CHAPTER 25 – HIGH DENSITY RESIDENTIAL ZONES (RM 2.4; RMA 2.4; RM 1.8; RMA 1.8; HENC 2; PLA 5A, PLA 5D, PLA 5E; PLA 6A, PLA 6D, PLA 6I, PLA 6J; PLA 7A, PLA 7B)

Sections:

25.05 User Guide

25.05.010 Applicable Zones

25.05.020 Common Code References

25.10 General Regulations

25.10.010 All High Density Residential Zones

25.10.020 RM, RMA Zones

25.10.030 PLA 5A Zones

25.10.040 PLA 5D Zones

25.10.050 PLA 5E Zones

25.10.060 PLA 6A Zones

25.10.070 PLA 6I Zones

25.10.080 HENC 2 Zone

25.20 Permitted Uses

25.30 Density/Dimensions

25.40 Development Standards

25.05 User Guide

Step 1. Check that the zone of interest is included in KZC 25.05.010, Applicable Zones. If not, select the chapter where it is located.

Step 2. Refer to KZC 25.05.020, Common Code References, for relevant information found elsewhere in the code.

Step 3. Refer to the General Regulations in KZC 25.10 that apply to the zones as noted.

Step 4. Find the Use of interest in the Permitted Uses Table in KZC 25.20 and read across to the column pertaining to the zone of interest. If a Use is not listed in the table, it is not allowed. A listed use is permitted unless “NP” (Not Permitted) is noted for the table. Note the Required Review Process and Special Regulations that are applicable. There are links to the Special Regulations listed immediately following the table (PU-1, PU-2, PU-3, etc.).

Step 5. Find the Use of interest in the Density/Dimensions Table in KZC 25.30 and read across the columns. Note the standards (Minimum Lot Size, Required Yards, Maximum Lot Coverage, and Maximum Height of Structure) and Special Regulations that are applicable. There are links to the Special Regulations listed immediately following the table (DD-1, DD-2, DD-3, etc.).

Step 6. Find the Use of interest in the Development Standards Table in KZC 25.40 and read across the columns. Note the standards (Landscape Category, Sign Category, and Required Parking Spaces) and Special Regulations that are applicable. There are links to the Special Regulations listed immediately following the table (DS-1, DS-2, DS-3, etc.).

Note: Not all uses listed in the Density/Dimensions and Development Standards Tables are permitted in each zone addressed in this chapter. Permitted uses are determined only by the Permitted Uses Table.

Back to Top

25.05.010 Applicable Zones

This chapter contains the regulations for uses in the high density residential zones of the City:

RM 2.4; RMA 2.4; RM 1.8; RMA 1.8; HENC 2; PLA 5A, D, E; PLA 6A, D, I, J; PLA 7A, B.

Back to Top

25.05.020 Common Code References

1. Refer to Chapter 1 KZC to determine what other provisions of this code may apply to the subject property.

2. Public park development standards will be determined on a case-by-case basis. See KZC 45.50.

3. Review processes, density/dimensions and development standards for shoreline uses can be found in Chapter 83 KZC, Shoreline Management.

4. Chapter 115 KZC contains regulations regarding home occupations and other accessory uses, facilities, and activities associated with Assisted Living Facility; Detached, Attached or Stacked Dwelling Units; and Detached Dwelling Unit uses.

5. Chapter 115 KZC contains regulations regarding common recreational space requirements for Detached, Attached or Stacked Dwelling Units uses.

6. Development adjoining the Cross Kirkland Corridor or Eastside Rail Corridor shall comply with the standards of KZC 115.24.

7. Structures located within 30 feet of a parcel in a low density zone or a low density use in PLA 17 shall comply with additional limitations on structure size established by KZC 115.136.

8. A hazardous liquid pipeline extends through or near the RMA 2.4 and RMA 3.6 zones in the vicinity of 136th Avenue NE. Refer to Chapter 118 KZC for regulations pertaining to properties near hazardous liquid pipelines.

(Ord. 4637 § 3, 2018; Ord. 4476 § 2, 2015)

Back to Top

25.10 General Regulations

25.10.010 All High Density Residential Zones

The following regulations apply to all uses in these zones unless otherwise noted:

1. Developments creating four or more new dwelling units shall provide at least 10 percent of the units as affordable housing units as defined in Chapter 5 KZC. Two additional units may be constructed for each affordable housing unit provided. In such cases, the minimum lot size listed in the Use Regulations shall be used to establish the base number of units allowed on the site, but shall not limit the size of individual lots. See Chapter 112 KZC for additional affordable housing incentives and requirements.

