(A)   The primary purpose of the Bridge Street District (BSD) zoning districts is to implement the Bridge Street District Area Plan for development and redevelopment of the Bridge Street District consistent with the directions articulated in the Community Plan (Bridge Street District Area Plan). This is with the full recognition that the Plan may be revised and acknowledging that the illustrations in the Plan are conceptual and not regulatory. The community plan identifies the Bridge Street District as the centerpiece of the city with a focus on historic and cultural acknowledgment, preservation and creation of outstanding open spaces, and the presence of mixed use districts. These features allow for a wider range of choices for housing and employment, create interesting places and walkable districts, and enable buildings of lasting, memorable and high quality architectural character that maintain Dublin's commitment to exemplary planning and design.

   (B)   The Bridge Street District zoning districts are intended to bring to life the five Bridge Street District Vision Principles by enhancing economic vitality; integrating the new center into community life; embracing Dublin's natural setting and celebrating a commitment to environmental sustainability; expanding the range of choices available to Dublin and the region; and creating places that embody Dublin's commitment to community.

      (1)   More specifically, the purpose of the Bridge Street District zoning districts is to promote development that creates an emerging center for urban lifestyles within a walkable, mixed-use urban environment that will enhance central Dublin's image as an exceptional location for high quality business investment.

      (2)   These districts are further intended to create places that embody Dublin's commitment to community through the preservation of those areas having architectural landmarks and traditional design, creating complete neighborhoods, and providing designs that honor human scale in their details. In addition, the Bridge Street District will continue to serve as a center of community for current and future Dublin residents.

      (3)   The BSD zoning districts also provide a simplified, but thorough, development review process that provides a high degree of predictability and consistency. The process also sustains Dublin's reputation for high quality development while allowing BSD property owners to compete efficiently and effectively in the marketplace.

      (4)   Because the Bridge Street District Area Plan is a transformative redevelopment concept designed for long-term implementation, a secondary purpose of the Bridge Street District zoning districts is to allow property owners the flexibility to take advantage of new and innovative business opportunities that are consistent with the Plan.

         (a)   Quality architecture and urban design emphasizing beauty and human comfort and creating a sense of place;

         (b)   Pedestrian-friendly design that places a high priority on walking, bicycling and use of public transit;

         (c)   Creation of interesting and convenient destinations within walking distance for visitors as well as ordinary activities of daily living; and

         (d)   Respect for the natural environment.

         (a)   Streets and blocks arranged to allow for comfortable walking distances, to disperse traffic and to reduce the length of automobile trips;

         (b)   A connection to and enhancement of the existing street network;

         (c)   A recognition of the role of buildings and landscaping that contributes to the physical definition of streets as civic places;

         (d)   On-street public parking wherever possible;

         (e)   Shared parking and other strategies to reduce the size of surface parking lots and enable efficient and creative site design; and

(Ord. 07-12, passed 3-26-12; Am. Ord. 91-13, passed 11-18-13; Am. Ord. 114-14, passed 12-8-14; Am. Ord. 78-17, passed 11-20-17)

      (2)   BSD Office Residential. The intent of this district is to accommodate a mix of office and multiple-family residential development at higher densities and in larger buildings. This district offers great flexibility to take advantage of visibility and access for office uses, with opportunities to create residential neighborhoods to support the adjacent BSD zoning districts. Uses include a mix of residential, personal service, and commercial uses, as listed in Table 153.059-A .

         (a)   This district applies to the majority of the commercial areas at the east end of the District. The standards of the BSD Sawmill Center Neighborhood create an active, walkable destination through integration of a strong mix of uses. Development within this district relies on the provision of physical and visual connections through improved access and enhanced visibility from Sawmill Road, and links to adjacent neighborhoods and open spaces.

         (b)   This district accommodates a wide variety of building types and permitted uses, as listed in Table 153.059-A . Redevelopment of the BSD Sawmill Center area creates a walkable, mixed use core as the east anchor of the District. The district is subject to the specific neighborhood standards defined in § 153.063(C), establishing open space patterns, location requirements for building types, and permitting pedestrian-oriented, mixed use shopping areas.

         (a)   This district applies to the larger parcels north and west of the Indian Run and south of I-270, including adjacent properties fronting the north side of Bridge Street. The BSD Indian Run Neighborhood district is intended to develop as a new walkable, mixed use district that takes advantage of excellent highway visibility, an improved road network, and proximity to Historic Dublin and the natural areas flanking the Indian Run. Development within the district relies on a comprehensive road network providing connections within the Indian Run district and to the rest of the District, as well as sensitivity of development at its edges given its proximity to Historic Dublin and the Indian Run.

         (b)   This district accommodates a wide variety of building types and permitted uses, as listed in Table 153.059-A . Redevelopment of the area creates a walkable, mixed use core as the west anchor of the District. The district is subject to specific neighborhood standards defined in § 153.063(E). These regulations are intended to establish natural and man-made open space patterns; build pedestrian,bicycle, and vehicular networks; provide location requirements for building types; and foster a pedestrian-oriented, neighborhood scale mixed use shopping area.

         (a)   The standards of the BSD Scioto River Neighborhood are intended to create an active, walkable destination through integration of a vibrant mix of uses. Development in this district is oriented toward the Scioto River and the public spaces along the riverfront, and includes important vehicular and bicycle links to adjacent neighborhoods and open spaces.

         (b)   This district accommodates a wide variety of building types and permitted uses, as listed in Table 153.059-A . Development of the BSD Scioto River Neighborhood area establishes a walkable, mixed-use core as the center of the Bridge Street District. The district is subject to the specific neighborhood standards defined in § 153.063(F), establishing open space patterns, location requirements for building types, and permitting pedestrian-oriented, mixed-use shopping areas.

(Ord. 07-12, passed 3-26-12; Am. Ord. 91-13, passed 11-18-13; Am. Ord. 76-14, passed 8-25-14; Am. Ord. 114-14, passed 12-8-14; Am. Ord. 78-17, passed 11-20-17; Am. Ord. 03-21, passed 2-22-21)

      (1)   The intent of § 153.059 is to establish uses for land and buildings desired in each BSD zoning district based on the vision for each area described in the Dublin Community Plan (Bridge Street District Area Plan) and the Bridge Street District's five Vision Principles. This is achieved through the variety of permitted, conditional, accessory and temporary uses allowed in each zoning district. In some cases, special siting and size limitations to establish the development character articulated in the Dublin Community Plan apply.

      (2)   This section ensures vibrant, mixed-use, pedestrian-oriented development by emphasizing certain uses in each zoning district and positioning the Neighborhood Districts to thrive as critical activity nodes by concentrating commercial activity in these special character areas. Refer to § 153.063, Neighborhood Standards, for the neighborhood district requirements.

