Chapter 17.25
DESIGN STANDARDS FOR MIXED-USE DEVELOPMENT
Sections:
17.25.010 Purpose.
17.25.020 Design review.
17.25.030 Overall district design.
17.25.040 Transit-supportive design.
17.25.050 Overall architectural design.
17.25.055 Residential dwelling units.
17.25.060 Overall building form.
17.25.065 Waterfront, port, mixed-use, and transportation related building design.
17.25.070 Building design.
17.25.080 Signage.
17.25.090 Off-street parking—Parking facilities—Lots—Structures.
17.25.100 Landscape design.
17.25.110 Pedestrian walkway.
17.25.010 Purpose.
A. A mixed-use district is intended to accommodate and foster pedestrian usage by combining commercial/retail uses and residential uses in the same buildings or in close vicinity of each other. The interaction of these different uses during day and evening hours provides a dynamic that can not usually be created with typical single use zones. This concept harkens back to a village where people lived and worked in close proximity. This concept also tries to reduce dependency upon the automobile, makes pedestrians a focal point, and encourages human interaction, smaller scale buildings, and a vibrant sidewalk environment.
B. For projects in those zoning districts where mixed-use developments are allowed, the following design review standards shall apply, with examples depicted in Exhibit C of Ordinance 948, Guidelines for Mixed-Use Developments. Where specifically called out, those additional design details that address the waterfront or multi-modal project shall apply only to waterfront redevelopment projects. (Ord. 1101 § 4 (part), 2004; Ord. 948 § 16 (part), 1999)
17.25.020 Design review.
Administrative design review will be used by the city to approve development (site plans and architectural designs) in mixed-use districts. The planning director will make urban design decisions based on the following guidelines to promote visual quality in these areas of the city. (Ord. 948 § 16 (part), 1999)
17.25.030 Overall district design.
A. Mixed-use development should create a new diverse and pedestrian-friendly neighborhood, with a mix of housing, shopping, workplace and entertainment uses and nodes for transportation access, all within a short walk of each other. A range of types, sizes, amenities, and uses will enhance a series of inviting functional public spaces, including shopping streets and pedestrian friendly streetscapes, open spaces, courtyards, trails, residential, office, and retail in mixed-use buildings. The design principles for buildings and streets are taken from traditional small towns that provided a close-in community life.
B. To foster pedestrian usage in the mixed-use district, sidewalks must be a minimum of ten feet in width, except when the public works director determines this width is not feasible.
C. Properties or development projects abutting major streets in the district should have zero to ten foot setbacks from the right-of-way, pedestrian-friendly store fronts with display windows along fifty percent of their facade and the facades should not be plain or sterile but incorporate architectural features such as, windows, entrances, variations in setback, so that no wall plane is wider or longer than two and one-half times the height of the wall plane.
D. Front Street is intended to accommodate and foster pedestrian usage in the waterfront mixed-use district. Properties or development projects abutting Front Street shall:
1. Have a zero setback from the right-of-way and the building shall maintain a continuous frontage along Front Street.
2. Highway 525 from the railroad bridge north to the water is meant to provide arterial access to Front Street, but should also be pedestrian- and transit-oriented by having either courtyard or building fronting along it.
3. Breaks in the building are permitted to meet shoreline standards and to encourage pedestrian access into and through projects to the water.
E. Off-street parking in commercial areas should either be behind or to the side of development.
1. A minimum of curb cuts should be allowed along streets for parking access.
2. Vehicular access to parking lots and garages should only be permitted along Front Street when there is no other side street or alley access. (Ord. 948 § 16 (part), 1999)
17.25.040 Transit-supportive design.
A station area plan is needed to guide transit and surrounding area uses in the waterfront area. The plan should address land use, access, infrastructure and various modes including pedestrian, bicycle and transit. The multi-modal (intermodal) station should be located to minimize walking distances between transportation modes and transfers between modes and distances to commercial waterfront development. The following uses are encouraged in this transit-oriented district (TOD): small grocery store(s), bakery, convenience-retail, ATMs, coffee shop or stand(s), newsstand, drug store, carry-out food outlets, stationary/gift store, video rental store, dry cleaning outlet, flower shop/florist, beauty shop, barber, and photo-finishing shop. (Ord. 948 § 16 (part), 1999)
17.25.050 Overall architectural design.
A. Building design concepts should respond to the site plan by forming street edges and by encouraging active, safe street life offering a variety of activities. Buildings should recognize site patterns and help define entries to interior courtyards, building entrances, and public spaces to encourage family and community activities.
