Chapter 18.26 REGIONAL BUSINESS ZONE

Chapter 18.26
REGIONAL BUSINESS ZONE

Sections:

18.26.010 Intent.

18.26.020 Subareas.

18.26.030 Use allowances – Regional business north subarea.

18.26.040 Use allowances – Regional business east subarea.

18.26.050 Use allowances – Regional business west subarea.

18.26.060 Accessory uses.

18.26.070 Zoning standards.

18.26.080 Additional development standards.

18.26.085 Wireless communication facilities.

18.26.090 Conflict with design standards.

18.26.010 Intent.

The regional business zone is intended to provide the broadest mix of retail, office, wholesale, and service uses, with compatible storage and light manufacturing uses, serving regional market areas and offering significant employment opportunities. These purposes are accomplished by supporting existing businesses while encouraging compact and mixed use development that is supportive of transit and pedestrian travel for the future. In the east and west subareas, public access to the waterfront is particularly desirable. [Ord. 14-0391 § 2 (Exh. 1).]

18.26.020 Subareas.

The regional business zone is divided into three subareas: regional business north, regional business east, and regional business west as depicted in Figure 18.26.020.1.

[Ord. 14-0391 § 2 (Exh. 1).]

18.26.030 Use allowances – Regional business north subarea.

The following uses listed in Table A are identified as permitted, conditionally permitted, or prohibited uses in the regional business north subarea:

Table A. Regional Business North Subarea Use Allowances
PERMITTED	CONDITIONALLY PERMITTED	PROHIBITED
Adult entertainment business1 Ambulatory surgery center Animal kennel/shelter2 Arts, entertainment, indoor Arts, entertainment, outdoor Automotive sales and service, marine3 Automotive sales and service, nonmarine4 Business service, standard Community residential facility Construction and trade Day care Eating and drinking place5 Educational service Fire or police facility Health care and social assistance Laboratory6 Manufacturing, light Marijuana business Mobile food service7 Multiple-family dwelling8 Office Park Personal service Recreational facility, indoor Religious institution Retail sales Standalone parking9 Supportive living facility Temporary lodging Transportation10 Vehicle or equipment rental11 Wholesale trade	College/university Laboratory6 Recreational facility, outdoor13 Regional land use Utility facility	Air transportation service Auction house Automotive sales and service, nonmarine4 Business service, intensive Cemetery, columbarium or mausoleum Family child-care home Funeral home/crematory Hospital Manufactured housing community Manufacturing, heavy Marijuana cooperative Resource land use Retail sales, bulk Secure facility Single detached dwelling unit Vehicle or equipment rental11 Vehicle refueling station Warehousing

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 Outdoor sales lots shall not exceed 20,000 sq. ft. in size.

4 Automotive sales are prohibited. Service of trucks exceeding eight-ton capacity (FHWA Classes 5-8) and heavy equipment is prohibited.

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

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

7 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.

8 Allowed only as part of a mixed use development subject to the conditions of Chapter 18.50 KMC.

9 Standalone surface parking lots and boat racks are not permitted.

10 Trucking and freight hauling businesses are not permitted.

11 Equipment rental is prohibited.

12 Reserved.

13 Campgrounds and RV parks shall not be permitted.

[Ord. 19-0481 § 2 (Exh. A); Ord. 16-0426 § 5 (Att. C); Ord. 16-0421 § 2 (Att. A); Ord. 14-0391 § 2 (Exh. 1).]

18.26.040 Use allowances – Regional business east subarea.

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

Table B. Regional Business East Subarea Use Allowances
PERMITTED	CONDITIONALLY PERMITTED	PROHIBITED
Adult entertainment business1 Ambulatory surgery center Animal kennel/shelter2 Arts, entertainment, indoor Arts, entertainment, outdoor3 Auction house4 Automotive sales and service, marine Automotive sales and service, nonmarine5 Business service, standard Cemetery, columbarium or mausoleum6 Community residential facility Construction and trade Day care Eating and drinking place7 Educational service Fire or police facility Funeral home/crematory Health care and social assistance Laboratory8 Manufacturing, light Marijuana business Mobile food service9 Multiple-family dwelling10 Office Park Personal service Recreational facility, indoor Recreational facility, outdoor3,11 Religious institution Retail sales12 Standalone parking13 Supportive living facility Temporary lodging Transportation14 Vehicle or equipment rental Warehousing15 Wholesale trade	College/university Hospital Laboratory8 Regional land use Secure facility17 Utility facility	Air transportation service Automotive sales and service, nonmarine5 Business service, intensive Family child-care home Manufactured housing community Manufacturing, heavy Marijuana cooperative Resource land use Retail sales, bulk Single detached dwelling unit Vehicle refueling station

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;

g. Sports fields or playgrounds;

h. Recreation or community center;

i. Religious institution;

j. Public library.

2 Provided:

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

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 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 Excluding animal auctions.

5 Automotive sales are prohibited. Service of trucks exceeding eight-ton capacity (FHWA Classes 5-8) and heavy equipment is prohibited.

6 Limited to indoor columbariums and mausoleums.

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

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

9 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.

10 Allowed only as part of a mixed use development subject to the conditions of Chapter 18.50 KMC.

11 Campgrounds and RV parks shall not be permitted.

12 Allowed only as part of a mixed use development.

13 Only standalone boat parking is permitted. Parking lots are limited in size to 10,000 sq. ft.

14 Trucking and freight hauling businesses are not permitted.

15 A warehouse shall not exceed 20,000 sq. ft. in size. Standalone outdoor storage shall not be permitted.

16 Reserved.

17 Jails are prohibited. Secure community transition facilities as defined in RCW 71.09.020 are subject to the following restrictions:

a. Maximum Number of Residents. No SCTF shall house more than three persons, excluding resident staff.

b. Siting Criteria.

(1) SCTFs should be located in relationship to transportation facilities in a manner appropriate to their transportation needs.

(2) No SCTF shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits:

(a) In or within 250 feet of any residential zone district, or any residentially zoned property.

(b) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a “risk potential activity” as defined in RCW 71.09.020, as amended, including, but not limited to, public and private schools; school bus stops; licensed day care and licensed preschool facilities; public parks, publicly dedicated trails and sports fields; recreational and community centers; playgrounds; religious institutions; and public libraries.

(3) The distances specified in subsection (17)(b)(2) of this footnote shall be measured by following a straight line from the nearest point of the property parcel upon which the SCTF is to be located to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.

c. On-Site Facilities Required. Each SCTF shall provide on-site dining, on-site laundry or laundry service, and on-site recreational facilities to serve the residents.

d. Conditional Use Permit Application Process. A conditional use permit application for an SCTF shall be accompanied by the following:

(1) The siting process used for the SCTF, including alternative locations considered. At least three alternative locations must be considered.

(2) An analysis showing that utmost consideration was given to potential sites such that siting of the facility will have no unreasonable impact on any one racial, cultural, or socio-economic group, and that there will not be a resulting concentration of similar facilities in a particular neighborhood, community, jurisdiction or region.

(3) Proposed mitigation measures including the use of extensive buffering from adjacent uses.

(4) A detailed security plan for the facility and the residents.

(5) Proposed operating rules for the facility.

(6) A schedule and analysis of all public input solicited or to be solicited during the siting process.

[Ord. 19-0481 § 2 (Exh. A); Ord. 17-0438 § 2 (Att. A); Ord. 16-0426 § 5 (Att. C); Ord. 16-0421 § 2 (Att. A); Ord. 14-0391 § 2 (Exh. 1).]

18.26.050 Use allowances – Regional business west subarea.

The following uses listed in Table C are identified as permitted, conditionally permitted, or prohibited uses in the regional business west subarea:

Table C. Regional Business West Subarea Use Allowances
PERMITTED	CONDITIONALLY PERMITTED	PROHIBITED
Adult entertainment business1 Ambulatory surgery center Arts, entertainment, indoor Arts, entertainment, outdoor Automotive sales and service, marine2 Business service, standard Community residential facility Day care Eating and drinking place3 Educational service Fire or police facility Health care and social assistance Laboratory4 Marijuana business Mobile food service5 Multiple-family dwelling6 Office	College/university Laboratory4 Manufacturing, light Regional land use	Air transportation service Animal kennel/shelter Auction house Automotive sales and service, nonmarine Business service, intensive Cemetery, columbarium or mausoleum Construction and trade Family child-care home Funeral home/crematory Hospital Manufactured housing community Manufacturing, heavy Marijuana cooperative Resource land use Retail sales, bulk Secure facility
Park Personal serviceRecreational facility, indoor Recreational facility, outdoor7 Religious institution Retail sales8 Standalone parking9 Supportive living facility Temporary lodging Transportation10 Vehicle or equipment rental11 Vehicle refueling station12		Single detached dwelling unit Utility facility Warehousing Wholesale trade

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;

g. Sports fields or playgrounds;

h. Recreation or community center;

i. Religious institution;

j. Public library.

2 Repair work or service shall only be performed in an enclosed building, with no outdoor storage of materials.

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

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

5 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.

6 Allowed only as part of a mixed use development subject to the conditions of Chapter 18.50 KMC.

7 Campgrounds and RV parks shall not be permitted.

8 Allowed only as part of a mixed use development.

9 All standalone surface parking lots for vehicles, boats and/or boat racks are limited in size to 10,000 sq. ft.

10 Only passenger transportation uses are permitted.

11 Equipment rental is prohibited. Vehicle rental is allowed only as an accessory to a permitted use.

12 Allowed only as an accessory to a permitted use.

[Ord. 19-0481 § 2 (Exh. A); Ord. 16-0426 § 5 (Att. C); Ord. 16-0421 § 2 (Att. A); Ord. 14-0391 § 2 (Exh. 1).]

18.26.060 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).]

18.26.070 Zoning standards.

The following zone-specific development standards in Table D apply in the regional business zone:

Table D. Regional Business 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	55 ft.
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.

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

18.26.080 Additional development standards.

A. Where the regional business 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. 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, Design Standards.

C. Outdoor storage is prohibited in the regional business zone, west subarea. In the regional business zone, north subarea, accessory outdoor storage is limited to a maximum of 50 percent of the site area. [Ord. 23-0574 § 2 (Exh. A); Ord. 16-0428 § 13 (Att. I); Ord. 14-0391 § 2 (Exh. 1).]

18.26.085 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).]

18.26.090 Conflict with design standards.

In the event of a conflict between Chapter 18.52 KMC, Design Standards, and regional business zone standards, the Kenmore design standards shall prevail. [Ord. 23-0574 § 2 (Exh. A); Ord. 14-0391 § 2 (Exh. 1).]