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A. Purpose. The edge conditions regulations support a buffer between low-density residential zones or open space areas and zones that permit development of higher intensity. Where multi-unit residential zones or commercial zones are adjacent to lower intensity residential or open space zones, development shall incorporate elements in the site design and building design to soften its impact and to result in a compatible transition to the sensitive zone.

B. Applicability. The standards below apply to any portion of property located within any zone designated in Table 3-2: Edge Condition Zones as “Zones Providing Transition” that are adjacent to a parcel designated in Table 3-2: Edge Conditions Zones as “Zones Receiving Transition.” For the purposes of this section, the term “adjacent” shall not include any properties separated by a street, alley, or other right-of-way, whether public or private.

Table 3-2: Edge Condition Zones

Zones Receiving Transition

R-1, R-2

Zones Providing Transition

R-3, R-4, O, PF, C-N, C-C, C-D, C-R, C-T, C-S, M, BP

C. Exceptions.

1. Where a transition area abuts a zone receiving transition and all properties that would receive transition are developed with legally allowed nonresidential uses, the requirements of this section shall not apply.

2. The requirements of this section shall not apply to development of a wireless telecommunications facility.

D. Standards.

1. FAR Reduction. The maximum floor area ratio for a property in a zone providing transition shall be ten percent less than indicated in the zoning regulations for that zone (Chapters 17.12 through 17.60, inclusive).

2. Setbacks. The setback standards for a property in a zone providing transition shall be as set forth in Table 3-3: Edge Conditions Minimum Setbacks. See also Figure 3-3: Edge Conditions Interior Side and Rear Setbacks and Building Height.

Table 3-3: Edge Conditions Minimum Setbacks

Maximum Building Height

Minimum Required Setback

A point this high on the roof of a building in a zone providing transition:

Must be at least this far from the property line of a zone receiving transition:

1—22 feet

10 feet (minimum setback)

23—24 feet

12 feet

25—26 feet

14 feet

27—28 feet

16 feet

29—31 feet

19 feet

32—33 feet

21 feet

34+ feet

23 feet

Figure 3-3. Edge Conditions Interior Side and Rear Setbacks and Building Height

3. Upper Level Open Space Orientation and Setbacks. Balconies and terraces are prohibited above the first floor on the building side facing an adjacent zone receiving transition.

4. Rooftop Open Spaces. The minimum required setback for any rooftop open space shall be increased by ten feet on the building side facing an adjacent zone receiving transition. All such permitted rooftop open spaces and terraces shall incorporate features that guard against noise impacts on adjacent properties located within a zone receiving transition consistent with standards set forth in Chapter 9.12 (Noise Control).

5. Windows. All windows along any facade facing a property in a zone receiving transition shall, at the second story and above, be offset horizontally at least twelve inches (edge to edge) from any windows on buildings on an adjacent property in a zone receiving transition, with the intent of preserving privacy and avoiding having windows immediately opposite each other.

E. Driveway Orientation. All driveways and drive aisles shall be oriented such that glare from automobile headlights originating from the use does not point towards an adjacent zone receiving transition. Any driveways and drive aisles facing an adjacent zone receiving transition must be fully screened from the adjacent use.

F. Trash and Recycling.

1. Collection Areas. Areas for the collection and storage of trash, green waste, and recyclable materials shall be located on the subject site in a location that will avoid noise and odor impacts consistent with applicable city and other codes.

2. 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. Hours of Operation. A use that will operate outside of the hours from seven a.m. to eight p.m. shall require a minor use permit to ensure that the use will not negatively impact the uses located in the zone receiving transition. Commercial hours of operation may be restricted upon evidence of a substantiated complaint or inadequate parking.

H. Mechanical Service and Loading Areas. Service and loading areas shall be screened from zones receiving transition. When located in proximity to residential uses in zones receiving transition, techniques such as block walls, enhanced setbacks, or enclosed loading or equipment shall be used to minimize adverse impacts from vehicular noise and noise from mechanical equipment. (Ord. 1705 §§ 17, 20, 21, 2021; Ord. 1650 § 3 (Exh. B), 2018)