Chapter 15.13
Zone Classification Standards

Sections:

15.13.010 Standards Chart

15.13.020 Measurement Methods

15.13.030 Yard Setbacks

15.13.035 Yard Setbacks for Panhandle Lots

15.13.060 Lot Use and Area – Designated Use and Prohibited Reduction

15.13.062 Cargo Containers – Where Allowed and Regulations

15.13.063 Cargo Containers – Accessory Use

15.13.064 Cargo Containers – Loss of Nonconforming Status

15.13.065 Lot Size – Pre-existing Lots

15.13.070 Setbacks – Adjoining Half-Street (Right-of-Way) or Designated Arterial

15.13.080 Setbacks – Projections Allowed

15.13.090 Height – Exceptions to Limits

15.13.095 Height – Limits Near Major Airports

15.13.100 Sight Distance Requirements

15.13.105 Accessory Structures

15.13.107 Mixed Use in Residential Projects

15.13.109 Special Design Standards for Gasoline/Service Stations

15.13.110 Special Standards for the CB-C, ABC, UH-UCR and O/CM Zones

15.13.111 Business Park Standards

15.13.115 Horse, Equine Animal Regulations

15.13.120 Livestock Standards

15.13.010 Standards Chart

The zone classifications as set forth in this chart have minimum setbacks, lot size, lot area and lot coverage that is related to each classification. The minimum lot areas for properties under the UL, UM or UH zone categories apply to the specific zone that is indicated on the Official Zoning Map by a suffix (for example, the minimum lot area is fifteen thousand (15,000) square feet for a UL-15,000 zone classification and seven thousand two hundred (7,200) square feet for a UL-7,200 zoning classification).

ZONE	MINIMUM LOT AREA (SQ. FT.)	FRONT YARD SETBACK (13)		MINIMUM SIDE YARD SETBACK (13)	MINIMUM REAR YARD SETBACK (13)	BUILDING LOT COVERAGE	MAXIMUM STRUCTURE HEIGHT	MINIMUM LOT WIDTH
		Minimum	Maximum
P	N/A	–	–	10¢	10¢	N/A	N/A	N/A
AU	N/A	–	–	5¢	5¢	85% (7)	75¢ (10)	N/A
MHP	3 acres	–	–	5¢	5¢	N/A	N/A	N/A
UL	15,000   9,600    7,200 5,000    (SDO)	20¢	–	5¢ (3)	15¢ (3)	35% (2)	30¢	60¢
UM	3,600/2,400 per unit on minimum 7,200 sf lot 3,000 (19)	20¢	–	5¢ (3)     0 (16)	15¢ (3)     0 (16)	45% (2)	40¢     (15)	N/A
UH	1,800/900 per unit on minimum 7,200 sf lot 3,000 (19) UCR	10¢ (9)	10¢ (9)	5¢	5¢	75%/90% (2)(11)	55¢ (8)	N/A
NB	N/A	10¢	–	5¢	5¢	65%	35¢	N/A
CB (4)	N/A	0¢/10¢ (9)	10¢ (9)	–	–	75% (2)	FAA/UFC STDS. (1)	N/A
ABC (4)	N/A	–	–	–	–	75%, 85% (2)	FAA/UFC STDS. (1)	N/A
BP (4)	5 acres (12)	10¢	–	5¢	5¢	75% (2)(5)	75¢	N/A
O/CM (4)	N/A	0¢ (9)	10¢ (9)	5¢	5¢	75% (2)	45¢ (6)	N/A
O/C/MU	N/A	0¢ (17)	10¢ (9)	5¢	5¢	65%	35¢(18)/45¢	N/A
T	12-24 d.u./acre in City Center (14) 12-16 d.u./acre outside City Center (14)	0¢/10¢ in City Center (16)   15¢ outside of City Center	–	0¢/5¢ (16)	0¢/10¢ (16)	55%	35¢ (15)	180¢ frontage along primary street
I	N/A	10¢	–	5¢	5¢	85% (2)	75¢	N/A

(1)    Limited by FAA height limits and Uniform Fire Code.

