A. 
To achieve the envisioned character of Mountlake Terrace Town Center as set forth in the goals and policies of the Town Center Subarea Plan and other applicable mixed-use areas.
B. 
To enhance pedestrian environments by emphasizing activated ground-level block frontage designs for commercial, mixed-use, and multifamily developments.
C. 
To minimize potential negative impacts of driveways and off-street parking facilities on the streetscape.
D. 
To promote good visibility between buildings and the street for security for pedestrians and to create a more welcoming and interesting streetscape.
(Ord. 2755 § 3 (Exh. B), 2019)
Site orientation standards for individual properties depend on the block frontage designated for that location. The following steps will help in using this chapter:
A. 
Go to the map in MTMC § 19.123.060 to find the property and the block frontage type designation. For development that fronts onto multiple streets, see provisions in MTMC § 19.123.140.
B. 
Go to the appropriate code section in this chapter for the standards for applicable block frontage type designation. Table 19.123.050 includes a summary of key block frontage types.
Table 19.123.050
Summary of key block frontage types.
Permitted Frontage
Details
Storefront
• No new ground-level parking adjacent to the street.
• Special transparency, weather protection, and entry requirements.
• Minimum commercial space height and depth.
• No ground floor residential uses except for live/work units on select Storefront designated blocks where the storefront space meets height and depth standards.
Secondary
Storefront or Landscape Frontages Allowed
• Ground-level parking must not be visible from the street.
• Landscaping to soften facades of non-storefronts and buffer parking areas.
• Minimum facade transparency requirements per use and setback.
Landscape
• Ground-level parking must not be visible from the street.
• Landscaping to soften facades and buffer parking areas.
• Minimum facade transparency requirements per use and setback.
(Ord. 2755 § 3 (Exh. B), 2019)
The block frontage designations established by this chapter are maintained under the direction of the director. All notations, references, and other information shown have the same force and effect as if fully described in this title.
Note that these block frontage designation maps are different than the streetscape designation map in Figure 19.50.080. Block frontage designations and standards regulate the development frontages, which includes the building and associated site development that occurs within the property boundary. The streetscape designations and standards set forth in MTMC § 19.50.080 regulate the design of sidewalks and planting strips within the right-of-way. In some cases, the streetscape standards call for expanded sidewalks that extend beyond the property line. Also note that the streetscape standards sometimes vary on the type of block frontage design.
Figure 19.123.060
Map 1: Mountlake Terrace Town Center block frontage designations map.
(Ord. 2755 § 3 (Exh. B), 2019)
All block frontage designations contain distinct minimum facade transparency standards. The purposes of these standards are to maintain "eyes on the street" for safety and create welcoming pedestrian environments. Table 19.123.070 below includes details in how they are measured.
Table 19.123.070
Transparency standards.
Transparency Area
Storefront
The transparency area is on the ground floor between 30" and 10' above sidewalk grade
Ground floor nonresidential and nonstorefront
The transparency area is between 30" and 8' above grade
Residential buildings and residential portions of mixed-use buildings
All vertical surfaces of the facade are used in the calculations
Other Transparency Provisions
Windows must be transparent
Ground-level window area for storefronts and other nonresidential uses that is covered, frosted, or perforated in any manner that obscures visibility into the building must not count as transparent window area. Also, mirrored glass and highly reflective or darkly tinted windows must not be counted as transparent windows.
Covered windows
Perforated sign
Display windows and parking garages
Display windows may be used for up to 25% of nonresidential transparency requirements (except for ground-level storefront-designated block frontages on 57th Ave W and 233rd Street SW) provided they are at least 30" deep to allow changeable displays and the interior wall is nonstructural so it can be removed if the windows are not used for display. Tack-on display cases as shown in the far right example do not qualify as transparent window area. For parking garages (where allowed by block frontage standards), the left image illustrates how such a structure can meet (and not meet) the applicable transparency standards.
Integrated display windows
Tack-on display cases
Parking garage with windows
Parking garage without windows
(Ord. 2755 § 3 (Exh. B), 2019)
A. 
Purpose. Storefront block frontages are the most vibrant and active shopping and dining areas within Mountlake Terrace. Blocks designated as storefront block frontages include continuous storefronts placed along the sidewalk edge with small-scale shops and many business entries.
Figure 19.123.080(A)
Storefront vision and key standards.
B. 
