1. Permit the use of outdoor lighting that does not exceed the minimum levels specified in IES recommended practices for night-time safety, utility, security, productivity, enjoyment, and commerce;

2. Minimize adverse off-site impacts of lighting such as light trespass and obtrusive light;

3. Curtail light pollution, reduce skyglow (a form of light pollution), and improve the nighttime environment for layperson enjoyment and scientific study of astronomy;

4. Protect adjacent uses, and natural and critical areas, from excessive adverse effects and spillover light and glare generated by outdoor exterior building and/or site lighting;

5. Conserve energy and resources to the greatest extent possible; and

6. Ensure a safe, attractive, functional environment that is designed for the range of anticipated after dark activities and needs of residents, businesses, pedestrians, and bicyclists while minimizing negative lighting impacts. (Ord. 3017 § 5 (Exh. F), 2023).

1. All new and replacement lighting for existing structures on single-family lots.

2. Areas subject to an active development agreement.

3. Lighting levels and technical standards within public right-of-way, private roads, or easements for the principal purpose of illuminating streets or roads, except no exemption is given for any lighting within the public right-of-way or easement installed for the purpose of illuminating areas outside the public right-of-way or easement, unless regulated by Chapter 12.04 IMC, Street Standards.

4. Lighting solely for signs. See Chapter 18.612 IMC, Signs.

5. Repairs to existing luminaires not exceeding the threshold established in IMC 18.610.090.

6. Temporary lighting for theatrical, television, and performance areas, approved as part of a special event permit in accordance with Chapter 5.14 IMC, Special Event/Special Use Permit.

7. Permanent or temporary lighting using unshielded strings of lights, such as for lighting outdoor dining or patios with individual lamps, that are less than 70 lumens and that comply with dark sky hours.

8. Temporary seasonal/festival lighting; provided, that individual lamps are less than 70 lumens and that comply with dark sky hours. Seasonal/festival lighting is defined as temporary lighting installed and operated in connection with holidays or festivals for periods not to exceed 60 days, completely removed and not operated again for at least 30 days. Buildings may be outlined as part of this temporary seasonal/festival lighting if the outlining is with individual white bulbs limited as allowed by this section. Temporary seasonal/festival lighting may be subject to approval as part of a special event permit in accordance with Chapter 5.14 IMC, Special Event/Special Use Permit.

9. Lighting that is only used under emergency conditions. Emergency conditions are defined as lighting that is only energized during a situation that poses an immediate risk to health, life, property, or environment, such as lighting fed from a backup power source, lighting used during a natural disaster, or lighting for security purposes used solely during an alarm.

10. Lighting specifically approved in a special event/special use permit, authorized by Chapter 5.14 IMC, Special Event/Special Use Permit. Lighting that would otherwise be prohibited by this Code may be approved; provided, that lighting that would be inconsistent with the intent or provisions of Chapter 5.14 IMC, shoot into the sky, negatively impact residences, or create unsafe situations for motorists will not be approved.

11. Lighting activated via motion sensors for security or similar purposes provided lighting is set to automatically time out and shut off and is designed to emit most light downward on areas within the subject property. (Ord. 3088 § 6 (Exh. A), 2025; Ord. 3017 § 5 (Exh. F), 2023).

1. Temporary lighting in which any single luminaire exceeds 20,000 initial luminaire lumens or the total lighting load exceeds 160,000 lumens.

2. Aerial lasers.

3. Searchlights.

4. Other very intense lighting defined as having a light source exceeding 200,000 initial luminaire lumens or an intensity in any direction of more than 2,000,000 candelas.

5. Any lighting that may be confused with warning signals, emergency signals, or traffic signals.

6. Blinking, flashing intermittent, and/or moving lights.

7. Accent lighting (as defined and regulated in IMC 18.610.060(F)) on those portions of a building or on objects adjacent to I-90 ROW, including on and off ramps, to prevent glare or distraction to motorists and maintain the Mountains to Sound character and vision of the City frontage, except for lighting of United States Federal flags and lighting of architecture and landscape below 15 feet. See IMC 18.610.060(F)(3)(b).

8. Light spillover at more than three-tenths footcandles at the edge of any required critical area buffer, whether on or off site, to ensure that light diminishes further toward the applicable critical area except related to publicly owned trails. See IMC 18.610.080(C)(9).

9. At any property line or project boundary of the applicable site, light spillover in light zones LZ 0, LZ 1, LZ 2 at more than three-tenths footcandles and in light zone LZ 3 at more than eight-tenths footcandles.

10. Neon or other lighting outlining buildings or roofs such as LEDs that form a continuous line of any color.

11. Decorative or other nonessential light allowing beams and illumination to shine upon a street, highway, sidewalk, or that project a decorative pattern or image onto the street, highway, or sidewalk using such beam or illumination. (Ord. 3017 § 5 (Exh. F), 2023).

1. A project whose use is not listed in subsection (D)(2) of this section and is below both the following thresholds may choose to use Performance Method A:

2. Maximum On-Site Lighting.

3. Allowed Luminaire Backlight, Uplight, and Glare (BUG) Ratings.

1. Any project or property that is subject to this section and that does not qualify to use Performance Method A (see subsection C of this section) must use Performance Method B. A project may also elect to use Performance Method B to allow more flexibility in design or luminaire selection.

2. Any complex lighting use, as listed below, must use Performance Method B:

3. The entire outdoor lighting design shall be analyzed using industry standard lighting software including interreflections in the following manner:

4. The design complies with this section if:

1. Technical Lighting Requirements.

2. Pole-Mounted Lights and Streetlights. The following mounting heights in Table 18.610.060(E)(2) apply for new or replaced luminaires or streetlights, unless they are located in the right-of-way.

3. All pole-mounted lights and streetlights in the right-of-way must comply with Chapter 12.04 IMC, Street Standards.

1. Accent lighting does not impact the function and safety of an area but is purely decorative, or used to illuminate architecture and/or landscaping, and installed for aesthetic effect. This could include lighting for building façades, architectural features, landscaping, public art, or flags.

2. Prohibited Accent Lighting.

3. Allowed Accent Lighting.

4. General Standards for Accent Lighting.

1. Outdoor lighting may not be aimed onto adjacent properties including low voltage and line voltage landscape lighting. In addition, shielded directional flood lighting must be aimed so that direct glare is not visible from adjacent properties. Lighting activated via motion sensors for security or similar purposes must be set to automatically time out and shut off.

2. No luminaires may be placed at more than 15 feet above grade.

3. If a United States flag will be flown at night, it may be lit to the minimum necessary to comply with Federal law.

4. Unshielded luminaires are prohibited except as specifically identified in Table 18.610.070(C). All outdoor luminaires must be fully shielded.

5. For docks lighting on Lake Sammamish, refer to Chapter 18.804 IMC, Shoreline Master Program.

1. One partly shielded or unshielded luminaire at the main entry, not exceeding the allowed lumen output for maximum allowed luminaire lumens for unshielded luminaires at one entry only. “Partly shielded luminaire” is defined as a luminaire with opaque top and translucent or perforated sides, designed to emit most light downward.

2. Luminaire lumens are calculated by multiplying the initial lamp lumens for a lamp by the number of lamps in the luminaire. (Ord. 3017 § 5 (Exh. F), 2023).

1. Illumination of the entire volume, encompassing horizontal and vertical elements, is a key ingredient in perception of the space. Illuminating only the horizontal (ground) plane will result in spaces perceived to be uninteresting or unsafe. Lighting must be used to illuminate the entire volume as a key ingredient in perception of the space.

