HomeMy WebLinkAboutO-2927CITY OF MARYSVILLE
Marysville,Washington
ORDINANCE NOJ•.o\J.l
AN ORDINANCE OF THE CITY OF MARYSVILLE,WASHINGTON,AMENDING
MARYSVILLE MUNICIPAL CODE SECTIONS 22C.OIO.290;22C.OI0.320;
22C.OI0.330;22C.OI0.340;22C.OIO.350 RELATING TO DEVELOPMENT
REGULATIONS;MMC 22C.OI0.360 RELATING TO RESIDENTIAL ZONES;
MMC 22C.020.240; 22C.020.250;22C.020.270;22C.020.280;
22C.020.290;22C.020.300;AND 22C.020.310 RELATING TO
COMMERCIAL,INDUSTRIAL,RECREATION AND PUBLIC INSTITUTIONAL
ZONES;MMC 22A.OIO.160 RELATING TO GENERAL
ADMINISTRATIONAND TRACKING AMENDMENTS TO THE CITY'S
UNIFORM DEVELOPMENT CODE;AND PROVIDING FOR SEVERABILITY.
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 municipal code and
development code (MMC TItle 22);and
WHEREAS,during public meetings on February 26,2013,March 12,2013,March 26,
2013,and April 23,2013,the Planning Commission discussed proposed amendments to MMC
Sections 22C.Ol0.290;22C.Ol0.320;22C.OI0.330;22C.OI0.340; 22C.OI0.350;22C.OI0.360;
nc.020.240;22C.020.250; 22C.020.270; 22C.020.280;22C.020.290;22C.020.300;and
22C.020.310;and
WHEREAS,after prOViding notice to the public as required by law,on April 23,2013,the
Marysville Planning Commission held a Public Hearing on the proposed amendments to the City's
development regulations;and
WHEREAS,on April 23,2013 the Planning Commission adopted written Findings and
Conclusions and made a Recommendation to the City Council for the adoption of the proposed
amendments to MMC Sections 22C.01O.290;22C.Ol0.320; 22C.Ol0.330;22C.01O.340;
22C.OI0.350;22C.Ol0.360;22C.020.240;22C.020.250;22C.020.270;22C.020;280;
22C.020.290;22C.020.300;and 22C.020.310;and
WHEREAS,at a public meeting on,'i7fne.IO,2013,the MarySVille City Council reviewed
and considered the Planning Commission's Recommendation 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 April 2,2013,as required by
RCW 36.70A.l06;
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 April 23,2013 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.
Reguired Findings.In accordance with MMC 22G.Ol0.500,the following
regarding the development regulation amendments set forth in this
The amendments are consistent with the purposes of the Marysville
comprehensive plan;
The amendments are consistent with the purpose of Title 22 MMC;
There have been significant changes In the circumstances to warrant a
change;
The benefit or cost to the public health,safety and welfare Is sufficient to
warrant the action.
(2)
(3)
(4)
Section 2.
findings are made
ordinance:
(1)
Section 3.MMC Section 22C.Ol0.290,entitled "Site and building design standards"
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 and elevations 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 appiy to institutieAal,
Eennmerclal,aAd multi~le family mUltifamily developments,whereas only subsections (2)and
f.31ill 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 cemnnercial Ele'o'ele~nneAts sf e'o'er 12,999 sEjuare feet iA 8"IIEliAg
area,multifamily developments of 10 or more units,and planned residential developments.
(2)Relationship of Buildingl1W to Site and Street Front.
(a)The site shall be ~laAAeEl ts oriented and designed to create an attractive street
edge and accommodate pedestrian access.E"am~les sf ways t~at a Ele'o'e1epnneAt meets the
req"irements ef this ~rsvisleA are te:The following provisions apply:
(i)Define t~e The street edge shall be defined With bUildings,landscaping or
other features.
(i1)Prs'o'iEle fer b"ilEliAg eAtraAces t~at are >,isible fronn the street.
(Ii)PrimarY bUilding entrance!s)shall face the street unless it Is not feasible
due to Darcel size,topography,environmental conditions,or other factors as determined by
the director,and alternate design elements are incorporated into the facade which enliven
the streetscape.Alternatively,for multi-family projects,building entries that face onto a
courtyard which is oriented towards the street are acceptable.
Ciii)Buildings with individual ground floor entries should face the street to the
extent possible.Alternatively.for multi-family projects,configurations where entries face
onto a courtyard or open space that is oriented to the street are acceptable,
(Iv)Buildings shall provide windows that face the street to provide "eyes on
the street"for safety.To meet this reguirement.at least 15 percent of the facade facing the
street shall be occupied by transparent windows or doors.
(v)flH1 Provide for a sidewalk at least five feet wide if there Is not space in the
public ReW right-of-way,
(vi)fiv]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)Prevlde for busiAesses tRat require outdoor dls~lay orlentes to tRe street,
sueR as Aurserles aAd auto sales,to Rave sueR dls~lay be raised aAd clearly marked.
(b)fe)The development shall provide site development features that are visible and
pedestrian-accessible from the street.These features could include plazas,open space areas,
em~loyee IUAeA aAd recreational areas,architectural focal points,and access lighting,
(c)tJ31 The development shall create a well-defined streetscape to allow for the safe
movement of pedestrians,WReAever ~osslble,buildiAg setbacks sRall be mlAlmizes aAs
l'arl<lAg aAB srive tAreugA ~assage'Nays sRali be relegates to tRe siBe aAs rear of bullslAgS.
Cd)For multi-family residences.no more than 50 percent ofthe total parking spaces
may be located between the building and the primarv public street Cstreet from which
primary access is obtained)unless It is not feasible due to parcel size.topography.
environmental conditions.or other facts as determined by the director.Where the property
fronts on more than one public street.this provision applies to only one street frontage.
Ce)For multi-family residences,parking lots shall not be located at the intersection of
public streets unless no feasible alternative location exists,
At least 15%or the
facade mustbe
transparent 'Nind
Only vertical surface (shaded areas)count as part of the fatade for
the purpose of calculaling minimum transparency requirements
Figure·!-Illustration of facade transparency requirements
which enhance safety and the relationship to the street front,
(3)Relationship of Building.11f.>}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 this title 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 focai 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 wails,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 iandscape 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 coior)are strongly encouraged to unify development.
(c)Plaza/PedestriaA Area LaAdscapiAg WithiA ShoppiAg CeAters and ~qj)Eed Use Site
(i)A FaAge of laAdscape materials trees,evergreeA shrubs,§rouAd EOvers,
aAd seasoAal flowers shall be prOVided for EOlor aAd visual iAterest.
(il)PlaAters or lar§e pots '....ith small shrubs aAd seasoAal flowers rna')'be used
to create protected areas withiA the plaza for sittiA§aAd people watchiA§.
(iii)Creative use of plaAt materials,such as climl3iA§viAes or trellises,aAd use
of sculptuFe §raupiA§s or similar treatmeAts are eAcauFaged.
(iv)AII iaAdscapiA§plaAs shall be submitted duriA§site piaA review for
approval.
(c)f<l7 Exterior lighting,''''heA used,shall be part of the architectural concept.Lighting
shall enhance the building design and adjoining landscaping.It should proVide ade~uate
li§htiA§Approoriate lighting levels shall be proVided in all areas used by pedestrians or
automobiles.including building entries.walkways.parking areas,circulation areas.and other
open space are in order to ensure safety and security;enhance and encourage evening
activities;and,wAeA '....arFaRted by tAe adjoiAiAg streetscape tAeAAe,provide a distinctive
character to the area,IR aElditioA,tAe followiAg sAall be addressed:New developments shall
provide a lighting site plan which identifies lighting equipment,locations and standards,and
implements the folloWing design standards:.....
(j)All public areas shall be lighted with average minimum and maximuiil
levels as follows:
(A)Minimum (for low or non-pedestrian and vehicular traffic areas)of
0.5 foot candles:
(B)Moderate (for moderate or high volume pedestrian areas)of 1 to 2
foot candles:and
(C)Maximum (for high volume pedestrian areas and building entries)
of 4 foot candles.
(II)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.
(iii)Parking lot lighting shall be subject to the provisions set forth in MMC
Section 22C,130.050(3)(d).
(iv)Pedestrian-scale lighting (light fixtures no taller than 15 feet)Is
encouraged in areas with high anticipated pedestrian actiylty,All fixtures over 15 feet in
height shall be fitted with a full cut-off shield,be dark sky rated.and mounted no more than
25 feet above the ground With lower fixtures preferable so as to maintain a human scale.
Lighting shall enable pedestrians to identify a face 45 feet away in order to promote safety.
(v)Light levels at the property line should not exceed 0.1 footcandles (fc)
adjacent to business properties,and 0.05 footcandles adjacent to residential properties.All
building lights shall be directed onto the building itself andlorthe ground immediately
ilgJ,tcent to it.The light emissions shouid not be visible above the roofline of the building.
Light fixtures other than traditional cobra heads are encouraged.
(vi)(i)The site plaA shall ideAtify ligAtiAg e~8lpffient and stanElards.Uplighting
on trees and provisions for seasonal lighting are encouraged.
(villW Accent iighting on architectural and landscape features is encouraged
to add interest and focai points.
(iii)Parl<iRg area lightiAg sAall Rot mcceed 25 feet iR Aei§ht and sAal1 be
sAieided to ffilAimize giare aRd spillage-iflte tAe s8rF08RdiA§C8ffiAAunity.
(5)B8I1dIA§Seale Standards.All eleAAeAts of b8i'diAg Elesl§n SA08'EI forffi aA iAtegrated
de'o'elopAAeAt,harAAoAious iA scale,line,aAd mass to enS8re tAat b8i1diAgs are based on
A8ffian scale (i.e.,the re'atloAship Of tAe size ef tAe b8I1dIA§'S feat8FCs to tAe people tflat 8se
tAe b8i1dIAg),DesigA eleAAents Sh081d also enS8Fe tAat lar§e b8ildin§s FeEl"Ce tAeiF apparent
AAass and b811<on elevations-visible ¥FeAA streets er pedestrian routes tArou§1'l sucfl ffietl'lods
as faEade ffiod81atioA and arcAitectuFal det-ailiAg,roof tFeatffieAt,Eolors,ffiaterials,ancl-etRef
speElal features.
(al IAte§ratioR.Lar-ge buildin§s should inte§rate katures alon§tReir facades visible fFOm
tl'le p8blie Fi§ht of way and peElestFian ro8tes aAd eAtries to reEl8ee the apparent b8ildin§
AAass and aeflieve an arEfllteEtural seale Eonsistent \VltR otRer Aearb.,.stF8et8FC<r.