2. Where maximum densities are established based on minimum lot size in KZC 25.30.050 and 25.30.060, residential uses shall develop at a minimum of 80 percent of the maximum density allowed.

Back to Top

25.10.020 RM, RMA Zones

1. If the subject property is located east of JBD 2 and west of 100th Avenue NE, the following regulation applies:

Must provide a public pedestrian access easement if the Planning Official determines that it will furnish a pedestrian connection or part of a connection between 98th Avenue NE and 100th Avenue NE. Pathway improvements will also be required if the easement will be used immediately. No more than two complete connections shall be required.

2. If the subject property is located within the Rose Hill neighborhood, east of Slater Avenue NE and north of NE 116th Street, the minimum required front yard is 10 feet. Ground floor canopies and similar entry features may encroach into the front yard; provided, the total horizontal dimension of such elements may not exceed 25 percent of the length of the structure. No parking may encroach into the required 10-foot front yard.

3. Any required yard abutting Lake Washington Boulevard or Lake Street South must be increased two feet for each one foot the structure exceeds 25 feet above average building elevation. (Does not apply to Piers, Docks, Boat Lifts and Canopies Serving Detached, Attached or Stacked Dwelling Units and Public Park uses).

4. Repealed by Ord. 4855.

5. May not use lands waterward of the ordinary high water mark to determine lot size or to calculate allowable density.

6. Residential uses may have an associated private shoreline park that is commonly owned and used by residents and guests.

7. For properties within the jurisdiction of the Shoreline Management Act that have a shoreline setback requirement as established in Chapter 83 KZC and the setback requirement is met, the minimum required front yard is either: 10 feet or the average of the existing front yards on the properties abutting each side of the subject property. For the reduction in front yard, the shoreline setback is considered conforming if a reduction in the required shoreline setback is approved through KZC 83.380. This regulation does not pertain to the School or Day-Care Center uses that accommodate 50 or more students or children.

Back to Top

25.10.030 PLA 5A Zones

1. If the subject property abuts the 4th Avenue right-of-way or the easterly extension of the alignment of that right-of-way to 10th Street, the following regulations apply:

a. The City may require the applicant to dedicate and improve land as shown in the Public Improvements Master Plan adopted by the City for this area.

b. Any required yard of the subject property abutting the 4th Avenue right-of-way or the easterly extension of that right-of-way will be regulated as a front yard.

c. Service and parking areas must, to the maximum extent possible, be located and oriented away from the 4th Avenue right-of-way unless primary vehicular access to the subject property is directly from that right-of-way.

(Does not apply to Public Utility, Government Facility or Community Facility and Public Park uses).

Back to Top

25.10.040 PLA 5D Zones

1. Any portion of a structure that exceeds 30 feet above average building elevation must be set back from the front property line one foot for each one foot that the portion of the structure exceeds 30 feet above average building elevation (does not apply to Detached Dwelling and Public Park uses).

2. The minimum setback from a lot containing a low density use within PLA 5A of any structure that exceeds 30 feet above average building elevation is twice the height of that structure as measured on the side of the structure closest to the lot containing a low density use within PLA 5A (does not apply to Detached Dwelling and Public Park uses).

3. If the subject property abuts the 4th Avenue right-of-way or the easterly extension of the alignment of that right-of-way to 10th Street, the following regulations apply:

a. The City may require the applicant to dedicate and improve land as shown in the Public Improvements Master Plan adopted by the City for this area.

b. Any required yard of the subject property abutting the 4th Avenue right-of-way or the easterly extension of that right-of-way will be regulated as a front yard.

c. Any required yard of the subject property abutting 5th Avenue will be regulated as a rear yard.

d. Service and parking areas must, to the maximum extent possible, be located and oriented away from the 4th Avenue right-of-way unless primary vehicular access to the subject property is directly from that right-of-way.

(Does not apply to Public Park uses).

Back to Top

25.10.050 PLA 5E Zones

1. Primary vehicular access must be directly from 2nd Street unless this is not possible (does not apply to Detached Dwelling and Public Park uses).

Back to Top

25.10.060 PLA 6A Zones

1. The required yard of a structure abutting Lake Washington Boulevard or Lake Street South must be increased two feet for each one foot that structure exceeds 25 feet above average building elevation (does not apply to Public Park uses).

Back to Top

25.10.070 PLA 6I Zones

1. The required yard of a structure abutting Lake Washington Boulevard or Lake Street South must be increased two feet for each one foot that structure exceeds 25 feet above average building elevation (does not apply to Public Park uses).

