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Chapter 15.19
Design Standards For Multi-family HousingSections:
15.19.010 Repealed
15.19.060 Authority and Application
15.19.070 Purpose
15.19.080 Filing Requirements
15.19.100 Site Design and Building Orientation
15.19.110 Building Orientation with Respect to Streetscape
15.19.120 Site Layout
15.19.130 Pedestrian Circulation
15.19.140 Location of Parking
15.19.150 Driveway Entrances
15.19.160 Exterior Lighting
15.19.170 Landscaping
15.19.180 Density Calculation
15.19.200 Building Design
15.19.210 Pedestrian Building Entries
15.19.220 Character and Massing
15.19.230 Neighborhood Compatibility/Relation to Adjacent Development
15.19.240 Privacy
15.19.250 Building Security
15.19.260 Building Materials
15.19.300 Vehicular Access and Circulation
15.19.310 Vehicular Access
15.19.320 Traffic Calming
15.19.330 Buffering Adjacent to Expanded Streets
15.19.400 Design of Surface and Structured Parking
15.19.410 General Considerations
15.19.420 Design of Surface Parking Lots
15.19.430 Design of Structured Parking
15.19.500 Recreation and Open Space
15.19.510 Minimum Area Required
15.19.520 Play Space for Children
15.19.530 Location and Layout of Recreation and Open Space
15.19.540 Courtyards and Plazas
15.19.550 Maintenance
15.19.560 Cash Contribution in Lieu of On-Site Recreational Facilities
15.19.600 Incentives
15.19.610 Application of Incentives
15.19.620 Senior Housing
15.19.630 Mixture of Unit Sizes
15.19.640 Condominium/Owner-Occupied Housing
15.19.650 Underground Parking
15.19.700 Townhouse Zone
15.19.710 Townhouse Standards
15.19.750 Small Lot Single-Family
15.19.760 Small Lot Single-Family Standards
15.19.800 Multi-Family Properties in the City Center
15.19.810 Applicability
15.19.820 Increased Density in the Townhouse Zone
15.19.830 Open Space
15.19.900 Concept Illustrations
15.19.010 Purpose
Repealed by Ords. 00-1002 and 01-1031. (Ord. 92-1041 § 1)
15.19.060 Authority and Application
A. The provisions of this chapter shall apply to all multi-family development of three (3) units or more throughout the City. These standards shall supersede existing regulations elsewhere in SMC Title 15 when in conflict with this chapter.
B. The provisions of this chapter shall apply to all development meeting one (1) or more of the following thresholds:
1. All new construction requiring building permits; and/or
2. Major Redevelopment. Additions or alterations to a building or site, excluding interior-only improvements, which total fifty percent (50%) or more of the gross square footage (GSF) of the existing building(s) or site.
Only the portions of the building or site being altered or added to shall be required to integrate multi-family design standards into the design of the alteration or addition.
C. In order to provide flexibility and creativity of project designs, departures from these design standards may be permitted, subject to the approval of the Director of Planning and Community Development, providing:
1. The strict interpretation or application of these Design Standards would be inconsistent with related provisions of the Zoning Code or would be contrary to the overall goals and objectives of the Comprehensive Plan; or
2. The departure creates a project design that better meets the overall purpose and intent of the design standards. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.070 Purpose
The following design standards are intended to implement the City’s vision for multi-family housing as set forth in the City of SeaTac Comprehensive Plan. The standards serve three (3) basic purposes: to promote quality development, to increase neighborhood compatibility, and to enhance security.
A. Quality Design. A quality development is one that is functional and pleasant for its residents as well as the public. Such a development starts with an investment in quality materials that will not rapidly decay, and design that ensures ample privacy as well as amenities for residents. Well-designed environments will provide places for residents to meet and visit, open spaces located to take advantage of sunny exposures, and safe places for children to play. A high quality development will also contribute to an attractive streetscape by providing buildings with architectural detailing, entries that present themselves with an air of pride, and landscaping that adds color, texture and comfort to a neighborhood.
