Everett City Zoning Code
19.09 Urban
Development Standards
The following site and design requirements apply to development that includes one or more of the design features in subsection (A), (B) or (C) of this section, or where development abuts a residential zone along a rear property line, as required under subsection (D) of this section.
A. Building Entrances. Applies to Metro Everett only. The main entrance to each structure must face the street, courtyard, or plaza. The entire width of main entrances shall incorporate weather protection as outlined in Table 9-5 and EMC 19.09.240.
19.09.010 Purpose and applicability.
A. Purpose. The purpose of the requirements contained in this chapter is to:
1. Promote a broad range of housing and commercial opportunities in the city;
2. Encourage building design that combines appropriate, compatible architectural scale with streetscape design and pedestrian amenities;
3. Protect less intensive zones and uses from impacts that could result from excessive mass and vertical scale of larger buildings. This objective can be accomplished by applying the standards in this chapter in conjunction with the building placement and height regulations in Chapters 19.06 and 19.22 EMC; and
4. Recognize that a flexible design approach providing a menu of options will result in buildings that are attractive, durable, and contribute to Everett’s vitality as a community.
B. Applicability.
1. The standards in this chapter apply to residential development within the UR4, UR7, MU4, MU7, MU15, MU25, and LI-MU zones.
2. Exceptions. The following are excepted from the requirements of this chapter:
a. For development standards for detached one- and two-unit dwellings and any number of townhouses up to three stories in height, along with their accessory structures, refer instead to Chapter 19.08 EMC.
b. Minor exterior alterations; provided, however, the alteration shall meet the following:
(1) The alterations to the exterior shall meet the applicable standards of this chapter;
(2) The alterations do not create a greater nonconformance unless otherwise allowed through modification of standards; and
(3) The alterations are not as a result in a change of use or occupancy (see subsection (B)(2)(c) of this section).
c. Interior alterations which do not change the exterior appearance of the building and/or site.
d. Change of use or occupancy which is either a minor exterior alteration or interior alterations; provided, however, that if the change in use or occupancy creates additional off-street parking or uses outdoor areas to conduct business or store materials, the development shall provide the following:
(1) The development shall meet the parking requirements of this title, Chapter 19.34 EMC (Parking, Loading and Access Requirements) and, as required, Chapter 19.35 EMC (Landscaping) and Chapter 19.33 EMC (Streets, Sidewalks and Pedestrian Circulation); and
(2) Any building alteration includes weather protection as required by this chapter.
3. Conflicts. In the event of a conflict between these requirements and the standards of other sections of the Unified Development Code, these requirements shall control; provided, however, the requirements established as part of the creation of any historic overlay zone shall take precedence over any conflicting requirements in this chapter.
4. Mixed Developments. For mixed developments refer to the following sections as applicable; provided, that the planning director is authorized to interpret applicability to provide for reasonable accommodation of mixed-use and commercial development encouraged by the comprehensive plan:
a. For development standards for detached one- and two-unit dwellings and any number of townhouses up to three stories in height, along with their accessory structures, refer to Chapter 19.08 EMC; and
b. For development standards for residential development other than detached one- and two-family dwellings and townhouses up to three stories in height, along with their accessory structures, refer to this Chapter 19.09 EMC; and
c. For development standards for nonresidential development, refer to EMC 19.09.200 through 19.09.260.
5. Future Phases. When residential development is proposed to be added as a later phase to an existing development which does not meet the requirements contained herein, the requirements contained herein shall apply, but may be modified by the planning director as needed to provide for continuity between the existing and proposed phases of development.
6. UR4, UR7, MU4, MU7, MU15, MU25, and LI1 Zones. See EMC 19.09.200 through 19.09.260 for applicable development standards.
C. LI2 and HI Zones. See EMC 19.09.300 and 19.09.310 for applicable development standards.
D. The standards in this chapter apply primarily to building design. Refer to the following chapters in this title for additional regulations applicable to new development:
1. Chapter 19.06 EMC, Lots, Setbacks and Residential Densities.
3. Chapter 19.33 EMC, Streets, Sidewalks and Pedestrian Circulation.
4. Chapter 19.34 EMC, Parking, Loading and Access Requirements.
5. Chapter 19.35 EMC, Landscaping.
6. Chapter 19.36 EMC, Signs. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(H) (Exh. 3), 2020.)
19.09.020 Building form and design standards.
A. Repealed by Ord. 4102-25.
B. Facades.
1. See EMC 19.09.210 for standards that address facade design, including vertical and horizontal articulation, facades longer than one hundred feet, blank walls, exposed fire walls, exterior building materials and street corner buildings.
2. Garage Facades. Garage doors in facades facing streets may be up to thirty feet wide if garage door is within twenty feet of the lot line, otherwise fifty percent of facade width. These standards do not apply to structured parking (see EMC 19.09.230).
Figure 9-1: Garage Facade Length
C. Weather Protection. See EMC 19.09.240 for weather protection requirements.
D. Transparency. See EMC 19.09.250 for transparency requirements.
E. Structured Parking. If the residential development includes structured parking, see EMC 19.09.230 for structured parking requirements. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(H) (Exh. 3), 2020.)
19.09.030 Building entrance requirements.
A. Pedestrian Access to Building Entrances.
1. Developments with exterior pedestrian circulation systems shall connect building entrances to the public sidewalk, off-street parking areas, common open space areas and other amenities, and alley where applicable.
