The following uses listed in Table A are identified as permitted, conditionally permitted, or prohibited uses in residential zones R-1, R-4 and R-6:
Table A. R-1, R-4 and R-6 Zones Use Allowances
PERMITTED
CONDITIONALLY PERMITTED
PROHIBITED
Air transportation service1
Ambulatory surgery center25
Adult entertainment business
Arts, entertainment, indoor2,3
Arts, entertainment, outdoor26
Animal kennel/shelter
Cottage housing38,39
Cemetery, columbarium or mausoleum27
Auction house
Courtyard apartments38
College/university25
Automotive sales and service, marine
Day care4
Community residential facility28
Automotive sales and service, nonmarine
Duplex38
Eating and drinking place3,29
Business service, intensive
Educational service5
Hospital25
Business service, standard
Family child-care home6
Manufactured housing community30
Cannabis business
Fire or police facility7,8
Personal service31
Cannabis cooperative
Fourplex38
Recreational facility, indoor3,16,32
Construction and trade
Health care and social assistance9,10
Regional land use33,34,35
Funeral home/crematory
Office12
Retail sales31,36
Laboratory
Park13
Temporary lodging37
Manufacturing, heavy
Recreational facility, outdoor14,15,16
 
Manufacturing, light
Religious institution17
 
Mobile food service
Resource land use18
 
Retail sales, bulk
Single detached dwelling unit19,20
 
Secure facility
Single room occupancy40
 
Transportation
Stacked flats38
 
Vehicle or equipment rental
Standalone parking21
 
Vehicle refueling station
Supportive living facility22
 
Warehousing
Triplex38
 
Wholesale trade
Townhouse38
 
Utility facility23,24
 
 
Notes:
1.
One single-engine, noncommercial seaplane shall be permitted only on lots that abut a waterbody, provided there are (a) no aircraft sales, service, repair, charter, or rental; and (b) no storage of aviation fuel except that contained in the tank or tanks of the aircraft. A helistop at an emergency medical evacuation site in conjunction with a police, fire or health service facility is a conditional use. All other air transportation service uses are prohibited.
2.
Only (a) in a building listed on the National Register as a historic site or designated as a City landmark; (b) as a re-use of a surplus nonresidential facility; or (c) as a joint use of an existing public school facility. All subject to Chapter 18.50 KMC. Otherwise, a conditional use.
3.
Social card games are prohibited.
4.
Permitted only as a re-use of a public school facility subject to Chapter 18.50 KMC, or an accessory use to a school, religious institution, park, sports club or public housing administered by a public agency, and:
 
a.
Outdoor play areas shall be completely enclosed by a solid wall or fence, with no openings except for gates and have a minimum height of six feet;
 
b.
Outdoor play equipment shall maintain a minimum distance of 20 feet from property lines adjoining residential zones;
 
c.
Direct access to a developed arterial street shall be required in any residential zone; and
 
d.
Hours of operation may be restricted to assure compatibility with surrounding development.
All other day care uses require a conditional use permit.
5.
K-12 facilities only. All other educational service uses require a conditional use permit.
6.
A family child-care home is subject to the requirements established by the Washington State Department of Early Learning (DEL) in WAC Title 170. The family child-care home shall meet the following requirements:
 
a.
The family child-care provider shall be licensed by DEL to operate a family child-care home;
 
b.
A safe passenger loading area shall be provided;
 
c.
The family child-care home shall comply with all applicable building, fire, safety, and health codes enforced by the City;
 
d.
The family child-care home shall comply with all applicable development standards of the City, unless determined to be legally nonconforming;
 
e.
All signage shall conform to the applicable requirements of Chapter 18.42 KMC;
 
f.
The City has the authority to limit the hours of operation to facilitate neighborhood compatibility; and
 
g.
Prior to receiving State licensing, the family child-care provider shall provide the City with proof of written notification informing immediately adjoining property owners of the intent to locate and maintain the family child-care home. The notification shall inform the notified parties that comments may be submitted to the DEL and provide contact information for submitting such comments to the DEL. The proof of notification shall be in the form of a written affidavit containing (1) the date and means of notification; (2) a copy of the notification; and (3) a list of the parties to whom the notification was distributed.
7.
Limited to “storefront” police offices. Such offices shall not have:
 
a.
Holding cells;
 
b.
Suspect interview rooms; or
 
c.
Long-term storage of stolen properties.
All other fire or police facility uses require a conditional use permit, except police or fire training facilities, such as shooting ranges, auto test tracks, and fire suppression simulations, which are prohibited.
8.
For conditionally permitted fire facilities:
 
a.
All buildings and structures shall maintain a minimum distance of 20 feet from property lines adjoining residential zones;
 
b.
Any buildings from which firefighting equipment emerges onto a street shall maintain a distance of 35 feet from such street; and
 
c.
No outdoor storage.
9.
Only as a re-use of a public school facility. May be permitted as a conditional use if proposed as re-use of a surplus nonresidential facility. All subject to Chapter 18.50 KMC.
10.
Veterinary clinics are prohibited.
11.
Reserved.
12.
Public agency or utility office permitted only as a re-use of a public school facility or a surplus nonresidential facility subject to the provisions of Chapter 18.50 KMC. Otherwise, public agency or utility office is a conditional use. All other office uses are prohibited.
13.
The following conditions and limitations shall apply, where appropriate:
 
a.
Lighting for structures and fields shall be directed away from residential areas;
 
