Mixed Use Development and Design Standards
Mixed Use Development and Design Standards
Mixed Use Development and Design Standards
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Chapter 19.38
MIXED USE DEVELOPMENT AND DESIGN STANDARDS
Sections:
Article II. Standards for Mixed Use Development within the Central
Business 1 and Central Business 2 (CB-1 and CB-2) Zoning Districts
19.38.060 Definition.
19.38.070 Building height and articulation.
19.38.080 Building design, materials, and colors.
19.38.090 Building entrances.
19.38.100 Weather protection.
19.38.110 Transparency.
19.38.120 Building setbacks.
19.38.130 Landscaping.
19.38.140 Parking.
19.38.150 Pedestrian and bicycle standards.
19.38.160 Lighting.
19.38.170 Support elements.
19.38.180 Adjacency to residential zones.
19.38.190 Compatibility with public improvements.
19.38.200 Mixed use development within the highway community
business (HCB) overlay zone.
Article III. Standards for Mixed Use Development within the General
Office (GO) Zoning District
19.38.210 Definition.
19.38.220 Residential density and lot coverage.
19.38.230 Height.
19.38.240 Setbacks.
19.38.250 Articulation and overall massing.
19.38.260 Materials.
19.38.270 Entries.
19.38.280 Parking requirements and layout.
19.38.290 Open space.
19.38.300 Adjacency to residential zones.
The provisions of this chapter shall apply to all mixed use development and
redevelopment within the identified zoning districts. The degree to which each
standard applies to a development/redevelopment project shall be evaluated
on a case-by-case basis in an effort to achieve an overall design that meets
the purpose and intent of the mixed use design standards.
The graphic examples are meant to be examples, and are not the only
acceptable means towards accomplishing the intent of the standards.
Applicants and project designers are encouraged to consider designs, styles
and techniques not pictured in the examples that fulfill the intent of the design
standard. (Ord. 2331 § 1 (Exh. A), 2006).
19.38.030 Exceptions.
The requirements of the mixed use guidelines shall apply to all remodeling of,
or additions to, existing structures, if the remodeling or addition exceeds 2,500
square feet. The requirements shall apply to any change in occupancy within
an existing structure if the area affected by the change of occupancy exceeds
2,500 square feet. (Ord. 2331 § 1 (Exh. A), 2006).
3. All signage for the project, including scaled drawings, mounting details,
color, and material samples;
C. Design Review. The design review board shall convene during a scheduled
meeting to review the project with the applicant, his/her representative, and
community development department staff. The design review board meeting
shall consist of a presentation of the project that focuses on how the proposed
design meets the criteria of the Enumclaw Municipal Code. The board shall
review the proposed project and shall make a determination whether to grant
approval, approval with conditions, or denial.
The proponent may request additional meetings with staff and/or the board,
for instance, in circumstances where a design has not been favorably
received, and the applicant has subsequently made extensive revision and
desires reconsideration of their request. Should the proposed project be found
to have one or more code references that have not been successfully
addressed, the board or staff will work with the applicant to remedy, if
possible, the identified circumstance.
Any decision of the board may be appealed in writing within 15 days to the
administrator of the development code. The administrator may make a
decision or, if so determined, forward the issue to the city’s planning
commission. (Ord. 2331 § 1 (Exh. A), 2006).
B. Site Planning.
Article II. Standards for Mixed Use Development within the Central
Business 1 and Central Business 2 (CB-1 and CB-2) Zoning Districts
19.38.060 Definition.
In the CB-1 and CB-2 zoning districts, mixed use development shall be
defined as a building that contains nonresidential uses and residential uses.
The ground floor shall be dedicated to nonresidential use. (Ord. 2331 § 1
(Exh. A), 2006).
2. The building facade facing the primary street shall be stepped back
above the second story or treated with the techniques enumerated in
EMC 19.38.080(A)(10). (Ord. 2331 § 1 (Exh. A), 2006).
