HomeMy WebLinkAboutOrdinance No. 2018-010 Relating to Land Use and Zoning, Adopting the AMMIC and amending the Comprehensive Plan ORDINANCE NO. 2018 —010
AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, RELATING TO LAND
USE AND ZONING, ADOPTING THE ARLINGTON-MARYSVILLE MANUFACTURING
INDUSTRIAL CENTER, SUBAREA PLAN, AND AMENDING THE CITY OF ARLINGTON
COMPREHENSIVE PLAN TO ALLOW INCORPORATION OF THE PLAN
WHEREAS, the City of Arlington has the authority to regulate land uses within the City,
and has gone through its periodic review and update of the Comprehensive Plan; and
WHEREAS, the City of Arlington Comprehensive Plan may be updated once per year per
RCW 36.70A.130; and
WHEREAS, RCW 36.70A.130(2) allows for Amendments to be heard more frequently
than once per year if it involves the initial adoption of a subarea plan; and
WHEREAS, the City of Arlington has developed the Arlington-Marysville MIC Subarea
Plan; and
WHEREAS, the City of Arlington Comprehensive Plan shall be amended to include the
Arlington-Marysville MIC Subarea Plan (Exhibit A) as a plan adopted and incorporated by
reference as listed in Chapter 1 Section 1.4: Documents Adopted by Reference; and
WHEREAS, the Arlington-Marysville MIC Subarea Plan articulates a vision for the
Arlington-Marysville Manufacturing Industrial Center's (AMMIC) future, as well as goals and
policies that provide a roadmap to guide public and private investments; and
WHEREAS, the Subarea plan is aligned with regional plans and policies such as
Snohomish County Countywide Planning Plan and Puget Sound Regional Council Vision 2040;
and
WHEREAS, the Subarea plan identifies goals and policies to provide guidance for future
growth and continued economic vitality in the center; and
WHEREAS, the Arlington-Marysville MIC Subarea Plan and amendments to the
Comprehensive Plan sL mittcd to the Washington State Department of Commerce for
review on 10 2 ras
v I , in compliance with RCW 36.70A.106; and
WHEREAS, public meetings were held on April 4, 2018 and Octoberl6, 2018 to allow
stakeholders and the general public the opportunity to review and comment on the Arlington-
Marysville MIC Subarea Plan; and
ORDINANCE NO. 2018-010 1
WHEREAS, staff reviewed the non-action project for environmental impacts under the
State Environmental Policy Act and issued a Determination of Non-significance on October 30,
2018; and
WHEREAS, the Arlington-Marysville MIC Subarea Plan was presented to the Planning
Commission on November 6, 2018 at their workshop meeting and at the regular meeting of the
Planning Commission held on November 20, 2018, the Commission made recommendation to
the City Council to adopt the Subarea plan and amend the Comprehensive Plan to allow
incorporation of the plan; and
WHEREAS, the City Council was presented findings of fact and the Planning Commission
recommendation to adopt the Arlington-Marysville MIC Subarea Plan and the proposed
Comprehensive Plan amendment on November 26, 2018 and on December 3, 2018 the City
Council held a Public Hearing and considered the entire record of the Arlington-Marysville MIC
Subarea Plan and proposed amendments within this ordinance; and
WHEREAS, following the same, the City Council deliberated on the adoption of the
Arlington-Marysville MIC Subarea Plan and proposed Comprehensive Plan amendment and
found that it promoted the health, safety and general welfare of the community and were in the
best interest of the City and its citizens; and
NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows:
Section 1. The Arlington-Marysville Manufacturing Industrial Center (MIC) Subarea
Plan, Comprehensive Plan Amendment (PLN # 491). The City of Arlington Comprehensive Plan
shall be amended to include the Arlington-Marysville Manufacturing Industrial Center Subarea
Plan (Exhibit "A") as a plan adopted and incorporated by reference as listed in Chapter 1
Sectionl.4: Documents Adopted by Reference.
See Attached Exhibit"A".
Section 2. Ordinance to be transmitted to Department. Pursuant to RCW 36.70A.106
a copy of this Ordinance shall be transmitted to the Washington Department of Commerce as
required by law.
Section 3. Severability. If any provision, section, or part of this ordinance shall be
adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the
ordinance as a whole or any section, provision or part thereof not adjudged invalid or
unconstitutional.
Section 4. Effective Date. This ordinance or a summary thereof consisting of the
title shall be published in the official newspaper of the City, and shall take effect and be in full
force five (5) days after publication.
ORDINANCE NO. 2018-.010 2
PASSED BY the City Council and APPROVED by the Mayor this 3rd day of December
2018.
CITY OF ARLINGTON
Barbara Tolbert, Mayor
Attest:
r-z--3 41G
Kristin Planf ield, City Cle
Approved as to form:
Ste n J el e
City ttorney
ORDINANCE NO. 2018-010 3
CERTIFICATION OF ORDINANCE
I, Kristin Banfield, being the duly appointed and City Clerk of the City of Arlington,
Washington, a municipal corporation, do hereby certify that the following Ordinance No. 2018-
010 was approved at the December 3, 2018 City Council meeting.
ORDINANCE NO. 2018-010
"AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, RELATING TO
LAND USE AND ZONING, ADOPTING THE ARLINGTON-MARYSVILLE
MANUFACTURING INDUSTRIAL CENTER, SUBAREA PLAN, AND AMENDING THE
CITY OF ARLINGTON COMPREHENSIVE PLAN TO ALLOW INCORPORATION OF
THE PLAN"
A true and correct copy of the original ordinance is attached.
Dated this 5th day of December, 2018.
Krist Banfield
City Clerk for the City of Arlington
~• fMCITY
OF
arysvi lle
City of Arlington
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
IN % P ► RN
f ,s•
1
I
1 dw s
UWE
.t/
00111 BERK
J �f
COMMUNICATIONS
ACKNOWLEDGMENTS
ADVISORY GROUP
Terry Battuello•Port of Everett,Chief of Business Development
Roland Behee•Community Transit,Strategic Planning Unit Manager
Matt Smith•Economic Alliance of Snohomish County,Director,Industry&Resource Development
Keri Moore•Snohomish Public Health,Healthy Communities Specialist
David Ryan•Arlington Municipal Airport,Airport Director
CITY OF ARLINGTON
Marc Hayes•City of Arlington,Community and Economic Development Director
CITY OF MARYSVILLE
David Koenig•City of Marysville,Community Development Director
Kari Chennault•City of Marysville,Assistant Public Works Director
Chris Holland•City of Marysville,Planning Manager
CONSULTANTS
Lisa Grueter•BERK Consulting
Radhika Nair•BERK Consulting
Jessie Hartmann•BERK Consulting
Matt Fontaine•Herrera Inc.
Stefanie Herztein•Transpo Group
Eric Hovee•ED Hovee
John Owen•Makers Architecture
Katy Saunders•Makers Architecture
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN CITY OF ARLINGTON
CONTENTS
1 INTRODUCTION 1
1.1 The Arlington-Marysville MIC 1
1.2 Public Outreach & Engagement 1
AMMIC Webpage 3
Stakeholder Interviews 3
Online Community Survey 3
Vision Public Workshop 4
Advisory Committee Meetings 4
Draft Plan Public Workshop 4
Legislative Process 4
1.3 What We Heard 5
Assets 6
Opportunities 7
2 VISION & GUIDING PRINCIPLES 9
1.1 Vision 9
1.2 Guiding Principles 9
3 SUBAREA PLAN CONCEPTS 11
1.1 Plans & Policies 11
1.2 Land Use 11
Development Capacity 11
Future Land Use 12
1.3 Framework Plan 14
4 GOALS & POLICIES '^
1.1 Land Use & Urban design 19
Context 19
Goals & Policies 19
1.2 Transportation 22
Context 22
Goals & Policies 24
1.3 Natural Environment 27
Context 27
Goals & Policies 28
JANUARY 2019 • CONTENTS & EXHIBITS
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
1.4 Economic Development 29
Context 29
Goals & Policies 29
1.5 Public Facilities & Infrastructure 31
Context 31
Goals & Policies 32
5 IMPLEMENTATION 33
1.1 Capital Facilities Plan 33
Transportation 33
Utilities 35
- VAias!e�.\,aCe! 35
- 4^'ate, 36
- Storir,roater 36
Natural Environment 37
- bVe[lands u Streams 37
1.2 Finance 37
Funding & Financing Tools for Subarea Development 37
- Funding & Financing Mechanisms (Beyond Exishng Tools; to Support
Expected City Coritrihutions & Upfront Funding of Irnprovomer.ls
- Funding & Financing Mechanisms i-o Recover Funds from Developers
6 ZONING & DEVELOPMENT STANDARD
RECOMMENDATIONS 39
1.3 Industrial Design Standards 39
APPENDICES 43
Appendix A Existing Conditions Report
6 CONTENTS & EXHIBITS • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
EXHIBITS
Exhibit 1 Arlington-Marysville MIC, 2018 2
Exhibit 2 Desired Industry Clusters and Needs, 2018 8
Exhibit 3 Arlington-Marysville MIC Future Land Use, 2018 13
Exhibit 4 Arlington-Marysville MIC Framework Plan, 2018 15
Exhibit 5 Arlington-Marysville Conceptual Site Design, 2018 17
Exhibit 6 Summary of AMMIC Transportation Improvements 34
Exhibit 7 Summary of Arlington Wastewater Capital Projects within AMMIC 35
Exhibit 8 Summary of Arlington Water Capital Projects within AMMIC 36
JANUARY 2019 • CONTENTS & EXHIBITS iii
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
iv CONTENTS & EXHIBITS • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
1 INTRODUCTION
This Subarea Plan articulates a vision for the Arlington-Marysville Manufacturing/Industrial Center's
(AMMIC)future,as well as goals and policies that provide a roadmap to guide public and private
investments,The Subarea Plan reflects city and community aspirations for the center and plans for
anticipated growth.It supports business retention and growth,strengthens existing assets,expands
transportation choices,and improves environmental conditions.
This Subarea Plan is part of a longer sequence of planning work for the AMMIC.A market study
was completed in 2016,and Arlington and Marysville have adopted policies and provisions in their
comprehensive plans and infrastructure functional plans(water,sanitary sewer,storm drainage,and
transportation)that support planned industrial growth and development in the center.The Subarea
Plan is aligned with regional plans and policies such as Snohomish County Countywide Planning
Policies,and Puget Sound Regional Council Vision 2040.Building on the foundation provided by these
plans and policies,the Subarea Plan identifies goals and policies to provide guidance for future growth
and continued economic vitality in the center.
The Plan's growth targets and area boundaries meet PSRC and Snohomish County requirements
for MIC jobs and size.The plan is also consistent with guidance provided in PSRC's Regional Center
Plans Checklist.The Cities are committed to implementing this Plan,achieving its growth targets,and
strengthening the AMMIC's function as a regional employment center.
1 .1 THE AR LI NGTON-MARYSVI LLE MIC
The Arlington-Marysville Manufacturing Industrial Center consists of4,019 acres located in Snohomish
County,east of Interstate 5 and the Tulalip Reservation.The AMMIC is comprised of parcels within the
Cities of Arlington and Marysville.
■ Arlington:The Arlington portion of the AMMIC includes 2,291 acres.This includes the 737-acre City-
owned and operated Arlington Municipal Airport(AWO).
• Marysville:The Marysville portion of the AMMIC includes 1,728 acres.This includes the City of
Marysville's 2007 Smokey Point Master Planning Area of approximately 675 acres.
