The purpose of this chapter is to help implement the vision for downtown Marysville as provided in the adopted Marysville downtown master plan.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1)
New Construction. This chapter will be used to evaluate development projects or improvement plans proposed for properties within the Marysville downtown boundaries, including the zoning classifications listed in MMC § 22C.080.105 and mapped in Figure 22C.080.110.
(2)
Additions and Improvements. Three different thresholds have been established to determine how the regulations herein are applied to such projects.
(a)
Level I improvements include all exterior remodels, building additions, and/or site improvements that affect the exterior appearance of the building/site, and/or cumulatively increase the gross floor area on a site less than 50 percent within three years of the date of permit issuance. The requirement for such improvements is only that the proposed improvements meet the regulations and do not lead to further nonconformance with the regulations.
For example, if a property owner decides to replace a building facade's siding, then the siding shall meet the applicable exterior building material regulations, but elements such as building articulation would not be required.
(b)
Level II improvements include all improvements that cumulatively increase the gross floor area on a site by 50 to 100 percent, within three years of the date of permit issuance. All regulations that do not involve repositioning the building or reconfiguring site development shall apply to Level II improvements.
For example, if a property owner of an existing business in the DC zone wants to build an addition equaling 75 percent of the current building's footprint, then the following elements shall apply:
(i)
The location and design of the addition/remodel shall be consistent with the block frontage design regulations (see Article IV of this chapter, which addresses building frontages, entries, parking lot location, and street setback landscaping). For such developments seeking additions to buildings where off-street parking location currently does not comply with applicable parking location regulations, building additions are allowed provided they do not increase any current nonconformity and generally bring the project closer into conformance with the regulations.
(ii)
Comply with applicable through-block connection, trail, and off-street parking regulations (see Article III of this chapter) that are associated with the addition. The through-block connection provisions would apply where such addition is located in the immediate area of such features shown in Figure 22C.080.220.A.
(iii)
Comply with applicable block frontage regulations (see Article IV of this chapter) that are associated with the addition. The block frontage provisions would apply when such an addition is located adjacent to a particular designated block frontage shown in Figure 22C.080.305.
(iv)
Comply with the site planning design regulations (see Article V of this chapter) associated with proposed site and building improvements.
(v)
Comply with the applicable building design regulations (see Article VI of this chapter), except architectural scale and materials provisions related to the existing portion of the building where no exterior changes are proposed.
(c)
Level III improvements include all improvements that cumulatively increase the gross floor area on a site by more than 100 percent within three years of the date of permit issuance. Such developments shall conform to all applicable regulations, except in a case where there are multiple buildings on one site, and only one building is being enlarged. In that scenario, improvements to the additional buildings are not required, but conformance with all other regulations apply.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
Most sections within this chapter include the following elements:
(1)
Purpose statements, which are overarching objectives.
(2)
Requirements use words such as "shall" and "is/are required," signifying required actions.
(3)
Guidelines use words such as "should" or "is/are recommended," signifying desired, but voluntary, measures.
(4)
Departures are provided for specific regulations. They allow alternative designs provided the director determines the design meets the purpose of the requirements and guidelines and other applicable criteria. See MMC § 22C.080.030 for related procedures associated with departures.
(5)
This chapter contains some specific regulations that are easily quantifiable, while others provide a level of discretion in how they are complied with. In the latter case, the applicant shall demonstrate to the director, in writing, how the project meets the purpose of the standard or regulations.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1)
Overview and Purpose. This chapter provides for a number of specific departure opportunities to development regulations. The purpose is to provide applicants with the option of proposing alternative design treatments provided such departures meet the "purpose/intent" of the particular regulation and any additional departure criteria established for the particular departure opportunity.
(2)
Applicability. Departure opportunities are available only where noted for specific regulations, including those standards that precede the "➲" symbol or capital letter "DEPARTURE" reference.
(3)
Procedures. Permit applications that include departure requests go through the standard review procedures in this chapter for the application type.
(4)
Approval Criteria. Project applicants shall successfully demonstrate to the director how the proposed departure meets the purpose(s) of the regulation and other applicable departure criteria that applies to the specific regulation.
(5)
Documentation. The director shall document the reasons for approving all departures (to be maintained with project application records) to ensure consistency in decision-making by the city.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
Where provisions of this chapter conflict with provisions in any other section of the Marysville Municipal Code (MMC), this chapter prevails unless otherwise noted.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)