The purpose of Article II is to:
(1) 
Implement the Marysville downtown master plan goals and policies through land use regulations.
(2) 
Provide an efficient and compatible relationship of land uses and zones.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
The downtown Marysville subarea regulations in this chapter comprise zoning classifications and regulations which are unique to the subarea, except where other regulations in this title are adopted by reference.
Name of Downtown Marysville Zoning Districts
Symbol
Downtown Core
DC
Main Street
MS
Flex
F
Flex Residential
FR
Midrise Multifamily
MMF
Middle Housing 1
MH1
Middle Housing 2
MH2
(1) 
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.
(2) 
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.
(3) 
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.
(4) 
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.
(5) 
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.
(6) 
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.
(7) 
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.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023; Ord. 3331 § 12 (Exh. L), 2024)
(1) 
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.
(a) 
Permitted Use (P). If the letter "P" appears in the box at the intersection of the column and the row, the use is permitted in the zone. These uses are allowed if they comply with the development standards and other standards of this chapter.
(b) 
Conditional Use (C). If the letter "C" appears in the box at the intersection of the column and the row, the use is allowed subject to the conditional use review process and approval criteria as stated in Chapter 22G.010 MMC, conditional use approval criteria for that use, the development standards and other standards of this chapter.
(c) 
Use Not Permitted ( ). Where no symbol appears in the box at the intersection of the column and the row, the use is not permitted in that zone, except for certain temporary uses.
(d) 
For uses containing a superscript letter (X), refer to the applicable condition in the "Additional Provisions" column to the right.
(e) 
Additional Provisions. The references, notes, and/or standards in the "Additional Provisions" column apply to all such permitted uses, except for those that apply to particular zones as noted in subsection (1)(d) of this section.
(f) 
For uses containing a superscript letter (Y) or (Z), refer to the "Notes" that are at the top of the "Nonresidential Uses" section.
(g) 
Unclassified Uses. See MMC § 22A.010.070.
(2) 
Permitted Use Table. Table 22C.080.120 provides the list of permitted uses in downtown Marysville zones.
Table 22C.080.120
Permitted Use Table for Downtown Marysville Zones
Table legend:
P = Permitted use
C = Conditional use
No letter = Use not permitted
Use Categories
DC
MS
F
FR
MMFY
MH1
MH2Z
Additional Provisions
Residential Uses
Dwelling Units, Types
Note: Residential uses are not allowed on the ground floor facing a designated active ground floor block frontage (see MMC § 22C.080.320). Lobbies for multifamily uses and live-work dwelling units are an exception, provided the units meet the standards in MMC § 22C.080.320.
Single detached
Single detached dwellings are limited to those established on or prior to September 27, 2021, and are subject to the provisions of Chapter 22C.100 MMC, Nonconforming Situations.
Middle housing
P
P
P
P
Townhouse
P
P
P
P
P
P
Multifamily
P
PX
PX
P
P
P
X Multifamily must be above a ground-floor commercial use in the MS and F zones. In the F zone, the director may reduce the ground-floor commercial requirement to 20 percent of the ground-floor square footage to enable first-floor parking structures; provided, that commercial uses shall be along the designated block frontage or frontages, or on the highest priority roadway, as determined by the director based on a review of existing and proposed land uses and structure orientations.
Senior citizen assisted
P
C
P
C
C
Group Residences
Adult family home
P
P
P
P
P
P
P
Permitted within a single detached dwelling in existence as of September 27, 2021
Use is subject to obtaining a state license in accordance with Chapter 70.128 RCW
Home, rest, convalescent, or for the aged
P
P
Residential care facilities
P
P
P
P
P
P
P
Enhanced services facilities
P
P
P
Enhanced services facilities are limited to the areas depicted in MMC § 22C.280.050, Figure 1
In the DC zone, enhanced services facilities shall be located above a permitted ground floor commercial use
See Chapter 22C.280 MMC for enhanced services facility regulations
Transitional housing facilities
P
P
P
P
P
P
P
Provide an operations plan as outlined in MMC § 22C.010.070(53) and § 22C.020.070(79)
Permanent supportive housing
P
P
P
P
P
P
P
Provide an operations plan as outlined in MMC § 22C.010.070(53) and § 22C.020.070(79)
Emergency housing
P, C
P, C
P, C
P, C
All facilities are subject to the regulations set forth in Chapter 22C.290 MMC, Emergency Housing and Shelters. Facilities with 30 or more residents require a conditional use permit
Emergency shelters – indoor
P, C
P, C
P, C
P, C
All facilities are subject to the regulations set forth in Chapter 22C.290 MMC, Emergency Housing and Shelters. Facilities with 30 or more residents require a conditional use permit
Residential Accessory Uses
Dwelling units, accessory
P
P
MMC § 22C.185.020
Home occupations
P
P
P
P
P
P
P
Chapter 22C.190 MMC
No signage is permitted in townhouse or multifamily buildings
Other residential accessory uses
P
P
P
P
P
P
P
Uses accessory to permitted principal uses may be pursued as authorized by the director
Nonresidential Uses
Notes:
Y In the midrise multifamily (MMF) zone, commercial is allowed for properties abutting Third and Fourth Streets, but is limited to a ground floor element of a mixed use building for other properties within this zone.
