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Pursuant to LUC 20.25B.030, all development activity within a transition area must comply with the following:

A. Building Height.

1. Definition. In a transition area, building height shall be measured from average existing grade around the building to the highest point of a flat roof or to the mean height between the tallest eave and tallest ridge of a pitched roof. Mechanical equipment and satellite dish antennas are included in building height calculations, except that mechanical equipment may be located within the upper one-half of a pitched roof form not to exceed 10 feet above maximum building height. This additional 10 feet is for equipment or screening purposes only and not to obtain additional habitable space. Specifically excluded from this definition are parapet walls designed solely, and only to the extent necessary, to screen mechanical and elevator equipment, and slender structural elements not intended for human habitation and not exceeding 10 feet above the maximum building height including chimneys, smoke ventilation stacks, omni-directional antennas, and flagpoles. This definition supersedes the building height definition in LUC 20.50.012 for purposes of this chapter only.

2. Maximum Height. The following chart sets forth the height limitation of any building within a transition area and the maximum height which may be achieved through bonuses as indicated in subsection A.3 of this section:

Zone

Basic Height w/out Bonuses

Maximum Height w/Bonuses Limitation

R-10

30'

30'

R-15

30'

30'

R-20

30'

40'

R-30

30'

40'

PO

20'

30'

O

30'

40'

OLB

30'

45'

OLB-OS

30'

45'

OLB 2

45'/75' (1)

45'/75' (1)

LI

30'

45'

GC

30'

40'

NB

20'/30' (2)

35' (3)

NMU

45'/75' (1)

45'/75' (1)

CB

30'

45'

F2

75'

75'

F3

75'/135' (4)

75'/135' (4)

(1)In the OLB 2 and NMU Districts, the 45-foot basic height may be achieved through adherence to the Transition Area Design District development standards (this section) and the design guidelines (LUC 20.25B.050). The maximum height shall include mechanical equipment embedded within the building structure via a mechanical room. Maximum height up to 75 feet shall not exceed the maximum height for the district receiving transition when measured from the existing grade at the property line of the district receiving transition.

(2)In the NB District, the 30-foot height limit may be achieved only when the development is in compliance with LUC 20.20.010, Note (25).

(3)The 35-foot height limit may be achieved only when the development is in compliance with LUC 20.20.010, Note (25), and achieves a 5-foot height bonus as indicated in subsection A.3 of this section.

(4)In the F3 District, the 135-foot height limit may be achieved only on properties south of the F3 Land Use District Separation Line and when the development is in compliance with LUC 20.20.010, Note (34).

3. Allowable Height Increase. Except in an R-10 or R-15 District, the height limitation may be increased up to maximum height with bonuses limitation indicated in subsection A.2 of this section only if one or more of the following items is provided, the decision criteria for Administrative Design Review are met, and the intent of the Transition Area Design District is maintained:

Item

Increase Allowed

a.

Underbuilding parking:

5-foot increase

b.

Basement parking:

10-foot increase

c.

Pitched roof:

5-foot increase

d.

Top floor stepback on all sides of at least 10 feet:

5-foot increase

e.

No mechanical equipment on the roof:

5-foot increase

f.

Existing grade at the proposed building line is at 10 feet below the existing grade at the property line of the property receiving transition:

5-foot increase

g.

Affordable housing provided under LUC 20.20.128:

15-foot increase

4. Modification to Height. Except in the OLB 2, NMU, and F3 Districts, the maximum building height allowed in subsection A.2 of this section may be modified through the Administrative Design Review process only if the following conditions are met:

a. When the location of the building pad is at least 20 feet below the existing grade at the property line of the property receiving transition; and

b. The modified building height does not exceed the maximum height permitted by the underlying land use district for properties outside transition areas; and

c. The project, with the height modification, will provide the same or better transition to the property receiving transition as with the maximum height permitted in subsection A.2 of this section.

B. Setbacks.

1. Setback for Primary Structures. Primary structures must be located a minimum of 30 feet from the property line of the district receiving transition.

2. Distance between Primary Structures. Primary structures must be located a minimum of 20 feet from other primary structures; provided, that this separation requirement may be modified pursuant to LUC 20.25H.040 on sites in the Critical Areas Overlay District.

