Chapter 17.08
PURPOSE, PRINCIPLES AND APPLICATION
Sections:
17.08.060 Appeals and Variances
17.08.010 Purpose
The purpose of this title shall be to create standards that address Crime Prevention Through Environmental Design (CPTED). The purpose of CPTED is the proper design and effective use of the built environment in order to reduce the fear and incidence of crime and to improve the quality of life. (Ord. 03-1033 § 11)
17.08.020 Application
A. Land Use Categories. This title shall apply to all land use categories. Land uses pertaining to single-family residential shall be exempt from this title except for Chapter 17.16 SMC, Security Provisions. To reduce the potential for crime, it is recommended that all CPTED standards are followed for single-family residential uses to the greatest extent possible. If the standards contained in this title conflict with any other provisions of the SeaTac Municipal Code, the stricter interpretation shall apply.
B. New Construction. This title shall only apply to all new construction, including buildings and site improvements.
C. Additions Increasing the Gross Floor Area. If the redeveloped, replaced, or additions to construction cause the initial gross floor area (GFA) of the aggregate of buildings on that property to expand beyond eighty percent (80%) in any five (5) year period, then the entire site, including all buildings, landscaping, and exterior lighting shall be subject to this title, except for land uses covered by subsection (E) of this section.
D. Public/Private Parking Lots, Auto Rental/Sales Lots, and Similar Uses. For public/private parking, auto rental/sales lots, and similar uses where the building occupies only a small portion of the land, as determined by the Director of Community and Economic Development, the following standard shall apply:
In any five (5) year period, if changes are made to these parcels where the combined cost of development, construction, redevelopment, landscaping, and lighting changes exceeds sixty percent (60%) of the initial assessed value, the entire site, including all buildings, landscaping and lighting shall be subject to this title.
E. Landscaping. New plantings and changes to landscaping shall be subject to this title.
F. Lighting.
1. Installation of new lighting fixtures shall be subject to this title. Repair or replacement of existing lighting fixtures involving two (2) or less lamps or luminaires is exempt from this title providing that no single lamp exceeds one hundred fifty (150) watts.
2. The IESNA Lighting Handbook, 9th Edition, published by the Illuminating Engineering Society of North America in New York, is hereby adopted to this title by reference.
3. Standards specified in this title supersede the standards as specified by IESNA. When a standard is not specified within this title, IESNA standards shall apply.
G. Special Holiday Lighting Exemption. Holiday lighting during the months of November, December, and January shall be exempt from the provisions of this title. (Ord. 11-1002 § 3; Ord. 03-1033 § 11)
17.08.030 CPTED Principles
CPTED is supported by the following five (5) overlapping principles that are applied to specific sites and situations.
A. Territoriality. Territoriality is a design concept that clearly delineates private space from semi-public and public spaces and also creates a sense of ownership. Ownership thereby creates an environment where appearances of such strangers and intruders stand out and are more easily identified through:
1. The enhanced feeling of legitimate ownership by reinforcing existing natural surveillance and natural access control strategies with additional symbolic or social ones.
2. The design of space to allow for its continued use and intended purpose.
3. The use of pavement treatments, landscaping, art, signage, screening and fences define and outline ownership of space.
B. Natural Surveillance. Natural surveillance is a design concept directed primarily at keeping intruders under observation. Provision of natural surveillance helps to create environments where there is sufficient opportunity for people engaged in their normal behavior to observe the space around them. Areas can be designed so they are more easily observed through:
1. Design and placement of physical features to maximize visibility. This may include: building orientation, windows, entrances and exits, parking lots, refuse containers, walkways, guard gates, landscape trees and shrubs, use of wrought iron fences or walls, signage and other physical obstructions.
2. Placement of persons or activities to maximize surveillance possibilities.
3. Minimum maintained lighting standards that provide for nighttime illumination of parking lots, walkways, entrances, exits, and related areas to promote a safe environment.
C. Access Control. Access control is a design concept directed primarily at decreasing criminal accessibility. Provision of natural access control limits access and increases natural surveillance to restrict criminal intrusion, especially into areas where they will not be easily observed. Intruders are more readily recognized through:
1. The use of sidewalks, pavement, gates, lighting and landscaping to clearly guide the public to and from entrances and exits.
2. The use of gates, fences, walls, landscaping and lighting to prevent or discourage public access to or from dark or unmonitored areas.
D. Activity Support. Activity support is the presence of activity planned for the space, and involves placing activity where the individuals engaged in an activity will become part of the natural surveillance system. Examples include:
1. Place safe activities in areas that will discourage would-be offenders, to increase the natural surveillance of these activities and the perception of safety for normal users, and the perception of risk for offenders.
2. Place high-risk activities in safer locations to overcome the vulnerability of these activities by using natural surveillance and access control of the safe area.
3. Locate gathering areas in locations that provide for natural surveillance and access control or in locations away from the view of would-be offenders.
4. Improve the scheduling of space to allow for effective use and appropriate intensity of accepted behaviors.
E. Maintenance. Proper maintenance of landscaping, lighting treatment, and other features can facilitate the principles of CPTED. Functions include:
1. Proper maintenance of lighting fixtures to prescribed standards.
2. Landscaping which is maintained at prescribed standards.
3. Minimizing the conflicts between surveillance and landscaping as groundcover, shrubs and trees mature. (Ord. 03-1033 § 11)
17.08.040 Administration
The City Manager or designee is responsible for the administration of this title. (Ord. 03-1033 § 11)
17.08.050 Interpretation
The City Manager or designee is responsible for the interpretation of this title. (Ord. 03-1033 § 11)
17.08.060 Appeals and Variances
Appeals and variances shall be in accordance with SMC Title 16A. (Ord. 03-1033 § 11)
17.08.070 Severability
Should any section, subsection, paragraph, sentence, clause, or phrase of this title be declared unconstitutional or invalid for any reason, by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this title. (Ord. 03-1033 § 11)