The general purpose and intent of the multifamily development and design standards are as follows:
A. 
To help implement the vision of the city of Enumclaw's comprehensive plan;
B. 
To improve the overall quality of multifamily development in Enumclaw;
C. 
To ensure the compatibility of multifamily development with surrounding land uses;
D. 
To provide clear directions to public and private decision makers regarding the city's property development expectations; and
E. 
To require building design that is compatible with adopted requirements, while allowing design professionals guidance that is flexible and encourages creative solutions.
(Ord. 2416 § 2 (Exh. A), 2009; Ord. 2803 § 2 (Exh. B), 2025; Ord. 2815 § 2 (Exh. B), 2025)
A. 
These multifamily design guidelines and standards shall apply to all new multifamily development, including duplexes, within the city of Enumclaw, that occur in any of the following zoning districts: R-2, R-3, R-4, CB-1, and CB-2.
B. 
These design guidelines shall apply to all major redevelopment of existing multifamily structures or conversion of other existing buildings. Major rehabilitation shall not include routine maintenance and repair of a structure or other site features such as a parking lot or landscaping.
C. 
If conflict arises between these general provisions and the sections governing specific multifamily type regulations, these general provisions shall apply.
(Ord. 2416 § 2 (Exh. A), 2009; Ord. 2803 § 2 (Exh. B), 2025; Ord. 2815 § 2 (Exh. B), 2025)
A. 
The remodeling of, or additions to, existing structures, if the remodeling or addition is less than 2,500 square feet.
B. 
Multifamily development as a component of any mixed use development and subject to Chapter 19.38 EMC.
C. 
Multifamily development in a PUD zoning district.
(Ord. 2416 § 2 (Exh. A), 2009; Ord. 2803 § 2 (Exh. B), 2025; Ord. 2815 § 2 (Exh. B), 2025)
A. 
Intent.
1. 
To create safe and vital streets by encouraging development to enhance the street environment.
2. 
To create new development that contributes to natural surveillance and provides for the personal safety of residents.
3. 
To ensure that new development reinforces the existing or desired spatial characteristics of the neighborhood.
4. 
To increase the on-site management of stormwater by incorporating low impact development BMPs and principles into site designs and parking areas where feasible (see EMC § 14.10.025).
B. 
Orient all residential buildings towards streets, interior private roadways, or common open space and not parking lots or adjacent properties.
Specifically:
1. 
Pedestrian building entrances shall face the street and be clearly visible from the street.
2. 
Building entries that face onto a common open space which is oriented towards the street are acceptable.
3. 
Buildings shall also provide windows that face the street to provide "eyes on the street" for safety. See EMC § 19.40.070(C) for specific requirements.
C. 
Front Yard Transitional Space. Multifamily buildings must incorporate a front yard transitional space between the adjacent street(s) and the building(s). This may include a landscaped front yard and/or landscaped entry court or private yard space.
D. 
Surface Parking.
1. 
Parking lots shall be located to the side or rear of buildings. Parking lots may not be located adjacent to street corners. Parking areas and freestanding parking structures (detached garages or carports) shall not occupy more than 30 percent of each perimeter public street frontage.
2. 
Parking lots shall be landscaped and buffered per the requirements of EMC § 19.08.080.
3. 
Parking lot landscape shall be used to reinforce pedestrian and vehicular circulation at: (a) parking lot entrances; (b) ends of driving aisles; and (c) to define pedestrian walkways through parking lots.
4. 
Off-street parking shall be provided at a rate of 1.35 stalls per dwelling unit, unless otherwise stated in this chapter. For any multifamily development, visitor parking shall be provided at a rate of one additional stall per five dwelling units. For example, a 12-unit cottage development would be required to provide 19 off-street parking spaces (12 units × 1.35 spaces per unit + two visitor parking stalls). Fractional results shall be rounded up to the nearest whole number.
E. 
Parking garage entries (both individual private and shared parking garages) must not dominate the streetscape. They should be designed and sited to complement 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.
F. 
