20C.40.45 Residential Development in City Center Design Areas.

20C.40.45-010 Purpose.

All residential development in City Center Design Areas shall comply with the density and development standards indicated in the City Center Site Requirements Chart, except where otherwise specified. Residential uses shall be permitted in City Center Design Areas as indicated in the City Center Land Uses Chart. Residential developments within the design areas shall also comply with the following criteria. (Ord. 1901)

20C.40.45-020 Residential Density Chart.

Residential Densities for City Center Design Districts

Design Areas	Minimum Site Area (Sq. Ft.)	Minimum Site Width (Ft.)	Permitted Dwelling Units Per Net Acres	Maximum (3a) Allowable Lot Coverage
All Design Areas Allowing Residential Uses, Except Trestle, Valley View and Bear Creek	2,400 – 3,199 2,400 – 3,199 3,200 – 5,999 6,000 – 11,999 12,000 – 17,999 18,000 or more	Less than 30 30 – 43 44 – 49 50 – 119 120 – 179 180 or more	1 unit per lot 2 units per lot * 26 units per acre 30 units per acre 45 units per acre 55 units per acre (3b)	75% 75% 75% N/A N/A N/A
Trestle, Valley View and Bear Creek	2,400 – 3,199 2,400 – 3,199 3,200 – 5,999 6,000 or more	Less than 30 30 – 43 44 – 49 50 or more	1 unit per lot 2 units per lot* 26 units per acre 30 units per acre

* With alley access only. Otherwise one unit per lot.

(1) In order to ensure that appropriate bulk and height relationships exist between residential lot widths and building intensity, the table above shall be used to determine the permitted residential density of a site. The density allowed on the site shall increase with the increase in site area and site width. The table is read from left to right, within the rows. For example, a site that is 12,000 square feet in area and 120 feet in width will be allowed up to 45 dwellings per acre. If the site’s area and width are in different rows, i.e., 12,000 square feet and 100 feet wide, the lower density shall apply (30 dwelling units per acre).

(2) Exceptions:

(a) If the site’s width is in a row that allows a higher density, as opposed to the site area, the higher density shall be allowed if the site’s area is also at least 85 percent of the lowest range of the areas in the same row. Example: Site width equals 120 feet and the site area is at least 10,200 square feet (85 percent of 12,000 square feet), then 45 dwelling units per acre shall be allowed.

(b) If the site’s area is in a row that allows the higher density, but the width limits it to a lower density, the higher density shall be allowed if the site width is at least 85 percent of the lowest range of the widths in the same row. Example: Site area equals 12,000 square feet and the site width is at least 102 feet (85 percent of 120 feet), then 45 dwelling units per acre shall be allowed.

(3) Notes:

(a) Lot coverage requirements do not apply to residential developments with ground floor commercial/retail uses, except those specified in RCDG 20C.40.40-045, City Center Site Requirements Chart.

(b) In the Sammamish Trail, Old Town, Town Square, Leary, and River Bend Design Areas, the maximum density allowed may be increased to a floor area ratio of 4.0 as provided in this footnote and through the Transfer of Development Rights (TDR) program, exclusive of bonuses, and provided: parking for the development is located within a below grade structure and superior public/quasi-public amenities such as street front plazas, art, fountains, and pedestrian spaces are provided. In the East Hill Design Area, the maximum density allowed may be increased to a floor area ratio of 3.0 as provided in this footnote and through the Transfer of Development Rights (TDR) program, exclusive of bonuses, and provided that parking for the development is located within a below grade structure. Where a proposal would (i) exceed the residential densities allowed by Table 20C.40.45-020 and any bonuses and (ii) exceed a floor area ratio (FAR) of 1.25 for all buildings on the site, the floor space that exceeds a FAR of 1.25 shall be transferred to the site through the Transfer of Development Rights program authorized by Chapter 20C.20 RCDG and RCDG 20D.200.10. (Ord. 2051; Ord. 1901)