(1) Description and Purpose. The intent of these regulations is to assure that the design and layout of large multi-tenant commercial facilities (e.g. shopping centers) facilitates pedestrian safety, comfort, and convenience.
(2) Application of Standards.
(a) In addition to the standards in EC 9.2170 Commercial Zone Development Standards – General, and the standards in EC 9.2173 Commercial Zone Development Standards – Large Commercial Facilities the standards in this section apply to all development projects proposing at least 50,000 square feet of floor area within 3 or more new buildings on a development site, and the portion of the development site specifically affected by the new buildings.
(b) Notwithstanding subsection (2)(a) above, the standards in this section do not apply to development projects within the Downtown Plan Area as shown on Map 9.2161(6) Downtown Plan Map.
(3) On-Site Vehicle Circulation. Site plans for large multi-tenant commercial facilities shall clearly indicate the types of circulation facilities to be built on site. (See Figure 9.2175(5) Large Multi-Tenant Commercial Facilities.) Types to be identified include the following:
(a) Internal Accessways. Accessways are used to provide separation and circulation between individual parking areas on the site. See EC 9.2173(4)(b). Accessways used to provide separation between parking areas shall have at least one travel lane, curbs, and sidewalks (minimum 8’ in width) on both sides of the accessway.
(b) Private Drive. Private drives are used to provide general circulation around the site and must include the following elements: two travel lanes, sidewalks (minimum 8’ in width) on both side of the streets; street trees with an average spacing of 50’; pedestrian-scale lighting and on-street parking (except in required fire lanes).
(c) Shopping Streets. Shopping streets are part of the general circulation system, are designed to provide a comfortable and pleasant shopping environment for the pedestrian, and may be either public or private streets. Shopping streets must include the following elements: two travel lanes, sidewalks (minimum 12’ in width) on both sides of the street; street trees planted within planting strip and with an average spacing of 50’, pedestrian-scale lighting; curb extensions at intersections and on-street parking. (See Figure 9.2175(3)(c) Shopping Street Standards.)
(4) Shopping Street Site Layout.
(a) To insure that large multi-tenant centers include pedestrian-oriented areas, the site plan must include a shopping street designed to accommodate and stimulate pedestrian activity.
(b) Shopping streets blocks shall not exceed 400’ in length.
(c) Buildings shall occupy at least 80% of the frontage on both sides of the shopping street. (See Figure 9.2175(5) Large Multi-Tenant Commercial Facilities.)
(5) Building Orientation.
(a) All buildings on the site must be oriented to either a public street, a private drive, or a shopping street. The building orientation standard is met when the building is placed within the maximum setback established for the zone. The maximum setback may be exceeded if the area between the building and the street or private drive is landscaped or is an enhanced pedestrian space. (See Figure 9.2175(3)(c) Shopping Street Standards.)
(b) Private drives used to meet building orientation standards must incorporate street design elements described in EC 9.2175(3)(b). When private drives are used, the setback is measured from the back of the sidewalk.
(c) On all buildings that meet the building orientation standard, building entries must be in compliance with EC 9.2173(3)(b). (See Figure 9.2175(5) Large Multi-Tenant Commercial Facilities.)
(6) Pedestrian Amenities and Community Spaces.
(a) Each development site subject to these standards shall contribute to the establishment or enhancement of community and public spaces by providing a space where at least two of the following: patio-seating area, pedestrian plaza with benches, covered playground area, kiosk area, water feature, clock tower or other similar focal feature or amenity. Any such area shall have direct access to the public sidewalk network and be placed in a visible location that is convenient for use as a public gathering area.
(b) The review authority may find compliance with this standard if the proposed pedestrian amenities and community spaces are incorporated as part of the shopping street. Examples include wider sidewalks, special paving, ornamental lighting, planters, public benches and seating walls, and public art. (See Figure 9.2175(5) Large Multi-Tenant Commercial Facilities.)
(7) Adjustments. Adjustments to the standards in this section may be made, based on criteria at EC 9.8030(7) Large Multi-tenant Commercial Facilities Standards Adjustment.