12.64.301 Street Regulations | Bothell Municipal Code

12.64.301 Street Regulations.

The Street is defined as the area between the back of sidewalk lines. It includes the moving lanes, parking lanes and medians as well as the sidewalk and any sidewalk landscape areas. (see Figure 12.64.301 Corridor Definition of Terms).

Street Requirements determine the configuration and design of new streets. They are established to enhance the connectivity of streets, to create safe and attractive streetscape environments, and to encourage walking throughout the Plan Area.

All new streets within the Plan Area shall be designed and configured according to the following regulations.

Fig. 12.64.301. Corridor Definition of Terms

A. Provision of New Streets. New Street regulations are established to ensure the creation of an appropriate, medium sized network of blocks, streets, and open spaces that will support the envisioned development within the Subarea. If a New Street(s) is required on a property, review the requirements for the Configuration, and Design of New Streets in the sections that follow. Required New Streets shall be built by developers as development occurs. New alleys and passages do not satisfy street provision requirements. New Streets are required:

•As determined by Maximum Parcel Perimeter regulations.

•In order to satisfy Pre-located streets requirements.

•In order to satisfy Building Orientation Requirements (see BMC 12.64.204).

a. Parcel perimeter is a measure of the total perimeter, in feet, of all property lines defining a parcel or assembled parcel.

b. Maximum parcel perimeter regulations are determined by the parcel configuration shown in the Figure 12.64.100 Districts Map adopted as part of this Plan.

c. The maximum parcel perimeter in a given District shall be as specified in BMC 12.64.100 District Requirements.

d. Any development proposed on a single parcel or assembled parcel larger than the maximum parcel perimeter must provide at least one new street(s) and/or open space(s):

i. Resulting parcels shall not exceed the maximum parcel perimeter.

ii. Resulting blocks created within the new development shall not exceed the maximum parcel perimeter.

(A) Alleys and passages are considered part of a block when calculating resulting block size.

(B) All other street rights-of-way and public open spaces, including linear open spaces that average at least 25 feet in width over their entire length, are not considered part of a block when calculating resulting block size.

e. The following maximum parcel perimeter exceptions apply:

i. Maximum parcel perimeter regulations do not apply to parcels abutting the Sammamish River.

ii. The block containing Pop Keeney Stadium shall not extend north of NE 188th Street, south of NE 185th Street, or east of 98th Avenue NE.

a. NE 185th Street / 98th Avenue NE Connector: As shown in Figure 12.64.100 Districts Map a 185th Street extension shall be provided by the developers when development occurs with the following configuration requirements:

i. The connector street shall create a new collector road connection by extending the existing 185th Street west of SR 527 and curving south to connect with the existing 98th Avenue right-of-way.

ii. The connector street shall have a tangent or straight section of at least 100 feet west of the new west right-of-way of SR 527 as widened for the Boulevard.

iii. The connection from 185th Street to 98th Avenue shall have a centerline radius of not less than 250 feet.

iv. Intersections with other public roads along the 185th Street – 98th Avenue Connector shall be spaced at least 250 feet apart, unless otherwise approved by the city.

b. Pedestrian walkway connecting SR 522 and the park at Bothell Landing: As shown in Figure 12.64.100 Districts Map, a pedestrian walkway shall be provided by developers when development occurs.

c. The pre-located street and pedestrian walkway are shown in their preferred locations and configurations. The street/pedestrian walkway may be relocated if the developer can show that the proposed new configuration satisfies the same traffic requirements and establishes an equivalent interconnected street network.

B. Sammamish River Pedestrian Walkway. Where a parcel or assembled parcel is bounded on one or more faces by the Sammamish River, it shall satisfy the following special requirements:

1. No block face along SR 522 shall exceed 500 feet in length.

2. Alleys, passages, or open spaces may be used in lieu of New Streets to define block faces as long as they provide public access to the Sammamish Riverfront.

a. Streets and Alleys shall be publicly accessible.

b. Passages may be private.

a. All new Streets shall connect with existing streets and be configured to allow for future extension whenever possible.

b. Where new streets are built as the extension of an existing street or connect to an existing intersection, the new street type shall match the existing street design as closely as possible. Exception: to mitigate against the potential generation of Westhill neighborhood cut-through traffic, consistent with Imagine Bothell… Comprehensive Plan policies UD-P10 and UD-P11, no new public street within the Downtown Subarea shall connect to NE 188th Street, nor shall the drive aisle of any parking lot connecting to NE 188th Street be configured so as to facilitate or encourage such cut-through traffic.

c. Permanent dead end streets and new private, internal streets shall not be permitted.