2. Illumination levels vary depending on activities. The overall illumination must be the minimum necessary to achieve its purpose. Specific elements should be emphasized with slightly higher light levels such as plazas, and pedestrian circulation paths such as stairs, ramps, abrupt changes in walking direction, crossing vehicle lanes, or other changes in elevations that can become trip hazards.

3. The types and locations of lights contribute to the public realm not only in the nature of light, but the nature of the fixtures. Streetlights, lit bollards, sconces, and gooseneck lamps, for example, all have a presence that shapes the urban character, whether they are illuminated or not. Use fixtures and locations that contribute to the neighborhood’s or project’s form and help shape the character whether illuminated or not.

4. Where off hours lighting is desired for security purposes (such as at loading docks and employee entrances) or for safety purposes (such as where lighting has been lowered or turned off for dark sky hours), motion sensors, astronomical clocks, or similar devices must be used. The following design standards apply:

5. Permanent lighting may not be attached to trees. Temporary, seasonal, or festival lighting may be placed in trees in a manner that does not harm the tree.

1. Streetlights will use the City’s master street light plan to identify public light fixtures in color, style, height, and other characteristics.

2. Streetlight poles must be located in pairs directly across the street from each other or staggered, resulting in an intentional pattern created by poles on both sides of the street.

3. Streetlight poles must be coordinated with other street elements, especially those that impact the fixture’s ability to illuminate the intended area. Street tree design must be coordinated with streetlight placement, to ensure both at installation and as the tree matures that streetlights will achieve the required lighting and uniformity levels.

4. For alleys, the minimum lighting necessary to ensure safety. Appropriate lighting may be provided by the lights associated with individual residences along the alley rather than streetlights or other shared lighting. Lighting should be placed to eliminate glare into adjacent uses. If lighting in alleys is located on private structures instead of independent fixtures, such as poles, lighting must be programmed to come on at dusk and be uniformly reduced at a specified time.

5. Pedestrian and/or bicycle facilities must be lit to ensure users are safe and feel safe.

6. Trail and pedestrian only routes must have lighting that creates a sense of safety without adversely affecting the surrounding uses, such as abutting residences. Trail lighting associated with critical areas is addressed in IMC 18.802.260.

7. Poles may be located on just one side of the pedestrian and bicycle facilities or paired or staggered like vehicular transportation facilities, as is appropriate to the character of the facility, urban design, and adjacent uses.

8. Lighting within and adjacent to critical areas must have no spillover light into the critical area in accordance with IMC 18.610.050(A)(8). Trails within critical areas must intentionally be left dark to protect the natural habitat for nocturnal animals and wildlife with the following exceptions:

9. Walking and biking routes must be lit to illuminate the faces of users, to a height of approximately six feet high. Spillover lighting from adjacent sidewalks, streets, buildings, etc., may fulfill this requirement and must be incorporated into the lighting calculations. Internally illuminated bollards may be used, and are appropriate to highlight pedestrian routes, demark changes between users (e.g., pedestrian and vehicular areas), steps or other grade changes. Illuminated bollards should not be the only light source when it is useful to illuminate people’s faces to create a sense of safety.

1. Outdoor amenity space must have low levels of uniform illumination for safety, with higher levels for focal points or areas of high activity, such as walking routes.

2. Recreation and children’s play areas must be illuminated if they are intended for use after dark with controls so that they are “off” after hours. Areas not intended for use after dark may not be illuminated.

1. Primary building entrances and individual entrances to retail or other separate uses and residences along streets, plazas, trails, and similar uses shall highlight the entries with lighting. This does not apply to employee-only entrances or entries used only for exiting.

2. To avoid glare and minimize distraction, canopy lighting, such as with automobile fueling stations, hotel or hospital entrances must be contained by the canopy design and luminaire selection and shall not be mounted to the canopy sides (fascia) or top. (Sign lighting on the sides of the canopy is regulated by Chapter 18.612 IMC, Signs.) This can be achieved by one of the following methods:

3. When the following are illuminated, lighting fixtures must be mounted, aimed, and shielded so that their beams fall within the primary playing area and so that no illumination is directed off site: outdoor performance venue and sport or recreation fields, for activities including sports, ballgames, and play. All luminaires must be directed or shielded so as to not be visible off site to roads or residences. Pole heights may only be as tall as necessary to meet lighting requirements for the class of play and facilities. Landscaping must be installed and incorporate evergreen trees located between the poles supporting the luminaires and adjacent residential uses.

4. Sports and Event Lighting. The main event lighting must be turned off no more than 30 minutes following the end of the event. A secondary lighting system with lower height and light level lighting must be used to facilitate patrons exiting the event location and for maintenance crews.

1. Lighting selected both on site and in the right-of-way must complement the historic character of Olde Town through complementing the City’s public light fixtures in color, style, and other architectural features.

2. Lighting shall be used through block passages and connections to and from parking.

3. At Olde Town’s gateways, lighting shall be used as one of the elements to highlight entrance into the neighborhood.

1. Structured parking, including the roof, must ensure no direct light spillover from fixtures or vehicles and must minimize glare spilling from garage fixtures and vehicles onto the adjacent roadways, off-site views, and residential areas, and eliminate or significantly reduce visibility of light sources by shielding the view of the light fixtures when viewed from outside the garage. Techniques include limiting openings or screening openings with architectural and/or landscape elements.

2. Light standards may not be located where they will interfere with or impinge on parking stalls, stacking areas, ingress or egress, or marked pedestrian routes.

3. Parking lot light poles must be located so that trees within the parking lots do not obscure the operation of the light pole. (Ord. 3017 § 5 (Exh. F), 2023).

1. An outdoor lighting permit is required for all lighting except:

2. Applicants must obtain all applicable permits associated with the proposed lighting before constructing, installing, replacing, or repairing the outdoor lighting, including permits required by other applicable codes. Other applicable permits may include, but are not limited to, other local, State, and Federal codes, including, but not limited to, electrical and energy codes and the Building Code.

3. Submittal Requirements.

1. Any new outdoor lighting must meet the requirements of this chapter.

2. Major additions for nonresidential and multiple dwellings governed by IMC 18.610.060. If a major addition occurs on a property, lighting for the entire property must comply with the requirements of this chapter. “Property” means all contiguous land in common ownership. For purposes of this section, the following are considered to be a major addition:

3. Minor modifications, additions, or new lighting fixtures for nonresidential and multiple dwellings governed by IMC 18.610.060.

4. Right-of-Way.

1. Integration. Sites that are designed to acknowledge and amplify the context of the surrounding urban and natural environment including, but not limited to, trees, creeks, and mountains.

2. Transportation Priorities. Pedestrian and bicyclist circulation needs that are higher priority than motorized circulation, while ensuring sites are designed for functional motorized transportation.

3. Sense of Place. Development that is designed to generate a sense of belonging, community, and interest. In some cases, development may be designed to establish distinct characteristics of different neighborhoods or districts.

4. Environmentally Sustainable Design. Development that incorporates the most effective and innovative sustainable green building program measures.

5. A Sense of Arrival. Sites that highlight unique design features and provide a sense of arrival in each district and development to establish distinct boundaries that are recognizable to the community.

6. Compatibility With Existing Features and Context. Sites that respond to and harmonize with existing features and buildings, such as adjacent creeks, internal and external views, solar orientation, and adjacent building design (see Figure 18.600.010(A)(6)).

1. Site and urban design standards applicable to all sites are addressed in IMC 18.600.040.

2. Site and urban design standards applicable to multifamily, commercial, mixed-use development, and single-family and townhouses are addressed starting in Article III of this chapter, as shown in the following table:

1. Development must integrate sustainable green building principles into designing site layout, orientation, and construction.

