Residential Zones | ||||
|---|---|---|---|---|
Standards | NR3 | NR2 | NR1 | TC-4 |
Min. Density | N/A | N/A | 1 dwelling/2,500 sq ft | Based on bldg. bulk limits |
Max. Density Allowed per Lot | 3 dwellings (22) (23) (24) Or 1 dwelling/2,400 sq ft whichever is greater | 4 dwellings (23) (24) Or 1 dwelling/1,250 sq ft, whichever is greater | No max: based on bldg. bulk limits | Based on bldg. bulk limits |
Min. Lot Width | N/A | N/A | N/A | N/A |
Min. Lot Area (2) (14) | 7,200 sq ft | 5,000 sq ft | 2,500 sq ft | N/A |
Min. Front Yard Setback (2) (15) (23) | 10 ft | 10 ft | 10 ft | 10 ft |
Min. Setback to Garage or Carport Entry (2) | 20 ft (10 ft if abutting an alley) | 20 ft (10 ft if abutting an alley) | 20 ft (10 ft if abutting an alley) | 20 ft (10 ft if abutting an alley) |
Min. Rear Yard Setback (2) (23) (25) | 10 ft | 10 ft | 5 ft | 5 ft |
Min. Side Yard Setback (2) (23) (25) | 5 ft | 5 ft | 5 ft | 5 ft |
Base Height (9) (23) | 23 ft (28 ft if roof is pitched) | 30 ft (35 ft if roof is pitched) | 35 ft (40 ft if roof is pitched) (8)(16) | 35 ft (16) |
Max. Hardscape (2) (6) (19) (23) | 50% | 50% | 50% | 90% |
Table 20.50.020(2) – Densities and Dimensions in Mixed-Use Residential Zones. Note: Exceptions to the numerical standards in this table are noted in parentheses and described below. | |||
|---|---|---|---|
STANDARDS | MUR-35' | MUR-45' | MUR-70' |
Base Density: Dwelling Units/Acre | N/A | N/A | N/A |
Min. Density | 12 du/ac (17) | 18 du/ac | 48 du/ac |
Min. Lot Width (2) | N/A | N/A | N/A |
Min. Lot Area (2) | N/A | N/A | N/A |
Min. Front Yard Setback (2) (3) | 0 ft if located on an arterial street 10 ft on nonarterial street 22 ft if located on 145th Street (15) | 15 ft if located on 185th Street (15) 0 ft if located on an arterial street 10 ft on nonarterial street 22 ft if located on 145th Street (15) | 15 ft if located on 185th Street (15) 22 ft if located on 145th Street (15) 0 ft if located on all other streets |
Min. Rear Yard Setback (2) (4) (5) | 5 ft | 5 ft | 5 ft (20) |
Min. Side Yard Setback (2) (4) (5) | 5 ft | 5 ft | 5 ft (20) |
Base Height (9) (16) | 35 ft | 45 ft | 70 ft (11) (12) (13) |
Max. Building Coverage (2) (6) | N/A | N/A | N/A |
Max. Hardscape (2) (6) | 85% | 90% | 90% |
Exceptions to Table 20.50.020(1) and Table 20.50.020(2): | |
(1) | Repealed by Ord. 462. |
(2) | These standards may be modified to allow unit lot developments, mixed single-family attached developments and zero lot line developments. Setback variations apply to internal lot lines only. Overall site must comply with setbacks and hardscape limitations; limitations for individual lots may be modified. |
(3) | Repealed by Ord. 1027. |
(4) | Repealed by Ord. 1027. |
(5) | Repealed by Ord. 1027. |
(6) | Maximum hardscape can be increased based on the number of dwelling units on the lot as follows. For unit lot developments the overall site must comply with hardscape limitations; limitations for individual lots may be modified. |
NR3 | NR2 | NR1 | |
|---|---|---|---|
One unit per lot | 50% | 50% | 50% |
Two or more units per lot | 50% | 60% | 75% |
(7) | Repealed by Ord. 1027. | |
(8) | For development on NR1 lots abutting NR1, NB, CB, MB, CZ and TC-1, 2 and 3 zoned lots, the maximum height allowed is 50 feet and may be increased to a maximum of 60 feet with the approval of a conditional use permit. | |
(9) | Base height for public and private K through 12 schools in all zoning districts is 50 feet. Base height may be exceeded by gymnasiums to 55 feet and by theater fly spaces to 72 feet. | |
(10) | Repealed by Ord. 968. | |
(11) | Developments that exceed the base height and do not qualify for a height bonus within the Deep Green Incentive Program in SMC § 20.50.630, or the significant tree retention bonus in footnote 12, or the allowable exceptions to height in SMC § 20.50.050, may exceed the base height and develop to the maximum allowable height of 140 feet, subject to administrative design review approval and to the following: | |
a. | The affordable housing requirements for MUR-70'+ in SMC § 20.40.235 are satisfied; | |
b. | The development provides nonresidential space of at least 10,000 square feet; | |
c. | At least 20 percent of the public places and multifamily open space required in SMC § 20.50.240(F) and (G) shall be open and accessible to the public. This requirement does not include any area required for a public access easement as described in SMC § 20.70.340(E); | |
d. | The development shall provide two percent of the building construction valuation to be paid by the applicant for contribution to fund public parks, open space, art, or other recreational opportunities open and accessible to the public within the station sub-area as defined in the City’s Parks, Recreation, and Open Space Plan. The applicant’s contribution shall be paid to the City; and | |
e. | The development shall meet the requirements to achieve certification under one of the following sustainable development programs: (i) LEED Platinum; or (ii) 5-Star Built Green; or (iii) Passive House Institute US (PHIUS)+ combined with Salmon Safe; or (iv) Zero Energy combined with Salmon Safe. | |
(12) | Base height in the MUR-70' zone may be increased up to 80 feet when at least 10 percent of the significant trees on site are retained and up to 90 feet when at least 20 percent of the significant trees on site are retained. | |
(13) | All building facades in the MUR-70' zone fronting on any street shall be stepped back a minimum of 10 feet for that portion of the building above 45 feet in height. Alternatively, a building in the MUR-70' zone may be set back 10 feet at ground level instead of providing a 10-foot step-back at 45 feet in height. MUR-70' fronting on 185th Street shall be set back an additional 10 feet to use this alternative because the current 15-foot setback is planned for street dedication and widening of 185th Street. | |
(14) | The minimum lot area may be reduced proportional to the amount of land needed for dedication of facilities to the City as defined in Chapter 20.70 SMC. | |
(15) | The exact setback along 145th Street (Lake City Way to Fremont Avenue) and 185th Street (Fremont Avenue to 10th Avenue NE), up to the maximum described in Table 20.50.020(2), will be determined by the Public Works Department through a development application. | |
(16) | Base height may be exceeded by 15 feet for rooftop structures such as elevators, arbors, shelters, barbeque enclosures and other structures that provide open space amenities. | |
(17) | Single-family detached dwellings that do not meet the minimum density are permitted in the MUR-35' zone subject to the NR3 development standards. | |
(18) | The minimum front yard setback in the MUR-70' zone may be reduced to five feet on a nonarterial street if 20 percent of the significant trees on site are retained. | |
(19) | The maximum hardscape for public and private kindergarten through grade 12 schools is 75 percent. | |
(20) | Setback may be reduced to zero feet when a direct pedestrian connection is provided to adjacent light rail transit stations, light rail transit parking garages, transit park and ride lots, or transit access facilities. | |
(21) | Repealed by Ord. 1027. | |
(22) | Within one-half mile of a major transit stop this increases to four dwellings per lot or one dwelling per 1,800 square feet. One-half mile of a major transit stop will be measured in a straight line from the center of the major transit stop to the edge of a property line. | |
(23) | Flexibility for Unit Conversion and Retention of Existing Structures. Density and bulk standards can be modified if an existing dwelling unit is retained on site or converted to a middle housing type. Retained structures may be altered. To count as retention, a minimum of each of the following portions of the building must be retained: | |
a. | At least 50 percent of the building’s footprint; | |
b. | One hundred percent of the front, street-facing facade, excluding garages; and | |
c. | Fifty percent of the building’s exterior walls shall be preserved and remain exterior wall. | |
Density and bulk standard modifications are as follows: | ||
a. | Density Bonus. One existing dwelling unit per lot is exempt from the unit density maximums if retained on site. | |
b. | Lot Coverage. A maximum of 10 percent of additional hardscape is allowed if necessary for providing any required shared drive. | |
c. | Nonconforming Structure Setback Flexibility. The setbacks and height of a legally established nonconforming residential structure can be matched in any building addition or expansion necessary to convert the existing dwelling unit to middle housing. | |
(24) | These unit counts per lot can be exceeded by pursuing affordable housing per SMC § 20.40.230. | |
(25) | The side or rear yard setback for a detached ADU may be reduced to zero feet if abutting an alley. | |
Table 20.50.020(3) – Dimensions for Development in Commercial Zones Note: Exceptions to the numerical standards in this table are noted in parentheses and described below. | ||||
|---|---|---|---|---|
Commercial Zones | ||||
STANDARDS | Neighborhood Business (NB) | Community Business (CB) | Mixed Business (MB) | Town Center (TC-1, 2 & 3) |
Min. Front Yard Setback (Street) (1) (2) (5) (see Transition Area Setback, SMC § 20.50.021) | 0 ft | 0 ft | 0 ft | 0 ft |
Min. Side and Rear Yard Setback From Commercial Zones and the MUR-70' zone | 0 ft | 0 ft | 0 ft | 0 ft |
Min. Side and Rear Yard Setback From NR3 and NR2 Zones (see Transition Area Setback, SMC § 20.50.021) (8) | 20 ft | 20 ft | 20 ft | 20 ft |
Min. Side and Rear Yard Setback From TC-4, and NR1 Zones, MUR-35' and MUR-45' Zones (8) | 15 ft | 15 ft | 15 ft | 15 ft |
Base Height (3) | 50 ft | 60 ft (6) | 70 ft | 70 ft |
Hardscape (4) | 85% | 85% (7) | 95% | 95% |
Exceptions to Table 20.50.020(3): | ||
(1) | Front yards may be used for outdoor display of vehicles to be sold or leased. | |
(2) | Front yard setbacks, when in transition areas (SMC § 20.50.021(A)) shall be a minimum of 15 feet except on rights-of-way that are classified as principal arterials or when NR zones have the Comprehensive Plan designation of Public Open Space. | |
(3) | The following structures may be erected above the height limits in all commercial zones: | |
a. | Roof structures housing or screening elevators, stairways, tanks, mechanical equipment required for building operation and maintenance, skylights, flagpoles, chimneys, utility lines, towers, and poles; provided, that no structure shall be erected more than 10 feet above the height limit of the district, whether such structure is attached or free-standing except as provided in subsection (3)(f) of these exceptions. WTF provisions (SMC § 20.40.600) are not included in this exception. | |
b. | Parapets, firewalls, and railings shall be limited to four feet in height. | |
c. | Steeples, crosses, and spires when integrated as an architectural element of a building may be erected up to 18 feet above the base height of the district. | |
d. | Base height may be exceeded by gymnasiums to 55 feet and for theater fly spaces to 72 feet. | |
e. | Solar energy collector arrays, small scale wind turbines, or other renewable energy equipment have no height limits. | |
f. | Base height may be exceeded by 15 feet for rooftop structures such as elevators, arbors, shelters, barbeque enclosures and other structures that provide open space amenities and their access. | |
(4) | Site hardscape shall not include the following: | |
a. | Areas of the site or roof covered by solar photovoltaic arrays or solar thermal collectors. | |
b. | Intensive vegetative roofing systems. | |
(5) | The exact setback along 145th Street, up to the maximum described in Table 20.50.020(2), will be determined by the Public Works Department through a development application. | |
(6) | Base height may be exceeded for multifamily buildings providing ground floor nonresidential uses pursuant to SMC § 20.40.465. | |
(7) | Maximum hardscape may be exceeded for qualifying multifamily buildings pursuant to SMC § 20.40.465. | |
(8) | Minimum side and rear setbacks can be reduced to zero when the existing development in the abutting residential zone is not a residential use. | |
 Figure 20.50.030(A): Lot width measurement example. |
 Figure 20.50.040(C): Examples of lots and required yards. |
 Figure SMC § 20.50.040(I)(11)(b): Permitted location of small accessory structure in side yard. |
  Figure 20.50.050(A): Building Height and Average Existing Grade Measurements |
Exception 20.50.050(1): The ridge of a pitched roof on a building may extend as follows: | |
a. | In NR3 zone up to 28 feet; provided, that all parts of the roof above 23 feet must be pitched at a rate of not less than three to 12. |
b. | In NR2 zones up to 35 feet; provided, that all parts of the roof above 30 feet must be pitched at a rate of not less than three to 12. |
Exception 20.50.050(2): The ridge of a pitched roof on the building in the NR1 zone may extend up to 40 feet; provided, that all parts of the roof above 35 feet must be pitched at a rate of not less than four to 12. | |
Exception 20.50.050(3): The following structures may be erected above the height limits in residential zones: | |
• | Roof structures housing or screening elevators, stairways, tanks, ventilating fans, or similar equipment required for building operation and maintenance; |
• | Renewable energy systems such as solar collectors and small scale wind generators are allowed an additional 15 feet above the height limit of the zone when camouflaged to the greatest extent possible; |
• | Fire or parapet walls, skylights, flagpoles, chimneys, and utility line towers and poles; and |
• | Steeples, crosses, and spires when integrated as an architectural element of a building. |
• | The maximum allowable roof height may be increased by eight inches, only for the purpose of adding insulation to the exterior of the existing building structural frame. Existing buildings not conforming to development standards shall not exceed the maximum allowable height limit by more than what would be allowed for a conforming structure under this exception. The Director may prohibit additional roof height encroachments in view-sensitive areas. |