b.
Structures or service yards shall maintain a minimum distance of 50 feet from property lines adjoining residential zones, except for structures in on-site recreation areas provided under KMC § 18.30.130 or Chapter 20.47 KMC. Setback requirements for structures in these on-site required recreation areas shall be maintained in accordance with the zoning standards for the underlying residential zone.
14.
Limited to stable and covered riding arena. All other outdoor recreational facility uses require a conditional use permit except campground, RV park, and shooting range which are prohibited.
15.
Covered riding arenas are subject to KMC § 18.70.030 and shall not exceed 20,000 square feet unless a conditional use permit is obtained. Stabling areas, whether attached or detached, shall not be counted in this calculation.
16.
Conditionally permitted recreational facilities are subject to the following conditions and limitations:
 
a.
The bulk and scale shall be compatible with residential character of the area;
 
b.
The gross floor area shall not exceed 10,000 square feet unless the building is on the same site or adjacent to a site where a public facility is located or unless the building is a nonprofit facility; and
 
c.
Use is limited to residents of a specified residential development or to sports clubs providing supervised instructional or athletic programs.
17.
Only as a re-use of a public school facility subject to Chapter 18.50 KMC. Otherwise, a conditional use permitis required.
18.
Farming is permitted. All other resource land uses require a conditional use permit, except mineral extraction, which is prohibited.
19.
More than one single detached dwelling unit may be allowed on an individual lot through the conditional use permit process. A conditional use permit is not required for lots in subdivisions, short subdivisions, unit lot subdivisions, or binding site plans approved as multiple unit lots or for accessory dwelling units.
20.
Manufactured homes and mobile homes are allowed only in manufactured housing communities. Designated manufactured homes are not restricted to manufactured housing communities.
21.
Limited to commuter parking lots for users of transit, carpools or ride-share programs, provided:
 
a.
They are located on existing parking lots for religious institutions, schools, or other permitted nonresidential uses which have excess capacity available during commuting hours; and
 
b.
The site is adjacent to a designated arterial that has been improved to a standard acceptable to the department. Other commuter parking lots require a conditional use permit. All other standalone parking uses are prohibited.
22.
Only in a building listed on the National Register as an historic site or designated as a King County landmark subject to the provisions of Chapter 2.20 KMC. Otherwise, a conditional use permit is required.
23.
Excluding utilities using bulk gas storage tanks, which are a conditional use. Liquefied natural gas storage tanks are prohibited.
24.
Private stormwater management facilities permitted except when participating in an approved shared facility drainage plan. Private stormwater management facilities shall be located on the same lot that they are designed to serve except in subdivisions or short subdivisions that set aside a separate tract for such facilities. For shared facilities, such facilities which are not located on the lot they are designed to serve shall be located on a lot with the same or more intensive zoning designation.
25.
Only as a re-use of a public school facility or a surplus nonresidential facility subject to Chapter 18.50 KMC.
26.
Outdoor performance center and drive-in theater are prohibited.
27.
Structures shall maintain a minimum distance of 100 feet from property lines adjoining residential zones.
28.
Community residential facility I only. Community residential facility II is prohibited.
29.
Not permitted in R-1 and excluding drinking places, and limited to a maximum of 5,000 square feet of gross floor area and subject to KMC § 18.21.070.
30.
Manufactured housing communities are not permitted in the R-1 zone.
31.
Not permitted in R-1 and limited to a maximum of 5,000 square feet of gross floor area and subject to KMC § 18.21.070.
32.
Bowling center and shooting range are prohibited.
33.
Hydroelectric generation facilities limited to those that comply with the following:
 
a.
Any new diversion structure shall not: (1) exceed a height of eight feet as measured from the streambed; or (2) impound more than three surface acres of water at the normal maximum surface level;
 
b.
There shall be no active storage;
 
c.
The maximum water surface area at any existing dam or diversion shall not be increased;
 
d.
An exceedance flow of no greater than 50 percent in mainstream reach shall be maintained;
 
e.
Any transmission line shall be limited to a: (1) right-of-way of five miles or less; and (2) capacity of 230 kV or less;
 
f.
Any new, permanent access road shall be limited to five miles or less; and
 
g.
The facility shall only be located above any portion of the stream used by anadromous fish.
34.
Nonhydroelectric generation facilities limited to cogeneration facilities for on-site use only.
35.
Fairground, amusement park, and stadium/arena are prohibited.
36.
Pet shops and auto supply stores are prohibited.
37.
Bed and breakfast guesthouse only, subject to the following conditions:
 
a.
The guesthouse shall be owner-occupied;
 
b.
Meals shall be served to paying guests only (no restaurant use permitted);
 
c.
The number of guestrooms shall not be greater than that authorized by the International Building and Fire Codes;
 
d.
Parking shall be provided as required by this title; and
 
e.
The guesthouse shall be compatible with the neighborhood character as determined by the city manager, and shall not create significant adverse neighborhood effects that cannot be mitigated.
38.
Reference KMC § 18.21.035 for specific provisions relating to middle housing. These uses are permitted in specific R-4 and R-6 areas as defined in KMC § 18.21.035(B).
39.
Cottage housing permitted pursuant to the standards defined in Chapter 18.75 KMC.
40.
Single room occupancy is a permitted use in R-4 and R-6 zones but shall not be allowed in R-1.
(Ord. 11-0329 § 3 (Exh. 1); Ord. 14-0384 § 5; Ord. 16-0421 § 2 (Att. A); Ord. 16-0426 § 5 (Att. C); Ord. 16-0433 § 2 (Att. A); Ord. 17-0438 § 2 (Att. A); Ord. 18-0463 § 3 (Exh. 2); Ord. 19-0481 § 2 (Exh. A); Ord. 24-0607 § 2 (Exh. A(V)); Ord. 25-0630 § 2 (Exh. A); Ord. 25-0631 § 2 (Exh. A))
The following zone-specific development standards in Table B apply in the R-1, R-4 and R-6 residential zones:
Table B. R-1, R-4 and R-6 Residential Zones Development Standards
STANDARDS
ZONES
R-11
R-4
R-6
Base Density: Dwelling Unit/Acre2
1 du/ac
4 du/ac3, 18
6 du/ac18
Maximum Density: Dwelling Unit/Acre,2, 4
 