(2)    See Residential/Commercial Density Incentives (Chapter 15.24 SMC).

(3)    Five (5) foot setback for accessory structures in the UM-2,400, UM-3,600, UL-5,000, UL-7,200 and UL-9,600 zones. Fifteen (15) foot setback in the UL-15,000 zone.

(4)    See SMC 15.13.110 or 15.13.111 for additional development standards.

(5)    This standard applies to the maximum total impervious surface coverage of a site, and not to building lot coverage.

(6)    If density incentives and bonuses are granted by the City, a maximum height of up to that permitted by the FAA and the Uniform Fire Code may be allowed.

(7)    Eighty-five percent (85%) on property owned by the Port of Seattle only, thirty-five percent (35%) on all other properties.

(8)    Except that UH-UCR zones shall be governed by the FAA/UFC standards.

(9)    Except within the City Center, properties zoned UH-UCR, CB-C, O/CM and O/C/MU shall have zero (0) foot minimum and ten (10) foot maximum setbacks applied. Within the City Center as specified in SMC 15.35.030, properties zoned UH-UCR, CB-C, O/CM and O/C/MU shall have twenty (20) foot maximum setbacks adjacent to International Boulevard, and ten (10) foot maximum setbacks adjacent to all other public or private City Center streets. Properties zoned UH-900, UH-1800, and CB shall have a ten (10) foot minimum setback applied, with no maximum setback. See SMC 15.13.110 for additional development standards, except within the City Center, in which Chapter 15.35 SMC shall apply.

(10) Except that FAA/UFC standards shall govern the height of the airport terminal building, the airport terminal’s main parking garage, and any building immediately adjacent to and east of the airport terminal’s main parking garage.

(11) Ninety percent (90%) building lot coverage standard applies only to properties zoned UH-UCR.

(12) See SMC 15.13.111(E) for lot size waiver requirements.

(13) See SMC 15.31.040 for setback standards specific to wireless telecommunications facilities.

(14) Up to thirty percent (30%) increase in base density allowed with the incentives identified in SMC 15.35.730.

(15) Up to forty (40) feet as specified in SMC 15.35.730.

(16) May be zero (0) lot line with approved design providing property is not immediately adjacent to a UL zone.

(17) Ten (10) foot setback if adjacent to a UL zone.

(18) Applies to properties within the City Center area as specified in SMC 15.35.030 within sixty (60) feet of a UL or UM zone.

(19) Three thousand (3,000) sf minimum lot size allowed for small lot single-family subject to SMC 15.19.760.

(SDO) Special District Overlay

(Ord. 01-1031 § 1; Ord. 00-1002 § 3; Ord. 99-1050 § 6; Ord. 98-1019 § 7; Ord. 98-1017 § 2; Ord. 97-1013 § 20; Ord. 95-1028 § 7; Ord. 95-1016 § 17; Ord. 94-1038 § 1; Ord. 92-1041 § 1)

15.13.020 Measurement Methods

The following provisions shall be used to determine compliance with this code:

A.  Lot lines shall be measured from the existing edge of the street right-of-way.

Figure 15.13.020a. LOT SETBACK STANDARDS

B.  The distance between the two established side lot lines of the lot; for irregularly shaped lots, the width shall be determined by a lot width circle which is of a diameter that fits within the individual lot, and does not exceed that stipulated in the standards chart. The circle shall not have an average slope exceeding twenty-five percent (25%) nor contain unbuildable, sensitive areas.

Figure 15.13.020b. LOT WIDTH DETERMINATION

C.  Building height shall be measured according to the formula illustrated below (Figure 15.13.020c). For sloped property, the average of the lowest and highest ground elevations shall be considered the finished foundation measurement.

