to: steve cupic e/ cascasia@ from: · pdf filegeneral retail sales/service – permitted...

A Professional Services Corporation 115 Bell St. Seattle, WA 98121 (206) 441-7705 Fax: (206) 441-5373 E-Mail: [email protected]

D R I S C O L L A R C H I T E C T S

M E M O R A N D U M

TO: Steve Cupic

e/ [email protected] FROM: Melanie Pakingan Cheng DISTRIBUTION: Dean Longwell, Matt L. Driscoll, AIA DATE: 1 February 2008 PROJECT: 17962 Midvale Ave. N. (DA#0723)

Shoreline, WA SUBJECT/ATTACHMENTS: 1.0 PROJECT DATA 1.1 Site Area: Area per survey 50,831 sf Midvale dedication: 29.5’ x’s 183’ = - 5,398 sf N. 180th St. dedication: 22.5’ (w/o on-street pkg.) x’s 295.5’ = - 6,649 sf 38,784 sf after dedications 1.2 Location: 17962 Midvale Ave. N.

(SE corner of Midvale Ave. N. and N. 180th St.) Shoreline, Washington

1.3 Zone: RB – Regional Business 1.4 Building Code: 2006 IBC 1.5 Proposed Use: Mixed Use (Multi-family/Commercial) 1.6 Type of Construction (IBC): Residential: V-A Parking Garage: I-A 1.7 Occupancy Classification: Residential Units R-2 Parking Garages S-2 Amenities/Common Roof Deck A-3

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17962 Midvale Ave. N. (DA#0723) 1 February 2008

20.40.020 Zones and Map Designations: RB: Regional Business

20.40.040 Nonresidential zones. C. The purpose of the regional business (RB) and industrial (I) zones is to provide for the location of integrated complexes made up of business and office uses serving regional market areas with significant employment opportunities. Such zones require accessibility to regional transportation corridors. Development of higher buildings and mixed-uses, that are supportive of transit are encouraged in these zones. (Ord. 238 Ch. IV § 1(D), 2000). 20.40.110 Use Tables: Apartment – permitted General Retail Sales/Service – permitted Professional Office – permitted Eating/drinking establishments – permitted (subject to supplemental conditions) Single family attached – permitted

Single family detached – conditional use


20.40.120 Residential type uses.

NAICS # SPECIFIC LAND USE R4- R6

R8-R12 R18-R48

NB & O CB & NCBD

RB & I

RESIDENTIAL GENERAL

Accessory Dwelling Unit P-i P-i P-i P-i P-i P-i

Affordable Housing P-i P-i P-i P-i P-i P-i

Apartment C P P P P

Duplex P-i P-i P-i P-i

Home Occupation P-i P-i P-i P-i P-i P-i

Manufactured Home P-i P-i P-i

Mobile Home Park P-i P-i P-i

Single-Family Attached P-i P P P

Single-Family Detached P P C C

GROUP RESIDENCES

Boarding House C-i C-i P-i P-i P-i P-i

Community Residential Facility-I (Less than 11 residents and staff)

C C P P P P

Community Residential Facility-II P-i P-i P-i P-i

721310 Dormitory C-i P-i P-i P-i P-i

TEMPORARY LODGING

721191 Bed and Breakfasts P-i P-i P-i P-i P-i P-i

72111 Hotel/Motel P P

Recreational Vehicle P-i P-i P-i P-i P-i P-i

Tent City P-i P-i P-i P-i P-i P-i

MISCELLANEOUS

Animals, Small, Keeping and Raising P-i P-i P-i P-i P-i P-i

P = Permitted Use S = Special Use C = Conditional Use -i = Indexed Supplemental Criteria


20.40.130 Nonresidential uses. NAICS # SPECIFIC LAND USE R4-

R6 R8-R12 R18-

R48 NB & O CB &

NCBD RB & I

retail/service type

532 Automotive Rental and Leasing P P

81111 Automotive Repair and Service P P P

451 Book and Video Stores/Rental (excludes Adult Use Facilities) C P P P

513 Broadcasting and Telecommunications P

812220 Cemetery, Columbarium C-i C-i C-i P-i P-i P-i

Churches, Synagogue, Temple C C P P P P

Construction Retail, Freight, Cargo Service P

Daycare Facilities P-i P-i P P P P

722 Eating and Drinking Establishments (Excluding Gambling Uses) C-i C-i C-i P-i P-i P-i

812210 Funeral Home/Crematory C-i C-i C-i P-i P-i

447 Gasoline Service Stations P P P

General Retail Trade/Services P P P

811310 Heavy Equipment and Truck Repair C

481 Helistop S S S C

485 Individual Transportation and Taxi C S

812910 Kennel or Cattery C-i P-i

Library Adaptive Reuse P-i P-i P-i P-i P-i P-i

31 Light Manufacturing S

441 Motor Vehicle and Boat Sales P

Professional Office C P P P

5417 Research, Development and Testing P

Shipping Containers C C

484 Trucking and Courier Service P-i P-i

541940 Veterinary Clinics and Hospitals P-i P-i P-i

Warehousing and Wholesale Trade P

Wireless Telecommunication Facility P-i P-i P-i P-i P-i P-i

P = Permitted Use S = Special Use C = Conditional Use -i = Indexed Supplemental Criteria 20.40.230 Affordable housing. 20.50.160 Open space– Standards. A. Multifamily developments shall provide on-site common recreational open space areas as follows: Minimum 170 square feet per three or more bedrooms unit; Minimum 130 square feet per two bedrooms unit; and Minimum 100 square feet per studio or one bedroom unit.


On-site recreational open space areas shall be centrally located, and visibly accessible from dwelling units and sited away from arterial streets and parking areas, with a grade and surface suitable for their intended use, and have a smallest dimension (width) of minimum 20 feet (except for trail segments). Exception 20.50.160(A)(1): Indoor recreation areas may be credited towards the total recreation space requirement, when the City determines that such areas are located, designed and improved in a manner which provides suitable recreational opportunities. Senior and special needs housing may include social areas, game and craft rooms, and other multipurpose entertainment and educational areas as part of their required recreational space. Exception 20.50.160(A)(2): Private yards, patios, balconies or roof decks may be credited towards the total recreation space requirement, when the City determines that such areas are located, designed and improved in a manner which provides suitable recreational opportunities. Private yards or patios shall have a minimum area of 100 square feet and a minimum dimension of 10 feet. Balconies and roof decks shall have a minimum area of 50 square feet and a minimum dimension of six feet. Exception 20.50.160(A)(3): Stormwater runoff tracts may be credited for up to 50 percent of the on-site recreation space requirement, subject to the following criteria: 1. The stormwater runoff tract is dedicated or reserved as a part of a recreation space tract; 2. The detention pond shall be constructed to meet the following conditions: a. The side slope of the stormwater facilities shall not exceed grade 1:3 (one vertical to three horizontal) unless slopes are existing, natural and covered with vegetation, b. Any bypass system or an emergency overflow pathway shall be designed to handle flow exceeding the facility design and located so that it does not pass through active recreation areas or present a safety hazard, c. The stormwater facilities shall be landscaped in a manner to enhance passive recreation opportunities such as trails and aesthetic viewing, and d. The stormwater facilities shall be designed so they do not require fencing pursuant to the surface water design manual. Table 20.50.020(2) – Densities and Dimensions for Residential Development in Nonresidential Zones STANDARDS Neighborhood

Business (NB) and Office (O) Zones

Community Business (CB) Zone

Regional Business (RB) and Industrial (I) Zones

Maximum Density: Dwelling Units/Acre 24 du/ac 48 du/ac No maximum Minimum Front Yard Setback 10 ft 10 ft 10 ft Minimum Side Yard Setback from Nonresidential Zones

5 ft 5 ft 5 ft

Minimum Rear Yard Setback from Nonresidential Zones

15 ft 15 ft 15 ft

Minimum Side and Rear Yard (Interior) Setback from R-4 and R-6 20 ft 20 ft 20 ft Minimum Side and Rear Yard Setback from R-8 through R-48 10 ft 10 ft 15 ft Base Height (1) 35 ft 60 ft 65 ft (2) Maximum Impervious Surface 85% 85% 95% Exceptions to Table 20.50.020(2): (1) Please see Exception 20.50.230(3) for an explanation of height bonus for mixed-use development in NB and O zones. (2) For all portions of a building in the I zone abutting R-4 and R-6 zones, the maximum height allowed at the yard setback line shall be 35 feet, 50-foot height allowed with additional upper floor setback (transition line setback) of 10 feet. To 65 feet with additional upper floor setback (transition line setback) of 10 feet after 50-foot height limit. Unenclosed balconies on the building are above the 35-foot transition line setback shall be permitted to encroach into the 10-foot setback. Figure Exception 20.50.020(2): For all portions of a building in the I zone abutting to R-4 and R-6 zones, the maximum height allowed at the yard setback line shall be 35 feet, 50-foot height allowed with additional upper floor setback (transition line setback) of 10 feet. Sixty-five feet allowed with additional upper floor setback (transition line setback) of 10 feet after 50-foot height limit. Unenclosed balconies on the building that are above the 35-foot transition line setback shall be permitted to encroach into the 10-foot setback. B. Base Density Calculation. The base density for an individual site shall be calculated by multiplying the site area (in acres) by the applicable number of dwelling units. When calculation results in a fraction, the fraction shall be rounded to the nearest whole number as follows: 1. Fractions of 0.50 and above shall be rounded up except for lots less than 14,400 square feet in R-6 zones. See Exception (7) to Table 20.50.020(1). 2. Fractions below 0.50 shall be rounded down. Example #1 – R-6 zone, 2.3 acres site: 2.3 x 6 = 13.8 The base density for this site would be 14 dwelling units. Example #2 – R-24 zone, 2.3 acres site: 2.3 x 24 = 55.2 The base density for the site would be 55 dwelling units. Example #3 – R-6 zone, 13,999-square-foot site: (13,999/43,560 = .3214 acres) so .3214 X 6 = 1.92. The base density for single-family detached dwellings on this site would be one unit. Example #4 – R-6 zone, 14,400-square-foot site (14,400/43,560 = .331 acres) so .331 X 6 = 1.986. The base density for the site would be two units. C. All areas of a site may be used in the calculation of base density, except that submerged lands shall not be credited toward base density calculations. D. When a lot is divided by a zone boundary, the following rules shall apply: 1. When a lot contains both residential and nonresidential zoning, the zone boundary between the zones shall be considered a lot line for determining permitted building height and required setbacks on the site. 2. When a lot contains residential zones of varying density, the following shall apply: a. Any residential density transfer within the lot shall be allowed from the portion with the lesser residential density to that of the greater residential density. b. Residential density transfer from the higher density zone to the lower density zone may be allowed only when: • The transfer enhances the efficient use of needed infrastructure; • The transfer contributes to preservation of critical areas, or other natural features; and • The transfer does not result in significant adverse impacts to adjoining lower-density properties. Example: A development site is 3.8 acres. 1.5 acres is zoned R-12 and 2.3 acres is zoned R-24. The base density for the R-12 portion: 1.5 x 12 = 18 dwelling units, for the R-24 portion: 2.3 x 24 = 55.2 rounded to 55 dwelling units. The overall base density for the site is 18 + 55 = 73 dwelling units. (Ord. 462 § 1, 2006; Ord. 352 § 1, 2004; Ord. 299 § 1, 2002; Ord. 293 §§ 1,2, 2001; Ord. 266 § 1, 2001; Ord. 238 Ch. V § 1(B-1), 2000).


Table 20.50.390A – General Residential Parking Standards RESIDENTIAL USE MINIMUM SPACES REQUIRED Apartment: Studio units: One-bedroom units: Two-bedroom units: Three-bedroom units:

1.2 per dwelling unit 1.5 per dwelling unit 1.8 per dwelling unit 2.0 per dwelling unit

Table 20.50.390C – General Nonresidential Parking Standards Note: Square footage in this subchapter refers to net usable area and excludes walls, corridors, lobbies, bathrooms, etc. NONRESIDENTIAL USE MINIMUM SPACES REQUIRED General services uses: 1 per 300 square feet Government/business services uses: 1 per 300 square feet Manufacturing uses: .9 per 1,000 square feet Recreation/culture uses: 1 per 300 square feet Regional uses: (Director) Retail trade uses: 1 per 300 square feet Table 20.50.390D – Special Nonresidential Standards (Continued) NONRESIDENTIAL USE MINIMUM SPACES REQUIRED Restaurants: 1 per 75 square feet in dining or lounge area Retail and mixed trade: 1 per 300 square feet Exception 20.50.390(A)(1): If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded to the nearest whole number, with fractions of 0.50 or greater rounding up and fractions below 0.50 rounding down. Exception 20.50.390(A)(2): When the City of Shoreline has received a shell building permit application, off-street parking requirements shall be based on the possible tenant improvements or uses authorized by the zone designation and compatible with the limitations of the shell permit. When the range of possible uses results in different parking requirements, the Director will establish the amount of parking based on a likely range of uses. Exception 20.50.390(A)(3): Where other provisions of this Code stipulate higher maximum parking or reduced minimum parking requirements, those provisions shall apply. Exception 20.50.390(A)(4): Minimum parking requirements may be reduced through provisions in SMC 20.50.400. Table 20.50.410D – Minimum Parking Stall and Aisle Dimensions

A B C D E F

Parking Angle Stall Width (feet)

Curb Length (feet)

Stall Depth (feet)

Aisle Width (feet)

1-Way 2-Way

Unit Depth (feet)

1-Way 2-Way

0 8.0*

Min. 8.5 Desired 9.0

20.0* 22.5 22.5

8.0 8.5 9.0

12.0 20.0 12.0 20.0 12.0 20.0

** ** 29.0 37.0 30.0 38.0

30 8.0*


16.0* 17.0 18.0

15.0 16.5 17.0

10.0 20.0 10.0 20.0 10.0 20.0

** ** 42.0 53.0 44.0 54.0

45 8.0*


11.5* 12.0 12.5

17.0* 12.0 20.0 12.0 20.0 12.0 20.0

** ** 50.0 58.0 51.0 59.0

60 8.0*


9.6* 10.0 10.5

18.0 20.0 21.0

18.0 20.0 18.0 20.0 18.0 20.0

** ** 58.0 60.0 60.0 62.0

90 8.0*


8.0* 8.5 9.0

16.0* 20.0 20.0

23.0 23.0 23.0 23.0 23.0 23.0

** ** 63.0 63.0 63.0 63.0

Notes: * For compact stalls only ** Variable, with compact and standard combinations


3.0 ZONING MAPS/AERIALS

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