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A. Purpose. Downtown includes three residential zones at the periphery of the neighborhood (River Trail, Carter, and East Hill) that are intended to retain a quieter “residential” character than the other nearby mixed-use areas. These zones will provide a variety of housing types that are not primarily mixed-use in developments that include more typical residential features, such as front yards, landscaping, and ground-related patios and porches. These areas are all located within walking distance to the various retail and service areas in the Downtown. The regulations in this division are intended to retain the East Hill zone’s special character and to ensure that single-family residential structures in this zone are well maintained until they are redeveloped with higher-density residential uses or are converted to nonresidential uses that are compatible with the residential neighborhood.

B. Maximum Development Yield.

Table 21.10.100A
Maximum Development Yield

Allowed

Base

Maximum

Illustration

Height

4 stories

5 stories

Example of a 4-story building

Lot Coverage

75 percent

Depends on setbacks and residential usable opens space requirements

These are office building examples using Transfer Development Rights or GBP to achieve the maximum achievable floor area within the maximum allowed building height. Residential and mixed-use residential developments may achieve similar results.

C. Regulations Common to All Uses.

Table 21.10.100B
Regulations Common to All Uses

Regulation

Standard

Notes and Exceptions

Front Setback (distance from back of curb)

Front and side street (commercial use)

See Map 10.3, Downtown Pedestrian System

A. Setbacks along Downtown streets are regulated by the Downtown Pedestrian System which specifies street frontage standards between the street curb and the face of buildings, depending on site location.

Front and side street (residential use on ground floor)

See Map 10.3, Downtown Pedestrian System

A. Setbacks along Downtown streets are regulated by RZC 21.10.150, Pedestrian System, which specifies street frontage standards between the street curb and the face of buildings, depending on site location.

Setback Line (distance from property line)

Side Commercial

Depends on size of building

A. See RZC 21.10.130.D, Residential Setback Requirements.

Rear Commercial

10 feet

Side Residential

Depends on size of building

A. See RZC 21.10.130.D, Residential Setback Requirements.

Rear Residential

10 feet

Yard adjoining BNSF ROW or Parks

14 feet

Yard adjoining Mid-Block Path

See Pedestrian System Map

Other Standards

Minimum Building Height

n/a

Maximum Building Height without TDRs or GBP

4 Stories

Maximum Building Height with TDRs or GBP

5 Stories

A. One floor of additional height may be achieved with the use of Transfer Development Rights. See RZC 21.10.160, Using Transfer Development Rights (TDRs), or through compliance with RZC 21.67, Green Building and Green Infrastructure Incentive Program (BDP).

Maximum Height Within Shorelines (SMP)

35 feet

A. This height limit is restricted to that portion of the building physically located within the Shoreline Jurisdiction. (SMP) 

B. The maximum height of structures, including bridges, that support a regional light rail transit system may be higher than 35 feet but shall be no higher than is reasonably necessary to address the engineering, operational, environmental, and regulatory issues at the location of the structure. (SMP)

Maximum Lot Coverage

See Downtown Residential Densities Chart.

A. For residential development without ground floor commercial/office, lot coverage shall be governed by RZC 21.10.130.B, Downtown Residential Densities Chart

B. For nonresidential uses, maximum allowable lot coverage is 75 percent.

Base FAR

1.0

A. Applies to commercial uses only

B. Residential space within a mixed-use building is exempt from FAR requirements. See RZC 21.10.160, Using Transfer Development Rights (TDRs)

C. All legal lots are entitled to 10,000 square feet GFA without the use of TDRs or GBP, provided that other site requirements can be met.

Allowed Residential Density

Depends on Lot Size

A. See RZC 21.10.130.B, Downtown Residential Densities Chart.

Drive-through

n/a

A. Drive-through facilities are prohibited except where expressly permitted in the Allowed Uses and Basic Development Standards table below.

D. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses. To use the chart, read down the left-hand column titled “Use.” When you have located the use that interests you, read across to find regulations that apply to that use. Uses are permitted unless otherwise specified in the Special Regulations column. Permitted uses may require land use permit approval. See RZC 21.76.020, Overview of the Development Process, for more information. Uses not listed are not permitted.

Table 21.10.100C
Allowed Uses and Basic Development Standards

Section

Use

Parking Ratio:
Unit of Measure Minimum required, Maximum allowed

Special Regulations

Residential1

1

Attached dwelling unit, 2-4 units

Dwelling Unit (1.0, 2.25) Plus one guest space per four units for projects with six units or more. Curbside parking along the site may be counted towards up to 25 percent of the required off-street parking.

A. Maximum density per lot dependent upon size and width of lot, RZC 21.10.130.B, Downtown Residential Densities Chart

B. Not permitted on ground floor street fronts of Type I pedestrian streets as shown on Map 10.3, Downtown Pedestrian System, or where ground floor residences may be negatively impacted by nearby nonresidential uses, except through establishment of an Administrative Design Flexibility per RZC 21.76.070.C. Residential uses may be allowed on ground floor streets fronts of Type II Pedestrian Streets per RZC 21.62.020.F.5

C. Affordable Housing requirements apply to developments of 10 units or more. See RZC 21.20.020, Applicability.

2

Multifamily Structure, Mixed-Use Residential

3

Dormitory

Bed (0.5, 1.0)

4

Residential suite

5

Housing Services for the Elderly

See Special Regulations.

Parking requirements are as follows: 

A. Multifamily housing for senior citizens: Unit (0.5, 2.0). 

B. Nursing home or long-term care facility: 4 patient beds (1.0, 1.0). 

C. Retirement residence with no skilled nursing facility: Unit (1.0, 1.0). 

D. Retirement residence with skilled nursing facility: Worker on largest shift (1.25, 1.25). 

E. A traffic mitigation plan is required. The plan shall address traffic control; parking management, including mitigation of overflow parking into adjoining residential areas; and traffic movement to the arterial street system.

General Sales or Service

6

General Sales or Services

1,000 sq ft gfa (2.0, 3.5)

A. Uses not permitted include:

1. Gas station

2. Auto repair

3. Automobile sales with outdoor display and storage. 

4. Rental storage and mini-warehouses

5. Uses requiring or utilizing outdoor storage

B. Shall not be materially detrimental in terms of noise, truck traffic, and other potential operational impacts with nearby residential developments

C. General Retail uses may only occupy single-family structures in existence prior to the year 2005 provided: a) Required parking for the use is not located in the front yard, and the parking and driveway areas do not expand beyond the year 2005 recorded parcel; b) The exterior of the structure, accessory structures, and landscaping maintain a single-family character; and c) Storage of all products is kept indoors and accessory buildings do not exceed 60 percent of the ground floor area of the main structure.

1. Parking standards for restaurant uses:

a. Sit-down restaurant: 1,000 sq ft gfa (9.0, 9.0).

b. Take-out restaurant: 1,000 sq ft gfa (10.0, 10.0).

c. The Technical Committee may waive the parking requirement for restaurant/deli/cafe uses less than 750 sq ft provided:

I. The use is located in an office building and primarily serves the occupants and guests of the office building, or

II. The use is visible from and within 100 feet of a promenade or Downtown park, such as Luke McRedmond Park, Anderson Park, O'Leary Park, The Edge Skate Park, or the 83rd Street Promenade, for example, or within 100 feet of a critical areas buffer of the Sammamish River and access to the River Trail, and the use primarily caters to pedestrians and outdoor patrons.

D. General Services are allowed only on the ground floor of multistory mixed-use residential buildings. Except, General Service uses may occupy existing single-family structures in existence prior to 2005 provided

1. on-site parking is not located in the front yard;

2. the exterior of the structure and landscaping maintains a single-family character; and

3. the use is consistent with Comprehensive Plan Policies for the zone.

