Chapter 20.50
General Development Standards
Sections:
Subchapter 1. Dimensional and Density Standards for Residential Development
20.50.010 Purpose.
20.50.020 Standards – Dimensional requirements.
20.50.030 Lot width and lot area – Measurements.
20.50.040 Setbacks – Designation and measurement.
20.50.050 Building height – Standards.
Subchapter 2. Single-Family Detached Residential Design Standards
20.50.060 Purpose.
20.50.070 Site planning – Front yard setback – Standards.
20.50.080 Site planning – Rear and side yard setbacks – Standards.
20.50.090 Additions to existing single-family house – Standards.
20.50.100 Location of accessory structures within required yard setbacks – Standards.
20.50.110 Fences and walls – Standards.
20.50.115 Lighting – Standards.
Subchapter 3. Multifamily and Single-Family Attached Residential Design Standards
20.50.120 Purpose.
20.50.125 Thresholds – Required site improvements.
20.50.130 Site planning – Setbacks – Standards.
20.50.140 Parking – Access and location – Standards.
20.50.150 Storage space and service area location and screening – Standards.
20.50.160 Open space – Standards.
20.50.170 Pedestrian circulation and safety – Standards.
20.50.180 Building design – Building orientation and scale – Standards.
20.50.190 Exterior materials – Standards.
20.50.200 Facade elements – Standards.
20.50.210 Fences and walls – Standards.
Subchapter 4. Mixed-Use, Commercial and Other Nonresidential Development Design Standards
20.50.220 Purpose.
20.50.225 Thresholds – Required site improvements.
20.50.230 Site planning – Setbacks and height – Standards.
20.50.240 Site planning – Street frontage – Standards.
20.50.250 Pedestrian and bicycle circulation – Standards.
20.50.260 Lighting – Standards.
20.50.270 Service areas and mechanical equipment – Standards.
20.50.280 Building design – Features – Standards.
Subchapter 5. Tree Conservation, Land Clearing and Site Grading Standards
20.50.290 Purpose.
20.50.300 General requirements.
20.50.310 Exemptions from permit.
20.50.320 Specific activities subject to the provisions of this subchapter.
20.50.330 Project review and approval.
20.50.340 Basic operating conditions and standards of performance.
20.50.350 Development standards for clearing activities.
20.50.360 Tree replacement and site restoration.
20.50.370 Tree protection standards.
Subchapter 6. Parking, Access and Circulation
20.50.380 Purpose.
20.50.385 Thresholds – Required site improvements.
20.50.390 Minimum off-street parking requirements – Standards.
20.50.400 Reductions to minimum parking requirements – Standards.
20.50.410 Parking design standards.
20.50.420 Vehicle access and circulation – Standards.
20.50.430 Nonmotorized access and circulation – Pedestrian access and circulation – Standards.
20.50.440 Bicycle facilities – Standards.
Subchapter 7. Landscaping Standards
20.50.450 Purpose.
20.50.455 Thresholds – Required site improvements.
20.50.460 Landscaping – Types of landscaping screens – Standards.
20.50.470 Street frontage landscaping – Standards.
20.50.480 Street trees – Standards.
20.50.490 Landscaping along interior lot line – Standards.
20.50.500 Landscaping of surface parking area – Standards.
20.50.510 Alternative landscape design.
20.50.520 General standards for landscape installation and maintenance – Standards.
Subchapter 8. Signs
20.50.530 Purpose.
20.50.535 Thresholds – Required site improvements.
20.50.540 Sign standards.
20.50.550 Prohibited signs.
20.50.560 Site-specific sign standards – Monument signs.
20.50.570 Site-specific sign standards – Shopping center/mall type signs in CB, RB, and I Zones.
20.50.580 Multi-tenant sign bonus and guidelines.
20.50.590 Nonconforming signs.
20.50.600 Temporary signs.
20.50.610 Exempt signs.
20.50.010 Purpose.
The purpose of this subchapter is to establish basic standards for residential development at a range of densities consistent with public health and safety and the adopted Comprehensive Plan.
Residential development is permitted in the seven residential (R) zones (R-4, R-6, R-8, R-12, R-18, R-24, and R-48) and in all nonresidential zones.
The basic standards for residential development shall be implemented in conjunction with all applicable Code provisions. (Ord. 238 Ch. V § 1(A), 2000).
20.50.020 Standards – Dimensional requirements.
A. Table 20.50.020(1) specifies densities and dimensional standards for permitted development applicable in residential zones.
Table 20.50.020(2) specifies densities and dimensional standards for residential development in other zones.
Table 20.50.020(1) – Densities and Dimensions in Residential Zones
Note: Exceptions to the numerical standards in this table are noted in parentheses and described below.
