Article VI provides direction for the design of buildings consistent with the goals and policies of the downtown Marysville plan. See the individual "purpose" statements for each section in this chapter.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
Special building design standards in this article apply to the three-block stretch of Third Street, between Alder Avenue and 47th Avenue NE to reinforce the area's historic/traditional character:
(1) 
MMC § 22C.080.510(2)(a)(ii), regarding facade articulation standards.
(2) 
MMC § 22C.080.510(5), regarding pitched rooflines.
Figure 22C.080.505
Map of Third Street character area.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
Purpose. To employ facade articulation techniques that reduce the perceived scale of large buildings and add visual interest from all observable scales.
(2) 
Facade Articulation. All applicable buildings shall include facade articulation features at maximum specified intervals to create a human-scaled pattern. These standards apply to building elevations facing streets (public and private), parks, zone edges, and through-block connections (except alley designs).
(a) 
Maximum Facade Articulation Intervals.
(i) 
Residential elevations: The width of the dwelling units inside the building (e.g., if the units are 25 feet wide, the facade articulation shall be 25 feet wide). This includes residential portions of mixed use buildings.
(ii) 
Third Street character area: 25 feet.
(iii) 
Storefronts: 30 feet. This refers to all ground-level elevations along active ground-floor designated block frontages.
(iv) 
Other ground-level elevations: 40 feet.
(v) 
Office buildings and other upper-level nonresidential elevations in the DC and flex zones: 60 feet.
(b) 
Articulation Features. At least three of the following articulation features shall be employed for all buildings in compliance with the maximum specified facade articulation intervals. Exception: Nonresidential buildings in the flex zone shall include at least two articulation features.
(i) 
Use of a window fenestration pattern.
(ii) 
Use of weather protection features.
(iii) 
Use of vertical piers/columns (applies to all floors of the facade, excluding upper level stepbacks).
(iv) 
Change in roofline per subsection (4) of this section.
(v) 
Change in building material and/or siding style (applies to all floors of the facade, excluding upper-level stepbacks).
(vi) 
Vertical elements such as a trellis with plants, green wall, art element that meet the purpose of the standard.
(vii) 
Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline per subsection (4) of this section or a change in building material, siding style, or color. Balconies may be used to qualify for this option if they are recessed or projected from the facade by at least 18 inches.
(viii) 
Other design techniques that effectively reinforce a pattern of articulated facades compatible with the building's surrounding context.
DEPARTURES will be considered provided they meet the purpose of the standards and the design criteria below. For example, a departure may propose a design with only two articulation features instead of three and/or the articulation features exceed the maximum articulation interval.
Figure 22C.080.510(2)
Facade articulation examples.
Building A uses window patterns, horizontal building modulation, changes in building materials, and balconies to articulate the facade. Building B uses window patterns, vertical columns/piers, and weather protection features for the storefront level and window patterns, horizontal building modulation, and changes in building materials on upper residential floors.
Flex zone/nonresidential building examples: Building C uses window/entry pattern and weather protection features. Building D uses window patterns, vertical columns, steel canopies, and material changes.
(c) 
DEPARTURE Criteria Associated with Articulation Standards. Proposals shall meet the purpose of the standards. The following criteria will be considered in determining whether the proposed articulation treatment meets the purpose:
(i) 
Consider the type and width of the proposed articulation treatment and how effective it is in meeting the purpose given the building's current and desired context (per Marysville downtown master plan).
(ii) 
Consider the applicable block frontage designation. Pedestrian-friendly or undesignated block frontages warrant more flexibility than active ground-floor block frontages.
(iii) 
Consider the size and width of the building. Smaller buildings (less than 120 feet wide) warrant greater flexibility than larger buildings.
(iv) 
Consider the quality of facade materials in concert with doors, windows, and other facade features and their ability to add visual interest to the street from a pedestrian scale and more distant observable scales.
(3) 
Maximum Facade Length. Building facades and other building elevations facing lower intensity residential zone edge shall include at least one of the following features to break up the massing of the building and add visual interest. This standard applies to building elevations longer than 120 feet in residential zones and the MS zone and 140 feet in the DC and flex zones.
(a) 
Provide vertical building modulation at least six feet deep and 15 feet long in the mixed use zones and at least eight feet deep and 20 feet long in the employment zones. For multistory buildings, the modulation shall extend through at least one-half of the building floors.
(b) 
Use of a contrasting vertical modulated design component featuring all of the following:
(i) 
Utilizes a change in building materials that effectively contrast from the rest of the facade.
(ii) 
Component is modulated vertically from the rest of the facade by an average of six inches.
(c) 
Facade employs building walls with contrasting articulation that make it appear like multiple distinct buildings. To qualify for this option, these contrasting facades shall employ all of the following:
(i) 
Different building materials and/or configuration of building materials.
