Chapter 15.510 MULTI-FAMILY HOUSING DESIGN STANDARDS

The following design standards are intended to implement the City’s vision for high quality multi-family development as set forth in the City of SeaTac Comprehensive Plan. The standards serve three (3) main purposes: to promote quality building and site design, to enhance the streetscape and to ensure compatibility with neighboring communities.

A. Quality Building and Site Design. A quality development is functional, safe and pleasant for its residents as well as the public. Well-designed environments will orient outward to the community, provide high quality architecture and create comfortable and attractive places for residents to meet, visit and live.

B. Enhanced Streetscape. A high quality development contributes to an attractive streetscape by connecting to the community and providing buildings with architectural detailing, welcoming and easily identifiable entries, and landscaping that adds color, texture and comfort to a neighborhood.

C. Neighborhood Compatibility. Good design ensures neighborhood compatibility by appropriate scale and massing adjacent to existing housing. Landscaping and the careful placement of windows and balconies for privacy help to create a pleasant environment. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

15.510.010 Authority and Application

A. The provisions of this chapter shall apply to all multi-family development of three (3) units or more throughout the City. These standards shall supersede existing regulations elsewhere in this title when in conflict with this chapter, except as provided in SMC 15.510.700, Multi-Family and Mixed Use Projects in the Overlay Districts and CB-C, UH-UCR and O/CM Zones.

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.

a. Additions or alterations to a building, excluding interior-only improvements, which total fifty percent (50%) or more of the gross square footage (GSF) of the existing building(s), except for the South 154th Street Station Area.

b. Major Redevelopment in the South 154th Street Station Area. Additions or alterations to a building, excluding interior-only improvements, which total twenty-five percent (25%) or more of the gross square footage (GSF) of the existing building(s).

c. Only the portions of the building being altered or added to shall be required to integrate multi-family design standards into the design of the alteration or addition.

C. Departures. Departures from these standards may be allowed, to promote well-designed developments which may not strictly comply with the established standards. Proposed departures from these special standards are subject to the approval of the Director.

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

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

a. The requested departure meets the intent of the applicable design standard.

b. The requested departure will not have a detrimental effect on adjacent and nearby properties.

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

d. The requested departure is part of an overall, thoughtful and comprehensive approach to the design of the project as a whole. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

15.510.050 Density Calculation

Intent: Ensure appropriate densities on properties with environmentally critical areas.

A. The maximum allowable density for a property shall be calculated as follows:

Net Site Area / Minimum Lot Size = Maximum # of Allowed Units

B. For the purposes of this section, the net site area is the total site area minus any areas that are classified as one (1) of the following critical areas:

1. Class I, II or III wetlands;

2. Class I, II or III streams;

3. Slopes greater than forty percent (40%).

C. Buffers Included in Net Site Area. Buffers for the above critical areas shall be considered part of the net site area but may only be altered per Chapter 15.700 SMC, Critical Areas. Development on a site with wetlands, streams, or steep slopes shall meet all Federal, State and local laws and regulations. Units shall be clustered on the developable portion of the site.

Example: Net Site Area. The net site area (crosshatched in this illustration) excludes critical areas, such as wetlands, but includes critical area buffers.

D. Example. The following example illustrates the calculation of maximum density for a sample property in the UH-900 (Urban High Residential) zone. The sample property is ten (10) acres in size and contains two (2) acres of wetlands and one (1) acre of wetland buffer:

Net Site Area = Total Site Area – Critical Areas

Net Site Area = 10 Acres – 2 Acres = 8 Acres

Net Site Area / Minimum Lot Size = Maximum # of Allowed Units

8 Acres (348,480 Square Feet) / 900 sf = 387 Units

This calculation is the maximum number of allowable units for the site. The actual number of units shall be determined by site design and must meet all required development standards of the zoning and building codes. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

15.510.100 Site Design and Building Orientation

Purpose: Design multi-family sites to have both an external orientation to the streetscape and an internal orientation to the residential environment with unifying pedestrian pathways and recreation space. Arrange sites to enhance the mutual relationship of buildings, streets, recreation space and other site amenities, in order to create a pedestrian-oriented environment. Design emphasis shall be given to the pedestrian, rather than the auto, environment. The privacy and security of residents must be appropriately addressed and site design shall also promote compatibility with adjacent land uses. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

15.510.110 Building Orientation

Intent: Provide a building presence on the street for convenient pedestrian access, to provide “eyes on the street” and to contribute to the streetscape with visually interesting buildings.

A. Building Orientation/Location of Primary Entrance. The front facade of a building shall be oriented to the street abutting the front property line, with the primary entrance(s) located on the front facade and clear connections to the sidewalk.

Example: This building is located facing the street with a prominent entrance and pedestrian path to the sidewalk.

B. Multiple Building Complexes. In complexes with several buildings, buildings shall orient to the street as in subsection (A) of this section and any additional buildings may be oriented in one (1) of the following manners:

1. Orient to Courtyard/Recreation Space. Buildings shall be oriented to a courtyard, plaza or other recreation space and include a prominent pedestrian entry to the site and walkways connecting directly to the public sidewalk.

2. Orient to Pedestrian/Recreation Space System. Buildings shall be oriented to a cohesive system of recreation space and pedestrian walkways with a prominent pedestrian entry to the site and walkways connecting directly to the public sidewalk.

3. Entries in Multiple Building Complexes. In multiple building complexes, building entries shall be visible from the street, or, if this is not possible, from other buildings and pedestrian walkways.

C. Exceptions. When physical site limitations such as topography or other natural features prevent the main entrance from being located on the street-facing facade, the building may be oriented to a courtyard with a prominent pedestrian entrance and clear connection to the public sidewalk. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

15.510.120 Building Placement/Setbacks

Intent: Arrange buildings to create a pedestrian-oriented environment and enhance the relationship of buildings to the street and to each other.

A. Setbacks/Dimensional Standards. Building setbacks and other dimensional standards for multi-family projects are located in the standards charts in SMC 15.400.100 and 15.400.200. Special standards for maximum front yard setbacks are also provided in the following sections:

1. Maximum Front Yard Setbacks within UH-UCR, O/CM and CB-C Zones Outside of Overlay Districts. For maximum front yard setback standards for multi-family projects outside of overlay districts within the UH-UCR, O/CM and CB-C zones, see SMC 15.515.200(A).

2. Maximum Front Yard Setbacks within Overlay Districts. For maximum front yard setback standards for multi-family projects within the City Center, South 154th Street Station Area and Angle Lake Station Area overlay districts, see SMC 15.300.210, 15.305.210 and 15.310.210. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

15.510.130 Neighborhood Compatibility

Intent: Achieve a compatible transition between land use designations of differing development intensities. Consideration shall be given to the scale and design of surrounding buildings to promote compatibility and complement or enhance the character of existing neighborhoods.

A. Abutting Residential Low Designation. Multi-family projects abutting a Residential Low Comprehensive Plan land use designation shall incorporate the following:

1. Side/Rear Setback. A minimum side and/or rear yard building setback of fifteen (15) feet shall apply when the side or rear property boundaries are adjacent to a property with a Residential Low Comprehensive Plan designation.

2. Landscape Buffer Requirements. Noncompatible 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. Building Height Stepback Requirements. A maximum building height of thirty-five (35) feet shall apply to portions of a structure within ten (10) feet of the required side and/or rear setback of a parcel with a Residential Low Comprehensive Plan designation.

4. Building Height Transition. In order to preserve opportunities for light, view and privacy for adjacent houses, the allowed height shall increase at no more than ten (10) vertical feet for each ten (10) horizontal feet up to a building height of fifty-five (55) feet. After fifty-five (55) feet, there is no building height transition requirement.