6 du/ac
9 du/ac
Minimum Density2
 
 
 
Minimum Lot Width6
35 ft.7
30 ft.
30 ft.
Minimum Street Setback
20 ft.7
15 ft.8,9
15 ft.8,9
Minimum Side Setback5,10
5 ft.7
15 ft. total11
15 ft. total11
Minimum Rear Setback5,10
5 ft.7
20 ft.
20 ft.
Maximum Height12
35 ft.
35 ft.
35 ft.
45 ft.13
Base Impervious Surface: Percentage
30%
45%
60%
Maximum Impervious Surface: Percentage14
30%15
55%
70%
Minimum Lot Size
2,500 sq. ft.
7,200 sq. ft.16,17
5,400 sq. ft.16,17
Notes:
11
a.
All subdivisions and short subdivisions in the R-1 zone shall be required to be clustered when the property is located within or contains:
 
 
(1)
A floodplain;
 
 
(2)
A regionally or locally significant resource area;
 
 
(3)
Existing or planned public parks or trails, or connections to such facilities;
 
 
(4)
A Category I or II wetland or Type S or F stream;
 
 
(5)
A “greenbelt/urban separator” or “wildlife corridor” area designated by the comprehensive plan.
 
b.
The development shall be clustered away from critical areas or corridors such as urban separators or the wild-life habitat network to the extent possible and the open space shall be placed in a separate tract that includes at least 50 percent of the site. Open space tracts shall be permanent and meet the provisions of KMC § 17.20.130.
2
Density calculations apply only to dwelling units and not to sleeping units. Sleeping units are calculated as one sleeping unit equals one-fourth dwelling unit.
3
Manufactured housing communities shall be allowed a base density of six dwelling units per acre.
4
This maximum density may be achieved only through the application of residential density incentives pursuant to Chapter 18.80 KMC or transfers of density credits, or any combination of density incentive or density transfer. Maximum density may only be exceeded pursuant to KMC § 18.80.040(E)(1)(f).
5
These standards may be modified under the provisions for zero-lot-line developments.
6
The building envelope is determined through meeting minimum lot size and minimum lot width measurement requirements (KMC § 18.30.110).
7
The standards of the R-4 zone shall apply if a lot is less than 15,000 square feet in area.
8
If development provides alleys or consists of townhouses, then the street setback may equal 10 feet.
9
At least 20 linear feet of driveway shall be provided between any garage, carport or other fenced parking area and the street property line. The linear distance shall be measured along the centerline of the driveway from the access point to such garage, carport or fenced area to the street property line.
10
Vehicle access points from garages, carports or fenced parking areas shall be set back from the property line on which a joint use driveway is located to provide a straight line length of at least 26 feet as measured from the centerline of the garage, carport or fenced parking area, from the access point to the opposite side of the joint use driveway.
11
Any side yard shall equal a minimum of five feet but the two side yards combined must equal a minimum of 15 feet.
12
Reserved.
13
The maximum height of 45 feet to be used only for projects as follows:
 
a.
In R-6 zones, a building with a footprint built on slopes exceeding a 15 percent finished grade.
14
Applies to each individual lot. Impervious surface area standards for:
 
a.
Regional uses shall be established at the time of permit review;
 
b.
Nonresidential uses in residential zones shall comply with KMC § 18.21.060 and 18.30.170;
 
c.
Individual lots in the R-4 through R-6 zones which are less than 9,076 square feet in area shall be subject to the applicable provisions of the nearest comparable R-6 zone;
 
d.
Lots may be increased beyond the total amount permitted in this chapter subject to approval of a conditional use permit;
 
e.
The base impervious surface percentage may be exceeded, up to the maximum impervious surface percentage, provided low impact development strategies are implemented subject to approval by the city manager.
15
Lots smaller than one-half acre in area shall comply with standards of the nearest comparable R-4 through R-6 zone. For lots that are one-half acre in area or larger, the maximum impervious surface area allowed shall be at least 10,000 square feet. On any lot over one acre in area, an additional five percent of the lot area may be used for buildings related to agricultural or forestry practices. For lots smaller than two acres but larger than one-half acre, an additional 10 percent of the lot area may be used for structures which are determined to be medically necessary, provided the applicant submits with the permit application a notarized affidavit, conforming with the requirements of KMC § 18.100.170(A)(2).
16
For properties with critical areas or topographic constraints, up to 20 percent of the number of lots in a subdivision or a short subdivision of more than four lots, and one of the lots in a short plat of four lots or less, may contain an area less than the prescribed minimum for this zoning district. In no case shall any lots be created which contain an area more than 10 percent less than the prescribed minimum for this zoning district. These smaller lots shall be located so as to have the least impact on surrounding properties in terms of consistency of street frontages and privacy of abutting properties.
17
This excludes any area required for public or private streets, access easements, access tracts, and access panhandles.
18
Unit lot density applies to all lots within the R-4 and R-6 zones, excluding those identified in KMC § 18.21.035(B). The following provisions are applicable when determining permitted unit density:
 
a.
The permitted base unit density is:
 
 
(1)
Two units per parent lot.
 
