Chapter 15.515
SPECIAL DESIGN STANDARDS FOR THE RBX, CB-C, UH-UCR AND O/CM ZONES
Sections:
15.515.010 Authority and Application
15.515.100 Standards Common to the RBX, CB-C, UH-UCR and O/CM Zones
15.515.200 Standards Specific to the CB-C, UH-UCR and O/CM Zones
15.515.300 Standards Specific to the RBX Zone
15.515.005 Purpose
The following special standards are intended to promote integrated development and pedestrian-oriented design within the highest intensity/density areas of the City. (Ord. 15-1018 § 1)
15.515.010 Authority and Application
A. The following standards will apply to properties, except within the City Center, Angle Lake Station Area, and South 154th Street Station Area Overlay Districts, zoned regional business mix (RBX), community business in the urban center (CB-C), office/commercial medium (O/CM), and urban high-urban center residential (UH-UCR). See Chapter 15.300 SMC for standards specific to the City Center Overlay District, Chapter 15.305 SMC for standards specific to the South 154th Street Station Area Overlay District, and Chapter 15.310 SMC for standards specific to Angle Lake Station Area Overlay District.
B. Other Standards Applicable. Except as specified in this chapter of the Zoning Code, all other relevant standards and requirements in this code shall apply. (Ord. 17-1023 § 1; Ord. 16-1009 § 17; Ord. 15-1018 § 1)
15.515.100 Standards Common to the RBX, CB-C, UH-UCR and O/CM Zones
The following standards apply to properties zoned regional business mix (RBX), community business in the urban center (CB-C), urban high-urban center residential (UH-UCR) and office/commercial medium (O/CM), that are located outside of the designated City Center, Angle Lake Station Area, and South 154th Street Station Area Overlay Districts.
A. Maximum Lot Coverage. Lot coverage standards as stated in the zone standards charts (SMC 15.400.100 and 15.400.200), subject to the following restrictions:
1. Land dedicated to the City without compensation for public rights-of-way and public transit may be included in calculating total land area for the purpose of determining maximum lot coverage.
B. Circulation. The following circulation standards apply to all parcels in the RBX, CB-C, UH-UCR and O/CM zones, and are especially relevant to large parcels within these zones:
1. Internal Circulation Plan. An internal circulation plan shall be encouraged to assure smooth pedestrian and vehicular traffic flow in and between developments. Access and internal circulation shall be approved by the Public Works Department;
2. Access Points. Access points to surrounding arterial streets shall be designed and developed to minimize traffic congestion and potentially hazardous turning movements. Access points and street intersections should be designed in such a way as to not inhibit pedestrian activity;
3. Pedestrian and Bicycle Pathways. Pedestrian and bicycle pathways shall be integral features of the development. These pathways shall be designed to tie together different businesses;
a. Pedestrian and Bicycle Pathways Separate from Internal Roadway. The pedestrian and bicycle pathways shall be separate from the internal roadway system;
b. Connect to Off-Site Pedestrian and Bicycle Systems. Where possible, the pedestrian and bicycle pathways shall connect to off-site pedestrian and bicycle systems;
4. Transit Access/Connection. To promote public transit use, paved walkways and adequate lighting shall be provided between buildings and the nearest transit stop;
a. Paved, covered passenger waiting areas with good visibility shall be provided at all transit stop locations.
b. Development should be sited to enhance pedestrian access between buildings and transit service. Efforts shall be made to orient buildings toward transit stops and approaches rather than parking lots.
C. Open Space.
1. Adjacent developments shall link open space;
2. Landscaping required by the code, with the exception of vegetated LID BMPs, may not be counted toward the open space requirements (per Chapter 15.105 SMC and SMC 15.300.310).
D. Parking Standards. In addition to the parking standards established under Chapter 15.455 SMC, the following parking standards shall apply:
1. Location of Parking.
a. No parking shall be located between the building and the front property line. On corner lots, no parking shall be located between the building and either of the two (2) front property lines;
b. If a parcel abuts more than two (2) streets, no parking shall be located between the building and the front property line abutting the two (2) streets with the highest roadway classification.
2. Joint Use of Driveways and Parking. The joint use of driveways and parking shall be encouraged to reduce overall parking needs. A convenient pedestrian connection must exist between the properties.
