Chapter 15.25
Development Standards – AVO and AVC Airport Zones

Sections:

15.25.010 Purpose

15.25.020 Authority and Application

15.25.030 Administration

15.25.040 Interpretation

15.25.050 Public Notice

15.25.060 Rezoning

15.25.070 Definitions

15.25.080 Zones and Map Designations Established

15.25.090 Zone Classification Use Chart

15.25.100 AVO/AVC Zone Classification Standards

15.25.110 Setback Standards

15.25.120 Lot Coverage

15.25.130 Height Restrictions

15.25.140 Setback Projections

15.25.150 Parking and Circulation

15.25.160 Signage

15.25.170 Illumination (Light/Glare)

15.25.180 Landscape Standards

15.25.190 Design Guidelines

15.25.200 Environmentally Sensitive Area Standards

15.25.010 Purpose

The purpose of this chapter is to coordinate the City’s zoning with the Port of Seattle’s Master Plan for the Seattle-Tacoma International Airport; to implement the interlocal agreement (ILA) between the Port of Seattle and the City of SeaTac, dated September 4, 1997; to establish a mutual and cooperative system for exercising their respective statutory authorities; and to standardize the uses and development standards for property along the perimeter of the airport. (Ord. 98-1001 § 5)

15.25.020 Authority and Application

A.  The provisions of this chapter shall apply to all properties within the City of SeaTac owned or proposed to be owned by the Port of Seattle under the Airport Master Plan (updated August 1, 1996), and related to either aviation operations or aviation commercial uses, as specified in the ILA.

B.  Port of Seattle development standards as referenced by the term “Port standards apply” are those contained in the Port of Seattle’s Regulations for Airport Construction (RAC), 1996 Edition. City of SeaTac development standards are those contained in the SeaTac Municipal Code as of April 30, 1997. (Ord. 98-1001 § 5)

15.25.030 Administration

A.  The City shall administer this chapter consistent with the terms of the ILA and other City ordinances. For non-Port owned property covered by this chapter, the City shall have authority to hold public hearings and make recommendations and decisions on development proposals.

B.  The Port of Seattle shall have the authority to hold public hearings and make recommendations and decisions on development proposals and appeals for proposed uses on Port-owned property, subject to the provisions of the ILA. The City’s zone classification use chart implements the agreed land uses that are set forth in ILA Attachment A-2. (Ord. 98-1001 § 5)

15.25.040 Interpretation

A.  Where changes are proposed to or uncertainties exist as to the location of the zone boundaries or other provisions of this chapter, the procedures contained in the ILA regarding joint consultation and/or dispute resolution shall apply.

B.  For proposed developments that are not listed as “permitted” in the zone classification use chart of this chapter, the provisions of this title shall apply, except as otherwise stated in the ILA. (Ord. 98-1001 § 5)

15.25.050 Public Notice

A.  Except as specified in Section 2.3.1.2 of the ILA, proposed uses that are specifically listed as “permitted” in the zone classification use chart of this chapter shall be subject to Port requirements for public notice otherwise contained in the SeaTac Municipal Code.

B.  The Port shall provide a “project notice” to the City for each proposed action by the Port using the format set forth in the ILA, Attachment A-3 (including a full description of compliance with pre-approved development standards). Such notice shall be sent as early as possible, in any event no later than the Ports’ preparation of a SEPA checklist for the project or the Port’s determination the action is not covered by SEPA (e.g., categorical exemption). (Ord. 98-1001 § 5)

15.25.060 Rezoning

Except as specified in the interlocal agreement (ILA), the proposed rezoning of property under this chapter shall be subject to the provisions of this title. (Ord. 98-1001 § 5)

15.25.070 Definitions

Borrow/Surface Mining Operations: The mining, extraction, or excavation of rock, stone, gravel, sand, earth, and other such minerals for removal and use off-site, including transporting minerals to and from the mining site. (Ord. 01-1027 § 1; Ord. 98-1001 § 5)

15.25.080 Zones and Map Designations Established

In order to accomplish the purposes of the code, the following zone classifications and zoning map symbols are established:

Zone	Map Symbol
Aviation Operations	AVO
Aviation Commercial	AVC

A.  Aviation Operations (AVO). The purpose of this zoning designation is to provide for safe and efficient commercial aviation operations and support, together with security, access, the needs and convenience of the traveling public, and the handling of air cargo. Note: those properties in the aviation operations zone that were formerly designated “Business Park” as indicated on map Attachment A-6 of the ILA are subject to certain development standards as provided for in Attachment A-4 of the ILA.

