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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.

(H): maximum 3 floor & 35 feet in 3 floor overlay, See Figure 12.64.100 Districts Map

(C1): the required setback area must include a 24 ft wide, Type I landscape buffer where proposed development is not similar in character and density to the adjacent residential-only zoning.

(NCO): Neighborhood Center Overlay, See Figure 12.64.100 Districts Map

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

(FS): May be reduced to a minimum of 5' provisionally, with Director approval, where it would create a wider buffer and comparatively lower building heights adjacent to residential-only zones or where it would improve transitions to adjacent zoning with different setbacks.

(S): Allowed outside NCO only if screened from view from the street by a minimum 10' Type III landscape buffer.

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

permitted in (NCO)

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

1 floor & 20 feet

maximum height

4 floors & 45 feet; (H)

12.64.203 Special Height Regulations

Abutting Residential Only Zones

required

Across the Street from Residential Only Zones

required

Special Height Requirement

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

---

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

20 ft / no max (FS)

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

29 ft (C1)

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

150 ft

12.64.215 Special Building Length Limit

Corner

100

Mid-Block

80

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

n/a

C. Street Configuration

required

D. Street Type

1. City Street

permitted in (NCO) only

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%

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 (527, Beardslee)

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 (S)

C. Surface Parking Lot - Rear

permitted

D. Surface Parking Lot - Exposed

---

E. Parking Structure - Exposed

---

F. Parking Structure - Wrapped: Ground Level

permitted (S)

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 (All)

1 vehicle space per bedroom

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

80 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 General Downtown Corridor Requirements. All Special Requirements on this page apply to development in the General Downtown Corridor.

1. Special Front Yard Setback Area requirements.

a. Front yard setback areas shall be planted with grass or groundcover across the entire property frontage. Native species shall be used for plantings wherever feasible.

b. Type V landscaping per BMC 12.80.040 with the following provisions, landscaping shall consist of at least 50% conifers and shall be planted in an irregular/informal pattern.

2. Only Residential Uses Allowed Adjacent to Single Family Zones. On parcels adjacent to the single family zoning just outside the Subarea boundary, only residential uses will be allowed to face those zones within 90 feet of the zone boundary.

3. Special Neighborhood Center Overlay Use Regulations. To recognize entitlements existing when the Downtown Subarea Plan and Regulations were originally adopted, uses allowed within the Neighborhood Center Overlays shall comprise the following:

a. Within the Neighborhood Center Overlay in the northwest corner of the Downtown Subarea, all uses permitted in accordance with BMC 12.64.105 and 12.64.201, plus all uses permitted in the Office Professional and Community Business zones; provided, that if and when a property redevelops so as to exceed the thresholds established in BMC 12.64.001.B, only uses permitted in accordance with BMC 12.64.105 and 12.64.201 shall be allowed thereafter; and

b. Within the Neighborhood Center Overlay in the northeast corner of the Downtown Subarea, all uses permitted in accordance with BMC 12.64.105 and 12.64.201, plus all uses permitted under the Office Professional and Neighborhood Business zones, pursuant to the requirements of the prior Campus Corridor zoning replicated in the paragraph below; provided, that if and when a property redevelops so as to exceed the thresholds established in BMC 12.64.001.B, only uses permitted in accordance with BMC 12.64.105 and 12.64.201 shall be allowed thereafter.

From BMC 12.56.140 of the previous Campus Corridor regulations for this area: “Developments in this area which include a residential component shall devote a minimum of 50 percent of the combined gross floor areas of the average story in each building to externally oriented at-grade space for retail uses, eating and drinking establishments, recreation, culture and entertainment uses, personal services and/or other similar businesses which are characterized by regular and frequent patronage during the course of the normal business day. ‘Externally oriented’ for the purposes of this regulation shall mean having a door opening directly to the outside.”

C. Special North Creek Valley Requirements. In addition to other General Downtown Corridor requirements and Downtown Subarea Development Regulations, the areas formerly within the North Creek subarea, including all the areas east of 108th Ave NE that are not in the Sunrise / Valley View or Park & Public Open Space districts, shall be subject to the following regulations.

1. Pedestrian and bicycle access. All development within the North Creek Valley shall include provisions for pedestrian and bicycle access in accordance with the adopted pedestrian and bicycle facilities plan within the Imagine Bothell... Comprehensive Plan. Special consideration shall be given to developing a complete nonmotor vehicle traffic network, including connections to a trail system along North Creek and access to such system.

2. Requirements relating to freeways.

a. The negative visual impact resulting from buildings with their rear elevation facing I-405 or SR-522 shall be avoided or substantially minimized through building orientation and design and/or effective screening.

b. Commercial development in the North Creek Valley shall not include businesses which are dependent upon attracting freeway motorists for a substantial portion of their business. Retail and service businesses located within the North Creek Valley are prohibited from orienting signs toward I-405 and SR-522. Signage shall be oriented to the street serving the business.

c. All development constructed in the vicinity of I-405 or SR-522 shall be designed and/or positioned so as to buffer freeway noise.