      (3)   The titles of each zoning district describe the predominant land use character and/or special geographic locations rather than a single type of use. Zoning district titles shall not be construed as requiring a particular use and shall not preclude other uses from being established in each district, as permitted in this section. Refer to § 153.058, BSD Districts Scope and Intent, for the intent of each zoning district.

      (1)   Permitted and conditional uses available in each BSD zoning district are shown in Table 153.059-A. Permitted and conditional uses may be restricted by location, size, period of operation, or other use-specific standards as designated in Table 153.059-A.

         (a)   Listed uses are defined in § 153.002(A).

         (b)   A "P" in a cell indicates a use that is permitted by right in that BSD zoning district, subject to compliance with any use specific standards referenced in the use table and the applicable provisions of this chapter.

         (c)   A "C" in a cell indicates a use that is allowed in that BSD zoning district only upon approval of a conditional use as described in § 153.236 and compliance with any use specific standards referenced in the use table and the applicable provisions of this chapter.

         (d)   An "S" in a cell indicates a use that is allowed in that BSD zoning district only if limited in size, subject to compliance with any use specific standards referenced in the use table and the applicable provisions of this chapter.

         (e)   A "T" in a cell indicates a use that is allowed in that BSD zoning district for a limited period of time pursuant to a permit from the city, subject to compliance with any use specific standards referenced in the use table and the applicable provisions of this chapter.

         (f)   A blank cell indicates that the use is prohibited in that district.

         (a)   Additional standards may apply to either permitted or conditional uses in a BSD zoning district. These additional standards are cross-referenced in the last column of Table 153.059-A as use specific standards and detailed in § 153.059(C).

         (b)   In some cases, additional restrictions on uses apply to specific building types in § 153.062(O) and to the Bridge Street District neighborhood districts in § 153.063.

         (a)   When a proposed land use is not explicitly listed in Table 153.059-A, the Director shall determine whether it is reasonably included in the definition of a listed use, or that the proposed use meets the following criteria to the extent that it should be treated as a permitted or conditional use in the district.

            1.   The use is not specifically listed in any other BSD zoning district.

            2.   The use is generally consistent with the intent of the BSD zoning district and this chapter.

            3.   The use will not materially impair the present or potential use of other properties within the same district or bordering districts.

            4.   The use has no greater potential impact on surrounding properties than those listed in the district in terms of aesthetics, traffic generated, noise, potential nuisances and other impacts related to health, safety and welfare.

            5.   The use will not adversely affect the relevant elements of the Community Plan, including the Bridge Street District Area Plan.

         (b)   The Director's written determination shall be provided to the applicant and may be appealed to the Board of Zoning Appeals.

         (a)   All uses that were permitted or conditional uses under the zoning of a property immediately prior to its rezoning into a BSD zoning district shall continue to be allowed as permitted or conditional uses on the property. Expansions of uses within existing structures as permitted by § 153.062(B)(2) shall be permitted on the property provided that at least one of the permitted or conditional uses under the prior zoning has been operated continuously in an existing structure and/or associated use areas on the property within the 12 months prior to the rezoning of the property into the BSD zoning district.

         (b)   Once a use that complies with the BSD zoning district is established on a lot or parcel and all existing uses have been abandoned or voluntarily discontinued, no non-BSD use of the prior zoning district may be re-established.

            1.   For parcels with a single existing structure configured as a multi-tenant building, once the entire multi-tenant building is abandoned, demolished and/or all tenant spaces have established uses under the applicable BSD zoning district, no non-BSD use permitted in the prior zoning district may be re-established on the parcel.

            2.   For parcels with multiple existing structures, only after all buildings have been abandoned, demolished and/or all buildings have established uses under the applicable BSD zoning district, no non-BSD use permitted in the prior zoning district may be re-established on the parcel.

            1.   If an existing use is abandoned for any reason for a period of more than 12 months, only those uses allowed in the Bridge Street zoning district in which the property is located may be established. With regard to a multi-tenant building, the term "existing use" shall mean all of the existing uses in that building.

            2.   An existing use shall be determined by the Director to be abandoned if one or more of the following conditions exist:

               a.   Utilities, such as water, gas or electricity to the property, have been disconnected;

               b.   The property, buildings, or grounds have fallen into disrepair;

               c.   Signs or other indications of the presence of the use have been removed;

               d.   Equipment or fixtures necessary for the operation of the use have been removed; or

               e.   Other actions which, in the opinion of the Director, constitute an intention on the part of the property owner or lessee to abandon the use.

            3.   Once a use has been determined to be abandoned, any subsequent use shall comply with the provisions of § 153.059(B). Any new construction, including buildings, site features, parking areas, and other associated construction shall comply with the applicable provisions of §§ 153.057 through 153.066.

            1.   The expansion does not have a substantial detrimental effect on, or materially impair the use and enjoyment of, adjacent uses or lots, and does not limit the ability for adjacent lots to develop in accordance with this chapter;

            2.   The buildings and area encompassing the expansion of the existing use complies with all parking, sign, or other regulations applicable to the area affected by the proposed enlargement, increase or extension of use area as required by the applicable provisions of §§ 153.057 through 153.066; and

            3.   The buildings and area encompassing the expansion of the existing use complies with any reasonable conditions imposed by the ART that are necessary to ensure that the proposed enlargement, increase, or extension of use area will not prove detrimental to adjacent properties or the surrounding community.

         (e)   Any existing use may be extended throughout any existing building or parts of a building which were manifestly arranged or designed for that use at the time of adoption of this amendment, but the existing use shall not be extended to occupy any land outside the existing building except as permitted by division (B)(5)(d) of this section and as approved by the required reviewing body.

         (f)   Existing structures. Refer to § 153.062(B)(2) for requirements related to existing structures.

         (g)   Refer to § 153.065(A)(2) for requirements related to nonconforming sites.

         (a)   Accessory uses are permitted only in connection with a permitted or approved conditional use on the same property, and must be clearly subordinate and incidental to that use.

         (b)   Temporary uses are governed by time limits as provided by this Code.

         (c)   Any principal use listed in a zoning district in Table 153.059-A shall be permitted as an accessory use in the same zoning district.

 

            1.   Applications for development shall not contain more than 35 detached single-family dwelling units.

            2.   Development applications containing detached single-family dwelling units shall not be accepted if any of the property lines of the proposed units would be located within 400 feet of any single-family detached dwelling constructed or approved within the BSD Residential district after the effective date of this amendment.

            3.   No single-family detached dwelling unit may be constructed within 500 feet of the I-270 right-of-way as measured from the nearest property line.

            4.   Single-family detached dwellings shall have no more than one principal building and its permitted accessory structures located on each lot.

            1.   If single-family attached residential units are located across the street from existing single-family detached dwellings, no more than eight attached units may be permitted in a building.

            2.   Ground floor residential uses are not permitted on Bridge Street in the BSD Historic Transition Neighborhood district.