1 .2 PUBLIC OUTREACH & ENGAGEMENT
Public participation is an important aspect of the subarea planning process;feedback informed various
stages of Plan development,from visioning,plan alternatives,goals and policies.This Plan's public
involvement program was designed to meet the following objectives:
JANUARY 2019 1
CITY OF ARLINGTON - ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
Exhibit'l Arlington-Marysville MIC,2018
Arlin g ton
XEMETERY*R0
"T"
Arlington
Municipal
Airport
Golf Course
Arlington,UGA
I-,Pfll ST NE 91
Strawberry
Fields
Athletic
Complex
Basernap
MIC Boundary Tribal Lands
13blH NT Nf Arlington W Parks&Open Space
Marysville L, Railroads
Arlington UGA J& Walerbodies
> Nf L72 Marysville UGA Streams
Tulalt Airport
Marysville
:41111BERK
Source:City ofAi Ungton,2018;City of Marysville,2078:BERK,2078
2 INTRODUCTION JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
■ Learn about community and business needs in the subarea.
• Keep stakeholders informed on the status of the subarea planning process.
■ Create a plan that has the support of the community and can guide City actions and private
development over the next twenty years.
Starting in April 2018,the Cities reached out to a broad range of stakeholders and invited them to
participate in Plan development.Stakeholders included AMMIC businesses and property owners,public
entities and agencies,potential developers,residents,and other interested parties.The various outreach
efforts are detailed below.
AMMIC Webpage
The Subarea Planning webpage,located at https://vvww.arlingtonwa.gov/575/Manufacturing-industrial-
Center on the City of Arlington website,provides information on project status,meeting dates,
published documents and analysis,contact people,and other key information.
Stakeholder Interviews
In September 2017,the project team conducted eight interviews with individual stakeholders,property
owners,and business owners in the MIC.The interviews provided insights into the needs and concerns
in the area as well as an opportunity to introduce and connect interviewees to the upcoming planning
process.Interviewees included the following:
• Terry Battuello,Port of Everett
• John Case,Case Marine
• Fitz Couhig,Pioneer Nuggets
• Kevin McKay,Senior Aerospace
• Matt Smith,EASC
• Steve Miller,American Distributing
• Linda Neunzig,Agriculture Coordinator,Snohomish County Executive's Office
• Bob Qualick,Universal Aerospace
Online Community Survey
In March 2018,an online survey was distributed to residents in both cities as well as business owners
and employees in the MIC.This was a way to both increase awareness of the Subarea Planning
process and gather input from people who could not attend in-person meetings.A total of eighty-four
respondents provided feedback through the online survey.Their input underscored the needs and
concerns raised through interviews.
JANUARY 2019 • INTRODUCTION 3
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
Vision Public Workshop
More than 80 property owners and community members attended the AMMIC Subarea Plan kickoff
workshop on April 4,2018 to learn about the project and provide input.The consultant team set up
project boards including informational and interactive boards to receive public input.The public had
opportunities to provide input through three ways:
• An open house where the consultant team was at hand to provide information and answer
questions.There were also boards where points of interest or ideas for future improvements could
be noted.
■ A facilitated large group discussion.
■ Three smaller group discussions,which involved a facilitated conversation and mapping activity.
Advisory Committee Meetings
In addition to these engagement activities,the Cities created an advisory group to review technical
information,provide input and recommendations,and work collectively to refine components of the
Subarea Plan.This group is comprised of senior technical staff from regional agencies,and AMMIC
business and property owners.The advisory group met three times over the course of preparation of the
Subarea Plan to provide input on substantive aspects of plan development.
Draft Plan Public Workshop
More than 80 property owners and community members attended the AMMIC Subarea Plan workshop
on October 17,2018 to provide input on the draft plan concepts.The consultant team set up project
boards including informational and interactive boards to receive public input.The meeting included an
open house,presentation,question and answer session and time for one-on-one discussion with City
staff and consultants.Attendees were encouraged to provide input related to strengths and weaknesses
in the Plan.
Legislative Process
On November 20,2018 the City of Arlington Planning Commission conducted a public hearing and
made their formal recommendation to the City Council.
4 INTRODUCTION • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN CITY OF ARLINGTON
T
• , �ir
Residents map out ideas at vision public meeting
1 .3 WHAT WE HEARD
Engagement activities revealed several assets and opportunities in the AMMIC.These identified assets
and opportunities summarized below informed the vision,guiding principles,and goals and policies of
the Subarea Plan.
JANUARY 2019 • INTRODUCTION 5
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
Assets
The AMMIC has many assets that are essential to a successful industrial employment center.These
include the following:
Sites suitable for modern industry.Many industrial businesses need large,flat sites buffered from
non-residential uses.The price ofsuitable land is also a major driver of industrial activity,since industrial
businesses need large amounts of land for outdoor staging and other activities.Given this need,the
presence of competitive,affordable sites suitable for modern industry is a key asset of the AMMIC.
Easy access to regional transportation routes.Easy truck and freight access to suppliers and markets
are key elements that influence the location preferences of industrial users.AMMIC's proximity to
regional transportation corridors such as 1-5,SR 9,SR 531,and SR 530 makes it an attractive location for
businesses.
Recognized aerospace industry cluster.Snohomish County's Paine
ARLINGTON MUNICIPALAIRPORT Field and concentration of advanced manufacturing businesses
support over 200 aerospace companies of all sizes in the county.Given
The Arlington Municipal Airport is a regional its location in Snohomish County,proximity to Paine Field,existing
general aviation facility which started
concentration of aerospace businesses,access to skilled labor,and
operations in 1935.
lower costs,the AMMIC enjoys a comparative advantage in the region
It supports a variety of industrial activities
for aerospace related manufacturing and industrial activity.There are
that rely on proximity to the airport.
These include aircraft and aircraft parts competitive advantages and agglomeration benefits from building and
manufacturers,aviation schools,aircraft strengthening this established industry cluster,both for the cities and
repair shops,aviation research and testing the region as a whole.
laboratories,emergency parachute
manufacturing,kit plane and sailplane Presence of Arlington Municipal Airport.The Arlington Municipal
sales and manufacturing,historic and
Airport is a unique asset to the AMMIC both as a transportation facility
decommissioned aircraft restoration,aircraft
upholstery,and aircraft cover manufacturing. and as a land use.As a transportation facility it enables fast delivery
The airport is home to corporate jets, of personnel and goods and as a land use it supports and attracts
decommissioned militaryjets,vintage aerospace manufacturing and aviation related activities.Demand for
aircraft,experimental aircraft,aerobatic
general aviation and small aircraft manufacturing is strong in many
aircraft,helicopters,gliders,and ultralights.
regions across the world,but especially in rapidly growing markets in
Land use compatibility is key aspect of
Asia Pacific.As one of the few general aviation airports in the region,
planning around airports.Compatibility
regulations balance the need to prohibit the Arlington Municipal Airport is a unique asset and opportunity for
uses that may be harmed by proximity to the the AMMIC.
airport(such as housing and places of public
assembly)and to retain and attract uses that Location near affordable workforce housing.Many businesses cited
benefit from being close to the airport(such the supply of affordable workforce housing in Arlington and Marysville
as aviation related industrial activities).
as a key asset and need.Approximately 45%of AMMIC employees
live less than 10 miles of the subarea,reflecting the appeal of the
immediate vicinity for employees.
6 INTRODUCTION • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
Expansion of Paine Field.Paine Field Airport in Everett is slated to start hosting commercial flights
in early 2019.The airport is expected to accommodate up to 2,350 daily passengers and connect to
destinations such as Denver,Portland,Phoenix,Las Vegas,and several cities in California.Market interest
in industrial land is expected to increase as flights begin to operate and Paine Field offers an alternative
to SeaTac Airport.
Opportunities
The subarea planning process provided an opportunity to address the input from the community on
ways to ensure the AMMIC develops as a successful industrial employment area.Opportunities for
enhanced policy direction include:
Improvements to Infrastructure.As the AMMIC develops,infrastructure will need to be planned,
designed,and built to support growth.Investments in infrastructure can attract new development,
catalyze growth as well as increase the success of existing businesses located in the area.In this way,
investments in infrastructure is an effective economic development strategy.
Improvements to transportation network.Freight and truck travel to and from
the AMMIC is facilitated primarily byl72nd Street NE(SR 531),51st Avenue NE, TOP CUB IN ARLINGTON
67th Avenue NE,and Smokey Point Boulevard.Transportation improvements in
and around the AMMIC to increase capacity,reduce conflicts with the railroad, The market for aircraft
and improve connectivity can increase the attractiveness of the area for industrial manufacturing in the Asia-Pacific,
businesses.Businesses cited improvements to 172nd Street NE,156th Street NE,and especially China,is growing rapidly
access to I-5 as high priority needs. as general aviation expands
as an alternative to ground
Closing the skills gap.Access to a highly skilled workforce is a key need for many transportation,especially for
shorter trips.Top Cub Aircraft is
industrial businesses,especially in the manufacturing sector.Filling the gaps in the building a new manufacturing
manufacturing talent pipeline,through partnerships with community colleges, facility at the Arlington Municipal
schools or other workforce development strategies will ensure the AMMIC remains Airport to meet this growth in
demand.Top Cub's manufacturing
an attractive destination for manufacturing jobs. plant will include space for parts
inspection,assembling processes,
Strengthening aerospace industry.As reference previously,the aerospace aircraft maintenance,painting
industry is an established sector in Snohomish County and the AMMIC.Several and flight testing.The Arlington
new technologies developing in the region,such as cloud computing,artificial Municipal Airport was chosen
intelligence,composites and advanced manufacturing,can play a part in the future of because of its concentration of
aircraft manufacturing,aviation
the sector.The AMMIC is a promising location for development related to aerospace. tenants and components suppliers.
Building on the AMMIC's strengths,and investing in infrastructure,and workforce
Source:Douglas Buell,The Marysville
training is an opportunity to maintain and leverage this competitive advantage. Globe
Potential to attract businesses that leverage and support existing businesses.
Many businesses cited the potential benefits of including businesses that can
JANUARY 2019 • INTRODUCTION 7
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
support production activities as part of the AMMIC's industrial ecosystem.Attracting suppliers,life cycle
repair and maintenance businesses,and services,especially those that specialize in manufacturing,was
cited as a key opportunity.
Potential to enhance the airport.The Arlington Municipal Airport is a unique asset and opportunity for
the AMMIC and presents an opportunity for the AMMIC to differentiate itself and support other regional
industrial centers.
Potential to attract businesses in desired industry clusters.The planning process led to the
development of desired industry clusters for the AMMIC.A brief summary of these clusters and their
needs and opportunities are summarized in the table below.
Exhibit 2 Desired Industry Clusters and Needs,2018
REGIONAL OTHER
INDUSTRY REPRESENTATIVE BUSINESSES FIRMS •• SITE CRITERIA CONSIDERATIONS
Aerospace Includes businesses engaged in activities • Zodiac • High skilled,specialized
related to commercial/military airplanes, Aerospace workforce
unmanned aerial vehicles/systems,space • Universal • Local and regional truck
exploration maintenance,repair&overhaul, Aerospace access
aviation biofuel,air travel and cargo. • Senior • Proximity to suppliers
Aerospace • Proximity to Airport
Advanced Includes businesses engaged in activities • MTorres • High skilled,specialized The aerospace sector
Manufacturing that depend on the use of information, Innovation workforce supports advanced
automation,computation,software,sensing, Center • Local and regional truck materials and composites
and networking,and/or makes use of cutting access manufacturing
edge materials and emerging capabilities. • Rail access(some users) Composites manufacturing
It involves both new ways to manufacture • Proximity to suppliers needs significant energy
existing products,and the manufacture of but other types of
new products emerging from new advanced advanced manufacturing
technologies. may not have this need.
Food Includes businesses engaged in activities such National • Sites larger than 5 acres
Processing as post harvest handling,drying/dehydrating, Food • Local and regional truck
freezing,cc-packing,central distribution/ access
storage,poultry processing and meat • Proximity to suppliers
processing. • Water and power
Maritime Includes businesses engaged in activities such • Case Marine • Sites larger than S acres
as cargo handling and logistics,commercial • Pacific • Local and regional truck
fishing and seafood processing,ship and boat Seafood access
building,repair and maintenance,passenger • High skilled workforce
vessel operations,recreational boating and • Proximity to suppliers
sport fishing,military and federal activities
through the U.S.Navy,U.S.Coast Guard and
NOAA,marine technology and maritime
education and training programs.
