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Marysville,Washington
ORDINANCENO. 2 tfB7
AN ORDINANCE OF 1HE CITY OF MARYSVILLE,WASHINGTON
AMENDING ORDINANCE NO.2068 RELATING TO 1HE MARYSVILLE
GROWTH MANAGEMENT COMPREHENSIVE PLAN;APPROVING 1HE
RECOMMENDATIONS OF 1HE MARYSVILLE PLANNING COMMISSION
FOR TEXT AND MAP REVISIONS ENTITLED 1HE "SMOKEY POINT
SUBAREA PLAN"PURSUANT TO THE CITY'S ANNUAL AMENDMENT
AND UPDATE PROCESS;APPROVING THE AREAWIDE REZONE
IMPLEMENTING 1HE PREFERRED LAND USE ALTERNATIVE
RECOMMENDED BY 1HE PLANNING COMMISSION,AND ADOPTING
DEVELOPMENT REGULATIONS SET FORTH IN 1HE SMOKEY POINT
SUBAREA PLAN AS APPENDIX A.
WHEREAS,on April 1,1996,the Marysville City Council
enacted Ordinance No. 2068 adopting a Growth Management
Comprehensive Plan for the City of Marysville;and
WHEREAS,the Growth Management Act allows jurisdictions
to amend comprehensive plans once per year,except in
emergency situations;and
WHEREAS,on May 20,2002 the Marysville City Council
adopted Resolution No.2406,adding Chapter 18.10 of the
Marysville Municipal Code (MMC)entitled "Procedures for
Legislative Actions"which establishes procedures for
processing and review of legislative actions relating to
amendments or revisions to the City's Growth Management
Comprehensive Plan and development regulations;and
WHEREAS,pursuant to the procedures set forth in
Resolution No.2406,the City initiated amendments and
areawide rezones on its own accord;and
WHEREAS,the Marysville Planning Commission,after
review of the proposed Comprehensive Plan amendments at
pUblic workshops on June 10,2003 and July 8,2003,held a
public hearing on July 22,2003 and received testimony from
property owners,staff and other interested parties following
public notice;and
WHEREAS,on August 11,2003 the Marysville City Council
reviewed the Planning Commission's recommendations relating
to the proposed Comprehensive Plan amendments,area wide
rezones,and development regulations applying to the subject
wpf/mv/ord.comp plan amend
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area;
NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF
MARYSVILLE,WASHINGTON DO ORDAIN AS FOLLOWS:
Section 1.The City Council hereby adopts,in its
entirety,the recommendation of the Marysville Planning
Commission relating to the proposed 2003 amendment to the
Marysville Growth Management Comprehensive Plan.A copy of
the Comprehensive Plan amendment,entitled the Smokey Point
Subarea Plan,is hereby incorporated by this reference.
Section 2.The City Council hereby approves the area
wide rezones implementing the preferred land use alternative
as recommended by the Marysville Planning Commission as
referenced in the Smokey Point Subarea Plan dated August
2003.
Section 3.The City Council hereby adopts the
development regulations applying to the Smokey Point Subarea
Plan,contained within the plan document as Appendix A.
Section 4.The Marysville Community Development
Department is hereby directed to amend the text and maps of
the Marysville Growth Management Comprehensive Plan
consistent with the Marysville Planning Commission
recommendation.
Section 5.Except as provided herein,all other
provisions of the Marysville Growth Management Comprehensive
Plan as adopted by Ordinance No ..2068 shall remain in full
force and effect,unchanged.
PASSED by the City Council and APPROVED by the Mayor
this 25 th day of August,2003.
MAYOR
CITY OF MARYSVILLE
By {lj~I-------;.,=
ATTEST:
ByHUd-<g;n
Approved as to form:
CLERK
wpf/mv/ord.comp plan amend
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--------------------------------------------
By ~1CfA-.?Ud
CITY ATTORNEY
Date of Publication:
Effective Date (5 days after publication):
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SMOKEY POINT SUBAREA PLAN
2003 COMPREHENSIVE PLAN
AMENDMENT
July 2003
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SMOKEY POINT SUBAREA PLAN
2003 COMPREHENSIVE PLAN
AMENDMENT
July 2003
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Smokey Point Planning Area
SUBAREA PLAN
TABLE OF CONTENTS
TABLE OF CONTENTS i
I.INTRODUCTION 1
II. BACKGROUND 3
III. CITIZEN PARTICIPATION 6
IV. LAND USE 7
V. HOUSING 29
VI. TRANSPORTATION 30
VII. ECONOMIC DEVELOPMENT 32
VIII. PARKS &RECREATION 33
IX.PUBLIC FACILITIES AND SERVICES .34
X.UTILITIES .4 3
XI. ENVIRONMENTAL AND RESOURCE MANAGEMENT :.44
XII. CAPITAL IMPROVEMENT PLAN TO SUPPORT LAND USES 50
XIII. IMPLEMENTATION STRATEGIES 54
APPENDIXA-
DEVELOPMENT REGULATIONS FORTHE SMOKEY POINT MASTER PLAN
AREA AND OVERLAY
APPENDIXB-
REFERENCE DOCUMENTS
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Smokey Point Planning Area
SUBAREA PLAN
LIST OF FIGURES
FIGURE 1:VICINITY MAP 4
FIGURE 2:SUBAREA PLAN BOUNDARY 5
FIGURE 3:CURRENT COMPREHENSIVE PLAN 8
FIGURE 4:CURRENT ZONING MAP 9
FIGURE 5: NO ACTION OPTION 24
FIGURE 6:JOBS ALTERNATIVE 25
FIGURE 7:RETAIL JOBSI MIXED USES ALTERNATIVE 26
FIGURE 8:RETAIL JOBS ALTERNATIVE 27
FIGURE 9:PREFERRED ALTERNATIvE 28
FIGURE 10:CWSP BOUNDARY AND WATER LINES 35
FIGURE 11:SEWER LINES 36
FIGURE 12:SCHOOL DISTRICT BOUNDARIES 40
FIGURE 13:AIRPORT IMPACT ZONE AND NOISE CONTOUR 42
FIGURE 14:TOPOGRAPHY 45
FIGURE 15:ENVIRONMENTAL CONDITIONS 46
FIGURE 16:SOILS 47
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Smokey Point Planning Area
SUBAREA PLAN
I. INTRODUCTION
The Growth Management Act
The Growth Management Act (GMA),codified as RCW 36.70A,establishes requirements
for comprehensive planning in Washington State.GMA establishes requirements for
planning and identifies the framework for planning process and decision-making on land
use,transportation,housing,public facilities,parks and open space within the city.
Urban Growth Boundary
The Urban Growth Boundary is the limit separating urban and rural areas. The GMA utilizes the
designation of Urban Growth Areas to gnide urban development to areas most able to support and
service it. The boundary is established by the County in consultation with each City through
consideration of land use demand projections,identification of critical and resource lands, and
determination of areas already characterized by urban growth. Cities and Counties planning under
GMA, must establish urban areas and densities designed to accommodate twenty year population
and employment projections.This document proposes amendment ofland uses currently within
the city limits and urban growth area. .
Comprehensive Plan Actions in the City of Marysville.
The City of Marysville adopted its GMA comprehensive plan on April I, 1996. The City is
beginning a major plan update this year, and is also developing subarea plans for identified
neighborhoods (South Smokey Point, North Marysville, and Lakewood)within the planning area.
The South Smokey Point plan includes properties currently within the city limits and urban growth
area.
Comprehensive Plan Actions in Snohomish County.
The Snohomish County Growth Management Act Comprehensive Plan (GMACP) was adopted in
June 1995.Major components of the GMACP include the General Policy Plan (GPP), the
Transportation Element, the Comprehensive Park and Recreation Plan, the Shoreline Management
Master Program and the Capital Facilities Plan/Year 2000 Update. The GPP sets overall goals for
the County plan and is the first phase of the County's two-phase program for GMA comprehensive
planning.The GPP establishes a framework of goals and policies to guide the development of
more detailed plans with the unincorporated UGAs. The second phase consists of development of
subarea or UGA plans. Snohomish County is also beginning its 2004 Comprehensive Plan Update.
The City of Marysville will work collaboratively with Snohomish County during the plan updates
to review appropriate land uses for the North Marysville subarea plan affecting properties
currently designated Urban Reserve and outside the urban growth area.
Purpose of the Subarea Plan
The subarea planning process is an integral part of Growth Management Act (GMA) planning. A
subarea plan is a special study of an area within a larger planning jurisdiction.The subarea is
usually a neighborhood,an unincorporated urban area, or some other area that has special needs
due to growth pressures. A subarea plan is usually an element of the comprehensive plan of a
jurisdiction.It could also be a plan adopted by multiple jurisdictions as a guide for dealing with
future growth in the subarea. The subarea plans provide details on types and locations ofland uses
planned for neighborhood areas and urban centers, provide opportunities for a variety of
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Smokey Point Planning Area
SUBAREA PLAN
residential densities,coordinate infrastructure improvements with planned usesand centers,and
identify and preserve natural features,openspaceand critical areas.
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Smokey Point Planning Area
SUBAREA PLAN
II. Background
Geographic Boundaries
The Smokey Point Planning areais located within Sections 27and28,Range 5 Eastand Township
31 North.It is between 1-5 and the Burlington Northern Santa Fe Railroad,generally north of
152 00 StreetNEand south of 172 nd Street NE.SeeFigures 1 &2.It is bounded tothe north bythe
Cityof Arlington city limits,being southof the Arlington Municipal Airport.It is the southern
portion of the Smokey Point neighborhood.The Planning area includes approximately 400 gross
acres.Thereare approximately 300grossacreseastof Interstate 5 andwestof 43
n1 Avenue NE.
Approximately 100 acreslieswestof Interstate 5,inthe Lakewood area.
Smokey Polnl Master Plan -2003 COMPREHENSIVE PLAN AMENDMENT.doc
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Smokey Point Planning Area
SUBAREA PLAN
III.Citizen Participation
In conjunction withthe Marysville/Lakewood Studyarea,stakeholder interviews wereheldwith
area property owners.Threepublic meetings wereheldat Lakewood schools,drawing property
owners,business owners and citizens.Property owners were given the opportunity to provide
inputonthe various landuse alternativesswhich contributed to the original options studied forthe
Subarea landuses. In addition,theCitysaaffhelda seriesof workshops withthe Marysville
Economic Revitalization Committee,Planning Commission,andCity department staff,to further
identify a landusevisionforthe area.Imlune2002,the original South Smokey Point Subarea
Plandraftwasissuedforpublic commentiand review.Apublic hearing was also scheduled for
adoption of the document.Two appeals werefiled protesting adoption oftheplan without further
environmental review and coordination \\jith Snohomish County.Additional letters were received
identifying concerns with regards to the proposed landuse concept for properties currently located
outsidethe UGA.After further consideraticn,theCityhas removed the properties from the South
Smokey Point subarea plan boundary.TleCitywill continue to pursue urbanlandusesand
inclusion of those properties within anuroanlanduse concept,butwilldosoin conjunction with
Snohomish County's GMA Comprehensive Plan Update.The County has agreed thatthe proposal
willbe studied inthe 2004 Plan Update.ffhis willenablethe jurisdictions to coordinate the
environmental review and preferred landuse concept.
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I Smokey Point Planning Area
SUBAREA PLAN
I IV.LAND USE
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Existing Land Use Patterns
The Marysville Comprehensive Plan includes the Smokey Point Planning Areawithin Planning
AreaNo. 10-Smokey PointBlvd,currently characterized as follows:
This Planning Areais largely undeveloped,exceptalongSmokeyPoint Blvd.,andtheareanear
the intersection ofI-5 and'172
00 StreetNE.Smokey PointBlvd.Is intermittently linedwithsingle
family homes,automobile oriented commercial uses,andsome industrial businesses.Though
muchof the undeveloped landiszonedfor industrial uses,it is currentlybeing farmed.Interstate
5 is theother primary component thatgivesthisareaits character.The impression thisarea makes
fromthe Interstate 5 shouldbe considered asit develops.
Muchofthepropertywithinthesubarea remains currentlyvacantor underdeveloped.General
commercial and industrial manufacturing uses dominate thewestsideof Smokey PointBlvd.,and
scattered residential,commercial and predominately vacantlandare located east of Smokey Point
Blvd. A mobilehomeparkis locatedonthenorthandsouthsidesof 152'd StreetNE,eastof
Smokey Point Blvd.
Comprehensive Plan Land UseDesignations and Zoning
City ofMarysville Comprehensive Plan Designations Referenced ill tile Subarea plan
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A.Existing Lalld Use Designations &Zoning
The eastern portion of the subarea,east of Interstate 5, is zoned Light Industrial.
comprehensive planforthearea isalsoLight Industrial.Referto Figures 3 and 4.
B.
The
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The following landuse categories are referenced inthe Subarea plan-Low,Medium and High
Density Multi-Family,General Commercial,Community Commercial,Business Park,Mixed Use,
and Industrial.The following excerpts from theCityof Marysville Comprehensive Plan provide
the readerwith descriptions of the various landusesandpolicies applicable tothesubarea
discussion.
