Chapter 15.305 South 154th Street Station Area Overlay District

A. The following standards are intended to implement the City’s vision for the South 154th Street Station Area as set forth in the City of SeaTac Comprehensive Plan, by promoting transit-oriented development and pedestrian-oriented design, a diversity of uses within close proximity, open space, and a focal point for community identity.

B. Urban Design Vision. The urban design vision for the South 154th Street Station Area Overlay District is intended to support an environment that is pedestrian-oriented, visually pleasing and easily accessible to the pedestrian, motorist and public transit user.

C. Examples and illustrations are included to illustrate ways in which the intent of the standard could be achieved. The graphic illustrations are meant to be examples and not the only acceptable means to accomplishing the intent of the illustrated standards. Applicants and project designers are encouraged to consider designs, styles and techniques not pictured that will fulfill the intent of the design standard. (Ord. 17-1015 § 1)

15.305.010 Authority and Application

A. The provisions of this chapter shall apply to the South 154th Street Station Area Overlay District as delineated in the official zoning map. Within the South 154th Street Station Area Overlay District, this chapter shall supersede existing regulations elsewhere in SMC Title 15 when in conflict with this chapter.

B. The provisions of this chapter shall apply to all development or public right-of-way meeting one (1) or more of the following thresholds:

1. All new construction requiring building permits; and/or

2. Major Redevelopment. Additions or alterations to a building or site, excluding interior-only improvements, which total fifty percent (50%) or more of the gross square footage (GSF) of the existing building(s) or site.

Only the portions of the building or site being altered or added to shall be required to integrate South 154th Street Station Area Overlay District standards into the design of the alteration or addition. Project applicants proposing additions or alterations to a building or site conforming to the above criteria for major redevelopment shall arrange a pre-design meeting with Planning staff prior to permit application to establish those design standards applicable to the proposed addition or alteration.

C. Departures. Departures from these South 154th Street Station Area Overlay District standards may be allowed, to promote well designed developments which may not strictly comply with the established standards. Proposed departures from these special standards are subject to the approval of the Director.

1. A departure shall not be granted for height, setbacks, building lot coverage, maximum and minimum parking requirements, minimum lot area, density, lot width or land uses.

D. Departure Criteria. The applicant must show that the proposed development requesting a departure(s) meets all of the following criteria:

1. How the requested departure meets the intent of the applicable design standard.

2. How the requested departure will not have a detrimental effect on adjacent and nearby properties.

3. How the requested departure offers a significant improvement over what otherwise could have been built under the minimum design standards.

4. How the proposed departure is part of an overall, thoughtful and comprehensive approach to the design of the project as whole.

E. Single-Family Exemption. Existing single-family homes are exempt from the provisions of this chapter.

F. High Capacity Transit. Standards for high capacity transit facilities, as identified in Chapter 15.530 SMC, shall apply to all applicable development within the South 154th Street Station Area Overlay District.

Figure: SOUTH 154TH STREET STATION AREA OVERLAY DISTRICT MAP

(Ord. 17-1015 § 1)

15.305.050 Definitions and Use Chart Guide

A. Land Use Definitions Specific to the South 154th Street Station Area Overlay District. In addition to the land use definitions in Chapter 15.105 SMC, Definitions, the following definitions apply in the South 154th Street Station Area Overlay District:

“Drive-through facility” means a business or portion of a business where a consumer is permitted or encouraged, either by the design of physical facilities or by the provisions of services and/or packaging procedures, to carry on business while seated in a motor vehicle.

“Office use” means the use of a room or group of rooms for conducting the affairs of a business, profession, service, or government and generally furnished with desks, tables, files and communication equipment.

“Park-and-fly commercial parking” means commercial parking facilities which provide short- or long-term parking space for a fee, for parking for airport travelers.

“Pedestrian-oriented uses” means uses that stimulate pedestrian activity along the sidewalk frontage of a building.

“Pedestrian zone” means the area between the back of curb to the face of a building. It may include both private property and public right-of-way.

“Personal services” means a business that provides services relating to personal grooming.

“Public facility” means a use which serves the public and is generally of a public service, noncommercial nature.

B. Selected Prohibited Uses. This section identifies selected uses that are prohibited within the South 154th Street Station Area Overlay District. The South 154th Street Station Area Overlay District use chart in SMC 15.305.055 presents the full listing of uses that are prohibited and allowed within the South 154th Street Station Area Overlay District with the addition of the following prohibited uses listed in subsection (B)(1) of this section.

1. Prohibited Uses.

a. Park-and-fly commercial parking.

b. Exterior (outdoor) storage. Outdoor seating for restaurants and pedestrian-oriented accessory uses, such as flower, food, or drink stands, are exempt from this requirement.

c. Drive-through facilities.

C. Use Chart Guide.

1. About the Use Chart. The following chart lists all of the permitted and conditional land uses allowed in each zone.

2. How to Use the Use Chart. The land uses are listed vertically along the left hand side and the zones are listed horizontally across the top. Each square in the chart shows the following possibilities for the use and the zone:

P: The use is permitted.

C: The use is allowed subject to a conditional use permit.

If the square is blank, the use is not permitted in that zone.

3. Additional Standards According to Use. Additional standards that apply to a particular use and zone are noted by number and described in the column on the far right of the chart. If the standard is not preceded by a number, the standard applies to all zones. (Ord. 17-1015 § 1)

15.305.055 South 154th Street Station Area Overlay District Use Chart

ZONES:
UM – Urban Medium	CB-C – Community Business in the Urban Center
UH – Urban High	T – Townhouse
UH-UCR – Urban High-Urban Center Residential