Wood Includes businesses engaged in furniture, • Sites larger than S acres CLT needs supplyof timber
Products& wood products,paper,packaging and forestry, • Local and regional truck
Mass Timber including mass timber manufacturing which access
uses prefabricated solid engineered wood • Proximity to suppliers and
products made from layers of solid-sawn markets
lumber or structural composite lumber_ • High skilled workforce
Source:BERK.201&
8 INTRODUCTION • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN CITY OF ARLINGTON
2 VISION & GUIDING
PRINCIPLES
1.1 VISION
The Arlington-Marysville Manufacturing Industrial Center serves as a major
manufacturing and industrial employment and innovation center for the
region. The Center includes a diverse range of industrial activities that provides
employment opportunities for residents in Snohomish County and the region.
The Center is well connected to regional transportation corridors by highways
and rail. The Arlington Municipal Airport is a hub for aviation related activity and
a unique asset for Snohomish County and region.Development in the Center
maximizes opportunities to increase sustainability,including long-term economic
vitality,energy efficiency,greenhouse gas reductions and community health.
The vision statement above describes the future the Cities envision for the AMMIC.This vision is based
on input received through the engagement activities listed above as well as the foundation established
by planning work completed for the area prior to this Plan.The Subarea Plan lays out goals and policies
that will help achieve this vision.
1.2 GUIDING PRINCIPLES
Development of the vision led to several guiding principles that form the framework for goals and
policies that follow.
■ Coordinated investments and regional Impact.Coordinated investments within the AMMIC allow
it to function as a regional center with a focus on production,especially advanced manufacturing.
AMMIC businesses leverage and support manufacturing industrial activity across the region,
including activities at Paine Field,Port of Everett and Port of Seattle Tacoma.In addition to Arlington
and Marysville,Snohomish County and the central Puget Sound region benefit from development in
the AMMIC through its positive impact on regional economic health and competitiveness.
• Economic diversity.The presence of a variety of economic activities allows cities and regions to
be resilient against changing economic trends and cycles.The AMMIC provides opportunities
for a broad range of economic activities and industries.Employment-rich production businesses
contribute tojob growth in the Center.These include business in advanced manufacturing,
aerospace,food processing,mass timber,as well as broader manufacturing activity.AMMIC
businesses also engage in repair and distribution to support and leverage manufacturing and
industrial activity.
JANUARY 2019 9
CITY OF ARLINGTON ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
• Building on and strengthening distinctive competitive advantages.The AMMIC enjoys a distinct
competitive advantage in the region for manufacturing,especially related to aerospace.In addition
to a diverse range of firms,the AMMIC builds on this recognized business and industry clusters to
leverage its comparative advantage and agglomeration benefits.
• Economic activity and opportunity.AMMIC's industrial businesses createjobs that pay good
wages and are accessible to people with all levels of education.Partnerships with local community
colleges,high schools,as well as other local and regional institutions ensure residents have access
to training opportunities and businesses have access to a trained workforce.The presence of
affordable housing in both Arlington and Marysville support the local workforce and economy.
■ Accessibility and connectivity.Planned transportation improvements in and around the AMMIC
have increased capacity,reduced conflicts with the railroad,and improved freight connectivity.
AMMIC employees can access readily available public transit,including the future SWIFT BRT on
Smokey Point Blvd.The Cities of Arlington and Marysville,local businesses and Community Transit,
have partnered to provide innovative micro-transit or feeder routes that serve industrial facilities
and provide good connections to transit and to park and ride facilities.Nonmotorized facilities
within the AMMIC have improved and employees and residents enjoy easy access to the Arlington
Airport Trail and the Centennial Trail.
• High quality design.Industrial development in the MIC is consistent with design standards to
ensure quality development that benefits property owners and the Cities.
• Sustainability.Development in the AMMIC is consistent with standards for modern industrial
development and environmental requirements.Where feasible,industrial facilities integrate low
impact development concepts,including rain gardens,pervious pavements,and green roofs.
Industrial development also utilize alternative energy sources such as wind and solar power.
10 VISION & GUIDING PRINCIPLES • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
3 SUBAREA PLAN
CONCEPTS
1.1 PLANS & POLICIES
The Subarea Plan is aligned with state,regional and City plans,policies and regulations.These include
the Washington State Growth Management Act(GMA),Puget Sound Regional Council(PSRC)Vision
2040,Snohomish County Countywide Planning Policies,and the City of Arlington Comprehensive
Plan.These plans and policies are described in a detailed policy discussion available in the Existing
Conditions Report for the Subarea Plan.The Subarea Plan is consistent with the policy guidance in
these plans.
1.2 LAND USE
Development Capacity
In accordance with regional planning policies,the Cities have adopted targets for employment growth
for the AMMIC through 2040.These targets are intended to help the cities plan for future growth
and ensure development is supported by infrastructure.The combined(Arlington+Marysville)2040
employment growth target for the AMMIC is 20,000 jobs.PSRC Regional Manufacturing/Industrial
Center criteria require a minimum target employment level of 10,000 jobs over a twenty-year time
horizon for Industrial Growth Centers and 20,000 jobs over a twenty-year time horizon for Industrial
Employment Centers.Given estimated (2016)employment in the AMMIC of 7,597 jobs this means
that at least 2,403 jobs,or approximately 12%of the combined growth target should occur within
the Arlington-Marysville MIC in the next twenty years for regional designation as an Industrial Growth
Center.
A market analysis commissioned by the cities in 2016 found it plausible that the center would achieve
sufficientjob growth to meet the target of 20.000jobs.(Community Attributes Inc,2016)Estimates
ranged from 8,560jobs in a low growth scenario,9,759 jobs in a medium growth scenario and 25,000
jobs in a high growth scenario.
Based on data from the 2012 Snohomish County Buildable Lands Report,within the boundaries of
the AMMIC,a total of 46%of the land area or 1,762 acres consists of lands with capacity for additional
development,including partially-used sites,redevelopable sites,and vacant sites.Given this large
supply of redevelopable lands,AMMIC's overall employment targets can be met at relatively modest
JANUARY 2019 11
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
employment densities from as low as 5 to about 14jobs per acre.Employment capacity can increase
as the area transitions to more intensive employment over time.Given growing market demand,
planned transportation improvements,and the priority that comes with regional MIC designation,it is
anticipated that growth in the AMMIC will achieve employment targets and potentially exceed them.
Future Land Use
AMMIC is a designated countywide Manufacturing Industrial Center,a regional planning center
classification used by the Puget Sound Regional Council to identify locations of manufacturing,
industrial,or advanced technology uses within the region.As a countywide MIC,the AMMIC is
recognized in countywide planning policies and in the cities'comprehensive plans.The Arlington
Municipal Airport is a unique asset of the AMMIC.The Arlington Comprehensive Plan includes several
policies that promote the Airport Business Park and other sites within the AMMIC as locations for future
employment growth in manufacturing and industrial sectors.In addition,airport compatibility policies
(PL-16.1 and PL-16.16)in the Comprehensive Plan help protect the airport from incompatible land uses.
In the Arlington portion of the AMMIC,854 acres(37%)to the east and northeast of the Airport are
zoned General Industrial.The General Industrial zone accommodates businesses in manufacturing,
processing,repair,renovation,painting,cleaning,or assembling of goods,merchandise,or equipment.
The Arlington Airport is zoned Aviation Flightline for airport operations and uses related to aviation
operations.Almost 236 acres(10%)north of the Airport is zoned for Light Industrial for uses with fewer
impacts than the uses allowed under the General Industrial category.The Arlington Airport's Business
Park zone comprises 166 acres(7%)and allows office,hi-tech,research and development and related
uses in a master-planned setting.A small amount of land,roughly 89 acres(4%)near 172nd Street is
zoned Highway Commercial.
In addition to the base zoning,close to 94%of the land within the AMMIC lies within a special zoning
overlay called the Arlington Airport Protection District(APD).The APD regulations are required by the
state and are intended to discourage siting of incompatible land uses and densities adjacent to general
aviation airports to reduce hazards to lives and properties and ensure a safe flying environment.The
APD overlay consists of four subdistricts(A,B,C and D)that modify the allowable density and land uses
of underlying zoning districts.More detailed information on the location and constraints under the
zoning overlay can be found in the 2016 market study report available on the City website.
12 SUBAREA PLAN CONCEPTS • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN CITY OF ARLINGTON
Exhibit 3 Arlington-Marysville MIC Future Land Use,2018
\ I PortageCreel\. 'Arlington
Wildlife Reserve}}
200.TM ST NE _
CCMETFRMRE r
1.
lia 188TH ST NE
Arlington
I
Municipal �—
Airport -
'Gleneugle
Golf Course _ f
12ND ST NEB•' Ir�IJ2ND ST, t1,�
t— — V a y!/YJrj!/7! _ - r NE' L
1'Arlinglon UGA'
i MAl1Yi'Jil(1
2
Ir^
c,D,ST-`N..
Strawberry
Fields
Athletic
Complex Future Land Use
A,1,'. n F_.Lund U.. 0"..
= dC `
Incl.»�r c��n�n�rdni sa.aMrw�
Q bps ne,e ���k C3.K 6-4n1
' Liyhr!�du�u iul QAlw.r..IF.
-_ 130H Si Ni -h,bL (,MammrUOA
�I, n•tou�o H'rin r,n� �,rNr.p.W.VISA
`
Ma yz 11l Future Land Use rMA.a Or-$.4#
R"J.—d' -_
Tulalib a� /Uen d..n.... S.W'n '!od;e
Reservation
Marysville
IBEIR
�w+r
Source:City of Arlington,2013:City of Marysville,2018:BGRK.2013.
JANUARY 2019 • SUBAREA PLAN CONCEPTS 13
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
1.3 FRAMEWORK PLAN
The Subarea Plan Framework Plan reflects concepts around the desired future land use mix as well as
urban design ideas that influence the physical development of the MIC into the future.The Framework
Plan's land use concepts and urban design elements are intended to improve the attractiveness of the
MIC for newjob-rich development and foster a vibrant center for the cities and the region.The concepts
of the framework plan are intended to guide changes over the long and short term.These concepts
are illustrated in the Framework Map and the Conceptual Site Design on the following pages and
summarized as goals and polices in the next section of this Plan.
The Framework Plan summarizes proposed improvements that help fulfill the major goals for the
AMMIC.Transportation improvements within the next 10 years(highlighted in blue)will quickly improve
mobility within the center.Longer term street improvements(dashed blue)would fill out many of the
desired connections and enhance mobility for all users.Buildings,as they(re)develop over time,will also
add to the character areas by following new design guidelines.
The concepts synthesized in the Vision Framework Plan are:
Opportunity sites.Development would be encouraged throughout the subarea.The Opportunity
Sites,which include parcels that are vacant or underdeveloped or larger properties which need more
infrastructure to be redeveloped.Shovel ready sites represent sites that have infrastructure in place
today and are ready for development.
Desired industry clusters.The Subarea Plan envisions the AMMIC as the location for the following
industry clusters:
• Aerospace
• Advanced Manufacturing
■ Food Processing
■ Maritime
• Wood Products and Mass Timber
A connected street network.The Subarea Plan envisages a hierarchy of streets and a complete and
connected street network.Streets hierarchy classifies streets as major,secondary and local access
roads.The Plan envisions both improvements to existing streets and the addition of new streets to
create a more connected street network.Improvements are also envisioned to include the addition
of pedestrian and bicycle infrastructure along key streets to enhance mobility for people without
impacting industrial businesses.
Continuous trail system.In addition to these street enhancements,the Subarea Plan envisions
the construction of new non-motorized connections that link existing trails.These connections are
14 SUBAREA PLAN CONCEPTS • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN CITY OF ARLINGTON
Exhibit 4 Arlington-Marysville MIC Framework Plan,2018
Portage Creek Arlington
Wildlife Reserve
1,
Planned SWIFT bus
/ rapid transit service
(/ Area is already largely
developed
business r AN 1)',1,,tgl F. ..........
large site f
park
Focus near-term Arlington
redevelopment Municipal pp
efforts as a Airport G
demonstration !.ilaneugb,
project 'r
F.
Relocate and restore
h Edgecomb Creek
t/?nd St P!E
Incorporate green
stormwalerl
InffaslruclUtC acid "^'
slteamfestoratiun I.........'........... .... Major Road Connections
Into redevelopment uurrot
y:+er,n�t 11111111111� Improvementto existing road
to=■ New major road
Secondary Road Connections
Adjustzoning to ..w" J z Improvement to existing road
allow outdoor I New secondary road
storageand trta m anit gain ,
discourage ' % Access Road Connections
commercial uses + ,
152od St NE New access connection
Design streetsto N ..... (constructed with redevelopment)
accommodate Non-motorized Connections
the needsal +c .< New or improved
lndmitial 1: 1 ••••• P
businesses• 11m :z non-motorized connection
pedestrlansand Existing non-motorized connection
.ycllsts i 4 Future SWIFT Bus Rapid Transit(2040+)
Focus infrastructure'
improvements in Potential Redevelopment Sites
Existing slormwater this area
ponds with Shovel-ready redevelopment sites
available(apa({ty i
tornanage M l i Redevelopment opportunity sites
stormwaterfrom
newdevelopment Already redeveloped
Zoning Adjustments
Tulalip I „
Reservation %:}� Opportunity site for infrastructure
Marysville investments
—e Restored stream corridor and
Ustormwater treatment
sf'
Restored stream corridor and
DRAFT 10-25-2018
� stormwater treatment
Source:City ofArlington,2018;City of Marysville,2018;BERK 2018.
The Framework Plan above is a graphic depiction of one option There are other options which may corne out of
working with property owners Any area wide master pion to address environmental solutions would require the
cooperation and approval of property owners to explore and implement.
JANUARY 2019 • SUBAREA PLAN CONCEPTS 15
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
envisioned to expand transportation options,incorporate green stormwater management features,and
include street trees and landscaping that enhance the public realm,providing environmental benefits.
Green infrastructure systems.In addition to expanded non-motorized transportation options,the
Plan envisions the integration of green infrastructure elements into new industrial development sites.
These elements will help manage stormwater,promote ecological connectivity throughout the MIC and
provide an amenity for employees.
Edgecomb Creek Realignment.Within the study area,Edgecomb Creek straddles the cities of
Marysville and Arlington.Edgecomb Creek originates in the hills east of the study area,flowing west
and then south through the AMMIC before draining into the middle fork of Quilceda Creek.Within
the AMMIC Edgecomb Creek has been highly channelized for rail and agriculture.There is a narrow
riparian buffer along the creek,but most of the land surrounding the creek has been converted to
agricultural uses.This Plan envisions the potential relocation of the creek from its current alignment
into a more natural channel with a riparian corridor that would provide better fish and wildlife habitat.
The conceptual channel alignment would include:
■ a low-flow channel for year-round stream flow
• a high-flow channel to convey flood flows,to address flooding issues in the basin
• instream large woody debris for habitat
■ 100-to 150-foot buffers on either side of the creek along the entire length of the project
• native vegetation planting in the channel and buffer
■ off-channel reading habitat
■ connection to hillside streams north of172nd Street NE
Creek restoration would also provide an opportunity to integrate habitat enhancement with
stormwater management.
16 SUBAREA PLAN CONCEPTS • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN CITY OF ARLINGTON
Exhibit S Arlington-Marysville Conceptual Site Design,2018
Principal East-West arterial
,000 sf facilities
Connecting to I-5 55
on a 33 acre site
js
North-South"feeder"arterial 50Q000sffacilities f li
g principal
p on a 33 acre site ii 4 all
Connecting[o rind al E-W arterial
All streets include landscape strips
with trees and multi-use trails for I q�
a r
pedestrians and cyclists ? t Y
I•
Connect stream restoration and oo
sto,mwater treatment facilities to
watershed tributaries
Retain as many mature conifer trees
as possible
East-West collector streets as
necessity to support development
256,000 st facilities 225,000 stfacilities
on a 17.1 acre site ( on a 17.2 acre site
A variety of parcel sizes and building —
configurations "-- t _j �!
Lot coverage is typically 30-46%
x 2,000-2,500 ft
.c 441
Typical block length
VM Manufacture Paved Work Space/ Lawn/Pedestrian Area Stormwater/Wetland
Storage Space
Office Parking Lot 4y Natural Area Tree
0 200 400 600 600-
Source:MakersArchitect,(te,20NS.
JANUARY 2019 • SUBAREA PLAN CONCEPTS 17
CITY OF ARLINGTON ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
18 SUBAREA PLAN CONCEPTS • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
4 GOALS & POLICIES
The section below includes goals and policies for the following topics:land use,urban design,
transportation,natural environment,climate change,economic development,and public facilities and
infrastructure.The subsequent section describes short and longer-term actions to implement the Plan.
1 .1 LAND USE & URBAN DESIGN
Context
Industrial uses dominate the AMMIC.Many manufacturing,processing and fabrication firms,especially
related to aerospace,are located east and northeast of the Arlington Municipal Airport,as well as along
Smokey Point Boulevard.Warehousing,Transportation,and Utilities firms cluster around the airport and
major arterials.The majority of commercial,office,and business park development is located south and
west of the airport and concentrated along 172nd Street NE(SR 531),near the Interstate 5 interchange.
The publicly-owned Arlington Municipal Airport is a significant use in the AMMIC.The airport presently
consists of approximately1,189 acres and includes industrial,commercial,and public land uses,in
addition to aviation operational areas.
The Arlington Comprehensive Plan Future Land Use Designation and Zoning authorize industrial
uses.Considering current zoning and vacant and redevelopable land,there is a large capacity for new
industrial employment uses within the overall MIC.Within Arlington,there are several shovel-ready
industrial sites,as well as opportunities for infill industrial development.
Goals & Policies
AMMIC-LU-1:The AMMIC maintains a sufficient amount of industrial land to support a
high ratio of jobs to households.
AMMIC-LU-1.1: Ensure that at least 80%of the property within the AMMIC is planned and zoned for
industrial and manufacturing uses to encourage the concentration of industrial uses
within the center.
AMMIC-LU-1.2: Allow compatible non-industrial uses,especially services that support industrial
businesses and employees,and condition them to mitigate for potential conflicts
with current and future industrial uses.
AMMIC-LU-1.3: Continue to restrict land uses incompatible with industrial uses,such as large retail
use,high concentrations of housing,and unrelated office use.
JANUARY 2019 19
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
AMMIC-LU-1.4: Incorporate open space and recreation opportunities such as parks and non-
motorized trails in industrial areas and ensure that they do not adversely impact
industrial operations.
AMMIC-LU-1.5: Ensure that the amount of land zoned for business and industrial use is adequate to
meet 20-year employment forecast within the planning area boundaries.
AMMIC-LU-1.6: Attract development that has employment densities sufficient to accommodate the
20-year growth projection of 20,000 jobs by 2040.
AMMIC-LU-2:The Arlington Municipal Airport continues to be a hub for aerospace and
aviation activity.
AMMIC-LU-2.1: Support the growth of the Arlington Municipal Airport as a general aviation and
corporate aircraft asset.
AMMIC-LU-2.2: Locate compatible industrial land uses in the vicinity of Arlington Airport in order to
take advantage of existing and anticipated transportation systems.
AMMIC-LU-2.3: Provide a supportive business environment for start-up,light manufacturing and
assembly businesses in the airport/industrial area.
AMMIC-LU-3:Future development in the Arlington portion of the AMMIC
complements the existing character and development pattern of Arlington.
AMMIC-LU-3.1: Encourage high-quality,aesthetically pleasing industrial development in the
Arlington portion of the AMMIC through the development of design guidelines for
industrial areas.
AMMIC-LU-3.2: Develop appropriate zoning,design review and landscaping regulations so that
manufacturing uses within the Arlington portion of the AMMIC are buffered from
adjacent or abutting residential uses.
AMMIC-LU-3.3: Establish landscaping and site development standards to regulate site development
in industrial areas.
AMMIC-LU-3.4: Allow outdoor storage only as accessory to a principal industrial use.
AMMIC-LU-4:Adjacent and abutting residential properties in Arlington are not
adversely impacted by development in the MIC.
AMMIC-LU-4.1: Additional setbacks should be required for industrial buildings and uses that
are adjacent to or abut non-industrial zoned land in order to minimize impacts.
Vegetated Low Impact Development(LID)facilities may be located within these
setbacks.
AMMIC-LU-4.2: Require full screen landscape buffers or other approved landscape treatment(which
may consist ofvegetated LID facilities)along industrial zoned property and non-
industrial zoned properties.
AMMIC-LU-4.3: Outdoor storage areas should be screened from public rights-of-way through use of
both fencing and native vegetation.
AMMIC-LU-4.4: Landscape buffers or other landscape features such as restored creek corridors or
approved street tree and planter strip plantings should be installed and maintained
along property lines adjacent to rights-of-way.
20 GOALS & POLICIES • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
AMMIC-LU-4.5: Landscape buffers should include the use or retention of native vegetation adequate
to serve as visual screens between rights-of-way and industrial uses Landscape
buffers may also consist of vegetated LID facilities.
AMMIC-LU-5:The AMMIC is consistent with regional planning policies.
AMMIC-LU-5.1: Ensure that the AMMIC is consistent with the goals and expectations established
in the PSRC's VISION 2040 and multi-county planning policies and the criteria for
designated Manufacturing/Industrial Centers.
AMMIC-LU-5.2: Ensure the boundaries of the AMMIC are within Arlington's and Marysville's
respective Urban Growth Boundaries.
AMMIC-LU-6:Development in the AMMIC is attractive as well as efficient,exhibiting
high quality architectural and landscape design.
AMMIC-LU-6.1: Adopt MIC specific design standards and guidelines that address site development,
including the location and orientation of buildings,parking and service/storage areas,
landscaping,parking area design,screening of unsightly areas,lighting,circulation,
landscape planting and incorporation of natural features.
AMMIC-LU-6.2: Adopt MIC specific architectural design standards for new and remodeled buildings
that address design issues such as building materials,entries,windows,and other
features.
AMMIC-LU-7:Site development in the AMMIC incorporates natural features,open
spaces,stormwater drainage facilities and,where applicable,restored stream
corridors as landscape and amenity features and incorporate these natural systems as
part of the MIC's design identity.
AMMIC-LU-7.1: Adopt MIC specific site development standards that call for the maintenance,
enhancement or restoration of stream corridors,wetlands and aquatic features and
their use as a site amenity.
AMMIC-LU-7.2: Adopt MIC specific standards to ensure that storm water features such as detention
ponds are attractive and maximize opportunities to increase natural ecological
functions,
AMMIC-LU-7.3: Take all opportunities to incorporate natural features to enhance and unify the MIC's
physical identity.
AMMIC-LU-8:Roadways,walkways,trails and other public circulation features
accommodate all appropriate transportation modes and are attractively landscaped
in a way that reinforces the AMMIC's identity and design character.
AMMIC-LU-8.1: Adopt MIC specific roadway standards for the MIC that provides efficient circulation
for all motorized and non-motorized modes.
AMMIC-LU-8.2: Adopt or amend streetscape standards that produce attractive,well landscaped
streets and add a sense of unity to the MIC.
AMMIC-LU-8.3: Enhance the MIC's identity by Incorporating signage or other gateway improvements
at key locations.
JANUARY 2019 • GOALS & POLICIES 21
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
1.2 TRANSPORTATION
Context
The transportation system is critical to the vitality of the AMMIC to support both freight transport and
connect workers to their place of employment.The main mode of travel for AMMIC workers has generally
been single occupant vehicles(SOV)given the lack of pedestrian and bicycle facilities,limited transit
connectivity,and typical around-the-clock shift schedules of the industry.Improving multimodal access
to the AMMIC will allow for growth in jobs while reducing the need to increase capacity to serve vehicle
transport.
