The City of Sultan is hereby divided into eight zoning districts and one overlay district as follows:
A. 
Low Density Residential (LDR) Zone;
B. 
Moderate Density Residential (MDR) Zone;
C. 
High Density Residential (HDR) Zone;
D. 
Neighborhood Commercial (NC) Zone;
E. 
Urban Center (UC) Zone;
F. 
Highway-Oriented Commercial (HOC) Zone;
G. 
Manufacturing (M) Zone;
H. 
Public Buildings, Parks And Open Spaces (PB/P/OS) Zone; and
I. 
Religious Organization Density Bonus Overlay (RO).
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
The boundaries and identification of the zoning districts and overlay zone(s) established by this chapter are shown on the official zoning map of the City of Sultan, which is filed in the office of the city clerk/treasurer (with copies in the office of the community development director). The zoning map is hereby adopted and incorporated by this reference as if fully set forth herein.
B. 
No building or land shall be used and no building shall be erected or altered except in conformity with the regulations herein prescribed for the district designated and identified on the zoning map in which such building or land is located.
C. 
Interpretation of the Zoning Map.
1. 
Zoning district boundaries are shown as heavy solid lines on the zoning map and may be superimposed on lighter lines designating platted lot lines, streets, and other physically identifiable ground features, unless specific distances in feet or angles, bearings, radii, or other references to a boundary line located are specified.
2. 
Zoning district boundary lines, when located in streets or other public rights-of-way, shall be interpreted as being located in the centerline of such rights-of-way. When distances expressed as linear footage are shown between a zoning district and a street, the distance shall be interpreted as being between said boundary line and the centerline of said street, unless otherwise specified.
3. 
Boundary lines between zoning districts which are interrupted on the zoning map to show street names or other identification numbers shall be interpreted as extending through such identification, unless otherwise specified.
4. 
When the exact location of a zoning district boundary line is not clear, it shall be determined by the community development director, with due consideration given to the location as indicated by the scale of the zoning map. When, for any reason, the streets or alleys as they actually exist on the ground differ from the depiction of said streets and alleys as they are shown on the zoning map, the community development director may apply the district designations on the map to the streets on the ground in such manner as to conform to the intent and purpose of this title.
D. 
Zoning Map Amendments. The zoning map is separate and distinct from the future land use map (see Sultan comprehensive plan land use element). Accordingly, amendments to the zoning map may be applied for independent from the annual docketing process required for amendments to the comprehensive plan future land use map. Zoning map amendments for large area rezones and revisions to existing zoning district boundaries shall be processed as development regulation amendments. Site-specific rezones that can be categorized as "spot zones" will not be considered for a zoning map amendment.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
Annexed Territories. Unless otherwise provided for in the annexation ordinance or in subsection C or D of this section, all territory annexed to the city after June 8, 2017, shall be designated as the city zoning district that most closely equates to the permitted county land uses in the annexation area at the time of annexation, regardless of the future land use designations that may be desired or indicated by the property owners or petitioners for annexation; provided that nothing in this section shall prevent annexation petitioners from requesting that the city initiate a zoning designation for the annexation area concurrent with the annexation process pursuant to RCW 35A.14.330 through 35A.14.340. No action is required by the city to implement this zoning designation as it will be the default standards.
B. 
Zoning Map. Except as otherwise provided in subsection D of this section, any property for which a zoning district designation is not indicated on the official zoning map, or for which a default zone is not implied through the provisions of subsection A of this section, shall be designated as the same zoning district as the adjacent property. If an unclassified property is adjacent to multiple parcels with different zoning designations, the unclassified property shall be designated as the same zoning district as the adjacent property or properties with the greatest contiguous border(s). For the purposes of this subsection, "adjacent property" means adjacent property within the corporate limits of the city.
C. 
Previously Annexed Territory. Territory that has been annexed to the city prior to June 8, 2017, but for which no zoning district has previously been designated, shall be designated as the city zoning district that most closely fits the existing use of the property(ies) as of the effective date of the ordinance adopting this section.
D. 
Municipal Property.
1. 
Territory that is annexed to the city solely for municipal purposes shall be designated as public buildings, parks and open spaces zone, unless otherwise provided in the annexation ordinance.
2. 
Any municipal property which would otherwise fall within the scope of subsection B of this section shall be designated as public buildings, parks and open spaces zone, notwithstanding the zoning designations of adjacent properties thereto.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
Medically supervised injection centers ("MSIC") designed to provide a hygienic environment where individuals are able to consume illicit drugs intravenously are prohibited in all zoning districts in the city. An MSIC includes all uses established or activities undertaken for the above-defined purpose, irrespective of how the use or activity is described. An MSIC may also be referred to as a community health engagement location, supervised injection site or facility, safe injection site, fix room, or drug consumption facility.
(Ord. 1287-18 § 1; Ord. 1418-25, 7/24/2025)
A. 
Footnotes apply only to the section and corresponding zone in which they appear.
B. 
Existing lots are exempt from minimum area requirements. All other dimension and density requirements shall apply.
C. 
Flood pedestals are encouraged in flood-prone areas. Flood pedestals will not be counted towards building height and should be sized according to need based on FEMA flood maps.
D. 
Setbacks.
1. 
All site and development plans including lots within short and formal subdivisions must show building envelopes relative to and in compliance with minimum yard setbacks, except that there are no required side yard setbacks between attached units such as townhomes.
2. 
All yards adjacent to public rights-of-way shall be considered front yards.
a. 
In the case of a "corner lot" with two front yards, one front yard will be designated for only half the front yard setback requirements, depending on principal building or lot access or narrowest width of the lot as determined by the zoning administrator, unless the resulting reduction would be less than the side yard setback for this use. In no case will a front yard setback reduction be less than a permitted side yard setback for the same use.
b. 
In the case of a "through lot" with two front yards, both front yards shall have front yard setback requirements.
E. 
Encroachments.
1. 
Eaves of a dwelling or accessory structure may project 18 inches from the line of the setback toward a property line when the setback is at least five feet, and 16 inches toward a property line when the setback is at least six feet. All other uses shall conform to the requirements of International Building Code Sections 503.2 and 705.
F. 
Use-Specific Standards Applicable in All Zones Where the Use is Permitted.
1. 
Accessory Dwelling Unit Standards.
a. 
See SMC § 16.36.130 for illustrated standards and permitted lot configurations.
b. 
Two ADUs are permitted on the lot of a principal single-family dwelling unit or townhouse. One ADU is permitted on the lot of a duplex.
c. 
Each ADU is limited to a maximum floor area of 1,000 square feet.
d. 
Front yard setbacks for accessory dwelling units are 10 feet behind the primary structure unless a conversion of existing structure or a vertical addition to an existing garage that does not add to the existing footprint of the primary unit or its garage.
2. 
Cottage housing development must meet the standards established in SMC § 16.36, Article VI.
3. 
For elementary schools, middle schools, and high schools, an additional acre of lot area is required per 100 students.
(Ord. 1418-25, 7/24/2025)
A. 