P – Permitted Use; C – Conditional Use Permit required

LAND USE	UM	UH	UH-UCR(1)	CB-C	T	Additional Regulations (1) Residential projects in UH-UCR zone south of S. 154th St. are exempt from mixed use requirements.
ANIMALS
Kennel/Cattery				P(1)		(1) Permitted as accessory to primary use not to exceed 20% of total square footage of building(s).
Stables
Veterinary Clinic			P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
BUSINESS SERVICES
Airport Support Facility
Cargo Containers
Commercial/Industrial Accessory Uses
Conference/Convention Center			P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Construction/Landscaping Yard
Distribution Center/Warehouse
Equipment Rental, Large
Equipment Rental, Small				C
Equipment Repair, Large
Equipment Repair, Small				P
Helipad/Airport and Facilities
Professional Office			P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Storage, Self-Service
Truck Terminal
CIVIC AND INDUSTRIAL
Cemetery
Fire Facility	P	P	P	P
Funeral Home/Crematory
Police Facility	P	P	P	P
Public Agency Office		P	P	P
Public Agency Yard
Social Service Office				P
EDUCATIONAL
College/University	C	C	P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Elementary/Middle School	C	C	C
High School	C	C	C	C
Specialized Instruction School		P(1)	P	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Vocational/Technical School			P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
HEALTH AND HUMAN SERVICES
Crisis Diversion Facility (CDF)
Crisis Diversion Interim Facility (CDIF)
Day Care I	P(1)	P(1)	P(1)		P(1)	See Chapter 15.420 SMC, Day Care Facilities. (1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Day Care II	P(1)	P(1)	P(1)	P		See Chapter 15.420 SMC, Day Care Facilities. (1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Emergency Housing	P(1)	P(1)/C(2)	P(1)/C(2)	P(1)/C(2)	P(1)	(1) Allowed only as part of permitted religious use facility accessory not to exceed 20% of total building square footage, providing operating plan is approved ensuring there are no significant traffic or noise impacts to neighbors, and that health and safety standards are met. (2) See SMC 15.465.350, Supportive Housing Facilities Standards.
Emergency Shelters	P(1)	P(1)/C(2)	P(1)/C(2)	P(1)/C(2)	P(1)	(1) Allowed only as part of permitted religious use facility accessory not to exceed 20% of total building square footage, providing operating plan is approved ensuring there are no significant traffic or noise impacts to neighbors, and that health and safety standards are met. (2) See SMC 15.465.350, Supportive Housing Facilities Standards.
Hospital				P
Medical Lab				P
Medical Office/Outpatient Clinic			P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Opiate Substitution Treatment Facility				C		Subject to the CUP-EPF siting process (SMC 15.115.040, Essential Public Facilities).
Permanent Supportive Housing (1) (3)	C(2)	C(2)	C(2)	C(2)	C(2)	(1) Small-scale permanent supportive housing facilities are defined as a CRF I. See Residential, Retirement and Assisted Living section of this use chart. (2) See SMC 15.465.350, Supportive Housing Facilities Standards. (3) Permanent supportive housing facilities require a minor conditional use permit. See SMC 15.115.020.
Reentry Center
Transitional Housing (1) (3)	C(2)	C(2)	C(2)	C(2)	C(2)	(1) Small-scale transitional housing facilities are defined as a CRF I. See Residential, Retirement and Assisted Living section of this use chart. (2) See SMC 15.465.350, Supportive Housing Facilities Standards. (3) Transitional housing facilities require a minor conditional use permit. See SMC 15.115.020.
MANUFACTURING
Assembly and Packaging
Food Processing
Laboratories, Research, Development and Testing				C
Manufacturing and Fabrication, Light
Manufacturing and Fabrication, Medium
Micro-Winery/Brewery/Distillery				P(1)		(1) Permitted in conjunction with the following retail uses: restaurant, tavern, retail sales or tasting room. Retail uses to be oriented to the public street and located at the ground floor.
Recycling Processing
MOTOR VEHICLES
Auto Service Center
Auto Supply Store
Electric Vehicle Infrastructure	P(1)	P(1)	P(2)	P	P(1)	(1) Restricted electric vehicle charging stations only. (2) Battery charging stations only, limited in use only to the tenants or customers of the development located on site.
Fueling/Service Station
Public/Private Parking
Tire Retreading
Towing Operation
Vehicle Rental/Sales
Vehicle Rental/Sales, Large
Vehicle Repair, Large
Vehicle Repair, Small
RECREATIONAL AND CULTURE
Amusement Park
Community Center	C	P	P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Drive-In Theater
Golf Course
Health Club		C	P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Library	P	P(1)	P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Museum	C	C	P(1)	P		(1) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Park	P	P	P	P	P
Religious Use Facility	C/P(1,2)	P	P(3)	P		(1) Allowed as a minor CUP subject to criteria under SMC 15.115.020(E). (2) Allowed as a permitted use subject to the criteria in Chapter 15.470 SMC. (3) Permitted as a part of a residential mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Religious Use Facility Accessory	C/P(1,2,3)	C(1)	P(1)	P		(1) Permitted as accessory to primary use not to exceed 20% of total square footage of building(s). (2) Allowed as a minor CUP subject to criteria under SMC 15.115.020(E). (3) Allowed as a permitted use subject to the criteria in Chapter 15.470 SMC.
Stadium/Arena
RESIDENTIAL
College Dormitory				P
Duplex	P(1)				P(1)	(1) Duplexes allowed in townhouse zone only as part of townhouse development. See Chapter 15.505 SMC, Townhouse and Duplex Development Design Standards.
Dwelling Unit, Caretaker/Manager
Dwelling Unit, Detached
Manufactured/Modular Home
Mobile Home Park
Multi-Family	P	P	P	P(1)		(1) Multi-family projects within the CB-C zone shall comply with the pedestrian-oriented use requirements in SMC 15.305.057.
Townhouse	P	P			P
RESIDENTIAL, RETIREMENT AND ASSISTED LIVING
Assisted Living		P	P
Community Residential Facility I		P(1)	P(1)	P(1)	P(1,2)	(1) See SMC 15.465.400 for community residential facilities standards. (2) Permitted only as part of a mixed use development, as described in SMC 15.305.700 and 15.305.710.
Community Residential Facility II			P	P	P(1)	(1) Permitted only as part of a mixed use development, as described in SMC 15.305.700 and 15.305.710.
Convalescent Center/Nursing Home	P	P	P
Retirement Apartments		P	P	P
RESIDENTIAL, ACCESSORY
Home Occupation	P	P	P	P	P	See SMC 15.465.500, Home Occupations.
Shed/Garage	P	P	P	P	P	See Chapter 15.405 SMC, Accessory and Tent Structures.
RETAIL AND COMMERCIAL
Agricultural Crop Sales (Farm Only)
Arcade (Games/Food)		P(1)	P(1)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Beauty Salon/Personal Grooming Service		P(1)	P(1)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Coffee Shop/Retail Food Shop		P(1,2)	P(1,2)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use. (2) No drive-through facilities allowed.
Concession Sales				P
Dry Cleaner		P(1)	P(1)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Espresso Stand		P(1,2)	P(1,2)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use. (2) No drive-through facilities allowed.
Financial Institution		P(1,2)	P(1,2)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use. (2) No drive-through facilities allowed.
Laundromat		P(1)	P(1)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Mobile Food Vending				P		See SMC 15.415.300, Mobile Food Vending.
Produce Stand
Restaurant		P(1,2)	P(1,2)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use. (2) No drive-through facilities allowed.
Restaurant, Fast Food		P(1,2)	P(1,2)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use. (2) No drive-through facilities allowed.
Retail, Big Box
Retail, General		P(1)	P(1)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Sexually Oriented Business				C
Tavern			P(1)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Theater/Entertainment Club
Theater, Movie			P(1)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
RETAIL AND COMMERCIAL, LODGING
Bed and Breakfast	P(1)	P(1)	P(1)	P(1,2)	P(1)	(1) See SMC 15.465.300, Bed and Breakfast Standards. (2) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Hotel/Motel and Associated Uses			P(1)	P		(1) Permitted as part of a mixed use development, as described in SMC 15.305.710, Definition of Mixed Use.
Short-Term Rental	P	P	P	P	P	See SMC 15.465.320, Short-Term Rentals.
UTILITIES
Utility Substation		C	C	C
Utility Use	C	C	C	C
Wireless Communications Facility	C/P	C/P	C/P	P	C/P	See Chapter 15.480 SMC, Wireless Communication Facilities, for specific use and development standards.

