City of aurora standard details

City of aurora standard details DEFAULT

Chapter 20.50
General Development Standards

Sections:

Subchapter 1.    Dimensions and Density for Development

20.50.010    Purpose.

20.50.020    Dimensional requirements.

20.50.021    Transition areas.

20.50.030    Lot width and lot area – Measurements.

20.50.040    Setbacks – Designation and measurement.

20.50.050    Building height – Standards.

Subchapter 2.    Single-Family Detached Residential Design

20.50.060    Purpose.

20.50.070    Site planning – Front yard setback – Standards.

20.50.080    Site planning – Rear and side yard setbacks – Standards.

20.50.090    Repealed.

20.50.100    Location of accessory structures within required yard setbacks – Standards.

20.50.110    Fences and walls – Standards.

20.50.115    Lighting – Standards.

Subchapter 3.    Single-Family Attached Residential Design

20.50.120    Purpose.

20.50.130    Administrative design review.

20.50.140    Thresholds – Required site improvements.

20.50.150    Overlapping standards.

20.50.160    Site design – Standards.

20.50.170    Building design – Standards.

20.50.180    Outdoor lighting – Standards.

20.50.190    Fences and walls – Standards.

Subchapter 4.    Commercial and Multifamily Zone Design

20.50.220    Purpose.

20.50.225    Administrative design review.

20.50.230    Threshold – Required site improvements.

20.50.233    Threshold – Required building design.

20.50.235    Site planning – Setbacks – Standards.

20.50.240    Site design.

20.50.250    Building design.

Subchapter 5.    Tree Conservation, Land Clearing and Site Grading Standards

20.50.290    Purpose.

20.50.300    General requirements.

20.50.310    Exemptions from permit.

20.50.320    Specific activities subject to the provisions of this subchapter.

20.50.330    Project review and approval.

20.50.340    Basic operating conditions and standards of performance.

20.50.350    Development standards for clearing activities.

20.50.360    Tree replacement and site restoration.

20.50.370    Tree protection standards.

Subchapter 6.    Parking, Access and Circulation

20.50.380    Purpose.

20.50.385    Repealed.

20.50.390    Minimum off-street parking requirements – Standards.

20.50.400    Reductions to minimum parking requirements.

20.50.410    Parking design standards.

20.50.420    Vehicle access and circulation – Standards.

20.50.430    Repealed.

20.50.440    Bicycle facilities – Standards.

Subchapter 7.    Landscaping

20.50.450    Purpose.

20.50.455    Repealed.

20.50.457    Administrative design review.

20.50.460    Landscaping – Types of landscaping screens – Standards.

20.50.470    Street frontage landscaping for parking lots.

20.50.480    Street trees and landscaping within the right-of-way – Standards.

20.50.485    Front facade landscaping, single-family attached and mixed single-family attached developments – Standards.

20.50.490    Landscaping along interior lot line – Standards.

20.50.500    Internal landscaping for parking area.

20.50.510    Alternative landscape design.

20.50.520    General standards for landscape installation and maintenance.

Subchapter 8.    Signs

20.50.530    Purpose.

20.50.532    Permit required.

20.50.535    Repealed.

20.50.540    Sign design.

20.50.550    Prohibited signs.

20.50.560    Monument signs.

20.50.570    Building-mounted signs.

20.50.580    Under-awning signs.

20.50.590    Nonconforming signs.

20.50.600    Temporary signs.

20.50.610    Exempt signs.

20.50.620    Shoreline Place (Aurora Square Community Renewal Area) sign standards.

Subchapter 9.    Deep Green Incentive Program (DGIP)

20.50.630    Deep Green Incentive Program (DGIP).

Subchapter 1.

Dimensions and Density for Development

20.50.010 Purpose.

The purpose of this subchapter is to establish basic dimensional standards for development at a range of densities consistent with public health and safety and the adopted Comprehensive Plan.

The basic standards for development shall be implemented in conjunction with all applicable Code provisions. (Ord. 706 § 1 (Exh. A), 2015; Ord. 654 § 1 (Exh. 1), 2013; Ord. 238 Ch. V § 1(A), 2000).

20.50.020 Dimensional requirements.

A.    Table 20.50.020(1) – Densities and Dimensions in Residential Zones.

Note: Exceptions to the numerical standards in this table are noted in parentheses and described below.

Table 20.50.020(2) – Densities and Dimensions in Mixed Use Residential Zones.

Note: Exceptions to the numerical standards in this table are noted in parentheses and described below.

Exceptions to Table 20.50.020(1) and Table 20.50.020(2):

(1)    Repealed by Ord. 462.

(2)     These standards may be modified to allow unit lot developments, mixed single-family attached developments and zero lot line developments. Setback variations apply to internal lot lines only. Overall site must comply with setbacks, building coverage and hardscape limitations; limitations for individual lots may be modified.

(3)     For single-family detached development exceptions to front yard setback requirements, please see SMC 20.50.070.

(4)    For single-family detached development exceptions to rear and side yard setbacks, please see SMC 20.50.080.

(5)    For developments consisting of three or more dwellings located on a single parcel, the building setback shall be 15 feet along any property line abutting R-4 or R-6 zones. Please see SMC 20.50.160.

(6)    The maximum building coverage shall be 35 percent and the maximum hardscape area shall be 50 percent for single-family detached development located in the R-12 zone.

(7)    The base density for single-family detached dwellings on a single lot that is less than 14,400 square feet shall be calculated using a whole number, without rounding up, except when a single lot is divided by a zone boundary. Refer to subsection (D)(2)(a) of this section for calculation of density when a single lot is divided by a zone boundary.

(8)    For development on R-48 lots abutting R-12, R-18, R-24, R-48, NB, CB, MB, CZ and TC-1, 2 and 3 zoned lots, the maximum height allowed is 50 feet and may be increased to a maximum of 60 feet with the approval of a conditional use permit.

(9)    Base height for public and private K through 12 schools in all zoning districts except R-4 is 50 feet. Base height may be exceeded by gymnasiums to 55 feet and by theater fly spaces to 72 feet.

(10)     Dimensional standards in the MUR-70' zone may be modified with an approved development agreement.

(11)    The maximum allowable height in the MUR-70' zone is 140 feet with an approved development agreement.

(12)    Base height in the MUR-70' zone may be increased up to 80 feet when at least 10 percent of the significant trees on site are retained and up to 90 feet when at least 20 percent of the significant trees on site are retained.

(13)    All building facades in the MUR-70' zone fronting on any street shall be stepped back a minimum of 10 feet for that portion of the building above 45 feet in height. Alternatively, a building in the MUR-70' zone may be set back 10 feet at ground level instead of providing a 10-foot step-back at 45 feet in height. MUR-70' fronting on 185th Street shall be set back an additional 10 feet to use this alternative because the current 15-foot setback is planned for street dedication and widening of 185th Street.

(14)    The minimum lot area may be reduced proportional to the amount of land needed for dedication of facilities to the City as defined in Chapter 20.70 SMC.

(15)    The exact setback along 145th Street (Lake City Way to Fremont Avenue) and 185th Street (Fremont Avenue to 10th Avenue NE), up to the maximum described in Table 20.50.020(2), will be determined by the Public Works Department through a development application.

(16)    Base height may be exceeded by 15 feet for rooftop structures such as elevators, arbors, shelters, barbeque enclosures and other structures that provide open space amenities.

(17)    Single-family detached dwellings that do not meet the minimum density are permitted in the MUR-35' zone subject to the R-6 development standards.

(18)    The minimum front yard setback in the MUR-70' zone may be reduced to five feet on a nonarterial street if 20 percent of the significant trees on site are retained.

(19)    The maximum hardscape for public and private kindergarten through grade 12 schools is 75 percent.

(20)    Setback may be reduced to zero feet when a direct pedestrian connection is provided to adjacent light rail transit stations, light rail transit parking garages, transit park and ride lots, or transit access facilities.

Table 20.50.020(3) – Dimensions for Development in Commercial Zones

Note: Exceptions to the numerical standards in this table are noted in parentheses and described below.

Exceptions to Table 20.50.020(3):

(1)    Front yards may be used for outdoor display of vehicles to be sold or leased.

(2)    Front yard setbacks, when in transition areas (SMC 20.50.021(A)) shall be a minimum of 15 feet except on rights-of-way that are classified as principal arterials or when R-4, R-6, or R-8 zones have the Comprehensive Plan designation of Public Open Space.

(3)    The following structures may be erected above the height limits in all commercial zones:

a.    Roof structures housing or screening elevators, stairways, tanks, mechanical equipment required for building operation and maintenance, skylights, flagpoles, chimneys, utility lines, towers, and poles; provided, that no structure shall be erected more than 10 feet above the height limit of the district, whether such structure is attached or freestanding except as provided in subsection (3)(f) of these exceptions. WTF provisions (SMC 20.40.600) are not included in this exception.

b.    Parapets, firewalls, and railings shall be limited to four feet in height.

c.    Steeples, crosses, and spires when integrated as an architectural element of a building may be erected up to 18 feet above the base height of the district.

d.    Base height may be exceeded by gymnasiums to 55 feet and for theater fly spaces to 72 feet.

e.    Solar energy collector arrays, small scale wind turbines, or other renewable energy equipment have no height limits.

f.    Base height may be exceeded by 15 feet for rooftop structures such as elevators, arbors, shelters, barbeque enclosures and other structures that provide open space amenities and their access.

(4)    Site hardscape shall not include the following:

a.    Areas of the site or roof covered by solar photovoltaic arrays or solar thermal collectors.

b.    Intensive vegetative roofing systems.

(5)    The exact setback along 145th Street, up to the maximum described in Table 20.50.020(2), will be determined by the Public Works Department through a development application.

(6)    Base height may be exceeded by eight feet for properties that qualify for SMC 20.40.465(D) or 18 feet for properties that qualify under SMC 20.40.465(F)(1).

(7)    Maximum hardscape may be exceeded by an additional five percent for properties that qualify under SMC 20.40.465(F)(2).

B.    Base DensityCalculation. The base density for an individual site shall be calculated by multiplying the site area (in acres) by the applicable number of dwelling units. When calculation results in a fraction, the fraction shall be rounded to the nearest whole number as follows:

1.    Fractions of 0.50 and above shall be rounded up except for lots less than 14,400 square feet in R-6 zones. See Exception (7) to Table 20.50.020(1).

2.    Fractions below 0.50 shall be rounded down.

    Example #1 – R-6 zone, 2.3-acre site: 2.3 x 6 = 13.8
The base density for this site would be 14 dwelling units.

    Example #2 – R-24 zone, 2.3-acre site: 2.3 x 24 = 55.2
The base density for the site would be 55 dwelling units.

    Example #3 – R-6 zone, 13,999-square-foot site: (13,999/43,560 = .3214 acres) so .3214 X 6 = 1.92. The base density for single-family detached dwellings on this site would be one unit.

    Example #4 – R-6 zone, 14,400-square-foot site (14,400/43,560 = .331 acres) so .331 X 6 = 1.986. The base density for the site would be two units.

3.    For development in the MUR zones: minimum density calculations resulting in a fraction shall be rounded up to the next whole number.

C.    All areas of a site may be used in the calculation of base density (prior to any dedication for City facilities as required in Chapter 20.70 SMC), except that submerged lands shall not be credited toward base density calculations.

D.    When a lot is divided by a zone boundary, the following rules shall apply:

1.    When a lot contains both residential and nonresidential zoning, the zone boundary between the zones shall be considered a lot line for determining permitted building height and required setbacks on the site.

2.    When a lot contains residential zones of varying density, the following shall apply:

a.    Any residential density transfer within the lot shall be allowed from the portion with the lesser residential density to that of the greater residential density. The calculation of the transfer from the lesser residential density to the greater residential density shall be rounded as an aggregate number as demonstrated in the following examples:

    Example 1 – R-6 zone and R-8 zone; R-6 portion of the site: 0.55 acres; R-8 portion of the site: 0.90 acres.

    Calculation (0.55 X 6 = 3.3) + (0.9 X 8 = 7.2) = 10.5, which rounds up to 11.

    Conclusion: The base density for this site would be 11 dwelling units.

    Example 2 – R-8 zone and R-24 zone; R-8 portion of the site: 1.1 acres; R-24 zone portion of the site: 0.60 acres.

    Calculation: (1.1 X 8 = 8.8) + (0.60 X 24 = 14.4) = 23.2 which rounds down to 23.

