a. Locate the property in question on the Districts Map (Figure 12.64.100).

b. Note which District the property is in.

a. Turn to the section for the property’s District (sections 12.64.101 – 12.64.109)

b. Review all District Requirements in the accompanying District Requirement Charts. The District Requirement Charts are intended as a summary and do not encompass all mandatory requirements presented throughout the Development Regulations.

c. For areas retaining city-wide zoning classifications, development will be governed by the relevant regulations in BMC Title 12.

d. Should conflicts arise between different regulations contained in the Chapter, the more specific regulations shall apply.

a. To understand the specific regulation corresponding to a District Requirement in the Charts, turn to the corresponding regulation number and name in the subsequent sections.

b. Review the Regulatory Definition.

a. The District Requirements Charts contain all of the primary requirements that apply to development in the indicated District.

b. Review all requirements in the Chart.

c. To understand the specific regulation corresponding to a particular requirement in the Charts, turn to the corresponding regulation number and name in the subsequent sections and review the regulatory definition.

a. The Downtown Core District shall extend from the edge of SR 527 a minimum depth of 70 feet, including all development oriented toward SR 527, and shall not extend to the rear street of the block, except in the case of Anchors.

b. Where special Downtown Core Anchor Exceptions are established, these exemptions apply to the entire block.

c. The Downtown Neighborhood District shall extend from the edge of the rear street of the block a minimum depth of 60 feet, including all development oriented toward the back street of the block, and shall not extend to SR 527.

a. Where District or Plan Area Boundaries appear to connect between lot or tract lines of adjacent properties as shown on the Figure 12.64.100 Districts Map, the boundary shall be determined by Community Development Director/Designee as measured on a scaled version of the District Map.

b. Each portion of the Split Parcel shall be regulated by the applicable District or Zoning Classification as indicated on the Figure 12.64.100 Districts Map or in Title 12 of the Bothell Municipal Code. (Ord. 2270 § 4, 2018; Ord. 2056 § 2 (Exh. B)).

a. Keeping the Anderson Building freestanding, with adjacent buildings located between 20 feet and 30 feet away.

b. Additions to the north, south or east sides that preserve the massing and architectural integrity of the original building.

a. No minimum parking requirements shall apply to existing and infill ground floor retail uses fronting Main Street. “Infill” is development that fills existing gaps in buildings along Main Street. Developments that demolish existing retail buildings to build new structures do not qualify for the exception.

b. Development increments fronting Main Street between Bothell Way NE and 102^nd Ave NE may include New Surface Parking Lots exposed to and with curb cut access only from the street frontages indicated on the Districts Map (Figure 12.64.100).

c. All new surface parking lots shall be publicly shared.

a. Regulations listed in the Anchor Exceptions chart below may be applied to anchor developments exceeding 30,000 square feet as exceptions to the regulations indicated with an (A) in the regulatory chart. Anchor buildings shall have at least one “Front Street” that shall establish how these exceptions apply.

b. Main Street and Bothell Way NE north of SR 522 shall always be Front Streets. Where these streets intersect, the Front Streets shall be determined by Community Development Director/Designee. For all other streets, Primary Streets may be determined by the property owner/developer. All streets that are not Front Streets are either Side Streets or Rear Streets as indicated in Figure 12.64.101 Anchor Buildings.

a. In the Downtown Transition Density Overlay, 20 dwelling units shall be allowed per acre, except as otherwise may be permitted under an approved conditional use permit for specialized senior housing, in accordance with Chapter 12.10 BMC. Unit yield shall be calculated to the nearest whole number, rounding up from even half units.

b. Land area in roads and other rights-of-way, surface storm water retention/detention/water quality facilities, critical areas, critical area buffers, or land dedicated to the city shall not be counted in the calculation of number of units allowed, unless so stated in the conditions of an approved planned unit development, in accordance with Chapter 12.30 BMC.

c. Land in an access easement, utility easement, or other form of easement which is not set aside as a separate tract shall be counted as part of the area of a parcel for the purpose of calculating number of units allowed.

