Everett City Zoning Code
19.22 Building
and Structure Heights
19.22.010 Overview.
The standards in this chapter establish the maximum, and if applicable, minimum building and structure heights for development within the city. The purpose of these standards includes:
A. To promote a reasonable building scale and relationship between buildings within an area or zoning district;
B. To promote compatibility between areas with different height limits;
C. To promote greater separation between uses that might not be compatible;
D. To promote options for privacy for neighboring properties; and
E. To promote additional heights in exchange for public benefits. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(K) (Exh. 3), 2020.)
19.22.020 Heights for principal and accessory buildings.
A. Maximum Building Heights.
1. Principal Buildings. Maximum building heights for principal buildings are set forth in Table 22-1. Maximum building heights may be modified in certain areas using overlays on the zoning map. A building must meet the standards in Table 22-1 (maximum feet) and any zoning overlay standard.
Table 22-1: Maximum Building Heights
Height Standard | Zone | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
NR-C | NR | UR41 | UR7 | MU4 | MU7 | MU15 | MU25 | LI-MU | LI | HI | AG | |
Intended Number of Floors | 3 | 3 | 4 | 7 | 4 | 7 | 15 | 25 | 7 | 10 | 10 | 3 |
Maximum Feet | 35' | 35' | 45' | 75' | 50' | 80' | 160' | 260' | 80' | 100' | 100'2 | 35' |
1If located within an historic overlay, the maximum height is limited to three floors or thirty-eight feet in maximum height, with the maximum height to the eaves at the side lot line twenty-four feet. (see Figure 22-1).
2See EMC 19.22.070.
Figure 22-1: Where to Measure Eave Height
2. Detached Accessory Residential Buildings. Maximum building heights for detached accessory residential buildings are set forth in Table 22-2.
Table 22-2: Maximum Detached Accessory Residential Building Heights
Development Site | Zone | ||
|---|---|---|---|
Neighborhood Residential | UR4 | UR7 | |
1. 6:12 pitch roof or greater: 2 floors up to 24' 2. Less than 6:12 pitch roof: 1 1/2 floors up to 18' | 2 floors, up to 28' maximum | The greater of 2 floors, up to 28' maximum, or the height of the existing/proposed principal building | |
Nonalley lots | 1 1/2 floors up to 18' maximum | 2 floors up to 24' maximum | 2 floors up to 24' maximum |
3. See EMC 19.22.090 for height limits on other accessory uses and structures.
B. Minimum Building Heights. In order to encourage efficient use of property within mixed-use centers and along streets designated as transit-oriented development (see Map 33-1 in Chapter 19.33 EMC), minimum building heights are required for principal buildings as set forth below. There is no minimum height requirement for accessory buildings.
C. Development of affordable housing for low-income households on real property owned or controlled by a religious organization may exceed the underlying building height limit by ten feet. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3963-23 § 7, 2023; Ord. 3774-20 § 5(K) (Exh. 3), 2020.)
19.22.030 Where height reductions are required.
A. Intent. The following requirements are intended to promote compatibility between areas with different permitted heights and different permitted uses. The following instances might require reduction in allowed building heights:
1. Where a zone that allows buildings over seventy feet tall abuts a neighborhood residential zone;
3. Where development is within the airport compatibility area.
B. Height Reductions—Adjacency, Table.
1. Table 22-4 requires height reductions where a development site is in a zone identified in Column A and which abuts an adjacent zone shown in Column B. In these circumstances, the development must adhere to the height limits in the adjacent zone (from Column B) for the distance specified in Column C. If the proposed development abuts a residential zone that is not within the city limits, the height limits assumed will be twenty-eight feet.
2. The measurement of distance from the building to adjacent zone is from adjacent zone boundary, except where the adjacent zone boundary is along the centerline of a street or alley, the measurement shall be made from the property line across an alley or street in the adjacent residential zone.
3. See Table 22-5 for illustration of how these reductions are applied.
Table 22-4: Height Reductions
Column A | Column B | Column C* | Column D |
|---|---|---|---|
Zone(s) (Development Site) | Adjacent Zone | Distance to Match Height to Adjacent Zone | Height Reduction |
UR7, MU7, MU15, LI-MU, LI | NR | 50' | Height limited to height allowed in adjacent zone within 50' (Column C), then height can meet height of the development zone (Column A). |
LI-MU | NR or UR4 | 75' | Height limited to height allowed in adjacent zone within 75' (Column C), then height can meet height of the development zone (Column A). |
LI | NR or UR4 | 100' | Height limited to height allowed in adjacent zone within 100' (Column C), then height can meet height of the development zone (Column A). |
HI | NR or NR-C | 150' | Height limited to height allowed in adjacent zone within 150' (Column C), then height can meet height of the development zone (Column A). |
*See EMC 19.22.060 for how this measurement is determined.
(Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(K) (Exh. 3), 2020.)
19.22.040 Airport compatibility area.
In order to protect the health, welfare, safety and quality of life of the general public, property owners and aircraft operators and to protect the long-term viability of Paine Field, new development within the airport compatibility area may be subject to height reductions. See Chapter 19.17 EMC. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(K) (Exh. 3), 2020.)
19.22.060 How heights are measured.
A. Overview. Building heights may be measured by total feet permitted. Where the height limits show both floors and feet, both standards must be met.
B. Where Heights Are Measured From. The base elevation of a building.
1. Exceptions for Height Measurements. The following are exceptions to how heights are measured:
a. Historic Overlay Zones. Where a parcel is within, or within fifty feet of, an historic overlay, the height of buildings shall be measured from the average sidewalk elevation at the front lot line or, where no sidewalk exists, the average of the record profile grade elevation of the street abutting the principal frontage of the building, as determined by the public works department.