Multi-Family
Historically in Marysville,a primary goalhasbeento assure compatibility of multiple family with
established or proposed single family neighborhoods whileproviding sufficient multi-family
residences to meetthe increasing demands ofnew populations.Multi-family shouldbe located so
itdoesnotdisruptthe fabric of single family neighborhoods.Thusfor example,it is necessary to
directtrafficawayfromsingle family areas.Design standards are alsoutilizedto mitigate the
impactof proximity to lessintenselanduses. The multi-family designation includes apartments
(highandlowriseas wellas garden),condominiums,duplexes,triplexes,quadplexes,and town
houses.
i. GoalsandPolicies
Goal:
Provide housing choices,reflecting the rangeof household types,lifestyles,incomes,andthe
desireto rentor owna home.
Provide housing that ispleasantand appropriately located.The location should allow residents
accessto services andfacilitiesinthe immediate area.The locations should also acknowledge the
character ofthe surrounding neighborhood so multi-family can blendorbe compatible with it.
Policies:
Smokey Point Master Plan -2003 COMPREHENSIVE PLAN AMENDMENT.doc
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Smokey Point Planning Area
SUBAREA PLAN
5.RM.1 Locate multi-family development adjacent toarterialstreets,alongpublic transportation routes,
and on the periphery of commercially designated areas,or in locations thatare sufficiently
compatibleor buffered fromsingle family areasto notdisrupt them.
5.RM.2 Multi-family development is requiredtobeartheburden of transitionand mitigation whenthe
development is locatednearsingle family residences.
5.RM.3 Outsideof Planning Area I,Downtown,multi-family structures abutting oradjacentto single
family residences,areaszonedassingle family,or identifiedinthe Comprehensive Planas single
family,mustreflectthesinglefamily cnaracter.Thiswillbe achievedbya combination of the
following elements:additional setbacks,openspace,fencing,screening,landscaping,and
architecture.In addition,multi-family-buildings mayhaveno morefloors (exclusive ofdaylight
basements)thantheadjacentandnearbysingle family dwellings(upto 2)whensingle family is
the predominate adjacentlanduse (act.ial or zoned).
5.RM.5 New multi-family residential (and existing where possibleor when substantially
expanding/remodeling)musthaveactire and/orpassiverecreational opportunities designed asa
part ofthe development,andmustbe provided on-siteor immediately adjacenttothe development.
Elderly housing is exempted fromtheactive recreation requirement.'
5.RM.6 Require multi-family dwellings and mobile homeparksto locatewhereaccessto publicstreetscan
be provided without creating congestion ofor disruption to estahlished single family residential
neighborhoods.
5.RM.7 Allow mobile home parksinareas designated forLowDensity Multi-family residential ontheland
use plan,by conditional usepermit.
5.RM.8 Encourage residential dwelling unitsabove retail,service,and officeusesin designated landuse
categories,eitherasa permitted use or.by conditional usepermit,depending onthe area.
5.RM.9 Permit retirement homesas a conditior aluse in multi-family zones.
5.RM.10 Requirenewor expanded multi-family,dwellings toprovidespace for recycling containers.
ii.Criteria and Standards
The locationalcriteriaforsiting multi-family residential are:
Access tocollectororarterialstreetsandthe pedestrian system
Land Use Relationships
- Proximityto shopping,public facilities,parks,schools,bus,utilities
- Locationof multi-family residential to compatible landuses (commercial,multiple family,somesingle
family)or incompatible landuses(some ~.lngle family,heavyindustry)
NeighborhoodStructurewherethe multi-family willbeplaced:
- Designof multi-family structureis competible withscaleand characterofsingle family areas
- Multi-family buildings willbe bufferedand/or separated fromsingle family,commercial,andindustrial
structures,land zoned,or identified fortheseusesinthe Comprehensive Plan
Utilize,as possible,naturalstreamand ropographic changes to bufferand separate multi-family
developments fromsingle family areas
Development Criteria:
Changecurrentsite standards to:
- IncreaseBuffers (buffers include trees,shrubs,and fences)
- IncreaseOpenspace
- Increase Landscaping:parking areas;streetandyardtrees
- Requirebuffersand setbacks to offeron-siteplayspace
- ReduceScaleof buildings:
Height of buildings
Length of uninterrupted walls
Requirea binding siteplanthat identifies:
- the scale and location ofallbuildings
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Smokey Point Planning Area
SUBAREA PLAN
parking areasand driveways
recreational facilities
landscaping,screening,and/or fencing
building elevations
Commercial
Historically,Marysville's commercial areas began in downtown and thengrewalongStateAvenue/Smokey
Point Blvd.Improving the appearance oftheseareas,through the clustering andinfillofexistingareas,compact
commercial centers,welldefined employment destinations,and renovating orexpandingexisting buildings,as
wellas improving the landscape standards andmakingtheareasmore appealing to pedestrians,is important to
Marysville's residents.Thereisalsothedesireto improve thejobs to housing ratio,andto createa major
employment center.Providing businesses in neighborhoods,appropriately scaledand located,is necessary to
reducethenumberof automobiles trips.Following are policies that recognize Marysville'sexisting commercial
development and zoning,and propose criteriafor selecting new commercial areas.All combine to provide and
adequate,convenient supplyofgoodsand services for Marysville residentsand workers aswellasthe traveling
public.
The commercial landuse categories usedinthesubareaplanare:
General Commercial:automobile oriented withlargerlandusesthat tendto betheonlystopinatrip.
Community Commercial:furnishes space forawide variety ofgeneralretail activities and services,serving a
number of neighborhoods.
Business Park:provides for campus styleofficeparks,professional services,personal service offices,andhigh
tech research
Mixed Use:a combination ofoffice,commercial,and residential.
A. COMMERCIAL (OVERALL)
i.Goals and Policies
Goals:
Provide for adequate commercial development to serve increased population inthe Marysville areaby enhancing
the function ofthe Marysville areaasa vitalandmajor community business,trade,and living center,andby
providing opportunities for highway,autoorientedand pedestrian commercial development,and neighborhood
convenience shopping facilities.
To insurethatthepublic benefits ofnew economic activities exceedthepubliccostsby considering community
impactand requiring new development to provide adequate services andpublic amenities.
Policies:
5.CO.l Allocate sufficient commercial landto meet projected demand andneed.
5.CO.2 Thepatternandscale of commercial developments shouldbe suitabletotheir locationandthe
population theywill serve.
5.CO.3 Allow commercial development onlyinUrban Growth Areasandonlywhere adequate facilities and
services exist,orare provided forat thetimeof development.
5.C0.4 Establish new commercial centers onlyafter assessing environmental impacts and conformity with
established environmental guidelines.
5.CO.5 Locate commercial and employment development in compact,well-defined centersratherthanin strips.
Strengthen existing commercial centersanda diversified employment baseto assurethatlanduseis
compatible,convenient,and consistent with community needs.
5.CO.6 Encourage infillof existing commercial centersandstripsbeforecreatingnew commercial centers.New
commercial centersshouldbecreatedin response togrowth demands,or in underserved areas.
5.CO.7 All commercial sitesshouldbe located and designed to minimize and mitigate the negative effects
(traffic,noise,lights,etc...) ofthese activities onadjacentlandownersandthe community.
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5.CO.8 Provideforthe development of distincticomrnercial landuse districts establishing a separation of
commercial activities baseduponlandnse characteristics,typeof transportation corridors,amount
of traffic generation,and geographic location.
5.CO.9 Expansionofpublicfacilitiesand services andutilitiesshould support and prioritize the economic
growth of Marysville.
5.CO.l0Minimize landuseconflicts through pr,oper location and appropriate design.
5.CO.l1Minimize ingress andegresspointsat oommercial sitesto reduce traffic impediments.
5.CO.12As appropriate,locateand design neweommercial centers,and improve existingonesto facilitate
accessand circulation by pedestrians,bicyclists,transit,andother alternative transportation modes;
and the interaction ofthese systems.
5.CO.13Locate convenience/commercial services at transit transfercentersandParkandRidelotstomake
these locations morepleasantandto accomplish dailytasks without use ofthe private automobile.
5.CO.14Improve the appearance of existing commercial areas andcreate performance standards forallnew
developments,including butnot limited to,signage,landscaping,setbacks,andbuffer areas.
5.CO.15Restrict thelocation of drive-thru and orive-in facilities.
5.CO.16Permit new residential uses in commercial areas onlyif accessory to commercial uses.
5.CO.17Encourage major governmental agencies to locatein Planning Area 1.
5.CO.18Limit on-siteparkingto areasbehind m:adjacent tothe building/complex,meeting the immediate
need. Locatethe majorityof parkinginareassituatedoutsidethe pedestrian core,butclose enough
to provide convenient parkingfor shoppers.Thisis important to maintain thestreetwall. Those
activities requiring a vehicular orientation areto locateon the periphery of thecorearea.
5.CO.19Encourage thejoint use of parking.For example,a movietheater whose parkingoccursinthe
eveningcouldjointlyuse parkingwitha church whoseparkingis primarily on Sunday mornings.
5.CO.20Provide pedestrian andbikepaths through the downtown and connecting itto other Planning Areas.
5.CO.21 Encourage carpooling,vanpooling,flezitirne work scheduling,rideshare coordination,and
accommodations forpedestriansand bicycles by crediting developer's traffic mitigation obligation.
5.CO.22Commercial districts and landusesalongState Avenue shouldbe oriented to State Avenue and
existing businesses.New commercial <::evelopments shouldnot disrupt existing residential
neighborhoods.
5.CO.23Commercial development is required t{j beartheburdenof transition and mitigation whenthe
development is locatednear designatedisingle family areas.Appropriate measures may include
increased setbacks and/or landscape screening,
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i.Goals and Policies
Goal:Develop commercial uses,auxiliaryto downtown,to servethe needs of various areas.
Policies:
5.CC.l Maintainand infillthethree commercial districts alongState Avenue/Smokey Point Blvd.(I I6th
St.,88thliOOth St.,GroveSt.)as commercial areasserving several Planning Areas.
5.CC.2 Locate commercial centersat the intersection ofarterial streets.
D. COMMUNITY COMMERCIAL
This landusewouldservea largerarea than one neighborhood,butremain auxiliary to Marysville's
downtown.Activities inthis landuse wouldbe more automobile oriented,servinga largerareaand
thereforemightrequirean automobile toreach them.Theuses would besuchthatonemightgoto an
areaand beableto run severalerrands or:accomplish severaltasksinoneor two stops.Activities that
mightbe permittedcouldbe department and large grocery stores;otherusesthatwoulddrawpeoplefrom
manyareas asopposedtojust the immedrate neighborhood.Some personal services andofficeuses
mightalsobe permitted.The landuse is Intended for individual,small businesses oran integral complex
of severalfirmsor businesses serving retail,office,and personal services.
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5.CC.3 Encouragethegroupingof businessesandsitedesignso thatpersonscanmakea singlestop to use
the severalbusinesseslocatedat a singlecenter.
5.CC.4 Encourage thejoint use of parking.
5.CC.5 Providepedestrianandbikepathsthroughthecommunity commercial centersandconnecting
themtootherPlanningAreas.
5.CC.6 Locateon-siteparkingso that-the streetwallissomewhatmaintainedandattractivepedestrian
walkways arecreated.
5.CC.7 Buildingdesignshouldcontributeto a lively,attractive,andsafe pedestrian streetscape.
5.CC.8 Encourage wide sidewalks permitting pedestrian activities,street trees,tablesandchairs,
temporary sidewalkdisplays,and othersuchsidewalkuses.
5.CC.9 Encourage theuse of awnings.
5.CC.10 Encouragethe use of signsthatpromoteanattractiveandpedestrianoriented commercial area.
5.CC.11 Require landscaping alongand withinparkingareas.
i.Goals and Policies
Goal:Provide locations forofficeuses that allowforresearchand development,professionalservices,
personalserviceoffices,and hi-tech uses withoutnuisancefactorsand hazards,thatalso providesan
attractivesetting.
Policies:
5.BP.1 Locatebusinessescentersoutside ofthecore areaswherecampussite planningis appropriate.
5.BP.2 Locatebusinesscentersonarterialstreets.
5.BP.3 Providepedestrianandbikepaths throughbusinessparks,connectingthemto othertrail systems.
5.BP.4 Require landscaping alongand withinparkingareas.
E. BUSINESS PARKS
This landuse wouldpermitcampusstyleoffice developments intendedfor researchand development,
professionalservices,personalserviceoffices,high technology,andother suchofficeuses.
This designationis characterized bystrict development standardsincluding generous landscaping,well-
designedbuildings,andlimitedoutdoor operations.With thesestandards,the typeof development can be
compatiblewith mostotheruses,as longas transportation corridorsare separatedor otherwise mitigated.
Thegrounds shouldbewell landscaped,providingabufferfromadjacentlandusesandapleasingvisual
experienceas seen frompublicroads. Buildingsshouldhavegeneroussetbacksand be designed tohouse
allactivitiesincluding production,storage,etc..., sothat no adverseimpactssuchas noise,glare,odor,or
vibrationare detectablefromthe outside.Walking and bikepathsshouldbe accommodated.
