Chapter 18.25A
URBAN CORRIDOR ZONE

Sections:

18.25A.010    Intent.

18.25A.020    Subareas.

18.25A.030    Use allowances – Urban corridor west subarea.

18.25A.040    Use allowances – Urban corridor east subarea.

18.25A.050    Accessory uses.

18.25A.060    Zoning standards.

18.25A.070    Additional development standards.

18.25A.075    Wireless communication facilities.

18.25A.080    Conflict with design standards.

18.25A.010 Intent.

The intent of the urban corridor zone is to convert SR-522 from a commercial strip, focused on the automobile, to a more pedestrian- and transit-friendly urban corridor. In the west subarea, uses along the north side of the highway would continue to be a mix of restaurant, retail and service uses, with additional opportunities for office and mixed use multifamily development. Uses along the south side of the highway would convert to office and multifamily development, taking advantage of lake views and proximity to transit.

In the east subarea, the western portion of the district would be an “enterprise zone,” allowing for a wide range of commercial uses, including bulk retail, as well as standalone multifamily development. Farther to the east, near the city limits, office and multifamily uses are envisioned.

New auto-oriented businesses are prohibited throughout the zone. [Ord. 14-0391 § 2 (Exh. 1).]

18.25A.020 Subareas.

The urban corridor zone is divided into two subareas: urban corridor west and urban corridor east as depicted in Figure 18.25A.020.1.

[Ord. 14-0391 § 2 (Exh. 1).]

18.25A.030 Use allowances – Urban corridor west subarea.

The following uses listed in Table A are identified as permitted, conditionally permitted, or prohibited uses in the urban corridor west subarea:

Table A. Urban Corridor West Subarea Use Allowances 

PERMITTED

CONDITIONALLY PERMITTED

PROHIBITED

Adult entertainment business1

Ambulatory surgery center

Animal kennel/shelter2

Arts, entertainment, indoor

Business service, standard

Cemetery, columbarium or mausoleum3

Community residential facility

Day care

Eating and drinking place4

Educational service

Funeral home/crematory

Health care and social assistance

Laboratory5

Manufacturing, light

Marijuana business

Mobile food service6

Multiple-family dwelling7

Office

Park

Personal service

Recreational facility, indoor8

Religious institution

Retail sales9

Standalone parking10

Supportive living facility

Temporary lodging

Arts, entertainment, outdoor11

College/university

Fire or police facility

Laboratory5

Recreational facility, indoor8

Recreational facility, outdoor13

Air transportation service

Auction house

Automotive sales and service, marine

Automotive sales and service, nonmarine

Business service, intensive

Construction and trade

Family child-care home

Hospital

Manufacturing, heavy

Marijuana cooperative

Mobile home park

Recreational facility, outdoor13

Regional land use

Resource land use

Retail sales, bulk

Secure facility

Single detached dwelling unit

Transportation

Utility facility

Vehicle or equipment rental

Vehicle refueling station

Warehousing

Wholesale trade

1 It shall be unlawful for any person to establish an adult entertainment business or to relocate an adult entertainment business within 330 feet, measured from the property line of the parcel or parcels proposed to contain the adult entertainment business to the property line of the parcels containing the uses in this subsection, without regard to intervening structures or objects, of any:

a. Residentially zoned property;

b. Public or private school for general education of any grade K through 12;

c. School bus stop;

d. Licensed day care or licensed preschool facility;

e. Public park;

f. Publicly dedicated trail; provided, however, that the setback distance shall apply only on the south side of the Burke-Gilman Trail, and that there shall be no setback on the north side of that trail due to the separation provided by Highway 522;

g. Sports fields or playgrounds;

h. Recreation or community center;

i. Religious institution;

j. Public library.

It shall be unlawful for any person to establish an adult entertainment business or to relocate an adult entertainment business within 500 feet of another adult entertainment business, measured from the property line of the parcel or parcels containing the adult entertainment business and the proposed adult entertainment business.

