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A. Applicability.

1. Unless the optional regulations of BMC 20.32.050 are utilized, the regulations of this section shall apply to all principal use development, including mixed uses and conditional uses, in all areas designated with a residential multi general use type.

2. Development of a detached single-family dwelling unit permitted in this chapter shall comply with the standard development regulations within Chapter 20.30 BMC.

3. Single-family attached units shall comply with standard development regulations found in BMC 20.32.045.

B. Density.

1. The number of units possible in any designated ranged density classification shall be determined by dividing the area of the subject property by the maximum and minimum density listed in subsection (B)(2) of this section for the ranged density in the applicable subarea of the zoning table pursuant to Chapter 20.00 BMC.

2. Minimum and maximum densities for residential development in residential multi zoned areas shall be based on the following provisions:

a. Maximum Density. Within a ranged density classification of high, medium and low, development density shall not exceed the densities established by this section, except as provided in the density bonus provisions specified in Chapters 20.28 and 20.29 BMC:

i. High: There is no expressed maximum density within a high-density classification.

ii. Medium: The maximum density of development occurring within a medium-density classification shall be 3,600 square feet of gross land area per residential unit. A density bonus may be earned to develop at a density greater than 3,600 square feet of land per residential unit as may be allowed through density bonus provisions pursuant to applicable zoning and/or through the land division process.

iii. Low: The maximum density of development occurring within a low-density classification shall be 7,201 square feet of gross land area per residential unit. A density bonus may be earned to develop at a density greater than 7,201 square feet of land per residential unit as may be allowed through density bonus provisions pursuant to applicable zoning and/or through the land division process.

b. Minimum Density. Unless granted an exception to minimum density, development density in high, medium and low zones shall develop to at least the densities established by this section:

i. High: The minimum density of development occurring within a high-density area shall be 3,599 square feet of gross land area per residential unit.

ii. Medium: The minimum density of development occurring within a medium-density area shall be 7,200 square feet of gross land area per residential unit.

iii. Low: The minimum density within a low-density area is 7,201 square feet of gross land area per residential unit.

c. The ranged density classifications are summarized here:

Table 20.32.040(A)

Range

Minimum

Maximum

Low Density

7,201 sf/unit

7,201 sf/unit

Medium Density

7,200 sf/unit

3,600 sf/unit

High Density

3,599 sf/unit

None

3. Exceptions to Minimum Densities. An exception to the minimum density requirement may be approved with or without conditions by the director through the Type I application review process in Chapter 21.10 BMC if the applicant demonstrates an exception under this provision results in the highest possible density when one or more of the following are associated with the site:

a. Redevelopment of an existing detached single-family dwelling unit that is more than 50 percent destroyed and does not preclude or impact the ability to achieve the site’s minimum density in the future; or

b. There are special circumstances applicable to the subject property, including but not limited to size, shape, topography, location, or surroundings, and not the result of the owner’s action, that preclude the site from developing to the minimum density listed in the applicable ranged density classification; or

c. The subject site is wholly or substantially encumbered by a critical area or critical area buffer (as defined in Chapter 16.55 BMC), which reduces the developable area and ability to achieve the minimum density; or

d. The site contains a historic resource, which is either listed or designated a national, state or local historic landmark, that is proposed to be retained and development of the site to minimum density would either (i) cause the resource to be altered and/or removed, (ii) adversely affect the listed or designated historic resource or (iii) affect the integrity of the site; or

e. Applications to replace in-kind, repair, maintain, or otherwise improve an existing mobile home or manufactured home in an approved mobile home park.

4. Phased Development. Phased development may be permitted to occur with one or more phases developing at a density below the minimum density provided the required land use decision(s) include a development proposal demonstrating full compliance with the minimum density of the project boundary, which identifies all phases, and is compliant with all other density provisions in this chapter. If the development proposal includes detached single-family residences per this chapter, no more than 50 percent of the allowed detached single-family units shall be permitted in one phase unless approved through a development agreement or the director administratively determines construction of more than 50 percent of the allowed detached single-family units in a single phase is appropriate to provide a transition from an existing, established detached single-family neighborhood and proposed higher intensity multifamily development.

5. Density Bonus. As stipulated in Chapter 20.00 BMC, Zoning Tables, a density bonus may be obtained for a multifamily development proposal that has not previously been granted a density bonus under a different development proposal. A density bonus shall not establish a density greater than the maximum specified density of the applicable subarea unless as allowed under a separate code provision.

A decision to allow a density bonus shall be based on the benefit and quality of the features offered to obtain a bonus and determined to provide project elements that are in addition to the minimum development aspects listed in BMC 20.38.040(B) and this section. The director may impose conditions to ensure that an approved bonus results in a public benefit.