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Residential Zones |
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STANDARDS |
R-4 |
R-6 |
R-8 |
R-12 |
R-18 |
R-24 |
R-48 |
|
Base Density: Dwelling Units/Acre |
4 du/ac |
6 du/ac (7) |
8 du/ac |
12 du/ac |
18 du/ac |
24 du/ac |
48 du/ac |
|
Min. Density |
4 du/ac |
4 du/ac |
4 du/ac |
6 du/ac |
8 du/ac |
10 du/ac |
12 du/ac |
|
Min. Lot Width (2) |
50 ft |
50 ft |
50 ft |
30 ft |
30 ft |
30 ft |
30 ft |
|
Min. Lot Area (2) |
7,200 sq ft |
7,200 sq ft |
5,000 sq ft |
2,500 sq ft |
2,500 sq ft |
2,500 sq ft |
2,500 sq ft |
|
Min. Front Yard Setback (2) (3) |
20 ft |
20 ft |
10 ft |
10 ft |
10 ft |
10 ft |
10 ft |
|
Min. Rear Yard Setback (2) (4) (5) |
15 ft |
15 ft |
5 ft |
5 ft |
5 ft |
5 ft |
5 ft |
|
Min. Side Yard Setback (2) (4) (5) |
5 ft min. and 15 ft total sum of two |
5 ft min. and 15 ft total sum of two |
5 ft |
5 ft |
5 ft |
5 ft |
5 ft |
|
Base Height |
30 ft (35 ft with pitched roof) |
30 ft (35 ft with pitched roof) |
35 ft |
35 ft |
35 ft (40 ft with pitched roof) |
35 ft (40 ft with pitched roof) |
35 ft (40 ft with pitched roof) (8) (9) |
|
Max. Building Coverage (2) (6) |
35% |
35% |
45% |
55% |
60% |
70% |
70% |
|
Max. Impervious Surface (2) (6) |
45% |
50% |
65% |
75% |
85% |
85% |
90% |
Exceptions to Table 20.50.020(1):
(1) Repealed by Ord. 462.
(2) These standards may be modified to allow zero lot line developments. Setback variations apply to internal lot lines only. Overall site must comply with setbacks, building coverage and impervious surface limitations; limitations for individual lots may be modified.
(3) For exceptions to front yard setback requirements, please see SMC 20.50.070.
(4) For exceptions to rear and side yard setbacks, please see SMC 20.50.080.
(5) For developments consisting of three or more dwellings located on a single parcel, the building setback shall be 15 feet along any property line abutting R-4 or R-6 zones. Please see SMC 20.50.130.
(6) The maximum building coverage shall be 35 percent and the maximum impervious surface shall be 50 percent for single-family detached development located in the R-12 zone, excluding cottage housing.
(7) The base density for single-family detached dwellings on a single lot that is less than 14,400 square feet shall be calculated using a whole number, without rounding up.
(8) For development on R-48 lots abutting R-4, R-6, and R-8 zoned lots the maximum height allowed is 35 feet. The height of these lots may be increased to a maximum of 50 feet with the approval of a conditional use permit or to a maximum of 60 feet with the approval of a special use permit.
(9) For development on R-48 lots abutting R-12, R-24, R-48, O, NB, CB, NCBD, RB, I, and CZ zoned lots the maximum height allowed is 50 feet and may be increased to a maximum of 60 feet with the approval of a conditional use permit.
Table 20.50.020(2) – Densities and Dimensions for Residential Development in
Nonresidential Zones
|
STANDARDS |
Neighborhood Business (NB) and Office (O) Zones |
Community |
Regional |
|
Maximum Density: Dwelling Units/Acre |
24 du/ac |
48 du/ac |
No maximum |
|
Minimum Front Yard Setback |
10 ft |
10 ft |
10 ft |
|
Minimum Side Yard Setback from |
5 ft |
5 ft |
5 ft |
|
Minimum Rear Yard Setback from |
15 ft |
15 ft |
15 ft |
|
Minimum Side and Rear Yard (Interior) Setback from R-4 and R-6 |
20 ft |
20 ft |
20 ft |
|
Minimum Side and Rear Yard Setback from R-8 through R-48 |
10 ft |
10 ft |
15 ft |
|
Base Height (1) |
35 ft |
60 ft |
65 ft (2) |
|
Maximum Impervious Surface |
85% |
85% |
95% |
Exceptions to Table 20.50.020(2):
(1) Please see Exception 20.50.230(3) for an explanation of height bonus for mixed-use development in NB and O zones.
(2) For all portions of a building in the I zone abutting R-4 and R-6 zones, the maximum height allowed at the yard setback line shall be 35 feet, 50-foot height allowed with additional upper floor setback (transition line setback) of 10 feet. To 65 feet with additional upper floor setback (transition line setback) of 10 feet after 50-foot height limit. Unenclosed balconies on the building are above the 35-foot transition line setback shall be permitted to encroach into the 10-foot setback.
