Guidelines for the basic design of Mixed-Use Building

Article I. General Provisions

19.38.010 Purpose and intent.
The general purpose and intent of the mixed use development and design standards are
as follows:

A. To help implement the vision of the city of Enumclaw’s comprehensive plan;

B. To promote development within the city’s central business and general office zoning districts
and the HCB mixed use overlay zone that is compatible with the historic character and
pedestrian orientation of Enumclaw, encouraging and requiring commercial development that
enables the safe circulation of pedestrians with minimal vehicle/pedestrian conflicts, and
provides a regional design that invites the pedestrian into ground floor commercial
establishments;
C. To promote a distinct community and sense of place that strengthen the mixed use districts
as commercial service destinations for Enumclaw’s residents and visitors;
D. To provide clear directions to public and private decision makers regarding the city’s property
development expectations;
E. To require building design that is compatible with adopted requirements, while allowing design
professionals guidance that is flexible and encourages creative solutions; and
F. To implement the recommendations of the city’s downtown enhancement action plan. (Ord.
2331 § 1 (Exh. A), 2006).

19.38.020 Applicability of mixed use design standards.

This chapter shall apply to mixed use developments in the CB-1, CB-2, and GO zoning
districts and the HCB mixed use overlay zone. The development requirements set forth in this
chapter shall supersede development requirements found in EMC Titles 18 and 19.
The provisions of this chapter shall apply to all mixed use development and
redevelopment within the identified zoning districts. The degree to which each standard applies
to a development/redevelopment project shall be evaluated on a case-by-case basis in an effort
to achieve an overall design that meets the purpose and intent of the mixed use design standards.
The graphic examples are meant to be examples, and are not the only acceptable means
towards accomplishing the intent of the standards. Applicants and project designers are
encouraged to consider designs, styles and techniques not pictured in the examples that fulfill
the intent of the design standard. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.030 Exceptions.
The requirements of the mixed use guidelines shall apply to all remodeling of, or additions
to, existing structures, if the remodeling or addition exceeds 2,500 square feet. The requirements
shall apply to any change in occupancy within an existing structure if the area affected by the
change of occupancy exceeds 2,500 square feet. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.040 Application process and review.

City staff shall review all projects subject to these regulations prior to formal application
through the development services review committee process.
A. Formal Application Process. Formal applications for review shall be submitted to the
community development department (CDD) and shall consist of a completed application on a
form prescribed by the CDD and the appropriate fee established by city council ordinance. It
shall also be accompanied by:
1. Preliminary architectural renderings (elevations required with details of architectural
features, but not construction documents);
2. The materials and colors of exterior siding, windows, trim, detailing, and roofing to be
used;
3. All signage for the project, including scaled drawings, mounting details, color, and
material samples;
4. Site plan including building setbacks, landscaping plant material details, parking, and
overall project design layout.
B. Notice Requirements. There are no noticing requirements associated with mixed use
development review per se, but noticing may be required if stipulated by another applicable city
approval process such as a conditional use permit.
C. Design Review. The design review board shall convene during a scheduled meeting to review
the project with the applicant, his/her representative, and community development department
staff. The design review board meeting shall consist of a presentation of the project that focuses
on how the proposed design meets the criteria of the Enumclaw Municipal Code. The board shall
review the proposed project and shall make a determination whether to grant approval, approval
with conditions, or denial.
The proponent may request additional meetings with staff and/or the board, for instance,
in circumstances where a design has not been favorably received, and the applicant has
subsequently made extensive revision and desires reconsideration of their request. Should the
proposed project be found to have one or more code references that have not been successfully
addressed, the board or staff will work with the applicant to remedy, if possible, the identified
circumstance.
Any decision of the board may be appealed in writing within 15 days to the administrator
of the development code. The administrator may make a decision or, if so determined, forward
the issue to the city’s planning commission. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.050 Relationship of new to existing development.

A. All development proposals should show evidence of harmony with the site plan, arrangement
of building forms and landscape design of neighboring properties. The degree to which
neighboring sites and buildings must be considered in the design of a new project will depend
upon the value, architectural quality and estimated tenure of improvements on the neighboring
property, as well as the particular requirements of the new project. While a firm rule for design
is not possible, every new proposal should demonstrate that it has considered the contextual
influences of neighboring properties and has made a diligent effort to orchestrate careful
relationships between old and new.

