This section provides direction for the design of buildings consistent with the goals and policies of the Mountlake Terrace Comprehensive Plan. See the individual "purpose" statements for each section in this chapter.
(Ord. 2755 § 3 (Exh. B), 2019)
Public buildings may be exempted from building massing and articulation standards (see MTMC § 19.123.240), building details standards (see MTMC § 19.123.250), building materials provisions (see MTMC § 19.123.260), and blank wall treatment standards (see MTMC § 19.123.270) provided design treatments are integrated to meet the following objectives:
A.
Enliven the pedestrian environment along the adjacent sidewalks.
B.
Incorporate a prominent and inviting entry visible from the street.
C.
Building design and materials should evoke a sense of permanence.
D.
Site and building design stands out from the surrounding context as a distinct landmark and provides visual interest from all observable scales.
(Ord. 2755 § 3 (Exh. B), 2019)
A.
Purpose. To employ facade articulation techniques that reduce the perceived scale of large buildings and add visual interest from all observable scales.
B.
Tower Design. The following standards apply to buildings over seven stories:
1.
Tower Separation Standards. Towers (portions of buildings over seven stories) must maintain at least 40 feet of separation from other towers. Departures will be considered for towers constructed on the same site, provided the configuration and orientation of the towers maximize privacy and minimize skyline, skyview, and access to light impacts. Factors to consider in determining if a proposed departure meets the purpose include the extent of building area that doesn't meet separation requirement, lot size and configuration, surrounding context, skyline views from a full range of observable views, and subject building uses.
2.
Tower Form. Towers must employ original and distinctive form, including horizontal and vertically articulated components that provide depth, richness, and interest to the building from multiple vantage points. Simple box design for towers is prohibited. Example design treatments:
a.
Round/sculpted forms.
b.
Layered building forms.
c.
Wall plane offsets and/or material changes that create shadows and relief.
d.
Creative fenestration pattern changes.
Figure 19.123.240(B) Tower design examples.  Building 1 includes substantial podium with a curved tower that includes vertical articulation on one side. Building 2 includes a number of massing offsets with changes in fenestration that lend interest and depth to the façade. Building 3 also uses a number of massing offsets and material/fenestration changes to add visual interest. All buildings have a strong ground-level emphasis. |
C.
Facade Articulation. All buildings under eight stories tall must include facade articulation features at maximum-specified intervals to create a human-scaled pattern. These standards apply to building elevations facing streets, parks, access corridors, and residential zones.
1.
Maximum facade articulation intervals:
2.
Articulation Features. At least three of the following articulation features must be employed for all buildings in compliance with the maximum-specified facade articulation intervals:
a.
Use of a window fenestration pattern.
b.
Use of weather protection features.
c.
Use of vertical piers/columns (applies to all floors of the facade, excluding upper level stepbacks).
e.
Change in building material and/or siding style (applies to all floors of the facade, excluding upper-level stepbacks).
f.
Vertical elements such as a trellis with plants, green wall, art element that meet the purpose of the standard.
g.
Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline per subsection E of this section or a change in building material, siding style, or color. Balconies may be used to qualify for this option if they are recessed or projected from the facade by at least 18 inches.
h.
Other design techniques that effectively reinforce a pattern of articulated facades compatible with the building's surrounding context.
Departures will be considered provided they meet the purpose of the standards and the design criteria below. For example, a departure may propose a design with only two articulation features instead of three and/or the articulation features exceed the maximum articulation interval.
Figure 19.123.240(C)(2) Facade articulation examples.  Both buildings use a combination of window patterns, weather protection features, and vertical piers to effectively articulate the facade. |
 All three buildings above include a combination of window patterns and vertical building modulation. The left building uses recessed balconies, whereas the middle and right example use projecting balconies. The left and middle buildings also include weather protection features. |
3.
Departure Criteria Associated with Articulation Standards. Proposals must meet the purpose of the standards. The following criteria will be considered in determining whether the proposed articulation treatment meets the "purpose":
a.
Consider the type and width of the proposed articulation treatment and how effective it is in meeting the purpose given the building's current and desired context (per Mountlake Terrace's Town Center Subarea Plan).
b.
Consider the applicable block-frontage designation. Secondary or landscaped block frontages warrant more flexibility than storefront block frontages.
c.
Consider the size and width of the building. Smaller buildings (less than 120 feet wide) warrant greater flexibility than larger buildings.
d.
Consider the quality of facade materials in concert with doors, windows, and other facade features and their ability to add visual interest to the street from a pedestrian scale and more distant observable scales.
D.
Maximum Facade Length. Building facades and other building elevations facing lower intensity zone edge must include at least one of the following features to break up the massing of the building and add visual interest. This standard applies to applicable building elevations longer than 140 feet.
