20C.40.45 Residential Development in Downtown Districts.
20C.40.45-010 Purpose.
All residential development in Downtown districts shall comply with the density and development standards indicated in the Downtown Districts Site Requirements Chart, RCDG 20C.40.40-045, except where otherwise specified. Residential uses shall be permitted in the Downtown districts as indicated in RCDG 20C.40.20-030, Downtown Permitted Land Uses Chart. Residential developments within the districts shall also comply with the following criteria. (Ord. 2302; Ord. 1901)
20C.40.45-020 Downtown Residential Density Chart.
(1) In order to ensure that appropriate bulk and height relationships exist between residential lot widths and building intensity, the table below shall be used to determine the permitted residential density of a site. The density allowed on the site shall increase with the increase in site area and site width. The table is read from left to right, within the rows. For example, a site that is 12,000 square feet in area and 120 feet in width will be allowed up to 45 dwellings per acre. If the site’s area and width are in different rows, i.e., 12,000 square feet and 100 feet wide, the lower density shall apply (36 dwelling units per acre).
(2) Exceptions.
(a) If the site’s width is in a row that allows a higher density, as opposed to the site area, the higher density shall be allowed if the site’s area is also at least 85 percent of the lowest range of the areas in the same row. Example: Site width equals 120 feet and the site area is at least 10,200 square feet (85 percent of 12,000 square feet), then 45 dwelling units per acre shall be allowed.
(b) If the site’s area is in a row that allows the higher density, but the width limits it to a lower density, the higher density shall be allowed if the site width is at least 85 percent of the lowest range of the widths in the same row. Example: Site area equals 12,000 square feet and the site width is at least 102 feet (85 percent of 120 feet), then 45 dwelling units per acre shall be allowed.
(3) Bonuses for residential density are allowed in addition to the density permitted below per RCDG 20C.40.100, Residential Density Bonus.
|
Districts |
Minimum Site Area (Sq. Ft.) |
Minimum Site Width (Ft.) |
Maximum Dwelling Units per Net Acres |
Maximum Allowable Lot Coverage2 |
|
River Trail, Carter and East Hill |
2,400 – 3,199 |
Less than 26 |
1 unit per lot |
75% |
|
2,400 – 3,199 |
27 – 43 |
2 units per lot1 |
75% |
|
|
3,200 – 5,999 |
44 – 49 |
30 du/ac |
75% |
|
|
6,000 – 11,999 |
50 – 119 |
36 du/ac |
N/A |
|
|
12,000 – 17,999 |
120 – 179 |
45 du/ac |
N/A |
|
|
18,000 or more |
180 or more |
N/A3 |
N/A |
|
|
Sammamish Trail, Town Square, Old Town, Anderson Park, River Bend and Town Center |
2,400 – 3,199 |
Less than 26 |
1 unit per lot |
75% |
|
2,400 – 3,199 |
27 – 43 |
2 units per lot1 |
75% |
|
|
3,200 – 5,999 |
44 – 49 |
30 du/ac |
75% |
|
|
6,000 – 11,999 |
50 – 119 |
36 du/ac |
N/A |
|
|
12,000 or more |
120 or more |
N/A3 |
N/A |
|
|
Trestle, Valley View and Bear Creek |
2,400 – 3,199 |
Less than 30 |
1 unit per lot |
|
|
2,400 – 3,199 |
30 – 43 |
2 units per lot1 |
||
|
3,200 – 5,999 |
44 – 49 |
26 du/ac |
||
|
6,000 or more |
50 or more |
N/A4 |
Notes:
1 With alley access only. Otherwise one unit per lot.
2 Lot coverage requirements do not apply to residential developments with ground floor commercial/retail uses, except those specified in the Downtown Districts Site Requirements Chart, RCDG 20C.40.40-045.
3 For sites meeting the size and width requirements to qualify for this footnote, density shall not be regulated by a maximum number of dwelling units per acre, but by the application of bulk, height, parking, and all other development standards. For example, developments may achieve as many dwellings as possible when the development provides all of the necessary parking, open space, etc., for the number of units proposed, and the building(s) meet all of the prescribed standards. All developments with proposed densities exceeding 66 dwelling units per acre, inclusive of density bonuses allowed per RCDG 20C.40.100, Residential Density Bonus, shall be required to have at least one level of semi-subterranean or subterranean parking or structured parking hidden behind ground floor commercial space or other pedestrian amenities along the street front.
4 Developments qualifying for additional height per footnote 10 of the Downtown Districts Site Requirement Chart, RCDG 20C.40.40-045, shall be allowed residential density per footnote 3 above when infill/redevelopment of the site creates an urban village per RCDG 20D.40.110-020(3). Otherwise the maximum allowed density is 30 dwelling units per acre.
(Ord. 2302; Ord. 2051; Ord. 1901)