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In the TC Overlay District, the following additional development standards apply:

A. Setbacks and Build-to Lines.

1. At least 50 percent of the length of the ground-floor street-facing facade of the building must be at or within 10 feet of the required setback of the base zoning district. When a building fronts onto more than one public street, these standards shall be met for each street.

2. Where the minimum front yard setback is zero feet for the base zoning district and the street front right-of-way line is eight feet or less from the back of curb, buildings must be set back on the ground floor to allow a dedicated 14-foot back-of-curb right-of-way or pedestrian easement to accommodate pedestrian activity on the street front of the building.

3. Features, such as overhangs, porticos, balconies, arcades, and similar architectural features placed on the front (street-facing) side of the building are allowed within the setback, provided they do not exceed the limits on projections into setbacks established in Chapter 18.80 MCC.

B. Building Entrances.

1. New commercial, government, and mixed use buildings shall provide a primary building entrance that either faces an adjacent street or is placed at an angle of up to 45 degrees from an adjacent street, measured from the street property line.

2. When located at the intersection of two public streets, the building shall provide one of the following:

a. Provide two primary entrances, one facing each street;

b. Orient one primary entrance to both streets by placing the entrance on the street corner; or

c. Place one entrance so that it is no more than 20 feet from either street side property line.

3. When a building or development consists of more than 600 linear feet of street frontage, pedestrian access into the site shall be provided by means of an opening in the building frontage, such as a courtyard, breezeway, or other means of access.

C. Ground Floor Windows.

1. Ground floor windows shall be provided in at least 50 percent of the building’s length and 25 percent of the ground level wall area of all building facades that face a street or plaza. Ground floor requirements shall apply to the area of the facade between three and eight feet above the adjacent finish grade or public sidewalk, whichever is greater.

2. Required window areas must be either windows that allow views into working areas, lobbies, pedestrian entrances, or display windows set into the wall. Display cases attached to the outside of the wall do not qualify. The bottom of the windows must be more than three feet above the adjacent finish grade or public sidewalk. Transparent areas shall allow views into the structure or into display windows from the outside. Only clear or lightly tinted glass with up to 50 percent transparence for windows, doors, and display windows shall be considered transparent. Opaque, etched, frosted, or mirrored glass is not transparent.

D. Automobile Use Garage Openings. Openings for automobile uses, such as garage door bays used to access vehicles into and out of a building for repair, must be located on facades that do not face the street.

E. Parking Location. Parking shall be provided on the side or behind buildings, except for drop-off and pick-up areas, which may be located at a building entry.

F. Loading and Service Area Location. Loading, service, and refuse areas shall be located in the rear half of the lot and screened from view from the front of the lot with walls, trellises, plantings, berms, or by integration into the design of the building.

G. Landscape and Public Monument Standards. Applicable landscaping requirements set forth in Chapter 18.90 MCC, Landscaping, shall be increased by one and one-half times, and include at least 25 percent of the number of ornamental and overstory trees exceeding minimum size requirements in the front yard.

1. Plant materials within five feet of sidewalks shall not include any plants with thorns, spines, or sharp materials.

2. At gateways, city monument signs shall be installed as approved by the zoning administrator.

H. Dedication of Necessary Easements. The zoning administrator may require dedication of necessary easements to accommodate enhanced landscaping and utilities. [Ord. 14-12 § 1; Ord. 19-04 § 2; Ord. 14-12 § 1; Res. 14-36 § 301.05.]