Chapter 12.46
COUNTRY VILLAGE/LAKE PLEASANT/BOTHELL-EVERETT HIGHWAY SUBAREA REGULATIONS

Sections:

12.46.010    Purpose.

12.46.020    R-AC, OP, CB zoning in north end of subarea adjacent to the Canyon Park Subarea.

12.46.030    R 5,400a, OP zoning south of Canyon Heights.

12.46.040    OP, GC zoning east of Bothell-Everett Highway.

12.46.050    Red Barn Village special district – R 4,000, OP, CB and R-AC, OP, CB zoning at Bothell-Everett Highway and 240th Street SE intersection.

12.46.060    R 5,400a, OP zoning in southern portion of subarea.

12.46.010 Purpose.

Subarea zoning regulations implement subarea-specific policies in the Imagine Bothell... Comprehensive Plan. The subarea zoning regulations in this chapter apply specifically to land within the Country Village/Lake Pleasant/Bothell-Everett Highway Subarea. Subarea zoning regulations are in addition to city-wide zoning regulations or, where more restrictive, take the place of city-wide zoning regulations. (Ord. 2171 § 3 (Exh. C), 2015; Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.46.020 R-AC, OP, CB zoning in north end of subarea adjacent to the Canyon Park Subarea.

A.    Building Height in R-AC, OP, CB Zoning.

1.    Maximum building height shall be 35 feet, but may be increased to 65 feet if both of the following conditions are met:

a.    At least 40 percent of the gross floor area of the average story within the building (total building gross floor area divided by the number of stories) is devoted to parking either within or under the building or within a separate parking structure;

b.    At least 10 percent of the gross floor area of the average story within the building (total building gross floor area divided by number of stories) is devoted 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. This requirement may be reduced or waived by the community development director for individual buildings within multiple-building developments if it can be demonstrated to the satisfaction of the director that the total amount of the above-described space within the development would comprise at least as much space as the combined total of the minimum required amounts of such space for all of the individual buildings in the development.

2.    When buildings exceed 35 feet, in accordance with subsection (A)(1) of this section, the mandatory setbacks from, and mandatory landscaping buffers adjacent to, any abutting R zoning (not including combination zones) shall be increased as follows:

a.    The mandatory setbacks from any abutting R zoning, as set forth in BMC 12.14.070(D), shall be increased three feet horizontally for each foot of building height exceeding 35 feet. These increased setbacks shall apply to the entire building, rather than only to those portions of the building which may be higher than 35 feet. Where the property zoned R-AC, OP, CB abuts R zoning along a street, the increased setbacks shall be measured from the street property line of the property zoned R-AC, OP, CB.

b.    The mandatory landscaping buffers adjacent to any abutting R zoning, as set forth in BMC 12.18.110, shall be increased 0.25 feet (three inches) for each foot of building height exceeding 35 feet, up to a maximum of 10 feet of additional landscaping. In such cases, the entire buffer shall consist of Type I landscaping.

3.    Building height shall be measured as set forth in BMC 12.14.110 through 12.14.130. (Ord. 2171 § 3 (Exh. C), 2015; Ord. 1946 § 2, 2005; Ord. 1876 § 2, 2002; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.46.030 R 5,400a, OP zoning south of Canyon Heights.

Permitted primary dwelling units shall include detached single-family dwellings, duplexes and multifamily townhouse dwellings.

A 30-foot-wide Type I landscape buffer shall be installed and maintained along the westernmost property line. Existing vegetation may be used to meet some or all of the landscaping requirement. (Ord. 2171 § 3 (Exh. C), 2015; Ord. 1948 § 2, 2005; Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.46.040 OP, GC zoning east of Bothell-Everett Highway.

Development in this area shall incorporate the following features:

A.    Driveways shall be a minimum of 300 feet apart, in order to minimize congestion caused by vehicles entering or leaving traffic;

B.    Internal vehicle access shall be provided from property to property in such a manner as to allow a smooth flow of traffic across consecutive adjoining properties;

C.    Parking shall be located alongside buildings and/or behind buildings, but shall not be located in the area between any building and the Bothell-Everett Highway, unless topography or other site-related constraints necessitate otherwise, as determined by the community development director;

D.    Type III landscaping and other techniques such as berming shall be utilized along the street frontage to mitigate the adverse visual impacts of general commercial development. (Ord. 2171 § 3 (Exh. C), 2015; Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.46.050).

12.46.050 Red Barn Village special district – R 4,000, OP, CB and R-AC, OP, CB zoning at Bothell-Everett Highway and 240th Street SE intersection.

The Red Barn Village special district encompasses lands that are north and south of the intersection of Bothell-Everett Highway and 240th Street SE with lands north of 240th Street SE with an R-AC, OP, CB zoning classification and lands south of 240th Street with an R 4,000, OP, CB classification. The Red Barn special district is subject to both general Red Barn special district regulations and regulations which are applied to the specific zoning classification including the following:

A.    General requirements applied to all lands within the Red Barn special district:

1.    A minimum of 1,200 square feet of leasable space for retail or service uses shall be provided at each quadrant of the intersection.

2.    Buildings which contain retail or services space shall be placed in such a manner as to promote pedestrian travel from one building to another.

3.    Land between buildings which contain retail or services space and streets should be utilized for pedestrian-oriented activities such as outdoor cafes or public plazas.

4.    Parking shall be located behind and/or alongside buildings, but not in the area between any building and the street.