Common Parking Garage Design Guidelines. Buildings containing above-grade structured parking shall screen such parking areas with landscaped berms or incorporate contextual architectural elements that complement adjacent buildings or buildings in the area. Upper-level parking garages must use articulation or fenestration treatments that break up the massing of the garage and/or add visual interest.
G. 
Privacy and Relationship to Adjacent Sites. Adequate solar access and privacy for multifamily dwelling units shall be provided along the side yard. Specific standards and guidelines:
1. 
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 five feet.
2. 
Transparent windows shall occupy no more than 10 percent of any facade within five feet of the interior side property line.
H. 
Vehicular Access and Connectivity.
1. 
On corner lots, the driveway(s) shall be located off of the side street (unless the side street is an arterial) and away from the street intersection to the extent possible.
2. 
Sites abutting an alley shall be required to gain vehicular access from the alley.
3. 
Where no alley access is available, the development shall be configured to minimize the number and width of driveways. Shared driveways are encouraged and may be required depending on the nature of the adjacent street as follows:
a. 
If the street is a minor, collector, or local road as shown in the city's comprehensive plan arterial functional classification system map.
4. 
The shared driveway or access shall be located to one side of the lot and away from the center of the site to the maximum extent feasible.
I. 
Service, Loading, and Garbage Areas. Developments shall provide a designated spot for service elements. Such elements shall meet the following requirements:
1. 
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.
2. 
Service elements shall be sited and designed to provide sufficient visibility to prevent hiding places for unwanted persons.
3. 
The designated spot for service elements shall be paved.
4. 
Appropriate enclosure of the service elements shall be required. Preferences and considerations:
a. 
Enclosures are particularly important for corner lots, where that portion of the alley is more visible from the adjacent street.
b. 
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.
5. 
Exterior mechanical devices shall be shielded to reduce visibility and noise impacts.
J. 
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 or by architectural features.
(Ord. 2416 § 2 (Exh. A), 2009; Ord. 2607 § 1 (Exh. A), 2017; Ord. 2803 § 2 (Exh. B), 2025; Ord. 2815 § 2 (Exh. B), 2025)
A. 
Intent.
1. 
To orient developments to the pedestrian by making pedestrian access convenient, safe, and inviting.
2. 
To encourage walking.
3. 
To enhance the character of multifamily developments.
4. 
To minimize impacts to residents' privacy.
5. 
To provide accessible, safe, convenient, and usable on-site open space for the enjoyment of residents of the development.
6. 
To create open spaces that enhance the residential setting.
B. 
Internal Pedestrian Paths and Circulation. An on-site pedestrian circulation system meeting the following standards shall be provided:
1. 
Pathways between dwelling units and the street are required. Such pathways between the street and buildings fronting on the street shall be in a straight line. Exceptions may be allowed where steep slopes prevent a direct connection or where an indirect route would enhance the design and/or use of a common open space.
2. 
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. Pedestrian connectivity between dwelling entrances and parking areas, recreational areas, common outdoor areas and any pedestrian amenities shall be required.
3. 
Appropriate screening or buffering to create a physical separation between pedestrians and vehicle access areas and the windows of residential units shall be provided, where feasible. Acceptable treatments including but not limited to:
a. 
Landscaped beds that separate the pathway from the building facade featuring windows; and/or
b. 
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.
4. 
Materials Standards for Pathways.
a. 
The pedestrian circulation system must be hard-surfaced and at least five feet wide. Segments of the circulation system that provide access to no more than four residential units may be four feet wide.
b. 
Except as allowed in subsection (B)(4)(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 alone 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 16 or fewer parking spaces and the entire auto travel lane is surfaced with paving blocks, bricks, or other special paving. Trees and other landscaping elements shall be integrated into the design of a shared auto/pedestrian court.
C. 
Required Open Space for Multifamily Developments. Developments other than townhouses, duplexes, and cottages shall provide open space (designed per subsection D of this section) equivalent to 20 percent of the building's livable floor area (excludes hallways and common areas). See EMC § 19.40.090 through § 19.40.170 for open space standards for duplex and cottage and townhouse developments.
D. 
Open Space Types and Standards.
1. 
