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In order to further the purposes of this chapter as set forth in BMC 12.56.010, protect property values, minimize discordant and unsightly surroundings and visual blight, avoid inappropriate and poor quality design and to promote aesthetic quality for the community as a whole, in addition to the design standards contained in Chapter 12.14 BMC, the following architectural standards shall be complied with:

A. Glare.

1. Mirror glass is permitted only when it can be demonstrated to produce no detrimental visual effect upon adjacent areas.

2. Lighting shall be directed toward the interior of the project and away from residential areas.

B. The major portions of the exterior building and fence materials shall be of natural and earth tones. Accent colors will be permitted on the minor portions of such materials.

C. Buildings should be designed to encourage overall compatibility. Modular units, tilt-up construction, and other cost-effective techniques are allowed and the final visual effect should be one of quality and permanence.

D. All vents, air conditioning units, mechanical, electrical and other equipment located on the roof of any structure shall be screened as needed to avoid an unsightly appearance as viewed from surrounding property, including hillside locations. The building roof design and covering/screening materials shall be described in detail, and it shall be demonstrated how these items will mitigate the visual impact of the equipment. These items shall be incorporated as an integral part of the overall building design. Projections of the view to the proposed site development, of roofs, and of rooftop equipment screening from adjacent hillsides, elevated roadways and residential areas shall be submitted.

E. Building Height.

1. The following special height regulations apply:

a. Within the portion of Subdistrict A zoned R-AC, OP, CB, LI, the maximum allowable height is 100 feet, except that buildings may be up to 150 feet to accommodate manufacturing processes which require structures taller than 100 feet. In such cases, the applicant shall demonstrate why the process cannot be conducted in a building of 100 feet or less. Only that portion of the structure containing the manufacturing process may exceed 100 feet; offices and other areas of intensive employee activity are prohibited above this height.

b. Within the portion of Subdistrict A zoned R 2,800, OP, NB; and R-AC, OP, CB, LI, MVSO the maximum allowable height is 65 feet.

c. Within the portion of Subdistrict B east of 120th Avenue NE and 39th Avenue SE zoned R 2,800, OP, the maximum allowable height is 65 feet.

d. Building heights within the remainder of Subdistricts A and B shall be regulated in accordance with Chapter 12.14 BMC.

e. Building height shall be measured as set forth in BMC 12.14.110 through 12.14.130.

2. When buildings exceed 35 feet, in accordance with subsection (E)(1) of this section, the mandatory setbacks from, and mandatory landscaping buffers adjacent to, any abutting R zoning (not including combination zones) shall be increased as follows:

a. The mandatory setbacks from any abutting R zoning, as set forth in BMC 12.14.070(D), shall be increased three feet horizontally for each foot of building height exceeding 35 feet. These increased setbacks shall apply to the entire building, rather than only to those portions of the building which may be higher than 35 feet. Where a property within any area described in subsection (E)(1)(a), (b), (c) or (d) of this section abuts R zoning along a street, the increased setbacks shall be measured from the street property line of such property.

b. The mandatory landscaping buffers adjacent to any abutting R zoning, as set forth in BMC 12.18.110, shall be increased 0.25 feet (three inches) for each foot of building height exceeding 35 feet, up to a maximum of 10 feet of additional landscaping. In such cases, the entire buffer shall consist of Type I landscaping. (Ord. 2252 § 11, 2018; Ord. 2025 § 2 (Exh. C), 2009; Ord. 1946 § 2, 2005; Ord. 1876 § 2, 2002; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.56.180).