(Ord. 23-1003 § 3; Ord. 22-1002 § 9 (Exh. C); Ord. 21-1031 § 15 (Exh. C); Ord. 21-1008 § 12; Ord. 20-1026 § 10; Ord. 18-1009 § 5; Ord. 17-1015 § 1)

15.305.057 Pedestrian-Oriented Uses, Streets and Requirements

A. Pedestrian-Oriented Uses. All projects that are located on streets intended for high levels of pedestrian activity shall provide street level pedestrian-oriented retail, restaurant/food establishment, public facilities, public or personal service uses.

B. Primary and Secondary Pedestrian-Oriented Streets.

1. Primary Pedestrian Streets.

a. The west side International Boulevard between S. 154th Street and S. 152nd Street; and

b. The north side of S. 154th Street between International Boulevard and 32nd Avenue South.

2. Secondary Pedestrian Streets.

a. The west side of Military Road South between S. 152nd Street and S. 150th Street.

C. Requirement and Location.

1. New development or redevelopment projects located along primary pedestrian-oriented streets shall have a minimum of sixty percent (60%) of the length of the exterior ground floor facing the street, excluding vehicle entrances, exits, and alleys for pedestrian-oriented uses.

2. New development or redevelopment projects located along secondary pedestrian-oriented streets shall have a minimum of fifty percent (50%) of the length of the exterior ground floor facing the street, excluding vehicle entrances, exits, and alleys, for pedestrian-oriented uses.

Figure: Primary and Secondary Pedestrian Streets

(Ord. 17-1015 § 1)

15.305.100 Circulation

Purpose: Create a station area with an emphasis on the needs of the pedestrian which is also accessible and convenient for vehicles. Sufficient vehicular and pedestrian circulation should be provided through the establishment of an adequate network of streets and sidewalks. Placement of structures, landscaping, and access points should collectively seek to promote an integrated, multi-modal transportation system. Creatively designed, clean and functional pedestrian connections are encouraged to provide access throughout the station area, between properties and to and from the public right-of-way. (Ord. 17-1015 § 1)

15.305.110 Vehicular Circulation Requirements

Vehicular circulation is intended to provide for public access, safe traffic flow, and connections to established vehicular routes.

A. All new streets within the South 154th Street Station Area Overlay District shall be constructed in accordance with adopted street standards specified in SMC Title 11, Streets, Sidewalks, and Public Thoroughfares, and generally conform to the adopted South 154th Street Station Area Action Plan to the greatest extent possible.

B. An owner or developer shall coordinate with owners of adjacent parcels and consolidate, wherever possible, vehicular circulation routes to interconnect public and/or private streets in conformance with the adopted South 154th Street Station Area Action Plan. Where appropriate, circulation corridors shall extend to the boundary line of the site parcel in order to provide for future development of adjacent parcels and connections with existing public and/or private streets.

C. Internal Access Roads. Internal access roads are encouraged to provide vehicular and pedestrian access to the interior of the South 154th Street Station Area Overlay District, to create connections between existing streets and to provide opportunities for new street frontages for retail and commercial uses. (Ord. 17-1015 § 1)

15.305.200 Site Planning and Building Orientation

Purpose: Design structures to have an external orientation to the streetscape and the pedestrian environment with unifying open space and pedestrian pathways. Design emphasis should be given to the pedestrians, rather than automobiles, through placement of parking in a less prominent location; pedestrian-level retail space; treatment of blank walls and facades and incorporation of prominent architectural features. Site layout should emphasize coordination of open spaces and pedestrian access with adjacent development or public places. Lighting and landscaping should allow for safety and visibility of public and semi-public areas. (Ord. 17-1015 § 1)

15.305.210 Building Placement Setback and Pedestrian Zone Width

A. International Boulevard between South 154th Street to South 152nd Street.

1. Building Setback. Seventy-five percent (75%) of building frontage shall be set at the back of the pedestrian zone. The remaining twenty-five percent (25%) of the building may be set back from the back of the pedestrian zone no more than twenty (20) feet.

2. Pedestrian Zone Width. The total pedestrian zone width, including existing sidewalk, shall be fifteen (15) feet along the west side of International Boulevard.

B. Military Road South between South 152nd Street to South 150th Street.

1. Building Setback. Sixty percent (60%) of building frontage shall be set at the back of the pedestrian zone. The remaining forty percent (40%) of the building may be set back from the back of the pedestrian zone a maximum of twenty (20) feet.

2. Pedestrian Zone Width. The total pedestrian zone width, including existing sidewalk, shall be eight (8) feet along the west and east sides of Military Road South.

C. South 154th Street, North and South, East between 32nd Avenue South to International Boulevard.

2. Pedestrian Zone Width. The total pedestrian zone width, including existing sidewalk, shall be fifteen (15) feet along the north side of South 154th Street. The total pedestrian zone width, including existing sidewalk, shall be eight (8) feet along the south side of South 154th Street.

D. South 154th Street, North and South, West of 32nd Avenue South.

1. Building Setback. A maximum setback of ten (10) feet measured from the back of the pedestrian zone for sixty percent (60%) of building frontage. The remaining forty percent (40%) of the building may be set back from the back of the pedestrian zone a maximum of twenty (20) feet.

2. Pedestrian Zone Width. The total pedestrian zone width, including existing sidewalk, shall be thirteen (13) feet along the north side of South 154th Street. The total pedestrian zone width, including existing sidewalk, shall be eight (8) feet along the south side of South 154th Street.

