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Chapter 15.35
Special Standards for the City Center*Sections:
15.35.010 Purpose
15.35.020 Authority and Applications
15.35.030 Development Plan – Filing Requirements
15.35.100 City Center Use Charts
15.35.110 Residential Uses
15.35.120 Recreational/Cultural Uses
15.35.130 General, Educational, Health Services Uses
15.35.140 Government/Office, Business Uses
15.35.150 Retail/Commercial Uses
15.35.160 Manufacturing Uses
15.35.200 Circulation
15.35.210 Vehicular Circulation Requirements
15.35.220 Pedestrian Circulation Requirements
15.35.300 Site Planning and Building Orientation
15.35.310 Building Placement/Setbacks
15.35.320 Development Abutting Two (2) or More Street Frontages
15.35.330 Relation to Adjacent Development
15.35.335 The Layout and Width of Streetfront Pedestrian Zone
15.35.340 Driveway Entrances
15.35.345 Exterior Lighting
15.35.350 Projects on or Near the Edge of a UL or UM Residential Zone
15.35.400 Open Space and Amenities
15.35.410 Minimum Open Space Area Required
15.35.420 Front Yard Open Space
15.35.430 Incorporating Bow Lake as a Focal Point
15.35.500 Building Design
15.35.510 Ground Floor Transparency Requirements
15.35.520 Pedestrian Building Entries
15.35.530 Treatment of Blank Walls
15.35.540 Roof Lines
15.35.550 Rooftop Equipment
15.35.560 Character and Massing
15.35.570 Pedestrian Weather Protection Along Building Facades
15.35.600 Mixed Use Development Standards
15.35.610 Definition of Mixed Use
15.35.620 Ground Floor Uses in Mixed Use and/or High Capacity Transit Facility Projects
15.35.700 Multi-Family Development Standards
15.35.710 Repealed
15.35.720 Repealed
15.35.730 Repealed
15.35.800 Parking Standards
15.35.810 Maximum Parking Requirements
15.35.820 Surface Parking
15.35.830 Encouraging the Joint Use of Driveways and Parking Areas
15.35.840 Surface Parking Lot Landscaping and Treatment of Perimeter
15.35.850 Pedestrian Circulation Through Parking Lots
15.35.900 Parking Structures
15.35.910 Parking Structure Design
15.35.915 Parking Structure Placement and/or Setbacks
15.35.920 Parking Structure Character and Massing
15.35.930 Minimizing Views Into the Parking Structure Interior
15.35.940 Parking Floors Located Under or Within Buildings
15.35.945 Ground Floor Uses in Parking Structures
15.35.950 Parking Bonus Incentive Program
* Prior legislation: Ord. 98-1019.
15.35.010 Purpose
A. The following special standards are intended to implement the City’s vision for a City Center/central business district as set forth in the City of SeaTac Comprehensive Plan, by promoting integrated development and pedestrian-oriented design, a diversity of uses within close proximity, a linked series of open spaces, and a focal point for community identity.
B. Each standard includes examples and illustrations of ways in which the intent of the standard could be achieved. The graphic illustrations are meant to be examples, and not the only acceptable means to accomplishing the intent of the illustrated standards. Applicants and project designers are encouraged to consider designs, styles and techniques not pictured in the examples that fulfill the intent of the design standard. (Ord. 99-1050 § 8)
15.35.020 Authority and Applications
A. The provisions of this chapter shall apply to the City Center area of the urban center as delineated in the City Center Area Map (see Figure 15.35.020 at the end of this section). Within the City Center, Chapter 15.35 SMC shall supersede existing regulations in SMC 15.13.110 and 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 City Center special standards into the design of the alteration or addition. Project applicants proposing additions or alterations to a building or site conforming to the above criteria for major redevelopment shall arrange a pre-design meeting with planning staff prior to meeting with the Development Review Committee in order to establish those design standards applicable to the proposed addition or alteration.
