CHAPTER 30 – OFFICE ZONES (PO; PR 8.5; PR 5.0; PR 3.6; PR 2.4; PRA 2.4, PR 1.8; PRA 1.8; PLA 5B, PLA 5C; PLA 6B; PLA 15A; PLA 17A)

Sections:

30.05    User Guide

30.05.010    Applicable Zones

30.05.020    Common Code References

30.10    General Regulations

30.10.010    All Office Zones

30.10.020    PR, PRA Zones

30.10.030    PLA 5B Zones

30.10.040    PLA 5C Zones

30.10.050    PLA 15A Zones

30.10.060    PLA 17A Zones

30.20    Permitted Uses

30.30    Density/Dimensions

30.40    Development Standards

30.05 User Guide

Step 1.    Check that the zone of interest is included in KZC 30.05.010, Applicable Zones. If not, select the chapter where it is located.

Step 2.    Refer to KZC 30.05.020, Common Code References, for relevant information found elsewhere in the code.

Step 3.    Refer to the General Regulations in KZC 30.10 that apply to the zones as noted.

Step 4.    Find the Use of interest in the Permitted Uses Table in KZC 30.20 and read across to the column pertaining to the zone of interest. If a Use is not listed in the table, it is not allowed. A listed use is permitted unless “NP” (Not Permitted) is noted for the table. Note the Required Review Process and Special Regulations that are applicable. There are links to the Special Regulations listed immediately following the table (PU-1, PU-2, PU-3, etc.).

Step 5.    Find the Use of interest in the Density/Dimensions Table in KZC 30.30 and read across the columns. Note the standards (Minimum Lot Size, Required Yards, Maximum Lot Coverage, and Maximum Height of Structure) and Special Regulations that are applicable. There are links to the Special Regulations listed immediately following the table (DD-1, DD-2, DD-3, etc.).

Step 6.    Find the Use of interest in the Development Standards Table in KZC 30.40 and read across the columns. Note the standards (Landscape Category, Sign Category, and Required Parking Spaces) and Special Regulations that are applicable. There are links to the Special Regulations listed immediately following the table (DS-1, DS-2, DS-3, etc.).

Note: Not all uses listed in the Density/Dimensions and Development Standards Tables are permitted in each zone addressed in this chapter. Permitted uses are determined only by the Permitted Uses Table.

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30.05.010 Applicable Zones

This chapter contains the regulations for uses in the office zones (PO; PR 8.5; PR 5.0; PR 3.6; PR 2.4; PRA 2.4; PR 1.8; PRA 1.8; PLA 5B, C; PLA 6B; PLA 15A; PLA 17A) of the City.

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30.05.020 Common Code References

1.    Refer to Chapter 1 KZC to determine what other provisions of this code may apply to the subject property.

2.    Public park development standards will be determined on a case-by-case basis. See KZC 45.50.

3.    Review processes, density/dimensions and development standards for shoreline uses can be found in Chapter 83 KZC, Shoreline Management.

4.    Chapter 115 KZC contains regulations regarding home occupations and other accessory uses, facilities, and activities associated with Assisted Living Facility; Detached, Attached or Stacked Dwelling Units; Detached Dwelling Unit; Development Containing Stacked or Attached Dwelling Units; and Office Uses.

5.    Chapter 115 KZC contains regulations regarding common recreational space requirements for Detached, Attached or Stacked Dwelling Units and Development Containing Stacked or Attached Dwelling Units and Office Uses uses.

6.    Development adjoining the Cross Kirkland Corridor or Eastside Rail Corridor shall comply with the standards of KZC 115.24.

(Ord. 4733 § 1, 2020; Ord. 4476 § 2, 2015)

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30.10 General Regulations

30.10.010 All Office Zones

1.    Developments creating four or more new dwelling units shall provide at least 10 percent of the units as affordable housing units as defined in Chapter 5 KZC. Two additional units may be constructed for each affordable housing unit provided (except in the PLA 5C zone where density is not limited and additional building height has been granted). In such cases, the minimum lot size listed in KZC 30.30, Density/Dimensions Table, shall be used to establish the base number of units allowed on the site, but shall not limit the size of individual lots. See Chapter 112 KZC for additional affordable housing incentives and requirements (does not apply to PO zone where residential uses are not permitted).

2.    Structures located within 30 feet of a parcel in a low density zone or a low density use in PLA 17 shall comply with additional limitations on structure size established by KZC 115.136, except in the PLA 15A zone.

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30.10.020 PR, PRA Zones

1.    If the property is located south of NE 85th Street between 124th Avenue and 120th Avenue, to the extent possible, the applicant shall save existing viable significant trees within the required landscape buffers separating nonresidential development from adjacent single-family homes.

2.    Within the PRA 1.8 zone, the maximum building height of a structure may be increased to 60 feet above average building elevation if:

a.    All required yards are increased by one foot for every two feet of height above 35 feet;

b.    Buildings may not exceed three stories; and

c.    Rooftop appurtenances may not exceed the maximum height and are screened with sloped roof forms.

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30.10.030 PLA 5B Zones

1.    If the subject property abuts the 4th Avenue right-of-way or the easterly extension of the alignment of that right-of-way to 10th Street, the following regulations apply:

a.    The City may require the applicant to dedicate and improve land as shown in the Public Improvements Master Plan adopted by the City for this area.

b.    Any required yard of the subject property abutting the 4th Avenue right-of-way or the easterly extension of that right-of-way will be regulated as a front yard.

c.    Service and parking areas must, to the maximum extent possible, be located and oriented away from the 4th Avenue right-of-way unless primary vehicular access to the subject property is directly from that right-of-way.

(Does not apply to Public Park uses).

2.    The City may limit access points onto 6th Street and require traffic control devices and right-of-way realignment (does not apply to Detached Dwelling Unit and Public Park uses).

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30.10.040 PLA 5C Zones

1.    If the subject property abuts the 4th Avenue right-of-way or the easterly extension of the alignment of that right-of-way to 10th Street, the following regulations apply:

a.    The City may require the applicant to dedicate and improve land as shown in the Public Improvements Master Plan adopted by the City for this area.

b.    Any required yard of the subject property abutting the 4th Avenue right-of-way or the easterly extension of that right-of-way will be regulated as a front yard.

c.    Any required yard of the subject property abutting 5th Avenue will be regulated as a rear yard.

d.    Service and parking areas must, to the maximum extent possible, be located and oriented away from the 4th Avenue right-of-way unless primary vehicular access to the subject property is directly from that right-of-way.

(Does not apply to public park uses).

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30.10.050 PLA 15A Zones

1.    A view corridor shall be provided and maintained across the subject property as follows and as described in Plate 27 (does not apply to Development containing Attached or Stacked Dwelling Units and Restaurant or Tavern and Marina use under an approved Master Plan):

a.    A view corridor must be maintained across 30 percent of the average parcel width; and

b.    Along Lake Washington Boulevard, the view corridor of 30 percent of the average parcel width shall be increased 2.5 feet for each foot, or portion thereof, that any building exceeds 30 feet above average building elevation. If the subject property does not directly abut Lake Washington Boulevard, the length of the view corridor along its east property line shall be determined by projecting the view corridor as required along Lake Washington Boulevard across the subject property to the view corridor required along the shoreline; and

c.    Along the shoreline, the width of the view corridor shall be:

1.    Sixty percent of the length of the high waterline if the height of any building is greater than 30 feet but less than or equal to 35 feet above average building elevation, or

2.    Seventy percent of the high waterline if the height of any building is greater than 35 feet above average building elevation. If the subject property does not directly abut the shoreline, the width of the view corridor along its west property line shall be determined by projecting the view corridor as required along Lake Washington Boulevard across the subject property to the view corridor required along the shoreline; and

d.    The view corridor must be in one continuous piece; and

e.    Within the view corridor, structures, parking areas and landscaping will be allowed; provided, that they do not obscure the view from Lake Washington Boulevard to and beyond Lake Washington. Trees or shrubs that mature to a height of greater than three feet above average grade may not be placed in the required view corridor. Parking stalls or loading areas are not permitted in the required view corridor that would result in vehicles obscuring the line of sight from Lake Washington Boulevard to the high waterline as shown in Plate 27; and

f.    The view corridor must be adjacent to either the north or south property line, whichever will result in the widest view corridor given development on adjacent properties.

2.    Structures may extend into the required front yard along Lake Washington Boulevard; provided, that:

a.    The entire structure within the required front yard is below the elevation of Lake Washington Boulevard; and

b.    A public use area with superior landscaping is provided over the entire structure within the required front yard, the design of which is approved by the City; and

c.    The required view corridor is provided for the portion of the structure within the required yard; and

d.    Landscaping or other similar measures shall be provided to screen the exterior walls of any portion of the structure within the required yard that are visible from Lake Washington Boulevard or adjacent properties.

3.    Trees or shrubs that mature to a height that would exceed the height of the primary structure are not permitted to be placed on the subject property.

4.    May not use lands waterward of the ordinary high water mark to determine lot size or to calculate allowable density.

