Seattle Mun. Code § 23.51B.002 Public schools in residential zones
Public schools in all neighborhood residential and multifamily zones are subject to the following development standards unless otherwise indicated: A. New public schools or additions to existing public schools and accessory uses including child care centers that meet the applicable development standards of this Chapter 23.51B are permitted outright. B. Departures from development standards may be permitted or required pursuant to procedures and criteria established in Chapter 23.79 , Establishment of Development Standard Departure for Public Schools. C. Lot coverage in Neighborhood Residential zones 1. For new public school construction on new public school sites, the maximum lot coverage permitted for all structures is as provided in Section 23.44.080 . 2. For new public school construction and additions to existing public school structures on existing public school sites, the maximum lot coverage permitted is the greater of the following: a. The lot coverage provided in Section 23.44.080 ; or b. The lot coverage of the former school structures on the site, provided that the height of the new structure or portion of structure is no greater than that of the former structures when measured according to subsection 23.86.006.E, and at least 50 percent of the footprint of the new principal structure is constructed on a portion of the lot formerly occupied by the footprint of the former principal structure. 3. Departures from lot coverage limits may be granted or required pursuant to the procedures and criteria set forth in Chapter 23.79 . Lot coverage restrictions may be waived by the Director as a Type I decision when waiver would contribute to reduced demolition of residential structures. D. Height 1. Neighborhood Residential and lowrise zones a. For new public school construction on new public school sites, the maximum permitted height is 32 feet plus 5 feet for a pitched roof. For gymnasiums and auditoriums that are accessory to the public school, the maximum permitted height is 35 feet plus 10 feet for a pitched roof if all portions of the structure above 30 feet are set back at least 20 feet from all lot lines. All parts of a pitched roof above the height limit must be pitched at a rate of not less than 4:12. No portion of a shed roof on a gymnasium or auditorium is permitted to extend above the 35-foot height limit under this subsection 23.51B.002.D.1.a. b. For new public school construction on existing public school sites, the maximum permitted height is 35 feet plus 15 feet for a pitched roof. All parts of the roof above the height limit must be pitched at a rate of not less than 4:12. No portion of a shed roof is permitted to extend beyond the 35-foot height limit under this subsection 23.51B.002.D.1.b. c. For additions to existing public schools on existing public school sites, the maximum height permitted is the height of the existing school or 35 feet plus 15 feet for a pitched roof, whichever is greater. When the height limit is 35 feet, the ridge of the pitched roof on a principal structure may extend up to 15 feet above the height limit, and all parts of the roof above the height limit must be pitched at a rate of not less than 4:12. No portion of a shed roof is permitted to extend beyond the 35-foot limit under this subsection 23.51B.002.D.1.c. 2. Midrise and highrise zones. The maximum permitted height for any public school located in a MR or HR zone is the base height permitted in that zone for multifamily structures. 3. In lowrise zones, departures from height limits may be granted or required pursuant to the procedures and criteria set forth in Chapter 23.79 . For construction of new structures on new and existing public school sites to the extent not otherwise permitted outright, the maximum height that may be granted as a development standard departure is 35 feet plus 15 feet for a roof pitched at a rate of not less than 4:12 for elementary schools and 60 feet plus 15 feet for a roof pitched at a rate of not less than 4:12 for secondary schools. No departures may be granted for a portion of a shed roof to extend beyond 35 feet in height under this subsection 23.51B.002.D.3. 4. Height maximums in all residential zones may be waived by the Director as a Type I decision when the waiver would contribute to reduced demolition of residential structures. 5. The provisions of subsection 23.44.070.B and the exemptions of subsection 23.44.070.C apply. 6. Light standards a. Light standards for illumination of athletic fields on new and existing public school sites may be allowed to exceed the maximum permitted height, up to a maximum height of 100 feet, if the Director determines that the additional height is necessary to ensure adequate illumination and that impacts from light and glare are minimized to the greatest extent practicable. The applicant must submit an engineer's report demonstrating that impacts from light and glare are minimized to the greatest extent practicable. When proposed light standards are reviewed as part of a project being reviewed pursuant to Chapter 25.05 , and requiring a SEPA determination, the applicant must demonstrate that the additional height contributes to a reduction in impacts from light and glare. b. When proposed light standards are not included in a proposal being reviewed pursuant to Chapter 25.05 , the Director may permit the additional height as a special exception subject to Chapter 23.76 . 1) When seeking a special exception for taller light standards, the applicant must submit an engineer's report demonstrating that the additional height contributes to a reduction in impacts from light and glare. When the proposal will result in extending the lighted area's duration of use, the applicant must address and mitigate potential impacts, including but not limited to, increased duration of noise, traffic, and parking demand. The applicant also shall conduct a public workshop for residents within 1/8 mile of the affected school in order to solicit comments and suggestions on design as well as potential impacts. 