Standards. All development on sites with a storefront block frontage designation must comply with the standards in Table 19.123.080(B) below:
Table 19.123.080(B)
Storefront block frontage standards.
The ➲ symbol refers to departure opportunities in MTMC § 19.123.080(C).
Element
Standards
Additional Provisions and Examples
Ground-level
Land use
MTMC § 19.50.040 sets forth ground-level uses permitted on storefront block frontages.
Lobbies and accessory uses associated with upper-floor professional-office and multi-household residential uses are allowed provided they are limited to 20% of all storefront block frontages and other storefront frontages. Exception: Such lobbies and accessory-uses associated with upper-floor professional-office and multi-household residential uses are not allowed on 57th Ave W and 233rd Street SW except where no other alternative is feasible.
Floor to ceiling height
13' minimum (applies to new buildings only).
Applies to the minimum retail space depth.
Retail space depth
50' minimum on 57th Ave W and 233rd Street SW and 30' minimum elsewhere (applies to new buildings only). ➲
Building placement
Buildings must be placed at the back edge of the required sidewalk. Additional setbacks are allowed for a widened sidewalk or pedestrian-oriented space (MTMC § 19.123.190(D)).
Corner storefront building example.
Building entrances
Primary building entrances must face the street. For corner buildings, primary entrances for ground-level building corner uses may face either street or the street corner.
Facade transparency (see MTMC § 19.123.070)
At least 70% of the transparency area. ➲
Weather protection
Weather protection over the sidewalk is required along at least 75% of the storefront facade, and it must be a minimum of 6' deep and have 10' to 15' of vertical clearance. ➲
Weather protection must not interfere with street trees, street lights, street signs, or extend beyond the edge of the sidewalk.
Parking location
New ground-level (surface or structured) parking adjacent to the street is prohibited. Parking may be placed below, above, and/or behind storefronts. ➲
SPECIAL FOR STOREFRONT BLOCK FRONTAGES ALONG 57TH AVENUE WEST
Height Stepbacks
• Lower floors: Maximum building facade height of three stories.
• Stepback minimum (after first, second or third floors): 10'.
• Upper floors: Maximum building height within 60' of 57th Avenue W: Seven stories or 80' (whichever is less).
• Maximum building height when more than 60' from 57th Avenue W: See MTMC § 19.50.050 for standards applicable to the subject zone.
C. 
Departure Criteria. Departures from the standards in Table 19.123.090(B) that feature the ➲ symbol will be considered per MTMC § 19.110.260 provided the alternative proposal meets the purpose of the standards and the following criteria:
1. 
Retail Space Depth. Departures from this standard are not allowed for storefronts adjacent to 57th Street W and 233rd Street SW. Elsewhere, reduced depths on up to 25 percent of the applicable block frontage will be considered where the applicant can successfully demonstrate the proposed alternative design and configuration of the space is viable for a variety of permitted retail uses.
2. 
Facade Transparency. Departures for facade transparency in the transparency area may be reduced to a minimum of 40 percent for block-frontages other than 57th Avenue W and 233rd Street SW if the facade design between ground-level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.
3. 
Weather Protection. The reduced extent (to no less than 50 percent of block frontages) or width of weather-protection features (to no less than four feet in width) will be considered provided the designs are proportional to architectural features of the building and building design trade-offs (elements that clearly go beyond minimum building design standards in this chapter) meet the purpose of the standards.
(Ord. 2755 § 3 (Exh. B), 2019)
All development on sites with a storefront corner block frontage designation must comply with the standards in Table 19.123.080(B) above, except that the storefront block frontage standards must apply to storefront building elevations at least 30 feet (horizontally) from the corner of the building and the entire length of the building that's sited up to the edge of the sidewalk (as a storefront). For required building stepbacks on 57th Avenue W on the north side of 232nd Street SW, the subject stepback provisions apply only to the first 30 feet of 57th Avenue W block frontage north of 232nd Street SW.
Figure 19.123.090
Storefront corner block frontage example.
(Ord. 2755 § 3 (Exh. B), 2019)
A. 
Purpose. Landscaped block frontages emphasize landscaped street setbacks, clear pedestrian connections between the building and the sidewalk, and minimized surface parking lots along the frontages.
Figure 19.123.100(A)
Landscaped frontage vision and key standards.
B. 
Standards. All development on sites containing a landscaped block frontage designation must comply with the standards in Table 19.123.100(B) below.
