Nashville City Zoning Code

The metropolitan government adopts Design-Based Multi-Family to be applicable throughout the metropolitan government. A copy of such standards is attached to the ordinance codified in this section and made a part hereof, the same as if copied verbatim herein.

(Ord. BL2025-1005 § 1(Exh. A), 2025)

 Editor's note—The Design-Based Multi-Family standards, as attached to Substitute BL2025-1005, § 1(Exh. F), passed Dec. 4, 2025, effective April 1, 2026, have been copied verbatim to read as herein set out.

1.

Intent. Intended for residential development, generally in the form of houses or townhouses, with private or shared open space. This district is appropriate for providing lower levels of density at strategic locations in urban and suburban areas—such as in transition zones near corridors, close to community amenities like parks and schools, or in areas with good access to arterial streets. Preference is given to locations with mass transit service.

2.

Zones.

3.

Allowed Building Types.

Single Family
Two Family
Townhouse
House Court
Townhouse Court
Plex House
Manor House (RN2 only)

Note 1: Detached Accessory Dwelling Units allowed with Single Family Building Types with conditions from Section 17.16.30.G, except for lot area, height, and setbacks, which are regulated by this chapter.

Note 2: Not-owner occupied Short Term Rentals are prohibited. Owner-occupied Short Term Rentals allowed with Single Family Building Type only per Section 6.28.30.

Note 3: Non-residential uses are permitted per Table 17.08.030 and are subject to the bulk standards for R6 in Table 17.12.020B.

4.

Lot.

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Lot Size		RN1	RN2
Area		6,000 sf min.	5,000 sf min
Width		60' min.	40' min.
Depth		90' min.	90' min.
RN minimum lot area, lot width, and lot depth requirements shall be waived if in compliance with Section 17.40.670 and one of the following conditions are met: • The site has access to a side street or improved alley. • The width of the primary structure's main body is at least 18 feet wide, and the highest roofline of the primary structure does not exceed a ratio of 1.0 horizontal to 1.5 vertical.

 

5.

Building Placement.

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Setback		RN1	RN2
Front (Build-To Zone)		20' min.; 30' max.	10' min.; 25' max
Side Street (Build-To Zone)		15' min.; 25' max.	5' min.; 15' max.
Side		5' min.	5' min.
Rear
Main Building		15' min.	15' min.
Accessory Structure(s)		5' min.	5' min.
Build-to shall align with the contextual setback (see Section 17.12.030.c(3)) when (1) the lot depth beyond the contextual setback is equal to or greater than the minimum lot depth required of the district or (2) the contextual setback is less than the build-to zone maximum. Otherwise, the build-to zone maximum is used.
Facade Zone		RN1	RN2
Main building shall define required % of the linear length of the Front Build-To Zone		50% min.	50% min.
Main building shall define required % of the linear length of the Side Street Build-To Zone		30% min.	30% min.
Encroachments into Setbacks
Private Frontage Types may encroach into front and side street setbacks; and shall not be located in side or rear setbacks.
Architectural features may encroach up to 3 feet toward shared interior property lines, and up to 5 feet in all other building setbacks. Architectural features cannot cross property lines.
Fences, freestanding landscape walls, shrubs, and landscaping may encroach up to 3 feet into front or side street setbacks; and are allowed within side and rear setbacks.
Stormwater features may encroach into setbacks.
Encroachments are not allowed within utility easement area, ROW, alley, or across a property line.
Landscape Buffer
See Table 17.24.230 for landscape buffer yard requirements.
Landscape buffer yards within RN vary by building type.
No landscape buffer yard is required between properties zoned RN, regardless of building type.
No landscape buffer yard is required between properties zoned RN and RL.

 

Figure: 17.38.010.A(1). For A, B, C, D, E, F, and G see lettered sections in 17.38.010.A Table 4 and Table 5 for minimum and maximum requirements.

6.

Building Form.

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Height		RN1	RN2
Main Building
Stories		2.5 max.	3 max.
See Section 17.38.020 for additional height standards. Building type standards may further limit height. Height shall be measured from the average grade plane post-development.
Highest Roof Line (H)		Maximums are set by building type.
Highest Eave (I)
Accessory Structure(s)
Stories		2 max.	2 max.
Highest Roof Line		30' max.	30' max.
Highest Eave		24' max.	24' max
Floor-to-Floor		RN1	RN2
Ground Floor		9' min.	9' min.
Upper Floors		8' min.	8' min
Ground Floor Residential or Active Space		RN1	RN2
Depth of active ground floor use along front and side street façade		10' min.	10' min.
Coverage		RN1	RN2
Building Coverage		0.4 max.	0.5 max.
See Section 17.28 for Environmental Performance Standards.

 

Figure: 17.38.010.A(2). For H, I, J, K, and L, see lettered sections in 17.38.010.A Table 6 for minimum and maximum requirements.

7.

Parking Location.

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Setback		RN1	RN2
Front		10' behind facade	10' behind facade
Side Street		10' behind facade	10' behind facade
Side		3' min.	3' min.
Rear		3' min.	3' min.
Dimensional Standards
15 feet maximum width for driveway curb cuts; unless required to be wider by the fire department.
Driveway curb cuts along an alley may be greater than 12 feet in width.
Parking shall meet the dimensional standards set forth in Section 17.20.060 of the Metropolitan Code.
Parking lot perimeter screening and interior planting requirements per Sections 17.24.140 and 17.24.160.

 

Figure: 17.38.010.A(3). For M, N, O, and P, see lettered sections in 17.38.010.A Table 7 for requirements.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Intent. Intended for residential development, generally in the form of houses, townhouses, or small apartment buildings, with private or shared open space. This district is appropriate for providing moderate levels of density at strategic locations close to transit corridors.

2.

Zones.

3.

Allowed Building Types.

