(Repealed by Ord. 25-1008)

Townhouses offer several advantages over detached dwelling units: lower costs for land development, conservation of the land by using less land for a given number of houses and preserving open space, lower long-term maintenance costs, energy efficiency, and increased security for both the house and the neighborhood.

Example: Example of well designed townhouses.

The following design standards are intended to implement the City’s vision for housing as set forth in the City of SeaTac Comprehensive Plan. The standards serve three (3) basic purposes: to promote quality development; to increase neighborhood compatibility; and to enhance security.

A.    Quality Design. A quality development is one that is functional and pleasant for its residents as well as the public. Such a development starts with an investment in quality materials that will not rapidly decay, and design that ensures ample privacy as well as amenities for residents. Well-designed environments will provide places for residents to meet and visit, open spaces located to take advantage of sunny exposures, and safe places for children to play. A high quality development will also contribute to an attractive streetscape by providing buildings with architectural detailing, entries that present themselves with an air of pride, and landscaping that adds color, texture and comfort to a neighborhood.

B.    Neighborhood Compatibility. Good design also ensures neighborhood compatibility by appropriate scale and massing adjacent to existing housing. Landscaping and the careful placement of windows and balconies for privacy help to create a pleasant environment.

C.    Enhanced Security. Crime Prevention Through Environmental Design (CPTED) is a concept that employs site and building design as a crime prevention strategy intended to reduce the opportunity for criminal behavior, reduce the incidence and fear of crime, reduce calls for police service, and improve the quality of life. It includes four (4) principles:

1.    Natural Surveillance. The arrangement of space and buildings that enables residents to observe their surroundings. Natural surveillance increases safety by allowing residents to see trespassers. Making a potential offender feel that they will be seen and reported discourages criminal behavior. See Figure: NATURAL SURVEILLANCE.

Figure: NATURAL SURVEILLANCE. Windows and balconies overlooking a street contribute to an active and safe streetscape.

2.    Natural Access Control. The placement of walkways, building entrances, fences, landscaping, and lighting to discourage access to crime targets and create the perception of risk to offenders. Natural access control enhances safety through design, which reduces or supplements the use of more costly access control such as security guards and mechanical devices.

3.    Territorial Reinforcement. Extending the sense of ownership from the private residence to the nearby areas outside the dwelling through physical improvements such as fencing, pavement, landscaping and lighting. Clearly defined territory deters entrance by those with criminal intent and makes their actions more visible and likely to be reported by those who recognize the territory as their own.

4.    Maintenance. Ensuring that buildings and grounds are maintained for resident safety, neighborhood aesthetics, and to reflect building management. Maintenance serves as an expression of ownership and allows for continued use of the space for its intended purpose. Maintenance prevents a reduction of visibility from landscaping and obstructed or inoperative lighting. A clean and well-maintained site tells offenders that residents care about their surroundings and criminal behavior will not be tolerated.

Townhouse developments subject to the design standards in this chapter are envisioned to create developments that are good places to live. These developments will respond better to existing communities and contribute positively to the emergent urban center of the City of SeaTac. (Ord. 25-1008 § 1 (Exh. A); Ord. 24-1022 § 5 (Exh. C); Ord. 15-1018 § 1)

A.    The provisions of this chapter shall apply to all townhouse developments throughout the City. These standards shall supersede existing regulations elsewhere in SMC Title 15 when in conflict with this chapter.

B.    The provisions of this chapter shall apply to all development meeting one (1) or more of the following thresholds:

1.    All new construction requiring building permits; and/or

2.    Major Redevelopment. Additions or alterations to a building, excluding interior-only improvements, which total twenty-five percent (25%) or more of the gross square footage (GSF) of the existing building(s) or site.

Only the portions of the building or site being altered or added to shall be required to integrate townhouse design standards into the design of the alteration or addition. (Ord. 25-1008 § 1 (Exh. A); Ord. 15-1018 § 1)

In order to provide flexibility and creativity of project designs, departures from these design standards may be permitted, subject to the approval of the Director, providing:

A.    The strict interpretation or application of these Design Standards would be inconsistent with related provisions of the Zoning Code or would be contrary to the overall goals and objectives of the Comprehensive Plan; or

B.    The departure creates a project design that meets or exceeds the overall purpose and intent of the design standards. (Ord. 15-1018 § 1)

Intent: Height, setback, and massing standards promote development that fits well architecturally near existing detached dwelling units, while allowing densities that promote transit use, shared open space amenities, and a pedestrian orientation in a vibrant urban environment. (Ord. 24-1022 § 5 (Exh. C); Ord. 15-1018 § 1)

(Ord. 24-1022 § 5 (Exh. C); Ord. 16-1009 § 14; Ord. 15-1018 § 1)

Purpose: Design townhouse sites to have both an external orientation to the streetscape, and an internal orientation to the residential environment with unifying open space and pedestrian pathways. Design emphasis should be given to the pedestrian, rather than the auto environment through placement of parking in a less prominent location (such as underground, or to the rear of the building, rather than in front). Site layout should observe principles of “natural surveillance,” “natural access control” and “territorial reinforcement” by arranging circulation systems, parking areas, sidewalks, and open space to give the perception of being a residential and controlled space in which illegal activity will be observed and reported. Lighting and landscaping should allow for safety and visibility of public and semi-public areas. (Ord. 25-1008 § 1 (Exh. A); Ord. 15-1018 § 1)

Intent: Locate townhouse structures to create a “street wall” which enhances the streetscape and the overall pedestrian experience.

A.    A minimum of three (3) connected dwellings shall be oriented to each street adjacent to the development. See Figure: SITE CONFIGURATION.

Figure: SITE CONFIGURATION Isometric and plan views illustrating the required number of units fronting on a street.

B.    Developments shall use one (1) of the following site configurations:

1.    Alley-loaded. A development with a single row of dwellings that front on a street and are served by an alley in the rear. See Figure: ALLEY-LOADED AND AUTO COURTS.

2.    Auto Court. A development with two (2) rows of dwellings grouped around an auto court. One (1) row fronts on the street, the other on the auto court. See Figure: ALLEY-LOADED AND AUTO COURTS. 

Figure: ALLEY-LOADED AND AUTO COURTS Isometric and plan views of alley-loaded and auto court configurations.

(Ord. 25-1008 § 1 (Exh. A); Ord. 15-1018 § 1)

Intent: Provide a building presence on the street for pedestrian access, provide “eyes on the street,” and contribute to the streetscape with visually interesting buildings.

A.    All units with street frontage shall be oriented to said street. Units without street frontage shall be oriented to an auto court or courtyard. See Figures STREET ORIENTATION and AUTO COURT ORIENTED.

(Ord. 15-1018 § 1)

Intent: Enhance pedestrian safety and convenience by providing an integrated pedestrian circulation system throughout the development. Contact points between pedestrians and vehicular paths should be minimized; where necessary they should be designed to alert drivers to crossing pedestrians.

A.    All developments shall feature a fully integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system.

B.    Pedestrian circulation shall consist of sidewalks or designated pathways, raised or otherwise separated from parking and vehicular circulation. An exception to this is an auto court, which is designed for shared pedestrian and auto use.

C.    Sidewalks and pedestrian ways shall be a minimum of five (5) feet in width, clear of any vehicle overhangs.

D.    Clear pedestrian paths separate from parking areas shall connect main entries of townhouse units facing the street directly to sidewalks.

E.    Pedestrian paths shall be visible from buildings or parking areas, and shall be designed to avoid creating “dead ends” or isolated areas.

F.    Design standards for sidewalks can be found in SMC Title 11.

G.    Pedestrian paths shall be illuminated pursuant to Chapter 17.40 SMC, Walkway, Bikeway and Park Lighting. (Ord. 15-1018 § 1)

Intent: Provide adequate capacity for motor vehicles while reducing their impact on the built environment by relegating parking to the rear of buildings.

A.    Vehicular access to individual townhouses shall be via a rear alley or auto court separate from the street.

B.    The creation of dead end streets shall be permitted only where there is no feasible connection with an adjacent street.

C.    Developments with private streets, alleys, and auto courts shall be required to allow for additional access by adjacent properties when the Director determines that adjacent properties may be developed in the future and that it would be in the public interest to provide a joint access easement. A covenant shall be placed on the subject property(ies) allowing use of the access easement.

D.    Design standards for streets and alleys can be found in SMC Title 11.

E.    Auto Courts.

1.    Length, Maximum. One hundred fifty (150) feet.

a.    The length is measured from the midpoint of the entrance drive as illustrated in Figure: AUTO COURT MEASUREMENTS.

Figure: AUTO COURT MEASUREMENTS Illustration of how the length of an auto court is measured.

b.    The length of an auto court shall also be subject to Fire Department regulations.

2.    Traffic Calming.

a.    Auto courts shall have at least one (1) of the traffic calming elements listed below to reduce the speed of vehicles.

i.    Trees;

ii.    Landscape islands: Minimum depth and width of five (5) feet with Type V landscaping;

iii.    Raised planters: Minimum height of three (3) feet and depth and width of two (2) feet;

iv.    Decorative bollards: Minimum height of three (3) feet; or

v.    Another element that the director determines accomplishes the intent.

b.    Traffic calming elements shall be located on both sides of the auto court and spaced no more than twenty-five (25) feet apart (on center for trees and bollards, edge-to-edge for landscaping islands and planters) in either direction. See Figure: AUTO COURT TRAFFIC CALMING ELEMENTS for an illustration.

Figure: AUTO COURT TRAFFIC CALMING ELEMENTS Location of traffic calming elements in an auto court.

3.    Materials. Auto courts shall be constructed with decorative concrete, paving blocks, bricks, permeable pavement, or other ornamental pavers to clearly indicate that the entire surface is intended for pedestrians as well as vehicles.

(Ord. 25-1008 § 1 (Exh. A); Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1)

Intent: To site and screen service and utility areas to minimize their prominence.

A.    All exterior maintenance equipment, including HVAC equipment, electrical equipment, storage tanks, satellite dishes, and garbage dumpsters, shall be screened from off-site and on-site common area view in an architecturally integrated manner.

B.    Utility infrastructure shall be located in areas that are not highly visible from the public. (Ord. 15-1018 § 1)

Purpose: Attention to building design encourages an aesthetically appealing and safe place to live. Traditional residential forms such as porches, gables, bay windows, color and texture provide human scale that contributes to a sense of ownership and comfort. (Ord. 15-1018 § 1)

Intent: Provide pedestrian entries that are clearly defined and highly visible from other buildings and public areas and consider safe alignments of sidewalks and paths. Elevating units a short distance above the grade contributes to privacy and security.

A.    Each townhouse unit shall feature a main entry which includes architectural features that provide weather protection and visual interest to the structure.

B.    The main entry to units adjacent to the street shall face the street and provide direct access to the street sidewalk system.

C.    For units without street frontage, main entries shall connect to the street sidewalk system through auto courts or clear pedestrian paths.

D.    Buildings shall utilize half flight-up front entries off the street, giving privacy as well as a view of the street and sidewalk. An entry raised two and one-half (2-1/2) feet above the grade shall be considered sufficient to meet this requirement. In units where the grade is a minimum of two and one-half (2-1/2) feet above the adjacent parking, sidewalk or other common areas, the half flight-up entry requirement shall be deemed to have been met.

(Ord. 15-1018 § 1)

Intent: To reduce the apparent size of buildings and create visual interest, building facades and roofs shall include architectural elements that vary the appearance of a large building mass, break up long blank walls, express the individuality of each dwelling, and enhance the character of the neighborhood.

A.    Architectural elements and variations shall not be restricted to a single facade. All sides of a building shall display a similar level of quality and architectural interest.

B.    Building Facades.

1.    Townhouses shall employ one (1) of the following methods of vertical modulation:

a.    Setback variation between dwelling units.

i.    No more than two (2) adjacent dwelling units shall have the same setback.

ii.    The setback between units shall be at least one (1) foot.

b.    Vertical modulation within each dwelling unit. The modulation shall be a minimum of one (1) foot in depth and four (4) feet in width and the sum of these dimensions shall be no less than eight (8) feet.

2.    Facades for each dwelling unit shall incorporate at least two (2) of the following architectural elements:

a.    Horizontal modulation (upper level step-backs). The modulation shall have a minimum depth of two (2) feet.

b.    Bay, bow, or garden windows.

c.    Building ornamentation such as a frieze.

d.    Another architectural element that the director determines accomplishes the intent.

3.    Each dwelling shall have at least one (1) balcony, porch, patio, stoop, or deck facing a street, auto court, courtyard, or other common open space. The balcony, porch, patio, stoop, or deck shall be oriented to common areas using the following hierarchy:

a.    Street.

b.    Auto court.

c.    Courtyard or other common open space.