3. Abandonment. In order to maintain the accessibility provided by the block structure of the corridor, existing public streets or alleys may not be closed permanently unless the closure is part of the provision of a network of new streets that satisfy all street regulations.

D. Street Design (Street Types). New Street Types shall be designed as illustrated in the following Street Design Sections. The Street types permitted in a given District shall be as specified in BMC 12.64.100 District Requirements. An applicant may propose modifications to the accompanying Street Designs provided that it can be shown that the modified street design satisfies or enhances the streetscape environment regarding each of the following stated goals. The street sections with a note are only permitted with the approval of the Fire Department.

Designing all landscaped areas within the street right-of-way to be functional stormwater treatment and infiltration or conveyance facilities is encouraged. In situations where space is limited, recommended configurations for these facilities are shown in BMC 12.64.305 Street and Open Space Guidelines.

New streets within the Plan Area are encouraged to be designed as bicycle friendly. Some streets may be designated for formal bike-lanes, some streets may be designated as preferred bike routes, while other streets may be designated for shared bike/auto use by using pavement markings such as “sharrows”. Because the 185th Street – 98th Avenue Connector is proposed as a primary transit route, bicycles should not be encouraged to use this street. The recommended bicycle network for the Plan Area is included in the Transportation Plan in Appendix “C”.

a. Purpose: Organize the primary public realm to create an environment suitable for shopping and strolling along active retail, eating, and entertainment uses. City Street sidewalks should be wide and unobstructed to provide ample room for pedestrians to walk, and to encourage activities including outdoor dining, locations for kiosks, food carts, and flower stalls.

i. On-street parking oriented parallel or at a 45 degree angle to the curb.

ii. Each block shall have a single species of large, open-habit deciduous trees with a maximum spacing of 40 feet on-center.

(A) Trees should be located in tree grates that are flush mounted at the back of curb, or in continuous planting strips a minimum of six feet wide located along the back of curb.

(B) Trees should be maintained in a way that provides unobstructed views to showroom windows and building signage.

(D) Vegetation-based low impact development best management practices such as bioretention facilities are encouraged to be placed within right-of-way landscape areas. Where bioretention facilities are proposed in conjunction with trees, removable tree grates shall be installed to facilitate access and maintenance.

iii. Pedestrian-scale decorative street lighting in the sidewalk with a maximum spacing of 80 feet on-center.

(A) The light source should be located 12-14 feet above finished grade.

(B) Street lights should be centered between street trees and otherwise located to avoid conflicts with tree canopies.

iv. Permeable pavement should be used for right-of-way elements such as sidewalks, bicycle lanes, and parking where feasible, as determined by City of Bothell Design and Construction Standards and Specifications.

a. Purpose. Provide an attractive street to serve as a primary travel corridor within and between neighborhood districts. The Neighborhood Avenue is intended first and foremost to serve residential development and should provide a desirable setting for homes.

i. On-street parking oriented parallel to the curb.

ii. Each block shall have a single species of large, open-habit deciduous trees with maximum spacing of 40 feet on-center.

(A) Trees should be located in continuous planting strips a minimum of five feet wide located along the back of curb.

(B) Trees shall be spaced to allow Fire Department access to roof structures with aerial ladders.

iii. Trees may be located in curbed planting wells or flush tree grates centered in parking lanes.

(A) Where trees are located in parking lanes, trees within the planting strips are encouraged to be staggered between the trees in parking lanes. (Allowed with an approved maintenance plan).

(B) Trees in parking lanes shall be located a maximum of every two parking spaces or 48 feet on-center.

iv. Low lying ground covers and shrubs may be located within the planting strips and planted medians.

v. Pedestrian-scale decorative street lighting shall be provided within the sidewalk at a maximum spacing of 80 feet on-center.

(A) The light source should be located 12-14 feet above finished grade.

(B) Street lights should be centered between street trees and otherwise located to avoid conflicts with tree canopies.

vi. Vegetation-based low impact development best management practices such as bioretention facilities are encouraged to be placed within right-of-way landscape areas. Where bioretention facilities are proposed in conjunction with trees, removable tree grates shall be installed to facilitate access and maintenance.

vii. Permeable pavement should be used for right-of-way elements such as sidewalks, bicycle lanes, and parking where feasible, as determined by City of Bothell Design and Construction Standards and Specifications.

a. Purpose: Provide a centrally-located open space for public gatherings, surrounded by a streetscape environment that enhances the value of its surroundings.

i. On-street parking oriented parallel to the curb.

ii. Large, open-habit deciduous trees in planting strips with trees planted with a maximum spacing of 40 feet on-center.

(A) Trees should be located in continuous planting strips a minimum of five feet wide located along the back of curb.

