Chapter 15.310
Angle Lake Station Area Overlay District
Sections:
15.310.010 Authority and Application
15.310.055 Angle Lake Station Area Overlay District Use Chart
15.310.110 Vehicle Circulation Requirements
15.310.120 Pedestrian Circulation Requirements
15.310.200 Site Planning and Building Orientation
15.310.210 Building Placement/Setbacks
15.310.220 Development Abutting Two (2) or More Street Frontages
15.310.250 Layout and Width of Streetfront Pedestrian Zone
15.310.270 Location of Drive-Through Stacking Lanes
15.310.300 Open Space and Amenities
15.310.310 Minimum Open Space Area Required
15.310.320 Location and Design of Open Space
15.310.410 Off-Street Parking Requirements and Reductions
15.310.420 Off-Street Loading Requirements
15.310.430 Bicycle Parking Requirements
15.310.440 General Parking Design and Construction Standards
15.310.500 Landscaping Standards
15.310.605 Minimum Building Height
15.310.610 Street Level Design
15.310.620 Pedestrian Building Entries
15.310.640 Rooflines and Equipment
15.310.700 Mixed Use and Multi-Family Development Standards
15.310.710 Mixed Use Development Standards
15.310.720 Definition of Mixed Use
15.310.730 Ground Floor Uses in Mixed Use Projects
15.310.740 Multi-Family Development Standards
15.310.800 Additional Standards
15.310.005 Purpose
A. The following standards are intended to implement the City’s vision for the Angle Lake 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, a linked series of open spaces, and a focal point for community identity.
B. Each standard includes examples and illustrations of 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 in the examples that fulfill the intent of the design standard. (Ord. 16-1009 § 1)
15.310.010 Authority and Application
A. The provisions of this chapter shall apply to the Angle Lake Station Area Overlay District as delineated on the Official Zoning Map. Within the Angle Lake 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 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 Angle Lake 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. Minor departures from these overlay district standards may be permitted to promote well designed developments which may not strictly comply with the established standards, in order to provide flexibility and creativity of project designs. This process differs from the variance procedure in that rather than being based upon unusual circumstances or physical hardship, it is based upon the quality of the proposed design. A departure shall not be granted for a request that should be made through the variance process in Chapter 15.115 SMC, Land Use Actions and Procedures.
Departures to the maximum and minimum parking requirements and the minimum amount of open space required in SMC 15.310.310, Minimum Open Space Area Required, are not permitted.
The applicant shall submit a Departure Request Application, along with all information listed on that form, including a written response to the criteria in subsections (C)(1) through (3) of this section. A departure is subject to the approval of the Director.
Any request for departure must satisfy the following:
1. The request results in a superior design and satisfies the policies of the Angle Lake Station Area Plan;
2. The strict application of the overlay district standards would be contrary to the Angle Lake Station Area Plan or Comprehensive Plan; or
3. The departure will not have any substantial detrimental effect on nearby properties, the City or neighborhood.
D. Development Agreements. In order to provide flexibility, to permit creativity of design, style, and technique, and to provide for phased development and interim uses, Development Agreements may be entered into by and between the City and property owners or developers, pursuant to RCW 36.70B.170 through 36.70B.200; provided, that the terms of any such development agreement shall be consistent with the purpose and intent of this chapter. Special conditions or exemptions established for a particular site or project through a development agreement shall include criteria or date for the termination of any such agreement.
E. Exemptions From This Chapter. Single-family homes are exempt from the provisions of this chapter. In addition, the following zoning designation and related land uses are exempt from the provisions of this chapter: Urban Low (UL).
F. High Capacity Transit Facilities. Standards for high capacity transit facilities, as identified in Chapter 15.530 SMC, High Capacity Transit Facilities Design Standards, shall apply to all applicable development within the Angle Lake Station Area Overlay District.
Figure: ANGLE LAKE STATION AREA OVERLAY DISTRICT
(Ord. 16-1009 § 1)
15.310.050 Use Chart
A. 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. 16-1009 § 1)
15.310.055 Angle Lake Station Area Overlay District Use Chart
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ZONES: |
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UM – Urban Medium |
RBX – Regional Business Mix |
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UH – Urban High |
CB-C – Community Business in the Urban Center |
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UH-UCR – Urban High-Urban Center Residential |
I – Industrial |
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P – Permitted Use; C – Conditional Use Permit required |
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LAND USE |
UM |
UH |
UH-UCR |
RBX |
CB-C |
I |
Additional Regulations |
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ANIMALS |
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Butterfly/Moth Breeding |
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Kennel/Cattery |
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P(1)(2) |
P(1) |
(1) Permitted as accessory to primary use not to exceed 20% of total square footage of building(s). (2) Not permitted within the District Center. |
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Stables |
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Veterinary Clinic |
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P(1) |
P |
P |
P |
(1) Permitted as a part of a mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. |
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BUSINESS SERVICES |
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Airport Support Facility |
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Cargo Containers |
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Commercial/Industrial Accessory Uses |
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Conference/Convention Center |
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P |
P |
P |
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Construction/Landscaping Yard |
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Distribution Center/Warehouse |
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C(1) |
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(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Equipment Rental, Large |
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Equipment Rental, Small |
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P(1) |
P(1) |
P |
(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Equipment Repair, Large |
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Equipment Repair, Small |
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P(1) |
P(1) |
P |
(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Helipad/Airport and Facilities |
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Professional Office |
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P(1) |
P(1) |
P |
P |
P |
(1) Permitted as part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. |
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Storage, Self-Service |
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P(1)(2) |
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(1) Permitted in a structure with the appearance of an office building. (2) Not permitted within the District Center. See map in SMC 15.310.010. |
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Truck Terminal |
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CIVIC AND INSTITUTIONAL |
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Cemetery |
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Fire Facility |
P |
P |
P |
P(1) |
P(1) |
P |
(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Funeral Home/Crematory |
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P(1) |
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(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Police Facility |
P |
P |
P |
P |
P |
P |
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Public Agency Office |
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P |
P |
P |
P |
P |
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Public Agency Yard |
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EDUCATIONAL |
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College/University |
C |
P |
P |
P |
P |
P |
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Elementary/Middle School |
C |
C |
C |
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High School |
C |
C |
C |
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C(1) |
C |
(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Specialized Instruction School |
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P(1) |
P |
P |
P |
(1) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. |
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Vocational/Technical School |
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P |
P |
P |
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HEALTH AND HUMAN SERVICES |
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Crisis Diversion Facility (CDF) |
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Crisis Diversion Interim Facility (CDIF) |
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Day Care I |
P(1) |
P(1) |
P(1) |
P |
P |
P |
See Chapter 15.420 SMC, Day Care Facilities. (1) If family day care providing in-home care, regulations in SMC 15.420.200, Family Day Care Facilities, apply. |
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Day Care II |
P |
P |
P |
P |
P |
P |
See Chapter 15.420 SMC, Day Care Facilities. |
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Emergency Housing |
P(1) |
P(1)/C(2) |
P(1)/C(2) |
P(1)/C(2) |
P(1)/C(2) |
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(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. |
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Emergency Shelters |
P(1) |
P(1)/C(2) |
P(1)/C(2) |
P(1)/C(2) |
P(1)/C(2) |
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(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. |
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Hospital |
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Medical Lab |
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P(1) |
P(1) |
P |
(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Medical Office/Outpatient Clinic |
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P |
P |
P |
P |
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Opiate Substitution Treatment Facility |
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C(1) |
C |
Subject to the CUP-EPF siting process (SMC 15.115.040, Essential Public Facilities). (1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Permanent Supportive Housing (1) (3) |
C(2) |
C(2) |
C(2) |
C(2) |
C(2) |
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(1) Small-scale permanent supportive housing facilities are defined as a community residential facility 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. |
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Reentry Center |
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Secure Community Transition Facility |
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C(1) |
C |
Subject to the CUP-EPF siting process (SMC 15.115.040, Essential Public Facilities). (1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Transitional Housing (1) (3) |
C(2) |
C(2) |
C(2) |
C(2) |
C(2) |
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(1) Small-scale transitional housing facilities are defined as a community residential facility 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. |
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MANUFACTURING |
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Assembly and Packaging |
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P(1) |
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(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Food Processing |
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P(1) |
P(1)(2) |
P(2) |
(1) Not permitted within the District Center. See map in SMC 15.310.010. (2) Food processing with retail section or restaurant to be oriented to the public street. |
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Laboratories, Research, Development and Testing |
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P(1) |
P(1) |
P |
(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Micro-winery/Brewery/Distillery |
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P(1) |
P(1) |
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. |
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Manufacturing and Fabrication, Light |
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P(1) |
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(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Manufacturing and Fabrication, Medium |
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Recycling Processing |
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MOTOR VEHICLES |
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Auto Service Center |
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Auto Wrecking |
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Electric Vehicle Infrastructure |
P(1) |
P(2) |
P(2) |
P |
P |
P |
(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. |
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Fueling/Service Station |
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P(1) |
P(1) |
P |
(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Public/Private Parking |
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P(1) |
P(1) |
P |
Permitted as structured parking only. No surface lots permitted. (1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Tire Retreading |
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Towing Operation |
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Vehicle Rental/Sales |
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Vehicle Rental/Sales, Large |
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P |
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Vehicle Repair, Large |
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P |
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Vehicle Repair, Small |
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P |
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RECREATIONAL AND CULTURAL |
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Amusement Park |
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Community Center |
C |
P |
P |
P |
P |
P |
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Drive-In Theater |
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Golf Course |
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Health Club |
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P |
P |
P |
P |
P |
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Library |
P |
P |
P |
P |
P |
P |
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Museum |
C |
C |
P |
P |
P |
P |
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Park |
P |
P |
P |
P |
P |
P |
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Recreational Center |
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P |
P |
P |
P |
P |
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Religious Use Facility |
P(1)/C(2) |
P |
P |
P/C(3) |
P/C(3) |
P |
(1) Permitted as a subsidiary use, subject to criteria in Chapter 15.470, Subsidiary Uses. (2) Permitted as a minor conditional use, subject to criteria under SMC 15.115.020(E), Conditional Use Permit (CUP). (3) Conditional use within the District Center. See map in CMC 15.310.010. |
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Religious Use Facility Accessory |
C(1) |
C(1) |
P(1) |
P/C(2) |
P/C(2) |
P |
(1) Permitted as accessory to primary use not to exceed 20% of total square footage of building(s). (2) Conditional use within the District Center. See map in CMC 15.310.010. |
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Stadium/Arena |
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RESIDENTIAL |
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College Dormitory |
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P |
P(1) |
P |
P |
P |
(1) Permitted as a part of a mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. |
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Duplex |
P(1) |
P(1)(2) |
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See Chapter 15.505 SMC, Townhouse and Duplex Development Design Standards. (1) Duplexes are only permitted as part of a townhouse development. (2) Townhouse and duplex development allowed only in UH-1800 zone. |
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Dwelling Unit, Caretaker/Manager |
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P |
P |
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P |
P |
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Dwelling Unit, Detached |
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Manufactured/Modular Home |
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Mobile Home |
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Mobile Home Park |
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Multi-Family |
P |
P |
P |
P(1) |
P(1) |
P |
(1) For designated parcels within the District Center (see Figure 15.310.730A), at least 50% of a building’s ground floor shall be a retail, service, or commercial use as described in the mixed use standards in SMC 15.310.720 and 15.310.730. |
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Townhouse |
P |
P(1) |
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(1) Townhouse and duplex development allowed only in UH-1800 zone. |
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RESIDENTIAL, RETIREMENT AND ASSISTED LIVING |
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Assisted Living |
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P |
P |
P |
P |
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Community Residential Facility I (2) |
P |
P |
P |
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P(1) |
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See SMC 15.465.400, Community Residential Facilities Standards. (1) Not permitted within the District Center. See map in SMC 15.310.010. (2) Community residential facility I is permitted in UL zones. |
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Community Residential Facility II |
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P |
P |
P |
P |
P |
See SMC 15.465.400, Community Residential Facilities Standards. |
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Continuing Care Retirement Community |
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P |
P |
P |
P |
P |
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Convalescent Center/Nursing Home |
P |
P |
P |
P(1) |
P(1) |
P |
(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Retirement Apartments |
P |
P |
P |
P(1) |
P(1) |
P |
(1) For designated parcels within the District Center (see Figure 15.310.730A), at least 50% of a building’s ground floor shall be a retail, service, or commercial use as described in the mixed use standards in SMC 15.310.720 and 15.310.730. |
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RESIDENTIAL, ACCESSORY |
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Home Occupation |
P |
P |
P |
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P |
P |
See SMC 15.465.500, Home Occupations. |
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Shed/Garage |
P(1) |
P(1) |
P(1) |
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(1) Limited to 1,000 gross square feet and a 20-foot height limit (highest point). |
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RETAIL AND COMMERCIAL |
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Agricultural Crop Sales (Farm Only) |
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Arcade (Games/Food) |
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P(1) |
P(1) |
P |
P |
P |
(1) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. |
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Beauty Salon/Personal Grooming Service |
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P(1) |
P(1) |
P |
P |
P |
(1) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. |
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Coffee Shop/Retail Food Shop |
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P(1,2) |
P(1,2) |
P(2) |
P(2) |
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(1) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. (2) No drive-through facilities allowed within the District Center. See map in SMC 15.310.010. |
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Concession Sales |
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P |
P |
P |
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Dry Cleaner |
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P(1) |
P(1) |
P |
P |
P |
(1) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. |
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Entertainment Club |
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P |
P |
P |
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Espresso Stand |
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P(1,2) |
P(1,2) |
P(2) |
P(2) |
P |
(1) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. (2) No drive-through facilities allowed within the District Center. See map in SMC 15.310.010. |
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Financial Institution |
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P(1) |
P(1) |
P(2) |
P(2) |
P |
(1) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. (2) No drive-through facilities allowed within the District Center. See map in SMC 15.310.010. |
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Laundromat |
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P(1) |
P(1) |
P |
P |
P |
(1) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. |
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Mobile Food Vending |
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P |
P |
P |
See SMC 15.415.300, Mobile Food Vending. |
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Produce Stand |
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Restaurant |
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P(1,2) |
P(1,2) |
P(3) |
P(3) |
P |
(1) No drive-through facilities allowed. (2) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. (3) No drive-through facilities allowed within the District Center. See map in SMC 15.310.010. |
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Restaurant, Fast Food |
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P(1) |
P(1) |
P |
(1) No drive-through facilities allowed within the District Center. See map in SMC 15.310.010. |
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Retail, Big Box |
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P(1) |
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(1) Not permitted within the District Center. |
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Retail, General |
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P(1) |
P(1) |
P |
P |
P |
(1) Permitted as a part of a residential mixed use development, as described in SMC 15.310.720, Definition of Mixed Use. |
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Sexually Oriented Business |
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C(1) |
C |
See SMC 15.415.200, Sexually Oriented Business. (1) Not permitted within the District Center. See map in SMC 15.310.010. |
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Tavern |
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P |
P |
P |
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Theater/Entertainment Club |
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P |
P |
P |
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Theater, Movie |
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P |
P(1) |
P |
(1) Not permitted within the District Center. See map in SMC 15.310.010. |
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RETAIL AND COMMERCIAL, LODGING |
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Bed and Breakfast |
P |
P |
P |
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See SMC 15.465.300, Bed and Breakfast Standards. |
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Hotel/Motel and Associated Uses |
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P |
P |
P |
Hotel/motel lobby and restaurant to be located at, and oriented to, the public street and located at the ground floor. |
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Short-Term Rental |
P |
P |
P |
P |
P |
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See SMC 15.465.320, Short-Term Rentals. |
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UTILITIES |
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Utility Substation |
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C |
C |
C |
C |
C |
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Utility Use |
C |
C |
C |
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C |
C |
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Wireless Communications Facility |
C/P |
C/P |
C/P |
C/P |
C/P |
C/P |
See Chapter 15.480 SMC, Wireless Communication Facilities, for specific use and development standards. |
(Ord. 23-1003 § 3; Ord. 22-1002 § 10 (Exh. D); Ord. 21-1031 § 16 (Exh. D); Ord. 21-1008 § 13; Ord. 20-1026 § 11; Ord. 18-1019 § 3; Ord. 18-1009 § 6; Ord. 17-1023 § 1; Ord. 16-1009 § 1)
15.310.100 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, circulation patterns 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. 16-1009 § 1)
15.310.110 Vehicular Circulation Requirements
Vehicular circulation is intended to provide for public access, safe traffic flow, and connections to established vehicular routes.
A. All new Angle Lake Station Area Overlay District streets shall be constructed in accordance with the City’s adopted street standards specified in SMC Title 11, Streets, Sidewalks, and Public Thoroughfares, and shall generally conform to the adopted Angle Lake District Plan.
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 Angle Lake District 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. Dead-end streets shall not be permitted. (Ord. 16-1009 § 1)
15.310.120 Pedestrian Circulation Requirements
Pedestrian requirements are intended to create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment.
A. Connected Pedestrian System. On-site pedestrian ways shall be designed to connect to off-site pedestrian way systems on public and/or private streets via a minimum eight (8) foot wide walkway system separated from vehicular traffic. On-site extensions of pedestrian circulation systems shall align with existing pedestrian off-site links.
1. Sites with Multiple Buildings. All site plans proposing multiple buildings designed for residential occupancy or business access shall connect building entrances to one another and to pedestrian ways on adjacent public and/or private streets.
a. Public sidewalks may be considered part of the walkway system if they provide convenient movement between structures.
b. Fences, landscaping and other site improvements shall be located so as not to impede safe and convenient pedestrian circulation.
B. Mid-Block Pedestrian Corridors Encouraged. For through lots, the provision of mid-block pedestrian corridors may allow for the departure from certain standards within this chapter. See SMC 15.310.010, Authority and Application, Departures for requirements and criteria.
1. To be eligible for consideration, the pedestrian corridor shall be as follows:
a. Width. A minimum of thirteen (13) feet wide with a minimum eight (8) foot pathway of an approved surfacing material. The remaining portion shall be adequately landscaped and approved with a landscape plan. 
b. Amenities. Pedestrian corridors shall be inviting in their overall design, such as through the provision of street furniture, decorative paving, or public art.
c. Easement Required. Easements for pedestrian corridors shall be open to the public twenty-four (24) hours a day. (Ord. 16-1009 § 1)
15.310.200 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 (such as structured parking, or to the rear of the building, rather than in front); 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.
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Angle Lake Station Area Overlay District: Site Planning and Building Orientation |
Applies To: All Development. |
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Note: This is a summary of site planning and building requirements within the Angle Lake Station Area Overlay District. See code references for supplemental details. |
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DESIGN STANDARDS (see SMC 15.310.200) |
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Setbacks |
International Boulevard: |
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5' – 20' for at least 50% of building front facade |
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– |
5' – 40' remaining building facade |
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Other streets: |
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– |
5' – 10' for at least 50% of building front facade |
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– |
5' – 20' remaining building facade |
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Setbacks within District Center |
International Boulevard: |
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– |
5' – 20' for at least 50% of building front facade |
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– |
5' – 40' remaining building facade |
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Other streets: 5' – 10' |
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Projections within the Setback |
Weather protection may extend |
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Through Lots Fronting International Boulevard |
Orient front building facade to International Boulevard |
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Front Yard/Orientation |
District Center – per Figure: Front Yard in District Center |
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Minimum Building Frontage |
AL District: 50% of front yard street frontage to be occupied by front building facade |
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AL District Center: 65% of front yard street frontage to be occupied by front building facade |
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Where Side Yard Setbacks and Landscaping Setbacks Conflict |
Landscaping setbacks supersede side yard setbacks |
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Corner Lots |
Building facades orient to both streets |
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Commercial Projects Abutting RL and RM Comprehensive Plan Designations |
Maximum building heights and setbacks specified |
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Sidewalk Widths |
• |
International Boulevard: 8' paved sidewalk clear-through zone + 4' landscape zone |
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• |
Other streets: 4' paved sidewalk clear-through zone + 4' landscape zone |
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Driveway Entrances SMC 15.455.420 |
Arterial: 1 driveway per 150' of street frontage |
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Nonarterial: 1 driveway per 100' of street frontage |
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(Ord. 16-1009 § 1)
15.310.210 Building Placement/Setbacks
A. Front Yard Setback. Front yard setbacks shall be as follows:
1. Minimum. Five (5) feet on all public and private streets.
2. Maximum.
a. Adjacent to International Boulevard: Twenty (20) feet for at least fifty percent (50%) of the building’s front facade. The remaining building’s front facade may be set back to forty (40) feet for the purposes of accommodating public open space, porte cocheres, landscaping or recessed building entries;
b. All Other Public or Private Streets: Ten (10) feet for at least fifty (50%) of the building’s front facade. The remaining front building facade may be set back to twenty (20) feet for the purpose of accommodating public open space, porte cocheres, landscaping or recessed building entries.
B. District Center Front Yard Setback. For properties located within the District Center, the front yard setbacks shall be as follows:
1. Adjacent to International Boulevard: Twenty (20) feet for at least fifty percent (50%) of the building’s front facade. The remaining building’s front facade may be set back to forty (40) feet for the purposes of accommodating public open space, porte cocheres, landscaping or recessed building entries;
2. All Other Public or Private Streets: Five (5) to ten (10) feet.
C. Projections Permitted Within Setback. Weather protection awnings and marquees may extend into a required setback.
D. Building Orientation. The front facade of the primary building(s) shall be oriented toward the front property line, with the main pedestrian entrance(s) located on this facade. Additional building entrances may be oriented toward the rear or side of the building for access to and from the parking lots.
1. Through Lots with Frontage along International Boulevard: Shall orient the front building facade to International Boulevard. The main pedestrian entrance(s) shall be located on this facade. Additional building entrances may be oriented toward the rear or side of the building.
2. District Center: Figure: Front Yard in District Center identifies locations of required front building facades for properties located within the District Center. 
Figure: FRONT YARD IN DISTRICT CENTER
E. Building Orientation, District Center. Figure: Front Yard in District Center identifies locations of required front building facades for properties located within the District Center.
F. Minimum Building Frontage Coverage. A minimum of fifty percent (50%) of the front yard street frontage shall be occupied by a primary building facade(s) excluding any side yard setbacks. 
Figure: BUILDING FRONTAGE COVERAGE
G. Building Frontage, District Center. A minimum of sixty-five percent (65%) of the front yard street frontage shall be occupied by a primary building facade(s) excluding any side yard setbacks.
Figure: BUILDING FRONTAGE COVERAGE, DISTRICT CENTER
H. Setbacks and Landscaping Standards for CB-C, RBX and I Zone. In the CB-C, RBX and I zone, where required landscaping in Chapter 15.445 SMC exceeds the required side and rear setbacks in SMC 15.400.200, the landscape standards shall supersede the setback standards. This shall not apply where side and rear property lines abut a residential comprehensive plan designation as per SMC 15.300.240. (Ord. 17-1023 § 1; Ord. 16-1009 § 1)
15.310.220 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 near or on the corner are encouraged.
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 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. (Ord. 16-1009 § 1)
15.310.240 Projects Abutting a Residential Low Density or Residential Medium Density Comprehensive Plan Designation
Careful siting and design treatment is necessary to achieve a compatible transition between Comprehensive Plan designations of differing height, bulk and scale requirements. In order to mitigate potential impacts, the following standards shall apply:
A. Adjacent to Residential Low Density Comprehensive Plan Designation. Properties abutting a Residential Low Comprehensive Plan designation shall incorporate the following:
1. A maximum building height of thirty-five (35) feet, relative to the base elevation of the adjacent Residential Low Comprehensive Plan designation parcel(s) where that base elevation is higher than the base elevation of the proposed project, shall apply to all portions of a structure within sixty (60) feet of an RL Comprehensive Plan designated parcel, including access roadway widths; provided, that the overall height of any structure shall not exceed the maximum structure height specified in the dimensional standards charts in SMC 15.400.100; and
2. A minimum side and/or rear yard building setback of twenty (20) feet shall apply if the side or rear property boundaries are adjacent to an RL Comprehensive Plan designation. Side/rear yard landscaping shall occupy all or part of the required building setback, as specified in the landscaping chart in SMC 15.445.210.
3. Parking shall not be permitted within the side and/or rear yard building setback adjacent to a RL Comprehensive Plan designation parcel.
B. Adjacent to UM Comprehensive Plan Designation. Properties abutting a UM Comprehensive Plan designation shall maintain a minimum side and/or rear yard building setback of twenty (20) feet, if the side or rear yard property boundaries are adjacent to a UM Comprehensive Plan designation. Side/rear yard landscaping shall occupy all or part of the required building setback, as specified in the landscaping chart in SMC 15.445.210. (Ord. 16-1009 § 1)
15.310.250 Layout and Width of Streetfront Pedestrian Zone
All new sidewalks and street improvements shall include a streetfront pedestrian zone, consisting of street landscaping/buffer zone and a sidewalk clear-through zone.
A. Along International Boulevard: Twelve (12) feet along the length of the property line with the following specifications:
1. Eight (8) feet paved sidewalk clear-through zone free of physical obstructions. Adjacent to the street curb shall be an additional four (4) foot landscape/buffer zone, comprised of paved sidewalk, with street trees and tree wells spaced no more than every thirty (30) feet.
B. Along All Other Streets: Eight (8) feet along the length of the property line with the following specifications:
1. Four (4) foot paved sidewalk clear-through zone free of physical obstructions. Adjacent to the street curb shall be an additional four (4) foot landscape zone comprised of paved sidewalk, with street trees and tree wells spaced no more than every thirty (30) feet.
C. 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. 16-1009 § 1)
15.310.260 Driveway Design
A. Pedestrian walkways interrupted by driveways shall be distinguished from the driveway surface by decorative paving to the building entrance.
B. Driveways serving front yard porte cochere building entries shall be approved by the Director and include only limited short-term parking that can be accommodated along one (1) double-loaded drive aisle.
(Ord. 16-1009 § 1)
15.310.270 Location of Drive-Through Stacking Lanes
Driveway stacking lanes associated with drive-through facilities shall not be located between the building and any property line adjacent to a public and/or private street. (Ord. 16-1009 § 1)
15.310.280 Exterior Lighting
A. 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.
B. 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 with the requirements of Chapter 17.40 SMC, Walkway, Bikeway and Park Lighting.
(Ord. 16-1009 § 1)
15.310.300 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. They should contribute to the character of the area and complement the built environment.
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Angle Lake Station Area Overlay District: Open Space |
Applies To: All commercial and nonresidential development. |
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Note: This is a summary of open space requirements within the Angle Lake Station Area Overlay District. See code references for detailed information. |
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OPEN SPACE REQUIRED (see SMC 15.310.310) |
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Minimum Open Space Area Required SMC 15.310.310 |
5% of net site area |
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Net Site Area |
Net Site Area = Total Site Area – Sensitive Areas |
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OPEN SPACE DESIGN (see SMC 15.310.320) |
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Street Frontage Landscaping Required |
No, waived in lieu of open space requirement |
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Open Space Hierarchy |
Open space shall be provided in the following order of importance: 1. Sidewalk improvements; 2. Plaza, courtyard, pocket park |
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Sidewalk Improvements SMC 15.310.250 |
Fronting International Boulevard: Increase sidewalk zone to 12' as follows: |
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8' paved sidewalk clear-through zone. The landscape zone improvements are already in place and do not require improvement. |
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Other streets: Increase sidewalk zone to 8' as follows: |
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4' paved sidewalk clear-through zone and additional 4' landscape zone comprising paved sidewalk with street trees in wells spaced no more than every 30'. |
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Design of Plaza, Courtyard, Pocket Park |
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Min. 200 sq. ft. in size |
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Min. 50% decorative paving |
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Seating areas to be provided |
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Remaining area may be landscaped |
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1 tree per 200 sq. ft. of paved area |
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Public art, water feature or performance area encouraged |
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Cash in Lieu |
No. Cash in lieu option is not allowed. |
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(Ord. 16-1009 § 1)
15.310.310 Minimum Open Space Area Required
The following standards are applicable to all commercial or other nonresidential development. See multi-family development standards, Chapter 15.510 SMC, Multi-Family Housing Design Standards, for residential development standards.
A. Minimum Area Required. Five percent (5%) of net site area shall be set aside as usable outdoor open space accessible to the public.
1. Net Site Area Calculation. Net Site Area = Total Site Area – Sensitive Areas.
2. Areas That Do Not Qualify as Open Space. For the purposes 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;
d. Dumpsters or service areas; and
e. Outdoor storage (shopping carts, potting soil bags, firewood, etc.).
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 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; and/or
d. Publicly accessible plazas, courtyards or pocket parks constructed contiguous with new or existing sidewalks. Publicly accessible courtyard designs shall conform to SMC 15.310.320. (Ord. 16-1009 § 1)
15.310.320 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 Angle Lake Station Area Overlay District, except under pedestrian weather protection structures, as specified in SMC 15.310.610(C).
A. Open Space Requirements. Open space is to be provided on site in the following order of priority:
1. Sidewalk Improvements. Sidewalk widths shall be enhanced and other improvements shall be provided along all public and private streets as per SMC 15.310.250.
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 readily accessible from, the primary structure(s) 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 on site and shall be provided 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.
B. 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 on site 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. 16-1009 § 1)
15.310.400 Parking Standards
A. Purpose: Minimize parking as a dominant land use. Parking should be screened through its placement behind structures and via landscaping.
B. The following parking standards shall be in addition to, or, in some cases, supersede applicable parking provisions required in Chapter 15.455 SMC, Parking and Circulation.
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Angle Lake Station Area Overlay District: Parking |
Applies To: All development. |
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Note: This is a summary of parking requirements within the Angle Lake Station Area Overlay District. See code references for supplemental details. |
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PARKING STANDARDS (see SMC 15.310.400) |
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Maximum Parking Specified |
Yes. 10% increase above standards in SMC 15.455.120, Parking Chart for Required Off-Street Spaces. |
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Minimum Parking Required |
Yes. Parking study required |
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Bicycle Parking |
Require 1 space for every 10 parking stalls |
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Surface Parking Lots |
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Located behind or to the side of a building |
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Parking next to building: 20' setback with landscaping |
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Pedestrian Walkways through Parking Lots |
Required if more than 100 parking spaces |
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Structured Parking |
Architectural design elements required and high quality screening See also Chapter 15.455 SMC, Parking and Circulation. |
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Structured Parking: Ground Floor |
Adjacent to public street, 100% of ground floor to be constructed as commercial space |
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20' min depth and 13' ceiling height |
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50% of commercial use can be office associated with parking operation |
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(Ord. 16-1009 § 1)
15.310.410 Off-Street Parking Requirements and Reductions
A. Required Off-Street Parking Spaces.
1. Minimum Parking Requirements. The minimum parking spaces required are specified in SMC 15.455.120, Parking Chart for Required Off-Street Spaces.
a. Parking Reduction. The number of required off-street parking spaces may be reduced for properties located within the Angle Lake Station Area Overlay District due to their proximity to a light rail station. Reductions shall be based on the submittal of a parking plan and as approved by the Director. The amount of reduction shall be based on the frequency of the transit service and shall be limited as follows:
i. Residential – Thirty-five percent (35%) maximum;
ii. Government, business services, manufacturing – Forty percent (40%) maximum;
iii. Recreational and cultural, retail and commercial – Thirty percent (30%) maximum.
2. Maximum Parking Requirements. The maximum parking spaces allowed shall be determined by increasing the number of minimum parking spaces required in SMC 15.455.120, Parking Chart for Required Off-Street Spaces, by a maximum of ten percent (10%). (Ord. 16-1009 § 1)
15.310.420 Off-Street Loading Requirements
Off-street loading requirements shall be provided pursuant to Chapter 15.455 SMC, Parking and Circulation. (Ord. 16-1009 § 1)
15.310.430 Bicycle Parking
The provision of safe and convenient places to park bicycles shall be provided in the district area. Providing a secure and convenient place to store bicycles encourages their use.
A. Bicycle parking shall be provided based on at least one (1) space for each ten (10) automobile parking spaces required.
B. The location of bicycle racks and/or lockers shall be highly visible to building occupants and security personnel. Racks shall have provisions for using bicycle locks and shall be compatible with building and site design.
C. Covered Spaces. A minimum of fifty percent (50%) of required spaces shall be protected from rainfall by cover.
D. Bicycle Racks. The rack(s) shall be securely anchored to the ground and provide a frame so a bicycle cannot be pushed or fall in a manner that may damage the wheels or components. (Ord. 16-1009 § 1)
15.310.440 General Parking Design and Construction Standards
Parking design and construction requirements shall be provided pursuant to Chapter 15.455 SMC, Parking and Circulation. (Ord. 16-1009 § 1)
15.310.450 Surface Parking
A. Location of Surface Parking Lots.
1. No parking shall be located between the building and the front property line. The Director may approve a driveway for passenger loading and off-loading only in conformance with SMC 15.310.260, Driveway Design. Surface parking shall be located behind a building or to the side of a building.
a. Within the District Center, driveways for passenger loading and off-loading is not permitted between the building and front property line along property frontage.
2. Parking to the Side of the Building. Parking located next to a building shall be set back a minimum of twenty (20) feet from the front property line. The setback area shall be landscaped as per SMC 15.310.500, Landscaping Standards.
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. Clearly distinguish the pedestrian way network from car or transit circulation. This is particularly important in areas where these various travel modes intersect, such as at driveway entrances and in parking lots.
c. 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. 16-1009 § 1)
15.310.460 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.
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 without compromising the open parking structure requirements of the Building Code.
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. High quality 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 floor 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. Designed to differentiate the ground floor from upper floors, such as:
i. Stepping back the upper floors from the ground floor parking structure facade;
ii. Changing materials between the parking structure base and upper floors; and/or
iii. Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors.
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 parking structure 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.
c. Fire Suppression. Parking structure ground floors shall include fire suppressing sprinkler systems at the time of construction.
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. 16-1009 § 1)
15.310.500 Landscaping Standards
A. 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.
B. 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, with the following exceptions.
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 twenty (20) foot landscape buffer from the front property line. The setback area shall be landscaped with Type IV landscaping per SMC 15.445.110, Types of Landscaping.
i. A front yard landscape buffer must be established to screen parking 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 twenty (20) 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), Landscape Islands.
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. (Ord. 16-1009 § 1)
15.310.600 Building Design
Purpose: It is intended by this code to encourage a variety of building and design solutions in response to the standards and regulations outlined herein. Buildings should: (1) be designed to achieve an architecturally appealing environment. Design emphasis should be given to the pedestrian through the provision of inviting building entries, street-level amenities and other structural and facade elements to encourage pedestrian interaction; (2) directly contribute to the attractiveness, safety and function of the street and public areas; and (3) be designed to accommodate a range of uses over time.
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Angle Lake Station Area Overlay District: Building Design |
Applies To: All development. |
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Note: This is a summary of site planning and building requirements within the Angle Lake District. See code references for supplemental details. |
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DESOGN STANDARDS (see SMC 15.310.600) |
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Minimum Building Height |
18' minimum. |
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Ground Floor Transparency |
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District: 60% window coverage at ground floor public street |
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District Center: 75% window coverage at ground floor public street |
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Transparency Design |
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Windows begin 12" – 30" above finished grade. |
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Mirrored, reflective, tinted glass not permitted. |
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Minimum Ground Floor Ceiling Height |
Ground floor nonresidential: 13' height |
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Minimum Ground Floor Building Depths |
Ground floor nonresidential: 20' depth |
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Pedestrian Weather Protection |
Length: |
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District: 60% along ground floor street facing facade (excluding residential) |
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District Center: 75% along ground floor street facing facade (excluding residential) |
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Pedestrian Weather Protection Dimensions |
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Minimum depth: 5' |
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Maximum depth: 8' |
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Minimum height: 8' 6" |
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Maximum clearance height: not above first floor ceiling of building |
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Building Entrances |
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Primary: distinctive entrance |
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Secondary: provide weather protection of min. 3' depth |
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Facade Changes |
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Buildings over 100' in length: min. one vertical change every 40' |
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Buildings over 100' in length: min. one horizontal change |
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Treatment of Blank Walls |
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Untreated blank walls prohibited when seen from public streets, sidewalks or pathways |
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Where unavoidable: shall not exceed 40' or 20% of length of facade (whichever less) |
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Rooflines and Equipment |
Rooflines to provide an architectural focal point. Equipment must be screened. |
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(Ord. 16-1009 § 1)
15.310.605 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.
1. The minimum building height within the Angle Lake 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 as per SMC 15.110.070, Structure Height.
C. Maximum Structure Heights. For maximum structure heights for zone classifications within the Angle Lake Station Area Overlay District, see the dimensional standards charts in SMC 15.400.100 and 15.400.200. (Ord. 16-1009 § 1)
15.310.610 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.
a. Windows shall cover at least sixty percent (60%) of the public street facing ground floor building wall area.
b. District Center. Windows shall cover at least seventy-five percent (75%) of the public street facing ground floor building wall area.
c. Residential Uses. Transparency requirements shall not apply to portions of a residential building with residential units located at the ground floor. 
Figure: DISTRICT CENTER, TRANSPARENCY REQUIREMENT
2. Structured Parking. Structured parking entrances that occupy a portion of the front facade are exempt from the transparency requirement.
3. 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 building space.
b. Windows shall begin twelve (12) to thirty (30) inches above the finished grade of the ground floor building space.
c. At the first floor building level, darkly tinted, mirrored, reflective or other types of glass or window treatments that diminish transparent are prohibited. Lightly tinted windows are allowed for nonretail ground floor uses.
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 leasable ground floor area shall extend in depth a minimum of twenty (20) feet from the exterior building facade.
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 be designed to provide for pedestrian weather protection through the use of awnings, canopies, colonnades, marquees, or building overhangs.
2. Pedestrian Weather Protection Structure Design.
a. Length. Pedestrian weather protection structures shall extend along, at a minimum, sixty percent (60%) of the length of the street-facing facade with nonresidential ground floor uses.
i. District Center. Pedestrian weather protection structures shall extend along, at a minimum, seventy-five percent (75%) of the length of the street-facing facade with nonresidential ground floor uses.
Figure: IMAGE SHOWING WEATHER PROTECTION ACROSS THE FRONT BUILDING FACADE
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. Pedestrian weather protection structures shall be architecturally integrated with the ground level design of the building to which it is attached.
c. Signage. All lettering, signs and graphics on weather protection structures must comply with Chapter 15.600 SMC, Sign Code.
d. Height. The minimum height of pedestrian weather protection structures shall be eight (8) feet and 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 the 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. Figure: VARIETY OF WEATHER PROTECTION demonstrates this.
Figure: VARIETY OF WEATHER PROTECTION
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 along public or private street frontages. Any facade landscaping that is provided under pedestrian weather protection structures shall be of such width that a minimum four (4) feet of unobstructed walking area remains under the building awning, canopy, overhang, or other weather protection structure.
a. Building facade landscaping in front of a ground floor retail use shall be designed and maintained to avoid obscuring visibility of street-facing windows or limiting access to building entrances. (Ord. 16-1009 § 1)
15.310.620 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 the incorporation of the following:
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.
Figure: IMAGE SHOWING PRIMARY PEDESTRIAN ENTRANCES
2. 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. (Ord. 16-1009 § 1)
15.310.630 Building Facades
A. Character and Massing.
1. Building facades one hundred (100) feet or greater in length 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 listed below:
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 forty (40) feet over the length of the applicable facade, 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.
2. 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:
a. Stepping back the upper floors from the ground floor building facade;
b. Changing materials between the building base and upper floors;
c. Including a continuous cornice line between the ground floor and upper floors.
B. 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, subject to approval by the Director, 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 fifty (50) 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;
b. Provide a decorative masonry pattern, or other architectural feature, over at least fifty percent (50%) of the blank wall surface; and/or
c. Employ small setbacks, projections, indentations, or intervals of material change to break up the wall’s surface. (Ord. 16-1009 § 1)
15.310.640 Rooflines and Equipment
A. Rooflines. In order to provide a visual terminus to the tops of Angle Lake 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. 16-1009 § 1)
15.310.700 Mixed Use and Multi-Family Development Standards
(Ord. 16-1009 § 1)
15.310.710 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. The following regulations shall supersede the mixed use standards in SMC 15.520.300, Mixed Use in Residential Projects, and shall apply to Angle Lake developments proposing land uses specified as being part of a residential mixed use development in SMC 15.310.055, Angle Lake Station Area Overlay District Use Chart. (Ord. 16-1009 § 1)
15.310.720 Definition of Mixed Use
“Mixed use” refers to the combining of retail/commercial and/or service uses located on the ground floor with residential use in the same building or on the same site in one (1) of the following ways:
A. Vertical Mixed Use. A single structure with the above floors used for residential use and a portion of the ground floor for retail/commercial or service uses.
B. Horizontal Mixed Use – Attached. A single structure which provides retail/commercial or service use in the portion 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.
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(Ord. 16-1009 § 1)
15.310.730 Ground Floor Uses in Mixed Use Projects
The following shall apply to vertically mixed use buildings, as well as structures in horizontal mixed use projects sited within the maximum front yard setback (see SMC 15.310.720, Definition of Mixed Use, for definitions of mixed use types):
A. Minimum Ground Floor Use Requirements. A minimum of fifty percent (50%) of the length of the exterior ground floor facing the street, excluding vehicle entrances, exits, and alleys, shall be designed to be occupied by a retail/commercial or service use on street frontages identified in Figure 15.310.730A.
1. Corner Lot Ground Floor Use Requirements. For corner lots identified in Figure 15.310.730A, the fifty percent (50%) minimum retail/commercial/service use may be allocated to either or both streets adjacent to the designated corner, and must include the corner.
Figure 15.310.730A: Required Ground Floor Uses
B. Permitted Retail/Commercial/Service Uses. A partial list of permitted retail/commercial or service uses are specified below (for a detailed listing of permitted uses, refer to the Angle Lake Station Area Overlay District use chart):
1. Retail/Commercial. Retail/commercial uses such as retail food shops, groceries, drug stores, florists, apparel and specialty shops, hotels, restaurants, and other retail/commercial uses that are not specifically auto-oriented in scale or nature.
2. Services. General offices, such as professional, financial, insurance and real estate services; or personal services, such as beauty salons, dry cleaners, shoe repair shops, banks, health and social services, libraries and health clubs.
C. Design Requirements.
1. Minimum Depth and Ceiling Heights. See SMC 15.310.610(B), Minimum Depth and Ceiling Heights for Street Nonresidential Uses.
2. Architecture and Entrances. Pedestrian-level commercial uses in vertical mixed use projects shall be distinguished architecturally from attached residential units and shall utilize separate entrances where feasible.
D. Ground Floor Uses in Parking Structures. For ground floor use requirements relative to parking structures, see SMC 15.310.460(B), Ground Floor Uses in Parking Structures. (Ord. 18-1019 § 4)
15.310.740 Multi-Family Development Standards
Purpose: Design multiple-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 and residential mixed use development within the Angle Lake Station Area Overlay District shall meet the requirements of Chapter 15.510 SMC, Multi-Family Housing Design Standards. (Ord. 18-1029 § 1; Ord. 16-1009 § 1)
15.310.800 Additional Standards
(Ord. 16-1009 § 1)
15.310.810 Fences
A. Fences over four (4) feet in height or other features that form continuous visual barriers or block views to the windows of a ground level retail/commercial or service are prohibited within the front yard setback.
B. Prohibited Fences. The following types of fences and/or materials are prohibited. Utility substations are exempt from this provision:
1. Barbed wire/razor wire.
2. Electric fences.
3. 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. Multi-Family Buildings. Multi-family developments, excluding residential mixed use structures, may have fences to a height of four (4) feet within the front yard setback. (Ord. 16-1009 § 1)
15.310.850 Signs
Signs shall be regulated per Chapter 15.600 SMC, Sign Code. (Ord. 16-1009 § 1)
15.310.900 Development Incentives
Repealed by Ord. 18-1001. (Ord. 16-1009 § 1)