4.    Windows.

a.    Windows shall provide relief, detail and variation on the facade through the use of significant trim and architectural styling that lends human scale to the facade.

b.    Windows shall be required on facades facing streets or common areas (alleys, auto courts, open space, etc.) to allow for natural surveillance.

c.    At least twenty (20) percent of the area of each floor on facades that face a street or common area shall be windows or pedestrian doors.

i.    Windows used to meet this standard must allow views from the building to the street and vice versa. Windows composed of glass blocks, garage doors and doors accessing uninhabited spaces, such as utility and service areas, do not count toward meeting this requirement.

ii.    The facade area for each floor is measured vertically floor-to-floor and horizontally edge-to-edge of the unit as illustrated in Figure: ILLUSTRATION OF WINDOW REQUIREMENT.

Figure: ILLUSTRATION OF WINDOW REQUIREMENT. Each floor has a facade area of 216 square feet and requires 43.2 square feet of windows. The first floor has 66 square feet of windows, meeting the minimum requirement. The second floor has 46.5 square feet of windows, meeting the requirement. The third floor has 36 square feet of windows and DOES NOT meet the requirement.

d.    Windows shall be vertically oriented with a height one and one half (1-1/2) to two (2) times the width. See Figure: WINDOWS.

Figure: WINDOWS Minimum vertical orientation for windows.

e.    At least two (2) of the following requirements for windows shall be met:

i.    Window shall be accented with a drip cap, sill, and trim. The drip cap shall be a minimum of three (3) inches in height and one (1) inch in depth; sills shall be a minimum of three (3) inches in depth. Trim shall be a minimum of two (2) inches in width and one (1) inch in depth. See Figure: WINDOWSILL AND TRIM for details;

Figure: WINDOWSILL AND TRIM Drip cap, sill, and trim details.

ii.    Windows shall be accented through use of multiple panes;

iii.    Windows shall be accented through the use of contrasting trim color and other detailing.

5.    Blank Walls. “Blank walls” (building facade sections without windows or doors) greater than twenty (20) feet in length shall not be allowed along facades facing streets or common areas.

C.    Roofs.

1.    The following roof forms shall be used in townhouse developments:

a.    Hip.

b.    Gable.

c.    Shed.

d.    Mansard.

2.    Townhouse roofs shall incorporate at least one (1) of the architectural elements in Group 1 and at least two (2) of the architectural elements in Group 2:

a.    Group 1.

i.    Vertical or horizontal changes in rooflines; and/or

ii.    Varied roof forms.

b.    Group 2.

i.    Dormers;

ii.    Deep roof overhangs. To qualify, the overhang shall be at least twenty-four (24) inches;

iii.    Rafter tails, brackets, corbels, or other decorative supports; and/or

iv.    Prominent cornice, soffit, or fascia details.

3.    Building rooftops shall be designed to effectively screen mechanical equipment from street-level view through at least one (1) of the following methods:

a.    A concealing roofline;

b.    A terraced facade;

c.    A screening wall or grillwork directly surrounding the equipment;

d.    Sufficient setback from the facade edge to be concealed from ground-level view; or

e.    Vegetated roof designed in accordance with the Surface Water Design Manual and applicable building codes. (Ord. 25-1008 § 1 (Exh. A); Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1)

Intent: Add visual interest and contribute to human scale through texture, color and detailing. Materials should be durable so that the development will continue to be an attractive part of the community over time.

A.    The following requirements shall apply to the selection of color and materials in townhouse developments:

1.    Colors and materials shall be varied and contrasting to differentiate dwelling units and provide variety and individuality;

2.    Architectural elements, such as trim, shall have contrasting colors;

B.    Quality, durable materials shall be used in building design. Materials that have a track record of installation difficulties or lack of durability shall be subject to provision of warranty information from manufacturers and installers. Building materials with a history of problems with installation and rapid decay may be disallowed. (Ord. 25-1008 § 1 (Exh. A); Ord. 15-1018 § 1)

Intent: Provide ground level living space to contribute to natural surveillance of the area.

A.    Dwelling units shall have a minimum ground level living space of at least one hundred and fifty (150) square feet with a minimum width of ten (10) feet (see Figure: GROUND LEVEL).

B.    The ground level living space shall be oriented to common areas using the following hierarchy:

1.    Street.

2.    Auto court.

3.    Courtyard or other common open space.

C.    The following uses do not count as living space:

1.    Garages.

2.    Utility/laundry rooms.

3.    Bathrooms.

4.    Workshops.

Figure: GROUND LEVEL. Example of ground level living space.

(Ord. 15-1018 § 1)

Intent: Provide for safety in the design of building doors and windows, hallways and common areas.

A.    Ground floor bedroom windows of residential units shall be separated from the sidewalk and public areas in one (1) of the following manners:

1.    The ground floor raised above ground level a minimum of four (4) feet;

2.    Pedestrian paths at least five (5) feet away (horizontal separation) from ground floor bedroom windows, with landscaping in between (refer to Chapter 17.56 SMC for CPTED landscaping regulations).

B.    Windows, balconies, decks, and similar features shall be provided on facades facing streets, alleys, auto courts, and open space to allow for natural surveillance.

C.    Dumpsters and recycling containers shall be conveniently located for residents, and be screened in a manner that allows sufficient visibility to prevent hiding places for unwanted persons.

D.    The following items are minimum security requirements for door and window treatment for residential units:

1.    For all exterior doors:

a.    Solid-core wood doors, metal doors, or fiberglass doors;

b.    Through-door viewers with a minimum one hundred eighty (180) degree viewing range;

c.    Single-cylinder deadbolts extending a minimum of one (1) inch into the frame;

d.    Security strikeplates a minimum of three and one-half (3-1/2) inches in height mounted with screws a minimum of three (3) inches in length;

e.    Double locks on sliding doors;

2.    Double locks on ground floor and sliding windows.

These items shall be inspected and approved by the City of SeaTac Crime Prevention Officer prior to issuance of a certificate of occupancy. The City of SeaTac Crime Prevention Officer may approve alternate designs that provide a similar or greater degree of security. (Ord. 15-1018 § 1)

Purpose: To provide for adequate recreation and open space areas for the residents of townhouse units, to separate such areas from automobile-oriented space, and to enhance the environmental quality of residential districts. (Ord. 25-1008 § 1 (Exh. A); Ord. 15-1018 § 1)

Intent: Provide opportunities for both active recreation and outdoor areas for passive enjoyment of natural areas.

A.    A minimum of three hundred (300) square feet of ground related open space is required per unit and shall be provided as private open space for each unit or combined for common open space.

B.    Each dwelling unit shall have a minimum of one hundred (100) square feet of private amenity space. (Ord. 15-1018 § 1)

Intent: Provide accessible, useable, safe, and maintainable recreation and open space. Open space areas should be oriented to sunlight and views, and provide attractive amenities such as paths, picnic areas, seating, active recreation facilities, and good lighting.

A.    The location, layout, and proposed type of open space shall be subject to approval by the Director, and shall conform to the following:

1.    Private and Common Ground Related Open Space.

a.    The following shall not count toward required open space:

i.    Areas with slopes greater than five percent (5%) that do not have an enhanced accessibility system of ramps, stairs, terraces, trails or other site improvements.

ii.    Required landscaping (such as facade and perimeter).

iii.    Sensitive area buffers without common access links such as pedestrian trails.

iv.    Driveways, parking areas, and other vehicular uses.

2.    Private Ground Related Open Space.

a.    Minimum Width: Ten (10) feet.

b.    The open space shall be located in the rear of the unit.

c.    The open space shall be contiguous.

3.    Common Ground Related Open Space.

a.    Minimum Width: Twenty (20) feet.

b.    Open space areas shall be centrally located near a majority of units, accessible and usable to residents, and visible from surrounding dwelling units.

c.    In developments greater than fifty (50) units, open space area shall be divided into several smaller, usable areas located so as to be convenient and accessible to each building.

d.    When the total required open space area is less than three thousand (3,000) square feet, the open space shall be one (1) continuous outdoor site.

e.    If the total required area for open space is more than three thousand (3,000) square feet, the space may be divided into several usable indoor or outdoor sites, provided at least one (1) outdoor area is at least two thousand (2,000) square feet, and all others at least five hundred (500) square feet.

f.    A Type III landscaping buffer with a minimum width of five (5) feet shall separate the open space from streets, parking areas, and driveways.

4.    Private Amenity Space.

a.    A private deck, porch, balcony, patio, or roof garden may be counted toward the requirement, provided it has a minimum depth of six (6) feet and width of ten (10) feet.

b.    A yard can be counted toward the requirement, provided it has a minimum depth of ten (10) feet and width of ten (10) feet and is not used to meet the ground related open space requirement. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1)

Purpose: The purpose of this section is to provide landscaping and screening in developments to preserve and enhance the aesthetic character of the City, to improve the quality of the built environment, and to increase compatibility between different land uses. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1)

Intent: Provide landscaping to enhance the aesthetic character of the development and the neighborhood, and reduce impacts on drainage systems and natural habitats.

A.    Repealed by Ord. 25-1008.

B.    Areas of development sites that are not occupied by buildings or infrastructure shall be landscaped with ground cover.

C.    Front Yard Landscaping.

1.    Dwelling units shall incorporate at least one (1) of the following landscaping methods for front yards:

a.    Five (5) feet of Type V, located either behind the sidewalk or adjacent to the building facade;

b.    One (1) tree for every two (2) dwelling units spaced no more than twenty-five (25) feet on center; or

c.    A three (3) foot tall picket fence surrounding the front yard for each dwelling unit.

2.    The front yard landscaping may be reduced or waived by the Director for developments with reduced front yard setbacks within the City Center or Station Areas.

D.    Development Site Side/Rear Yard Landscaping.

1.    Development sites shall incorporate at least one (1) of the following landscaping methods for side/rear yards:

a.    Five (5) feet of Type III;

b.    A six (6) foot tall fence; or

c.    None with zero-lot-line design approved by the Director.

E.    Driveway and Alley Landscaping.

1.    Driveways and alleys adjacent to dwelling units shall have at least five (5) feet of Type V.

F.    Auto Court Landscaping.

1.    Auto courts shall include both of the following landscaping methods:

a.    Three (3) feet of Type V adjacent to buildings with main entries onto the auto court.

b.    One (1) tree for every two (2) dwelling units. The trees shall be evenly distributed throughout the auto court. (Ord. 25-1008 § 1 (Exh. A); Ord. 15-1018 § 1)

Intent: Provide fences and walls that create privacy and enclosure while contributing a positive visual impact to the development for residents and the public.

A.    Maximum Height.

1.    Front Yard. The maximum height of a fence or wall shall be three (3) feet.

2.    Rear and Side Yard. The maximum height of a fence or wall along rear or side yards shall be six (6) feet.

NOTE: For the purpose of fences, the front yard shall be determined by the location of the dwelling unit’s main entry.

B.    Materials. Fences and walls shall be constructed of wood, wrought iron, brick, stone, or other high quality material. Chain-link fencing is prohibited. (Ord. 15-1018 § 1)

Purpose: These standards are intended to provide adequate parking and aesthetic considerations for townhouse developments. (Ord. 25-1008 § 1 (Exh. A); Ord. 15-1018 § 1)

Intent: Ensure an adequate amount of parking is provided for new development.

A.    Outside of City Center and Station Areas.

1.    Minimum resident parking: Two (2) spaces per unit.

2.    Minimum visitor parking: One-quarter (1/4) space per unit.

B.    Within Station Area or City Center.

1.    Resident Parking.

a.    Minimum: One (1) space per unit.

b.    Maximum: Two (2) spaces per unit.

2.    Minimum Visitor Parking. One-quarter (1/4) space per unit. (Ord. 15-1018 § 1)

Intent: Minimize parking as a visual element of a site and enhance the pedestrian environment.

A.    Location.

1.    Resident parking spaces shall be provided in the rear of each unit accessed via an alley, auto court, or drive separate from the street. The spaces shall be in the unit’s garage, carport, and/or driveway.

2.    Parking shall not be permitted in front or side yards.

3.    Visitor parking shall be provided in surface parking areas located a maximum of one hundred fifty (150) feet from the units.

B.    Design.

1.    The following standards shall apply to townhouse vehicle parking areas: SMC 15.445.250, 15.455.410, and 15.455.450. (Ord. 25-1008 § 1 (Exh. A); Ord. 15-1018 § 1)

Purpose: Ensure the maintenance of common open space, facilities, and infrastructure.

A.    Provision shall be made for perpetual maintenance of all common open space and facilities, including easements, yards, sewer lines, stormwater facilities, driveways, buildings, parking lots, and similar features, through the establishment of a homeowners’ association or other similar entity. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1)

The following design standards are intended to implement the City’s vision for high quality multi-family development as set forth in the City of SeaTac Comprehensive Plan. The standards serve three (3) main purposes: to promote quality building and site design, to enhance the streetscape and to ensure compatibility with neighboring communities.

A.    Quality Building and Site Design. A quality development is functional, safe and pleasant for its residents as well as the public. Well-designed environments will orient outward to the community, provide high quality architecture and create comfortable and attractive places for residents to meet, visit and live.

B.    Enhanced Streetscape. A high quality development contributes to an attractive streetscape by connecting to the community and providing buildings with architectural detailing, welcoming and easily identifiable entries, and landscaping that adds color, texture and comfort to a neighborhood.

