Chapter 16
CLINIC AND OFFICE OVERLAY ZONES
Sections:
16.010 User guide.
16.020 C clinic and medical-related activities overlay district.
16.030 O office overlay district.
16.040 C-O clinic-office overlay zone.
16.050 Map number 22-1—“C” clinic overlay zone.
16.060 Map number 22-2—Office overlay zone.
16.070 Map number 22-3—Clinic office overlay zones.
16.010 User guide.
The regulations of this section apply to specific geographic areas in which the symbol “C” is attached as suffix to R-3, R-4 or R-5 zones; and in which the symbols “O” or “C-O” are attached as a suffix to R-4 or R-5 zones. To understand the regulations for clinics, medical-related activities, and offices in these areas, you should read this chapter. (Ord. 1671-89 (part), 1989.)
16.020 C clinic and medical-related activities overlay district.
The C clinic and medical-related activities overlay zone is applied to the R-3, R-4 and R-5 zones indicated on map number 22-1 of Section 16.050. Uses permitted within the C overlay zone and standards applicable to such uses shall be as established in this chapter.
A. Permitted Uses.
1. Any use permitted in the underlying R-3, R-4 or R-5 zone, subject to the standards of the underlying zone which are listed in the use-standards table, except as otherwise provided by Section 16.020.A.2.
2. Clinics and medical-related activities within a building containing not more than forty thousand square feet gross floor area for nonresidential use, except that in C overlay zoned areas located south of 43rd Street the maximum gross floor area for nonresidential use shall not exceed twenty thousand square feet. Clinic and medical-related activities located in the C overlay zone need not be located in a building containing a mix of residential and clinic or medical-related uses.
B. Land Uses Permitted Subject to Review Process as Described in Title 15, Local Project Review Procedures.
1. Any such use permitted in the underlying R-3, R-4 or R-5 zone.
2. Clinics containing more than forty thousand square feet gross floor area, located in C overlay zones which are located north of 43rd Street.
C. Parking Requirements. Off-street parking requirements shall be the same as required in the underlying zone.
D. Gross Floor Area Ratio for Clinic and Medical-related Activities.
1. Clinic buildings with less than thirty-five percent of the gross floor area in multiple-family residential use—0.65.
2. Mixed-use residential—Clinic buildings with between thirty-five percent and seventy percent of the gross floor area in multiple-family residential use—0.8.
3. Mixed-use residential—Clinic buildings with at least seventy percent of the gross floor area in multiple-family residential use—1.0.
E. Setbacks.
1. Front:
a. All clinics and buildings containing medical-related activities shall be located so the front building facade is located on the front setback line. This requirement shall not apply to single-family dwellings which are converted to clinic or medical-related activity uses, unless the gross floor area of the dwelling is increased by more than fifty percent.
b. No portion of the property located between the front lot line and the building shall be used for off-street parking.
2. Side:
a. Corner—same as in underlying use zone;
b. Interior—same as in underlying use zone;
3. Rear—same as in underlying use zone.
F. Building Height.
1. R-3 zone:
a. Thirty-five feet for flat roof, forty feet with pitched roofs having a minimum pitch of 4/12;
b. The height listed in subparagraph a of this subdivision may be increased by ten feet under either of the following circumstances:
(1) When the building is constructed over one or more levels of parking;
(2) When the building is a mixed-use building with at least thirty-five percent of the gross floor area in residential use above the ground floor;
2. R-4 zone: eighty feet; provided, that only residential uses are permitted in any portion of the building above the fourth floor;
3. R-5 zone: eighty feet. (Ord. 2538-01 § 9, 2001; Ord. 1849-92 § 9, 1992; Ord. 1671-89 (part), 1989.)
16.030 O office overlay district.
The O office overlay zone is applied to the R-4 and R‑5 zones indicated on map number 22-2 of Section 16.060. Uses permitted in the O overlay zone and the standards applicable to such uses shall be as established in this chapter.
A. Permitted Uses.
1. Any use permitted in the underlying R-4 or R-5 zone subject to the standards of the underlying zone which are listed in the use-standards table, except as otherwise provided by Section 16.030.A.2.
2. Offices located in buildings in which the maximum area devoted to nonresidential uses shall not exceed twenty thousand square feet gross floor area. Office uses located in the O overlay zone need not be located in a building containing a mix of residential and office uses.