Figure Exception 20.50.020(2): For all portions of a building in the I zone abutting to R-4 and R-6 zones, the maximum height allowed at the yard setback line shall be 35 feet, 50-foot height allowed with additional upper floor setback (transition line setback) of 10 feet. Sixty-five feet allowed with additional upper floor setback (transition line setback) of 10 feet after 50-foot height limit. Unenclosed balconies on the building that are above the 35-foot transition line setback shall be permitted to encroach into the 10-foot setback.
B. Base Density Calculation. The base density for an individual site shall be calculated by multiplying the site area (in acres) by the applicable number of dwelling units. When calculation results in a fraction, the fraction shall be rounded to the nearest whole number as follows:
1. Fractions of 0.50 and above shall be rounded up except for lots less than 14,400 square feet in R-6 zones. See Exception (7) to Table 20.50.020(1).
2. Fractions below 0.50 shall be rounded down.
Example #1 – R-6 zone, 2.3 acres site: 2.3 x 6 = 13.8
The base density for this site would be 14 dwelling units.
Example #2 – R-24 zone, 2.3 acres site: 2.3 x 24 = 55.2
The base density for the site would be 55 dwelling units.
Example #3 – R-6 zone, 13,999-square-foot site: (13,999/43,560 = .3214 acres) so .3214 X 6 = 1.92. The base density for single-family detached dwellings on this site would be one unit.
Example #4 – R-6 zone, 14,400-square-foot site (14,400/43,560 = .331 acres) so .331 X 6 = 1.986. The base density for the site would be two units.
C. All areas of a site may be used in the calculation of base density, except that submerged lands shall not be credited toward base density calculations.
D. When a lot is divided by a zone boundary, the following rules shall apply:
1. When a lot contains both residential and nonresidential zoning, the zone boundary between the zones shall be considered a lot line for determining permitted building height and required setbacks on the site.
2. When a lot contains residential zones of varying density, the following shall apply:
a. Any residential density transfer within the lot shall be allowed from the portion with the lesser residential density to that of the greater residential density.
b. Residential density transfer from the higher density zone to the lower density zone may be allowed only when:
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• |
The transfer enhances the efficient use of needed infrastructure; |
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• |
The transfer contributes to preservation of critical areas, or other natural features; and |
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The transfer does not result in significant adverse impacts to adjoining lower-density properties. |
Example: A development site is 3.8 acres. 1.5 acres is zoned R-12 and 2.3 acres is zoned R-24. The base density for the R-12 portion: 1.5 x 12 = 18 dwelling units, for the R-24 portion: 2.3 x 24 = 55.2 rounded to 55 dwelling units. The overall base density for the site is 18 + 55 = 73 dwelling units. (Ord. 462 § 1, 2006; Ord. 439 § 1, 2006; Ord. 352 § 1, 2004; Ord. 299 § 1, 2002; Ord. 293 §§ 1,2, 2001; Ord. 266 § 1, 2001; Ord. 238 Ch. V § 1(B-1), 2000).
20.50.030 Lot width and lot area – Measurements.
A. Lot width shall be measured by scaling a circle within the boundaries of the lot; provided, that any access easement shall not be included within the circle.
Figure 20.50.030(A): Lot width measurement example.
B. The lot area is the total horizontal land area contained within the boundaries of the lot. The minimum lot area is required to qualify as a building site. (Ord. 238 Ch. V § 1(B-2), 2000).
20.50.040 Setbacks – Designation and measurement.
A. The front yard setback is a required distance between the front property line to a building line (line parallel to the front line), measured across the full width of the lot.
Front yard setback on irregular lots or on interior lots fronting on a dead-end private access road shall be designated by the Director.
B. Except a lot abutting the intersection of two streets (corner lot), each lot must contain only one front yard setback and one rear yard setback. All other setbacks shall be considered side yard setbacks.
C. The rear and side yard setbacks shall be defined in relation to the designated front yard setback.
Figure 20.50.040(C): Examples of lots and required yards.
D. The rear yard setback is a required distance from the rear lot line to a line parallel to and measured perpendicularly from the rear lot line. (Rear lot line is the line opposite and/or most distant from the front line.)
E. The side yard setback is a distance measured from any side lot line to a line parallel to that line and that extends from the front yard setback line to the rear yard, front yard (on corner lots), or another side yard setback line.
F. Allowance for Optional Aggregate Setback. For lots with unusual geometry, flag lots with undesignated setbacks, or site conditions, such as steep slopes, an existing cluster of significant trees, or other unique natural or historic features that should be preserved without disturbance, the City may reduce the individual required setbacks, however, the total of setbacks shall be no less than the sum of the minimum front yard, rear yard, and side yards setbacks. In order to exercise this option, the City must determine that a public benefit is gained by relaxing any setback standard. The following criteria shall apply:
1. No rear or side yard setback shall be less than five feet.
2. The front yard setback adjacent to street shall be no less than 15 feet in R-4 and R-6 and 10 feet in all other zones. (See Exception 20.50.070(1).)
