23.71.014

A. Quantity of open space 1. In all Commercial zones with a permitted height limit of 40 feet or less, a minimum of ten percent of lot area or, at the applicant's option, proposed gross floor area, shall be provided as landscaped or usable open space for all commercial and mixed use substantial development. A minimum of half of the required open space shall be landscaped open space and a minimum of one-third of the required open space shall be usable open space. The remainder shall be either landscaped or usable open space or may be provided in accordance with subsection 23.71.014.A.8. 2. In all Commercial zones with a permitted height limit greater than 40 feet, a minimum of 15 percent of lot area or, at the applicant's option, proposed gross floor area, shall be provided as landscaped or usable open space for all commercial and mixed use substantial development. A minimum of one-third of the required open space shall be landscaped open space and a minimum of one-fifth of the required open space shall be usable open space. The remainder shall be either landscaped or usable open space or may be provided in accordance with subsection 23.71.014.A.8. 3. Open space may be provided as interior or exterior open space according to the standards provided in subsections 23.71.014.B and 23.71.014.C. Interior open space may be used to satisfy up to 20 percent of the open space requirement. 4. Reductions to required open space. Required open space may be reduced if any of the following open space alternatives are provided: a. Interior public meeting space or space accommodating a public library, either of which shall be free to the public and credited at two times their actual area; b. An on-site town square, urban plaza, active park, or passive park that meets the minimum size requirements prescribed in Table A for 23.71.014 and that is consistent with the standards for such features contained in subsection 23.71.014.C. Such space shall be credited towards the open space requirement at 1.5 times the actual lot area occupied by such space. 5. Above-ground open space in the form of a publicly accessible terrace may satisfy up to 30 percent of total required open space. Due to the more limited public access to such areas, such above-ground open space shall be credited at 75 percent of actual area provided. Above-ground open space in combination with interior open space shall not exceed 50 percent of the total area required for open space. 6. In no case shall required landscaped open space be reduced to less than the minimum percentages for landscaped open space required in subsections 23.71.014.A.1 and 23.71.014.A.2. Required landscaping of surface parking areas, which may include perimeter screening, may count towards the landscaped open space requirement up to the minimum percentages required in subsections 23.71.014.A.1 and 23.71.014.A.2. 7. When an owner proposes substantial development on lots 40,000 square feet or less and adjacent to a major pedestrian street as designated in Section 23.71.008 , the Director may reduce the total amount of required open space if the owner provides open space on the portion of the site abutting the major pedestrian street. The reduction does not apply to open space consisting of landscaping required for surface parking areas, screening, or to improvements provided within the street right-of-way. 8. Northgate Open Space Fund a. In lieu of providing the remainder of open space, as defined in subsections 23.71.014.A.1 and 23.71.014.A.2, an owner may make a payment to the Northgate Area Open Space fund, if such a fund is established by the City Council. b. An in-lieu payment shall equal the assessed value of the land and improvements that would otherwise have been provided as open space. c. Funds received from properties within the Northgate Core sub-area, as shown on Map A for 23.71.004, shall be applied to open space acquisition or improvements in the Northgate Core sub-area. Funds received from properties outside of the Northgate Core sub-area shall be applied to open space acquisition or improvements within one-half mile of contributing sites. B. Open space development standards 1. Landscaped open space a. Landscaped open space shall be provided outdoors in the ground or in permanently installed beds, planters, or in large containers that cannot be readily removed. b. Landscaped open space shall have a minimum horizontal dimension of 6 feet, except on lots that are 10,000 square feet or less in area, where a minimum horizontal dimension of 5 feet is allowed. Where screening and landscaping of a surface parking area is counted towards meeting the landscaped open space requirement it shall meet the minimum dimensions as required by the underlying zone. 2. Usable open space - General a. Usable open space shall be open to the public. The minimum size of usable open space is prescribed in Table A for 23.71.014. The Director may modify the requirements of subsection 23.71.014.C, if the owner demonstrates that meeting the requirements is infeasible or the Director determines that the owner's proposal will better achieve the purpose of usable open space than the requirements prescribed herein. b. Usable open space shall be located within 3 feet of the elevation of abutting sidewalks, provide access of at least 10 feet in width, and provide barrier-free access according to the Washington State Rules and Regulations for Barrier-Free Design. c. Where proposed, skybridges shall provide a direct connection to the nearest usable open space at ground level. This connection shall be visible from the skybridge and shall be identified by signage at both entrances to the skybridge. 