B. Site Planning.
1. The site organization should respect the arrangement of buildings, open spaces and
landscape elements of adjacent sites. When possible, buildings and open spaces should be
located for mutual advantage of sunlight, circulation, and views.
2. When feasible, new commercial projects should be linked to adjacent projects to encourage
internal circulation by pedestrians and automobiles. This will reduce traffic loads on adjacent streets
by reducing ingress and egress traffic. The method of linkage will depend on specific
conditions of each site and project. The linkage could be as simple as a connecting sidewalk, or
as extensive as shared driveways, access drives, and parking. When no development exists on
the adjacent property, give consideration to its future disposition and how the two sites may
develop a circulation linkage.

C. Architectural Design. Efforts to coordinate the actual and apparent height of adjacent
structures are encouraged. This is especially applicable where buildings are located very close
to each other. It is often possible to adjust the height of a wall, cornice or parapet line to match
that of an adjacent building. Similar design linkages can be achieved to adjust the apparent
height by placing window lines, belt courses or other horizontal elements in a pattern that reflects
the same elements on neighboring buildings. (Ord. 2331 § 1 (Exh. A), 2006).

Article II. Standards for Mixed Use Development within the Central Business 1 and Central
Business 2 (CB-1 and CB-2) Zoning Districts

19.38.060 Definition.
In the CB-1 and CB-2 zoning districts, mixed use development shall be defined as a building
that contains nonresidential uses and residential uses. The ground floor shall be dedicated to
nonresidential use. (Ord. 2331 § 1 (Exh. A), 2006).
19.38.070 Building height and articulation.
A. Objective. The building shall be designed in a manner so that its height does not overwhelm
the character and scale of other buildings in the CB-1 and CB-2 zones.
1. Building height shall not exceed 50 feet.
2. The building facade facing the primary street shall be stepped back above the second story
or treated with the techniques enumerated in EMC 19.38.080(A)(10). (Ord. 2331 § 1 (Exh. A),
2006).

19.38.080 Building design, materials, and colors.

A. Objective. New development should preserve and be compatible with the city’s historic
architectural heritage. Particular emphasis should be placed on achieving an intimate scale and
a concern for craftsmanship. New developments, which are near or adjacent to older buildings
of substantial historic character, should be respectful of the historic building. While not mimicking
the older structure, the development should consider the compatibility of size, shape, scale,
materials, details, textures, colors, and landscape features.
1. Roof design shall reduce the mass and scale of buildings, add visual interest and
prevent reflective glare. Flat roofs shall have parapets to conceal the roof and mechanical
equipment from ground level views.
2. Overhanging eaves are encouraged on sloped roofs.
3. Exterior siding consisting of wood, brick, and/or other materials with natural textures is
encouraged. The use of recycled and ecologically friendly materials is also encouraged.
4. Exterior building materials shall be of similar type (e.g., wood or masonry) on all sides
of a building, except that embellishments and details proposed for the street side
frontage(s) of the building need not be carried through on other sides.
5. Building colors should be compatible with other buildings as well as natural features in
the vicinity. The use of colors that emphasize earth tones typical of the Enumclaw area
are encouraged. Bright colors should be minimized or used for minor architectural accents
rather than on major portions of the building.