B. Aviation Commercial (AVC). The purpose of this zoning designation is to allow for development that provides support to operations of the airport, the traveling public, and air cargo, and for other development that provides economic benefit to the airport and the City of SeaTac while maintaining compatibility with airport operations and activities. Note: those properties in the aviation commercial zone that were formerly designated “Business Park” as indicated on map Attachment A-6 of the ILA are subject to certain development standards as provided for in Attachment A-4 of the ILA. (Ord. 98-1001 § 5)

15.25.090 Zone Classification Use Chart

If this chart does not specify that a proposed land use is permitted, then the proposed land use shall be considered a prohibited land use within the airport zones. This chart may be amended in accordance with the provisions of the ILA.

	LAND USE	ZONE CLASSIFICATION
		AVO	AVC
PERMITTED PRINCIPAL USES
1A	Runways, Taxiways, and Safety Areas	P
2A	Aircraft Ramp and Parking Areas	P
3A	Airfield Lighting	P
4A	Aviation Navigation, Communication and Landing Aids for Airport and Aircraft Operations	P	P
5A	Airfield Control Towers and FAA Air Traffic Control Facilities	P
6A	Meteorological Equipment	P	P
7A*	Communications Equipment	P	P
8A	Designated Airfield Safety Areas, Clear Zones and Runway Protection Zones	P	P
9A	Aircraft Runup Areas	P
10A	Airport Access Roadways and Public Transportation Facilities	P	P
11A	Airfield Infrastructure and Utilities Serving Uses Permitted in Zone	P	P
12A	Infrastructure and Utilities Serving Other Zones or Areas	P	P
13A	Aircraft Fueling Systems	P
14A	Airfield Crash/Fire/Rescue (ARFF) Facilities, Including Staff Quarters and Offices	P
15A	Other Aviation Activities or Facilities Whose Location is Fixed by Function by FAA Requirements	P	P
16A	Passenger Terminal Facilities	P(1)
17A*	Hotel Facilities	P(2)	P(3)
18A*	Parking for Public and Employees	P	P
19A	Access, Parking, Transfer and Holding Areas, Intermodal Connections for Public Transit, High Capacity Transit, Buses, Taxis, Shuttles, and Other Forms of Transportation	P	P
20A*	Passenger Vehicle Rental, Including Parking, Service and Preparation, and Customer Facilities	P	P
21A	Air Cargo Aircraft Loading and Unloading	P
22A	Air Cargo Warehousing and Customer Service Facilities	P	P
23A	Flight Kitchens	P	P
24A*	Offices and Work and Storage Areas for Airline and Aviation Support	P	P
25A*	Facilities for the Maintenance of Aircraft	P
26A	Facilities for the Maintenance of Airline and Airfield Equipment	P	P(4)
27A	Facilities for the Maintenance of Airport and Airfield Facilities	P	P(4)
28A*	Heavy Equipment Maintenance	P
29A	Heavy Equipment Parking and Storage	P
30A	Parking and Storage for Airline and Airfield Ground Service Equipment (GSE), Excluding the Parking and Storage of Heavy Equipment		P
31A*	Conference Facilities		P
32A	Wholesale Sales and Distribution Facilities		P
33A	Retail Sales and Distribution Facilities		P
34A*	Warehousing and Distribution Facilities		P(5)
35A*	Manufacturing: Furniture/Fixtures		P(6)
36A*	Biomedical Product Facility		P(6)
37A*	Manufacturing: Computer/Office Equipment		P(6)
38A*	Manufacturing: Electronic Assembly		P(6)
39A*	Manufacturing: Aerospace Equipment		P(6)
40A*	Misc. Light Manufacturing		P(6)
41A*	Self-Service Storage		P(6)
42A*	Public Parks, Trails or Viewpoints	P(7)	P(7)
42.1A	Borrow/Surface Mining Operations	P(8)	P(8)
ACCESSORY USES
43A	Airfield Service Roads and Access Improvements	P	P
44A	Airfield Security Facilities such as Fencing, Gates, and Guard Stations	P	P
45A	Parking and Storage for Airline and Airfield Ground Service Equipment (GSE)	P
46A	Inter/Intra Terminal Transfer Facilities for People, Baggage, and Cargo	P	P
47A	Office and Staff Facilities to Serve Permitted Uses	P	P
48A	Employee Support Facilities such as Cafeterias, Locker Rooms, Rest Areas, Restrooms and Exercise Areas	P	P
49A*	Temporary On-Site Hazardous Waste Treatment and Storage Facility	P

* Designates a use that is not exclusive to the AVO and AVC zones.

(1)    Including accessory uses approved in the ILA.

(2)    Limited to hotel facilities immediately adjacent and providing direct physical access to passenger terminal facilities.

(3)    Hotel convention facilities are an allowed associated use.

(4)    Excluding maintenance of heavy equipment (e.g., fuel tanks, runway snowplows).

(5)    Excluding truck terminals.

(6)    Provided that the use conforms with the requirements of SMC 15.13.111(A).

(7)    The following special conditions shall apply to any AVO and AVC zone areas which are designated for public access parks, trails, or viewpoints:

 •      Public access or recreational uses shall be limited as necessary to assure compatibility with airport and aviation activities. If use of Port-owned property by the public for access and recreation is permitted, it shall be considered compatible with airport operations, including noise and other impacts, and shall not establish a recreation use or other public activity under the U.S. Department of Transportation 4(f) provisions.

 •      Public use and access shall be generally of low intensity. Density guidelines for numbers of people may be established by the Port and FAA, with input from the public and City of SeaTac.

 •      Public use and access shall be subject to the requirements and needs of airport and aviation activities, including security, as determined by the Port and/or the FAA.

(8)    Subject to best management practices (BMPs) and the protection of adjacent properties, on a case-by-case basis, as agreed upon in advance between the City and the Port of Seattle. In no case shall a public parking lot be allowed as a use in a former borrow or surface mining operation.

(Ord. 01-1027 § 2; Ord. 98-1001 § 5)

15.25.100 AVO/AVC Zone Classification Standards

Development standards not addressed in this chapter shall conform to the Port of Seattle’s Regulations for Airport Construction (RAC). (Ord. 98-1001 § 5)

15.25.110 Setback Standards

Port standards apply, with the following exception: for properties fronting International Boulevard, the Port shall be required to coordinate development to City setback standards; provided the standards are consistent with the Port’s safety and security requirements. (Ord. 98-1001 § 5)

15.25.120 Lot Coverage

Port standards apply, with the following exception: for properties within the City’s current (1997) business park zone, the City’s requirements for twenty-five percent (25%) pervious surface shall apply. (Ord. 98-1001 § 5)

15.25.130 Height Restrictions

Port standards apply. (Ord. 98-1001 § 5)

15.25.140 Setback Projections

Port standards apply. (Ord. 98-1001 § 5)

15.25.150 Parking and Circulation

A.  For non-aviation development, such as the Bai Tong Restaurant or the SeaFirst Bank, City parking requirements shall apply.

B.  For the Port’s existing parking garages and any new parking garages, the Port’s parking standards shall apply.

C.  For aviation-related development that will not be using the Port’s remote employee parking lots, City parking requirements will be applied, except in case where:

1.  Work sites have multiple work shifts over a twenty-four (24) hour period.

2.  Where employees have reasonable access to alternative, non-SOV modes as shuttle vans, buses, taxis, HOVs, or walking.

D.  When one or both of these conditions exist, the City and Port will meet and decide on parking standards on a case-by-case basis.

E.  For aviation-related development that will use the Port’s remote airport employee parking lots, the Port’s parking requirements will apply. (Ord. 98-1001 § 5)

15.25.160 Signage

Port standards apply. (Ord. 98-1001 § 5)

15.25.170 Illumination (Light/Glare)

Port standards apply. (Ord. 98-1001 § 5)

15.25.180 Landscape Standards

A.  General Standards.

1.  Perimeter Landscaping. Port standards apply.

2.  Loading Bay Landscaping. Port standards apply.

3.  Surface Parking Lot Landscaping. Port standards apply.

4.  Service Area Landscaping. Port standards apply.

5.  General Landscape Requirements.

a.  Deciduous trees shall have a diameter (caliper) of at least two (2) inches measured four (4) feet above the ground at the time of planting.

b.  Evergreen (broadleaf or conifer) trees shall be at least eight (8) feet in height measured from treetop to the ground at the time of planting.

c.  Shrubs shall be at least twenty-four (24) inches high or wide at the time of planting and shall be a minimum two (2) gallon rootball size.

d.  Groundcovers shall be planted and spaced to result in total coverage of the landscape strip within one (1) year. Groundcovers shall be planted at a maximum of twenty-four (24) inches on center or as approved by the city.

e.  If fences, hedges or other architectural designs are used along street frontage, they shall be placed inward of the landscape strip. Opening shall be provided to accommodate pedestrian circulation requirements.

f.  Berms shall not exceed a slope of three (3) horizontal feet to one (1) vertical foot (3:1).

B.  Landscape Standards for Aviation Operations – Business Park and Aviation Commercial – Business Park.

1.  Perimeter Landscaping.

a.  Perimeter landscaping shall be located along the property lines of a lot and shall include:

i.  A minimum twenty (20) foot wide landscape strip adjacent to public rights-of-way consisting of the following:

(A) A mix of evergreen and deciduous trees and shrubs spaced to create a filtered screen within three (3) years;

(B) At least fifty percent (50%) deciduous trees and at least thirty percent (30%) evergreen trees;

(C) Evergreen trees spaced no more than fifteen (15) feet on center;

(D) Deciduous trees spaced no more than twenty (20) feet on center;

(E) Groundcover.

ii. A minimum twenty (20) foot wide landscape strip adjacent to residential zoned properties consisting of the following:

(A) A solid wall of trees and/or a dense hedge with a mix of deciduous and evergreen trees placed to form a continuous screen within three (3) years;

(B) At least seventy percent (70%) evergreen trees;

(C) Evergreen trees spaced no more than fifteen (15) feet on center;

(D) Deciduous trees spaced no more than twenty (20) feet on center;

(E) Evergreen shrubs spaced no more than four (4) feet apart and to achieve a height of six (6) feet within three (3) years;

(F) Groundcover.

2.  Loading Bay Landscaping. Loading bays shall be fully screened from residential properties or adjacent rights-of-way using one or a combination of the following methods unless there is conflicting guidance from the FAA or airport security:

a.  Orient the building design and layout to screen to loading bays from adjacent residential properties and rights-of-way;

b.  Provide twenty (20) feet of Type I landscaping as specified in SMC 15.14.030 between subject property and adjacent residential properties and rights-of-way. Incorporate into the landscape buffer either a minimum six (6) foot high decorative fence or landscape berm, as approved by the Port of Seattle.