2. The exterior pedestrian circulation system shall be a minimum of three feet wide for residential development with twenty or fewer units and five feet wide for more than twenty units. The pedestrian system shall be designed to meet federal, state and local accessibility standards, and where adjacent to driveways and parking areas they shall be separated by landscaping, raised curbs at least six inches high, bollards, or other treatments as approved.
3. For multifamily developments with sixteen or fewer parking spaces, the pedestrian circulation system may be located within an auto travel lane.
4. Lighting and Landscaping Entrances. Entrances shall include walkways with lighting, landscaping, and wayfinding so that occupants and guests do not need to search for a location. Lighting shall be sufficient to identify faces from a reasonable distance and allow the pedestrians the opportunity to choose another route. See Chapter 19.35 EMC for landscaping requirements.
5. Ground level entrances within twenty feet of a public sidewalk shall provide landscaping or other measures (e.g., courtyard, patio or grade change) to create a transition between the living areas of the dwelling and the street.
B. Location.
1. All nonservice, exterior entrances must be visible from windows on other residential buildings within the development and/or public areas, such as common courtyards, parking areas, or public sidewalks.
Figure 9-2: Example of Building Without Main Entrance on Street-Facing Wall
2. For buildings over five stories, a prominent entryway and lobby shall be provided.
3. At least one main entrance for each structure must:
a. Be within eight feet of the longest street-facing wall of the structure; and
b. Either: (1) face the street; (2) be at an angle of up to forty-five degrees from the street; or (3) open onto a porch that is at least sixty-four square feet in area, has at least one porch entrance facing the street, and has a roof that is no more than twelve feet above the floor of the porch.
Figure 9-3: Main Entrance Requirements
4. As an alternative to subsection (B)(3) of this section, an entrance to a multi-dwelling structure may face a courtyard if the courtyard-facing entrance is located within sixty feet of a street and the courtyard is at least fifteen feet in width, abuts a street and is landscaped or hard-surfaced for use by pedestrians.
C. Distance From Grade. The main entrance required by subsection (B)(3) of this section must be within four feet of average grade, measured at the outermost corners of the street-facing facade.
Figure 9-4: The Main Entrance Is More Than Four Feet Above Average Grade
Figure 9-5: How to Measure Average Grade for Entrance Elevation
D. Exterior Stairs. Fire escapes and exterior stairs providing access to an upper level are not allowed on any facade that faces a street. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(H) (Exh. 3), 2020.)
19.09.040 Front porches.
Required front porches are subject to the design standards outlined in EMC 19.08.050. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(H) (Exh. 3), 2020.)
19.09.050 Required amenity space, including outdoor and common areas.
A. Purpose and Intent. The required outdoor and common area standards for residential development ensure opportunities for healthy outdoor relaxation, recreation, community gathering, and social interaction. The standards ensure that some of the land not covered by buildings is of adequate size, shape, and location to be usable for outdoor recreation or relaxation. Both indoor and outdoor areas are important for the livability of a residential property.
B. Outdoor and Common Area Requirements.
1. Definitions or terms used in this section:
a. “Outdoor area” may be provided as private open space, such as a patio or balcony, or may be provided as common open space, such as outdoor courtyards and outdoor play area.
b. “Common area” may include outdoor common open space, or indoor common open space such as recreational facilities, indoor community rooms, or other community gathering places.
c. “Common open space” has the same meaning as set forth in EMC 19.04.030: “private open space provided within a development which is provided for, and which is permanently accessible to, all residents/tenants of the development.”
d. “Open space” has the same meaning as set forth in EMC 19.04.030: “land area not covered by buildings, roads, driveway and parking areas, or outdoor storage areas, including, but not limited to, landscape areas, gardens, woodlands, walkways, courtyards or lawns, and outdoor recreation areas. Except as otherwise provided by this title, open space includes setback areas that meet the requirements defined in this title.”
e. “Private open space” has the same meaning as set forth in EMC 19.04.030: “a small parcel of land or outside area (deck, lanai, patio) immediately adjacent to an individual dwelling unit maintained by and for its residents and reserved exclusively for their use.”
f. “Amenity space” includes private open space, in addition to outdoor open space or indoor common area.
2. Amenity space is required in the amounts stated below, based on unit size:
Table 9-1: Amenity Space Area Requirements
Unit Size | Area Required: |
|---|---|
Studio, 1-bedroom, or sleeping unit | 75 square feet per unit |
2+ bedrooms | 100 square feet per unit |
3. Required Common Area. For residential development with fifty or more units, at least twenty-five percent of the required amenity space area in subsection (B)(2) of this section shall be common area as further set forth below:
a. At least fifty percent of the required common area must be outdoor open space. Outdoor open space may be passive or active, such as:
(1) Passive areas, such as outdoor courtyards, seating areas, tree groves, trails, or family picnic area with amenities such as landscaping, lighting, weather protection and other features that encourage use year-round;
(2) Active areas, such as tot-children’s play area, hard surface game court, or outdoor swimming pool.
b. Up to fifty percent of the required common area may be indoor common area, such as indoor recreation facilities or indoor community rooms.
c. Common areas shall be centrally located so as to be near a majority of the dwelling units and constructed so as to be accessible to residents and visible from dwellings on the site. Active areas shall be separated from Evergreen Way or any freeway, including interchanges, by building mass and distance.
4. Minimum Size Standards.
a. Private open space shall be a minimum of four feet in any direction, no less than thirty-two square feet in area.
b. Common open space shall include area a minimum of twenty feet in any direction, and total no less than four hundred square feet in area. Common open space must be located to provide convenient and accessible access from the residential units.
5. Top floors and/or roof top decks may be used for up to one hundred percent of required outdoor area provided:
a. Amenities such as seating areas, landscaping, lighting, weather protection and other features that encourage use year-round, as approved by the planning director, are incorporated.
b. The space must have hard durable surfacing for all trafficked areas.
6. Off-street parking and loading areas shall not be considered as outdoor or common areas, nor as other amenity space as required by this section.
7. Expansion of Residential Development. Where an increase in the number of dwelling units for a residential development is proposed, common area shall be provided in accordance with the requirements of this chapter, minus the amount of common area by which the previous residential development was deficient.
8. When setback areas can be included in calculations:
a. Private open space located at ground level may extend into the required setback areas, subject to minimum size standards in subsection (B)(4) of this section, but when located within a required street setback, the outdoor area must either be at least two feet above the grade of the closest adjoining sidewalk or separated from the street lot line by a minimum three-foot setback landscaped to create privacy.
Figure 9-6: Example of Private Open Space in Front Setback
b. Common open space may include:
(1) Interior side setback areas which are contiguous with other on-site common open space areas;
(2) Rear setback areas which are contiguous with other on-site common open space areas and which are not part of a street side setback area on corner lots.
9. Plans for amenity space, including outdoor and common areas, shall be submitted for review and approval of the planning director prior to issuance of building permits.
10. A payment in lieu of providing the common or private open space may be approved by the planning director.
a. The fee may be in lieu of up to fifty percent of the required on-site common or private open space; provided, that the fee may be in lieu of up to one hundred percent of the required on-site common or private open space where the subject property is within a half mile of an existing or planned public park or trail consistent with the Everett parks, recreation, and open space plan in effect at the time of application.
b. The fee per square foot of common or private open space not provided shall be equal to the average capital cost per square foot of neighborhood parks as identified in the capital facilities element of the comprehensive plan.
c. The payment shall be held in a reserve account by the city and may only be expended to fund a capital improvement for parks and recreation facility identified in the Everett parks, recreation, and open space plan in effect at the time of application.
d. The payment shall be expended in all cases within five years of collection; provided, that any payment not so expended shall be refunded with interest to be calculated from the original date the deposit was received by the city and at the same rate applied to tax refunds pursuant to RCW 84.69.100; however, if the payment is not expended within five years due to delay attributable to the developer, the payment shall be refunded without interest.
Table 9-2: Multifamily Amenity Space Calculation (Example)
Large Project (50+ Units) | |||
|---|---|---|---|
Unit Size | # of Units | Area per Unit (sq. ft.) | Area Required (sq. ft.) |
Studio | 15 | 75 | 1,125 |
1-bed | 15 | 75 | 1,125 |
2-bed | 10 | 100 | 1,000 |
3+ beds | 10 | 100 | 1,000 |
TOTALS | 50 | 4,250 | |
Common Area Required (25% of total) | 1,063 | ||
Outdoor Area (at least 50%) | 531 | ||
Indoor Area (up to 50%) | 531 | ||
Remaining Amenity (private or common open) Space to Provide | 3,188 | ||
Small Project (<50 Units) | |||
Unit Size | # of Units | Area per Unit (sq. ft.) | Area Required (sq. ft.) |
Studio | 10 | 75 | 750 |
1-bed | 15 | 75 | 1,125 |
2-bed | 10 | 100 | 1,000 |
3+ beds | 10 | 100 | 1,000 |
TOTALS | 45 | 3,875 | |
Common Area Required (25% of total) | 0 | ||
Outdoor Area (at least 50%) | 0 | ||
Indoor Area (up to 50%) | 0 | ||
Remaining Amenity (private or common open) Space to Provide | 3,875 | ||
(Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3830-21 § 5, 2021; Ord. 3774-20 § 5(H) (Exh. 3), 2020.)
19.09.060 Other requirements.
The following requirements of this title also pertain to residential development:
A. Density. See Chapter 19.06 EMC for minimum and maximum density requirements for residential development.
B. Lot and Building Placement Requirements. See Chapter 19.06 EMC for building setbacks and exceptions, and minimum lot requirements if applicable.
C. Building Height. See Chapter 19.22 EMC for minimum and maximum building heights.
D. Landscaping and Trees. See Chapter 19.35 EMC for landscaping and tree requirements.
E. Off-Street Parking. See Chapter 19.34 EMC for off-street parking requirements.
F. Streets, Sidewalks and Pedestrian Circulation. See Chapter 19.33 EMC for street, sidewalk and additional pedestrian access requirements. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(H) (Exh. 3), 2020.)
19.09.070 Inclusionary zoning.
A. Purpose. The purpose of this section is to address the need for affordable housing and to provide opportunities for low-income households to live near transit and employment.
B. Applicability. Inclusionary housing requirements shall apply to new residential development under this chapter within the area indicated in Map 9-1.