E. 32nd Avenue South, West and East Sides of the Street.

2. Pedestrian Zone Width. The total pedestrian zone width, including existing sidewalk, shall be eight (8) feet along the west and east sides of 30th Avenue South.

F. 30th Avenue South, West and East Sides of the Street.

2. Pedestrian Zone Width. The total pedestrian zone width, including existing sidewalk, shall be eight (8) feet along the west and east sides of 32nd Avenue South.

G. South 152nd Street, East of 32nd Avenue South.

2. Pedestrian Zone Width. The total pedestrian zone width, including existing sidewalk, shall be eight (8) feet along the north and south sides of 32nd Avenue South.

H. South 152nd Street, West of 32nd Avenue South.

2. Pedestrian Zone Width. The total pedestrian zone width, including existing sidewalk, shall be eight (8) feet along the north and south sides of 32nd Avenue South. (Ord. 17-1015 § 1)

15.305.220 Development Abutting Two (2) or More Street Frontages

A. Buildings on corner lots shall orient front facades to both the corner and adjacent public and/or private street fronts. Pedestrian entries should be located near or on the corner.

1. Corner Buildings and Architectural Focal Points. Development at the intersection of arterial streets shall include architectural focal points that increase the visibility and landmark status of corner buildings, such as, but not limited to, one (1) or more of the following:

a. Transparent glazing incorporated into corner building design;

b. Tower elements and/or rooflines that accentuate the corner;

c. Balconies or building terraces at or near the corner.

Example: Architecture Focal Point

(Ord. 17-1015 § 1)

15.305.230 Projects on or Near the Edge of an Urban Low Density Residential (UL) or Medium Density Residential (UM) Zone

Careful siting, building design and building massing shall be used to achieve an integrated neighborhood character in Urban High and Urban Medium Density Residential projects that transition to Urban Low Density Residential.

A. Urban Medium Density Residential (UM) or Urban High Density Residential (UH) adjacent to Urban Low Density Residential (UL). Properties abutting UL zones shall incorporate a minimum of two (2) the following techniques:

1. Increasing the building setback from the zone boundary at ground level;

2. Reducing the bulk of the building’s upper floors;

3. Reducing the height of the structure;

4. Use of a Type 1, ten (10) foot landscape buffer;

5. Modulation of bays;

6. UM to UL: stepping down the height of structures from forty (40) feet to thirty-five (35) feet at the zone boundary;

7. UH to UL: stepping down the height of structures from fifty-five (55) feet to forty-five (45) feet at the zone boundary;

8. Minimizing use of blank walls. (Ord. 17-1015 § 1)

15.305.240 Driveway Design

A. Automobile access shall be consolidated with no more than one (1) driveway per one hundred fifty (150) linear feet of street frontage.

B. Curb cuts should be minimized whenever possible through the use of shared driveways.

C. Pedestrian walkways interrupted by driveways shall be distinguished from the driveway surface by decorative paving.

D. Driveways serving front yard porte-cochere building entries may be approved by the Director and include only the short-term parking that can be accommodated along one (1) double-loaded drive aisle. (Ord. 17-1015 § 1)

15.305.250 Service Element Location and Design

To reduce the potential negative impacts of service elements such as waste receptacles and loading docks, service and loading areas shall be located away from sidewalks and other pedestrian areas, and screened from public view. The following requirements shall also be met:

A. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use.

B. Service elements shall be designed to meet CPTED standards. (See Chapter 17.04 SMC, CPTED Concepts.) (Ord. 17-1015 § 1)

15.305.260 Exterior Lighting Principles

A. Use lighting both to increase site safety in all locations used by pedestrians and to highlight architectural or landscape details and features such as entries, signs, canopies, plantings, and art.

B. Design project lighting based upon the uses on and off site, taking care to provide illumination to serve building needs while avoiding off-site night glare and light pollution.

C. Lighting standards shall be no greater than sixteen (16) feet in height, and used to illuminate surfaces intended for pedestrians or vehicles, as well as building entries. Light fixtures shall be sited and directed to minimize glare around residences.

D. Exterior lighting shall be used to identify and distinguish the pedestrian walkway network from car or transit circulation. Along pedestrian circulation corridors, lighting standards shall be placed between pedestrian ways and public and/or private streets, driveways or parking areas. The level of lighting shall conform to the requirements of Chapter 17.40 SMC, Walkway, Bikeway and Park Lighting. (Ord. 17-1015 § 1)

15.305.300 Open Space and Amenities

Purpose: Provide for open space that enhances and activates the pedestrian realm through the provision of plazas, courtyards, pocket parks and sidewalks. Open spaces should be inviting, functional, easy to maintain and safe. It should contribute to the character of the area and complement the built environment. (Ord. 17-1015 § 1)

15.305.310 Minimum Open Space Required

The following standards are applicable to all commercial, nonresidential and multi-family developments:

A. Multi-Family Development. See Chapter 15.510 SMC, Multi-Family Housing Design Standards.

B. Commercial and Nonresidential Development.

1. Minimum Open Space Required. Five percent (5%) of net site area shall be set aside as accessible, usable outdoor open space.

2. Net Site Area Calculation.

Net Site Area = Total Site Area – Sensitive Areas

For the purpose of this chapter, the following shall not be included toward meeting the minimum open space requirement:

a. Portions of a parcel classified as sensitive area; stormwater facility, provided that such stormwater facilities are at grade and not covered; or open water.

b. Required landscaping and sensitive area buffers without common access links, such as pedestrian trails.

c. Driveways, parking, or other auto serving uses.

d. Areas of a parcel with slopes greater than eight percent (8%) shall not qualify as usable outdoor open space, unless the area has been developed with an enhanced accessibility system of stairs, ramps, terraces, trails, seating areas, or other site improvements as approved by the Director.

3. Prohibited Adjacent to Open Space. The following is prohibited adjacent to pedestrian-oriented space:

a. Unscreened parking lots;

b. Chain link fences;

c. Blank walls; and

d. Dumpsters or service areas.

4. Areas That Qualify as Open Space. Open space that qualifies toward meeting the minimum open space requirement shall include one (1) or more of the following:

a. Active outdoor recreation areas;

b. Expansion of existing public sidewalks;

c. Pedestrian-only corridors or multi-purpose trails separate from the public or private roadway system that provide through connections to enhance pedestrian and bicycle connectivity or provide access links in sensitive area buffers. The square footage (length times width) of corridors/trails shall be counted as usable open space;

d. Publicly accessible plazas, courtyards or pocket parks constructed contiguous with new or existing sidewalks. Publicly accessible courtyard designs shall conform to SMC 15.305.320. (Ord. 17-1015 § 1)

15.305.320 Location and Design of Open Space

The following open space regulation shall supersede the street frontage landscape requirement as specified in SMC 15.445.010(C) and 15.445.210. The building facade landscaping requirement shall continue to apply to uses in the South 154th Street Station Area Overlay District, except under pedestrian weather protection structures, as specified in SMC 15.310.610(C).

