Sec. 48-351. - Waterfront review standards.

To assure that all existing and future development will be of a quality nature, all development in the waterfront zoning districts shall conform to the waterfront review standards recommended by the department of planning with the advice of the planning commission, and adopted by city council after public hearing. Such review standards shall be part of the comprehensive development plan, as well as standards for the administration of the waterfront zoning districts.

(Code 1968, § 48-40.1(h); Ord. No. 92-053(sub 1), § 1(k), 7-2-92)

Sec. 48-352. - Landscaping and screening.

All existing and future development must comply with the following landscaping and screening requirements:

(1)

Areas used for parking shall be landscaped and/or fenced so as effectively to screen year-round such areas from view from access streets, freeways, adjacent properties and the riverfront.

(2)

No loading berth which is visible from an access street or from the riverfront, or from wharves shall be used for storage.

(3)

No loading berth other than a wharf shall be located directly on an access street or the riverfront.

(4)

All storage visible from access streets, adjacent properties and the riverfronts shall be screened from view or organized in an orderly manner on permanent racks, pads or other fixtures. Fencing, if used as screening, shall be solid, as defined in section 48-475, and shall include vegetation and shall be high enough to screen so that all stored material is effectively screened from view at any point within the street right-of-way not higher than five feet above its surface or at any point within the waterway not higher than five feet above mean high tide. Landscaping used for screening shall form a complete year-round opaque screen at least six feet high but need not be opaque above that height.

(5)

No storage shall be permitted between the building line and frontage streets or the riverfront.

(6)

All outdoor refuse collection areas for temporary storage of refuse until collected by public or private refuse collectors shall be screened from view from access streets, freeways, adjacent properties and the riverfronts by a complete opaque screen.

(7)

Ground-level transformers and terminal or metering equipment shall be screened from view from streets, freeways, adjacent properties and the riverfront.

(Code 1968, § 48-40.1(i))

Sec. 48-353. - Height restrictions.

(a)

Height requirements in waterfront zoning districts shall be as follows:

(b)

The height of a building or structure as specified above may be exceeded in the following instances:

(1)

In any W-1 district, the foregoing height limitations of this section do not apply to smokestacks, vents, flagstaffs, water tanks or water towers or hose towers.

(2)

In any W-1 waterfront zoning district, radio or television or other antenna or transmission towers for which a greater height is necessary for properly conducting the processes involved may be erected to a height in excess of that permitted in subsection (a) of this section; provided, that each part of such tower or structure that is above the height limit for that waterfront district shall be set back from the street line or from the riverfront or from any other lot line a distance of not less than the total height of such tower or structure.

(3)

In any W-1, W-2, W-3 or W-4 district, any emergency sirens included in the city-wide emergency warning system that are installed and operated by the office of emergency management in accordance with chapter 7 of the City Code may be erected to a height in excess of that authorized in subsection (a) of this section.

(Code 1968, § 48-40.1(j)(1); Ord. No. 91-015, § 1, 4-4-91; Ord. No. 97-026(sub 1), § 1, 7-10-97; Ord. No. 04-082(sub 1), § 4, 12-9-04)

Sec. 48-354. - Building setback lines.

All new construction in the waterfront zoning districts shall be set back a minimum number of feet from the riverfront as follows:

For any subdivision which abuts a recommended public easement within the waterfront development districts, the planning department may require the dedication of, or provision for, a public access easement, the minimum depth of which would be 20 feet from the riverfront for the purpose of implementing a waterfront walkway system. To that end, any development plan and ensuing project that is city-owned or city-financed from and after April 1, 1997, that is located within a waterfront district shall include provision for access to the city's waterfront by the general public.

(Code 1968, § 48-40.1(j)(2); Ord. No. 93-023, § 1, 5-13-93; Ord. No. 97-014(sub 1), § 1, 8-21-97)

Sec. 48-355. - Floor area ratios.

In waterfront districts, the maximum permitted floor area ratios shall be as given in the following table:

(Code 1968, § 48-40.1(j)(3))

Sec. 48-356. - Building coverage ratio.

In waterfront zoning districts, the lot area occupied by all buildings on a parcel in relation to the total parcel area shall not exceed the ratios set forth below:

(Code 1968, § 48-40.1(j)(4))

Sec. 48-357. - Exceptions generally.

(a)

The purpose of the height, bulk, coverage and setback requirements in this subdivision is to limit the intensity of development to the general, locational, hydrologic and infrastructure carrying capacity of each district. Additionally, density of single-use development in the W-4 district is limited by a maximum floor area ratio to encourage use of the incentive exception for mixed use development. The specific exceptions provided for in this section may be granted by the zoning administrator if recommended in the review provided for by section 48-372(b) for minor developments, or section 48-373 for major development.

(b)

Maximum height limits may be exceeded by no more than 12 feet.

(c)

The minimum setback from the river may be decreased, by the zoning administrator, if recommended during the review process, where the proposed use is water-related; where the development requires a lesser setback to make maximum use of the river's scenic value; or to permit reuse of existing buildings, structures or foundations with a lesser setback.

(d)

Exception for mixed-use development in the W-4 district. The allowable floor area ratio (FAR) and maximum height for mixed commercial and residential use in the W-4 district shall be increased by a percentage equivalent to the ratio of the gross leasable nonresidential floor area shall not exceed 50 percent of the gross floor area, and the maximum floor area ratio, or height shall not be increased to more than 1.5 times the limit otherwise applicable.

(e)

Exception for improved lots. In the case of a lot improved with structures on October 8, 1981 at a higher building coverage ratio than permitted under this section, the waterfront development administrator may approve a development plan up to the building coverage ratio existing on the date of application.

(Code 1968, § 48-40.1(j)(5))

Secs. 48-358—48-370. - Reserved.