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.

Residential Zones
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. Hardscape Area (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 hardscape area shall be 50 percent for single-family detached development located in the R-12 zone.

(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-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 Business (CB) Zone (2)	Regional Business (RB) and Industrial (I) Zones (2)
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 Nonresidential Zones	5 ft	5 ft	5 ft
Minimum Rear Yard Setback from Nonresidential Zones	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 Hardscape Area	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)    Development in CB, RB, or I zones abutting or across street rights-of-way from R-4, R-6, or R-8 zones shall meet the following transition area requirements:

(a)    A 35-foot maximum building height at the required setback and a building envelope within a two horizontal to one vertical slope. However, safety railings with thin or transparent components and whip antennas are allowed above this building envelope. Structures allowed above the maximum height of the zone under Exception 20.50.230(5) may not exceed the building envelope slope, or exceed the maximum building height by more than 10 feet, or four feet for parapet walls.

(b)    Property abutting R-4, R-6, or R-8 zones must have a 20-foot setback. No more than 50 feet of building facade abutting this 20-foot setback shall occur without an abutting open space of 800 square feet with a minimum 20-foot dimension. However, the additional open space may be adjusted or combined to preserve significant trees.

(c)    Type I landscaping, significant tree preservation, and a solid, eight-foot property line fence shall be required for transition area setbacks abutting R-4, R-6, or R-8 zones. Type II landscaping shall be required for transition area setbacks abutting rights-of-way across from R-4, R-6 or R-8 zones. Patio or outdoor recreation areas may replace up to 20 percent of the landscape area that is required in the transition area setback so long as Type I landscaping can be effectively grown. No patio or outdoor recreation areas in the transition area setback may be situated closer than 10 feet from abutting property lines. Required tree species shall be selected to grow a minimum height of 50 feet. A developer shall provide a Type I landscaping plan for distribution with the notice of application. Based on comments at a public meeting held by staff, the City may approve an alternative landscaping buffer with substitute tree species, spacing and size; provided, that the alternative will provide equal value and achieve equal tree canopy. The landscape area shall be a recorded easement that requires plant replacement as needed to meet Type I landscaping. Utility easements parallel to the required landscape area shall not encroach into the landscape area.

(d)    All vehicular access to proposed development in RB, CB, or I zones shall be from arterial classified streets unless determined by the Director to be technically not feasible. If determined to be technically not feasible, the developer shall implement traffic mitigation measures, approved by the City Traffic Engineer, which mitigate potential cut-through traffic impacts to single-family neighborhoods.

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:

•	The transfer enhances the efficient use of needed infrastructure;

•	The transfer contributes to preservation of critical areas, or other natural features; and

•	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. 531 § 1 (Exh. 1), 2009; Ord. 500 § 1, 2008; 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.    Each lot must contain only one front yard setback and one rear yard setback except lots abutting two or more streets, as illustrated in the Shoreline Development Code Figure 20.50.040(C).

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. 515 § 1, 2008; 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.

(Ord. 515 § 1, 2008; 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:

•	Completely new development;

•	Expanding the square footage of an existing structure by 20 percent, as long as the original building footprint is a minimum size of 4,000 square feet; or

•	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. 515 § 1, 2008; 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 Stormwater 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. 531 § 1 (Exh. 1), 2009; 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:

•	Completely new development;

•	Expanding the square footage of an existing structure by 20 percent, as long as the original building footprint is a minimum size of 4,000 square feet; or

•	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. 515 § 1, 2008; Ord. 299 § 1, 2002).

20.50.230 Site planning – Setbacks and height – Standards.

Table 20.50.230 –     Dimensions for Commercial Development in Commercial Zones

    Note: Exceptions to the numerical standards in this table are noted in parentheses and described below.

STANDARDS	Neighborhood Business (NB) and Office (O) Zones	Community Business (CB)	Regional Business (RB) and Industrial (I) Zones
Min. Front Yard Setback (Street) (1) (2)	10 ft	10 ft	10 ft
Min. Side and Rear Yard (Interior) Setback from NB, O, CB, RB, and I Zones (2)	0 ft	0 ft	0 ft
Min. Side and Rear Yard (Interior) Setback from R-4 and R-6 (2)	20 ft	20 ft	20 ft
Min. Side and Rear Yard (Interior) Setback from R-8 through R-48 (2)	10 ft	10 ft	15 ft
Base Height (5)	35 ft (3)	60 ft	65 ft (4)
Max. Hardscape Area	85%	85%	90%

Exceptions to Table 20.50.230:

(1)    Front yard setback may be reduced to zero feet if adequate street improvements are available or room for street improvements is available in the street right-of-way.

    Front Yard (Street) Setback: Residential developments (excluding mixed-use developments), parking structures, surface parking areas, service areas, gas station islands, and similar paved surfaces shall have a minimum 10-foot-wide, fully landscaped separation measured from the back of the sidewalk.

Example of landscaped setback between the sidewalk and a gas station.

(2)    Underground parking may extend into any required setbacks, provided it is landscaped at the ground level.

Diagram of multifamily structure with underground parking within a required setback.

(3)    Bonus for mixed-use development in NB and O zones: In order to provide flexibility in types of housing and to meet the policies of the Comprehensive Plan, the base height may be increased for mixed-use development to four stories or up to 50 feet, if the added story is stepped back from the third story walls at least eight feet, and subject to the following requirement:

Residential dwelling units shall occupy a minimum of 25 percent to a maximum of 90 percent of the total floor area of the building.

Example of bonus floor for mixed-use development.

(4)    See SMC Table 20.50.020(2), Exception (2), for transition area requirements for CB, RB, or I development abutting R-4, R-6, or R-8 zones or across the street rights-of-way from R-4, R-6, or R-8 zones.

(5)    Except as further restricted by SMC Table 20.50.020(2), Exception (2), the following structures may be erected above the height limits in all zones:

a.    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, utility lines, towers, and poles; provided, that no structure shall be erected more than 15 feet above the height limit of the district, whether such structure is attached or freestanding;

b.    Steeples, crosses, and spires when integrated as an architectural element of a building may be erected up to 18 feet above the height limit of the district. (Ord. 531 § 1 (Exh. 1), 2009; Ord. 500 § 1, 2008; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 4(B-1), 2000).

20.50.240 Site planning – Street frontage – Standards.

A.    At least 50 percent of the commercial, office, institutional, or mixed-use development street frontage shall be occupied by buildings. No more than 65 linear feet of street frontage shall be occupied by parking lot.

Figure 20.50.240(A): Example of parking width restriction and street frontage requirement.

Exception 20.50.240(A)(1): In order to form an outdoor plaza or courtyard with a clear walkway connecting the sidewalk to the building entry, the 50 percent building street frontage may be reduced.

Figure Exception to 20.50.240(A)(1): Example of reduction of the building frontage in order to create an outdoor plaza.

Exception 20.50.240(A)(2): In case of a building that is exclusively either drive-through service, gas station, vehicle repair, vehicle dealership, warehouse or storage, pedestrian access may be created by connecting design elements to the street. Such alternative shall provide pedestrian access through parking areas to building entrances and to adjoining pedestrian ways that are visible and direct, and minimize crossing of traffic lanes. Such pedestrian accesses through parking shall provide the following elements:

1.    Vertical plantings, such as trees or shrubs;

2.    Texture, pattern, or color to differentiate and maximize the visibility of the pedestrian path;

3.    Emphasis on the building entrance by landscaping and/or lighting, and avoiding location of parking spaces directly in front of the entrance.

4.    The pedestrian walkway or path shall be raised three to six inches above grade in a tapered manner similar to a speed table.

Figure Exception to 20.50.240(A)(2): Example of design elements to connect the
building frontage to a street across a parking area.

Exception 20.50.240(A)(3): Properties that have less than 80 feet of street frontage and no other access other than through the street frontage are exempt from the requirements for 50 percent building frontage; however, the building facade shall front on the street.

B.    Facades longer than 50 feet (measured horizontally along the facade) shall incorporate relief to perceived building mass through such features as wall projections or recesses, projecting windows, entrances, or other visual relief. The doorways on buildings abutting or within three feet of the sidewalk shall be recessed in order to avoid conflicts with pedestrians.

Figure 20.50.240(B): Recessed building entrance provides a relief to a facade.

Exception to 20.50.240(B): Walls that are only visible from service areas and not from abutting properties or public street. (Example: loading dock area which is in back of the building, separated by landscaping from adjacent property.)

C.    Orientation of entrances to a connecting sidewalk: At least one main entrance of any commercial or mixed-use building shall face directly onto a sidewalk along a street. Entrances shall be physically and visually inviting. They should be emphasized with special landscaping, paving, recessed from the facade surface, or lighting.

Figure 20.50.240(C): The main building entrance shall face a street.

D.    Parking lots shall not be located on a corner facing an intersection.

Figure 20.50.240(D): Parking shall not be located on a street corner.

E.    New buildings located within 15 feet of the property line at the intersection of two public streets shall accentuate the building corner facing the intersection by including architectural treatment that emphasizes the corner, such as:

Figure 20.50.240(E): Examples of architectural treatment of corners.

(Ord. 515 § 1, 2008; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 4(B-2), 2000).

20.50.250 Pedestrian and bicycle circulation – Standards.

A.    Pedestrian and bicycle access shall be incorporated to and through all developments where the total site area exceeds 28,000 square feet (half a City block).

B.    Minimize curb cuts for vehicle access that will disrupt pedestrian and/or bicycle flow, and provide shared driveway for access where possible.

C.    Include bicycle racks into all commercial, office, institutional, and mixed-use developments.

D.    Avoid site configurations with entrapment areas such as dead-end pathways where a pedestrian could be trapped by an aggressor.

E.    Ensure that the site and buildings provide 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.

Figure 20.50.250(E): Example of how building facades and the outdoor space complement each other. (The building facade has balconies, bay windows, decks, etc.)

F.    Please see SMC 20.50.430 for additional standards relating to pedestrian access and circulation. (Ord. 238 Ch. V § 4(B-3), 2000).

20.50.260 Lighting – Standards.

A.    Accent structures and provide security and visibility through placement and design of lighting.

B.    Parking area light post height shall not exceed 25 feet.

Figure 20.50.260: Locate lighting so it does not have a negative effect on adjacent properties.

C.    All building entrances should be well lit to provide inviting access and safety. Building-mounted lights and display window lights should contribute to lighting of pedestrian walkways.

D.    Lighting shall be provided for safety of traffic and pedestrian circulation on the site, as required by the engineering provisions. It shall be designed to minimize glare on abutting properties and adjacent streets. The Director shall have the authority to waive the requirement to provide lighting.