2. Required methods include, at minimum:

1. Raised planters and walls may be designed to be used for seating;

2. Planter strips may accommodate bioswales;

3. Raised utility vaults may be designed as playscape areas;

4. An emergency staging/fire lane area(s) may be designed to be used for recreation or informal gathering when not in use for emergencies;

5. Fire turnarounds may be integrated into plaza/trail/road configurations;

6. Parking lots and garages may be used as off-peak markets;

7. Low volume driving surface may be shared with pedestrians and bicyclists;

8. Nature trails and utility corridors may be combined;

9. Play elements that also educate;

10. Swales or pavers that manage stormwater and create community space opportunity; and

11. Utility and infrastructure cabinets may be surfaced with art, information, and maps.

1. Benches;

2. Pet relief stations;

3. Bike racks;

4. Art;

5. Decorative bollards;

6. Drinking fountains;

7. Transit or bus shelters;

8. Overlooks;

9. Informational and directional signage;

10. Interpretive kiosks;

11. Waste receptacles; and

12. Directories.

1. Motorized and nonmotorized connections must be provided in coordination with adjacent transportation facilities and City planned transportation facilities.

2. Parking, drive-throughs, and similar auto-dependent facilities must not impede pedestrian walkways and bicycle facilities, in accordance with Chapter 12.04 IMC, Street Standards.

3. Building and structure design must provide direct access to the Transportation Facilities in accordance with Chapter 12.04 IMC, Street Standards.

4. Barrier-free walkways providing the most direct route through a development must be provided between public entrances and the nearest public sidewalk, trail, or shared use corridor.

5. Walkways must meet the latest Americans with Disabilities Act (ADA) guidelines. (Ord. 3017 § 1 (Exh. A), 2023).

1. The building design and site between the natural area and the building must connect the building(s) and site uses to the natural area rather than divide them (see Figure 18.600.042(A)(1)).

2. Buildings must be designed to face the natural area and use natural materials and finishes that will age well over time.

3. Buildings must be designed with doors and windows making up 50 percent of the wall(s) oriented toward natural areas, to blur the transition between outdoor and indoor spaces along natural areas.

4. Upper floor must have building stepbacks that foster a graceful transition between the built and natural environments with a minimum stepback of five feet and maximum of 20 feet for all floors above the fourth floor that face the natural area, and shall be provided as follows:

5. Uses and activities shall be placed in the setback from the natural area, to orient to and build on its presence, rather than divide the site from the natural area.

6. Only native plant material landscape shall be used in the area between the building and the natural area.

7. Buildings shall be designed with balconies, stoops, porches and/or upper floor terraces facing the natural area. See example in Figure 18.600.042(A)(7).

8. Public walkways shall be provided between regulated creek or wetland open space and the building frontage.

9. For development adjacent to natural areas with water (such as wetlands, streams, and ponds), a water-oriented feature shall be provided, such as viewing platforms, trails, and outdoor seating areas accessible to the public while containing human and pet impacts with a barrier, railing, or fence.

10. Building activities and design that close off the building from the natural area are prohibited, including, but not limited to, utility rooms, storage, and solid walls with lack of windows and doors.

11. Driveways, parking loading areas, outdoor storage areas between buildings and open spaces/natural areas are prohibited. (Ord. 3017 § 1 (Exh. A), 2023).

1. Along the axis of existing transportation facilities except through block passages and trails, preserve the existing linear view;

2. If the existing circulation transportation facilities are curved, then the applicant must obtain a determination of the important views to be retained, by following the deviation process (IMC 18.600.110). The request must be reviewed and approved prior to approval of the project’s land use permit. For new transportation facilities, use views of the forested hillsides listed above as one criterion in determining appropriate layout; and

3. Design community spaces to preserve views along new and existing transportation facilities.

4. Floors above the mid-rise level for high-rise buildings must be horizontally separated from other high-rise buildings by 110 feet. Low-rise, mid-rise, and high-rise building locations may be adjusted as determined by the Director to ensure preservation of these view corridors.

5. The applicant may seek a deviation from this section by following the deviation process at IMC 18.600.110. (Ord. 3017 § 1 (Exh. A), 2023).

1. Intent. This subsection intends to ensure that mixed-use buildings that have commercial use on the ground floor display the greatest amount of visual interest and reinforce the character of the streetscape.

2. Applicability. This subsection applies to mixed-use buildings with a commercial use on the ground floor.

3. Standards. Buildings located along a public street must incorporate at least four of the following elements into any ground-floor, street-facing façade:

1. Intent. This subsection intends to ensure that entries facing the street are prioritized, and entries off through block passages will be additional and secondary to the street entrance. By locating entries facing the public realm, users will enter and exit the building from the street or passage, activating and animating the district.

2. Applicability. This subsection applies to commercial office uses.

3. Standards. Entries at commercial office uses must comply with the following:

b. Primary business and client entries must face the street and shall not be accessed directly from parking lots.

1. When buildings have ground floor individual dwelling units or main lobby entries oriented to the street or pedestrian realm, they contribute to the vitality and safety of the public realm through “eyes on the street” surveillance. By locating entries to face the street, courtyard, and/or through block passages, users will enter and exit the building from the street, activating and animating the public realm.

2. These standards intend to ensure ground-related residential units improve the experience for pedestrians and offer the opportunity for semi-private space to the residence. The design and placement of the building, windows, and semi-private space needs to balance the need for activity adjacent to sidewalks and public space while maintaining security and privacy for residents.

3. The design of residential buildings should reinforce a pedestrian-friendly and multimodal transportation environment. This might include stoops, private front yards, common gardens, courtyards or elevated first floor units.

1. Any building abutting a transportation facility must be oriented to the transportation facility.

2. Architectural elements must be used to provide a clearly identifiable and defensible entry visible from the street. For example, front porches with substantial depth, distinctive roof forms, architectural details, seating, railings, or alcoves may be used. Developments must include at least two of the following:

3. Architecture and landscape architecture features must be used to further enhance and identify the pedestrian entry experience. Primary building entries must include a clearly identifiable entry doorway visible from the adjacent transportation facility, enhanced landscaping, special paving, and pedestrian-scaled lighting and/or lighted bollards.

4. Ground floor residential entries must be oriented to the street, courtyard (if not adjacent to the street), or through block passage. If the doorway does not face the street, a clearly marked and well-maintained five-foot paved path must connect the entry to the sidewalk. They must also provide secure access directly to dwelling units or through elevator lobbies, stairwells, and corridors.

1. In addition to any required sidewalks or bike lanes, provide nonmotorized access and circulation by walkways, shared use paths and/or techniques such as linking cul-de-sacs, linking groups of buildings, and providing parallel routes that are permanent and recorded on plats and/or other required permit plans.

2. A required nonmotorized facility must provide pedestrian access from within the development to activity centers, parks, common areas, open spaces, schools or other public facilities, transit stops, public streets and/or existing nonmotorized facilities in adjacent developments served by public streets.

3. Stubs and/or routes for future connection may be required after an analysis of potential development on adjacent parcels and remaining opportunities to connect with collector and arterial streets.

4. At least one nonmotorized facility is required where block lengths or cul-de-sac lengths are 500 feet or more.

5. Nonmotorized facilities must be located the maximum distance possible from residential buildings that will still allow meeting the other requirements of this chapter. Landscaping must be provided within the setback in accordance with the requirements of Chapter 18.606 IMC, Landscaping. (Ord. 3017 § 1 (Exh. A), 2023).

