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SO-100: Commercial/Industrial SDO

Summary

The commercial/industrial special district overlay accommodates and supports existing commercial/industrial areas outside of activity centers.

Story

Effective: November 28, 1994
Amended by Ord. 12823, 08/18/1997

Description

Commercial/Industrial SDO

Development Condition Text

21A.38.100 Special district overlay - Commercial/industrial.

A. The purpose of the commercial/industrial special district overlay is to accommodate and support existing commercial/industrial areas outside of activity centers by providing incentives for the redevelopment of underutilized commercial or industrial lands and by permitting a range of appropriate uses consistent with maintaining the quality of nearby residential areas.

B. The commercial/industrial special district overlay shall be designated only through the area zoning process and applied to areas substantially developed with a mix of commercial and light industrial uses and zoned CB, RB, O, or I.

C. The standards of this title and other county codes shall be applicable to development within the commercial/industrial special district overlay except as follows:

1. Legally-established commercial or industrial uses that exist within an area as of the effective date of legislation applying the commercial/industrial special district overlay, but that are not otherwise permitted by the zoning, shall be considered permitted uses upon only the lots that they occupied as of that date.

2. Permitted uses within the area of a commercial/industrial special district overlay shall include those uses permitted in the base zone applied therein as well as permitted uses as set forth in the I zone with the exception of the following:

a. any use permitted in the I zone requiring a conditional use permit;

b. auction houses;

c. livestock sales;

d. SIC Industry Group 201 (meat products);

e. SIC Industry Group 202 (dairy products);

f. SIC Industry Group 204 (grain mill products);

g. SIC Industry Group 207 (fats and oils);

h. motor vehicle and boat dealers;

i. SIC Major Group 24 (lumber and wood products, except furniture) except 2431 (millwork) and 2434 (wood kitchen cabinets);

j. SIC Industry Group 311 (leather tanning and finishing);

k. SIC Major Group 32 (stone, clay, glass and concrete products);

l. SIC Industry 3999 (manufacturing industries, not elsewhere classified) dressing of furs, fur stripping and pelts only;

m. SIC Industry 7534 (tire retreading);

n. SIC Major Group 02 (agricultural production--livestock and animal specialties);

o. SIC Industry 2951 (asphalt paving mixtures and blocks);

p. resource accessory uses, and

q. outdoor storage of equipment or materials occupying more than 25% of the site associated with: SIC Major Group 15 (building construction--contractors and operative builders), SIC Major Group 16 (heavy construction other than building construction--contractors), SIC Major Group 17 (construction--special trade contractors) and, SIC Industry 7312 (outdoor advertising services); provided, that such outdoor storage be visually screened from surrounding properties.

4. Uses permitted both by the base zone applied to the property and through the application of the commercial/industrial special district overlay shall be subject to the limitations on use found in the base zone in K.C.C. 21A.08 except for commercial/industrial accessory uses to which the limitations on use in the base zone shall not apply.

5. The minimum parking requirements of this title shall be reduced as follows, provided that such reductions do not apply to new construction on vacant property or the vacant portions of partially-developed property where that construction is not an enlargement or replacement of an existing building:

a. the parking stall requirements are reduced 100 percent provided that:

(1) the square footage of any enlargement or replacement of an existing building does not in total exceed 125 percent of the square footage of the existing building;

(2) the building fronts on an existing roadway improved to urban standards or a roadway programmed to be improved to urban standards as a capital improvement project, that accommodates onstreet parking; and

(3) there is no net decrease in existing off-street parking space.

b. the parking stall requirements are reduced 50 percent provided that:

(1) the square footage of any enlargement or replacement of an existing building in total exceeds 125 percent of the square footage of the existing building;

(2) the height of the enlarged or replacement building does not exceed the base height of the zone in which it is located;

(3) the building fronts on an existing roadway improved to urban standards or a roadway programmed to be improved to urban standards as a capital improvement project, that accommodates onstreet parking; and

(4) there is no net decrease in existing off-street parking spaces, unless it exceeds the minimum requirements of subsection C.5.b.

6. The landscaping requirements of this title shall be waived, provided that:

a. street trees, installed and maintained by the adjacent property owner, shall be substituted in lieu of landscaping; and

b. any portion of the overlay district that directly abuts properties outside of the district shall provide, along said portions, a landscape buffer area no less than 50 percent of that required by this title.

7. The setback requirements of this title shall be waived, provided that:

a. setback widths along any street forming a boundary of the overlay district shall comply with this title; and

b. any portion of the overlay district that directly abuts properties outside of the district shall provide, along said portions, a setback no less than 50 percent of that required by this title.

8. The building height limits of this title shall be waived, provided that the height limit within 50 feet of the perimeter of the overlay district shall be 30 feet.

9. Signage shall be limited to that allowed within the CB zone.

10. The roadway improvements of the King County code shall be waived, provided a no-protest agreement to participate in future road improvement districts (RID) is signed by an applicant and recorded with the county.

11. The pedestrian circulation requirements of this title shall be waived.

12. The impervious surface and lot coverage requirements of this title shall be waived.

D. The following standards shall be applicable to unincorporated activity centers as designated in the comprehensive plan and located within the commercial/industrial special district overlay:

1. For properties that have frontage on pedestrian street(s) or routes as designated in an applicable plan [White Center 1MB, Detail 1MB] or area zoning process, except for gasoline service stations (SIC 5541) and grocery stores (SIC 5411) that also sell gasoline, the following conditions shall apply:

a. main building entrances shall be oriented to the pedestrian street;

b. at the ground floor (at grade), buildings shall be located no more than 5 feet from the sidewalk or sidewalk improvement, but in no instance shall encroach on the public right-of-way;

c. building facades shall comprise at least 75% of the total pedestrian street frontage for a property, and if applicable, at least 75% of the total pedestrian route frontage for a property;

d. minimum side setbacks of the underlying zoning are waived;

e. building facades of ground floor retail, general business service, and professional office land uses, that front onto a pedestrian street or route shall include windows and overhead protection;

f. building facades, along a pedestrian street or route, that are without ornamentation, or are comprised of uninterrupted glass curtain walls or mirrored glass are not permitted; and

g. vehicle access shall be limited to the rear access alley or rear access street where such an alley or street exists. (Ord. 12823 § 7, 1997: Ord. 11567 § 1, 1994).

Ordinance

11567

Effective Date

November 28, 1994

Changes

Amended by Ord. 12823, 08/18/1997

View Map(s) for SO-100. (Click on a map name in the list)

Note: If there are more than one map listed below, there may be a map file ending with a "_x" which provides an index for the remainder of the maps.

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