HomeMy WebLinkAboutO-2865 - Adopts 88th Street master plan; adds Ch. 22C.085; amends Sec. 22A.010.160, land use standards (22A.010, 22C.085)CITY OF MARYSVILLE
Marysville,Washington
ORDINANCE NO.d-tfo ~
AN ORDINANCE OF THE CITY OF MARYSVILLE,WASHINGTON,
AMENDING THE CITY'S COMPREHENSIVE PLAN BY ADOPTING THE
88TH STREET MASTER PLAN;AMENDING THE CITY'S DEVELOPMENT
REGULATIONS BY ADOPTING MMC CHAPTER 22C.085;AND
AMENDING MMC 22A.Ol0.160 RELATED TO TRACKING AMENDMENTS
TO THE CITY'S UNIFORM DEVELOPMENT CODE.
WHEREAS,the City of Marysville has proposed under RCW 36.70A.130(2)(a)(i)to
amend its comprehensive plan by the adoption of the 88th Street Master Plan;and
WHEREAS,the State Growth Management Act,RCW Chapter 36.70A mandates that
cities periodically review and amend the comprehensive plan and development regulations;
and
WHEREAS,RCW 36.70A.106 requires the processing of amendments to the City's
comprehensive plan and development regulations in the same manner as the original
adoption of the City's comprehensive plan and development regulations;and
WHEREAS,the State Growth Management Act requires notice and broad public
participation when adopting or amending the City's comprehensive plan and development
regulations;and
WHEREAS,the City,in reviewing and amending its comprehensive plan and
development regulations has complied with the notice,public participation and processing
requirements established by the Growth Management Act,as more fully described below;
and
WHEREAS,the City Council of the City of Marysville finds that from time to time it is
necessary and appropriate to review and revise provisions of the City's comprehensive plan
and development code (MMC Title 22);and
WHEREAS,public notice of the proposed comprehensive plan and development
regulation revisions,soliciting comments from the public,was prOVided in accordance with
MMC Chapter 22G.010 Article II,Public Notice Requirements,consisting of notice in the
Marysville Globe,published on February 9,2011,and posting notice at Marysville City Hall,
Marysville Public Works Department,Marysville Post Office,City of Marysville web page and
the subject property;and
WHEREAS,the Planning Commission discussed the above-referenced comprehensive
plan and development regulation revisions during public meetings held on February 8,2011,
March 8,2011 and April 12,2011;and
WHEREAS,Marysville Community Development Department held a public meeting to
introduce the proposed comprehensive plan and development regulation revisions to the
community on March 3,2011;and
WHEREAS,after providing notice to the public as required by law,on May 10,2011,
the Marysville Planning Commission held a public hearing on the proposed comprehensive
plan and development regulation revisions;and
WHEREAS,at a public meeting on June 13,2011,the Marysville City Council
reviewed and considered the proposed comprehensive plan and development regulation
revisions proposed by the Marysville Planning Commission;and
WHEREAS,the City of Marysville submitted the proposed comprehensive plan and
development regulation revisions to the Washington State Department of Commerce as
reqUired by RCW 36.70A.106.
WHEREAS,the proposed comprehensive plan and development regulation revisions
were received by the Washington State Department of Commerce on March 15,2011,
processed with the Material ID#16731,and no comments were received from the
Washington State Department of Commerce;and
WHEREAS,the City has complied with the requirements of the State Environmental
Policy Act,RCW Ch,43.21C (SEPA)by issuing Addendum No.19 to the Final Environmental
Impact Statement (FEIS)of the Marysville Comprehensive Plan for the proposed
comprehensive plan and development regulation revisions on April 21,2011,in accordance
with WAC 197-11-625 and no appeals were filed;
NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF MARYSVILLE,WASHINGTON
DO ORDAIN AS FOLLOWS:
Section 1.Approval of Planning Commission's Recommendation and Adoption of
Findings and Conclusions.The Planning Commission's May 10,2011 Recommendation
regarding the proposed comprehensive plan and development regulation revisions,including
the Findings and Conclusions contained therein,as set forth in the attached Exhibit A is
hereby adopted and incorporated herein by this reference.
Section 2.ReqUired Findings.In accordance with MMC 22G.010.500,the follOWing
findings are made regarding the comprehensive plan and development regulation
amendments subject of this ordinance:
(1)The amendments are consistent with the purposes of the comprehensive
plan;
(2)The amendments are consistent with the purpose of MMC Title 22;
(3)There have been significant changes in the circumstances to warrant
these amendments;and
(4)The benefit or cost to the public health,safety and welfare is sufficient
to warrant adoption of the amendments.
Section 3.Adoption of 88th Street Master Plan.The City of Marysville
Comprehensive Plan is hereby amended by adopting the 88th Street Master Plan,which is
attached hereto as Exhibit B and is incorporated herein by this reference.
Section 4.MMC Title 22C Land Use Standards is hereby amended by adopting MMC
Chapter 22C.085 to read as follows:
Chapter 22C.08S
Sections:
22C.08S.01O
22C.08S.01O
88TH STREET MASTER PLAN -DESIGN REQUIREMENTS
Purpose.
Applicability and interpretations.
22C.08S.010 Purpose.
The purpose of this chapter is to apply the design 2~dS and gUidelines In
the 88th Street Master Plan,as adopted by Ordinance No.,as legally required
standards for all new construction in the 88th Street Master Plan Area (88th Street
MPA).It Is also the purpose of this chapter to:
(1)Encourage the realization and creation of a desirable and aesthetic
environment in the 88th Street MPA;
(2)Encourage and promote development which features amenities and excellence
in site planning,streetscape,building design and contribution to community aesthetic
appeal;
(3)Encourage creative approaches to the use of land and related physical
developments;
(4)Minimize incompatible and unsightiy surroundings and visual blight which
prevent orderly community development;
(S)Allow a mixture of complementary land uses that may include housing,retail,
offices,and commercial services,in order to create economic and social vitality and
encourage the linking of vehicle trips;
(6)Develop mixed use areas that are safe,comfortable and attractive to
pedestrians;
(7)Support the use of 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;
(11)Provide public places and open space networks to create gateways,gathering
places,and recreational opportunities that enhance the natural and built environment.
22C.08S.010 Applicability and interpretations.
(1)Applicability.
(a)The design g,:!!d)J~nes set forth in the 88th Street Master Plan,as
adopted by Ordinance No.~:J.shall apply to all new construction in the 88th
Street MPA.
(b)The design guidelines shall be legally required standards,which shall
be applied by the city to all development approvals and permits in the 88th Street
MPA.
(c)The following activities shall be exempt from these standards:
(i)Construction activities which do not require a building permit;
(ii)Interior remodels of existing structures;
(iii)Modifications or additions to existing multifamily,commercial,
industrial,office and public properties when the modification or addition:
(A)Constitutes less than 10 percent of the existing
horizontal square footage of the use or structure;and
(B)Constitutes less than 10 percent of the existing
building's exterior facade.
(d)These standards are intended to supplement the development
standards in the Marysville Municipal Code.Where these standards and the land use
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.
(2)Interpreting and Applying the Design Standards.
(a)These standards capture the community visions and values as
reflected in the comprehensive plan's neighborhood planning areas.The city
community development director (director)retains full authority to determine whether
a proposal meets these standards.
(b)Within these standards,certain words are used to indicate the relative
importance and priority the city places upon a particular standard.
(i)The words "shall,""must,"and "is/are required,fI or words with
their equivalent meaning,mean that the development proposal must comply with the
standard unless the director finds that:
(A)The standard is not applicable in the particular
instance;or
(B)The development proposal meets the Intent of the
standards in some other manner.
(i1)The word "should,"or words with its equivalent meaning,
mean that the development proposal will comply with the standard unless the director
finds that:
(A)The standard is not applicable in the particular
instance;
(B)The development proposal meets the intent of the
standards in some other manner;or
(C)There is convincing evidence that applying the
standard would not be in the public interest.
(iii)The words "is/are encouraged,""can,""consider,""help,"and
"allow,"or words with their equivalent meaning,mean that the action or characteristic
is allowed and will usually be viewed as a positive element in the city's review.
(c)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.
The director will determine if the proposal meets the intent of the standard has been
met.
Section 5.MMC 22A.010.160 is hereby amendedto add the following reference to
this adopted ordinance in order to track amendments to the City's Unified Development
Code:
"22A.Ol0.160
The following
adoption:
Amendments.
amendments have been made to the UDC subsequent to its
Ordinance Title (description)Effective Date
28h~Chapter 22C.085 88th Street Master Plan -Design Guidelines &k?,2011"
Section 6.Severability.If any section,subsection,sentence,clause,phrase or work
of this ordinance should be held to be invalid or unconstitutional by a court of competent
jurisdiction,such invalidity or unconstitutionality thereof shall not affect the validity or
constitutionality of any other section,subsection,sentence,clause,phrase or word of this
ordinance.
'"2 J./PASSED by the City Council and APPROVED by the Mayor this 1_)''day of June,
2011.
CITY OF MARYSVILLE
By:
J9/'
Effective Date:
::'~"~,rk
CITY C KI Pe:pU 1ft
Approved as to form:
By:/;A~k...LW~
'GRANTK.WEED,CITYATIOREY
Date of Publication:&,/;~/:2t?;j
&l2ohw
EXHIBIT A
Planning Commission Recommendation
1Mary~
WASHINGTON
COMMUNITY DEVELOPMENT DEPARTMENT
80 Columbia Avenue.Marysville,WA 98270
(360)363-8100 •(360)651-5099 FAX
PC Recommendation -88th Street Master Plan
The Planning Commission (PC)of the City of Marysville,having held a public hearing on May
10,2011,in review of a NON-PROJECT action amendment of the Marysville Comprehensive
Plan,proposing adoption of the 88th Street Master Plan that integrates form based design
standards and establishes allowable land uses,access,open space,site and bUilding design
standards within the master plan area (MPA)and having considered the exhibits and
testimony presented,does hereby enter the following findings,conclusions and
recommendation for consideration by the Marysville City Council:
FINDINGS:
1. The Community Development Department held a public meeting to Introduce the
NON-PROJECT action 88th Street Master Plan to the community on March 3,2011.
2.The proposal was submitted to the State of Washington Department of Commerce
for 60-day review on March 15,2011 and processed with the Material ID No.
16731,in accordance with RCW 36.70A.l06.
3.The PC held public work session(s)to review the NON-PROJECT action
amendments proposing adoption of the NON-PROJECT action 88th Street Master
Plan,as described above,on February 8,2011,March 8,2011 and April 12,2011.
4.Addendum No.19 to the Final EnVironmental Impact Statement (FEIS)of the
Marysville Comprehensive Plan was issued for the proposed NON-PROJECT action
88th Street Master Plan on April 21,2011,in accordance with WAC 197-11-625.
5.The PC held a duly-advertised public hearing on May 10,2011 and received
testimony from city staff and the public.
6.At the public hearing the PC reviewed and considered two (2)form based land use
alternatives,described in Section 6.0 of the proposed NON-PROJECT action 88th
Street Master Plan.
CONCLUSION:
At the public hearing,held on May 10,2011,the PC recommended APPROVING the 88th
Street Master Plan with form based land use Alternative 2,as the preferred alternative,as
reflected in the PC Minutes,attached hereto as EXHIBIT A.
RECOMMENDATION:
Forwarded 0 CilY Council as a Recommendation of APPROVAL of the NON-PROJECT action
amendm]n to ~he Marysv'e Comprehensive Plan,proposing adoption of the 88th Street
Master PI~wit form bas Ian use Alternative 2,this 10'h day ofMay,2011.
By:
May 10,2011
MARYSVILLE PLANNING COMMISSION
7:00 p.m.City Hall
CALL TO ORDER
Chair Leifer called the May 10,2011 meeting to order at 7:05 p.m.noting that Deirdre
Kvangnes would be arriving late.
Chairman:
Commissioners:
·Staff:
Absent:
APPROVAL OF MINUTES:
steve Leifer
Jerry Andes,Matthew Chapman,Rob Toyer,Eric Emery,
Marvetta Toler
CAO/Community Development Director Gloria Hirashima,
Senior Planner Chris Holland,Recording Secretary Amy Hess
Deirdre Kvangnes
April 12,2011
Motion made by Commissioner Chapman,seconded by Commissioner Toyer to approve
the April 12,2011 meeting minutes as presented.Motion carries,(5-0).
PUBLIC COMMENT:
Chair Leifer solicited any comment from the audience other than what is on the agenda.
Seeing none,he closed this portion of the meeting and proceeded on with the Public
Hearing.
PUBLIC HEARING:
88th Street Master Plan
Chris Holland gave a brief overview of a memo provided from staff related to land use and
property taxes,written public comments that had been received to date and changes made
to the master plan since the last commission workshop.He went over the only additional
public written comment,received from Olsen Associates,and explained the concerns raised
in that letter.
.Chris Holland stated that staff is requesting the commission forward a recommendation
approving 88th Street Master Plan Alt!'lrnative 2..
Marysville Planning Commission
May 10,2011 Meeting Minutes
Page 1 of3
ORIGINAL
Public Comment:
Cornelius Farkasosky,6321 93'd PI NE,Marysville WA 98270
Mr.Farkasosky stated that he had not seen the Master Plan,but he wanted to know if some
of the properties had been rezoned down to Cedar.Chris Mr.Holland responded that it had
not been done,but was one ofthe options.Mr.Farkasosky stated that he felt it should
remain single family and not be changed,
Ken Olsen.La Conner WA
Mr.Olsen stated that he was here representing Mike Warden and that he was an architect.
He noted that they were in complete agreement with the draft as it sits tonight.He added
that they were in support of staff's recommendation ofAlternative 2.
Ed Maychrzak,8200 30th Dr.NE.Marysville WA 98270
Mr.Maychrzak was concemed about the height of the buildings allowed in the north end of
the project.He pointed out that this area was simd down a good 30-40 feet before it hit
hard pan.He was concerned that pilings that would be necessary for buildings of this
height could compromise the eXisting water wells.He also felt that developers should have
the option of going across Quil Ceda Creek rather than across the railroad tracks,impacting
one or two property owner's rather than six property owner's proposed with the current road
alignment.He added that he felt this would be an unfair encumbrance to those property
owners.
Chair Leifer solicited any further comment.Seeing none,he closed the hearing at 7:26 p.m.
Commissioner Comment:
Commissioner Andes felt that Alternative 2 looked good the way it was.He did disagree
with the proposal of crossing the creek that Mr.Maychrzak had brought up;environmentally
speaking,he felt it would be almost impossible.
Commissioner Chapman thanked stafffor their hard work.He was pleased to see the
.increase in height restrictions and stated that he was in full support ofthe plan the way it is;
adding that he was pleased to see that the existing single-family land use designations
would be retained.
Commissioner Toyer concurred with Commissioner Chapman.He noted that he still has
concerns about congestion that would result from Alternative 2,although he did support it.
Commissioner Toler was pleased that staff had come up with an alternative that would
preserye the existing designation of the single-family property owners in the area.
Commissioner Emery questioned if there had been any comments received against
Alternative 2,Mr.Holland responded that there had not been any received to date.Motion
made by Commissioner Emery,seconded by Commissioner Toler to forward Alternative 2
of the 88th Street Master Plan onto Council for approval.Motion carries,(6-0).
Marysville Planning Commission
May 10,2011 Meeting Minutes
Page 20f3
Chair Leifer commented on Ed's concern about building height,noting that there were many
restrictions for development on this type of soil and that ifthere were any adverse affects,5
story buildings w()uld not be allowed even though they were permitted.
Chris Holland and CAO Hirashima discussed the items that would be coming in the future.
Chair Leifer questioned when the Deferral Impact Fee Ordinance might be brought back.
CAD Hirashima responded that she wanted to meet with the MarySVille,Lakewood and
Lake Stevens school districts involved before bringing it back to the Commission.As long
as the commission still was in favor of it,she felt she could have this back by June.
CAD Hirashima announced that there would be an Economic Summit with Arlington,Tulalip
Tribes,and Marysville coming up.She encouraged the Commissioners to attend as she felt
it would be a good collaborative effort being made by the.3 jurisdictions.
Chris Holland explained to the people in the audience what the next steps would be for the
88th Street Master Plan and the dates that it would be going to Council.
Chair Leifer noted that Commissioner Kvangnes had intended to be late,but as she had not
shown,her absence would be considered excused.
ADJOURNMENT:
Motion made by Commissioner Emery,seconded by Commissioner Andes to adjourn the
meeting at 7:46 p.m.Motion carries,(5-0).
.NEXT MEETING:
May 24,2011
~~4
Marysville Planning Commission
May 10,2011 Meeting Minutes.
Page 3 of3
EXHIBIT B
88th Street Master Plan
88th Street Master Plan
Adopted,June 13,2011
Ordinance No._
SECTION 1.0
SECTION 2.0
SECTION 3.0
SECTION 4.0
SECTION 5.0
SECTION 6.0
SECTION 7.0
APPENDIX A:
APPENDIX B:
1
Table of Contents
INTRODUCTION 2
LAND USE 4
SHORELINE AND CRITICAL AREAS 6
BUILDABLE AREA 9
UTILITIES 11
FORM BASED CODES 15
ACCESS AND ROAD STANDARDS 20
DESIGN GUIDELINES 23
A.ADMINISTRATION 23
B.SITE PLANNING 25
C.PEDESTRIAN ACCESS,AMENITIES,AND OPEN SPACE
DESIGN 34
D.VEHICULAR ACCESS AND PARKING DESIGN 44
E.BUILDING DESIGN 47
F.LANDSCAPING 64
G.SIGNAGE ............•..••••••••••••..........................66
H.LIGHTING ......•••••••......................•••••••••...•...•71
1.BNSF FENCING AND LANDSCAPING 72
J.DEFINITIONS 73
PRIVATE ACCESS ROAD DESIGN STANDARD ........77
88th Street Master Plan
Section 1.0 Introduction
The 88th Street Master Plan Area (MPA),is located within the western portion of Planning
Area 6:Downtown Marysville North/Pinewood Neighborhood.The MPA is bounded by 88th
Street NE to the north,Burlington Northern Santa Fe Railroad right-of-way and State
Avenue to the east,80th Street NE to the south,and QUilceda Creek to the west,as depicted
in Figure 1.The MPA is comprised of approximately 33.19 acres,of which approximately
13.96 acres are developable due to setbacks from QUilceda Creek,a salmonid bearing
stream within shoreline jurisdiction,associated critical area and steep slope buffers and
access requirements.The MPA is characterized by a treed stream corridor which is
delineated from the developable,relatively flat,upland portion of the MPA by a significant
topography break.All shorelands bordering on Quilceda Creek (except public rights-of-way,
street and utility crossings)are designated as an Urban Conservancy Environment,as
outlined in the Marysville Shoreline Management Master Program (SMP).
Presently,the two northernmost parcels within the MPA are developed with limited
commercial and industrial uses.Commercial uses in this area consist of QUilceda Tanning
and an accessory hide storage warehouse,a metal finishing company,a construction
business,and a machine shop.The commercial uses are relatively small in scale,are sited
on the upland portion of the properties,and are surrounded by trees and dense vegetation.
The southern portion of the MPA is comprised of single family residences,mobile homes and
a floriculture home based business located on larger parcels which are developed at a
relatively low density.
2 88th Street Master Plan
Figure 1:MPA and Topography
4119
8151
4116
8323
1390
1382
8021
3624
1384
1404
1396
1390
37193617
1336 1393 ,~
-._'-13811383 1385
lu/I Master Plan Area
Open space
5'contours
In,)
~;
Cf)'
3 88th Street Master Plan
Section 2.0 Land Use
2.1 Comprehensive Plan
The MPA is located within Planning Area 6:Downtown Marysville North/Pinewood
Neighborhood.The boundaries for the Downtown Marysville North/Pinewood neighborhood
are 76th Street NE on the south,Interstate 5 on the west,100th Street on the north,west
of Quilceda Creek,and 92nd Street to the east of QUilceda Creek,and by Allen Creek on the
west.
Downtown Marysville North/Pinewood forms the edge of downtown and is the first area that
city expanded into as it outgrew its original core in the 1960s.This area is associated with
the open space of the cemetery and church at 88th Street NE.The balance of the Planning
Area contains the northern-most edge of downtown commercial uses and significant areas
of single family residential.
The majority of the land area within the MPA does not have a specific Comprehensive Plan
land use designation.The MPA is subject to a rezone upon adoption of a master plan for
the area.The southern 2.9-acres are designated high density,single-family.The high
density,single-family land use designation allows single-family residences ranging from 5 to
7 dwelling units per acre.Duplexes would be permitted outright on 7,200 SF lots at a
density of 7 to 8 dwelling units per acre.
2.2 Zoning
The MPA is comprised of three land use zoning classifications,as depicted in Figure 2.The
northern 20.81-acres is zoned LI (Light Industrial),the interior 9.50-acres is zoned R-4.5
(medium density,single-family)and the southern 2.89-acres is zoned R-6.5 (high-density,
single-family),as summarized in Table 1.
LI
R-4.5
R-6.5
TOTAL
906,370
413,761
125,785
1,421,255
20.81
9.50
2.89
33.19
Three (3)parcels within the MPA,located at 8220 State Avenue (APN's 30052100300800,
30052100300400 &30052100307300),have a Small Farms overlay zoning designation.The
purpose of the Small Farms overlay zone is to prOVide an official recognition of the existence
of the small farm,and to prOVide encouragement,for the preservation of such farms,as
well as encouraging good neighbor relations between small farms and adjacent
development.
Permitted uses within a Small Farm overlay zone include horticulture,floriculture,
Viticulture,animal husbandry,production of seed,hay and silage,Christmas tree farming,
aquaculture,roadside stands and single-family detached residences.The eXisting use(s)
located within the Small Farm overlay zone include a single-family residence and a
floriculture business,named "Bouquet Banque,"which specializes in potted ornamental
plants,grown on site.
The Small Farms overlay zone also prOVides protections for the agricultural uses,inclUding
noise exemptions and construction of a sight-obscuring fence as neighboring properties
develop.
4 88th Street Master Plan
5
Figure 2:Zoning
88th Street Master Plan
Section 3.0 Shoreline and Critical Areas
The MPA is comprised of approximately 33.19 gross acres.However,the buildable area
within the MPA is encumbered by setbacks from QUilceda Creek,a salmonid bearing stream
within a shoreline jurisdiction and associated critical areas and steep slope buffers,as
depicted in Figure 3.Sections 3.1 through 3.3 describe the natural vegetative setbacks and
uses associated with QUilceda Creek and critical areas.
3.1 Marysville Shoreline Management Master Program
Quilceda Creek is located along the west boundary of the MPA.The Marysville Shoreline
Master Program (MSMP)designates all shorelines bordering on QUilceda Creek,except
public right-of-way,street and utility crossings,as an Urban Conservancy Environment.The
Urban Conservancy Environment includes the upland areas extending 200 feet landward
from the ordinary high water mark (OHWM)of QUilceda Creek.
The purpose of the Urban Conservancy Environment is to protect and restore ecological
functions in urban and developed settings,while allowing limited water-oriented uses.The
follOWing uses are permitted in an Urban Conservancy Environment upon obtaining a
Shoreline Substantial Development Permit:
Agriculture.
Flood hazard management.
Parking,accessory.
Water-enjoyment and water-dependent recreation.
Public highway.
Water-dependent transportation.
Beach restoration and enhancement and bioengineering,if for environmental restoration
or if the City determines that there will be a net increase in desired shoreline ecological
functions.
Hazardous waste cleanup.
The follOWing uses are permitted in an Urban Conservancy Environment upon obtaining a
Conditional Shoreline Development Permit.
Non-water oriented transportation,roads,and railroads and utilities may be allowed
provided that there is no other feasible route or location.
Revetments,bulkheads,breakwaters/jetties/rock weirs/groins,dikes and levees,and fill
may be allowed for environmental restoration or if the City determines that there will be
a net increase in desired shoreline ecological functions.
Any use not listed above and not exempt from obtaining a shoreline development
permit is prohibited in the Urban Conservancy Environment.
3.2 Critical Areas
Critical areas are regulated pursuant to Chapter 22E.010 MMC,Critical Areas Management.
There are three types of critical areas that encumber the MPA,including a Type S stream,
Category I wetlands and steep slopes.
6 88th Street Master Plan
OUilceda Creek:
Quilceda Creek is designated a Type S stream.Type S streams are those streams,within
their ordinary high water mark,as inventoried as "shorelines of the state"under Chapter
90.58 RCW.A 200 foot natural vegetated bUffer,measured from the edge of the OHWM,is
required to a Type S stream.
The community development director may authorize low impact uses and activities within
the outer 25%of the required buffer provided they are consistent with the purpose and
function of the habitat buffer and do not detract from its integrity.These uses include
pedestrian trails,viewing platforms,interpretive signage,utility easements and the
installation of underground utilities pursuant to best management practices.
Wetlands:
The wetlands adjacent to QUilceda Creek are classified as Category I wetlands using the
Washington State Department of Ecology's Wetland Rating System for Western Washington,
Publication No.04-06-025.A 125 foot natural vegetated buffer,measured from the edge of
th'e wetland is required for Category I wetlands.
The community development director may authorize low impact uses and activities within
the outer 25%of the required buffer provided they are consistent with the purpose and
function of the habitat buffer and do not detract from its integrity.These uses include
pedestrian trails,viewing platforms and interpretive signage.
Steep Slopes:
Slope means an inclined earth surface,the inclination of which is expressed as the ratio of
horizontal distance to vertical distance.Steep slopes are those which exceed 25%.The
banks of QUilceda Creek within the MPA meet the steep slope classification.Therefore,
when the minimum buffer for a stream or associated wetland exceeds into an areas with a
slope of greater than 25%,the required natural vegetated buffer shall be the greater of the
minimum buffer for the stream or associated wetland,or twenty-five feet beyond the point
where the slope becomes 25%or less.
3.3 Setbacks from Shorelands and Critical Areas
Except for the limited uses outlined in the MSMP and Chapter 22E.010 MMC,Critical Areas
Management,future development with the MPA shall comply with the setbacks outlined in
Table 2:
Table 2:Shoreline and Critical Areas Setbacks
Shoreline and Critical Areas Setbacks (buffer)*
Quilceda Creek/Tvoe S Stream 200'
Category I Wetlands 125'
Top of Bank «25%slope)25'
*The setback shall be measured from the OHWM or Quilceda
Creek,from the edge of the wetland(s)or top of bank,
whichever is oreater.
In addition to the setbacks outlined above,MMC 22E.010.380,Building setbacks,requires
bUildings and other structures to be set back a distance of 15 feet from the edges of all
critical area buffers or from the edges of all critical areas,if no buffers are required.
7 88th Street Master Plan
Figure 3:Shoreline Environment and Critical Areas
--Top of bank (25%)o Master Plan area
~Buildable area
Stream wetlands
Top of bank buffer
Stream wetland buffers
8
4000
88th Street Master Plan
Section 4.0 Buildable Area
The MPA is comprised of approximately 33.19 gross acres.However,the buildable area
within the MPA is encumbered by setbacks from QUilceda Creek,a salmonid bearing stream
within a shoreline jurisdiction and associated critical area and steep slope buffers,as
depicted in Figure 3.
In addition to the shoreline and critical areas buffers,as development occurs,an access
road will be required to be constructed to provide motor vehicle,bicycle,and pedestrian
connectivity to 88th Street NE,84th Street NE and 80th Street NE.The proposed future
access is depicted in Figure 4.Therefore,after deducting the shoreline environment,critical
areas buffers and access road from the gross acreage,approximately 14-acres or 42%of
the gross acreage is buildable (see Table 3).
30052100203800 20.81 10.90 1.12 8.78 42%
30052100204000 0.94 0.72 0.16 0.05 5%
30052100204200 0.62 0.11 0.08 0043 69%
30052100206400 0.82 0.18 0.12 0.51 63%
30052100300100 0.71 0046 0.10 0.16 22%
30052100300200 1.51 1.14 0.00 0.37 24%
30052100300300 0.17 0.00 0.10 0.07 43%
30052100300400 0.50 0.09 0.02 0040 78%
30052100300500 0.91 0.15 0.12 0.64 70%
30052100300600 0.97 0.00 0.18 0.79 81%
30052100300700 1.01 0.00 0.24 0.77 76%
30052100300800 0.80 0.03 0.03 0.74 92%
30052100301100 2.86 2.82 0.00 0.04 1%
30052100307300 0.57 0.11 0.24 0.22 39%
TOTAL 33.19 16.72 2.52 13.96 42%
9 88th Street Master Plan
Figure 4:Buildable Area
1401
3609 3617
3719 3915
851
8421
420
8119
10 88th Street Master Plan
Section 5.0 Utilities
5.1 Water
Based upon a review of City GIS information and as-built documentation,the northern
portion of the MPA (Quilceda Tannery)is served by 6 and 8"ductile iron water mains via a
12"asbestos cement water main located in State Avenue (see Figure 5).
A 24"ductile iron water main is located within 88th Street NE.As development occurs
within the MPA it is recommended that the MPA is served by the 24"ductile iron water main
within 88th Street NE.This water main is located within Pressure Zone 203 and can provide
33'(14.3 psi)more head than the 170 Zone that presently serves the property.The City's
water model Indicates that the 170 zone supplies about 50 psi at the hydrant by QUilceda
Tannery and that the hydrant can provide adequate fire flow within the MPA,however,50
psi at ground level does not leave great pressures on upper stories.
Therefore,in order to obtain the necessary water pressure for the upper floors,and
maintain adequate fire flow,future development shall tap the existing 24"water main within
88th Street NE and loop the service connecting to the existing 8"watermain and installing
pressure release valves,as necessary,in order to accommodate the looping of the two
pressure zones (203 &170).
In addition to the public water service provided to the MPA,QUilceda Tannery has an
existing "Certificate of Water Right"from the State of Washington to draw water from
QUilceda Creek for the industrial tanning activities.The Certificate of Water Right was
executed in 1946 and is limited to an amount not to exceed 0.08 cubic feet per second.It
is unclear whether or not the water usage would be allowed to continue for irrigation
purposes,as redevelopment occurs.
5.2 Sewer
The City of Marysville operates and maintains its own sanitary sewer system and
wastewater treatment facility.The city's facilities have adequate capacity to serve the MPA.
The existing lagoon wastewater treatment plant (WWTP)is located in southernmost
MarySVille adjacent to Ebey Slough.The WWTP was originally constructed at the current site
in 1959 and was updated in 1980-81 and in 1992.The plant discharges to Steamboat
Slough,a Class A Marine receiving water.Following the 2004 construction of a new effluent
conveyance pipeline to Everett,the city now has a second discharge location necessary to
meet low-flow permit requirements.
There is no as-built information for the sewer main serving the northern portion of the MPA
(Quilceda Tannery)which connects to the 18"sewer main within State Avenue (see Figure
5).If the City is to assume that the eXisting sewer main under the BNSF Railway is 8"and
installed at the proper minimum slope (0.4%),it would have theoretical capacity to provide
service within the MPA.Therefore,the existing sewer main may be able to be utilized,but
the service should be thoroughly inspected give the history of industrial use (tannery)and
probably considered for lining.
The as-built information for the sewer in 80th Street NE indicates that the last manhole
closest to the BNSF Railway is 10'from rim to invert and that there is an 8"diameter stub
to the north that is 6'deep.The 10'depth at the manhole was likely provided in
anticipation of bringing sewer from the north.Therefore,it is anticipated that the entire
buildable area within the MPA can be covered by using the existing sewer crossing in the
northern portion of the MPA (if usable)and extending the sewer up from 80th Street NE.
11 88th Street Master Plan
Figure 5:Water,Sewer and Stormdrain
8::S$
I!1/'t'~§S2',f '=".",,",",",
!d ~~,~"'s~s~"
J t:>IffI119IF==----J-"8~"w-I
I"!.l~
8"W
·18"$0
--Stormdrain
--Water
--Sewer
Master Plan Area
12 88th Street Master Plan
5.3 Stormwater
Development and redevelopment within the MPA will require addressing the stormwater
impacts and ensuring that all development is in compliance with the adopted City and State
Regulations.As of the date of this plan,the City Marysville has adopted the Department of
Ecology 200S Stormwater Management Manual for Western Washington.
5.4 Power and Franchise Utilities
5.4.1 Power
The City of Marysville is served by the Snohomish County Public Utility District
No.1 (PUD).State law authorizes PUDs,and their powers are exercised
through an elected board of commissioners.The Federal Energy Regulatory
Commission directs some basic accounting practices and generation
gUidelines.The PUD obtains approximately 80 percent of its power from
Bonneville Power Administration (BPA).The remaining power is supplied from
the PUD Jackson Hydro Project and other long-term power contracts with
various suppliers.The PUD serves all of Snohomish County and Camano
Island.
The PUD uses three major BPA delivery points in Snohomish County as the
source for the llS,OOO-volt transmission system.From these points,the
power is delivered via the PUD's transmission system to the District's
substations.The PUD electrical transmission system within the Marysville area
consists of aboveground power lines.
At the PUD substations,the llS,OOO-volt transmission system voltage is
transformed down to a 12,470-volt (12.47 kV)distribution system voltage.
PUD residential,commercial,and public customers in the Marysville area are
served by the 12.47 kV distribution system.The PUD electrical distribution
system within Marysville consists of both aboveground and below-ground
power lines.These distribution system power lines are typically located within
the road right-of-way.
The PUD will continue to provide reliable and safe electric service to the City
of Marysville and will continue to analyze the electric system and either
upgrade and/or extend the electric system facilities as needed to handle
development within the MPA.Underground electrical service shall be required
within the MPA.
5.4.2 Cable Television
Cable television (CATV)services are provided by Comcast via overhead
distribution that generally follows the overhead power distribution.The
distribution system and associated appurtenances serve the MPA as well as
locations outside the MPA.
Frontier Communications (FKA Verizon)has recently installed FIOS
throughout Marysville,which will proVide another cable TV option.
5.4.3 Telephone
Frontier Communication proVides telephone communication services via
overhead distribution that generally follows the overhead power distribution.
The distribution system and associated appurtenances serve the MPA as well
as locations outside the MPA.
13 88th Street Master Plan
5.4.4 Natural Gas
Puget Sound Energy provides natural gas to the MPA via underground
distribution.The distribution system and associated appurtenances serve the
MPA as well as locations outside the MPA.
Future growth and development will continue to increase the need for power distribution,
cable television distribution,telephone communications distribution and natural gas
distribution within the MPA.The City should coordinate with the agencies that provide
services and facilities for growth,by planning and assisting in the siting and location of
services and facilities,as stated in the Comprehensive Plan Public Facilities and Services
Element.When development occurs,meet with utility purveyors to determine available
capacity.Where available capacity is insufficient work with the utility purveyors to
determine necessary utility improvements will be required to provide needed capacity.
14 88th Street Master Plan
Section 6.0 Form Based Codes
Form-based codes (FBC)are a method of regulating development to achieve a specific
urban form.FBC offer an alternative to conventional zoning,fostering predictable built
results and a high-quality public realm by using physical form (rather than separation of
uses)as the organizing principle for the code.
FBC address the relationship between bUilding facades and the public realm,the form and
mass of bUildings in relation to one another,and the scale and types of streets and blocks.
The regulations and standards in FBC are presented in both words and clearly
drawn diagrams and other visuals.They are keyed to a regulating plan that designates the
appropriate form and scale (and therefore,character)of development,rather than only
distinctions in land-use types.Permitted use lists are minimal to non-existent.
This approach contrasts with conventional zoning's focus on the micromanagement and
segregation of land uses,and the control of development intensity through abstract and
uncoordinated parameters (e.g.,FAR,dwellings per aCre,setbacks,parking ratios,traffic
LOS),to the neglect of an integrated built form.Not to be confused with design gUidelines
or general statements of policy,form-based codes are regulatory,not adVisory.They are
drafted to implement a community plan.They try to achieve a community vision based on
time-tested forms of urbanism.Ultimately,a form-based code is a tool;the quality of
development outcomes depends on the quality and objectives of the community plan that a
code implements.
FBC commonly include the following elements:
Regulating Plan.A plan or map of the regulated area designating the locations where
different building form standards apply,based on clear community Intentions regarding
the physical character of the area being coded.
Public Space Standards.Specifications for the elements within the public realm (e.g.,
sidewalks,travel lanes,on-street parking,street trees,street furniture,etc.).
Building Form Standards.Reguiations controlling the configuration,features,and
functions of buildings that define and shape the public realm.
Administration.A clearly defined application and project review process.
Definitions.A glossary to ensure the precise use of technical terms.
Form-based codes may also include:
Architectural Standards.Regulations controlling external architecturai materials and
quality.
Landscaping Standards.Regulations controlling landscape design and plant materials on
private property as they Impact public spaces (e.g.regulations about parking lot
screening and shading,maintaining sight lines,ensuring unobstructed pedestrian
movement,etc.).
Signage Standards.Regulations controlling allowable signage sizes,materials,
illumination,and placement.
Environmental Resource Standards.Regulations controlling issues such as storm water
drainage and infiltration,development on slopes,tree protection,solar access,etc.
Annotation.Text and illustrations explaining the intentions of specific code provisions.
15 88th Street Master Plan
The 88th Street Master Plan is a hybrid approach to an FBC.The hybrid FBC combines the
graphic orientation and access frontage/site configuration provisions from an FBC model
with use provisions and development standards and design gUidelines.
Based on public comments received on the DRAFT 88th Street Master Plan the Community
Development Department prepared two alternatives,for consideration.
Alternative 1:
Alternative 1 proposed dividing the MPA two form based zones,88-MU and 88-
MF.
The 88-MU zone is a mixed land use which would allow pedestrian oriented
service,retail,recreation,education and public assembly on the ground floor.
Service,residential,convalescent,nursing and retirement uses would be
allowed above the ground level in the upper floors.In addition,residential,
convalescent,nursing and retirement uses may be allowed by the Director,on
the ground floor,if the units are not located on the edge of primary access
streets and the site the site design adheres to the design gUidelines of
Appendix A.Residential accessory uses (i.e.structured parking)along the
pedestrian oriented street front would not be allowed.
There are no residential density restrictions within the 88-MU zone,however,
development will be required to comply with all applicable development and
design standards,related to access,off-street parking,open space and other
site amenities outlined in Figure 7 and Appendix A.
The 88-MF zone was proposed to be a multi-family land use which would allow
multi-family residential,convalescent,nursing,retirement and ancillary uses on
the ground floor and upper floors.Single-family home site development was
not proposed to be permitted in the 88-MF zone.No residential density
restrictions were proposed in the 88-MF zone,however,development was
proposed to be required to comply with all applicable development and design
standards,related to access,off-street parking,open space and other site
amenities outlined in Appendix A.
Drive-through facilities would be prohibited in both the 88-MU and 88-MF
zones.
Recommended Alternative:
At the public hearing,held on May 10,2011,the Planning Commission
recommended Alternative 2,as the preferred alternative.As depicted in Figure
6,one form based zone is proposed (88-MU)within the MPA,generally located
north of the future 84th Street NE BNSF Railway crossing.Properties generally
located south of the future 84th Street NE BNSF Railway crossing would
maintain the current zoning designations of R-4.5 and R-6.5.
Consistent with proposed Aiternative 1,the 88-MU zone is a mixed land use
which would allow pedestrian oriented service,retail,recreation,education and
public assembly on the ground floor.Service,residential,convalescent,nursing
and retirement uses would be allowed above the ground level in the upper
floors.In addition,residential,convalescent,nursing and retirement uses may
be allowed by the Director,on the ground floor,if the units are not located on
the edge of primary access streets and the site the site design adheres to the
design guidelines of Appendix A.Residential accessory uses (i.e.structured
parking)along the pedestrian oriented street front would not be allowed.
16 88th Street Master Plan
There are no residential density restrictions within the 88-MU zone,however,
development will be required to comply with all applicable development and
design standards.related to access,off-street parking,open space and other
site amenities outlined in Figure 7 and Appendix A.
The R-4.5 zone is a medium-density single-family residential zone.It allows
single family residences at a density of 4.5 dwelling units per acre.Duplexes
are permitted as a conditional use with a maximum density of 6 dwelling units
per acre.The major type of new development will be detached single-family
residences.
The R-6.5 zone is a high-density single-family residential zone.It allows single
family residences at a density of 6.5 dwelling units per acre.Duplexes are
permitted outright on 7,200 SF lots with a maximum density of 8 dwelling units
per acre.The major type of new development will be detached single-family
residences and duplexes.
Development within the R-4.5 and R-6.5 zones would be required to comply
with all of the applicable development standards outlined in Title 22 MMC.
Unified Development Code.
As depicted in Figure 6,the future private road alignment through the MPA shall be required
to be planned for and constructed,as development occurs.Design standards for the future
private access road are outlined in Appendix B.
17 88th Street Master Plan
Figure 6:Recommended Alternative (Form Based Zone 88-MU,R-4.5 &R-6.5)
8 •••••Proposed access
[===J Buildable areaoMasterPlanArea
Open Right-at-way
Existing Zones
R4.5SFM
R6.5 SFH
Form Base Zones
_88-MU
4000
8515
415
4200
39153719
Qui/ane
(Undeveloped
Park)
3624
8411
8405
8627
8703
8402
8628
Alternative 2
8630
8
18 88th Street Master Plan
Figure 7:88-MU Form Based Zone
Buildin Placement Height
Build-to Line (BTL)North ofB4th Street NE
Shoreline and Critical Areas
Setbacks
Desi n Standards
Distance from Property Line
22'
2 stories and 30'
25'
6'max above sidewalk
12'min.clear
8'min.clear
22'
5 stories and 65'
58'
6'max above sidewalk
12'min.clear
8'min.clear
1 space/unit
1 space/l,OOO SF
Required Motor Vehicle Spaces
Buiiding (min.)
Building (max.)
Max.to Eave/Top of Parapet
Finish Ground Floor Level
First Floor Ceiling Height
Upper Floor(s)Ceiling Height
Required Bicycle Spaces
Parking Space and Drive Aisle Dimensions
Bicycle Spaces 5%of motor vehicle spaces
Location See MMC 22C.130.060
Design See MMC 22C.130.060
Ground Floor 1 space/500 SF
Upper Floors
Residential Uses
Other Uses
Building (min.)
Building (max.)
Max.to Eave/Top of Parapet
Finish Ground Floor Level
First Floor Ceiling Height
Upper Floor(s)Ceiling Height
South of 84th street NE
See MMC 22C.130.050 Table 2
Location (Distance from property line or access street)
Street or access la'
Public Open Space 10'
Side Setback 5'
Rear Setback 5'
Parking
Pedestrian Oriented
Service,Retail,or
Recreation,Education &
Public Assembly(1)(2}
Development within the 88th Mixed Use (88-MU)zone
is required to comply with all applicable design
guidelines outlined in Appendix A.
Upper Floor(s)Service,Residential,
Convalescent,Nursing
and Retirement
(1)Drive-through facilities are prohibited.
(2)Residential,Convalescent,Nursing and Retirement uses
may be allowed by the Director,on the ground floor,if
the units are not located on the edge of primary access
streets and site design adheres to the design guIdelines of
AppendiX A.Residential accessory uses (Le.structured
parking)along primary access streets are not allowed.
Allowed Uses
Edge of Public Open Space 0'
Edge of Streets,Access &Sidewalks 0'
QUilceda Creek/Type S Stream 200"
Category I Wetlands 125"
Top of Bank «25%slope)25"
*The setback shall be measured from the OHWM of
QUilceda Creek,from the edge of the wetland(s)or top of
bank,whichever Is greater.
Edge of Critical Areas &Buffers 15'
Side 10'
Side Adjacent to R-zone 20'
Rear
Adjacent to R-zone 20'
Adjacent to any otherzone 10'
Ground Floor
19 88th Street Master Plan
Section 7.0
7.1 Existing Conditions
Access and Road Standards
7.1.1 Streets
The MPA area is delineated by 88th Street NE to the north,BNSF Railway and
State Avenue to the east,80th Street NE to the south and QUilceda Creek to
the west.88th Street NE is classified as a Principal arterial and provides
ramp access to 1-5.State Avenue is also classified as a Principal arterial and
is the main north-south arterial through Marysville providing access from
southern Marysville north to the Arlington/Smokey Point area.80th Street NE
is classified as a minor arterial between Cedar Avenue and State Avenue.
Table 4:Arterial Classification
Arterial Classification Street Name Number of Right-of-
Lanes WavWidth
Principal 88th Stteet NE (1-5 to State)5 80'
Principal State Avenue 5 80'
Minor 80th Street NE (Cedar to State)3 60'
There are no existing public roads located within the MPA.Two private BNSF
Railway crossing from State Avenue exist to provide local access to existing
single-family residences and home based businesses within the MPA.
7.1.2 Transit Service
The MPA is served by Community Transit routes.Local service in the MPA
includes Routes 201,202,221,227 and 247.One commuter route in the MPA
provides service from Marysville to the Lynnwood Transit Center (Route 422).
7.2 Future Trip Generation
Future trip generation calculations for the MPA are based on the proposed zoning.The trip
generation calculations have been performed using average trip generation rates contained
in the Institute of Transportation Engineers'(ITE)Trip Generation,8th Edition (2008).
Reductions to the trip generation have been applied for internal capture,which are trips
between the residential and commercial uses on the site and pass-by trips,which accounts
for trips that will be on the adjacent roadways.
Utilizing a conservative approach in anticipating future trip generation it has been estimated
that a total of 140,000 SF of specialty retail and 281 multi-family units would be developed
within the MPA.The trip generation utilizing the estimated specialty retail and multi-family
uses is 5,694 average daily trips (ADT)and 388 PM peak hour trips (PMPHT)during the
weekday.
Specialty Retail
Multi-family
TOTAL
140,000
281
4,300
1,394
5,694
114
88
202
141
45
186
255
133
388
20 88th Street Master Plan
7.3 Future Conditions and Improvements
7.3.1 Level of Service Standards
Levels of service are typically evaluated based on methodologies documented
in the Highway Capacity Manual (HCM),Transportation Research Board,2000.
The HCM is a nationally recognized and locally accepted method of measuring
traffic operations.Criteria range from LOS A,indicating free"flow conditions
with minimal vehicular delays,to LOS F,indicating extreme congestion and
significant delays.LOS at intersection is measured in terms of the average
vehicular delay.
The City of Marysville has adopted LOS standards to evaluate how
intersections under its jurisdiction operate.The following criteria summarize
the current LOS standards established by the City.The City applies the
standards to weekday PM peak hour conditions.The City applies its LOS
standard to intersections of state highways,arterials,and collectors within the
City.
•LOS E "mitigated"for the following corridors.LOS E mitigated
means that the congestion should be mitigated through
improvements,transit,ridesharing,or other travel modes when the
intersection falls below LOS E.
SR 529
State Avenue
Smokey Point Boulevard
4th Street (SR 528)between 1-5 and SR 9
•LOS D
All other intersections of arterials or collectors with
another arterial or collector.
7.3.2 Level of Service Impacts
A six-year and twenty-year forecast intersection level-of-service (LOS)
analysis was performed for the MPA.The additional trips (5,694 ADT,388
PMPHT)that are anticipated to be generated from development of the MPA are
not anticipated to cause any of the adjacent intersections to fall below an
acceptable level of service,as adopted by the City of Marysville.However,
roadway and intersection improvements appear to be warranted,as outlined
in the Section 7.3.3.
7.3.3 Recommended Design Elements and Improvements
88th Street NE access:
Ingress/egress from 88th Street NE to the MPA shall be restricted to a right-
in/right-out only and located as far from the State Avenue/88th Street NE
intersection,as possible.In addition,dedication of apprOXimately 12'of
right-of-way will be required along 88th Street NE to accommodate the
additional eastbound through lane proposed for the 88th Street NE/State
Avenue intersection.
84th Street NE future crossing of BNSF Railway:
Based on the anticipated trip generation and distribution,the eastbound 84th
Street NE approach to the BNSF Railway/State Avenue,will require a three
lane section providing 125-feet of left turn storage.
21 88th Street Master Plan
22
80th Street NE access to MPA:
Based on a check of the relative available sight distance for approaches to the
proposed intersection and the eXisting 38th Avenue NE intersection,the
Marysville Public Works Department affirms that the proposed intersection at
the west property boundary of APN 30052100300600,though having sight
limitations to the east,has less sight limitations than the existing 38th
Avenue NE intersection.Therefore,the Marysville Public Works Department
supports the proposed new access at the west property boundary of APN
30052100300600,instead of an access connection from 38th Avenue NE to
the MPA.
The modeling at Year 2038 has the left turn queue from 80th Street NE/State
Avenue backing up past the proposed new intersection.However,at this time
no turn restrictions on the proposed access are proposed.Access difficulties
would appear to be limited,long range,if at all.
88th Street MPA Internal Access:
The internal access road within the MPA shall be designed,as depicted in
Appendix B.The access road shall be private (not public)and generally
designed with two (2)11'travel lanes.Turning radii,speed tables and
intersection improvements shall be designed in accordance with the Marysville
Engineering Design and Development Standards,or as otherwise approved by
the Director.
88th Street Master Plan
Appendix A:
A.ADMINISTRATION
Design Guidelines
A.l Purpose.
The general purpose of theses Design Guidelines (Guidelines)is to implement the
City's Comprehensive Plan vision,which calls for a vibrant,pedestrian friendly mixed-use
center that includes an accessible shoreline environment and enhanced design and
landscaped setting.
More specifically,the purposes of these Guidelines are to ensure attractive,
functional development,promote social and economic vitality,and foster safety,comfort
and interest between people and the surrounding shoreline environment.
A.2 Administrative Procedures.
The Community Development Director (Director)will administer these GUidelines,
lead the review process,and ensure that new development meets their intent.
A.3 Applicability.
(1)All new construction within the 88th Street Master Plan area,as illustrated in
Figure 1,shall be subject to the Guidelines as determined by the Director.
(2)Alteration of any structure on commercially designated property within the
boundaries of the 88th Street Master Plan area that affects the exterior appearance of a
building elevation visible from a public right-of-way or public space shall be subject to
design review under the Guidelines.
(a)If 50 percent or more of a building elevation of a structure subject to
design review is altered within a period of three years,the structure shall be subject to the
applicable requirements that do not involve repositioning the bUilding or reconfiguring site
development as determined by the Director.
(b)If less than 50 percent of a bUilding elevation of a structure subject to
design review is altered within a period of three years,the requirement is only that the
proposed improvements meet the standards and/or gUidelines and do not lead to further
nonconformance with the standards and gUidelines.For example,if a property owner
deCides to replace a building fac;ade's siding,then the siding shall meet the applicable
exterior building material and color standards and/or gUidelines,but elements such as
bUilding modulation would not be required.
23 88th Street Master Plan
Figure 1.:88th Street Master Plan Area (MPA)
24 88th Street Master Plan
B.SITE PLANNING
B.1 Relationship to Streetfront.
INTENT:
•To create an active,safe pedestrian environment.
•To enhance commercial areas and to establish visual identity for each area.
•To unify streetscapes.
•To improve circulation,including options for pedestrians,bicycles and vehicles.
•To enhance the visual character of streets within commercial areas.
•To enhance the visibility of commercial uses from the street.
Weather protection-i,
:..r:-~...--\
,.,''',",,",''Y _~:>',t,,;:_,-~.:'::"...'...•"-4~~~~~~_...-::\'~:.c.'..:-:c.::._.\.-.,_....==-----1-----'\========f!~!=====~========\""\\-..""-~'---,--'-'----\~;:d~stna~:r;ented..
,/\p'Wide sidewalksTransparentwindowsnmaryentrances spaces
and doors facing the street
Figure 2:An example ofdevelopment that meets frontage
requirements for pedestrian-oriented streets.
GUIDELINES:
B.1.1 Pedestrian Oriented Streetfronts
25
a.All development for properties fronting on a pedestrian-oriented street or
sidewalk shall include the following features and characteristics:
(1)Physically define the street edge with building(s),landscaping,or other
features as approved by the Director;
(2)Provide sufficient room for a sidewalk at least 12-feet Wide;
88th Street Master Plan
(3)Provide direct access to bUilding fronts from the streetfront or
sidewalk.Preferably,these areas should be separate from the parking
lot.If access traverses the parking lot,then it should be raised and/or
specially marked.
(4)Service areas and untreated blank walls shall not front a pedestrian
oriented street or sidewalk.
(5)Building entries must have direct access to the sidewalk.Such entries
should face the street to the extent possible.Where entries are located
on the side of the building,they must be visible from the street and
connected by a pedestrian pathway.
(6)Parking areas adjacent to the street must be screened in accordance
with Chapter 22C.120 MMC,Landscaping and Screening.
(7)No large item display areas are permitted.Sidewalks shall not be
enclosed as bUilding space for retailing.Small,temporary displays for
items such as groceries,hardware,nursery stock,books,etc.,may be
allowed provided the display does not unduly impede pedestrian
sidewalk traffic.Large items,such as potting soil and compost bags,
are not allowed.
b.Developments must adhere to the above standards,unless the Director
determined that they prevent viable site development or the proposed
alternative provides a greater public benefit in terms of the intent statement.
Pedestrian-oriented open space may be substituted for all or a portion of the
bUilding orientation requirements.
UNACCEPTABLE
(~iP6--~c5~~
f~~
Pedesirian-Ol'ienteo St~1
1----
1----------
I-
'-----iJ:=Jl:::J.
I
I
I
Ij---
!"'/-'
E:C:ITJ~ecle$trian-Ofieoted Street ~65'Max .~Pedeslrian-Oriente<l Street
GOOD ACCEPTABLE
Figure 3:Parking location and configuration options.
d:!!T..'-.'W'i
81.2 Site Orientation
Buildings shall be located and oriented towards streets and the shoreline
environment and not parking lots or adjacent properties.Specifically:
a.Parking lots shall not be located between the bUilding and the street.
b.The primary bUilding entry shall face the street.Alternatively,bUilding
entries that face onto a courtyard which is oriented towards the street are
acceptable.
26 88th Street Master Plan
c.BUildings with individual ground floor entries should face the street to the
extent possible.Configuration where entries face onto a courtyard or open
space that is oriented to the street are acceptable.
d.BUildings shall also provide windows that face the street to provide "eyes on
the street"for safety.To meet this requirement,at least 15%of the facade
shall be occupied by transparent windows or doors.
e.Residential windows,balconies,and/or doors facing and overlooking the
QUilceda Creek shoreline environment shall be provided,as approved by the
Director.
f.Departures will be considered by the Director provided they meet the intent of
the standards and gUidelines.For example,alternative configurations may be
more desirable to take advantage of the Quilceda Creek shoreline
environment or special views.
B1.3 Drive-Through Facilities
Auto drive-through counters for services such as fast food,beverage service,
banking,pharmaceuticals,etc.,are not permitted within the 88th Street Master Plan
area.
B.2 General Pedestrian Access Requirements
INTENT:
•To improve the pedestrian environment by making it easier,safer,and more
comfortable to walk between businesses,on street sidewalks,to transit stops,
and through parking lots.
•To provide pedestrian facilities such as Sidewalks,crosswalks,and bus shelters
connecting to all modes of transportation.
•To provide convenient pedestrian circulation connecting all on-site activities to
adjacent pedestrian routes and streets.
Figure 4:Provide pedestrian access
to the site from the street
b.
GUIDELINES:
B.2.1 Pedestrian Circulation
Provide safe convenient pedestrian circulation for all users.Specifically:
a.Provide pedestrian access onto the site
from 88th Street NE and 84th Street NE.
Pedestrian access should be separated
from the internal motor vehicle access
roadway and provided adjacent to the
bUildings and the Quilceda Creek shoreline
environment.
Entries to buildings that front on a trail or
a publically accessible pedestrian open
space may orient to these spaces or trails.
Pedestrian access and trails shall conform
with Federal,State and local codes for the
Americans with Disabilities Act.
27 88th Street Master Plan
c.Developments must adapt bUilding access to site conditions for level,
convenient,clearly identified pedestrian entry.
d.For developments with multiple buildings,provide for pedestrian circulation
between the buildings.
e.The project proponent shall be prepared to demonstrate that the site
development provides for safe,efficient pedestrian circulation within the
development and to adjacent public rights-of-way,internal access roads and
the Quilceda Creek shoreline environment.
B.3 Multiple Building Developments and Special Sites
INTENT:
•To encourage project designers to create integrated,innovative organization
schemes to take advantage of special opportunities,such as the Quilceda Creek
shoreline environment.
•To encourage economically viable mixed use development through the creation of
clearly recognizable areas of commercial and residential activity.
To reduce negative impacts to adjacent properties.
•To enhance pedestrian and vehicular circulation.
•To encourage transit use.
•To provide usable open space.
•To create focal points for pedestrian activity for developments.
•To enhance the visual character of the community.
•To create unique attractions within the 88th Street Master Plan area.
GUIDELINES:
8.3.1 Unifying Site Planning Concept
a.All development permit application for sites over two acres or with multiple
buildings must demonstrate that the project is based on a unifying site
planning concept that meets the following criteria:
(1)Incorporates open space and landscaping as a unifying element.
(2)Where possible,incorporates screening,environmental mitigation,
utilities,and drainage as positive elements (ex:create a "natural"
open space or wet pond as a site feature to accommodate surface
water ru noff).
(3)Provides pedestrian paths or walkways connecting all businesses and
the entries of multiple bUildings.
28
(4)
(5)
(6)
Incorporates stormwater management systems.
Building entrances must not be focused around a central parking lot
but be connected by a pathway system and/or open space(s).
It may be acceptable for large lot developments to provide a major
public entry serving several shops rather than providing a separate
storefront entry for all shops.If the development employs the
88th Street Master Plan
combined-entry option,then it must be at least 15 feet wide,with
special entry features,weather protection,lighting,etc.
8.4 Adjacent Property Compatibility and Service Area Location
INTENT:
•To provide functional and visual compatibility between adjacent properties.
SF Zone
VIDEO....I
Figure 5:Provide landscape screening along property lines adjacent
to incompatible uses.
GUIDELINES:
8.4.1 Service Area Impacts
a.Locate outdoor storage areas and other uses that are incompatible with
adjacent properties away from those properties.
b.Outdoor storage areas,recycling areas,and similar intrusive uses and
facilities must be screened from adjacent lots if they are within 20 feet of a
property line.Specifically:
(1)Provide a landscaped buffer aiong the lot lines per the requirements of
Appendix A -Chapter F,Landscaping.
(2)Where outdoor storage is greater in size than 120 square feet and
abuts another commercial area or industrial use,10-foot width of L2
landscaping shall be provided.
(3)Integrate outdoor storage areas and loading facilities into the site
design to minimize their size,reduce visual impact,and,where
appropriate,allow for pedestrian and vehicular movement between
site.
See also gUideline B.5.1
8.5 Mechanical Equipment and Service Areas
INTENT:
•To minimize adverse visual,olfactory,or auditory impacts of mechanical
equipment and service areas at ground and roof levels;and
•To encourage more thoughtful siting of trash containers and service areas.
GUIDELINES:
8.5.1 Service Area Impacts
29 88th Street Master Plan
Reduce impacts of refuse containers and storage areas through the following
implementation measures.
a.Service areas (loading docks,trash dumpsters,compactors,and mechanical
equipment areas)shall be located to avoid negative visual,auditory (noise),
olfactory,or physical impacts on the street environment,the shoreline,and
adjacent residentially zoned properties.The City may require evidence that
such elements will not significantly impact neighboring properties or public
areas.(For example,the City may require noise damping specifications for
fans near residential zones.)
Figure 6:Locate service elements to
reduce Impacts on the
pedestrian environment.
b.Service areas must not be visible from the sidewalk,shoreline,and adjacent
properties.Where the City finds that the only option for locating a service
area is either visible from a public right-of-way or space or from an adjacent
property,the area must be screened with a solid sight-obscuring enclosure.
Cyclone fencing with wood slats may be used for gates but not for the
enclosure.
'1"'1;'\t
\......../\..1\,..".,II,\'II
Cyclonef~ncing with wood 51als:..--/
may be usedforgales',butnot
forthe fullenclosure
-------
30
Figure 7:Service enclosure example
88th Street Master Plan
c.Ground-mounted mechanical equipment must be located and screened to
reduce visual impacts from streets and adjoining properties.
d.Roof mounted mechanical equipment must be located and screened so the
equipment is not visible within 150 feet of the structure when viewed from
the ground level of adjacent properties.Match the color of roof mounted
equipment with the exposed color of the roof to minimize visual impacts when
equipment is visible from higher elevations nearby.
Figure 8:Examples ofhow to screen roof-mounted
mechanical equipment.
e.Locate and screen utility meters,electrical conduit,and other service and
utilities apparatus so they are not visible from adjoining and nearby streets.
B.6 Street Corners
INTENT:
To create and preserve visual images for identification and spatial reference at
street corners;and
To enhance the pedestrian environment at street corners.
GUIDELINES:
B.6.1 Street Corner Treatments
All development proposals for street corner sites must include at least one of the
design treatments described below (in order of preference):
a.Locate a building towards the street corner (within 15 feet of corner property
line);
31
Figure 9:This example Includes
both a building located
towards the street comer
and a small pedestrian-
oriented space.
88th Street Master Plan
b.Provide pedestrian-oriented space at the corner leading directly to a building
entry or entries;
If a or b are not feasible per the Director,consider the following options:
c.Install substantial landscaping (at least 20 feet by 20 feet or 400 square feet
of ground surface area with trees,shrubs,and or ground cover).The space
may include a special architectural element,such as a trellis,to add identity
or demarcation of the area.Such an architectural element may have a sign
incorporated into it (as long as such sign does not identify an individual
business or businesses);
d.Install a decorative screen wall (at least 2-feet-6-inches high),a trellis,or
other continuous architectural element,with a length of at least 20 feet along
the front property line.Height and location of elements are not to create a
visibility or security problem;or
Decorative
architectural
element adjacent
to the street
corner.
Figure 11:This street corner
successfully
combines
landscaping with
architectural
elements.
Signage
demarcates the
area,not an
Individual store.
32
e.Other element or method would be considered for approval if the proposed
element or method conforms with the intent of this section as determined by
the Director.
88th Street Master Plan
B.7 Vehicular Access and Circulation
INTENT:
•To provide vehicular access routes by connecting public and/or private roadways;
•To create a safe,convenient network for vehicle circulation and parking;
•To mitigate traffic impacts and to conform to the City's objectives for better
traffic circulation;
•To enhance the visual character of interior access roads;
•To minimize conflicts with pedestrian circulation and activity;and
•To prOVide safe,convenient access to commercial sites without diminishing
quality pedestrian walking or visual experiences.
GUIDELINES:
8.7.1 Vehicular Connections
a.Provide interior vehicular connections between public and private streets as
reqUired by the City.
b.Internal access roads should be designed to look and function like streets,
utilizing street trees and sidewalks.
Figure 12:Redmond Town Center's
internal roadways are
one model.Note the
on-street parking,
crosswalks,wide
sidewalks,street trees,
signage,and pedestrian
lighting.
c.Parking lot entrances,driveways,and other vehicle access routes onto private
property from a street or access road are restricted to no more than one
entrance lane and one exit lane per three hundred linear feet of property as
measured horizontally along the street face,unless the Director determines
such restrictions are not in the public interest.
d.Vehicular access to corner lots shall be located as close as practical to the
property line most distant from the intersection.
B.8 Site Planning for Security
INTENT:
•To increase personal safety and property security.
33 88th Street Master Plan
GUIDELINES:
8.8.1 Prohibitions
In the planning of the site,avoid:
a.Entrapment areas,where a person could become trapped with no exit route.
Provide two means of egress from all outdoor spaces.
b.Areas that are dark or not visible from a public space.
c.Buildings,vegetation,or other objects (e.g.,a storage enclosure)that block
visibility into a space.
8.8.2 Desirable Elements
In the planning of the site and design of buildings and site elements,to the extent
feasible provide for:
a.Passive surveillance,the ability of people occupying buildings and public
spaces to view all parts of accessible spaces.
b.Provide security and pedestrian lighting.
C.PEDESTRIAN ACCESS,AMENITIES,AND OPEN SPACE
DESIGN
C.l Sidewalks and Public Paths -Size and Materials
INTENT:
•To provide safe,convenient and pleasant pedestrian sidewalks for circulation
along all streets;and
To improve the character and identity of commercial areas consistent with the
City's Comprehensive Plan.
GUIDELINES:
C.1.1 Sidewalk Standards
Unless otherwise noted in the 88th Street Master Plan,the following shall apply:
a.ReqUired minimum sidewalk widths along both sides of streets:
(1)12 feet along pedestrian-oriented streets;and
(2)8 feet along streets not designated as a pedestrian-oriented street.
34 88th Street Master Plan
Figure 13:Required sidewalks on
pedestrian oriented
streets.
b.Sidewalks must be constructed per Marysville Public Works standards and
Specifications unless otherwise directed by these Guidelines.
Figure 14:An example sidewalk for
a pedestrian-oriented
street.Note the street
trees and pedestrian-
style lighting.
35
c.
d.
e.
Unless otherwise noted,provide street trees at least every 30 feet on center
or spaced as directed by the City.The street trees shall meet City standards
for installation,specie types,size,and maintenance.
Conduit for lighting.While pedestrian-oriented lighting is not a requirement
for new development,when new sidewalks are installed,conduit for future
pedestrian-oriented lighting and electrical service must be installed according
to City specifications.
The sidewalk design,materials,colors,and textures shall be determined by
the Director,based on the following:
88th Street Master Plan
(1)The adopted 88th Street Master Plan,where applicable.
(2)Sidewalk improvements on the subject property or adjacent sites,
when desirable.
Figure 15:This decorative sidewalk
pavement adds visual
interest and character to
the street.Where
distinctive sidewalk
patterns have been
established,new
development may be
required to extend the
pattern onto the project
C.1.2 Quilceda Creek Shoreline Environment Trail
Unless otherwise approved by the Director,the following shall apply:
a.Each trail corridor will required a minimum of a 14 foot clear zone to be free
of all branches and obstacles within horizontal and vertical clear zone for all
trail conditions.
36
b.
c.
d.
e.
f.
g.
h.
8 foot travel surface with a 1 foot shoulder on each side.
Thickness:
(1)2 inch depth class "B"asphalt concrete
(2)4 inch 5/8 inch minus crushed rock base
(3)4 to 6 inch 1V.inch crushed rock base.
Thickness dependent on compaction of sub base.
Shoulder is a minimum of 6 inch 3/8 inch minus crushed rock base typically
on both sides of paved surface.
Each crushed rock grade/material level is to be compacted mechanically at a
minimum level of 85%.Finish asphalt to be rolled/compacted at a minimum
level of 95%compaction.
Trail is to be designed to provide a 2%slope from center of trail for drainage.
A shoreline outlook,rest stop,or other amenity for every 500 linear feet of
shoreline environment.
Trail bollards installed,as approved by the Director.Trail bollards should
consist of a Kim Vandal-Resistant Bollard (VRB),36-inch high,8-inch
diameter aluminum extrusion,70 watt MH lamp,shielded as necessary to
reduce light spill on aquatic habitats.
88th Street Master Plan
C.2 Pedestrian Amenities
INTENT:
•To provide pedestrian spaces that includes accommodations for seasonal climate
conditions for a variety of activities.
•To provide amenities along sidewalks and pathways that enriches the pedestrian
environment.
•To encourage walking,both as a recreational activity and as a means of
transportation.
GUIDELINES:
C.2.1 Amenities on Pedestrian-Oriented Streets
One or more of the desired amenities listed below must be included for each 100
lineal feet of pedestrian-oriented street frontage.Sites with iess than 100 feet of
frontage shall proVide one amenity.Desired amenities include:
a.Pedestrian-scaled lighting (spaced every 12 feet at a minimum of 14 inches
above the ground).
b.Pedestrian furniture,such as seating space,approved trash receptacles,
bicycle racks,and drinking fountains.Seating areas and trash receptacles are
particularly important where there is expected to be a concentration of
pedestrian activity (such as near major bUiiding entrances).
c.Planting beds,hanging flower baskets,large semi-permanent potted plants,
and/or other ornamental landscaping.
d.Decorative pavement patterns and tree grates,
e.Informational kiosks,
f.Decorative clocks,
g.Artwork,including pavement artwork.
h.Consolidated,permanently mounted newspaper racks.
i.Other amenities that meet the Intent.
Features above that are publicly funded,already required by code,and/or obstruct
pedestrian movement will not qualify as an amenity to meet this standard.
37 88th Street Master Plan
Figure 16:
38
Examples ofdesired pedestrian amenities.
88th Street Master Plan
C.3 Internal Pedestrian Paths and Circulation
INTENT:
•To provide safe and direct pedestrian access that accommodates all pedestrians,
minimizes conflicts between pedestrians and vehicular traffic,and provides
pedestrian connections to neighborhoods.
•To accommodate non-competitive/non-commuter bicycle riders who use bicycles
on short trips for exercise and convenience.
•To provide attractive internal pedestrian routes that promote walking and
enhance the character of the area.
GUIDELINES:
C.3.1 Pedestrian Circulation
a.Provide pedestrian circulation
routes from bUilding entries of
businesses to services within the
same development,bUilding
entries of nearby residential
complexes,and sidewalks along
abutting roadways.
b.When abutting vacant sites or
properties with the potential for
redevelopment,new developments
shall provide for the opportunity
for future pedestrian connections
per the Director through the use of
pathway stub-outs,bUilding
configuration,and/or parking lot Figure 15:An example ofan attractive pedestrian
layout.connection through a large development.
c.For safety and access,adjacent landscaping shall not block visibility to and
from a path,especially where it approaches a roadway or driveway.
d.Pedestrian walks shall be separated from structures at least 3 feet for
landscaping except where the adjacent bUilding features a pedestrian oriented
fa~ade.The Director may consider other treatments to provide attractive
pathways.Examples include sculptural,mosaic,bas-relief artwork,or other
decorative treatments that meet the Intent.
39
Landscaping
walkway
Figure 16:Provide landscaping between
walkways and structures
Figure 17:Wall treatment to provide
interest along a walkway
88th Street Master Plan
e.Pathways providing access to commercial and mixed-use buildings must be at
least 8 feet wide.For all other interior pathways,the applicant must
demonstrate to the Director's satisfaction that the proposed walkway is of
sufficient width to accommodate the anticipated number of users.For
example,a 10-to 12-foot pathway can accommodate two couples passing
one another.An 8'pathway will accommodate three persons walking abreast,
while a 6-foot pathway will allow two individuals to pass comfortably.
C.3.1 Pedestrian Circulation Where Facades Face Parking Lots
In commercial settings where bUildings face onto a parking lot rather than the street,
provide wide pathways adjacent to the fac;ades of retail and mixed-use.Specifically,
pathways along the front fac;ade of mixed-use and retail buildings 100 feet or more
in length (measured along the fac;ade)that are not located adjacent to a street must
be at least 12 feet wide with 8 feet minimum unobstructed width and include the
following:
a.Street trees,as approved by the Director,should be placed at an average of
30 feet on-center and placed in grates.Breaks in the tree coverage will be
allowed near major bUilding entries to enhance Visibility.However,no less
than 1 tree per 60 lineal feet of building fac;ade must be provided;
b.Planting strips may be used between any vehicle access or parking area and
the pathway,provided that the required trees are included and the pathway is
at least 8 feet in width and the combined pathway and planting strip is at
least 15 feet in width;and
c.Pedestrian-scaled lighting is required,mounted either on posts no more than
15 feet high or on the building.
Street trees every 30'
(breaksallowed near
major building entries)
Pedestrian
IA.lighting(}~D may be used'i~,~)j,tj in place oftrees
.'··:',i-l
-/-'8'min iunobstructed,(-;
width ;
I 12'min !";;f'n_w "-'-Total sidewa-lk-;klth-7(~~
Figure 18:Pathways standards adjacent
to the facade ofa mixed-use
retaii buiiding 100'or more in
length.
Figure 19:This off-street multi-tenant
retaii buiiding incorporates
.wide walk-ways with street
trees and pedestrian lighting.
As a result,it looks more like
a traditional city sidewalk
rather than a utiiitarian strip
mall walkway.
40 88th Street Master Plan
C.4 Pedestrian Activity and Plazas
INTENT:
•To provide a variety of pedestrian areas to accommodate shoppers on designated
pedestrian-oriented streets;and
•To provide safe,attractive,and usable open spaces that promote pedestrian
activity and recreation.
GUIDELINES:
C.4.1 Pedestrian-Oriented Open Space
Where "pedestrian-oriented green space"is required,design the green space
according to the following criteria:
A pedestrian-oriented space is an area that promotes pedestrian activity,subject to
the following:
a.Required pedestrian-oriented open space features:
(1)Visual and pedestrian access (including handicapped access)into the
site from a street,private access road,or non-vehicular courtyard.
(2)Paved walking surfaces of either concrete or approved unit paving.
(3)On-site or bUilding-mounted lighting (fixtures no taller than 15 feet)
providing at least 4 foot candles (average)on the ground.
(4)Spaces must be located in areas with significant pedestrian traffic to
provide interest and security,such as adjacent to or visible from a
building entry.
Outdoor
sealing
acea
Pedestrian-friendly
building facades fronl
onlo space
Figure 20:Example ofa small
pedestrian-oriented space.
Trees define Planters add visual interest,
plaza space organize space,and define
\
~~~I~~on and seating
Ji~;
'".'D';,At least 2 feet of seating
area (a bench or ledge at
least 16 inches deep and
appropriate seating height)
or one individual seat per
60 square feet of plaza area
or open space.
Adjacent bUildings with
transparent window and
doors covering 75 percent
of the fa<;ade between 2
feet and 8 feet above the
ground level.
(5)
(2)
(3)
Landscaping components that add visual interest and do not act as a
visual barrier.This could include planting beds,potted plants,or both.
Desirable pedestrian-oriented space features:
(1)Pedestrian amenities,such
as a water feature,site
furniture,artwork,drinking
fountains,kiosks,etc.
b.
41 88th Street Master Plan
(4)Consideration of the sun angle at noon and the wind pattern in the
design of the space.
(5)Transitional zones along bUilding edges to allow for outdoor seating
areas and a planted buffer.
c.A pedestrian-oriented space must not have:
(1)Asphalt or gravel pavement.
(2)Adjacent non-buffered parking lots or service areas (e.g.,trash areas).
(3)Adjacent chain-link fences.
(4)Adjacent "blank walls"without "blank wall treatment,"
(5)Outdoor storage or retail sales that do not contribute to the
pedestrian-oriented environment.
Active retail uses
and window
displays at edges
Transitional zones
along building edges
to allow for outdoor
seating areas and a
planted buffer ,~~j,~
Plaza opens to
street
Pedestrian
Lighting
stage with ledges
thatcan be used
for seating
Open Area for flexible use
Figure 21:Example ofa large pedestrian-oriented space.
C.S Residential Open Space
INTENT:
To create useable space that is suitable for leisure or recreational activities for
residents;and
To create open space that contributes to the residential setting.
GUIDELINES:
C.S.1 Multi-Family Residential Open Space
Provide usable and attractive open space for multi-family residential uses.
Specifically:
a.Provide open space in accordance with MMC 22C.Ol0.320 -22C.Ol0.360.
Where there is a conflict with other Guidelines herein,the Director shall
determine which standards apply.
42 88th Street Master Plan
b.Common open space may be used for all of the required open space.This
includes landscaped courtyards or decks,gardens with pathways,children's
play areas,or other multi-purpose green spaces.Special requirements and
recommendations for common spaces include the following:
(1)Minimum required setback areas will not count towards the open space
requirement;
(2)Space should be large enough to provide functional leisure or
recreational activity per the Director.For example,long narrow spaces
(less than 20 feet wide)rarely,if ever,can function as usable common
space;
(3)Space must contribute to the residential setting of the development;
(4)Space (particularly children's play areas)must be visible from dwelling
units and positioned near pedestrian activity;
(5)Residential units adjacent to the open space should have individual
entrances to the space.Preferably,these units include a small area of
semi-private open space enclosed by low level landscaping or hedges
(no taller than 42");
(6)Space should feature paths,seating,lighting,and other pedestrian
amenities to make the area more functional and enjoyable;
(7)For large developments,provide for a range of activities that
accommodate a range of age groups;
(8)Space should be oriented to receive sunlight,facing east,west or
(preferably)south,when possible;and
(9)Separate common space from ground floor Windows,streets,service
areas,and parking lots with landscaping and/or low-level fencing.
However,care should be used to maintain visibility from dwelling units
towards open space for safety.
Figure 21:Good examples of
common open
space,including
street level
courtyards (top
pictures),a
children's play area
(lower left),and a
pedestrian corridor
(lower right).
43 88th Street Master Plan
c.Individual balconies may be used to meet up to 50 percent of the required
open space.To qualify as open space,balconies must be at least 35 square
feet with no dimension less than 4 feet to prOVide a space usable for human
actiVity.
d.Rooftop decks may count for up to 50 percent of the reqUired open space.
(1)Space must be accessible (ADA)to all dwelling units.
(2)Space must prOVide amenities such as seating areas,landscaping,
and/or other features that encourage use as determined by the
Director.
(3)Space must feature hard surfacing appropriate to encourage resident
use.
(4)Space must incorporate features that provide for the safety of
residents,such as enclosures and appropriate lighting levels.
e.Indoor recreational areas may count for up to 50 percent of the reqUired open
space only in mixed-use buildings where other forms of open space are less
feasible or desirable per the Director's approval.The following conditions
must be met:
(1)Indoor spaces must be located in visible areas,such as near an
entrance lobby and near high traffic corridors.
(2)Space must be designed to prOVide visibility from interior pedestrian
corridors and to the outside.Windows should generally occupy at least
one-half of the perimeter of the space to make the Space inviting and
encourage use.
(3)Space must be designed specifically to serve interior recreational
functions and not merely be leftover unrentable space used to meet
the open space requirement.Such space must include amenities and
design elements that will encourage use by residents as determined by
the Director.
D.VEHICULAR ACCESS AND PARKING DESIGN
0.1 Pathways Through Parking Lots
INTENT:
•To prOVide safe and convenient pedestrian paths from the street sidewalk
through parking lots to bUilding entries in order to encourage pleasant walking
experiences between businesses;and
•To prOVide an inviting,pleasant pedestrian circulation system that integrates with
parking and serves as access to nearby businesses.
44 88th Street Master Plan
45
GUIDELINES:
0.1.1 Pathways Through Parking Lots
Provide pathways through parking lots.Specifically:
a.Developments must provide specially marked or paved walkways through
parking lots.Generally,walkways should be provided every four rows and a
maximum distance of 180 feet shall be maintained between paths.Where
possible,align the pathways to connect with major building entries or other
sidewalks,pathways,and destinations.The pathways must be universally
accessible and meet ADA standards.
~....
.,,
Figure 22:Parking lot pathway
examples.
Figure 22:Parking lot pathway
configuration.
88th Street Master Plan
D.2 Parking Lot Landscaping
INTENT:
To reduce the visual presence of parking within the 88th Street Master Plan area
and adjacent development.
•To increase the visual quality within the 88th Street Master Plan area.
•To increase the visual quality within the 88th Street Master Plan area.
To increase tree canopy cover for environmental and aesthetic benefits.
•To improve water quality and improve stormwater management.
GUIDELINES:
0.2.1 Parking Lot Landscaping
a.Integrate on-site walkways with required parking lot landscaping.
b.Comply with Chapter 22C.120 MMC,Landscaping and Screening.
The Director may approve an alternate approach to parking lot landscaping,
provided that (s)he finds that the alternate better meets the intent of this
provision.
D.3 Stormwater Management in Parking Lots
INTENT:
•To increase stormwater runoff quality.
GUIDELINES:
0.3.1 Stormwater Management in Parking Lots
Where the Director finds that there would be significant environmental benefit from
feasible measures such as permeable pavements or bioswales,(s)he may require
such measures be employed in parking lot design.
D.4 Pavement Minimization
INTENT:
•To reduce the amount of impervious surface.
GUIDELINES:
0.4.1 Pavement Minimization
Impervious pavement,especially pavement for motor vehicle circulation,shall be
minimized and be no more than necessary to accommodate the intended use.Other
site areas shall be in landscaping or permeable pavements (e.g.,unit pavers).
46 88th Street Master Plan
E.BUILDING DESIGN
E.l Building Design -Character
GENERAL NOTES:
1.Many of these bUilding design gUidelines call for a building to feature one or more
elements from a menu of items.In these cases,a single element,feature,or
detail may satisfy multiple objectives.For example,a specially designed or
fabricated covered entry with attractive detailing might be counted toward
requirements for human scale,bUilding corners,and bUilding details.
2.The terms "decorative"and "ornamental"are not necessarily meant to mean
"characterized by traditional patterns,nonstructural elements,or applied
markings."Elements may be considered "decorative,""ornamental,"or "special"
if they extend beyond the typical level of quality,use materials or forms in an
unusual way,or show special architectural consideration.The Director shall
determine what elements are "ornamental,""decorative,"or "special."
INTENT:
•To provide bUilding design that has a high level of design quality and creates
comfortable human environments.
•To Incorporate design treatments that add interest and reduce the scale of large
bUildings.
•To encourage bUilding design that is authentic and responsive to site conditions.
•To encourage functional,durable,and environmentally responsible bUildings.
GUIDELINES:
0.1.1 Pathways Through Parking Lots
Provide pathways through parking lots.Specifically:
a.Developments must provide specially marked or paved walkways through
parking lots.Generally,walkways should be provided every four rows and.a
maximum distance of 180 feet shall be maintained between paths.Where
possible,align the pathways to connect with major building entries or other
sidewalks,pathways,and destinations.The pathways must be universally
accessible and meet ADA standards.
E.2 Human Scale
INTENT:
•To encourage the use of bUilding components that relate to the size of the human
body.
•To add visual interest to bUildings.
47 88th Street Master Plan
GUIDELINES:
E.2.1 Human Scale Elements
"Human scale"addresses the relationship between a bUilding and the human body.
Generally,buildings attain a good human scale when they feature elements or
characteristics that are sized to fit human activities,such as doors,porches,and
balconies.Incorporate three human scale bUilding elements into new developments.
Human scale measures include:
a.Balconies or decks in upper stories,at least one balcony or deck per upper
floor on the fa~ades facing streets,provided they are integrated into the
architecture of the building.
b.Bay windows or other window treatments that extend out from the building
face;
c.At least 150 square feet of pedestrian-oriented space for each 100 lineal feet
of bUilding fa~ade;
d.First floor individual windows,generally less than 32 square feet per pane and
separated from the windows by at least a 6"molding;
e.A porch or covered entry;
f.Spatially defining bUilding elements,such as a trellis,overhang,canopy,or
other element,that defines space that can be occupied by people;
g.Upper story setbacks,provided one or more of the upper stories are set back
from the face of the bUilding at least 6 feet;
h.Composing smaller bUilding elements near the entry of pedestrian-oriented
street fronts of large bUildings (see Figure 41);
i.Landscaping components that meet the intent of the gUidelines;and/or
k.The Director may consider other methods to provide human-scale elements
not specifically listed here.The proposed methods must satisfy the Intent of
the Guidelines.
Figure 23:An example of balconies that have been
integrated into the architecture of the
building.
48 88th Street Master Plan
Recessed entry Landscaping components Upperlevel balcony/deck
Figure 23:Illustrating a variety ofhuman
scale components on a
building.
Weather
protection
Pedestrian
oriented
space
Pedestrian
oriented
signage
Figure 24:This mixed-use building
incorporates decks,upper level
setbacks,trellises,and
landscaping to meet human
scale gUidelines.
Primary
Entry
Large -Scale
Retail Use
(at least 40,000 sf)
Florist
Figure 25:Examples of composing smaller building elements near the entry of large buildings.
49 88th Street Master Plan
E.3 Architectural Scale
INTENT:
•To encourage architectural scale of development that is compatible with
nearby commercial areas that have the character of agrarian structures.
•To add visual interest to bUildings.
GUIDELINES:
E.3.1 Scale of Large Buildings
a.All new buildings over three stories,or over 5,000 square feet in gross
building footprint,shall provide at least three modulation and/or articulation
features as described below along any fa<;ade that is visible from a street or
pedestrian route,and have entries at intervals of no more than 50 feet:
(1)Horizontal bUilding modulation.The depth of the modulation must be
at least 2 feet when tied to a change in the roofline and at least 6 feet
in other situations.Balconies may be used to qualify for this option,
provided they have a floor area of at least 40 square feet,are
integrated with the architecture of the building,and project at least 2
feet from the building fa<;ade.
Building modulation
element \
4 ",-''I -,
fR·I ~_
U
50'l<--m-aXim-um-~
;f .•
50
(2)
Figure 26:Building modulation example.
Modulated roof line.BUildings may qualify for this option by
modulating the roof line of all fa<;ades visible from a street,park,or
pedestrian pathway per the following standards:
(a)For flat roofs or fa<;ades with a horizontal wave,fascia,or
parapet,change the roofline so that no unmodulated segment
of roof exceeds 50 feet.Minimum vertical dimension of roof line
modulation is the greater of 2 feet or 0.1 multiplied by the wall
height (finish grade to top of wall);
(b)For gable,hipped,or shed roofs,a slope of at least 3 feet
vertical to 12 feet horizontal;or
88th Street Master Plan
(c)Other roof forms such as arched,vaulted,dormer,or
sawtoothed may satisfy this design standard if the individual
segments of the roof with no change in slope or discontinuity
are less than 50 feet in width (measured horizontally).
(3)Repeating distinctive window patterns at intervals less than the
articulation interval.
(4)Providing a porch,patio,deck,or covered entry for each articulation
interval.
(5)
(6)
(7)
Changing the roofline by
alternating dormers,
stepped roofs,gables,or
other roof elements to
reinforce the modulation or
articulation interval.
Changing materials with a
change in building plane.
Providing lighting fixtures,
trellises,trees,or other
landscape feature within
each interval.
,
FRif+!WIW
----~--
'e 3'e ~'
Figure 27:Building articulation.
88th Street Master Plan
Figure 29:This Kirkland development uses
a variety of roof forms and
heights,different weather
protection features,changing
bUilding materials and colors,
and a modest amount of
horizontal building modulation to
reduce the overall architectural
scale into smaller "storefront"
components.
/
Repeating distinctive 'Nindow
patterns at intervals less 50'
Roonine modulation
Recessed entries
for each articulation
interval
Building modulation
tied with change in
roofline
Other design treatments that satisfy the Intent of the Guidelines as
determined by the Director.
The Director may increase
or decrease the 50-foot
interval for modulation and
articulation to better match
surrounding structures or to
implement an adopted sub-
area plan,where applicable.
(8)
Figure 28:These bUildings illustrate a
combination of horizontal building
moduiation,roofline moduiation,
and building articulation to reduce
the architecturai scale and provide
visual interest.
Sl
MllrEl:JJ)an 120'
Facade is too long
Thisbuildingsexceeding 120feetinwidth along the street front,butisdivided
by a3O-footwidemodulstionoftheexterior wall,so thatU1Bmaximumlength
ofaparticular fBqaoo is 120feetor less.Suchmodulalion must be atleast20
feetordeeperand extend through alilloors(glQundfloors are 8lCempt ifthey
fealrJre a pedestrian-orientedfecade).
+-~--,1",20,-,,'or less ~~-.-L
Meetsrequirements i
...zW"''''l;jWwg;
"'''Ii!"
Figure 30:Illustrating maximum
facade widths.
The maximum fal;ade width (the fal;ade includes the apparent width of the
structure facing the street and includes required modulation)of multi-story
bUildings visible from a street,public open space,or pedestrian-oriented
space is 120 feet.Buildings
exceeding 120 feet in width along
the street front shall be divided by
a modulation of the exterior wall,
so that the maximum length of a
particular fal;ade is 120 feet.Such
offset modulation must be at least
20 feet or deeper and extend
through all floors (the first floor will
be exempted if it includes a
pedestrian-oriented fal;ade).The
break-up (modulation)of wide
bUildings may also be
accomplished by gaps,indents,or
extensions out from the front
fal;ade at least 10 feet.
The Director will consider other
design methods that are effective
at reducing the perceived width of
the building.
b.
E.4 Pedestrian-Oriented Facades and Weather Protection
INTENT:
•To create a safe,attractive,welcoming pedestrian environment.
To enhance retail activity.
GUIDELINES:
E.4.1 Pedestrian-Oriented Facades
Building facades facing pedestrian-oriented streets,and wherever else pedestrian-
oriented facades are reqUired,shall exhibit the following:
a.Transparent window areas or window displays or a combination of sculptural,
mosaic,or bas-reliefartwork and transparent window areas or window
displays (as described above)over at least 75 percent of the ground floor
fal;ade between 2 feet and 8 feet above grade.For portions of bUildings along
a pedestrian-oriented street,pedestrian oriented open space at least 10 feet
in width (average)may be substituted for the transparency and weather
protection requirements.
b.A primary building entry facing the streetfront.
52 88th Street Master Plan
Weather protection
along min.75%of
front facade
Transparent window area along
min 75%of ground floor facade
between 2 ft and 8ft
Figure 31:An example ofa
pedestrian oriented
facade.
8ft
2ft
c.Weather protection at least 5 feet wide over at least 75 percent of the front
facade.
E.4.2 Pedestrian Weather Protection
Provide pedestrian weather protection in public spaces such as transit stops,building
entries,along display windows,and over outdoor dining areas.Specifically:
a.Weather protection at least 5 feet deep is required over all primary bUilding,
individual business,and individual residence entries.This may include a
recessed entry,canopy,porch,marquee,or building overhang.
b.Canopies,awnings,or other similar
weather protection features shall
not be higher than 15 feet above
the ground elevation at the highest
point or lower than 8 feet at the
lowest point.The street-side edge
of the canopy or awning shall be at
least 8 feet above the walking
surface.
Figure 33:Height standards for
weather protection
features.
Figure 32:Provide weather
protection over
building entries.
53 88th Street Master Plan
c.The color,material,and configuration of the pedestrian coverings shall be as
approved by the Director.Coverings with visible corrugated metal or
corrugated fiberglass are not permitted unless approved by the Director.
Fabric and rigid metal awnings are acceptable if they meet the applicable
standards.All lettering,color and graphics on pedestrian coverings must
conform to the City's Sign Code (see MMC 21.20 Development Standards -
Signs).
d.MultHenant retail bUildings are encouraged to use a variety of weather
protection features to emphasize individual storefronts and reduce the
architectural scale of the bUilding.Figure 50 provides an unacceptable and
better exam Ie.
Figure 34:The continuous canopy
on tip is monotonous
and deemphasizes
individual storefronts.
The bottom example
provides a variety of
weather protection
features and represents
a more desirable
example.
E.5 Building Corners
INTENT:
•To create visual interest and increased activity at public street corners.
GUIDELINES:
E.5.1 Building Corners
Architecturally accentuate building corners at street intersections.All new bUildings
located within 15 feet of a property line at the intersection of streets in which at least
one street is a pedestrian-oriented street or high-Visibility street are required to
employ one or more of the following design elements or treatments to the bUilding
corner facing the intersection:
a.Provide at least 100 square feet of pedestrian-oriented space between the
street corner and the bUilding(s).To qualify for this option,the bUilding(s)
must have direct access to the space;
b.Provide a corner entrance to courtyard,bUilding lobby,atrium,or pedestrian
pathway;
c.Include a corner architectural element such as:
54 88th Street Master Plan
(1)Bay window or turret.
(2)Roof deck or balconies on upper stories.
(3)Building core setback "notch"or curved fac;ade surfaces.
(4)Sculpture or artwork,either bas-relief,figurative,or distinctive use of
materials.
(5)Change of materials
(6)Corner windows.
(7)Special lighting.
Balconies
,m ~mmm m ~
mmmm
Turret Corner accentuating
roofline
00000
00000
Sculpture
Distinctive useof materials
o0 0 0 0 ~D EE""",,'io"
00000 ~
Canopy Baywindow
Note:Insure that building
does not blook viewing
triangle at intersections
Figure 35:Comer building treatments
d.Special treatment of the pedestrian
weather protection canopy at the
corner of the building;and/or
e.Other similar treatment or element
approved by the Director.
Figure 36:To emphasize its street
comer location,this
building uses a cropped
comer,change in building
materials,decorative
facade elements,and a
modulated roofline.
55 88th Street Master Plan
E.6 Building Details
INTENT:
•To ensure that bUildings have design interest at all observable distances.
•To enhance the character and identity of Marysville's downtown.
•To enhance the pedestrian environment.
•To encourage creativity in the design of storefronts.
DISCUSSION:
When bUildings are seen from a distance,the most noticeable qualities are the
overall form and color.A three-story commercial building that is 100 feet wide and
35 feet tall must be observed at least 200 feet away in order for the bUilding to fit
within a person's cone of vision so its overall shape can be perceived.At that
distance,windows,doors,and other major features are clearly visible.However,
within 60 feet to 80 feet from the building (approximately the distance across a
typical downtown street),a person notices not so much the building's overall form as
its individual elements.At closer distances,the most important aspects of a bUilding
are its design details,texture of materials,quality of its finishes,and small,
decorative elements.In a pedestrian-oriented business area,it is essential that
bUildings and their contents be attractive up close.Therefore,these Guidelines
require all buildings to incorporate design details and small scale elements into their
fa~des.
GUIDELINES:
E.6.1 Design Details
a.All new bUildings and individual storefronts shall include on the fa<;ades that
face a pedestrian-oriented street,park,or pedestrian route at least three of
the following design features:
(1)Distinctive rooflines,such as an ornamental molding,entablature,
frieze,or other roofline device visible from the ground level.If the
roofline decoration is in the form of a linear molding or board,then the
molding or board must be at least 8"wide.
(2)Special treatment of windows and doors,other than standard metal
molding/framing details,around all ground floor windows and doors,
decorative glaZing,or door designs.
(3)Decorative light fixtures with a diffuse visible light source or unusual
fixture.
(4)Decorative bUilding materials,such as decorative masonry,shingle,
brick,or stone.
(5)Individualized patterns or continuous wood details,such as fancy butt
shingles (a shingle with the butt end machined in some pattern,
typically to form geometric designs),decorative moldings,brackets,
trim or lattice work,ceramic tile,stone,glass block,carrera glass,or
similar materials.
The applicant must submit architectural draWings and material
samples for approval.
56 88th Street Master Plan
(6)A planting strip at least 16"wide between an adjacent pathway and
the building fac;ade or use of a landscaping treatment as part of the
building's design,such as planters or wall trellises.
Multiple-paned
'NindoYi'S
Building modulationThedetailsontheupperstoryaddinterest
to this mixed-use building --_.
Parking is
located at
the rear of _"-:~~~~~!~~~~~~~~~~~the ',ildi,......
.-.--".--..~.,.,
Pedestrian-scaled elementsincluding an:,=:-~~-'~
outdooreating area and small arcade make -••6..Changes in building materials
thebuilding relate 'Nellto thesidewalk •oodvisual interesttothe structure
Figure 37:The use ofdifferent building materials,window
treatments,and roofline brackets adds to the
visual interest of this building.
(7)Decorative or special railings,grill work,or landscape guards.
(8)Landscaped trellises,canopies,or weather protection.
(9)Decorative artwork,which may be freestanding or attached to the
bUilding and may be in the form of mosaic mural,bas-reliefsculpture,
light sculpture,water sculpture,fountain,free standing sculpture,art
in pavement,or other similar artwork.Painted murals or graphics on
signs or awnings do not qualify.
(10)Sculptural or hand-crafted
signs.
(11)Special bUilding elements,
such as pilasters,
entablatures,wainscots,
canopies,or marquees,that
exhibit nonstandard
designs.
(12)Other similar features or
treatment that satisfies the
Intent of the Guidelines as
approved by the Director.
Figure 37:This building prOVides a number
of details that enhance the
pedestrian environment,
including decorative lighting,
planter boxes,decorative
awnings,historical plaques,and
decorative facade elements.
57 88th Street Master Plan
E.7 Materials
INTENT:
•To encourage the use of a variety of high-quality compatible materials that will
upgrade the visual image of downtown Marysville.
GUIDELINES:
E.7.1 Materials
The folloWing are allowed only with special detailing,as described below:
a.Metal siding.When used as a siding material over more than 25 percent of a
building's fa<;ade visible from a public street,pathway,or park,metal siding
must:
(1)Have a matte finish in a neutral or earth tone such as bUff,fray,beige,
tan,cream,white,or a dulled color,such as barn-red,blue-gray,
burgundy,ocher,or other color specifically approved by the Director.
(2)Include two or more of the folloWing elements:
(a)Visible window and door trim painted or finished in a
complementary color.
(b)Color and edge trim that cover exposed edges of the sheet
metal panels.
(c)A base of masonry,stone,or other approved permanent
material extending up to at least 2 feet above grade that is
durable and satisfies the Intent of the GUidelines.(The intent is
to prOVide more durable materials near grade leve!.)
(d)other detail/color combinations for metal siding approved by
the Director,prOVided design quality and permanence meets
the intent of this section.
b.Concrete block walls.Concrete block construction used over 25 percent of a
bUilding fa<;ade visible from a public roadway,pathway,or park must be
architecturally treated in one or more of the folloWing ways:
(1)Use of textured blocks with surfaces such as split face or grooved.
(2)Use of other masonry types,such as brick,glass block,or tile in
conjunction with concrete blocks.
(3)Use of decorative coursing to break up blank wall areas.
(4)Use of matching colored mortar where color is an element of
architectural treatment for any of the options above.
(5)other treatment approved by the Director.
c.Requirements for Exterior Insulation and Finish System (EIFS)and similar
troweled finishes:
58
(1)
(2)
To avoid deterioration,EIFS should be trimmed and/or should be
sheltered from extreme weather by roof overhangs or other methods.
EIFS may only be used in conjunction with other approved bUilding
materials.
88th Street Master Plan
(3)EIFS is prohibited within 2 vertical feet of the sidewalk or ground level.
Figure 38:This storefront
effectively combines
EIFS and concrete block
with wood trim and
metal detailing.
d.Prohibited materials:
(1)Mirrored glass.
(2)Corrugated fiberglass.
(3)Chain link fencing (except for temporary purposes such as a
construction site).
(4)Crushed colored rock or tumbled glass.
(5)Any sheet materials,such as wood or metal siding,with exposed
edges or unfinished edges,or made of nondurable materials as
determined by the Director.
E.8 Blank Walls
INTENT:
•To reduce the visual impact of large,undifferentiated walls.
To reduce the apparent size of large walls through the use of various
architectural and landscaping treatments.
To enhance the character and identity of Marysville's commercial areas.
•To ensure that all visible sides of buildings provide visual interest.
GUIDELINES:
E.8.1 Blank Walls
All blank walls within 50 feet of the street,pedestrian pathway,park,or adjacent lot,
and also visible from that street,pedestrian pathway,park,or adjacent lot,shall be
treated in one or more of the following measures:
a.Install a vertical trellis in front of the wall with climbing vines or plant
materials.For large blank wall areas,the trellis must be used in conjunction
with other treatments described below;
59 88th Street Master Plan
b.Provide a landscaped planting bed at least 8 feet wide or a raised planter bed
at least 2 feet high and 3 feet wide in front of the wall.Plant materials must
be able to obscure or screen at least 50 percent of the wall's surface within 4
years;
c.Provide artwork (mosaic,mural,sculpture,relief,etc.)over at least 50
percent of the blank wall surface;and/or
d.Other method as approved by the Director.For example,landscaping or other
treatments may not be necessary on a wall that employs high quality bUilding
materials (such as brick)and provides desirable visual interest.
Min.8'wide plantingbedandmaterialstocover50%of wall
Within 4 years
Figure 40:Terraced planting beds
effective screen a large
blank wall.
Trellis with vines orotherplants
Figure 39:Blank wall treatments.
60 88th Street Master Plan
E.g Building Entrances
INTENT:
•To ensure that buildings and businesses are inviting and accessible.
•To encourage pedestrian activity.
GUIDELINES:
E.9.1 Principal Building Entrances
The principal bUilding entrances of all bUildings shall feature the following
improvements,unless the Director determines an alternate solution better addresses
the guideline's intent:
a.Pedestrian covering.Building entrances must be covered by at least 50
square feet of pedestrian weather protection.Entries may satisfy this
requirement by being set back into the building fac;ade.
b.Lighting.Pedestrian entrances must be lit to at least four foot-candles as
measured on the ground plane for commercial buildings and two footcandles
for residential bUildings.
c.Building or business name.Entries must be identified with respect to bUilding
and/or business.
d.Visibility.Building entrances must be visible from the roadway and/or major
public pedestrian pathway.
e.Transparency.Entries must feature glass doors,windows,or glazing (window
area)near the door so that the visitor and occupant can view people opening
the door from the other side.
61
f.
g.
Security.To the extent feasible,entries must be visible from areas with high
pedestrian activity or where residents can view the entry (passive
surveillance).
Architectural or artwork enhancements.Building entrances must be enhanced
by one or more of the following measures.Entrances on pedestrian-oriented
streets must feature two of the following measures.
(1)Special or ornamental doors,windows,or other architectural elements.
(2)Special paving or materials (e.g.,decorative tilework).
(3)Special architectural lighting.
(4)Landscaping.
(5)Artwork.
(6)Other similar feature approved by the Director.
(7)Adjacent pedestrian-oriented space.
The Director's decision on the applicability of an element or treatment to meet
this requirement is final.
88th Street Master Plan
E.9.2 Secondary Public Access for Commercial Buildings
Although these Guidelines require businesses on a pedestrian-oriented street within
the downtown to front on streets rather than parking lots,a large number of
customers use the "secondary"entry off of a parking lot.Such businesses that have
secondary public access shall comply with the following measures to enhance
secondary public access (applies only to entries used by the public):
a.Weather protection at least 3 feet deep is required over each secondary
entry.
b.A sign may be applied to the awning provided that the sign complies with
other regulations and gUidelines.
c.There must be at least two foot-candles illumination on the ground surface.
d.Two or more of the design elements noted in E.9.log above must be
incorporated within or adjacent to the secondary entry.
Figure 41:Examples of secondary public access.Note the planters,window sign,
and awning.
E.l0 Parking Garage Design
INTENT:
•To minimize negative visual impacts of parking garages.
GUIDELINES:
E.l0.l Parking Garage Design
a.Parking garages must be designed to obscure the view of parked cars at the
ground level.
b.Ground-level parking along pedestrian-oriented streets is not allowed.
Ground-level parking may be allowed on high-visibility streets if street trees
approved by the City are prOVided.
c.Where the garage wall is built to the sidewalk edge,the fac;ade shall
incorporate a combination of artwork,grillwork,special bUilding material or
treatment/design,and/or other treatments as approved by the City that
62 88th Street Master Plan
enhance the pedestrian environment.Small setbacks with terraced
landscaping elements can be particularly effective in softening the appearance
of a parking garage.
d.Upper-level parking garages must use articulation treatments that break up
the massing of the garage and add visual interest.
Figures 42 through 44 are good examples of parking garage treatments.
Figure 42:The side of this
parking garage
includes some
storefront retail
space (left),
decorative grillwork,
and a raised brick
planter to enhance
the pedestrian
environment.
Figure 43:This building uses
opening on its second
level parking area to
resemble windows.
Figure 44:Design parking
garages to obscure
the view of parked
cars.Note the
landscaping that
separates the garage
from pedestrians.
63 88th Street Master Plan
F.LANDSCAPING
F.l Site Landscaping
INTENT:
•To encourage the abundant use of gardens and other landscaping in site and
development design to improve site aesthetics,enhance the pedestrian
experience,and increase environmental quality.
•To reduce surface water runoff by percolating water through landscaped areas.
GUIDELINES:
F.l.l Compliance with the Marysville Municipal Code
Comply with Chapter 22C.120 MMC,Landscaping and Screening,unless otherwise
noted.
F.l.2 Sites Over One-Quarter ('14)Acre
For sites over a quarter acre,the applicant shall be prepared to demonstrate that the
landscape plan has a unifying concept that:
a.Includes an integrated pedestrian circulation system and a coordinated set of
open spaces.
b.Enhances bUildings and pedestrian spaces.
c.Features an organizational,spatial concept such as axial symmetry,informal-
naturalistic design,orientation to views,or sequence of spaces.
d.Takes advantage of natural features.
e.Incorporates stormwater management systems and low-Impact development
(LID)practices.
If the City approves a landscape plan demonstrating the characteristics
above,the Director may allow some departure from other landscaping
requirements if the intent of those standards or gUidelines is met.
F.1.3 Buffer Widths
The Director may reduce the buffer widths in MMC 22C.120.120 Table 1,if the City
determines that an alternate solution,such as a masonry wall and trellis,adequately
screens the parking area and provides an attractive pedestrian environment.
F.1.4 Multi-Family Dwellings
Multi-family dwelling units with private exterior ground floor entries (if approved by
the Director)must provide at least 20 square feet of landscaping adjacent to the
entry.Such landscaped areas shall be designed to soften the appearance of the
building and highlight individual entries.Figure 45 on the follOWing page illustrates
one example without landscaping and two that would meet the standard.Also see
Figure 46.
64 88th Street Master Plan
Figure 45:Image "A"is an exampie where there
is not landscaping near the entry.
Images "B"and "C'are more desirable
examples with individual planting strips
that soften the building,highlight the
individual entries,and help to
deemphasize the garages.
Figure 46:The left photo is another good example of landscaping.These units face the street
and provide the required landscaping in the front yard.Garages are offan alley,
where,in this case,landscaping is notrequired.
65 88th Street Master Plan
G.SIGNAGE
NOTE:Relationship to Sign Code.Adhere to Chapter 22C.160 MMC,Sign Code,
unless otherwise noted below.Where the two conflict,adhere to the sign standards
in this document.
Figure 48:Signs with individual back-lit
letters like this are permitted.
Figure 47:Back-lit signs,like these are
prohibited.
b.
GUIDELINES:
G.1.1 Illumination Standards
a.Back-lit signs are prohibited.
Exception:Signs with individual
backlit letters are acceptable for
businesses.
c.
Neon signs are permitted.
External sign lighting is permitted
as long as light doesn't create a
glare problem and doesn't project
towards the sky.
G.l.2 Monument Sign Standards
Monument signs shall conform to the
requirements of Table 1:
a.No portion of a freestanding sign
shall be in,or project over,a public
right-of-way,and the minimum setback shall be five (5)feet,subject to sight
distance review at intersection and driveways.
G.l Sign Standards and Guidelines
INTENT:
•To encourage signage that is both clear and of appropriate scale for the project.
•To enhance the visual qualities of
signage through the use of
complementary sizes,shapes,colors,
and methods of illumination.
•To encourage quality signage that
contributes to the character of the
area.
•To provide information to customers
and visibility for businesses.
b.
c.
The color,shape,material,lettering and other architectural details of
freestanding signs shall be harmonious with the character of the primary
structure.
The base of a freestanding sign shall be constructed of landscape materials,
such as brick,stucco,stonework,textured wood,tile or textured concrete,
and shall be harmonious with the character of the primary structure.This
limitation does not apply to structural elements that are an integral part of
the overall design such as decorative metal or wood.
66 88th Street Master Plan
Figure 49:Acceptable wall sign types,
subject to size limitation
67
d.No angle irons,guy wires or braces shall be visible except those that are an
integral part of the overall design,
e.The width of the top of the sign structure can be no more than one hundred
twenty (120%)percent of the width of the base.
Table 1:88-MU Monument Sign Standards
Single and Multi-Single and Multi-Single and Multi-
Tenant Tenant Tenant
Requirements(a,b)Developments Developments Developments
(less than 25,000 sf (25,000-50,000 sf (more than 50,000 sf
floor area)floor area)floor are~)
Height Limit 42"6'6'(c)
Maximum Size Limit(d)20sf 30sf 40sf
Minimum Setback 5'5'5'
LandscapingCe)1 sf of landscaping 1 sf of landscaping 1 sf of landscaping
perl sf of sign face per 1 sf of sign face per 1 sf of sign face
Minimum Separation(f)150'150'150'
Notes:
a.A minimum lettering height of four inches is recommended for readability.
b.Monument signs for individual businesses should include the street address number with
six-inch minimum lettering that is clearly readable from the street.
c.Monument signs up to 8 feet in height are acceptable on high-visibility streets.
d.Size limit per sign face,up to two faces.
e.Landscaping includes a decorative combination of ground cover and shrubs to provide
seasonal interest in the area surrounding the sign.Landscaping shall be well maintained at
all times of the year.The Director may reduce the landscaping requirement where the
signage incorporates stone,brick,or other decorative materials.
f.An individual building,development,or complex may not display more than one
monument sign on each street frontage.However,additional monument signs can be used
on the site as long as they advertise a different business onsite and can be placed at least
150 feet from the first sign along applicable street frontages.
G.1.3 Wall Sign Standards
Specific wall sign standards:
a.Tenants are allowed a maximum of one
wall sign per facade that contains a public
entry (open during all business hours),up
to a maximum of two facades,However,
businesses may include additional smaller
signs describing the types of products
and/or services that the business offers,
provided the sign areas collectively
comply with maximum size requirements,
b.Maximum size -all indiVidual retailers:
(1)Sign area shall not exceed 1.5
square feet for each lineal foot of
the facade (the facade facing the
street or as identified by the
Director).Signs without internal
lighting may contain a sign area of
up to 2 square feet for each lineal
foot of the facade,
88th Street Master Plan
(2)Signage not to exceed 2/3 of overall storefront dimension.
(3)Stacked signage is permitted.
(4)Signage not to encroach 3 feet of edge of tenant frontage.
c.Maximum size -individual retailer 4,000 square feet or smaller:
(1)Maximum letter and logo height:24 inches.
(2)Maximum area:32 square feet
d.Maximum size -individual retailer larger than 4,000 square feet,but less
than 12,000 square feet:
(1)Maximum letter and logo height:48 inches.
(2)Maximum area:100 square feet
e.Maximum size -individual retailer 12,000 square feet but less than 80,000
square feet:
(1)Maximum letter and logo height:70 inches.
(2)Maximum area:200 square feet
f.Maximum size -individual retailer 80,000 square feet or larger:
(1)Maximum letter height:8 feet.
(2)Maximum logo height:10 feet.
Maximum area:300 square feet
g.Maximum size -building or center name:A wall sign up to 100 square feet or
1 square foot for each lineal foot of the facade to identify the name of the
building or shopping center.
h.Maximum size -joint business directory:A wall sign up to 50 square feet for
joint business directory signs identifying the occupants of a commercial
bUilding and located next to the entrance.
i.Maximum height:Wall signs may not extend above the building parapet,
soffit,the eave line or the roof of the building.
j.Mounting:Building signs should be
mounted plumb with the bUilding,
with a maximum protrusion of 1-
foot unless the sig n incorporates
sculptural elements or architectural
devices.The sign frame shall be
concealed or integrated into the
building's architectural character in
terms of form,color,and
materials.
k.All wall signs must be in proportion
to the size and design of the
facade.
I.Wall signs shall not cover windows,
bUilding trim,or ornamentation.
Figure 50:Example of acceptable
signage for large retailers.
68
m.The Director may allow wall signage to be placed on wall(s)which do not
contain a public entry,subject to the general wall sign criteria and the
following:
(1)It must be demonstrated that the wall signage would be visible from a
public right-of-way;
(2)The wall signage must be comprised of individual letters;
88th Street Master Plan
(3)Signs shall be non-illuminated;
(4)In multi-use complexes,said signs shall be mounted so that each
tenant's wall sign will be located at the same level (height above-
grade)as other tenants'signs.
(5)The color,shape,material,lettering and other architectural details
shall be harmonious with the character of the primary structure.No
angle irons,guy wires,or braces shall be visible except those that are
an integral part of the overall design.
n.If applicant demonstrates to the satisfaction of the Director that a wall sign is
creative,artistic and an integral part of the architecture,the Director may
waive the above restrictions.
G.1.4 Projecting Signs
Projecting signs meeting the following conditions are allowed for commercial uses
adjacent to and facing a public street.
a.Clearance:Shall clear sidewalk by 8 feet.
b.Projection:Shall not project more than 5
feet from the bUilding facade,unless the
sign is a part of a permanent marquee or
awning over the sidewalk.Vertically
oriented signs shall not project more than
3 feet from the bUilding facade.
c.Size:Shall not exceed an area of 2 square
feet per each 10 lineal feet of applicable
bUilding frontage.
d.Height:Shall not extend above the
bUilding parapet,soffit,the eave line or
the roof of the bUilding,except for Figure 51:Acceptable projecting sign.
theaters.
Acceptable awning sign.Figure 52:
b.
c.
G.l.5 Marquee or Awning Signs
Marquee or awning signss may be used in place of permitted wall signs,provided
they meet the following conditions:
a.Maximum size.Signs shall not
exceed 2 feet in height and extend
no more than 2/3 of the width of
the applicable storefront or awning.
Location.Marquee signs may be
placed on the front,above,or
below the marquee/canopy.
Clearance.Signs shall be placed a
minimum of 8 feet above the sidewalk or walkway.
G.1.6 Blade/Bracket Signs
Blade/bracket signs meeting the following conditions are allowed for commercial
uses:
a.Projection:Blade signs may project up to 3 feet.Bracket signs shall have 1-
foot minimum between the sign and the outer edge of the marquee,awning,
or canopy and between the sign and the bUilding facade.
69 88th Street Master Plan
b.Clearance:Blade/bracket signs shall
maintain a minimum clearance of 8 feet
between the walkway and the bottom of
the sign.
c.Dimensions:Blade signs shall not exceed
6 square feet in area.Bracket signs shall
not exceed 2 feet in height.
d.Mounting:Blade signs must avoid
covering or modifying windows or other
architectural feature.Figure 53:Blade and bracket sign examples
o
Painted sign
Figure 55:A-frame signs are
prohibited.
Internally lit
neon sign
Figure 54:Window sign standards
Visible ballast boxes or other equipment.
Changeable letter signage (permanent
and temporary),except for theaters and
other uses designed for public assembly.
Roof-mounted signs.
A-frame signs.
b.
e.
An internally lit neon or stained glass
window sign is allowed.
G.1.8 Prohibited Signs
Prohibited signs include:
a.Pole-mounted signs.
b.Signs employing video footage
c.Signs employing moving or flashing lights.
d.Signs employing exposed electrical
conduits.
G.1.7 Window Signs
Window signs meeting the following conditions are allowed for commercial uses:
a.Maximum size:Permanent and temporary Window signs are Iimtted to a
window signs are limited to a maximum of maximum of25%ofwindow area
25%of the window area.Every effort
should be made to integrate window signs
with window display.
Materials:Window signs constructed of
neon,stained glass,gold leaf,cut vinyl,
and etched glass are allowed.Painted
signs shall display the highest level of
quality and permanence as determined by
the Director.
c.
f.
g.
h.
70 88th Street Master Plan
H.LIGHTING
H.l Site Lighting
INTENT:
•To encourage the use of lighting as an integral design component to enhance
bUildings,landscaping,or other site features.
•To increase night sky visibility and to reduce the general illumination of the sky.
•To reduce horizontal light glare and vertical light trespass from a development
onto adjacent parcels and natural features.
•To use lighting in conjunction with other security methods to increase site safety.
To prevent the use of lighting for advertising purposes.
GUIDELINES:
H.1.1 Site Lighting Levels
a.All publicly accessible areas shall be lighted with average minimum and
maximum levels as follows:
(1)Minimum (for low or non-pedestrian and vehicular traffic areas)of 0.5
foot candles;
(2)Moderate (for moderate or high volume pedestrian areas)of 1-2 foot
candles;and
(3)Maximum (for high volume pedestrian areas and building entries)of 4
foot candles.
b.Lighting shall be prOVided at consistent levels,with gradual transitions
between maximum and minimum levels of lighting and between lit areas and
unlit areas.Highly contrasting pools of light and dark areas shall be avoided.
H.l.2 Light Quality and Shielding
a.Parking lot lighting fixtures shall be full cut-off,dark sky rated and mounted
no more than 25 feet above the ground,with lower fixtures preferable so as
to maintain a human scale.Requests for higher lighting fixtures may be
conSidered with the approval of the Director.
Figure 56:Acceptable and
unacceptable
parking lot lighting
71
b.
DON'T DO THIS
All fixtures over 15 feet in height shall be fitted with a full cut-off shield.
88th Street Master Plan
c.Pedestrian-scaled lighting (light fixtures no taller than 15 feet)is encouraged
in areas of pedestrian activity.Lighting shall enable pedestrians to identify a
face 45 feet away in order to promote safety.
d.Lighting should not be permitted to trespass onto adjacent private parcels nor
shall light source (Iuminaire)be visible at the property line.All building lights
shall be directed onto the bUilding itself and/or the ground immediately
adjacent to it.The light emissions shall not be visible above the roofline of the
building.
I.BNSF FENCING AND LANDSCAPING
1.1 BNSF Railway Fencing
INTENT:
•To provide a protective barrier between the BNSF Railroad and development with
the 88th Street Master Plan area in order to discourage unsafe pedestrian
crossing of the railroad.
•Provide decorative and a protective landscaping barrier along the BNSF Railroad.
GUIDELINES:
1.1.1 Fence Standard
a.A six (6)foot high chain link fence shall be provided along the entire edge of
the BNSF Railway right-of-way.
b.Chain link fencing shall be designed per the Marysville Engineering Design
and Development Standards (EDDS)Standard Plan 3-501-007.
BRACE
RAIL
TWISTED AND BARBED
SELVAGE STRETCHER BAR !.
b Figure 57:
-.1.Chain Link Fence
72
(1)
(2)
(3)
(4)
(5)
Material shall be schedule 40;
Wire Mesh shall be 9 gauge wire;
Schedule 40 is required for all posts;
Tension wire shall be 7 gauge;
All chain link fence shall be black Vinyl or powder coated.
88th Street Master Plan
1.1.1 Landscaping Standard
a.A protective landscaping hedge shall be planted within a five (5)foot
landscaping buffer along the west portion of the fence between the
MPA and BNSF right-of-way.
b.Landscaping shall consist of decorative thorny hedge grown to a height
of 6 feet.Alternative species and landscaping combinations may be
substituted,if approved by the Director.
(1)Hawthorne (Crataegus);
(2)Holly (lIex);
(3)Berberis (Berberis Caldidula);
(4)Mahonia (Bealii);
(5)Pyrocanthus;
(6)Rambling Rose;
(7)Berberis Hariequin.
J.DEFINITIONS
J.l Undefined Words and Phrases
The definition of any word or phrase not listed in the definitions which are in question
when administering this plan shall be defined by the Director from one of the
following sources.The sources shall be utilized by finding the desired definition from
source number one,but if it is not available there,then source number two may be
used and so on.The sources are as follows:
a.Any City of Marysville resolution,ordinance,code,or regulation.
b.Any statute or regulation of the State of Washington.
c.Legal definitions from Washington common law or a law dictionary.
d.The common dictionary.
e.A Planners Dictionary published by the American Planning Association.
J.2 Defined Terms
A-frame sign.A portable sign capable of standing without support or attachment.
Access Street.A private street that is independent of parking lot circulation and
connects public rights-of-way or provides primary access to and within a site.
Architectural scale.The perceived relative height and bulk of a building relative to
that of neighboring buildings.A bUilding's apparent height and bulk may be reduced
by modulating fac;ades.
Articulation.Articulation is the giving of emphasis to architectural elements (like
windows,balconies,entries,etc.)that create a complementary pattern or rhythm
dividing large buildings into smaller identifiable pieces.
Artwork.A device,element,or feature whose primary purpose is to express,
enhance,or illustrate aesthetic quality,feeling,physical entity,idea,local condition,
73 88th Street Master Plan
74
historical or mythical happening,or cultural or social value.Examples of artwork
include sculpture,bas-reliefsculpture,mural,or unique specially crafted lighting,
furniture,pavement,landscaping,or architectural treatment that is intended
primarily,but not necessarily exclusively,for aesthetic purpose.Signs,upon
approval by the Director,may be considered artwork provided they exhibit an
exceptionally high level of craftsmanship,special material,or construction,and
include decorative devices or design elements that are not necessary to convey
information about the business or product.Signs that are primarily names or logos
are not considered artwork.
Awning sign.A sign incorporated into or attached to an awning.
Balcony.An outdoor space built as an above-ground platform projecting from the
wall of a building and enclosed by a parapet or railing.
Bas-relief.A sculptural carving,embossing,or casting that projects very little from
the background.
Bay Window.A window that protrudes from the main exterior wall.Typically,the
bay contains a surface which lies parallel to the exterior wall,and two surfaces which
extend perpendicularly or diagonally out from the exterior wall.To qualify as a bay,
the bay must contain a window pane which extends at least 60 percent of the length
and 35 percent of the height of the surface of the bay which lies parallel to the
exterior wall.There need not be windows in the surface which extend out from the
exterior wall.
Blade/bracket signs.A small,pedestrian-oriented sign that projects perpendicular
from a structure (blade sign)or is hung beneath a awning,canopy,or marquee
(bracket sign).
Blank walls.A wall (including building facades and other exterior bUilding walls and
retaining walls)is considered a blank wall if:
A ground floor wall or portion of a ground floor wall over 4 feet in height has a
horizontal length greater than 15 feet and does not include a transparent window
or door;or
•Any portion of a ground floor wall having a surface area of 400 square feet or
greater does not include a transparent window or door.
Courtyard.A landscaped space enclosed on at least three sides by a single
structure.
Deck.A roofless outdoor space built as an above-ground platform projecting from
the wall of a building and connected to the ground by structural supports.
Director.The Community Development Director or designee.
Facade.The entire bUilding front or street wall face of a bUilding extending from the
grade of the building to the top of the parapet or eaves and the entire width of the
bUilding elevation.
Frontage.As used in the code,frontage refers to the length of a property line along
a street.
Human scale.The perceived size of a bUilding relative to a human being.A bUilding
is considered to have "good"human scale if there is an expression of human activity
or use that indicates the bUilding's size.For example,traditionally sized doors,
Windows,and balconies are elements that respond to the size of the human body,so
these elements in a building indicate a bUilding's overall size.
88th Street Master Plan
75
Landscaping.An area is considered to be landscaped if it is:
•Planted with vegetation in the form of hardy trees,shrubs,or grass or evergreen
ground cover maintained in good condition.
Occupied by sculptures,fountains or pools,benches,or other outdoor furnishings.
Occupied by such recreational facilities as playground equipment,swimming pools,
game courts,etc.
Marquee.A permanent structure attached to,supported by,and projecting from a
bUilding and prOViding protection from the weather elements,but which does not
include a projecting roof.For purposes of these standards,a free-standing,
permanent,roof-like structure prOViding protection from the elements,such as a
service station gas pump island,shall also be considered a marquee.The definition
also includes an awning and a canopy.
Marquee sign.A sign incorporated into or attached to a marquee.
Modulation.A stepping back or projecting forward of portions of a bUilding facade
within specified intervals of building Width and depth,as a means of lessening the
apparent bulk of a structure's continuous exterior walls.
Pedestrian-Oriented Building Fat;ades.Ground floor fac;ades which employ at
least one of the follOWing characteristics:
Transparent window areas or window displays along at least 75 percent of the
ground floor fa~ade.The window area must cover the area between 2 feet and 8
feet above the sidewalk or walkway surface.
A combination of scuiptural,mosaic,or bas-reliefartwork,and transparent window
areas or window displays (as described above)over at least 75 percent of the
ground floor fac;ade.
Pedestrian-Oriented Space.An area between a building and a street,access road,
or along a pedestrian path which promotes visual and pedestrian access onto the site
and which prOVides pedestrian-oriented amenities and landscaping to enhance the
public'S use of the space for passive activities such as resting,reading,picnicking,
etc.To qualify as a pedestrian-oriented space,an area must have:
Visual and pedestrian access (including handicapped access)into the site from a
street or public area.
Paved walking surfaces of either concrete or approved unit paving.
On-site or buiiding-mounted lighting (fixtures no taller than 15 feet)prOViding at
least 4 foot candles (average)on the ground.
•Spaces must be positioned in areas with significant pedestrian traffic to provide
interest and security,such as adjacent to a building entry.
•Landscaping components that add visual interest and do not act as a visual
barrier.This could include planting beds,potted plants,or both.
Pedestrian amenities,such as a water feature,site furniture,artwork,drinking
fountains,kiosks,etc.
At least 2 feet of seating area (a bench or ledge at least 16 inches deep and
appropriate seating height)or one individual seat per 60 square feet of plaza area
or open space.
Adjacent buildings with transparent window and/or doors covering 75 percent of
the fa~ade between 2 feet and 8 feet above the ground level.
A pedestrian-oriented space shall not have:
88th Street Master Plan
76
Asphalt or gravel pavement.
Adjacent non-buffered parking lots or service areas.
Adjacent chain-link fences.
Adjacent "blank walls"without "blank wall treatment."
Outdoor storage or retail sales that do not contribute to the pedestrian-oriented
environment.
The Director may consider minor departures from the above requirements if the
intent is met.
Pedestrian-Oriented Use (or Business).A commercial enterprise whose
customers commonly arrive by foot;or whose signage,advertising,window display,
and entryways are oriented toward pedestrian traffic.Pedestrian-oriented businesses
may include restaurants,retail shops,personal service businesses,travel services,
banks (except drive-through windows),and similar establishments.
Projecting sign.A sign attached to a bUilding face and projecting away from that
wall more than 12 inches.
Storefront.The front side of a store facing the street and including windows.
Streetscape.The streetscape is the visual character of a street as determined by
various elements such as structures,greenery,open space,views,etc.
Wall sign.A sign mounted flat against the wall of a building.
88th Street Master Plan
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1.CURB &:GUTTER SHALL BE CEMENT CONCRETE
BARRIER CURB &:GUTTER PER SECTION 3-514.
2.CURB JOINTS As PER SECTION 3-515,
::>.REFER TO SECTION 3-::>03 FOR DRIVEWAY DETAILS.
4,CURB RAMP DETAILS AS PER SECTION 3-516,
5.THE ACCESS ROAD SHALL BE WIDENED AN ADDITiONAL
5 FEET FOR FIRE HYDRANTS AND MAILBOX CLUSTERS.
6.TI;jE ACCESS ROAD SHALL BE STRIPED WITH A SHARED
BICYCLE LANE MARKING OR "SHARROW"
7,SPEED TABLE SHALL BE PROViDED AT PEDESTRIAN
CROSSINGS,DESIGNED PER SPEC.3-525-006.
8.SIDEWALKS SHALL BE PROVIDED PER THE DESIGN GUIDELINES
OUTLINED IN APPENDIX A.
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