Mill Creek City Zoning Code

A completed application.

Site plan at a scale from one inch equals 20 feet to one inch equals 50 feet, showing:

Building material samples and color samples.

Plans and section drawings depicting the relationship of the proposed project to abutting properties and buildings.

Building elevations and/or perspective renderings drawn to scale and indicating the exterior color and material composition (including mechanical equipment and screening).

Roof plan including the location of mechanical equipment.

A lighting plan, if required, adequate to determine the location, character, height and style of fixtures and the amount and impacts of spillover on adjacent properties.

A brief narrative description of the design elements or objectives of the proposal and discussion of the project’s relationship to surrounding properties.

Design review application fees as established in MCMC § 17.42.010.

A completed application.

Site plan at a scale from one inch equals 20 feet to one inch equals 50 feet, showing:

Design review application fees as established in MCMC § 17.42.010.

A completed application.

A site plan, drawn to scale, showing the location of the building upon which the sign will be installed, surrounding buildings, and adjacent streets.

A drawing showing the size, shape and exact location of the proposed sign(s). For wall- or building-mounted signs, the drawing shall portray the proposed sign’s relationship to any existing or proposed signs located on the same facade or common building wall. Drawings must be to scale or contain dimensions indicating the size of the sign and the length and height of the appropriate building surface.

Dimensions, area (in square feet), and style of letters/symbols of the proposed signs.

A colored illustration of the proposed signs.

Sign materials (wood, plastic, metal, etc.) and color samples.

For signs requiring DRB approval, application fees as established in MCMC § 17.42.010.

Sites shall be developed in a coordinated manner to complement the natural topography and drainage, and adjacent structures through building placement, architecture and size/mass.

Whenever possible, buildings on the same site shall be designed to enhance safe and convenient pedestrian access between buildings including plazas, courtyards, pocket parks, and other pedestrian use areas connected by clearly marked walkways.

Where appropriate, sites shall incorporate transit-compatible designs. “Transit compati-bility” means designs that are pedestrian oriented, provide safe and convenient access to transit facilities, and foster efficient transit service.

Where appropriate, sites shall be designed to provide vehicular and pedestrian connections to adjacent sites.

Private open space shall be incorporated into attached single-family and multi-family residential projects in accordance with MCMC § 17.22.060.

The use of LID best management practices is required whenever site and soil conditions make it feasible, including pedestrian facilities such as trails and sidewalks. LID best management practices include, but are not limited to, minimizing impervious surfaces, designing on-site LID stormwater management facilities, and retaining native vegetation.

Project design shall avoid the appearance of domination by automobiles. Positive methods to achieve this concept include:

Project design shall maximize the preservation of existing significant tree stands and significant individual trees, especially on slopes, street frontages, and on the perimeter of the site.

Project design shall incorporate existing natural vegetation into the site design wherever possible.

Trees that are to be preserved shall be subject to the standards established in MCMC § 15.10.045 and penalties established in MCMC § 15.10.075.

Open stormwater facilities (i.e., ponds and bioswales) visible from public areas shall be designed as site amenities and shall provide a natural appearance through layout, design, and landscape treatment. If fencing is determined to be necessary by the city, it shall be installed in accordance with MCMC § 17.22.040 and public works policies, and be obscured with landscaping.

Stormwater facilities (whether open facilities or vaults) shall be located outside roadway buffers/cutting preserves unless there is no other feasible alternative and the facilities do not compromise the purpose and function of the roadway buffer/cutting preserve. In such cases, the facility may only be located in the outer portion of the roadway buffer/cutting preserve.

Where located under areas to be landscaped, underground stormwater vaults shall have adequate soil cover to support the approved landadequate soil cover to support the approved landscape plan. The soil shall be of sufficient quality to properly support vegetation.

Stormwater bioretention facilities that are integrated into interior landscape areas within parking lots, and that meet area and landscaping requirements may be counted toward the interior parking lot landscape requirements.

Vehicular entrances shall be designed to welcome residents, customers, and visitors. Gated entrances on public right-of-way are prohibited. Gated entrances on private roads are strongly discouraged.

At the primary vehicle access point(s) to a site, signage identifying the address should be clearly visible from the street and the entrance shall be highlighted with elements such as:

Within developments, a comprehensive system of pedestrian walkways shall link together all site entrances, building entries, parking facilities, and common outdoor spaces with the sidewalk system within or adjacent to the public right-of-way.

Along arterials and collectors (within a right-of-way or roadway buffer/cutting preserve), sidewalks and trails shall be meandering and continuous between developments, and shall also conform to ADA and building code requirements for pedestrian safety, where appropriate.

Pedestrian walkways shall incorporate pedestrian-scale lighting, bollard lighting, landscaping, accent lighting, and directional signage into the design of the walkways.