Figure: Abutting Residential Low. Building height adjacent to a Residential Low Comprehensive Plan designation is limited to thirty-five (35) feet within ten (10) feet of the required side or rear setback, then may increase at no more than ten (10) vertical feet for each ten (10) horizontal feet up to a building height of fifty-five (55) feet. After fifty-five (55) feet, there is no building height transition requirement. Height is measured per SMC 15.110.070, Structure Height.

B. Abutting Townhouse Designation. Except for multi-family projects within the Urban Medium (UM) zone, projects abutting a Townhouse Comprehensive Plan land use designation shall incorporate the following:

1. Side/Rear Setback. A minimum building setback of fifteen (15) feet shall apply when the side or rear property boundaries are adjacent to a property with a Townhouse Comprehensive Plan designation.

2. Landscape Buffer Requirements. Noncompatible 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. Building Height Stepback Requirements. A maximum building height of forty (40) feet shall apply to portions of a structure within ten (10) feet of the required side and/or rear setback.

4. Building Height Transition. In order to preserve opportunities for light, view and privacy of adjacent townhouses, the allowed height shall increase at no more than ten (10) vertical feet for each ten (10) horizontal feet up to a building height of fifty-five (55) feet. After fifty-five (55) feet, there is no building height transition requirement.

C. Abutting Residential Medium Designation. Multi-family projects abutting a Residential Medium Comprehensive Plan land use designation shall incorporate the neighborhood compatibility standards in subsections (B)(1) through (B)(3) of this section.

Figure: Abutting Townhouse or Residential Medium Designations. Diagram illustrating height requirements and allowances for multi-family and residential mixed use projects abutting parcels with Townhouse and Residential Medium Comprehensive Plan land use designations.

D. Building Height on Sloped Properties. In cases where the multi-family property is at a lower elevation than the abutting lower density parcel, building height may be adjusted per this section based on the elevation of the lower density parcel’s minimum setback. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.230)

15.510.140 Service Element Location and Design

Intent: Reduce the potential negative impacts of service elements on the pedestrian environment and adjacent uses.

A. Service elements shall be located and designed to minimize the negative visual, noise, odor and physical impacts to the street environment, adjacent uses, and on-site pedestrian and recreation areas. Service areas shall also be sited and designed to provide sufficient visibility to prevent hiding places for unwanted persons.

1. Garbage/Recycling Collection Areas. All trash and recycling collection areas shall be enclosed on all sides and be screened around their perimeter by a wall or fence.

a. Location.

i. Garbage dumpsters/recycling collection areas must conform to the setback and other standards within SMC 15.445.300, Service Areas Screening and Placement: Garbage Dumpsters/Recycling Bins.

ii. Garbage dumpsters/recycling collection areas shall not be located near children’s play space or other recreation or gathering spaces.

b. Design.

i. The design of detached service enclosures shall be compatible with the design of the primary structure or structures on the site.

ii. Garbage/recycling collection areas shall be paved.

2. Mechanical Equipment and Utilities Apparatus. Locate and screen mechanical equipment, utility meters, and other service utility apparatus to reduce visual impacts from streets, adjacent uses and on-site pedestrian and recreation areas. (Ord. 18-1029 § 1)

15.510.150 Exterior Lighting

Intent: Lighting design should consider the appropriate placement and quantity of light to provide for security and aesthetic appreciation while avoiding glare and excessive brightness. Lighting contributes to a residential community by extending the hours of outdoor use. Lighting levels of adjacent uses should be considered to avoid competing light levels. Maximum light levels should be considered adjacent to single-family residential areas. Lighting directed to accent landscaping or architectural features is appropriate, especially at entries.

A. Location of Lighting. Lighting standards shall be used to illuminate surfaces intended for pedestrians and vehicles, including building entries, pedestrian walkways, recreation space, common areas, access drives and parking lots.

1. Pedestrian Walkways. Exterior lighting shall be used to identify and distinguish the pedestrian walkway network from automobile circulation.

a. Along pedestrian circulation corridors, lighting standards shall be placed between pedestrian ways and public and/or private streets, driveways or parking areas.

b. Effective lighting for pedestrian areas and pathways shall be directed toward the ground.

2. Building Entrances, Common Areas and Recreation Space. Lighting shall be sited to provide visibility in common areas and building entrances, including mail kiosks, stairwells, parking garages, laundry rooms, exercise rooms, and outdoor common areas and recreation space.

B. Lighting Height.

1. Vehicle Circulation and Parking. Lighting standards used to illuminate surfaces intended for vehicles shall be no greater than sixteen (16) feet in height.

2. Pedestrian Walkways, Building Entrances and Recreation and Common Areas. Lighting standards used to illuminate surfaces intended for pedestrians shall include pedestrian scale elements a maximum of twelve (12) feet in height.

C. Glare. Light fixtures shall be sited and directed to minimize glare around residences and shall conform to the general performance standards in SMC 15.460.030. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.160)

15.510.200 Pedestrian Circulation

Purpose: Prioritize the pedestrian environment in the design of projects. Enhance pedestrian safety and convenience by providing an integrated pedestrian circulation system throughout the development and into the neighboring community. Contact points between pedestrians and vehicular paths shall be minimized and designed to alert drivers to pedestrian activity.

A. Pedestrian Circulation System. All developments shall feature a fully integrated pedestrian circulation system that connects buildings, recreation space, and parking areas with the adjacent street sidewalk system.

1. Separation from Parking and Vehicular Circulation. Pedestrian circulation shall consist of sidewalks or designated pathways, raised or otherwise grade-separated from parking and vehicular circulation.

a. Pedestrian Entrances to Site. Pedestrian entrances to the site from the street shall be clearly defined and designed so as to be separated from and more prominent than driveways and entrances to parking garages.

b. Crosswalks. Where sidewalks or walkways cross vehicular driveways, provide a continuous raised crossing, or distinguish the crossing from the vehicle surface by marking with a contrasting paving material such as permeable pavement.

2. Visibility/Security. To the extent possible, pedestrian walkways shall be visible from buildings or parking lots, and shall be designed to avoid creating “dead ends” or isolated areas.

B. Pedestrian Walkway Design.

1. Width. Sidewalks and pedestrian walkways shall be a minimum of five (5) feet in width, clear of any vehicle overhangs.

2. Differentiated Materials. Walkways shall be differentiated from vehicle surfaces by utilizing contrasting materials including stamped concrete, or other paving materials (such as permeable pavement). (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.130)

15.510.300 Vehicular Access and Parking

Purpose: Vehicular access and circulation shall emphasize the safety of pedestrians, enhance the streetscape in the neighborhood and minimize the traffic impact of new developments on existing neighborhoods. Design emphasis shall be given to the pedestrian, rather than the auto, environment through placement of parking in less prominent locations. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

15.510.310 Vehicular Access

Intent: Facilitate access that provides adequate capacity while reducing curb cuts and providing for pedestrian safety.

A. Vehicle Access. Access to multi-family developments shall be from a major or minor arterial wherever possible.

B. Driveway Entrances.

1. Consolidation of Entrances. Automobile access to parcels shall be consolidated per SMC 15.455.420, Driveway Entrances.

2. Drop-Off Areas. Ensure that parking does not dominate the streetscape, while allowing drop-off areas for convenience and accessibility. Driveways serving front yard building entries shall be as approved by the Director, and may include a maximum of three (3) designated short-term parking spaces.

C. Dead End Streets. The creation of dead end streets shall be permitted only where there is no feasible connection with an adjacent public and/or private street. (Ord. 18-1029 § 1; Ord. 15-1018 § 1)

15.510.320 Location of Parking

Intent: Integrate parking into the development in a manner that maximizes accessibility and convenience, while ensuring that parking does not dominate the streetscape and site design. Parking located close to and visible from each unit contributes to convenience and a feeling of security. Parking accessible from alleys, or located to the sides or rear of buildings, helps to ensure that parking does not dominate the site.