A. Multi-Family Development. For multi-family open space location and design requirements see Chapter 15.510 SMC, Multi-Family Housing Design Standards.

B. Commercial and Nonresidential Development Open Space Requirements. Open space is to be provided in the following order of priority:

1. Sidewalk Improvements. Sidewalk widths shall be expanded and other improvements shall be provided along all public and private streets as per SMC 15.305.210.

2. Remaining Open Space Area. After fulfilling the sidewalk improvements, remaining open space shall be provided within the front yard or to the side of the property. The open space shall be developed and arranged in a manner that is accessible to the public at all times, directly connected to a sidewalk or pedestrian pathway, and bordered on at least one (1) side by, or is readily accessible from the primary structure on site.

Front yard open space shall be placed in one (1) or more of the following ways:

a. Plaza, Courtyard, or Pocket Park. Publicly accessible open space shall be placed in a plaza, courtyard or pocket park that includes at a minimum:

i. Two hundred (200) square feet in size that is adjacent to a pedestrian building entrance;

ii. At least fifty percent (50%) decorative paving, constructed of such materials as stamped, broom finish, or scored concrete; brick or modular pavers;

iii. One (1) tree for every two hundred (200) square feet of decorative paving area;

iv. One (1) linear foot of seating per each forty (40) square feet of plaza, courtyard, or pocket park space in the form of freestanding outdoor benches of a minimum sixteen (16) inches wide or seating incorporated into low walls, raised planters or building foundations at least twelve (12) inches wide and eighteen (18) inches high;

v. Incorporate one (1) or more of the following to encourage pedestrian use and activity: plantings or grass within or immediately adjacent to the plaza, courtyard, or pocket park; public art such as a water feature or sculpture or other public amenities approved by the Director.

C. Commercial and Nonresidential General Open Space Design Standards.

1. Accessory Site Furnishing. Accessory site furnishings shall be located so as not to obstruct pedestrian access along sidewalks and to businesses.

a. Waste receptacles, movable planters and other accessory site furnishings shall be of a design which is compatible with the design of the plaza, courtyard, or pocket park, through the use of similar detailing or materials.

2. Common Space Areas. Common open space should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure.

3. Integration with Adjacent Parcels. Usable open space areas shall be organized and designed in a manner that allows for maximum integration with open space on adjacent parcels.

4. Linkage of Open Space Elements. Developments proposing on-site plazas and pocket parks as publicly accessible project amenities shall link the open space elements with adjacent sidewalks, pedestrian paths, and/or bikeways. (Ord. 17-1015 § 1)

15.305.330 Open Space Maintenance

All open space improvements shall be maintained in good condition. Maintenance shall include cleaning of plaza surfaces, regular watering, mowing, pruning, clearance of debris and weeds, removal and replacement of dead plants and the repair and replacement of irrigation systems.

A. Water features such as fountains must be functional and maintained in good condition. (Ord. 17-1015 § 1)

15.305.400 Parking Standards

Purpose: Minimize parking as a dominant land use. Parking should be screened through its placement behind structures and via landscaping. (Ord. 17-1015 § 1)

15.305.410 Off-Street Parking Requirements and Reductions

A. Minimum Parking Requirements. The minimum parking spaces required are specified in SMC 15.455.120, Parking Chart for Required Off-Street Spaces.

1. Parking Reduction. The number of required off-street parking spaces may be reduced for properties within the South 154th Street Station Area Overlay District when one (1) or more regularly scheduled high capacity public transit routes are within one-quarter (1/4) mile of a site. The amount of reduction shall be based on the frequency of the transit service, proximity and shall be limited as follows:

a. Residential. Thirty-five percent (35%) maximum;

b. Government, Business Services and Manufacturing. Forty percent (40%) maximum;

c. Recreational and Cultural, Retail and Commercial. Thirty percent (30%) maximum.

B. Parking may be increased by twenty percent (20%) above the minimum required under SMC 15.455.110, Required Off-Street Parking Spaces. (Ord. 17-1015 § 1)

15.305.420 Off-Street Loading Requirements

Off-street loading shall be provided pursuant to Chapter 15.455 SMC, Parking and Circulation. (Ord. 17-1015 § 1)

15.305.430 Bicycle Parking

Bicycle parking and any associated amenities are encouraged if commensurate with the intended use and/or design of the building. (Ord. 17-1015 § 1)

15.305.440 General Parking Design and Construction Standards

Parking design and construction requirements shall be provided pursuant to Chapter 15.455 SMC, Parking and Circulation. (Ord. 17-1015 § 1)

15.305.450 Surface Parking

A. Location of Surface Parking Lots.

1. No parking shall be located between a building and the front property line. The Director may approve a driveway for passenger loading and off-loading only in conformance with SMC 15.305.240, Driveway Design. Surface parking shall be located behind a building or to the side of a building.

Example: Parking on Corner Lots

2. Parking to the Side of the Building. Parking located next to a building shall be set back a minimum of ten (10) feet from the front property line. The setback area shall be landscaped with Type III landscaping per Chapter 15.445 SMC, Landscaping and Tree Retention.

3. Parking on Corner Lots. On corner lots, no parking shall be located between the building and either of the two (2) front property lines. If a parcel abuts more than two (2) public or private streets, no parking shall be located between the building and the front property line abutting the two (2) public and/or private streets with the highest classification.

B. Pedestrian Circulation through Parking Lots.

1. Surface parking lots containing one hundred (100) parking spaces or more shall provide pedestrian walkways through the parking lot to provide for safe pedestrian movement.

2. Pedestrian Walkway Design.

a. Pedestrian walkways shall be a minimum of four (4) feet wide, separated from vehicular travel lanes to the maximum extent possible and designed to provide safe access to non-street front building entrances or existing pedestrian ways.

b. Where sidewalks or walkways cross vehicular driveways, provide a continuous raised crossing, or distinguish the crossing from the driveway surface by marking with a contrasting paving material. (Ord. 17-1015 § 1)

15.305.460 Structured Parking

Purpose: Design parking structures to blend in with adjacent development. Emphasize design features that minimize the obtrusiveness of the parking use and encourage architectural compatibility with adjacent development.

Example: Structured Parking Images

A. Parking Structure Design.

1. The following parking structure design standards shall be in addition to or, in some cases, supersede applicable design standards in other sections in this chapter, and in Chapter 15.455 SMC, Parking and Circulation.

2. Minimizing Views into the Parking Structure Interior.

a. For portions of parking structures without a ground floor retail, commercial, office, service or public use, a five (5) foot wide facade landscaping strip is required consisting of:

i. A mix of evergreen shrub groupings spaced no more than four (4) feet apart that do not exceed a height of six (6) feet at maturity.

b. Any portion of a parking structure ground floor with exposed parking areas adjacent to a public or private street shall screen and minimize views into the parking structure interior by incorporating architectural elements on the parking structure facade.

c. In addition to the above, minimize views into the upper floors of parking structures through one (1) or more of the following methods:

i. Screening using architectural elements on the parking structure upper floor facades; and/or

ii. Upper parking floors designed as a pattern of window-like openings on the parking structure facade.

3. Parking Structure Character and Massing. Parking structure elevations over one hundred (100) feet in length shall incorporate vertical and horizontal variation in setback, material or fenestration design along the length of the applicable facade. In order to incorporate architectural variation within a project, a minimum of one (1) vertical facade change and a minimum of one (1) horizontal facade change shall be provided in the following ways:

a. Vertical Facade Changes. Incorporate intervals of architectural variation at least every forty (40) feet over the length of the applicable facade, such as:

i. Varying the arrangement, proportioning and/or design of garage openings;

ii. Incorporating changes in architectural materials;

iii. Projecting forward or recessing back portions or elements of the parking structure facade.

b. Horizontal Facade Changes. Differentiate the ground floor from upper floors by:

i. Stepping back the upper floors from the ground floor parking structure facade; or

ii. Changing materials between the parking structure base and upper floors; or

iii. Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors.

Example: Articulation of Parking Structures

4. Parking Floors Located under or within Buildings.

a. Parking located under or within buildings shall subordinate the garage entrance to the pedestrian entrance in terms of prominence on the street, location and design emphasis.

b. Parking at grade under a building shall be completely enclosed within the building or wholly screened through any combination of walls, decorative grilles, or trellis work with landscaping.

5. Parking Structure Lighting.

a. In addition to the following standards, lighting of parking structures shall be provided pursuant to Chapter 17.28 SMC, Parking Structures.

b. Lighting on and/or within multi-level parking structures shall be screened, hooded or otherwise limited in illumination area so as to minimize excessive “light throw” to off-site areas.

B. Ground Floor Uses in Parking Structures.

1. Front Facade. A parking structure front facade shall be designed so that a minimum of one hundred percent (100%) of the length of the exterior ground floor facade(s), excluding vehicle entrances and exits, provides ground floor commercial space suitable for retail and commercial uses.

a. Minimum Depth. The applicable ground floor area shall extend in depth a minimum of twenty (20) feet from the exterior facade; provided, that the minimum required may be averaged, with no depth less than fifteen (15) feet.

b. Minimum Ceiling Height. The minimum clear interior ceiling height standard for the retail/commercial or service use portion of parking structures shall be thirteen (13) feet for all street level building space.

2. A maximum of fifty percent (50%) of the ground floor leasable commercial/retail or service space may be occupied by office uses related to the operation of the parking structure. (Ord. 17-1015 § 1)

15.305.500 Landscaping Standards

A. Multi-Family, Townhouse, and Duplex Development.

1. Landscape standards for multi-family, townhouse and duplex development are found in Chapter 15.445 SMC, Landscaping and Tree Retention, unless superseded by Chapter 15.510 SMC, Multi-Family Housing Design Standards, or 15.505 SMC, Townhouse and Duplex Development Design Standards.

B. Commercial or Nonresidential Development. In addition to the standards of this section and chapter, landscaping requirements shall be provided pursuant to Chapter 15.445 SMC, Landscaping and Tree Retention.

C. Surface Parking Lot Landscaping and Treatment of Perimeter. Surface parking shall be visually screened from public and/or private streets by means of building placement and/or landscaping.

1. Minimum Standards. The minimum surface parking landscaping standards are located in SMC 15.445.250, Surface Parking Landscaping.

2. Landscape Requirements for Parking Located to the Side of the Building. Where parking is located to the side of a building, the following standards shall apply:

a. Front Yard Landscape Buffer. Parking located to the side of a building shall provide a minimum ten (10) foot landscape buffer from the front property line. The setback area shall be landscaped with Type III landscaping per Chapter 15.455 SMC, Landscaping and Tree Retention.

i. A front yard landscape buffer established to screen parking must be provided in addition to any required open space provided.

b. Landscape Island. The requirement for landscape islands in SMC 15.445.250(B), Landscape Islands, is waived for surface parking areas located to the side of a building and located behind a ten (10) foot front yard landscape buffer.

i. Surface parking located to the rear of a building shall provide for landscape islands as per SMC 15.445.250(B).

Example: Location of Parking

3. Perimeter Landscaping of Surface Parking Lots. The perimeter of a parking lot shall be planted with five (5) feet of Type III landscaping, except as required in SMC 15.310.500(B)(2)(a), Front Yard Landscape Buffer.

a. Fence Option. If a four (4) foot high fence and landscaping sufficient to filter views is provided, the width of the required landscaping may be reduced. Fences must be see-through and constructed with wrought iron or other metal.

D. Street trees shall be deciduous shade trees as per SMC Title 11. Variations in tree spacing may be approved by the Director to enhance plaza areas, emphasize building focal points or avoid visually blocking retail storefront entrances. (Ord. 17-1015 § 1)

15.305.600 Building Design

Purpose: Encourage a variety of building and design solutions in response to the standards and regulations outlined herein. Buildings should: (A) be designed to achieve an architecturally appealing environment, giving emphasis to the pedestrian through the provision of inviting building entries, street-level amenities and other structural and facade elements to encourage pedestrian interaction; (B) directly contribute to the attractiveness, safety and function of the street and public areas; and (C) be designed to accommodate a range of uses over time. (Ord. 17-1015 § 1)

15.305.605 Minimum Building Height

Minimum building height requirements are utilized to enhance the pedestrian environment, create visual interest and provide for a consistent building scale.

A. Minimum Building Height. The minimum building height within the South 154th Street Station Area Overlay District shall be eighteen (18) feet.

B. Calculation of Minimum Building Height. The overall height of a building shall be measured from the average grade of the site to the top of the parapet of the highest habitable floor. Alternate roof structures shall be measured per SMC 15.110.070, Structure Height.

C. Maximum Structure Heights. For maximum structure heights for zone classifications within the South 154th Street Station Area Overlay District, see the dimensional standards charts in SMC 15.400.100 and 15.400.200. (Ord. 17-1015 § 1)

15.305.610 Street Level Design

A. Ground Floor Transparency Requirements. Windows shall be provided at the street level along public and private streets to encourage a visual link between the business and passing pedestrians.

1. Ground Floor Transparency. Transparency requirements shall apply to the ground floor front building facades with retail, commercial, office, service or public uses. Windows shall cover at least sixty percent (60%) along the primary pedestrian street and fifty percent (50%) along the secondary pedestrian street.

2. Residential Uses. Transparency requirements shall not apply to portions of a building with residential units located at the ground floor.

3. Structured Parking. Structured parking entrances that occupy a portion of the front facade are exempt from the transparency requirement.

4. Transparency Design Requirements.

a. Transparency requirements shall apply to that area of the ground floor building wall facing the street up to the finished ceiling height of the ground floor of the building.

b. Windows shall begin between twelve (12) to thirty (30) inches above the finished grade of the ground floor building space.

c. Darkly tinted, mirrored, reflective or other types of glass or window treatments that diminish transparency are prohibited. Lightly tinted windows are allowed for nonretail ground floor uses.


Examples: Street Level Design

B. Minimum Depth and Ceiling Heights for Street Level Nonresidential Uses. Ground floor spaces of buildings intended for nonresidential uses that face public or private streets shall provide the following:

1. Minimum Depth. The applicable ground floor area shall extend in depth a minimum of twenty (20) feet from the exterior facade; provided, that the minimum required may be averaged, with no depth less than fifteen (15) feet.

2. Minimum Ceiling Height. The minimum clear interior floor to finished ceiling height standard for the ground floor portion of buildings, extending in depth a minimum of twenty (20) feet from the exterior building facade, shall be at least thirteen (13) feet for all street level building space.

C. Pedestrian Weather Protection Along Building Facades.

1. Building facades with ground floor retail/commercial or service uses shall provide for pedestrian weather protection through the use of awnings, canopies, colonnades, marquees, or building overhangs. Pedestrian weather protection structures shall be architecturally integrated with the ground level design of the building to which it is attached.

2. Pedestrian Weather Protection Structure Design.

a. Length. Pedestrian weather protection structures shall extend, at a minimum, along sixty percent (60%) of the length of the street-facing facade that includes nonresidential ground floor uses.

b. Width. Pedestrian weather protection structures shall extend a minimum of five (5) feet out from the building facade. The maximum horizontal projection from the surface of the building shall be eight (8) feet or seventy-five percent (75%) of the distance to the curb face, whichever is less.

c. Signage. All lettering, signs and graphics on weather protection structures must comply with Chapter 15.600 SMC, Sign Code.

Examples: Weather Protection

d. Height. The minimum height of pedestrian weather protection structures shall be eight (8) feet six (6) inches above the sidewalk surface. Weather protection structures shall not extend above the first floor ceiling of the building. Maintain a horizontal consistency by aligning the bottom edge of weather protection structures with those on adjacent buildings. Where the grade is sloping, maintain the average height above grade of adjacent weather protection structures.

e. Color/Material. Coverings with visible corrugated metal or corrugated fiberglass are not permitted. Fabric, plastic and rigid metal awnings are acceptable if they meet applicable standards.

f. Variety of Weather Protection. Multitenant retail buildings may use a variety of weather protection features to emphasize individual storefronts and reduce the architectural scale of the building.

g. Structured Parking. Structured parking entrances that occupy a portion of the front facade are exempt from the weather protection requirement.

3. Pedestrian Weather Protection and Building Facade Landscaping. Building facade landscaping shall not be required under pedestrian weather protection structures that meet the requirements of subsection (B)(2) of this section. Any facade landscaping that is provided under pedestrian weather protection structures shall be of such width that a minimum five (5) feet of unobstructed walking area remains under the building awning, canopy, overhang, or other weather protection structure. (Ord. 17-1015 § 1)

15.305.620 Pedestrian Building Entries

A. Primary Building Entries. Primary building entries shall be designed to be clearly visible, safe and accessible from an adjacent public or private street through:

1. Distinctive Entrance. Incorporate two (2) or more of the following features:

a. Distinctive architectural elements such as a variation in the building footprint, roof form, or amount of transparent glazing;

b. Pedestrian-scaled ornamental lighting no greater than sixteen (16) feet in height;

c. Landscaping designed as entry focal point.

B. Secondary Building Entrances. Commercial buildings that have a secondary public entrance or access (for example, access from a parking lot) shall provide weather protection at least three (3) feet in depth over each secondary entry.

Example: Pedestrian Building Entries

(Ord. 17-1015 § 1)

15.305.630 Building Facades

A. Massing.

1. Arrange the mass of the building taking into consideration the characteristics of the site and the proposed uses of the building. In addition, special situations such as very large sites, unusually shaped sites, or sites with varied topography require particular attention to where and how building massing is arranged, as they can accentuate mass and height.

2. Reducing Perceived Mass. Use secondary architectural elements to reduce the perceived mass of larger projects. Examples include, but are not limited to, creating recesses or indentations in the building envelope; adding balconies, bay windows, porches, canopies or other elements; and/or highlighting building entries.

B. Facade Composition. Design all building facades, including visible roofs, considering the composition and architectural expression of the building as a whole. All facades shall be attractive and well proportioned through the placement and detailing of all elements, including bays, fenestration, and materials, and any patterns created by their arrangement.

1. Building facades shall incorporate vertical and/or horizontal variations in setback, material or fenestration design along the length of the applicable facade, in at least two (2) of the following ways:

a. Vertical Facade Changes. In order to incorporate architectural variation within a project, a minimum of one (1) vertical facade change shall be provided at least every thirty (30) feet over the length of the applicable facade, with a minimum depth of four (4) feet, such as:

i. Varying the arrangement, proportioning and/or design of windows and doors;

ii. Incorporating changes in architectural materials; and/or

iii. Projecting forward or recessing back portions or elements of the applicable facade. Front facades incorporating a variation in building setback shall include within the setback such architectural elements as covered or recessed building entries, plazas or courtyards, storefront or bay windows, seating and/or planting areas.

b. Horizontal Facade Changes. In order to differentiate the ground floor from upper floors, a minimum of one (1) horizontal facade change shall be provided, such as:

i. Stepping back the upper floors from the ground floor building facade;

ii. Changing materials between the building base and upper floors;

iii. Including a continuous cornice line between the ground floor and upper floors.

