Chapter 20.28
OP PROFESSIONAL OFFICE ZONE
Sections:
20.28.005 Description and purpose.
20.28.010 Permitted uses – OP professional office zone.
20.28.015 Use interpretations.
20.28.030 Property development standards – OP zone.
20.28.035 Required parking – OP zone.
20.28.045 Performance standards – OP zone.
20.28.001 OP zone.
The following OP zone is established. Properties so designated shall be subject to the provisions contained in this chapter.
OP Professional office zone.
(Ord. 2332 § 1, 1992).
20.28.005 Description and purpose.
The OP professional office zone is intended to provide an area for the location of buildings for limited professional and business offices, associated accessory uses, and other compatible uses, with regulations to afford protection in this and adjacent zones, and in certain instances to serve as a compatible zone with both residential and nonresidential zones.
(1) OP Professional Office Zone. The OP zone is intended to provide for professional office uses in close proximity to associated uses, such as hospitals or public offices, which may be adversely impacted by typical retail commercial uses. The OP zone is also intended to provide for the establishment of well-designed and landscaped professional office uses in areas which are less suitable for general commercial development due to traffic generation and other characteristics, but may also be less suitable for residential development due to proximity to major transportation corridors or retail commercial areas. (Ord. 2332 § 2, 1992).
20.28.010 Permitted uses – OP professional office zone.
The following uses are permitted in an OP zone:
(1) Primary uses:
(a) Office buildings for the accommodation of executive, administrative, professional or scientific staffs;
(b) Medical and dental clinics, excluding veterinary clinics;
(c) Professional office and service uses, not involving any outdoor storage or drive-through facilities;
(d) Wireless communication facilities are permitted as primary uses subject to the provisions of Chapter 20.59 PMC.
(2) Accessory uses, permitted only in conjunction with a primary use:
(a) Accessory uses in the same building, which are incidental to the primary use; provided, that accessory uses such as gift shops, newsstands, pharmacies, deli or coffee shops, beauty/barber shops and tanning salons, and employer-operated day care facilities shall not exceed a cumulative floor area of 20 percent of the floor area occupied by the primary use;
(b) One single-family dwelling in conjunction with and accessory to the primary use; provided, that it shall be within the same building as the primary use and occupied only by the owner, manager or caretaker of such use;
(c) Wireless communication facilities are permitted as accessory uses subject to the provisions of Chapter 20.59 PMC;
(d) Electric vehicle infrastructure, Level 1, Level 2 and rapid charging stations only, subject to the provisions of Chapter 20.56 PMC.
(3) Conditional uses:
(a) Restaurants, where customers are to be served only within the confines of the restaurant building or in permanently established seating areas immediately adjacent to the restaurant building. The following factors shall be considered when evaluating any proposed restaurant use:
(i) The type and size of the proposed restaurant;
(ii) The present use of adjoining properties, and the anticipated compatibility of the proposed restaurant with such uses; and
(iii) Whether the site adjoins a residential zone, and the degree to which the proposed restaurant is compatible with residential uses;
(b) Day care facilities;
(c) Wireless communication facilities are permitted as conditional uses subject to the provisions of Chapter 20.59 PMC;
(d) Public service uses. (Ord. 2980 § 11, 2011; Ord. 2754 § 8, 2003; Ord. 2507 §§ 4, 5, 6, 1997; Ord. 2332 § 3, 1992).
20.28.015 Use interpretations.
Whenever a use is proposed to be established for property in an OP zone, the planning director or designee shall determine the appropriate classification of the use under the classifications set forth in PMC 20.28.010. All such determinations shall be based upon a finding that the use is consistent with the description and purpose for the zone. All determinations made pursuant to this section may be appealed as an interpretation review to the hearing examiner pursuant to Chapter 20.87 PMC. (Ord. 2332 § 4, 1992).
20.28.030 Property development standards – OP zone.
The following table (Table 20.28.030) sets forth the required development standards applicable to properties located in the OP zone. Except as otherwise indicated in this section, the numbers listed represent feet:
|
Table 20.28.030 |
|
|---|---|
|
Property Development Standards – OP Zone |
|
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(1) Minimum lot width |
50 |
|
(2) Minimum lot depth |
70 |
|
(3) Minimum front yard setback |
See PMC 20.26.300(3) – site plan design principles |
|
(4) Minimum rear yard setback |
20 |
|
(5) Minimum interior side yard setback |
5 |
|
(6) Minimum street side yard setback |
See PMC 20.26.300(3) – site plan design principles |
|
(7) Minimum street frontage |
35 |
|
(8) Minimum landscaped setback along common boundary exclusive of streets, with property zoned RS, RM or PDR |
15 |
|
(9) Maximum structural lot coverage |
50% |
|
(10) Maximum building height1 |
36 |
|
(11) Minimum distance between buildings |
10 |
|
(12) Minimum landscaped area by percentage of lot area |
20% |
Code reviser’s note: Ord. 3119 retained an asterisk here, which has been removed as the corresponding footnote was deleted.
(Ord. 3119 § 31, 2016; Ord. 2754 § 8, 2003; Ord. 2332 § 5, 1992).
