HomeMy WebLinkAboutO-2870 - Adds Ch. 22C.270; amends Sec. 22A.010.160, 22A.020.020, 22A.020.200, 22C.010.290, 22C.020.250 and 22G.090.670, solar energy systems (22A.010, 22A.020, 22C.010, 22C.020, 22C.270, 22G.090)CITY OF MARYSVILLE
Marysville, Washington
ORDINANCE NO. ). 9./ 0
AN ORDINANCE OF THE CITY OF MARYSVILLE, WASHINGTON,
AMENDING THE CITY'S DEVELOPMENT REGULATIONS BY ADOPTING
CHAPTER 22C.270, SOLAR ENERGY SYSTEMS; AMENDING MMC
22A.020.020, A DEFINITIONS, AND MMC 22A.020.200, S
DEFINITIONS OF MMC CHAPTER 22A.020, DEFINITIONS; AMENDING
SECTION 22C.Ol0.290 OF MMC CHAPTER 22.C.Ol0, RESIDENTIAL
ZONES; AMENDING 22C.020.250 OF MMC CHAPTER 22C.020,
COMMERCIAL, INDUSTRIAL, RECREATION AND PUBLIC
INSTITUTIONAL ZONES; AMENDING SECTION 22G.090.670 OF MMC
CHAPTER 22G.090, SUBDIVISIONS AND SHORT SUBDIVISIONS; AND
AMENDING MMC 22A.Ol0.160 OF MMC CHAPTER 22A.Ol0, GENERAL
ADMINISTRATION, RELATED TO TRACKING AMENDMENTS TO THE
CITY'S UNIFORM DEVELOPMENT CODE.
WHEREAS, the State Growth Management Act, RCW Chapter 36.70A mandates that
cities periodically review and amend development regulations which include but are not
limited to zoning ordinances and official controls; and
WHEREAS, RCW 36.70A.106 requires the processing of amendments to the City's
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 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 development code
(MMC Title 22); and
WHEREAS, the Planning Commission discussed the above-referenced amendment
during a public meeting held on May 24, 2011; and
WHEREAS, after providing notice to the public as required by law, on June 28, 2011,
the Marysville Planning Commission held a Public Hearing on proposed changes to the City's
development regulations; and
WHEREAS, at a public meeting on September 12, 2011, the Marysville City Council
reviewed and considered the development regulation revisions proposed by the Marysville
Planning Commission; and
WHEREAS, the City of Marysville has submitted the proposed development regulation
revisions to the Washington State Department of Commerce on May 31, 2011, as required
by RCW 36.70A.106; and
WHEREAS, the City has complied with the requirements of the State Environmental
Policy Act, Ch,43.21C RCW, (SEPA) by adopting a determination of non-significance for the
proposed revisions to the City's development regulations;
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 June 28, 2011 Recommendation
regarding the proposed 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 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 Title 19 MMC;
(3) There have been significant changes in the circumstances to warrant a
change;
(4) The benefit or cost to the public health, safety and welfare is sufficient
to warrant the action.
Section 3. MMC Title 22C, Land Use Standards, is hereby amended by adopting
MMC Chapter 22C.270 to read as follows:
Chapter 22C.270 SOLAR ENERGY SYSTEMS
Sections:
22(,270.010 Purpose
22(,270.020 Development Standards
22C.270.010 Purpose
This chapter provides standards so that clean energy sources can be encouraged while
ensuring compatibility of the energy system with the principal use of the property and
minimizing adverse impacts on surrounding properties.
22C.270.020 Development Standards
Solar panels or arrays are permitted as an accessory use to commercial and residential uses
subject to the following conditions:
(1) The solar panel or array must not be located within a required setback, or on a structure
within a required setback;
(2) Solar panels or arrays may extend above the base height for the zone, proVided that they
are mounted at the minimum height necessary to generate usable energy;
(3) The solar panel or array shall not cause excessive glare or reflections so as to constitute a
hazard to pedestrians and/or vehicular traffic;
(4) Any installation of a solar panel or array shall comply with any and all applicable provisions
of the International Building Code, International Residential Code, International Fire Code, and
the National Electric Code;
(5) The solar panel, array, and/or accessory components located on the ground shall be
located in the side or rear yards in residential zones, and screened with a minimum six foot
tall, sight-obscuring fence in both residential and commercial zones. The community
development director may waive or modify the screening requirement under the following
circumstances:
a) The screening will render the solar system ineffective and there are no suitable
alternative locations on-site to locate the solar system where screening is feasible; or
b) Where abutting uses will not be adversely affected by an unscreened solar system
due to existing physical improvements, physiographic features, landscaping and/or other
factors.