1. A customer entrance to individual retail storefronts must be oriented to the street and directly accessible from the adjacent sidewalk;

2. Retail uses must have at-grade entries fronting sidewalks;

3. Secondary entries are permitted along a through block passage, alley, or parking lot;

4. Entries directly from parking lots must be limited to service, employee, and emergency access;

5. Entrances to business must be identifiable;

6. A minimum of 25 percent of the retail area must be oriented to pedestrians; and

7. Use of ramps or steps to access a retail storefront is prohibited.

1. Site walls must comply with the following standards:

c. Wall materials must complement the selected architectural styles, such as block or shotcrete covered soil nail walls (Figure 18.600.090(C)(2) shows an example for a noncompliant wall; while it is the right height, the style of wall is busy and detracts rather than complements the adjacent homes).

2. The following are prohibited:

1. Fence design should complement the character of the development such as split rail or informal fencing (e.g., vinyl, aluminum, etc.) in natural or transition areas, and more formal fencing (e.g., wood, wrought iron, etc.) in developed areas.

2. Fences adjacent to pedestrian facilities and community spaces must be four feet or less in height and partially view-obscuring. Fences screening utilities, service, loading, waste, etc., must be the same height as the equipment it is screening but not exceed eight feet, while complementary to the architecture and character of adjacent areas.

3. When fences are used to screen undesirable elements, then articulation, artwork, and/or landscape plantings must be added to soften the visual effect of the structure. If fences are used to screen facilities such as waste collection areas, full height fences (six to eight feet tall) shall be used.

4. Wood or wrought iron are preferred fencing, arbor, pergola, or trellis materials such as when along a property side that is visible to the public or abutting property owners. Hedge or impenetrable landscape may be substituted for fencing, but height restrictions do not apply.

1. Use of chain-link fencing is restricted, except when provided as follows:

2. Electric Fences. Electric fences are not permitted in any district except where additional fencing or other barriers prevent access to the electric fence by small children.

3. Barbed-Wire Fences. Barbed-wire fences may be used only in the following situations:

1. Separate containers must be provided for garbage, recyclables, and food waste. Each collection type must be located in the same outdoor enclosure or indoor room, using consistent methods. If a restaurant is an included use, room for a grease barrel must be provided. If a restaurant might be a future use, room for a future grease barrel is encouraged.

2. All trash compactors must be connected to sanitary sewer (separated from storm drains).

3. For dumpsters on rollers, the area at the front of the enclosure, where the dumpster will be pulled out for servicing, may not exceed a three percent grade, to prevent runaway dumpsters.

4. For stationary dumpsters, any cross slope in front of the enclosure may not exceed 10 percent.

5. Waste truck accessibility to the dumpster enclosures is limited by the truck turning templates, available from the City. Dumpsters on rollers must be rolled or pulled out to the front of the enclosure, while stationary dumpsters must be picked up from within the enclosure. There is a limited distance an operator will travel from vehicle to access enclosure. Waste collection must be coordinated between the development, the City and the waste collection purveyor.

6. If a vehicle is needed to pull the dumpster or containers to a location where the waste purveyor can access the containers for emptying, adequate storage space inside the building must be provided for the vehicle.

7. Containers That Are Transported to the Curb for Pickup.

1. Waste locations should be convenient for residents/businesses. In general, waste enclosures should be provided within 250 feet of each residence/use, unless precluded by other site planning factors.

2. Containers must be located within a minimum six-foot-high enclosure designed to extend a minimum of one foot above the height of the container and must provide a 100 percent sight-obscuring enclosure. Other screening may be required per landscape standards in Chapter 18.606 IMC.

3. The enclosure must be roofed to create a wildlife resistant enclosure. Any roofed structure over enclosures for stationary dumpsters must have a vertical clearance of 14 feet.

4. Enclosure pads must slope toward an opening to allow drainage. The pad may not exceed a three percent grade and must be concrete.

5. Dumpsters, grease and oil containers, and trash compactors must have no illicit discharge to storm drains. Storm drains must be positioned so that potential discharge from dumpsters, containers, and compactors is visible outside the waste enclosure. For instance, storm drains can be located at a distance from the enclosure, such as a minimum of 15 feet, to highlight illicit discharge from the enclosure.

6. Dumpsters must have lids, or keep them under cover, to prevent the entry of stormwater.

7. Gate doors at the fronts of enclosures must open with a 180-degree swing, and include gate stops in both the open and closed positions. The gates must be constructed with commercial grade hinges, poles, and hasps.

8. A separate door for users is required in addition to the service gates to facilitate access.

9. Dumpster enclosures may not be located in required setbacks.

10. Precast curb stops must be placed around the entire inside perimeter of the enclosure except where doors are located.

11. Compactors must provide an eight-to-10-inch-thick reinforced concrete slab.

1. If waste chutes are used, separate garbage and recycling chutes are required. An optional additional chute for food waste may be used; however, it is preferred that food waste is collected in a waste collection room, rather than through a chute.

2. All waste streams must be consolidated into one or more waste collection rooms that are secure, well-lit, and only accessible to building occupants and management. (Ord. 3017 § 1 (Exh. A), 2023).

1. The applicant must demonstrate which preserved view or views listed in IMC 18.600.044 are existing prior to the project development and what the impact would be on those views after project construction.

2. If there are no views to preserve, no further action is required. If there are views to preserve, then the applicant must either comply with IMC 18.600.044 or seek a deviation.

1. Increasing distances between high-rise building towers;

2. Retaining or creating new view corridors; or

3. Strategic placement of building bulk or height, while meeting minimum densities, and FAR. (Ord. 3017 § 1 (Exh. A), 2023).

1. Create a vibrant, livable, pedestrian-friendly, and sustainable built environment through buildings designed to frame and engage the public realm, while maintaining and enhancing existing building uses and designs and views to nature;

2. Ensure internal and external views and solar access are considered when locating taller buildings. This includes ensuring sunlight at street level and in community and amenity spaces by thoughtfully locating buildings;

3. Ensure that buildings engage with adjacent facilities and that they do not have a “back side” through design and articulation;

4. Encourage and enforce a safe and healthy environment for benefit of the public welfare;

5. Encourage building designs that accommodates many uses so they may evolve over time;

6. Reduce heat island impacts by allowing for green space and tree canopy between buildings; and

7. Increase passive solar to reduce energy use.

1. Balance street-level activation with visual separation and privacy for ground-floor multifamily units that have minimal setbacks from streets, through block passages, or other public rights-of-way while increasing physical interaction between ground floor multifamily units and the public realm.

1. Activate transitions into storefronts, hotel lobbies, and other commercial spaces that have minimal setbacks from streets, through block passages, or other public rights-of-way; and

2. Increase visual and physical interaction between ground-floor retail uses and the public realm through adequate window and door openings. Retail uses face transportation facilities and use large street level windows that allow pedestrians to see activity within shops. (Ord. 3017 § 1 (Exh. B), 2023).

1. Temporary uses and structures; and

2. Buildings and sites designated as landmarks by the Historic Preservation Commission.

1. General building design should appear to have continuity on all sides and no “back side.”

2. If windows and doors are not present, blank wall treatment is required. Treatment methods include, but are not limited to, at least two of the following:

3. If landscaping is present, it must enhance the blank wall and pedestrian experience as well as reduce the perceived scale.

1. Clerestories over storefront windows;

2. Projecting window sills;

3. Medallions;

4. Benches and seat walls along 25 percent of the length of the façade; or

5. Decorative brick, tile or stone work on the ground floor façade.

1. In commercial and mixed-use zones, the ground floor must be designed to incorporate active, visible uses (e.g., retail) or other visible uses that engage the pedestrian (e.g., residences, meeting rooms, lobbies, live/work). Where office and other uses require ground floor privacy, then a combination of landscaping, low walls, fencing and other built elements should create layers and differing textures to define these semi-private areas while maintaining a pedestrian-friendly environment.

