HomeMy WebLinkAboutO-2922 - Amends Smokey Point master plan and Sec. 22A.010.160, Smokey Point master plan design guidelines (22A.010)CITY OF MARYSVILLE
Marysville,Washington
ORDINANCE NO.'d q?L
AN ORDINANCE OF THE CITY OF MARYSVILLE,WASHINGTON,AMENDING
THE CITY'S MUNICIPAL CODE AND DEVELOPMENT REGULATIONS BY
AMENDING MMC CHAPTER 22C.060,SMOKEY POINT MASTER PLAN AREA
DESIGN REQUIREMENTS,BY AMENDING CHAPTER 9,DESIGN
GUIDELINES,OF THE SMOKEY POINT MASTER PLAN;AND AMENDING
SECTION 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 tile 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 municipal code and
development code (MMC Title 22);and
WHEREAS,during public meetings on January 8,2013 and February 26,2013,the
Planning Commission discussed the proposed amendments to the Smokey Point Master Plan;
WHEREAS,after prOViding notice to the public as reqUired by law,on February 26,2013,
the MarySVille Planning Commission held a Public Hearing on the proposed amendments to the
City's development regulations;and
WHEREAS,on February 26,2013 the Planning Commission made a Recommendation to
the City Council recommending the adoption of the proposed amendments to the Smokey Point
Master Plan by amending Chapter 9,Design Guidelines;and
WHEREAS,at a public meeting on f\~\l y.2013,the Marysville City Councii reviewed
and conSidered the Planning Commission's ecommendatlon and proposed amendments to the
development regulations;and
WHEREAS,the City of Marysville has submitted the proposed development regUlation
revisions to the Washington State Department of Commerce on February 1,2013,as reqUired by
RCW 36.70A.106;
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 February 26,2013 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.S00,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 22 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.The Smokey Point Master Plan is hereby amended by amending Chapter 9,
Design Guidelines to read as set forth In attached Exhibit "B".
Section 4.Section 22A.010.160,Amendments,of MMC Chapter 22A.01O,General
Administration,Is hereby amended as follows by adding refereQce to this adopted ordinance in
order to track amendments to the City's Unified Development Code:
"22A.010.160 Amendments.
The following amendments have been made to the UDC subsequent to Its adoption:
Ordinance Title (description)
SPMP Design Guidelines Amendments
Effective Date
Section S.Severability.If any section,SUbsection,sentence,clause,phrase 01'work of
this ordinance should be held to be Invalid or unconstitutional by a court of competent
jurisdiction,such invalidity or unconstitutionality thereof shaJl not affect the validity or
constitutionality of any other section,SUbsection,sentence,clause,phrase or word of this
ordinance.
Section 6.Effective Date.This ordinance shaJl become effective five days after the
date of its publication by summary.
:-\-t,
PASSED by the City Council and APPROVED by the Mayor this 1)day of
_\A!:::ll,<Y:<:>I'!.,...L\",,-',2013.
CITY OF MARYSVILLE
""'~~
Date of Publication:
CITY CLERK
By:
GRANT .WEED,C ATTORNEY
1·-/J -I ~
Effective Date:
{S days after publication}
COMMUNITY DEVELOPMENT DEPARTMENT
80 Columbia Avenue.Marysville,WA 98270
(360)363-8100 •(360)651-5099 FAX
PC Recommendation -SmokeyPoint Master Plan,Design GuidelinesAmendments
The Planning Commission (PC)of the City of rVlarysville,having held a publie hearing on Fehruaq 26,
2013 in review of a NON-PROJECT action amendment of the Marysville Municipal Code (MMC),
proposing amendmeots to the MMC,Chapter 22C.060,Stnokry Poilll Mailer Plall A,"a -Desigll
ReqllimllelllJ,by amending Chapter 9,DCJigll GllidelillCJ,of the Smokey Poilll Mm/e,.Plall,and having
considered the exhibits and testimony preseoted,PC does hereby enter the following findings,
conclusions and recommendation for consideration by the Marysville City Council:
FINDINGS:
1.The PC held a publie work session to review the NON-PROJECT action amendments
proposing adoption of the NON-PROJECT action SlIJok'J'Poilll Mas/er 1'1<11I,Ch.9 Desigl/
GllidclilJCJ mnendments as dcscribed abovc,onJanuary 8,2013.
