23.34.024

A. Function. An area that provides concentrations of housing in desirable, pedestrian-oriented urban neighborhoods having convenient access to regional transit stations, where the mix of activity provides convenient access to a full range of residential services and amenities, and opportunities for people to live within walking distance of employment. B. Locational criteria 1. Threshold conditions. Subject to subsection 23.34.024.B.2, properties that may be considered for a Midrise designation are limited to the following: a. Properties already zoned Midrise; b. Properties in areas already developed predominantly to the intensity permitted by the Midrise zone; or c. Properties within a regional center, an urban center, or a neighborhood center. 2. Environmentally critical areas. Except as stated in this subsection 23.34.024.B.2, properties designated as environmentally critical may not be rezoned to a Midrise designation, and may remain Midrise only in areas predominantly developed to the intensity of the Midrise zone. The preceding sentence does not apply if the environmentally critical area either: a. Was created by human activity, or b. Is a designated peat settlement; liquefaction, seismic, or volcanic hazard; flood-prone area; or abandoned landfill. 3. Other criteria. The Midrise zone designation is most appropriate in areas generally characterized by the following: a. Properties that are adjacent to business and commercial areas with comparable height and bulk; b. Properties in areas that are served by major arterials and where frequent transit service and street capacity could absorb the traffic generated by midrise development; c. Properties in areas that are in close proximity to major employment centers; d. Properties in areas that are in close proximity to open space and recreational facilities; e. Properties in areas along arterials where topographic changes either provide an edge or permit a transition in scale with surroundings; f. Properties in flat areas where the prevailing structure height is greater than 37 feet or where due to a mix of heights, there is no established height pattern; g. Properties in areas with moderate slopes and views oblique or parallel to the slope where the height and bulk of existing structures have already limited or blocked views from within the multifamily area and upland areas; h. Properties in areas with steep slopes and views perpendicular to the slope where upland developments are of sufficient distance or height to retain their views over the area designated for the Midrise zone; and i. Properties in areas where topographic conditions allow the bulk of the structure to be obscured. Generally, these are steep slopes, 16 percent or more, with views perpendicular to the slope. (Ord. 127375 , § 15, 2025; Ord. 125791 , § 8, 2019; Ord. 123209, § 2, 2009; Ord. 118794, § 12, 1997; Ord. 117430 , § 11, 1994; Ord. 116795 , § 3, 1993; Ord. 114886, § 2, 1989.)