            1.   No more than two non-resident employees are permitted in addition to the resident(s) of the dwelling.

            2.   The non-residential use must be operated by a resident of the live-work dwelling unit.

            3.   Signs are permitted in accordance with § 153.065(H).

            1.   Incidental sales of items grown on the premises are permitted. Areas used for sales shall be located at least ten feet from the edge of the pavement of any street. Parking shall be located off-street or in permitted on-street locations. One, 24-square-foot sign shall be permitted, located at least ten feet from the edge of the street and not within the public street right-of-way.

            2.   Refuse and compost bins must be constructed to be rodent-resistant and located as far as practicable from abutting residential uses. Refuse must be removed from the site at least once a week.

            3.   No outdoor work activity that involves power equipment or generators may occur after 9:00 p.m. or prior to 7:00 a.m.

            4.   One accessory building, not exceeding 100 square feet in gross floor area, may be permitted, provided the location meets all setback requirements applicable to accessory buildings as provided in § 153.074.

            1.   The use shall at all times comply with the requirements of R.C. Chapter 5104.

            2.   Outdoor recreation areas shall be located to the side or rear of the principal structure and be enclosed with a permitted fence. The outdoor recreation area shall be screened using fencing and/or landscaping to provide a minimum 50% opaque screen.

            3.   All outdoor play equipment and shade structures visible from the right-of-way or adjacent properties shall use subdued, earth toned colors.

            4.   Adult and/or child day care uses are prohibited in civic building types as the sole principal use.

            1.   The property owner shall reside on the property and/or manage the facility. No more than eight guest units are permitted.

            2.   Guest accommodations are limited to short-term stays of no more than 14 days.

            1.   Eating and drinking facilities shall be limited to no more than 3,500 square feet of gross floor area for single tenant buildings in the BSD Office, BSD Office Residential, and BSD Residential districts, unless otherwise permitted as a conditional use.

            2.   Eating and drinking facilities in multi-tenant buildings in the BSD Office, BSD Office Residential, and BSD Residential districts shall be limited to no more than 5,000 square feet of gross floor area, or 20% of the gross floor area of the ground floor of the principal structure, whichever is smaller, unless otherwise permitted as a conditional use.

            3.   Deliveries and refuse (such as but not limited to grease traps, recycling, and trash) pick-up in the Historic South shall be limited to between the hours of 8:00 a.m. local time and 5:00 p.m. local time.

            1.   Indoor entertainment or recreation uses shall be limited to no more than 25,000 square feet of gross floor area in the BSD Office, BSD Office Residential, BSD Residential, BSD Commercial, and BSD Vertical Mixed Use districts, unless otherwise permitted as a conditional use.

            2.   In the BSD Public district, the use must be owned and operated by either a public or nonprofit organization.

            1.   To avoid large, single tenant uses that detract from the urban, walkable intent of the Bridge Street District, exercise and fitness uses shall be limited to no more than 10,000 square feet of gross floor area in the BSD Residential and BSD Historic Transition Neighborhood districts. Exercise and fitness facilities exceeding 10,000 square feet in this district may be permitted as conditional uses.

            1.   Fuel pumps shall be located on the same lot as a permitted building type.

            2.   Fuel pumps are not permitted between the principal structure and an adjacent principal frontage street.

            3.   Where pumps are facing any street type except for an alley or service street, a street wall at least three feet high shall be placed between the pumps and associated vehicular circulation area and the street. Refer to § 153.065(E)(2) for street wall requirements.

            4.   Each fueling/service station shall be buffered from adjacent properties as required in § 153.065(D)(4) and meet the applicable requirements of § 153.065(D)(5).

            5.   Motor vehicles may be continuously stored outdoors on the property for no more than 24 hours.

            6.   Refer to § 153.062(L) for vehicular canopy requirements.

            1.   Parking structures completely lined by space available for occupancy along a public or private street frontage, and parking structures located on the interior of blocks with other building types located between the parking structure and the street, are permitted. All other parking structures, including podium parking structures with non-occupied space along public and private street frontages, are conditional uses.

            2.   When constructed as a principal use, either as a public or a private parking structure, no more than 75% of the parking spaces shall be used to provide the required accessory parking for other principal uses located within 600 feet of the structure, unless otherwise approved with a parking plan in accordance with § 153.065(B)(l)(f).

            3.   Where applicable, the building type requirements of § 153.062(O)(12) - (13) shall also apply.

            1.   All surface parking lots shall meet the surface parking lot design requirements of § 153.065(B)(6).

            2.   When constructed as a principal use, surface parking lots shall not have frontage on or have direct access from a principal frontage street unless permitted by the City Engineer.

            1.   Personal, repair, and rental service establishments shall be limited to no more than 10,000 square feet for single tenant buildings in the BSD Office, BSD Office Residential, and BSD Residential districts, unless otherwise permitted as a conditional use.

            2.   Personal, repair, and rental services in multi-tenant buildings in the BSD Office, BSD Office Residential, and BSD Residential districts shall be limited to no more than 10,000 square feet of gross floor area, or 20% of the gross floor area of the ground floor of the principal structure, whichever is smaller, unless otherwise permitted as a conditional use.

            3.   Personal, repair, and rental service uses shall be limited to no more than 25,000 square feet of gross floor area in all other BSD zoning districts except the BSD Indian Run Neighborhood, BSD Sawmill Center Neighborhood and BSD Scioto River Neighborhood, unless otherwise permitted as a conditional use.

         (j)   Retail, general. To avoid large, single tenant uses that detract from the urban, walkable intent of the Bridge Street District, general retail uses in the BSD Residential, Office Residential, Office, Commercial, and Public districts shall be limited to no more than 20,000 square feet of gross floor area, unless otherwise permitted as a conditional use.

            1.   Sexually oriented business establishments shall be subject to the provisions of Chapter 120 of the Dublin Code of Ordinances.

            2.   No person shall operate, locate, or permit the location of a sexually oriented business establishment within 750 feet (as measured from property line to property line) of any residential use or district, school, preschool, adult or child care, religious or public assembly, or any other civic/public/institutional use (within the city or other municipality), or another sexually oriented business establishment.

            1.   There shall be not more than one full access driveway for each 100 feet of lot frontage or portion thereof.

            2.   Vehicular use areas are not permitted between the principal structure and a principal frontage street. Where vehicular use areas are located between a principal structure and any other street type, a street wall shall be installed along that portion of the lot line between the vehicular use areas and the street. Refer to § 153.065(E)(2) for street wall requirements.

            1.   The site of the activity or event shall be adequately served by utilities and sanitary facilities.

            2.   The activity or event shall not become a safety hazard or public disturbance and shall not cause substantial adverse impacts on surrounding properties or land uses by creating excessive noise, glare, heat, dust, odors, or pollutants as determined by the Director and Fire Marshal.

            3.   A permit shall be obtained for the community activity or special event from the City of Dublin Events Administration.

            1.   Drive-in/drive-throughs are permitted only as accessories to banks in the BSD Vertical Mixed Use and BSD Historic Transition Neighborhood districts following approval of a conditional use application by the Planning and Zoning Commission.

