ATTACHMENT C Development Requirements
Development Codes, also known as Municipal Codes, were reviewed for each station and compiled by jurisdiction. Only those zoning designations located within 0.5 mile of a proposed station are included. Table C-1 indicates stations and associated jurisdictions as well as any special districts included in the review. This review focused on understanding the existing zoned density around stations as well as specific regulations that foster transit-oriented development such as parking restrictions and special overlay districts. If a city has a special district promoting development near a station, a separate table provides more detailed information. General permitted uses listed for each zoning designation include those uses that are permitted outright. Other uses may be allowed through condition use or special use permits. For brevity, uses listed are those that are most likely to be located in a station area and specialized uses are not included. For a complete listing, readers are encouraged to consult the Municipal Code for each City. Municipal Codes are updated by each jurisdiction on a regular basis and dates below refer to the update included in this review. All reviews were completed with the on-line Municipal Code. It is possible that changes to the Codes occurred since the drafting of this report. Table C-1. Stations and Jurisdictions Jurisdiction Station Additional District or Zone Seattle Shoreline NE 130th Street Station NE 145th Street Station NE 145th Street Station NE 155th Street Station NE 185th Street Station NA NA Mountlake Terrace Mountlake Terrace Transit Center Station Mountlake Terrace Freeway Station 220th Street SW Station Mountlake Terrace Town Center Freeway/Tourist Zone Lynnwood 200th Street SW Station Lynnwood Transit Center Station Lynnwood Park and Ride Station Lynnwood City Center C-1 Station Area Transit-oriented Development Potential Report
Includes ordinances codified through June 19,2012 Allowable Height SF 7200 Table C-2. City of Seattle Development Standards Density Limits FAR General Parking Requirements General permitted uses: single-family dwelling unit; schools; parks/open space; small nursing homes; adult family homes; accessory dwelling unit (ADU) 30 35 Min. area: 7,200 SF Building 35% of lot area; 40% of ADU LR1: Lowrise NA 1 off-street space/unit General permitted uses: Residential; some institutions; parks and playgrounds; community gardens Cottage housing: 18' O th er: 30' LR2: Lowrise Varies: 1/1,600 SF 2,200 SF Rowhouse: No limit General permitted uses: Same as LR1. Same as LR1 LR3: Lowrise Varies: 0.9 1.2 Incentives for FAR Similar to LR 1 Varies: 1.0 1.3 Incentives for FAR General permitted uses: Same as LR1. Same as LR1 Varies: 1/800 SF to no limit MR: Residential, Multifamily, Midrise Varies: 1.1 1.5 (1.6 if street with frequent transit service) Incentives for FAR 1 space/unit (some reductions) Bicycle parking: 1 space/4 units 1 space/ unit (some reductions) Bicycle parking: 1 space/4 units 1 space/ unit (some reductions) Bicycle parking: 1 space/4 units General permitted uses: Residential; some institutions; parks and playgrounds; ground floor commercial (with restrictions) Base: 60 75 possible if conditions are met NA Base: 3.2 Maximum: 4.25 NC1-40: Neighborhood Commercial Non-residential requirements vary: 1 space/250 SF eating/drinking 1 space/1,000 SF offices Bicycle parking required for some uses Residential: 1 space/unit (some reductions) Bicycle parking: 1 space/4 units General permitted uses: Religious facilities; schools ; live-work units; parks/open space; park and pool lots; rail transit facilities; residential uses General permitted uses with size restrictions: Restaurants; indoor sports and recreation; medical services; offices; retail 40 NA 3.0 (single purpose) 3.25 (mixed use) NC2-40: Neighborhood Commercial Non-residential requirements vary: 1 space/250sf eating/drinking 1 space /1,000SF offices Residential: 1 space /unit (some reductions) Bicycle parking required for some uses Similar to NC1-40 General permitted uses with size restrictions: Theaters and spectator sports facilities; light manufacturing 40 NA Same as NC1-40 Same as NC1-40 C-2 Station Area Transit-oriented Development Potential Report
NC3-40: Neighborhood Commercial General permitted uses: Same as NC2-40 except additional permitted uses include drinking establishments; lodging uses General permitted uses outright: Indoor sports and recreation; theaters and spectator sports facilities; medical services; offices and retail 40 NA Same as NC1-40 Same as NC1-40 C1-65: Commercial General permitted uses: Eating and drinking establishments; entertainment uses; food processing; laboratories, research and development; lodging; medical services; sales and services; some institutions; religious facilities; schools; light manufacturing; parks; most residential uses (with street frontage restrictions); office 65 NA 4.25 (single purpose) 4.75 (mixed use) Same as NC1-40 Current through Ordinance 645, passed July 16,2012 Allowable Height Density Limits R-6: Low-density residential Table C-3. City of Shoreline Development Standards General Parking Requirements General permitted uses: single-family detached; single-family attached (restrictions apply); accessory dwelling units (restrictions apply); duplex (subject to density requirements); golf facilities; parks and trails 30 35 6 units/acre Single-family/townhouse: 2 spaces/unit Other housing varies from 1 to 2 spaces/unit Commercial: 1 space/300 SF (general) Director may reduce by up to 50% if parking demand can be adequately met via proximity to transit routes, CTR 3 programs, etc. R-8, R-12: Medium-density residential General permitted uses: similar to R-6, except: single-family attached are permitted outright 30 35 R-8: 8 units/acre R-12: 12 units/acre R-18, R-24: High-density residential Same as R-6 Bicycle parking required if 6 or more parking spaces are required; one bicycle parking/unit in townhouse or apartment development General permitted uses: similar to R-6, except the following are permitted in addition: apartment; religious institutions; Single-family detached are allowed as a conditional use with restrictions 35 40 R-18: 18 units/acre R-24: 24 units/acre NB: Neighborhood business Parking requirements same as R-6 General permitted uses: Apartment; small residential uses; automotive repair and service; book and video store/rental; religious institutions; daycare facilities; eating and drinking establishments; gasoline service stations; general retail trade/services; professional office; veterinary clinics and hospitals; conference center (with restrictions); library; museum; parks and trails; specialized instruction school; some government facilities; medical office/outpatient clinic; transit park and ride lot 35' (up to 50 24 units/acre Residential uses: same as R-6, and: 3 Commute Trip Reduction (CTR) is an effective tool for easing congestion and operating our transportation system efficiently. By encouraging people to ride the bus, vanpool, carpool, walk, bike, work from home or compress their work week; CTR makes transportation better for the entire state. (Washington State Department of Transportation) C-3 Station Area Transit-oriented Development Potential Report
if mixed use) CB: Community business General non-residential uses: 1 space/300sf General permitted uses: Similar to NB except additional general uses include: Automotive rental and leasing; trucking and courier service; bowling center; college and university; school district support facility; secondary or high school; sports/social club; vocational school; health facilities 60 48 units/acre Impervious surface limited to 85% NCBD: North City Business District General permitted uses: Similar to CB zone 60 ; some additional requirements No max. or min. Impervious surface limited to 85% Same as NB Residential uses: 1.3 to 1.6 spaces/unit Commercial: 1 space/500 SF Table C-4. City of Mountlake Terrace Development Standards Current through Ordinance 2589, passed May 21,2012 Allowable Height / Stories Min. Lot Area / Lot Coverage General Parking Requirements RS 7200, RS 8400: Single household residential General permitted uses: Single-household residential; accessory dwellings; adult care household; foster homes; duplex in RS 8,400 if lot large enough; libraries; parks and public recreation facilities; public utility facility 35 / 3 7,200 SF or 8,400 SF 2 spaces/unit Cottage Housing: Single household residential (Note: not a separate designation in the Development Code; listed under RS: Single Household Residential) Permitted uses: Single-household residential 25 to ridge 8-16 units around common open space RS 4800 Overlay District: Single household residential 1.25 spaces /if unit is less than 1,000 SF and within 1,500 feet of transit stop For others, average of 2 spaces/unit + guest parking (Note: not a separate designation in the Development Code; listed under RS: Single Household Residential) General permitted uses: single-household residential in RS 7200 zone 30 / 2 4,800 SF 2 spaces/unit RML: Low density multi-household General permitted uses: single- and multifamily housing; small housing types (i.e. group homes and retirement centers); townhomes; libraries; health care offices/clinics (with restrictions); veterinarian clinics/hospitals (with restrictions); public parks; performing arts centers; recreation facilities 35 / 3 5,400 SF / 45% Residential uses: 1.0 to 2.0 spaces/unit + guest parking Bicycle parking/storage required RMM: Medium density multi-household General permitted uses: same as RML 35 / 3 5,400 SF / 50% - 65% Same as RML CG: General commercial General permitted uses: Commercial; medical/healthcare (excluding hospitals); recreation/entertainment; motel, hotel, inn; multifamily (as part of mixed use); transportation facility C-4 Station Area Transit-oriented Development Potential Report
45 / 4 70 / 6 (if min. 50 from RS zone) 50% (80% if parking under structure) 10% open space LI/OP: Light Industrial/Office Park Non-residential varies: 3 spaces/1, 000 SF to 6 spaces/1,000 SF of GFA if > 1,000 SF Residential: 1.25 to 2.25 spaces/unit + guest parking Bicycle parking/storage required General permitted uses: commercial; light industry; medical/health care (no hospitals); hazardous waste and treatment storage; public services; transportation facilities 50 / 5 70 / 6 (if min. 100 from RS zone) 50% (80% if pedestrian activity area complies with design standards) Varies: 2 to 5 spaces/1,000 GFA The BC/D zoning designation is for Mountlake Terrace s Town Center. The development codes are intended to foster a pedestrian-oriented downtown with a mix of uses. The Town Center is divided into sub-districts regulating building forms. Table C-5 below describes the development codes and Figure C-1 illustrates the associated districts. Table C-5. Development Standards for Mountlake Terrace Town Center (BC/D) BC/D: Community business district General permitted uses: Commercial services and retail; medical/health care; outdoor recreation facilities; eating/drinking establishments; transportation and utility facilities; public service facilities; motels/hotels; live-work units; townhomes; multifamily residential; manufacture, processing, or assembly of items sold from or displayed in show/sales room directly fronting the street Building Type Allowable Height / Stories Min. Lot Area / Max. Lot coverage Min. / Max. FAR 1 85 / 7 50,000 SF / 90% 1.0 / 3.75 General Parking Requirements 2A 75 / 6 30,000 SF / 90% 1.0 / 3.5 2B 65 / 5 20,000 SF / 90% 0.8 / 3.0 3 50 / 4 14,000 SF / 85% 0.75 / 2.5 4 40 / 3 5,000 SF / 85% 0.5 / 2.0 5 35 / 2 2,500 SF / 70% 0.4 / 1.4 6 35 / 1 2,500 SF / 60% 0.4 / 0.6 7 35 / 3 1,500 SF / 75% 0.4 / 1.3 8 0 / NA 10,000 SF / 75% 0 / 0 Building Type 8 may be permitted by conditional use in any building type district. Commercial: 2 spaces/1,000 SF Residential: 1.25 to 2 spaces/unit Hotel: 1 space/unit Bicycle parking/storage required C-5 Station Area Transit-oriented Development Potential Report
Figure C-1. Mountlake Terrace Town Center Building Districts Source: City of Mountlake Terrace C-6 Station Area Transit-oriented Development Potential Report
The Freeway/Tourist zoning designation is for the area adjacent to I-5 and south of the existing Mountlake Terrace Transit Center. The Town Center is divided into sub-districts regulating building forms. Table C-6 describes the development codes and Figure C-2 illustrates the associated districts. Table C-6. Development Standards for Mountlake Terrace Freeway/Tourist (F/T) Districts F/T: Freeway/Tourist district General permitted uses: commercial; medical/healthcare (excluding hospitals); motel, hotel, inn; multifamily residential (part of mixed use); transportation facility Building Type Allowable Height / Stories Height/Stories if TDR Program adopted* A 50 / 4 95 / 6 15% B 40 / 3 50 / 4 15% C 60 / 4 285 / 20 10% D 50 / 4 180 / 12 10% E 40 / 3 65 / 5 15% F 35 / 3 50 / 4 20% Open Space/ Landscape Area General Parking Requirements Non-residential varies: 3 to 5 spaces/1,000 SF (some exemptions) Residential varies: 0.75 to 2 spaces/unit + guest parking Hotel: 1 space/unit Bicycle parking/storage required * Building heights could increase to 20 stories/285 only if a Transfer of Development Rights (TDR) Program has been adopted by the City and the proposed development has sufficient development rights to qualify under the TDR Program C-7 Station Area Transit-oriented Development Potential Report
Figure C-2. Freeway/Tourist District Zones Source: City of Mountlake Terrace C-8 Station Area Transit-oriented Development Potential Report
The Lynnwood City Center was established in 2005 with a number of goals including: to develop a city center that supports pedestrian movement and use of public transit and to implement both the city s comprehensive plan and the city center sub area plan. The City center is divided into three districts regulating building form, two districts fall within the 0.5-mile radius station area from the Lynnwood station alternatives. Table C-8 describes the development codes for the associated districts and Figure C-3 illustrates the allowable building heights within the districts. Regardless of district, all uses are permitted within Lynnwood City Center except: adult establishments; billboards; industrial uses (some exceptions); outdoor storage; vehicle repair (some exceptions); sewage treatment plants; work release facilities; wrecking yards; secure community transition facilities; uses not fully contained within a building; uses determined by the community development director to be inconsistent with the intent of city. Some uses are prohibited in the core district (CC-C) but allowed in other districts including: vehicle washing (some exceptions); drive-through businesses unless located within building or parking structure; gasoline service stations; street level mini-storage; outdoor boat, vehicle, equipment sales. North of 194th Street SW in the CC-C district, multifamily residential is prohibited. The maximum total development in City Center cannot exceed 9.1 million square feet. Maximum Allowable Height Table C-7. City of Lynnwood City Center Development Standards FAR Nonresidential / Residential CC-W: City Center West FAR with Bonuses Nonresidential / Residential General Parking Requirements (minimum - maximum) 140 0.5 / 1.0 3.0 / 5.0 Retail: 3 4 spaces/1,000 SF Office: 2 4 spaces/1,000 SF Residential: 0.5 3 spaces/unit Restaurant: 1 2 spaces/4 seats Parking reductions for shared facilities Institutional uses, places of assembly, entertainment/recreational activities and some other uses are eligible for 20 percent less parking than required in other Lynnwood zones (non-city Center) Bicycle facilities required for non-residential of a certain size. Multifamily residential uses are required to provide bicycle parking. CC-C: City Center Core 350 0.5 / 1.0 8.0 / 10.0 Same as CC-W FAR bonus features may include: Public plazas LEED certification elements C-9 Station Area Transit-oriented Development Potential Report
Office uses above the ground floor Underground parking Structured parking Promenade walkways Street level retail Figure C-3. Lynnwood City Center Districts and Building Heights Source: City of Lynnwood Table C-8. City of Lynnwood Development Standards Current through Ordinance 2850, passed September 13, 2010 Allowable Height RS 8: Residential 8400 Min. Lot Area/ Max. Lot Coverage General Parking Requirements General permitted uses: Single-family housing; accessory dwelling units; some group homes and similar housing; manufactured homes; parks C-10 Station Area Transit-oriented Development Potential Report
35 8,400 SF/ 35% 2 spaces/unit (+ requirement for accessory dwelling unit) RMM: Multiple Residential Medium Density General permitted uses: Multifamily housing; some group homes and similar housing; manufactured homes; miniday care; parks 35 None / 35% (2,400 SF lot area/unit) RMH: Multiple Residential High Density 1.25 to 2 spaces/unit General permitted uses: Same as RMM but hospitals and nursing homes are permitted None None / 45% (1,000 SF lot area/unit) B1: Community Business Same as RMM General permitted uses: Automobile parts, sales, and display; parking garages; public and private parking lots; business services; business and professional offices and services; eating and entertainment uses; child day care; churches, not using complementary parking; libraries, museums, art galleries; municipal services; education facilities; medical/dental clinics; veterinary clinics; personal services; repair services; amusement center (with restrictions); health clubs; adult group homes; motels and motor hotels; respite care; most retail uses; research and development None / 35% B2: Limited Business Varies by use; as an incentive for development of joint parking facilities, parking requirements may be reduced Bicycle parking may reduce parking requirements General permitted uses: Parking garages; restaurants and cafeterias with seating and no alcohol; churches, not using complementary parking; libraries, museums, art galleries; municipal services; education facilities (with restrictions); medical/ dental; business or professional offices; banks; adult group homes; motels and motor hotels None Min. 1 acre / 35% Same as B1 LI: Light Industrial General permitted uses: Light manufacturing; light wholesaling (little retail); athletic clubs; auditoriums; automotive repair and storage; building material yards; business and professional offices; food distribution, processing, packaging; freight warehouse terminals; research and development; laundry and dry cleaning plants; municipal services; park and pool lots; printing plants; warehouses; wholesale trade 35 (variance possible) 1 acre Varies: 1 space/200-600 SF GFA; excludes storage and warehouses Bicycle parking may reduce parking requirements BTP: Business/Technical Park General permitted uses: Light manufacturing; athletic clubs; biotechnology; business and professional services and offices; food distribution operations; wireless communications facility; research and development; mini-warehouses; municipal services; park and pool lots; universities, colleges, schools; warehouses; wholesale trade 35' / 3 1 acre Varies: 1 space/200-600 SF GFA Bicycle parking may reduce parking requirements PUD: Planned Unit Development General permitted uses: Varies dependent on application; requirements are project specific within some limitations C-11 Station Area Transit-oriented Development Potential Report