HomeMy WebLinkAboutR-1702 - Adopting an interim comprehensive plan for the City of Marysville and superseding existing policies contained in the 1978 General PlanCt:
CITY OF MARYSVILLE
Marysville, Washington
RESOLUTION NO./7o.l
A RESOLUTION OF THE CITY OF MARYSVILLE ADOPTING AN INTERIM
COMPREHENSIVE PLAN FOR THE CITY OF MARYSVILLE AND SUPERSEDING
EXISTING POLICIES CONTAINED IN THE 1978 GENERAL PLAN.
WHEREAS,in 1978 Marysville last adopted a General Land Use
Comprehensive Plan;and
WHEREAS,since 1988 the City,through its Planning staff,
Planning Commission and City Council,has been working on an
update to the 1978 Comprehensive Plan;and
WHEREAS,in 1990 the State Legislature enacted the Growth
Management Act requiring cities and counties throughout the state
to adopt comprehensive plans for a twenty-year planning period
that includes elements addressing land use,housing,
transportation,capital facilities,and utilities;and
WHEREAS,as part of the effort to update the 1978
Comprehensive Plan and to meet the mandate of the Growth
Management Act,the City has conducted community opinion surveys,
a visual assessment survey,a detailed land use summary
inventory,land capacity analysis,critical areas analysis and
ordinance,and has held numerous workshops and hearings to inform
and involve the public;and
WHEREAS,the staff,Planning Commission and City Council
have considered various alternative scenarios as possible choices
for Marysville's future growth and have reviewed the
environmental impacts and policy tradeoffs of the alternatives
pursuant to the State Environmental Policy Act (SEPA),including
a scoping process,Draft Environmental Impact Statement ,and Final
Environmental Impact Statement;and
WHEREAS,the Planning Commission and the City Council have
conducted numerous public workshops and public hearings to review
various drafts of the Interim Comprehensive Plan,and through
such workshops have heard extensive public testimony and comment;
and
WHEREAS,the City Council finds that the Interim
Comprehensive Plan provides for the orderly accommodation of
growth in Marysville and promotes the best interests of the
Marysville community until a final Comprehensive Plan is adopted
pursuant to the Growth Management Act;and
RESOLUTION - 1
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WHEREAS,the City Council will apply the Interim
Comprehensive Plan as a guide to replace the 1978 Comprehensive
Plan until a final set of goals,policies and elements required
under the Growth Management Act is completed,which is
anticipated to be in December 1994;and
WHEREAS,the City will hold additional public hearings to
consider public testimony regarding a final Comprehensive Plan
and additional elements that will be a part thereof;and
WHEREAS,the City Council determines that it is appropriate
and in the public interest to develop its final Growth Management
Comprehensive Plan in phases,with each element to be adopted on
an interim basis,until the final Comprehensive Plan is adopted
as a whole;and
WHEREAS,the Interim Comprehensive Plan may be subject to
changes prior to final adoption of the Growth Management
Comprehensive Plan based upon further public input and review of
other interested governmental agencies;NOW,THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
MARYSVILLE,WASHINGTON AS FOLLOWS:
Section 1.The City Council hereby adopts the Interim
Comprehensive Plan for the City of Marysville,which is attached
hereto as Exhibit A and incorporated herein by reference,as the
Interim Land Use Comprehensive Plan for the City of Marysville.
Section 2.The body of policies previously adopted in the
1978 Comprehensive Plan are hereby superseded and replaced by the
Interim Comprehensive Plan until replaced and superseded by a
final Growth Management Comprehensive Plan.
Section 3.Additional elements,amendments to elements,
policies,plans,codes and standards necessary to complete the
Growth Management Planning Process will be adopted in conjunction
with a final Growth Management Comprehensive Plan.
PASSED by the City Council and APPROVED by the Mayor this
day of August,1994.
CITY OF MARYSVILLE
By {)tWI w&iA
MAYOR
ATTEST:
CLERKB~ft.t3!-«=EPU=TY-==
RESOLUTION - 2
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Approved as to form:
By /J;-J-K..wJ
CITY ATTORNEY
RESOLUTION - 3
Imv/compplan.res
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INTERIM COMPREHENSIVE PLAN
FOR THE
CITY OF MARYSVILLE
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August 1, 1994
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CITYOF MARYSVILLE:
INTERIM COMPREHENSIVE PLAN
August 1,1994
I.INTRODUCTION
A.Introduction ..
B.Growth Management Act .
C.Comprehensive Plan:WhatisitandHowisit Used .
D.Comprehensive Plan Study Area .
E.Comprehensive Plan Components ;.
F.Relationship ofthe Interim Comprehensive Planto OtherPlans ..
II.CmZEN PARTICIPATION .
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Ill.BACKGROUND
Introduction 9
A.History 9
B.Physical Form 13
I.Physical Characteristics,Constraints,and Setting 13
2.Existing Land Uses 23
3.Circulation...............................................................................................27
C.Population,Housing,and Employment 30
I.Existing Population 33
2.Existing Housing 34
3.Existing Employment...............................................................................36
4.Population Growth (2010)37
5.Future Housing Needs.............................................................................38
6.Growth Trends and Economic Development........41
D.Governmental Jurisdictions.................................................................................42
I.Snohomish County 42
2.Cities 42
3.Tulalip Tribes 43
4.Special Purpose Districts 43
E.Utilities and Services 46
I.Water........................................................................................................46
2.Sewer........................................................................................................46
3.Drainage-and Biking 48
4.Public Safety 48
5.Implications forthe Plan 48
F.Community Self-Perception 50
I.Introduction :-_50
2.Summary ofthe Public Opinion Polls (1989)50
3.Summary of Visual Preference Survey (1992)51
IV.OVERALL CONCEPT
A.Introduction 54
B. Overall Goals and Policies 54
C.Urban Growth Boundary 56
D. Lands Outside the Urban Growth Area...............................................................57
E.Urban Growth Areas Planning Areas 59
V.COMPREHENSIVE PLAN ELEMENTS
A.Introduction 64
B.LandUses Outside Urban Growth Areas 64
C.LandUsesin Urban Growth Areas 66
1.Introduction 66
2.Residential................................................................................................67
. a.Residential (Overall)67
b. SingleFamily 70
c.Multi-Family 73
d.Small Farms 76
3.Commercial..............................................................................................79
a.Commercial (Overall)79
b.Downtown 82
c.General Commercial....84
d.Community Commercial..............86
e.Business Parks 88
g.Neighborhood Commercial..........................................................89
h.Waterfront............91
i.Mixed-Use.....................................................................................94
j.Freeway Service............................................................................96
4.Industrial 98
D.Transportation and Circulation 103
E. Parksand Open Space 111
F. Servicesand Facilities 116
1.Introduction 116
2. Schools 116
3. Other Public Services and Facilities 120
G. Utilities 122
H.Environmental andResource Management 126
I.Cultural Resources...............................................136
VI.SUB-AREA DISCUSSIONS
A.Introduction 137
B. PlanningAreas Summary 137
C.Sub-Areas.Studies 171
1. Major Arterial Streetscapes 171
2. Interstate5 andHighway9 172
a.Interstate 5 172
b.Highway 9 174
3. Other Sections to Potentially Add............................................................174
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION I
I.INTRODUCTION;
A.INTRODUCfION;
The City of Marysville Interim Comprehensive Plan, its text and maps, includes policies and
recommendations intended to provide guidance for public and private decision makers who will
be responsible for Marysville's future growth and development. Our "Plan" is designed and
written for a planning period of approximately 20 years with intervals of update every 5 years or
as needed.It is the intention of our comprehensive plan to translate community values and vision
into the framework for decisions pertaining to the direction and quality of growth, intensity and
diversity of land use, transportation modes and arterial network,public facilities and services,
parks and recreation, and resource lands and critical areas. Our Plan is the reflection of how our
citizens want Marysville to look and function in the future and provides the basis for achieving
that vision.
The Growth Management Act of 1990 mandates theconcentration of population within an urban
area. The Marysville Interim ComprehensivePlanningArea includes sufficient developable land
to accommodate 20 years growth in population, business, and industry. The population of the
Marysville Planning Area has been forecasted by the Puget Sound Regional Council (pSRC)to
increase 50% by the year 2010. To achieve and maintain a satisfactory quality of life, we will
need to make difficult decisions relating to the development and redevelopment of Marysville.
This plan divides the planning area into sub-areas and provides narrative analysis and
development policy to assist in making thosedecisions.
The Marysville Interim Comprehensive Plan was prepared by the City of Marysville from June
1988 through 1994. The Planning Commission was responsible for the overall conduct of the
process.The staff of the Planning Department and the consultant were responsible for the
preparation of the Plan document. The public participation process is described in Section n.
B.GROWTH MANAGEMENT ACT!;
In the last several years, unprecedented population growth and suburban sprawl have threatened
Washington's forest and agricultural lands. Critical wetlands and wildlife habitat conservation
areas have been forever lost to development. Traffic congestion has clogged the highways and
fouled the air.Sources for clean drinking water have been poisoned by increased pollution.
Flooding-and landslide have become yearly events in areas of new development.In short, the
quality of life that made Washington such a desirable place to call home was rapidly
disappearing.-
To address these very important problems and-respond to mounting citizen demands for a
solution,the Legislature passed ESHB 2929 commonly known as the Growth Management Act
(GMA).It changes development rules and regulations even in jurisdictions that have already
adopted comprehensive plans and zoning. The GMA requires all cities and counties in the state
to plan; it calls for the fastest growing counties, and thecities within them, to plan extensively in
keeping with the following state goals:
•Conservation of important timber, agricultural,and mineral resource lands
• Protection of critical areas
!The following information is based on an overview prepared by the Washington State Department of Community
Development,Growth Management Division.Further information is included in various sections of the Interim
Comprehensfve Plans as required.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION I
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Planning coordination amongneighboringjurisdictions
Consistency of capital and transportation planswith land use plans
Concurrency betweendevelopment and infrastructureconstruction
Early and continuous public participationin theland useplanning process
The state's main role under GMA is to assist and enable local governments to design their own
programs to fit local needs and opportunities. This "bottom up" approach is consistent with
Washington's long held tradition of localgovernance.
A key ingredient of the GMA is that cities and counties must designate Urban Growth Areas
(UGA).These areas will, at a minimum, include all cities as well as the areas needed to
accommodate a 20 year projected population increase as determined by the Office of Financial
Management.Urban growth shall be encouraged within the UGA, and outside of it growth can
occur only if it is not urban in nature. The UGA shall also include greenbelt and open space
areas.
Amendments were passed by the Legislature in 1991. Local jurisdictions planning under GMA
are required to adopt county-wide planning policies to form the basis of their comprehensive
plans,and state agencies must conform with local comprehensive plans. The 1991 amendments
created three Growth Planning Hearing Boards to resolve disputes concerning comprehensive
plans and development regulations adopted under GMA. The Governor is also authorized to
impose sanctions on cities, counties, andstate agencies whodo not comply with GMA goals and
requirements.
C.COMPREHENSIVE PLAN:WHAT IS IT AND How IS IT USED;
The Comprehensive Plan provides a legally recognized framework for making decisions about
land use,transportation,public facilities, parks and open space in the City.The Growth
Management Act defines a comprehensive plan as a generalized coordinated land use policy
statement of the governing body of a county or city. The GMA requires that the comprehensive
plan consist of maps and descriptive text covering Objectives,principles, and standards used to
develop the plan.It must be an internally consistent document and all elements must be
consistent with the future land use map. Furthermore, a comprehensive plan must include the
following elements: land use, housing,capital facilities plan, utilities, and transportation and may
include other elements relating to the physical development within its jurisdiction.This Interim
Comprehensive Plan primarily addresses the landuse-componemamLwillbe_used_to develop the
other elements to bring the comprehensive plan into compliance with the Growth Management
Act..
The Interim Comprehensive Plan is intended to aid a broad range of public and-private users
including City and County officials, community groups, builders, developers,other government
agencies,and citizens. The following aresome of theways it may be used:
•The Plan is the framework or guide for plans and regulations that govern the location and
intensity of land uses. The Plan provides the basis for evaluating proposed changes in land
development and redevelopment.It.provides City officials with direction in developing specific
plans and reviewing private developmentproposals.It indicates to the public how likely the City
will be to approve zoning or subdivision and other changes that apply to a specific parcel.
•The Plan provides the framework for decisions about public facilities and services (i.e., what
type and where should these facilities be located tosupport projected growth). It is iritended that
the City.special districts,and State and Federal agencies use the Plan in preparing their
functional plans.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION I
•It is intended as a guide for City and County coordination and as a guide for City annexation
of County territory within the UrbanGrowthArea.
•It is the basis for preparing development impactfees andCapital Improvement Programs.
D.COMPREHENSIVE PLAN STUDY AREA;
The Marysville Planning Area is situated within the North Snohomish County Urban Area
together with the Tulalip Reservation and the Arlington and Lake Stevens planning areas. The
Study Area for the Marysville Interim Comprehensive Plan is bordered on the west by the
Tulalip Reservation/Interstate 5, on the north by theArlington planning area/l72nd Street NE,on
the south by the Lake Stevens planing area/Steamboat Slough and Soper Hill Road, and to the
east by Highway 9.The.map below shows the area that was studied for this Interim
Comprehensive Plan. Within thisStudy Area,Marysville'ssphere of influence goes to 152nd St.
NE;between 152nd and 172nd Sts,NE is the Marysville/Arlington joint planning area.
The Marysville Interim Comprehensive Plan includes an expanded geographic area compared
with the earlier 1978 City plan. The current plan combines portions of Snohomish County's
Marysville/Snohomish/Lake Stevens, Northwest County, and Tulalip sub-regional planning
areas.It is necessary to include portions of these planning areas within the City's planning
boundary because these planning areas are within the City's sphere of influence and must be
described as such according to the 1990 Growth Management Act and the 1990 Snohomish
County Critical Water Area Plan. The majority of our expanded planning area is either within
the City's 1978 Rural Utility Service Area (RUSA),an areawhich includes a major potable water
source,or includes areas which the City anticipates will urbanize during the next 20 years. The
RUSA boundary is also indicatedon the following map.
E.COMPREHENSIVE PLAN COMPONENTS;
The Marysville Comprehensive Plan is organized into six sections that are titled and generally
described as follows:
1.INTRODUCTION
The overview of Marysville Planning Area's physical location in the North Snohomish
County Urban Area together with a summaryof the Plan, its purpose and use.
2.CITIZEN PARTICIPATION
The description of citizen involvement in the planning process and relationship to the
completed plan.
3.BACKGROUND
A summary of Marysville history,physical environment, population and employment trends,
intergovernmental relationships, and community self-awareness. This background analysis
illustrates bow physical and environmental factors, existing conditions,and future growth
trends will affect development of the MarysvilleComprehensive Plan.
4.OVERALL CONCEPT
This section describes the overall framework thatstructures the Interim Comprehensive Plan,
the establishment of the Urban Growth Boundary and Planning Areas,and the differences
between the urban and rural areas.
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LEGEND
RURAL UTILITY SERVICE AREA
(RUSA)
-RUSA BOUNDARY
•••I STUDY AREA BOUNDARY
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STUDY AREA WITH RUSA BOUNDARY
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION I
5.COMPREHENSIVE PLAN ELEMENTS
These Plan elements include: Land Use (both inside and outside the Urban Growth Area),
Housing,Transportation,Parks and Open Space, Public Services and Facilities, Utilities and
Environmental andResource Management.
6.PLANNING AREAs
This chapter summarizes how each of the comprehensive plan elements described in Section
5 impacts,and results in, the character of each Planning Area.
F.RELATIONSHIP OF THE INTERIM COMPREHENSIVE PLAN TO OTHER
PLANS',
The following describes other plans and documents that relate to the development and
implementation of the Interim Comprehensive Plan.
1.COMPREHENSIVE PIAN (1978)
The City of Marysville's first comprehensive plan was approved in 1968 then revised and
updated in November 1978. The 1978 Plan was a policy plan containing explanatory text
with goals,policies, and recommendations together with a land use map, all intended to
provide direction to implement the plan. The 1978 Plan was limited since it did not cover all
of the area the City provided services to and was replaced in part in 1982 by the RUSA plan.
2. RURAL UTILITY SERVICE ARFA (RUSA)
The RUSA was approved in 1982 by the Snohomish County Boundary Review Board after
the boundary had been negotiated by the City and Snohomish County.The RUSA
established the boundary within which the City would provide water and sewer services.The
RUSA extended north to Smokey Point (l72nd St. N.E.) and Island Crossing (SR 530)and
west to the Tulalip Reservation. The RUSA map identified and excluded certain agricultural
and rural areas previously proposed for single family residential development.The RUSA
map designated the land use for which the City would provide utility service.The RUSA
boundaries included the City of Marysville 1978 Comprehensive Planning Area and portions
of the Snohomish County Marysville, Northwest, and Tulalip planning areas.
3.WATERPLAN
The 1990 Marysville Water Comprehensive Plan proposes the construction of a 30" water
supply pipeline extending north from the City of Everett Hewitt Avenue WaterTransmission
line No.3 to the vicinity of 44th Street NE and 83rd Avenue NE to serve as the primary
source of domestic and industrial water. This new source is intended to eventually replace
the Stillaguamish Ranney wells and Edward Springs as primary water sources.
4.SEWER PLAN
The 1990 Marysville Comprehensive Sanitary Sewerage Plan and Engineering Report for
waste water Treatment Facilities Improvements provides for the expansion of treatment
capacity to meet projected future need to the year 2012 together with the construction of a
new effluent outfall to Steamboat Slough and a sludge management program.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION I
S. TRANSPORTATION
The 1994 Marysville Transportation Plan was prepared to complement the Marysville
Interim Comprehensive Plan. The traffic network and improvements proposed were based
upon Puget Sound Regional Council (PSRC)growth projections for the Marysville area
together with specific land use designations both in and adjacent to the City. The
transportation plan describes the improvements necessary to maintain acceptable Levels of
Service (LOS) within our arterial street system, identifies the cost of doing so, and establishes
mitigation levels for new development.
6.COMPREHENSIVE PARK PLAN
The City of Marysville 1991-1997 Parks and Recreation Comprehensive Plan was developed
as a guide for the entire Urban Growth Area, not just the City.The plan includes a
needs/demand analysis, standards scaled to community needs, a six year capital improvement
program with the locations for future site preferences, and a regional bike path/trail network.
7.SENSITIVE AREAs ORDINANCE
The Sensitive Areas Ordinance covers regulations of such sensitive areas a wetlands, streams,
fish and wildlife habitats, and geologic hazard areas, including steep slopes.
8.SHOREUNE MANAGEMENT MAsTER PROGRAM
The Management Master Program is a set of policies and regulations to control land use
activities in the shoreline environment.
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CI1Y OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION II
II.CITIZEN PARTICIPATION
The citizen participation process is an essential component in the development of a comprehensive
plan.Without the input and support of the community a plan can be worthless.The requirements .
for public involvement in state law and the Growth Management Act (GMA) allow each community
to determine the process that is most appropriate for itself. However, the GMA does require that
cities establish procedures for providing early and continuous public participation in the
development and amendment of comprehensive land use plans and development regulations
implementing such plans.The procedures shall provide 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 of response to
public comments..
The public participation process included:
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Interviews with individuals (citizens and developers) and agency representatives (State,
County, City,Tulalip Reservation, Marysville SchoolDistrict)
Planning Commission and City Council workshops
Community meetings before the Planning Commission to review plan recommendations
Presentations to community and business groups
Official Public Hearing and adoption process before the Planning Commission and City
Council
Review of a summary of the recommended plan by affectedagencies and groups with
supplemental analysis on the physical environment andtransportation
Environmental Impact Statement: review of the draft and final as well as the public hearing
process and circulation of the document for agency and individual review
Review of Draft Plan byMarysville Area Growth Management Coordinating Committee
Property owner mailings of proposed land use districts within each neighborhood Planning
Area
Open houses to review City Council's preferred altemative
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A.PUBLIC OPINlON POLLS
To assist in answering questions related to community development,the City conducted three
public opinion polls (residential, newspaper, and business) in September 1989.Through the use
of the polls,citizens were involved in defining the problems of the Marysville community as
well as contributing to the formulation of strategies to address these problems.The results of
these polls and the many written comments contributed by the citizens who participated in the
process are contained in a summary, presented in Section 3 in the chapter title Community Self-
Perception.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION II
B.PUBLIC WORKSHOPS AND COMMUNITY MEETINGS
Public workshops and presentations were made by City staff and McConnell/Burke. These
included presentations to the Downtown Marysville Business Association,Chamber of
Commerce and neighborhood groups, as well as presentations made at workshops held for the
general public.Community Meetings were held in locations throughout the Urban Growth Area
to obtain comments and direction from the various planningareas covered inthe plan.
C.PLANNING COMMISSION AND CITY COUNCIL
Throughout the research, drafting, and finalizing of the Comprehensive Plan, City staff and the
consultant met with the Planning Commission. Several joint workshops were held with the
Planning Commission and the City Council in the process of developing the concept and
reviewing the direction of the Interim Comprehensive Plan. The public frequently attended these
presentations and workshops.Public comment was taken and incorporated into the
comprehensive plan document.
D.VISUAL PREFERENCE SURVEY
As a component of the community meetings, a visual preference survey was conducted.This
type of survey uses slides to establish a visual vocabulary for the Urban Growth Area. The
survey used images from Marysville, the Pacific Northwest, and the United States of residential
and commercial types,especially ones that might be appropriate in meeting the goals of the
Growth Management Act. The results of this survey are contained in a summary, presented in
Section 3 in the chapter title Community Self-Perception.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
III.BACKGROUND
INTRODUCTION
The purpose of this Section is to provide a summary of relevant background information with the
implications that each has for the long-term development of the City of Marysville. A number of
surveys, studies, and plans have been done by the City, Snohomish County, and the Tulalip
Reservation.
This information has been supplemented by land use and transportation surveys, interviews, and
Planning Commission, staff, and community meetings conducted by McConnelllBurke, in
preparation of this Plan. The various sources -technical/analytical and subjective/individual
opinion-are supportive of eachother,
The basic conclusions, although derived in different ways and from a variety of sources, are
essentially the same. They reinforce the ability of the City of Marysville to accept growth overtime
while maintainingthe characterand quality that is the primary concern of the citizens.
This section includes the followingchapters:
A. History
B. PhysicalForm
C. Population,Housing,and Employment
D. GovernmentalJurisdictions
E. Utilitiesand Services
F. CommunitySelf-Perception
A.HISTORY
The history presented within this Comprehensive Plan is intended to give a context to future
planning from familiarity with thepast. Thus, the history primarily covers the physical evolution
of the area, though economic, cultural, and other events are also included.It is worthwhile to
note that the Study Area forthe Comprehensive Plan encompasses an area much larger than the
City of Marysville: Steamboat Slough and Soper Hill Road to Smokey Point artd.l nnd Street
NE, Highway 9 to Interstate 5. Marysville is the primary city within this Study Area, but there
are many other small communities that have a historic or contemporary role: Sunnyside,
Getchell, Shoultes, Kellogg Marsh, Kruse, Sisco, Edgecomb, and Smokey Point. This history
does not attemptto chroniclethe development of all these communities, but includes events from
them as their histories haveinterwoven with or reflect on that of Marysville.
The first settlement in what would be Washington State occurred in 1845 in Tumwater. Only
eight years later the first permanent white settlement in Snohomish County happened at Tulalip.
The primary purpose of the settlement was to establish a sawmill,indicative of the significant
role timber would play in the history of the area.The Treaty of Elliott Point was signed in 1~55,
establishing the Tulalip Reservation for the relocation of the Snohomish, Stillaguamish,
Snoqualmie, and Skykomish Indians from Everett. The Tulalip Reservation area would be t.he
focal point of activity in the area for another 20 years. During this period two missionaries
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
arrived at Tulalip to found a mission, church and school for the Native Americans. Located at
several points along the coast, including the mouth of Quil Ceda Creek, Priest's Point and
Mission Bay, the mission grew to be quite a complex. In 1869 the mission at the Tulalip
Reservation became the first Indian Contract School ever established.
Father Chirouse, one of the Tulalip missionaries,persuaded Maria and James Comeford to move
from Whatcom County, where they had arrived in 1872, to Tulalip to operate the government
trading post. During the years they ran the trading post at Tulalip, James Comeford traveled the
rivers and sloughs selling goods. He determined .the area along Ebey Slough was the right
location for a settlement with its river access and significant logging potential. In 1887 he
purchased 120 acres of land from two men who in the early to mid-1870s had purchased
significant acreage stretching from the marshes up to the highlands in what would become
Marysville. At that time, the area was otherwise uninhabited from the Snohomish to the
Stillaguamish Rivers. In 1878, James and Maria Comeford built a trading post and homeJhotel
on a site that today is approximately the intersection of Ebey Slough and Interstate 5. Enough
settlers began to arrive in the general area so that in 1878 a school district was established
covering the area from Sunnyside to Florence. Also in 1879,the Comefords managedto set up a
post office which was named Marysville.The name is either taken from Mrs. Corneford'sname,
Maria, or was used as an incentive to encourage two men from Marysville, California to remain
in the newly formed town.
During the late 1870s through the early 1890s many settlements were begun in the greater
Marysville area: Kellogg Marsh, Getchell Hill,Sunnyside,Shoultes, Sisco and Edgecomb.
Probably the best indication of the determination of each of these communities was their desire
to establish schools for their children. Sunnyside had one of the earliest districts that broke off
from the Snohomish district around 1880. To serve the district Sunnyside built their school
house in 1881-85. Though Marysville students were a part of this district, a log cabin one or two
miles east of town served as a private school house for 7 students.Marysville formed their
school district in 1887and the first school, the Lyceum,was built on Front [First] Street between
Beach and Cedar in 1888. That same year Shoultes created a separate school district from
Marysville but did not construct a school building until the early 189Os.Kellogg Marsh followed
Shoultes by creating another school district in 1892 and built their school in the mid to late
I 89Os.
Aside from the school activities, the 1880s were a relatively quiet time in Marysville. In the
early 1880s, the city was only 3 blocks long with skid roads running to the slough. In 1885,
James Comeford sold the store and began to plat the town. He began with 9 blocks running east
from the reservation to Liberty Street. This was followed by other adjacent areas being platted:
Quinn's Plat in 1888,Meyer's Plat in 1890 and Marysville Plat in 1891.The first Marysville saw
mill opened in the late 1880s. The platting and mills began to shift the center of town east from
the onginal trading post's location, though still near the waterfront. But after all these efforts, in
1889 the town still only had a few residents, two general stores, an empty hotel, and 20 houses,
not all of which were occupied.--
Due to the construction of the railroads, a boom hit the area in 1889.The Seattle-Lakeshore and
Eastern (later the northern Pacific) railroad was built near Getchell Hill, and the Great Northern
railroad, going through Marysville, was anticipated.The combination of railroad and timber
increased the area's vigor. Getchell Hill is one example;in the 189Os,it had 2 shingle mills, a
hotel, post office, railroad depot, schools, and of course saloons. Marysville acquired two hotels,
14 businesses, 47 houses, 200 people, and Sunset Telephone and Telegraph opened its
Snohomish exchange.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
As a result of the boom, four indicators of growth and success could be found in Marysville in
1891: the town was incorporated as a fourth class city with 350 inhabitants, a mayor, city
council,treasurer, and clerk; the new city built its first City Hall on First Street; the second bank
in Snohomish County opened at First and Beach in Marysville; and the Marysville Globe
newspaper began its operation. Still Marysville had a next door rival for dominance in
Snohomish County: Everett..For many years, Everett was simply Port Gardner. But with its
sizable port and the injection of monies from John D.Rockefeller in 1891, Everett began to over
take its rival.
Although the Panic of 1893 slowed many communities it did not seem to have much impact on
Marysville.The City'S second school building opened in 1894 and the school had 159 students.
Tug boats and stern-wheelers plied the river and sound,stopping at Ed Steeles wharf at the base
of Ash Street, the center of the business community.Mills were being constructed along Allen
Creek. When the Great Northern Railroad tracks opened in 1895, the tracks became the only
direct connection to Everett. Throughout the 1890s steamers connected Everett and Marysville,
but the only land route was via Sunnyside Road and Cavelero's Comer.Many people walked the
tracks rather than take this longer route.
With the new century, Marysville experienced more changes and growth and a leaving of its
pioneer past.In 1904 and 1909 respectively,Maria and James Comeford died. By 1904, the
town had expanded to 8th Street on the north and Allen Creek on the east. Eight students began
high school in 1903, and the first high school building (in wood) was constructed in 1907 on
10th between Beach and Cedar. The population had increased in 1905 to 1,250,3.5 times the
population at incorporation 14 years earlier.The town had 450 students,four churches, a public
electric light sy'stem,6 miles of graded streets, two logging camps, six shingle mills, three saw
mills,and mall was delivered on a RFD route by horse and buggy. The entire Northwest
experienced a phenomenal boom following the 1906 San Francisco earthquake when the mills of
the Northwest furnished the timber to rebuild that city.
During the 1910s and 1920s Marysville began to connect, or reconnect,to surrounding
communities.In 1912 and 1913 respectively, the Shoultes and Kellogg Marsh School Districts
rejoined the Marysville district. The Marysville School District in 1914 built its first brick
building,a new high school; the second brick school building was constructed in 1916. First
Street was paved in 1914; in 1916, the first Highway 99 was created from the existing Sunnyside
Blvd.route by paving it from Everett to Marysville via Cavelero Comer.
Following the 1923 Japanese earthquake,the Northwest experienced another boom sparked
again by the demand for building materials. Then in 1926 the second Highway 99 was
constructed across the fiats to Everett,requiring four bridges. The new roadway reoriented town
toward it, with many businesses and public structures relocating along State Avenue. This
shifted the center of town to Third Street and State Avenue and zoning encouraged commercial
and residential development to string out north of the city.
The Crash and Great Depression did not affect Marysville significantly.As a farming
community,the area was fairly self-sufficient;Marysville's agriculture products consisted
primarily of berry crops,dairy,poultry,and oats. For some of the outlying communities such as
Getchell Hill, the Depression coincided with hard times. The town was dependent on timber and
as the availability of trees diminished, so did the town. By 1935,there was only one sawmill,a
church and a school.Marysville,experienced the opposite action.During the 1930s the town
filled in as bigger businesses and a large migration of residents took place.In 1932 Marysville
held its first Strawberry Festival. This has been an annual affair except for three years duri~g
World War II.A new high school and elementary school were constructed.The Tulalip
Reservation's school closed and joined with Marysville.A few Native American children had
been attending the Marysville schools since 1888, but the separation of schools formally ended.
11
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
During World War II, the main activity in the immediate Marysville area was the ammunitions
storage depot on the Tulalip Reservation.Afterthewarthissite would become a Boeing test site.
Beginning then,a new kind of manufacturing,aerospace parts,would join the traditional onesas
partof the Marysville economy.
Most of the post-war changes that occurred gave the city the form we know today.After the
war,Marysville decided it was timefora new city hall.The city hall was the original wooden
structure built in 1891 that had been relocated tothreesites during its 60yearlife span.Thenew
brick City Hall and library opened in December 1951 in City Park.Another major post-war
event was the construction of the third Highway 99,now named Interstate 5. The Marysville
portion was completed in the mid-196Os,and the entire Interstate was finished a decade later.
This limited access highway introduced a new orientation tothecity.Previously,State Avenue,
the second Highway 99,had been the primary north-south route through the city.Following the
construction of thenew Interstate 5 onthe western edgeof town,StateAvenue's role changed as
highway oriented businesses moved to Fourth Street.New businesses along StateAvenue were
such things as mobile home courts andstrip shopping centers,likeB &M. The new businesses
on Fourth Street supplanted its residential uses,andthe expressway instigated thedeclineof the
oncefine residential neighborhood alongside it.Also,by 1954 the population of Marysville was
approximately 2,500.Marysville had taken 50yearsto double in size.Additionally,in 1954 the
Sunnyside School District consolidated withthe Marysville district.
Comprehensive land use planning began in the greater Marysville area in 1956 when the
Snohomish County Council adopted the first plan forthe county.The 1956 plan consisted of a
land use map showing arrangement of residential,commercial and industrial uses.The 1956
plan lacked any explanatory text that could provide guidance in implementing it. In 1964,
Snohomish County was separated intotwelve planning sub-areas anda plan prepared foreachof
them. The Marysville Sub-Area surrounded the City on the north,south,and east with the
Tulalip Sub-Area situated to the west.The City of Marysville's own first plan was adopted in
1968;it was revised and updated for adoption in November 1978.The City's plan contained
explanatory textto provide direction in implementing it. In March 1982 the revised County Sub-
Area Plan for Marysville was adopted by the County Council.This revised plan was basedon
the desirefor growth management:population and employment increases were incorporated by
expansion of developed land,and utilities were limited to minimize the fiscal and environmental
impacts of growth.Another aspect ofthis plan wasthatit was intended to complement theCity's
1978 plan.Lastly,the County plan also supported strengthening the vitality ofthe business areas
of Marysville by not allowing retail orservice businesses to locateoutsideof the urban core,that
isalongtheState Avenue corridor.
The 1980s were not just a time of planning,but actions as well.In the late 1980s many
significant projects were built:a new shopping center was constructed in downtown Marysville,
between First and Fourth Streets,Stateand Cedar Avenues.While the center replaced many
rundown and underutilized structures,it also turned its back on the waterfront.Another
significant shopping center with K-Mart as the anchor was built at State Avenue and 1DOth
Street.This development provided services for the residential developments that had been
occurring north of the city limits sincethe 1950s.Also,the major connection and widening of
Fourth Street/64th Street NE took place.This not only improved connections between
downtown Marysville and Highway 9 but also access to Interstate 5.With concomitant growth
pressures,the areas east of Marysville,especially those on the slopes overlooking the City and
valley,have been developed.Theseare virtually the only significant developed areas east of
67th Avenue NE.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION 1/1
During the planning periods outlined in this history,the population of Marysville has
experienced quite a change.As was mentioned above, in 1954 there were twice as many
residentsin Marysvilleas therewerein 1905.By 1980 the population hadagain doubled,but in
half the time it had previously taken.Now in 1990,the population has almost doubled from
1980.Marysville's location with proximity to major employment centers and transportation
corridors, the beauty of the natural setting,the moderate size of the community,and the
relatively reasonable housing costs make it an attractive city.However,these same attractions
haveput significant growth pressures on thecity. The new Comprehensive Planning efforts are
intendedto providethe framework forthecityto maintain its vitality while retaining the features
that havecreatedits popularity.·.
Implications for the Plan
Within the entire study area, there has been a long history of multiple,distinct communities.
These communities imply a potential structure forthe development of the Urban Growth Area.
Recognizing them in some way will also preserve an important piece of the area's history.
Marysville's birth along the waterfront also indicates a need to recognize and rediscover the
potential of thatpartof downtown.
Historically,the Marysville economy is basedon agriculture,forestry,someretail,and recently
introducedindustries.Though timber production is no longera major activity in the immediate
Marysville area,maintaining forested areas is important to the community.Agricultural
production is still occurring,andtheselands should be protected.Beginning withthe Comefords
trading post, Marysville has provided goodsand services to a larger area than the actual city.
Everett is now the primary retail center, but Marysville should maintain this predominant role
withinthe Study Area.
Finally, though few buildings remain from the original communities,a historical buildings
surveyand the opportunity for conservation should occur.
B.PHYSICAL FORM
The following sectionsare presentedas part of the foundation forthe Comprehensive Plan that
follows. This information is not exhaustive,but rather is summarized.Furthermore,the
Sensitive Areas Ordinance addresses the manner in which wetlands,waters,creeks,geologic
hazard areas, and fish and wildlifehabitatareas willbe managed by the City. Please see that
document for further information on these areas.