Figure 20.50.040(F): Example of optional aggregate setback to preserve a cluster of
significant trees.
G. Setbacks – Adjoining Half-Street or Designated Arterial.
1. In addition to providing the required yard setback, a lot adjoining a half-street or designated arterial shall provide additional width of yard setback sufficient to accommodate construction of the planned half-street or arterial.
H. Setbacks from Regional Utility Corridors.
1. In subdivisions and short subdivisions, areas used as regional utility corridors shall be contained in separate tracts.
2. In other types of land development permits, easements shall be used to delineate such corridors.
3. All buildings and structures shall maintain a minimum distance of five feet from property or easement lines delineating the boundary of regional utility corridors, except for utility structures necessary to the operation of the utility corridor.
I. Projections into Setback.
1. Projections may extend into required yard setbacks as follows, except that no projections shall be allowed into any five-foot yard setback except:
a. Gutters;
b. Fixtures not exceeding three square feet in area (e.g., overflow pipes for sprinkler and hot water tanks, gas and electric meters, alarm systems, and air duct termination; i.e., dryer, bathroom, and kitchens); or
c. On-site drainage systems.
2. Fireplace structures, bay or garden windows, enclosed stair landings, closets, or similar structures may project into setbacks, except into a side yard setback that is less than seven feet, provided such projections are:
a. Limited to two per facade;
b. Not wider than 10 feet;
c. Not more than 24 inches into a side yard setback (which is greater than seven feet); or
d. Not more than 30 inches into a front and rear yard setback.
3. Eaves shall not project more than:
a. Eighteen inches into a required side yard setback and shall not project at all into a five-foot setback;
b. Thirty-six inches into a front yard and/or rear yard setback.
4. Uncovered porches and decks not exceeding 18 inches above the finished grade may project to the rear and side property lines.
5. Uncovered porches and decks, which exceed 18 inches above the finished grade, may project:
a. Eighteen inches into a side yard setback which is greater than six feet, six inches; and
b. Five feet into the required front and rear yard setback.
6. Building stairs less than three feet and six inches in height, entrances, and covered but unenclosed porches that are at least 60 square feet in footprint area may project up to five feet into the front yard.
7. Arbors are allowed in required yard setbacks if they meet the following provisions:
In any required yard setback, an arbor may be erected:
a. With no more than a 40-square-foot footprint, including eaves;
b. To a maximum height of eight feet;
c. Both sides and roof shall be at least 50 percent open, or, if latticework is used, there shall be a minimum opening of two inches between crosspieces.
8. No projections are allowed into a regional utility corridor.
9. No projections are allowed into an access easement. (Ord. 469 § 1, 2007; Ord. 352 § 1, 2004; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 1(B-3), 2000).
20.50.050 Building height – Standards.
The base height for all structures shall be measured from the average existing grade to the highest point of the roof. The average existing grade shall be determined by first delineating the smallest rectangle which can enclose the building and then averaging the elevations taken at the midpoint of each side of the rectangle; provided, that the measured elevations do not include berms.
Figure 20.50.050(A): Building height measurement.
Exception 20.50.050(1): The ridge of a pitched roof on the principal house in R-4 and R-6 zones may extend up to 35 feet; provided, that all parts of the roof above 30 feet must be pitched at a rate of not less than three to 12.
Exception 20.50.050(2): The ridge of a pitched roof on the building in the R-18 through R-48 zones may extend up to 40 feet; provided, that all parts of the roof above 35 feet must be pitched at a rate of not less than four to 12. (For further exceptions to height limits in the R-48 zone, see Exceptions 20.50.020(8) and (9).)
Exception 20.50.050(3): The following structures may be erected above the height limits in residential zones:
• Roof structures housing or screening elevators, stairways, tanks, ventilating fans, or similar equipment required for building operation and maintenance;
• Fire or parapet walls, skylights, flagpoles, chimneys, and utility line towers and poles; and
• Steeples, crosses, and spires when integrated as an architectural element of a building. (Ord. 352 § 1, 2004; Ord. 238 Ch. V § 1(B-4), 2000).
20.50.060 Purpose.
The purpose of this subchapter is to establish design standards for single-family detached residential development as follows:
A. To ensure that the physical characteristics of new houses through infill development are compatible with the character and scale of surrounding area, and provide adequate light, air, privacy, and open space for each house.
B. To establish a well-defined single-family residential streetscape by setting back houses for a depth that allows for landscaped front yard.
C. To reduce the visual impact of garages from the street views. (Ord. 238 Ch. V § 2(A), 2000).
20.50.070 Site planning – Front yard setback – Standards.
The front yard setback requirements are specified in Subchapter 1 of this chapter, Dimensional and Density Standards for Residential Development, except as provided for below.