1. Roof design shall reduce the mass and scale of buildings, add visual
interest and prevent reflective glare. Flat roofs shall have parapets to
conceal the roof and mechanical equipment from ground level views.
a. Reveals;
c. Offsets;
f. Projecting bays;
i. Changes in materials;
13. All signage shall conform to the provisions of Chapter 19.10 EMC,
Signs. (Ord. 2331 § 1 (Exh. A), 2006).
a. Recessed entry;
b. Glazed door;
19.38.110 Transparency.
A. Objective. Buildings shall provide generous amounts of windows to create
views into ground floors in order to provide visual interest to encourage
pedestrian activity.
1. Where properties front one or more streets, new buildings shall not be
set back from the sidewalk, with the following exceptions:
a. Setbacks up to four feet may be used to highlight entrances and
provide wider sidewalks.
pedestrian amenities.
(Ord. 2331 § 1 (Exh. A), 2006).
19.38.130 Landscaping.
A. Objective. Landscaping shall be incorporated into new development
designed to soften the manmade environment, provide vegetative buffers and
open space. The preferred method of landscaping is to first incorporate and
preserve existing trees and shrubs and other existing natural features into the
project design.
19.38.140 Parking.
A. Objective. Development shall minimize the impact of parking on the
building’s relationship to the street, pedestrian-oriented character, and
character of the neighborhood.
19.38.160 Lighting.
A. Objective. Limit the amount and intensity of lighting to that necessary for
safety, security and to compliment architectural character. All exterior lighting,
including that used to illuminate signs, shall be designed to reduce glare
impacts to adjacent properties and public rights-of-way, to use energy
efficiently, and to reduce nighttime “light pollution.” Such lighting shall not
blink, flash, or oscillate.
2. Stepping down the massing of the building along the site’s edge;
19.38.200 Mixed use development within the highway community business (HCB)
overlay zone.
A. Objective. Provide an opportunity for mixed use development within an
overlay district in the HCB zone where it can be demonstrated that such
development is compatible and congruent with adjacent uses and zones.
Article III. Standards for Mixed Use Development within the General
Office (GO) Zoning District
19.38.210 Definition.
Mixed use development in the GO zoning district shall be defined as:
A. Buildings that contain at least one floor of nonresidential use and at least
one floor of residential oriented in a vertical manner; or
B. The residential density for horizontal mixed use development that includes
at least one unit of affordable housing as set forth in EMC 19.38.340(B)(1)
shall be calculated at 20 units per acre or 2,200 square feet per dwelling unit.
19.38.230 Height.
A. Objective. The building height in the GO zone shall be in scale with existing
structures as well as the surrounding residential areas. Building height shall
not exceed 35 feet. (Ord. 2331 § 1 (Exh. A), 2006).
19.38.240 Setbacks.
A. Objective. To provide setbacks that reflect and continue the residential feel
and appearance along Griffin Avenue.
b. Changes in materials;
d. Color differentiation.
19.38.260 Materials.
A. Objective. To encourage creative expression through use of materials of
appropriate use for residential development and a diversity of architectural
detailing that enlivens the streetscape and reduces the apparent bulk of the
larger buildings.
19.38.270 Entries.
A. Objective. To provide a clearly defined, welcoming, and safe entry for
pedestrians from the sidewalk and/or parking area into the building.
4. Primary building entries should face the street. If the doorway does not
face the street, a clearly marked and well-maintained path shall connect
the entry to the sidewalk. (Ord. 2331 § 1 (Exh. A), 2006).
4. The size of the affordable housing units, if smaller than the other units
with the same number of bedrooms in the development, must be
approved by the planning director. In no case shall the affordable housing
units be more than 10 percent smaller than the comparable dwelling units
in the development, based on number of bedrooms, or less than 600
square feet for a one-bedroom unit, 800 square feet for a two-bedroom
unit, or 1,000 square feet for a three-bedroom unit, whichever is greater.
Affordable housing units that are provided under this article shall remain as
affordable housing for a minimum of 30 years from the date of initial owner
occupancy for ownership affordable housing units and for the life of the project
for rental affordable housing units. (Ord. 2331 § 1 (Exh. A), 2006).