Issaquah City Zoning Code

PART IV

Zoning

18.402.010 Applicability.

A. Any uses or projects that fall within the City’s Shoreline districts must comply with the Shoreline Master Program regulations under Chapter 18.804 IMC. Uses specific to shoreline districts include, but are not limited to: hatcheries, fish/fish preserves; public and private boat launching and docking areas; and marinas or sailing clubs.

B. Approval of a development with supplemental standards under other chapters of this Code does not alter the underlying zoning or density provisions of the subject site.

C. Per RCW 69.51A.250(3), cannabis cooperatives are prohibited in all zoning districts of the City.

D. RCW 70.105.225 requires all local governments to designate zones for on-site, hazardous waste facilities, according to State siting criteria.

E. Uses related to gambling, such as card rooms, must also comply with Chapter 5.28 IMC, Gambling. (Ord. 3067 § 1 (Exh. A), 2024; Ord. 3015 § 1 (Exh. B), 2023).

18.402.020 Table of permitted uses.

A. Please refer to IMC 18.204.020, Review levels, to determine the level of review for permitted uses. Within the table of permitted uses, those uses in zones represented by a “P” signify the use as permitted in the zone.

LAND USES	ZONING DISTRICTS																								REFERENCES/NOTES
	RESIDENTIAL							MIXED-USE														COMMERCIAL
																UV-Com/Ret
	C-Res	SF-D	SF-E	SF-S	SF-SL	UV-SF	UV-MF	CBD	MF-H/MF-HES	MF-M/MF-MOT	MU	MUR	MU-CI	PO	UC	UV-Com	UV-Ret	UV-MUR	UV-O	UV-VC	VR	IC	IC-CI	M
AGRICULTURE/RESOURCE
Botanical Gardens, Arboretum	P		P					P			P		P	P	P						P	P	P
Commercial or Public Greenhouses	P		P					P			P		P	P								P	P
Crop Production, Livestock, Orchards/Horticulture: Tree Farm	P		P
Hatchery, Fish/Fish Preserve																									Governed by Shoreline Master Program; see Chapter 18.804 IMC
Horse Stables/Boarding/Riding Schools/Hobby Farm	P		P
Kennel, Commercial/Boarding	P		P								P		P									P	P
Natural Resources Research	P		P
Pet Day Care/Pet Shop								P			P	P	P		P	P	P	P	P	P		P	P
Veterinary Hospital/Clinic														P											See Medical
AUTOMOTIVE
Automobile Insurance Service Center											P		P	P	P						P	P	P
Auto and Truck Maintenance/Service Station											P		P		P							P	P
Auto Parts and Accessories (e.g., tires, batteries)																									See Retail/Service, General
Automobile Gas with or without Service Station								P			P		P	P	P		P	P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Automobile and Truck Rental											P		P		P							P	P
Automobile and Truck Sales/Dealership											P				P	P		P				P	P		See IMC 18.502.110, Motor vehicle sales/dealership use in UV-Commercial UV-MUR use allowed in Issaquah Highlands only
Automotive Wrecking or Dismantling Yard																						P	P
Car Wash											P		P		P							P	P
Garage, Commercial								P			P	P	P	P	P	P	P	P	P	P	P	P	P
Large Vehicle and Heavy Equipment Sales/Dealership (RV, tractor trailer, construction equipment, etc.)															P							P	P
Motorcycle Sales											P		P			P		P				P	P		See IMC 18.502.110, Motor vehicle sales/dealership use in UV-Commercial UV-MUR use allowed in Issaquah Highlands only
Paint and Body Repair Shops																						P	P
Parking Lot, Commercial								P			P		P	P	P	P	P	P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Storage, Outdoor																									See Industrial/Intensive Commercial
Tire Rebuilding and Recapping																						P	P
FOOD AND BEVERAGE
Bar/Tavern (with or without live entertainment)								P			P	P	P	P	P	P	P	P	P	P	P	P	P
Butcher Shop/Meat Market								P			P	P	P	P	P		P	P		P		P	P
Brewery/Microbrewery/Winery								P			P		P	P	P	P		P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Coffee/Espresso Stand																									See Retail/Service, General
Confectionery/Candy Store																									See Retail/Service, General
Delicatessen (Deli)/Specialty Food Store								P			P	P	P	P	P	P	P	P		P		P	P
Grocery Store: Large Scale (over 45,000 sq. ft.)											P		P		P		P	P		P		P	P
Grocery Store: Midscale (4,000 – 45,000 sq. ft.)								P			P	P	P	P	P		P	P		P		P	P
Grocery Store/Convenience Store: Neighborhood Scale (up to 4,000 sq. ft.)								P	P	P	P	P	P	P	P		P	P		P	P	P	P
Liquor Store								P			P		P	P	P		P	P		P		P	P
Restaurant/Cafe/Coffee Shop								P			P	P	P	P	P	P	P	P	P	P	P	P	P
Restaurant/Cafe/Coffee Shop (w/drive-through)											P		P	P	P	P	P		P		P	P	P		See IMC 18.600.040 and 18.604.120
Twenty-Four-Hour Operation of Any Permitted Food and Beverage Use								P			P			P								P
HOTEL/LODGING
Hotel, Motel, Time Share Lodging								P			P		P	P	P	P		P	P		P	P	P
Bed and Breakfast, Inn								P			P	P	P	P	P	P		P	P	P	P	P	P
Conference Center								P			P		P	P	P	P		P				P	P		UV-MUR use allowed in Issaquah Highlands only
INDUSTRIAL/INTENSIVE COMMERCIAL
Adult Entertainment Facilities																						P	P
Agricultural Food Processing and Storage											P		P									P	P
Alternative Energy System – Solar/Geothermal/Electric Vehicle Infrastructure	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P	P	P	P
Alternative Energy System – Wind (Demonstration Project)											P		P	P	P						P	P	P
Boat Building, Sales and Repair																						P	P
Building Material: Storage and Sales											P		P		P							P	P
Canning, Bottling, Preserving and/or Packaging of Foods and/or Beverages								P			P		P		P							P	P
Clothing Fabrication																						P	P
Contractor/Trade Office (with accessory shop and no outdoor storage)											P		P	P	P						P	P	P
Creamery, Dairy or Bottling Plant								P			P		P									P	P
Distribution Center/Warehouse/Shipping											P			P							P
Feed Store and Agricultural Supply								P			P		P		P							P	P
Flex Space/Commercial Space (without retail)												P	P		P	P	P	P	P		P		P
Hazardous Waste Storage and/or Treatment Facilities																						P	P
Heliport/Helipad/Helistop											P			P								P			Permitted as an accessory use only
Manufacturing, Light (indoor and 30,000 sq. ft. or less)											P		P	P	P							P	P
Manufacturing, General																						P	P
Machine Shop																						P	P
Marijuana Producer or Processor (recreational)																						P	P
Printing and Publishing								P			P	P	P	P	P						P	P	P
Raw Materials Processing (wood, metal, etc.)																						P	P
Recycling Center																						P	P
Research and Development Lab														P	P						P	P	P
Sand Blasting																						P	P
Storage, Outdoor																						P	P
Storage, Self (completely enclosed)											P			P		P		P				P			UV-MUR use allowed in Issaquah Highlands only
Welding Shop																						P	P
MEDICAL
Ambulance/Emergency Facility (private)								P			P		P	P	P						P	P	P
Drugstore/Pharmacy												P	P		P	P	P	P	P	P	P		P
Hospital											P		P	P	P	P		P	P			P	P
Medical and Dental Office/Clinic (e.g., massage, laboratory, rehabilitation, chiropractor, naturopath)																									See IMC 18.402.020, Office/Professional
Veterinary Hospital/Clinic (animal)								P	P		P		P	P	P		P	P		P	P	P	P
MINERAL RESOURCE
Asphalt/Concrete Mixing (SIC Nos. 2951, 3271, and 3273)																						P		P	Only as an accessory use to a primary mineral extraction use, or as a continuation of a mineral processing use including asphalt and concrete production and recycling, established prior to August 2, 1999 See IMC 18.504.060, Mineral Resource zone development standards, and Table 18.802.380(A), CARA Prohibited and Restricted Uses
Mineral Extraction (SIC Nos. 10, 12, 14)																						P		P	See IMC 18.504.060, Mineral Resource zone development standards, and Table 18.802.380(A), CARA Prohibited and Restricted Uses
OFFICE/PROFESSIONAL
Office/Professional: Large Scale (over 30,000 sq. ft. gross floor area)											P		P	P	P	P	P	P	P	P	P	P	P
Office/Professional: Midscale (4,000 – 30,000 sq. ft. gross floor area)								P			P	P	P	P	P	P	P	P	P	P	P	P	P
Office/Professional: Neighborhood/Residential Scale (1,500 – 4,000 sq. ft. gross floor area)					P			P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Office/Professional: Residential Scale (under 1,500 sq. ft. gross floor area)					P			P	P	P	P	P	P	P	P	P	P	P	P	P		P	P
Twenty-Four-Hour Operation of Any Permitted Office/Professional Use								P			P		P	P								P	P
Drive-Through Window/Station Facility with Any Permitted Office/Professional/Financial Use								P			P	P	P	P	P	P	P		P		P	P	P		See IMC 18.600.040 and 18.604.120
PUBLIC/QUASI-PUBLIC
Banquet/Meeting/Reception Hall (public or private)	P	P	P	P	P			P	P	P	P	P	P	P	P	P		P	P		P	P	P
Bus, Taxi, Van, Transit Storage Facilities											P			P								P	P
Cemetery and/or Nonaccessory Columbarium				P
Religious/Memorial Facilities	P	P	P	P	P			P	P	P	P	P	P	P	P	P		P	P			P	P
Community Center	P	P	P	P	P		P	P	P	P		P		P	P	P	P	P	P	P		P	P
Environmental Improvements	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Essential Public Facility													P	P	P						P	P	P
Facility, Secure Community Transition								P					P	P	P						P	P	P
Funeral Home/Mortuary								P	P	P	P		P	P		P		P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Government Facility: Offices; Fire/Police Station; Maintenance Site w/ or w/o Outdoor Storage; etc.		P		P	P			P	P	P	P	P	P	P								P	P
Memorial Chapel	P	P	P	P	P			P	P	P	P	P	P	P		P	P	P				P	P		UV-MUR use allowed in Issaquah Highlands only
Museum/Art Gallery/Nonprofit		P						P	P	P	P	P	P	P	P	P		P	P			P	P
Library		P						P	P	P	P	P	P	P		P		P	P			P	P
Park and Ride Parking Lot		P	P	P	P			P	P	P	P	P	P	P		P		P				P	P
Social Services		P		P	P			P	P	P	P	P	P	P	P	P	P	P				P	P		UV-MUR use allowed in Issaquah Highlands only
School, Preschool (Pre-Kindergarten)							P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, Elementary/Kindergarten		P	P	P	P			P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, Junior High/Middle		P	P	P	P			P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, High			P	P				P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, Vocational/Technical			P	P				P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, College or University			P	P				P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, Business								P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
RECREATION, OTHER
Amusement Parlors/Video Arcades								P			P		P	P	P	P		P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Billiards and Pool Hall								P			P		P	P	P	P		P				P	P		UV-MUR use allowed in Issaquah Highlands only
Bowling Alley											P		P		P	P		P				P	P		UV-MUR use allowed in Issaquah Highlands only
Card Room – Commercial															P										See Chapter 5.28 IMC, Gambling
Golf – Driving Range, Course w/ or w/o Club House		P	P	P	P				P	P	P	P	P	P								P	P
Golf – Mini Golf											P		P	P	P							P	P
Health/Fitness Club								P			P	P	P	P	P	P	P	P		P	P	P	P
Karate School/Dance/Yoga/Pilates Studio								P			P	P	P	P	P	P	P	P		P		P	P
Marina, Sailing Club																									Governed by Shoreline Master Program. See Chapter 18.802 IMC
Shooting Range – Indoor													P			P		P				P	P		UV-MUR use allowed in Issaquah Highlands only
Theater, Live and Movie								P			P		P		P		P	P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
RECREATION, OUTDOOR
Sports Fields		P	P	P	P			P	P	P	P	P	P	P	P						P	P	P
Campground	P		P
Boat Launching and Docking Areas																									Governed by Shoreline Master Program. See Chapter 18.802 IMC
Park, Neighborhood/Community	P	P	P	P	P			P	P	P	P	P	P	P	P							P	P
Stadium/Arena w/ or w/o Open Air Amphitheater								P	P		P		P	P	P						P	P	P
Swimming Pool		P	P	P	P			P	P	P	P	P	P	P	P						P	P	P
Trailhead	P	P	P	P	P			P	P	P	P	P	P	P	P						P	P	P
Zoological Park/Garden			P												P
RESIDENTIAL																									See IMC 18.500.524, Conversion of Existing Buildings to Multifamily Residential, for development applications converting existing buildings to multifamily use.
Day Centers/Night Shelters								P			P		P	P	P	P		P	P		P	P	P		See IMC 18.500.130 for standards
Dwelling, Cottage Housing		P	P	P	P	P		P	P
Dwelling, Courtyard Housing								P	P			P
Dwellings, Single-Family: Detached (including manufactured homes)	P	P	P	P	P	P		P	P	P	P	P	P	P
Dwellings, Middle Housing (Single-Family Attached, Duplex, Triplex, Fourplex, and Townhome)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P			P			P
Dwellings, Multifamily (five or more units)							P	P	P	P	P	P	P	P	P			P			P				See IMC 18.500.060, Senior housing standards. See IMC 18.514.060, Required affordable housing
Emergency Housing										P			P	P	P	P		P	P		P	P	P		See IMC 18.500.120 for standards
Transitional Housing	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P		P	P	P		See IMC 18.500.120 for standards
Permanent Supportive Housing	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P		P	P	P		See IMC 18.500.120 for standards
Adult Family Home/Group Care Facility, Community/Crisis Residential Center	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P			P			P	P	P
Assisted Living Facility		P			P			P	P	P	P	P	P	P	P	P	P	P	P		P				See IMC 18.514.060, Required affordable housing
Housing, Cluster from Two to Five Acres (minimum two acres)	P	P	P	P	P			P	P	P		P		P							P				See IMC 18.514.060, Required affordable housing
Housing, Cluster: Five Acres or Greater	P	P	P	P	P			P	P	P		P									P
Housing, Co-Living							P	P	P	P	P	P	P	P	P			P			P
Micro Units												P	P		P
RESIDENTIAL: ACCESSORY USES
Accessory Dwelling Unit	P	P	P	P	P	P	P	P	P	P	P	P	P	P				P			P				See IMC 18.500.090, Accessory dwelling unit standards
Family Day Care Center	P	P	P	P	P			P	P	P	P	P	P	P	P	P	P	P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Home Business																									See IMC 18.502.120, Home business
Live/Work Units							P			P								P
Resident Club House	P	P	P	P	P		P	P	P	P	P	P	P	P				P
Satellite Dish/Broadcast and Receiving Towers								P	P	P	P	P	P	P
RETAIL/SERVICE
Twenty-Four-Hour Operation of Any Permitted Retail/Service Use								P			P		P	P	P							P	P
Day Care Center							P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Dry Cleaning and Pressing Shop								P			P	P	P	P	P	P		P		P	P	P	P		See critical area recharge areas, IMC 18.802.380, Regulated activities
General Retail Service, equal to or greater than 125,000 sq. ft. gross floor area													P		P	P		P	P	P			P
General Retail Service, up to 125,000 sq. ft. gross floor area													P		P	P		P	P	P
Marijuana Retailer (recreational)											P		P	P	P							P	P		See IMC 18.502.090
Personal Grooming Services								P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Retail/Service, General: Large Scale (over 30,000 sq. ft. gross floor area)											P		P		P	P		P	P	P		P	P
Retail/Service, General: Midscale (4,000 – 30,000 sq. ft. gross floor area)								P			P	P	P	P	P	P		P	P	P		P	P
Retail/Service, General: Neighborhood Scale (under 4,000 sq. ft. gross floor area)								P	P		P	P	P	P	P	P	P	P	P	P		P	P
Drive-Through Window/Station Facility with Any Permitted Retail/Service Use											P	P	P	P	P	P	P		P		P	P	P		See IMC 18.600.040 and 18.604.120
TEMPORARY
Outdoor Retail Display/Sidewalk Sale																									See Chapter 18.510 IMC, Temporary Uses and Structures
Real Estate Sales Office	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P		P	P		See Chapter 18.510 IMC, Temporary Uses and Structures
Satellite Dish/Broadcast and Receiving Towers							P	P			P	P	P	P	P	P	P	P				P	P		See Chapter 18.512 IMC, Wireless Communication Facilities UV-MUR use allowed in Issaquah Highlands only
Food Trucks							P	P	P	P	P	P	P	P	P	P	P	P		P	P	P	P		See Chapter 18.510 IMC, Temporary Uses and Structures
Vending Stand Including Seasonal Items/Christmas Trees						P		P			P	P	P	P	P	P	P	P	P	P	P	P	P		See Chapter 18.510 IMC, Temporary Uses and Structures
UTILITIES
Utility Facility, Major	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Utility Facility, Minor	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Wireless Communication Facility																									See Chapter 18.512 IMC, Wireless Communication Facilities