A. Location of Surface Parking Lots. No parking shall be located between a building and the front property line, other than a driveway for passenger loading and off-loading only in conformance with SMC 15.510.310(B)(2). Surface parking shall be located behind a building or to the side of a building.

1. Parking Next to Building. Parking located next to a building and within forty (40) feet of the front property line shall not occupy more than the width of two (2) lengthwise parallel parking stalls and one (1) travel lane.

2. Parking in Rear Setback. Parking may be located in the rear setback area when access is from an alley abutting the rear lot line. On corner lots, such parking may not extend into the portion of the setback area required as a front yard adjacent to the street.

B. 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.

C. Security/Visibility. To the extent possible, parking shall be visible from surrounding units.

D. Parking Areas in Multiple Building Complexes. Parking areas in multiple building developments shall be broken up into small lots related to the group of buildings served. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1. Formerly 15.510.140)

15.510.330 Design of Surface and Structured Parking

Intent: These standards are intended to provide for safety and aesthetic considerations in surface and under-building parking within multi-family developments.

A. General Considerations. Avoid parking layouts that dominate a development. Minimize parking as a visual element of a site and enhance the pedestrian environment. To the extent possible, parking should be visible from living units.

B. General Parking Design and Construction Standards. Parking design and construction requirements shall be provided pursuant to SMC 15.455.400, General Design and Construction Standards, and its subsections.

C. Lighting. Lighting levels in surface and structured parking facilities shall conform to the standards in Chapters 17.24, Parking Lot Lighting, and 17.28 SMC, Parking Structures.

D. Residential Mixed Use Parking. Parking for residences on a mixed use site shall be clearly delineated and separate from parking for commercial uses. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.400)

15.510.340 Surface Parking Design

Intent: Design surface parking to enhance safety and aesthetics. Pedestrian walkways shall allow for pedestrian safety from parking areas to residences where the two (2) areas are separated. Landscaping shall provide an aesthetically pleasing treatment, provide for summer shade and absorption of rainwater.

A. Pedestrian Circulation and Surface Parking Lots. See the pedestrian circulation standards in SMC 15.510.200.

1. Large Parking Lots. Surface parking lots containing one hundred (100) or more parking spaces, or more than three (3) vehicular circulation lanes, shall provide five (5) foot pedestrian walkways and meet other surface parking standards required in SMC 15.455.500, Surface Parking Standards.

B. Surface Parking Landscaping.

1. The requirements of this section shall supersede or be in addition to the general standards in SMC 15.445.250, Surface Parking Landscaping.

2. Landscape Islands. One (1) landscape island a minimum of six (6) feet in width, exclusive of curbs, shall be required for each seven (7) parking spaces.

a. Stormwater/LID Modifications. Landscape island siting and design may be modified to accommodate low impact development best management practices (LID BMPs).

b. Planting Bed Dimensions. The required width dimension for interior parking area planting beds shall be a measurement of the usable soil area between pavement curb edges. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1. Formerly 15.510.420)

15.510.350 Structured Parking Design

Intent: Locate structured parking under or within multi-family buildings to enhance safety and aesthetics. Aesthetic considerations include appropriate screening and subordination of under-the-building parking.

A. Vehicle Entrances in Parking Structures. Parking located under or within buildings shall subordinate the garage entrance to the pedestrian entrance in terms of location and design.

B. Minimizing Views into the Parking Structure Interior.

1. Screening. Parking located at grade under a building shall be attractively screened through a combination of decorative grilles, or trelliswork. Screening shall provide for light, airflow, and natural surveillance into the structure, while limiting access. Since screening is intended to increase security by restricting access to the facility, the screening must be reasonably strong and durable to withstand vandalism and the elements.

2. Screening of Garages Serving Individual Units. Separate enclosed garages serving individual units shall be completely enclosed or shall be screened as described above.

C. Underground Structures. For underground structures, the first level below grade shall be daylighted by either grading the site down or using air wells to allow natural light and ventilation into the structure. Such openings shall be barred to prevent access and landscaped in a manner that provides both screening and visibility through the landscaping. Openings shall be adjacent to well-traveled walks or frequently used areas of open space.

D. Stand-Alone Parking Structures. Stand-alone, multi-level aboveground parking structures shall be avoided in multi-family complexes.

1. General Structured Parking Standards. Where allowed by a decision of the Director due to special design or site conditions, multi-level above-ground parking structures shall comply with the structured parking standards in SMC 15.455.600 through 15.455.620.

2. Exception: Parking Structure Character and Massing. Parking structure facades over forty (40) feet in length shall incorporate vertical and/or horizontal variations as required in general standards in SMC 15.455.610(F), except that the vertical facade changes shall be incorporated at least every forty (40) feet over the length of the applicable facade.

E. Maintenance. Residential parking structures shall be well-maintained, as trash and graffiti may leave the impression that the facility is not secure. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.430)

15.510.400 Recreation Space

Purpose: Enhance livability and quality of life by providing adequate recreation space for residents of multiple-family dwellings, to separate such areas from automobile-oriented space, and to enhance the environmental quality of multiple-family residential districts. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.500)

15.510.410 Minimum Recreation Space Requirements

Intent: Provide opportunities for both passive and active recreation space in new residential development. Recreation space shall include amenities appropriate for the ages of people likely to live in the residences and be located with regard to climate conditions, particularly solar access, and safety.

A. Application. Each multi-family building or complex of five (5) or more units shall provide a minimum area of recreation space, as designated in this chapter.

B. Minimum Area Required.

Unit Size	Minimum Required Recreation Space
2-bedroom or larger	200 square feet
1-bedroom	160 square feet
Studio	120 square feet
Overlay Districts (City Center, S. 154th Street and Angle Lake Station Areas)
Per unit	60 square feet

1. Cap on Minimum Area Required for Projects Outside of Overlay Districts. See SMC 15.510.460(B), Recreation Space Reductions Table.

C. Type of Recreation Space Required. The minimum amount of required recreation space by type is as follows:

	General Requirements	Overlay Districts (City Center, South 154th Street and Angle Lake Station Areas)
OUTDOOR RECREATION SPACE
Outdoor Common Space	Minimum 50%	Minimum 75%
Play Areas	Amount equivalent to 50% of minimum required recreation space for 2-bedroom+ units *Not required for retirement apartments or assisted living facilities	Optional
Outdoor Single-Purpose Space	Up to 50%	Not counted
INDOOR RECREATION SPACE
Indoor Common Space	Up to 50%	Up to 25%
PRIVATE RECREATION SPACE
Private Balconies/Patios	Up to 50%	Up to 25%

D. Required Recreation Space in Phased Developments. Multiple-family dwelling developments which are built in phases shall provide on-site recreation space for each phase or shall provide the total amount of recreation space required for the complete development in the first phase of construction. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 16-1009 § 15; Ord. 15-1018 § 1. Formerly 15.510.510)

15.510.420 Outdoor Recreation Space

Intent: Provide accessible, useable, safe, and maintainable outdoor recreation space for all residents.

A. Outdoor Recreation Space – General. Outdoor recreation space includes outdoor common space, outdoor single-purpose space and play areas.

1. General Criteria. Outdoor recreation space shall be oriented to sunlight and views, and provide attractive amenities such as paths, picnic areas, seating, active recreation facilities, landscaping and good lighting.

2. Not Counted. The following shall not count toward outdoor recreation space requirements:

a. Vehicle Facilities. Driveways, parking or other vehicular uses.

b. Critical Areas. Critical areas and critical area buffers except for area of approved pedestrian trails.

c. Setbacks and Landscaping.

i. Setbacks. Required front, side and rear yard setback areas.

ii. Landscaping. Required landscaping such as street frontage landscaping, building facade landscaping, rear/side yard landscaping, noncompatible use landscape buffers and parking lot landscaping.

iii. Pedestrian Corridor Exception. The five (5) foot landscape strip in pedestrian corridors, designed per the requirements in subsection (D)(2) of this section, may be located within side or rear setback areas, and may also count as outdoor recreation space.