Figure 15.13.020c. HEIGHT CALCULATION FOR

SINGLE-FAMILY DWELLING ON LEVEL GROUND

D.  Lot area shall be the total horizontal land area contained within the boundaries of a lot, calculated pursuant to SMC 15.10.370, but all subdivisions and short plats shall maintain required front, side and rear setbacks from any access easements. However, any short plat of only two (2) lots shall not be required to meet the side yard setbacks from approved access easements. (Ord. 98-1038 § 2; Ord. 92-1041 § 1)

15.13.030 Yard Setbacks

A.  Front Yard. The front yard shall be that portion of the property fronting a public street. All other lot front yards shall be determined pursuant to SMC 15.13.035.

B.  Corner lots shall have a front yard setback on all street frontages. For corner lots, all yards not fronting a public street shall be considered side yards for purposes of setback and landscaping standards. If a lot abuts three (3) or more streets, the lot shall have a front yard setback only on the two (2) streets with the highest roadway classification. If a determination cannot be made as to which streets have higher classifications, the property owner shall pick which yards shall have front yard setbacks.

C.  Through lots shall have a front yard setback on the street with the highest road classification as determined in the City of SeaTac Comprehensive Plan. If two (2) streets have the same classification, then the property owner shall choose which yard shall have a front yard setback, except for properties within the City Center.

D. Side Yard. The side yard setback shall be measured from the lot lines that are parallel to each other and perpendicular to the front and rear lot lines.

E. Rear Yard. The rear yard setback shall be measured from the lot line that is parallel to the front lot lines. (Ord. 98-1019 § 8; Ord. 95-1028 § 8; Ord. 95-1016 § 18; Ord. 95-1012 § 1; Ord. 93-1014 § 8; Ord. 92-1041 § 1)

15.13.035 Yard Setbacks for Panhandle Lots

A.  In determining the setbacks for a “panhandle lot”, the handle or access portion of the lot shall not be used to determine building setbacks. Setbacks shall be determined as if no handle was on the lot.

B.  For the purposes of determining front yard building setbacks for a panhandle lot, the front property line shall be determined by the property owner at the time of construction. (Ord. 98-1019 § 9; Ord. 94-1006 § 12)

15.13.060 Lot Use and Area – Designated Use and Prohibited Reduction

A.  One (1) residential dwelling unit is allowed per legal lot within the UR and UL zone classifications;

B.  Any portion of a lot that has been used to calculate and ensure compliance with the standards and regulations of this title shall not be subsequently subdivided or segregated from such lot if it reduces the minimum necessary square footage specified in SMC 15.13.010. (Ord. 92-1041 § 1)

15.13.062 Cargo Containers – Where Allowed and Regulations

Cargo containers shall be allowed only within the Community Business (CB), Community Business-Urban Center (CB-C), Aviation Business Center (ABC) and Industrial (I) zones, subject to the following provisions:

A.  Cargo containers shall be stacked no more than two (2) containers high. Stacking of cargo containers within a building is prohibited;

B.  Cargo containers shall be screened from adjacent properties and rights-of-way. Screening may be a combination of solid fencing, landscaping, or the placement of the cargo containers behind, between, or within buildings. All proposed screening shall be submitted for the review and approval by the Director of Planning and Community Development;

C.  Cargo containers within the CB-C zone shall not be used for warehouse/storage as the primary use of the property;

D.  If a cargo container is located on a lot adjacent to a residential zone, the cargo container shall be no greater in size than ten (10) feet by twenty (20) feet, and shall have a stick-built structure, with a peaked roof, constructed to completely enclose the container. No stick-built structure shall be required if the cargo container is totally screened from adjacent residential properties as determined by the Director of Planning and Community Development.

      Adjacent property is defined as property that abuts the residential zone. Property located across a public right-of-way is not regarded as adjacent property;

E.  Cargo containers shall not occupy any required off-street parking spaces for the site or property and the location must comply with all setback requirements;

F.  The location and use of cargo containers on a site shall conform to all requirements and approvals of SMC Titles 13 and 15;

G.  The location of a cargo container within a structure shall be approved by the Fire Department and Building Division. (Ord. 01-1010 § 2)

15.13.063 Cargo Containers – Accessory Use

A.  The Director of Planning and Community Development may allow a cargo container as an accessory use for permitted or conditional uses, but not including dwelling units, in all other zones not listed in SMC 15.13.062, subject to the criteria set forth in subsection B of this section.

