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(1) The following standards primarily regulate the relationship between building frontages and the street within specific sub-districts of the S-WS zone. This section includes standards related to building siting and façade, buildable area, and landscaping.

(2) The applicable frontage district standards shall be determined based on Map 9.3955 S-WS Walnut Station Special Area Plan Zone and Frontage District Plan. For corner lots, the standards in the following sections shall apply only to the front property line(s) as established in section 9.3970(2)(b) exception that the frontage district standards and the window coverage standards apply along the front property line and all other street-facing property lines.

(3) Visible Transmittance. For the purposes of this chapter, Visible Transmittance (VT) is an optical property measuring the fraction of visible light striking the glazing that is passed through, and is expressed as a ratio between 0 and 1. The higher the VT, the greater the light transmitted. It can be applied to both the glazing alone, and to the window as a whole including its frame and mullions. Information about visible transmittance typically is or can be provided by window manufacturers.

Figure Figure 9.3955. S-WS Walnut Station Special Area Zone

Frontage District Plan

(1) Franklin Corridor Frontage District (S-W S/FC).

(a) Siting and Street Façade.

1. Buildings shall be provided along a minimum of 50 percent of the street facing property line no further than 10 feet from the front property line.

2. The 10-foot maximum setback can be exceeded if land between the building and front property line is landscaped or paved and includes enhanced pedestrian amenities as defined in Section EC 9.2175(6)(a) which are accessible to the public

3. Buildings must be a minimum of 40 feet deep in order to accommodate retail uses.

4. Buildings fronting on Franklin Boulevard shall provide a main entrance on that street. Buildings fronting on other streets shall provide at least one main entrance on a street.

5. Vehicular parking and circulation is not permitted between the building and the portion of the front property line used to meet subsection (1-4) above.

6. Except for walls facing an alley, building facades 100 feet or greater in length shall incorporate wall plane projections/recessions having a combined depth of at least 3 percent of the length of the façade extending at least 20 percent of the length of the façade.

(b) Window Coverage.

1. Windows are required along all street facing ground floor walls at a minimum of 60% of the horizontal length and 25% of the area of applicable ground floor walls.

2. Windows are required along all alley facing ground floor walls at a minimum of 30% of the length and a minimum of 25% of the area of applicable ground floor walls.

3. Windows shall cover a minimum of 25% of the wall area for all floors above the ground floor, including alley-facing facades.

4. A blank length of wall more than 20 linear feet is prohibited along any street or alley façade, unless required for elevator shafts or utility facilities.

5. Structured parking is exempt from the window requirements, but shall provide openings at the percentages specified herein.

6. All windows shall have a minimum Visible Transmittance (VT) of 0.6 or higher.

c. Landscape Specifications.

1. There is no minimum landscape requirement, except as specified in EC 9.3970(7).

2. All surface parking areas shall have a landscaped bed around the perimeter measuring five feet in width and landscaped to a minimum of the L-2 standard.

3. The width of the landscaped bed may be reduced to three feet when a solid wall measuring at least 30 inches in height is provided. The three foot bed shall be landscaped to the L-1 standard.

(2) Urban General Frontage District (S-WS/UG).

(a) Siting and Street Façade.

1. Buildings shall be provided along a minimum of 65 percent of the street facing property line no further than 20 feet from the front property line. 50 percent of the street facing ground floor building façade shall be built to within 10 feet of the front property line.

2. The 20 foot maximum can be exceeded if land between building and front property line is landscaped or paved and includes pedestrian amenities as defined in Section EC 9.2175(6)(a) which are accessible to the public.

3. Buildings shall provide a main entrance on the street which they front.

4. Vehicular parking and circulation is not permitted between the building and the portion of the front property line used to meet subsection (1-3) above.

5. Except for walls facing an alley, building facades 100 feet or greater in length shall incorporate wall plane projections/recessions having a depth of at least 3 percent of the length of the façade extending at least 20 percent of the façade.

(b) Window Coverage.

1. Windows are required along a minimum of 25 percent of the area of all ground floor and upper floor walls facing a street.

2. A blank length of wall more than 20 linear feet is prohibited along any façade. Windows, arcades, colonnades or balconies can be used to address this standard.

3. All windows shall have a minimum Visible Transmittance (VT) of 0.6 or higher.

4. Structured parking is exempt from the window requirements, but shall provide openings at the percentages specified herein.

(c) Landscape Specifications.

1. Ten percent (10%) of the total area of all development sites shall be landscaped.

2. All surface parking areas shall have a landscaped bed around the perimeter measuring seven feet in width and landscaped to a minimum of the L-2 standard. The width of the landscaped bed may be reduced to five feet when a solid wall measuring at least 30 inches in height is provided.

(3) Transition Edge 15th Avenue Frontage District (TE-15th including Orchard).

(a) Siting and Street Façade.

1. Buildings shall be provided along a minimum of 75 percent of the street facing property line no further than 20 feet from the property line.

2. Buildings shall have a 10-foot minimum front setback.

3. The 20 foot maximum setback can be exceeded if land between building and front property line is landscaped or paved and includes pedestrian amenities as defined in Section EC 9.2175(6)(a) which are accessible to the public.

4. Buildings shall provide a main entrance on the street which they front.

5. Vehicular parking and circulation is not permitted between the building and the portion of the front property line used to meet subsection (1-3) above.

6. Except for walls facing an alley, building facades 100 feet or greater in length shall incorporate wall plane projections/recessions having a depth of at least 3 percent of the length of the façade extending at least 20 percent of the façade.

(b) Window Coverage.

1. Windows are required along a minimum of 25 percent of the area of all street facing ground floor and upper floor walls. A blank length of wall more than 20 linear feet is prohibited along any façade. Windows, arcades, colonnades or balconies can be used to address this standard.

2. Structured parking is exempt from the window requirements, but shall provide openings at the percentages specified herein.

3. All windows shall have a minimum Visible Transmittance (VT) of 0.6 or higher.

(c) Landscape Specifications.

1. 15 percent (15%) of the total area of all development sites shall be landscaped.

2. All surface parking areas shall have a landscaped bed around the perimeter measuring ten feet in width and landscaped to a minimum of the L-2 standard.

(Section 9.3975 added by Ordinance No. 20460, enacted July 12, 2010, effective August 14, 2010.)