E. Repealed.

F. Repealed.

Transportation, Communication, Information, and Utilities

7

Road, Ground Passenger, and Transit Transportation

1,000 sq ft gfa (2.0, 3.5)

A. Office only, No vehicle or outside storage allowed. 

B. These uses may occupy existing single-family structures in existence prior to 2005 provided:

1. on-site parking is not located in the front yard;

2. the exterior of the structure and landscaping maintains a single-family character; and

3. the use is consistent with Comprehensive Plan Policies for the zone.

8

Communications and Information

9

Local Utilities

10

Wireless Communication Facilities

N/A

See RZC 21.56. Wireless Communication Facilities, for specific development requirements.

Arts, Entertainment, and Recreation

11

Arts, Entertainment, and Recreation

Adequate to accommodate peak use

A. Limited to parks and community centers, except events and exhibits are allowed on the ground floor of multistory mixed use residential buildings

B. Art galleries are allowed in the ground floor of multistory mixed-use residential buildings and in single-family structures in existence prior to the year 2005 provided:

1. Required parking for the use is not located in the front yard and the parking and driveway areas do not expand beyond the year 2005 recorded parcel; 

2. The exterior of the structure, accessory structures, and landscaping maintain a single-family character.

12

Natural and other recreational parks

1,000 sq ft gfa (0, adequate to accommodate peak use)

Education, Public Administration, Health Care, and Other Institutions

13

Education, Public Administration, Health Care, and Other Institutions, except those listed below

See Special Regulations.

A. Parking: The number of spaces must be adequate to accommodate the peak customer and employee shift, demonstrated by a parking study or other study submitted by the applicant and approved by the Administrator.

B. These uses may occupy existing single-family structures in existence prior to 2005 provided:

1. on-site parking is not located in the front yard; 

2. the exterior of the structure and landscaping maintains a single-family character; and 

3. the use is consistent with Comprehensive Plan Policies for the zone.

14

Day Care Center

A. Provisions for day care centers include:

1. Shall provide parking as follows: Employee on maximum shift (1.0, 1.0). 

2. Play equipment shall be located no less than 10 feet from any property line

3. Parking: The number of spaces must be adequate to accommodate the peak shift as determined by the Administrator after considering the probable number of employees, etc. 

B. These uses may occupy existing single-family structures in existence prior to 2005 provided:

1. on-site parking is not located in the front yard; 

2. the exterior of the structure and landscaping maintains a single-family character; and

3. the use is consistent with Comprehensive Plan Policies for the zone.

15

Religious Institutions

1,000 sq ft gfa (10.0, 10.0) or 1/5 fixed seats

A. These uses are may occupy existing single-family structures in existence prior to 2005 provided: a) on-site parking is not located in the front yard; b) the exterior of the structure and landscaping maintains a single-family character; and c) the use is consistent with Comprehensive Plan Policies for the zone. 

B. A seat is one fixed seat or 18 inches on a pew or bench, or seven square feet in the general assembly area (including aisle space, but excluding stage, podium, lobby, and space for musical instruments). 

C. A traffic mitigation plan is required. The plan shall address traffic control; parking management, including mitigation of overflow parking into adjoining residential areas; and traffic movement to the arterial street system.

16

Funeral Homes and Services

A. Excludes crematoriums. 

B. These uses are may occupy existing single-family structures in existence prior to 2005 provided: a) on-site parking is not located in the front yard; b) the exterior of the structure and landscaping maintains a single-family character; and c) the use is consistent with Comprehensive Plan Policies for the zone.

Notes:

1Permanent supportive housing, as defined under RCW 36.70A.030, and transitional housing, as defined under RCW Chapter 84.36, are allowed in all land use districts where residential dwellings and/or hotel uses are allowed, subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing.

(Ord. 2642; Ord. 2652; Ord. 2679; Ord. 2709; Ord. 2803; Ord. 2919; Ord. 3074)

Effective on: 2/12/2022