2 Provided:

a. No burning of refuse or dead animals is allowed;

b. The portion of the building or structure in which animals are kept or treated shall be soundproofed. All run areas, excluding confinement areas for livestock, shall be surrounded by an eight-foot solid wall and surfaced with concrete or other impervious material;

c. Outdoor runs shall be prohibited on properties adjacent to residential zones; and

d. The provisions of Chapter 18.70 KMC relative to animal keeping shall be met.

3 Limited to indoor columbariums and mausoleums only.

4 Social card games, as defined by this title, are prohibited.

5 Laboratories that must comply with special containment procedures for large quantities of hazardous materials are subject to a conditional use permit.

6 Provided:

a. No permanent fencing, walls, or other structures shall be installed which hinder removal of the structure from the site, unless the structure is permanently permitted.

b. No required parking stall shall be blocked or rendered unusable as a result of the mobile vendor.

c. Safe ingress and egress shall be maintained. Visibility for transportation and pedestrian access shall be maintained.

d. The limited duration of the mobile vendor shall be established as a condition of approval of any applicable permits.

e. A sign permit is required for exterior signage in accordance with the sign code, Chapter 18.42 KMC.

7 North of SR-522, allowed only as part of a mixed use development subject to the conditions of Chapter 18.50 KMC.

8 South of SR-522, indoor recreational facility is a conditional use.

9 South of SR-522, allowed only as part of a mixed use development subject to the conditions of Chapter 18.50 KMC.

10 Standalone surface parking and boat racks shall not be permitted.

11 Outdoor activities shall be at least 50 feet from adjoining residential zones and lighting shall be directed away from adjoining residential zones. Hours of operation may be restricted to ensure compatibility.

12 Reserved.

13 North of SR-522, outdoor recreational facility is a prohibited use. Campgrounds and RV parks shall not be permitted south of SR-522.

[Ord. 16-0426 § 5 (Att. C); Ord. 16-0421 § 2 (Att. A); Ord. 14-0391 § 2 (Exh. 1).]

18.25A.040 Use allowances – Urban corridor east subarea.

The following uses listed in Table B are identified as permitted, conditionally permitted, or prohibited uses in the urban corridor east subarea:

Table B. Urban Corridor East Subarea Use Allowances 

PERMITTED

CONDITIONALLY PERMITTED

PROHIBITED

Adult entertainment business1

Ambulatory surgery center

Animal kennel/shelter2

Arts, entertainment, indoor

Arts, entertainment, outdoor3

Business service, standard

Cemetery, columbarium or mausoleum4

Community residential facility5

Day care

Eating and drinking place6

Educational service

Funeral home/crematory

Health care and social assistance

Laboratory7

Manufacturing, light

Marijuana business

Mobile food service8

Multiple-family dwelling

Office

Park

Personal service

Recreational facility, indoor

Recreational facility, outdoor3,9

Religious institution

Retail sales

Retail sales, bulk5,10

Standalone parking11

Supportive living facility

Temporary lodging

Vehicle refueling station12

College/university

Fire or police facility

Hospital5

Laboratory7

Regional land use5

Retail sales, bulk5,10

Air transportation service

Arts, entertainment, outdoor3

Auction house

Automotive sales and service, marine

Automotive sales and service, nonmarine

Business service, intensive

Community residential facility5

Construction and trade

Family child-care home

Hospital5

Manufacturing, heavy

Marijuana cooperative

Mobile home park

Recreational facility, outdoor3

Regional land use5

Resource land use

Retail sales, bulk5

Secure facility

Single detached dwelling unit

Standalone parking11

Transportation

Utility facility

Vehicle or equipment rental

Vehicle refueling station12

Warehousing

Wholesale trade

1 It shall be unlawful for any person to establish an adult entertainment business or to relocate an adult entertainment business within 330 feet, measured from the property line of the parcel or parcels proposed to contain the adult entertainment business to the property line of the parcels containing the uses in this subsection, without regard to intervening structures or objects, of any:

a. Residentially zoned property;

b. Public or private school for general education of any grade K through 12;

c. School bus stop;

d. Licensed day care or licensed preschool facility;

e. Public park;

f. Publicly dedicated trail; provided, however, that the setback distance shall apply only on the south side of the Burke-Gilman Trail, and that there shall be no setback on the north side of that trail due to the separation provided by Highway 522;

g. Sports fields or playgrounds;

h. Recreation or community center;

i. Religious institution;

j. Public library.