(Ord. 3099 § 1 (Exh. A), 2025; Ord. 3092 § 2 (Exh. B), 2025; Ord. 3091 § 4 (Exh. D), 2025; Ord. 3088 § 2 (Exh. A), 2025; Ord. 3067 § 1 (Exh. A), 2024; Ord. 3060 § 5, 2024; Ord. 3025 § 3, 2023; Ord. 3015 § 1 (Exh. B), 2023).

18.402.030 Conservancy-Recreation – Community Facilities zones permitted uses.

LAND USES	ZONING DISTRICTS							REFERENCES/NOTES
LAND USES	CF-F	CF-FPO	CF-OS	CF-OSPO	CF-R	CF-RPO	C-Rec	REFERENCES/NOTES
ACCESSORY FOOD/RETAIL/SERVICE
Banquet/Meeting/Reception Hall (public or private)	P	P
Caretaker Residence	P
Day Care Operations	P	P						See IMC 18.522.010
General Retail/Grocery/Food Service, Accessory: Neighborhood Scale (4,000 sq. ft. or less gross floor area)	P	P
Mailing Service	P				P
Parking Lot or Garage	P	P				P
Restaurant/Cafe/Coffee Shop	P	P			P
Vending Stand, Nonaccessory: including espresso, food, food trucks, and general retail merchandise	P	P			P	P		See IMC 18.510.040
ACCESSORY, TEMPORARY
Alternative Energy System – Solar/Geothermal	P				P
Alternative Energy System – Wind (Demonstration Project)	P				P
Buildings/Structure	P				P			See IMC 18.802.380
Recycling Center	P							See IMC 18.802.380
Satellite Dish/Broadcast and Receiving Towers	P							See Chapter 18.512 IMC
AGRICULTURE/RESOURCE
Botanical Gardens, Arboretum	P				P
Greenhouse/Tree Farm/Plant Nursery	P							See Chapter 18.506 IMC
Horse Stables/Boarding/Riding Schools	P
Natural Resources Research	P		P		P
RESIDENTIAL
Caretaker Residence: Detached (including manufactured homes)	P				P
Resident Club House	P				P
INDUSTRIAL/INTENSIVE COMMERCIAL
Heliport/Helipad/Helistop	P							Permitted as an accessory use only
OFFICE/PROFESSIONAL/FINANCIAL AND PARKING
Office/Professional/Financial: Large Scale (over 30,000 sq. ft. gross floor area)	P	P
Office/Professional/Financial: Midscale (4,000 – 30,000 sq. ft. gross floor area)	P	P			P			Permitted as an accessory use only in CF-R
Office/Professional/Financial: Neighborhood Scale (1,500 – 4,000 sq. ft. gross floor area)	P	P			P			Permitted as an accessory use only in CF-R
Office/Professional: Residential Scale (1,500 sq. ft. or less gross floor area)	P	P			P			Permitted as an accessory use only in CF-R
Park and Ride Parking Lot	P				P
PUBLIC/QUASI-PUBLIC
Bus, Taxi, Van, Transit Storage Facility	P
Cemetery and/or Columbarium	P
Community Center	P	P				P
Environmental Improvements	P	P	P	P	P	P	P
Essential Public Facility	P
Government Facility: Fire/Police Station/Maintenance Site w/ or w/o Outdoor Storage; etc.	P				P			See Chapter 18.506 IMC
School/Museum/Library/Art Gallery/Nonprofit Organizations	P
RECREATION
Billiards/Pool Hall/Bowling Alley	P
Campground	P				P		P
Stadium/Arena w/ or w/o Open Air Amphitheater	P	P						CF-FPO as determined by Director
Collecting Natural Materials/Historic Artifacts	P		P		P
Golf/Driving Range/Mini/Course	P				P			See IMC 18.802.380
Health/Fitness/Dance Club/Studio	P
Park, Neighborhood/Community	P	P		P	P	P	P
Scientific Research	P		P		P
Shooting Range	P				P
Shooting Range – Indoor	P
Special/Group Events	P	P	P		P
Sports Fields	P	P			P	P		CF-RPO allows play fields without structures
Stewardship Activities	P		P		P
Swimming Pool	P
Trailhead	P	P	P	P	P	P	P
Trailhead with Restroom Facilities	P	P	P		P	P
Trailhead with Interpretive Center	P		P	P	P
Vending Stand, Accessory: including food, beverages, flowers, seasonal items (i.e., pumpkins, Christmas trees)	P	P			P	P		See Chapter 18.510 IMC
Zoological Park/Garden	P
UTILITIES
Utility Facility, Major or Minor	P	P	P	P	P	P	P	CF-OS and CF-OSPO only allowed if no viable alternative

(Ord. 3015 § 1 (Exh. B), 2023).

18.400.010 Intent and purpose.

The purpose of establishing zoning districts is to protect the public health, safety, and general welfare by implementing the goals and policies adopted in the Issaquah Comprehensive Plan including achieving a balanced community, promoting quality of life and a “people place,” and requiring environmental excellence. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.020 Mapping and designation.

A. The intent of this section is to provide standards to interpreting and determining zoning boundaries.

B. When zoning boundaries follow, or approximately follow, the following features, the actual zoning boundary will match that boundary, edge, or line of:

1. City limits.

2. Lake and stream centerlines. In the event of a natural change in the lake’s or stream’s centerline, the zoning boundaries will also change.

3. Real property, lot, or tract boundary lines.

4. Railroad center lines.

5. Shoreline actual high water marks. In the event of a natural change in the high water mark of the shoreline, the zoning boundaries will also change.

6. Street and alley centerlines.

1. Zoning boundaries terminate at public rights-of-way, and no public right-of-way is considered zoned property. Right-of-way development and maintenance must be reviewed for compliance with the applicable City regulations, including, but not limited to, clearing/grading and street use permits.

2. When a right-of-way is vacated, that vacated right-of-way will acquire the classification of the adjacent property to which it reverts ownership.

D. Any property within the City not within a zone designation under the official zoning map acquires the same zone designation as the adjacent property with the least intensive zone.

E. When zoning district boundaries are not shown as following a right-of-way, or real property, lot, and tract boundary lines, the actual zoning boundary lines are as drawn, based on the scale shown on the official zoning map. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.030 Establishment of zones.

A. Establishment of Zones. In order to regulate uses of land, buildings, and structures, the City is divided into categories of zones:

1. Residential zones.

2. Mixed zones.

3. Commercial zones.

4. Community and resource zones.

B. A listing of all zones is set forth in Table 18.400.030.

Zone Name	Abbreviation
RESIDENTIAL ZONES
Conservancy-Residential	C-Res
Single-Family – Duplex	SF-D
Single-Family – Estates	SF-E
Single-Family – Small Lot	SF-SL
Single-Family – Suburban	SF-S
Urban Village – Multifamily	UV-MF
Urban Village – Single-Family	UV-SF (UVSF-1 and UVSF-0)
MIXED ZONES
Cultural and Business District	CBD
Mixed-Use	MU
Mixed-Use – Central Issaquah	MU-CI
Multifamily – High	MF-H
Multifamily – Medium	MF-M
Mixed-Use Residential	MUR
Professional Office	PO
Urban Core	UC
Urban Village – Commercial	UV-Com/Ret	UV-Com
Urban Village – Retail	UV-Com/Ret	UV-Ret
Urban Village – Mixed-Use Residential	UV-MUR
Urban Village – Office	UV-O
Urban Village – Village Center	UV-VC
Village Residential	VR
COMMERCIAL ZONES
Intensive Commercial	IC
Intensive Commercial – Central Issaquah	IC-CI
Mineral Resources	M
COMMUNITY AND RESOURCE ZONES
Community Facilities – Facilities	CF-F
Community Facilities – Facilities Privately Owned	CF-FPO
Community Facilities – Open Space	CF-OS
Community Facilities – Open Space Privately Owned	CF-OSPO
Community Facilities – Recreation	CF-R
Community Facilities – Recreation Privately Owned	CF-RPO
Conservancy-Recreation	C-Rec
Tradition Plateau Natural Resource Conservation Area	TP-NRCA

(Ord. 3015 § 1 (Exh. A), 2023).

18.400.040 Urban Village – UV designation and development agreements.

A. This zone intends to encourage innovative uses, sites, and comprehensive planning of large, 15 acres or more, areas of land. Master planning and development of larger land areas provides the opportunity for reasonably priced housing, enhanced public services and concurrency, and infrastructure solutions and improvements. It allows creative land development through clustering, permanent preservation of wetlands and other natural areas, integration of recreational facilities, and phasing of infrastructure.

B. Designation of Urban Village and Development Agreement Approval. The City Council may designate land as a UV zoning district concurrent with approval of a development agreement meeting the requirements of Chapter 18.218 IMC. The UV district may also be applied as an “overlay” zone district over another district and the overlay adopted concurrent with a development agreement meeting the requirements of Chapter 18.218 IMC. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.050 Residential zones.

The intent of the following residential zones is to provide a variety of housing types, uses, and densities served by or near urban services. The appropriate density of the individual residential districts is based on the availability of urban services and the proximity to local streets and arterials. Open space may be combined with a variety of recreational opportunities and public services to serve the local and regional area. Continuous sidewalk/bike path connections throughout the residential areas encourage pedestrians and bicyclists and are a vital ingredient to residential areas. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.060 Single-family zones.

1. This zone intends to protect critical areas, including, but not limited to, wetlands, hillsides, wildlife habitat, flood hazard and recharge areas from impacts associated with more intensive development. These critical areas are valued as a community resource, both for conservation purposes and public enjoyment; provided, that the critical areas are protected, low-density single-family residential use may be permitted as governed by IMC 18.402.020, Table of permitted uses. The following objectives apply to this zone:

a. Establish and preserve open space for conservation purposes and public enjoyment;

b. Minimize public, private, and environmental losses due to flooding by enforcing strict development standards in flood hazard areas; and

c. Provide opportunity for low-density single-family residential development in areas not served by all urban services.