Purpose. The purpose of the Low Density Residential Zone is to provide for residential development of single-family detached housing, cottage housing, and accessory dwelling units. The LDR zone also supports other uses associated and accessory to large lot, low density residential development, with development patterns that provide for private yards and larger detached houses.
B. 
Maximum Density: five units per acre. ADUs and cottages are exempt from maximum density limitations provided the development meets the dimensional requirements in SMC § 16.12.010E.
C. 
Permitted Uses.
1. 
Detached building forms:
a. 
Single-family detached dwellings;
b. 
Group homes;
c. 
Home occupations;
d. 
Guest houses;
e. 
Transitional housing, and
f. 
Permanent supportive housing.
2. 
Accessory building forms:
a. 
Accessory buildings and structures to single-family detached dwellings;
b. 
Accessory dwelling units (up to two per lot).
3. 
Cottage housing
D. 
Conditional Uses.
1. 
Elementary schools;
2. 
Family day care providers.
E. 
Table of Dimension and Density Requirements. See SMC § 16.36 for illustrated form-based standards for detached, attached, stacked, and accessory residential building forms.
Low Density Residential (LDR) Zone
Table of Dimension and Density Requirements
Uses Permitted
Minimum Lot Size Dimensions
Minimum Yard Setback
(ft)
Max. Bldg. Height
(ft)
Max. Lot Coverage
(%)
Area
Width
(ft)
Depth
(ft)
Front
Each Side
Rear
Detached building forms
8,600 sq. ft.
70
100
20
5
15
30
50
Accessory building forms
n/a
n/a
n/a
Behind primary facade
5
9.5
24
50
Cottage housing
4,000 sq. ft. per unit
n/a
n/a
20
5
15
24
50
Elementary schools
5 acres
300
300
25
25
50
50
50
F. 
Additional Standards Specific to the LDR Zone and Permitted Uses Within the LDR Zone.
1. 
Guest houses shall not exceed a total of four bedrooms.
2. 
Transitional housing and permanent supportive housing are permitted by right as a detached building form. See SMC § 16.68.010 for additional requirements.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 (Exh. A); Ord. 1414-24 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
Purpose. The purpose of the Moderate Density Residential Zone is to provide for residential development of duplexes, townhouses, single-family detached housing, cottage housing, and accessory dwelling units. The MDR Zone also supports other uses associated and accessory to small yard, moderate density residential development, with development patterns that provide for more affordable detached and attached housing.
B. 
Maximum Density: 10 units per acre. ADUs and cottages are exempt from maximum density limitations provided the development meets the dimensional requirements in SMC § 16.12.020E.
C. 
Permitted Uses.
1. 
Detached building forms:
a. 
Single-family detached dwellings;
b. 
Group homes;
c. 
Home occupations;
d. 
Guest houses;
e. 
Transitional housing; and
f. 
Permanent supportive housing.
2. 
Attached building forms:
a. 
Duplexes/two-family dwellings; and
b. 
Townhouses.
3. 
Accessory building forms:
a. 
Accessory buildings and structures to single-family and two-family dwellings;
b. 
Accessory dwelling units (up to two per lot).
4. 
Cottage housing.
D. 
Conditional Uses.
1. 
Elementary, middle and high schools;
2. 
Preschools;
3. 
Daycare centers;
4. 
Houses of worship; and
5. 
Community centers.
E. 
Table of Dimension and Density Requirements. See SMC § 16.36 for illustrated form-based standards for detached, attached, stacked, and accessory residential building forms.
Moderate Density Residential (MDR) Zone
Table of Dimension and Density Requirements
Uses Permitted
Minimum Lot Size
Minimum Yard Setbacks
(ft)
Max. Bldg. Height
(ft)
Max. Lot Coverage
(%)
Area
Width
(ft)
Depth
(ft)
Front
Each Side
Rear
Attached building forms
3,500 sq. ft. per unit
20
80
20
5
10
30
60
Detached building forms
4,500 sq. ft.
50
80
20
5
10
30
60
Accessory building forms
n/a
n/a
n/a
Behind primary façade
5
9.5
24
60
Cottage housing
2,500 sq. ft. per unit
n/a
n/a
20
5
10
24
60
Daycare centers
6,000 sq. ft.
50
80
20
10
10
30
60
Preschools
6,000 sq. ft.
50
80
20
10
10
30
60
Elementary schools
5 acres
300
300
25
25
50
50
60
Middle schools
5 acres
300
300
25
25
50
50
60
High schools
5 acres
500
500
50
50
50
50
60
Community centers
0.5 acre
100
100
25
15
25
30
60
Houses of worship
0.5 acre
100
200
25
15
25
30
60
F. 
Additional Standards Specific to the MDR Zone and Permitted Uses Within the MDR Zone.
1. 
Guest houses shall not exceed a total of six guests.
2. 
Transitional housing and permanent supportive housing are permitted by right as a detached or attached building. See SMC § 16.68.010 for additional requirements.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 (Exh. A); Ord. 1414-24 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
Purpose. The purpose of the High Density Residential Zone is to provide for residential development of multifamily, duplexes, townhouses, single-family detached housing, cottage housing, and accessory dwelling units. The HDR Zone also supports other uses associated with and accessory to common yard, high density residential development, with development patterns that provide for the greatest range of affordable housing options.
B. 
Maximum Density: 24 units per acre. ADUs, co-living housing, and cottage housing are exempt from maximum density limitations provided the development meets the dimensional requirements in SMC § 16.12.030E.
C. 
Permitted Uses.
1. 
Detached building forms:
a. 
Single-family detached dwellings;
b. 
Group homes;
c. 
Home occupations;
d. 
Guest houses.
2. 
Attached building forms:
a. 
Duplexes/two-family dwellings;
b. 
Townhouses.
3. 
Stacked building forms:
a. 
Apartments/multifamily dwellings;
b. 
Transitional housing;
c. 
Permanent supportive housing.
4. 
Accessory building forms:
a. 
Accessory buildings and structures to residential uses;
b. 
Accessory dwelling units (up to two per lot);
5. 
Boarding houses;
6. 
Residential care facilities;
7. 
Co-living housing;
8. 
Cottage housing.
D. 
Conditional Uses.
1. 
Elementary, middle, and high schools;
2. 
Preschools;
3. 
Daycare centers;
4. 
Houses of worship;
5. 
Community centers.
E. 
Table of Dimension and Density Requirements. See SMC § 16.36 for illustrated form-based standards for detached, attached, stacked, and accessory residential building forms.
High Density Residential (HDR) Zone
Table of Dimension and Density Requirements
Uses Permitted
Minimum Lot Size
Minimum Yard Setbacks
(ft)
Max. Bldg. Height
(ft)
Max. Lot Coverage
(%)
Area
Width
(ft)
Depth
(ft)
Front
Each Side
Rear
Stacked building forms
8,000 sq. ft. for first 4 units + 1,000 sq. ft. additional lot area for each additional unit
60
80
15
5
15
30
60
Attached building forms
2,000 sq. ft. per unit
20
80
15
5
10
30
60
Detached building forms
3,000 sq. ft. per unit
40
80
15
5
10
30
60
Co-living housing
8,000 sq. ft. for first 24 sleeping units + 250 sq. ft. for each additional sleeping unit
60
80
15
5
15
30
60
Accessory building forms
n/a
n/a
n/a
Behind primary façade
5
9.5
24
60
Cottage housing
1,500 sq. ft. per unit
n/a
n/a
15
5
10
24
60
Boarding houses
10,000 sq. ft.
50
100
25
10
10
30
60
Residential care facilities
10,000 sq. ft.
60
100
25
10
10
30
60
Daycare centers
5,000 sq. ft.
60
80
20
10
10
30
60
Preschool facilities
5,000 sq. ft.
60
80
20
10
20
30
60
Elementary schools
105 acres
300
300
25
25
50
50
60
Middle schools
5 acres
300
300
25
25
50
50
60
High schools
5 acres
500
500
50
50
50
50
60
Community centers
0.5 acre
100
100
25
25
25
30
60
Houses of worship
0.5 acre
100
100
25
25
25
30
60
F. 
Additional Standards Specific to the HDR Zone and Permitted Uses Within the HDR Zone.
1. 
Guest houses shall not exceed a total of eight guest rooms.
2. 
Minimum Yard Setbacks. No portion of a building wall 10 feet to 20 feet in height shall be closer than 10 feet to a property line. No portion of a building wall 20 feet to 30 feet in height shall be closer than 15 feet to a property line.
3. 
Transitional housing and permanent supportive housing are permitted by right as a detached, attached, or stacked building form. See SMC § 16.68.010 for additional requirements.
4. 
Boarding houses and residential care facilities shall not exceed a total of 10 bedrooms.
5. 
Building modulation and articulation required for street-facing building facades greater than 25 feet in width. Permitted strategies:
a. 
Facade modulation: a minimum depth of two feet with a minimum width of 10 feet;
b. 
Bay windows: a minimum depth of 18 inches with a minimum width of three feet; and
c. 
Balconies: a minimum depth of five feet with a minimum width of eight feet.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 (Exh. A); Ord. 1414-24 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
Purpose. The purpose of the Neighborhood Commercial Zone is to provide for convenient location of small-scale commercial uses similar to home occupations and primarily serving local residents, thereby reducing longer vehicular trips and traffic congestion on city streets and encouraging pedestrian and nonmotorized modes of transportation. Neighborhood commercial zones are intrinsically small nodes (less than five acres in size), interspersed within larger residential zones (not closer than one mile from each other).
B. 
Maximum Density: 24 units per acre. ADUs, co-living housing, and cottage housing are exempt from maximum density limitations provided the development meets the dimensional requirements in SMC § 16.12.040E.
C. 
Permitted Uses.
1. 
Retail sales stores (under 5,000 square feet) providing household staples:
a. 
Convenience stores and grocery stores;
b. 
Bookstores;
c. 
Gift shops;
d. 
Craft and art supply stores/picture and framing shops/artist galleries and studios;
e. 
Restaurant establishments (carry-out);
f. 
Coffee shops and espresso stands.
2. 
Personal service establishments.
a. 
Barbershop, hair salon, health spa and beauty salon establishments;
b. 
Daycare centers;
c. 
Self-service laundromats.
3. 
Residential uses:
a. 
Detached building forms:
i. 
Single-family detached dwellings;
ii. 
Group homes;
iii. 
Guest houses;
iv. 
Home occupations.
b. 
Attached building forms:
i. 
Duplexes/two-family dwellings;
ii. 
Townhomes (attached single-family dwellings).
c. 
Stacked building forms:
i. 
Apartments/multifamily dwellings;
ii. 
Transitional housing; and
iii. 
Permanent supportive housing.
d. 
Accessory building forms:
i. 
Accessory dwelling units (up to two per lot);
ii. 
Accessory buildings and structures to residential uses.
e. 
Boarding houses;
f. 
Residential care facilities;
g. 
Co-living housing.
h. 
Cottage housing.
4. 
Business service establishments:
a. 
Accounting services offices;
b. 
Financial services and insurance offices;
c. 
Legal services offices;
d. 
Real estate sales offices.
D. 
Conditional Uses.
1. 
Automobile service stations.
E. 
Table of Dimension and Density Requirements. See SMC § 16.36 for illustrated form-based standards for detached, attached, stacked, and accessory residential building forms.
Neighborhood Commercial (NC) Zone
Table of Dimension and Density Requirements
Uses Permitted
Minimum Lot Size
Minimum Yard Setbacks
(ft)
Max. Bldg. Height
(ft)
Max. Lot Coverage
(%)
Area
Front
Each Side
Rear
Detached building forms
3,000 sq. ft. per unit
15
10
10
30
60
Attached building forms
2,000 sq. ft. per unit
15
5
10
30
60
Stacked building forms
8,000 sq. ft. for first 4 units + 1,000 sq. ft. for each additional unit
15
10
15
30
60
Co-living housing
8,000 sq. ft. for first 24 sleeping units + 250 sq. ft. for each additional sleeping unit
20
5
15
30
60
Cottage housing
1,500 sq. ft. per unit
15
5
10
24
50
Boarding houses
10,000 sq. ft.
25
10
15
30
60
Residential care facilities
10,000 sq. ft.
25
10
15
30
60
Accessory building forms
n/a
Behind primary façade
10
9.5
24
60
Daycare centers
5,000 sq. ft.
20
10
10
30
60
Retail sales stores
2,500 sq. ft.
0
0
15
30
80
Personal service establishments
2,500 sq. ft.
0
0
15
30
80
Business/professional services establishments
2,500 sq. ft.
0
0
15
30
80
Office buildings
6,000 sq. ft.
0
0
35
30
60
Automobile service stations
10,000 sq. ft.
0
0
10
30
90
F. 
Additional Standards Specific to the NC Zone and Permitted Uses Within the NC Zone.
1. 
Guest houses shall not exceed a total of eight guest rooms.
2. 
Neighborhood commercial zones shall not exceed five acres in size and shall not be located closer than one mile from an existing NC zone.
3. 
Minimum Yard Setbacks. No portion of a building wall 10 feet to 20 feet in height shall be closer than 10 feet to a property line. No portion of a building wall 20 feet to 30 feet in height shall be closer than 15 feet to a property line.
4. 
Transitional housing and permanent supportive housing are permitted by right as a detached, attached, or stacked building form. See SMC § 16.68.010 for additional requirements.
5. 
Apartments may be built as part of a mixed-use development within the same building or on the same lot as other permitted uses. The form-based standards for mixed-use development in SMC § 16.36 may be used in lieu of the standards in this section provided the development meets the criteria in SMC § 16.36.020.
6. 
Boarding houses and residential care facilities shall not exceed a total of 10 bedrooms.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 (Exh. A); Ord. 1414-24 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
Purpose. The purpose of the Urban Center Zone is to provide a mixed-use downtown for high density residential, commercial, office, and other central business district functions supported by a full range of pedestrian-oriented activities and urban services to establish a close-knit urban center.
"Mixed-use" zoning means zoning that permits a combination of typically separated uses within a single development or in close proximity. Mixed use in an urban context refers to usually a single building or complex of buildings with more than one type of activity such as residential and commercial uses taking place within its confines. An example of such a type of development could have retail stores on the ground floor, offices above the ground floor, and residential units above the offices. Other combinations of uses may also occur in a mixed-use setting.
B. 
Maximum Density: 30 units per acre. ADUs, co-living housing, emergency shelters, and emergency housing are exempt from maximum density limitations provided the development meets the dimensional requirements in SMC § 16.12.050F.
C. 
Permitted Uses.
1. 
Residential uses:
a. 
Detached building forms:
i. 
Guest houses.
b. 
Attached building forms:
i. 
Duplexes/two-family dwellings;
ii. 
Townhomes (attached single-family dwellings); and
iii. 
Live/work dwelling units.
c. 
Stacked building forms:
i. 
Apartments/multifamily dwellings;
ii. 
Transitional housing; and
iii. 
Permanent supportive housing.
d. 
Accessory building forms:
i. 
Accessory dwelling units (up to two per lot).
e. 
Boarding houses;
f. 
Residential care facilities; and
g. 
Co-living housing.
2. 
Hotels and guest houses.
a. 
Hotels;
b. 
Lodging houses;
c. 
Motels;
d. 
Emergency shelters; and
e. 
Emergency housing.
3. 
Retail trade establishments.
a. 
Apparel and accessories shops;
b. 
Book and stationery stores;
c. 
Candy stores;
d. 
Craft and artisan shops and studios;
e. 
Dairy products stores;
f. 
Electrical and electronic products stores;
g. 
Florist shops;
h. 
Furniture stores;
i. 
Grocery stores (under 10,000 square feet);
j. 
Boutique and gift shops;
k. 
Household items stores;
l. 
Office furnishings and equipment stores;
m. 
Computer, telephone, and photographic equipment stores;
n. 
Sporting goods stores;
o. 
Retail food establishments (all types except drive-in restaurants);
p. 
Coffee shops;
q. 
Jewelry shops;
r. 
Pharmacy/drug stores;
s. 
Pawnshops;
t. 
Antique stores;
u. 
Theaters, art galleries, and museums;
v. 
Bars, taverns, and cocktail lounges;
w. 
Bakery shops;
x. 
Convenience stores;
y. 
Parking structures.
4. 
Personal service establishments.
a. 
Barber shops;
b. 
Beauty salons;
c. 
Private clubs;
d. 
Health spas (including massage therapy with practitioners certified and licensed by the State of Washington);
e. 
Fitness centers and gymnasiums;
f. 
Bicycle repair shops;
g. 
Shoe repair shops;
h. 
Tailor shops;
i. 
Laundromats/laundry and dry cleaning establishments;
j. 
Daycare centers;
k. 
Funeral homes/mortuaries;
l. 
Banks;
m. 
Tattoo parlors (with practitioners certified and licensed by the State of Washington).
5. 
Business or professional service establishments.
a. 
Advertising agency offices;
b. 
Legal offices;
c. 
Accounting offices;
d. 
Finance, insurance, and real estate offices;
e. 
Employment offices;
f. 
Health care facilities/doctors' and dentists' offices;
g. 
Veterinary clinics (not to include animal kennels);
h. 
Travel agency offices;
i. 
Professional consultant offices;
j. 
Offset printing and publishing/photocopying/photo processing shops.
6. 
Government and community services facilities.
a. 
Post offices;
b. 
Courthouses;
c. 
Government offices;
d. 
Public safety (police/fire) stations;
e. 
Libraries;
f. 
Community centers;
g. 
Houses of worship;
h. 
Public transit stations and bus stops.
7. 
Recreational facilities.
a. 
Urban parks;
b. 
Playgrounds;
c. 
Tot lots;
d. 
Night clubs;
e. 
Game/video arcades.
D. 
Performance Standards. All of the permitted and conditional uses in the UC Zone shall comply with all of the standards for each use, as specified in the following table of dimension and density requirements, and any additional performance standards that may apply to the proposed development, which may include:
1. 
Residential performance standards (including subdivision regulations);
2. 
Nonresidential performance standards;
3. 
Off-street parking and loading standards;
4. 
Sign standards;
5. 
Recreational and open space standards;
6. 
Streams and wetlands standards;
7. 
Landscape standards;
8. 
Stormwater management standards;
9. 
Shoreline management standards;
10. 
Vegetation protection standards;
11. 
Floodplain protection standards;
12. 
Fish and wildlife areas protection standards.
E. 
Conditional Uses.
1. 
Drive-through restaurants, coffee stands, etc.;
2. 
Drive-through banks;
3. 
Seasonal parking facilities;
4. 
Espresso stands;
5. 
Car washes;
6. 
Automobile service stations;
7. 
Automobile repair shops (conducted inside a building);
8. 
Farmers markets (regularly or seasonally scheduled on a weekly basis).
F. 
Table of Dimension and Density Requirements. See SMC § 16.36 for illustrated form-based standards for detached, attached, stacked, and accessory residential building forms.
Urban Center (UC) Zone
Table of Dimension and Density Requirements
Uses Permitted
Minimum Lot Size
Minimum Yard Setbacks
(ft)
Max. Bldg. Height
(stories/feet)
Max. Lot Coverage
(%)
Area
Front
Each Side
Rear
Detached building forms
2,500 sq. ft. per unit
15
At least 3 ft., and IBC
10
3/35
80
Stacked building forms
8,000 sq. ft. for first 45 units + 1,000 sq. ft. for each additional unit
10
10
10
3/35
80
Attached building forms
1,800 sq. ft. per unit
10
5
10
3/35
80
Accessory building forms
n/a
20
10
9.5
24 feet
80
Emergency shelters
8,000 sq. ft.
20
10
10
3/35
80
Emergency housing
8,000 sq. ft.
20
10
10
3/35
80
Boarding houses
10,000 sq. ft.
20
10
10
3/35
80
Residential care facilities
10,000 sq. ft.
20
10
20
3/35
80
Co-living housing
8,000 sq. ft. for first 24 units + 250 sq. ft. for each additional sleeping unit
20
10
10
3/35
80
Retail trade establishments
3,500 sq. ft.
0
0
10
3/35
90
Personal services establishments
2,500 sq. ft.
0
0
10
3/35
90
Business/professional services establishments
2,500 sq. ft.
0
0
10
3/35
90
Post offices
0.5 acre
0
0
10
3/35
90
Courthouses/government offices
0.5 acre
0
0
10
3/35
90
Office buildings
5,000 sq. ft.
0
0
10
3/35
90
Public safety (police/fire) stations
10,000 sq. ft.
0
0
10
3/35
90
Libraries
10,000 sq. ft.
0
0
10
3/35
90
Houses of worship
10,000 sq. ft.
10
25
10
3/35
90
Community centers
10,000 sq. ft.
10
25
10
3/35
90
Urban parks
See subsection G
3/35
40
Theaters
8,000 sq. ft.
0
0
10
3/35
90
Museums/art galleries
5,000 sq. ft.
0
0
10
3/35
90
Night clubs
5,000 sq. ft.
0
0
10
3/35
90
Health clubs
5,000 sq. ft.
0
0
10
3/35
90
Public transit stations/off-street bus stops
0.05 acre
25
25
10
3/35
75
Automobile repair shops (in bldg)
10,000 sq. ft.
0
0
10
3/35
90
Automobile service stations
10,000 sq. ft.
0
0
10
3/35
90
Car wash facilities
10,000 sq. ft.
0
0
10
3/35
90
Farmers markets (regularly or seasonally scheduled on a weekly basis)
-
-
-
-
3/35
-
Parking structures
5,000 sq. ft.
0
0
10
3/35
90
Seasonal parking facilities
1,000 sq. ft.
0
0
10
3/35
90
G. 
Additional Standards Specific to the UC Zone and Permitted Uses Within the UC Zone.
1. 
New buildings in special flood hazard areas identified on FIRM maps shall be built to base flood elevations as determined by FEMA.
2. 
Pedestrian-oriented improvements and shared parking provisions are encouraged in lieu of on-site surface parking lots.
3. 
Minimum dimension requirements for recreational facilities including urban parks will be established by the community development director, based on Chapter 16.62 SMC.
4. 
Side setbacks for detached residential building forms must be at least three feet, and must also comply with separation requirements of the International Building Code (IBC) in regard to buildings/structures on adjacent properties.
5. 
Transitional housing and permanent supportive housing are permitted by right as a detached, attached, or stacked building form. See SMC § 16.68.010 for additional requirements.
6. 
Emergency shelters and emergency housing shall not exceed 30 beds or sleeping units. See SMC § 16.68.020 for additional requirements.
7. 
Apartments may be built as part of a mixed-use development within the same building or on the same lot as other permitted uses. The form-based standards for mixed-use development in SMC § 16.36 may be used in lieu of the standards in this section provided the development meets the criteria in SMC § 16.36.020.
8. 
Building modulation required for street-facing building facades greater than 60 feet in width. Permitted modulation strategies:
a. 
Facade modulation: a minimum depth of three feet with a minimum width of 15 feet.
b. 
Balconies: a minimum depth of five feet with a minimum width of eight feet.
9. 
Live/work units are permitted by right as a detached or attached building form.
10. 
Boarding houses and residential care facilities shall not exceed a total of 12 bedrooms.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 (Exh. A); Ord. 1414-24 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
Purpose. The Highway-Oriented Commercial Zone is a mixed-use corridor. This zone is intended to absorb much of the city's anticipated employment and housing growth. The Highway-Oriented Commercial Zone provides space for more intensive commercial uses, denser residential development, civic, and entertainment uses, and taller buildings up to four stories. Potential subarea planning can create future opportunities for coordinated and connected development. Development should capitalize on proximity to US-2 while still prioritizing the safety and comfort of pedestrians and nonmotorized transportation.
B. 
Maximum Density: 36 units per acre. ADUs, co-living housing, emergency shelters, and emergency housing are exempt from maximum density limitations provided the development meets the dimensional requirements in SMC § 16.12.060F.
C. 
Permitted Uses.
1. 
Residential uses:
a. 
Attached building forms:
i. 
Townhomes (attached single-family dwellings); and
ii. 
Live/work dwelling units.
b. 
Stacked building forms:
i. 
Apartments/multifamily dwellings;
ii. 
Transitional housing;
iii. 
Permanent supportive housing.
c. 
Emergency shelters;
d. 
Emergency housing;
e. 
Co-living housing.
2. 
Hotels and motels.
3. 
Retail trade establishments/wholesale trade establishments.
a. 
Pawnshops;
b. 
Bakery shops;
c. 
Apparel and accessories shops;
d. 
Florist shops and plant nurseries;
e. 
Book, stationery, and office supply stores;
f. 
Electrical and electronic products shops;
g. 
Furniture stores;
h. 
Handicraft and art supply stores;
i. 
Hardware and home building supply stores;
j. 
Grocery stores and supermarkets;
k. 
Household items stores;
l. 
Office furnishings and equipment stores;
m. 
Computer, telephone, and photographic equipment stores;
n. 
Sporting goods stores;
o. 
Automobile service stations;
p. 
Car washes;
q. 
Truck stops;
r. 
Automobile and truck sales and services;
s. 
Automobile rental agencies;
t. 
Automotive parts store;
u. 
Shopping centers;
v. 
Retail food establishments;
w. 
Coffee shops and espresso stands;
x. 
Convenience stores;
y. 
Pharmacy/drug stores;
z. 
Bars/taverns/cocktail lounges;
aa. 
Theaters/museums/art galleries;
bb. 
Public transit terminals;
cc. 
Recreational vehicle and boat sales;
dd. 
Other retail sales establishments (not including marijuana sales and distribution).
4. 
Personal service establishments.
a. 
Barber shops;
b. 
Beauty salons;
c. 
Health spas (including massage therapy with practitioners certified and licensed by the State of Washington);
d. 
Fitness centers/gymnasiums;
e. 
Private clubs;
f. 
Funeral homes/mortuaries;
g. 
Shoe repair shops;
h. 
Laundromats/laundry and dry-cleaning establishments;
i. 
Daycare centers;
j. 
Banks;
k. 
Tattoo parlors (with practitioners certified and licensed by the State of Washington).
5. 
Business and professional offices.
a. 
Advertising agency offices;
b. 
Accounting offices;
c. 
Legal offices;
d. 
Finance, insurance, and real estate offices;
e. 
Health care facilities/doctors' and dentists' offices;
f. 
Employment offices;
g. 
Travel agency offices;
h. 
Professional consultant offices;
i. 
Offset printing and publishing/photocopying/photo processing shops;
j. 
Hospitals and medical clinics;
k. 
Veterinary clinics/animal kennels and shelters.
6. 
Government and community services facilities.
a. 
Libraries;
b. 
Government offices;
c. 
Post offices;
d. 
Public safety (police/fire) stations;
e. 
Community centers;
f. 
Houses of worship;
g. 
Public transit stations and bus stops.
7. 
Recreational and entertainment facilities.
a. 
Ballfields;
b. 
Urban parks;
c. 
Night clubs combined with a bar or restaurant, etc.;
d. 
Game/video arcades.
8. 
Miscellaneous associated facilities.
a. 
Recreational vehicle parks.
D. 
Conditional Uses.
1. 
Manufacturing.
a. 
Food processing in conjunction with retail sales of food/beverage products;
b. 
Light manufacturing of finished products for retail and wholesale delivery.
2. 
Seasonal parking facility; as part of a retail trade shopping center or mixed-use development;
3. 
Parking structures as part of retail trade shopping center or mixed-use development;
4. 
Private schools;
5. 
Farmers market; as part of a retail trade shopping center, farmers market, or community center;
6. 
Agricultural produce stands; as part of a retail trade shopping center, farmers market, or community center.
E. 
Performance Standards. All of the permitted and conditional uses in the HOC Zone shall comply with all of the standards for each use, as specified in the following table of dimension and density requirements, and any additional performance standards that may apply to the proposed development, which may include:
1. 
Nonresidential performance standards;
2. 
Off-street parking and loading standards;
3. 
Sign standards;
4. 
Hillside and geologically hazardous development standards;
5. 
Recreational and open space standards;
6. 
Streams and wetlands standards;
7. 
Landscape standards;
8. 
Stormwater management standards;
9. 
Shoreline management standards;
10. 
Vegetation protection standards;
11. 
Floodplain protection standards;
12. 
Wellfield/groundwater protection standards;
13. 
Fish and wildlife areas protection standards;
14. 
Industrial park master plan; and
15. 
Residential development standards for the HOC Zone.
F. 
Table of Dimension and Density Requirements. See SMC § 16.36 for illustrated form-based standards for detached, attached, stacked, and accessory residential building forms.
Highway-Oriented Commercial (HOC) Zone
Table of Dimension and Density Requirements
Uses Permitted
Minimum Lot Size
Minimum Yard Setbacks
(ft)
Max. Bldg. Height
(stories/feet)
Max. Lot Coverage
(%)
Area
Front
Each Side
Rear
Attached building forms
1,500 sq. ft. per unit
100
10
15
3/35
85
Stacked building forms
8,000 sq. ft. for first 6 units + 1,000 sq. ft. for each additional unit
25
10
15
4/48
85
Co-living housing
7,500 sq. ft.
25
10
15
4/48
85
Emergency shelters
7,500 sq. ft.
25
10
15
4/48
85
Emergency housing
7,500 sq. ft.
25
10
15
4/48
85
Hotels and motels
0.5 acre
25
10
25
4/48
85
Retail/wholesale trade establishments
6,000 sq. ft.
25
10
15
4/48
85
Personal service establishments
6,000 sq. ft.
25
10
15
4/48
85
Business/professional services establishments
6,000 sq. ft.
25
10
15
4/48
85
Hardware/home building supply stores
0.5 acre
50
25
25
4/48
85
Hospitals/medical clinics/health care facilities
0.5 acre
25
25
25
4/48
85
Shopping centers
0.5 acre
25
25
25
4/48
85
Automobile and truck sales and service establishments
0.5 acre
25
25
25
4/48
85
Automobile rental establishments
10,000 sq. ft.
25
10
25
4/48
85
Automobile and truck repair shops
10,000 sq. ft.
25
10
25
4/48
85
Automobile service stations/car washes
10,000 sq. ft.
25
10
25
4/48
85
Automotive parks parts store
10,000 sq. ft.
25
10
25
4/48
85
Recreational vehicle/travel trailer parks
1 acre
25
25
25
4/48
85
Mobile home parks
2 acres
25
25
25
4/48
85
Veterinarian hospitals/animal kennels
10,000 sq. ft.
25
25
50
4/48
85
Government offices
10,000 sq. ft.
10
10
25
4/48
85
Courthouses
10,000 sq. ft.
10
10
25
4/48
85
Libraries
10,000 sq. ft.
25
20
25
4/48
85
Post offices
10,000 sq. ft.
25
25
60
4/48
85
Public safety (police/fire) stations
0.5 acre
25
25
40
4/48
85
Public transit stations/terminals
1 acre
50
25
50
4/48
85
Community centers
0.5 acre
25
25
35
4/48
85
Houses of worship
0.5 acre
25
25
25
4/48
85
Game/video arcades
10,000 sq. ft.
25
25
25
4/48
85
Night clubs
0.5 acre
25
30
50
4/48
85
Casinos/gambling establishments
0.5 acre
25
30
50
4/48
85
Theaters/museums/art galleries
0.5 acre
25
30
50
4/48
85
Ballfields
2 acres
25
25
50
4/48
85
Urban parks
See subsection G
4/48
85
Agricultural produce stands
-
-
-
-
4/48
85
Farmers markets
-
-
-
-
4/48
85
Limited food/beverage processing plants with retail sales of food/beverage products
0.5 acre
25
25
50
4/48
85
Limited manufacturing plants of finished products and wholesale delivery
0.5 acre
25
25
50
4/48
85
Private schools
0.5 acre
25
20
25
4/48
85
Parking structures
0.5 acre
10
10
10
4/48
85
Seasonal parking facilities
0.5 acre
-
-
-
N/A
N/A
G. 
Additional Standards Specific to the HOC Zone and Permitted Uses Within the HOC Zone.
1. 
Minimum dimension requirements for recreational facilities including ballfields and urban parks will be established by the community development director, based on the standards of Chapter 16.62 SMC.
2. 
Transitional housing and permanent supportive housing are permitted by right as a detached, attached, or stacked building form. See SMC § 16.68.010 for additional requirements.
3. 
Emergency shelters and emergency housing shall not exceed 40 beds or sleeping units. See SMC § 16.68.020 for additional requirements.
4. 
Apartments may be built as part of a mixed-use development within the same building or on the same lot as other permitted uses.
a. 
The form-based standards for mixed-use development in SMC § 16.36, Article I may be used in lieu of the standards in this section provided the development meets the criteria in SMC § 16.36.020.
b. 
SMC § 16.20.160, Residential development standards for the HOC Zone, requirements apply, regardless of whether the standards of this chapter or Chapter 16.36, Article I, are used.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 (Exh. A); Ord. 1304-19B § 2; Ord. 1414-24 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
Purpose. The purpose of the Manufacturing Zone is to provide for manufacturing and other industrial activities that may have associated adverse environmental impacts such as noise, lighting, odor, vibration, and hazardous waste.
B. 
Permitted Uses.
1. 
Personal services.
a. 
Funeral homes/mortuaries;
b. 
Veterinarians/kennels and shelters.
2. 
Business and professional establishments.
a. 
Employment offices;
b. 
Medical waste handling facilities.
3. 
Government facilities.
a. 
Government offices;
b. 
Regional postal facilities;
c. 
Police and fire stations.
4. 
Manufacturing.
a. 
Food processing;
b. 
Freezer plants/cold storage/food mills/fertilizer production and storage;
c. 
Apparel and other finished products manufacturing and assembly;
d. 
Building construction yards and offices;
e. 
Electrical and electronic goods manufacturing and assembly;
f. 
Metal products manufacture, fabrication and assembly;
g. 
Furniture and fixtures manufacturing and assembly;
h. 
Computer equipment manufacture and assembly;
i. 
Leather products manufacturing;
j. 
Lumber and wood products processing;
k. 
Medical and optic goods/watches and clocks manufacture and assembly;
l. 
Printing, publishing, and allied industries;
m. 
Rubber/plastic products manufacturing;
n. 
Stone, clay, glass, and concrete products manufacturing;
o. 
Transportation equipment manufacturing and assembly;
p. 
Handicraft, craft, and artisan shops;
q. 
Home building supply;
r. 
Recreational marijuana producers and/or processors, subject to Chapter 16.50 SMC.
5. 
Wholesale/storage/distribution.
a. 
Wholesale commercial operations;
b. 
Equipment and machinery sales and storage;
c. 
Warehousing operations;
d. 
Freight distribution centers;
e. 
Mini warehouse/storage facilities;
f. 
Public transit storage and maintenance facilities;
g. 
Moving van and storage facilities;
h. 
Package delivery facilities;
i. 
Petroleum product storage facilities and distribution centers.
6. 
Industrial services.
a. 
Janitorial services offices;
b. 
Laundry plants.
7. 
Public utilities.
a. 
Electrical generating plants;
b. 
Sewage treatment plants;
c. 
Solid waste disposal transfer stations;
d. 
Electrical transmission lines.
8. 
Miscellaneous associated uses.
a. 
Adult entertainment establishments;
b. 
Adult bookstores;
c. 
Automobile body and paint shops;
d. 
Auto rental establishments;
e. 
Auto rental storage and maintenance facilities;
f. 
Auto service stations and truck stop facilities;
g. 
Automobile and truck repair shops;
h. 
Bars/taverns/cocktail lounges;
i. 
Night clubs;
j. 
Private clubs;
k. 
Recreational vehicle and boat storage yards;
l. 
Recycling facilities;
m. 
Towing yards;
n. 
Junkyards;
o. 
Automobile wrecking yards.
C. 
Permitted accessory uses.
1. 
Caretaker residence;
2. 
Parking structures.
D. 
Conditional uses.
1. 
Airports, landing fields, and heliports;
2. 
Seasonal parking facility;
3. 
Secure community transitional facility (SCTF).
E. 
Performance Standards. All of the permitted and conditional uses in the M Zone shall comply with all of the standards for each use, as specified in the following table of dimension and density requirements, and any additional performance standards that may apply to the proposed development, which may include:
1. 
Nonresidential performance standards;
2. 
Off-street parking and loading standards;
3. 
Sign standards;
4. 
Hillside and geologically hazardous development standards;
5. 
Streams and wetlands standards;
6. 
Landscape standards;
7. 
Stormwater management standards;
8. 
Shoreline management standards;
9. 
Vegetation protection standards;
10. 
Floodplain protection standards;
11. 
Wellfield/groundwater protection standards;
12. 
Fish and wildlife areas protection standards.
F. 
Table of Dimension and Density Requirements.
Manufacturing (M) Zone
Table of Dimension and Density Requirements
Uses Permitted
Minimum Lot Dimensions
Minimum Yard Setbacks
(ft)
Max. Bldg. Height
(ft)
Max. Lot Coverage
(%)
Area
Front
Each Side
Rear
Manufacturing plants/facilities
0.25 acre
25
25
25
75
85
Wholesale storage/distribution facilities
0.5 acre
25
25
25
50
85
Warehousing facilities
0.5 acre
25
25
25
50
85
Freight distribution centers
0.5 acre
25
25
25
50
85
Mini warehouse/storage facilities
0.5 acre
25
25
25
30
85
Public transit storage and maintenance facilities
1 acre
25
25
25
50
85
Moving van and storage facilities
1 acre
25
25
25
50
85
Automobile body and paint shops
10,000 sq. ft.
25
25
25
30
85
Auto rental establishments
10,000 sq. ft.
25
10
25
30
85
Automobile rental storage and maintenance facilities
0.5 acre
26
25
25
30
85
Auto service station
0.5 acre
25
25
25
30
85
Automobile and truck repair shops
10,000 sq. ft.
25
25
25
30
85
Lumberyards and mills
2 acres
25
25
25
50
85
Package delivery facilities
0.5 acre
25
25
25
30
85
Towing and wrecking services
0.25 acre
25
25
25
30
85
Janitorial services
10,000 sq. ft.
25
25
25
30
85
Laundry plants
10,000 sq. ft.
25
25
25
50
85
Electrical generating plants
25 acres
100
100
100
100
85
Sewage treatment plants
2 acres
50
50
50
30
85
Solid waste disposal/transfer stations
2 acres
25
50
50
30
85
Recycling facilities
0.5 acre
25
25
25
30
85
Petroleum product storage facilities and distribution
2 acres
50
50
50
50
50
Business or professional service establishments
10,000 sq. ft.
10
10
25
30
85
Medical waste handling facilities
10,000 sq. ft.
10
10
25
30
85
Employment offices
10,000 sq. ft.
10
10
25
30
85
Personal services establishments
10,000 sq. ft.
10
10
25
30
85
Funeral homes/mortuaries
10,000 sq. ft.
10
10
25
30
85
Animal kennels/shelters
10,000 sq. ft.
10
10
25
30
85
Recreational vehicle/boat storage yard
0.5 acre
25
25
25
30
85
Private clubs
10,000 sq. ft.
10
10
25
30
85
Night clubs
10,000 sq. ft.
25
30
25
30
85
Bars/taverns/cocktail lounges
10,000 sq. ft.
10
10
25
30
85
Adult entertainment establishments
10,000 sq. ft.
10
10
25
30
85
Adult bookstores
10,000 sq. ft.
10
10
25
30
85
Government offices
10,000 sq. ft.
10
10
25
30
85
Regional postal facilities
0.5 acre
25
20
25
30
85
Public safety (police/fire) stations
0.5 acre
25
25
25
30
85
Caretaker residences
4,500 sq. ft.
25
10
25
30
85
Parking structure
0.5 acre
10
10
10
30
85
Airports, landing fields and heliports
25 acres
100
100
100
50
85
G. 
Additional Standards Specific to the M Zone and Permitted Uses Within the M Zone.
1. 
Adult entertainment establishments and adult bookstores shall not be located any closer than 400 feet to the nearest right-of-way line of State Route 2, nor shall any such establishment or bookstore be located within 1,000 feet of any school or house of worship.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 (Exh. A); Ord. 1414-24 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
Purpose. The purpose of the Public Buildings, Parks and Open Spaces Zone is to recognize public places and provide zoning safeguards for properties devoted to public uses and uses that take place in a wide distribution and variety of zones throughout the Sultan community. The zone is applicable to property owned or managed by governmental agencies, special purpose districts, and privately owned open space preservation. This purpose is accomplished by:
1. 
Providing a zone in which uses serving public needs and critical area preservation may be located with attention to the specific needs of such uses throughout the community.
2. 
Identifying publicly owned and privately owned land uses with special zoning limitations.
3. 
Protecting adjacent properties from potential impacts of public uses, natural hazards, and critical area/open space preservation.
4. 
Placement of this zone on properties owned, managed, used, or intended to be used by public agencies such as schools, government facilities, social services, hospitals, libraries, special purpose districts, etc.
B. 
Permitted Uses.
1. 
Public agency offices.
a. 
Public schools;
b. 
Post offices;
c. 
Courthouses;
d. 
Municipal buildings/facilities;
e. 
Fire stations;
f. 
Police stations;
g. 
Public utility facilities.
2. 
Public agency support facilities.
a. 
Archive buildings;
b. 
Inside storage buildings;
c. 
Public parking lots/parking structures;
d. 
Small-scale communication towers and antennas;
e. 
Public information kiosks and similar facilities for public posting of official communications.
3. 
Public parks, playgrounds, ball fields (without large-scale area lighting).
4. 
Nature preserves and greenbelt open space areas.
5. 
Public access trails and interpretive facilities.
6. 
Public parks and recreation facilities.
7. 
Public stormwater management facilities.
8. 
Public agency animal control facilities.
9. 
Water and wastewater treatment facilities.
10. 
Public agency training facilities.
11. 
Public transit stations/off-street bus stops.
12. 
Public school bus base or transfer facilities.
13. 
Public hospitals and medical clinics.
14. 
Public libraries.
C. 
Conditional Uses.
1. 
Large-scale communication towers and antennas for public or private use.
2. 
Public parks, playgrounds, ball fields (with large-scale area lighting).
3. 
Public agency utility yards and similar large-scale outside storage facilities.
4. 
High power electrical transmission facilities and substations.
5. 
Airports and heliports.
6. 
Jails and prisons.
7. 
Stadiums and arenas.
8. 
Public fairgrounds.
9. 
Public zoos.
10. 
Cemeteries.
D. 
Development and Design Standards. Many of the uses in the PB/P/OS Zone are unique in the way that they use land and in the way that they affect neighboring properties. Many PB/P/OS uses are also subject to federal, state, and regional development and design standards that are beyond the influence of local zoning codes.
E. 
Definitions. The following terms and definitions apply for the purposes of this zoning district:
1. 
"Agency (governmental agency)"
means federal, state, county, or city government, or unit or department thereof, constituted as such under the Constitution of the United States or the Washington State Constitution.
2. 
"District"
means port, school, fire, electric utility, gas utility, or similar special purpose public taxing district or service provider constituted as such under the Washington State Constitution.
F. 
Table of Dimension and Density Requirements.
Public Buildings, Parks and Open Spaces (PB/P/OS) Zone
Table of Dimension and Density Requirements
Uses Permitted
Minimum Lot Dimensions
Minimum Yard Setbacks
(ft)
Max. Bldg. Height
(ft)
Max. Lot Coverage
(%)
Area
Front
Each Side
Rear
Elementary schools
5 acres
25
25
25
50
60
Middle schools
5 acres
25
25
25
50
60
High schools
5 acres
50
50
25
50
60
Post offices
0.5 acre
0
0
25
30
60
Courthouses
0.5 acre
0
0
25
50
60
Municipal buildings/facilities
0.5 acre
0
0
25
50
60
Public agency/government buildings
0.5 acre
0
0
25
50
60
Public safety (police/fire) stations
0.5 acre
0
0
25
50
60
Libraries
10,000 sq. ft.
0
0
25
50
75
Community centers
0.5 acre
10
25
25
50
50
Public parks
0.5 acre
-
-
-
-
-
Public recreation facilities
n/a
-
-
-
-
-
Public transit stations/off-street bus stops
1 acre
25
25
25
30
50
Public school bus base/facilities
1 acre
25
25
25
30
50
Public parking structures
10,000 sq. ft.
0
0
15
30
90
Public parking surface lots
1 acre
-
-
-
-
-
Public hospitals/medical clinics
1 acre
0
0
25
50
50
Public utility facilities
1 acre
0
0
25
50
50
Public agency training facilities
1 acre
0
0
25
50
50
Public utility yards/outdoor storage facilities
5 acres
-
-
-
-
-
Public recreation facilities (large scale w/lighting)
0.5 acre
-
-
-
-
-
Stadiums/arenas
5 acres
25
25
50
75
50
Public fairgrounds
10 acres
-
-
-
50
-
Cemeteries
0.5 acre
-
-
-
-
-
Jails/prisons
0.5 acre
0
0
25
50
50
Airports/heliports
10 acres
-
-
-
100
-
G. 
Additional Standards Specific to the PB/P/OS Zone and Permitted Uses Within the PB/P/OS Zone.
1. 
Maximum Lot Coverage Calculation - Transfer of Floor Area. An owner of a site or property containing critical areas (streams or wetlands) may be permitted to transfer the available floor area attributed to the size of the critical area to the unconstrained portion of the same site or property, and reduce the parking requirements for the development by an area equal to the floor area transferred, subject to the following requirements:
a. 
The critical area or stream corridor and required buffers be dedicated to the city as an easement;
b. 
The minimum parking requirements for the proposed single-story land use, based on maximum lot coverage and net usable lot area, is provided.
2. 
Minimum dimension requirements for public recreational facilities including public parks, stadiums/arenas, and public fairgrounds will be established by the community development director, based on the standards of Chapter 16.62.
(Ord. 1244-16 § 3 (Exh. A); Ord. 1263-17 (Exh. A); Ord. 1418-25, 7/24/2025)
A. 
Purpose. This overlay is intended to provide an increased density bonus for any affordable housing development of any single-family, middle housing, or multifamily residence located on real property owned or controlled by a religious organization, provided:
1. 
The affordable housing development must be occupied exclusively by low-income households earning up to 80% of the area median income for Snohomish County, adjusted for household size;
2. 
The affordable housing development must be part of a lease or other binding obligation that requires the development to be used exclusively for affordable housing purposes for at least 50 years, even if the religious organization no longer owns the property;
3. 
The affordable housing development cannot discriminate against any person who qualifies as a member of a low-income household based on race, creed, color, national origin, sex, veteran or military status, sexual orientation, or mental or physical disability; or otherwise act in violation of the Federal Fair Housing Amendments Act of 1988 (42 U.S.C. § 3601 et seq.);
4. 
The city has permitted the religious organization to utilize the density bonus by including the land intended for affordable housing development in this overlay zone; and
5. 
The religious organization developing the affordable housing development must pay all fees, mitigation costs, and other charges required through the development of the affordable housing development.
B. 
Permitted Uses.
1. 
Detached building forms:
a. 
Single-family detached dwellings.
2. 
Attached building forms:
a. 
Townhouses;
b. 
Duplexes/two-family dwellings.
3. 
Stacked building forms:
a. 
Apartments/multifamily dwellings;
b. 
Permanent supportive housing; and
c. 
Transitional housing.
4. 
Accessory building forms:
a. 
Accessory dwelling units;
5. 
Co-living housing.
C. 
Table of Dimension and Density Requirements. See SMC § 16.36 for illustrated form-based standards for detached, attached, stacked, and accessory residential building forms.
Religious Organization (RO)
Table of Dimension and Density Requirements
Uses Permitted
Minimum Yard Setbacks
(ft)
Min. Separation from Existing Structures
(ft)
Max. Bldg. Height
(stories/ft)
Max. Lot Coverage Including Existing Structures
(%)
Front
Each Side
Rear
Detached building forms
20
5
10
15
3/30
60
Attached building forms
0
5
15
15
3/30
60
Accessory building forms
20
5
9.5
15
3/30
60
Stacked building forms
25
5
15
15
3/30
80
Co-living housing
25
5
15
15
3/30
80
D. 
Additional Standards Specific to the RO Zone and Permitted Uses Within the RO Zone.
1. 
Transitional housing and permanent supportive housing are permitted by right as a detached, attached, or stacked building form.
(Ord. 1414-24 § 1 (Exh. A); Ord. 1418-25, 7/24/2025)