Part 20.25C Office and Limited Business (OLB) District

20.25C.010 Applicability of site development and design standards.

All new development and substantial remodels are subject to the site development and design standards of this Part 20.25C. (Ord. 4972, 3-3-97, § 4; Ord. 4816, 12-4-95, § 103; Ord. 3530, 8-12-85, § 57)

20.25C.020 Area and dimensional requirements.

Only one structure may occupy a site of not less than the minimum lot size (two acres). Two structures may occupy a site of four acres and for each increment of minimum lot size (two acres), an additional structure may be added. Structures on four acres or more may be clustered. All structures shall conform to these requirements.

20.25C.030 Minimum yard dimensions in OLB District.

A.    In OLB Districts required side yards may be reduced equally to permit building on 50 percent of the total property dimension measured from one side property line to the other.

B.    The combined dimension of the rear and front yards need not be more than 50 percent of the total property dimension measured from front to rear property line, and may be adjusted as follows:

1.    Where the required front and rear yard dimensions combined is more than 50 percent of the total property dimension, measured from front to rear, the location of the rear building line may first be adjusted by measuring from the required front building line a dimension equal to 50 percent of the total property dimension.

2.    Where the required front yard dimension is greater than 50 percent of the total property dimension, measured from front to rear and after making the maximum adjustment of the rear yard, the location of the front yard building line may be adjusted by measuring from the rear property line a dimension equal to 50 percent of the total property dimension, and no rear yard shall be required. (Ord. 4972, 3-3-97, § 5; Ord. 4816, 12-4-95, § 104)

20.25C.040 Design standards in OLB Districts.

A.    Building Design Standards.

1.    The entire site complex shall have a unity of design by use of similar wall and roof materials, roof slopes and window patterns, in order to reduce adverse visual impacts to those on and along major access routes and to mitigate adverse impacts from major access routes on nearby, less intensive uses.

2.    Rooftop equipment shall be visually screened pursuant to LUC 20.20.525. The design and color of rooftop mechanical screening should be integrated with the building architectural style.

3.    The building should include architectural elements that provide weather protection such as overhangs and recesses at building entrances.

B.    Landscaping Design Standards.

1.    The provisions of LUC 20.20.520, Landscape development, except as they conflict with this section, shall apply to development in the OLB District.

2.    Except for retail auto sales uses, a minimum of 15 percent of the property area of each site shall be in landscaped open space. For each percent that a structure’s ground floor area exceeds 15 percent, the landscaping requirements for that site shall be increased by 0.5 percent to a maximum of 20 percent of the property area of the site.

3.    Service yards and at-grade mechanical equipment shall be sight-screened from adjoining property or streets or highways by a solid planting of evergreen trees and shrubs at least as high as the equipment or use being screened within two years from the time of planting.

4.    Except for retail auto sales uses, parking areas shall include plantings using trees of three inches caliper or 14 to 16 feet high and 42-inch-high shrubs at approximately 35 feet on-center parallel to the aisle, or shall be screened as a service yard using similar materials. Other parking lot landscaping shall meet LUC 20.20.590 requirements for Type V landscaping. Plantings shall include a minimum of 50 percent native species. Noxious species, as designated by the Director in submittal requirements, are prohibited.

5.    When property abuts the right-of-way for I-90, I-405, or SR 520 highways, or abuts parallel frontage roads of said highways, plant material shall be planted and spaced in a planting area a minimum of 10 feet wide. Deciduous trees shall have a minimum caliper of three inches, evergreen trees shall have a minimum height of 14 to 16 feet tall and shall be at intervals of no greater than 35 feet on-center along the right-of-way. No more than 30 percent of the trees shall be deciduous. Trees shall have a minimum mature height of 45 feet. Shrubs shall be a minimum of 42 inches high.

6.    Trees installed as part of general site landscaping shall be a minimum of one and one-half inches in caliper or eight to 12 feet high.

7.    Accessible outdoor gathering areas should be provided for the employees, general public and visitors to the site.

8.    Outdoor display of vehicles for retail auto sales uses shall meet the requirements of LUC 20.20.520 for Type V landscaping for auto display areas and LUC 20.20.520.F.2.c for vehicle storage yards.

C.    Signs.

All signs shall be an integral part of the architectural design 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, § 22; Ord. 4972, 3-3-97, § 6; Ord. 4935, 12-2-96, § 2; Ord. 4816, 12-4-95, § 105; Ord. 4654, 6-6-94, § 45; Ord. 4154, 7-2-90, § 1)