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30.10.060 PLA 17A Zones

1.    A solid screening wall or fence shall be required between any portion of a parking area which is closer than 40 feet to a low density use or a low density zone. Such wall or fence shall be in addition to the landscape materials required by Chapter 95 KZC.

2.    All vehicular access must be from NE 90th Street (does not apply to Detached Dwelling Unit, Attached or Stacked Dwelling Units and Office uses).

3.    Some development standards or design regulations may be modified as part of the design review process. See Chapters 92 and 142 KZC for requirements.

4.    Site design should provide for the continuation of a bicycle or pedestrian path which generally follows the alignment of 120th Avenue and connects to NE 90th Street.

(Ord. 4733 § 1, 2020; Ord. 4476 § 2, 2015)

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30.20 Permitted Uses

Permitted Uses Table – Office Zones 

(PO; PR 8.5; PR 5.0; PR 3.6; PR 2.4; PRA 2.4; PR 1.8; PRA 1.8; PLA 5B, PLA 5C; PLA 6B; PLA 15A; PLA 17A)

(See also KZC 30.30, Density/Dimensions Table, and KZC 30.40, Development Standards Table)

Use

Required Review Process:

I = Process I, Chapter 145 KZC

IIA = Process IIA, Chapter 150 KZC

IIB = Process IIB, Chapter 152 KZC

DR = Design Review, Chapter 142 KZC

None = No Required Review Process

NP = Use Not Permitted

# = Applicable Special Regulations (listed after the table)

PO

PR, PRA

PLA 5B

PLA 5C

PLA 6B

PLA 15A

PLA 17A

30.20.010

Assisted Living Facility

NP

None

1, 2, 3, 4

None

2, 3, 4

DR

2, 4, 5

None

2, 3, 4

NP

NP

30.20.020

Boat Launch for Nonmotorized and/or Motorized Boats

NP

NP

NP

NP

NP

I

16

NP

30.20.030

Church

None

I

12

I

DR

5

None

NP

DR

30.20.040

Community Facility

I

I

1, 13

I

DR

5

IIA

IIA

6

DR

14

30.20.050

Convalescent Center

I

I

1, 3

I

3

DR

5

I

3

NP

DR

30.20.060

Detached, Attached or Stacked Dwelling Units

NP

None

12

None

31

DR

5

None

IIB

6, 7, 8, 9, 10, 31

DR

11, 31

30.20.070

Detached Dwelling Unit

NP

None

15

NP

None

15

None

15

I

10

None

15

30.20.080

Development containing: Attached or Stacked Dwelling Units; and Restaurant or Tavern; and Marina

NP

NP

NP

NP

NP

17, 18

NP

30.20.090

Development Containing Stacked or Attached Dwelling Units and Office Uses

NP

None

12, 19, 20

None

19, 20, 21

DR

5, 19, 20

None

19, 20

NP

NP

30.20.100

Funeral Home or Mortuary

None

I

12, 22

NP

NP

I

NP

NP

30.20.110

Government Facility

I

I

1, 13

I

DR

5

IIA

IIA

6

DR

14

30.20.120*

Reserved

 

 

 

 

 

 

 

30.20.130

Hospital Facility

IIA

NP

NP

NP

NP

NP

NP

30.20.140

Marina

NP

NP

NP

NP

NP

IIB

25

NP

30.20.150

Mini-School or Mini-Day-Care Center

None

26, 27, 28

None

1, 26, 28, 29

None

26, 27, 28, 30

DR

5, 26, 27, 28

None

26, 27, 28, 30

NP

DR

26, 28, 29

30.20.160

Nursing Home

I

I

1, 3

I

3

DR

5

I

3

NP

DR

30.20.170

Office Uses

None

20, 33

None

12, 20, 33

None

20, 33

DR

5, 20, 33

None

20, 33

IIB

6, 7, 8, 9, 10

DR

20

30.20.180

Passenger Only Ferry Terminal

NP

NP

NP

NP

NP

I

16

NP

30.20.190

Piers, Docks, Boat Lifts and Canopies Serving Detached, Attached or Stacked Dwelling Units

NP

NP

NP

NP

NP

I

16

NP

30.20.200

Piers, Docks, Boat Lifts and Canopies Serving Detached Dwelling Unit

NP

NP

NP

NP

NP

I

16

NP

30.20.210

Public Access Pier, Public Access Facility, or Boardwalk

NP

NP

NP

NP

NP

IIB

NP

30.20.220

Public Park

See KZC 45.50 for required review process.

30.20.230

Public Utility

I

I

1

I

DR

5

IIA

IIA

6

DR

14

30.20.240

Restaurant or Tavern

None

34

I

12, 22, 24, 34

NP

NP

NP

NP

NP

30.20.245*

Retail Establishment including Grocery Store, Drug Store, Laundromat, Dry Cleaners, Barber Shop, or Shoe Repair Shop

None

23

I

12, 22, 23, 24

NP

NP

NP

NP

NP

30.20.250*

Retail Establishment other than those specifically listed, limited, or prohibited in this zone, selling goods or providing services

NP

I

12, 24, 35, 36, 39

NP

NP

NP

NP

NP

30.20.260*

Retail Establishment providing banking or related financial service

None

23

I

12, 24

NP

NP

NP

NP

NP

30.20.270

School or Day-Care Center

None

26, 27, 28

None

1, 26, 28, 29, 37

None

26, 27, 37, 38

DR

5, 26, 27, 28, 32

None

26, 27, 28

NP

DR

26, 28, 29

30.20.280

Tour Boat

NP

NP

NP

NP

NP

I

16

NP

30.20.290

Water Taxi

NP

NP

NP

NP

NP

I

16

NP

30.20.295

Government Facility Parking Garage

NP

None in PR 1.8 TOD zone

40

NP

NP

NP

NP

NP

30.20.300

Transit Oriented Development Containing Attached or Stacked Dwelling Units or Residential Suites

NP

DR in PR 1.8 TOD zone

41

NP

NP

NP

NP

NP

Permitted Uses (PU) Special Regulations:

PU-1.     Within the Rose Hill Business District (RHBD), D.R., Chapter 142 KZC. Back to Table

PU-2.     A facility that provides both independent dwelling units and assisted living units shall be processed as an assisted living facility. Back to Table

PU-3.     If a nursing home use is combined with an assisted living facility use in order to provide a continuum of care for residents, the required review process shall be the less intensive process between the two uses. Back to Table

PU-4.     The assisted living facility shall provide usable recreation space of at least 100 square feet per unit, in the aggregate, for both assisted living units and independent dwelling units, with a minimum of 50 square feet of usable recreation space per unit located outside. Back to Table

PU-5.     The City may limit access points onto 6th Street and require traffic control devices and right-of-way realignment. Back to Table

PU-6.     No structures, other than moorage structures or public access piers, may be waterward of the high waterline. Back to Table

PU-7.     Must provide public pedestrian access as required under Chapter 83 KZC. Back to Table

PU-8.     A transportation demand management plan shall be provided and implemented for the subject property, including provisions for safe pedestrian crossing and vehicle turning movements to and from the subject property to Lake Washington Boulevard, and bus stop improvements if determined to be needed by METRO. The City shall review and approve the plan. Back to Table

PU-9.     The design of the site must be compatible with the scenic nature of the waterfront. Back to Table

PU-10.    An applicant may propose a development containing residential uses and moorage facilities using this use listing only if the use of the moorage facilities is limited to the residents of the subject property. Back to Table

PU-11.    The common recreational open space requirements may be waived if the City determines that preservation of critical areas provides a superior open space function. Back to Table

PU-12.    Within the Rose Hill Business District (RHBD) and Yarrow Bay Business District, D.R., Chapter 142 KZC. Back to Table

PU-13.    Site design must minimize adverse impacts on surrounding residential neighborhoods. Back to Table

PU-14.    Outdoor uses are not permitted. Back to Table

PU-15.    For this use, only one dwelling unit may be on each lot regardless of lot size. Back to Table

PU-16.    See Chapter 141 KZC for additional procedural requirements in addition to those on Chapter 145 KZC. Back to Table

PU-17.    Development must be consistent with an approved Master Plan. The Master Plan must address all properties within PLA 15A and PLA 15B, which are owned by the applicant. The Master Plan will be approved in two stages:

a.    The first stage will result in approval of a Preliminary Master Plan using Process IIB, Chapter 152 KZC. The Preliminary Master Plan shall consist of at least the following:

1)    A site plan which diagrammatically shows the general location, shape and use of the major features of development.

2)    A written description of the planned development which discusses the elements of the site plan and indicates the maximum number of dwelling units and their probable size; the maximum area to be developed with nonresidential uses; the maximum size of moorage facilities and the maximum number of moorage slips; the maximum and minimum number of parking stalls; and the schedule of phasing for the Final Master Plan.

