Multifamily developments are residential projects, with three or more units per building and multiple units on one parcel. Multifamily developments can be designed to accommodate rental or owner-occupied units (see Figure 19.53.210-1).
Figure 19.53.210-1
Examples of small and large multifamily projects. Entrances are accentuated and the roofline is broken up to reduce the potential for monotony. Units are configured vertically, rather than horizontally, creating many views onto the street. Balconies provide private usable open space. A variety of complementary exterior finish materials is used to create visual interest.
These guidelines and standards are intended to: improve site planning to enhance the image of the City, reflect unique site characteristics, and provide strong neighborhood environments; develop site plans that preserve and integrate healthy and mature existing trees into the overall development scheme to establish optimum environmental conditions by providing shade, air purification, management of stormwater runoff, and other benefits; protect natural features and open space as much as possible to maintain the local character, and use and incorporate such features and areas as community amenities; and provide useable open space, or maintain significant natural areas, for the use and enjoyment by residents of the multifamily development.
Three design elements for multifamily development are listed below. Each element includes specific approval standard(s) and corresponding design guidelines to ensure that qualifying multi-family projects meet the City’s design expectations.
Design Element 1: Site Planning and Design.
Design Element 2: Building Design.
Design Element 3: Lighting.
(Ord. 559 § 6 (Exh. A § 3(B)))
MF1. 
Building Siting and Orientation.
Design Objective: Ensure that buildings relate appropriately to surrounding developments and streets; create a cohesive visual identity for the neighborhood and attractive street scene; promote efficient site layout in terms of vehicular and pedestrian circulation; and fit within the context of low impact development design.
MF1.1. 
Approval Standards.
MF1.1.1. 
Building Organization.
a. 
Multifamily buildings shall be clustered or grouped to form neighborhoods.
b. 
Multifamily buildings shall be organized around a common open space, public open space (e.g., a greenway), natural features located on the site (e.g., a stream corridor), or community amenities such as swimming pools or other recreational facilities. To the extent practicable, buildings should be oriented or arranged in a manner to enclose required common open spaces.
MF1.1.2. 
Building Orientation and Placement.
a. 
Individual buildings within a multifamily development shall be oriented to primary perimeter streets, including thoroughfares, or boundaries; or through-access drives. Specifically:
i. 
Pedestrian building entrances shall face the street and be clearly visible from the street.
ii. 
Buildings shall not present blank walls lacking articulation, modulation, or window and door openings, to streets, access drives or parking areas (see Figure 19.53.220-1).
Figure 19.53.220-1
Undesirable: Buildings with blank walls or with lack of articulation facing the street
iii. 
Building entries that face onto a common open space that is oriented towards the street are acceptable.
iv. 
Buildings shall also provide windows that face the street to provide “eyes on the street” for safety (see Figure 19.53.220-3). See UPMC § 19.53.230(D), MF10: Windows and Doors, Porches and Balconies, for specific requirements.
b. 
Placement of buildings shall consider the existing context of the surrounding area. Multi-family developments shall respect privacy and solar access through appropriate siting of structures. Building setbacks around the perimeter of the site shall be consistent with the development standards of the underlying zoning district.
MF1.1.3. 
Privacy Assurance. When any portion of a building or structure within a multifamily development is located adjacent to property used or zoned for lower density residential, the following standards shall apply to ensure the privacy of nearby residents:
a. 
To the maximum extent practicable, multifamily structures with fewer units or structures with one-story “end” units should be situated adjacent to property with low density residential uses (see Figure 19.53.220-2).
Figure 19.53.220-2
Desirable: Multifamily structures with fewer units or structures with one-story “end” units should be situated adjacent to property with low density residential uses
Figure 19.53.220-3
In this multifamily project, units are configured vertically, rather than horizontally, creating many views onto the street.
b. 
Accessory structures, including garages and recreational facilities, shall be set back at least 25 feet from the adjacent low density residential uses, and the developer shall provide a buffer between the structure and adjacent property. The buffer may be a fence, wall, heavy landscaping, or combination thereof. Fences and walls used for buffer purposes shall be a maximum of six feet in height, with finished side facing out.
MF1.2. 
Design Guidelines.
MF1.2.1. 
Residential development adjacent to designated open space areas should maintain visual access to the open space from residential units, common buildings, and/or streets (buildings should not back up to open space areas creating areas hidden from public view). Projects should also provide for future connections to currently undeveloped properties via public or private streets, internal drives and biking and walking trails.
MF1.2.2. 
Multifamily projects should be placed along the street or at street intersections with views from the units onto the street (see Figure 19.53.220-3).
MF1.2.3. 
Building Orientation to Street Edges.
a. 
Buildings along a public street should be oriented to avoid multiple parallel orientations to a public street (see Figure 19.53.220-4). Instead, a variety of building orientations, including perpendicular and canted, or intervening open spaces should be provided to lessen the mass of buildings along the street.
