HomeMy WebLinkAboutO-2696 - Adds Sec. 19.12.035; amends Sec. 19.26.020 and comprehensive plan, East Sunnyside/Whiskey Ridge subarea plan (Repealed by 2852) (2)Cc CrYJ<--'~
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/J1/Z.-SC
CITYOF MARYSVILLE
Marysville,Washington
ORDINANCE NO.U 9.1,
AN ORDINANCE OF THE CITY OF MARYSVILLE,
WASHINGTON,AMENDING THE CITY'S COMPREHENSIVE
PLAN BY ADOPTING THf'INITIAL SUBAREA PLAN FOR HIE
EAST SUNNYSIDE/WHISKEY RIDGE AREA AND AMENDING
'IRE CITY'S DEVELOPMENT REGULATIONS BY AMENDING
CHAPTERS 19.12 AND 19.26MMC.
WHEREAS,the City of Marysville has proposed under RCW 36.70A.130(2)(a)(li)to
amend its comprehensive plan by the initial adoption ora subarea plan for the East
Sunnyside/Whiskey Ridge neighborhood;and
WHEREAS,any amendment or revision to a comprehensive land usc plan must conform
to RCW 36.70A.130;and
WHEREAS,the City of Marysville has met the spirit and intent ofRCW 36.70A.130 by
(I)providing for a public participation program set forth in Section 2 below,by (2)reviewing and
identifying needed revisions to the Comprehensive Plan and development regulations,as
described in Section 3 below,and by (3)adopting a subarea plan for the East Sunnyside/Whiskey
Ridge neighborhood as set forth in the attached Exhibit A; and
WHEREAS,in taking the actions set forth in this Ordinance,the City ofMarysville has
made a good faith effort to comply with the recommendations ofCTED and has submitted to
CTED the proposed needed revisions to the City's Comprehensive Plan and development
regulations as required by RCW 36.70A.l 06; and
WHEREAS,in taking the actions set forth in this Ordinance,the City of Marysville has
complied with the requirements of the State Environmental Policy Act,Ch.43.2IC RCW,(SEPA)
by issuing an addendum on January 16,2007 to the Final EIS for the City's Comprehensive Plan
and Development Regulations;and
WHEREAS,the City received numerous comments on the revisions to the
Comprehensive Plan and development regulations from citizens,environmental groups,developer
organizations,and government entities.which comments the City has duly considered in adopting
the needed revisions to the Comprehensive Plan and development regulations set forth in the
ORDINANCE - I
/wpflmv/ord.Comr Plan llrdate
subarea plan for the East Sunnyside/Whiskey Ridge area; and
WHEREAS,the Planning Commission held public hearings on December II,2006
and January 23,2007;and
\VHEREAS,the City Council held a public hearing on April 23,2007,at which further
public input was allowed on the subject of the proposed subarea plan recommended by the
Planning Commission;and
WHEREAS,before adopting the needed revisions to the Comprehensive Plan and
development regulations set forth in the subarea plan for the East Sunnyside/Whiskey Ridge area,
the City Council has has considered the public testimony,the report of staff and the Planning
Commission;
NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF MARYSVILLE,
WASHINGTON DO ORDAIN AS FOLLOWS:
Section 1.Public Participation Program.
The City of Marysville has established and implemented a public participation program lor
reviewing the proposed adoption ofthe subarea plan for the East Sunnyside/Whiskey Ridge area
and the proposed revisions to the City's development regulations.The public participation
program consisted of the meetings and hearings set forth below. The program has provided for
broad dissemination of proposals and alternatives,opportunity for written comments,public
meetings after effective notice,provision for open discussion,communication programs,
information services,and consideration ofand response to public comments.Notice ofthe public
meetings and hearings was given by:
(a)mailing notices to property owners and residents;
(b)publishing notices in newspapers of general circulation in the City and region;
(c)notifying public and private groups with known interest in a certain proposal or type
ofproposal being considered;
(d)posting notices at City buildings and the post office;and
(e)making copies ofthe proposals and alternatives available for purchase or for review at
the public library,City website,and City Hall.
Section 2.Review and Identification of Needed Revisions to the Comprehensive Plan and
Development Regulations.
The City ofMarysville has conducted a thorough review ofthe City's Comprehensive Plan and
ORDINANCE - 2
development regulations to identify revisions needed in the subarea plan to ensure compliance
with the GMA and ensure internal consistency with policies and designations of the
comprehensive plan. This review has been conducted by the City's Planning Commission,staff,
and citizens and has utilized the public participation program set forth in Section I above.
Based on this review, the City has identified needed revisions to the Comprehensive Plan and
development regulations as set forth in the subarea plan for the East Sunnyside/Whiskey Ridge
area. which is set forth in the attached Exhibit A.
Section 3. Approval of Planning Commission's Recommendation and Adoption of
rindings.
The City Council hereby approves the Planning Commission's recommendation with minor
revisions as set forth in the attached Exhibit A.
Section 4.Adoption ofSubarea Plan Amending the Citv ofMarysville Comprehensive
Plan.
The City Council hereby adopts the subarea plan for the East Sunnyside/Whiskey Ridge area,
which is attached hereto as Exhibit A and is incorporated herein by this reference.
Section 5.Chapter 19.12 ofthe Marysville Municipal Code is hereby amended by
adopting MMC 19.12.035 to read as follows:
Whiskey Ridge Subarea Plan zones.This chart supplements the
existing zoning regulations in Chapter 19.12.030 Marysville
Municipal Code)
(For implementing zones of Single Family High (R 6.5)and
Multiple Family,Medium please refer to MMC 19.12.030.)
(1)Densities and Dimensions.
Single Multi-Family Mixed Use CB
Family Low,R6-18 MU 116,
High,R4 - 8 [15 24)24)
(24 ),
Density:Dwelling 4.5 dulac 6 dulac 12 dulac --
unit/acre (6 )(detached
single
family)
10 dulac
(attached
multi family)
II
ORDINANCE - 3
/wpf/rnv/ord.Comp Plan Update
Maximum density:8 18 dulac 18 dulac
Dwelling unit/acre
(1)
Minimum street 20 ft (8)20 ft (23 )20 ft None
setback (3)(18)(23)(19,
23)
Minimum side yard 5 ft (10)10 ft (10)None (20)25
setback (3 )ft.
(18)
Minimum rear yard 20 ft 25 ft None (20)25
setback (3 )ft.
(18)
Base height 30 ft 35 ft (4 )45 ft.SS
ft .
Maximum building 40%40%--
coverage:Percentage
(5)
Maximum impervious 50%70%85%,75%85%
surface:Percentage (22)(5)
Minimum lot area 5,000 sq.-None None
ft
Minimum lot area for 7,200 sq.---
duplexes (2 )ft
Minimum lot width 40 ft 70 ft None None
(3 )
Minimum lot frontage 20 ft ---
on cul-de-sac,sharp
curve,or panhandle
(16 )
WCF height (17)60 ft 60 ft 120 ft 120
ft
(2)Development Condltlons.
1.a.The maximum density for Whiskey Ridge subarea plan zones
may be achieved only through the application of residential
density incentive provisions outlined in Chapter 19.26 MMC.
2.The minimum lot sizes for duplexes apply to lots or parcels
ORDINANCE - 4
/wpf/mv/ord.Comp I'lan Update
which existed on or before the effective date of the ordinance
codified in this chapter.All new duplex lots created through
the subdivision or short subdivision process shall be a minimum
of 7,200 square feet in size,must include a "rdupIex
disclosure,'T and comply with the density requirements of the
comprehensive plan (eight units per acre for the Single Family
zone).
3.These
zero lot
standards may be modified under
line and townhome developments.
the provisions for
4.a.Height limits may be increased when portions of the
structure which exceed the base height limit provide one
additional foot of street and interior setback beyond the
required setback for each foot above the base height limit;
provided,that the maximum height may not exceed 60 feet.
b.Multiple-family developments,located outside of Planning
Area I,abutting or adjacent to areas zoned as single-family,
or areas identified in the comprehensive plan as single-family,
may have no more floors than the adjacent single-family
dwellings,when single-family is the predominant adjacent land
use.
5.Applies to each individual
impervious surface area standards
lot.
for:
Building coverage and
a.Regional uses shall be established at the time of permit
review;or
b.Nonresidential uses in residential zones shall comply with
MMC 19.12.200.
6.a.The densities listed for the single~family zones are net
densities.
b.Mobile home parks shall be allowed a maximum density of
eight dwelling units per acre,unless located in the SF,R-4.5
or R-6.5 zones,in which case they are limited to the density
of the underlying zone.
7.The standards of the R-4.5 zone shall apply if a lot is less
than 15,000 square feet in area.
8.On a case-by-case basis,the street setback may be reduced
to 10 feet;provided,that at least 20 linear feet of driveway
js provided between any garage,carport,or other fenced
parking area and the street property line,or the lot takes
access from an alley.The linear distance shall be measured in
a straight line from the nearest point of the garage,carport
or fenced area to the access point at the street property line.
In the case of platted lots,no more than two consecutive lots
may be reduced to 10 feet.
9.Residences shall have a setback of at least 50 feet from any
ORDlNANCE - 5
/wpf/rnv/ord.Lrvup Plan Update
property line if adjoining an agricultural zone either within
or outside the city limits.
10.For townhomes or apartment developments,the setback shall
be the greater of:
a.20 feet along any property line abutting R-4.5 through R-8,
and RU zoneSi or
b.The average setback of the R-4.5 through R-8 zoned single-
family detached dwelling units from the common property line
separating said dwelling units from the adjacent t ownhorne or
apartment development,provided the required setback applied to
said development shall not exceed 60 feet.The setback shall be
measured from said property line to the closest point of each
single-family detached dwelling unit,excluding projections
allowed per MMC 19.12.160 and accessory structures existing at
the time the townhome or apartment development receives
approval by the city.
11.On any lot over one acre in area,an additional five
percent may be used for buildings related to agricultural or
forestry practices.
12.The maximum building coverage shall be 10 percent where the
lot is between 1.0 and 1.25 acres in area.The maximum shall be
15 percent where the lot is less than one acre in area.
13.The impervious surface area shall be:
a.Twenty percent when the lot is between 1.0 and 1.25 acres;
and
b.Thirty-five percent when the lot is less than one acre an
area.
14.Outside Planning Area I,in the single-family high density
zone,the small lot zone will be allowed through the PRD
process with the minimum lot size being 5,000 square feet.
15.Single-family lots and units within the Whiskey Ridge MFL
and R-12-28 zones shall utilize the dimensional requirements of
the R-8 zone,except the base density.
16.Provided that the front yard setback shall be established
as the point at which the lot meets the minimum width
requirements.On a case-by-case basis,the street setback may
be reduced to the minimum of 20 feet;provided,that the
portion of the structure closest to the street is part of the
"living area,"to avoid having the garage become the
predominant feature on the lot.
17.Heights may be increased to 160 feet on nonresidential land
uses in R zones,including publicly owned facilities,if co-
location is provided.
ORDINANCE - 6
/wpf/mv/ord.Comp Plan Update
18.A 25-foot setback only required on
adjoining residentially designated property,
specific interior setback requirement.
property lines
otherwise no
Section 6.Chapter 19.26 ofthe Marysville Municipal Code is hereby amended by
amending MMC 19.26.020 to read as follows:
19.26.020 Permitted locations of residential density incentives.
Residential density incentives (RDI)shall be used only on sites served by public sewers and
only in the following zones:
(1) In R-12 through R-28 zones;
(2)Planned residential developments,and
(3)In MLJ,CB,GC and DC zones.
(4) SF,MF,and MU zones within the Whiskey Ridge master plan.(Ord.2411 §1, 2002;Ord.
2131,1997).
.s.ection 7.Severability.
If any section,sentence,clause,of phrase ofthis Ordinance is held to be invalid or
unconstitutional by a court ofcompetentjurisdiction,such invalidity or unconstitutionality shall
not affect the validity or constitutionality ofany other section,sentence,clause,or phrase ofthis
Ordinance.
Section 8.Effective Date.
This Ordinance shall take effect five days after its publication by summary.
PASSED by the City Council and APPROVED by the Mayor this i'f !?bay of
~-'2007.CITY OF MARYSVILLE
ByL Z!~JJjl
DENNIS L KENDALL, Mayor
ATTEST:
ORDINANCE - 7
/wpf/rnv/crd.Comp Plan Updale
_-\'1<,[,0&&
'.TED,City Attorney
..ron:_5-)1.--07
5-;;2;-0].;,days after publication):_--,"'-_-"'"-=-"-.L
8
,"I.'pdal~
EAST SUNNYSIDE-WHISKEY RIDGE
SUBAREA PLAN
City of Marysville
May 14,2007
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City of Marysville
DRAFT
Whiskey Ridge Master Plan
East Sunnyside Neighborhood
Preferred Alternative
,'>"1Nmy~ville'
.~:--:./
January 2007
~I~~I
o!t sot-I000 ~'.vI:
r:::j Marysville City Limits Proposed Arterials
Marysville Urban Growth Area -PRINCIPLE !lIII....
I oJ East Sunnyside Neighborhood -MINOR
• • •Master Plan Expansion Area COLLECTOR,....
Parcels
Community Business
Mixed Use
Multi-Family Medium
Multi-Family Low
Single Family 45-8
Single Family 65
Recreation
PLANNING AREA #4:EAST SUNNYSIDE/WHISKEY RIDGE NEIGHBORHOOD
This neighborhood is the southeasterly corner of Marysville.It is bounded by Soper Hill
Road on the south,Highway 9 on the east,64th street NE/SR 528 on the north.67th
Avenue NE and 75h Avenue NE on the west.and 52nd Street NE. The East Sunnyside
neighborhood is a beautiful area of westward views,steep hillsides.ravines,and woods.
A special study area has been designated within this neighborhood called the Eost
Sunnyside/Whiskey Ridge subarea plan.The subarea plan follows the general planning
area discussion for this neighborhood
I.Land Uses
The East Sunnyside/Whiskey Ridge neighborhood includes approximately 1595 acres.