Example: Pedestrian corridor with five (5) foot landscaping strip within side setback area.

3. General Location and Design Requirements for Outdoor Recreation Space.

a. Location of Outdoor Recreation Space.

i. Central/Accessible. To the extent possible, recreation space shall be centrally located near a majority of units, accessible and usable to residents, and visible from surrounding dwelling units.

ii. Not Adjacent to Service Areas. Recreation space shall not be located adjacent to dumpster enclosures, loading/service areas or other incompatible uses.

b. Design of Outdoor Recreation Space.

i. Maximum Slope. No required recreation space shall have a slope greater than four percent (4%), unless the area has been developed with an enhanced accessibility system of ramps, stairs, terraces, trails, or other site improvements.

ii. Connectivity. Recreation space shall be linked with adjacent sidewalks and pedestrian pathways, connected to the pedestrian circulation system and accessible from all residential units.

iii. Landscape Buffer Requirements. A Type III landscaping buffer consisting of fencing and plant screening with a minimum width of five (5) feet shall separate recreation space from streets, parking areas, and driveways. The square footage of this landscape buffer shall be counted as a component of the recreation space.

B. Outdoor Common Space. Outdoor common space shall be usable outdoor multi-purpose space accessible by all residents.

1. Facility Types. Outdoor common space includes: courtyards, plazas and multi-purpose green spaces, and upper level common decks or terraces.

2. Courtyards, Plazas and Multi-Purpose Green Spaces. Courtyards, plazas or multi-purpose green spaces shall be utilized as focal points that serve to organize the placement of buildings.

a. Dimensions. Courtyards, plazas and multi-purpose green spaces shall have a minimum width of twenty (20) feet and a minimum depth of fifteen (15) feet.

b. Design Features for Courtyards and Plazas. Courtyard/plaza areas shall include:

i. Trees. A minimum of one (1) tree for each two hundred (200) square feet of required area;

ii. Decorative Paving. At least fifty percent (50%) decorative paving (such as permeable pavement); and

iii. Seating. Include one (1) lineal foot of seating per each forty (40) square feet of required area.

3. Upper Level Decks or Terraces. Upper level common decks or terraces shall include the following:

a. Design Features. Upper level decks or terraces shall include amenities such as seating areas, barbeques, fireplaces, recreational spaces, roof gardens or landscaping. Decks or terraces shall also include surfacing which enables residents to use the area, and shall incorporate features that provide for the safety of residents such as appropriate lighting levels.

C. Play Areas. Play areas shall provide for adequate, safely located play space for children.

1. Play Area Location. Play space for children shall be centrally located, and as follows:

a. Adjacent to main pedestrian paths or near building entrances;

b. Accessible without crossing circulation areas;

c. Visible from the dwellings; and

d. Away from hazardous areas like garbage dumpsters, drainage facilities, streets, other vehicular travel ways, and parking areas.

2. Play Area Design Features.

a. Play Equipment Minimum. The children’s play space shall contain a minimum of one (1) set of children’s play equipment as approved by the Director.

b. Play Equipment Standards. Play equipment shall meet consumer product safety standards for apparatus, soft surfacing and spacing, and shall be located in an area that is at least four hundred (400) square feet in size with no dimension less than twenty (20) feet. Sitting or recreation areas for adults shall be located in close proximity.

D. Outdoor Single-Purpose Space. Outdoor single-purpose facilities shall be usable and accessible by all residents.

1. Facility Types. Outdoor single-purpose space includes: swimming pools, tennis/sport courts, pedestrian corridors and pedestrian trails within critical areas. See design requirements for pedestrian corridors and pedestrian trails in the following subsections.

2. Pedestrian Corridors. Pedestrian corridors shall be separate from the public right-of-way and shall be a minimum of thirteen (13) feet wide with a minimum eight (8) foot pathway of an approved surfacing material.

Figure: Example of pedestrian corridor configurations.

a. Pedestrian Corridor Design. Pedestrian corridors shall be configured with a single five (5) foot landscape strip or with two (2) landscape strips measuring two and one-half (2-1/2) feet each as shown in the figure above. Per subsection (A)(2)(c)(iii) of this section, pedestrian corridors may be located within side or rear setbacks.

b. Pedestrian Corridor Landscaping. Pedestrian corridor landscape strips shall include Type IV landscaping, or, if within a side or rear setback, landscaping shall be provided per the landscape standards chart in SMC 15.445.210. If provided within a side or rear setback, the five (5) foot landscape strip may also fulfill the side/rear yard landscaping requirement in SMC 15.445.210.

3. Pedestrian Trails within Critical Area Buffers. Pedestrian trails shall be separate from the public street system and function as access links in critical area buffers. Design standards for pedestrian trails are as established within Chapter 15.700 SMC, Critical Areas. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.530)

15.510.430 Indoor Recreation Space

Intent: Provide accessible, usable, safe, and maintainable indoor recreation space for all residents.

A. Indoor recreation space shall be indoor common space accessible by all residents.

B. Indoor Common Space Design Features. Indoor common space shall be designed for and include amenities and/or equipment for recreational uses for a range of users. Examples include lounge rooms, game rooms and exercise rooms which include such amenities as sofas, tables, common kitchens, televisions, exercise equipment and others. Lobbies and hallways do not count as indoor common space. (Ord. 18-1029 § 1)

15.510.440 Private Recreation Space

Intent: Provide usable private recreation space for residents.

A. Private recreation space is outdoor space and includes balconies, decks or patios which exclusively serve individual units (not including covered porches or stoops).

1. Dimensions. To qualify as private recreation space, the space must be at least six (6) feet wide, with no dimension less than five (5) feet.

2. Screening.

a. Upper Level Balconies/Decks. Balconies or decks shall be fully separated from adjacent private recreation space by walls, screens or partitions.

i. Screening/Privacy Abutting Residential Low Comprehensive Plan Designation. Balcony railings shall provide visual screening so that the area below the hand rail is a sight-obscuring solid, or partially solid, material.

b. Ground Floor Patios/Decks. Ground floor patios or decks shall be physically and visually separated from common or publicly accessible space by railing, fence, wall or landscaping. (Ord. 18-1029 § 1)

15.510.450 Maintenance of Recreation Space

Intent: Ensure the maintenance of required recreation space.

Failure to maintain recreation space in a usable manner is a violation of this title. Prior to occupancy, a maintenance program for recreational facilities shall be submitted and approved by the Department. The program shall be secured with a maintenance bond, or other suitable financial guarantee as approved by the City, for a period of three (3) years in an amount equal to the estimated cost of maintenance over three (3) years. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.550)

15.510.460 Recreation Space Reductions

Intent: Allow for reductions to recreation space requirements.

A. The following reductions may be allowed for projects that meet the site/development criteria delineated below. While reductions may be granted, recreation space development and design standards in SMC 15.510.420 through 15.510.450 still apply.