3. Architectural Requirements. In order to further the purposes set forth in BMC 12.56.010, protect property values, minimize discordant and unsightly surroundings and visual blight, avoid inappropriate and poor quality design and to promote aesthetic quality for the community as a whole, in addition to the design standards contained in Chapter 12.14 BMC, the following architectural requirements shall be complied with:

a. Glare.

(i) Mirror glass is permitted only when it can be demonstrated to produce no detrimental visual effect upon adjacent areas.

(ii) Lighting shall be directed toward the interior of the project and away from residential areas.

b. The major portions of the exterior building and fence materials shall be of natural and earth tones. Accent colors will be permitted on the minor portions of such materials.

c. Buildings should be designed to encourage overall compatibility. Modular units, tilt-up construction, and other cost-effective techniques are allowed and the final visual effect should be one of quality and permanence.

d. All vents, air conditioning units, mechanical, electrical and other equipment located on the roof of any structure shall be screened as needed to avoid an unsightly appearance as viewed from surrounding property, including hillside locations. The building roof design and covering/screening materials shall be described in detail, and it shall be demonstrated how these items will mitigate the visual impact of the equipment. These items shall be incorporated as an integral part of the overall building design. Projections of the view to the proposed site development, of roofs, and of rooftop equipment screening from adjacent hillsides, elevated roadways and residential areas shall be submitted.

4. Landscaping Requirements.

a. Planting of shade trees native to the area shall be required along public access routes to the North Creek shoreline.

b. Service, loading, storage and other areas which tend to be unsightly shall be oriented away from dedicated streets and private roadways and screened from view with landscaping or fencing of an attractive material.

c. The perimeter of parking areas shall be landscaped with solid screen evergreen plant material four feet high or fencing in combination with planting. Landscaped earth berms at least three feet high may substitute for the solid screen planting.

d. Mechanical equipment shall be screened with landscaping or attractive architectural features integrated into the structure itself.

e. To lessen the visual impact of outdoor parking lots, not less than seven percent of the interior of a parking lot with at least 15 parking stalls shall be landscaped. Landscaped strips between parking bays with appropriate ground cover and the planting of deciduous trees to achieve a canopy-like screening shall be required. Berms are also encouraged in the interior planted areas. Planting which is required for screening along the perimeter of any parking lot shall not be considered as fulfillment of the interior landscaping requirement. Planted areas within a parking lot shall be considered as part of the open space requirement.

f. All plant material used for parking lot landscaping shall be of sufficient size and development to have a significant impact on the screening of the lot immediately though the full effect will not be realized for several years.

g. Native species shall be used for plantings wherever feasible. The use of vegetation-based low impact development best management practices such as bioretention facilities is encouraged within required landscaping.

5. Regulations applicable to the corridor east of 108th Avenue NE, north and west of Beardslee Boulevard and south of R 9,600 zoning.

a. Any development within the corridor shall manage storm water so as to minimize impacts on fisheries and wildlife resources which would receive surface or groundwater from the development. Achievement of this objective may require preparation of special downstream analyses and other studies as well as application of storm water management measures in addition to or in lieu of standard measures required by BMC Title 18, Infrastructure, and the Bothell Design and Construction Standards and Specifications.

b. Development within the corridor shall derive access solely from Beardslee Boulevard or the proposed extension of 112th Avenue NE through the corridor properties, except as otherwise provided in BMC 12.56.170. Where practical, internal access from development to development shall be provided to minimize the number of driveways on Beardslee Boulevard.

c. Outdoor lighting on buildings in this area shall be directed away from single-family residences and kept as low in elevation as is consistent with providing adequate light levels for safety and security while minimizing the impact on single-family residences.

d. Sports courts and other communal recreation facilities shall be oriented away from single-family residential development.

e. The city has identified the need for transportation improvements in this area. The improvements would entail dead-ending Ross Road near the existing intersection of Ross Road, Beardslee Boulevard, 112th Avenue NE and NE 195th Street; extending the collector arterial 112th south and east through this area to intersect with Beardslee at a point approximately equidistant between I-405 and the signalized entrance to the UWB/CCC; and possibly eliminating the intersection of Ross, Beardslee, 112th and 195th or reducing its function to a right-in, right-out operation. The final design of these improvements, including but not limited to alignment, number of lanes, pedestrian facilities, driveway locations and signalization, shall be approved by the city council. Any proposed development in this area shall accommodate these planned improvements. These improvements may be entirely funded, designed and constructed by the city, or they may involve a partnership between the city, prospective developers and owners of developed or undeveloped property in the vicinity who would benefit from the improvements in terms of access, travel time and/or safety.

f. Development shall incorporate a gateway plaza at the north end of Beardslee Boulevard, providing an attractive entry to the downtown area. (Ord. 2337 § 1, 2020; Ord. 2200 § 2 (Exh. B), 2016; Ord. 2154 § 2 (Exh. B), 2014; Ord. 2144 § 2 (Exh. B)).