(b)Facade 11ed8lation.Building faeades visible froAA p8blle streets and p8blic spaees
SA081d be stepped baek or projected forward at IAter'o'ais to provide a minim8AA of ~g
peFEent faeade mod8lation.TAe AAinlAA8ffi de~tfl Of AAod81ation SA081E1 be ene feot,aA6
tAe miniffium widtl'l sRBUJd be five feet.
(E)AFtie8latioA.B8iJdings sl10uld be articulated to re68ce tl'le appareAt scale of b8ildln§s.
AFel'l itect8Fa I details tl'lat are 8sed te articulate tAe StF8ct8FE AAay inElude eelor,
arFan§effient effacade elernents,or eflan§e In buildlA§ffiaterlals.
fiTTripartite Artie8lation.BuildiAgS sA081d provide tripartite buildin§articulation
(buildiA§top,AAiddle,and base)to provide pedestrlaA SEale aAd aFERiteEt8rallAteFest.
(d)"'IAdo.....Treatrnents.-Buildin§s SR081d prOVide ample artiE81ateEl winEloVi treatAAeRts iR
faeades visible freAA streets aAd public spaces for arEfliteetu-ral interest and fl8ffian scal,,",
'NiAdews sheuld i3e artleulated with ffiullieAs,Feeesses,aWAIA§s,ete.,as well as a~~lyiA§
C8ffi~leffieAtar".artieulatieA areuAd EleeFways aAd i3alEeAles.
tel Arehiteetural EleffieAts.The ffiass ef leA§eF laF§e sEale buIIElIA§S EaA i3e ffiade ffieFe
visually iAteFestiA§13".iAEer~eratIA§acehlteetural eleffieAts,sueA as aceades,i3aleeAies,
bay 'Nindo'Nsf dormers,aAd/oF eelUl1'IAs.
(f)ReeAIAes.A distiAetive FeeAiAe eaA reEluee ~eFeeiveEi i3uilEliA§hei§ht aAEI ffiass,
IAErease coffi~atibility with sffialler seale aAEIfer FesiEleAtlal Elevele~ffieAt,aAEI aElEI IAterest
te the everall desi§A ef tAe i3uilEliA§.
(I)ReefiiAes wit!';altematlA§deFmers,ste~~ed rGefs,§ab!es,-o,-"tAeF Feef e1emeAts
te FelAreFEe tAe ffieElulatleA eF artiEulatiGA IAterval are eAEGUra§eEl.
(Ii)Reefs that iAeeF~eFate a variety ef vertiEal diffieAsleAs such as ffiultl ~laAeEl aAd
iAtersectiA§F8efliAes aFe eAceura§ed.
(iii)Flat reereEi Elesl§As sheulEi iAEluEle acehiteetural details sueh as EeFAlces aAEI
EleEeFati',e faelA§s te ~revlde iAteFest te tAe reefllAe,
(§)WheA tAere Is a EAaA§e iA tAe BuilEliA§~laAe,a e11aA§e iA the BuilEliAg-mateFials,
eeleFs eF ~attems sheulEi alse i3e eeAsiElereEi.
(A)LaAElsea~IA§.TAe laAElsea~e ~laA sheulEi ~revlEle a tFellis,tFee eF etheF laAdsea~e
featuFe withiA eaEA iAteFval.
(I)U~~er SteFf Seti3aelE.SettlA§BaEIE u~~eF steFles Ael~s te reduce the a~~aFeAt i3ullE ef
a i3uilElIA§aREI ~Feffietes hUffiaA SEale.-
OJ Sffial!Seale AElElitieAs.fA Fetail aFeas,sffiall SEale additieAs te a stFuetuFe caA reduce
tAe a~~areAt i3ullE i3y artlculatiA§the eveFali feFffi.GlusteFIA§sffialieF uses aAEI aetlvlties
areuAd eAtraAees SA street faeiA§faeaEles alse allews feF sffiall Fetail eF Ells~lay s~aees
that are IAvltlA§aAEI aElEI aetlvity te the stFeetsca~e.
(S){&)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 naturai 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 norma!behavior to observe the space around
them.
(c)Territoriality/Ownership.De!lneation 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,availabie 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.
(6)BuiIElIA§Details,~4ateFials,aAd GeleFs.
{a)The i3uilElIA§sheulEi ~re',IEle vlsuallAteFest aAEI ElistiAet Elesl§A qualities,aAEI ~reffiete
ceffi~atibillty aAd Iffi~reveme_IthIA surre~AEliAg Aei§hi3erheeEls aAEI eaffiffi~Aity
deve!e~ffieAt thF8~§h effeEtive arehiteetural EletailiA§aAEI the ~se ef traEiltieAaI i3ui!a"",
techAiques aAEI ffiateriais.
(13)DeslgA CFiteria.
(i)BuilElIAg ffiaterlals aAEI i3uilEliA§techAiq~es sheulEi i3e ef hl§h EluFaeUity aAEI hi§h
quallt'(.FeF CGffiffieFcla!aAEI resiEleAtial uses,the use of i3Fiek Is eAce~ra§eEl eA walls
er-as-a€€eAts eA walls.Lar§e areas af reu§h cut weeEl,wiele F8~§A cut la~slEliAg,eF
lar§e areas efT 111,~lyweeEl,eF slffiliaF ffiaterials are ~reAiI3iteEi.ViA)lsiEliA§is
~Fehibited OA the gre~AEI fieeF ef eeffiffieFelal i3uilElIA§S.
(ii)BulldiA§S sAGula be eAhaAceEi with a~~ro~riateEletails.The follewiAg eiemm,t-s-are
e)(affi~les of techAiques useEi eA i3~i1diA§S te ~re'IEle Eletail:
(A)Omate Feoflines,including use af ernaFAeAEa!-fFlB!E!lRfu-entablatuFc,fri~
etheF Feorline devices.
(5)Overhead weatAer ~retectien aleng sidewall<s.
(0)Detailed tFeatffient ef windows and deers,including use of deceFatlve lintels,
sills,glazing,deor design,melding OF framing details around all windows and
deors located on facades facing OF adjacent to ~ublic strects or ~arl<s.'."Iindo.....
treatment should be sized as follows:
1.'IlIndo·....s sAould not Aave Individual glass ~anes with dimeC1sions
greater tAan five feet by seven feet.
~ouldbe surrounded by trim,moldiAg and/or sill at least fouF
incAes •....ide.COffimercial buildip,gs WitA ne trim or ffiolding sAould Aave
windew fraffies at least two Inches wide.,
3.Individual windo·....units should be se~arated from adjacent windew
units by at least si"Inches ef tAe building's e"terior finisA mateFial.
(6111"11<1ln,,Design -H"man-Scale Standards.
The human-scale standards are intended to encourage the use of bUilding
components that relate to the size of the human body.and to add visual Interest to buildings.
"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.A minimum of
three of the follOWing human-scale building elements shall be incorporated into the new
development:
(a)Balconies or decks in upper stories.at least one balcony or deck per upper floor
on the facades 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 facade:
(d)First fioor individuai windows.generally less than 32 sguare feet per pane and
separated from the windows by at least a 611 molding:
(e)A porch or covered entry:
If)Spatially defining building elements.such as a trellis.overhang.canopy.or other
element.that defines space that can be occupied by people;
Ig)Upper story setbacks,proVided one or more of the lJJIRer stories are set back from
the face of the bUilding at least 6 feet;
Ih)Composing smaller building elements near the entry of pedestrian-oriented street
fronts of large buildings:
(i)Landscaping components that meet the intent of these standards:and/or
(j)The director may consider other methods to proVide human-scale elements not
specifically listed here.The proposed methods must satisN the intent of these standards.
Figure-2-An example of balconies that have been
integrated into the architecture ofthe building.
(7)Public or Private Open Space.'NRere feasible and appropriate,larger (over 10 acres)
c8FAFAerciai and residential develspFAents sRsuld Incorporate opeA spaces into tRC site design
to prevlde cOFAFAunlty gatRerlng space and nelgRBsrRosd FAeeting areas.TRese areas sRould
provide outdoor spaces for rela)(lng,eating,socialiclng,-ilnd reereating.TRe fellowlng
standards apply ts tRese outdoor areas:
(a)Plazas and GatRering Places.
(i)""reas sReuld be sized between S,OOO and 18,000 square feet.
(Ii)Plazas and gatRerlng plaees sAauld be able to serve as a center fer daity
aetivitieso-
(Iii)Paving sRsuld be unit pavers or concrete wltR special te)(ture,pattem,and/or
decorati·.e features.
(IV)Pedestrian aFAenltles sRould Be previded,Includie.g featuFCs such as seatie.g,
plants,drlnl<ie.g feuntains,artwork,and SUCR focal points as sculptures or water
features.
(v)lighting flJEtures sReuld be apprmdFAately 10 to is feet above tRe surface.The
overallllgRtlng in tRe placa sRould average at least b,o feot candles.
(b)Open Spaces and Project Details.TRe listed IltBFatufe resources in pmc
22C.Ol0.260(2)(a)previde smaller scale concepts fer Integrating public gatRcring places
and open spaces Inte the preject design.
(7)Building Design -Architectural Scale
The architectural scale standards are intended to encourage compatibility of
structures with nearby structures.to help the building fit in with its context.and to add visual
interest to buildings.
(a)Vertical Facade Modulation.All new residential buildings shall prOVide
modulation (measured and proportioned inflexion or setback in a building's facade)on
facades facing a street;common open space,public area,or common parking area as
foliows:
(j)Buildings with facades that are 30 feet or longer shall provide vertical
modulation of the exterior wall that extends through all floors:proVided,that where
horizontal moduiation is used different stories may be modulated at different depths;
Oil The minimum modulation depth shall be five feet and the minimum
moduiation width for each modulation shall be 10 feet.On facades that are 100 feet or
longer.the minimum depth of modulation shall be 10 feet and the minimum width for each
modulation shall be 20 feet.
(iii)The minimum modulation depth identified in subsection (ill above may be
reduced to 2 feet if tied to a change in color or bUilding materials,and/or roofline modulation
as defined in Section (cl below.
Ov)The director may consider departures from these standards.prOVided the
proposed treatment meets or exceeds the intent of these standards.
(blFacade Articulation.All new residential bUildings shall include two of the
follOWing articulation features at intervals of no more than 30 feet along all facade facing a
street.common open space.public area.and common parking areas:
(I)Repeating distinctive window patterns at Intervals of no more than 30 feet
(see Figure 3 beiow for an example);
(ill Horizontal modulation (upper level step-backs)(see Figure 4).To gualify
for this measure,the minimum horizontal modulation shall be five feet.
