1. The commercial zoning categories implement the commercial goals and policies and land use plan map designations of the comprehensive plan. The zones are for areas of the City designated by the comprehensive plan for office and commercial uses. The differences in the zoning categories reflect the diversity of commercial areas in the City. The zones are distinguished by the uses allowed and the intensity of development allowed. Some of the zones encourage commercial areas that support surrounding residential areas, while other zones provide commercial areas that support a community or regional market. A wide range of uses is allowed in each zone. Limits on the intensity of uses and the development standards promote the desired character for the commercial area. The development standards are designed to allow a large degree of development flexibility within parameters that support the intent of the specific zone. The standards are intended to provide certainty to property owners, developers and neighbors about the limits of what is allowed in the various zoning categories.
   
2. The commercial zones listed in this chapter are separate from the downtown zones and the center and corridor “CC” zones. The downtown zoning standards are located in chapter 17C.124 SMC. The CC zoning standards are located in chapter 17C.122 SMC.

Date Passed: Monday, December 14, 2009

Effective Date: Wednesday, January 27, 2010

Ordinance C34530 Section 11

All projects must address the pertinent design standards and guidelines. A determination of consistency with the standards and guidelines will be made by the planning and economic development services director following an administrative design review process. Design standards are in the form of Requirements (R), Presumptions (P), and Considerations (C). Regardless of which term is used, an applicant must address each guideline. An applicant may seek to deviate from eligible standards and guidelines through the design departure process; see chapter 17G.030 SMC, Design Departures.

1. Requirements (R).

Requirements are mandatory in that they contain language that is not discretionary, such as “shall,” “must,” and “will.” Requirements must be satisfied by any plan prior to building permit approval. An applicant may seek a deviation from certain requirements through the design departure process, chapter 17G.030 SMC. Requirements are listed with an (R) after the standard.

2. Presumptions (P).

Presumptions are guidelines that are meant to be applied, but with some flexibility. Presumptions indicate that the City is open to design features that are equal to, or better than, that stated—so long as the purpose is satisfied. A submitted plan is incomplete and will be rejected if it does not demonstrate that the presumptive elements have been in some way incorporated or overcome. Presumptions are listed with a (P) after the standard.

1. 1. Overcoming a Presumption.

A presumption that may be unsuitable for a given project may be waived if an applicant can demonstrate to the planning and economic development services director that there is a good reason why the presumption is inappropriate. The director may approve an alternative that achieves the intent of the presumption. At the discretion of the applicant, a request to deviate from a presumption may be referred to the design review board pursuant to the procedures set forth in chapter 17G.030 SMC. In rare cases involving projects of unusual complexity and/or situations where it is not clear to the director whether or not the proposal satisfies the intent of the design standards and the comprehensive plan, the director, may also refer the project application to the design review board.

1. 2. Appropriate ways to overcome a presumption include:

1. 1. 1. demonstrating that for a specific project the underlying design principles will not be furthered by the application of the presumption;

1. 1. 2. showing that another design principle is enhanced by not applying the presumption;

1. 1. 3. demonstrating an alternative method for achieving the intent of the presumption;

1. 1. 4. explaining the unique site factors that make the presumption unworkable, such as lot size and shape, slope, natural vegetation, drainage, or characteristics of adjacent development, which are identified through their use of materials, colors, building mass and form, and landscaping.

Note: Increases in the cost of development will not be an acceptable reason to waive a guideline or determine that a guideline is inappropriate.

3. Considerations (C).

Design guidelines listed as considerations are features and concepts that an applicant should consider in preparing a plan. Their omission is not grounds for rejecting a plan, but their inclusion or recognition is encouraged and may assist in overcoming certain presumptions and in gaining acceptance for a plan. Considerations are listed with a (C) after the standard.

Date Passed: Monday, April 25, 2011

Effective Date: Friday, June 3, 2011

ORD C34717 Section 7

The full and short names of the commercial zones and their map symbols are listed below. When this chapter refers to the commercial zones, it is referring to the zoning categories listed here.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Office (O).
   The office zoning category is located in areas designated office on the land use plan map of the comprehensive plan. The office (O) zone is used on small sites in or near residential areas or between residential and commercial areas. It is intended to be a low intensity office zone that allows for small-scale offices in or adjacent to residential neighborhoods. The allowed uses are intended to serve nearby neighborhoods and/or have few detrimental impacts on the neighborhood. Development is intended to be of a scale and character similar to nearby residential development to promote compatibility with the surrounding area.
   
2. Office Retail (OR).
   The office retail zoning category is located in areas designated office on the land use plan map of the comprehensive plan that are within the higher intensity office areas around downtown Spokane in the North Bank and Medical Districts shown in the Downtown Plan. The office retail zone is also applied to sites outside of the areas designated for higher intensity office use that are already developed with higher intensity retail and services uses. It is intended to be a higher intensity office zone that allows for larger scale offices and supporting retail and service uses. The size of retail uses is limited to reduce detrimental impacts on nearby residential uses and to assure that the commercial uses are supporting rather than primary uses.
   