 
(2)
Four units per lot on all lots within one-quarter mile walking distance of a major transit stop.
 
 
(3)
Four units per lot if at least one unit on the lot is affordable housing meeting the requirements of KMC § 18.21.035(C).
 
 
(4)
Accessory dwelling units are considered units for the purposes of calculating unit density, subject to the provisions of KMC § 18.73.100.
 
 
(5)
If single-family residential uses exist or are proposed on a lot pursuant to the base or maximum density, then the unit lot density defined in this section is in addition to that single-family residential use. Single-family dwellings do not count as units for the purposes of this section. If middle housing uses, including duplexes, triplexes, fourplexes, townhouses, stacked flats, courtyard apartments, or cottage housing developments, are proposed, those are subject to the unit lot density requirements listed in subsections (a)(1) through (a)(3) of this footnote.
 
b.
The standards of footnote 18 do not apply to lots after subdivision below 1,000 square feet unless the City has enacted an allowable lot size below 1,000 square feet in the zone.
 
c.
The lot lines applicable to a parent lot shall be used to determine dimensional standards that relate to lot dimensions, including but not limited to: minimum lot size, setbacks, maximum gross floor area, maximum hardscape area and maximum lot coverage of any created unit lot. These dimensional standards shall not be measured off individual unit lots.
 
d.
Unit density applies to lots created through the fee simple unit lot subdivision process pursuant to KMC § 18.20.160. that cannot be further subdivided based on the minimum lot size listed in Table B for the applicable zone.
(Ord. 11-0329, § 3 (Exh. 1); Ord. 16-0428, § 13 (Att. I); Ord. 16-0433, § 2 (Att. A); Ord. 19-0481, § 2 (Exh. A); Ord. 2025-0630, § 2 (Exh. A); Ord. 25-0631, § 2 (Exh. A))
A. 
Middle housing shall be subject to the same development regulations as detached single-family homes for the purpose of review for consistency with this chapter. Middle housing includes duplexes, triplexes, fourplexes, townhouses, stacked flats, courtyard apartments, or cottage housing developments.
B. 
The provisions of this section:
1. 
Shall apply to all lots in the R-4 and R-6 zoned lots as identified in Figure 18.21.035.1.
2. 
Shall not apply to:
a. 
Portions of a lot, parcel, or tract designated with critical areas designated under RCW 36.70A.170 or their buffers as required by RCW 36.70A.170, except for critical aquifer recharge areas where a single-family detached house is an allowed use; provided, that any requirements to maintain aquifer recharge are met.
Figure 18.21.035.1. Applicable Middle Housing R-4/R-6 Zones
Source: City of Kenmore GIS
C. 
To qualify for additional units under the affordable housing provisions of KMC § 18.21.030, footnote 18(a), an applicant shall commit to renting or selling the required number of units as affordable housing and meeting the standards of KMC § 18.77.015 and 18.77.050.
D. 
Consistent with all residential uses, building design standards for middle housing shall meet the requirements of Chapter 18.52 KMC, Articles III and V.
E. 
Public Benefits and Development Incentives.
1. 
The purpose of this section is to:
a. 
Promote development of a variety of middle housing types by providing a method for flexibility in development standards;
b. 
Provide development incentives to developers of residential property, in exchange for public benefits to help achieve comprehensive plan goals of a variety of housing types and open space protection;
c. 
Provide a review process to allow evaluation of proposed development standard modifications per the table in subsection (E)(3) of this section.
2. 
Development incentives are applicable only to applications for middle housing types, including: duplex, triplex, fourplex, townhouse, stacked flats, courtyard apartments, and cottage housing (as specified in the last column of the table below) in the applicable areas identified in subsection B of this section. These standards are not applicable to development, redevelopment, or remodeling of an existing or new principal single-family unit.
3. 
The following are the development incentives available to applicants if all requirements are met as specified below. Applicants are limited to one development incentive per neighborhood benefit.
APPLICABLE MIDDLE HOUSING TYPE
NEIGHBORHOOD BENEFIT
DEVELOPMENT INCENTIVE
Duplex, Triplex, Cottage Housing
Building height limited to 27’ with a maximum of two stories.
Reduce rear and street setbacks to 10’.
Duplex, Stacked Flat
Redevelop an existing single-family unit with a duplex or stacked flat and maintain the base floor footprint of the existing home.
Density bonus of two additional units totaling up to four units per lot.
Cottage Housing
Gross floor area for an individual cottage set to a maximum of 1,200 square feet.
Density bonus of up to 50% of the unit density.
(Ord. 25-0630, § 2 (Exh. A))
The following uses listed in Table C are identified as permitted, conditionally permitted, or prohibited uses in residential zones R-12, R-18 and R-24:
Table C. R-12, R-18, and R-24 Zones Use Allowances
PERMITTED
CONDITIONALLY PERMITTED
PROHIBITED
Air transportation service1
Ambulatory surgery center23
Adult entertainment business
Arts, entertainment, indoor2,3
Arts, entertainment, outdoor26
Animal kennel/shelter
College/university4,5
Cemetery, columbarium or mausoleum27
Auction house
Community residential facility
Eating and drinking place3,28
Automotive sales and service, marine
Construction and trade6
Hospital5
Automotive sales and service, nonmarine
Day care7
Personal service29
Business service, intensive
Educational service8
Recreational facility, indoor3,30,31
Business service, standard
Family child-care home9
Regional land use32
Cannabis business
Fire or police facility10,11,12
Retail sales29,33
Cannabis cooperative
Health care and social assistance4,5,13
Temporary lodging34
Funeral home/crematory
Manufactured housing community
Warehousing35
Laboratory
Multiple-family dwelling
 