2. Where to Measure Height Reductions From. Where height reductions are required for buildings due to being adjacent to residential zones (see EMC 19.22.030), the measurement of distance from the building to adjacent zone is from adjacent zone boundary, except where the adjacent zone boundary is along the centerline of a street or alley, the measurement shall be made from the property line across an alley or street in the adjacent residential zone. See Table 22-5.
C. Where Building Heights Are Measured To. Building heights are the vertical distance from the point identified in subsection (B) of this section of a building to the highest point of the roof, exclusive of building appurtenances. “Building appurtenance” means elevator overtravel/mechanical equipment, deck railings, chimneys, steeples, television and radio antennas, ham radio antennas, television dish antennas, flagpoles, and vent pipes in any zone, and mechanical systems in zones other than the neighborhood residential zone, and other similar features, excluding signs, which are customarily located on or above the roof of a building. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(K) (Exh. 3), 2020.)
19.22.070 Exceptions for heights in industrial zones.
In those areas zoned for industrial use, different height limits are sometimes necessary to balance industrial activities with water views.
A. Industrial Waterfront Height Area. For those areas zoned industrial and waterward of the BNSF rail tracks, with access to the marine shorelines or the Snohomish River shown as “Industrial Waterfront Height Area” in Map 22-2, the maximum building height shall be fifty-five feet.
Map 22-2: Industrial Waterfront Height Area
1. Within the industrial waterfront height area, an additional two floors may be approved with Review Process III after review of a viewshed analysis that demonstrates the following:
a. The increased height is necessary to support water dependent industrial activities on the property;
b. The increased height will not obstruct the view of a substantial number of residences for those areas adjoining the shoreline; and
c. The increased height will not cause adverse impact on views from adjoining public parks or public open spaces.
B. Industrial Zones Near Paine Field. Aircraft manufacturing plants are permitted to have a building height of one hundred sixty feet within the Paine Field airport compatibility area. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(K) (Exh. 3), 2020.)
19.22.080 Development height incentives program.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(K) (Exh. 3), 2020.)
19.22.090 Other accessory structures and appurtenance height limits.
A. Antennas.
1. Except for amateur radio towers and antennas as set forth in subsection (A)(2) of this section, the height of any antenna shall not exceed five feet above the maximum permitted building height above the base elevation of the principal building and shall not exceed the horizontal distance between the base of the antenna and the nearest property line.
2. Amateur radio towers and antennas for use by a noncommercial, licensed amateur operator shall be allowed if they:
a. Do not exceed the height of sixty-five feet above the base elevation of the principal building;
b. Are located and constructed in a manner that will prevent it from falling onto adjoining properties;
c. Do not interfere with nearby utility lines, etc.;
d. Are not located within any required setback area.
3. An amateur radio tower or antenna may exceed sixty-five feet above the base elevation of the principal building if approved by the planning director using Review Process II described in EMC Title 15, Local Project Review Procedures. In order to approve an antenna or tower height which exceeds sixty-five feet above the base elevation of the principal building, the planning director shall approve the minimum height necessary to reasonably allow for transmission and reception of radio signals, and the antenna or tower shall:
a. Be located and constructed in a manner that will prevent it from falling onto adjacent properties;
b. Not interfere with nearby utility lines;
c. Not be located within any required setback area.
B. Other Building Appurtenances.
1. Except as provided in subsection (A) or (B)(2) of this section, no building appurtenance shall exceed a height of five feet above the maximum height allowed in the zone for the principal building, unless the planning director determines that the appurtenance must be above such height for proper operation.
2. The planning director, using the review process described in EMC Title 15, Local Project Review Procedures, may allow an atrium appurtenance which does not increase the floor area of the building but which allows for passive solar energy usage to exceed the maximum building height allowed by the zone in which the subject property is located by not more than twenty percent of the maximum permitted building height. In reviewing such a proposal, the planning director shall not approve the proposed building appurtenance if it would significantly obstruct views from and solar access for surrounding properties.
C. Places of Worship and Steeples. Places of worship shall comply with the height requirements of this chapter. Steeples may exceed the maximum building height.
D. Flags. The maximum height of flagpoles shall be in accordance with the height standard on that property. (See EMC 19.36.030 for additional standards for size of flags.)
E. Signs. See EMC 19.36.040 for height of freestanding signs.
F. Towers for Aboveground Utility and Communication Facilities. Towers associated with aboveground utility and communication facilities and all ancillary structures, that when allowed to be located in or within two hundred feet of residential zones, the height of any tower shall not exceed the horizontal distance between the base of the tower and the nearest residential property line. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(K) (Exh. 3), 2020.)
19.22.100 Modification of building heights.
A. General. An applicant may propose and the planning director, using the Review Process II described in EMC Title 15, Local Project Review Procedures, may allow an applicant to deviate from the building height standards, provided the proposal satisfies the evaluation criteria of this section. In evaluating such a proposal, the planning director, using the criteria in subsection (C) of this section, shall determine if the alternative design or plan provides superior results to that which would be required by compliance with the development standards of this chapter.
B. Building Height Standards That Can Be Modified.
1. The following development standards in this chapter can be modified:
a. Minimum building heights;
b. How heights are measured; provided, however, that a view analysis is required if visible from adjoining properties;
2. The following development standards cannot be modified:
a. Maximum building heights (Table 22-1);
b. Maximum accessory residential building heights (Table 22-2).
C. Evaluation Criteria for Modification. See EMC 15.03.060. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(K) (Exh. 3), 2020.)
19.22.150 Building heights maps.
Repealed by Ord. 4102-25. (Ord. 3832-21 § 2 (Exh. 2), 2021; Ord. 3774-20 § 5(K) (Exh. 3), 2020.)