2) The Director may condition a special exception to address negative impacts from light and glare on surrounding areas, and conditions may also be imposed to address other impacts associated with increased field use due to the addition of lights, including, but not limited to, increased noise, traffic, and parking demand. E. Setbacks 1. General requirements a. No setbacks are required for new public school construction or for additions to existing public school structures for that portion of the site across a street or an alley or abutting a lot in a nonresidential zone. If any portion of the site is across a street or an alley from or abuts a lot in a residential zone, setbacks are required for areas facing or abutting residential zones, as provided in subsections 23.51B.002.E.2 through 23.51B.002.E.5. Setbacks for sites across a street or alley from or abutting lots in Residential-Commercial (RC) zones are based upon the residential zone classification of the RC lot. b. The minimum setback requirement may be averaged along the structure facade with absolute minimums for areas abutting lots in residential zones as provided in subsections 23.51B.002.E.2.b, 23.51B.002.E.3.b, and 23.51B.002.E.4.b. c. Trash disposals, operable windows in a gymnasium, main entrances, play equipment, kitchen ventilators, or other similar items shall be located at least 30 feet from any Neighborhood Residential zoned lot and 20 feet from any multi-family zoned lot. d. The exceptions of subsections 23.44.090.D, 23.44.090.E, 23.44.090.G, 23.44.090.H, and 23.44.090.I apply. 2. New public school construction on new public school sites a. New public school construction on new public school sites across a street or alley from lots in residential zones shall provide minimum setbacks according to the height of the school and the designation of the facing residential zone, as shown in Table A for 23.51B.002. Table A for 23.51B.002 Average setbacks for a new public school site located across a street or alley from a residential zone (in feet) Facade height Zone across street or alley and average setback NR/LR1 LR2/LR3 MR HR 20 or less 15 10 5 0 Greater than 20 up to 35 15 10 5 0 Greater than 35 up to 50 20 15 5 0 Greater than 50 35 20 10 0 b. New public school construction on new public school sites abutting lots in residential zones shall provide minimum setbacks according to the height of the school and the designation of the abutting residential zone, as shown in Table B for 23.51B.002. Table B for 23.51B.002 Setbacks for a new public school site abutting a residential zone (in feet) Facade height Abutting zone and setbacks NR/LR1 LR2/LR3 MR HR 20 or less 20(10) 15(10) 10(5) 0(0) Greater than 20 up to 35 25(10) 15(10) 10(5) 0(0) Greater than 35 up to 50 25(10) 20(10) 10(5) 0(0) Greater than 50 30(15) 25(10) 15(5) 0(0) Footnote to Table B for 23.51B.002 Average setbacks are shown outside of the parentheses and minimum setbacks are shown in parentheses. 3. New public school construction on existing public school sites a. New public school construction on existing public school sites across a street or alley from lots in residential zones shall provide either the setback of the previous structure on the site or minimum setbacks according to the height of the school and the designation of the facing residential zone as shown in Table C for 23.51B.002, whichever is less. Table C for 23.51B.002 Setbacks for new construction on an existing public school site located across a street or alley from a residential zone (in feet) Facade height Zone across street or alley and average setback NR/LR1 LR2/LR3 MR HR 20 or less 10 5 5 0 Greater than 20 up to 35 10 5 5 0 Greater than 35 up to 50 15 10 5 0 Greater than 50 20 15 10 0 b. New public school construction on existing public school sites abutting lots in residential zones shall provide either the setback of the previous structure on the site or minimum setbacks according to the height of the school and the designation of the abutting residential zone, as shown in Table D for 23.51B.002, whichever is less. Table D for 23.51B.002 Setbacks for new construction on an existing public school site abutting a residential zone (in feet) Facade height Abutting zone and setback NR/LR1 LR2/LR3 MR HR 20 or less 15(10) 10(5) 10(5) 0(0) Greater than 20 up to 35 20(10) 15(10) 10(5) 0(0) Greater than 35 up to 50 25(10) 20(10) 10(5) 0(0) Greater than 50 30(15) 25(10) 15(5) 0(0) Footnote to Table D for 23.51B.002 Average setbacks are shown outside of the parentheses and minimum setbacks are shown in parentheses. 4. Additions to existing public school structures on existing public school sites a. Additions to existing public school structures on existing public school sites across a street or alley from lots in residential zones shall provide either the setback of the previous structure on the site or minimum setbacks according to the height of the school and the designation of the facing residential zone as shown in Table E for 23.51B.002, whichever is less. Table E for 23.51B.002 Setbacks for additions on an existing public school site located across a street or alley from a residential zone (in feet) Facade height Zone across street or alley and average setback NR/LR1 LR2/LR3 MR HR 20 or less 5 5 5 0 Greater than 20 up to 35 10 5 5 0 Greater than 35 up to 50 15 10 5 0 Greater than 50 20 15 10 0 b. Additions to public schools on existing public school sites abutting lots in residential zones shall provide either the setback of the previous structure on the site or minimum setbacks according to the height of the school and the designation of the abutting residential zone as shown in Table F for 23.51B.002, whichever is less. Table F for 23.51B.002 Setbacks for additions on an existing public school site abutting a residential zone (in feet) Facade height Abutting zone and setback NR/LR1 LR2/LR3 MR HR 20 or less 10(5) 10(5) 10(5) 0(0) Greater than 20 up to 35 15(5) 10(5) 10(5) 0(0) Greater than 35 up to 50 20(10) 20(10) 10(5) 0(0) Greater than 50 25(10) 25(10) 15(5) 0(0) Footnote to Table F for 23.51B.002 Average setbacks are shown outside of the parentheses and minimum setbacks are shown in parentheses. 5. Departures from setback requirements may be granted or required pursuant to the procedures and criteria set forth in Chapter 23.79 as follows: a. The minimum average setback may be reduced to 10 feet and the minimum setback to 5 feet for structures or portions of structures across a street or alley from lots in residential zones. b. The minimum average setback may be reduced to 15 feet and the minimum setback to 5 feet for structures or portions of structures abutting lots in residential zones. c. The limits in subsections 23.51B.002.E.5.a and 23.51B.002.E.5.b may be waived by the Director if a waiver would contribute to reduced demolition of residential structures. F. Structure width 1. When a new public school structure is built on a new public school site or on an existing public school site, the maximum width of a structure is 66 feet unless either the modulation option in subsection 23.51B.002.F.1.a or the landscape option in subsection 23.51B.002.F.1.b is met. a. Modulation option. Facades shall be modulated according to the following provisions: 1) The minimum depth of modulation is 4 feet. 2) The minimum width of modulation is 20 percent of the total structure width or 10 feet, whichever is greater. b. Landscape option. The setbacks shall be landscaped as follows: 1) One tree and three shrubs are required for each 300 square feet of setback area. 2) Trees and shrubs that already exist in the required planting area or have their trunk or center within 10 feet of the area may be substituted for required plantings on a one-tree-to-one-tree or one-shrub-to-one-shrub basis. In order to qualify, a tree must be 6 inches or greater in diameter, measured 4.5 feet above the ground. 3) The planting of street trees may be substituted for required trees on a one-to-one basis. All street trees shall be planted according to City of Seattle tree planting standards. 4) Each setback required to be landscaped shall be planted with shrubs, grass, and/or evergreen ground cover. 5) Landscape features such as decorative paving are permitted to a maximum of 25 percent of each required landscaped area. 6) A plan shall be filed showing the layout of the required landscaping. 7) The School District shall maintain all landscape material and replace any dead or dying plants. 2. There is no maximum width limit for additions to existing public school structures on existing public school sites. The Director may require landscaping to reduce the appearance of bulk. 3. Departures from the modulation and landscaping standards may be granted or required pursuant to the procedures and criteria set forth in Chapter 23.79 to permit other techniques to reduce the appearance of bulk. Techniques to reduce the appearance of bulk may be waived by the Director as a Type I decision when the waiver would contribute to reduced demolition of residential structures. G. Parking quantity. Parking shall be required as provided in Chapter 23.54 . H. Parking location. Parking may be located: 1. Within the principal structure; or 2. On any portion of the lot except the front setback, provided that the parking is separated from streets and from abutting lots in residential zones by an area with a minimum depth of 5 feet that is landscaped with trees and ground cover determined by the Director, as a Type I decision, as adequate to soften the view of the parking from adjacent properties. In the case of a through lot, parking may also be located in one front setback when landscaped as described in this subsection 23.51B.002.H.2; 3. Departures may be granted or required pursuant to the procedures set forth in Chapter 23.79 to permit parking location anywhere on the lot and to reduce required landscaping. Landscaping may be waived in whole or in part if the topography of the site or other circumstances result in the purposes of landscaping being served, as, for example, when a steep slope shields parking from the view of abutting properties. This test may be waived by the Director, as a Type I decision, when waiver would contribute to reduced demolition of residential structures. I. Bus and truck loading and unloading 1. Unless subsection 23.51B.002.I.4 applies, an off-street bus loading and unloading area of a size reasonable to meet the needs of the school shall be provided and may be located in any required setback. The bus loading and unloading area may be permitted in landscaped areas provided under subsection 23.51B.002.F.1.b if the Director determines that landscaping around the loading and unloading area softens the impacts of its appearance on abutting properties. 2. One off-street truck loading berth that is 13 feet wide and 40 feet long is required for new public school construction. 3. Departures from the requirements and standards for bus and truck loading and unloading areas and berths may be granted or required pursuant to the procedures and criteria set forth in Chapter 23.79 only when departure would contribute to reduced demolition of residential structures. 4. When a public school is remodeled or rebuilt at the same site, an existing on-street bus loading area is allowed if the following conditions are met: a. The school site is not proposed to be expanded; b. The student capacity of the school is not being expanded by more than 25 percent; and c. The location of the current on-street bus loading remains the same. J. Noise, odor, light, and glare. The development standards for small institutions set forth in Section 23.45.570 apply. Departures from these standards may be granted or required pursuant to the procedures and criteria set forth in Chapter 23.79 only when departure would contribute to reduced demolition of residential structures. (Ord. 127376 , § 56, 2025; Ord. 126685 , § 39, 2022 [cross-reference and style update]; Ord. 126509 , § 71, 2022 [zone name change]; Ord. 123495, § 58, 2011; Ord. No. 123209, § 8, 2009.)