Improvement requirements for existing streets in industrial zones
Seattle Mun. Code § 23.53.020
in effectA. General requirements 1. If new lots are created or any type of development is proposed in an industrial zone, existing streets abutting the lot(s) are required to be improved in accordance with this Section 23.53.020 and Section 23.53.006 . One or more of the following types of improvements may be required by this Section 23.53.020 : a. Pavement; b. Drainage; c. Grading to future right-of-way grade; d. Design of structures to accommodate future right-of-way grade; e. No-protest agreements; and f. Planting of street trees and other landscaping. A setback from the property line, or dedication of right-of-way, may be required to accommodate the improvements. 2. Subsection 23.53.020.E contains exceptions from the standard requirements for street improvements, including exceptions for streets that already have curbs, projects that are smaller than a certain size, and for special circumstances, such as location in an environmentally critical area. 3. Off-site improvements such as provision of drainage systems or fire access roads shall be required pursuant to the authority of this Code or other ordinances to mitigate the impacts of development. 4. Detailed requirements for street improvements are in the Streets Illustrated Right-of-Way Improvements Manual or successor. 5. The regulations in this Section 23.53.020 are not intended to preclude the use of Chapter 25.05 to mitigate adverse environmental impacts. 6. Minimum right-of-way widths a. Arterials. The minimum right-of-way widths for arterials designated on the Arterial street map, Section 11.18.010 , are as specified in the Streets Illustrated Right-of-Way Improvements Manual or successor. b. Non-arterials 1) The minimum right-of-way width for an existing street that is not an arterial designated on the Arterial street map, Section 11.18.010 , is as shown on Table A for 23.53.020. Table A for 23.53.020 Minimum right-of-way widths for existing nonarterial streets Zone category Required right-of-way widths (in feet) 1. IB, IC, UI, II 52 2. IG1, IG2, MML 56 2) If a block is split into more than one zone, the zone category with the most frontage shall determine the minimum width on Table A for 23.53.020. If the zone categories have equal frontage, the one with the wider requirement shall be used to determine the minimum right-of-way width. B. Improvements on designated streets in all industrial zones. In all industrial zones, except as provided in subsection 23.53.020.E, if a lot abuts a street designated on Map A for 23.50A.190, the following on-site improvements shall be provided: 1. Dedication requirement. If the street right-of-way is less than the minimum width established in subsection 23.53.020.A.6, dedication of additional right-of-way equal to half the difference between the current right-of-way and the minimum right-of-way width established in subsection 23.53.020.A.6 is required; provided, however, that if right-of-way has been dedicated since 1982, other lots on the block are not required to dedicate more than that amount of right-of-way. 2. Improvement requirements. A paved roadway with pedestrian access and circulation as required by Section 23.53.006 and drainage facilities shall be provided in the portion of the street right-of-way abutting the lot, as specified in the Streets Illustrated Right-of-Way Improvements Manual or successor. 3. Street trees. Street trees shall be provided along designated street frontages pursuant to Sections 23.50A.180 through 23.50A.190 . C. General Industrial 1 and General Industrial 2 (IG1 and IG2 zones) and Maritime, Manufacturing, and Logistics (MML) zone. Except as provided in subsection 23.53.020.E, the following improvements shall be required in IG1, IG2, and the MML zones, in addition to the pedestrian access and circulation requirements of Section 23.53.006 . Further improvements may be required on streets designated in subsection 23.53.020.B. 1. Setback requirement. When the right-of-way abutting a lot has less than the minimum width established in subsection 23.53.020.A.6, a setback equal to half the difference between the current right-of-way width and the minimum right-of-way width established in subsection 23.53.020.A.6 is required; provided, however, that if a setback has been provided under this subsection 23.53.020.C.1, other lots on the block shall provide the same setback. The area of the setback may be used to meet any development standard, except that required parking may not be in the setback. Underground structures that would not prevent the future widening and improvement of the right-of-way may be permitted in the required setback by the Director after consulting with the Director of Seattle Department of Transportation. 2. Grading requirement. When an existing street abutting a lot is less than the width established in subsection 23.53.020.A.6, all structures shall be designed and built to accommodate the grade of the future street improvements. 3. Fire apparatus access. If the lot does not have vehicular access from a street or private easement that meets the regulations for fire apparatus access roads in Chapter 22.600 , such access shall be provided. When an existing street does not meet these regulations, the Chief of the Fire Department may approve an alternative that provides adequate emergency vehicle access. 4. Dead-end streets. Streets that form a dead end at the property to be developed shall be improved with a cul-de-sac or other vehicular turnaround as specified in the Streets Illustrated Right-of-Way Improvements Manual or successor. The Director, after consulting with the Director of the Seattle Department of Transportation, shall determine whether the street has the potential for being extended or whether it forms a dead end because of topography and/or the layout of the street system. 