Commission considers modest design standards for triplexes to avoid 'boxy' frontage

The Planning Commission on Aug. 6 reviewed options for short design standards for triplexes and small multi-unit buildings after the City Council signaled support for allowing triplexes but asked for clearer design direction. Commissioners sought standards that would prevent a single uninterrupted façade or a “wall of garages” facing the street without adding substantial cost to developers.

Staff presented residential-dwelling standards drawn from other jurisdictions (for example, Wenatchee and Snoqualmie) and suggested applying modest rules for 1–4 unit buildings citywide: require a covered entry or weather protection over the primary entrance; require a minimum amount of glazing (for instance, a defined square footage or percentage of a street-facing elevation) when the main entry does not face the street; and require visible articulation so multiple units are distinguishable (vertical modulation, different materials, a recessed section or a covered stoop). The idea is to create visual variety that reads as house‑scale rather than adding large new construction costs.

Why it matters: Council asked the commission to allow triplexes in single-family zones but to include design features that preserve neighborhood character. Commissioners emphasized they do not want to create financial barriers that would deter small‑scale infill; instead, they requested minimal, objective standards that are easy for staff to apply during a permit review.

Discussion points: - Scope by unit count rather than zone: Commissioners favored tying the standards to the number of units on a lot (for example, apply to 1–4 units) rather than to a zoning district, because triplexes may be proposed in traditionally single‑family areas. - Minimum, practical standards: Commissioners repeatedly endorsed a covered entry or small porch and modest glazing/articulation rules because these add minimal cost but significantly change a front façade’s appearance. Staff suggested preserving exceptions where it is architecturally appropriate for a building to appear as a single cohesive home. - Enforcement and simplicity: Commissioners want checklist-style, objective criteria (e.g., covered entry minimum depth, minimum glazing area such as 30 square feet on the street-facing elevation if the door does not face the street) so staff can apply standards quickly at plan review rather than create a design-review process that would add time and cost.

Direction to staff: Draft redlined code language for 1–4 unit residential buildings that: (1) requires covered weather protection at primary entries or a minimum glazing standard when the primary entry does not face the street, (2) requires visible modulation or articulation (examples: material change, 5-foot façade step, recessed porch) so units are visually distinct or intentionally cohesive, and (3) applies to units on a per-lot basis (1–4 units) regardless of zone. Staff said they will bring a draft to the next meeting for redline review and specifically requested commission feedback on which standards feel like low-cost, high-impact interventions.