2. Where gates or fences are desired or required, an open design must be used to allow social interaction. Semi-public and semi-private space must be delineated from public areas with railings or fences no more than three feet tall (unless fall protection is required), planters, or overhead elements.

1. All mixed-use or commercial development or redevelopment of buildings greater than or equal to 10,000 gross square feet and subject to IMC 18.602.020, Applicability, must be certified to meet the current version of the U.S. Green Building Council’s (USGBC) Leadership in Energy and Environmental Design (LEED) Platinum program standards.

2. All residential development projects of 10 units or more and subject to IMC 18.602.020, Applicability, must be certified to meet the current version of the Built Green four-star certification standards. (Ord. 3017 § 1 (Exh. B), 2023).

1. Buildings adjacent to natural areas must comply with the stepback requirements in IMC 18.600.042(A).

2. Stepbacks must incorporate terraces and usable outdoor space.

3. Buildings with four or fewer floors shall not incorporate more than one upper floor stepback.

1. Recessing at least 18 inches deep or projecting elements of the façade, especially windows;

2. Changing materials, color, or height; or

3. Vary within the build-to-line for horizontal façades longer than 30 feet.

1. If a setback is allowed, it should be the minimum necessary to provide the active space and/or design element needed for the specific use.

2. An approved setback for commercial and retail proposals shall be no greater than 10 feet.

1. Divided light windows;

2. Operable;

3. Trimmed around framed openings; or

4. Recessed or projecting from the building façade and not flush.

1. Active rooftop uses in accordance with IMC 18.608.100, Rooftop amenities;

2. Green roofs that reduce stormwater runoff; or

3. Parapet walls.

1. Rooftops must be comprised of sustainable building materials. Examples of acceptable sustainable building materials include, but are not limited to:

2. Rooftops shall not contain materials that cause chemical runoffs harmful to streams and ecosystems, such as anti-moss treatments like zinc or copper that can harm fish habitats through runoff. (Ord. 3017 § 1 (Exh. B), 2023).

1. Protect pedestrians and outdoor seating areas from rain and snow;

2. Be an integral component of the building façade and architecturally complement the architecture;

3. Be proportionate to the building and sidewalks; and

4. Consider the surrounding environment to avoid interference with street trees, light fixtures, or other street furniture.

1. Weather protection associated with nonresidential buildings must be at least six feet in depth and have at least eight feet clearance beginning at the average finished grade. If the weather protection is 12 feet above the sidewalk, it must be at least eight feet in depth.

2. Weather protection over building entrances for residential uses must be at least four feet deep and four feet wide.

1. Fabric awnings, including canvas or retractable awnings, made out of fire-retardant material;

2. Horizontal metal canopies with transom or clerestory windows above;

3. Simple, planar forms resembling flat or shed roofs; or

4. Glazed canopies.

1. Made of vinyl fabrics in Central Issaquah or Issaquah Highlands subareas;

2. Backlit through internal lighting;

3. Arched, circular, or in rounded dome forms in Central Issaquah; or

4. Used primarily for nonpedestrian uses. For example, weather protection for pots, and retail displays and does not protect pedestrian facilities or outdoor seating. (Ord. 3017 § 1 (Exh. B), 2023).

1. Forty percent ground floor façade transparency is required for multifamily and commercial use buildings that front streets, through block passages, natural areas, or publicly accessible open space.

1. Seventy percent ground floor façade transparency is required for retail uses that front streets, through block passages, a natural area, or publicly accessible open space; and

2. Applied window signs must be less than 10 percent of any single opening. (Ord. 3017 § 1 (Exh. B), 2023).

1. Ensure single-family and middle housing developments are compatible with the scale and design of the neighborhood or community in which it is located. Compatibility of design includes, but is not limited to:

2. Provide livable housing for residents that includes amenities such as usable open space;

3. Encourage a sense of community within each neighborhood; and

4. Emphasize people, pedestrians, and homes while reducing the impact of automobile access and storage.

1. Residential structures must be oriented with the front of the home facing the street, or central open space, or central courtyard. If none of these options is not practically feasible then the front door shall face the transportation facility providing access to the development.

2. Residential structures must provide a clear, direct, unobstructed pedestrian walkway between the sidewalk or public right-of-way and the front door. Gates are allowed along the path, as long as they can be opened to provide access from the street to the front door.

3. The primary entryway to the dwelling unit must provide a covered entry porch at least four feet deep.

4. Residential developments containing more than one residential unit must provide a comprehensive pedestrian walkway system within the development allowing access from the structures to adjacent unit entries, parking lots, common areas, parks, and other facilities.

5. Duplexes.

c. A duplex in a stacked configuration, meaning one unit is on the story above the other unit, must provide entrances consistent with either side-by-side or front-to-back configurations.

1. Alley Access.

2. Street-Facing Garages.

3. Driveway Standards.

b. Width.

(1) Driveway widths for residential buildings must be in accordance with the City’s driveway construction standards in Chapter 12.04 IMC, Street Standards.

(2) The width of the driveway may not be greater than 67 percent of the lot or unit width.

(3) Where a wider driveway is functionally necessary (such as to serve a three-car garage), landscape or other elements shall be used to break the driveway into sections, each 20 feet or less in width. See Figure 18.602.090(D)(4).

1. Buildings over 30 feet in width must incorporate both of the following modulation techniques along any street façade:

2. Façade articulation techniques must be used to further reduce the perceived scale of the building and must be coordinated with the overall massing approach to create a cohesive, human-scaled façade by using at least two of the following elements:

d. Changes in color or material to highlight specific portions of building’s shape.

1. An attached single-family/townhouse may not have a firewall and/or parapet extension above the roofline.

2. The maximum number of single-family dwellings/townhouses that may be attached in a single grouping varies by zoning district and is determined in IMC 18.402.020, Table of permitted uses. (Ord. 3091 § 10 (Exh. I), 2025; Ord. 3017 § 1 (Exh. B), 2023).

1. Ensure multifamily development that is compatible with the scale and character of the neighborhood or community in which it is located;

2. Provide livable housing for residents that includes amenities such as usable open space; and

3. Encourage a sense of community within each overall development.

1. Street-facing façades must project or be recessed from abutting façade planes by a minimum depth of three feet for a minimum width of eight feet and maximum width of 25 feet.

2. Modulation must extend to the roof, except where there are balconies.

3. Buildings must include articulation along the façades facing and visible from public rights-of-way.

4. Horizontal façades longer than 30 feet must be articulated into smaller units using at least two of the following elements:

1. Where buildings have a zero setback:

2. Where buildings have a setback up to 10 feet:

1. Number of Dwelling Units. The maximum number of cottage houses that may be clustered in a single grouping varies by zoning district and is determined in IMC 18.404.090, Residential zones form and intensity standards.

2. Cottage Size. Cottages shall each be no more than 1,700 square feet in size, excluding attached garages.

3. Orientation. Each dwelling unit that abuts the central courtyard must have a primary entry oriented to the common open space.

4. Amenity Space.

5. Parking.

6. Existing Nonconforming Structures.

1. Number of Dwelling Units. The maximum number of dwelling units that may be clustered in a single grouping varies by zoning district and is determined in IMC 18.404.090, Residential zones form and intensity standards.

2. Orientation. Courtyard housing projects shall meet the following site layout requirements:

3. Central Open Space. Courtyard housing developments must provide a central courtyard and meet the common outdoor amenity space requirements as determined in Chapter 18.608 IMC, Common Outdoor Amenity Space. (Ord. 3091 § 10 (Exh. I), 2025; Ord. 3017 § 1 (Exh. B), 2023).