Figure 19.53.220-4
Undesirable: Buildings with multiple parallel building orientations with rear elevations facing street
b. 
Multiple buildings may line up parallel to a public street if:
i. 
A building entrance faces the perimeter street;
ii. 
Individual building length along the street frontage is a maximum of 100 feet; and
iii. 
Common open space is centrally located in the interior of the site and accessible by all units.
MF2. 
Grading and Stormwater Management.
Design Objective: To minimize modifications to topography, preserve existing vegetation when-ever possible, minimize the creation of impervious surfaces, and maximize stormwater infiltration within the development site and minimize the amount of stormwater that is transferred off site through the use of LID techniques.
MF2.1. 
Approval Standards.
MF2.1.1. 
♠ Structures, roadways and other site improvements (drainageways and storage areas) shall be designed to blend with the natural topography, with a minimum of site disturbance and grade changes.
MF2.1.2. 
♠ LID techniques shall be used to the maximum extent feasible, as determined by a development site’s soil characteristics, to maximize stormwater infiltration within the site and minimize the amount of stormwater that is transferred off site.
MF2.1.3. 
Stormwater facilities that are required to supplement LID facilities may include either stormwater ponds or underground vaults. Stormwater ponds shall be designed as a landscape amenity and planted with grass or native plants (see Figure 19.53.220-5). Stormwater ponds shall be privately owned and maintained, shall not be fenced, and shall not exceed a four horizontal to one vertical slope. Stormwater ponds may be used to meet open space requirements if designed utilizing the KCSWDM.
Figure 19.53.220-5
Usable storm pond with gazebo in public open space at the Commons in Fircrest
MF2.1.4. 
Filling and grading shall be done in accordance with Chapter 13.25 UPMC and the King County Surface Water Design Manual (KCSWDM) to control stormwater runoff impacts to adjacent properties.
MF2.2. 
Design Guidelines.
MF2.2.1. 
♠ Multifamily developments should integrate existing natural features, required open space, and existing historic structures or cultural resources located on site into the overall design and layout of the development. Existing natural features, as well as the required common open space, should be used to create community amenities and provide physical separations and buffers from adjacent development, where needed. The site plan should reflect natural hydrology and minimize impervious surfaces.
a. 
♠ Preserve or design into the infrastructure naturally vegetated areas that are in close proximity to parking areas, buildings, and other impervious expanses in order to slow runoff, filter out pollutants, and facilitate infiltration.
b. 
♠ Direct runoff into or across vegetated areas to help filter runoff and encourage groundwater recharge.
c. 
♠ Use native plants (or adaptable species) to establish an adaptable and low maintenance landscape that requires less irrigation and is appropriate for the climatic conditions.
d. 
♠ Use devices such as bioretention cells, vegetated swales, infiltration trenches, and dry wells to increase storage volume and facilitate infiltration.
e. 
♠ Plant bioswales with native grass to further improve water quality. Bioswales are encouraged throughout the development to treat runoff, improve water quality, and minimize or eliminate the size of detention ponds (see Figure 19.53.220-6).
Figure 19.53.220-6
Vegetated bioswale
f. 
♠ Disconnect impervious areas from the storm drain network and maintain natural drainage divides to keep flow paths dispersed. Maximize infiltration using: biofilters, green strips, swales and permeable materials in lieu of hardscapes.
g. 
♠ Incorporate perennial streams, wetlands, and associated riparian corridors into site plans and site design as major amenities, with trails, seating, and appropriate supplemental vegetation. Buildings, parking areas, and other structures should be set back from such features a sufficient distance to ensure their continued quality and natural functions (see Figure 19.53.220-7).
Figure 19.53.220-7
Perennial streams, wetlands, and associated riparian corridors shall be incorporated into the overall site design of multifamily development
MF2.2.2. 
♠ Surface water and pollutant run-off should be reduced by maximizing the use of pervious surfaces and vegetative groundcover.
a. 
♠ Use of permeable paving, pavers, turf stone, brick, and decomposed granite is encouraged.
b. 
♠ Use of natural topographic features or built swales for filtration of site drainage is encouraged.
c. 
♠ Porous concrete, porous paving stones, reinforced turf, crushed gravel with soil stabilizers, and paving blocks with planted joints are examples of acceptable materials that can be used for driveways, pathways, sidewalks, and patios.
MF2.2.3. 
♠ To the maximum extent feasible, the layout of multifamily developments shall follow and respect the natural topography of the site. Berms, channels, swales, and similar manmade changes to the landscape shall be designed and graded to be an integral part of the natural landscape and to provide a smooth transition in changes of slope.
MF2.2.4. 