B. Parking Requirements. Off-street parking requirements shall be the same as required in the underlying zone.
C. Gross Floor Area Ratio for Office Space.
1. Office buildings with less than thirty-five percent of the gross floor area in multiple-family residential use—0.50;
2. Office buildings with between thirty-five and seventy percent of the gross floor area in multiple-family residential use—0.65;
3. Office buildings with at least seventy percent of the gross floor area in multiple-family residential use—0.8.
D. Setbacks.
1. Front:
a. All new construction of office buildings located in the O overlay zone shall be located so the front building facade is located on the front yard setback line. This requirement shall not apply to single-family dwellings which are converted to offices, unless the gross floor area of the dwelling is increased by more than fifty percent.
b. No portion of the property located between the front lot line and the building shall be used for off-street parking.
2. Side:
a. Corner—same as in underlying use zone;
b. Interior—same as in underlying use zone setback.
3. Rear—same as in underlying use zone.
E. Building Height.
1. R-4 zone: eighty feet; provided, that only residential uses are permitted in any portion of the building above the fourth floor;
2. R-5 zone: eighty feet. (Ord. 1849-92 § 10, 1992; Ord. 1671-89 (part), 1989.)
16.040 C-O clinic-office overlay zone.
The C-O clinic and office overlay zone is applied to the R-4 and R-5 zones indicated in map number 22-3 of Section 16.070. Uses permitted within the C-O overlay zone and the standards applicable to such uses shall be as established in this section.
A. Permitted Uses.
1. Any use permitted in the underlying R-4 or R-5 zones, subject to the standards of the underlying zone which are listed in the use-standards table, except as otherwise provided by Sections 16.040.A.2 and 16.040.A.3.
2. Clinics and medical-related activities within a building containing not more than twenty thousand square feet gross floor area of nonresidential space devoted to clinic or medical-related activities. Clinic and medical-related activities need not be located in a building containing a mix of residential and clinic or residential and medical-related uses. For clinics and medical-related activities with more than twenty thousand square feet of nonresidential space, there are two options, subsection B or subsection C of this section.
3. Offices in buildings where the office space is more than twenty thousand square feet must be in a mixed-use building as provided for in subsection C of this section.
B. Land Uses Permitted Subject to Review Process as Described in Title 15, Local Project Review Procedures.
1. Any such use permitted in the underlying R-4 or R-5 zone;
2. Clinics containing more than twenty thousand square feet gross floor area.
C. Land Uses Permitted Subject to Review Process as Described in Title 15, Local Project Review Procedures. Government administrative offices, offices, and clinics and medical-related uses are permitted in the R-4 and R‑5 C-O zones subject to the review process described in Title 15, Local Project Review Procedures, and the following restrictions; provided, however, the planning director shall have the authority to require a government administrative office use to be subject to a higher level of review process if he/she determines that additional public notification is necessary to address impacts for the proposed use that may be greater than other uses normally allowed in the R-4 and R‑5 C-O zones:
1. Permitted only in a mixed-use building in which thirty-three percent of the gross floor area, excluding off-street parking within a parking structure, is devoted to multiple-family housing;
2. No portion of any building constructed as a residential building prior to June 1, 1999, may be converted to government administrative office uses;
3. A covenant shall be recorded on the property acknowledging the limitations stated in this section.
D. Parking Requirements. Same as required in the underlying zone, except that parking requirements for government administrative offices, when permitted in the R-5 C-O zone, shall be determined as provided by Section 34.030.
E. Setbacks.
1. Front:
a. All clinic and/or office buildings shall be located so the front building facade is located on the front yard setback line. This requirement shall not apply to single-family dwellings which are converted to professional offices or clinics, unless the gross floor area of the dwelling is increased by more than fifty percent.
b. No portion of the property located between the front lot line and the building shall be used for off-street parking.
2. Side:
a. Corner—same as in underlying use zone;
b. Interior—same as in underlying use zone.
3. Rear: five feet.
F. Building Height.
1. R-4 zone: eighty feet; provided, that only residential uses are permitted in any portion of the building above the fourth floor;
2. R-5 zone: eighty feet. (Ord. 2538-01 §§ 10, 11, 2001; Ord. 2445-00 § 1, 2000: Ord. 2397-99 § 38, 1999: Ord. 1849-92 § 11, 1992; Ord. 1671-89 (part), 1989.)
16.050 Map number 22-1—“C” clinic overlay zone.
[See printed volume for map.]
16.060 Map number 22-2—Office overlay zone.
[See printed volume for map.]
16.070 Map number 22-3—Clinic office overlay zones.
[See printed volume for maps.]