20.28.035 Required parking – OP zone.
Off-street parking for properties located in the OP zone shall be provided in accordance with Chapter 20.55 PMC. (Ord. 2332 § 6, 1992).
20.28.040 Signs.
All signage within the OP zone shall conform to the general sign provisions set forth in Chapter 20.60 PMC. (Ord. 2754 § 8, 2003; Ord. 2615 § 1, 1999; Ord. 2332 § 7, 1992).
20.28.045 Performance standards – OP zone.
The following special requirements and performance standards shall apply to properties located in the OP zone:
(1) Exterior Mechanical Devices. Large mechanical equipment shall be screened from surrounding residentially zoned properties and public rights-of-way. Minor utility equipment, such as small generators, utility meters, air conditioners, or junction boxes, which are less than three and one-half feet in height, shall be exempt from screening requirements. Alternative methods for screening may include the use of building or parapet walls, sight-obscuring fencing and/or landscaping, equipment enclosures, consolidation and orientation of devices towards the center of the rooftop, and/or the use of neutral color surfaces.
(2) Required Landscaping. Whenever landscaping is required by this title and/or by conditions of approval of discretionary applications, such landscaping shall be designed, approved, installed and maintained in accordance with the provisions of Chapter 20.58 PMC and this title. Landscape plans shall also incorporate sufficient and compatible landscape treatment adjacent to all structures and within the interior and around the perimeter of all parking facilities, regardless of size. In no event shall such landscaped areas be used for storage of materials or parking of vehicles.
(3) Outdoor Lighting. Within 100 feet of any RS, RM and/or PDR zone, outdoor lighting and aerial-mounted floodlighting shall be shielded from above in such a manner that the bottom edge of the shield shall be below the light source. Said lighting shall also be shielded so that the direct illumination shall be confined to the property boundaries of the light source. Ground-mounted floodlighting or light projection above the horizontal plane is prohibited between midnight and sunrise. All outdoor lighting shall be directed away from surrounding residential zones and public rights-of-way.
(4) Fences and Walls. Except as regulated in subsection (5) of this section, fences and walls constructed in the OP zone shall not exceed a maximum height above adjacent grade as set forth in this subsection:
(a) Fences and walls located within a required front yard shall not exceed a height of three and one-half feet;
(b) Fences and walls located within a rear or interior side yard shall not exceed a total height of six feet;
(c) Fences and walls located within a required street side yard shall not exceed a total height of three and one-half feet; and
(d) Fences and walls constructed within the buildable area of a lot may be as high as the building existing within said area.
(5) OP-Zoned Properties Abutting Residential-Zoned Properties or Alleys. Whenever OP-zoned property abuts any RS, RM or PDR zone, the following shall be required:
(a) A landscape buffer pursuant to the provisions of PMC 20.26.500(1) and (2);
(b) A six-foot-high masonry wall or wood opaque fence established and maintained along the common property line that abuts said residential zone, except that fences and walls located within the required front or street side yard setback shall not exceed a height of three and one-half feet;
(c) When an alley separates an OP-zoned property from a residential zoned property, creating a separation between the two zones, the zone transition standards defined in PMC 20.26.500 shall apply, except that the on-site buffer required under PMC 20.26.500(1) may be reduced to 15 feet.
(6) Sight Distance Requirements. At all street, alley and driveway intersections there shall be a triangular yard area within which no tree, sight-obscuring fence, shrub, wall or other visual obstruction shall be permitted higher than 30 inches above the adjacent grade of the street, alley or driveway. The triangular area shall be measured as follows:
(a) At any intersection of two street rights-of-way, two sides of the triangle shall extend 20 feet along both property lines abutting the street right-of-way, measured from their point of intersection;
(b) At any intersection of a driveway with a street or alley, the sides of the triangle shall extend 10 feet along the street or alley right-of-way and 15 feet along the edge of the driveway, measured from their point of intersection; and
(c) The provisions of this subsection shall be in addition to any other sight distance protection requirements of the city, and in the event of a conflict between requirements, the more restrictive shall apply.
(7) Trash and Recycling Receptacles. Trash and recycling receptacles shall be screened from adjacent properties and public rights-of-way by an opaque visual barrier no lower than the highest point of the receptacles.
(8) Building Height Exceptions. Chimneys and vents may exceed the maximum height requirement set forth in Table 20.28.030 in PMC 20.28.030.
(9) Any nonresidential structures constructed, or subject to major expansion and/or extensive remodeling, shall be subject to the design review standards outlined in PMC 20.26.300 of the commercial zone and administered in accordance with the provisions set forth in Chapter 20.26 PMC. (Ord. 3073 § 11, 2014; Ord. 2694 § 4, 2001; Ord. 2615 § 1, 1999; Ord. 2332 § 8, 1992).
20.28.050 Prohibited uses.
Any uses not permitted in accordance with PMC 20.28.010 are prohibited. Examples of uses specifically prohibited in an OP zone are as follow:
(1) Veterinary clinics;
(2) Outdoor storage;
(3) Residential uses except as permitted in PMC 20.28.010(2)(b); and
(4) General commercial uses except as permitted in PMC 20.28.010(2) or (3). (Ord. 2826 § 5, 2005; Ord. 2332 § 9, 1992).