Planning Commission to hear repeal of 116th Street Master Plan and sign code variance changes

What the records say

The Marysville Planning Commission has scheduled an open-record public hearing for Tuesday, July 28, 2026 at 6:30 PM at 501 Delta Avenue (2nd Floor Council Chambers), with a hybrid Teams option, to consider two land-use proposals ¹. The first, file CPA26-0002, is a request from Keystone Land, LLC to repeal the 116th Street Master Plan, adopted May 14, 2001, and to remove references to it from the city's Comprehensive Plan ¹. The notice says many of the plan's provisions have already been built or are obsolete: most road and access requirements were constructed with commercial development along 116th Street NE, and the plan's stormwater facilities were previously built ¹. Critical areas and some landscaping provisions in the plan differ from current Marysville Municipal Code rules and were never added to the code ¹. One piece survives: a north-south extension of 38th Drive NE south of 116th Street NE would be kept in the city's Transportation Plan ¹. The plan area sits generally south of 118th Place NE, west of State Avenue, north of 104th Street NE, and east of Interstate 5 ¹. The second item, CA26-0003, is a city-proposed amendment to the sign code (MMC Chapter 22C.160). Current rules bar a variance from increasing the number of signs allowed on a property; the amendment would allow a variance for sign count in certain circumstances, city-wide ¹.

• Public hearing before the Planning Commission on Tuesday, July 28, 2026 at 6:30 PM at 501 Delta Avenue, 2nd Floor Council Chambers, with a hybrid Teams option ¹
• CPA26-0002, filed by Keystone Land, LLC, asks the city to repeal the 116th Street Master Plan adopted May 14, 2001 and remove its references from the Comprehensive Plan
• Most of the master plan's road/access requirements and its stormwater facilities were already constructed; critical areas and some landscaping provisions were never implemented in the municipal code
• A north-south extension of 38th Drive NE south of 116th Street NE would be retained in the city's Transportation Plan
• CA26-0003 would amend sign variance rules to allow a variance for the number of signs on a property in certain circumstances, applying city-wide
• Written comments are due to Interim Community Development Director Angela Gemmer by 4:30 PM on July 27, 2026; verbal comment pre-registration is due by 4 PM that day ¹

Why it matters

These are non-project, city-wide land-use decisions rather than a single building or development, so they shape the rules that apply broadly: repealing the 116th Street Master Plan would retire a 2001 planning document whose road and stormwater work is already done, while keeping one planned road connection in the Transportation Plan ¹. The sign code change would give property and business owners a new path to request more signs than the standard code allows in certain cases ¹. Residents can comment in writing by 4:30 PM on July 27, 2026, or pre-register for verbal comment by 4 PM that day ¹.

What changed / what's next

• Nothing has changed yet; the notice schedules a hearing on proposed repeal of the 116th Street Master Plan ¹ and proposed sign code variance amendments ¹.
• The July 28, 2026 hearing is only a Planning Commission step; the record does not show a recommendation or final City Council action, and hearing outcomes are not included in the notice ¹.