11.Criteria and Standards
SiteSize: 5 - 20acres;serving radius:I 1/2- 2 mile (15-20,000 population)
Types of Stores:department and largegrocerystores;otheruses that needthe supportof several
neighborhoods ratherthana single one neighborhood;personalservicesandoffice;individual,
smallbusinessesor an
integralcomplexof several firmsor businesses servingretail,office,and personal services
Access: Arterialstreets
NumberofStores:15-25,rangeof gross floorarea:100,000 - 200,000sq. ft.
Implementation:Some commercial activitiesthat havea repairor lightindustrial component shouldbe
includedhere,e.g. bikesalesandrepair,coffeeroasting (ifin conjunctionwitha shop),shoesalesand
repair,candysalesand manufacture,computersalesandservice,dry cleaningplantsand retail,jewelry
andwatch sales and repairs,hardware,appliances,andelectricalitemssales andservice(thesecouldbe
limitedby size,todifferentiatewhichshouldbe in General Commercial,and which here);as wellas other
commercialactivitiescurrentlynotpermittedsuchas banks,fabricstores,luggage and leather goods,
barberand beautyshops,tradeor business schools,hobby,toy,andgameshops,laundromats,sun tanning
salons, secondhandstores,pawnshops. Thingswhichshouldnot belocated inthis landuse are
automotiveand truckrepairgarages,automotive and boatsales,foundries or metal fabrication,flour,
feed,and seed processing,go-carttracks,outdoorstorage.
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5.BP.5 Encourage theuse of business parkswhere sensitive areas are located.The campus plancanthen
workin conjunction withthe sensitive area.
5.BP.6 Encourage timingof business parks toworkwiththe provision ofurban services.
5.BP.7 Minimize theimpactofbusiness pinks on adjacentlanduses through appropriate landscaping,
screening,buffers,graduated landuse intensity,and similar methods.
5.BP.8 Permit accessory/support services to locate in Business Parks,for example secretarial services,
delis,etc....
5.BP.9 Encourage theavailability oflocahemployment opportunities by fostering the retention and
development of long-term working ortrading activities that create oraddvalueto the community.
ii.Criteria and Standards
Typesof Offices:officeuses suchas lawyers,doctors,accountants,architects,engineers,secretarial
services,andtravel,realestate,orr insurance agents;light and high-tech industry;educational
institutions;research facilities;convention centers;office complexes;etc... thoughthe uses must
not have negative or undesirable stmosphcric or environmental impacts.
Access:Arterialstreets
Minimum Lot Size: 10acres
Setbacks:100feeton all sides
Site standards:
Increase Buffers (buffers include trees.rshrubs,and fences)
Increase Openspace
Increase Landscaping:parkingareas;ssreet andyardtrees
Identifies heightlimitsandFloorArea j,tatios
Integrated signageandtraffic control
Sign Standards
Requirea bindingsiteplan that identifies
the scaleand location ofall buildings
parkingareas and driveways
landscaping,screening,and/or fencing
relationship to transit,bikeand pedestrran paths
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i.Goals and Policies
Goal:Createarelativelyhighdensity sun-districts of appropriate Planning Areasthatallow people to
live,shop,andpossiblywork without always being dependent ontheir automobiles.
Policies:
5.MU.1 Provideurbanparks,recreation opportunities,andopen space within this sub-district.
5.MU.2 Increasethe pedestrian-oriented character ofanarea.
5.MU.3 Encourage alternatives to the automobile forshort trips.
5.MUA Useenhanced plantings/street trees,special paving andstreet furniture,appropriate signage,and/or
the location of speciallanduses,buildings,or structures to createa special district.
H.MIXED-USE-COMMERCIAL,OFFICE,AND MULTI-FAMILY RESIDENTIAL
This landuse combines officeuseswith tile highest density multi-family residential.The commercial
useswouldbe similarto thosein Neighborhood Commercial.Some Community Commercial uses might
alsobeallowediftheypromotethe pedestrian character thatisoneofthe purposes of mixed use
developments.The officeuseswouldbefor a varietyof activities,suchas lawyers,doctors,accountants,
architects,engineers,secretarial services-andtravel,real estate,or insurance agents.Thislandusewillbe
usedin circumstances with high vehicular andtransit access andclose proximity to services and
employment.
Ina portionof Planning Area 1the Mixed Usedistrictisan overlay useon General Commercial land
along Interstate 5. The General Commercial landuse will continue aslongasthepropertyownerdesires
it. SeeChapterXIVforthe location of tlis overlay;see Chapter XV,Overlay,for more information on
overlays.
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5.MU.5 Encourage developments and design that will enhance the overall coherence of area's visual
character.
5.MU.6 Building design at the street wall should contribute to a lively,attractive and safe pedestrian
streetscape.
5.MU.7 Encourage building design that promotes an attractive image of Marysville from Interstate 5 when
it is appropriate.
5.MU,8 Encourage wide sidewalks permitting pedestrian activities,street trees, tables and chairs,
temporary sidewalk displays,and other such sidewalk uses.
5.MU.9 Encourage the use of awnings.
5.MU.10 Encourage the use of conforming signs that promote an attractive and pedestrian oriented area.
5.MU.l1 Require landscaping along and within parking areas.
5.MU.12 At street level encourage retail and commercial;above the street locate residential uses and offices.
5.MU.t3 Limit on-site parking to areas behind or under the building/complex,meeting the immediate need
for parking. Locate the majority of parking in areas situated outside the pedestrian core, but close
enough to provide convenient parking for shoppers. This is important to maintain the street wall.
5.MU.14 Encourage the joint use of parking.
5.MU.15 Encourage pedestrian and bike paths through this sub-district and connecting it to downtown,the
waterfront,and other Planning Areas.
5.MU.16 Encourage day and night time activities.
5.MU.17 Let the market determine the mixture of uses.
5.MU.18 Encourage professional office uses adjacent to existing residential dwellings as a transition to
residential land uses.
11.Criteria and Standards
Mixed Use Centers should meet the following locational and development standards:
Types of stores:
Commercial:Neighborhood commercial type uses such as convenience stores e.g. small grocery or
hardware store,restaurants,video, personal services (i.e.shoe repair,dry cleaners, fitness club),
etc;other uses supportive of the pedestrian character
Office:Planning Area I:Downtown,offices for a variety of activities,such as lawyers, doctors,
accountants,architects,engineers,secretarial services, and travel, real estate, or insurance agents;
outside of downtown,travel,real estate, or insurance agents.
Residential:In Planning Area I adjacent to Interstate 5,densities ranging from 28 to 34 dwelling units
per acre; in all other locations, densities ranging from 18 to 28 dwelling units per acre. Some
High Density Single Family could be allowed.
Access:arterial/neighborhood collectors
Buffers:Ability to buffer from adjacent residential and restrict site expansion,except downtown
New Centers:should be done as a planned zone
Mixed use centers should be convenient to their neighborhood consumer population and situated on an
arterial,preferably at an intersection of arterials. The size and area of the center should be in
scale with the neighborhood and of sufficient area to bear the burden of transition from within the
district.
Parking:located to the side or rear of the buildings or center,under the building with shops along the
sidewalk or pedestrian areas.
Building Characteristics:ground floor of buildings with many windows with clear glass,continuous
street wall,discourage long uninterrupted facades,continuous permanent awnings,tactile
materials and detailing of buildings,consider year-round sun and shade conditions when
designing and siting buildings,parking location and amount, building height and form,park/open
space location and size,non-pole signs.
Implementation:This land use will be implemented through the use of the Mixed Use Zone.Segregation
of residential structures shall only apply if the residential portion is in a separate building, not ifit is
above other uses. Require mixed use developments to have joint use parking and joint access points.
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Industrial Uses.
The industrial landuse categories permitted inthis comprehensive landuseplanare Business Parkand
Light Industrial.Bothlandusesallow min-intensive industrial activities of thekind more compatible
with surrounding,less-intensive usessuchas residential and retail/commercial.Theyhavea limited
number of employees,lowtraffic volume,no objectionable noise,odor,vibration,airor water pollutants,
andpresentsnosignificantsafety hazards',Therefore theyare allowed to locatecloseto where people
live,shop,and work.The difference between theseusesis:
Planned Industry:Planned,relatively large acreage lotsfor several businesses.Certain commercial uses
wouldalsobeallowedwithin industrial parks,suchas warehousing andsaleswithlow associated traffic.
SingleSite Industrial:Primarily individual projectsused for infilling areas thathavealready developed.
This proposedlanduse wouldprimarilypermit industrial landuses.
Moderateandheavy intensity industrial useswouldhavea separate permit and review process thatwould
permitthem inbusinessparkand light industrial areaswhentheymeetcertain performance standards for
review of noise,odor,pollutionin thecontextofthespecificsite's surrounding landusesor sensitive
areas. Factorsthatshouldbeconsiderednre: traffic impacts:automobile andtruck;emissions:typeand
volume;noise:decibels;lightand glare:iarnount and time;abilityto mitigate;hoursof operation;types
of adjacentuses;abilitytobufferor mitigate;andproximitytoandeffecton sensitive areas.Usesthat
mightbepermittedwouldbe manufacturing,processing,fabrication and assembling of products or
materials,sometypesof warehousing ano storage,and transportation facilities.
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A.GOALS AND POLICIES
Goals:
Designate industrial areas insuch locatio.is and quantity sotheywill contribute to the economic growth
andstabilityof the Marysville areaand Snohomish County.
To insurethat thepublic benefits ofnew economic activities exceed thepubliccostsby considering
community impactand requiring new development to provide adequate services andpublic amenities.
Policies:
5.1.1 Limit industrial development to Urban Growth Areas.
5.1.2 Urbanlevel facilities and services.must be provided priorto or concurrent with development to
mitigatethe subsequent impacts oliindustrial developments.These services,include,butarenot
limited to, sanitaryandstorm sewers,water,policeandfire protection,and roadways.
5.1.3 Encouragethe availability oflocal employment opportunities by fostering the retention and
development of long-term working ortrading activities thatcreateoraddvaluetothe community.
5.1.4 Encourageinfillingofvacantparcelsand development of currently zonedor designated industrial
areasbefore development occurs ih locations distant from current industrial uses.
5.1.5 Locate industrial development in compact,well-defined centerswithinUrban Growth Areas.
5.1.6 Requirethat industrial development siteshavegood access,adequate public facilities and services,
suitable topography and soils,and.minimum impacton residential areas.
5.1.7 Minimize the impactof industrialdevelopments on adjacent landuses through appropriate
landscaping,screening,buffers,graduated landuse intensity,andsimilar methods.
5.1.8 Industrial businesses shall provider on-site pretreatment of wastewater to theCity sewer system in
compliance with applicable standards and regulations.
5.1.9 Retainlands intended as future inoustrial sitesin large parcels sotheywillbe viable for industrial
development.
5.1.10 Locateand designnew industrial centers,and improve existing onesto facilitate access and
circulationbytransit,car/van pooh,pedestrians,bicyclists,andother alternative transportation
modes.
5.1.11 Encourage master planning fornew industrial areasonlarger parcels of land,including such
features as open space,landscapin S,integrated signageand traffic control,and overall
management and maintenance through covenants or other forms of management.
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5.1.12 Industrial developments adjacentto wetlands,creek corridors,or steepslopesshouldbe Business
orIndustrialParksto allowthe flexibility of design necessary to mitigate the impacts of such
development on these sensitive areas.
Development Criteria:
Planned Industry:
Minimum acreage sizeof 5to allowfor buffers,additional landscaping and setbacks;andto prevent
spot development
Any development over 10acresmustbe planned to coordinate access and services
Any development adjacentto or including significant sensitive areas (e.g.wetlands over3acres)must
beplannedto minimize its impactonthe sensitive area
Changecurrentsite standardsto:
Increase Buffers (buffersincludetrees,shrubs,and fences)
Increase Openspace
-Increase Landscaping:parking areas;streetandyardtrees
-Identifies heightlimitsand FloorArea Ratios
Integrated signageandtraffic control
Preference forcompact well-defined centers
Requirea bindingsiteplanthat identifies:
- the scaleandlocationof all buildings
- parkingareasand driveways
-landscaping,screening,and/or fencing
B•CRITERIA AND STANDARDS
Land Uses:
Manufacturing:food,drugs,stone,clay,glass,china,ceramics,electrical equipment,scientificor
photographic equipment,fabricated metal products (notofmajor structural steelforms,heavy metal
processes,boiler making or similar activities);coldmix processes;textile,leather,wood,paper,and
plastic products fromprepared materials;artsandcraft production;building productsand
manufacturing thatsupportsthe construction industry,e.g.cabinetry,and doors.