Map 9-1
C. Exemptions and Reductions.
1. Inclusionary zoning requirements under this section are waived for:
a. Projects resulting in fewer than six dwelling units.
b. Projects subject to a development agreement.
2. Inclusionary zoning requirements under this section, including the alternative compliance fee in lieu, shall be reduced by one-half for projects resulting in at least six but no more than fifteen dwelling units.
D. Requirements.
1. At least twenty percent of the dwelling units must be affordable to households whose income is at or below eighty percent of the median household income for Snohomish County, adjusted for household size;
2. Of the affordable dwelling units required under subsection (D)(1) of this section, at least one-half must be affordable to households whose income is at or below sixty percent of the median household income for Snohomish County, adjusted for household size;
3. Dwelling units intended exclusively for owner occupancy: twenty percent of the units affordable to households whose income is at or below eighty percent of the median household income for Snohomish County, adjusted for household size;
4. Affordable housing units that are provided under this section shall remain as affordable housing for a minimum of fifty years, as provided in a recorded covenant running with the land. The covenant shall be approved by the planning director and filed for recording with the county auditor prior to the issuance of a certificate of occupancy for any applicable structure.
E. Review Process. Prior to the issuance of any permit(s), the department shall review and approve the location and unit mix of the affordable housing units consistent with the following standards:
1. The location of the affordable housing units shall be intermingled with all other dwelling units within the development, with no more than three affordable units next to each other;
2. The tenure (ownership or rental) of the affordable housing units shall be the same as the tenure for the rest of the housing units in the development;
3. The bedroom mix of affordable housing units in any project shall be in the same ratio as the bedroom mix of the market rate units of the project;
4. The floor area of the affordable housing units shall not be less than ninety percent of the average gross floor area of the market rate units within the project with the same number of bedrooms; and
5. The exterior materials, interior materials, and design of the affordable housing units must be comparable with the other dwelling units in the development, with similarity in building finishes, rooflines, and landscaping.
6. Construction of the affordable housing units shall be concurrent with the construction of market-rate dwelling units
F. Alternative Compliance. The planning director may approve a request for satisfying all or part of the affordable housing requirements with a fee in lieu equal to fifteen dollars per square foot of gross floor area subject to this section. A fee in lieu under this subsection may be deferred under subsection (G) of this section.
G. Deferred Fee in Lieu. A fee in lieu under subsection (F) of this section may be deferred until six months after a certificate of occupancy is issued for a dwelling unit subject to this section.
1. An applicant seeking a deferral under this subsection (G) may be required to grant and record a deferred fee lien against the property in favor of the city in the amount of the deferred fee. The deferred fee lien, which must include the legal description, tax account number, and address of the property, must also be:
a. In a form approved by the city;
b. Signed by all owners of the property, with all signatures acknowledged as required for a deed, and recorded in Snohomish County;
c. Binding on all successors in title after the recordation; and
d. Junior and subordinate to one mortgage for the purpose of construction upon the same real property granted by the person who applied for the deferral of impact fees.
2. Upon receipt of final payment of all deferred fees for a property, the county, city, or town must execute a release of deferred impact fee lien for the property. The property owner at the time of the release, at the property owner’s expense, is responsible for recording the lien release.
3. The extinguishment of a deferred impact fee lien by the foreclosure of a lien having priority does not affect the obligation to pay the impact fees as a condition of final inspection, certificate of occupancy, or equivalent certification, or at the time of closing of the first sale.
H. Eligibility for Multifamily Tax Exemption. Dwelling units satisfying the affordability requirements of this section may also satisfy the affordable housing requirements of Chapter 3.78 EMC. (Ord. 4102-25 § 1 (Exh. 1), 2025.)
19.09.100 Modification of development standards.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(H) (Exh. 3), 2020.)
19.09.120 Design review.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(H) (Exh. 3), 2020.)
19.09.140 Authority of planning director.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(H) (Exh. 3), 2020.)
19.09.200 Building form standards.
A. Finish Floor Levels and Building Depth. The requirements set forth in Table 9-3 apply to the form of buildings in the city. These requirements include the ground floor finish level above sidewalk, height of ground floor ceilings, and depth of ground floor space.
Table 9-3: Building Form Standards
Building Form | Illustration | UR4 | UR7 | MU Zones | LI-MU |
|---|---|---|---|---|---|
Finish Floor Level (ground floor) | A | ||||
Residential | n/a | ||||
Nonresidential | n/a | 6 inches maximum in Metro Everett only | |||
Ground Floor Minimum Ceiling Height (finish floor to finish floor) | B | ||||
Residential | n/a | 12 feet | 12 feet | 12 feet | |
Nonresidential | n/a | 15 feet | 15 feet | 12 feet | |
Minimum Building Depth (ground floor) | C | ||||
Depth | 20 feet | 40 feet | 40 feet | 30 feet | |
Height | D | ||||
See Chapter 19.22 EMC | |||||
Figure 9-7: Building Form
(Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.030.)
19.09.210 Facade design (articulation, blank and exposed fire walls, exterior building and fencing materials).
Applicability of standards in this section is shown in Table 9-4. The standards in this section do not apply to the LI and HI zones.
