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---: 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.

(C1): 0 ft side yard setback is permitted only if the side yard setback on the abutting property is 0 ft or larger than 10ft

A. District Charts.

12.64.200 Site Development Regulations

District Requirements

12.64.201 Building Use

A. Retail

1. Pedestrian Oriented Retail

---

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

permitted

3. Detached Single Family Housing

permitted

4. Manufactured Homes

---

5. Home Occupation

permitted

12.64.202 Building Height

minimum height

2 floors & 20 feet

maximum height

3 floors & 35 feet

12.64.203 Special Height Regulations

Abutting Residential Only Zones

not required

Across the Street from Residential Only Zones

not required

Special Height Requirement

required

12.64.204 Building Orientation

required or not required

required

12.64.205 Public Frontage

required or not required

required

12.64.206 Private Frontage

1) Shop-Front

permitted

2) Corner Entry

permitted

3) Arcade

---

4) Grand Portico

---

5) Forecourt

permitted

6) Grand Entry

permitted

7) Stoop

permitted

8) Porch

permitted

9) Front Door

---

10) Edge Treatment: Fenced

permitted

11) Edge Treatment: Terraced

permitted

12) Edge Treatment: Flush

permitted

12.64.207 Front Yard Setback

minimum / maximum

5 ft / 15 ft

12.64.208 Side Yard Setback

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

10 ft

min w/out living space windows

5 ft (C1)

12.64.209 Rear Yard Setback

minimum setback

10 ft

12.64.210 Special Setback Regulations

minimum setback

25 ft

12.64.211 Alley Setback

minimum setback

5 ft

12.64.212 Frontage Coverage

minimum percentage covered

70%

12.64.213 Build-to-Corner

required or not required

required

12.64.214 Maximum Building Length

maximum

120 ft

12.64.215 Special Building Length Limit

Corner

100

Mid-Block

80

12.64.216 Space Between Buildings

20 ft

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

2. Pre-Located Streets

n/a

B. Sammamish River Access

n/a

C. Street Configuration

required

D. Street Type

1. City Street

---

2. Neighborhood Avenue

permitted

3. Neighborhood Green Street

permitted

4. Neighborhood Street

permitted

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

for pre-located street

6. Alley

permitted

7. Passage

permitted

8. Pedestrian Walkway

n/a

12.64.302 Surface Water Management

Regulations

A. Hard Surface Coverage

90%

B. Drainage Plan

required

12.64.303 Setback Area Landscaping

A. Perimeter Block Setback Areas

1. Sidewalk Extension

permitted

2. Parkway Landscaping

---

3. Neighborhood Street Landscaping

permitted

B. Interior Block Setback Areas

1. Paving

permitted

2. Groundcover

permitted

3. Moderate Screening

permitted

4. Heavy Screening

n/a

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

10% net floor area

N/A

D. Lodging

10% net floor area

N/A

E. Residential: Townhomes

9% net floor area

60 sqft/DU minimum on average

E.5. Apartments

15% net floor area

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

---

C. Surface Parking Lot - Rear

permitted

D. Surface Parking Lot - Exposed

---

E. Parking Structure - Exposed

---

F. Parking Structure - Wrapped: Ground Level

---

G. Parking Structure - Wrapped: All Levels

permitted

H. Parking Structure - Partially Submerged Podium

permitted

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

60 ft

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 Transition District Requirements. All Special Requirements on this page apply to development in the Downtown Transition District.

1. Special Residential Density Requirement.

a. In the Downtown Transition Density, 20 dwelling units shall be allowed per acre, except as otherwise may be permitted under an approved conditional use permit for specialized senior housing, in accordance with Chapter 12.10 BMC. Unit yield shall be calculated to the nearest whole number, rounding up from even half units.

b. Land area in roads and other rights-of-way, surface storm water retention/detention/water quality facilities, critical areas, critical area buffers, or land dedicated to the city shall not be counted in the calculation of number of units allowed, unless so stated in the conditions of an approved planned unit development, in accordance with Chapter 12.30 BMC.

c. Land in an access easement, utility easement, or other form of easement which is not set aside as a separate tract shall be counted as part of the area of a parcel for the purpose of calculating number of units allowed.

2. Only Residential Uses Allowed Adjacent to Single Family Zones. On parcels adjacent to the single family zoning just outside the west Subarea boundary, only residential uses are permitted.

3. Affordable Housing Overlay.

a. Applicability. All developments within the Downtown Transition District Affordable Housing Overlay creating five (5) or more new dwelling units shall provide for affordable housing units within the development.

b. The provisions of Chapter 12.07 BMC apply to the affordable housing required by this section, except as expressly provided within this section.

c. Minimum Requirement. At least ten percent (10%) of the number of new dwelling units created within a development shall be affordable to moderate-income households, as defined in BMC 12.07.015(A)(1). (Ord. 2337 § 1, 2020; Ord. 2270 § 5, 2018; Ord. 2156 § 2 (Exh. B); Ord. 2154 § 2 (Exh. B), 2014).