4-2-120F CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS:
1. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020.
2. Abutting is defined as “lots sharing common property lines.”
3. Adjacent is defined as “lots located across a street, railroad or right-of-way, except limited access roads.”
4. Use-related provisions are not variable. Use-related provisions that are not eligible for a variance include: building size, units per structure/lot, or densities. Unless bonus size or density provisions are specifically authorized, the modification of building size, units per structure, or densities requires a legislative change in the code provisions and/or a Comprehensive Plan Amendment/Rezone.
5. Allowed Projections into Setbacks:
a. Steps, and decks having no roof and being not over forty two inches (42") high may be built within a front yard setback.
b. Eaves and cornices may project up to twenty four inches (24") into any required setback.
c. Accessory buildings when erected so that the entire building is within a distance of thirty inches (30") from the rear lot line may also occupy the side yard setback of an inside lot line.
d. Where below-grade structures are permitted to have zero front yard/street setbacks, structural footings may minimally encroach into the public right-of-way, subject to approval of the Planning/Building/Public Works Administrator or his/her designee.
6. UC-N2 Zone Upper Story Setback: Buildings or portions of buildings which exceed fifty feet (50') in height which are located within one hundred feet (100') of a shoreline shall include upper story setbacks for the facade facing the shoreline and for facades facing publicly accessible plazas as follows: The minimum setback for a fifth story and succeeding stories shall be ten feet (10') minimum from the preceding story, applicable to each story. Projects not meeting the upper story setbacks defined above may be approved through the modification process when superior design is demonstrated pursuant to RMC 4-9-250D. For a modification to be granted, the project must also comply with the decision and design criteria stipulated in RMC 4-9-250D2.
7. CD Zone: Perimeter street landscape strips may utilize a mix of hard surfaces, brick, stone, textured/colored concrete, and natural landscape elements, groundcover, shrubs and trees, to provide a transition between the public streetscape and the private development, subject to Site Plan Review, RMC 4-9-200B1, and the general and additional review criteria of RMC 4-9-200E1 and F1, F2, and F7. In no case shall living plant material comprise less than thirty percent (30%) of the required perimeter landscape strip in the CD Zone, or fifteen percent (15%) in the UC-N1 and UC-N2 Zones.
8. Shoreline Master Plan Setbacks in the UC-N2 Zone: In the UC-N2 Zone, where the applicable Shoreline Master Program setback is less than fifty feet (50'), the City may increase the setback up to one hundred percent (100%) if the City determines additional setback area is needed to assure adequate public access, emergency access or other site planning or environmental considerations.
9. UC-N2 Zone Modulation/Articulation Requirement: Buildings that are immediately adjacent to or abutting a public park, open space, or trail shall incorporate at least one of the features in items a. through c. and shall provide item d.:
a. Incorporate building modulation to reduce the overall bulk and mass of buildings; or
b. Provide at least one architectural projection for each dwelling unit of not less than two feet (2') from the wall plane and not less than four feet (4') wide; or
c. Provide vertical and horizontal modulation of roof lines and facades of a minimum of two feet (2') at an interval of a minimum of forty feet (40') on a building face or an equivalent standard which adds interest and quality to the project; and
d. Provide building articulation and textural variety.
10. For residential plats minimum lot size, minimum lot width/depth, maximum lot width/depth, minimum and maximum front, side, and rear yards shall use the development standards for the RM-T Zone found in RMC 4-2-110F. (Ord. 5027, 11-24-2003; Ord. 5156, 9-26-2005; Ord. 5369, 4-14-2008)