    Conclusion: The base density for this site would be 23 dwelling units.

b.    Residential density transfer from the higher density zone to the lower density zone may be allowed only when:

•    

The transfer enhances the efficient use of needed infrastructure.

•    

The transfer contributes to preservation of critical areas, or other natural features; and

•    

The transfer does not result in significant adverse impacts to adjoining lower-density properties.

    Example: A development site is 3.8 acres. 1.5 acres is zoned R-12 and 2.3 acres is zoned R-24. The base density for the R-12 portion: 1.5 x 12 = 18 dwelling units, for the R-24 portion: 2.3 x 24 = 55.2 rounded to 55 dwelling units. The overall base density for the site is 18 + 55 = 73 dwelling units. (Ord. 930 § 1 (Exh. A-1), 2021; Ord. 907 § 1 (Exhs. A – C), 2020; Ord. 901 § 1 (Exh. A), 2020; Ord. 871 § 1 (Exh. A), 2020; Ord. 850 § 1 (Exh. A), 2019; Ord. 833 § 1 (Exh. A), 2018; Ord. 789 § 1 (Exh. A), 2018; Ord. 767 § 1 (Exh. A), 2017; Ord. 756 § 1 (Exh. A), 2016; Ord. 731 § 1 (Exh. A), 2015; Ord. 706 § 1 (Exh. A), 2015; Ord. 695 § 1 (Exh. A), 2014; Ord. 682 § 1 (Exh. A), 2014; Ord. 654 § 1 (Exh. 1), 2013; Ord. 560 § 4 (Exh. A), 2009; Ord. 536 § 1, 2009; Ord. 531 § 1 (Exh. 1), 2009; Ord. 500 § 1, 2008; Ord. 462 § 1, 2006; Ord. 439 § 1, 2006; Ord. 352 § 1, 2004; Ord. 299 § 1, 2002; Ord. 293 §§ 1,2, 2001; Ord. 266 § 1, 2001; Ord. 238 Ch. V § 1(B-1), 2000).

20.50.021 Transition areas.

Development in commercial zones NB, CB, MB and TC-1, 2 and 3, abutting or directly across street rights-of-way from R-4, R-6, or R-8 zones shall minimally meet the following transition area requirements:

A.    From abutting property, a 35-foot maximum building height for 25 feet horizontally from the required setback, then an additional 10 feet in height for the next 10 feet horizontally, and an additional 10 feet in height for each additional 10 horizontal feet up to the maximum height of the zone. From across street rights-of-way, a 35-foot maximum building height for 10 feet horizontally from the required building setback, then an additional 10 feet of height for the next 10 feet horizontally, and an additional 10 feet in height for each additional 10 horizontal feet, up to the maximum height allowed in the zone.

B.    Type I landscaping (SMC 20.50.460), significant tree preservation, and a solid, eight-foot, property line fence shall be required for transition area setbacks abutting R-4, R-6, or R-8 zones. Twenty percent of significant trees that are healthy without increasing the building setback shall be protected per SMC 20.50.370. The landscape area shall be a recorded easement that requires plant replacement as needed to meet Type I landscaping and required significant trees. Utility easements parallel to the required landscape area shall not encroach into the landscape area. Type II landscaping shall be required for transition area setbacks abutting rights-of-way directly across from R-4, R-6 or R-8 zones. Required tree species shall be selected to grow a minimum height of 50 feet.

C.    All vehicular access to proposed development in nonresidential zones shall be from arterial classified streets, unless determined by the Director of Public Works to be technically not feasible or in conflict with State law addressing access to State highways. All developments in commercial zones shall conduct a transportation impact analysis per the Engineering Development Manual. Developments that create additional traffic that is projected to use nonarterial streets may be required to install appropriate traffic-calming measures. These additional measures will be identified and approved by the City’s Traffic Engineer.

D.    For development within the Aurora Square Community Renewal Area, maximum building height of 35 feet within the first 10 feet horizontally from the front yard setback line. No additional upper-story setback required. (Ord. 789 § 1 (Exh. A), 2018; Ord. 767 § 1 (Exh. A), 2017; Ord. 706 § 1 (Exh. A), 2015; Ord. 654 § 1 (Exh. 1), 2013; Ord. 609 § 10, 2011; Ord. 560 § 1 (Exh. A), 2009).

20.50.030 Lot width and lot area – Measurements.

A.    Lot width shall be measured by scaling a circle within the boundaries of the lot; provided, that any easement shall not be included within the circle.

Figure 20.50.030(A): Lot width measurement example.

B.    The lot area is the total horizontal land area contained within the boundaries of the lot. The minimum lot area is required to qualify as a building site. (Ord. 581 § 1 (Exh. 1), 2010; Ord. 238 Ch. V § 1(B-2), 2000).

20.50.040 Setbacks – Designation and measurement.

A.    The front yard setback is a required distance between the front property line to a building line (line parallel to the front line), measured across the full width of the lot.

    Front yard setback on irregular lots or on interior lots fronting on a dead-end private access road shall be designated by the Director.

B.    Each lot must contain only one front yard setback and one rear yard setback except lots abutting two or more streets, as illustrated in the Shoreline Development Code Figure 20.50.040(C).

C.    The rear and side yard setbacks shall be defined in relation to the designated front yard setback.

Figure 20.50.040(C): Examples of lots and required yards.

D.    The rear yard setback is a required distance from the rear lot line to a line parallel to and measured perpendicularly from the rear lot line. (Rear lot line is the line opposite and/or most distant from the front line.)

E.    The side yard setback is a distance measured from any side lot line to a line parallel to that line and that extends from the front yard setback line to the rear yard, front yard (on corner lots), or another side yard setback line.

F.    Allowance for Optional Aggregate Setback. For lots with unusual geometry, flag lots with undesignated setbacks, or site conditions, such as critical areas, an existing cluster of significant trees, or other unique natural or historic features that should be preserved without disturbance, the City may reduce the individual required setbacks; however, the total of setbacks shall be no less than the sum of the minimum front yard, rear yard, and side yards setbacks. In order to exercise this option, the City must determine that a public benefit is gained by relaxing any setback standard. The following criteria shall apply:

1.    No rear or side yard setback shall be less than five feet.

2.    The front yard setback adjacent to the street shall be no less than 15 feet in R-4 and R-6 zones. (See Exception 20.50.070(1).)

Figure 20.50.040(F): Example of optional aggregate setback to preserve a cluster of significant trees.

G.    Setbacks – Adjoining Half-Street or Designated Arterial.

1.    In addition to providing the required yard setback, a lot adjoining a half-street or designated arterial shall provide additional width of yard setback sufficient to accommodate construction of the planned half-street or arterial.

H.    Setbacks from Regional Utility Corridors.

1.    In subdivisions and short subdivisions, areas used as regional utility corridors shall be contained in separate tracts.

2.    In other types of land development permits, easements shall be used to delineate such corridors.

3.    All buildings and structures shall maintain a minimum distance of five feet from property or easement lines delineating the boundary of regional utility corridors, except for utility structures necessary to the operation of the utility corridor.

I.    Projections into Setback.

1.    Projections may extend into required yard setbacks as follows, except that no projections shall be allowed into any five-foot yard setback except:

a.    Gutters;

b.    Fixtures not exceeding three square feet in area (e.g., overflow pipes for sprinkler and hot water tanks, gas and electric meters, alarm systems, and air duct termination; i.e., dryer, bathroom, and kitchens); or

c.    On-site drainage systems.

d.    Where allowed by the International Building Code and International Fire Code minimum fire separation distance requirements, required yard setback distance from adjacent property lines may be decreased by a maximum of four inches for the sole purpose of adding insulation to the exterior of the existing building structural frame. Existing buildings not conforming to development standards shall not extend into required yard setback more than what would be allowed for a conforming structure under this exception.

e.    Rain barrels, cisterns and other rainwater catchment systems may extend into a required yard setback according to the following:

i.    Cisterns, rain barrels or other rainwater catchment systems no greater than 600 gallons shall be allowed to encroach into a required yard setback if each cistern is less than four feet wide and less than four and one-half feet tall excluding piping.

ii.    Cisterns or rainwater catchment systems larger than 600 gallons may be permitted in required yard setbacks provided that they do not exceed 10 percent coverage in any required yard setback, and they are not located closer than two and one-half feet from a side or rear lot line, or 15 feet from the front lot line. If located in a front yard setback, materials and design must be compatible with the architectural style of the building which it serves, or otherwise adequately screened, as determined by the Director.

iii.    Cisterns may not impede requirements for lighting, open space, fire protection or egress.

2.    Fireplace structures, bay or garden windows, balconies (including Juliet balconies), enclosed stair landings, closets, or similar structures may project into required setbacks, except into any five-foot yard required setback, provided such projections are:

a.    Limited to two per facade;

b.    Not wider than 10 feet;

c.    Not more than 24 inches into a side yard setback; or

d.    Not more than 30 inches into a front and rear yard setback.

3.    Eaves shall not project:

a.    Into a required five-foot setback;

b.    More than 36 inches into front and rear yard required setbacks.

    Exception SMC 20.50.040(I)(3): When adjoining a legal, nonconforming eave, a new eave may project up to 20 percent into the required setback or may match the extent of the legal, nonconforming eave, whichever is less. Single-family attached and mixed single-family attached developments subject to Subchapter 3 may have eaves encroach up to 18 inches into a required five-foot setback.

4.    Uncovered porches and decks not exceeding 18 inches above the finished grade may project to the front, rear, and side property lines.

5.    Uncovered porches and decks, which exceed 18 inches above the finished grade, may project five feet into the required front, rear and side yard setbacks but not within five feet of a property line.

6.    Entrances with covered but unenclosed porches may project up to 60 square feet into the front and rear yard setback, but shall not be allowed into any five-foot yard setback.

7.    For the purpose of retrofitting an existing residence, uncovered building stairs or ramps no more than 44 inches wide may project to the property line subject to right-of-way sight distance requirements.

8.    Landscape structures are allowed in required yard setbacks if they meet the following provisions:

a.    No more than a 40-square-foot footprint, including eaves;

b.    A maximum height of eight feet;

c.    All sides shall be at least 50 percent open, or, if latticework is used, there shall be a minimum opening of two inches between crosspieces;

d.    Vegetation supported by a landscape structure may grow over the maximum height, subject to the sight clearance provisions in the Engineering Development Manual.

9.    No projections are allowed into a regional utility corridor.

10.    No projections are allowed into an access easement. (Ord. 907 § 1 (Exh. B), 2020; Ord. 871 § 1 (Exh. A), 2020; Ord. 850 § 1 (Exh. A), 2019; Ord. 789 § 1 (Exh. A), 2018; Ord. 767 § 1 (Exh. A), 2017; Ord. 724 § 1 (Exh. A), 2015; Ord. 663 § 1 (Exh. 1), 2013; Ord. 581 § 1 (Exh. 1), 2010; Ord. 515 § 1, 2008; Ord. 469 § 1, 2007; Ord. 352 § 1, 2004; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 1(B-3), 2000).

20.50.050 Building height – Standards.

The base height for all structures shall be measured from the average existing grade to the highest point of the roof. The average existing grade shall be determined by first delineating the smallest rectangle which can enclose the building and then averaging the elevations taken at the midpoint of each side of the rectangle; provided, that the measured elevations do not include berms.

Exception 20.50.050(1): The ridge of a pitched roof on the principal house in R-4 and R-6 zones may extend up to 35 feet; provided, that all parts of the roof above 30 feet must be pitched at a rate of not less than three to 12.

Exception 20.50.050(2): The ridge of a pitched roof on the building in the R-18 through R-48 zones may extend up to 40 feet; provided, that all parts of the roof above 35 feet must be pitched at a rate of not less than four to 12. (For further exceptions to height limits in the R-48 zone, see Exceptions 20.50.020(8) and (9).)

Exception 20.50.050(3): The following structures may be erected above the height limits in residential zones:

•    Roof structures housing or screening elevators, stairways, tanks, ventilating fans, or similar equipment required for building operation and maintenance;

•    Renewable energy systems such as solar collectors and small scale wind generators are allowed an additional 15 feet above the height limit of the zone when camouflaged to the greatest extent possible;

•    Fire or parapet walls, skylights, flagpoles, chimneys, and utility line towers and poles; and

•    Steeples, crosses, and spires when integrated as an architectural element of a building.