It shall be unlawful for any person to establish an adult entertainment business or to relocate an adult entertainment business within 500 feet of another adult entertainment business, measured from the property line of the parcel or parcels containing the adult entertainment business and the proposed adult entertainment business.

2 Provided:

a. No burning of refuse or dead animals is allowed;

b. The portion of the building or structure in which animals are kept or treated shall be soundproofed. All run areas, excluding confinement areas for livestock, shall be surrounded by an eight-foot solid wall and surfaced with concrete or other impervious material;

c. Outdoor runs shall be prohibited on properties adjacent to residential zones; and

d. The provisions of Chapter 18.70 KMC relative to animal keeping shall be met.

3 Prohibited east of 80th Avenue NE. West of 80th Avenue NE, outdoor activities shall be at least 50 feet from adjoining residential zones and lighting shall be directed away from adjoining residential zones. Hours of operation may be restricted to ensure compatibility.

4 East of 80th Avenue NE, limited to indoor columbariums and mausoleums only.

5 Prohibited east of 80th Avenue NE.

6 Social card games, as defined by this title, are prohibited.

7 Laboratories that must comply with special containment procedures for large quantities of hazardous materials are subject to a conditional use permit.

8 Provided:

a. No permanent fencing, walls, or other structures shall be installed which hinder removal of the structure from the site, unless the structure is permanently permitted.

b. No required parking stall shall be blocked or rendered unusable as a result of the mobile vendor.

c. Safe ingress and egress shall be maintained. Visibility for transportation and pedestrian access shall be maintained.

d. The limited duration of the mobile vendor shall be established as a condition of approval of any applicable permits.

e. A sign permit is required for exterior signage in accordance with the sign code, Chapter 18.42 KMC.

9 Campgrounds and RV parks shall not be permitted.

10 A conditional use permit is required if the building footprint is greater than 65,000 sq. ft.

11 Prohibited east of 80th Avenue NE. Standalone surface parking lots for vehicles, boats or boat racks shall not exceed 10,000 sq. ft. in size west of 80th Avenue NE.

12 Permitted only within 250 feet of the intersection of 80th Avenue NE and SR-522. Prohibited in other portions of the east subarea.

[Ord. 16-0426 § 5 (Att. C); Ord. 16-0421 § 2 (Att. A); Ord. 14-0391 § 2 (Exh. 1).]

18.25A.050 Accessory uses.

Accessory uses, when consistent with the definition in Chapter 18.20 KMC, are allowed as determined by the city manager. [Ord. 14-0391 § 2 (Exh. 1).]

18.25A.060 Zoning standards.

The following zone-specific development standards in Table C apply in the urban corridor zone:

Table C. Urban Corridor Zone Development Standards 

STANDARD

REQUIREMENT

Base Density: Dwelling Units/Acre

48 du/ac

Maximum Density: Dwelling Units/Acre

72 du/ac1

Minimum Street Setback

10 ft.2

Minimum Interior Setback

20 ft.3

Maximum Height:

Urban corridor east subarea

55 ft.

Urban corridor west subarea:

• south of SR-522

35 ft.

• north of SR-522 west of 63rd Ave. NE

35 ft.

• north of SR-522 east of 63rd Ave. NE

35 ft.4

Maximum Impervious Surface: Percentage

90%

1 This density may only be achieved through the application of residential density incentives or transfer of density credits in mixed use developments. See Chapter 18.80 KMC.

2 Gas station pump islands shall be placed no closer than 25 feet to street front lines.

3 Required on property lines adjoining residential zones.

4 The maximum height on a site north of SR-522 east of 63rd Avenue NE may be increased up to a maximum of 55 feet if (1) there is no intervening parcel between the site and the NE 181st Street right-of-way, and (2) if the applicant can demonstrate, based on ground elevation data, that a topographic change is adequate to protect views of Lake Washington from uphill lots. The measurement shall be taken as follows: a) determine average existing ground elevation along the centerline of the NE 181st Street right-of-way abutting the site; b) determine average existing ground elevation along an artificial east-west line 60 feet north of and paralleling the SR-522 right-of-way abutting the site; c) subtract the elevation calculated in b) from the elevation calculated in a). If this difference is more than 35 feet, the maximum height for the site may be increased to that difference. In no case, however, shall the maximum allowable height exceed 55 feet.