E. Building and Urban Design.
1. Buildings shall accentuate the natural topography and preserve important view corridors where appropriate;
2. Awnings.
a. Awning Heights. Awnings shall be constructed at a height that does not hamper pedestrian traffic (minimum height of eight (8) feet and a maximum height of twelve (12) feet);
b. Awning Extensions into Sidewalk. For buildings with less than a five (5) foot setback, awnings shall be allowed to extend two (2) feet into the sidewalk areas of fully improved street rights-of-way;
3. Location of Utility Distribution Lines. New utility distribution lines shall be located underground, with the exception of high voltage electrical transmission lines.
F. Sign Standards. In addition to sign standards of Chapter 15.600 SMC for commercial or multi-family residential zones, the following special sign standards shall apply:
1. Sign Design. All business signs shall be an integral part of and architecturally similar to the architectural design of the development, and shall be reviewed in the site plan.
G. Additional Development Conditions.
1. Transportation Demand Management (TDM) Program. In order to reduce the use of single-occupancy vehicles, a Transportation Demand Management (TDM) Program shall be created and established based on a transportation study’s findings and/or as determined by the City Manager or designee. At a minimum, the property owner shall provide vanpool/carpool loading and parking facilities contained within the parking and circulation plan;
2. Solid Waste Management Program. A Solid Waste Management Program to reduce solid waste generation and to recycle waste shall be established prior to development. During site plan review, the program shall be reviewed by the Public Works Department for consistency with City policies and other regulatory requirements. The City, if requested, will provide technical assistance to the applicant in developing such a program. At a minimum, this program shall include an in-house recycling program and an on-site collection program for recyclable material;
3. Additional Development Conditions. Additional development conditions may be imposed as mitigating measures on developments as part of the SEPA, site plan review, and rezone process.
H. Development Incentives – Lot Coverage Bonuses. Upon finding that the request for lot coverage bonuses meets the purpose of the zone, the Hearing Examiner shall accept the benefit option. The benefit options include the following:
1. Park Fund. A lot coverage bonus up to three percent (3%) may be granted upon contribution of five thousand dollars ($5,000) per acre of land developed. For the purpose of this bonus, “per acre of land” shall be determined as total parcel area minus any portions of the property that may be constrained due to wetlands, steep slopes, etc. Land may be dedicated to the City for the purpose of parks and/or open space in lieu of payment. Payments may be phased over a five (5) year period with a ten percent (10%) surcharge on all phased payments. Proof of payment or method of payment must be approved prior to the issuance of a building permit. Funds will be administered by the Department and must be spent on projects consistent with an adopted City Parks and Recreation Plan;
2. Child Care. A lot coverage bonus up to five percent (5%) may be granted for development which provides child care facilities for employees. The facility shall be available to all employees of the development in conformance with the State Department of Social and Health Services requirements. A cooperatively managed child care facility established and run by employees is allowed;
3. Art Exhibit Area. A lot coverage bonus of one percent (1%) may be granted for each one thousand (1,000) square feet designated for an outdoor art exhibit. A minimum of two thousand (2,000) square feet for exhibiting art must be granted in order to use this option. A maximum bonus of three percent (3%) may be granted by the Hearing Examiner. The art exhibit areas must be established in building and site plans that are submitted for permits. The art exhibit must be easily accessible to the general public;
4. Transit Center. A lot coverage bonus up to ten percent (10%) may be granted for property dedicated for a transit center. Land donated shall be transferred to and accepted by the local agency and transit operator who will be responsible for development of the transit center site. Proof of an acceptable site must be furnished at the time of submittal of the permit applications. Land area dedicated may be included to determine the maximum lot coverage for the development;
5. Structured Parking. A lot coverage bonus up to five percent (5%) may be granted for projects that include a parking structure with a minimum of two hundred seventy-five (275) stalls;
6. Mobile Home Relocation Assistance. A lot coverage bonus up to ten percent (10%) shall be granted for redevelopment projects that provide relocation assistance to residents of mobile home parks consistent with an approved relocation plan. The City shall include any lot coverage bonus as part of an approved relocation plan. (Ord. 18-1001 § 9; Ord. 17-1023 § 1; Ord. 16-1022 § 1; Ord. 16-1009 § 18; Ord. 15-1018 § 1)
15.515.200 Standards Specific to the CB-C, UH-UCR and O/CM Zones
The following standards apply to properties located outside of the designated City Center, Angle Lake Station Area, and South 154th Street Station Area overlay districts that are zoned Community Business in the Urban Center (CB-C), Urban High-Urban Center Residential (UH-UCR), and Office/Commercial Medium (O/CM), as specified in this section.