1. Windows and façades must be recessed a maximum of one and one-half feet from the build-to-line to accommodate columns or other architectural elements that engage the pedestrian and create façade interest.

2. Entry areas and doorways must be recessed a maximum of four feet to provide a transition into storefronts.

1. Outdoor seating, dining, and/or retail display must be accommodated with primarily paved areas, which may include limited landscaping in the form of at-grade or raised planters or landscape pots. See example in Figure 18.602.120(B).

1. Window transparency percentage standards may be adjusted when the security and privacy requirements of the tenant or owner need to be balanced with the flows of the transportation facility based on the following approval criteria:

1. Parking in Tier I areas must accommodate the multimodal goals for urban development as established in the mobility master plan. Tier I encompasses Central Issaquah, Issaquah Highlands Commercial areas, and Olde Town.

2. Parking for Tier II areas must accommodate the neighborhood characteristics of less dense development. Tier II encompasses all areas of the City that are not Tier I.

1. Must be located in a well-lit area, highly visible to the public to emphasize use, and within 50 feet of a building’s primary entrance;

2. Must not impede the use or encroach on any adjacent transportation travel facilities at any time;

3. Must accommodate a U-lock-type lock to lock both the bicycle’s frame and tire to the bicycle rack; and

4. Must support the frame of the bicycle in at least two places and prevent the bicycle from tipping over.

1. The parking area must be provided in secure room or enclosed area with a locked gate with limited access for only the users securing a bicycle.

2. The parking area must be located in one of the following secure locations:

3. The parking must accommodate a U-lock-type lock to secure both the bicycle’s frame and one wheel to the bicycle rack;

4. Access to power source for charging electric bicycles must be provided in accordance with Table 18.604.050(B);

1. Racks must be securely fastened.

2. The fasteners must be tamper-resistant.

3. Short-term bicycle parking installations must comply with Chapter 12.04 IMC, Street Standards.

1. Powder coatings (TGIC or similar); or

2. Thermoplastic.

1. Inverted U or staple;

2. Rack cradles;

3. Wall-mounted; or

4. Corrals.

1. The storage of motorized vehicles, recreational vehicles, boats, or other materials; or

2. The sale, repair, or servicing of any vehicle.

1. All uses: Except as provided within Chapter 18.604 IMC, all parking shall be provided as off-street parking. Parking shall not be located in areas so that vehicles extend over sidewalks, vegetation or other obstructions or provided in any required landscape planting area unless otherwise allowed by Chapter 18.606 IMC, Landscaping.

2. Single-family and middle housing: Required parking must be on site.

3. Multifamily: On-site parking is not permitted in the side or rear setback of a multifamily development when the parking would abut a single-family district. In other cases, on-site parking for multifamily development is allowed in the rear and side setback.

4. Other uses: Parking must be provided on site or when utilizing IMC 18.604.160, Flexible parking tools, within 800 feet of the building or use for which the parking area is required.

1. Compliance with tree retention requirements would necessitate the placement of some or all off-street parking in a parking structure due to insufficient available space caused by tree retention.

2. Tree retention constraints result in no viable location for required off-street parking due to tree retention constraints, and no feasible alternatives exist, such as parking agreements or other flexibility mechanisms provided in the code. (Ord. 3106 § 1 (Exh. A), 2025; Ord. 3104 § 3 (Exh. A), 2025; Ord. 3093 § 1 (Exh. A), 2025; Ord. 3017 § 2 (Exh. C), 2023).

1. Electric vehicle infrastructure must be provided according to Tables 18.604.090(A) and 18.604.090(B). For developments that have mixed residential and nonresidential uses, parking associated with residential uses must meet the requirements of Table 18.604.090(A), and parking associated with nonresidential uses must meet the requirements of Table 18.604.090(B). Projects must meet the number of electric vehicle supply equipment (EVSE) parking spaces, the number of electric vehicle ready (EV-ready) parking spaces, and the number of electric vehicle capable (EV-capable) parking spaces.

2. Exception for On-Site Parking With Less Than 10 Spaces. Except for Group A, Group E, and Group M occupancies, on-site parking with less than 10 parking spaces shall not be required to comply with subsection B of this section.

3. Group A, Group E, and Group M occupancies shall comply with one of the following, whichever is greater:

4. When EVSE or EV-ready parking spaces are required, 10 percent of the accessible parking spaces, rounded to the next whole number, shall be EVSE. Additional 10 percent of the accessible parking spaces, rounded to the next whole number, shall be EV ready. No fewer than one for each type of EV charging system shall be accessible. The electric vehicle charging infrastructure may also serve adjacent parking spaces not designated as accessible parking. A maximum of 10 percent of the accessible parking spaces, rounded to the next whole number, is allowed to be included in the total number of electric vehicle parking spaces required.

5. Nothing in this section shall be construed to modify the minimum number of off-street motor vehicle parking spaces required for specific uses or the maximum number of parking spaces allowed, as set forth in this chapter.

6. All EVSE parking spaces must have designated signage and pavement markings per RCW 46.08.185.

7. All EV charging infrastructure must be installed in accordance with the National Electrical Code (NFPA 70). For EV-ready parking spaces, the branch circuit must be identified as “Electric Vehicle Ready” in the service panel or subpanel directory, and the termination location must be marked as “Electric Vehicle Ready.”

8. Projects that fully or partially include affordable housing units at or below 80 percent AMI must meet 100 percent of the requirement for EVSE, EV-ready, and EV-capable in the project; however, the provision of EVSE, EV-ready, and EV-capable in the project associated with defined affordable housing must be cost neutral. To achieve cost neutrality, the applicant must demonstrate how cost neutrality has been calculated in an objective and typical industry methodology and that any changes to existing standards to achieve cost neutrality are the minimum necessary. A method to achieve cost neutrality may include reduction in the minimum required parking (supported by a parking study as allowed by this Code).

9. If the above action does not result in cost neutrality, then, alternatively or additionally, the applicant may propose:

10. In no case may the provision of EVSE, EV-ready, and EV-capable stalls associated with affordable housing units drop below 50 percent of the required EVSE, EV-ready, and EV-capable infrastructure.

11. Exception for Co-Living and Middle Housing. Off-street EVSE, EV-ready, and EV-capable parking shall not be required as a condition of permitting development of middle housing within one-half mile distance of a major transit stop, per RCW 36.70A.635(6)(d). (Ord. 3106 §§ 2 – 4 (Exh. A), 2025; Ord. 3100 § 4, 2025; Ord. 3093 § 1 (Exh. A), 2025; Ord. 3017 § 2 (Exh. C), 2023).

1. Motorcycle or scooter spaces must be located according to the same criteria and standards that are applicable to compact parking spaces. (Ord. 3017 § 2 (Exh. C), 2023).

1. The minimum number of off-street loading spaces required for a specific use is set forth in Table 18.604.110(A).

2. When a lot contains more than one business establishment, the square footage of the business establishments within the same category must be added together in order to determine the number of required off-street loading spaces.

1. Width. Each off-street loading space must not be less than 10 feet in width.

2. Overhang. All buildings with overhangs that project over off-street loading spaces must have a vertical overhang clearance of not less than 14 feet.

3. Length. Each off-street loading space for a high-demand use must be a minimum of 35 feet in length, unless provided otherwise in Table 18.604.110(A).

4. Location. All off-street loading spaces must be located on site.

1. Temporary areas for equipment staging and mobilization and for construction worker parking must be provided.

2. A temporary gravel or unimproved parking or staging area requires a use permit in accordance with Chapter 5.14 IMC, Special Event/Special Use Permit.

3. Temporary parking and staging areas must have a setback of 20 feet from existing streets, and no gravel placement is allowed within 20 feet of the existing streets.

4. Temporary parking and staging areas shall also comply with all applicable National Fire Protection Association standards.

1. Parking stalls on privately owned transportation facilities and parking lots may be used temporarily for conducting temporary businesses in accordance with the following criteria:

1. Education on alternative modes of travel;

2. Opportunities to use alternative modes of travel; and

3. Incentives for ride sharing, carpooling, and using transit, bicycling and walking as a substitute for automobile travel.

1. Commercial. It is unlawful for any person to park or store commercial vehicles in residential areas. This provision does not apply to temporary parking for delivery, pick up, moving, or service activities. For the purpose of this section, a “commercial vehicle” is defined as any vehicle types defined within Classes 4 through 13 of the Federal Highway Administration (FHWA)’s standardized vehicle classification system.

2. Recreational Vehicles, Boats, and Trailers. Recreational vehicles, travel trailers, campers, motor homes boats, boat trailers, flatbed trailers, hauling trailers, and similar vehicles may be parked on a residential property, as long as the vehicle complies with the provisions of this Code. The vehicle must be kept on a driveway or in a carport or garage. If the vehicle cannot be stored on a driveway or in a carport of garage due to size constraints, the vehicle must be parked off site. Canoes, kayaks, or other nonmotorized water craft are not required to be sight screened.

3. Motorized vehicles shall not park in the pervious surface areas of front or streetside setbacks of a residential use property unless such pervious surface is a driveway or is located under or within a carport or garage.

1. Decrease the reliance on motor vehicles;

2. Diminish the percentage of land dedicated to parking;

3. Reduce the amount of parking needed to support land uses while providing adequate parking;

4. Allow projects to adapt to market needs and changes in community priorities; and

5. Adopts progressive trends in parking technology and management.

1. A technical report analyzing multiple comparable land uses in a similar market area, such as transportation demand management, prepared by a traffic or parking professional that supports such reduction.

2. A transportation management plan (TMP) in accordance with IMC 18.604.140 is provided by the applicant and approved by the City, showing customer and employee vehicle parking measures that minimize potentially negative spillover impacts to neighboring businesses and residents as well as methods to reduce vehicle parking demand. The plan must show location of any off-site public and private parking proposed for the use. Additionally, the applicant shall provide a parking utilization study, prepared by a traffic or parking professional, of offsite parking spaces proposed for the project, documenting availability and mitigation measures that would be necessary to offset any negative parking or traffic-related effects to surrounding businesses and residents as a result of this project.

1. The intent of shared parking is to efficiently use parking resources where the potential for shared parking with abutting land uses has been analyzed, to efficiently use parking facilities for more than one use, specifically uses whose prime hours of operation do not overlap, and to decrease the amount of parking provided for a specific use by sharing adjacent underutilized parking facilities.

2. Prime Hours of Operation.

3. Spaces Required.

4. Review for Shared Parking.

5. Approval Criteria for Shared Parking. Shared parking may be approved if all of the following approval criteria are met:

6. Shared Parking Contract. A contract is required and must be executed by all the owners/operators of the shared parking and the City. The shared parking contract must:

7. Contract Amendments or Termination. Amendments to the contract or contract termination must be reviewed and approved through the Level 1 review process pursuant to Chapter 18.204 IMC.

1. To be eligible for this reduction, a project must meet the following criteria:

2. Eligible projects may receive up to 20 percent reduction of required parking without a TDM study.

3. Required parking may be reduced by a maximum of 40 percent, with a TDM study, for eligible projects if all of the following measures are taken to enhance access to the transit facilities:

1. The business is located within an existing building (new development prohibited from consideration);

2. The business is located adjacent to a pedestrian facility;

3. The business is visible from a pedestrian facility; and

4. The business has its primary pedestrian access from a pedestrian facility; and

5. A TMP, in accordance with IMC 18.604.140, is provided by the applicant, and approved by the City, showing customer and employee vehicle parking measures that minimize potentially negative spillover impacts to neighboring businesses and residents. The plan must show off-site public and private parking locations as well as a method to reduce vehicle parking demand.

1. Approval Criteria for Residential Uses. Tandem parking may be permitted for up to 50 percent of the total residential parking requirement if all of the following criteria are met:

2. Additional parking spaces may be required if the percentage of tandem parking spaces is increased beyond the standard stall percentage, as indicated in subsection (J)(2) of this section, so long as this additional parking does not negatively impact public safety. For example, a project with 10 units is required to have 20 parking spaces. If there are no more than five stalls in the tandem configuration, this complies. However, if seven stalls are in the tandem configuration, two stalls over the maximum. (One stall for each unit over five is considered available so only two stalls are above the maximum.) If two additional stalls are provided on site, then the project is in compliance, as indicated in Figure 18.604.160(J).

3. Tandem parking must not be used for the storage of boats, trailers, recreational vehicles, or materials.

Note: White boxes represent available/unoccupied parking spaces within a tandem stall.

1. Approval Criteria for Retail and Commercial Uses. Because of the need for individual occupants to coordinate parking on a large scale, tandem parking is permitted only for employees if all the following criteria are met:

2. Exception for Retail, Commercial, and Vehicle Repair Shop Customers. Tandem parking is permitted for customers of retail, commercial, and vehicle repair shop uses if all of the following criteria are met during business hours:

1. Demonstrable pedestrian, bicycle, or mass transit facilities provided to encourage and promote use by employees, residents, or customers which replaces automobile use;

2. Density of more than 12 dwelling units per acre;

3. Income restricted housing under 80 percent of average median income; and/or

4. Presence or provision of basic daily uses within 1,300 feet (i.e., one-quarter mile) such as grocery/corner store, drug store, and child care; and/or weekly uses such as bank, convenience store, restaurant, or theater.

1. Phasing. In the event the project is phased, the Director may apply additional conditions with related project permits to ensure each phase complies with this Code and any permit approvals, such as but not limited to access, fire circulation, parking, and landscaping requirements including site stabilization.

1. The intent of parking districts is to:

2. Wayfinding Signage. Parking districts must communicate the availability of parking for each use by directional signs governed by Chapter 18.612 IMC, Signs.

3. District Establishment. The Director may approve establishment of a parking district following the procedures outlined in Chapter 18.202 IMC, Applications.

1. General Reduction. Parking requirements for all uses in the CBD zone may be reduced by 15 percent in order to encourage redevelopment and promote pedestrian systems.

2. Additional Reduction. An additional 25 percent of the required number of spaces for shared parking may be reduced in the CBD zone when the provisions of subsection E of this section, Shared Parking, are met.

3. Additional Olde Town Provision. The following provisions apply to the CBD zone and MF-H zone (along East Sunset Way only).

1. Standard parking stalls may not exceed the standard dimensions. Any stalls with dimensions less than the standard stall in one or both directions, but no less than the compact stall size, are considered compact stalls. Any stalls with dimensions less than the compact stall in one or both directions, but no less than the micro stall size, are considered micro stalls. Stalls smaller than micro may be provided for motorcycles; however, they do not count toward meeting the required vehicle parking provisions. Multiple or combination stalls may be approved when considering improved access and usability.

1. Where stalls of various sizes are mixed along a drive aisle, the largest drive aisle width associated with the largest stall size present is required; and

2. The parking layout must continue the use of the larger drive where a drive aisle transitions from one stall size to another, structural columns placement, or similar situations.

