Chapter 18.25
REGULATIONS FOR THE TRANSIT NEIGHBORHOOD (TN) ZONING DISTRICT
Sections:
18.25.050 Existing buildings and uses.
18.25.060 Development standards.
18.25.070 Parking requirements.
18.25.080 Additional development standards.
18.25.010 Application.
The regulations set forth in this chapter apply to all Transit Neighborhood (TN) zoning districts. (Ord. 1992 § 1, 11-27-18).
18.25.020 Intent.
This zone is designed to implement the Transit Neighborhood General Plan designation, creating a high-density, transit-oriented residential district with supportive retail services. Transit Neighborhoods are expected to be implemented over time, and the district contains provisions for the continuation of existing industrial buildings and uses. (Ord. 1992 § 1, 11-27-18).
18.25.030 Permitted uses.
(a) Multiple-family dwellings.
(b) Home occupation as defined under Chapter 18.06 SCCC.
(c) Live/work units.
(d) Supportive housing, subject to the same standards and restrictions as other dwelling units under this chapter.
(e) Transitional housing, subject to the same standards and restrictions as other dwelling units under this chapter.
(f) Housing for the ambulatory aged.
(g) On the ground floor of mixed use structures, or in buildings intended solely for retail use, any use permitted in the CC Community Commercial district (Chapter 18.36 SCCC), CN Neighborhood Commercial district (Chapter 18.34 SCCC), or OG General Office district (Chapter 18.32 SCCC), each as amended, except that auto repair and auto sales, other than product showcase venues, are not permitted, subject to the regulations set forth in this chapter.
(h) On the first three floors of mixed use structures, professional offices, financial and general business offices, and day care, preschool, and nursery school uses.
(i) Outdoor seating and dining areas appurtenant to retail uses.
(j) Live entertainment that is wholly incidental to an otherwise permitted commercial use.
(k) Outdoor walk-up facility appurtenant to retail uses.
(l) On-sale of alcohol appurtenant to restaurant uses.
(m) Neighborhood Light Industrial uses, with a public facing component, including but not limited to breweries, wineries, catering companies, garment manufacturing, and crafts and artists’ studios. Such uses shall be operated completely within an enclosed building. (Ord. 1992 § 1, 11-27-18; Ord. 2025 § 1, 1-12-21).
18.25.040 Conditional uses.
(a) On the ground floor of multifamily dwellings, or in buildings intended solely for retail use, any use identified as a conditional use in the CC Community Commercial district (Chapter 18.36 SCCC), CN Neighborhood Commercial district (Chapter 18.34 SCCC), or OG General Office district (Chapter 18.32 SCCC), each as amended, subject to the regulations set forth in this chapter.
(b) Cocktail lounges, bars, and taverns, involving the on-sale of alcohol without meals.
(c) Live entertainment as a primary use.
(d) Stand-alone parking garage. (Ord. 1992 § 1, 11-27-18).
18.25.050 Existing buildings and uses.
(a) Notwithstanding any other provision in this chapter, the lawful use of buildings existing prior to the adoption of this chapter may continue and none of the other sections of this chapter shall apply, as though the prior zoning of the parcel remained in place, until such time as the existing use (including any expansions) has been discontinued in its entirety, at which time the prior zoning shall become inapplicable and the other sections of this chapter shall apply from that point forward.
(b) Allowed Uses. For parcels with legal uses of buildings existing prior to the adoption of this chapter, permitted uses of the prior zoning district are allowed, and none of the other sections of this chapter shall apply to such building and use, until such time as the existing use (including any expansions) has been discontinued in its entirety.
(c) Conditional Uses. For parcels with legal uses of buildings existing prior to the adoption of this chapter, conditional uses of the prior zoning district are conditionally permitted, and none of the other sections of this chapter shall apply, until such time as the existing use (including any expansions) has been discontinued in its entirety.
(d) Development Standards. For parcels with legal uses of buildings existing prior to the adoption of this chapter, development standards of the prior zoning district shall apply, and none of the other sections of this chapter shall apply, until such time as the existing use (including any expansions) has been discontinued in its entirety. (Ord. 1992 § 1, 11-27-18).
18.25.060 Development standards.
(a) Maximum Dwelling Unit Density. For the Transit Neighborhood district, the maximum dwelling unit density is three hundred fifty (350) dwelling units per acre.
(b) Minimum Dwelling Unit Density. For the Transit Neighborhood district, the minimum dwelling unit density is sixty (60) dwelling units per acre on parcels less than one acre in size legally existing as of November 13, 2018, and one hundred (100) dwelling units per acre for all other parcels.
(c) Minimum Lot Area. None.
(d) Minimum Lot Width. None.
(e) Building Height Limits. The maximum height limit in the Transit Neighborhood district is two hundred twenty (220) feet in height.
(f) Front Yard Requirements. None.
(g) Side Yards Requirements. None.
(h) Maximum Building Coverage. No maximum, subject to providing adequate pervious area to meet stormwater requirements. (Ord. 1992 § 1, 11-27-18; Ord. 2025 § 2, 1-12-21).
18.25.070 Parking requirements.
(a) Minimum Parking Requirements.
(1) The minimum parking requirement for grocery stores is one parking space per five hundred (500) square feet of building area.
(2) The minimum parking requirement for all other commercial uses, including restaurants, is one parking space per one thousand (1,000) square feet of building area.
(3) Residential units: one parking space per unit.
(4) Residential units with a floor area of less than five hundred fifty (550) square feet: 0.5 space per unit.
(5) Guest parking associated with residential uses: one space per twenty (20) units.
(6) Home for the ambulatory aged: one space per employee plus 0.1 space per unit.
(b) Shared Parking. Parking shared among uses is encouraged, and up to twenty percent (20%) of parking spaces provided may be shared between two uses. For the purposes of this title, those parking spaces shared between two uses count towards the parking requirement of both.
(c) Unbundled Parking. A maximum of one parking space shall be rented or sold with each unit. Additional parking spaces shall be rented or sold separately.
(1) As an alternative to renting or selling parking spaces separately from residential units, property managers may implement a parking preference program, with prospective renters without cars put on a separate waiting list from renters with cars, and renters being chosen alternately from the two lists.
(d) Minimum Bicycle Parking Requirements.
(1) For each multifamily unit, one Class 1 parking space per two units and one Class 2 bike rack, accommodating two bikes, per fifteen (15) units are required.
(2) For retail or restaurant uses, for every one thousand (1,000) square feet of floor area, one Class 2 bike rack (accommodating two bikes) is required. In addition, one Class 1 parking space is required for every thirty (30) employees or fraction thereof. (Ord. 1992 § 1, 11-27-18).
18.25.080 Additional development standards.
(a) Lighting and Security.
(1) Open parking areas and common open space areas shall include lighting which provides a minimum illumination of one footcandle. Lighting fixtures shall be weather and vandal resistant. Lighting shall reflect away from residential areas and public streets.
(2) All main entrance doors to individual dwelling units shall be equipped with one hundred eighty (180) degree door viewer. Each main entrance door shall be equipped with a deadbolt lock with a cylinder guard, a minimum of one-inch bolt projection and a maximum security strike plate.
(3) All sliding glass doors and ground floor windows shall be equipped with auxiliary locks, as approved by the Chief of Police.
(b) Trash Disposal. Each property shall provide accessible trash disposal areas. If not screened within a garage or structure, each disposal area shall be screened from public view. Such enclosures shall provide area of sufficient size to accommodate trash and recycling bins for residential and commercial uses on site. Trash compactors shall be located within an enclosed building. (Ord. 1992 § 1, 11-27-18).