Packaging of preparedmaterials
Storageand warehouse services,wholesale trade,laundry facilities,printingand publishing,automobile
repairs(not including bodywork)and washing,recycling center,publicutility,government facility,
publictransitshelter
Planned Industry,alsopermitsfast food andsit down restaurants,taverns,bankingand related services,
entertainment and recreation,office uses,secretarial services,daycare or mini-school as support
services
The locational criteriaforsitingnew industrial usesare:
Accessto highway or majorarterial street,rail access,proximity toair transportation
Flatlandinlargeparcels
LandUse Relationships
-Proximity tosomeaccessoryland uses,suchaspost offices,delicatessens,andothersupport
activities
-Location of industrial landusesto compatible landusesor incompatible landuses, in particular,
minimum impact onresidentialareas
Siting Issues:
-Industry willbebufferedand/or separated from residential and commercial uses, land zoned or
identified for theseuses in the Comprehensive Plan
Utilize,as possible,major roadway/railroad,natural stream,and/or topographic changes tobufferand
separate industrial developments from residential or commercial uses
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-relationship to transit,bikeand pedesrrian paths
Single Site Industry:
Minimum acreage toallowfor buffers,additional landscaping and setbacks;andto prevent spot
development
Change currentsite standards to:
Increase Buffers (buffers include trees,shrubs,and fences)
-Increase Open space
-Increase Landscaping:parking areasistreetandyard trees
-Identifies height limits andFloorAresRatios
-Preference for compact well-defined centers
C City ofMarysville Zoning Categnries Referenced ill the Subarea plan
The following table provides a summary and comparison of zoning regulations and allowable densities
and dimensions within the Marysville zon;ing categories.
Table1
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12 18 28
Minimum - - - - - - - - -
Site Size
Base 12 18 28 12 12 --28 -
Density:
Dwelling
units/acre
Maximum 18 27 36 None/sl~,bject None/subject --34 -
density:to RJI to RDI (downtown)
Dwelling
units/acre
Minimum 20 25 25 0 0 0 0 0
20'
street (Commercial
setback or Mixeduse
structures)
20' (mfonly)
Minimum 10'10' 10' 25' adjcining 25' adjoining 25'0 20' 25'
interior sides; sides; sides; residenlially residentially adjoining commercial adjoining
setback 25' 25'25'designated designated residentially adjres residentially
rear rear rear properties properties designated designation;designated
properties 10' mfadj sf property
Base height
(Height can
be increased 35' 45' 45'55 35'65' 45' 45'35'
with I addt'l
footof street
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andinterior
setback for
each foot
above base
height)
Maximum
impenious
surface 70% 75% 75%
85% 85%75%85%85%;75%35%
percentage for mf dev'ts
Opportunities and Constraints of Subarea
Development opportunities or attributes of the site include:
• Immediate proximity to 1-5.
• Over 300 acres within the City limits that is relatively flat and largely vacant or undeveloped.
• Over 700 acres adjacent to the City limits that afford opportunities for economic growth, open space
protection,stormwater planning,stream and wetland habitat restoration, and transportation planning.
• Necessary public services are in the vicinity of the site. Public water and sanitary sewers are adjacent
to the site.
• The potential zoning of the site is consistent with higher value development.
• Much of the property are large tracts with few property owners. A developer for a potential master
plan has assembled much of the property.
• Significant public facilities assembled along the 152""Street corridor, including a 72-acre park site,
Strawberry Fields,Marysville School District proposed elementary and middle school sites, and
community ball fields within the area. The Centennial Trail is located east of 67th Avenue at 152""
Street NE.
• Adjacent uses include the Arlington Municipal Airport, an important regional facility and attractant for
manufacturing and industrial job growth in the area.
While the development potential for the site is high, there are a number of constraints that must be
overcome including:
• High groundwater table, making drainage options increasingly expensive and difficult under current
DOE standards.
•Environmentally sensitive area issues include headwaters to Middle Fork Quilceda Creek and Smokey
Point Channel.
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• No immediate access to a major arterial to Interstate 5
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• Poor transportation connectivity to area roads.
•Arlington airport flight pathand noiserissues,
•Significant environmentally sensitive -areas (streams,wetlands,buffers)in the subarea that limit the
development potential,andwill restrict designof future infrastructure improvements.
•Timing and financing ofpublic improrements.
• Lackof community or aesthetic appear of existing developments and design standards.
Thisareahas great potential,ifthe impacts canbe mitigated and adequate infrastructure provided.
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Land Use Vision
The vision for this area was basedon key issuesand goals identified by citizens, property owners,area
studies,environmental documents,and regulations affecting the area. These key issues include the
following:
.:. Providefora mixture oflanduses-residential,retail commercial,officeparks,manufacturing,
parksandpublic facilities withinthe subarea.
.:. Usebuffers,streamsand likely wetland areasasthebasisfor landuse divisions.
.:. Provideopenspacesandparksas gateways tothe communities of Arlington and Marysville .
•:. Useopenspacesandparkstojoin (as opposed to divide)communities andcitiesthatareclosely
relatedtoone another.
.:. Useparksandtrailsasthebasisforan urbanized center.
.:. Maximizebenefit from infrastructure improvements,including a potential freeway interchange .
•:. Utilize arterial corridors and properties with highway visibility (Smokey Point Boulevard,152"'
StreetNE, andpotentialnew interchange)for highest valueretailuses.
•:.Incorporate stormwater andwetland mitigation into land use concepts.
.:. Provideandplanfor access -including roadways,pedestrian walkways andbridgestoconnect
landusesand areas.
.:.Incorporate storrnwater planning intolanduse concepts by coordinating thesitingof land uses
thatcan effectively utilize regional detention facilities,inadditionto reducing impervious
surfaces through joint or shared parking,increased transitusage,and theuseof low impact
development standards ..
•:.Incorporate environmental measures suchas wetland banking,stream restoration and
enhancementinto preferred landuse concept.
.:.Incorporate storrnwater planningintopreferredlanduseconceptby considering potential regional
stormwater facilities for flood attenuation andaquifer recharge .
•:.-Recognize that area development with require significant infrastructure costs(roads,storrnwater,
wetlands)and designate usesthatwillsupportthesecosts.
•:. Consider the long-term benefitof land useswithin a community.Balance jobs, retail revenues,
andaestheticbenefitand appeal to the citizens.
.:. Provide standards thatassureattractive structures,usesand signage for development.
.:. Considerthe regional pictureand impacts outsidethesubarea line.
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.:. Identify commercial areas in key-transportation corridors (so that employees or residents shop in
Marysville).
.:. Plan for transit and transit centeru
.:. Recognize Smokey Point (includmg South Smokey Point) as an economic center.
Alternative Concepts
Several options were developed initially by City staff, the Marysville Economic Revitalization
Committee, and the Planning Commission for review. City staff reviewed the key issues, discussions and
information from the multiple alternatives, narrowed it to the four primary themes, and then developed a
refined alternative based on the land ULe concepts identified by the Commission, MERC, City staff,
available environmental and facility information,background documents, and regulatory issues.
I) No Action
Taking no action would leave tne property east of Interstate 5 in a Light Industrial category.
Property west of Interstate 5 would remain Single Family Residential, Medium Density. land
Light industry would allow for some commercial uses, such as auto malls and a wide variety of
manufacturing and wholesale use 3.Refer to Figure 5.
2) Jobs Option
This alternative features Business Park as the primary land use, east of Smokey Point Boulevard.
General Commercial uses are proposed west of Smokey Point Boulevard. The discussion
regarding this alternative focused on integrating stormwater planning into the land use concept.
Business park, with its higher design and site size standards, would enable better incorporation of
swales and open space into the ~,ite planning to use for required detention, as well as walkways
and preservation of wetland are:.s. This alternative envisions a campus setting industrial park
with higher paying, skilled workers,Refer to Figure 6.
3)Retail/JobslMixed Uses Option.
This alternative proposes General Commercial uses from Interstate 5 to 51"Avenue NE, with a
commercial strip extending east along a proposed 156'h Street extension, as the primary land use
from approximately 158'h StreeONE south to 152'd Street NE. Business Park uses would be
located on the north side of the eubarea. This proposal is intended to reserve some property for
office and high end businesses tuat desire the visibility of Smokey Point Boulevard. A Mixed
Use pocket would be located at tne alignment of 40th Avenue in the middle of Business Park and
General Commercial uses. The nesidential uses would be subject to design standards and would
represent a true mixture of uses,as opposed to being dedicated to apartments only. Discussion on
this alternative centered on the need for strong design standards. Refer to Figure 7.
4) Retail/Jobs Alternative
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This alternative focused on a mixture of General Commercial, Community Commercial, Business
Park and Light Industrial uses within the subarea. The area between Interstate 5 and Smokey
Point Boulevard is designated General Commercial. This area is currently typified by small site
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general commercia! and manufacturing uses. The area
designated Community Commercial. Refer to Figure 8.
5) Preferred Alternative
east of Smokey Point Boulevard IS
Implications for an area west of Interstate 5, would include designation of property fronting
Interstate 5, south of the Twin Lakes Park and wetland mitigation site for Community
Commercial uses. Amongst potential uses for this site is a family amusement/recreation park.
Property to the west would remain Single Family Residential, Medium Density. A wetland
mitigation site is located south of the existing park This alternative is enhanced by a potential
interchange to Interstate 5. Development approvals will be subject to incorporation of street grids
and incorporation of ultimate right-of-way Refer to Figure 9.
This alternative proposes General Commercial as the primary use from Interstate 5 to 43 m
Avenue NE. This approach was based largely on the discussion with MERC, following initial
review of Alternatives 1-3, whereby the committee was concerned that the Community
Commercial zone did not allow certain uses. Their approach was to support a General
Commercial concept with high design standards. Another approach could be to consider the
Community Commercial land use designation, as in Alternative 4, and revisit some of the uses
that were of concern to committee members (i.e. permitting outright automobile sales and
service).
The preferred alternative, is based on the ideas and discussions from each alternative, review of
background studies &reports, and regulatory information and issues and discussions with
division staff from various fields or emphasis (transportation, stormwater, recreation, critical
areas, etc.) and the general public through correspondence and meetings. This alternative
proposes a mixture of retail, office, housing and open space within the subarea. The land use
.concept is also based largely on defining and incorporating infrastructure improvements,
environmental protection and impact mitigation into the land use approach.It also has
implications for areas outside the initial subarea boundary, stemming from proposed changes
within the subarea, and review of natural land use boundaries and proposed infrastructure that
would alter current divisions or transition points.
The open space along the Smokey Point Channel can extend into a gateway park system for the
communities of Arlington and Marysville and could become the focus of a community park,
community stormwater facility and community trails. The Centennial Trail is located just east of
67'h Avenue NE and could be planned to extend to the subarea in a proposed trail and park
system. The park and open space concepts will be explored further in consideration of land use
concepts for the Urban Reserve properties. This proposal requires the simultaneous adoption of a
development overlay and corresponding development standards. Pedestrian connections will be
provided over the Smokey Point Channel via a pedestrian bridge. This connects the land uses and
could provide for an amenity for both residents, employees and shoppers.It is also consistent
with land use regulations enabling walkways as a passive low-impact use around critical areas.
The building orientation and improvements would also be oriented towards the stream channel
and surrounding buffer areas. This would provide a pleasant visual respite for people visiting and
using the parks, open space, retail and employment opportunities within the area. A potential
boardwalk or walkway would be integrated along the stream channel to provide visitors views of
the restored, and replanted stream. This would ultimately connect to the open space and trail
system centered around the mitigation banklstormwater facilities and community park on the east
side of the subarea. Fields and play opportunities would abound with Strawberry Fields, school
sites, and additional open space acquisitions or reserves.
071301200)Smokey Point Master Plan -2003 COMPREHENSIVEPLAN AMENDMENT.doc - Page 23
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Existing Housing Supply
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v.HOUSING
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According tothe2000 Census,approximately 800personsreside in the Study area.Thereare currently
approximately 370 mobile homes and70 single family/duplex dwellings within the amendment area.
Residential usesare located immediately northand south ofthe Study area.Thereare approximately
10,000 persons are located within a onemile radius of theStudy Area (3372 single family dwellings,484
mobile homes,and85 duplexes).Thereare approximately 36,000 persons within a 3mile radius.
Smokey 1\linl Master Plan -2f103 COMPRFI-IFNSIVr-:PI.AN AMENDf\·1FNT.tJOL'Pa~e 29
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Smokey Point Planning Area
SUBAREA PLAN
VI. TRANSPORTATION
Road System
The Study area is uniquely situated in ithe middle of major automobile,rail, and air transportation
facilities.The area is bounded by Interstate 5 on the west, the primary north-south freeway corridor
between Seattle and Vancouver,B.C.Existing interchanges with 1-5are located at 172""Street N.E., and
II6th Street N.E. A third interchange in she area is proposed in the vicinity of 156th Street NE. Smokey
Point Boulevard bisects the area north-south and 152""Street provides the southern boundary of the
subarea.The Burlington Northern rail lire is the eastern edge of the subarea (providing limited industrial
use),while the main line BNRR with Amtrak service runs westerly into Lakewood on the west side of the
subarea.
In order to design,construct,operate anc maintain corridors,jurisdictions classify streets using a system
that is generally accepted by all levels of (government nationally. This identification method is referred to
as Functional Classification.Under this classification system,streets are classified according to their
intended primary function. Design parameters (including horizontal and vertical alignment, speed limits,
street cross-section,sidewalks, etc.) are established for each type of classification.Local street design
standards are developed using this national criteria as a base.Operational standards and liability
assessments (including safety provisions)are also based on these nationally recognized standards. For
classification purposes,streets are divideil into major categories:
•Arterials - includes streets whose iprimary function is to move through traffic from ongrn to
destination.Arterials typically do net provide a high level of direct property access.