C.    Neighborhood Compatibility. Good design ensures neighborhood compatibility by appropriate scale and massing adjacent to existing housing. Landscaping and the careful placement of windows and balconies for privacy help to create a pleasant environment. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

A.    The provisions of this chapter shall apply to all multi-family development of seven (7) units or more throughout the City. These standards shall supersede existing regulations elsewhere in this title when in conflict with this chapter, except as provided in SMC 15.510.700, Multi-Family and Mixed Use Projects in the Overlay Districts and CB-C, URH-MU, and NV Zones.

B.    The provisions of this chapter shall apply to all development meeting one (1) or more of the following thresholds:

1.    All new construction requiring building permits; and/or

2.    Major Redevelopment.

a.    Additions or alterations to a building, excluding interior-only improvements, which total fifty percent (50%) or more of the gross square footage (GSF) of the existing building(s), except for the South 154th Street Station Area.

b.    Major Redevelopment in the South 154th Street Station Area. Additions or alterations to a building, excluding interior-only improvements, which total twenty-five percent (25%) or more of the gross square footage (GSF) of the existing building(s).

c.    Only the portions of the building being altered or added to shall be required to integrate multi-family design standards into the design of the alteration or addition.

C.    Departures. Departures from these standards may be allowed, to promote well-designed developments which may not strictly comply with the established standards. Proposed departures from these special standards are subject to the approval of the Director.

1.    Not Applicable. A departure shall not be granted for height, setbacks, building lot coverage, maximum and minimum parking requirements, minimum lot area, density, lot width or land uses.

2.    Departure Criteria. The applicant must show that the proposed development requesting a departure(s) meets all of the following criteria:

a.    The requested departure meets the intent of the applicable design standard.

b.    The requested departure will not have a detrimental effect on adjacent and nearby properties.

c.    The requested departure offers a significant improvement over what otherwise could have been built under the minimum design standards.

d.    The requested departure is part of an overall, thoughtful and comprehensive approach to the design of the project as a whole. (Ord. 25-1008 § 1 (Exh. A); Ord. 24-1022 § 5 (Exh. C); Ord. 18-1029 § 1; Ord. 15-1018 § 1)

Intent: Ensure appropriate densities on properties with environmentally critical areas.

A.    The maximum allowable density for a property shall be calculated as follows:

B.    For the purposes of this section, the net site area is the total site area minus any areas that are classified as one (1) of the following critical areas:

1.    Class I, II or III wetlands;

2.    Class I, II or III streams;

3.    Slopes greater than forty percent (40%).

C.    Buffers Included in Net Site Area. Buffers for the above critical areas shall be considered part of the net site area but may only be altered per Chapter 15.700 SMC, Critical Areas. Development on a site with wetlands, streams, or steep slopes shall meet all Federal, State and local laws and regulations. Units shall be clustered on the developable portion of the site.

D.    Example. The following example illustrates the calculation of maximum density for a sample property in the URH (urban residential high) zone. The sample property is ten (10) acres in size and contains two (2) acres of wetlands and one (1) acre of wetland buffer:

This calculation is the maximum number of allowable units for the site. The actual number of units shall be determined by site design and must meet all required development standards of the zoning and building codes. (Ord. 24-1022 § 5 (Exh. C); Ord. 18-1029 § 1; Ord. 15-1018 § 1)

Purpose: Design multi-family sites to have both an external orientation to the streetscape and an internal orientation to the residential environment with unifying pedestrian pathways and recreation space. Arrange sites to enhance the mutual relationship of buildings, streets, recreation space and other site amenities, in order to create a pedestrian-oriented environment. Design emphasis shall be given to the pedestrian, rather than the auto, environment. The privacy and security of residents must be appropriately addressed and site design shall also promote compatibility with adjacent land uses. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

Intent: Provide a building presence on the street for convenient pedestrian access, to provide “eyes on the street” and to contribute to the streetscape with visually interesting buildings.

A.    Building Orientation/Location of Primary Entrance. The front facade of a building shall be oriented to the street abutting the front property line, with the primary entrance(s) located on the front facade and clear connections to the sidewalk.

B.    Multiple Building Complexes. In complexes with several buildings, buildings shall orient to the street as in subsection (A) of this section and any additional buildings may be oriented in one (1) of the following manners:

1.    Orient to Courtyard/Recreation Space. Buildings shall be oriented to a courtyard, plaza or other recreation space and include a prominent pedestrian entry to the site and walkways connecting directly to the public sidewalk.

2.    Orient to Pedestrian/Recreation Space System. Buildings shall be oriented to a cohesive system of recreation space and pedestrian walkways with a prominent pedestrian entry to the site and walkways connecting directly to the public sidewalk.

3.    Entries in Multiple Building Complexes. In multiple building complexes, building entries shall be visible from the street, or, if this is not possible, from other buildings and pedestrian walkways.

C.    Exceptions. When physical site limitations such as topography or other natural features prevent the main entrance from being located on the street-facing facade, the building may be oriented to a courtyard with a prominent pedestrian entrance and clear connection to the public sidewalk. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

Intent: Arrange buildings to create a pedestrian-oriented environment and enhance the relationship of buildings to the street and to each other.

A.    Setbacks/Dimensional Standards. Building setbacks and other dimensional standards for multi-family projects are located in the standards charts in SMC 15.400.100 and 15.400.200. Special standards for maximum front yard setbacks are also provided in the following sections:

1.    Maximum Front Yard Setbacks within URH-MU, NV and CB-C Zones Outside of Overlay Districts. For maximum front yard setback standards for multi-family projects outside of overlay districts within the URH-MU, NV and CB-C zones, see SMC 15.515.200(A).

2.    Maximum Front Yard Setbacks within Overlay Districts. For maximum front yard setback standards for multi-family projects within the City Center, South 154th Street Station Area and Angle Lake Station Area overlay districts, see SMC 15.300.210, 15.305.210 and 15.310.210. (Ord. 24-1022 § 5 (Exh. C); Ord. 18-1029 § 1; Ord. 15-1018 § 1)

Intent: Achieve a compatible transition between land use designations of differing development intensities. Consideration shall be given to the scale and design of surrounding buildings to promote compatibility and complement or enhance the character of existing neighborhoods.

A.    Abutting Residential Low Designation. Multi-family projects abutting a Residential Low Comprehensive Plan land use designation shall incorporate the following:

1.    Side/Rear Setback. A minimum side and/or rear yard building setback of fifteen (15) feet shall apply when the side or rear property boundaries are adjacent to a property with a Residential Low Comprehensive Plan designation.

2.    Landscape Buffer Requirements. Noncompatible side/rear yard landscaping shall occupy all or part of the required building setback, as specified in the landscaping chart in SMC 15.445.210.

3.    Building Height Stepback Requirements. A maximum building height of thirty-five (35) feet shall apply to portions of a structure within ten (10) feet of the required side and/or rear setback of a parcel with a Residential Low Comprehensive Plan designation.

4.    Building Height Transition. In order to preserve opportunities for light, view and privacy for adjacent houses, the allowed height shall increase at no more than ten (10) vertical feet for each ten (10) horizontal feet up to a building height of fifty-five (55) feet. After fifty-five (55) feet, there is no building height transition requirement.

Figure: Abutting Residential Low. Building height adjacent to a Residential Low Comprehensive Plan designation is limited to thirty-five (35) feet within ten (10) feet of the required side or rear setback, then may increase at no more than ten (10) vertical feet for each ten (10) horizontal feet up to a building height of fifty-five (55) feet. After fifty-five (55) feet, there is no building height transition requirement. Height is measured per SMC 15.110.070, Structure Height.

B.    Abutting Residential Medium Designation. Multi-family projects abutting a residential medium Comprehensive Plan land use designation shall incorporate the following neighborhood compatibility standards:

1.    Side/Rear Setback. A minimum building setback of fifteen (15) feet shall apply when the side or rear property boundaries are adjacent to a property with a residential medium Comprehensive Plan designation.

2.    Landscape Buffer Requirements. Noncompatible side/rear yard landscaping shall occupy all or part of the required building setback, as specified in the landscaping chart in SMC 15.445.210.

3.    Building Height Stepback Requirements. A maximum building height of forty (40) feet shall apply to portions of a structure within ten (10) feet of the required side and/or rear setback.

Figure: Abutting Residential Medium Designation. Diagram illustrating height requirements and allowances for multi-family and residential mixed use projects abutting parcels with Residential Medium Comprehensive Plan land use designations.

C.    Building Height on Sloped Properties. In cases where the multi-family property is at a lower elevation than the abutting lower density parcel, building height may be adjusted per this section based on the elevation of the lower density parcel’s minimum setback. (Ord. 25-1008 § 1 (Exh. A); Ord. 24-1022 § 5 (Exh. C); Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.230)

Intent: Reduce the potential negative impacts of service elements on the pedestrian environment and adjacent uses.

A.    Service elements shall be located and designed to minimize the negative visual, noise, odor and physical impacts to the street environment, adjacent uses, and on-site pedestrian and recreation areas. Service areas shall also be sited and designed to provide sufficient visibility to prevent hiding places for unwanted persons.

1.    Garbage/Recycling Collection Areas. All trash and recycling collection areas shall be enclosed on all sides and be screened around their perimeter by a wall or fence.

a.    Location.

i.    Garbage dumpsters/recycling collection areas must conform to the setback and other standards within SMC 15.445.280, Service Areas Screening and Placement: Garbage Dumpsters/Recycling Bins.

ii.    Garbage dumpsters/recycling collection areas shall not be located near children’s play space or other recreation or gathering spaces.

b.    Design.

i.    The design of detached service enclosures shall be compatible with the design of the primary structure or structures on the site.

ii.    Garbage/recycling collection areas shall be paved.

2.    Mechanical Equipment and Utilities Apparatus. Locate and screen mechanical equipment, utility meters, and other service utility apparatus to reduce visual impacts from streets, adjacent uses and on-site pedestrian and recreation areas. (Ord. 18-1029 § 1)

Intent: Lighting design should consider the appropriate placement and quantity of light to provide for security and aesthetic appreciation while avoiding glare and excessive brightness. Lighting contributes to a residential community by extending the hours of outdoor use. Lighting levels of adjacent uses should be considered to avoid competing light levels. Maximum light levels should be considered adjacent to residential low density areas. Lighting directed to accent landscaping or architectural features is appropriate, especially at entries.

A.    Location of Lighting. Lighting standards shall be used to illuminate surfaces intended for pedestrians and vehicles, including building entries, pedestrian walkways, recreation space, common areas, access drives and parking lots.

1.    Pedestrian Walkways. Exterior lighting shall be used to identify and distinguish the pedestrian walkway network from automobile circulation.

a.    Along pedestrian circulation corridors, lighting standards shall be placed between pedestrian ways and public and/or private streets, driveways or parking areas.

b.    Effective lighting for pedestrian areas and pathways shall be directed toward the ground.

2.    Building Entrances, Common Areas and Recreation Space. Lighting shall be sited to provide visibility in common areas and building entrances, including mail kiosks, stairwells, parking garages, laundry rooms, exercise rooms, and outdoor common areas and recreation space.

B.    Lighting Height.

1.    Vehicle Circulation and Parking. Lighting standards used to illuminate surfaces intended for vehicles shall be no greater than sixteen (16) feet in height.

2.    Pedestrian Walkways, Building Entrances and Recreation and Common Areas. Lighting standards used to illuminate surfaces intended for pedestrians shall include pedestrian scale elements a maximum of twelve (12) feet in height.

C.    Glare. Light fixtures shall be sited and directed to minimize glare around residences and shall conform to the general performance standards in SMC 15.460.030. (Ord. 25-1008 § 1 (Exh. A); Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.160)

Purpose: Prioritize the pedestrian environment in the design of projects. Enhance pedestrian safety and convenience by providing an integrated pedestrian circulation system throughout the development and into the neighboring community. Contact points between pedestrians and vehicular paths shall be minimized and designed to alert drivers to pedestrian activity.

A.    Pedestrian Circulation System. All developments shall feature a fully integrated pedestrian circulation system that connects buildings, recreation space, and parking areas with the adjacent street sidewalk system.

1.    Separation from Parking and Vehicular Circulation. Pedestrian circulation shall consist of sidewalks or designated pathways, raised or otherwise grade-separated from parking and vehicular circulation.

a.    Pedestrian Entrances to Site. Pedestrian entrances to the site from the street shall be clearly defined and designed so as to be separated from and more prominent than driveways and entrances to parking garages.

b.    Crosswalks. Where sidewalks or walkways cross vehicular driveways, provide a continuous raised crossing, or distinguish the crossing from the vehicle surface by marking with a contrasting paving material such as permeable pavement.

2.    Visibility/Security. To the extent possible, pedestrian walkways shall be visible from buildings or parking lots, and shall be designed to avoid creating “dead ends” or isolated areas.

B.    Pedestrian Walkway Design.

1.    Width. Sidewalks and pedestrian walkways shall be a minimum of five (5) feet in width, clear of any vehicle overhangs.