B. Use architectural styles that are associated with traditional neighborhood design and newer multifamily designs that delineates separation of the units. Commercial architectural styles should mimic the old Main Street concept with architectural context taken from waterfront, northwest timber or historic building designs.
C. The architectural designs should utilize a variety of roof forms to create diverse elevations. Residential units, office and commercial/retail spaces should overlook the streets and courtyards as part of a unified and defined sense of space.
D. Parapets, cornices, shed roofs, dormers and other secondary roof forms create variety in the units and break up the massing of the overall buildings. Varied roof heights and roof elements also serve to reinforce the diverse experience of the streetscape. Vertical elements such as bays and decks which sometimes carry to the ground and to upper levels help to create variation in the facade that modulate the building facade.
E. The materials used in design of the buildings should also reinforce the diverse experience of the elevations. Roof colors should be coordinated to complement the color schemes.
F. Plaza or courtyard materials can be used to create a community space, through the use of color and scoring as patterns in the hardscape. Landscape creates diversity, provides color and softens the building and hardscape environment, while benches or seating areas, play areas and public art help residents and visitors enjoy the space and environment, making it a place where people want to visit, shop, live and recreate. (Ord. 948 § 16 (part), 1999)
17.25.055 Residential dwelling units.
Mixed-use residential dwelling units are allowed as follows:
A. Multifamily residences in the downtown business and waterfront mixed-use zoning districts shall follow the density standards listed in Section 17.16.040(B)(8), Single-Family and Multifamily Residences in the DB and WMU District.
B. Residential dwelling units in the community business and planned community business districts shall comply with the following standards:
1. Residential units in mixed-use buildings along the street frontage are allowed at a rate of one and one-half units per one thousand gross square feet of commercial/retail space and shall be located above, behind, or below the commercial space. The top floor of the building must be designed for residential units.
2. Residential units detached from the mixed-use building(s) may be located behind the commercial space at a density of nine units per acre.
3. Units behind the commercial development may be designed as any of the following or combination thereof: townhouses, cottages, or attached or detached single-family residential units. Site development shall be designed in accordance with the PRD standards with the exception that the maximum density is limited to nine units per acre—the one hundred and twenty percent density calculation does not apply. Townhouse and attached single-family residential developments shall comply with the “Minimum Lot Area and Bulk Regulations for Townhouse Dwellings” (Section 17.51.050(F)); detached single-family dwelling units shall comply with the “Minimum Lot Area and Bulk Regulations for Single-Family Dwelling and Duplex Dwellings” (Section 17.51.050(E)); and cottages shall comply with the “Cottage Housing Standards” (Section 17.51.056).
4. Corner lots may have residential units abutting on the secondary street.
5. Either residential or commercial space, or any combination thereof, may be located behind the mixed-use building(s) facing the street.
6. At least twenty percent of the gross land area with the project limits shall be set aside as open space and recreation. Ten percent of the required open space and recreation area must include an active recreational element such as play structures, ball courts (basketball, tennis, etc.), gazebos, or plazas with gathering areas and barbecue facilities. (Ord. 1155 § 2, 2006: Ord. 1153 § 2, 2006: Ord. 1101 § 4 (part), 2004)
17.25.060 Overall building form.
Buildings should provide and enhance the pedestrian scale and orientation of the district. The following concepts help to achieve that goal:
A. Buildings should be built to the property line or right-of-way easement to enclose a pedestrian-oriented landscape. Pedestrian-oriented amenities are important. When development accommodates specific pedestrian activities, the setback may vary up to twenty feet with city approval, if the space is planned for outdoor dining associated with an eating establishment, recessed plaza or specific district design standards or landscape needs. The setback can not be used for parking. See Exhibit C of Ordinance 948: Guideline 1, Overall Form, Guideline 6, Street Walls and Guideline 7, Ground Floor Transparency.
B. Buildings should utilize elements such as massing, materials, windows, canopies and articulated roof forms to create a visually distinct “base” as well as a “cap.”
C. Within larger projects, variations in facades, floor levels, architectural features and exterior finishes are encouraged to create this appearance of several smaller buildings. Upper stories should be articulated with features such as bays and balconies. See Exhibit C of Ordinance 948: Guideline 8, Encouraging Varied Detail, and Guideline 9, Small Scale Building Increments.
D. Special attention should be given to designing a primary building entrance, once that is clearly visible from the street and incorporates changes in mass, surface, or finish to give emphasis.
E. Corner and public buildings because of location, purpose or size should be given special attention in the form of building features, such as towers, cupolas, and pediments.
F. The development of ground level view points and corridors as well as public balconies, and roof spaces which take advantage of solar access and views are encouraged.
G. Minor pedestrian passages should be provided between buildings where access is needed to allow pedestrians to move through the district to another. See Exhibit C of Ordinance 948: Guideline 4, Minor Pedestrian Passages. (Ord. 948 § 16 (part), 1999)
17.25.065 Waterfront, port, mixed-use, and transportation related building design.
Development on the waterfront shall be designed in the following context:
A. Building design needs to reflect historic waterfront materials and building designs which were of a smaller scale, two-story designs with cornice lines or similar to shipping warehouse uses. Corporate, private development and agency architecture will need to accommodate these historic values and assist in maintaining a small community feel of the early 1900’s.
B. Sites or buildings abutting or facing the multi-modal station should maintain a continuity in design elements of the station such as roof lines and materials, and connect existing or proposed pedestrian spaces and amenities and landscape treatments.
C. Building facades along Front Street should be pedestrian-oriented with the majority of the street wall being made up of windows and other interesting design features and businesses that are interactive retail should be promoted (i.e., artist studio and gallery, hands-on displays or merchandise, etc.).
D. The multi-modal station, transportation and port related facility designs should be compatible with local plans and regulations, and must be approved by the city. Station design should address all transportation modes (ferry, rail, bus, bicycle and vehicles), transfer needs and pedestrians. (Ord. 1101 § 4 (part), 2004)
17.25.070 Building design.
A. Architectural Details. The following architectural elements are required to provide visual interest and create a sense of human scale:
1. Building facades along Front Street should be pedestrian-oriented with the majority of the street wall being made up of windows and other interesting design features and businesses that are interactive retail should be promoted (i.e., artist studio and gallery, hands-on displays or merchandise, etc.).
2. Awnings, Sunshades and Canopies. Weather protection is encouraged for pedestrian street frontages with ground floor commercial. The minimum width of such elements shall be four feet. Minimum height is eight feet, maximum height is twelve feet. Awnings with painted signs are permitted, however, must be externally lit. Internally illuminated awnings are not permitted. See Exhibit C of Ordinance 948: Guideline 10, Weather Protection.
3. Front Porches. Front porches, stoops, bay window and dormers are encouraged on buildings which contain residential dwellings.
4. Trees, Plants and Flowers. The use of potted plants and flowers as well as street trees are encouraged, but should not impede pedestrian traffic.
5. Street Furniture. Public seating, trash receptacles and informational directional kiosks should be of uniform design and be provided throughout district where needed. Sidewalk widths, street trees, landscaping, weather protection, public art, street furniture and other amenities for pedestrians in public ROW and public plazas are required abutted by private development must provide an additional three feet to six feet for a total sidewalk width of no less than eight feet. See Exhibit C of Ordinance 948: Guideline 5, Pedestrian-Oriented Streetscapes.
6. Exterior Lighting. Pedestrian areas need to be well marked and well-lit. Exterior lighting should be an integral part of the architecture and landscape design. Street lighting should relate in scale to the pedestrian character of the area. Pedestrian lighting should be provided at a pedestrian scale of three to twelve feet, with the source light being shielded to reduce glare, thereby encouraging safe access to these areas twenty-four hours per day. Overall, lighting and pedestrian zone lighting is needed but should not create glare or light spillage off-site or beyond parking lots and streets. See Exhibit C of Ordinance 948: Guideline 3, Lighting Pedestrian Zone.
B. Building Fenestration.
1. Facades. Any facade visible from a public right-of-way, pedestrian corridor or public open space should incorporate fenestration. Fenestration patterns for street level uses should have generous amounts of clear glass and be designed to incorporate displays. Glass curtain walls, reflective glass, and painted or dark tinted glass are not permitted. See Exhibit C of Ordinance 948: Guideline 7, Ground Floor Transparency.
2. Blank Walls. Where windowless walls are necessitated by the uses housed within the building, they should have an interesting exterior treatment such as artwork, decorative tile, or masonry, or trellises with plant material. Blank walls visible from a public way, larger than ten feet in any dimension, which exceed two hundred square feet, must be screened by one of the above methods. See Exhibit C of Ordinance 948: Guideline 21, Blank Walls.
3. Street Visibility. Upper and lower story windows are encouraged to overlook streets and open spaces, thereby helping to provide “community eyes” to make these spaces more comfortable and safe. See Exhibit C of Ordinance 948: Guideline 11, Design for Pedestrian Safety.
C. Proportions. The scale of all structures in relationship to other structures and spaces is important. Buildings and the spaces between should relate easily and openly to the external public areas. To balance horizontal features on longer facades, vertical building elements, such as building entries should be emphasized.
D. Modulation. Building facades visible from public rights-of-way, pedestrian corridors or public open space, except for ground floor commercial, shall be modulated approximately every forty feet. The modulation shall have a minimum depth of four feet.
E. Articulation. Facades should be varied and articulated to provide visual interest to pedestrians. The roof line of buildings should be modulated and should include interesting architectural features, such as decorative eave, trim, or cornice. Window articulation through use of a decorative trim, such as window hoods and the use of smaller regularly spaced windows in upper stories with smaller divided lights. Store front designs and materials should be allowed to be unique while maintaining the character of the building facade of which they are a part. The base of buildings should be articulated through use of plinths, pilasters or other elements.
F. Materials and Colors. Exterior building materials and finishes should convey an impression of permanence and durability. Materials such as masonry, stone, stucco, wood, terra cotta, and tile are encouraged. Where masonry is used for exterior finish, decorative patterns should be considered. These patterns could include a change in color or material. Exterior colors should be given careful consideration in the context of the surrounding buildings and environment.
G. Screening.
1. All wall-mounted mechanical, electrical, communication, and service equipment, including satellite dishes and vent pipes should be screened from public view by parapets, walls, fences, landscaping or other approved means.
2. All rooftop and sidewall mechanical equipment and other extensions allowed above the building height shall be concealed by or integrated within the roof form or screened from view. The following appurtenances or necessary extensions above the roofline that require screening include: stair wells, elevator shafts, air conditioning units, large vents, heat pumps and mechanical equipment.
3. Service and loading areas must be screened from street and pedestrian ways. See Exhibit C of Ordinance 948: Guideline 12, Screening Utility Equipment and Services.
H. Parks and Open Space. Mixed-use developments will provide twenty percent in parks and open space. Plazas, play areas, landscape buffers and open spaces (sensitive areas) can be included. Ten percent of the area will be in useable parks, plazas and play areas. Pedestrian and bicycle paths and connections are required within the development and shall be provided to the closest activity areas (i.e., schools, business area, park, major arterial, etc.). See Exhibit C of Ordinance 948: Guideline 20, Parks and Open Space. (Ord. 1101 § 4 (part), 2004; Ord. 948 § 16 (part), 1999)
17.25.080 Signage.
Signage in the mixed-use district should be done to clearly relay information and should be appropriate scale to the buildings and should focus on the close-in nature of the slow vehicle and pedestrian traffic. Signage shall be consistent throughout district.
A. Signage throughout the waterfront area should be consistent, while public transportation should have its own charter but which is complementary to signage for private development, other public transportation or facility design and to building character.
B. Windows along Front Street can have painted or etched lettering above seven feet as signage for the business.
C. Where possible, signs should be an integral part of the building rather than an afterthought. Wall-mounted signs shall not project more than six inches from the building.
D. Sign creativity is encouraged. Signs may be fabricated of mixed media, including metal reverse-illuminated letters, suspended neon letters, illuminated individual letters, signs etched or cutout of solid material such as wood or brass and illuminated from behind.
E. Building mounted or wall signs for retail shops and commercial area will be located in the storefront area above the door height and below canopy (typically eight feet above floor).
F. Signs shall be centered between architectural elements and between columns to allow building architecture to be expressed. Signs shall not necessarily be centered on lease premises.
G. Signs shall be compatible in scale and proportion with building design and other signs.
H. Signage shall be placed facing primary pedestrian streets.
I. Overhanging, building mounted or blade signs which hang from the canopy, arcade or building front may be utilized to increase visibility. Overhanging signs shall not have an area of more than three square feet or exceed two inches in thickness. Overhanging signs area is not included in signage area allowed under the sign code. The bottom of the sign should not be lower than eight feet aboveground.
J. Letter height shall not exceed eighteen inches. Larger first letters up to twenty-four inches will be permitted.
K. Length of the signs shall not be more than two-thirds of the overall “leased” facade area or less than three feet from demising wall of lease premises. Each sign is calculated separately an shall conform to all applicable maximum area limitations. Calculated maximum areas are not transferable to other facades. Each tenant is allowed to place signage on no more than two facades.
L. Awnings with signs painted on them are allowed, but the awnings can not be internally illuminated.
M. Monument signs and wall signs can not be internally illuminated. (Ord. 948 § 16 (part), 1999)
17.25.090 Off-street parking—Parking facilities—Lots—Structures.
A. Off-street parking in commercial areas shall either be behind or to the side of development with ground-floor retail along the street frontage. As an alternative, off-street parking may be allowed in front of the building where:
1. The development incorporates a mini-street design that includes angled parking, street trees, pedestrian sidewalks with connecting walkways to the public street, and decorative lighting; and
Example of a Mixed-Use Development
incorporating a mini-street design
2. The mini-street may only cover up to sixty percent of the lot frontage. A commercial building, mixed-use building, and/or public space/plaza must be incorporated into the remaining forty percent of the street frontage. The public space/plaza shall be a minimum of forty feet in depth.
B. Structured parking is encouraged to maximize development potential in this relatively small, narrow waterfront mixed-use district.
C. Shared or joint parking is encouraged south of Front Street so that parking needs generated by development north of Front Street can be accommodated outside the shoreline zone of two hundred feet from the ordinary high tide.
D. A minimum of curb cuts should be allowed along Front Street for parking access.
E. Adjacent street frontage to commercial properties can be counted on a one to one basis towards the parking requirement on streets that are improved and have designated parking.
F. Residential units in the downtown business and waterfront mixed-use districts shall provide one and one-half parking space per unit. All other mixed-use developments shall provide two parking spaces per unit and one guest space per every four units. Parking for the commercial/retail/office space shall be determined using the parking matrix contained in Chapter 17.56, Off-Street Parking.
G. Employee parking shall be provided on-site, or as part of a shared parking agreement or at a parking structure.
H. Joint or shared access, and off-street parking, internal circulation or parking is encouraged with adjacent uses.
I. A development can reduce the required off-street parking spaces up to fifty percent when it can be demonstrated, in a parking-traffic study, prepared by a traffic engineer, that use of transit or demand management programs, special characteristics or customer, client, employee or resident population will reduce expected vehicle use and parking space demand for their development, as compared to standard Institute of Transportation Engineers vehicle trip generation rates and city parking requirements.
J. Parking lots shall have internal landscaping as well as be screened from streets and pedestrian ways. (See Exhibit C of Ordinance 948: Guidelines 22, Parking Lots - Landscape Design and 23, Pedestrian Environment -Screening Parking Lots.)
K. Parking garages shall be screened to improve the pedestrian environment in mixed-use zones. (See Exhibit C of Ordinance 948: Guideline 24, Pedestrian Environment - Screening Parking Garages.)
L. Parking Facilities—Lots—Structures for Transit.
1. Long-term (eight plus hours), single-occupant vehicle, commuter parking near station is to be discouraged five years after commuter rail is operational.
2. Provide close-in (near multi-modal station) preferential parking for carpools and vanpools.
3. Joint and shared parking are encouraged among retail, office, entertainment, housing, tourist, marina and parking uses (day/night, weekend/weekday, and seasonal (June to September and October to May)) to promote maximum use of parking in the waterfront use district by all users.
4. Park and ride spaces serving the commuter rail, ferry and bus activities should not be permitted in the multi-modal station area (majority of district) after three to five years or when there is full development and operation of these integrated modes.
5. Park and ride lot(s) as defined in the multi-modal terminal access study report shall not exceed the requirements proposed or for commuter rail, bus, and park and ride shall not be larger than eighty parking spaces, unless the lot is for shared parking or is converted to a parking garage with retail space fronting Front Street.
6. Bike racks and weatherproof lockers for bicycles should be provided at the multi-modal station and commuter rail platform.
7. Well defined pedestrian walkways should be provided in parking lots and around the multi-modal station from parking to building, ferry loading, and commuter rail platform. (Ord. 1101 § 4 (part), 2004; Ord. 948 § 16 (part), 1999)
17.25.100 Landscape design.
Development in a mixed-use district should have extensive landscaping of large parking areas, along streetscapes and for pedestrian-oriented open spaces which can be seen from the street and pedestrian-oriented areas. Landscaping can also help to define areas and separate areas thereby bringing a human scale to these intense uses.
A. The waterfront area has the potential of suffering from large paved areas causing temperatures to raise during warmer months, from having declining air quality due to increased transportation uses, and from appearing to be a vast wasteland of parking lots. Vegetation and trees can help mitigate these conditions, by providing shade that will lower temperatures, and by helping to clean the air.
1. Parking areas should have one tree per every four parking stalls or trees between every two-four ferry loading lanes. (See Exhibit C of Ordinance 948: Guideline 22, Parking Lots.)
B. Parking areas must be screened from all pedestrian-oriented areas through the use of trees, scrubs, walls and/or trellis structures with plants. See Exhibit C of Ordinance 948: Guideline 22, Parking Lots—Landscape Design.
C. Parking lots should provide landscaping next to buildings and along walkways. Parking lots should provide enough trees so that fifty percent of the lot is shaded within a five-year period and landscape beds have a ninety percent ground coverage in five years.
D. Arbors or trellises supporting living landscape materials should be considered for ornamentation on exterior walls. Any such feature should cover an area of at least one hundred square feet and include sufficient plantings to achieve at least thirty percent coverage by plant materials within three years.
E. Where pedestrian activity is encouraged onto the site, the screening doesn’t have to be site obscuring.
F. Utilities are required to be underground and aboveground equipment should be located away from major pedestrian streets and corners. Equipment boxes and vaults must be placed in back of the sidewalk and where landscaping can minimize or screen their impact. See Exhibit C of Ordinance 948: Guideline 12, Screening Utility Equipment and Services. (Ord. 948 § 16 (part), 1999)
17.25.110 Pedestrian walkway.
Pedestrian ways, the waterfront promenade, and beach walk are to provide for maximum pedestrian accessibility along the waterfront. The intent of the waterfront promenade is to have a walkway/boardwalk or beach access from the Coast Guard Lighthouse to the eastside of the Tank Farm/Everett city limits.
A. All new development will have a minimum setback of thirty feet from rip rap or from a newly established beach, and shall incorporate twenty-five feet of pedestrian amenities that conform to the waterfront promenade standards or to provide access to the beach.
B. The shoreline program requires breaks between buildings to facilitate access to the water.
C. Park Street should also be developed to link 2nd Street to the water, with emphasis on a pedestrian overpass and walkway improvements. The design of the overpass shall be approved by the city.
D. Sidewalks along Front Street should be a minimum of ten feet. Sidewalks in the WMU area should be no less than five feet. (Ord. 948 § 16 (part), 1999)