C. In order to provide flexibility and creativity of project designs, departures from these special standards may be permitted (except to SMC 15.35.810 and 15.35.950), subject to the approval of the Director of Planning and Community Development:
1. If the strict interpretation or application of these special standards would be inconsistent with related provisions of the Zoning Code or would be contrary to the overall purpose or intent of City goals and objectives for the City Center or Comprehensive Plan; or
2. If it can be shown that the overall project design and feasibility can be improved.
D. In order to provide flexibility, to permit creativity of design, style, and technique, and to provide for phased development and interim uses, Development Agreements may be entered into by and between the City and property owners or developers, pursuant to RCW 36.70B.170 through 36.70B.200; provided, that the terms of any such development agreement shall be consistent with the purpose and intent of this chapter. Special conditions or exemptions established for a particular site or project through a development agreement shall include criteria or date for the termination of any such agreement.
E. Single-family homes are exempt from the provisions of this chapter. In addition, the following zoning designations and related land uses are exempt from the provisions of this chapter:
1. Urban low (UL);
2. Aviation operations (AVO) and aviation commercial (AVC).
F. Development and application of these standards, where applicable, shall be consistent with the interlocal agreement (ILA) between the City of SeaTac and the Port of Seattle, adopted September 4, 1997.
G. Standards for high capacity transit facilities, as identified in Chapter 15.36 SMC, shall apply to all applicable development within the City Center area.
Figure 15.35.020
(Ord. 99-1050 § 8)
15.35.030 Development Plan – Filing Requirements
Development applications must be submitted in sufficient detail to allow review of the project in accordance with the special standards of this chapter, SEPA requirements, 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 City Center 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 useable open space areas, as specified in SMC 15.35.410 through 15.35.430;
4. Links to open spaces and landscaped areas on adjacent parcels;
5. The lot lines and footprints of all structures on all parcels within two hundred (200) feet of the boundaries of the project parcel; and
6. Provide details on how all mechanical and utility rooftop equipment will be screened.
B. Building Elevations. For SEPA review, preliminary elevations will be accepted. A complete set of elevation drawings for proposed buildings on the project site showing trim details, dimensions and exterior materials including roofing, siding, windows and trim will be necessary for design review. (Ord. 99-1050 § 8)
15.35.100 City Center Use Charts
15.35.110 Residential Uses
ZONES:
P – Park
ABC – Aviation Business Center
UM – Urban Medium Density
I – Industrial/Manufacturing
UH – Urban High Density
O/CM – Office/Commercial Medium
UH-UCR – Urban High-Urban Center Residential
O/C/MU – Office/Commercial/Mixed Use
NB – Neighborhood Business
T – Townhouse
CB-C – Urban Center
P – Permitted Use; C – Conditional Use Permit
USE #
LAND USE
ZONES
P
UM
UH
UH-UCR
NB
CB-C
ABC
I
O/CM
O/C/MU
T
RESIDENTIAL USES
001
Single-Family
P(1,7,8, 11)
P(11)
P(11)
001.1
Single Attached Dwelling Unit
P
P
P
P
002
Duplex
P
P
P
C
P
P
003
Townhouses
P
P
P
C
P
P
P
P
P
004
Multi-Family
P
P(10)
P(10)
C
P(9)
C(9)
P(9)
P(9)
005
Senior Citizen Multi
P
P
P
C
P
P
P
P
006
Manufactured/Modular Home
P(8)
006.1
Mobile Home (non-HUD)
007
Bed and Breakfast/Guesthouse
P(2)
P(2)
P(2)
P(2)
P(2)
P(2)
008
Community Residential Facility I
P(3)
P(3)
P(3)
P(3)
P(3)
P(3)
P(3)
P(3)
P(3)
008a
Community Residential Facility II
P
P
C
P
P
P
P(9)
008b
Transitional Housing
C(12)
C(12)
P(12)
P(12)
C(12)
010
Rest/Convalescent Center/
Nursing Home
P
P
P
P
P
011
Mobile Home Park
C(4)
C(4)
C(4)
P
013
College Dormitory
C
P
P
P
P(6)
P
ACCESSORY USES
018
Home Occupation
P(6)
P(6)
P(6)
P(6)
P(6)
P(6)
P(6)
P(6)
019
Shed/Garage
P(5)
P(5)
P(5)
(1) Accessory living quarters permitted with the following restrictions (Ref. SMC 15.10.016):
a. No more than forty-five percent (45%) of the total square footage in the main dwelling unit;
b. Must be contained within the primary dwelling or significantly attached to the primary dwelling;
c. Primary dwelling must be owner-occupied;
d. Kitchen permitted as component.