In approving the Preliminary Master Plan, the City shall determine the appropriate review process for the Final Master Plan. The City may determine that the Final Master Plan be reviewed using Process IIA, Chapter 150 KZC, if the Preliminary Master Plan shows the placement, approximate dimensions and uses of all structures, vehicular and pedestrian facilities, open space and other features of development. Otherwise, the Final Master Plan shall be reviewed using Process IIB, Chapter 152 KZC.

b.    The second stage will result in approval of a Final Master Plan using Process IIA, Chapter 150 KZC, or Process IIB, Chapter 152 KZC, as established by the Preliminary Master Plan. The Final Master Plan shall set forth a detailed development plan which is consistent with the Preliminary Master Plan. Each phase of the Master Plan shall set forth a schedule for obtaining building permits for and construction of that phase. Back to Table

PU-18.    a.    The following uses and components are also allowed:

1)    Retail establishment.

2)    Office use.

3)    Hotel.

4)    Boat and motor repair and service if:

a)    This activity is conducted on dry land and either totally within a building or totally sight screened from adjoining property and the right-of-way; and

b)    All dry land motor testing is conducted within a building.

5)    Dry land boat storage. However, stacked storage is not permitted.

6)    Gas and oil sales for boats if:

a)    Storage tanks are underground and on dry land; and

b)    The use has facilities to contain and clean up gas and oil spills.

    May have an overwater shed that is not more than 50 square feet and 10 feet high as measured from the pier deck.

7)    Meeting and/or special events rooms.

8)    Boat launching ramp if it is paved with concrete.

9)    School or day-care center.

10)    Mini-school or mini-day-care center, or day-care home.

b.    Development must provide opportunities for public access to, use of and views of the waterfront by including all of the following elements:

a.    A public pedestrian access trail along the entire waterfront of the subject property within connections to Lake Washington Boulevard at or near either end;

b.    Waterfront areas developed and open for public use;

c.    Improvements to and adjacent to Lake Washington Boulevard which are open for public use; and

d.    Corridors which allow unobstructed views of Lake Washington from Lake Washington Boulevard. In addition, obstruction of views from existing development lying east of Lake Washington Boulevard must be minimized.

c.    All nonresidential uses, except office uses, must be located and designed to have substantial waterfront orientation and accessibility from waterfront public use areas.

d.    Marina use must comply with Chapter 83 KZC.

e.    Must provide pumping facilities to remove effluent from boat holding tanks.

f.    Must provide a waste oil tank.

g.    Vehicular circulation on the subject property must be designed to mitigate traffic impacts on Lake Washington Boulevard and Lakeview Drive. Access points must be limited, with primary access located at the intersection of Lake Washington Boulevard and Lakeview Drive. The City may require traffic control devices and right-of-way realignment or limit development if necessary to further reduce traffic impacts.

h.    The regulations for this use may not be modified with a Planned Unit Development.

i.    Restaurant uses with drive-in or drive-through facilities are not permitted in this zone. Back to Table

PU-19.    A veterinary office is not permitted in any development containing dwelling units. Back to Table

PU-20.    Ancillary assembly and manufacture of goods on the premises of this use are permitted only if:

a.    The ancillary assembled or manufactured goods are subordinate to and dependent on this use.

b.    The outward appearance and impacts of this use with ancillary assembly or manufacturing activities must be no different from other office uses. Back to Table

PU-21.    Primary vehicular access must be directly from 6th Street or 4th Avenue. Back to Table

PU-22.    This use is not permitted in a PR 3.6 zone located in the Rose Hill Business District (RHBD). Back to Table

PU-23.    May not be located above the ground floor of a structure. Back to Table

PU-24.    This use is allowed in the Lakeview neighborhood if located south of NE 60th Street between Lakeview Drive and Lake Washington Boulevard NE; provided, that:

a.    Both the front building facade and vehicular access are not located along Lakeview Drive.

b.    Internal lit signs are not located along Lakeview Drive and NE 60th Street.

c.    Gross floor area shall not exceed 3,000 square feet.

d.    On Lots 13 and 14 of Block 2 of Houghton Addition Volume 5 of Plats, Page 71 of King County Records if a change of use is proposed within a structure that existed on November 15, 2011, and requires additional parking the following shall apply:

1)    The number of required parking spaces shall be determined based on the actual parking demand pursuant to KZC 105.25. The required additional parking for the new use may be provided by adding parking along the frontage of the subject property or across the street within the NE 60th Street right-of-way at the developer’s expense.

2)    On Lot 13 a historic interpretive sign shall be installed. Back to Table

PU-25.    The following accessory components are allowed if approved through Process IIB, Chapter 152 KZC:

a.    Boat and motor sales leasing.

b.    Boat and motor repair and service if:

1)    The activity is conducted on dry land and either totally within a building or totally sight screened from adjoining property and the right-of-way; and

2)    All dry land motor testing is conducted within a building.

c.    Boat launch ramp if:

1)    It is not for the use of the general public; and

2)    Is paved with concrete; and

3)    There is sufficient room on the subject property for maneuvering and parking so that traffic impact on the frontage road will not be significant; and

4)    Access to the ramp is not directly from the frontage road; and

5)    The design of the site is specifically approved by the City.

d.    Dry land storage. However, stacked storage is not permitted.

e.    Meeting and special events rooms.

f.    Gas and oil sale for boats, if:

1)    Storage tanks are underground and on dry land; and

2)    The use has facilities to contain and clean up gas and oil spills. May have an overwater shed that is not more than 50 square feet and 10 feet high as measured from the pier deck. Back to Table

PU-26.    A six-foot-high fence is required along the property lines adjacent to the outside play areas. Back to Table

PU-27.    Hours of operation may be limited by the City to reduce impacts on nearby residential uses. Back to Table

PU-28.    May include accessory living facilities for staff persons. Back to Table

PU-29.    Hours of operation of the use may be limited, and parking and passenger loading areas may be relocated by the City to reduce impacts on nearby residential uses. Back to Table

PU-30.    Structured play areas must be set back from all property lines by five feet. Back to Table

PU-31.    Detached Dwelling Units are not permitted. Back to Table

PU-32.    May locate on the subject property only if:

a.    It will serve the immediate neighborhood in which it is located; or

b.    It will not be detrimental to the character of the neighborhood in which it is located. Back to Table

PU-33.    The following regulations apply to veterinary offices only:

a.    May only treat small animals on the subject property.

b.    Outside runs and other outside facilities for the animals are not permitted.

c.    Site must be designed so that noise from this use will not be audible off the subject property. A certification to this effect, signed by an acoustical engineer, must be submitted with the development permit application. Back to Table

PU-34.    Drive-in or drive-through facilities are prohibited. Back to Table

PU-35.    The following uses are not permitted:

a.    Vehicle service stations.

b.    Entertainment or recreational activities.

c.    Storage services unless accessory to another permitted use.

d.    The sale, service and/or rental of motor vehicles, sailboats, motor boats, and recreation trailers, heavy equipment and similar vehicles.

e.    Storage and operation of heavy equipment, except delivery vehicles, associated with retail uses.

f.    Storage of parts unless conducted entirely within an enclosed structure.

g.    Uses with drive-in or drive-through facilities. Back to Table

PU-36.    A delicatessen, bakery, or other similar use may include accessory seating if:

a.    The seating and associated circulation area does not exceed more than 10 percent of the gross floor area of the use; and

b.    It can be demonstrated to the City that the floor plan is designed to preclude the seating area from being expanded. Back to Table

PU-37.    If this use is adjoining a low density zone, then Process I, Chapter 145 KZC. Back to Table

PU-38.    Structured play areas must be set back from all property lines as follows:

a.    20 feet if this use can accommodate 50 or more students or children.

b.    10 feet if this use can accommodate 13 to 49 students or children. Back to Table

PU-39.    Retail establishments selling marijuana or products containing marijuana are not permitted on properties abutting the school walk routes shown on Plate 46. Back to Table

PU-40.    Government facility parking structure use in the PR 1.8 TOD zone within the Totem Lake Business District (TLBD) shall meet the following requirements:

a.    Development may contain the following accessory uses: retail establishments selling goods or providing services; restaurants and taverns; food trucks and retail carts.

b.    Provide an east-west oriented vehicular access road from 116th Way NE into the site to service the parking garage and shared future transit-oriented development to the north. The full build-out of the internal road is contingent upon the future TOD development planned north of the government facility parking structure. The public works official shall review the design of the main east-west road based on the following design standards:

1)    Two travel lanes (one lane each way);

2)    May include on-street parking;

3)    Eight-foot-wide sidewalk on each side of the road with street trees placed in five (5) foot wide landscape strip planted 30 feet on-center;

4)    A phasing plan shall be submitted indicating construction responsibilities assigned to the government facility use and responsibility assigned to future transit-oriented development to the north.