Common Open Space. Where accessible to all residents, common open space may count for up to 100 percent of the required open space for vertically stacked apartments. This includes landscaped courtyards or decks, front porches, gardens with pathways, children's play areas, or other multipurpose recreational and/or green spaces. Special requirements and recommendations for common open spaces include the following:
a. 
Required setback areas shall not count towards the open space requirement, except for spaces that meet the dimensional and design requirements and guidelines herein.
b. 
Space shall be large enough to provide functional leisure or recreational activity. To meet this requirement, no dimension shall be less than 15 feet in width (except for front porches).
c. 
Spaces (particularly children's play areas) shall be visible from dwelling units and positioned near pedestrian activity.
d. 
Spaces shall feature paths, landscaping, seating, lighting and other pedestrian amenities to make the area more functional and enjoyable.
e. 
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.
f. 
Separate common space from ground-floor windows, streets, service areas and parking lots with landscaping, low-level fencing, and/or other treatments as approved by the administrator that enhance safety and privacy (both for common open space and dwelling units).
g. 
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.
h. 
Front porches qualify as common open space; provided, that 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.
2. 
Balconies. Private balconies, porches, decks, or patios may be used to meet up to 50 percent of the required open space for vertically stacked apartments. To qualify as open space, such spaces shall be at least 35 square feet, with no dimension less than four feet, to provide a space usable for human activity.
3. 
Indoor Recreational Areas. Indoor recreational areas may count for up to 25 percent of the required open space. The following conditions must be met:
a. 
Indoor spaces must be located in visible areas, such as near an entrance lobby and near high traffic corridors.
b. 
Space must be designed to provide visibility from interior pedestrian corridors. Windows should generally occupy at least one-half of the perimeter of the space (towards internal corridors or outside) to make the space inviting and encourage use.
c. 
Space must be designed specifically to serve interior recreational functions and not merely be leftover unrentable space used to meet the open space requirement. Such space must include amenities and design elements such as swimming pools, sport courts, etc., that will encourage use by residents.
E. 
Lighting.
1. 
Intent. Lighting should eliminate adverse impacts of light spillover; provide attractive lighting fixtures and layout patterns that contribute to a unified exterior lighting design; and provide exterior lighting that promotes safe vehicular and pedestrian access to and within a development, while minimizing impacts on adjacent properties.
2. 
Design Guidelines and Standards.
a. 
Plan Required. Applicants shall submit a lighting plan for all multifamily developments subject to the requirements of this chapter.
b. 
Pedestrian Walkway Lighting. Pedestrian-level, bollard lighting, ground-mounted lighting, or other low, glare-controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways.
c. 
Lighting Height. Light poles and lighting structures shall be no more than 20 feet high. Bollard-type lighting shall be no more than four feet high.
d. 
Building-Mounted Lighting. Building-mounted lighting shall be limited to accent lighting used to illuminate architectural features and entrances, with a maximum height of 20 feet. Building-mounted lighting shall not be permitted to illuminate parking lots/areas. Interior and exterior lighting shall be uniform to allow for surveillance and avoid isolated areas.
e. 
Illumination Levels. Pedestrian areas, driveways, and parking areas shall be illuminated to a minimum average of one footcandle.
f. 
Design of Fixtures/Prevention of Spillover Glare. Light fixtures shall use full cut-off lenses or hoods to prevent glare and light spill off the project site onto adjacent properties, buildings, and roadways.
g. 
Color of Light Source. Lighting fixtures should be color-correct types such as halogen or metal halide to ensure true color at night and ensure visual comfort for pedestrians.
(Ord. 2416 § 2 (Exh. A), 2009; Ord. 2803 § 2 (Exh. B), 2025; Ord. 2815 § 2 (Exh. B), 2025)
A. 
Intent.
1. 
To reduce the apparent bulk and scale of large buildings.
2. 
To enhance the pedestrian environment.
3. 
To promote architectural variety that adds visual interest to the neighborhood.
B. 
Building Articulation – Multifamily Residential Buildings. All residential buildings shall include at least three of the following modulation and/or articulation features at intervals of no more than 30 feet along all facades facing a street, common open space, and common parking areas:
1. 