Site furnishings adjacent to sidewalks/paths such as pedestrian kiosks, benches, newspaper stands, decorative banners, trash receptacles, bus shelters, hanging flower baskets, and planting pots shall be made of durable, weatherresistant, vandal-resistant materials.

On-site service facilities, such as loading docks, dumpsters, etc., shall be located in areas least visible from the right-of-way, public spaces and main parking areas. Service areas shall be screened from view using landscaping or screen walls.

Where possible, all utility areas, meters, and vaults shall be screened by a combination of masonry, wood, and/or planting areas. Where possible, building mounted utilities shall be placed within utility rooms or enclosures.

All screening shall reflect building architecture of the adjacent building and be compatible with adjacent project designs. This shall include consideration of proportion, color, texture, and materials. Ground level outdoor enclosures shall be composed of materials similar to the main structure.

No single architectural style is required. However, reliance on or use of standardized “corporate” or “franchise” style for commercial and business park/industrial buildings is strongly discouraged.

Buildings should reflect an individual design that has considered site location, conditions, and surrounding development. Materials used shall complement and express individual building design.

A consistent visual identity shall be applied to all sides of buildings visible to the general public. In these areas, all building sides shall have an equivalent level of quality of materials, detailing, and window placement. Abrupt ending of architectural details shall be avoided with no radical change in details, features, or materials.

Primary building entrances shall be pedestrian in scale and shall be clearly identifiable and visible from the street and nearby pedestrian routes and shall be marked by four or more of the following architectural elements:

Canopies or awnings shall be provided along pedestrian streets and storefronts. The minimum depth of any canopy or awning shall be six feet unless limited by the building code. The vertical dimension between the underside of a canopy or awning and the sidewalk shall be at least eight feet.

Illumination within or below the awning shall be allowed only if the awning material is opaque.

Building design shall incorporate traditional building materials such as masonry, stone, stucco, heavy timbers, brick, and other natural appearing materials.

Building colors should accent, blend with, or complement surroundings. Bright or brilliant colors should be reserved for trim and accents.

Materials used for site features such as fences, screen walls, and signs should complement building design through materials, color, shape, and size.

Modulation (defined as a measured setback or offset in a building face) shall be incorporated to reduce overall bulk and mass of buildings. The planes of exterior walls should not run in one continuous direction more than 50 feet without an offset or setback.

Blank walls on buildings and parking structures are to be avoided. Positive methods to achieve this objective include changes in colors and materials, placement of windows, use of awnings and canopies, and architectural details and features such as corners, setbacks and offsets. Examples of details include:

Developments shall provide transition with adjacent buildings. No single building or development shall dominate adjacent uses in terms of location, size, bulk, view blockage, or shading. New developments shall incorporate elements that can extend and reinforce desirable qualities. Examples include:

One or more of the following methods shall be used to reduce the potential contrast between developments that vary in density and intensity:

Storefronts, windows, merchandise, and other aspects of business activity shall be visible by people traveling along public streets.

Commercial and business park/industrial buildings shall have a distinct “base” at the ground level, using articulation and materials that suggest stability and strength, such as stone, masonry, or decorative concrete. Distinction may be provided by utilizing the following elements:

Windows at ground level may be tinted; however, reflective, filmed (except for transparent films used for energy conservation) and mirrored windows are prohibited. A minimum of 50 percent of any ground floor commercial building facing a primary street or parking lot shall be clearvision glass. A minimum 25 percent of any ground floor building facing any other street shall be clear-vision glass.

The “middle” of the building shall be made distinct by change in material or color, windows, balconies, and setbacks.

The “top” of the building shall emphasize a distinct profile or outline, with elements such as a projecting parapet, cornice, or upper level step-back, or pitched or flat roofline.

Commercial and business park/industrial buildings shall include extended parapets and projecting cornices to create a prominent edge. Roof forms may be sloping or flat depending on the overall design character of the building and surrounding buildings.

Mixed commercial/residential buildings may have sloping or flat roofs depending on the overall design of the building and surrounding buildings.

Dormers or intersecting rooflines should be used to break up continuous sloped roofs.

Flat, unembellished parapets shall not be permitted. Decorative cornices shall be used along the top of parapet walls.

Residential buildings within the project should reflect a unified design theme that has considered location, placement of buildings, site conditions, and surrounding development. A uniform appearance shall be avoided.

Individual residential buildings should avoid a uniform appearance by providing variation in building architecture and elevations using methods such as building modulation and changes in exterior materials, colors, windows, trim, doors, and roof forms.

A consistent visual identity shall be applied to all sides of buildings visible to the general public. In these areas, all building sides shall have an equivalent level of quality of materials, detailing, and window placement. Abrupt ending of architectural features and details shall be avoided.