Note 1: Detached Accessory Dwelling Units allowed with Single Family Building Types with conditions from Section 17.16.30.G, except for lot area, height, and setbacks, which are regulated by this chapter.

Note 2: Not-owner occupied Short Term Rentals are prohibited. Owner-occupied Short Term Rentals allowed with Single Family Building Type only per Section 6.28.30.

Note 3: Non-residential uses are permitted per Table 17.08.030 and are subject the bulk standards for R6 in Table 17.12.020B.

4.

Lot.

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Lot Size		RL1	RL2	RL3
Area		5,000 sf min.	5,000 sf min.	5,000 sf min.
Width		50' min.	40' min.	40' min.
Depth		90' min.	90' min.	90' min.
Minimum lot area, lot width, and lot depth requirements shall be waived if in compliance with Section 17.40.670 and one of the following conditions are met: • The site has access to a side street or improved alley. • The width of the primary structure's main body is at least 18 feet wide, and the highest roofline of the primary structure does not exceed a ratio of 1.0 horizontal to 1.5 vertical.

 

5.

Building Placement.

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Setback		RL1	RL2	RL3
Front (Build-To Zone)		10' min.; 25' max.	10' min.; 25' max.	5' min.; 15' max.
Side Street (Build-To Zone)		10' min.; 25' max.	10' min.; 20' max.	5' min.; 15' max.
Side		5' min.	5' min.	5' min.
Rear
Main Building		10' min.	10' min.	10' min.
Accessory Structure(s)		5' min.	5' min.	5' min.
Setbacks should align with the contextual setback (see Section 17.12.030.c(3). If the contextual setback is greater than the max setback for the district, then the district max shall apply.
Facade Zone
Main building shall define required % of the linear length of the Front Build-To Zone		50% min.
Main building shall define required % of the linear length of the Side Street Build-To Zone		30% min.
Encroachments into Setbacks
Private Frontage Types may encroach into front and side street setbacks; and shall not be located in side or rear setbacks.
Architectural features may encroach up to 5 feet into building setbacks. Architectural features cannot cross property lines.
Fences, freestanding landscape walls, shrubs and landscaping may encroach up to 3 feet into front or side street setbacks; and are allowed within side and rear setbacks.
Stormwater features may encroach into setbacks.
Encroachments are not allowed within utility easement area, ROW, alley, or across a property line.
Landscape Buffer
See Table 17.24.230 for landscape buffer yard requirements.
No landscape buffer yard is required between properties zoned RN and RL.

 

Figure: 17.38.010.B(1). For A, B, C, D, E, F, and G see lettered sections in 17.38.010.B Table 4 and Table 5 for minimum and maximum requirements.

6.

Building Form.

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Height		RL1	RL2	RL3
Main Building
Stories		2.5 max.	3 max.	4 max.
See Section 17.38.020 for additional height standards. Building type standards may further limit height. Height shall be measured from the average grade plane post-development.
Highest Roof Line (H)		Maximums are set by building type.
Highest Eave (I)
Accessory Structure(s)
Stories		2 max.	2 max.	2 max.
Highest Roof Line		30' max.	30' max.	30' max.
Highest Eave		24' max.	24' max.	24' max.
Floor-to-Floor		RL1	RL2	RL3
Ground Floor		9' min.	9' min.	9' min.
Upper Floors		8' min.	8' min.	8' min.
Ground Floor Residential or Active Space		RL1	RL2	RL3
Depth of active ground floor use along front and side street façade		10' min.	10' min.	10' min.
Coverage		RL1	RL2	RL3
Building Coverage		0.6 max.	0.6 max.	0.6 max.
See Section 17.28 for Environmental Performance Standards.

 

Figure: 17.38.010.B(2). For H, I, J, K, and L, see lettered sections in 17.38.010.B Table 6 for minimum and maximum requirements.

7.

Parking Location.

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Setback		RL1	RL2	RL3
Front		10' behind facade	10' behind facade	10' behind facade
Side Street		10' behind facade	10' behind facade	10' behind facade
Side		3' min.	3' min.	3' min.
Rear		3' min.	3' min.	3' min.
Dimensional Standards
15 feet maximum width for driveway curb cuts; unless required to be wider by the fire department.
Driveway curb cuts along an alley may be greater than 12 feet in width.
Parking shall meet the dimensional standards set forth in Section 17.20.060 of the Metropolitan Code.
Parking lot perimeter screening and interior planting requirements per Sections 17.24.140 and 17.24.160.

 

8.

Voluntary Attainable Housing Incentive (RL). Buildings that comply with the requirements of the voluntary housing incentive program, as approved by Ordinance No. BL2025-1008, including any amendments, and the attainable housing requirements of Table 17.38.010.B-1 are eligible for incentives listed in Table 17.38.010.B-1. All units must be built and maintained to uniform standards in design, construction, and operations. Income-qualified units must be comparable to unrestricted units. All other District and Building Type standards apply.

Table 17.38.010.B-1

Figure: 17.38.010.B(3). For M, N, O, and P, see lettered sections in 17.38.010.B Table 7 for requirements.

(Amdt. C to Ord. BL2025-1005 § 1(Exh. F), 2025; Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Design sites. Multiple building types may be accommodated on a single parcel with a showing that each building can accommodate a lot that meets the requirements of the zoning district. See Table 17.38.010.C-1. The planning department may require subdivision for large or complex sites where right of way or public utility infrastructure is necessary for the public welfare.

Application for a design site shall be made with the Planning Department before submitting a final site plan to the Codes Department. Such application shall include a plan showing building, lot, and open space layouts, any public dedications and reservations as required by the Major and Collector Street Plan, and the provisions of the base zoning requirements requested to be modified.

2.

Dedications. When a right-of-way dedication is required for an existing lot or parcel along an existing street, the minimum lot area shall be considered to be the area prior to the dedication. Sidewalks shall be constructed to the standard of the Major and Collector Street Plan or, if on a local street, to local street standards.