Repeating distinctive window patterns at intervals less than the minimum required interval.
2. 
Vertical building modulation. Minimum depth and width of modulation is 24 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 10 feet and minimum width for each modulation is 15 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. For example, "cave" balconies or balconies that appear to be "tacked on" to the facade will not qualify for this option.
3. 
Horizontal modulation (upper-level step-backs). To qualify for this measure, the minimum horizontal modulation shall be two feet and shall include varied exterior treatment, including but not limited to board and batten siding, stone, brick, etc.
4. 
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.
C. 
Maximum Facades Width. 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. Buildings exceeding 120 feet in width along the street front shall be divided by a 30-foot-wide modulation of the exterior wall, so that the maximum length of a particular facade is 120 feet. Such modulation must be at least two feet or deeper and extend through all floors. Decks and roof overhangs may encroach up to three feet (per side) into the modulation. Examples could include 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.
D. 
Diversity of Building Types. Multibuilding developments shall be required to provide different architectural designs to provide interest and variety where multiple buildings front on the same public street. Simple changes in building colors or reversal of basic facade designs are not sufficient to comply with this standard. Consider changes in vertical and/or horizontal articulation, fenestration, building materials, architectural style, and/or roof design provided they meet the requirements of subsection B of this section and other applicable standards.
E. 
Roofline Standards.
1. 
Multifamily residential buildings must provide a pitched roof with minimum 5:12 roof pitch. Alternative roof designs will be considered provided design elements are included to help the building and its roofline fit into the site's context.
2. 
All buildings shall incorporate roofline modulation. The maximum length of any continuous roofline shall be 30 feet for residential buildings. Specifically:
a. 
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 0.1 multiplied by the wall height (finish grade to top of wall).
b. 
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 less than 40 feet in width (measured horizontally).
F. 
Raised Ground Floor. Developments are encouraged to raise the ground floor of residential buildings at least 36 inches above the sidewalk or common parking area to enhance residents' privacy. This is particularly important when dwelling units are within 15 feet of a sidewalk or common parking area or for buildings in established neighborhoods that have an established pattern with raised dwelling units.
(Ord. 2416 § 2 (Exh. A), 2009; Ord. 2803 § 2 (Exh. B), 2025; Ord. 2815 § 2 (Exh. B), 2025)
A. 
Intent.
1. 
To encourage the incorporation of design details into building facades that are attractive at a pedestrian scale.
2. 
To promote the use of durable materials which are appropriate for residential use and which reduce long-term maintenance costs and depreciation.
B. 
Details Toolbox. All multifamily buildings shall be enhanced with appropriate details. Each of the types of details listed below is worth one point unless otherwise noted. Multifamily buildings must achieve the equivalent of two points of architectural details from each section, on their front facades, from the following elements:
Section 1.
1.
Decorative porch design with distinct design and use of materials.
2.
Decorative treatment of windows and doors, such as decorative molding/framing details around all ground floor windows and doors, bay windows, decorative glazing, or door designs and/or unique window designs.
3.
Landscaped trellises or other decorative element that incorporates landscaping near the building entry or entries.
4.
Decorative light fixtures with a diffuse visible light source, such as a globe or "acorn" that is nonglaring or a decorative shade or mounting for each building entry on the facade.
5.
Brick or stonework covering more than 10 percent of the facade (two points).
6.
Decorative building materials that add visual interest, including:
a.
Individualized patterns or continuous wood details.
b.
Decorative moldings, brackets, wave trim or lattice work.
c.
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 add visual interest to the facade).
Section 2.
1.
Decorative roofline design, including multiple gables and/or dormers or other design that adds distinct visual interest.
2.
Decorative balcony design, railings, grill work, or terraced landscape beds integrated along the facade of the building.
3.
Windows in all garage doors.
C. 
Window Design.
1. 
Transparent windows or doors facing the street are required. To meet this requirement, at least 10 percent of each street-facing facade must be transparent.
2. 
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.
D. 
Preferred Building Materials. Building exteriors shall be constructed from high quality, durable materials. Preferred exterior building materials that reflect the city's desired and traditional character are as follows:
1. 