2.    Differentiated Materials. Walkways shall be differentiated from vehicle surfaces by utilizing contrasting materials including stamped concrete, or other paving materials (such as permeable pavement). (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.130)

Purpose: Vehicular access and circulation shall emphasize the safety of pedestrians, enhance the streetscape in the neighborhood and minimize the traffic impact of new developments on existing neighborhoods. Design emphasis shall be given to the pedestrian, rather than the auto, environment through placement of parking in less prominent locations. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

Intent: Facilitate access that provides adequate capacity while reducing curb cuts and providing for pedestrian safety.

A.    Vehicle Access. Access to multi-family developments shall be from a major or minor arterial wherever possible.

B.    Driveway Entrances.

1.    Consolidation of Entrances. Automobile access to parcels shall be consolidated per SMC 15.455.420, Driveway Entrances.

2.    Drop-Off Areas. Ensure that parking does not dominate the streetscape, while allowing drop-off areas for convenience and accessibility. Driveways serving front yard building entries shall be as approved by the Director, and may include a maximum of three (3) designated short-term parking spaces.

C.    Dead End Streets. The creation of dead end streets shall be permitted only where there is no feasible connection with an adjacent public and/or private street. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

Intent: Integrate parking into the development in a manner that maximizes accessibility and convenience, while ensuring that parking does not dominate the streetscape and site design. Parking located close to and visible from each unit contributes to convenience and a feeling of security. Parking accessible from alleys, or located to the sides or rear of buildings, helps to ensure that parking does not dominate the site.

A.    Location of Surface Parking Lots. No parking shall be located between a building and the front property line, other than a driveway for passenger loading and off-loading only in conformance with SMC 15.510.310(B)(2). Surface parking shall be located behind a building or to the side of a building.

1.    Parking Next to Building. Parking located next to a building and within forty (40) feet of the front property line shall not occupy more than the width of two (2) lengthwise parallel parking stalls and one (1) travel lane.

2.    Parking in Rear Setback. Parking may be located in the rear setback area when access is from an alley abutting the rear lot line. On corner lots, such parking may not extend into the portion of the setback area required as a front yard adjacent to the street.

B.    Parking on Corner Lots. On corner lots, no parking shall be located between the building and either of the two (2) front property lines. If a parcel abuts more than two (2) public or private streets, no parking shall be located between the building and the front property line abutting the two (2) public and/or private streets with the highest classification.

C.    Security/Visibility. To the extent possible, parking shall be visible from surrounding units.

D.    Parking Areas in Multiple Building Complexes. Parking areas in multiple building developments shall be broken up into small lots related to the group of buildings served. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1. Formerly 15.510.140)

Intent: These standards are intended to provide for safety and aesthetic considerations in surface and under-building parking within multi-family developments.

A.    General Considerations. Avoid parking layouts that dominate a development. Minimize parking as a visual element of a site and enhance the pedestrian environment. To the extent possible, parking should be visible from living units.

B.    General Parking Design and Construction Standards. Parking design and construction requirements shall be provided pursuant to SMC 15.455.400, General Design and Construction Standards, and its subsections.

C.    Lighting. Lighting levels in surface and structured parking facilities shall conform to the standards in Chapters 17.24, Parking Lot Lighting, and 17.28 SMC, Parking Structures.

D.    Residential Mixed Use Parking. Parking for residences on a mixed use site shall be clearly delineated and separate from parking for commercial uses. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.400)

Intent: Design surface parking to enhance safety and aesthetics. Pedestrian walkways shall allow for pedestrian safety from parking areas to residences where the two (2) areas are separated. Landscaping shall provide an aesthetically pleasing treatment, provide for summer shade and absorption of rainwater.

A.    Pedestrian Circulation and Surface Parking Lots. See the pedestrian circulation standards in SMC 15.510.200.

1.    Large Parking Lots. Surface parking lots containing one hundred (100) or more parking spaces, or more than three (3) vehicular circulation lanes, shall provide five (5) foot pedestrian walkways and meet other surface parking standards required in SMC 15.455.500, Surface Parking Standards.

B.    Surface Parking Landscaping.

1.    The requirements of this section shall supersede or be in addition to the general standards in SMC 15.445.250, Surface Parking Landscaping.

2.    Landscape Islands. One (1) landscape island a minimum of six (6) feet in width, exclusive of curbs, shall be required for each seven (7) parking spaces.

a.    Stormwater/LID Modifications. Landscape island siting and design may be modified to accommodate low impact development best management practices (LID BMPs).

b.    Planting Bed Dimensions. The required width dimension for interior parking area planting beds shall be a measurement of the usable soil area between pavement curb edges. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1. Formerly 15.510.420)

Intent: Locate structured parking under or within multi-family buildings to enhance safety and aesthetics. Aesthetic considerations include appropriate screening and subordination of under-the-building parking.

A.    Vehicle Entrances in Parking Structures. Parking located under or within buildings shall subordinate the garage entrance to the pedestrian entrance in terms of location and design.

B.    Minimizing Views into the Parking Structure Interior.

1.    Screening. Parking located at grade under a building shall be attractively screened through a combination of decorative grilles, or trelliswork. Screening shall provide for light, airflow, and natural surveillance into the structure, while limiting access. Since screening is intended to increase security by restricting access to the facility, the screening must be reasonably strong and durable to withstand vandalism and the elements.

2.    Screening of Garages Serving Individual Units. Separate enclosed garages serving individual units shall be completely enclosed or shall be screened as described above.

C.    Underground Structures. For underground structures, the first level below grade shall be daylighted by either grading the site down or using air wells to allow natural light and ventilation into the structure. Such openings shall be barred to prevent access and landscaped in a manner that provides both screening and visibility through the landscaping. Openings shall be adjacent to well-traveled walks or frequently used areas of open space.

D.    Stand-Alone Parking Structures. Stand-alone, multi-level aboveground parking structures shall be avoided in multi-family complexes.

1.    General Structured Parking Standards. Where allowed by a decision of the Director due to special design or site conditions, multi-level above-ground parking structures shall comply with the structured parking standards in SMC 15.455.600 through 15.455.620.

2.    Exception: Parking Structure Character and Massing. Parking structure facades over forty (40) feet in length shall incorporate vertical and/or horizontal variations as required in general standards in SMC 15.455.610(F), except that the vertical facade changes shall be incorporated at least every forty (40) feet over the length of the applicable facade.

E.    Maintenance. Residential parking structures shall be well-maintained, as trash and graffiti may leave the impression that the facility is not secure. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.430)

Purpose: Enhance livability and quality of life by providing adequate recreation space for residents of multiple-family dwellings, to separate such areas from automobile-oriented space, and to enhance the environmental quality of multiple-family residential districts. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.500)

Intent: Provide opportunities for both passive and active recreation space in new residential development. Recreation space shall include amenities appropriate for the ages of people likely to live in the residences and be located with regard to climate conditions, particularly solar access, and safety.

A.    Application. Each multi-family building or complex of seven (7) or more units shall provide a minimum area of recreation space, as designated in this chapter.

B.    Minimum Area Required.

1.    Cap on Minimum Area Required for Projects Outside of Overlay Districts. See SMC 15.510.460(B), Recreation Space Reductions Table.

C.    Type of Recreation Space Required. The minimum amount of required recreation space by type is as follows:

D.    Required Recreation Space in Phased Developments. Multiple-family dwelling developments which are built in phases shall provide on-site recreation space for each phase or shall provide the total amount of recreation space required for the complete development in the first phase of construction. (Ord. 25-1008 § 1 (Exh. A); Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 16-1009 § 15; Ord. 15-1018 § 1. Formerly 15.510.510)

Intent: Provide accessible, useable, safe, and maintainable outdoor recreation space for all residents.

A.    Outdoor Recreation Space – General. Outdoor recreation space includes outdoor common space, outdoor single-purpose space and play areas.

1.    General Criteria. Outdoor recreation space shall be oriented to sunlight and views, and provide attractive amenities such as paths, picnic areas, seating, active recreation facilities, landscaping and good lighting.

2.    Not Counted. The following shall not count toward outdoor recreation space requirements:

a.    Vehicle Facilities. Driveways, parking or other vehicular uses.

b.    Critical Areas. Critical areas and critical area buffers except for area of approved pedestrian trails.

c.    Setbacks and Landscaping.

i.    Setbacks. Required front, side and rear yard setback areas.

ii.    Landscaping. Required landscaping such as street frontage landscaping, building facade landscaping, rear/side yard landscaping, noncompatible use landscape buffers and parking lot landscaping.

iii.    Pedestrian Corridor Exception. The five (5) foot landscape strip in pedestrian corridors, designed per the requirements in subsection (D)(2) of this section, may be located within side or rear setback areas, and may also count as outdoor recreation space.

3.    General Location and Design Requirements for Outdoor Recreation Space.

a.    Location of Outdoor Recreation Space.

i.    Central/Accessible. To the extent possible, recreation space shall be centrally located near a majority of units, accessible and usable to residents, and visible from surrounding dwelling units.

ii.    Not Adjacent to Service Areas. Recreation space shall not be located adjacent to dumpster enclosures, loading/service areas or other incompatible uses.

b.    Design of Outdoor Recreation Space.

i.    Maximum Slope. No required recreation space shall have a slope greater than four percent (4%), unless the area has been developed with an enhanced accessibility system of ramps, stairs, terraces, trails, or other site improvements.

ii.    Connectivity. Recreation space shall be linked with adjacent sidewalks and pedestrian pathways, connected to the pedestrian circulation system and accessible from all residential units.

iii.    Landscape Buffer Requirements. A Type III landscaping buffer consisting of fencing and plant screening with a minimum width of five (5) feet shall separate recreation space from streets, parking areas, and driveways. The square footage of this landscape buffer shall be counted as a component of the recreation space.

B.    Outdoor Common Space. Outdoor common space shall be usable outdoor multi-purpose space accessible by all residents.

1.    Facility Types. Outdoor common space includes: courtyards, plazas and multi-purpose green spaces, and upper level common decks or terraces.

2.    Courtyards, Plazas and Multi-Purpose Green Spaces. Courtyards, plazas or multi-purpose green spaces shall be utilized as focal points that serve to organize the placement of buildings.

a.    Dimensions. Courtyards, plazas and multi-purpose green spaces shall have a minimum width of twenty (20) feet and a minimum depth of fifteen (15) feet.

b.    Design Features for Courtyards and Plazas. Courtyard/plaza areas shall include:

i.    Trees. A minimum of one (1) tree for each two hundred (200) square feet of required area;

ii.    Decorative Paving. At least fifty percent (50%) decorative paving (such as permeable pavement); and

iii.    Seating. Include one (1) lineal foot of seating per each forty (40) square feet of required area.

3.    Upper Level Decks or Terraces. Upper level common decks or terraces shall include the following:

a.    Design Features. Upper level decks or terraces shall include amenities such as seating areas, barbeques, fireplaces, recreational spaces, roof gardens or landscaping. Decks or terraces shall also include surfacing which enables residents to use the area, and shall incorporate features that provide for the safety of residents such as appropriate lighting levels.

C.    Play Areas. Play areas shall provide for adequate, safely located play space for children.

1.    Play Area Location. Play space for children shall be centrally located, and as follows:

a.    Adjacent to main pedestrian paths or near building entrances;

b.    Accessible without crossing circulation areas;

c.    Visible from the dwellings; and

d.    Away from hazardous areas like garbage dumpsters, drainage facilities, streets, other vehicular travel ways, and parking areas.

2.    Play Area Design Features.

a.    Play Equipment Minimum. The children’s play space shall contain a minimum of one (1) set of children’s play equipment as approved by the Director.

b.    Play Equipment Standards. Play equipment shall meet consumer product safety standards for apparatus, soft surfacing and spacing, and shall be located in an area that is at least four hundred (400) square feet in size with no dimension less than twenty (20) feet. Sitting or recreation areas for adults shall be located in close proximity.

D.     Outdoor Single-Purpose Space. Outdoor single-purpose facilities shall be usable and accessible by all residents.

1.    Facility Types. Outdoor single-purpose space includes: swimming pools, tennis/sport courts, pedestrian corridors and pedestrian trails within critical areas. See design requirements for pedestrian corridors and pedestrian trails in the following subsections.

2.    Pedestrian Corridors. Pedestrian corridors shall be separate from the public right-of-way and shall be a minimum of thirteen (13) feet wide with a minimum eight (8) foot pathway of an approved surfacing material.

a.    Pedestrian Corridor Design. Pedestrian corridors shall be configured with a single five (5) foot landscape strip or with two (2) landscape strips measuring two and one-half (2-1/2) feet each as shown in the figure above. Per subsection (A)(2)(c)(iii) of this section, pedestrian corridors may be located within side or rear setbacks.

b.    Pedestrian Corridor Landscaping. Pedestrian corridor landscape strips shall include Type IV landscaping, or, if within a side or rear setback, landscaping shall be provided per the landscape standards chart in SMC 15.445.210. If provided within a side or rear setback, the five (5) foot landscape strip may also fulfill the side/rear yard landscaping requirement in SMC 15.445.210.

