Marysville City Zoning Code

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.

Additions and Improvements. Three different thresholds have been established to determine how the regulations herein are applied to such projects.

Purpose statements, which are overarching objectives.

Requirements use words such as "shall" and "is/are required," signifying required actions.

Guidelines use words such as "should" or "is/are recommended," signifying desired, but voluntary, measures.

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.

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.

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.

Applicability. Departure opportunities are available only where noted for specific regulations, including those standards that precede the "➲" symbol or capital letter "DEPARTURE" reference.

Procedures. Permit applications that include departure requests go through the standard review procedures in this chapter for the application type.

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.

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.

Implement the Marysville downtown master plan goals and policies through land use regulations.

Provide an efficient and compatible relationship of land uses and zones.

Downtown Core (DC). The downtown core zone encourages high density residential mixed use and office mixed use. Other commercial uses and multifamily residential are allowed. No active ground floor required except on designated streets.

Main Street (MS). The Main Street zone protects and enhances the character of Marysville's historic retail core. This zone encourages high-activity uses like restaurants, entertainment, and shops, and residential above the ground floor. New buildings should feature an active ground floor use. Parking is not required for some uses in small commercial buildings.

Flex (F). This zone encourages a mix of uses, including artisan, workshops, small light industrial/manufacturing (indoors), commercial, and residential above a ground-floor commercial use.

Flex Residential (FR). This zone encourages a mix of uses including artisan, workshops, small light industrial/manufacturing (indoors), commercial, and allows "missing middle" housing and low-rise apartments.

Midrise Multifamily (MMF). This zone encourages dense multifamily housing. Small commercial uses are allowed for properties abutting Third and Fourth Streets, but are limited to a ground floor element of a mixed use building for other properties within this zone.

Middle Housing 1 (MH1). This zone encourages small infill housing, especially "missing middle" housing. The zone protects the fine-grained, residential character of historic neighborhoods.

Middle Housing 2 (MH2). This zone encourages infill housing, especially "missing middle" housing and low-rise apartments. Commercial is not allowed except as a ground floor element of a mixed use building located along an arterial street, and is limited to uses that serve the immediate needs of the neighborhood.

Interpretation of Permitted Use Table. The permitted use table in this section determines whether a use is allowed in a zone. The name of the zone is located on the vertical column and the use is located on the horizontal row of these tables.

Permitted Use Table. Table 22C.080.120 provides the list of permitted uses in downtown Marysville zones.

Opiate substitution treatment program facilities permitted within commercial zones are subject to Chapter 22G.070 MMC, Siting Process for Essential Public Facilities.

Opiate substitution treatment program facilities, as defined in MMC § 22A.020.160, are subject to the standards set forth below:

Purpose. To promote forms of development that reinforce and/or enhance the desired character of the downtown Marysville zones.

Dimensional Regulations Table. The table below addresses the form and intensity of development specific to individual downtown Marysville zones. The zone is located on the vertical columns and the form/intensity measure being addressed is located on the horizontal rows.

Purpose.

Side and Rear Setback Standards. Table 22C.080.150(2) sets forth a range of minimum side and rear yard setbacks in all subarea zones between zero and 15 feet. The provisions in the table below clarify specific setback requirements:

Special Setback/Building Height Standards for Sites Abutting Residential Zones. For sites directly abutting or across an alley from a residential zoning district with a height limit that is at least 20 feet less than the subject zone, the following standards apply:

Light and Air Access and Privacy Near Interior Side and Rear Property Lines. Buildings or portions thereof containing multifamily dwelling units whose only solar access (windows) is from the applicable side or rear of the building (facing towards the side or rear property line) shall be set back from the applicable side or rear property lines at least 15 feet. See Figure 22C.080.150(3). For building elevations taller than four stories, floors above the fourth floor shall be set back at least 20 feet from the applicable side or rear property lines. Note: These standards do not apply to side or rear property lines where adjacent to a street, access corridor, or easement where no building may be developed.

Expand and enhance downtown Marysville's circulation network and streetscape design that support the envisioned pedestrian-friendly mixed use development within the subarea.

Emphasize a "complete streets" approach to street improvements within downtown Marysville. This involves designing and operating streets to enable safe and convenient access and travel for all users including pedestrians, bicyclists, transit riders, and people of all ages and abilities, as well as freight and motor vehicle drivers, and to foster a sense of place in the public realm with attractive design amenities.

Clarify the nature, extent, and location of required street and circulation improvements.

Required Connections and Public Access Easement. If an applicant owns a lot containing a proposed through-block connection, within it or along the edge of the property, the applicant shall provide such through-block connections in conjunction with their project development as a public right-of-way, or public access easement, as approved by the city engineer. Exception: For uses that require large building footprints, restricted security access, or other unique requirements for restricting access, the director may approve alternatives to designated through-block connections provided the proposed design maximizes pedestrian and vehicular connectivity on and/or around the site and the designs maximize opportunities for connectivity and contribution to a network.