A. Maximum Front Yard Setback Requirements. In addition to the maximum front yard setback standards specified in SMC 15.400.100, Residential Standards Chart, and 15.400.200, Commercial, Industrial, Park Standards Chart, the following will apply to properties zoned CB-C, O/CM and UH-UCR:
1. Abutting Two (2) or More Streets. If a building is on a corner lot and abuts more than two (2) streets, the maximum front yard setback will apply to two (2) streets only; the setback will apply to the two (2) streets with the highest roadway classification as defined by the SeaTac Comprehensive Plan. If three (3) or more streets have the same roadway classification, then the property owner shall select the two (2) streets to which the maximum front yard setback shall be applied.
2. Through Lots. For through lots, the maximum front yard setback requirements shall apply to the street with the highest roadway classification as defined by the SeaTac Comprehensive Plan. If both streets have the same roadway classification, then the property owner shall determine the location of the front yard.
3. Exceptions to Maximum Building Setback. Exceptions to the maximum building setback shall be granted for:
a. Auto sales/rentals, and other outdoor sales; car washes; auto service stations; toll booths;
b. Communications facilities, including wireless telecommunications facilities;
c. Utility substations;
d. Site designs, approved by the Director, that are intended to enhance pedestrian convenience and activity.
4. Waiving Maximum Front Yard Setback. In cases where a ten (10) foot maximum front yard setback applies per SMC 15.400.100, Residential Standards Chart, or 15.400.200, Commercial, Industrial, Park Standards Chart, it may be waived for major redevelopment if the property owner/applicant demonstrates to the Director that this requirement is not feasible due to existing buildings/improvements on site or the property’s unique configuration. If the waiver is granted, the property owner/applicant shall incorporate pedestrian amenities that create a physical and design linkage between the building and the sidewalk/street. Examples of such amenities are plazas and covered/landscaped walkways from the sidewalk to the main entrance.
B. Building Placement. For properties where the front property line is equal to or wider than the property’s depth, then the longest building facade shall be oriented toward the front property line and the main pedestrian entrance shall be located on this facade. For all properties, where the depth is greater than the front property line, the front of the building shall be oriented toward the front property line, to the maximum extent possible or as otherwise approved by the Director.
C. Landscaping. Except as otherwise provided in this subsection, landscaping shall be required in conformance with Chapter 15.445 SMC.
1. Alternative Landscaping on Street Frontages in the CB-C, O/CM and UH-UCR Zones. In order to create a building-sidewalk relationship that promotes pedestrian access and activity, the following landscaping standards will apply to the street frontages of properties zoned CB-C, O/CM, and UH-UCR:
a. Street Frontage Landscaping Modifications. Where the maximum front yard setback is less than the width of the street frontage landscaping required for a use per the landscaping standards chart in SMC 15.445.210, the width of the street frontage landscaping shall be reduced to correspond with the building setback and the following alternative landscaping shall be required:
i. The remaining amount of street frontage landscaping required per the landscaping standards chart in SMC 15.445.210 shall be placed into plazas, rooftop gardens, and other pedestrian amenities accessible to the public during business hours. Additionally, street trees shall be planted within the public right-of-way in locations and amounts to be determined by the Director.
ii. A percentage of the street frontage landscaping requirements will be waived for placing parking underground. Excluding the requirement for street trees, up to a maximum of eighty percent (80%) of the alternative landscaping will be waived, on a percentage-by-percentage basis, for placing parking underground (e.g., placing seventy-five percent (75%) of the site’s required parking underground would meet seventy-five percent (75%) of the square footage portion of the alternative landscaping requirement).
D. Parking in UH-UCR Zone. The following minimum parking standard will apply to the UH-UCR zone.
1. Minimum Parking for Residential Units. The minimum parking spaces required for residential units in the UH-UCR zone is one (1) space per dwelling unit.
2. Visitor Parking. Visitor parking will be required in the amount of one (1) space per every three (3) dwelling units.
3. Exceptions to Minimum Parking Standards. Exceptions to the minimum parking standards for small, resident-oriented uses may be granted in accordance with SMC 15.455.140(D). (Ord. 18-1029 § 1; Ord. 16-1009 § 19; Ord. 15-1018 § 1)
15.515.300 Standards Specific to the RBX Zone
The following standards apply to properties zoned regional business mix (RBX).
A. Landscaping Bufferyard Requirements in the RBX Zone. Bufferyard requirements shall be as stated in SMC 15.445.210, Landscaping Standards Chart, except as follows: In the RBX zone, Type III landscaping, fifteen (15) feet wide berm to conceal service areas, backs of buildings, and parking areas from street level view. (Ord. 17-1023 § 1; Ord. 15-1018 § 1)