♠ Existing trees and vegetation should be preserved whenever possible to act as buffers between adjoining developments and as community amenities within the development per Chapter 19.65 UPMC (see Figure 19.53.220-8). Buildings, parking areas, and other structures should be set back from such features a sufficient distance to ensure their continued quality and natural functions.
Figure 19.53.220-8
Existing trees and vegetation should be preserved whenever possible
MF2.2.5. 
The “effective” impervious surface should be minimized to the extent practicable while achieving urban densities consistent with the goals of accommodating multifamily development and expanding housing choice in the community.
MF3. 
Parking.
Design Objective: To ensure that parking areas do not dominate the views of residential development from public streets and sidewalks.
MF3.1. 
Approval Standards.
MF3.1.1. 
Carports, parking areas and parking structures shall be internalized in building groupings or oriented away from street frontage.
MF3.1.2. 
Parking areas and freestanding parking structures (detached garages or carports) shall not occupy more than 30 percent of each public street frontage. Freestanding parking structures that are visible from public streets shall be sited to be perpendicular to the street to reduce visual impacts on the streetscape. Blank walls lacking windows, articulation or modulation are not permitted when facing a street (see Figure 19.53.220-9).
Figure 19.53.220-9
Undesirable: Shared detached garage is oriented parallel to the street and presents blank wall to the sidewalk
MF3.1.3. 
Total number of required parking spaces shall be broken up into smaller “blocks” of parking, with no more than 10 parking spaces per parking block (see Figure 19.53.220-10).
Figure 19.53.220-10
Desirable: Parking for this multifamily project is broken into smaller parking “blocks” with direct access to buildings
MF3.1.4. 
Parking garages and driveways shall not dominate the streetscape and substantially diminish or eliminate on-street parking (see Figures 19.53.220-11 and 19.53.220-12). They shall be designed and sited to complement, not subordinate, the pedestrian entry.
Figure 19.53.220-11
Undesirable: Parking is the dominant feature when viewed from the street. The ground floor building facade is devoted mostly to garage doors and the frontage has a continuous driveway apron with no curbside parking.
Figure 19.53.220-12
Desirable: These garages face an internal driveway and are deemphasized through the use of overhanging balconies, landscaping and accent building elements and materials. The tandem parking configuration of the garages also limits their visibility.
MF3.2. 
Design Guidelines.
MF3.2.1. 
Design and locate parking areas such that the walk from the designated parking to the dwellings is short and direct. Ideally, residents will be able to view their parking stalls from their residence. All resident and visitor parking spaces shall be clearly identified.
MF3.2.2. 
Buffer residential units from the parking lot by:
a. 
Providing a landscaped screen with a minimum height of three feet (berm, hedge, wall, or other);
b. 
Providing a minimum 10-foot-wide landscaped area between paved areas and residential units.
MF3.2.3. 
Use a combination of on-street and off-street parking for multifamily development. Parallel parking along local streets within multi-family projects is strongly encouraged (see Figure 19.53.220-13).
Figure 19.53.220-13
Desirable: Parking along the primary access road is accommodated with pop-ins that take the cars out of the roadway to allow for better circulation and reduced right-of-way width. A landscaping strip is placed between the parking area and the sidewalk to protect the pedestrians.
MF4. 
Common Open Spaces.
Design Objective: To create areas of common open space that are easily accessed by residents; provide focal points for community recreation and interaction and add to the overall quality of life for residents. Given the environmental and recreational benefits of common open space, it should be integrated purposefully into the overall design of a development and not merely be residual areas left over after buildings and parking lots are sited.
MF4.1. 
Approval Standards.
MF4.1.1. 
All new developments shall set aside a percentage of the net site acreage as common open space for the use and enjoyment of the development’s residents. The common open space shall be aggregated into meaningful, quality open spaces. The minimum amount of open space (as a percentage of net land area) shall be 17 percent.
MF4.1.2. 
Open space areas shall be clearly identified on the development plan. Such designated common open space may be in a natural, undisturbed state, landscaped for more formal courtyards or plazas, or developed for active or passive recreation. Common outdoor spaces shall provide at least six of the following amenities to accommodate a variety of ages and activities. Amenities include:
a. 
Site furnishings (benches, tables, bike racks);
b. 
Picnic areas;
c. 
Patios or courtyards;
d. 
Gardens;
e. 
Open lawn with trees;
f. 
Play field;
g. 
Special interest landscape;
h. 
Pedestrian scale, bollard, or other accent lighting;
i. 
Special paving, such as colored or stained concrete, stone, brick or other unit pavers;
j. 
Public art;
k. 
Water feature(s);
l. 
Sports courts such as tennis, basket-ball, or volleyball.
MF4.1.3. 
The use of LID materials, if appropriate to the site conditions, is required.
MF4.1.4. 