•    The maximum allowable roof height may be increased by eight inches, only for the purpose of adding insulation to the exterior of the existing building structural frame. Existing buildings not conforming to development standards shall not exceed the maximum allowable height limit by more than what would be allowed for a conforming structure under this exception. The Director may prohibit additional roof height encroachments in view-sensitive areas. (Ord. 669 § 1 (Exh. A), 2013; Ord. 663 § 1 (Exh. 1), 2013; Ord. 352 § 1, 2004; Ord. 238 Ch. V § 1(B-4), 2000).

 

Subchapter 2.

Single-Family Detached Residential Design

20.50.060 Purpose.

The purpose of this subchapter is to establish design standards for single-family detached residential development as follows:

A.    To ensure that the physical characteristics of new houses through infill development are compatible with the character and scale of surrounding area, and provide adequate light, air, privacy, and open space for each house.

B.    To establish a well-defined single-family residential streetscape by setting back houses for a depth that allows for landscaped front yard.

C.    To reduce the visual impact of garages from the street views. (Ord. 238 Ch. V § 2(A), 2000).

20.50.070 Site planning – Front yard setback – Standards.

The front yard setback requirements are specified in Subchapter 1 of this chapter, Dimensions and Density for Development, except as provided for below.

For individual garage or carport units, at least 20 linear feet of driveway shall be provided between any garage, carport entrance and the property line abutting the street, measured along the centerline of the driveway.

Exception 20.50.070(1): The front yard setback may be reduced to the average front setback of the two adjacent lots, provided the applicant demonstrates by survey that the average setback of adjacent houses is less than 20 feet. However, in no case shall an averaged setback of less than 15 feet be allowed. If the subject lot is a corner lot, the setback may be reduced to the average setback of the lot abutting the proposed house on the same street and the 20 feet required setback. (This provision shall not be construed as requiring a greater front yard setback than 20 feet.)

Figure Exception to 20.50.070(1): Minimum front yard setback (c) may be reduced to the average setback of houses located on adjacent lots (a and b).

Calculation: c (min) = (a +b) / 2.

Exception 20.50.070(2): The required front yard setback may be reduced to 15 feet provided there is no curb cut or driveway on the street and vehicle access is from another street or an alley.

(Ord. 767 § 1 (Exh. A), 2017; Ord. 515 § 1, 2008; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 2(B-1), 2000).

20.50.080 Site planning – Rear and side yard setbacks – Standards.

A.    The rear yard setback requirements are specified in Subchapter 1 of this chapter, Dimensional and Density Standards for Residential Development, except as provided for below.

Exception to 20.50.080(A)(1): If the rear yard faces on an alley, the rear yard may be reduced to 10 feet, provided automobile access is the alley.

Figure Exception to 20.50.080(A)(1): Setting the garage back 10’ from the alley reduces the garage’s impacts to the street front and allows for parallel parking in front of the garage.

B.    Repealed by Ord. 907.

(Ord. 907 § 1 (Exh. A), 2020; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 2(B-2), 2000).

20.50.090 Additions to existing single-family house – Standards.

Repealed by Ord. 767. (Ord. 695 § 1 (Exh. A), 2014; Ord. 238 Ch. V § 2(B-3), 2000).

20.50.100 Location of accessory structures within required yard setbacks – Standards.

A.    No accessory structure shall be located within any required setback.

B.    Prohibited Structures. Shipping containers are prohibited within any parcel.

Exception 20.50.100(1): One uninhabited freestanding structure less than 10 feet high and 200 square feet in footprint area, such as a storage shed or greenhouse, may be located within the required rear or side yard setback. This structure shall retain a fire separation distance as specified in adopted building codes.

Exception 20.50.100(2): If the accessory structure, which is less than 200 square feet in footprint and less than 10 feet high, is located in the side yard, such structure shall be set back at least five feet further than the house from any street.

Figure Exception to 20.50.100(2): Permitted location of small accessory structure in side yard.

(Ord. 789 § 1 (Exh. A), 2018; Ord. 406 § 1, 2006; Ord. 238 Ch. V § 2(B-4), 2000).

20.50.110 Fences and walls – Standards.

A.     The maximum height of fences located along a property line shall be six feet, subject to the sight clearance provisions in the Engineering Development Manual. (Note: The recommended maximum height of fences and walls located between the front yard building setback line and the front property line is three feet, six inches high.)

B.     All electric, razor wire, and barbed wire fences are prohibited.

C.     The height of a fence located on a retaining wall shall be measured from the finished grade at the top of the wall to the top of the fence. The overall height of the fence located on the wall shall be a maximum of six feet. (Ord. 767 § 1 (Exh. A), 2017; Ord. 581 § 1 (Exh. 1), 2010; Ord. 406 § 1, 2006; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 2(B-5), 2000).

20.50.115 Lighting – Standards.

A.    Light Trespass Standard. Any lighting shall be non-glare and shielded to minimize direct illumination of abutting properties and adjacent streets. All light fixtures shall be located, aimed or shielded so as to minimize stray light trespassing across property lines. The light source (lamp or bulb) in a fixture must be shielded such that the light source is not directly visible from other properties or the public right-of-way.

B.    Prohibited Lighting. The following types of lighting are prohibited:

1.    Outdoor floodlighting by floodlight projection above the horizontal plane.

2.    Search lights, laser source lights, or any similar high intensity light.

3.    Any flashing, blinking, rotating or strobe light illumination device located on the exterior of a building or on the inside of a window which is visible beyond the boundaries of the lot or parcel.

Exemptions:

1.    Lighting required for emergency response by police, fire, or medical personnel (vehicle lights and accident/crime scene lighting).

2.    Lighting in swimming pools and other water features governed by Article 680 of the National Electrical Code.

3.    Signs and sign lighting regulated by Chapter 20.50 SMC, Subchapter 8.

4.    Holiday and event lighting (except for outdoor searchlights and strobes).

5.    Sports and field lighting.

6.    Lighting triggered by an automatic emergency or security alarm system.

Examples of Fixtures

(Ord. 663 § 1 (Exh. 1), 2013; Ord. 299 § 1, 2002).

Subchapter 3.

Single-Family Attached Residential Design

20.50.120 Purpose.

The purpose of this subchapter is to establish standards for single-family attached and mixed single-family attached development, excluding lots proposing one duplex building when one unit is located over the other unit, in all zones except R-4, R-6 and neighborhood business (NB). All mixed single-family developments shall meet the design standards contained in this subchapter. Standards that are not addressed in this subchapter will be supplemented by the standards in the remainder of Chapter 20.50 SMC. In the event of a conflict, the standards of this subchapter shall prevail. The purposes of this subchapter are as follows:

A.    To encourage development of attractive residential areas that are compatible when considered within the context of the surrounding area.

B.    To enhance the aesthetic appeal of new single-family attached buildings by encouraging high quality, creative and innovative site and building design.

C.    To meet the recreation needs of project residents by providing open spaces within the project site.

D.    To provide safe routes for pedestrians to onsite vehicle parking, building entries, and between buildings.

E.    To emphasize quality building articulation, detailing, and durable materials, which add visual interest for pedestrians.

F.    Encourage coordinated and functional elements of development, including buildings, landscaping, parking, site access and circulation, and outdoor space. (Ord. 871 § 1 (Exh. A), 2020; Ord. 850 § 1 (Exh. A), 2019; Ord. 756 § 1 (Exh. A), 2016; Ord. 706 § 1 (Exh. A), 2015; Ord. 654 § 1 (Exh. 1), 2013; Ord. 238 Ch. V § 3(A), 2000).

20.50.130 Administrative design review.

Administrative design review approval under SMC 20.30.297 is required for all development applications that propose departures from the design standards contained in this subchapter. (Ord. 871 § 1 (Exh. A), 2020; Ord. 850 § 1 (Exh. A), 2019. Formerly 20.50.122).

20.50.140 Thresholds – Required site improvements.

The purpose of this section is to determine how and when the provisions for full site improvement standards apply to a development application for single-family attached development and mixed single-family attached development. Full site improvement standards for signs, parking, lighting and landscaping shall be required:

A.    When building construction valuation for a permit exceeds 50 percent of the current County assessed or an appraised valuation of all existing land and structure(s) on the parcel. This shall include all structures on other parcels if the building under permit review extends into other parcels; or

B.    When aggregate building construction valuations for issued permits, within any cumulative five-year period, exceed 50 percent of the County assessed or an appraised value of the existing land and structure(s) at the time of the first issued permit. (Ord. 871 § 1 (Exh. A), 2020; Ord. 756 § 1 (Exh. A), 2016; Ord. 706 § 1 (Exh. A), 2015; Ord. 654 § 1 (Exh. 1), 2013; Ord. 581 § 1 (Exh. 1), 2010; Ord. 515 § 1, 2008; Ord. 299 § 1, 2002. Formerly 20.50.125).

20.50.150 Overlapping standards.

Site design standards for on-site landscaping, walkways, public access easements, and outdoor space may be overlapped if their separate, minimum dimensions and functions are not diminished. (Ord. 871 § 1 (Exh. A), 2020).

20.50.160 Site design – Standards.

A.    Setbacks. For developments consisting of three or more units located on a single parcel, the setback shall be 15 feet along any property line abutting R-4 or R-6 zones.

B.    Parking.

1.    For units with individual garages, at least 20 linear feet of driveway shall be provided between any garage entrance and the property line abutting the public right-of-way, measured along the centerline of the driveway.

Minimum Linear Distance Illustration

2.    Surface parking shall be located behind or to the side of buildings.

Surface Parking Illustration

3.    Carports are prohibited.

C.    Site Configuration. At least 40 percent of units within a site shall be located between the front property line and a 25-foot distance from the front property line, with the front facade of the unit(s) oriented towards the public right-of-way, to create a “street wall” which enhances the streetscape and overall pedestrian experience.

Site Configuration Illustration

D.    Site Access and Circulation.

1.    Vehicle access requirements are contained in the Engineering Development Manual.

2.    On lots with dead-end access drives with a length of 150 feet or greater, measured from the face of curb to the end of the access drive pavement, a turnaround facility shall be provided that meets the standard detail contained in the Engineering Development Manual or, if no standard is provided, the standard detail required by the Public Works Director.

Dead-End Access Drive Illustration 1: Access drive is less than 150 feet, so a turnaround facility is not required.

Dead-End Access Drive Illustration 2: Access drive is more than 150 feet, so a turnaround facility is required.

3.    If adjoining lots are being developed concurrently, and are under the same ownership, vehicle access points shall be consolidated. This requirement shall not apply to lots that do not have frontage on the same public right-of-way.

Consolidated Vehicle Access Illustration

4.    Each unit shall have on-site pedestrian access to a public sidewalk, and common outdoor space and common parking areas, if provided. For buildings that do not front on the public right(s)-of-way, this requirement shall be considered met if pedestrian access is provided from a public sidewalk to the building(s).

5.    On-site pedestrian access shall comply with one of the following:

a.    On-site pedestrian access shall be separated from vehicular circulation and a minimum of four feet wide. Separated from vehicular circulation means (i) there is at least five linear feet of landscaping between the closest edge of the vehicular circulation area and closest edge of the pedestrian access or (ii) separation by a building. For buildings that do not front on the public right(s)-of-way, this requirement shall be considered met if pedestrian access is provided from a public sidewalk to the building(s); or

b.    Pedestrian access shall be provided through shared-space with on-site vehicle circulation that complies with the following to clearly communicate to all users it is shared-space:

i.    Traffic calming elements shall be located on both sides of the shared-space circulation and spaced no more than 25 feet apart. The shared-space circulation shall have at least one of the following elements: trees that meet the minimum replacement tree size per SMC 20.50.360; raised planters a minimum height of three feet and depth and width of two feet; decorative bollards a minimum height of three feet; or any other element the Director determines accomplishes the purpose;

ii.    The entire shared-space circulation area shall be constructed with decorative concrete, paving blocks, bricks, or other ornamental paving treatments to clearly indicate the entire surface is intended for pedestrians as well as vehicles;

iii.    The shared-space shall relate to the building(s) by having elements that allow for informal surveillance, including doors, windows, porches, stoops and balconies oriented towards the shared circulation space; and

iv.    The shared-space circulation shall not result in a dead-end when abutting two or more public rights-of-way. It shall provide through access from one public right-of-way to a second public right-of-way.