3.

Modifications. Based on site-specific issues, modifications to the standards of 17.38.010 or 17.38.020 may be necessary. Any standard may be modified other than lot size, unit count, total building coverage, and land uses, insofar as the intent of the standard is being met; the modification results in better urban design for the neighborhood as a whole; and the modification does not impede or burden existing or future development of adjacent properties. Planning commission or planning department staff may approve modifications as follows:

A.

The planning department staff may approve minor modifications, those containing deviations of 25 percent or less of a numerical standard or locational or access requirements in order to accommodate other life, health and safety requirements or to retain existing structures.

B.

Major modifications, deviations of more than 25 percent, will be considered by the planning commission.

C.

Application for a modification to the standards shall be made with the Planning Department before submitting a final site plan to the Codes Department. Such application shall include a plan showing building, lot, and open space layouts, any public dedications and reservations as required by the Major and Collector Street Plan, and the provisions of the base zoning requirements requested to be modified.

4.

Variances. The zoning administrator shall include the recommendation of the planning department with any request for variance.

5.

Setbacks for Irregular Lots. Wherever a lot is of such irregular shape that the setback provisions cannot be readily applied, the zoning administrator shall interpret the application of the setback provisions.

6.

Encroachment into Setbacks.

A.

Other permitted setback encroachments per Sections 17.12.040 and 17.38.030.

B.

The zoning administrator may allow necessary adjustments to the build-to zone when existing utilities or utility easements are within the build-to zone and unusual circumstances require that the utilities cannot be relocated or easements reduced. Upon allowing an adjustment to the build-to zone, the zoning administrator may also allow adjustments to the rear setback and landscape buffer yard as authorized by Table 17.24.230, to provide for a necessary building area. The zoning administrator may allow necessary adjustments to the build-to zone, rear setback and landscape buffer yard based on the nature of the existing and future land uses and site conditions in the general vicinity after receiving a written recommendation from the planning department and any relevant department or agency.

Table 17.38.010.C-1: Example of Multiple Buildings on an Existing Lot

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Step 1: Determine Applicability
Multiple buildings are allowed on an existing lot only in the Residential Neighborhood (RN) and Residential Limited (RL) zoning districts. See Zoning Map to identify if applicable zoning districts apply to the development site.
Step 2: Apply Design Sites
When siting multiple buildings on an existing lot, each existing lot shall be divided into hypothetical lots, or design sites, that meet the standards of the applicable zone district. Each design site is required to front onto the adjacent street. Where there are two adjacent streets, the design site(s) may front on either in compliance with the standards. Select only one primary building type for each design site from the allowed building types for the zoning district.
Step 3: Apply Building Types
Apply a building type on each design site in compliance with the required setbacks and other standards of the Residential Neighborhood (RN) or Residential Limited (RL) zoning district, and applicable building type standards. Select and apply building frontage type(s) to each building/ unit entry.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

This Section sets forth standards for the development of individual design-based building types to achieve the intended physical character of each zone and provide for housing opportunities within neighborhoods.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Each lot shall have only one principal building type, except as follows:

A.

The House Court and Townhouse Court may allow multiple units per Subsection 17.38.020.H (House Court) and Subsection 17.38.020.I (Townhouse Court).

B.

More than one building type is allowed on a lot that identifies multiple design sites that meet the standards of the underlying zoning district and this Section. See Table 17.38.010.C-1

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

When standards of the underlying zoning district and building type conflict, the most restrictive standard controls. If an attainability incentive is sought, the bonus is applied to the most restrictive standard.

2.

Width and depth standards do not specify an orientation to the lot or street.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

Architectural features: An exterior building element intended to provide ornamentation to the building massing, including, but not limited to, eaves, cornices, bay windows, window and door surrounds, chimneys, light fixtures, and balconies.

Lot: For the purposes of this section, lot includes lots as defined in Section 17.04.060, as well as design sites, as illustrated in Table 17.38.010.C-1.

Main Body: The primary volume or massing of a principal building, typically excluding projections like architectural features, attached garages, building frontage types, or secondary wings.

Secondary Wing: A structure that extends at least five feet from and is secondary to the main body of a principal building.

Townhouse: A small-to-large-sized, typically attached, building with a rear yard comprising of at least three townhouses placed side-by-side. Each townhouse consists of one unit, unless otherwise noted. This type is typically located within moderate-to-high intensity neighborhoods, or on or near a neighborhood's main street.

Townhouse, Lot: An individual parcel of land designated for a single townhouse dwelling unit within a run of attached units. Each lot typically includes the dwelling unit, private yard or open space (if applicable), and may share one or more side lot lines with adjoining townhouse lots through common walls.

Townhouse, Run: A series of individual, consecutive townhouses attached by a shared vertical wall, the number of which is determined by the zone.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

Table 17.38.020.E-1 (Building Types Overview) provides an overview of the allowed building types.