C. Secondary Architectural Features.

1. Visual Depth and Interest. Add depth to facades where appropriate by incorporating balconies, canopies, awnings, decks, or other secondary elements into the facade design. Add detailing at the street level in order to create interest for the pedestrian and encourage active street life. Detailing may include features such as distinctive door and window hardware, projecting window sills, ornamental tile or metal, and other high-quality surface materials and finishes.

2. Dual Purpose Elements. Consider architectural features that can be dual purpose, adding depth, texture, and scale as well as serving other project functions. Examples include shading devices and windows that add rhythm and depth as well as contribute toward energy efficiency and/or savings, or canopies that provide street-level scale and detail, while also offering weather protection. Where these elements are prominent design features, the quality of the materials is critical.

3. Human Scale. Incorporate architectural features, elements, and details that are of human scale into the building facades, entries, retaining walls, courtyards, and exterior spaces in a manner that is consistent with the overall architectural concept. Pay special attention to the first three floors of the building in order to maximize opportunities to engage the pedestrian and enable an active and vibrant street front.

4. Texture. Design the character of the building, as expressed in the form, scale and materials, to strive for a fine-grained scale, or “texture,” particularly at the street level and other areas where pedestrians predominate.

Example: Secondary Architectural Features

D. Treatment of Blank Walls.

1. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways shall be prohibited.

2. Definition. The definition of a “blank wall” is any wall or portion of a wall that is visible from a street or pedestrian corridor and is without a ground level window, door or facade opening.

3. Where blank wall sections are unavoidable due to the requirements of structural needs, they shall not exceed a length of forty (40) feet, or twenty percent (20%) of the length of the facade, whichever is less.

4. Design Treatments. In order to increase pedestrian comfort and interest, blank wall sections of allowed lengths shall provide two (2) or more of the following special design treatments up to at least the finished ceiling height of the first floor building space:

a. A minimum of one (1) piece of public art shall be included for every forty (40) feet of enclosed length. Artwork may include, but is not limited to, the following suggestions:

i. Artistic wall treatments, such as painted murals, bas-relief murals, trompe l’oeil, photographic montages, or mosaics, on at least fifty percent (50%) of the blank wall surface;

ii. Neon lighting sculptures or other artistic lighting displays, provided they do not meet the definition of a sign in Chapter 15.600 SMC, Sign Code;

iii. Provide a decorative masonry pattern, or other architectural feature, over at least fifty percent (50%) of the blank wall surface; and/or

iv. Employ small setbacks, projections, indentations, or intervals of material change to break up the wall’s surface. (Ord. 17-1015 § 1)

15.305.640 Rooflines and Equipment

A. Rooflines. In order to provide a visual terminus to the tops of South 154th Street Station Area Overlay District buildings and soften rectilinear forms, roof designs must conform to one (1) of the following options:

1. Roofline with Architectural Focal Point. A roofline focal point refers to a prominent rooftop feature such as a peak, tower, gable, dome, barrel vault or roofline trellis structure.

2. Roofline Variation. The roofline articulated through a variation or step in roof height or detail, such as:

a. Projecting Cornice. Roofline articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet.

b. Articulated Parapet. Roofline parapets shall incorporate angled, curved or stepped detail elements.

3. Pitched Roof or Full Mansard. A roof with angled edges, with or without a defined ridge line and extended eaves.

4. Terraced Roof. A roofline incorporating setbacks for balconies, roof gardens, or patios.

B. Rooftop Equipment. Building rooftops shall be designed to effectively screen mechanical equipment from street-level view through one (1) or more of the following methods:

1. A concealing roofline;

2. A terraced facade;

3. A screening wall or grillwork directly surrounding the equipment;

4. Sufficient setback from the facade edge to be concealed from ground level view. (Ord. 17-1015 § 1)

15.305.700 Mixed Use Development Standards

Purpose: Incorporate a mixture of different types of uses in one (1) structure or in close proximity to encourage pedestrian circulation, maximize site development potential and create an active environment. Design ground floors to accommodate commercial uses that benefit from a high degree of pedestrian activity while upper floors are encouraged to be devoted to residential uses.

A. All new or redevelopment projects located along the primary or secondary pedestrian-oriented streets shall comply with the SMC 15.305.057, Pedestrian-Oriented Uses, Streets and Requirements. (Ord. 17-1015 § 1)

15.305.710 Definition of Mixed Use

“Mixed use” refers to the type of development that blends residential, commercial, cultural or institutional uses, where those uses are vertically or horizontally integrated.

A. Vertical Mixed Use. Vertical mixed use occurs when different uses inhabit the same building and sit atop one another, such as residential or office uses over ground floor retail or commercial uses.

B. Horizontal Mixed Use (Attached). A single structure which provides retail/commercial or service use in the portion of a building fronting the public or private street with attached residential uses behind.

C. Horizontal Mixed Use (Detached). Two (2) or more structures on one (1) site which provide retail/commercial or service uses in the structure(s) fronting the public or private street, and residential uses in separate structure(s) behind or to the side. (Ord. 17-1015 § 1)

15.305.720 Multi-Family Development Standards

Purpose: Design multi-family projects that are of high quality, good architectural design, are compatible with adjacent development, especially single-family neighborhoods, and that provide linked open space.

A. Multi-family development within the South 154th Street Station Area Overlay District shall meet the requirements of Chapter 15.510 SMC, Multi-Family Housing Design Standards. (Ord. 18-1029 § 1; Ord. 17-1015 § 1)

15.305.800 Additional Standards

(Ord. 17-1015 § 1)

15.305.810 Fences

A. Fences a maximum of four (4) feet in height are allowed in the front yard setback. However, fences that form a continuous visual barrier or block views to the windows of a ground level retail/commercial or service use are prohibited.

B. Prohibited Fences. The following types of fences and/or materials are prohibited:

1. Barbed wire;

2. Razor wire;

3. Electric fences;

4. Chain link fences of any type are not permitted on any street frontage except as follows:

a. To secure a site during construction; or

b. In connection with any approved temporary or special event use.

C. Utility substations are exempt from this section, except for subsections (B)(2) and (B)(3) of this section. (Ord. 17-1015 § 1)

15.305.820 Signs

Signs shall be regulated by per Chapter 15.600 SMC, Sign Code. (Ord. 17-1015 § 1)

15.305.900 Development Incentives

Development incentives are allowed and regulated per Chapter 15.425 SMC, Development Incentives. (Ord. 17-1015 § 1)