3. Neighborhood Retail (NR).
   The neighborhood retail zoning category is located in areas designated neighborhood retail or neighborhood mini-center on the land use plan map of the comprehensive plan. Businesses that are neighborhood serving and pedestrian-oriented are encouraged in neighborhood retail locations. Drive-through facilities, including gas stations and similar auto-oriented uses are subject to limitations to reduce the impact of these activities on nearby residential uses.
   
4. Neighborhood Mixed Use (NMU).
   The neighborhood mixed use zoning category may be located in areas designated neighborhood mini center on the land use plan map of the comprehensive plan. The uses permitted and the development standards are comparable to the neighborhood retail zoning category. New residential development is encouraged in these areas by allowing greater floor area for commercial uses when residential uses are constructed in conjunction with commercial development.
   
5. Community Business (CB).
   The community business zoning category is located in areas designated general commercial on the land use plan map of the comprehensive plan. These areas are already predominantly developed with auto-accommodating commercial uses. A full range of retail and service businesses with a local or regional market are allowed. Because this zoning category is usually located near residential neighborhoods, the size of some allowed uses is more limited than the general commercial zoning category.
   
6. General Commercial (GC).
   The general commercial zoning category is located in areas designated general commercial on the land use plan map of the comprehensive plan. A full range of retail and service businesses with a local or regional market as well as industrial uses are allowed. Industrial uses are limited in size to avoid adverse effects different in kind or amount than commercial uses and to ensure that they do not dominate the character of the commercial area.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

The standards in this chapter state the allowed uses and the development standards for the base zones. Sites with overlay zones, plan districts or designated historical landmarks are subject to additional standards. The official zoning maps indicate which sites are subject to the additional standards. Specific uses or development types may also be subject to standards in Part 3, Special Use Standards, of this division.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Permitted Uses – “P.”
   Uses permitted in the commercial zones are listed in Table 17C.120.100-1 with a “P.” These uses are allowed if they comply with the development standards and other standards of this chapter.

2. Limited Uses – “L.”
   Uses allowed that are subject to limitations are listed in Table 17C.120.100-1 with an “L.” These uses are allowed if they comply with the limitations as listed in the footnotes following the table and the development standards and other standards of this chapter. In addition, a use or development listed in Part 3 of this division, Special Use Standards, is also subject to the standards of those chapters.

3. Conditional Uses – “CU.”
   Uses that are allowed if approved through the conditional use review process are listed in Table 17C.120.100-1 with a “CU.” These uses are allowed provided they comply with the conditional use approval criteria for that use, the development standards, and other standards of this chapter. Uses listed with a “CU” that also have a footnote number in the table are subject to the standards cited in the footnote. In addition, a use or development listed in Part 3 of this division, Special Use Standards, is also subject to the standards of those chapters. The conditional use review process and approval criteria are stated in chapter 17C.320 SMC, Conditional Uses.

4. Uses Not Permitted – “N.”
   Uses listed in Table 17C.120.100-1 with an “N” are not permitted. Existing uses in categories listed as not permitted are subject to the standards of chapter 17C.210 SMC, Nonconforming Situations.

Date Passed: Monday, November 2, 2015

Effective Date: Monday, November 2, 2015

ORD C35312 Section 13

The paragraphs listed below contain the limitations and correspond with the bracketed [ ] footnote numbers from Table 17C.120-1.

1. Group Living.

This regulation applies to all parts of Table 17C.120-1 that have a [1].

1. General Standards.

All group living uses except for alternative or post-incarceration facilities are allowed by right.

2. Alternative or Post Incarceration Facilities.

Group living uses which consist of alternative or post incarceration facilities are conditional uses.

2. Adult Business.

This regulation applies to all parts of Table 17C.120-1 that have a [2]. Adult businesses are subject to the additional standards of chapter 17C.305 SMC.

3. Commercial Parking.

This regulation applies to all parts of Table 17C.120-1 that have a [3]. In the O and OR zones, a commercial parking use provided within a building or parking structure is a conditional use. Commercial parking on surface lots is not permitted in the O and OR zones.

4. Drive-through Facility.

This regulation applies to all parts of Table 17C.120-1 that have a [4]. In the O and OR zones, a drive-through facility is permitted only when associated with a drive-through bank. In addition, in the OR zone, for a florist use approved by a special permit, sales of non-alcoholic beverages, and sale of food items not prepared on site, including drive-through sales of such items are allowed as an accessory use at locations situated on principal arterials or a designated state route. Drive-through facilities are subject to the additional standards of SMC  17C.120.290 and SMC 17C.325.

5. Quick Vehicle Servicing.

This regulation applies to all parts of Table 17C.120-1 that have a [5]. Quick vehicle servicing uses are permitted only on sites that have frontage on a principal arterial street. Quick vehicle servicing uses are subject to the additional standards of SMC 17C.120.290.

