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.

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.”

a. Development creating five or more new dwelling units, or 2,100 or more gross square feet of climate-controlled nonresidential floor area, may build up to four floors and 45 feet and shall provide for affordable housing units within the development as described below.

b. The provisions of Chapter 12.07 BMC apply to the affordable housing units required by this subsection, except as expressly provided within this subsection. As used in this subsection, the terms “moderate income,” “mid-moderate income,” “low income” and “very low income” shall have the same meanings as defined in BMC 12.07.015(A).

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.

a. Glare.

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.

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.

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. 2360 §§ 8, 9, 2021; Ord. 2337 § 1, 2020; Ord. 2200 § 2 (Exh. B), 2016; Ord. 2154 § 2 (Exh. B), 2014; Ord. 2144 § 2 (Exh. B)).