1. This zone intends to provide single-family neighborhoods and hobby farms in a setting of larger lots, while protecting critical areas, including, but not limited to, wetlands, steep slopes, flood hazard areas, etc. Permitted uses include detached single-family homes. Other uses are permitted as governed by IMC 18.402.020, Table of permitted uses. Recreational uses which serve the neighborhood are also permitted; provided, that traffic and other related impacts are not detrimental to the district. The following objectives apply to this zone:

a. Establish and preserve residential neighborhoods for detached and semi-detached single-family units free from other uses except those that are compatible with, and serve the residents of, this district;

b. Discourage through arterial traffic which does not serve the affected single-family neighborhoods;

c. Preserve the neighborhood character and scale, and provide for limited agricultural uses and hobby farms; and

d. Provide opportunity for low-density single-family development in areas not directly accessible to all urban services, yet served by public services.

1. This zone intends to provide single-family neighborhoods in an urban setting while buffering these neighborhoods from commercial services. Permitted uses include detached single-family homes. Recreational uses which serve the neighborhood are also permitted as governed by IMC 18.402.020, Table of permitted uses; provided, that traffic and other related impacts are not detrimental to the district. The following objectives apply to this zone:

a. Establish and preserve residential neighborhoods for detached single-family units free from other uses except those that are compatible with, and serve the residents of, this district;

b. Discourage through arterial traffic which does not serve the affected single-family neighborhoods; and

c. Provide opportunity for single-family residential development in areas served by public and urban services.

1. This zone intends to provide single-family neighborhoods that are near low-density multifamily neighborhoods and urban services. Appropriate areas for this zone include those neighborhoods that are currently medium-density single-family or would be suitable because of the compatibility to surrounding densities and proximity to urban services. Permitted uses include single-family homes, assisted living facilities, and senior housing. Recreational uses that serve the neighborhood and urban services are also permitted; provided, that traffic and other related impacts are not detrimental to the district. The following objectives apply to this zone:

a. Establish and preserve residential neighborhoods;

b. Encourage the reuse and remodeling, rather than demolition, of historic buildings to provide alternative housing opportunities; and

c. Provide opportunities for single-family residential development in areas served by public and urban services.

1. This zone intends to provide single-family dwelling units and senior housing in established single-family neighborhoods that are near urban services. Permitted uses include detached single-family homes and duplexes. Triplexes and fourplexes are permitted only in conjunction with senior housing or the cluster housing provision. Recreational uses that serve the neighborhood and urban services are also permitted as long as traffic and other related impacts are not detrimental to the district. The following objectives apply to this zone:

a. Preserve established residential neighborhoods for single-family units free from other uses except those which are compatible with, and serve the residents of, this zone;

b. Encourage the reuse and remodeling, rather than demolition, of historic buildings to provide alternative housing opportunities;

c. Provide opportunities for single-family residential development in areas served by public and urban services; and

d. Provide opportunities for senior housing that is compatible with the existing, established neighborhood.

1. This zone intends to provide single-family dwelling units that retain the design and development standards in the respective Urban Village. The zone emphasizes residential streetscapes that prioritize people, pedestrians, and homes while reducing impacts of automobiles and garages. Permitted uses include attached townhouses and detached single-family homes. Objectives for these zones are site-specific and are covered through design and development standards for UV subareas, covered in Part VII of this title, Neighborhood Overlays. While uses are regulated the same for UV-SF, the zones have two density designations:

a. Urban Village – Single-Family, Zoning Cap 1 Dwelling Unit per Lot – UVSF-1. UVSF-1 allows for one dwelling unit per one lot.

b. Urban Village – Single-Family, Zoning Cap 0 Dwelling Units per Lot – UVSF-0. UVSF-0 does not have development capacity for any units. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.070 Multifamily zones.

1. This zone intends to provide medium-density multifamily neighborhoods near a variety of urban services and commercial uses. Duplexes, multifamily units, and senior housing are permitted uses. Recreational uses, quasi-public services such as day care, and small-scale offices are also permitted as governed by IMC 18.402.020, Table of permitted uses; provided, that traffic and other related impacts are not detrimental to the district. The following objectives apply to this zone:

a. Provide opportunities for a variety of multifamily dwellings in reasonably close proximity to commercial and retail services;

b. Require landscape buffers which separate the arterial roadway from dwelling units;

c. Locate housing in close proximity to a range of urban services, to facilitate transportation alternatives and encourage pedestrian access;

d. Encourage the reuse and remodeling, rather than demolition, of historic buildings; and

e. Require that traffic generated from multifamily uses will not pass through single-family neighborhoods.

1. This zone intends to provide high-density multifamily neighborhoods near a variety of urban services and commercial uses. Duplexes and multifamily units are permitted uses. Senior housing, recreational uses, small-scale retail, and lower intensity urban services are permitted as governed by IMC 18.402.020, Table of permitted uses; provided, that traffic and other related impacts are not detrimental to the district. The following objectives apply to this zone:

a. Provide opportunities for high-density multifamily dwellings in direct proximity to commercial and retail services while preserving open space areas;

b. Require landscape buffers which separate neighboring land uses and arterial roadway from dwelling units;

c. Locate housing in close proximity to a range of urban services, to facilitate transportation alternatives and encourage pedestrian access;

d. Require that traffic generated from multifamily uses will not pass through single-family neighborhoods; and

e. Provide opportunities for limited scale retail, office, and service uses.

C. Urban Village – Multifamily – UV-MF. This zone intends to provide multifamily neighborhoods near a variety of urban services and commercial uses. Apartments, condominiums, multiple townhouses on a parcel, duplexes, triplexes, and fourplexes are permitted uses. Objectives for these zones are site-specific since they have different neighborhood characteristics and are addressed in Urban Village subarea standards, covered in Part VII of this title, Neighborhood Overlays. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.080 Mixed-use zones.

A. The intent of these zones is to provide a variety of office, retail, residential and intensive commercial uses. Primary uses include commercial activities and services for the City’s local service area. Consideration must be given to: transportation alternatives, linkages and impacts, proximity and impact to residential areas, and the availability of urban services. Emphasis should be on the improvement and enhancement of existing commercial/retail areas along Gilman Boulevard and Front Street, and the commercial/office area on NW Sammamish (SE 56th).

1. This zone intends to combine business, multifamily residential, cultural, and civic activities into a cohesive downtown core which promotes pedestrian usage. Permitted uses are retail and office activities which enhance and encourage pedestrian access and encourage compatibility in historic design and scale as defined in Part VII of this title, Neighborhood Overlays, Olde Town design standards for CBD and adjacent MF-M and MF-H zoning districts. The following objectives apply to this zone:

a. Establish and protect retail and office uses which are readily accessible to pedestrians;

b. Provide pedestrian-oriented storefronts and pedestrian parks using design standards;

c. Link commercial core to adjacent public facilities with pedestrian access;

d. Emphasize improvement and enhancement of the existing downtown within the Front Street area;

e. Provide for the reuse and remodeling, rather than demolition, of historic buildings, as a method of preserving the downtown’s historic character;

f. Require development and redevelopment of commercial uses to be similar in scale and design to the existing development in the downtown area;

g. Provide for the establishment of multi-use, nonmotorized transportation corridors through design standards;

h. Provide usable open space and design amenities for Cultural and Business District employees and users;

i. Provide incentives to develop multifamily use as an accessory use to ground level retail commercial or office use;

j. Provide reduced or flexible parking requirements in the CBD to encourage new development and redevelopment; and

k. Preserve scenic views of Mt. Rainier or surrounding hillsides through development standards.

1. This zone intends to establish and preserve areas for professional service-related offices. Permitted uses include professional and personal services such as medical outpatient, financial, and government offices. Multifamily residential is permitted in this district to promote proximity of jobs to housing and to provide the opportunity for mixed-use development. Pedestrian linkage of nonoffice uses to office sites is encouraged to decrease traffic impacts to the district. The following objectives also apply to this zone:

a. Permit retail commercial activity;

b. Locate professional service-related offices in areas presently receiving a full range of urban services;

c. Provide opportunities for multifamily housing;

d. Provide usable open space and design amenities for district employees and users; and

e. Provide incentives to develop multifamily use as an accessory use to ground level office or commercial use.

D. Urban Village Commercial and Urban Village Retail – UV-Com/UV-Ret. These zones intend to provide commercial and retail opportunities that serve and support the community’s live, work, play vision. Permitted uses include bakeries, medical/dental offices, community centers, and retail opportunities. Objectives for these zones are site-specific since they have different neighborhood characteristics and are addressed in Urban Village subarea standards, covered in Part VII of this title, Neighborhood Overlays.

1. These zones intend to create medium-density, low-intensity retail use areas. Permitted uses include professional offices, personal services, restaurants, and general retail services. Multifamily residential is permitted in this district to promote proximity of jobs to housing and to provide the opportunity for mixed-use development. The following objectives apply to this zone:

a. Establish and preserve areas for retail development to meet the shopping and service needs of the City’s local service area, as well as provide areas for retail uses and services that are a destination for the regional service area;

b. Provide for the clustering of retail, financial, professional office, service businesses and entertainment activities to serve the City’s service area and extend to the regional service area;

c. Emphasize improvement and enhancement of existing retail centers;

d. Require that development and redevelopment of retail commercial uses be of compatible scale and design as defined by the design checklist;

e. Provide usable open space and design amenities for employees and users of the district; and

f. Provide opportunities for multifamily housing.

2. IMC 18.514.060, Required affordable housing, makes provision for required affordable housing in the Mixed-Use – Central Issaquah zone.

1. This zone intends to provide a dense, vibrant, pedestrian-friendly urban environment. Uses are mixed residential, commercial, and office with active first floors that provide pedestrian interest.

2. IMC 18.514.060, Required affordable housing, makes provision for required affordable housing in the Urban Core zone.

G. Village Residential – VR. This zone intends to provide a dense, vibrant, pedestrian-friendly urban environment. Uses are mixed residential, commercial, and office with active first floors that provide pedestrian interest.

1. This zone intends to provide a residential zone that also permits compatible nonresidential uses. The following objectives apply to this zone:

a. Provide a transition area where residential and limited scale commercial, office, and retail uses with limited impacts can coexist;

b. Achieve compatibility of uses through design development standards;

c. Provide opportunities for a range of housing, including senior housing, that is compatible with the existing, established neighborhood;

d. Locate housing in close proximity to a range of urban services, to facilitate transportation alternatives and encourage pedestrian access;

e. Encourage the reuse and remodeling, rather than demolition, of existing historic buildings; and

f. Allow a variety of residential dwellings in direct proximity to office, retail, and service uses for resident convenience and employment opportunity.

I. Urban Village Mixed-Use Residential – UV-MUR. Like MUR, this zone intends to provide a residential zone that also permits compatible nonresidential uses. Additional design objectives for these zones are site-specific since they have different neighborhood characteristics and are addressed in Urban Village subarea standards, covered in Part VII of this title, Neighborhood Overlays. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.090 Commercial zones.

1. These zones intend to enhance the eastern gateway into Issaquah while providing areas for office and light industrial and community services. Incubator spaces for innovative uses and spaces that foster startups and other small businesses should also be provided. The primary purpose of these districts is to provide areas for intensive commercial services which may have negative impacts. The following objectives apply to this zones:

a. Establish and preserve areas for intensive commercial uses;

b. Direct associated vehicle traffic onto designated arterial routes and not onto streets and roadways that pass through residential districts and the Cultural and Business district; and

c. Minimize the conflict between uses in the Intensive Commercial district and surrounding uses.

1. The intent of the Mineral Resource zone is to provide for continued extraction and processing of mineral and soil resources in an environmentally responsible manner by:

a. Reserving known deposits of minerals and materials within areas as protection against premature development of the land for nonextractive purposes;

b. Providing neighboring properties with notice of prospective extracting and processing activities;

c. Providing appropriate location and development standards for extraction and on-site processing to mitigate adverse impacts on the natural environment and on nearby properties; and

d. Requiring that all plats, short plats, development permits and building permits issued for development activities on, or within 500 feet of, lands designated as mineral resource lands contain a notice that the subject property is within or near designated mineral resource lands on which a variety of commercial activities may occur that are not compatible with residential development, and that an application might be made for mining-related activities, including mining, extraction, washing, crushing, stockpiling, blasting, transporting, and recycling of minerals. The notice shall also state that processing of off-site mineral materials, including recyclables, may continue after all mineral extraction from the site ends.

2. Identification and classification of all resource lands shall be as defined by RCW 36.70A.060 and Chapter 365-195 WAC, Minimum Guidelines to Classify Agricultures, Forest, Mineral Lands and Critical Areas, or as amended. Use of this zone is appropriate for known deposits of minerals and materials on sites that are of sufficient size to mitigate the impacts of operation and that are served or capable of being served at the time of development by adequate roads and other public services, and for sites containing mineral extracting and processing operations that were established in compliance with land use regulations in effect at the time the use was established. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.100 Tradition Plateau Natural Resource Conservation Area – TP-NRCA.

The intent of this zone is to protect and preserve ecosystems and habitats. This zone also intends to encourage implementation of an environmental education program and low-impact public uses including, but not limited to, certain recreation uses, while recognizing the utility station and corridors. The following objectives apply to this zone:

A. Provide and preserve local, community and regional open space and environmentally critical areas, parks and the City’s trailheads, and related recreation areas;

B. Maintain, enhance, and restore ecological systems, water quality, and aquifer recharge areas;

C. Maintain or provide habitat for threatened, endangered, and sensitive species;

D. Maintain scenic landscapes;

E. Protect cultural and historic resources;

F. Enhance opportunities for outdoor environmental education and low-impact public use; and

G. Ensure utility corridors and electric utility facility development that is consistent with the Utilities Element of the City’s Comprehensive Plan. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.110 Conservancy-Recreation – C-Rec.

