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 NR3, NR2, and NR1 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. 238 Ch. V § 3(A), 2000; Ord. 654 § 1 (Exh. 1), 2013; Ord. 706 § 1 (Exh. A), 2015; Ord. 756 § 1 (Exh. A), 2016; Ord. 850 § 1 (Exh. A), 2019; Ord. 871 § 1 (Exh. A), 2020; Ord. 1027 § 1 (Exh. A), 2025)
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.
(Formerly 20.50.122. Ord. 850 § 1 (Exh. A), 2019; Ord. 871 § 1 (Exh. A), 2020)
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.
(Formerly 20.50.125. Ord. 299 § 1, 2002; Ord. 515 § 1, 2008; Ord. 581 § 1 (Exh. 1), 2010; Ord. 654 § 1 (Exh. 1), 2013; Ord. 706 § 1 (Exh. A), 2015; Ord. 756 § 1 (Exh. A), 2016; Ord. 871 § 1 (Exh. A), 2020)
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)
A. 
Repealed by Ord. 1027.
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 con-sidered 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 sharedspace:
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 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. 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.
(Formerly 20.50.140, 20.50.150. Ord. 238 Ch. V §§ 3(B-2) 3(B-3), 2000; Ord. 299 § 1, 2002; Ord. 555 § 1 (Exh. 1), 2009; Ord. 706 § 1 (Exh. A), 2015; Ord. 789 § 1 (Exh. A), 2018; Ord. 850 § 1 (Exh. A), 2019; Ord. 871 § 1 (Exh. A), 2020; Ord. 907 § 1 (Exh. B), 2020; Ord. 1027 § 1 (Exh. A), 2025; Ord. 1043 § 1 (Exh. A), 2025)
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
(Formerly 20.50.180. Ord. 238 Ch. V § 3(C-1), 2000; Ord. 871 § 1 (Exh. A), 2020)
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.
(Formerly 20.50.205. Ord. 663 § 1 (Exh. 1), 2013; Ord. 871 § 1 (Exh. A), 2020)
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.
(Formerly 20.50.210. Ord. 238 Ch. V § 3(C-4), 2000; Ord. 299 § 1, 2002; Ord. 406 § 1, 2006; Ord. 871 § 1 (Exh. A), 2020)