E.    Outdoor lighting shall be shielded and downlit from residential land uses. (Ord. 469 § 1, 2007; Ord. 238, Ch. V § 4(B-2), 2000).

20.50.270 Service areas and mechanical equipment – Standards.

A.    All on-site service areas, loading zones, outdoor storage areas, garbage collection, recycling areas, and similar activities shall be located in an area not visible from the public street or fully screened by landscaping.

Figure 20.50.270(A): Example of outdoor storage screening.

B.    Utility vaults, ground mounted mechanical units, trash receptacles, satellite dishes, and other similar structures shall be screened from adjacent streets and public view. This does not include pedestrian oriented waste receptacles along walkways.

C.    Fences designed for privacy, security, and/or screening shall be made of material that is compatible with the building design. For example, repeat of the building material on fence columns and/or stringers.

D.    Fences for screening and security adjacent to sidewalk may be used only in combination with trellis, landscaping, or other design alternatives to separate such fence from pedestrian environment.

E.    Mechanical units, utility equipment, elevator equipment, and telecommunication equipment located on the roof shall be grouped together, incorporated into the roof design, and/or thoroughly screened.

Figure 20.50.270(E): Example of mechanical equipment incorporated into the roof design.

(Ord. 238 Ch. V § 4(B-5), 2000).

20.50.280 Building design – Features – Standards.

A.    Building design shall reinforce the building’s location adjacent to street edge and public space.

B.    All new buildings and additions increasing the square footage by 50 percent, except residential structures, must have a minimum of 50 percent of the first floor facing the street treated with transparent windows or doors.

Figure 20.50.280(B): Transparent storefronts create a more pedestrian-friendly facade.

C.    All buildings shall employ at least three of the following features on or along the street facade:

1.    At least 100 square feet of outdoor, sheltered building entry which is adjacent or connected to and faces the public sidewalk.

Figure 20.50.280(C)(1): Example of sheltered building entry.

2.    Awning, marquee, or arcade at least four feet and six inches deep, over the full length of sidewalk or walkway adjacent to the building, and minimum eight feet above the walkway level.

 

Figure 20.50.280(C)(2): Examples of awning, marquee, and arcade.

3.    Increase required frontage landscaping by 30 percent.

4.    Five hundred square feet of pedestrian plaza with landscaping and benches that are visible and adjacent or connected to public property.

Figure 20.50.280(C)(4): Example of a pedestrian plaza connection between the street and the building.

5.    Any other pedestrian amenity such as a fountain, decorative clock, art work integrated with the street. Such amenity shall be located to provide for public use or view but not hinder pedestrian traffic.

D.    All “blank” walls within 40 feet of the street shall be treated. A “blank” wall is any portion of a street fronting wall without windows or doors that is at least 30 feet in length.

Figure 20.50.280(D): Example of a blank wall that must be modified or otherwise altered under the provisions of this subsection.

E.    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 20.50.280(E): Examples of “blank wall” treatment.

(Ord. 299 § 1, 2002; Ord. 238 Ch. V § 4(C-1), 2000).

20.50.290 Purpose.

The purpose of this subchapter is to reduce the environmental impacts of site development while promoting the reasonable use of land in the City by addressing the following:

A.    Prevention of damage to property, harm to persons, and environmental impacts caused by excavations, fills, and the destabilization of soils;

B.    Protection of water quality from the adverse impacts associated with erosion and sedimentation;

C.    Promotion of building and site planning practices that are consistent with the City’s natural topography and vegetative cover;

D.    Preservation and enhancement of trees and vegetation which contribute to the visual quality and economic value of development in the City and provide continuity and screening between developments;

E.    Protection of critical areas from the impacts of clearing and grading activities;

F.    Conservation and restoration of trees and vegetative cover to reduce flooding, the impacts on existing drainageways, and the need for additional stormwater management facilities;

G.    Protection of anadromous fish and other native animal and plant species through performance-based regulation of clearing and grading;

H.    Retention of tree clusters for the abatement of noise, wind protection, and mitigation of air pollution;

I.    Rewarding significant tree protection efforts by granting flexibility for certain other development requirements;

J.    Providing measures to protect trees that may be impacted during construction;

K.    Promotion of prompt development, effective erosion control, and restoration of property following site development; and

L.    Replacement of trees removed during site development in order to achieve a goal of no net loss of tree cover throughout the City over time. (Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(A), 2000).

20.50.300 General requirements.

A.    Tree cutting or removal by any means is considered a type of clearing and is regulated subject to the limitations and provisions of this subchapter.

B.    All land clearing and site grading shall comply with all standards and requirements adopted by the City of Shoreline. Where a Development Code section or related manual or guide contains a provision that is more restrictive or specific than those detailed in this subchapter, the more restrictive provision shall apply.

C.    Permit Required. No person shall conduct clearing or grading activities on a site without first obtaining the appropriate permit approved by the Director, unless specifically exempted by SMC 20.50.310.

D.    When clearing or grading is planned in conjunction with development that is not exempt from the provisions of this subchapter, all of the required application materials for approval of tree removal, clearing and rough grading of the site shall accompany the development application to allow concurrent review.

E.    No clearing shall be allowed on a site for the sake of preparing that site for sale or future development where no specific plan for future development has been submitted. The Director may issue a clearing and grading permit as part of a phased development plan where a conceptual plan for development of the property has been submitted to the City and the owner or developer agrees to submit an application for a building permit or other site development permit in less than 12 months.

F.    A clearing and grading permit may be issued for developed land if the regulated activity is not associated with another development application on the site that requires a permit.

G.    Replacement trees planted under the requirements of this subchapter on any parcel in the City of Shoreline shall be regulated as protected trees under SMC 20.50.330(D).

H.    Any disturbance to vegetation within critical areas and their corresponding buffers is subject to the procedures and standards contained within the critical areas chapter of the Shoreline Development Code, Chapter 20.80 SMC, Critical Areas, in addition to the standards of this subchapter. The standards which result in the greatest protection of the critical areas shall apply. (Ord. 406 § 1, 2006; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(B), 2000).

20.50.310 Exemptions from permit.

A.    Complete Exemptions. The following activities are exempt from the provisions of this subchapter and do not require a permit:

1.    Emergency situation on private property involving danger to life or property or substantial fire hazards.

a.    Statement of Purpose. Retention of significant trees and vegetation is necessary in order to utilize natural systems to control surface water runoff, reduce erosion and associated water quality impacts, reduce the risk of floods and landslides, maintain fish and wildlife habitat and preserve the City’s natural, wooded character. Nevertheless, when certain trees become unstable or damaged, they may constitute a hazard requiring cutting in whole or part. Therefore, it is the purpose of this section to provide a reasonable and effective mechanism to minimize the risk to human health and property while preventing needless loss of healthy, significant trees and vegetation, especially in critical areas and their buffers.

b.    For purposes of this section, “Director” means the Director of the Department of Planning and Development Services and his or her designee.

c.    In addition to other exemptions of Subchapter 5 of the Development Code, SMC 20.50.290 through 20.50.370, a permit exemption request for the cutting of any tree that is an active and imminent hazard (i.e., an immediate threat to public health and safety) shall be granted if it is evaluated and authorized by the Director under the procedures and criteria set forth in this section.

d.    For trees that pose an active and imminent hazard to life or property, such as tree limbs or trunks that are demonstrably cracked, leaning toward overhead utility lines, or are uprooted by flooding, heavy winds or storm events, the Director may verbally authorize immediate abatement by any means necessary.

e.    For hazardous circumstances that are not active and imminent, such as suspected tree rot or diseased trees or less obvious structural wind damage to limbs or trunks, a permit exemption request form must be submitted by the property owner together with a risk assessment form. Both the permit exemption request form and risk assessment form shall be provided by the Director.

f.    The permit exemption request form shall include a grant of permission for the Director and/or his qualified professionals to enter the subject property to evaluate the circumstances. Attached to the permit exemption request form shall be a risk assessment form that documents the hazard and which must be signed by a certified arborist or professional forester.

g.    No permit exemption request shall be approved until the Director reviews the submitted forms and conducts a site visit. The Director may direct that a peer review of the request be performed at the applicant’s cost, and may require that the subject tree(s) vegetation be cordoned off with yellow warning tape during the review of the request for exemption.

h.    Approval to cut or clear trees may only be given upon recommendation of the City- approved arborist that the condition constitutes an actual threat to life or property in homes, private yards, buildings, public or private streets and driveways, sidewalks, improved utility corridors, or access for emergency vehicles and any trail as proposed by the property owner and approved by the Director for purposes of this section.

i.    The Director shall authorize only such alteration to existing trees and vegetation as may be necessary to eliminate the hazard and shall condition authorization on means and methods of removal necessary to minimize environmental impacts, including replacement of any significant trees. The arborist shall include an assessment of whether a portion of the tree suitable for a snag for wildlife habitat may safely be retained. All work shall be done utilizing hand-held implements only, unless the property owner requests and the Director approves otherwise in writing. The Director may require that all or a portion of cut materials be left on-site.

2.    Removal of trees and/or ground cover by the City and/or utility provider in situations involving immediate danger to life or property, substantial fire hazards, or interruption of services provided by a utility. The City retains the right to dispute the emergency and require that the party obtain a clearing permit and/or require that replacement trees be replanted as mitigation.

3.    Installation and regular maintenance of public utilities, under direction of the Director, except substation construction and installation or construction of utilities in parks or environmentally sensitive areas.

4.    Cemetery graves involving less than 50 cubic yards of excavation, and related fill per each cemetery plot.

5.    Removal of trees from property zoned RB and I, CB and NCBD, and NB and O, unless within a critical area or critical area buffer.

B.    Partial Exemptions. With the exception of the general requirements listed in SMC 20.50.300, the following are exempt from the provisions of this subchapter, provided the development activity does not occur in a critical area or critical area buffer. For those exemptions that refer to size or number, the thresholds are cumulative during a 36-month period for any given parcel:

1.    The removal of up to six significant trees (see Chapter 20.20 SMC, Definitions) and associated removal of understory vegetation from any property.

2.    Landscape maintenance and alterations on any property that involves the clearing of less than 3,000 square feet, or less than 1,500 square feet if located in a special drainage area, provided the tree removal threshold listed above is not exceeded. (Ord. 531 § 1 (Exh. 1), 2009; Ord. 434 § 1, 2006; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(C), 2000).