The intent of this zone is to protect critical areas, including, but not limited to, wetlands, geological hazardous areas, fish and wildlife habitat, and recharge areas, from adverse development impacts. These critical areas are valued as a community resource, both for conservation purposes and public enjoyment. Open space may be combined with a variety of recreational opportunities to serve the City of Issaquah and the region if the critical areas are protected, and buffers are established per Chapter 18.802 IMC. The following objectives apply to this zone:

A. Support a wide range of recreational opportunities that minimize land disturbance and are consistent with Issaquah’s natural setting;

B. Provide pedestrian and bike path linkages between community amenities, designated open space and the City center;

C. Minimize public, private, and environmental losses due to flooding by enforcing strict development standards in flood hazard areas; and

D. Provide and preserve local, community and regional open space and critical areas, parks and the City’s trailheads and related recreation areas. (Ord. 3015 § 1 (Exh. A), 2023).

18.400.120 Community Facilities – CF.

A. The intent of this zone is to provide public benefits on publicly owned property or privately owned property that serves a similar function when owned by a homeowner’s association. These lands are a limited resource and careful consideration should be given as to their best use for the benefit of the community. Health, safety, public amenity, economic vitality, and environmental protection concerns should be balanced in determining use. Multiple public uses are encouraged.

B. Publicly owned property in Community Facilities include uses on publicly owned property, including: City, County, school district, special district, State and Federally owned property.

C. Parcels zoned Community Facilities do not include publicly or privately deeded open space, native growth protection easements (NGPE) and Tradition Plateau Natural Resource Conservation Area (TP-NRCA), which are more restrictive land use designations.

1. The Community Facilities district will separate public land that is being utilized or planned for public benefit uses into separate zoning categories to maximize public benefits: Facilities Open Space (CF-OS), Recreation (CF-R) and Facilities (CF-F) zones. The following objectives apply to this zone:

a. Establish general standards regarding aesthetics, height, and other development standards for community facilities which ensure compatibility of design, construction, and scale, and minimize the impact of these facilities on surrounding uses.

b. Establish general standards to ensure that the public is provided with safe and functional community facilities.

c. Provide for community facility improvements and additions necessary to meet local and regional needs and implement Issaquah’s Comprehensive Plan.

2. CF – Open Space (CF-OS) is for undeveloped public lands, such as unimproved parks, critical areas, buffers, and open spaces. Minor and major utilities may be located in the CF-OS zone only if no reasonable alternative exists (see Chapter 18.506 IMC on use standards for CF – Open Space). In general, the CF-OS zone is intended for low-impact, low-intensity uses such as permanent open space, passive hiking trails, and passive interpretative trails.

3. CF – Recreation (CF-R) is for community facilities that are outdoor recreation oriented, such as improved parks, ball fields, and accessory uses. The intent of the CF-R zone is to provide a land use designation for community recreational developments such as ballparks, community parks, interpretative trails, accessory concession stands, and “tot lot” parks.

4. CF – Facilities (CF-F) is for services and recreation-oriented development that serves the larger community and includes uses that generate high levels of traffic. The intent of the CF-F zone is to provide a land use designation for community facilities that do not qualify for CF-OS or CF-R land use designations, such as indoor recreation-oriented development, utilities, government facilities, libraries, day care, conference centers, schools, park and rides, banquet reception halls, museums, or public/private projects.

1. CF – Open Space (CF-OSPO) is for undeveloped HOA-owned lands.

2. CF – Recreation (CF-RPO) is for HOA-owned lands with services and/or recreation-oriented development that serves the surrounding neighborhoods.

3. CF – Facilities (CF-FPO) is for HOA-owned lands in Talus with services and/or recreation-oriented community facilities that serve the community, such as community facilities for recreation, community gathering or events, HOA services. (Ord. 3015 § 1 (Exh. A), 2023).

18.404.010 Intent.

This chapter intends to conserve and strengthen the physical character of the built environment, minimize land use conflicts, preserve quality of life, and enhance the natural environment by regulating building form and intensity by zone. The elements regulated in this chapter include lot size, setbacks, impervious surface, building height, and density. (Ord. 3015 § 2 (Exh. C), 2023).

18.404.020 Exemptions.

A. The following development activities are exempt from the standards in this chapter:

1. An emergency repair;

2. A minor modification per IMC 18.380.020, Allowed minor modifications;

3. Maintenance, repair, or replacement of elements of an existing community facility are exempt from the supplemental development standards established in this chapter and from review procedures established in Chapter 18.202 IMC, Applications, except as regulated Chapter 18.512 IMC, Wireless Communications Facilities.

4. A co-living building, new or converted, located within a zone allowing six or more units is exempt from density standards established in this chapter. A sleeping unit in co-living housing may not be calculated as more than one-quarter of a dwelling unit for purposes of calculating dwelling unit density.

1. Height. Radio and television transmitting and receiving towers and overhead lines and poles may exceed the height limit of the zoning district; however, they must meet all other approval criteria. Overhead transmission and distribution lines and poles are also exempt from the setback and screening requirements of the zoning district.

2. Lot Size/Width. Minor utility facilities are not required to conform to the required lot size and width as established in IMC 18.404.090 through 18.404.170, form and intensity tables. (Ord. 3104 § 2 (Exh. A), 2025; Ord. 3015 § 2 (Exh. C), 2023).

18.404.030 Setbacks.

A. The purpose of setbacks is to provide light, air, emergency access, fire protection, and buffers between adjoining uses, separation from adjoining lots, and frontage.

B. Setbacks are measured from the right-of-way or from an abutting property line. When two different standards apply to front, rear, or side setbacks, the more restrictive setback is required.

C. Setback distances by zone are established in Article III of this chapter, IMC 18.404.090 through 18.404.170.

D. Setback Examples. The figures in this subsection depict examples of how rear, side, and front setbacks are determined.

Figure 18.404.030(D)(1). Examples of Front, Side, and Rear Setbacks on Different Lot Configurations

1. The front setback is measured from the street right-of-way to a line parallel to and measured perpendicularly from the street right-of-way at the depth prescribed for each zone.

2. If there is no street right-of-way adjacent to the property, the front setback is measured from one of the following:

a. The private road or easement that provides the property’s street address and primary access;

b. The private road or easement that provides the primary access if the property is addressed from another nonadjacent access or street.

3. If primary access terminates on a private property and the dwelling unit is oriented towards the accessway, the front setback is measured from the property line parallel to the street right-of-way, private road, easement, or primary access.

Figure 18.404.030(E)(1). Example of Access Terminating on a Lot

4. For corner lots in residential zones, the front setback is measured from each adjacent street right-of-way.

Figure 18.404.030(E)(2). Example of Corner Lot Setback Designations

F. Side Setback. The side setback is measured from the side lot line adjacent to another property or alley right-of-way to a line parallel to and measured perpendicularly from the side lot lines at the depth prescribed for each zone.

1. Exemption. No interior side setback is required between individual townhouse units on the sides of the townhomes that are attached.

G. Rear Setback. The rear setback is measured from the rear lot line to a line parallel to and measured perpendicularly from the rear lot lines at the depth prescribed for each zone.

H. Through Lots. For lots featuring streets on opposite ends, the lot will have front setbacks on both ends.

I. Setback Measurements for Irregular Lots. Setback distances established for residential zones are based on rectangular lots. Nonrectangular lots, lots with three sides or more than four sides, curved property lines, and other nonstandard lots require special measurement techniques to achieve the purpose of setback requirements:

1. Rear Setbacks. In the case of an irregularly shaped lot, a 10-foot line which is within the lot and parallel to and most distant from the front lot line must be considered the rear lot line for purposes of determining required setbacks and for interpretation of other provisions of this Code; see Figure 18.404.030(I)(1).

2. Side Setbacks. All lot lines which are not front or rear lot lines must be considered side lot lines for the purpose of measuring setbacks.

Figure 18.404.030(I)(1). Examples of Determining Setback Lines on Irregular Lots

J. Architectural Features in Required Setback. The following architectural features may project up to 18 inches into any required setback as long as a minimum three-foot setback from the property line is provided:

1. Functioning chimneys;

2. Flues;

3. Belt courses;

4. Sills;

5. Pilasters;

6. Ornamental features;

7. Cornices;

8. Eaves;

9. Gutters;

10. Dormer extensions and greenhouse or bay windows; provided, that the structure does not exceed 30 percent of the façade and does not increase the floor area of the building; and

11. Similar architectural features.

K. Setbacks for critical areas are established in Chapter 18.802 IMC, Critical Areas Regulation.

L. Provisions regarding flexible setbacks including, but not limited to, zero lot line, semi-detached, and townhouse development are found in IMC 18.500.070, Cluster housing standards.

M. For setbacks for decks, porches, patios, walkways, fences, arbors, pergolas, trellises, and other minor structural elements, see IMC 18.508.030, Accessory structures.

N. A garage must be set back such that the width of the alley tract or right-of-way, plus the garage setback, is a total of 24 feet. For example, if the alley right-of-way is 18 feet, the garage must be set back six feet, to ensure a total width of 24 feet.

O. Energy Efficiency for Existing Building. Where allowed by building and fire code minimum fire separation distance requirements, exterior insulation may be added such that the exterior wall projects up to four inches into any required setback.

P. Setback Requirements From Right-of-Way, Private Streets, or Access Easements With Substandard Widths. A property may abut a right-of-way, private street, or access easement with a substandard dedicated or deeded width. When the property is developed or redeveloped, additional width for right-of-way, private street, or access easement from the subject property is required to be conveyed to bring the substandard width to the standard width required per Chapter 12.04 IMC, Street Standards. (Ord. 3015 § 2 (Exh. C), 2023).

18.404.040 Impervious surface.

A. The purpose of the impervious surface standard is to provide a balance of impervious and pervious surfaces on a lot, ensuring that adequate drainage is achieved and potential runoff of the lot is controlled. Pervious surfaces provide scenic corridors and protection for water quality and the natural environment. Impervious surface standards are defined assuming no site constraints; in actuality, there may be site constraints that prevent the maximum permitted impervious surface allowance to be used.

B. Use of Pervious Areas. All required pervious areas on the site must be landscaped, per Chapter 18.606 IMC, Landscaping. Parking or pedestrian access areas that use “pervious pavers” or pervious stormwater measures may not be counted towards the required pervious areas of the zoning district. The following areas, in order of priority, must be retained:

1. Critical areas that require buffers;

2. Existing significant trees per Chapter 18.812 IMC, Tree Preservation;

3. Native vegetation areas.

C. Impervious Surfaces. The total impervious surface of a site is determined by adding the square footage of all the following areas:

1. Buildings. The footprint of the buildings and structures, except buildings with vegetated roofs or minimal excavation foundations as identified in the Low Impact Development Technical Guidance Manual for Puget Sound, dated December 2012;

2. Parking. The gravel and paved parking areas and driveways;

3. Sidewalks. The gravel and paved pedestrian walkways, sidewalks, and bike paths;

4. Recreation Facilities. Decks, patios, porches, tennis courts, sport courts, pools and other similar recreation facilities;

5. Recreation Areas. Gravel and paved picnic areas, gravel and paved pedestrian access, and paved recreation areas;

a. Eighteen Inches or Less. Eaves and overhangs that extend past the building footprint are permitted; however, eaves or overhangs that are 18 inches or less are not included as impervious surface.

b. Over 18 Inches. Overhangs that extend over 18 inches past the building footprint, such as cantilevered decks and roof extensions, are included in the impervious surface ratio calculation and the first 18 inches may not be subtracted for the impervious surface ratio calculation.

c. Impervious areas are not double counted; for example, the overhang over an impervious terrace is not included in the impervious surface ratio calculation, the impervious terrace is included;

7. Stormwater Facilities. Open, uncovered stormwater retention/detention facilities and athletic artificial turf that act as a stormwater facility are not considered impervious surfaces for the purposes of this Code; however, athletic artificial turf without subsurface stormwater facilities is considered impervious;

8. Miscellaneous. Any other structure or surface which prevents or retards the entry of water into the soil surface or causes water to run off the surface in greater quantities or at an increased rate from present flow rate under natural conditions prior to development must be considered an impervious surface. For purposes of this section, grass and sod are not considered impervious surfaces.

D. Impervious Surface Ratio. The impervious surface ratio is a measure of the proportion of the site occupied by impervious surfaces. The impervious surface ratio added to the pervious surface ratio equals 100 percent of the total gross site area. Gross site area includes any dedication for public right-of-way easement. Right-of-way dedications are not considered as impervious surface. It is calculated as:

(Impervious Surface Ratio) = (Acres of Impervious Surface) / (Gross Site Area Acreage)

E. For Urban Village zones, each lot or tract may have up to 100 percent impervious surface as allowed by current stormwater standards in the City. However, standards imposed by an Architectural Review Committee, Urban Design Guidelines, and other applicable standards may result in less than 100 percent impervious surface being allowed. (Ord. 3015 § 2 (Exh. C), 2023).

18.404.050 Building height.

A. Purpose. The purpose of the building height standard is to balance lot size, building bulk, and open space area, and ensure compatibility of architectural character and scale with the surrounding area.

1. Nonshoreline Areas. Building or structure height must be measured from the average grade of the existing or finished grade, whichever is lower, to the midpoint of the highest gable of a pitched or hipped roof with a minimum 4:12 pitch and a maximum of 12:12 pitch, or the highest point of the coping of a flat roof (see Figures 18.404.050(B)(1) and 18.404.050(D)(1)). All parts of the roof extending above the base building height must be a minimum 4:12 pitch unless specifically excepted in subsection C of this section. Gabled dormers may comprise no more than 50 percent of the total roof area as measured in plan view. No portion of a shed roof may extend above the base building height limit. An architectural feature may not be used to measure or establish building height.