Alignment. Specific alignments for the through-block connections will be developed during the development review process for applicable sites.

Accessibility. Through-block connections shall be accessible to the public at all times and may take a variety of forms, depending on the block size and use mix, as specified in subsection (6) of this section.

Design Departures. Adjustments to the through-block connection regulations in subsection (6) of this section may be approved by the city as a departure, pursuant to MMC § 22C.080.030, provided the design:

Cantilever Design. Buildings may project or cantilever into minimum required easement areas on building levels above the connection provided a 13-foot, six-inch vertical clearance is maintained or as otherwise required for emergency access.

Through-Block Connection Types. Unless otherwise noted in Figure 22C.080.305, required through-block connections may take any of the following forms. A combination of designs set forth above may be used for each connection.

Tandem Parking. Tandem parking is allowed for individual dwelling units, and may be used to meet minimum parking standards.

Minimum Number of Parking Spaces Required. The minimum number of parking spaces for all zones and use categories is stated in Table 22C.080.230.

To achieve the envisioned character of downtown Marysville as set forth in the goals and policies of the Marysville downtown master plan.

To enhance pedestrian environments by emphasizing activated ground-level block frontage designs for commercial, mixed use, and multifamily developments.

To minimize potential negative impacts of off-street parking facilities on the streetscape in strategic areas.

To promote good visibility between buildings and the street for security for pedestrians and to create a more welcoming and interesting streetscape.

Application of Map and Block Frontage Standards. New development fronting on all streets in downtown Marysville is subject to applicable standards in this article based on the block frontage designation of the street.

Sites with proposed new active ground floor or pedestrian friendly block frontage designations: New development shall integrate no less than 75 percent of the length of applicable active ground floor and/or pedestrian friendly block frontages illustrated in Figure 22C.080.305. The alignment of active ground floor and pedestrian-friendly block frontages may be adjusted during the development review process provided the configuration meets the goals and policies of the Marysville downtown master plan. For example, if a site includes approximately 100 lineal feet of an active ground floor designated block frontage and 200 lineal feet of pedestrian-friendly block frontage, the new development shall integrate at least 75 lineal feet of active ground floor block frontage compliant development and at least 150 lineal feet of pedestrian-friendly block frontage compliant development. Developments may exceed the amount of active ground floor and pedestrian-friendly block frontages illustrated in Figure 22C.080.305.

Purpose. Active ground floor block frontages are the most vibrant and active shopping and dining areas within the subarea. Blocks designated as active ground floor block frontages (as shown in Figure 22C.080.305) include continuous storefronts placed along the sidewalk edge with small-scale shops and many business entries.

Standards. All development on sites with an active ground floor block frontage designation shall comply with the standards in Table 22C.080.320(2):

DEPARTURE Criteria. Departures from the standards in Table 22C.080.320 that feature the ➲ symbol will be considered per MMC § 22C.080.030 provided the alternative proposal meets the purpose of the standards and the following criteria:

Purpose. Landscaped block frontages (as shown in Figure 22C.080.305) emphasize landscaped street setbacks, clear pedestrian connections between the building and the sidewalk, and minimized surface parking lots along the frontages.

Standards. All development on sites containing a landscaped block frontage designation shall comply with the standards in Table 22C.080.330(2). The standards herein also apply to all multifamily and nonresidential development in downtown residential zones:

DEPARTURE Criteria. Departures to the pedestrian-friendly block frontage standards in Table 22C.080.330(2) that feature the ➲ symbol will be considered per MMC § 22C.080.030 provided the alternative proposal meets the purpose of the standards and the following criteria:

Purpose. Pedestrian-friendly block frontages (as shown in Figure 22C.080.305) allow flexibility to integrate either a storefront or a landscaped frontage in a pedestrian-friendly configuration.

Standards. Developments or portions thereof choosing to integrate a storefront design shall conform to active ground floor block frontage standards set forth in MMC § 22C.080.320. Other frontage designs shall meet the landscaped block frontage standards set forth in MMC § 22C.080.330, with only the following modifications in Table 22C.080.340(2):

DEPARTURE Criteria. Departures to the pedestrian-friendly block frontage standards in Table 22C.080.340(2) that feature the ➲ symbol will be considered per MMC § 22C.080.030 provided the alternative proposal meets the purpose of the standards and the following criteria:

Purpose. Undesignated block frontages (as shown in Figure 22C.080.305) should provide visual interest at all observable scales and meet the design objectives for the subarea.

Applicability. All undesignated block frontages are subject to the standards of this section. These block frontages are provided greater flexibility with regard to the design of development frontages.

Standards. Undesignated block frontages shall comply with the standards in Table 22C.080.350(3).

Applicability. These standards apply to those block frontages along through-block connections designed with woonerf and landscaped passageway designs as set forth in MMC § 22C.080.220. Exception: Those through-block connections with other applied block frontage designations.

Purpose. Woonerf and landscaped passageway frontage standards provide eyes-on-the-pathway to create a safe and welcoming through-block connection while preserving the privacy of any adjacent ground-level residential units.

Standards.

Applicability. These standards apply to those block frontages along through-block connections designed with urban passage designs.

Purpose. To promote the development of pedestrian-friendly passages lined with active uses.

Standards.

Where a conflict exists between frontage standards, the director will apply the standards of a block frontage pursuant to the following order of preference:

Entrances. For corner sites, entrances on both streets are encouraged, but only one entrance is required. For corner sites with frontage on a primary block frontage on one side, an entrance shall be placed on the primary block frontage side or facing the corner. For corner sites with a mix of designations that do not include a primary block frontage, the entry shall be placed in the order of preference identified in subsection (1) of this section.

Transparency. For corner sites, at least one block frontage shall meet the applicable transparency standards (based on the order of preference above). For the second block frontage, the director may approve a reduction in the minimum amount of transparency by 50 percent. For street corners with the same designations on both frontages, buildings shall employ the full transparency on the dominant frontage (based on the frontage width or established neighborhood pattern).

Description/Purpose. The high-visibility street corner requirements apply to those sites designated as such in Figure 22C.080.305. The purpose is to accentuate designated street corners with high visibility to the public.

Standards. At least one of the following special features shall be included (Figure 22C.080.380(2) illustrates acceptable examples):

Promote thoughtful layout of buildings, parking areas, and circulation, service, landscaping, and amenity elements.

Enhance downtown Marysville's visual character.

Promote compatibility between developments and uses.

Integrate usable open space into new developments.

Enhance the function and resilience of developments.

Purpose.

Applicability. Residential open space meeting the standards of this section is required for all new:

Amount Required. Applicable developments shall be required to provide residential open space equal to a minimum of:

Types.

Residential Open Space Design Standards.

Purpose.

Applicability. The standards herein apply to developments in the downtown core zone for sites containing buildings with at least 10,000 square feet of nonresidential floor area.

Required Size of Space. Provide pedestrian-oriented space equal to at least two percent of the development site and meeting the design requirements of subsections (4) and/or (5) of this section. The required area may be consolidated in a single space or multiple spaces.

Pedestrian-Oriented Space Design Standards.

Purpose.

Access to Sidewalk. All buildings shall feature pedestrian connections to a sidewalk per applicable block frontage standards in Article IV of this chapter.

Internal Circulation.

Purpose.

Location of Ground Related Service Areas and Mechanical Equipment. Service areas (loading docks, trash dumpsters, compactors, recycling areas, electrical panels, and mechanical equipment areas) shall be located for convenient service access while avoiding negative visual, auditory, olfactory, or physical impacts on the streetscape environment, pedestrian-oriented spaces, uses within the development, and adjacent residentially zoned properties. Specifically:

Screening of Ground Related Service Areas and Mechanical Equipment. Service elements are encouraged to be integrated within the structure. Where they are not provided within the structure, the following standards apply:

Utility Meters, Electrical Conduit, and Other Service Utility Apparatus. These elements shall be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a location visible from the street, pedestrian pathway, shared open space, adjacent use, or shared auto courtyards, they shall be screened with vegetation and/or integrated into the building's architecture.

Location and Screening of Roof-Mounted Mechanical Equipment.

Purpose.

Applicability. All outdoor lighting outside of public rights-of-way shall comply with the provisions herein. This includes, but is not limited to, new lighting, replacement lighting, additions and alterations, or any other lighting whether attached to buildings, poles, structures, the earth, or any other location.

General Standards. Exterior lighting shall be integrated as both a functional safety element and a design element that enhances the character and use of the site and building, while minimizing negative impacts on uses on and off the site.

Height.

Lighting Levels.

Parking Lot Lighting. Lighting parking lots shall be appropriate to create adequate visibility at night and evenly distributed to increase security. Lighting shall be located so that trees within the parking lot do not obscure the operation of the light fixture.

Lighting Color (Chromaticity). The correlated color temperature of all outdoor lighting shall be 3,500 Kelvin maximum or lower (refer to American National Standards Institute's publication C78.377 for guidance on LED lighting). Exceptions may be made for architectural floodlighting, accent lighting, or outlining.

Exterior Lighting Controls. Automated control systems, such as energy management systems, photoelectric switches, motion sensors and astronomic timer switches, shall be used to meet the hours of operation requirements and the technical and energy efficiency requirements of the applicable Washington State Energy Code. Exceptions:

Prohibited Lighting.

MMC § 22C.080.510(2)(a)(ii), regarding facade articulation standards.

MMC § 22C.080.510(5), regarding pitched rooflines.

Purpose. To employ facade articulation techniques that reduce the perceived scale of large buildings and add visual interest from all observable scales.

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).

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.

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:

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.

Purpose.

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)).

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:

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.

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.

Purpose.

Special Conditions and Limitations for the Use of Certain Cladding Materials.

Purpose.

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.

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:

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.