B. Recreation Space Reductions Table. Reductions may not be combined.

	Site/Development Criteria	Reduction
Playground Availability (Outside of overlay districts)	Projects within one-quarter (1/4) mile walking distance of public parks with playgrounds, which are accessible without crossing arterial streets.	Play area requirement waived.
Park Availability (All projects)	Projects within one-quarter (1/4) mile walking distance of public parks with playgrounds, which are accessible without crossing arterial streets.	Projects under One Hundred (100) Units: Minimum recreation space requirements in SMC 15.510.410 are met when: • Private recreation space is provided for each unit per SMC 15.510.440. Projects with One Hundred Plus (100+) Units: Minimum recreation space requirements in SMC 15.510.410 are met when: • Fifty percent (50%) of the minimum outdoor common space required per SMC 15.510.410 is provided. • Private recreation space is provided for each unit per SMC 15.510.440.
Small Projects (All projects)	Projects under fifteen (15) units. Phased projects that would result in more than fourteen (14) units are not eligible.	Option 1: Minimum recreation space requirements in SMC 15.510.410 are met when: • Outdoor common space is provided as required per SMC 15.510.410. Option 2: Minimum recreation space requirements in SMC 15.510.410 are met when: • Private recreation space is provided for each unit per SMC 15.510.440. • Only one (1) option may be utilized.
Mixed Use (All projects)	Projects which meet the mixed use definition and standards in Chapter 15.520 SMC, Mixed Use Development Design Standards.	Projects under One Hundred (100) Units: Minimum recreation space requirements in SMC 15.510.410 are met when: • Private recreation space is provided for each unit per SMC 15.510.440. Projects with One Hundred Plus (100+) Units: Minimum recreation space requirements in SMC 15.510.410 are met when: • Fifty percent (50%) of the minimum outdoor common space required per SMC 15.510.410 is provided. • Private recreation space is provided for each unit per SMC 15.510.440.
Projects with Recreation Space Requirements Exceeding Twenty Percent (20%) of Site Area (Outside of overlay districts)	Projects located outside of overlay districts, where the square footage of the minimum area requirement in SMC 15.510.410(B) exceeds twenty percent (20%) of the project’s net site area. Net Site Area Definition: • Net site area is defined, per SMC 15.510.050, Density Calculation, as the total site minus any areas that are classified as critical areas. (Buffers for critical areas are not deducted but rather are included as part of the net site area.)	Twenty Percent (20%) Cap on Recreation Space: The amount of recreation space required in SMC 15.510.410 is capped at twenty percent (20%) net site area when the following requirements are met: • Outdoor common space is provided as required per SMC 15.510.410. • Play area space is provided as required per SMC 15.510.410. When the square footage of the required outdoor common space and play area is less than twenty percent (20%): Additional recreation space is required up to twenty percent (20%) of net site area. When the square footage of the required outdoor common space and play area is more than twenty percent (20%): The amount of required recreation space is adjusted to provide a maximum of twenty percent (20%) of net site area as outdoor common space, with one thousand (1,000) SF configured as play area.

Site/Development Criteria

Reduction

Playground Availability

(Outside of overlay districts)

Projects within one-quarter (1/4) mile walking distance of public parks with playgrounds, which are accessible without crossing arterial streets.

Play area requirement waived.

Park Availability

(All projects)

Projects within one-quarter (1/4) mile walking distance of public parks with playgrounds, which are accessible without crossing arterial streets.

Projects under One Hundred (100) Units:

Minimum recreation space requirements in SMC 15.510.410 are met when:

• Private recreation space is provided for each unit per SMC 15.510.440.

Projects with One Hundred Plus (100+) Units:

Minimum recreation space requirements in SMC 15.510.410 are met when:

• Fifty percent (50%) of the minimum outdoor common space required per SMC 15.510.410 is provided.

• Private recreation space is provided for each unit per SMC 15.510.440.

Small Projects

(All projects)

Projects under fifteen (15) units.

Phased projects that would result in more than fourteen (14) units are not eligible.

Option 1:

Minimum recreation space requirements in SMC 15.510.410 are met when:

• Outdoor common space is provided as required per SMC 15.510.410.

Option 2:

Minimum recreation space requirements in SMC 15.510.410 are met when:

• Private recreation space is provided for each unit per SMC 15.510.440.

• Only one (1) option may be utilized.

Mixed Use

(All projects)

Projects which meet the mixed use definition and standards in Chapter 15.520 SMC, Mixed Use Development Design Standards.

Projects under One Hundred (100) Units:

Minimum recreation space requirements in SMC 15.510.410 are met when:

• Private recreation space is provided for each unit per SMC 15.510.440.

Projects with One Hundred Plus (100+) Units:

Minimum recreation space requirements in SMC 15.510.410 are met when:

• Fifty percent (50%) of the minimum outdoor common space required per SMC 15.510.410 is provided.

• Private recreation space is provided for each unit per SMC 15.510.440.

Projects with Recreation Space Requirements Exceeding Twenty Percent (20%) of Site Area

(Outside of overlay districts)

Projects located outside of overlay districts, where the square footage of the minimum area requirement in SMC 15.510.410(B) exceeds twenty percent (20%) of the project’s net site area.

Net Site Area Definition:

• Net site area is defined, per SMC 15.510.050, Density Calculation, as the total site minus any areas that are classified as critical areas. (Buffers for critical areas are not deducted but rather are included as part of the net site area.)

Twenty Percent (20%) Cap on Recreation Space:

The amount of recreation space required in SMC 15.510.410 is capped at twenty percent (20%) net site area when the following requirements are met:

• Outdoor common space is provided as required per SMC 15.510.410.

• Play area space is provided as required per SMC 15.510.410.

When the square footage of the required outdoor common space and play area is less than twenty percent (20%): Additional recreation space is required up to twenty percent (20%) of net site area.

When the square footage of the required outdoor common space and play area is more than twenty percent (20%): The amount of required recreation space is adjusted to provide a maximum of twenty percent (20%) of net site area as outdoor common space, with one thousand (1,000) SF configured as play area.

(Ord. 18-1029 § 1)

15.510.470 Cash Contribution in Lieu of On-Site Recreation Space

Intent: Allow for the contribution to an existing or future City park in lieu of on-site recreational facilities in smaller developments.

A. Multi-Family Developments with Less Than Twenty (20) Dwellings, Assisted Living Facilities and Retirement Apartments. For multiple-family developments containing less than twenty (20) dwellings and all assisted living facilities or retirement apartments, the Director may allow in-lieu payment to the City in an amount comparable to the cost of acquisition and installation of recreational facilities as would otherwise be required. Multiple-family dwelling developments which are built in phases of less than twenty (20) dwelling units shall provide on-site recreation facilities for each phase or shall provide the total amount of recreation facilities required for the complete development in the first phase of construction.

B. Multi-Family Developments with More Than Twenty (20) Dwellings, Including Phased Development Projects. Multiple-family dwelling developments containing twenty (20) or more dwelling units (except for assisted living facilities or retirement apartments) shall provide the on-site recreation facilities required by this chapter. Multiple-family dwelling developments which are built in phases of less than twenty (20) dwelling units shall provide on-site recreation facilities for each phase or shall provide the total amount of recreation facilities required for the complete development in the first phase of construction.

C. Acceptance of Payment in Lieu Contributions. Acceptance of such a voluntary contribution is discretionary on the part of the City, and shall be permitted only when the size of the development site and its projected population is too small to result in usable, high quality recreational facilities, and the improvement of City park facilities in the vicinity will be of greater benefit to the residents of the proposed dwellings.

1. Park Improvement Fund. Such payments shall be placed in a fund to be used for capital improvements in existing neighborhood parks or for the development of new parks in the vicinity of the multiple-family dwelling development.

2. Amount of Payment. The fee shall be the equivalent of the monetary value of the required improvements for recreation space plus the monetary value of the land area required to be placed in recreation space. The project applicant shall provide the City with an estimate of the improvement value and an appraisal for the value of the land for the identified intended use with utilities and other non-structural improvements. The total monetary value of the fee-in-lieu shall be approved by the Director. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.560)

15.510.500 Landscaping and Fences

Intent: Provide buffering adjacent to noncompatible uses, enhance building facades, create pleasant outdoor spaces for relaxation, contribute to privacy, and help to define public from private space.

A. General Landscaping. The standards set forth in this section and chapter are in addition to the requirements established in Chapter 15.445 SMC, Landscaping and Tree Retention.

B. Multi-Family Landscaping.

1. Building Entry Landscaping. Distinctive plantings shall be provided to define entries, with a minimum of three (3) feet of Type V landscaping on either side of all building entries.

2. Recreation Space Buffers. Landscape buffers separating recreation space from streets, parking areas and driveways shall be provided as specified in the outdoor recreation space requirements in SMC 15.510.420(A)(3)(b)(iii).

3. Noncompatible Use Buffers. Landscape buffering adjacent to noncompatible uses shall be provided as specified in SMC 15.445.210, Landscaping Standards Chart.

C. Fences. In addition to the standards of this section and chapter, fence requirements shall be provided pursuant to Chapter 15.435 SMC, Fences.

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

a. Barbed wire/razor wire.

b. Electric fences.

2. Chain Link Fences. Chain link fences shall not be placed in a front yard and shall only be used elsewhere if coated or finished to prevent rust.

D. Stormwater Facilities. Locate stormwater facilities as elements of designed landscaping and pedestrian walkways without impeding pedestrian circulation. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1. Formerly 15.510.600)

15.510.600 Building Design

Purpose: Attention to building design encourages an aesthetically appealing and safe place to live, while contributing to the pedestrian environment. Residential forms such as porches, gables, bay windows, color and texture add visual interest and provide human scale that contributes to a sense of ownership and comfort. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.200)

15.510.610 Building Entry Design

Intent: Design building entries that are welcoming, prominent and highly visible from other buildings and public areas. Separating individual units from the street level contributes to privacy and security.

A. Entries from Street. Entries from a street shall be clearly marked with weather protection, canopies, architectural elements, and/or ornamental lighting. Building entry landscaping is required per SMC 15.510.500(B).

B. Entries from Parking Lots. Entries from parking lots shall be subordinate to those related to the street.

C. Individual Entries at Street Level. Buildings with individual unit entries located at the street level shall be:

1. Set Back. Set back from the sidewalk a minimum of ten (10) feet; or

2. Raised. Raised above street level for residents’ privacy.

a. An entry raised two and one-half (2-1/2) feet above the grade shall be considered sufficient to meet this requirement.

b. In units where the grade is a minimum of two and one-half (2-1/2) feet above the adjacent parking, sidewalk or other common areas, the requirement shall be deemed to have been met.

D. Pedestrian Paths. Clear pedestrian paths separate from parking areas shall connect building entrances to sidewalks per the design standards in SMC 15.510.200, Pedestrian Circulation. Pedestrian paths shall be illuminated per SMC 15.510.150. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.210)

15.510.620 Character and Massing

Intent: Reduce the apparent size of new buildings and create visual interest through architectural form and detailing. Architectural features and treatments shall not be restricted to a single facade.

A. Building Facade Variation. Building facades shall be varied with architectural elements that break up long blank walls, add visual interest, and enhance the character of the neighborhood. All sides of a building open to view by the public, whether viewed from public or private property, shall display a similar level of architectural quality and interest.

B. Vertical and Horizontal Variation Requirements. Buildings shall employ vertical and/or horizontal facade variation techniques. Vertical variation shall occur at intervals of no more than forty (40) feet.

1. Methods of Variation. Three (3) or more of the following methods of facade variation shall be used such that the combination of features projects a residential character:

a. Vertical Modulation: Projecting/Recessing Facade Elements. Building modulations shall be a minimum of two (2) feet in depth and two (2) feet in width and may include architectural features such as setbacks, indentations, projections, bays, or awnings.

b. Window/Entry/Porch Elements. Provision of a balcony, bay window, porch, patio, deck, or clearly defined entry for each vertical variation interval.

c. Light Fixture/Landscaping Elements. Provision of a lighting fixture, trellis, prominent ornamental tree or other landscape feature within each vertical variation interval.

d. Material Variations. Use of material variations such as contrasting colors, brick or metal banding, or textural changes within each vertical variation interval.

e. Horizontal Facade Changes. Design techniques that differentiate the ground floor from upper floors such as:

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

ii. Changing materials between the building base, middle and top floors;

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

C. Variety of Facade Variation Techniques.

1. Variety of Techniques. A variety of modulation and articulation facade variation techniques shall be employed. No more than four (4) consecutive uniform techniques shall be used.

2. Buildings over One Hundred Sixty (160) Feet in Length. Buildings greater than one hundred sixty (160) feet in length shall include a prominent central feature among the required facade design variations.

D. Window Details. Windows shall provide relief, detail and variation on the facade through the use of significant trim and architectural styling that lends human scale to the facade through one (1) of the following techniques:

1. Recess or project individual windows at least two (2) inches from the facade; or

2. Incorporate window trim at least two (2) inches in width and one (1) inch in depth that features color that contrasts with the base building color.

E. Blank Walls.

1. “Blank walls” (building facade sections without windows or doors) greater than twenty (20) feet in length that are visible from any right-of-way, private road, recreation space, sidewalk or through-block pathway shall be screened or treated as described in subsection (E)(2) of this section.

2. Treatment of Blank Walls. Sections of “blank walls” shall be avoided, but if necessary due to privacy or other design considerations, shall be treated in one (1) of the following manners:

a. Install vertical trellis in front of the wall with climbing vines or other plant materials over at least seventy percent (70%) of the blank wall surface that is at the ground level, and over at least thirty percent (30%) of the remainder of the blank wall surface;

b. Provide a decorative masonry pattern, or other architectural feature as approved by the Director, over at least seventy percent (70%) of the blank wall surface that is at the ground level, and over at least thirty percent (30%) of the remainder 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.

3. In no case shall sections of blank walls forty (40) feet or more in length be allowed.

F. Rooflines. Rooflines shall be varied through two (2) or more of the following methods. The maximum roof length without a variation shall be forty (40) feet.

1. Dormers. A projection from a sloping roof that contains a window.

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

3. 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.

4. Pitched Roof or Full Mansard. A roof with angled edges, with or without a defined ridgeline and extended eaves.

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

G. Rooftop Design. 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; or

5. Vegetated roof designed in accordance with the Surface Water Design Manual and applicable building codes.

H. Diversity of Building Types for Multi-Building Developments. Multi-building developments shall be required to provide each building with differing architectural designs to provide visual interest and variety. Simple changes in building colors or reversal of basic facade designs are not sufficient to comply with this standard. To meet this requirement, changes in one (1) or more of the following architectural features or designs must be employed:

1. Vertical or horizontal facade variation;

2. Window placement;

3. Building materials;

4. Architectural style;

5. Roof design.

I. Design of Accessory Structures. Carports, detached garages, and accessory structures shall be designed as an integral part of the overall project. They should be similar in materials, color, and detail to the principal buildings of a development. (Ord. 18-1029 § 1; Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1. Formerly 15.510.220)

15.510.630 Privacy

Intent: Orient buildings to provide for privacy, to the extent practical, both within the project and for adjacent residential uses. One (1) consideration is the views from upper stories of new buildings into adjacent private yards, especially in less intensive zones. Buildings should also be designed so that units within a development have appropriate private space.

A. Building design shall incorporate the following elements:

1. Windows. Stagger windows to avoid alignment with adjacent windows and, to the extent possible, locate windows to enhance privacy of abutting private yards.

a. Ground Floor Bedroom Windows. Ground floor bedroom windows of residential units shall be separated from the sidewalk and public areas in one (1) of the following manners:

i. The ground floor shall be raised above ground level a minimum of four (4) feet and pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows;

ii. Pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows, and windows shall be screened with decorative architectural features or utilize obscuring glazing. Dense landscaping, such as hedges, shall not be used in front of windows.