[Ord. 16-0428 § 13 (Att. I); Ord. 14-0391 § 2 (Exh. 1).]

18.25A.070 Additional development standards.

A. Where the urban corridor zone abuts a residential zone, the city manager may require additional landscaping pursuant to Chapter 18.35 KMC, blank wall treatments pursuant to Chapter 18.52 KMC, and/or measures to address building mass and bulk pursuant to KMC 18.52.310 and/or 18.52.330 in order to mitigate impacts of new development on neighboring residential areas.

B. In the urban corridor west subarea, parcels on the south side of SR-522 shall provide a public view corridor from SR-522 to Lake Washington. The intent of the corridor is to provide an unobstructed view from SR-522 to the lake. A minimum view corridor equivalent to 30 percent of the average east-west dimension of the development proposal site shall be maintained. The location of the view corridor shall be designed to meet the following standards and must be approved by the city manager:

1. The view corridor must be adjacent to one of the two side property lines, whichever will result in the widest view corridor, considering the following in order of priority:

a. Locations of existing view corridors;

b. Existing development or potential development on adjacent properties, given the topography, access and likely location of future improvements;

c. Locations of existing sight-obscuring structures, parking areas or vegetation that are likely to remain in place in the foreseeable future.

2. The view corridor must be in one continuous piece.

3. For land divisions, the view corridor shall be established as part of the land division and shall be located to create the largest view corridor on the subject property.

4. The following shall be permitted within a view corridor:

a. Areas provided for public access, such as public pedestrian walkways, public use areas, or viewing platforms;

b. Parking lots for passenger vehicles and subsurface parking structures; provided, that the parking does not completely obstruct the view of the lake from the public right-of-way;

c. Structures, if the slope of the subject property permits full, unobstructed views of the lake over the structures from the public right-of-way;

d. Vegetation, including required vegetation screening, provided it is designed and of a size that will not obscure the view from the public right-of-way to the lake at the time of planting or upon future growth. Low growing, native vegetation is encouraged. In the event of a conflict between required landscaping and view preservation, view preservation shall take precedence over landscaping requirements;

e. Open fencing that is designed not to obscure the view from the public right-of-way to the lake.

5. The applicant shall execute a covenant or similar legal agreement, in a form acceptable to the city attorney, and record the agreement with the county records and elections division to protect the view corridor. Land survey information shall be provided by the applicant for this purpose in a format approved by the city manager.

C. Drive-through service is permitted as an accessory use. Drive-through service shall be oriented to the side and/or rear of the building, and integrated into the exterior wall. Drive-through lanes shall not be located between the street and the main pedestrian access to the buildings. Modifications to these requirements may be reviewed through the site plan or building permit review process when meeting the intent of pedestrian orientation pursuant to Chapter 18.52 KMC, Downtown Design Standards.

D. Outdoor storage is prohibited in the urban corridor zone, west subarea, and in the urban corridor zone, east subarea, east of 80th Avenue NE. In the urban corridor zone, east subarea, west of 80th Avenue NE, accessory outdoor storage is limited to a maximum of 50 percent of the site area. [Ord. 16-0428 § 13 (Att. I); Ord. 14-0391 § 2 (Exh. 1).]

18.25A.075 Wireless communication facilities.

Use allowances and development regulations for wireless communication facilities are located in Chapter 18.60 KMC. [Ord. 16-0426 § 6 (Att. D).]

18.25A.080 Conflict with design standards.

In the event of a conflict between Chapter 18.52 KMC, Downtown Design Standards, and urban corridor zone standards, the Kenmore downtown design standards shall prevail. [Ord. 14-0391 § 2 (Exh. 1).]