            2.   Drive-in/drive-through vehicular stacking areas and associated service locations shall not be on the side of a building facing a principal frontage street. Where drive-in/drive-through access lanes are facing a non-principal frontage street, a street wall at least three feet high shall be placed between the access lanes and the street. Refer to § 153.065(E)(2) for street wall requirements.

            3.   No menu boards, speakers, or service windows shall be located between any façade of the principal structure and a front or corner side property line.

            4.   Drive-in/drive-through vehicle stacking spaces shall be at least 20 feet long. Stacking spaces may not impede on-site or off-site vehicular, bicycle, or pedestrian circulation. Where five or more stacking spaces are provided, the individual stacking lanes shall be clearly delineated. The number of stacking spaces and a traffic and pedestrian circulation plan shall be submitted by the applicant with the conditional use application and approved by the Planning and Zoning Commission.

            5.   Uses with drive-in/drive-through facilities shall be buffered from adjacent properties as required in § 153.065(D)(5).

            6.   Audible electronic devices such as loudspeakers, service order devices, and similar instruments shall not be located within 25 feet of the lot line of any residential district or use and shall be subject to § 132.03(A)(6) of the Dublin City Code.

            7.   Refer to § 153.062(L) for vehicular canopy location and design requirements.

            8.   Structures related to drive-in/drive-throughs shall not have frontage on, or be readily visible from, any shopping corridor.

            9.   Protective bollards, when used, shall be painted to match one of the colors used on the nearest structure with which the bollards are associated.

            1.   No more than one accessory dwelling unit is permitted on a lot with a single-family, two-family, or townhouse dwelling. Where townhouse dwellings do not have individual lots, no more than one accessory dwelling unit is permitted for each townhouse unit in the development.

            2.   An accessory dwelling unit shall be limited to no more than 800 square feet of gross floor area.

            3.   When accessory to a single-family dwelling, the accessory dwelling unit may be located either within the single-family dwelling structure or in a permitted accessory structure.

            4.   When accessory to a townhouse dwelling, the accessory dwelling unit may only be located in a permitted accessory structure or within the basement level of the principal dwelling.

            5.   When accessory to a single-family dwelling or two-family dwelling, the accessory dwelling unit shall have a separate entrance from the principal dwelling unit, and that entrance shall not face the front lot line and shall not be located on the same building façade as the principal building entrance closest to the street.

            6.   The owner of the dwelling must occupy either the principal dwelling unit or the permitted accessory dwelling unit.

            7.   Ownership of the accessory dwelling unit may not be separate from the ownership of the principal dwelling unit.

            1.   The use must be conducted entirely within the principal dwelling or accessory buildings.

            2.   No business involving retail sales of goods on the premises is permitted.

            3.   No person not a member of the household residing on the premises shall work on the premises.

            4.   Not more than 25% of the ground floor gross floor area of the principal dwelling shall be devoted to the home occupation.

            5.   The exterior of the structure shall not be modified to accommodate the home occupation.

            6.   No display or signs pertaining to the home occupation shall be visible from the street.

            7.   No equipment shall be used that creates noise, vibration, sound, smoke, dust, odors, heat, glare, X-Ray or electrical disturbance to radio or television that is discernable in adjacent dwelling units or at the property line.

            8.   All home occupations that require a license from the state or city shall maintain a valid license at all times and shall operate in compliance with the terms of that license and all applicable regulations of the state or city at all times.

            9.   Home occupations shall not include or involve motor vehicle or equipment repair, the sale of weapons or hazardous materials, or other activities that would constitute a nuisance in a residential area.

            1.   Outdoor dining and seating areas, furniture, and enclosures shall be set back at least five feet from the curb and at least five feet from all street trees and street furniture. In no case shall these amenities be placed in a manner that would provide less than six feet of clear area for pedestrian use.

            2.   The use of outdoor speakers shall require a conditional use. Outdoor speakers shall comply with the provisions of § 132.03(A)(6) of the Dublin City Code.

            3.   Advertising is not permitted on dining furniture, accessories, or other similar amenities.

            4.   Dining furniture shall be of the same design, material and color for all furniture associated with the use. When not in regular use, outdoor furniture shall be stored in a location that is not visible to the public, unless the patio furniture is all-weather material, set up for use and not covered in any way, and weather conditions make the use of furniture possible.

            1.   Outdoor seasonal plant display shall comply with the provisions of § 153.099.

            2.   Outdoor sale of merchandise is permitted, and shall comply with the provisions of § 153.099(C)(2). Merchandise shall only be displayed during the hours of operation for the principal use. No permit is required.

            3.   Outdoor sales of Christmas trees and pumpkins shall comply with the provisions of Chapter 116 of the Dublin City Code.

            1.   Where the non-residential gross floor area of the principal structure is 100,000 square feet or more and the principal structure is on a lot that is four acres or less, surface parking shall not be used to provide required parking. However, surface parking may be used for a maximum of 5% of the required spaces provided the parking lot is located to the side or rear of the principal structure and not fronting on a public street.

            2.   This requirement applies only to principal structures constructed after the effective date of this amendment.

            1.   For regulations pertaining to renewable energy equipment - solar refer to § 153.074, Accessory Uses and Structures.

            1.   Ground-mounted equipment for the collection of wind energy is permitted to the rear of the principal structure, may not exceed the maximum permitted height of the principal structure by more than 40 feet, and must be set back from each property line a distance equal to the height of the equipment that exceeds the height of the principal structure.

            2.   As an exception, within 200 feet of the I-270 right-of-way, ground-mounted wind energy equipment shall be limited to 150 feet, and must be set back from each property line a distance equal to the height of the equipment.

            3.   Height of the equipment is measured to the farthest extent of any part of the equipment.

            4.   Building-mounted equipment for the collection of wind energy must be integrated into the architectural character of the principal structure.

            5.   Rooftop-mounted equipment for the collection of wind energy shall be permitted to exceed the maximum permitted height of the principal structure by no more than 15 feet.

(Ord. 07-12, passed 3-26-12; Am. Ord. 22-14, passed 8-25-14; Am. Ord. 76-14, passed 8-25-14; Am. Ord. 114-14, passed 12-8-14; Am. Ord. 30- 16, passed 9-12-16; Am. Ord. 78-17, passed 11-20-17; Am. Ord. 03-21, passed 2-22-21; Am. Ord. 70-22, passed 6-12-22)

         (a)   The arrangement of streets shall provide for the continuation of existing or planned streets from adjoining areas into new developments where practicable as determined by the City Engineer. This provision shall not be construed as prohibiting the termination of streets at public street intersections where appropriate, provided that the overall connectivity of the street network is maintained, and intersections are adequately spaced as determined by the City Engineer.

         (b)   Cul-de-sac and dead end streets are not permitted, except as specified in division (C)(l)(f) of this section.