Figure 18.404.050(B)(1). Building Height Measurement

2. Shoreline Areas. Building or structure height must be measured from the average of the existing topography of the portion of the lot under the building/structure.

C. Height Exemptions. The following uses and features are not subject to height limitations and do not require a deviation, provided they are architecturally integrated. This is because they do not provide additional floor space to a building/structure and the increased height is necessary for proper building use or function:

1. Water towers;

2. Power transmission towers;

3. Chimneys and smoke stacks to the minimum required by the Building Code;

4. Flag poles, within the height limitations of Chapter 18.612 IMC, Signs;

5. Wireless communication towers, within the height limitations of Chapter 18.512 IMC, Wireless Communication Facilities, including telescoping antenna, except those towers regulated in residential zoning districts;

6. Scenery lofts and flytowers;

7. To the minimum required by the Building Code, mechanical penthouse or ornamental screening for rooftop heating, ventilating, and air conditioning equipment, and stair towers;

8. Elevator shafts to the minimum required by IMC Title 16, Buildings and Construction;

9. Solar panels or arrays, per IMC 18.602.060, Rooftops.

D. Determining Average Grade. The steps and figure in this subsection demonstrate how to find the average grade to determine building height.

1. Step 1: Make an accurate scaled drawing of the building footprint on the site. The drawing needs to show the existing and proposed topography (using contour lines, at two-foot intervals).

Step 2: Show points on the drawing every 10 feet around the building footprint. For each point, provide spot elevations of the topography either as it exists today or as proposed, whichever is lower.

Step 3: Add up all of the spot elevations and divide by the quantity of those spot elevations. This is the average grade.

Figure 18.404.050(D)(1). Average Grade Measurement

2. Calculating the Average Grade. A+B+C+D through M+N+O+P (add all spot elevations) / 16 (divide by # of spot elevations) = average grade. (Ord. 3067 § 1 (Exh. A), 2024; Ord. 3015 § 2 (Exh. C), 2023).

18.404.060 Additional height.

A. Intent. The intent of this section is to allow for additional height while reducing the apparent height of the building and encouraging pedestrian activity through improvements along the streetscape.

B. Applicability. This section applies to parcels outside the boundaries of Central Issaquah, Issaquah Highlands, and Talus that allow for additional height above the base including those parcels in the Multifamily-Medium, Multifamily-High, Mixed Use, Professional Office, Intensive Commercial zones, and Mineral Resource uses.

C. General Approval Criteria. Buildings may be permitted to exceed the height limitations if they meet all of the following criteria:

1. Additional height enhances architectural design by allowing parapets, gables, bell- or clock-towers, or other prominent and significant features;

2. Solid walls on the ground floor do not exceed 20 feet in length and must be softened by design details, modulations a minimum of two feet deep, and dense landscaping;

3. Solid walls on the ground floor must be separated by a minimum of 10 feet of transparency;

4. The ground floor uses at least three design features (transparent doors, artwork, fountains, street furniture, varied exterior materials, or plazas); and

5. When adjacent to a lower-density residential zone, building height within 30 feet of the property line may not exceed the building height allowed in the lower-density zone.

D. Approval Criteria for Up to 50 Feet. The base building height of a building may be adjusted by the Director through the deviation process and must meet all of the following criteria:

1. Building stepbacks are included such that the gross floor area of additional stories is reduced by 25 percent of the gross floor area of the story beneath it;

2. The percentage of pervious surface for the site is increased by 10 percent;

3. When the building is adjacent to a lower-density residential zone, the maximum building height for the first 30 feet from the property line shall be the maximum base building height of the adjoining lower-density zone; and

4. The building height shall not exceed the maximum building height established in Table 18.404.100(B).

E. Approval Criteria for Up to 65 Feet. The base building height may be adjusted by the Director through the deviation process and must meet all of the following criteria:

1. Building stepbacks are included such that the gross floor area of additional stories is reduced by 25 percent of the gross floor area of the story beneath it;

2. The percentage of pervious surface for the site is increased by 10 percent;

3. Clusters of trees will surround the buildings and provide a visual break of the wall mass which balances the additional height and bulk of the building;

4. The building height shall not exceed the maximum building height established in Table 18.404.100(B); and

5. A site development permit has been approved for the project.

1. Approval Criteria – Increased Height From Base Building Height Up to and Including 120 Feet Maximum for a Mineral Resource Use. The base height of all concrete and asphalt batching towers, silos or other similar structures provided in connection with permissible mineral extraction and/or manufacturing processes is 105 feet, as provided in the tables in IMC 18.404.090 though 18.404.170. The base height may be adjusted to accommodate additional structures related to mineral resource activities. However, these structures may not exceed a maximum building height of 120 feet. The base height may be adjusted based on the following approval criteria:

a. The applicant demonstrates the increased height is critical to the proper function of the building, structure, or use;

b. The proposed building maintains setbacks, stepbacks, massing, and density equal to or similar to adjacent uses, as demonstrated in the permit review process per IMC 18.204.030; and

c. The structure exceeding the base height is set back one additional foot from the setbacks required in IMC 18.404.110 for each foot above the base height. (Ord. 3101 § 1 (Exh. A), 2025; Ord. 3015 § 2 (Exh. C), 2023).

18.404.070 Density and floor area ratio.

A. Purpose. The purpose of establishing maximum density provisions for residential development is to achieve consistency in development in the same zoning district as well as compatibility of scale between developments in adjoining zoning districts.

B. Density Calculation. Density is calculated as dwelling units per acre. It is calculated as:

Density (Dwelling Units/Acre) = (Number of Dwelling Units) / (Developable Site Area)

C. For some zones in the Central Issaquah subarea and Talus and Issaquah Highlands areas, floor area ratio (FAR) is used as standard instead of or in addition to density. Floor area ratio is the relationship between the amount of gross floor area in a building (or buildings) and the developable site area on which the building(s) stands. It is obtained by dividing the gross floor area of a building by the developable site area. Structured, underbuilding, and surface parking are not included in the gross floor area calculation. It is calculated as:

FAR = (Gross Floor Area of Building or Buildings) / (Developable Site Area)

D. In Central Issaquah, there is a base FAR and a maximum FAR. Where an applicant seeks to exceed the base FAR , the development bonus program in IMC 18.514.040 may be used.

E. Developable site area is the gross site area minus deductions for critical areas and associated buffers as required by Chapter 18.802 IMC, Critical Areas, and minus deductions for community and amenity spaces and Green Necklace amenities under Chapter 18.608 IMC. (Ord. 3015 § 2 (Exh. C), 2023).

18.404.080 Deviations from form and intensity.

A. Deviations may be requested from the standards in this chapter according to the appropriate permit process in IMC 18.204.020. The application must meet all the approval criteria stated below. Any proposal to deviate that does not satisfy the following conditions may apply for a variance pursuant to Chapter 18.210 IMC, Variances.

B. Setback Standards Deviations. An applicant or property owner may request a deviation from the standards establishing which side of a lot is the front, rear, and sides established under IMC 18.404.030, Setbacks. The following criteria must be met:

1. The building site is irregular and is situated in a way that makes determining front, rear, and sides uncertain. For example, in cases where the front, rear, and sides are undefinable under the standards in IMC 18.404.030(J); or

2. For sites without a public right-of-way and despite having a private road or easement that is the property’s street address and primary access under IMC 18.404.030(E), the site conditions make determining front, rear, and sides uncertain.

C. Public Schools and Public Building Setback Standards Deviation. These deviations apply to the standards in Table 18.404.130(B), Form and Intensity Standards for Public Schools and Public Buildings, excluding utility buildings.

1. The side and rear yard setbacks for public schools and public buildings may be reduced to zero feet when the property directly abutting the affected side and/or rear yard is under common ownership or when the side and/or rear lot lines abut rights-of-way and vehicular sight lines are met.

2. For build-to-lines for properties outside of Olde Town and Central Issaquah, a deviation may be obtained if the facility is not built to the property line, and the following additional criteria are met:

a. Vehicular circulation and/or parking are not allowed in the space in between the building and the property line;

b. The space in between the building and property line must include landscaping with evergreen plantings to maintain year-round interest in combination with other hardscape elements, such as seat walls, benches, bicycle parking, and other similar elements that enhance the social interactions and contribute to the public realm;

c. For public buildings, an increase to the build-to-line must be requested according to the appropriate permit process in Chapter 18.204 IMC, Application Review, and all of the following approval criteria must be met:

(1) The increase is necessary to provide a public benefit or amenity;

(2) The increase is no greater than 20 feet total; and

(3) The increase will be equal to, or superior in, fulfilling subsection A of this section.

a. For public buildings, community spaces, such as recreation spaces or park amenities accessible to the public, are not counted in the FAR calculation.

b. FAR reduction may be requested if needed for operational functions by using the deviation process established in IMC 18.202.080. For schools, operational functions include outdoor space that is used for required academic curriculum; for example, track and field areas. Reducing the FAR is permitted only when all of the following criteria are met:

(1) The reduction is the least amount necessary for incorporation of operational functions and/or academic curriculum;

(2) The reduction is no greater than 50 percent of the minimum FAR listed in Table 18.404.130(B), Community Facilities Standards for Public Schools and Public Buildings;

(3) The reduction enhances accessibility and safety of the public amenities; and

(4) The reduction will increase more compact siting of public buildings in relation to one another.

D. Deviations From Density Credits Standards. Deviations from density credit standards may be obtained under the processes and criteria below:

1. Senior housing density bonus per IMC 18.500.110.

E. Additional Height. Allowed deviations to the base building height may be obtained through the criteria listed in IMC 18.404.060. (Ord. 3015 § 2 (Exh. C), 2023).

18.404.090 Residential zones form and intensity standards.

A. Table 18.404.090(A), Residential Zones Form and Intensity Standards, establishes the minimum form and intensity standards by zone.

Standards	C-Res	SF-E	SF-S	SF-SL	SF-D		MF-M	MF-MOT	MF-H	MF-HES	Reference/Notes
DU/acre or Density (maximum)	1 du/5 acres	1.24 du/acre	4.5 du/acre	7.26 du/acre	SF Detached = 7.26 du/acre	2 Attached SF = 14.52 du/acre	14.52 du/acre		29 du/acre		See IMC 18.500.060(B) for senior housing density bonus standards
Minimum Lot Size	5 acres	35,000 sq ft	9,600 sq ft	6,000 sq ft	6,000 sq ft	2 Attached SF unit = 3,000 sq ft each unit	2,500		None
Build-To	N/A	N/A	N/A	N/A	N/A		N/A		N/A		See IMC 18.404.130 and 18.404.140 for additional standards for UV and IC-CI zones
Front Setback (ft)	75	30	20	10	10		10		10		Chapters 18.802, 18.606, 18.508 IMC; IMC 18.404.030
Side Setback (ft)	75	15	8	6	6		7		5		Chapters 18.802, 18.606, 18.508 IMC; IMC 18.404.030
Rear Setback (ft)	75	30	10	20	10		20		20		Chapters 18.802, 18.606, 18.508 IMC; IMC 18.404.030
Max. Impervious Surface	10%	30%	40%	50%	50%		50%		50%		IMC 18.404.040
Pervious Surface	90%	70%	60%	50%	50%		50%		50%		IMC 18.404.040
Base Building Height (ft)	30	30	30	30	25 ft or 2 stories, whichever is lower		40 ft	40 ft or three stories, whichever is lower	40 ft	40 ft or three stories, whichever is lower
Max. Building Height (ft)	N/A	N/A	N/A	N/A	Same as base		50	40 ft	65 ft	40 ft	Chapter 18.700 IMC, Olde Town regulations apply
Min. Lot Width (ft)	None	135	70	None	50		None		None

1. The following standards apply to all lots zoned predominantly for residential use developing multiunit structures:

a. Two dwelling units per lot, unless the Residential Zones Form and Intensity Standards permits a higher density.

b. Four dwelling units per lot if the following criteria apply, unless the Residential Zones Form and Intensity Standards permits a higher density, if the following apply:

(1) The lot is located within one-quarter mile walking distance of a major transit stop, or

(2) At least one unit is an affordable housing unit and complies with Chapter 18.514 IMC, Affordable Housing.

(A) Affordable units for owner-occupied housing must be at an income of 80 percent or less of the King County median family income, adjusted for family size.

(B) Affordable units for renter-occupied housing must be at an income of 60 percent or less of the King County median family income, adjusted for family size.

(C) The property owner must record a covenant or deed restriction ensuring the continuing rental of units subject to these affordability requirements for the duration identified in IMC 18.514.020, General affordable housing provisions. The covenant or deed restriction must also address criteria and policies to maintain public benefit if the property is converted to a use other than which continues to provide for permanently affordable housing.

c. An accessory dwelling unit (ADU) may be placed on the same lot as a middle housing building type and must count towards lot density.

2. The standards of this subsection B do not apply to the following:

a. Lots subdivided below 1,000 square feet.

b. Portions of a lot, parcel, or tract with critical areas designated under Chapter 18.802 IMC, Critical Area Regulations, 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.

c. A watershed serving a reservoir for potable water if that watershed is or was listed, as of July 23, 2023, as impaired or threatened under Section 303(d) of the Federal Clean Water Act (33 U.S.C. Sec. 1313(d)).

d. Lots that have been designated urban separators by countywide planning policies as of July 23, 2023.

e. A lot that was created through the splitting of a single residential lot.

f. Properties subject to the following types of governing documents and declarations that were created on or before July 23, 2023, and that prohibit the construction, development, or use of additional housing units required in RCW 36.70A.635:

(1) Homeowners’ association governing documents, pursuant to Chapter 64.38 RCW;

(2) Condominium declarations, pursuant to Chapter 64.34 RCW;

(3) Common interest community declarations and governing documents, pursuant to Chapter 64.90 RCW; or

(4) Association of apartment owners declarations pursuant to Chapter 64.32 RCW. (Ord. 3091 § 5 (Exh. E), 2025; Ord. 3088 § 3 (Exh. A), 2025; Ord. 3015 § 2 (Exh. C), 2023).