20.50.320 Specific activities subject to the provisions of this subchapter.

All activities listed below must comply with the provisions of this subchapter. For those exemptions that refer to size or number, the thresholds are cumulative during a 36-month period for any given parcel:

A.    The construction of new residential, commercial, institutional, or industrial structures or additions.

B.    Earthwork of 50 cubic yards or more. This means any activity which moves 50 cubic yards of earth, whether the material is excavated or filled and whether the material is brought into the site, removed from the site, or moved around on the site.

C.    Clearing of 3,000 square feet of land area or more or 1,500 square feet or more if located in a special drainage area.

D.    Removal of more than six significant trees from any property.

E.    Any clearing or grading within a critical area or buffer of a critical area.

F.    Any change of the existing grade by four feet or more.

G.    Any work that occurs within or requires the use of a public easement, City-owned tract or City right-of-way.

H.    Any land surface modification not specifically exempted from the provisions of this subchapter.

I.    Development that creates new, replaced or a total of new plus replaced impervious surfaces over 1,500 square feet in size, or 500 square feet in size if located in a landslide hazard area or special drainage area.

J.    Any construction of public drainage facilities to be owned or operated by the City.

K.    Any construction involving installation of private storm drainage pipes 12-inch in diameter or larger.

L.    Any modification of, or construction which affects a stormwater quantity or quality control system. (Does not include maintenance or repair to the original condition).

M.    Applicants for forest practice permits (Class IV – general permit) issued by the Washington State Department of Natural Resources (DNR) for the conversion of forested sites to developed sites are also required to obtain a clearing and grading permit. For all other forest practice permits (Class II, III, IV – special permit) issued by DNR for the purpose of commercial timber operations, no development permits will be issued for six years following tree removal. (Ord. 531 § 1 (Exh. 1), 2009; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(D), 2000).

20.50.330 Project review and approval.

A.    Review Criteria. The Director shall review the application and approve the permit, or approve the permit with conditions; provided, that the application demonstrates compliance with the criteria below.

1.    The proposal complies with SMC 20.50.340 through 20.50.370, or has been granted a deviation from the engineering standards.

2.    The proposal complies with all standards and requirements for the underlying permit.

3.    If the project is located in a critical area or buffer or has the potential to impact a critical area, the project must comply with the critical areas standards.

4.    The project complies with all requirements of the engineering standards and SMC 13.10.200, Surface Water Management Code and adopted standards.

5.    All required financial guarantees or other assurance devices are posted with the City.

B.    Professional Evaluation. In determining whether a tree removal and/or clearing is to be approved or conditioned, the Director may require the submittal of a professional evaluation and/or a tree protection plan prepared by a certified arborist at the applicant’s expense, where the Director deems such services necessary to demonstrate compliance with the standards and guidelines of this subchapter. Third party review of plans, if required, shall also be at the applicant’s expense. The Director shall have the sole authority to determine whether the professional evaluation submitted by the applicant is adequate, the evaluator is qualified and acceptable to the City, and whether third party review of plans is necessary. Required professional evaluation(s) and services may include:

1.    Providing a written evaluation of the anticipated effects of proposed construction on the viability of trees on a site;

2.    Providing a hazardous tree assessment;

3.    Developing plans for, supervising, and/or monitoring implementation of any required tree protection or replacement measures; and/or

4.    Conducting a post-construction site inspection and evaluation.

C.    Conditions of Approval. The Director may specify conditions for work at any stage of the application or project as he/she deems necessary to ensure the proposal’s compliance with requirements of this subchapter, critical area standards, engineering standards, the adopted stormwater management regulations, and any other section of the Shoreline Development Code, or to protect public or private property. These conditions may include, but are not limited to, hours or seasons within which work may be conducted, or specific work methods.

D.    Designation of Protected Trees.

1.    For the following areas, the retention and planting plan and any application and permit plans shall show all trees designated for protection: areas designated as “protected trees,” “native growth protection areas,” “sensitive areas,” “sensitive area buffers,” or such other designation as may be approved by the Director. Protected vegetation, including protected trees, shall not be modified, harmed or removed except as provided in this subchapter.

2.    The Director may require that protected trees be permanently preserved within a tract, easement or other permanent protective mechanism. When required, the location, purpose, and limitation of these protected areas shall be shown on the face of the deed, plat, binding site plan, or similar document and shall be recorded with the King County Department of Records and Elections or its successor. The recorded document shall include the requirement that the protected areas shall not be removed, amended or modified without the written approval of the City.

E.    Preconstruction Meeting Required. Prior to the commencement of any permitted clearing and grading activity, a preconstruction meeting shall be held on-site with the permittee and appropriate City staff. The project site shall be marked in the field as follows:

1.    The extent of clearing and grading to occur;

2.    Delineation of any critical areas and critical area buffers;

3.    Trees to be removed and retained; and

4.    Property lines. (Ord. 531 § 1 (Exh. 1), 2009; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(E), 2000).

20.50.340 Basic operating conditions and standards of performance.

A.    Any activity that will clear, grade or otherwise disturb the site, whether requiring a clearing or grading permit or not, shall provide erosion and sediment control (ESC) that prevents, to the maximum extent possible, the transport of sediment from the site to drainage facilities, water resources and adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary ESC measures and performance criteria and implementation requirements in SMC 13.10.200, Surface Water Managment Code and adopted standards.

B.    Cuts and fills shall conform to the following provisions unless otherwise approved by the Director:

1.    Slope. No slope of cut and fill surfaces shall be steeper than is safe for the intended use and shall not exceed two horizontal to one vertical, unless otherwise approved by the Director.

Figure 20.50.340(B): Illustration of fill and cut with maximum slope 2:1.

2.    Erosion Control. All disturbed areas including faces of cuts and fill slopes shall be prepared and maintained to control erosion in compliance with the Surface Water Design Manual.

3.    preparation of Ground. The ground surface shall be prepared to receive fill by removing unsuitable material such as concrete slabs, tree stumps, construction materials, brush and other debris.

4.    Fill Material. Detrimental amounts of organic material shall not be permitted in fills. Only earth materials which have no rock or similar irreducible material with a maximum dimension greater than 12 inches shall be used. In the absence of an approved soils engineering report, these provisions may be waved by the Director for minor fills not intended to support structures.

5.    Drainage. Provisions shall be made to:

a.    Prevent any surface water or seepage from damaging the cut face of any excavations or the sloping face of a fill;

b.    Carry any surface waters that are or might be concentrated as a result of a fill or excavation to a natural watercourse, or by other means approved by the department of public works;

6.    Bench/Terrace. Benches, if required, at least 10 feet in width shall be back‑sloped and shall be established at not more than 25 feet vertical intervals to control surface drainage and debris. Swales or ditches on benches shall have a maximum gradient of five percent.

7.    Setbacks. The tops and the toes of cut and fill slopes shall be set back from property boundaries as far as necessary for safety of the adjacent properties and to prevent damage resulting from water runoff or erosion of the slopes. The tops and the toes of cut and fill slopes shall be set back from structures as far as is necessary for adequacy of foundation support and to prevent damage as a result of water runoff or erosion of the slopes. Slopes and setbacks shall be determined by the Director.

C.    Access Roads – Maintenance. Access roads to grading sites shall be maintained and located to the satisfaction of the Director to minimize problems of dust, mud and traffic circulation.

D.    Access Roads – Gate. Access roads to grading sites shall be controlled by a gate when required by the Director.

E.    Warning Signs. Signs warning of hazardous conditions, if such exist, shall be affixed at locations as required by the Director.

F.    Temporary Fencing. Temporary fencing, where required by the Director, to protect life, limb and property, shall be installed. Specific fencing requirements shall be determined by the Director.

G.    Hours of Operation. Hours of operation for tree cutting, clearing and grading, unless otherwise authorized by the Director, shall be between 7:00 a.m. and 7:00 p.m. weekdays and 9:00 a.m. to 9:00 p.m. on Saturdays and Sundays. Additionally, tree cutting (felling) shall further be limited to daylight hours.

H.    Traffic Control and Haul Plan. The applicant shall be required to submit a plan detailing traffic control and proposed timing, volume, and routing of trucks and equipment as determined to be necessary by the Director. (Ord. 531 § 1 (Exh. 1), 2009; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(F), 2000).

20.50.350 Development standards for clearing activities.

A.    No trees or ground cover shall be removed from critical area or buffer unless the proposed activity is consistent with the critical area standards.

B.    Minimum Retention Requirements. All proposed development activities that are not exempt from the provisions of this subchapter shall meet the following:

1.    At least 20 percent of the significant trees on a given site shall be retained, excluding critical areas, and critical area buffers, or

2.    At least 30 percent of the significant trees on a given site (which may include critical areas and critical area buffers) shall be retained.

3.    Tree protection measures ensuring the preservation of all trees identified for retention on approved site plans shall be guaranteed during construction through the posting of a performance bond equal to the value of the installation and maintenance of those protection measures. Further preservation of retained trees following construction shall be required for a period of 36 months and shall be guaranteed through an approved maintenance agreement.

4.    The Director may require the retention of additional trees to meet the stated purpose and intent of this ordinance, as required by the critical areas standards, or as site-specific conditions demand using SEPA substantive authority.

Figure 20.50.350(B)(1): Demonstration of the retention of 20 percent of the significant trees on a site containing no critical areas.

Figure 20.50.350(B)(2): Demonstration of the retention of 30 percent of the significant
trees on a site containing a critical area.

Exception 20.50.350(B):

1.    The Director may allow a reduction in the minimum significant tree retention percentage to facilitate preservation of a greater number of smaller trees, a cluster or grove of trees, contiguous perimeter buffers, distinctive skyline features, or based on the City’s concurrence with a written recommendation of an arborist certified by the International Society of Arboriculture and approved by the City that retention of the minimum percentage of trees is not advisable on an individual site.

2.    In addition, the Director may allow a reduction in the minimum significant tree retention percentage if all of the following criteria are satisfied: The exception is necessary because:

•	There are special circumstances related to the size, shape, topography, location or surroundings of the subject property.

•	Strict compliance with the provisions of this Code may jeopardize reasonable use of property.

•	Proposed vegetation removal, replacement, and any mitigation measures are consistent with the purpose and intent of the regulations.

•	The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity.

3.    If an exception is granted to this standard, the applicant shall still be required to meet the basic tree replacement standards identified in SMC 20.50.360 for all significant trees removed beyond the six allowed per parcel without replacement and up to the maximum that would ordinarily be allowed under SMC 20.50.350(B).

4.    In addition, the applicant shall be required to plant four trees for each significant tree removed that would otherwise count towards the minimum retention percentage. Trees replaced under this provision shall be at least 12 feet high for conifers and three inches in caliper if otherwise. This provision may be waived by the Director for restoration enhancement projects conducted under an approved vegetation management plan.

