Part 20.25B Transition Area Design District

20.25B.010 Purpose.

The Transition Area Design District provides a buffer between a residential land use district and a land use district which permits development of higher intensity. Where multifamily development is planned adjacent to single-family residential uses or commercial development is planned adjacent to residential uses, such development should incorporate elements in the site design and building design to soften its impact and to result in a compatible transition. (Ord. 4130, 3-12-90, § 4)

20.25B.020 Applicability.

A.    General.

This chapter applies to any portion of property located in a district designated on the chart below as “Districts providing transition” which is located within 300 feet of property located in a district designated on the chart as “Single-family districts receiving transition” or within 150 feet of property located in a district designated on the chart as “Multifamily districts receiving transition.”

B.    Limitations.

1.    Where a transition area abuts a portion of I-90, I-405, SR 520, Burlington Northern Railroad right-of-way, or power transmission line which is located in a single-family or multifamily district, the City shall include that portion as part of the required width of the transition area.

2.    If the applicant establishes that a minimum 150-foot width of greenbelt or native growth protection easement is permanently dedicated for nonbuildable purposes and is located in a single-family or multifamily district, the City shall include that portion as part of the required width of the transition area.

3.    Development within any Downtown Land Use District is not subject to Transition Area Design District requirements (refer to LUC 20.25A.090, Perimeter Design District).

4.    Development within the F1 Land Use District is not subject to Transition Area Design District requirements.

5.    Development within the OLB-OS Land Use District is not subject to Transition Area Design District requirements where that property receiving transition is developed in a nonresidential use.

6.    Development of a wireless communications facility is not subject to Transition Area Design District requirements.

7.    Development within the Medical Institution Land Use District is not subject to Transition Area Design District requirements.

8.    Development within the Bel-Red Land Use Districts is not subject to the Transition Area Design District requirements unless specifically made applicable pursuant to Part 20.25D LUC.

CHART – DISTRICTS RECEIVING TRANSITION

 

Districts Receiving Transition

 

 

 

 

 

 

 

SINGLE-FAMILY

 

MULTIFAMILY

SINGLE-FAMILY

MULTIFAMILY

 

 

 

 

 

 

 

 

 

R-1

 

R-1.8

 

R-2.5

 

R-3.5

 

R-4

 

R-5

***

R-7.5

 

R-10

 

R-20

 

R-30

 

PO

 

O

 

OLB/ OLB-OS

 

U

 

GC

 

NB

 

CB

 

LUC OC*

 

LUC OC**

Districts Providing Transition

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

R-10

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

 

 

 

s

 

 

R-15

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

 

 

 

s

 

 

R-20

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

 

 

 

s

 

 

R-30

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

 

 

 

s

 

 

PO

s

s

s

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

s

 

s

O

s

s

s

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

s

 

s

OLB/

OLB-OS****

s

s

s

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

s

 

s

LI

s

s

s

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

s

 

s

GC

s

s

s

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

s

 

s

NB

s

s

s

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

s

 

s

CB

s

s

s

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

s

 

s

F2

s

s

s

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

s

 

s

F3

s

s

s

s

s

s

s

s

s

s

 

 

 

 

 

 

 

 

s

 

s

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

*    A land use district outside of the City boundaries which permits no more than five dwelling units per acre, and which is classified as a residential district

**    A land use district outside of the City boundaries which permits no more than five dwelling units per acre, and which is classified as a residential district

***    Not effective within the jurisdiction of the East Bellevue Community Council

****    See LUC 20.25B.020.B.5

s    Areas of transition

(Ord. 5876, 5-18-09, § 24; Ord. 5587, 3-7-05, § 8; Ord. 5475, 10-20-03, § 11; Ord. 5460, 8-4-03, § 5; Ord. 5403, 8-5-02, § 9; Ord. 5385, 7-15-02, § 7; Ord. 5089, 8-3-98, § 25; Ord. 4979, 3-17-97, § 14; Ord. 4130, 3-12-90, § 4)

20.25B.030 Design Review requirements.

All development within a Transition Area Design District must be reviewed by the Director of the Department of Planning and Community Development using the Design Review Process, Part 20.30F LUC. If any portion of a building is within a transition area, only that portion is subject to transition area development standards; however, the entire building is subject to Design Review and site design guidelines. If any portion of a site is within a transition area, only that portion of the site is subject to transition area development standards, site design guidelines and Design Review. However, if the portion includes part of the street frontage, the entire street frontage is subject to the transition area buffer requirements. (Ord. 4130, 3-12-90, § 4)

20.25B.040 Development standards.

Pursuant to LUC 20.25B.030, all development activity within a transition area must comply with the following:

A.    Building Height.

1.    Definition. For purposes of this chapter, building height shall be measured from average existing grade around the building to the highest point of a flat roof or parapet or to the mean height between the eaves and ridge of a pitched roof. Mechanical equipment and satellite dish antennas are included in building height calculations, except that mechanical equipment may extend into the upper one-half of a pitched roof form not to exceed 10 feet above maximum building height. This additional 10 feet is for equipment or screening purposes only and not to obtain additional habitable space. Specifically excluded from this definition are slender structural elements not intended for human habitation and not exceeding 10 feet above the maximum building height including chimneys, smoke ventilation stacks, omni-directional antennas, and flagpoles. This definition supersedes the building height definition in LUC 20.50.012 for purposes of this chapter only.

2.    Maximum Height. The following chart sets forth the height limitation of any building within a transition area and the maximum height which may be achieved through bonuses as indicated in paragraph A.3 of this section:

Zone

Basic Height w/out Bonuses

Maximum Height w/Bonuses Limitation

R-10

30′

30′

R-15

30′

30′

R-20

30′

40′

R-30

30′

40′

PO

20′

30′

O

30′

40′

OLB

30′

45′

OLB-OS

30′

45′

LI

30′

45′

GC

30′

40′

NB

20′/30′1

35′2

CB

30′

45′

F2

75′

75′

F3

75′/135′3

75′/135′3

(1)    In the NB District, the 30-foot height limit may be achieved only when the development is in compliance with LUC 20.20.010, Note (25).

(2)    The 35-foot height limit may be achieved only when the development is in compliance with LUC 20.20.010, Note (25), and achieves a five-foot height bonus as indicated in paragraph A.3 of this section.

(3)    In the F3 District, the 135-foot height limit may be achieved only on properties south of the F3 Land Use District Separation Line and when the development is in compliance with LUC 20.20.010, Note (34).

3.    Allowable Height Increase. Except in an R-10 or R-15 District, the height limitation may be increased up to maximum height with bonuses limitation indicated in paragraph A.2 of this section only if one or more of the following items is provided, the decision criteria for Administrative Design Review are met, and the intent of the Transition Area Design District is maintained.

 

Item

Increase Allowed

a.

Underbuilding parking:

5-foot increase

b.

Basement parking:

10-foot increase

c.

Pitched roof:

5-foot increase

d.

Top floor stepback on all sides of at least 10 feet:

5-foot increase

e.

No mechanical equipment on the roof:

5-foot increase

f.

Existing grade at the proposed building line is at 10 feet below the existing grade at the property line of the property receiving transition:

5-foot increase

4.    Modification to Height. The maximum building height allowed in paragraph A.2 of this section may be modified through the Administrative Design Review process only if the following conditions are met:

a.    When the location of the building pad is at least 20 feet below the existing grade at the property line of the property receiving transition; and

b.    The modified building height does not exceed the maximum height permitted by the underlying land use district for properties outside transition areas; and

c.    The project, with the height modification, will provide the same or better transition to the property receiving transition as with the maximum height permitted in paragraph A.2 of this section.

B.    Setbacks.

1.    Setback for Primary Structures. Primary structures must be located a minimum of 30 feet from the property line of the district receiving transition.

2.    Distance Between Primary Structures. Primary structures must be located a minimum of 20 feet from other primary structures; provided, that this separation requirement may be modified pursuant to LUC 20.25H.040 on sites in the Critical Areas Overlay District.

C.    Landscaping, Open Space and Buffers.

1.    Landscaping. All landscaping shall comply with standards set forth in LUC 20.20.520. The provisions of LUC 20.20.520.J (Alternative Landscaping Option) are applicable and, in addition, may be used to modify up to 10 feet of required street frontage landscaping.

2.    Buffer.

a.    A landscaped buffer, at least 20 feet in width, shall be provided along the entire street frontage where any portion of the street frontage is abutting a district receiving transition and along the interior property line abutting the district receiving transition.

b.    All significant trees within 15 feet of the property line shall be retained as required by LUC 20.20.520.E.

c.    The buffer shall be planted with the following, and shall include at least 50 percent native species in the required plantings:

i.    Evergreen and deciduous trees, of which no more than 40 percent can be deciduous. There shall be a minimum of five trees per 1,000 square feet of buffer area, which shall be a minimum of 10 feet high at planting, along with the evergreen shrubs and living groundcover as described in paragraphs C.2.c.ii and iii of this section to effectively buffer development from adjacent residential properties; and

ii.    Evergreen shrubs, a minimum 42 inches in height at planting, at a spacing no greater than three feet on center; and

iii.    Living groundcover planted to cover the ground within three years; and

iv.    Alternatively, where the street frontage landscaping will be planted to buffer a building elevation and not a parking area, driveway or site development other than a building, a lawn no less than five feet in width may be substituted for the shrubs and groundcover required in paragraphs C.2.c.ii and iii of this section; provided, that the soil in the entire area of lawn is amended in accordance with LUC 20.20.520.F.8. This paragraph does not apply in LI and GC Districts.

d.    Where an LI, GC or CB zoned property abuts a residential district on an interior property line, an evergreen hedge a minimum of four feet in height at planting and capable of achieving a continued visual screen with a height of five feet within a three-year period or a combination of shrubs and fence shall be added within the required planting area to achieve the effect of a hedge.

e.    Patios and other similar ground level features and trails may be incorporated into the buffer area, except that no more than 20 percent of the area may be used for such features. Patios shall not be located within 10 feet of the property line.

D.    Site Design Standards.

1.    Surface parking lots shall be screened from street level views and from ground level views of an abutting residential district of a lower intensity by berms, hedges, walls or combinations thereof. In appropriate circumstances, surface parking lots should be located away from adjacent residential properties.

2.    Site features such as fences, walls, refuse enclosures, light fixtures, carports and storage units shall be designed to be integrated with the architectural design of the primary structure.

E.    Mechanical Equipment.

Mechanical equipment which is located on the roof shall be incorporated into the pitched or stepped roof form, and not appear as a separate penthouse or box.

F.    Refuse 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.    Signs.

Building design shall provide for architecturally integrated signage consistent with the scale and architecture of the building. Signs shall meet the requirements of Chapter 22B.10 BCC, Bellevue Sign Code. (Ord. 5683, 6-26-06, §§ 20, 21; Ord. 5480, 10-20-03, § 18; Ord. 5460, 8-4-03, §§ 6, 7; Ord. 5431, 1-21-03, § 4; Ord. 5403, 8-5-02, § 10; Ord. 5385, 7-15-02, § 8; Ord. 5089, 8-3-98, § 26; Ord. 5086, 8-3-98, §§ 6, 7; Ord. 4972, 3-3-97, § 7; Ord. 4816, 12-4-95, § 106; Ord. 4654, 6-6-94, § 44; Ord. 4422, 9-28-92, § 4; Ord. 4352, 4-13-92, § 1; Ord. 4130, 3-12-90, § 4)

20.25B.050 Design guidelines.

Pursuant to LUC 20.25B.030, all development activity within a transition area must comply with the following guidelines:

A.    Site Design Guidelines.

1.    Whenever possible, vehicular access should be designed so that traffic is not directed through an abutting residential district of lower intensity.

2.    Loading and refuse collection areas should be on the side of a building facing away from an abutting residential district of a lower intensity, but not in a front yard setback.

3.    In addition to the minimum requirements of LUC 20.20.520, site development should maximize the retention of existing significant vegetation in order to soften the visual impact on adjacent residential uses.

4.    Surrounding vegetation, topography, street patterns, parking configuration and building massing should be considered in order to result in a compatible fit between the proposed development and existing residential development.

B.    Building Design Guidelines.

1.    Building surfaces facing abutting residential districts should be clad with materials which are similar to or compatible with surrounding uses, and which minimize reflected lighting.

2.    Building facades should incorporate elements such as stepbacks, offsets, angled facets, deep roof overhangs, recesses and other architectural features which serve to break down the scale. The larger the building, the greater the number and variety of such elements that may be necessary to achieve the effect of diminishing scale.

3.    Pitched roof forms are preferred in order to enhance the compatibility with nearby residential areas. However, under certain circumstances, a stepped roof form could achieve a similar effect.

4.    Communication dishes greater than one meter (3.28 feet) in diameter should not be visible from adjacent residential districts.

5.    Materials and colors used on the building facades should be compatible with nearby residential buildings and the surrounding natural environment; however, colors and materials used for the purpose of accent may be approved. (Ord. 5431, 1-21-03, § 5; Ord. 5086, 8-3-98, § 8; Ord. 4972, 3-3-97, § 8; Ord. 4816, 12-4-95, § 107; Ord. 4130, 3-12-90, § 4)