The purpose of Article IV is:
(1) 
To achieve the envisioned character of downtown Marysville as set forth in the goals and policies of the Marysville downtown master plan.
(2) 
To enhance pedestrian environments by emphasizing activated ground-level block frontage designs for commercial, mixed use, and multifamily developments.
(3) 
To minimize potential negative impacts of off-street parking facilities on the streetscape in strategic areas.
(4) 
To promote good visibility between buildings and the street for security for pedestrians and to create a more welcoming and interesting streetscape.
Table 22C.080.300
Summary of key block-frontage types.
Permitted Frontage
Details
Active Ground Floor
• No new ground-level parking adjacent to the street.
• Special transparency, weather protection, and entry requirements.
• Minimum commercial space height and depth.
• No ground floor residential uses except for live/work units where the storefront space meets height and depth standards.
Pedestrian Friendly
• Storefront designs allowed if they meet "active ground floor" frontage provisions.
• Ground-level uses feature direct access to the sidewalk.
• Parking placed to the side or rear of buildings.
• Landscaping to soften facades of nonstorefronts and buffer parking areas.
• Minimum facade transparency requirements per use and setback.
Landscaped
• Modest landscaped setback required
• Building entrances face the street.
• Weather protection required over entrances.
• Minimum facade transparency requirements per use and setback.
• Parking placed to the side or rear of buildings.
Undesignated
• Flexible parking lot location standards.
• Landscaping to soften facades of nonstorefronts and buffer parking areas.
• Minimum facade transparency requirements per use and setback.
• Storefront designs allowed if they meet "active ground floor" frontage provisions.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
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.
(2) 
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.
Figure 22C.080.305
Downtown Marysville block frontage designations map.
A high-resolution PDF is available to view on Maryville Municipal eCode[1].
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023; Ord. 3331 § 16 (Exh. P), 2024)
Some block frontage designations contain distinct minimum facade transparency standards. The purpose of these standards is to maintain "eyes on the street" for safety and create welcoming pedestrian environments. Table 22C.080.310 includes details on how they are measured.
Table 22C.080.310
Transparency standards
Transparency area
Other transparency provisions
Windows shall be transparent
Ground-level window area for storefronts and other nonresidential uses that is covered, frosted, or perforated in any manner that obscures visibility into the building shall not count as transparent window area. Perforated signs are allowed provided they meet applicable window sign standards in MMC § 22C.160.200. Also, mirrored glass and highly reflective or darkly tinted windows shall not be counted as transparent windows.
Display windows and parking garages
Display windows may be used for up to 25 percent of nonresidential transparency requirements (except for ground-level storefront-designated block frontages) provided they are at least 30 inches deep to allow changeable displays and the interior wall is nonstructural so it can be removed if the windows are not used for display. Tack-on display cases as shown in the far right example do not qualify as transparent window area.
For parking garages (where allowed by block frontage standards), the left image illustrates how such a structure can meet (and not meet) the applicable transparency standards.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
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.
Figure 22C.080.320(1)
Active ground floor block frontage vision and key standards.
(2) 
Standards. All development on sites with an active ground floor block frontage designation shall comply with the standards in Table 22C.080.320(2):
Table 22C.080.320(2)
Active ground floor block frontage standards.
The ➲ symbol refers to DEPARTURE opportunities. See MMC § 22C.080.320(3) for special departure criteria.
Element
Regulation
Additional Provisions and Examples
Ground level
Land use
Table 22C.080.120 sets forth the basic permitted uses in subarea zoning districts. However, only those uses listed below are permitted on the ground level on active ground floor block frontages:
• Personal services use
• Eating and drinking establishment
• Artisan manufacturing
• Recreation, culture and entertainment
• Retail uses
Lobbies and accessory uses associated with upper-floor hotel/motel, business service, and multifamily residential uses are allowed provided they are limited to 33% of all active ground floor block frontages (measured separately for each block).
Floor-to-ceiling height
14' minimum
(applies to new buildings only).
Applies to the minimum retail space depth.
Retail space depth
50' minimum on 3rd Street and 30' elsewhere. ➲
Sidewalk width
16' sidewalk (active ground-floor block frontage designation)
12' sidewalk (pedestrian-friendly block frontage designation where active ground-floor block frontage standards selected)
Comfortable space for walking, outdoor dining, and street trees.
For 16' sidewalks, the entire sidewalk must be in the public right-of-way.
For 12' sidewalks, 8' of the sidewalk must be in the public right-of-way with the additional 4' of the sidewalk on private property within a public easement.
Building placement
Buildings shall be placed at the back edge of the required sidewalk. Additional setbacks are allowed for a widened sidewalk or pedestrian-oriented space (MMC § 22C.080.430(4)).
Building entrances
Primary building entrances shall face the street. For corner buildings, primary entrances for ground-level building corner uses may face either street or the street corner.
Facade transparency
(see MMC § 22C.080.310)
At least 75% of the transparency area. ➲
Weather protection
Weather protection over the sidewalk is required along at least 75% of the storefront facade, and it shall be a minimum of 5' average depth and have 8' minimum vertical clearance. ➲
Weather protection shall not interfere with street trees, streetlights, street signs, or extend beyond the edge of the sidewalk.
Parking location
New ground-level (surface or structured) parking adjacent to the street is prohibited. Parking may be placed below, above, beside, and/or behind storefronts. ➲
(3) 
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:
(a) 
Retail Space Depth. Reduced depths of up to 25 percent of the applicable block frontage will be considered where the applicant can successfully demonstrate the proposed alternative design and configuration of the space is viable for a variety of permitted retail uses.
(b) 
Facade Transparency. The minimum percentage of facade transparency may be reduced by up to 40 percent if the facade design provides visual interest to the pedestrian and mitigates the impacts of blank walls.
(c) 
Weather Protection. The reduced extent (to no less than 50 percent of block frontages) or width of weather protection features (to no less than four feet in width) will be considered provided the designs are proportional to architectural features of the building and building design trade-offs (elements that clearly go beyond minimum building design standards in this chapter) meet the purpose of the standards.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
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.
Figure 22C.080.330(1)
Landscaped frontage vision.
(2) 
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:
Table 22C.080.330(2)
Landscaped block frontage standards.
The ➲ symbol refers to DEPARTURE opportunities. See MMC § 22C.080.330(3) for special departure criteria.
Element
Regulation
Additional Provisions and Examples
Ground level
Land use
Table 22C.080.120 sets forth permitted land uses.
Sidewalk width
Per applicable EDDS standard plan; however, properties with the pedestrian-friendly block frontage designation which select the landscaped block frontage standards shall provide an 8' sidewalk as outlined in Table 22C.080.340(2).
Building placement
10' minimum setbacks are required ➲, except where greater setbacks are required by Table 22C.080.140.
Building entrances
Building entries shall face the street or a pedestrian-oriented space (MMC § 22C.080.430(4)) that is adjacent to the street.
Facade transparency
(see MMC § 22C.080.310)
Transparent windows shall be provided along at least 15% of the entire building facade, plus:
• Buildings designed with ground floor nonresidential uses within 10' of sidewalk, shall feature at least 40% transparency within the transparency area. ➲
• Buildings designed with ground floor nonresidential uses within 20' of sidewalk, shall feature at least 25% transparency within the transparency area. ➲
Weather protection
Weather protection at least 3' deep shall be provided over individual residential and commercial tenant entries and at least 5' deep for shared residential, commercial, and professional office entries.
Landscaped frontage example meeting setback, entry, weather protection, and transparency standards.
Parking location and driveways
Ground-level parking shall not be visible from the street. Where parking is integrated at or near the ground level under the building, it shall be set back and completely screened by landscaped berms (upper right example).
Drive-through lanes, for the purpose of block frontage standards, shall be considered a parking lot (and thus are not allowed between the street and a building).
The lower right example illustrates a prohibited design.
Where alleys are available, vehicular access shall be taken from the alley.
Landscaping
All areas between the sidewalk and the building shall be landscaped, except for pathways, porches, decks, and areas meeting the standards for pedestrian-oriented spaces (MMC § 22C.080.430(4)).
Landscaped areas shall contain L1, L2, L3 or L4 landscaping (as defined in MMC § 22C.120.110) and may incorporate rain gardens and other forms of stormwater management.
(3) 
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:
(a) 
Building Placement. Reduced setbacks (down to a minimum of eight feet) will be considered where the ground floor is elevated a minimum average of 30 inches (required when the ground floor setback is less than 10 feet) and design treatments that create an effective transition between the public and private realm are incorporated. For example, a stoop design or other similar treatments that utilize a low fence or retaining wall, and/or hedge along the sidewalk may provide an effective transition (see Figure 22C.080.330(3) for examples).
(b) 
Facade Transparency. The minimum percentage of facade transparency may be reduced by up to 50 percent if the facade design provides visual interest to the pedestrian and mitigates the impacts of blank walls.
Figure 22C.080.330(3)
Acceptable examples of possible setback departures.
The apartment building (left image) includes a street setback of about six to eight feet and features a landscape planter, an elevated ground level, and generous window transparency. The elevated stoop frontages (right image) is another acceptable reduced setback departure example. The combination of landscaping elements, facade transparency, low fencing, and facade materials and detailing help to create an effective transition between the public and private realm.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
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.
Figure 22C.080.340(1)
Pedestrian-friendly frontage vision.
(2) 
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):
Table 22C.080.340(2)
Pedestrian-friendly block frontage standards
(when utilizing nonstorefront designs).
The ➲ symbol refers to DEPARTURE opportunities. See MMC § 22C.080.340(3) for special departure criteria.
Element
Regulation
Additional Provisions and Examples
Sidewalk width
8' or 12' sidewalk
8' sidewalk (pedestrian-friendly block frontage designation where landscaped block frontage standards selected)
12' sidewalk (pedestrian-friendly block frontage designation where active ground floor block frontage standards selected)
8' of the sidewalk must be in the public right-of-way. When additional sidewalk width is required, it shall be on private property within a public easement.
Building placement
Buildings may be placed up to the sidewalk edge provided they meet active ground floor block frontage standards in MMC § 22C.080.320 (this includes standards for ground level, building placement, building entrances, facade transparency, and weather protection elements).
The minimum setback for buildings that do not meet applicable active ground floor block frontage standards is 10' or greater where specified for the applicable zone in MMC § 22C.080.140. ➲
Landscaped frontage example meeting setback, entry, weather protection, and transparency standards.
Facade transparency
(see MMC § 22C.080.310)
Storefront buildings are subject to storefront block frontage transparency standards above.
For other building frontages, transparent windows shall be provided along at least 15% of the entire building facade, plus:
• Buildings designed with ground floor nonresidential uses within 10' of sidewalk, shall feature at least 40% transparency within the transparency area. ➲
• Buildings designed with ground floor nonresidential uses within 20' of sidewalk, shall feature at least 25% transparency within the transparency area. ➲
Parking location
Parking shall be located to the side or rear of buildings. For sites with multiple buildings, no more than 50% of the block frontage shall be occupied by parking and vehicular access elements.
Drive lanes between the street and building qualify as parking and vehicular access areas for the purpose of this standard.
Where alleys are available, vehicular access shall be taken from the alley.
(3) 
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:
(a) 
Building Placement. Reduced setbacks (down to a minimum of eight feet) will be considered where the ground floor is elevated a minimum average of 30 inches (required when the ground floor setback is less than 10 feet) and design treatments that create an effective transition between the public and private realm. For example, a stoop design or other similar treatments that utilize a low fence or retaining wall, and/or hedge along the sidewalk may provide an effective transition (see Figure 22C.080.340(3) for examples).
(b) 
Facade Transparency. The minimum percentage of facade transparency may be reduced by up to 50 percent if the facade design provides visual interest to the pedestrian and mitigates the impacts of blank walls.
Figure 22C.080.340(3)
Acceptable examples of possible setback departures.
The apartment building (left image) includes a street setback of about six to eight feet and features a landscape planter, an elevated ground level, and generous window transparency. The elevated stoop frontages (right image) is another acceptable reduced setback departure example. The combination of landscaping elements, facade transparency, low fencing, and facade materials and detailing help to create an effective transition between the public and private realm.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
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.
(2) 
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.
These block frontages include a combination of side streets (where most uses often front on other adjacent streets) or other streets where greater flexibility in the frontage standards is desired. While there is greater flexibility in the amount of transparency of facades, and the location of surface and structured parking, design parameters are included to ensure that landscaping and other design elements help to mitigate the potential impacts of parking lots and blank walls along these streets.
DEPARTURES will be considered pursuant to MMC § 22C.080.030.
(3) 
Standards. Undesignated block frontages shall comply with the standards in Table 22C.080.350(3).
Table 22C.080.350(3)
Undesignated block frontage standards.
Element
Standards
Building placement
Buildings may be placed up to the sidewalk edge within downtown core, Main Street, and flex zones, provided they meet the active ground floor block standards in MMC § 22C.080.320 (this includes standards for ground level, building placement, building entrances, facade transparency, and weather protection elements).
Otherwise, buildings shall be placed at least 15' behind the sidewalk.
Building entrances
Building entrances facing the street are encouraged. At a minimum, at least one building entry visible and directly accessible from the street is required. Where buildings are set back from the street, pedestrian connections are required from the sidewalk.
Facade transparency
(see MMC § 22C.080.310)
Transparent windows shall be provided along at least 10% of the entire building facade, plus:
• Buildings designed with ground floor nonresidential uses within 10' of sidewalk, shall feature at least 40% transparency within the transparency area. ➲
• Buildings designed with ground floor nonresidential uses within 20' of sidewalk, shall feature at least 25% transparency within the transparency area. ➲
DEPARTURE Standards and Criteria. The minimum percentage of facade transparency may be reduced by up to 50 percent if the facade design provides visual interest to the pedestrian and mitigates the impacts of blank walls.
Weather protection
At least 3' deep over primary business and residential entries and at least 5' deep for shared entries for office and multifamily buildings.
Parking location and vehicle access
There are no parking lot location restrictions, except for required landscaping buffers in Chapter 22C.120 MMC.
Landscaping
• The area between the street and any nonstorefront building shall be landscaped and/or private porch or patio space.
• See Chapter 22C.120 MMC for other landscaping standards.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
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.
(2) 
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.
(3) 
Standards.
(a) 
Building elevations facing a woonerf or landscaped passageway through-block connection shall feature at least 10 percent window transparency. ➲
(b) 
Where ground-level residential uses are within five feet of a shared lane or pathway, at least one of the following design features shall be integrated to enhance the safety and privacy of adjacent residential units:
(i) 
Windows shall be placed at least six vertical feet above the access corridor.
(ii) 
A combination of landscaping, planter walls, and/or elevated ground floor (at least one foot above access corridor grade) that meets the purpose of the standards.
(c) 
Where nonresidential ground-level uses abut an access corridor, at least 25 percent of the applicable building elevation between four and eight feet above the ground-floor surface elevation shall be transparent. ➲
(d) 
Weather protection at least three feet deep shall be provided over individual residential and commercial tenant entries and at least five feet deep for shared residential and professional office entries facing the subject through-block connection. Exception: For residential uses, weather protection is required only for the unit's primary entrance.
Figure 22C.080.355
Woonerf and landscaped passageway frontage design examples.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
Applicability. These standards apply to those block frontages along through-block connections designed with urban passage designs.
(2) 
Purpose. To promote the development of pedestrian-friendly passages lined with active uses.
(3) 
Standards.
(a) 
Dwelling units and surface/ground-level parking directly adjacent to an urban passage are prohibited (lobbies and common/amenity areas, however, are allowed).
(b) 
Ground-level building elevations facing an urban passage through-block connection shall feature at least 40 percent window transparency (applied to storefront transparency area per MMC § 22C.080.310). ➲
(c) 
Weather protection at least three feet deep shall be provided over individual commercial tenant entries and at least five feet deep for shared residential and professional office entries facing the subject through-block connection. Recessed entries are encouraged.
Figure 22C.080.360
Urban passage frontage examples.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
Where a property fronts onto more than one street, each building frontage shall comply with the standards for the block frontage upon which it fronts, with the following clarifications:
(1) 
Where a conflict exists between frontage standards, the director will apply the standards of a block frontage pursuant to the following order of preference:
(a) 
Active ground floor;
(b) 
Pedestrian-friendly;
(c) 
Landscaped; then
(d) 
Undesignated.
Subsections (2) and (3) of this section clarify how the order of preference works for particular frontage elements.
(2) 
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.
DEPARTURES may be considered provided the location and design of the entry and block frontage treatments are compatible with the character of the area and enhance the character of the street.
(3) 
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).
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)
(1) 
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.
(2) 
Standards. At least one of the following special features shall be included (Figure 22C.080.380(2) illustrates acceptable examples):
(a) 
Corner plaza.
(b) 
Cropped building corner with a special entry feature.
(c) 
Decorative use of building materials at the corner.
(d) 
Distinctive facade massing or articulation.
(e) 
Sculptural architectural element.
(f) 
Other decorative elements that meet the purpose of the standards.
Figure 22C.080.380(2)
Acceptable high-visibility street corner examples.
The circled number or numbers on each image correspond to the numbered list of design features above.
(Ord. 3191 § 6 (Exh. B), 2021; Ord. 3295 § 10 (Exh. J), 2023)