File Number:                    CPA26-0002        

Project Title:                     116th Street Master Plan Repeal         

Applicant:                          Joe Long 

                                             Keystone Land, LLC

                                             13805 Smokey Point Boulevard, #102

                                             Marysville, WA 98271   

Project Contact:              David Toyer

                                             Toyer Strategic Advisors

                                             3705 Colby Avenue, Ste. 1 

                                             Everett, WA 98201         

Project Location:             The 116th Street Master Plan Area is generally located south of 118th Place NE, west of State Avenue, north of 104th Street NE, and east of Interstate 5.          

Date of Completeness:  March 13, 2026   

NOTICE IS HEREBY GIVEN THAT AN APPLICATION WAS MADE FOR THE FOLLOWING PROPOSAL:

Request to repeal the 116th Street Master Plan, which was adopted on May 14, 2001, and contains many provisions that have either already been implemented or are obsolete. The 116th Street Master Plan includes provisions for access and a road network, stormwater facilities, landscaping, and critical areas protection. Most of the access and road network requirements contained within the 116th Street Master Plan were constructed prior to, or concurrent with, commercial development along 116th Street NE; however, certain road network requirements south of 116th Street NE may be retained or modified as appropriate. Similarly, stormwater facilities proposed within the 116th Street Master Plan were previously constructed. Critical areas provisions and certain landscaping provisions contemplated within the 116th Street Master Plan currently differ from Marysville Municipal Code (MMC) requirements and were never implemented in the MMC.  

SEPA Review: Based on the submitted application and available information, the City anticipates issuing an (M)DNS for this proposal, and the optional (M)DNS process as specified in WAC 197-11-355 is being utilized.  Consequently, this may be the only opportunity to comment on the environmental impacts of this proposal.  This proposal may include mitigation measures under applicable codes, and the project review process may incorporate or require mitigation measures regardless of whether an EIS is prepared. A copy of the subsequent SEPA threshold determination for the proposal may be obtained upon request. A decision on this application will be made within 120 days from the date of completeness.

Existing Environmental Documents: State Environmental Policy Act (SEPA) Environmental Checklist.   

Public Comment Period: Written comments must be submitted to the contact person listed below by 5:00 PM on April 24, 2026.

Document Availability:  To view application materials visit - https://publicportal.marysvillewa.gov/WebLink/

    Click on Planning Search link and enter File Number CPA26-0002 in the “CD - Project Number” field

ANY PERSON HAS THE RIGHT TO RECEIVE NOTICE, PARTICIPATE IN ANY HEARINGS, REQUEST A COPY OF THE FINAL DECISION AND APPEAL THE DECISION AS PROVIDED BY LAW.

For project information or to become a party of record, please contact:   Angela Gemmer, Planning Manager  /  360.363.8240 or agemmer@marysvillewa.gov