Q.Residential
Residential uses include high density single family and medium density single lamily
uses.High density single family,permits duplexes outright.
b.Commercial
A polenlial Neighborhood Commercial location is at Ihe intersection of 44th Street NE
and 71st Avenue NF_larger Community Commercial uses are lccotec along Hwy 9,
from the SR 92 south to Soper Hill Road Mixed use commercial areas are also proposed
along the west side of 83'd Avenue.serving as a transilion use between adjoining
Cornmunity Commercial and Multifamily land uses.
Table 4-25 details the land use distribution for this neighborhood under the preferred
alternative..
Table 4-25 East Sunnyside/Whiskey Ridge Neighborhood land Capacity,2005 - 2025
---_.._-----
land Use Designation C.MU MFM MFL SFH SFM Rec Total
Total Acres 69 47.1 32.6 147.6 1138.6 1] 1.9 28 1574.8_.--'--'-"--_.__.._-
Builable Acres S8.2 '16.0 30.9 142.8 960.8 107.1 20.5 1366_3
-----
Existing DU's 10 17 12 51 608 197 I 896----_.._-------_..
Existino Pop,20 49 35 148 1216 394 2 1864
Existing Employees 0 0 0 0 0 0 0 0--_...._.._...---_._-""---_.~.._-
Addilional DU's 0 247 245 690 2512 108 0 3802--------------
Additionol Pop.a 716 711 2001 5024 216 0 8668-_._._-_.-
Addilional Employees 480 177 0 0 0 0 0 657------
totor DU's 10 264 257 741 3120 305 I 4698-
Tolal Populolion 20 766 745 2149 6240 610 2 10532
fatui Emplovee-,480 177 0 0 a 0 0 657
Land Use Element
Page 3of 29
Marysville Comprehensive Plan-East SunnysideNVhiskey Ridge Neighborhood 051407
II. _Housing &Employmef'lt.An~!y:sis .
iontities existing and planned dwelling units,population,and employment
,J 7025.Figure 4-55 shows the general land use distribution for this
dousing and Employment,2005 and 2025
2005 2025
896
1864
a
4698
i ,;y~1262...._-..-.
.~'l D.L!.'_~..____}~_!~_
.umote 10532
Lstirnute 657
East Sunnyside/Whiskey Ridge Neighborhood land Use
East SunnysidelWhiskey Ridge Neighborhood
Land Use (By Total Acreage)
Commercial
9%Multi-Family
13%
p,d Figure 4-55 depict the future land use mix by acreage and dwelling
icferred alternative would produce a Multi family to Single Family ratio of
'Inlly ond ?R'f"multitornilv unit distribution within the plunning oroo It is
'~hat the resulting si ngle family may be higher Ihan refleded in these fig ures.
'-'5 may propose to construct single farnily unils in rnulliple family zones.
Land Use Element
Page 40129
Marysville Comprehensive Plan -East Sunnyside/Whiskey Ridge Neighborhood 051407
----------III._Jransportoti~_
a. ArterialStreetInventory
Streets and classifications providing access and circulation within the planning
and to surrounding neighborhoods and communities are listed in Table 4-27.
area
Table 4-27 East Sunnyside/Whiskey Ridge Neighborhood Streets and Classifications
35th/40'h Streel(SR 92 extension]
Stree_..:.f _
64tMSlred/SR fl?8
Sunnyside Blvd_
Soper Hill Rood
H:Jd Avenue NL
671h Avenue
44 1h Street
57d Sireel NL
Classification
PrincipClI Arlcria)
4'h Street to SR-9
PrincipCll/lrterial
(83'"Street to SR-
_______ _-.J)_
Minor Arterial
(:1"j Slreet to
______Soper Hill Rd)
Minol Arterial
(Sunnyside to SR-,-,J __
Minor Arterial
(64'h Street to
Soper Hill Road)
----------------
Minor Arlcriol
((,4'h Street to 44 th
Street)
Minor Arteriol
(83'd Avenue to
SR 9)
Cotlector Arterial
(Sunnyside 10 751h
Avenue)
Lanes
.'>
5
3
3
3
DescripfioB/Comment_
Arterial Streetscape
Arteriol Slreetscope
Arterial streetscape
Bicycle lanes
-
Arterial slreetscope
Bicycle lonos
Arleriol Stree!scope
Bicycle tones (ports)
-..__._....------
Arterial slreetscape
Bicycle lones
Arterial Streetscape
Bicycle tones
44'h Street
-- -
35th/40th Streel iSR 92 extension)
67th/71"Avenue<;
44'h Street
79'h Avenue
87'h Avenue NE {Soper Hill to SR.'>78)
Collector Arterial
(67th Avenue 10
83'"Avenue)
--------------
Collector Arterial
(Sunnyside to 83'd
Avenue)
Minor Arterial
(44'h Streell0
Soper Hill Road)-_.__._---..._--
Collector Arterial
(Sunnvsidc to 83'd
Avenue)_.._------
Collector /lrterio:
(401h Streel 10
Soper Hilt Rami)
C:ollector Arteriot
2
2
7
?
Bicycle lone,
Arlerial Strcetscapc
Arteriol )treetscape
Bicycle tones (ports)
l.ano Use Element
Page 5 ot 29
MarysvilleComprehensivePtan- East SunnysidelWhiskeyRidge Neighborhood 051407
The appropriate standard for classified roads is included for reference and information
in Appendix A of the Whiskey Ridge subarea plan.however it should be noted thot this
standard can be revised through the Engineering Design and Development Standards
(EDDS)amendment procedure through subsequent action by the City.
b.Arterial Street Facility Needs within the Neighborhood
Projects listed here are identified transportation needs within the subarea.Project
descriptions.need.cost.funding and timing ore identified in the Table 4-28.
Tobie 4-28 East Sunnyside/Whiskey Ridge Major Rood Projects
Improvement
SR 528 (83'0 Avenue to
Hv,ry9)
35<1'/40Ih Sireet I.'\R 92
extension)trom 83rd
Ave 10.'\R-9
Description
Widen 10 5 tones with on
exclusive bicycle lane
ueorcote right 01way
ond construct Slone'>
Timing &.Need
Copocitv
Identified in Whiskey
Ridge Subarea Pion
for area circulotion
Estimated Cost or
Proponent if not City of
Marysville project
WSDOI
Developer Fronlage
Im!2!..~yemer:l!s__
$2.000,000 City &
Developer Frontage
Improvements
Developer Frooroqe
Improvements
$3]00,000 Cily s:
Developer Frontage
lmprovernenls
$300,000-6 year plan,
lunding cnuoooteo within
6 years from
transporlation revenues.
$3,700,000 6 year plan.
luncling onficipoteo within
6 yenrs from
__transPQr!Qlion.!.evenues,-
Developer Frontoqe
Improvements
~-~~-~~-;---
Identified in Whiskey
Ridge xoborco Plnn
for orec circutotion
Identified in Whi,key
Ridge Suooreo Plan
for orea circulation
Identitied in WI,iskey
Ridge xoooreo Plnn
lor mea cncuonco
Recommended 70
year improvements
Recommended 6
year improvements
Construe!10stondoro
Widen 10 3 tones with on
exclusive bicycle lone
cecncote oootnonot
right ot wov and
Construct to stonoorc--------------
pecncote addilional
righl 01 wov(]nd
Construct 8 fool
shoulders locking curb,
qulter and sidewalk~------......----....------
Dedicate righl of wayonoconstructto
stcoccrc
441hSheet(connectinq
67th Ave NF10 SR 91
671h Avenue 140th st NE
10 88'h St NE)
Soper Hill Rood
Sunnyside Blvd.(5200
Avenue NE to Soulh
City limits]
B3rd Avenue NE [64th
Street to Soper Hill Rdl
40th Street (connecting
Sunnyside to 83";
Avenue NE.
Deokote righl of wny
one construct 10
stonoorc
Identified in Whi~key
Ridge Suooreo Pkm
for orec circulntion
$10,600,000 City &
Developer rrontoqe
Improvements
Developer Fronloge
Improvements
Identitied in Whiskey
Ridge Subcrec Plon
for oreo circulation
uecnccte righl of way
and construct 10
stonooro
671h /71,>t Avenue NE
Iconnecting 441hStreet
NF and Soper Hill Rood)
--c=-=cc ---
c.Transit Facilities and Services
Currently,Communily fransit Route 221 is the primary transit service in the
neighborhood.11 operates on SR 9 and 64rt>Street (SR-528)connecting Loke Stevens to
Land UseElement
Page 60129
Marysyille Comprehensive Plan - EastSunnyside/Whiskey Ridge Neighborhood 051407
QUII Ceda Village via downtown Marysville.Service is provided all day long at a
frequency of about one bus per hour.Two commuter routes (CT-421 and CT-821) poss
by the corner of SR 528 and 67th Street.Service is limited to the morning and afternoon
commuter hours.
Transit service areas are usually defined as the properties within 1,500 feet of a bus route
where stops ore mode.There ore currently bus stops on 641h Street,which limits effective
coverage to East Sunnyside residents within 1.500 feet of 64th Street.
As the East Sunnyside /Whiskey Ridge Community grows to its capacity of nearly 12,000
residents.it will require additional public transit services.The future transit routes should
be designed to provide service to within 1,500 feet of as many residents as possible.It is
likely,for example,that CT-221 could be rerouted from SR-9 to a collector or minor
arterial street within the Whiskey Ridge community.such os 83' J Avenue,to allow more
frequent stops and improved coverage.
It is prudent therefore,lor the City to design slreets to support future bus routes to serve
future residents and employees.Street design considerations should include providing
additional right-of-way for bus stop locations.bus shelter (pad]locations,and improved
sidewalk or trail access.This infrastructure should be considered a mitigation expense in
the same manner as road facilities and non-motorized facilities.
It is recommended that design of the following streets should include provisions for
future bus routes as shown on Figure 4-56:
•Sunnyside Boulevard
•Soper Hill Road
• 40
th /35th Street I SR-92
• 83'd Avenue
• 67
1h /71,I Avenues
Assuming that bus routes will continue to operate on 641',Street.this will provide very
good coverage of the East Sunnyside /Whiskey Ridge Community as shown on Figure
4-56.
d.Non Motorized Foe i1ities
Multi-purpose troils.bike tones.sidewalks and other non-motorized facilities should be
provided for recreational purposes and to encourage commuters to use modes other
than automobiles to travel to work places and schools.In this regard.it is important to
locate these facilities near parks,schools.higher density residential,and bus routes.
It is also important to maintoin 0 grid system of non-motorized facilities so that
pedestrians and cyclists ore not discouraged by long winding routes Sidewalks should
be provided on all arterial roads unless a road-side multi-purpose trail is provided.
Land Use Element
Page 7of29
Marysville Comprehensive Plan -East Sunnyside/Whiskey Ridge Neighborhood 051407
A network of trails and bike lanes is shown on Figure 4·57.
MuJfi~purposeTrails are recommended in the following corridors:
•Densmore /Sunnyside School Road fight-of-way should be converted to a north-
south trail or a local access rood with a rood-side troll.
• A PSE Corridor runs parallel and west of 79th Avenue from Soper Hill Rood to 641h
Street and beyond.Proposed as the Whiskey Ridge Trail it would provide
excellent north-south connections to homes,parks.shops and bus routes
•52 nd street would provide an excellent east-west opportunity to connect
Sunnyside Boulevard to Deering Wildflower Acres and the potential Whiskey
Ridge (pSl:)Trail.
Bike Lones (or multi-use road-side trails)are recommended in the following corridors:
•Sunnyside Boulevard /Soper Hill Road corridor should include bike lanes and
sidewalks or a multi-use rood-side trail.
•67th /71't Avenues from 64th Street to Sunnyside/Soper Hili Road should include
bike lanes or a multi-use rood-side trail.
•44'h Street could be a preferably route to 40th Street for bike lanes from 671h
Avenue to SR-9 and the Densmore/School Rood Trail. A connection west of 67th
Avenue to Sunnyside Boulevard would be desiroble.
• 54
th Street/55th Place could use bike lanes or a trail to provide continuity of the
52n cl Street trail east to the Whiskey Ridge (PSE)Trail.
• 87
th Avenue would be a preferable north-south route to 83rd Avenue for bike
lanes or a multi-use road-side trail due to the proximity of 83/d Avenue to the
potential Whiskey Ridge Trail. 87
1h Avenue would also provide continuity of the
Densmore /Sunnyside School Trail.
Land Use Element
Page 8of29
Marysville Comprehensive Plan - EastSunnyside/Whiskey Ridge Neighborhood 051407
.ortofion Strategies and Issues (Arterial Streets, Transit,and Non-
.cllltles]
~'::9jccts
.ic projects listed above are unfunded.As a result, it will be especially
.vork with property owners.citizens and outside agencies to explore
orcject financing.In many cases.along existing orterio\right of way,
'<F Improvements will accomplish widening and construction of a full
.onootd.In other cases,a road improvement district (RID)may provide a
"loving the projects forward.The subarea plan strategies for East
\f '"y Ridqe also include recommendations for use of residential density
{:crodifoble improvements [toword impact fees)to accomplish needed
vojects within the immediate neiqhborhood.
,1I.yside is occurring at much higher rates here than in other ports of the
!ilc minor and collector arterial system is developed to rural standards
.,developer improvements along development frontage.This leaves
/(-:j ond discontinuous sections along major roads.Growth must be
t-v nnprovements to these rural roads to provide urban level street,
,,1 srcewolk improvements.Increases in residential densities should only
,;,I uonsportofion facilities con be enhanced by concurrent passage of on
',l~(J.ssments or other mechanisms to fund needed rood improvements.
",,[1 element identified key transportation connections that must be
,(ow development.It is essential that these connections occur with new
\,,'ucvorc has become a major thoroughfare for vehicles troveling to
,j rverett as well as Highway 2 and Lake stevens.Design costs for
ucvord.lhird Street to 52"d Streef NE,were moved to the 6 year
-rcprovement program project list in 2006 as high growth within the
ove-d traffic and urgency to construct on additional lane (3-lane
I'~<~path for bike and pedestrian travel.