(iii)Balconies that are recessed or projected from the facade at least 18 inches
and integrated with the building's architecture as determined by the director.
(Iv)Change of building materials.
(v)Articulation of th~,building's top,middie,and bottom.This typically
includes a distinctive ground floor or lower floor design,consistent articulation of middle
floors.and a distinctive roofilne (see Figure 3 and 4.)
(c)Roofline Modulation.Roofline modulation can be used in order to articulate the
structure:
Top
Middle
Bottom
Figure 3 -Notethe repeating distinctive window patterns and the
articulation of the buildings top.middle.and bottom.
"Balconies
/-Chimneys ,r 0 uate roo mei//with gabled roOf for
/eOlr:.:tJ articulation
/intervtll
Figure 4 -An example of
articulating a building's top,middle.
and bottom by utilizing brick on the
ground fioor.defined window
patterns and articulation treatments
on upper floors.and a distinctiy'~.
roofline.
Figure 6 -Example of good articulation
for a multifamily building.
Figure 5 -Roofl;ne modulation standards.
(InBuilding Design -Entrances
The intent of the building entrances standards isto ensure that bUildings are inviting
and accessible,and to encourage pedestrian activity,The principal building entrances of ali
bUildings shall feature the following improvements,unless the director determines an
alternate technlgue better addresses the Intent of these standards:
(a)A distinct entry feature that provides weather cover that is at least 3 feet deep,
must be provided for the primary entrance(s)to residential units,Figures 7 and 8
demonstrate this requirement,
(b)Access to Residential Units,Ground floor residential units facing a street or
common open space shall be directly accessible from the applicable street or open space,
(c)Townhouse Entrances,Townhomes and all other multifamily dwelling units with
private exterior gwun,Hioor entries shall provide at least 20 square feet of iandscaping
adjacent to the'entry:This is particularly important for units where the primary entrance is
next to private garages off an interior access road.Such landscaping areas soften the
appearance of the building and highlight indivlduai entries,See Figures 8 for an exampie of
what is desired and Figure 9 for an example of what Is unacceptable,
Figure 7 -Weather protection that
artjculC!.tg_~lbtlLontfacade is provided.
Figure 8 -Ground floor
residential units directly
accessible to the street with
landscaping defining the
entry,
Figure 9 -An example of unacceptable
townhouse design where there is no
landscaping adjacent to the entries.
(9)Building Design -Details
The bUilding design details standards are intended to ensure that bUildings have
design Interest at all observable distances and to enhance the architecture of multi-family
buildings.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.Multi-family
building facades shallincoroorate four architectural details.except that if option e below is
used, only three architectural details must be used.Chosen details shall be compatible with
the chosen architectural character of the building.Detail options include:
(a)Decorative porch design with distinct design and use of materials.
(b)Decorative treatment of windows and doors such as decorative molding/framing
details around all ground floor windows and doors.bay windows.decorative glazing.or door
designs and/or unique window designs.
(c)Landscaped trellises or other decorative element that incorporates landscaping
near the building entry or entries.
(d)Decorative iight fixtures with a diffuse visible light source,such as a globe or
"acorn"that Is non-glaring or a decorative shad or mounting for each building entry on the
facade.
(e)Brick or stonework covering more than 10 percent of the facade.
(f)Decorative building materials that add visual interest.including:
(i)Individualized patterns or continuous wood details.
(ii)Decorative moidings,brackets,wave trim or lattice work.
(iii)Decorative brick or stonework (may be in addition to the brick or
stonework credits noted above If they are arranged in a decorative manner that add visual
interest to the facade).
(iv)Other materiais with decorative or texturai quali.ties as approved by the
director,The applicant must submit architectural drawings and materiai samples for
approval.
(g)Decorative roofline design.including multiple gables and/or dormers or other
design that adds distinct visual interest,
(h)Decorative railings,grill work.Or terraced landscape beds integrated along the
facade of the building.
(i)Decorative balcony design,such as distinctive railings.
(D Other details that meet the intent of the standards as approved by the director.
Figure 10 -This building uses brick for more than 10%of the facade.a decorative mix of
materials and colors.decorative entries,and decorative windows to add visual interest.
(10)Window Design for Residential Uses.
Building facades shall employ techniques to recess or project Individual windows
above the ground floor at least two inches from the facade,or Incorporate window trim at
least four inches in width that features color that contrasts with the base bUilding color,
Exceptions will be considered by the director where buildings employ other distinctive
windows or facade treatments that add visual Interest to the bUilding,
ACCEPTABLE
Recessed window treatment.
UNACCEPTABLE
No distinctive window
treatment.
ACCEPTABLE
Window treatment incoroorates
trim and grids on panes.
Figure 11 -Acceptab!e and unacceptable window treatments.
(11)Building Materials.
The bUilding materials standards are intended to encourage the use of a variety of
high-qualltv,durable materials that will enhance the visual image of the city;provide visual
interest and distinct design qualities:and promote compatibility and improvement within
surrounding neighborhoods through effective architecturai detailing and the use of traditionai
building techniques and materials.The following standards apply:
(a)Building exteriors shall be constructed from high guality,durable materials.
Building materials such as masonry,stone,lap siding,and wood are encouraged,
(b)The folloWing materials are prohibited in visible locations unless an exception is
granted by the director based on the integration of the material into the overall design of the
structure.
(i)Plywood siding nncludlngT-111 or similar plywood),Board and batten Is
an exception.
(ii)Corrugated fiberglass.
(Iii)Non-corrugated and highly reflective sheet metal.
(iV)Chain link fencing provided that the director may approve chain lihk
fencing when it is integrated into the overall site design (chain link fencing is also allowedfor
temporary purposes such as a construction site.or as a gate for a refuse enclosure),
(12)Blank Wails.
The blank wall standards are intended to:reduce the visual impact of large,
undifferentiated walls:reduce the apparent size of large walls through the use of various
architectural and landscaping treatments;enhance the character and identity of the city;and
ensure that all visible sides of buildings provide visual interest.Blank walls visible from a
public street,sidewalk,trail,interior pathway,or parking lot are prohibited.
(a)A wall (including building facades and other exterior building walls,retaining
walls.and fences are defined as a blank wall If;
(i)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
(ii)Any portion of a ground floor wall having a surface area of 400 sguare feet
or greater does not include a transparent window or door.
(b)All blank walls visible from a public street,sidewalk,trail.interior pathway,or
parking lot,shall be treated in one or more of the follOWing measures;
(i)Incorporate transparent windows or doors:
ni)Install a vertical trellis in front of the wall with climbing vines or plant
materials sufficient to obscure or scr"en at least 60 percent of the wall's surface within 3
years,For large blank wall areas,the trellis must be used in conjunction with other
treatments described below:
nli)Provide a landscaoed planting bed at least 5 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 60 percent of the wall's surface within 3 years;
nv)PrOVide artwork (mosaic,mural.sculpture,relief,etc,)over at least 50
percent of the blank wall surface;and/or
!v)Other method as approved by the director.For example,landscaping or
other treatments may not be necessary on a wall that employs high guality bUilding materials
(such as brick)and proVides desirable visual interest.
in.8'wide Planling~g;,,",,,~,,,,
E!d and materials 10
ver50%ofwal!.ilhin 4 ears
Trems with vl[1;}s orotherplants
Figure 12 Blank wall treatments.Figure 13 -Terraced planting beds
effectively screen a large blank wail.
Section 4.MMC Section 22C,OlO.320,entitled "On-site recreation -Space required",
Is hereby amended to be entitled "Open Space and Recreation Space Required,"and shall read
as follows:
22G.01O.320 On site recreation Space required.
(1)El<eept wAen fees in lieu of cOFRmonl'I'ownea recreation space are prol/iaea pursuant to
HP1C 22G.01-G..350 ana 22(,010.360,multiple faffiily ael/elopments In-tA€-+<12 tArou§A-R-
28,PlI,or mixed use zones 5ha~~provide outdoor or active recreation spaCE,or a..~.,:,
'f)'pc af O"tda",r Active
Dv.:em"!l 9'peft Reereatie"
Uf>it 5j>aee raeility
(a)Studio 00 ~5 5£l!:farc
and one sqwre feet per unit
l3edrooffi feet per
*lit
(13)Two gg 6S square
Bedroom sqwre feet per unit
feet per
*lit
(e)Teree -1-79 8S square
or more sqwre feet per unit
Bedroom fC€-t-pef
*lit
(2)Any-fCereatlon space locates outsooFS sAall:
(a)Be of a §rase and surface suitaBle for recrcation;
(13)Be on tAe site of tAe proposes sel/elopffient;
(c)Be One continuous parcel if less tAan 3,000 square feet in size,not to Be located
In tAe front yars setl3acl,;
(d)Have no siffienslons less tAafl-.3{}-feet-(e><-eept trail se§ffieAts);
(e)lA aA apartffient or towAAome del/elopment,Aal/e a street,raasway or parking
area frentage alon§10 to SO percent of tAe recreation space perimeter (CJ<cept trail
5ۤments);ans
(f)Be centrally locates ans accessiBle aAs COAl/eAieAt to all reslsents wltAln tAe
del/elopment.
(3)lnsoor recreation areas may Be cresites towarss tAe total recreation space
requirement,wAen tAe city determines tAat sucA areas are located,desl§nes andlmprol/es
in a manner wAlcA proVides recreational opportunities functionally equil/alent to tAose
fC€featlonal opportunities availaBle outsoors.
{41-Active reereatlon faeilities may inclUde,but are not Jimltes to,el<ereise rooms,sport
courts,SWiffiffiiA§pools,tennis courts,game rOOfl9S,Of EOfAfflUnity eeAters.Outdoor open
space sAal1 not include areas del/otes to parking or veAieular aeeess,and sAould be ORe
continuous tract.
22C.1l10.320 Open S"ace and Recreation Space Required.
The on-site open space and recreation space standards are intended to proVide usable,
accessible,and inviting open space for residents that enhance residential areas.Multifamily
residential uses shail prOVide open space eqUivalent to at least 20 percent of the buildinq's
qross floor area.The reqUired area may be satisfied with one or more of the elements listed
below:ell Common open space accessible to all residents shall count for up to 100 percent of
the reqUired open space.This Includes landscaped courtyards or decks,gardens with
pathways,children's play areas,or other multi-purpose recreational and/or green
spaces.Special requirements and recommendations for common spaces include the
following:
(a)Space shall be larqe enouqh to provide functional leisure or recreational activity
area per the director.For example.lonq narrow spaces less than 20 feet wide rarely,
if ever.can function as usable common open space,
(b)Consider space as a focai point of development.
(c)Open space.particUlarly children's play areas,shall be visible from dwelling units
and positioned near pedestrian activity.
(d)Space shall feature paths,plantinqs.seatinq.IIqhtlnq and other pedestrian
amenities to make the area more functional and enjoyable.
(e)Individual entries shall be provided onto common open space from adjacent
qround Floor residential units.Small.semi-private open spaces for adjacent qround
floor units that maintain visual access to the common area are strongiy encouraged
to enliven the space.m Separate common space from ground floor windows.streets.service areas and
parking lots with landscaping and/or low-level fencinq,where deslrabie.
(g)Space shall be oriented to receive sunlight.Facing east.west,or (preferably)
south,when possible.
(h)Required setbacks.landscaping.driveways,parking.or other vehicular use areas
shall not be counted toward the common open space requirement,
(i)Rooftops or rooftop decks shall not be considered as common open space For the
purpose of calculating minimum open space area:provided,that the director may
consider rooftops or rooftop decks as common open space where usable open space
amenities are provided and available to all residents.
(n Outdoor open space shall not include areas devoted to parking or vehicular
access.
(2)The Followinq amenities may be used to satisfy up to 50 percent of the open space
requirement.A combination of these amenities may be provided in different ratios
provided that (i)the total credit for any combination of the following amenities may not
~1Sl;.eed 50 percent of the open space requirement.and (ill the amount of the amenity
provided is sufficient to achieve the purpose of the amenity as determined by the
director:
(a)Individual baiconles that provide a space usable for human activity.To qualify,
the balconies shall be at least 35 square feet and have no dimension iess than 4 feet.
(b)Natural areas that function as an amenity to the development.subject to the
following requirements and recommendations:
(i)The natural area shall be accessible to all residents.For example,safe and
attractive trails prOVided along or through the natural area where they could serve
as a major amenity to the development.
(ill Steep slopes,wetlands,or similar unbuildable areas shall not be counted in the
calculations For required open space unless they provide a visual amenity for all
units,as determined by the director.
(c)Stormwater retention areas iF the facility has naturallooklnq edges,natural
vegetation.and no fencing except along the property line.The design of such areas
shall go well beyond functionai stormwater requirements per the director in terms of
the area invoived and the quality of landscaping and resident amenities.The side
slope of the stormwater facilities shall not exeeed a grade of 1:3 (one vertical to three
horizontal)uniess slopes are existing,natural.and covered with vegetation.
(3)Children's piay eguipment and recreational activity space for children and/or teens
that inciude parent seating areas are required in residential complexes with 20 or more
units.Exceptions:Age-restricted senior citizen housing:mixed-use_developments;
developments reserved forstudent housinq:infililots within the Downtown Master Pian
area;and deveiopments located within a Y4 miie of safe walkinq distance to a public park
that features a play area.
(4)Active recreation facilities may be prOVided instead of common openspace,subject
to the followinq;
Cal Active recreation facilities may include,but are not limited to,exercise rooms,
sports courts.swimming pools,tennis courts,game rooms,or community centers:
and
(b)Indoor recreation areas may be credited towards the total recreation space
requirement,when the director determines that such areas are iocated,designed and
improved in a manner which provides recreational opportunities functionally
equivaient to those recreational opportunities avaiiable outdoors,
Figure 14 -Balconies provide private.usable
open space for residents,
Figure 15 - A residential courtyard
providing semi-private_patio SRaces
adiacent to individual units.
Figure 16 -Chlldren's play area incorporated
into a multifamily development.
Section 5.MMC 22C.Ol0.330,entitled "On-site recreation -Play areas required",is
hereby amended to be entitled "Townhouse Open Space",and shall read as follows:
22C.Ol0.330 On site recreation Play areas required.
(1)All apartment and townhome development,e)(E!uding senior citi2en apartments,shall
provide tot/children play areas within the recreation space OR site,El,eept ·...hen facilities are
available within one quarter mile that are developed as public parks or playgrounds and are
aceessible witho",t the Hessing of arterial streets.
(2)If any play apparat",s is proVided in the play area,the apparatus shall meet Consumer
Product Safett Standards for equipFAent,soft surfacing and spacing,aAd shall be located in
an area that:
(a)Is at least qOO square feet in size with no diFAension less than 20 feet;
(b)Is adjacent to FAain pedestrian paths or near building entrances;and
Eel Provides visual access from adjacent residentiai structures.
22C.Ol0.330 Townhouse Ope"Space.Townhouses and other ground based multi-family
residential units with individual exterior entries must provide at least 200 square feet of
private open space per dwelling unit adjacent to,and directly accessible from each dwelling
unit.This may include private baiconies.individual rear yards,landscaped front yards.and
covered front porch areas.Exception:Common open space designed in accordance with
Section 22C.01O.320(a)may substitute for up to 50%of each unit's required private or
semi-private open space on a square foot Der square foot basis.
Figure 17 -Common open space for a
townhouse development.
Figure 18 -These townhouses provide
lLqJ~onies and semi~privateyard space.
Figure 19 -Example townhouse
configuration with a combination of
private open spaces adjacent to
units and larger common open
space accessible to all units.
1§!1 At least200sf of private open space adjacent
to each unit
Internal athwa s stem
Section 6.Section 22C.Ol0.340,entitled "Maintenance or dedication of recreation
space",of MMC Chapter 22C.OlO,Residential Zones,is hereby amended to be entitled
"Maintenance or dedication of open space and recreation space",and shall read as follows:
22C.010.340 Maintenance or dedication of open space and recreation space.
(1)Unless the open space or recreation space is dedicated to the city pursuant to subsection
(2)of this section,maintenance of any open space or recreation space retained in private
ownership shall be the responsibility of the owner or other separate entity capable of iong-
term maintenance and operation In a manner acceptable to the city.
(2)Open space or recreation space may be dedicated as a public park when the foilowing
criteria are met:
(a)The dedicated area is at least one and one-half acres in size,except when adjacent
to an existing or planned public park;
(b)The dedicated land prOVides one or more of the following:
(i)Shoreline access;
(i1)Regional trail linkages;
(iii)Habitat linkages;
(iv)Recreation facilities;or
(v)Heritage sites;
(c)The entire dedicated area is located less than one mile from the project site.
Section 7.MMC 22C.Ol0.350,entitled "On-site recreation -Fee in lieu of recreation
space",is hereby amended to be entitled "On-site recreation -Fee in lieu of open space or
recreation space",and shall read as follows;
22C.Ol0.350 On-site recreation -Fee in lieu of open space or recreation space.
Nothing herein shall prohibit voluntary agreements with the city that allow a payment in lieu
of providing on-site open space or recreation space when a proposed development is located
within 1,000 feet V4 mile of an existing or proposed recreational facility.
Section 8.MMC 22C.Ol0.360 entitled "On-site reCreation -Acceptance criteria for
fee in lieu of recreation space",is hereby amended to read as foilows;
22C.1l10.360 On-site recreation -Acceptance criteria for fee in lieu of recreation
space.
The eity of P4aPfsville-City acceptance of this payment is discretionary,and may be permitted
if;
(1)The proposed on-site recreation space does not meet the criteria of MMC
22C.Ol0.340(2);or
(2)The recreation space provided within a public park in the Vicinity will be of greater benefit
to the prospective residents of the development.
Section 9.Section 22C.020.240,"Commercial,industrial,recreation and public
institutional zones design requirements -Applicability and interpretations",of MMC Chapter
22C.020,"Commercial,Industrial,Recreation and Public Institutlonai Zones",Is hereby amended
to read as follows;
22C.020.240 Commercial,industrial,recreation and public institutionai zones
design requirements -Applicability and interpretations.
(11 The intent of these design standards is to:
(a)Provide building design that has a high ievel of design guality and creates
comfortable human environments:
(b)Incorporate design treatments that add interest and reduce the scale of buildings;
(c)Encourage bUilding design that Is authentic and responsive to site conditions;and
(d)Encourage functional.durable,and envlronmentaily responsible buildings,
(2)fB Applicability,
(a)These design standards apply to ail new FRultifaffiil','structures in any .ene,and
cOffiFRerEial and residential development within the follOWing zones;general commercial
(GC),community business (CB),neighborhood business (NB),downtown commercial (DC),
mixed use (MU).
(b)The following activities shall be exemptfrom these standards:
(I)Construction activities which do not require a building permit;
(i1)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.
(c)These standards are intended to suppiement the zoning standards in the
MarySVille Municipal Code.Where these standards and the zoning ordinance standards
conflict,the city shall determine which regulation applies based on which is more in the
public Interest and more consistent with the comprehensive plan,
(3)R7 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's community development
director (hereinafter referred to as "director")retains full authority to determine whether a
proposal meets these standards.The director is authorized to promulgate gUidelines,graphic
representations,and examples of designs and methods of construction that do or do not
satisfy the intent of these standards.The following resources can be used in interpreting the
gUidelines:Resi~eAtial £Jevele~ment IlaAdl30ek fer Snohomish CeuAty CemmuAlties(~re~ared fer SAeheffiish COUAty Tomorrow By '1akers,lAc.),Site Planning and Community
Design for Great Neighborhoods (Frederick D.Jarvis,1993)and City Comforts (David Sucher,
1996).
(b1 Many of these site and bUilding design standards call for a building or site to
feature one or more elements from a menu of items.In these cases.a single element.
feature.or detaii may satisfy multiple objectives.For example.a specially designed or
fabricated covered entrv with attractive detailing might be counted toward reguirements for
human-scale,building corners.and building details.
(c)tb7 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"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.
(iI)The word "Should"means 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/1 "can,tt \\consider,""help,"and "allow"
mean that the action or characteristic is allowed and will usually be viewed as a positive
element in the city's review.
(c)The project proponent may submit proposals that he/she feels meet the intent of
tile standards but not necessarily the specifics of one or more standards.In this case,the
director will determine if the intent of the standard has been met.
Section 10.MMC 22C.020.250,entitled "Site and building design standards",is
hereby amended to read as follows:
22C.020.250 Site and building design standards.
(l)Applicability.
(a)Prior to submitting a building permit application,all development to which these
standards apply shall be required to submit a site plan and elevations 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,and
commercial ana multi~le 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
ana multifamily devele~meAts ef 10 or mere uAits.
(2)Relationship and Orientation of Buildingsts}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 (see
Figures 11.
(i1)Provide for building entrances that are visibie from the street.
(iii)Provide for a sidewalk at least five feet wide if there Is not space in the
public right-of-wav RElW.
(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)f€)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 iunch and recreational areas,architectural focal points,and access lighting.
(c)fb)The development shall create a weli-defined streetscape to aliow for the safe
movement of pedestrians.VI/Renever possible,Building setbacks sRal1 be minimized and
drive threugA passage'....ays sAali be relegated to the side or rear of buildings.
(d)Commercial and mixed use bUiidings must be oriented towards at least one
street.For sites that front multiple streets.commercial and mixed use bUildings are
encouraged to orient towards both streets;proVided.that priority shall be given to streets
that are more visible and/or provide a better opportunity for increased pedestrian activity.
(e)Commercial and mixed use bUilding facades facing the street must have
transparent windows or door covering at least 25 percent of the ground floor facade between
4 to 8 feet above the level of the sidewalk.Departures will be considered by the director
provided that the proposed bUilding configuration and design enhances the pedestrian
environment.
(f)No more than 50 oercent of total project parking spaces may be located between
the buiiding's facade and the primary public street (street from which primary access is
obtained)unless it is not feasible due to parcel size.topography.environmental conditions,
or other factors as determined by the director.Where the property fronts on more than one
public street,this provision applies to only one street frontage.
(g)Parking iots may not be iocated on corner locations adjacent to public streets
uniess no feasible on-site alternative exists.
(h)For large commercial and mixed use sites (over 2 acres)that feature mUltiple
buildings,developments shall configure buildings to create focal points for pedestrian activity
on the site,However,no more than 50 percent of the street frontage may be occupied by
vehicular access or oarking.Exceptions:An increased percentage of parking or vehicular
access along the street-front may be aliowed where the configuration allows the development
to better meet the intent of these standards.For example.if the configuration allows for a
centralized plaza surrounded by a concentration of retail uses.an increase in the percentage
of parking along the street-front would be allowed.
Figures 1 -Examples of buildings that provide a well-defined streetscape.
(3)Relationship of BuildingsW 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)Pubiic 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.120 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 seiection 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,inciuding parking,circulation,entries,and open spaces.
(xi)Where feasible,the landscape plan shall integrate natural approaches to
storm water management,inciuding featured low impact development techniques.
(b)Street Landscaping.Where the site plan inciudes streetscape plantings,the
following gUidelines apply:
(i)Sidewalks and pathways should be separated from the roadway by
planting strips with street trees wherever possibie.
(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 iandscape materials ~trees,evergreen shrubs,ground covers,
and seasonal flowers -shail be provided for color and visual interest.
(ii)Planters or large pots with smaIi shrubs and seasonal fiowers 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)Alllandscaping plans shail be submitted during site plan review for
approval.
(d)Exterior lighting,wAen 8sed,shali be part of the architectural concept.Lighting
shali enhance the building design and adjoining landscaping.It SASHld ~r8vide ade~Hate
ligAting Appropriate lighting levels shali be provided in all areas used by pedestrians or
automobiles,including bUilding entries.walkways,parking areas,circulation areas,and other
open space areas in order to ensure safety and security;enhance and encourage evening
activities;and,wAen warrantes sy tAe adjoining stre2tsea~etAeme,provide a distinctive
character to the area.In aSSitioR,tAe folim"ing sAal1 se asdressed:New developments shali
provide a lighting site plan which identifies lighting eguipment.locations and standards,and
implements the foliowing design standards:
(i)All public areas shali be lighted with average minimum and maximum
levels as foliows:
(Al Minimum (for low or non-pedestrian and vehicular traffic areas)of
0.5 foot candles:
(Bl Moderate (for moderate or high volume pedestrian areas)of 1 to 2
foot candles;and
(Cl Maximum (for high volume pedestrian areas and building entries)
of 4 foot candles.
(in Lighting shali 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 shali be avoided.
(iii)Parking lot lighting shali be subject to the provisions set forth in MMC
Section 22C.130.050(3)(d).
(iv)Pedestrian-scale lighting (light fixtures no taller than 15 feet)Is
encouraged in areas with high anticipated pedestrian activity.Ali fixtures over 15 feet in
height shall be fitted with a full cut-off shield,be dark sky rated.and mounted no more than
25 feet above the ground with lower fixtures preferable so as to maintain a human scale.
Lighting shall enable pedestrians to Identify a face 45 feet away in order to promote safety.
(v)Light levels at the property line should not exceed 0.1 footcandles (fcl
adjacent to business-propertles,and 0.05 footcandles adiacent to residential properties.
All building lights shall be directed onto the building itself and/or the ground
Immediately adjacent to It.The light emissions should not be visible above the roofllne of the
building.Light fixtures other than traditional cobra heads are encouraged,.
(vi){i)TAe site plaR-sAall identify ligAting e~Hipment and staAsards.Uplighting
on trees and provisions for seasonal lighting are encouraged.
(vil)W Accent lighting on architectural and landscape features is encouraged
to add ,interest and focal points.
(Iii)Parking aFea ligAting shali not e)(eees 25 feet In AeigAt ans sl1all se
sAidded te minim,iw glare and s~illage into tAe surFOunding eommHnity.
(5)BHilsing Scale Standarss.All elements of building sesign sheHld ferm aA integrates
~usin scale,line,and mass to eASHre tAilt-bHildings are based on
AHman scale (i.e.,tAc relatiensAip of tAc size ef tAc building's features to tAe pee~le that use
tAe building).Design elements ShOHls also ellSClfe-tflat-fa.rge sHildings redHee tAeir a~paFent
mass and bullE en elevations visible ffflFA-5treets or ~eclestrian routes tAFSHgA sHeA metAeds
as facade modulation and architectural detailing,roof treatment,colors,materials,and ether
s~eelal featHres.
(a)IAte§FatioA.LaF§e blJilEliA§s sholJlEI iAte§Fate featlJFes alsA§theiF facaEles visible fFsFA
the plJbllc 'I§ht sf way aAEI peElestFlaA FO~tes aAEI eAtFies ts FeEllJCe the appaFeAt blJilElIA§
FAass aAEI achieve aA aFchltectural scale cSAsisteAt with stheF Aearby strlJctuFes.
(b)FacaEle 11sEllJlatioA.BuilEliA§facaEles visible fFSFA public stFeets aAEI public spaces
shsulEi be steppeEi bacl<sr pFajecteEi fsF·....arEi at iAteNals ts pFOviEle a FAIAIFAUFA sf 10
peKeAt facaEle FAsEluiatlsA.The FAiAiFAUFA Elepth sf FAsElulatisA shsulEi be SAe fest,aAEI
the FAiAiFAlJFA \\'iEith shslJlEI be five feet.
terArticHlatioA.BHildiAgs shsHIEI be aFtiGHlateEi to ,eEluGe the af3f3afeAt scale sf bHilElings.
AFchitectHFaI Eletails that aFe HseEi ts artieHlate the structure FAay ineluEle CSISf,
arFaAgeFAeAt sf facaEle eleFAents,Sf changein-BtHIEliA§FAaterials.
Ei)Tripartite AFtiGulatisA.BUilEliAgS shsulEi prsviEle tripartite bHilElin§articlJlatisA
(builEliAg top,FAiElElle,aAEI base)ts prsviEle f3eElestriaA seale aAEI aFchitect~ral IAteFesh
(EI)'NiAEISW TreatFAeAts.BUilEliAgs shsulEi prsl/iEle aFAple artiEHlateEi winEls\\'tFeatFAeAts iA
faGaEles I/isible fFOFA streets aAEI pub lie spaces fsr architectuFal IAterest anEi hUFAaA scale.
\<ViAElS"'S shsulEi be articHlateEi with FA~llIsAs,Fecesses,aWAiAgs,etc.,as well as applylAg
cSFApleFAeAtary articuiatisA aFs~AEI Elssrways anEi balcsnies.
(e)ArchitectHrai EleFAeAts.The FAass sf ISAg OF laFge scale bHilElIAgs caA be FAaEle FAsre
vlslJally IAterestiAg by iAcsrpsratlng aFchitectHral eleFAents,sUCA as aFcaEles,baicoAies,
bay '1vIAElews,E1ormers,aAEI/ef celuffms.
(f)Rsoflines.A<Jistlnctive rssfline can feEluce peFceiveEi blJilEliAg hei§ht aAEI FAass,
iAcrease €8FApatibillty with sFAalieF scale aAEI/sF resiEleAtial Elel/elSpFAeAt,aAEI aElEI IAterest
ts the s','eFaIl Elesi§Asf the buiIEliA§.
(i)ResfllAes ·....itA alternatiA§ElsrFAers,steppeEi rosfs,§ables,sr sthpr resf eleFAeAts
ts reiAferee the FAoElulatisA sr artiEHlatisA IAterl/al are eAesura§eEl.'.
(lj)Rssfs that iA€tJFf'SFate a variety of vertical-dimeAsisAs such as FAlJlti plaAeEi-afltl
iAteFsectlA§Fooflines aFe eA€8UFa§eEl.
(iii)-Flat FssfeEi Elesi§As shsulEi ineluEle aFchltectural Eletails such as csrAices anEi
decsratll/e faCiAgS to pFSl/lEle interest ts the Fssf/iAe.
(§)WAeA there is a cAaA§e in the blJilElIA§plaAe,a cAaAge iA the builElIA§FAateFials,
eoloFs SF patterns sAoHIEI alss be cSAsiEleFeEi.
fh)LaAEIscapiAg.The lanEiscape plaA shoulEi pFOl/ide a tFellis,tFee or stAer laAdscape
featuFe ""itAIA each iAterval.
(i)UppeF StSFY Setbaek.-SettiA§bacl<lJppeF stsries helps ts FeEllJCe tAe apparent bulle sf
a buildiAg aAEI prsFAotes hUFAaA scale.mSFAall Scaie AdditioAS.IA Fetail ar'€ilSTsFAall scale additioAs ts a structHre can reduce
tAe apparent bulk~y artiCUlating the sveFal1 fSFFA.ClusteFiAg sFAaller uses aAd activities
around eAtFanCeS SA stFeet faciAg facades alse allsws feF sFAall Fetall OF display spaces
tAat are in,'iting and add activity te the streetscape.
(5l~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:
(al 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 offeatures,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.
(6)Building Details,'4aterials,aRd Celers.
(a)TAe suildiRg sheuld F>rs'llde '1lsual interest and distinct deslgR ~ualities,aRd pFemete
cempatisility aRd imF>rsvement within surFOunding AeigAssFAssds and cemmunity
develspFAeAt tAFOUgA effeetive aFEAitectural dctailing and tAe use ef tl'ilditienal suildi""
teeAni~ues and FAateFials.
(b)Design CFiteFia.
(i)Building materials aRd Building teeAni~ues sAsuld Be sf AigA dUFability and AlgA
~uality.Fsr CSFAmercial and resideRtial uses,tAe use sf Brick is encsuFaged en walls
sr as accents sn walls.Large areas sf FOugfH:_ood,wide FsugA cut iap siding,OF
large aFeas sfT 111,plywsos,sr similar FAateFials are pFoAibites.Vinyl siding is
proAibited sn tAe greuns flooF of cOFAFAeFcial bUilsings.
(Ii)Buildings sAsuld be enAances ·....itA appFspriate detaHs.-The-feliowing elements are
e)(amples sf tecAni~ues uses sn Buildings te pFOvide detail:
(Al Gmate rssflines,inciudiRg use sf smamental mslsiRg,entaBlatuFe,frie,e,or
etAeF rssfline de,'iees.
(B)OverAeas weatAer protectien aleng sidewaliEs.
(C)Detailed treatment sf winde,.s and deers,inclusing use sf secsrative lintels,
silis,gla'ing,dSSF design,molding SF fraFAiRg setails arouRs ali windsws ans
sssrs Iscated sn faeades facing sr adjacent ts public streets SF paFlEs.'Ninssw
tFeatment shsuid Be si<od as fsllsws:
1.Windsws sAsuld ROt Aave individual giass panes witA dimensions
greater tAan five feet By seven feet.
Z.Windsws sAsuld se sUFrsunded sy tFiffi,mslding and/sr sill at least fouF
incAes Nlde.CeFAFAerciai bUildings witA ns tFiFA eF FAelding should have
Nindsw frames at least twe inches 'oIlde.
3.Indi'lidual window units shsuld be separated fFsm adjacent winds'",
units by at least silE inches sf the bUilding's e)(terior finish material.
(6)Building Design -Human-Scale Standards
The human-scale standards are intended to encourage the use of building
components that relate to the size of the human body and to add visual interest to buildings.
"Human-scale"addresses the relationship between a building and the human body.
Generally,buildings attain a g.ood human-scale when they feature elements or characteristics
toat are sized to fit.human actiVities.such as doors,porches,and balconies.A minimum of
three of the'following human-scale building elements shall be incorporated into the new
deveiopment:
(a)Balconies in upper stories,at least one balcony per upper floor on the facades
facing streets.prOVided they are integrated into the architecture of the building:
(b)Bay windows or other winnow treatments that extend out from the bUildiog face:
[c)At least 150 square feet ofPedestrian-oriented space for each 100 lineal feet of
bUilding facade:
[d)First floor indivi<;:i.~..,,1 windows,generally less than 32 square feet per pane and
separated from the windows by at least a 6"molding:
Ie)Spatially defining building elements,such as a trellis,overhang,canopy,or other
element.that defines space that can be occupied by people:
(fl Upper story setbacks,provided one or more of the upper stories are set back from
the face of the bUilding at least 6 feet:
[g)Composing smaller building elements near the entry of pedestrian-oriented street
fronts of large buildings (see Figure 4):
Ih)The director may consider other methods to provide human-scale elements not
specifically listed hese...The proposed methods must satisfy the intent of these standards.
Pecl..ln."____oriented
"~re
Pod.sln
OO."ledslgMge
Figure 2'-Illustrating a variety of human-
scale comoonents on a buil,ping.
Figure 3 -This mixed-use bUilding
incorporates decks.UDper level setbacks.
trellises,and landscaoing to meet human-
scale guidelines.
Figure 4 -Example of composing smaller building
elements near the entry of large buildings.
(7)P~~lic or Private OpeR Space.INhere feasi~le aRd appropriate,larger (over 10 acres)
cSfAfAercial and residential developfAents sho~ld inwrporate open spaces into the site design
to provide cOfAfA~nit.,.gatheriRg space aRd neighborhood fAeetlng areas.These areas sho~ld
provide outdoor spaces for rela)(lng,eating,socializing,aRd recreating.The follo'Ning
staRdards apply to these outdoor areas:
(a)Plazas aRd Gathering Places.
(i)Areas should be sized between 5,000 and 10,000 square-feeh
(iI)Plazas and gathering places should ~e able to serve as a ceRter for daily
activities.
(iii)Paving should be unit pavers or COR€rete with special te)(ture,pattern,and/or
decorative f€i3tu~
(IV)PedestriaR aA'lenities sho~ld ~e proVided,including features such as seatiRg,
plants,drinkiRg fountains,artworl<,and such focal points as sculptures or water
feat~res.
(v)Lighting fixtures should be apprOlcifAately 10 to 15 feet above the surface.The
overall lighting in the plaza should average at least two feet-€aRdles.
(b)Open Spaces and Project Details.The listed literature reso~rces in Iqlqc
~2~29.2jO(2)(a)previde sA'lallcr scale WA€eptS fer integrating p~blic gathering places
and open spaces into the project design.
(7)Building Design -Architectural Scale
The architectural scale standards are intended to encourage compatibility of
structures with nearby commercial areas,to help the b\Jilding Fit in with its context,and to
add visual interest to buildings.All facades shall be given equal design consideration,Some
flexibility maY be given by the director for alley or other facades that are not visible from
gr,eets,parks,parking lots,or other uses,
Ca)Facade Modulation,All new buildings shall provide modulation (measured and
proportioned inflexion or setback in a building's facadel on facades facing a street,common
open space,public area,or common parking area as follows:
(i)Buildings with facades that are 30 feet or longer shall provide modulation
of the exterior wall that extends through all floors:
(ii)The minimum modulation depth shall be five feet and the minimum
modulation width for each modulation shall be 10 feet.On facades that are 100 feet or
longer,the minimum depth of modulation shail be 10 feet and the minimum width for each
modulation shall be 20 feet,
(iiilThe minimum modulation depth detailed in subsection (Ii)above may be
reduced to 2 feet if tied to a change in color or building materials,and/or roofline modulation
as defined in Section (d)below.
(iv)The director may consider departures from these standards.prOVided the
proposed treatment meets or exceeds the Intent of these standards.
(b)Streetfront Articulation.All building facades fronting directly on a street must
include at least two of the following articulation features at Intervals no greater than 30 feet
(see figure 5 below).
(i)Use of window and/or entries that reinforce the pattern of small storefront
spaces.
(ii)Use of weathe,r protection features that reinforce the pattern of small
storefronts,For example.for a business that occupies three lots.use three separate awnings
to break down the scale of the storefronts.Alternating colors of the awnings may be useful
as well.
(iii)Change of roofline,
(iv)Articulation of the building's top,middle,and bottom for mUlti-story
buildings,This typically Includes a distinctive ground floor or lower floor design,consistent
articulation of middle floors.and a distinctive roofline.
[v)Change in building material or siding style.
[Vi)Other methods that meet the intent of these standards,
(c)Articulation for Facades not.Fronting Directly on a Street.
All facades fronting on a street.or containing a pedestrian entrance,that are not
subject to section (a)above must include at least three of the following articulation features
at intervals no greater than 70 feet,
(i)Use of window and/or entries that reinforce the pattern of small storefront
spaces.
(Ii)Vertical building moduiation,The minimum depth and width of'moduiation
shail be 2 and 4 feet.respectively (preferably tied to a change in roofline,building material
or siding stylel.
(iii)Use of weather protection features that reinforce the pattern of small
storefronts.
(iv)Change of roofline,
(v)Change in building material or siding style,
(Vi)Providing lighting fixtures,trellis,tree,or other landscape feature within
each interval.
(Vii)Articulation of the bUilding's top,middle,and bottom for multi-story
buildings,This typically includes a distinctive ground floor or lower floor
design,consistent articulation of middle floors,and a distinctive roofline,
(Viii)Other methods that meet the Intent of these standards,
Exception:Alternative articulation methods will be considered by the director
proVided such treatment meets the intent of the standards and gUidelines,For example,use
of high quaiity bunding materials (such as brick or stone)with attractive detaningmay allow
a building to meet the intent of the standards using greater articulation intervals.Also.where
the articulated features are more substantial in terms of effectively breaking up the facade
Into smaller components,then a greater distance between architectural intervals may be
acceptable,
(d)Roofline Modulation.
(j)In order to gualify as an articulation element in Section (a)and (b)above
or in this section,the roofline shall meet the follOWing modulation reguirement (see Figure 8:
(A)For flat roofs or facades with horizontal eave.fascia.or oarapet,
the minimum vertical dimension of roofline moduiation is the greater of 2 feet or 0,1
multiplied by the wall height (finish grade to top of the wall)when combined with vertical
bundlng modulation techniques described In section (b)above.Otherwise,the minimum
vertical dimension of roefline modulation is the greater of 4 feet or 0.2 multiplied by the wall
height,
(B)BUildings with pitched roofs must Include a minimum slope of 5:12
and feature modulated roofline components at the intervai required per the applicable
standard above,
nil For large scale retan uses (with at ieast SO.OOO sguare feet of floor area
and facades greater than 150 feet in width),the storefront shall integrate a prominent entry
feature combining substantial roofline modulation with vertical bunding modulation and a
distinctive change in materials and/or colors (see Figure 10).The minimum vertical
dimension of roomne modulation is the greater of 6 feet or 0,3 multiplied by the wail height
(finished grade to top of the wall),The director wnl consider alternative treatmertts prOVided
they meet the intent of these standards.
!l~801 rnax.
I I
Figure 5 -For
commercial buildings
bunt UP to the
sideVV.f:llk.prOVide
facade articulation
features at no more
than 3D-foot
intervals.
I
miff]
I
miff]
Figure 6 -Building
articulation.
.. .
IE ~'E )'.INTERVAL·INTERVAL·
u,dillgmoduialiOll
~d,,",hcllangsin
roolline
Reeeosndootrie5:cream srli<:\ll.mcn
Figure 7 -These buildings
illustrate a combination of
horizontal building
modulation,roofline
modulation.and bUilding
articulation to reduce the
architectural scale and
provide visual intere.,s.b
or )(wa erg t re everIS more
4'or a2xwal!height(whichever is more)
\."'-~'~'
artic-ulaiion
interval
articulationI'interval
articiJlatiQtl
interval
Minimum5:12 slope'"
articulation ~I articulation .Jarticulation
interval Interval tn erval
Figure 8 -Roofline modulation standards.
Eig!JL~_SJ~This development uses a
variety of roof forms and heights.
different weather protection features,
changing building materi91s and colors.
and a modest amount of horizontal
building modulation to reduce the overall
architectural scale into smaller
"storefront"components.
Figure 10 Good examples of prominent pedestrian entries for large-scale retail uses.Note height
change.vertical modulation.use of bUilding materials,colors.and detailing to add interest and emphasis.
(8)Building Corners
The building corners standards are Intended to architecturally accentuate building
corners at street intersections.to create visual interest.and to increase activity,where
appropriate.All new bulidings located within 15 feet of a property line at the intersection of
streets are regulred to employ one or more of the following design elements or treatments to
the bUilding corner facing the intersection:
(a)Provide at least 100 sguare feet of pedestrian-oriented space between the street
corner and the buildlng(s).To gualify for this option.the buildlng(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:
(j)Bay window or turret.