Brick or other masonry.
2. 
Narrow horizontal wood siding (generally with a reveal of five inches or less); wider siding will be considered where there is a historic precedent in the neighborhood.
3. 
Fiber cement.
E. 
Prohibited Materials. The following materials are prohibited in visible locations unless an exception is granted based on the integration of the material into the overall design of the structure:
1. 
Vinyl or plywood siding (including T-111 or similar plywood), except when used as a component in board and batten siding.
2. 
Highly tinted or mirrored glass (except stained glass) as more than 10 percent of the building facade.
3. 
Corrugated fiberglass.
4. 
Chain link fencing (except for temporary purposes such as a construction site or as a gate for a refuse enclosure or stormwater facilities or public utilities).
5. 
Crushed colored rock/crushed tumbled glass.
6. 
Noncorrugated and highly reflective sheet metal.
F. 
Special Material Standards.
1. 
Concrete Block. When used for the facade of any building, concrete blocks shall be split, rock- or ground-faced. To add visual interest, the use of specialized textures and/or colors used effectively with other building materials and details are encouraged. Plain concrete block or plain concrete may be used as foundation material if the foundation material is not revealed more than three feet above the finished grade level adjacent to the foundation wall.
2. 
Metal Siding. If metal siding is used, it shall have visible corner moldings and trim and incorporate masonry or other similar durable/permanent material near the ground level (first two feet above ground level).
3. 
Exterior insulation and finish system (EIFS) and similar troweled finishes (stucco) shall be trimmed in wood, masonry, or other approved materials and shall be sheltered from extreme weather by roof overhangs or other methods.
4. 
Composite boards manufactured from wood or other products, such as hardboard or plankboard, may be used when the board product is less than six inches wide.
(Ord. 2416 § 2 (Exh. A), 2009; Ord. 2607 § 1 (Exh. A), 2017; Ord. 2803 § 2 (Exh. B), 2025; Ord. 2815 § 2 (Exh. B), 2025)
A. 
Intent.
1. 
To reinforce and enhance the character of Enumclaw's multifamily residential areas.
2. 
To screen unwanted views.
3. 
To improve the livability of multifamily residential areas.
4. 
To incorporate low impact development BMPs and principles for stormwater management where feasible (see EMC § 14.10.025).
B. 
Landscaping.
1. 
Developments are subject to the street tree standards of Chapter 12.21 EMC, Street Trees.
2. 
Landscaping in and buffering of parking lots shall conform to the requirements of Chapter 19.08 EMC, Landscape Regulations, unless otherwise noted.
3. 
Side and Rear Yard Buffer Requirements. Refer to EMC § 19.08.050, Minimum buffer requirements, for the buffer requirements of proposed use and adjacent uses.
4. 
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.
5. 
Landscaping techniques including living plant material and supporting elements should include the following:
a. 
Landscape open areas created by building modulation.
b. 
Use plants that require low amounts of water, including native drought-resistant species.
c. 
Locate trees on street frontages at appropriate spacing so that at maturity residential entrances are clearly visible from the street and sidewalk.
d. 
Plant a mix of evergreen and deciduous plants to maintain year-round color and interest.
e. 
Shrubs, grasses and other non-tree vegetation as appropriate.
f. 
Existing trees and native vegetation should be preserved whenever possible.
6. 
An irrigation method shall be included in the landscaping plan. Irrigation shall be required immediately after planting and May through October thereafter or as recommended by a landscape professional. Developers should consider installing underground irrigation systems whenever possible to avoid drought loss.
7. 
Optional landscaping techniques may also include, where appropriate:
a. 
Providing frameworks such as trellises or arbors for plants;
b. 
Incorporating planter guards, retaining walls, or low planter walls as part of the architecture;
c. 
Incorporating upper-story planter boxes, roof gardens, or plants;
d. 
Incorporating outdoor furniture into the landscaping plan.
(Ord. 2416 § 2 (Exh. A), 2009; Ord. 2607 § 1 (Exh. A), 2017; Ord. 2803 § 2 (Exh. B), 2025; Ord. 2815 § 2 (Exh. B), 2025)