Building design and construction methods shall incorporate traditional materials such as wood, brick, masonry, and other natural materials.

Building colors should accent, blend with, or complement surroundings. Bright or brilliant colors shall be reserved for trim and accents.

Site features such as fences, screen walls, and signs should complement building design as well as the character of surrounding development through the materials, color, shape, and size of the feature.

Modulations (defined as a measured setback or offset in a building face) shall be incorporated to reduce overall bulk and mass of multi-family buildings and to strengthen their residential character. The planes of exterior walls should not run in one continuous direction for more than 50 feet without an offset or setback.

Blank walls on residential buildings shall be avoided. Design methods to achieve this element include changes in colors and materials, placement of windows, and architectural details such as dormers, window trim, brackets, trellises, decorative railings, balconies, and porches.

Attached single-family buildings shall have pitched roofs. Multi-family buildings may have pitched, sloping or flat roofs depending on the overall design of the building and surrounding development.

Dormers or intersecting rooflines should be used to break up continuous sloped roofs.

Where flat roofs are used, decorative cornices shall be used along the top of parapet walls. Unembellished parapets shall not be permitted.

Porch roof over garage doors;

Living space cantilevered over garage doors;

Side garage entry;

Trellis or architectural feature;

Two eight-foot-wide garage doors;

Garage doors setback of five feet beyond the principal facade;

Rear loaded alleys (access).

Project landscaping shall provide unity of design through repetition of plants and coordination with adjacent developments.

Landscape materials should be hardy species that are adaptable to local conditions, easily maintained, and drought tolerant. Use of native plants and the retention of existing vegetation are strongly encouraged.

Streetscape landscaping, perimeter and interior landscaping, parking lot vegetation, street trees and other required landscaping shall meet the following minimum standards:

Landscaped areas shall be irrigated by mechanical sprinkler systems.

Landscape islands or medians shall have no dimension narrower than five feet.

Landscape areas or planting beds having a minimum width of five feet should be provided around building perimeters to separate buildings from surrounding pavement areas.

Architectural features such as low walls, fountains, and sculptures may be used in places where planting areas are limited or restricted.

Project entrances should be enhanced through changes in paving materials such as brick pavers, textured and colored concrete, providing entry structures and unity in planting of trees and shrubs.

Individual trees along walkways and along sidewalks in the internal portions of projects should be planted in tree wells or landscape beds.

Open stormwater detention facilities shall be landscaped and be designed as amenities in accordance with the standards set forth in subsection (A)(4) of this section.

Street trees within the public right-of-way shall be located in tree pits with grates or in a continuous planting strip. Street trees shall be a species listed on the latest edition of the city of Mill Creek “Approved Street Tree List,” which shall be maintained by and is available from the department of community development. If a tree species, which is not listed on the city’s Approved Street Tree List, is desired, a request may be submitted to the Mill Creek design review board for approval; however, the tree species must at a minimum be: urban tolerant, not likely to cause infrastructure damage, and able to be pruned to a height that would avoid conflicts with pedestrians and vehicle traffic.

If a street has a uniform planting of street trees or a distinctive species within the right-of-way, then new street trees should match the planting pattern and complement the existing species type.

Where tree grates are required/proposed, they shall be ADA accessible and of a similar size and material as tree grates found in adjacent developments.

Interior site landscaping shall be designed to define pedestrian ways and building entries, enclose outdoor gathering and seating areas, screen mechanical equipment, and reduce building mass.

Landscaping within a roadway buffer/cutting preserve shall be consistent with the policies within the streetscape element of the comprehensive plan. Landscaping adjacent to residential areas should provide screening and privacy from roadways and utilize treatments that are natural in appearance. Landscaping adjacent to commercial areas should utilize a formal treatment and may include view corridors into the development.

Required perimeter setback areas and parking lot landscape islands shall be densely landscaped with a combination of trees, shrubs, and groundcover to provide 90 percent coverage within three years of planting.

Pavers or stepping stones are encouraged in parking lot landscape islands to protect plant materials from damage by pedestrians. Permeable surfaces are required in parking lots whenever site and soil conditions make it feasible.

Where parking lot design results in head-in parking adjacent to landscape areas, the landscape areas shall be protected by wheel stops or another method adequate to prevent damage by overhanging vehicles.

One tree for every four parking spaces (1:4) shall be provided in surface parking lots. These trees may be distributed within and around the perimeter of the parking lot.

The design for parking lots shall include deciduous and evergreen trees to provide shade and break up expanses of asphalt. There shall be no more than 10 spaces between landscape islands or medians.

Landscape areas next to a pedestrian walkway shall be planted to provide a clear view zone between three and eight feet from ground level within a minimum of three feet abutting the edge of the walkway.

Project landscaping shall address the following elements: