Planning Commission was scheduled to consider 116th Street Master Plan repeal July 28

What the records say

In materials published ahead of the July 28, 2026 Planning Commission meeting, the record said a public hearing was scheduled on a request to repeal the 116th Street Master Plan ¹. The applicant was Keystone Land, LLC, which filed the application on March 2, 2026, according to a staff memo ¹. The plan was adopted on May 14, 2001 and covered access and roads, stormwater facilities, landscaping, and critical areas protection ¹. Staff wrote that most of the plan's access and road network requirements were built before or alongside commercial development along 116th Street NE, and that its stormwater facilities were already constructed ¹. Staff also said critical areas and some landscaping provisions differ from Marysville Municipal Code and were never implemented in the code ¹. The proposal would repeal the plan, remove references to it from the Comprehensive Plan, and amend maps to show the extension of 38th Drive NE southward to serve remaining undeveloped land ¹. The area is described as 172.9 acres south of 118th Place NE, west of State Avenue, north of 104th Place NE, and east of Interstate 5 ¹. Staff recommended that the Planning Commission recommend repeal to the City Council and approval of associated Comprehensive Plan amendments for adoption by ordinance ¹. A State Environmental Policy Act (SEPA) determination of non-significance was issued July 21, 2026, with an appeal period set to expire Aug. 6, 2026 ¹. The available records do not establish the meeting's outcome ¹.

• The July 28, 2026 Planning Commission public hearing was scheduled on a request to repeal the 116th Street Master Plan ¹.
• Keystone Land, LLC filed the repeal application on March 2, 2026 ¹.
• The 116th Street Master Plan was adopted May 14, 2001 and covers access and roads, stormwater, landscaping, and critical areas ¹.
• Staff said most road and stormwater provisions were already built or obsolete, and some critical areas and landscaping rules differ from city code ¹.
• The proposal would remove Comprehensive Plan references and amend maps to show 38th Drive NE extending south to remaining undeveloped land ¹.
• The area is 172.9 acres south of 118th Place NE, west of State Avenue, north of 104th Place NE, and east of Interstate 5 ¹.
• A SEPA determination of non-significance was issued July 21, 2026, with an appeal period expiring Aug. 6, 2026 ¹.
• Staff recommended the Planning Commission recommend repeal to City Council and adoption of associated Comprehensive Plan amendments by ordinance ¹.

Why it matters

If the City Council later approves the repeal and amendments, the record says future project-level development proposals in the area would be reviewed under current zoning, Marysville Municipal Code, and project-level State Environmental Policy Act review at the time of application ¹. In practical terms, that would replace an old area-specific master plan with the city's current rules, while keeping the planned 38th Drive NE extension in the transportation and comprehensive plan maps ¹. Analysis: That could matter to nearby residents and property owners because it changes which planning document guides future development in the 172.9-acre area, though the supplied records do not show final terms or the meeting outcome.

What changed / what's next

• The record proposed repealing the 116th Street Master Plan, adopted May 14, 2001, because most provisions were implemented or obsolete ¹.
• It proposed removing references to the plan from the Comprehensive Plan and amending maps to show the 38th Drive NE extension southward ¹.
• It said that if approved by City Council, future project action development proposals would be subject to zoning, Marysville Municipal Code, and project-level SEPA review at application ¹.
• The Planning Commission was scheduled to hold the public hearing July 28, 2026 and consider recommending repeal to the City Council ¹.
• The SEPA appeal period was set to expire Aug. 6, 2026 ¹.
• The available records do not establish the meeting's outcome ¹.
• The record lists a next meeting on Aug. 11, 2026 ¹.