Back to Top

25.10.080 HENC 2 Zone

1. Development adjoining the Cross Kirkland Corridor shall comply with the standards of KZC 115.24. A safe public pedestrian connection through the site to the Cross Kirkland Corridor is required (for approximate location see Plate 34O).

2. Minimum 14-foot-wide sidewalks are required along NE 68th Street.

3. Development shall be designed, built and certified to achieve or exceed the high performing building standards described in KZC 115.62.

(Ord. 4855 § 1, 2023; Ord. 4811 § 1, 2022; Ord. 4788 § 1, 2022; Ord. 4717 § 1, 2020; Ord. 4683 § 2, 2019; Ord. 4637 § 3, 2018; Ord. 4476 § 2, 2015)

Back to Top

25.20 Permitted Uses

Permitted Uses Table – High Density Residential Zones

(RM 2.4; RMA 2.4; RM 1.8; RMA 1.8; HENC 2; PLA 5A, PLA 5D, PLA 5E; PLA 6A, PLA 6D, PLA 6I, PLA 6J; PLA 7A, PLA 7B)

(See also KZC 25.30, Density/Dimensions Table, and KZC 25.40, Development Standards Table)
Use		Required Review Process:
		I = Process I, Chapter 145 KZC IIA = Process IIA, Chapter 150 KZC IIB = Process IIB, Chapter 152 KZC					DR = Design Review, Chapter 142 KZC None = No Required Review Process
		NP = Use Not Permitted # = Applicable Special Regulations (listed after the table)
		RM, RMA	HENC 2	PLA 5A	PLA 5D	PLA 5E	PLA 6A	PLA 6D	PLA 6I	PLA 6J	PLA 7A, B
25.20.010	Assisted Living Facility	None 1, 2, 3, 4	None 1, 2, 3, 4	None 2, 3, 4	None 2, 3, 4	None 2, 3, 4	None 2, 3, 4	I or None 2, 3, 4, 5	IIA 2, 3, 4	None 2, 3, 4	None 2, 3, 4
25.20.020	Church	IIA 1, 6	IIA 1, 6	IIA	IIA	IIA	IIA	IIA	IIA	IIA	IIA
25.20.030	Community Facility	IIA 1, 7, 8	IIA 1, 7, 8	IIA	IIA	IIA	IIA	IIA	IIA	IIA	IIA
25.20.040	Convalescent Center	IIA 1, 3	IIA 1, 3	I 3	IIA 3	IIA 3	IIA 3	IIA 3	IIA 3	IIA 3	IIA 3
25.20.050	Detached, Attached, or Stacked Dwelling Units	None 1, 9	None 1, 9	None	None	None	None	None 12	None	None	None
25.20.060	Detached Dwelling Unit	None 13	None 13	None 13	None 13	None 13	None 13	None 13	None 13	None 13	None 13
25.20.070	Government Facility	IIA 1, 8	IIA 1, 8	IIA	IIA	IIA	IIA	IIA	IIA	IIA	IIA
25.20.080	Grocery Store, Drug Store, Laundromat, Dry Cleaners, Barber Shop, Beauty Shop or Shoe Repair Shop	IIA 14	IIA 14	NP	NP	NP	NP	NP	NP	NP	NP
25.20.090	Mini-School or Mini-Day-Care Center	None 1, 15, 16, 17, 18, 19	None 1, 15, 16, 17, 18, 19	None 16, 17, 19, 20, 21	None 16, 17, 19, 20, 21	None 16, 17, 19, 20, 21	None 16, 17, 19, 20, 21	None 16, 17, 19, 20, 21	None 16, 17, 19, 20, 21	None 16, 17, 19, 20, 21	None 16, 17, 19, 21
25.20.100	Nursing Home	IIA 1, 3	IIA 1, 3	I 3	IIA 3	IIA 3	IIA 3	IIA 3	IIA 3	IIA 3	IIA 3
25.20.110	Office Uses (Stand-Alone or Mixed with Detached, Attached, or Stacked Dwelling Units)	NP	NP	NP	NP	NP	NP	NP	NP	NP	None 22, 23, 24
25.20.120	Piers, Docks, Boat Lifts and Canopies Serving Detached, Attached or Stacked Dwelling Units	I 11	I 11	NP	NP	NP	NP	NP	NP	NP	NP
25.20.130	Public Park	See KZC 45.50 for required review process.
25.20.140	Public Utility	IIA 1, 8	IIA 1, 8	None	IIA	IIA	IIA	IIA	IIA	IIA	IIA
25.20.150	School or Day-Care Center	IIA 1, 10, 15, 16, 18, 19	IIA 1, 10, 15, 16, 18, 19	IIA 10, 16, 19, 20, 21	IIA 10, 16, 19, 20, 21	IIA 10, 16, 19, 20, 21	IIA 10, 16, 19, 20, 21	IIA 10, 16, 19, 21, 25	IIA 10, 16, 19, 20, 21	IIA 10, 16, 19, 20, 21	IIA 10, 16, 19, 21

Permitted Uses (PU) Special Regulations:

PU-1. Within the Rose Hill Business District (RHBD) and HENC 2, D.R., Chapter 142 KZC. Back to Table

PU-2. A facility that provides both independent dwelling units and assisted living units shall be processed as an assisted living facility. Back to Table

PU-3. If a nursing home use is combined with an assisted living facility use in order to provide a continuum of care for residents, the required review process shall be the least intensive process between the two uses. Back to Table

PU-4. The assisted living facility shall provide usable recreation space of at least 100 square feet per unit, in the aggregate, for both assisted living units and independent dwelling units, with a minimum of 50 square feet of usable recreation space per unit located outside. Back to Table

PU-5. Reserved. Back to Table

PU-6. The property must be served by a collector or arterial street. Back to Table

PU-7. A community facility use is not permitted on properties within the jurisdiction of the Shoreline Management Act. Back to Table

PU-8. Site design must minimize adverse impacts on surrounding residential neighborhoods. Back to Table

PU-9. Development located in the RM 3.6 zone in North Rose Hill, lying between Slater Avenue NE and 124th Avenue NE, and NE 108th Place (extended) and approximately NE 113th Place (extended) shall comply with the following:

a. Each development shall incorporate at least two acres; and

b. Significant vegetation that provides protection from I-405 shall be retained to the maximum extent feasible. Back to Table

PU-10. Structured play areas must be set back from all property lines as follows:

a. Twenty feet if this use can accommodate 50 or more students or children.

b. Ten feet if this use can accommodate 13 to 49 students or children. Back to Table

PU-11. See Chapter 141 KZC for additional procedural requirements in addition to those in Chapter 145 KZC. Back to Table

PU-12. If proposed development contains less than 3,600 square feet of lot area per unit, the following right-of-way improvements shall be required on rights-of-way which serve the subject property. The improvements shall extend from State Street to the eastern boundary of the subject property/frontage on the right-of-way.

a. On 2nd Avenue South, 3rd Avenue South, and 5th Avenue South:

20 feet of paved surface, six-inch vertical curb on each side, five-foot sidewalk on north side adjacent to curb and two-foot utility strip on each side. In addition, right-of-way dedication on 5th Avenue South will be required as necessary to install these improvements.

b. On 4th Avenue South:

24 feet of paved surface, six-inch vertical curb on each side, five-foot sidewalk on north side adjacent to curb and five-foot six-inch utility strip on each side. Back to Table

PU-13. For this use, only one dwelling unit may be on each lot regardless of the size of the lot. Back to Table

PU-14. a. This use may be permitted only if it is specifically consistent with the Comprehensive Plan in the proposed location.

b. May only be permitted if placement, orientation, and scale indicate this use is primarily intended to serve the immediate residential area.

c. Must be located on a collector arterial or higher volume right-of-way.

d. Placement and scale must indicate pedestrian orientation.

e. Must mitigate traffic impacts on residential neighborhood.

f. May not be located above the ground floor of a structure.

g. Hours of operation may be limited by the City to reduce impacts on nearby residential uses.

h. This use is not permitted in an RM zone located within the Rose Hill Business District (RHBD). Back to Table

PU-15. May locate on the subject property if:

a. It will not be materially detrimental to the character of the neighborhood in which it is located.

b. Site and building design minimizes adverse impacts on surrounding residential neighborhoods. Back to Table

PU-16. A six-foot-high fence is required along the property line adjacent to the outside play areas. Back to Table

PU-17. Structured play areas must be set back from all property lines by five feet. Back to Table

PU-18. To reduce impacts on nearby residential uses, hours of operation of the use may be limited and parking and passenger loading areas relocated. Back to Table

PU-19. May include accessory living facilities for staff persons. Back to Table

PU-20. May locate on the subject property only if:

a. It will serve the immediate neighborhood in which it is located; or

b. It will not be materially detrimental to the character of the neighborhood in which it is located. Back to Table

PU-21. Hours of operation may be limited by the City to reduce impacts on nearby residential uses. Back to Table

PU-22. This use is permitted only in PLA 7B, extending 50 feet west of the property line adjoining 4th Street, south of 4th Avenue. Back to Table

PU-23. The following regulations apply to veterinary offices only:

a. May only treat small animals on the subject property.

b. Outside runs and other outside facilities for the animals are not permitted.

c. Site must be designed so that noise from this use will not be audible off the subject property. A certification to this effect, signed by an acoustical engineer, must be submitted with the development permit application.

d. A veterinary office is not permitted in any development containing dwelling units. Back to Table

PU-24. Ancillary assembly and manufacture of goods on the premises of this use are permitted only if:

a. The ancillary assembled or manufactured goods are subordinate to and dependent on this use.

b. The outward appearance and impacts of this use with ancillary assembly or manufacturing activities must be no different from other office uses. Back to Table

PU-25. May locate on the subject property only if:

a. It will serve the immediate neighborhood in which it is located; or

b. It will not be materially detrimental to the character of the neighborhood in which it is located; or

c. The property is served by a collector or arterial street. Back to Table

(Ord. 4749 § 1, 2021; Ord. 4683 § 2, 2019; Ord. 4637 § 3, 2018; Ord. 4476 § 2, 2015)

Back to Top

25.30 Density/Dimensions

Density/Dimensions Table – High Density Residential Zones

(RM 2.4; RMA 2.4; RM 1.8; RMA 1.8; HENC 2; PLA 5A, PLA 5D, PLA 5E; PLA 6A, PLA 6D, PLA 6I, PLA 6J; PLA 7A, PLA 7B)

(Refer to KZC 25.20, Permitted Uses Table, to determine if a use is allowed in the zone; see also KZC 25.40, Development Standards Table)
USE		Minimum Lot Size	REQUIRED YARDs (See Ch. 115 KZC)			Maximum Lot Coverage	Maximum Height of Structure ABE = Average Building Elevation
USE		Minimum Lot Size	Front	Side	Rear	Maximum Lot Coverage
25.30.010	Assisted Living Facility1	3,600 sq. ft.	20' RM, RMA: 20'2 HENC 2: 10'	5'4 RMA: 5' HENC 2: 0'	10' HENC 2: 0'	60% HENC 2: 80%	RM, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5 RMA: 35' above ABE. HENC 2, PLA 5A, PLA 5E, PLA 6I: 30' above ABE. PLA 5D: 30' above ABE.6 PLA 7A, 7B: 30' above ABE.7
25.30.010	Assisted Living Facility1	3,600 sq. ft.	PLA 5A: 3			60% HENC 2: 80%
25.30.020	Church	7,200 sq. ft.	20' RM, RMA: 20'2 HENC 2: 10'	20' HENC 2: 0'	20' HENC 2: 0'	70% HENC 2: 80%	RM, PLA 6D: 30' above ABE.5 RMA: 35' above ABE. HENC 2, PLA 5A, PLA 5E, PLA 6I: 30' above ABE. PLA 5D: The lower of 4 stories or 40' above ABE. PLA 6A, PLA 6J: 30' above ABE.5, 12 PLA 7A, 7B: 30' above ABE.7
25.30.030	Community Facility	None	20' RM, RMA: 20'2 HENC 2: 10'	10' HENC 2: 0'	10' HENC 2: 0'	70% HENC 2: 80%	RM, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5 RMA: 35' above ABE. HENC 2, PLA 5A, PLA 5E, PLA 6I: 30' above ABE. PLA 5D: The lower of 4 stories or 40' above ABE. PLA 7A, 7B: 30' above ABE.7
25.30.040	Convalescent Center	7,200 sq. ft. PLA 6I: None	20' RM, RMA: 20'2 HENC 2: 10'	10' HENC 2: 0'	10' HENC 2: 0'	70% HENC 2: 80%	RM, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5 RMA: 35' above ABE. HENC 2, PLA 5A, PLA 5E, PLA 6I: 30' above ABE. PLA 5D: The lower of 4 stories or 40' above ABE. PLA 7A, 7B: 30' above ABE.7
25.30.050	Detached, Attached or Stacked Dwelling Units	3,600 sq. ft. with at least 1,800 sq. ft. per unit. RM, RMA: 3,600 sq. ft. 8 HENC 2: 3,600 sq. ft. No density limit. PLA 6I: 3,600 sq. ft. with at least 2,400 sq. ft. per unit. PLA 7A, 7B: 3,600 sq. ft.14	20' RM, RMA: 20'2 HENC 2: 10'	Detached units, 5'; attached or stacked units, 5'.4, 10 RMA: 5'10 HENC 2: 0'	10'11 HENC 2: 0'	60% HENC 2: 80%	RM, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5, 12 RMA: 35' above ABE. HENC 2, PLA 5A, PLA 5E, PLA 6I: 30' above ABE. PLA 5D: 30' above ABE.6 PLA 7A, 7B: 30' above ABE.7, 12
25.30.050	Detached, Attached or Stacked Dwelling Units		RM, RMA: 13 PLA 5A: 3			60% HENC 2: 80%
25.30.060	Detached Dwelling Unit	3,600 sq. ft.	20' RM, RMA: 20'2 PLA 6I: 10'	5' RM, RMA, HENC 2: 5'4	10'	60%	RM, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5, 12 RMA: 35' above ABE.12 PLA 5A, PLA 5D, PLA 5E: 25' above ABE. HENC 2, PLA 6I: 30' above ABE. PLA 7A, 7B: 30' above ABE.7, 12
25.30.070	Government Facility	None	20' RM, RMA: 20'2 HENC 2: 10'	10' HENC 2: 0'	10' HENC 2: 0'	70% HENC 2: 80%	RM, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5 RMA: 35' above ABE. HENC 2, PLA 5A, PLA 5E, PLA 6I: 30' above ABE. PLA 5D: The lower of 4 stories or 40' above ABE. PLA 7A, 7B: 30' above ABE.7
25.30.080	Grocery Store, Drug Store, Laundromat, Dry Cleaners, Barber Shop, Beauty Shop or Shoe Repair Shop	7,200 sq. ft. 9	20'2 HENC 2: 10'	5'4 HENC 2: 0'	10' HENC 2: 0'	60% HENC 2: 80%	HENC 2, RM: 30' above ABE.5 RMA: 35' above ABE.
25.30.090	Mini-School or Mini-Day-Care Center	3,600 sq. ft.	20' RM, RMA: 20'2 HENC 2: 10'	5'4 HENC 2: 0'	10' HENC 2: 0'	60% HENC 2: 80%	RM, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5 RMA: 35' above ABE. PLA 5D: 30' above ABE.6 HENC 2, PLA 5A, PLA 5E, PLA 6I: 30' above ABE. PLA 7A, 7B: 30' above ABE.7
25.30.100	Nursing Home	7,200 sq. ft. PLA 6I: None	20' RM, RMA: 20'2 HENC 2: 10'	10' HENC 2: 0'	10' HENC 2: 0'	70% HENC 2: 80%	RM, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5 RMA: 35' above ABE. HENC 2, PLA 5A, PLA 5E, PLA 6I: 30' above ABE. PLA 5D: The lower of 4 stories or 40' above ABE. PLA 7A, 7B: 30' above ABE.7
25.30.110	Office Uses (Stand-Alone or Mixed with Detached, Attached, or Stacked Dwelling Units)	3,600 sq. ft. with at least 1,800 sq. ft. per unit	20'	5'4	10'	80%	30' above ABE.
25.30.120	Piers, Docks, Boat Lifts and Canopies Serving Detached, Attached or Stacked Dwelling Units	None	See Chapter 83 KZC.			–	Landward of the ordinary high water mark: RM: 30' above ABE. RMA: 35' above ABE.
25.30.130	Public Park	Development standards will be determined on a case-by-case basis.
25.30.140	Public Utility	None	20' RM, RMA: 20'2 HENC 2: 10'	20' HENC 2: 0'	RM, RMA, PLA 5D, PLA 6A, PLA 6D, PLA 6J: 20' PLA 5A, PLA 5E, PLA 6I, PLA 7A, 7B: 10' HENC 2: 0'	70% HENC 2: 80%	RM, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5 RMA: 35' above ABE. HENC 2, PLA 5A, PLA 5E, PLA 6I: 30' above ABE. PLA 5D: The lower of 4 stories or 40' above ABE. PLA 7A, 7B: 30' above ABE.7
25.30.150	School or Day-Care Center	7,200 sq. ft.	If this use can accommodate 50 or more students or children, then:			70% HENC 2: 80%	RM: 30' above ABE.5, 15 RMA: 35' above ABE. PLA 5A, PLA 5E, PLA 6I: 30' above ABE.15 PLA 5D: The lower of 4 stories or 40' above ABE. HENC 2, PLA 6A, PLA 6D, PLA 6J: 30' above ABE.5, 15 PLA 7A, 7B: 30' above ABE.7, 15
			50'	50'	50'
			If this use can accommodate 13 to 49 students or children, then:
			20'	20'	20'
			RM, RMA:2

Density/Dimensions (DD) Special Regulations:

DD-1. For density purposes, two assisted living units shall constitute one dwelling unit. Total dwelling units may not exceed the number of stacked dwelling units allowed on the subject property. Through Process IIB, Chapter 152 KZC, up to one and one-half times the number of stacked dwelling units allowed on the property may be approved if the following criteria are met:

a. Project is of superior design; and

b. Project will not create impacts that are substantially different than would be created by a permitted multifamily development. Back to Table

DD-2. See KZC 25.10.020(7). Back to Table

DD-3. The required yard of any structure abutting a lot containing a low density use within PLA 5 must be increased one foot for each one foot that structure exceeds 20 feet above average building elevation. Back to Table

DD-4. Five feet, but two side yards must equal at least 15 feet. Back to Table

DD-5. If adjoining a low density zone other than RSX, then 25 feet above average building elevation. Back to Table

DD-6. If the development contains at least one acre, then the lower of four stories or 40 feet above average building elevation. Back to Table

DD-7. If adjoining a low density zone other than RSX, or detached dwelling unit in PLA 7C, then 25 feet above average building elevation. Back to Table

DD-8. With a density as established on the Zoning Map. Minimum amount of lot area per dwelling unit is as follows:

a. In RM 5.0 and RMA 5.0 zones, the minimum lot area per unit is 5,000 square feet.

b. In RM 3.6 and RMA 3.6 zones, the minimum lot area per unit is 3,600 square feet.

c. In RM 2.4 and RMA 2.4 zones, the minimum lot area per unit is 2,400 square feet.

d. In RM 1.8 and RMA 1.8 zones, the minimum lot area per unit is 1,800 square feet. Back to Table

DD-9. Gross floor area may not exceed 3,000 square feet. Back to Table

DD-10. The side yard may be reduced to zero feet if the side of the dwelling unit is attached to a dwelling unit on an adjoining lot. If one side of a dwelling unit is so attached and the opposite side is not, the side that is not attached must provide a minimum side yard of five feet; provided, that for PLA 5A this special regulation shall not supersede minimum yard requirements when abutting a lot containing a low density use within the PLA 5 zone. Back to Table

DD-11. The rear yard may be reduced to zero feet if the rear of the dwelling unit is attached to a dwelling unit on an adjoining lot; provided, that for PLA 5A this special regulation shall not supersede minimum yard requirements when abutting a lot containing a low density use within the PLA 5 zone. Back to Table

DD-12. Where the 25-foot height limitation results solely from an adjoining low density zone occupied by a school that has been allowed to increase its height to at least 30 feet, then a structure height of 30 feet above average building elevation is allowed. Back to Table

DD-13. See KZC 25.05.020(3). Back to Table

DD-14. Minimum amount of lot area per dwelling unit is as follows:

a. In the PLA 7A zone, the minimum lot area per unit is 2,400 square feet.

b. In the PLA 7B zone, the minimum lot area per unit is 1,800 square feet. Back to Table

DD-15. For school use, structure height may be increased, up to 35 feet, if:

a. The school can accommodate 200 or more students; and

b. The required side and rear yards for the portions of the structure exceeding the basic maximum structure height are increased by one foot for each additional one foot of structure height; and

c. The increased height is not specifically inconsistent with the applicable neighborhood plan provisions of the Comprehensive Plan; and

d. The increased height will not result in a structure that is incompatible with surrounding uses or improvements. Back to Table

(Ord. 4811 § 1, 2022; Ord. 4749 § 1, 2021; Ord. 4637 § 3, 2018; Ord. 4476 § 2, 2015)

Back to Top

25.40 Development Standards

Development Standards Table – High Density Residential Zones

(RM 2.4; RMA 2.4; RM 1.8; RMA 1.8; HENC 2; PLA 5A, PLA 5D, PLA 5E; PLA 6A, PLA 6D, PLA 6I, PLA 6J; PLA 7A, PLA 7B)