Z In the middle housing 2 (MH2) zone, 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.
Amusement and entertainment
P
PX
P
P
Operations shall be conducted entirely indoors
X Excludes shooting ranges
Cultural, as listed below based on gross floor area (GFA):
<10,000 sf GFA
P
P
P
P
C
C
C
10,000 – 20,000 sf GFA
P
C
P
P
C
C
>20,000 sf GFA
P
P
P
C
Dancing, music and art center
P
CX
P
P
X Use conditionally permitted with 10,000 – 20,000 sf GFA and prohibited over 20,000 sf GFA
Day care, as listed below:
Day cares are defined in MMC § 22A.020.050 and are subject to all state licensing requirements.
X Only as an accessory to residential use and subject to the criteria set forth in Chapter 22C.200 MMC
Day care I
PX
PX
PX
PX
PX
PX
PX
Day care II
P
P
P
C
C
C
Drive-through, principal or accessory
Drive-through is defined in MMC § 22A.020.050
Education services
P
P
P
P
C
C
C
Electric vehicular charging station
P
P
P
P
P
P
P
Electric vehicular battery exchange
P
P
Essential public facilities
C
C
C
C
C
C
C
See Chapter 22G.070 MMC for the siting process for essential public facilities
General service uses, except those listed below:
P
P
P
P
Operations shall be conducted entirely indoors
Small boat sales, rental and repair, equipment rentals, vehicle repair, commercial vehicle repair, car wash, self-storage
Government services, except as listed below:
P
P
P
P
P
P
P
Public safety facilities, including police and fire
C
C
C
C
C
C
C
All buildings shall maintain a 20-foot setback from adjoining residential zones
Any buildings from which firefighting equipment emerges onto a street shall maintain a distance of 35 feet from such street
Health services, except as listed below:
P
P
P
P
P
Hospital
C
C
C
Pick-up and drop-off areas are permitted if determined by the director to be needed for safe and efficient hospital operations and may be subject to a screening plan.
Heavy service uses, except those listed below:
C
Commercial vehicle storage, automotive rental and leasing
Light industrial/ manufacturing
P
P
Operations shall be conducted entirely indoors
Artisan manufacturing
P
P
P
P
Operations shall be conducted entirely indoors
Nursery
PX
P
P
X Retail only
Park, community center
P
P
P
P
P
P
P
Parking lot
P
P
Stand-alone parking lots are only allowed in the listed zones. Parking lots accessory to a residential or nonresidential use are permitted in all zones.
Personal services use
P
P
P
P
Operations shall be conducted entirely indoors
Professional office
P
P
P
P
P
Marina, dock and boathouse – private and noncommercial, boat launch
P
P
P
Retail uses, as listed below and based on gross floor area (GFA)/individual use:
Excludes retail uses with exterior sales and/or storage areas.
Drive-throughs are prohibited
<2,500 sf GFA
P
P
P
P
P
C
2,500 – 20,000 sf GFA
P
P
P
P
20,001 – 50,000 sf GFA
P
C
P
P
>50,000 sf GFA
P
C
P
P
Special retail sales uses:
Eating and drinking places
P
P
P
P
C
Drive-throughs are prohibited
Gas station
P
P
P
Heavy retail, except as listed below
C
Motor vehicle and boat dealer, and heavy equipment sales
State-licensed marijuana facilities
Temporary lodging
P
P
P
P
Temporary uses
See Chapter 22C.110 MMC
Regional Uses
Regional uses, except as listed below:
College
P
P
P
C
C
Transit park and pool lot
P
P
P
P
P
Opiate substitution treatment program facilities
P
P
P
MMC § 22C.080.130
Jail
C
C
C
Regional storm water facility
C
C
C
C
C
C
Public agency training facility
C
C
C
Except weapons armories and outdoor shooting ranges
Nonhydroelectric generation facility
C
C
C
C
C
C
Wireless communication facility
P, C
P, C
P, C
P, C
P, C
P, C
P, C
Subject to Chapter 22C.250 MMC and the small cell wireless design district provisions in MMC § 22C.250.120.
Nonresidential Accessory Uses
Nonresidential accessory uses
P
P
P
P
P
P
P
Uses accessory to permitted principal uses may be pursued as authorized by the director.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3196 § 3 (Exh. A), 2021; Ord. 3205 § 7, 2022; Ord. 3295 § 10 (Exh. J), 2023; Ord. 3331 § 14 (Exh. N), 2024; Ord. 3352 § 72 (Exh. QQQ), 2025; Ord. 3366 § 69 (Exh. QQQ), 2025)
(1) 
Opiate substitution treatment program facilities permitted within commercial zones are subject to Chapter 22G.070 MMC, Siting Process for Essential Public Facilities.