•Collectors - includes streets whose primary function is to collect traffic from local access streets and
distribute that traffic to the arterials.:Collectors provide some direct property access as a secondary
function.
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•Local Access Streets - includes those streets that are designed to provide direct access to properties
(i.e.residences,retail businesses,enployment centers, etc.). Local access streets carry lower traffic
volumes,tend to have lower speeu limits, provide for ancillary facilities like parking, and are
typically designed for more pedestrian activity.
Smokey Point Blvd. is a designated Mirror Arterial, with 2 to 5 lane improvements between 100'h Street
and 172""Street NE. North of 152""Street NE, a 5-lane improved roadway was constructed through a
Road Improvement District, with curbs,gutters and sidewalks.Planned improvements along 172""Street
NE call for new freeway ramps and aciditional lane widening.This project will potentially be under
construction in 2004, if highway funds a.e allocated to the roadway improvement.
There are three roads in the planning ares that are classified as minor arterials;SR 531 (I 72""Street NE),
Smokey Point Boulevard and 67'h Avenue NE. These are backed up by a grid of collector arterials,
including 152""Street NE,136'h Street1'iE and 51"Avenue NE.
172""Street,a designated minor arterial;provides the closest freeway access to 1-5.116<1>Street NE is
approximately 2 miles south of the Stucy area.136'h Street is a designated east-west collector arterial
located south of the Study area. 152""IStreet is designated as a Collector arterial connecting Smokey
Point Blvd. and 67'hAvenue NE.
SllItlkl.:Y Point 1\1,1SIL'f PI'IIl -~OrtJ {'()l\.lPREIII:NsrVE ii I.AN AMl-:NI)MI:NT,d(lc Page ~o fl7i30/2(J03
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--------------------------
Smokey Point Planning Area
SUBAREA PLAN
The City of Marysville hired Perteet Engineering to conduct a first stage feasibility study for an
interchange in the vicinity of 152"d Street NE. The study included initial feasibility for a new interchange
between 116'h Street NE and In"d Street NE. Analysis of an interchange site will require rigorous study
and review extending over many years and require the approval of WSDOT, FHWA and coordination
with multiple affected jurisdictions and agencies.Development should integrate and construct
appropriate local access streets and network collectors to provide for future planning of a major arterial
connection.
The primary function of Smokey Point Boulevard and 152nd Street NE is to move traffic through the area
as efficiently as possible.Providing direct property access would be a secondary function and should be
kept to a minimum.Property access points and intersections generate opportunities for conflicting traffic
movements (e.g. left and right turns, increased lane changes,etc.) and increased congestion along a
corridor. These movements and the increase in congestion decrease the ability of the roadway to carry
through traffic. In essence,it results in a decrease in the carrying capacity of the roadway, reduced
mobility,and increased delays and costs for consumers.
Currently,152nd Street NE is a two-lane asphalt paved roadway with gravel shoulders and surface
drainage. The ultimate roadway section proposed for 152nd Street NE is currently a 3-lane section, with
curbs, gutters and sidewalks proposed.
Community Transit provides existing transit service in the study area. Route 210 operates on 51" Avenue
NE,152"d Street NE and Smokey Point Boulevard,providing hourly service through Marysville,between
Arlington and Everett.Other routes operate through the study area during peak hours, between Arlington
and the Boeing facilities in Everett.
Intersection spacing,especially on arterials, has a major effect on the capacity of the roadway to carry
through traffic. Minimum standards have been developed both locally and nationally to provide design
guidelines for the placement of intersections. The City of Marysville's design guidelines for intersection
spacing along arterials is 500 feet (minimum).Examples of 500-foot spacing of intersections in
Marysville would be State Avenue (between First Street and Seventh Street) or Fourth Street (between 1-5
and State Avenue).WSDOT has set minimum design standard requirements for intersections and access
points along its roadways. For an arterial type of street WSDOT recommends a spacing of 660 -1320
feet (depending on traffic volumes). These figures are minimums,and as such are a guide to provide the
minimum acceptable level of service under ideal conditions.Optimum performance of arterial roadways
is achieved under a number of conditions, including longer spacing between driveways and/or
intersections.A conflicting traffic movement is defined as a movement by one vehicle that crosses the
path or in any way hinders the primary movement of another vehicle.Conflicting movements adversely
impact the roadway's ability to function efficiently and provide optimum capacity. Intersections provide
the opportunity for the occurrence of these conflicting movements.Minimizing the number of
intersections along a corridor reduces the potential for these conflicting movements and increases
roadway efficiency.It will be important to consider the long term potential of access planning along
152"d Street NE and Smokey Point Boulevard as this area develops.Limiting intersections and driveways
to shared driveways and roads will be critical to enable future road improvements and a potential
interchange to be planned and constructed within the subarea.
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Smokey Point MnSIl'1'Plan -~rt03 {'(IMI'REI IENSIVF PI.AN AMENDMI:NT.dt\(I'agl'}I 07/.~O-'200J
Smokey Point Planning Area
SUBAREA PLAN
VII. ECONOMIC DEVELOPMENT
In its 1996 GMA Comprehensive Plan,the City of Marysville identified the Smokey Point Planning area
as the #I priority for economic development. Smokey Point was identified as the City's most valuable
asset for future economic development in said plan- specifically for light industrial parks and business
parks. The City's current employrnenta ratios are .22 jobs per person. Strengthening Marysville's
employment base is a strong desire of thercommunityand City leadership.
The Comprehensive Plan policies for economic development include the following goals:
Transform from a residential at d residentially-oriented retail city into a diverse employment
center within Snohomish County and the Region; and
Balance, though not equalize, the City of Marysville's residential growth with employment
growth.
The City has reviewed these policies within the context of the subarea plan update. The Marysville
Economic Revitalization Committee ("MERC") reviewed historical objectives and policies, current
economic situation and created their criteria for development of the Smokey Point area.
MERC identified the following key iSSUES and goals forNorth Marysville/South Smokey Point:
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The City of Marysville also commissioned an economic development analysis of the Quilceda Village
Development. The includes an economic strategy for the city of Marysville. The community, through its
City Council, Planning Commission,ano manyBoards and committees has expressed a continuing desire
to transform from a residential commun:ty to a one balanced by strong retail,manufacturing and service
growth.
• Create higher payingjobs-potentially manufacturing.
• Recognize significant costs of developing infrastructure (roads, stormwater, wetlands) for this
area-need to designate uses that \vill support these costs.
• Locate retail with highway visibiiity.
• Provide some retail, but mix witbjobs,
• Long-term considerations of use~[1 that benefit the community (balancing jobs with aesthetics and
retail revenues)
• Provide a commercial corridor along Smokey PointBoulevard.
• Provide good aesthetic standardsrforcommercial development(signage, etc.)
•Don't want to see continuous strio mall
• Look at larger area and east-west-transportationcorridors.
• Identify commercial areas in key;transportation corridors (so that employees or residents shop in
Marysville).
• Design standards need to be radically improved(meanderingsidewalks, no pole signs).
• Better transit, possibly a transpontationcenter (cited Everett).
• Use wetlands and open space to enhance commercial/industrialuses.
• Potential use of wetlands for stormwater uses and recharge areas.
• Use of wetlands for open space alnd integration with parks, trails and fields.
• Recognize that many existing uses will be displaced andtransitioned out with new land usevision
and zoning (mobile homes, residential uses). City needs to show strong leadership.
Smokey Point Mash:r Plan -2()().\COMPRHII~NSIVE I,'I./\N AI\1FNl>MI:NT.do<:ragl:l2 0713012003
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Smokey Point Planning Area
SUBAREA PLAN
VIII. PARKS &RECREATION
The City has purchased land and is designing a regional outdoor athletic complex on a 72-acre park called
Strawberry Fields, located on the south side of 152'd Street NE, immediately adjacent to the Subarea
boundary. The project features youth and adult softball, baseball and soccer fields in a natural setting
among open space, trails and the Quilceda Creek system. Several grants have been obtained by the city
for acquisition and development of this project. Phase I with 3 fields is proposed for construction in
2002. The remainder of the project will be constructed in 2003-2004. The first phase of construction is
proposed to begin construction in 2002. According to the 2001 Snohomish County Parks Plan on
additional community park will be planned for the Marysville/Arlington area east ofl-5.
Streetscape decisions along 152'd Street NE, Smokey Point Boulevard and 5151 Avenue will be important
to the area's development. The City should provide strong standards for plantings and medians along
these arterials, and provide for attractive pedestrian crossings at key intersections and gateways to the
City (northern and eastern entrances to City from Smokey Point Boulevard, 51S1 Avenue NE).
This alternative envisions additional residential land not contemplated in our current parks plan. Current
Park standards or level of service would be difficult to achieve without considerable facility installations
within the proposed amendment area. Additional park land at a rate of 5 acres/I 000 persons and
recreation improvements should be set aside to meet the added park and recreation needs. Assuming 50
acres of Mixed Use property, developed at densities of 28 du/acre,approximately 4000 additional persons
could reside within the subarea. This would result in additional need for at least 20 acres of park property
and facilities.
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Smokey I'oint Master PI:ll1 -200.t ('OMPRUIFNSIVF PLAN AMENDMr·:NT.dll(I'ag<.:13 IJ7/.'\O/20l13
Smokey Point Planning Area
SUBAREA PLAN
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IX.PUBLIC FACILITIES AIUD SERVICES I
A. Fire
Fire service to the Subarea is provided by Marysville Fire District #12. Adequate planning for street
circulation by planning for north-south; and east-west corridors are critical to level of service for
emergency call outs. Water planning must also include providing for adequate pressures for fire flow in
areas of new or existing developments.
B. Police
The City of Marysville Police department.provides public safety and crime prevention services 24-hours a
day, 7 days a week. Enhanced 911 service is currently available.
C.Water
Marysville's Coordinated Water System Area (CWSA) covers most of the subarea (See Figure 10). The
exception is the northeastern corner of she subarea just south of the airport which is in Marysville's
CWSA. Existing water source facilities .for the subarea include the Edward Springs Reservoir, Edward
Springs and Stillaguamish source. The water distribution facilities in the area include the following:
• 12" main along Forty-Five Road that serves three residential subdivisions before joining
with the main along Smoxey Point Boulevard;
• 12" main along Smokey-Point Blvd., that serves the Smokey Point area and extends to
Island Crossing;
• 12" main along 51"Avenue NE, within the section of the study area outside the CWSA
boundary, serves severahcommercial uses near 172"d Street NE including National Food
Corporation; and 12" ma.n along 172"d Street NE.
The City of Marysville water system is supplied by Marysville's Edward Springs, the Stillaguamish River,
and by the City of Everett pipeline. 'hhe 1992 Everett/Marysville water supply pipeline resulted in
enhanced water supply to the City,currently serving properties within Marysville's service boundary
south of 122nd Street NE The Edward :r>prings Reservoir and Stillaguamish source serves the subarea.
There is adequate water rights and capacity to serve future growth needs. Future improvements are
identified in the Capital Facilities Plan.
D. Sewer
All of the public sewer system facilities tnat exist in the subarea are owned and operated by the City of
Marysville. (See Figure 11). The main elements of the wastewater collection system in the subarea are:
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• Trunk F that ranges from 10" to '8"and runs along Smokey Point Blvd.; and
• Trunk A that ranges from 18" to '17"and runs along 51"Avenue NE and is outside of the Utility
Service Area (USA
Smokey l'nint Masler Plan -200.1 ('()MPRI:I II:NSIV1:I 'i.AN AM I:NDM ENT.dpt:1'a);l.::14 f17/J0/2OlU
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SUBAREA PLAN
TheCityof Marysville has coordinated interties withtheCityof Arlington for emergency
serviceand wholesale watersupplyin which Marsyville provideswater service totheCity of
Arlington.
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Smokey Point Master PI(ll1 -21103 ('Ol\1I'REliENSIVE PIAN AMENDMENT.dnc .Page 37 0713Ot,2003
Smokey Point Planning Area
SUBAREA PLAN
The City of Marysville's wastewatertreatment facilitycurrentlyprovidesfor treatment capacityof 6.1
MGD.Major improvementsto the City'srwastewatertreatmentfacilitiesare currently underconstruction
to increaseplant capacity. Relocationof ihe outfall to PortGardnerBay by 2004 will alsoincrease
treatmentcapacity to serve futuregrowth.
E.Stormwater
The constructed stormwater drainagesysremin the studyarea includesdetention and retentionponds,
biofiltrationswales, infiltrationsystems,itlorm drains,catch basins,ditches and pipesthat collectstorm
water runofffrom paved andunpaved are 'IS and release runoffintothe streams. Drainagewaysinclude
channelizedstreams, ditchesand pipes.
The City completed a stormwaterstudyfor the area from 136'h StreetNE, to 152
00 StreetNE,currently
within the city limits. The reporthighlightsand other regulatory issuesare discussed withinthe
Environmentaland ResourceManagement section ofthis report.
F.Solid Waste
Solid waste removal services are provided by the City of MaryvillePublic Works Department within the
City limits and by Northwest Garbage Company Inc., in unincorporated areas. For both regions,Waste
Management Northwest Inc provides recycling. Dumping fees have risen significantly in the last few
years.
G.Schools
MarysvilleSchool District #25 serves the eastern part of the subarea(See Figure 12). CurrentlyDistrict
#25 is served by 10 elementary, three Junior High, and I High School. An elementary andjunior high
school were planned for the School District property at 152
00 Street NE and 51"Avenue NE, south and
immediately adjacent to the Subarea boundary, School impact fees are assessed for new development.
Impact fees for the Marysville School I;listrict are $5770 for single family and $4545 for multi-family
housingunits. Impact fees within the Lakewood SchoolDistrict are $2694 and $1038,respectively.The
Marysville School District will retry a oroposed bond issue in February of 2004. Bond passage will
provide financing for a new high school and other facility construction and improvements within the
District.
The Lakewood School District serves the western portion of the subarea, west of 43nl AvenueNE. The
Districtwill also be updating its capitalfncilityplan in 2002,as part of its biannual update.
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H.Arlington Municipal Airport
Anarea known as the Airport Impactzone (Figure 13) is locatedwithinthe study area. This isan area
witha special relationship betweenland uses and airport impacts.The height of structuresor the nature
ArlingtonAirport is locatedto the north »f the study area.It isa generalaviation facilitythatservesa
largenumber of private pilots in the PugotSound Region. Inparticular,the airport is thehomefor a
growingnumber of experimental aircraftiaswell as ultra lights.This airport is capable ofservingsmall
privatejets and can also accommodate Boeing 737son an emergency basis. Arlington Airportdoes not
haveanyscheduled passengerservice.
Smokey Point Master Plan -21103 COMPRI·:IIFNSIVI;1'l.AN AMENDMENTdc)L'Pa~l'3R 07!-,Ol~003
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Smokey Point Planning Area
SUBAREA PLAN
of the activity,suchas radioor electromagnetic wave production,inan AIZ,can impact aviation.Noise
from low-flying aircraftandan increasedsafetyriskcan impactlanduses within the AIZ.
I Smokey Point MnsrcrPlan -20m COMI'RElIFNSIVI:PLAN AMENDMENT,tlll(Page 19 07/30/~f1113
Lakewood School
District No. 306
l40TH ST NE
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Smokey Point
Subarea Plan
Area Schools
88TH
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Arlington School
District No. 16
108TH S NE
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Smokey Point Planning Area
SUBAREA PLAN
Airport flight noiseissuesare reflected inthe noise contour inFigure 13.Residential uses should be
discouraged withinthisarea. The flight pathand approach doesaffectthe subarea,asplanes approaching
and leaving the runways will flyoverthe subarea.Thismustbea consideration in locating appropriate
landuses.
Nonew waterfowl hazardcanbecreated within 5000' of a lightaircraft runway,so proposed stormwater
facilities and wetland bankswillhaveto be reviewed for potential impacts withinthis zone.
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l:D
I-
Z-o
Q.
>-W
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Smokey Point
Subarea Plan
Airport Impact Zone
·~f""
e l.oco aece 1.000
"+
SR 531
Figure 13
Aviation
Easement
LDN 55
w
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Smokey Point Planning Area
SUBAREA PLAN
X. UTILITIES
A. Electric Power
The Bonneville Power Administration (BPA),part of the Federal Department of Energy, provides electric
power. Locally,Snohomish County P.U.D #1 purchases power from the BPA and serves the Subarea.
The District has a liS kY transmission line that runs east-west along 152nd Street NE along the southern
boundary of the Subarea and extending to 67'h Avenue NE. Service to the Study Area appears to be
adequate to handle the future power needs of the community.
B. Natural Gas
Puget Sound Energy (PSE) provides natural gas service to the study area. PSE provides service as market
demand grows to offset construction costs.
C.Telecommunications
Verizon provides telecommunication services to the area. Fiber optic lines are located in the vicinity at
152"d Street NE and along Smokey Point Blvd. AT&T &US West have both recently completed radio
relay stations within the City limits to enhance their cellular service.Telecommunications services are
provided on demand.
I 071.10/20nJ
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Smokey Point Planning Area
SUBAREA PLAN
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XI.ENVIRONMENTAL ANID RESOURCE MANAGEMENT I
A. Topography
The South Smokey Point subarea is located in the Marysville trough (See Figure 14). The trough extends
from the Snohomish River to Arlington and gradually increases in elevation from sea level in the south
end to about 120 feet in the north end.Hie land rises steeply out of the trough,approximately 500 feet to
the Tulalip plateau on the west and about 1100 feet to the Getchell Hill plateau to the east. The topography
throughout the study area itself is generally flat.
B. Environmentally SensitiveAreas
There are several environmental conditions that could significantly limit the potential for site
development within the Study area:
•Significant potential wetlands hav l been identified within the Subarea planning boundary.
Approximately 350 acres have been identified for wetland potential within the area.
• Two named streams, 1) the West Eranch of the Middle Fork of Quilceda Creek (Smokey Point
Channel),and 2) Edgecomb Creek;are located within the plan boundary. These streams are
channelized.Adjacent uses are predominately agricultural.In-stream habitats in the study area
include long glides, with few pocls, undercut banks, downed logs or other habitat features.
Vegetation consists of reed canary grass, Himalayan blackberry,and grasses.
Adolfson Associates was contracted by tl-e City of Marysville to conduct a Stream and Wetlands analysis
of the Lakewood/Smokey Point Study area,They prepared a report dated September 2001. The report
identified potential wetland areas as identified in Figure 15. These areas contain hydric soils and are
known to have high groundwater tablesrthroughout the year. Due to the current and historical use of
many sites for agricultural uses and practices, the vegetation could not be verified. Future site
development will require wetland studies to confinn the absence or presence of wetlands and groundwater
during the growing season.
Marysville Municipal Code Chapter 19'24 includes the Sensitive Area Management regulations that
would be applied to any development proposal in the Smokey Point subarea. The most significant of
which is the requirement of a 125-foot buffer from the edge of Smokey Point Channel, Edgecomb Creek
and any associated wetlands. No construction is permitted in these buffers except for low impact uses
such as pedestrian trails, viewing platfoums, utility lines, and certain stormwater management facilities
such as grass-lined swales provided they ,;10 not have a negative effect on the stream or wetland.
It is important to note, however, that as,a result of the recent listing of Chinook salmon as threatened
under the Endangered Species Act, and uhe candidate listing of Coho salmon in the Puget Sound area,
sensitive area regulations at the federal, state, and local levels are becoming more stringent.
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Smokl:Y l'oint Master I'lall';!OO"('C)MPREIIENS1VI:PI.AN i\i\II:,NDMENTdoc Pag c 44 071.'f):}Ofl3
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legend
--5 foot contours
;///,0 Study Area
N+
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Topography
Smokey Point
Subarea Plan
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Figure 14
.;.
--,.._--
legend
l':-:':"·:1 Potential wetlands
////,Study Area
Streams
- -• Non fish bearing
- Coastal Resident Cutthroat
t:::::I Anadromous fisheries report
L_
Smokey Point
Subarea Plan
Environmental Conditions
N+
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....:\..',:.,".-.-
•
Figure 15
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CUSTE
FINE SANDY
•CUSTER
fiNE SANDY LOAM
'//'//'/'
'"TWIN,LAKES)'~
,,,,,,,
NORMA
LQ'AlM
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/'//~Study Area
N+
Smokey Point
Subarea Plan
Soils
wzw·
>-e
wz
'"o ,.,:z:,,....,'",~
Figure 16
Smokey Point Planning Area
SUBAREA PLAN
C.Surface Water Runoff and Soils
The City conducted a stormwater management plan for the study area dated August 2001. The Study area
is within the Quilceda Creek drainage basin and contributes to both the middle fork and the west fork of
Quilceda Creek. The primary surface water features in the 116th Planning Area include the two creeks
that are shown on Figure 16. The soils in the area, as identified by the U. S. Soil Conservation Service,
include Norma Loam and Custer Fine Sahdy Loam. The Norma and Custer soils are hydric soils located
in the study area.Hydric soils are often associated with wetlands,except when the soils have been
drained for very long periods.Custer fme sandy loam is very deep, poorly drained and is formed in
glacial outwash plains.Norma soils is also very deep,poorly drained, and is found in depressional areas
on outwash plain and till plains.Perrnealiility of this Norma soil is moderately rapid;however,due to the
presence of a high water table,ponding occurs from November to April.Runoff is very slow in both soil
types.Groundwater is very high in therSubarea.Depth to groundwater has been measured at .9 to 4.0
throughout the Study area.
Several facility improvements were also identified in the study. These include I)increasing capacity of
the railroad culvert at the discharge point-from Subbasin J; 2) improvements to the culvert crossing of the
railroad track immediately south of 131,'h Street NE;3)increasing capacity of 47
th Dr. NE culvert;4)
diversion of high flows (in excess of 25-~:'ear flood) east of the railroad grade with conveyance south to a
undeveloped property for infiltration;or :)improvement of stream channels for fish habitat.
The City of Marysville requires a stornuvater management plan for new development.The Marysville
Municipal Code (MMC)Chapter 14.15 adopts the latest edition of the Department of Ecology's
Stormwater Management Manual for uhe Puget Sound Basin. The Ecology Manual sets forth
requirements for water quality treatmem,source control for pollution-generating sites, and stormwater
detention.Proposed new construction projects are required to obtain the City's approval for stormwater
management plans before any constructicn begins.
Stormwater Treatment and Detention
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The City of Marysville recently completed initial feasibility of several regional detention facility options
for the properties north of 1361h Street NE,east of Interstate 5, within the Marysville city. The City
Council is considering approval and financing for permitting,construction and implementing one of the
alternatives described in the study
Regional facilities can be beneficial to r.ll parties: the City, the property owners,developers,other City
residents,and others downstream of the developing properties.Regional stormwater facilities are usually
designed and operated to more effectively control and treat runoff, thereby providing extra protection for
the water quality of streams and other surface water bodies.
The City of Marysville requires onsite stormwater detention and water quality treatment for development
and redevelopment of large parcels (M~'IC,Chapter 14.15). An alternative to constructing stormwater
treatment and detention on each indiv(dual site is for landowners to contribute to shared regional
facilities.Chapter 14.15.080 of MM0 sets forth the conditions whereby the City "should assume
responsibility for the further design,consrruction,operation,and maintenance of the drainage facilities,or
any increment thereof, on the subject property."The sharing of regional facilities often creates more
flexibility with the development of eachisite,and can be more cost effective to build and maintain than
individual onsite systems.
Sl1lPkey l'llinl Muster Plan -2Ilfl.;("{Ifl.11'KIJ II:NSIVE 1,'1 I\N I\MENnMI~NT.dCll"P;l~l'4R 07!.1/1f.20fJ3
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Smokey Point Planning Area
SUBAREA PLAN
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In order to utilize regional stormwater facilities for the subarea, there will likely need to be multiple
regional facilities for each subbasin. This will require careful planning and integration into the City's
Comprehensive Stormwater Management Plan and subsequent capital improvement programs.
The Smokey Point Channel and Middle Fork Quilceda Creek are within the subarea and both are salmon-
bearing streams. The discharge of runoff to the stream must be carefully designed to control the rate of
discharge and to provide treatment to minimize contaminants discharged to the creek.Through the
implementation of shared facilities, the impacts to Quilceda Creek and to the development of the
properties could be lessened.
Storm water Conveyance
Stormwater from the roadways will be conveyed to the detention and treatment facilities either through
catch basins and pipes, or through open ditches. Open ditches are preferred when they are feasible,
because of the benefits of additional treatment and the potential for infiltration.
The conveyance systems can be sized to include runoff from individual sites, if regional detention is
constructed.
Recommended Stormwater Design Considerations
The following are some further recommendations for the design of stormwater facilities for the subarea
plan
• Infiltration possibilities are severely constrained due to seasonal high groundwater.
• Use swales for conveyance to enhance treatment and provide infiltration
• Analyze the seasonal groundwater table prior to design and construction since it is high in many
places
• Provide aesthetic design of regional ponds -suggested incorporation into open space, if safety
considerations are met
•Provide adequate access for maintenance of drainage easements and detention ponds
• Provide pretreatment and source control for all applicable land uses.
• Utilize multiple regional facilities to provide for stormwater detention.
•Consider use of a regional facility for high flows and flood attenuation as an alternative to on-site
storage.
•Consider and pursue multiple tracks to address stormwater and environmental issues.These would
include regional stormwater facilities with the City of Arlington, within and south of the subarea:
wetland &stream mitigation banks to address recharge to critical areas, open space acquisition and
reduction of impervious coverage within urban land uses in the subarea. Utilize low impact
development standards for reducing impervious surface and managing stormwater within the subarea.
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Slll\\kcy t'oiur Master t'tan -~Ofl.~('OMPREHENSIVF PI.AN AMENDMENT.dllc Page 49 07J30t2f103
•Trunk F to Trunk A Sewer Interti«
SUBAREA PLAN
Stormwater Plans and Projects (Proposedr:
Sewer Capital and Planning Projects:
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•Edward Springs Watershed Plan
•152'd Street Water Main Extension (43'd Avenue to 51"Avenue)
• 152""Street Water Main Extension (51"Avenue to 67"Avenue)
•132'd Street Water Main, 58'hto 67
th Avenue NE
•132'd Street Water Main, 67
th Avenue to Reservoir
•Northend 240 Zone Water Reservoir
Smokey Point Planning Area
•Wastewater Treatment Plant Improvements and Outfall Relocation (2002-2004)
•State Avenue:IOOth to 109th Street NE- Widen to 5 lane section with Curb, gutter and sidewalk;
Bridge construction-Design box culvert north of 100th Street NE,Monitor fill until funding
secured.(2002-2008)
•State Avenue: 116th to 136th Street NE - Widen to 3 lane roadway section with curb, gutter and
sidewalk west side only (2003-20~8)
•Smokey Point Boulevard:152nd :!itreet NE &Smokey Pt Blvd - Install new signal at intersection
when warranted (2006 -2008)
•State Avenue/Smokey Point Blvdl.I 36th to 152nd Street -Widen to 5 lane roadway section with
curb,gutter and sidewalk.
•152nd Street NE: State Avenue tc.City Limits - Widen to 3 lane roadway section with curb,gutter
and sidewalk.
•SR5-North Marysville Interchange-Construct an interchange;Prepare access decision report
(APDR)
The City of Marysville has programmed the following plans and improvements affecting the subarea:
XII. CAPITAL IMPROVEMENT PLAN TO SUPPORT LAND USES
Water Capital and Planning Projects:
Transportation Plans and Projects:
Smokey Point M'lSII.-r 1'1<111 -2()O.~COMI'RElII·:NSIVF I':'.AN AMFNDMENT.l10c Pa!"c 50
North Marysville Regional Detention Facility.The study area for this proposed plan is that area within
the current city limits located north of 13<','h Street NE, east of Interstate 5, south of the Arlington City
Limits and west of the eastern boundary <If the existing City Limits. The initial feasibility on regional
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Smokey Point Planning Area
SUBAREA PLAN
detention facilities was conducted in April 2003. The Marysville City Council is considering approval
and financing for permitting,construction and implementing one of the alternatives described in the
study. A regional facility is proposed as a mechanism to address the complex sub-regional drainage
problems, including high groundwater table, flat topography and an existing inadequate conveyance
network, which may not be readily addressed through conventional methods.Solutions to these drainage
problems are anticipated through a combination of strategies such as sub-regional detention and water
quality facilities,conveyance improvements,wetland mitigation banks, etc.
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Smokey Point Master l'Iau ·200.~<.'(Hv11'R 1:1 II:NSIVI:PI.AN AI'vII:NOMrNT.d(\{:P;tgt'5I {17!JII:::!I)().\
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Smokey Point Planning Area
SUBAREA PLAN
Figure 14
Capital Improvement Program
Project Type Project Year Cost
Water Edward Springs Watershed 2003 2,500,000
Plan
Water Stillaguamish Source 2004 4,000,000
Improvement
Water Source Improvements to 2004 1,150,000
Edward Springs
Water 152""SI.Wate'Main 2005 50,000
Extension (43'"Av:to 51st
Ave.)
Water 152""Street WaHr Main 2005 650,000
Extension (51st A venue to 67
th
Ave.)
Water 132M Street Water r;1ain,58'" 2005 250,000
to 67'" Avenue NE
Water 132M Street Water h1ain,67" 2005 132,000
Avenue to Reservoir
Water Northend 240 Zore Water 2005 1,000,000
Reservoir
Sewer Trunk F to Trunk .A Sewer 2003
1,750,000
Intertie
Sewer Smokey Point Sewer 2002 150,000
Extension
Sewer Wastewater Treatment Plant 2002-26,500,000
Improvements and Outfall 2004
Relocation
Streets State Avenue:100'1'to 109'" 2002-7,130,000
Street NE 2008
Streets State Avenue:
116'1'to 136'" 2003- 3,294,874
Street NE 2008
Streets Smokey Point Bh:d:152"'2006- 165,000
Street NE &Smokey PI. Blvd.2008
Streets 152M Street NE: Sta':e Avenue 2005-5,175,000
to City Limits 2007
Drainage North Marysville j Regional 2003-5,000,000-
Detention Facility 2006 7,273,997
Drainage Culvert Replacement at 136'"2005- 450,000
Street NE 2007
Drainage Culvert Replacemer.t at 47th 2005- 400,000
Drive NE 2009
Drainage Increase capacity o'r railroad 2005- 550.000
culvert at discharge jl,oint from 2009
Smoktey l'oim Ma:-;ILl"Plan -.2()(H COMI'KUII:NSIVI·:PJ.AN AMENDr-,1I:NT.dIK'l'.:l~t·52 fl7.r;;O!.:!OO,'
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Subbasin J
Drainage Diversion of high flows (in 2005- 910,500
excess of 2 year flood) east of 2009
the railroad grade with
conveyance south to an
undeveloped property for
infiltration,or stream channel
improvements for fish habitat.
Smokcv !'ninl Master Plan ·200J C<lMI'RIJ IENSIVI:PI.AN AMI:NllMFNT.dllC I':l~l'5.1
SUBAREA PLAN
(}7/JOt100:t
Smokey Point Planning Area
SUBAREA PLAN
XIII.IMPLEMENTATION STfRATEGIES
Permitting Requirements
At the time of this writing,the following permits,approvals and decisions would be required for full
development of the area.Additional approvals and appeal processes may be applicable to non-project and
project actions:
I)Subarea Plan with amendments to land use designations -City of Marysville
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2)
3)
4)
5)
6)
7)
8)
9)
10)
Areawide rezones of property - City of Marysville
Wetlands/Streams Individual Property Delineations -City of Marysville (possibly US
Army Corps of Engineers I
Regional drainage plan ai-d detention facility-City of Marysville,
SEPA processes for public infrastructure and private development - City of Marysville.
Funding mechanisms for;capital facilities (transportation,wetland &stream mitigation
sites,regional stormwator facilities,park improvements)- City of Marysville,other
public or non-profit entities such as WSDOT,FHA,Snohomish County,City of
Arlington,DOE,WDFWI Nature Conservancy or environmental grant programs.
Hydraulic Project Appro1lal-Washington Department of Fish and Wildlife
Storrnwater Discharge Permit -Washington Department of Ecology (for NPDES
compliance)
Building Permits and ind ividual site plan reviews-City of Marysville
Biological Assessment (.I3A)-National Marine Fisheries Service and/or US Fish and
Wildlife Service.(Noi e: If a federal nexus is established for an individual site
development proposal,a!,Biological Assessment and consultation with the Services is
required).
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SEPA Review
The adoption of plans and programs .IS well as the approval of permits may not occur without
environmental review.The State Environmental Policy Act or SEPA (RCW 43.21 C)requires government
officials to consider the environmental consequences of actions they are about to take and seek better or
less damaging ways to accomplish those proposed actions.They must consider whether the proposed
action will have a probable,significant,ndverse environmental impact on the following elements of the
natural and built environment:earth,uir, water,plants and animals,energy and natural resources,
environmental health,land and shoreline use,transportation,and public services and utilities.
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Smokey Point Planning Area
SUBAREA PLAN
Design Standards
The City's current development regulations contain a variety of standards within the Zoning Code that
affect the overall design of a project including landscaping, signage, parking, and setback requirements.
It is recommended that in addition to these existing standards, the City establish a set of design guidelines
applicable to development the subarea plan boundary. The following is a list of considerations that
should be addressed as a part of this process.
I. Location of Parking &Service Areas
2. Shared Parking facilities.
3.Consolidated (Shared)Access
4. Reduction oflmpervious Coverage Allowed.
5. Parking Lot Landscaping
6. Site Landscaping
7. Parking Lot Lighting
8.Pedestrian Connections and Bicycle paths
9. Trails and trail connections within and between land uses and Regional Park facilities
(Strawberry Fields and Centennial Trails)
10.Screening Blank Walls,Dumpsters &Service Areas
II.Marking Gateways and Joining Cities/Communities
12.Sidewalks and Street Trees
13.Sidewalk Paving
14. Plazas and Public Open Spaces
15. Natural Features &Sensitive Areas
16. Signage Location &Design
J 7.Multi-family design standards
Interlocal Agreements and Processes
The City should pursue discussions with the City of Arlington and Snohomish County to see if there is
interest in regional stormwater , wetland banking, stream restoration,and parkJopen space projects within
the subarea. The City must also pursue interlocal funding and permitting for major transportation
improvements,such as the proposed interchange project and support of funding for SR53)improvements
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I Smokey 1'0101 Master l'lnn -200.\("of',WRIJH:NSIVI:!'I.AN AMI·:NDMENT.doc Page 55 07I:WI2(J().'
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APPENDIX A
PROPOSED DEVELOPMENT REGULATIONS APPLYING TOTHE SMOKEY
POINT MASTER PLAN AREA &OVERLAY
Smokey Point Master Plan -200.1 COMPREHENSIVE PLAN AMENDMENT.doe
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Development Regulations
for the
Smokey Point Subarea Plan
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I.Purpose
This chapter applies to all devebpment within a master plan proposal in the
Smokey Point Subarea Plan Development Overlay.The purpose of the zone isto:
1.Allow a mixture of cornplementary land uses that may include housing,
retail.offices,and commerclcl services, to create economic and
social vitality and to encourage the linking of vehicle trips;
2.Develop commercial rand mixed-use areas that are safe,comfortable
and attractive to peo.estrians;
3.Provide flexibility in the siting and design of new developments and
redevelopment to onricipcte changes in the marketplace;
4.Reinforce streets as public places that encourage pedestrian and
bicycle travel;
5.Provide roadway ance pedestrian connections between residential
and commercial oreos:
6.Encourage efficient kind use by facilitating compact.high-density
development;
7.Provide appropriate locations and design standards for automobile
and truck-dependent uses;
8.Maintain mobility alorlg traffic corridors and arterials;
9. Provide public plccesond open space networks to create gateways
&plazas and to enhance the natural environment;
II.Applicability and Interprutations
A.Applicability
The design guidelines apply to all new construction within a master plan
area in the South Smokey Point-North Marysville Subarea Plan. Thesole
exception involves interlcr remodels.The guidelines are intended to
supplement the other stondards in the Marysville Municipal Code.Where
the guidelines and zonlnq ordinance standards conflict.the City shall
determine which regulatron applies.
B.Interpreting the Design Guidelines
The City retains full authc:rity to determine whether or not a proposal
meets these guidelines.Within the guidelines,certain words are used to
indicate the relative irnportonce and priority the City places upon the
particular guideline.The-words "shall","must",and "is/are required"
mean that the development proposal must comply with the guideline
unless the City finds that:
• The guideline or reiquirement is not applicable or appropriate in the
particular lnstonc«.or
Development Regulations.doc
Page 2 of 12-07/29/2003
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•The development proposal meets the intent of the guidelines in
some other manner.
The word "should"means that the development proposal will comply with
the guideline unless the City finds that:
•The guideline or requirement is not applicable or appropriate in the
particular instance,
•The development proposal meets the intent of the guidelines in
some other manner,or
•There is a compelling reason to the contrary.
The words "is/are encouraged"mean that the action or characteristic is
allowed and will usually be viewed as a positive element in the City's
review.
The project proponent may submit proposals that he/she feels meet the
intent of the guidelines but not necessarily the specifics of one or more
guidelines. In thiscase, the City will determine if the intent of the guideline
has been met.
C. City Review
The following guidelines will be used,along with other City ordinances and
regulations, for the City's review of one or more proposed binding site
plans and subsequent development proposals on the site.
Each site plan shall indicate how the proposal will connect to adjacent
properties/parcels to be developed later. Themeans of pedestrian and
vehicular circulation,as well as building and entry orientation,must be as
approved by the City in accordance with the design guidelines.
III.Permitted Uses and Standards
The permitted usematrix is identified in 19.08 of the Marysville Municipal Code.
Bulk and dimensional standards for commercial uses are identified in 19.12 MMC.
Thebulk and dimensional standards outlined in 19.48.110 of the Marysville
Municipal Code applies to residential uses within the subarea.The Community
Development Director may approve modification of up to 15%for individual lot
standards during the master plan review based on a demonstration of improved
design and overall consistency with the development standards overlay. In
addition,projects exceeding 60acres may submit a master site plan for mixed
uses - a mix of commercial and residential uses.East of Interstate 5,in General
Commercial areas,permitted densities within a mixed usemaster plan are 18
du/acre.20%of the gross site area may be utilized for residential uses and its
infrastructure (buildings,parking,stormwater facilities etc.).A minimum density of
12 du/acre applies to master plans east of Interstate 5.
Development Regulations.doc
Page 3 of 12-07/29/2003
For residential zones west of 1-5,permitted densities for properties utilizing a
master plan approach is 8 du/ret acre for the residentially zoned portion of the
plan.
In addition,mixed use master plan sites are required to designate 5%of the gross
site area for public open spccet that includes a mix of public (or private if
deemed appropriate by the Ci.y during the master plan review)plazas or
gathering places,green spcce.corridor connections to the Smokey Point
Channel if appropriate,and pedestrian oriented space.The 5%isin addition to
required landscaping and critical areas buffers.