C.    Incentives for Higher Levels of Tree Protection. The Director may grant reductions or adjustments to other site development standards if the protection levels identified in subsection (B) of this section are exceeded. On a case-by-case review, the Director shall determine the balance between tree protection that exceeds the established minimum percentage and variations to site development requirements. If the Director grants adjustments or reductions to site development standards under this provision, then tree protection requirements shall be recorded on the face of the plat, as a notice to title, or on some other legal document that runs with the property. Adjustments that may be considered are:

1.    Reductions or variations of the area, width, or composition of required open space and/or landscaping;

2.    Variations in parking lot design and/or any access driveway requirements;

3.    Variations in building setback requirements;

4.    Variations of grading and stormwater requirements.

Figure 20.50.350(C): Example of aggregate setback to preserve a cluster of significant trees.

D.    Site Design. Site improvements shall be designed and constructed to meet the following:

1.    Trees should be protected within vegetated islands and stands rather than as individual, isolated trees scattered throughout the site.

2.    Site improvements shall be designed to give priority to protection of trees with the following characteristics, functions, or location:

•	Existing stands of healthy trees that have a reasonable chance of survival once the site is developed, are well shaped to withstand the wind and maintain stability over the long term, and will not pose a threat to life or property.

•	Trees which exceed 50 feet in height.

•	Trees and tree clusters which form a continuous canopy.

•	Trees that create a distinctive skyline feature.

•	Trees that have a screening function or provide relief from glare, blight, commercial or industrial harshness.

•	Trees providing habitat value, particularly riparian habitat.

•	Trees within the required yard setbacks or around the perimeter of the proposed development.

•	Trees having a significant land stability function.

•	Trees adjacent to public parks, open space, and sensitive area buffers.

•	Trees having a significant water-retention function, such as cottonwoods.

3.    Building footprints, parking areas, roadways, utility corridors and other structures shall be designed and located with a consideration of tree protection opportunities.

4.    The project grading plans shall accommodate existing trees and avoid alteration to grades around existing significant trees to be retained.

5.    Required open space and recreational space shall be designed and located to protect existing stands of trees.

6.    The site design and landscape plans shall provide suitable locations and adequate area for replacement trees as required in SMC 20.50.360.

7.    In considering trees for protection, the applicant shall avoid selecting trees that may become hazardous because of wind gusts, including trees adjacent to utility corridors where falling trees may cause power outages or other damage. Remaining trees may be susceptible to blow downs because of loss of a buffer from other trees, grade changes affecting the tree health and stability and/or the presence of buildings in close proximity.

8.    If significant trees have been removed from a closed, forested situation, an adequate buffer of smaller trees shall be retained or planted on the fringe of such significant trees as determined by a certified arborist.

9.    All trees located outside of identified building footprints and driveways and at least 10 feet from proposed structures shall be considered as eligible for preservation. However, all significant trees on a site shall be considered when calculating the minimum retention percentage.

Figure 20.50.350(D): Example of the application of tree retention site design standards. Appropriate retention of a cluster of trees on a slope and frontage trees are shown above. Inappropriate retention of scattered single trees and trees near structures are shown below.

E.    Cutting and Pruning of Protected Trees. Trees protected under the provisions of this section shall not be topped. Pruning and maintenance of protected trees shall be consistent with best management practices in the field of arboriculture and further the long-term health of the tree. Excessive pruning, including topping, stripping, or imbalances, shall not be allowed unless necessary to protect life and property.

F.    Landmark Trees. Trees which have been designated as landmark trees by the City of Shoreline because they are 30 inches or larger in diameter or particularly impressive or unusual due to species, size, shape, age, historical significance and/or are an outstanding row or group of trees, have become a landmark to the City of Shoreline or are considered specimens of their species shall not be removed unless the applicant meets the exception requirements of subsection (B) of this section. The Director shall establish criteria and procedures for the designation of landmark trees. (Ord. 406 § 1, 2006; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(G), 2000).

20.50.360 Tree replacement and site restoration.

A.    Plans Required. Prior to any tree removal, the applicant shall demonstrate through a clearing and grading plan, tree retention and planting plan, landscape plan, critical area protection and mitigation plan, or other plans acceptable to the Director that tree replacement will meet the minimum standards of this section. Plans shall be prepared by a qualified person or persons at the applicant’s expense. Third party review of plans, if required, shall be at the applicant’s expense.

B.    The City may require the applicant to relocate or replace trees, shrubs, and ground covers, provide erosion control methods, hydroseed exposed slopes, or otherwise protect and restore the site as determined by the Director.

C.    Replacement Required. Up to six significant trees and associated vegetation may be removed per parcel with no replacement of trees required. Any significant tree proposed for removal beyond this limit should be replaced as follows:

1.    One existing significant tree of eight inches in diameter at breast height for conifers or 12 inches in diameter at breast height for all others equals one new tree.

2.    Each additional three inches in diameter at breast height equals one additional new tree, up to three trees per significant tree removed.

3.    Minimum size requirements for trees replaced under this provision: deciduous trees shall be at least 1.5 inches in caliper and evergreens six feet in height.

Exception 20.50.360(C):

1.    No tree replacement is required when:

•	The tree is proposed for relocation to another suitable planting site; provided, that relocation complies with the standards of this section.

2.    The Director may allow a reduction in the minimum replacement trees required or off-site planting of replacement trees if all of the following criteria are satisfied:

•	There are special circumstances related to the size, shape, topography, location or surroundings of the subject property.

•	Strict compliance with the provisions of this Code may jeopardize reasonable use of property.

•	Proposed vegetation removal, replacement, and any mitigation measures are consistent with the purpose and intent of the regulations.

•	The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity.

3.    The Director may waive this provision for site restoration or enhancement projects conducted under an approved vegetation management plan.

D.    The Director may require that a portion of the replacement trees be native species in order to restore or enhance the site to predevelopment character.

E.    The condition of replacement trees shall meet or exceed current American Nursery and Landscape Association or equivalent organization’s standards for nursery stock.

F.    Replacement of removed trees with appropriate native trees at a ratio determined by the Director will be required in critical areas.

G.    The Director may consider smaller-sized replacement plants if the applicant can demonstrate that smaller plants are more suited to the species, site conditions, and to the purposes of this subchapter, and are planted in sufficient quantities to meet the intent of this subchapter.

H.    All required replacement trees and relocated trees shown on an approved permit shall be maintained in healthy condition by the property owner throughout the life of the project, unless otherwise approved by the Director in a subsequent permit.

I.    Where development activity has occurred that does not comply with the requirements of this subchapter, the requirements of any other section of the Shoreline Development Code, or approved permit conditions, the Director may require the site to be restored to as near preproject original condition as possible. Such restoration shall be determined by the Director and may include, but shall not be limited to, the following:

1.    Filling, stabilizing and landscaping with vegetation similar to that which was removed, cut or filled;

2.    Planting and maintenance of trees of a size and number that will reasonably assure survival and that replace functions and values of removed trees; and

3.    Reseeding and landscaping with vegetation similar to that which was removed, in areas without significant trees where bare ground exists.

J.    Significant trees which would otherwise be retained, but which were unlawfully removed or damaged or destroyed through some fault of the applicant or their representatives shall be replaced in a manner determined by the Director.

K.    Performance Assurance.

1.    The Director may require a performance bond for tree replacement and site restoration permits to ensure the installation of replacement trees, and/or compliance with other landscaping requirements as identified on the approved site plans.

2.    A maintenance bond shall be required after the installation of required site improvements and prior to the issuance of a certificate of occupancy or finalization of permit and following required landscape installation or tree replacement. The maintenance bond and associated agreement shall be in place to ensure adequate maintenance and protection of retained trees and site improvements. The maintenance bond shall be for an amount not to exceed the estimated cost of maintenance and protection measures for a minimum of 36 months or as determined by the Director.

L.    Monitoring. The Director may require submittal of periodic monitoring reports as necessary to ensure survival of replacement trees. The contents of the monitoring report shall be determined by the Director.

M.    Discovery of Undocumented Critical Areas. The Director may stop work authorized by a clearing and grading permit if previously undocumented critical areas are discovered on the site. The Director has the authority to require additional studies, plans and mitigations should previously undocumented critical areas be found on a site. (Ord. 406 § 1, 2006; Ord. 398 § 1, 2006; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 5(H), 2000).

20.50.370 Tree protection standards.

The following protection measures shall be imposed for all trees to be retained on-site during the construction process.

A.    All required tree protection measures shall be shown on the tree protection and replacement plan, clearing and grading plan, or other plan submitted to meet the requirements of this subchapter.

B.    Tree dripline areas shall be protected. No fill, excavation, construction materials, or equipment staging or traffic shall be allowed in the dripline areas of trees that are to be retained.

C.    Prior to any land disturbance, temporary construction fences must be placed around the dripline of trees to be preserved. If a cluster of trees is proposed for retention, the barrier shall be placed around the edge formed by the drip lines of the trees to be retained.

D.    Tree protection barriers shall be a minimum of four feet high, constructed of chain link, or polyethylene laminar safety fencing or similar material, subject to approval by the Director. “Tree Protection Area” signs shall be posted visibly on all sides of the fenced areas. On large or multiple-project sites, the Director may also require that signs requesting subcontractor cooperation and compliance with tree protection standards be posted at site entrances.

E.    Where tree protection areas are remote from areas of land disturbance, and where approved by the Director, alternative forms of tree protection may be used in lieu of tree protection barriers; provided, that protected trees are completely surrounded with continuous rope or flagging and are accompanied by “Tree Leave Area – Keep Out” signs.

F.    Rock walls shall be constructed around the tree, equal to the dripline, when existing grade levels are lowered or raised by the proposed grading.

G.    Retain small trees, bushes and understory plants within the tree protection zone to the maximum extent practicable.

H.    Preventative Measures. In addition to the above minimum tree protection measures, the applicant should support tree protection efforts by employing, as appropriate, the following preventative measures, consistent with best management practices for maintaining the health of the tree:

1.    Pruning of visible deadwood on trees to be protected or relocated;

2.    Application of fertilizer to enhance the vigor of stressed trees;

3.    Use of soil amendments and soil aeration in tree protection and planting areas;

4.    Mulching over tree drip line areas; and

5.    Ensuring proper watering during and immediately after construction and throughout the first growing season after construction.

Figure 20.50.370: Illustration of standard techniques used to protect trees during construction.

Exception 20.50.370:

The Director may waive certain protection requirements, allow alternative methods, or require additional protection measures based on concurrence with the recommendation of a certified arborist deemed acceptable to the City. (Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(I), 2000).