Rocks, pebbles, sand, and similar nonliving materials shall not be used as ground-cover substitutes, but may be used as accent features provided such features do not exceed a maximum five percent of the total landscape area.
MF4.1.5. 
All common open space lands shall meet the following design criteria, as relevant (see Figure 19.53.220-14):
Figure 19.53.220-14
Multifamily developments shall be organized around a common open space, public open space, natural features located on the site, or community amenities such as swimming pools or other recreational facilities.
a. 
♠ Compact and Contiguous. To the maximum extent practicable, common open space land shall be compact and contiguous unless the land is used as a continuation of an existing greenway, trail, or other linear park, or unless specific topographic features require a different configuration. An example of such topographic features would be the provision of open space along a scenic creek.
b. 
Connectivity Required. Common open space shall be organized to create integrated systems of open space that connect with the following types of lands located within or adjacent to the development:
i. 
Dedicated public park or greenway lands;
ii. 
Dedicated school sites;
iii. 
Other dedicated open spaces;
iv. 
Common open space located adjacent to the development;
v. 
Portions of the regional trail and open space system;
vi. 
Neighborhood shopping and activity centers; and
vii. 
Adjacent employment centers.
c. 
Accessible to Residents. Common open space shall be accessible to all residents of the development.
d. 
Open Space Placement. A variety of common open spaces shall be provided through-out the neighborhood in the form of parks, common greens, pocket parks, and pedestrian easements.
i. 
At a minimum, pedestrian access to common open space shall occur every 500 feet of linear length of common open space.
ii. 
Pedestrian access to common open space shall occur within 500 feet of every dwelling unit in the development.
iii. 
The City may require access to be restricted if it would degrade, destroy, or adversely interfere with sensitive environmental or natural areas or with significant historic or cultural resources.
iv. 
Where provided, access to common open space shall be a minimum of 20 feet wide and located where such access is visible to dwelling units. Access ways shall not be isolated by walls, screening, landscaping, or any other kind of barrier that would prevent resident surveillance of the open space.
e. 
Fences/Walls on Perimeter. Where common open space is bordered by private rear or side yards, opaque fences and walls shall not be erected in such yards bordering the open space. Open style fences, with a maximum 50 percent opacity for each 100 feet of fence length (e.g., post and rail), shall be allowed on the perimeter of open space.
MF4.1.6. 
Community amenities and features such as picnic areas and tot lots offer convenient and inviting spaces for residents to gather for recreational activities. Community amenities shall provide areas for passive and active recreation, enhance the overall quality of development, and contribute to the character of the area. Community amenities shall be privately maintained.
MF4.2. 
Design Guidelines.
MF4.2.1. 
Common open space areas should be readily accessible from all buildings with the maximum number of units possible sited adjacent to the common open space areas.
Figure 19.53.220-15
Common open space area providing space for human interaction and play
MF4.2.2. 
In addition to the common open space areas, projects should be encouraged to provide each unit with usable private open space. These private spaces should be directly accessible from the unit and large enough to permit out-door living activities (see Figure 19.53.220-15).
MF5. 
Accessory Structures.
Design Objective: To minimize the impact of utility locations.
MF5.1. 
Approval Standards.
MF5.1.1. 
The design of the mailboxes and mailbox enclosures shall be consistent with the architectural style of the development and shall match the colors and materials of other onsite buildings.
MF5.1.2. 
All mailboxes shall be clustered and lockable consistent with U.S. Postal Service (USPS) standards. Clustered mailboxes shall be architecturally enhanced with materials and details typical of nearby multifamily development architecture and carefully placed to not adversely affect the privacy of residents and serve the needs of the USPS (see Figure 19.53.220-16).
Figure 19.53.220-16
Mailbox design
MF5.1.3. 
Trash enclosures shall be of sufficient size to house the number and size of trash bins and containers needed to accommodate the waste generated by the building user, including trash, cardboard, cans and bottles, food waste, green waste and other recyclables.
MF5.1.4. 
Trash bins shall be located within a trash enclosure at all times.
MF5.1.5. 
Trash enclosures shall be integrated into the site plan to minimize enclosure visibility and accommodate truck access.
MF5.1.6. 
Trash enclosures shall be constructed of durable materials and the color, texture, and architectural detailing shall be consistent with the overall site and building design.
MF5.1.7. 
Backflow prevention devices shall be included in the plans for design review and shall be screened from public view by the use of landscaping, berms, low walls and other such screening devices.
MF5.2. 
Design Guidelines.
MF5.2.1. 
Mechanical equipment, trash enclosures and utilities should be provided with architectural enclosures or fencing, sited in unobtrusive locations, and screened by landscaping.
MF5.2.2. 
Trash enclosures should be located away from public view. Landscaping should be provided around trash enclosures to soften views wherever feasible.
MF5.2.3. 