1.PHYSICAL CHARACTERISTICS,CONSTRAINTS,AND SETI1NG
A.EARm
It is necessary to considera variety of earthrelated variables thatinfluence potential land
use. A firstvariableto consideris the soil type.The Soil Conservation Service (SCS),a
division of the U.S.Department of Agriculture,mapped and evaluated each soil type
within the planning area in terms of its suitability for septic systems,capability for
agricultural production,and structural integrity forsiting buildings andother structures.
Three major soil types can be found within the planning area.The Marysville Trough
contains primarily the Indianola-Hale-Custer and the Indianola-Everett-Ragnar soil
series.
13
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
The Indianola-Hale-Custer soil series consists of poorly and somewhat excessively
drained soils underlain by sand. The majority of well drained soils in this series have
been previously developed while the preponderance of poorly drained soils have
remained in agricultural use. Few of the remaining undeveloped properties in this series
are suitable for septic tanks and drain fields and the majority have been ranked with
severe soil limitations by the SCS.
The Indianola-Everett-Ragnar soils series are generally well and somewhat excessively
drained soils also underlain by porous sand and gravel and are generally well suited for
septic tank and drain fields.The majority of this area is however currentlydeveloped and
sewers are generally available for the remaining area.
All of the Getchell Hill Plateau is covered with moderately well and somewhat
excessively drained soils of the Alderwood-Everett series underlain by compact glacial
till or glacial outwash. Although the soils drain well, their thicknessor depth is generally
insufficient to permit satisfactory on-site sewer.
The preservation of prime agricultural soils as defined by the Soil Conservation Service is
a goal of this plan, provided the area of such parcels is of a sufficient combined size to
support agricultural activities.
The capacity of the land to support buildings and other structures is a function of soil
texture, density,plasticity,shrink-swell behavior, wetness, and slope.The Soil
Conservation Service has evaluated soils within the planning area in terms of their
capacity to support foundations,settle evenly, and their resistance to slump and landslide.
Mapping of the soil limitations for dwellings reveals "no" limitations fordwellings within
most of the built-up areas in and around Marysville, "moderate" limitations in the upland
areas of the Sisco Heights/Getchell HilI plateau, and "severe" limitations generally for
those soils that are also agricultural soils.
Certain locations along the northwesterly slopes of the Getchell Hill Plateau that rises
from the Marysville Trough have a combination of slope (ranging from 25%to 75%
slopes), soil texture,and wetness that make them prone to landslides. The probability for
landslide is increased by the general potential for earthquake hazard common to this area.
Most of these locations are currently within Rural land use designations (along the edge
of Getchell Hill from 172nd Street, south to 84th Street NE)allowing only low residential
densities,although potential Iandslide..areas have been identified within Suburban
designated areas along stream banks southeast and east of the golf course. For instance,
portions of Allen and Munson Creeks have banks in the 25%-66%slope range.The City
of Marysville's Sensitive Areas Ordinance addresses issues related to steep slopes in its
section on Geologic Hazards. In addition to the text, known potentially geologic hazard
areas have been noted on maps prepared by Snohomish County and adopted by the City.
Please refer to this document for more information.
A final earth related resource is quarry rock and stone. These rock products are used
extensively for rockeries,river riprap, road beds, and other construction material. The
usable supplies of rock are being consumed rapidly and the demand is increasing just as
rapidly. Gravel has been excavated at the toe of the Getchell Hill Plateau and surficial
geology maps indicate deposits of older alluvium in this vicinity. Excavation of such
material is encouraged so long as the activities are compatible with adjoining land uses.
14
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
Implications forthePlan
Urban development has used the majority of prime developable land in terms of soils and
.low lying areas. Continued growth in the Study Area will be proposed for areas that have
site sensitive features. Site sensitive areas should be defined, designated and
development regulations adopted to ensure that developments are compatible with the
existing terrain..
15
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
B.WATER,SHORELINEANDWETLANDS
Water is a second basic resource whose continued use must be protected through
judicious management. Several variables that are considered within this chapter, include:
ground water, surface water, storm water runoff, flooding, and Shoreline Management.
,
i.Surface Water
Surface water resources within the planning area include the Quilceda and
AlIenlMunson Creek drainage basins.The Allen Creek drainage basin consists of
approximately 13 square miles. The Quilceda Creek drainage basin is considerably
larger, draining approximately 38 square miles (Tulalip Fisheries Department
Progress Report,December 1991). Both drainage basin surface waters flow generally
in a northwesterly direction in the upper reaches of the tributaries and a southwesterly
flow in the lower reaches. All of the streams and creeks within these drainage basins
are classified as having excellent water quality; however, the Quilceda-Allen
watershed is expected to have an 80%increase in population by the year 2000
(Snohomish County Department of Planning and Community Development,1984).
The watershed is highly susceptible to a variety of environmental problems.Water
pollution is increasing from non-point sources such as agricultural and urban
development.Generally,pollutants that flow into the tributary systems consist of
pesticides,chemical fertilizers, animal wastes, oil, gasoline, heavy metals, and
sediments.
Also, although much of Quilceda and Allen Creeks have a protective vegetative
buffer, agriculture and timber harvesting in the mid-to-upper reaches have resulted in
soil erosion and subsequent loss of spawning areas and reduction of fish rearing
habitat throughout much of the system.
The Quilceda-Allen system is within the Tulalip Tribes' usual and accustomed fishing
areas; therefore, land use within the watershed is governed by a variety of tribal,state,
county,and city governments and ranges from agricultural and timber production to
commercial development.
Implications for tbe Plan
As development occurs within these watersheds, it should be done in such a manner
as to minimize the impacts;that is, buffers provided to protect streams,careful site
development,grading, and removal of vegetation to limit the increase in surface water
leaving the site and careful consideration of the chemicals and other wastes that form
the primary sources for non-point source pollution.--
Moreover,the City of Marysville's Sensitive Areas Ordinance addresses the issues of
fish, wildlife, and streams in its section on Fish and Wildlife Habitats. In addition to
the text, known potential habitats have been noted on maps prepared by Snohomish
County, and adopted by the City.Please refer to this document for more information.
The comprehensive plan should support and coordinate with the requirements of the
Sensitive Areas Ordinance.
16
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LEGEND
City of
MARYSVILLE
Comprehensive Plan
QUILCEDAIALLEN CREEK WATERSHEDS
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
ll,Groundwater
Groundwater-bearing rock formations are present in the Marysville trough,together
with the northwesterly portion of the Getchell Hill plateau.Groundwater is recharged
primarily through precipitation that has percolated more or less directly to the
regional water table.The Marysville trough is underlain bya large groundwater body
with a watertableof uniform slopeandan upper surface that liesat a shallow depth.
Dueto clay materials inthe southern partofthe planning area andtill underlying the
east part,large amounts of groundwater discharge through the area's stream system.
A groundwater study prepared by Shannon and Wilson,Inc.in April,1989 and
referenced within the Cityof Marysville Comprehensive Water Plan,concluded that
the known groundwater resources contained within the sediments of the Marysville
trough will yield limited amounts of waterfor residential and small water system use
but cannot be readily developed with a wellor well field sufficient for municipal use.
Additionally,historical water quality datafor wells inthe Marysville trough indicate a
propensity for high levels of iron and manganese exceeding secondary maximum
contaminant levels established bytheState Board of Health.
Implications for the Plan
Though the groundwater inthe Study Area probably cannot beusedasa water source
for humans,its connection to the area's stream system requires thatthe condition of
this water not be ignored.Again,careful consideration of the chemicals and other
wastes that form the primary sources for non-point source pollution should be made.
Moreover,theCityof Marysville's Sensitive Areas Ordinance addresses the issues of
fish,wildlife,and streams In its section onFishand Wildlife Habitats.In addition to
the text,known potential habitats havebeen noted on maps prepared by Snohomish
County and adopted bythe City.Please refertothis document for more information.
The comprehensive plan should support and coordinate with the requirements of the
Sensitive Areas Ordinance.
iii.Wetlands
Wetlands means areas that are inundated or saturated by surface water or ground
water at a frequency and duration sufficient to support,and that under normal
circumstances do support,a prevalence of vegetation typically adapted for life in
saturated soil conditions.Wetlands generally include swamps,marshes,bogs,and
similarareas.Wetlands do not include those artificial wetlands intentionally created
from non-wetland sites,including,but not limited to,irrigation and drainage ditches,
grass-lined swales,canals,detention facilities,wastewater treatment facilities,farm
ponds,and landscape amenities.However,wetlands may include those artificial
wetlands intentionally created from non-wetland areas to mitigate conversion of
wetlands,if permitted bythe county or city.
Wetlands and their buffer areas are fragile natural resources with significant
development constraints due to flooding,erosion,soil liquefaction potential,and
septic disposal limitations.In their natural state,wetlands provide many valuable
social and ecological services,including:
•Controlling flooding and storm waterrunoffby storing or regulating natural flows
18
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
•
•
•
Protecting water resources by filtering out water pollutants, processing biological
and chemical oxygen demand, recycling and storing nutrients, and serving as
settling basins for naturally occurring sedimentation
Providingareas for groundwater recharge
Preventing shoreline erosion by stabilizing the substrate
Providing habitat area for many species of fish, wildlife, and vegetation, many of
which are dependent on wetlands for their survival, and many of which are on
Washington Stateand Federal Endangered Species lists
Providing open space and visual relief from intense development in urbanized
areas
Providing recreation opportunities
• Servingas areas for scientific study and natural resource education.
The lowerreaches of Quilceda and Allen Creeks contain numerous small marshes and
bogs. These wetlands store and meter water for stream and ground water flows by
serving as a recharge area during the dry summer months and as a reservoir during
winter months. There are also many areas with a high water table. These mayor may
not result in wetlands but definitely impact the type of land use the area can
accommodate..
Implications for the Plan
Because of many valuable social and ecological services that the wetlands provide the
plan should protect them as much as possible. Moreover, the City of Marysville's
Sensitive Areas Ordinance addresses these issues in its section on Wetlands.In
addition to the text, known potential wetlands have been noted on maps prepared by
Snohomish County and adopted by the City. Please refer to this document for more
information. The comprehensive plan should support and coordinate with the
requirements of the Sensitive Areas Ordinance.
lv,Stonn water
Residential, commercial, and industrial development will have both short-term and
long-term effects upon the quality of surface water resources. Increased storm water
runoff will result from removal of natural vegetation, draining and filling wetlands,
disturbing soil structures by grading and compacting, and by covering land with
impervious surfaces such as streets, parking lots, and structures.The unmitigated
increased volume and rate·of subsequent storm water runoff will carry greater
quantities of silt, debris, and chemical pollutants into the Quilceda and Allen Creek
drainage system.
The Federal Emergency Management Agency designated the reaches of Quilceda
Creek downstream from IOIst Place NE and Allen Creek downstream from 76th
Place NE together with an upland bog immediately west of SR 9 and north of 108th
Street NE and the limits of the IOO-year flood area associated with Ebey Slough as
flood hazard zones. Any structures proposed to be constructed in any area designated
as a flood hazard zone will need to be flood-proofed to assure that the City may
continue to qualify for participation in the National Flood Insurance Program.
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FEMA FLOOD INSURANCE RATE
MAP
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LEGEND
City of
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Comprehensive Plan
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
Also, a joint county, city (ArlingtonlMarysville)and tribal storm-water management
plan for these watersheds must be developed and implemented to prevent further
degradation ofthe natural system and property damage due to floodingand erosion.
Implications for the Plan
As development occurs within these watersheds, it should be done in such a manner
as to minimire the impacts; that is, buffers provided to protect streams careful site
development, grading, and removal of vegetation to limit the increase in storm water
leaving the site and careful consideration of the chemicals and other wastes that form
the primary sources for non-point source pollution.
Moreover, the City of Marysville's Sensitive Areas Ordinance addresses the issues of
streams in its section on Fish and Wildlife Habitats.In addition to the text, streams
have been noted on maps prepared by Snohomish County and adopted by the City.
Please refer to this document for more information. The comprehensive plan should
support and coordinate with the requirements of the Sensitive Areas Ordinance.
v,Shoreline Management
The Shoreline Management Program applies to the reaches of Quilceda Creek
downstream from its confluence with the Main and Middle Forks and Allen Creek
downstream from 100thStreet NE together with Munson Creek downstream from the
67th Street alignment and an unnamed tributary of Allen Creek upstream from their
confluence west of 67th Avenue NE and the 90th Street alignment to about the 7lst
Avenue alignment.
Land use activities within these boundaries must obtain shoreline permits or shoreline
substantial development permits regulated by the City and Department of Ecology.
Ebey Slough provides the single point of shoreline access (as opposed to creeks)
within the city limits.
Implications for the Plan
The comprehensive plan should support and coordinate with the requirements of the
Shoreline Management Program.
C.FORESTED AREAS, VEGETA nON,AND WILDLIFE
Certain areas within the Marysville Comprehensive Plan Study Area remain forested. No
area has old growth timber because this was logged in the late l800s anQ~early 1900s;
therefore, these areas have second growth timber. They are found on undeveloped tracks,
along creeks, ravines, and some wetlands,and as significant buffers along Interstate 5 and
Highway 9. They provide visual buffers,erosion prevention,topsoil preservation,
wildlife habitat, and help with the conversion of carbon dioxide to oxygen. Most of the
wildlife habitats coincide with the forested areas or areas with heavy vegetation. A
significant stand of older trees is situated at 55th Avenue NE and lOOth Street NE, called
Mother Nature's Window.
21
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Comprehensive Plan
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SECTION III
Implications for the Plan
Significantly forested and vegetated areas should be maintained within the Urban Growth
Area. These not only provide habitat but also are visually appealing and useful in
providing environmental balance.
The Cityof Marysville's Sensitive Areas Ordinance addresses the issues of wildlifein its
section on Fish and Wildlife Habitats.In addition to the text,known potential habitats
have been noted on maps prepared by Snohomish County and adopted by the City.
Please refer to this document for more information.The comprehensive plan should
supportand coordinate withthe requirements ofthe Sensitive Areas Ordinance.
2. EXISTING LAND USES
A.AGRICULTURE
Historically,the greater Marysville area has been known for its agricultural production.
As the urbanized areas have grown,they have encroached upon the agricultural lands.
Today the remaining agricultural lands surround greater Marysville to the north, west,
and some landsto the south between Sunnyside Blvd.and Ebey Slough.Theselandsare
an importantpartofboth Marysville's economy and physical character.BothCountyand
State laws seek to protect significant agricultural lands.The Growth Management Act
requires the classification and conservation of long-term commercially significant
agriculturallands through identification and development regulations.
hnpHcations for the Plan
The Study Area contains morethan enough landto allowfor the growth expectedin the
next 20 years. Some agricultural lands may needto be converted to urban uses.Goals,
policies, zoning,andan urban growth boundary should be planned to protect significant
tracts of landthat are not required to accommodate 20 years of growth '" though they
may in the more distant future.Smaller parcels of agricultural lands may be included
within the urban growth boundary;however,they may be developed withinthe 20 year
time frame of this plan.
B. RESIDENTIAL
Marysvilleand the Study Areaare predominantly single family.The densityrangesfrom
6 dwellingunits per acre (7,200sq. ft. lots)in the traditional neighborhoods surrounding
downtownto 3.5 dwellings peracre (12,500 sq. ft.lots)in the newer subdivisions,down
to one dwelling unit per 5 or moreacresintheruraland agricultural areas fQ.the westand
north of the urbanized neighborhoods.Thereare single family areas of greater density
that are usually composed of either mobile home courts or isolated developments suchas
along 100th (approximately 3,000sq.ft.lots).
Marysvilleandthe Study Areaalsohave multi-family development.Thisis characterized
by apartments/condominiums,retirement homes (both buildings and garden court, one
story structures),and duplexes and triplexes.Mostof the apartment buildingshavebeen
built on lots that have been assembled and redeveloped within the core of the City of
Marysville. Some conversions or small redevelopment andinfill projects haveoccurred
in these same areas,placing duplexes and triplexes in the neighborhoods surrounding
downtown. These projects are usually more consistent with the existing single family
character. Other duplex projects have been constructed in moreoutlying neighbOrhoods
as well.However,multi-family developments have remained west of 67thAvenueNE.
23
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION /II
Overall, the residential areas stretch in a linear fashion between the agricultural lands and
Interstate 5 and from downtown Marysville west to Highway 9. The residential
neighborhoods are structured by two factors: natural features such as creeks and
topography, and the street structure. The Quilceda and Allen Creek systems move from
the northeast to the southwest, across the Study Area. Because limited road crossings are
allowed the creeks serve to separate neighborhoods. The Study Area has some
significant topographic changes and these divide neighborhoods even more strongly than
the creeks.
The street structure is determined by both the natural features described above and the
layout favored during the period when areas were developed. The older neighborhoods
near downtown were developed on a grid system, and subsequent developments used a
curvilinear or cul-de-sac layout. The latter was done not only in response to the more
introverted nature of neighborhoods, but it also complimented the natural features that cut
through these developing areas..
Implications for the Plan
Marysville and the Study Area's predominantly single family character should be
maintained and enhanced. This does not mean that only single family housing can be
constructed, but that multi-family homes (when related to existing single family
neighborhoods) should be placed in a manner that does not disrupt the neighborhoods.
Where infill is encouraged, the types of housing should maintain the existing character.
In newly developing areas, multi-family should be included but with the same locational
criteria described above.
The urban growth boundary should be determined in such a way as to accommodate the
needs of 20 years expected growth. Multi-family housing sites should be identified
throughout the planning area or criteria written to locate residential areas in undeveloped
portions of the Study Area. Residential development should be encouraged to infill in
existing urbanized areas that have utilities.
The residential neighborhoods should be structured and identified in response to the
linear form, natural features, and streets (as well as other elements discussed in other
sections).The resulting structure will help to make sections of the residential areas more
distinct and therefore the linear form more understandable.
C.COMMERCIAL
Commercial properties are located primarily where they have historically been found:
along the waterfront, downtown, on the Tulalip lands, and along State Avenue/Smokey
Point Road.The waterfront has some uses that are water dependent such as marinas,
automobile related activities, and mills. Downtown has a broad range of commercial
functions ranging from freeway services such as service stations and fast food restaurants,
near the Fourth Street entrance to Interstate 5, to full-service restaurants,retail shops, and
professional offices.There is also the Towne Center Mall which is prominently located
between Fourth Street and the waterfrontIFirst Street.
Major portions of the State Avenue/Smokey Point Road corridor are lined with
commercial properties. In downtown Marysville,commercial activities are small,
traditional storefronts, the mall, other moderately-sized properties and malls. In
downtown,these commercial properties along State Avenue extend from the railroad to
Columbia Avenue until north of Grove Street where the moderately scaled malls and
properties begin.These extend to Alder and Quinn Streets.There is a break along State
24
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
Avenue in the area between 84th and 92nd Streets. Then a large, recent development is
located around the intersection with lOOth.This development has both K-Mart and Fred
Meyer stores as well as other adjacent commercial developments. The next significant
cluster of commercial properties occurs between Stimson's Crossing and Smokey
PointJInterstate 5 exit.While not continuously commercial, there are many large
automotive,agricultural,and commercial properties along this section of Smokey Point
Blvd.
Along with the significant groupings of commercial activities described above,are the
small scattered commercial properties located in residential neighborhoods.These occur
along Liberty Avenue NE between 56th Place NE and 80th Street NE.There are also
commercial properties on Sunnyside BIvdJ64th Street NE,Grove street between 51st
Avenue NE and 67th Avenue NE,near the intersection of 88th Street NE and 52nd
Avenue NE,also at the intersection of 88th Street NE and 52nd Avenue NE,also at the
intersection of 84th Street NE and 83rd Avenue NE,and finally on lOOth Street NE near
59th A venue NE.
A rough study of the urbanized areas within the Study Area shows that just less than 3%
of lands are used for commercial purposes (retail/service,general commercial, or office).
Approximately 4 1/2%of the urbanized lands are zoned or developed for commercial
uses.In studies by the Urban Land Institute (David Van Horn, Urban Land, Feb. 1989),
approximately 12.4 acres per 1,000 people was recommended.
Implications for the Plan
Identification of additional commercial sites to meet the ratio should occur.The following
areas should be the locations for these additional sites: The historic locations for
commercial activities should be encouraged and in some cases reinforced.Downtown
Marysville should remain the dominant commercial center. Secondary commercial
activities should be strengthened as well: the waterfront and State Avenue/Smokey Point
Blvd.The waterfront needs to have appropriate specialized commercial activities located
on it to support the functions of downtown and to revitalize this area. State
Avenue/Smokey Point Blvd. will continue to provide important commercial support to the
residential neighborhoods and businesses north of the city. The commercial activities
along this route should have breaks in between the commercial, so that different parts of
the corridor are identifiable.'These should correspond to the downtown,lOOth,and
Smokey Point areas that have already been established. A few neighborhood commercial
developments have occurred in the greater Marysville area. They should be permitted and
others allowed (distributed between the neighborhoods discussed above) in controlled
circumstances in which goals,policies,and criteria have been met.Finally,some
examination of the areas east of town should be made, since the City is growing both to
the north and east.
D.INDUSlRIAL
Within the Study Area there are several areas of sizable industrial properties.These are
clustered along the waterfront adjacent to downtown, along Old Highway 99 near
Stimson's Crossing,as well as other smaller sites scattered along State Avenue/Old
Highway 99.Significant tracts of land north of l24th Street NE along Smokey Point
Blvd.are zoned industrial though little of the land has actually been developed.
Previous comprehensive plans have designated large portions of north Marysville for
industrial land use.These designated industrial lands exhibit most of the characteristics
of good industrial locations:good access to highways and freeways,rail access,
25
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
proximity to air transportation,flat and easily developable land, available water and
sewer, and large parcel ownership.
These previous comprehensive plans designated more than 1,200 acres for industrial uses
-most of them in the unincorporated portions of the planning area. In 1982 only 8%of
this land had been used for industrial purposes,23 %was in residential or commercial
use, and 69%remained undeveloped.Nonetheless,additional requests to include other
vacant lands in the industrial comprehensive plan category werereceived,and the City of
Arlington initiated an unsuccessful annexation in 1990 with the intention of converting
agricultural lands south of the airport to the industrial designation.
Though it might be suggested that more available acreage would make the area more
attractive for new industries,there are problems associated with increasing the industrial
acreage:
• Untimely expansion of the utility and road network required by scattered development
• Conflicts with the Growth Management Act's provisions
• Reduction of designated agricultural land
Projected demand for further industrial land is difficult to estimate.Increasing
development costs for industrial lands in the southern portion of the county will tend to
increase the desirability of the north county. Also the United States/Canada trade
agreement eliminating tariffs will create additional demand for warehousing adjacent to
the Interstate 5 corridor.Finally,the possibility of a large wetland being identified in the
.Smokey Point Blvd.industrial area may reduce available land..
A rough approximation of future industrial land demand can be obtained by multiplying
the current ratio of developed industrial land to population forecasted for 2010.By that
method the industrial land designated in this comprehensive plan will meet the forecasted
demand for the year 2010.To illustrate this point,the 1970 Marysville Comprehensive
Plan, which excluded the area north of 140th Street NE,noted that the amount of land
available was "more than adequate to serve the industrial needs to 1990,and even to
maturation." This statement is valid today with an even greater amount of vacant
industrial land available.
Implications forthePlan
Industrial activities are an important component of the greater Marysville economy.
Their placement is important not only to aid in their ability to move goods and employees
to and from the site but also to prevent incompatible land uses.Some of.the industrial
land uses along the waterfront should be reconsidered since these uses do not promote
access to the water.The industrial uses along Smokey Point Blvd do have appropriate
access, but they do not present the best image from the Interstate.Buffering and the
maintaining of visual corridors (between Interstate 5 and agricultural lands, for instance)
are necessary to create a desirable image from Interstate 5.The wetlands that have been
identified in this area should also be maintained.They may allow the kind of visual
corridors discussed above.However,there is sufficient land zoned currently to
accommodate the anticipated needs within the Study Area.
26
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
3.CmCULATION
The Public Works Department is preparing a Comprehensive Transportation Plan which
describes the road network within the Comprehensive Plan Study Area.In summary,the
area is served by the following (This list repeats some streets because their classification
changes in response tothepartofthe Study Area they are serving):
Interstate 5InterstateHighway
Principal Arterial
Minor Arterial
Collector Arterial
SR528
SR9
Fourth Street [between Interstate 5andState Avenue]
State Avenue/Smokey Point Blvd.[north of Fourth Street]
Fourth Street [east ofState Avenue]
116th Street NE [west of Smokey Point Blvd.]
136th/l40th west of Smokey Point Blvd.
51st Avenue NE [between GroveandSixth Streets]
67th Ave.NE
Grove Streetf76th Street NE [eastof51stAvenue NE]
Liberty Avenue [between Fourth and Sixth Streets]
Shoultes Road
lOOth Street NE [between StateAvenueand67thAvenue NE]
84th Street NE [between 67thAvenue NE and Highway 9]
80th Street NE [between Cedar Avenue and47thAvenue NE]
Grove Street [between Cedar Avenue and51stAvenue NE]
Sunnyside Blvd.[between State Avenue and49thStreet NE]
Cedar Avenue
47th Ave.NE/48th Dr.NE [between Sixth Streetand lOOth Street NE]
108th Avenue NE
8thStreet NE
132nd St.NE between 51stand67th Aves.NE
136th St.NE between Smokey Point Blvd.and51st St.NE
152nd St.NE between Smokey Point Blvd.and67th Ave.NE
The existing network is relatively complete except for locations where existing streets are
interrupted by creeks (i.e.,116th Street NE at Quilceda Creek)or other obstacles (i.e.,51st
Avenue NEat Pinewood Elementary).
Somemajor changes tothe system are expected,suchas a new interchange on.Interstate5 at
88th Street NE.The new interchange at 88th Street NE will direct much moretraffic to 88th
and State Avenue.Currently much of 88th Street NE is developed between State Avenue
and67thAvenue NE.This development is characterized by homes on smalllots closeto the
roadway.
27
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SECTION III
9
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FUNCTIONAL ClASSIFICATION _
EXISTING 1RAN~PORTATION NElWOI!K
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SECTION III
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MARYSVILLE
TRANSPORTATION PlAN RlNcnoNALClASSIFlCAnON -
EX1SIlNG TltANSl'ORTATION NEtWORK'-------------------
Implications for the Plan
c.POPULATION,HOUSING,AND EMPLOYMENT
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
529.01 8310
529.02
528.02
8320528.03
528.04
The development of 88th Street NE in conjunction with the new interchange requires a
widening of the roadway. Instead of increasing the right of way equally on both sides of the
street, one lot deep should be purchased on the south side of the street to allow for an
appropriate road width, street trees, sidewalks, bike trails, and buffers for the remaining
residences. Specialtreatment willbe required through the cemetery at State Avenue.
The existing street network, for the most part, is able to meet the needs of the greater
Marysville area.In cases where the network is unable to meet the demand, upgrading and
expanding the existing roads will be required. The locations where new roads should be
considered are where the existing street network is interrupted by creeks (for example, I16th
Street NE)or other obstacles (for instance, 51st Avenue NE at Pinewood Elementary). Other
roads will need to be extended as new development is occurs (i.e.,83rd Avenue NE north to
108thStreet NE).
Population forecasting for Marysville must include an area greater than the current city limits
because the City provides utility services within this greater area to a population more than triple
the 1990 population. Also, the Urban Growth Area contains an area larger than the corporate
limits of Marysville.
There are two time frames that this plan examines: the current situation best represented by the
1990Census and 20 years in the future,2010. The projected information for 2010 is prepared by
the Puget Sound Regional Council. The U.S.Census and Puget Sound Regional Council use
similar analysis zones, but they are not identical.The following chart relates them, and the
following maps show their configuration.Because the City is the primary water and sewer
purveyor within these zones,we will presume for planning purposes that the majority of the
dwelling units projected to house this additional population will be connected to city utilities.
1990 Census Tracts 2010 Forecast
Analysis Zones
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
1.EXISTING PoPULAnON
The most accurate and recent information available is from the 1990 Census.Some of the
census tracts in the Study Area extend beyond its boundaries. However, since these tracts
also provide information on the area between 67th Ave. NE and Highway 9 and the area
between 44th Sf. NE and 28th Sf. NE they are included here.
City/Census Tract
City of Marysville
Population
13,030
(t992)
14,570
(1993)
Age
40 % 25-54 years of age
26 %()..17 years of age
66 %Sum
Race:
%White
96.5 %
Census Tract: 528.02 7,290
Census Tract:528.03 3,995
Census Tract:528.04 5,484
Census Tract:529.01 6,538
Census Tract: 529.02 7,367
Census Tract:527.01 1,549
45.5 % 25-54 years of age
32.5 % 0-17 years of age
78 % Sum
47 % 25-54 years of age
37 % 0-17 years of age
84%Sum
47 % 25-54 years ofage
34%0-17years of age
81 %Sum
38 %
25-54 years of age
24 % 0-17 years of age
62 % Sum
41 % 25-54 years of age
28 %
0-17 years of age
69%Sum
47.5 % 25-54 years of age
29 % 0-17 years of age
76.5 % Sum
33
96.5 %
96.2 %
95.9 %
95.7 %
95.1-%
97.3 %
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
Implications for the Plan
The primary implications for this information relate to proposed housing and to how the
population islikelyto changeoverthenext20years from the picture described above.
2.Existing Housing
The 1992 population in the Study Areais approximately 36,189 with about 36%ofit located
within the Cityof Marysville.This is basedon the following assumptions.Census Tracts
528and529 are completely contained within the Study Area and cover thearea between 1-5,
172nd St. NE,67th Ave.NE,and Ebey Slough/Allen Creek.They contain 30,674 persons.
The527 Census Tractscovertheareaeast of 67th Ave.,but extend beyond the boundaries of
the Study Area.The 521 Census Tractcoversthe area around Sunnyside Blvd.but extends
beyond the Study Area.To estimate the amount of population they contain within the Study
Area the following proportions were used:527.01,67%;527.02,67%;527.03,33%and
521.04,50%. These percentages arebasedon the probable location of population within the
Census Tract,notjust the amount of land located within the Study Area.
Theabovechart shows thatthe population is predominantly white families,andthe majority
of population is between 25-44,andunder 17).However,within the City of Marysville 23 %
of the population is over55; forthe two census tracts (529.01,529.02)thatlie between 88th
St.NE,1-5,Allen Creek,and67th Ave.NE,28%and 22%,respectively,of the population is
over55. This compares toarangeof between 9%and 14.5 %ofthe population being over55
in theother census tracts.
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Census Tract:527.02 4,588
Census Tract:527.03 2,366
Census Tract:521.04 1,243
48.5%25-54 years ofage
32 % 0-17 years ofage
80.5 %Sum
47%25-54yearsofage
34 % 0-17 years ofage
81 %Sum
45.4%25-54 years ofage
27.9% D-17yearsofage
73.3%Sum
97.6%
95.8%
96.8%
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The most accurate and recent information available is also from the 1990 Census.The
following chart summarizes someofthe information provided inthe Census.
City/Census Tract Population Total %Single %Multi-%%%Remer Per.
Dwelling Family Family Mobile Owner Units
Units Homes/Units per
(DU)Trailers DU
(1990)
Cityof Marysville 13,030 4,565 48%51.5%5%46.5%53.5%2.4
34
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
CensusTract: 528.02 7,290
CensusTract: 528.03 3,995
CensusTract: 528.04 5,484
Census Tract: 529.01 6,538
CensusTract: 529.02· 7,367
CensusTract: 527.01 1,549
CensusTract: 527.02 4,588
CensusTract: 527.03 2,366
CensusTract: 521.04 1,243 452 85%
9% 7% 82% 18% 3.0
3% 28% 82%18%3.3
6.5% 4.5% 81.5%18.5%3.2
42%II %52%48%2.3_
34% 9% 53% 47% 2.5
2% 38% 90% 10% 3.1
3% 22% 89%II % 3.1
12% 11% 71% 29% 3.0
2% 10% 77% 23% 2.8
The number of dwelling units in 1990 in the Study Area is approximately 12,600with about
36% of it located within the City of Marysville.(This is based on the assumptions used in
the preceding section.) This shows that a higher percentage of dwelling units than
population is located within the City of Marysville. This makes sense since the number of
persons per dwelling unit (perIOU) is lower within the city (2.4 PerIOU) than in the Study
Area in general(approximately 2.7 PerIOU).
The above chart shows that the housing within the City of Marysville is predominantlymulti-
family,rental units. Only one unit, detached units were counted as single family; everything
else, except mobile homes and trailers,were counted as multi-family. This includes:
attached one unit dwellings, duplexes, and multi-unit buildings. Mobile homes and trailers
are shown separately since they can be used as single family homes or within mobile home
parks. Outside the city housing is predominantly single family (80-90%). This results in an
overall rate of about 76% single family housing in the Study Area.
The owner versus renter occupancy information shows that outside of the 529 Census Tracts
most dwellingunits are owned. To some degree it can be assumed that the multi-familyunits
are rental though the percentage of units that are rented is somewhat higher indicating that
single familydwelling unitsare available for rent as well.
Existing density within the city is relatively low and averages 1.75 dwelling units per acre
with a range of .41 to 3.12 dwelling units per acre. Urbanized areas surrounding the city
have current average densities of only 1.15 dwelling units per acre.-Densities in
unincorporated areas that are designated urban but located outside of the immediate areas
surroundingthe city are even lower and average only .94 dwelling units per acre.
Most of the County's new housing since 1980 has been built in the unincorporated portionof
the County (64.2 percent). This has been the case for every year between 1980 and 1988.
The incorporatedareas of the County, however, have received most of the multi-family units
over this time period,whereas the majority of new single family units have consistently gone
into the unincorporated County..
35
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
Implications for the Plan
While the ownership rates are high or average in the Study Area, they are relatively low for
the city. This means that in developing the plan and especially in encouraging certain types
of housing,those that are more likely to make ownership possible should be examined for the
city.The primary implications for this information relate to proposed housing and to how the
population is likely to changeover the next 20 years from the picture described above.
3. Existing Employment
The most accurate and recent information available is from the 1990 Census,but it is
provided by the Puget Sound Regional Council in the Forecast Analysis Zone (FAZ) format.
The following chart summarizes the information provided.All of the jobs listed for FAZs
8310 and 8320 are within the Study Area. Though FAZs 8405 and 8406 extend beyond the
Study Area;probably most of the jobs would be within the Study Area. FAZ 7905 contains
the southeast corner of the Study Area, though the majority of the area it covers is Lake
StevenslFrontier Village and thus most if not all of the jobs would be outside the Study Area.
Forecast Total Manujac-Wholesale,Retail Service Govern-
Analysis Employ-turing Transpon.,ment
Zone ment Communi.
Utilities
8310 5646 602 351 2564 .1458 671
8320 1468 488 239 250 127 365
8405 866 717 7 79 57 7
8406 67 19 7 20 21 0
Subtotal 8047 1826 604 2913 1663 1043
7905 2036 583 105 539 340 469
There are about 7200 -7800 jobs in the Study Area in 1990. About 35%of them are in
retail, both manufacturing and service each have about 20%, and government accounts for
about 10 to 15%.There are not many jobs in Wholesale, Transportation,Communication,
and Utilities - only about 5%.-
On a regional basis, some reports use a ratio of 1.2 jobs to every dwelling unit.'Though the
Study Area would not count as a region, this ratio still gives some idea of the balance of jobs
and housing.In the Study Area, the ratio is about .6 jobs to housing (7,500 jobs/12,600
dweIling units). However, many people in the Study Area would have jobs in the Everett
area, and households now have two workers, instead of the traditional one.
1 Washington State Transportation Commission, Innovations Unit; Final Draft Report (92.1);Land Use-
Transportation Linkage.
36
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
Also, providing jobs whose pay is not in line with the cost of the nearby housing will not
result in more people living and working in the area. This relates to the types and mix ofjobs
as shown in the above chart.
Implications for the Plan
Identifying land uses that will encourage economic growth is important. But having those
jobs be supportive of the current and desired character of Marysville and its residents is
important as well. Also, Marysville exists within a larger region, and it will be important to
clarify its role in that region.
4.PoPULATIONGROWTII (2010)
Population forecasts are provided by the Puget Sound Regional Council in the Forecast
Analysis Zone (FAZ) format. The following chart summarizes the information provided. In
terms of population, all of it listed for FAZs 8310 and 8320 is within the Study Area. Though
FAZs 8405 and 8406 extend beyond the Study Area, most if not all of the population growth
would be within the Study Area.'FAZ 7905 contains the southeast corner of the Study Area,
though the majority of the area it covers is Lake Stevens/Frontier Village and thus most of
the people would be outside the,Study Area. Based on the 1990 Census Tracts versus the
1990 FAZ, Census Tract 527.03 is bout 32%of FAZ 7905, and about 10%of FAZ 7905 is
within the Study Area.
The Growth Management Act requires that an Urban Growth Area (UGA) be established.
Urban growth must take place within its boundaries.Those FAZs that extend beyond the
Study Area and/or the UGA would have their growth directed to within the UGA.
37
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
Forecast Population Population Population Calculation oj PopulationAnalysisTotalGrowthwithinthewithintheStudyAreaZone2010(201Q-J990)StudyArea
8310 29628 8433 29628 all
8320 12204 2725 12204 all
8405 7543 2955 6029 3074 +2955 =6029
67%of 1992 +growth
8406 3508 1959 4309 2350 +1959 =4309
67%of 1992 +growth
7905 15275 4569 1238 781 +457 =1238
33%of CT527.03 +10%
growth
7606 1373 130 732 622 +110 =732
50%of 1992 +growth
Total 69531 20771 54140
About 54,000 people will live within the Study Area (1-5 to Hwy. 9, Ebey Slough to 172nd
Ave. N.E.) by 2010. The estimated population within the Study Area in 1990 is 34,200.
Thus the area would beanticipating about 18,500additionalpeople by the year 2010. That is
a 55%increase within the Study Area in the next 20 years; and a 50% increase in SnohomishCounty.
In the period from 1980 to 1990there was a 100% increase in population within the City of
Marysville. This increase reflects not only the building boom but also annexation.The
county experienced a 38% growth rate during the same period, 1980 - 1990. Historically the
growth rates for the two preceding twenty year periods (for the county) were: 96% for 1960
to 1980 and 76% for 1970to 1990. The period from 1980 to 2000, combining both known
and projected growth rates, is 78%. This indicates a declining growth rate. Due to
annexations the historic growth rates for the City are somewhat misleading, so the county
may be a better indicator, thought he growthrates for the Study Area is in keeping with thatexpectedfor the county._
Implications for the Plan
The population growth indicates that Marysville will need to provide housing appropriate to
the populations needs, suchas that forelderlyand smaller households.
5.Future Housing Needs
Housing forecasts are also provided by the Puget Sound Regional Council in the forecast
Analysis Zone (PAZ) format. These household forecasts were contained in the Puget Sound
Subarea Forecasts prepared in April, 1992 for the PSRC. The following chart summarizes
the information provided. The FAZs cover the same area as described above. Those FAZs
that extend beyond the Study Area and/or the UGB would have their growth directed to
38
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
within the UGB.Households,as defined by the Federal Bureau of the Census, are occupied
housing units.Declining household size has been a long-term trend throughout Washington
State.The statewide average household size in 1990 is about 2.61; the average household
size in Snohomish County is 2.58. The City of Marysville has a 1990 population of 10,328
people living in 4,565 dwelling units, which is an average household size of 2.4.In
comparison,the average household size in the Study Area is approximately 2.7 persons per
household.
39
.CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION "'
Population Households
within the Total
StudyArea
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'Zone
8310
,8320
8405
8406
7905
7606
Total
29628
12204
7543
3508
1527
1373
69,531
2010
12325
4187
2702
1246
5790
547
26,797
Household
Growth
(2010-1990)
3872
1165
1065
718
187
80
7,087
Households
withinStudy
Area
12325
4187
2162
1072
462
314
20,522
Calculations of Persons
Households within the per
StudyArea household
all 2.38
all 2.91
1097 +1065 =2162 2.79
67%of 1992 +growth
354 +718 =1072 2.81
67%of 1992 +growth
275 +187 =462 2.64
33%of 1992 +10%
growth
234 +80 =314 2.65
50%of 1992 +owth
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This projection indicates that the comprehensive plan would have to provide about 7,087
dwelling units by 2010, or an estimated 7,489 households by 2012. This is about a 55%
increase from 1992. This increase is greater than that for population, reflecting the decrease
in persons per household.
The forecast does not make projections based on dwelling unit type. However, the existing
housing distribution can be used as a preliminary basis for distributing these units by type.
Currently there is about 76%single family dwelling units in the Study Area and a little less
than 48 %single family dwelling units in the city. There are several issues that should be
considered in the future mix of housing types. This includes the demand for affordable
housing, the cost of installing infrastructure, the goals of the Growth Management Act, and
the decreasing size of households. All these factors indicate a decrease in the percentage of
single family dwelling units in the Study Area, a decrease in the size of sin@:family lots,
and alternative or new housing types that would address these issues. These might include
duplexes, condominiums, townhouses, apartment buildings, mobile home parks, small lot
single family (zipper lots,zero lot line, etc....) and/or accessory units.
Implications for the Plan
A wider variety of housing types that encourage the urban densities and efficient use of land
called for by the Growth Management Act should be identified and encouraged by the
Comprehensive Plan.
40
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
6.GROWTH TRENDS AND ECONOMIC DEVELOPMENT
Employment forecasts are also provided by the Puget Sound Regional Council in the
Forecast Analysis Zone (PAZ) format. The following chart summarizes the information
provided. The FAZs cover the same area as described under population. Just as all the
population and housing growth must be within an UrbanGrowth Boundary (UGB) so must
the new employment. Those FAZs that extend beyond the Study Area and/or the UGB
would have their growth directed to within the UGB. In terms of employment, all of the
jobs listed for FAZs 8310 and 8320 are within the Study Area.Though FAZs 8405 and 8406
extend beyond the Study Area, probably most of the jobs would be within the Study Area.
FAZ 7905 contains the southeast comer of the Study Area though the majority of the area it
covers is Lake StevenslFrontier Village and thus most if not all of the jobs would be outside
the Study Area.
ForecastAnalysis Total Manufacturing Wholesale,Retail Service Government
Zone Employment Transport,
Communi.
Utilities
8310 9052 1002 780 3884 2631 755
8320 2747 867 472 407 441 560
8405 1693 1002 12
414 243 22
8406 243 21 14 99 104 5
Subtotal 13735 2892 1278 4804
3419 1342
7905 3278 791 297 893
740 558
Around 13,000 jobs are projected to be in the Study Area by 2010, which is an increase of
around 5,000 jobs,or about 66%. The following chart showsin general percentages the jobs
by category that existed in 1990and the expected distributionby 2010.
Category of job 1990 2010
Manufacturing 25%20%
Wholesale,5%10%
Transportation,
Communication,
Utilities
Retail 35%35%
Service 20%25%
Government 15%10%
41
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
The above chart shows the changes in the jobs in the Study Area: manufacturing and
government will experience a decrease, in the overall percentage of jobs though not in real
numbers; service Sector and wholesale, transportation, communication, and utilities will
experience an increase, andretail remains the same, indicating an increase inreal numbers.
On a regional basis, some reports use a ratio of 1.2 jobs to every dwelling unit.?Though the
Study Area would not count as a region, this ratio is about .63 jobs to housing (13,000
jobsl20,500 dwelling units). However, many people in the Study Area would have jobs in
the Everett area, and Boeing is also a major employer. Also, the validity of this ratio is
changing since many households now have two workers instead of the traditional one. This
ratio indicates only a small increase in the jobs to housing ratio over 1990. Furthermore,
since it is likely that moreand more households will have both heads of households working,
this ratio should be increasing, on a regional scale, to something possibly beyond 1.2. The
following chart summarizes the regional picture in 2010:
Area Jobs 2010 Households Jobs/Household
2010 Ratio
King County 1,301,823 823,136 1.6
Kitsap County 98,258 105,069 .9
Pierce County 321,391 310,841 1.0
.Snohomish County 261,826 278,174 .9
Everett Area 115,384 51,931 2.2
Puget Sound Region 1,983,300 1,517,220 1.3
As a region the jobs to households ratio indicates that there are somewhat more jobs than the
ideal ratio would indicate, thus beginning to reflect the two wage earner households. The
Everett area in particular is particularly well provided for in this alternative.
Implications for the Plan
Marysville should plan to provide an adequate number of jobs within the community, though
this should be viewed within the regional (Everett or Puget Sound) context.The ratios
examined above are based on a regional model and therefore should be used in thatcircumstance.
D.GOVERNMENTAL JURISDICTIONS
1. SNOHOMISHCOUNTY
The City of Marysville is located within Snohomish County. The City of Marysville is
located within the Marysville Planning Area together with the Tulalip Reservation, and the
Arlington and the Lake Stevens planning areas, forming the North Snohomish County UrbanArea.
2 Washington State Transportation Commission,Innovations Unit; Final Draft Report (92.1);Land Use-Transponation Linkage.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
bnplications for the Plan
In terms of Growth Management,many decisions must be coordinated with the county or
affirmed at the county level. Further, the Urban Growth Area encompasses an area larger
than the City of Marysville.Therefore, the Interim Comprehensive Plan will have to serve as
the basis for negotiations with the County on the land uses within the unincorporated part of
the Urban Growth Area.
2.CITIES
The cities with proximity to the City of Marysville are Everett to the southwest,Lake Stevens
to the southeast, and Arlington to the north.The sloughs separating Everett and Marysville
minimize the physical impacts between the two.The direction of urbanization and
topography have historically separated Lake Stevens and Marysville.Arlington and
Marysville have had the most interaction since the cities have tended to grow towards each
other,and Marysville provides water and sewer service to unincorporated areas near
Arlington.
Implication for the Plan
The Growth Management Act requires that there be consistency between the comprehensive
plans of adjacent communities.Though none of these cities are contiguous their Urban
Growth Areas will be either contiguous or joined.This then requires that they plan in a
consistent manner and agree on each city's sphere of influence in a continuous Urban Growth
Area.
3. TuLALIP TRIBES
The Tulalip Reservation refers to the location of a group of tribes:Snohomish,Stillaguamish,
Snoqualmie,and Skykomish.As an Indian reservation it is a separate nation.Therefore,
they are exempt from the laws of Washington State including the Growth Management Act.
Located west of 1-5 between Port Gardner Bay and l40th Street, they are the City of
Marysville's largest and nearest neighboring jurisdiction after the County.
Implications for the Plan
The Tulalip Tribes are not removed from consideration by the City of Marysville in meeting
the requirements of the Growth Management Act. The City must remain in communication
with the Tribes,aware of future plans, and to some degree,responsive to those plans.
4.SPECIAL PuRPoSE DIS1RICTS
A.SCHOOLDIS1RICTS
There are four school districts within the Study Area:Marysville,Arlington,Lake
Stevens, and Lakewood.Marysville covers the majority of the Study Area, with
Arlington serving the northeast comer,Lakewood the northwest, and Lake Stevens the
southeast.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
Implications for the Plan
The impact of the four school districts is primarily felt in coordinating a school program
for the Urban Growth Area. This will require meetings with the school districts to review
the locations for new schools and to discuss an interlocal agreement for shared use offacilities.
B.PuBLIC UTILITYDISTRICTS
Snohomish County PUD #1 (PUD), Washington Natural Gas (WNG), and General
Telephone (GTE) are among the utilitiesoperating withinthe Marysville Study Area.
Implications for the Plan
Utilities are a required element of a comprehensive plan in compliance with the Growth
Management Act.In order to provide concurrency between utility planning and new
development,it will be necessary for the City to coordinate its planning efforts with
utilities in order to meet service needs for the Study Area.
44
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• •••STUDY AREA BOUNDARY
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LEGEND
Port Card ncr Bay
City of
MARYSVILLE
Comprehensive Plan
SCHOOL DISTRICT BOUNDARIES
--DISTRICT BOUNDARY LINES
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
C.DIKING DISTRICTS
Diking district #3 maintains approximately one mile of primary dike along the north
shore of Ebey Slough within the Study Area.The District also maintains several large
pipes and tide gates and generally provides for an adequate flow of surface water through
creeks and ditches, through the dike and into Ebey Slough,The Diking District
encompasses 408 acres of land, four to five miles of ditches, one mile of primary dike
along Ebey Slough, and three six foot pipes and floodgates through the Ebey Slough dike.
bnplications for the Plan
Diking District #3 reports increased flooding which the District contends is a direct result
of developmentin the Allen Creek basin.The Plan should consider impacts of urban
development on surface water runoff and flooding within the District.
E.UTILITIES AND SERVICES
1.WATER
The City of Marysville and the Snohomish County PUD have designated water service areas
within the Study Area. These boundaries were designated through the North Snohomish
County Coordinated Water System Plan and successive negotiations. They establish water
service areas for local utilities.
In 1992 the City of Marysville completed construction of the EverettlMarysville Water
Supply Pipeline project. This project included construction of a 30-inch diameter water
supply pipeline from the City of Everett,enabling purchase of water from Everett.The
pipeline will serve the recognized service areas for the Tulalip Tribes,Snohomish County
PUD, and City of Marysville.The pipeline will provide capacity for 12 m.g.d,and is
sufficient to accommodate anticipated growth within the RUSA boundary over the next
twenty year period, to the year 2012.
2. SEWER
Public sewers within the Study area are provided by the City of Marysville.The existing
service area is contained within the City's RUSA boundaries,an area of approximately 15
square miles. Seven square miles of the service area are presently sewered,of which three
are within the city's corporate limits.The service area is bounded by Ebey Slough to the
south; 18th Street NE to the north;83rd Avenue NE to the east; and by Interstate 5 and the
Tulalip Indian Reservation to the west.
The sewer system presently provides approximately 6,426 connections,of which 6,130 are
connected to residential customers and 296 are used for schools,multi-family residences,
commercial, and institutional customers.The existing trunk sewer system contains
approximately 101miles of mainline sewer pipes ranging from 5 to 48 inches in diameter.
The Everett-Marysville urban area experienced rapid growth in recent years resulting in
sewage treatment capacity being exceeded at the Marysville wastewater treatment facility. In
February 1990, the City of Marysville and the Department of Ecology contractually agreed to
an operational consent order establishing maximum levels for influent and effluent BOD5
loading as well as maximum monthly hydraulic loading.The City of Marysville imposed
ordinances restricting new sewer connections to the City's wastewater treatment facility
between 1990 and 1992,during the sewage treatment plan upgrade.
46
• •••STUDY AREA BOUNDARY
--J '---1-:
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LEGEND
Iv!A I,Y S v 1L L E
ComprdrclIsivf!Ploll
RURAL UTILITY SERVICE AREA
(RUSA)
-RUSA BOUNDARY
o roco 2('(;0 ((XX)500J Fc..'1
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STUDY AREA WITH RUSA 130UNDMlY
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
In 1991, the City of Marysville completed a comprehensive sanitary sewerage plan and
engineering reports that identified the needed improvements at the wastewater treatment
facility.The City of Marysville is currently constructing improvements to expand the City's
wastewater treatment facility. This should accommodate projected growth within the RUSA
to the year 2015.
3.DRAINAGE ANDDIKING
The City of Marysville and Snohomish County currently operate under an interlocal
agreement for stormwater management within the Study Area.Diking District #3 has grown
increasingly concerned with impacts of urban development and stormwater runoff on the
District.Diking District #3 has reported increased development in the Marysville Study
Area.
4.PUBLIC SAFETY
The Marysville Fire District is the primary fire service provider for the Study Area.The City
of Marysville and Snohomish County Fire District #12 were merged in 1992.Since the
merger became effective, the M~sville Fire District jointly dispatches all stations to an
emergency occurring within the DIstrict boundaries. The Marysville Fire District operates
three fire stations within its service boundary. A joint operating committee composed of
three fire commissioners and three council members administer the department.Fire
Districts 21,22,27,and 8 also provide service to the external boundaries of the Study Area.
These districts have signed an interlocal agreement with the Marysville Fire District to
provide a coordinated emergency response to the area. This provides that the Marysville Fire
District and adjoining district will jointly respond to emergencies occurring within outlying
areas in order to assure the most efficient response in an emergency situation.
Police Services are provided by the City of Marysville,Snohomish County Sheriffs Office,
and Washington State Patrol within the Plan boundary. The City of Everett Police
Department also provides backup services when required. The City of Marysville provides
coverage for the Marysville city limits, while the Snohomish County Sheriffs Office is
responsible for unincorporated areas.
5.IMPLICATIONS FOR THEPLAN
It is essential that planning for future growth incorporates capital facilities plans for utilities
and public service providers.The City of Marysville recently completed updates to the
Comprehensive Sewerage Plan and Water Plan in 1989 and 1990,respectively.AltlJough
these plans were prepared in response to existing comprehensive plans and the RUSA
boundary,it is expected that the improvements constructed will largely accommodate growth
over the next twenty year period.Following final adoption of an Urban Growth Area,t1Je
final comprehensive land use plan will include a capital facilities element that will be
consistent with the plans land use element.
The merger creating the Marysville Fire District and existing interlocal agreements between
many of the public service agencies for this area provide a sound basis for coordinated
facility planning within the Study Area. The Marysville Fire District has determined that a
new station is needed to serve the southeast portion of the Study Area and has preliminarily
identified a site east of 71st Avenue and south of 44th Street for this use.
48
_FIRE D1ST.BOUNDARY
• •••STUDY AREA BOUNDARY
City of
MARYSVILLE
Comprehensive Plan
LEGEND
FIRE PROTECTION DISTRICTS
1 Mile
Port Gardner Bay
N"'"
FIRE PROTECTION DISTRICTS
...
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
COMMUNITY SELF-PERCEPTION
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Two surveys were conducted as part of the development of this InterimComprehensive Plan.
One was via the newspaper and the other was a visual preference survey as part of the
community meeting process. Both gave indications of the kind of community people felt
they lived in and wanted to see Marysville develop into. The two surveys also reinforce
several of each others conclusions. The following summarizes the community self-
perception resulting from these surveys,The full results of both surveys are available at the
Planning Department..
2. SUMMARY OF TIlE PuBLIC OPINION POLLS (1989)
To aid in answering questions related to community development, the City of Marysville
conducted three public opinion polls (residential, newspaper, and business) in September
1989. The polls not only involved the citizens in defining the City'S problems and
formulating solutions, but also in defining how they currently see the City and in the future.
The 665 participants were fairly evenly divided between the three polls. A third of the total
respondents lived between SR 528,loath Street NE,State Avenue, and 67th Avenue NE.
Another 12.5%lived along the State Avenue or within the downtownMarysville area.
As indicated by the survey, Marysville residents are primarily single family home owners,
who have lived in the city for at least 20 years. They work primarily in Marysville or Everett
and commute by automobile..
The primary concerns of the citizens were that Marysville should maintain an identity as a
single family community with green belts, parks, natural areas, and open space as well as
farmlands interspersed with these neighborhoods. This reflects the desire to maintain the
rural, farming community (some said small town character) feelthat has been the roots of the
area. Preserving farmlands, forested areas, and environmentally sensitive areas is also
important to the community. To achieve this character the respondents were willing to
concentrate housing and control growth. They felt that higher density housing should not
disrupt single family neighborhoods or be placed along the waterfront. They recommended
that multiple family housing should be located near business districts, arterials or freeways.
Site planning and design of multi-family should also be improved.
There were many concerns about the downtown business district. Respondents wanted it to
be better landscaped and more attractive. They also suggested that both the main business
district and other commercial areas have small parks within them. They were willing to have
shopping and office uses in the outlying, developing areas. They did not want to see the
continuation of strip development on State Avenue/Smokey Point Road. They felt downtown
should remain the primary focus of the greater Marysville area.
Many comments were made about the ability to move throughthe city on its streets as well as
about the appearance of those streets. The most highly requested improvements were
regarding the 88th Street interchange, State Avenue, and Fourth Street. Many respondents
were also concerned about the attractiveness of streets and supported streetscape guidelines,
possibly with parkways and boulevards. They also wanted trail and sidewalk systems
established to improve bike and pedestrian circulation.
New jobs were to be especially encouraged in tourism and recreation as well as warehousing,
light industry and manufacturing, wholesale businesses, and service oriented businesses, but
not heavy industry and manufacturing. This meant removing the industrial and
50
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
manufacturing uses from the waterfront on Ebey Slough and encouraging a mix of water
oriented activities plus parks and recreation. In general, more parks and recreation
opportunities were desired.
Implications for the Plan
In many cases, the survey supports the existing situation described above: farmlands,
forested and agricultural lands, and environmentally sensitive areas should be preserved.
More parks and recreational opportunities should occur, including bike and pedestrian
systems. Ebey Slough should be an integral and well-used part of the city. Neighborhoods
should be served by convenient commercial uses. Business properties along State
Avenue/Smokey Point Boulevard should be contained and made into identifiable sections.
Improvements must be made to the street network; working withinthe existing network.
As the survey and the existing situation indicate, single family neighborhoodsshould remain
the main identity of the area. To preserve the critical resource lands mentioned, it is
necessary to explore the location of higher density housing so the demands placed on the
city's services can be met and the required concentration of housing occur. This may not
require the total segregation of higher density and single family housing, but rather the
careful siting, higher design and landscaping standards, and careful selection of appropriate
housing types that are appropriate to the scale of the homesand lots.
3.SUMMARY OFVISUALI'REFERENCE SURVEY (1992)
The visual preference survey was conducted on three consecutive evenings in June 1992.
Approximately 170 persons participated in the survey. As part of the community meetings
scheduled to review the preliminary land use distribution, the visual preference survey
explored residential and commercial building types,especially those that might be useful in
meeting the requirements of Growth Management. The surveys were analyzed for their .
overall implications and for the implications for each area visited. In rating the 60 slides, the
participants were not told anything about the slide; they did not know its density or what the
use was. This exercise is about aesthetics and how things are perceived. Thus it says more
about how things might be designed to be more acceptable, but does not automatically
indicate acceptance of the density or use. The slides were rated on a scale from +10 to -10
with 0 indicating neutrality. The numbers shown in bracketsindicates the slides' scores.
The most liked slide was a view of farmland [5.8]. However, this must be contrasted to the
other four slides that received the top rating: a 1920s smaIl scale-apartment house [4.0], a
neighborhood street without sidewalks lined with small house [3.9],a 1920ssmall mixed use
block with tables and chairs on the sidewalks [3.0], and the Occidental Mall portion of
Pioneer Square [3.0]. Though the preferences for these slides did vary widely each evening,
the overall result was a desire for a community that balanced the strong .desire for the
preservation of the rural character with neighborhoods of attractive small houses and more
urban areas of well-built, small, and attractive retail and apartments.
The most disliked slide was of a 3 story apartment house with itsback turned to the street and
adjacent small home [-4.2]. This is the theme of the slides that received high negative
ratings: four out of the bottom five are of large new apartmentcomplexes many of which are
3 -4 stories in height,repetitive architecture, and inexpensive construction [all -3.4J.The
other slide in the bottom five was the Edgecomb General Store[-3.7].
Since the slides were selected because they represented a rangeof residentialand commercial
building types,the results were also analyzed by building type,though the categories are
somewhat loose:
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SECTION III
Large apartment buildings and complexes consistently received a negative score [-2.7 to -
3.4J. These were all new buildings as described above. The moderate scaled ones had a
much wider range of scores: 2.9 to -2.8. This illustrates that the way the building was
handled significantlyaffected its score.Duplexes all received positive scores: 2.8 to 0.8 The
highest scoring ones were a view of a pair of older brick structures that used the same idea
but were different styles. Both had large lawns, garages behind them, and appeared to be
large homes. Townhouses on the other hand received all negative scores: -0.3 to -2.4. This
is something of a surprise since they are not usually consideredas significantly different than
duplexes, and a wide range of images (6) was shown. Small lot single family was well
received: 3.9 to 0.5.The lower scores [0.8, 0.5] went to houses on lots that were so small
that little room was left for a front yard. In general, the older traditional bungalows scored
very well.
Two of the images of neighborhood commercial scored positive/neutral, 0.5. Given the
general dislike of the idea of commercial in residential areas, these slides showing
commercial immediately adjacent to single family homes probably indicate acceptance. Both
images were of older "Momand Pop"type operations or one that would comain small, quiet,
locally oriented businesses. There is a wide range of commercial building types located in
downtown Marysville, and some of these are also found in the community commercial sites
outside of downtown. Therefore, a broad type is downtown,traditional and community
commercial. The scores of the 9 slides in this category range from 3.0 to -2.7. The top two
slides [3.0, 2.6] demonstrate the type of commercial that is desired: both showed buildings
along the sidewalk with no parking between the building and the street. Two slides of
shopping centers were also shown and both received negative ratings: -1.0 and -1.7. Six
slides of mixed use projects were shown, combining retail,office and residential. They
presented a wide range of types: older and recent, smalland large, with large street trees and
no trees, and a wide range of materials.The scores ranged from 3.0 to -1.9. It is difficult to
make any generalizationsthat can be used for future projects from these buildings.
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Commercial:
Largeapartment buildings/complexes
Medium apartment buildings/complexes
Smallapartment buildings
Duplexes
Townhouses
Small single family houses
Single family houses
NeighborhoodCommercial
Traditiona\lDowntownlCommunity Commercial
ShoppingCenters
Mixed Use
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION III
Implications forthe Plan
Though the survey examined the issues of aesthetics and design, in examining the results
there are land use implications.Some land uses that might be considered undesirable
received scores that indicate that through high design standards and limits on the size they
can be made acceptable. How parking is handled also seems to be a significant issue in the
appeal of commercialareas.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION IV
IV.OVERALL CONCEPT
A.INTRODUCTION
The Overall Concept establishes the conceptual framework in which the more detailed
recommendations for land use, transportation, parks, open space, natural environment, public
services, facilities, and utilities will be made in Section V.The Overall Concept is based on the
identification of an Urban Growth Boundary and then development of strategies for the lands
inside and outside the Boundary.
• Urban Growth BoundaIy:The Growth Management Act of 1990requires the identification
of an Urban Growth Boundary that defines those areas in which urban growth can take place
and those lands, such as critical resources and sensitive areas, that should be protected. Urban
growth is characterized as compact, intensive land use making agricultural and forest
production impossible.The land within the Urban Growth Boundary must be capable of
accommodating 20 years of growth. Urbanservices will only beprovided and annexations can
occur only within these Urban Growth Areas.
• Lands outside the Urban Growth Boundary: Agriculture, forestry production, and rural
residential lands are excluded from the Urban Growth Areas. Certain soils are particularly
suitable to agricultural or forestry uses or are unsuitable for wells, septic tanks, and drain
fields. The soil type, size of parcels, and existing land uses are some of the factors that are
considered in establishing the Urban Growth Boundary and conserving areas that are then
located outside of it.
Critical areas include wetlands, areas with a critical recharging effect on aquifers or
groundwater used for potable water, fish and wildlife habitat conservation areas, and
frequently flooded areas. Notall of these must be located outside of the Urban Growth Area,
but their location, significance, and size are considered in establishing the Urban Growth
Boundary.
• Urban Growth Area: The land within the Urban Growth Boundary is divided into 12
Planning Areas based on residential neighborhoods,or specific activity centers such as
industrial areas or downtown. The definition of these is based on historical communities and
landmarks as well as natural dividing characteristics. These planning areas will enable the
community to respond to diverse needs within each through the suitable distribution of land
uses and services.The resulting variations between Planning Areas will provide the
community and its residentswith a sense of identity.
The following is an identification and discussion of these Overall Concept components,including
goals and policies.
B.OVERALL GOALS AND POLICIES
1.INTRODUCTION
This portion introduces theoverriding goalsand policies that have directed the establishment of
the Overall Concept.
2.GOALS AND POLICIES
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION IV
Goal:Create an identifiable city separated from adjacent communities by natural physical
features.
Policies:
1. In cooperation with otherjurisdictions,create an Urban Growth Area basedonthe
capabilities and characteristics of the land,availability of public facilities and services,
existingland uses,and expected growth.
2. Limit population and employment growth andthe provision of services tothe Urban
Growth Area.Districts outside ofUrban Growth Area should remain ruralin character.
3. Ensurethatthe growth pattern ofthe community will be well managed by using the
comprehensive planasa guidefor community development andby using the City's land
usecodesin a manner consistent with the stated goals and policies ofthe comprehensive
plan.
4.Encourage citizen participation in all decisions affecting growth in the community.
5.Encourage growth tooccurina manner that will not overburden the City's ability to
providebasic community services such asbutnot limited tothe street system,waterand
sewer utilities,storm water system,parks and recreation,schools,police,fireandother
general administrative functions.
6. Preserveopen spaces,significant cultural resources,natural areasandbuffer zones,
wetlands,wildlife habitats,andparksinand outside ofthe Urban Growth Area.
7.Require growth tooccurin manner thatwillnot overburden the natural systems ofthe
planning area such asbutnot limited tothe Snohomish River Delta,Quilcedaand Allen
Creeks corridors and tributaries,wetlands,forested areas,andother environmentally
sensitive areas.
8. Encouragea harmonious blendof opportunities for living,working,andcultureforthe
residents of Marysville through planned retention and enhancement of its natural and
cultural amenities,by judicious control of residential,commercial,and industrial
development andby recognition ofthe City's roleinthe region.
9.Preserve and enhance the quality of living,trading,and working districts by dedicating
open space,protecting cultural resources,preserving and restoring trees and vegetation,
and designing development site plans sensitive to natural land forms,historic and
archaeological sites,water resources,andlife systems.
10. Toreduce reliance onthe private automobile,encourage suitable combinations and
locations ofland uses,such as employment,retail,and residences,including mixed use
development.
11.Encourage employment opportunities forthe local labor force through varied economic
development thatis clean and complies with federal,state,and local pollution standards.
12.Encourage the preservation of significant historic and archaeological properties and
identify strategies and incentives for protection ofthese resources forthe enrichment of
future generations.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION IV
3.CRITERIA AND STANDARDS
Land use decisions should be made only after considering the interests of the community.
Each type of land use will be located in designated districts. Any change in land use must be
justified. The hearing body should take into consideration, but will not be limited to, the
following:
• The effect upon the physical environment
• The effect upon theeconomic environment
•The effect upon the human environment (social, cultural,etc...)
• The effect upon open space, streamsand the Snohomish River Delta
• The compatibility with adjacent land usesand surroundingneighborhoods
• The mitigation ofthe impactson community facilitiesincluding utilities, streets,public
transportation,parks, recreation facilities, and schools
•The benefit to the neighborhood, community, or region
•The quantity and location of vacant land zoned for this use in the City
•The current and projectedpopulation density in thegeneralarea
•Conformance with the Comprehensive land use plan
C.URBAN GROWTH BOUNDARY
1.CRITERIA
Each city located withina county in Washington State thatisrequired or has opted to participate
in Growth Management must be within an Urban Growth Area,though an Urban Growth Area
may include more than a single city. The Growth Management Act uses the designation of
Urban Growth Areas to guide urban development to areas most able to support and service it.
Cities must establish areasand densitiesto accommodate twenty year.population projections.
The Urban Growth Boundary separates urban and rural areas.The boundary is established
through land use demand projections, identification of critical and resource lands, and
determination of areas already characterized by urban growth.Open space corridors must be
identified within and between Urban Growth Areas, The proposed Urban Growth Boundary
is reviewed by the Planning Staff, Planning Commission, and City Council. The proposed
boundary is then submitted to Snohomish County for review and coordination with the
County's plan and other neighboring cities. Not only must the county support this boundary,
but the Capital Improvements Program must as well.
A growth boundary usuallydefines the limit within which the full range of urban services will
be provided.These services are not offered beyond the growth boundary. Growth is first
directed into areas already urbanized with existing public facilityand service capacities to serve
the development. Secondarily, growth is directed to portions of the Urban Growth Area
requiring additional facilitiesand services.The purpose is to promote more compact urban
development within and adjacentto existing urban areas in order to insure efficient utilization of
land resources and to facilitateeconomic provision of urban services.
2.IDENTIFICATION
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION IV
The Urban Growth Area is not a new concept to Marysville.TheCity adopted the Rural Utility
Service Area (RUSA)Plan in 1982.RUSA defined water and sewer service boundaries for
the Marysville area.RUSA also identified zoning categories for areas within the utility service
area that were consistent with comprehensive planning by the City of Marysville and
Snohomish County.Comprehensive planning efforts coupled with the availability of utilities
have directed urban growth within the RUSA boundary.It is anticipated that RUSA or its
equivalent will continue tobethe basis forthe City's Urban Growth Area.
In order to accommodate forecasted populations for this area, there will be conversion of
additional rural lands that are adjacent to existing urban areas.The City has identified
agricultural areas (under existing County Plans),environmentally sensitive areas,and resource
lands.The Urban Growth Area was established to minimize impacts to these sensitive areas by
directing growth away from them.
Based uponthe features noted above,the City has proposed an Urban Growth Area (see map).
The Urban Growth Area includes lands within the RUSA and/or lands already characterized by
urban development.In addition to the RUSA,lands on the eastern boundary of the Planning
Area,in the vicinity of 88th Street NE north to 108th Street NE,were included within the
Urban Growth Boundary because of the proximity to urban areasand infrastructure.The City
of Marysville and Snohomish County have not fmalized the location of the Urban Growth
Boundary.The County also has not finalized their plan for the preservation of long-term
commercially significant agricultural lands.With the final designations the City will prepare
the final Comprehensive Plan in compliance with Growth Management.
D.LANDS OUTSIDE THE URBAN GROWTH AREA
This section introduces the basic framework fortheland usesoutsidethe Urban Growth Area;
theland uses are discussed in Section V. Oneofthe goals ofthe Growth Management Actis to
reduce sprawl.One method for this is the designation of Urban Growth Areas focusing
growth at urban densities into areas already characterized as urban or thatare adjacent to urban
lands.The Urban Growth Area that is designated must be ableto accommodate 20 years of
growth.This does not mean that the land outside the Urban Growth Area will never be
developed.The Urban Growth Area must be reviewed at least every ten years.Based on the
projected growth and the remaining capacity,the Urban Growth Area would be expanded as
required.Another goal of the Growth Management Act is to create or preserve open space
corridors between Urban Growth Areas.The landoutsidethe Urban Growth Area has to be
considered from this point ofviewas well.
Therefore thereare several criteria forthelandusesoutsidethe Urban Growth Area:
•Minimum acreage that would,in the future,allow development at higher densities as
land is incorporated into the Urban Growth Area
•Minimum acreage that permits on-sitewater systems and sewage disposal systems
•Densities thatdonot require urban services
•Densities that permit cost -effective rural service provision
Therearetwo types of land outside the Urban Growth Areas:rural residential and agricultural
lands thatmay be included within the Urban Growth Areainthe future andrural residential and
agricultural lands thatare unlikely tobe included within the Urban Growth Areainthe future.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION IV
1.FUTURE URBAN GROWTH AREAS LANDS I
If densities in between urban and rural densities are permitted, a sprawl-type development
pattern can occur that will preclude future development at more efficient urban densities. The
recent Urban Growth Management Study:Case Studies Report,prepared for Oregon's
Department of Land Conservation and Development, concluded that low densities in the one to
five-acre range presented major problems for future annexation, extension of urban services,
and in general, conversion to urban patterns...The report notes that the less development
allowed in future urban areas where urban services are absent, the better. It further notes that
interim land divisions mean the land must be consolidated in the future for larger scale, more
efficient development. Homes that are sited on five acre lots exacerbate future subdivision
design problems. The report recommends that Oregon communities establish a large minimum
lot size of at least 10 to 20 acres for areas without urban services. Florida communities have
experienced similar problems where sprawl patterns (defined as two units per acre to one unit
per ten acres)are established. Thus minimum acreage of 10 acres would be appropriate.
2.RURAL AND AGRICULTURAL LANDS 2
RURAL RESIDENTIAL LANDs
In these areas, limiting the overall amount of area designated for these uses and planning how
and where the developments occur to improve compatibility may be almost as important as
actual density levels. By clustering and carefully siting development, pockets of higher density
development can be accommodated while leaving greater area in open space.If the
development is not clustered,then densities low enough to avoid the problems associated with
sprawl (less than one unit per ten acres)are recommended. Average densities in ruraI areas
should be kept low to assure that rural service provision remains cost-effective. Such
development should be directed into separate districts different from true commercial
agricultural operations. Creating a separate district for ruraI residential uses can help resolve
conflicts between rural residential and agricultural uses. Residential uses can be given priority
in urban and rural residential areas,but be on notice in resource areas that agricultural uses will
be encouraged.Thus minimum acreage of 10 acres would be appropriate.
AGRICULTuRAL LANDs
Historical growth patterns, development practices, and a changing market have disrupted
farming in the greater Marysville area. Urban-sized residential lots appear frequently while
commercial and industrial uses intermix with small to large scale farms.The 1987 Census of
Agricultural Lands shows a 11.9 %decline in farm land acreage in Snohomish County
between 1982 and 1987. Marysville's land use policies seek to retain the area's agricultural
lands for agricultural purposes. Many of the soils found here are excellent for crop production;
they should be maintained as long as they are a viable natural and economic resource.
1 Washington State,Department of Community Development,Growth Management Program,TIle An and Science of
Designating Urban Growth Areas U:Some Suggestions for Criteria and Densities.
2 Washington State,Department of Community Development,Growth Management Program,The An and Science of
Designating Urban Growth Areas II: Some Suggestions for Criteria and Densities,
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION IV
Agricultural lands and farmers in Snohomish County must contend with a number of obstacles
and complications.Therearethree major categories of problems:
Economic:increasing costs,static prices,competition from other areas,lack of markets,and
. unreliable relations with processors.
Environmental and Land use:flooding,drainage,water quality,conflicts with non-farming
neighbors,LIDandtax assessments,farm succession,andlanduse controls.
Real Estate Market:the various permit processes,zoning,and actions that cause the
conversionof farmland,suchas annexations andthe siting ofpublic facilities.
Use of minimum lot sizeis perhapsthe most common method used by local governments to
preventthe conversion of agricultural land to urban uses.The objective with this approach is
to maintain large enough parcels to allowviablefarm operation andto discourage purchaseof
farmlands for competing uses,suchas residential development.
"Viablefarm size"refers tothe threshold property sizethatwill enable the farm operation to be
an economic success.Theviable farm size and necessary conditions fora successful operation
vary depending on the type of agriculture.In Washington,the Final Environmental Impact
Statement fortheKing County Comprehensive Planrefersto data from their former Officeof
Agriculture thata minimum of 35 acres is needed for an economic horticultural operation.A
recent Redmond study found that ten acres could support an intensive "specialty"farm
operation,suchas berryfarmsor organic vegetable farms.However,agriculturedoes appear
to be viable as a part-time occupation or in the form of intensive or specialty farming.Dairy
farms,nurseries or tree farms,berry farms,and specialty lettuce farms,and some types of
livestock, such as sheepor exotics such as llamas, have alsobeen successful.The intensive
farmingcanbe workable onacreageas small as ten to twenty acres.The dairy farm operation
is morelikelytorequire40or more acres.
Viable farm size is only one factor in the formula for determining appropriate parcel sizes.
Equally important isthe question of whether permitted minimum parcel sizeis likely to attract
forms of development that mayreplace large-scale farming operations.A number of studies
indicate that both hobby farms and large-lot residential development with no pretense of
farming can threaten the larger-scale farm operation.For urban counties,ten acre or less
zoningtendsto attract residential development;while20or moreacresis adequateland area to
supportan intensive farm operation.Thussingletier system of 15 acre minimum or a two tier
systemof minimum 10and20acresmightbe appropriate.
Agricultural zoning alone willnot maintain continued agriculturaI operations.Zoning should
be supplemented with supportive measures,suchasa right-to-farm provision,a supportivetax
structure,exclusiveagricultural zones,and purchase or transfer of development rights.
E.URBAN GROWTH AREAS
1.INTRODUCTION
PLANNING AREAS
The area that remains for urbanized development once the Urban Growth Boundary has
been established and the Rural Lands identified is a linear form stretching along Ebey
Slough,northtotheBNRR railroad linewitha remaining finger continuing along Smokey
Point Boulevard.Thisareahas portions thathave already been developed,though they are
somewhat undifferentiated.Asthe greater Marysville area continues to fill in and-grow, it
59
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C,TY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION IV
is important that recognizable areasbe established,creating a more understandable city withdistinctneighborhoodsanddistricts.
Thereis alsoa complex history of small communities,landmarks,and railroad stops that
are associated with various areas.In some cases residents will still use these names;other
remnants of this history are found on maps,road and school names.The historical
richness ofthis community should notbe lost.
The use of Planning Areas will encourage a sense of identity as well as maintain the
historical associations.The Planning Areas will be defined by existing,and some
anticipated,features.Each Planning Area will have land uses that may allow some
autonomy,suchas services and stores,a mixof residential,anda variety of transportation
modes,including pedestrian and bicycling paths.And yet the Planning Areas will also
relateto,and depend on, theland uses and services in adjacent Planning Areas as well as
the greater Marysville area.Planning Areas will allow for diversity and.different
distributions of land uses and services,responding to the needs of distinct portions of thecity.
Planning Areas will providepart of the framework for looking at the Comprehensive Planelements,discussed in thenext section.
b.CRITERIA
The following elements have been considered in defming the Planning Areas.They will be
examined in relationship toeach other,and therefore each isnotan absolute determinant ofaPlanningAreaboundary:
•Topography
•Roads and railroads
•Natural features,i.e.streams,slough,wetlands
•Existing andzonedlandusesand services (seelist below)
•Population and number of housing units
•Area and walking distances
•Urban Growth Boundary
The following services should be available (nowor inthe future)in each Planning Area .
Eachof these uses and services are discussed in more detail in subsequent chapters:
•Neighborhood Park:5-10acres[2acresll000 people];1/2±mile radius servicearea
• Pathsand Pedestrian Connectors:alongcreek corridors,parks,transmission lines
/utility rightsof way,railroad rights of way
•Neighborhood Commercial (seeLand Uses,Commercial)
•Elementary School:450-500 students,approximately 1/2 mile service area
c.IDENTIFICATION
The following list identifies the Planning Areas generally based on residential
neighborhoods within the Study Areaandthe elements that defined eachoftheir edges.
Someoftheareastothe east,on Getchell Hill,are much larger than developed portions of
Marysville,for instance.Astheareasto theeast fill in,those Planning Areas may need tobefurthersub-divided.
Planning Area#1,Downtown:
Approximately the downtown Marysville area,it extends from Ebey Slough,to Allen
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION IV
Creek,along76th Street NEtoState Avenue,upto Quilceda Creek and south along
Interstate 5 tothe slough.
Planning Area 1f2,Jennings Park:
The newly developing areaeastof downtown,itis delineated by Allen Creek andits
branch,Munson Creek,a minorcrestjust north of 44th SI.NE,toan unnamed creek,
tothe southern edgeofa subdivision (56th Street NE),to Sunnyside Boulevard,and
fmally alongthe boundary ofthe 100 year floodplain.
PlanningArea#3,Sunnyside:
TheSunnysidearea,it is defined by theedgeof the uplands westof Sunnyside Blvd.,
Soper Hill Road,two unnamed creeksandthe minor valley connecting them,andthe
southern boundaryof Sunnyside Hills.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION IV
Planning Area #4,Cedarcrest:..
Inthe historic Kellogg Marsh area.A portion is between Allen and Munson Creeks,
anditendsasthe land begins to riseto Getchell Hill.The Urban Growth Boundary
forms the north border,while breaks inthe street pattern between subdivisions defines
the northwest corner.
Planning Area #5,Downtown Marysville North/Anderson:
Thearea north of downtown.Oneedgeis80th Street NE,and then Allen Creek,
approximately 90thSt,Quilceda Creek,and Interstate 5.
Planning Area#6,Kellogg Marsh:
The residential community surrounding the significant commercial centerat State
Avenueand I GOth Street NE.It is shaped bythe Urban Growth Boundary,QuiJceda
Creek,and several interruptions inthe street system between subdivisions and cul-de-
sacs..
Planning Area #7,MarshalllKruse:.
A predominantly residential area.It is nestled between Quilceda Creek andits West
Forkaswellasanother unnamed.branch.The railroad,changes inlanduse from
residential to industrial,and Interstate 5 complete the edges.
Planning Area #8,Shoultes:
Inthe historic Shoultes area.It extends from the Urban Growth Boundary,to Quilceda
Creek,alongthe railroad line,anda change in landuse from residential to industrial.
Planning Area #9,Getchell Hill:
The Getchell Hill area.It is shaped by64th Street NE,Highway 9,theUrban Growth
Boundary,the topographic toeofthehill,and Munson Creek.
Planning Area#10,East Sunnyside/Whiskey Ridge:
The southern portionof Whiskey Ridge.It is identified by SoperHillRoad,Highway
9,64th Street NE,Munson Creekand another unnamed creek,andthe topographic
changes between them.
Planning Area#12,SmokeyPoint Blvd.:
Thisarea extends between Planning Areas 7and8onthe south,and 169th St NEto the
north,while Interstate 5 andthe Urban Growth Boundary define its western and
eastern edges.
Planning Area #14,Ebey Slough:-
This planning areais surrounded by Planning Areas I,2,and 3 onthe west,north,and
eastand continues south to Ebey Slough encompassing the flood landsandthe sewage
treatment ponds.
The following more rural Planning Area is included heresinceit completes the Study Area:
Planning Area#13,Northern Rural/Agricultural Lands
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
v.COMPREHENSIVE PLAN ELEMENTS
A.INTRODUCTION
This section, describes the city-wide land uses, general transportation systems, parks and open
space, environmental resources, and community facilities, utilities, and services for the City of
Marysville and its Study Area.
Section V is dividedinto nine chapters:
A. Introduction
B. Land Uses: Rural Lands
C. Land Uses: Urban Growth Area
D. Housing (not included in Interim Comprehensive Plan)
E. Transportation
F. Parks and Open Space
G. Public Servicesand Facilities
H. Utilities
I. Environmentaland Resource Management
B.LAND USES OUTSIDE URBAN GROWTH AREAS
The overall framework for the lands uses is described in Section IV. This chapter describes
rural uses outside the Urban Growth Area. Resource Lands, such as Agriculture and Forest
Lands, are discussed in the chapter titled Environmental and Resource Management of this
Section.
1. RURAL RESIDENTIAL LANDS
a.INTRODUCTION
These lands are residential areas characterized by low density development, isolated
pockets of development, or residential lands that maintain the rural character. The
residentialland use categories outside the Urban Growth Boundary in this comprehensive
land useplan are:
Transition Single Family: Existing single family residences of 1dwelling unitper 2 to 10
acres or lots subdivided after the adoption of this comprehensive plan at 1 dwelling unit
per 10 acres. This land use should be used to minimize the impacts of urbanization on
environmentally sensitive areas and as a transition to agricultural lands.This land would
be anticipated to be included within the Urban Growth Area at a future date-Somehobby
agricultural uses can occur on these lands.Ouster developments are permitted.An
incentive for cluster developments would be that in calculating density, I dwelling unit
per 5 acres would be used.
Rural Single Family: Single family residences of 1 dwelling unit per 15or more acres.
This land use should be used to protect the natural systems, accommodate on-site water
and sewage systems.Urban level services should not be required. This land might not
be included within the Urban Growth Area at a future date. Some hobby agricultural
uses can occur on these lands.Ouster developments are permitted.An incentive for
cluster developments would be that in calculating density, 1 dwelling unit per 8 acres
would be used.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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Agriculture:Larger sized parcels for agricultural and pastoral uses located outside the
Urban Growth Boundary with a minimum of I dwelling unit per 10 acres,but preferably
I dwelling unit per50or more acres.
b.GOALS AND POLICIES
I.Residential districts outside of the Urban Growth Area are restricted to rural,low-
density residential.Lots must be able to handle on-site water supply (wells)and
sewage disposal (septic tankand drain field).
2.Permit factory builtand manufactured housing in residential zones,subject tothe
same zoning and development standards of the area in which itis located.[A
factory builthouseisa structure constructed ina factory of factory assembled parts
and transported tothe building site whole or in units.A mobile/manufactured home
isa residential unit ononeor more chassis for towing tothe point of useand
designed tobe used with a foundation asa dwelling unit onayear round basis.A
recreational vehicle or motor home isnota mobile manufactured home.]
3.Retain agriculture parcels inlarge sizes to keep them viable for agricultural uses.
Retain other parcels inlarge sizes to minimize the demands of on-site water and
sewer disposal systems.
4.Encourage siting and building design of structures to maintain the rural character,
special features,and significant vegetation ofthe area.
5. Where practical,locateand design new utilities,roads,and other infrastructure and
improvements soastonot significantly impact the rural character,special features,
and significant vegetation ofthe area.
6.Encourage theuseof clustered housing as appropriate to maintain the rural
character,special features,significant vegetation,and open space of the area.Place
clusters of housing near existing roadways,reducing the need for significant new
construction of infrastructure.
7.Encourage protection of established agricultural uses,such as feed lots,dairies,fur
farms,poultry ranches and similar uses,from encroachment by incompatible uses.
8.Encourage Transitional Rural Residential Lands that are likely to be included within
the Urban Growth Areainthe future to not subdivide,sincethis makes efficient
development at urban densities and provision of urban level services more difficult.
9. Landoutsideof the Urban Growth Boundary may be converted to other uses
provided thisis consistent with allotherlanduse policies.The proposed use must
be appropriate tothe location oftheland with respect tothe Urban Growth Area.
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c.CRITERIA AND STANDARDS
The landuse categories should be used based on the following criteria:
Agriculture:residential overlay withthe Agriculture landuse
Lot Size:15+acres
Utilities and Facilities:in general,lackof urban services,and ability to handleon site
water supply'and disposal of sewage;although the availability of some services
shouldnot automatically placetheselandsinUrbanGrowth Areas.In the future,
thelots should besizedto be self-sufficient,such as providing potable water and
on-siteseptic systems..
Proximity to Urban Growth Area:optimally Urban Growth Boundary would not be
immediately adjacent to this landuse,though adjacency would not prevent this
landuse categoryfrom being used,
Rural Residential:
LotSize:10+acres
Utilities and Facilities:in general,lackof urban services,andabilityto handleon site
water supply and disposal of sewage;although the availability of some services
shouldnot automatically placetheselandsinUrbanGrowth Areas.In the future,
thelots should be sizedto be self-sufficient.
Proximity to Urban GrowthArea:optimally Urban Growth Boundary would not be
immediately adjacent to thisland use.
Transitional Rural Residential:
Lot Size:existing 2 - 10 acre lots; new subdivisions are at a minimum of 10 acres,
though subdivision is not encouraged.
Utilities and Facilities:in general,lackof urban services and ability to handle on site
water supply and disposal of sewage;although the availability of some services
shouldnot automatically placetheselandsin Urban GrowthAreas. In the future,
the lots should be sizedto be self-sufficient.
Proximity to Urban Growth Area: This land use should be used to minimize the
impactsof urbanization on environmentally sensitive areas and as a transition to
agricultural lands. Ideally then, this land use would be used between Urban
Growth Boundaries and Agricultural andForestedlands.
d.IDENTIFICATION
The Agriculture Land Use would be located basedon the identification of resource lands.
Rural Single Family would primarily occur along Getchell Hill, north of approximately
108thStreet NE,northalongHighway 9 to I72nd Street NE,and extending west along a
linethatmovesbetweenthepower easement to 67thAvenue NE.Transition Single Family
would occur along the edges of Agricultural Lands;also along the Urban Growth
Boundary in anticipation of future inclusion in the Urban Growth Area.
C.LAND USES IN URBAN GROWTH AREAS
1.INTRODUCTION
The City of Marysville will remaina well defined,compact community.The objective is to
retain the small town atmosphere while planning for a future population of approximately
50,000 to55,000 people. Althoughthe major residential expansion will be to the north, east,
and southeast,the concentration of higher density retail and commercial uses will be in
66
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
downtown Marysville and along State Avenue - the western portion of the urbanized area.
The mix of land uses described below provides not only for adequate residential expansion but
also allows for the commensurate,balanced growth of retail,office,commercial,and
manufacturing uses.
2.RESIDENTIAL
The forecasted population increases for the Marysville planning area will be a function of
market forces and State Growth Management Policies.Therefore they are unlikely to occur in
a linear fashion,but will follow the phases of an economic cycle.The demand for residential
housing in the Marysville Study Area will be directly proportional to the supply of new jobs
available inthe greater Marysville area and north Puget Sound region at any given time.The
affordability of housing is alsoa factor of the market.Furthermore,the increasing costs for
housing will be an important determinant in the demand for particular types of housing.
Because of the increasing cost of single family housing,it is expected that half of the new
Marysville population will livein multiple family housing.
The residential landuse categories inthis comprehensive land use plan are:
Small Farms:Thisis an overlay on other residential land uses.Moderate sized parcels for
agricultural and pastoral uses located within the Urban Growth Boundary.Minimum lot size
5 acres;existing lotsat smaller sizes may receive this overlay.
Low Density Single Family:Single family residences at 2 dwelling units per acre (20,000
sq.ft.lots). This land use should be used to minimize the impacts of urbanization on
environmentally sensitive areas.Thisland use should be used sparingly,since it is difficult
to redevelop at higher densities,asthe Urban Growth Area infills.Some hobby agricultural
usescanoccuronthese lands.
Medium Density Single Family:Single family residences ranging from 3 to 4 dwelling units per
acre. (12,500 -9,600 sq.ft.lots).This plan recommends that all Medium Density Single
Family areasbe zoned RS-9600 as soon as sewers are available to avoid the wasteful use of land
andpromote housing affordability,as well asto discourage continued growth pressures on rural
and agricultural areas.
High Density Single Family:Single family residences ranging from 5to6 dwelling units per
acre. (7,200sq.ft.lots)Duplexes would be permitted outright on 7,200 sq.ft.lots. (10 to
12 dwelling units per acre).Small Lot,High Density Single Family ranging from 6-8
dwellingunitsperacre,(4,000 sq.ft.lots).
Low Density Multi-family:Multi-family residences ranging from 6to 12 dwelling units per acre.
Medium Density Multi-family:Multi-family residences ranging from 12to 18 dwelling units perac
High Density Multi-family:Multi-family residences ranging from 18to28 dwelling units per acre.:
a.RESIDENTIAL (OVERALL)
i ,GOALS AND POLICIES
Goal:Provide for new residential development that is compatible with the present
housing stock whilealso providing forabroadrangeof housing types and dwelling
unit densities to serve diverse life styles,income levels,and ages.
67
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SECTION V
Policies:
I. Housing densities should be determined by community values,development
typeand compatibility,proximity to public/private facilities and services,
immediate surrounding densities,and natural system protection and
capability.
2.Accommodate demand for urban-density living and services onlywithin
Urban GrowthArea.
3. Urbanlevel facilities and services mustbe provided priortoor concurrent
with development to mitigate the subsequent impacts of resident populations.
These services include,butare notlimitedto water,adequatesewage
treatment,schools,androads. Where appropriate,italso includestransit,
parks,and recreation.Concurrency is generally defined as financial
commitment to complete improvements or strategies withinsixyearsof
development.
4. Distributehigher densities in appropriate locations.Locatein residential areas
wherethey will not detract from the existing character.Locatenear
employment andretail centers,andto transportation corridorsas appropriate.
5. Encouragea rangeof housingtypesand densities,including smalllotsingle
family,zero lotline developments,cluster housing,town houses,duplexes,
triplexes,apartments(highand low density,including garden),accessory
apartments,andmobilehomeparks. Increasethe opportunities forhome
ownershipthroughthe availability of these housing types.
6. The development of singleand multi-family neighborhoods on wetlands,
creek corridors,or steepslopesis prohibited asdefinedby the SensitiveAreas
Ordinance.The development of singleand multi-family neighborhoods
adjacentto wetlands,creekcorridors,or steep slopes shouldincorporate
methods to mitigate theimpactsof such development on thesesensitiveareas.
7. Withinthe Urban Growth Boundary,encourage infillof existingsingleand
multi-family lots,priorto development of newareas,especially those without
urban services.
8. Newor expanded singleand multi-family development mustprovide
improvedstreetsand sidewalks withinthe development andto the nearest
street. Existingsingleand multi-family areas should,aspossible and needed,
also be providedwithimprovedstreetsand sidewalks to the nearest arterial
street.
9. Newor expandedsingleand multi-family development shouldbe within
walking distance,preferably but not necessarily viapaved sidewalkor
improvedtrail,of a neighborhood park,public recreation area,or in some
casesa school.Existingsingleand multi-family areasshould,as possible,
alsobe providedwitha nearby community parkandpublic recreation area
and, in somecases,a schoolwithinwalking distance,via paved sidewalk or
improvedtrail.
10. The development of newor expanded single and multi-family neighborhoods
mustprovidea reforestation planthatwill include but notbe limitedto street
69
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
trees,yard trees,andthe retention of native vegetation on steep slopes,stream
corridors,andother areas deemed appropriate through City policy or
ordinance.As possible,existing single and multi-family neighborhoods
should also have developed a reforestation plan,as described above.
II.Permit factory built and manufactured housing in residential zones,subject to
thesame zoning and development standards of thearea in which it is located.
[Factory built housing referstoa Structure constructed and partially assembled
ina factory and transported tothe building sitefor final erection.Such
structures meet all requirements ofthe Uniform Building codeandare
required to have a permanent foundation.MobileJM.anufactured Homeisa
residential unit ononeor more chassis for towing tothepointofuseand
designed tobe used with a foundation asa dwelling unitona year round
basis.A recreational vehicle or motor homeis not a mobile manufacturedhome.]
12.Encourage developers to provide open space and recreational facilities forresidentialareas.
13. Locateand design new single and multi-family residential developments,and
improve existing ones to facilitate access and circulation by transit,car/van
pools,pedestrians,bicyclists,andother alternative transportation modes.
14.Encourage the upgrade and preservation of existing housing units,with
special emphasis on historically significant structures.
15.Encourage cluster development of residential lands within Urban Growth
Area.An equal number of unitsare constructed,butopen space,views,
watersheds,cultural resources,and natural systems are preserved andoften
facilities and services can be provided more efficiently.
16.Residential developers should be responsible for adequate buffering between
agricultural uses and potential home sites,whether singleor multi-family.
Encourage theuseof existing lotsize averaging and planned residential
development ordinances,resulting in maximum separation of residences from
agricultural lands,buffer strips,and resident design and location to minimize
conflicts between residential and agricultural uses.
17.Street systems serving residential areas should be designed to discourage
through traffic from using local access streets instead ofthe arterial or
collector street system.
18. While maintaining consistency with the City code,permit horne occupations
in residential areaswith appropriate restrictions on uses,signs,
traffic/parking,and employees..
b.SINGLE FAMILY
i.GOALS AND POLICIES
Goal:Maintain the single family character of the greater Marysville area,while at
thesametime acknowledging the necessity of providing affordable housing.
70
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
Policies:
I.Allow a variety of single family housing types that will permit morepeopleto
own homes,such as,smaller lotsand zero-lot line development;andother
techniques that increase density while maintaining thesingle family character.
2.Allow and encourage usesthat support increased densities,but maintain the
single family character and minimize the impact onthe existing
neighborhoods,suchas duplexes and accessory units.
3.Encourage higher density single family near commercial centers andother
facilities and services to foster pedestrian rather than vehicular circulation.
4.Allow individual factory built housing that meets certification standards tobe
located outright insingle family residential areas,subject tothe same zoning
and development standards ofthe area in which itis located.
5.Allow mobile home subdivisions insingle family residential zonesonly
through utilization of Planned Residential Development techniques and only if
the subdivision is developed atthe same density asthe underlying zone.
u.CRITERIA AND STANDARDS
The locational criteria for siting new singlefamily residential developments are:
•Access to neighborhood collector streets andthe pedestrian system
• LandUse Relationships
Proximity to shopping,public facilities,parks,schools,busservice,utilities
Location of single family residential toothersingle family
•Neighborhood wherethesinglefamily development willbe placed:
Design of single family development thatis compatible withscaleand character of
adjacent single family areas
Reinforces orhelps establish the structure ofthe Planning Areas-
Development Criteria for new single family residential developments are:
•Upgrade city standards for site development related to buffers, access,
recreation,setbacks,etc...
•Require a binding site plan for infill or environmentally sensitive areas that
identifies:
setbacks from adjacent development or environmentally sensitive areas
parking areas and driveways
71
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
recreational facilities
Only one accessory unit per lot
iii.IDENTIFICATION OF AREAS
HighSF:between Columbia "and Liberty Aves.and7thandjust
south ofGroveSt.; HighSF (small lot) between
Columbia and 47th Ave,fromsouthsideof 3rd Street
to south sideof 7th Street
72
HighSF:west of 60th Drive NE;along Allen Creek;between
Allen Creekand Glenwood MHP, southof SR528,
bothsidesof Sunnyside Blvd.
Med.SF:east of60thDrive NE,except along Allen Creek
•Duplex:
Design or alteration of Structure that is compatible with scale and character of
adjacent single family residences,including parking areasand driveways
Permitted outright in High Density SingleFamily
•Accessory Units:
Design or alteration of structure that is compatible with scale and character of
adjacent single family residences,including parking areasand driveways
Maybe integrated intothe single family homeor garage
Unit may not exceed 35%ofthe gross floor areaofthe structure
Mayhavea separate entrance,butnomorethanone,andit may not be placed
onthe front/street sideofthe primary residence
No morethantwo bedrooms may be included inthe accessory unit
Oneof the units must be owner occupied
PA:Planning Area
High SF:High Density Single Family
Med.SF:Medium Density Single Family
Low SF:Low Density Single Family
landscaping,screening,and/or fencing
The criteria for conditional uses in single family areas (duplexes and accessoryunits)are:
The following locations generally identify the location of high,medium,and low
density single family land uses.Other land uses may also occupy these areas.
Please seetheStudyAreaand Planning Area maps formore information.
PA No.1
PA No.2
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
PA No.3 High SF: east of 67thf71st Ave.NE
Med. SF: west of 67thf71st Ave. NE
PA No.4 High SF: west of 60th Avenue NE and south of 88th Ave.NE
.Med. SF: east of 60th Avenue NE and north of 88th Ave.NE
PA No. 5 High SF: east of State Ave.
Med. SF: west of BNRRIState Ave.,between 1000h
and 88th Sts.NE Low SF:
west of Quilceda Cr., north of 100th PI.,south of 88th
St. NE
PA No.6 High SF: south of I03rd Street NE,west of 55th Ave.NE
Med. SF: north of 103rd Street NE,east of 55th Ave.NE
PA No.7 Med. SF: all single family areas
PA No.8 High SF: west of Quilceda Creek (east fork) and north of
132nd Street NE
Med. SF: all other single family areas
PA No.9 Med. SF: south of 1000h Street NE
Low SF: north of lOOth Street NE
PA No. 10 High SF: north of 40th/49th Sts.NE,east of Munson Creek,
west of Highway 9, south of SR 528
Med. SF: south of 40th/49th Sts.NE,north of Soper Hill Rd
PA No. 12 No single family residential
PANo.14 No urban single family residential
c.MULTI-FAMILY
Historically in Marysville,a primary goal has been to assure compatibility of multiple
family with established or proposed single family neighborhoods while providing
sufficient multi-family residences to meet the increasing demands of new populations.
Multi-family should be located so it does not disrupt the fabric of single family
neighborhoods.Thus,for example, it is necessary to direct traffic away from single
family areas. Design standards are also used to mitigate the impacts of proximity to
less intense land uses.The multi-family designation includes apartments flrigh and low
rise as well as garden),condominiums,duplexes,triplexes,quadplexes,and town
houses.
i,GOALS AND POLICIES
Goal:Provide affordable housing, for rent or ownership,that is pleasant and
appropriately located.The location should allow residents access to services and
facilitiesin the immediate areaas well as prevent the structures from disrupting the
neighborhoods in which they are placed.
73
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
Policies:
1.Locate multi-family development adjacent to arterial streets,along public
transportation routes,andon the periphery of commercially designated areas,
or in locations that are sufficiently compatible or buffered from single family
areasto not disrupt them.
2.Multi-family development is required to beartheburdenof transition and
mitigation when the development is located nearsinglefamily residences.
3. Outsideof Planning Area I (Downtown)multi-family structures abuttingor
adjacent to single family residences,areas zoned as single family,or identified
in the Comprehensive Planas single family,must reflect thesingle family
character.Thiswillbe achieved bya combination of the following elements:
additional setbacks,open space,fencing,screening,landscaping,and
architecture.In addition,multi-family buildings mayhaveno more floors
{exclusive of daylight basements}thanthe adjacent and nearby single family
dwellings (upto2)when theyarethe predominate adjacent landuse (actual or
zoned).
4.In Planning Area I (Downtown),multi-family structures abuttingor adjacent to
areas identified inthe Comprehensive Planassinglefamilymustavoidimpacts
createdbythe differing land use districts.Compatibility withthe surrounding
single family character will be achieved bya combination of the following
elements:additional setbacks,open space,fencing,screening,landscaping,
and architecture.In addition,multi-family buildings along the property edges
adjacent tosingle family landuseareas identified inthe Comprehensive Plan
mayhaveno more floors than the adjacent zoningor landuse permits.Multi-
family structures insidethepropertyor with multi-family properties adjacent to
them may beashighasthe landuseor zoning permit,thoughthey must
conform toanyother regulations or requirements limitingtheir height.
5. New multi-family residential(and existing wherepossibleor when
substantially expanding/remodeling)must haveactiveand/orpassive
recreational opportunities designedasa partofthe development,and mustbe
provided on-siteor immediately adjacent to the development.Elderlyhousing
is exempted fromtheactive recreation requirement.
6. Require multi-family dwellingsand mobilehomeparksto locate whereaccess
topublic streets canbe provided without creating significant congestion or
disruption to established single family residential neighborhoods,
7. Allowmobilehome parks inareas designated forLow Density Multi-family
residential onthelanduseplan, by conditional usepermit.
8. Encourage residential dwellingunitsaboveretail,service,andofficeusesin
designated landuse categories,eitheras a permitted use or by conditional use
permit,depending on the area.
9. Permit retirement homesas a conditional usein multi-family zones.
10. Requirenewor expanded multi-family dwellings to providespacefor
recycling containers.
74
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
ii,CRITERIA AND STANDARDS
Duplexes are exempted from this section.They are either permitted outright orasa
conditional useinsingle family areas.
The locational criteria for siting multi-family residential are:
•Access to collector or arterial streets andthe pedestrian system
• LandUse Relationships
Proximity to shopping,public facilities,parks,schools,bus service,utilities
Location of multi-family residential to compatible land uses (commercial,
multiple family,some single family)or incompatible landuses(somesingle
family,heavy industry)
•Neighborhood Structure where the multi-family will be placed:
Design of multi-family structure is compatible with scale and character of single
family areas
Multi-family buildings willbe buffered and/or separated from single family,
commercial,and industrial structures andalsofromlandwned, or identified for
theseusesinthe Comprehensive Plan
Utilize,as possible,natural stream and topographic changes to bufferand
separate multi-family developments from single family areas
Development Criteria:
•Except for triplexes,the minimum lotsizeof3timesthe prevailing lotsizein SF
zoneto allow for buffers,additional landscaping and setbacks,andto prevent
_spot development
•In established neighborhoods,e.g.some portions of downtown,limit multiple
family toa scale compatible with the surrounding structures,suchas duplexes.
•Change current site standards to:-
-Increase Buffers (buffers includetrees,shrubs,and fences)
-Increase Open space
-Increase Landscaping:parking areas,street andyardtrees
-Require buffers and setbacks to offeron-siteplayspace
-Reduce Scaleof buildings:
Height of buildings
Length of uninterrupted walls
•Require a binding siteplanthat identifies:
- thescaleand location of all buildings
-parking areasand driveways
-recreational facilities
-landscaping,screening,and/or fencing
-building elevations
iii.IDENTIFICATION OF AREAS
The following locations generally identify the location of high,medium,andlow
density multi-family land uses.Otherland uses may also occupy these areas.
Please seethe Study Areaand Planning Area maps formore information.
PA: Planning Area
High MF: High Density Multi-Family
Moo. MF: Medium Density Multi-Family
Low MF:Low Density Multi-Family
75
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
PA No. I HighMF:between BNRR,Ash Ave.NE,GroveSt., and
80thJShort/76th St. NE
Med,MF:between Columbia and west sideof Liberty Ave.,the
alley between 2ndand3rdSts.,andabout 1stSt.; and
from just northof Armar Rd.andjust south of GroveSt.
and between Liberty and51st Aves.
PA No.2 Med.MF:between SR528 and Sunnyside Blvd.andjust northof
61stSt. NE,including Glenwood MHP;and between
Allen Creekandjust north of 77th PI.NE
PA No.3 No multi-family residential
PA No. 4 Med,MF: 88thSt.NE,67th Ave.NE,north of MunsonCreek
andeast of 64th Ave.NE
LowMF:between Grove Street,74th St.NE,and library ,
PA No.5 Med.MF:between 80thand 84th Sts,NE,47thAve.NE and the
commercial areas
LowMF:southeast quadrant of 80th St.NE and47th Ave.NE;
North of 78th PI.andeastof 49th Dr.
PA No.6 Med,MF:between lOOth and 101st Sts.NE,51st Ave.NE,and
Shoultes Ave.NE
LowMF: theSW quadrant of55th Ave.NEand lOOth St. NE;
south of the intersection of Shoultes Rd.and51st Ave.
NE;between Shoultes Rd.,Quilceda Creek,just north
of 103rd PI.
PA No. 7 Med.MF: southsideof 116th Street NE between BNRRand 1-5
on the southsideand BNRR and37thon thenorthside
PA No.8 Med.MF: west51st Ave.NE,south of 152ndSt NE, east of
43rdAve.and north of 144th
PA No.9 No multi-family residential
PA No.10 No multi-family residential
PA No.12 No multi-family residential
PA No.14 No multi-family residential
d.SMALL FARMS
Traditionally agriculture has been a significant component of the greater Marysville
economy and life style.The Growth Management Act does not require that all land
uses within the Urban Growth Boundary be urbanin nature,and not all land within
Marysville's Urban Growth Boundary must be ready for urbanized development.
Some parcels that are presently used for agricultural uses can be included The
inclusion of this land use in the Comprehensive Plan Update does not protect these
lands from development,but instead acknowledges their presence within the Urban
Growth Boundary, and encourages continuation of their present use as long as it iseconomicallyfeasible.
76
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
3.COMMERCIAL
Historically,Marysville's commercial areas began in downtown and then grew along State
Avenue/Smokey Point Blvd.Improving the appearance of these areas,through the infill of
existing areas,compact commercial centers,well defined employment destinations,and
renovating or expanding existing buildings,as well as improving the landscape standards and
making the areas more appealing to pedestrians,is important to Marysville's residents.
Providing businesses in neighborhoods,appropriately scaled and located,is necessary to
reduce the number of trips made by automobiles.Following are policies that recognize
Marysville's existing commercial development and zoning,and propose criteria for selecting
new commercial areas.All combine to favor an adequate,convenient supply of goods and
services.for Marysville residents and workers as wellas visitors.
The commercial land use categories used inthis comprehensive landuse plan are:
Downtown Commercial:central focus ofthe commercial activities in Marysville andthe
Study Area.
General Commercial:automobile oriented andtendto belarger land uses.
Community Commercial:furnishes space fora wide variety of general retail activities and
services,servinga number of neighborhoods.
Business Park:provides for campus styleofficeparksandhightech research
Neighborhood Commercial:provides convenience goodsand services fora Planning Area.
Waterfront Mixed Use:a mixof uses including water oriented businesses,recreational,and
cultural activities.
Mixed Use,Commercial.Office.and Multi-Family:a combination of commercial,office,
residential and limited retail development.
Highway Service:a commercial district created tocatertoa population passing through the
community.
a.Commercial (OVERALL)
i ,GOALS AND POLICIES
Goals:
Provide for adequate commercial development to serve increased population in the
Marysville area by enhancing the function ofthe Marysville area asa vital and major
community business,trade, and living center,and by providing opportunities for
highway,auto oriented and pedestrian commercial development,and neighborhood
convenience shopping facilities.
79
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
PA: Planning Area
Sm.Fann: Small Farm
PA No.I Sm.Farm:None
PA No. 2 Sm.Parm:south of Sunnyside Blvd.
PA No. 3 Sm.Farm:west of Sunnyside Blvd.
PA No.4 Sm.Farm:along thewest sideof 67th Avenue NE
PA NO.5 Sm.Farm:None
PA NO.6 Sm.Farm:along the east sideof 51st AvenueNE
PA No.7 Sm.Farm:west of State Ave.and south of 116th St.NE
PA No. 8 Sm.Farm:north of I 38th Street NEand east of 51 stAvenue NE
PA No.9 Sm.Farm:either sideof the power line easement,north of 84th St.NE;
small tract west of 83rd Ave.NE,at 79th St.NE
PA No.10 Sm.Farm:NW corner ofHwy. 9 and 28th St.NE;
42nd St.NE between 83rd Ave.NEandthe power lineeasement
PA No.11 Sm.Farm:portions ofarea west of Interstate 5
PA No.12 Sm.Farm:north and south of St.NE between State Ave.and BNNR
78
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
3.COMMERCIAL
Historically, Marysville's commercial areas began in downtown and then grew along State
Avenue/Smokey Point Blvd. Improving the appearance of these areas, through the infill of
existing areas, compact commercial centers, well defined employment destinations, and
renovating or expanding existing buildings, as well as improving the landscape standards and
making the areas more appealing to pedestrians, is important to Marysville's residents.
Providing businesses in neighborhoods,appropriately scaled and located, is necessary to
reduce the number of trips made by automobiles. Following are policies that recognize
Marysville's existing commercial development and zoning, and propose criteria for selecting
new commercial areas. All combine to favor an adequate, convenient supply of goods and
services for Marysville residents and workers as well as visitors.
The commercial land usecategories used in this comprehensive land use plan are:
Downtown Commercial: central focus of the commercial activitiesin Marysvilleand the
Study Area.
GeneralCommercial:automobile oriented and tend to be larger land uses.
CommunityCommercial: furnishes space for a wide variety of general retail activitiesand
services, serving a number of neighborhoods.
Business Park: provides for campus styIe office parks and high tech research
Neighborhood Commercial: provides convenience goods and services for a Planning Area.
Waterfront Mixed Use: a mix of uses including water oriented businesses, recreational,and
culturalactivities.
Mixed Use. Commercial. Office. and Multi-Family: a combination of commercial,office,
residentialand limitedretail development.
Highway Service: a commercial district created to cater to a population passingthroughthe
community.
a.Commercial (OVERALL)
i ,GOALS AND POLICIES
Goals:
Provide for adequate commercial development to serve increased population in the
Marysville area by enhancing the function of the Marysvillearea as a vital and major
community business, trade, and living center, and by providing opportunities for
highway, auto oriented and pedestrian commercial development, and neighborhood
convenience shopping facilities.
79
LEGEND
City of
MARYSVILLE
Comprehensive Plan
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NEIGHBORHOOD COMMERCIAL
DOWNTOWN COMMERCIAL
COMMUNITY COMMERCIAL
GENERAL COMMERCIAL
FREEWAY SERVICE
STUDY AREA BOUNDARY
PROPOSED COMMERCIAL LANDS
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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To ensure that the public benefits ofnew economic activities exceed the public costs
by considering community impact and requiring new development to provide
adequate services and public amenities.
Policies:
I.Scale the amount of commercial land available to future demand and need.
2. The pattern and scale of commercial developments should be suitable totheir
location andthe population they will serve.
3.Allow commercial development onlyin Urban Growth Area andonlywhere
adequate facilities and services exist,orare provided foratthetimeof
development.
4.Establish new commercial centers only after assessing environmental impacts
and conformity with established environmental guidelines.
5.Locate commercial and employment development in compact,well-defined
centers ratherthanin strips.Strengthen existing commercial centers anda
diversified employment base toassure that land useis compatible,convenient
and consistent with community needs.
6.Encourage infillof existing commercial centers and strips before creating new
commercial centers.New commercial centers should be created in response
to growth demands,or in underserved areas.
7. All commercial sites should be located and designed to minimize and mitigate
the negative effects (traffic,noise,lights,etc..)ofthese activities on adjacent
land owners andthe community.
8.Provide forthe development of distinct commercial landuse districts
establishing a separation of commercial activities based upon landuse
characteristics,typeof transportation corridors,amount of traffic generation,
and geographic location.
9.Minimize landuse conflicts through proper location and appropriate design.
10.Minimize ingress and egress pointsat commercial sites toreducetraffic
impediments.
11. As appropriate,locate and design new commercial centers,and improve
existing onesto facilitate access and circulation by pedestrians,bicyclists,
transit,andother alternative transportation modes;andthe interaction ofthese
systems.
12.Locate convenience/commercial services at transit transfer centers andPark
andRidelotsto make these locations more pleasant andto accomplish daily
tasks without useofthe private automobile.
13.Improve the appearance of existing commercial areas andcreate performance
standards forallnew developments,including but not limited to,signage,
landscaping,setbacks,andbuffer areas.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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14.Restrict the location of drive-thru and drive-in facilities.
15.Permit new residential uses in commercial areasonlyif accessory to
commercial uses.
16.Encourage major governmental agencies to locate in downtown (Planning
Area I).
17.Limit on-siteparkingtoareas behind or adjacent tothe building/complex,
meeting the immediate need.Locatethe majority ofparkinginareas situated
outsidethe pedestrian core,butcloseenoughtoprovide convenient parking
for shoppers.Thisis important to maintain the street wall.
18.Encourage thejoint useof parking.
19. Providepedestrianandbikepathsthroughthe downtown,connecting itto
otherPlanningAreas.
20.Encourage the reduction of required parkingin commercial,officeand
industrial landuse categories by designating preferential parking spaces at
worksitesforcar poolsandvanpools.
21.Encourage carpooling,vanpooling,flextimework scheduling,rideshare
coordination,and accommodations for pedestrians andbicyclesby crediting
developer's traffic mitigation obligation.
22.Commercial districtsandlandusesalongState Avenue shouldbeorientedto
State Avenue andexisting businesses.New commercial developments should
not disrupt existing residential neighborhoods.
b.DOWNTOWN
The downtown district of Marysville istheactivitycenterof the community.Itactsasa
fmancial,business,retail, and even residential focus for Marysville.This land use
recognizes the unique combination of activities that are desirable in a city center.The
activities that would be permitted could range from some of those found in
neighborhood and community commercial to professional officeto light industrial.The
useswould attempt to balancethe desirefor a pedestrian friendly environment and its
role as a regional destination.Selecting some of the uses permitted in each of those
land uses allowsthis land use to be tailored to the desired character of downtown as
opposedto a hodgepodge of uses.Regional retail, as well as significant:office,hotel,
and institutional usesand complexes are located withintheareaand will continueto be.
The residents of the adjacent residential areas also depend on downtown for their
everyday needs.
i.GOALS AND POLICIES
Goals:
Emphasize downtown Marysville asthe commercial focal point within the Study
Area.
Achievean identity and an imageasa special place.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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Policies:
I. Strengthen downtowns role as a business and commercial center.
2. Provide urban parks, recreation opportunities, and open space within
downtown.
3. Increase the pedestrian-oriented character of the downtown core area.
4. Encourage alternatives to the automobile for short trips within downtown.
5. Create gatewaysand entrances into the downtown area through the use of
enhanced plantings/street trees, specialpaving and street furniture, and/or the
location of special land uses, buildings, or structures.
6. Encourage developments and designthat will enhance the overallcoherence of
downtowns visual and historic character.
7. Building designat the street wall should contribute to a lively,attractive and
safe pedestrian streetscape.
8. Encourage wide sidewalks permitting pedestrian activities, streettrees, tables
and chairs, temporary sidewalk displays, and other such sidewalk uses.
9.Encourage the use of awnings.
10. Encourage the use of signs that promote an attractive and pedestrianoriented
downtown.
II.Require landscapingalong and within parking areas.
12. Encourage retailand commercial activitiesat streetlevel;offices and
residential above.
13. Encourage dayand night time activities.
il,CRITERIA AND STANDARDS
Develop and establish performance standards for each commercial district.
Performance standards would apply but not be limited to traffic circulation and
signalization, off-street parking, pedestrian and shopper movement,
landscaping/street trees and furniture, sign controls, and design requirements.
Development standards for the downtown should be adopted that would include
requirements for building bulk, heights, setbacks, landscaping, floor area ratios,
opens space, and development incentives.The appearance of streets sidewalks and
other public places should be enhanced through the encouragement and variety of
architecture,art,landscaping, paving material, water features, lighting, signing,
and street furniture.
(To be further developed with Sub-Area Plans)
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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Building Characteristics: ground floor of buildings with many windows with clear
glass, continuous street wall, discourage long uninterrupted facades,
continuous permanent awnings, tactile materials and detailing of buildings,
building style appropriate to the downtown character, views to water and
surroundings from upper levels, consider year-round sun and shade conditions
whendesigning and siting buildings
Other: coordinated system of lighting, paving, street furniture, and informational
graphics
iii.IDENTIFICATION OF AREAS
The nextparagraph generallyidentifiesthe location of Downtown land uses.Other
land uses may also occupy these areas. Please see the Study Area and Planning
Area mapsfor more informati~>n.
The downtown area, within Planning Area No. I, is bordered as follows North of
First Street, west of Columbia Avenue, South of Grove Street, along the BNRR
railroad to 5th Street, west to Interstate5 and south to First Street
c.GENERAL COMMERCIAL
This land use would be oriented towards uses requiring large sites and/or that people
would be lesslikely totravel between in one outing. That is, these activities would not
be likely to be a part of a series of errands such as those in Community Commercial.
Or that the sitesrequired fortheseactivitiesare so largeas to deter people from making
one stop and moving between adjacent activities. This land use could permit such
activities as automobile and bus repair and storage, new and used car sales,lumber-
yards, and discount stores. Sites for this land use require a large site that is served by
automobile withgood access to arterialsand 1-5.
l,GOALS AND POLICIES
Goal: Developlocations for large lot, automobile oriented uses.
Policies:
1. Locate generalcommercialcentersnear light industrial and other non-
pedestrian oriented areas.-
2. Locategeneral commercialcentersat the intersection of arterial streets.Where
generalcommercial usesare already locatedat an intersection,encourage
additionalgeneral commercial usesto locateadjacent to them, ratherthan at
other quadrants of the intersection.
3. Reducethe number of individual access points from arterials by encouraging
joint use.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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ii,CRITERIA AND STANDARDS
General Commercial uses are automobile oriented rather than pedestrian and tend to
be larger land uses.Located at arterial intersections and close to the center of the
consumer population intended tobe served.
Site Size:5+acres;serving radius:2+mile
Types of Stores:automobile andbus repairand storage,new and used car sales,
lumberyards,and discount stores.
Access:Arterial streets
iii.IDENTIFICATION OF AREAS
The following locations generally identify the location of General Commercial land
uses.Other land uses may also occupy these areas.Please see the Study Area and
Planning Area maps for more information.General Commercial areas either exist
orare planned within the following Planning Areas ..
PA: Planning Area
CC: GeneralCommercial
PA No.1 GC:from 4th Street to 10th Street between Cedar and Delta;
between State Ave.and 47th Ave,south of 80th SI.and north of
76th SI.;Madeleine Villa,eastof 47th AveNE
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d.COMMUNITY COMMERCIAL
This land use would serve a larger area than one neighborhoodbut remain auxiliary to
Marysville's downtown. Activities in this land use would be more automobile
oriented, serving a larger area and therefore maybe requiring an automobile to reach
them.The uses would be suchthat one might go to an area and be able to run several
errands or accomplish several tasks in one or two stops. Activities that might be
permitted are department and large grocery stotes and other uses that would draw
people from many areas as opposed to just the immediate neighborhood.Some
personal services and office uses mightalso be permitted. The land use is intended for
individual, small businessesor a complex of several firms or businesses serving retail,
office, and personal services.
i,GOALS AND POLICIES
Goal:
Develop commercial uses,auxiliary to downtown, to serve the needs of variousareas.
Policies:
I. Maintainand infillthethreecommercialdistrictsalong State Avenue/Smokey
Point Blvd as commercial areas serving several Planning Areas.
2. Locate commercialcentersatthe intersection of arterial streets.
3.Encourage the grouping of businessesand site design so that persons can
make a single stop to usethe several businesses locatedat a single center.
4.Encourage the joint use of parking.
5. Provide pedestrian and bike pathsthrough the community commercial centers
and connecting them to other Planning Areas.
6. Locate on-site parking so thatthe street wall is somewhat maintained and
attractive pedestrian walkwaysare created.
7. Building design should contributeto a lively, attractive and safe.pedestrian
streetscape.
8. Encourage wide sidewalkspermitting pedestrianactivities, street trees, tables
and chairs, temporary sidewalk displays, and other such sidewalk uses.
9.Encourage the use of awnings.
10. Encourage the use of conforming signsthatpromote an attractive and
pedestrian oriented downtown.
11. Require landscaping alongand within parking areas.
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PA No.2
PA No.1
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
ii.CRITERIA AND STANDARDS
Site Size: 5 - 20acres;serving radius:I 1/2 - 2 mile (15-20,000 population)
Types of Stores:department and large grocery stores;other uses that need the
support of several neighborhoods rather than a single neighborhood;personal
services and office;individual,small businesses or a complex of several firms or
businesses serving retail,office,and personal services
Access:Arterial streets
Numberof Stores: 15-25,rangeof gross floor area:100,000 -200,000 sq. ft.
iii.IDENTIFICATION OF AREAS
The following locations generally identify the location of Community Commercial
land uses. Otherlanduses may also occupy these areas.Please seethe Study Area
and Planning Areamapsfor more information.
PA: Planning Area
CC: Community Commercial
CC:'southof 76th,north of72nd,between BNRR andeast sideof
44thDr.;north of 80th between BNRR andState Ave.
CC:the southwest quadrant of SR528and67th Ave.NE,
and southsideof SR528 between 64th Ave.and63rd Ave.
PA No.5 CC: eastof State Ave.between 80thand 86th Aves.NE;and north
of 88thSt,between 1-5 andStateAvenue (contingent upon
interchange construction,access off proposed 36thAve NE,
and lightat 36thAve NE,and coordinated access
development alongall properties on north sideof 88thSt NE)
PA No.6 CC: westof StateAve.tothe BNRR north of90thSt.NE;
eastof State Ave.north of90thSt.NE to 46thJ47thJ43rd
Aves.NE;
PANo.7 CC: Eastof StateAve.south of 105th St.NE,north of
Quilceda Creek;Southeast and northeast quadrants of the
State Ave.and 116th St.NE intersection;west of StateAve.
and southof 103rdSt.andnorthof 116th St NE to State
Ave (contingent upon single access point for all develop-
mentsat controlled intersection,possibly 38th Ave NE
with light)
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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e.BUSINESS PARKS
This land use would permit campus styleoffice developments intended for research and
development,hi-tech,andother such office uses.
i,GOALS AND POLICIES
Goals:
Provide locations for office uses that allowfor research and development andhi-
tech uses without nuisance factors and hazards.
Policies:
I.Locate businesses centers outside ofthecoreareas where the campus site
planning is appropriate
2.Locate business centers on arterial streets.
3.Provide pedestrian andbikepaths through business parks and connections to
other trail systems where feasible.
4.Require landscaping alongand within parking areas.
5.Encourage theuseof business parks where sensitive areas are located.The
campus plan can then workin conjunction with the sensitive area.
6.Encourage phasing of business parkstowork with the provision of urban
services.
7.Minimize the impact of business parkson adjacent land uses through
appropriate landscaping,screening,buffers,graduated landuse intensity,and
similar methods.
8.Permit accessory/support services to locate in Business Parks,for example
secretarial services,delis,etc...
9.Encourage the availability oflocal employment opportunities by fostering the
retention and development of long-term working activities that create oradd
valuetothe community.::.
Ii,CRITERIA AND STANDARDS
Types of Offices:light and high-tech industry;educational institutions;research
facilities;convention centers;office complexes;etc...though the uses must not
have negative or undesirable atmospheric or environmental impacts.
Access:Arterial streets
Minimum Lot Size:IO acres
Setbacks:100 feet onall sides
Site standards:
-Increase Buffers (buffers includetrees,shrubs,and fences)
-Increase Open space
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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-Increase Landscaping:parking areas;street andyardtrees
-Identify height limits andFloorArea Ratios
-Integrated signage and traffic control
-Sign Standards
Require a binding siteplanthat identifies:
- thescaleand location of all buildings
-parking areasand driveways
-landscaping,screening,and/or fencing
-relationship to transit,bikeand pedestrian paths
iii.IDENTIFICATION OF AREAS
The following locations generally identify the location of Business Park land uses.
Other landuses may also occupy these areas.Pleaseseethe Study Areaand
Planning Area maps formore information.
PA: Planning Area
BP;Business Park
PA No. 5 BP: Eastof 1-5,west of Quilceda Creek,northof lO4th
PlaceNE
PA No.10 BP:
PA No.7 BP:Westof BNRR,just north of lO8th,south ofTulalipland
andold BNRRrightof way
southeast quadrant ofthe intersection of SR528and
83rdAve. NE
northof 28th St. NEandsouthof 30thPI between 83rd
Ave.NEand Hwy.9
f.NEIGHBORHOOD COMMERCIAL
This land use would serve the immediate neighborhood and be more pedestrian
oriented.It would not have drive-thru facilities.Businesses are located where
pedestrians,bicyclists,and vehicles have access.Usesthat might be permitted could
be-small to medium sized grocery stores,hardware stores,delicatessens or coffee
shops,some business and professional offices,pharmacies,video and book shops,
and personal services,such asbeautyandbarber shops,shoe repair,laundries and dry
cleaning.Generally each Planning Area would have one Neighborhood Commercial
site. The sites shown were primarily based on existing locations,~cept in the
Planning Areas to the south and eastthat have,to date,had little development.Some
Planning Areas have two sitesbecauseof their elongated shape.Others do not have
any because they are served by nearby Community Commercial sites.
i,GOALS AND POLICIES
Goal:Maintain,enhance,and create neighborhood commercial centers to support
the needs of neighborhoods andthePlanning Areas.
Policies:
I.Encourage a pedestrian-oriented character.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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2.Encourage alternatives tothe automobile for short tripsto neighborhood
commercial.
3.Encourage developments and design that will be compatible withthe
surrounding neighborhood character.Site layout andbuilding design should
provide lighting access,building architecture,landscaping and signage which
is sensitive to adjoining residential uses.
4.Building design should contribute toa lively,attractive and safepedestrian
streetscape.
5.Encourage wide sidewalks permitting pedestrian activities,streettrees,tables
and chairs,temporary sidewalk displays,andothersuchsidewalk uses.
6.Encourage theuseof awnings.
7.Encourage theuseof signs thatpromotean attractive and pedestrian orienteddowntown.
8.Require landscaping alongand within parking areas.
9.Encourage retail and commercial activities at street level;offices above.
10. Limiton-site parking to areas behind or adjacent tothe building/complex
1I. Providepedestrian andbikepaths through the neighborhood centerand
connecting ittoother Planning Areas.
il,CRITERIA AND STANDARDS
Neighborhood Commercial Centers should meet the following locational and
development standards:
• Site Size:1/2- 3 (maximum)acres,approximately 1/2 mileradiusservicearea;
largerareaand radius if serving several Planning Areas
• Typesof stores:convenience stores suchassmallgroceryor hardwarestore,
video,personal services (i.e.,shoerepair, drycleaners),etc...
• Numberof Stores:5 - 12;rangeof grossfloorarea: 15,000- 25,000 sq. ft.
•Access:arterial!neighborhood collectors
•Buffers:Ability tobuffer from adjacent residential and restrict site expansion
• New Centers:should bedoneasa plannedzone -=
• NC centers should be convenient to their neighborhood consumerpopulationand
situated onan arterial,preferably at an intersection of arterials.The sizeandarea
of the NCcenter should be in scalewiththe neighborhood andof sufficientarea
tobearthe burden of transition from within the district.
•Parking:located tothesideor rearof the buildings or center
iii.IDENTIFICATION OF AREAS
The following locations generally identify the location of Neighborhood
Commercial land uses.Please see the Study Area and Planning Area maps.
Neighborhood Commercial centers exist or are planned in the following general
locations.The quadrants of intersections indicate the preferred location.
Neighborhood Commercial may be relocated to another quadrant of the identified
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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intersection if the identified quadrant has not been developed with Neighborhood
Commercial.
NPA: Planning Area
NC: Neighborhood Commercial
PA No.1 NC:southeast quadrant of intersection of Fourth Street and
Liberty Avenue to 3rdSt.;
northwest quadrant of intersection of Grove St.and
47th Ave.NE
PA No.2 NC:southwest quadrant ofthe intersection of Sunnyside Blvd.
and53rd Dr.NE;andNEcornerof Sr 528/67th Ave NE
PA No.3 NC:southwest quadrant of the intersection of 44th StreetNEand
7lstAvenueNE
PA No.4 NC:northeast quadrants ofthe intersections of59thand60th
Aves.NEand Grove St.;south of Groveat intersection
with59th (existing triangle with gas station)
PA No.7 NC: nearthe intersection of ll6th St.NEand 1-5,southof I 16th
PA No.8 NC:westof51st Ave.NE,nearthe entrance tothe mobilehome
park
PA No.9 NC:northwest quadrant of the intersection of 83rdAve.NE and
84thSt.NE;Potential siteat northwest quadrant of the
intersection ofGroveSt.and64thSt.NFJSR 528
PA No.10 NC:northwest quadrant of the intersection of 83rdAve.NEand
28th St. NE
g.WATERFRONT
TheWaterfront district is an overlay zone which provides for a mix of usesincluding
wateroriented businesses,recreational,and cultural activities,creating a recreation and
entertainment focal point.Thus the land uses could be for restaurants,water oriented
recreation,retail,andother festival/regional market place activities.Industrial uses are
also permitted.It should be alive 24 hours a day,year round,witha vitalitythat can
only be achieved with people working there and living adjacently.Though linked
physically and visually to downtown,it is a separate district witha different character
andthereforea different mix of commercial activities..-
l, GOALS AND POLICIES
(Tobe further developed with Sub-Area Plans)
Goals:
Develop Marysville's waterfront asa regional entertainment and recreational focal
point.
Achievean identity andan imageasa special place.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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Create a synergistic relationship between downtown andthe waterfront.
Policies:
I.The Waterfront district isan overlay zone which provides fora mix of uses
including water-oriented business,recreational and cultural activities,
creating a recreation and entertainment focal point.Thusthe land uses could
be restaurants,water-oriented recreation,retail andother festival/regional
market place activities.Industrial usesare permitted.
2.Permit a mix of uses that would encourage the waterfront asa regional
entertainment and recreational focal point
3.Encourage uses to remain or locateinthe waterfront area thatare water
oriented,suchas, butnot limited to marinas,boat building or supplies,water
recreation equipmentetc....
4.Encourage uses to locate in'the waterfront area that will attract residents and
tourists such as,but not limited tooutdoor restaurants,retail shops,crafts
shops.
5.Provide recreation opportunities andopenspace within the waterfront area,
including butnot limited toa publicplaza,trails,boardwalk.
6.Redevelopment on significant waterfront parcels should providepublic
access.
7. The waterfront edge should be developed forpublic access.
8.Increase the pedestrlan-oriented character ofand access tothe waterfront area.
9.Create gateway(s)and entrance(s)to the waterfront area from downtown
through the useof enhanced plantings/street trees,special pavingandstreet
furniture,and/orthe location of special land uses,buildings,or structures.
10.Encourage developments and design that will enhance the overall coherence of
waterfronts visual and historic character.
11.Building design at the street wallshould contribute toa lively,attractive and
safe pedestrian streetscape.
12.Encourage wide sidewalks permitting pedestrian activities,street trees,tables
and chairs,temporary sidewalk displays,andother such sidewalk uses.
13.Encourage theuseof awnings.
14.Encourage theuseofsignsthatpromotean attractive and pedestrian oriented
waterfront area.
15.Promote the development of fresh produce markets.
16.Encourage retail and commercial activities at street level;offices and
residential above.
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17. Restricton-site parking to limitedareas behind or adjacenttothe
building/complex, meetingthe immediate need. Locatethe majority of
parking in areas situated outside the waterfront area, but close enough to
provide convenient parking for users.
18. Encourage the joint use of or coordinated parking with downtown.
19. Provide pedestrian and bike paths through the waterfront area and connecting
it to other Planning Areas..
20.Encourage day and authorized night time activities,
21.Buildings and structures should be designed to minimizethe blockage of
views to the slough.
22. Buildings and structures should be designed to minimizethe shadows
cast on trails,public plazas, and other outdoor spaces.
23. Encourage the redesign of the buildings facing the waterfront area (north side
of First St.) to relate to and support it.
24.Provide public facilities and amenities (i.e., restrooms, benches) as additional
activities and public spaces are developed within the waterfrontarea.
ii,CRITERIA AND STANDARDS
\
Development standards for the waterfront should be adopted that would include
requirements for building bulk, heights, setbacks, landscaping, floor area ratios,
open space, and development incentives. The appearance of streets, sidewalks and
other public places should be enhanced through the encouragement and variety of
architecture, art,landscaping,paving material, water features, lighting, signing,
and street furniture.
(To be further developed with Urban Design Plans as part of Growth Management)
Land Uses: retail,restaurants,water oriented recreation, sales, crafts sales and
manufacture including some light industrial, pensions/bedand breakfasts;
Building Characteristics: ground floor of buildings with many windows with clear
glass,continuous street wall,discourage long uninterrupted facades,
continuous permanent awnings, tactile materials and detailingof buildings,
building style appropriate to the waterfront character, views to water and
surroundings from upper levels, consider year-round sun and shade conditions
when designing and siting buildings,appearance from 1-5,orientation
Other: coordinated system of lighting,paving,street furniture, and informational
graphics;parking (location and amount)
iii.IDENTIFICATION OF AREAS
The following location generally identifies the location of Waterfront land uses.
Other land uses may also occupy these areas..Please see the Study Area and
Planning Area maps for more information. The Waterfront district is adjacent to
downtown and is bordered by the following:
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h.MIXED"USE:COMMERCIAL,OFFICE,AND MULTI-FAMILY
RESIDENTIAL
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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This land use combines commercial and office uses with multi-family residential.
There is no densityrestrictioninthis category. The commercial uses would be similar
to those in Neighborhood Commercial.Some Community Commercial uses might also
be allowed if they promote a pedestrian character, which is one of the purposes of
mixed use developments. The office uses would be similar to Professional Office.
This land usewill be used in circumstances with high vehicular and transit access and
close proximityto servicesandemployment.
i,GOALS AND POLICIES
Goal: Create a relatively high density sub-districts of appropriate Planning Areas
that allow people to live, shop,and possibly work without always being dependent
on theirautomobiles.
South of First St., north of Ebey Slough, west of
Columbia Ave., east of 1-5
WF:PA No.1
Policies:
I. Strengthen downtown's role as a business and commercial center.
2. Provide urban parks,recreation opportunities, and open space within this
sub-district.
3. Increasethe pedestrian"Oriented character of the downtown oore area.
4. Encouragealternativesto the automobile for short trips.
5. Use enhancedplantings/streettrees, special paving and street furniture,and/or
the location of specialland uses, buildings, or structures to create a special
district.
6. Encouragedevelopmentsand design that will enhance the overall ooherence of
areas visual character.
7. Buildingdesignat the streetwall should contribute to a lively, attractive and
·safepedestrian streetscape.
8. Encouragebuildingdesignthatpromotes an attractive image of Marysville
from Interstate5 when it is appropriate.
9. Encourage wide sidewalkspermitting pedestrian activities, street trees, tables
and chairs, temporary sidewalk displays, and other such sidewalk uses.
10. Encourage the use of awnings.
I I. Encourage the use of conforming signs that promote an attractive and
pedestrian oriented mixed usearea.
12. Require landscapingalong andwithin parking areas.
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13. At street level encourage retail and commercial;abovethe street locate
residential and offices.
14.Limit on-site parking to areas behind or under (behind sidewalk offices or
retail)tothe building/complex,meeting the immediate need.Locate the
majority of parking in areas situated outside the pedestrian core,butclose
enough to provide convenient parking for shoppers.Thisis important to
maintain the street wall.
15.Encourage thejointuseof parking.
16.Encourage pedestrian andbike paths through this sub-district and connecting
itto downtown,the waterfront,andother Planning Areas.
17.Encourage day and night time activities.
18.Let the market determine the mixture of uses.
li,CRITERIA AND STANDARDS
Mixed Use Centers should meet the following locational and development
standards:
•Typesof stores:
Commercial:convenience stores such as small grocery or hardware stores,
video,personal services (i.e.,shoe repair,dry cleaners),etc...; outsideof
Planning Area I:Downtown,larger stores such asa grocery or drugstore;other
uses supportive ofthe pedestrian character
Office:Planning Area I:Downtown,offices fora variety of professionals,such
as lawyers,doctors,accountants,architects,engineers,secretarial services,and
travel,real estate,or insurance agents;outside of downtown,travel,real estate,or
insurance agents
•Access:arterial I neighborhood collectors
•Buffers:Ability to buffer from adjacent residential and restrict site expansion,
except downtown
• New Centers:should bedoneasa planned zone
•Mixed use centers should be convenient totheir neighborhood consumer
population and situated onan arterial,preferably at an intersection of arterials.
Thesizeand area ofthe center should be in scale withthe neighborhood andof
sufficient areatobearthe burden of transition from within the district.
•Parking:located tothesideorrearofthe building/center or under me building
with shops alongthe sidewalk or pedestrian areas.
Building Characteristics:ground floor of buildings with many windows with
clear glass,continuous street wall,discourage long uninterrupted facades,
continuous permanent awnings,tactile materials and detailing of buildings,
consider year-round sunand shade conditions when designing and siting
buildings,parking location and amount,building height and form,park/open
space location andsize
95
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
iii.IDENTIFICATION OF AREAS
The following locations generally identify the location of Mixed-Use land uses.
Otherlandusesmayalso occupy these areas.Please seethe Study Area and
Planning Areamapsfor more information.
PA No.1 MU:
PA No.7 MU:
PA No. 12 MU:
i,FREEWAY SERVICE
between FifthandGroveSts.,1-5 and BNRR,except for
a strip between 10th and4th Sts,Cedar Ave.and Delta;
both sides of 4thSt between Columbia and 47th Ave;
eastof 44th Dr,westof47th Ave,south of 76th St;and
both sides of GroveSt between Alderand51stAve
eastsideof Old Hwy.99 between 122 St. NE
andjust northof I 16th St NE
between Old Hwy.99and BNRR south of l28th St.NE
FreewayServiceis a commercial district created to caterto persons using the freeway
system,althoughit also serves the resident populations needs as well.Thus,Freeway
Service activities are located so theyare convenient for people getting on and off the
freeway ramps.The principle types of retail activity allowed in this district are
automobileservice stations,motels,restaurants/fast-food establishments,conveniencestores,and accessory uses.
I,GOALS AND POLICIES
Goal:To provide goods and services forthe traveling public asis necessary withintheoverallcontextofthearea.
Policies:
1. Provide Freeway Serviceareasonlyat exits from the interstate system.
2. Provide Freeway Serviceareasonly if theuseisjustified. This would be
determined based onthe services located at that exitofthe freeway both non-
freeway serviceusesand freeway services located westof the freeway.
3.Review theneedfor Freeway Services based onthe larger context of Freeway
Services within the EverettJMarysvilleiArlington corridor.
4.Encourage Freeway Service locations to maintain high design standards,
including buildingdesign,siting,and landscaping,sincethese uses arethe
first introduction tothe Cityof Marysville andthe surrounding area.
5.Consider theuse of Neighborhood Commercial or Community Commercial
landusesas alternatives thatmaymore appropriately servethe residents and
create attractive entriestothe Study Area.
6. Do not expand Freeway Services to new locations until present locations have .been utilized.
96
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
7.Encourage the design of Freeway Service sites to minimize the impacts on
adjacent land uses,including lighting,large paved areas,traffic,noise,etc...
8.Prohibit strip commercial at Freeway Service locations;require planned or
coordinated commercial.
ii,CRITERIA AND STANDARDS
The FS district has specific regulations governing permitted uses,location,and site
design.The freeway service complex should occupy contiguous parcels but not
exceed five acres in total area.The locations for Freeway Service districts are
adjacent to the interchanges of Interstate 5 and should only be permitted when the
demand forsuch services canbe demonstrated.Freeway Service areas also havea
prominent introductory role:they arethe first introduction many people haveto the
community.
iii.IDENTIFICATION OF AREAS
The following locations generally identify the location of Freeway Service land
uses.Otherland uses may also occupy these areas.Please seethe Study Areaand
Planning Area maps.Freeway Service areas are appropriate alongthe Interstate 5
corridor.Two areas meet the locational criteria;however,their proximity to
existing residential areas,market factors,and the proximity of existing Freeway
Services at Smokey Point and downtown Marysville may not make eitherorbothof
these sitessuitablefor Freeway Services.Thesesiteswill be considered only as
planned developments and with solid market and financial information that will
assuretheir success,if approved.
NPA:Planning Area
FS: Freeway Service
PA No.7 FS:Potential site_on north sideof I 16th SI.NEat 36th
Ave.NE
97
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4.INDUSTRIAL
Previous comprehensive plans have designated large portions of north Marysville for industrial
land use. These designated industrial lands exhibit most of the characteristics of good
industrial locations: good access to highways and freeways, rail access, proximity to air
transportation, flat and easily developable land, available water and sewer, and large parcel
ownership.
The previous comprehensive plans designated more than 1,200 acres for industrial uses most
.of them in the unincorporated portions of the planning area. In 1982 only 8%of this land had
been used for industrial purposes, 23% was in residential or commercial use, and 69%
remained undeveloped. Nonetheless, additional requests to include other vacant lands in the
industrial comprehensive plan category were received, and the City of Arlington initiated an
annexation in 1990 with the intention of converting agricultural lands south of the airport to the
industrial designation.
Though it might be suggested that more available acreage would make the area more attractive
for new industries, there are problems associated with increasing the industrialacreage:
• Untimely expansion of the utility and road network required by scattereddevelopment
• Conflicts with the Growth Management Act's provisions
• Reduction of designatedagricultural land
Projected demand for further industrial land is difficult to estimate. Increasing development
costs for industrial lands in the southern portion of the county will tend to increase the
desirability of the north county. Also the United States/Canada trade agreement eliminating
tariffs will create additional demand for warehousing adjacent to the Interstate 5 corridor.
Finally, the possibility ora large wetland being identified in the Smokey Point Blvd industrial
area may reduceavailable land.
A rough approximation of future industrial land demand can be obtained by multiplying the
current ratio of developed industrial land to population forecasted for 2010. By that method the
industrial land designated in this comprehensive plan will meet the forecasted demand for the
year 2010. To illustrate this point, the 1970 Marysville Comprehensive Plan, which excluded
the area north of l40th Street NE, noted that the amount of land available was "more than
adequate to serve the industrial needs to 1990,and even to maturation." This statement is valid
today with an even greateramount of vacant industrial land available.
The industrial land use categories permitted in this comprehensive land use plan are Business
Parle and Light Industrial. Both land uses allow non-intensive industrial activities of the kind
more compatible with surrounding,less-intensive uses such as reIDdentiai and
retail/commercial. They have a limited number of employees, low traffic volume, no
significant noise, odor, vibration, air or water pollutants, and safety hazards. Therefore, they
are allowed to locate close to where people live, shop, and work. The difference between these
uses is:
Planned IndustIy:Plarmed, relatively large acreage lots for several businesses.Certain
commercial uses would also be allowed within industrial parks, such as warehousing and
sales with low associated traffic.
Single Site Industrial: Primarily individual projects used for infilling areas that have already
developed. This proposed land use would primarily permit industrial land uses.
98
PROPOSED INDUSTRIAL LANDS
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Moderate and heavy intensity industrial uses would have a separate permit and review process
that would permit them in business park and light industrial areas when they meet certain
performance standards for review of noise,odor,and pollution in the context of the specific
sites surrounding land usesor sensitive areas.Factors that should be considered are:traffic
impacts:automobile and truck;emissions:typeand volume;noise:decibels;light and glare:
amount andtime;ability to mitigate;hours of operation;types of adjacent uses;ability to buffer
or mitigate;and proximity toandeffecton sensitive areas.Uses that might be permitted would
be manufacturing,processing,fabrication and assembling of products or materials,sometypes
of warehousing and storage,and transportation facilities.
a.INDUSTRIAL
l ,GOALS AND POLICIES
Goal:
Designate industrial areasin such locations and quantity so they will contribute to the
economic growth and stability of the Marysville area and Snohomish County.
To insurethatthepublic benefits of new economic activities exceed the public costsby
considering community impact and requiring new development to provide adequate
services andpublic amenities.
Policies:
1. Limit industrial development tothe Urban Growth Area.
2.Urbanlevel facilities and services must be provided prior toor concurrent with
development to mitigate the subsequent impacts of industrial developments.
These services,include,butarenotlimitedto,sanitary and storm sewers,water,
policeand fire protection,and roadways.
3.Encouragethe availability of local employment opportunities by fostering the
retention and development of long-term working or trading activities that create or
addvalueto the community.
4..Encourage infilling of vacant parcels and development of currently zoned or
designated industrial areasbefore modifying theplanto designate additional
industrial areas.
5.Encouragetheuseof existing industrial land instead of converting agricultural
landsfor industrial uses.
6.Locate industrial development in compact,well defined centers within Urban
Growth Area.
7. Requirethat industrial development sites have good access,adequate public
facilities and services,suitable topography and soils,and minimum impact on
residential areas.
8.Minimize the impact of industrial developments on adjacent land uses through
appropriate landscaping,screening,buffers,graduated landuse intensity,and
similar methods.
100
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
9.Industrial businesses shallprovide pretreatment of effluent charges tothe
sewerage system in compliance with discharge standards.
10.Discourage non-industrial landusesand activities in areas of industrial areas,
exceptfor those support services that meet the needs ofthe area's workforceor
potential recreational landusesinthe slough area.
11;Retainlands intended asfuture industrial sites inlarge parcels so they willbe
viablefor industrial development.
12. Locateand design new industrial centers,and improve existing onesto facilitate
accessand circulation by transit,car/van pools,pedestrians,bicyclists,andother
alternativetransportation modes.
13. Encouragewholesale uses;limitthe amount of floor areathat may beusedfor ..
retail sales.
14.Encourage master planningfornew industrial areason larger parcels ofland,
includingsuch features asopen space,landscaping,integrated signage andtraffic
control,and overall management and maintenance through covenants orother
formsof management.
IS.Industrial developments adjacent to wetlands,creek corridors,or steepslopes
should be Business or Industrial Parkstoallowthe flexibility of design necessary
to mitigate the impacts of such development onthese sensitive areas.
ii,CRITERIA AND STANDARDS
LandUses:
•Manufacturing:food,drugs,stone,clay,glass,china,ceramics,electrical
equipment,scientific or photographic equipment,fabricated metal products(not
of major structural steel forms,heavy metal processes,boiler making or similar
activities);coldmix processes;textile,leather,wood,paper,andplastic
products from prepared materials;artsandcraft production
•Packaging of prepared materials
• Storageand warehouse services,wholesale trade,laundry facilities,printingand
publishing,automobile repairs(not including body work)and washing,
recycling center,public utility,government facility,public transit shelter
• Planned Industry,alsopermitsfastfood and sit down restaurants,taverns,
bankingandrelated services,entertainment and recreation,office uses,
secretarial services,daycareor mini-school as support services _
The locational criteria forsitingnew industrial usesare:
• Accessto highway or major arterial street,rail access,proximity to air
transportation
• Flatlandinlargeparcels
• LandUse Relationships
-Proximity to some accessory landuses,suchaspost offices,delicatessens,
and other support activities
-Compatibility with adjacent landuses
• Siting Issues:
-Industry will be buffered and/or separated from residential and commercial
uses,land zoned or identified fortheseusesinthe Comprehensive Plan
101
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
-Utilize,as possible,major roadway/railroad,natural stream,and/or
topographic changes to buffer and separate industrial developments from
residential or commercial uses
Development Criteria:
Planned Industry:
•Minimum acreage sizeof 5 to allow for buffers,additional landscaping and
setbacks;andto prevent spot development
•Any development over 10 acres must be planned to coordinate access andservices
•Any development adjacent toor including significant sensitive areas (e.g.
wetlands over3 acres)must be planned to minimize its impact onthe sensitive area
•Change current site standards to:
-Increase Buffers (buffers include trees,shrubs,and fences)
-Increase Open space
-Increase Landscaping:parking areas;street and yard trees
-Identify height limits andFloor Area Ratios
-Integrated signage and traffic control .
-Preference for compact well defmedcenters
•Require a binding siteplanthat identifies:
- the scale and location of all buildings
-parking areasand driveways
-landscaping,screening,and/or fencing
-relationship to transit,bikeand pedestrian paths
SingleSite Industry:
•Minimum acreage to allowfor buffers,additional landscaping and setbacks;andtopreventspotdevelopment
•Change current site standards to:
-Increase Buffers (buffers include trees,shrubs,and fences)
-Increase Open space
-Increase Landscaping:parking areas;street andyard trees
-Identify height limits andFloor Area Ratios
-Preference for compact well-defined centers
iii.IDENTIFICATION OF AREAS
The following locations generally identify the location of Industrial land uses.
Other land uses may also occupy these areas.Please see the Study Area and
Planning Area maps.The sizeof the property distinguishes betweeJJ::Planned andSingleSiteIndustrialdevelopments.
PA: Planning Area
PA No. 12 The primary landuseinthis Planning Area.
PA No. 14 between Ebeyand Steamboat Slough andthe western city limit;
between Liberty Ave.andeastsideofAllen Creek,56th S1.NEand
EbeySlough,including Brashier Industrial Park
102
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
D.TRANSPORTATION AND CIRCULATION
1.INTRODUCTION
Marysville's circulation system is a network, moving people and goods by vehicular, rail,
bicycle, equestrian, and pedestrian modes. Adequate service levels for efficient circulation
require careful planning. Transportation must respond to population growth, land use, and the
ability of government revenues to fund public improvements.
The nature of transportation has changed and is significantly altering the landscape: In
Washington State between 1970and 1987, the number of miles traveled increasedby 89%, the
number of vehicles increased by 93 %while the population increased by only 35 %.1 In
Snohomish County, the average household makes over 10trips per day,most of which are not
home to work, but home to shopping,schools,etc...2 If present trends are continued, the
miles of stop and go traffic in the Central Puget Sound Region are expected to double by
2020.3 All this indicates that Marysville residents depend on their cars to reach services and
facilitiesthat are dispersed and take longer to reach.
Planning now for long term expansion of needed transportation facilities will reduce future
expenditures. When, for example, a road plan anticipates future needs, adequate rights of way
can be identified ahead of time to plan for future construction. Coordinated planning also
accommodates the full spectrum of transportation modes more readily. Finally, planning can
integrate the use of alternative modes of transportation to reduce the use of single occupancy
vehicles and therefore the need for expensive road expansions.
Marysville residents who responded to the survey have identified adequate public services as a
high priority. Related issues include adding sidewalks along roads for safety, bike paths and
pedestrian trails, decreased congestion, and more transit options.
2.GOALS AND POLICIES 4
Goals:
Assure the provision of local and regional transportation systems that contribute to the relief of
traffic congestion,promote energy conservation, and enhance mobility for the community.
Improve circulationin and around the community by the management of existing transportation
facilities and promoting alternatives to single-occupant auto use.
Establish land uses and urban patterns that support public transportation and promote its
ridership, and that reduce the need for single occupancy vehicle use._
Source:Washington State Department of Transportation
Source: Puget Sound Council of Govemments,1985-88.
Source: Puget Sound Council of Governments,1985 to 2020.
4 A Guide to Land Use and Public Transportation for Snohomish County,Washington December 1989was used as a resource
for this section.
103
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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Improve public transportation service accessibility for elderly,disabled,low and moderate
income,youth,andother mobility disadvantaged people.
Inareas served by public transportation,incorporate and give priority to public transportation
inthe designof all major public andprivate projects.
Policies:
..Transportation:Streets.Roads.and Highways
I. Plan,develop,and maintain an integrated transportation system thatmovespeople
efficiently and safely inthe community as well asinthe region..
2. Develop community circulation systems that conserve land,financial;and energy
resources,facilitate public transportation services,andprovidesafeand efficient
mobility.
3. Work cooperatively with otherlocal jurisdictions,thePugetSound Regional Council, the
State Department of Transportation (WSDO'l),andthetransit agencies to improvethe
present transportation system in Marysville andto determine howtheCity canbest be
servedbythe regional transportation system.
4.Accommodate development only when the required streetandroadimprovementshave
beenmadepriortoor concurrent withthe construction.Concurrency indicatesthat
facilities are available within 6 years of construction of the new development.Payment
of mitigationfeesis considered concurrency.
5. Coordinatelanduse decisions with existing andplanned transportation systemsand
public transportation services.
6. Provide transportation facilities and improvements relatedto theneedsand functions they
will ultimately serve.
7. Avoid unnecessary duplication of roadsto savecosts,minimize impervious cover, and
preservescenic atmosphere andopen space.
8:Establishroadway standards basedon streettype,itspotentialforextensionor
expansion,and thetypeandvolumeoftrafficitis expected to carry.
9. Minimizeadverse effects ofstreetsand highways on sensitive natural featuresby utilizing
naturalcontoursin design and location.Nativevegetation shouldbe retain~or
replanted,when feasible.
10. Rights of wayformajor streets and/or highways,or for improvingexistingroadways,
shouldbe obtained priortoor concurrent with development.
11. Establish procedures toensurethat development doesnot encroach uponfuture right of
way needs.
12. Roadsand highways should notdivide communities,established commercialareas,
or existingsingle agricultural ownership if alternative routesare feasible,
104
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
Pedestrian andBicycle Transport:Transit
13. Workwithtransit systems and WSDOT to develop a system of secure,conveniently
locatedpark-and-ridelotsto encourage useof busand rideshare services.
14.Improvethe connections between all transportation modes by coordinating planningof
transportation programs,operation of transportation facilities,and project site design.
15.Encourage decreased reliance on the privateautomobile by creating options for,and
linking,alternativetransportation modes:passenger rail,mass transit,car/van pools,
bicycling,and walking..
16.As appropriate,locateanddesignall new developments and improve existingonesto
facilitate circulation for pedestrians,bicyclists,transit,car/van pools,andother alternative
transportation modes.Retain optionsfor bicycle,pedestrian and equestrian modes by
obtainingrightsof way priorto or concurrent with development andby retaining existing
rights of way.
17. Link publicand semi-public facilities,commercial areas,and regional bikeways with pe
destrianpaths,bicycle ways,and equestrian trails.
18.Design and develop safe pedestrian andbicyclepaths within the Urban Growth Area and
in appropriateportions ofareasoutsidethe Urban Growth Area:
• Trailsalong roadways,residential and commercial developments,andopenspacesand
continuous sidewalks should be provided for pedestrian circulation.
• Wide, smooth paved shoulders,wide parking lanes,and other roadway improvements
shouldbeprovidedforbicycle circulation.
19.Locate convenience/commercial services at bus stops,transit transfer centers,Parkand
Ridelots,etc...to makethese locations more pleasant andto accomplish dailytasks
withoutuseofthe private automobile.
20.Locatedaycare facilities nearbus stops,transit transfer centers,Parkand Ridelots,as
appropriateto facilitate accomplishing daily tasks without useoftheprivate automobile.
21.Support presentandfuturetransitplansby encouraging and facilitating high-density
residential development within walking distance (114 to 1/2 mile radius)of commercial
areasandtransit corridors.
22.Encourageenergy conservation by providing Park andRidelotsat suitable locations,and
throughotherenergy conserving methods.
23.Encourageprivate participation inthe supply of public transportation and paratransit
services.
24. Encourage mixed use land developments that permit the mixing of land uses,reducing
trip-taking,and support public transportation.
25. Createsafe,barrierfreeaccesstopublic transportation and pedestrian facilities.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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26. Providefor high occupancy vehicle (HOY)priority at major intersections andalong major
corridorswhere feasible.
27. Encourageparking management plansthat give priority to parking forHOV,carpool,
vanpool,and ridesharing.
28. Promote residential developments,employment centers,and activity centers to be
developedat densities and locations that encourage and support public transportation and
.the-useof alternative transportation modes.
29. Encourage flexibility topromoteHOVuseby allowing Park &Ride and Park &Poollots
to be conditionally locatedin most landuse areas.
Safety
30. Accesspointsontoarterial streets shouldbekepttoa minimum.
31. Provide safe crossings at potentially hazardous locations for pedestrians,bicyclists,
equestrian users.
32. Minimize railroad streetgrade crossings andprovide traffic restrictive safety devicesat
existing and newcrossings.
33. Supporta roadand walkway lighting program in high intensity use areas.
Air Trans.port,NoiseMitigation
34. StrictlyobserveFAA standards for development in airport areas,including noise
mitigation andlanduse considerations.
35. Discourage residential development andotherland uses that assemble concentrations of
peoplein theairport approach zones orinareasof highest noise around airports.
3.CRITERIA AND STANDARDS
Roadways are grouped into functional classifications according tothe service thatthey provide.
Theroadwaysystem hierarchy consists of principal arterials,minor arterials,collector arterials,
andlocalaccess streets.They are grouped according to their traffic volume levels,geometric
characteristics,andthe typeof landusesthatthey serve.
Principal Arterials:Principal arterials provide service to major city centers and centers of
activity.They are typically the traffic corridors withthe highest traffic volumes and a high
proportionof totaltravelinthearea.Principal arterials carry entering,existing,and mostof the
through movements in urban areas.The primarypurposeof principal arterials is to provide
service to and from activity centers,not to serve adjacent land uses.Average daily traffic
(ADl)on principal arterials is usually greater than 10,000 vehicles per day. The roadway
typically has 4 or moretravellaneswith pavement widths ranging from 44 to 84 feet.Right of
waywidthsaretypicallyaround 100 feet,andmosthave vertical curbs and gutters.
106
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
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SECTION V
Minor arterials:Minor arterials connect residential neighborhoods to small community centers
and principal arterials.These streets typically provide service to public transit systems.ADT
on minor arterials is usually between 5,000 and 15,000 vehicles per day.These roadways
typically have2, 4, or 5 travel lanes with widths ranging from 28 to 60 feet.Right of way
widths are typically around 84 feet,and most have vertical curbs and gutters.
Collector arterials:Collector arterials provide local circulation to residential areasand access to
adjacent commercial,industrial,and small businesses.In addition to local circulation service,
they distribute traffic toand from minor arterials.Collector arterials canalsoservecity central
business districts inthe form ofagrid system with minor or principal arterials onthe perimeter.
Collector arterials may also serve public transit routes.ADT on collector arterials is usually
between 3,000and 10,000 vehicles per day.The roadway typically has 2 or 3 lanes with
pavement widths ranging from 24 to 36 feet.Right of way widths are typically between 50
and60 feet,and most have vertical curbs and gutters.
Local Access Streets:The local access street system consists of all remaining streets not
classified as one of the above arterials.These streets usually do not support public transit
service.Through-traffic movement on local access streets is usually discouraged.ADT on
local access streets is usually less than 5,000 vehicles per day.The roadway typically has 2
laneswith widths of22to28 feet.Right of way widths are typically around 48 feet,and most
havea vertical or rolled curb and gutter.
4.IDENTIFICATION OF AREAS
PA: Neighborhood Planning Area
Prin.Art.: Principal Arterial
Min.Art.: Minor Arterial
Collect.: Collector Arterial
PA No.1 Prin.Art:State Avenue
Fourth Street,west of State Avenue
Min.Art:Fourth Street,east of State Avenue
51 st Avenue NE,south ofGrove Street
Grove Street
Collect.:Cedar Avenue,north of Fourth Street
Eighth Street between 47th Avenue NEand Cedar Avenue
Third Street,east of Cedar
47th Avenue NE
51st Avenue NE,north ofGrove Street
80th Street NE,west of Cedar Avenue
67th Avenue NE
44th Street NE,west of 71st Avenue NE
71st Avenue NE
Soper Hill Road,eastof 71st Avenue NE
Sunnyside Blvd.Collect.:
PA No.3
PA No.2 Prin.Art:
Min.Art:64th Street NE
76th Street NE
67th Avenue NE
Collect.:Sunnyside Blvd.
Prin.Art:
Min.Art:
109
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
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SECTION V
Minor arterials:Minor arterials connect residential neighborhoods to small community centers
and principal arterials.These streets typically provide service to public transit systems.ADT
on minor arterials is usually between 5,000 and 15,000 vehicles per day. These roadways
typically have 2, 4, or 5 travel lanes with widths ranging from 28 to 60 feet.Right of way
widths are typically around 84 feet,and most have vertical curbs and gutters.
Collector arterials:Collector arterials provide local circulation to residential areas and access to
adjacent commercial,industrial,and small businesses.In addition to local circulation service,
they distribute traffic toand from minor arterials.Collector arterials can alsoservecity central
business districts inthe form ofa grid system with minor or principal arterials onthe perimeter.
Collector arterials mayalso serve public transit routes.ADT on collector arterials is usually
between 3,000 and 10,000 vehicles per day.The roadway typically has 2 or 3 lanes with
pavement widths ranging from 24 to 36 feet.Right of way widths are typically between 50
and60feet,andmosthave vertical curbs and gutters.
Local Access Streets:The local access street system consists of all remaining streets not
classified as one of the above arterials.These streets usually do not support public transit
service.Through-traffic movement on local access streets is usually discouraged.ADT on
local access streets is usually less than 5,000 vehicles per day.The roadway typically has 2
laneswith widths of 22to 28 feet.Right of way widths are typically around 48 feet,and most
havea vertical or rolled curband gutter.
4.IDENTIFICATION OF AREAS
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PA: Neighborhood Planning Area
Prin.Art.: Principal Arterial
Min.Art.: Minor Arterial
Collect.: Collector Arterial
PA No.1 Prin.Art:State Avenue
Fourth Street,west of State Avenue
Min.Art:Fourth Street,east of State Avenue
51st Avenue NE,south ofGrove Street
Grove Street
Collect.:Cedar Avenue,north of Fourth Street
Eighth Street between 47th Avenue NE andCedar Avenue
Third Street,eastof Cedar
47th Avenue NE
51st Avenue NE,north ofGrove Street
80th Street NE,west of Cedar Avenue
67th Avenue NE
44th Street NE,west of 71 st Avenue NE
71st Avenue NE
Soper Hill Road,east of 71 stAvenue NE
Sunnyside Blvd.Collect.:
PA No.3
PA No.2 Prin.Art:
Min.Art:64th Street NE
76th Street NE
67th Avenue NE
Collect.: :Sunnyside Blvd.
Prin.Art:
Min.Art:
109
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
PA No.4 Prin.Art:
Min.Art:
PA No.6 Prin.Art:
Min.Art:
Collect.:
.,
PA No.5 Prin.Art:
Min.Art:
Collect.:
88th Street NE
84th Street NE
67th Avenue NE
76th Street NE
State Avenue
88th Street NE
80th Street NE,west of 51st Avenue NE
51st Avenue NE
48th Drive NE
State Avenue
1DOth Street NE
Shoultes Road
51st Avenue NE
48th Drive NE
108th Street NE
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P A No.8"Prin.Art:~~
Min.Art:
Collect.:51stAvenueNE
132nd Street NE
Smokey Point Blvd.,south of 116th Street NE
116th Street NE,westofState Avenue
Smokey Point Blvd.,north 116th Street NE
Prin.Art:
Min.Art:
Collect.:
PA No.7
PA No.9 Prin.Art:Highway 9
Min.Art:64th Street NE
84th Street NE
Collect.:108th Street NE
83rdAve.NE
P A No. 10 Prin.Art:Highway 9
Min.Art:64th Street NE
Soper Hill Road
Collect.:44th St.NE
83rd Ave.NE
P A No.12 Prin.Art:
Min.Art:Smokey Point Blvd.
136thll4Oth Street NE [west of Smokey Point Blvd]
Collect.:136th Street NE [east of Smokey Point Blvd.]
152nd Street NE
PA No. 14 Prin.Art:SR529
Min.Art:
Collect.:
I
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
E.PARKS AND OPEN SPACE
1.INTRODUCTION
The elements ofthe greater Cityof Marysville's Parks and Open Space are both inadvertent and
intentional.The inadvertent elements are created by open space that is used for agriculture,
forested lands resulting from steep slopes,slough,wetlands,or undeveloped properties,and
easements,suchas for the power lines.Theselandsare constant reminders of the historical
beginnings of Marysville,timber production and farming,but also of the immediate natural
environment from whichtheCity benefits.These elements also playa key role in creating the
setting oftheCityandits image.
The intentional components trails,parks have a more immediate benefit;that is they are
located in neighborhoods to serve residents of the community.Because they are interspersed
with development,they must be carefully planned forso that development does not overwhelm
existing ones,or useupthelandforones required to complete the system.
2.GOALS AND POLICIES
Goal:
Toacquireand develop a system of park,open space,and recreation facilities,both active and
passive,thatis attractive,safe,functional,and available toall segments ofthe population.
To enhance the quality of life in the community by providing recreation programs that are
creative,productive,andresponsiveto the needs of the public.
Policies:
I.Acquire,preserve,anddevelopland,water,and waterfront areas for public recreation
(i.e.,trailsandparks)basedon area demand,public support,anduse potential.
2.Maximize utilization of existing school district facilities,organizational,orotherpublic
facilities within eacharea whenever possible to supplement newand existing
programming.
3.Encourage citizen participation inthe design and development of facilities and/or
recreational areas.
4.Encourage future development of school grounds to compliment the facilities planned in
future park developments and maintain an interlocaI agreement with the district to
facilitate this goal.-
5.Encourage andpromote cultural facilities and social services,compatible with recreational
useto be developed onor contiguous to parkareasand designated buffer zones.
6.Develop an approach to project planning and increase standards ofpark planning and
designby developing supportwith surrounding jurisdictions such as Tulalip Tribes,City
of Everett,Cityof Arlington,and Snohomish County fora regional planning effort.
7. Pursuethe acquisition of new parklands and proceed with the planning and development
of newand existing parklands and facilities .
• Acquire environmentally sensitive areasto include streams,wetlands,creek andriver
corridors aswellas highly sensitive natural and archaeological areas.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
•Implement a long-range land acquisition strategy .
• Insurethat publicly owned landsuitablefor recreation purposesissetasideforthat
purpose.
8.Accommodate new residential,commercial,and industrial development only when
required parks,recreation,andopen spaceare availablepriorto or concurrent with
development.
9.Encourage development inareaswhereparks,recreation,andopen spaceare already
available before developing areaswherenew parks,recreation,andopenspacewouldbe
required.
10. Provide urban levelparks,recreation,and open spaceonly in UrbanGrowth Area.
II.Reduce the per unitcost of publicparks,recreation,andopen spaceby encouraging
urban density development within UrbanGrowthArea,and rural densities outsidethe
UrbanGrowthArea.
12.Developers shouldhaveprimary fiscal responsibility to satisfypark,recreation,andopen
space needs/impacts createdby their developments eitherbyactual provision of these
improvements or bya fee-in-lieu alternativeat the City'soption.
13. Provideparkand recreation facilities withinor adjacent to residential developments,and
adjacent toor in conjunction with school district properties.
14. Asan integral part of neighborhoods and the larger community,establish andenhance
healthy,safe,abundantandvariedrecreationresources(bothpublicandprivate)to serve
present and future population needs.
15.Develop recreational facilities to provide accommodations for users of thearea's
recreational amenities.
16.Develop a pedestrian andbiketrailsystem throughout the greater Marysville area. As
possible,usecreekcorridorsandthe sloughdike fora portion of thesetrails. Thesetrails
should connect all the Planning Areas,activity centers,park facilities,andopenspace
system.
17. Requireandpreserve setbacks fromcreek corridors.
18. Newor expanded residential development should be withinwalking distance,preferably
butnot necessarily viapaved sidewalk or improvedtrail,of a neighborhoodpark,public
recreation area,or in somecasesa school. Existing residentialareas shoul(t aspossible,
alsobe provided witha neighborhood park, public recreation area, or in somecasesa
school,withinwalking distance,via paved sidewalkor improved trail.
19. Atfair market prices,buy,lease,or otherwiseobtainadditionallandsand facilities for
parks,recreation,and openspacethroughout the CitylUrban Growth Areaand
specifically in thoseareasof theCity/UrbanGrowthAreafacingintense population
growth and/or commercial development.
20.Equitably distribute parkandrecreationopportunitiesby typethroughouttheCity.Urban
GrowthArea,and PlanningAreas.
21.Coordinate parkplanning acquisition and development withother Cityprojectsand
programs thatimplementthe ComprehensivePlan.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
22.Develop parks and facilities in a quality manner toassure attractiveness,full utilization,
and long-term efficiency.
23.Develop a neighborhood and community park system that provides a varietyof activeand
passive facilities.
24.Incorporate utility,storm drainage,andpubliclandsintotheopenspaceand linkage
system through cooperative use agreements.
25. Permit parks tobe conditionally located inany part ofthe City.
3.CRITERIA AND STANDARDS
Neighborhood Park:anareaoffive acres or moreusedfor intensive recreation activitysuchas
field games,court games,skating,picnicking,etc...
Service Area:3/4 mile radius
Size:5+acres insize
Amountof Land:I 112 acres per 1,000 population
Community Park:anareaof diverse environmental quality.It may includeareassuitedfor
intense recreation facilities,areasof high natural quality for outdoor activities,passiveuse
areas,or combinations of the above.
Service Area:3 mile radius
Size:15+acresinsize
Amountof Land:I 112 acres per 1,000 population
Regional Park:anareaof natural or ornamental quality for outdoor recreationsuchas
picnicking,boating,fishing,swimming,camping,andtrail uses;may include majorfieldsand
play areas.These facilities would servea numberof communities.[National Standards]
Maximum service area:I hour driving time
Size: 200+acres
Amountof Land:15-20 acres per 1,000 population
4. IDENTIFICATION OF AREAS
The following parks and/or open space have been identified.Please see the Study Area and
Planning Area maps for the general locations of the parks listed.The locations are generalized.
Park locations maybe adjusted,upto between a quarterto halfmile(basedon the s~and amount
of development of the Planning Area)if land isnot available inthe location identified.
113
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MARYSVILLE
Comprehensive Plan
LEGEND
EXISTING PARK SYSTEM
WI NEIGHBORHOOD
Q COMMUNITY
~REGIONAL
PROPOSED PARKS SYSTEM
II NEIGHBORHOOD
~COMMUNITY
••••STUDY AREA BOUNDARY
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PROPOSED·PARKS SYSTEM
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
Generally every Planning Area should havea Neighborhood Park unless it is sufficiently served by
linear park/trails or Community Park(s).All the Planning Areas,their parks,schools,and other
open spaces should be connected by a improved trail system.Ideally these would be adjacent to
the creek corridors,since the creeks have a diagonal path through the urbanized areas.Not all
creekshave sufficient setbacks or appropriate topography to accommodate this use.Therefore,
onlymajortrails with available easements havebeen identified.The non-residential area,Planning
Area 12,should haveparksandopen space.This isnotonlyto offer recreational opportunities to
workers inthearea,butalso to maintain view corridors from Interstate 5to agricultural landsand a
separation between urban areas.(See Section VI:Sub-Area Plans,Interstate 5)..
PA: Planning Area
NP:Neighborhood Park
CP:.Community Park
RP: Regional Park
WF: Waterfront
Trails: Major Trails with availabte easement
PA No.1
PA No.2
PA No.3
PA No.4
PA No.5
PA No.6
PA No.7
CP:
Trails:
NP:
CP:
NP:
RP:
NP:
CP:
CP:
CP:
Comeford Park
Jennings Memorial Park [portion]
waterfront/slough
HickokPark
FoothillsPark
southwest quadrantof the intersection of 76thSt.NEand 67th Ave.NE
Jennings Memorial Parkand Extension [portion]
southeast quadrant of the intersection of 44thSt.NEand 7lst Ave.NE
Cedarcrest Golf Course
eastof 5 I st AvenueNEat approximately 82nd Street NE
along Quilceda Creek [portion]
southeast quadrant of the intersection of 55thAvenueNEand lOOth
St. NE
overlapping the WestFork,Quilceda Creek,at approximately l09th
St.NE [portion]
PA No.8 NP:
PA No.9 NP:
Trails:
PA No.10 NP:
Trails:
PA No.12 None.
PA No.14 WF:
westof 5IstAvenueNEat approximately 139th Street NE
Northpointe Park
northeast quadrant of the intersection of 83rd Ave.NEand 84thSt. NE
powerline easement
Burlington Trail
southwest quadrant of the intersection of 83rd Ave.NEand 44th St.NE
powerline easement
ReganProperty
recreational landusein designated portions of the flood plain
115
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
F.SERVICES AND FACILITIES
1.INTRODUCTION
As Marysville grows,the demand for facilities and services will increase substantially.
Typically the City may supply,or be involved with the supply or siting of:
•Educational facilities
•Public Buildings
•Libraries
•Police protection
• Fire protection and emergency medical aid
•Criminal justice facilities
Scattered development in unincorporated areas near Marysville can create problems in
delivering services efficiently.Coordinated,planned delivery of services and facilities willbe
more efficient and cost effective;it will also increase long-range economic stability by assuring
industries the future services they need.
Both the siting and sizeof public facilities and services has a significant impact on land use
patterns and future growth.Careful,coordinated management is essential to provide these
services in an orderly fashion and to minimize public costs.By investing in these
services/facilities and scheduling their provision,Marysville residents will havea key role in
implementing the policies.
2.SCHOOLS
The Study Area is served by four school districts:Marysville,Arlington,Lake Stevens,and
Lakewood.Particular coordination is necessary between Marysville and Lake Stevens School
Districts,sincetheydividethe Sunnyside area,Planning Areas 3and 10.
a.GOALS AND POLICIES
Goal:Include school districts in landuse planning to ensure adequate facilities to handle
growth.
Equitable distribution and maximum utilization of School District resources in the delivery
of educational services.
Policies:
I. TheCityand School District should maintain open communications tokeep each
other abreast of plans and recommendations regarding:
•closures,changes,and expansions of schools,streets,utilities,other facilities,
etc...that might impact theother
•location of schools and school related facilities
2.Encourage construction and location of schools andtheir facilities within the Urban
Growth Area.
3.Encourage elementary schools,juniorhigh,andhigh schools tolocatecloseto
existing or proposed residential areas.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
IDJI?JIlH:SECTION V
4. The location,design,and construction of school facilities should be compatible with
existing landuse,drainage,and natural systems.
5.Locate schools as focal pointsfor neighborhoods.
6.Accommodate new development only when required school space is available priorto
or concurrent with development.Concurrency indicates that facilities are available
within 6 years of construction ofthenew development.Payment of mitigation fees is
considered concurrency.
7.Promote cooperation between the City andthe Marysville School District to provide
adequate opportunities for community utilization of school facilities.
8.Maximize utilization of existing School District facilities whenever possible to
supplement new and existing parks andtheir programming.Encourage future
development of school grounds to compliment the facilities planned in future park
developments and maintain an interlocal agreement with district to facilitate this
goal..
9.Development and design proposals for school facilities should address street andtrail
improvements to providesafesiteaccessby pedestrians,bicyclists and vehicles.
10.Encourage the location and design of new schools,and improve existing onesto
facilitate access and circulation bytransit,carlvan pools,pedestrians,bicyclists,and
other alternative transportation modes whenever possible.
II.Permit schools to be conditionally locatedin any part ofthe city.
b.CRITERIA
The Marysville School District uses three overriding criteria in deliberating issues
relating to the provision of school facilities.Each issue is reviewed to arrive at
recommendations thatare:
•Educationally effective
•Cost effective
•Likely acceptable tothe community
In addition,the following criteria should be considered whenever possible when locating
and designing schools:
•Each Planning Areashouldhavean elementary school,placed within a 112 mile
walking distance of residences
•Located onan arterial or possibly a collector street
Whenever possible,the optimum capacity rangeandsitesizefor school buildings
should be maintained as follows
Elementary Schools
Middle Schools
HighSchools
500 students
800students
1,000 -1,500 students
117
10acres
20acres
c.IDENTIFICA nON
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
The following schools have been identified.Please seethe Study Area and Planning Area
maps forthe general locations ofthe schools listed.The locations are generalized.School
locations may be adjusted,uptoa half mile if land is not available in the location identified.
PA: Planning Area
ES: Elementary School
JS: Middle,Transitional,or Junior High School
HS: High School
ES:Liberty Elementary School
JS:Marysville Junior High School
Marysville Middle School
ES:approximately at 64th SI.NE and 62nd Ave.NE
ES:Sunnyside Elementary School
ES:Kellogg Marsh Elementary School
JS:Cedarcrest Transition School
ES:Pinewood Elementary School
ES:Cascade Elementary School
HS:Pilchuck High School
ES:Marshall Elementary School
ES:Shoultes Elementary School
JS:several sites
ES:approximately at 84th SI.NE and83rd Av.NE
ES:approximately at 44th SI.NE and 83rd Av.NE
No school facilities
No school facilities
PA No.2
PA No.3
PA No.4
PA No.1
PA No.5
PA No.6
PA No.7
PA No.8
PA No.9
PA No.10
PA No.12
PA No. 14
118
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PROPOSED SCHOOLS
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MARYSVILLE
Comprehensive Plan
•ELEMENTARY
@ JUNIOR HIGH
@)JUNIOR HIGH
EXISTING SCHOOLS
• ALT.LEARNING CTR.
@ ELEMENTARY
o HIGH SCHOOL
• •••STUDY AREA BOUNDARY
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
3.OTHER PUBLIC SERVICES AND FACILITIES
As mentioned inthe introduction tothis chapter the following public services and facilities may
be provided within the Study Area bytheCityorother special purpose districts.
•Public-Buildings
•Libraries
• Police protection
• Fire protection and emergency medical aid
a.GOALS AND POLICIES
Goal:
Provide efficient construction of public services and facilities that are consistent with the
comprehensive land use plan and available to serve the community concurrent with
increased demand generated by new construction.
Equitable distribution and maximum utilization of City resources in the delivery of City
services and protection.
Toprotectlifeand property from the hazards of fireand crime.
Policies:
1.Accommodate new residential,commercial,and industrial development only when
required facilities and services are available priortoor concurrent with development.
Concurrency indicates that facilities are available within 6 years of construction of the
new development.Payment of mitigation fees is considered concurrency.
2. Assist growth and desired landusetypesand patterns through theplanning,design,
and installation ofpublic services.
3.Encourage development in areas where services are already available before
developing areaswherenew services would be required.
4. Provide urban level facilities and services onlyin Urban Growth Area.
5. Reducethe per unitcost of public facilities and services by encouraging urban density
development within Urban Growth Area,andrural densities outside the:urban
Growth Area.
6. Sitingof proposed public buildings andother facilities should conform with landuse
policies and regulations.Local government agencies arenot exempt from theirown
requirements.
7. Locate recreational and community facilities as focal points forthe City.
8. The location,design,and construction of public utilities and facilities should be
compatible with existing and planned land uses and with natural systems suchas
drainagewaysand shorelines.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
1QI1PJ#\f'T:SECTION V
9.Development,residents,businesses,and industries should contribute theirfairshare
toward mitigating identified impacts on public facilities.
10.Implement Building and related Codes,especially built-in fire protection foreach
structureinorderto reduce thefire protection burden onthe City.The
implementation would alsoincludeolder buildings,remodeled buildings,and
buildings tobe expanded thatneed updated fire protection facilities..
I I.Implement Fire Protection Codes inorderto govern the maintenance of buildings and
premises;safeguard life,health,property,and public welfare by regulating the
storage,useand handling of dangerous and hazardous materials,substances,
processes;regulatethe maintenance of adequate egress facilities;and investigate all
lifeand fire losses.
12.Permit public services and facilities tobe conditionally located in any part ofthecity.
b.LocATION AND CRITERIA
In planning coordinated delivery of public facilities and services,Marysville will consider
the level of key services needed to support existing development;which agency will
provide each of the services;when services need to bein place to accommodate proposed
land uses;the level of service appropriate and suitable for each use;time required for
installation;andtherangeof fiscal impacts onthe general public and on individual property
owners.
121
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
G.UTILITIES
1.INTRODUCTION
As Marysville grows,the demand for utilities will increase substantially.
Typically theCity may supply:
• Water facilities and resources
•Sewage treatment
•Storm water drainage
•Flood control
• Solidwaste disposal
Scattered development in unincorporated areas near Marysville can create
problems in delivering utilities efficiently.Coordinated,plarined delivery
of utilities will be more efficient and cost effective;it will also increase
long-range economic stability by assuring industries thefuture utilities they
need.
Boththesitingand sizeof public utilities hasa significant impact on land
use patterns and future growth.Careful,coordinated management is
essential to provide these utilities in an orderly fashion and to minimize
public costs.By investing inthese utilities and scheduling their provision,
Marysville residents willhavea key rolein implementing the policies.
2.GOALS AND POLICIES
Goal:
To insurethatthe planning,design,and installation of utilities assist
growth and designedlandusetypesand patterns.
Policies:
I.Accommodate new residential,commercial,and industrial
development onlywhen required utilities are available priortoor
concurrent withdevelopment Concurrency indicates that facilities
areavailable within 6yearsof construction ofthenew development.
Payment of mitigation feesis considered concurrency.
2.Encourage development inareaswhere utilities are already available
before developing areaswherenew utilities wouldbe required.
3. Provideurbanlevel utilities onlyin Urban Growth Area.
122
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
4.Provide urban level utilities in Urban Growth Area toavoid health
hazards,enhance the quality of life,and maintain viable,efficient,
and cost-effective delivery.
5. Give priority to utility line extensions whereon-site disposal systems
have created known pollution or health hazards.
6.Reduce theper unit cost ofpublic utilities by encouraging urban
density development,allowing the distribution of publicand private
services more efficiently.
7.Coordinate and consolidate utilities districts,where feasible,to
distribute public and private services more efficiently.
8.Respect the capability oflandand natural systems when determining
how to provide such utilities as stormwaterdrainageand flood
prevention,water,sewage andgarbage disposal.
9.Maintain or restore,wherever feasible,natural drainage systems in
orderto minimize the need forpublic expenditures andto recognize
the amenity as well asthe utilitarian functions as part of the natural
drainage system.
10.Allow location of utility distribution sites within residential areas,
provided theyare suitably landscaped and buffered,designed,and
improved to prevent hazards tolifeandadverseeffectsonthe
surrounding neighborhood.
II.Encourage new techniques or innovative systems for sewage and
sludge disposal,whilealso considering health and environmental
concerns..
12.Design andlocate solid waste disposal systems and sites with proper
consideration for present andfuture health and environmental
impacts.
13.Engouragereduction of solid waste,recycling,and pretreatment of
industrial wastes.Educate thepublicon howto reducetheir garbage
output andhowto participate inwaste reduction and recycling
programs.
14. Use incentives to encourage undergrounding of utility distribution
lines.
15.Encourage development that minimizes waterandother liquids from
being discharged intoanynaturalwater courses,storm drainage
system or sanitary sewer in accordance withprovisionsof county,
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
state,and federal water quality programs,guidelines,and
regulations.
16.Encourage the design of future developments to utilize natural
drainage patterns and incorporate means to entrap storm water and
water pollutants before they are carried down slope or before'they
enter watercourses.
17.Encourage the management of storm water runoff and urban drainage
to protect the man-made and natural environment.Utilize the nattiral
drainage system where itis possible todoso without significantly
altering the natural drainage ways and/orby upgrading a public storm
drainage system.Require the design of future developments to
utilize natural drainage patterns and incorporate means to entrap
storm water and water pollutants before they are carried down slope
or beforethey enter watercourses.
18.Preserve natural drainage systems as opposed to relying primarily on
structural solutions.
19.Limit the quantity and velocity of runoff during and after site
development to levels that arenot substantially greater than pre-
development conditions.Means for implementing this Policy should
be approved priortothe initiation ofland surface modifications.
20.Encourage the design of residential,commercial,and industrial
developments that minimize the amount of impervious surfaces,
grading,andthe removal of vegetation to minimize problems
associated with increased volumeand velocity of storm water runoff.
21.Limit the removal of vegetation and require reasonable replacement
of vegetation in order to maximize rainfall interception and minimize
erosion and siltation within the drainage system.
22.Recognize the inter-jurisdictional characteristics of storm drainage
management problems and work with Diking District No.3,
Snohomish County,other jurisdictions,andarea wide residents to
improve storm drainage andto mitigate the impacts of increased
stormwaterrunoff caused bynew construction.
23.Developers shall provide storm water drainage plans and facilities so
that storm water runoff during andafter construction prevents
destruction of private property,disruption of natural drainage,and
degradation of water resources and quality.
24.Extension of services,particularly sewers,should carefully staged to
achieve orderly,regular,and compact development.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
25.Public easements and rights of way should be considered multiple-
purpose utility corridors.New utility systems,including gas,
power,water,andsewer transmission and distribution lines,should
be located in existing public rights of way and easements where
possible.
3.CRITERIA AND STANDARDS
Criteria and Standards are established by the applicable Cityof Marysville
Codes,Puget SoundWater Quality Authority,North Snohomish County
Coordination Plan,andtheStateand Federal Departments of Ecology.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
H.ENVmONMENTAL AND RESOURCE MANAGEMENT
1.INTRODUCTION
Protecting the natural environment,including environmentally sensitive lands in developed
areas of Marysville requires:preserving the ecological balance,improving air and water
quality,retaining someopen spacein its natural state,protecting groundwater from pollution,
providing public access to and setbacks from environmentally sensitive lands, and protecting
wildlife refuges.
Marysville's varied topography and natural features createopportunities,as wellas limitations,
for development.The geography,geology,soils,hydrology,vegetation,and climate of the
Study Area have all contributed to settlement and development patterns.In turn, these natural
features havea strong influence on future land useandtheimageofthe Community.
Human activity hashada major impact on our vegetation,wildlife,and water resources.City
land use policies seekto protect the environment,conserve our resources,and permit future
development onlyin areas thatcan support it without adverse impact.Natural resources are an
important inheritance notonly for recreation and aesthetic purposes,but also for theirroles in
the ecosystem and natural processes.
This chapter is divided into two sections:The first covers environmentally sensitive lands.
The goalsand policies in this section are supplementary to,supportive of, and implemented
through the Sensitive Areas Ordinance.The second section covers resource lands such as
agricultural and forest lands.
2.ENVIRONMENTAL LANDS:GOALS AND POLICIES
a.GENERAL
Goals:
Preserve and enhance the natural environment.
Protect life and property from floods,landslides,erosion,uneven settlement,and other
disruptions that may be associated with natural constraint areas.
Recognize the amenities and utilitarian functions provided by natural elements,and to
incorporate these functions into developments.
Avoid needless public and private costs resulting from development contrary to these
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Policies:
I.Recognize the natural environment asan integrated unit composed of interacting land,
water,and air resources.Make every effort to ensurethatthe health and stability of
thisresource system is maintained.
2.Recognize the interrelationship of adjacent terrain features andavoid destroying these
valuable Iinkages,
3.Educate the public concerning the importance of maintaining and conserving
environmentally sensitive landsand natural and cultural resources.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
4.Encourage property ownersto utilize the Open Space Current Use Assessment
Program to preserve significant areasof environmental concern,particularly wetlands
identified bythisplan.
S.Locate,develop,andretain features of the natural and cultural environment tohelpall
citizens acquire knowledge,attitudes and skills necessary to solve environmental
problems.
6.Where appropriate,provide pedestrian andbicycle trails in association withopen
spacesand natural areas.
b.ENVIRONMENTALLY SENSITIVE LANDS -GENERAL
Goal:
Preserve, as much as possible,natural features in areas potentially sensitive to
development.That is areas that have features such as steep slopes, severe erosion,
foundation instability,seasonally wet soils,or soilswith agricultural capability.
Policies:
7.Preserve environmentally sensitive lands.
8.Apply strict controls to areas identified as ecologically sensitive
9.Maintain an inventory of environmentally sensitive lands tobe usedinmakingland
use decisions.
10.Require site studies inareas potentially sensitive to development to determine site
development problems andrequireany development that occurs inareas determined
to be sensitive to development to meet performance standards to minimize adverse
impacts associated withsuch development.
II.Strongly encourage clustered residential,andplanned commercial and industrial
developments inareas containing unique natural features or determined by site studies
to be sensitive to development.
12.Development adjacent to wetlands,creek corridors,or steep slopesshouldutilizelot
size averaging oraplanned development to mitigate the impacts of such development
on these sensitive areas.Strongly encourage development andbuildingstobe located
on adjacent areasorperipheral portions of properties determined by site.studies to be
sensitive to development.-
c.EARTH
Goal:
Regard landasan irreplaceable resource.Manageit so irreparable damageisnotdoneto
natural systems.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
Policies:
13.Protect natural systems of the environment.
14.Utilizeland forms and natural systems to provide variety,community identity,andopenspaceareas.
15.All developments shouldbe sensitive toland forms and natural systems,recognizing
the natural beauty and character of the land andits vegetation .
16.Encourage allfuture development tooccurina manner that will reduceor minimize
and mitigate adverse environmental impacts.
17.Design andbuild developments ina manner that respects andretains natural
vegetation.Density credits should be given when vegetation is retained andopenspaceor bufferareas provided.
18.Encourage development to consider the inherent characteristics ofthe predominantsoiltype(s).
d.WATER:QUALITY,WETLAND AND WATERSHED PROTECTION,STORM
WATER RUNOFF,DRAINAGE,SHORELINE
Goals:
Attaina highlevelof water quality.
Promote the preservation and improvement of the water quality and conditions of area
streamsand watercourses to providewater resources for human andwildlifeuse.
Policies:
19. Protectnatural systems,suchas aquifers,bodiesof water,flood plains,wetlands,
andother important aspects of the natural environment.
20. Utilize natural systems toprovide variety,community identity,andopenspaceareas.
2I.Maintain existing waterlevelsof perennial water bodies.
22. Protectandenhancesurfacewater quality andthe natural character of shorelines fordrainagecontrol::
23. All developments shouldbe sensitive to natural systems,recognizing the natural
beautyand character of theland. They should be designed andbuiltina mannerthat
respects and retains natural vegetation,as well as minimizes waterand otherliquids
being discharged intoany natural water course,storm drainage system,or sanitary
sewer system -with emphasison streams,creeks,bodiesof water,and wetlands.
24.Discourage development on wetlands.Any development in wetland areasshouldbe
sensitivetotheir importance as wildlife habitats,andtotheir hydrologic function.
Minimize potential disruption of thesesites through appropriate setbacks,buffers,
limitson grading,fillingand impervious surfaces,storm water treatment,and similarmeasures.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
25.Preserve existing vegetation as much as possible duetoits vital roleinthe recharge of
ground water inorderto prevent additional storm water runoffor soil erosion from
new developments.Density credits should be given when vegetation is retained and
open spaceor bufferareas provided.
26.Prevent adverse alterations to flow characteristics,siltation,and polluting or
disrupting spawning bedsby control of mining,dredging or removal of gravel,fill,
or similar materials from streams and ground water recharge or other surface water
areas -,
27.Encourage the management of storm water runoff and urban drainage to protect the
man-made and natural environment Utilize the natural drainage system where it is
possibletodoso without significantly altering the natural drainage ways and/orby
upgrading apublic storm drainage system.Require the design of future
developments to utilize natural drainage patterns and incorporate means to entrap
storm water and water pollutants before they are carried down slope orbeforethey
enter watercourses,
28.Recognize the inter-jurisdictional characteristics of storm drainage management
problemsand work with Snohomish County,Diking District No.3,other
jurisdictions,and area-side residents toimprovestorm drainage.
29. Conserveand utilize shoreline and flood plain areas within the City in accordance
withthe provisions of the City's Shoreline Management Master Program;andin
planningfor areas outside the City limits consideration should be given tothe County
Shoreline Management Master Program.
30. Preserveand develop direct and visual public access to water,including publicdocks,
aquatic recreation,marine facilities,and scenic vistas,ina manner consistent withthe
Shoreline Management Act.
31.Restrict developments in designated flood hazard areas only to uses that can be
adequately flood-proofed.Discourage construction in designated flood hazardareas,
andprohibititin floodway areas.
32. Provide continued maintenance of established flood control facilities along rivers and
creeksthat provide flood protection to existing populations and developments,
providedthis policy is consistent with environmental guidelines and necessary river
maintenance practices.
33. Encouragetheuseof native plant materials,rather than imported or exotie plants,as
wellas drought tolerate plantsto decrease water usage as well as provide habitats for
wildlife..
e.AIR
Goal:
Attain a high level of air quality.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
Policies:
f.WILDLIFE AND HABITAT
Goal:
Encourage the preservation of wildlife,their habitats and refuges.
Policies:
35.Design and build developments ina manner that respects and retains natural
vegetation,with emphasis on streams,creeks andother bodies of water;andon
wetlands,steep slopes,andareas adjacent to majorandminor arterials.Density
credits should be given when vegetation is retained and open spaceor buffer areas
provided.
36.Preserve existing vegetation as much as possible duetoits vital rolein providing a
habitat for wildlife.Minimize removal of vegetation resulting from development or
other activities,and/or replaceafter construction.Encourage selective thinning rather
than indiscriminate clearing of treesand heavily wooded areas designated for
development.Require development proposals to provide plansforreviewand
approval describing the extent of retention of existing vegetation together with a
reforestation and revegetation planas appropriate.
37.Retain someopenspacein its natural state,both within andoutsideofUrban Growth
Area.Unique natural areasshouldbe preserved as natural areas.
38.Protect and enhance the natural character of shorelines for wildlife habitat.
39.Protect streams and drainage waysthatprovide habitats for fish spawning,rearing,
and transportation from adverse impacts of land development that might decrease low
flows or increase highpeak flows,reduce recharge areasfor streams,increase bank
or bed erosion,or increase turbidity of the water.
40.Important fish and wildlife habitats identified bythe Washington StateWildlifeand
Fisheries Departments should be preserved by requiring adequate setbacks of
development from creeks and tributaries andby limiting alterations to natural
vegetative cover through restrictive development controls inthesebuffer areas.Also
coordinate withtheState Departments of Fisheries,Wildlife and Ecology andthe
federal Army Corpsof Engineers to manage or improve conditions for wildlife and
habitat in streams,drainage ways,wetlands,andother watercourses.
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CITY OF MARYSVILLE INTERIM COMPREH~NSIVE PLAN
SECTION V
g.CRITERIA AND STANDARDS
Criteria and Standards are established by theCityof Marysville's Sensitive Areas Ordinance.
h.LoCATION
These elements ofthe Comprehensive Plan apply ona city-wide basis where the particular
resource land or environmentally sensitive area occurs.
3.RESOURCE LANDS:GOALS AND POLICIES
a.AGRICULTURAL LANDS
Theseland uses are being discussed at thispointin the Comprehensive Plan because they
areoneofthe key elements in determining the Urban Growth Boundary.The policies for
their activities and the criteria for identifying them further indicate where the boundary
should be located.This section establishes notonly the policies for identifying theselands
and locating the land uses,but also the criteria.This will establish a strategy for the
preservation of these lands.
Goal:
Preserve agricultural production by retaining lands suitable for agricultural uses,as
longasthisis economically viable.
Policies:
I.Retain agriculture parcels inlarge sizes,consistent with County regulations,to
keep them viable for agricultural uses.
2.Work with the County to develop and maintain an inventory of agricultural lands
and soils suitable for agriculture tobe used in making landuse decisions.
3.Encourage agricultural practices that preserve the quality and quantity of soils,do
not impact aquifers and groundwater,anddo not harm the environment.
4.Protect viable agricultural activities from potential landuse conflicts through
zoning and development regulations.
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MARYSVILLE
Comprehensive Plan
LEGEND
AGRICULTURAL LANDS OF
PRIMARY IMPORTANCE
• • • •STUDY AREA BOUNDARY
Under Option C (recommended
by County PlannIng Commleafon:
Are.I .Uplllnd Commerclll Farmllind
Area II .Rlvetway Commercill Farmland
Option D:
Area I - Upland
Area n .Rlverway Commercial Farmland
(OptionaC &0 are among the four atternatlws
under review by County Councl and County al-tf
for the County'.Propo&ed Interim RegUlations)
Source: Snohomish County
Agricultural Preservation
Plan (1983).
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SNOHOMISH COUNTY AGRICULTURAL PRESERVATION PLAN
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
5.Develop and implement a program to preserve agricultural landsby acquiring or
transferring development rights to lands outside of agricultural districts,and by
other appropriate means,such as providing tax incentives,landtrades,ora
farmland bond.
6.Encourage property owners to utilize the Open Space Current Use Assessment
Program to preserve significant areas of environmental concern,particularly
agricultural lands identified bythis plan.
7.Allow activities and uses accessory to agriculture,suchas feedand seed stores,
tractor sales and service,produce stands,and forestry usesin agricultural areas,
provided they arenotin conflict with other Growth Management Policies.
8.Outside Urban Growth Area,protect established agricultural uses,suchas feed
lots,dairies,fur farms,poultry ranches andsimilar uses,from encroachment by
incompatible uses.
9.Residential developers should be responsible foradequatebuffering between
agricultural uses and potential home sites,whether singleor multi-family.
Encourage theuseof existing lotsize averaging and planned residential
development ordinances,resulting in maximum separation of residences from
agricultural lands,buffer strips,and resident design and location to minimize
conflicts between residential and agricultural uses.
10.If rural or urban landin agricultural useis shown tobe uneconomical,it maybe
converted tootheruses provided thisis consistent withallotherlandusepolicies.
The proposed use must be appropriate tothe location ofthelandwith respect to
Urban Growth Area.
11.Exempt lands used for agriculture from participating in Local Improvement
Districts (LIDs),suchassewer districts,untiltheyconnectto such systems.
12. As appropriate torural needs and demands,restrict road,utility,and capital
improvements in agricultural districts,untilsuchtimethatthesedistrictsare
included within Urban Growth Boundary.
13.Promote the development of fresh produce markets.
Criteria,Standards,and Identification
This section should be held until the County finalizes the designation-of agriculture
landsof long-term significance.Thenwewillknowif weare workingtowardshelping
farms stay aslongas they areviableor working witha county plan for agriculturelands
of long-term significance.This would bedoneforthe final CompPlan.
b.FORESTED LANDS
Few forested lands remain within the Marysville Study area;none would be classified as of
long-term commercial significance.However,of the lands which remain, some have
importance for aesthetic reasons,watershed andgroundwater protection,and/or recreation.
Those that do exist should be evaluated and when appropriate protected.The City's
forested landuse policies apply topublicandprivate forest lands.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECT/ON V
Goal:
Identify,evaluate,and protect as appropriate,forestlands.
Policies:
14. Forestlandsthatare intended for recreation,watershed,and/or conservation may
be withinor outsideUrban Growth Area;However,their inclusion inUrban
GrowthAreadoesnotindicatetheyaretobe developed,
15,Developand maintain an inventory of forest lands tobe used in makinglanduse
decisions.
16. Manage forest lands wisely,recognizing their importance tothe local,stateand
national'economies.
17. Respectthe benefits of forest lands beyond timber production,suchas watershed
protection and maintenance of wildlife habitats.Encourage the designation and
protectionoftheselands.
18. Encourage improved andinnovative forest practices that maintain watersheds,
preserve soils,protectwildlife habitats,and sustain ecosystems.
19. Landin forest usemaybe converted toother uses,provided thisis consistent
withallotherlanduse policies.The proposed use must be appropriate to the
locationofthelandwith respect tothe Urban Growth Area.
20. Protect established forestry uses from encroachment by residential development
through setbacks and buffers.
21. Exemptlandsusedfor forestry from participating in Local Improvement Districts
(LIDs), suchas sewerdistricts,until they connect to such systems.
22.Restrict road,utility,andcapital improvements in forestry areas,untilsuchtime
that theselandsare included withinthe Urban Growth Boundary.
Criteriaand Standards:
Timber Production:
Forest lands are classified by the private forest land grades of the Department of
Revenue.This system incorporates consideration of growing capacity,productivity
andsoil composition ofthe land.Considerations in determining which grades of forest
are presentare: the local and'regional physical,biological,economic,and land use
considerations;as wellastheeffectsof proximity to population areas andthe possibility
of moreintenseusesofthelandas indicated by:
• The availability of public services and facilities conducive tothe conversion of forest
land.
• Outsideof urban and suburban areasand rural settlements.
• Largeparcel size.
•Compatibility and intensity of adjacent and nearby landuseand settlement
patterns.
• Property tax classification of openspaceor forest land.
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CITY OF MARYSVILLE INTERIM COMPREH~NSIVE PLAN
SECTION V
•Local economic conditions that affect the ability to manage timberlands for long-
term commercial production.
Non-Commercial Uses:
The benefits of forested lands of non-commercial uses should be examined with
consideration of (property does nothaveto meet all these):
•Effect on aquifer recharge,watershed,groundwater recharge,steep slopes,wildlife
habitat.
•Proximity to recreation areas and urbanized areas.
•Demand foropen space and recreation in area.
•Parcel size.
•Aesthetic contribution.
•Compatibility and intensity of adjacent and nearby land use and settlement
patterns..
Identification:
Forested lands along Interstate 5 and Highway 9 have an important role in protecting
adjacent land uses from noise and visual impacts as well as introducing the City and
creating its image.These forested lands should be protected,enhanced and extended.(See
Chapter 6,Sub-Area Studies).
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION V
I.CULTURAL RESOURCES
Goal:
Protect and enhance Marysville's cultural heritage.
Policies:
I.Encourage public and private entities to identify,preserve and restore buildings,
structures,objects,and sites having historical and cultural significance or interest.
2.Protect scenic views and sites so present and future generations may enjoy them.
3.Archeological and historic resources should be surveyed as part of the application
process for new development.
4.Historic resources should be incorporated into economic development and tourismactivitiesintheCity.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
VI.SUB-AREA DISCUSSIONS
A.INTRODUCTION
Section VI examines how the elements presented in Section V combine and each of the Planning
Areas. Section V describes eachof the elementsof the plan separatelyand within the context of the
entire Study Area. Section VI summarizes for each of the Planning Areas the information
presented in Section V both in text and maps. Where a conflict exists between the land use maps
and thetext of thecomprehensiveplan, the comprehensiveplan goals and policies will prevail. In
In addition if the comprehensive plan conflicts with existing ordinances and regulations, city
ordinances will prevail. The land use plan will however provide the basis for future ordinance
revisions to implementthisplan.Parcelsat the edges of land usedistricts will require more detailed
review during updateof thedevelopmentregulationsand prior to a rezone being considered. Since
the comprehensive map represents a generalized identification of land uses in the city, unlike a
parcel specific zoning map, these "edge" properties will need to be reviewed carefully to ensure
that proposed development is consistent with neighboring land uses and access patterns of
surrounding properties. Planning Area I I was eliminated due to revisions in the Study Area
boundary. Planning Area 13 is being held until Snohomish County makes its determination on
resource lands. After the summaries of each Planning Area, other specific features that overlap
Planning Areas suchas Major Arterial Streetscapes,Interstate 5, and Highway 9, are discussed.
B. PLANNING AREAS:SUMMARY
PLANNING AREA NO.1:DOWNTOWN
1869 [2010]
4786 [2010;25 per/du]
6004 [2010]
[1990]
[1990;2.7 per/du]
[1990]
1073
2383
6482
2951
BOUNDARIES
Approximately the downtown Marysville area, it extends from Ebey Slough, to Allen Creek, along
77th/80th Street NE to StateAvenue,up to Quilceda Creek and southalong Interstate 5 to the slough.
CHARACTER
Downtown was the site of theoriginal founding of the City of Marysville. It also presents the effects
of three of the most important growth periods in Marysville's history. First was the founding and
originalplatting of the city, beginningon the waterfront and moving east to Allen Creek and north to
8th or 10th Street. Next was the construction of Highway 99 which reoriented business downtown
from the waterfront to this roadway. Finally, was the building of Interstate 5 followed by the
construction of the mall;both signaledthe importance of the automobile as a transportation mode. As a
result, Fourth Street became a thoroughfare equaling Highway 99 in importance. Downtown has
remained the center of the community.
Single and multi-family housing remain in close proximity to the business areas, offering a sizable
customer base within walking distance.
Downtown commercial should formulate a unique, attractive, and pleasant character that sets it apart
from other commercial areas on State Avenue or elsewhere in the greater Marysville area. The
Waterfront has the potential of being something which is not only unique to Marysville, but also
singular in the Northwest certainlybetween Vancouverand Seattle/Portland.
STATISTICS (Estimated)
Acreage
Dwelling Units
Populotion
Employment
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
POSSIBLE ENVffiONMENTAlLY SENSITIVE AREAS
Creeks,Water bordered by Quilceda and Allen Creeks,and Ebey Slough
Wetlands along Allen and Quilceda Creeks
Flood Hazard alongthe Slough to almost First Street,and along Allen Creek
SteepSlopes along Allen Creek
138
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City of
MARYSVILLE
Comprehensive Plan
LEGEND
Planning Areas
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
140
SCHOOLS
Liberty Elementary School
Marysville Junior High School
MarysvilleMiddle School
StateAvenue [connecting toEverett and Arlington]
Fourth Street, west of State Avenue [connecting to Interstate 5]
Fourth Street,east of State Avenue [connecting to Highway 9]
51st Avenue NE,south of Grove Street [connecting east downtown]
Grove Street [connecting StateAvenue to 67th Avenue NE]
Cedar Avenue, north of Fourth Street [bypassing StateAvenue]
Eighth Street between 47th Avenue NE and Cedar Avenue
Third Street,east of Cedar [connecting State Avenueto Sunnyside Blvd]
47th AvenueNE [connecting Third Street and 84th Street NE]
51st Avenue NE, north of Grove Street [connecting east downtown north to 84th]
80th Street NE, west of Cedar Avenue
Collector:
MinorArterial:
PLANNING AREA 1,CONTINUED
LAND USES
Residential
The high density single family residential areas are east of 47th/51st Aves.NE except for an area of
established single family between Grove and 8th Streets, and 47th Avenue NE and State Avenue.
Duplexes are permitted outright within high density single family areas.An area of high density
single family, small lot (6-8 dulac), is located between Columbia and 47th Ave.NE along both sides of
3rd St. up to the south side of7th St, except for an area between Columbia and 47th Ave. along both
sides of 4th St. There are three types of multiple family residential in this Planning Area:high
density multi-family between 1-5 and the railroad, north of Grove Street; mixed use,.which may
contain high density multi-family, between 1-5and either the railroador Cedar Avenue, south of Grove
Street;andrnedium density multi-family betweenapproximately First Street and the alley between 2nd
and 3rd Streets, and Columbia and the east side of Liberty Avenues, accommodating retirement
homes, and also between 47th and 51st Aves.NE and just south of Grove St. and just south of Armar
Rd, as well as the area along Quilceda Creek. There are no Small Farmsin this Planning Area.
Commercial
This Planning Area encompasses the greatest variety of commercial land use types. The Downtown
Commercial area isa reverse L shape: between First and Fifth Streets, and Ash and Columbia
Avenues is the base of the L.The main leg extends along State Avenue until Grove Street between
Columbia and the railroad. West of this leg is a Mixed Use area permitting office and commercial
uses,in conjunction with high density multi-family.There are two other areas of mixed use in this
planning area,one between Grove St. and 76th St.,east of 44th Dr.NE and west of 47th Ave NE.
The other is located betweenColumbia and 47th Ave along both sides of 4th St. South of First Street
between Interstate 5 and Columbia Avenue is the Waterfront commercial area.A section of
Community Commercial begins at Grove Street and continues to 76th St.NE between BNRR to just
east of 44th Dr.NE. Another section of Community Commercial lies north of 76th Street between
State Ave. and BNRR. An area of General Commercial is placed on Liberty Avenue, north of First
Street encompassing Madeleine Villa Retirement Center, as well as a section between Cedar and Delta,
10th and 4th Streets. Another section of General Commercial lies between State Ave and 47th Ave
south of 80th St and north of 76th St NE. There are opportunities for Neighborhood Commercial at
the intersection of Liberty Avenue with both Grove Street and 4th Street.
Governmental
Publicoffices are all located withinthis Planning Area:City Hall, PublicWorksIPlanning Department
Bldg., Public Safety Bldg., and the Library.
STREETS
Principle Arterial:
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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PARKS
Community Parle Comeford Park
Jennings Memorial Park [portion]
Trails:waterfront/slough [proposed]
Pedestrian/Bikeways:[trailsor pathways;streets tobe identified]
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CITY OF MARYSVILLE INTERIM C<#MPREHENSIVE PLAN
SECTION VI
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA No.1:DOWNTOWN COMMERCIAL SUB-AREA
i,DOWNTOWN
The downtown district of Marysville is the center of the community.It acts as a fmancial,
business,retail, and even residential focus for-Marysville,Regional retail, as well as •
significant office,hotel,and institutional usesand complexes are located within the area and
will continue to be. The commercial portionsof downtown are surrounded by higher density
residential,both singleand multi-family.These residents depend on the downtown for there
everyday needs,whileothersworkor cometo the downtown for specialty trips. A variety of
land uses and mixed uses within buildings or complexes will be sought to maintain and
enhance the diversity necessary to servethe needs ofthe manygroupswhichuse downtown.
Emphasis will be placedon a people orientation 'and provisions will be made for their needs,
activities,and interests.Development within.this district will facilitate public transit and
pedestrian circulation as a primary mode of travel.A functional and attractive pedestrian
circulation system which connects with the adjoining Waterfront District and adjacent high
density residential should be developed for tlie downtown which will be specifically
coordinated withpublic transit routes and facilities andwithauto circulationandparking needs.
The Marysville downtown will be an aesthetically attractive area.Development standards for
the downtown should be adopted which would include requirements for building bulk,
heights,setbacks,landscaping,floor area rations, opens space,and development incentives.
The appearance of streets sidewalks and otherpublicplaces should be enhanced through the
encouragement and variety of architecture,art,landscaping,paving material,.water features,
lighting,signing,andstreet furniture.
A variety of land uses should be sought to maintain and enhance the diversity necessary to
servethe needs of the many groupswhich use downtown.Emphasis should be placed on a
people orientation and provisions made for their needs,activities,and interests.Development
within this district should foster publictransitand pedestrian circulation as primary modes of
travel,though auto circulation and parking needs are important too.Downtown Marysville
should be an aesthetically attractive area.It also must connect with the surrounding districts:
residential,waterfront,andother commercial areas.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA NO.1:WATERFRONT SUB-AREA
ii.WATERFRONT
To bepreparedin conjunction with Growth Management.
A mixeduse district which includes elements of water oriented businesses,recreational,and
cultural activities.The waterfront should bean identifiable community,active24 hoursa day,
year round,with a vitality that can only be achieved with people working therein and living
immediately adjacent.The urban water front is intended to ba focal point providing public
open space with recreational and cultural activities at the intersection of Ebey Slough,the
proposed east/west Ebey Sloughtrail,Ebey Island and the downtown business community.
Accessto the waterfront needs to be improved including;deepening the slough from Allen
Creekto Possession Bay,buildingthe east/west waterfront parkandtrail system from Quilceda
Creek to Sunnyside,public boat launches,completion of a comprehensive parking plan,
integration withthe Community transit system,and extension of First Street west under the
Interstate 5 bridge with connection to Marine View Drive.Development should include a
strong mix of activities to insurethe waterfront isa placefora cross section of the community.
Development will responds sensibly to climatic factors and make use of indoor space,covered
walkways,and buildings to shelteropen space.Generally,ground level spacewill be devoted
to public use.Industrial uses will be permitted outright.
144
145
SCHOOLS
An elementary school isproposednorthof SR528 and westof 63rdDriveNE.
CITYOF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA No.2:JENNINGS PARK
3192 [2010]
8172 [2010;25per/du]
94 [2010]
1114
794 [1990]
2159 [1990;2.7per/du]
5 [1990]
64thStreet NE/SR 528 [connecting Interstate5andHighway9J
76th Street NE [connecting Stateand 67th Avenues and SR528
67thAvenueNE[connecting44thand 172ndStreets NE
Sunnyside Blvd.[connecting downtown Marysvilleto SoperHill Road]Collector:
POSSIBLE ENVIRONMENTAU.Y SENSITIVE AREAS
Creeks,Water borderedby Allen andMunsonCreeks;unnamed creekinthe southwest corner
Wetlmu1s alongportionsoftheabovecreeks;northeastandwestof SR528 and 67th Ave.NE
FloodHazard along portions of Allen Creek
Steep Slopes along portions of Allen andMunsonCreeks
LAND USES
Residential
This Planning Area is predominantly single family residential with multi-family clustered along SR 528.
High density single family,permitting duplexes outright,is generally westof 60th Avenue NEandalong
Allen Creek;medium density is to the east. Medium density multi-family,currently used for mobile
home parksand retirement homes is between SR 528, Sunnyside Blvd,and 67th Avenue NE. An
additional medium density multi-family areais locatedinthe northernmost portionof the Planning Area,
north of77thDr.NE.Agricultural lands,potentiallyfor small farms,remain south of Sunnyside Blvd.
belowthe 100 year floodplain..
Commercial
Community Commercial is planned for the southwest quadrantatthe intersection of SR 528 and 67th
Avenue NE.Development of this site must also conform with the neighborhood commercial
development policies contained herein.An existing Neighborhood Commercial site remains at
Sunnyside Blvd and 53rd Drive NE and SR 528. The sites are close to locations for existing or
proposed multi-family.
STREETS
Minor Arterial:
BOUNDARIES
The developing neighborhood east of downtown,is delineated by Allen Creek and Munson Creek,a
minorcrestjust northof 44th St. NE, to an unnamed creek,to the southern edge of a subdivision
(56th Street NE),to Sunnyside Boulevard,and finallyalongthe edgeoftheflood plain.
CHARACTER
Though this neighborhood developed as the center of Marysville moved eastward,early in the 20th
century,thereare no particularly notable remnants of this history.The neighborhoods character is
primarily defined bynatural elements:Jennings Park and Extension,Allen and Munson Creeks,and
their associated wetlands.Thereare alsogoodwestwardviewsfromeastof 67thAvenueNE.
STArisncs (Estimated)
Acrenge
Dwelling Units
Population
Employment
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PARKS
Neighborhood Park:Hickok Park 1.0 ac.
Foothills Park (proposed)11.6 ac.
Southwest quadrant of 76th St.NE and 67th Ave.NE (proposed)
Community Park:JenningsMemorial Park and Extension (portion)41±ac.
PedestrianlBikeways:[trailsorpathways; streetsto be identified]
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SECTION VI
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
,SECTION VI
PLANNING AREA NO.3:SUNNYSIDE
BOUNDARIES
The Sunnyside area is defined by the flood plain, Soper Hill Road, two unnamed creeks, and the'
minor valley connecting them.
CHARACTER
Sunnyside is the name of a community that predates that of Marysville; the towns school system
served Marysville residents until they began their own..Sunnyside Blvd. was the primary connection
.between Marysville and Everett until the 1920s.'The Planning Areas boundaries are not exactly the ,
same as those of the older community., The area is characterized by stunning westward views,
ravines,and woods.
STATISTICS (Estimated)
,Acreage
.Dwelling Units
Population
Employment
991.
694 [1990]
1888 [1990;2.7 per/du]o ,[1990]
1908 [2010]
4885 [2010;25 per/du]
o [2010]
POSSIBLE ENVIRONMENTALLY SENSITIVE AREAS
Creeks,Water bordered by unnamed creeks to the north-northeast and south-southeast
Steep Slopes along the western and southeastern edges, and internally along 67th Ave.NE
between 49th and 37th Streets NE
67th Avenue NE [connecting 44th andl72nd Streets NE, and SR 528]
44th Street NE, west of 71st Avenue NE [connecting to 67th Avenue NE]
71st Avenue NE [connecting 44th Street NE and Soper Hill Road]
Soper Hill Road, east of7lst Ave.NE [connecting Sunnyside Blvd. and Hwy. 9]
Sunnyside Blvd. [connecting downtown Marysville to Lake Stevens]:"Collector:
lAND USES
Residential
Single family residential is the predominant land use of this Planning Area. High density single family
is located east of 67thfllst Aves.NE,except for a small area with possible sensitive areas near Soper
Hill Road. High density single family permits duplexes outright. Medium density single family is
located west of 67thfllst Aves.NE and near the bump in Soper Hill Road. Agricultural lands,
potentially for small farms, remain west of Sunnyside Blvd. below the 100 year floodplain.
Commercial
The configuration of this Planning Area as well as its relationship to other Planning Areas has resulted
in the placement of its Neighborhood Commercialat the southwestquadrant of the intersection of 44th
Street NE and 71st Avenue NE, in an area lacking good connectionsto other commercial areas.
STREETS
Minor Anerial:
SCHOOLS
Sunnyside Elementary School
PARKS
Neighborhood Park:at the intersection of 44th Street NE and 71st Avenue NE (proposed)
Pedesuian/Sikeways:[trailsor pathways; streets to be identified]
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CITYOF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA No.4:CEDARCREST
1423 [2010]
3642 [2010;251Jef/du]
21 [2010]
775
893 [1990]
2428 [1990;2.7 per/du]
14 [1990]
BOUNDARIES
In the historic KelloggMarsharea, a portion is between Allen and Munson Creeks and it endsas the
land beginsto riseto Getchell Hill.TheUrbanGrowth Boundary forms a portion of the north border,
whilebreaksin the street pattern between subdivisions defines the northwest comer.
CHARACTER
This PlanningAreaoverlapsa portion of the old community of Kellogg Marsh,as is indicated by the
elementary schoolwiththat name.The.Planning Areais nestled between creeks at the foot of Getchell
Hill. Probablythe best known landmarkis Cedarcrest Golf Course.
STATISTICS (Estimated)
Acreage
Dwelling Units
Population
Employment
POSSIBLE ENVIRONMENT ALLY SENSITIVE AREAs
Creeks,Water borderedby Allenand Munson Creeks;Allen Creek andits tributaries run through
Wetlands along portionsof theabovecreeks
Steep Slopes alongportionsof thecreeksandthe eastern border
LAND USES
Residential
This Planning Area is characterized by high density single.family residential,permitting duplexes
outright, westof 60th Drive NE.Medium density single family is located eastof 60th Drive NE and
north of 88th Street NE. Medium density multi-family is located south of the transition school to
Munson Creek. Low density multi-family is located between Grove St., public facility,and 74th St.
NE.Agricultural lands,potentially forsmall farms,stillexistalongthe west sideof67thAvenueNE.
Commercial
In thisPlanningArea, existing Neighborhood Commercial is located nearthe intersections of 59th and
60th AvenuesNEand Grove Street,across from proposed multi-family.
Governmental
Aproposedlibraryis located within thisPlanningArea.
STREETS
Minor Arterial:88th StreetNE [potentially connecting Interstate 5and Highway 9]
84th StreetNE [potentially connecting tothe 88th Street corridor]
67th AvenueNE [connecting 44thto Innd Streets NE]
76th StreetNE [connecting StateAvenueto 67th AvenueNE]
SCHOOLS
KelloggMarsh Elementary School
Cedarcrest Transition School
PARKS
Regional Parle
Pedestrian/Bikeways:
Cedarcrest GolfCourse
[trailsor pathways;streetstobe identified]
118 ac.
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA NO.5:DOWNTOWN MARYSVILLE NORTH
2335 [2010]
5977 [2010;2.5per/du]
295 [2010]
833
1511 [1990]
4110 [1990;2.7 per/du]
427 [1990]
POSSIBLE ENVIRONMENTALLY SENSITIVE AREAS
Creeks,Water borderedby Allen Creek;Quilceda Creekbordersandruns through it
Wetlands along Quilceda Creek
Flood Hazard along portions of Quilceda Creek
SteepSlopes along portions of Allen Creek
LAND USES
Resideniial
Low densitysinglefamilyis between 1-5 and Quilceda Creeknorthof lOOth St.,and south of 88th St.
NE;between lOOth and 88th Sts. is medium density single family.High density single family,
permitting duplexes,islocated west of theState Ave.'s commercial area. A blockof medium density
multi-family is located east of this commercial area between 80th and 84th Sts.NE.Low density
multi-family is located at46th Ave.NE and 80th SI.NE.
Commercial
This Planning Areais servedby three commercial facilities,all along State Ave.: one is located in
Planning Area No.6;another is primarily in Planning Area No.I;the third, is located within the
PlanningArea,and shouldhavea different character than the more downtown oriented commercial to
the south.There is also an existing Light Industrial area south of 88th between BNRR and Quilceda
Creek north of 84th.Business Park is also proposed between Interstate5 and Quilceda Creek just
north of the alignment of l04th Place NE.Access to the proposed business park shall be jointly
developedforthe entire land use designation and will provide extension to 116th Street NE.Access
shallnot be through residential properties (Indian Creek Estates)located southeast of this designation.
Community Commercial is proposed for the north sideof 88th St.NE contingent upon interchange
construction of 88th Street,accessoff proposed 36th Avenue NE,and light at 36th Avenue NE,and
coordinated access development alongall properties on northside of 88thStreet NE.
STREETS
Principle Artetial:State Avenue [connecting downtown Marysvilleand Smokey Point]
Minor Arterial:88thStreet NE [possibly connecting Interstate 5 to Highway 9]
Collector:80th Street NE,west of51st Avenue NE [connecting to StateAvenue]
51st Avenue NE [proposed connection between 84thand 88thStreets NE]
48thDrive NE [connecting to downtown]
BOUNDARIES
The area north of downtown,its edges are SOn7th Street NE, Allen Creek,approximately 90th St.,
Quilceda Creek,and 1-5.
CHARACTER
Downtown Marysville North forms theedgeof downtown and is the first area the city expandedinto
as itoutgrewitsoriginalcoreinthe 196Os.Thisareais associated withtheopenspace of the cemetery
and churchat 88th St.NE.The balance of the Planning Area contains the northern-most edge of
downtown~commercial usesand significant areasof single family residential.
STATISTICS (Estimated)
Acreage
Dwelling Units
Population
Employment
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
SCHOOLS
Pinewood Elementary School
PARKS
Neighborhood Parle west of51st Avenue NEat approximately 82nd Street NE (Proposed)
Pedestrian/Bikeways:[trails or pathways;streets to be identified]
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UGHT INDUSTRIAL
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA 5
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Cascade Elementary School
Pilchuck High School
State Avenue [connecting downtown Marysville to Smokey Point]
l00th Street NE [connecting StateAvenue and 67th Avenue NE]
Shoultes Road [connecting StateAvenue and 51 stAvenue NE]
51 st Avenue NE [connecting 88thand 172nd Street NE]
48th Drive NE [connecting 100th Street NEand downtown]
108th Street NE [connecting 51st Avenue NEand Highway 9]
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA NO.6:KELLOGG MARSH
[2010]
[2010;25 per/du]
[2010]
2481
6352
674
1237
1740 [1990]
4734 [1990;2.7 per/du]
435 [1990]
POSSffiLE ENVIRONMENTALLY SENSITIVE AREAS
Creeks,Water bordered by Quilceda Creek;unnamed tributaries runto agricultural lands
Wetlands along Quilceda Creek andthe southern tributaries;between 108th and l00th Sts.NE
SteepSlopes along portions of Quilceda Creek
LANDUSES
Residential
This Planning Area has,south of 103th PI.NEand west of 55th Ave.NE, high density single family
residential eastofthe commercial developments along State Avenue.Duplexes are permitted outright
in high density single family areas.Medium density single family is generally located north of 103rd
PI.NE andeastof 55th Ave.NE.Sites for multi-family residential are generally clustered northeast of
the commercial centeralong Shoultes Road:low density multi-family between Shoultes Road and
Quilceda Creek and between Shoultes Road and51st Avenue NE;and medium density multi-family
between l00th and 101 st Streets NE,Shoultes Road and 51 stAvenueNE. Anothersiteis across55th
AvenueNE from the proposed parkat the intersection with l00th Street NE. Alongthe east sideof
51st Avenue NE,some agricu!turallands persist that potentially could be usedas SmallFanus.
Commercial
This Planning Area,as well as some others nearby,is served by the Significant facility located at the
intersection of l00th Street NEand State Avenue,continuing south to 92nd Street NE between the
railroad and 43rd or 46th Avenue NE.A neighborhood commercial siteis proposed at the northwest
quadrant of 67thAvenue NE and l00th Street NE.
STREETS
Principle Arterial:
Minor Arterial:
Colleaor:
BOUNDARIES
The residential community surrounding the commercial center at State Ave.and 1000h St. NE, is
shaped bythe Urban Growth Boundary,Quilceda Creek,and interruptions in the street system.
CHARACTER
This Planning Area also overlaps theold community of Kellogg Marsh.It stretches between the main
branch of Quilceda Creek and agricultural lands to the east.Its two landmarks are the significant
commercial centeratthe intersection of l00th Street NEandState Avenue and Pilchuck High School.
STATISTICS {Estimated)
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Dwelling Units
Population
Employment
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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PARKS
Community Parle atthe intersection with 55th Avenue NEand tOOth StreetNE (proposed)
Pedestrian/Bikeways:[trails or pathways;streets tobe identified]
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SECTION VI
PLANNING AREA NO.7:MARSHALL I KRUSE
158
Smokey Point Blvd.,southof I16thStreet NE [connecting to downtown Marysville]
116th Street NE,westof StateAvenue [connecting to Interstate 5] .
Smokey Point Blvd.,north 116thStreet NE [connecting to Smokey Point]
2307 [2010]
5905 [2010;2.5 per/du]
337 [2010]
877
1386 [1990]
3771 [1990;2.7 per/du]
124 [1990]
POSSIDLE ENVIRONMENTALLY SENSITIVE AREAS
Creeks,Water bordered by two branches of the Quilceda Creek;another branch is internal
Wetlands along substantial portionsof Quilceda Creekand its branches
Steep Slopes along the main branch of the Quilceda
LAND USES
Residential
Medium density single family residential istheprimaryland usein this Planning Area. Medium
density multi-family would be located along 116th Street NE betweentherailroadandInterstate5 on
the south and between theBNRRand approximately the3700block on the north. High density multi-
family would bepossibleina mixed usearealocatedeast of StateAve.between116thand 124thSts.
NE.West ofState Avenue and south of the commercial and residential properties along 116th Street
NE,there remain landsthat potentially couldbe usedas SmallFarms.
Commercial
The Interstate 5 interchange with I 16th Street NE,is designated potential Freeway Services.The
northsideof 116th Street NE from 1-5 to Smokey PointBlvdis designated Community Commercial
contingent upon devlopment ofa singleaccess pointforall developments at a controlled intersection
(possibly 38thAve NE with light),joint access development for all northsidepropertiesand 116th St.
road improvements if necessary.General Commercial isalso proposednorthof QuilcedaCreekto
IOSth Place NE bothsidesof State Avenue.COmmunity Commercialuses are proposedinthe
northeast and southeast quadrants of StateAvenueand 116thStreet NE.Commercial and
professional offices would be availableinthe mixeduseareaeastof StateStreetbetween I 16th and
124th Sts,NE.Business Parkis located southof multi-family,eastof QuilcedaCreek,west of State
Ave.andnorthof 107th PI NE.
STREETS
Principle Anerial:
Minor Anerial:
BOUNDARIES
A predominantly residential area,it is nestled between QuilcedaCreek and its West Fork as well as
another unnamed branch.The railroad,changesin landuse,andInterstate5 completethe edges.
CHARACTER
The MarshalllKruse Planning Area is defined primarily by branchesof the Quilceda and the railroad.
The railroad helped create this area; Kruse was a railroad stop since at least the beginning of the
century.The railroad no longerstopshere, but the Interstate5 interchange replaces the railroad in
giving this neighborhood distinction for both residents and passersby.There is little commercial
associated-with this interchange;the neighborhood is insteaddefinedby single family subdivisions.
STATISTICS (Estimated)
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Dwelling Units
Population
Employment
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
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SCHOOLS
Marshall Elementary School
PARKS .,
Community Parle straddling the West Forkof the Quilceda Creek (proposed)
PedestrianlBikeways:[trails or pathways;streets tobe identified]
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CITY OF MA~YSVILLE INTERIM COMPREHENSIVE PLAN
.SECTION VI
PLANNING AREA NO.8:SHOULTES
BOUNDARIES
The historic Shoultes area extends from the Urban Growth Boundary,to Quilceda Creek,alongthe
railroad line,anda change in land use from residential to industrial.
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4823 [2010;2.5 per/du)
40 (2010)
841
1124 (1990)
.3057 [1990;2.7 per/du)
o (1990)
CHARACTER
This Planning Area represents another historic community,Shoultes,Its legacy is indicated bythe
elementary school thatbearsthe name as well asthe alternate name for 51st Avenue NE.Branches of
Quilceda Creek defineits edges as well asrun through the Planning Area.Beyond the creeks are
agricultural landstotheeastand north.Undeveloped industrial landliestothe west.
STATISTICS (Estimated)
Acreage
Dwelling Units
Population
Employment
51st Avenue NE [connecting 88th and Innd Streets NE]
132nd Street NE [connecting 51 stand 67th Avenues NE]
POSSIBLE ENVIRONMENT AU..Y SENSITIVE AREAS I.
Creeks,Water bordered by branches of Quilceda Creek;the Middle Forkandother tributaries are I
insidethe Planning Area
wedands alonga portion of Quilceda Creek
SteepSlopes along a portion of Quilceda Creek
LAND USES
Residential
Planning Area No.8 is primarily medium density single family residential;one pocket of high density
single family exists eastofthe Quilceda and north of 132nd Street NE.Medium density multi-family
residential would be sited north ofthe BNNR railroad,west of51st Avenue NEand south of 152nd St
NE. Atractof agricultural land survives just north of 138th Street NE,east of 51st Avenue NE which
could potentially be used for Small Farms.
Commercial
Neighborhood Commercial is located near the intersections of 51st Avenue NEand approximately
145th Street NE,adjacent to multi-family.
STREETS
Colleaor:
SCHOOLS
Shoultes Elementary School
Two potential Junior High/Elementary School sites:152nd Street NEand 51st Avenue NE
132nd Street NEand approx.61st Ave.NE
PARKS
Neighborhood Parle west of 51 st Avenue NEat approximately 139th Street NE (proposed)
Pedestrian/Bikeways:[trails or pathways;streets tobe identified]
161
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
,.SECTION VI
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SECTION VI
PLANNING AREA NO.9:GETCHELL HILL
;.
3200 [2010]
8193 [2010;25 per/du]
18 [2010]
1921
358 [1990]
974 [1990;2.7 per/du]
28 [1990]
BOUNDARIES
Definingthisareaare 64thSt.NE,Hwy.9, the Growth Boundary,the hill edge,and Munson Creek.
CHARACTER
Getchell Hill isthenameof a town that no longer exists andthehill where it was located.A railroad
serving this community usedtorunalongthehill,butit hasbeen removed andisinthe process of
being developed as part ofthecountytrail system.Theareais relatively undeveloped,though
expensive single family homesare starting to be built,takirig advantage ofthe spectacular views across
Marysville to Puget Sound Thisis beginningto substantially changeits wooded,rural character.
STATISTICS (Estimated)
Acreage
Dwelling Units
Population
Employment
POSSIBLE ENVffiONMENTAlLY SENSITIVE AREAS
Creeks,Water Allen Creekandits tributaries run through the Planning Area
Wetlarufs alongthe creeks andinthe northem portion ofthe Planning Area
Steep Slopes the western edgeis substantially characterized by steep slopes
LAND USES
Residential
Medium density single family residential isthe primary landuse south of I DOth Street NE;north of
lOOth StreetNEthe primary landuseis low density single family.NE with SR528,ina site defmed
by these streets anda creek.Thereis single family high density in the northwest quadrant atthe
intersection of SR528 and83rdAve.NE. The two locations of surviving agricultural usesthatcould
potentiall ybeusedforSmallFarmsarelocatedeithersideof thepowerline easement,north of 84th
St. NE;anda small tractwestof 83rd Ave.NE,at approximately 79thSt.NE.
Commercial
Neighborhood Commercial sitesare located atthe intersections of 83rdAvenue NEand 84th Street NE
aH8 lIigilway 9 aR8 84til St.we (thisareawillbe revisited when final street alignment hasbeen
selected).A potential neighborhood commercial siteisatthefuture intersection of GroveSt.andSR
528 (orientation forarightturn sitefor83rd Avenue or Grove Street shall be determined based upon
heaviest trip volumes).
STREETS
Principal Arterial:Highway 9
Minor Arterial:64thStreet NElSR 528 [connecting Interstate 5 and Highway 9]
84thStreetNE [connecting 67thAvenueNEand Highway 9]
Collector:108th StreetNE [51stAvenueNEand Highway 9]
83rdAvenueNE [connecting SoperHill Road to potentially 108th Street NE]
SCHOOLS
Proposed fora location approximately at the intersection of 84th St.NEand 83rd Av.NE.
PARKS
Neighborhood Park:Northpointe Park 25.2 ac.
inthe vicinity of 83rd Ave.NEand 108th St. NE (proposed)
Trails:powerline easement
Burlington Trail
Pedestrian/Bikeways:[streets to be identified]
163
CITY'OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA NO.10:EAST SUNNYSIDE I WHISKEY RIDGE
I.'
1879 [2010]
4810 [2010;25 per/du]
517 [2010]
1222
213 [1990]
579 [1990;2.7per/du]o [1990]
BOUNDARIES
The southern portionof Whiskey Ridge,is identified bySoperHill Road,Highway 9, 64thStreetNE,
Munson Creekand another unnamed creek,andthe topographic changes between them.
CHARACTER
This Planning Areaisoneoftheleast developed areas within the Urban Growth Boundary,resulting
in scattered homes amidst wooded lands.Ravines and creeks separate it from other Planning areas,I.
anditsis surprisingly well buffered from the traffic of Highway 9 and 28th Street NE.I
STATISTICS -(Estimated)
Acreage
Dwelling Units
Population
Employment
POSSIBLE ENVIRONMENTAlLY SENSITIVE AREAS
Creeks,Water bordered by Munson andtwo unnamed creeks
Wetlands scattered throughout the central portion ofthis Planning Area andalong creeks
Steep Slopes along Munson andthe southwestern unnamed creek
LANoUSES
Residemial
High density single family,permitting duplexes outright,is located inthe northern and northwestern
portions ofthis planning area.Medium density single family residential is located inthe southern and
southeastern portions sincetheseareashavemore topographic features making them difficult to serve
with utilities.Two small tracts oflandwith agricultural uses remain.Oneis located nearthe
northwest comerof the intersection of Highway 9and28th Street NE.Theother between 83rd
Avenue NEandthepowerline easement at approximately 42nd Street NE.These potentially couldbe
usedfor Small Farms..
Commercial
Neighborhood Commercial is sited atthe intersection of83rdAvenueNE28th Street NE.
Business Park
Business Parkis proposed forthearea between 83rd Avenue NEand Highway 9,south of 30thPlace
NE.
STREETS
Principal Arterial:Highway 9
Minor Arterial:64th Street NElSR 528 [connecting Interstate 5 and Highway 9]
SoperHill Road [connecting Sunnyside Blvd.and Highway 9]
Colleaor Arterial:83rd Avenue NE [connecting Soper Hill Road to potentially 108th Street NE]
SCHOOLS
An elementary school is proposed in the vicinity ofthe intersection of 44th St.NEand 83rd Av.NE.
PARKS'
Neighborhood Park:in the vicinity of 83rd Ave.NEand 44th St. NE (proposed)
Trails:powerline easement
Pedestrian/Bikeways:[streets tobe identified]
[PLANNING AREA NO. 11:Eliminated from Study Area.]
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA NO.12:SMOKEY POINT BLVD.
,
62 [2010]
158 [2010;25 per/du]
8080 [2010]
1311
176 [1990]
479 [1990;2.7 per/du]
1429 .[1990]
BOUNDARIES
Thisareaextends between Planning Areas 7 and 8on the south,andthe northern edgeofthe Study
Area,whileInterstate5 andthe Urban Growth Boundary defineits west andeast edges.
CHARACTER
This Planning Area islargely undeveloped,exceptalong Smokey Point Blvd.Thisroadis
intermittently linedwithsingle family homes, automobile oriented commercial uses,andsome
industrial businesses.Thoughmuchofthe undeveloped landis zoned for industrial uses,it is
currently beingfanned. Interstate5 isthe other primary component thatgivesthis area its character.
The impression thisareamakesfromthe Interstate 5 shouldbe considered asit develops.
STATISTICS (Estimated)
Acreage '.
Dwelling Units
Population
Employment
POSSIBLE ENVIRONMENTALLY SENSITIVEAREAS
Creeks,Water drainage ditchesand streams throughout thearea
Wetlaruls two substantial ones centrally located;theyare under further investigation
LAND USES
Residential
Residential land usesinthis Planning Areaare not encouraged,except ina sitefor mixed use located in
the trianglebetweenOld Highway 99and BNRRsouthof 128th St. This Planning area contains
agricultural lands which potentially couldbeusedfor Small Farms.Theyare approximately located
northand southof l40th StreetNE between StateAvenueandthe BNNR railroad.
Commercial
Otherthanas accessory usesto industrial sites,commercial and professional office uses are restricted
to the mixeduse trianglebetweenOld Highway 99 and BNRR south of 128th St.
Industrial
Industry wouldbe located throughout thisPlanningArea,asthe primary landuse.
STREETS
Minor Arterial:Smokey PointBlvd.[connecting downtown Marysville,Arlington,and Everett]
136thll4Oth St. NE, westof OldHwy. 99
Collector Arterials:136thStreetNE,east of OldHwy.99 [connecting Stateand51st Aves.NE]
152nd StreetNE [connecting Smokey Point Blvd.and 67th Avenue NE]
SCHOOLS
No school facilities.
PARKS
Parks:Openspace should be integrated into business and industrial developments.
Pedestrian/Bikeways:[trailsor pathways;streets tobe identified]
167
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
PLANNING AREA 12
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PLANNING AREA NO.14:SLOUGH AREA
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648 [2010]
1103
2 [1990]
5 [1990;2.7 per/du]
o [1990]
BOUNDARIES
The Planning Area occupies the flood plain south of Marysville tothe edges of the Study Area.
CHARACTER
Though theportionof Ebey Slough near downtown waswhere Marysville began,todaythis Planning
Area is basically undeveloped becauseit floods.However,flooding has created prime farmlands.The
steep slopes defining the flood plainprovidea backdrop forthe area.It is virtually unserved bystreets
and roads.The proposed trail system alongEbeysloughwouldallow pedestrians and bicyclists to
enjoy the areas beauty;largeparks would alsochange vehicular access.
STATISTICS (Estimated)
Acreage
Dwelling Units
Population
Employment
POSSIBLE ENVIRONMENTAll.Y SENSITIVE AREAS
Creeks,Water Ebeyand Steamboat Sloughs;Allenandan unnamed creek
WetlaJuls primarily associated withAllen Creek,andthearea between the sloughs
Flood Hazard theentireareais within a Flood HazardZone
Steep Slopes eastern edge between the flood plainand Sunnyside
LAND USES
Residential
Rural Single Family couldoccuralongthe edges of Agricultural Landswherethe parcel sizeor soil quality
doesnotlenditselfto Agricultural uses.Location in a Flood Hazard Zoneshouldalsobe considered.I
Commercial .
Only accessory uses such as produce stallswillbe permitted.
Industrial
Remaining areas located east/west of Allen Creekandthat portion ofthe incorporated city between
Ebey and Steamboat Slough.Also,Brashier Industrial Park. Duetotheir location inthefloodplain
development may be limited.[.0
Recreational
South andwestof Sunnyside Blvd.toEbey Slough.
STREETS
Principal Arterial:SR 529
SCHOOLS
No school facilities.
PARKS
Wateifront:
Trails:
Regan Property [proposed]
alongthe slough [proposed]
37.2 ac.
169
CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
SECTION VI
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
IDJIRl#!.fF1':SECTION VI
C.SUB-AREAS STUDIES
1.MAJOR ARTERIAL STREETSCAPES
The streetscape of major arterials is ,a prominent element ofa city.Thereare many reasons to
focus ontheir character:
Introducing a special or unique character to major arterials makes the hierarchy ofthe
streets more apparent;thereforeit is easier forpeopleto understand howto move through
thecity,wheretheyare,and what thestructureofthe city is.
-The types of changes being proposed makethese streets more aesthetically appeaIing,
thereby improving the overall character ofthecity.
Also,thekindsof proposed changes areones which encourage peopleto walk or bicycle,
insteadof onlyusing automobiles.
The elements ofthis streetseape program would be:
Streettrees placed between the sidewalks and street.Thisnotonly allows thetreesto
shadeboth,butalso creates the impression thatthe street is narrower thanit really is. Trees
also protect anddefinethe pedestrian area.
Limit on-street parking on arterials.
Minimizing the width of the street.Thisis donebynot only reducing on street parking,but
providing only thelanes necessary and limiting the total asphalt.
Limitcurbcutsandrequire on-site circulation.Adjacent projects within a block should
have connecting circulation and should sharecurbcuts whenever possible.
Increasing the width of the sidewalks.To encourage pedestrian use,sidewalks should
generally be5 feet wide.Wherethereishigher pedestrian activity,they should be7to 9
feet wide.This width allowsfor street and traffic signs andtwopeopleto comfortably
walk sidebyside.
Wheretwo arterials crossandthereis significant pedestrian traffic,the sidewalks should be
bulbedto makeit easierfor pedestrians to crossandto distinguish the crossing.
Providebikepaths.in each direction,as part of the roadway.
Thereare several streets whichwouldbe appropriate for inclusion inthis program,The
selection ofthe following streetsfor inclusion is basedonthe Urban Growth Boundary,the
relationship of these streets toone another,andthe amount of traffic using them.
171
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
[))~Il.H:SECTION VI
a.INTERSTATES
Forested corridor punctuated withQuilcedaCreekandentrancesto various partsof
the urbanized area
Northern approach andentry:farmlands
SmokeyPoint
i.SOUTHERN ApPROACH AND ENTRY
The most significant eventinthe approach to Marysville fromthesouthisthe
crossingof the Snohomish Riverand Union,Steamboat,and Ebey Sloughs. To
the west arethetwotripletsof bridgescrossingUnionand Steamboat Sloughs;
theseare notable and distinct landmarks.To theeast,one sees moreof the sloughs,
farmlands,and undeveloped land. This flatand relatively undeveloped area
separating Everett and Marysville isan important element in maintaining separate
4th Street NE/64th Street NElSR 528
GroveStreet
88thStreet NEl84th StreetNE
1000h StreetNE
I16thStreetNE (especially if it connects
across Quilceda Creek)
EAST-WESTNORTII-SOUTII
StateAve./Hwy.99/Smokey Point Blvd.
Liberty Ave.lArmar Rd./5lst AvenueNE
ShoultesRoad
67thAvenueNE (within theUrban
Growth Boundary)
83rdAvenueNE (within theUrban
Growth Boundary)
2.INTERSTATE SAND HIGHWAY 9
Interstate5 and Highway 9arethetwo primary elementsof the north/south transportation
networkforthe StudyArea connecting to Seattle,VancouverB.C.,and forInterstate5, points
beyond.Theresultis manifold:peoplefrom allover the regionbeingbroughttoand moving
through theCity,residents using themfor circulation.Although thereare negative impacts of
roadways of thissizeand nature,they canhavepositivepotentialas well. Interstate5 and
Highway 9 affordthe opportunity to introduceMarysvilletopeoplecomingtoor passing
through theCity;establish andreinforce citizen's imageof theirCity;and clarify
comprehension of the structure and organization of theCity.
Interstate 5 is the principal component of the regional transportation network connecting
Marysvilleto Seattle,Vancouver B.C.,and pointsbeyond. There are certain
characteristics of Marysville whichcreateits personality:the Sloughs;surrounding
farmlands;forestedareas;creeks;anda cityservingan arealargerthan simply the
people within theCity limits.Thenatureof the Interstates edgesaltersasone moves
through theStudy Area.ThusfromInterstate5,one isableto experience all of these
elements andto some extent thewayin whichthey interrelate.
IntheStudy Area,thereare four identifiable sections to Interstate5:
Southern approach and entry: viewsto the sloughs,farmlands,and downtown
Marysville
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CITY OF MARYSVILLE INTERIM COMPREHENSIVE PLAN
IDllPJIlIFT:SECTION VI
identitiesfor each city.This viewisavailablewhendrivingeither northor southon
Interstate5.
Approaching EbeySloughfrom the south only,one seesthe waterfrontarea of
downtown Marysville.Thisis the only realview of Marysvilleavailablefromthe
Interstate.Thisviewshouldnot only bemaintained, but the development of the
waterfrontas a destination with commercial,waterfrontuses,and trails will
significantly improvethisimportant introduction tothe city.
The FourthStreetExitfromthe Interstate is a frequently usedone sincea major
portionof Marysville's freeway servicesare locatedthere as wellas the commercial
centerand mallof Marysville.Thedistrict immediately adjacentto Interstate5 was
created to caterto apopulationpassingthroughthe community,although it also
servesthe resident population'sneedsas well.'These activitiesare locatedto be
convenient forpeoplegetting on and off the freeway ramps. However, theseareas
introduce many peopleto the community. Many of the structureshousingthese
usesare genericandblandresultingin an "Anywhere,USA" feelingthat does not
enticepeopleintothecity. Balancingthe realdemandfor theseservicesand the
desired introductory character of the cityis key at this location.
i i.FORESTED CORRIDOR
The section of Interstate 5 betweenthe Fourth Streetexitand approximately
136th/l4Oth Streetischaracterizedby the densetreeslining the roadwayon both
sides. Thisnotonlyprotectsthe homesand other usesadjacentto the Interstate
fromthe visualandauralimpacts,but createsa powerful imagefor the driver. The
bufferis actually fairly shallow,sometimesas littleas20-30 feet but the effectis
significant.However,a buffer on either side of Interstate5 of 50 feet shouldbethe
goal.
This forested corridoris punctuatedby QuilcedaCreekand exitsfrom the highway
to variouspartsof theurbanizedarea. QuilcedaCreekis stillfairlybroad whenit
flowsunderthe Interstate.The importance of creekstothe characterof the
Marysvilleareasuggeststhatthis crossingshouldbe madeas notableas possibleto
the motorist.
Theexits(at I 16th,and potentially 88th)from theInterstateindicatethatthereis
other activity goingon behind this forested corridor. These exits introducemany
peopleto the community.While commercialservicesat theseexitsis importantfor
the convenience of theresidentsandpassing motorists,theirproximity to existing
residential areas,market factors,and the proximity of existing freeway servicesat
Smokey Pointand downtown Marysvillemaynot makeeitheror both.of thesesites
suitablefor intensehighwayoriented uses. More neighborhoodoriented
commercial might betterservethe needs of the community and asa more
appropriate introduction to thoseportionsof the city..
iii.NORTHERN APPROACH AND ENTRY
The northern entrance/exit to Marysvilleis more subtlethan the southernone. The
treesliningthe Interstateopen up, presentingviewsto the farmlandsboth eastand
westofthe roadway.Developmentof commercialareasandother land usesalong
this section threaten theseviews. This openarea shouldbe maintainednot only as
an entrance to/exit from Marysville,andas an elementof the characterof the area,
173
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1D~#lIFT:SECTION VI
butalsoasan important visual contrast between the forested areas associated withMarysvilleandArlington.
i v,SMOKEY POINT
Smokey Point is theonly urbanized area along Interstate 5 between Marysville and
Mount Vernon.It provides important commercial services for the rural areasand
Interstate users.Its visibility is important to inform people ofits presence,butthis
should also be balanced against the image presented andthe need tobufferthe
residential areas from the impacts of Interstate 5.
-b.HIGHWAY 9
Highway 9 isa secondary element ofthe north south transportation network that
connects Marysville tothe adjacent communities of Arlington and Lake Stevens as well
as Mountlake Terrace tothe south and the Canadian border tothe north.Highway 9's
chief characteristic is similar to that ofthe section of Interstate 5 between downtown
and Smokey Point Blvd.a forested corridor punctuated by entrances intothe
community.Development along the Highway 9 corridor should include provisions for:
Maintaining its forested character from Soper Hill Road north past 172nd Street
NE.Thiscanbe done by requiring a buffer of 30+feet of trees along the highway.
Limiting access to Highway 9.This not only maintains the character ofthe
roadway,it also allows itto remain a relatively free flowing one.Its ability to move
vehicles is only possible when the need forother automobiles totumintoor offof
theroadis infrequent.Thisis possible since 83rd Avenue NFlWhiskey Ridge Rd.
canserveasa secondary roadway for local traffic.
Usingthe few intersections thatdooccuralong this section of Highway 9 (l72nd,
I6Oth,132nd,108th,84th,64th,Soper Hill Rd.128th),especially thoserelatedto
commercial activities (108th,84th,64th,Soper Hill Rd.128th),to introduce those
activities by making those intersections more urban in character.
174
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City of
MARYSVILLE
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SCHOOLS:• Elem, • Jr.High
PARKS:..Neigh.•Community
III Recreation/Agriculture
II Government Offices
RESIDENTIAL:MULTI~FAMILYoLDLowDensityMulti-PamilyoMDMediumDensityMulti-Familyo.HD High Density Multi-Family
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