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A. Purpose. The building lines regulations are intended to maintain and enhance the urban quality, economic vitality and pedestrian environment of the Downtown core, including preventing the loss of the sense of enclosure, enhancing the continuity of display windows, and providing weather protection.

B. Establishment of boundaries. The boundaries of the area within which these regulations apply are illustrated in Figure 20.630– 1.

C. Regulation of uses. Reserved for future use.

D. Special standards. Reserved for future use.

E. Street frontages. All new construction along the street frontages designated in Figure 20.630.020-1 shall extend to the edge of the street right-of-way line for the first two stories. This applies to both new buildings and expansions of existing buildings. Additional street frontage requirements can be found in the Esther Short Redevelopment Subarea Plan for development within this location.

F. New construction. Along street frontages no less than 75 percent of the building line shall be located at the building line (which shall be the edge of the street right-of-way line, except as provided in subsection G of this section). The Planning Official may allow a building to be set back from the required building line, provided the intent of rain protection requirements are satisfied. Portions of a building at the building line shall not be less than one story in height.

G. Encroachment into public rights-of-way adjustment. Any building that is subject to a Development Agreement with the city of Vancouver and is located along a street frontage containing a building line may extend into the public right-of-way as follows:

1. Minimum clear height over the sidewalk shall be 12 feet.

2. Repealed by Ord. M-4278.

3. Maximum overall height of the projection shall be 85 feet above the sidewalk, except for balconies, bay windows and structured parking. Projections may be permitted only for extensions of five feet or less into the right-of-way where any supporting ground level columns are located entirely outside the right-of-way.

4. If along such frontage rain protection is also required, the projection shall be that required in the depth-of-cover and clear height standards of VMC 20.630.030(E).

5. Maximum projection from the property line into the right-of-way shall be five feet where no curb exists, or to a point no closer than two feet to the face of an existing curb.

H. Encroachment into public rights-of-way bonus. The gross floor area of that portion of a building constructed within the public right-of-way, as permitted by subsection G of this section, may be included in computing the gross floor area of the building in determining the minimum floor area ratio required by Chapter 20.550 VMC, relating to the Transit Overlay District.

I. Residential developments. New construction of residential buildings along a frontage containing a building line, where permitted, may be exempted from the requirements of this Section, upon a determination made, as specified in subsection G or J of this section, that adherence to the requirements would be detrimental to desirable standards of open space, privacy, and/or protection from street noise for residential dwelling units, provided that in the latter case a weather-protected walkway is provided from the street property line to each entrance to a residential building occupying a site along the required building line.

J. Determination of compliance. Determination as to whether a proposed building arrangement meets the intent, purposes and requirements of this section and VMC 20.630.030, et seq., where applicable, or qualifies for the exemption provided in subsection I of this section, shall be made in accordance with the procedures specified for design review, per Chapter 20.265 VMC. (Ord. M-4105 § 3, 11/17/2014-Effective 12/14/14; Ord. M-3959 § 31, 07/19/2010; Ord. M-3832 § 15, 06/18/2007; Ord. M-3643, 01/26/2004)