6. Retail Sales and Service Uses Size Limitation.

This regulation applies to all parts of Table 17C.120-1 that have a [6]. Retail sales and services are limited in size in order to reduce their potential impacts on residential uses and to promote a relatively local market area. Retail sales and services uses are limited to the following:

1. When retail sales and services uses are located within an office building, the retail sales and services may be larger than three thousand square feet, but may not exceed ten percent of the total floor area of the building exclusive of parking areas located within the structure.

2. Uses not within an office building which are listed as sales-oriented under SMC 17C.190.270(C), retail sales and service, are limited to three thousand square feet of total floor area per site exclusive of parking areas located within a structure.

3. Uses other than a hotel, motel, private club or lodge which are listed as personal service-oriented, entertainment-oriented or repair-oriented under SMC 17C.190.270(C), retail sales and service, that are larger than three thousand square feet are a conditional use. A hotel, motel, private club or lodge may be larger than three thousand square feet.

7. Required Residential Limitation.

This regulation applies to all parts of Table 17C.120-1 that have a [7]. The limitations are stated in SMC 17C.120.280.

8. Industrial Size Limitation.

This regulation applies to all parts of Table 17C.120-1 that have a [8]. These types of uses are limited in size to assure that they will not dominate the commercial area and to limit their potential impacts on residential and commercial uses. In addition, if the planning and economic development services director determines that the proposed use will not be able to comply with the off- site impact standards of chapter 17C.220 SMC, the planning and economic development services director may require documentation that the development will be modified to conform with the standards.

1. Individual uses in the NR and NMU zones are limited to five thousand square feet of floor area per site exclusive of parking are

2. Individual uses in the CB zone that exceed twenty thousand square feet of floor area per site exclusive of parking area are a conditional use.

3. Individual uses in the GC zone that exceed fifty thousand square feet of floor area per site exclusive of parking area are a conditional use.

9. Mini-storage Facilities Limitation.

This regulation applies to all parts of Table 17C.120-1 that have an [9]. The limitations are stated with the special standards for these uses in chapter 17C.350 SMC, Mini-storage Facilities.

10. Outdoor Activity Limitation.

This regulation applies to all parts of Table 17C.120-1 that have a [10]. Outdoor display, storage or use of industrial equipment, such as tools, equipment, vehicles, products, materials or other objects that are part of or used for the business operation is prohibited.

11. [Deleted]

12. [Deleted]

13. Mobile Food Vending.

This standard applies to all parts of Table 17C.120-1 that have a [13]. All mobile food vendors shall have a valid mobile food vending license issued pursuant to SMC 10.51.010 Mobile Food Vendors.

Date Passed: Monday, April 29, 2024

Effective Date: Wednesday, June 12, 2024

ORD C36514 Section 4

Uses that are accessory to a primary use are allowed if they comply with specific standards for the accessory uses and all development standards. See chapter 17C.190 SMC, Use Category Descriptions.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Off-site Impacts.
   All nonresidential uses including their accessory uses must comply with the standards of chapter 17C.220 SMC, Off-site Impacts.
   
2. Other Nuisances.
   Nuisances are further regulated by state and local laws.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

There is no required minimum lot size for development of land or for the creation of new lots in commercial zones. Creation of new lots is subject to the standards of chapter 17G.080 SMC, Subdivisions.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose
   Floor area ratios (FARs) regulate the amount of use (the intensity) allowed on a site. FARs provide a means to match the potential amount of uses with the desired character of the area and the provision of public services. FARs also work with the height and setback standards to control the overall bulk of development.
   
2. FAR Standard
   The floor area ratios are stated in Table 17C.120.210-1 and apply to all nonresidential development. To determine the allowed gross floor area of all structures allowed on a site, the FAR in the Table 17C.120.210-1 below is multiplied by the area of the lot. The following are excluded from FAR calculations:
   1. Floor area dedicated to parking.
   2. Elevators, staircases, escalators and mechanical spaces.
   3. Exterior decks, porches and arcades open to the air.
   4. Floor area dedicated to public amenities.

   

Date Passed: Monday, July 23, 2012

Effective Date: Thursday, August 30, 2012

ORD C34888 Section 4

0. 1. 1. 1.  
1. Purpose

The height limits are intended to control the overall scale of buildings. The height limits in the O, NR and NMU zones discourage buildings that visually dominate adjacent residential areas. The height limits in the OR, CB and GC zones allow for a greater building height at a scale that generally reflects Spokane’s commercial areas. Light, air and the potential for privacy are intended to be preserved in single-family residential zones that are close to commercial zones.

1. 1. 1. 1.  
2. Height Standards

The height standards for all structures are stated in Table 17C.120-2. Exceptions to the maximum height standard are stated below.

