hedge height (max)	8'
      A	Fence/wall height (max)	8'

4. Measurement

   1. Frontage Yard

      For frontage yard designations and their measurement see Sec. 14.2.16. (Yards).

   2. Fence & Wall Height

      1. Where a public sidewalk is located within five feet of a wall or fence, height is measured vertically from the topmost point of the wall or fence to the adjacent public sidewalk.

         

      2. Where no sidewalk exists within five feet of a wall or fence, height is measured vertically from the topmost point of the wall or fence to the finished grade at the base of the wall or fence on the side that faces outward from the lot.

      3. To measure retaining walls see Sec. 4C.9.2. (Retaining Walls).

      4. Fence/wall height maximums listed as "Prohibited" allow no fence or wall within the frontage yard.

   3. Hedge Height

      1. Hedge height is measured according to Sec. 4C.6.4.D.11. (Height at Maturity).

      2. Hedge height maximums listed as "Prohibited" allow no hedge within the frontage yard.

   4. Opacity

      To measure opacity, see Sec. 14.2.13. (Opacity (%)).

   5. Public Access Easement

      For a lot with a public access easement, see Sec. 14.2.17.B.7. (Frontage Yard Fence & Wall).

5. Exceptions

   1. Fences and walls located in a frontage yard may integrate outdoor lighting, entry arbors, and other accessory encroaching elements that exceed the maximum fence/wall height specified by the applicable frontage yard fence & wall type, provided all of the following are met:

      1. The cumulative length of fence or wall that includes encroaching elements is no more than 10 percent of the total fence length located in the frontage yard,

      2. No individual encroaching element may be wider than six feet, measured along the length of the fence or wall,

      3. One encroaching element for each 40 feet of fence length may exceed the maximum fence and wall height by up to 40 inches. All other encroaching elements shall only exceed the maximum fence and wall height up to 18 inches.

   2. Where a required frontage screen or transition screen includes a fence or wall minimum height requirement that exceeds the maximum height allowed in Paragraph 2. (Frontage Yard Fence & Wall Types) of Subsection C. (Standards) above, the maximum fence and wall height allowed shall instead be the fence and wall height specified by the required applicable screening standards.

6. Relief

   1. A deviation up to 15 percent from any allowed frontage yard fence & wall type dimensional standard may be granted in accordance with Sec. 13B.5.2. (Adjustment).

   2. A deviation from any allowed frontage yard fence & wall type standard may be granted as a variance in accordance with Sec. 13B.5.3. (Variance).

Transparent area is defined as the amount of transparent area on a building facade.

1. Intent

   The intent of the standards of this Section (Transparent Area) is to provide visual interest along the public realm by encouraging visual connections between the public realm and the interior of a building.

2. Applicability

   Transparent area standards apply to the following project activities when "transparent area" is required by the applied Frontage District (Part 3B.): new construction, a major remodel, and an exterior modification. When the transparent area standards apply, the standards apply pursuant to Sec. 3A.2.2.B.3. (Frontage Applicable Facades) and Sec. 3A.2.2.B.4. (Frontage Applicable Building Depth).

3. Standards

   1. Each applicable facade shall provide at least the minimum transparency specified by the applied Frontage District (Part 3B.).

   2. Window and door openings meeting the following requirements count toward transparent area:

      1. No walls, shelving, facade screens, or other interior or exterior visual obstructions shall be located within five feet of any ground story transparent area with the exception of visual obstructions allowed in subparagraph d below.

      2. Exterior visual obstructions shall not be located within five feet of any upper story transparent area with the exception of visual obstructions allowed in subparagraph d below.

      3. Visual obstructions may be located five feet or greater from a facade area counting toward transparent area.

         

      4. The following visual obstructions may be located less than five feet from facade area counting toward transparent area:

         1. Windows obscured by interior security gates and window displays may count toward transparent area, provided no more than 25 percent of the transparent area of any individual window is visually obstructed for any individual window counting toward transparent area. For measuring visual obstruction, see Sec. 14.2.13. (Opacity (%)).

            

         2. Windows obscured by fixed exterior facade screens may count toward transparent area, provided no more than 25 percent of the total transparent area is visually obstructed for any individual window opening counting toward transparent area. Percentage of visual obstruction is measured as opacity.

         3. Transparent area covered by window signs may count toward transparent area provided the window signs are permitted by the applied Development Standards District (Part 4B.).

         4. Areas of transparency may be made temporarily opaque by operable window treatments, such as curtains or blinds.

      5. Distance from transparent area is measured perpendicular to the exterior face of the transparent area.

      6. To be considered transparent, window and door glazing shall meet the following requirements:

         Transparent Area Standards
         	Visible Light Transmittance	External Reflectance
         Ground story	More than 60%	Less than 20%
         Upper stories	More than 30%	Less than 40%

      7. Muntins, mullions, window sashes, window frames, and door frames, no more than three inches wide may be considered transparent area when contained within a window opening or door opening occupied by a window or glazed door assembly where all included glazing meets the transparent area requirements above.

         

4. Measurement

   1. Ground Story

      1. Ground story transparency is a percentage, calculated as the sum of all ground story facade area meeting the standards for transparent area divided by the total ground story facade area.

      2. In calculating ground story transparency, ground story facade area is measured in the following ways:

         1. Ground story facade area is measured as the above-grade facade area between zero and 12 feet above the top of the finished floor of the ground story.

            

         2. If the ground story height is less than 12 feet, the ground story facade area is measured as the total above-grade portion of a facade between the top of the finished floor of the ground story and the top of the finished floor above. When there is no story above, ground story height is measured to the top of the uppermost surface of the ceiling structure above.

         3. No portion of a ground story located below finished grade is included in ground story facade area.

            

   2. Upper Stories

      1. The facade area along each upper story shall meet the required transparency standard. .

      2. Upper story transparency is a percentage, calculated as the sum of all upper story facade area meeting the standards for transparent area divided by the total upper story facade area for each story.

      3. In calculating upper story transparency, the upper story facade area is measured as the portion of a facade area between the top of the finished floor for that story to the top of the finished floor above, regardless of story height. When there is no story above, it is measured to the top of the uppermost surface of the ceiling structure above.

         

5. Exceptions

   Transparent area standards do not apply to portions of building facades that enclose a parking structure except where parking structures are required to be wrapped by the applied Development Standards District (Part 4B.).

6. Relief

   1. Up to a 10 percent reduction from the total required transparent area may be granted in accordance with Sec. 13B.5.2. (Adjustment).

   2. A deviation from required transparent area standards may be granted as a variance in accordance with Sec. 13B.5.3. (Variance).