Skip to main content
Loading…
This section is included in your selections.

---: not permitted

n/a: not applicable as indicated

not required: these elements are not required as indicated

permitted: these elements are allowed by right unless otherwise specified in BMC 12.64.201 Building Use

required: these are required elements of all new development as indicated.

: See Figure 12.64.100 Districts Map

: See Figure 12.64.100 Districts Map: Special Height Regulations inset

(M1): not permitted along Main Street

: corner entry required location, see 12.64.100 Districts Map

(M2): development along Main Street exempt

(E): partially submerged podiums shall not be exposed to the street where shopfronts are required.

(A): exceptions apply for retail anchors, see Special Downtown Core Requirements and Anchor Exceptions Chart

(B): see 12.64.505(B)(3)(b)(iii) for special setbacks on the north side of the 10100 block of Main Street.

*: See special Downtown Core requirements for parking

A. District Charts.

12.64.200 Site Development Regulations

District Requirements

12.64.201 Building Use

A. Retail

1. Pedestrian Oriented Retail

permitted / required along

2. Neighborhood Center Retail

---

3. Business & Personal Services

permitted

4. Auto-Oriented Retail

---

5. Corner Store Retail

---

B. Civic & Cultural

permitted

C. Office

permitted

D. Lodging

permitted

E. Residential

1. Multi-Family w/ Common Entry

permitted

2. Multi-Family w/ Individual Entry

---

3. Detached Single Family Housing

permitted

4. Manufactured Homes

---

5. Home Occupation

permitted

12.64.202 Building Height

minimum height

2 floors & 20 feet; (A)

maximum height

6 floors & 76 feet

12.64.203 Special Height Regulations

Abutting Residential Only Zones

n/a

Across the Street from Residential Only Zones

n/a

Special Height Requirement

required along

12.64.204 Building Orientation

required or not required

required; (A)

12.64.205 Public Frontage

required or not required

required

12.64.206 Private Frontage

1) Shop-Front

required

2) Corner Entry

permitted (w/ shopfront);

3) Arcade

permitted (M1)

4) Grand Portico

permitted - civic

5) Forecourt

permitted (w/ shopfront)

6) Grand Entry

limited

7) Stoop

---

8) Porch

---

9) Front Door

---

10) Edge Treatment: Fenced

---

11) Edge Treatment: Terraced

---

12) Edge Treatment: Flush

permitted

12.64.207 Front Yard Setback

minimum / maximum

0 ft / 0 ft; (A) (B)

12.64.208 Side Yard Setback

min w/ living space windows (or adj to s.f. homes)

per Building Code

min w/out living space windows

12.64.209 Rear Yard Setback

minimum setback

5 ft

12.64.210 Special Setback Regulations

minimum setback

n/a

12.64.211 Alley Setback

minimum setback

5 ft

12.64.212 Frontage Coverage

minimum percentage covered

100%; (A)

12.64.213 Build-to-Corner

required or not required

required

12.64.214 Maximum Building Length

maximum

300 ft

12.64.215 Special Building Length Limit

Corner

n/a

Mid-Block

n/a

12.64.216 Space Between Buildings

n/a

12.64.300 Street, Surface Water Management, and Open Space Regulations

District Requirements

12.64.301 Street Regulations

A. Provision of New Streets

1. Maximum Parcel Perimeter

1500 ft; (A)

2. Pre-Located Streets

NE 185 St. extension required

B. Sammamish River Access

n/a

C. Street Configuration

required

D. Street Type

1. City Street

permitted

2. Neighborhood Avenue

---

3. Neighborhood Green Street

---

4. Neighborhood Street

---

5. NE 185th St. / 98th Ave. NE Connector

for pre-located streets

6. Alley

permitted

7. Passage

permitted

8. Pedestrian Walkway

for pre-located streets

12.64.302 Surface Water Management

Regulations

A. Hard Surface Coverage

100%

B. Drainage Plan

required

12.64.303 Setback Area Landscaping

A. Perimeter Block Setback Areas

1. Sidewalk Extension

required

2. Parkway Landscaping

---

3. Neighborhood Street Landscaping

---

B. Interior Block Setback Areas

1. Paving

permitted

2. Groundcover

permitted

3. Moderate Screening

permitted

4. Heavy Screening

permitted

12.64.304 Provision of Outdoor Space

12.64.201 Building Use

Public Space Requirements

Private Outdoor Space Requirements

A. Retail

N/A

N/A

B. Civic & Cultural

N/A

N/A

C. Office

N/A

N/A

D. Lodging

N/A

N/A

E. Residential:

N/A

60 sqft/DU minimum on average

12.64.400 Parking Regulations

District Requirements

12.64.401 Parking Types

A. Surface Parking Lot - Front

---; *

B. Surface Parking Lot - Side

---; (A); *

C. Surface Parking Lot - Rear

permitted

D. Surface Parking Lot - Exposed

---; (A)

E. Parking Structure - Exposed

---; (A)

F. Parking Structure - Wrapped: Ground Level

---; (A)

G. Parking Structure - Wrapped: All Levels

permitted

H. Parking Structure - Partially Submerged Podium

permitted (E)

I. Parking Structure - Underground

permitted

12.64.402 Provision of Parking

12.64.201 Building Use

Minimum Parking Requirements

Permitted Maximum Parking in a Surface Lot

Shared Parking Reduction

Special Condition Requirements

1 - Retail:

a) Pedestrian Oriented Retail (Except Eating and Drinking Establishments)