5)    The Public Works Official may modify these standards if:

i.    The modification will not affect the ability to provide any property with police, fire, emergency medical, or other-essential services, and

ii.    The modification will produce landscaping and site design superior to that which would result from adherence to the adopted standard.

c.    Provide coordinated pedestrian amenities for transit riders including street furniture, signage, trash bins, newspaper boxes.

d.    Provide vertical and horizontal building façade treatments to mitigate size of parking garage, reduce the perceived mass of the building, and provide variety and interest along the east and north building facades visible from 116th Way NE and the development (TOD) to the north. Appropriate mitigation techniques include but are not limited to: vertical and horizontal building modulation; vertical trellises; climbing vines; green screens; perforated mounted screens on building facade; changes in building materials and colors; textured concrete; artwork, such as mosaics, murals, sculptures or bas-relief on blank walls; or landscaped beds (minimum five (5) feet wide or a raised planter bed at least two (2) feet high and three (3) feet wide planted with vegetation that will obscure or screen blank walls.)

e.    Provide design techniques that minimize the visibility of parked cars, screen headlights and visible garage lighting sources. Techniques may include a combination of solid walls, perforated metal or mesh panels or decorative grills.

f.    Provide design techniques for garage stair towers and elevator overruns to be distinctive architectural features, using elements such as roof forms, building materials and color.

g.    Submit a lighting plan for site, pedestrian, garage and roof lighting to ensure lighting minimizes light transfer of rooftop and garage lighting to adjacent residential use to the south and west (techniques such as: cut-off light shields, sensors).

h.    Service and storage functions shall be located away from the street edge and generally not be visible from the street or sidewalks.

i.    The Planning Official may approve variations of the above design standards if the proposal is consistent with the Totem Lake Business District Design Guidelines.

j.    Parking garage shall be designed, constructed and built using sustainable building and infrastructure standards including:

1)    Show compliance with the Sound Transit’s Design Construction Manual criteria for sustainable building and infrastructure.

2)    Utilize the rooftop or other portions of the parking structure to be photovoltaic (PV) ready with required conduit and wiring installed for future community solar or utility driven PV solar hosting.

k.    Provide electric vehicle charging station parking stalls at a minimum of two (2) percent of the total new vehicle parking stalls. In addition, provide a minimum of six (6) percent of the new parking stalls as EV ready charging stations with the appropriate infrastructure and electrical service. Back to Table

PU-41.    A transit oriented development containing attached or stacked dwelling units or residential suites use in the PR 1.8 TOD zone within the Totem Lake Business District (TLBD) shall meet the following requirements: Back to Table

Development must be part of a conceptual master plan (CMP) for the entire subject property. The proposed CMP shall be reviewed using the design review process provisions of KZC 142.35. Subsequent development proposals shall follow DR or ADR as set forth in the notice of approval for the conceptual master plan. The conceptual master plan shall incorporate the design guidelines contained in the design guidelines for the Totem Lake Business District and include the following:

a.    At least 50 percent of the gross floor area of development in the master plan must be residential uses.

b.    Residential development within the master plan shall result in a minimum of 51 percent of total residential units being affordable with affordability levels as follows:

1)    For renter-occupied housing:

i.    A minimum of 25 percent of the total residential units shall be affordable at no greater than 50 percent of median income; and

ii.    A minimum of 15 percent of the total residential units shall be affordable at 80 percent of median income; and

iii.    A minimum of 10 percent of the total residential units shall be affordable at 100 percent of median income.

iv.    Affordable rent levels will be determined using the same methodology used in the definition of affordable housing unit in Chapter 5 KZC.

2)    For owner-occupied housing: a minimum of 51 percent of the total residential units shall be affordable housing units as defined in KZC 5.10.023(1)(a).

3)    Shall provide a portion of affordable housing units for people with disabilities consistent with the applicable State of Washington Low Income Housing Tax Credit (LIHTC) funding criteria.

4)    See affordability requirements in Chapter 5 KZC.

5)    See Chapter 112 KZC for additional affordability housing requirements and incentives. The following provisions of Chapter 112 KZC do not apply to this zoning district: KZC 112.20.3, and 112.20.4 (Alternate Affordability Levels and Dimensional Standards Modifications); 112.25 (Additional Affordable Housing Incentives); 112.30 (Alternative Compliance).

6)    The City Council may consider an alternative approach to meet the affordability objectives including flexibility in parking requirement through approval of a development agreement.

c.    For residential suites development standards see special regulation PU-2 and PU-42 for additional standards.

d.    May also include one (1) or more of the other uses allowed in this zone.

e.    The following uses are prohibited:

1)    Drive-through facilities.

2)    Retail establishments involving the sale, service, repair or storage of automobiles, trucks, boats, motorcycles, recreational vehicles, heavy equipment and similar vehicles.

3)    Vehicle service stations.

f.    Any commercial uses on the street level floor of a building shall be designed to provide a minimum 13 feet in height and oriented toward fronting streets and pedestrian pathways.

g.    Circulation system for vehicles and pedestrians that integrates existing and planned circulation throughout the zone including shared vehicular and pedestrian connections to 116th Way NE, government facility parking structure to the south, and transit facilities. The Public Works Official shall review the design of the main east-west road between the government facility and the TOD property based on the following design standards.

1)    Two (2) travel lanes (one (1) lane each way);

2)    May include on-street parking;

3)    Eight (8) foot-wide sidewalk on each side of the road with street trees placed in five (5) foot wide landscape strip planted 30 feet on-center;

4)    The Public Works Official may modify these standards if:

i.    The modification will not affect the ability to provide any property with police, fire, emergency medical, or other essential services, and

ii.    The modification will produce landscaping and site design superior to that which would result from adherence to the adopted standard.

h.    Pedestrian connections from 116th Way NE to public plazas and between buildings to the TOD pursuant to requirements of KZC 105.18.

i.    Landscape and tree retention plan. See Special Regulation DS-13.

j.    Where parking garages are not located below grade, provide design techniques for above grade parking structure facades to mitigate visible impacts from adjacent streets and residential uses such as a combination of intervening uses, solid walls, perforated metal or mesh panels or decorative grills, or dense landscape screening. Provide techniques to minimize the visibility of parked cars within a structure to screen headlights and visible garage lighting sources.

k.    Submit a lighting plan for site, pedestrian, garage and roof lighting to ensure lighting minimizes light transfer of rooftop and garage lighting to adjacent residential use to the south and west (techniques such as: cut-off light shields, sensors).

l.    Locate service and storage functions to generally not be visible from the street or sidewalks.

m.    Design and install a City gateway feature to the Totem Lake Business District at the corner of NE 132nd Street and 116th Way NE. The features shall contain elements such as a sign, art, landscaping and lighting and/or a visible and welcoming pedestrian-oriented space between the sidewalk, stairway, and buildings. See Totem Lake Business District Design Guidelines and Totem Lake Enhancement Plan. The specific location and design of the gateway shall be evaluated through the Design Review Process.

n.    Provide publicly accessible space(s) and private common recreation open spaces. Public spaces should have a width and depth of at least 15 feet. Developments with fewer than 50 dwelling units shall provide publicly accessible space(s) ranging from 500 to 1,000 square feet. Larger developments shall provide publicly accessible space(s) ranging from 1,500 to 2,000 square feet in size. A children’s play area with equipment shall be provided. The City will review the location, size and dimensions, features and improvements (such as multi-use paths, plazas, seating, public art, landscaping and water features) proposed for the publicly accessible space(s) as part of the design review approval. The City may also require or permit modification to the required publicly accessible space as part of the design review approval.

o.    The Design Review Board may approve variations of the above design standards if the proposal is consistent with the Totem Lake Business District design guidelines.

p.    Development shall be designed, built and certified to achieve or exceed the following green building standards: Built Green 5 Star certified, LEED Platinum certified, or Living Building Challenge petal certified (energy, water and materials petals at a minimum), or living building challenge certified.

q.    A residential suite shall meet the following requirements:

1)    Development shall be designed, built and certified to achieve or exceed one (1) or more of the following green building standards: Built Green 5 Star certified, LEED Platinum certified, or Living Building Challenge petal certified (energy, water and material petals at a minimum), or living building challenge certified.

2)    Developments containing this use shall provide common living area available to all residential suite residents. Common living area shall consist of areas such as shared kitchens, dining areas, and community rooms. Areas such as bathrooms, laundries, utility rooms, storage, stairwells, mailrooms, and hallways shall not be counted as common living area. The minimum amount of common living area for each project shall be 250 square feet plus an additional 20 square feet per living unit.

(Ord. 4733 § 1, 2020; Ord. 4683 § 2, 2019; Ord. 4551 § 4, 2017; Ord. 4479 § 1, 2015; Ord. 4476 § 2, 2015)

*Code reviser’s note: This section of the code has been modified from what was shown in Ord. 4476 to simplify the code and reflect the intent of the City.

Back to Top

30.30 Density/Dimensions

Density/Dimensions Table – Office Zones 

(PO; PR 8.5; PR 5.0; PR 3.6; PR 2.4; PRA 2.4; PR 1.8; PRA 1.8; PLA 5B, PLA 5C; PLA 6B; PLA 15A; PLA 17A)

(Refer to KZC 30.20, Permitted Uses Table, to determine if a use is allowed in the zone; see also KZC 30.40, Development Standards Table)

USE

Minimum Lot Size

REQUIRED YARDs

(See Ch. 115 KZC)

Maximum Lot Coverage

Maximum Height of Structure

ABE = Average Building Elevation

Front

Side

Rear

30.30.010

Assisted Living Facility1

3,600 sq. ft.

