14.23.080 Design Criteria For Multi-Family Projects, Condominiums And Townhouses

14.23.080 Design Criteria For Multi-Family Projects, Condominiums And Townhouses.

The following criteria will be utilized by staff in review of a project’s design. Additional design strategies may be considered if they meet the intent of this section to provide for an attractive development that is complementary to the existing neighborhood.

a. To create safe and vital streets by encouraging development to enhance the street environment.

b. To create new development that contributes to natural surveillance and provides for the personal safety of residents.

c. To ensure that new development reinforces the existing or desired spatial characteristics of the neighborhood.

d. To promote infill development compatible and complementary to the surrounding neighborhood.

e. To promote attractive, safe and functional design that addresses the needs of future residents and is properly integrated into the surrounding neighborhood environment.

2. Building Location and Orientation. All residential buildings must be oriented towards streets, interior private roadways, or common open space and not parking lots or adjacent properties. Specifically:

a. Pedestrian building entrances shall face the street and be clearly visible from the street.

b. Building entries that face onto a common open space that is oriented towards the street are acceptable.

c. Buildings shall also provide windows that face the street to provide “eyes on the street” for safety. See Guideline LMC 14.23.080(E)(3) for specific requirements. (See Table 14T-44.)

d. Avoid locating parking spaces directly in front of the building entrance or in such a way as to interfere with visibility and access.

e. Provide diversity in the layout of multi-building developments. For example, avoid linear arrangement and utilize offset building footprints.

3. Surface Parking Location. Parking lots shall be located to the side or rear of buildings. Parking lots may not be located adjacent to street corners. (See Table 14T-45.)

a. Parking Garage Entries. Parking garage entries (both individual private and shared parking garages) must not dominate the streetscape. They should be designed and sited to complement, not subordinate, the pedestrian entry. This applies to both public garages and any individual private garages, whether they front on a street or private interior access road.

b. Common Parking Garage Design Guidelines. Buildings containing above-grade structured parking shall screen such parking areas with Type II or III landscaping (as defined in LMC 16.80.050) or incorporate contextual architectural elements that complement adjacent buildings or buildings in the area to the satisfaction of the director. Upper level parking garages must use articulation or fenestration treatments that break up the massing of the garage and/or add visual interest. (See Table 14T-46.)

a. To provide for visual continuity of the street.

b. To minimize conflicts with pedestrian access to the buildings on site.

2. Minimize the number of vehicular access points by sharing driveways and linking parking lots between adjacent uses.

3. Parking spaces (on-site) should be separated from major drives, and the circulation patterns of such drives should be clean.

4. Coordinate circulation drives and staging areas to accommodate routes needed by fire, refuse collection, delivery vehicles, moving vans, etc.

5. Consideration shall be given to load/unload parking zones near the entry of the building. These spaces shall be located in such a manner as to minimize interferences with the entryway.

6. A bus pullout and shelter may be required by Intercity Transit or North Thurston School District. The shelter shall meet the guidelines of Intercity Transit and the development guidelines. The director of community and economic development may require additional bus shelter design features.

7. Developments are encouraged to consider the needs of individuals with physical limitations in the layout and design of buildings. For example, developments could provide some units available with street level access or other provisions to provide for accessibility.

8. Meet all requirements of LMC 14.23.086.

a. To orient developments to the pedestrian by making pedestrian access convenient, safe, and inviting.

b. To encourage walking.

c. To enhance the character of multi-family development.

d. To minimize impacts to residents’ privacy.

e. To provide accessible, safe, convenient, and usable on-site open space for the enjoyment of residents of the development.

f. To create open spaces that enhance the residential setting.