Table 17.38.020.E-1: Building Types Overview

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Building Type
	Single Family 17.38.020.F. A building consisting of one unit within a single-building, scaled to fit within lower-intensity neighborhoods. A detached accessory dwelling may be allowed.
	Two Family 17.38.020.F. A building consisting of two units within a single-building massing. This type has the appearance of a single-family home and is scaled to fit within lower-intensity neighborhoods.
	Townhouse 17.38.020.G. A small-to-large-sized, typically an attached building with a rear yard that consists of at least 3 Townhouses placed side-by-side. Each Townhouse generally consists of 1 unit. This type is typically located within moderate-to-high intensity neighborhoods, or on or near a neighborhood main street.
	House Court 17.38.020.H. A group of detached buildings arranged to define a shared court that is typically perpendicular to the street. The shared court is common open space and takes the place of a private rear yard. This type is scaled to fit within low-to-moderate-intensity neighborhoods and in non-residential contexts.
	Townhouse Court 17.38.020.I. A group of attached buildings arranged to define a shared court that is typically perpendicular to the street. The shared court is common open space and takes the place of a private rear yard. This type is scaled to fit within moderate-intensity neighborhoods and in non-residential contexts.
	Plex House 17.38.020.J. A detached building that consists of 3 to 6 side-by-side and/or stacked units, typically with one shared entry at the front and/or individual entries along the front or side. This type has the appearance of a single-family house in a single cohesive building form and is scaled to fit into low- to moderate-intensity neighborhoods.
	Manor House 17.38.020.K. A detached building that consists of 6 to 10 side-by-side and/or stacked units, typically with one shared entry and sometimes secondary individual entries at the front or side. This type features a single cohesive building form and is scaled to fit within moderate-intensity neighborhoods or as a small portion of lower-intensity neighborhoods.
	Multiplex 17.38.020.L. A detached building that consists of 10 to 25 side-by-side and/or stacked units, typically with one shared entry and sometimes secondary individual entries at the front or side. This type is scaled to fit within moderate-intensity neighborhoods and/or to transition between low-intensity neighborhoods to corridors.
	Low-rise Courtyard Flats 17.38.020.M. A building that consists of 10 to 25 side-by-side and/ or stacked units, accessed from one or more shared courtyards. The shared court is common open space and takes the place of a rear yard. Shared entries and/or individual entries are accessed off the court or front street. This type is scaled to fit within moderate-intensity neighborhoods and/or to transition between low-intensity neighborhoods to corridors.
	Low-rise Flats 17.38.020.N. A building that consists of stacked units. The building may be attached or detached from adjacent buildings. This type is intended to provide residential uses or a vertical mix of ground floor nonresidential and upper floor residential uses. This type is typically used to transition between moderate-intensity neighborhoods to corridors, or along corridors and in centers.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Description.

Single Family. A building consisting of one unit within a single-building, scaled to fit within lower-intensity neighborhoods. A detached accessory dwelling may be allowed.

Two Family. A building consisting of two units within a single-building massing. This type has the appearance of a medium-to-large single-family home and is scaled to fit within lower-intensity neighborhoods.

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Figure 17.38.020.F(1). For A, B, C, and D see lettered sections in 17.38.020.F Table 3.	Figure 17.38.020.F(2). For E and F see lettered sections in 17.38.020.F Table 5. For G, see lettered section in 17.38.020.F Table 6. For H and I, see lettered section in 17.38.020.F Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

2.

Number of Units.

3.

Building Size and Massing.

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Height
Main Body	RN1/RL1	RN2/RL2/RL3
Stories	2 stories max.	2.5 stories max.
Height to Highest Roof Line	30' max.	35' max.
Height to Highest Eave	24' max.	28' max.
Secondary Wing(s)
Stories	0.5 stories less than primary building
Building Footprint
Main Body
Width	48' max.	48' max.
Depth	40' max.	40' max.
Secondary Wing(s)
Width	15' max.	15' max.
Depth	25' max.	25' max.
Each side of a building may have a maximum of one secondary wing and a maximum of two secondary wings along the rear.

 

4.

Allowed Frontage Types.

5.

Pedestrian Access.

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Principal Pedestrian Entrance
Interior Lot	Front street
Corner Lot	Units on a corner may enter from the side street

 

6.

Vehicle Access and Parking.

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Access
Maximum of 1 driveway curb cut every 75 feet of street frontage.
If alley is present, parking shall only be accessed from alley.
If side street is present but no alley, parking shall be accessed only from side street.

 

7.

Common Open Space.

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Width	15' min.
Depth	15' min.
Common Open Space requirement may be substituted with two 8' × 15' private open spaces.
Required front and side street setbacks shall not be included in the minimum open space area calculation.
Driveways and parking are not allowed within a required open space.
Required open space shall be located behind the main body of the building.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Description. A small-to-large-sized, typically an attached, building with a rear yard that consists of at least three Townhouses placed side-by-side. Each Townhouse generally consists of one unit. This type is typically located within moderate-to-high intensity neighborhoods, or on or near a neighborhood main street.

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Figure 17.38.020.G(1). For A, B, C, D and E see lettered sections in 17.38.020.G Table 3.	Figure 17.38.020.G(2). For F see lettered sections in 17.38.020.G Table 5. For H, see lettered section in 17.38.020.G Table 6. For I and J, see lettered section in 17.38.020.G Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

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Figure 17.38.020.G(3). For A, B, C, see lettered sections in 17.38.020.G Table 3.	Figure 17.38.020.G(4). For F and G see lettered sections in 17.38.020.G Table 5. For H, see lettered section in 17.38.020.G Table 6. For I and J, see lettered section in 17.38.020.G Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

2.

Number of Units.

3.

Building Size and Massing.

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Height
Main Body	RN1/RL1	RN2/RL2/RL3
Stories	2.5 stories max.	3 stories max.
Height to Highest Roof Line	35' max.	45' max.
Height to Highest Eave	28' max.	35' max.
Secondary Wing(s)
Stories	0.5 stories less than primary building
Building Footprint
Main Body	RN1/RL1	RN2/RL2/RL3
Maximum Width per Run	90' max.	160' max.
Townhouse Width	18' min.; 30' max.
Townhouse Depth	40' max.	40' max.
Secondary Wing(s)
Width	75% of main body width max.
Depth	25' max.
Sides and rear of a building may have a maximum of one secondary wing. Secondary wings may not be used to attach buildings or units.

 

4.

Allowed Frontage Types.

5.

Pedestrian Access.

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Principal Pedestrian Entrance
Interior Lot	Front street
Corner Lot	Units facing a side street must enter from the side street
Ground floor units shall have an individual entry facing a street.

 

6.

Vehicle Access and Parking.

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Access
Maximum of 1 driveway curb cut every 75 feet of street frontage.
If alley is present, parking shall only be accessed from alley.
If side street is present but no alley, parking shall be accessed only from side street.

 

7.

Private Open Space.

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Width	8' min.
Depth	8' min.
Required front and side street setbacks shall not be included in the minimum private open space area calculation.
Driveways and parking are not allowed within a required private open space.
Required private open space shall be located behind the main body of each building.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Description. A group of detached buildings arranged to define a shared court that is typically perpendicular to the street. The shared court is common open space and takes the place of a private rear yard. This type is scaled to fit within low-to-moderate-intensity neighborhoods and in non-residential contexts.

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Figure 17.38.020.H(1). For A, B, C, and D, see lettered sections in 17.38.020.H Table 3.	Figure 17.38.020.H(2). For E, see lettered section in 17.38.020.H Table 5. For F, see lettered section in 17.38.020.H Table 6. For G and H, see lettered sections in 17.38.020.H Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

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Figure 17.38.020.H(3). For A, B, C, and D, see lettered sections in 17.38.020.H Table 3.	Figure 17.38.020.H(4). For E, see lettered section in 17.38.020.H Table 5. For F, see lettered section in 17.38.020.H Table 6. For G and H, see lettered sections in 17.38.020.H Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

2.

Number of Units.

3.

Building Size and Massing.

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Height
Main Body	RN1/RL1	RN2/RL2/RL3
Stories	2 stories max.	2.5 stories max.
Height to Highest Roof Line	30' max.	35' max.
Height to Highest Eave	24' max.	28' max.
Secondary Wing(s)
Stories	0.5 stories less than primary building
Building Footprint
Main Body
Width	32' max.
Depth	24' max.
Secondary Wing(s)
Width	20' max.
Depth	25' max.
Each building may have a maximum of one secondary wing along the side or rear.

 

4.

Allowed Frontage Types.

5.

Pedestrian Access.

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Common open space shall be accessible from front street
Units on corner or along a side street may enter from either the common open space or side street.
Units interior to the lot shall enter off the common open space or pedestrian passage.
Units with frontage on a street shall provide an entry from that street.
Pedestrian passages shall link all buildings to the public ROW, common open space, and parking areas.
Pedestrian Passage Width
For the first 30' from the front street	8' min.
After the first 30' in length	12' min.
Pedestrian passages shall include a 4' minimum width walkway to units and may include low landscaping and stormwater detention.

 

6.

Vehicle Access and Parking.

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Access
Maximum of 1 driveway curb cut every 75 feet of street frontage.
If alley is present, parking shall only be accessed from alley.
If side street is present but no alley, parking shall be accessed only from side street.
Spaces may be individually accessible by the units and/or a common parking area located at the rear side of lot.
Shared driveways allowed per access easements.

 

7.

Common Open Space.

Expand

Width	20' min.
Depth	50' min.
All common open spaces provided shall meet the minimum required dimensions.
Required front and side street setbacks shall not be included in the minimum common open space area calculation.
Driveways and parking are not allowed within a required common open space.
50 percent of common open space may be used for stormwater management.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Description. A group of attached buildings arranged to define a shared court that is typically perpendicular to the street. The shared court is common open space and takes the place of a private rear yard. This type is scaled to fit within moderate-intensity neighborhoods and in non-residential contexts.

Expand

Figure 17.38.020.I(1). For A, B, C, D and E, see lettered sections in 17.38.020.I Table 3.	Figure 17.38.020.I(2). For F, see lettered section in 17.38.020.I Table 5. For G, see lettered section in 17.38.020.I Table 6. For H and I, see lettered sections in 17.38.020.I Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

2.

Number of Units.

3.

Building Size and Massing.

Expand

Height
Main Body	RN1/RL1	RN2/RL2/RL3
Stories	2.5 stories max.	3 stories max.
Height to Highest Roof Line	30' max.	35' max.
Height to Highest Eave	24' max.	28' max.
Secondary Wing(s)
Stories	0.5 stories less than primary building
Building Footprint
Main Body	RN1/RL1	RN2/RL2/RL3
Maximum Width per Run	80' max.	160' max.
Townhouse Width	18' min.	30' max.
Townhouse Depth	40' max.	40' max.
Secondary Wing(s)
Width	75% of main body width max.
Depth	25' max.
Sides and rear of a building may have a maximum of one secondary wing. Secondary wings may not be used to attach buildings or units.

 

4.

Allowed Frontage Types.

5.

Pedestrian Access.

Expand

Common open space shall be accessible from front street
Units at the front of the lot shall provide an entry from front street.
Units interior to the lot, shall enter off the common open space.
The principal pedestrian entrance into each unit shall not be through a garage.
Units on a corner may enter from the side street.
Pedestrian passages shall link all buildings to the public ROW, Common Open Space, and parking areas.
Pedestrian Passage Width
For the first 30' from the front street	8' min. clear
After the first 30' in length	12' min. clear
Pedestrian passages shall include a 4' minimum width walkway to units and may include low landscaping and stormwater detention.

 

6.

Vehicle Access and Parking.

Expand

Access
Maximum of 1 driveway curb cut every 75 feet of street frontage.
If alley is present, parking shall only be accessed from alley.
If side street is present but no alley, parking shall be accessed only from side street.

 

7.

Common Open Space.

Expand

Width	20' min.
Depth	75' min.
Required front and side street setbacks shall not be included in the minimum common open space area calculation.
Driveways and parking are not allowed within a required common open space.
50 percent of common open space may be used for stormwater management.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Description. A detached building that consists of three to six side-by-side and/or stacked units, typically with one shared entry at the front and/or individual entries along the front or side. This type has the appearance of a single-family house in a single cohesive building form and is scaled to fit into low- to moderate-intensity neighborhoods.