3.     Pedestrian Trails within Critical Area Buffers. Pedestrian trails shall be separate from the public street system and function as access links in critical area buffers. Design standards for pedestrian trails are as established within Chapter 15.700 SMC, Critical Areas. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.530)

Intent: Provide accessible, usable, safe, and maintainable indoor recreation space for all residents.

A.    Indoor recreation space shall be indoor common space accessible by all residents.

B.    Indoor Common Space Design Features. Indoor common space shall be designed for and include amenities and/or equipment for recreational uses for a range of users. Examples include lounge rooms, game rooms and exercise rooms which include such amenities as sofas, tables, common kitchens, televisions, exercise equipment and others. Lobbies and hallways do not count as indoor common space. (Ord. 18-1029 § 1)

Intent: Provide usable private recreation space for residents.

A.    Private recreation space is outdoor space and includes balconies, decks or patios which exclusively serve individual units (not including covered porches or stoops).

1.    Dimensions. To qualify as private recreation space, the space must be at least six (6) feet wide, with no dimension less than five (5) feet.

2.    Screening.

a.    Upper Level Balconies/Decks. Balconies or decks shall be fully separated from adjacent private recreation space by walls, screens or partitions.

i.    Screening/Privacy Abutting Residential Low Comprehensive Plan Designation. Balcony railings shall provide visual screening so that the area below the hand rail is a sight-obscuring solid, or partially solid, material.

b.    Ground Floor Patios/Decks. Ground floor patios or decks shall be physically and visually separated from common or publicly accessible space by railing, fence, wall or landscaping. (Ord. 18-1029 § 1)

Intent: Ensure the maintenance of required recreation space.

Failure to maintain recreation space in a usable manner is a violation of this title. Prior to occupancy, a maintenance program for recreational facilities shall be submitted and approved by the Department. The program shall be secured with a maintenance bond, or other suitable financial guarantee as approved by the City, for a period of three (3) years in an amount equal to the estimated cost of maintenance over three (3) years. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.550)

Intent: Allow for reductions to recreation space requirements.

A.    The following reductions may be allowed for projects that meet the site/development criteria delineated below. While reductions may be granted, recreation space development and design standards in SMC 15.510.420 through 15.510.450 still apply.

B.    Recreation Space Reductions Table. Reductions may not be combined.

(Ord. 18-1029 § 1)

Intent: Allow for the contribution to an existing or future City park in lieu of on-site recreational facilities in smaller developments.

A.    Multi-Family Developments with Less Than Twenty (20) Dwellings, Assisted Living Facilities and Retirement Apartments. For multiple-family developments containing less than twenty (20) dwellings and all assisted living facilities or retirement apartments, the Director may allow in-lieu payment to the City in an amount comparable to the cost of acquisition and installation of recreational facilities as would otherwise be required. Multiple-family dwelling developments which are built in phases of less than twenty (20) dwelling units shall provide on-site recreation facilities for each phase or shall provide the total amount of recreation facilities required for the complete development in the first phase of construction.

B.    Multi-Family Developments with More Than Twenty (20) Dwellings, Including Phased Development Projects. Multiple-family dwelling developments containing twenty (20) or more dwelling units (except for assisted living facilities or retirement apartments) shall provide the on-site recreation facilities required by this chapter. Multiple-family dwelling developments which are built in phases of less than twenty (20) dwelling units shall provide on-site recreation facilities for each phase or shall provide the total amount of recreation facilities required for the complete development in the first phase of construction.

C.    Acceptance of Payment in Lieu Contributions. Acceptance of such a voluntary contribution is discretionary on the part of the City, and shall be permitted only when the size of the development site and its projected population is too small to result in usable, high quality recreational facilities, and the improvement of City park facilities in the vicinity will be of greater benefit to the residents of the proposed dwellings.

1.    Park Improvement Fund. Such payments shall be placed in a fund to be used for capital improvements in existing neighborhood parks or for the development of new parks in the vicinity of the multiple-family dwelling development.

2.    Amount of Payment. The fee shall be the equivalent of the monetary value of the required improvements for recreation space plus the monetary value of the land area required to be placed in recreation space. The project applicant shall provide the City with an estimate of the improvement value and an appraisal for the value of the land for the identified intended use with utilities and other non-structural improvements. The total monetary value of the fee-in-lieu shall be approved by the Director. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.560)

Intent: Provide buffering adjacent to noncompatible uses, enhance building facades, create pleasant outdoor spaces for relaxation, contribute to privacy, and help to define public from private space.

A.    General Landscaping. The standards set forth in this section and chapter are in addition to the requirements established in Chapter 15.445 SMC, Landscaping and Tree Retention.

B.    Multi-Family Landscaping.

1.    Building Entry Landscaping. Distinctive plantings shall be provided to define entries, with a minimum of three (3) feet of Type V landscaping on either side of all building entries.

2.    Recreation Space Buffers. Landscape buffers separating recreation space from streets, parking areas and driveways shall be provided as specified in the outdoor recreation space requirements in SMC 15.510.420(A)(3)(b)(iii).

3.    Noncompatible Use Buffers. Landscape buffering adjacent to noncompatible uses shall be provided as specified in SMC 15.445.210, Landscaping Standards Chart.

C.    Fences. In addition to the standards of this section and chapter, fence requirements shall be provided pursuant to Chapter 15.435 SMC, Fences.

1.    Prohibited Fences. The following types of fences and/or materials are prohibited:

a.    Barbed wire/razor wire.

b.    Electric fences.

2.    Chain Link Fences. Chain link fences shall not be placed in a front yard and shall only be used elsewhere if coated or finished to prevent rust.

D.    Stormwater Facilities. Locate stormwater facilities as elements of designed landscaping and pedestrian walkways without impeding pedestrian circulation. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1. Formerly 15.510.600)

Purpose: Attention to building design encourages an aesthetically appealing and safe place to live, while contributing to the pedestrian environment. Residential forms such as porches, gables, bay windows, color and texture add visual interest and provide human scale that contributes to a sense of ownership and comfort. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.200)

Intent: Design building entries that are welcoming, prominent and highly visible from other buildings and public areas. Separating individual units from the street level contributes to privacy and security.

A.    Entries from Street. Entries from a street shall be clearly marked with weather protection, canopies, architectural elements, and/or ornamental lighting. Building entry landscaping is required per SMC 15.510.500(B).

B.    Entries from Parking Lots. Entries from parking lots shall be subordinate to those related to the street.

C.    Individual Entries at Street Level. Buildings with individual unit entries located at the street level shall be:

1.    Set Back. Set back from the sidewalk a minimum of ten (10) feet; or

2.    Raised. Raised above street level for residents’ privacy.

a.    An entry raised two and one-half (2-1/2) feet above the grade shall be considered sufficient to meet this requirement.

b.    In units where the grade is a minimum of two and one-half (2-1/2) feet above the adjacent parking, sidewalk or other common areas, the requirement shall be deemed to have been met.

D.    Pedestrian Paths. Clear pedestrian paths separate from parking areas shall connect building entrances to sidewalks per the design standards in SMC 15.510.200, Pedestrian Circulation. Pedestrian paths shall be illuminated per SMC 15.510.150. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.210)

Intent: Reduce the apparent size of new buildings and create visual interest through architectural form and detailing. Architectural features and treatments shall not be restricted to a single facade.

A.    Building Facade Variation. Building facades shall be varied with architectural elements that break up long blank walls, add visual interest, and enhance the character of the neighborhood. All sides of a building open to view by the public, whether viewed from public or private property, shall display a similar level of architectural quality and interest.

B.    Vertical and Horizontal Variation Requirements. Buildings shall employ vertical and/or horizontal facade variation techniques. Vertical variation shall occur at intervals of no more than forty (40) feet.

1.    Methods of Variation. Three (3) or more of the following methods of facade variation shall be used such that the combination of features projects a residential character:

a.    Vertical Modulation: Projecting/Recessing Facade Elements. Building modulations shall be a minimum of two (2) feet in depth and two (2) feet in width and may include architectural features such as setbacks, indentations, projections, bays, or awnings.

b.    Window/Entry/Porch Elements. Provision of a balcony, bay window, porch, patio, deck, or clearly defined entry for each vertical variation interval.

c.    Light Fixture/Landscaping Elements. Provision of a lighting fixture, trellis, prominent ornamental tree or other landscape feature within each vertical variation interval.

d.    Material Variations. Use of material variations such as contrasting colors, brick or metal banding, or textural changes within each vertical variation interval.

e.    Horizontal Facade Changes. Design techniques that differentiate the ground floor from upper floors such as:

i.    Stepping back the upper floors from the ground floor building facade;

ii.    Changing materials between the building base, middle and top floors;

iii.    Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors.

C.    Variety of Facade Variation Techniques.

1.    Variety of Techniques. A variety of modulation and articulation facade variation techniques shall be employed. No more than four (4) consecutive uniform techniques shall be used.

2.    Buildings over One Hundred Sixty (160) Feet in Length. Buildings greater than one hundred sixty (160) feet in length shall include a prominent central feature among the required facade design variations.

D.    Window Details. Windows shall provide relief, detail and variation on the facade through the use of significant trim and architectural styling that lends human scale to the facade through one (1) of the following techniques:

1.    Recess or project individual windows at least two (2) inches from the facade; or

2.    Incorporate window trim at least two (2) inches in width and one (1) inch in depth that features color that contrasts with the base building color.

E.    Blank Walls.

1.    “Blank walls” (building facade sections without windows or doors) greater than twenty (20) feet in length that are visible from any right-of-way, private road, recreation space, sidewalk or through-block pathway shall be screened or treated as described in subsection (E)(2) of this section.

2.    Treatment of Blank Walls. Sections of “blank walls” shall be avoided, but if necessary due to privacy or other design considerations, shall be treated in one (1) of the following manners:

a.    Install vertical trellis in front of the wall with climbing vines or other plant materials over at least seventy percent (70%) of the blank wall surface that is at the ground level, and over at least thirty percent (30%) of the remainder of the blank wall surface;

b.    Provide a decorative masonry pattern, or other architectural feature as approved by the Director, over at least seventy percent (70%) of the blank wall surface that is at the ground level, and over at least thirty percent (30%) of the remainder of the blank wall surface; and/or

c.    Employ small setbacks, projections, indentations, or intervals of material change to break up the wall’s surface.

3.    In no case shall sections of blank walls forty (40) feet or more in length be allowed.

F.    Rooflines. Rooflines shall be varied through two (2) or more of the following methods. The maximum roof length without a variation shall be forty (40) feet.

1.    Dormers. A projection from a sloping roof that contains a window.

2.    Roofline with Architectural Focal Point. A prominent rooftop feature such as a peak, tower, gable, dome, barrel vault or roofline trellis structure.

3.    Roofline Variation. The roofline articulated through a variation or step in roof height or detail, such as:

a.    Projecting Cornice. Roofline articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet.

b.    Articulated Parapet. Roofline parapets shall incorporate angled, curved or stepped detail elements.

4.    Pitched Roof or Full Mansard. A roof with angled edges, with or without a defined ridgeline and extended eaves.

5.    Terraced Roof. A roofline incorporating setbacks for balconies, roof gardens, or patios.

G.    Rooftop Design. Building rooftops shall be designed to effectively screen mechanical equipment from street-level view through one (1) or more of the following methods:

1.    A concealing roofline;

2.    A terraced facade;

3.    A screening wall or grillwork directly surrounding the equipment;

4.    Sufficient setback from the facade edge to be concealed from ground-level view; or

5.    Vegetated roof designed in accordance with the Surface Water Design Manual and applicable building codes.

H.    Diversity of Building Types for Multi-Building Developments. Multi-building developments shall be required to provide each building with differing architectural designs to provide visual interest and variety. Simple changes in building colors or reversal of basic facade designs are not sufficient to comply with this standard. To meet this requirement, changes in one (1) or more of the following architectural features or designs must be employed:

1.    Vertical or horizontal facade variation;

2.    Window placement;

3.    Building materials;

4.    Architectural style;

5.    Roof design.

I.    Design of Accessory Structures. Carports, detached garages, and accessory structures shall be designed as an integral part of the overall project. They should be similar in materials, color, and detail to the principal buildings of a development. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1. Formerly 15.510.220)

Intent: Orient buildings to provide for privacy, to the extent practical, both within the project and for adjacent residential uses. One (1) consideration is the views from upper stories of new buildings into adjacent private yards, especially in less intensive zones. Buildings should also be designed so that units within a development have appropriate private space.

A.    Building design shall incorporate the following elements:

1.    Windows. Stagger windows to avoid alignment with adjacent windows and, to the extent possible, locate windows to enhance privacy of abutting private yards.

a.    Ground Floor Bedroom Windows. Ground floor bedroom windows of residential units shall be separated from the sidewalk and public areas in one (1) of the following manners:

i.    The ground floor shall be raised above ground level a minimum of four (4) feet and pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows;

ii.    Pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows, and windows shall be screened with decorative architectural features or utilize obscuring glazing. Dense landscaping, such as hedges, shall not be used in front of windows.

2.    Landscaping/Recreation Space. Use landscaping and recreation space to enhance privacy of residents and neighboring properties. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.240)

Intent: Add visual interest and contribute to human scale through texture, color and detailing. Materials should be durable so that the development will continue to be an attractive part of the community over time.

A.    Building Materials. Quality, durable materials that add visual interest shall be used in building design.

B.    Color and Material Variation. Color and materials shall be varied in projects as follows:

1.    Colors and materials shall be used to visually reduce the size of buildings that are larger than others in the neighborhood, through:

a.    Contrasting trim detailing; and

b.    Contrasting shades or colors to distinguish the ground from upper floors, or one (1) section of building from another.

2.    Multi-Building Projects. In multi-building projects, colors or materials shall be varied from structure to structure to differentiate between buildings, and provide variety and individuality. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.260)

Purpose: To define standards for multi-family and residential mixed use properties in the City Center, Angle Lake Station Area, and South 154th Street Station Area overlay districts, and outside of the overlay districts in the CB-C, URH-MU and NV zones.

An additional purpose is to ensure that multi-family and mixed use developments within the overlay districts and higher density zones are subject to the same quality and compatibility standards outlined in this chapter unless the specific purposes of requirements within the overlay districts or Chapter 15.515 SMC, Special Design Standards for the RBX, CB-C, URH-MU and NV Zones, create a need for a modified standard.

A.    The following requirements shall supersede or be in addition to the multi-family standards contained in this chapter.

B.    Commercial Open Space Requirements in Mixed Use Projects in the Overlay Districts. For residential mixed-use development in the overlay districts, the commercial open space required per the overlay district standards shall be located adjacent to the commercial/nonresidential uses.

1.    Waiving Commercial Open Space Requirements. Commercial open space requirements may be waived for ground floor retail or service uses at the discretion of the Director to encourage the inclusion of retail and service uses that will serve the multi-family development and immediate neighborhood. The commercial open space requirement shall not be waived for ground floor uses such as hotel/motel and other commercial uses that generate significant demand for open space.

C.    City Center Overlay District. The following City Center Overlay District standards shall apply to all multi-family projects and residential mixed use projects in the designated City Center:

D.    South 154th Street Station Area Overlay District. The following South 154th Street Station Area Overlay District standards shall apply to all multi-family and residential mixed use projects in the designated South 154th Street Station Area:

E.    Angle Lake Station Area Overlay District. The following Angle Lake Station Area Overlay District standards shall apply to all multi-family and residential mixed use projects in the designated Angle Lake Station Area:

F.    CB-C, URH-MU and NV Zones Outside of Overlay Districts. The following standards from Chapter 15.515 SMC, Special Design Standards for the RBX, CB-C, URH-MU, and NV Zones, shall apply to all multi-family and residential mixed use projects in the CB-C, URH-MU and NV Zones outside of overlay districts:

(Ord. 25-1008 § 1 (Exh. A); Ord. 24-1022 § 5 (Exh. C); Ord. 18-1029 § 1; Ord. 16-1009 §§ 6, 16; Ord. 15-1018 § 1. Formerly 15.510.800, 15.510.810)

Purpose: To encourage types of development that are beneficial for the community, or for which there is a particular need.

Application of Incentives

Intent: Support the combination of multiple incentives while placing a cap on the total percentage of incentives that keeps the maximum density within a reasonable limit of the underlying zone.

A.    The number of allowed units in a development may be increased for incorporation of the incentives in this section.

1.    Maximum Density Incentive. The maximum density incentive that may be achieved through the application of multiple incentives is a thirty percent (30%) increase in the base number of permitted units.

2.    Maximum Height Incentive. The maximum height incentive that may be achieved through the application of multiple incentives is a fifteen (15) foot increase in the maximum building height identified in SMC 15.400.100, Residential Standards Chart, and 15.400.200, Commercial, Industrial, Park Standards Chart.

a.    An incentive used to obtain additional height in this chapter may not be used to obtain additional density.

3.    Combining Incentives. Density incentives as specified in Chapter 15.425 SMC, Development Incentives, may be combined with these incentives, but the total of all incentives may not exceed a thirty percent (30%) increase in the base number of permitted units. The bonuses shall be on a building-by-building basis and are not transferable from one (1) building to another.

B.    Multi-Family Development Incentives.

(Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.700 – 15.510.770)

The following special standards are intended to promote integrated development and pedestrian-oriented design within the highest intensity/density areas of the City. (Ord. 15-1018 § 1)

A.    The following standards will apply to properties, except within the City Center, Angle Lake Station Area, and South 154th Street Station Area Overlay Districts, zoned regional business mix (RBX), community business in the urban center (CB-C), neighborhood village (NV), and urban residential high mixed use (URH-MU). See Chapter 15.300 SMC for standards specific to the City Center Overlay District, Chapter 15.305 SMC for standards specific to the South 154th Street Station Area Overlay District, and Chapter 15.310 SMC for standards specific to Angle Lake Station Area Overlay District.

B.    Other Standards Applicable. Except as specified in this chapter of the Zoning Code, all other relevant standards and requirements in this code shall apply. (Ord. 24-1022 § 5 (Exh. C); Ord. 17-1023 § 1; Ord. 16-1009 § 17; Ord. 15-1018 § 1)

The following standards apply to properties zoned regional business mix (RBX), community business in the urban center (CB-C), urban residential high mixed use (URH-MU) and neighborhood village (NV), that are located outside of the designated City Center, Angle Lake Station Area, and South 154th Street Station Area Overlay Districts.

A.    Maximum Lot Coverage. Lot coverage standards as stated in the zone standards charts (SMC 15.400.100 and 15.400.200), subject to the following restrictions:

1.    Land dedicated to the City without compensation for public rights-of-way and public transit may be included in calculating total land area for the purpose of determining maximum lot coverage.

B.    Circulation. The following circulation standards apply to all parcels in the RBX, CB-C, URH-MU and NV zones, and are especially relevant to large parcels within these zones:

1.    Internal Circulation Plan. An internal circulation plan shall be encouraged to assure smooth pedestrian and vehicular traffic flow in and between developments. Access and internal circulation shall be approved by the Public Works Department;

2.    Access Points. Access points to surrounding arterial streets shall be designed and developed to minimize traffic congestion and potentially hazardous turning movements. Access points and street intersections should be designed in such a way as to not inhibit pedestrian activity;

3.    Pedestrian and Bicycle Pathways. Pedestrian and bicycle pathways shall be integral features of the development. These pathways shall be designed to tie together different businesses.

a.    Pedestrian and Bicycle Pathways Separate from Internal Roadway. The pedestrian and bicycle pathways shall be separate from the internal roadway system;

b.    Connect to Off-Site Pedestrian and Bicycle Systems. Where possible, the pedestrian and bicycle pathways shall connect to off-site pedestrian and bicycle systems;

4.    Transit Access/Connection. To promote public transit use, paved walkways and adequate lighting shall be provided between buildings and the nearest transit stop.

a.    Paved, covered passenger waiting areas with good visibility shall be provided at all transit stop locations.

b.    Development should be sited to enhance pedestrian access between buildings and transit service. Efforts shall be made to orient buildings toward transit stops and approaches rather than parking lots.

C.    Open Space.

1.    Adjacent developments shall link open space;

2.    Landscaping required by the code, with the exception of vegetated LID BMPs, may not be counted toward the open space requirements (per Chapter 15.105 SMC and SMC 15.300.310).

D.    Parking Standards. In addition to the parking standards established under Chapter 15.455 SMC, the following parking standards shall apply:

1.    Location of Parking.

a.    No parking shall be located between the building and the front property line. On corner lots, no parking shall be located between the building and either of the two (2) front property lines;

b.    If a parcel abuts more than two (2) streets, no parking shall be located between the building and the front property line abutting the two (2) streets with the highest roadway classification.

2.    Joint Use of Driveways and Parking. The joint use of driveways and parking shall be encouraged to reduce overall parking needs. A convenient pedestrian connection must exist between the properties.

E.    Building and Urban Design.

1.    Buildings shall accentuate the natural topography and preserve important view corridors where appropriate;

2.    Awnings.

a.    Awning Heights. Awnings shall be constructed at a height that does not hamper pedestrian traffic (minimum height of eight (8) feet and a maximum height of twelve (12) feet);

b.    Awning Extensions into Sidewalk. For buildings with less than a five (5) foot setback, awnings shall be allowed to extend two (2) feet into the sidewalk areas of fully improved street rights-of-way;

3.    Location of Utility Distribution Lines. New utility distribution lines shall be located underground, with the exception of high voltage electrical transmission lines.

F.    Sign Standards. In addition to sign standards of Chapter 15.600 SMC for commercial or multi-family residential zones, the following special sign standards shall apply:

1.    Sign Design. All business signs shall be an integral part of and architecturally similar to the architectural design of the development, and shall be reviewed in the site plan.

G.    Additional Development Conditions.

1.    Transportation Demand Management (TDM) Program. In order to reduce the use of single-occupancy vehicles, a transportation demand management (TDM) program shall be created and established based on a transportation study’s findings and/or as determined by the City Manager or designee. At a minimum, the property owner shall provide vanpool/carpool loading and parking facilities contained within the parking and circulation plan;

2.    Solid Waste Management Program. A solid waste management program to reduce solid waste generation and to recycle waste shall be established prior to development. During site plan review, the program shall be reviewed by the Public Works Department for consistency with City policies and other regulatory requirements. The City, if requested, will provide technical assistance to the applicant in developing such a program. At a minimum, this program shall include an in-house recycling program and an on-site collection program for recyclable material;

3.    Additional Development Conditions. Additional development conditions may be imposed as mitigating measures on developments as part of the SEPA, site plan review, and rezone process.

H.    Development Incentives – Lot Coverage Bonuses. Upon finding that the request for lot coverage bonuses meets the purpose of the zone, the Hearing Examiner shall accept the benefit option. The benefit options include the following:

1.    Park Fund. A lot coverage bonus up to three percent (3%) may be granted upon contribution of five thousand dollars ($5,000) per acre of land developed. For the purpose of this bonus, “per acre of land” shall be determined as total parcel area minus any portions of the property that may be constrained due to wetlands, steep slopes, etc. Land may be dedicated to the City for the purpose of parks and/or open space in lieu of payment. Payments may be phased over a five (5) year period with a ten percent (10%) surcharge on all phased payments. Proof of payment or method of payment must be approved prior to the issuance of a building permit. Funds will be administered by the Department and must be spent on projects consistent with an adopted City Parks and Recreation Plan;

2.    Child Care. A lot coverage bonus up to five percent (5%) may be granted for development which provides child care facilities for employees. The facility shall be available to all employees of the development in conformance with the State Department of Social and Health Services requirements. A cooperatively managed child care facility established and run by employees is allowed;

3.    Art Exhibit Area. A lot coverage bonus of one percent (1%) may be granted for each one thousand (1,000) square feet designated for an outdoor art exhibit. A minimum of two thousand (2,000) square feet for exhibiting art must be granted in order to use this option. A maximum bonus of three percent (3%) may be granted by the Hearing Examiner. The art exhibit areas must be established in building and site plans that are submitted for permits. The art exhibit must be easily accessible to the general public;

4.    Transit Center. A lot coverage bonus up to ten percent (10%) may be granted for property dedicated for a transit center. Land donated shall be transferred to and accepted by the local agency and transit operator who will be responsible for development of the transit center site. Proof of an acceptable site must be furnished at the time of submittal of the permit applications. Land area dedicated may be included to determine the maximum lot coverage for the development;

5.    Structured Parking. A lot coverage bonus up to five percent (5%) may be granted for projects that include a parking structure with a minimum of two hundred seventy-five (275) stalls;

6.    Mobile Home Relocation Assistance. A lot coverage bonus up to ten percent (10%) shall be granted for redevelopment projects that provide relocation assistance to residents of mobile home parks consistent with an approved relocation plan. The City shall include any lot coverage bonus as part of an approved relocation plan. (Ord. 24-1022 § 5 (Exh. C); Ord. 18-1001 § 9; Ord. 17-1023 § 1; Ord. 16-1022 § 1; Ord. 16-1009 § 18; Ord. 15-1018 § 1)

The following standards apply to properties located outside of the designated City Center, Angle Lake Station Area, and South 154th Street Station Area overlay districts that are zoned community business in the urban center (CB-C), urban residential high-mixed use (URH-MU), and neighborhood village (NV), as specified in this section.

A.    Maximum Front Yard Setback Requirements. In addition to the maximum front yard setback standards specified in SMC 15.400.100, Residential Standards Chart, and 15.400.200, Commercial, Industrial, Park Standards Chart, the following will apply to properties zoned CB-C, NV and URH-MU:

1.    Abutting Two (2) or More Streets. If a building is on a corner lot and abuts more than two (2) streets, the maximum front yard setback will apply to two (2) streets only; the setback will apply to the two (2) streets with the highest roadway classification as defined by the SeaTac Comprehensive Plan. If three (3) or more streets have the same roadway classification, then the property owner shall select the two (2) streets to which the maximum front yard setback shall be applied.

2.    Through Lots. For through lots, the maximum front yard setback requirements shall apply to the street with the highest roadway classification as defined by the SeaTac Comprehensive Plan. If both streets have the same roadway classification, then the property owner shall determine the location of the front yard.

3.    Exceptions to Maximum Building Setback. Exceptions to the maximum building setback shall be granted for:

a.    Auto sales/rentals, and other outdoor sales; car washes; auto service stations; toll booths;

b.    Communications facilities, including wireless telecommunications facilities;

c.    Utility substations;

d.    Site designs, approved by the Director, that are intended to enhance pedestrian convenience and activity.

4.    Waiving Maximum Front Yard Setback. In cases where a ten (10) foot maximum front yard setback applies per SMC 15.400.100, Residential Standards Chart, or 15.400.200, Commercial, Industrial, Park Standards Chart, it may be waived for major redevelopment if the property owner/applicant demonstrates to the Director that this requirement is not feasible due to existing buildings/improvements on site or the property’s unique configuration. If the waiver is granted, the property owner/applicant shall incorporate pedestrian amenities that create a physical and design linkage between the building and the sidewalk/street. Examples of such amenities are plazas and covered/landscaped walkways from the sidewalk to the main entrance.

B.    Building Placement. For properties where the front property line is equal to or wider than the property’s depth, then the longest building facade shall be oriented toward the front property line and the main pedestrian entrance shall be located on this facade. For all properties, where the depth is greater than the front property line, the front of the building shall be oriented toward the front property line, to the maximum extent possible or as otherwise approved by the Director.

C.    Landscaping. Except as otherwise provided in this subsection, landscaping shall be required in conformance with Chapter 15.445 SMC.

1.    Alternative Landscaping on Street Frontages in the CB-C, NV and URH-MU Zones. In order to create a building-sidewalk relationship that promotes pedestrian access and activity, the following landscaping standards will apply to the street frontages of properties zoned CB-C, NV, and URH-MU:

a.    Street Frontage Landscaping Modifications. Where the maximum front yard setback is less than the width of the street frontage landscaping required for a use per the landscaping standards chart in SMC 15.445.210, the width of the street frontage landscaping shall be reduced to correspond with the building setback and the following alternative landscaping shall be required:

i.    The remaining amount of street frontage landscaping required per the landscaping standards chart in SMC 15.445.210 shall be placed into plazas, rooftop gardens, and other pedestrian amenities accessible to the public during business hours. Additionally, street trees shall be planted within the public right-of-way in locations and amounts to be determined by the Director.

ii.    A percentage of the street frontage landscaping requirements will be waived for placing parking underground. Excluding the requirement for street trees, up to a maximum of eighty percent (80%) of the alternative landscaping will be waived, on a percentage-by-percentage basis, for placing parking underground (e.g., placing seventy-five percent (75%) of the site’s required parking underground would meet seventy-five percent (75%) of the square footage portion of the alternative landscaping requirement).

D.    Parking in URH-MU Zone. The following minimum parking standard will apply to the URH-MU zone:

1.    Minimum Parking for Residential Units. The minimum parking spaces required for residential units in the URH-MU zone is one (1) space per dwelling unit.

2.    Visitor Parking. Visitor parking will be required in the amount of one (1) space per every three (3) dwelling units.

3.    Exceptions to Minimum Parking Standards. Exceptions to the minimum parking standards for small, resident-oriented uses may be granted in accordance with SMC 15.455.140(D). (Ord. 24-1022 § 5 (Exh. C); Ord. 18-1029 § 1; Ord. 16-1009 § 19; Ord. 15-1018 § 1)

The following standards apply to properties zoned regional business mix (RBX).

A.    Landscaping Bufferyard Requirements in the RBX Zone. Bufferyard requirements shall be as stated in SMC 15.445.210, Landscaping Standards Chart, except as follows: In the RBX zone, Type III landscaping, fifteen (15) feet wide berm to conceal service areas, backs of buildings, and parking areas from street level view. (Ord. 17-1023 § 1; Ord. 15-1018 § 1)

The purpose of this chapter is to establish mixed use and ground floor active use standards for required commercial and residential mixed use projects. (Ord. 24-1022 § 5 (Exh. C*); Ord. 15-1018 § 1)

*Code reviser’s note: This section has been updated to correct inadvertent omissions from Ordinance 24-1022, Exhibit C, to properly implement City Council’s adopted policy direction.

The provisions of this chapter shall apply to commercial and residential mixed use projects as required by the citywide use chart in SMC 15.205.040, as well as ground floor active uses for certain parcels in Neighborhood Village zones. (Ord. 24-1022 § 5 (Exh. C*); Ord. 15-1018 § 1)

*Code reviser’s note: This section has been updated to correct inadvertent omissions from Ordinance 24-1022, Exhibit C, to properly implement City Council’s adopted policy direction.

For the purposes of this chapter, mixed use refers to the combining of retail/commercial and/or service uses with residential or office use in the same building or on the same site in one (1) of the following ways:

A.    Vertical Mixed Use. A single structure with the above floors used for residential or office use and a portion of the ground floor for retail/commercial or service uses.

B.    Horizontal Mixed Use – Attached. A single structure which provides retail/commercial or service use in the portion fronting the public or private street with attached residential or office uses behind.

C.    Horizontal Mixed Use – Detached. Two (2) or more structures on one (1) site which provide retail/commercial or service uses in the structure(s) fronting the public or private street, and residential or office uses in separate structure(s) behind or to the side. (Ord. 15-1018 § 1)

A.    Ground Floor Use Requirements. A minimum of fifty percent (50%) of the length of the exterior ground floor facing the street(s), excluding vehicle entrances, exits, and alleys, shall be designed to be occupied by a retail/commercial or service use.

B.    Ground Floor Depth. The leasable ground floor area shall extend in depth a minimum of thirty (30) feet from the exterior building facade; provided, that the minimum required may be averaged, with no depth less than fifteen (15) feet.

C.    Types of Retail/Commercial or Service Uses Allowed.

1.    Retail/Commercial. Retail/commercial uses such as retail food shops, groceries, drug stores, florists, apparel and specialty shops, hotels/motels, restaurants, and other retail/commercial uses that are not specifically auto-oriented in scale or nature.

2.    Services. General offices, such as professional, financial, insurance and real estate services; or personal services, such as beauty salons, dry cleaners, shoe repair shops, banks, health and social services, libraries and health clubs.

D.    Interior Ceiling Height. The minimum clear interior ceiling height standard for the retail/commercial or service use portion of mixed use buildings shall be a minimum ten (10) feet for all street level building space.

E.    Design Standards.

1.    Pedestrian-Level Architecture. Pedestrian-level commercial uses in vertical mixed use projects shall be distinguished architecturally from attached residential units and shall utilize separate entrances where feasible.

2.    Identity Signs. Ground floor businesses shall provide business identity signs that fit with the architectural character of the site and shall conform to all other applicable sign requirements identified in the SeaTac Municipal Code.

(Ord. 15-1018 § 1)

In order to create a street environment that facilitates pedestrian activity and convenience, ground floor space in residential mixed use projects shall be used for pedestrian-oriented retail, service, or commercial uses such as those specified below, except within the designated City Center, Angle Lake Station Area, and South 154th St. Station Area Overlay Districts.

A.    Retail. Retail uses such as retail food shops, groceries, drug stores, florists, apparel and specialty shops, and other retail uses that are not specifically auto-oriented in scale or nature.

B.    Services. Personal, professional, financial, insurance and real estate services, such as beauty salons, dry cleaners, shoe repair shops, banks, health and social services, libraries, health clubs.

C.    Commercial. Hotels and general offices. (Ord. 16-1009 § 20; Ord. 15-1018 § 1)

A.    Applicability. Ground floor active uses shall be required for certain parcels in the NVM and NVH zones. See Figure: GROUND FLOOR ACTIVE USE REQUIREMENTS IN NVM AND NVH ZONES.

Figure: GROUND FLOOR ACTIVE USE REQUIREMENTS IN NVM AND NVH ZONES.

B.    Minimum Ground Floor Active Use Requirements. In addition to the provisions of this chapter, the following shall apply:

1.    Types of Retail/Commercial or Service Uses Allowed. Ground floor active uses shall not include uses with access limited to building residents, such as on-site gyms that do not allow public access.

C.    Non-Active Uses. Non-active uses such as parking shall be concealed if present on site. (Ord. 24-1022 § 5 (Exh. C*))

*Code reviser’s note: This section has been updated to correct inadvertent omissions from Ordinance 24-1022, Exhibit C, to properly implement City Council’s adopted policy direction.

The design standards for high capacity transit (HCT) facilities are intended to encourage:

A.    Facilities and stations that are well designed;

B.    Development of distinctive community focal points;

C.    Connections between the HCT network, adjacent development, and community vehicular, pedestrian and bicycle routes;

D.    Incorporation of pedestrian-oriented furnishings and a variety of public spaces;

E.    Adequate buffers between different types of land uses; and

F.    Use of alternative travel modes to single occupant vehicles. (Ord. 15-1018 § 1)

A.    The provisions of this chapter shall apply to:

1.    Any form of HCT, such as light or heavy rail, train, express bus, Personal Rapid Transit, People Mover, or other similar technology, that moves a large number of people to set destinations, but excluding transit systems designed to exclusively serve between airport terminals and/or associated airport facilities;

2.    All property owned, purchased or leased by public agencies for the purpose of constructing and/or operating HCT systems and associated facilities; and

3.    All HCT facility construction requiring a City building permit, but excluding bus stops, and/or minor expansions (less than twenty percent (20%)) of existing HCT facilities.

B.    The design of light rail transit stations, guideways, and support facilities for light rail transit located on property owned by the Port of Seattle shall be subject to design requirements jointly developed by the Port, the City, and Sound Transit. Development and application of the design requirements shall be consistent with any Interlocal Agreement (ILA) between the City and the Port of Seattle.

C.    In order to provide flexibility and creativity of project design, minor variations from these standards may be permitted, subject to the approval of the Director, if the strict interpretation or application of these standards would be inconsistent with related and/or more restrictive provisions of the Zoning Code, or would be contrary to the overall purpose or intent of City goals and policies enumerated in the Comprehensive Plan. (Ord. 15-1018 § 1)

(Ord. 15-1018 § 1)

A.    In order to ensure that HCT station facilities, associated site furnishings, and public art are designed as an expression of community identity, each HCT station within the City shall be consistent with a locally determined design theme.

B.    HCT station design themes shall be approved by the City Council. (Ord. 15-1018 § 1)

A.    Weather Protection/Shelters. In order to ensure that HCT weather protection/shelters are designed as an expression of community identity, roof designs shall conform to one (1) of the following options:

1.    Roofline with Architectural Focal Point. A roofline focal point refers to a prominent rooftop feature such as a peak, barrel vault, undulating curve, or roofline art installation.

2.    Roofline Variation. A roofline articulated through a variation or step in roof height or detail.

B.    Benches and Seating Areas.

1.    HCT station areas and platforms shall include seating areas designed and arranged as part of a coherent HCT station theme. Station platforms shall include at least one (1) linear foot of seating per each ten (10) linear foot length of station loading platform.

2.    Usable open space areas adjacent to HCT stations, such as publicly accessible plazas, courtyards, and pocket parks, shall include at least one (1) linear foot of seating per each fifty (50) square feet of plaza, courtyard, or pocket park space on site.

3.    HCT station seating shall be in the form of:

a.    Leaning rails associated with platform waiting areas (no more than fifty percent (50%) of total linear feet of seating);

b.    Benches or chairs of a minimum twenty (20) inches in width; and/or

c.    Seating incorporated into low walls, raised planters or building foundations at least twelve (12) inches wide and eighteen (18) inches high.

C.    Platform Landscaping and Associated Open Space.

1.    The principal ground level exterior entry point(s) to at-grade or elevated station platforms shall include a minimum two hundred (200) square feet of usable open space consisting of decorative paving.

a.    Usable open space shall include one (1) or more publicly accessible plazas, courtyards, pocket parks, or decorative paving areas constructed contiguous with new or existing sidewalks located either within the front yard setback or elsewhere on site.

b.    Developments proposed to include on-site plazas and pocket parks as publicly accessible project amenities shall link the open space elements with adjacent sidewalks, pedestrian paths, and/or bikeways.

2.    Decorative paving areas shall be constructed of such materials as stamped, broom finish, or scored concrete; brick or modular pavers. One (1) deciduous tree of at least two (2) inches diameter (caliper) measured four (4) feet above the ground at the time of planting, or one (1) evergreen tree at least eight (8) feet in height from treetop to the ground level at the time of planting, shall be required for every two hundred (200) square feet of decorative paving area.

3.    At-grade HCT stations shall include trees in landscape beds or planting wells on or adjacent to the station platform.

D.    Ornamental Fencing.

1.    The design, color and materials of any fencing associated with a HCT station shall be consistent with the City’s established station design theme, in accordance with SMC 15.530.110, Architectural Expression.

