Chapter 17.83
TRANSITION BETWEEN LAND USES AND ZONES

17.83.010 Purpose

The following standards are intended to ensure compatibility between adjacent uses of different type and intensity.

17.83.020 Applicability

The standards contained in this Section shall apply when a multiple family, commercial, industrial, or public/institutional zone is located adjacent to property that is zoned or used for a less intensive use, except as otherwise provided in this Ordinance. (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

17.83.030 Development Standards

A.    Minimum setbacks

Front yard and street side yard setbacks (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

a.    Where a commercial or institutional use is separated from a residential use or district by a local or collector street, the minimum building setback from such street shall be twenty (20') feet and shall include a minimum landscape setback of fifteen (15') feet. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

b.    Where an industrial use is separated from a residential or institutional use or district by a local or collector street, the setback provisions of the applicable zone district shall apply. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

2.    Interior side and rear yard setbacks (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

a.    A minimum twenty (20) foot wide building setback shall be provided for all commercial developments or institutional uses along side and rear property lines which are contiguous to property designated or used for single-family or multi-family residential uses, and for all multi-family residential developments (except Medium-High Density Residential and High Density Residential development) along side and rear property lines which are contiguous to property designated or used for single-family residential use. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999; Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003; and Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

b.    Where an industrial use abuts a residential or institutional use or zone, the setback provisions of the applicable zone district shall apply. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.) (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

B.    Building heights

1.    The maximum height (measured in accordance with PMC 17.16.020) for any commercial, institutional or multi-family residential buildings (except Medium-High Density Residential and High Density Residential buildings), located adjacent to property designated for single family residential use shall be as follows: (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 199 and Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

 

Building Setback From Single-Family Residential Boundary

Permitted Building Height

Less than 50 feet

35 feet, except with CUP; No windows, balconies, stairways or other areas where people could look out onto adjacent residential properties shall be permitted above the first floor on the side of the building which faces the property designated for single-family residential use

Up to 150 feet

35 feet, except with CUP

Over 150 feet

As permitted by the zone

(Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

2.    In the event a Conditional Use Permit is requested under this Section, additional buffers between the proposed structure and adjacent properties, including but not limited to additional building setbacks and landscaping, may be required by the Planning Commission.

3.    Height limits for industrial buildings shall be those established in the zone district. (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

C.    Landscaping (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.) (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

All commercial, institutional and industrial developments which are contiguous to property designated or used for residential use shall provide a minimum ten (10) foot wide landscape strip adjacent to the residentially zoned property. At least one mature tree shall be provided for each two hundred square feet of required landscape area and shall be planted a maximum of twenty feet on center. A mature tree shall be defined as a forty-eight (48") inch box tree with a tree trunk diameter of three (3") inches as measured four and one-half (4.5') feet above the root crown, or as otherwise approved by the City Landscape Architect. A minimum of 50 percent of the required trees shall be of a fast-growing evergreen variety as approved by the City Landscape Architect. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.) (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

D.    Separation walls (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

Separation walls or fences shall be required as follows, except for commercial uses that are designed to integrate with residential uses or as otherwise approved by the reviewing authority.

1.    All commercial, institutional and industrial uses that are adjacent to property designated or used for residential use shall provide a minimum six (6) foot high decorative masonry wall on the side of the property adjacent to said residential use. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

2.    All multifamily residential uses that are adjacent to property designated or used for single family residential use shall provide a minimum six (6) foot high decorative masonry wall on the side of the property adjacent to said single family residential use.

3.    The reviewing authority may approve use of a view fence combined with landscaping sufficient to screen the more intense uses, when such fence is necessary to preserve views, discourage graffiti, or for other reasons specific to the use and/or the site.

E.    Location of service areas

All loading areas and trash enclosures shall be located a minimum of twenty (20) feet from any residential use, out of which a minimum ten (10) feet shall be landscaped, and shall be screened from adjacent residential uses by walls, fences, or dense landscaping to the satisfaction of the reviewing authority.