Table 9-4: Facades—Development Standards Applicability
Standard | MU | LI-MU |
|---|---|---|
Facades: | ||
A. Vertical articulation | X | |
B. Horizontal articulation | X | |
C. Facades longer than 100' | X | X |
D. Blank wall standards | X | X |
E. Exposed fire wall standard | X | X |
F. Exterior building materials | X | X |
X |
“X” indicates which standards are applicable in the respective zone
A. Vertical Articulation. Vertical articulation is required to distinguish the building’s top, middle, and ground story of front and side street (corner) facades. Examples of vertical articulation include stone or masonry bases, belt courses, cornice lines, parapets, lintel beams, entablatures, friezes, awnings or canopies, changes in materials or window patterns, recessed entries, or other architectural treatments.
1. Buildings that are between three and eight stories shall meet the following design requirements:
a. Have a form that includes a ground floor/podium, and middle/upper stories. The architectural forms and finishes should reflect the different sections of the building.
Figure 9-8: Form for buildings between three and eight floors
2. Buildings that are nine floors or more shall have a form that includes a ground floor/podium story, middle stories, and upper stories. Stories can be distinguished through different architectural materials and cladding, facade articulations and modulations, and window sizes and types.
Figure 9-9: Form for buildings nine stories and higher
3. Buildings that are nine floors or more shall include at least three distinctive forms including horizontal and vertically articulated components that shall be provided on all sides of the building such as:
a. Layered building forms;
b. Wall plane offsets;
c. Facade articulations;
d. Material changes; and
e. Window fenestration pattern changes.
B. Horizontal Articulation. Horizontal articulation is required to visually break up the massing of the ground floor of the front and side street (corner) facades into segments no greater than twenty-five feet in width. Examples of horizontal articulation include bays, mullions, columns, piers, pilasters, recessed entries, awnings, or other architectural treatments.
C. Facades Longer Than One Hundred Feet. Building facades longer than one hundred feet in width must utilize a combination of vertical and horizontal articulation with a change in building materials, finishes, and/or fenestration technique. See Chapter 19.09 EMC for additional standards applicable to residential buildings.
D. Blank Walls. Blank walls at the ground floor are prohibited and shall be designed with windows, doors, architectural elements, murals, landscaping or other treatments as approved by the planning director.
E. Exposed Fire Walls. Exposed fire walls visible from a street or open space shall have material, color, and/or textural changes, as approved by the department, which adds visual interest to the wall.
F. Exterior Building Materials.
1. Exterior insulating finishing systems (EIFS) are prohibited on the ground floor of front and side street (corner) facades.
2. EIFS, where employed, shall be trimmed in wood, masonry, or other approved materials, and shall be sheltered from weather by roof overhangs or other methods.
3. Exposed standard and/or fluted concrete masonry units (CMUs) are prohibited above the basement level on front and side street (corner) facades.
4. Exposed CMUs employed at the ground level or higher on front and corner side facades shall be split, rock- or ground-faced.
5. Metal siding shall have visible corner moldings and trim, and shall incorporate masonry or other similar durable materials at the ground level.
6. Prohibited Materials. The following materials may not be used on any exterior surface which is visible from any area beyond the subject property:
a. Mirrored glass and other highly reflective materials.
b. Corrugated fiberglass.
c. Chain link fencing, except for temporary purposes, such as during construction.
d. Textured or scored plywood, including T-111 or similar plywood, and sheet pressboard.
7. Exterior metal surfaces shall be protected from corrosion and leaching by at least one of the following:
1. Painting or other impermeable coating; and/or
2. Metallurgical properties.
G. Street Corner Buildings. Buildings on corner lots with at least two elevations facing public rights-of-way should emphasize their facades through the inclusion of prominent and visually engaging design features.
1. Buildings located on corner lots shall incorporate two or more of the following features:
a. Cropped building corner with a special entry feature such as a covered porch or overhang; entrances should be oriented at a forty-five-degree angle to encourage pedestrian access from both the principal street and secondary street.
b. Distinctive facade articulations such as cantilevers, overhangs, and turrets;
c. Window features such as bay windows or bow windows;
d. Decorative use of building materials such as stone, tile, or stucco at the corner;
e. Features such as murals, and public art;
f. Decorative building-mounted lighting features;
g. Corner plazas, patios, outdoor seating areas, and landscape features; and
h. Other decorative elements at the discretion of the planning director. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.040.)
