12.64.103 Downtown Transition District Requirements

12.64.103 Downtown Transition 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.
(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

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, 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	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.

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.

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. 2360 § 6, 2021; Ord. 2337 § 1, 2020; Ord. 2270 § 5, 2018; Ord. 2156 § 2 (Exh. B); Ord. 2154 § 2 (Exh. B), 2014).