1. Standard stalls: up to 100 percent of total required parking;

2. Compact stalls: up to 60 percent of total required parking;

3. Micro stalls: up to five percent of total required parking; and

4. Motorcycle stalls: required parking must be in accordance with IMC 18.604.100, Motorcycle and scooter parking.

1. Compact and micro stalls shall not impede fire lane access.

2. For single loaded parking: The stall length shall not impede two vehicle travel lanes that are a minimum of nine feet wide each, so the total fire lane width is equal to at least 38 feet.

3. For double loaded parking: Both stall lengths shall not impede the two vehicle travel lanes that are a minimum of nine feet wide each, so the total fire lane width is equal to at least 57 feet.

4. Parking spaces that are closest to the building’s entrances must not be compact spaces.

1. The location and design of driveways must be in accordance with the City’s driveway construction standards in Chapter 12.04 IMC, Street Standards.

1. Alleys;

2. Driveways common with neighboring properties;

3. Secondary transportation facilities;

4. Access to primary transportation facilities.

1. Bumper overhang is generally assumed to be two feet; however, a larger or smaller overhang may actually exist depending on the angle and size of vehicles. The applicant may provide additional information on the actual configuration so the Director may determine if another overhang dimension would be appropriate with the proposed configuration.

2. Bumper overhang area may be used for walkway extension, alternative materials, landscaping, or rain garden. Unless wheelstops are used, the area shall not be asphalt. In any case, this area must be protected so that cars may not continue driving into this area.

3. Surface parking or nonparallel parking stalls that have low landscape or additional hardscape (by moving the curb) at the head of the stall may reduce the paved portion of the stall length by two feet as long as the vehicle can hang into the landscape or hardscape by two feet without reducing or impacting pedestrian walkway widths or the proposed landscape. Vehicle overhang must be indicated on all construction drawings using this technique.

1. Surface Parking Lot Materials. Single-family residential uses are not required to pave and stripe their parking and circulation areas. Residential uses may use grass block pavers or turf-block pavers to meet minimum parking requirements. If residential uses choose to use hard-surfaced materials or other alternative materials, those materials must comply with Chapter 12.04 IMC, Street Standards. All other parking and circulation areas must be hard surfaced, consistent with Chapter 12.04 IMC, Street Standards. Gravel, turf-block, or other similar alternative surface may be permitted only if all of the following approval criteria are met:

1. A structure is demolished; or

2. The use of the development is changed to a new use, except when an existing commercial or mixed-use building being converted into a residential development when the existing building received a certificate of occupancy at least three years prior to the permit application to add housing units.

1. Additional landscaping must be grouped into a single area with priority given to consistency with the required landscape types and visibility from a public street or other public area.

2. This landscaping must displace paving or other impervious material including one or more parking spaces in excess of required parking. (Ord. 3017 § 3 (Exh. D), 2023).

1. New plant materials must consist of native or drought-tolerant varieties or nonnative species that have adapted to the climate conditions of the King County lowland environment. Appropriate locations and species must be selected to ensure plants will thrive, considering how the impacts of climate change can add undue stress to native plants in an urban environment. In some cases, native plants may need to be irrigated to survive.

2. There must be a diversity of tree and shrub genus and species in the site landscaping and must contain 50 percent native trees per IMC 18.812.080, Replacement trees, and 30 percent native shrubs and groundcovers. No more than 50 percent may be of one species.

3. All plants must be selected taking into consideration the mature size of the plant and the space allowed for the plant to grow unobstructed. For example, large native conifers are not appropriate in densely built areas and narrow planter beds.

4. Plants must be selected that are appropriate for the provided space to minimize persistent pruning. Any class of noxious weeds, including nonregulated weeds and weeds of concern, per the King County Noxious Weed Control Board pursuant to the State Weed Control Law, Chapter 17.10 RCW, is not allowed.

5. A minimum of 10 percent of shrubs and groundcovers must be known to attract regional pollinator species.

6. Tree species must be selected from the City preferred and prohibited tree list.

1. Four-inch pots must be spaced 12 inches on center in a triangular planting arrangement.

2. One-gallon pots must be spaced 18 inches in a triangular planting arrangement.

3. Groundcovers spacing is dependent on the type and size of the plant material used. In existing woodlands, the spacing of groundcovers is allowed to be spaced apart.

1. Low shrub: mature size under three feet tall. Minimum size at planting: one-gallon pot. If massing is the intent, spacing 18 inches on center or to cover in three years.

2. Medium shrub: mature size from three feet to six feet tall. Minimum size at planting: two-gallon pot. If massing is the intent, spacing 24 inches on center or to cover within three years.

3. Large shrub: mature size over six feet tall. Minimum size at planting: five-gallon pot or balled and burlapped equivalent. If massing is the intent, spacing three feet on center or to cover within three years.

1. Small tree: a tree with an ultimate height less than 30 feet under normal urban growing conditions. When planted, they must be no smaller than one-and-one-half-inch caliper, six to eight feet in height.

2. Medium tree: a tree with an ultimate height between 30 and 50 feet under normal urban growing conditions. When planted, they must be no smaller than two-inch caliper, 10 feet to 12 feet in height.

3. Large tree: a tree with an ultimate height over 50 feet under normal urban growing conditions. When planted, a deciduous tree must be no smaller than two-and-one-half-inch caliper, 12 feet to 14 feet in height.

4. Narrow tree: a tree with a maximum width less than 15 feet.

5. Coniferous tree: when planted, they must be seven-foot minimum height as measured per the ANSI Standards.

6. Multistemmed trees must be a minimum of five feet high when planted.

7. Street trees when planted must be sized according to Chapter 18.812 IMC, Tree Preservation, and the preferred and prohibited tree list.

1. Berms planted with sod lawn must be no steeper than a 3:1 ratio.

2. Planted slopes with erosion control plants and groundcovers must be no steeper than a 2:1 ratio.

3. Any berms over 2:1 must have 100 percent biodegradable erosion control netting or matting installed in addition to the required plantings.

1. Larger planting beds are more likely to be successful than small ones. Therefore, planting bed size must be as large as practical for each site. Shrub planting areas must be a minimum of 100 square feet with a minimum width of five feet.

2. All required tree planting areas must be:

1. Protective devices such as bollards, root guards, planter edger, boulders, etc., may be used.

2. Where vehicles may overhang into required landscaping areas, trees must be located such that they will not be damaged by vehicles pulling in and out of parking stalls. Permanent curbing must be provided in all landscaping areas within or abutting parking areas unless modifications are needed to accommodate stormwater infrastructure; other structural barriers may be substituted for curbing, such as concrete wheel stops.

3. Trees must be sized appropriately and not be placed in areas where they will require excessive pruning (greater than 25 percent of the canopy).

4. The property owner must not fill, excavate, stack, or store any equipment or compact the earth in any way within the area defined by the dripline of any tree to be retained.

1. Subgrade must be a minimum of eight inches below finish grade. Substandard soils must be removed prior to adding amendments. Topsoil must be tilled into soils in four-inch lifts to prevent a distinct soil interface from forming.

2. A soils analysis must be completed for all new planting areas before and after any amendments and must include:

3. Soils for use in projects applying low-impact development (LID) standards must follow the LID Technical Guidance Manual for Puget Sound.

4. For soils that will not adequately percolate to provide proper drainage for plant materials, a correction plan must be developed by the landscape architect.

1. Plants having similar water use characteristics (hydrozones) must be grouped together.

2. Soil amendments may be necessary to produce a healthy growing medium, which will increase the survival rate for new planting and reduce ongoing maintenance requirements.

3. Water and nutrient holding materials must be incorporated into the soil as deep as possible, but no less than 12 inches. Fully composted organic material must be used.