18.404.100 Mixed zones form and intensity standards.

A. This section provides form and intensity standards for mixed zones. For certain zones, floor area ratio (FAR) is regulated as seen in Table 18.404.100(B).

B. Table 18.404.100(B), Mixed Zones Form and Intensity Standards, establishes the minimum form and intensity standards by zone. Additional standards may apply based on the zone’s location.

C. Mineral resource uses, as listed in Chapter 18.402 IMC, Permitted Uses, are subject to the development standards in IMC 18.404.120, Mineral resources uses form and intensity standards.

Standards	PO	CBD	MU	MU-CI	MUR	IC	IC-CI	M	UC	VR	Reference/Notes
DU/Acre or Density	Limited through impervious/height standards/ratios			Limited by FAR ratios	Limited by FAR ratios	Limited by FAR ratios	Limited by FAR ratios	N/A	Limited by FAR ratios	Limited by FAR ratios	See IMC 18.500.060(B) for senior housing density bonus standards
Minimum Lot Size	None	None	None	None	None	None	None	10 acres	None	None
Build-To	N/A	N/A	N/A	0 – 10	0 – 10	N/A	0 – 10	N/A	0 – 10	0 – 15	See IMC 18.404.130 and 18.404.140 for additional standards for UV and IC-CI zones
Front Setback	30	0	10	N/A	N/A	10	N/A	See IMC 18.404.120, Mineral Resource zone (“M”) development standards	N/A	N/A
Side Setback	20	0	0	0	7	5	0		0	0	UV zone setbacks only required adjacent to single-family
Rear Setback	25	0	0	0	7	5	0		0	0	UV zone setbacks only required adjacent to single-family
Max. Impervious Surface	65%	85%	90%	90%	80%	90%	90%	N/A	95%	80%	IMC 18.404.040
Pervious Surface	35%	15%	10%	10%	20%	10%	10%	N/A	5%	20%	IMC 18.404.040
Base Building Height	40	40 ft or 3 stories, whichever is lower	48	60	40	40	48	105	60	48	See IMC 18.404.150(D) for vertical mixed-use in Central Issaquah subarea
Max. Building Height	65	Same as base	65	85	65	65	65	105	125	65	See IMC 18.514.040

(Ord. 3088 § 3 (Exh. A), 2025; Ord. 3031 § 1 (Exh. A), 2023; Ord. 3015 § 2 (Exh. C), 2023).

18.404.110 Conservancy zones form and intensity standards.

A. Table 18.404.110(A), Conservancy Zones Form and Intensity Standards, establishes the minimum form and intensity standards by zone. Additional standards may apply based on location. See Part VII of this title, Neighborhood Overlays, for additional standards.

Standards	TP-NRCA	C-Rec	Reference/Notes
DU/acre or Density (max)	N/A	N/A
Minimum Lot Size	5 acres	5 acres
Front Setback (ft)	100	100
Side Setback (ft)	100	100
Rear Setback (ft)	100	100
Impervious Surface	10%	10%
Pervious Surface	90%	90%
Base Building Height (ft)	30	30	IMC 18.404.060
Max. Building Height (ft)	N/A	N/A	IMC 18.404.060
Min. Lot Width	N/A	N/A

(Ord. 3015 § 2 (Exh. C), 2023).

18.404.120 Mineral resources uses form and intensity standards.

A. Table 18.404.120, Mineral Resource Uses Form and Intensity Standards, establishes the minimum form and intensity standards for mineral resource uses.

Standards	Mineral Resource Uses	Reference/Notes
DU/acre or Density (max)	N/A
Minimum Lot Size	10 acres
Front Setback (ft)		IMC 18.404.120(B)
Side Setback (ft)		IMC 18.404.120(B)
Rear Setback (ft)		IMC 18.404.120(B)
Impervious Surface	N/A
Pervious Surface	N/A
Base Building Height (ft)	105	Adjustment in IMC 18.404.060(D)
Max. Building Height (ft)	120
Min. Lot Width	No minimum

1. Buildings or structures used in the processing of materials may be no closer than:

a. One hundred feet from any residential zoned properties except that the setback may be reduced to 50 feet when the grade where such building or structures are proposed is 50 feet or greater below the grade of said residential zoned property; or

b. Twenty feet from any other zoned property, except when adjacent to another extractive site; or

c. Twenty feet from any public street.

2. Offices, sales facilities, equipment storage buildings and stockpiles may not be closer than 20 feet from any property line, except when adjacent to another extractive site. (Ord. 3015 § 2 (Exh. C), 2023).

18.404.130 Community zones form and intensity standards.

A. Development standards in Community Facilities zones are determined by the most restrictive contiguous zoning, except for public schools and public buildings. See Table 18.404.130(B). The most restrictive contiguous zoning is based on the parcel or parcels located immediately adjacent to the subject property or immediately across a roadway, street, or similar access facility.

B. Table 18.404.130(B), Form and Intensity Standards for Public Schools and Public Buildings, except public utilities, establishes the minimum form and intensity standards by use.

		Public Schools, Compact	Public Buildings		Reference
		Public Schools, Compact	In Central Issaquah	Outside Central Issaquah	Reference
Floor Area Ratio (FAR)	Min	0.75	0.75	0.75
Floor Area Ratio (FAR)	Max	2.0	5.0	5.0
Max Height (ft)		65	85	65
Setbacks (ft)	Side	7	7	7	IMC 18.404.080(C) IMC 18.404.120(A)
Setbacks (ft)	Rear	7	7	7	IMC 18.404.080(C) IMC 18.404.120(A)
Build-To-Line (ft)		0 – 20	0	0	IMC 18.404.080(C)
Max Impervious Surface		90%	90%	90%

(Ord. 3067 § 1 (Exh. A), 2024; Ord. 3015 § 2 (Exh. C), 2023).

18.404.140 Central Issaquah, Issaquah Highlands, and Talus Subarea form and intensity standards.

A. Purpose. In addition to the minimum standards set in the previous sections, additional geographic, and neighborhood-specific standards may apply. These standards reconcile that not all neighborhoods have identical characteristics and forms, despite some having similar or identical zoning districts. This section provides standards through overlays to ensure such neighborhood characteristics are maintained.

B. Applicability. This section applies to Central Issaquah subarea, as designated under Figure 18.702.015(A), Central Issaquah Architectural Districts and Styles, and subareas of Issaquah Highlands and Talus, as designated in IMC 18.706.020, Applicability, and 18.708.020, Applicability.

C. Typical blocks may not exceed dimensions of 240 feet by 400 feet. In some instances where necessary (e.g., coordinating with the existing grid), blocks may be increased to 320 feet by 400 feet.

D. Minimum Building Frontage. Sufficient length of buildings must be present at the build-to-line to maintain a generally continuous streetwall and limit spatial gaps to those necessary to accommodate vehicular and pedestrian access. Minimum building frontages at the build-to-line:

1. In the Urban Core zone, minimum building frontage is at least 75 percent.

2. In all other zones, minimum building frontage is at least 60 percent.

E. Establish Streetwall. Buildings must be built to the edge of the sidewalk or the allowable setback to maintain a consistent frontage. This type of frontage is known as a streetwall.

1. Build-to-Line Setback. The space between the property line and the building must include landscaping with evergreen plantings to maintain year-round interest, and one of the following:

a. A combination of benches, low walls, or other hardscape elements to enhance social interaction;

b. Other pedestrian amenities, for instance, the public sidewalk, may be widened to include elements such as additional walkway width, outdoor seating, retail displays, landscape planters, benches or fountains while maintaining a pedestrian-friendly environment on the sidewalk; or

c. Amenities as required that contribute to the Green Necklace per Chapter 18.608 IMC.

2. Corner Building Frontage. Building mass must be present at the intersection to amplify the importance of the corner. Building frontage must occupy all of the build-to-line at intersections for a minimum distance of 60 feet from the corner. Exceptions may be allowed to meet clear traffic sight line triangle requirements.

1. Where critical areas, their buffers, and building setback, as defined by Chapter 18.802 IMC, are present, the frontage used to calculate the minimum building frontage must be reduced for each foot of protected and restricted frontage.

2. In Issaquah Highlands and Talus subareas, the minimum building frontage does not apply to the UV-SF zone.

3. The building frontage requirement may be reduced by 10 percentage points to accommodate community spaces including plazas, outdoor café seating, or entry courts, as discussed in Chapter 18.608 IMC, Community and Amenity Spaces.

4. Up to 20 percent of the building frontage requirement may be fulfilled through architectural and landscape measures along the build-to-line, such as to screen a surface parking lot. Elements to fulfill this requirement may include a combination of:

a. Canopy structures combined with pergolas, arcades, trellises, arbors that achieve a six to eight feet height combined with lower decorative masonry walls 36 inches in height; and

b. Semi-opaque landscaping. (Ord. 3015 § 2 (Exh. C), 2023).

18.404.150 Central Issaquah subarea form and intensity standards.

A. This section applies to Central Issaquah subarea, as designated under Figure 18.702.015(A), Central Issaquah Architectural Districts and Styles.

B. Table 18.404.150(B) establishes additional Central Issaquah form and intensity standards.

Standards		MU-CI	MUR	IC-CI	UC	Central Vertical Mixed-Use Overlay	VR	Reference/Notes
Residential Floor Area Ratio (FAR)	Min	N/A	N/A	N/A	0.75	2.5	N/A
	Base	2.5	1.25	0.5	3.0	5.0	1.25	Chapter 18.702 IMC
	Max	3.5	2.0	0.5	5.0	8.0	3.0	Chapter 18.514 IMC, Affordable Housing
Nonresidential Floor Area Ratio (FAR)	Min	N/A	N/A	N/A	0.55	2.5	N/A
	Base	1.25	1.0	0.5	1.25	5.0	1.0	Chapter 18.702 IMC
	Max	3.5	2.0	0.5	5.0	8.0	3.0

C. Per Table 18.404.150(B), base floor area ratio (FAR) is the maximum development allowed by right. Maximum FAR is the level developments may build up to if they meet conditions for the development bonus program as described in Chapter 18.514 IMC.

D. Properties located in the Urban Core zone must meet a minimum density for residential and mixed-use developments of 36 units/developable acre, the requirement for Urban Center/Regional Growth Center development.

1. The maximum base height for vertical mixed-use overlay is 85 feet. All other standards are consistent with those in Table 18.404.100(B) for the Urban Core zone.

2. Ground Floor Height Requirements. For buildings located within the areas where there are required ground floor frontages as determined by Figure 18.404.150(D), Central Issaquah Vertical Mixed-Use Overlay, ground floor height must be a minimum of 15 feet and a maximum of 20 feet.

3. Ground Floor Use Requirements. Food and beverage, retail/service and retail/service.

4. Specific land uses permitted in the Vertical Mixed-Use Overlay area required within the ground floor of buildings in the following locations:

a. Required ground floor frontages per Figure 18.404.150(D), Central Issaquah Vertical Mixed-Use Overlay; and

b. At intersections for a minimum distance of 60 feet from the corner.

F. IMC 18.514.040 through 18.514.050, Central Issaquah Density Bonus Program, provide criteria and standards for commercial and residential development in Central Issaquah to obtain additional density and FAR by the provision of affordable housing and/or open space.

G. IMC 18.514.060, Required affordable housing, makes provision for required affordable housing in the Vertical Mixed-Use Overlay zone. (Ord. 3088 § 3 (Exh. A), 2025; Ord. 3031 §§ 2 (Exh. B), 3, 2023; Ord. 3015 § 2 (Exh. C), 2023).

18.404.160 Issaquah Highlands form and intensity standards.

A. This section applies to the subareas of Issaquah Highlands, as designated in IMC 18.706.020, Applicability.

B. In addition to the minimum form and intensity standards, Issaquah Highlands may have additional requirements. Table 18.404.160(F) establishes the standards for the zones and overlays where additional restrictions apply.

1. Minimum first floor height is 15 feet in mixed-use nonresidential or mixed-use residential buildings.

2. Floor Area Ratio (FAR). A minimum FAR of 1.0 is required for nonresidential development or redevelopment.

C. Impervious Surfaces. Each property, parcel, tract, etc., may have up to 100 percent impervious surface as allowed by current stormwater standards in the City; however, the Architectural Review Committee, Urban Design Guidelines, and other standards may result in less than 100 percent impervious surface being allowed.

D. Body of building must meet setback shown; architectural elements may be three feet from property line except adjacent to an alley where a four-foot setback must be maintained. No setback is required for attached structures.