2.The proposal was submitted to the State ofWashington Department of Commerce for 30-day
expedited review on February 1,2013,in accordance with RCW 36.70A.106.
3.The PC held a duly-advertised public hearing on February 26,2013 and received testimony
from city sraff and rhe public.
4.At the publie bearing,the PC reviewed and considered the JillokV'Poil/I Mlls/e,.1'lal/,Ch.9
DesigJl G"ide/iJ/cs amendments.
CONCLUSION:
Ar the public henring,held on February 26,2013,the PC recommended that City Council approve the
.5'1I1okl}}PO;/lt M"astcr Piau,Ch.9 Design Glliddil/IJI amendments.
RECOMMENDATION:
Forwarded to City Council as a Recommendation of APPROVAL of the NON-PROJECT action
},nOWI1 as 511I0 -ry l'oi"t'lv[aslcr Po "Ch.9 Design Guidelincs amendments,an amendment to the Marysville
MuniciA 0,Chapter 22 .GO,Smokry Poilll A1l/sle,.Plall ./l,M -Desigll Reqlliml/t'lIlJ,this February
26,201 .
By:
Chapter 9
9.1 PURPOSE
EXHIBITB
DESIGN GUIDELINES
As discussed in Chapter 2 -Purpose and Intent,there are two levels of guidelines for the Master
Plan,First,the range of infrastructure needed are identified and defined through Development
Guidelines,specifically road networks,street designs,utilities,critical area mitigations,storm
drainage systems,and airport compatibility,The Design Guidelines apply to all new
consttuction and provide guidance on building and parking lot orientations,landscaping
standards,architectural features,pedesttian facilities,pedestlian amenities,and signage.
The purpose of these design guidelines is to diverge from the traditional industrial building
concepts to create a master planned commercial/light industrial/technology paJ'k that takes an
unrelated collection of sites and builds a business district with complementary landscape,
streetscape and architectural treattnents.
9.2 ZONING AND SITE PLAN REQUIREMENTS
The Smokey Point MPA,has a zoning designation of Light Industrial (LI),except for a parcel
zoned retail 'and where noted on the official zoning map.The underlying zoning Light Industrial
will apply for permitted uses,lot coverage,building,setbacks,base landscaping requirements,
required parking,and signage code standards,The following aJ'e applicable code sections,but
applications are not limited exclusively to these sections.They are:Marysville Municipal Code
Chapter(s)-22 C.020.22C.120.22C.J30.awl 22C.J60.19.Q8,19.12,19.14,19.1&,19.18,19.2Q,
fflltl19.42.
Jl.2J SliePlatt Approl/olProcess
A binding site plan is required that will demonstrate how the project meets the intent of the
zelling Unified Development Codeee6e,the development guidelines,and the design
guidelines.The means of pedestrian and vehiculaJ'parking lot circulation and building and
entry orientation,must be approved by the City in accordance with the design guidelines as
applied to the entire area of applicability as stated in this authority section.
9.3 RELATIONSHIP TO CONTEXT
Design guidelines that contribute to cohesiveness within an aJ'ea are:landscape and streetscape
treatments,vehicular circulation patterns,pedestrian circulation patterns,and architectural styles,
forms,materials or colors.Physical continuity is also an important aspect.In the following
sections,ways to achieve continuity in site design elements are discussed.
The Design Guidelines influence the cohesiveness ofthe business park internally by establishing
the relationship to adjacent land uses,and to the City of Marysville through the following
elements:
•Site Layout and Building Orientation
Smokey Point Mastel'Plan
City ofMarysville
64 June 2008
•External and internal road networks.
•Parking lot and building placement.
•Pedestrian and bike corridors.
•Building architectural elements.
•Landscaping.
9.4 SITE LAYOUT AND BUILDING ORIENTATION
There are a number of ways in which architectural and site design can avoid the traditional
approach and support a cohesive business park with the following primary guidelines:
All bnildings should present a "face"to the street,providing visnal interest and a pedestrian scale
to the building(s).On comer lots,if the code does not stipulate,the developer may negotiate with
the City which street to "face."
•Visitor and customer parking should be provided along the street,or in front of
building entrances,while employee and vendor parking should be located behind
or alongside the building.
•Service and storage areas will be located behind the buildings and screened from
view from public streets.
•Where sites are adjacent,vehicular circulation should be coordinated to
minimize curb cuts and access point to the public streets.
•The internal pedestrian networks within the master planned development should
provide pedesltian linkages between the transit service points,pedestrian
facilities and services.
•Views of and into the development from neighboring public streets should be
considered,with the goal of making the development an attractive destination.
•Landscaping for new development should consider the existing landscaping of
adjacent sites to provide continuity along the street fronts and augment the
perimeter treatment.
The following two graphics illustrate how indnstrial building and retail building layonts
relate to the surrounding streets.
This generic sae diagram illustrates the overall relationship
between the building location and the parking layout within a
site anllcipated for office /light industrial/warehousing uses
in the Smokey Point MPA.
The building faces the street,with the greatest architectural
detail along the front fa~ade.A minimum of parking is
provided for guests and visaors immediately in front of the
building,with clearaccess from the address street.
The majority of parking is behind the building,as is the
loading andservice area.
The site is encompassedby perimeter landscaping,while the
landscaping along the address street is acontinuation of the
streetscape on adjoining sites and blocks.
Smokey Poinl Masler Plan
City ofMarysville
65 June 2008
Applicable Site Layout for limited Retail Development
Store entrances are the destination 01customers leaving
their vehicles.The example at right supplied a ''ladder'
style paint stripping to alert drivers of the pedestrian
concentration at the store entrance.The example at the
right provides parking immediately in front of the
building,which lowers the number of pedestrians
crossing busy access drives and provides a buffer
between pedestrians on the sidewalk in front of the
building and moving cars.When parking is provided in
lront 01 buildings,it is important to clearly designate "no
parking"areas in front of building entrances to provide
clear pedestrian access from the parking lot
9.5 SERVICE AND LOADING AREAS
Service areas for businesses Consume a significant amount of land because of the high
percentage of manufacturing and light industrial activities that require truck maneuvering and
loading areas.While these areas are essential to the function of the facility,they can be located
or screened to enhance the appearance of each site and the Smokey Point MPA in general.The
type of manufacturing.and light industrial facility aud its orientation affects the visual
appearance ofcommercial areas because of the design ofthe loading docks.
Smokey Point Masler Plan
City ofMarysville
66 June 2008
Example ofscreening service areas with landscaping.
Example ofscreening service area with building fayout.
9.6 VElliCLE CIRCULATION AND PARKING LOTS
Vehicle circulation and parking lots in the Smokey Point MPA will influence roadway design
and layout,site configuration,and building locations.The circulation needs of maneuvering
tlUcks and trailers will be an important influence in the overall look and feel of the individual site
and the overall district.While the dimensions and characteristics of IlUck traffic will be a strong
influence,the passenger automobile that delivers customers to the site and store as well as to
employment in the office will be another significant portion of the experience in the area.
Smokey Point Master Plan
City ofMarysville
67 June 2008
Design Guidelines·Access points
1.Adesignated truck and service vehicle access entrance I exit will be established with expanded turning
radii.Access points will be subject to sight distance review.,
2.Adesignated visitor and employee access entrance will be established that is not in close proximity to
the truck and service vehicle entrance.I ..
3'1 Access points between major development pads should be combin,ed to minimized curb cuts while
recognizing the need to provide adequate emergency access to each building.Left turns should be
restricted to turn pockets on the following roads:'..
•152nd Street NE"
•51st Avenue
Design Guidelines ~Parking Lots... ,.."'I I , "";'j,I I
1.:Visitor parking should be located in fropt,of the bUilding,nei;lr the bUilding entrance.
2.~mployee parking be,hind th~building i,s encouraged.~;,
3.Parking lots should be integrated with the landscape concept and pedestrian circulation.
,'
Smokey Point Master Plan
City of Marysville
68 June 2008
Example of Building and
Parking Layouts with
Service areas in the
interior ofthe lot.
These site plans show a
basic approach to site
planning for tight
industrial/freight
forwarding operations.
The truck maneuvering
and loading docks are
located behind the
building,while visitor
parking is directly off the
address street.
Employee parking is
along the side of the
building.Where
possible,especially in
multi-site developments,
some streets shouldbe
dedicated to truck access
(behind both buildings in
Ihis example).
Landscape buffers
aroundthe site should be
used to screen the
parking and trucks and
create an 'address"
street wllere Ihe
businesses can benetit
from a quality
streetscape.
Smokey Point Master Plan
City ofMarysville
69 June 2008
9.7 PEDESTRIAN CIRCULATION AND CORRIDORS
Pedestrians need an origin,a destination and a continuous network to move from one point to
another or from the automobile to theu'destination.Pedestrians have three origins:the building
where they work or shop,transit drop off or,more likely,their parked automobile.To allow
pedestrians to move between buildings and the street,a complete and continuous pedestrian
network must be provided that has pedestrian amenities and visual interest.
Pedestrian flows from the public street to private building entrances and between neighbOling
properties has been overshadowed in suburban areas by the volume of pedestrians walking from
private parking areas to buildulg entrances.Connections to the public pedestrian network will
become more important as pedestrian densities increase due to changing land uses and increases
in U'ansit ridership.
n'OesiqilGuidellnes.,lpedestiian ":'.!':,,;II:"Illi;'",II,:"~"~:,,'"i;".fo.l II '".:~
I -I ;'.",I-I'.',",~~:;"r<,JI,ih 'i'l',J11,';1 ',h q':;1,,;.'!!I I '''.,:I'.j;..'.',1",1".'il,":!!-I"Ii'II U'tO;,'".i.'<'I 1'1!,'I "';'')I,!"::.,!,I,·!l "'.i'l ":.'!i:",1,:I.I!:,",'1;::,':'::1.::The pubhc slge~alk net~ork \1(111 be compl~ted with each development and (oadway'lmp(ovement t~'
:";i connedt,all th~~e~)inati~ns ii1;lre Sinoke{~,oi,~,MPA.',;'I':i'::',t,!',«:1',11.,:,"'1:11
.2.':,:Clear,cdn\lenient,:'and s~'e pedestrian circulalion,.shallsijeUIEI-be prov,iged.between:public sidewalks"
• ,:I-I ',1.,,'I \11 t .j ,I I,-j.~,c.•!'),',' ,and public building'.entrances.""':i'.,,.'.,",.:".'"I'·, . I I ill 1'1 ,.j..'I'-ii I,1,'.'
.3,Parking lot pedestrian crossings wiU be denoted by either stampedconcrele or colored pavement
within the lirst SOD teet otlhe building entrance,painted pedestrian stripping'may I:i~usea outside 01·t~e 500-lqot perif'l!elEiraround th~lbuilding.r .'r,.1 :;:.",;i': ' ,!;~,~~~e$tri~f1 c,ircul~ti?~lhrough par,~i~g 1,?!~,lYiII be w~,H marke~,~:',r ,I:.:•"i:I'.,"'.'
,5,pec!estn~~Slrcu.!atlo~,',to the,l,bulldlng!l'entrances Will be adequately $Ized qrd be pr~vlded With:
til,,;landS9?,RiQg~ridiwe~ther proteptiorwtjereappropriate'::",,i,-'i":'",Ii:'i:'i .•..;,,".I'Ii"~,
6,:ii'W,h~r~;:p~,?,est~,\~n route,~,c~ossiP~rki?gIQts qr vehiql~f09te~,t,psy will ~'e pie~rJY ide~tifiabl~w,i~~;!
.,.,""'j raised paYing p,athways,pervlo~s paVers,to support mllltrqtlQnare,'encouraged,;,;",'!'i 1 'I:,1
V.'I':I I,Bui!cli~gs;:sh6ul~c,learlyd,~ow'tqe P?destri¥n entrar~e Irom tre si,~~et,,~~~,tr~in the p,~rki,ng lot ,';
i '",1·'I'"r'1-,1 '-,'.I,'t,'I 't 'j••'I .'.'j ··,1 IJ ",1:'11."'Ii'-','.I,:;ij:II',:.'iH ,',','./1'!;:'Ii I.':.,.[I·i',.;;I 1','";I;~,;:.,:II:";::.,.\;,_:,';,1':I •;,,1",
Creation ofa pedestrian circle in the parking lot with integrated
landscaping,softens the building and provides asafe area and
connects the businesses to the pubtic sidewalk.
Smokey Point Master Plan
City ofMarysville
70 June 2008
A complete network of public sidewalks will encourage
pedestrians to walk ralher Ihan drive.As the employmenl
density increases in Ihe area,more Iransil services will be
warranted.Within the parking (ots,clear palhs for
pedestrians should be installed 10 provide a safe,clear
means to access the businesses.
This new development provides positive pedestrian
conneclions between the public sidewalk and walkways in
front of the building.The pedestrian link through the
parlring area features pedestrian lighting,landscaping and
a slightly eleva/ed,crowned surface within the parking
area.
9.8 PEDESTRIAN AMENITIES
The extent and type of pedestrian facilities appropriate for a given development will depend on
the natlll'e of the development,the number of users and its proximity to other recreational
features.Design review should consider area recreational features and development scale in
determining location and extent of pedestrian amenities on the site.As employee recruitment
becomes more competitive in emerging n011hwest bnsinesses ranging from manufacturing to
light industrial,investments in pedestrian facilities can provide great benefits to employees.
Changing uses in leased spaces is the dilemma for developers in providing fixed pedestrian
amenities.Fixed pedestrian facilities constructed in anticipation of tenants may go unused if the
use changes at the end of the lease.Providing space for pedestrian amenities in optimal locations
and supplying non-fixed seating,landscaping,and other features,may prove more sllccessful.
'Design Guidelines -Pedestr;anlEmplovee Amenities ,:::,'('i :':',h:'I 'I,:I , .'i:",";"."It~tll 'I)',!'111,l~,,I :I';\I~I.I'I ;l~11:!I~'I:.;iii I':,l!"I."':I,ll:.,\;1,\.;'")1"'1 11 :I",.11:1:
'1.In addition to safe and,durable walking surfaces,pedestnans sho~ld be provided Witil amenities such
"!'a~be~ches:Weather pi~fect~d sealing areas;:covered w~lkways:'~and ollie'!lealures:',,"I':,.,,":.
Smokey Point Master Plan
City ofMarysville
71 June 2008
Smokey Point Master Plan
City ofMarysville
72 JUlle 2008
This high tech induslrial business in Bolhef/provides benches
and tables and integraling Ihe landscape planlers wilh
sealing.
Pedeslrian amenilies such as these benches are most
important in the retails areas.Pedestrian amenilies can
range from a landscaped plaza 10 something as simple as a
picnic table or bench.They are most af/ractive 10 pedeslrians
when designed in conjunction wilh businesses and activilies
thai generale pedeslrian activity,such as espresso slands
and public trails,andprovide fealures such as protection from,
wealher,noise and lraffic.
Building arcades and colonnades are a good response to the
Northwest rainy climate.In addition to providing shelter,Ihey
clearly define an area Ihal is safe from vehicles.
Investments in pedestrian facilities or open space gathering
area can provide great benefils.This modest facility is lVelt
used since /I is important to provide a place for resl and
relaxation for employees and visitors
9.9 ARCHITECTURAL CONCEPT
A strong architectural concept has both an aesthetic and an organizational component.The
concept should convey the statement or image that the designer wants the building to
communicate,and also provide clues as to how the building is to be used;for example,how
pedestrians can reach their desired destination.In order to convey a clear message,sites with
multiple buildillgs should also display design unity;individual buildings should reinforce the
image of the complex as a whole.
Architectural composition is the design and arrangement of building elements.The composition
conveys the architectural concept.In addition to function,the design,proportions and placement
of elements should'be visually pleasing.Typical components of the composition include the
Smokey Point Masler Plan
City ofMarysville
73 June 2008
design,proportions,and placement of windows,doors and other openings.the building base aod
cornice line,and the roof formes)and its relationship to other elements within the overall
composition.
The Costco Headquarters was built within the Pickering
Park Business Park in Issaquah.
The building at right shows a unity of architectural
composition,symmetl}',a clear entrance and a formal
design approach that fits well with ifs corporate
headquarters image.
"Speculative"office development is developed to serve
multiple tenants,where smaller spaces are needed.In
the buildiflg at right,the architectural approach was to
provide a less specific image.
This office building was developed without a specific
tenant.In a speculative venture like this,convenient
parking is necessal}'to attract tenants.
A strong architectural concept should also convey clear organization.For the user and the
observer,the clarity of building organization is important to understanding where uses are
located in the building and how to reach them."The exterior design gives cues as to where
different uses are located.
,DesigriGuiaelines'-Facades ,,t::' ',.'.:';,::'1"'i,1 i,",
" .'.-I !•If,.-',I I, .::I.r ..:,;~."',,r'!.!'I''.'I 1.;iThe liont laQade 01 buildings shall ~De desig'ned,to utilize elements sucll'as massing,materials,
,II!windows,'capopies,and pitchea or~terrFced'rO,?1 IOl1T!s to cr~,ate ?,oth a visually ?istinct:'base"as welli
'asa"cap'''(_I I,t "',','.I".,,"!,'I 1 • L-',"" .11,'1 .''.,."
12.T,he,buildipg laQade thai laces the public sjreet \Viii be,ariiculat~d to re9~ce th~appareni sCflle 01,'
, '~uildi~gs.§tr9ngy~rtical"a~d ho(izont~1 reveals,~rl-sets,~nd three-dimensio~al detail can b~
,"I":,,',incorporal"trd,into quilding"desig~:,o crel;~J,e s~~,~ol'{lilies apd br~~~up Ila!sUrfac~,S;i'''.,'"1',0'
't II:!','j'.''"I,)',.I
Smokey PointMaster Plan
City ofMarysville
74 June 2008
This building exhibils la,ade wilh architec/ural fealures and
delinition (or the primary enlrance.
This building includes many elements that give Ihe observer
clues about scale.The doors,windows,and canopy all
indicate howa human would "size up"when near this building.
Modulating of the building plane and cornice and providing a
variely o(materials are effective techniques (or providing
interesl to blank walls 10 the public,particularly when
integrated wilh landscaping treatments.
9.10 SCALE IN DESIGN
There are multiple scales in building design.One aspect of scale refers to the size of a building
relative to another building,or building element relative to other building parts.For example,it
might be said of a multi-story building in a one-story retail area that the tall building is "out of
scale"with its neighbors.
Another impOltant scale consideration in building design is human scale.Human scale is the
size of a building element or space relative to the dimensions and proportions of the human
body.Achieving human scale in building design is particularly impOltant in Smokey Point MPA
because of the large size ofthe anticipated buildings.
Light industrial buildings in the Smokey Point MPA could be large,rectangular structures with
flat wall surfaces.These buildings could work well for their primary purposes,but several
design issues need to be addressed to provide a quality visual and pedestrian environment.
Buildings,especially large buildings,need to relate to pedestrians.This can be accomplished by
breaking down,or modulating,larger building forms (massing)providing building elements and
landscaping that mediates between the scale of the structure and 'human'scale.A way to reach
that relationship is the incorporation of building elements that are typically designated with
pedestrians in mind -entries,canopies and arcades.
Smokey Point Master Plan
City ofMnrysville
75 June 2008
Design Guidelines Scale
1.The side fa~ade of buildings should be designed to utilize elements such as color,materials,and I or
landscaping to break up the size and scale of large side walls.
2.Integrate pedestrian scale concepts into the front fa~ade of the building.Elements such as arcades,
canopies,balconies,or extending smaller structures out from the main facade.
3.Design the building massing so the taller or bulkier portions are less visible from public streets and
sidewalks.
9.11 WALL MODULATIONS
The internal functions of buildings often require walls without penetrations or breaks in the plane
of the fayade.Ifappropriate,these blank walls should be placed in areas ofthe site not visible to
the public (public streets and private land adjacent to public right-of-way).However,when walls
of large structures are visible to the public,the impact of large expanses of blank walls can be
minimized by modulation.
Modulation involves recessing and /or projecting portions of the fayade of a building within
specified intervals ofbuilding width and depth,as a means of breaking up the apparent bulk ofa
structure's continuous exterior walls.
Design Guidelines Walls
Walls visible from streets and public areas shall be designed to prevent long.unmodulated planes.Design
techniques which may be utilized include.but are not limited to.the following:
1.Walls sAa~IEll3e ~faviEleEl ','lilA Provision of bends,recesses or projections in the walls;la FeEl~se
leR§~R fRaEl~laleEl ~laRes.provided.that all walls visible from streets or public areas that are 60 feet
or longer shall be moduiated.The minimum modulation depth shall be no less than five feet;the
minimum modulation length shall be no less than 15 feet;and the maximum modulation length shall
be no more than 60 feet.Alternative methods of modulation may be utilized if the Planninq Director
determines that the alternative methods will result In an eguivalent or superior modulation of the
walls.
2.LaR§~laRes af flal walls sAa~IEll3e eRAaRseEl '....ilA Provision of patterns,changes in colors,artwork
or murals,and breaks in materials to enhance the appearance of flat walls.
Smokey Point Master Plan
City ofMarysville
76 June 2008
a,L_Aalternative proposal§may be approved by the Planning Director if the design meets the
intent of these design guidelines.
The effect of the modulation may be enhanced with a change
of materials or color,texture,or windoVls.
Modula/ion to break up long horizontal surfaces can be
achieved with bay windows,recessed or projected entry
features,structural bays that are accented all the exterior of
the structure,or repeated 'storefronts'along Ihe ground lIoor of
the fa9ade.
Modulation 01 the fa9"de from Ihe cornice 10 the ground to can
be achieved by incorporating balconies,horizontally·oriented
recessed windows,added emphasis on spandrel panels,long
landscape planters or other features that project or recess
Irom the main plane of the fa9"de.
9.12 ROOFLINE
The horizon line,where the sky meets the ground,is one of the most important features in the
visual environment.The horizon in the Pacific NOlthwest,with slq'lines of hills,mountains and
water,is much more interesting than that of a flatter horizon.In the same way,the horizontal
rooflines of light industrial structures,with simple flat horizons,are less interesting than other,
more complex rootlines in the Smokey Point MPA.
Smokey Poinl Master Plan
City or Marysville
77 June 2008
Design Guidelines Roofline
1.The roofline of the main fa9ade in large buildings should be broken into several planes.
2.Building elements that protrude above a long horizontal fa9ade can be ~sed to interrupt the cornice.
,"
9.13 BUILDING ELEMENTS,DETAILS AND MATERIALS
Arcllitectural elements are the "pieces"that make up an architectural composition.or the
building form.ofa building.The elements can include such features as the roof form.entries.an
arcade,porch,columns,windows.doors and other opellings.The architectural "parts"of a
building must be related to the "whole."Architectural elements such as roof forms.entrances.
arcades,porches,columns.domlers,doors and windows must be appropriately scaled and well-
proportioned in relationship to the whole building.
Design Guidelines •'Architectural Elements --;;:-I:',"
1.The forms of the architectural elements of a building should be consistent with the overall architectural
approach or theme.
2.The architectural elements should maintain balance and proportion between themselves and within
the overall composition.'
Design Guidelines -Materials
,.'[',!,'"I',.:I I ,I,'.I t I .I ,"l'r I""
'1.'BUilding materials shall be constrllcted of durable.qualily and'eMily maintainable materials:
2.Large areas of roudh-cut wood,wide rough-cut lap siding.or large areas of T-111.IJlywood.or similar
materials are prohibited.Vinyl siding is prohibited on the ground floor ofcommercial buildinds.
3.Metal siding mllst have Visible corner molding and trim.and amatte finish.
4.,,~re-fabrirated metal bUildings with corrugate,?metal si,ping are pr~hlbited.'.' .,"',"I
5.Exterioi'bUilding materials are prohibited .fron;projecting or retrecling 'natlJral.oll artifiCial glare onto 1-/,II i fpublic'streels.
9.14 DETAILS
Architectural or building details refer to the minor building elements that contribute to the
character.or architectural style of the structure.and may include moldings,mullions,rooftop
features,the style of the windows and doors.and other decorative features.Architectural details
that are used to articulate the structure may also include reveals.battens,rnaterialjoint lines.and
other three dimensional details that create shadow lines and break up the flat surfaces of a
fa9ade.
Smokey Poinl Master Plan
City ofMurysvilie
78 June 2008
1.
Design Guidelines •Architectural Detail,,.,
Buildings should be designed with an appropriate scale of.detailing'to match'h'ow the building is..'.1,experienced.,.,
2.' .The architectural details of industrial elements (loading anl'a,generators,~xhaust vents or pipes,etc.)
t '..'.,,'".
I :shouid match the materials and forms of the'overall archilectural approach..:
",LI;I!'_,i -L!'}.I I ""·,!<ti ';i 'I 'j
9.15 MECHANICAL SCREENING
Roof mounted mechanical equipment for heating,ventilating,and air conditioning can be a
significant feature of the building design.Unscreened air handling equipment can detract from
the architectural design if visually prominent.To avoid the visually detrimental appearance of
this equipment,as well as antennas,satellite dishes and other equipment,several techniques
should be employed to obscure their presence.
Smokey Point Master Plan
City of Marysville
79 June 2008
9.16 UTILITIES
Treated similarly to service and loading areas,above grade utility boxes and trash receptacles in
business areas will be screened.
Design Guidelines -Utilities Standard
1.Utilities should be located behind buildings except where prohibited by purveyors.
2.Utilities should be screened by landscaping,fences,or walls that obscure the operations from
adjacent streets.
3.Utilities,such as meters and switch boxes,should be placed behind walls or screened by
landscaping.
These trees serve two purposes,screening a loading
area and screening utitity vaults.
Smokey Point Master Plan
City 01'Marysville .
80 June 2008
9.17 SURFACE STORMWATER DETENTION FACILITIES
As discussed in Chapter 7 -Drainage,site planning considerations to accommodate rainfall and
mnoff in the northwest must include site features such as drainage,detention,and water quality
treatment facilities.In developing site plans for new development,the volumes and flows of
surface storm water determine the size of detention and water quality treatment facilities.Good
site planning integrates these facilities into the overall site concept.
Smokey Point Master Plan
City ofMarysville
81 June 2008