B. Neighborhood Compatibility. Good design also ensures neighborhood compatibility by appropriate scale and massing adjacent to existing housing. Landscaping and the careful placement of windows and balconies for privacy help to create a pleasant environment.
C. Enhanced Security. Crime Prevention Through Environmental Design (CPTED) is a concept that employs site and building design as a crime prevention strategy intended to reduce the opportunity for criminal behavior, reduce the incidence and fear of crime, reduce calls for police service, and improve the quality of life. It includes four (4) principles:
1. Natural surveillance. The arrangement of space and buildings that enables residents to observe their surroundings. Natural surveillance increases safety by allowing residents to see trespassers. Making a potential offender feel that they will be seen and reported discourages criminal behavior.
Figure 15.19.070 Windows and balconies overlooking a street contribute
to an active and safe streetscape.2. Natural access control. The placement of walkways, building entrances, fences, landscaping, and lighting to discourage access to crime targets and create the perception of risk to offenders. Natural access control enhances safety through design, which reduces or supplements the use of more costly access control such as security guards and mechanical devices.
3. Territorial reinforcement. Extending the sense of ownership from the private residence to the nearby areas outside the dwelling through physical improvements such as fencing, pavement, landscaping and lighting. Clearly defined territory deters entrance by those with criminal intent and makes their actions more visible and likely to be reported by those who recognize the territory as their own.
4. Maintenance. Ensuring that buildings and grounds are maintained for resident safety, neighborhood aesthetics, and to reflect building management. Maintenance serves as an expression of ownership and allows for continued use of the space for its intended purpose. Maintenance prevents a reduction of visibility from landscaping and obstructed or inoperative lighting. A clean and well-maintained site tells offenders that residents care about their surroundings and criminal behavior will not be tolerated.
Multi-family projects subject to the design standards in this chapter are envisioned to create developments that are good places to live. These developments will respond better to existing communities and contribute positively to the emergent urban center of the City of SeaTac. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.080 Filing Requirements
Development applications must be submitted in sufficient detail to allow review of the project in accordance with the design standards of this chapter, and other applicable provisions of this code.
In addition to existing application requirements, the following information, at a minimum, must be included as elements in every multi-family development application:
A. Site Plan. A site plan, at a scale no smaller than one (1) inch to twenty (20) feet, must show the following:
1. The location, size and finished grade of all proposed and existing on-site structures, as well as the existing topography and the grade of all public or private streets adjacent to the site;
2. A circulation plan which depicts access to the site and the vehicular, pedestrian and bicycle traffic flow on-site, as well as links with developments on adjoining parcels. Site access and circulation shall be approved by both the Director of Public Works and the Director of Planning and Community Development;
3. The location, arrangement, and total square footage of on-site recreation and open space areas;
4. The location, arrangement, and total square footage of on-site landscaping;
5. The lot lines and footprints of all structures on all parcels within two hundred (200) feet of the project;
6. Details on how all mechanical and utility rooftop equipment will be screened;
7. Photographs of the facades of buildings adjacent and across the street;
8. Measurements of light levels on adjacent properties, and proposed light levels (in footcandles) and uniformity ratios on-site.
B. For SEPA review, preliminary elevations will be accepted. For building review, a complete set of elevation drawings for proposed buildings on the project site shall be provided showing trim details, dimensions and exterior materials including roofing, siding, windows and trim. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.100 Site Design and Building Orientation
Purpose: Design multi-family sites to have both an external orientation to the streetscape, and an internal orientation to the residential environment with unifying open space and pedestrian pathways. Design emphasis should be given to the pedestrian, rather than the auto environment through placement of parking in a less prominent location (such as underground, or to the side of the building, rather than in front). Site layout should observe principles of “natural surveillance,” “natural access control” and “territorial reinforcement” by arranging circulation systems, parking areas, sidewalks, and open space to give the perception of being a residential and controlled space in which illegal activity will be observed and reported. Lighting and landscaping should allow for safety and visibility of public and semi-public areas. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.110 Building Orientation with Respect to Streetscape
Intent: Provide a building presence on the street for convenient pedestrian access, to provide “eyes on the street” and to contribute to the streetscape with visually interesting buildings.