Trash enclosures should be located away from adjacent parcels to minimize noise and odor impacts typically associated with garbage collection and storage.
MF5.2.4. 
Screening of the trash enclosure should be integrated into the overall site and building design. Screening should be constructed of durable materials. All structural screening should be supplemented with landscaping.
MF5.2.5. 
Roofs of enclosures should be designed to complement the project buildings’ roof style and colors.
MF5.2.6. 
A building wall may be used as one side of a trash enclosure. Enclosures should be located and designed to facilitate users’ convenience. Person doorways should be provided in addition to the gate opening.
MF5.2.7. 
A smaller number of larger gate openings should be designed, instead of more numerous small gate openings.
MF6. 
Signage.
A. 
Design Objective: To create signs that are architecturally attractive and integrated into the overall site design. Signs that are compatible with the surroundings and effectively communicate a message will promote a quality visual environment.
B. 
Approval Standards and Design Guidelines. All multifamily developments shall comply with the signage requirements set forth in Chapter 19.75 UPMC.
MF6.1. 
Signage contributes to the development’s identity as a unique environment. Professionally designed, creative signage is strongly encouraged, especially for internal directions and building identification.
MF6.2. 
Clear legible entry signage shall be provided to identify the development. Internal circulation signage and visitor parking areas should also be clearly indicated. A directory that shows the location of buildings and individual dwelling units within the development is encouraged.
MF6.3. 
Building numbers and individual unit numbers shall be readily visible from the nearest street or access way, in a consistent location, well lit at night, and compatible with the overall design of the development.
(Ord. 559 § 6 (Exh. A § 3(MF1 – MF6)))
MF7. 
Mass, Scale and Form.
Design Objective: To encourage residential development that is scaled to the pedestrian and is compatible with surrounding properties.
MF7.1. 
Approval Standards.
MF7.1.1. 
Multifamily building design shall incorporate visually heavier and more massive elements at the building base, and lighter elements above the base. A second story, for example, should not appear heavier or demonstrate greater mass than the part of the building supporting it.
MF7.1.2. 
The massing of larger residential buildings shall be broken down to convey a sense of “home,” and give individuality to each unit that lies within it. Design techniques to reduce mass include:
a. 
Articulation such as dormers, over-hangs, balconies, wall projections, and porches;
b. 
Varied roof form as appropriate to the style of the building, such as: hipped roofs, gabled roofs, varying roof pitches, and roof dormers;
c. 
Material changes to create variations; and
d. 
Staggered and jogged unit plans.
MF7.1.3. 
Building massing shall be subdivided into portions or segments compatible with the adjacent residential scale.
MF7.1.4. 
Facades of long buildings shall be architecturally subdivided into shorter segments every 25 to 50 feet maximum, using the methods identified in the design guidelines, below.
MF7.1.5. 
Each vertical module of units shall incorporate architectural features that help to individually distinguish them, such as wall breaks, projections, distinct color schemes and individual roof treatments.
MF7.1.6. 
Roof profiles shall define the form, scale and proportion of the building and reduce bulk.
MF7.2. 
Design Guidelines.
MF7.2.1. 
Building design should resemble the scale of single-family residential architecture as much as possible, and units should be differentiated by using one or more of the following methods:
a. 
Separate building volumes or facade protrusions.
b. 
Window bays or balconies.
c. 
Porches and entrance vestibules.
d. 
Individual roof volumes and other roof articulation.
MF7.2.2. 
Building facades should incorporate the following features to architecturally distinguish modules of housing units (see Figure 19.53.230-1):
Figure 19.53.230-1
Examples of building modulation through vertical architectural features, offsetting portions of buildings or individualized roof forms
a. 
Vertical Architectural Features.
i. 
Apply a vertical slot or recess between facade segments with a six-inch minimum recess depth and a 15-inch minimum width.
ii. 
Apply a vertical pilaster between facades with a three-inch minimum protrusion and a 15-inch minimum width.
iii. 
Project a part of the building, such as a tower, above the main building volume.
b. 
Building Wall.
i. 
Vary the offset of portions of the building along the main facade, using elements such as bays or building volumes to create the offset.
ii. 
Change the color or material of segments across the facade. Material changes should always be accompanied by a change in plane and separated by framing or other means.
c. 
Individualized Roof Forms.
i. 
Use individual roof pitches to break up the form. For example, a single building could express individual units through a series of smaller gabled dormers.
ii. 
Subdivide flat roofs into recognizable segments with shifts in height and cornice treatments at street facades.
MF7.2.3. 
When located adjacent to one- or two-story single-family homes, the design of multiunit structures along the project edge should be designed to transition in scale (see Figure 19.53.230-2). Building massing should be legible as individual residences or small groups of units. This can be achieved by:
Figure 19.53.230-2
Poor transition: Newer multifamily homes surround an existing single-family dwelling, causing architectural disparity as well as loss of privacy for the single-family home.
a. 