(Refer to KZC 25.20, Permitted Uses Table, to determine if a use is allowed in the zone; see also KZC 25.30, Density/Dimensions Table)
Use		Landscape Category (Chapter 95 KZC)	Sign Category (Chapter 100 KZC)	Required Parking Spaces (Chapter 105 KZC)
25.40.010	Assisted Living Facility	D RM, RMA: D1	A	1.7 per independent unit. 1 per assisted living unit.
25.40.020	Church	C RM, RMA: C1	B	1 for every 4 people based on maximum occupancy load of any area of worship.2
25.40.030	Community Facility	C3 RM, RMA: C1, 3	B RM, RMA: B4	See KZC 105.25.
25.40.040	Convalescent Center	C RM, RMA: C1	B	1 for each bed.
25.40.050	Detached, Attached, or Stacked Dwelling Units	D RM, RMA: D5, 6 HENC 2, PLA 7A, 7B: D6	A	1.2 per studio unit. 1.3 per 1 bedroom unit. 1.6 per 2 bedroom unit. 1.8 per 3 or more bedroom unit. See KZC 105.20 for visitor parking requirements.
25.40.060	Detached Dwelling Unit	E	A	2.0 per unit.
25.40.070	Government Facility	C3 RM, RMA: C1, 3	B RM, RMA: B4	See KZC 105.25.
25.40.080	Grocery Store, Drug Store, Laundromat, Dry Cleaners, Barber Shop, Beauty Shop or Shoe Repair Shop	B	E	1 per each 300 sq. ft. of gross floor area.
25.40.090	Mini-School or Mini-Day-Care Center	E RM, RMA: D	B	See KZC 105.25.7, 8 RM, RMA: See KZC 105.25.7
25.40.100	Nursing Home	C RM, RMA: C1	B	1 for each bed.
25.40.110	Office Uses (Stand-Alone or Mixed with Detached, Attached, or Stacked Dwelling Units)	C	D	See KZC 105.25.
25.40.120	Piers, Docks, Boat Lifts and Canopies Serving Detached, Attached or Stacked Dwelling Units	B	B	None
25.40.130	Public Park	Development standards will be determined on a case-by-case basis.
25.40.140	Public Utility	A3 RM, RMA: A1, 3 PLA 7A, PLA 7B: A	B RM, RMA: B4	See KZC 105.25.
25.40.150	School or Day-Care Center	D	B	See KZC 105.25.8, 9 RM, RMA: See KZC 105.25.9

Development Standards (DS) Special Regulations:

DS-1. If the subject property is located within the NRH neighborhood, west of Slater Avenue NE and south of NE 100th Street, and if it adjoins a low density zone or a low density use in PLA 17, then Landscape Category A applies. Back to Table

DS-2. No parking is required for day-care or school ancillary to this use. Back to Table

DS-3. Landscape Category A or B may be required depending on the type of use on the subject property and the impacts associated with the use on the nearby uses. Back to Table

DS-4. One pedestal sign with a readerboard having electronic programming is allowed at a fire station only if:

a. It is a pedestal sign (see Plate 12) having a maximum of 40 square feet of sign area per sign face;

b. The electronic readerboard is no more than 50 percent of the sign area;

c. Moving graphics and text or video are not part of the sign;

d. The electronic readerboard does not change text and/or images at a rate less than one every seven seconds and shall be readily legible given the text size and the speed limit of the adjacent right-of-way;

e. The electronic readerboard displays messages regarding public service announcements or City events only;

f. The intensity of the display shall not produce glare that extends to adjacent properties and the signs shall be equipped with a device which automatically dims the intensity of the lights during hours of darkness;

g. The electronic readerboard is turned off between 10:00 p.m. and 6:00 a.m. except during emergencies;

h. It is located to have the least impact on surrounding residential properties.

If it is determined that the electronic readerboard constitutes a traffic hazard for any reason, the Planning and Building Director may impose additional conditions. Back to Table

DS-5. Except for low density uses, if the subject property is located within the NRH neighborhood, west of Slater Avenue NE and south of NE 100th Street, and if it adjoins a low density zone or a low density use in PLA 17, then Landscape Category A applies. Back to Table

DS-6. When a low density use adjoins a detached dwelling unit in a low density zone, Landscape Category E applies. Back to Table

DS-7. An on-site passenger loading area may be required depending on the number of attendees and the extent of the abutting right-of-way improvements. Back to Table

DS-8. The location of parking and passenger loading areas shall be designed to reduce impacts on nearby residential uses. Back to Table

DS-9. An on-site passenger loading area must be provided. The City shall determine the appropriate size of the loading area on a case-by-case basis, depending on the number of attendees and the extent of the abutting right-of-way improvements. Carpooling, staggered loading/unloading time, right-of-way improvements or other means may be required to reduce traffic impacts on nearby residential uses. Back to Table

(Ord. 4637 § 3, 2018; Ord. 4487 § 1, 2015; Ord. 4476 § 2, 2015)

Back to Top