Freight and auto travel to and from the AMMIC is facilitated primarily by 172nd Street NE(SR 531),51st
Avenue NE,67th Avenue NE and Smokey Point Boulevard.The area currently has limited connectivity
and the operations of the transportation system are impacted by conflicts between rail,vehicular,and
non-motorized traffic due to at-grade crossings.Planned transportation improvements in and around
the AMMIC will increase capacity,reduce conflicts with the railroad,and improve connectivity.Key
improvements include widening of 172nd Street NE between 43rd and 67th Avenues and the new
1-5/56th Street NE interchange and extension of156th Street NE.
Approximately 45%of AMMIC employees live within less than 10 miles of the subarea and approximately
30%live within approximately 25 miles of the subarea;the other 2S%live further than 25 miles from
the subarea.Employees living proximate to the AMMIC makes non-motorized and transit modes viable
alternatives.Key bicycle routes include the Airport and Centennial Trails,which are not connected to
each other and the Centennial Trail does not connect directly to the AMMIC.There are opportunities
to connect these trails and improve the non-motorized facilities within the AMMIC as existing and new
roadway improvements are completed.Planned improvements will include bicycle and pedestrian
facilities with improvements to existing and new roads.
In addition,transit service to the AMMIC area is currently limited.Community Transit has two bus
routes 201/202 which go north and south serving Marysville/Arlington and the AMMIC. Route 201 is on
Smokey Point Blvd/SR529 on the western side of the MIC and has service every 15 minutes. Route 202
goes east from State Ave and north on Shoultes Road,north on 51st Ave NE and onto 152nd St NE within
the AMMIC to Smokey Point Blvd to the Arlington park and ride lot.This service is every 15 minutes. The
routes come from the Lynnwood Park and Ride through Everett and enters Marysville on the south
coming up SR529. There is a SWIFT Bus Rapid Transit service planned by Community Transit where
Route 201 currently serves with projected service every 8 to 10 minutes. A planning study is being done
by the City of Marysville in cooperation with Community Transit to plan the station locations for this
SWIFT BRT route in anticipation of the funding of this new BRT route through Marysville from Everett
Station where there is the planned regional light rail and current Sounder northern terminus.
22 GOALS & POLICIES • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
Strategies will need to be explored to help reduce reliance on single occupant vehicles(SOV).
Improvements may consider additional or improved services such as bus rapid transit and connectivity
to park and ride facilities.Potential vanpooling and transit connections from Island and Skagit counties
can increase the ability of employees to access the AMMIC using transit.Currently Island Transit Route
412 and Skagit Transit Route 90X pass by on 1-5 enroute to Everett. Both could potentially stop in
Smokey Point,connecting AMMIC with Stanwood and Skagit County.With frequent bus service on
Smokey Point Boulevard(future Swift and current 201/202 route),employers can encourage transit use
with programs such as subsidized bus passes,a"guaranteed ride home"provision,and access to lockers
and showers.
Emerging transportation trends may change how people and goods travel and the transportation
systems operate.Transportation-related technology has advanced rapidly over the past decade and will
continue to accelerate and create major shifts in transportation within the AMMIC and the region as a
whole.Technology-related trends that could impact the transportation system include:
• Autonomous Vehicles(AVs).There is a great deal of uncertainty for communities planning for
AVs.Over the next 15 years,a portion of the vehicles on the street and highway system could be
operating without drivers.It is possible that 30 to 40 years from now all,or nearly all,vehicles
will be driverless or will have driverless capabilities in certain situations.The implementation of
some of these technologies are likely within the AMMIC 20-year planning horizon.Some of the
ramification of these technologies that should be considered are an increase in capacity of streets
and highways with AVs able to space closer,changes to how freight is transported and reduction in
cost of operating transit.
• Parking Demand Shifts.As on-demand and shared ride services change how people travel,the
need for off-street parking at places of employment could decrease but the demand for curbside
areas set aside for loading/unloading activities could increase,
• Connected Vehicles.This technology has the potential to optimize traffic flow as computer
systems communicate with vehicles to moderate flow.Cities might look ahead to providing
infrastructure as efficient reference points such as light poles to allow for vehicle-to-infrastructure
communication.
It remains unclear whether these new technologies(or others)will be implemented by agencies,
vehicle manufactures and related industries.The shifts may be relatively quick(within a decade)or
take much longer to develop.Agencies can play a major role in how connected vehicle infrastructure
gets implemented,which can lead to better traffic management.Future development planning can
consider the potential decrease in off-street parking needs with increase in on-demand services and AV
and how this parking could be repurposed and/or how curb space is managed.
JANUARY 2019 • GOALS & POLICIES 23
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
Goals & Policies
FIRST-AND-LAST MILE
AMMIC-T-1:Development of the AMMIC
supports the movement of goods,is First-and-last mile connections
compatible with adjacent neighborhoods address the beginning and end
and promotes a multi-modal transportation of a trip primarily made by public
network. transit.It may be difficult to access
AMMIC-T-1.1: The City should identify and transit from an origin or destination
if there are barriers or the distance
implement short-term and
long-range infrastructure is more than a typical walking
distance(i.e.,approximately/4 mile).
improvements that support
Addressing the connections to and
existing infrastructure and help
from transit origins and destinations
stimulate the development of new
with removal of barriers or increased
manufacturing and industrial uses
in the AMMIC. connectivity for walking,providing
or improving bicycle facilities and/or
AMMIC-T-1.2: The City should work options such as rideshares increases
collaboratively with the City of access to transit and makes this
Marysville to develop a seamless mode more attractive and/or
and compatible road network in competitive with other options.
order to efficiently move goods
and services within and outside
the AMMIC.
AMMIC-T-1.3: Develop street designs that incorporate low-impact development standards where
feasible which reduce surface water and enhance aesthetics of the area.
AMMIC-T-1.4: A non-motorized network should be developed throughout the area that allows
pedestrians and cyclists to safely access places of employment.
AMMIC-T-1.5: Landscaping along roadways and between properties that are adjacent to
neighborhoods should be required to reduce noise and visual impacts.
AMMIC-T-1.6: The City should utilize available State and federal transportation infrastructure
funding in the AMMIC once regional designation is obtained from PSRC.
AMMIC-T-1.7: Roadway designs within the AMMIC should be sensitive to the needs and movement
of large trucks that will frequent the AMMIC,including the installation of cueing
areas for trucks delivering/receiving goods.
AMMIC-T-1.8: The City should encourage existing and new businesses to utilize the EINSF railroad
spur as useful resource to move goods and services within and outside the AMMIC.
AMMIC-T-2:Transportation strategies encourage the use of pedestrian,bicycle,and
mass transit facilities that lead to savings of nonrenewable energy sources.
AMMIC-T-2.1: Provide for safe and efficient movement of bicycles and pedestrians along streets and
highways by constructing sidewalks and other footpath systems as well as bicycle
paths.
AMMIC-T-2.2: Encourage the use of bicycles as a transportation alternative by providing bicycle
lanes or shared use paths on arterial and collector streets.
24 GOALS & POLICIES • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
AMMIC-T-2.3: Coordinate bicycle/pedestrian facility improvements,including the Centennial and
Airport Trails,with neighboring jurisdictions to connect routes where possible.
AMMIC-T-2.4: Require new construction to include the construction of sidewalks,bicycle storage/
parking facilities,and access to mass transit where possible and in proportion to the
need generated by the proposal.
AMMIC-T-3:The AMMIC includes safe and efficient multimodal access and
connectivity.
AMMIC-T-3.1: Balance the needs of pedestrians,bicycles,transit,autos,and trucks on the AMMIC
transportation system by improving streets according to modal priorities.
AMMIC-T-3.2: Design non-motorized facilities within the AMMIC in a manner that minimizes
potential conflicts with trucks and trains to allow for the safe and efficient movement
of both freight and people.
AMMIC-T-3.3: Ensure safe and comfortable pedestrian connectivity to transit stops in the AMMIC.
Provide first-and-last mile connections to transit and destinations within the AMMIC.
AMMIC-T-3.4: Enforce regulations so that,outside of designated routes,trucks do not utilize City
streets,except for local deliveries and services.
AMMIC-T-3.5: Enhance safety and operations of rail service(freight and passenger)through grade
separation of roadways or improving at-grade crossings.
AMMIC-T-4: An optimized transportation system which uses intelligent
transportation system(ITS)technologies reduce the need for physical widening to
increase capacity.
AMMIC-T-4.1: Move traffic efficiently through use of signal coordination and synchronization,speed
reduction,access management,channelization improvements,multimodal design
features,and other systems to ease flow.
AMMIC-T-4.2: Implement infrastructure to support vehicle-to-infrastructure communication that
can lead to better traffic management.
AMMIC-T-4.3: Integrate with fleet management systems to enhance freight movement to and
within the AMMIC.
AMMIC-T-4.4: Coordinate with the freight industry and promote sharing traffic flow conditions or
other information allowing for informed decision-making in freight movement
AMMIC-T-5:Provide good freight connections to and from the AMMIC and the region.
AMMIC-T-5.1: Ensure efficient and safe access throughout the AMMIC to 1-5,which provides the
main freight corridor to the region.
AMMIC-T-5.2: Encourage access to the BNSF rail line as an efficient way to move goods throughout
the region.
JANUARY 2019 • GOALS & POLICIES 25
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
AMMIC-T-6:The freight transportation system is enhanced by considering the
operation of trucking and rail terminals in developing and planning the transportation
infrastructure.
AMMIC-T-6.1: Identify and address areas within the AMMIC or connecting corridors where efficient
truck access and circulation is hindered by infrastructure gaps and inadequate
design.Ensure future transportation improvements address the needs of large trucks,
including(but not limited to)turn lanes,intersection turning radii,driveway design,
street weight load capacity,acceleration lanes and climbing lanes.
AMMIC-T-6.2: Support priority funding for strategic transportation investments that improve freight
mobility within and to the AMMIC.Develop a permit program,improvement district,
or other revenue source to ensure ongoing maintenance and repair of infrastructure
impacted by commercial freight and related businesses.
AMMIC-T-6.3: Promote public-private partnerships to address the need for improved parking,
staging and related services for large trucks in or adjacent to the AMMIC.
AMMIC-T-7:Promote Arlington Airport as an asset within the AMMIC.
AMMIC-T-7.1: Encourage the use and growth of the Arlington Airport by ensuring easy access to the
Airport via City streets by both automobiles and trucks
AMMIC-T-7.2: Provide non-motorized and transit connections to the Airport to allow for access via
alternative modes.
AMMIC-T-8:An integrated system of public transportation alternatives and demand
management programs provide mobility alternatives,reduce single occupant vehicles
and expand the general capacity of arterials and collector streets in the AMMIC.
AMMIC-T-8.1: Continue to coordinate with all agencies and neighboring jurisdictions involved with
public transportation,whether they be bus,HOV lanes,light rail,heavy rail,ride sharing,
vanpooling,or other forms,to identify what is of best use to the AMMIC and participate
in those ventures and proposals which are of general and/or specific benefit to the
AMMIC.
AMMIC-T-8.2: Continue to work with Community Transit to support and enhance a multimodal
transportation system including future bus rapid transit(BRT)by ensuring that the
AMMIC transportation plans and facilities are consistent with public transit plans and
programs.
AMMIC-T-8.3: Collaborate with Community Transit to expand and enhance bus transit service
between the AMMIC and local and regional areas of high density residential
development.
AMMIC-T-8.4: Encourage developers to consider public transportation in transportation plans
submitted as part of development permit approval consideration.New developments
should encourage van and carpooling,public transit use,and other alternatives to
reduce single-occupancy vehicular travel.
AMMIC-T-8.5: Support construction of improved first-and-last mile connections with local and
regional transit service.Work to provide transit stops and shelters along arterials and/
or facilitate vanshare activities through curb space management on-street or within
off-street parking within the AMMIC.
26 GOALS & POLICIES • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
AMMIC-T-8.6: Work to provide bike lockers and facilities at key transit connections.