A. Multi-family buildings shall be oriented in one (1) of the following manners:
1. In a complex with one (1) building:
a. The building shall be oriented to the public street with a prominent entrance and clear connection to the public sidewalk. The primary entrance of the building shall be located on the facade facing the street;
b. When physical site limitations such as topography; existing trees or other natural features prevent the main entrance from being located on the street-facing facade, the building may be oriented to a courtyard with a prominent pedestrian entrance and clear connection to the public sidewalk;
Figure 15.19.110 This building is located facing
the street with a prominent entrance and pedestrian
path to the sidewalk.2. In complexes with several buildings, those buildings shall be oriented in one (1) of the following manners:
a. Buildings shall be oriented to the streetscape with prominent entries and walkways connecting directly to the public sidewalk; or
b. Buildings shall be oriented to an interior courtyard, or to a cohesive system of open space and pedestrian pathways with a prominent pedestrian entry to the site and walkway connecting directly to the public sidewalk. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.120 Site Layout
Intent: Arrange buildings and open space to define territorial areas and control access.
A. Arrange the site in a cohesive and planned manner through one (1) or more of the following methods:
1. Divide large multi-building developments into several smaller usable areas, each with individually designed open space, children’s play areas, internal circulation, and parking;
2. Configure several buildings around a courtyard;
3. In a development with one (1) building, configure the building around a courtyard or create several smaller areas of open space each near a separate entry;
4. Provide a secured site with controlled auto and pedestrian access via gates with a security system.
B. Limit the number of persons accessing buildings by a common entryway.
1. The number of dwellings using a common, unsecured building entrance shall be limited to not more than four (4);
2. The number of units using the same access point shall be limited to not more than twelve (12) units in secured buildings, unless a prominent entryway and lobby are provided;
3. Provide a secured building with a prominent entryway and lobby in buildings of four (4) or more stories. A secured building is one where access is controlled by key or card key on all building entrances.
The above provisions shall be reviewed and approved by the Planning Director as satisfying the requirement of the territorial reinforcement objective. More than one (1) of the above methods maybe required if necessary to achieve the objective. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.130 Pedestrian Circulation
Intent: Enhance pedestrian safety and convenience by providing an integrated pedestrian circulation system throughout the development. Contact points between pedestrians and vehicular paths should be minimized; where necessary they should be designed to alert drivers to crossing pedestrians.
A. All developments shall feature a fully integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system.
B. Pedestrian circulation shall consist of sidewalks or designated pathways, raised or otherwise separated from parking and vehicular circulation. Sidewalks and pedestrian ways shall be a minimum of four (4) feet in width, clear of any vehicle overhangs.
C. Pedestrian entrances from the street shall be clearly defined and designed so as to be separated from and more prominent than driveways and entrances to parking garages.
D. Pedestrian paths should be visible from buildings or parking lots, and shall be designed to avoid creating “dead ends” or isolated areas. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.140 Location of Parking
Intent: Integrate parking into the development in a manner that maximizes accessibility and convenience, while ensuring that parking does not dominate the streetscape and site design. Parking located close to and visible from each unit contributes to a feeling of security. Effective parking designs include private, secured parking located within each unit, common underground parking areas that are well-designed, or surface parking located to be visible from units and connected by convenient pedestrian ways. Parking accessible from alleys, or located to the sides or rear of buildings, helps to ensure that parking does not dominate the site.
A. No parking shall be located between a building and the front property line, other than a driveway for passenger loading and off-loading only in conformance with SMC 15.19.150. Surface parking shall be located behind a building or to the side of a building.
