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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): City-wide conditions for manufactured homes apply

(R): exceptions apply for development in the special riverfront overlay, see Special SR 522 Requirements

(S): 5 floors and 54 feet for qualifying affordable housing projects (see BMC 12.64.104(B)(5))

D & CS & S: Design & Constructions Standards & Specifications

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

permitted

5. Corner Store Retail

permitted

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

conditional; (C1)

5. Home Occupation

permitted

12.64.202 Building Height

minimum height

1 floor & 20 feet

maximum height

4 floors & 45 feet; (R) (S)

12.64.203 Special Height Regulations

Abutting Residential Only Zones

n/a

Across the Street from Residential Only Zones

n/a

Special Height Requirement

not required

12.64.204 Building Orientation

required or not required

not 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

permitted

4) Grand Portico

permitted

5) Forecourt

permitted

6) Grand Entry

permitted

7) Stoop

permitted

8) Porch

---

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

15 ft / no max

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

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

60%

12.64.213 Build-to-Corner

required or not required

not required

12.64.214 Maximum Building Length

maximum

180 ft

12.64.215 Special Building Length Limit

Corner

n/a

Mid-Block

n/a

12.64.216 Space Between Buildings

30 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

required

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

n/a

6. Alley

permitted

7. Passage

permitted

8. Pedestrian Walkway

n/a

12.64.302 Surface Water Management

Regulations

A. Hard Surface Coverage

80%; (R)

B. Drainage Plan

required

12.64.303 Setback Area Landscaping

A. Perimeter Block Setback Areas

1. Sidewalk Extension

per D & CS & S

2. Parkway Landscaping

required (522)

3. Neighborhood Street Landscaping

permitted

B. Interior Block Setback Areas

1. Paving

---

2. Groundcover

required

3. Moderate Screening

required

4. Heavy Screening

required

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

permitted

C. Surface Parking Lot - Rear

permitted

D. Surface Parking Lot - Exposed

permitted

E. Parking Structure - Exposed

permitted

F. Parking Structure - Wrapped: Ground Level

permitted

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

1 vehicle space per bedroom

1 vehicle space per bedroom

No reductions

On-site, or off-site within 100 ft

5 - Residential

Other than micro-apartments:

1 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

Micro-apartments:

0.75 vehicle spaces per unit

0.75 vehicle spaces 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 transit and green buildings are allowed pursuant to BMC 12.16.110(B)(1), (B)(2) and (C) through (E).

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

120 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 SR 522 Corridor Requirements. All Special Requirements in this section apply to development in the SR 522 Corridor.

1. Driveway Access.

a. Driveways shall be spaced a minimum of 250 feet apart from intersections with public streets or other driveways.

b. Where a parcel or assembled parcel has less than 250 feet of street frontage, driveways shall be located at opposite ends of the available street frontage where the side property lines intersect the right-of-way, so that each drive may serve the adjacent properties.

c. To have driveways spaced less than 250 feet apart on one property, they must be one way and located at opposite ends of a property.

d. Where parcel configuration, topography or other site limitations make these regulations impractical, the city traffic engineer shall determine driveway location.

2. Special Riverfront Overlay.

a. Building Height: maximum three floors / 35 feet within the Shoreline Master Program (SMP) jurisdiction and four floors / 45 feet outside the SMP jurisdiction.

b. View Corridor Provision: A minimum of one-fourth of the property width shall be maintained as a View Corridor free of structures for the entire depth of the property from the street toward the river.

i. “Property width” is defined as the widest part of a parcel, or in the case of triangular lots, the point midway between the front and rear property lines as measured parallel to the course of the Sammamish River nearest the property. Where these regulations do not clearly define the property width, the Community Development Director/Designee shall determine property width.

ii. Surface parking can be in the required View Corridor.

iii. The total View Corridor area may be provided in two separate View Corridors.

c. Hard Surface Coverage shall not exceed the following limits:

i. Properties with frontage on the Sammamish River: 60 percent;

ii. Properties without river frontage: 70 percent.

3. Mobile Home Park Overlay.

a. Development shall be limited to the existing mobile home park (MPH) and any additional mobile homes or manufactured homes which may be permitted by existing approvals or by new approvals obtained under Chapter 12.08 BMC.

b. Mobile/manufactured homes in the overlay shall be developed in accordance with Chapter 12.08 BMC.

c. Redevelopment to uses other than a mobile home park shall require prior review and approval of an amendment to the Imagine Bothell…Comprehensive Plan and SR 522 Corridor district regulations shall apply.

4. SR 522 Corridor Affordable Housing Overlay.

a. Applicability. All developments within the SR 522 Corridor District Affordable Housing Overlay creating five (5) or more new dwelling units; or 2,100 or more gross square feet of climate-controlled nonresidential floor area shall provide for affordable housing units within the development.

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

c. Minimum Requirements:

i. At least five percent of the number of new dwelling units created within a development, if owner-occupied housing, shall be affordable to moderate-income households, and if renter-occupied housing, shall be affordable to low-income households, as defined in BMC 12.07.015(A).

ii. Provision of owner-occupied affordable housing for moderate-income households, or renter-occupied affordable housing for low-income households, as defined in BMC 12.07.015(A), with an area not less than five percent of the gross climate-controlled nonresidential floor area of the project, or payment of $11.20 per gross square foot of climate-controlled nonresidential floor area of the project. The city council may revise this payment rate from time to time to reflect changes in relevant conditions, such as land values and housing costs.

5. SR 522 Corridor Affordable Housing Voluntary Incentive. A development that satisfies all of the following conditions may build up to five floors and 54 feet:

a. Applicability: Any development within the SR 522 Corridor District outside of the Affordable Housing Overlay.

b. Affordable Housing:

i. All of the dwelling units created within a development are affordable to low-income households, as defined in BMC 12.07.015(A)(2).

ii. The provisions of Chapter 12.07 BMC apply to the affordable housing units created under this section, except as expressly provided within this section.

iii. A mix of affordability levels including housing for very low- and extremely low-income households, as defined in BMC 12.07.015(A)(3) and (A)(4), is encouraged. (Ord. 2360 § 7, 2021; Ord. 2337 § 1, 2020; Ord. 2325 § 1, 2020; Ord. 2270 §§ 6,7, 2018; Ord. 2200 § 2 (Exh. B), 2016; Ord. 2171 § 3 (Exh. C), 2015; Ord. 2154 § 2 (Exh. B), 2014).