1.
Provide vertical building modulation at least six feet deep and 15 feet long. For multi-story buildings, the modulation must extend through at least one-half of the building floors.
3.
Facade employs building walls with contrasting articulation that make it appear like multiple distinct buildings. To qualify for this option, these contrasting facades must employ all of the following:
4.
Departures to subsections (D)(1) through (3) of this section will be considered provided the design meets the purpose of the standards. Supplemental consideration for approving alternative designs:
a.
Width of the Facade. The larger the facade, the more substantial articulation/ modulation features need to be.
b.
Block Frontage Designation. Storefront designated block frontages warrant the most scrutiny.
c.
The type of articulation treatment and how effective it is in meeting the purpose given the building's context.
Figure 19.123.240(D) Illustrating maximum facade length standards and good and bad examples. | |
|---|---|
 Less than 140' long: Meets standard |  More than 140' long: Does not meet standard |
 Building incorporates a courtyard along the facade (technique #1 noted above) to effectively break it up into smaller components: Meets standard. | |
 The left building uses technique # 1 (vertical building modulation at least six-feet deep and 15 feet wide). The right building uses technique #2 (contrasting vertical modulated design component) together with different window fenestration designs on each side. Both examples are effective in breaking up the perceived scale of the building and adding visual interest. | |
E.
Roofline Modulation. Roofline modulation is encouraged and it can be used as one of the facade articulation features in subsections C and D of this section. In order to qualify as an articulation feature, rooflines must employ one or more of the following:
1.
For flat roofs or facades with horizontal eave, fascia, or parapet, the minimum vertical dimension of roofline modulation is the greater of two feet or 0.1 multiplied by the wall height (finish grade to top of the wall) when combined with vertical building modulation techniques described in subsections above. Otherwise, the minimum vertical dimension of roofline modulation is the greater of four feet or 0.2 multiplied by the wall height.
2.
A pitched roofline or gabled roofline segment of at least 20 feet in width. Buildings with pitched roofs must include a minimum slope of 5:12 and feature modulated roofline components at the interval required per the applicable standard above.
3.
A combination of the above.
Departures will be considered provided the roofline modulation design effectively reduces the perceived scale of the building and adds visual interest.
Figure 19.123.240(E) Acceptable examples of roofline modulation.  |
(Ord. 2755 § 3 (Exh. B), 2019)
B.
Facade Details – Nonresidential and Mixed-Use Buildings. All building facades and other building elevations facing parks, pedestrian-oriented spaces, and containing primary building entrances must be enhanced with appropriate details. All new buildings must employ at least one detail element from each of the three categories below for each facade articulation interval (see MTMC § 19.123.240(B)).
1.
Window and/or entry treatment, such as:
a.
Transom windows.
b.
Roll-up windows/doors.
c.
Recessed entry.
d.
Decorative door.
e.
Other decorative or specially designed window or entry treatment that meets the purpose of the standards.
Figure 19.123.250(B)(1) Examples of decorative or specially designed windows and entries.  Examples of decorative or specially designed windows and entries. Upper left (b) = openable storefront window. Center top (a) = transom windows. Upper right (e) = openable window with decorative details. Lower left (e) = decorative window shades. Bottom middle (d) = Decorative door. Bottom right (c) = recessed entry. |
2.
Building elements and facade details, such as:
a.
Custom-designed weather protection element such as a steel canopy, glass, or retractable awning. Custom-designed cloth awnings may be counted as a detail provided they are constructed of durable, high-quality material.
b.
Decorative building-mounted light fixtures.
c.
Bay windows, trellises, towers, and similar elements.
d.
Other details or elements that meet the purpose of these standards.
Figure 19.123.250(B)(2) Examples of attached elements that enhance the visual intrigue of the building.  Examples of elements attached to facades that enhance the visual intrigue of the building. Upper left (a) = retractable awning. Top center (d) = custom hanging bike rack and repair station integrated as a storefront design element. Upper right (b) = decorative lighting fixtures. Lower left and middle (a) = custom decorative canopy. Lower right (c) decorative tower. |
3.
Building materials and other facade elements, such as:
a.
Use of decorative building materials/use of building materials. Examples include decorative use of brick, tile, or stonework.
b.
Decorative kick-plate, pilaster, base panel, or other similar feature.
c.
Hand-crafted material, such as special wrought iron or carved wood.
d.
Other details that meet the purpose of the standards.
Figure 19.123.250(B)(3) Examples of building material details that enhance the visual intrigue of the building.  Examples of decorative surface materials. The letters match the detail options in subsection (B)(3) of this section. |
Departures for facade detail standards of this subsection will be considered provided the facade (at the overall scale and at the individual articulation scale) meets the purpose of the standards.
C.
Window Design Standards.
1.
All windows must be recessed by at least two inches from the facade to add depth and richness to the building. Other design treatments to windows that add depth, richness, and visual interest to the facade will be considered. Exemptions:
a.
Storefront display windows.
b.
Windows on buildings over seven stories in height provided such buildings comply with MTMC § 19.123.240(B).
2.
Highly reflective glass must not be used on more than 10 percent of a building facade or other building elevations facing parks and containing primary building entrances.
Figure 19.123.250(C) Acceptable and unacceptable window design examples.  | |
 | All but the lower middle image are recessed by at least two inches from the facade and add a sense of depth and richness to the facade. |
D.
Cornice/Roofline Design. Buildings employing a flat roof must employ a distinctive roofline that effectively provides an identifiable "top" to the building. This could include a traditional cornice line or a contemporary interpretation of a traditional cornice line.
1.
Such rooflines must be proportional to the size and scale of the building.
2.
Understated cornice lines are permitted depending on the materials and design of the base and middle elements in reinforcing the base/middle/top configuration.
Figure 19.123.250(D) below illustrates acceptable and unacceptable examples.
Figure 19.123.250(D) Examples of buildings employing confident and distinctive rooflines.  |
 Building 1 uses a dramatic overhanging cornice at the corner. Building 2 uses a simple glass railing and an upper level building stepback. Building 3 uses a dramatic overhanging cornice line. Building 4 uses a “V” shaped roofline on its penthouse floor. Building 5 uses a highly articulated roofline with stepped overhangs. |
 Buildings 6 and 7 simply appear to end without any statement of confidence and do not meet the standard. |
Rooftop solar units are permitted, provided the placement and design of units visible from the surrounding streetscape are carefully integrated into the overall design concept of the building.
E.
Articulated Building Entries. The primary building entrance for an office building, hotel, apartment building, public or community-based facility or other multi-story commercial building must be designed as a clearly defined and demarcated standout architectural feature of the building. Such entrances must be easily distinguishable from regular storefront entrances on the building. Such entries must be scaled proportional to the building. See Figure 19.123.250(E) below for good examples.
Figure 19.123.250(E) Acceptable building entry examples.  |
F.
Flat Rooftop Design. All roofs must be designed as a fifth building elevation. This can be accomplished by exhibiting patterns of roofing colors and/or materials to add visual interest from surrounding development (current and future). Green roofs and rooftop decks are encouraged as a means to help comply with this standard.
Figure 19.123.250(F) Flat rooftop design examples.  |
 |
(Ord. 2755 § 3 (Exh. B), 2019)
A.
Purpose.
1.
To encourage the use of durable, high quality, and urban building materials that minimize maintenance cost and provide visual interest from all observable vantage points.
2.
To promote the use of a distinctive mix of materials that helps to articulate facades and lends a sense of depth and richness to the buildings.
3.
To place the highest priority on the first floor in the quality and detailing of materials at the pedestrian scale.
B.
Special Conditions and Limitations for the Use of Certain Cladding Materials.
1.
Concrete block (a.k.a. concrete masonry unit or CMU) may be used as a secondary cladding material (no more than one-third of total facade cladding) on all building facades and other building elevations facing parks, pedestrian-oriented spaces, and containing primary building entrances provided it is incorporated with other permitted materials.
Departures will be considered for alternative designs that use concrete block as the primary, but not the only, cladding material provided the design incorporates a combination of textures and/or colors to add visual interest. For example, combining split or rock-facade units with smooth blocks can create distinctive patterns. The figures below illustrate acceptable concrete block use/designs.
Figure 19.123.260(B)(1) Acceptable concrete block use/design. | |
|---|---|
 Building 1 uses smooth-faced CMU as a contrasting feature that helps to highlight the main building entry. The simple design helps to add emphasis to the doors, canopy and decorative sconce lights. |  Building 2 illustrates an acceptable departure example, as CMU is used as the primary cladding material. Note the use of beige split facade CMUs above each of the awnings and coupled with the use of smooth-faced gray CMUs on the vertical columns (which employ black accent tiles for added interest). |
2.
Metal siding may be used on all street facing building elevations provided it complies with the following standards:
a.
It must feature visible corner molding and trim and does not extend to the ground-level of nonresidential and mixed-use buildings and no lower than two feet above grade for residential buildings. Masonry, concrete, or other durable material must be incorporated between the metal siding and the ground plane.
b.
Metal siding must be factory finished, with a matte, nonreflective surface.
Departures will be considered provided the material's integration and overall facade composition meets the purpose of the standards.
