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A. Applicability. The regulations of this section shall apply to the development of any principal and/or accessory use within any area in the fountain district urban village except as follows: Development in residential transition areas shall comply with Chapter 20.28 BMC, Infill Housing, or Chapter 20.30 BMC, Residential Single Development, and with Table 20.37.230.

Table 20.37.230 Development Standards

Development Standards

Area

Commercial Core

Commercial Transition

Residential Transition

Chapter 20.28 BMC, Infill Housing

Chapter 20.30 BMC, Residential Single Development

Minimum Lot Size

None

None

(1)

5,000 SF

Maximum Density

None

None

2,500 SF per unit

5,000 SF per unit

Setbacks from Property Lines

None (3)

None (1), (2), (3)

(1)

(2)

Maximum Height

45 feet (4), (5)

35 feet (4)

(1)

(2)

Maximum Floor Area Ratio (FAR)

2.5 FAR

CT 1: 1.5 FAR

CT 2: 0.6 FAR

(1)

N/A

Notes:

1Subject to Chapter 20.28 BMC, Infill Housing, for corresponding development.

2Subject to Chapter 20.30 BMC, Residential Single Development, for corresponding development.

3See subsection (B)(2) of this section for setback and height adjacent to residential zones and areas.

4Height is measured per height definition No. 1 as per BMC 20.08.020.

5See Figure 20.37.210 for commercial core “opportunity site.” Maximum height shall be 55 feet.

B. Design Standards. Design review applies as outlined in Chapter 20.25 BMC and this subsection. The following design standards are intended to carry out the goals and policies of the fountain district subarea plan, and shall be used in addition to the urban village design guidelines, standards, decision criteria, and departure provisions in BMC 20.25.020(C)(3). Should the provisions of this section conflict with any other provision in BMC 20.25.020(C)(3), the provisions of this section shall apply.

1. Commercial Street Frontage.

a. Intent. Street front uses, along Meridian Street as described in subsection (B)(1)(b) of this section, are compatible with intensive commercial activity and provide opportunities for visual or interactive links between businesses and pedestrians.

b. Standard. Along Meridian Street between Broadway Avenue and W. Illinois Street, ground floor commercial space (including retail, service, office, government, or similar nonresidential uses) shall be provided along the full building street front for a depth of at least 20 feet measured from the front face of the building. Lobbies for residential uses and hotels and parking garage entries shall qualify as ground floor commercial; however, hotel/motel guest rooms, dwelling units and structured parking shall not qualify.

2. Massing and Articulation.

a. Intent. Provide appropriate transitions between commercial and residential areas. The scale of those portions of a building facing an existing developed neighborhood should conform to the scale established in the neighborhood or the scale identified for the district.

b. Standards. Minimum setbacks and maximum height limits within 25 feet of a property line abutting or across an alley from a residential single zone or a residential transition area shall be as shown in Figure 20.37.230(A) or (B).

Figure 20.37.230(A)

OR

Figure 20.37.230(B)

3. Parking.

a. Intent. Encourage compatible design by preventing garages from being built on the front of residential homes.

b. Standard. For new residential construction when an alley exists, parking shall be accessed via the alley except when the director determines that alley access is impractical or environmentally constrained.

4. Additions and Modifications to Existing Single-Family Building Forms.

a. Applicability. The following provisions apply to additions and modifications to existing structures originally built for single-family residential use. The specific design standards in BMC 20.25.070(B) do not apply.

b. Site Design.

i. Intent. Encourage architecturally compatible additions and modifications to existing buildings in both the commercial core and commercial transition areas.

ii. Guideline. Repealed by Ord. 2023-01-001.

iii. Repealed by Ord. 2023-01-001.

iv. Repealed by Ord. 2023-01-001.

v. Standard. Parking shall be located to the rear or side of the building and shall not be located at intersections.

c. Building Design.

i. Location of Additions.

(A) Intent. Minimize the impacts of additions and modifications to existing buildings.

(B) Guideline. If two existing buildings are to be joined by a mutual addition, when possible, the distinction between the two original buildings should be retained.

(C) Standard. Additions to the front of the building are prohibited in the commercial transition area if the existing building is residential in form. Additions should be located to the side or rear of the property following the principles in Figure 20.37.230(C).

Figure 20.37.230(C)

Four examples showing appropriate methods of locating an addition on a building to the side and rear. (New addition shown shaded.) Each example builds off of the original building in such a way that it is offset from the existing facades slightly, which helps integrate it with the scale and character of the original building.

5. Additions and Modifications to Existing Development on the Opportunity Site.

a. Applicability. The following applies to the existing development located on the fountain district opportunity site.

b. Additions and other exterior modifications to the existing building shall not be subject to the design standards of this chapter, provided a grocery store/supermarket use is retained; and provided further, that any such addition(s) or exterior modification(s) meets the following:

i. The design character of the existing building and the landscape character of the site are maintained.

ii. Any proposed addition(s) does not increase the building footprint by more than 25 percent nor exceed the height of the existing structure.

iii. The addition(s) maintains a 10-foot setback from exterior property lines.

iv. The visual impact of any blank-wall additions at the building setback line shall be reduced using similar architectural and landscaping methods as those used along the rear of the existing building.

c. Additions or modifications that do not meet the criteria in subsection (B)(5)(b) of this section shall be subject to review and approval of the director under the applicable provisions of BMC 20.14.010. [Ord. 2023-01-001 § 3 (Att. 3); Ord. 2020-02-004 § 3; Ord. 2015-01-001 § 2; Ord. 2013-05-033; Ord. 2010-10-057].