Exception 20.50.070(1): The front yard setback may be reduced to the average front setback of the two adjacent lots; provided the applicant demonstrates by survey that the average setback of adjacent houses is less than 20 feet. However, in no case shall an averaged setback of less than 15 feet be allowed. If the subject lot is a corner lot, the setback may be reduced to the average setback of the lot abutting the proposed house on the same street and the 20 feet required setback. (This provision shall not be construed as requiring a greater front yard setback than 20 feet.)
For individual garage or carport units, at least 20 linear feet of driveway shall be provided between any garage, carport entrance and the property line abutting the street, measured along the centerline of the driveway.
Figure Exception to 20.50.070(1): Minimum front yard setback (c) may be reduced to the average setback of houses located on adjacent lots (a and b).
Calculation: c (min) = (a +b) / 2.
Exception 20.50.070(2): The required front yard setback may be reduced to 15 feet provided there is no curb cut or driveway on the street and vehicle access is from another street or an alley.
Figure Exception to 20.50.070(2): Minimum front yard setback may be reduced to 15 feet if there is no curb cut or driveway on the street and vehicle access is from another street or alley.
(Ord. 299 § 1, 2002; Ord. 238 Ch. V § 2(B-1), 2000).
20.50.080 Site planning – Rear and side yard setbacks – Standards.
A. The rear yard setback requirements are specified in Subchapter 1 of this chapter, Dimensional and Density Standards for Residential Development, except as provided for below.
Exception to 20.50.080(A)(1): If the rear yard faces on an alley, the rear yard may be reduced to 10 feet, provided automobile access is the alley.
Figure Exception to 20.50.080(A)(1): Setting the garage back 10’ from the alley reduces the garage’s impacts to the street front and allows for parallel parking in front of the garage.
B. The side yard setback requirements are specified in Subchapter 1 of this chapter, Dimensional and Density Standards for Residential Development, except that on irregular lots with more than two side yards, the sum of the two longest side yards must be minimum 15 feet, but none of the remaining side yard setbacks shall be less than five feet. If an irregular lot, such as a triangle lot, which contains only one designated side yard, it shall be a minimum of five feet.
Figure 20.50.080(B): Side yard requirements for irregular lots.
(Ord. 299 § 1, 2002; Ord. 238 Ch. V § 2(B-2), 2000).
20.50.090 Additions to existing single-family house – Standards.
A. Additions to existing single-family house may extend into a required yard when the house is already nonconforming with respect to that yard. The length of the existing nonconforming facade must be at least 60 percent of the total length of the respective facade of the existing house (prior to the addition). The line formed by the nonconforming facade of the house shall be the limit to which any additions may be built as described below, except that roof elements, i.e., eaves and beams, may be extended to the limits of existing roof elements. The additions may extend up to the height limit and may include basement additions. New additions to the nonconforming wall or walls shall comply with the following yard requirements:
1. Side Yard. When the addition is to the side of the existing house, the existing side facade line may be continued by the addition, except that in no case shall the addition be closer than three feet to the side yard line;
2. Rear Yard. When the addition is to the rear facade of the existing house, the existing facade line may be continued by the addition;
3. Front Yard. When the addition is to the front facade of the existing house, the existing facade line may be continued by the addition, except that in no case shall the addition be closer than 10 feet to the front lot line; and
When the nonconforming facade of the house is not parallel or is otherwise irregular relative to the lot line, then the Director shall determine the limit of the facade extensions on case by case basis.
Figure 20.50.090(A): Examples of additions to existing single-family houses and into already nonconforming yards.
(Ord. 238 Ch. V § 2(B-3), 2000).
20.50.100 Location of accessory structures within required yard setbacks – Standards.
No accessory structure shall be located within any required setback.
Exception 20.50.100(1): One uninhabited freestanding structure less than 10 feet high and 200 square feet in footprint area, such as a storage shed or greenhouse, may be located within the required rear or side yard setback. This structure shall retain a fire separation distance as specified in adopted building codes.
Exception 20.50.100(2): If the accessory structure, which is less than 200 square feet in footprint and less than 10 feet high, is located in the side yard, such structure shall be set back at least five feet further than the house from any street. 
Figure Exception to 20.50.100(2): Permitted location of small accessory structure in side yard.
(Ord. 406 § 1, 2006; Ord. 238 Ch. V § 2(B-4), 2000).
20.50.110 Fences and walls – Standards.
A. The maximum height of fences located along a property line shall be six feet, subject to the site clearance provisions of SMC 20.70.170, 20.70.180, and 20.70.190(C). (Note: The recommended maximum height of fences and walls located between the front yard building setback line and the front property line is three feet, six inches high.
B. All electric, razor wire, and barbed wire fences are prohibited.
C. The height of a fence located on a retaining wall shall be measured from the finished grade at the top of the wall to the top of the fence. The overall height of the fence located on the wall shall be a maximum of six feet. (Ord. 406 § 1, 2006; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 2(B-5), 2000).
20.50.115 Lighting – Standards.
Any lighting should be nonglare and shielded to minimize direct illumination of abutting properties and adjacent streets. (Ord. 299 § 1, 2002).
20.50.120 Purpose.
The purpose of this subchapter is to establish standards for multifamily and single-family attached residential development as follows:
A. To encourage development of attractive residential areas that are compatible when considered within the context of the surrounding area.
B. To enhance the aesthetic appeal of new multifamily residential buildings by encouraging high quality, creative and innovative site and building design.
C. To meet the recreation needs of project residents by providing open spaces within the project site.
D. To establish a well-defined streetscape by setting back structures for a depth that allows landscaped front yards, thus creating more privacy (separation from the street) for residents.
E. To minimize the visual and surface water runoff impacts by encouraging parking to be located under the building.
F. To promote pedestrian accessibility within and to the buildings. (Ord. 238 Ch. V § 3(A), 2000).
20.50.125 Thresholds – Required site improvements.
The purpose of this section is to determine how and when the provisions for site improvement cited in the General Development Standards apply to development proposals. These provisions apply to all multifamily, nonresidential, and mixed-use construction and uses.
Full site improvements are required for parking, lighting, landscaping, walkways, storage space and service areas, and freestanding signs if a development proposal is:
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• |
Completely new development; |
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Expanding the square footage of an existing structure by 20 percent; or |
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The construction valuation is 50 percent of the existing site and building valuation. |
Note: For thresholds related to off-site improvements, see SMC 20.70.030. (Ord. 299 § 1, 2002).
20.50.130 Site planning – Setbacks – Standards.
For developments consisting of three or more dwelling units located on a single parcel, the setback shall be 15 feet along any property line abutting R-4 or R-6 zones.
Exception to 20.50.130(1): Underground parking may extend into required minimum yard setbacks, provided it is landscaped at the ground level.
Figure Exception to 20.50.130(1): Diagram of multifamily structure with underground
parking within a required setback.
(Ord. 299 § 1, 2002; Ord. 238 Ch. V § 3(B-1), 2000).
20.50.140 Parking – Access and location – Standards.
A. Provide access to parking areas from alleys where possible.
B. For individual garage or carport units, at least 20 linear feet of driveway shall be provided between any garage, carport entrance and the property line abutting the street, measured along the centerline of the driveway.
C. Above ground parking shall be located behind or to the side of buildings. Parking between the street property line and the building shall be allowed only when authorized by the Director due to physical limitations of the site.
Figure 20.50.140(C): Example of parking location between the building and
the street, which is necessary due to the steep slope.
D. Avoid parking layouts that dominate a development. Coordinate siting of parking areas, pedestrian connections and open space to promote easily accessible, centrally located open space.
Figure 20.50.140(D): Avoid parking that dominates the site. Encourage parking located behind or on the side of buildings and common open space between buildings.
E. Break large parking areas into smaller ones to reduce their visual impact and provide easier access for pedestrians. Limit individual parking areas to no more than 30 parking spaces.
Figure 20.50.140(E): Examples of breaking up parking and siting it behind buildings. Such development creates an attractive open space and avoids the impact of a large central
parking lot.
Exception to 20.50.140(E): Surface parking areas larger than 30 parking stalls may be allowed if they are separated from the street by a minimum 30 foot wide landscaped buffer, and the applicant can demonstrate that a consolidated parking area produces a superior site plan.
Figure Exception to 20.50.140(E): A consolidated parking scheme (left) with more than 30 spaces may be permitted if it is buffered from the street and produces improvements from a separated parking scheme (right), such as a better open space layout, fewer curb cuts, etc.
F. Minimize the impact of individual garage entrances where they face the street by limiting the curb cut width and visually separating the garage entrance from the street with landscaped areas. Emphasize pedestrian entrances in order to minimize the garage entrances.
Figure 20.50.140(F), (G): Example of limiting the impact of garage entrances by building them flush with the facade, reducing their width, providing landscaping, and pedestrian access.
G. Garages or carports either detached from or attached to the main structure shall not protrude beyond the front building facade. (Ord. 299 § 1, 2002; Ord. 238 Ch. V § 3(B-2), 2000).
20.50.150 Storage space and service area location and screening – Standards.
Developments shall provide storage space for the collection of garbage and recyclables as follows:
A. The storage space shall be provided at the rate of:
1. One and one-half square feet per dwelling unit in multiple-dwelling developments except where the development is participating in a City-sponsored or approved direct collection program in which individual recycling bins are used for curbside collection;
2. The storage space for residential developments shall be apportioned and located in collection points as follows:
a. The required storage area shall be dispersed in collection points throughout the site when a residential development comprises more than one building.
b. There shall be one collection point for every 30 dwelling units.
c. Collection points may be located within residential buildings, in separate buildings/structures without dwelling units, or outdoors.
d. Collection points located in separate buildings/structures or outdoors shall be no more than 200 feet from a common entrance of a residential building.
e. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way.