Figure 19.123.260(B)(2) Acceptable metal siding examples.  Buildings 1 and 2 successfully use metal siding more as an accent element to help articulate the facade. Metal siding is the primary material for Buildings 3 and 4, both of which integrate subtle changes in color to go with articulation features and design details. |
3.
Standards for the Use of Exterior Insulation and Finish System (EIFS). Such material/finishes may be used when it complies with the following:
a.
EIFS is limited to no more than 20 percent of the total facade area and may not be the primary cladding material on nonresidential and mixed-use buildings.
b.
EIFS must feature a smooth or sand finish only.
c.
EIFS must be trimmed in wood, masonry, or other material and must be sheltered from weather by roof overhangs or other methods.
d.
EIFS must not be used on the ground floor of facades containing nonresidential uses.
Departures will be considered provided the material's integration and overall facade composition meets the purpose of the standards.
Figure 19.123.260(B)(3) Acceptable and unacceptable EIFS examples.  Buildings 1 and 2 mix EIFS with brick and other materials and integrate trim details around windows to add a sense of depth to the facade. Building 3 uses EIFS is between the window and sidewalk – this design is prohibited. Building 4 uses EIFS as the primary siding material, which is prohibited. |
4.
Cementitious wall board paneling/siding may be used provided it meets the following provisions:
a.
Cement board paneling/siding may not be used on ground-level facades containing nonresidential uses.
b.
Where cement board paneling/siding is the dominant siding material, the design must integrate a mix of colors and/or textures that are articulated consistent with windows, balconies, and modulated building surfaces and are balanced with facade details that add visual interest from the ground-level and adjacent buildings.
Departures will be considered provided the material's integration and overall facade composition meet the purpose of the standards.
Figure 19.123.260(B)(4) Acceptable and unacceptable cementitious wall board examples.  The above building uses cementitious wall board in different textures and colors to help articulate the facade. The white color replicates the board and batten style in the left image and green color in the right image effectively replicates horizontal wood siding. |
 The wall board panels covering a large area in a single color would not meet the purpose of the standards. The right image is a better example and combines larger panels (dark maroon color) with horizontal wall board siding (beige color) as effective articulation features. |
(Ord. 2755 § 3 (Exh. B), 2019)
B.
Blank Wall Definition. "Blank wall" means a ground floor wall or portion of a ground floor wall over 10 feet in height and a horizontal length greater than 15 feet and does not include a transparent window or door.
Figure 19.123.270(B) Blank wall definition.  |
C.
Blank Wall Treatment Standards. Untreated blank walls adjacent to a public street, pedestrian-oriented space, common usable open space, or pedestrian pathway are prohibited. Methods to treat blank walls can include:
1.
Display windows at least 16 inches of depth to allow for changeable displays. Tack-on display cases (see Figure 19.123.270(C) below) do not qualify as a blank wall treatment.
2.
Landscape planting bed at least five feet deep or a raised planter bed at least two feet high and three feet deep in front of the wall with planting materials that are sufficient to obscure or screen at least 60 percent of the wall's surface within three years.
3.
Installing a vertical trellis in front of the wall with climbing vines or plant materials.
4.
Installing a mural as approved by the director and reviewed by the Arts Advisory Commission. Commercial advertisements are not permitted on such murals.
5.
Special building detailing that adds visual interest at a pedestrian scale. Such detailing must use a variety of surfaces; monotonous designs will not meet the purpose of the standards.
For large visible blank walls, a variety of treatments may be required to meet the purpose of the standards.
Figure 19.123.270(C) Blank wall treatment examples.  Buildings 1 – 3 feature acceptable treatments including a combination of high quality materials and landscaping (1), decorative lighting/sculptural element (2), and decorative artwork. The display cases in Building 4 don't meet the 16" depth requirement, nor do they meet the purpose of the standards. |
D.
Firewalls. Firewalls along property lines are exempt from the above standards, but where they are visible to the public (from the adjacent street), they must be designed to provide visual interest from all observable distances. Examples may include the use of varying materials, textures, and/or colors, the use of green or living walls, and/or the use of modulated building walls to form design patterns.
Murals are also encouraged as a firewall treatment. Murals are subject to review by the Arts Advisory Commission and approval by the Director. Commercial advertisements are not permitted on such murals.
Figure 19.123.270(D) Acceptable firewall design where visible to the public.  The left images uses a combination of paint bands and ivy to enhance the appearance of this large exposed firewall. The building in the right image uses simple scoring patterns and change in materials and color on part of the top floor to add visual interest. |
 | Plain gray concrete block firewalls such as this are not allowed when visible from the street. |
(Ord. 2755 § 3 (Exh. B), 2019)