Chapter 22C.060
SMOKEY POINT MASTER PLAN AREA – DESIGN REQUIREMENTS
Sections:
22C.060.020 Applicability and interpretations.
22C.060.010 Purpose.
The purpose of this chapter is to apply the design guidelines in the Smokey Point master plan, as adopted by Ordinance No. 2738, as legally required standards for all new construction in the Smokey Point master plan area (MPA). It is also the purpose of this chapter to:
(1) Encourage the realization and creation of a desirable and aesthetic environment in the Smokey Point MPA;
(2) Establish a commercial/light industrial park that, based on the allowable uses in the zoning designations, provides jobs for the residents of Marysville and expands the city’s commercial/light industrial base;
(3) Encourage and promote development which features amenities and excellence in site planning, streetscape, building design and contribution to community charm;
(4) Provide design guidance that coordinates the “look and feel” of the project while ensuring ecological and environmental responsibility and providing for efficient functioning of the Smokey Point MPA;
(5) Bring the range of uses together by individual site plans that will:
(a) Demonstrate how the elements of the site relate to the street front;
(b) Provide for compatibility with adjacent land uses;
(c) Provide protection or mitigation of natural features;
(d) Enhance street fronts and street corners;
(e) Promote public safety;
(f) Incorporate service areas and storm water facilities in a nonobtrusive manner; and
(g) Provide convenient pedestrian and vehicle circulation connecting on-site activities with adjacent pedestrian routes and streets. (Ord. 2852 § 10 (Exh. A), 2011).
22C.060.020 Applicability and interpretations.
(1) Applicability.
(a) The design guidelines set forth in the Smokey Point master plan, as adopted by Ordinance No. 2738, shall apply to all new construction in the Smokey Point MPA.
(b) The design guidelines shall be legally required standards, which shall be applied by the city to all development approvals and permits in the Smokey Point MPA.
(c) The following activities shall be exempt from these standards:
(i) Construction activities which do not require a building permit;
(ii) Interior remodels of existing structures;
(iii) Modifications or additions to existing commercial, industrial and public properties when the modification or addition:
(A) Constitutes less than 10 percent of the existing horizontal square footage of the use or structure; and
(B) Constitutes less than 10 percent of the existing building’s exterior facade.
(d) These standards are intended to supplement the 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.
(2) Interpreting and Applying the Design Standards.
(a) These standards capture the community visions and values as reflected in the comprehensive plan’s neighborhood planning areas. The city’s community development director (hereinafter referred to as “director”) retains full authority to determine whether a proposal meets these standards.
(b) Within these standards, certain words are used to indicate the relative importance and priority the city places upon a particular standard.
(i) The words “shall,” “must,” “will,” and “is/are required,” or words with their equivalent meaning, mean that the development proposal must comply with the standard unless the director finds that:
(A) The standard is not applicable in the particular instance; or
(B) The development proposal meets the intent of the standards in some other manner.
(ii) The word “should,” or words with its equivalent meaning, 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,” “can,” “consider,” “help,” and “allow,” or words with their equivalent meaning, mean that the action or characteristic is allowed and will usually be viewed as a positive element in the city’s review.
(c) The project proponent may submit proposals that he/she feels meet the intent of the standards but not necessarily the specifics of one or more standards. In this case, the director will determine if the intent of the standard has been met. (Ord. 2852 § 10 (Exh. A), 2011).