19.09.220 Design standards and street designations.
Some building and site design standards are based on the designation of adjacent streets. Table 9-5 lists the design standards that are different based on the applicable street designation. To determine the street designation for an individual property, see Map 33-1 in Chapter 19.33 EMC. The table applies in conjunction with the detailed standards in the following sections, in addition to other standards in this title as follows:
Structured Parking Frontage and Setback Standards | |
Weather Protection | |
Transparency | |
Minimum Building Heights | |
Public Sidewalk Standards | |
Public Sidewalk Treatments |
Table 9-5: Structured Parking, Weather Protection, Transparency, Sidewalk Requirements and Building Height by Street Designation
Standard: | STREET TYPE DESIGNATION (see Map 33-1) | ||||
|---|---|---|---|---|---|
TOD | PEDESTRIAN | CONNECTOR | RESIDENTIAL MIXED USE | UNDESIGNATED | |
Structured Parking Frontage Standards | See EMC 19.09.230. Standards below are maximum distance a parking structure at the ground floor may occupy on various street designations. | ||||
Structured parking integrated with other building (accessory use) | |||||
Standalone parking structure (principal use) | 25' | 25' | 50' | 75' | 100'(3) |
Structured Parking Setback Standards | See EMC 19.09.230. | ||||
Front, side and rear(1) | See underlying zone setback requirements and limits on frontage set forth above. | ||||
Below grade | 0' | ||||
Weather Protection | See EMC 19.09.240 | ||||
Length, minimum | Same width as entrance | ||||
Depth, minimum | |||||
Height above sidewalk | 8' minimum 15' maximum | ||||
Transparency | See EMC 19.09.240 | ||||
Percent comprised of windows and/or doors with clear glass (2'—8') | 90% | 60% | 45% | 45% | See blank walls (EMC 19.09.210) |
Sidewalk Standards | See EMC 19.33.030 | ||||
2' minimum 6' desirable | 2' minimum 6' desirable | None | None | None | |
8' minimum 10' desirable | 8' minimum | 6' minimum | per city engineer | per city engineer | |
6' minimum 8' desirable | 6' minimum | 6' minimum | 4' minimum | per city engineer | |
Total minimum width | 16' minimum | 16' minimum | 12' minimum | 10' minimum | per city engineer |
Sidewalk Treatments | See EMC 19.33.040 | ||||
At least 2 treatments: | Required | Required | Required | N/A | N/A |
Minimum Building Height | See EMC 19.22.020(B)(2) | ||||
2—4 floors | N/A | N/A | N/A | N/A | |
No minimum | N/A | N/A | N/A | N/A | |
(1)Structured parking garages accessed from the rear with no internal turnaround shall be set back at least twenty-five feet from the far side of the alley, except as otherwise approved by city engineer.
(3)Applicable only within mixed-use centers.
(Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.100.)
19.09.230 Structured parking.
The following requirements apply to any structure that includes parking of vehicles. For access and surface parking requirements, please see Chapter 19.34 EMC. Modification of these standards is subject to Review Process II outlined in Chapter 15.02 EMC, and evaluation criteria in Chapter 15.03 EMC.
A. Setback and Street Frontage Standards. The setback and street frontage standards set forth in Table 9-5 apply to all structured parking. The frontage standards apply to the ground floor of that portion of a structured parking facility twenty feet in depth measured perpendicular to front and side (street) lot lines. The frontage standards include any access driveways, if allowed.
Figure 9-10: Structured Parking Standards
B. Structured Parking Design. Structured parking is prohibited between buildings and streets. Parking shall be situated behind, beneath, above, or beside buildings.
1. Aboveground parking structures shall have an exterior facade that complements the primary structure. This can be done through facade articulation, architectural elements, color, and elements that break up the massing of the parking structure.
2. At least two of the following features shall be used to screen above-grade parking structures from the street or adjacent properties:
a. Louvers.
b. Expanded metal panels.
c. Decorative metal grills.
d. Spandrel (opaque) glass.
e. Significant landscaping which uses a combination of trees and evergreen shrubs.
f. Public art or decorative installations.
g. Other methods may be proposed that meet the intent of this guideline. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.110.)
19.09.240 Weather protection.
A. General Requirements. Weather protection, such as an awning, shall be required on any building facade fronting a public street as set forth in Table 9-5.
Figure 9-11: Weather Protection Standards
B. Design Requirements.
1. Weather protection shall be supported by the building if projected over public sidewalks.
2. All frames and supports must be made of metal or similar rigid material. Frames and supports made of wood are allowed within the UR4 zone. Other materials are prohibited unless approved by the planning director.
3. The entire width of the main entrance to a building shall incorporate weather protection.
C. Recessed entries with weather protection may count towards meeting the standards in Table 9-5. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.120.)
19.09.250 Building transparency.
Transparent windows or doors, on the ground floor and facing the street, are required as set forth in Table 9-5; provided, however, that these standards do not apply to structured parking. Transparency measurements are done on the ground floor of the street facade, between two and ten feet above grade. See Figure 9-13 for how this is measured.
Figure 9-12: Transparency Requirements
(Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.130.)
19.09.260 Special design standards.
The following site and design requirements apply to development that includes one or more of the design features in subsection (A), (B) or (C) of this section, or where development abuts a residential zone along a rear property line, as required under subsection (D) of this section.
A. Building Entrances. Applies to Metro Everett only. The main entrance to each structure must face the street, courtyard, or plaza. The entire width of main entrances shall incorporate weather protection as outlined in Table 9-5 and EMC 19.09.240.
B. Recessed Entries. Applies to Metro Everett only.
1. Any entrance that is set back more than three feet from the front building facade shall comply with the standards set forth in Table 9-6.
Table 9-6: Recessed Entries
Standard | Illustration | Measurement |
|---|---|---|
Width of Recessed Entry | A | 3 feet minimum. Where depth exceeds 4 feet, width shall be 2x depth. |
Depth of Recessed Entry | B | 3 feet minimum |
Height Clearance | 8 feet minimum |
Figure 9-13: Recessed Entries
2. Metro Everett. For buildings within Metro Everett that are constructed to the edge of a public sidewalk, the entry shall be recessed in accordance with the requirements of this section.
C. Plazas and Forecourts. The standards in this subsection apply only to the MU zone within Metro Everett.
Description: A forecourt or plaza is where all or a portion of the front facade of a building is set back ten feet or more from the front setback line, creating a space without buildings of at least one hundred forty-four square feet along the lot frontage. For the purpose of these design standards, plaza and forecourt are further defined below.
1. Plaza. A plaza is a public space that is designed for intensive public use. A plaza is more than nine hundred square feet in area.
2. Forecourt. A forecourt is a small court space which could be used as an entry court or shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within commercial zones. A forecourt is less than nine hundred square feet in area but more than one hundred forty-four square feet.
3. Any plaza or forecourt meeting the description in subsection (C)(1) of this section shall meet the standards in Table 9-7 and subsection (C)(4) of this section.
Table 9-7: Plaza and Forecourt Standards
Standard | Illustration | Forecourt | Plaza |
|---|---|---|---|
Width, minimum | A | 12 feet | 30 feet |
Depth, minimum | B | 12 feet | 30 feet |
Size, area (minimum) | C | 144 square feet | 900 square feet |
Size, area (maximum) | C | 900 square feet | 25% of lot area |
4. Plaza and Forecourt Design Standards.
a. A plaza or forecourt shall include architectural or other site design features along the front setback line. Examples include landscape planters, distinctive change in pavement color or type, sitting walls, etc. These features shall generally be no higher than thirty-six inches above the adjacent sidewalk.
b. A plaza or forecourt shall be surfaced with high quality, durable impervious or semi-pervious materials, such as concrete, brick, or stone pavers, covering no less than seventy-five percent of the surface area. Any nonpaved area of the plaza must be landscaped.
c. A plaza or forecourt shall feature paths, landscaping, seating, lighting, public art and/or other pedestrian amenities to make the area more functional and enjoyable.
d. A plaza of two thousand square feet or more in area must be designed to include one or more central markers, such as a fountain or sculpture.
e. Circulation within the plaza or forecourt shall connect pedestrians to public streets on which the plaza abuts and major design features of the plaza, such as seating areas or open air cafes.
f. A plaza or forecourt may not contain driveways, parking spaces, passenger drop-offs, garage entrances, loading berths, exhaust vents, mechanical equipment, or refuse and recycling storage.
Figure 9-14: Plaza and Forecourt
D. Design Standards for Development Abutting Residential Zone Along Rear Property Line. Any new development exceeding fifteen thousand square feet of gross floor area in the MU zones, or the LI-MU zone which abuts a residential zone shall provide plans to demonstrate visual compatibility with the adjacent residential zone. Development subject to this requirement shall provide plans and demonstrate the following:
1. The rear side of the building visible from the adjacent residentially zoned property shall be given architectural treatment using two or more of the following:
a. Visible rooflines;
b. Windows;
c. Secondary entrances;
d. Balconies;
e. Use of brick and/or stone on at least ten percent of the building facade that faces the alley; or
f. Awnings. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.140.)
19.09.300 Building design standards applicable to the LI and HI zones.
A. Applicability. The following standards apply to development of properties located within the LI and HI zones. For properties located within the airport/port/navy compatibility overlay zone, see Chapter 19.17 EMC for additional use and development standards. For properties located within shoreline jurisdiction, see the city’s shoreline master program for additional permitting requirements. The design standards in this section apply when any of the following criteria are met. These standards are applicable only to the facade or portion(s) of the building meeting any of the following criteria:
1. The proposed building(s) faces or abuts and is visible from a designated gateway corridor street and is located within four hundred feet of a gateway corridor street. See Map 9-2;
2. The proposed building(s) faces or abuts and is visible from a residentially zoned property; or
3. The proposed building(s) abuts a shoreline public access trail, or is visible from publicly accessible navigable waters (e.g., Port Gardner Bay, Snohomish River).
Map 9-2: Gateway Corridors
B. Building Design.
1. Building Materials. Prefabricated metal buildings and buildings with corrugated metal siding shall be prohibited. Exterior building materials shall be selected so as not to project or reflect natural or artificial lighting or glare into residential areas. Building exterior materials shall be factory finished, stained, integrally colored, or otherwise suitably treated. Materials may include:
a. Split face or fluted concrete masonry units (CMU).
b. Factory glazed concrete masonry units (CMU).
c. Face brick.
d. Stone veneer.
e. Insulated glazing and framing systems.
f. Architectural pre-cast concrete.
g. Painted or stained site-cast concrete.
h. Architectural concrete.
i. Factory finished, standing seam metal roofing (for application to pitched roof systems only).
j. EIFS.
k. Architectural metal. Do not use glossy metal.
2. Building Articulation Standards. Buildings with exterior walls greater than sixty feet in length in the LI zone and one hundred feet in length in the HI zone shall be required to provide architectural modulation, in accordance with the following standards:
a. Vertical Articulation. Vertical articulation is required to distinguish the building’s upper and lower levels of front and side street (corner) facades. Examples of vertical articulation include cornice lines, awnings or canopies, changes in materials or window patterns, recessed entries, reveals, or other architectural treatments.
b. Horizontal Articulation. Horizontal articulation is required to visually break up the massing of the ground floor of the front and side street (corner) facades into segments no greater than sixty feet in width for the LI2 zone and one hundred feet in width for the HI zone. Examples of horizontal articulation include bays, mullions, columns, piers, pilasters, recessed entries, awnings, or other architectural treatments.
c. The planning director may allow use of other methods to achieve the intent of the vertical/horizontal articulation standards. This includes use of landscaping which breaks up flat expanses of building walls, or a combination of techniques providing the desired effect.
3. Building Entrance and Window Design.
a. Building Entrances. Primary building entrances should be easily identifiable and relate to human scale.
(1) Locate main entrances to be clearly identifiable from primary driveways and drop-offs. For example:
(A) Design building entrances to contrast with the surrounding wall plane.
(B) Consider tinted glass, painted doors, or recessed features that will create a shaded effect.
(C) Create a frame around doorways by changing materials from the primary facade material.
(2) All building entrances shall be well lit. Consider using building entranceways as a transition from the building to the ground. Incorporate walls, terraces, grading and plant materials to accomplish this transition.
b. Ground Floor Windows. A minimum of thirty percent of the portion of the facade abutting office and commercial uses that are contained within the industrial use shall be comprised of windows with clear, “vision” glass. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.200.)
19.09.310 Additional standards applicable to the LI and HI zones.
A. Site Design.
1. Buildings, walls, and landscaping should be arranged to screen less visually aesthetic components necessary for industrial development, including loading and service bays, outdoor bulk storage areas, trash enclosures, mechanical equipment, and noise and odor producing facilities. Service areas and bulk storage should be screened from view of public right-of-way and screened with compatible architectural features and walls, and/or dense landscaping.
2. Trash enclosures should not be visually prominent from the public view of the site.
B. Performance Standards. All permitted uses must address the generation of nuisance irritants such as noise, smoke, dust, odor, glare, visual blight or other undesirable impacts during the review process for establishing, expanding or modifying the use. The city shall have the authority to impose conditions necessary to ensure mitigation of potential nuisance impacts, including redesign of the project, when located in proximity to residential uses.
C. Lighting and Glare in Central Waterfront Planning Area. Development within the Central Waterfront Planning Area (see Map 9-3) is required to meet the site lighting standards in this subsection.
1. Intent. The intent of this provision is to encourage the use of lighting as an integral design component to enhance buildings, landscaping, or other site features; increase night sky visibility and to reduce the general illumination of the sky; reduce horizontal light glare and vertical light trespass from a development onto adjacent parcels and natural features; and use lighting in conjunction with other security methods to increase site safety.
2. Standards.
b. Site Lighting Levels. All publicly accessible areas shall be lighted with average minimum and maximum levels as follows:
(1) Minimum of one-half foot-candle;
(2) Maximum (for high volume pedestrian areas and building entries) of four foot-candles.
c. Lighting shall be provided at consistent levels, with gradual transitions between maximum and minimum levels of lighting and between lit areas and unlit areas. Highly contrasting pools of light and dark areas shall be avoided.
d. Parking area lighting fixtures shall be full cut-off (zero percent candlepower at ninety degrees horizontal and ten percent maximum candlepower at eighty degrees from vertical), dark-sky rated, and mounted no more than thirty feet above the ground, with lower fixtures preferable so as to maintain a human scale.
e. Lighting for parking areas within three hundred feet of areas designated for residential uses shall be on light standards not exceeding twenty feet or the height of any building situated between the parking area and the area designated for residential use, whichever is taller.
f. Pedestrian-scaled lighting (light fixtures no taller than fifteen feet) is encouraged in areas of pedestrian activity.
g. Lighting must not trespass onto adjacent private parcels, nor shall a light source (luminaire) be visible at the property line. All building lights shall be directed onto the building itself and/or the ground immediately adjacent to it. The light emissions shall not be visible above the roofline of the building.
h. Building wall mounted parking lot lighting is prohibited.
3. A lighting plan demonstrating compliance with these standards shall be submitted for review and approval at time of submittal for any permit that includes site lighting.
Map 9-3: Central Waterfront Planning Area
(Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.210.)
19.09.400 Modification of development standards.
A. General. An applicant may propose and the planning director, using the review process described in Chapter 15.02 EMC, may allow an applicant to deviate from the development standards of this chapter, provided the proposal satisfies the general evaluation criteria in Chapter 15.03 EMC.
B. Standards That May Be Modified. The following standards in this chapter may be modified:
1. Building form standards;
3. Weather protection;
4. Building transparency;
5. Special design standards;
6. Building modulation;
8. Building entrance requirements; and
9. Required outdoor and common area. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.300.)
19.09.410 Design review.
A. The planning director may engage the services of a licensed architect, or other licensed design professional when the director deems it appropriate and in the public interest, to provide recommendations in connection with the review of any project that:
1. Is subject to any design standard or guideline established in this chapter; or
2. Involves discretionary design-related decisions, such as a modification of design standards, authorized in this chapter; or
3. Involves design-related decisions to implement building facade requirements set forth in EMC 19.09.020 and 19.09.210.
B. Recommendations of the architect or design professional shall be advisory only, and shall not otherwise limit the director’s authority to require changes in any project design to meet the design requirements of this title or the director’s discretion to approve or deny requested modifications or apply discretionary design criteria. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.310.)
19.09.420 Authority of planning director.
The planning director shall have the authority to disapprove, approve with conditions, or require the applicant to make design changes if he/she determines the design does not meet the design standards, guidelines or evaluation criteria of this title. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(I) (Exh. 3), 2020. Formerly 19.12.320.)