12.64.104 SR 522 Corridor 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): 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)) |
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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 |
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---|---|---|
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 |
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---|---|---|---|---|
12.64.201 Building Use |
Minimum Parking Requirements |
Permitted Maximum Parking in a Surface Lot |
Shared Parking Reduction |
Special Condition Requirements |
1 - Retail: |
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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 |
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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 |
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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 |
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1 vehicle space per bedroom |
1 vehicle space per bedroom |
No reductions |
On-site, or off-site within 100 ft |
|
5 - Residential |
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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 |
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).