(2) Standards for Bed and Breakfast:
a. Number of guests limited to six (6), with no more than three (3) bedrooms;
b. Parking area for three (3) nonresident vehicles, and screened;
c. Proof of King County Health Department approval;
d. Breakfast is only meal served for paying guest.
(3) Standards for Community Residential Facilities I:
a. No more than five (5) nonsupport people, unless as modified pursuant to requirement (3)(e)**;
b. No more than two (2) support people**;
c. Any parking space in excess of two (2) shall be screened and not visible from public streets;
d. In UL zone, house shall be a single-family structure compatible with the surrounding area; in UM zone, house shall maintain residential character;
e. Reasonable accommodation shall be made for persons with disabilities as required by state and federal law. See SMC 15.12.018 for accommodation procedure.
**(a) and (b) do not apply to state-licensed adult family homes and foster family homes.
(4) A park outside established or proposed mobile home park zone is permitted after approval through the CUP process.
(5) Limited to one thousand (1,000) gsf and a twenty (20) foot height limit (highest point).
(6) See Chapter 15.17 SMC for standards and limitations.
(7) Efficiency unit permitted within primary dwelling, not exceeding twenty-five percent (25%) of gross square feet of dwelling.
(8) See Chapter 15.26 SMC for additional development standards.
(9) Permitted only as part of a mixed use development, as described in SMC 15.35.620, and arranged on-site as described in SMC 15.35.610.
(10) Ground floor retail/commercial or service uses, as described in SMC 15.35.620, are allowed, but not required in the UH and UH-UCR zones.
(11) Small lot single-family development allowed subject to design standards specified in SMC 15.19.760.
(12) Must have adequate on-site and program management, and satisfactory written policies and procedures, including those describing tenant selection, assistance, denial or termination, and housing safety standards. Screening must not allow as residents persons who have been classified as Class III sexual offenders.
(Ord. 01-1031 § 1; Ord. 01-1011 § 4; Ord. 00-1002 § 5; Ord. 99-1050 § 8)
15.35.120 Recreational/Cultural Uses
ZONES:
P – Park
ABC – Aviation Business Center
UM – Urban Medium Density
I – Industrial/Manufacturing
UH – Urban High Density
O/CM – Office/Commercial Medium
UH-UCR – Urban High-Urban Center Residential
O/C/MU – Office/Commercial/Mixed Use
NB – Neighborhood Business
T – Townhouse
CB-C – Urban Center
P – Permitted Use; C – Conditional Use Permit
USE #
LAND USE
ZONES
P
UM
UH
UH-UCR
NB
CB-C
ABC
I
O/CM
O/C/MU
T
RECREATIONAL/CULTURAL USES
022
Community Center
P
C
P
P
P
P
P
P
P
C
023
Golf Course
P
024
Theater
P(2)
P
P
P
P
025
Drive-In Theater
026
Stadium/Arena
C
C
C
C
027
Amusement Park
C(1)
C
C
028
Library
P
C
P
P
P
P
P
P
C
029
Museum
C
C
P
P
P
P
P
030
Conference/Convention Center
P
P
P
P
P
031
Cemetery
C
C
C
C
C
P
032
Private/Public Stable
P
033
Park
P
P
P
P
P
P
P
P
P
P
P
034
Church
C
P
P
P
P
P
P
P
C
035
Church Accessory
C(2)
C(2)
P(2)
P
P
P
P
P
C(2)
036
Recreational Center
P
P
P
P
P
P
P
P
P
036.5
Health Club
C(2)
P
P
P
P
P(2)
P
P
037
Arcade (Games/Food)
P
P(2)
P(2)
P
P
P(2)
P(2)
P(2)
(1) Site must be adjacent to an improved arterial.
(2) Accessory to primary use not to exceed twenty percent (20%) of primary square footage.
(Ord. 99-1050 § 8)
15.35.130 General, Educational, Health Services Uses
ZONES:
P – Park
ABC – Aviation Business Center
UM – Urban Medium Density
I – Industrial/Manufacturing
UH – Urban High Density
O/CM – Office/Commercial Medium
UH-UCR – Urban High-Urban Center Residential
O/C/MU – Office/Commercial/Mixed Use
NB – Neighborhood Business
T – Townhouse
CB-C – Urban Center
P – Permitted Use; C – Conditional Use Permit
USE #
LAND USE
ZONES
P
UM
UH
UH-UCR
NB
CB-C
ABC
I
O/CM
O/C/MU
T
GENERAL USES
041
Wireless Telecommunications Facility
C/P(6)
C/P(6)
C/P(6)
C/P(6)
P
P
P
P
P
P
C/P(6)
042
Communications Facility
Mr.-P
Mjr.-C
Mr.-P Mjr.-C
Mr.-P
Mjr.-C
Mr.-P Mjr.-C
Mr.-P
Mjr.-P
Mr.-P
Mjr.-P
Mr.-P Mjr.-P
P
P
Mr.-P Mjr.-C
043
Dry Cleaner
P(1,2)
P(2)
P
P
P(1)
P(2)
P(2)
P(2)
044
Auto Repair
C
P
P
045
Auto Service
P
P
P(1)
P
046
Funeral Home/Crematory
C
P
P(1)
P(1)
P
P(2)
047
Veterinary Clinic
P(2)
P
P
P(1)
P
P(2)
C
048
Kennel
P
P(1)
P
049
Day Care I
P(3,5)
P(3,5)
P(3,5)
P(3,5)
P(1,3, 5)
P(2,3,5)
P(2,3,5)
P(2,3,5)
050
Day Care II
P(3)
P(3)
P(3)
P(3)
P(3)
P(3)
P(2,3)
P(2,3)
P(2,3)
051
General Repair
P
P(1)
P(1)
P
P(2)
EDUCATIONAL USES
055
Elementary – Jr. High
C
C
C
C
056
High School
C
C
C
P
C
C
057
Vocational School
C
P
C
C
P(2)
P(2)
058
Specialized Instruction School
P(4)
P(4)
P
P
P
P
P
P(2)
P(2)
059
College/University
C
C
C
P
P
P
P(2)
HEALTH SERVICES USES
062
Office/Outpatient Clinic
P
P
P
P
P
P
P
P
064
Hospital
P
P
P
C
065
Medical/Dental Lab
C
C
P
P
P
P
P
P
P(2)
066
Miscellaneous Health
C
P
P
P
C
C
(1) Accessory to a primary use not to exceed twenty percent (20%) of primary square footage.
(2) Permitted as a part of a mixed use development.
(3) Day Care I: DSHS license required.
Day Care II: DSHS license required/SEPA review required.
(4) Limited to three (3) students per day.
(5) Except as provided pursuant to SMC 15.10.166 for family day care (Ord. No. 94-1030, Effective 8/11/94).
(6) WTFs are permitted uses if located on water towers, school buildings higher than thirty (30) feet, or utility poles; WTFs are conditional uses in all other cases.