AMMIC-T-8.7: Support and coordinate with Community Transit and WSDOT on the development
of an expanded regional park-and-ride system to support use of alternative
transportation modes in the AMMIC.Seek to provide tax credits or other incentives
for allowing public parking on private property.
AMMIC-T-8.8: Promote programs that reduce travel demands on the transportation system through
the following strategies:
• Encourage the use of HOV programs—buses,carpools,and vanpools—through
both private programs and under the direction of Community Transit;
• Promote flexible work schedules allowing the use of transit,carpools,or vanpools;
• Promote reduced employee travel during the daily peak travel periods through
flexible work schedules and programs to allow employees to telework part or full
time;
• Encourage major employers to develop carpools,commuter routes,and provide
company incentives if carpools are used;
■ Encourage employers to provide transportation demand management(TDM)
measures in the work place through such programs as preferential parking for
HOVs,improved access for transit vehicles,and employee incentives for using
HOVs;
• Develop commute trip mode split goals for the site and conduct regular surveys
to monitor progress;and
■ Implement the provisions of the State Commute Trip Reduction Act.
1.3 NATURAL ENVIRONMENT
Context
Critical areas are protected under Washington State's Growth Management Act(GMA)to preserve
the natural environment and protect the public's health and safety.The City of Arlington documents
two types of critical areas within the AMMIC:wetlands and fish and wildlife habitat conservation areas
(FWHCAs).Several streams and ditches in the study area constitute FWHCAs that provide habitat for
federal and state listed fish species.None of the wetlands in the AMMIC are designated as FWHCAs.
There are four creeks that flow through the AMMIC:Edgecomb Creek(also referred to as the Middle
Fork of Quilceda Creek),Westphal Creek,Hayho Creek,and Portage Creek.More detailed information is
available in the Existing Conditions report for this Subarea Plan.
As new development occurs in the AMMIC,the Subarea Plan envisions the integration of green
infrastructure elements into development sites,the protection of critical habitat areas and the
preservation,restoration and enhancement of wetlands,streams and buffers.The Plan also envisions
the realignment of Edgecomb Creek to provide better fish and wildlife habitat.
JANUARY 2019 • GOALS & POLICIES 27
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
Goals & Policies
AMMIC-NE-1:Development in the AMMIC integrates natural features,open spaces,
stormwater drainage facilities and,where applicable, restored stream corridors as
landscape and amenity features and incorporates these natural systems as part of the
MIC's design identity.
AMMIC-NE-1.1: Adopt MIC specific site development standards that call for the maintenance,
enhancement or restoration of stream corridors,wetlands and aquatic features and
their use as a site amenity.
AMMIC-NE-1.2: Define corridors for stream and wetland enhancement and restoration across the
landscape of the MIC so these efforts result in functionally connected environmental
resources.
AMMIC-NE-1.3: Work with the City of Marysville to relocate Edgecomb Creek from its current
alignment to a more natural channel with a riparian corridor that provides better fish
and wildlife habitat.
AMMIC-NE-1.4: Adopt MIC specific standards to ensure that stormwater features such as detention
ponds are attractive and maximize opportunities to increase natural ecological
functions.
AMMIC-NE-1.5: Take all opportunities to incorporate natural features to enhance and unify the MIC's
physical identity.
AMMIC-NE-2-Environmental stewardship is integrated into the landscape of the
AMMIC.
AMMIC-NE-2.1: Protect wetlands in accordance with the Cities'critical area regulations.
AMMIC-NE-2.2: Encourage low intensity industrial developments adjacent to wetlands,creek
corridors,or steep slopes to allow the flexibility of design necessary to mitigate the
impacts of such development on these sensitive areas.
AMMIC-NE-2.3: Promote energy efficient buildings and fixtures,and incentivize the use of alternative
energy sources such as solar and wind.
AMMIC-NE-2.4: Update Natural Environment goals and policies to respond to changes in technology,
best management practices,and building techniques.
AMMIC-NE-3:The AMMIC is a healthy,clean industrial district through adherence to
environmental standards.
AMMIC-NE-3.1: Ensure development in the AMMIC meets the following standards::Pollutants should
be managed through site design engineering and source control.Site disturbance
and soil compaction should be minimized during construction.Implement source
control best management practices(BMPs)to prevent soil and stormwater runoff
contamination from operation and storage of heavy equipment.
28 GOALS & POLICIES • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
1.4 ECONOMIC
DEVELOPMENT
WORKFORCE . .O.
Context
Businesses in the AMMIC and
residents in Arlington and Marysville
The AMMIC currently includes a total of 7,597 jobs(2016).Industrial enjoy access to a comprehensive
sectors(manufacturing,construction,warehousing,transportation,and aerospace and advanced
utilities)account for close to 80%of the total employment in the center. manufacturing industry training
The Subarea Plan recognizes AMMIC's strengths in the aerospace cluster, and research cluster at Paine
Field-Snohomish County Airport,
especially in the Arlington portion of the center,given the presence of the and in local and regional colleges
airport and existing businesses.Plan policies and goals are intended to and universities.Some examples
retain and grow this existing strength and attract new industry clusters of training resources focused
in desired sectors such as Food Processing,Maritime and Wood Products on Aerospace and Advanced
Manufacturing include:
and Mass Timber Production.Many of these industries can be attracted to
• Center of Excellence for
the area through appropriate investments in infrastructure,and workforce Aerospace and Advanced
development,as well as appropriate zoning and design standards to Manufacturing.
ensure industrial uses continue to be viable.Quality of life considerations, • Washington Aerospace Technical
such as access to affordable workforce housing,to parks,public safety and Training and Research Center
transportation are an import element of economic development.This is • Aerospace Joint Apprenticeship
especially true for the AMMIC since many businesses choose to locate in Committee(AJAC):
the center to take advantage of the affordable housing and quality of life • Everett Community College-
Advanced Manufacturing Group.
in Arlington and Marysville.In addition,economic development efforts
• Edmonds Community College
should also address the role of the AMMIC within the regional industrial -Aerospace and Advanced
ecosystem and its potential to complement the region's other industrial Manufacturing Programs:
centers. • National Resource Center for
Materials Technology Education
(MatEd)
Goals & Policies ■ Embry-Riddle Aeronautical
University:Embry-Riddle
AMMIC-ED-1:Investments in infrastructure and amenities Aeronautical University's Everett
create,retain,grow,and attract businesses important for Campus.
Arlington and Snohomish County's long-term economic • Sno-Isle TECH skills Center
health.
AMMIC-ED-1.1: Create and sustain a distinctive competitive advantage
as a significant employment center for the region and
entire state of Washington.
AMMIC-ED-1.2: Build on existing strengths in the Aerospace industry cluster.
AMMIC-ED-1.3: Encourage employment growth in desired industry clusters such Advanced
Manufacturing,Food Processing,Maritime,and Wood Products and Mass Timber
Production.
JANUARY 2019 • GOALS & POLICIES 29
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
AMMIC-ED-1.4: Use existing City programs to
promote investment and growth. ARLINGTON FLY-IN
AMMIC-ED-2:Partnerships and collaboration
drive collective strategies for economic The Arlington Fly In is a
development in the AMMIC. popular summer community
event focused on aviation-
AMMIC-ED-2.1: Partner with local and regional oriented activities.Over1,000
stakeholders such as the Port of aircraft including powered
Everett,WSU,Economic Alliance of parachutes,home built,
Snohomish County,the Tulalip tribe, classic,vintage and warbirds
and economic development agencies are present at the event.
on regional economic development
initiatives related to the industrial
sector.
AMMIC-ED-2.2: Partner with the Economic Alliance
of Snohomish County to market and
recruit new businesses to the AMMIC
and coordinate retention visits to
Arlington companies.
Photo source:Christy Murroy,
AMMIC-ED-2.3: Continue to partner with the Lynnwood Toursim
Department of Commerce on the
Regulatory Roadmap Project,an
online site selection tool that distills all local,regional,and state requirements into
easy-to-understand checklists for gauging feasibility of sites for manufacturing
facilities.
AMMIC-ED-2.4: Develop a marketing and communications strategy tailored to specific industry
clusters that highlights local strengths,and the economic benefits of the MIC.
AMMIC-ED-2.5: Market opportunity sites for high-quality industrial development that implements
the land use and economic vision of this Subarea Plan.
AMMIC-ED-2.6: Adopt an inter-local agreement with the City of Marysville that establishes
the mechanism by which both jurisdictions will jointly plan for the long-term
development of the AMMIC including a minimum employment capacity of 20,000
jobs.
AMMIC-ED-3:Robust workforce development programs support continued growth of
the AMMIC.
AMMIC-ED-3.1: Connect local businesses with workforce development programs of regional
organizations like the Snohomish County Workforce Development Council and
others.
AMMIC-ED-3.2: Connect employers and residents with training and research resources focused on
Aerospace and Advanced Manufacturing.These include:
AMMIC-ED-3.3: Partner with the WSU Center for Advanced Food Technology at the Port of Everett
to support workforce development,and research and development related to food
processing and food related manufacturing.
30 GOALS & POLICIES • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
AMMIC-ED-3.4: Work with AMMIC businesses to coordinate orientations and tours of manufacturing
businesses for local School District teachers and career counselors to educate them
about careers and pathways in advanced manufacturing.
AMMIC-ED-3.5: Collaborate with the Marysville School District,Arlington School District,Lakewood
School District,Lake Stevens School District,Everett Community College,and AMMIC
employers to create paid internship programs for students interested in jobs in
Advanced Manufacturing,Aerospace Manufacturing,Food Processing,Maritime or
Wood Products,and Mass Timber industries.
AMMIC-ED-4:Arlington sustains a high quality of life that supports the economic
competitiveness of the AMMIC.
AMMIC-ED-4.1: Ensure that City zoning and plans allow a variety of housing opportunities and types
to provide a broad range of housing choices to the local workforce.
AMMIC-ED-5:The AMMIC benefits from a business climate that encourages
development and provides clarity and certainty to developers and property owners.
AMMIC-ED-5.1: Reach out to businesses in the AMMIC to understand their needs and concerns,any
needed improvements to the City's development review processes,and business
climate.
AMMIC-ED-5.2: Streamline application,review and approval processes for engineering,building,and
planning permits for new development and expansion of existing businesses based
on input and best practices.
1 .5 PUBLIC FACILITIES &
INFRASTRUCTURE
Context
In the Arlington portion of the MIC,most infrastructure is already in place and the City has begun
planning for service in the underdeveloped portion of the portion,south of172nd Street NE.As the
AMMIC develops,infrastructure will need to be planned,designed,and built to support desired land
use patterns and ensure facilities are provided consistent with targeted growth.The Snohomish County
Public Utility District has been a partner in providing additional electrical capacity to the area with
a new substation and distribution system that provide 99 MVA currently and 204 MVA in the near
future.Comcast is putting in a higher speed internet network to serve the area enabling an increase
in symmetrical speed up to 10 gigabits per second. Frontier Communications and Wave Business
Solutions also serve the area.The Subarea Plan envisions public/private partnerships between the City,
property owners and developers to obtain funding for capital facilities to realize the vision and serve
and an incentive for economic development.
JANUARY 2019 • GOALS & POLICIES 31
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
Goals & Policies
AMMIC-PF-1:The AMMIC is efficiently served by public services and infrastructure.
AMMIC-PIP-1.1: Ensure that urban level facilities and services are provided prior to,or concurrent
with private development.These services,include,but are not limited to,sanitary and
storm sewers,water,police and fire protection,and roadways.
AMMIC-PF-1.2: Ensure that industrial development sites have good access,adequate public facilities
and services,suitable topography and soils,and minimum impact on residential
areas.
AMMIC-PF-1.3: Require development to pay its fair share of costs toward infrastructure and public
services.
AMMIC-PF-1.4: Seek opportunities to partner with the Port of Everett and other regional
stakeholders for funding of infrastructure.