Building Relationship to Shared-Space Image

Site Access and Circulation Illustrations

E.    Storage Space and Staging Area for the Collection of Solid Waste.

1.    Developments with nine or fewer units shall comply with one of the following options for providing solid waste storage space and staging area:

a.    If the storage space is provided in individual unit garages, the space shall be its own dedicated area and shall not overlap with space needed for required vehicle parking, and staging areas shall comply with one of the following:

i.    Solid waste bins shall be placed in the amenity zone if there is adequate area and placement does not conflict with above-grade infrastructure or services, including, but not limited to, fire hydrants, electrical poles, mailboxes, and street trees; or

ii.    Solid waste bins shall be placed within the front setback, provided the area needed to accommodate the bins does not preclude compliance with other codes and standards; or

iii.    Solid waste bins shall be placed along one side of the access drive, provided placement does not interfere with vehicular access and circulation, and the City’s solid waste purveyor provides written confirmation it will service the location of the bins.

b.    If the storage space and staging area are provided in a common indoor trash room or room(s) or a common outdoor enclosure or enclosure(s), it shall comply with all the following:

i.    Access to and maintenance of the trash room(s) or enclosure(s), and financial responsibility, shall be addressed in a covenants, conditions and restrictions document to be recorded prior to development permit issuance;

ii.    The City’s solid waste purveyor provides written confirmation it will service the location of the trash room(s); and

iii.    If the storage space is provided in an outdoor enclosure or enclosure(s), it shall be completely screened from pedestrian view from the public right(s)-of-way by a solid enclosure such as a fence or wall, or dense landscaping.

Solid Waste Storage and Staging Area Illustration 1

2.    Developments with 10 or more units shall comply with one of the following options for providing solid waste storage space and a staging area:

a.    If the storage space is provided in the individual unit garages it shall be its own dedicated area and shall not overlap with space needed for required vehicle parking. Staging areas shall abut vehicle access drives, but shall not obstruct vehicle circulation, and shall comply with one of the following:

i.    The vehicle access shall not dead-end, but provide a through connection to a public right-of-way; or

ii.    The site shall contain a turnaround that meets the standard detail required by the Public Works Director.

b.    If the storage space and staging area is provided in a common indoor trash room or room(s), or in a common outdoor enclosure or enclosure(s), it shall comply with the following:

i.    Access to and maintenance of the trash room(s) or enclosure(s), and billing, shall be addressed in a covenants, conditions and restrictions document to be recorded prior to development permit issuance; and

ii.    The City’s solid waste purveyor provides written confirmation it will service the location of the trash room(s); and

iii.    If the storage space is provided in an outdoor enclosure or enclosure(s), it shall be completely screened.

Solid Waste Storage and Staging Area Illustration 2

F.    Accessory Structures. Shipping containers are prohibited.

G.    Utility and Mechanical Equipment.

1.    Mechanical and utility equipment shall be located and designed to minimize its visibility by the public. Preferred locations are off alleys; access drives; within, atop, or under buildings; underground; or other locations away from the public right-of-way. Equipment shall not intrude into required pedestrian areas.

2.    Ground-mounted mechanical equipment shall be fully enclosed within an opaque fence or wall, or it shall be screened with dense landscaping from pedestrian view from the public right-of-way. Chain-link fencing with slats is prohibited.

3.    All exterior building-mounted mechanical equipment, with the exception of solar collectors or wind power generating equipment, shall be screened from pedestrian view by integration with the building’s architecture through such elements as parapet walls, false roofs, roof wells, clerestories, equipment rooms, materials and colors.

Utility and Mechanical Equipment Illustrations

H.    Outdoor Space. Developments shall comply with all of the following requirements:

1.    Each unit shall have 150 square feet of private outdoor space that complies with all of the following standards:

a.    No single outdoor space to be counted as part of this requirement shall be less than 50 square feet with no dimension less than six lineal feet;

b.    Private outdoor space includes balconies, patios, decks, porches, gardens, or any other outdoor space that meets the purpose of this section, as approved by the Director; and

c.    The private outdoor space shall be directly accessible from the associated unit.

2.    Each development shall provide a minimum of 800 square feet or 50 square feet per unit of common outdoor space, whichever is greater, that complies with all of the following standards:

a.    No dimension shall be less than 10 lineal feet.

b.    Common outdoor space includes rooftop decks, gardens, courtyards, or any other outdoor space that meets the purpose of this section, as approved by the Director.

c.    Required landscaping can be utilized to satisfy the outdoor space requirements if all of the following are provided:

i.    A minimum of one amenity per 200 square feet is provided along the walkway through the garden/landscaped area, including landscape structures, permanently affixed tables and chairs, benches, and/or fountains;

ii.    The landscaped area is connected by a walkway to the rest of the on-site pedestrian walkways; and

iii.    Wayfinding signage is provided leading to the common outdoor space, and identification signage is provided at the entrance(s) to the common outdoor space indicating its use (e.g., “This area is common outdoor space to be used by community residents and guests.”)

d.    The common outdoor space shall be accessible to all residents of the development.

Open Space Illustration 1

Open Space Illustration 2

Open Space Images

I.    Facade Landscaping. As required by SMC 20.50.485, facade landscaping shall be provided on any building facade facing a public right-of-way. (Ord. 907 § 1 (Exh. B), 2020; Ord. 871 § 1 (Exh. A), 2020; Ord. 850 § 1 (Exh. A), 2019; Ord. 789 § 1 (Exh. A), 2018; Ord. 706 § 1 (Exh. A), 2015; Ord. 555 § 1 (Exh. 1), 2009; Ord. 299 § 1, 2002; Ord. 238 Ch. V §§ 3(B-2) 3(B-3), 2000. Formerly 20.50.140, 20.50.150).

20.50.170 Building design – Standards.

A.    Building Orientation.

1.    Each unit with right-of-way frontage shall have its primary entry oriented toward the right-of-way.

Primary Entry Illustration

2.    Buildings with frontage on multiple public rights-of-way are only required to have the primary entry oriented towards one public right-of-way. Which right-of-way the entry shall be oriented towards shall be determined by the Director. The Director shall take into consideration site-specific and project-specific factors such as right-of-way classification, lot orientation and site configuration in making this determination.

B.    Building Modulation, Massing and Articulation.

1.    Each unit shall have a covered entry or porch with weather protection at least 20 square feet with a minimum width of four feet and minimum depth of three feet.

2.    Each building shall incorporate variation by using at least three of the following elements on the front facade:

a.    Variations in the setback of the facade of the building by at least four feet between adjoining units;

b.    Diminishing upper floors (gross floor area of third story is smaller than the gross floor area of the lower stories). To meet this requirement, the building wall shall be stepped back a minimum of two feet with a minimum width of eight feet. Balconies that are covered but not fully enclosed and meet the minimum dimensions specified shall be considered a diminished upper floor;

c.    Changes in roofline at intervals not greater than 40 feet in continuous length, such as variations in roof pitch, overhangs, projections, or extended eaves;

d.    Balconies (excluding Juliet balconies) on the facade of the building that have a minimum depth of six feet between the building wall and the balcony railing; at least 50 percent of the units shall have a balcony;

e.    Garage door entrance(s) for vehicles located at the side or rear of buildings;

f.    Dormers (at least three feet wide); at least 50 percent of the units shall have dormers;

g.    Living green wall minimum of 100 square feet;

h.    A facade with at least 40 percent fenestration and/or landscaping, 50 percent of which shall be fenestration;

i.    Trim that is a minimum of three-quarter inch deep and three and one-half inches wide to mark roof lines, windows, and doors on all public right-of-way facing facades;

j.    Other variation techniques that meet the purpose of the section as approved by the Director.

Building Modulation, Massing and Articulation Illustration 1

Building Modulation, Massing and Articulation Illustration 2

3.    Building Facades. Building facades shall comply with all of the following:

a.    Public right-of-way facing facades shall consist of at least 30 percent fenestration and/or landscaping.

b.    All other facades shall consist of at least 15 percent fenestration and/or landscaping.

c.    The facade area is measured vertically, top to bottom, and horizontally edge-to-edge as illustrated in Illustration 3.

d.    For purposes of calculation, the square footage of landscaping shall be measured at the size it will be at installation, not maturity.

e.    Blank walls (building facade sections without fenestration or covered by landscaping) greater than 20 feet in length are prohibited.

Building Modulation, Massing and Articulation Illustration 3: Illustration of No Blank Facade. The facade facing the right-of-way measures 650 square feet. The facade depicted has 235 square feet of fenestration and landscaping, which is 36 percent of the facade, meeting the requirement.

Building Modulation, Massing and Articulation Images

4.    Public right-of-way-facing garages shall comply with the following standards:

a.    The maximum combined garage door width facing the public right-of-way shall be 50 percent or less of the total building width. If the solid waste storage space is provided within each individual unit garage, then the width in the garage needed to accommodate this storage shall be excluded from the maximum 50 percent calculation;

b.    The garage(s) shall be recessed a minimum of one foot behind the front facade; and

c.    The access from the public right-of-way shall comply with the requirements of the Engineering Development Manual.

Public Right-of-Way Facing Garage Illustration

C.    Building Materials. Materials and colors shall comply with the following:

1.    If multiple materials are used in a building facade, the visually heavier materials shall be located below the lighter materials, e.g., brick or stone shall be located below siding materials, unless they are used as architectural features.

2.    Architectural elements, such as trim, shall be of a color that provides contrast to the surrounding, dominant material color(s).

3.    Insubstantial materials, such as fiberglass, and materials such as mirrored glass and plywood or T-111 siding are prohibited. Uncoated zinc and copper are prohibited.

Building Materials Images

(Ord. 871 § 1 (Exh. A), 2020; Ord. 238 Ch. V § 3(C-1), 2000. Formerly 20.50.180).

20.50.180 Outdoor lighting – Standards.

A.    Light Trespass Standard. All light sources, such as a lamp or bulb, shall be shielded within a fixture, and fixtures shall be located, aimed or shielded to prevent direct light trespassing across property lines.

B.    On-site pedestrian pathways shall be illuminated with at least two foot-candles of light.

C.    Building entries shall be illuminated with at least four foot-candles of light.

D.    Prohibited Lighting. The following types of lighting are prohibited:

1.    Outdoor floodlighting by floodlight projection above the horizontal plane;

2.    Search lights, laser source lights, or any similar high intensity light; and

3.    Any flashing, blinking, rotating or strobe light illumination device located on the exterior of a building or on the inside of a window which is visible beyond the boundaries of the lot.

Exemptions:

1.    Lighting in swimming pools and other water features governed by Section 321 (Lighting) of the International Swimming Pool and Spa Code, or Chapter 246-260 WAC, as applicable.

2.    Signs and sign lighting regulated by Chapter 20.50 SMC, Subchapter 8.

3.    Holiday and event lighting (except for outdoor searchlights and strobes).

4.    Lighting triggered by an automatic emergency or security alarm system.

(Ord. 871 § 1 (Exh. A), 2020; Ord. 663 § 1 (Exh. 1), 2013. Formerly 20.50.205).

20.50.190 Fences and walls – Standards.

A.    Front Yard. Fences and walls located within the required minimum front yard setback shall be a maximum of three feet, six inches high and shall be no more than 60 percent opaque.

B.    Side and Rear Yards. The maximum height of fences located along a side and/or rear yard property line shall be six feet.

C.    Fences and walls shall be constructed of wood, wrought iron, brick, stone, or other high quality material. All chain link, electric, razor wire, and barbed wire fences, and other similar types of security fences are prohibited.

D.    The height of a fence located on a retaining wall shall be measured from the finished grade at the top of the wall to the top of the fence. The overall height of the fence located on the wall shall be a maximum of six feet. (Ord. 871 § 1 (Exh. A), 2020; Ord. 406 § 1, 2006; Ord. 299 § 1, 2002; Ord. 238 Ch. V § 3(C-4), 2000. Formerly 20.50.210).

 

Subchapter 4.

Commercial and Multifamily Zone Design

20.50.220 Purpose.

The purpose of this subchapter is to establish design standards for all commercial zones – neighborhood business (NB), community business (CB), mixed business (MB) and town center (TC-1, 2 and 3), the MUR-35' and the MUR-45' zones for all uses except single-family attached and mixed single-family developments, the MUR-70' zone, and the R-8, R-12, R-18, R-24, R-48, PA 3 and TC-4 zones for all uses except single-family detached, attached and mixed single-family developments. Refer to SMC 20.50.120 when developing single-family attached and detached dwellings in the MUR-35' and MUR-45' zones. Some standards within this subchapter apply only to specific types of development and zones as noted. Standards that are not addressed in this subchapter will be supplemented by the standards in the remainder of this chapter. In the event of a conflict, the standards of this subchapter shall prevail. (Ord. 901 § 1 (Exh. A), 2020; Ord. 871 § 1 (Exh. A), 2020; Ord. 756 § 1 (Exh. A), 2016; Ord. 706 § 1 (Exh. A), 2015; Ord. 654 § 1 (Exh. 1), 2013).

20.50.225 Administrative design review.

Administrative design review approval under SMC 20.30.297 is required for all development applications that propose departures from the design standards in this subchapter or sign standards in Chapter 20.50 SMC, Subchapter 8. (Ord. 901 § 1 (Exh. A), 2020; Ord. 871 § 1 (Exh. A), 2020; Ord. 654 § 1 (Exh. 1), 2013).

20.50.230 Threshold – Required site improvements.

The purpose of this section is to determine how and when the provisions for site improvements cited in the General Development Standards apply to development proposals. Full site improvement standards apply to a development application in commercial zones NB, CB, MB, TC-1, 2 and 3, and the MUR-70' zone. This subsection also applies in the following zoning districts except for the single-family attached use: MUR-35', MUR-45', PA 3, and R-8 through R-48. Full site improvement standards for signs, parking, lighting, and landscaping shall be required:

A.    When building construction valuation for a permit exceeds 50 percent of the current county assessed or an appraised valuation of all existing land and structure(s) on the parcel. This shall include all structures on other parcels if the building under permit review extends into other parcels; or

B.    When aggregate building construction valuations for issued permits, within any cumulative five-year period, exceed 50 percent of the county assessed or an appraised value of the existing land and structure(s) at the time of the first issued permit.

C.    When a single-family land use is being converted to a commercial land use then full site improvements shall be required. (Ord. 901 § 1 (Exh. A), 2020; Ord. 871 § 1 (Exh. A), 2020; Ord. 756 § 1 (Exh. A), 2016; Ord. 706 § 1 (Exh. A), 2015; Ord. 654 § 1 (Exh. 1), 2013).

20.50.233 Threshold – Required building design.*

The purpose of this section is to establish thresholds for the application of building design standards set forth in this chapter to development proposals in multifamily commercial and mixed-use residential zones.

A.    Building design shall be required:

1.    When building construction valuation for a permit exceeds 50 percent of the current county assessed or an appraised valuation of all existing land and structure(s) on the parcel. This shall include all structures on other parcels if the building under permit review extends into other parcels; or

2.    When aggregate building construction valuations for issued permits, within any consecutive five-year period, exceed 50 percent of the county assessed or an appraised value of the existing land and structure(s) at the time of the first issued permit. (Ord. 907 § 1 (Exh. C), 2020).

20.50.235 Site planning – Setbacks – Standards.

For developments consisting of three or more units located on a single parcel in the TC-4 zone, the R-8 through R-48 zones, and the MUR-35', MUR-45' and MUR-70' zones, the setback shall be 15 feet along any property line abutting R-4 or R-6 zones. (Ord. 901 § 1 (Exh. A), 2020; Ord. 871 § 1 (Exh. A), 2020).

20.50.240 Site design.

A.    Purpose.

1.    Promote and enhance public walking and gathering with attractive and connected development.

2.    Promote distinctive design features at high visibility street corners.

3.    Provide safe routes for pedestrians and people with disabilities across parking lots, to building entries, and between buildings.

4.    Promote economic development that is consistent with the function and purpose of permitted uses and reflects the vision for commercial development as expressed in the Comprehensive Plan.

B.    Overlapping Standards. Site design standards for on-site landscaping, sidewalks, walkways, public access easements, public places, and open space may be overlapped if their separate, minimum dimensions and functions are not diminished.

C.    Site Frontage.

1.    Development in NB, CB, MB, TC-1, 2 and 3, the MUR-45' and MUR-70' zones and the MUR-35' zone when located on an arterial street shall meet the following standards:

a.    Buildings and parking structures shall be placed at the property line or abutting public sidewalks, except when the required minimum front yard setback is greater than zero feet, in which case the building shall be placed at the minimum setback. However, buildings may be set back farther if public places, landscaping and vehicle display areas are included or future right-of-way widening or a utility easement is required between the sidewalk and the building;

b.    All building facades in the MUR-70' zone fronting on any street shall be stepped back a minimum of 10 feet for that portion of the building above 45 feet in height. Reference dimensional Table 20.50.020(2) and exceptions;

c.    For properties not subject to SMC 20.40.465, the minimum space dimension for building interiors that are ground level and fronting on streets shall be 12-foot height, measured from finished floor to finished ceiling, and 20-foot depth and built to commercial building code. These spaces may be used for any permitted land use. This requirement does not apply when developing a residential only building in the MUR-35' and MUR-45' zones;

d.    Minimum window area shall be 50 percent of the ground floor facade for each front facade which can include glass entry doors. This requirement does not apply when developing a residential only building in the MUR-35' and MUR-45' zones;

e.    A building’s primary entry shall be located on a street frontage and recessed to prevent door swings over sidewalks, or an entry to an interior plaza or courtyard from which building entries are accessible;

f.    Minimum weather protection shall be provided at least five feet in depth, nine-foot height clearance, and along 80 percent of the facade where over pedestrian facilities. Awnings may project into public rights-of-way, subject to city approval;

g.    Streets with on-street parking shall have sidewalks to back of the curb and street trees in pits under grates or at least a two-foot-wide walkway between the back of curb and an amenity strip if space is available. Streets without on-street parking shall have landscaped amenity strips with street trees;

h.    Surface parking along street frontages in commercial zones shall not occupy more than 65 lineal feet of the site frontage. Parking lots shall not be located at street corners. No parking or vehicle circulation is allowed between the rights-of-way and the building front facade. See SMC 20.50.470 for parking lot landscape standards;

Parking Lot Locations Along Streets

i.    New development in MUR zones on 185th Street, 145th Street, and 5th Avenue NE between NE 145th Street and NE 148th Street shall provide all vehicular access from an existing, adjoining public side street or public/private alley. If new development is unable to gain access from an existing, adjoining public side street or public/private alley, an applicant may provide access from the adjacent right-of-way; and

j.    Garages and/or parking areas for new development on 185th Street shall be rear-loaded.

D.    Corner Sites.

1.    All building and parking structures located on street corners (except in MUR-35') shall include at least one of the following design treatments on both sides of the corner:

a.    Locate a building within 15 feet of the street corner. All such buildings shall comply with building corner standards in subsection (D)(2) of this section;

b.    Provide a public place at the corner leading directly to building entries;

c.    Install 20 feet of depth of Type II landscaping for the entire length of the required building frontage;

d.    Include a separate, pedestrian structure on the corner that provides weather protection or site entry. The structure may be used for signage.

Street Corner Sites

2.    Corner buildings and parking structures using the option in subsection (D)(1)(a) of this section shall provide at least one of the elements listed below to 40 lineal feet of both sides from the corner:

a.    Twenty-foot beveled building corner with entry and 60 percent of the first floor in non-reflective glass (included within the 80 lineal feet of corner treatment).

b.    Distinctive facade (i.e., awnings, materials, offsets) and roofline designs beyond the minimum standards identified in SMC 20.50.250.

c.    Balconies for residential units on all floors above the ground floor.

Building Corners

E.    Internal Site Walkways.

1.    Developments shall include internal walkways or pathways that connect building entries, public places, and parking areas with other nonmotorized facilities including adjacent street sidewalks and Interurban Trail where adjacent (except in the MUR-35' zone).

a.    All development shall provide clear and illuminated pathways between the main building entrance and a public sidewalk. Pathways shall be separated from motor vehicles or raised six inches and be at least eight feet wide. “Separated from motor vehicle traffic” means (i) there are at least three linear feet of landscaping between the closest edge of the vehicular circulation area and closest edge of the pedestrian access or (ii) separation by a building;

b.    Continuous pedestrian walkways shall be provided along the front of all businesses and the entries of multiple commercial buildings;

Well-connected Walkways

c.    Raised walkways at least eight feet wide shall be provided for every three double-loaded aisles or every 200 feet of parking area width. Walkway crossings shall be raised a minimum three inches above drive surfaces;

d.    Walkways shall conform to the Americans with Disabilities Act (ADA);

Parking Lot Walkway

e.    Deciduous, street-rated trees, as required by the Shoreline Engineering Development Manual, shall be provided every 30 feet on average in grated tree pits if the walkway is eight feet wide or in planting beds if walkway is greater than eight feet wide. Pedestrian-scaled lighting shall be provided per subsection (H)(1)(b) of this section.

F.    Public Places.

1.    Public places are required for the commercial portions of development at a rate of four square feet of public place per 20 square feet of net commercial floor area up to a public place maximum of 5,000 square feet. This requirement may be divided into smaller public places with a minimum 400 square feet each.

2.    Public places may be covered but not enclosed unless by subsection (F)(3) of this section.

3.    Buildings shall border at least one side of the public place.

4.    Eighty percent of the area shall provide surfaces for people to stand or sit.

5.    No lineal dimension is less than six feet.

6.    The following design elements are also required for public places:

a.    Physically accessible and visible from the public sidewalks, walkways, or through-connections;

b.    Pedestrian access to abutting buildings;

c.    Pedestrian-scaled lighting (subsection H of this section);

d.    Seating and landscaping with solar access at least a portion of the day;

e.    Not located adjacent to dumpsters or loading areas; and

f.    Amenities such as public art, planters, fountains, interactive public amenities, hanging baskets, irrigation, decorative light fixtures, decorative paving and walkway treatments, and other items that provide a pleasant pedestrian experience along arterial streets.

g.    Accessible potable water and electrical power shall be supplied to a public facing portion of the exterior of high-capacity transit centers, stations and associated parking.

Public Places

G.    Multifamily Open Space.

1.    All multifamily development shall provide open space.

a.    Provide 800 square feet per development or 50 square feet of open space per dwelling unit, whichever is greater;

b.    Other than private balconies or patios, open space shall be accessible to all residents and include a minimum lineal dimension of six feet. This standard applies to all open spaces including parks, playgrounds, rooftop decks and ground-floor courtyards; and may also be used to meet walkway standards as long as the function and minimum dimensions of the open space are met;

c.    Required landscaping can be used for open space if it does not obstruct access or reduce the overall landscape standard. Open spaces shall not be placed adjacent to service areas without full screening; and

d.    Open space shall provide seating that has solar access at least a portion of the day.

Multifamily Open Spaces

H.    Outdoor Lighting.

1.    All publicly accessible areas on private property shall be illuminated as follows:

a.    Minimum of one-half footcandle and maximum 25-foot pole height for vehicle areas;

b.    One to two footcandles and maximum 15-foot pole height for pedestrian areas; and

c.    Maximum of four footcandles for building entries with the fixtures placed below second floor.

2.    All private fixtures shall be shielded to prevent direct light from entering neighboring property.

3.    Prohibited Lighting. The following types of lighting are prohibited:

a.    Mercury vapor luminaires.

b.    Outdoor floodlighting by floodlight projection above the horizontal plane.

c.    Search lights, laser source lights, or any similar high intensity light.

d.    Any flashing, blinking, rotating or strobe light illumination device located on the exterior of a building or on the inside of a window which is visible beyond the boundaries of the lot or parcel.

Exemptions:

1.    Lighting required for emergency response by police, fire, or medical personnel (vehicle lights and accident/crime scene lighting).

2.    Lighting in swimming pools and other water features governed by Article 680 of the National Electrical Code.

3.    Signs and sign lighting regulated by Chapter 20.50 SMC, Subchapter 8.

4.    Holiday and event lighting (except for outdoor searchlights or strobes).

5.    Sports and field lighting.

6.    Lighting triggered by an automatic emergency or security alarm system.

I.    Service Areas.

1.    All developments shall provide a designated location for trash, composting, recycling storage and collection, and shipping containers. Such elements shall meet the following standards:

a.    Located to minimize visual, noise, odor, and physical impacts to pedestrians and residents;

b.    Paved with concrete and screened with materials or colors that match the building;

c.    Located and configured so that the enclosure gate swing does not obstruct pedestrian or vehicle traffic, nor require a hauling truck to project into public rights-of-way; and

d.    Refuse bins shall not be visible from the street.

Trash/Recycling Closure with Consistent Use of Materials and Landscape Screening

J.    Utility and Mechanical Equipment.

1.    Equipment shall be located and designed to minimize its visibility to the public. Preferred locations are off alleys; service drives; within, atop, or under buildings; or other locations away from the street. Equipment shall not intrude into required pedestrian areas.

Utilities Consolidated and Separated by Landscaping Elements

2.    All exterior mechanical equipment, with the exception of solar collectors or wind power generating equipment, shall be screened from view by integration with the building’s architecture through such elements as parapet walls, false roofs, roof wells, clerestories, equipment rooms, materials and colors. Painting mechanical equipment strictly as a means of screening is not permitted. (Ord. 907 § 1 (Exh. B), 2020; Ord. 901 § 1 (Exh. A), 2020; Ord. 850 § 1 (Exh. A), 2019; Ord. 789 § 1 (Exh. A), 2018; Ord. 767 § 1 (Exh. A), 2017; Ord. 756 § 1 (Exh. A), 2016; Ord. 741 § 1 (Exh. A), 2016; Ord. 731 § 1 (Exh. A), 2015; Ord. 706 § 1 (Exh. A), 2015; Ord. 695 § 1 (Exh. A), 2014; Ord. 663 § 1 (Exh. 1), 2013; Ord. 654 § 1 (Exh. 1), 2013).

20.50.250 Building design.

A.    Purpose.

1.    Emphasize quality building articulation, detailing, and durable materials.

2.     Reduce the apparent scale of buildings and add visual interest for the pedestrian experience.

3.    Facilitate design that is responsive to the commercial and retail attributes of existing and permitted uses.

4.    Create an active and inviting space for pedestrians, with visually interesting storefronts and seamless transitions between public rights-of-way and private space.

B.    Building Articulation.

1.    Commercial buildings fronting streets other than state routes shall include one of the two articulation features set forth in subsections (B)(2)(a) and (b) of this section facing a street, parking lot, or public place. Parking structure facades fronting public streets shall apply to this subsection only as material, color, texture, or opening modulations and not as offset modulations. Building facades less than 60 feet wide are exempt from this standard.

Building Facade Articulation

2.    Commercial buildings fronting streets that are state routes shall include one of the two articulation features below no more than every 80 lineal feet facing a street, parking lot, or public place. Building facades less than 100 feet wide are exempt from this standard. Parking structure facades fronting public streets shall apply to this subsection only as material, color, texture, or opening modulations and not as offset modulations.

a.    For the height of the building, each facade shall be offset at least two feet in depth and four feet in width, if combined with a change in siding materials. Otherwise, the facade offset shall be at least 10 feet deep and 15 feet wide.

b.    Vertical piers at the ends of each facade section that project at least two inches from the facade and extend from the ground to the roofline.

3.    Multifamily buildings or residential portions of a commercial building shall provide the following articulation features at least every 35 feet of facade facing a street, park, public place, or open space. Parking structure facades fronting public streets shall apply to this subsection only as material, color, texture, or opening modulations and not as offset modulations:

a.    Vertical building modulation 18 inches deep and four feet wide, if combined with a change in color or building material. Otherwise, the minimum depth of modulation is 10 feet and the minimum width for each modulation is 15 feet. Balconies may be used to meet modulation; and

b.    Distinctive ground or first floor facade, consistent articulation of middle floors, and a distinctive roofline or articulate on 35-foot intervals.

Multifamily Building Articulation

Multifamily Building Articulation

4.    Rooflines shall be modulated at least every 120 feet by emphasizing dormers, chimneys, stepped roofs, gables, or prominent cornices or walls. Rooftop appurtenances may be considered a modulation. Modulation shall consist of a roofline elevation change of at least four feet every 50 feet of roofline.

5.    Every 150 feet in building length along the streetfront shall have a minimum 30-foot-wide section that is offset by at least 20 feet through all floors.

Facade Widths Using a Combination of Facade Modulation, Articulation, and Window Design

6.    Buildings shall recess or project individual windows above the ground floor at least two inches from the facade or use window trim at least four inches in width.

Window Trim Design

7.    Weather protection of at least three feet deep by four feet wide is required over each secondary entry.

Covered Secondary Public Access

8.    Materials.

a.    Metal siding shall have visible corner moldings or trim and shall not extend lower than four feet above grade. Masonry, concrete, or other durable material shall be incorporated between the siding and the grade. Metal siding shall be factory finished with a matte, nonreflective surface.

Masonry or Concrete Near the Ground and Proper Trimming Around Windows and Corners

b.    Concrete blocks of a singular style, texture, or color shall not comprise more than 50 percent of a facade facing a street or public space.

c.    Stucco must be trimmed and sheltered from weather by roof overhangs or other methods and shall be limited to no more than 50 percent of facades containing an entry. Stucco shall not extend below two feet above the grade.

d.    The following exterior materials are prohibited:

i.    Chain-link fencing that is not screened from public view. No razor or barbed material shall be allowed;

ii.    Corrugated, fiberglass sheet products; and

iii.    Plywood siding.

C.    Ground Floor Commercial.

1.    New buildings subject to SMC 20.40.465 shall comply with these provisions.

2.    These requirements apply to the portion of the building’s ground floor abutting a public right-of-way (ROW).

3.    A minimum of 75 percent of the lineal frontage shall consist of commercial space. Up to 25 percent of the lineal frontage may consist of facilities associated with the multifamily use, such as lobbies, leasing offices, fitness centers and community rooms. Amenities, such as fitness centers that offer memberships to the general public, shall not be included in the maximum 25 percent lineal frontage limitation.

4.    All ground floor commercial spaces abutting a ROW shall be constructed at a minimum average depth of 30 feet, with no depth less than 20 feet, measured from the wall abutting the ROW frontage to the rear wall of the commercial space.

5.    All ground floor commercial spaces shall be constructed with a minimum floor-to-ceiling height of 18 feet, and a minimum clear height of 15 feet. (Ord. 901 § 1 (Exh. A), 2020; Ord. 706 § 1 (Exh. A), 2015; Ord. 654 § 1 (Exh. 1), 2013).

Subchapter 5.

Tree Conservation, Land Clearing and Site Grading Standards

20.50.290 Purpose.

The purpose of this subchapter is to reduce the environmental impacts of site development while promoting the reasonable use of land in the City by addressing the following:

A.    Prevention of damage to property, harm to persons, and environmental impacts caused by excavations, fills, and the destabilization of soils;

B.    Protection of water quality from the adverse impacts associated with erosion and sedimentation;

C.    Promotion of building and site planning practices that are consistent with the City’s natural topography and vegetative cover;

D.    Preservation and enhancement of trees and vegetation which contribute to the visual quality and economic value of development in the City and provide continuity and screening between developments;

E.    Protection of critical areas from the impacts of clearing and grading activities;

F.    Conservation and restoration of trees and vegetative cover to reduce flooding, the impacts on existing drainageways, and the need for additional stormwater management facilities;

G.    Protection of anadromous fish and other native animal and plant species through performance-based regulation of clearing and grading;

H.    Retention of tree clusters for the abatement of noise, wind protection, and mitigation of air pollution;

I.    Rewarding significant tree protection efforts by granting flexibility for certain other development requirements;

J.    Providing measures to protect trees that may be impacted during construction;

K.    Promotion of prompt development, effective erosion control, and restoration of property following site development; and

L.    Replacement of trees removed during site development in order to achieve a goal of no net loss of tree cover throughout the City over time. (Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(A), 2000).

20.50.300 General requirements.

A.    Tree cutting or removal by any means is considered a type of clearing and is regulated subject to the limitations and provisions of this subchapter.

B.    All land clearing and site grading shall comply with all standards and requirements adopted by the City of Shoreline. Where a Development Code section or related manual or guide contains a provision that is more restrictive or specific than those detailed in this subchapter, the more restrictive provision shall apply.

C.    Permit Required. No person shall conduct clearing or grading activities on a site without first obtaining the appropriate permit approved by the Director, unless specifically exempted by SMC 20.50.310.

D.    When clearing or grading is planned in conjunction with development that is not exempt from the provisions of this subchapter, all of the required application materials for approval of tree removal, clearing and rough grading of the site shall accompany the development application to allow concurrent review.

E.    A clearing and grading permit may be issued for developed land if the regulated activity is not associated with another development application on the site that requires a permit.

F.    Replacement trees planted under the requirements of this subchapter on any parcel in the City of Shoreline shall be regulated as protected trees under SMC 20.50.330(D).

G.    Any disturbance to vegetation within critical areas and their corresponding buffers is subject to the procedures and standards contained within the critical areas chapter of the Shoreline Development Code, Chapter 20.80 SMC, Critical Areas, in addition to the standards of this subchapter. The standards which result in the greatest protection of the critical areas shall apply. (Ord. 640 § 1 (Exh. A), 2012; Ord. 406 § 1, 2006; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(B), 2000).

20.50.310 Exemptions from permit.

A.    CompleteExemptions. The following activities are exempt from the provisions of this subchapter and do not require a permit:

1.    Emergency situation on private property involving danger to life or property or substantial fire hazards.

a.    StatementofPurpose. Retention of significant trees and vegetation is necessary in order to utilize natural systems to control surface water runoff, reduce erosion and associated water quality impacts, reduce the risk of floods and landslides, maintain fish and wildlife habitat and preserve the City’s natural, wooded character. Nevertheless, when certain trees become unstable or damaged, they may constitute a hazard requiring cutting in whole or part. Therefore, it is the purpose of this section to provide a reasonable and effective mechanism to minimize the risk to human health and property while preventing needless loss of healthy, significant trees and vegetation, especially in critical areas and their buffers.

b.    For purposes of this section, “Director” means the Director of the Department and their designee.

c.    In addition to other exemptions of SMC 20.50.290 through 20.50.370, a request for the cutting of any tree that is an active and imminent hazard such as tree limbs or trunks that are demonstrably cracked, leaning toward overhead utility lines or structures, or are uprooted by flooding, heavy winds or storm events. After the tree removal, the City will need photographic proof or other documentation and the appropriate application approval, if any. The City retains the right to dispute the emergency and require that the party obtain a clearing permit and/or require that replacement trees be replanted as mitigation.

2.    Removal of trees and/or ground cover by the City and/or utility provider in situations involving immediate danger to life or property, substantial fire hazards, or interruption of services provided by a utility. The City retains the right to dispute the emergency and require that the party obtain a clearing permit and/or require that replacement trees be replanted as mitigation.

3.    Installation and regular maintenance of public utilities, under direction of the Director, except substation construction and installation or construction of utilities in parks or environmentally critical areas.

4.    Cemetery graves involving less than 50 cubic yards of excavation, and related fill per each cemetery plot.

5.    Removal of trees from property zoned NB, CB, MB and TC-1, 2 and 3, and MUR-70' unless within a critical area or critical area buffer.

6.    Removal and restoration of vegetation within critical areas or their buffers consistent with the provisions of SMC 20.80.030(E) or removal of trees consistent with SMC 20.80.030(G) unless a permit is specifically noted under SMC 20.80.030(E).

B.    PartialExemptions. With the exception of the general requirements listed in SMC 20.50.300, the following are exempt from the provisions of this subchapter, provided the development activity does not occur in a critical area or critical area buffer. For those exemptions that refer to size or number, the thresholds are cumulative during a 36-month period for any given parcel:

1.    The removal of three significant trees on lots up to 7,200 square feet and one additional significant tree for every additional 7,200 square feet of lot area.

2.    The removal of any tree greater than 30 inches DBH shall require a clearing and grading permit (SMC 20.50.320 through 20.50.370).

3.    Landscape maintenance and alterations on any property that involve the clearing of less than 3,000 square feet, provided the tree removal threshold listed above is not exceeded. (Ord. 907 § 1 (Exh. A), 2020; Ord. 850 § 1 (Exh. A), 2019; Ord. 833 § 1 (Exh. A), 2018; Ord. 789 § 1 (Exh. A), 2018; Ord. 724 § 1 (Exh. A), 2015; Ord. 706 § 1 (Exh. A), 2015; Ord. 695 § 1 (Exh. A), 2014; Ord. 640 § 1 (Exh. A), 2012; Ord. 581 § 1 (Exh. 1), 2010; Ord. 560 § 4 (Exh. A), 2009; Ord. 531 § 1 (Exh. 1), 2009; Ord. 434 § 1, 2006; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(C), 2000).

20.50.320 Specific activities subject to the provisions of this subchapter.

All activities listed below must comply with the provisions of this subchapter. For those exemptions that refer to size or number, the thresholds are cumulative during a 36-month period for any given parcel:

A.    The construction of new residential, commercial, institutional, or industrial structures or additions.

B.    Earthwork of 50 cubic yards or more. This means any activity which moves 50 cubic yards of earth, whether the material is excavated or filled and whether the material is brought into the site, removed from the site, or moved around on the site.

C.    Clearing of 3,000 square feet of land area or more or 1,500 square feet or more if located in a special drainage area.

D.    Removal of more than six significant trees from any property.

E.    Any clearing, grading, or other land disturbing activity within a critical area or buffer of a critical area unless otherwise exempt from the provisions of this subchapter in SMC 20.50.310.

F.    Any change of the existing grade by four feet or more.

G.    Repealed by Ord. 640.

H.    Any land surface modification not specifically exempted from the provisions of this subchapter.

I.    Development that creates new, replaced or a total of new plus replaced impervious surfaces over 1,500 square feet in size, or 500 square feet in size if located in a landslide hazard area or special drainage area.

J.    Any construction of public drainage facilities to be owned or operated by the City.

K.    Any construction involving installation of private storm drainage pipes 12 inches in diameter or larger.

L.    Any modification of or construction which affects a stormwater quantity or quality control system. (Does not include maintenance or repair to the original condition.)

M.    Applicants for forest practice permits (Class IV – general permit) issued by the Washington State Department of Natural Resources (DNR) for the conversion of forested sites to developed sites are also required to obtain a clearing and grading permit. For all other forest practice permits (Class II, III, IV – special permit) issued by DNR for the purpose of commercial timber operations, no development permits will be issued for six years following tree removal. (Ord. 724 § 1 (Exh. A), 2015; Ord. 640 § 1 (Exh. A), 2012; Ord. 531 § 1 (Exh. 1), 2009; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(D), 2000).

20.50.330 Project review and approval.

A.    ReviewCriteria. The Director shall review the application and approve the permit, or approve the permit with conditions; provided, that the application demonstrates compliance with the criteria below.

1.    The proposal complies with SMC 20.50.340 through 20.50.370, or has been granted a deviation from the Engineering Development Manual.

2.    The proposal complies with all standards and requirements for the underlying permit.

3.    If the project is located in a critical area or buffer, or has the potential to impact a critical area, the project must comply with the critical areas standards.

4.    The project complies with all requirements of the City’s Stormwater Management Manual as set forth in SMC 13.10.200 and applicable provisions in Chapter 13.10 SMC, Engineering Development Manual and Chapter 13.10 SMC, Surface Water Management Code and adopted standards.

5.    All required financial guarantees or other assurance devices are posted with the City.

B.    ProfessionalEvaluation. In determining whether a tree removal and/or clearing is to be approved or conditioned, the Director may require the submittal of a professional evaluation and/or a tree protection plan prepared by a certified arborist at the applicant’s expense, where the Director deems such services necessary to demonstrate compliance with the standards and guidelines of this subchapter. Third party review of plans, if required, shall also be at the applicant’s expense. The Director shall have the sole authority to determine whether the professional evaluation submitted by the applicant is adequate, the evaluator is qualified and acceptable to the City, and whether third party review of plans is necessary. Required professional evaluation(s) and services may include:

1.    Providing a written evaluation of the anticipated effects of any development within five feet of a tree’s critical root zone that may impact the viability of trees on and off site.

2.    Providing a hazardous tree assessment;

3.    Developing plans for, supervising, and/or monitoring implementation of any required tree protection or replacement measures; and/or

4.    Conducting a post-construction site inspection and evaluation.

C.    ConditionsofApproval. The Director may specify conditions for work at any stage of the application or project as they deem necessary to ensure the proposal’s compliance with requirements of this subchapter, critical area regulations, Chapter 20.80 SMC, or Shoreline Master Program, SMC Title 20, Division II, the Engineering Development Manual, the adopted stormwater management regulations, and any other section of the Shoreline Development Code, or to protect public or private property. These conditions may include, but are not limited to, hours or seasons within which work may be conducted, or specific work methods.

D.    Designation of Protected Trees.

1.    For the following areas, the retention and planting plan and any application and permit plans shall show all trees designated for protection: areas designated as “protected trees,” “native growth protection areas,” “critical areas,” “critical area buffers,” or such other designation as may be approved by the Director. Protected vegetation, including protected trees, shall not be modified, harmed or removed except as provided in this subchapter.

2.    The Director may require that protected trees be permanently preserved within a tract, easement or other permanent protective mechanism. When required, the location, purpose, and limitation of these protected areas shall be shown on the face of the deed, plat, binding site plan, or similar document and shall be recorded with the King County Recorder’s Office or its successor. The recorded document shall include the requirement that the protected areas shall not be removed, amended or modified without the written approval of the City.

E.    Preconstruction Meeting Required. Prior to the commencement of any permitted clearing and grading activity, a preconstruction meeting shall be held on site with the permittee and appropriate City staff. The project site shall be marked in the field as follows:

1.    The extent of clearing and grading to occur;

2.    Delineation and protection with clearing limit fencing of any critical areas and critical area buffers;

3.    Trees to be removed and retained; and

4.    Property lines. (Ord. 767 § 1 (Exh. A), 2017; Ord. 741 § 1 (Exh. A), 2016; Ord. 724 § 1 (Exh. A), 2015; Ord. 631 § 1 (Exh. 1), 2012; Ord. 531 § 1 (Exh. 1), 2009; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(E), 2000).

20.50.340 Basic operating conditions and standards of performance.

A.    Any activity that will clear, grade or otherwise disturb the site, whether requiring a clearing or grading permit or not, shall provide erosion and sediment control (ESC) that prevents, to the maximum extent possible, the transport of sediment from the site to drainage facilities, water resources and adjacent properties. Erosion and sediment controls shall be applied as specified by the temporary ESC measures and performance criteria and implementation requirements in SMC 13.10.200, Surface Water Management Code and adopted standards.

B.    Cuts and fills shall conform to the following provisions unless otherwise approved by the Director:

1.    Slope. No slope of cut and fill surfaces shall be steeper than is safe for the intended use and shall not exceed two horizontal to one vertical, unless otherwise approved by the Director.

Figure 20.50.340(B): Illustration of fill and cut with maximum slope 2:1.

2.    Erosion Control. All disturbed areas including faces of cuts and fill slopes shall be prepared and maintained to control erosion in compliance with the Surface Water Design Manual.

3.    preparation of Ground. The ground surface shall be prepared to receive fill by removing unsuitable material such as concrete slabs, tree stumps, construction materials, brush and other debris.

4.    Fill Material. Detrimental amounts of organic material shall not be permitted in fills. Only earth materials which have no rock or similar irreducible material with a maximum dimension greater than 12 inches shall be used. In the absence of an approved soils engineering report, these provisions may be waved by the Director for minor fills not intended to support structures.

5.    Drainage. Provisions shall be made to:

a.    Prevent any surface water or seepage from damaging the cut face of any excavations or the sloping face of a fill;

b.    Carry any surface waters that are or might be concentrated as a result of a fill or excavation to a natural watercourse, or by other means approved by the department of public works;

6.    Bench/Terrace. Benches, if required, at least 10 feet in width shall be back-sloped and shall be established at not more than 25 feet vertical intervals to control surface drainage and debris. Swales or ditches on benches shall have a maximum gradient of five percent.

7.    Setbacks. The tops and the toes of cut and fill slopes shall be set back from property boundaries as far as necessary for safety of the adjacent properties and to prevent damage resulting from water runoff or erosion of the slopes. The tops and the toes of cut and fill slopes shall be set back from structures as far as is necessary for adequacy of foundation support and to prevent damage as a result of water runoff or erosion of the slopes. Slopes and setbacks shall be determined by the Director.

C.    Access Roads – Maintenance. Access roads to grading sites shall be maintained and located to the satisfaction of the Director to minimize problems of dust, mud and traffic circulation.

D.    Access Roads – Gate. Access roads to grading sites shall be controlled by a gate when required by the Director.

E.    Warning Signs. Signs warning of hazardous conditions, if such exist, shall be affixed at locations as required by the Director.

F.    Temporary Fencing. Temporary fencing, where required by the Director, to protect life, limb and property, shall be installed. Specific fencing requirements shall be determined by the Director.

G.    Hours of Operation. Hours of operation for tree cutting, clearing and grading, unless otherwise authorized by the Director, shall be between 7:00 a.m. and 7:00 p.m. weekdays and 9:00 a.m. to 9:00 p.m. on Saturdays and Sundays. Additionally, tree cutting (felling) shall further be limited to daylight hours.

H.    Traffic Control and Haul Plan. The applicant shall be required to submit a plan detailing traffic control and proposed timing, volume, and routing of trucks and equipment as determined to be necessary by the Director. (Ord. 850 § 1 (Exh. A), 2019; Ord. 531 § 1 (Exh. 1), 2009; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(F), 2000).

20.50.350 Development standards for clearing activities.

A.    No trees or ground cover shall be removed from critical area or buffer unless the proposed activity is consistent with the critical area standards.

B.    Minimum Retention Requirements. All proposed development activities that are not exempt from the provisions of this subchapter shall meet the following:

1.    At least 20 percent of the significant trees on a given site shall be retained, excluding critical areas, and critical area buffers, or

2.    At least 30 percent of the significant trees on a given site (which may include critical areas and critical area buffers) shall be retained.

3.    Tree protection measures ensuring the preservation of all trees identified for retention on approved site plans shall be guaranteed during development through the posting of a performance bond equal to the value of the installation and maintenance of those protection measures.

4.    The minimum amount of trees to be retained cannot be removed for a period of 36 months and shall be guaranteed through an approved maintenance agreement.

5.    The Director may require the retention of additional trees to meet the stated purpose and intent of this title, as required by the critical areas regulations, Chapter 20.80 SMC, or Shoreline Master Program, SMC Title 20, Division II, or as site-specific conditions demand using SEPA substantive authority.

Figure 20.50.350(B)(1): Demonstration of the retention of 20 percent of the significant trees on a site containing no critical areas.

Figure 20.50.350(B)(2): Demonstration of the retention of 30 percent of the significant
trees on a site containing a critical area.

Exception 20.50.350(B):

1.    The Director may allow a reduction in the minimum significant tree retention percentage to facilitate preservation of a greater number of smaller trees, a cluster or grove of trees, contiguous perimeter buffers, distinctive skyline features, or based on the City’s concurrence with a written recommendation of an arborist certified by the International Society of Arboriculture or by the American Society of Consulting Arborists as a registered consulting arborist that retention of the minimum percentage of trees is not advisable on an individual site; or

2.    In addition, the Director may allow a reduction in the minimum significant tree retention percentage if all of the following criteria are satisfied: The exception is necessary because:

•    

There are special circumstances related to the size, shape, topography, location or surroundings of the subject property.

•    

Strict compliance with the provisions of this Code may jeopardize reasonable use of property.

•    

Proposed vegetation removal, replacement, and any mitigation measures are consistent with the purpose and intent of the regulations.

•    

The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity.

3.    If an exception is granted to this standard, the applicant shall still be required to meet the basic tree replacement standards identified in SMC 20.50.360 for all significant trees removed beyond the minimum allowed per parcel without replacement and up to the maximum that would ordinarily be allowed under SMC 20.50.350(B).

4.    In addition, the applicant shall be required to plant four trees for each significant tree removed that would otherwise count towards the minimum retention percentage. Trees replaced under this provision shall be at least 12 feet high for conifers and three inches in caliper if otherwise. This provision may be waived by the Director for restoration enhancement projects conducted under an approved vegetation management plan.

5.    The Director may not require the retention of a significant tree that must be removed to accommodate the installation of a frontage improvement required as a condition of permit approval pursuant to SMC 20.70.320 when the applicant and the City demonstrate that a reasonable effort has been made to retain the significant tree. If approved for removal, this tree shall not be included in calculation of the minimum retention percentage for the site.

C.    Incentives for Higher Levels of Tree Protection. The Director may grant reductions or adjustments to other site development standards if the protection levels identified in subsection B of this section are exceeded. On a case-by-case review, the Director shall determine the balance between tree protection that exceeds the established minimum percentage and variations to site development requirements. If the Director grants adjustments or reductions to site development standards under this provision, then tree protection requirements shall be recorded on the face of the plat, as a notice to title, or on some other legal document that runs with the property. Adjustments that may be considered are:

1.    Reductions or variations of the area, width, or composition of required open space and/or landscaping;

2.    Variations in parking lot design and/or any access driveway requirements;

3.    Variations in building setback requirements;

4.    Variations of grading and stormwater requirements.

Figure 20.50.350(C): Example of aggregate setback to preserve a cluster of significant trees.

D.    Site Design. Site improvements shall be designed and constructed to meet the following:

1.    Site improvements shall be designed to give priority to protection of trees with the following characteristics, functions, or location including where the critical root zone of trees on adjoining property is within five feet of the development:

a.    Existing stands of healthy trees that have a reasonable chance of survival once the site is developed, are well shaped to withstand the wind and maintain stability over the long term, and will not pose a threat to life or property.

b.    Trees which exceed 50 feet in height.

c.    Trees and tree clusters which form a continuous canopy.

d.    Trees that create a distinctive skyline feature.

e.    Trees that have a screening function or provide relief from glare, blight, commercial or industrial harshness.

f.    Trees providing habitat value, particularly riparian habitat.

g.    Trees within the required yard setbacks or around the perimeter of the proposed development.

h.    Trees having a significant land stability function.

i.    Trees adjacent to public parks, open space, and critical area buffers.

j.    Trees having a significant water-retention function.

3.    Building footprints, parking areas, roadways, utility corridors and other structures shall be designed and located with a consideration of tree protection opportunities.

4.    The project grading plans shall accommodate existing trees and avoid alteration to grades around existing significant trees to be retained.

5.    Required open space and recreational space shall be designed and located to protect existing stands of trees.

6.    The site design and landscape plans shall provide suitable locations and adequate area for replacement trees as required in SMC 20.50.360.

7.    In considering trees for protection, the applicant shall avoid selecting trees that may become hazardous because of wind gusts, including trees adjacent to utility corridors where falling trees may cause power outages or other damage. Remaining trees may be susceptible to blow downs because of loss of a buffer from other trees, grade changes affecting the tree health and stability and/or the presence of buildings in close proximity.

8.    If significant trees have been removed from a closed, forested situation, an adequate buffer of smaller trees shall be retained or planted on the fringe of such significant trees as determined by a certified arborist.

9.    All trees located outside of identified building footprints and driveways and at least 10 feet from proposed structures shall be considered as eligible for preservation. However, all significant trees on a site shall be considered when calculating the minimum retention percentage.

Figure 20.50.350(D): Example of the application of tree retention site design standards. Appropriate retention of a cluster of trees on a slope and frontage trees are shown above. Inappropriate retention of scattered single trees and trees near structures are shown below.

E.    Cutting and Pruning of Protected Trees. Trees protected under the provisions of this section shall not be topped. Pruning and maintenance of protected trees shall be consistent with best management practices in the field of arboriculture, such as the American National Standard for Tree Care Operations – Tree, Shrub, and Other Wood Plant Maintenance – Standard Practices (ANSI A300) or similar, and further the long-term health of the tree. Excessive pruning, including topping, stripping, or imbalances, shall not be allowed unless necessary to protect life and property. Protected trees may be pruned to enhance views using methods such as windowing, interlimbing, or skirting up, when completed by a qualified professional arborist and consistent with best management practices.

F.    Landmark Trees. Trees which have been designated as landmark trees by the City of Shoreline because they are 30 inches or larger in diameter or particularly impressive or unusual due to species, size, shape, age, historical significance and/or are an outstanding row or group of trees, have become a landmark to the City of Shoreline or are considered specimens of their species shall not be removed unless the applicant meets the exception requirements of subsection B of this section. The Director shall establish criteria and procedures for the designation of landmark trees. (Ord. 850 § 1 (Exh. A), 2019; Ord. 789 § 1 (Exh. A), 2018; Ord. 741 § 1 (Exh. A), 2016; Ord. 724 § 1 (Exh. A), 2015; Ord. 640 § 1 (Exh. A), 2012; Ord. 406 § 1, 2006; Ord. 398 § 1, 2006; Ord. 238 Ch. V § 5(G), 2000).

20.50.360 Tree replacement and site restoration.

A.    Plans Required. Prior to any tree removal, the applicant shall demonstrate through a clearing and grading plan, tree retention and planting plan, landscape plan, critical area report, mitigation or restoration plans, or other plans acceptable to the Director that tree replacement will meet the minimum standards of this section. Plans shall be prepared by a qualified person or persons at the applicant’s expense. Third party review of plans, if required, shall be at the applicant’s expense.

B.    The City may require the applicant to relocate or replace trees, shrubs, and ground covers, provide erosion control methods, hydroseed exposed slopes, or otherwise protect and restore the site as determined by the Director.

C.    Replacement Required. Trees removed under the partial exemption in SMC 20.50.310(B)(1) may be removed per parcel with no replacement of trees required. Any significant tree proposed for removal beyond this limit should be replaced as follows:

1.    One existing significant tree of eight inches in diameter at breast height for conifers or 12 inches in diameter at breast height for all others equals one new tree.

2.    Each additional three inches in diameter at breast height equals one additional new tree, up to three trees per significant tree removed.

3.    Minimum size requirements for replacement trees under this provision: Deciduous trees shall be at least 1.5 inches in caliper and evergreens six feet in height.

Exception 20.50.360(C):

a.    No tree replacement is required when the tree is proposed for relocation to another suitable planting site; provided, that relocation complies with the standards of this section.

b.    To the extent feasible, all replacement trees shall be replaced on site. When an applicant demonstrates that the project site cannot feasibly accommodate all of the required replacement trees, the Director may allow the payment of a fee in lieu of replacement at the rate set forth in Chapter 3.01 SMC, Fee Schedules, for replacement trees or a combination of reduction in the minimum number of replacement trees required and payment of the fee in lieu of replacement at the rate set forth in Chapter 3.01 SMC, Fee Schedules, if all of the following criteria are satisfied:

i.    There are special circumstances related to the size, shape, topography, location or surroundings of the subject property.

ii.    Strict compliance with the provisions of this Code may jeopardize reasonable use of property.

iii.    Proposed vegetation removal, replacement, and any mitigation measures are consistent with the purpose and intent of the regulations.

iv.    The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity.

c.    The Director may waive this provision for site restoration or enhancement projects conducted under an approved vegetation management plan.

d.    Replacement of significant tree(s) approved for removal pursuant to Exception SMC 20.50.350(B)(5) is not required.

4.    Replacement trees required for the Lynnwood Link Extension project shall be native conifer and deciduous trees proportional to the number and type of trees removed for construction, unless as part of the plan required in subsection A of this section the qualified professional demonstrates that a native conifer is not likely to survive in a specific location.

5.    Tree replacement where tree removal is necessary on adjoining properties to meet requirements in SMC 20.50.350(D) or as a part of the development shall be at the same ratios in subsections (C)(1), (2), and (3) of this section with a minimum tree size of eight feet in height. Any tree for which replacement is required in connection with the construction of a light rail system/facility, regardless of its location, may be replaced on the project site.

6.    Tree replacement related to development of a light rail transit system/facility must comply with this subsection C.

D.    The Director may require that a portion of the replacement trees be native species in order to restore or enhance the site to predevelopment character.

E.    The condition of replacement trees shall meet or exceed current American Nursery and Landscape Association or equivalent organization’s standards for nursery stock.

F.    Replacement of removed trees with appropriate native trees at a ratio consistent with subsection C of this section, or as determined by the Director based on recommendations in a critical area report, will be required in critical areas.

G.    The Director may consider smaller-sized replacement plants if the applicant can demonstrate that smaller plants are more suited to the species, site conditions, and to the purposes of this subchapter, and are planted in sufficient quantities to meet the intent of this subchapter.

H.    All required replacement trees and relocated trees shown on an approved permit shall be maintained in healthy condition by the property owner throughout the life of the project, unless otherwise approved by the Director in a subsequent permit.

I.    Where development activity has occurred that does not comply with the requirements of this subchapter, the requirements of any other section of the Shoreline Development Code, or approved permit conditions, the Director may require the site to be restored to as near pre-project original condition as possible. Such restoration shall be determined by the Director and may include, but shall not be limited to, the following:

1.    Filling, stabilizing and landscaping with vegetation similar to that which was removed, cut or filled;

2.    Planting and maintenance of trees of a size and number that will reasonably assure survival and that replace functions and values of removed trees; and

3.    Reseeding and landscaping with vegetation similar to that which was removed, in areas without significant trees where bare ground exists.

J.    Significant trees which would otherwise be retained, but which were unlawfully removed or damaged or destroyed through some fault of the applicant or their representatives shall be replaced in a manner determined by the Director.

K.    Nonsignificant trees which are required to be retained as a condition of permit approval, but are unlawfully removed, damaged, or destroyed through some fault of the applicant, representatives of the applicant, or the property owner(s), shall be replaced at a ratio of three to one. Minimum size requirements for replacement trees are deciduous trees at least one and one-half inches in caliper and evergreen trees at least six feet in height.

L.    Performance Assurance.

1.    The Director may require a performance bond for tree replacement and site restoration permits to ensure the installation of replacement trees, and/or compliance with other landscaping requirements as identified on the approved site plans.

Sours: https://www.codepublishing.com/WA/Shoreline/html/Shoreline20/Shoreline2050.html

Water/Sewer Service

Fill out and return the Water/Sewer Service Application along with a check, cash or money order payable to “City of Aurora” in the amount of $150.00. This amount includes a $15.00 application fee as well as a $135.00 refundable deposit, which is applied to the account after one year if the account is in good standing. If the applicant is not the owner of the property, the owner must co-sign the application. If the property is managed by a management company, the company’s information must also be furnished.

Rates:

The City of Aurora charges water user fees per two-month billing cycle according to the size of water meter installed as follows:

  • 3/4” Meter $30.76 (standard residential)
  • 1” Meter $39.31
  • 1.5" Meter $50.73
  • 2” Meter $82.12

Water users also pay for actual consumption at a tiered rate as follows:

  • Tier 1 - up to 1200 cf - $ 0.07 per cubic foot
  • Tier 2 - 1201 - 1800 cf - $ 0.075 per cubic foot
  • Tier 3 - 1801 cf and up - $ 0.08 per cubic foot 

The flat sewer rate for two months is $128.08. There is also a street light fee of $6.50 and a street repaving fee of $5.00 every two months.

To End Service:

Please notify the City of Aurora by phone or in person at least 24 hours before you vacate the residence. A final meter read will be done for final billing purposes.  If we do not have an application for the new occupant, water will be shut off.
Sours: https://www.ci.aurora.or.us/utilities/page/watersewer-service
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Public Works

The Village of North Aurora Public Works Department is committed to maintaining and enhancing the Villages infrastructure. Improvements include streets, storm and sanitary sewer lines, Village owned property, buildings and grounds, street lighting, traffic signals and signs, purchase of equipment and materials.

Public Works provides ongoing public services such as snow plowing, landscaping, curb and sidewalk repairs, mosquito control, and right-of way tree maintenance. Our goal is to serve the community in the most efficient way and provide the best possible services to the citizens of North Aurora. The Department has 7 employees. The day-day operations of the Department are overseen by the Superintendent of Public Works & Foreman.

The Public Works Department is responsible for approximately 70 miles of sanitary sewer main and 110 miles of storm sewer and approximately 75 miles of municipal streets, alleys, right-of-way and sidewalks. The Department operates out of the Public Works Facility located at 314 Butterfield Road.

Additional Links

Sours: https://northaurora.org/departments/public-works/
Aurora Update [2021-10-15]

Engineering

About the Department


The Engineering Department is under the direction of Director of Public Services, Harry Stark. The Engineering Department consists of a City Engineer, Justin A. Czekaj, and an additional Engineer, that is a Registered Professional Engineer for the State of Ohio.

The Engineering Department is responsible for providing professional civil engineering services for review of residential, commercial, and industrial projects. These reviews include:
  • Development improvements
  • Grading plans
  • Hydraulic analysis
  • Roadway improvements
  • Stormwater management reports
  • Topographic site plan submittals
  • Traffic studies
  • Utility improvements

The Department also observes construction of private development improvements. The Engineering Department assesses stormwater management throughout the City of Aurora to determine compliance with local, State and Federal regulations. The department also assists the Director of Public Services in managing capital improvement projects such as waterlines, sewers, and roadways. This includes design and construction of new capital projects as well as assessment rehabilitation of existing infrastructure.

More Information

The Engineering Department can be reached at 330-995-9116 or by emailing [email protected]


Construction, Maintenance, & Requirement Resources

Engineering & Inspection Fees


Pay them here.

Sours: https://www.auroraoh.com/435/Engineering

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Aurora Update [2021-10-01]

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