23.34.028

A. Function. An area that provides a concentration of high density multifamily housing in a pedestrian-oriented neighborhood with convenient access to regional transit stations, and where the mix of activity provides convenient access to a full range of residential services and amenities and employment centers. B. Locational criteria 1. Threshold conditions. Subject to subsection 23.34.028.B.2, properties that may be considered for a Highrise designation are limited to the following: a. Properties already zoned Highrise; b. Properties in areas already developed predominantly to the intensity permitted by the Highrise zone; or c. Properties within a regional center or within the portion of an urban center that is located within a quarter mile of a light rail station. 2. Environmentally critical areas. Except as stated in this subsection 23.34.028.B.2, properties designated as environmentally critical may not be rezoned to a Highrise designation, and may remain Highrise only in areas predominantly developed to the intensity of the Highrise zone. The preceding sentence does not apply if the environmentally critical area either 1) was created by human activity, or 2) is a designated peat settlement, liquefaction, seismic or volcanic hazard, or flood prone area, or abandoned landfill. 3. Other criteria. The Highrise zone designation is most appropriate in areas generally characterized by the following: a. Properties in areas that are served by arterials where transit service is good to excellent and street capacity is sufficient to accommodate traffic generated by highrise development; b. Properties in areas that are adjacent to a concentration of residential services or a major employment center; c. Properties in areas that have excellent pedestrian or transit access to downtown; d. Properties in areas that have close proximity to open space, parks, and recreational facilities; e. Properties in areas where no uniform scale of structures establishes the character and where highrise development would create a point and help define the character; f. Properties in flat areas on the tops of hills or in lowland areas away from hills, where views would not be blocked by highrise structures; g. Properties in sloping areas with views oblique or parallel to the slope where the height and bulk of existing buildings have already limited or blocked views from within the multifamily area and upland areas where the hillform has already been obscured by development. (Ord. 127375 , § 16, 2025; Ord. No. 123209, § 3, 2009; Ord. 118794, § 13, 1997; Ord. 117430 , § 11, 1994; Ord. 116795 , § 3, 1993; Ord. 114886, § 2, 1989.)