(iI)Roof deck or balconies on upper stories.
(iii)Building core setback "notch"or curved facade surfaces.
(Iv)ScUlpture or artwork.either bas-relief.figurative,or dlstincti\ieuse of
materials.
(v)Change of materials
(vi)Corner windows.
(vii)Special lighting.
(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.
000000
OOllUO
[TWln~
Co<n..=IW>\ir>iloor~....
~~dd Figure 11 -Corner
bUilding treatments.
~_.T 00000~00000
Ditltinctife lISed "",t.,"ls C.ropy
d:=J NM/;:ln~ure thatbuildl"lldoesrotblock"'''''';''9lriall\1o:.allnter$ec:tions
Figure 12 -Decorative use of windows,
change of materials.and special
lighting creates a statement at this
corner location.
(91Building Design Details
The building design details standards are intended to ensure that buildings have
design interest at all observable distances:to enhance the character and Identity of the city:
and to encourage creative design.At closer distances.the most imoortant aspects of a
building are its design details,texture of materials,guallty of Its finishes,and small,
decorative elements.All new commercial buildings and Individual storefronts shall include at
least one detail element from each of the three categories below.Other mixtures of detail
elements will be considered provided they meet the intent of these standards.The applicant
must demonstrate how the amount,type,and mix of details meet the intent of these
standards.For example,a iarge building with multiple storefronts will likely need more than
one decorative sign,transom window,and decorative kickplate to meet the intent of these
standards,
(a)Window and/or entry treatment:
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,
(v)Recessed entry,
(vi)Decorative door.
(vii)Arcade,
(viii)Landscaped treilises or other decorative eiement that incorporates
landscaping near the building entry,
(ix)other decorative entry treatment that meets the intent of these
standards,
Cb)Decorative facade attachments:
(I)Decorative weather protections element such as a steel canopy.decorative
cioth awning.Or retractable awning,
(ii)Decorative,custom hanging,scuipturai.or hand-crafted signCs),
(iii)Decorative bUilding-mounted light fixtures with a diffuse visible light
source or unusual fixture;
(iv)Decorative or special railings,griil work,or landscape guards,
(c)Building materiais and other facade eiements:
0)Decorative building materials/use of buiiding materials such as decorative
masonry,shingle,tile.brick,or stone,
(iI)Individualized patterns or continuous wood details,such as fancv butt
shingles (a shingle with the butt end machined in some pattern,tvpicaily to form geometric
designs),decorative moldings,b,'ackets,trim or lattice work,ceramic tile.stone,glass biock.
'".carrera glass,or similar materials,The applicant must submit architectural drawings and
material samples for approval.
(iii)Distinctive moflines,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,
(Iv)Decorative artwork on the building such as a mosaic mural.bas-relief
sculpture.light sculpture,water sculpture,or other similar artwork,Painted murals or
graphics on signs or awnings do not qualify.
(v)Decorative kick-plate,pier,belt course,or other similar facade eiement.
Cvi)Special building elements,such as pilasters,entablatures,wainscots,
canopies,or marguees,that exhibit nonstandard designs,
(vii)other details that meet the intent of the standards and gUidelines as
determined bV the Director,
(viii)Decorative elements referenced above must be distinct \'one-of a-kind"
elements or unusual designs that require a high ievel of craftsmanship as determined bv the
director,
Figur~_13 -The bUilding provides a
number of details that enhance the
pedestrian environment,including
decorative lighting.planter boxes.
decorative awnings,historiG.al
plaques.and decorative facade
elements.
(10)Building Materials.
The building materials standards are intended to encourage the use of a variety of
high-quality.durable materials that will enhance the visual image of the city:provide visual
interest and distinct design gualltles;and promote compatibility and improvement within
surrounding neighborhoods through effective architectural detailing and the use of traditional
building technigues and materials.The following standards aDply;
(al Building exteriors shall be constructed from high guality.durable materials.
Building materials such as concrete.masonry.tile,stone and wood are encouraged;
(bl Metal siding,when used for walls that are visible from a public street.public park
or open space.pathway.or pedestrian route must:en Have Visible corner moldings and trim and incorporate masonry.stone.or
other durable permanent materials within two feet of the ground level:
(ii)Incoroorate multiple colors or siding materials when the facade is wider
than 40 feet:
(iIi)Alternative standards may be approved by the director,prOVided that the
design guallty and permanence meets the intent of this section.
(cl Concrete masonry units (CMU)or cinder block wails.when used for walls that are
visible from a street.public park or open space,or pedestrian route.shall be architecturally
treated in one or more of the follOWing ways:
(iJ Use in conjunction with other permitted exterior materials.
(ii)Use of a combination of textured surfaces such as split face or grooved to
create distinct banding or other design.
(iii)Use of other masonry types.such as brick,glass block.or tile in
conjunction with concrete blocks.
(iv)Use of decorative coursing to break up blank wall areas.
(v)Use of matching colored mortar where color Is an element of architectural
treatment for any of the options above.
(vi)other treatment approved by the director.
(d)Exterior Insulation and Finish System (EIFS)and slmHar troweled finishes must:
Ii)Be trimmed In wood or masonry,and should be sheltered from extreme
weather by roof overhangs or other methods in order to avoid deterioration.Weather
exposed horizontal surfaces must be avoided.
(iil Be i1mited to no more than 50 percent of the fa~ade area.
(Hi)Incorporate masonry.stone.or other durable material for the first two feet
above ground levei.
(e)Prohibited materials in visible locations unless an exception is granted by the
director based on the integration of the material into the overall design of the structure:
(i)HighlY tinted or mirrored glass (except stained glass)covering more than
10 percent of the exterior of any building.or located at the ground level along the street.
(ill Corrugated fiberglass.
(Hil Plywood siding.including T-l11 and similar siding.Board and batten is an
exception.
(iv)Non-corrugated and highiy reflective sheet metal.
(v)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.
",0,,\II50nl "uppe'5lDrye In ,.,,;
till.rrU<ed·u;-ebo;ld"~
Figure 14 -The use of different buHding materiais.
window treatments.and roofline brackets add to the
visual interest of this building.
"""":~.:~"..:--~
P"~~I';a"·.:"'~I!>tJ"Io:"",,,t.i""lUd~I~;":~--./t
ouW<;<>ttaMg .m~.an~.m~!r·~rG~de mil~e -~.-__Ch''''ge,;in build".!!....t='iols
the buMlngro;lall>-...."1110 thes;d..w~lk •-,,~(Ivl~u,,1;nl"'$1 ro !hes\,,,cture
Figure 15 -This storefront effectively
combinesEIFS and concrete block with wood
trim and metal detailing.
(111 Blank Walls.
(a)The blank wail standards are Intended to:reduce the visual Impact of large,
undifferentiated walls:reduce the apparent size of large wails through the use of various
architectural and landscaping treatments:enhance the character and identity of the city;and
ensure that all visible sides of bUildings provide visual interest.Blank walls visible from a
public street.sidewalk.trail.interior pathway.or parking lot are prohibited.A wail (including
in.8'wide plantingedandmaterialstoover50%ofwallithin4ears
TrelUs with vines orotherplants
Figure 16 -Blank wall treatments.Figure 17 -Terraced planting beds
effeCtively screen a large blank wall.
(2)Building Entrances.
The intent af the bUilding entrances standards is ta ensure that buildings are inviting
and accessible.that entrances are easy ta lacate,and that pedestrian activity is encouraged,
(a)Primary Building Entrances.The principal building entrances of all buildings
shall feature the fallowing improvements,unless the director determines an alternate
salutian better addresses the gUideline's intent:
(il Weather protection.Weather protection at least 5 feet deep and at least 8
feet abave ground level is required over the primary entrance ta all commercial buildings.
Entries may satisfv this requirement by being set back into the building facade.
.(ii)Lighting.Pedestrian entrances must be lit to at least faur foot-candles as
measured on the ground plane for commercial buildings.
(iii)Visibilitv and Accessibility.Building entrances must be prominent and
visIble from the surraunding streets and must be connected by a walkway ta the publi.<;
sidewalk.Pedestrian pathways from public sidewalks ta primary entrances ar fram parking
lots to orimary entrances,shall be accessible,conforming to federal and state Americans with
Disabilities Act regulrements,and shall be clearly delineated,
(iv)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,
FiGure 18 -A distinct,weather-protected
primary buildinqentrance.
(b)Secondary public Access for Commercial Buildings.Buildings with
"secondary"entrances off of a parking lot shall comply with the following measures to
enhance secondary public access (applies only to entries used by the oublic):
(i)Weather protection at least 3 feet deep and at least 8 feet above the
ground is reqUired over each secondary entry.
(i1)Two or more of the design elements must be incorporated within or
adjacent to the secondary entry:
(A)A transparent window or door to allow visibility into the building:
(B)A landscape bed,trellis,or other permanent landscape element
adjacent to the entry:
(e)Decorative architectural treatments that add visual interest to the
(D)Outdoor dining or pedestrian-oriented space;
(E)Decorative lighting;or
(F)other design elements that meet the intent of these.standards as
determined bVlbs>director,
Figures 19 -Examples of secondary public access,Note
the planters,window signs,and awnings,
Section 11.MMC 22C.020.270,entitled "On-site recreation -Space ReqUired",is
hereby amended to be entitled "Open Space and Recreation Space Required",and shall read as
follows:
..
1'1'13e af e"t"a".Aeftve
Dwem"g ~Reel'eati""
l:lfilt S;oaee Faeilitj·
(a)Studis 9G q5 square
and onc 5E[WFe Feet per uRlt
13edreom Feet per
Iffiit'
(e)Tws -8{l 65 square
13edrosm 5E[WFe Feet per uRlt
Feet per
Iffiit'
(c)Three -l.-7ll 85 square
or morc 5E[WFe Feet per uAit
13edroom Feet per
_it
(2)Any recreation sJ33ce located outdsSF5 shall:
22G.020.270 OR site recreation Space required.
(1)[;:cept whep.Fees IR lieu OF COFnffiBflly-eWfled-rec-reatloR space are prOVided pursuaRt to
MM<;-;L2£~20.300aRd 22G.020.310,multiple Family developmeRts iR the mixed use zones
shall previde sutdosr sr active recreatlsn space,or a com13lnatloR thereof,iR accordaRcc with
the Follo"'ing ch-affi
(a)Be OF a grade and surFace sulta13le Fsr recreation;
(e)Be sn the site OF the propssed development;
(c)Be sne concifltlous parcel IF less chaR 3,080 square Feel'IA size,noc co 13e
locaced iA che FreAc yard seCl3a€k-;-
(d)Ilave no dimensions less chan 30 Feet (81wepc trail segments);
(e)In an apartment sr coWftflome-BevelBpmenc,have a screet,roadway sr
parking area Froncage alsAg 18 co 50 percent of the recreatloA space perimeter
(except crall segments);aAd
(F)Be ceAtrally located and accessl13le aAd convenient to all residents within the
tlevelopment.
(3)Indosr recreation areaS may 13e credited towaFds the total recreation space
f€qtlfr~FReflt,when the city determines that such areas are located,designed and impreved
.iA a manRer which prOVides recreational opportlffijRes-f'\ffi€t.Jeflalty eqUivalent to those
recreacional oppsrtunltles avalla13le outdsors.
H)Active recreatioA Facilities may include,13ut are-not limited to,elEercise reoms,sport
courts,swimmiAg pools,tcnnis--eeerts,game Foams/SF community cCAtcFS.Outaoer open
space shall not include areas devoted to parking or vehicular access,aRd should be oAe
contiAusuS tTaEt.
22C.020.270 Open Space and Recreation Space Required.
The on-site ODen space and recreation space standards are intended to provide usablcr
accessible,and Inviting open space for residents that enhance residentiai areas,Multifamily
residential uses in the Mixed Use zone shail provide open space equivalent to at ieast 20
percent of the bUilding's gross floor area;vertical mixed use developments (where
commercial and multi-family uses are contained in the same building)shall not be subject to
this requirement orovided that at least 80 percent of the ground floor Is exclusively dedicated
to commercial uses and residential uses shall be limited to walls not oriented or located along
the street.The required area may be satisfied with one or more of the elements listed below:
(1)Common open space accessible to all residents shall count for up to 100 percent of
the regulred open :;p",ce.This includes landscaped courtyards or decks,gardens with
pathways,children's play areas,or other multi-purpose recreational andlor green
spaces,Special requirements and recommendations for common space~Unciudethe
following:
(a)Space shall be large enough to provide functional leisure or recreational activity
area per the director.For example.long narrow spaces less than 20 feet \"Iide rarely,
if ever.can function as usable common open space.
(b)Consider space as a focal point of development.
(c)Open space.particularly children's play areas,shail be visible from dwelling units
and positioned near pedestrian activity,
(d)Space shall feature paths.plantings,seating,lighting and other pedestrian
amenities to make the area more functional and enjoyable.
(e)Individual entries shall be provided onto common open space from adjacent
ground floor residential units.Small.semi-private open spaces for adjacent ground
floor units that maintain visual access to the common area are strongly encouraged
to enliven the space.m Separate common space from ground floor windows,streets,service areas and
parking lots with landscaping andlor low-level fencing,where desirable.
(g)Space shall be oriented to receive sunlight,facing east.west,or (preferably)
south,when possible.
Ih)Reguired setbacks,landscaping.driveways,parking,or other vehicular use areas
shall not be counted toward the common open space re.q\ljr.gment,
(I)RooftoP1UJr rooftop decks shall not be considered as common open space for the
purpose of calculating minimum open space area:provided,that the director may
consIder rooftops or rooftop decks as common open space where usable ooen space
amenities are provided and available to all residents.
(j)Outdoor open space shall not inciude areas devoted to parking or vehicular access.
(2)The following amenities may be used to satisfv up to 50 percent of the open space
requirement,A combination of these amenities may be proVided in different ratios
provided that (j)the total credit for any combination of the following amenities may not
exceed 50 percent of the open space requirement.and (Ill the amount of the amenity
provided Is sufficient to achieve the purpose of the amenity as determined by the
director:
(a)IndiVidual baiconies that provide a space usable for human activity,To gualify.
the balconies shall be at least 35 sguare feet and have no dimension less than 4 feet.
(b)Natural areas that function as an amenity to the development,subject to the
follOWing requirements and recommendations:
(j)The natural area shall be accessible to all residents.For example,safe and
attractive trails provided along or through the natural area where they could serve
as a major amenitv to the development.
(II)Steep slopes,wetlands,or similar unbuildable areas shall not be counted In the
calculations for required open space unless they provide a visual amenity for all
units,as determined by the director,
(c)Stormwater retention areas if the facility has natural looking edges.natural
vegetation,and no fencing except along the property line.The design of such areas
shall go well beyond functional stormwater requirements per the director In terms of
the area invQlved and the quality of landscaping and resident amenities,The side
slope of the stormwater facilities shall not exceed a grade of 1:3 (one vertical to three
horizontal)unless slopes are existing,natural,and covered with vegetation.
(3)Children's play equipment and recreational activity space for children andlor teens
that inciude parent seating areas are required in residential complexes with 20 or more
units,Exceptions:Age-restricted senior citizen housing:mixed-use develoP'D.e.Ots
(combined comm_ercial and residential in same building):developments reserved for
student housing;infill lots within the Downtown Master Plan area;and develooments
located within a V.mile of safe walking distance to a public park that features a play
area.
(4)Active recreation facilities may be prOVided.subject to the following;
(a)Active recreation facilities may include.but are not limited to.exercise rooms.
sports courts,swimming pools.tennis courts.game rooms.or community centers:
and
Ib)Indoor recreation areas may be Cl'edited towards the totai recreation space
requirement.when the city determines that such areas are located,desiqned and
improved in a manner which prOVides recreational opportunities functionally
eqUivalent to those recreational opportunities available outdoors.
Figure 20 ~Balconies provide private,usable
open space for residents.
Figure 21 - A residential courtyard
providing semi~private patio spaces
adjacent to individual units.
Figure 22 -Children's play area incorporated
into a multifamily development.
Section 12.MMC 22C.020.280,entitled "On-site recreation -Play areas required",is
hereby amended to be entitled "Townhouse Open Space",and shall read as follows:
(1)All apartment aRd t9WRAome deveiopmeRt,excludiRg seRior citizeR apartmeRts,sA911
provide totfcAiidreR play areas WitAiR tAe recreatioR space OR site,eKcept when f"cilities are
available witAin one quarter mile that are developed as public parks or playgrounds and are
accessible '"ithout tAo crossiRg of arterial streets.
(2)If aRy play apparatus is prollided in tAe ~iay area,tAe a~paratus sAal1 meet Consumer
Product Safety StaRdards for equipmeRt,soft surfacing and spacing,aRd shall be lecated IR
aR area tAat is:
(a)At least 100 square feet iR size with AO dimensioR iess thaR 20 feet;
(b)AdjaceRt to maiR pedestrian paths or near buiidiRg eRtraRces;aRd
(c)Visual access from adjaceRt residentiai structures is provided.
22C.020.2110 Townhouse Open Space.Townhouses and other ground based multi-family
residential units in with individual exterior entries must proVide at ieast 200 square feet of
private open space per dwelling unit adjacent to,and directiy accessible from each dwelling unit.
This may include private balconies,individual rear yards,landscaped front yards,and covered
front porch areas.Exception:Common open space designed in accordance with Section
22C.010.320(a)may substitute for up to 50%of each unit's required private or semi-private
open space on a square foot per square foot basis.
Figure 23 -Common open space for a
townhouse development.
Figure 24 -These townhouses provide
balconies and semi-private yard space.
Figure 25 -Example townhouse
configuration with a combination of
private open spaces adjacent to
units and larger common open
space accessible to all units.
151 At least 200sf of private open space adjacent
to each unit
Internal athwa 5 stem
Section 13.MMC 22C.020.290,entitled "On-site recreation -Maintenance of
recreation space or dedication",Is hereby amended to be entitled "Maintenance or dedication of
open space and recreation space",and shall read as follows:
22C.020.290 0"site,eereat:e"P1ai"te"""ee ef feef;:"':"'''"",,,ee "'f ee<!ieatial'l.
Maintenance or dedication of open space and recreation space.
(1)Unless the open space or recreation space is dedicated to the city of Narysville pursuant
to subsection (2)of this section,maintenance of any open space or recreation space retained
in private ownership shall be the responsibility of the owner or other separate entity capable
of long-term maintenance and operation in a manner acceptable to the city.
(2)Open space or recreation space may be dedicated as a public park when the following
criteria are met:'
(a)The dedicated area Is at least one and one-half acres In size,except when adjacent
to an existing or planned public park;
(b)The dedicated land provides one or more of the following:
(i)Shoreline access;
(ii)Regional trail linkages;
(iii)Habitat linkages;
(iv)Recreation facilities;or
(v)Heritage sites;
(c)The entire dedicated area is located less than one mile from the project site.
Section 14.Section 22C.020.300,"On-site recreation -Fee in lieu of recreation
space'",of MMC Chapter 22C.020,"Commercial,Industrial,Recreation and Public Institutional
Zones",is hereby amended to be entitled "On-site recreation -Fee in lieu of open space or
recreation space",and shall read as follows:
22C.020.300 On-site recreation -Fee in lieu of open space or recreation space.
Nothing herein shall prohibit voiuntary agreements with the city that allow a payment in lieu
of providing on-site recreation space when a proposed development is located within ±;-BOO
feel'V4 miie of an existing or proposed recreational facility.
Section 15.MMC 22C.020.310,entitled "On-site recreation -Acceptance criteria for
fee in lieu of recreation space".,is hereby amended to be entitled "On-site recreation -
Acceptance criteria for fee in lieu of open space or recreation space",and shall read as follows:
22C.020.310 On-site recreation -Acceptance criteria for fee in lieu of open space or
recl-eation space.
ffie-City of P1aF,'sville's acceptance of this payment is discretionary,and may be permitted if:
(1)The proposed on-site open space or recreation space does not meet the criteria of
MMC 22C.020.290(2);or
(2)The open space or recreation space provided within a public park in the vicinity will
be of greater benefit to the prospective residents of the development.
Section 16.MMC 22A.010.160,entitled "Amendments",is hereby amended as
foliows by adding reference 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 initial adoption:
Ordinance Title (description)
Site and building design &open space standards
Effective Date
~__,2013"
Section 17.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 18.Effective Date.This ordinance shall become effective five days after the
date of its adoption and publication by summary.
by the City Council and APPROVED by the Mayor thisPASSED
----->,....J)""'U-'-'(l'=&'-----~_,2013.
CITY OF MARYSVILLE
j0 iJ:J-day of
Effective Date:
Attest:A k-
By:4-'DepvJr CITY C~K
Approved as to form:0
By:114-~/c..~
GRANT K.WEED,CITY ATTORNEY
Date of Publication:&/;'1/dO/3
W/d4J20/3
(5 days after publication)
By: