23.34.008

A. To be approved, a rezone in a regional center shall not reduce the zoned capacity for the center taken as a whole to less than 125 percent of the growth estimates adopted in the Seattle Comprehensive Plan for that center. B. Match Between Zone Criteria and Area Characteristics. The most appropriate zone designation shall be that for which the provisions for designation of the zone type and the locational criteria for the specific zone match the characteristics of the area to be rezoned better than any other zone designation. C. Zoning History and Precedential Effect. Previous and potential zoning changes both in and around the area proposed for rezone shall be examined. D. Regional center plans. Regional center subarea plans adopted by the Council within ten years of the rezone application shall be taken into account. E. Zoning principles. The following zoning principles shall be considered: 1. The impact of more intensive zones on less intensive zones, or industrial and commercial zones on other zones, shall be minimized by the use of transitions or buffers, if possible. A gradual transition between zoning categories, including height limits, is preferred. 2. Physical buffers may provide an effective separation between different uses and intensities of development. The following elements may be considered as buffers: a. Natural features such as topographic breaks, lakes, rivers, streams, ravines, and shorelines; b. Freeways, expressways, other major traffic arterials, and railroad tracks; c. Distinct change in street layout and block orientation; d. Open space and greenspaces. 3. Zone boundaries a. In establishing boundaries, the following elements shall be considered: 1) Physical buffers as described in subsection 23.34.008.E.2; and 2) Platted lot lines. b. Boundaries between commercial and residential areas shall generally be established so that commercial uses face each other across the street on which they are located, and face away from adjacent residential areas. An exception may be made when physical buffers can provide a more effective separation between uses. 4. In general, height limits greater than 55 feet should be limited to regional centers, urban centers, neighborhood centers, sites within 125 feet of a street with a frequent transit route, or sites greater than 20,000 square feet. Height limits greater than 55 feet may be considered outside of these areas where higher height limits would be consistent with a Major Institution's adopted master plan or where the designation would be consistent with the existing built character of the area. F. Impact evaluation. The evaluation of a proposed rezone shall consider the possible negative and positive impacts on the area proposed for rezone and its surroundings. 1. Factors to be examined include, but are not limited to, the following: a. Housing, particularly low-income housing; b. Public services; c. Environmental factors, such as noise, air and water quality, terrestrial and aquatic flora and fauna, glare, odor, shadows, and energy conservation; d. Pedestrian safety; e. Manufacturing activity; f. Employment activity; g. Character of areas recognized for architectural or historic value; h. Shoreline view, public access, and recreation. 2. Service capacities. Development which can reasonably be anticipated based on the proposed development potential shall not exceed the service capacities which can reasonably be anticipated in the area, including: a. Street access to the area; b. Street capacity in the area; c. Transit service; d. Parking capacity; e. Utility and sewer capacity; f. Shoreline navigation. G. Changed circumstances. Evidence of changed circumstances shall be taken into consideration in reviewing proposed rezones, but is not required to demonstrate the appropriateness of a proposed rezone. Consideration of changed circumstances shall be limited to elements or conditions included in the criteria for the relevant zone and/or overlay designations in this Chapter 23.34 . H. Overlay districts. If the area is located in an overlay district, the purpose and boundaries of the overlay district shall be considered. I. Critical areas. If the area is located in or adjacent to a critical area ( Chapter 25.09 ), the effect of the rezone on the critical area shall be considered. (Ord. 127375 , § 7, 2025; Ord. 125791 , § 4, 2019; Ord. 125173 , § 2, 2016; Ord. 123770, § 1, 2011; Ord. 121700, § 3, 2004; Ord. 120691 , §§ 3, 5, 2001; Ord. 120609 , § 3, 2001; Ord. 118408, § 3, 1996; Ord. 117929, § 6, 1995; Ord. 117430 , § 6, 1994; Ord. 114725, § 1, 1989; Ord. 113079, § 2(part), 1986; Ord. 112522, § 6(part), 1985; Ord. 110381, § 1(part), 1982.)