',)the signal at 52m l Street NE &Sunnyside Boulevard (listed in Sunnyside
1 25) is a key priority for this area,as the intersection is currently below
vel of service.
I:eet (SR 92 Extension)The Whiskey Ridge subarea plan identified creation
'llipnment at ..fOn,Street/So"Sheet to SR-9. This proposed road would
';'-.tion to SR,,9 at the intersection of SR-92 It would provide another
.;01 other than Sunnyside Boulevard to serve the growing southwest
:v1orysville UGA It will likely olleviote the need to widen Sunnyside Blvd
vood.south of 52,,,1 Street to 5 lanes,which would hove oflected many of
'opments and existing facilities along Sunnyside Blvd.
Land Use Element
Page 9 of29
<'l,ysville Comprehensive Plan - EastSunnysidelWhiskey Ridge Neighborhood 051407
/11,1 Avenue connection.Due to topographic critical area,and
k'YPU development patterns,67th Avenue NE cannot be continued south
,I'.outh of 441h street NE. This significantly reduces the arterial system
,(the southeast portion of the UGA.The City is recommending thai 67th
1('connected to 71't Avenue NE between 40lh Street NE and 44th Street NE
11 southern connection tor 67th Avenue NE to Soper Hill Rood.This
'J'Juld also extend 67th Avenue NE to 40lh Street NE,ond also improve the
,441h Street NE and 671h Avenue NE which is a 90 degree arterial turn
«oulevcnd/Soper Hill Rood Bike Lanes.Bike lanes are proposed on
-,n-v.ud to Soper Hill Rood.This will provide a bicycle access route
',;wille and Lake stevens.
~~E'j71>t Avenue Bicycle Lones.A route is planned between Arlington to
SR 53 t to 4411,Street NE connecting to Sunnyside/Soper Hill Rood.This
ii,,',bicycle route between Arlington/Marysville and Lake Stevens
,jf-tncvcle Lones.This will provide a route between 67th Avenue to SR-9
-oro/School Rood Trail.
-venue NE Bicycle Lones.Bike lanes would be constructed on 83'd
of 44 1h Street NE and along 87th Avenue,south of 44th Street NE. This
.'ide continuity of the Densmore /Sunnyside School Trail Bike lanes are
.;p'"Street NE extension to Soper Hill Rood which will ultimately provide
the Centenniol Trail to the north.This trail 0150 provides connections to
,;linqton,Lake Stevens and Snohomish.
:,_;(PSEI Trail. A proposed pedestrian/multi-purpose trail is proposed
,;-t Sound Energy transmission easement east of 791h Avenue NE 'Ihis troil
,scooroted walk path between the Getchell neighborhood and Southeast
r.,''-:1il ie•planned to interconnect with the Centennial Trail.Additional
,'I should be planned from the Whiskey Ridge study area and new
.t..Developments in Snohomish County were not consistently required to
reofion easement to the City of Marysville,therefore the southern portion
'(Ij be rerouted south of 44
1h Street NE tor future trail construction to
1 U:)Uj route.
i"mr;yside School Road right of way.The plan proposes designation of a
/",Street to Densmore Road.Densmore Road should be converted to a
,od with a modified road standard with multi-use trail for bicycles and
.rus would connect to planned sidewalks and bike lanes on Soper Hill
NE.This collector arterial would provide on excellent east-west
connect Sunnyside Boulevard to Deering Wildtlower Acres and the
,;sk~y Ridge IPSE)Trail.
f,C,SI"Place could use bike lanes or a trail to provide continuity of the 52"d
IS'to the Whiskey Ridge (PSE)trail
Land UseElement
Page 10of29
;'MII ysville Comprehensive Plan - EastSunnyside/Whiskey Ridge Neighborhood 051407
Arterial Streetscape and Gateway treatments
The majarity of the principal,minor and collector arterials are identified as streetscape
arterial within this plan.lhe City shall provide standards for plantings and medians
along these arterials,and provide for attractive pedestrian crossings at key intersection
and gateways to the City.The southern entrance to the City at Soper Hill Road and
Highway 9 and the entrance at the proposed access at Hwy 92 and Hwy 9 is a
designated gateway to the City and subject to the Gateway master plan tor design
and construction of a galeway treatment.
IV.Porks and Recreation ------
This planning area has two existing park sites.Deering Wildflower Acres and a potential
site at the Sunnyside Wells Reservoir.as listed in Table 4-29. There is potential tor a trail
along the power line easement and also potential connection to the Centennial Trail as
well as the Ebey Waterfront Trail.Figure 9-2 in the Parks and Recreation Element
illustrates existing and proposed trail systems in the UGA.
East Sunnyside/Whiskey Ridge Neighborhood Park Facilities
Ihis site is undeveloped and owned by tile Morysville
utility fund.Planned uses include a fire station ono new
vvoter reservoir._
Description
31
Size
(acres}-c;;;c;-=:;:c
30 rhi,park otters trails,natural areas,a meeting room and
coretoker's ooorters.
4/08_I9'h Avenue
N[
Location
-o-Street NE &
71"Avenue NF
Park
Deering
wuouower
Acres
Sunnyside Well
sile
Additional public park sites should be provided to serve additional population
anticipated in this subarea.Pork facilities should include opportunities for active
recreation.The tollowing need has been identified for the subarea'
Park Location Size
(acres)
Descripfion
walking/Cycling
rrous
lJedication arid construction of trails
along PSF transmission line easement
and along Densmore Road
Community Park Iderltity sue.ourchose and develop
Community Open
Spoce Park
Neinhborrlood Pork
rctenucl ocqustt'on along King
Creek
Identify stte.pure.hose Clnd develop
Land Use Element
Page 11 01 29
MarySVille Comprehensive Plan - EastSunnysidelWhiskey Ridge Neighborhood 051407
VI. Public Services and Facilities
a. Schools
Two school districts serve this neighborhood.The Marysville School District provides
school service generally west of 75th Avenue NE and Ihe Lake Stevens School District
provides service eost of 751h Avenue NE.
The Marysville School District has one planned elementary school proposed for this
subarea.The District plans to construct the facilify wifhin the next 6 years.The site has
been identified south of 44th street NE.east of 71,1 Avenue NE.
Additional growth in fhe Lake Stevens School District is expected to result in need for an
additional elemenfary school wifhin the area.The Lake Stevens School District owns
property south of Sunnyside School Rood,east of 871h Avenue NE,which is used for their
bus parking and mainfenance facility.
School
Marysville School Dislric1
Lake Sley(O!nsjcJlool District
Location Size Description
(acres)
44thStreet Nf &71'1 Avenuf>~.10 Planned elementary schoo_'._
10 Site to be identified.
b. Water
Figure 4-56 identifies water lines within the East Sunnyside/Whiskey Ridge neighborhood.
c. Sewer
Figure 4-57 identifies sewer lines within the East Sunnyside/Whiskey Ridge neighborhood.
VII.Annexotlon and Development Strategie~
UGA expansions within this neighborhood are subject to a subarea plan for area
development.The subarea plan is adopted as part of the 2006 subarea update The
subarea plan should result in a land use mix consistent with the city housing mix goals
and reflect a variety of housing types and densities.Property within UGA expansion
areas shall be required to annex to the city of Marysville as a condition of urban service
provision (sewer service)and development proposals must be consistent wifh the city's
subarea plan for the area.
Land UseElemenl
Page12of 29
Marysville Comprehensive Plan-EastSlInnysideiWhiskey Ridge Neighborhood 051407
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rreferred Alternative
Community Business
~Mixed Use
Multi-Family Medium
MUlti-Filmily Low
Single F8mily 4.5-8
Single Family 65
Recreation
COLLECTOR
Proposed Arterials;--'--11._•..;Marysville City Limits
Marysville Urban Growth Area -PRINCIPLE--.I .._East Sunnyside Neighborhood -MINOR.-,I •__Master PI8n EXr8nsionAre.1
Parcels
City of Marysville
DRAFT
Whiskey Ridge Master Plan
Preferred Alternative
Jan,,~ry 21107
/..,,",
fM'ary;ville""'
·~c--
WHISKEY RIDGE SUBAREA PLAN
fhe subarea plan area is a subset of Planning Area 4. The preferred alternative
recommends on expansion of the original subarea plan and is reflected in Figure.The
expansion would result in a boundary of SR 578 on the north,Highway 9 on the east,and
Soper Hill Rood (281h Street NfJ on the south ond a westerly boundary generally west of
75th Avenue NE.the subarea plan study area includes the entirety of the East
Sunnyside/Whiskey Ridge neighborhood area however,as the subarea plan includes an
assessment of the surrounding oreo transportation ond land uses with recommendations
for additional modifications 10 zoning and development regulations for the entire
neighborhood planning area.It is an area thot forms the southeastern most edge of
Marysville and is where the City abuts the city of lake Stevens.lhis area provides a
gateway into and out of Marysville and as a result.Marysville wishes to create a
distinctive urban edge and facilitate the development of enduring and long-term
neighborhoods for a growing community.Adoption of the subarea plan and
accompanying development regulations will establish zoning for this area.
I.Background __
The City of Marysville included the Whiskey Ridge area in the 7005 City comprehensive
plan update.The Whiskey Ridge subarea plan area was added to the Urban Growth
Area by Snohomish County in February 2006. The area was annexed to the City of
Marysville in December 2006.
II.land Use
The Whiskey Ridge subarea plan area covers 444 total gross acres.The preferred land
use plan is shown in Figure 4-58. It is largely undeveloped and property is held in large
predominately 10+acre tracts.lhe development of the subarea plan is based on
several guiding principles and a vision for erection of enduring neighborhoods.1hese
principles are adapted from Smart Growth policies,existing City of Marysville
comprehensive plan goals &policies,and input of community leaders and citizens
through land use forums and discussions.
Guiding Principles and Policies
1.Mix land Uses
7.lake Advantage of Compact Building Design
3.Create a Range of Housing Opportunities and Choices
4.Create Walkable Communities and Five-Minute Neighborhoods
5.Foster Distinctive,Attractive Communities with a Strong Sense of Place
6.Preserve Open Space,Natural Beauty,and Critical Environmental Areas
/Increase Densities in Appropriate Locations
8.Promote Higher Quality Density by Incentive Zoning
9.Connect Peopte to Ploces
10.Create Opportunities for a Healthy Community with opporlunities lor Physical
Activity
11.Creore Great Places for People
Land Use Element
4-13
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
Land Use Vision
The vision for Whiskey Ridge is to create an urban community that provides an
ottroctive goteway into Marysville ond that becomes a prototype for developing
neighborhoods within the City.Marysville included the Whiskey Ridge area within its
comprehensive plan and required annexation of the community prior 10 development
application or approval for the primary reason of wonting to exert land use control.
Assignment of land uses ond land use regulation provides the greatest tool for ensuring
on area's long term vitality and productivity to the community at large.Marysville was
interested in ensuring a land use mix within this area to balance the largely single family
residential growth occurring throughout the Sunnyside area and also to ensure that new
neighborhoods were created as long-term neighborhoods.
The intent of the subarea plan is to ensure that and growth contributes to the
communltv and to creation of a long-term neighborhood.Certainly new development
within the UGA provides additional housing,some of which will be affordable in keeping
with GMA goals.New residential developments in the Whiskey Ridge area should
provide address site planning to integrate with the surrounding plonned developments
os well as provide ottractive internal layout.What this means is that new
neighborhoods should enhance rother than diminish Ihe surrounding area.This might
occur through provision of transportation improvements that promote neighborhood
walkability,populotion at a density to support tronsit and commercial services in the
surrounding area,support of new facilities stretched by continuing populo lion growth,
retention of open spoce or parks within developing neighborhoods.As the oreos
natural open spaces decreases,the substitution of quality urban places should fill the
gop.While recognizing the importance of affordability,this plan encourages an
appropriate mix of housing types meeting a range of income levels."Starter"
neighborhoods for low-income and first-time homebuyers should be well-designed so
that singles and families might choose to continue living in these neighborhoods even
when their income levels might allow alternative housing options due to the attractive
neighborhood setting and well-proportioned building design.In addition.the City
should encourage neighborhoods representing a diverse range of lot and unit types
that provide a maximum array of housing choices for Marysville residents.This includes
apartments for families as well as singles and seniors,convalescent care,group housing
and ronging frorn tow to upper-income single family homes.
The Whiskey Ridge area provides a combination of beautiful westward views to the
Snohomish river estuary,Everett and Sound,as well as steep hillsides,ravines,and
woods.Within the greoter oreo.there are creeks,wetlands and large ponds that will
be preserved under criticol oreos ordinonces and buffers.These provide larger tracts
for protection of area habitat and wildlife.Some of these nature preserves could be
acquired by nonprofit agencies or the City to provide occess to the public for nature
trcnls and passive recreation.The future will include full urban services,an cctive civic
life for its residents built wound distinct,strong residential neighborhoods,quality schools
end other public buildings,convenient shopping and services,and areas of
emplovrnent.Morysville is also committed to creation of 0 lond use mix that provides
both jobs and bousino with commercial services in proximity the area's growing
residential community throughout the Sunnyside [Plonning Area 3)and East
Sunnyside/Whiskey Ridge (planning Area 4)neighborhoods.The urbanized Whiskey
Ridge should have an outstanding system of public services and facilities,including
schools.fire station,open spaces,active and passive recreation parks.trails,
Land Use Element
4-14
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
commercial plazas,gateway features,and streetscope corridors.The sensitive
environmental areas of Whiskey Ridge (wetlands,forested areas,streams)are
incorporated into the urban design of the area.Streams are buffered and protected
from direct urban runoff.Trails for pedestrian,bicycle and other non-motorized use are
incorporated into open space planning and buffers,where appropriate.These
sensitive areas remain in native plantings to provide water quality and quantity
protection.Development regulations require identification and protection of significant
stands of trees.
