Creating pedestrian-friendly streets in neighborhoods designed for local businesses.

Designing inviting and functional public spaces.

Ensuring buildings are compatible with their zones, providing cohesive design with visual interest.

Providing appropriate screening and transitions between zones.

This chapter applies to the following types of development when located outside of industrial zones:

This chapter supplements the general bulk regulations in Chapter 17.20, parking requirements in Chapter 17.56, and landscaping provisions in Chapter 17.58. Those standards also apply to projects covered by this chapter.

If there is a conflict between these standards and other Mukilteo Municipal Code provisions, the more restrictive code prevails.

Allowed Modifications. The director may modify up to two of the provisions of this chapter if the applicant demonstrates an alternative proposal meets the intended purpose of these regulations.

Open Space. Mixed-use and residential developments must allocate at least twenty percent of the site as open space. No more than fifty percent of the open space requirement may be met with passive open space. On sites smaller than a half-acre, communal decks may be counted as open space.

Pedestrian Amenities. All projects must include pedestrian amenities, with the amount based on the number of dwelling units. Projects with four or fewer dwelling units must provide two pedestrian amenities from the list below; projects with five or more dwelling units must provide four amenities. Projects in the DB and WMU zones must provide one additional amenity above the minimum required for project unit size. Amenities include:

Parking. Parking areas for mixed-use and residential developments cannot be located between the building and the street unless screened by Type V landscaping per Chapter 17.58. Surface level parking lot with more than twenty spaces must provide visually distinct and ADA accessible pedestrian pathways connecting street frontages and parking areas to the main building entrance.

Dumpsters and Storage Areas. Community trash, recycling and storage areas may not be visible from streets and must be concealed by a six-foot fence or equivalent screening approved by the director.

Commercial Uses. Horizontal mixed-use developments must dedicate a minimum of twenty percent of the buildable site area to ground-floor commercial uses.

Building Location. Buildings must be located at the front property line, except that a setback of up to twenty feet is allowed when the setback area is used to provide a pedestrian-oriented space or the location of the adjacent buildings makes development infeasible.

Landscaping. To accommodate zero lot line front setbacks, potted plants and trellis plantings may be used to satisfy the landscaping requirements provided the combined vertical and horizontal planting area complies with required landscaping widths in Chapter 17.58 at installation. Pots and trellises must be spaced no more than twenty feet apart and be placed to ensure adequate ADA access.

Pedestrian Amenities. For every one hundred feet of street frontage, or fraction thereof, a permanent bench or other form of public seating is required. The benches count as one of the amenities required by Section 17.25.040, regardless of how many are needed to satisfy this requirement.

View Protection. Lots must preserve view access for surrounding properties by maintaining twenty percent of the lot width free of buildings taller than twenty-four feet.

Water Access in the WMU Zone. All new development in the WMU zone must:

Windows. Ground floor commercial uses must have non-opaque windows on at least fifty percent of the facade.

Blank Walls. Blank walls larger than four hundred square feet are prohibited and must be enhanced with design elements, landscaping, or change in building materials. Changes to paint colors alone are not adequate to meet this standard.

Utility Boxes. Ground transformers must be screened by landscaping at least as tall as the box or with a utility box wrap.

Design Elements. All buildings must employ at least six of the following design elements, with buildings in the WMU and DB zones employing at least seven elements. At least one of the selected elements must be a structural or roof modulation element.

Contextual Design. To facilitate cohesive design throughout a neighborhood or subarea, all new buildings must have at least two features that match buildings on adjacent properties. Buildings in the DB and WMU zones must have three matching features. Contextual design features can include:

Lighting. Lighting may not spill onto adjacent properties and must be screened or directed away from residences.

Distinct Entrances and Intersections.

Weather Protection.

Pitched Roofs in the WMU Zone. Roofs must have a pitch no less than two to twelve and no more than six to twelve.

Airport Compatibility.

Commercial Space. In mixed-use buildings, at least forty percent of the ground floor area must be dedicated to commercial uses located in the portion of the ground floor closest to the street.

Residential Decks and Balconies. At least twenty-five square feet of deck or balcony area is required per dwelling unit. This may be private balconies, shared balconies, roof decks, or a combination so long as the total square footage complies with the established ratio. Required open space areas cannot count toward this standard, except on sites smaller than a half-acre.