         (c)   Wherever practicable, streets should be designed to follow natural features rather than interrupting or dead-ending at the feature.

         (d)   Streets shall terminate at either an open space type or a front or corner side building façade. Refer to § 153.062(J) for building requirements at these locations.

         (e)   Refer to § 153.061 and the city’s Thoroughfare Plan for the general locations and configurations of existing and planned streets within the Bridge Street District.

 

            3.   Alleys and service streets shall not be used to measure block length.

         (a)   Principal frontage streets are as designated in § 153.061, Street Types. Additional principal frontage streets may be designated by the required reviewing body as development progresses within the neighborhood districts in § 153.063, Neighborhood Standards.

         (b)    Access to blocks shall be located to comply with the principal frontage street requirements in division (C)(5) of this section.

         (c)   The principal frontage street shall be used to determine lot frontage orientation, as described in division (C)(9) of this section.

         (a)   Access for alleys, service streets and driveways shall not be permitted from a principal frontage street, unless the City Engineer determines that access from any other street is impracticable. The determination shall be based on locations of existing and proposed vehicular access points of other developments along the principal frontage street and the number of principal frontage streets bordering the property.

         (b)   Blocks shall include alleys/service streets or driveway entrances with the following recommended configurations unless otherwise permitted by the City Engineer. See Figure 153.060-B, Typical Block Access Configurations.

            1.   Mid-block access. This configuration includes an alley or drive running through or near the center of the block.

            2.   "T" configuration. This configuration includes two perpendicular alleys or drives within a block, forming a "T," allowing development to front on three block faces.

            3.   "H" configuration. Similar to the "T" configuration, this configuration allows development to front on all four block faces.

         (c)    Wherever practicable, as determined by the City Engineer, vehicular access to blocks shall be aligned with other access points on opposite sides of the same block as well as aligned across the street from vehicular access points to other blocks.

         (a)   Any lot shall be created to meet the requirements of one or more of the building types permitted by the district in which it is located, as provided in § 153.062, Building Types.

         (b)   Minimum lot width shall be measured at the front property line.

         (a)   To avoid creating irregular lots, interior side lot lines shall be perpendicular to the street right-of-way to the extent practicable.

         (b)   Flag lots are prohibited.

            1.   A lot line bordering a single street right-of-way shall be the front property line.

            2.   A lot line bordering a principal frontage street shall be the front property line unless otherwise specified in this section.

            1.   For corner lots occupied by a single building, one lot line shall be the front property line and one lot line shall be the corner side property line.

            2.   For corner lots occupied by multiple buildings, lot lines shall be designated as front or corner side property lines as necessary to meet the building type street frontage requirements along both frontages.

         (c)   Lots bordering more than two principal frontage streets shall meet the street frontage requirements as provided in § 153.062(N) along at least two of the streets. Subject to approval by the required reviewing body, the street frontage requirements shall be maximized to the extent practicable along the other principal frontage streets.

         (d)   Lot lines along alleys or service streets or I-270 are not permitted to be designated as front or corner side property lines.

         (e)   Alleys or service streets shall not be considered street frontage and shall not be subject to street frontage requirements described in §§ 153.059 through 153.065.

         (f)   Where lot lines cannot be determined by the requirements of this section, the required reviewing body shall designate which lot lines shall serve as the front, rear and corner side property lines. To designate lot lines, the required reviewing body may consider all relevant factors and information, including but not limited to:

            1.   The street types and the intended character of existing or proposed streets on which the lot has, or is proposed to have, frontage;

            2.   The proximity of existing or proposed principal frontage streets;

            3.   The locations of front and corner side property lines on adjacent lots or lots located on the opposite side of the street; and

            4.   Adjacency to an existing or planned shopping center.

(Ord. 07-12, passed 3-26-12; Am. Ord. 76-14, passed 8-25-14; Am. Ord. 114-14, passed 12-8-14; Am. Ord. 09-19, passed 4-8-19; Am. Ord. 03- 21, passed 2-22-21)

         (c)   Neighborhood streets. The neighborhood street family provides a series of low- to medium-capacity street types applicable to a wide variety of land use contexts, but often to residential areas or neighborhood-serving commercial uses. Neighborhood streets provide a finer-grained network of street connections that allow for multiple, interconnected travel routes, but typically serve more localized destinations rather than cross-corridor travel.

         (a)   Refer to Figure 153.061-A for a map of the planned Bridge Street District street network and street family designations. In addition to the Thoroughfare Plan, the Street Network Map shall be used as a guide in determining the appropriate locations and alignments of new streets during the Preliminary Development Plan approval process as required in § 153.066.

         (b)   Actual street alignments and locations will be determined through the Preliminary Development Plan review process as individual properties are developed and through the City's Capital Improvements Program process, as applicable. Alignments may be subject to change pending further engineering analysis and land use programming. Where existing alignments are shown to remain, these streets may be subject to improvements necessary to bring them into conformance with a permitted street type.

         (a)   All lots and blocks with frontage along a principal frontage street shall meet the requirements of § 153.060(C)(4) and all development requirements associated with principal frontage streets described elsewhere in this chapter, as may be applicable.

         (b)   In addition to the principal frontage streets depicted in Figure 153.061-A, all lots, blocks and associated development with frontage along a street or street segment which also has any open space type frontage as listed in § 153.064, Open Space Types, with the exception of pocket park and pocket plaza open space types, shall meet all applicable principal frontage street requirements.

         (c)   Alleys and service streets shall not be designated as principal frontage streets.

         (a)   Vehicular access shall not be permitted from a principal frontage street, unless the City Engineer determines that access from any other street is impracticable. Where this determination is made, all other applicable principal frontage street requirements described elsewhere in this Code shall continue to apply.

         (b)   Vehicular access refers to private driveways or lanes and to alleys or service streets whether public or private. Other public street intersections are not restricted by principal frontage street designations, but may be subject to access management limitations as determined by the City Engineer.

         (c)   Alleys and service streets are the preferred means of vehicular access to lots and blocks. If used, alleys and service streets shall provide access from a non-principal frontage street wherever practicable. Refer to § 153.060(C)(5) for block access configurations.

         (a)   Neighborhood streets shall be the preferred means of providing vehicular access for alleys, or for driveways where no alley is present. Where a neighborhood street is designated as a principal frontage street, any other neighborhood street shall be used to provide vehicular access wherever practicable.

         (b)   District connector streets shall take precedence over neighborhood streets in maintaining the principal frontage street character. Vehicular access shall not be permitted from a district connector street if suitable alternative access from a neighborhood street is available.

         (c)   Corridor connector streets shall take precedence above all other street types in maintaining the principal frontage street character. Vehicular access shall not be permitted from a corridor connector street if a suitable alternative access location is available.

         (a)   On-street parking spaces may be counted toward the minimum required parking for a parcel, subject to the requirements of § 153.065(B)(2).

         (b)   On-street parking spaces may be used for loading and delivery, subject to the requirements of § 153.065(B)(7).

         (a)   Unless otherwise required by the Fire Chief, each block shall provide at least one 22-foot opening in the on-street parking or a 22-foot dedicated pull-off space on each side of the street to allow vehicles to pull over for a fire truck to pass.

         (b)   A driveway, alley entrance, bus stop, building access zone or fire hydrant zone may be used to fulfill this requirement.

         (a)   A building access zone of 40 feet in length shall be provided for buildings with a height of 30 feet or greater, unless this requirement is waived by the Fire Chief where sufficient alternate access is available.

         (b)   Building access zones should be located as close as practicable to the structure's principal entrance. Where possible, building access zones should be located to provide access to multiple buildings.

         (c)   Where present, fire hydrant zones may be included within the building access zone.

         (d)   A building access zone shall be striped and signed as a fire lane to restrict on-street parking within the zone.

         (e)   Where on-street parking is provided, building access zones should be designed and located to minimize the reduction of parking spaces to the greatest extent practicable by co-locating with other zones or facilities in the street right-of-way, such as intersection visibility triangles and dedicated bus stops.

         (f)   All or portions of a building access zone are encouraged to be designed as a curb bump-out, expanding the width of the street buffer into the on-street parking lane. This design should be co-located with mid-block pedestrian crossings where present.

         (g)   Hardscape areas within building access zones shall be designed and constructed to provide sufficient physical support for emergency vehicles as required by the Fire Chief.

(Ord. 07-12, passed 3-26-12; Am. Ord. 114-14, passed 12-8-14; Am. Ord. 77-18, passed 11-19-18; Am. Ord. 09-19, passed 4-8-19)

   (A)   Intent. The building types detailed in this section outline the required building forms for new construction and renovated structures within the Bridge Street District zoning districts. The intent of these building types is to provide a range of high quality residential, commercial, mixed-use and civic building options to reinforce the character of each district.

   (B)   General building type requirements.

      (1)   Applicability.

         (a)   As provided in this section, the building type standards shall be applied to all new development within the Bridge Street District.

         (b)   New structures constructed after the date of this amendment that are subsequently made nonconforming by an amendment to this chapter shall meet the requirements of § 153.004(C).

      (2)   Existing structures.

         (a)   At the effective date of this amendment, where one or more lawful principal buildings exist on a site that do not comply with the requirements of this chapter because of restrictions such as front property line occupation, lot coverage, required building zone or setback, buildable area or other requirements related to siting or height, the structure(s) may be continued as existing at the effective date of this amendment if the requirements of division (B)(2) of this section are met.

         (b)   Existing structures may be extended, enlarged, altered, remodeled or modernized after approval by the required reviewing body upon finding that all of the following conditions are met:

            1.   That the existing structure meets all height, area, setback and parking and loading provisions that were applicable immediately prior to the rezoning of the property into a BSD zoning district.

            2.   That the enlargement or extension is limited to the same parcel on which the existing structure was located at the time of the adoption of this amendment.

            3.   That the improvement does not interfere with the use of other properties located contiguous to or directly across the street from the parcel on which the existing structure is located.

            4.   That the enlargement or extension does not exceed 50% of the gross floor area of the existing structure at the time of the adoption of this amendment.

            5.   That the improvements do not make the structure any further from conformance with the requirements of the applicable BSD zoning district.

            6.   That the improvements to the existing structure are architecturally appropriate, at the determination of the required reviewing body.

         (c)   Parking for existing structures.

            1.   Existing structures improved as permitted in § 153.062(B)(2)(b) shall provide the minimum parking and loading spaces required by Tables 153.065-A and 153.065-C.

            2.   Required parking for existing structures may be modified through an approved parking plan as described in § 153.065(B)(1)(f).

         (d)   Reconstruction or movement.

            1.   Should an existing structure be damaged or destroyed by an act of God, or other action outside the control of the owner/lessee, that existing structure may be repaired or reconstructed as it existed prior to the action causing it to be damaged or destroyed.

            2.   Any permitted reconstruction shall be started within 12 months of the time of damage and shall be continued until completed. If this requirement is not met, the structure shall either be removed or reconstructed to meet the requirements of a new building.

            3.   Should the property/building owner or lessee demolish more than 50% of the gross floor area of an existing structure, then all of the improvements on the property associated with that existing structure must be constructed and/or brought into conformance with the requirements of this chapter.

         (e)   Determination of building type.

            1.   The required reviewing body may designate an existing structure as a specific building type upon a finding that the structure is substantially similar in form and design to one of the permitted building types for the district in which the structure is located.

            2.   Should the required reviewing body designate an existing structure as a specific building type, then all further improvements on the property associated with the existing structure must be constructed and/or brought into conformance with the requirements of this chapter to the maximum extent practicable, as determined by the required reviewing body.

         (f)   Exceptions.

            1.   Once subsequent modifications are made to the existing structure that bring it into compliance with the specific building type requirements for the designated building type, those modifications to the existing structure shall not be further modified in a manner that brings the existing structure out of compliance with those specific requirements.

         (g)   Refer to § 153.059(A)(6) for requirements for existing uses.

      (3)   General requirements. Every building, erected, altered or moved, shall be located on a lot as defined herein, or as otherwise permitted by this chapter. All building types shall meet the following requirements.

         (a)   Zoning districts. Each building type shall be constructed only within its designated BSD zoning district. Table 153.062-A, Permitted Building Types in Each BSD Zoning District, outlines which building types are permitted in which BSD zoning districts. Refer to § 153.058, BSD District Scope and Intent, for a description of each district.

         (b)   Uses. Each building type may house the uses allowed in the district in which it is located. Refer to Table 153.059-A, Permitted and Conditional Uses in BSC Districts. Additional use restrictions may apply based on the specific building type requirements.

         (c)   No other building types. Principal buildings shall meet the requirements of Table 153.062-A, Permitted Building Types in Each BSD Zoning District.

         (d)   Permanent structures. All buildings constructed, including principal buildings and accessory structures, shall be permanent constructions without a chassis, hitch, wheels, or other features that would make the structure mobile.

         (e)   Accessory structures. Accessory structures shall be permitted to be constructed in the buildable area of the lot in locations not required to be occupied by principal buildings. Accessory structures shall comply with division (E) of this section, or as otherwise approved by the required reviewing body, except that one primary façade material may be used. All other applicable provisions of § 153.074, Accessory Uses and Structures, shall be met.

 

   (C)   General building type layout and relationships. The following outlines how BSD zoning districts and building types shall relate to one another.

      (1)   Incompatible building types. Incompatible building types are not permitted directly across the street from one another or on the same block face, unless otherwise permitted by the required reviewing body following approval of a waiver in accordance with § 153.066. Refer to Table 153.062-B, Incompatible Building Types.