Shopping is concentrated around transportation corridors,specifically Highway 9.
Accesses to shopping and employment areas are direct and efficient.capitalizing on
the proximity to SR-9,SR-92,Soper Hill Road and SR528.Commercial areas emphasize
pedestrian uses and have parking to the side of or in back of buildings.Commercial
buildings relate to the street,and have features.such as plazas,windows on the street,
distinctive entrances.Street cafes,street furniture,kiosks,and landscaping should
provide attractive gathering places for area residents.Some small scale office and
general services are located within neighborhoods providing convenient services such
as dovcore.medical/dental and personal care within the neighborhood.
Higher density housing takes the form of small lot single family attached and detached,
providing new opportunities for homeownership.Multiple family apartments are well
designed to integrate with adjoining single family areas.All higher density housing is
located within a 1/4 mile of an open space,park and/or trail system.Arterials in the
higher density section are designed as boulevards,with a center planting area to
provide additional green space and safe crossing for pedestrians.
A variety of medium density detached housing opportunities fill in the spaces between
the centers separated bv boulevards,parks and/or trolls. The community also has areas
of mixed use,(housing,services and retail uses)which provide a place to live and work
where one can walk or bike to homes.stores and services all located in a concentrated
area.Mixed-use areas have a variety of public spaces,including village greens.public
art spaces,street trees,furniture and plazas.
Urban level roods are provided in a hybrid system of strong minor and collector arterials
and neighborhood access streets.Residential developments are developed with good
access and circulation to the collector/arterial system but developed in individual
neighborhood clusters of 60-80 units per cluster.
Urban level services include sto-mwoter.roods,sewer and water.Storrnwater systems
are attractively designed so that the streets are not dominated by large concrete
structures along the arterial frontage.Instead natural pond systems.underground
vaults are used when teosible.If structures are placed along in view of public right of
way,they are setback with substantial landscoping or construction is a decorofive
block wall with landscaping along the street frontage.
Conclusions
The Whiskey Ridge subarea plan area should provide a more balanced residential and
commercial land use mix.To date.the growth in this and the adjoining neighborhood
has been predominately housing -single family housing.Future uses should include a
blend of high and medium density single and low to medium density multiple family
housing.The subarea plan also includes accompanying development regulations to
implement the land use plan vision,goals.and policies.These include incentives for
providing additional community features including capital improvements,gathering
places.gateway monuments and other amenities to enhance the growing
neighborhood.
Land UseElement
4-15
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
KEY CONCEPTS
1. Ensure adequate public facilities are planned to serve the area.These facilities
include:
G.Southeast Marysville Fire Station
b.Lake Stevens School District new elementary school
c.Neighborhood Parks -1-2 (1.5-5 acres)
d.Community Park-1 [10+acres)
e.Community Open Space - \r10+acres)
f. Trails-Whiskey Ridge Trail and extensions through neighborhoods
2.Require that transportation impacts to this area ore addressed through impact fees.
Establish on impact fee that supports unfunded rood projects needed for
development within the subarea plan creo.
3.Provide for commercial uses along Highway 9. These uses while visible from Highway
9,should provide a community orientation with four-sided architecture.Sites and
buildings should be attractive from Highway 9, as well os adjoining public streets
such os 87ih Avenue NE and internal parking access.
4.Commercial uses at Highway 9 should provide for opportunities and building
orientation towards surrounding neighborhoods While visibility from Highway 9 may
be important,the primary vehicle access und orientation should be from
surrounding neighborhoods.
5 Collector and minor arterials should provide substantial landscaping in keeping with
the arterial streetscape plans for each arterial.
6. A connection to Highway 9 at SR 92 should be provided to provide east-west
connectivity between Sunnyside Boulevard and Hwy 9.
7. The planned SR92 connection should be constructed os a boulevard,with
substantial landscaping and streetscape improvements between SR 9 and 871h
Avenue NE.
8.Densmore Road should be considered for a modified road standard with wide multi-
use trail for connection to the planned Whiskey Ridge trail 10 provide pedestrian and
bicycle connectivity through Marysville,and promote pedestrian activity from the
residential neighborhoods to the commercial center.
9. Plan Mixed use areas along Highway 9 adjacent to the commercial center.
10.Develop design standards and guidelines to upgrade the quality ot neighborhoods.
11.Promote development of attractive streets by requiring consistent fencing,walls and
landscaping along arterial street frontage.
12.Promote development of attractive streets by requiring stormwater systems along
arterial streets to be natural pond systems.underground vaults.or set bock with
additional landscaping 10 screen visibility from roadways.
13.Provide for flexible zoning that allows for a mix of single family and multi-family uses
within residential zones.
14. Use incentive zoning as a tool to encourage higher quality higher density
development and physical improvements 10 the neighborhood.
Land Use Element
4-16
Marysville Comprehensive Plan-Whiskey Ridge Subarea Plan 051407
15 Residenlial uses along Highway 9 will be prolecled Irom impacls 01 highway noise,
visibility and future widening by construction of a decorative concrete wall.
16.Power lines [distribution]along arferial streetscape streets will be relocated
underground to provide a clean visual line along the right of way frontage.
17.Create a gateway at Hwy 92 and SR 9 and at Soper Hill Road and SR9.
LAND USE ALTERNATIVES AND RECOMMENDED PLAN
Staff prepared six land use alternatives for analysis prior to recommending a preferred
alternative.These alternatives reflected different transportation and land use
concepts.lhe land use concepts were developed to coincide with the various
transportation concepts under review.For instonce.where a higher classification
arterial is proposed,the land use was intensified along the connection.
the land use designations ore also unique to the subarea plan.with density and
dimensions for the residential zones defined in the plan.[he zones ore constructed
using a base density as well as maximum density.The goal is to provide for a mix of lot
sizes within a specified range end land use type.Within the single family zone.a base
density of 4.5 du/ocre is established by this plan.A maximum density of 8 du/ocre is
achievable utilizing MMC 19.26,Residential Density Incentives.This allows projects to
provide additional on site and off-site neighborhood amenities to attain a higher
project density.It will also create a mix of lot sizes within each zones.Within the
multifamily zone,a base density of 6 is established for single family detached units.and
10 du/acre for multifamily buildings.The zone allows a maximum density of 18 du/ocre.
Single famly and multiple family units ore allowed within multi-family zones.n-e Mixed
Use zone has a base density of 12 du/acre and a maximum of 18 du/acre.The Mixed
use zone allows multi-family developments,commercial uses.and mixed
commercial/multi-family projects.Single family development is not permitted within
the Mixed Use zone.The density and dimensions for each zone are described in Section
VIII of this plan.
Following Planning Commission workshops,public open house.agency comment.and
technical review of transportation issues, a preferred alternative was developed.The
preferred alternative will implement the "Key Concepts"identified in this plan.Future
development within the subarea plan will be required to meet the objectives of this
plan and referenced standards.
Table 4-25details the land use distribution for each alternative.
Table 4-25 Preferred Alternative Land Capacity,2005 -2025
----------
Land UseDesignation C.MU MFM MFL SFH REC Total
--_._-
Total Acres 69.0 47.1 32.6 174.6 428.5 23.3 748_1-----
Builable Acres 58.2 46.0 30.9 142.8 378.6 16_9 673.5
Existing DU's 10 17 12 s I 119 210-_._------
Existing Pop.20 49 35 148 238 2 492..._..-~----,,'_'-_'0'-0'_----,.--------".--.-.._._--
Existing Employees 0 a 0 0 0 a 0
Additional DU's 0 247 245 690 1064 0 2?46_....._-----,,----_._-_.-
Additional Pop.0 716 III 2001 2128 0 5556
Additional tmployees 480 1/7 0 0 0 0 657
Land UseElement
4-17
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
----------_._._._._....__.-_..-...-----"-----------_._._-----_.._..
Totol DU's
Total Populotion
Totol Employees
1,0 264 257 741 1183 1---..---
20 766 745 2149 2366 2-_._.._..- ----_._---------_._----_.
480 177 0 0 0 0._.__..------_......-...................-..__._..._.-
2456
6048
657
Following workshops with the Planning Commission,public open house,and solicitation
of public comment,Community Development staff is recommending a preferred
alternative.The preferred alternative most closely resembles Alternotlve 4, of the initiolly
identified six alternatives.The preferred alternative is shown in Figure 4-58.
III. _J:!0using &EmploYm.ent An..Q_~ysis
Existing and 2025 planned dwelling units,population,and employment figures are listed
in Tobie 4-30.
Table 4-30 Preferred Alternative Housing and Employment 2005 and 2025
2025
245f:.
1262
1183
6048
657
2005
-----------
210
492
o
Dwelling Units
Multi family DU's
Single Fomily DU's
Population Estimate
Ernplovrnent E_stlmote
Figure 4-56 Whiskey Ridge Subarea Pion Land Use
Whiskey Ridge Subarea Plan
Land Use (By Total Acreage)
Commercial
16%
Single Family
57%
Multi-Family
27%
1----------'
fable 4-30 and Figure 4-5f:.depict the future land use mix by acreage and dwelling
units. The preferred alternative would produce a Multi-family to Single Fnrnily unit rotio
of 48%single family and 52%multifamily unit distribution within the subarea plan.
However.it is anticipaled that the resulting single family unit distribution may be higher
Land UseElement
4-1,8
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
than reflected in these figures,as developers may propose construction of single family
units in multiple family zones
c.street Inventory
Fortunately this planning area has multiple existing north-south arterial right of ways on
the east side of the study area.The addition of new east-west collectors and
completion of designated collectors will strengthen area circulation.Due to rather
extensive wetland and stream systems in the Sunnyside neighborhood (planning Area
3).Development of the area immediately west of the subarea plan did not include
planning for Throuqh arterials (minor or collector).This places more urgency on
development of a more effective circulation system on East Sunnyside/Whiskey Ridge
to allow traffic to move through the community at least impact to individual
neighborhoods and to serve area growth for future decodes.
Many of the existing right of ways were developed as access to farms and rural
homesites.The majority of the road network consists of rural roadway sections with
weathered asphalt pavement,narrow gravel shoulders if any and ditches for storm
water collection.
The area streets are identified and classified in Section 1110 of the Planning Area 4 -Eost
Sunnyside/Whiskey Ridge neighborhood summary.The following table identifies
transportation segments octdressed within the subarea plan.
Table 4-31 I
Recommended Arterial Road System-----I from r---Io __T lanes
Land UseElement
4-19
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
b.Transit Facilities and Services
Transit facilities and services are described in Section Illc of the Planning Area 4 East
Sunnyside/Whiskey Ridge neighborhood summary.Recommendotions from Illc to
provide transit routes along identified streets shall be implemented with this plan
Identified streets should be designed to support future bus routes to serve future
residents and employees.street design considerations should include providing
additional right-of-way for bus stop locations.bus shelter (pad)locations,and improved
sidewalk or trail access.This infrastructure should be considered a mitigation expense in
the same manner 05 rood focilities and non-motorized facilities.
It is recommended that design of the following streets should include provisions for
future bus routes as shown on Figure 4·56'
•Sunnyside Boulevard
•Soper Hill Rooo
• 40
lh /3911Street / SR-92
•83"j Avenue
•67111/71'1 Avenues
Assuming that bus routes will continue to operate on 64
11\Street.this will provide very
good coverage of the East Sunnyside /Whiskey Ridge Community as shown on Figure
4-56.
c.Transportation Strategies and Issues
This plan odds identifies odditionol rood projects to the copitol facilities plan
transportation project list and provides for impact fees to support project funding.It
also provides for the use of residential density incentives (RDI)to assist with construction
of missing pedestrian and bicycle facilities within the community.New development is
also required to construct frontage improvements (curb,gutter,sidewalks)along
project frontage.The combination of these fees and regulatory mechonisrns will
provide necessary transportation facilities for proposed new construction.
Transportation Projects.
Primary transportation strategies and projects within the study area include the
following:
1)Intersection improvement on the west side of Highway 9 at SR 92 to provide for
connection to Marysville [his road connection,3511'/401h Street (SR 92 extension)
is expected to provide alternative occess from Sunnyside Boulevard to Highway
9.
2)Dedicotion and Construction of 351h Street NE/401h Street extension tram SR 92
and Hwy 9
3)Dedication and Construction of 671h Avenue NF extension to 71',1 Avenue NE
between 441h Street NE and 40lh Street NE.
land Use Element
4·20
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
4)Widening to 3 lanes and rebuild of Sunnyside Blvd between 52"d Street Nf and
Soper Hill Road.
5)Widening and frontage improvements for existing arterial streets within the study
area,including 83rd Avenue NE,871h Avenue ~IE.
The City will collect traffic impact fees to fund necessary rood projects within the
subarea plan area.Right of way and construction costs ossocioted with these projects
listed in Table 4-31 are creditable towards the traffic impact fee.Right of way
dedications for these arterials may be included in net project area
Projects included in the city-wide traffic impact fee are as follows:
Table 4-31
projects)
Whiskey Ridge Subarea Plan Road Projects (subset of Planning Area 4
-~-
351t'/~oth Street ISR '12 Dedicate ri~lh1 01way
extension between and construct to
Sunnyside lilvd and SR-_Itandord
~J _
67 '11,Ave/71 ,I Avenue Dedicate right of way
jbetween 44'1'.And ~(Jlh and construct to
Street NEJ_.s!Qnd9~(L _
Improvement Description Timing &Need
Iden1ified in Whiskey
Ridge Subarea Pion
lor orca circulation
Identifiedin Whiskey
Rid~J8 Subarea Plan
lor orco circ;YJotior)_
Estimated Cost or
Proponent if not City of
_~ory5villeproject _
City ond Developer
rrontooe rnprovemcnts
$3t,000,000
City one!Developer
trontonc Improvement>
__$]7,OVO,POO
Transit Facilities and Services within the Neighborhood_
Due to the lock of existing transit service in the study area,the City should work with
Community Transit to identify new opportunities for transit stops,shelters and routes to
serve the area as it develops.Potential for additional routes and stops may emerge at
the intersection of SR 92 and Hwy 9 as Route 221 currently travels along Hwy 9 In
addition,streets identified as potential transit streets,Section IVc above,sholl be
designed to accommodate future bus routes
Non-motorized System.Jr!lprovements
Non-motorized facilities are described in Section IVd of the Planning Area 4 East
Sunnyside/Whiskey Ridge neighborhood section.Recommended facility
improvements including construction of bicycle lanes and multi-use hails shall be
implemented with this plan during rood design and development review.
v.Parks and Recreation
Existing and needed facilities are identified in Section IV of Ihe East Sunnyside/Whiskey
Ridge Planning Area 4 discussion.There are no active pork facilities within the subarea
plan or larger planning area 4 boundary.Needed facilities are as follows:
Additional public park sites should be provided to serve additional population
anticipated in the subarea plan and subarea.Park facilities should Include
Land Use Element
4·21
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
opportunities for active recreation.The following need has been identified for the
subarea:
Description
Dedication and construction of
trails
location Size
(acres)
Whiskey Ridge subarea boundary 10 Identify site,purchase and
develop active recreation
facilit,Y"c:o==c:::=c:o=<:::_East Sunnyside/Whiskey Ridge subarea 10 Potential pond acquisition for
b_oll_tY:lSI_r:'i_____natural area
Whiskey Ridge subarea boundary 1.5-5 Identity site,purchase and
__________________9E!.Y.?JQP _
Whiskey Ridge Trail and improvements
per Whiskey Ridge subarea plan
Walking/Cycling
Trails
Community Park
Community Open
Space
Nerqhbomooo Pork
Park
An open space network with parks and bicycle,pedestrian and other non-motorized
access sholl be integrated into development of this area.The alignment,along the PSE
easement,called the Whiskey Ridge trail would provide a linear park throughout the
East Sunnyside/Whiskey Ridge subarea.
______VI.__Environmental..~!!g~source Management
a.Surface Water
The subarea plan area is within three drainage basins.From north to south,the
northwest corner is in the Allen/Munson Creek drainage basin draining to Ebey Slough:
the northeast and east portion of the subarea plan area drains to Stephens Creek and
Lake Stevens;the central and western part of the subarea plan includes King Creek
and the Sunnyside basin draining to Ebey Slough,and the southeast portion includes
Hulbert Creek,also in the Sunnyside basin.
b.Stormwater Management
Various studies have been prepared for surface water management within these
basins.One project was identified in the vicinity of the subarea plan by Snohomish
County SWM in the County's 2001 Lake Stevens UGA Plan. The project ID is HUL4 on
Figure 6- I of the Plan. It is described as roadway flooding due to the culvert at 83'd
Avenue NE. The proposed improvement is to replace the existing 12-in diameter culvert
with a 3D-in diameter culvert at a cost of $23,000.
Regulatory controls for managing surface water with new development include
adoption by the local jurisdiction of stringent storm water standards and critical areas
regulations.To this end.the City of Marysville has adopted the latest edition of the
Deportment of Ecology's Stormwater Management Manual for the Puget Sound Basin.
The Ecology Manual sets forth requirements for water quality treatment,source control
for pollution-generating sites,and storrnwofer detention.Proposed new construction
projects are required to obtain the City's approval for storrnwater management plans
before any construction beqins.In addition,in early 2005 the City adopted updated
requirements for critical areas protection using best available science in compuonce
wilh GMA requirements.
Lane Use Element
4-22
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
Recommended Stormwater Design Considerations
The following are some further recommendations for the design of stormwater facilities
tor the subarea plan:
1)Where depth to groundwater allows,stormwater infiltration is recommended
2)Minimize use of constructed facilities by utilizing low impact development
techniques through site planning and development.
3}Provide aesthetic design of visible pond facilities.Facilities orang arterial streetscape
roadways should utilize ground-level open pond systems,as opposed to above ground
construction of detention facilities that are visible from orteriols.Facilities should be
either natural looking ponds and swales or underground vaults.Where there is no
alternative to above ground concrete block facilities,walls must be constructed to
provide and aesthetically pleasing design or the facility must provide on additional
landscaping setback from roadways to screen the facility from public view.
4J Provide adequate access for maintenance of drainage easements and detention
ponds
5)Provide pretreatment and source control for all applicable land uses.
c.Wetlands and streams
The City of Marysville regulates developments that affect critical oreos.includinq
streams and wetlands.These regulations have been reviewed within the
comprehensive pion and development regulations for best available science.No
construction is permitted in these buffers except for low impact uses such as pedestrian
trails.viewing platforms,utility lines.and certain stormwater management facilities such
as grass-lined swales provided they do not have a negative effect on the stream or
wetland.
VII. Public Services and Facilities
a. Schools
The Lake Stevens School District provides school services to the subarea plan area.The
District owns property south of Sunnyside School Road.east of Densmore Rood,and
west of I-lighway 9. The site is used for the District's bus barn facility.The District has
identified a need for on additional elementary school to serve this growing area.
Elementary school sites are typically 11-15 acres.
b.Water
Snohomish County PliD #1 provides water service to this area.The City of Marysville is
currently in negotiations with PLIO to purchase their existing facilities.
c. Sewer
Sewer service to the Whiskey Ridge area will require sewer improvements as identified in
the Whiskey Ridge Sewer Plan
VIII.Development Strate.gies _
This plan includes a more specific subarea plan for the Whiskey Ridge subarea plan
area that sholl be the basis for review of development proposals.It includes a
conceptual rood pion.and open space and trail network m shown in figure 4-Street
standards.including streetscape and Improvement standards are herein incorporated.
1 All of the Key Concepts identified in the land use discussion of the subarea pion sholl
Lane Use Element
4-23
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
be enforced as regulatory controls on the development of land within the subarea
plan.In the event of conflict with the City's development regulations,the subarea plan
ordinance shall control.
In addition to the above development controls and requirements,the plan
recommends the use of zones with a broader range of base density.Thiswill allow for a
mix of lot sizes.dependent on use of MMC 19.26,Residential Density Incentives.
[he following density and dimensional controls shall apply:
Whiskey Ridge Subarea Plan zones.This chart supplements the existing zoning
regulations in Chapter 19.12.030 Marysville Municipal Code)
{For implementing zones of Single Family High (R 6.5)and Multiple Family,Medium
please refer to MMC 19.12.030.)
(1) Densities and Dimensions.
Single Multi-Family Low,Mixed Use CB
Family High,R6-18 MU(16,24)
R4-8 (24)[15,24)
Density:Dwelling unit/cere 4.5 dulac 6 dulac 12 dulac --
[61 (detached single
family)
10 dulac
(attached multi
family)
-
Moximum density:Dwelling 8 18 dulac 18 dulac
unit/acre (1)
Minimum street setback (3)20 It (8) 20 fI (231 20 It (23)None
[181 [19.231
Minimum side yard setback 5 II [10)10 II (101 None (20)25 It.
[31 (18)
Minimum rear yard setback 20 It 25 It None (20) 25 ft.
(3)(18)
Base height 30 II 35It(4)45 It.55 It.
--.----_.----------_._--
Maximum building 40% 40%
--
coverage:Percentage (5)
---_.__._....-_.--------
Referenced standards can be subsecuentiv ornencec by the City utilizing the Enqineennc
Design and Developrnent Standards procedure lor uodotes.
Land Use Element
4-24
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
I~oximum impervious 50%70%85%,75%85%
surface:Percentage 15)[221
Minimum lot area 5.000 sq.ft -None None
Minimum 101 area lor 7,200 sq.ft ---
duplexes (2)
--_.
Minimum lot width (3)40 II 70 II None None
Minimum 101 frontage on 20 II
---
cul-de-sac sharp curve,or
ponhondle (16)
----
WCF height (17)60 II 60 tt 120 ft 120 tt
(2)Development Conditions.
1.0_fhe maximum density for Whiskey Ridge subarea plan zones may be achieved only
through the application of residenfio!density incentive provisions outlined in Chapter
19.26 MMC.
2.rhe minimum lot sizes for duplexes opplv to lots or parcels which existed on or before
the effective date of the ordinance codified in this chapter.All new duplex lots created
through the subdivision or short subdivision process shall be a minimum of 7,200 square
feet in size.must include a "duplex disclosure,"and comply with the density
requirements of the comprehensive pion (eight units per acre for the Single Family
zone).
3 These stondords may be modified under the provisions for zero lot line and townhome
developments.
4_a.Heiqht limits may be increased when portions of the structure which exceed the
base height limit provide one additional foot ot street and interior setback beyond the
required setback for each foot above the base height limit;provided,that the
maximum height may not exceed 60 teet.
b Multiple-family developments,located outside of Planning Area 1,abutting or
adjacent to areas zoned os single-family,or areas identified in the comprehensive plan
as single-family,may have no more floors than the adjacent single-family dwellings.
when single-family is the predominant adjacent land use.
~Applies to each individual lot.Building coverage and impervious surface area
standards for:
a.Regional uses shall be established at the time of permit review:or
b.Nonresidential uses in residential zones shall comply with MMC 19.12.200
6.u.The densities listed for the single-tumily zones oro net densities.
b.Mobile home parks sholl be allowed a maximum density of eight dwelling units per
acre,unless located in the SF,R-4.~or R-6!J zones,in which case they are limited to the
density of the underlying zone
Land UseElement
4-2S
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
7. The standards of the R-4.5 zone shall apply if a lot is less than 15,000 square feel in
area.
8.On a case-by-case basis,the street setback may be reduced to 10 feet:provided.
that at least 20 linear feet of driveway is provided between any garage,carporl,or
other fenced parking area and the street property line,or the lot takes access from on
alley.The linear distance shall be measured in a straight line from the nearest point of
the garage.carport or fenced area to the access point at the street property line.In
the case of plotted lots,no more than two consecutive lots may be reduced to 10 feet.
9.Residences shall have a setback of at least 50 feet from any property line if adjoining
on agricultural zone either within or outside the city limits.
10. For townhomes or apartmenl developments.the setback sholl be the greater of:
0.20 feet along any properly line abutting R-4.5 through R-8,and RU zones;or
b. The overage setback of the R-4.5 through R-8 zoned single-family detached dwelling
units from the common property line separating said dwelling units from the adjacent
townhome or apartment development.provided the required setback applied to said
development sholl not exceed 60 feet.The setback sholl be measured from said
property line to the closest point of each single-family detached dwelling unit.
excluding projections allowed per MMC 19.12.160 and accessory structures existing at
the time the townhome or apartment development receives approval by the city.
I I.On any lot over one acre in area.an additional five percent may be used for
buildings related to agricullural or forestry practices.
12. The maximum building coverage shall be 10 percent where the lot is between 1.0
and 1.25 acres in area.The maximum shall be 15 percent where the lot is less than one
oc-e in oreo.
13. The impervious surface area shall be:
a.Twenty percent when the lot is between 1.0 and 1.25 acres;and
b.Thirty-five percent when the lot is less than one acre in crco.
14.Outside Planning Area 1,in the sinqle family high density zone,the small 101 zone will
be allowed through the PRD process with the minimum lot size being 5,000 square feet.
15.Sinqle-fornilv lots and units within the Whiskey Ridge MFL and R-12-28 zones shall
utilize the dimensional requirements of the R-8 zone,except the base density.
16.Provided that the front yard setback sholl be estabiished as the point at which the
lot meets the minimum width requirements.On a case-by-case basis.the street setback
may be reduced to the minimum of 20 feet;provided.that the portion of the structure
closest to the street is part oflhe "living area."to avoid having the garage become the
predominant feature on the lot.
1?Heights may be increased to 160 feet on nonresidential land uses in R zones.
including publicly owned facilities.if co-location is provided.
18. A 25-foot setbock only required on property lines adjoining residentially designated
property,otherwise no specific interior setback requirement.
Land UseElement
4-26
Marysville Comprehensive Plan-Whiskey Ridge Subarea Plan051407
19.Subject to sight distance review at driveways and street intersections.
20. A 20-foot setback is required for multifamily structures.A 20-foot setback is only
required for commercial structures on property lines adjoining residentially designated
property,otherwise no specific interior setback requirement.
21. A In-toot setback is only required for multiple-family structures on property lines
adjoining single-family residentially designated property,otherwise the minimum
setback is five feel.
22. The 85 percent Impervious surface percentage applies to commercial
developments,and the 75 percent rate applies to multiple-family developments.
23.Required landscaping setbacks for developments on the north side of Soper Hill
Rood ore 25 feet from edge of sidewalk.
24.Projects that are 15 acres or more in size with split zoning (two or more distinct land
use zones)may propose a master site plan to density overage or adjust the zone
boundaries using topography,access.critical areas or other site characteristics to more
effectively transition between land uses.
Land Use Element
4~27
Marysville Comprehensive Plan-Whiskey Ridge Subarea Plan051407
EXHIBIT A
Engineering Design and Development Standards for Area Roods and Multi-Use Trails
Lane Use Element
4-28
Marysville Comprehensive Plan -Whiskey Ridge Subarea Plan 051407
L
}
!~"R"S ,
S'-C"-0'-0"••0'"11' •0'
j
w,
I
~SIDEWALK TRAVEL LANE TRAVEL LANE LEFT TURN LANE ~
OR ac,
e'I MEDIAN c,
I I 0
0 ,we.,
I I
I~
SLOFE 2%I SLOPE "I'''"'"''';,,"-.,0,5'
0',,_,-
\\3"em_PACTEe DE?TH CRUSHED /",c"J ISURFACI~,G BASE COURSE
\\""""3"ccceccreo "'''~NOTES
1 C,-,'RB &GUTTER SHALL BE CEM:::NT CONCR:::iE CLASS 8 ASPHALT CONCRETE
BARRIER CURB &GUTTER PER SECTION 3-5~4.
MINIMUM 6"COMPACTED DEPTH ASPHALT
2,CLRB AND SIDEWALi< JOINTS AS ?ER MARYSVILLE TREATED BASE COURSE (AT.B.)