B. The collection points shall be designed as follows:
1. Dimensions of the collection points shall be of sufficient width and depth to enclose containers for recyclables.
2. Architectural design of any structure enclosing an outdoor collection point or any building primarily used to contain a collection point shall be consistent with the design of the primary structure(s) on the site.
3. Collection points shall be identified by signs not exceeding two square feet.
4. A six foot wall or fence shall enclose any outdoor collection point.
5. Enclosures for outdoor collection points and buildings used primarily to contain a collection point shall have gate openings at least 12 feet wide for haulers. In addition, the gate opening for any building or other roofed structure used primarily as a collection point shall have a vertical clearance of at least 12 feet.
6. Weather protection of recyclables shall be ensured by using weatherproof containers or by providing a roof over the storage area.
C. Site service areas, such as garbage enclosures, away from street fronts and pedestrian access.
Figures 20.50.150(B) and (C): Examples of location and screening of service areas,
which is intended to reduce their impact.
(Ord. 238 Ch. V § 3(B-3), 2000).
20.50.160 Open space – Standards.
A. Multifamily developments shall provide on-site common recreational open space areas as follows:
Minimum 170 square feet per three or more bedrooms unit;
Minimum 130 square feet per two bedrooms unit; and
Minimum 100 square feet per studio or one bedroom unit.
On-site recreational open space areas shall be centrally located, and visibly accessible from dwelling units and sited away from arterial streets and parking areas, with a grade and surface suitable for their intended use, and have a smallest dimension (width) of minimum 20 feet (except for trail segments).
Figure 20.50.160(A): Usable outdoor open space can be created by careful siting
buildings and appropriate landscape design.
Exception 20.50.160(A)(1): Indoor recreation areas may be credited towards the total recreation space requirement, when the City determines that such areas are located, designed and improved in a manner which provides suitable recreational opportunities. Senior and special needs housing may include social areas, game and craft rooms, and other multipurpose entertainment and educational areas as part of their required recreational space.
Exception 20.50.160(A)(2): Private yards, patios, balconies or roof decks may be credited towards the total recreation space requirement, when the City determines that such areas are located, designed and improved in a manner which provides suitable recreational opportunities. Private yards or patios shall have a minimum area of 100 square feet and a minimum dimension of 10 feet. Balconies and roof decks shall have a minimum area of 50 square feet and a minimum dimension of six feet.
Exception 20.50.160(A)(3): Stormwater runoff tracts may be credited for up to 50 percent of the on-site recreation space requirement, subject to the following criteria:
1. The stormwater runoff tract is dedicated or reserved as a part of a recreation space tract;
2. The detention pond shall be constructed to meet the following conditions:
a. The side slope of the stormwater facilities shall not exceed grade 1:3 (one vertical to three horizontal) unless slopes are existing, natural and covered with vegetation,
b. Any bypass system or an emergency overflow pathway shall be designed to handle flow exceeding the facility design and located so that it does not pass through active recreation areas or present a safety hazard,
c. The stormwater facilities shall be landscaped in a manner to enhance passive recreation opportunities such as trails and aesthetic viewing, and
d. The stormwater facilities shall be designed so they do not require fencing pursuant to the surface water design manual.
Figure Exception to 20.50.160(A)(2) and (3): Example of stormwater facility design which does not require fencing.
B. All multifamily developments, excluding age restricted senior citizen housing, shall provide tot/children play areas within the recreation space on-site, except when facilities are available within one-quarter mile that are developed as public parks or playgrounds and are accessible without crossing of arterial streets.
If any play apparatus is provided in the play area, the apparatus shall meet consumer product safety standards for equipment, soft surfacing and spacing, and shall be located in an area that is:
1. At least 400 square feet in size with no dimension less than 20 feet; and
2. Adjacent to main pedestrian paths or near building entrances.
C. Recreation areas shall be connected by trail or walkway to any existing or planned public park, open space or trails on adjoining properties. (Ord. 299 § 1, 2002; Ord. 238 Ch. V § 3(B-4), 2000).
20.50.170 Pedestrian circulation and safety – Standards.
A. Provide direct pedestrian access from building entries to public sidewalks, other buildings, on site open space, and parking spaces. Connect buildings in multifamily complexes such as courtyard bungalows with sidewalks or paved paths. Illuminate these areas with at least two foot-candles of light.
B. Avoid site configurations with entrapment areas such as dead-end exterior spaces or pathways where a pedestrian could be trapped by an aggressor.
C. Ensure that the site and buildings provides site lines that allow observation of outdoor spaces by building occupants. Site buildings so that windows, balconies and entries overlook pedestrian routes and parking areas and allow for informal surveillance of these areas, where possible.
D. Ensure that building entries are visible from the street or, if this is not possible, from other buildings and primary pedestrian routes. Illuminate building entries with at least four foot-candles of light.
E. Avoid tall opaque fences, hedges or other visual obstructions that allow an aggressor to hide. Choose plant materials in open areas that allow pruning so that site lines are maintained between three feet, six inches and six feet in height. Dense screening may be allowed where there is no danger of creating a place to hide. (Ord. 238 Ch. V § 3(B-5), 2000).
20.50.180 Building design – Building orientation and scale – Standards.
A. To the maximum extent feasible, primary facades and building entries shall face the street.
B. The main building entrance, which is not facing a street, shall have a direct pedestrian connection to the street without requiring pedestrians to walk through parking lots or cross driveways.
Figure 20.50.180(B): Example of connection of building entrance which is not
located on a street but has a clear pedestrian walkway to it.
C. Break large buildings into smaller components to reflect the character and scale of surrounding neighborhood through repetition of roof lines, patterns of door and window placement, and use of the characteristic entry features.
Figure 20.50.180(C): Stepping repeating elements such as entry porches help large
buildings fit better with adjacent single-family neighborhoods.
D. Break up a contiguous building facade facing the street or single-family zone (longer than 50 feet) by providing building elements, such as embellished entrances, courtyards, bays, balconies and other architectural elements dividing the facade visually. The maximum wall length without modulation shall be 30 feet.
Figure 20.50.180(D): Example of articulation of facades that can help break down
the scale of large buildings.
E. Break up the scale of large buildings by providing roofline variation on rooflines exceeding 60 feet. Roofline variation shall be achieved using one or more of the following methods:
1. Vertical offset in ridge line;
2. Horizontal offset in ridge line;
3. Variations in roof pitch;
4. Gables;
5. Dormers.
Figure 20.50.180(E): Examples of roofline variation techniques.
(Ord. 238 Ch. V § 3(C-1), 2000).
20.50.190 Exterior materials – Standards.
A. Building exteriors shall be constructed from quality and durable materials. Insubstantial materials, such as fiberglass, and materials such as mirrored glass, corrugated siding, exposed concrete block, and plywood or T-111 siding are not permitted.
B. The “blank” wall shall be articulated in one or more of the following ways:
1. Installing a vertical trellis in front of the wall with climbing vines or planting materials.
2. Providing a landscaped planting bed at and five feet wide in front of the wall with plant materials that can obscure at least 50 percent of the wall’s surface within three years.
3. Providing texture or artwork (mosaic, mural, sculpture, relief, etc.) over the blank wall surface.
4. Other equivalent method that provides for enhancement of the wall.
Figure 20.50.190(B): Examples of “blank” wall treatment.
(Ord. 238 Ch. V § 3(C-2), 2000).
20.50.200 Facade elements – Standards.
A. All new multifamily residential building facades shall feature at least three of the following design features:
1. Multiple rooflines or gables (beyond what is required in SMC 20.50.180(C)).
2. Windows and door treatment which embellishes the facade.
3. Porches.
4. Unique facade treatment, such as decorative materials, trellis, arcade and other design elements.
5. Dormers or fascia boards (at least 10 inches wide).
6. Bay windows.
Figure 20.50.200(A): These two projects point out the importance of architectural elements. They are essentially the same building envelope except that the upper example employs varied roof lines, window details, facade articulation, a trellis, chimneys, entry details and other features that reduce the “visual bulk” impact of the facade.
(Ord. 238 Ch. V § 3(C-3), 2000).
20.50.210 Fences and walls – Standards.
A. Fences and walls shall be a maximum of three feet, six inches high between the minimum front yard setback line and the front property line for the street frontage that contains the main entrance to the building. Chain link fences are not permitted in the minimum front yard setback for the street frontage that contains the main entrance to the building.
B. The maximum height of fences located along a side and/or rear yard property line shall be six feet.
C. All electric, razor wire, and barbed wire fences are prohibited.
D. The height of a fence located on a retaining wall shall be measured from the finished grade at the top of the wall to the top of the fence. The overall height of the fence located on the wall shall be a maximum of six feet. (Ord. 406 § 1, 2006; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 3(C-4), 2000).
20.50.220 Purpose.
The purpose of this subchapter is to establish standards as follows:
A. To encourage design of commercial, office, mixed-use, and institutional developments that will enhance the area with a greater sense of quality.
B. To protect residential neighborhoods adjacent to commercial zones from intrusion in their privacy, character, and quality of life.
C. To provide a pedestrian environment with amenities, visual interest, and safety features which encourage more people to use these areas. (Ord. 238 Ch. V § 4(A), 2000).
20.50.225 Thresholds – Required site improvements.
The purpose of this section is to determine how and when the provisions for site improvement cited in the General Development Standards apply to development proposals. These provisions apply to all multifamily, nonresidential, and mixed-use construction and uses.
Full site improvements are required for parking, lighting, landscaping, walkways, storage space and service areas, and freestanding signs if a development proposal is:
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