Expand

Figure 17.38.020.J(1). For A, B, C, and D, see lettered sections in 17.38.020.J Table 3.	Figure 17.38.020.J(2). For E, F, and G, see lettered section in 17.38.020.J Table 5. For H, see lettered section in 17.38.020.J Table 6. For I and J, see lettered sections in 17.38.020.J Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

2.

Number of Units.

3.

Building Size and Massing.

Expand

Height
Main Body	RN1/RL1	RN2/RL2/RL3
Stories	2 stories max.	2.5 stories max.
Height to Highest Roof Line	30' max.	35' max.
Height to Highest Eave	24' max.	28' max.
Secondary Wing(s)
Stories	0.5 stories less than primary building
Building Footprint
Main Body
Width	45' max.	45' max.
Depth	45' max.	55' max.
Secondary Wing(s)
Width	20' max.
Depth	30' max.
A building may have a maximum of one secondary wing on each of its sides and rear, or an additional 25' in depth.

 

4.

Allowed Frontage Types.

5.

Pedestrian Access.

Expand

Principal Pedestrian Entrance
Interior Lot	Front Street
Corner Lot	Units on a corner may enter from the side street
Each unit may have an individual entry.

 

6.

Vehicle Access and Parking.

Expand

Access
Maximum of 1 driveway curb cut along street frontage.
If alley is present, parking shall only be accessed from alley.
If side street is present but no alley, parking shall be accessed only from side street.

 

7.

Common Open Space.

Expand

Width	24' min.
Depth	12' min.
Required front and side street setbacks shall not be included in the minimum common open space area calculation.
Driveways and parking are not allowed within a required common open space.
Required common open space shall be located behind the main body of the building.
50 percent of common open space may be used for stormwater management.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Description. A detached building that consists of six to ten side-by-side and/or stacked units, typically with one shared entry and sometimes secondary individual entries at the front or side. This type features a single cohesive building form and is scaled to fit within moderate-intensity neighborhoods or as a small portion of lower-intensity neighborhoods.

Expand

Figure 17.38.020.K(1). For A, B, C, and D, see lettered sections in 17.38.020.K Table 3.	Figure 17.38.020.K(2). For E, F, and G, see lettered section in 17.38.020.K Table 5. For H, see lettered section in 17.38.020.K Table 6. For I and J, see lettered sections in 17.38.020.K Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

2.

Number of Units.

3.

Building Size and Massing.

Expand

Height
Main Body	RL1	RN2/RL2/RL3
Stories	2.5 stories max.	3 stories max.
Height to Highest Roof Line	35' max.	40' max.
Height to Highest Eave	28' max.	35' max.
Secondary Wing(s)
Stories	0.5 stories less than primary building
Building Footprint
Main Body
Width	48' max.
Depth	70' max.
Secondary Wing(s)
Width	20' max.
Depth	25' max.
A building may have a maximum of one secondary wing on each of its sides and rear, or an additional 15' in depth.

 

4.

Allowed Frontage Types.

5.

Pedestrian Access.

Expand

Principal Pedestrian Entrance
Interior Lot	Front Street
Corner Lot	Units on a corner may enter from the side street
Each unit may have an individual entry.

 

6.

Vehicle Access and Parking.

Expand

Access
Maximum of 1 driveway curb cut along street frontage.
If alley is present, parking shall only be accessed from alley.
If side street is present but no alley, parking shall be accessed only from side street.

 

7.

Common Open Space.

Expand

Width	24' min.
Depth	12' min.
Required front and side street setbacks shall not be included in the minimum common open space area calculation.
Driveways and parking are not allowed within a required common open space.
Required common open space shall be located behind the main body of the building.
50 percent of common open space may be used for stormwater management.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Description. A detached building that consists of ten to twenty-five side-by-side and/or stacked units, typically with one shared entry and sometimes secondary individual entries at the front or side. This type is scaled to fit within moderate-intensity neighborhoods and/or to transition between low-intensity neighborhoods to corridors.

Expand

Figure 17.38.020.L(1). For A, B, C, and D, see lettered sections in 17.38.020.L Table 3.	Figure 17.38.020.L(2). For E, F, and G, see lettered section in 17.38.020.L Table 5. For H, see lettered section in 17.38.020.L Table 6. For I and J, see lettered sections in 17.38.020.L Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

2.

Number of Units.

3.

Building Size and Massing.

Expand

Height
Main Body	RL1	RL2/RL3
Stories	3 stories max.	4 stories max.
Height to Highest Roof Line	45' max.	55' max.
Height to Highest Eave	35' max.	45' max.
Secondary Wing(s)
Stories	3 stories max.	4 stories max.
Upper Floor Stepback
Applicable to parcels that share a side and/or rear property line with R and RS zoned land. Fourth floor within 30 feet of the shared side or rear property line shall stepback a minimum of 10 feet from the facade below.
Building Footprint
Main Body	RL1	RL2/RL3
Width	80' max.	120' max.
Depth	40' max.	40' max.
Secondary Wing(s) Footprint
Width	40' max.
Depth	60' max.
Sides and rear of a building may have a maximum of one secondary wing each.

 

4.

Allowed Frontage Types.

5.

Pedestrian Access.

Expand

Principal Pedestrian Entrance
Interior Lot	Front Street
Corner Lot	Units on a corner may enter from the side street
Each unit may have an individual entry.

 

6.

Vehicle Access and Parking.

Expand

Access
Maximum of 1 driveway curb cut along street frontage.
If alley is present, parking shall only be accessed from alley.
If side street is present but no alley, parking shall be accessed only from side street.

 

7.

Common Open Space.

Expand

Width	24' min.
Depth	12' min.
Required front and side street setbacks shall not be included in the minimum common open space area calculation.
Driveways and parking are not allowed within a required common open space.
Required common open space shall be located behind the main body of the building.
50 percent of common open space may be used for stormwater management.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Description. A building consists of ten to 25 side-by-side and/or stacked units, accessed from one or more shared courtyards. The shared court is common open space and takes the place of a rear yard. Shared entries and/or individual entries are accessed off the court or front street. This type is scaled to fit within moderate-intensity neighborhoods and/or to transition between low-intensity neighborhoods to corridors.

Expand

Figure 17.38.020.M(1). For A, B, C, and D, see lettered sections in 17.38.020.M Table 3.	Figure 17.38.020.M(2). For E and F, see lettered section in 17.38.020.M Table 5. For G, see lettered section in 17.38.020.M Table 6. For H and I, see lettered sections in 17.38.020.M Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

2.

Number of Units.

3.

Building Size and Massing.

Expand

Height: RL1
Main Body and Secondary Wings
Stories	2.5 stories max.
Height to Highest Roof Line	35' max.
Height to Highest Eave	28' max.
Height: RL2
Main Body and Secondary Wings
Stories	3 stories max.
Height to Highest Roof Line	45' max.
Height to Highest Eave	35' max.
Height: RL3
Main Body and Secondary Wings
Stories	4 stories max.
Height to Highest Roof Line	55' max.
Height to Highest Eave	45' max.
Upper Floor Stepback
Applicable to parcels that share a side and/or rear property line with R and RS zoned land. Fourth floor within 30 feet of the shared side or rear property line shall stepback a minimum of 10 feet from the facade below.
Building Footprint
Main Body	RL1	RL2/RL3
Width	100' max.	120' max.
Depth	40' max.	40' max.
Secondary Wing(s) Footprint
Width	30' max.	30' max.
Depth	85' max.	105' max.
Front and rear of a building may have a maximum of two secondary wings each.

 

4.

Allowed Frontage Types.

5.

Pedestrian Access.

Expand

Principal Pedestrian Entrance
Interior Lot	Front Street
Corner Lot	Units on a corner may enter from the side street
Each unit may have an individual entry.

 

6.

Vehicle Access and Parking.

Expand

Access
Maximum of 1 driveway curb cut along street frontage.
If alley is present, parking shall only be accessed from alley.
If side street is present but no alley, parking shall be accessed only from side street.

 

7.

Courtyard.

Expand

Courtyard Width
Buildings up to 2 stories	25' min.
Buildings more than 2 stories	35' min.
Courtyard Depth
Buildings up to 2 stories	50' min.
Buildings more than 2 stories	70' min.
For determining size of courtyard, building height shall be measured at the highest story along courtyard.
Courtyards shall open on a street or shall be connected to street with a pedestrian passage.
Street facing facades over 90 feet in length shall be broken down with at least one courtyard along the street.
Building shall define at least two walls of a courtyard.
Side(s) of courtyard not defined by building may be defined by a 2'-6" to 6' tall wall, hedge, or fence with entry gate/ door, no greater than 36" in height.
Shared courtyard(s) may be used for stormwater management if designed as integral site element (rain garden or bioswale) and does not visually detract from the frontage of each building facing the courtyard.
Driveways and parking not allowed within a required courtyard.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

Description. A building that consists of stacked units. The building may be attached or detached from adjacent buildings. This type is intended to provide residential uses or a vertical mix of ground floor nonresidential and upper floor residential uses. This type is typically used to transition between moderate-intensity neighborhoods to corridors, or along corridors and in centers.

Expand

Figure 17.38.020.N(1). For A, B, C, and D, see lettered sections in 17.38.020.N Table 3.	Figure 17.38.020.N(2). For E and F, see lettered section in 17.38.020.N Table 5. For G, see lettered section in 17.38.020.N Table 6. For H and I, see lettered sections in 17.38.020.N Table 7.
Lot(s) with Alley Access
Lot(s) without Alley Access

 

2.

Number of Units.

3.

Building Size and Massing.

Expand

Height
Main Body and Secondary Wings	RL3
Stories	4 stories max.
Height to Highest Roof Line	55' max.
Height to Highest Eave	45' max.
Upper Floor Stepback
Applicable to parcels that share a side and/or rear property line with R and RS zoned land. Fourth floor within 30 feet of the shared side or rear property line shall stepback a minimum of 10 feet from the facade below.
Building Footprint
Main Body	RL3
Width	180' max.
Depth	60' max.
Secondary Wing(s) Footprint
Width	60' max.
Depth	60' max.
Rear of a building may have a maximum of one secondary wing.

 

4.

Allowed Frontage Types.

5.

Pedestrian Access.

Expand

Principal Pedestrian Entrance
Interior Lot	Front Street
Corner Lot	Units on a corner may enter from the side street
Each unit may have an individual entry.

 

6.

Vehicle Access and Parking.

Expand

Access
Maximum of 1 driveway curb cut along street frontage.
If alley is present, parking shall only be accessed from alley.
If side street is present but no alley, parking shall be accessed only from side street.

 

7.

Common Open Space.

Expand

Width	30' min.
Depth	30' min.
Common open space may be located in front of the building main body so long as it is fronted by the principal pedestrian entrance.
Front, side street, and side setbacks may be included in common open space when the entire open space is treated as one contiguous entrance plaza.
Driveways and parking are not allowed within a required common open space.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

This Section sets forth standards applicable to all frontages. Frontages are the components of a building that provide the transition and interface between the public realm (street and sidewalk) and the private realm (yard or building).

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

1.

The names of the Frontage Types indicate their particular configuration or function and are not intended to limit uses within the associated building. For example, a porch may be used by non-residential uses as allowed by the zone.

2.

Each building shall have at least one Frontage Type along each street frontage or along a civic space.

3.

Frontage Types not listed in Item 4 (Allowed Frontage Types) of the building type are not allowed on that building type.