PR, PRA: 3,600 sq. ft.2

20'

PLA 5B: 20'6

PLA 5C: 10'

PR, PLA 6B: 5'3

PLA 5B: 5'3, 6

PRA: 5'

PLA 5C: 5'3, 7

10'

PLA 5B: 10'6

70%

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 5B: 30' above ABE.

PLA 5C: 30' above ABE.8, 18

PLA 6B: 30' above ABE.9

30.30.020

Boat Launch (for Nonmotorized and/or Motorized Boats)

None

30'12

5'3

See Chapter 83 KZC.

80%

30' above ABE.30

30.30.030

Church

7,200 sq. ft.

PO: None

PR, PRA: 7,200 sq. ft.16

20'

PLA 5B: 20'6

PLA 5C: 10'

20'

PLA 5B: 20'6

20'

PLA 5B: 20'6

70%

PLA 17A: 80%

PO: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 5B, PLA 17A: 30' above ABE.

PLA 5C: 60' above ABE.17, 18

PLA 6B: 30' above ABE.9, 22

30.30.040

Community Facility

None

20'

PLA 5B: 20'6

PLA 5C: 10'

PLA 15A: 30' 12

10'

PLA 5B: 10'6

PLA 15A: 5'3

10'

PO: 20'

PLA 5B: 10'6

PLA 15A: See Chapter 83 KZC.

70%

PLA 15A, PLA 17A: 80%

PO, PLA 6B: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 5B, PLA 17A: 30' above ABE.

PLA 5C: 60' above ABE.17, 18

PLA 15A: 30' above ABE.19

30.30.050

Convalescent Center

7,200 sq. ft.

PO: None

PR, PRA: 7,200 sq. ft.16

20'

PLA 5B: 20'6

PLA 5C: 10'

10'

PLA 5B: 5'3, 6

10'

PO: 20'

PLA 5B: 10'6

70%

PLA 17A: 80%

PO, PLA 6B: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 5B, PLA 17A: 30' above ABE.

PLA 5C: 60' above ABE.17, 18

30.30.060

Detached, Attached or Stacked Dwelling Units

PR, PRA: 3,600 sq. ft. 20, 21

PLA 5B: 3,600 sq. ft. with at least 1,800 sq. ft. per unit.

PLA 5C: 3,600 sq. ft.

PLA 6B: 3,600 sq. ft. per dwelling unit.

PLA 15A: 7,200 sq. ft. with at least 3,600 sq. ft. per unit

PLA 17A: 5,000 sq. ft. per unit

20'

PLA 5B: 20'6

PLA 5C: 10'

PLA 15A: 30'12, 13, 15

Detached units:

PR: 5'

PRA, PLA 6B: 5'10

PLA 5C: 5'7, 10

Attached or stacked units:

PR: 5'3

PRA: 5'10

PLA 5B: 5'3, 6, 10

PLA 5C: 5'3, 7, 10

PLA 6B, PL 17A: 5'3, 10

PLA 15A: 5'3, 15

10'11

PLA 5B: 10'6, 11

PLA 15A: 10'11, 15

70%

PLA 15A: 80%

PR: 30' above ABE.4, 22, 32

PRA: 35' above ABE.4, 5, 22

PLA 5B, PLA 17A: 30' above ABE.

PLA 5C: 30' above ABE.8, 18

PLA 6B: 30' above ABE.9, 22

PLA 15A: 30' above ABE.14

30.30.070

Detached Dwelling Unit

PR, PRA: 3,600 sq. ft.20

PLA 5C, PLA 6B: 3,600 sq. ft.

PLA 15A, PLA 17A: 5,000 sq. ft.

20'

PLA 15A: 30'12, 23

5'

PLA 15A: 5'3, 23

PLA 17A: 5'24

10'

PLA 15A: See Chapter 83 KZC.23

70%

PLA 15A: 80%

PR: 30' above ABE.4, 22, 32

PRA: 35' above ABE.4, 5, 22

PLA 5C: 25' above ABE.

PLA 6B: 30' above ABE.9, 22

PLA 15A, PLA 17A: 30' above ABE.

30.30.080

Development containing: Attached or Stacked Dwelling Units; and Restaurant or Tavern; and Marina

5 acres with no less than 3,100 sq. ft. per dwelling unit.25, 26, 28

27

30.30.090

Development Containing Stacked or Attached Dwelling Units and Office Uses

PR, PRA: 3,600 sq. ft.21

PLA 5B: 3,600 sq. ft. with at least 1,800 sq. ft. per unit.

PLA 5C: 3,600 sq. ft.

PLA 6B: 3,600 sq. ft. per dwelling unit.

20'

PLA 5B: 20'6

PLA 5C: 10'

PR: 5'3

PRA: 5'

PLA 5B: 5'3, 6, 10

PLA 5C: 5'3, 7, 10

PLA 6B: 5'3, 10

PR, PRA: 10'

PLA 5B: 10'6, 11

PLA 5C, PLA 6B: 10'11

70%

PR: 30' above ABE.4, 22, 32

PRA: 35' above ABE.4, 5, 22

PLA 5B: 30' above ABE.

PLA 5C: 30' above ABE.8, 18

PLA 6B: 30' above ABE.9, 22

30.30.100

Funeral Home or Mortuary

PO: None

PR, PRA: 7,200 sq. ft.16

PLA 6B: 7,200 sq. ft.

20'

20'

20'

70%

PO: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 6B: 30' above ABE.9, 22

30.30.110

Government Facility

None

20'

PLA 5B: 20'6

PLA 5C: 10'

PLA 15A: 30'12

10'

PLA 5B: 10'6

PLA 15A: 5'3

10'

PO: 20'

PLA 5B: 10'6

PLA 15A: See Chapter 83 KZC.

70%

PLA 15A, PLA 17A: 80%

PO, PLA 6B: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 5B, PLA 17A: 30' above ABE.

PLA 5C: 60' above ABE.17, 18

PLA 15A: 30' above ABE.19

30.30.120*

Reserved

 

 

 

 

 

 

30.30.130

Hospital Facility

1 acre

20'

10'

20'

70%

30' above ABE.9

30.30.140

Marina

None

30'12, 30

5'3, 30

30

80%

30' above ABE.19, 30

30.30.150

Mini-School or Mini-Day-Care Center

3,600 sq. ft.

PO: None

PR, PRA: 3,600 sq. ft.2

PLA 17A: 7,200 sq. ft.

20'

PLA 5B: 20'6

PLA 5C: 10'

5'3

PRA: 5'

PLA 5B: 5'3, 6

PLA 5C: 5'3, 7

10'

PLA 5B: 10'6

70%

PLA 17A: 80%

PO, PLA 6B: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 5B, PLA 17A: 30' above ABE.

PLA 5C: 30' above ABE.8, 18

30.30.160

Nursing Home

7,200 sq. ft.

PO: None

PR, PRA: 7,200 sq. ft.16

20'

PLA 5B: 20'6

PLA 5C: 10'

10'

PLA 5B: 5'3, 6

10'

PO: 20'

PLA 5B: 10'6

70%

PLA 17A: 80%

PO, PLA 6B, PLA 15A: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 5B, PLA 17A: 30' above ABE.

PLA 5C: 60' above ABE.17, 18

30.30.170

Office Uses

None

PLA 6B: 7,200 sq. ft.

PLA 17AB: 7,200 sq. ft. per unit

20'

PLA 5B: 20'6

PLA 5C: 10'

PLA 15A: 30'12, 13, 15

5'3

PLA 5B: 5'3, 6

PRA: 5'

PLA 5C: 5'3, 7

PLA 15A: 5'3, 15

10'

PLA 5B: 10'6

PLA 15A: 10'15

70%

PLA 15A, PLA 17A: 80%

PO: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 5B, PLA 17A: 30' above ABE.

PLA 5C: 30' above ABE.8, 18

PLA 6B: 30' above ABE.9, 22

PLA 15A: 30' above ABE.14

30.30.180

Passenger Only Ferry Terminal

None

30'12

5'3

See Chapter 83 KZC.

80%

30' above ABE.19, 30

30.30.190

Piers, Docks, Boat Lifts and Canopies Serving Detached, Attached or Stacked Dwelling Units

None

See Chapter 83 KZC.

See Chapter 83 KZC.

30.30.200

Piers, Docks, Boat Lifts and Canopies Serving Detached Dwelling Unit

None

See Chapter 83 KZC.

See Chapter 83 KZC.

30.30.210

Public Access Pier, Public Access Facility, or Boardwalk

None

See Chapter 83 KZC.

See Chapter 83 KZC.

30.30.220

Public Park

Development standards will be determined on a case-by-case basis.

30.30.230

Public Utility

None

20'

PLA 5B: 20'6

PLA 5C: 10'

PLA 15A: 30'12

20'

PO: 10'

PLA 5B: 20'6

PLA 15A: 5'3

20'

PLA 5B: 20'6

PLA 5C: 10'

PLA 15A: See Chapter 83 KZC.