Subdividing perimeter buildings into segments compatible with adjacent residential scale (e.g., upper story setbacks);
b. 
Accentuating the ground floor of the building by making it thicker or more substantial visually than upper stories;
c. 
Using entry porticos and front porches or other articulation at the ground level;
d. 
Using upper story setbacks or partial indentations for upper story features, such as balconies, outdoor moldings or cornices, to accentuate the horizontal levels of a building;
e. 
Separate building volumes or facade protrusions; and
f. 
Individual roof volumes and other roof articulation (see Figures 19.53.230-3 and 19.53.230-4).
Figure 19.53.230-3
Individual residences are articulated through the use of variation in the massing, recessed balconies, wall breaks and varying roof forms.
Figure 19.53.230-4
Individual residences are articulated through the building volumes and entrance areas.
MF8. 
Architectural Style.
Design Objective: To ensure that residential design contributes to the overall architectural character of University Place.
MF8.1. 
Approval Standards.
MF8.1.1. 
Architectural style of the building shall enhance the character of the neighborhood.
MF8.1.2. 
The architectural form of the building shall be carefully designed to articulate the style of the building.
MF8.2. 
Design Guidelines.
MF8.2.1. 
New multifamily developments shall be designed with an identifiable architectural style that enhances the character of the existing neighborhood. Additions to existing buildings should be designed to be compatible with the architectural style of the existing building and surrounding neighborhood. (Please refer to “A Field Guide to American Houses” by Virginia and Lee McAlester.)
MF8.2.2. 
Building articulation and building elements (architectural style, roof shape, materials and window type) should be appropriate to the building style and massing (see Figures 19.53.230-5 and 19.53.230-6).
Figure 19.53.230-5
Do this
This multifamily building includes a lot of architectural detailing. This helps break up the mass of the project and create a streetscape that is interesting to pedestrians.
Figure 19.53.230-6
Do not do this
This multifamily project lacks architectural style and detailing. The building appears massive and uninviting as it backs onto the street.
MF9. 
Facades and Entries.
Design Objective: To provide a distinctive, quality, architectural character in new multifamily developments. In particular, architectural details help to reduce the visual scale of large multifamily buildings and ensure that residential development relates to the human scale, facilitates opportunities for pedestrian activity on adjoining public streets and contributes to a community-oriented character for residential neighborhoods.
MF9.1. 
Approval Standards.
MF9.1.1. 
All building entries adjacent to a collector or residential (local) public street or to a public street or private drive with on-street parking shall be pedestrian-scaled. Pedestrian-scaled entries are those that provide an expression of human activity or use in relation to building size. Doors, windows, entranceways, and other features such as corners, setbacks, and offsets can be used to create pedestrian scale.
MF9.1.2. 
Buildings with long facades must use design techniques to break up long continuous building walls, reduce the architectural scale of the building and add visual interest. The following standards apply to buildings with long facades (see Figure 19.53.230-7).
Figure 19.53.230-7
Maximum facade width standards
a. 
The maximum facade width (the facade includes the apparent width of the structure facing the street and includes required modulation) of multistory buildings visible from a street, public open space, or pedestrian-oriented space is 120 feet.
b. 
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 20 feet or deeper and extend through all floors (the first floor will be exempted if it includes a pedestrian-oriented facade).
c. 
Decks and roof overhangs may encroach up to three feet (per side) into the modulation.
MF9.1.3. 
Fronts of buildings should be articulated through the use of bays, insets, balconies, porches, or stoops related to entrances and windows.
MF9.1.4. 
When there are common entries, they shall be clearly identifiable and visible from the street, with well-defined walkways from pedestrian routes to building entries (see Figure 19.53.230-8).
Figure 19.53.230-8
Visible building entry
MF9.1.5. 
Four or more of the following elements shall be used to highlight the main entrance to multifamily buildings:
a. 
Open space, plaza, or courtyard.
b. 
Special paving. The use of LID materials, if appropriate to the site conditions, is encouraged.
c. 
Ornamental gate and/or fence.
d. 
Seating.
e. 
Water features.
f. 
Planter boxes or pots.
g. 
Functional, accent lighting (see Figure 19.53.230-9).
Figure 19.53.230-9
Pathway lighting
h. 
Art work near the entry.
i. 
Porches.
MF9.1.6. 
Front yards shall include an entrance sequence between the sidewalk and the building including elements such as trellises, site furnishings, low hedges, landscaped borders, and special paving (see Figure 19.53.230-10).
Figure 19.53.230-10
Front yard landscaping
MF9.1.7. 
Facades facing streets shall not be dominated by garage doors and driveways, or present blank walls lacking articulation, modulation, or window and door openings (see Figures 19.53.230-11 and 19.53.230-12).