2.    Where station area fencing is proposed to be included, the fence type shall conform to one (1) or more of the following options:

a.    Ornamental iron or steel;

b.    Cable and bollard fencing;

c.    Post and chain fencing; and/or

d.    Brick.

3.    HCT station area fencing shall not include barbed wire, razor wire, or chain link fencing.

E.    Restroom Facilities. HCT stations associated with a park-and-ride facility shall include public restrooms with sanitary sewer connections, as well as hot and cold running water.

F.    Bicycle Parking Areas.

1.    Rack space for a minimum of ten (10) bicycles shall be provided at each station.

2.    Bicycle parking areas shall be located out of pedestrian walkways, and within fifty (50) feet of station entrances.

G.    Materials. Exterior materials associated with HCT station structures shall be consistent with the City’s established station design theme, in accordance with SMC 15.530.110, Architectural Expression, and selected to handle long-term exposure to weather and heavy use. (Ord. 15-1018 § 1)

A.    Lighting associated with all HCT facilities shall be screened, hooded or otherwise limited in illumination area so as to minimize excessive “light throw” to off-site areas. Light fixtures shall be sited and directed to minimize glare.

B.    Light post standards at the pedestrian level shall be no greater than sixteen (16) feet in height. Light post standards used to illuminate vehicular access ways and parking lots shall be no greater than twenty-five (25) feet in height.

C.    Exterior lighting shall be used to identify and distinguish the pedestrian walkway network from car or transit circulation. Along pedestrian circulation corridors, light post standards shall be placed between pedestrian ways and public and/or private streets, driveways or parking areas.

D.    Light post standard designs shall be approved by the Director, or designee, consistent with the City’s established station design theme, in accordance with SMC 15.530.110, Architectural Expression. (Ord. 15-1018 § 1)

(Ord. 15-1018 § 1)

A.    At-grade HCT track within or immediately adjacent to a public street right-of-way shall be embedded in a nonasphalt, ornamental paving material, consisting of patterned and/or colored concrete, brick, cobble stone-patterned pavers, grass-crete, or other similar ornamental paving system, as approved by the Director.

B.    Any structural supports for the HCT overhead catenary system within or immediately adjacent to a public street right-of-way shall be low profile and carefully selected as part of a unified street design. Where possible, the HCT overhead catenary system shall be supported through arm extensions attached to light standards or other traditional streetscape elements. (Ord. 15-1018 § 1)

A.    Landscaping.

1.    At-grade HCT track corridors shall be screened from adjacent streets and/or nearby development with minimum five (5) foot wide landscape strip(s) of trees, low shrubs and ground cover paralleling the track corridor, as approved by the Director. The required five (5) foot landscape strip width dimension shall be a measurement of the usable soil area between pavement curb edges.

2.    The area beneath elevated guideways not utilized for other public purposes including but not limited to streets, sidewalks, parking and parks, shall be landscaped in accordance with Chapter 15.445 SMC, Landscaping and Tree Retention, for Type IV landscaping which may be modified depending upon site conditions. Any modification shall be approved by the Director.

B.    Noise Barriers. Where noise barrier sound walls are to be included in addition to the required landscape strip along HCT corridors, wall design and type shall conform to one (1) or more of the following options:

1.    Pre-cast or cast-in-place concrete with architectural texturing; and/or

2.    Patterned masonry.

C.    Light Rail Vehicle Noise Suppression. Light rail vehicles and associated track shall utilize the best available noise suppression technology in order to minimize adverse impacts to adjacent properties.

D.    Track Corridor Access Control.

1.    At-grade HCT track within or immediately adjacent to a public street right-of-way, with the exception of dedicated crossing points, shall be separated from auto/pedestrian areas through the inclusion of one (1) of the following:

a.    Cable and bollard fencing;

b.    Post and chain fencing;

c.    Contrasting surface material and texture;

d.    Landscape median(s) between the HCT track right-of-way and auto/pedestrian areas; and/or

e.    Rolled curb.

2.    Where fencing along HCT track corridors is to be included in areas not within or adjacent to a public street right-of-way, the fence type shall conform to one (1) or more of the following options:

a.    Ornamental iron or steel;

b.    Chain link with top rail, colored vinyl coating, and/or decorative slatting;

c.    Cable and bollard fencing; and/or

d.    Post and chain fencing.

3.    HCT track corridor fencing shall not include barbed wire, razor wire, or chain link fencing without a colored vinyl coating and/or decorative slatting. (Ord. 15-1018 § 1)

The design of support columns for elevated sections of HCT track visible from the public right-of-way shall conform to at least one (1) of the following options, as approved by the Director:

A.    A decorative form pattern, or other architectural feature over at least fifty percent (50%) of the surface of support columns; and/or

B.    Projections, indentations, or intervals of material change to break up the surface of support columns. (Ord. 15-1018 § 1)

In order to minimize risk of collision with light rail transit vehicles or other vehicular traffic, pedestrian crossings of HCT track or public streets serving HCT stations shall conform to the following standard:

A.    Crossings of City streets with less than thirty-five thousand (35,000) daily vehicle trips shall include a signalized pedestrian crossing.

B.    Crossings of City streets with more than thirty-five thousand (35,000) daily vehicle trips shall include a pedestrian underpass or overpass. (Ord. 15-1018 § 1)

(Ord. 15-1018 § 1)

A.    In order to provide adequate off-street parking, the lead agency for HCT shall be required to provide a parking study, prepared as part of an EIS or separately, for each station demonstrating that the parking demand will be satisfied. The City Manager or designee shall review the proposed minimum number of required parking spaces per HCT station and make a determination as to adequacy, based on a comparable parking demand.

B.    The minimum number of required parking spaces per HCT station, as established pursuant to subsection (A) of this section, shall be utilized as the basis for determining the threshold standard for the inclusion of structured parking, as specified in SMC 15.530.410, Threshold Standard for the Inclusion of Structured Parking. (Ord. 15-1018 § 1)

A.    At least ten percent (10%) of the interior surface parking area shall have landscaping when the total of parking spaces exceeds twenty (20), including a minimum of one (1) tree for every seven (7) parking spaces to be distributed between rows and/or spaces throughout the parking lot.

B.    Surface parking shall be visually screened from public and/or private streets by means of building placement and/or landscaping. The perimeter of a parking lot shall be planted with a minimum of five (5) feet in width of Type III landscaping. Any abutting landscaped areas can be credited toward meeting this standard.

C.    The required width dimension for interior parking area planting beds shall be a measurement of the usable soil area between pavement curb edges. Trees and required landscaping shall be placed in planting beds at least five (5) feet in width between parking rows and/or spaces within the interior of the parking lot. (Ord. 15-1018 § 1)

A.    Pedestrian walkways shall be provided through surface parking lots containing one hundred (100) or more parking spaces. Pedestrian walkways shall be raised a minimum of three (3) inches, and shall be a minimum of five (5) feet wide, separated from vehicular travel lanes to the maximum extent possible and designed to provide safe access to HCT station platforms or existing pedestrian ways.

1.    For parking rows perpendicular to HCT station loading platforms, pedestrian ways shall be located between two (2) rows of parking spaces at a minimum of one (1) pedestrian way every two hundred (200) feet.

2.    For parking rows parallel to HCT station loading platforms, pedestrian ways shall be incorporated adjacent to a series of aligned landscape islands at a minimum of one (1) walkway every twenty-one (21) parking spaces. Landscape island siting and design may be modified to accommodate LID BMPs.

B.    The pedestrian way network shall be clearly distinguished from vehicular or transit circulation. This is particularly important in areas where these various travel modes intersect, such as at driveway entrances. Where sidewalks or walkways cross vehicular driveways, the pedestrian crossing shall be distinguished from the driveway surface by use of a continuous raised crossing or by marking with a contrasting paving material. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1)

Except for short-term loading and off-loading areas, portions of HCT station surface parking lots within one hundred (100) feet of International Boulevard shall be allowed only as an interim use subject to the following requirements:

A.    A site plan; and

B.    A binding commitment that the portion of any surface parking facility within one hundred (100) feet of International Boulevard is made available for transit-oriented development within a set time period, as determined by the City.

The term “transit-oriented development” refers to public/private development that supports transit use. Transit-oriented development projects emphasize pedestrian access, and include a mix of residential, commercial, recreational and service activities at or around transit facilities. (Ord. 15-1018 § 1)

(Ord. 15-1018 § 1)

In order to meet City goals for high density development near transit stations, each HCT station with more than two hundred (200) associated parking spaces within the City shall include a parking structure either on site or on adjacent property with capacity to house all of the total minimum number of required parking spaces, as established in SMC 15.530.310, Minimum Parking Space Requirements. (Ord. 15-1018 § 1)

A.    Parking decks should be flat where feasible. At a minimum, a majority of both the ground floor and top parking decks shall be required to be flat, as opposed to continuously ramping.

B.    External elevator towers and stairwells shall be open to public view, or enclosed with transparent glazing.

C.    Lighting on and/or within multi-level parking structures shall be screened, hooded or otherwise limited in illumination area so as to minimize excessive “light throw” to off-site areas.

D.    Parking structure top floor wall designs must conform to one (1) or more of the following options:

1.    Architectural Focal Point. A prominent edge feature such as a glazed elevator and/or stair tower, or top floor line trellis structure.

2.    Projecting Cornice. Top floor wall line articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet.

3.    Articulated Parapet. Top floor wall line parapets shall incorporate angled, curved or stepped detail elements. (Ord. 15-1018 § 1)

Parking structure elevations over one hundred fifty (150) feet in length shall incorporate vertical and/or horizontal variation in setback, material or fenestration design along the length of the applicable facade, in at least one (1) of the following ways:

A.    Vertical facades shall be designed to incorporate intervals of architectural variation at least every sixty (60) feet over the length of the applicable facade including one (1) or more of the following:

1.    Varying the arrangement, proportioning and/or design of garage floor openings;

2.    Incorporating changes in architectural materials, including texture and color; and/or

3.    Projecting forward or recessing back portions or elements of the parking structure facade.

B.    Horizontal facades shall be designed to differentiate the ground floor from upper floors including one (1) or more of the following:

1.    Stepping back the upper floors from the ground floor parking structure facade;

2.    Changing materials between the parking structure base and upper floors; and/or

3.    Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors. (Ord. 15-1018 § 1)

A.    Parking structures shall be designed so that a minimum of fifty percent (50%) of the length of the exterior ground floor facade(s) with existing or projected adjacent foot traffic, excluding vehicle entrances and exits, includes ground floor area either built out as, or convertible to, retail/commercial or service uses.

B.    The applicable ground floor area shall extend in depth a minimum of twenty (20) feet from the exterior parking structure facade; provided, that the minimum required may be averaged, with no depth less than fifteen (15) feet.

C.    The clear interior ceiling height standard for the retail/commercial or service use portion of parking structures shall be a minimum of ten (10) feet.

D.    Parking structure ground floors shall include fire suppressing sprinkler systems at the time of construction. (Ord. 15-1018 § 1)

(Ord. 15-1018 § 1)

A.    To promote public transit use, the City and the lead agency for the development of high capacity transit facilities shall coordinate an assessment of the need for vehicular and pedestrian access improvements within a comfortable walking distance of each City of SeaTac high capacity transit station. Fifteen hundred (1,500) feet is considered a “comfortable walking distance,” however, the actual distance could be greater or lesser depending on surrounding features.

B.    HCT station area access improvements shall include the following:

1.    HCT station platforms shall be connected to nearby core commercial, residential and employment areas through paved sidewalks, pedestrian-only walkways and/or pedestrian overpasses. Stations and park-and-ride facilities shall be linked when feasible with existing and proposed bike routes and pedestrian trails as shown in the City’s Comprehensive Plan.

2.    Station area street improvements shall include sidewalks, street trees, streetfront landscaping, improved lighting, and if applicable, bus stop and HOV lane improvements, as approved by both the SeaTac Director of Public Works and the Director. (Ord. 15-1018 § 1)

(Ord. 15-1018 § 1)

A.    Directional and/or informational signage associated with HCT stations shall be consistent with the City’s established station design theme, in accordance with SMC 15.530.110, Architectural Expression.

B.    The lead agency for the construction of HCT shall coordinate with the City in determining appropriate installation locations and design of station exterior and/or off-site signage. (Ord. 15-1018 § 1)

A.    Local information signs associated with HCT stations, in the form of community guides, maps, directories, and/or bulletin boards, are intended to convey information to the general public regarding local services, amenities, and/or general City information.

B.    The lead agency shall coordinate with the City in determining appropriate installation locations for one (1) or more forms of local information signage at each HCT station. (Ord. 15-1018 § 1)

No commercial advertising signage shall be visible from outside the HCT station. (Ord. 15-1018 § 1)

(Ord. 15-1018 § 1)

The design of HCT stations and associated facilities, including elevated structures, shall conform to the most current versions of all applicable sections of the Building Code, Fire Code, and National Fire Protection Standards No. 130. (Ord. 15-1018 § 1)