1. Maximum Height.

Exceptions to the maximum structure height are designated on the official zoning map by a dash and a height listed after the zone map symbol (i.e., CB-150). Changes to the height limits require a rezone. Height limits are forty feet, fifty-five feet, seventy-five feet, or one hundred fifty feet depending on location.

2. Buildings and structures over fifty feet in height must follow the design, setback and dimensional standards found in chapter 17C.250 SMC, Tall Building Standards.

3. Adjacent to R1 and R2 Zones.

To provide a gradual transition and enhance the compatibility between the more intensive commercial zones and adjacent R1 and R2 residential zones:

1. 1. 1. For all development within one hundred fifty feet of R1 or R2 zoned properties the maximum building height is as follows:
         1. Starting at a height of forty feet at R1 and R2 property boundaries, additional building height may be added at a ratio of 2 to 1 two feet of additional building height for every one foot of additional horizontal distance from the closest R1 or R2 zoned property line.

Figure 17C.120.220: Height Transition

4. Projections Allowed.

Chimneys, flag poles, satellite receiving dishes, and other similar items with a width, depth or diameter of five feet or less may rise ten feet above the height limit, or five feet above the highest point of the roof, whichever is greater. If they are greater than five feet in width, depth or diameter, they are subject to the height limit.

5. Rooftop Mechanical Equipment.

All rooftop mechanical equipment must be set back at least fifteen feet from all roof edges that are parallel to street lot lines. Elevator mechanical equipment may extend up to sixteen feet above the height limit. Other rooftop mechanical equipment which cumulatively covers no more than ten percent of the roof area may extend ten feet above the height limit.

6. Radio and television antennas, utility power poles, and public safety facilities are exempt from the height limit except as provided in chapter 17C.355A SMC, Wireless Communication Facilities.

2. 1. 1. 1.  
3. Special Height Districts

Special height districts are established to control structure heights under particular circumstances such as preservation of public view or airport approaches. See chapter 17C.170 SMC, Special Height Overlay Districts.

Date Passed: Monday, August 12, 2024

Effective Date: Sunday, September 15, 2024

ORD C36555 Section 2

1. Purpose.

The required structure setbacks promote streetscapes that are consistent with the desired character of the different commercial zones. The setback requirements for areas that abut single-family residential zones promote commercial development that will maintain light, air and the potential for privacy for adjacent single-family residential zones. The sidewalk standards provide a continuous, safe, and consistent street frontage character along the street right-of-way.

2. Setback and Required Sidewalk Width Standards.

The setback standards for all structures are stated in Table 17C.120.210-1 and as stated below.

1. 1. Structures shall be no closer than twelve feet from the back of the curb except as provided in subsection (B)(3) of this section.

1. 2. Sidewalks are required to be constructed and shall be at least twelve feet wide and consist of a clear walking path at least seven feet wide (in addition to planting zone for street trees per SMC 17C.200.050). Part of the sidewalk width may be located on private property. The sidewalk dimension shall be measured from back of curb to building facades or parking lot screening.

1. 3. The required sidewalk width may be reduced by approval of the planning and economic development services director if the existing sidewalk (distance between the curb and the building) is less than twelve feet wide between the back of curb and the existing building setback line of adjacent building(s). In no case shall the setback be reduced below nine feet from the back of the curb unless on-street parking exists between the building and the street.

1. 4. Unless otherwise required or where larger plaza areas are provided, sidewalk paving material shall be concrete, two-foot grid, standard sidewalk color, and float finish.

1. 5. Pervious concrete may be used in the design and construction of sidewalks, where feasible.

3. Exception to the Setback Standards.

1. 1. Where a site is split between more than one zone and a structure is proposed that will cross an internal lot line that is also a zoning line, no setbacks are required from that lot line.

1. 2. Detached Accessory Structures.

The setback standards for detached accessory structures are stated in SMC 17C.120.300. Fences are addressed in SMC 17C.120.310. Sign standards are in chapter 17C.240 SMC, Signs.

4. Extensions Into Required Structure Setbacks.

The following features attached to structures are allowed as exceptions to the setback standards except they shall not reduce the required sidewalk width of subsection (B) of this section.

1. 1. Minor Projections of Features Attached to Structures.

1. 1. 1. Minor Projections Allowed.

Minor features of a structure, such as eaves, chimneys, fire escapes, bay windows, uncovered stairways, wheelchair ramps and uncovered decks or balconies, may extend into a required structure setback up to twenty percent of the depth of the setback. However, they may not be within three feet of a lot line when a setback is required. Bays and bay windows extending into the setback also must meet the following requirements:

1. 1. 1. 1. Each bay and bay window may be up to twelve feet long, but the total area of all bays and bay windows on a building facade cannot be more than thirty percent of the area of the facade.

1. 1. 1. 2. At least thirty percent of the area of the bay which faces the property line requiring the setback must be glazing or glass block.