70%

PLA 15A, PLA 17A: 80%

PO, PLA 6B: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

PLA 5B, PLA 17A: 30' above ABE.

PLA 5C: 60' above ABE.17, 18

PLA 15A: 30' above ABE.19

30.30.240

Restaurant or Tavern

PO: None

PR, PRA: 7,200 sq. ft.16

20'

10'

PO: 20'

PR, PRA: 10'

70%

PO: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

30.30.245*

Retail Establishment including Grocery Store, Drug Store, Laundromat, Dry Cleaners, Barber Shop, or Shoe Repair Shop

PO: None29

PR, PRA: 7,200 sq. ft.16, 29

20'

10'

PO: 20'

PR, PRA: 10'

70%

PO: 30' above ABE.9

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

30.30.250*

Retail Establishment other than those specifically listed, limited, or prohibited in this zone, selling goods or providing services

7,200 sq. ft.16

20'

10'

10'

70%

PR: 30' above ABE.4, 32

PRA: 35' above ABE.4, 5

30.30.260*

Retail Establishment providing banking or related financial service

PO: None

PR, PRA: 7,200 sq. ft.16

20'

10'

PO: 20'

PR, PRA: 10'

70%

PO: 30' above ABE.4

PR: 30' above ABE.9, 32

PRA: 35' above ABE.4, 5

30.30.270

School or Day-Care Center

7,200 sq. ft.

PO: None

PR, PRA: 7,200 sq. ft.16

20'

PLA 5C: 10'

5'3

PRA: 5'

PLA 5C: 5'3, 7

10'

70%

PLA 17A: 80%

PO, PLA 6B: 30' above ABE.9, 31

PR: 30' above ABE.4, 31, 32

PRA: 35' above ABE.4, 5, 31

PLA 5B, PLA 17A: 30' above ABE.31

PLA 5C: 60' above ABE.17, 18

PLA 5B: If this use can accommodate 50 or more students or children, then:

50'

50'

50'

PLA 5B: If this use can accommodate 13 to 49 students or children, then:

20'

20'

20'

30.30.280

Tour Boat

None

30'12

5'3

See Chapter 83 KZC.

80%

30' above ABE.19, 30

30.30.290

Water Taxi

None

30'12

5'3

See Chapter 83 KZC.

80%

30' above ABE.19, 30

30.30.295

Government Facility Parking Structure

None

PR 1.8 TOD zone: See DD-33 and DS-13

100%

PR 1.8 TOD zone: 60' above ABE.

30.30.300

Transit Oriented Development Containing Attached or Stacked Dwelling Units or Residential Suites

None

PR 1.8 TOD zone; see DD-34, DD-35, and DS-15

80%

PR 1.8 TOD: 85' above ABE34,35

Density/Dimensions (DD) Special Regulations:

DD-1.     In the PR, PRA, PLA 5B and PLA 6B zones, for density purposes, two assisted living units shall constitute one dwelling unit. Total dwelling units may not exceed the number of stacked dwelling units allowed on the subject property. Through Process IIB, Chapter 152 KZC, up to one and one-half times the number of stacked dwelling units allowed on the property may be approved if the following criteria are met:

a.    Project is of superior design, and

b.    Project will not create impacts that are substantially different than would be created by a permitted multifamily development. Back to Table

DD-2.     8,500 square feet if PR 8.5 zone, 7,200 square feet if PR 7.2 zone, 5,000 square feet if PR 5.0 zone. Back to Table

DD-3.     Five feet but two side yards must equal at least 15 feet. Back to Table

DD-4.     If adjoining a low density zone other than RSA or RSX, then 25 feet above ABE. Back to Table

DD-5.     See KZC 30.10.020(2). Back to Table

DD-6.     The required yard of any structure abutting a lot containing a low density use within PLA 5A must be increased one foot for each one foot that structure exceeds 20 feet above ABE. Back to Table

DD-7.     From easterly edge of PLA 5C – 15 feet. Back to Table

DD-8.     a.    If the development contains at least one acre, 60 feet above ABE, except for properties within 325 feet of the PLA 5C eastern boundary, then 40 feet above ABE.

b.    If the development is south of 4th Avenue and within 180 feet east of 6th Street, and contains at least 0.8 acres, 52 feet above ABE.

c.    If the development is south of 4th Avenue and within 180 feet east of 6th Street, and contains at least 0.4 acres, 40 feet above ABE. Back to Table

DD-9.     If adjoining a low density zone other than RSX, then 25 feet above ABE. Back to Table

DD-10.    The side yard may be reduced to zero feet if the side of the dwelling unit is attached to a dwelling unit on an adjoining lot. If one side of a dwelling unit is so attached and the opposite side is not, the side that is not attached must provide a minimum side yard of five feet; provided, that this special regulation shall not supersede minimum yard requirements when abutting a lot containing a low density use within the PLA 5A zone. Back to Table

DD-11.    The rear yard may be reduced to zero feet if the rear of the dwelling unit is attached to a dwelling unit on an adjoining lot; provided, that this special regulation shall not supersede minimum yard requirements when abutting a lot containing a low density use within the PLA 5A zone. Back to Table

DD-12.    The required 30-foot front yard may be reduced one foot for each one foot of this yard that is developed as a public use area if:

a.    Within 30 feet of the front property line, each portion of a structure is set back from the front property line by a distance greater than or equal to the height of that portion above the front property line; and

b.    Substantially, the entire width of this yard, from north to south property lines, is developed as a public use area; and

c.    The design of the public use area is specifically approved by the City. Back to Table

DD-13.    The required front yard for any portion of the structure over 30 feet in height above average building elevation shall be 35 feet. This required front yard cannot be reduced under DD-12 above for a public use area. Back to Table

DD-14.    Structure height may be increased to 40 feet above ABE if:

a.    Obstruction of views from existing development lying east of Lake Washington Boulevard is minimized; and

b.    Maximum lot coverage is 80 percent, but shall not include any structure allowed within the required front yard under the General Regulations in KZC 60.170; and

c.    Maximum building coverage is 50 percent, but shall not include any structure allowed within the required front yard under the General Regulations in KZC 60.170 or any structure below finished grade; and

d.    A waterfront area developed and open for public use shall be provided with the location and design specifically approved by the City. Public amenities shall be provided, such as nonmotorized watercraft access or a public pier. A public use easement document shall be provided to the City for the public use area, in a form acceptable to the City. The City shall require signs designating the public use area; and

e.    The required public pedestrian access trail from Lake Washington Boulevard to the shoreline shall have a trail width of at least six feet and shall have a grade separation from the access driveway; and

f.    No roof top appurtenances, including elevator shafts, roof decks or plantings, with the exception of ground cover material on the roof not to exceed four inches in height, shall be on the roof of the building or within the required view corridors. Back to Table

DD-15.    The minimum dimension of any yard, other than those listed, is five feet. Any required yard, other than the front required yard, may be reduced to zero feet if the side of the dwelling unit is attached to a dwelling unit on an adjoining lot. If one side of a dwelling unit is so attached and the opposite side is not, the side that is not attached shall provide the minimum required yard. Back to Table

DD-16.    8,500 square feet if PR 8.5 zone. Back to Table

DD-17.    Except for properties within 325 feet of the PLA 5C eastern boundary, then 40 feet above ABE. Back to Table

DD-18.    For properties abutting PLA 5D, any portion of a building exceeding 30 feet above ABE shall be no closer than 50 feet to the easterly edge of PLA 5C. Back to Table

DD-19.    Structure height may be increased to 35 feet above ABE if:

a.    The increase does not impair views of the lake from properties east of Lake Washington Boulevard; and

b.    The increase is offset by a view corridor that is superior to that required by the General Regulations. Back to Table

DD-20.    8,500 square feet if PR 8.5 zone, 5,000 square feet if PR 5.0 zone. Back to Table

DD-21.    With a residential density as established on the Zoning Map. Minimum amount of lot area per dwelling unit is as follows:

a.    In PR 8.5 zones, the minimum lot area per unit is 8,500 square feet.

b.    In PR 5.0 zones, the minimum lot area per unit is 5,000 square feet.

c.    In PR 3.6 zones, the minimum lot area per unit is 3,600 square feet.

d.    In PR 2.4 and PRA 2.4 zones, the minimum lot area per unit is 2,400 square feet.

e.    In PR 1.8 and PRA 1.8 zones, the minimum lot area per unit is 1,800 square feet. Back to Table

DD-22.    Where the 25-foot height limitation results solely from an adjoining low density zone occupied by a school that has been allowed to increase its height to at least 30 feet, then a structure height of 30 feet above ABE is allowed. Back to Table

DD-23.    The minimum dimension of any yard, other than those listed, is five feet. Back to Table

DD-24.    On corner lots, only one front yard must be a minimum of 20 feet. All other front yards shall be regulated as a side yard (minimum five-foot yard). The applicant may select which front yard shall meet the 20-foot requirement. Back to Table

DD-25.    Part of the unit count allowed in Planned Area 15A may be developed in Planned Area 15B. The maximum permitted number of dwelling units on the subject property in Planned Area 15A is computed using the following formula: Back to Table

(The total lot area in square feet divided by 3,100) minus the unit count transferred to Planned Area 15B = the maximum permitted number of dwelling units.

DD-26.    The maximum amount of allowable floor area for nonresidential use is computed using the following formula: Back to Table

(The maximum number of dwelling units allowed on the subject property - the number of dwelling units proposed) x the average square footage of the dwelling units = amount of square footage available for nonresidential use.

DD-27.    The City will determine required yards, lot coverage, structure height and landscaping based on the compatibility of development with adjacent uses and the degree to which public access, use and views are provided. Also see Chapter 83 KZC for required shoreline setback. Back to Table

DD-28.    Subsequent subdivision of an approved Master Plan into smaller lots is permitted; provided, that the required minimum acreage is met for the Master Plan. Back to Table

DD-29.    Gross floor area shall not exceed 3,000 square feet. Back to Table

DD-30.    Landward of the ordinary high water mark. Back to Table

DD-31.    For school use, structure height may be increased, up to 35 feet and 40 feet in PRA zones, if:

a.    The school can accommodate 200 or more students; and

b.    The required side and rear yards for the portions of the structure exceeding the basic maximum structure height are increased by one foot for each additional one foot of structure height; and

c.    The increased height is not specifically inconsistent with the applicable neighborhood plan provisions of the Comprehensive Plan; and

d.    The increased height will not result in a structure that is incompatible with surrounding uses or improvements.

This special regulation is not effective within the disapproval jurisdiction of the Houghton Community Council. Back to Table

DD-32.    For that portion of the PR 1.8 zone lying between 120th Avenue NE and 124th Avenue NE, the maximum building height of a structure shall be 60 feet above average building elevation. Back to Table

DD-33    For a government facility parking structure use in a PR 1.8 TOD zone within the Totem Lake Business District (TLBD) the minimum required yards and where they are measured from shall be as follows:

a)    East: 20'. The required yard may be reduced to 0' (zero feet) if the street level floor of the building contains a commercial use designed with a pedestrian-oriented facade with direct access to 116th Way NE. Facade treatments shall include overhead weather protection, public spaces with seating, landscaping, and art, and transparent storefronts. The required yard shall be measured from the 116th Way NE right-of-way.

b)    South: 45'. The 45' required yard shall be measured from the common property line between the TOD zone and the adjoining RM 1.8 zone.

c)    West: 50'. The 50' required yard shall be measured from the common property line between the TOD zone and the adjoining RSX 7.2 zone.

d)    North: 0'. Along common property line with TOD. Back to Table

DD-34    For transit oriented development containing attached or stacked dwelling units or residential suites use in a PR 1.8 TOD zone within the Totem Lake Business District (TLBD), the minimum required yards and where they are measured from shall be as follows:

a.    East: 20': The Design Review Board may approve a reduction of the east required yard along 116th Way NE to 0' (zero feet) for portions of the structure where the street floor of the building contains:

1)    Commercial use is designed with a pedestrian-oriented facade with direct access to 116th Way NE. Facade treatments shall include overhead weather protection; public spaces with seating, landscaping, and art; and transparent storefronts; or

2)    Residential uses or lobbies that incorporate front entries, porches, and stoops oriented to 116th Way NE.

b.    South: 10' along common property line with TOD.

c.    West: 50' See Special Regulation DS-15.

d.    North: 20'. Back to Table

DD-35    For transit oriented development containing attached or stacked dwelling units or residential suites use in a PR 1.8 TOD zone within the Totem Lake Business District (TLBD), no portion of a structure located within 10' of the east property line shall exceed 45' above average building elevation. Back to Table

(Ord. 4733 § 1, 2020; Ord. 4514 § 1, 2016; Ord. 4476 § 2, 2015)

*Code reviser’s note: This section of the code has been modified from what was shown in Ord. 4476 to simplify the code and reflect the intent of the City.

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30.40 Development Standards

Development Standards Table – Office Zones 

(PO; PR 8.5; PR 5.0; PR 3.6; PR 2.4; PRA 2.4; PR 1.8; PRA 1.8; PLA 5B, PLA 5C; PLA 6B; PLA 15A; PLA 17A)

(Refer to KZC 30.20, Permitted Uses Table, to determine if a use is allowed in the zone; see also KZC 30.30, Density/Dimensions Table)

Use

Landscape Category

(Chapter 95 KZC)

Sign Category

(Chapter 100 KZC)

Required Parking Spaces

(Chapter 105 KZC)

30.40.010

Assisted Living Facility

D

A

1.7 per independent unit. 1 per assisted living unit.

30.40.020

Boat Launch (for Nonmotorized and/or Motorized Boats)

B

B

See KZC 105.25.

30.40.030

Church

C

B

1 for every 4 people based on maximum occupancy load of any area of worship.3

30.40.040

Community Facility

C4

PLA 15A: A4

B

See KZC 105.25.

30.40.050

Convalescent Center

C

B

1 for each bed.

30.40.060

Detached, Attached or Stacked Dwelling Units

D

PLA 17A: D1

A

1.2 per studio unit.

1.3 per 1 bedroom unit.

1.6 per 2 bedroom unit.

1.8 per 3 or more bedroom unit.

See KZC 105.20 for visitor parking requirements.

PLA 17A: 2

30.40.070

Detached Dwelling Units

E

A

PR, PRA, 17A: 2.0 per dwelling unit.

PLA 5C, PLA 6B, PLA 15A: 2.0 per unit.

30.40.080

Development containing: Attached or Stacked Dwelling Units; and Restaurant or Tavern; and Marina

5

6

For residential: 1.2 per studio unit.

1.3 per 1 bedroom unit.

1.6 per 2 bedroom unit.

1.8 per 3 or more bedroom unit.

See KZC 105.20 for visitor parking requirements.

For other uses see KZC 105.25.

30.40.090

Development Containing Stacked or Attached Dwelling Units and Office Uses

C

D

For residential: 1.2 per studio unit.

1.3 per 1 bedroom unit.

1.6 per 2 bedroom unit.

1.8 per 3 or more bedroom unit.

See KZC 105.20 for visitor parking requirements.

For other uses see KZC 105.25.

30.40.100

Funeral Home or Mortuary

C

B

PO: 1 per each 300 sq. ft. of gross floor area.

PR, PRA: 1 per each 300 sq. ft. floor area.

PLA 6B: See KZC 105.25.

30.40.110

Government Facility

C4

PLA 15A: A4

B12

See KZC 105.25.

30.40.120*

Reserved

 

 

 

30.40.130

Hospital Facility

B

B

See KZC 105.25.

30.40.140

Marina

B

B

1 per each 2 slips.

30.40.150

Mini-School or Mini-Day-Care Center

E

PLA 17A: D

B

PR, PRA: B10

See KZC 105.25.7, 8

PR, PRA: See KZC 105.25.7

PLA 17A: See KZC 105.25.9

30.40.160

Nursing Home

C

B

1 for each bed.

30.40.170

Office Uses

C

PLA 15A: D

D

1 per each 300 sq. ft. of gross floor area.11

30.40.180

Passenger Only Ferry Terminal

B

B

See KZC 105.25.

30.40.190

Piers, Docks, Boat Lifts and Canopies Serving Detached, Attached or Stacked Dwelling Units

See Chapter 83 KZC.

See Chapter 83 KZC.

None

30.40.200

Piers, Docks, Boat Lifts and Canopies Serving Detached Dwelling Unit

See Chapter 83 KZC.

See Chapter 83 KZC.

None

30.40.210

Public Access Pier, Public Access Facility, or Boardwalk

See Chapter 83 KZC.

See Chapter 83 KZC.

See KZC 105.25.

30.40.220

Public Park

Development standards will be determined on a case-by-case basis.

30.40.230

Public Utility

A4

PR, PRA: A

B

See KZC 105.25.

30.40.240

Restaurant or Tavern

B

E

PO: 1 per each 100 sq. ft. of gross floor area.

PR, PRA: 1 per each 100 sq. ft. floor area.

30.40.245*

Retail Establishment including Grocery Store, Drug Store, Laundromat, Dry Cleaners, Barber Shop, or Shoe Repair Shop

B

E

PO: 1 per each 300 sq. ft. of gross floor area.

PR, PRA: 1 per each 300 sq. ft. floor area.

30.40.250*

Retail Establishment other than those specifically listed, limited, or prohibited in this zone, selling goods or providing services

B

E

1 per each 300 sq. ft. floor area.

30.40.260

Retail Establishment providing banking or related financial service

B

E

1 per each 300 sq. ft. of gross floor area.

30.40.270

School or Day-Care Center

D

B

See KZC 105.25.8, 9

PR, PRA, PLA 17A: See KZC 105.25.9

30.40.280

Tour Boat

B

B

See KZC 105.25.

30.40.290

Water Taxi

B

B

See KZC 105.25.