(ii) 
Contrasting window design (sizes or configurations).
(d) 
DEPARTURES to subsections (3)(a) through (c) of this section will be considered provided the design meets the purpose of the standards. Supplemental consideration for approving alternative designs:
(i) 
Width of the facade. The larger the facade, the more substantial articulation/modulation features need to be.
(ii) 
Block frontage designation. Active ground-floor designated block frontages warrant the most scrutiny.
(iii) 
The type of articulation treatment and how effective it is in meeting the purpose given the building's context.
Figure 22C.080.510(3)
Illustrating maximum facade length standards and good and bad examples.
X' refers to the maximum facade length dimension
Less than maximum facade length dimension
Exceeds maximum facade length dimension
Building incorporates a courtyard along the facade (technique No. 1 noted above) to effectively break it up into smaller components. Meets standard.
The left building uses technique No. 1 (vertical building modulation at least six feet deep and 15 feet wide). The right building uses technique No. 2 (contrasting vertical modulated design component) together with different window fenestration designs on each side. Both examples are effective in breaking up the perceived scale of the building and adding visual interest.
(4) 
Roofline Modulation. Roofline modulation is encouraged and it can be used as one of the facade articulation features in subsections (2) and (3) of this section. In order to qualify as an articulation feature, rooflines shall employ one or more of the following:
(a) 
For flat roofs or facades with horizontal eave, fascia, or parapet, the minimum vertical dimension of roofline modulation is the greater of two feet or 0.1 multiplied by the wall height (finish grade to top of the wall) when combined with vertical building modulation techniques described in subsections (2) and (3) of this section. Otherwise, the minimum vertical dimension of roofline modulation is the greater of four feet or 0.2 multiplied by the wall height.
(b) 
A pitched roofline or gabled roofline segment of at least 20 feet in width. Buildings with pitched roofs shall include a minimum slope of 5:12 and feature modulated roofline components at the interval required per the applicable standard above.
(c) 
A combination of the above.
DEPARTURES will be considered provided the roofline modulation design effectively reduces the perceived scale of the building and adds visual interest.
Figure 22C.080.510(4)
Acceptable examples of roofline modulation.
(5) 
Pitched Rooflines in the Third Street Character Area. Buildings in the Third Street character area shall employ gabled or hipped rooflines to reinforce the character and scale of the area.
Figure 22C.080.510(5)
Third Street character area – existing roofline examples.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
Purpose.
(a) 
To encourage the incorporation of design details and small-scale elements into building facades that are attractive at a pedestrian scale.
(b) 
To integrate window design that adds depth, richness, and visual interest to the facade.
(2) 
Facade Details – Nonresidential and Mixed Use Buildings. All building facades and other building elevations facing parks, pedestrian-oriented spaces, and containing primary building entrances shall be enhanced with appropriate details. All new buildings shall employ at least one detail element from each of the three categories below for each facade articulation interval (see MMC § 22C.080.510(2)).
(a) 
Window and/or entry treatment, such as:
(i) 
Transom windows.
(ii) 
Roll-up windows/doors.
(iii) 
Recessed entry.
(iv) 
Decorative door.
(v) 
Other decorative or specially designed window, shading or entry treatment that meets the purpose of the standards.
Figure 22C.080.520(2)(a)
Examples of decorative or specially designed windows and entries.
A = openable storefront window. B = transom windows. C = openable window with decorative details. D = decorative window shades. E = decorative door. F = recessed entry.
(b) 
Building elements and facade details, such as:
(i) 
Custom-designed weather protection element such as a steel canopy, glass, or retractable awning. Custom-designed cloth awnings may be counted as a detail provided they are constructed of durable, high-quality material.
(ii) 
Decorative building-mounted light fixtures.
(iii) 
Bay windows, trellises, towers, and similar elements.
(iv) 
Other details or elements that meet the purpose of these standards.
Figure 22C.080.520(2)(b)
Examples of attached elements that enhance the visual intrigue of the building.
A = retractable awning; B = custom hanging bike rack and repair station integrated as a design element; C = decorative lighting fixtures; D = steel canopy; E = bay window; F = decorative corner tower.
(c) 
Building materials and other facade elements, such as:
(i) 
Use of decorative building materials/use of building materials. Examples include decorative use of brick, tile, or stonework.
(ii) 
Decorative kickplate, pilaster, base panel, or other similar feature.
(iii) 
Hand-crafted material, such as special wrought iron or carved wood.
(iv) 
Other details that meet the purpose of the standards.
Figure 22C.080.520(2)(c)
Examples of building material details that enhance the visual intrigue of the building.