E. Setbacks for multifamily uses and CF-FPO only apply when adjacent to SF zones.

F. The Architectural Review Committee may apply more restrictive setbacks than the City.

Zone	Building Height	Lot Size	Setbacks
Zone	Building Height	Lot Size	Front	Rear	Side
UV-SF	45 feet	No limit	0 feet	4 feet	4 feet
UV-MF	60 feet	No limit	0 feet	5 feet	5 feet
UV-COM/RET (Commercial)	85 feet	No limit	0 feet	20 feet	10 feet
UV-COM/RET (Retail)	40 feet	No limit	0 feet	20 feet	10 feet
UV-MUR	85 feet	No limit	0 feet	20 feet	10 feet
CF-FPO	35 feet	No limit	0 feet	20 feet	10 feet

G. Based on their unique regulatory structure, development capacities in these subareas are established in the following table:

Parcel Number	Land Use	Zoning Cap	Current Project Name/Notes
3630400040	UV-SF-1	10 units	Issaquah Highlands South Expansion
3630360095	UV-MUR	107 units/5,532 GSF Ret/3,168 GSF Com	Discovery Heights Apartments (Block 24, Lot 1)
3630360050	UV-COM	90,000 GSF	Issaquah Highlands East 42 Block 20
2724069208	UV-COM/RET	1,626,337 GSF Com 225,250 GSF Ret 3 units	Note 1: Residential may be developed if it meets the minimum density of 5 dwelling units per acre. Note 2: 325,000 GSF of commercial are Mitchell Hill TDRs.
8663480070	CF-FPO	4,000 GSF Com	Town Center

(Ord. 3015 § 2 (Exh. C), 2023).

18.404.170 Talus form and intensity standards.

A. This section applies to the subareas Talus, as designated in IMC 18.708.020, Applicability.

B. In addition to the minimum form and intensity standards, Talus may have additional requirements. Table 18.404.170(G) establishes the standards for the zones and overlays where additional restrictions apply.

1. Minimum first floor height is 15 feet in mixed-use nonresidential or mixed-use residential buildings.

2. Floor Area Ratio (FAR). A minimum FAR of 1.0 is required for nonresidential development or redevelopment.

D. Body of building must meet setback shown; architectural elements may be four feet from property line except adjacent to an alley where a four-foot setback must be maintained. No setback is required for attached structures.

E. Setbacks for multifamily uses and CF-FPO only apply when adjacent to SF zones.

F. The Architectural Review Committee may apply more restrictive setbacks than the City.

G. Ten-foot setback from project boundary required for buildings in the office campus, i.e., Parcel 17A and B; see Figure 18.404.170(G).

Zone	Building Height	Lot Size	Setbacks
Zone	Building Height	Lot Size	Front	Rear	Side
UV-SF	45 feet	No limit	5 feet	5 feet	5 feet
UV-MF	60 feet	No limit	0 feet	5 feet	5 feet
UV-O	85 feet	No limit	0 feet	5 feet	5 feet
Timber Ridge	85 feet	No limit	0 feet	5 feet	5 feet
UV-VC	40 feet	No limit	0 feet	5 feet	5 feet
UV-MUR	85 feet	No limit	0 feet	5 feet	5 feet
CF-FPO	35 feet	No limit	0 feet	5 feet	5 feet

Figure 18.404.170(G). Talus Land Use Map

H. Based on their unique regulatory structure, development capacities in these subareas are established in the following table:

Parcel Number	Land Use	Zoning Cap	Current Project Name/Notes
2924069052	UV-SF	24 units	Talus Expansion Area – Emerick SEPA review and current impact fees are required to develop this property.
8562730090	UV-SF	90 units	Talus Div. A. The property must be subdivided such that there is no more than one unit per resulting lot.
8562810710	UV-SF UV-SF UV-MF	53 units 10 units 10 units	Talus Parcels 7 and 8: City – Park or zero energy. Zoning cap assigned: 63 single-family lots and one multifamily parcel designated for 10 units as approved and recorded.
8562780840; 8562780830	UV-VC	6,000 GSF VC	Talus Parcel 13/Village Center

(Ord. 3015 § 2 (Exh. C), 2023).

Issaquah City Zoning Code

PART IV

Zoning

18.402.010 Applicability.

B. Approval of a development with supplemental standards under other chapters of this Code does not alter the underlying zoning or density provisions of the subject site.

C. Per RCW 69.51A.250(3), cannabis cooperatives are prohibited in all zoning districts of the City.

D. RCW 70.105.225 requires all local governments to designate zones for on-site, hazardous waste facilities, according to State siting criteria.

E. Uses related to gambling, such as card rooms, must also comply with Chapter 5.28 IMC, Gambling. (Ord. 3067 § 1 (Exh. A), 2024; Ord. 3015 § 1 (Exh. B), 2023).

18.402.020 Table of permitted uses.

LAND USES	ZONING DISTRICTS																								REFERENCES/NOTES
	RESIDENTIAL							MIXED-USE														COMMERCIAL
																UV-Com/Ret
	C-Res	SF-D	SF-E	SF-S	SF-SL	UV-SF	UV-MF	CBD	MF-H/MF-HES	MF-M/MF-MOT	MU	MUR	MU-CI	PO	UC	UV-Com	UV-Ret	UV-MUR	UV-O	UV-VC	VR	IC	IC-CI	M
AGRICULTURE/RESOURCE
Botanical Gardens, Arboretum	P		P					P			P		P	P	P						P	P	P
Commercial or Public Greenhouses	P		P					P			P		P	P								P	P
Crop Production, Livestock, Orchards/Horticulture: Tree Farm	P		P
Hatchery, Fish/Fish Preserve																									Governed by Shoreline Master Program; see Chapter 18.804 IMC
Horse Stables/Boarding/Riding Schools/Hobby Farm	P		P
Kennel, Commercial/Boarding	P		P								P		P									P	P
Natural Resources Research	P		P
Pet Day Care/Pet Shop								P			P	P	P		P	P	P	P	P	P		P	P
Veterinary Hospital/Clinic														P											See Medical
AUTOMOTIVE
Automobile Insurance Service Center											P		P	P	P						P	P	P
Auto and Truck Maintenance/Service Station											P		P		P							P	P
Auto Parts and Accessories (e.g., tires, batteries)																									See Retail/Service, General
Automobile Gas with or without Service Station								P			P		P	P	P		P	P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Automobile and Truck Rental											P		P		P							P	P
Automobile and Truck Sales/Dealership											P				P	P		P				P	P		See IMC 18.502.110, Motor vehicle sales/dealership use in UV-Commercial UV-MUR use allowed in Issaquah Highlands only
Automotive Wrecking or Dismantling Yard																						P	P
Car Wash											P		P		P							P	P
Garage, Commercial								P			P	P	P	P	P	P	P	P	P	P	P	P	P
Large Vehicle and Heavy Equipment Sales/Dealership (RV, tractor trailer, construction equipment, etc.)															P							P	P
Motorcycle Sales											P		P			P		P				P	P		See IMC 18.502.110, Motor vehicle sales/dealership use in UV-Commercial UV-MUR use allowed in Issaquah Highlands only
Paint and Body Repair Shops																						P	P
Parking Lot, Commercial								P			P		P	P	P	P	P	P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Storage, Outdoor																									See Industrial/Intensive Commercial
Tire Rebuilding and Recapping																						P	P
FOOD AND BEVERAGE
Bar/Tavern (with or without live entertainment)								P			P	P	P	P	P	P	P	P	P	P	P	P	P
Butcher Shop/Meat Market								P			P	P	P	P	P		P	P		P		P	P
Brewery/Microbrewery/Winery								P			P		P	P	P	P		P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Coffee/Espresso Stand																									See Retail/Service, General
Confectionery/Candy Store																									See Retail/Service, General
Delicatessen (Deli)/Specialty Food Store								P			P	P	P	P	P	P	P	P		P		P	P
Grocery Store: Large Scale (over 45,000 sq. ft.)											P		P		P		P	P		P		P	P
Grocery Store: Midscale (4,000 – 45,000 sq. ft.)								P			P	P	P	P	P		P	P		P		P	P
Grocery Store/Convenience Store: Neighborhood Scale (up to 4,000 sq. ft.)								P	P	P	P	P	P	P	P		P	P		P	P	P	P
Liquor Store								P			P		P	P	P		P	P		P		P	P
Restaurant/Cafe/Coffee Shop								P			P	P	P	P	P	P	P	P	P	P	P	P	P
Restaurant/Cafe/Coffee Shop (w/drive-through)											P		P	P	P	P	P		P		P	P	P		See IMC 18.600.040 and 18.604.120
Twenty-Four-Hour Operation of Any Permitted Food and Beverage Use								P			P			P								P
HOTEL/LODGING
Hotel, Motel, Time Share Lodging								P			P		P	P	P	P		P	P		P	P	P
Bed and Breakfast, Inn								P			P	P	P	P	P	P		P	P	P	P	P	P
Conference Center								P			P		P	P	P	P		P				P	P		UV-MUR use allowed in Issaquah Highlands only
INDUSTRIAL/INTENSIVE COMMERCIAL
Adult Entertainment Facilities																						P	P
Agricultural Food Processing and Storage											P		P									P	P
Alternative Energy System – Solar/Geothermal/Electric Vehicle Infrastructure	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P	P	P	P
Alternative Energy System – Wind (Demonstration Project)											P		P	P	P						P	P	P
Boat Building, Sales and Repair																						P	P
Building Material: Storage and Sales											P		P		P							P	P
Canning, Bottling, Preserving and/or Packaging of Foods and/or Beverages								P			P		P		P							P	P
Clothing Fabrication																						P	P
Contractor/Trade Office (with accessory shop and no outdoor storage)											P		P	P	P						P	P	P
Creamery, Dairy or Bottling Plant								P			P		P									P	P
Distribution Center/Warehouse/Shipping											P			P							P
Feed Store and Agricultural Supply								P			P		P		P							P	P
Flex Space/Commercial Space (without retail)												P	P		P	P	P	P	P		P		P
Hazardous Waste Storage and/or Treatment Facilities																						P	P
Heliport/Helipad/Helistop											P			P								P			Permitted as an accessory use only
Manufacturing, Light (indoor and 30,000 sq. ft. or less)											P		P	P	P							P	P
Manufacturing, General																						P	P
Machine Shop																						P	P
Marijuana Producer or Processor (recreational)																						P	P
Printing and Publishing								P			P	P	P	P	P						P	P	P
Raw Materials Processing (wood, metal, etc.)																						P	P
Recycling Center																						P	P
Research and Development Lab														P	P						P	P	P
Sand Blasting																						P	P
Storage, Outdoor																						P	P
Storage, Self (completely enclosed)											P			P		P		P				P			UV-MUR use allowed in Issaquah Highlands only
Welding Shop																						P	P
MEDICAL
Ambulance/Emergency Facility (private)								P			P		P	P	P						P	P	P
Drugstore/Pharmacy												P	P		P	P	P	P	P	P	P		P
Hospital											P		P	P	P	P		P	P			P	P
Medical and Dental Office/Clinic (e.g., massage, laboratory, rehabilitation, chiropractor, naturopath)																									See IMC 18.402.020, Office/Professional
Veterinary Hospital/Clinic (animal)								P	P		P		P	P	P		P	P		P	P	P	P
MINERAL RESOURCE
Asphalt/Concrete Mixing (SIC Nos. 2951, 3271, and 3273)																						P		P	Only as an accessory use to a primary mineral extraction use, or as a continuation of a mineral processing use including asphalt and concrete production and recycling, established prior to August 2, 1999 See IMC 18.504.060, Mineral Resource zone development standards, and Table 18.802.380(A), CARA Prohibited and Restricted Uses
Mineral Extraction (SIC Nos. 10, 12, 14)																						P		P	See IMC 18.504.060, Mineral Resource zone development standards, and Table 18.802.380(A), CARA Prohibited and Restricted Uses
OFFICE/PROFESSIONAL
Office/Professional: Large Scale (over 30,000 sq. ft. gross floor area)											P		P	P	P	P	P	P	P	P	P	P	P
Office/Professional: Midscale (4,000 – 30,000 sq. ft. gross floor area)								P			P	P	P	P	P	P	P	P	P	P	P	P	P
Office/Professional: Neighborhood/Residential Scale (1,500 – 4,000 sq. ft. gross floor area)					P			P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Office/Professional: Residential Scale (under 1,500 sq. ft. gross floor area)					P			P	P	P	P	P	P	P	P	P	P	P	P	P		P	P
Twenty-Four-Hour Operation of Any Permitted Office/Professional Use								P			P		P	P								P	P
Drive-Through Window/Station Facility with Any Permitted Office/Professional/Financial Use								P			P	P	P	P	P	P	P		P		P	P	P		See IMC 18.600.040 and 18.604.120
PUBLIC/QUASI-PUBLIC
Banquet/Meeting/Reception Hall (public or private)	P	P	P	P	P			P	P	P	P	P	P	P	P	P		P	P		P	P	P
Bus, Taxi, Van, Transit Storage Facilities											P			P								P	P
Cemetery and/or Nonaccessory Columbarium				P
Religious/Memorial Facilities	P	P	P	P	P			P	P	P	P	P	P	P	P	P		P	P			P	P
Community Center	P	P	P	P	P		P	P	P	P		P		P	P	P	P	P	P	P		P	P
Environmental Improvements	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Essential Public Facility													P	P	P						P	P	P
Facility, Secure Community Transition								P					P	P	P						P	P	P
Funeral Home/Mortuary								P	P	P	P		P	P		P		P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Government Facility: Offices; Fire/Police Station; Maintenance Site w/ or w/o Outdoor Storage; etc.		P		P	P			P	P	P	P	P	P	P								P	P
Memorial Chapel	P	P	P	P	P			P	P	P	P	P	P	P		P	P	P				P	P		UV-MUR use allowed in Issaquah Highlands only
Museum/Art Gallery/Nonprofit		P						P	P	P	P	P	P	P	P	P		P	P			P	P
Library		P						P	P	P	P	P	P	P		P		P	P			P	P
Park and Ride Parking Lot		P	P	P	P			P	P	P	P	P	P	P		P		P				P	P
Social Services		P		P	P			P	P	P	P	P	P	P	P	P	P	P				P	P		UV-MUR use allowed in Issaquah Highlands only
School, Preschool (Pre-Kindergarten)							P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, Elementary/Kindergarten		P	P	P	P			P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, Junior High/Middle		P	P	P	P			P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, High			P	P				P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, Vocational/Technical			P	P				P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, College or University			P	P				P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
School, Business								P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		School refers to public or private Only private schools allowed in UV-Ret and UV-O
RECREATION, OTHER
Amusement Parlors/Video Arcades								P			P		P	P	P	P		P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Billiards and Pool Hall								P			P		P	P	P	P		P				P	P		UV-MUR use allowed in Issaquah Highlands only
Bowling Alley											P		P		P	P		P				P	P		UV-MUR use allowed in Issaquah Highlands only
Card Room – Commercial															P										See Chapter 5.28 IMC, Gambling
Golf – Driving Range, Course w/ or w/o Club House		P	P	P	P				P	P	P	P	P	P								P	P
Golf – Mini Golf											P		P	P	P							P	P
Health/Fitness Club								P			P	P	P	P	P	P	P	P		P	P	P	P
Karate School/Dance/Yoga/Pilates Studio								P			P	P	P	P	P	P	P	P		P		P	P
Marina, Sailing Club																									Governed by Shoreline Master Program. See Chapter 18.802 IMC
Shooting Range – Indoor													P			P		P				P	P		UV-MUR use allowed in Issaquah Highlands only
Theater, Live and Movie								P			P		P		P		P	P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
RECREATION, OUTDOOR
Sports Fields		P	P	P	P			P	P	P	P	P	P	P	P						P	P	P
Campground	P		P
Boat Launching and Docking Areas																									Governed by Shoreline Master Program. See Chapter 18.802 IMC
Park, Neighborhood/Community	P	P	P	P	P			P	P	P	P	P	P	P	P							P	P
Stadium/Arena w/ or w/o Open Air Amphitheater								P	P		P		P	P	P						P	P	P
Swimming Pool		P	P	P	P			P	P	P	P	P	P	P	P						P	P	P
Trailhead	P	P	P	P	P			P	P	P	P	P	P	P	P						P	P	P
Zoological Park/Garden			P												P
RESIDENTIAL																									See IMC 18.500.524, Conversion of Existing Buildings to Multifamily Residential, for development applications converting existing buildings to multifamily use.
Day Centers/Night Shelters								P			P		P	P	P	P		P	P		P	P	P		See IMC 18.500.130 for standards
Dwelling, Cottage Housing		P	P	P	P	P		P	P
Dwelling, Courtyard Housing								P	P			P
Dwellings, Single-Family: Detached (including manufactured homes)	P	P	P	P	P	P		P	P	P	P	P	P	P
Dwellings, Middle Housing (Single-Family Attached, Duplex, Triplex, Fourplex, and Townhome)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P			P			P
Dwellings, Multifamily (five or more units)							P	P	P	P	P	P	P	P	P			P			P				See IMC 18.500.060, Senior housing standards. See IMC 18.514.060, Required affordable housing
Emergency Housing										P			P	P	P	P		P	P		P	P	P		See IMC 18.500.120 for standards
Transitional Housing	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P		P	P	P		See IMC 18.500.120 for standards
Permanent Supportive Housing	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P	P		P	P	P		See IMC 18.500.120 for standards
Adult Family Home/Group Care Facility, Community/Crisis Residential Center	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P			P			P	P	P
Assisted Living Facility		P			P			P	P	P	P	P	P	P	P	P	P	P	P		P				See IMC 18.514.060, Required affordable housing
Housing, Cluster from Two to Five Acres (minimum two acres)	P	P	P	P	P			P	P	P		P		P							P				See IMC 18.514.060, Required affordable housing
Housing, Cluster: Five Acres or Greater	P	P	P	P	P			P	P	P		P									P
Housing, Co-Living							P	P	P	P	P	P	P	P	P			P			P
Micro Units												P	P		P
RESIDENTIAL: ACCESSORY USES
Accessory Dwelling Unit	P	P	P	P	P	P	P	P	P	P	P	P	P	P				P			P				See IMC 18.500.090, Accessory dwelling unit standards
Family Day Care Center	P	P	P	P	P			P	P	P	P	P	P	P	P	P	P	P			P	P	P		UV-MUR use allowed in Issaquah Highlands only
Home Business																									See IMC 18.502.120, Home business
Live/Work Units							P			P								P
Resident Club House	P	P	P	P	P		P	P	P	P	P	P	P	P				P
Satellite Dish/Broadcast and Receiving Towers								P	P	P	P	P	P	P
RETAIL/SERVICE
Twenty-Four-Hour Operation of Any Permitted Retail/Service Use								P			P		P	P	P							P	P
Day Care Center							P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Dry Cleaning and Pressing Shop								P			P	P	P	P	P	P		P		P	P	P	P		See critical area recharge areas, IMC 18.802.380, Regulated activities
General Retail Service, equal to or greater than 125,000 sq. ft. gross floor area													P		P	P		P	P	P			P
General Retail Service, up to 125,000 sq. ft. gross floor area													P		P	P		P	P	P
Marijuana Retailer (recreational)											P		P	P	P							P	P		See IMC 18.502.090
Personal Grooming Services								P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Retail/Service, General: Large Scale (over 30,000 sq. ft. gross floor area)											P		P		P	P		P	P	P		P	P
Retail/Service, General: Midscale (4,000 – 30,000 sq. ft. gross floor area)								P			P	P	P	P	P	P		P	P	P		P	P
Retail/Service, General: Neighborhood Scale (under 4,000 sq. ft. gross floor area)								P	P		P	P	P	P	P	P	P	P	P	P		P	P
Drive-Through Window/Station Facility with Any Permitted Retail/Service Use											P	P	P	P	P	P	P		P		P	P	P		See IMC 18.600.040 and 18.604.120
TEMPORARY
Outdoor Retail Display/Sidewalk Sale																									See Chapter 18.510 IMC, Temporary Uses and Structures
Real Estate Sales Office	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P		P		P	P		See Chapter 18.510 IMC, Temporary Uses and Structures
Satellite Dish/Broadcast and Receiving Towers							P	P			P	P	P	P	P	P	P	P				P	P		See Chapter 18.512 IMC, Wireless Communication Facilities UV-MUR use allowed in Issaquah Highlands only
Food Trucks							P	P	P	P	P	P	P	P	P	P	P	P		P	P	P	P		See Chapter 18.510 IMC, Temporary Uses and Structures
Vending Stand Including Seasonal Items/Christmas Trees						P		P			P	P	P	P	P	P	P	P	P	P	P	P	P		See Chapter 18.510 IMC, Temporary Uses and Structures
UTILITIES
Utility Facility, Major	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Utility Facility, Minor	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Wireless Communication Facility																									See Chapter 18.512 IMC, Wireless Communication Facilities