C. Landscaping, Open Space and Buffers.

1. Landscaping. All landscaping shall comply with standards set forth in LUC 20.20.520. The provisions of LUC 20.20.520.J (Alternative Landscaping Option) are applicable and, in addition, may be used to modify up to 10 feet of required street frontage landscaping.

2. Buffer.

a. A landscaped buffer, at least 20 feet in width, shall be provided along the entire street frontage where any portion of the street frontage is abutting a district receiving transition and along the interior property line abutting the district receiving transition.

b. All significant trees within 15 feet of the property line shall be retained as required by LUC 20.20.520.E.

c. The buffer shall be planted with the following, and shall include at least 50 percent native species in the required plantings:

i. Evergreen and deciduous trees, of which no more than 40 percent can be deciduous. There shall be a minimum of 5 trees per 1,000 square feet of buffer area, which shall be a minimum of 10 feet high at planting, along with the evergreen shrubs and living groundcover as described in subsections C.2.c.ii and iii of this section to effectively buffer development from adjacent residential properties; and

ii. Evergreen shrubs, a minimum 42 inches in height at planting, at a spacing no greater than 3 feet on center; and

iii. Living groundcover planted to cover the ground within three years; and

iv. Alternatively, where the street frontage landscaping will be planted to buffer a building elevation and not a parking area, driveway or site development other than a building, a lawn no less than five feet in width may be substituted for the shrubs and groundcover required in subsections C.2.c.ii and iii of this section; provided, that the soil in the entire area of lawn is amended in accordance with LUC 20.20.520.F.8. This subsection does not apply in LI and GC Districts.

d. Where an LI, GC or CB zoned property abuts a residential district on an interior property line, an evergreen hedge a minimum of four feet in height at planting and capable of achieving a continued visual screen with a height of five feet within a three-year period or a combination of shrubs and fence shall be added within the required planting area to achieve the effect of a hedge.

e. Patios and other similar ground level features and trails may be incorporated into the buffer area, except that no more than 20 percent of the area may be used for such features. Patios shall not be located within 10 feet of the property line.

D. Site Design Standards.

1. Surface parking lots shall be screened from street level views and from ground level views of an abutting residential district of a lower intensity by berms, hedges, walls or combinations thereof. In appropriate circumstances, surface parking lots should be located away from adjacent residential properties.

2. Site features such as fences, walls, refuse enclosures, light fixtures, carports and storage units shall be designed to be integrated with the architectural design of the primary structure.

E. Mechanical Equipment. Except in the OLB 2 and NMU Districts, mechanical equipment which is located on the roof shall be incorporated into the pitched or stepped roof form, and not appear as a separate penthouse or box. In the OLB 2 and NMU Districts, the rooftop mechanical equipment shall be fully screened and accommodated within the maximum height limit.

F. Refuse Containers. All refuse and recycling containers shall be contained within structures enclosed on all four sides and utilize lids made of molded plastic or other sound buffering material.

G. Signs. Building design shall provide for architecturally integrated signage consistent with the scale and architecture of the building. Signs shall meet the requirements of Chapter 22B.10 BCC, Sign Code. (Ord. 6626, 12-6-21, § 9; Ord. 6366, 8-7-17, § 9; Ord. 6323, 11-21-16, § 11; Ord. 6197, 11-17-14, § 18; Ord. 5683, 6-26-06, §§ 20, 21; Ord. 5480, 10-20-03, § 18; Ord. 5460, 8-4-03, §§ 6, 7; Ord. 5431, 1-21-03, § 4; Ord. 5403, 8-5-02, § 10; Ord. 5385, 7-15-02, § 8; Ord. 5089, 8-3-98, § 26; Ord. 5086, 8-3-98, §§ 6, 7; Ord. 4972, 3-3-97, § 7; Ord. 4816, 11-27-95, § 106; Ord. 4654, 6-6-94, § 44; Ord. 4422, 9-28-92, § 4; Ord. 4352, 4-13-92, § 1; Ord. 4130, 3-12-90, § 4)