Chapter 17.25C
DEVELOPMENT REGULATIONS FOR THE CB AND PCB DISTRICTS
Sections:
17.25C.030 Mixed-use development.
17.25C.040 Building design requirements.
17.25C.010 Purpose.
The purpose of this chapter is to:
A. Create a distinctive mixed-use node along SR525 at 84th Street SW; and
B. Facilitate multiple modes of travel and focus on pedestrians and human interactions in a vibrant sidewalk environment; and
C. Enhance redevelopment opportunities; and
D. Allow increased population density; and
E. Foster pedestrian and transit usage. (Ord. 1332 § 8 (Exh. C) (part), 2013)
17.25C.020 Applicability.
A. Development in the CB and PCB zoning districts shall comply with the provisions of this chapter if the project:
1. Is a complete new development; or
2. Enlarges, intensifies, increases or alters existing structures in excess of fifty percent of the value of the existing structure. The value of the structure shall be deemed to be the value at the time a development application is submitted.
B. The provisions of this chapter shall supersede all other conflicting provisions of the Mukilteo Municipal Code.
C. Issues not addressed by this chapter, such as allowed uses, parking and landscaping, shall be regulated by other relevant provisions of the Mukilteo Municipal Code. (Ord. 1332 § 8 (Exh. C) (part), 2013)
17.25C.030 Mixed-use development.
A. Intent.
1. To create activity, visual interest and a pedestrian-friendly environment; and
2. To provide for economic viability of new development and redevelopment while ensuring the commercial-retail components of a development nearest to the intersection of SR525 and 84th Street SW predominate over the residential uses both visually and interactively at street levels.
B. Use Location Requirements.
1. Development Sites on the Corners at the SR525/84th Street SW Intersection.
a. For the portion of a structure that fronts a street, the street level frontage shall be exclusively occupied by commercial, office or retail uses for its entire width and for a minimum of twenty-five feet deep.
b. Residential uses shall only be located above or behind the commercial, office and retail uses or below those uses if daylighting is possible.
2. Development Sites Not on a SR525/84th Street SW Intersection Corner.
a. Sites with Two Hundred Feet or Less Frontage on SR525 or 84th Street SW.
i. For the portion of a structure that fronts a street, the street level frontage shall be exclusively occupied by commercial, office or retail uses for its entire width and for a minimum depth of twenty-five feet.
ii. Residential uses shall only be located above, behind or below the commercial, office and retail uses.
b. Sites with More Than Two Hundred Feet of Frontage on SR525 or 84th Street SW.
i. Commercial, retail or office uses shall occupy the front portion of the street level of structures located on the quadrant of the project development site nearest to the intersection of SR525/84th Street SW as follows:
ii. One hundred percent of the floor area of the street level shall be occupied by commercial, retail or office uses if the depth of the structure at street level is twenty-five feet or less.
iii. For structures with a street level depth greater than twenty-five feet, residential uses may be located in any portion of the street level of the structure other than the front twenty-five feet.
iv. Pedestrian and vehicular access to the residential units shall not face SR525 or 84th Street SW.
3. A development site may include more than one parcel provided the entire project is developed under a single land use permit, which may be developed in phases.
4. Residential units within or attached to a mixed-use structure (vertical mixed-use developments) shall include a deck or screened patio at least twenty square feet in area and at least four feet deep.
5. Residential Units Separated from Mixed-Use Structures (Horizontal Mixed-Use Developments).
a. Residential units shall be located as follows:
i. In the quadrant of the mixed-use development project site nearest to the intersection of SR525 and 84th Street SW all dwelling units shall be located behind the commercial space with no part of a residential unit located closer to the right-of-way than the rear portion of the mixed-use building.
ii. In the other three quadrants of the mixed-use development project site, since a commercial component is not required, dwelling units may be located anywhere within the buildable area.
b. Maximum density: thirteen dwelling units per acre of the total lot area of the mixed-use development.
c. Site development shall be in accordance with the PRD standards in Chapter 17.51 except the maximum density is thirteen dwelling units per acre.
d. Permitted Types of Residential Dwelling Units.
i. Townhouses, which shall comply with Section 17.51.050(F), Minimum Lot Area and Bulk Regulations for Townhouse Dwellings.
ii. Attached single-family residential units and two-family dwellings (duplex) which shall comply with Section 17.51.050(E), Minimum Lot Area and Bulk Requirements for Single-Family Dwellings and Duplex Dwellings.
iii. Cottages, which shall comply with Section 17.51.056, Cottage housing standards. (Ord. 1332 § 8 (Exh. C) (part), 2013)
17.25C.040 Building design requirements.