1. 1. 1. 3. Bays and bay windows must cantilever beyond the foundation of the structure; and

1. 1. 1. 4. The bay may not include any doors.

1. 1. 2. Full Projection Allowed.

In addition to subsection (D)(1)(a) of this section, the following features are allowed to project farther into required structure setbacks:

1. 1. 1. 1. Canopies, marquees, awnings and similar features may fully extend into a street setback and may extend into the public right-of-way subject to the requirements of SMC 17F.040.140.

1. 1. 1. 2. Uncovered stairways and wheelchair ramps that lead to one entrance on the street-facing facade of a building may fully extend into a street setback.

1. 1. 1. 3. Uncovered decks and stairways that are no more than forty-two inches above the ground may fully extend into a required structure setback; and

1. 1. 1. 4. On lots that slope down from the street, vehicular and pedestrian entry bridges that are no more than forty-two inches above the average sidewalk elevation may fully extend into a required structure setback.

1. 1. 1. 5. Balconies may extend into public rights-of-way as allowed in the building code.

1. 1. 3. Projections Not Allowed.

Attached mechanical structures such as heat pumps, air conditioners, emergency generators and water pumps are allowed in a street setback but not in a required setback from an abutting residential zone.

1. 2. Underground structures are permitted in all setbacks.

Date Passed: Monday, August 26, 2013

Effective Date: Tuesday, October 1, 2013

ORD C35021 Section 5

1. Purpose.
   Landscaping is required because it is attractive and it helps to soften the effects of built and paved areas. It also helps reduce stormwater runoff by providing a surface into which storm-water can percolate into the soil.
   
2. Landscaping Standards.
   Requirements for landscaping are stated in chapter 17C.200 SMC, Landscaping and Screening.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.

The screening standards address specific unsightly features, which detract from the appearance of commercial areas.

2. Garbage Collection Areas.

All exterior refuse (including: garbage, recycling and yard debris) receptacles and refuse collection areas must be screened from the street and any adjacent properties. Trash receptacles for pedestrian use are exempt. Screening must comply with the standards of chapter 17C.200 SMC, Landscaping and Screening.

3. Mechanical Equipment.

Mechanical equipment located on the ground, such as heating or cooling equipment, pumps or generators must be screened from the street and any abutting residential zones by walls, fences or vegetation tall enough to screen the equipment. Mechanical equipment on roofs must be screened from the ground level of any abutting R-zoned lands.

4. Other Screening Requirements.

The screening requirements for parking, exterior storage and exterior display areas are stated with the standards for those types of development.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.
   The pedestrian standards encourage a safe, attractive and usable pedestrian circulation system. They ensure a direct pedestrian connection between the street and buildings on a site.
   

2. Pedestrian Connection Implementation.

   1. Connections.
      Within parking lots containing more than thirty stalls, clearly defined pedestrian connections shall be provided:

      1. between a public right-of-way and building entrances;

      2. between parking lots and building entrances.

   2. Width.
      Pedestrian connections shall not be less than five feet wide.

   3. Materials.
      Pedestrian connections shall be clearly defined by at least two of the following:

      1. Six-inch vertical curb.

      2. Textured paving, including across vehicular lanes.

      3. A continuous landscape area at a minimum of three feet wide on at least one side of the walkway.

      4. Trellis.

      5. Special railing.

      6. Bollards.

      7. Special paving.

      8. Low seat wall and/or other architectural features.

   4. Landscaping.
      Pedestrian connections can be counted toward the amount of required landscaping. Requirements for landscaping are stated in chapter 17C.200 SMC, Landscaping and Screening.

   

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose:
   The standards of this section are intended to assure that outdoor sales, display, storage and work activities:

   1. will be consistent with the desired character of the zone;

   2. will not be a detriment to the overall appearance of a commercial area;

   3. will not have adverse impacts on adjacent properties, especially those zoned residential; and

   4. will not have an adverse impact on the environment.

2. Outdoor Sales and Display Areas

   1. Outdoor sales and display areas are not permitted in the O and OR zones.

   2. Outdoor sales and display areas are prohibited in the NR and NMU zones except for the accessory sales of fruits, vegetables and plants.

   3. Outdoor sales and display areas in NR and NMU zones are limited to ten percent of lot area or one thousand square feet, whichever is less.

   4. Outdoor sales and display areas are permitted in the CB and GC zones except for uses in the industrial categories.

   5. There is no limitation on the size of a permitted outdoor sales and display areas in CB and GC zones.

   6. Mobile food vendors as defined and licensed pursuant to SMC Title 10 shall not be considered “outdoor sales” or “display” for the purposes of SMC 17C.120.270.

3. Outdoor Storage Areas

   1. Outdoor storage areas are not permitted in the O and OR zones.

   2. Outdoor storage areas in NR and NMU zones are limited to forty percent of lot area or one thousand five hundred square feet, whichever is less.