Manufacturing, heavy
Office14
 
Manufacturing, light
Park15
 
Mobile food service
Recreational facility, outdoor16,17
 
Resource land use
Religious institution18
 
Retail sales, bulk
Single detached dwelling unit19,20
 
Secure facility
Single room occupancy
 
Transportation
Standalone parking21
 
Vehicle or equipment rental
Supportive living facility
 
Vehicle refueling station
Utility facility22,23,24
 
Wholesale trade
Notes:
1.
One single-engine, noncommercial seaplane shall be permitted only on lots that abut a waterbody, provided there are (a) no aircraft sales, service, repair, charter, or rental; and (b) no storage of aviation fuel except that contained in the tank or tanks of the aircraft. A helistop at an emergency medical evacuation site in conjunction with a police, fire or health service facility is a conditional use. All other air transportation service uses are prohibited.
2.
Museums and libraries permitted only as accessory to a park or in a building listed on the National Register as an historic site or designated as a City landmark subject to Chapter 18.50 KMC; otherwise, a conditional use permit is required. Artist studios permitted only as a re-use of a surplus nonresidential facility subject to Chapter 18.50 KMC or as a joint use of an existing public school facility; otherwise a conditional use permit is required. For all other arts, entertainment, indoor uses, a conditional use permit is required, except theater, which is prohibited.
3.
Social card games are prohibited.
4.
Permitted only as a re-use of a public school facility subject to Chapter 18.50 KMC.
5.
Conditionally permitted only as a re-use of a surplus nonresidential facility subject to Chapter 18.50 KMC.
6.
Permitted when:
 
a.
Located in the R-24 zone; and
 
b.
On a site in office or construction and trade office uses as of May 8, 2003; and
 
c.
Part of a mixed use development; and
 
d.
Limited to 15,000 square feet; and
 
e.
No outdoor storage of equipment occurs. Otherwise, prohibited.
7.
Day care II permitted only as a re-use of a public school facility subject to Chapter 18.50 KMC, or an accessory use to a school, religious institution, park, sports club or public housing administered by a public agency, and:
 
a.
Outdoor play areas shall be completely enclosed by a solid wall or fence, with no openings except for gates and have a minimum height of six feet;
 
b.
Outdoor play equipment shall maintain a minimum distance of 20 feet from property lines adjoining residential zones;
 
c.
Direct access to a developed arterial street shall be required in any residential zone; and
 
d.
Hours of operation may be restricted to assure compatibility with surrounding development. Otherwise, day care II requires a conditional use permit.
8.
K-12 facilities only, except vocational school which is permitted only as a re-use of a surplus nonresidential facility subject to Chapter 18.50 KMC unless a conditional use permit is obtained. All other educational service uses require a conditional use permit.
9.
A family child-care home is subject to the requirements established by the Washington State Department of Early Learning (DEL) in WAC Title 170. The family child-care home shall meet the following requirements:
 
a.
The family child-care provider shall be licensed by DEL to operate a family child-care home;
 
b.
A safe passenger loading area shall be provided;
 
c.
The family child-care home shall comply with all applicable building, fire, safety, and health codes enforced by the City;
 
d.
The family child-care home shall comply with all applicable development standards of the City, unless determined to be legally nonconforming;
 
e.
All signage shall conform to the applicable requirements of Chapter 18.42 KMC; and
 
f.
The City has the authority to limit the hours of operation to facilitate neighborhood compatibility.
10.
Limited to “storefront” police offices. Such offices shall not have:
 
a.
Holding cells;
 
b.
Suspect interview rooms; or
 
c.
Long-term storage of stolen properties.
All other police facilities require a conditional use permit.
11.
Fire facilities require a conditional use permit, subject to the following:
 
a.
All buildings and structures shall maintain a minimum distance of 20 feet from property lines adjoining residential zones;
 
b.
Any buildings from which fire-fighting equipment emerges onto a street shall maintain a distance of 35 feet from such street; and
 
c.
No outdoor storage.
12.
Fire or police training facilities such as shooting ranges, auto test tracks, and fire suppression simulations are prohibited.
13.
Veterinary clinics are prohibited.
14.
Public agency or utility office is permitted only as a re-use of a public school facility or a surplus nonresidential facility subject to the provisions of Chapter 18.50 KMC. All other office uses require a conditional use permit.
15.
The following conditions and limitations shall apply, where appropriate:
 
a.
Lighting for structures and fields shall be directed away from residential areas;
 
b.
Structures or service yards shall maintain a minimum distance of 50 feet from property lines adjoining residential zones, except for structures in on-site recreation areas provided under KMC § 18.30.130 or Chapter 20.47 KMC. Setback requirements for structures in these on-site required recreation areas shall be maintained in accordance with the zoning standards for the underlying residential zone.
16.
Golf course facility only permitted. Clubhouses, maintenance buildings, equipment storage areas and driving range tees shall be at least 50 feet from residential property lines. Lighting for practice greens and driving range ball impact areas shall be directed away from adjoining residential zones. Applications shall comply with adopted best management practices for golf course development. All other outdoor recreational facility uses are conditional uses, except stable, RV park, and shooting range, which are prohibited.
17.
Conditional uses are subject to the following conditions and limitations:
 
a.
The bulk and scale shall be compatible with residential character of the area;
 
b.
Use is limited to residents of a specified residential development or to sports clubs providing supervised instructional or athletic programs.
18.
Permitted only as a re-use of a public school facility subject to Chapter 18.50 KMC. Other religious institutionsrequire a conditional use permit.
19.
More than one single detached dwelling unit may be allowed on an individual lot through the conditional use permit process. A conditional use permit is not required for lots in subdivisions, short subdivisions or binding site plans approved as multiple unit lots or for accessory dwelling units.
20.
Manufactured homes and mobile homes are allowed only in manufactured housing communities. Designated manufactured homes are not restricted to manufactured housing communities.
21.
Limited to commuter parking facilities for users of transit, carpools or ride-share programs, provided:
 
a.
They are located on existing parking lots for religious institutions, schools, or other permitted nonresidentialuses which have excess capacity available during commuting hours; and
 
b.
The site is adjacent to a designated arterial that has been improved to a standard acceptable to the department. Otherwise a conditional use permit is required.
22.
Bulk gas storage tanks which pipe to individual residences require a conditional use permit. All other bulk gas storage tanks, including liquefied natural gas storage tanks, are prohibited.
23.
Private stormwater management facilities permitted except when participating in an approved shared facility drainage plan. Private stormwater management facilities shall be located on the same lot that they are designed to serve except in subdivisions or short subdivisions that set aside a separate tract for such facilities. For shared facilities, such facilities which are not located on the lot they are designed to serve shall be located on a lot with the same or more intensive zoning designation.
24.
Hydroelectric generation facilities are prohibited. A nonhydroelectric generation facility may be conditionally permitted as a cogeneration facility for on-site use only.
25.
Conditionally permitted only as a re-use of a surplus nonresidential facility subject to Chapter 18.50 KMC.
26.
Arboretum only.
27.
Structures shall maintain a minimum distance of 100 feet from property lines adjoining residential zones.
28.
Excluding drinking places, and limited to a maximum of 5,000 square feet of gross floor area and subject to KMC § 18.21.070.
29.
Limited to a maximum of 5,000 square feet of gross floor area and subject to the additional requirements in KMC § 18.21.070.
30.
Conditional uses are subject to the following conditions and limitations:
 
a.
The bulk and scale shall be compatible with residential character of the area;
 
b.
For sports clubs, the gross floor area shall not exceed 10,000 square feet unless the building is on the same site or adjacent to a site where a public facility is located or unless the building is a nonprofit facility; and
 
c.
Use is limited to residents of a specified residential development or to sports clubs providing supervised instructional or athletic programs.
31.
Bowling center and shooting range are prohibited.
32.
Amusement park, fairground, and stadium/arena are prohibited.
33.
Auto supply stores and pet shops are prohibited.
34.
Bed and breakfast guesthouse only, subject to the following conditions:
 
a.
The guesthouse shall be owner-occupied;
 
b.
Meals shall be served to paying guests only (no restaurant use permitted);
 
c.
The number of guestrooms shall not be greater than that authorized by the International Building and Fire Codes;
 
d.
Parking shall be provided as required by this title; and
 
e.
The guesthouse shall be compatible with the neighborhood character as determined by the city manager, and shall not create significant adverse neighborhood effects that cannot be mitigated.
35.
Self-service storage only permitted and only if accessory to an apartment development of at least 12 units, provided:
 
a.
The gross floor area in self-service storage shall not exceed the total gross floor area of the apartment dwellings on the site;
 
b.
All outdoor lights shall be deflected, shaded and focused away from all adjoining property;
 
c.
The use of the facility shall be limited to dead storage of household goods;
 
d.
No servicing or repair of motor vehicles, boats, trailers, lawn mowers or similar equipment;
 
e.
No outdoor storage or storage of flammable liquids, highly combustible or explosive materials or hazardous chemicals;
 
f.
No residential occupancy of the storage units;
 
g.
No business activity other than the rental of storage units; and
 
h.
A resident director shall be required on the site and shall be responsible for maintaining the operation of the facility in conformance with the conditions of approval.
(Ord. 11-0329 § 3 (Exh. 1); Ord. 14-0384 § 5; Ord. 16-0421 § 2 (Att. A); Ord. 16-0426 § 5 (Att. C); Ord. 17-0438 § 2 (Att. A); Ord. 18-0463 § 3 (Exh. 2); Ord. 19-0481 § 2 (Exh. A); Ord. 24-0607 § 2 (Exh. A(VI)); Ord. 25-0631 § 2 (Exh. A))
The following uses listed in Table D are identified as permitted, conditionally permitted, or prohibited uses in residential zone MHC:
Table D. MHC Zone Use Allowances
PERMITTED
CONDITIONALLY PERMITTED
PROHIBITED
Day care1
Community residential facility
Adult entertainment business
Family child-care home2
Cemetery, columbarium or mausoleum
Air transportation service
Manufactured housing community8
Educational service6
Ambulatory surgery center
Park3
Religious institution
Animal kennel/shelter
Single detached dwelling unit4,5
Supportive living facility
Arts, entertainment, indoor
 
Temporary lodging7
Arts, entertainment, outdoor
 
 
Auction house
 
 
Automotive sales and service, marine
 
 
Automotive sales and service, nonmarine
 
 
Business service, intensive
 
 
Business service, standard
 
 
Cannabis business
 
 
Cannabis cooperative
 
 
College/university
 
 
Construction and trade
 
 
Eating and drinking place
 
 
Fire or police facility
 
 
Funeral home/crematory
 
 
Health care and social assistance
 
 
Hospital
 
 
Laboratory
 
 
Manufacturing, heavy
 
 
Manufacturing, light
 
 
Mobile food service
 
 
Multiple-family dwelling
 
 
Office
 
 
Personal service
 
 
Recreational facility, indoor
 
 
Recreational facility, outdoor
 
 
Regional land use
 
 
Resource land use
 
 
Retail sales
 
 
Retail sales, bulk
 
 
Secure facility
 
 
Standalone parking
 
 
Transportation
 
 
Utility facility
 
 
Vehicle or equipment rental
 
 
Vehicle refueling station
 
 
Warehousing
 
 
Wholesale trade
Notes:
1.
Day care I is permitted. Day care II is permitted only as an accessory use to a religious institution, park or public housing administered by a public agency, and:
 
a.
Outdoor play areas shall be completely enclosed by a solid wall or fence with no openings except for gates and have a minimum height of six feet;
 
b.
Outdoor play equipment shall maintain a minimum distance of 20 feet from property lines adjoining residential zones;
 
c.
Direct access to a developed arterial street shall be required in any residential zone; and
 
d.
Hours of operation may be restricted to assure compatibility with surrounding development. Otherwise, day care II requires a conditional use permit.
2.
A family child-care home is subject to the requirements established by the Washington State Department of Early Learning (DEL) in WAC Title 170. The family child-care home shall meet the following requirements:
 
a.
The family child-care provider shall be licensed by DEL to operate a family child-care home;
 
b.
A safe passenger loading area shall be provided;
 
c.
The family child-care home shall comply with all applicable building, fire, safety, and health codes enforced by the City;
 
d.
The family child-care home shall comply with all applicable development standards of the City, unless determined to be legally nonconforming;
 
e.
All signage shall conform to the applicable requirements of Chapter 18.42 KMC; and
 
f.
The City has the authority to limit the hours of operation to facilitate neighborhood compatibility.
3.
The following conditions and limitations shall apply, where appropriate:
 
a.
Lighting for structures and fields shall be directed away from residential areas;
 
b.
Structures or service yards shall maintain a minimum distance of 50 feet from property lines adjoining residential zones.
4.
One single detached dwelling unit only per existing legal lot as of April 23, 2019.
5.
Manufactured homes and mobile homes are allowed only in manufactured housing communities. Designated manufactured homes are not restricted to manufactured housing communities.
6.
K-12 facilities only. All other educational service uses are prohibited.
7.
Bed and breakfast guesthouse only, subject to the following conditions:
 
a.
The guesthouse shall be owner-occupied;
 
b.
Meals shall be served to paying guests only (no restaurant use permitted);
 
c.
The number of guestrooms shall not be greater than that authorized by the International Building and Fire Codes;
 
d.
Parking shall be provided as required by this title; and
 
e.
The guesthouse shall be compatible with the neighborhood character as determined by the city manager, and shall not create significant adverse neighborhood effects that cannot be mitigated.
8.
For properties continuing in an existing manufactured housing community use after April 23, 2019, a transfer of density credits shall be permitted. See Chapter 18.80 KMC.
(Ord. 19-0481, § 2 (Exh. A); Ord. 24-0607, § 2 (Exh. A(VII)))
The following zone-specific development standards in Table E apply in the R-12, R-18, R-24, R-48, and MHC residential zones:
Table E. R-12, R-18, R-24, R-48, and MHC Residential Zones Development Standards
STANDARDS
ZONES
R-12
R-18
R-24
R-48
MHC12
Base Density: Dwelling Unit/Acre1
12 du/ac
18 du/ac
24 du/ac
48 du/ac
12 du/ac
Maximum Density: Dwelling Unit/Acre1, 2
18 du/ac
27 du/ac
36 du/ac
72 du/ac
18 du/ac
Minimum Density1, 11
80%
75%
70%
65%
80%
Minimum Lot Width4
30 ft.
30 ft.
30 ft.
30 ft.
--
Minimum Street Setback
10 ft.6
10 ft.6
10 ft.6
10 ft.6
10 ft.
Minimum Side Setback3, 5
5 ft.7
5 ft.7
5 ft.7
5 ft.7
5 ft.
Minimum Rear Setback3,5
5 ft.7
5 ft.7
5 ft.7
5 ft.7
5 ft.
Base Height8
60 ft.
60 ft.
80 ft.9
60 ft.
80 ft.9
60 ft.
80 ft.9
35 ft.
Maximum Impervious Surface: Percentage10
85%
85%
85%
90%
85%
Minimum Lot Size
--
--
--
--
--
Notes:
1
Density calculations apply only to dwelling units and not to sleeping units. Sleeping units are calculated as one sleeping unit equals one-fourth dwelling unit.
2
This maximum density may be achieved only through the application of residential density incentives pursuant to Chapter 18.80 KMC or transfers of density credits, or any combination of density incentive or density transfer. Maximum density may only be exceeded pursuant to KMC § 18.80.040(E)(1)(f).
3
These standards may be modified under the provisions for zero-lot-line developments.
4
The building envelope is determined through meeting minimum lot size and minimum lot width measurement requirements (KMC § 18.30.110).
5
Vehicle access points from garages, carports or fenced parking areas shall be set back from the property line on which a joint use driveway is located to provide a straight line length of at least 26 feet as measured from the centerline of the garage, carport or fenced parking area, from the access point to the opposite side of the joint use driveway.
6
At least 20 linear feet of driveway shall be provided between any garage, carport or other fenced parking area and the street property line. The linear distance shall be measured along the centerline of the driveway from the access point to such garage, carport or fenced area to the street property line.
7
a.
For developments consisting of three or more single detached dwellings located on a single parcel, the setbackshall be 10 feet along any property line abutting R-1 through R-6, except for structures in on-site recreation areas required in KMC § 18.30.130, which shall have a setback of five feet.
 
b.
For townhouse and apartment development, the setback shall be 20 feet along any property line abutting R-1 through R-6, except for structures in on-site recreation areas required in KMC § 18.30.130, which shall have a setback of five feet, unless the townhouse or apartment development is adjacent to property upon which an existing townhouse or apartment development is located.
8
In the R-12, R-18, R-24 and R-48 zones, height limits may be increased when portions of the structure which exceed the base height limit provide one additional foot of street and interior setback for each foot above the base height limit, provided the maximum height may not exceed 75 feet. Netting or fencing and support structures for the netting or fencing used to contain golf balls in the operation of golf courses or golf driving ranges are exempt from the additional interior setback requirements; provided, that the maximum height shall not exceed 75 feet.
9
The base height to be used only for projects as follows:
 
a.
In R-18, R-24 and R-48 zones using residential density incentives and transfer of density credits pursuant to this title.
10
Applies to each individual lot. Impervious surface area standards for:
 
a.
Regional uses shall be established at the time of permit review;
 
b.
Nonresidential uses in residential zones shall comply with KMC § 18.21.060 and 18.30.170;
 
c.
Lots may be increased beyond the total amount permitted in this chapter subject to approval of a conditional use permit.
11
Minimum density is determined by multiplying the allowable number of dwelling units, as calculated using KMC § 18.30.020, by the percentage shown for each zone.
12
See also the standards in KMC § 18.50.140.
(Ord. 11-0329, § 3 (Exh. 1); Ord. 19-0481, § 2 (Exh. A); Ord. 25-0631, § 2 (Exh. A))
A. 
A manufactured housing community land-owner may request an exception from the application of the MHC zoning to their property through a Type 4 permit process as described in Chapter 19.25 KMC.
B. 
Along with other information required by the department, the application shall include information demonstrating that:
1. 
There is no reasonable use of the MHC property under the MHC zoning;
2. 
The uses authorized by the MHC zoning are not economically viable at the property’s location; and
3. 
The proposal meets the zone reclassification criteria in KMC § 18.115.060.
If, based on the information provided, the request is granted by the city council, the property shall revert to the zoning designation in place on April 23, 2019, without further action by the council. If necessary, a comprehensive plan map amendment to recognize that zoning designation shall be initiated by the City.
(Ord. 19-0481, § 2 (Exh. A))
Except for utility facilities, regional land uses, and nonresidential uses regulated by KMC § 18.21.070, all nonresidential uses located in the R zones shall be subject to the following requirements:
A. 
Impervious surface coverage shall not exceed:
1. 
Seventy percent of the site in the R-1 through R-6 zones.
2. 
Eighty percent of the site in the R-12 through R-48 and MHC zones.
B. 
Buildings and structures, except fences and wire or mesh backstops, shall not be closer than 30 feet to any property line, except as provided in subsection C of this section.
C. 
A single detached dwelling allowed as accessory to a church or school shall conform to the setback requirements of the zone.
D. 
Parking areas are permitted within the required setback area from property lines, provided such parking areas are located outside of the required landscape area.
E. 
Sites shall abut or be accessible from at least one public street functioning at a level consistent with the City street design standards. New high school sites shall abut or be accessible from a public street functioning as an arterial per the City design standards.
F. 
The base height shall conform to the zone in which the use is located.
G. 
Building illumination and lighted signs shall be designed so that no direct rays of light are projected into neighboring residences or onto any street right-of-way.
(Ord. 11-0329, § 3 (Exh. 1); Ord. 16-0428, § 13 (Att. I); Ord. 19-0481, § 2 (Exh. A))
Personal service uses, eating and drinking place uses, and retail sales uses which are located in the R-4 through R-24 zones shall be subject to the following requirements:
A. 
Each individual establishment shall not exceed 5,000 square feet of gross floor area and the combined total of all contiguous commercial establishments shall not exceed 15,000 square feet of gross floor area;
B. 
Establishments shall not be located less than one mile from another commercial establishment, unless located with other establishments meeting the criteria in subsection A of this section;
C. 
Establishment sites shall abut an intersection of two public streets, each of which is designated as a neighborhood collector or arterial and which has improved pedestrian facilities for at least one-fourth mile from the site;
D. 
The maximum on-site parking ratios for establishments and sites shall be two per 1,000 square feet and required parking shall not be located between the building(s) and the street;
E. 
Buildings shall comply with the building facade modulation and roofline variation requirements in KMC § 18.50.080 and at least one facade of the building shall be located within five feet of the sidewalk;
F. 
If the personal service, eating and drinking place, or retail sales use is located in a building with multifamily uses, then the commercial use shall be on the ground floor and shall not exceed 25 percent of the total floor area of the building; and
G. 
Sign and landscaping standards for the use apply.
(Ord. 11-0329, § 3 (Exh. 1); Ord. 17-0438, § 2 (Att. A))
Accessory uses, when consistent with the definition in Chapter 18.20 KMC, are allowed as determined by the city manager.
(Ord. 17-0438, § 3 (Att. B))