Chapter 22C.040
MIXED USE – SPECIAL DISTRICT

Sections:

22C.040.010    Purpose.

22C.040.020    Authority.

22C.040.030    Applicability.

22C.040.040    General performance standards.

22C.040.050    General design requirements.

22C.040.010 Purpose.

(1) This chapter provides for alternative development standards to address unique site characteristics and to address development opportunities which can exceed the quality of standard developments, by:

(a) Establishing authority to adopt property-specific development standards for increasing minimum requirements of this code on individual sites; and

(b) Establishing special districts and overlay zones with alternative standards for special areas designated by the comprehensive plan or neighborhood plans.

(2) The purpose of the mixed use (MU) zone, and mixed use special district, is to provide for pedestrian- and transit-oriented high-density employment uses together with limited complementary retail and higher density residential development in locations within activity centers where the full range of commercial activities is not desirable. These purposes are accomplished by:

(a) Allowing for uses that will take advantage of pedestrian-oriented site and street improvement standards;

(b) Providing for higher building heights and floor area ratios than those found in other commercial zones;

(c) Reducing the ratio of required parking-to-building floor area;

(d) Allowing for on-site convenient daily retail and personal services for employees and residents; and

(e) Minimizing auto-oriented, outdoor or other retail sales and services which do not provide for the daily convenience needs of on-site and nearby employees or residents. (Ord. 2852 § 10 (Exh. A), 2011).

22C.040.020 Authority.

(1) This chapter authorizes the city of Marysville to increase development standards or limit uses on specific properties beyond the general requirements of this code through property-specific development standards, and to carry out comprehensive plan policies through special districts which supplement or modify standard zones through different uses, design or density standards or review processes.

(2) A zoning reclassification, as provided in MMC 22G.010.420, must be submitted if a site is located in a designated mixed use overlay area on the comprehensive plan, and must be accompanied by a preliminary development plan prepared in compliance with the regulations and requirements of this chapter. (Ord. 2852 § 10 (Exh. A), 2011).

22C.040.030 Applicability.

(1) Use of this zone is appropriate in areas designated by the comprehensive plan for mixed use which are served at the time of development by adequate public sewers, water supply, roads and other needed public facilities and services.

(2) A tract of land must be in single ownership or, for multiple parcels, under unified control. This requirement shall apply during preliminary and final plan stages to ensure continuity of plan development. (Ord. 2852 § 10 (Exh. A), 2011).

22C.040.040 General performance standards.

All development within the mixed use zone, or mixed use – special district, shall strictly comply with the following general performance standards:

(1) Preliminary and final plans must comply with bulk regulations contained in this chapter and Chapter 22C.020 MMC.

(2) All proposed sites shall be served by public water and sewer services and paved streets.

(3) Open space/recreation facilities shall be provided as outlined in MMC 22C.020.270 through 22C.020.310.

(4) Vehicular Access and Traffic.

(a) Each project shall be limited to a maximum of two points of vehicular access on any one street unless it can be demonstrated that additional points of vehicular access would not materially impede the flow of traffic on the adjoining streets.

(b) Developments which provide both residential and nonresidential uses may be eligible for an appropriate traffic mitigation fee reduction.

(c) Pedestrian access shall be a priority in review of the vehicular access plan.

(d) Access points on arterial streets shall be coordinated with adjacent properties in order to limit the overall number of access points.

(5) Pedestrian Access. All projects which contain multiple businesses and/or residential uses shall provide an interconnecting pedestrian circulation system. When a proposed development is on an established bus route, the applicant may be required to provide a bus shelter.

(6) Parking. Off-street parking for residential and nonresidential uses shall comply with Chapter 22C.130 MMC. Off-street parking requirements are modified as follows for developments within Planning Area 1 (downtown) as defined in the city’s comprehensive plan which provide both residential and nonresidential uses:

(a) No less than one space for every 1,000 square feet of nonresidential floor area shall be provided;

(b) For duplexes, triplexes, fourplexes, apartments, and condominiums, one space per each studio or one bedroom dwelling unit, and one and one-half spaces per each two or more bedroom units.

(7) Lighting. Outdoor lighting shall not shine on adjacent properties, rotate or flash.

(8) Utilities. All new utility services and distribution lines shall be located underground.

(9) Sidewalks. Sidewalk width requirements shall be increased to a range of seven to 10 feet on streets designated as major pedestrian corridors. For sidewalk widths exceeding the amount required in the City of Marysville Engineering Design and Development Standards, credit will be given on a square footage basis for any dedication of the additional right-of-way.

(10) Signs. Signs shall comply with the requirements of Chapter 22C.160 MMC.

(11) Standards Incorporated by Reference. Unless specifically superseded by provisions of this chapter, performance standards for residential and commercial development found elsewhere in the Marysville Municipal Code shall apply to such developments in the mixed use zones, and mixed use – special districts, including parking requirements, storm drainage requirements, sign regulations, and noise regulations.

(12) Maintenance of Open Space, Landscaping and Common Facilities. The owner of the property, its heirs, successors and assigns, shall be responsible for the preservation and maintenance of all open space, parking areas, walkways, landscaping, fences and common facilities, in perpetuity, at a minimum standard at least equal to that required by the city, and approved by the planning director, at the time of initial occupancy. (Ord. 2852 § 10 (Exh. A), 2011).

22C.040.050 General design requirements.

All development within the mixed use zones, and mixed use – special districts, shall strictly comply with the following general design requirements:

(1) Vehicular Access and Parking Location.

(a) On sites abutting an alley, apartment and townhome developments shall have parking areas placed to the rear of buildings with primary vehicular access via the alley, except when waived by the community development director due to physical site limitations;

(b) When alley access is available, and provides adequate access for the site, its use will be encouraged;

(c) No more than 30 percent of the site street frontage can be used for parking or driveways;

(d) Direct parking space access to an alley may be used for parking lots with five or fewer spaces.

(2) Every use shall be subject to the pedestrian-oriented development standards outlined in the comprehensive plan (e.g., placement and orientation of buildings with respect to streets and sidewalks, the use of awnings or marquees, and the placement of parking facilities). (Ord. 2852 § 10 (Exh. A), 2011).