A and B = Decorative column/pier masonry/tile-work. C = Decorative emblem (not advertising a particular business). D = Decorative mosaic tilework at building entry. E = Decorative bulkhead design. F = Decorative column/pier brickwork.
DEPARTURES for facade detail standards of this subsection (2) will be considered provided the facade (at the overall scale and at the individual articulation scale) meets the purpose of the standards.
(3) 
Window Design Standards. All windows shall employ designs that add depth and richness to the building facade. At least one of the following features shall be included to meet this requirement:
(a) 
Recess windows at least one and one-half inches from the facade.
(b) 
Incorporate window trim (at least three inches wide) around windows.
(c) 
Incorporate other design treatments that add depth, richness, and visual interest to the facade.
Figure 22C.080.520(3)(c)
Acceptable and unacceptable window design examples.
The windows in images A through C are recessed by at least one and one-half inches from the facade. Images D and E feature a reveal/recess of less than one and one-half inches, but the contrasting frames and mullions effectively add a sense of depth and richness to the facade. The treatment in image F does not effectively add a sense of depth and richness to the facade.
(4) 
Cornice/Roofline Design. Buildings employing a flat roof shall employ a distinctive roofline that effectively provides an identifiable "top" to the building. This could include a traditional cornice line or a contemporary interpretation of a traditional cornice line.
(a) 
Such rooflines shall be proportional to the size and scale of the building.
(b) 
Understated cornice lines are permitted depending on the materials and design of the base and middle elements in reinforcing the base/middle/top configuration.
Figure 22C.080.520(4)(b) illustrates acceptable and unacceptable examples.
Figure 22C.080.520(4)(b)
Examples of buildings employing confident and distinctive rooflines.
Building A uses a dramatic overhanging cornice at the corner. Building B uses a simple glass railing and an upper level building stepback.
Buildings C and D simply appear to end without any statement of confidence and do not meet the standard.
Rooftop solar units are permitted, provided the placement and design of units visible from the surrounding streetscape are carefully integrated into the overall design concept of the building.
(5) 
Articulated Building Entries. The primary building entrance for an office building, hotel, apartment building, public or community-based facility or other multistory commercial building shall be designed as a clearly defined and demarcated standout architectural feature of the building. Such entrances shall be easily distinguishable from regular storefront entrances on the building. Such entries shall be scaled proportional to the building. See Figure 22C.080.520(5) for good examples.
Figure 22C.080.520(5)
Acceptable building entry examples.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
Purpose.
(a) 
To encourage the use of durable, high quality, and urban building materials that minimize maintenance cost and provide visual interest from all observable vantage points.
(b) 
To promote the use of a distinctive mix of materials that helps to articulate facades and lends a sense of depth and richness to the buildings.
(c) 
To place the highest priority on the first floor in the quality and detailing of materials at the pedestrian scale.
(2) 
Special Conditions and Limitations for the Use of Certain Cladding Materials.
(a) 
Concrete block (a.k.a. concrete masonry unit or CMU) may be used as a secondary cladding material (no more than one-third of total facade cladding) on building elevations facing streets, parks, pedestrian-oriented spaces, and containing primary building entrances provided it is incorporated with other permitted materials.
DEPARTURES will be considered for alternative designs that use concrete block as the primary, but not the only, cladding material provided the design incorporates a combination of textures and/or colors to add visual interest. For example, combining split or rock-facade units with smooth blocks can create distinctive patterns. The figures below illustrate acceptable concrete block use/designs.
Figure 22C.080.530(2)(a)
Acceptable concrete block use/design.
Building A uses smooth-faced CMU as a contrasting feature that helps to highlight the main building entry. The simple design helps to add emphasis to the doors, canopy and decorative sconce lights.
Building B illustrates an acceptable departure example, as CMU is used as the primary cladding material. Note the use of beige split-facade CMUs above each of the awnings and coupled with the use of smooth-faced gray CMUs on the vertical columns (which employ black accent tiles for added interest).
(b) 
Metal siding may be used on all building elevations provided it complies with the following standards:
(i) 
It shall feature visible corner molding and trim. Masonry, concrete, or other durable material shall be incorporated between the metal siding and the ground plane for all residential buildings and storefronts.
(ii) 
Metal siding shall be factory finished, with a matte, nonreflective surface.
DEPARTURES will be considered provided the material's integration and overall facade composition meets the purpose of the standards.
Figure 22C.080.530(2)(b)
Acceptable metal siding examples.
Building A successfully uses metal siding more as an accent element to help articulate the facade. Metal is the primary material in the industrial building B, which includes distinct scoring patterns and refined window designs. Metal siding is integrated with other materials in buildings C and D, both of which integrate subtle changes in color to go with articulation features and design details.
(c) 
Standards for the Use of Exterior Insulation and Finish System (EIFS). Such material/finishes may be used when it complies with the following:
(i) 
For residential buildings, EIFS is limited to no more than 50 percent of the cladding for building elevations facing streets, parks, pedestrian-oriented spaces, and containing primary building entrances of the total facade area.
(ii) 
For nonresidential and mixed use buildings, EIFS is limited to no more than 25 percent of the cladding for building elevations facing streets, parks, pedestrian-oriented spaces, and containing primary building entrances of the total facade area.
(iii) 
EIFS shall feature a smooth or sand finish only.
(iv) 
EIFS shall be trimmed in wood, masonry, or other material and shall be sheltered from weather by roof overhangs or other methods.
(v) 
EIFS shall not be used on the ground floor of facades containing nonresidential uses.
DEPARTURES will be considered provided the material's integration and overall facade composition meets the purpose of the standards.
Figure 22C.080.530(2)(c)
Acceptable and unacceptable EIFS examples.
Buildings A and B mix EIFS with brick and other materials and integrate trim details around windows to add a sense of depth to the facade. Building C uses EIFS in between the window and sidewalk – this design is prohibited. Building D uses EIFS as the primary siding material, which is prohibited.
(d) 
Cementitious wall board paneling/siding may be used on all building elevations provided it meets the following provisions:
(i) 
Cement board paneling/siding may not be used on ground-level facades containing nonresidential uses.
(ii) 
Where cement board paneling/siding is the dominant siding material, the design shall integrate a mix of colors and/or textures that are articulated consistent with windows, balconies, and modulated building surfaces and are balanced with facade details that add visual interest from the ground level and adjacent buildings.
DEPARTURES will be considered provided the material's integration and overall facade composition meets the purpose of the standards.
Figure 22C.080.530(2)(d)
Acceptable and unacceptable cementitious wall board examples.
Buildings A and B use cementitious wall board in different textures and colors (maroon and yellow elevations in building A and all elevations in building B) to help articulate the facades.
Building C uses cementitious wall board to mimic horizontal wood siding (green elevation to the right). The white wall board panels covering a large area in building D would not meet the purpose of the standards.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
Purpose.
(a) 
To avoid untreated blank walls.
(b) 
To retain and enhance the character of downtown Marysville's streetscapes.
(2) 
Blank Wall Definition. "Blank wall" means a ground-floor wall or portion of a ground-floor wall over 10 feet in height and a horizontal length greater than 15 feet and does not include a transparent window or door.
Figure 22C.080.540(2)
Blank wall definition.
(3) 
Blank Wall Treatment Standards. Untreated blank walls adjacent to a public street, pedestrian-oriented space, common outdoor space, or pedestrian pathway are prohibited. Methods to treat blank walls can include:
(a) 
Display windows at least 16 inches in depth to allow for changeable displays. Tack-on display cases (see Figure 22C.080.540(3)) do not qualify as a blank wall treatment.
(b) 
Landscape planting bed at least five feet deep or a raised planter bed at least two feet high and three feet deep in front of the wall with planting materials that are sufficient to obscure or screen at least 60 percent of the wall's surface within three years.
(c) 
Installing a vertical trellis in front of the wall with climbing vines or plant materials.
(d) 
Installing a mural as approved by the director. Commercial advertisements are not permitted on such murals.
(e) 
Special building detailing that adds visual interest at a pedestrian scale. Such detailing shall use a variety of surfaces; monotonous designs will not meet the purpose of the standards.
For large visible blank walls, a variety of treatments may be required to meet the purpose of the standards.
Figure 22C.080.540(3)
Blank wall treatment examples.
Buildings A through C all feature some form of landscaping to screen (Building A) or add visual interest to the building elevation. Building B uses a decorative mix of materials to provide visual interest, whereas Building C uses a metal sculpture to screen a large blank wall. The display cases in Building D don't meet the 16-inch depth requirement, nor do they meet the purpose of the standards.
(4) 
Firewalls. Firewalls along property lines are exempt from the above standards, but where they are visible to the public (from the adjacent street), they shall be designed to provide visual interest from all observable distances. Examples may include the use of varying materials, textures, and/or colors, the use of green or living walls, and/or the use of modulated building walls to form design patterns.
Murals are also encouraged as a firewall treatment. Murals are subject to approval by the director. Commercial advertisements are not permitted on such murals.
Figure 22C.080.540(4)
Acceptable firewall design where visible to the public.
Building A uses a combination of paint bands and ivy to enhance the appearance of this large exposed firewall. Building B uses simple scoring patterns and change in materials and color on part of the top floor to add visual interest.
Plain gray concrete block firewalls such as this in Building C are not allowed when visible from the street.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)