SECTION 3-515.
J,REFER TO SECTION 3-303 ~OR DRIVEWAY DETAILS,
4,CURB RAMP DETAILS AS P:::R SECTION 3-516.*SEE APPENDIX 8 FOR NUMBER OF
THIS DRAWING ILLL'STRA TES A M!NI~AU~1 ASP HALT CONCRETE LANES AND RIGHT-OF-WAY WIDTHS5
ROAD SECTION.ACTUAL SUR;:-ACING DESIGN FOR ARTERIALS **6'-0"ADJACENT TO CURB,5'-0"ADJACENT
AND COiv1MERCIAL ACCESS STREETS SHALL BE BASED ON SOILS TO PLANTER STRIP
,AND TRAr:'"FiC ANALYSIS,
6,ARTER!AL STREETS DESIGNATED AS A STREETSCAPE ROUTE SHA!..L.APPROV'::D BY?RO\/IDE PLANTER STR'P,SEE APPENDIX B
7 A f,~INlfv1U~il SEVEN FOOT SIDEWALK S!-JALL BE USED iN THE DOWNTOWN MARYSVILLE CITY ENGINEER DATE
CENTRAL BUSINESS JISTRICT.PRINCIPAL &MINOR
8,T~'E RIGHT-OF-'WAY WIDTH SHALL 8::WIDENED AN AJ~ITIONAL 5 FT f,~IN 1MarY:~ARTERIALFORPLAC::MENT OF r:'";RE HYDRANTS AND fl1AILBOX CLUSTERS.
COMBINED CURB,9 DRAINAGE REQUIRED BEHIND WAI~K IN CUT AREAS.GUTTER
&SIDEWALK
LAST REVISED 10/04/06
~"/STANDARD P'~AN 3 201 001
DATE
"LEFT TURN LI\t\E
oe
MEOlA"!
STANDARD PLAN j 201 002
TO CURB,5'-0"AD~IACENT
11"•
TRAVEL LANE
APPROVED BY
MARYSVILLE CITY ENGINEER
PRINCIPAL &MINOR/»..ARTERIALftXaYOFsville\BICYCLE CONFIGURATION
ryWASHINGTOVr~
~*6'-0"ADJACENT
TO P_A\lTER STRiP
~SEE AP:JE~IDIX B FOR NUMBER OF
LANES A,\JD R,'GHT-OF-WAY WJTHS
,\\
\\\\'\~MINI"'UM J"CO',~PACTEO JEPTH
CLASS B ASPHALT CONCRETE,,
LMINIMUM 6"CO'APACTEO DEPTH ASPHALT
TReATED BASE COURSE (A.LB.)
I
I SLOPE 2;1:;
5 FT ~W\
11'
ADCITIONAL
CLUSTERS.
TRAV!':_LANE
• I"3ICY2LE LANE
GUTTER Sr-'All BE CEMENT CONCRETE
CURB &GUTTER PER SECTION 3-514.
NOTES
CURB &
BARRIER
VARI::S
2, CURB AND SIDEWA,y J:J!NTS AS PEl'MARYSVILLE
SECTION 3-515.
3.REFE~TO SECTiON 3-303 FOR DR',/::WAY DETAILS,
4, CURB RAMr::DETAILS AS PER SECTIO.\'3-516.
5.T,-IIS CRAWING ILLUSTRATES A ~dINI\AU\f AS:JHALT CONCRETE
ROAD SECTION.ACTU.A.L SURFACING DESIGN FOR P"RTERIALS
AND COMlvlERCIAL ACCESS STREETS SHALL BE BASED ON SOILS
AND TRAFFIC ,A,NALYSiS
6, ARTER.AL STi"EETS JES'GNATED AS A STREETSCAPE ROUTE SrlALL
PROVIDE PLA:\TER STRIP SEE APPENDIX B.
7 A \'!j'NIMUM S::VEN FOOT SIDEWALK SHALL BE USED IN Tr-1E DOWNTOWN
CENTRAL BUSH~ESS DiSTRICT.
8.THE RIGrlT-OF-WAY W:DTH S,.-'ALL 8E WIDENED AN
FOR PLACEMEI\T OF FIRE HYDRANTS AND MAILBOX
9. CRAINAGE REOUIRED BEHIND INALK IN CUT AREAS
LAST REVISED 1D/OJ/06
I
I
I
I
I
I
I
I~~==~=-=__J=~~~~
I
I
I :r
I ::'-_-'C-i--'-'-CCS~DCC"~CC:__~~__:-"-"-]'II.5 c,-~=:--c---'-~----------'--~~~~~-"----~-+----~~-~~
~,I ~
I
CURB,5'-0"ADJACENT TO
I
::J
,,'
TRAVEL LAN!':
SLOPE 2%
*6'-c"AD"AC[NT
P~ANTER STRiP
,\'\
\\\\', ',
,\\'L,\AINIMU~2"COMPACTE)DEP~H CLASS B
\ASP;-lA~-:::ONC~ETE
\\\''-Mr\IMUM <."COMPACm DEPTH ASPHALT
\TREATED BASE COURSE '~A.T,8)
\\~MIf;IMU\.l 3"COMPACTm DEPT"CRUSHED
SUR~ACI'JG BASE COURSE
PARKING LANE
GUTTER ShAll BE CEMENT CCNU~ETE
CURB &GUTTER PER SECTION 3-514,
,I
<~I \'A'?'ES I
0'0,",
~'OTES
2. CURB AND SIDEWAL~JOINTS AS PER MARYS\/IL'LE
5EC,10:--"3-515.
3,i:(E!TR TO SECTION 3-3C3 FOR DRl'v'::WAY CJETA:'_S,
,1.CURBRAM8 DETAILS AS PER SECT'OI\3-516.
5. THIS DRAV\.'ING ILLUS,RATES A M',NiMUM ASPHALT CONeRE:':':
ROAD SECTION.ACTUAL SURF ACING DESIGN FOR ArlTERIALS
AND Cm,1MERCIAL ACCESS STREETS SHALL BE BASED ON SOI~S
AND Ti\AFFIC ANALYSiS.
1.CUriS &
BA~RiL:~
6. A 12' TRAVEL LAt\,E AND AD')ITICNAL R,GJ-'T OF WAY MAY BE
REQUIRE)AS JETERMINED BY T'lE CITY E~'GINEER
7. A COMIJEPCIAL AND :NDUS,qIA~ACCESS APPliCATION MAY F;:EOUIRE
A SEVC:N FOOT SIDEWALK SECTiON
APPROVED BY
MARYSVILLE C:TY ENGINEER DATE
8.ThE RIGI..,T--OF-V\"AY y.,-'IDiH SHAL'L BE \\iID€NED AN ADDITIO~'AL 5 FT kW\
FOR PLACE:\,jENT OF FIRE:HYDRANiS AI<D MAILBOX C..US-E:RS.
9. DRAINAGE REQUIRED BEHiND WA'...K IN CUT AREAS.
LAST REVISED 02/',3!,J7
COLLECTOR ARTERIAL/
~OM M E R C I AL ACCESS
CITY DF •STREET'fMarysvllle COMBINED CURB.
WASHiNGTOV GUTTER~&s~m~
----STANDARD PLAN 3-201-003
,
S'-0"-6'~D".,5 a st,I i
SIDEWAcK I "ARKINC _ANE a:CvCLE,~Ar-.E Ii
,
"
TRAV['_LANE
SLOPE 27.SLOPE 2%
TO CURB,5'-0"ADJACENT"6'-0"ADJACENT
TO PLANTER Sl~IP
\\\\-"","CM z CO"''',W DC"~""5 e\ASPhALT CONCRETE
\\L""N:M'JM 4"COMPACTED DEPTH ASPHALT
\,TREATED BASE COURSE (A,r.B.)
'--~jINIVU'1 :r CN~PACTD DEPTH
CRUSHED SURFACING BASE COURSE
3"COMPAC~D DEPTH CRUSH /
SUR""ACING 8AS£COURSE
GUTTER SHALL BE CEME,'H CO,\jCRETE
CURB &GUTTER PER SECTION 3-5'4.
»crrs
1. CURB &:
BARRIER
2 C'JRBA:.JD SIDEWALK JOI,'HS AS P::R MA,RYSVILL::
SECT,ON 3-515.
""REFER TO SECTIQ,\J 3-303 FOR DRIVEWAY DETAILS.
4.CU~8 ~A,MP DETA'ILS AS PER SECTION 3-516.
c::THIS CRAWII\'G ILLUSTRATES A M:,\JIMUM ASPHALT CO,\JC;:ETE
ROAD SECTION,ACTLAL SU,~FACI,".JG JE51:::;1\'FOR ARTERIAI~S
AND COM\l.jERCIAL ACCESS STREETS SHAL.L BE BASED ON SOILS
AND BAFFle A~ALYS;S PER SECTION 3-402,
6. A -,2'TRAvn LANE A\C ACDITIO,'\JA'c.RIGhT OF VJAY MAY BE
REQUIRED AS DETERMINE:)BY THE CITY ENGINE=:R.APPROVED BY
COLLECTOR ARTERIAL/
~COMMERCIAL ACCESS
1:":c-rv of~\I;11 Q"\STREETIMarysvilleBICYCLE
WASrlINGTC:;:)CONFIGURATIO,\J~....STANDARD PLAN 3-201-004
7. A COf.,-IMERCiAL td\'D INDUSTRIAL ACCESS AP::>UCATIOI\'M,AY REOU'R::
A SEVE,'\J F'OOT S:DE\~'ALK SECT',ON.
8.TH:::RIGHT-OF-WAY WIDT:...j SHA,LL BE WIDENED AN AJ:'::HIONAL 5 FT MIN
FOR PLACEMENT OF FIRE hYDRA,NTS AND MAILBOX C'LUSTERS.
9.::)RAINA-GE REQUIRED BEHiND VVAI_K IN CJ T AREAS.
LAST REVISED 10/18/06
MARYSVILLE C'TY Er>'GINEER DA TE
NOTE:
2%--
10ftmin bike ath 1
12 fI is preferred, this allows
for future traffic increases
2 ft graded Iarea 2
(1) Use 12to 14 It when maintenance vehicles use a shared use path as an access road for utilities.
Use of 12 to 14 It paths is recommended when there will be substantial use by bicycles (~60
bicycles per day), or joggers, skaters, and pedestrians (20 per hour).Contact region's Bicycle
Coordinator for bicycle use information.See 1020.05(2)(a)for more discussion on bicycle path
widths.
(2) Where the paved width is wider than the minimum required,reduce the graded area accordingly.
Two-Way Shared Use Path on Separate Right of Way
Figure 1020-13
Bicycle Facilities
Page 1020-18 English Version
Design Manual
May 2001
Exhibit B
Transportation Memorandums from Perteet Inc.
1. East Sunnyside/Whiskey Ridge Transportation Needs Evaluation
2.Evaluation of the Continuity of 67th Avenue to 71,1 Avenue Corridor
3.Traffic Impact Fee Mitigation 2007 Update
East SunnysidelWhiskey Ridge
Transportation Needs Evaluation
1.Introduction
The East Sunnyside /Whiskey Ridge neighborhood is located in the southeast corner of
the City of Marysville,bounded by Soper Hill Road on the south,Highway 9 on the east,
and 64 th Street (SR 528)on the north.The west boundary ofthe neighborhood is
approximately 751h Avenue north of 52nd Street,and 67
th i\venue south of 52nd Street.
A significant part ofthe neighborhood has been under the jurisdiction ofSnohomish
County,but within the City's Urban Growth Area (UGA)boundary.In this respect,the
development ofsome the transportation infrastructure has been to County standards.
ThIS Transportation Needs Evaluation considers the long-term potential development of
the neighborhood (developable land capacity),adjacent neighborhoods inside the City,
County,and otherjurisdictions.The Transportation Needs Evaluation also considers the
existing and future regional roads,transit services,and non-motorized facilities.
2.Land Use Assumptions
The East Sunnyside /Whiskey Ridge neighborhood comprises about 1,822 acres of
which there arc about 1,5~5 (87%)gross developable acres and about 1,372 (75%)net
developable acres.The neighborhood has several steep hillsides,ravines,creeks,and
woods.It is expected thai the urban development will be predominantly single family
residential (including duplexes),with some multi-family units,a limited amount of
neighborhood commercial,and a commercia!and mixed use area along Highway 9 from
the intersection ofSR 92 to Soper Hill Road.
The developable land capacity analysis indicates that the number ofdwelling units in the
neighborhood could increase from about 910 units today to about 4,275 units III the
future, and that employment in the neighborhood could increase from about 34
employees to 733 employees.Development demands are high and full build-out could
occur by 2025 or earlier
3.Traffic Forecasting Methodology
The travel forecasting for the East Sunnyside /Whiskey Ridge neighhorhood employed
the City of Marysville's current T-Model/2 program,which was developed in 2004 to
predict traffic volumes for the year 2025.This model covers the City of Marysville and
its UGA areas,and uses external traffic inputs from the regional traffic model developed
by the Puget Sound Regional Commission (PSRC).Because the East Sunnyside I
Whiskey Ridge neighborhood is at thc extreme southeast edge ofthe City's T-Model/2
coverage area,the external inputs create 3 significant impact on the traffic estimates.
The land use assumptions in the Traffic Analysis Zones (TAZ's)of the City's T-Model
that relate to the E3St Sunnyside /Whiskey Ridge neighborhood were reviewed for
compliance with the land use assumptions proposed in the neighborhood plan.The model
assumptions were found to be relatively consistent with the neighborhood plan,with two
Page I
exceptions.Minor adjustments were made in the assumptions ofsingle-family residences
and multi-family residences,and about J00,000 square feet of quasi-institutional space
assumed in the T-Modeli2 program were transferred to a retail category to more
reasonably represent the proposed commercial /mixed usc area ncar Highway 9.
The road network assumptions of the current T-Modeli2 program were also revised to
include a more direct connecuon to Highway 9 at the SR-92 intersection.In this case,an
arterial road would connect from this key intersection to the 40
th Street right-of-way ncar
10ld Avenue and continue west to Sunnyside Boulevard.
The T-Model!2 program was revised using these land-use and road network adjustments
and run \0 provide new traffic forecasts for the year 2025.
4.Traffic Demands and Arterial Road Facilities
Results from the traffic model indicate that there will be very heavy traffic demands in
the east-west and in the north-south directions.as shown on Figure I and summarized on
Table!.
The highest volumes in the east-west direction will be on 64ll.Street (SR-52H),where
traffic demands at the west end of the study area could reach 45.000 vehicles per day.
The proposed extension ofSR-92 west and north to connect to 40th Street could carry up
to 15,000 vehicles per day at the east end at SR-9.Soper Hill Road could carry up to
12,000 vehicles per day at the east end.
The highest volumes in the north-south direction will be on SR-9,where traffic demands
at the south end of the study area could reach 34,000 vehicles per day.Sunnyside
Boulevard could carry up to 20.000 vehicles per day at the north end,and 6ih and H3'd
A venues could carry up to 15,000 vehicles per day each at the north end of the study
urea.
27,000 45,000
_ 4,000 _ 7,000
3,O(:)~O'---_I__--",],O,,,:OO"------j
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Page 2
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Whiskey Ridge Master Plan
2025 Daily Traffic Volume
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Based on these analyses,the following road improvements are recommended,as shown
on Figure 2 and summarized in Tahle 2.
•Sunnyside Boulevard/Soper Hill Road should be classified as a Minor Arterial
and will require at least a three-lane section.Depending on the type ofaccess
control (traffic control signals or roundabouts),a center landscaped boulevard
may be appropriate.Bike lanes or a multi-purpose road-side path would he
appropriate.
•6th 17Ft Avenues should be a connected route,if possible,from 64th Street
through to Soper Hill Road and classified as a Minor Arterial with a three-lane
section with hike lanes or a road-side path.
• 7rjh Avenue should he classified as a Collector Arterial north of 401[,Street and
designed for two lanes to Soper IIill Road
•83"1 Avenue should be classified as a Minor Arterial and designed for three lanes
from 64th Street (SR528)to Soper Hill Road.This alignment is considered
preferable to 8th Avenue for the primary north-south arterial because it is more
centra!to the neighborhood.
• sr:Avenue should be classified as a Collector Arterial and designed for two
lanes with bike lancs.Jt is not recommended that 871h Avenue be a through street
from 64
th Avenue to Soper lIill,because of its proximity to SR_I).Intersections at
major cross-streets could eventually back traffic up into intersections at SR-9 if
there is significant north-south through-traffic on 8th Avenue.However,871h
i\venue should be designed for primary'commercial access where it crosses other
arterial streets such as 35th Street with left-turns where appropnate.
•4Uh Street should be connected from Sunnyside Boulevard to the intersection of
SR-92 at SR-9.It should be classified as a Principal Artenal cast of 83f~Avenue
with a live-lane section to accommodate the planned adjacent commercial and
higher density housing.West of83'J Avenue,it should bc classified as a Minor
Arterial and designed with a three-lane section.
•44'''Street should be extended to the Sunnyside School Road /Densmore Roud
intersection and then follow the existing alignment of Sunnyside School Road 10
the intersection at SR-9.It could continue east of SR-9 to provide access to
communities 1Il the unincorporated County.East of83rd Avenue,44[[,Street
should be designated as a Minor Arterial with a three-lane section and bike lanes.
West ofR3,,1 Avenue,44 1[,Street should be designated as a Collector Arterial with
two travel lanes and bike lanes.
•Sunnyside School Road and Densmore Road should both be disconnected at 44[11
Street and at 35
1h Street (SR-92 extension)due to their proximity to key SR-9
intersections.The rights-of-way could be used for local access streets and/or a
multi-use trail.
•54h Street is recommended as a replacement access route 10 SR-9 for 60 lh Street,
which IS considered too close to the major intersection of64[11 Street (SR-52R)at
SR-9.The 54th Street alignment would "he approximately a midpoint between the
major 64[11 Street intersection and the recommended 44[[,Street (Sunnyside School
Roudj intersection on SR-9. ThIS connection to SI{-9 should be classified as a
Page 4
Minor Arterial with a three-lane section and bike lanes.It could also be continued
cast of SR-9 provide access to communities in the unincorporated County.
•Neighborhood Collectors -other streets,such as 60
th Street and 79th Avenue
north of52nd Street,could be designated as neighborhood collectors with a two-
lane section.Extension of54 th Street cast of83'd Avenue across the PSE right-of-
way could also be considered as a neighborhood collector to provide better access
the neighborhood west of 83rd Avenue.
-Table 2
Recommended Arterial Road SYstem--
I I IFromTo Lanes-
Prtncinal Arterials
SR 528 (64"SI.)4'--------
Street SR-9 5ru'h !40'"Street (SR92 extension)83'°Street SR-9 5------
Minor Arterials
'Sunnyside Boulevard Jed Street Soper Hill Road 3 -
Soper Hill Road Sunnyside SR-9 3
64'-----------83'Avenue Street SoperhHill Road 3
6i'Avenue 64'Street 44'Street 3
67'/71s,Avenues 44l!)Street Soner Hill Road 3
52"~Street Sunnyside 751\Avenue 3
54'--d-----Street 83'Avenue SR-9 3
44t l Street 83"Avenue SR-9 3
40'83'°Avenue -
Street Sunnyside 3
Collector Arterials
44'67 tb Avenue R3'd Avenue -Street 2mt
,Avenue 40t l Street
-------~er Hill Road 2
64 th Street --,-87th Avenue Soper Hill Road 2
Page 5
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Whiskey Ridge Master Plan
Arterial Functional Classifications
ARTERIAL .::.:_l.1ilste:r PI'ln AreiJ
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5'DO 1.OlJO t-~el__i Figure 2
5.Transit Facilities
Currently,Community Transit Route 221 is the primary transit service in the
neighborhood.It operates on SR 9 and 64th Street (SR-528)connecting Lake Stevens to
Quil Cede Village via downtown Marysville.Service IS provided all day long at a
frequency ofabout one bus per hour.Two commuter routes (CT-421 and CT-821)pass
by the corner ofSR 528 and 67 th Street.Service is limited to the morning and afternoon
commuter hours.
Transit service areas are usually defined as the properties within',500 feet of a bus route
where stops arc made.There arc currently bus stops on 64th Street,which limits the
existing coverage to East Sunnyside residents WIthin 1,500 feet of64'11 Street.
As the East Sunnyside /Whiskey Ridge Community grows to its capacity ofnearly
12,000 residents,it will require additional public transit services.The future transit routes
should he designed to provide service to within 1,500 feet of as many residents as
possible.It is likely,for example,that CT-22 I could be rerouted from SR-9 to a mmor
arterial street within the Whiskey Ridge community,such as 83'd Avenue,to allow more
frequent stops and improved coverage.
It is prudent therefore,for the City to design streets to support future bus routes to serve
future residents and employees.Street design considerations should include providing
additional right-of-way for bus stop locations,bus shelter (pad)locations,and improved
sidewalk or trail access.This infrastructure should be considered a mitigation expense in
the same manner as road facilities and non-motorized facilities.
It is recommended that design of the following Principal and Minor Arterial streets
should include prOVISJons for future bus routes as shown on Figure 3:
•
•
•
•
•
Sunnyside Boulevard
Soper Hill Road
40th Street to the SR-92 intersection at SR-9
83'.1 Avenue
67'b /71'1 Avenues
Assuming that bus routes will continue to operate on 64\h Street,this will provide very
good coverage ofthe East Sunnyside /Whiskey Ridge Community as shown on Figure
3.As the neighborhood develops,the City should work with Community Transit to
provide new bus routes on the designated arterial streets.
Page 7
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Whiskey Ridge Master Plan
Transit Service
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Schools
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Exisling COmmlJllily Tmnsit Roules
Exislil1{l Community T'''lUsit Slops
Potential Transit Streets
December 8,2006 Potentia!Tr",nsil Servin,Cove,"'!J"Ar""
"!Mary~vil\e
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6.Non-motorized Facilities
Multi-purpose trails.hike Innes,sidewalks and other non-motorized facilities should he
provided tor recreational purposes and to encourage commuters to use modes other than
automobiles to travel to work places and schools.In this regard,it is important to locate
these facilities ncar parks,schools,higher density residential,and bus routes.
It is also important to maintain a grid system of non-motorized facilities so that
pedestrians and cyclists arc not discouraged by long winding routes.Sidewalks should be
provided on all arterial roads unless a road-side multi-purpose path is provided.
A network oftrails and hike lanes is shown on Figure 4.
Multi-purpose Paths and Trails arc recommended in the following corridors:
•Densmore/Sunnyside School Road right-of-way should he converted to a north-
south trail or a local access road with a road-side path.
• A PSE Corridor runs parallel ami west of 79111 Avenue from Soper Jlill Road to
64th Street and beyond,which would provide an excellent right-of-way for a trail.
Proposed as the Whiskey Ridge Trail,It would provide excellent north-south
connections to homes.parks,shops and bus routes
• 52
nJ Street would provide an excellent cast-west opportunity for a road-side path
to connect Sunnyside Boulevard to Deering Wildflower Acres and the potential
Whiskey Ridge (PSE)Trail.
Bike Lanes (or multi-use road-side paths)are recommended III the following corridors.
• 64//'Street (SR-528)is a connector route for commuter-type hike lanes.
•Sunnyside Boulevard /Soper Hill Road corridor should include hike lanes and
sidewalks or a multi-usc road-side path.
•61/'/71"'/A~'elllleS from 64[h Street to Sunnyside/Soper Hill Road should include
bike lanes or a multi-use road-side path.
•4l"Street could be a preferably route to 40lh Street for hike lanes from 67[h
Avenue to SR-9 and the Densmore/School Road Trail.A connection west of67Lh
Avenue to Sunnyside Boulevard would be desirable.
• 54/
h Street/55/h Place could use hike lanes or a trail to provide continuity of the
52"d Street path cast to the Whiskey Ridge (PSF)Trail and SR-9.
•81h Avenue IS a preferable to 83'J Avenue as a north-south route for hike lanes or
a multi-usc road-side path due to the proximity of8yd Avenue to the proposed
Whiskey Ridge Trail and since Hih Avenue would also provide continuity of the
Densmore i Sunnyside Schaul Trail.
Page 9
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Whiskey Ridge Master Plan
Parks,Routes,and Trails
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Figure 4
City of Marysville
Sunnyside Boulevard Corridor Traffic Analysis
Evaluation of the Continuity ofthe 67
th Avenue to 71 s1 Avenue Corridor
Introduction
In evaluating the ultimate design of Sunnyside Boulevard,the potential traffic volumes
Oil Sunnyside Boulevard and intersecting streets are a significant element ofthe design of
lane and intersection configurations.The design ofparallel routes will greatly influence
the traffic demands on Sunnyside Boulevard.
In the Transportation Element of the Whiskey Ridge Subarea Plan, a network ofMinor
and Collector Arterial streets was recommended to distribute future traffic loads in a fair
and reasonable manner. The following north-south streets were recommended to be
designed as three-lane Minor Arterial Streets to distribute the traffic loads:
•Sunnyside Boulevard south of 52"<1 Street,
• 67
Ih/71'1Avenue,south ofSR-52R (164\h Street),and
•83ft!Avenue south of SR-528
Key clements of the 6t hl71>I Avenue corridor were improving the intersection at Soper
Hill Road to a more conventional design (eliminating the off-set}and constructing a
direct connection between 6th Avenue and 71 51 Avenue,(eliminating the dog-leg through
44 1h Street).
This evaluation documents the impacts ofnot providing the proposed improvements on
the 6th/7 I,1Avenue corridor.
Whiskey Ridge Suharea Plan 2025 Traffic Volumes
In the Transportation Element of the Whiskey Ridge Subarea Plan,the daily traffic
volumes for the arterial street system were estimated for the year 2025,with the
assumption that full build-out of the Whiskey Ridge development would be complete.
It was assumed that a direct connection between fiih Avenue and 71-<1 Avenue would be
completed,eliminating the existing dog-leg through 441h Avenue.It was further assumed
that 40
lh Avenue would be improved to a three-lane Minor Arterial from Sunnyside
Boulevard to 83,d Avenue,with a further extension as a five-lane Principal Arterial to the
intersecuon of SR-92 at SR-9.
The 2025 traffic volumes for Sunnyside Boulevard,6ih/7 l,I Avenues and 40lh Street,as
estimated in the Transportation Element of the Whiskey Ridge Subarea Plan,are shown
on the attached figure,2025 Daily Traffic Volumes,6th/71-"Avellue Corridor,
Comparative Evaluation as the "Recommended Alignment",
These traffic csnmatcs illustrate that there is 0 reasonable balance of traffic volumes on
Sunnyside Boulevard (about 9,000 to 20,000 vehicles per day)and on the (dhi7 1<1
Avenue Corridor (about 8,000 to 15,DOO vehicles per day).
Page I
At these levels,it is likely that both routes will operate at a safe level of service with only
a three-lane section.The section ofSunnyside Boulevard north of52nd Street (20,000
vehieles per day)may be at the critical point where five lanes would be required.The
detailed analysis of intersection traffic movements and alternative traffic control devices,
(such as four-way stops,traffic signals,or roundabouts)is currently under study to
determine the appropriate number of Innes.
General Impacts of 67
'h171st Avenue Corridor Continuity
For this comparative analysis,the traffic model was adjusted to replicate the effects of a
dog-leg in the 6ih/7lst Avenue corridor at 44
lh Avenue.The dog-leg will add severe turns
at two additional intersections for through traffic which will tend to discourage traffic
from usmg this route.
This type of traffic impedance usually will shift traffic to other routes.The model
evaluated shifts of traffic from 67"'/71 st Avenue to the parallel routes of Sunnyside
Boulevard,R3'd Street,and SR-9.The model indicates that,in general,most ofthe traffic
willlikely shift 10 Sunnyside Boulevard because of its ultimate destination within the
Whiskey Ridge community.
The 2025 traffic volumes for Sunnyside Boulevard,6711'/71"[Avenues and 40th Street
assuming the dog-leg on 67
lh Avenue at 44lh Street are shown on the bottom halfof the
attached figure,2025 Daily Traffic Volumes,61},/71.r1 Avenue Corridor,Comparative
Evaluation as the "4i"Street Dog-Leg".
These traffic estimates illustrate that the balance of traffic volumes has become a little
more skewed,with Sunnyside Boulevard carrying about 2,000 vehicles per day more and
the 6ih/71·<t Avenue Corridor carrying about 2,000 vehicles per day less,north of40th
Street.Most of the diverted traffic is projected to return to the 71
51 Avenue corridor from
Sunnyside Boulevard Via 40 lh Avenue.
The increase of traffic on Sunnyside Boulevard due to this shift may increase the
potential need to design Sunnyside as a five-lane section in the segments north of 520<1
Avenue,rather than as a three-lane section.
Variations in the City Traffic J\lodel
In evaluating the impacts ofthe alignment change in the 67
1h/7l sl Avenue corridor,it was
also observed that the City of Marysville's T-Mode1l2 traffic model may be
underestimating the total traffic demands in the Sunnyside Boulevard and 67
1h171,I
Avenue corridors.
The City ofMarysville's current T-Mode1/2 traffic model was developed in 1999.The
l11ode11S dependent on forecasted data at "external node"pomts derived from other
regional models,such as the Pugct Sound Regional Council (PSRC)Rmmc/Z model.
Such forecasted data for "external nodes"IS not usually changed unless a major update of
the City's T-Mndel!2 is completed Thus,the (!<Ita can become outdated.
Page 2
in evaluating the impacts ofthis corridor,the data at the "extemal node"of Sunnyside
Boulevard south of Soper Ilill Road was reviewed.In 1999,the traffic count data
indicated that about 187 PM peak hour trtps used Sunnyside Boulevard south ofSoper
Hill Road.The City's T-Model/2 predicted that the traffic at this "external node"would
mcrcasc more than threefold to about 572 PM peak hour trips by the Year 2025 horizon.
Traffic counts taken in 2006 and 2007 at this "external node"indicate that there are
already about 490 to 500 PM peak hour trips, or about 80%of the forecasted growth.If
the growth In the first 7 years (1999 to 2(06)of the 26 year (1999 to 2025)forecast has
already reached this level, then it may be that the long-term 2025 forecasts for this
"external node"are underestimated.
If the traffic forecasts for this "external node"are underestimated,then the traffic
volumes on both Sunnyside Boulevard and the 6ihJ71,t Avenue corridors may also be
underestimated.Verification 01"this possibility could only be made by updating the City's
T-I\Jodel/2.
SlImmarv and Conclusions
The above analyses indicate that:
•Additional traffic will shift to Sunnyside Boulevard if the continuity of the
671h/7 I'1Avenue corridor IS not maintained.
• The traffic volumes on both the Sunnyside Boulevard and the 6ih/7 I·'1Avenue
corridors may he underestimated.
•Additional traffic on Sunnyside Boulevard may increase the potential need for a
five-lane section in the segments north of52nrl Avenue.
It is therefore recommended that an alignment be designed to connect 6ill Avenue
directly with 71"Avenue. This will maintain the continuity ofthe (,ihnl"Avenue
Corridor and distribute the north-south traffic loads through the Whiskey Ridge
community more reasonably.It will reduce the potential that more sections of Sunnyside
Boulevard would need to be widened from three lanes to five lanes.
Page 3
,,,·g
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,
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j -.,,;'''.•.",.L.•.•.•.__•.•.•.•.":"'j-'.'.,,,i .."._L,~..:.,-':-'.:~,L_'__.~_·~~·._.'.__,'r20~~A~~ith ~~_com~el1ded A!.!.~n_~=-~t
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15,000
0-'-.--,••••_.,•••"--i'
[2~~JD.:r_~1~~~4th s!~e;t~~?~_!!-
2025 Daily Traffic Volume
67th 171 st Avenue Corridor
Comparative Evaluation
Page 4
$3,175.00
$2,317.75
$1,968.50
$1,300.00
City of Marysville
Traffic Impact Mitigation Fee
2007 Update
Introduction
The Marysville City Council has directed Staff to revisit the traffic impact mitigation fee
calculation periodically as needed.Because the costs oftransportation projects in the
region have escalated significantly in the past few years,and new road arterial projects
arc recommended resulting from the Whiskey Ridge/Sunnyside Master Planning effort,
the City therefore engaged Pertect,Inc. to confirm the revised traffic impact fee
calculation and pcrfonn a mitigation fcc peer review.
2006 Mitigation Fees and Calculations
The current Traffic Mitigation Fees under Title ISH MMC (effective 1/1/06),arc as
follows:
Singh:Family (per unit)
Duplex (per unit)
Multi-family (per unit)
Commercial (per PM PIIT)
These fees were calculated by estimating the sum costs of committed transportation
projects plus the 6-Year TIP plus 20-Year Improvements plus Bond Debt Service.
The sum costs were then divided by the estimated number of new tnps In the afternoon
peak commute hour (PM PIIT)over the 20-Ycar period to determine the "Maximum
Possible Impact Fee",which was $5,973 per Pl\1 PUT.
The "Maximum Possible Impact Fcc"was then discounted by about 78%for commercial
developments and only by about 47%for the Single family residential developments to
reach the published Traffic Mitigation Fees,above.
2007 Maximum Possible Impact Fcc Calculation
The 2007 Traffic Mitigation Fees may be calculated 111 the same manner.The City-wide
project lists have been updated as follows.
The total updated transportation project costs are:
Committed Transportation Projects
Recommended 6-Year Improvements
Recommended 20-Year Improvements
General Obligation Bond Debt Service
Total Current Program Costs
$20,175,000
$39,713,000s74,436,000
$5,880.000
$140,204,000
In addition,there are several road Improvements In the Whiskey Ridge/Sunnyside
neighborhood plan that will be added to the recommended 6-Year nnd 20-Year project
Page I
lists.Very preliminary budget estimates for these projects indicate a range of $48 million
to $94 million based on the following:
Limited Projects
40th Street -3-lane minor Sunnyside to 83'd Avenue-
40th Street-5-lane principal 83'd to SR-9 at SR-92
67Ihl7l'!-3-1ane minor arterial 52"d Street to Soper Hill
Subtotal
Additional Projects
Sunnyside -3-lane minor 52nd Street to 7151 A venue -
83rd Avenue -3-lane minor 164th to Soper Hill-
44th Street - 3-1ane minor 6ih Avenue to SR-9-
Subtotal
Total Projects
Total Transportation Costs
-Limited Whiskey Ridge Projects
Total Transportation Costs -Limited Whiskey Ridge
Total Transportation Costs
-Total Whiskey Ridge Projects
Total Transportation Costs -Total Whiskey Ridge
$13,000,000
$18,000,000
$17,000,00Q
$48,000,000
$19,000,000
$17,000,000
$10,000,000
$46,000,000
$94,000,000
$140,204,000
$48,000,000
$188,204,000
$140,204,000
$94,000,000
$234,204,000
The "Maximum Possible Impact Fee"is then calculated hy dividing the total
transportation project costs by the estimated number ofnew trips in the afternoon peak
commute hour (PM PI IT)over the 20-Year period.
Therefore,depending on the option assumed for the Whiskey Ridge projects,the
"Maximum Possible Impact Fee"for 2007 would be in the range of:
"Maximum Possible Impact Fee"=$188,204,000 112,935 Dew trips =$14,550
for the Limited Whiskey Ridge scenario
0,
"Maximum Possible Impact Fee"""-$234,204,000 112,935 new trips =$18,106
for the Total Whiskey Ridge scenario
The maximum possible fcc could be discounted as the approved 2006 Traffic Mitigation
Fees were discounted.If the same discount rates were used,then the commercial per PM
PHT rate would be between $3,201 and $3,983 (78%discount]and the single family
residential rate would be between $7,712 and $9,596(47%discount),depending on the
option assumed for Whiskey Ridge.
Page 2
Mitigation Fee Peer Review
Comparisons with mitigation fees in other jurisdictions are useful III considering
discounts to the "Maximum Possible Impact Fee".
Ten cities were selected for the peer review,eight in Snohomish county and two in King
County,plus Snohomish County.Three of the cities in the peer group,Lake Stevens,Mill
Creek,and Monroe use complicated formulas to calculate the costs ofimpacted projects
and therefore could not provide any comparative value.Snohomish County uses a daily
trip rate (ADT)base and is therefore not directly comparable.The Snohomish County
mitigation fee rates appear to provide a higher discount to commercial development than
to residential development.This may not necessarily be true,however,when the ADT
trips are converted to peak hour trips.
The traffic mitigation fees ofthe remaining seven cities are summarized on the following
table,along with the City ofMarysville's 2006 Traffic fees.Three ofthe cities have
specific fees for residential units and a per trip (PM PHT)fee for commercial or other
land uses. The other four cities publish one PM PHT rate fee.
The PM PIIT rate fees range from a low of$900 per trip in Everett to a high of $14,707
in Sammamish.The average fee of the peer group (not including the City ofMarysville)
is about $4,200.Thc current City ofMarysville per PM PHT rate is therefore
siKnificantly below the peer Kroup rate.
I
--------
Per Residential Unit
Single-Per PM
Agency --~mily_r-DUPI~Multi-Family PHT_
Marysville 2006 J3.175.~$2.317.75 $1,968.50 $1,300.00-City of Arlington $3,355.00
City of Bothell $2,093.00 $1,271.00 $1,271.00 $2,191.00--City of Everett $900.00
City of Snohomish -$1,442.00~ofMukilleo .---
$1,875.00
r----c-ITyof Issaquah -
$2,443.83 $1,258.21 $1,500.18 $4,839.27
City of Sammamish $14,706.89
Peer Group
Average ---$2,268.42 $1,264.61 $1,385.59 $4,187.02-
Another way to look at the fees, to see an "apples to apples"comparison,is to convert the
PM PET fees to equivalent per residential unit fees, or to convert the per residential unit
fees to equivalent PM PHT
Page :I
"------~"------
The following table provides the conversion from per PM PHT rates to per residential
unit rates based on accepted trip generation rates from the Institute ofTransportation
Engineers (ITE)Trip Generation Manual.These conversions illustrate that the City of
Marysville's average rates per residential unit are below the averages of/he peergroup.
-"--- ----------
IAcenev __,_
Per Residential Unit ,
Single-Multi·
Family _Ouolex Family
Marysville 2006 $3,175.0~$2,31?~$1,9~8'~_~l
City of Arlington -$3,38855 $1,744.60 $2,080.10
City of Bothell _$2,093.00 $1.271.00 $1,271.00 ICity of Everell $909.00 $468.00 $588.00
r-city of Snohomish__$1,436.22 $739.44 $881.64
I------_.-City of Mukilteo $1,893.75 $975.00 $1,162.50
City of Issaquah $2,443.83 $1,258.21 $1,500.18 1
City of Samma-mish $14,853.96 $11,471.38 $9,118.27
I Peer Group
__~veraJle __--___!3,85~~__$2,5~~$2,321.2~_
The following table provides the conversion from per residential unit rates to per PM
PHT rates,also based on the ITE Trip Generation Manual.These calculations illustrate
that although the City ofSammamish publishes per residential unit rates,the rates are
effectively the same PM PHT rate of $14,707 for all land uses.The per PM PHT rates for
residential units in the City ofIssaquah,however,are about half of the commercial PM
PlIT trip rates.Other than the City of Marysville,only the City of Bothell provides a
variable PM PHT rate between different types ofresidential units,and the City ofBothe!I
residential rates are equal to or less than the commercial rates.
---------------------------IPerPMPHT
Single-I J Multi-
Commercia!I~en~}'.____Fam'!!y -Duplex__!...!lmi!L
Marysville 2006 $3,206.75 $1,~7.00t1iJ!23.~~_J_1,3.Qi!.0~_----"~i City of Arli~ton_-$3,355.00 $3,355.00 $3,355.00 $3,355.00
City of Bothell $2.113.93 $660_92 I $788_02 $2,191.00
'LCit~_?J Eve..!:..ett
-
- -
$900.00 $900.00 $900.00 $900.00
__City of Sno~?mish _$1,422.00 $1,422.00 I $1,422.00 $1,422.00
~ity of Mukilteo $1,875.00 $1,875.00 $1,875.00 $1,875.00------
City o!..rssaqua~-;--$2,419.63 $2,419.63 $2,419.65 $4,839.27
I City of Sammamish $14,706.89 $14,706,89 $14.706.89 $14,706.89lPeerGroup
Averi!!Je__---$3,.!.§..27.49 $3~619.92 J.3,638.(J}LL-$4,187.02
Page 4
Summary and Conclusions
The Impact Fee Analysis indicates that using the 2006 method ofcalculating and the
impact fees would result in a "Maximum Possible bnpact Fee"of between $14,550 and
$18,106,depending on the projects assumed in the Whiskey Ridge /Sunnyside
neighborhood.
The Impact fee Analysis further indicates that using the 2006 method ofcalculating and
discounting the impact fees would result in a Commercial Rate ofbetween $3,201 and
$3,983 per PM PHT and a Single Family Residential Rate ofbetween $7,7J2 and
$9,576 per unit.
Comparisons with mitigation fees in other jurisdictions indicate that the above
commercial rate...wouldbe about 5%to 24%less than the peer group average,while the
above residential rates would be about 100%to 150%greater than the peer group
average.
The comparisons also show that none of the peer group jurisdictions provide a greater
discount to commercial developments,and in fact two jurisdictions appear to provide a
greater discount to residential developments.
It is also recommended that the Impact Fee Calculation method be reviewed when the
Transportation Element ofthe Comprehensive Plan is updated in 2008.
Page 5