(B) Trees shall be spaced to allow Fire Department access to roof structures with aerial ladders.

iii. Low lying ground covers and shrubs may be located within the planting strips.

iv. Pedestrian-scale decorative street lighting within the sidewalk and neighborhood green with a maximum spacing of 80 feet on-center.

(A) Light source should be located 12-14 feet above finished grade.

(B) Street lights should be centered between street trees and otherwise located to avoid conflicts with tree canopies.

v. A Neighborhood Green open space composed primarily of grassy open space and including public seating. See BMC 12.64.303 for Open Space Provision regulations.

a. Purpose: Provide an intimate street for internal circulation within a residential neighborhood. The Neighborhood Street is intended as a narrow street to ensure slow moving vehicular traffic and create a livable environment.

i. On-street parking oriented parallel to the curb.

ii. Each block shall have a single species of large, open-habit deciduous trees with maximum spacing of 30 feet on-center.

(A) Trees should be located in continuous planting strips a minimum of six feet wide located along the back of curb.

(B) Trees shall be spaced to allow Fire Department access to roof structures with aerial ladders.

iii. Trees may be located in curbed planting wells or flush grates centered in parking lanes.

(A) Where trees are located in parking lanes, trees within the planting strips are encouraged to be staggered between the trees in parking lanes (allowed with an approved maintenance plan).

(B) Trees in parking lanes shall be located a maximum of every two parking spaces or 48 feet on-center.

iv. Low lying ground covers and shrubs may be located within the planting strips.

v. Pedestrian-scale decorative street lighting shall be provided within the sidewalk at a maximum spacing of 90 feet on-center.

(A) Light source should be located 12-14 feet above finished grade.

(B) Street lights should be centered between street trees and otherwise located to avoid conflicts with tree canopies.

a. Purpose: Provide an attractive, urban street to serve as a primary transit corridor. This extension and re-alignment is intended to serve mixed-use development and should provide a desirable setting for development.

i. On-street parking oriented parallel to the curb.

ii. Each block shall have a single species of large, open-habit deciduous trees with a maximum spacing of 40 feet on-center.

(A) Trees should be located in tree grates that are flush mounted at the back of curb.

(B) Trees shall be spaced to allow Fire Department access to roof structures with aerial ladders.

iii. Pedestrian-scale decorative street lighting in sidewalk with a maximum spacing of 80 feet on-center.

(A) Light source should be located 12-14 feet above finished grade.

(B) Street lights should be centered between street trees and otherwise located to avoid conflicts with tree canopies.

iv. An optional minimum 10-foot wide planted center median may be provided. This median can be narrowed approaching major intersections to accommodate left turn lanes.

v. Transit amenities, including stop locations with shelters and electronic on-time schedule devices should be designed into the street.

a. Purpose: New Alleys may be constructed to provide vehicular and pedestrian access to rear yard garages, carriage homes and service areas.

i. Alley right-of-way shall be a minimum of 20 feet.

ii. The Alley must be entirely paved.

iii. Street lights compatible with those required on Neighborhood Streets shall be provided at a maximum spacing of 100 feet. Lighting fixtures may be freestanding if placed outside alley right-of-way, or may be attached to garage or other structures.

a. Purpose: New Passages may be constructed to provide a pedestrian connection between frontage area and rear residential garages, carriage homes, service areas and trails.

i. Passage right-of-ways shall be a minimum of 20 feet. The right-of-way must consist of a pedestrian walkway a maximum of six-feet wide and continuous planting areas on both sides of the walkway.

ii. Street lights compatible with those required on Neighborhood Streets shall be provided at a maximum spacing of 100 feet.

iii. Fenced Edge, Terraced Edge, or Flush Edge shall be constructed at the edge of a Passage.

iv. Passage setback is defined as the required distance from the passage right-of-way to the primary building. The minimum required setback shall be five feet.

a. Purpose: New Pedestrian Walkways shall be constructed to provide a pedestrian connection between SR 522 and the Park at Bothell Landing.

i. Pedestrian walkway rights-of-way shall be a minimum of 15 feet. The right-of-way must consist of a paved pedestrian walkway. A linear green may be incorporated in the middle of the pedestrian walkway, in such a case a paved pedestrian walkway shall be provided on each side of the linear green and each walkway shall have a minimum width of 7.5 feet.

ii. Street lights compatible with those required on City Streets shall be provided at a maximum spacing of 60 feet. Lighting fixtures may be freestanding or may be attached to buildings.

iii. Pedestrian Walkway setback is defined as the required distance for the pedestrian walkway right of way to the primary building.

(Ord. 2200 § 2 (Exh. B), 2016; Ord. 2171 § 3 (Exh. C), 2015).