B.  Cargo containers allowed as an accessory use shall conform with the following criteria:

1.  Be located to minimize the visual impact to adjacent properties, streets, and pedestrian facilities;

2.  Be painted to match the color(s) of the adjacent building. If the container is located within a building or not visible from adjacent properties as determined by the Director of Planning and Community Development, painting is not required;

3.  Be screened from adjacent properties and rights-of-way. Screening may be a combination of solid fencing, landscaping, or the placement of the cargo containers behind, between, or within buildings. All proposed screening shall be submitted for review and approval by the Director of Planning and Community Development;

4.  The location and use of cargo containers on a site shall conform to all requirements and approvals of SMC Titles 13 and 15;

5.  The location of a cargo container within a structure shall be approved by the Fire Department and Building Division;

6.  Cargo containers shall not occupy any required off-street parking spaces for the site or property and the location must comply with all setback requirements;

7.  If a cargo container is located on a lot within, or adjacent to a residential zone, the cargo container shall be no greater in size than ten (10) feet by twenty (20) feet, and shall have a stick-built structure, with a peaked roof, constructed to completely enclose the container. No stick-built structure shall be required if the cargo container is totally screened from adjacent properties as determined by the Director of Planning and Community Development;

8.  Only one (1) cargo container shall be allowed on property located within a residential zone or on property located adjacent to a residential zone. The property owner may request additional cargo containers subject to the Conditional Use Permit (CUP) process under SMC 15.22.030.

      Adjacent property is defined as property that abuts the residential zone. Property located across a public right-of-way is not regarded as adjacent property;

9.  Cargo containers shall not be stacked. (Ord. 01-1010 § 3)

15.13.064 Cargo Containers – Loss of Nonconforming Status

Cargo containers that have been legally located on property prior to the adoption of the ordinance codified in SMC 15.13.062 and 15.13.063 shall be a legal nonconforming use of the property. Cargo containers shall lose legal nonconforming status under the following circumstances:

A.  Any legal nonconforming cargo container that is moved to a different location on a site shall comply with the requirements of SMC 15.13.062 and/or 15.13.063.

B.  If a legal nonconforming cargo container is removed from a property, any subsequent cargo containers placed on the property shall comply with the requirements of SMC 15.13.062 and/or 15.13.063.

C.  If a legal nonconforming cargo container is moved off a residential zoned property containing a residential use, no new container may be moved onto the property. (Ord. 01-1010 § 4)

15.13.065 Lot Size – Pre-existing Lots

If any parcel of land with a minimum lot size or lot dimension which is less than that prescribed for by the zone classification in which such parcel is located was subdivided into lots according to a recorded subdivision on or before the effective date of this code, or any subsequent amendments to this code, then the fact that the parcel of land does not meet the minimum lot size or lot dimension requirements set forth in this code shall not prohibit the property from being developed; provided, that all other regulations required by the zone classification are met. (Ord. 92-1041 § 1)

15.13.070 Setbacks – Adjoining Half-Street (Right-of-Way) or Designated Arterial

In addition to providing the standard street setback, a lot adjoining a half-street (right-of-way) or designated arterial shall provide an additional width of street setback/right-of-way sufficient to accommodate construction of the planned half-street or arterial. (Ord. 92-1041 § 1)

15.13.080 Setbacks – Projections Allowed

Projections may extend into required setbacks as follows:

A.  Fireplace structures (including flues and exhaust projections), bay or garden windows, enclosed stair landings, and closets may project into any setback, provided such projections:

1.  Are limited to two (2) per facade,

2.  Are not wider than ten (10) feet, and

3.  Project no more than twenty-four (24) inches, inclusive of rain gutters, into any yard setback (see Figures 15.13.080a and 15.13.080b);

B.  Uncovered porches and decks which exceed eighteen (18) inches above the finished grade may project:

1.  Eighteen (18) inches into interior side yard setbacks, and

2.  Five (5) feet into the front/rear yard setback;

C.  Uncovered porches and decks not exceeding eighteen (18) inches above the finished grade may project:

1.  Eighteen (18) inches into interior side yard setbacks; and

2.  Ten (10) feet into the rear yard setback.

D.  Eaves, including rain gutters and downspouts, may not project more than:

1.  Eighteen (18) inches into an interior side yard setback (see Figure 15.13.080c), or

2.  Twenty-four (24) inches into a front/rear yard setback.

      Structures that do not have rain gutters and are currently legally nonconforming in regard to the building setback from the property line may be remodeled to provide rain gutters that extend beyond the maximum projection of an eave into the side, front and rear setback area (see Figure 15.13.080d); provided, that under no circumstances will the edge of the existing roof line be extended further into any yard setback;

E.  Wireless telecommunications antennae mounted on the sides of existing buildings, up to a maximum of twenty-four (24) inches;

F.  Within residential zone classifications, any fence in the front yard of the lot shall be limited to four (4) feet in height. This limit shall also apply to side yard fences within the first twenty (20) feet from the front property line (see Figures 15.13.080i and j). Fences along all other side property lines and along rear property lines shall be limited to six (6) feet in height, except as provided in SMC 13.50.030 (swimming pool fence requirements), or in SMC 15.31.040 (wireless telecommunications facilities). The height limit of a fence along property boundaries is to be measured from existing or finished grade, whichever is the lowest grade on the property boundary.

1.  Fence height limits may be exceeded only under the following conditions:

a.  When a side or rear yard fence is to be built along a sloping grade, the maximum six (6) foot height may be averaged in stepped segments to allow the fence to follow the natural rise and fall of the slope. However, under no circumstances shall any portion of the fence exceed eight (8) feet above finished grade (see Figure 15.13.080e).

Figure 15.13.080e
FENCE HEIGHT ON A SLOPING GRADE

b.  When a front yard fence is to be built along a sloping grade the maximum four (4) foot height may be averaged in stepped segments to allow the fence to follow the natural rise and fall of the slope. However, under no circumstances shall any portion of the fence exceed six (6) feet above finished grade.

c.  When a property owner raises the existing grade of a sloping residential lot through the construction of a bulkhead or retaining wall and the addition of fill, then the height of such bulkhead or wall shall not exceed six (6) feet above existing grade. If a new fence is to be placed on top of such a bulkhead or wall, the maximum combined height of the bulkhead or retaining wall and the fence is limited to nine and one-half (9 1/2) feet (see Figure 15.13.080f).

Figure 15.13.080f

d.  When a bulkhead or retaining wall is used to stabilize an excavation into existing grade on a sloping site, then the height of any such structure is limited to six (6) feet above finished grade, providing, however, that if additional wall height is necessary to retain the fill, then maximum height shall be as established through a grading permit. Any new fence to be placed above a bulkhead or retaining wall permitted to exceed six (6) feet must be set back three (3) feet from the bulkhead or retaining wall along all property lines, and be limited to four (4) feet in height above the top of the bulkhead or retaining wall (see Figure 15.13.080g). The three (3) foot setback area between the bulkhead or retaining wall and a fence shall be landscaped to at least the minimum standard established in SMC 15.14.040(E).

Figure 15.13.080g

e.  Single-family and multi-family dwelling units may have fences to a height of six (6) feet when fronting on a major arterial/highway. Such fences may be stepped as provided in subsection (F)(1)(a) of this section. In all cases, the fence shall have an adequate setback in order to maintain sight distance requirements established in SMC 15.13.100.*

*Code reviser’s note: For additional fence height provisions, see SMC 15.13.090(C).