B. Parking located next to a building and within forty (40) feet of the front property line shall not occupy more than the width of two (2) lengthwise parking stalls and one (1) travel lane, or sixty-two (62) feet, whichever is less.
C. On corner lots, no parking shall be located between the building and either of the two (2) front property lines. If a parcel abuts more than two (2) public or private streets, no parking shall be located between the building and the front property line abutting the two (2) public and/or private streets with the highest classification.
D. Parking shall either be secured or visible from surrounding units.
E. Large parking areas in multiple building developments shall be broken up into small lots related to the group of buildings served.
F. Parking may be located in the rear setback area when access is from an alley abutting the rear lot line. On corner lots, such parking may not extend into the portion of the setback area required as a front yard adjacent to the street.
G. Parking which is located below grade may be located within a required front or side setback area if situated completely below the level of the abutting sidewalk, and the required landscaping can be provided on top of the below-grade parking structure.
H. Tandem parking for parking spaces serving the same dwelling unit may be used if the parking is located within the rear setback area and gains access from an abutting alley, or when one (1) of the parking spaces is located within a private garage, and the other is located in the driveway providing access to the parking space within the private garage. Except for developments in which tandem spaces are located within the rear setback area and gain access from an abutting alley, not more than fifty percent (50%) of parking spaces within a multi-family development may be placed within a tandem configuration. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.150 Driveway Entrances
Intent: Ensure that parking does not dominate the streetscape, while allowing drop-off areas for convenience and accessibility.
Driveways serving front yard porte cochere building entries shall be as approved by the Director of Planning and Community Development, and may include a maximum of three (3) short-term parking spaces. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.160 Exterior Lighting
Intent: Lighting design should consider the appropriate placement and quantity of light to provide for security and aesthetic appreciation while avoiding glare and excessive brightness. Lighting contributes to a residential community by extending the hours of outdoor use. Common industry standards for lighting design as outlined by the industry group IESNA (Illuminating Engineering Society of North America) shall provide guidance for appropriate lighting quantity and design. Additionally, lighting levels of adjacent uses should be considered to avoid competing light levels. Maximum light levels should be considered adjacent to single-family residential areas. Lighting directed to accent landscaping or architectural features is appropriate, especially at entries.
A. Lighting standards shall be no greater than sixteen (16) feet in height, and used to illuminate surfaces intended for pedestrians or vehicles, as well as building entries. Light fixtures illuminating surfaces intended for pedestrians shall include pedestrian-scale elements a maximum of twelve (12) feet in height.
B. Exterior lighting shall be used to identify and distinguish the pedestrian walkway network from automobile circulation. Along pedestrian circulation corridors, lighting standards shall be placed between pedestrian ways and public and/or private streets, driveways or parking areas.
C. Effective lighting for pedestrian areas and pathways shall be directed toward the ground.
D. Light fixtures shall be sited and directed to minimize glare around residences.
E. Lighting shall be sited to provide visibility in common areas and building entrances, including mail kiosks, stair wells, parking garages, laundry rooms, exercise rooms, and outdoor common areas of the site. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.170 Landscaping
Intent: Provide buffering adjacent to noncompatible uses, enhance building facades, create pleasant outdoor spaces for relaxation, contribute to privacy, and help to define public from private space.
A. Landscape buffering adjacent to noncompatible uses shall be provided as specified in SMC 15.14.060.
B. Landscaping shall be used to soften the form of the building by screening blank walls and fences, terracing retaining walls, and use of foundation planting. Building facade landscaping shall be provided, as required by SMC 15.14.060.
C. Create physical separation and transition from public and semi-public to semi-private and private areas on-site through the use of entryways, gates and landscaping.
Figure 15.19.170A Defining and separating
public from semi-public and private space
contributes to both privacy and security.