20.50.380 Purpose.

The purpose of this subchapter is to establish standards for parking, access, pedestrian and vehicular circulation, and bicycle facilities as follows:

A.    To ensure that the parking and circulation aspects of all developments are well designed with regards to safety, efficiency and convenience of vehicles, bicycles, pedestrians, and transit.

B.    To provide convenient and safe access to all buildings and adequate parking for all developments.

C.    To reduce demand for parking by encouraging alternative means of transportation, including public transit, rideshare, and bicycles.

D.    To promote efficiency through reductions in the number of parking stalls, shared driveway access and shared parking facilities.

E.    To assure safe, convenient, efficient and adequately sized parking facilities.

F.    To increase pedestrian mobility and provide safe, pleasant and direct pedestrian access. (Ord. 238 Ch. V § 6(A), 2000).

20.50.385 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:

•	Completely new development;

•	Expanding the square footage of an existing structure by 20 percent, as long as the original building footprint is a minimum size of 4,000 square feet; or

•	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. 515 § 1, 2008; Ord. 299 § 1, 2002).

20.50.390 Minimum off-street parking requirements – Standards.

A.    Off-street parking areas shall contain at a minimum the number of parking spaces stipulated in Tables 20.50.390A through 20.50.390D.

Table 20.50.390A –     General Residential Parking Standards

RESIDENTIAL USE	MINIMUM SPACES REQUIRED
Single detached/townhouse:	2.0 per dwelling unit
Apartment: Studio units: One-bedroom units: Two-bedroom units: Three-bedroom units:	1.2 per dwelling unit 1.5 per dwelling unit 1.8 per dwelling unit 2.0 per dwelling unit
Accessory dwelling units:	1.0 per dwelling unit
Mobile home park:	2.0 per dwelling unit

Table 20.50.390B –     Special Residential Parking Standards

RESIDENTIAL USE	MINIMUM SPACES REQUIRED
Bed and breakfast guesthouse:	1 per guest room, plus 2 per facility
Community residential facilities:	1 per 2 units
Dormitory, including religious:	1 per 2 units
Hotel/motel, including organizational hotel/lodging:	1 per unit
Senior citizen assisted:	1 per 3 dwelling or sleeping units

Table 20.50.390C –    General Nonresidential Parking Standards

Note: Square footage in this subchapter refers to net usable area and excludes walls, corridors, lobbies, bathrooms, etc.

NONRESIDENTIAL USE	MINIMUM SPACES REQUIRED
General services uses:	1 per 300 square feet
Government/business services uses:	1 per 300 square feet
Manufacturing uses:	.9 per 1,000 square feet
Recreation/culture uses:	1 per 300 square feet
Regional uses:	(Director)
Retail trade uses:	1 per 300 square feet

Table 20.50.390D –    Special Nonresidential Standards
NONRESIDENTIAL USE		MINIMUM SPACES REQUIRED
Bowling center:		2 per lane
Churches, synagogues, temples:		1 per 5 fixed seats, plus 1 per 50 square feet of gross floor area without fixed seats used for assembly purposes
Conference center:		1 per 3 fixed seats, plus 1 per 50 square feet used for assembly purposes without fixed seats, or 1 per bedroom, whichever results in the greater number of spaces
Construction and trade:		1 per 300 square feet of office, plus 1 per 3,000 square feet of storage area
Courts:		3 per courtroom, plus 1 per 50 square feet of fixed-seat or assembly area
Daycare I:		2 per facility, above those required for the baseline of that residential area
Daycare II:		2 per facility, plus 1 for each 20 clients
Elementary schools:		1.5 per classroom
Fire facility:		(Director)
Food stores less than 15,000 square feet:		1 per 350 square feet
Funeral home/crematory:		1 per 50 square feet of chapel area
Gasoline service stations with grocery, no service bays:		1 per facility, plus 1 per 300 square feet of store
Gasoline service stations without grocery:		3 per facility, plus 1 per service bay
Golf course:		3 per hole, plus 1 per 300 square feet of clubhouse facilities
Golf driving range:		1 per tee
Heavy equipment repair:		1 per 300 square feet of office, plus 0.9 per 1,000 square feet of indoor repair area

 

Table 20.50.390D –    Special Nonresidential Standards (Continued)
NONRESIDENTIAL USE		MINIMUM SPACES REQUIRED
High schools with stadium:		Greater of 1 per classroom plus 1 per 10 students, or 1 per 3 fixed seats in stadium
High schools without stadium:		1 per classroom, plus 1 per 10 students
Home occupation:		In addition to required parking for the dwelling unit, 1 for any nonresident employed by the home occupation and 1 for patrons when services are rendered on-site.
Hospital:		1 per bed
Middle/junior high schools:		1 per classroom, plus 1 per 50 students
Nursing and personal care facilities:		1 per 4 beds
Outdoor advertising services:		1 per 300 square feet of office, plus 0.9 per 1,000 square feet of storage area
Outpatient and veterinary clinic offices:		1 per 300 square feet of office, labs, and examination rooms
Park/playfield:		(Director)
Police facility:		(Director)
Public agency archives:		.9 per 1,000 square feet of storage area, plus 1 per 50 square feet of waiting/reviewing area
Public agency yard:		1 per 300 square feet of offices, plus 0.9 per 1,000 square feet of indoor storage or repair area
Restaurants:		1 per 75 square feet in dining or lounge area
Retail and mixed trade:		1 per 300 square feet
Self-service storage:		1 per 3,500 square feet of storage area, plus 2 for any resident director’s unit
Specialized instruction schools:		1 per classroom, plus 1 per 2 students
Theater:		1 per 3 fixed seats
Vocational schools:		1 per classroom, plus 1 per 5 students
Warehousing and storage:		1 per 300 square feet of office, plus 0.9 per 1,000 square feet of storage area
Wholesale trade uses:		.9 per 1,000 square feet
Winery/brewery:		.9 per 1,000 square feet, plus 1 per 50 square feet of tasting area

Exception 20.50.390(A)(1): If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded to the nearest whole number, with fractions of 0.50 or greater rounding up and fractions below 0.50 rounding down.

Exception 20.50.390(A)(2): When the City of Shoreline has received a shell building permit application, off-street parking requirements shall be based on the possible tenant improvements or uses authorized by the zone designation and compatible with the limitations of the shell permit. When the range of possible uses results in different parking requirements, the Director will establish the amount of parking based on a likely range of uses.

Exception 20.50.390(A)(3): Where other provisions of this Code stipulate higher maximum parking or reduced minimum parking requirements, those provisions shall apply.

Exception 20.50.390(A)(4): Minimum parking requirements may be reduced through provisions in SMC 20.50.400.

B.    Off-street parking ratios expressed as number of spaces per square feet shall be based on the usable or net square footage of floor area, exclusive of nonpublic areas. Nonpublic areas include, but are not limited to, building maintenance areas, storage areas, closets, or restrooms.

C.    For all nonresidential uses, the maximum amount of allowed parking shall not exceed 50 percent over the minimum required number of stalls. Any proposal for parking that exceeds 10 percent over the minimum required number of stalls must be approved by the Director. (Ord. 238 Ch. V § 6(B-1), 2000).

20.50.400 Reductions to minimum parking requirements – Standards.

A.    Required parking may be reduced by 20 percent with coordinated design and shared access to consolidated parking areas linked by pedestrian walkways.

•	Multiple parcels may be treated as a single development site if all owners sign a binding and recorded agreement.

•	The requirement for primarily nighttime uses, such as theaters, bowling alleys and restaurants, may be supplied in part by parking serving primarily daytime uses, such as banks, offices and retail stores.

Figure 20.50.400(A): Example showing how shared driveways and consolidated parking lots can reduce parking requirement while also creating more pedestrian friendly environments by reducing curb along streets.

B.    The Director may approve a reduction of up to 50 percent of the minimum required number of spaces if:

1.    The applicant can prove that parking demand can be adequately met with a reduced parking requirement through measures such as proximity to transit routes, commuter trip reduction programs, supplementary on-site nonmotorized and high occupancy vehicle facilities, or

2.    The applicant can prove that parking demand can be adequately met through a shared parking agreement. (Ord. 238 Ch. V § 6(B-2), 2000).

20.50.410 Parking design standards.

A.    All vehicle parking and storage for single-family detached dwellings and duplexes must be in a garage, carport or on an approved impervious surface or pervious concrete or pavers. Any surface used for vehicle parking or storage must have direct and unobstructed driveway access.

B.    All vehicle parking and storage for multifamily and commercial uses must be on a paved surface, pervious concrete or pavers.

C.    On property occupied by a single-family detached residence or duplex, the total number of vehicles wholly or partially parked or stored outside of a building or carport shall not exceed six, excluding a maximum combination of any two boats, recreational vehicles, or trailers. This section shall not be interpreted to allow the storage of junk vehicles as covered in SMC 20.30.750.

D.    Off-street parking areas shall not be located more than 500 feet from the building they are required to serve. Where the off-street parking areas do not abut the buildings they serve, the required maximum distance shall be measured from the nearest building entrance that the parking area serves:

1.    For all single detached dwellings, the parking spaces shall be located on the same lot they are required to serve;

2.    For all other residential dwellings, at least a portion of parking areas shall be located within 100 feet from the building(s) they are required to serve; and

3.    For all nonresidential uses permitted in residential zones, the parking spaces shall be located on the same lot they are required to serve and at least a portion of parking areas shall be located within 150 feet from the nearest building entrance they are required to serve;

4.    No more than 50 percent of the required minimum number of parking stalls may be compact spaces.

Exception 20.50.410(D)(1): In commercial zones, the Director may allow required parking to be supplied in a shared parking facility that is located more than 500 feet from the building it is designed to serve if adequate pedestrian access is provided and the applicant submits evidence of a long-term, shared parking agreement.

E.    The minimum parking space and aisle dimensions for the most common parking angles are shown in Table 20.50.410E below. For parking angles other than those shown in the table, the minimum parking space and aisle dimensions shall be determined by the Director. Regardless of the parking angle, one-way aisles shall be at least 10 feet wide, and two-way aisles shall be at least 20 feet wide. Parking plans for angle parking shall use space widths no less than eight feet, six inches for a standard parking space design and eight feet for a compact car parking space design.

Table 20.50.410E –    Minimum Parking Stall and Aisle Dimensions

A	B	C	D	E	F
Parking Angle	Stall Width (feet)	Curb Length (feet)	Stall Depth (feet)	Aisle Width (feet)       1-Way 2-Way	Unit Depth (feet)       1-Way 2-Way
0	8.0* Min. 8.5 Desired 9.0	20.0* 22.5 22.5	8.0 8.5 9.0	12.0 20.0 12.0 20.0 12.0 20.0	** ** 29.0 37.0 30.0 38.0
30	8.0* Min. 8.5 Desired 9.0	16.0* 17.0 18.0	15.0 16.5 17.0	10.0 20.0 10.0 20.0 10.0 20.0	** ** 42.0 53.0 44.0 54.0
45	8.0* Min. 8.5 Desired 9.0	11.5* 12.0 12.5	17.0*	12.0 20.0 12.0 20.0 12.0 20.0	** ** 50.0 58.0 51.0 59.0
60	8.0* Min. 8.5 Desired 9.0	9.6* 10.0 10.5	18.0 20.0 21.0	18.0 20.0 18.0 20.0 18.0 20.0	** ** 58.0 60.0 60.0 62.0
90	8.0* Min. 8.5 Desired 9.0	8.0* 8.5 9.0	16.0* 20.0 20.0	23.0 23.0 23.0 23.0 23.0 23.0	** ** 63.0 63.0 63.0 63.0

Notes:

  *    For compact stalls only

 **    Variable, with compact and standard combinations

Figure 20.50.410(E)(1): Diagram of corresponding parking dimensions A through F
from Table 20.50.410.

Exception 20.50.410(E)(1): The parking space depth may be reduced up to 18 inches when vehicles overhang a walkway under the following conditions:

1.    Wheel stops or curbs are installed that provide a maximum 18-inch overhang; and

2.    The remaining walkway provides a minimum of 60 inches of unimpeded passageway for pedestrians.

Exception 20.50.410(E)(2): Tandem or end-to-end parking is allowed in residential developments. Single-family, duplex and townhouse developments may have tandem parking areas for each dwelling unit but shall not combine parking for separate dwelling units in tandem parking areas.

Figure Exception to 20.50.410(E)(2): Illustration of tandem parking.

Exception 20.50.410(E)(3): Vanpool/carpool parking areas shall meet the following minimum design standards;

1.    A minimum vertical clearance of seven feet, three inches shall be provided to accommodate van vehicles if designated vanpool/carpool parking spaces are located in a parking structure; and

2.    A minimum turning radius of 26 feet, four inches with a minimum turning diameter (curb to curb) of 52 feet, five inches shall be provided from parking aisles to adjacent carpool/vanpool parking spaces.

F.    Asphalt or concrete surfaced parking areas shall have parking spaces marked by surface paint lines or suitable substitute traffic marking material in accordance with Washington State Department of Transportation standards. Wheel stops are required where a parked vehicle encroaches on adjacent property, pedestrian access or circulation areas, right-of-way or landscaped areas. Typical approved markings and wheel stop locations are illustrated in Figure 20.50.410(F).

Figure 20.50.410(F): Pavement marking and wheel stop standards.

Note that parking spaces must meet setbacks from property lines where required by the zone.

G.    Any parking spaces abutting a landscaped area on the driver or passenger side of the vehicle shall provide an additional 18 inches above the minimum space width requirement to provide a place to step other than in the landscaped area. The additional width shall be separated from the adjacent parking space by a parking space division stripe. This requirement does not apply to single-family and duplex developments.

 

Figure 20.50.410(G): Illustration of buffer between parking and landscaping.

H.    Required parking spaces shall be located outside of any required setbacks, provided driveways located in setbacks may be used for parking.

Exception 20.50.410(H)(1): If parking is located below grade, parking may be located within the required setback; provided, that the portion of the parking structure located within setback is landscaped or serves as pedestrian access.

 

Figure Exception to 20.50.410(H)(1): Illustration of underground parking.

I.    Any parking stalls located in enclosed buildings must be totally within the enclosed building.

J.    Off-street parking and access for physically handicapped persons shall be provided in accordance with WAC 51-40-1100 Chapter 11 – Accessibility and subsequent addendum.

K.    Every nonresidential building engaged in retail, wholesale, manufacturing or storage activities, excluding self-service storage facilities, shall provide loading spaces in accordance with the standards listed below in Table 20.50.410K.

Table 20.50.410K

GROSS FLOOR AREA	REQUIRED NUMBER OF LOADING SPACES
10,000 to 16,000 square feet	1
16,001 to 40,000 square feet	2
40,001 to 64,000 square feet	3
64,001 to 96,000 square feet	4
96,001 to 128,000 square feet	5
128,001 to 160,000 square feet	6
160,001 to 196,000 square feet	7
For each additional 36,000 square feet	1 additional

L.    Every building engaged in retail, hotel, office building, restaurant, hospital, auditorium, convention hall, exhibition hall, sports arena/stadium, or other similar use shall provide loading spaces in accordance with the standards listed in Table 20.50.410L.

Table 20.50.410L

GROSS FLOOR AREA	REQUIRED NUMBER OF LOADING SPACES
40,000 to 60,000 square feet	1
60,001 to 160,000 square feet	2
160,001 to 264,000 square feet	3
264,001 to 388,000 square feet	4
388,001 to 520,000 square feet	5
520,001 to 652,000 square feet	6
652,001 to 784,000 square feet	7
784,001 to 920,000 square feet	8
For each additional 140,000 square feet	1 additional

M.    Each loading space required by this section shall be a minimum of 10 feet wide, 30 feet long, and have an unobstructed vertical clearance of 14 feet six inches, and shall be surfaced, improved and maintained as required by the Engineering Development Guide. Loading spaces shall be located so that trucks shall not obstruct pedestrian or vehicle traffic movement or project into any public right-of-way. All loading space areas shall be separated from required parking areas and shall be designated as truck loading spaces.

N.    Any loading space located within 100 feet of areas zoned for residential use shall be screened and operated as necessary to reduce noise and visual impacts. Noise mitigation measures may include architectural or structural barriers, berms, walls, or restrictions on the hours of operation.

O.    Multi-story self-service storage facilities shall provide two loading spaces, single story facilities one loading space, adjacent to each building entrance that provides common access to interior storage units. Each loading berth shall measure not less than 25 feet by 12 feet with an unobstructed vertical clearance of 14 feet inches, and shall be surfaced, improved and maintained as required by the Engineering Development Guide.

P.    Any floor area additions or structural alterations to a building shall be required to provide loading space or spaces as set forth in this section.

Q.    All parking lot lighting should be nonglare and shielded to minimize direct illumination of abutting properties and adjacent streets. (Ord. 469 § 1, 2007; Ord. 391 § 4, 2005; Ord. 352 § 1, 2004; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 6(B-3), 2000).

20.50.420 Vehicle access and circulation – Standards.

A.    Driveways providing ingress and egress between off-street parking areas and abutting streets shall be designed, located, and constructed in accordance with the adopted engineering manual.

B.    Driveways for nonresidential development may cross required setbacks or landscaped areas in order to provide access between the off-street parking areas and the street, provided no more than 10 percent of the required landscaping is displaced by the driveway.

C.    Direct access from the street right-of-way to off-street parking areas shall be subject to the requirements of Chapter 20.60 SMC, Adequacy of Public Facilities.

D.    No dead-end alley may provide access to more than eight required off-street parking spaces.

E.    Businesses with drive-through windows shall provide stacking space to prevent any vehicles from extending onto the public right-of-way, or interfering with any pedestrian circulation, traffic maneuvering, or other parking space areas. Stacking spaces for drive-through or drive-in uses may not be counted as required parking spaces.

F.    A stacking space shall be an area measuring eight feet by 20 feet with direct forward access to a service window of a drive-through facility.

G.    Uses providing drive-up or drive-through services shall provide vehicle stacking spaces as follows:

1.    For each drive-up window of a bank/financial institution, business service, or other drive-through use not listed, a minimum of five stacking spaces shall be provided.

2.    For each service window of a drive-through restaurant, a minimum of seven stacking spaces shall be provided.

H.    Alleys shall be used for loading and vehicle access to parking wherever practicable. (Ord. 469 § 1, 2007; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 6(B-4), 2000).

20.50.430 Nonmotorized access and circulation – Pedestrian access and circulation – Standards.

A.    Commercial or residential structures with entries not fronting on the sidewalk should have a clear and obvious pedestrian path from the street front sidewalk to the building entry.

B.    Pedestrian paths should be separate from vehicular traffic where possible, or paved, raised and well marked to clearly distinguish it as a pedestrian priority zone.

C.    The pedestrian path from the street front sidewalk to the building entry shall be at least 60 inches (or five feet) wide for commercial and multifamily residential structures, and at least 36 inches (or three feet) for single-family and duplex developments.

Figure 20.50.430(C): Landscaped walkways connect the public sidewalk with the entrance to a building set back from the street.

D.    Provide pedestrian pathways through parking lots and connecting adjacent commercial and residential developments commonly used by business patrons and neighbors.

Figure 20.50.430(D): In this commercial site, landscaped walkways provide pedestrian connections. These walkways provide a safe, accessible pedestrian route from the street to the building entry and to neighboring properties.

(Ord. 238 Ch. V § 6(C-1), 2000).

20.50.440 Bicycle facilities – Standards.

A.    In any development required to provide six or more parking spaces, bicycle parking shall be provided. Bicycle parking shall be bike rack or locker-type parking facilities unless otherwise specified. Off-street parking areas shall contain at least one bicycle parking space for every 12 spaces required for motor vehicles.

Exception 20.50.440(A)(1): One indoor bicycle storage space shall be provided for every two dwelling units in townhouse and apartment residential uses, unless individual garages are provided for every unit. The Director may reduce the number of bike rack parking spaces if indoor storage facilities are available to all residents.

Exception 20.50.440(A)(2): The Director may reduce bike rack parking facilities for patrons when it is demonstrated that bicycle activity will not occur at that location provided bike rack parking is not completely eliminated.

Exception 20.50.440(A)(3): The Director may require additional spaces when it is determined that the use or its location will generate a high volume of bicycle activity. Such a determination will include, but not be limited to, the following uses:

1.    Park/playfield;

2.    Marina;

3.    Library/museum/arboretum;

4.    Elementary/secondary school;

5.    Sports club; or

6.    Retail business (when located along a developed bicycle trail or designated bicycle route).

B.    Bicycle facilities for patrons shall be designed to allow either a bicycle frame or wheels to be locked to a structure attached to the pavement.

Figure 20.50.440(B): Illustration of bicycle facility suitable for locking a
bike to the structure.

C.    All bicycle parking and storage facilities shall be located within 100 feet of the building entrance and shall be located in safe, visible areas that do not impede pedestrian or vehicle traffic flow, and shall be well lit for nighttime use.

Figure 20.50.440(C): Illustration of desired bicycle facility location.

D.    When more than 10 people are employed on-site, enclosed locker-type parking facilities for employees shall be provided. The Director shall allocate the required number of parking spaces between bike rack parking and enclosed locker-type parking facilities. (Ord. 238 Ch. V § 6(C-2), 2000).

20.50.450 Purpose.

The purposes of this subchapter are:

A.    To enhance the visual continuity within and between neighborhoods.

B.    To establish at least an urban tree canopy through landscaping and street trees.

C.    To screen areas of low visual interests and buffer potentially incompatible developments.

D.    To compliment the site and building design with landscaping. (Ord. 238 Ch. V § 7(A), 2000).

20.50.455 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:

•	Completely new development;

•	Expanding the square footage of an existing structure by 20 percent, as long as the original building footprint is a minimum size of 4,000 square feet; or

•	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. 515 § 1, 2008; Ord. 299 § 1, 2002).

20.50.460 Landscaping – Types of landscaping screens – Standards.

A.    Type I landscaping is a “full screen” that functions as a visual barrier. Type I landscaping shall minimally consist of:

1.    A mix of primarily evergreen trees and shrubs generally interspersed throughout the landscaped strip and spaced to form a continuous screen.

2.    Eighty percent of trees and shrubs shall be evergreen.

3.    Trees planted at 10 feet in height, at the rate of one tree per 10 linear feet of landscaped strip and spaced no more than 15 feet apart.

4.    Shrubs planted from five-gallon containers or at 30 inches in height and spaced no more than three feet apart on center.

5.    Ground covers planted from minimally four-inch pots and spaced no more than 18 inches apart.

B.    Type II landscaping is a “filtered screen” that functions as a partial visual separator to soften the appearance of parking areas and building elevations. Type II landscaping shall minimally consist of:

1.    Trees generally interspersed throughout the landscaped strip and spaced to create a continuous canopy.

2.    Provide a mix of deciduous and evergreen trees and shrubs.

3.    Trees planted at 1.5-inch caliper, at the rate of one per 25 linear feet of landscaped strip and spaced no more than 30 feet apart on center.

4.    Shrubs planted from five-gallon containers or at 24 inches in height and spaced no more than four feet apart on center.

5.    Ground covers planted from minimally four-inch pots and spaced no more than 18 inches apart.

C.    Existing, healthy trees and shrubs, vegetated critical areas, landscaped bio-swales, or trees and their area within the dripline may substitute for required landscaping tree-for-tree and area-for-area. In order to promote the retention of existing mature trees during site development, credit shall be given for one additional required tree if the retained tree is significant (eight-inch diameter at breast height for conifer and 12-inch diameter at breast height if deciduous). (See Subchapter 5 of this chapter, Tree Conservation, Land Clearing, and Site Grading Standards, and Chapter 20.80 SMC, Critical Areas, for additional requirements).

D.    Detached single-family development shall be exempt from all landscape requirements with the exception of required street trees along arterials. (Ord. 238 Ch. V § 7(B-1), 2000).

20.50.470 Street frontage landscaping – Standards.

A.    A 10-foot width of Type II landscaping for all development including parking structures, surface parking areas, service areas, gas station islands, and similar paved surfaces.

B.    A 20-foot width of Type II for institutional and public facilities in residential zone areas.

C.    Frontage landscaping can be substituted in multifamily, commercial, office, and industrial zones with two-inch caliper street trees 40 feet on center if they are placed in tree pits with iron grates or in planting strips along the backside of curbs. Institutional and public facilities may substitute 10 feet of the required 20 feet with street trees.

D.    Trees spacing may be adjusted to accommodate sight distance requirements for driveways and intersections. See SMC 20.50.520(O) for landscaping standards. (Ord. 238 Ch. V § 7(B-2), 2000).

20.50.480 Street trees – Standards.

A.    Street trees must be two-inch caliper and planted no more than 40 feet on center and selected from the City-approved street tree list. Placement of street trees can be adjusted to avoid conflict with driveways, utilities, and other functional needs while including the required number of trees. Street trees are required for all commercial, office, industrial, multifamily zones, and single-family subdivisions for all arterial streets.

B.    Street landscaping may be placed within City street rights-of-way subject to review and approval by the Director. Adequate space should be maintained along the street line to replant the required landscaping should subsequent street improvements require the removal of landscaping within the rights-of-way.

C.    Trees must be:

•	Planted in a minimum four-foot wide continuous planting strip along the curb; or

•	Planted in tree pits minimally four feet by four feet where sidewalk is no less than eight feet wide. If the sidewalk is less than eight feet wide, a tree grate may be used if approved by the Director; or

•	Where an existing or planned sidewalk abuts the curb, trees may be planted four feet behind that sidewalk on the side opposite the curb.

D.    Street trees will require five-foot staking and root barriers between the tree and the sidewalk and curb.

E.    Tree pits require an ADA compliant iron grate flush with the sidewalk surface.

F.    Street trees must meet requirements in the Engineering Development Guide. Trees spacing may be adjusted slightly to accommodate sight distance requirements for driveways and intersections. (Ord. 406 § 1, 2006; Ord. 238 Ch. V § 7(B-3), 2000).

20.50.490 Landscaping along interior lot line – Standards.

A.    Type I landscaping in a width determined by the setback requirement shall be included in all nonresidential development along any portion adjacent to single-family and multifamily residential zones or development. All other nonresidential development adjacent to other nonresidential development shall use Type II landscaping within the required setback. If the setback is zero feet then no landscaping is required.

B.    Multifamily development of more than four units shall use Type I landscaping when adjacent to single-family residential zones and Type II landscaping when adjacent to multifamily residential and commercial zoning within the required yard setback.

C.    A 20-foot width of Type I landscaping shall be provided for institutional and public facility development adjacent to single-family residential zones. Portions of the development that are unlit playgrounds, playfields, and parks are excluded.

D.    Parking lots shall be screened from single-family residential uses by a fence, wall, plants or combination to block vehicle headlights.

Figure 20.50.490(D): Example of parking screened from single-family house.

(Ord. 299 § 1, 2002; Ord. 238 Ch. V § 7(B-4), 2000).

20.50.500 Landscaping of surface parking area – Standards.

Required parking area landscaping shall include landscape areas that are located in areas within or adjacent to parking areas. However, landscaping designed to meet perimeter landscaping requirements cannot also be used to meet parking lot landscaping requirements.

A.    Multifamily developments with common parking areas shall provide planting areas in parking lots at the rate of 20 square feet per parking stall.

B.    Commercial, office, industrial, or institutional developments shall provide landscaping at a rate of:

1.    Twenty square feet per parking stall when 10 to 30 parking stalls are provided or;

2.    Twenty-five square feet per parking stall when 31 or more parking stalls are provided.

Figure 20.50.500(B): Example of parking area landscaping.

C.    Trees shall be provided and distributed throughout the parking area either uniformly, irregularly, or in groupings at a rate of:

1.    One tree for every five parking stalls for a commercial, office, or industrial development.

2.    One tree for every 10 parking stalls for residential or institutional development.

D.    Permanent curbs or structural barriers shall be provided to protect shrub and trees from vehicle bumpers. Landscaping under vehicle overhang shall not be included in required landscape area calculations.

E.    Parking area landscaping shall consist of:

1.    At least 200 square feet with a narrow dimension of no less than eight feet.

2.    Shrubs planted from five-gallon containers or at 24 inches in height and spaced no more than four feet apart on center.

3.    Ground covers planted from minimally four-inch pots and spaced no more than 18 inches apart.

4.    Trees planted at least 1.5 inches caliper in size. (Ord. 238 Ch. V § 7(B-5), 2000).

20.50.510 Alternative landscape design.

Alternative landscape designs may be allowed, subject to City approval, if the design accomplishes equal or better levels of Type I or II landscaping.

A.    The average width of the perimeter landscape area may be reduced 25 percent along interior property lines where:

1.    Berms at least three feet in height (2:1 slope) or walls and fences at least six feet in height are incorporated into the landscape design; or

2.    Plant material that would be required is located elsewhere on-site.

B.    When an existing structure precludes installation of the required site perimeter landscape area then the plant material shall be incorporated on another portion of the site. (Ord. 238 Ch. V § 7(B-6), 2000).

20.50.520 General standards for landscape installation and maintenance – Standards.

A.    Berms shall not exceed a slope of two horizontal feet to one vertical foot (2:1).

B.    All new turf areas, except all-weather or sand-based athletic fields, shall be augmented with a two-inch layer of organic material cultivated a minimum of six inches deep or have an organic content of five percent or more to a depth of six inches.

C.    Except as specifically outlined for turf areas in subsection (B) of this section, the organic content of soils in any landscape area shall be as necessary to provide adequate nutrient and moisture-retention levels for the establishment of plantings.

D.    Landscape areas, except turf or areas of established ground cover, shall be covered with at least two inches of mulch to minimize evaporation.

E.    Plant selection shall consider adaptability to climatic, geologic, and topographical conditions of the site. Preservation of existing vegetation is encouraged.

F.    All plants shall conform to American Association of Nurserymen (AAN) grades and standards as published in the “American Standard for Nursery Stock” manual; provided, that existing healthy vegetation used to augment new plantings shall not be required to meet the standards of this manual.

G.    Multiple-stemmed trees shall be permitted as an option to single-stemmed trees; provided, that such multiple-stemmed trees are at least 10 feet in height and not allowed within street rights-of-way.

H.    When the width of any landscape strip is 20 feet or greater, the required trees shall be staggered to avoid the appearance of a single row of trees.

I.    All fences shall be placed on the inward side of any required perimeter landscaping when adjacent to a public right-of-way and on the outward side of the required landscaping or on the property line when adjacent to private property.

J.    Required street landscaping may be placed within Washington State rights-of-way subject to permission of the Washington State Department of Transportation.

K.    New landscape material shall be indigenous plant species within areas of undisturbed vegetation, within critical areas or their buffers or within the protected area of significant trees; provided, that pesticide and chemical fertilizer may be restricted within these landscaped areas.

L.    All landscaping shall be installed according to sound horticultural practices in a manner designed to encourage quick establishment and healthy plant growth. All landscaping shall either be installed or the installation shall be secured with a letter of credit, escrow, or performance bond for 125 percent of the value of the landscaping prior to the issuance of a certificate of occupancy for any building in such phase.

M.    Trees and vegetation, fences, walls and other landscape elements shall be considered as elements of the project in the same manner as parking, building materials and other site details. The applicant, landowner or successors in interest shall be responsible for the regular maintenance of all landscaping elements in good condition.

N.    Applicants shall provide a landscape maintenance and replacement agreement to the City prior to issuance of a certificate of occupancy.

O.    Landscape plans and utility plans shall be coordinated. In general, the placement of trees and large shrubs should adjust to the location of required utility routes both above and below ground. Location of plants shall be based on the plant’s mature canopy and root mat width. Root mat width is assumed to be the same width as the canopy unless otherwise documented in a credible print source. Mature tree and shrub canopies may reach an above ground utility such as street lights and power-lines. Mature tree and shrub root mats may overlap utility trenches as long as approximately 80 percent of the root mat area is unaffected. Adjustment of plant location does not reduce the number of plants required for landscaping. Site distance triangle shall be established for visual clearance consistent with SMC 20.70.170 for all driveway exits and entrances and street corners. (Ord. 238 Ch. V § 7(B-7), 2000).

20.50.530 Purpose.

The purposes of this subchapter are:

A.    To provide standards for the effective use of signs as a means of identification that enhances the aesthetics of business properties, economic viability, and safety of the commercial districts.

B.    To protect the public interest and safety by minimizing the possible adverse effects of signs on nearby properties, traffic safety, and aesthetic welfare of the City.

C.    To establish regulations for the type, number, location, size, and lighting of signs that are complementary with the building use and harmonious with their surroundings. (Ord. 299 § 1, 2002; Ord. 238 Ch. V § 8(A), 2000).

20.50.535 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:

•	Completely new development;

•	Expanding the square footage of an existing structure by 20 percent, as long as the original building footprint is a minimum size of 4,000 square feet; or

•	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. 515 § 1, 2008; Ord. 299 § 1, 2002).

20.50.540 Sign standards.

A.    No sign shall be located or designed to interfere with visibility required by the City of Shoreline for the safe movement of pedestrians, bicycles, and vehicles.

B.    Table.

Table 20.50.540B –    Standards for Signs

A property may use a combination of the four types of signs listed below.

	All Residential (R) Zones	NB and O	CB, RB, and I
Freestanding Signs:
Maximum Area Per Sign Face	4 sq. ft. monument sign (home-occupation) 25 sq. ft. (nonresidential use, residential subdivision or multifamily development) 32 sq. ft. (schools)	Only Monument Signs are Permitted:     25 sq. ft.	Monument Signs: 50 sq. ft. Shopping Center/Mall Signs: Malls must have more than 1 business, max. 100 sq. ft.
Maximum Height	42 inches	6 feet	20 feet Shopping Center/Mall: 20 feet Monument: 8 feet
Maximum Number Permitted	1 per street frontage	1 per street frontage and 150 ft. apart.	1 per street frontage per property and 150 ft. apart.
		Two per street frontage if the frontage is greater than 250 ft. and each sign is minimally 150 ft. apart from other signs.
Illumination	External only: Maximum 6 feet from the sign display	Permitted
BUILDING-MOUNTED SIGNS:
Maximum Sign Area	Same as for Freestanding Signs	25 sq. ft. (each tenant) Building Directory 10 sq. ft. 25 sq. ft. for building name sign. See Figure 20.50.580.
Canopy or Awning	Sign shall be maximum 25% of the canopy vertical surface Note: Counts toward total allowable signage.
Maximum Height (ft.)	Not to extend above the building parapet, eave line of the roof, or the windowsill of the second floor, whichever is less.
Number Permitted	1 per street frontage	1 per business located on street frontage Note: One building-mounted sign per facade facing street frontage or parking lot.
Illumination	External illumination only	Permitted	Permitted
PROJECTING SIGNS FROM A BUILDING:
Maximum Sign Area	6 sq. ft. Nonresidential uses, schools, residential subdivision or multifamily development	12 sq. ft.
Minimum Clearance from Grade	9 feet
Maximum Height (ft.)	Not to extend above the building parapet, eave line of the roof, or the windowsill of the second floor, whichever is less.
Number Permitted	1 per street frontage		1 per business located on street frontage
DRIVEWAY ENTRANCE/EXIT:
Maximum Sign Area	4 sq. ft. Nonresidential uses, schools, residential subdivision or multifamily development	4 sq. ft.
Maximum Height	42 inches
Number Permitted	1 per driveway

Exception 20.50.540(B)(1): If the applicant demonstrates that signs are an integral part of the architecture and site design, the Director may waive the above restrictions.

C.    All signs, except temporary signs, must be constructed of durable, maintainable materials. Signs that are made of materials that deteriorate quickly or that feature impermanent construction are not permitted. For example, plywood or plastic sheets without a sign face overlay or without a frame to protect exposed edges are not permitted.

D.    Window signs are permitted to occupy maximum 25 percent of the total window area.

E.    Street numbers should be installed on all buildings and will not be counted towards the permitted sign area.

F.    Freestanding signs under six feet in height can be at the property line without overhanging sidewalks or blocking sight distance requirements. All other signs must meet building setback requirements.

G.    All externally illuminated signs shall shield adjacent properties from direct lighting. (Ord. 352 § 1, 2004; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 8(B), 2000).

20.50.550 Prohibited signs.

A.    Spinning devices; flashing lights; pennants.

Exception 20.50.550(A)(1): Traditional barber signs allowed only in NB, O, CB, RB and I zones.

B.    Portable signs.

Exception 20.50.550(B)(1): One sidewalk sandwich board sign per business allowed only in NB, O, CB, RB and I zones and must be located next to the curb edge of a sidewalk in such manner so not to interfere with the opening of parking car doors. An unobstructed passage of 48 inches shall be maintained for wheelchair travel on a sidewalk.

C.    Off-site identification and signs advertising products not sold on premises.

Exception 20.50.550(C)(1): Off-site signage shall be allowed in commercial zones as part of a joint sign package between the owners of two or more adjoining properties. In determining the total allowable size for all of the signs in the joint sign package, the total area of signs shall not exceed the area that would be allowed for all of the participating properties as if they were one property. The proposed signs must meet all applicable development standards of this code.

D.    Outdoor advertising signs (billboards).

E.    Signs mounted on the roof. (Ord. 369 § 1, 2005; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 8(C), 2000).

20.50.560 Site-specific sign standards – Monument signs.

A.    Location.

•	Minimum Distance From Existing or Planned Public Sidewalk or Public Right-of-Way, Whichever is Closest to the Sign: zero feet if under six feet in height, five feet if over six feet in height.

•	Distance from Interior Property Line: 20 feet. If this setback not feasible, the Director may modify the requirement, subject to the approval of a signage plan.

B.    Mounting. Solid base under at least 75 percent of sign width. Must be double-sided if the back is visible from the street.

C.    Landscaping. Low shrubs or floral displays. Provide a perimeter strip at least two feet wide around the base of the sign or a four-foot-wide strip of lawn or an alternate landscaping scheme as approved. (Ord. 352 § 1, 2004; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 8(D-1), 2000).

20.50.570 Site-specific sign standards – Shopping center/mall type signs in CB, RB, and I Zones.

Site must be occupied by more than one business and have at least 250 linear feet of frontage. Sites occupied by only one business may have a mall type sign when a monument sign would interfere with safe visibility as designated in SMC 20.50.540. A specific shopping center/mall signage plan is mandatory. The submittal requirements are available from the department.

A.    Location.

•	Minimum Distance From Public Right-of-Way: five feet.

•	Distance from Property Line: 20 feet. Minimum distance from interior property line: 20 feet. If this setback not feasible, the Director may modify the requirement, subject to the approval of a signage plan.

B.    Mounting. Single-post mounting is discouraged unless the post is an architectural feature reflecting the architecture of building(s) or other site elements.

C.    Landscaping. Planting bed with small trees, shrubs, and/or floral displays, provided there is at least 50 square feet of landscaped area with trees, bushes, flowers, shrubs, or 100 square feet of lawn.

Figure 20.50.570: Mall Sign.

(Ord. 299 § 1, 2002; Ord. 238 Ch. V § 8(D-2), 2000).

20.50.580 Multi-tenant sign bonus and guidelines.

Tenant signs in multiple tenant buildings must be similar in mounting location, configuration, materials, and construction.

Figure 20.50.580: Building-Mounted Sign.

(Ord. 299 § 1, 2002; Ord. 238 Ch. V § 8(D-3), 2000).

20.50.590 Nonconforming signs.

A.    Nonconforming signs shall not be structurally altered without being brought to compliance with the requirements of this Code.

B.    Outdoor advertising signs (billboards) now in existence are declared nonconforming and may remain subject to the following restrictions:

1.    Shall not be increased in size or elevation, nor shall be relocated to another location.

2.    Shall be kept in good repair and maintained in a neat, clean, attractive, and safe condition. Grounds surrounding a billboard shall be kept free of debris, litter, and unsightly vegetation.

3.    Removal. Any outdoor advertising sign not meeting this Code shall be removed within 30 days of the date when an order by the City to remove such sign is given. (Ord. 299 § 1, 2002; Ord. 238 Ch. V § 8(E), 2000).

20.50.600 Temporary signs.

Temporary signs are allowed subject to a temporary use permit; and provided, that no more than one such permit shall be issued at any time per business occupancy, nor shall more than four such permits be issued to any one business during any 12-month period. (Ord. 299 § 1, 2002; Ord. 238 Ch. V § 8(F), 2000).

20.50.610 Exempt signs.

A.    Historic site markers or plaques, gravestones, and address numbers.

B.    Signs required by law, including but not limited to:

1.    Official or legal notices issued and posted by any public agency or court; or

2.    Traffic directional or warning signs.

C.    Plaques, tablets or inscriptions indicating the name of a building, date of erection, or other commemorative information, which are an integral part of the building structure or are attached flat to the face of the building, which are nonilluminated, and which do not exceed four square feet in surface area.

D.    Incidental signs, which shall not exceed two square feet in surface area; provided, that said size limitation shall not apply to signs providing directions, warnings or information when established and maintained by a public agency.

E.    State or Federal flags.

F.    Religious symbols.

G.    The flag of a commercial institution, provided no more than one flag is permitted per business premises; and further provided, the flag does not exceed 20 square feet in surface area.

H.    Neighborhood identification signs with approved placement and design by the City.

I.    Neighborhood and business blockwatch signs with approved placement of standardized signs acquired through the City of Shoreline Police Department.

J.    Plaques, signs or markers for landmark tree designation with approved placement and design by the City.

K.    Existing signs that only replace the copy face and do not alter the size or structure of the existing sign.

L.    Real estate signs for single-family residences.

M.    City-sponsored event signs up for no more than two weeks.

N.    Gateway signs constructed in compliance with the Gateway Policy and Guideline Manual. (Ord. 319 § 1, 2003; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 8(G), 2000).