The purpose of this district is to implement the policies and goals set out in the mixed-use/high density residential land use designation established within the comprehensive plan. This zone district is intended to provide a high level of diversity in housing types including townhouses and flats ranging from two to five stories to move toward the city’s population allocations required under the Growth Management Act, Chapter 36.70A RCW. In addition, ground floor neighborhood-scale commercial and/or office uses are encouraged to create a cohesive pedestrian-oriented community. These uses are to be designed to complement and support the nearby retail, office and residential uses, resulting in reduced vehicle trips and a more sustainable and convenient environment with access to transit. (Ord. 2024-928 § 2 (Exh. A); Ord. 2009-705 § 2 (Exh. B); Ord. 2005-609 § 2)

Principal uses are:

A. Multi-unit dwellings;

B. Boarding houses;

C. Nursing homes, retirement homes, convalescent centers, and congregate care residential;

D. Transit facilities and stops;

E. Permanent supportive housing; and

F. Transitional housing. (Ord. 2025-933 § 2 (Exh. A); Ord. 2024-928 § 2 (Exh. A); Ord. 2009-705 § 2 (Exh. B); Ord. 2005-609 § 2)

Secondary uses are:

A. Neighborhood-scale commercial and/or office uses (consistent with the commercial uses permitted in MCMC 17.18.010 (neighborhood business district)) are permitted on the ground floor of buildings;

B. Home occupations (pursuant to Chapter 17.23 MCMC); and

C. Accessory buildings that are subordinate to the principal building and are incidental to the use of the principal building on the same lot in accordance with MCMC 17.22.050.

D. Family home childcare, in accordance with MCMC 14.07.020. (Ord. 2022-884 § 2; Ord. 2010-717 §  2 (Exh. B); Ord. 2009-705 § 2 (Exh. B); Ord. 2005-609 § 2)

Conditional uses shall be processed in accordance with Chapter 17.28 MCMC. Conditional uses are:

A. Day care centers;

B. Adult family home or day care;

C. Public facilities/utilities and essential public facilities;

D. Accessory satellite signal transmitting and receiving antennas over four feet in diameter external to or attached to the exterior of any building;

E. Religious facilities; and

F. Schools. (Ord. 2019-850 § 9; Ord. 2009-705 § 2 (Exh. B); Ord. 2009-702 § 2 (Exh. C); Ord. 2005-609 § 2)

All development in this district shall be processed as a planned area development pursuant to Chapter 16.12 MCMC. (Ord. 2009-705 § 2 (Exh. B); Ord. 2009-702 § 2, (Exh. C); Ord. 2005-609 § 2)

A. Minimum density: seven dwelling units per acre.

B. Maximum density: 24 dwelling units per acre.

C. Density bonus: The maximum density increases to 30 dwelling units per acre for developments where at least 30 percent of the ground floor area (building footprint/gross area) is developed with retail or commercial uses. (Ord. 2025-933 § 2 (Exh. A); Ord. 2009-705 § 2 (Exh. B); Ord. 2005-609 § 2)

The maximum lot coverage shall be:

A. Forty percent; or

B. Fifty percent if a development incorporates retail uses on the first floor permitted pursuant to MCMC 17.15.020. (Ord. 2009-705 § 2 (Exh. B); Ord. 2005-609 § 2)

The maximum height shall be 50 feet. If a development provides at least 30 percent of the ground floor area (building footprint/gross area) in retail or commercial uses, the maximum height shall be 60 feet. (Ord. 2009-705 § 2 (Exh. B); Ord. 2005-609 § 2)

Setbacks shall be:

A. Street Setback – Residential Uses.

1. Five feet minimum to 15 feet maximum from the back of sidewalk; or

2. Ten feet minimum to 20 feet maximum from the back of curb; or

3. Zero feet for any portion of a development that includes commercial and/or office uses on the ground floor permitted pursuant to MCMC 17.15.030.

B. Side yard: Five feet.

C. Rear yard: None. (Ord. 2024-928 § 2 (Exh. A); Ord. 2009-705 § 2 (Exh. B); Ord. 2005-609 § 2)

Streetscape design and roadway buffer/cutting preserve tracts adjacent to arterial and collector streets shall be provided in accordance with the city’s comprehensive plan, streetscape element. Roadway buffer/cutting preserves to be provided range from 50 feet from the edge of the right-of-way for residential uses to 35 feet for nonresidential uses. (Ord. 2009-705 § 2 (Exh. B); Ord. 2005-609 § 2)

Development within this zone district shall be designed in conformance with the design principles and standards set out in Chapter 17.34 MCMC, Design Review. (Ord. 2009-705 § 2 (Exh. B); Ord. 2005-609 § 2)

Open space and recreation facility requirements are located in Chapters 16.12 and 17.22 MCMC. (Ord. 2009-705 § 2 (Exh. B); Ord. 2006-633 § 2)