(2) 
Opiate substitution treatment program facilities, as defined in MMC § 22A.020.160, are subject to the standards set forth below:
(a) 
Shall not be established within 300 feet of an existing school, public playground, public park, residential housing area, child care facility, or actual place of regular worship established prior to the proposed treatment facility.
(b) 
Hours of operation shall be restricted to no earlier than 6:00 a.m. and no later than 7:00 p.m. daily.
(c) 
The owners and operators of the facility shall be required to take positive ongoing measures to preclude loitering in the vicinity of the facility.
(Formerly 22C.080.150; Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
Purpose. To promote forms of development that reinforce and/or enhance the desired character of the downtown Marysville zones.
(2) 
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.
Table 22C.080.140
Dimensional Regulations for Downtown Marysville Zones
Measure
DC
MS
F
FR
MMF
MH1
MH2
Additional Provisions
DEVELOPMENT INTENSITY AND HEIGHT
Base height (feet)
85X
45X
55X,Y
45X,Y
65
35
45
X Height may be increased by 1' for each 1' of street and interior setback beyond minimum requirement
Y Max height is 75' for the SW waterfront parcel, as depicted in Map 3 of the Downtown Master Plan
Minimum density (du/acre)
20
20
20
20
10
10
The director may waive the minimum density requirement for: (a) mixed use projects that provide a wide variety of desirable nonresidential uses; or (b) for sites with unique size, shape, topography, location, critical areas encumbrance, or other feature that precludes the minimum density being achieved. A written justification must be provided by the applicant and is subject to director approval.
Maximum density (du/acre)
None
None
None
None
None
None
None
Minimum lot area (square feet)
There is no minimum lot area regulation; however, lot dimensions will be influenced by permitted uses, market conditions, and other development regulations herein.
Maximum impervious surface (%)
There is no maximum percentage standard for impervious surfaces; however, the impervious surfaces will be limited by setbacks, required landscaping and open space, compliance with stormwater management provisions (see City of Marysville Storm Water Design Manual), critical areas provisions (see Chapter 22E.010 MMC), and market conditions, and compliance with other zoning and site design regulations in this chapter.
SETBACKS (minimum)
Street setback (feet)
0 – 10X
0 – 10X
0 – 10X
0 – 10X
20Y
20Y
20Y
X See Article IV of this chapter for applicable block frontage standards
Y The minimum street setback shall be 20' or the average street setback for adjacent lots (when less than 20') which shall apply to the primary block frontage. For corner lots, the secondary street setback may be reduced to 10' along nonarterials and to 15' along arterials.
Side yard setback (feet)
0 – 15X
0 – 15X
0 – 15X
0 – 15X
0 – 15X
5 – 15X
5 – 15X
X See MMC § 22C.080.150 for applicable side and rear yard setbacks
Rear yard setback (feet)
0 – 15X
0 – 15X
0 – 15X
0 – 15X
0 – 15X
0 – 15X, Y
0 – 15X, Y
X See MMC § 22C.080.150 for applicable side and rear yard setbacks
Y Where no alley is present, the minimum rear yard setback is 5'
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023; Ord. 3331 § 15 (Exh. O), 2024)
(1) 
Purpose.
(a) 
To promote the functional and visual compatibility between developments, particularly between zones of different intensity.
(b) 
To protect the privacy of residents on adjacent properties.
(2) 
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:
Table 22C.080.150(1)
Minimum side and rear yard setbacks in the subarea.
Context
Min. Setback
Windowless firewalls in all zones except MH1 and MH2. All firewalls shall meet the design provisions of MMC § 22C.080.540(4).
0'
Adjacent to alley.
0'
Secondary street setback for corner lots in the MH1 and MH2 zones.
10' (nonarterial); 15' (arterial)
Sites abutting a residential zoning district are subject to subsection (3) of this section.
15'
When required per subsection (4) of this section for light and air access and privacy along side and rear property lines.
15'
All other contexts (other than the situations noted above).
5'
(3) 
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:
(a) 
Setbacks. A minimum 15-foot building setback is required in applicable residential zones. Where the zone edge occurs on an alley right-of-way, no setback is required.
(b) 
Building Height Restrictions. From the required setback, the maximum allowable building height increases at a 45-degree angle inward from the maximum height limit of the adjacent residential zone up to the maximum height of the applicable zone.
Figure 22C.080.150(2)
Illustrating minimum side and rear yard setbacks to an abutting residential zoning district
(4) 
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.
DEPARTURES will be allowed where it is determined that the proposed design will not create a compatibility problem in the near and long term based on the unique site context.
Figure 22C.080.150(3)
Light/air access and privacy standards for multifamily residential buildings along side and rear property lines.
(Formerly 22C.080.410; Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)