      (2)   Shopping corridors. At least one street or street segment shall be designated as a shopping corridor in the BSD Indian Run, BSD Sawmill Center, and BSD Scioto River Neighborhood districts, meeting the requirements of § 153.063, Neighborhood Standards. Shopping corridors shall include building types that accommodate retail uses on ground floors, such as mixed use, large format commercial, loft, or corridor buildings.

         (a)   These building types shall be clustered into continuous street frontages uninterrupted by other building types, parking areas or curb cuts for a minimum of 300 linear feet, as measured along the sidewalk.

         (b)   The required shopping corridor shall be designated along a principal frontage street unless otherwise permitted by the required reviewing body.

         (c)   Shopping corridors are encouraged to turn the corner and continue along an intersecting street provided the minimum required length of the shopping corridor is located along the principal frontage street.

   (D)   Roof type requirements. All buildings shall use one or a combination of the following roof types, as permitted per building type. Refer to division (O) of this section for specific building type requirements.

      (1)   Parapet roof type (refer to Figure 153.062-A).

         (a)   Parapet height.

            1.   Parapet height is measured from the highest point of the roof deck adjacent to the parapet to top of the parapet.

            2.   Parapets shall be high enough to screen the roof and any roof appurtenances from view from the street(s) and any adjacent building of similar height or lower, provided that parapets shall be no less than two feet and no more than six feet high. Where a six-foot parapet is insufficient to screen rooftop mechanical equipment a screening structure shall be required as provided in § 153.065(E)(3).

         (b)   Parapets shall wrap around all sides of the building.

         (c)   Horizontal shadow lines. Expression lines are encouraged to distinguish the parapet from the upper stories of the building and to define the top of the parapet, as determined to be architecturally appropriate by the required reviewing body.

         (d)   Occupied space or a half story shall not be incorporated within this roof type.

 

   (2)   Pitched roof (refer to Figures 153.062-B through 153.062-D).

         (a)   Roof structure. Hipped and gabled roofs are permitted, in addition to roofs with combinations of hips and gables with or without dormers.

         (b)   Pitch measure.

            1.   The principal roof shall have a pitch appropriate to the architectural style. Roofs shall not be sloped less than a 6:12 (rise:run) or more than 12:12, unless otherwise determined to be architecturally appropriate by the required reviewing body.

            2.   Slopes greater than 12:12 may be used on pitched roofs without a closed ridge used to screen flat roofed mechanical areas. This determination shall be based on the appropriateness to the architectural style and building type.

            3.   Where pitched roofs without closed ridges are used, the roof ridge must be designed to appear closed as viewed from all directions and, to the extent practicable, from buildings of similar height in adjacent BSD zoning districts.

            4.   Unless determined to be appropriate to the architectural style of the building, a pitch greater than 3:12 is required on roofs of dormers, porches, balconies, or other minor roofs.

         (c)   Parallel ridge line (see Figure 153.062-D).

            1.   When appropriate to the architectural character of the building, and where the principal ridge line of any building type runs parallel to any street, gabled ends, perpendicular ridge lines, or dormers shall be incorporated to interrupt the mass of the roof.

            2.   Perpendicular ridge lines are not required to intersect the primary ridge line (i.e. the secondary roof mass may be physically lower than the primary ridge line), provided the appearance is determined to be architecturally appropriate by the required reviewing body.

         (d)   Dormer design. Dormers shall be scaled and detailed appropriate to the architectural character of the building type. Dormer windows should be sized in relation to the windows used in the upper story, and dormers should be no wider than necessary to accommodate the window and coordinated trim. Visibility into permanently unfinished space is prohibited where dormer windows are installed.

         (e)   Gable ends. An architecturally appropriate element such as a vent, window or other decorative element is required on street-facing gable ends.

         (f)   Roof height.

            1.   Roofs without occupied space and/or dormers shall be a maximum of one and a half times the maximum floor height permitted for the building type on street-facing façades, unless otherwise determined by the required reviewing body to be appropriate to the building type and location.

         (g)   A half story of occupied space may be incorporated within a pitched roof type.

         (h)   Gambrel and mansard roofs.

            1.   Gambrel and mansard roofs are permitted only for single-family detached buildings, unless otherwise determined by the required reviewing body to be architecturally appropriate for other building types.

            2.   For all building types, when the ridge of a gambrel or mansard roof runs parallel to the street, dormers or cross gables must be incorporated with spacing and scale appropriate to the length and architectural character of the building.

      (3)   Flat roof (refer to Figure 153.062-E).

         (a)   Flat roofs are permitted in all districts.

         (b)   Eaves are encouraged on street facing façades.

         (c)   Interrupting vertical walls may interrupt the eave and extend above the top of the eave with no discernible cap.

         (d)   Not more than one-half of the front façade can consist of an interrupting vertical wall.

         (e)   Flat roof sections located behind parapets or pitched roofs to screen mechanical equipment are not considered flat roofs.

      (4)    Towers (refer to Figure 153.062-F).

         (a)   Quantity. Where permitted by building type, only one tower is allowed per building unless otherwise approved by the required reviewing body.

         (b)   Tower height. Towers may exceed the maximum building height and do not count as an additional story. Maximum tower height shall be measured from the top of the roof deck to the base of the parapet or eave of the tower's roof, and the tower shall not be greater than the height of one additional upper floor of the building to which the tower is applied. The width of a tower shall not exceed its height.

         (c)   Occupied space. Towers may be occupied by the same uses allowed in upper stories of the building type to which they are applied.

         (d)   Towers may be capped by any permitted roof type.

      (5)   Other roof types. 

         (a)   Other roof types not listed as a specific type but are deemed architecturally appropriate to the proposed building may be approved by the required reviewing body.

         (b)   Green roofs and roof gardens are encouraged.

   (E)   Materials.

      (1)   Façade materials.

         (a)   A minimum of 80% of each façade, visible from a street or adjacent property, exclusive of windows and doors, shall be constructed of permitted primary materials. Other façades shall use a combination of permitted primary and secondary materials, as determined by the required reviewing body. Use of a secondary material for an entire façade is not permitted.

         (b)   For individual façades over 1,000 square feet, exclusive of windows and doors, a combination of permitted primary materials shall be used to meet the 80% requirement, unless otherwise approved by the required reviewing body. For building designs using glass as an integral façade material (e.g., glazed aluminum or steel curtain walls), windows and doors incorporated into the curtain wall system may be included in the calculated façade area when determining compliance with this requirement.

         (c)   Permitted primary building materials shall be high quality, durable materials including but not limited to stone, manufactured stone, full depth brick and glass. Refer to division (O) of this section for permitted primary building materials for individual building types.

         (d)   Permitted secondary materials are limited to details and accents and include glass fiber reinforced gypsum, glass fiber reinforced gypsum, wood siding, fiber cement siding, metal, and exterior architectural metal panels and cladding.

         (e)   Exterior Insulation and Finishing system (EIFS) is permitted for trim only, except as provided in § 153.062(E)(1)(f).