5.    Design of all buildings within the village shall be coordinated and may adhere to an historic or other theme in keeping with its setting. The Red Barn Village Site and Building Design Guidelines shall be considered. These guidelines shall be available at the department of community development.

6.    Pedestrian-scale street, parking lot and sidewalk lighting shall be utilized.

7.    Development shall include landscaped street medians on the Bothell-Everett Highway and planter areas separating the sidewalk from the street.

8.    Pedestrian street crossings shall utilize special paving treatments.

9.    Adjacent to single-family zoning, a landscape buffer of a minimum width of 30 feet shall be installed pursuant to the following:

a.    The 30-foot landscape buffer shall utilize berms, a wall constructed of solid nonwood materials suitable for maximum sound and light attenuation, and Type I landscaping;

b.    Plants installed within the buffer shall be indigenous and drought-tolerant. Existing vegetation may be used to satisfy all or part of the required Type I landscaping, provided said existing vegetation meets or exceeds the Type I landscape standard;

c.    The sound and light attenuation wall shall be not less than six feet in height and, through the conditional use permit review, may exceed six feet in height should conditions warrant a taller height to provide for adequate auditory and visual screening of adjacent single-family-zoned lands;

d.    All portions of the wall visible to pedestrians shall receive aesthetic treatments consistent with BMC 12.14.180(F). The exact composition of the buffer and wall shall be determined in conjunction with conditional use permit review;

e.    Pedestrian and nonmotorized trails, not to exceed six feet in width, shall be allowed only in that portion of the 30-foot buffer located between the sound and light attenuation wall and developed property within the Red Barn Village special district. Vehicular access drives shall not be located within the 30-foot buffer;

f.    The 243rd Street SE Connector, as provided below, and underground utilities or utility corridors which cross the buffer in a perpendicular or near perpendicular manner may be permitted within the 30-foot buffer;

g.    The buffer may be modified as follows:

i.    The Type I landscape standard may be modified to exempt the installation of trees within city-approved utility easements and utility corridors;

ii.    The placement, configuration and construction of the sound and light attenuation wall may be modified to permit maintenance and installation of utilities located within city-approved or established utility easements and utility corridors;

h.    The 30-foot landscape buffer and sound and light attenuation wall shall be constructed substantially as illustrated in Figure 12.46-1; and

i.    Exact composition and design of the buffer and wall shall be determined during the conditional use permit review.

Figure 12.46-1 – Illustrating the 30-foot landscape buffer pursuant to BMC 12.46.050(A)(9)

10.    All buildings containing retail uses, as described within BMC 12.06.150, shall be oriented toward the Bothell-Everett Highway or the 243rd Street SE Connector and shall be oriented away from adjacent single-family-zoned lands.

11.    Driveways shall be consolidated to minimize the number of access points, and internal vehicle access shall be provided from property to property in such a manner as to allow a smooth flow of traffic across consecutive adjoining properties.

B.    The following requirements shall be applied to lands south of 240th Street SE that are classified as R 4,000, OP, CB:

1.    The 243rd Street SE Connector as identified within Country Village/Lake Pleasant/Bothell-Everett Highway Subarea Plan Transportation Policy 9 and as shown on the Functional Classifications figure of the Imagine Bothell... Comprehensive Plan Transportation Element the alignment of which would traverse properties located within the southerly portion of the Red Barn Village special district shall be constructed in conjunction with development of the properties through which the road would extend. Should those lands within the Red Barn Village special district be developed prior to adjacent single-family residential zoned lands, the director of public works is authorized to defer construction of that portion of the connector street located within 30 feet of the zoning boundary line in favor of construction of the 30-foot landscape buffer as provided above in order to protect single-family residents for the time until the single-family properties develop and the street is connected. This authorization shall be subject to the following:

a.    Public right-of-way sufficient to accommodate the 243rd Street SE Connector shall be dedicated, including those lands within the 30-foot buffer;

b.    The public works director shall make specific findings that such delay can be accomplished in a manner that does not compromise the ability of the connector street to be extended as intended;

c.    Completion of the remaining road segment at such time as the adjacent property develops shall be bonded for or otherwise guaranteed via surety acceptable to the city; and

d.    This authorization shall not be construed as preventing eventual construction of the entire 243rd Street SE Connector.

2.    Light fixtures installed within 100 feet of adjacent single-family residential zoned lands.

C.    The following requirements shall be applied to lands north of 240th Street SE with a zoning classification of R-AC, OP, CB:

1.    Residential dwellings at densities controlled by the site and building envelope regulations of this section;

2.    Buildings shall not exceed 35 feet in height as described within Chapter 12.14 BMC; and

3.    Site development or redevelopment shall provide focuses for neighborhood activities. Examples of such features include but are not limited to enhanced pedestrian access, public plazas and courtyards, neighborhood news kiosks, pedestrian “refuges,” and artworks, to provide small-scale visual attractions that incentivize pedestrian and bicycle travel throughout the Red Barn district, thereby promoting a sense of neighborhood. (Ord. 2171 § 3 (Exh. C), 2015; Ord. 2007 § 1, 2008; Ord. 1948 § 2, 2005; Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.46.060).

12.46.060 R 5,400a, OP zoning in southern portion of subarea.

Development in the R 5,400a, OP area shall install a minimum 30-foot-wide Type I landscape buffer to mitigate noise and visual impacts on abutting residential development. Such buffering shall include but not be limited to such techniques and materials as fences, walls, berms, and screening type plant materials. (Ord. 2171 § 3 (Exh. C), 2015; Ord. 1948 § 2, 2005; Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.46.070).

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