Table 19.123.100(B)
Landscaped block frontage standards.
The ➲ symbol refers to departure opportunities in MTMC § 19.123.100(C).
Element
Standards
Additional Provisions and Examples
Ground-level
Land use
MTMC § 19.50.040 sets forth permitted land uses.
Building placement
10' minimum setbacks are required, or greater where specified for the applicable zone in MTMC Title 19. ➲
Building entrances
Building entries must face the street or a pedestrian-oriented space (MTMC § 19.123.190(D)) that is adjacent to the street.
Landscaped frontage example meeting setback, entry, weather protection, and transparency standards.
Facade transparency (see MTMC § 19.123.070)
For buildings with ground-level nonresidential uses, at least 40% of the transparency area. ➲
For buildings with ground-level residential uses, at least 20% of the facade. ➲
Weather protection
Weather protection at least 3' deep must be provided over individual residential and commercial tenant entries and at least 5' deep for shared residential and professional office entries.
Parking location
Ground-level parking must not be visible from the street. Where parking is integrated at or near the ground-level, it must be set back and completely screened by landscaped berms (upper right example).
The lower right example illustrates a prohibited design.
Landscaping
All areas between the sidewalk and the building must be landscaped, except for pathways, porches, decks, and other areas meeting the definition of pedestrian-oriented space (MTMC § 19.123.190(D)).
Landscaped areas must contain Types I, II, or IV landscaping (as defined in MTMC § 19.130.240) and may incorporate rain gardens and other forms of stormwater management.
C. 
Departure Criteria. Departures to the landscaped block frontage standards in Table 19.123.100(B) that feature the ➲ symbol will be considered per MTMC § 19.110.260 provided the alternative proposal meets the purpose of the standards and the following criteria:
1. 
Building Placement. Reduced setbacks (down to a minimum of eight feet) will be considered where the ground floor is elevated a minimum average of 30 inches (required when the ground floor setback is less than 10 feet) and design treatments that create an effective transition between the public and private realm. For example, a stoop design or other similar treatments that utilize a low fence or retaining wall, and/or hedge along the sidewalk may provide an effective transition (see Figure 19.123.110(C) for examples).
2. 
Facade Transparency. Facade transparency in the transparency area may be reduced from the minimum by 50 percent if the facade design between ground-level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.
(Ord. 2755 § 3 (Exh. B), 2019)
A. 
Purpose. Secondary block frontages allow flexibility to integrate either a storefront or a landscaped frontage in a pedestrian-friendly configuration.
Figure 19.123.110(A)
Secondary frontage vision.
Storefront Frontage
OR
Landscaped Frontage
B. 
Standards. Development must conform to either storefront or landscaped block frontage standards and associated departure options and departure criteria as established above, with only the following modifications in Table 19.123.110(B) below:
Table 19.123.110(B)
Secondary block frontage standards.
The ➲ symbol refers to departure opportunities in MTMC § 19.123.110(C).
Element
Standards
Additional Provisions and Examples
Building placement
Buildings may be placed up to the sidewalk edge provided they meet storefront block frontage standards in MTMC § 19.123.080 (this includes standards for ground-level, building placement, building entrances, facade transparency, and weather protection elements).
The minimum setback for buildings that do not meet applicable storefront block frontage standards is 10' or greater where specified for the applicable zone in MTMC Title 19. ➲
Facade transparency (see MTMC § 19.123.070)
Storefront buildings are subject to storefront block frontage transparency standards above.
For other building frontages, transparent windows must be provided along at least 15% of the entire building facade, plus:
• Buildings designed with ground-floor nonresidential uses within 10' of sidewalk, must feature at least 40% transparency within the transparency area. ➲
• Buildings designed with ground floor nonresidential uses within 20' of sidewalk, must feature at least 25% transparency within the transparency area. ➲
C. 
Departure Criteria. Departures to the secondary block frontage standards in Table 19.123.110(B) that feature the ➲ symbol will be considered per MTMC § 19.110.260 provided the alternative proposal meets the purpose of the standards and the following criteria:
1. 
Building Placement. Reduced setbacks (down to a minimum of five feet for buildings with ground floor residential uses and a minimum of two feet for other buildings) will be considered where the ground floor is elevated a minimum average of 30 inches (required when the ground floor setback is less than 10 feet) and design treatments create an effective transition between the public and private realm. For example, a stoop design or other similar treatments that utilize a low fence or retaining wall, and/or hedge along the sidewalk may provide an effective transition (see Figure 19.123.110(C) for examples).