         (f)   To provide visual depth and strong shadow lines, clapboard siding must have a minimum butt thickness of a quarter of an inch.

         (g)   Other high quality synthetic materials may be approved as permitted primary or secondary materials by the required reviewing body with examples of successful, high quality installations in comparable climates.

      (2)   Façade material transitions.

         (a)   Vertical transitions in façade materials shall occur at inside comers.

         (b)   Where more than one façade material is proposed vertically, the 'heavier' material in appearance shall be incorporated below the 'lighter' material (e.g. masonry below siding).

         (c)   Transitions between different colors of the same material shall occur at locations deemed architecturally appropriate by the required reviewing body, such as inside corners and vertical and horizontal façade divisions.

      (3)   Roof materials.

         (a)   Permitted pitched roof materials include dimensional asphalt composite shingles with a 25 year or greater warranty, wood shingles and shakes, metal tiles or standing seam, slate, and ceramic tile.

         (b)   Flat roofs are permitted to use any roof material appropriate to maintain proper drainage.

         (c)   Roof materials for gambrel and mansard roofs shall be cedar shake, slate or metal. Other high quality simulated examples of these materials may be approved by the required reviewing body with examples of successful, high quality installations in comparable climates.

         (d)   Engineered wood or slate may be approved by the required reviewing body with examples of successful, high quality installations in comparable climates.

         (e)   Roof penetrations (fans, exhaust, vents, etc.) shall be concealed and shall not be visible from principal frontage streets.

      (4)   Color. Colors for all building materials shall be selected from appropriate historic color palettes from any major paint manufacturer, or as determined appropriate by the required reviewing body. This requirement shall not apply to building-mounted signs.

   (F)   Entrances & pedestrianways (also see § 153.062(I)). 

      (1)   Entrance quantities and locations are required according to building types outlined in division (O) of this section.

      (2)   Recessed entrances. Entry doors shall be recessed a minimum of three feet from the property line, except as required for specific building types outlined in division (O) of this section.

      (3)   Entrance design.

         (a)   Principal entrances on all building types shall be at a pedestrian scale, effectively address the street and be given prominence on the building façade. This may be satisfied through the use of architectural features including, but not limited to, entranceway roofs; sidelight windows, transom window, or other adjacent windows; additional mouldings with expression lines; a bay of unique width; or a raised stoop of at least three steps and a minimum depth of five feet and width of five feet. Refer to Figure 153.062-G for one example of this requirement.

         (b)   Principal entrances on all single-family detached and single-family attached building types shall incorporate open porches or stoops as required by division (I) of this section.

         (c)   Doors for commercial uses along all street frontages shall be consistent with the design of principal entrances and include glass and full operating hardware in the design of the door. Exterior doors for residential uses shall also include glass, but this requirement may be met through the use of transom and/or sidelight windows.

         (d)   Roll-up security grilles shall not be permitted.

         (e)   Building entrances. Refer to the walkability standards of § 153.065(I)(4)(b) for building entrance requirements.

      (4)    Mid-building pedestrianways. Refer to the walkability standards of § 153.065(I)(2)(b) for mid-building pedestrianway requirements.

   (G)    Articulation of stories on street façades. Façades shall be designed to follow the stories of the buildings with fenestration organized along and occupying each floor. Floor to floor heights are set to limit areas of the façade without fenestration. Refer to Figure 153.062-H for an example illustration of this requirement.

   (H)   Windows, shutters, awnings and canopies.

      (1)   Windows.

         (a)    Transparency percentage is required according to building type as outlined in division (O) of this section.

         (b)    Highly reflective glass is prohibited. For the purposes of this section, highly reflective glass has an exterior visible reflectance percentage greater than 20%.

         (c)    Spandrel glass, or heavily tinted glass that impedes views into the interior of the building, cannot be used to meet the minimum transparency requirements.

         (d)   Windows may be wood, anodized aluminum, metal-clad or vinyl-clad wood, steel, or fiberglass. The required reviewing body may approve other high quality synthetic materials with examples of successful, high quality installations in comparable climates.

         (e)   To highlight the wall thickness as an important architectural feature conveying a substantial, high-quality appearance, flush-mounted windows are prohibited for single-family detached, single-family attached, apartment building, podium apartment building, historic mixed use, and historic cottage commercial building types.

         (f)   Windows in masonry walls shall have architecturally appropriate lintels and projecting sills.

         (g)   Windows within siding-clad walls shall have a projecting sill to serve as a base for either a minimum one by four (nominal) trim or brick mould casing.

         (h)   Windows in single-family detached, single-family attached, apartment building, podium apartment building, historic mixed use, and historic cottage commercial building types shall have vertical proportions with architecturally or historically appropriate window divisions. Horizontally-oriented windows are permitted for these building types only on non-street facing building façades.

      (2)   Shutters.

         (a)   If installed, shutters shall be sized to provide complete coverage to the windows when closed and shall include functioning hardware.

         (b)   Shutters shall be wood or engineered wood. The required reviewing body may approve other materials with examples of successful, high quality installations in comparable climates.

      (3)   Awnings and canopies. (Also see division (N)(l)(a) of this section).

         (a)   General.

            1.   Awnings and canopies may be used if they function as suitable protection from the elements. To provide suitable protection an awning or canopy may encroach over the sidewalk, provided the lowest portion is at least eight feet above the sidewalk.

            2.   Awnings and canopies may be mounted inside frames, above openings and/or below transoms, but installation methods shall be consistent on a building.

            3.   Awnings and canopies shall be designed to be consistent with the architecture of the building and other existing awnings and canopies on a building.

         (b)   Awnings.

            1.   Awnings shall be open on the underside.

            2.   Awnings shall be made of durable and fade- resistant canvas, decorative metal with metal used for the internal structure, or an alternative, high-quality, durable material, if determined to be architecturally appropriate by the required review body.

            3.   Awnings shall not be internally illuminated, but may be lighted from above by downcast fixtures mounted to the building wall.

         (c)   Canopies.

            1.   Canopies may be clad with glass, metal, wood, or a combination of these materials.

            2.   Canopies may be cantilevered or supported from the building wall by metal cables or rods.

            3.   Canopies may include downward casting light fixtures and may be lighted from above by downcast fixtures mounted to the building wail.

   (I)   Balconies, porches, stoops, and chimneys. The following provisions apply where balconies, open porches, stoops, and/or chimneys are incorporated into the façade design facing any street or parking lot.

      (1)   Balconies.

         (a)   Size. Balconies shall be a minimum open area of six feet deep and five feet wide.

         (b)   Connection to building. Balconies may be recessed into a building façade. Balconies that are not recessed into the façade shall be independently secured and unconnected to other balconies above and below. Balconies may project into the RBZ or forward of the RBZ, but may not extend into a right-of-way or be considered as part of a structure used to meet front or corner RBZ requirement.