30.40.295

Government Facility Parking Structure

B

DS-13 and PU-40

16

See 30.20.295, PU-40 and bicycle parking14

30.40.300

Transit Oriented Development Containing Attached or Stacked Dwelling Units or Residential Suites

DS-15 and PU-41

16

17

Development Standards (DS) Special Regulations:

DS-1.     Adjacent to NE 90th Street and existing institutional parking lots, the property must include dense landscaping and a fence or screen wall which provide screening for this use. Back to Table

DS-2.     If the subject property contains eight or more units, then the parking area shall also include a designated location and facilities to serve on-site residents as they wash or otherwise service their personal vehicles. These facilities shall be so located, improved, and furnished to prevent surface water contaminants, such as detergents, oils, and debris, from entering the lake or wetlands. Back to Table

DS-3.     No parking is required for day-care or school ancillary to the use. Back to Table

DS-4.     Landscape Category A or B may be required depending on the type of use on the subject property and the impacts associated with the use on the nearby uses. Back to Table

DS-5.     The City will determine required yards, lot coverage, structure height and landscaping based on the compatibility of development with adjacent uses and the degree to which public access, use and views are provided. Also see Chapter 83 KZC for required shoreline setback. Back to Table

DS-6.     All signs must be approved as part of a Comprehensive Design Plan in accordance with KZC 100.80. Back to Table

DS-7.     An on-site passenger loading area may be required depending on the number of attendees and the extent of the abutting right-of-way improvements. Back to Table

DS-8.     The location of parking and passenger loading areas shall be designed to reduce impacts on nearby residential uses. Back to Table

DS-9.     An on-site passenger loading area must be provided. The City shall determine the appropriate size of the loading areas on a case-by-case basis, depending on the number of attendees and the extent of the abutting right-of-way improvements. Carpooling, staggered loading/unloading time, right-of-way improvements or other means may be required to reduce traffic impacts on nearby residential uses. Back to Table

DS-10.    Electrical signs shall not be permitted. Size of signs may be limited to be compatible with nearby residential uses. Back to Table

DS-11.    If a medical, dental, or veterinary office, then one per each 200 square feet of gross floor area. Back to Table

DS-12.    One pedestal sign with a readerboard having electronic programming is allowed at a fire station only if:

a.    It is a pedestal sign (see Plate 12) having a maximum of 40 square feet of sign area per sign face;

b.    The electronic readerboard is no more than 50 percent of the sign area;

c.    Moving graphics and text or video are not part of the sign;

d.    The electronic readerboard does not change text and/or images at a rate less than one every seven seconds and shall be readily legible given the text size and the speed limit of the adjacent right-of-way;

e.    The electronic readerboard displays messages regarding public service announcements or City events only;

f.    The intensity of the display shall not produce glare that extends to adjacent properties and the signs shall be equipped with a device which automatically dims the intensity of the lights during hours of darkness.

g.    The electronic readerboard is turned off between 10:00 p.m. and 6:00 a.m. except during emergencies;

h.    It is located to have the least impact on surrounding residential properties. Back to Table

If it is determined that the electronic readerboard constitutes a traffic hazard for any reason, the Planning Director may impose additional conditions.

DS-13.    A Government Facility Parking Structure use in the PR 1.8 TOD zone within the Totem Lake Business District (TLBD) shall submit a landscape and tree retention plan showing:

a.    Retention of all existing trees (unless deemed hazard or nuisance), vegetation, and berming within the required buffers located within the south and west required yard. Add replacement trees and vegetation in the buffers for any trees and vegetation removed deemed to be hazard or nuisance.

b.    Within the south required yard, the plans shall indicate enhancement of the existing buffer area to create the appearance of a natural, open area, planted with a variety of native trees, shrubs, and groundcover that will provide lower level screening and effective screening of the parking garage over time. Install a 6-foot-high solid screening fence or wall. Design of plan to include CPTED (Crime Prevention through Environmental Design) principles.

c.    Provide landscaping between the north and east parking structure facades and any vehicular access area or interior pedestrian walkway with a minimum 3 feet of landscaping. The Planning Official may modify this requirement if proposed façade treatments will achieve equal or better screening and visual appearance of the parking structure facade. Back to Table

DS-14.    A Government Facility Parking Structure use in the PR 1.8 TOD zone within the Totem Lake Business District (TLBD) shall provide long term and short-term bicycle parking. At a minimum the number of bicycle parking stalls shall be 28. A portion of the bike stalls must be in a secured, locked area such as a bike cage or on-demand lockers within the garage or weatherproof bicycle lockers may be located outside of the garage. The Planning Official may modify this standard based on site constraints, observed utilization, high-quality bicycle infrastructure, or other modes of access. Design must demonstrate that there is an area that could accommodate growth in bicycle parking demand at a rate of twice what was initially provided. To meet this requirement, off-site bicycle parking may be approved if the Planning Official finds that the off-site location provides safer and/or more convenient access to Totem Lake/Kingsgate BRT Station. Back to Table

DS-15.    A Transit Oriented Development Containing Attached or Stacked Dwelling Units or Residential Suites use in the PR 1.8 TOD zone within the Totem Lake Business District (TLBD) shall meet the following requirements:

a.    Retention of all existing trees (unless deemed hazard or nuisance), vegetation and berming within the required buffers located within the west required yard. Add replacement trees and vegetation in the buffers for any trees and vegetation removed deemed to be hazard or nuisance.

b.    Along the 116th Way NE property frontage, install tree species that will achieve a tall height with a significant amount coniferous to mitigate view of freeway. Install decorative pedestrian lighting pursuant to City pre-approved plans. Back to Table

DS-16.    Signs for a development approved under this provision must be proposed within a Master Sign Plan application (KZC 100.80) for all signs within the development. Back to Table

DS-17.    A transit oriented development containing attached or stacked dwelling units or residential suites use in the PR 1.8 TOD zone within the Totem Lake Business District (TLBD) shall meet the following parking rates:

Market rate residential: 1.0 per unit, plus guest parking at .05 stall per unit

Affordable housing: .75 stall per affordable unit

Restaurant/tavern: 1 stall per 125 sq. ft of gfa.

Retail: 1.0 stall per each 350 sq. ft. of gfa.

Office: 1.0 stall per each 350 sq. ft. of gfa.

Hotel/Motel: 1.0 stall per each room.

Public or private college or university and related facilities: see KZC 105.25.

Entertainment, cultural, recreational: see KZC 105.25. Back to Table

Residential Suites:

a.    Parking shall be provided at a rate of one stall per living unit plus one per on-site employee, and modifications to decrease the parking requirement are prohibited. However, if parking is managed as provided below, parking shall be provided at a rate of 0.5 per living unit plus one per on-site employee.

b.    The required parking shall be 0.5 per living unit where the parking is managed as follows and the property owner agrees to the following in a form approved by the City and recorded with King County:

1)    Rentals shall be managed such that the total demand for parking does not exceed the available supply of required private parking. If the demand for private parking equals or exceeds the supply of required private parking, the property owner shall either restrict occupancy of living units or restrict leasing to only tenants who do not have cars.

2)    The property owner shall prepare a transportation management plan (TMP) for review and approval by the City and recording with King County. At a minimum the TMP shall include the following requirements:

i.    Charge for on-site parking, unbundled from the rent, for tenants who have cars, or bus pass or equivalent alternative transportation mode subsidies for tenants who do not have cars.

ii.    Lease provisions and monitoring requirements for the property owner to ensure that tenants are not parking off site to avoid parking charges.

iii.    Adequate secured and sheltered bicycle parking to meet anticipated demand.

iv.    Designation of a transportation coordinator to manage the TMP, provide commute information to all new tenants, and be a point of contact for the City.

v.    At the time the project attains 90 percent occupancy, the property owner shall provide an accurate and detailed report of initial resident parking demand and alternative commute travel. The report format shall be reviewed and approved by the City.

vi.    Following the initial survey, the property owner shall submit a biennial survey of residents prepared and conducted by a licensed transportation engineer or other qualified professional documenting on-site and potential off-site parking utilization and alternative commute travel. The Planning Director may increase or decrease the frequency of the survey based on the documented success of the TMP.

vii.    Acknowledgment by the property owner that it shall be a violation of this code for the actual parking demand for the project to exceed the available supply of required parking or to fail to comply with the provisions of the TMP or reporting requirements.

viii.    After one year of project occupancy, the Planning Official may allow a decrease in the required number of spaces if the number of spaces proposed is documented by an adequate and thorough parking demand and utilization study of the property. The study shall be prepared by a licensed transportation engineer or other qualified professional, and shall analyze the operational characteristics of the use which justify a parking reduction. The scope of the study shall be proposed by the transportation engineer and approved by the City Transportation Engineer. The study shall provide at least two days of data for morning, afternoon and evening hours, or as otherwise approved or required by the City Transportation Engineer.

c.    All residential suites and all required parking within a project shall be under common ownership and management.

(Ord. 4733 § 1, 2020; Ord. 4489 § 1, 2015; Ord. 4487 § 1, 2015; Ord. 4476 § 2, 2015)

*Code reviser’s note: This section of the code has been modified from what was shown in Ord. 4476 to simplify the code and reflect the intent of the City.

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