3.  Surface Parking Lot Landscaping.

a.  Surface parking lot landscaping shall provide shade and visual relief, and maintain clear site lines within parking areas. Interior landscaping within surface parking lots shall be a minimum of ten percent (10%) of the interior parking lot including parking spaces and drive aisles.

b.  Parking area landscaping shall consist of:

i.  Canopy type trees or broadleaf evergreen trees, evergreen shrubs and a mix of evergreen and deciduous groundcovers planted in wells, raised planters or parking strips;

ii. Shrubs that do not exceed a height of four (4) feet at maturity;

iii. Planting contained in:

(A) Planting wells or parking strips having an area of at least seventy-five (75) square feet and with a narrowest inside dimension of at least five (5) feet in width; or

(B) Planters with a maximum dimension of five (5) feet in length and width;

iv. Planting wells or strips which each contain at least one (1) tree;

v.  Groundcover;

vi. Street frontage landscaping can be located in front of or behind the sidewalk.

c.  In lieu of the above plantings located within the paved parking areas, landscaping may consist of a landscaped buffer which functions as a visual separator between the parking area and non-airport property. Plant materials within the alternative landscape buffer shall be of the same type, size, number and area as needed to comply with subsections (B)(3)(b)(i) through (vi) of this section.

4.  Service Area Landscaping.

a.  Service area landscaping provides screening of outdoor storage and dumpster areas, and provides visual relief while maintaining clear sight lines of the airport operation area (AOA) security fence.

b.  Service area landscaping shall consist of:

i.  A “see-through” buffer which functions as a partial visual separator to soften the appearance of loading and service areas. “See-through” buffering is intended for use between public streets and airport-related service areas located adjacent to the AOA security fence;

ii. A mix of canopy type deciduous trees, evergreen trees, broadleaf evergreen trees and shrubs spaced to create a continuous canopy within ten (10) years;

iii. At least seventy percent (70%) deciduous trees;

iv. Trees spaced no more than twenty-five (25) feet on center;

v.  Shrubs that do not exceed a height of three (3) feet at maturity;

vi. Berms shall not exceed a slope of three (3) horizontal to one (1) vertical foot (3:1);

vii. Landscaping located a minimum of five (5) feet away from the AOA security fence;

viii. Grass ground covering.

c.  Exceptions to Service Area Landscaping.

i.  Airport-related uses located within the AOA or where landscaping is restricted by either federal regulations or the airport security plan; and

ii. Surface parking areas located within or directly adjacent to the AOA.

5.  General Landscape Requirements.

a.  Deciduous trees shall have a diameter (caliper) of at least two (2) inches measured four (4) feet above the ground at the time of planting.

b.  Evergreen (broadleaf or conifer) trees shall be at least eight (8) feet in height measured from treetop to the ground at the time of planting.

c.  Shrubs shall be at least twenty-four (24) inches high or wide at the time of planting and shall be a minimum two (2) gallon rootball size.

d.  Groundcovers shall be planted and spaced to result in total coverage of the landscape strip within one (1) year. Groundcovers shall be planted at a maximum of twenty-four (24) inches on center or as approved by the city.

e.  If fences, hedges or other architectural designs are used along street frontage, they shall be placed inward of the landscape strip. Opening shall be provided to accommodate pedestrian circulation requirements.

f.  Berms shall not exceed a slope of three (3) horizontal feet to one (1) vertical foot (3:1). (Ord. 98-1001 § 5)

15.25.190 Design Guidelines

Port of Seattle design guidelines apply to all development within the AVO and AVC zones, except that City of SeaTac design standards as listed under SMC 15.13.111(G) shall also apply to all properties formerly designated as “Business Park” as provided for in Attachment A-4 of the ILA. (Ord. 98-1001 § 5)

15.25.200 Environmentally Sensitive Area Standards

A.  The City’s sensitive areas regulations and standards, as they existed on September 4, 1997, shall apply to Port of Seattle land uses except as noted below. The City’s standards and regulations shall be applied or modified in recognition of federal regulations or provisions affecting airports.

B.  The following are exempt from the City’s sensitive area provisions; provided, that they conform to the mitigation measures set forth in the Port Master Plan Final EIS and Final Supplemental EIS:

1.  The third runway;

2.  Miller Creek stream relocation as shown in the Port’s Section 404 Corps Permit Application (ILA-Exhibit C, Section 15.2);

3.  Port Master Plan projects without an asterisk (*) in Attachment A-1 of the ILA. (Ord. 98-1001 § 5)