   3. Outdoor storage areas are permitted in the CB and GC zones except for uses in the industrial categories.

   4. There is no limitation on the size of a permitted outdoor storage area in CB and GC zones.

4. Outdoor Activities Location
   Where permitted, the following outdoor activities shall be located at least fifty feet from a residentially zoned lot:

   1. Outdoor sales and/or service of food or beverages.

   2. Outdoor storage.

   3. Outdoor loading berths.

   4. Outdoor work activities including the sales of motor vehicle fuels and car washes, when these uses are allowed.

Date Passed: Monday, June 23, 2014

Effective Date: Friday, August 8, 2014

ORD C35098 Section 3

1. Purpose.
   These standards encourage new mixed-use and residential development in the NMU zone when substantial new development occurs in these areas.
   
2. Applicability.
   The standards of this section apply in the NMU zone.
   
3. New Development.
   Up to ten thousand square feet of new nonresidential development is allowed outright per site without any required residential uses. Where new nonresidential development exceeds ten thousand square feet per site at least one square foot of residential development is required for each additional square foot of retail sales and service, office, or manufacturing and production uses over ten thousand square feet. When residential floor area is required, all residential units shall meet the minimum size requirements of the building code.
   
4. Residential Uses.
   Residential uses are allowed and not subject to any floor area ratio limitations.
   
5. Conversion of Residential Floor Area.
   Conversion of residential floor area to retail sales and service, office or manufacturing and production uses is allowed if, after conversion, there is at least one square foot of residential floor area for each square foot of these nonresidential uses.

6. Building Additions.
   Building additions are allowed as follows:

   1. One to One Ratio Not Required.
      If the addition will increase the floor area on the site by two thousand five hundred square feet or less or, after construction, the total floor area for retail sales and service, office, or manufacturing And production uses is ten thousand square feet or less, construction of at least one square foot of residential floor area for each square foot of these nonresidential uses is not required.

   2. One to One Ratio Required.
      If the addition will increase the floor area on the site by more than two thousand five hundred square feet and after construction, the total floor area in retail sales and service, office, or manufacturing and production uses is more than ten thousand square feet, construction of at least one square foot of residential floor area for each new square foot of these nonresidential uses is required. When residential floor area is required, all residential units shall meet the minimum size requirements of the building code. The relationship between nonresidential building size and the required amount of new residential construction is shown in Table 17C.120.280-1.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

Drive-through facilities are allowed in the zones that are intended for auto-accommodating development. They are limited in areas where the desired character is pedestrian-oriented development. The standards for drive-through facilities are stated in chapter 17C.325 SMC, Drive-through Facilities.

1. CB and GC Zones.
   Drive-through facilities are allowed in the CB and GC zones.
   
2. NR and NMU Zones.
   In the NR and NMU zones, drive-through facilities are allowed on sites that are adjacent to a principal arterial street. Ingress and egress for the drive-through facility shall be from the principal arterial street and is prohibited from a local access street.
   
3. O and OR Zones.
   In the O and OR zones, a drive-through facility is permitted only when associated with a drive-through bank. In addition, in the OR zone, for a florist use approved by special permit, sales of non-alcoholic beverages, and sale of food items not prepared on site, including drive-through sales of such items are allowed as an accessory use at locations situated on principal arterials or a designated state route. A drive-through facility for a drive-through bank shall have no more than two lanes and shall be located only on sites that are adjacent to a principal arterial street. Ingress and egress for the drive-through facility shall be from the principal arterial street and is prohibited from a local access street.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.

These standards are intended to maintain separation and privacy to abutting residential lots from nonresidential development.

2. General Standards.

1. 1. The standards of this section apply only to detached accessory structures.

1. 2. The height and floor area ratio standards of the base zone apply to detached accessory structures.

3. Setbacks.

1. 1. Uncovered Accessory Structures.

1. 1. 1. Uncovered accessory structures such as flag poles, lamp posts, signs, radio antennas and dishes, mechanical equipment, uncovered decks, play structures, and tennis courts are allowed in the street lot line setback provided they do not reduce the required sidewalk width of SMC 17C.120.230.

1. 1. 2. Uncovered accessory structures are not allowed in a required setback from an abutting residential zone.

1. 2. Covered Structures.

Covered structures such as storage buildings, garages, greenhouses, work shed, covered decks, and covered recreational structures are subject to the setbacks for structures.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.

The fence standards promote the positive benefits of fences without negatively impacting the community or endangering public or vehicle safety. Fences near streets are kept low in order to allow visibility into and out of the site and to ensure visibility for motorists. Fences in any required side or rear setback are limited in height so as not to conflict with the purpose for the setback.

2. Types of Fences.

The standards apply to walls, fences, and screens of all types, whether open, solid, wood, metal, wire, masonry, or other material.

3. Location, Height, and Design.

1. 1. Street Setbacks.