4.

Each building may have multiple Frontage Types in compliance with the allowed types in Item 4 (Allowed Frontage Types) of each building type.

5.

Each Frontage Type shall be located in compliance with the Building Placement standards of the zone.

6.

Frontage Types may encroach into front and side street setbacks; and shall not be located in side or rear setbacks per Encroachments standards of the zone.

7.

Standards in this Section are stated for the front of a lot and are to be adjusted for side street facades in compliance with the setbacks of the zone.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

Table 17.38.030.C-1 (Frontage Types Overview) provides a summary of the allowed Frontage Types.

Table 17.38.030.C-1 Frontage Types Overview

Expand

Frontage Type
	Porch Projecting 17.38.030.D. The main facade of the building is set back from the front lot line with a covered structure encroaching into the front setback. The resulting setback area can be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories, is open on three sides, with all habitable space located behind the building setback line.
	Porch Engaged 17.38.030.E. A portion of the main facade of the building is set back from the front lot line to create an area for a covered structure that projects from the facade that is set back. The resulting yard may be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories and typically has two adjacent sides that are engaged to the building, while the other two sides are open.
	Dooryard 17.38.030.F. The main facade of the building is set back from the front lot line, which is defined by a low wall, hedge, or other allowed screening, creating a small private area between the sidewalk and the facade. Each Dooryard is separated from adjacent Dooryards. The Dooryard may be raised or at grade.
	Stoop 17.38.030.G. The main facade of the building is near the front lot line with steps to an elevated entry. The Stoop is elevated above the sidewalk to provide privacy along the sidewalk-facing rooms. Stairs or ramps from the Stoop may lead directly to the sidewalk or may be parallel to the sidewalk.
	Terrace 17.38.030.H. The main facade is at or near the front lot line with steps leading to an elevated area providing public circulation along the facade. This type is used to provide outdoor areas along the sidewalk for housing or to accommodate an existing or intended grade change for non-residential uses.

 

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

Figure 17.38.030.D(1). For A, B, and C, see lettered sections in 17.38.030.D Table 2. For D, see lettered section in 17.38.030.D Table 3.

1.

Description. The main facade of the building is set back from the front lot line with a covered structure encroaching into the front setback. The resulting setback area can be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories, is open on three sides, with all habitable space located behind the building setback line.

2.

Size.

Expand

Width, Clear	10' min.
Depth, Clear	6' min.
Height, Clear	8' min.

 

3.

Pedestrian Access.

Expand

Walkway and Stair Width

3' min.

 

4.

Miscellaneous. Porch shall be open on three sides and have a roof.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

Figure 17.38.030.E(1). For A, B, and C, see lettered sections in 17.38.030.E Table 2. For D, see lettered section in 17.38.030.E Table 3.

1.

Description. A portion of the main facade of the building is set back from the front lot line to create an area for a covered structure that projects from the facade that is set back. The resulting yard may be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories and has two adjacent sides that are engaged to the building, while the other two sides are open.

2.

Size.

Expand

Width, Clear	8' min.
Depth, Clear	6' min.
Height, Clear	8' min.

 

3.

Pedestrian Access.

Expand

Walkway and Stair Width

3' min.

 

4.

Miscellaneous. Porch shall be open on at least one side and have a roof.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

Figure 17.38.030.F(1). For A, B, and C, see lettered sections in 17.38.030.F Table 2. For D, see lettered section in 17.38.030.F Table 3.

1.

Description. The main facade of the building is set back from the front lot line, which is defined by a low wall, hedge, or other allowed screening, creating a small private area between the sidewalk and the facade. Each Dooryard is separated from adjacent Dooryards. The Dooryard may be raised or at grade.

2.

Size.

Expand

Depth, Clear	6' min.
Width, Clear	15' min.
Depth of Recessed Entries	6' max.
Height of Dooryard Fence/Wall above Finish Level	36" max.

 

3.

Pedestrian Access.

Expand

Walkway and Stair Width

3' min.

 

4.

Miscellaneous. Each Dooryard shall provide access to only one ground floor entry.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

Figure 17.38.030.G(1). For A, B, and C, see lettered sections in 17.38.030.G Table 2. For D, see lettered section in 17.38.030.G Table 3.

1.

Description. The main facade of the building is near the front lot line with steps to an elevated entry. The Stoop is elevated above the sidewalk to provide privacy along the sidewalk-facing rooms. Stairs or ramps from the Stoop may lead directly to the sidewalk or may be parallel to the sidewalk.

2.

Size.

Expand

Width, Clear	5' min.
Depth, Clear	5' min.
Height, Clear	8' min.
Depth of Recessed Entries	6' max.

 

3.

Pedestrian Access.

Expand

Walkway and Stair Width

3' min.

 

4.

Miscellaneous. Entry doors are covered or recessed to provide shelter from the elements. All doors shall face the street.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)

Figure 17.38.030.H(1). For A, B, and C, see lettered sections in 17.38.030.H Table 2. For D, see lettered section in 17.38.030.H Table 3.

1.

Description. The main facade is at or near the front lot line with steps leading to an elevated area providing public circulation along the facade. This type is used to provide outdoor areas along the sidewalk for housing.

2.

Size.

Expand

Depth, Clear	8' min. residential 12' min. non-residential
Length of Terrace	150' max.
Distance between Stairs	50' max.
Height of Terrace above street level	24" max.

 

3.

Pedestrian Access.

Expand

Walkway and Stair Width

3' min.

 

4.

Miscellaneous. Where the Frontage Type requires the ground floor to be flush with the sidewalk, the Terrace shall be considered to be the sidewalk. A Terrace may be utilized to group several entries at a common elevation. Low walls used as seating are allowed.

(Ord. BL2025-1005 § 1(Exhs. A, F), 2025)