Laserfiche WebLink
x <br /> s <br /> ZONING REGULATIONS <br /> rrl <br /> Section 4.3.5.2 Ground Story Transparency material change should occur at an inside corner,where <br /> feasible. Paint color is not a substantial material change. <br /> A. Intent.Ground story transparency requirements are intended <br /> to lend visual interest to street-facing building facades for both B. Intent <br /> pedestrians and building occupants and minimize blank wall <br /> areas.This is not applicable to residential uses. 1. The blank wall area regulations are intended to prevent <br /> large, monotonous expanses of undifferentiated building <br /> B. General Requirements mass;and <br /> 1. The minimum percentage of windows and doors that must 2. The level of architectural detail should be most intense at <br /> cover a ground story facade is measured between zero(0) the street level,where it is within view of the pedestrians <br /> and twelve(12)feet above the adjacent sidewalk. on the sidewalk. <br /> 2. Windows shall not be made opaque by non-operable C. General Requirements <br /> window treatments (for example curtains, blinds or shades <br /> within the conditioned space are considered operable). 1• Blank wall area applies in both a vertical and horizontal <br /> direction. <br /> 3. Glass shall be considered transparent where it has a <br /> transparency higher than eighty(80%)percent and 2. Blank wall area applies to both ground and upper stories. <br /> external reflectance of less than fifteen (15%) percent. FIGURE 4.15 BLANK WALL AREA <br /> C. Alternative Compliance Findings.The Planning and Zoning <br /> Commission may in accordance with Section 2.8.4.1 modify I <br /> the required transparency,subject to all of the following <br /> findings: . <br /> 1 ti ._ <br /> 1. The approved alternate meets the intent of the -, �- <br /> 4411' <br /> transparency requirements; • • <br /> 2. The approved alternate conforms with the Comprehensive <br /> rr III <br /> Plan and adopted City plans; and <br /> 3. The street facing building facade utilizes other architectural D. Alternative Compliance Findings.The Planning and Zoning <br /> treatments to create visual interest to offset the reduction Commission may in accordance with Section 2.8.4.1 approve <br /> in transparency. a modification of the blank wall area requirements, subject to <br /> all of the following findings: <br /> Section 4.3.5.3 Blank Wall Area <br /> 1. The approved alternate meets the intent of the blank wall <br /> A. Defined area regulations; <br /> 1. Blank wall area means any portion of the exterior facade 2. The approved alternate conforms with the Comprehensive <br /> of the building that does not include a substantial material Plan and adopted City plans; and <br /> change;such as windows or doors,or one of the <br /> expression tools included in Section 4.3.5.4 or one of the 3. The increase in blank wall area is offset by additional <br /> building elements included in Section 4.3.5.10. architectural treatments or increased vertical landscaping. <br /> 2. Substantial material change means a change between <br /> exterior building materials such as wood, metal, glass, <br /> brick, architectural block, stone or stucco. Substantial <br /> Adopted April 17,2018 San Marcos Development Code 4:29 <br />