A. Intent.
1. To provide building design that has a high level of design quality and creates a comfortable human environment.
2. To add visual interest to buildings while having common materials or elements to create a cohesive project.
3. The requirements of this section are not applicable to multifamily development in the CB zoning district.
B. Standards.
1. Articulation and Modulation.
a. Building base shall be articulated through the use of plinths, pilasters and other elements and utilize a base material such as brick or stone.
b. Building corners shall be articulated to differentiate the corners from the rest of the building in order to add a visual focal point.
c. Windows shall be articulated and modulated through the use of a decorative trim and repetitive window sizes and patterns to create a rhythm.
d. Roof lines shall be articulated through the use of a decorative eave, trim or cornice.
e. Building facades visible from public rights-of-way shall be modulated at least every forty feet with a minimum modulation depth of four feet.
2. Ground level building facades facing and within twenty feet of a public right-of-way shall:
a. Include transparent window areas over at least seventy-five percent of the area of the street/sidewalk level facade between two feet and eight feet above the sidewalk.
b. Have a principal building entry facing the street front with direct access to the sidewalk for each major type of use or commercial store front.
c. Have a maximum of one garage entrance for vehicles.
d. Have vehicular or pedestrian entrances separate from areas housing waste collection, recycling, maintenance, janitorial, utility, mail, food service or other similar service facilities.
3. Blank Walls.
a. Untreated blank walls exceeding twenty feet in length or two hundred square feet in area are prohibited.
b. Treated blank walls shall include one or more of the following measures:
i. Vertical trellis with climbing vines or other plant materials that are anticipated to screen at least fifty percent of the wall’s surface within four years.
ii. Landscaped planting bed at least eight feet wide or a raised planter bed at least two feet high and three feet wide in front of the wall with planting materials that are anticipated to screen at least fifty percent of the wall’s surface within four years.
iii. Artwork over at least fifty percent of the blank wall surface.
4. Building Elements and Details. All new buildings shall include on the facades that face a street at least three of the following design features:
a. Distinctive rooflines, such as an ornamental molding, entablature, frieze, or other roofline device visible from the ground level. If the roofline decoration is in the form of a linear molding or board, then the molding or board shall be at least eight inches wide.
b. Special treatment of windows and doors, other than standard metal molding/framing details, around all ground floor windows and doors, decorative glazing, or door designs.
c. Decorative light fixtures with a diffuse visible light source or unusual fixture.
d. Decorative building materials, such as one of the following:
i. Decorative masonry, shingle, brick or stone.
ii. Individualized patterns or continuous wood details, decorative moldings, brackets, wave trim or lattice work, ceramic tile, stone, glass block, carrera glass, or similar materials.
e. Decorative paving or artwork, which may be freestanding or attached to the building, and may be in the form of mosaic mural, bas-relief sculpture, light sculpture, water sculpture, fountain, freestanding sculpture, art in pavement, or other similar artwork. Painted murals or graphics on signs or awnings do not qualify. All artwork used to satisfy this condition is subject to approval by the director.
5. Building Materials.
a. Preferred Materials. Building exteriors shall be constructed from high quality, durable materials. Brick, wood, or stone are preferred exterior building materials. Other building materials may be acceptable provided they meet all other guidelines herein.
b. Prohibited Materials. The following materials are prohibited in visible locations:
i. Highly tinted or mirrored glass.
ii. Corrugated fiberglass.
iii. Chain link fencing.
iv. Crushed colored rock or tumbled glass.
v. Any sheet materials, such as wood or metal siding, with exposed edges.
c. Special Material Standards. The following are allowed only with special detailing, as described below:
i. Metal Siding. When used as a siding material over more than twenty-five percent of a building’s facade visible from a public street, pathway, or park, metal siding shall:
(A) Have a matte finish in a neutral or earth tone such as buff, gray, beige, tan, cream, white, or a dulled color, such as barn-red, blue-gray, burgundy or ocher.
(B) Include two or more of the following elements:
(1) Visible window and door trim painted or finished in a complementary color.
(2) Color and edge trim that cover exposed edges of the sheet metal panels.
(3) Masonry, stone, or other approved permanent material that is durable and satisfies the intent.
ii. Concrete Block Walls. Concrete block construction on a facade within fifty feet of or visible from the street shall be architecturally treated in one or more of the following ways:
(A) Use of textured blocks with surfaces such as split face or grooved.
(B) Use of other masonry types, such as brick, glass block, or tile in conjunction with concrete blocks.
(C) Use of decorative coursing to break up blank wall areas.
(D) Use of matching colored mortar where color is an element of architectural treatment for any of the options above.
iii. Requirements for Exterior Insulation and Finish System (EIFS) and Similar Troweled Finishes.
(A) EIFS shall be trimmed and/or should be sheltered from extreme weather by roof overhangs or other methods.
(B) EIFS shall only be used in conjunction with other approved building materials.
(C) EIFS shall be prohibited within two vertical feet of the sidewalk or ground level. (Ord. 1332 § 8 (Exh. C) (part), 2013)