(Ord. 99-1050 § 8)
15.35.140 Government/Office, Business Uses
ZONES:
P – Park
ABC – Aviation Business Center
UM – Urban Medium Density
I – Industrial/Manufacturing
UH – Urban High Density
O/CM – Office/Commercial Medium
UH-UCR – Urban High-Urban Center Residential
O/C/MU – Office/Commercial/Mixed Use
NB – Neighborhood Business
T – Townhouse
CB-C – Urban Center
P – Permitted Use; C – Conditional Use Permit
USE #
LAND USE
ZONES
P
UM
UH
UH-UCR
NB
CB-C
ABC
I
O/CM
O/C/MU
T
GOVERNMENT/OFFICE USES
071
Social Service Office
C
P
P
P
P
P
P
P
072
Public Agency Office
P
P
P
P
P
P
P
P
P
073
Public Agency Yard
C(2)
C
C
P
C
C
074
Public Agency Archives
C(3)
C
P
P
P
P
P
075
Court
P
P
P
P
P
076
Police Facility
P
P
P
P
P
P
P
P
P
P
077
Fire Facility
P
P
P
P
P
P
P
P
P
P
079
Helipad/Airport and Facilities
P
080
Utility Use
C
C
C
C
C
C
P
C
C
081
Utility Substation
C
C
C
C
C
P
C
C
082
Financial Institution
P(4)
P
P
P
P
P
P
083
City Hall
P(4)
P
P
P
P
083.5
Secure Community Transition Facility
C(7)
C(7)
C(7)
C(7)
BUSINESS SERVICES USES
086
Construction/Trade
C
P(1)
P
C
087
Truck Terminal
P(1)
P
088
Airport Support Facility
P
089
Warehouse/Storage
C
P
P
C(1)
090
Professional Office
P(4)
P(4)
P
P
P
P
P
P
091
Heavy Equipment Rental
C
P
092
Misc. Equipment Rental Facility
C
C
P
P(1)
093
Auto Rental/Sales
P(1)
P(1)
P
C(1)
094
Public or Private Parking
C(5,6)
P(5,6)
P(5,6)
P(5,6)
C(5,6)
095
Motor Freight Repair
P
096
Heavy Equipment Repair
P
097
R and D/Testing
C
C
P
P
C
098
Commercial/Industrial
Accessory Uses
P
C
P
P
C
(1) Accessory to primary use not to exceed twenty percent (20%) of primary use.
(2) A public agency yard located on property within the park zone may be used as a combined maintenance facility for park and nonpark purposes; provided, that the facility shall be no more expansive than that which is reasonably expected to be needed for park maintenance when park facilities are fully developed.
(3) A public archives facility located on property within the park zone is limited to existing structures.
(4) Permitted as part of a mixed use development, as described in SMC 15.35.610.
(5) Public/private parking is permitted within a structure when associated with other nonparking land uses. Please see SMC 15.35.820 for provisions regarding public/private surface parking as an interim use. Please see SMC 15.35.950 for incentives through which additional parking may be allowed.
(6) Public or private commercial park-n-fly structures are permitted up to three hundred (300) spaces as a stand-alone structure. Additional spaces may be added only via the incentive method defined in SMC 15.35.950.
(7) Secure community transition facilities are subject to the CUP-EPF siting process (SMC 15.22.035).
(Ord. 02-1029 § 10; Ord. 99-1050 § 8)
15.35.150 Retail/Commercial Uses
ZONES:
P – Park
ABC – Aviation Business Center
UM – Urban Medium Density
I – Industrial/Manufacturing
UH – Urban High Density
O/CM – Office/Commercial Medium
UH-UCR – Urban High-Urban Center Residential
O/C/MU – Office/Commercial/Mixed Use
NB – Neighborhood Business
T – Townhouse
CB-C – Urban Center
P – Permitted Use; C – Conditional Use Permit
USE #
LAND USE
ZONES
P
UM
UH
UH-UCR
NB
CB-C
ABC
I
O/CM
O/C/MU
T
RETAIL/COMMERCIAL USES
101