2. Landscaping/Recreation Space. Use landscaping and recreation space to enhance privacy of residents and neighboring properties. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.240)

15.510.640 Building Materials and Colors

Intent: Add visual interest and contribute to human scale through texture, color and detailing. Materials should be durable so that the development will continue to be an attractive part of the community over time.

A. Building Materials. Quality, durable materials that add visual interest shall be used in building design.

B. Color and Material Variation. Color and materials shall be varied in projects as follows:

1. Colors and materials shall be used to visually reduce the size of buildings that are larger than others in the neighborhood, through:

a. Contrasting trim detailing; and

b. Contrasting shades or colors to distinguish the ground from upper floors, or one (1) section of building from another.

2. Multi-Building Projects. In multi-building projects, colors or materials shall be varied from structure to structure to differentiate between buildings, and provide variety and individuality. (Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.260)

15.510.700 Multi-Family and Mixed Use Projects in the Overlay Districts and CB-C, UH-UCR and O/CM Zones

Purpose: To define standards for multi-family and residential mixed use properties in the City Center, Angle Lake Station Area, and South 154th Street Station Area overlay districts, and outside of the overlay districts in the CB-C, UH-UCR and O/CM zones.

An additional purpose is to ensure that multi-family and mixed use developments within the overlay districts and higher density zones are subject to the same quality and compatibility standards outlined in this chapter unless the specific purposes of requirements within the overlay districts or Chapter 15.515 SMC, Special Design Standards for the RBX, CB-C, UH-UCR and O/CM Zones, create a need for a modified standard.

A. The following requirements shall supersede or be in addition to the multi-family standards contained in this chapter.

B. Commercial Open Space Requirements in Mixed Use Projects in the Overlay Districts. For residential mixed use development in the overlay districts, the commercial open space required per the overlay district standards shall be located adjacent to the commercial/nonresidential uses.

1. Waiving Commercial Open Space Requirements. Commercial open space requirements may be waived for ground floor retail or service uses at the discretion of the Director to encourage the inclusion of retail and service uses that will serve the multi-family development and immediate neighborhood. The commercial open space requirement shall not be waived for ground floor uses such as hotel/motel and other commercial uses that generate significant demand for open space.

C. City Center Overlay District. The following City Center Overlay District standards shall apply to all multi-family projects and residential mixed use projects in the designated City Center:

APPLICABLE STANDARDS
Projects in the City Center
Circulation	SMC 15.300.100 – 15.300.110	Vehicular circulation requirements
Site Planning	SMC 15.300.200	Building orientation
	SMC 15.300.210	Building placement/setbacks
	SMC 15.300.220	Abutting two or more streets
	SMC 15.300.230	Relation to adjacent development
	SMC 15.300.250	Layout of streetfront pedestrian zone
Parking	SMC 15.300.400 – 15.300.460	City Center parking standards
Additional Requirements for Residential Mixed Use Projects in the City Center
Open Space	SMC 15.300.300 – 15.300.320 SMC 15.300.330 – 15.300.340	Commercial (publicly accessible) open space requirements
Building Design	SMC 15.300.610 SMC 15.300.620	Required for nonresidential components: • Street level design • Pedestrian building entries
Mixed Use Requirements	SMC 15.300.700 – 15.300.730	Mixed use requirements

D. South 154th Street Station Area Overlay District. The following South 154th Street Station Area Overlay District standards shall apply to all multi-family and residential mixed use projects in the designated South 154th Street Station Area:

APPLICABLE STANDARDS
Projects in the South 154th Street Station Area
Pedestrian-Oriented Uses	SMC 15.305.057	Pedestrian-oriented use requirements
Vehicular Circulation	SMC 15.305.100 – 15.305.110	Vehicular circulation requirements
Site Planning	SMC 15.305.200	Building orientation
	SMC 15.305.210	Building placement and pedestrian zone
	SMC 15.305.220	Abutting two or more frontages
Parking	SMC 15.305.400 – 15.305.460	South 154th Street Station Area parking standards
Landscaping	SMC 15.305.500(C)(2) – (C)(3)	Surface parking lot landscaping requirements
Additional Requirements for Residential Mixed Use Projects in the South 154th Street Station Area
Building Design	SMC 15.305.610 SMC 15.305.620	Required for nonresidential components: • Street level design • Pedestrian building entries
Open Space	SMC 15.305.300 – 15.305.330	Commercial (publicly accessible) open space requirements
Mixed Use Requirements	SMC 15.305.700 – 15.305.710	Mixed use requirements

E. Angle Lake Station Area Overlay District. The following Angle Lake Station Area Overlay District standards shall apply to all multi-family and residential mixed use projects in the designated Angle Lake Station Area:

APPLICABLE STANDARDS
Projects in the Angle Lake Station Area
Circulation	SMC 15.310.100 – 15.310.110	Vehicular circulation requirements
Site Planning	SMC 15.310.200	Building orientation
	SMC 15.310.210	Building placement/setbacks
	SMC 15.310.220	Abutting two or more streets
	SMC 15.310.250	Layout of streetfront pedestrian zone
Parking	SMC 15.310.400 – 15.310.460	Angle Lake Station Area parking standards
Landscaping	SMC 15.310.500(B)(2) – (B)(3)	Surface parking lot landscaping requirements
Additional Requirements for Residential Mixed Use Projects in the Angle Lake Station Area
Open Space	SMC 15.310.300 – 15.310.320	Commercial (publicly accessible) open space requirements
Building Design	SMC 15.310.610 – 15.310.620	Required for nonresidential components: • Street level design • Pedestrian building entries
Mixed Use Requirements	SMC 15.310.700 – 15.310.730	Mixed use requirements

F. CB-C, UH-UCR and O/CM Zones Outside of Overlay Districts. The following standards from Chapter 15.515 SMC, Special Design Standards for the RBX, CB-C, UH-UCR and O/CM Zones, shall apply to all multi-family and residential mixed use projects in the CB-C, UH-UCR and O/CM Zones outside of overlay districts:

APPLICABLE STANDARDS
Projects in the CB-C, UH-UCR and O/CM Zones
Maximum Front Yard Setback Requirements	SMC 15.515.200(A)	Abutting two or more streets Through lots Exceptions and waiving requirements
Building Placement	SMC 15.515.200(B)	Building placement
Parking in UH-UCR Zone	SMC 15.515.200(D)	Minimum parking standards for UH-UCR zone
Additional Requirements for Residential Mixed Use Projects in the CB-C, UH-UCR and O/CM Zones
Landscaping	SMC 15.515.200(C)	Street frontage landscaping modifications

(Ord. 18-1029 § 1; Ord. 16-1009 §§ 6, 16; Ord. 15-1018 § 1. Formerly 15.510.800, 15.510.810)

15.510.800 Incentives

Purpose: To encourage types of development that are beneficial for the community, or for which there is a particular need.

Application of Incentives

Intent: Support the combination of multiple incentives while placing a cap on the total percentage of incentives that keeps the maximum density within a reasonable limit of the underlying zone.

A. The number of allowed units in a development may be increased for incorporation of the incentives in this section.

1. Maximum Density Incentive. The maximum density incentive that may be achieved through the application of multiple incentives is a thirty percent (30%) increase in the base number of permitted units.

2. Maximum Height Incentive. The maximum height incentive that may be achieved through the application of multiple incentives is a fifteen (15) foot increase in the maximum building height identified in SMC 15.400.100, Residential Standards Chart, and 15.400.200, Commercial, Industrial, Park Standards Chart.

a. An incentive used to obtain additional height in this chapter may not be used to obtain additional density.

3. Combining Incentives. Density incentives as specified in Chapter 15.425 SMC, Development Incentives, may be combined with these incentives, but the total of all incentives may not exceed a thirty percent (30%) increase in the base number of permitted units. The bonuses shall be on a building-by-building basis and are not transferable from one (1) building to another.

B. Multi-Family Development Incentives.

BENEFIT	DEVELOPMENT INCENTIVE
SENIOR HOUSING Intent: Encourage the provision of senior housing within the community to allow for a variety of housing options to aging persons as their family size and housing needs change. This incentive is not applicable to projects whose sole purpose is housing intended for seniors (age fifty-five (55) years or older) (i.e., adult family homes, assisted living facilities, continuing care retirement communities, retirement apartments, convalescent center/nursing homes, etc.).	Density Bonus. A twenty percent (20%) increase in the allowed number of units shall be permitted when a minimum of thirty-five percent (35%) of the units within the project are reserved as assisted living units or retirement apartments. Height Bonus. A ten (10) foot increase in the maximum allowed height shall be permitted when a minimum of thirty-five percent (35%) of the units within the project are reserved as assisted living units or retirement apartments.
MIXTURE OF UNIT SIZES Intent: Promote a mixture of unit sizes within a development, in order to encourage the presence of residents during the daytime. Larger units typically house families, where an adult may be present during the daytime. Having a mixture of unit sizes can contribute to a more secure community.	Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted with a mixture of unit sizes in a development with at least thirty-five percent (35%) of the units being two (2) bedroom or larger. Height Bonus. A five (5) foot increase in the allowed height shall be permitted with a mixture of unit sizes in a development with at least thirty-five percent (35%) of the units being two (2) bedroom or larger.
CONDOMINIUM/OWNER-OCCUPIED HOUSING Intent: Encourage units to be constructed as condominiums, and remain owner-occupied through codes, conditions, and restrictions (CCRs) or other restrictive covenants, contributing to a sense of ownership, investment in the community, and stability in the resident population of multi-family areas.	Density Bonus. A thirty percent (30%) increase in the allowed number of units shall be permitted for a condominium development, where the codes, conditions, and restrictions (CCRs) of the homeowners’ association or other restrictive covenants are set up to maintain home ownership within the development and restrict the number of units that may be used as rental properties. CCRs shall be reviewed and approved by the Director prior to recording to ensure this provision cannot be modified or eliminated. Height Bonus. A fifteen (15) foot increase in the allowed building height shall be permitted for a condominium development, where the codes, conditions, and restrictions (CCRs) of the homeowners’ association or other restrictive covenants are set up to maintain home ownership within the condominium and restrict the number of units that may be used as rental units. CCRs shall be reviewed and approved by the Director prior to recording to ensure this provision cannot be modified or eliminated.
UNDERGROUND PARKING Intent: Promote the placement of parking underground in order to facilitate urban spaces, pedestrian orientation, and greater efficiency in use of land for housing and open space.	Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted for developments where a minimum of seventy-five percent (75%) of the parking is placed underground. Height Bonus. A five (5) foot increase in the allowed building height shall be permitted for developments where a minimum of twenty-five percent (25%) of the parking is placed underground.
OUTDOOR RECREATION SPACE Intent: Encourage the placement of additional recreation space throughout multi-family developments in order to enhance outdoor recreational opportunities for residents.	Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted when at least fifteen percent (15%) additional outdoor recreation space over what is required is provided within a multi-family development. Height Bonus. A five (5) foot increase in the allowed building height shall be permitted when at least fifteen percent (15%) additional outdoor recreation space over what is required is provided within a multi-family development.
ARCHITECTURAL DESIGN Intent: Promote enhanced building layout and design in multi-family buildings through the incorporation of additional design elements and features. The enhanced design elements shall consist of the following: 1. Incorporate all methods of facade variation identified in SMC 15.510.620(B). 2. Incorporate three (3) or more roofline variations identified in SMC 15.510.620(F).	Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted when additional building design is provided within a multi-family development. Height Bonus. A five (5) foot increase in the allowed building height shall be permitted when additional building design is provided within a multi-family development.

BENEFIT

DEVELOPMENT INCENTIVE

SENIOR HOUSING

Intent: Encourage the provision of senior housing within the community to allow for a variety of housing options to aging persons as their family size and housing needs change. This incentive is not applicable to projects whose sole purpose is housing intended for seniors (age fifty-five (55) years or older) (i.e., adult family homes, assisted living facilities, continuing care retirement communities, retirement apartments, convalescent center/nursing homes, etc.).

Density Bonus. A twenty percent (20%) increase in the allowed number of units shall be permitted when a minimum of thirty-five percent (35%) of the units within the project are reserved as assisted living units or retirement apartments.

Height Bonus. A ten (10) foot increase in the maximum allowed height shall be permitted when a minimum of thirty-five percent (35%) of the units within the project are reserved as assisted living units or retirement apartments.

MIXTURE OF UNIT SIZES

Intent: Promote a mixture of unit sizes within a development, in order to encourage the presence of residents during the daytime. Larger units typically house families, where an adult may be present during the daytime. Having a mixture of unit sizes can contribute to a more secure community.

Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted with a mixture of unit sizes in a development with at least thirty-five percent (35%) of the units being two (2) bedroom or larger.

Height Bonus. A five (5) foot increase in the allowed height shall be permitted with a mixture of unit sizes in a development with at least thirty-five percent (35%) of the units being two (2) bedroom or larger.

CONDOMINIUM/OWNER-OCCUPIED HOUSING

Intent: Encourage units to be constructed as condominiums, and remain owner-occupied through codes, conditions, and restrictions (CCRs) or other restrictive covenants, contributing to a sense of ownership, investment in the community, and stability in the resident population of multi-family areas.

Density Bonus. A thirty percent (30%) increase in the allowed number of units shall be permitted for a condominium development, where the codes, conditions, and restrictions (CCRs) of the homeowners’ association or other restrictive covenants are set up to maintain home ownership within the development and restrict the number of units that may be used as rental properties. CCRs shall be reviewed and approved by the Director prior to recording to ensure this provision cannot be modified or eliminated.

Height Bonus. A fifteen (15) foot increase in the allowed building height shall be permitted for a condominium development, where the codes, conditions, and restrictions (CCRs) of the homeowners’ association or other restrictive covenants are set up to maintain home ownership within the condominium and restrict the number of units that may be used as rental units. CCRs shall be reviewed and approved by the Director prior to recording to ensure this provision cannot be modified or eliminated.

UNDERGROUND PARKING

Intent: Promote the placement of parking underground in order to facilitate urban spaces, pedestrian orientation, and greater efficiency in use of land for housing and open space.

Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted for developments where a minimum of seventy-five percent (75%) of the parking is placed underground.

Height Bonus. A five (5) foot increase in the allowed building height shall be permitted for developments where a minimum of twenty-five percent (25%) of the parking is placed underground.

OUTDOOR RECREATION SPACE

Intent: Encourage the placement of additional recreation space throughout multi-family developments in order to enhance outdoor recreational opportunities for residents.

Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted when at least fifteen percent (15%) additional outdoor recreation space over what is required is provided within a multi-family development.

Height Bonus. A five (5) foot increase in the allowed building height shall be permitted when at least fifteen percent (15%) additional outdoor recreation space over what is required is provided within a multi-family development.

ARCHITECTURAL DESIGN

Intent: Promote enhanced building layout and design in multi-family buildings through the incorporation of additional design elements and features.

The enhanced design elements shall consist of the following:

1. Incorporate all methods of facade variation identified in SMC 15.510.620(B).

2. Incorporate three (3) or more roofline variations identified in SMC 15.510.620(F).

Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted when additional building design is provided within a multi-family development.

Height Bonus. A five (5) foot increase in the allowed building height shall be permitted when additional building design is provided within a multi-family development.

(Ord. 18-1029 § 1; Ord. 15-1018 § 1. Formerly 15.510.700 – 15.510.770)