2. Internal Paths and Circulation. An on-site pedestrian circulation system meeting the following standards shall be provided:

a. Pathways between dwelling units and the street are required. Such pathways between the street and buildings fronting on the street should be in a straight line. Exceptions may be allowed by the director where steep slopes prevent a direct connection or where an indirect route would enhance the design and/or use of a common open space. (See Table 14T-47.)

b. The pedestrian circulation system shall connect all main entrances on the site. For townhouses or other residential units fronting on the street, the sidewalk may be used to meet this standard. For multiple-family developments, pedestrian connections to other areas of the site, such as parking areas, recreational areas, common outdoor areas, and any pedestrian amenities shall be required, where applicable.

c. Elevated external stairways or walkways which provide pedestrian access to dwelling units located above the ground floor are prohibited. The director may allow exceptions for external stairways or walkways located in or facing interior courtyard areas provided they do not compromise visual access from dwelling units into the courtyard. (See Table 14T-48.)

d. Appropriate screening or buffering to create a physical separation between pedestrians and vehicle access areas and the windows of residential units shall be provided. Acceptable treatments include:

(1) Landscaped beds that separate the pathway from the building facade featuring windows (see Table 14T-49); and/or

(2) Site windows to maximize privacy while allowing for surveillance from dwelling unit. For example, where ground floor units are raised three or more feet above the level of a walkway, pedestrians have limited views into dwelling units.

e. Pedestrian walkways should be defined by Type II or Type III landscaping (as defined in LMC 16.80.050) for a combination of overstory and understory vegetation.

f. Provide signage to identify pedestrian/bicycle routes according to the department of public works development guidelines.

g. Minimize grades on site to allow ease of access for pedestrians and persons with disabilities.

h. Meet all requirements of LMC 14.23.086.

a. The pedestrian circulation system must be cement concrete or permeable paving and at least five feet wide. Segments of the circulation system that provide access to no more than four residential units may be three feet wide.

b. Except as allowed in subsection (C)(3)(c) of this section, the pedestrian circulation system shall be clearly defined and designed so as to be separated from driveways and parking/loading areas through the use of raised curbs, elevation changes, bollards, landscaping, different paving materials, and/or other similar method. Striping does not meet this requirement. If a raised path is used it must be at least four inches high and the ends of the raised portions must be equipped with curb ramps. Bollard spacing must be no further apart than five feet on center.

c. The pedestrian circulation system may be within an auto travel lane if the auto travel lane provides access to sixteen or fewer parking spaces and the entire auto travel lane is surfaced with paving blocks, bricks, or other special paving as approved by the director. Trees and other landscaping elements shall be integrated into the design of a shared auto/pedestrian court. (See Table 14T-50.)

4. Bicycle Racks. Bicycle racks shall be located near recreational facilities and apartment buildings and shall meet the requirements of Chapter 16.72 LMC.

5. Covered Entrance. The main public entrances of all multi-family buildings must provide weather protection with at least thirty-six square feet of weather cover and a minimum depth of six feet. Exception: The weather protection feature for the primary entries of individual ground-level residential units may be reduced to a minimum depth of four feet and twelve square feet in area.

6. Common Open Space. Multi-family developments of two acres or greater must provide at least twenty percent of the gross site area for common open space purposes. The following special requirements shall be considered to qualify for various types of allowable open spaces:

a. Common open space designed primarily for use by residents of the development may be used to meet up to fifty percent of the open space requirement. While this is not intended to encourage gated or closed off open spaces, it can include internalized open spaces that may not be visible from a street. This can include landscaped courtyards, front porches, internal gardens with pathways, children’s play areas, or other internal multi-purpose recreational and/or green spaces. Special requirements and recommendations for common open spaces include the following:

(1) Required setback areas shall not count towards the open space requirement, except for spaces that meet the dimensional and design requirements and guidelines herein.

(2) Space shall be large enough to provide functional leisure or recreational activity. To meet this requirement, no dimension shall be less than fifteen feet in width (except for front porches). Alternative configurations may be considered by the director where the applicant can successfully demonstrate that the common open space meets the intent of the standards.

(3) Spaces (particularly children’s play areas) shall be visible from dwelling units and positioned near pedestrian activity.

(4) Spaces shall feature paths, landscaping, seating, and lighting. Other amenities that make the area more functional and enjoyable are encouraged.

(5) Individual entries shall be provided onto common open space from adjacent ground floor residential units, where applicable. Small, semi-private open spaces for adjacent ground floor units that maintain visual access to the common area are strongly encouraged to enliven the space.

(6) Common open space shall be separated from ground floor windows, streets, service areas and parking lots with landscaping, low-level fencing, and/or other treatments as approved by the director that enhance safety and privacy (both for common open space and dwelling units).

(7) Space should be oriented to receive sunlight, facing east, west, or (preferably) south, when possible.