Hotel/Motel and Associated Uses
P
P
P
P
C
102
Forest Products
P(3)
P(3)
P(3)
C(1)
P(3)
103
Hardware/Garden Material
P
P
P(6)
P(6)
P(6)
104
Department/Variety Store
P
P
P
P(6)
P(6)
105
Food Store
P(8)
P(6)
P
P
P
P(6)
P(6)
P(6)
106
Agricultural Crop Sales (Farm Only)
P
P
107
Auto/Boat Dealer
P(2)
P
C(2)
108
Auto Supply Store
P
P(6)
P
C(6)
C(6)
109
Gasoline/Service Station
C
P
P
110
Apparel/Accessory Store
P(7)
P(6)
P
P(2)
P(6)
P(6)
111
Furniture Store
P(6)
P
P(6)
P(6)
112
Fast Food/Restaurant
C(2,4)
P(4,6)
P
P
P
P(4,6)
P(4,6)
P(4,6)
112.1
Retail Food Shop
P(8)
P(6)
P
P
P
P(6)
P(6)
112.2
Tavern
P(6)
P(8)
P
P
P(6)
C
P(6)
113
Drug Store
P(7)
P(6)
P
P
P
P(6)
P(6)
P(6)
114
Liquor Store
P
P
C
115
Antique/Secondhand Store
P(6)
P
P
P(6)
P(6)
P(6)
116
Sporting Goods and Related Stores
P(6)
P
P
P
P(6)
P(6)
P(6)
117
Media Material
P(7)
P(6)
P
P
P
P(6)
P(6)
118
Jewelry Store
P(7)
P(6)
P
P
P
P(6)
P(6)
P(6)
119
Hobby/Toy Store
P(7)
P(6)
P
P
P
P(6)
P(6)
P(6)
120
Photographic and Electronic Store
P(6)
P
P
P
P(6)
P(6)
P(6)
121
Fabric Store
P(7)
P(6)
P
P
P(6)
P(6)
P(6)
122
Florist Shop
P(7)
P(6)
P
P
P
P(6)
P(6)
P(6)
123
Pet Store
P(6)
P
P(6)
P(6)
P(6)
124
Wholesale/Bulk Store
C
C
P
C(6)
P(6)
125
Beauty Salon
P(8)
P(6)
P
P
P
C(6)
P(6)
P(6)
125.1
Laundromat
P(7)
P
P
P
P
P(6)
125.2
Espresso Stand
P(2)
P
P
P
P
P
P
P(6)
P
125.3
Comm. Marine Supply
C
P
P
126
Other Retail Uses
P(7)
P(6)
C
P
C
P
C
P(6)
127
Adult Entertainment
C(5)
C(5)
C(5)
(1) Forest product related businesses shall provide the following:
a. Minimum of ten (10) acres;
b. Access to major arterial; and
c. Minimum thirty (30) foot buffers around the perimeter of property (Type II landscaping).
(2) Accessory to primary use not to exceed twenty percent (20%) of primary use.
(3) Temporary forest product sales related to holidays. Merchandise limited to Christmas trees, wreaths, herbs and associated decorations.
(4) No fast food restaurants with drive-through facilities allowed.
(5) See SMC 15.29.010.
(6) Permitted as part of a mixed use development, as described in SMC 15.35.610.
(7) Small, resident-oriented uses only, as part of a residential mixed use project.
(8) Small, resident-oriented uses only.
(Ord. 99-1050 § 8; Ord. 98-1019 § 14)
15.35.160 Manufacturing Uses
ZONES:
P – Park
ABC – Aviation Business Center
UM – Urban Medium Density
I – Industrial/Manufacturing
UH – Urban High Density
O/CM – Office/Commercial Medium
UH-UCR – Urban High-Urban Center Residential
O/C/MU – Office/Commercial/Mixed Use
NB – Neighborhood Business
T – Townhouse
CB-C – Urban Center
P – Permitted Use; C – Conditional Use Permit
USE #
LAND USE
ZONES
P
UM
UH
UH-UCR
NB
CB-C
ABC
I
O/CM
O/C/MU
T
MANUFACTURING USES
130
Food Processing
131
Winery/Microbrewery
P(1)
P(1)
P
P(1)
C(1)
132
Textile Mill
133
Apparel/Textile Products
P
134
Wood Products
135
Furniture/Fixtures
P
136
Paper Products
P
137
Printing/Publishing
C
C
P
138
Chemical/Petroleum
138.5
Biomedical Product Facility
P
P
139
Rubber/Plastic/Leather/Mineral Products
140
Primary Metal Industry
141
Fabricated Metal Products
142
Commercial/Industrial Machinery
143
Computer/Office Equipment
C
P
144
Electronic Assembly
C
P
145
Aerospace Equipment
C
146
Misc. Light Manufacturing
P
147
Tire Retreading
148
Recycling Products
