23.48.650

A. Open space meeting the standards of this Section 23.48.650 is required in all SM-U zones for development on a lot exceeding 30,000 square feet. B. Open space required by subsection 23.48.650.A shall meet the following standards: 1. The minimum amount of required open space shall be equal to 15 percent of the lot area. 2. Area qualifying as required open space may include both unenclosed usable open space and limited amounts of enclosed areas, as provided for in this subsection 23.48.650.B and as specified in Table A for 23.48.650. Table A for 23.48.650 Limits on open space allowed as enclosed and unenclosed areas Type of open space Minimum amount required Maximum amount allowed Usable open space open to the sky subject to subsection 23.48.650.B.5 60 percent No limit Open space covered overhead by the structure, such as an arcade or building cantilever, and subject to subsection 23.48.650.B.6 None 20 percent Enclosed open space providing amenity features such as a public atrium, a shopping atrium, winter garden, or covered portion of a mid-block pedestrian corridor and subject to subsection 23.48.650.B.7 None 35 percent 3. Minimum area. The required open space shall generally be provided as one connected area that is accessible at street level, with variations in elevation allowed to accommodate changes in topography or to provide for features such as ramps that improve access for persons with disabilities. If the required amount of open space exceeds 4,500 square feet, open space areas may be provided at separate locations on the lot, provided that no separate area is less than 2,000 square feet. 4. The average horizontal dimension for an area qualifying as the required unenclosed usable open space is 20 feet, and the minimum horizontal dimension is 10 feet. 5. Area provided as usable open space shall be open to the sky and directly accessible from an abutting street, with no structures containing floor area separating this portion of the required open space area from the street frontage, in order to allow both visual and physical access to the space for pedestrians from the street. 6. Open space provided as unenclosed space covered overhead by the structure for weather protection shall abut a street lot line and be open and accessible to pedestrians along the sidewalk. The area shall have an average horizontal dimension of 10 feet and a minimum horizontal dimension of 5 feet, and the minimum vertical clearance of the covered space shall be 20 feet. 7. Open space provided as enclosed interior space, such as a public atrium, a shopping atrium, winter garden, or covered portion of a mid-block pedestrian corridor, shall meet all of the following requirements: a. The space shall have direct access for pedestrians, including persons with disabilities, from the street, or from an outdoor, usable public open space abutting the street; b. The space shall be provided as one continuous area that is a minimum of 2,000 square feet in size, with an average horizontal dimension of 20 feet and a minimum horizontal dimension of 10 feet. Enclosed area that abuts and is accessible to exterior open space is not considered a separate area for the purposes of determining the minimum area requirements of subsection 23.48.650.B.3; c. The minimum floor-to-ceiling height of any enclosed area is 15 feet; and d. Space, such as lobby area and corridors used solely to provide access between the structure's principal street entrance and elevators, does not qualify as enclosed interior open space for the purposes of this subsection 23.48.650.B.7. 8. All areas provided as open space under this Section 23.48.650 shall be accessible to persons with disabilities. 9. Features provided under this subsection 23.48.650.B are eligible to qualify as amenity area for residential uses required by Section 23.48.045 , provided the standards of that Section 23.48.045 are met. 10. Features provided under this subsection 23.48.650.B that satisfy the requirements for open space amenities in Section 23.48.624 and Section 23.58A.040 are eligible for a floor area bonus to gain extra floor area according to the provisions of Section 23.48.622 . 11. Usable open space satisfying the requirements of this subsection 23.48.650.B may be provided on a site other than the project site, provided that the following conditions are met: a. The alternate open space site is located within an SM-U zone and within 500 feet of the project site; b. The minimum area of the usable open space at the alternate site is 4,500 square feet; c. The minimum size of the open space on an alternate site and the maximum distance from the project may be increased or decreased for a project if the Director determines, as a Type I decision, that such adjustments are reasonably necessary to provide for open space that will meet the additional need for open space caused by the project, enhance public access to the open space, and/or allow for a significant share of the required open space to also be accommodated on the project site. d. The owner of any lot on which off-site open space is provided to meet the requirements of this subsection 23.48.650.B shall execute and record an easement in a form acceptable to the Director assuring compliance with the requirements of this Section 23.48.650 . The Director is authorized to accept such an easement, provided that the terms do not impose any costs or obligations on the City. 12. Usable open space provided on a site other than the project site according to subsection 23.48.650.B.11 that satisfies the requirements for a neighborhood open space in Section 23.58A.040 is eligible for a floor area bonus to gain extra floor area according to the provisions of Section 23.48.622 . (Ord. 125791 , § 76, 2019; Ord. 125267 , § 26, 2017.)