Figure 15.19.170B A small half-wall or fence
maintains visibility while creating transition
between public and private space.D. Distinctive plantings shall be provided to define entries, seating areas, and provide accents in areas created by building modulation.
E. At least one (1) plaza/focal area with distinctive plantings, a minimum of two hundred (200) square feet shall be provided for each twelve (12) units.
1. Plaza/focal areas shall include a minimum of one (1) tree for each two hundred (200) square feet of required area. The plaza/focal area shall consist of at least fifty percent (50%) decorative paving, and include one (1) lineal foot of seating per each forty (40) square feet of required plaza area.
2. Such areas may count toward the required front yard landscaping requirement; provided, that the width of the required front yard landscaping may be reduced by a maximum of twenty-five percent (25%). (For instance in multi-family developments, the required twenty (20) feet of Type III street frontage landscaping may be reduced to no less than fifteen (15) feet of landscaping along the street frontage.)
F. Landscaping shall be designed and maintained to allow sight lines through the property except where this code requires Type I landscaping. Shrubs should be chosen and trimmed down to a maximum of three (3) feet in height; trees should be trimmed up to provide visual clearance below six (6) feet in height.
G. Fences more than seventy percent (70%) solid are not allowed in a front yard adjacent to the street unless the front yard is a private yard located on an arterial street. Chain link fences shall not be placed in a front yard and shall only be used elsewhere if coated or finished to prevent rust.
H. New plant materials shall be positioned in a manner that is compatible with native plants.
I. Locate stormwater facilities as elements of designed landscaping and so as not to impede pedestrian circulation. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.180 Density Calculation
Intent: Ensure appropriate densities on properties with sensitive areas.
A. The maximum allowable density for a property shall be calculated as follows:
Net Site Area/Minimum Lot Size = Maximum # of Allowed Units
B. The net site is the total site area minus any areas that are classified as one (1) of the following sensitive areas:
1. Class I, II or III wetlands;
2. Class I, II or III streams;
3. Slopes greater than forty percent (40%).
C. Buffers for the above sensitive areas shall be considered part of the net site area but shall not be built on. Development on a site with wetlands, streams, or steep slopes shall meet all Federal, State and local laws and regulations. Units shall be clustered on the developable portion of the site.
Figure 15.19.180 Net Site Area. The net site area (crosshatched in this
illustration) excludes sensitive areas, such as wetlands, but includes
sensitive area buffers.D. Example. The following example illustrates the calculation of maximum density for a sample property in the UH-900 (urban high residential) zone. The sample property is ten (10) acres in size and contains two (2) acres of wetlands and one (1) acre of wetland buffer:
Net Site Area = Total Site Area – Sensitive Areas
Net Site Area = 10 Acres – 2 Acres = 8 Acres
Net Site Area/Minimum Lot Size = Maximum # of Allowed Units
8 Acres (348,480 Square Feet) / 900 sf = 387 Units
This calculation is the maximum number of allowable units for the site. The actual number of units shall be determined by site design and must meet all required development standards of the zoning and building codes. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.200 Building Design
Purpose: Attention to building design encourages an aesthetically appealing and safe place to live. Traditional residential forms such as porches, gables, bay windows, color and texture provide human scale that contributes to a sense of ownership and comfort. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.210 Pedestrian Building Entries
Intent: Provide pedestrian entries that are prominent and highly visible from other buildings and public areas and consider safe alignments of sidewalks and paths. Elevating units a short distance above the grade contributes to privacy and security.
A. Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping.
B. Entries from parking lots should be subordinate to those related to the street.
C. Clear pedestrian paths separate from parking areas shall connect building entrances to sidewalks.
D. Townhouses and multi-family buildings shall utilize half flight-up front entries off the street, giving privacy as well as a view of the street and sidewalk. An entry raised two and one-half (2.5) feet above the grade shall be considered sufficient to meet this requirement. In units where the grade is a minimum of two and one-half (2.5) feet above the adjacent parking, sidewalk or other common areas, the half flight-up entry requirement shall be deemed to have been met.