AMMIC-PF-1.5: Encourage coordination of public investments with private investments to ensure
that the AMMIC is an attractive and feasible opportunity for new development.
AMMIC-PF-2:New development in Arlington does not adversely impact surface and
ground water quality.
AMMIC-PF-2.1: Require industrial businesses to provide on-site pretreatment of wastewater to the
City sewer system in compliance with applicable standards and regulations.
AMMIC-PF-2.2: Encourage property owners to retrofit their properties with green stormwater
infrastructure best management practices.
AMMIC-PF-3:The AMMIC includes reliable and cost-effective utility services.
AMMIC-PF-3.1: Ensure utilities are available at the right levels of service to support the AMMIC's
existing and planned development.
AMMIC-PF-3.2: Coordinate with utility providers to ensure that utility service plans are adequate to
support planned growth and zoning capacity in the AMMIC and support the goals of
the Subarea Plan.
AMMIC-PF-3.3: Update City Water,Sewer,and Stormwater comprehensive plans to reflect the latest
plans for the AMMIC and ensure that primary public infrastructure is well planned
and can be built incrementally if needed.
AMMIC-PF-3.4: Pursue outside funding,such as grants and loans when appropriate,to leverage City
infrastructure investment.
32 GOALS & POLICIES • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
5 IMPLEMENTATION
1.1 CAPITAL FACILITIES PLAN
Development of the AMMIC will require investments in infrastructure and capital facilities.Exhibits
6-8 show the total costs,by category,of the improvements needed to allow for development in the
Subarea.It is important to note that these are point-in-time costs that assume this project is completed
all at one time,in 2017 or 2018 dollars.As the work on the infrastructure is phased and completed,cost
estimates will need to be updated to reflect inflation and the carrying costs based on phasing.
Some capital facilities expected in the AMMIC are related to new development.New development
is expected to provide for these capital facilities through direct infrastructure construction and the
payment of related fees and charges.The development of new capital facilities and infrastructure will
be guided by City of Arlington plans,policies,and regulations as shown in the sections below.
Transportation
The City of Arlington maintains a Transportation Improvement Plan(TIP)that lists local transportation
projects.Each year an updated TIP is submitted to the PSRC and the Washington State Department
of Transportation(WSDOT)to ensure that projects eligible for federal and state funding can compete
for funds.Projects listed on the TIP include motorized,non-motorized improvements,on-going
maintenance projects,and projects to served new growth.In the most recent Arlington TIP(2018-2023)
two projects appear on the list for the AMMIC.These projects include:
■ 43rd Ave NE,160th St NE to SR 531
• 51st Ave NE,160th St NE to SR 531
In addition to the TIP,the Comprehensive Plan lists additional projects that will be needed to meet the
needs of growth by 2035.These include:
• 173rd St NE(Phases 1-3A),Smokey Point Blvd to 51st Ave NE
■ 47th Ave NE,SR 531 072nd Street NE)to Airport Blvd
Some of the transportation facilities needed in the AMMIC will be constructed by the developer as
development occurs.Title 20 of the Arlington Municipal Code specifies the standards and minimum
requirements for the construction of streets and sidewalks.The City of Arlington intends to use its
established traffic impact fees in place at the time of application as the mechanism to collect a fair
share from development for the construction of the regional arterial streets.In addition,grant funding
will also be applied for to help fund infrastructure.More information is available in the finance section
of this plan.
JANUARY 2019 33
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
Exhibit 6 Summary of AMMIC Transportation Improvements
IMPROVEMENTCOST EST.
•.
156th St NE Overcrossing 2 lane RR Overcrossing Marysville $12.4 INFRA Grant Application
Interstate 5&156th Single Pt Urban Interchange WSDOT $42.0 INFRA Grant Application
St NE Interchange
156th St NE/160th St 5 lanes/31anes/3 lanes Marysville $21.0 INFRA Grant Application
NE/51st Ave NE
SR 531(172nd Ave NE),43rd 5 lanes WSDOT $39.3 INFRA Grant Application
Ave NE to 67th Ave NE
SR 531,43rd Ave NE to Eliminate left turn pockets, WSDOT $39A Arlington Transportation
Smokey Point Blvd and install medians.Improve Element/Arlington 6-Year TIP
pedestrian and bicycle
facilities.Signalize 40th Ave
NE/SR 531.
43rd Ave NE,160th 3 lanes Marysville/ $8.0 INFRA Grant Application
St NE to SR 531 Arlington
51stAve NE,160th 3 lanes Marysville/ $8.0 INFRA Grant Application
St NE to SR 531 Arlington
173rd St NE(Phases New Corridor Arlington $3.83 Arlington Transportation
1-3A),Smokey Point Element/Arlington 6-Year TIP
Blvd to 51st Ave NE
47th Ave NE,SR 531(172nd Construct 3 lane roadway Arlington $0,65 Arlington Transportation
Street NE)to Airport Blvd from SR 531 072nd St)to Element/Arlington 6-Year TIP
southern city limits.Install
right-in-right-out intersection
control at intersection with
SIR 531.
TOTAL $175.0
Note:The remaining roads/connections within the AMMIC would be developed with the properties.
Source.City of Arlington,2018;City of Marysville,2078;Tronspo Group,2018.
34 IMPLEMENTATION • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
Utilities
The City of Arlington maintains comprehensive plans for wastewater,water,and stormwater utilities.
These plans define city-wide utility improvement projects,including projects within the AMMIC.
Arlington's plans for the expansion of each utility within the MIC are described below.
Wastewater
The City of Arlington provides wastewater service to the Arlington portion of the MIC.The City has
accounted For MIC growth in evaluating its wastewater system requirements.Overall,the existing
system has been extended through the developed areas of the Arlington portion of the MIC and lift
station 2 was upgraded in 2017 to serve increased demand related to existing and future development.
The City recently expanded its wastewater service area to include the portion of Arlington south of
172nd Street,east of 51st Avenue,and west of 43rd Avenue.
Exhibit 7 lists the six capital projects currently planned in the MIC between 2018 and 2035.This list
includes capacity improvements that are scheduled for lift stations 4,8,and 12 over the next 20
years and other conveyance improvements to accommodate increased demand related to new
development,including extension of the trunk connectors east and west of lift station 12.The capacity
of the planned conveyance improvements is generally expected to meet the demand of increased
development in the study area;however,project refinement will be needed as redevelopment plans
become more discrete.The City still needs to determine the funding strategy for extending the system
into the underdeveloped portions of the MIC.
Exhibit 7 Summary of Arlington Wastewater Capital Projects within AMMIC
PPOJECT COST EST.
•.
F2 2025 Lift station 4 improvements $Soo
F4 2031-2035 Lift station 8 improvements $100
F6 2026-2030 Lift station 12 improvements $200
P4 2018-2020 Primary interceptor improvements $1,600
P6 2019-2020 Lift station 4 sewer drainage basin $300
improvements
P9 2023-2025 MIC,south of172nd improvement $3,200
focus area collection system
expansion
Estimates in 2016$ TOTAL $6,200
Source:City of Arlington,2018:Herrera,2078
JANUARY 2019 • IMPLEMENTATION 35
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
Water
The City of Arlington provides water service to the Arlington portion of the MIC.The City has sufficient
water supply and secured wholesale supplies to meet demand beyond 2035,and the City is pursuing
additional water rights to meet long-term demands.The system was recently extended for the Airport
Business Park.Exhibit 8 lists the 4 capital projects currently planned in the MIC between 2018 and 2035,
including extension of the system into the undeveloped portions of the service area south of 172nd
Street,as well as system upgrades to serve redevelopment.As with the wastewater utility,the City still
needs to determine the funding strategy for extending the system into the underdeveloped portions of
the MIC..
Exhibit S Summary of Arlington Water Capital Projects within AMMIC
PROJECT
PROJECTNUMBER YEAR PLANNED
WM3 2024-2025 198th Place NE/Cemetery Road $1,600
Water Main:Install new 12-inch
ductile iron water main
DF4 TBD 59th Avenue and Cemetery Road $700
Industrial Improvements
DF6 TBD Northwest Airport 12-inch Water $700
Main Loop:Install 12-inch water
main within the light industrial zone
WMS 2020-2021 South of172nd Area MIC Water Main $3,400
Expansion
TOTAL $6,400
Estimates in 2077$
Source:City of Arlington,2078:Herrera,2078
Stormwater
The City of Arlington has completed many capital projects in the last 10 years to prepare for increased
development,including culvert replacement projects to address flooding and fish passage concerns.
Development projects in the MIC will require stormwater management facilities and physical conditions,
such as poor infiltration rates and high groundwater,make stormwater management more challenging
in the Arlington portion of the MIC south of 172nd Street.The City is considering the possibility of regional
stormwater facilities in this area as it updates its stormwater comprehensive plan over the next year.In
the northern portion of the MIC,recent redevelopment projects have successfully infiltrated stormwater
on-site and the City expects that future developers will follow that same approach(i.e.onsite stormwater
management).Specific stormwater projects within the Arlington portion of the MIC are not listed here
because the Stormwater Comprehensive Plan is in the process of being updated.
36 IMPLEMENTATION • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
Natural Environment
Wetlands & Streams
Portions of the MIC within the City of Arlington are adjacent to Edgecomb and Portage Creeks.
Based on a desktop assessment,other undeveloped areas of the site have poor infiltration,shallow
groundwater,mapped hydric soils,current agricultural land uses,and mapped wetlands(particularly
areas south of 172nd St.),indicating the potential presence of additional wetlands on the site.
Development planning in the MIC would benefit from a more thorough field assessment ofwetland
presence and an integrated evaluation of stream and wetlands preservation,stream realignment,
and compensatory mitigation options.A better understanding of these factors would enable more
effective planning and allow the development to comprehensively plan for,integrate,and optimize the
management of environmental resources,rather than managing them on a project-by-project basis as
development occurs.
1.2 FINANCE
Funding & Financing Tools for
Subarea Development
This plan identifies funding and financing mechanisms that can be used to generate City revenues
to fund and finance the improvements,either in total orjust upfront,and,where developers are
responsible for costs,but the City is funding the initial investment,recover funds from developers to
refund the City's initial investment.
Funding & Financing Mechanisms (Beyond Existing
Tools) to Support Expected City Contributions
& Upfront Funding of Improvements
The following are sources of funding that Washington cities can use to pay for capital improvements
• Real Estate Excise Tax(REET)
■ Motor Vehicle Fuel Tax(MVFT)
■ BondsorLoans
■ Transportation Benefit District and Local Improvement District
■ Grants.The following Federal and State grants can fund improvements,especially those related to
transportation.
— Community Development Block Grant(CDBG)
JANUARY 2019 • IMPLEMENTATION 37
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
- Transportation Improvement Board(TIB)
- Pedestrian and Bicycle Program(PED-BIKE)
- Highway Safety Improvement Program(HSIP)
- Surface Transportation Program(STP)
- Congestion Mitigation Air Quality(CMAQ)
- Freight Mobility Strategic Investment Board(FMSIB)
- Better Utilizing Investments to Leverage Development(BUILD)
- Infrastructure for Rebuilding America(INFRA)
Funding & Financing Mechanisms to
Recover Funds from Developers
• State Environmental Policy Act Mitigation Fees.SEPA grants wide-ranging authority to impose
mitigating conditions relating to a project's environmental impacts.A local government's authority
under SEPA to mitigate environmental impacts includes the authority to impose impact fees on a
developer to pay for the mitigation of impacts on public facilities and services.
• Property Owner and Developer Contributions.In cases of large developments,the City may
work with a developer to enter into a development agreement governing the development.This
agreement can include obligations for the developer to pay for infrastructure necessary to support
the development
■ General Facility Charges.These include charges paid to the City for utilities facilities.
• Impact Fees.These include fees for transportation facilities or other infrastructure.
38 IMPLEMENTATION • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
6 ZONING &
DEVELOPMENT
STAN DAP D
RECOMMENDATIONS
1.3 INDUSTRIAL DESIGN STANDARDS
The City of Arlington utilizes elements of Form Based Code in its Design Standards for all new
development.Below is an outline of key provisions for industrial center design criteria.