IV.Site Planning
New construction will be required to submit a site plan for administrative review
and approval addressing the fdlowing areas prior to building permit submital:
A.Public or Private Open Spoce -
Intent:
• To provide a voriefv of opens spaces that attract people to the
area;
• To provide a focoi open space that functions as a community
gathering space;
• To provide a "pork-like"character within the subarea;
• To provide an attrnctive pedestrian environment;
• To provide outdoor spaces for relaxing,eating,socializing,and
recreating.
1. Plazas and Gathering ploces
Guidelines:
a. Areas should be sized oetween 5,000 and 10,000 square feet
b.Plazas and gathering places should be able to serve as a center for
daily activities -the most significant space and emphasis as the heart of
the development.
c.Paving should be unit-movers or concrete with special texture,pattern,
and/or decorative fecrores,
d.Pedestrian amenities sball be provided such as seating,plants, drinking
fountains,artwork,and:such focal points as sculpture or water feature.
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e. Lighting fixtures should be approximately 10-15 feet above the surface.
The overall lighting in the plaza should average at least 2 foot-candles.
f.Plazas and gathering places east of Interstate 5 should provide for
ultimate connectivity to the Smokey Point Channel open space corridor
to the east,shopping areas oriented along Smokey PointBlvd and
arterials through pedestrian improvements and connectors.
g. At least one-half the plaza and gathering space perimeter should abut
buildings with pedestrian-oriented facades.These buildings should be
20to 35 feet in height.Building at the southem edge of the plaza or
structureswithin the plaza should be limited to one storyto avoid
excessive shadows.One of the buildings adjacent to the plaza should
feature a tall landmark element (30-50 feet in height) such asa tower,
prominent flagpole,or other structure.
2. Smokey Point Channel Corridor
Guidelines:
TheSmokey Point channel open space extends north-south through the
subarea plan.The corridor consists of the stream channel,required buffer
and additional open space for stormwater management purposes,
wetland and stream habitat mitigation,parks and trails.The corridor
should include pedestrian connections north-south aswell asto the east
via pedestrian bridges.
a.Landscaping can be formal or informal in style;however,plantings
should frame vistas and emphasize views,where applicable.
b.Buildings with upper floors containing windows and/or balconies
overlooking the Channel corridor are strongly encouraged.
c. Pedestrian amenities shall be provided such asseating, plants, drinking
fountains,distinctive paving,artwork,and such focal points assculpture
or water feature.
3.Pedestrian-Oriented Spaces
Guidelines:
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a.Pedestrian-oriented spoces are encouraged along the pedestrian
connections and near r,cey building entries.They can be smallto large
widening of walking space.landscaped areas, areas for outdoor dining,
or small play areas.
b. Pedestrian amenities shell be provided such asseating, plants, drinking
fountains,distinctive pnvinq,or artwork.
c. Lighting fixturesshould oe cpproximotelv 10-15 feet above the surface
and may be building mounted.Theoverall lighting in the plaza should
be at least 2 foot-canales,without any "dark spots"that could cause
security problems.Ambient light from under canopies or storefronts may
be inciuded in the light calculations.
d. The spaces must have ,/isual and pedestrian access (including barrier-
free access) to cbuttin;and public streets or pathways.
e. Walking surfaces shovld be either approved unit pavers or colored and
textured concrete.
f. At least one linear toot.of seating area (at least 16 inches deep)or one
individual seat per 60squore feet of piaza area or open space should
be included (seating C':Jn include benches,low walls,stairs,or ledges).
g.Landscaping that does not act asa visual barrier is encouraged.
h.Buildings abutting pedastrion-orlented space must have pedestrian-
oriented facades [see Buildinq Orientation guidelines below).
B.Building Orientation
Intent:
•To provide an attmctive pedestrian environment.
•To enhance the oncrccter of the streetscapes within and
surrounding the area.
• To enhance the L;se and safety of open spaces by encouraging
buildings to front onto them.
• To provide ottrocave building facades adjacent to parking lots.
Guidelines:
a.Buildings along the Smokey Point Channel are strongly encouraged to
provide secondary enrrcnces along the creek corridor. Due to the
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design of the site, side and rear walls of new buildings will also be visible
and therefore must be designed and/or screened to provide an
attractive streetscape or walking entry to the creek corridor.Kiosks and
pedestrian walkways or bridges shall be integrated into the sitedesign
as appropriate.
C.Parking Areas
Intent:
o To provide convenient parking areas that encourage people to
leave their cars and walk throughout the Smokey PointSubarea.
o To provide more flexibility in the design of the development by
relaxing existing City parking standards.
o To provide parking areas that do not diminish pedestrian and visual
qualities of the site.
o To maintain the built street edge through effective screening of all
parking lots.
o Tominimize the impacts of driveways.
Guidelines:
a. Parking areas shall conform to the requirement of the Marysville
Municipal Code unless otherwise noted in these guidelines.This
encompasses dimensional requirements. design. access.loading areas.
number of parking spaces.parking area landscaping.and other
parking-related requirements.
b. Pathways through parking lots should be provided.Pathways and
crosswalks should be provided along every fourth parking aisleor at
intervals of less than 150 feet.Pathways through parking areas should
be separated from vehicle parking and travel lanes by use of
contrasting surface materials,which may be raised above the level of
the vehicular surface.Parking area pathways should be at least 4 feet
in width.
c.Structured parking is encouraged provided the building is consistent with
these regulations.
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IV.Circulation
A. Street Connections
Intent:
• To provide safe arid efficient circulation to,and through,the
planning area.
• To enhance occez and visibility to planning area uses and
amenities.
• To relieve vehicle congestion on Smokey Point Boulevard.
• To adequately pion for future arterial improvements and widening.
• To provide bicycler and pedestrian access.
Developments are required to te part of an interconnected street system that
provides linkages to local shoppinq.services,housing and amenities,as well as
linkages between adjacent developments.Street grids are required within each
site plan demonstrating eost-west and north-south connections within the
properties and to adjacent sites ..Where public street connections are not
practicable,the development \ViII provide bicycle and pedestrian systems and
internal private shopping streetst that meet the objectives of public street
connections and access.
B.Sidewalks and Pathways
Note: Sidewalksrefer to coocreie pedestrian routes adjacent to public right-of-
ways. Pathways refer to all othEjr pedestrian routes.
Intent:
• To provide a safe environment for pedestrians to move throughout
the planning oreorond separation of pedestrian and vehicular
traffic.
• To create a variea and rich environment to encourage people to
explore the area c n foot.
Guidelines:
a. All public open spcces.wolkwovs.and sidewalks shall meet ADA
standards.
b. Sidewalks should be seporoted from the roadway by planting strips with
street trees wherever possible.Planting strips should generally be at least
5 feet in width and include evergreen shrubs no more than 4 feet in
height and/or ground cover.and canopy-type broadleaf trees placed
an average of 25 feet on center.EXCEPTIONS:Where space is limited,
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planting strips less than 5 feet in width may be permitted by the City;
street trees placed in tree grates may be more desirable than planting
strips in key pedestrian areas.
c.Acceptable sidewalk widths may range from 4 to 12 feet depending on
adjacent uses and anticipated pedestrian activity.Referto City
Engineering Design &Development Standards for appropriate sidewalk
widths on designated roads and arterials.
d. Pedestrian crosswalks shall be provided at all intersections.
e. The addition of texture to the ground plane of key sidewalks and
pathways with unit pavers, bricks,tiles,or public artwork is encouraged.
f. Pathways should be at least 12 feet in width.
g. Pedestrian amenities,including landscaping and seasonal flowers,
benches,lighting,and/or artwork,shall be provided along pathways to
create visual interest.
V.Landscape Design
Intent:
•To achieve a high quality landscape that features a variety of plant
materials.
• Toutilize landscape materials to strengthen and unify the planning
area's design identity.
•To select plant materials that are relatively handy and require
minimal maintenance.
•To add color, texture,and interest to the center.
• Toscreen high-impact uses.
A.Landscape Plan Concept
Intent:
•To provide visual relief from large expanses of parking areas and
integrate new construction into the natural environment.
•To provide some physical separation between vehicular and
pedestrian traffic
•To provide decorative landscaping asa focal setting for signs,
special site elements,and/or pedestrian areas.
•To provide increased areas of permeable surfaces to allow for
infiltration of surface water into groundwater resources,reduce
the quantity of stormwater discharge,and improve the quality
of stormwater recharge.
Requirements:
a. Submit a landscape design and be prepared to demonstrate that the
plan addresses the following considerations:
• A unified pedestrian circulation system with amenities and
plantings.
• A coordinated system of open spaces and/or planted areas that
provide the required pedestrian areas.The plan should indicate
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how the various spaces and plantings relate to the project's site
design objectivesof continuity,variety,activity,etc.
• Screening of service or unsightly areas.
• Plantings and/or s.te features that enhance the building's
architectural quokties.
b. In addition,the design should consider the following landscape design
objectives where appropriate:
• Where teosible coordinate the selection of plant material to
provide a succession of blooms, seasonal color,and a variety of
textures.
• Provide a troruition in landscaping design between adjacent
sites,within a site,and from native vegetation areas in order to
achieve great,'~r continuity.
• Design landsc«(lpingto create definition between public and
private spcces.
•Use plantings tj)highlight significant site features and to define
the function of-the site,including parking,circulation,entries,
and open spcces.
• Where feosibles integrate natural approaches to stormwater
management Including featured low impact development
techniques.
B.Street Landscaping
Guidelines:
a. Sidewalks and pothwovs should be separated from the roadway by
planting strips with street trees wherever possible.
b. Planting strips should g<:merally be at least 5 feet in width. Theyshould
include evergreen shruos no more than 4 feet in height and/or ground
cover in accordance vzith the City of Marysville Landscape Standards
(MMC Chapter 19.16),and Administrative Landscaping Guidelines.
c. Street trees placed in tree grates may be more desirable than planting
strips in key pedestrian nreos.
d.Use of trees and other plantings with special qualities (e.g., spring flowers
and/or good fall colorlrore strongly encouraged to unify development.
C. Parking Lot Screening and Interior Landscaping shallbe provided
consistent with Chapter ',9.16.
D.Plaza/Pedestrian Area Lcndscaping within Shopping Centers and Mixed
Use Site Plans.
These guidelines involve lJII other pedestrian-oriented spaces and open
spaces.
Guidelines:
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a. A range of landscape materials -trees.evergreen shrubs.ground
covers.and seasonal flowers - shallbe provided tor color and visual
interest.
b. Plantersor large pots with small shrubs and seasonal flowers may be
used to create protected areas within the plaza for sitting and people
watching.
c.Creative useof plant materials. such as climbing vines or trellises.and
useof sculpture groupings or similartreatments are also encouraged.
d. All landscaping plans shall be approved by the City during master plan
review.
F.Screening High-Impact Uses
Guidelines:
a. High impact uses such as manufacturing facilities or outdoor storage
areas should be screened with a landscape berm.
VI. Signage and Lighting
A.Signs
Intent:
•To encourage more attractive signage for new developments along
Smokey Point Boulevard.
Guidelines:
1. Signage will be consistent with MMC Chapter 19.20.Sign Code. as
hereinafter amended.
a.In addition.the following signs and sign elements are
prohibited:
•Pole-mounted signs.
•Signs employing moving or flashing lights.
•Cardboard signs.
2. Public and Directional Signs:
a.Placement:
• Public and directional signs may include directional
signage and street name markers.pedestrian trail
markers.project tenant directories.kiosks.theme
elements.and miscellaneous exterior sitesignage
•Directional signage shallbe required to direct traffic to
public parking.
• Pedestrian trail/routes shall be identified.
B.Lighting
Intent:
•To provide adequate lighting to ensuresafety and security.
•To enhance and encourage evening activities.
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•To provide a distinctive character to the area.
Standards:
1.The site plan shall identify lighting equipment and standards.
2. Uplighting on trees and provisions for seasonal lighting are
encourage.d.
3.Accent lighting on architectural and landscape features is
encouraged to add interest and focal points.
4. pedestrian-:;caled lighting is required within the planned
development area along all streets and in all public plazas
and courts. Pedestrian-scaled lighting fixtures are generally
12-14 feet «nd of a character complementary to the
building orchitecture.
5.Parking area lighting shallnot exceed 25feet in height and
shall be bottled to minimizeglare and spillage into the
surroundino community.
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Appendix B
Reference Documents:
Otak. April 2003. North Marysville Area Regional Stormwater Detention Facility
Feasibility Study. Prepared for the City of Marysville.
Perteet Engineering.July 2002. North Marysville Interchange Feasibility Study.
Prepared for the City of Marysville.
Adolfson Associates. July 2001. City of Marysville Lakewood-Smokey Point Planning
Area Wetland and Stream Inventory.Prepared for the City of Marysville,W A.
Perteet Engineering.August 200I. City of Marysville 152nd Street Annexation Area and
164th Street Annexation Area Supplemental Stormwater Management Plan. Prepared for
the City of Marysville.
Bucher, Willis &Ratliff Corporation. June 2002.Marysville/Lakewood Urban Growth
Area Draft Subarea Plan &Draft Environmental Impact Statement.Prepared for
Snohomish County Planning and Development Services.
SmokeyPoint Master Plan -200J COMPREHENSIVE PLAN AMENDMENTdoe