286. Composition. A traditional principle, which is often helpful in reducing building bulk and
improving pedestrian scale, is to divide the mass of the structure into distinct horizontal
parts. The parts should express a sense of base, midsection and top. This is especially
helpful for three- story buildings, and can achieve a more sculptured building form.
a. The base may be a shaded element that establishes a strong visual relationship
to the ground plane. A covered walkway or arcade set in shadow and carefully
integrated with the total building form is one desirable method. Architectural
detailing may also be used when a covered walkway is not appropriate.
b. The midsection is the “body” of the building. The preferred architectural
character of the midsection is to treat it as an articulated surface with recessed
windows or groupings of windows. Long or large wall surfaces with flush-mounted
windows should be avoided.
c. The top story of the building should develop a lighter character. As a general
principle, the upper story of the building should reduce its floor area and building
mass.
7. Proportion and Scale. Proportion is defined as the relationship between parts of a
building or building element. Scale is the relationship of the building to human size. Varied
proportions are desired in the design of building elevations. The scale of building
elements, especially at the pedestrian level, should be kept intimate and close to human
size with relatively small parts.
8. Multistory buildings (three or four stories) are strongly encouraged. Residential
development is permitted outright on upper floors and is encouraged.
9. When buildings include residences on upper floors, ooftop gardens and upper floor
terraces and decks are encouraged.
10. Walls shall appear to be composed of relatively small increments. Walls may be
articulated in two or more of the following ways:
a. Reveals;
b. Recesses of at least two feet in depth or five percent of wall length, whichever
is larger;
c. Offsets;
d. Overhangs, porches and covered walkways;
e. Providing window and door openings with substantial trim elements;
f. Projecting bays;
g. Stepped-back upper floors. Buildings over two stories high may step back their
upper story street-facing facades to reduce apparent height and bulk. The
stepback should normally be at least six feet in depth;
h. Changes in roof form;
i. Changes in materials;
j. Permanently installed and maintained trellises or vegetation.
11. New development should locate windows, skylights, open spaces, and decks to take
advantage of southern exposure. Buildings and canopies should be designed to utilize
natural light to reduce energy costs.
12. Building placement and design shall consider shadow impacts to adjacent properties
and minimize these impacts to the extent reasonable and practicable. For example, where
building features are nonfunctional or decorative (parapets, unused attic space) such
features should be reduced in scale where shadowing of adjacent properties would occur.
13. All signage shall conform to the provisions of Chapter 19.10 EMC, Signs. (Ord. 2331
§ 1 (Exh. A), 2006).

19.38.090 Building entrances.

A. Objective. The primary entrances of buildings shall be identified and highlighted through
architectural details, lighting, and signage. The design of buildings shall enhance the relationship
between buildings and streets by creating easily identifiable building entrances.
1. Entrances shall be visible from the adjoining primary street.
2. Techniques that may be used to highlight primary building entrances include, but are
not limited to, the following:
a. Recessed entry;
b. Glazed door;
c. Roof line emphasis;
d. Windows above entry;
e. Projecting sign above doorway, subject to sign code;
f. Canopy, marquee, or awning above entry;
g. Head molding or decorative lintel above doorway;
h. Contrasting, decorative finish materials; and
i. Street address posted prominently above or near the building entrance. (Ord.
2331 § 1 (Exh. A), 2006).

19.38.100 Weather protection.

A. Objective. Buildings should provide protection for pedestrians from adverse weather
conditions.
1. Overhangs, marquees, and awnings that provide protection for pedestrians and bicycle
racks from adverse weather conditions should be incorporated at entrances, along
pedestrian sidewalks, and at transportation waiting areas.
2. Enumclaw often experiences strong wind conditions. Doorways should be oriented or
sheltered so that doors can be opened easily and safely when strong seasonal winds are
present, where feasible. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.110 Transparency.
A. Objective. Buildings shall provide generous amounts of windows to create views into ground
floors in order to provide visual interest to encourage pedestrian activity.
1. At sidewalk level, buildings must be primarily transparent. A minimum of 50 percent of
all first floor facades with primary street frontage should consist of pedestrian entrances,
display windows or windows affording views into retail, offices, gallery, restaurant, or
lobby space. The building wall subject to transparency requirements shall include the
portion between two feet and eight feet above the sidewalk. This standard shall also apply
to the secondary street facades on corner lots. Windows are also encouraged on upper
floors.
2. All glass in windows and doorways should be clear for maximizing visibility into stores.
A minimal amount of neutral tinting of glass to achieve sun control is acceptable if the
glass appears essentially transparent when viewed from the outside. Opaque and
reflecting glass shall not be used.
3. Buildings and establishments where goods and services are not offered shall contain
at least passive elements focused to the pedestrian. These may include architectural
detailing, artwork, landscaped areas, or windows for public service use. (Ord. 2331 § 1
(Exh. A), 2006).

19.38.120 Building setbacks.

A. Objective. Buildings shall be oriented towards the primary street frontage and/or sidewalks.
Buildings on corner lots should be oriented towards the primary intersection.
1. Where properties front one or more streets, new buildings shall not be set back from
the sidewalk, with the following exceptions:
a. Setbacks up to four feet may be used to highlight entrances and provide wider
sidewalks.
b. A setback of up to 10 feet may be allowed for the purpose of providing
landscaped public space that includes seating and/or other pedestrian amenities.
2. Buildings on corner lots should be oriented toward the primary intersection and the
primary and secondary street frontages, while parking and auto access shall be located
away from the primary intersection corners.
a. The use of lot corner entrances, plazas, signage, and/or landscaping is
encouraged to accentuate corner sites.
b. Buildings may be separated from the sidewalk by plazas, landscaping, benches,
bicycle racks, trash receptacles, and other pedestrian amenities.
(Ord. 2331 § 1 (Exh. A), 2006).