3. Usable open space - Exterior a. Usable open space may be provided as on-site exterior open space consisting of an active or passive park, courtyard, public meeting space, terrace, town square, urban garden, urban plaza, landscaped interior block pedestrian connection, or urban trail. b. Exterior usable open space shall meet the minimum standards contained in subsection 23.71.014.C. c. Exterior usable open space shall be screened from streets and parking areas by landscaping, a fence or a wall, except along a major pedestrian street, in which case usable open space shall be accessible to or integrated into the adjoining sidewalk for at least 50 percent of its frontage. 4. Usable open space - Interior a. Usable open space may be provided as on-site interior open space consisting of an atrium/greenhouse, galleria, or public meeting space. b. Interior usable open space shall provide direct pedestrian connections, with a clear path at least 10 feet wide, to exterior usable open space or public right-of-way. Such pedestrian connections shall not count toward interior usable open space requirements. c. Interior usable open space shall meet the applicable standards contained in subsection 23.71.014.C. C. Minimum standards for usable open space Table A for 23.71.014 Minimum square footage requirements for usable open space Minimum width in feet Minimum area in square feet Active park 80 11,000 Atrium/greenhouse 40 2,000 Courtyard 30 2,000 Galleria 20 2,000 Landscaped interior - block pedestrian connections 10 No minimum Passive park 100 22,000 Public meeting space 30 1,500 Terrace 10 800 Town square 80 11,000 Urban garden 10 No minimum Urban plaza 50 3,500 1. Active park. An active park shall be essentially level, accessible from a public right-of-way and shall include areas for active recreation such as, but not limited to, ball fields, courts, and children's play area(s). Public seating shall be provided. 2. Atrium/greenhouse or galleria. An atrium/greenhouse or galleria shall provide a large, enclosed, weather-protected space, generally covered by transparent and/or translucent material and meeting the following minimum standards and guidelines: a. Location and access. The location of an atrium/greenhouse or galleria shall be highly visible from the street and easily accessible to pedestrians. Pedestrian access should be designed to improve overall pedestrian circulation on the block. b. Minimum standards 1) The minimum height shall be 30 feet. 2) A minimum of 15 percent of an atrium/greenhouse or galleria shall be landscaped. 3) A minimum of 15 percent of an atrium/greenhouse or galleria shall be reserved for public seating at a rate of one lineal foot for every 30 square feet of floor area or one lineal foot of public seating area for every 30 square feet of floor area. 4) A minimum of 35 percent of the perimeter of an atrium/greenhouse or galleria shall be occupied by retail sales and service uses and 60 percent of every retail frontage on the atrium/greenhouse or galleria shall be transparent. 5) Perimeter walls of an atrium/greenhouse or galleria, excluding the wall of the structure, shall be no more than 15 percent blank. All nontransparent perimeter walls shall include measures to reduce the effect of the blank wall including, but not limited to, architectural detailing, landscaping, modulation, or art. 3. Courtyard. A courtyard shall meet the following minimum standards and guidelines: a. Location and access. A courtyard shall be adjacent to or attached to a structure or public sidewalk and shall be highly visible from adjacent sidewalks and public areas and have direct access to the streets on which it fronts. A courtyard shall be easily accessible and inviting to pedestrians and provide enclosure through use of design elements such as pedestrian walkways, structures containing retail uses, low planters or benches, and seating. b. Fifty percent of the courtyard area, outside of areas of major pedestrian traffic, shall be level. c. Courtyards shall include unit paving; landscaping, which encourages privacy and quiet; and pedestrian-scaled lighting and seating. Public seating shall be provided at a rate of one lineal foot of seating for every 50 square feet of courtyard area. 4. Passive park. Passive parks shall provide landscaped space for unstructured recreational activity such as walking or picnicking. 5. Public meeting space. Public meeting spaces shall be enclosed rooms available for use by the public free of charge, designed for the purposes of accommodating meetings, gatherings, or performances with seating capacity for at least 50 people. Public meeting spaces shall be available to the public between the hours of 10 a.m. and 10 p.m. Monday through Friday and shall not count towards minimum parking requirements. 6. Terrace. A terrace is intended to provide additional opportunity for open space in areas of concentrated development. a. Location and access 1) A terrace is a wind-sheltered area above street-level uses in a structure. 2) A terrace should be easily accessible from the street and access should be plainly identified. 3) Direct access by stairs, ramps or mechanical assist shall be provided from a public right-of-way or public open space to the terrace. 4) The path of access must have a minimum width of 10 feet. b. A minimum of 80 percent of the terrace shall receive solar exposure from 11 a.m. until 2 p.m. PDT between the spring and autumn equinox. c. Public seating shall be provided in an amount equal to one seat for each 30 square feet of terrace area or one lineal foot of public seating for each 30 square feet of terrace area. d. Terraces shall be landscaped in a manner which provides for the comfort and enjoyment of people in the space and creates a visual amenity for pedestrians and occupants of surrounding buildings. e. A terrace shall be open to the public from at least 7 a.m. until one hour after sunset seven days a week. 7. Town square. A town square shall meet the criteria for an urban plaza and, in addition, shall meet the following: a. Location and access. A town square shall be located adjacent to a Major Pedestrian Street. b. A large, essentially level, unobstructed area should characterize the center of a town square and be available for public events. 8. Urban garden. Urban gardens are intended to provide color and visual interest to pedestrians and motorists and are characterized by such amenities as specialized landscaping, paving materials, and public seating. a. Location and access. Urban gardens shall be located at or near sidewalk grade and adjacent to a public right-of-way or building lobby. b. One public seating space for each 20 square feet of garden area or one lineal foot of public seating for every 20 square feet of garden area shall be provided. c. Urban gardens shall be developed with unit paving and plant materials in a garden-like setting. Landscaping shall include a mix of seasonal and permanent plantings, including trees and shrubs. A water feature is encouraged. d. A minimum of 75 percent of the garden area shall receive solar exposure from 11 a.m. until 2 p.m. PDT, between the spring and autumn equinox. e. The garden shall be open to the public at least five days a week from 8 a.m. until 7 p.m. 9. Urban plaza. An urban plaza shall serve as a link between a building and the pedestrian network and/or as a focal point between two or more buildings. a. Location and access 1) An urban plaza shall be one contiguous space, with at least one edge abutting a street at a transit stop or anywhere along a Major Pedestrian Street. 2) The area within 10 feet of the sidewalk, along a minimum of 50 percent of each street frontage, shall be within 3 feet elevation of the adjoining public sidewalk. b. There shall be no physical obstruction between an urban plaza and the sidewalk. The plaza should be distinguished from the public right-of-way by landscaping and/or a change in paving materials. c. The aggregate area of retail kiosks and carts in an urban plaza should not exceed 150 square feet or one percent of the total area of the plaza, whichever is greater. d. Urban plazas shall have retail sales and service uses on frontage equivalent to at least 50 percent of the perimeter of the plaza. The retail sales and service uses shall have direct access onto the plaza. e. Urban plazas shall be landscaped and paved in such a way as to provide continuous access to the public right-of-way. A minimum of 20 percent and a maximum of 30 percent of the plaza shall be landscaped. f. A minimum ratio of one tree per 700 square feet of plaza area is required. Trees should be arranged in such a manner as to define the perimeter of the space and to maximize solar exposure to the principal space. g. A minimum of 85 percent of the plaza shall be uncovered and open to the sky, excluding deciduous tree canopies. h. There shall be one lineal foot of public seating area or one public seat for every 35 square feet of plaza area. Up to 50 percent of the seating may be moveable. i. An urban plaza shall be open to the public during normal business hours, seven days a week. 10. For surface parking areas exceeding 250 parking spaces, a 10-foot-wide landscaped pedestrian walkway separating each of the parking areas and connecting to the building shall be provided, or separation of parking areas exceeding 250 spaces shall be provided by principal-use or accessory-use structures on-site. Landscaped pedestrian walkways may be counted towards open space requirements as provided for in this Section 23.71.014 . (Ord. 125558 , § 55, 2018; Ord. 124378 , § 68, 2013 [cross-reference update and style update]; Ord. 121362, § 3, 2003; Ord. 116795 , § 2, 1993.)