18.402.030 Conservancy-Recreation – Community Facilities zones permitted uses.

LAND USES	ZONING DISTRICTS							REFERENCES/NOTES
LAND USES	CF-F	CF-FPO	CF-OS	CF-OSPO	CF-R	CF-RPO	C-Rec	REFERENCES/NOTES
ACCESSORY FOOD/RETAIL/SERVICE
Banquet/Meeting/Reception Hall (public or private)	P	P
Caretaker Residence	P
Day Care Operations	P	P						See IMC 18.522.010
General Retail/Grocery/Food Service, Accessory: Neighborhood Scale (4,000 sq. ft. or less gross floor area)	P	P
Mailing Service	P				P
Parking Lot or Garage	P	P				P
Restaurant/Cafe/Coffee Shop	P	P			P
Vending Stand, Nonaccessory: including espresso, food, food trucks, and general retail merchandise	P	P			P	P		See IMC 18.510.040
ACCESSORY, TEMPORARY
Alternative Energy System – Solar/Geothermal	P				P
Alternative Energy System – Wind (Demonstration Project)	P				P
Buildings/Structure	P				P			See IMC 18.802.380
Recycling Center	P							See IMC 18.802.380
Satellite Dish/Broadcast and Receiving Towers	P							See Chapter 18.512 IMC
AGRICULTURE/RESOURCE
Botanical Gardens, Arboretum	P				P
Greenhouse/Tree Farm/Plant Nursery	P							See Chapter 18.506 IMC
Horse Stables/Boarding/Riding Schools	P
Natural Resources Research	P		P		P
RESIDENTIAL
Caretaker Residence: Detached (including manufactured homes)	P				P
Resident Club House	P				P
INDUSTRIAL/INTENSIVE COMMERCIAL
Heliport/Helipad/Helistop	P							Permitted as an accessory use only
OFFICE/PROFESSIONAL/FINANCIAL AND PARKING
Office/Professional/Financial: Large Scale (over 30,000 sq. ft. gross floor area)	P	P
Office/Professional/Financial: Midscale (4,000 – 30,000 sq. ft. gross floor area)	P	P			P			Permitted as an accessory use only in CF-R
Office/Professional/Financial: Neighborhood Scale (1,500 – 4,000 sq. ft. gross floor area)	P	P			P			Permitted as an accessory use only in CF-R
Office/Professional: Residential Scale (1,500 sq. ft. or less gross floor area)	P	P			P			Permitted as an accessory use only in CF-R
Park and Ride Parking Lot	P				P
PUBLIC/QUASI-PUBLIC
Bus, Taxi, Van, Transit Storage Facility	P
Cemetery and/or Columbarium	P
Community Center	P	P				P
Environmental Improvements	P	P	P	P	P	P	P
Essential Public Facility	P
Government Facility: Fire/Police Station/Maintenance Site w/ or w/o Outdoor Storage; etc.	P				P			See Chapter 18.506 IMC
School/Museum/Library/Art Gallery/Nonprofit Organizations	P
RECREATION
Billiards/Pool Hall/Bowling Alley	P
Campground	P				P		P
Stadium/Arena w/ or w/o Open Air Amphitheater	P	P						CF-FPO as determined by Director
Collecting Natural Materials/Historic Artifacts	P		P		P
Golf/Driving Range/Mini/Course	P				P			See IMC 18.802.380
Health/Fitness/Dance Club/Studio	P
Park, Neighborhood/Community	P	P		P	P	P	P
Scientific Research	P		P		P
Shooting Range	P				P
Shooting Range – Indoor	P
Special/Group Events	P	P	P		P
Sports Fields	P	P			P	P		CF-RPO allows play fields without structures
Stewardship Activities	P		P		P
Swimming Pool	P
Trailhead	P	P	P	P	P	P	P
Trailhead with Restroom Facilities	P	P	P		P	P
Trailhead with Interpretive Center	P		P	P	P
Vending Stand, Accessory: including food, beverages, flowers, seasonal items (i.e., pumpkins, Christmas trees)	P	P			P	P		See Chapter 18.510 IMC
Zoological Park/Garden	P
UTILITIES
Utility Facility, Major or Minor	P	P	P	P	P	P	P	CF-OS and CF-OSPO only allowed if no viable alternative

(Ord. 3015 § 1 (Exh. B), 2023).

18.400.010 Intent and purpose.

18.400.020 Mapping and designation.

A. The intent of this section is to provide standards to interpreting and determining zoning boundaries.

B. When zoning boundaries follow, or approximately follow, the following features, the actual zoning boundary will match that boundary, edge, or line of:

1. City limits.

2. Lake and stream centerlines. In the event of a natural change in the lake’s or stream’s centerline, the zoning boundaries will also change.

3. Real property, lot, or tract boundary lines.

4. Railroad center lines.

5. Shoreline actual high water marks. In the event of a natural change in the high water mark of the shoreline, the zoning boundaries will also change.

6. Street and alley centerlines.

2. When a right-of-way is vacated, that vacated right-of-way will acquire the classification of the adjacent property to which it reverts ownership.

D. Any property within the City not within a zone designation under the official zoning map acquires the same zone designation as the adjacent property with the least intensive zone.

18.400.030 Establishment of zones.

A. Establishment of Zones. In order to regulate uses of land, buildings, and structures, the City is divided into categories of zones:

1. Residential zones.

2. Mixed zones.

3. Commercial zones.

4. Community and resource zones.

B. A listing of all zones is set forth in Table 18.400.030.

Zone Name	Abbreviation
RESIDENTIAL ZONES
Conservancy-Residential	C-Res
Single-Family – Duplex	SF-D
Single-Family – Estates	SF-E
Single-Family – Small Lot	SF-SL
Single-Family – Suburban	SF-S
Urban Village – Multifamily	UV-MF
Urban Village – Single-Family	UV-SF (UVSF-1 and UVSF-0)
MIXED ZONES
Cultural and Business District	CBD
Mixed-Use	MU
Mixed-Use – Central Issaquah	MU-CI
Multifamily – High	MF-H
Multifamily – Medium	MF-M
Mixed-Use Residential	MUR
Professional Office	PO
Urban Core	UC
Urban Village – Commercial	UV-Com/Ret	UV-Com
Urban Village – Retail	UV-Com/Ret	UV-Ret
Urban Village – Mixed-Use Residential	UV-MUR
Urban Village – Office	UV-O
Urban Village – Village Center	UV-VC
Village Residential	VR
COMMERCIAL ZONES
Intensive Commercial	IC
Intensive Commercial – Central Issaquah	IC-CI
Mineral Resources	M
COMMUNITY AND RESOURCE ZONES
Community Facilities – Facilities	CF-F
Community Facilities – Facilities Privately Owned	CF-FPO
Community Facilities – Open Space	CF-OS
Community Facilities – Open Space Privately Owned	CF-OSPO
Community Facilities – Recreation	CF-R
Community Facilities – Recreation Privately Owned	CF-RPO
Conservancy-Recreation	C-Rec
Tradition Plateau Natural Resource Conservation Area	TP-NRCA