19.38.130 Landscaping.
A. Objective. Landscaping shall be incorporated into new development designed to soften the
manmade environment, provide vegetative buffers and open space. The preferred method of
landscaping is to first incorporate and preserve existing trees and shrubs and other existing
natural features into the project design.
1. All proposals must comply with the street tree standards of Chapter 12.21 EMC, Street
Trees.
2. Landscaping in parking lots shall conform to requirements of Chapter 19.08 EMC,
Landscape Regulations, and Chapter 19.14 EMC, Off-Street Parking, unless otherwise
noted.
3. Landscaping techniques including living plant material, and supporting elements shall
include, but are not limited to, the following:
a. Landscape open areas created by building modulation.
b. Use plants that require low amounts of water, including native drought-resistant
species.
c. Locate trees on storefront street frontages at appropriate spacing so that at
maturity building signage and entrance are clearly visible from the street and
sidewalk.
d. Plant a mix of evergreen and deciduous plants to maintain year-round color and
interest.
e. Shrubs, grasses and other nontree vegetation shall be included in the plan as
appropriate.
4. An irrigation method shall be included in the landscaping plan. Irrigation shall be
required immediately after planting and May through October thereafter or as
recommended by a landscape professional. Developers should consider installing
underground irrigation systems whenever possible to avoid drought loss.
B. Optional landscaping techniques may also include where appropriate:
1. Providing frameworks such as trellises or arbors for plants;
2. Incorporating planter guards, retaining walls, or low planter walls as part of the
architecture;
3. Incorporating upper story planter boxes, roof gardens, or plants;
4. Incorporating outdoor furniture into the landscaping plan. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.140 Parking.
A. Objective. Development shall minimize the impact of parking on the building’s relationship to
the street, pedestrian-oriented character, and character of the neighborhood.
1. Off-street parking shall be provided for all residential units. Parking shall be provided
at a rate of one space per dwelling unit.
2. New Development. Off-street parking shall be located to the rear of the building. Partial
or full underground parking may be used.
3. Redevelopment. Parking lots shall be relocated behind buildings where feasible. Where
parking lots are allowed to remain in front of or beside buildings, parking lots shall provide
a five-foot-wide planting area between the parking lot and the street right-of-way.
4. Adjacent developments are encouraged to link parking areas and accessways in order
to encourage combining of shopping trips and pedestrian activity and to reduce redundant
driveways.
Intersection Corners of Primary Street Corners Are Not Appropriate Locations for Parking Lots
(Ord. 2331 § 1 (Exh. A), 2006).

19.38.150 Pedestrian and bicycle standards.

A. Objective. Provide safe, bicycle- and pedestrian-friendly development.
1. Walkways shall be provided between the primary abutting street and the main
pedestrian entrances to buildings.
2. The interruption of sidewalks by driveways should be minimized.
3. Pedestrian access shall be provided between commercial sites and adjacent areas.
4. Bicycle locking racks may be provided. Bicycle racks shall be located as closely as
possible to primary building entrances.
B. Objective. Provide safe walkways for pedestrians through off-street parking lots and from
adjacent streets and properties.
1. Pedestrian walkways in off-street parking lots shall be physically separated from
vehicle travel lanes.
2. Pedestrian crossings should be short and well-marked.
3. In large parking lots with multiple parallel rows of parking, direct primary vehicle traffic
away from the building entrance; any traffic lanes adjacent to the building should be
preserved primarily for emergency vehicle and pedestrian access to the building. (Ord.
2331 § 1 (Exh. A), 2006).

19.38.160 Lighting.
A. Objective. Limit the amount and intensity of lighting to that necessary for safety, security and
to compliment architectural character. All exterior lighting, including that used to illuminate signs,
shall be designed to reduce glare impacts to adjacent properties and public rights-of-way, to use
energy efficiently, and to reduce nighttime “light pollution.” Such lighting shall not blink, flash, or
oscillate.
1. All exterior lighting, including that to illuminate signs, shall be pointed downward and
shielded from direct observation from the air, adjacent properties, and public rights-ofway. Lighting
“spillover” to adjacent properties shall be minimized. Lamps shall use
recessed or flat lenses.
2. Decorative exterior light poles shall not exceed a height of 14 feet above grade,
including the base.
3. Lighting shall be located near the activity needing illumination. Walkways, entrances,
and parking areas may be lit during nighttime business hours, but such lighting shall be
the minimum necessary for safety. Lighting in parking lots should be of uniform intensity,
since the eye cannot easily adapt to areas of darkness and brightness in proximity to one
another. The placement of lighting in residential parking areas should avoid interference
with bedroom windows.
4. Buildings shall not be outlined with neon or other lighting, except seasonal lighting.
5. Along walkways, low-level lighting fixtures mounted on short posts are encouraged.
Shatterproof coverings are recommended. Posts should be located to avoid being a
hazard to pedestrians or vehicles.
6. Nighttime lighting of the American flag is exempt from the provisions of this chapter,
except that such lighting shall not provide direct glare to neighboring properties or
vehicular traffic.
7. Lighting shall be maintained to meet these standards at all times.
8. If, once installed, lighting is found to be performing in violation of these standards, the
city may require the business owner to take corrective action to bring the lighting into
compliance. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.170 Support elements.

A. Objective. Mechanical elements, loading areas, and trash and recycling containers shall be
located and/or screened to minimize their visibility from public view.
1. Refuse and storage containers shall be screened with built or landscaped confinements.
Refuse and storage areas should be located to the rear or side of the property and away
from adjacent streets and residential property.
2. New construction shall be consistent with Chapter 19.06 EMC, Recycling Collection
Point.
3. Service and loading areas should be located to the rear or sides of buildings away from
adjacent streets, but shall be designed for convenient use.
4. Rooftop mechanical equipment shall be concealed from view by a roof form integrated
with the overall architecture of the building, either by locating the equipment within the
structure or concealing it from ground level view behind a parapet. (Ord. 2331 § 1 (Exh.
A), 2006).

19.38.180 Adjacency to residential zones.

A. Objective. Buildings shall be designed to ensure that building massing, height, and scale
provide sensitive transition to adjoining residential neighborhoods. New developments whose
bulk and scale may negatively impact adjacent residential areas shall mitigate the effect through
careful site planning and architectural design. Possible mitigation techniques include, but are not
limited to, the following:
1. Locating open space and preserving existing vegetation on the site’s edge to further
separate the building from less intensive uses;
2. Stepping down the massing of the building along the site’s edge;
3. Limiting the length of or articulating building facades to reflect adjacent residential
patterns; and4. Creative use and ongoing maintenance of landscaping, such as berms,
mounds, rockeries, living fences, and swales. (Ord. 2331 § 1 (Exh. A), 2006).
19.38.190 Compatibility with public improvements.
Improvements within the public rights-of-way must be compatible with existing and planned city
right-of-way improvements and city standards. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.200 Mixed use development within the highway community business (HCB) overlay zone.
A. Objective. Provide an opportunity for mixed use development within an overlay district in the
HCB zone where it can be demonstrated that such development is compatible and congruent
with adjacent uses and zones.
1. Mixed use development proposals shall be subject to and processed in accordance
with the regulations, standards and guidelines applicable to such developments in the
CB-1 and CB-2 zones.
2. Mixed use developments in the HCB mixed use overlay shall be considered a permitted
use. (Ord. 2331 § 1 (Exh. A), 2006).

Article III. Standards for Mixed Use Development within the General Office (GO) Zoning District
19.38.210 Definition.
Mixed use development in the GO zoning district shall be defined as
A. Buildings that contain at least one floor of nonresidential use and at least one floor of
residential oriented in a vertical manner; or
B. Mixed use developments where residential uses are horizontally separated from
nonresidential uses. The nonresidential component shall be adjacent to primary street frontage.
(Ord. 2331 § 1 (Exh. A), 2006).

19.38.220 Residential density and lot coverage.

A. The residential density for horizontal mixed use development shall be calculated at 15 units
per acre or 2,900 square feet per dwelling unit.
B. The residential density for horizontal mixed use development that includes at least one unit
of affordable housing as set forth in EMC 19.38.340(B)(1) shall be calculated at 20 units per acre
or 2,200 square feet per dwelling unit.
C. No more than 60 percent of the buildable site shall be consumed by residential dwelling units.
(Ord. 2331 § 1 (Exh. A), 2006).

19.38.230 Height.
A. Objective. The building height in the GO zone shall be in scale with existing structures as well
as the surrounding residential areas. Building height shall not exceed 35 feet. (Ord. 2331 § 1
(Exh. A), 2006).

19.38.240 Setbacks.
A. Objective. To provide setbacks that reflect and continue the residential feel and appearance
along Griffin Avenue.
1. All front yard setbacks shall be a minimum of 20 feet, side yard setbacks shall be a
minimum of five feet to the eaves, and rear yard setbacks shall be a minimum of 15 feet.
(Ord. 2331 § 1 (Exh. A), 2006).

19.38.250 Articulation and overall massing.

A. Objective. To provide visual variety along the streetscape and to emulate architecture of
surrounding residential areas.
1. Horizontal facades longer than 25 feet shall be articulated into smaller units,
reminiscent of residential scale of the surrounding neighborhood. At least two of the
following methods shall be included:
a. Distinctive roof forms;
b. Changes in materials;
c. Window patterns; and
d. Color differentiation.
2. Additions or alterations to existing buildings shall be made in keeping with the building’s
original architectural style.
3. Pitched Roof Forms. Structures shall incorporate pitched roof forms having slopes
between 4:12 and 12:12. Further, each facade facing a street should have a gabled or
hipped roof form. Other roof details, such as dormers and overhangs, are encouraged.
(Ord. 2331 § 1 (Exh. A), 2006).

19.38.260 Materials.
A. Objective. To encourage creative expression through use of materials of appropriate use for
residential development and a diversity of architectural detailing that enlivens the streetscape
and reduces the apparent bulk of the larger buildings.
1. Standards. Exteriors shall be constructed of durable and maintainable materials.
Materials that have texture, pattern or lend themselves to quality detailing include: (a)
brick, (b) stone, or (c) wood.
2. Materials that give the appearance of commercial or industrial use are discouraged.
Such materials include reflective glass and corrugated metal siding. (Ord. 2331 § 1 (Exh.
A), 2006).

19.38.270 Entries.
A. Objective. To provide a clearly defined, welcoming, and safe entry for pedestrians from the
sidewalk and/or parking area into the building.
1. Architectural elements shall be used to provide a clearly identifiable and visible entry.
2. Developments shall include one or more of the following elements: recesses, balconies,
articulated roof forms, front porches, arches, trellises, glass at side and/or above entry
doors, and awnings or canopies.
3. Pedestrian-scale lighting fixtures shall be provided.
4. Primary building entries should face the street. If the doorway does not face the street,
a clearly marked and well-maintained path shall connect the entry to the sidewalk. (Ord.
2331 § 1 (Exh. A), 2006).

19.38.280 Parking requirements and layout.

A. Objective. To provide adequate parking while reducing its visual impact through location and
landscaping areas, trellises, and/or other architectural features.
1. Off-street parking shall be required for both residential and nonresidential uses. Office
uses shall adhere to EMC 19.14.070, which requires 2.8 spaces per 1,000 square feet of
office space. For residential uses, one parking space per dwelling unit shall be provided.
2. Parking lots may be located on either side or behind the building.
3. Parking lots may be screened using a combination of walls, fences and shrubs.
4. Parking lot landscape shall be used to reinforce pedestrian and vehicular circulation at:
(a) parking lot entrances; (b) ends of driving aisles; and (c) to define pedestrian walkways
through parking lots.
5. Parking lots beside the building shall provide a 10-foot-wide planting area between the
parking lot and street right-of-way to include a year-round sight barrier consisting of
evergreen shrubs, evergreen ground cover, and other plant material.
6. Driveway areas shall have the plant material restricted to a maximum height of three
feet for visibility within the required sight triangles.
7. A minimum five-foot-wide landscape planting area shall be provided between parking
lots and adjacent developments. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.290 Open space.

A. Objective. Provide open space and leisure space for each residential unit.
1. The required minimum amount of open space for a mixed use development is 200
square feet per unit in the GO zone. The open space requirement may be met through a
combination of common and private open spaces.
a. Up to 50 percent of the required open space may be provided in private open
space such as patios, rooftop gardens, and balconies.
b. Up to 50 percent of the required open space may be common open space which
may be in the form of common space, gardens, patios, etc. (Ord. 2331 § 1 (Exh.
A), 2006).

19.38.300 Adjacency to residential zones.

A. Objective. To provide privacy for existing adjacent single-family developments.
1. Mixed use projects directly facing single-family residences within 15 feet of the property
line should have window openings designed either as translucent, louvered, or offset from
existing single-family residence windows, or located at least five feet above the floor of
each level, or another solution achieving the intent of privacy for the residents.
2. Guest parking areas should be located and designed to be convenient in order to
minimize parking in residential neighborhoods. (Ord. 2331 § 1 (Exh. A), 2006).

Article IV. Affordable Housing Incentive

19.38.310 Intent.
This article offers dimensional standard flexibility and economic incentives to encourage
construction of affordable housing units in the general office (GO) zone. For the purposes of this
article, “affordable housing units” shall be defined as units that are affordable to 80 percent of
median income as established in the city of Enumclaw comprehensive plan. (Ord. 2331 § 1 (Exh.
A), 2006).

19.38.320 Voluntary provisions.

The provisions of this article are available, at the sole discretion of the property owner, as
incentives to encourage the construction of affordable housing units. There is a limited stock of
land within the city zoned and available for residential development and there is a demonstrated
need in the city for housing which is affordable to persons of moderate income. Therefore, this
article provides development incentives in exchange for the public benefit of providing affordable
housing units in the GO zone. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.330 Applicable zones.

The affordable housing incentives described in this article may be used in the general office (GO)
zone only. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.340 Defined affordable housing incentives.

A. Approval Process. The city will process an application for the affordable housing incentives
identified in this section through the same required review process as if no affordable housing
units were provided.
B. Density Bonus. Developments that include at least one unit of affordable housing may realize
an increase in allowable density.
1. The residential density for horizontal mixed use development that includes at least one
unit of affordable housing shall be calculated at 20 units per acre or 2,200 square feet per
dwelling unit.
C. Dimensional Standards Modification. The following requirements of the EMC may be modified
through the procedures outlined in this subsection, to the extent necessary to accommodate the
bonus units.
1. Parking Requirement. The required parking may be reduced to one-half space per
affordable housing unit. No additional guest parking is required for affordable housing
units.
2. Required Yards. Structures containing affordable housing units may encroach up to
five feet into any required yard except that in no case shall a remaining required yard be
less than five feet.
D. Impact Fee Exemption. Applicants proposing affordable housing units may request an
exemption from payment of park or transportation impact fees.
E. Incentive Review Process. The administrator shall evaluate and make a determination on all
requests for housing incentives as set forth above. Such determination may be made prior to or
concomitant with a development application. The administrator may also consider nonlisted
incentives if it can be demonstrated that such incentives result in the provision of additional
affordable housing units. (Ord. 2331 § 1 (Exh. A), 2006).

19.38.350 Affordability provisions.

A. Approval of Affordable Housing Units. Prior to the issuance of any permit(s), the city shall
review and approve the location and unit mix of the affordable housing units consistent with the
following standards:
1. The affordable housing units shall be intermingled with all other dwelling units in the
development.
2. The type of ownership of the affordable housing units shall be the same as the type of
ownership for the rest of the housing units in the development.
3. The affordable housing units shall consist of a range of number of bedrooms that are
comparable to units in the overall development.
4. The size of the affordable housing units, if smaller than the other units with the same
number of bedrooms in the development, must be approved by the planning director. In
no case shall the affordable housing units be more than 10 percent smaller than the
comparable dwelling units in the development, based on number of bedrooms, or less
than 600 square feet for a one-bedroom unit, 800 square feet for a two-bedroom unit, or
1,000 square feet for a three-bedroom unit, whichever is greater.
5. The affordable housing units shall be available for occupancy in a time frame
comparable to the availability of the rest of the dwelling units in the development.
6. The exterior design of the affordable housing units must be compatible and comparable
with the rest of the dwelling units in the development.
7. The interior finish and quality of construction of the affordable housing units shall at a
minimum be comparable to entry-level rental or ownership housing in the city of
Enumclaw.
B. Affordability Agreement. Prior to issuing a certificate of occupancy, an agreement in a form
acceptable to the city attorney that addresses price restrictions, homebuyer or tenant
qualifications, long-term affordability, and any other applicable topics of the affordable housing
units shall be recorded with the King County department of records and elections. This
agreement shall be a covenant running with the land and shall be binding on the assigns, heirs
and successors of the applicant.
Affordable housing units that are provided under this article shall remain as affordable
housing for a minimum of 30 years from the date of initial owner occupancy for ownership
affordable housing units and for the life of the project for rental affordable housing units. (Ord.
2331 § 1 (Exh. A), 2006).
c. Guidelines for the Universal Access
The concept of Universal Design forms the backbone of Universal Accessibility. It is a
design approach to a universally accessible standard in which all products, environments and
communications will allow for the widest spectrum of people in our communities regardless of
diversity, age and ability.
Universal Design
Universal design requires a quantum leap in thinking from the concept of barrier-free
access or disabled access. It is a positive approach of design to achieve an inclusive integral
design that is not only accessible by the widest possible array of users based on their abilities
but the solutions would also be beneficial to most of the users. Unlike disabled access or barrierfree
access design, universal design is not about designing specialized features for access, it is
a common practice design approach for achieving good and sustainable architectural
accessibility.

e. Standard Design for Special Facilities and Amenities

This Educational Facilities Manual is a revision of the 2007 Educational Facilities
Handbook. The Department, through the Physical Facilities and Schools Engineering Division
of the Office of Planning Service (PFSED-OPS) saw the urgent need for the revision of this
material in the face of a common concern and interest – the challenge of climate change and
disaster risk reduction in schools.

This Manual is a product of consultations with DepED Central and regional/division offices,
as well as with personages from the United Architects of the Philippines (UAP), Philippine
Institute of Civil Engineers (PICE), the Heritage Conservation Society, and the Commission on
Audit (COA), National Disaster Coordinating Council (NDCC), the Asian Disaster Preparedness
Center (ADPC), and member agencies of the Education in Emergencies cluster. To strengthen
its reliability, it was subjected to in-house and field validations with Schools Division
Superintendents, School Principals, and Physical Facilities Coordinators, and Promotional Staff
of the Division Offices. It is specifically prepared to provide the DepED central, regional and field
officials with a reference material to facilitate the efficient and effective management of
educational facilities. The school principals as they assume their new roles as managers under
a decentralized set-up of the Department twill find this material very useful, with its discussion
on various hazards that may result to disasters when not given priority attention through
preparedness, and risk reduction. Topics include school building construction guidelines: current
practices and improvements needed, among others. With the needed information easily
available, this will aid in policy formulation and decision making relative to educational facilities
management as well as in the prompt and prudent resolution of issues, problems and other
concerns.

This collaborative project was implemented as a major contribution to the adoption of the
Hyogo Framework for Action through Mainstreaming Disaster Risk Reduction into Development
Planning, Policy Formulation and Implementation in the Education Sector, with focus on the
construction of public school buildings.
This material puts together statutory provisions, rules, regulations, standards, guidelines, and
instructions (including illustrations, samples, etc.), on the effective management and supervision
of school facilities which otherwise would not be easily accessible to the field, as well as pertinent
provisions of applicable laws on procurement, on accessibility, on classroom allocation, disaster
risk reduction, etc.

With this Manual, management of educational facilities will be without much difficulty,
efficient and effective, thus contributing to the achievement of the quest for quality education.
Plant is used to include all aspects of physical facilities: sites, buildings (including furniture), and
equipment. Evaluation shall encompass every physical facility owned or regularly used by the agency,
not only instructional facilities and the sites on which they are located, but also all types of
support facilities whether located in conjunction with the instructional facilities on different sites,
or in separate buildings. The evaluation shall seek building and site data concerning five (5)
basic aspects of the total plant: location, health and safety, environment, program adequacy,
and numerical adequacy. Site evaluation must not be overlooked during the on-site evaluation and
can be considered under each of the aspects mentioned above.

To make an on-site evaluation of a facility meaningful, the following will be needed:

• Building and/or site plans – small single line drawing (need not be developed to perfect scale),
but fairly accurate in terms of relative size of spaces.
• Facility Description – for each facility, shall include data of construction, cost, dimension, listing
of rooms, size of the site occupied, all maintenance needs (leaky roofs, deteriorated plumbing,
etc.)
• Room listing – For each room, data as to the floor on which the room is located, dimensions,
present use, room number, for each special room a description of the seating capacity, etc.
• Program-Needs Summary – for assessing program ad