2. 
Facade Transparency. Facade transparency in the transparency area may be reduced from the minimum by 50 percent if the facade design between ground-level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.
Figure 19.123.110(C)
Acceptable examples of possible setback departures.
The apartment building (left image) includes a street setback of about six to eight feet and features a landscape planter, an elevated ground-level, and generous window transparency. The elevated stoop frontages (right image) is another acceptable reduced setback departure example. The combination of landscaping elements, facade transparency, low fencing, and facade materials and detailing help to create an effective transition between the public and private realm.
(Ord. 2755 § 3 (Exh. B), 2019)
A. 
Purpose. Access corridor frontage standards provide eyes on the pathway to create a safe and welcoming through-block connection while preserving the privacy of adjacent ground-level residential units.
B. 
Standards.
1. 
Building elevations facing an access corridor must feature at least 10 percent window transparency. ➲
2. 
Where ground-level residential uses are within five feet of a shared-lane or pathway, at least one of the following design features must be integrated to enhance the safety and privacy of adjacent residential units:
a. 
Windows must be placed at least six vertical-feet above the access corridor.
b. 
A combination of landscaping, planter walls, and/or elevated ground floor (at least one foot above access corridor grade) that meet the purpose of the standards.
3. 
Where nonresidential ground-level uses abut an access corridor, at least 25 percent of the applicable building elevation between four and eight feet above the ground-floor surface elevation must be transparent. ➲
Figure 19.123.120(A)
Access corridor example illustrating shared pedestrian and vehicular access.
Figure 19.123.120(B)
Pedestrian access corridor examples.
(Ord. 2755 § 3 (Exh. B), 2019)
Where a property fronts onto more than one street, each building frontage must comply with the standards for the block frontage upon which it fronts, with the following clarifications:
A. 
Where a conflict exists between frontage standards, the director will apply the standards of a block frontage pursuant to the following order of preference:
1. 
Storefront;
2. 
Secondary; then
3. 
Landscaped.
Subsections B through E of this section clarify how the order of preference works for particular frontage elements.
B. 
Building Location. For corner sites with landscaped block frontage on one street and storefront or secondary on another, a storefront frontage may wrap around the corner (on the landscaped block frontage side) for up to a half-block width or no more than 120 feet (whichever is less).
C. 
Entrances. For corner sites, entrances on both streets are encouraged, but only one entrance is required. For corner sites with frontage on a storefront block frontage on one side, an entrance must be placed on the storefront block frontage side or facing the corner. For corner sites with a mix of designations that do not include a storefront block frontage, the entry must be placed on the order of preference identified above.
Departures may be considered provided the location and design of the entry and block frontage treatments are compatible with the character of the area and enhance the character of the street.
D. 
Transparency. For corner sites, at least one block frontage must meet the applicable transparency standards, based on the order of preference above. For the second block frontage, the director may approve a reduction in the minimum amount of transparency by 50 percent. For street corners with the same designations on both frontages, buildings must employ the full transparency on the dominant frontage (based on the frontage width or established neighborhood pattern). Exception: No reductions in the minimum required window transparency are allowed on 57th Ave W and 233rd Street SW where designated as a storefront.
Figure 19.123.130
Clarifying block frontage standards on street corners.
In the left example, the entrance may be placed along the storefront block frontage and/or directly on the corner.
(Ord. 2755 § 3 (Exh. B), 2019)
A. 
Description/Purpose. The high visibility street corner requirements apply to those sites designated as such on Figure 19.123.150(A). The purpose is to accentuate designated street corners with high visibility to the public.
Figure 19.123.150(A)
High visibility street corners.
B. 
Standards. At least one of the following special features must be included (Figure 19.123.150(B) below illustrates acceptable examples):
1. 
Corner plaza.
2. 
Cropped building corner with a special entry feature.
3. 
Decorative use of building materials at the corner.
4. 
Distinctive facade articulation.
5. 
Sculptural architectural element.
6. 
Other decorative elements that meet the purpose of the standards.
Figure 19.123.150(B)
Acceptable high visibility street corner examples.
All of the buildings above integrate distinctive articulation features (4). The bottom left example also integrates a corner plaza (1).
(Ord. 2755 § 3 (Exh. B), 2019)