5. No-protest agreement requirement. When a setback is required by subsection 23.53.020.C.1, or a pedestrian walkway is required as specified in Section 23.53.006 , a no-protest agreement to future street improvements shall be required, as authorized by chapter 35.43 RCW. The agreement shall be recorded with the King County Recorder. D. Industrial Buffer (IB) , Urban Industrial (UI), Industry and Innovation (II), and Industrial Commercial (IC) zones. Except as provided in subsection 23.53.020.E, the following improvements are required in UI, II, and IC zones, in addition to the pedestrian access and circulation requirements of Section 23.53.006 . Further improvements may be required on streets designated in subsection 23.53.020.B. The requirements of this subsection 23.53.020.D shall apply when development projects are proposed on lots in all UI, II, and IC zones: 1. Improvements to arterials a. When a street is designated as an arterial on the Arterial street map, Section 11.18.010 , a paved roadway with pedestrian access and circulation as required by Section 23.53.006 , drainage facilities, and any landscaping required by the zone in which the lot is located shall be provided in the portion of the street right-of-way abutting the lot, as specified in the Streets Illustrated Right-of-Way Improvements Manual or successor. b. If necessary to accommodate the right-of-way widths specified in the Streets Illustrated Right-of-Way Improvements Manual or successor, dedication of right-of-way shall be required. 2. Improvements to non-arterial streets a. Non-arterial streets with right-of-way greater than or equal to the minimum right-of-way width 1) Improvement requirements. When an existing non-arterial street right-of-way is greater than or equal to the minimum right-of-way width established in subsection 23.53.020.A.6, a paved roadway with pedestrian access and circulation as required by Section 23.53.006 , drainage facilities, and any landscaping required by the zone in which the lot is located shall be provided in the portion of the street right-of-way abutting the lot, as specified in the Streets Illustrated Right-of-Way Improvements Manual or successor. Development in the Industry and Innovation zone abutting the SODO Trail shall contribute to pedestrian access and circulation on the trail for the portion of the development fronting the trail. 2) Fire apparatus access. If the lot does not have vehicular access from a street or private easement that meets the regulations for fire apparatus access roads in Chapter 22.600 , such access shall be provided. When an existing street does not meet these regulations, the Chief of the Fire Department may approve an alternative that provides adequate emergency vehicle access. 3) Dead-end streets. Streets that form a dead end at the property to be developed shall be improved with a cul-de-sac or other vehicular turnaround as specified in the Streets Illustrated Right-of-Way Improvements Manual or successor. The Director, after consulting with the Director of the Seattle Department of Transportation, shall determine whether the street has the potential for being extended or whether it forms a dead end because of topography or the layout of the street system. b. Non-arterial streets with less than the minimum right-of-way width 1) Dedication requirement. When an existing non-arterial street has less than the minimum right-of-way established in subsection 23.53.020.A.6, dedication of additional right-of-way equal to half the difference between the current right-of-way width and the minimum right-of-way width established in subsection 23.53.020.A.6 is required; provided, however, that if right-of-way has been dedicated since 1982, other lots on the block shall not be required to dedicate more than that amount of right-of-way. 2) Improvement requirement. A paved roadway with pedestrian access and circulation as required by Section 23.53.006 , drainage facilities, and any landscaping required by the zone in which the lot is located shall be provided in the portion of the street right-of-way abutting the lot, as specified in the Streets Illustrated Right-of-Way Improvements Manual or successor. 3) Fire apparatus access. If the lot does not have vehicular access from a street or private easement that meets the regulations for fire apparatus access roads in Chapter 22.600 , such access shall be provided. When an existing street does not meet these regulations, the Chief of the Fire Department may approve an alternative that provides adequate emergency vehicle access. 4) Dead-end streets. Streets that form a dead end at the property to be developed shall be improved with a cul-de-sac or other vehicular turnaround as specified in the Streets Illustrated Right-of-Way Improvements Manual or successor. The Director, after consulting with the Director of Seattle Department of Transportation, shall determine whether the street has the potential for being extended or whether it forms a dead end because of topography or the layout of the street system. E. Exceptions 1. Streets with existing curbs a. Streets with right-of-way greater than or equal to the minimum right-of-way width. When a street with existing curbs abuts a lot, and improvements would be required by subsections 23.53.020.B or 23.53.020.D, and the existing right-of-way is greater than or equal to the minimum width established in subsection 23.53.020.A.6, but the roadway width is less than the minimum established in the Streets Illustrated Right-of-Way Improvements Manual or successor, the following requirements shall be met: 1) All structures on the lot shall be designed and built to accommodate the grade of the future street improvements. 2) A no-protest agreement to future street improvements is required, as authorized by chapter 35.43 RCW. The agreement shall be recorded with the title to the property with the King County Recorder. 3) Pedestrian access and circulation are required as specified in Section 23.53.006 . b. Streets with less than the minimum right-of-way width. When a street with existing curbs abuts a lot and the existing right-of-way is less than the minimum width established in subsection 23.53.020.A.6, the following requirements shall be met: 1) Setback requirement. A setback equal to half the difference between the current right-of-way width and the minimum right-of-way width established in subsection 23.53.020.A.6 is required; provided, however, that if a setback has been provided under this subsection 23.53.020.E.1.b.1, other lots on the block shall provide the same setback. The area of the setback may be used to meet any development standard, except that required parking may not be in the setback. Underground structures that would not prevent the future widening and improvements of the right-of-way may be permitted in the required setback by the Director after consulting with the Director of Transportation. 2) Grading requirement. When a setback is required, all structures on the lot shall be designed and built to accommodate the grade of the future street, as specified in the Streets Illustrated Right-of-Way Improvements Manual or successor. 3) A no-protest agreement to future street improvements is required, as authorized by chapter 35.43 RCW. The agreement shall be recorded with the title to the property with the King County Recorder. 4) If there is no sidewalk, a sidewalk shall be constructed except when an exception set forth in Section 23.53.006 is applicable. 2. Projects with reduced improvement requirements. The following types of projects are exempt from all dedication and improvement requirements of subsections 23.53.020.B, 23.53.020.C, and 23.53.020.D, but shall meet the pedestrian access and circulation requirements specified in Section 23.53.006 and the requirements of subsection 23.53.020.E.1.b if the street right-of-way abutting the lot has less than the minimum right-of-way width established in subsection 23.53.020.A or does not meet the grade of future street improvements. a. Structures with fewer than ten artist's studio dwellings; b. The following uses when they are smaller than 750 square feet of gross floor area: major and minor vehicle repair uses, and multipurpose retail sales uses; c. Nonresidential structures that have less than 4,000 square feet of gross floor area and that do not contain uses listed in subsection 23.53.020.E.2.b that are larger than 750 square feet; d. Structures containing a mix of artist's studio dwellings and nonresidential uses, if there are fewer than ten artist's studio dwellings, and the square footage of nonresidential use is less than specified in subsections 23.53.020.E.2.b and 23.53.020.E.2.c; e. Remodeling and use changes within existing structures; f. Additions to existing structures that are exempt from environmental review; and g. Expansions of surface parking, outdoor storage, outdoor sales or outdoor display of rental equipment of less than 20 percent of the parking, storage, sales or display area, or number of parking spaces. 3. Exceptions from street improvement requirements. The Director, in consultation with the Director of Transportation, may waive or modify the requirements for paving, dedication, setbacks, grading, no-protest agreements, and landscaping when it is determined that one or more of the following conditions are met. The waiver or modification shall provide the minimum relief necessary to accommodate site conditions while maximizing access and circulation. a. Location in an environmentally critical area or buffer, disruption of existing drainage patterns, or removal of natural features such as significant trees or other valuable and character-defining mature vegetation makes widening or improving the right-of-way impractical or undesirable. b. The existence of a bridge, viaduct, or structure such as a substantial retaining wall in proximity to the project site makes widening or improving the right-of-way impractical or undesirable. c. Widening the right-of-way or improving the street would adversely affect the character of the street, as it is defined in an adopted neighborhood plan, street designations in the Streets Illustrated Right-of-Way Improvements Manual or successor, or adopted City plan for Green Streets, boulevards, or other special right-of-way, or would otherwise conflict with the stated goals of such a plan. d. Widening or improving the right-of-way would make building on a lot infeasible by reducing it to dimensions where development standards cannot reasonably be met. e. Widening or improving the right-of-way would preclude vehicular access to an existing lot. f. One or more substantial principal structures on the same side of the block as the proposed project are in the area needed for future expansion of the right-of-way and the structure(s)' condition and size make future widening of the remainder of the right-of-way unlikely. g. Widening or improving the right-of-way is impractical because topography would preclude the use of the street for vehicular access to the lot, for example due to an inability to meet the required 15 percent maximum driveway slope. h. Widening or improving the right-of-way is not necessary because it is adequate for current and potential vehicular traffic, for example, due to the limited number of lots served by the development or because the development on the street is at zoned capacity. (Ord. 126862 , § 11, 2023; Ord. 126682 , § 7, 2022; Ord. 125681 , § 4, 2018; Ord. 123649, § 35, 2011; Ord. 123589, § 67, 2011; Ord. 123046, § 45, 2009; Ord. 122615 , § 9, 2007; Ord. 122205, § 9, 2006; Ord. 122050, § 13, 2006; Ord. 121477, § 28, 2004; Ord. 121145, § 12, 2003; Ord. 120611 , § 14, 2001; Ord. 120117, § 41, 2000; Ord. 119096, § 3, 1998; Ord. 118409, § 197, 1996; Ord. 117432 , § 37, 1994; Ord. 116744 , § 26, 1993; Ord. 116262 , § 16, 1992; Ord. 115568 , §§ 6, 7, 1991; Ord. 115326, § 26, 1990.)
Source: Seattle Municipal Code (Municode library)URL: https://library.municode.com/wa/seattle/codes/municipal_codeFetched: 7/25/2026