1 vehicle space per 400 sf *

1 vehicle space per 250 sf *

10% reduction allowed for shared- use parking

On-site, or off-site within 800 feet, or cash-in-lieu *

Pedestrian Oriented - eating and drinking establishments

1 vehicle space per 400 sf

1 vehicle space per 200 sf

No reductions

On-site, or off-site within 800 feet, or cash-in-lieu *

b) Neighborhood Center Retail

1 vehicle space per 400 sf

1 vehicle space per 250 sf

No reductions

On-site

c) Auto-Oriented Retail

1 vehicle space per 400 sf

1 vehicle space per 250 sf

No reductions

On-site

d) Corner Store Retail

1 vehicle space per 400 sf

1 vehicle space per 250 sf

No reductions

On-site, or on street within 200 feet, or cash-in-lieu *

2 - Civic & Cultural

1 vehicle space per 500 sf

1 vehicle space per 250 sf

10% reduction allowed for shared- use parking

On-site, or off-site within 800 feet, or cash-in-lieu *

3 - Office

1 vehicle space per 500 sf

1 vehicle space per 300 sf

10% reduction allowed for shared- use parking

On-site, or off-site within 800 feet, or cash-in-lieu *

4 - Lodging

0.75 vehicle space per bedroom

1 vehicle space per bedroom

No reductions

On-site, or off-site within 100 ft

5 - Residential (All): A minimum of 1 space per unit is required

Two bedrooms or more:

0.75 vehicle space per bedroom or 2.2 spaces per unit, whichever is less*

1 vehicle space per bedroom

10% reduction shared-use

On-site, or off-site within 100 ft

See BMC 12.64.402(D) for description of cash-in-lieu fee option

*If the formula results in a fraction, the minimum number of parking spaces shall be rounded to the nearest whole number, with fractions of 0.50 or greater rounded up and fractions below 0.50 rounding down.

Reductions for green buildings are allowed pursuant to BMC 12.16.110(B)(1) and (B)(2)

12.64.500 Architectural Regulations

District Requirements

12.64.501 Building Height Massing Regulations

Top

required

Base

required

12.64.502 Building Length Massing Regulations

Street & River Façade Increment

100 ft; (M2)

12.64.600 Signage Regulations

District Requirements

12.64.601 General Signage Regulations

see BMC 12.64.601

12.64.602 Sign Types Regulations

see BMC 12.64.602

B. Special Downtown Core Requirements. All Special Requirements on this page apply to development in the Downtown Core.

1. Building Height (See BMC 12.64.202). A Minimum Building height of 3 stories & 35 feet (except where Anchor Exception applies) is required for all parcels where Minimum Height provisions as indicated in the Figure 12.64.100 District Map - Special Height Regulations Inset.

2. Anderson Building. Adaptive reuse of the Anderson Building (see BMC 12.64.100 Districts Map and Appendix A, Figure A.17 and A.21) is strongly encouraged and adjacent development should respect its architectural integrity and presence as a community icon through one of the following means (see also BMC 12.64.505 Historic Resources Regulations):

a. Keeping the Anderson Building freestanding, with adjacent buildings located between 20 feet and 30 feet away.

b. Additions to the north, south or east sides that preserve the massing and architectural integrity of the original building.

3. Parking Exceptions.

a. No minimum parking requirements shall apply to existing and infill ground floor retail uses fronting Main Street. “Infill” is development that fills existing gaps in buildings along Main Street. Developments that demolish existing retail buildings to build new structures do not qualify for the exception.

b. Development increments fronting Main Street between Bothell Way NE and 102nd Ave NE may include New Surface Parking Lots exposed to and with curb cut access only from the street frontages indicated on the Districts Map (Figure 12.64.100).

c. All new surface parking lots shall be publicly shared.

4. Anchor Exceptions.

a. Regulations listed in the Anchor Exceptions chart below may be applied to anchor developments exceeding 30,000 square feet as exceptions to the regulations indicated with an (A) in the regulatory chart. Anchor buildings shall have at least one “Front Street” that shall establish how these exceptions apply.

b. Main Street and Bothell Way NE north of SR 522 shall always be Front Streets. Where these streets intersect, the Front Streets shall be determined by Community Development Director/Designee. For all other streets, Primary Streets may be determined by the property owner/developer. All streets that are not Front Streets are either Side Streets or Rear Streets as indicated in Figure 12.64.101 Anchor Buildings.

Fig. 12.64.101. Anchor Buildings

General Regulations

Anchor Exceptions to District Requirements

12.64.202 Building Height

minimum height

1 floor / 20 feet

12.64.301 Street Regulations

maximum parcel perimeter

2000 feet

12.64.302(A) Hard Surface Coverage

no maximum

Frontage Regulations

Front Street

Side Street

Rear Street

12.64.204 Building Orientation

required

not required

not required

12.64.207 Front Yard Setback

no exception

no maximum

no maximum

12.64.212 Frontage Coverage

minimum percentage covered

no exception

20%

0%

12.64.401 Parking Types

Surface Lot - Exposed

no exception

permitted

permitted

Structure - Wrapped on Ground Level

permitted

permitted

permitted

Structure - Exposed

no exception

permitted

permitted

12.64.503 Architectural Element Regulations

Façade Composition

no exception

No minimum glazing requirement along two selected street frontage

(Ord. 2337 § 1, 2020; Ord. 2323 § 1, 2020; Ord. 2171 § 3 (Exh. C), 2015; Ord. 2154 § 2 (Exh. B), 2014).