(1) Description and Purpose. The purpose of these regulations is to:
(a) Improve the appearance and function of large employment developments, while maintaining compatibility with adjacent property.
(b) Create an attractive streetscape with a strong building presence on existing and future streets.
(c) Support all modes of transportation and improve pedestrian safety, comfort, and convenience.
(d) Promote human-scale site and building design with attention paid to visual detail.
(2) Application of Standards. In addition to the standards of EC 9.2460, the standards in this section apply to any new building in the E-1 and E-2 zones with 25,000 square feet or more of floor area and the portion of the development site specifically affected by the new building.
(3) Exemption. That portion of a building that contains warehouse and manufacturing space is exempt from subsection (7), below.
(4) Building Entrances.
(a) All building sides that face an adjacent street shall feature at least one customer entrance. (For examples, see Figure 9.2173(3))
(b) Where a building faces more than two adjacent streets, excluding those with limited access, this requirement shall apply only to two sides of the building.
(c) Corner entrances, placed at an angle of up to 45 degrees from the primary street, as measured from the street lot line, may be substituted for separate entrances required under subsection (b), above. (For examples, see Figure 9.2173(3))
(5) Off-Street Parking.
(a) In the E-1 Campus Employment zone, a drive aisle and single row of parking may be located between the front façade and the primary adjacent street. Vehicle use area is subject to front setbacks.
(6) On-Site Pedestrian Circulation. In addition to the standards set forth in EC 9.6730 Pedestrian Circulation On-Site, the following standards shall apply to large facilities:
(a) A continuous internal pedestrian walkway, no less than 5 feet in width, shall be provided from the public sidewalks or right-of-way to all customer entrances of all buildings on the development site, and to all public sidewalks and paths abutting the development site.
(b) Sidewalks, no less than 5 feet in width, shall be provided along the full length of building walls and shall be located at least 6 feet from the wall of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade.
(c) All on-site pedestrian walkways located in vehicle use areas shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways.
(7) Exterior Wall Articulation, Facades, and Ground Floor Windows.
(a) Exterior building walls shall not continue along an uninterrupted plane for more than 100 feet. An uninterrupted plane is a wall that has no variation in exterior surface along its length. Except for building walls facing an alley, ground floor facades 100 feet or greater in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least 3 percent of the length of the facade and extending at least 20 percent of the length of the facade. (For examples, see Figure 9.2173(10)(a).)
(b) Except for building walls facing an alley, ground floor walls shall contain windows at the ground level. Solid walls are prohibited along street frontages. This standard does not apply to parking structures or the portion of a wall on which a loading dock is located.
1. General Standard. The windows in any walls that require windows shall occupy at least 50 percent of the length and 25 percent of the ground floor wall area. The portion of window area meeting this standard is that located between 4- and 9-feet above finished grade. (For examples, see Figure 9.2173(10)(c).)
2. Corner Lots. On corner lots, the general ground floor window standard stated in subsection (b)1. must be met on one street frontage only. On the other street(s), the windows shall occupy at least 25% of the length and 12.5% of the ground floor wall area. The applicant may choose on which street to apply the general standard.
(8) Interior Yard Setbacks from Residential Zoning. Interior yard setbacks shall be a minimum of 30 feet from abutting residentially zoned lots.