E. The Director of Planning and Community Development may waive this requirement if half flight-up entries are not feasible or desirable in a given design, such as in senior housing, or where disabled access is required. (Ord. 01-1031 §§ 1, 3; Ord. 00-1002 § 2)
15.19.220 Character and Massing
Intent: Reduce the apparent size of new buildings and create visual interest through architectural form and detailing.
Figure 15.19.220 Architectural terms used to describe building massing concepts.
Articulation refers to the giving of emphasis to architectural elements (such as
windows, balconies, entries, etc.) that create a complementary pattern or rhythm,
dividing large buildings into smaller identifiable pieces.An interval is the measure of articulation – the distance before architectural elements repeat.
Modulation is a measured and proportioned inflexion or setback in a building’s face.
Together, articulation, modulation and their interval create a sense of scale important to
residential buildings.A. Building facades shall be articulated with architectural elements that break up long blank walls, add visual interest, and enhance the character of the neighborhood. Vertical articulation shall occur at intervals of no more than forty (40) feet.
Three (3) or more of the following methods of articulation shall be used such that the combination of features project a residential character:
1. Providing a balcony, bay window, porch, patio, deck, or clearly defined entry for each interval.
2. Providing, a lighting fixture, trellis, prominent ornamental tree or other landscape feature within each interval.
3. Providing architectural features such as setbacks, indentations, overhangs, projections, cornices, bays, canopies, or awnings. Building modulations shall be a minimum of two (2) feet in depth and two (2) feet in width. The sum of the modulation depth and modulation width shall be no less than eight (8) feet.
4. Use of material variations such as contrasting colors, brick or metal banding, or textural changes.
5. Artwork or building ornamentation.
B. A variety of modulations and articulations shall be employed. No more than four (4) consecutive uniform modulations shall be used. Buildings greater than one hundred sixty (160) feet in length shall provide a prominent central feature among the modulations.
C. Windows shall provide relief, detail and variation on the facade through the use of significant trim and architectural styling that lends human scale to the facade.
A minimum of two (2) of the following requirements for windows shall be met:
1. Window shall be accented with a drip cap, sill, and trim. The drip cap shall be a minimum of three (3) inches in height and one (1) inch in depth; sills shall be a minimum of three (3) inches in width. Trim shall be a minimum of two (2) inches in width and one (1) inch in depth;
2. Windows shall be accented through use of multiple panes;
3. Windows shall be vertically oriented with a height one and one-half (1-1/2) to two (2) times the width;
4. Windows shall be accented through the use of contrasting trim color, window boxes, or other detailing.
D. Front facades incorporating a variation in building setback shall include within the setback such architectural elements as covered or recessed building entries, plazas or courtyards, or seating and planting areas.
E. Roof lines shall be varied through two (2) or more of the following methods. The maximum roof length without a variation shall be forty (40) feet.
1. Dormers: A projection from a sloping roof that contains a window.
2. Roof Line with Architectural Focal Point: A prominent rooftop feature such as a peak, tower, gable, dome, barrel vault or roof line trellis structure.
3. Roof Line Variation: The roof line articulated through a variation or step in roof height or detail, such as:
a. Projecting Cornice: Roof line articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet.
b. Articulated Parapet: Roof line parapets shall incorporate angled, curved or stepped detail elements.
4. Pitched Roof or Full Mansard: A roof with angled edges, with or without a defined ridgeline and extended eaves.
5. Terraced Roof: A roof line incorporating setbacks for balconies, roof gardens, or patios.
F. Blank Walls.
1. “Blank walls” (building facade sections without windows or doors) greater than twenty (20) feet in length shall not be allowed along facades facing streets or public open space areas.