Figure 19.53.230-11
Undesirable: Parking is the dominant feature. Building frontage has a continuous driveway apron with no curbside parking.
Figure 19.53.230-12
Undesirable: Building presents a blank wall lacking articulation, modulation, or window and door openings, to the street.
MF9.2. 
Design Guidelines.
MF9.2.1. 
Architectural treatments on the front elevation and elevations facing public rights-of-way and open space areas should provide visual interest through the following methods:
a. 
Wrap facade materials a minimum distance of four feet along the side yard elevations;
b. 
Provide additional detail along the base of multistory, multifamily buildings;
c. 
Provide architectural features to articulated facades such as: trim with substantial depth and detail, window boxes, brackets, overhangs, trellises and/or lattice.
MF9.2.2. 
Ensure that openings in the facade contribute to the overall design of the building and promote a relationship to the human scale through the following methods (see Figure 19.53.230-13):
Figure 19.53.230-13
The facade of the buildings is rich in detailing, with brick along the first floor of the building and trim around all the windows. The walls are articulated often to break up the building horizontally.
a. 
Use window molding, shaped frames and sills and other techniques to enhance openings with additional architectural relief;
b. 
Frame all windows with a minimum of four-inch trim and inset into facade to provide depth and shadow lines.
MF10. 
Windows and Doors, Porches and Balconies.
Design Objective: To ensure that openings and private open space areas contribute to the overall design of the building; promote a relationship to the human scale and provide transitional spaces between private and public areas.
MF10.1. 
Approval Standards.
MF10.1.1. 
All multifamily building elevations shall contain windows, except when necessary to assure privacy for adjacent property owners (see UPMC § 19.53.220, approval standard MF1.1.3).
MF10.1.2. 
All windows within a building and across a facade shall be related in design, operating type, proportions and trim.
MF10.1.3. 
Windows shall be used as architectural elements that add relief to the facade and wall surface.
MF10.1.4. 
Windows shall employ design details, if appropriate to the architecture, such as mullions, to break the scale of the facade into smaller components.
MF10.1.5. 
Reflective glazing is prohibited.
MF10.2. 
Design Guidelines.
MF10.2.1. 
Windows should be located to maximize the possibility of occupant surveillance of entryways, recreation areas, and laundry areas.
MF10.2.2. 
Windows should be vertically oriented, in order to relate to the human form, unless horizontal windows are appropriate to the style, or are necessary in the particular application.
MF10.2.3. 
For attached units, doors should vary from unit to unit, where possible, to further distinguish the individual identity of each residence.
MF10.2.4. 
Unifying architectural elements should be used to carry a window pattern across a facade, such as a common sill or header line.
MF10.2.5. 
Unless appropriate to an architectural style, windows should not be flush with walls. Glass should be inset from the exterior wall and/or frame surface to add relief to the wall surface.
MF10.2.6. 
Clear glass is recommended. To add privacy and aesthetic variety to glass, fritted glass, spandrel glass and other decorative treatments are recommended. If tinted glass is to be used, light tints and green, gray or blue hues are recommended.
MF10.2.7. 
Low emissivity glass and external shade devices should be used for heat control and an increase in energy efficiency.
MF10.2.8. 
Upper-story units should have balconies or decks sufficient to accommodate two chairs and a small table. To provide a greater usable open space, ground floor units should have a minimum 120 square feet of enclosed open space in the form of a patio or deck (see Figure 19.53.230-14).
Figure 19.53.230-14
These balconies are large enough to accommodate two chairs and a table.
MF11. 
Materials and Colors.
Design Objective: To ensure that an appropriate range of building materials is used that enhances the quality of residential development.
MF11.1. 
Approval Standards.
MF11.1.1. 
Consistent pattern and application of exterior materials shall be used on new buildings and additions in order to enhance the appearance and character in the existing neighborhood.
MF11.1.2. 
The combination of materials on a building facade shall be appropriate to its style and design.
MF11.2. 
Design Guidelines.
MF11.2.1. 
Materials and colors should enhance the character and quality of residential development and be compatible with the surrounding neighborhood setting.
MF11.2.2. 
High quality materials and detailing should be used on all sides of the building, not just on the front facade.
MF11.2.3. 
A variety of materials should be used to emphasize a differentiation between the various components of the building. The combination of materials on a building facade shall be appropriate to its style and design and be visually appealing to the pedestrian (see Figure 19.53.230-15).
Figure 19.53.230-15
All exterior building colors and materials should be subtle and compatible with the surrounding neighborhood. These homes are visually appealing to a pedestrian because of the colors and materials used in these developments.
MF11.2.4. 
Exterior building colors should be compatible with the surrounding neighborhood setting and should be in keeping with the geographic and climatic conditions specific to University Place.
MF11.2.5. 
Accent colors should be used to enhance details such as trim.
MF11.2.6. 
Primary colors should be limited to accent or trim colors and should generally be compatible with the surrounding neighborhood.
MF12. 
Roofs.
Design Objective: To ensure that the design of roofs correlates to the building design.
MF12.1. 
Approval Standards.
MF12.1.1. 
Roof materials shall relate to the design and architectural style of the building.
MF12.1.2. 
Pitched roofs on multifamily buildings shall have a minimum slope ratio of 6:12.
MF12.1.3. 
On buildings where sloping roofs are the predominant roof type, each building shall have a variety of roof forms. For instance, a gable or hip configuration should be used with complementary sheds, dormers, and other minor elements. Other roof forms will be considered on a case-by-case basis.
MF12.1.4. 
Roof forms shall be designed to correspond and denote building elements and functions such as entrances and arcades.
MF12.2. 
Design Guidelines.
MF12.2.1. 
Roofing materials that are light-colored (such as white gravel), or brightly colored or reflective, should not be used.
(Ord. 559 § 6 (Exh. A § 3(MF7 – MF12)))
MF13. 
Lighting.
Design Objective: To ensure that the design of fixtures and the light provided contributes to the character of development, does not impact adjacent development or contribute to light pollution, and encourages energy efficiency.
MF13.1. 
Approval Standards.
1. 
Lighting Design.
MF13.1.1. 
Exterior lighting shall be designed as an integral part of the building and landscape design.
MF13.1.2. 
Site plans and architectural plans shall include the location of fixtures, their design and the nature and level of the illumination they will provide.
MF13.1.3. 
Illumination levels shall be provided to address security concerns, especially for parking lots, pedestrian paths, outdoor gathering spaces, at building entries and any other pedestrian accessible areas.
2. 
Lighting Height.
MF13.1.4. 
The height of luminaries shall be in scale with the building and site design and in no case shall the height exceed 16 feet in height from grade.
3. 
Area of Illumination.
MF13.1.5. 
The light source for externally illuminated signs must be positioned so that light does not shine directly on adjoining properties, cause glare, or shine in the eyes of motorists or pedestrians.
4. 
Prohibited Lights.
MF13.1.6. 
No outdoor lights shall be permitted that blink, revolve, flash or change intensity.
MF13.2. 
Design Guidelines.
1. 
Lighting Design.
MF13.2.1. 
Pedestrian-scaled decorative light fixtures, such as gooseneck lighting, are strongly encouraged (see Figure 19.53.240-1).
Figure 19.53.240-1
Encouraged: Pedestrian-scaled decorative light fixtures add to the intimacy and character of a neighborhood.
MF13.2.2. 
Lighting should generally be designed to include cut-offs to minimize the lighting of the sky.
MF13.2.3. 
In order to conserve energy and reduce long-term costs, energy-efficient, Energy Star-certified lamps should be used for all lighting, and hours of operation should be monitored and limited to avoid waste.
2. 
Lighting Height.
MF13.2.4. 
Lighting sources should be kept as low to the ground as possible while ensuring safe and functional levels of illumination.
MF13.2.5. 
Area lighting should be directed downward or employ control features to avoid light being directed offsite as well as to avoid lighting of the night sky.
3. 
Area of Illumination.
MF13.2.5. 
Lighting should be located to minimize the impact of lighting upon adjacent buildings and properties, especially residential uses. In general, the location of lighting should respond to the anticipated use and not exceed the amount of illumination required by users.
MF13.2.6. 
Illumination over an entire area or the use of overly bright lighting is strongly discouraged. The use of a number of smaller lights is preferable to larger, more intense lights.
MF13.2.7. 
Lighting for pedestrian movement should illuminate changes in grade, path intersections and other areas along paths which, if left unlit, would cause the user to feel insecure. Recommended minimum levels of illumination along pedestrian paths between destinations is 0.5 foot-candles. At pedestrian destination points such as entryways, plazas and courtyards, lighting levels should typically achieve illumination of one foot-candle.
MF13.2.8. 
The placement of light standards, whether for street lights or garden lights, should not interfere with pedestrian movement.
4. 
Parking Area Illumination.
MF13.2.9. 
Illumination should be concentrated along the pedestrian paths leading to parking areas and in the specific areas where cars are parked.
MF13.2.10. 
Illumination should achieve a lighting level of one foot-candle on the parking lot surface.
5. 
Lighting Efficiency.
MF13.2.11. 
In order to conserve energy and reduce long-term costs, energy-efficient, Energy Star-certified lamps should be used for all lighting, and hours of operation should be monitored and limited to avoid waste. Low voltage lighting, and lighting activated through the use of photocells, motion sensors and automatic timers, should be used where feasible.
(Ord. 559 § 6 (Exh. A § 3(MF13)))