A density bonus may be obtained up to the amounts listed below:

a. Up to a 50 percent bonus for the purchase and transfer of all or part of the development rights of a parcel identified as meeting any of the following criteria:

i. A parcel, tract or land area declared as a suitable density donor by city council resolution.

ii. A parcel with a valid planned development permit which provides for a development right transfer.

iii. A parcel previously zoned for residential uses that, due to the adoption of subsequent governmental regulations and as determined by city council resolution, is unlikely to achieve even 50 percent of the original allowable density, resulting in the loss of the city’s potential infill capacity.

b. Up to a 50 percent bonus when a project is able to provide at least one-half of the total unit count of the project as affordable housing, as defined by city council resolution, inclusive of a provision to maintain said housing as such for a reasonable duration determined by city council.

c. Up to a 50 percent bonus for the redevelopment of an area considered in need of revitalization as declared by city council resolution.

d. Up to a 25 percent bonus for the development of a neighborhood park and related improvements identified in the comprehensive plan or that satisfies the needs of the immediate neighborhood as determined by the director.

e. Up to a 15 percent bonus for providing at least 15 percent additional open space that is not otherwise restricted from development by environmental regulations.

f. Up to a 15 percent bonus for restoring a degraded natural area that would not otherwise require restoration or enhancement through a planned development or critical areas permit, which would provide significant public enjoyment if enhanced.

g. Up to a 10 percent bonus for providing enhanced perimeter buffering of adjacent, less compatible uses.

C. Main Buildings/Principal Use. Within areas designated residential multi transition, no more than one principal use or one main building shall be permitted on a single building site, unless the neighborhood plan for the applicable area provides otherwise or the use is an infill housing unit pursuant to Chapter 20.28 BMC. There shall be no limit on the maximum number of main buildings on a single site within areas designated residential multi multiple. The hearing examiner is authorized to approve more than one main building for those conditional uses which the hearing examiner finds to efficiently and appropriately function in more than one building.

D. Development Standards. Development on property with a residential multi general use type shall comply with the development regulations contained in this chapter unless expressly stated otherwise in this title.

Table 20.32.040(D) Standard Development Regulations

Development Regulations

Use Qualifier

Transition and Multiple

Planned (1)

Height

35 feet, height definition No. 1 (2)

20 feet, height definition No. 2 (2)

35 feet, height definition No. 1 (3)

Usable Space (4)

250 square feet of land per dwelling unit

Open Space (5)

25% of the total site area;

10% of total site area for an office use in mixed areas having a high density

25% of the total site area;

10% of total site area for an office use in mixed areas having a high density

Lot Coverage

35% of the total site area

None

Parking

All parking requirements for similar uses contained within Chapter 20.12 BMC

All parking requirements for similar uses contained within Chapter 20.12 BMC (6)

Landscaping

All landscaping requirements for similar uses contained within Chapter 20.12 BMC

All landscaping requirements for similar uses contained within Chapter 20.12 BMC (7)

Signage

All signage requirements for similar uses contained within Chapter 20.12 BMC

One sign not to exceed 50 square feet (8)

1. These are minimum standards and may be increased for a particular planned proposal where more stringent standards are necessary to protect neighboring properties, conform with existing development in the area, preserve natural resources or sensitive environments, provide for orderly development or conform with the comprehensive plan.

2. The maximum building height for development taking place at a high density shall not exceed 45 feet under BMC 20.08.020, height definition No. 1 or 25 feet under height definition No. 2, except:

a. If abutting or across an alley from property designated residential single, the maximum above grade height adjacent to that single area shall be two stories, except when abutting Areas 3 and 9 of the Lettered Streets neighborhood.

b. The basic requirement shall not apply where specific exception is provided for the relevant area in the applicable neighborhood plan.

c. For development taking place at a medium density the basic height requirement may be exceeded where conditional use approval is granted pursuant to BMC 20.16.020(G)(2).

d. Duplex development in transition zones shall not exceed 35 feet under BMC 20.08.020, height definition No. 1 or 20 feet under height definition No. 2. Duplex units constructed under Chapter 20.28 BMC shall be subject to the applicable development standards in the infill housing chapter.

3. The 35-foot height limitation is applicable when within 200 feet of the site plan boundary lying adjacent to any residential general use type area not designated planned. Otherwise, there is no expressed general height standard for the remainder of the property. Final height standards shall be determined by the planning director.

4. The goal of the usable space requirement is to congregate the small, fragmented open space areas of a typical development into areas having minimum length and width dimensions so that these areas might be used for play or relaxation, i.e., be usable.

a. Usable space for common usage shall be set aside unless each unit has access to its own private usable space and every unit shall have access to usable space.

b. Usable space shall have the following minimum dimensions:

i. Private: four feet by 10 feet.

ii. Common: 20 feet by 20 feet.

c. Usable space that is open to the sky and consists of nonimpervious or semi-impervious surfacing (such as grass grid or decking which permits the weather to pass through) may also be counted as open space.

d. Bonus Provision.

i. One square foot of common recreational usable space shall count as two square feet of the required amount of usable space if it contains, in the opinion of the planning director, recreational equipment of significance.

ii. One square foot of private usable space shall count as three square feet of the required amount of usable space if within a “view” area, as identified in the neighborhood plan, and is oriented toward that view.

5. Landscape-based LID BMPs may be used in passive open space and may count toward open space requirements. Open space is not required for planned proposals that provide a green area factor (green factor) score of 0.6 in accordance with BMC 20.12.030(E).

6. A parking area shall not extend within 15 feet of any property line abutting a residential single zone.

7. The yard area between a parking facility and any street shall be landscaped and include an evergreen hedge. Hedge plantings shall be spaced not more than two feet on center and designed to be maintained at a height of at least two and one-half feet and not more than three feet in height. A screen is not required along a street if the adjacent zone is of a different general use type.

8. May be directly or indirectly lighted, located on private property and its message limited to the name of the planned project only.

E. Minimum Yards.

1. Residential multi proposals with a transition, multiple, or planned use qualifier shall meet the following building setbacks as shown in Table 20.32.040(C) – Residential Multi Minimum Yards:

Table 20.32.040(C) Residential Multi Minimum Yards

Yards

Setbacks

Measurements

Front and Side Yard Setback on a Flanking Street1

40 feet CL

50 feet CL – if a designated street arterial

Setback measured from the centerline (CL) of the street right-of-way.

Side and Rear Yard Setback

10 feet PL, plus five feet for every 10 feet or fraction thereof over 35 feet in height (2)

Setback measured from the property line (PL).

Notes:

1At the property owner’s option, when 40 percent or more of all lots or parcels on one side of a block between two intersecting streets have been built up with buildings of less depth than that required by this chapter, then the average depth of the front yards may be the required yard for that side of the block. For the purpose of calculating the average depth, buildings that exceed the front yard setback shall be calculated to the standard minimum front yard setback. This front yard setback option is not applicable to garages and carports, which shall comply with the standard front yard setback requirement. Yard encroachments may be permitted per BMC 20.10.080(B).

2 Note: Only those portions of the building that exceed a height of 35 feet must meet the additional setback measured from the property line to the subject building wall.

2. Exception. Permitted yard encroachments identified in BMC 20.10.080(B) may extend into a standard required yard; provided, that the encroachments meet the adopted building codes and minimum vision clearance triangle on a corner lot.

F. Limitation on Number of Rooms in Duplex Dwelling Units in Residential Multi Transition Districts. No duplex dwelling unit or attached single-family dwelling unit located in a residential multi transition district may contain more than three rooms in addition to the following:

1. One kitchen.

2. Bathrooms.

3. One living room.

The dwelling may also contain other rooms that are less than 70 square feet in area.

The purpose of this provision is to limit the number of bedrooms to no more than three per dwelling. The planning director shall have the authority to determine whether a space constitutes a room. The provisions of this subsection do not apply in residential multi multiple districts.

Nothing contained in this subsection shall be construed so as to prevent the construction of, or the issuance of permits for the construction of, structures which reasonably accommodate the residential needs of disabled persons. This subsection shall be construed so as to be in compliance with the Fair Housing Act, the Americans with Disabilities Act and the Washington Law Against Discrimination.

G. Streets, Utilities, Access and Dedications. All planned development applications shall be in conformance with the following standards:

1. Streets and utilities should be designed to fulfill reasonably anticipated future need and be located to enable the continued orderly and reasonable use of adjacent property. Streets and utilities should be extended to the property line unless it is clearly demonstrated that the extension will not be needed for development of adjacent property.

2. Dedicated width of rights-of-way shall comply with minimum city requirements.

3. Streets should be improved to the standard required by Ordinance No. 8027 unless a standard is specified in the circulation plan of the comprehensive plan; provided, that the planning director may approve streets which are consistent with neighborhood standards.

4. Pedestrian Circulation. Unless waived for reasons of infeasibility or impracticality by the technical review committee and the planned contract, the following shall be required:

a. A sidewalk shall be constructed within all abutting city street rights-of-way. A local improvement district (LID) commitment may be required in lieu of construction if the city determines immediate construction is not warranted.

b. Walkways shall be required linking building entrances to parking areas, sidewalks and other building entrances in the complex and, where appropriate, to open space/recreation areas. If no sidewalk is constructed or exists, the connecting walkway shall extend to the proposed location of a sidewalk or to the edge of the pavement located in the right-of-way.

5. A planned development proposal shall comply with city ordinance related to curb cuts and arterial streets access.

6. Dedication of public streets, easements, or park (or other) open space may be required. [Ord. 2024-02-002 § 8; Ord. 2021-10-044 § 12; Ord. 2017-03-009 § 27; Ord. 2011-07-036; Ord. 2008-12-111 § 6; Ord. 2004-09-065; Ord. 2002-10-069 § 53; Ord. 2001-11-077 § 3; Ord. 9244 §§ 1, 2, 1983; Ord. 9173 § 3, 1983; Ord. 9024, 1982].