No fence or other structure is allowed within twelve feet from the back of the curb, consistent with the required sidewalk width of SMC 17C.120.230.

1. 1. 1. Measured from Front Lot Line.

1. 1. 2. Fences up to three and one-half feet high are allowed in a required street setback that is measured from a front lot line.

1. 1. 3. Measured from a Side Lot Line.

Fences up to six feet high are allowed in a required setback that is measured from a side lot line.

1. 2. Side and Rear Structure Setbacks.

Fences up to six feet high are allowed in required side or rear setbacks except when the side or rear setback abuts a pedestrian connection. When the side or rear setback abuts a pedestrian connection, fences are limited to three and one-half feet in height.

1. 3. Not in Setbacks.

The height for fences that are not in required setbacks is the same as the regular height limits of the zone.

1. 4. Sight-obscuring Fences and Walls.

Sight-obscuring fences, walls, and other structures over three and one-half feet high, and within fifteen feet of a street lot line are subject to SMC 17C.120.570, Treating Blank Walls – Building Design.

4. Prohibited Fences.

1. 1. No person may erect or maintain a fence or barrier consisting of or containing barbed, razor, concertina, or similar wire except that in a CB or GC zone up to three strands of barbed wire may be placed atop a lawful fence exceeding six feet in height above grade.

1. 2. No person may maintain a fence or barrier charged with electricity.

1. 3. A fence, wall, or other structure shall not be placed within a public right-of-way without an approved covenant as provided in SMC 17G.010.160, and any such structure is subject to the height requirement for the adjoining setback.

1. 4. No fence may be closer than twelve feet to the curb.

5. Visibility at Intersections.

1. 1. A fence, wall, hedge, or other improvement may not be erected or maintained at the corner of a lot so as to obstruct the view of travelers upon the streets.

1. 2. Subject to the authority of the traffic engineer to make adjustments and special requirements in particular cases, all fences, vegetation, and other features within the Clear View Triangle defined in SMC17A.020.030 shall be maintained to keep a vertical clear view zone between three and eight feet from ground level above the curb.

6. Enclosures for Pools, Hot Tubs, or Ponds.

1. 1. A person maintaining a swimming pool, hot tub, pond, or other impoundment of water exceeding five thousand gallons and eighteen inches or more in depth and located on private property is required to construct and maintain an approved fence by which the pool or other water feature is enclosed and inaccessible to small children.

1. 2. The required pool enclosure must be at least fifty-four inches high and may be a fence, wall, building, or other structure approved by the Development Services Department.

1. 3. If the enclosure is a woven wire fence, it is required to be built to discourage climbing.

1. 4. No opening, except a door or gate, may exceed four inches in any dimension.

1. 5. Any Door or gate in the pool enclosure, except when part of the occupied dwelling unit, must have self-closing and self-locking equipment by which the door or gate is kept secure when not in use. A latch or lock release on the outside of the door or gate must be at least fifty-four inches above the ground.

7. Reference to Other Standards.

Building permits are required by the Development Services Department for all fences including the replacement of existing fences. A permit is not required to repair an existing fence

Date Passed: Monday, October 20, 2025

Effective Date: Friday, November 28, 2025

ORD C36753 Section 16

[Reserved]

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

Existing development that does not conform to the development standards of this chapter is subject to the standards of chapter 17C.210 SMC, Nonconforming Situations.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

The standards pertaining to the minimum required and maximum allowed number of auto parking spaces, minimum required number of bicycle parking spaces, parking lot placement, parking lot setbacks, and internal parking lot pedestrian connections are stated in chapter 17C.230 SMC, Parking and Loading.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

The sign standards are stated in chapter 17C.240 SMC, Sign Code.

Date Passed: Monday, April 25, 2011

Effective Date: Friday, June 3, 2011

ORD C34717 Section 11

1. The design standards and guidelines found in SMC 17C.120.500 through 17C.120.580 follow SMC 17C.120.015, Design Standards Administration. Except as provided in subsection (B) of this section, all projects must address the pertinent design standards and guidelines. Design standards are in the form of Requirements (R), Presumptions (P), and Considerations (C). Regardless of which term is used, an applicant must address each guideline. An applicant may seek relief through chapter 17G.030 SMC, Design Departures, for those eligible standards and guidelines contained in the zoning code.

2. Residential development in Commercial Zones is subject to the residential design standards of SMC 17C.111.300-465 that are applicable to the proposed housing type.

Date Passed: Monday, November 20, 2023

Effective Date: Monday, January 1, 2024

ORD C36459 Section 17

1. Purpose.
   In the O, OR, NR, NMU, CB and GC zones, blank walls on the ground level of buildings are limited in order to:

   1. provide a pleasant, rich and diverse pedestrian-friendly experience by connecting activities occurring within a structure to adjacent sidewalk areas;

   2. encourage observation or viewing opportunities by restricting fortress-like facades at street level; and

   3. avoid a monotonous pedestrian environment.