2. Sections of “blank walls” greater than twenty (20) feet in length along other facades shall be avoided, but if necessary due to privacy or other design considerations, shall be treated in one (1) of the following manners:
a. Install vertical trellis in front of the wall with climbing vines or other plant materials over at least seventy percent (70%) of the blank wall surface that is at the ground level, and over at least thirty (30) percent of the remainder of the blank wall surface;
b. Provide a decorative masonry pattern, or other architectural feature as approved by the Director of Planning and Community Development, over at least seventy percent (70%) of the blank wall surface that is at the ground level, and over at least thirty percent (30%) of the remainder of the blank wall surface; and/or
c. Employ small setbacks, projections, indentations, or intervals of material change to break up the wall’s surface.
In no case shall sections of blank walls forty (40) feet or more in length be allowed.
G. Building rooftops shall be designed to effectively screen mechanical equipment from street-level view through one (1) or more of the following methods:
1. A concealing roof line;
2. A terraced facade;
3. A screening wall or grillwork directly surrounding the equipment; or
4. Sufficient setback from the facade edge to be concealed from ground-level view. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.230 Neighborhood Compatibility/Relation to Adjacent Development
Intent: Achieve a compatible transition between two (2) zones of differing height, bulk and scale requirements. Consideration should be given to the scale and design of surrounding buildings to promote compatibility and complement or enhance the character of existing single-family neighborhoods.
Properties abutting a UL zone, where the UL zone has a Comprehensive Plan designation of residential low, shall incorporate the following:
A. A maximum building height of thirty-five (35) feet shall apply to portions of a structure within sixty (60) feet of a UL zone with a residential low Comprehensive Plan designation. The thirty-five (35) foot height shall be measured from the base elevation of the UL-zoned property to the midpoint of any sloped roof; provided, that if the multi-family grade elevation is higher than the single-family property, in no case shall the height of the multi-family building be limited to less than thirty-five (35) feet as measured per SMC 15.13.020(C). The base elevation of the UL-zoned property shall be determined by the average of the elevation along the common property line with the subject property opposite the proposed multi-family building(s) at right angles from the property line. The allowed height shall increase at no more than one (1) foot vertical for each foot horizontal until the maximum allowed height in the zone is reached (see Figure 15.19.230A).
B. A minimum roof pitch of six (6) feet of height for each twelve (12) linear feet of roof shall be required for all portions of multi-family buildings within sixty (60) feet of a UL zone with a residential low Comprehensive Plan designation, and for all multi-family buildings fronting on a street directly across from a UL zone with a residential low Comprehensive Plan designation.
Figure 15.19.230A Building height adjacent to a UL zone with a residential low
Comprehensive Plan designation is limited to thirty-five (35) feet for the first sixty
(60) feet, then may increase at a forty-five (45) degree angle. Height is measured
per SMC 15.13.020(C).C. A minimum side and/or rear year building setback of twenty (20) feet shall apply if the side or rear property boundaries are adjacent to a UL zone with a residential low Comprehensive Plan designation. Side/rear yard landscaping shall occupy all or part of the required building setback, as specified by land use in SMC 15.14.060.
D. Scale and massing of adjacent residential development shall be considered in the design of new multi-family development. An effective architectural fit within the neighborhood shall be achieved through similarity of design with the adjacent development in one (1) or more of the following ways:
1. Similar building proportions, including stepbacks on upper levels;
2. Similar building articulation;
3. Similar roof lines, pitches, and shapes;
4. Similar relationship to the street for entryways and setbacks; and/or
5. Similar architectural details or features such as bay windows, dormers, porches, finish materials, recessed entries, and other elements.
Figure 15.19.230B The building on the right shows how a multi-family
structure can be designed to complement an existing neighborhood
through the use of similar building modulation and setbacks. The
building on the right covers roughly the same lot area as the structure
on the left, while appearing as if it “fits” in its surroundings.(Ord. 01-1031 §§ 1, 4; Ord. 00-1002 § 2)
15.19.240 Privacy
Intent: Respect adjacent properties by locating buildings to minimize disruption of privacy. One consideration is the views from upper stories of new buildings into adjacent private yards, especially in less intensive zones. Buildings should also be designed so that units within a development have appropriate private space.
A. Building design shall incorporate the following elements:
1. Stagger windows to avoid alignment with adjacent windows;
2. Reduce the number of windows and decks on the buildings overlooking private yards of neighboring properties; and
3. Use landscaping and open space to enhance privacy. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.250 Building Security
Intent: Provide for safety in the design of building doors and windows, hallways and common areas.
A. Ground floor bedroom windows of residential units shall be separated from the sidewalk and public areas in one (1) of the following manners:
1. The ground floor shall be raised above ground level a minimum of four (4) feet and pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows;
2. Pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows, and windows shall be screened with decorative metal grating providing a fifty percent (50%) to seventy percent (70%) screen and landscaping providing filtered screening. Dense landscaping, such as hedges, shall not be used in front of windows.
B. Exterior access corridors shall not be located directly adjacent to dwelling windows on upper floors.
C. Windows on street-front facades shall be provided to allow views of the street.
D. Common areas shall be designed for visibility and security.
1. Windows and lighting shall be sited to provide visibility of common areas, including mail kiosks, stair wells, parking garages, laundry rooms, exercise rooms, and other common areas of the site.
2. Doors between common areas shall have through-door viewers with a minimum one hundred eighty (180) degree viewing range, or windowpanes.
3. Common areas shall have more than one (1) exit.
E. Dumpsters and recycling containers shall be conveniently located for residents, and be screened in a manner that allows sufficient visibility to prevent hiding places for unwanted persons.
F. The following items are minimum security requirements for door and window treatment for residential units:
1. For all exterior doors and doors leading from individual units into common areas:
a. Solid-core wood doors or metal doors;
b. Through-door viewers with a minimum one hundred eighty (180) degree viewing range;
c. Single-cylinder deadbolts extending a minimum of one (1) inch into the frame;
d. Security strikeplates a minimum of three and one-half (3-1/2) inches in height mounted with screws a minimum of three (3) inches in length;
e. Double locks on sliding doors;
2. Double locks on ground floor and sliding windows.
These items shall be inspected and approved by the City of SeaTac Crime Prevention Officer prior to issuance of a certificate of occupancy. The City of SeaTac Crime Prevention Officer may approve alternate designs that provide a similar degree of security. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.260 Building Materials
Intent: Add visual interest and contribute to human scale through texture, color and detailing. Materials should be durable so that the development will continue to be an attractive part of the community over time.
A. Quality, durable materials that add visual interest shall be used in building design.
1. Color and materials shall be varied in projects as follows:
a. In multi-building projects, colors or materials shall be varied from structure to structure to differentiate between buildings, and provide variety and individuality;
b. Colors and materials shall be used to visually reduce the size of buildings that are larger than others in the neighborhood, through:
i. Contrasting trim detailing;
ii. Contrasting shades or colors to distinguish the ground from upper floors, or one (1) section of building from another;
c. Bright or intense colors should be reserved for accent or trim.
2. A color and materials board shall be submitted and approved prior to permit approval.
B. Materials that have a track record of installation difficulties or lack of durability shall be subject to provision of warranty information from manufacturers and installers, and provision of a maintenance bond or letter of credit for a period of three (3) years. Building materials with a history of problems with installation and rapid decay may be disallowed. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.300 Vehicular Access and Circulation
Purpose: Vehicular access and circulation should emphasize the safety of pedestrians, enhance the streetscape in the neighborhood and minimize the traffic impact of new developments on existing neighborhoods. (Ord. 01-1031 § 1; Ord. 00-1002 § 2)
15.19.310 Vehicular Access
Intent: Facilitate access that provides adequate capacity while reducing curb cuts and providing for pedestrian safety.
A. Access to multi-family developments shall be from a major or minor arterial wherever possible.
