Source: http://www.codepublishing.com/WA/issaquah/html/Issaquah18/Issaquah1806.html
Timestamp: 2013-05-25 15:28:12
Document Index: 613840234

Matched Legal Cases: ['§ 3', '§ 6', '§ 6', '§ 6', '§ 6', '§ 15', '§ 6', '§ 16', '§ 6', '§ 16', '§ 6', '§ 6', '§ 10', '§ 5', '§ 6', '§ 17', '§ 31', '§ 6', '§ 11', '§ 18', '§ 6', '§ 9', '§ 6', '§ 6', '§ 19', '§ 5', '§ 10', '§ 3', '§ 5', '§ 6', '§ 3', '§ 2', '§ 4', '§ 3', '§ 3', '§ 2', '§ 4', '§ 3', '§ 20', '§ 32', '§ 11', '§ 11', '§ 3', '§ 5', '§ 4', '§ 3', '§ 2', '§ 6', '§ 13', '§ 4', '§ 2', '§ 11', '§ 3', '§ 1', '§ 6']

Chapter 18.06ESTABLISHMENT OF ZONING DISTRICTS
18.06.010 Purpose and intent of the zoning districts.
18.06.020 Intent statements of each zoning district.
18.06.030 Interpretation of zoning boundaries.
18.06.040 Lots divided by district lines.
18.06.050 Application of district regulations.
18.06.060 Annexation classification.
Zoning Districts: Intent and General Characteristics
18.06.070 Tradition Plateau Natural Resource Conservation Area – TP-NRCA.
18.06.080 Conservancy/Recreation – C-Rec.
18.06.090 Community Facilities – CF.
18.06.100 Residential.
18.06.110 Commercial.
18.06.120 Urban Village District – UV.
18.06.125 Mineral Resource – M.
18.06.130 Table of Permitted Land Uses.
The purpose of establishing zoning districts is to protect the public health, safety and general welfare by implementing the goals and policies adopted in the Issaquah Comprehensive Plan. The intent of the zoning districts is to implement the following goals:
A. Achieve a Balanced Community:
1. Preserve and encourage viable neighborhoods;
2. Preserve the character of historic resources, including buildings and areas;
3. Pursue a balanced mix of land uses that provide for a full-service community (single family and multifamily residential, commercial, and recreation areas);
4. Encourage development in areas where public services and urban services can be provided efficiently, and limit development where these services are not provided;
5. Recognize mixed uses are appropriate in certain areas;
6. Coordinate land use patterns with pedestrian and bicycle linkages;
7. Balance environmental concerns with developmental pressures without allowing development pressures to override environmental concerns; and
8. Assure that the use of lands adjacent to mineral resource lands does not interfere with the continued use, in the accustomed manner and in accordance with best management practices, of these designated lands for the extraction of minerals.
B. Promote Quality of Life and “a People Place”:
1. Work toward preserving the hometown feeling of Issaquah;
2. Promote pedestrian-oriented facilities;
3. Maintain the orientation of retail commercial development focused on the local service area as opposed to the regional service area;
4. Recognize that effective transportation systems have a direct impact on quality of life;
5. Support a wide variety of recreational opportunities consistent with Issaquah’s natural setting, and encourage regional use of Issaquah’s trailheads and related recreation activities;
6. Recognize the individual and cumulative impacts of individual projects, and address impacts to the immediate area as well as to the community; 7. Acknowledge the importance of cultural activities; 8. Use development standards and design guidelines to enhance and preserve the existing scale and design of Issaquah; 9. Provide sidewalks, bike paths and trails as nonmotorized transportation alternatives and require connecting linkages between existing sidewalks, bike paths and trails;
10. Ensure that utility services are available to support development that is consistent with the land use plans; and
11. Consolidate City land use and electric utility facility planning to ensure consistency and enable the service provider to meet its public service obligation.
C. Require Environmental Excellence:
1. Establish and implement measures to preserve Issaquah’s unique natural beauty;
2. Prevent degradation of the environment;
3. Use Issaquah’s natural resources responsibly;
4. Require that environmental impacts are properly mitigated, despite the pressures of growth;
5. Recognize manmade constraints; and
6. Preserve environmentally critical areas. (Ord. 2405 § 3, 2004; Ord. 2108 § 6.1.1, 1996).
The intent statements of each zoning district define the primary purpose of each district and shall aid in:
A. Determining the appropriate location of uses;
B. Determining appropriate conditions for development; and C. Providing the basis for the reviewing official to interpret the standards and provisions of this Code. (Ord. 2108 § 6.1.2, 1996).
A. Jurisdiction Lines: When zoning district boundaries are shown as following or approximately following the City limits, platted lot lines, section lines, half-section lines, or quarter section lines, the zoning boundaries shall be such lines.
B. Lakes, Rivers and Stream Centerlines: When zoning district boundaries are shown as following or approximately following the centerline of a lake, river or stream, the actual centerline of that lake, river or stream shall be the zoning boundary. In the event of a natural change in the lake, river or stream, the zoning boundaries shall change with the channel’s centerline.
C. Property Lines: When zoning district boundaries are shown as following or approximately following a property, lot or tract line, the zoning boundaries shall be the actual property, lot or tract line.
D. Railroads: When zoning district boundaries are shown as following or approximately following a railroad, the actual center line of the main railroad shall be the zoning boundaries.
E. Rights-of-Way: Zoning boundaries shall terminate at public rights-of-way and no public right-of-way shall be considered zoned property. Right-of-way development and maintenance shall be reviewed and regulated by the applicable City regulations, including Clearing/Grading, Street Use Permits, etc.
F. Rights-of-Way, Vacated: When a right-of-way is vacated, that vacated right-of-way will acquire the classification of the adjacent property to which it reverts ownership.
G. Shorelines: When zoning district boundaries are shown as following or approximately following a shoreline of a lake, river or stream, the actual high water mark of the shoreline of that lake, river or stream shall be the zoning boundaries. In the event of a natural change in the high water mark of the shoreline, the zoning boundaries shall change with the high water mark.
H. Streets and Alleys, When Lot Located in a Right-of-Way: When zoning district boundaries are shown as following or approximately following streets, the actual centerline of that street shall be the zoning boundaries.
I. Unzoned Property: Any property within the City which, for any reason, is not within a zone designation, according to the official zoning atlas or zoning map, will be construed to be within the same zone designation as the adjacent property with the least intensive zone. J. Other Cases: When zoning district boundaries are not shown as following a property, lot, tract line, or street, the actual zoning boundary lines are as drawn, based on the scale shown, on the official zoning map. (Ord. 2108 § 6.2.1, 1996).
When a single lot is located within two (2) or more zoning districts, the most restrictive district regulations of the adjacent properties shall apply if fifty (50) percent or more of the square footage of the lot is within the most restrictive district, unless specifically established by City action. (Ord. 2108 § 6.2.2, 1996).
A. Corporate Limits: These regulations apply to all property within the corporate limits of the City, and the provisions contained in this Code are minimum requirements.
1. Uses with Corresponding Level of Review: Uses listed in the Table of Permitted Uses with a corresponding level of review reference are permitted in the corresponding zoning district (see Table of Permitted Land Uses).
2. Nonpermitted Uses within a Zoning District: Those uses are not permitted where there is no corresponding level of review listed for a given zoning district.
3. Unclassified Uses: Those uses which are omitted from the table shall be evaluated by the Planning Director/Manager as to the appropriate zoning district for that use and the appropriate level of review.
4. Mixed Uses: A mixed use project shall be reviewed under the highest level of review required by the individual proposed uses. For example, in the MF-H zone, a mixed use project, including residential mixed use (Level 1 Review) and a grocery store (neighborhood, not open twenty-four (24) hours) (Level 3 Review), would require a Level 3 Review. (Ord. 2462 § 15, 2006; Ord. 2108 § 6.2.3, 1996).
A. Pre-Annexation Ordinance: If a Comprehensive Plan-proposed zoning regulations and map have been prepared and adopted in a pre-annexation ordinance by the City pursuant to RCW 35A.14.330, such plan, zoning regulations and map will be deemed to amend the City’s land use regulations to the extent set forth in the pre-annexation ordinance, upon the effective date of the City Council- approved ordinance for annexation.
B. Other Annexation: Any property or area which may, because of annexation, become a part of the City without a pre-annexation ordinance shall be zoned the same as or as nearly comparable with the former zoning classification prior to annexation. After the effective date of annexation, the City or the property owner may petition to reclassify/rezone the property to be consistent with the City’s Comprehensive Plan policies and map.
Comparable Zoning King County
C-Rec (Conservancy – Recreation)
F (Forest) C-Rec
M (Mineral)
° AR 2.5 C-Res
C-Res (Conservancy – Residential)
° AR 5.0 C-Res
° AR 10.0
UR (Urban Reserve)
° R-1
SF-E (Single Family – Suburban Estates)
° R-4 SF-S
SF-S (Single Family – Suburban)
° R-6
SF-SL (Single Family – Small Lot)
° R-8
° R-12
MF-M (Multifamily – Medium Density)
° R-18
° R-24
MF-H (Multifamily – High Density)
° R-48
CB (Community Business)
RB (Regional Business)
IC (Intensive Commercial)
(Ord. 2462 § 16, 2006; Ord. 2108 § 6.2.4, 1996).
The primary purpose and use of the district is to create a zoning district that is consistent with the City’s Comprehensive Plan and to protect and preserve natural systems; wildlife habitat areas; water quality; restoration and enhancement of damaged ecological systems; archaeological, cultural and historic resources. This district is also intended to encourage implementation of an environmental education program and the provision of low impact public uses including, but not limited to, low impact recreation uses.
The existing uses within this district include the undeveloped natural resource area and the developed utility station and corridor. This district recognizes that these existing uses are both appropriate and have very different characters. Permitted uses within this district which do not require a level of review by the City include: bird watching, nature study, sightseeing, environmental education, landscape photography, sustained levels of hiking, jogging/training, pets on a leash, authorized motor vehicle use on roads and power lines, and mountain bike riding on roads and power lines. Permitted uses which require a level of review by the City are listed in the Table of Permitted Land Uses in this chapter.
Appropriate buffers and setbacks from the environmentally critical areas shall be required through the critical area regulations for all development applications within this district. In addition to the objectives stated in the Purpose and Intent section of this chapter (which are general to all zoning districts), the following objectives also apply to this district:
A. Provide and preserve local, community and regional open space and environmentally critical areas, parks and the City’s trailheads, and related recreation areas;
B. Maintain, enhance and restore ecological systems and aquifer recharge areas;
C. Maintain or provide habitat for threatened, endangered and sensitive species;
D. Maintain scenic landscapes;
E. Protect cultural and historic resources;
F. Enhance opportunities for outdoor environmental education;
G. Provide opportunities for low impact public use; and
H. Assure development of utility corridors and electric utility facilities in a manner consistent with the City’s Comprehensive Plan. (Ord. 2501 § 16, 2007; Ord. 2108 § 6.3.1, 1996).
The primary purpose and use of this district is to protect environmentally critical areas, including, but not limited to, wetlands, hillsides, wildlife habitat and recharge areas, from impacts associated with more intensive development. These environmentally critical areas are valued as a community resource, both for conservation purposes and public enjoyment. Open space may be combined with a variety of recreational opportunities to serve the local and regional service area; provided, that critical areas are protected, and that an appropriate buffer is provided between critical areas and any manmade disturbances, such as trails, observation towers, and trailheads. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district: A. Support a wide range of recreational opportunities that minimize land disturbance in order to remain consistent with Issaquah’s natural setting, and provide pedestrian/bike path linkages between community amenities, designated open space and the City center;
B. Minimize public, private and environmental losses due to flooding by enforcing strict development standards in flood hazard areas; and
C. Provide and preserve local, community and regional open space and environmentally critical areas, parks and the City’s trailheads and related recreation areas. (Ord. 2108 § 6.3.2, 1996).
The primary purpose of this district is to provide for public benefit uses on publicly owned property, and to further specify which uses are appropriate for specific properties through the creation of the Community Facilities Open Space (CF-OS), Recreation (CF-R) and Facilities (CF-F) zones. Public lands are a limited resource and all administrative departments, the Council and Boards and Commissions should work collaboratively to determine the best use of public lands for the benefit of the community. Health, safety, public amenity, economic vitality and environmental protection concerns should be balanced in determining use. Multiple public uses are encouraged. The Community Facilities District will separate public land (City, county, school district, special district, state, and federal) that is being utilized or planned for public benefit uses into separate zoning categories. The following objectives also apply to this district:
A. Compatibility of Land Uses: Establish general standards regarding aesthetics, height, and other development standards for community facilities which ensure compatibility of design, construction and scale, and minimize the impact of these facilities on surrounding uses.
B. Provision of Service: Establish general standards to ensure that the public is provided with safe and functional community facilities.
C. Comprehensive Plan Implementation: Provide for community facility improvements and additions necessary to meet local and regional needs and implement Issaquah’s Comprehensive Plan. D. Nonconforming Situations: Existing, legally nonconforming situations may be allowed to continue or expand as established in IMC 18.07.480, Community facilities standards.
E. Community Facilities Zones:
1. CF – Open Space: CF-OS zone is primarily for undeveloped public lands, such as unimproved parks, critical areas, buffers and open spaces. It is intended that minor and major utilities may be located in the CF-OS zone only after it is established that no other reasonable alternative exists. The proponent of the utility shall demonstrate that there is no other reasonable alternative by evaluating the environmental, social and economic impacts of location within the CF-OS zone, as established through the approval criteria in IMC 18.07.480(D), Approval criteria – Public utility facilities. In general, the CF-OS zone is intended for low impact, low intensity uses such as permanent open space, passive hiking trails, and passive interpretative trails.
2. CF – Recreation: CF-R zone is primarily for community facilities that are outdoor recreation oriented, such as improved parks, ball fields, and accessory uses. The intent of the CF-R overlay is to provide a land use designation for community recreational developments such as: ballparks, community parks, interpretative trails, accessory concession stands, and “tot lot” parks.
3. CF – Facilities: CF-F zone is primarily for services and/or recreation oriented development that serves the larger community and includes uses that generate high levels of traffic. The intent of the CF-F zone is to provide a land use designation for community facilities that do not qualify for CF-OS or CF-R land use designations, such as indoor recreation oriented development, utilities, government facilities, libraries, daycare, conference centers, schools, park and rides, banquet reception halls, museums, or public/private projects. (Ord. 2388 § 10, 2004; Ord. 2274 § 5, 2000; Ord. 2108 § 6.3.3, 1996).
The primary purpose of these districts is to provide a variety of housing types and densities served by or near urban services. The primary use in these districts is housing. The appropriate density of the individual residential districts is based on the availability of urban services and the proximity to local streets and arterials. Open space may be combined with a variety of recreational opportunities and public services to serve the local and regional service area. Continuous sidewalk/bike path connections throughout the residential areas encourage pedestrians and bicyclists and are a vital ingredient to residential areas.
A. Conservancy/Residential – C-Res (1 du/5 acres): The primary purpose of this district is to protect environmentally critical areas, including, but not limited to, wetlands, hillsides, wildlife habitat, flood hazard and recharge areas from impacts associated with more intensive development. These environmentally critical areas are valued as a community resource, both for conservation purposes and public enjoyment; provided, that the environmentally critical areas are protected, low density single family residential use may be permitted as governed by the Table of Permitted Land Uses. Only minimum clearing for site preparation shall be permitted in order to protect and preserve the surrounding conservancy area, and the scale of homes shall blend and be compatible with the surrounding conservancy area. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Establish and preserve open space for conservation purposes and public enjoyment;
2. Minimize public, private and environmental losses due to flooding by enforcing strict development standards in flood hazard areas;
3. Provide opportunity for low density single family residential development in areas not served by all urban services; and
4. Provide cluster development criteria for low density single family residential development which shall ensure compatibility and consistency with the surrounding critical areas.
B. Single Family – Suburban Estates – SF-E (1.24 du/acre): The primary purpose of this district is to provide for single family neighborhoods and hobby farms in a setting of larger lots, while protecting environmentally critical areas, including, but not limited to, wetlands, steep slopes, flood hazard areas, etc. Environmentally critical area constraints shall be addressed through larger lot zoning provisions of a high ratio of pervious/impervious surfaces. Permitted uses include detached single family homes. Other uses are permitted as governed by the Table of Permitted Land Uses. Recreational uses which serve the neighborhood are also permitted; provided, that traffic and other related impacts are not detrimental to the district. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Establish and preserve residential neighborhoods for detached and semi-detached single family units free from other uses except those which are compatible with, and serve the residents of, this district;
2. Discourage through arterial traffic which does not serve the affected single family neighborhoods;
3. Preserve the neighborhood character and scale, and provide for limited agricultural uses and hobby farms; and
4. Provide opportunity for low density single family development in areas not directly accessible to all urban services, yet served by public services.
C. Single Family – Suburban – SF-S (4.5 du/acre): The primary purpose of this district is to provide for single family neighborhoods in an urban setting while buffering these neighborhoods from commercial services. Permitted uses include detached single family homes. Recreational uses which serve the neighborhood are also permitted as governed by the Table of Permitted Land Uses; provided, that traffic and other related impacts are not detrimental to the district. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Establish and preserve residential neighborhoods for detached single family units free from other uses except those which are compatible with, and serve the residents of, this district;
2. Discourage through arterial traffic which does not serve the affected single family neighborhoods; and
3. Provide opportunity for single family residential development in areas served by public and urban services.
D. Single Family – Small Lot – SF-SL (7.26 du/acre): The primary purpose of this district is to provide for single family neighborhoods which are in close proximity to low density multifamily neighborhoods and urban services. This district may include some of the historic plats of Issaquah. Appropriate areas for this district include those neighborhoods which are currently medium density single family or would be suitable because of the compatibility to surrounding densities and proximity to urban services. Permitted uses include single family homes, assisted living facilities and senior housing. Recreational uses which serve the neighborhood and urban services are also permitted; provided, that traffic and other related impacts are not detrimental to the district. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Establish and preserve residential neighborhoods;
2. Encourage the reuse and remodeling, rather than demolition, of historic buildings to provide alternative housing opportunities;
3. Provide opportunities for single family residential development in areas served by public and urban services.
E. Single Family – Duplex – SF-D (7.26 du/acre): The primary purpose of this district is to provide for single family dwelling units, and senior housing, in established single family neighborhoods which are in close proximity to urban services. This district includes some of the historic plats of Issaquah surrounding the Front Street area. Permitted uses include detached single family homes and duplexes. Triplexes and fourplexes are permitted only in conjunction with senior housing or the cluster provision. Recreational uses which serve the neighborhood and urban services are also permitted; provided, that traffic and other related impacts are not detrimental to the district. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Preserve established residential neighborhoods for single family units free from other uses except those which are compatible with, and serve the residents of, this district;
3. Provide opportunities for single family residential development in areas served by public and urban services;
4. Provide opportunities for senior housing that is compatible with the existing, established neighborhood.
F. Mixed Use – Residential – MUR: The primary purpose of the mixed use residential zone is to provide for a residential zone that also permits compatible nonresidential uses. Permitted uses in the MUR zone are listed in the Table of Permitted Land Uses (Chapter 18.04 IMC). In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Provide a transition area where residential and limited scale commercial, office, and retail uses with limited impacts can coexist;
2. Achieve compatibility of uses through design development standards;
3. Provide opportunities for a range of housing, including senior housing, that is compatible with the existing, established neighborhood;
4. Locate housing in close proximity to a range of urban services, to facilitate transportation alternatives and encourage pedestrian access;
5. Encourage the reuse and remodeling, rather than demolition, of historic buildings;
6. Allow a variety of residential dwellings in direct proximity to office, retail, and service uses for resident convenience and employment opportunity.
G. Multifamily – Medium Density – MF-M (14.52 du/acre): The primary purpose of this district is to provide for medium density multifamily neighborhoods, in direct proximity to a variety of urban services and commercial uses. Duplexes, multifamily units and senior housing are permitted uses. Recreational uses, quasi-public services such as daycare, and small scale offices are also permitted as governed by the Table of Permitted Land Uses; provided, that traffic and other related impacts are not detrimental to the district. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Provide opportunities for a variety of multifamily dwellings in reasonably close proximity to commercial and retail services;
2. Require landscape buffers which separate the arterial roadway from dwelling units;
3. Locate housing in close proximity to a range of urban services, to facilitate transportation alternatives and encourage pedestrian access;
4. Encourage the reuse and remodeling, rather than demolition, of historic buildings; and
5. Require that traffic generated from high density multifamily use will not pass through single family neighborhoods.
H. Multifamily – High Density – MF-H (29 du/acre): The primary purpose of this district is to provide for high density multifamily neighborhoods, in direct proximity to a variety of urban services and commercial uses. Duplexes and multifamily units are permitted uses. Senior housing, recreational uses, small scale retail, and lower intensity urban services are permitted as governed by the Table of Permitted Land Uses; provided, that traffic and other related impacts are not detrimental to the district. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Provide opportunities for high density multifamily dwellings in direct proximity to commercial and retail services while preserving open space areas;
2. Require landscape buffers which separate neighboring land uses and arterial roadway from dwelling units;
4. Require that traffic generated from high density multifamily use will not pass through single family neighborhoods; and
5. Provide opportunities for limited scale retail, office, and service uses as part of a mixed use development. (Ord. 2462 § 17, 2006; Ord. 2447 § 31, 2005; Ord. 2108 § 6.3.4, 1996).
The purpose of these districts is to provide a variety of office, retail and intensive commercial uses. Primary uses include commercial activities and services for the City’s local service area. Consideration shall also be given to: transportation alternatives, linkages and impacts, proximity and impact to residential areas, and the availability of urban services. Emphasis should be on the improvement and enhancement of existing commercial/retail areas along Gilman Boulevard and Front Street, and the commercial/office area on NW Sammamish (SE 56th). All development and redevelopment shall be compatible with permitted land uses adjacent to the site and with the surroundings, both manmade and natural, and the design shall also be consistent with the City’s Design Checklist. As governed by the Table of Permitted Land Uses, these districts provide the opportunity for usable open space and a variety of recreational opportunities to serve the local and regional service area. Continuous sidewalk/bike path connections are a vital ingredient to a successful commercial area because they expand the City’s circulation opportunities.
A. Professional Office – PO: The purpose of this district is to establish and preserve areas for professional service related offices. Permitted uses include professional and personal services such as medical outpatient, financial, and government offices. Multifamily residential is permitted in this district to promote proximity of jobs to housing and to provide the opportunity for mixed use development. Pedestrian linkage of nonoffice uses to office sites is encouraged to decrease traffic impacts to the district. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Permit retail commercial activity as governed by the Table of Permitted Land Uses;
2. Buffer residential neighborhoods from the professional office district;
3. Locate professional service related offices in areas presently receiving a full range of urban services;
4. Provide opportunities for multifamily housing;
5. Provide for the establishment of a multi-use, nonmotorized transportation corridor subject to design standards;
6. Provide centralized parking or transit/commuter areas;
7. Provide usable open space and design amenities for district employees and users; and
8. Provide incentives to develop multifamily use as an accessory use to ground level office or commercial use.
B. Cultural and Business District – CBD: The primary purpose of this district is to combine business, cultural and civic activities into a cohesive downtown core which promotes pedestrian usage. Permitted uses are retail and office activities which enhance and encourage pedestrian access and encourage compatibility in historic design and scale as defined in Chapter 18.19 IMC, Olde Town Design Standards for CBD and Adjacent MF-M and MF-H Zoning Districts. Building height or design shall not obstruct or interfere with the scenic view of Mt. Rainier or surrounding hillsides. This district provides for multifamily uses, as governed by the Table of Permitted Land Uses, to promote proximity of jobs to housing. All multifamily development shall be compatible with the permitted land uses adjacent to the site. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Establish and protect retail and office uses which are readily accessible to pedestrians;
2. Provide centralized parking or transit/commuter area serving the entire Cultural and Business District;
3. Provide pedestrian-oriented storefronts and pedestrian parks using design standards;
4. Link commercial core to adjacent public facilities with pedestrian access;
5. Emphasize improvement and enhancement of the existing downtown within the Front Street area;
6. Provide for the reuse and remodeling, rather than demolition, of historic buildings, as a method of preserving the downtown’s historic character;
7. Require development and redevelopment of commercial uses to be similar in scale and design to the existing development in the downtown area;
8. Provide for the establishment of a multi-use, nonmotorized transportation corridor through design standards;
9. Provide usable open space and design amenities for Cultural and Business District employees and users;
10. Provide incentives to develop multifamily use as an accessory use to ground level retail commercial or office use; and
11. Provide reduced or flexible parking requirements in the CBD to encourage new development and redevelopment.
C. Retail Commercial – R: The primary purpose of this district is to provide retail services for the local service area. Permitted uses as governed by the Table of Permitted Land Uses include banks, professional offices, personal services, auto services, restaurants and department stores. Multifamily residential is permitted in this district to promote proximity of jobs to housing and to provide the opportunity for mixed use development. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Establish and preserve areas for retail development to meet the shopping and service needs of the City’s local service area;
2. Provide for the clustering of retail, financial, professional office, service businesses and entertainment activities to serve the City’s service area;
3. Emphasize improvement and enhancement of existing retail centers;
4. Require that development and redevelopment of retail commercial uses be of compatible scale and design with existing Issaquah retail centers as defined by the Design Checklist;
5. Require that neighborhood shopping centers be similar in scale and compatible in design with existing Issaquah retail centers, and buffer potential impacts to surrounding areas;
6. Provide usable open space and design amenities for employees and users of the district; and
7. Provide opportunities for multifamily housing.
D. Intensive Commercial – IC: The primary purpose of this district is to provide areas for intensive commercial services which may have negative impacts. In addition to the objectives stated in the Purpose and Intent section of this chapter, the following objectives also apply to this district:
1. Establish and preserve areas for intensive commercial uses;
2. Direct associated vehicle traffic onto designated arterial routes and off streets and roadways that pass through single family residential districts, and the Cultural and Business District; and
3. Minimize the conflict between uses in the Intensive Commercial District and surrounding uses. (Ord. 2491 § 11, 2007; Ord. 2462 § 18, 2006; Ord. 2283 § 6, 2000; Ord. 2233 § 9, 1999; Ord. 2108 § 6.3.5, 1996).
Purpose: The Urban Village (UV) District is established to encourage innovative uses, sites and comprehensive planning of large (fifteen (15) acres or more) land parcels. Master planning and development of larger parcels provides the opportunity for reasonably priced housing, enhanced public services and concurrency, infrastructure solutions and improvements, and allows creative land development through clustering, permanent preservation of wetlands and other natural areas, integration of recreational facilities and phasing of infrastructure.
A. Designation of Urban Village and Development Agreement Approval: The City Council may adopt outright UV Zoning District (concurrent with approval of a Development Agreement meeting the requirements of subsection B of this section or designate potential UV areas where a Development Agreement is to be reviewed and adopted subsequently. The UV District may be adopted as part of the City’s Comprehensive Plan or as an amendment thereto, or as the zoning to be applied upon annexation of unincorporated land, or through individual reclassification. The Development Agreement for a particular UV parcel may be adopted concurrently with the UV District. The UV District may also be applied as an “overlay” zone district over another district.
B. Development Agreement Contents: Each Development Agreement approved by the City Council shall include the following components: 1. Project description and conceptual site plan;
2. Open space and recreation lands and facilities, including preservation of sensitive areas and buffers;
3. Residential uses and densities including a range or maximum of housing types, lot sizes and single or multifamily;
4. Commercial uses and intensities, including a range or maximum square footages permitted for retail, business park or other approved commercial uses;
5. Site design, bulk and/or building standards, including criteria for flexibility to encourage innovative design, preservation of sensitive areas and reasonably priced housing;
6. Capital facilities plan showing infrastructure such as road improvements, transportation management plans, utilities, schools, police and fire and any other public services or facilities.
C. Development Agreement Approval Procedures: The City Council may approve Development Agreements through one of the following procedures:
1. Concurrent with Annexation Approval: The City may approve a Development Agreement incorporating the elements of subsection B of this section as part of its annexation of property to the City;
2. Concurrent with City Comprehensive Plan: The City may approve a Development Agreement incorporating the elements of subsection B of this section as part of adoption or an amendment of the City’s Comprehensive Plan, and any proposed Development Agreement shall be reviewed concurrent with and using the same procedures as followed for City Comprehensive Plan adoption or amendment;
3. Individually Submitted Request: A Development Agreement application incorporating the elements stated in subsection B of this section may be submitted by a property owner on a form and with any additional related information as determined by the Planning Director/Manager. After staff review and SEPA compliance, the Development Agreement application shall be reviewed by the Planning Policy Commission, or a Development Commission or both as determined by the Planning Director/Manager based on the Development Agreement exhibits set forth in subsection B of this section, which shall make a recommendation to the City Council for final approval, approval with additional conditions, or denial;
4. Recorded Development Agreement: Upon City Council approval of a Development Agreement under one of the procedures set forth in subsection C of this section, the City and property owner shall execute and record the Development Agreement (or a memorandum thereof) with the King County Real Property Records to run with the land and bind and govern development of the property.
D. Subsequent Plat and Permitting: Upon City Council approval of a Development Agreement, the property’s development shall be governed by the substantive provisions of the approved Development Agreement and implemented through subdivisions, short plats, binding site plans or other applicable permits in accordance with the procedures specified in the Development Agreement, or standard City procedures if none are specified in the Development Agreement. Any conditions or standards of approval for any subdivision, short plat, binding site plan or other permit or approval for the property shall utilize and incorporate the development standards set forth in the approved Development Agreement. E. Development Commission: The City Council may establish by ordinance a special Development Commission, in lieu of other specified City boards and commissions, to review and approve all matters for permits or approvals for all projects within a UV District. Proposals for the membership, jurisdiction and procedures of a special development commission may by set forth in a Development Agreement. (Ord. 2108 § 6.3.6, 1996).
A. The purpose of the Mineral Resource (“M”) zone is to provide for continued extraction and processing of mineral and soil resources in an environmentally responsible manner by:
1. Reserving known deposits of minerals and materials within areas as protection against premature development of the land for nonextractive purposes;
2. Providing neighboring properties with notice of prospective extracting and processing activities;
3. Providing appropriate location and development standards for extraction and on-site processing to mitigate adverse impacts on the natural environment and on nearby properties; and
4. Requiring that all plats, short plats, Development Permits, and Building Permits issued for development activities on, or within five hundred (500) feet of, lands designated as mineral resource lands contain a notice that the subject property is within or near designated mineral resource lands on which a variety of commercial activities may occur that are not compatible with residential development, and that an application might be made for mining-related activities, including mining, extraction, washing, crushing, stockpiling, blasting, transporting, and recycling of minerals. The notice shall also state that processing of off-site mineral materials, including recyclables, may continue after all mineral extraction from the site ends.
B. Identification and classification of all resource lands shall be as defined by RCW 36.70A.060 and Chapter 365-195 WAC, Minimum Guidelines to Classify Agriculture, Forest, Mineral Lands and Critical Areas, or as amended. Use of this zone is appropriate for known deposits of minerals and materials on sites that are of sufficient size to mitigate the impacts of operation and that are served or capable of being served at the time of development by adequate roads and other public services, and for sites containing mineral extracting and processing operations that were established in compliance with land use regulations in effect at the time the use was established.
C. Also see IMC 18.07.525, Mineral Resource Zone (“M”) development standards. (Ord. 2462 § 19, 2006; Ord. 2405 § 5, 2004; Ord. 2233 § 10, 1999).
CONSERVANCY/RECREATION
CF-OS
Commercial or Public Greenhouses
Christmas Tree or Produce Stands, Vendors, Seasonal: Temporary
See “Temporary Use”
Crop Production, Livestock, Orchards
Hatchery, Fish/Fish Preserve
Governed by Shoreline Master Program; see IMC 18.10.940
Horse Stables/Boarding/Riding Schools
Horticulture: Tree Farm
Kennel, Commercial/Boarding
See Commercial: Medical
Unclassified Ag or Resource Use
See Procedure for Unclassified Uses at IMC 18.06.050(B)(3)
MINERAL RESOURCE4
Mineral Extracting1,2
Asphalt/Concrete Mixing2,3
2951/3271
DISTRICT KEY: C-Rec = Conservancy Recreation
C-Res = Conservancy Residential
SF-E = Single Family Suburban Estates (1.24 du/acre)
SF-S = Single Family Suburban (4.5 du/acre)
SF-D = Single Family Duplex (7.26 or 14.52 du/acre)
SF-SL = Single Family Small Lot (7.26 du/acre)
MUR = Mixed Use Residential
MF-M = Multifamily Medium Density (14.52 du/acre)
MF-H = Multifamily High Density (29 du/acre)
CBD = Cultural and Business District
R = Retail Commercial
IC = Intensive Commercial
M = Mineral Resource
CF = Community Facilities
CF-OS = Open Space
CF-R = Recreation
CF-F = Facilities
FOOTNOTES KEY:
1 The mineral resource potential of any property within the City should be realized through predevelopment activities (clearing, grading and site preparation). In this regard, the City’s Comprehensive Plan Map “Mineral Resources Lands” designates properties with mineral resource potential to be realized through predevelopment activities.
2 In accordance with IMC 18.04.400(J), permissible mineral resource activities in existence prior to August 2, 1999, are not subject to Level 2 Review.
3 Only as an accessory use to a primary mineral extraction use, or as a continuation of a mineral processing use established prior to August 2, 1999.
4 Mining, processing and reclamation of any type below the water table is prohibited in Class 1 and 2 CARA. In Class 3 CARA, these activities will be reviewed under development permit.
5 Outdoor accessory services and/or uses, see IMC 18.07.180, Animals – Veterinary clinic/boarding kennel/pet daycare.
PERMITTED USE & LEVEL OF REVIEW KEY:
0 = Level 0 Review; 1 = Level 1 Review*; 2 = Level 2 Review*; 3 = Level 3 Review, regardless of size/location of parcel; 4 = Level 4 Review; 5 = Level 5 Review; NO NUMBER = NOT PERMITTED
*Level 3 Review required if Level 1 or 2 proposal is ≥ three (3) acres and < fifteen (15) acres. Level 3 Review is also required for Level 1 or Level 2 proposals located on Front St., Sunset Way, NW Maple St.,
Newport Way, Gilman Blvd. (east of SR 900), SR 900, NW Sammamish Rd., East Lake Sammamish Parkway (ELSP), SE 56th Street west to one thousand two hundred (1,200) feet east of ELSP, Issaquah-Fall City Road, Issaquah-Pine Lake Road SE, 228th Avenue SE, SE 43rd Way, West Lake Sammamish Parkway (WLSP) or any street or street segment that abuts and is generally parallel to Interstate 90 (I-90), or the site abuts I-90; see Chapter 18.04 IMC, Procedures, for details on levels of review; provided, that this provision shall not apply to property subject to Ordinance 2311, Olde Town Design Standards, as amended by Ordinance 2352. The level of review designated on the Table of Permitted Land Uses is required for property subject to the Olde Town Design Standards.
*Level 5 Review required if project is > fifteen (15) acres.
Critical Aquifer Recharge Areas/Well Head Protection. Any proposed uses within critical aquifer recharge areas that have the potential to degrade water quality in the CARA may be prohibited, or conditioned as established in IMC 18.10.796, Critical aquifer recharge areas (CARAs), and Chapter 13.29 IMC, Groundwater Quality Protection Standards.
Nonresidential uses that were permitted and established in the MUR Mixed Use Residential District prior to June 1, 2006, may continue as permitted uses. All subsequent MUR uses shall comply with this table.
CONSERVANCY/ RECREATION
Dwellings, Single Family: Detached (including manufactured homes)2
Dwellings, Single Family: (2 Attached) and Dwellings, Duplex3
Dwellings, Single Family: (3 – 4 Attached) and Dwellings, Multifamily (Triplex and Fourplex)6
Dwellings, Multifamily (5 or more units)6
Housing, Cluster from 2 – 5 acres (minimum 2 acres)6
Housing, Cluster: 5 acres or greater6
Unclassified Residential Use
See Procedure for Unclassified Use at IMC 18.06.050(B)(3)
RESIDENTIAL: Accessory Uses
Family Day Care Center7
Adult Family Home/Group Care Facility, Community7/Crisis Residential Center
See IMC 18.07.470, Home occupations.
Satellite Dish/Broadcast and Receiving Towers8
C-Rec = Conservancy Recreation
SF-S = Single Family Suburban (4.5 du/acre) SF-D = Single Family Duplex (7.26 or 14.52 du/acre)
IC = Intensive Commercial M = Mineral Resource
1 Level of review in this table applies to individual residential uses on existing lots. See Chapter 18.04 IMC, Procedures, for level of review required for subdivisions and/or short subdivisions.
2 Only as a caretaker facility in a CF District.
3 Duplex proposals or proposals for groupings of two (2) single family attached dwellings shall be processed through a Level 1 or Level 2 Review regardless of the parcel size or the street frontage.
4 Duplexes and/or groupings of two (2) single family attached dwellings are allowed in SF-E, SF-S and SF-SL zones through cluster housing developments only.
5 Triplex/fourplex dwellings and/or groupings of three (3) or four (4) single family attached dwellings are only permitted in the SF-SL and SF-D zones through the cluster provision.
6 Senior housing density bonus provision may be used to increase the base density by one-third (1/3) unit for every unit up to nine hundred fifty (950) square feet, and by two-thirds (2/3) unit for every unit up to seven hundred (700) square feet. See senior housing standards (IMC 18.07.390).
7 See IMC 18.02.060 Definitions – D, “Day care operation,” for additional criteria.
8 Dishes over twenty (20) inches in diameter require review. IMC 18.07.505, Wireless communication facilities, may also apply.
CONSERVANCY/
Banquet/Meeting/Reception Hall (public or private)
Bus, Taxi, Van, Transit Station
Cemetery and/or Nonaccessory Columbarium3
Church/Religious Facility w/ or w/o Accessory Day Care Center
Community Center w/ or w/o Accessory Day Care Center
Day Care Center as Accessory Use to a Public/Quasi-Public Use
- Adult Family Home1
- Facility, Correctional/Facility, Detention/Jail
- Facility, Secure Community Transition
- Schools, State Educational Facilities
See Schools “College” or “University”
- Utility Facilities, Major
SF-SL= Single Family Small Lot (7.26 du/acre)
1 Adult family home maximum allowed attendees shall not be greater than six (6).
2 Permitted as an accessory use only in the Community Facilities Zone.
3 Cemeteries are prohibited in the Class 1 CARA. Best management practices (BMPs) and integrated pest management (IPM) are required for cemeteries in Class 2 and 3 CARA.
PUBLIC/QUASI-PUBLIC1 (Continued)
Unspecified Essential Public Facilities
Government Facility: Offices; Fire/Police Station; Maintenance Site w/ or w/o Outdoor Storage2; etc.
Museum/Art Gallery, Nonprofit
Social Services/Nonprofit Organizations
- Preschool (Pre-Kindergarten)
See Residential, “Family Day Care Center” and Retail/Service, “Day Care Center”
- School, Elementary/Kindergarten
- School, Junior High/Middle
- School, High
- School, Vocational/Technical
- School, College or University
- School, Business
1 Allowed as shared use only.
2 See Design Criteria Checklist for screening requirements.
- Utility Facility, Major4
- Utility Facility, Minor1, 4
- Wireless Communication Facility
See IMC 18.07.505, Wireless communication facilities
Outdoor Recreation: (open to public)2
- Baseball, Soccer, Football Fields
- Boat Launching and Docking Areas
Governed by Shoreline Master Program. See IMC 18.10.940, Shoreline Master Program adopted
- Park, Neighborhood/Picnic Area/Park, Mini
- Park, Community
- Stadium/Arena w/ or w/o Open Air Amphitheater
-- with Restroom Facilities
-- with Interpretive Center
-- Collecting Natural Materials/Historic Artifacts
-- Special/Group Events
-- Stewardship Activities
- Zoological Park/Garden
1 Minor utility facility proposals shall be processed through the Level 2 Review regardless of the parcel size or street frontage. These facilities are required to meet all the approval conditions for a Level 2 Review.
2 Outdoor recreation uses, permitted in any of the Community Facilities zones, shall be processed through a Level 0 Review if the use is part of an approved Public Park Master Plan.
3 Reference IMC 18.07.480(D)(11) for required approval criteria.
4 Hazardous liquid transmission pipelines are prohibited in Class 1 CARA, and are allowed in Class 2 and 3 CARA.
#TP-NRCA zone
Level 3 Review: All types of trailheads;
Level 2 Review: Stewardship activities or scientific research;
Level 1 Review: Collecting natural material/historic artifacts or special/group events.
RECREATION – Other
Amusement Parlors/Video Arcades
Boat Launching and Docking Areas (Private)
Card Room – Commercial
See Chapter 5.28 IMC, Gambling
Golf – Driving Range1, 2
Golf Course – w/ or w/o Club House2
Karate School, Dance/Yoga/Pilates Studio
Marina, Sailing Club
Shooting Range – Indoor
Theater, Live and Movie
Unclassified Recreation Use
1 A minimum site of eight (8) acres is required for a stand-alone golf driving range in any residential district.
2 Golf courses and golf driving ranges are prohibited in the Class 1 CARA. Best management practices and integrated pest management (IPM) are required for these uses in Class 2 and 3 CARA.
ACCESSORY & TEMPORARY
Accessory Structures/Uses1
- Alternative Energy System – Solar/Geothermal
- Alternative Energy System – Wind (Demonstration Project)5
See Automotive, Automotive Service Station
- Columbarium (Ex. an accessory to a church)3
- Drive-Through Window or Station Facility with any permitted use (unless noted otherwise within this table)
- Hazardous Waste Storage and/or Treatment Facilities, On-Site2
- Heliport/Helipad/Helistop
1 Accessory structures/uses may only be permitted as “accessory” to a principal use on a site. Accessory uses, which are external to the building with the primary use, shall be reviewed according to the level established by this table regardless of the street frontage or size of site. Accessory uses within the existing building only need a Level 0 Review, except those accessory uses which require Level 3 Review.
2 RCW 70.105.225 requires all local governments to designate zones for these facilities, according to state siting criteria. These facilities are prohibited in Class 1, 2 and 3 CARA. Aboveground storage tanks for hazardous substances or hazardous waste with primary and secondary containment area and spill protection plan are allowed in Class 1, 2 and 3 CARA subject to compliance with federal and state standards. Processing, storage and disposal of radioactive substances (except certain medical uses) is prohibited in Class 1, 2 and 3 CARA.
3 No additional parking is required for a columbarium when it is accessory to a church/religious facility.
4 Only accessory vending stands and office/professional/financial uses are permitted with drive-throughs in the CBD District. All others are prohibited.
5 Only as an accessory use; see IMC 18.07.137, Alternative energy systems.
ACCESSORY & TEMPORARY1 (Continued)
- Nail Salon/Nail Care
See Retail/Service, Personal Grooming Services
- Satellite Dish/Broadcast and Receiving Towers3
- Vending Stand, Accessory: including espresso, flowers, food, produce, and seasonal items/Christmas trees
Temporary Buildings and Uses2
- Buildings/Structures (temporary)
- Construction Trailer
- Private Outdoor Retail Display/Sidewalk Sale5
See IMC 18.07.540, Private outdoor retail display/sidewalk sales
- Real Estate Sales Office
- Vending Stand, Seasonal: (limited to produce and Christmas trees) (nonaccessory)
- Vending Stand, Nonaccessory: including espresso, food, and general retail merchandise
2 Temporary buildings and/or uses shall be reviewed according to the level established by this table regardless of the street frontage or size of site. Temporary buildings or structures are required to meet the screening requirements for outdoor display unless that use is a seasonal agricultural vendor, such as a produce stand or a Christmas tree stand. Outdoor storage areas for temporary buildings or structures shall meet the screening requirements in the Design Criteria Checklist.
3 Dishes over twenty (20) inches in diameter require review. IMC 18.07.505, Wireless communication facilities, may also apply.
4 Only permitted on Gilman Blvd. west of SR 900 due to the Gilman Boulevard Parkway Park and Recreation Facility.
5 No review required for accessory outdoor retail display or sidewalk sales; however, the display must meet the approval criteria in IMC 18.07.540.
- Automobile Emission Testing Facility
- Automobile Insurance Service Center
- Auto and Truck Maintenance/Service Shops
- Auto Parts and Accessories (tires, batteries, etc.)
See Retail/Service
- Automobile Service Station2
- Automobile and Truck Rental1
- Automobile and Truck Sales/Dealership1
- Automotive Wrecking or Dismantling Yard1, 4
- Large Vehicle and Heavy Equipment Sales/Dealership1 (RV, tractor trailer, construction equipment, etc.)
- Motorcycle Sales and Repair
- Paint and Body Repair Shops
- Parking Lot or Garage, Commercial
- Storage, Outdoor
See Industrial/Intensive Commercial
- Tire Rebuilding and Recapping
1 See Design Checklist for screening requirements.
2 Service stations require a three hundred (300) foot distance radius from any children’s state-licensed school facility, including day care, preschool and grades K through 12.
3 Parking lots and garage (commercial) only permitted in the Community Facilities zone as an accessory use.
4 In all CARA classes, vehicle repair and servicing must be conducted indoors over impermeable pads. Underground storage tanks (UST) with hazardous substances are required to demonstrate to the City that the facility complies with federal and state laws. No dry wells shall be allowed. Wrecking yards are prohibited in Class 1, 2 and 3 CARA.
Bakery, Retail1
Banquet/Reception Hall (public or private)
See Public/Quasi-Public
Bar/Tavern (with or without Live Entertainment)
Butcher Shop/Meat Market
Brewery/Microbrewery/Winery2
– Primary Use “Manufacturing,” see Manufacturing. – Primary Use “Restaurant,” see Restaurant.
Coffee/Espresso Stand
See Accessory Use
Confectionery/Candy Store
See Retail/Service, General
- Intensive4
- Not Intensive
See Grocery Store: Neighborhood Scale
Delicatessen (Deli)/Specialty Food Store3
Grocery Store (scale = gross floor area)
- Grocery Store: Large Scale (over 45,000 sq. ft.)
- Grocery Store: Midscale (4,000 – 45,000 sq. ft.)
- Grocery Store: Neighborhood Scale (up to 4,000 sq. ft.)
1 If the majority of the square footage of the buildings or structures within the bakery are devoted to manufacturing of the product, then “manufacturing” shall be considered the primary use. The review process and development standards shall be based upon the primary use, as defined by the majority of the structure square footage. The parking requirements shall be calculated based on all the uses, as governed by Chapter 18.09 IMC, Parking.
2 If the majority of the square footage of the buildings or structures within the brewery or winery are devoted to manufacturing of the product, then “manufacturing” shall be considered the primary use. The review process and development standards shall be based upon the primary use, as defined by the majority of the structure square footage. The parking requirements shall be calculated based on all the uses, as governed by Chapter 18.09 IMC, Parking.
3 Permitted as an accessory use only in the Community Facilities zone.
4 Intensive convenience stores require a three hundred (300) foot distance radius from any children’s state-licensed grades K through 12. This requirement does not apply to day care and preschool facilities.
5 Only permitted on the ground floor within a mixed use building. Prohibited as a stand-alone use. Total nonresidential uses in a mixed use building shall not exceed fifty percent (50%) of gross floor area with no individual use over four thousand (4,000) sq. ft.
Restaurant/Cafe/Coffee Shop (w/ drive-through)
24-Hour Operation of Any Permitted Food and Beverage Use
1 Permitted as an accessory use only in the Community Facilities zone.
Newport Way, Gilman Blvd. (east of SR 900), SR 900, NW Sammamish Rd., East Lake Sammamish Parkway (ELSP), SE 56th Street west to one thousand two hundred (1,200) feet east of ELSP, Issaquah-Fall City Road, Issaquah-Pine Lake Road SE, 228th Avenue SE, SE 43rd Way, West Lake Sammamish Parkway (WLSP) or any street or street segment that abuts and is generally parallel to Interstate 90 (I-90), or the site abuts I-90; see Chapter 18.04 IMC, Procedures, for details on levels of review; provided, that this provision shall not apply to property subject Ordinance 2311, Olde Town Design Standards, as amended by Ordinance 2352. The level of review designated on the Table of Permitted Land Uses is required for property subject to the Olde Town Design Standards.
Hotel, Motel, Time Share Lodging
Bed and Breakfast2, Guest House2, Inn
INDUSTRIAL/INTENSIVE COMMERCIAL
Adult Entertainment Facilities3
Agricultural Food Processing and Storage
Boat Building, Sales and Repair1
Building Material: Storage and Sales1
Canning, Bottling, Preserving and Packaging of Foods and/or Beverages
Cement and/or Gravel Operations
See Agriculture/Resource Uses
Contractor/Trade Office (with accessory shop and no outdoor storage)
Creamery, Dairy or Bottling Plant
Distribution Center/Warehouse/Shipping
Feed Store and Agricultural Supply1
Gravel/Mining Extraction
Hazardous Waste Storage w/o Treatment Facilities
Heliport/Helipad/Helistop
1 See Design Criteria Checklist for screening requirements.
2 Not operated as a home occupation. For home occupation information, see Chapter 18.07 IMC.
3 No adult entertainment facility shall be permitted to locate in any zone, including the IC zone, within the territory of the North Issaquah annexation area, as described in Ordinance No. 2255.
4 Permitted as an accessory use only in the Community Facilities zone.
INDUSTRIAL/INTENSIVE COMMERCIAL (Continued)
Manufacturing, Light (indoor and 30,000 sq. ft. or less)
Raw Materials Processing (wood, metal, etc.)1
Recycling Center1
Storage, Self (completely enclosed)1,3
Unclassified Industrial/Intensive Use
- Ambulance/Emergency Facility (private)
- Collective Garden7
- Medical and Dental Offices/Massage Therapists
See Office/Professional
- Veterinary Clinic (animal)
3 See IMC 18.07.527, Self-storage facility standards.
4 Only permitted on the ground floor within a mixed use building if over one thousand five hundred (1,500) sq. ft. Total nonresidential uses in a mixed use building shall not exceed fifty percent (50%) of gross floor area with no individual use over four thousand (4,000) sq. ft. Buildings in existence prior to November 1, 2006, are not subject to mixed use or scale restrictions, but may not be expanded where scale/size limits are exceeded.
5 Outdoor accessory services and/or uses prohibited, see IMC 18.07.180, Animals – Veterinary clinic/boarding kennel/pet daycare.
6 Outdoor accessory services and/or uses, see IMC 18.07.180, Animals – Veterinary clinic/boarding kennel/pet daycare.
7 See IMC 18.07.515, Collective gardens, for additional requirements. Level 2 review applies regardless of parcel size or street location; see IMC 18.04.400, Thresholds – Level 2.
MIXED USE: A residential mixed use project shall determine permitted uses individually by this table. A mixed use project shall be reviewed under the highest level of review required by the individual proposed uses. Also see IMC 18.07.370, Residential mixed use developments.
OFFICE/PROFESSIONAL/FINANCIAL
Office/Professional/Financial: Large Scale (over 30,000 sq. ft. gross floor area)
Office/Professional/Financial: Midscale (4,000 – 30,000 sq. ft. gross floor area)
Office/Professional/Financial: Neighborhood Scale (1,500 – 4,000 sq. ft. gross floor area)
Office/Professional/Financial: Residential Scale (1,500 sq. ft. or less gross floor area)
24-Hour Operation of Any Permitted Office/Professional/Financial Use
Addressed Separately; See Accessory Use
Drive-Through Window/Station Facility with Any Permitted Office/Professional/Financial Use
1 Permitted as an accessory use only in the Community Facilities – Recreation zone.
2 Use is prohibited in the SF-SL District except where lots abut any part of Front Street or Sunset Way. Shoreline management regulations may further restrict permitted uses. Buildings in existence prior to August 2, 2006, are not subject to scale restrictions, but may not be expanded where size limits are exceeded.
3 Only permitted on the ground floor within a mixed use building. Total nonresidential uses in a mixed use building shall not exceed fifty percent (50%) of gross floor area with no individual use over four thousand (4,000) sq. ft. Prohibited as a stand-alone use, except that buildings in existence prior to November 1, 2006, may be used for stand-alone office use, provided the size/scale limits (1,500 – 4,000 sq. ft.) are not exceeded.
Retail/Service – Scale and Operations: Scale and operations characteristics requirements apply to all retail and service uses. The more strict applicable level of review and/or use restriction listed by scale and operation or by use shall apply.
Retail/Service, General: Large Scale (over 30,000 sq. ft. gross floor area)
Retail/Service, General: Midscale (4,000 – 30,000 sq. ft. gross floor area)
Retail/Service, General: Neighborhood Scale (4,000 sq. ft. or less gross floor area)
24-Hour Operation of Any Permitted Retail/Service Use
- Drive-Through Window/Station Facility with Any Permitted Retail/Service Use
Retail/Service – Land Uses
Retail/Service, General
Clothing and Shoe (Specialty) Service/Rental: Includes Bridal, Cobbler, Formal, Tailor, Tuxedo, Seamstress, and Uniform Shops
Day Care Operation
See Single Family
Dry Cleaning and Pressing Shop4
2 Only permitted on the ground floor within a mixed use building. Prohibited as a stand-alone use. Total nonresidential uses in a mixed use building shall not exceed fifty percent (50%) of gross floor area with no individual use over four thousand (4,000) sq. ft.
RETAIL/SERVICE (Continued)
Personal Grooming Services: including Barber Shop, Beauty Shop, Hair Salon, Nail Salon and Tanning Salon
Pet Day Care/Pet Shop 25
Plant Nursery: w/ or w/o Outdoor Storage1
Rental Equipment Shop (w/o Outdoor Storage)
Studio/Gallery: (includes art, photos, pottery, and video production studios and associated retail)
Unclassified Retail/Service Use
3 Only permitted on the ground floor within a mixed use building. Prohibited as a stand-alone use. Total nonresidential uses in a mixed use building shall not exceed fifty percent (50%) of gross floor area with no individual use over four thousand (4,000) sq. ft.
4 Dry cleaning using chlorinated solvents is prohibited in Class 1, 2 and 3 CARA.
7 As a stand-alone use, size may not exceed one-thousand five-hundred (1,500) sq. ft. In a mixed use building, total nonresidential uses in a mixed use building shall not exceed fifty percent (50%) of gross floor area with no individual use over four thousand (4,000) sq. ft.
(Ord. 2648 § 3 (Exh. A2c), 2012; Ord. 2633 § 5 (Exh. A), 2011; Ord. 2624 § 6 (Exh. A5a), 2011; Ord. 2613 § 3 (Exh. B2), 2011; Ord. 2587 §§ 2 (Exh. B1), 3 (Exh. B2), 2010; Ord. 2562 § 4 (Exh. B3), 2009; Ord. 2558 § 3 (Exh. B2), 2009; Ord. 2543 § 3, 2008; Ord. 2525 § 2, 2008; Ord. 2500 § 4, 2007; Ord. 2471 § 3, 2006; Ord. 2462 § 20, 2006; Ord. 2447 § 32, 2005; Ord. 2405 § 11, 2004; Ord. 2388 § 11, 2004; Ord. 2383 § 3, 2004; Ord. 2345 § 5, 2002; Ord. 2314 § 4, 2001; Ord. 2305 § 3, 2001; Ord. 2301 §§ 2, 4, 2001; Ord. 2283 § 6, 2000; Ord. 2280 §§ 13, 14, 2000; Ord. 2274 § 4, 2000; Ord. 2264 § 2, 2000; Ord. 2233 § 11, 1999; Ord. 2164 § 3, 1997; Ord. 2110 §§ 1, 2, 1996; Ord. 2108 § 6.4, 1996).