2. Required Amounts of Window Area.
   These provisions apply to nonresidential building facades between two feet and ten feet above the level of the adjacent sidewalk, walkway or ground level.

   1. A minimum of fifty percent of any ground floor nonresidential building facade that is visible from and located within twenty feet of the lot line of an arterial street designated on the arterial street plan shall be comprised of windows with clear, “vision” glass allowing views into the interior. Display windows may be used to meet half of this requirement. (P)

   2. A minimum of thirty percent of any ground floor nonresidential building facade that is visible from, fronting on, and located within sixty feet of the lot line of an arterial street designated on the arterial street plan shall be comprised of windows with clear, “vision” glass allowing views into the interior. Display windows may be used to meet half of this requirement. (R)

   3. For portions of facades that do not have windows, see guidelines for treating blank walls, SMC 17C.120.570. (R)

   

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.
   To reduce the apparent bulk of the buildings by providing a sense of “base” and “top.

2. Base/Middle/Top Implementation.

   1. Buildings shall have a distinct “base” at the ground level, using articulation and materials such as stone, masonry, or decorative concrete. (P)

   2. The “top” of the building shall be treated with a distinct outline with elements such as a projecting parapet, cornice, or projection. (P)

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.
   To reduce the massiveness of larger buildings.

2. Articulation Implementation.

   1. Facades longer than fifty feet shall be broken down into smaller units through the use of offsets, recesses, staggered walls, stepped walls, pitched or stepped rooflines, overhangs and other elements of the building’s mass. Simply changing materials or color is not sufficient to accomplish this. (R)

   2. Articulation shall be provided along facades visible from the street, as well as from neighboring residential areas. (P)

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.
   To ensure that building entrances are easily identifiable and clearly visible from roads and sidewalks.

2. Prominent Entrance Implementation.

   1. Principal entry to the store/building shall be marked by at least one element from Group A and one element from Group B: (R)

      1. Group A.

         1. Large entry doors.

         2. Recessed entrance.

         3. Protruding entrance.

      2. Group B.

         1. Canopy.

         2. Portico.

         3. Overhang.

   2. Weather Protection.
      Some form of weather protection shall be provided over the entry. (P)

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.
   To ensure that buildings along any street display the greatest amount of visual interest and reinforce the character of the streetscape.

2. Ground Level Details Implementation.

   1. Ground level of building shall be pedestrian-friendly in scale, expression and use of materials. (R)

   2. Ground floor of the buildings shall have at least three of the following elements: (P)

      1. Large windows.

      2. Kickplates for storefront window.

      3. Projecting sills.

      4. Pedestrian scale signs.

      5. Canopies.

      6. Plinth.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.
   To ensure that rooflines present a distinct profile and appearance for the building.
    
2. Roof Expression Implementation.
   Buildings with flat roofs shall have portions with pitched roofs, extended parapets or projecting cornices to create a prominent edge when viewed against the sky, especially to highlight major entrances. (P)

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.
   To mitigate blank walls by providing visual interest.

2. Treating Blank Walls Implementation.

   1. Where windows are not provided on walls (or portions of walls) facing streets or visible from right-of-way, at least four of the following elements shall be incorporated: (R)

      1. Masonry (but not flat concrete block).

      2. Concrete or masonry plinth at wall base.

      3. Belt courses of a different texture and color.

      4. Projecting cornice.

      5. Projecting metal canopy.

      6. Decorative tilework.

      7. Trellis containing planting.

      8. Medallions.

      9. Opaque or translucent glass windows.

      10. Artwork such as sculptures, murals, inlays, mosaics or elements integrated with the project.

      11. Vertical articulation.

      12. Lighting fixtures.

      13. Recesses.

      14. An architectural element not listed above, as approved, that meets the intent of this section.

Date Passed: Tuesday, May 31, 2005

Effective Date: Wednesday, July 6, 2005

ORD C33636 Section 1

1. Purpose.

To provide a pedestrian-friendly environment by creating a variety of usable and interesting open spaces within private development.

2. Plazas and Other Open Spaces Implementation.

1. 1. New buildings over forty thousand square feet shall have plazas, courtyards or other pedestrian spaces at or near their main entrances. (R)

1. 2. Plazas and other open spaces shall be a minimum of one square foot of plaza per one hundred square feet of building area. This area may count toward the interior landscaping required. (P)

1. 3. Plazas, courtyards and other pedestrian space shall include at least three of the following: (P)

1. 1. 1. Special interest landscape.

1. 1. 2. Pedestrian scale bollard or other accent lighting.

1. 1. 3. Special paving, such as colored/stained concrete, brick or other unit paver.

1. 1. 4. Artwork.

1. 1. 5. Seating, such as benches, tables, or low seating walls.

1. 1. 6. Water feature.

Date Passed: Monday, October 16, 2023

Effective Date: Thursday, November 23, 2023

ORD C36448 Section 2