1. All new developments and/or construction, including but not limited to projects that require the following land use permits: master development plan, site plan, long or short subdivision, conditional use permit, variance, development agreement, building permit, or a grading permit unless otherwise allowed by this chapter.

2. All remodels whose value exceeds fifty percent of the value of the existing structure, as determined by the Snohomish County assessor records, shall be designated as “major exterior remodels.” All standards that do not involve repositioning the building or reconfiguring site development apply to major exterior remodels.

3. For remodels with value less than fifty percent of the building valuation (“minor exterior remodels”), the requirement is only that the proposed improvements meet the standards and do not lead to further nonconformance with these standards.

4. These standards do not apply to remodels that do not change the exterior appearance of the building.

5. Existing nonconforming structures shall not be made further nonconforming regardless of scope of work. Existing conforming structures may not be made nonconforming by way of exterior alterations.

1. Development activities on properties owned or controlled by the city or other public agencies.

2. Construction of or alterations to wireless communications structures, including associated support structures and equipment cabinets.

3. Any remodel or restoration of a structure that is subject to the catastrophic loss provisions in Chapter 22.40 MMC, Nonconformance and Reuse Standards.

4. Exterior design or architectural requirements for development applications where the dwelling units are constructed entirely within the building envelope of an existing building with a certificate of occupancy issued at least three years prior to the building permit application to add the housing units.

1. Properties located in the downtown planning area; this area shall be governed by the 2008 Downtown Design Guidelines. The Downtown Design Guidelines, or as amended in the future, are hereby adopted and incorporated into this title by this reference, as if set forth in full.

2. Properties located in the east downtown neighborhood of the downtown commercial zoning district; this area shall be governed by the 2009 Borlin Park (East Downtown) Neighborhood Design Guidelines. The Borlin Park (East Downtown) Neighborhood Design Guidelines, or as amended in the future, are hereby adopted and incorporated into this title by this reference, as if set forth in full.

3. Properties located in the North Kelsey/Tjerne Place overlay district; this area shall be governed by the 2003 North Kelsey Design Guidelines (revised in 2021 pursuant to Ordinance No. 001/2021). The North Kelsey Design Guidelines, or as amended in the future, are hereby adopted and incorporated into this title by this reference, as if set forth in full.

4. Properties subject to the 2011 Infill, Multifamily, and Mixed Use Design Standards, which include those sites in zoning districts that allow single-family and/or multifamily residential uses, are located south of U.S. 2, and have a gross area less than three acres. The Infill, Multifamily, and Mixed Use Design Standards, or as amended in the future, are hereby adopted and incorporated into this title by this reference, as if set forth in full. (Ord. 008/2025 § 5 (Exh. D); Ord. 001/2021 § 1 (Exh. A); Ord. 005/2019 § 10 (Exh. B))

1. Terminology. Unless the context otherwise requires, the definitions provided in Chapter 22.12 MMC shall apply to this chapter.

2. Other Applicable Regulations. Development within the general commercial zoning district shall comply with all applicable provisions of the following:

1. Whenever possible, roads should follow existing contours and grading should be minimized by the design of the structures.

2. Filling and grading plans shall be prepared based on topographic data and comply with the city’s critical areas ordinance, Chapter 22.80 MMC.

3. Filling and grading shall control storm water runoff impacts to adjacent properties, and shall preserve existing significant trees wherever possible.

4. Mass grading and land clearing for the purpose of establishing flat building lots is not permitted. The following techniques shall be used instead:

5. On steeper sites, tuck-under garages and daylight basements are encouraged and may be required to integrate homes into existing topography and minimize mass grading (see Figure 22.42.040(C)(5): Tuck-Under Garage); or

6. Other alternative methods that meet the purpose of this chapter may be approved by the zoning administrator.

1. Cuts and fills shall be set back a minimum of two feet from the property line unless both of the following are provided:

2. In no case may the top or toe of a slope, including terraced slopes as described in subsection (C)(4)(b) of this section, with a cumulative vertical height in excess of six feet be placed within a required yard setback area for any single or multifamily dwelling or within ten feet of the nearest residential building facade, whichever is greater.

3. Before performing any land disturbing activity, the applicant shall mark on the site and show on the land disturbing activity site plan the limits of all proposed land disturbing activities, trees and native vegetation to be retained, and drainage courses, so that setbacks can be determined. Cut and fill slopes shall be set back from site boundaries in accordance with this section. Setback dimensions shall be horizontal distances measured perpendicular to the site boundary.

1. Retaining walls shall be set back a minimum of five feet from adjacent public rights-of-way, vehicular access easements, utility easements, and other retaining walls.

2. Retaining walls shall maintain a minimum five-foot separation between walls and shall have five feet of unencumbered landscaping per Chapter 22.46 MMC, Landscaping Standards, or will be considered one wall, as it applies to this chapter.

3. The area between a public right-of-way and a retaining wall shall be landscaped and maintained per Chapter 22.46 MMC, Landscaping Standards. If private agreements are reached with utility companies, and written documentation is provided to the city, retaining walls may be located to the back of the right-of-way if approved through an administrative departure.

4. Retaining walls visible from a public right-of-way or adjacent property shall be rock, keystone-style, or cast in place concrete with textured/patterned wall styles, as approved by the city.

5. Large block walls (ecology block style) are not permitted where the retaining wall is visible from a public right-of-way.

6. Retaining walls shall be designed to fit their surroundings and complement existing conditions.

7. For residential lots, retaining walls:

1. Storm Water Ponds. Open storm water facilities, such as ponds, shall be screened through layout, design, and landscape treatment.

2. Low Impact Development. Bioswales, bio-retention, and other low impact development techniques shall be used in accordance with the Puget Sound Partnership Low Impact Development Technical Guidance Manual for Puget Sound (December 2012), throughout developments to treat runoff, improve water quality, and minimize or eliminate the size of detention ponds or vaults. If used, low impact techniques shall be integrated into the overall site and landscape design, meet the city’s design criteria for water quality treatment, and shall either be grass lined or landscaped with appropriate species.

1. The maximum percentage of total impervious surface for developments shall be consistent with the requirements of the individual zoning districts.

2. On-site native vegetation shall be preserved to the greatest extent possible to protect the aesthetic qualities of the region, to protect aquifers, provide wildlife habitat, and prevent runoff detrimental to adjoining properties, streams, and other sensitive areas.

3. The use of pervious surfaces is encouraged. Porous concrete, porous paving stones, reinforced turf, crushed gravel with soil stabilizers, and paving blocks with planted joints are examples of acceptable materials that can be used for driveways, pathways, sidewalks, and patios. Use of these materials within the public right-of-way shall be subject to approval of the public works director. (Ord. 001/2025 § 3 (Exh. B); Ord. 005/2019 § 10 (Exh. B))

1. Developments shall provide a safe and convenient network of vehicular and pedestrian/bicycle circulation that connects to the surrounding road/access network, pedestrian/bicycle facilities and adjacent parcels.

2. New development is encouraged to provide pedestrian connections to facilitate access to existing and planned trail systems.

1. Gated Community. Gated communities are prohibited to maintain an integrated street network.

2. Fire Apparatus Access Roads. A public street or fire apparatus access road is required within one hundred fifty feet of all portions of first floor exterior walls of new buildings.

3. Street Ends. All dead end roads, driveways, and access ways more than one hundred fifty feet in length shall be provided with a turnaround in accordance with the City of Monroe Public Works Design and Construction Manual.

4. Underground Utilities. All new utilities are to be installed underground in new developments.

5. Roadway Geometrics. All new streets shall meet all applicable requirements below in Table 22.42.050(D)(5): Roadway Geometrics, and in this section.

1. Creating well-designed, detailed buildings that highlight subtle and refined design elements including decorative building materials such as tile, timbers and metalwork.

2. Stylistically distinguishing new buildings from existing buildings.

3. Creating a varied, nonhomogenous set of buildings within the neighborhood that provide a sense of evolution rather than the appearance of a one-step development.

4. Providing a variety of finish materials, colors or textures on building elements to provide further articulation, add variety and define building details.

5. Using high quality building materials that enhance the character of the area.

1. Elevations and Models. Elevations and models are required to ensure that new developments provide a diverse streetscape with a variety of floor plans and frontage character.

c. To differentiate the same elevations, different colors and materials shall be used. The following major elements must be substantially different (see Figure 22.42.060(B)(1)):

i. Building configuration/massing.

ii. Roof type (gable, hip, shed, etc.).

2. Architecture Detail and Features. To ensure the appropriate scale and to provide elements of human interest, at least one architecture feature shall be used in residential buildings. These elements shall follow the home’s architectural style. Architectural features include, but are not limited to:

3. Massing and Composition. A clear pattern of massing changes and modulation of building forms and composition is required to create architectural variety and interest.

4. Building Modulation. Building modulation is required to avoid monotonous repetition of elevations, reduce bulk and mass, and provide pedestrian scale elements adjacent to the streetscape. Buildings shall have a consistent visual identity on elevations visible to the public realm (e.g., public/private streets, sidewalks, and common areas). This should be achieved by providing similar levels of materials, detailing and window placement.

5. Roof Overhangs. Roof overhangs shall be a minimum of twelve inches (excluding gutter). Overhangs and eaves should be detailed and proportioned to complement the architectural style of the home.

6. Building Transparency.

a. Doors.

i. Front doors shall be in keeping with the architectural style of the structure.

ii. Front doors shall be paneled or have inset windows (see Figure 22.42.060(B)(6)(a)).

iii. A three and one-half-inch minimum head and jamb trim is required around all doors.

b. Primary Windows.

i. Windows are required to have a trim on all building facades fronting the public right-of-way or access easement.

ii. Trim must be appropriate to the architectural character of the home and be a minimum of three and one-half inches wide.

iii. Vertical windows may be combined together to create a larger window area.

iv. Divided light windows are encouraged. They must either be true divided light or have properly proportioned mullions applied to the window. Individual panes must be vertically proportioned or square (see Figure 22.42.060(B)(6)(b)).

7. Parking, Garages, and Vehicular Access. Design standards for parking, garages and vehicular access are necessary to mitigate parking and traffic impacts and preserve the aesthetic quality of homes, and to minimize the negative impacts of vehicular access and parking areas on the streetscape and pedestrian environment.

c. Front-Loaded Garages. Front-loaded garages shall be set back a minimum of two feet from the front building facade (see Figure 22.42.060(B)(7)(c)). Front-loaded tuck-under garages may be permitted subject to zoning administrator’s approval on sites that slope downward from the street only if they reduce the negative visual impact of the garage and where each garage entry is individually articulated.

d. Tuck-Under Garages.

i. Tuck-under garages must be set back from the primary facade a minimum of two feet. Where used, tuck-under garages and associated driveways shall provide sufficient width for a driver to comfortably maneuver a vehicle into and out of the garage.

f. Side-Loaded Garages.

i. Side-loaded garages must be set back a minimum of fifteen feet from the designated front property.

ii. The side of the garage facing the street must provide windows and architectural design elements that mimic the overall design of the home, as well as landscaping in front of or along the garage wall for a depth of at least three feet.

iii. Driveways shall be separated from the sidewalk and front entry (stoop or porch) with lawn or landscape beds. Pedestrian entries shall be from the street and may not be accessed from the driveway.

iv. Where side-loaded garages are located behind a house (see Figure 22.42.060(B)(7)(f)), there is no limitation on their quantity in a plat.

v. Where side entry garages are located on adjoining lots, there shall be a minimum ten-foot landscape area between driveways with a maximum driveway width of fifteen feet. In lieu of two fifteen-foot driveways and the associated landscape requirements, the adjoining lots may be served by a single joint use driveway not exceeding fifteen feet in width.

1. Entry Orientation. The main entrance of each townhouse must:

2. General Provisions. Each townhouse must include at least one of the following on at least one street-facing facade (see Figure 16):

3. Windows. A minimum of fifteen percent of the area of all street-facing facades on each individual unit must include windows or entrance doors. Half of the window area in the door of an attached garage may count toward meeting this standard.

4. Driveway Access and Parking. Townhouses with frontage on a public street shall meet the following standards:

a. Garages on the front facade of a townhouse, off-street parking areas in the front yard, and driveways in front of a townhouse are allowed if they meet the following standards (see Figure 17):

i. Each townhouse lot has a street frontage of at least sixteen feet on a local street.

ii. A maximum of one driveway approach is allowed for every townhouse. Driveway approaches and/or driveways may be shared.

iii. The minimum garage width is twelve feet, as measured from the inside of the garage door frame.

b. The following standards apply to driveways and parking areas for townhouse projects that do not meet all of the standards in subsection (D)(4)(a) of this section:

i. Off-street parking areas shall be accessed on the back facade or located in the rear yard. No off-street parking shall be allowed in the front yard or side yard of a townhouse.

ii. A townhouse project that includes a corner lot shall take access from a single driveway approach on the side of the corner lot. (See Figure 18.)

1. When fronting an improved right-of-way, the primary building entry and/or individual building entries shall face the improved right-of-way.

2. Buildings shall provide windows that face the street to provide “eyes on the street” for safety.

3. Where the orientation of the lot makes the requirement in this subsection (B) infeasible, the structure shall:

4. Buildings containing street level residential uses shall be set back from the sidewalk a minimum of ten feet and feature substantial landscaping between the sidewalk and the building. Maintaining views, however, between the dwelling units and the sidewalk is important for safety.

1. Shared garages are permitted in the R15, R25, MN, and MG zoning districts.

2. Each housing unit shall be assigned a garage space and may share the structure with other homes.

3. Shared detached garages shall not exceed forty-four feet in width and shall maintain a minimum eight-foot separation from adjacent dwellings. Where occupiable space is permitted above a shared garage, a maximum width of fifty feet shall be permitted to allow for stair access.

1. On-site recreation space shall be required for multifamily residential development that is subject to the provisions of this chapter and containing seven or more dwelling units.

2. On-site recreation space shall be provided in accordance with the following table:

3. Open space should be oriented to receive sunlight by facing east, west, or south when possible.

4. On-site recreation open space shall be designed as follows:

1. Building massing shall be focused on the primary street front, with primary uses oriented to this frontage.

2. Where a building has a double frontage (e.g., street on side, parking on the other), primary and secondary facades shall be established.

3. Service uses, parking, and utilities should be accessed from nonprimary facades and fully screened.

4. Weather protection is required over the primary building entry/facade and shall cover at least fifty percent of overall facade.

5. Upper level balconies on buildings over two stories are encouraged, but subject to design review.

1. Divide larger buildings into “modules” that are similar in scale – buildings with facades over one hundred feet in length parallel to a roadway or parking. Express modules three-dimensionally along the building’s exterior, limited to thirty feet in length. The minimum depth of modulation shall be eighteen inches and width is four feet if tied to a change in color, building material and/or roofline modulation; otherwise, the minimum depth is ten feet and minimum width is fifteen feet;

2. Significant building elements such as a focal point at a corner or mid-building;

3. Vertical building modulation in the form of window bays, pilasters, or other treatments;

4. Roof modulation through changes in height, pitch (i.e., flat to sloped), material, overhangs or roof cap detail (banding, cornice treatment, etc.);

5. Change in building material or siding style (perhaps coordinated with a change in building color);

6. Provision of lighting fixtures, trellis, trees, or other landscape feature within each interval;

7. Repeating distinctive window patterns at intervals less than the modulation interval.

1. Landscape planting beds at least five feet wide or a raised planter bed at least three feet wide in front of the wall. Such planting areas must include planting materials that are sufficient to obscure or screen at least sixty percent of the wall’s surface within three years.

2. Installation of a vertical trellis in front of the wall with climbing vines or plant materials sufficient to obscure or screen at least sixty percent of the wall’s surface within three years. For large areas, trellises should be used in conjunction with other blank wall treatments.

3. Other methods such as murals or special building material treatments that cover at least sixty percent of the wall’s surface.

1. Display windows divided into a grid of multiple panes. Display windows can vary between storefronts to avoid uniform appearance on multi-tenant buildings;

2. Transom windows;

3. Recessed windows;

4. Decorative weather protection feature(s);

5. Material distinctions between ground and upper level;

6. Window bays;

7. Recessed entry;

8. Sills;

9. Pilasters;

10. Landscaped trellises or other decorative element that incorporates landscaping near the building entry (element must be integrated into the building and not a simple potted plant);

11. Decorative light fixtures;

12. Decorative building materials and/or trim work. This could include decorative stone, tile, or woodwork, decorative kick plates, or other methods as approved by the zoning administrator;

13. Artwork incorporated into the building facade or entry area.

1. Concrete blocks (cinder blocks) used for walls that are visible from public street or park shall be a textured surface and use colored mortar or other masonry types, i.e., brick glass block, or tile with the concrete blocks.

2. All vent, gutter, downspout, flashing, and electrical conduits shall match the color of adjacent surfaces unless they are used as a trim or accent element. (Ord. 005/2019 § 10 (Exh. B))

1. Containers shall be in a screened enclosure.

2. Trash and recycle enclosures shall be located to minimize odor to habitable areas, as well as be screened to the public realm.

3. Trash and recycle locations should be easily accessible to each resident when applicable.

4. Trash and recycle containers should be made of wood or masonry materials. Chain link fencing is prohibited.

5. Trash, recycling and utility service areas shall be landscaped in accordance with Chapter 22.46 MMC, Landscaping Standards.

1. The design of mailbox shelters should be compatible with the design of the primary structures on the site. This may include similar materials, architectural form, and/or design details.

2. Mail and newspaper box locations shall be well lit and pedestrian accessible via an appropriate walkway. Mailbox shelters must not obstruct a walkway.

3. All mailboxes shall be clustered and lockable consistent with USPS standards. Clustered mailboxes shall be architecturally enhanced with materials and details typical of the home’s architecture and carefully placed to not adversely affect the privacy of residents and serve the needs of the U.S. Postal Service.

1. Accessory structures such as detached garages, studios, home offices, and workshops shall be designed to be architecturally consistent with the principal structure or meet the single-family design requirements of this chapter.

2. Portable storage containers shall not be considered as an accessory building and are prohibited in all residential zoning districts. (Ord. 001/2025 § 3 (Exh. B); Ord. 005/2019 § 10 (Exh. B))

1. Where unique natural features or unique lot configuration makes it extraordinarily difficult to conform to the standards;

2. Where the project is equal or superior in design to that allowed under the general application of these standards and is consistent with the design standards, as well as all other city standards;

3. In each case above, the applicant must utilize other methods per the zoning administrator’s satisfaction that meet the intent of the applicable standard(s); and

4. In situations where administrative departures involve site grading or other engineering issues, the departure shall be reviewed and approved by the zoning administrator and public works director.