(8) Stairways, stair landings, above grade walkways, balconies and decks shall not encroach into the common open space. An atrium roof covering may be built over a courtyard to provide weather protection provided it does not obstruct natural light inside the courtyard. Front porches are an exception.

(9) Front porches qualify as common open space provided:

No dimension is less than eight feet.

“Cave” porches are not included in calculations for common open space. “Cave” porches are porches that are entirely inset into the building. Porches set into the corner of a building are an exception.

b. Natural Areas. Retention of existing natural areas with mature trees may count for up to fifty percent of the required common open space provided the subject area is located outside of the minimum required setback and buildings are configured to use the natural area as an amenity. For example, private patios or a trail bordering the natural area would meet this objective. (See Table 14T-51.)

7. Private Open Space. In addition to the common open space requirements noted in subsection (C)(6) of this section, multi-family uses must provide at least fifty percent of the required open space as private open space. This may include private balconies, porches, decks, or patios. Semi-private open space concepts, designed to service specific blocks of units, or portions of a complex (where such space is not included in the calculations for the required common open space), may qualify for up to fifty percent of the private open space requirement. (See Table 14T-52.)

a. To promote development that is compatible and visually integrated within the existing development if surrounding development is consistent with goals and policies of the Comprehensive Plan and design review standards.

b. To reduce the apparent bulk and scale of large buildings.

c. To enhance the pedestrian environment.

d. To promote architectural variety that adds visual interest to the neighborhood.

2. Articulation. All residential buildings and residential portions of mixed-use buildings shall include at least three of the following articulation features at intervals of no more than thirty feet along all facades facing a street, internal access road, and common open space:

a. Repeating distinctive window patterns at intervals no more than thirty feet.

b. Vertical Building Modulation. Minimum depth and width of modulation are eighteen inches and four feet (respectively) if tied to a change in color or building material and/or roofline modulation as defined below. Otherwise, minimum depth of modulation is ten feet and minimum width for each modulation is fifteen feet. Balconies may not be used to meet modulation option unless they are recessed or projected from the facade and integrated with the building’s architecture as determined by the director. For example, “cave” balconies or balconies that appear to be “tacked on” to the facade will not qualify for this option.

c. Horizontal Modulation (Upper Level Step-Backs). To qualify for this measure, the minimum horizontal modulation shall be five feet.

d. Articulation of the Building’s Top, Middle, and Bottom. This typically includes a distinctive ground floor or lower floor design, consistent articulation of middle floors, and a distinctive roofline.

e. Change of Roofline. To qualify for this measure, the maximum length of any continuous roofline shall be thirty feet and comply with the treatments below:

(1) For flat roofs or facades with a horizontal eave, fascia, or parapet, the minimum vertical dimension of roofline modulation is the greater of two feet or one-tenth of the wall height (finish grade to top of wall).

(2) For gable, hipped, or shed roofs--a minimum slope of five feet vertical to twelve feet horizontal.

(3) Other roof forms consistent with the design standards herein may satisfy this standard if the individual segments of the roof with no change in slope or discontinuity are no more than thirty feet in width (measured horizontally).

f. Change in building material or siding style (perhaps coordinated with horizontal building modulation and a change in color).

g. Alternative methods as approved by the director that effectively reduce the perceived bulk and scale of the buildings and add visual interest. For example, buildings using high quality materials such as brick and special facade detailing may not need much modulation to provide visual interest. (See Tables 14T-53 and 14T-54.)

3. Facades of Large Buildings. Buildings visible from the street must use design techniques to break up long continuous building walls, reduce the architectural scale of the building, and add visual interest. Specifically, any building facade longer than one hundred twenty feet in width must employ design techniques to limit the length of individual facades. To meet this requirement, buildings must utilize a combination of vertical and/or horizontal building modulation with a change in building materials or finishes, a clear change in building articulation and/or fenestration technique sufficient to meet the intent of the standards as determined by the director. (See Table 14T-55.)

4. Diversity of Building Types. Multi-building developments shall employ techniques to provide architectural variety. This may include alternating building materials, roofline treatments, building heights, building modulation, entry design, window treatment, color, and/or other architectural treatments. The director may require changes to the facades, when necessary, to meet the intent of the standards. (See Table 14T-56.)

5. Roofline Standards. Single-purpose residential buildings must provide a pitched roof with a minimum roof pitch of five feet vertical to twelve feet horizontal. Alternative roof designs such as vegetated roofs are allowed, provided design elements are included to help the building and its roofline fit into the site’s context. (See Table 14T-57.)

6. Raised Ground Floor. Developments are encouraged to raise the ground floor of residential buildings at least thirty-six inches above the sidewalk or common parking area to enhance residents’ privacy. This is particularly important when dwelling units are within fifteen feet of a sidewalk or common parking area or for buildings in established neighborhoods that have an established pattern with raised dwelling units.

7. Street Corner Buildings. Buildings located at street corners are encouraged to utilize prominent building elements to emphasize these highly visible locations. This could include a corner facing building entry, change in building materials, special roofline feature, or rounded or octagonal building shape at the corner.

a. To encourage the incorporation of design details that are attractive at a pedestrian scale into building facades.

b. To promote the use of durable materials that are appropriate for residential use and that reduce long-term maintenance costs and depreciation.

c. To utilize colors that complement those of nearby established neighborhoods and reduce the perceived scale of the building.

2. Details Toolbox. All multi-family buildings shall be enhanced with appropriate details. Each of the types of details listed below are worth one point unless otherwise noted. Multi-family buildings must achieve the equivalent of four points worth of architectural details. Chosen details must be compatible with the chosen architectural style. All new residential buildings shall include at least two of the following elements on their facades:

a. Decorative porch design with distinct design and use of materials.

b. Decorative treatment of windows and doors, such as decorative molding/framing details around all ground floor windows and doors, bay windows, decorative glazing, door designs, and/or unique window designs.

c. Landscaped trellises or other decorative element that incorporates landscaping near the building entry or entries.

d. Decorative light fixtures with a diffuse visible light source, such as a globe or “acorn” that is non-glaring or a decorative shade or mounting for each building entry on the facade.

e. Brick or stonework covering more than ten percent of the facade (two points).

f. Decorative building materials that add visual interest, including:

(1) Individualized patterns or continuous wood details.

(2) Decorative moldings, brackets, wave trim or lattice work.

(3) Decorative brick or stonework (may be in addition to the brick or stonework credits noted above if they are arranged in a decorative manner that adds visual interest to the facade).

(4) Other materials with decorative or textural qualities as approved by the director. The applicant must submit architectural drawings and material samples for approval.

g. Decorative roofline design, including multiple gables and/or dormers or other design that adds distinct visual interest, including decorative railings, grille work, or terraced landscape beds integrated along the facade of the building.

h. Decorative balcony design, such as distinctive railings.

i. Decorative paint schemes.

j. Other detailing work that adds visual interest to the building as approved by the director. (See Table 14T-58.)

a. Transparent windows or doors facing the street are required. To meet this requirement, at least fifteen percent of the facade must be transparent. The facade is measured from the base of the building to the start of the roofline and any other vertical walls facing the street, except for gabled portions of the facade not containing livable floor area (see Table 14T-29 for clarification). Garages facing the street shall count as part of the facade.

b. Windows facing the street should indicate floor levels and should not occur between floors. Exceptions may be granted for stairwells.

c. Building facades shall employ techniques to recess or project individual windows above the ground floor at least two inches from the facade or incorporate window trim at least four inches in width that features color that contrasts with the base building color. Exceptions will be considered by the director where buildings employ other distinctive window or facade treatment that adds visual interest to the building. (See Tables 14T-58 and 14T-59.)

a. Traditional materials consistent with local and regional architectural styles are encouraged (horizontal wood siding and brick).

b. Stucco and other troweled finishes should be trimmed in masonry or wood.

c. Mirrored glass and exposed concrete block (except for foundation/crawl space walls where not visible from the street) are not in keeping with the desired character of Lacey and are prohibited.

d. T-111 siding and other plywood types of siding (board and batten is an exception) shall not be used.

a. Continuity of colors and materials should be considered, particularly for infill projects that require special sensitivity for preservation of existing neighborhood character. Colors and materials should complement and act as an amenity to the neighborhood.

b. The overall color scheme and materials used should create the appearance of reducing building prominence and complementing the natural environment.

c. Innovative usage of colors and materials can be encouraged in areas devoid of any existing development.

1. Intent. To minimize impacts of service and storage elements on the pedestrian environment and adjacent uses.

2. All multi-family developments shall provide a designated spot for service elements (refuse and disposal). Such elements shall meet the following requirements:

a. Service elements shall be sited off of the alley, where available. Where there is no alley, service elements shall be located to minimize the negative visual, noise, odor, and physical impacts to the street environment, adjacent (on- and off-site) residents or other uses, and pedestrian areas.

b. Service elements shall be sited and designed to provide sufficient visibility to prevent hiding places for unwanted persons.

c. The designated spot for service elements shall be paved.

d. Appropriate enclosure of the service elements shall be required, as determined by the director. Requirements and considerations:

(1) The design of any detached service enclosure shall be compatible with the design of the primary structure or structures on the site. This could include similar building materials and/or detailing. The six-foot fence may be constructed of concrete block, brick, or wood. Coordination with the current franchise hauler is required. The sides and rear of the enclosure must be screened by Type I landscaping (as defined in LMC 16.80.050).

(2) Enclosures are particularly important for corner lots, where that portion of the alley is more visible from the adjacent street.

(3) Proximity to adjacent residential units will be a key factor in determining appropriate service element treatment.

(4) Preferably, service enclosures are integrated into the building itself. (See Table 14T-60.)

3. Utility meters, electrical conduit, and other service utility apparatus shall be located and/or designed to minimize their visibility from the street. If such elements are mounted in a location visible from the street, pedestrian pathway, common open space, or shared auto courtyards, they shall be screened with vegetation in accordance with Chapter 16.80 LMC or by architectural features. (See Tables 14T-61 and 14T-62.)

4. Rooftop Mechanical Equipment. All rooftop mechanical equipment shall be organized, proportioned, detailed, landscaped (with vegetated roofs, decks or terraces) and/or colored to be an integral element of the building.

5. If storage is provided on site for recreational items such as boats, RVs, etc., these items shall be placed adjacent to the parking areas. If recreational storage is utilized, it shall be screened by a six-foot fence that matches the architectural style of the buildings on site. The six-foot fence may be constructed of concrete block, brick, or wood.

a. To enhance privacy between dwelling units.

b. To minimize impacts between multi-family developments and established single-family areas.

2. Privacy and Relationship to Adjacent Sites. Adequate solar access and privacy for multi-family dwelling units shall be provided along the side yard. Specific standards and guidelines:

a. Buildings or portions thereof containing dwelling units whose solar access is only from the side of the building (facing towards the side property line) shall be set back from the property line at least fifteen feet.

b. Transparent windows shall occupy no more than ten percent of any facade within fifteen feet of the side property line.

c. Balconies or rooftop decks within fifteen horizontal feet of a side property line must utilize opaque guard rails to minimize privacy impacts to adjacent properties. (See Tables 14T-62 and 14T-63.)

a. Extra attention shall be given to proposed developments that are located adjacent to existing single-family detached developments. This consideration shall ensure that proposed developments minimize impacts onto adjacent, lower density uses. Submitted proposals may be reviewed for the following items:

(1) Clustering.

(2) Height.

(3) Landscaping, berms and fences.

(4) Setbacks.

(5) Number of units in a building.

(6) Transition of units on proposed sites.

b. The proposed development shall be designed to complement or improve the aesthetic character of the neighborhood.

c. Sensitivity in regard to building setbacks, massing of structures, spacing between buildings, scale of buildings, facade proportions and building materials shall be observed when placing developments adjacent to single-family detached neighborhoods.

4. The design shall incorporate crime prevention through environmental design (CPTED) techniques.

5. Side and rear yards buffer requirements between multi-family and non-residential developments shall incorporate one or more of the following design options. This requirement also applies between multi-family and single-family residential development.

a. Provide Type I landscaping (as defined in LMC 16.80.050) at least ten feet deep along side and/or rear property lines where a strong visual buffer to the adjacent use is desired. A screen fence up to six feet tall may be used in conjunction with the landscaping.

b. Provide Type II or III landscaping (as defined in LMC 16.80.050) at least ten feet deep along side and rear property lines where a visual separation of uses is desired. The width of the planting strip may be reduced to five feet if used in conjunction with a screen fence approximately six feet tall.

c. Other treatments that meet the intent of the criteria as approved by the director. Factors that must be considered in determining the appropriate treatment include views, applicable uses, connectivity, and desired level of privacy. Some options include:

(1) Shared pathway along or adjacent to the property line with landscaping. This is a desirable configuration that can enhance pedestrian circulation and provides an efficient use of the space. This treatment requires a recorded agreement with applicable adjacent property owner(s).

(2) Tall privacy fence or hedge (up to six feet tall).

(3) Low screen fence or hedge (up to three feet tall). This may be a more attractive option where a taller fence might provide negative visual impacts. (See Table 14T-64.)

a. To provide for visual linkages between the proposed development and the existing neighborhood or natural environmental.

b. To encourage development that respects natural features of the land.

2. Landscaping shall meet the requirements of Chapter 16.80 LMC.

3. Trees shall be preserved in accordance with Chapter 14.32 LMC (Tree and Vegetation Protection and Preservation).

4. Existing topographic patterns shall be preserved and enhanced. This shall ensure that indiscriminate grading and vegetation removal does not occur.

5. Any wetlands and associated buffers shall be saved in accordance with the Wetland Protection Ordinance, Chapter 14.28 LMC.

6. Storm drainage and erosion control for multi-family developments shall meet the requirements of the “Drainage Design and Erosion Control Manual for Lacey” included in Lacey’s development guidelines.

7. Foundation Planting. All street-facing elevations must have landscaping along any exposed foundation. The landscaped area may be along the outer edge of a porch instead of the foundation. This landscaping requirement does not apply to portions of the building facade that provide access for pedestrians or vehicles to the building. The foundation landscaping must meet the following standards:

a. The landscaped area must be at least three feet wide.

b. There must be at least one three-gallon shrub for every three lineal feet of foundation.

c. Ground cover plants must fully cover the remainder of the landscaped area. (See Table 14T-65.)

8. Parking Lot Landscaping Buffer. Surface parking lots adjacent to the street shall feature a ten-foot minimum landscape buffer with Type III landscaping (as defined in LMC 16.80.050). Exceptions:

a. Preservation of existing native or desirable vegetation is preferred, where applicable.

b. The planting strip may be reduced to five feet if a decorative masonry wall (approximately three feet in height) is incorporated with the landscaping bed (preferably behind the landscaping).

c. Other landscaping types will be considered by the director provided they meet the intent of the criteria.

1. Intent. To integrate lighting into the overall design of a multi-family project.

2. Lighting shall be required for entryways, parking lots, carports, swimming pools, play areas, and along pedestrian pathways. The on-site pedestrian circulation system must be lighted to a level where pedestrians can identify faces from a reasonable distance.

3. Lighting shall be activated by photo electric cells or timer.

4. Directional signage should be lit by either internal or external illumination.

5. Lighting fixtures shall complement project design and shall be oriented to avoid direct glare onto adjacent properties while providing adequate safety for pedestrians.

1. Intent. To incorporate signs that are designed to be complementary to the building design.

2. All signs shall meet the requirements of Chapter 16.75 LMC.

a. Use sign shapes, lettering styles and materials that reflect architectural features of the multi-family development.

b. Locate building identification signs so that building details will not be covered or obscured.

c. Sign illumination shall be oriented to reduce glare and shall only be white or yellow in accordance with LMC 16.75.060(C).

1. Intent. To minimize negative impacts on the pedestrian environment.

2. Fences within the required front yard setback area and between any street and buildings shall not exceed three feet high and be no more than seventy percent solid to maintain views into the street for security. Exception: Fences up to six feet in height may be permitted no closer than ten feet from the sidewalk, provided they allow pedestrian visibility into the site and are complemented with landscaping features.

3. Fences taller than three feet six inches and visible from a street shall be screened with Type I, II, or III landscaping (as defined in LMC 16.80.050) to mitigate the visual impact of a wall on the street.

4. Chain link fences are prohibited. (Ord. 1539 §15, 2019; Ord. 1496 §11, 2016; Ord. 1310 §9, 2008).