(6) No interconnected solar energy system shall be installed unless evidence has been
submitted to the City that the utility company has been informed of the customer's intent to
install an interconnected customer-owned, solar energy system. Off-grid systems shall be
exempt from this requirement.
Section 4. MMC 22A.020.020, "A" definitions, of IVIMC Chapter 22A.020,
Definitions, is hereby amended by adding the following definition to read as follows:
22A.020.020 "A" Definitions
"Alternative energy system" means equipment used to generate thermal and/or electrical
energy from non-utility sources. Alternative energy systems may include, but are not limited
to, solar, wind, geothermal, etc. (See also solar energy system).
Section 5. MMC 22A.020.200, "S" definitions, of MMC Chapter 22A.020,
Definitions, is hereby amended by adding the following definitions to read as follows:
22A.020.200 "5" Definitions
"Solar array" means multiple solar panels.
"Solar energy system" means equipment that converts and then transfers or stores solar
energy into usable forms of thermal and/or electrical energy.
"Solar panel" means a large, thin panel consisting of an array of solar cells used to convert
solar energy into usable forms of thermal and/or electrical energy.
Section 6. Section 22C.010.290 of MMC Chapter 22C.010 is hereby amended to
read as follows:
22C.Ol0.290 Site and building design standards.
(1) Applicability.
(a) Prior to submitting a building permit application, all development to which these
standards apply shall be required to submit a site plan addressing the standards in this section
for administrative review and approval by the community development director.
(b) The site and building design standards of this section apply to institutional,
commercial and multiple-family developments, whereas only subsections (2) and (3) of this
section apply to single-family and condominium developments.
(c) The crime prevention through environmental design (CPTED) provisions of this
section apply to all new commercial developments of over 12,000 square feet in building area,
multifamily development of 10 or more units, and planned residential developments.
(2) Relationship of Building(s) to Site and Street Front.
(a) The site shall be planned to create an attractive street edge and accommodate
pedestrian access. Examples of ways that a development meets the requirements of this
provision are to:
(i) Define the street edge with buildings, landscaping or other features.
(ii) Provide for building entrances that are visible from the street.
(iii) Provide for a sidewalk at least five feet wide if there is not space in the
public ROW.
(iv) Provide building entries that are accessed from the sidewalk: Preferably
these access ways should be separated from the parking and drive aisles. If access traverses
the parking lot, then it should be raised and clearly marked.
(v) Provide for businesses that require outdoor display oriented to the street,
such as nurseries and auto sales, to have such display be raised and clearly marked.
(b) The development shall create a well-defined streetscape to allow for the safe
movement of pedestrians. Whenever possible, bUilding setbacks shall be minimized and
parking and drive-through passageways shall be relegated to the side and rear of buildings.
(c) The development shall provide site development features that are visible and
pedestrian-accessible from the street. These features could include plazas, open space areas,
employee lunch and recreational areas, architectural focal points, and access lighting.
(3) Relationship of Building(s) and Site to Adjoining Area.
(a) Where adjacent bUildings and neighborhoods are consistent with the
comprehensive plan and desired community character, new buildings and structures should
consider the visual continuity between the proposed and existing development with respect to
building setbacks, placement of structures, location of pedestrian/vehicular facilities and
spacing from adjoining buildings. Solar access of the subject and adjacent properties should
be considered in building design and location.
(b) Harmony in texture, lines and masses is encouraged.
(c) Attractive landscape transition to adjoining properties shall be provided.
(d) Public and quasi-public buildings and structures shall be consistent with the
established neighborhood character.
(4) Landscape and Site Treatment.
(a) Parking lot screening and interior landscaping shall be provided consistent with
Chapter 22C.130 MMC. The following criteria shall guide review of plans and administration of
the landscaping standards in the zoning code:
(i) The landscape plan shall demonstrate visual relief from large expanses of
parking areas.
(ii) The landscape plan shall provide some physical separation between
vehicular and pedestrian traffic.
(iii) The landscape plan shall provide decorative landscaping as a focal setting
for signs, special site elements, and/or pedestrian areas.
(iv) In locations where plants will be susceptible to injury by pedestrian or
motor traffic, they shall be protected by appropriate curbs, tree guards or other devices.
(v) Where building sites limit planting, the placement of trees or shrubs in
parkways or paved areas is encouraged.
(vi) Screening of outdoor service yards and other places which tend to be
unsightly shall be accomplished by use of walls, fencing, planting, berms or combinations of
these.
(vii) Landscaping should be designed to create definition between
public and private spaces.
(viii) Where feasible, the landscape plan shall coordinate the selection of
plant material to provide a succession of blooms, seasonal color, and a variety of textures.
(ix) The landscape plan shall provide a transition in landscaping design
between adjacent sites, within a site, and from native vegetation areas in order to achieve
greater continuity.
(x) The landscape plan shall use plantings to highlight significant site features
and to define the function of the site, including parking, circulation, entries, and open spaces.
(xi) Where feasible, the landscape plan shall integrate natural approaches to
storm water management, including featured low impact development techniques.
(b) Street Landscaping. Where the site plan includes streetscape plantings, the
following guidelines apply:
(i) Sidewalks and pathways should be separated from the roadway by
planting strips with street trees wherever possible.
(ii) Planting strips should generally be at least five feet in width. They should
include evergreen shrubs no more than four feet in height and/or ground cover in accordance
with the city of Marysville landscape standards (Chapter 22C.130 MMC) and the Marysville
Administrative Landscaping Guidelines.
(iii) Street trees placed in tree grates may be more desirable than planting
strips in key pedestrian areas.
(iv) Use of trees and other plantings with special qualities (e.g., spring flowers
and/or good fall color) are strongly encouraged to unify development.
(c) Plaza/Pedestrian Area Landscaping within Shopping Centers and Mixed Use Site
Plans.
(i) A range of landscape materials -trees, evergreen shrubs, ground covers,
and seasonal flowers -shall be provided for color and visual interest.
(ii) Planters or large pots with small shrubs and seasonal flowers may be used
to create protected areas within the plaza for sitting and people watching.
(iii) Creative use of plant materials, such as climbing vines or trellises, and use
of sculpture groupings or similar treatments are encouraged.
(iv) All landscaping plans shall be submitted during site plan review for
approval.
(d) Exterior lighting, when used, shall be part of the architectural concept. Lighting
shall enhance the building design and adjoining landscaping. It should provide adequate
lighting to ensure safety and security; enhance and encourage evening activities; and when
warranted by the adjoining streetscape theme, provide a distinctive character to the area. In
addition, the following shall be addressed:
(i) The site plan shall identify lighting equipment and standards. Uplighting on
trees and provisions for seasonal lighting are encouraged.
(ii) Accent lighting on architectural and landscape features is encouraged to
add interest and focal points.
(iii) Parking area lighting shall not exceed 25 feet in height and shall be
shielded to minimize glare and spillage into the surrounding community.
(5) Building Scale Standards. All elements of building design should form an integrated
development, harmonious in scale, line, and mass to ensure that buildings are based on
human scale (i.e., the relationship of the size of the building's features to the people that use
the bUilding). Design elements should also ensure that large buildings reduce their apparent
mass and bulk on elevations visible from streets or pedestrian routes through such methods
as facade modulation and architectural detailing, roof treatment, colors, materials, and other
special features.
(a) Integration. Large buildings should integrate features along their facades visible
from the public right-of-way and pedestrian routes and entries to reduce the apparent building
mass and achieve an architectural scale consistent with other nearby structures.
(b) Facade Modulation. Building facades visible from public streets and public spaces
should be stepped back or projected forward at intervals to provide a minimum of 40 percent
facade modulation. The minimum depth of modulation should be one foot, and the minimum
width should be five feet.
(c) Articulation. Buildings should be articulated to reduce the apparent scale of
buildings. Architectural details that are used to articulate the structure may include color,
arrangement of facade elements, or change in building materials.
(i) Tripartite Articulation. Buildings should prOVide tripartite building
articulation (building top, middle, and base) to provide pedestrian-scale and architectural
interest.
(d) Window Treatments. Buildings should provide ample articulated window
treatments in facades visible from streets and public spaces for architectural interest and
human scale. Windows should be articulated with mullions, recesses, awnings, etc., as well as
applying complementary articulation around doorways and balconies.
(e) Architectural Elements. The mass of long or large scale buildings can be made
more visually interesting by incorporating architectural elements, such as arcades, balconies,
by windows, dormers, and/or columns.
(f) Rooflines. A distinctive roofline can reduce perceived building height and mass,
increase compatibility with smaller scale and/or residential development, and add interest to
the overall design of the bUilding.
(i) Rooflines with alternating dormers, stepped roofs, gables, or other roof
elements to reinforce the modulation or articulation interval are encouraged.
(ii) Roofs that incorporate a variety of vertical dimensions such as multi
planed and intersecting rooflines are encouraged.
(iii) Flat-roofed designs should include architectural details such as cornices
and decorative facings to provide interest to the roofline.
(g) When there is a change in the building plane, a change in the bUilding materials,
colors or patterns should also be considered.
(h) Landscaping. The landscape plan should provide a trellis, tree or other landscape
feature within each interval.
(i) Upper Story Setback. Setting back upper stories helps to reduce the apparent bulk
of a building and promotes human scale.
(j) Small-Scale Additions. In retail areas, small-scale additions to a structure can
reduce the apparent bulk by articulating the overall form. Clustering smaller uses and
activities around entrances on street-facing facades also allows for small retail or display
spaces that are inviting and add activity to the streetscape.
(6) Building Details, Materials, and Colors.
(a) The building should provide visual interest, distinct design qualities, and promote
compatibility and improvement within surrounding neighborhoods and community
development through effective architectural detailing and the use of traditional building
techniques and materials.
(b) Design Criteria.
(i) Building materials and bUilding techniques should be of high durability and
high quality. For commercial and residential uses, the use of brick is encouraged on walls or as
accents on walls. Large areas of rough-cut wood, wide rough-cut lap siding, or large areas of
T-111, plywood, or similar materials are prohibited. Vinyl siding is prohibited on the ground
floor of commercial buildings.
(ii) Buildings should be enhanced with appropriate details. The following
elements are examples of techniques used on buildings to provide detail:
(A) Ornate rooflines, including use of ornamental molding, entablature,
frieze, or other roofline devices.
(B) Overhead weather protection along sidewalks.
(C) Detailed treatment of windows and doors, including use of
decorative lintels, sills, glazing, door design, molding or framing details around all windows
and doors located on facades facing or adjacent to public streets or parks. Window treatment
should be sized as follows:
1. Windows should not have individual glass panes with
dimensions greater than five feet by seven feet.
2. Windows should be surrounded by trim, molding and/or sill
at least four inches wide. Commercial buildings with no trim or molding should have window
frames at least two inches wide.
3. Individual window units should be separated from adjacent
window units by at least six inches of the building's exterior finish material.
(7) Public or Private Open Space. Where feasible and appropriate, larger (over 10 acres)
commercial and residential developments should incorporate open spaces into the site design
to provide community gathering space and neighborhood meeting areas. These areas should
provide outdoor spaces for relaxing, eating, socializing, and recreating. The following
standards apply to these outdoor areas:
(a) Plazas and Gathering Places.
(i) Areas should be sized between 5,000 and 10,000 square feet.
(ii) Plazas and gathering places should be able to serve as a center for daily
activities.
(iii) Paving should be unit-pavers or concrete with special texture, pattern,
and/or decorative features.
(iv) Pedestrian amenities should be provided, including features such as
seating, plants, drinking fountains, artwork, and such focal points as sculptures or water
features.
(v) Lighting fixtures should be approximately 10 to 15 feet above the surface.
The overall lighting in the plaza should average at least two foot-candles.
(b) Open Spaces and Project Details. The listed literature resources in MMC
22C.010.260 (2)(a) provide smaller scale concepts for integrating public gathering places and
open spaces into the project design.
(8) Site Design Utilizing Crime Prevention Through Environmental Design (CPTED) Principles.
Development that is subject to this section shall incorporate the following CPTED strategies
into building design and site layout:
(a) Access Control. Guidance of people coming and going from a building or site by
placement of real and perceived barriers. Provision of natural access control limits access and
increases natural surveillance to restrict criminal intrusion, especially into areas that are not
readily observable.
(b) Surveillance. Placement of features, uses, activities, and people to maximize
visibility. Provision of natural surveillance helps to create environments where there is plenty
of opportunity for people engaged in their normal behavior to observe the space around them.
(c) Territoriality/Ownership. Delineation of private space from semi-public and public
spaces that creates a sense of ownership. Techniques that reduce the perception of areas as
"ownerless" and, therefore, available for undesirable uses.
Examples of ways in which a proposal can comply with CPTED principles are outlined
in the "CPTED Guidelines for Project Design and Review," prepared by the city.
Section 7. Section 22C.020.250 of MMC Chapter 22C.020 is hereby amended to
read as follows:
22C.020.250 Site and building design standards.
(1) Applicability.
(a) Prior to submitting a building permit application, all development to which these
standards apply shall be required to submit a site plan addressing the standards in this section
for administrative review and approval by the community development director.
(b) The site and building design standards of this section apply to institutional,
commercial and multiple-family developments.
(c) The crime prevention through environmental design (CPTED) provisions of this
section apply to all new commercial developments of over 12,000 square feet in building area
and multifamily development of 10 or more units.
(2) Relationship of Building(s) to Site and Street Front.
(a) The site shall be planned to create an attractive street edge and accommodate
pedestrian access. Examples of ways that a development meets the requirements of this
provision are to:
(i) Define the street edge with bUildings, landscaping or other features.
(ii) Provide for building entrances that are visible from the street.
(iii) Provide for a sidewalk at least five feet wide if there is not space in the
public ROW.
(iv) Provide building entries that are accessed from the sidewalk: Preferably
these access ways should be separated from the parking and drive aisles. If access traverses
the parking lot, then it should be raised and clearly marked.
(v) Provide for businesses that require outdoor display oriented to the street,
such as nurseries and auto sales, to have such display be raised and clearly marked.
(b) The development shall create a well-defined streetscape to allow for the safe
movement of pedestrians. Whenever possible, building setbacks shall be minimized and
parking and drive-through passageways shall be relegated to the side and rear of buildings.
(c) The development shall provide site development features that are visible and
pedestrian-accessible from the street. These features could include plazas, open space areas,
employee lunch and recreational areas, architectural focal points, and access lighting.
(3) Relationship of Building(s) and Site to Adjoining Area.
(a) Where adjacent buildings and neighborhoods are consistent with the
comprehensive plan and desired community character, new bUildings and structures should
consider the visual continuity between the proposed and existing development with respect to
building setbacks, placement of structures, location of pedestrian/vehicular facilities and
spacing from adjoining buildings. Solar access of the subject and adjacent properties should
be considered in building design and location.
(b) Harmony in texture, lines and masses is encouraged.
(c) Attractive landscape transition to adjoining properties shall be provided.
(d) Public and quasi-public buildings and structures shall be consistent with the
established neighborhood character.
(4) Landscape and Site Treatment.
(a) Parking lot screening and interior landscaping shall be provided consistent with
Chapter 22C.130 MMC. The following criteria shall guide review of plans and administration of
the landscaping standards in the zoning code:
(i) The landscape plan shall demonstrate visual relief from large expanses of
parking areas.
(ii) The landscape plan shall provide some physical separation between
vehicular and pedestrian traffic.
(iii) The landscape plan shall provide decorative landscaping as a focal setting
for signs, special site elements, and/or pedestrian areas.
(iv) In locations where plants will be susceptible to injury by pedestrian or
motor traffic, they shall be protected by appropriate curbs, tree guards or other devices.
(v) Where building sites limit planting, the placement of trees or shrubs in
parkways or paved areas is encouraged.
(vi) Screening of outdoor service yards and other places which tend to be
unsightly shall be accomplished by use of walls, fencing, planting, berms or combinations of
these.
(Vii) Landscaping should be designed to create definition between
public and private spaces.
(viii) Where feasible, the landscape plan shall coordinate the selection of
plant material to provide a succession of blooms, seasonal color, and a variety of textures.
(ix) The landscape plan shall provide a transition in landscaping design
between adjacent sites, within a site, and from native vegetation areas in order to achieve
greater continuity.
(x) The landscape plan shall use plantings to highlight significant site features
and to define the function of the site, including parking, circulation, entries, and open spaces.
(xi) Where feasible, the landscape plan shall integrate natural approaches to
storm water management, including featured low impact development techniques.
(b) Street Landscaping. Where the site plan includes streetscape plantings, the
following guidelines apply:
(i) Sidewalks and pathways should be separated from the roadway by
planting strips with street trees wherever possible.
(ii) Planting strips should generally be at least five feet in width. They should
include evergreen shrubs no more than four feet in height and/or ground cover in accordance
with the city of Marysville landscape standards (Chapter 22C.120 MMC) and Marysville
Administrative Landscaping Guidelines.
(iii) Street trees placed in tree grates may be more desirable than planting
strips in key pedestrian areas.
(iv) Use of trees and other plantings with special qualities (e.g., spring flowers
and/or good fall color) are strongly encouraged to unify development.
(c) Plaza/Pedestrian Area Landscaping within Shopping Centers and Mixed Use Site
Plans.
(i) A range of landscape materials -trees, evergreen shrubs, ground covers,
and seasonal flowers -shall be provided for color and visual interest.
(ii) Planters or large pots with small shrubs and seasonal flowers may be used
to create protected areas within the plaza for sitting and people watching.
(iii) Creative use of plant materials, such as climbing vines or trellises, and use
of sculpture groupings or similar treatments are encouraged.
(iv) All landscaping plans shall be submitted during site plan review for
approval.
(d) Exterior lighting, when used, shall be part of the architectural concept. Lighting
shall enhance the building design and adjoining landscaping. It should provide adequate
lighting to ensure safety and security; enhance and encourage evening activities; and when
warranted by the adjoining streetscape theme, provide a distinctive character to the area. In
addition, the following shall be addressed:
(i) The site plan shall identify lighting equipment and standards. Uplighting on
trees and provisions for seasonal lighting are encouraged.
(ii) Accent lighting on architectural and landscape features is encouraged to
add interest and focal points.
(iii) Parking area lighting shall not exceed 25 feet in height and shall be
shielded to minimize glare and spillage into the surrounding community.
(5) Building Scale Standards. All elements of bUilding design should form an integrated
development, harmonious in scale, line, and mass to ensure that buildings are based on
human scale (i.e., the relationship of the size of the building's features to the people that use
the bUilding). Design elements should also ensure that large bUildings reduce their apparent
mass and bulk on elevations visible from streets or pedestrian routes through such methods
as facade modulation and architectural detailing, roof treatment, colors, materials, and other
special features.
(a) Integration. Large buildings should integrate features along their facades visible
from the public right-of-way and pedestrian routes and entries to reduce the apparent building
mass and achieve an architectural scale consistent with other nearby structures.
(b) Facade Modulation. Building facades visible from public streets and public spaces
should be stepped back or projected forward at intervals to provide a minimum of 40 percent
facade modulation. The minimum depth of modulation should be one foot, and the minimum
width should be five feet.
(c) Articulation. Buildings should be articulated to reduce the apparent scale of
buildings. Architectural details that are used to articulate the structure may include color,
arrangement of facade elements, or change in bUilding materials.
(i) Tripartite Articulation. Buildings should provide tripartite bUilding
articulation (building top, middle, and base) to provide pedestrian-scale and architectural
interest.
(d) Window Treatments. Buildings should provide ample articulated window
treatments in facades visible from streets and public spaces for architectural interest and
human scale. Windows should be articulated with mullions, recesses, awnings, etc., as well as
applying complementary articulation around doorways and balconies.
(e) Architectural Elements. The mass of long or large scale buildings can be made
more visually interesting by incorporating architectural elements, such as arcades, balconies,
by windows, dormers, and/or columns.
(f) Rooflines. A distinctive roofline can reduce perceived bUilding height and mass,
increase compatibility with smaller scale and/or residential development, and add interest to
the overall design of the building.
(i) Rooflines with alternating dormers, stepped roofs, gables, or other roof
elements to reinforce the modulation or articulation interval are encouraged.
(ii) Roofs that incorporate a variety of vertical dimensions such as multi
planed and intersecting rooflines are encouraged.
(iii) Flat-roofed designs should include architectural details such as cornices
and decorative facings to provide interest to the roofline.
(g) When there is a change in the building plane, a change in the building materials,
colors or patterns should also be considered.
(h) Landscaping. The landscape plan should provide a trellis, tree or other landscape
feature within each interval.
(i) Upper Story Setback. Setting back upper stories helps to reduce the apparent bulk
of a building and promotes human scale.
(j) Small-Scale Additions. In retail areas, small-scale additions to a structure can
reduce the apparent bulk by articulating the overall form. Clustering smaller uses and
activities around entrances on street-facing facades also allows for small retail or display
spaces that are inviting and add activity to the streetscape.
(6) Building Details, Materials, and Colors.
(a) The building should provide visual interest, distinct design qualities, and promote
compatibility and improvement within surrounding neighborhoods and community
development through effective architectural detailing and the use of traditional building
techniques and materials.
(b) Design Criteria.
(i) Building materials and bUilding techniques should be of high durability and
high quality. For commercial and residential uses, the use of brick is encouraged on walls or as
accents on walls. Large areas of rough-cut wood, wide rough-cut lap siding, or large areas of
T-ll1, plywood, or similar materials are prohibited. Vinyl siding is prohibited on the ground
floor of commercial bUildings.
(ii) Buildings should be enhanced with appropriate details. The following
elements are examples of techniques used on buildings to provide detail:
(A) Ornate rooflines, including use of ornamental molding, entablature,
frieze, or other roofline devices.
(B) Overhead weather protection along sidewalks.
(C) Detailed treatment of windows and doors, including use of
decorative lintels, sills, glazing, door design, molding or framing details around all windows
and doors located on facades facing or adjacent to public streets or parks. Window treatment
should be sized as follows:
1. Windows should not have individual glass panes with dimensions
greater than five feet by seven feet.
2. Windows should be surrounded by trim, molding and/or sill at least
four inches wide. Commercial buildings with no trim or molding should have window frames at
least two inches wide.
3. Individual window units should be separated from adjacent window
units by at least six inches of the building's exterior finish material.
(7) Public or Private Open Space. Where feasible and appropriate, larger (over 10 acres)
commercial and residential developments should incorporate open spaces into the site design
to provide community gathering space and neighborhood meeting areas. These areas should
provide outdoor spaces for relaxing, eating, socializing, and recreating. The following
standards apply to these outdoor areas:
(a) Plazas and Gathering Places.
(i) Areas should be sized between 5,000 and 10,000 square feet.
(ii) Plazas and gathering places should be able to serve as a center for daily
activities.
(iii) Paving should be unit-pavers or concrete with special texture, pattern,
and/or decorative features.
(iv) Pedestrian amenities should be provided, including features such as
seating, plants, drinking fountains, artwork, and such focal points as sculptures or water
features.
(v) Lighting fixtures should be approximately 10 to 15 feet above the surface.
The overall lighting in the plaza should average at least two foot-candles.
(b) Open Spaces and Project Details. The listed literature resources in MMC
nC.020.240(2)(a) provide smaller scale concepts for integrating public gathering places and
open spaces into the project design.
(8) Site Design Utilizing Crime Prevention Through Environmental Design (CPTED) Principles.
Development that is subject to this section shall incorporate the following CPTED strategies
into building design and site layout:
(a) Access Control. Guidance of people coming and going from a building or site by
placement of real and perceived barriers. Provision of natural access control limits access and
increases natural surveillance to restrict criminal intrusion, especially into areas that are not
readily observable.
(b) Surveillance. Placement of features, uses, activities, and people to maximize
visibility. Provision of natural surveillance helps to create environments where there is plenty
of opportunity for people engaged in their normal behavior to observe the space around them.
(c) Territoriality/Ownership. Delineation of private space from semi-public and public
spaces that creates a sense of ownership. Techniques that reduce the perception of areas as
"ownerless" and, therefore, available for undesirable uses.
Examples of ways in which a proposal can comply with CPTED principles are outlined in the
"CPTED Guidelines for Project Design and Review," prepared by the city.
Section 8. Section 22G.090.670 of MMC Chapter 22G.090 is hereby amended to
read as follows:
22G.090.670 Lot requirements.
(1) Lot arrangement shall be related to the natural features of the site and provide a suitable
building site and driveway access from existing or proposed streets. Provision of adequate
solar access should be considered during lot design.
(2) Double-frontage lots shall be avoided whenever possible.
(3) Lots shall not, in general, access off of arterials. Where driveway access from a street may
be necessary for several adjoining lots, the city may require that such lots be served by
combined access points and driveways designed or arranged so as to avoid requiring vehicles
to back into traffic.
(4) Residential lots must have a front yard setback orientation toward the public street or
easement access.
(5) Interior lot lines should be composed of straight lines.
(6) Residential lots shall maintain the minimum setback requirements as specified by the city's
zoning ordinance, unless shown otherwise on the final plat or short plat, as a bUilding site. In
no case shall the city staff or the hearing examiner grant a deviation from the setback
requirement on an exterior lot line on abutting property under separate ownership without
following the procedure of MMC 22G.090.820.
(7) Residential lots shall maintain a minimum lot width as required by the city's zoning
ordinance.
(8) Panhandle-shaped lots shall only be permitted in a residential subdivision or short
subdivision if the following are met:
(a) The minimum width of the minor access portion shall be 20 feet;
(b) The computations for complying with the zoning code minimum lot size shall not
include the minor portion of a panhandle-shaped lot;
(c) No panhandle-shaped lot shall be permitted in short subdivisions where the
ownership is common with a contiguous property;
(d) Side-by-side panhandles in subdivisions are not permitted;
(e) No panhandle-shaped lot will be permitted if there is a potential for additional
development, unless adequate area is left for the future development potential; and
(f) All panhandle access drives shall comply with easement access standards,
including type of units allowed and improvements required.
Section 9. Section 22A.010.160 of MMC Chapter 22A.010 is hereby amended by
adding reference to this adopted ordinance in order to track amendments to the City's
Unified Development Code:
"22A.Ol0.160 Amendments.
The following amendments have been made to the UDC subsequent to
its adoption:
Ordinance Title (descri ption) Effective Date
J'o7 Chapter 22C.270 Solar Energy Systems
Section 10. 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.
Section 11. Effective Date. This ordinance shall become effective five days after
the date of its publication by summary.
,'-th
PASSED by the City Council and APPROVED by the Mayor this IJ, day of
CITY OF MARYSVILLE
By:
Attest:
By: ~(fl~
Uf..~CITY CLERK
Approved as to form:
By: LJ~·t::. ,;P£)
GRANT K. WEED, CITY ATTORNEY
Date of Publication: SQp\..e.rr\b=<..rt 2..\)2 y ll
Effective Date: W\ ~L"p ~(p JLO It
(5 days after publication)
COMMUNITY DEVELOPMENT DEPARTMENT
80 Columbia Avenue • Marysville, WA 98270
(360) 363-8100 • (360) 651-5099 FAX
PC Recommendation -Proposed Solar Energy System Code
The Planning Commission (PC) of the City of Marysville, having held a public hearing on june 28, 2011,
ill review of a NON-PROJECT action amendment of the Marysville Municipal Code, proposing
adoption of Chapter 22C.270, S%r Energy Sjistems, which sets forth design, setback, and other standards
for the installation of commercial and residential solar energy systems, and requires solar access to be
considered in site and subdivision design. Having considered the exhibits and testimony presented, PC
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 Chapter 22C.270, Solar El1elgy Systems and associated standards to the
community on May 24, 2011.
2. The proposal was submitted to the State of Washington Department of Commerce for 60-day
review on May 31, 2011, in accordance with RCW 36.70A.106.
3. The PC held public work a session to review the NON-PROJECT action amendments
proposing adoption of the NON-PROJECT action Solar EnerJ!)! Sjiste172S and associated
standards, as described above, on May 24, 2011.
5, The PC held a duly-advertised public hearing on June 28, 2011 and received testimony from
city staff and the public.
6. At the public hearing, the PC reviewed and considered Chapter 22C.270, Solar ElIel:gy Systems
and associated standards.
CONCLUSION:
At the public hearing, held on May 10, 2011, the PC recommended APPROVING Chapter 22C.270,
S%r EnerJ!)! Systems and associated standards alternative 2, as the preferred alternative, as reflected in the
PC Minutes, attached hereto as EXHIBIT A.
By:
~~J1ssion Chair