2.  Architectural features (such as trellises and lattice panels) may be added to the top of a permitted fence in the front, side and rear yard setback as long as the following standards are met:

a.  An architectural feature (such as a trellis or lattice panel), which is no more than twelve (12) inches in height, may be added above the maximum height limit of the fences as specified in this subsection as long as there remains at least six (6) inches of open space above the top of the fence.

b.  Supports for the architectural feature placed on top of the fence shall be spaced no closer than three (3) feet on centers.

c.  The overall height of the fence, including any architectural features, shall not exceed eight (8) feet in height above finished grade in side yards not closer than twenty (20) feet from the front property line and rear yard and six (6) feet in the front yard (see Figure 15.13.080h).

3.  Wrought iron fences providing clear visibility through the fence shall be allowed to a height of six feet in a front yard and eight feet in a side yard.

Figure 15.13.080h

4.  A single archway or arbor is permitted within the front yard, as a pedestrian entrance, to a maximum height of eight (8) feet and a maximum width of five (5) feet.

Figure 15.13.080i

Figure 15.13.080j

(Ord. 00-1037 §§ 1, 2; Ord. 98-1017 § 3; Ord. 97-1013 § 21; Ord. 96-1002 § 1; Ord. 92-1041 § 1)

15.13.090 Height – Exceptions to Limits*

The following structures may be erected above the height limits established under SMC 15.13.010:

A.  Roof structures, housing elevators, stairways, tanks, ventilating fans or similar equipment required for building operations and maintenance;

B.  Fire or parapet walls, skylights, flagpoles, chimneys, smokestacks, church steeples, approved communication transmission structures (including, but not limited to, ham radio towers and cellular phone structures), approved

      utility line towers and similar structures. (Ord. 98-1019 § 10; Ord. 98-1017 § 4; Ord. 97-1013 § 22; Ord. 92-1041 § 1)

         *Code reviser’s note: Ord. 98-1019 provides subsection (C) to this section as follows:

C. Single-family and multi-family dwelling units, excluding residential mixed use structures within the City Center, may have fences to a height of six (6) feet when fronting on a major arterial/highway, but must have adequate setback in order to maintain sight distance requirements established in SMC 15.13.100. For residential mixed use structures within the City Center, fences over four (4) feet in height or other features that form continuous visual barriers or block views to the street wall windows of a ground level retail/commercial or service use are prohibited within the front yard setback zone.

         For additional fence height provisions, see SMC 15.13.080(F)(1)(e).

15.13.095 Height – Limits Near Major Airports

No building or structure shall be erected to a height in excess of the height limit established by the Airport Height Map for Seattle-Tacoma International Airport. A written certification of height compliance from the Port of Seattle is required for structures affected by this standard. (Ord. 92-1041 § 1)

15.13.100 Sight Distance Requirements

Except for utility poles and traffic control signs, the following sight distance provisions shall apply at all intersections and site access points:

A.  A sight distance triangle as determined by SMC 15.13.100(B) shall contain no fence, berm, vegetation, on-site vehicle parking area, signs or other physical obstruction between three and one half (3-1/2) feet and eight (8) feet above the existing street grade;

Figure 15.13.100a. REQUIRED SIGHT CLEARANCE

B.  The sight distance triangle (see above figure) at:

1.  A street intersection shall be determined by measuring fifteen (15) feet along both street lines beginning at their point of intersection. The third side of the triangle shall be a line connecting the endpoints of the first two (2) sides of the triangle; or

2.  A site access point shall be determined by measuring fifteen (15) feet along the street lines and fifteen (15) feet along the edges of the driveway beginning at the respective points of the intersection. The third side of each triangle shall be a line connecting the endpoints of the first two (2) sides of each triangle. (Ord. 93-1036 § 19; Ord. 92-1041 § 1)

15.13.105 Accessory Structures

A.  Accessory structures in all residential zone classifications, except as permitted by subsection (B) of this section, including storage buildings and private garages, shall be designed to accommodate not more than four (4) cars, and shall maintain the same residential character of the primary structure with no more than one thousand (1,000) gross square feet of floor area, and an exterior height limit of twenty (20) feet to the top of the peak or gable of the roof.

B.  Accessory structures, including storage buildings and private garages, within the UL-15,000 residential zone classification, shall be no greater than two (2) times the gross square footage of the primary residence on the property (not including the area of an attached garage), and shall maintain the same residential character of the primary structure with a maximum height limit of twenty (20) feet to the top of the peak or gable of the roof; providing, however, that the maximum lot coverage pursuant to SMC 15.10.375 and 15.13.010 is not exceeded. (Ord. 98-1017 § 5; Ord. 92-1041 § 1)

15.13.107 Mixed Use in Residential Projects

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 City Center, in which case the City Center mixed use standards contained within Chapter 15.35 SMC shall apply.

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. 98-1019 § 11; Ord. 95-1016 § 49)

15.13.109 Special Design Standards for Gasoline/Service Stations

All gasoline/service stations, with or without associated convenience food marts, shall conform with the following design standards.

A.  Building Security and Site Layout.

1.  All trash enclosures shall be within a clear line of sight and be visible from the cashier station, day or night.

2.  All public phones shall be outgoing only, shall be visible from the cashier area and shall be located indoors. There shall be no outdoor locations for public phones.

3.  There shall be motion detector lighting in non-viewable areas.

4.  There shall be alarm systems on all outside doors and enunciators on interior doors/entrances.

5.  There shall be adequate lighting that does not create shadows.

6.  There shall be clear lines of sight from inside and outside the store.

B.  Landscaping. A twenty (20) foot, Type I landscape strip shall be required for all property lines adjacent to or across a public right-of-way from residential uses.

C.  Access. Access to gasoline/service stations located on corner lots may be limited to “right-in, right-out only” if warranted by site conditions or traffic patterns based on the results of a traffic study. Site conditions or traffic patterns that may warrant right-in, right-out traffic movements include, but are not limited to:

1.  Traffic volumes on adjacent rights-of-way that make left-hand turning movements a safety hazard; or

2.  Left-hand turning movements from the station that interfere with the left-hand turning movements on adjacent public rights-of-ways. (Ord. 99-1014 § 1)

15.13.110 Special Standards for the CB-C, ABC, UH-UCR and O/CM Zones

The following special standards are intended to promote integrated development and pedestrian-oriented design within the highest intensity/density areas of the City.

A.  Standards Common to the CB-C, ABC, UH-UCR and O/CM Zones. The following standards will apply to properties, except within the City Center, zoned community business that are located in the urban center (CB-C) as defined in SMC 15.10.660 and delineated on the City of SeaTac Official Zoning Map, and to all properties zoned aviation business center (ABC), office/commercial medium (O/CM), and urban high-urban center residential (UH-UCR). See Chapter 15.35 SMC for special standards specific to the City Center.

1.  Sign Standards. In addition to sign standards of Chapter 15.16 SMC for commercial or multi-family residential zones, the following special sign standards shall apply: 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. 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).

2.  Maximum Lot Coverage. Lot coverage standards as stated in the zone standards chart (SMC 15.13.010), subject to the following restrictions and incentives:

a.  Landscaping required by the code may not be counted toward the open space requirement;

b.  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;

c.  Upon finding that the request for lot coverage bonuses meet the purpose of the zone, the Planning Commission shall recommend to the City Council whether or not to accept the benefit option. The benefit options include the following:

i.  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 of Planning and Community Development and must be spent on projects consistent with an adopted City Parks and Recreation Plan.

ii. 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.

iii. 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 established upon recommendation by the Planning Commission. 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.

iv. 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.

v.  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.

vi. 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.

3.  Urban Design.

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

b.  New utility distribution lines shall be located underground, with the exception of high voltage electrical transmission lines.

c.  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.

d.  Circulation. The following circulation standards apply to all parcels in the CB-C, ABC, UH-UCR and O/CM zones, and are especially relevant to large parcels within these zones:

i.  Adjacent developments shall link open space;

ii. Pedestrian and bicycle pathways shall be integral features of the development. These pathways shall be designed to tie together different businesses. The pedestrian and bicycle pathways shall be separate from the internal roadway system. Where possible, the pedestrian and bicycle pathways shall connect to off-site pedestrian and bicycle systems;

iii. 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;

iv. 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;

v.  To promote public transit use, paved walkways and adequate lighting shall be provided between buildings and the nearest transit stop. Paved, covered passenger waiting areas with good visibility shall be provided at all transit stop locations. 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.

4.  Parking Standards. In addition to the parking standards established under Chapter 15.15 SMC, the following parking standards shall apply:

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. 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.

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

5.  Additional Development Conditions.

a.  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.

b.  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:

i.  An in-house recycling program;

ii. An on-site collection program for recyclable material.

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

6.  Other Standards Applicable. Except as specified in this section of the Zoning Code, all other relevant standards and requirements in this code shall apply.

B.  Standards Applicable to the CB-C, UH-UCR and O/CM Zones. Unless otherwise stated, the following standards will apply to properties zoned community business that are located in the urban center (CB-C) as defined in SMC 15.10.660 and delineated on the City of SeaTac Official Zoning Map and to all properties zoned office/commercial medium (O/CM), and urban high-urban center residential (UH-UCR).

1.  Maximum Front Yard Setback. The following maximum setback standards will apply to properties zoned CB-C, O/CM and UH-UCR.

a.  In addition to the minimum front yard setback specified in SMC 15.13.010, a maximum front yard setback of ten (10) feet shall be applied to new development and major redevelopment. A maximum front yard setback of ten (10) feet shall mean that the edge of the primary building shall be located no further than ten (10) feet from the

      property line.

b.  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.

c.  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.

d.  Exceptions to the maximum building setback shall be granted for:

i.  Auto sales/rentals, and other outdoor sales;

ii. Car washes;

iii. Communications facilities, including wireless telecommunications facilities;

iv. Utility substations;

v.  Auto service stations;

vi. Site designs, approved by the City Manager or designee, that are intended to enhance pedestrian convenience and activity; and

vii. Toll booths.

e.  The ten (10) foot maximum front yard setback may be waived for major redevelopment, if the property owner/applicant demonstrates to the City Manager or his designee 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.

2.  Landscaping. Except as otherwise provided in this subsection, landscaping shall be required in conformance with Chapter 15.14 SMC.

a.  Alternative Landscaping on Street Frontages in the CB-C, O/CM and UH-UCR 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, O/CM, and UH-UCR. Where the building setback is smaller than the width of the street frontage landscaping normally required for a use per SMC 15.14.060, 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.  Fifty percent (50%) of the amount of landscaping normally required along the street frontage shall be placed into plazas, roof-top gardens, and other pedestrian amenities (such as restrooms) 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 City Manager or designee.

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).

b.  Bufferyard Requirements in the ABC Zone. Bufferyard requirements shall be as stated in SMC 15.14.060 except as follows: In the ABC zone, Type III landscaping, fifteen (15) feet wide berm to conceal service areas, backs of buildings, and parking areas from street level view.

3.  Parking. The following minimum parking standard will apply to the UH-UCR zone. The minimum parking spaces required for residential units in the UH-UCR zone is one (1) space per dwelling unit. Exceptions to the minimum parking standards for “small, resident-oriented uses” may be granted in accordance with SMC 15.15.055. Visitor parking will be required in the amount of one (1) space per every three (3) dwelling units.

4.  Uses Not Allowed. The following uses will not be allowed on CB-C properties.

# 023	Golf Course	# 087	Truck Terminal
# 089	Warehouse/Storage	# 025	Drive-in Theater
# 088	Airport Support Facility	# 133	Textile Mill

5.  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 City Manager or his/her designee.