12.64.101 Downtown Core District Requirements.
---: 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. |
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*: 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, except for micro-apartments, which require a minimum of 0.75 spaces per unit. |
||||
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) |
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.
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 |