HomeMy WebLinkAboutO-2572 - Repeals and replaces Sec. 19.14.010, 19.14.020, 19.14.050, 19.14.060, 19.14.080 and 19.14.090; repeals Sec. 19.14.085, zoning (Repealed by 2852)CITYOFMARYSVILLE
Marysville,Washington
ORDINANCE NO.'J.S7 V
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AN ORDINANCE OF THE CITY OF MARYSVILLE,
WASHINGTON, AMENDING THE ZONING CODE'S
DEVELOPMENT DESIGN STANDARDS AND AMENDING
CHAPTER 19.14OF THE MARYSVILLE MUNICIPAL CODE.
WHEREAS,as one of the cities in Snohomish County, the City of Marysville is required
under RCW 36.70A.130(4)(a)to review and,if needed,revise its comprehensive plan and
development regulations to ensure that the plan and regulations comply with the Growth
Management Act (GMA);and
WHEREAS,in reviewing and updating the City's Comprehensive Plan and development
regulations as required by the GMA, the City has identified various provisions in the Zoning
Code's development design standards as needing to be revised, as set forth in Ordinance
:;..56 q and the findings adopted therein; and
WHEREAS,the revisions adopted herein are intended to update the Zoning Code's
development design standards,as part of the GMA update process referenced above;
NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF MARYSVILLE,
WASHINGTON,DO ORDAIN AS FOLLOWS:
Section I.Chapter 19.14 of the Marysville Municipal Code is hereby
amended by repealing MMC 19.14.010, 19.14.020. 19.14.050,19.14.060,
19.14.080,19.14.085,and 19.14.090.
Section 2.Chapter 19.14.of the Marysville Municipal Code is hereby
amended by adopting MMC 19.14.010, 19.14.020, 19.14.050, 19.14.060, 19.14.080,
and 19.14.090 to read as follows:
19.14.010 Purpose
This chapter applies to new commercial,multi-family residential and high density
(8+du/acre)single family development.The purpose of this chapter is to:
(1)Encourage the realization and creation of a desirable and aesthetic environment in
the city of Marysville;
(2)Encourage and promote development which features amenities and excellence in
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site planning,streetscape,building design and contribution to community charm;
(3)Encourage creative approaches to the use ofland and related physical
developments;
(4)Minimize incompatible and unsightly surroundings and visual blight which
prevent orderly community development;
(5) Allow a mixture of complementary land uses that may include housing, retail,
offices, and commercial services, to create economic and social vitality and to encourage
the linking of vehicle trips;
(6)Develop commercial and mixed-use areas that are safe,comfortable and attractive
to pedestrians;
(7)Reinforce streets as public places that encourage pedestrian and bicycle travel
(8)Reduce opportunities for crimes against persons and property;
(9)Minimize land use conflicts and adverse impacts;
(10)Provide roadway and pedestrian connections between residential and commercial
areas;
(II)Provide public places and open space networks to create gateways,gathering
places, and recreational opportunities that enhance the natural and built environment;
19.14.020 Applicability and Interpretations
A.Applicability
(I)These design standards apply to all new commercial and residential
development within the following zones: General Commercial (GC),Community Business
(CB),Neighborhood Business (NB),Downtown Commercial (DC), Mixed Use (MU),
High density multiple family (R-28), Medium density multiple family (R-18), Low density
multiple family (R-12), High density single family, small lot (R-8).
(2) The following activities shall be exempt from these standards:
a. Individual building permits for single family residences,duplexes, and
accessory uses,which are subject to the building design standards in MMC 19.14.095,
19.14.210, and 19.08.030(2)16;
b.Construction activities which do not require a building permit;
c.Interior remodels of existing structures;
d.Modifications or additions to existing multifamily,commercial,
industrial,office and public properties when the modification or addition:
(i)Constitutes less than 10 percent of the existing horizontal square
footage of the use or structure, and
(ii)Constitutes less than 10 percent of the existing building's
exterior facade,
(3)These standards are intended to supplement the zoning standards in the
Marysville Municipal Code. Where these standards and the zoning ordinance standards
conflict,the City shall determine which regulation applies based on which is more in the
public interest and more consistent with the Comprehensive Plan.
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B.Interpreting and Applying the Design Standards
(1)These standards capture the community visions and values as reflected in the
Comprehensive Plan's neighborhood planning areas. The City's Community Development
Director (hereinafter referred to as Director) retains full authority to determine whether a
proposal meets these standards.The Director is authorized to promulgate guidelines,
graphic representations,and examples of designs and methods of construction that do or do
not satisfy the intent of these standards. The following resources can be used in
interpreting the guidelines:Residential Development Handbook for Snohomish County
Communities I,Site Planning and Community Design for Great Neighborhoods',and City
Comforts3 •
(2)Within these standards, certain words are used to indicate the relative
importance and priority the City places upon a particular standard.
a. The words "shall","must",and "is/are required"mean that the
development proposal must comply with the standard unless the Director finds that:
(i) The standard is not applicable in the particular instance,or
(ii) The development proposal meets the intent of the standards in
some other manner.
b. The word "should"means that the development proposal will comply
with the standard unless the Director finds that:
(i) The standard is not applicable in the particular instance,
(ii) The development proposal meets the intent of the standards in
some other manner, or
(iii) There is convincing evidence that applying the standard would
not be in the public interest.
c. The words "is/are encouraged","can","consider","help",and "allow"
mean that the action or characteristic is allowed and will usually be viewed as a positive
element in the City's review.
(3) The project proponent may submit proposals that he/she feels meet the intent of
the standards but not necessarily the specifics of one or more standards. In this case, the
Director will determine if the intent of the standard has been met.
19.14.050 Site and Building Design Standards
A.Applicability.
(I)Prior to submitting a building permit application,all development to which
these standards apply shall be required to submit a site plan addressing the standards in this
1 Prepared for Snohomish County Tomorrow by Makers,Inc.
1992.
2 Frederick D.Jarvis,1993.
3 David Sucher,1996.
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Section for administrative review and approval by the Community Development Director.
(2) The Site and Building Design Standards of this Section apply to commercial
and multiple family developments,whereas only Subsections Band C apply to single
family and condominium developments.
B.Relationship ofbuilding(s)to site and street front.
(1)The site shall be planned to create an attractive street edge and accommodate
pedestrian access.Examples of ways that a development meets the requirements of this
provision are to:
a.Define the street edge with buildings,landscaping or other features.
b.Provide for building entrances that are visible from the street.
c.Provide for a sidewalk at least five feet wide ifthere is not space in the
public ROW.
d.Provide building entries that are accessed from the sidewalk.Preferably
these access ways should be separated from the parking and drive aisles.If access
traverses the parking lot, then it should be raised and clearly marked.
e.Provide for businesses that require outdoor display oriented to the street,
such as nurseries and auto sales, to have such display be raised and clearly marked.
(2) The development shall create a well-defined streetscape to allow for the safe
movement of pedestrians.Whenever possible,building setbacks shall be minimized and
parking and drive-through passageways shall be relegated to the side and rear of buildings.
(3) The development shall provide site development features that are visible and
pedestrian accessible from the street. These features could include plazas, open space
areas,employee lunch and recreational areas, architectural focal points, and access lighting.
C.Relationship ofbuilding(s)and site to adjoining area.
(1)Where adjacent buildings and neighborhoods are consistent with the
comprehensive plan and desired community character, new buildings and structures should
consider the visual continuity between the proposed and existing development with respect
to building setbacks,placement of structures,location of pedestrian/vehicular facilities and
spacing from adjoining buildings.
(2)Harmony in texture, lines and masses is encouraged.
(3)Attractive landscape transition to adjoining properties shall be provided.
(4)Public and quasi-public buildings and structures shall be consistent with the
established neighborhood character.
D.Landscape and site treatment.
(1)Parking lot screening and interior landscaping shall be provided consistent with
Chapter 19.16 MMC. The following criteria shall guide review of plans and administration
of the landscaping standards in the zoning code.
a. The landscape plan shall demonstrate visual relief from large expanses of
parking areas.
b. The landscape plan shall provide some physical separation between
vehicular and pedestrian traffic.
c. The landscape plan shall provide decorative landscaping as a focal setting
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for signs, special site elements, and/or pedestrian areas.
d. In locations where plants will be susceptible to injury by pedestrian or
motor traffic, they shall be protected by appropriate curbs, tree guards or other devices.
e. Where building sites limit planting, the placement of trees or shrubs in parkways
or paved areas is encouraged.
f.Screening of outdoor service yards and other places which tend to be unsightly
shall be accomplished by use of walls, fencing,planting,berms or combinations of these.
g.Landscaping should be designed to create definition between public and private
spaces.
h. Where feasible, the landscape plan shall coordinate the selection of plant material
to provide a succession of blooms, seasonal color, and a variety of textures.
i. The landscape plan shall provide a transition in landscaping design between
adjacent sites, within a site, and from native vegetation areas in order to achieve greater
continuity.
j. The landscape plan shall use plantings to highlight significant site features and to
define the function of the site,including parking,circulation,entries, and open spaces.
k.Where feasible, the landscape plan shall integrate natural approaches to
stormwater management,including featured low impact development techniques.
(2) Street Landscaping.Where the site plan includes streetscape plantings,the
following guidelines apply:
a.Sidewalks and pathways should be separated from the roadway by
planting strips with street trees wherever possible.
b.Planting strips should generally be at least 5 feet in width. They should
include evergreen shrubs no more than 4 feet in height and/or ground cover in accordance
with the City of Marysville Landscape Standards (MMC Chapter 19.16) and
Administrative Landscaping Guidelines.
c. Street trees placed in tree grates may be more desirable than planting
strips in key pedestrian areas.
d. Use of trees and other plantings with special qualities (e.g., spring flowers
and/or good fall color) are strongly encouraged to unify development.
(3)Plaza/Pedestrian Area Landscaping within Shopping Centers and Mixed Use
Site Plans.
a. A range oflandscape materials - trees, evergreen shrubs, ground covers,
and seasonal flowers - shall be provided for color and visual interest.
b. Planters or large pots with small shrubs and seasonal flowers may be used to
create protected areas within the plaza for sitting and people watching.
c. Creative use of plant materials,such as climbing vines or trellises, and use of
sculpture groupings or similar treatments are encouraged.
d. All landscaping plans shall be submitted during site plan review for approval.
(4)Exterior lighting, when used, shall be part of the architectural concept. Lighting
shall enhance the building design and adjoining landscaping.It should provide adequate
lighting to ensure safety and security;enhance and encourage evening activities; and when
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warranted by the adjoining streetscape theme,provide a distinctive character to the area. In
addition,the following shall be addressed:
a. The site plan shall identify lighting equipment and standards.Uplighting
on trees and provisions for seasonal lighting are encouraged.
b.Accent lighting on architectural and landscape features is encouraged to
add interest and focal points.
c.Parking area lighting shall not exceed 25 feet in height and shall be
shielded to minimize glare and spillage into the surrounding community.
E.Building Scale Standards.
(1) All elements of building design should form an integrated development,
harmonious in scale, line, and mass to ensure that buildings are based on human scale (i.e.
the relationship of the size of the building's features to the people that use the building).
Design elements should also ensure that large buildings reduce their apparent mass and
bulk on elevations visible from streets or pedestrian routes through such methods as facade
modulation and architectural detailing,roof treatment,colors materials,and other special
.features.
a.Integration.Large buildings should integrate features along their facades
visible from the public right-of-way and pedestrian routes and entries to reduce the
apparent building mass and achieve an architectural scale consistent with other nearby
structures.
b.Facade Modulation.Building facades visible from public streets and
public spaces should be stepped back or projected forward at intervals to provide a
minimum of 40 percent facade modulation.The minimum depth of modulation should be
one foot, and the minimum width should be five feet.
c.Articulation.Buildings should be articulated to reduce the apparent scale
of buildings.Architectural details that are used to articulate the structure may include
color,arrangement of facade elements,or change in building materials.
(i)Tripartite Articulation.Buildings should provide tripartite
building articulation (building top,middle,and base)to provide pedestrian-scale and
architectural interest.
d.Window Treatments.Buildings should provide ample articulated
window treatments in facades visible from streets and public spaces for architectural
interest and human scale.Windows should be articulated with mullions,recesses,
awnings,etc., as well as applying complementary articulation around doorways and
balconies.
e.Architectural Elements.The mass oflong or large scale buildings can be
made more visually interesting by incorporating architectural elements,such as arcades,
balconies,by windows,dormers,and/or columns.
f.Rooflines.A distinctive roofline can reduce perceived building height
and mass,increase compatibility with smaller scale and/or residential development,and
add interest to the overall design of the building.
(i)Rooflines with alternating dormers,stepped roofs, gables, or
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other roof elements to reinforce the modulation or articulation interval are encouraged.
(ii) Roofs that incorporate a variety of vertical dimensions such as
multi-planed and intersecting rooflines are encouraged.
(iii)Flat-roofed designs should include architectural details such as
cornices and decorative facings to provide interest to the roofline.
g. When there is a change in the building plane, a change in the building
materials,colors or patterns should also be considered.
h.Landscaping.The landscape plan should provide a trellis, tree or other
landscape feature within each interval.
i.Upper Story Setback.Setting back upper stories helps to reduce the
apparent bulk of a building and promotes human scale.
j. Small Scale Additions.In retail areas,small-scale additions to a structure
can reduce the apparent bulk by articulating the overall form.Clustering smaller uses and
activities around entrances on street-facing facades also allows for small retail or display
spaces that are inviting and add activity to the streetscape.
F.Building Details, Materials, and Colors.
(I)The building should provide visual interest,distinct design qualities,and
promote compatibility and improvement within surrounding neighborhoods and
community development through effective architectural detailing and the use of traditional
building techniques and materials.
(2) Design criteria:
a.Building materials and building techniques should be of high durability
and high quality. For commercial and residential uses, the use of brick is encouraged on
walls or as accents on walls. Large areas of rough-cut wood, wide rough-cut lap siding, or
large areas ofT-Ill,plywood, or similar materials are prohibited.Vinyl siding is
prohibited on the ground floor of commercial buildings.
b.Buildings should be enhanced with appropriate details. The following
elements are examples of techniques used on buildings to provide detail:
(i)Ornate rooflines,including use of ornamental molding,
entablature, frieze, or other roofline devices.
(ii) Overhead weather protection along sidewalks.
(iii) Detailed treatment of windows and doors,including use of
decorative lintels, sills, glazing, door design,molding or framing details around all
windows and doors located on facades facing or adjacent to public streets or parks.
Window treatment should be sized as follows:
(a)Windows should not have individual glass panes with dimensions
greater than five feet by seven feet.
(b)Windows should be surrounded by trim,molding and/or sill at least four
inches wide.Commercial buildings with no trim or molding should have window frames
at least two inches wide.
(c)Individual window units should be separated from adjacent window
units by at least six inches of the building's exterior finish material.
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G. Public or private open space.
Where feasible and appropriate, larger (over 10acres) commercial and residential
developments should incorporate open spaces into the site design to provide community
gathering space and neighborhood meeting areas. These areas should provide outdoor
spaces for relaxing, eating, socializing, and recreating. The following standards apply to
these outdoor areas:
(1) Plazas and Gathering places
a. Areas should be sized between 5,000 and 10,000 square feet.
b. Plazas and gathering places should be able to serve as a center for daily
activities.
c.Paving should be unit-pavers or concrete with special texture, pattern, and/or
decorative features.
d.Pedestrian amenities should be provided,including features such as seating,
plants, drinking fountains, artwork, and such focal points as sculptures or water features.
e. Lighting fixtures should be approximately 10-15 feet above the surface. The
overall lighting in the plaza should average at least 2 foot-candles.
(2) Open Spaces and Project details.
The listed literature resources in MMC 19.14.020B(1)provide smaller scale
concepts for integrating public gathering places and open spaces into the project design.
19.14.060 Downtown Signs and Other Features.
The following standards are intended to encourage more attractive human scale signage
and other features for new developments in the Downtown neighborhood,Planning Area 1
of the City of Marysville Comprehensive Plan:
A. Signage will be consistent with Chapter 19.20 MMC, Sign Code, as amended. In
addition, the following signs and sign elements are prohibited:
(I)Pole-mounted signs unless consistent with the comprehensive design plan
permit criteria set forth in MMC 19.20.220;
(2) Signs employing moving or flashing lights; and
(3) Cardboard signs.
B.Public and Directional Signs.
(1) Public and directional signs may include directional signage and street name
markers,pedestrian trail markers, project tenant directories,kiosks, theme elements, and
miscellaneous exterior site signage;
(2) Directional signage shall be required to direct traffic to public parking.
(3)Pedestrian trail/routes shall be identified.
C.Building plans should include panels, raceways etc., where attached signs are to be
located.
D.Freestanding signs must include the same architectural elements as the adjacent
buildings.
E.Miscellaneous structures, art, and street furniture located on private property,public
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ways, and other public property shall be designed to be part of the architectural concept of
the design and landscape.Materials shall be compatible with buildings,scale shall be
appropriate, colors shall be in harmony with buildings and surroundings,and proportions
shall be to scale.
19.14.080 Waterfront Overlay
A. The Ebey Slough is a broad,tidally influenced channel that runs southeasterly towards
the Sunnyside neighborhood and west to Puget Sound and creates a waterfront corridor that
forms the southern boundary of the Downtown subarea plan. This corridor is the
Waterfront Overlay Zone.
(1)A new waterfront boat launch will be operational in 2005, located at the
southwest comer of First Street and State Avenue. This will create a waterfront destination
within the downtown that will be the site of community festivals,gatherings and
recreation.
(2)Maximizing public shoreline access and views is paramount in future
development of this area.
B. In order to maximize the appeal of the Ebey Slough waterfront corridor as set forth in
Subsection A, the following standards shall be incorporated into all new development
within the Waterfront Overlay:
(I)Landscaping can be formal or informal in style;however,plantings should
frame vistas and emphasize views, where applicable.
(2)Buildings with upper floors containing windows and/or balconies overlooking
the Ebey Slough waterfront are strongly encouraged.
(3)Pedestrian amenities shall be provided, such as seating, plants,drinking
fountains,distinctive paving, artwork, and such focal points as sculpture or water feature.
(4)Pedestrian-oriented spaces are encouraged along the pedestrian connections and
near key building entries. They can be small to large widening of walking space,
landscaped areas, areas for outdoor dining, or small play areas. In addition, the following
standards apply to pedestrian oriented space:
a.Lighting fixtures should be approximately 10-15 feet above the surface
and may be building mounted.
b. The spaces must have visual and pedestrian access (including barrier-free
access) to abutting and public streets or pathways.
c.Walking surfaces should be either approved unit pavers or colored and
textured concrete.
d. At least one linear foot of seating area (at least 16 inches deep) or one
individual seat per 60 square feet of plaza area or open space should be included (seating
can include benches, low walls, stairs, or ledges).
e.Landscaping that does not act as a visual barrier is encouraged.
f.Buildings abutting pedestrian-oriented space must have pedestrian-
oriented facades (see building orientation standards below).
(5)Buildings should provide an attractive pedestrian environment;enhance the
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character of the streetscapes within and surrounding the area;enhance the use and safety of
open spaces by fronting onto them; and provide attractive building facades adjacent to
parking lots. In addition,the following standards apply to buildings within the Waterfront
Overlay:
a.Secondary entrances along corridors are strongly encouraged.
b. Since buildings will front the community open space and trails,exposing
side and rear walls of new buildings to public view, these sides should be designed and/or
screened to provide an attractive streetscape or walking entry to the watefront.
c. Kiosks and pedestrian walkways shall be integrated into the site design as
appropriate.
(6) In order to encourage a safe environment for pedestrians to move throughout the
planning area and separation of pedestrian and vehicular traffic and to create a varied and
rich environment to encourage people to explore the area on foot, the following standards
shall apply to public open space,sidewalks,and pathways within the Waterfront Overlay:
a. All public open spaces,sidewalks,and pathways shall meet ADA
standards.
b.Sidewalks should be separated from the roadway by planting strips with
street trees wherever possible.Planting strips should generally be at least 5 feet in width
and include evergreen shrubs no more than 4 feet in height and/or ground cover and
canopy-type broadleaf trees placed an average of 25 feet on center.
EXCEPTIONS:
(i)Where space is limited,planting strips less than 5 feet in width may be
permitted by the City;
(ii) Street trees placed in tree grates may be more desirable than planting
strips in key pedestrian areas.
c.Acceptable sidewalk widths may range from 4 to 10 feet depending on
adjacent uses and anticipated pedestrian activity. Refer to City Engineering Design &
Development Standards for appropriate sidewalk widths on designated roads and arterials.
d.Pedestrian crosswalks shall be provided at all intersections.
e. The addition of texture to the ground plane of key sidewalks and
pathways with unit pavers, bricks, tiles, or public artwork is encouraged.
f Pathways should be at least 10 feet in width.
g.Pedestrian amenities,including landscaping and seasonal flowers,
benches,lighting,and/or artwork, shall be provided along pathways to create visual
interest.
19.14.080Design Standards for Gas Stations,Convenience Stores,Car Washes and
Similar Uses.
A.All structures (primary building,screening walls, canopy, canopy supports,
signs,dumpster enclosures,etc.) should match architecturally.
B.Pad buildings and landscaping should match the surrounding shopping center.
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C.Architectural interest and detail should be provided on all sides of building.
D.Quality roofing materials (mission tile,concrete tile,standing seam metal etc.)
should be used on all visible pitched roofs.
E.Excessively straight and unvarying rooflines should be "broken"by using
offsets,varying heights, stepping, or different orientations to produce a more interesting
roof line.
F. The exterior building material should be continued along the base of the store
front windows at a minimum height of20".
G. A 3'wide strip of foundation landscaping shall be provided along at least 50%
of the building's frontage.
H. A 2'+border of textured paving should be provided:I) around the footprint of
the gasoline canopy; 2)between the pump area and the store entrance; 3) where the public
sidewalk crosses the driveways; and 4) in other "pedestrian areas".
I.Vehicular and pedestrian cross-access should be provided with adjacent
commercial properties.
J.Pad development sites should "share"driveways with the surrounding shopping
center when reasonable to do so.
K.All walls shall incorporate offsets to break up long lineal masses and cap detail
or relief band to add interest. Wall materials and colors (on both sides of wall)should
match primary building.
L.A 3'masonry screen wall, earth berm, or combination shall be provided along all
street frontages.
M. Refuse containers shall be screened with a 6'masonry wall on three sides.
N.Automobile service and wash bays visible from the public street shall be
screened with a 6'masonry wall.
O. Service activity areas (automotive,tire, etc.) should be oriented away from
residential uses.
P. Signage shall be an integral design element of a project and compatible with the
exterior architecture with regard to location, scale, color and lettering.
Q. All sign colors and materials should match those of the building or the
"corporate colors". Opaque or muted sign backgrounds with cabinet-type signs are
encouraged.
R. No commercial signage should occupy the pump island area. All directional
signs should be architecturally integrated.
S.Gasoline price signs should be architecturally integrated with other signs or
structures.
Section 3.Severability.If any section, sentence, clause, or phrase of this Ordinance
is held to be invalid or unconstitutional by a court of competent jurisdiction,such invalidity
or unconstitutionality shall not affect the validity or constitutionality of any other section,
sentence,clause or phrase of this Ordinance.
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Section 4.Effective Date. This Ordinance shall take effect five days after the date
of its publication by summary.
PASSED by the City Council and APPROVED by the Mayor this 25t\-~ay of
--A~\ll ,,2005.
CITY OF MARYSVILLE
ny~LKJ;;
DENNIS KENDALL,Mayor
ATTEST:
Approved as to form:
By jJ~t<.L.J~
GRANT K.WEED,City Attorney
Date of Publication:Lf!'Z.7/05
Effective Date (5 days after publication):-----'=--+--:::...,L-"-=-_
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