a. DTAHO Mandatory Requirements.

b. DTAHO Voluntary Incentive. A development that satisfies all of the following conditions may build up to five floors and 54 feet in height per subsection (B)(3)(b)(iii) of this section:

iii. To limit the impact of additional height adjacent to residential-only zoning, additional height is allowed only to the extent that the grade of the new development is lower than the grade of the nearest existing residential building on the adjacent parcel. The amount of additional height shall be equivalent to the amount the grade level at the minimum adjacent setback is above the average grade plane of the development using the voluntary incentive, as shown in Figure 12.64.103.B.3.b, to a maximum of 19 feet or a total of 54 feet and five floors in height.

a. Driveways shall be spaced a minimum of 250 feet apart from intersections with public streets or other driveways.

b. Where a parcel or assembled parcel has less than 250 feet of street frontage, driveways shall be located at opposite ends of the available street frontage where the side property lines intersect the right-of-way, so that each drive may serve the adjacent properties.

c. To have driveways spaced less than 250 feet apart on one property, they must be one way and located at opposite ends of a property.

d. Where parcel configuration, topography or other site limitations make these regulations impractical, the city traffic engineer shall determine driveway location.

a. Building Height: maximum three floors / 35 feet within the Shoreline Master Program (SMP) jurisdiction and four floors / 45 feet outside the SMP jurisdiction.

b. View Corridor Provision: A minimum of one-fourth of the property width shall be maintained as a View Corridor free of structures for the entire depth of the property from the street toward the river.

c. Hard Surface Coverage shall not exceed the following limits:

a. Development shall be limited to the existing manufactured home park (MHP) and any additional manufactured homes or manufactured homes which may be permitted by existing approvals or by new approvals obtained under Chapter 12.08 BMC.

b. Mobile/manufactured homes shall be developed in accordance with Chapter 12.08 BMC.

c. Redevelopment to uses other than a manufactured home park shall require prior review and approval of an amendment to the Imagine Bothell Comprehensive Plan and SR 522 Corridor district regulations shall apply.

a. Applicability. All developments within the SR 522 Corridor District Affordable Housing Overlay creating five (5) or more new dwelling units; or 2,100 or more gross square feet of climate-controlled nonresidential floor area shall provide for affordable housing units within the development.

b. The provisions of Chapter 12.07 BMC apply to the affordable housing units required by this section, except as expressly provided within this section.

c. Minimum Requirements:

a. Applicability: Any development within the SR 522 Corridor District outside of the Affordable Housing Overlay.

b. Affordable Housing:

a. Front yard setback areas shall be planted with grass or groundcover across the entire property frontage. Native species shall be used for plantings wherever feasible.

b. Type V landscaping per BMC 12.80.040 with the following provisions, landscaping shall consist of at least 50% conifers and shall be planted in an irregular/informal pattern.

a. Within the Neighborhood Center Overlay in the northwest corner of the Downtown Subarea, all uses permitted in accordance with BMC 12.64.105 and 12.64.201, plus all uses permitted in the Office Professional and Community Business zones; provided, that if and when a property redevelops so as to exceed the thresholds established in BMC 12.64.001.B, only uses permitted in accordance with BMC 12.64.105 and 12.64.201 shall be allowed thereafter; and

b. Within the Neighborhood Center Overlay in the northeast corner of the Downtown Subarea, all uses permitted in accordance with BMC 12.64.105 and 12.64.201, plus all uses permitted under the Office Professional and Neighborhood Business zones, pursuant to the requirements of the prior Campus Corridor zoning replicated in the paragraph below; provided, that if and when a property redevelops so as to exceed the thresholds established in BMC 12.64.001.B, only uses permitted in accordance with BMC 12.64.105 and 12.64.201 shall be allowed thereafter.

From BMC 12.56.140 of the previous Campus Corridor regulations for this area: “Developments in this area which include a residential component shall devote a minimum of 50 percent of the combined gross floor areas of the average story in each building to externally oriented at-grade space for retail uses, eating and drinking establishments, recreation, culture and entertainment uses, personal services and/or other similar businesses which are characterized by regular and frequent patronage during the course of the normal business day. ‘Externally oriented’ for the purposes of this regulation shall mean having a door opening directly to the outside.”

a. Development creating five or more new dwelling units, or 2,100 or more gross square feet of climate-controlled nonresidential floor area, may build up to four floors and 45 feet and shall provide for affordable housing units within the development as described below.

b. The provisions of Chapter 12.07 BMC apply to the affordable housing units required by this subsection, except as expressly provided within this subsection. As used in this subsection, the terms “moderate income,” “mid-moderate income,” “low income” and “very low income” shall have the same meanings as defined in BMC 12.07.015.

a. The negative visual impact resulting from buildings with their rear elevation facing I-405 or SR-522 shall be avoided or substantially minimized through building orientation and design and/or effective screening.

b. Commercial development in the North Creek Valley shall not include businesses which are dependent upon attracting freeway motorists for a substantial portion of their business. Retail and service businesses located within the North Creek Valley are prohibited from orienting signs toward I-405 and SR-522. Signage shall be oriented to the street serving the business.

c. All development constructed in the vicinity of I-405 or SR-522 shall be designed and/or positioned so as to buffer freeway noise.

a. Glare.

b. The major portions of the exterior building and fence materials shall be of natural and earth tones. Accent colors will be permitted on the minor portions of such materials.

c. Buildings should be designed to encourage overall compatibility. Modular units, tilt-up construction, and other cost-effective techniques are allowed and the final visual effect should be one of quality and permanence.

d. All vents, air conditioning units, mechanical, electrical and other equipment located on the roof of any structure shall be screened as needed to avoid an unsightly appearance as viewed from surrounding property, including hillside locations. The building roof design and covering/screening materials shall be described in detail, and it shall be demonstrated how these items will mitigate the visual impact of the equipment. These items shall be incorporated as an integral part of the overall building design. Projections of the view to the proposed site development, of roofs, and of rooftop equipment screening from adjacent hillsides, elevated roadways and residential areas shall be submitted.

a. Planting of shade trees native to the area shall be required along public access routes to the North Creek shoreline.

b. Service, loading, storage and other areas which tend to be unsightly shall be oriented away from dedicated streets and private roadways and screened from view with landscaping or fencing of an attractive material.

c. The perimeter of parking areas shall be landscaped with solid screen evergreen plant material four feet high or fencing in combination with planting. Landscaped earth berms at least three feet high may substitute for the solid screen planting.

d. Mechanical equipment shall be screened with landscaping or attractive architectural features integrated into the structure itself.

e. To lessen the visual impact of outdoor parking lots, not less than seven percent of the interior of a parking lot with at least 15 parking stalls shall be landscaped. Landscaped strips between parking bays with appropriate ground cover and the planting of deciduous trees to achieve a canopy-like screening shall be required. Berms are also encouraged in the interior planted areas. Planting which is required for screening along the perimeter of any parking lot shall not be considered as fulfillment of the interior landscaping requirement. Planted areas within a parking lot shall be considered as part of the open space requirement.

f. All plant material used for parking lot landscaping shall be of sufficient size and development to have a significant impact on the screening of the lot immediately though the full effect will not be realized for several years.

g. Native species shall be used for plantings wherever feasible. The use of vegetation-based low impact development best management practices such as bioretention facilities is encouraged within required landscaping.

a. Any development within the corridor shall manage storm water so as to minimize impacts on fisheries and wildlife resources which would receive surface or groundwater from the development. Achievement of this objective may require preparation of special downstream analyses and other studies as well as application of storm water management measures in addition to or in lieu of standard measures required by BMC Title 18, Infrastructure, and the Bothell Design and Construction Standards and Specifications.

b. Development within the corridor shall derive access solely from Beardslee Boulevard or the proposed extension of 112th Avenue NE through the corridor properties, except as otherwise provided in BMC 12.56.170. Where practical, internal access from development to development shall be provided to minimize the number of driveways on Beardslee Boulevard.

c. Outdoor lighting on buildings in this area shall be directed away from single-family residences and kept as low in elevation as is consistent with providing adequate light levels for safety and security while minimizing the impact on single-family residences.

d. Sports courts and other communal recreation facilities shall be oriented away from single-family residential development.

e. The city has identified the need for transportation improvements in this area. The improvements would entail dead-ending Ross Road near the existing intersection of Ross Road, Beardslee Boulevard, 112th Avenue NE and NE 195th Street; extending the collector arterial 112th south and east through this area to intersect with Beardslee at a point approximately equidistant between I-405 and the signalized entrance to the UWB/CCC; and possibly eliminating the intersection of Ross, Beardslee, 112th and 195th or reducing its function to a right-in, right-out operation. The final design of these improvements, including but not limited to alignment, number of lanes, pedestrian facilities, driveway locations and signalization, shall be approved by the city council. Any proposed development in this area shall accommodate these planned improvements. These improvements may be entirely funded, designed and constructed by the city, or they may involve a partnership between the city, prospective developers and owners of developed or undeveloped property in the vicinity who would benefit from the improvements in terms of access, travel time and/or safety.

f. Development shall incorporate a gateway plaza at the north end of Beardslee Boulevard, providing an attractive entry to the downtown area. (Ord. 2461 § 5 (Exh. E), 2025; Ord. 2445 § 18 (Exh. R), 2024; Ord. 2360 §§ 8, 9, 2021; Ord. 2337 § 1, 2020; Ord. 2200 § 2 (Exh. B), 2016; Ord. 2154 § 2 (Exh. B), 2014; Ord. 2144 § 2 (Exh. B)).

a. Minimum lot size requirements for properties within the R-M1 Overlay (see Figure 12.64.106, Lot Size Overlays) shall be as follows:

b. See BMC 12.14.030(B)(2) for lot reduction and averaging provisions.

c. Land area in roads and other rights-of-way, surface storm water retention/detention/water quality facilities, critical areas, critical area buffers, or land dedicated to the city, shall not be included in any proposed single-family lot, unless so stated in the conditions of an approved planned unit development, in accordance with Chapter 12.30 BMC.

d. Land in an access easement, utility easement, or other form of easement which is not set aside as a separate tract shall be counted as part of the area of a parcel for the purpose of calculating minimum lot area.

a. Hard Surface Coverage. Park design shall incorporate low impact development (LID) surface water management techniques to the greatest extent possible. Percentage of hard surface coverage may vary from property to property, depending on the purpose of the park or open space, suitability of the soil for LID, and other factors.

b. Parking Types. The surface parking lot – front, parking structure – exposed, and parking structure – wrapped: ground level parking types are allowed subject to mitigation of visual impacts.

c. Architectural Regulations. Development on property zoned Park and Public Open Space District shall comply with the top and base building height massing regulations in 12.64.501 and the building length massing regulations in 12.64.502 unless the purpose of the development dictates otherwise, for example, to preserve and/or replicate historic buildings.

a. The Park at Bothell Landing is the focal gathering space for Downtown and for the City of Bothell as a whole. The realignment of SR 522 resulting from the Crossroads project enables the northward expansion of the Park and by so doing provides opportunities to further enhance its pivotal place in the community fabric.

b. The adoption of the Downtown Subarea Plan and Regulations is to be followed immediately by a master planning effort for the expanded Park at Bothell Landing. Such an effort will provide opportunities for public participation and will include review and recommendation by the Parks and Recreation Board, followed by deliberation and approval by the City Council.

c. The Park at Bothell Landing Overlay regulations are intended to provide flexibility to accommodate the Park at Bothell Landing master plan. Accordingly, these Overlay regulations establish only those requirements separate from or in addition to the Park and Public Open Space District Requirements Charts and 12.64.107(B)(1) which are deemed warranted to recognize the unique attributes and opportunities inherent in the Park at Bothell Landing.

d. Uses. In addition to the Civic and Cultural uses permitted in the Park and Public Open Space District Requirements Charts, other uses as described in the Use Category Charts in 12.64.201 are permitted subject to approval through the Park at Bothell Landing master planning process.

e. Maximum Building Height. Recognizing that building height can play a role in visually establishing the Park at Bothell Landing as an anchor attraction Downtown, for example, by placing a vertical feature at the terminus of the multiway boulevard, the maximum permitted building height shall be determined through the master planning process, taking into account property location; purpose of the building; height relationship of the building to other buildings on the property, particularly the existing historical buildings; allowed building heights on adjacent properties; views to and from the property; and other relevant factors.

a. Pop Keeney Stadium is a rare remaining example of a high school stadium located in a community’s town center. As it has since its opening in 1920, this facility activates and enlivens Downtown before, during and after football games and other athletic and non-athletic events. The Northshore School District has indicated its intent to continue operation of Pop Keeney Stadium, and to update and enhance the facility for the enjoyment of future generations of student athletes and their fans. The property has also been identified as a potential site for an aquatics center, as a companion use to the Stadium.

b. Any renovation or redevelopment of Pop Keeney Stadium and the surrounding grounds will provide opportunities for public participation and will require deliberation and approval by the Northshore School Board.

c. The Pop Keeney Stadium Overlay regulations are intended to provide flexibility to accommodate any future renovation, enhancement and redevelopment of this facility by the Northshore School District, and to memorialize certain non-conforming rights and other characteristics related to the stadium’s historic use.

d. Accordingly, these Overlay regulations establish only those requirements separate from or in addition to the Park and Public Open Space District Requirements Charts and 12.64.107(B)(1) which are deemed warranted to recognize the unique attributes and opportunities inherent in the Pop Keeney Stadium property.

e. For purposes of application of BMC 8.64.030, Exterior lighting, which establishes limits on the amount of light allowed to cross a property line in a “residential zone”, the Pop Keeney Stadium District and the mixed-use zoning districts immediately to the north, east and south of the Pop Keeney Stadium District shall not be considered “residential zones”. The single family residential zoning classifications immediately to the west of Pop Keeney Stadium, outside the Downtown Subarea, shall be considered “residential zones.” Continuation of stadium light generation at historic levels is allowed: however, future upgrades of the lighting system shall employ the latest technology to limit light spillage to the maximum extent feasible.

f. Noise generated by events at Pop Keeney Stadium which are officially sanctioned by the Northshore School District are exempt from BMC 8.26.060, Public nuisance and disturbance noises, in accordance with BMC 8.26.060(K), which reads in relevant part, “The foregoing provisions shall not apply to regularly scheduled events at parks of stadiums…”; and BMC 8.26.050, Exemptions, which adopts by reference exemptions to the maximum permissible environmental noise levels set forth in WAC 173-60-050, among which exemptions are “sounds originating from officially sanctioned parades and other public events.”

g. Provided that the seating capacity at Pop Keeney Stadium does not exceed 4,500, the Northshore School District shall accommodate on the property comprising the Pop Keeney Stadium District at least 500 parking spaces, or no fewer than 450 spaces if a transportation management plan which reduces on-site parking demand is submitted to and approved by the city. Timing of compliance with this requirement shall be subject to negotiation between the School District and the city, as it may relate to the timing of redevelopment of surplus School District property purchased by the city. If proposed improvements at Pop Keeney Stadium would result in a seating capacity of more than 4,500, the amount of parking required for the added seating capacity would be based on a study to be submitted to and approved by the city.

h. Uses. In addition to the Civic and Cultural uses permitted in the Park and Public Open Space District Requirements Charts, the following uses are allowed on the Pop Keeney Stadium property, provided such uses are part of a coordinated overall site design and support and are ancillary to the Stadium and such other Civic and Cultural uses as may be developed on the property:

i. Maximum building height. The maximum permitted building height in the Pop Keeney Stadium Overlay shall be 45 feet, subject to the special relational height limits in 12.64.203 which apply next to residential-only zoning. (Ord. 2461 § 5 (Exh. E), 2025; Ord. 2337 § 1, 2020; Ord. 2200 § 2 (Exh. B), 2016).