1. Site Planning
la. Relationship to Street Front.The primary entrance to all buildings,typically the office or
reception area associated with the business,should be positioned as close to the street
frontage as possible so that the building provides an inviting presence and emphasizes the
design elements of the structure.Onsite parking should be oriented to the sides or rear
of the building so as to not obstruct the site line of the entryway.The frontage should also
incorporate landscaping and other elements to enhance the buildings appeal,such as special
lighting and artwork.
lb. Pedestrian Circulation—Site Planning.Ensure good pedestrian routes between buildings,
streets,parking etc.This section covers location and Section 2a below covers design aspects
such as width,materials,etc.
lc Vehicular Access and Circulation.Location and configuration.
ld Loading,Service Areas and Mechanical Equipment.Building and site design should
incorporate elements that eliminate or effectively screen these areas from visibility
le. Stormwater Facility Planning.Low Impact Design(LID)is required to be utilized whenever
feasible for new development.This provision primarily is to identify opportunities to combine
SWM facilities with landscaping and environmental enhancement measures.
If. Site Planning for Security.Incorporate CPTED principles whenever possible.
lg Unifying Site Planning Concept.This provision requires that the proponent integrate the
above requirements and considerations into an efficient and logical site plan that incorporates
pedestrian circulation and landscaping as unifying elements,takes advantage ofspecial on-
site features,and provides for the efficient circulation of all modes of transportation.
JANUARY 2019 39
CITY OF ARLINGTON ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
yy� _j _ 1 _�[YYI.•
.,1{/ �i �.1t���f•�r vy lifer-InI ! -
6.
4:6 ^
- •!fir ��, . � �
a`
An exom,ole of a unified site plan illustrating requirements of(7g)
2. Site and Roadway Design Elements
2a. Internal Pedestrian Paths and Circulation.Size and design of connections between buildings,
site features,parking areas and roadways should be designed in a logical manner that
considers the pedestrians needs and convenience.A width of five feet shall be the minimum
for all walkways,but wider widths should always be considered.
2b. Streetscape Elements.Streetscapes are vital in creating an attractive and functional
environment for all manufacturing/industrial areas by providing some scale to the larger
footprint buildings typically associated with industrial uses and by providing essential
screening and greenspace between the public realm and the industrial uses.Lighting is also
an essential part of the streetscape by providing safe illumination of the public way and also
provides aesthetic interest when ornamental lighting is utilized.
2c. Site Landscaping.This must be coordinated with landscaping in the code's development
standards for landscaping and critical area protection,but it might include provisions for a
signature landscape palette to unify the area or special requirements to enhance entries,
etc.this section could also include provisions for enhancing natural features such as stream
corridors and providing some useable open space for recreation opportunities for workers.
2d. Parking Area Design and Landscaping.Parking facilities should be evaluated carefully for
need and capacity then designed accordingly,as they incorporate a large percentage of a sites
impervious area,requiring larger drainage facilities and additional long term maintenance
costs.Arlington's Development Code requires a minimum of 20%shading of parking areas to
40 ZONING & DEVELOPMENT STANDARD RECOMMENDATIONS • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN CITY OF ARLINGTON
address the impacts of the heat island effect caused by large expanses
of impervious areas.Parking areas should be oriented to the sides or
rear of the buildings,while still considering design aspects such as � ,
pedestrian access,ADA requirements,and landscaping to the code's
dimensional standards in the overall design.
3. Building Design
3a Building Design—Character.Building form is extremely important in
the Arlington portion of the AMMIC,as it is centrally located within the 7—
city and borders established neighborhoods.Manufacturing uses can
be compatible with existing uses and attractive building design can
allow those uses to be indistinguishable from one another. 'II
III
3b. Human Scale Elements.Human scale design is essential in Arlington's
design requirements since they require businesses to orient as close
to the Right of Way as possible.This creates a more urban feel and
appearance to the new development within the AMMIC.
3c Architectural Scale.Arlington's Design Standards require emphasis
on building articulation—such as visually breaking up a building fa4ade An industrial scaled entrance—enhanced by
details,lighting landscaping and materials—
into intervals by including repetitive features (e.g.,broken rooflines, iflustruting requirements of3f
chimneys,entrances,distinctive window patterns,street trees,and
different materials)in addition to modulation(stepping back or projecting forward of portions
of a building face,within specified intervals of building width and depth,as a means of
breaking up the apparent bulk of a structure's continuous exterior walls).
3d. Materials.The use of a variety of materials is allowed in the Design Standards,with an
emphasis on use of materials that represent northwest styling.
3e. Blankwalls.Large blank walls shall be addressed in a variety ofways,including modulation,
articulation,glazing,use of differing materials,and landscaping.
3f. Building Entrances.Entrances are very important to the perception of quality in industrial
settings,as they are the first thing you see when entering a site.An attractive entrance
presents that first impression that the business takes pride in its appearance and pays close
attention to quality and detail.
4. Lighting
4a. Site Lighting.Careful attention to site lighting not only provides for safe efficient lighting of
the site,but can also add significant aesthetic value to the site.
S. Signage
Sa Site Signage.Must coordinate this with the sign code.Sometimes,but not always,it makes
sense to standardize sign size and placement.
JANUARY 2019 • ZONING & DEVELOPMENT STANDARD RECOMMENDATIONS 41
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
INTENTIONALLY BLANK
42 ZONING & DEVELOPMENT STANDARD RECOMMENDATIONS • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
APPENDICES
Appendix A Existing Conditions Report
JANUARY 2019 43
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
INTENTIONALLY BLANK
APPENDICES • JANUARY 2019
ARLINGTON-MARYSVILLE MIC SUBAREA PLAN • CITY OF ARLINGTON
APPENDIX A EXISTING CONDITIONS
REPORT
JANUARY 2019 • APPENDICES • EXISTING CONDITIONS REPORT
CITY OF ARLINGTON • ARLINGTON-MARYSVILLE MIC SUBAREA PLAN
INTENTIONALLY BLANK
APPENDICES • EXISTING CONDITIONS REPORT • JANUARY 2019
EXISTING
CONDITIONS REPORT
Cities of Arlington and Marysville - December 2018
Prepared for the
Cities of Arlington and Marysville
00
Marysville
�NASMW�
Prepared by
BERK Consulting, Inc.
Herrera Environmental Consultants, Inc.
Transpo Group
ED Hovee
Contents December 2018
TABLE OF CON Et"ATS
1.0 Introduction&Executive Summary 1
1.1 Subarea Planning Process 1
1.2 Study Area 2
1.3 Summary 4
2.0 Natural Environment 6
2.1 Surface Water&Groundwater Resources 6
2.2 Critical Areas 11
2.3 Key Findings&Implications for Plan 14
3.0 Land Use&Plans&Policies 15
3.1 Conditions 15
3.2 Individual City Conditions 22
4.0 Employment 31
4.1 Areawide Conditions 31
4.2 Key Findings& Implications for Plan 32
5.0 Transportation 33
5.1 Transportation Policies 33
5.2 Areawide Conditions 33
5.3 Key Findings&Implications for Plan 48
6.0 Public Services&Utilities 49
6.1 Utilities 49
6.2 Key Findings&Implications for Plan 58
7.0 Bibliography 59
Arlington-Marysville MIC Subarea Plan i
Contents December 2018
TABLE OF EXHIBITS
Exhibit 1-1 Arlington Marysville Plan Process 1
Exhibit 1-2 Study Area 3
Exhibit 1-3 Top Takeaways-AMMICConditions 4
Exhibit 2-1 Groundwater Wells 9
Exhibit 2-2 Streams,Wetlands,and Buffers 10
Exhibit 2-3 Regulatory Buffer Widths for Wetlands 12
Exhibit 2-4 Listing Status and Distribution of Fish 14
Exhibit 3-1 Current Land Uses 16
Exhibit 3-2 AMMIC Zoning Map 18
Exhibit 3-3 AMMIC Buildable Lands 20
Exhibit 3-4 Future Land Use Plan 21
Exhibit 4-1 Employment by Sector,2016 31
Exhibit 5-1 2015 Areas Where MIC Workers Live 34
Exhibit 5-2 Planned Improvements 36
Exhibit 5-3 Existing Weekday PM Peak Hour Traffic Volumes 39
Exhibit 5-4 Existing Intersection Level of Service (LOS) 41
Exhibit 5-5 Existing Freight Corridors 43
Exhibit 5-6 Existing Non-Motorized Facilities 45
Exhibit 5-7 Existing Transit Service 47
Exhibit 6-1 Stormwater Infrastructure,AMMIC and Vicinity 50
Exhibit 6-2 Stormwater Infrastructure,Arlington Portion 51
Exhibit 6-3 Stormwater Infrastructure, Marysville Portion 51
Exhibit 6-4 Drinking Water System Infrastructure 53
Exhibit 6-5 Water Infrastructure,Arlington Portion 54
Exhibit 6-6 Water Infrastructure, Marysville Portion 54
Exhibit 6-7 Wastewater Infrastructure 56
Exhibit 6-8 Wastewater Infrastructure,Arlington Portion 57
Exhibit 6-9 Wastewater Infrastructure, Marysville Portion 57
Arlington-Marysville MIC Subarea Plan ii
Introduction & Executive Summary• December 2018
1.0 Introduction & Executive Summary
1.1 Subarea Planning Process
The Arlington-Marysville Manufacturing Industrial Center (AMMIC) is a designated countywide
Manufacturing Industrial Center, a regional planning center classification used by the Puget
Sound Regional Council to identify locations of manufacturing, industrial, or advanced
technology uses within the region.As a countywide MIC,the AMMIC is recognized in countywide
planning policies in the cities' comprehensive plans. Given that the AMMIC has met the
minimum thresholds for employment and size, and has completed significant planning, the
cities plan to apply to receive a regional MIC designation.
Regional MIC designation brings prioritization for transportation funding and gives cities an
advantage for regional funding to help with infrastructure needs that support manufacturing
and industry activity.From a marketing standpoint theAMMIC would be located on the Regional
Centers map, which raises the profile of the area and signals long-term policy support for
industrial activity.
PSRC designation criteria require the cities to complete a subarea plan as part of the regional
designation process. Subarea planning allows for the establishment of a shared, long-term
vision, and a more coordinated approach to development, environmental review, and strategic
capital investments.
The steps in the AMMIC Subarea Plan process are shown below in Exhibit 1-1.
Exhibit 7-7 Arlington Marysville Plan Process
Conditions .
Principles
. - Public outreach 0 rL Z Final Plan
En Alternatives Final Environmental
Z
LU > De • • Impact
ix Draft Plan
•
This document is part of the first stage to summarize existing conditions in the Arlington-
Marysville MIC Study Area.This analysis will inform Visioning and Subarea Plan preparation.
Arlington-Marysville MIC Subarea Plan 1
Contents• December 2018
1.2 Study Area
The Arlington-Marysville Manufacturing Industrial Center consists of 4,019 acres located in
Snohomish County.The AMMIC is located in a low basin,east of 1-5 and the Tulalip Reservation.
See Exhibit 1-2.
The AMMIC is comprised of parcels within the Cities of Arlington and Marysville.These two areas
are useful for comparison and are described within this existing condition analysis.
Arlington:The Arlington portion of the AMMIC includes 2,291 acres.This includes the 1,189 -
acre City-owned and operated Arlington Municipal Airport (AWO).
Marysville:The Marysville portion of the AMMIC includes 1,728 acres.This includes the City
of Marysville's 2007 Smokey Point Master Planning Area of approximately 665 acres.
Arlington-Marysville MIC Subarea Plan 2
Contents• December 2018
Exhibit 7-2 StudyArea
portage Creek Arlington
Wildlife Reserve,
;r 7;
204TH ST NE I \
EMEhRY1RD_ I' I
-
1
I
188TH ST NE.
I —
i
i
Arlington
Municipal
Airport
Gleneagle
Golf Course
a
m
r-
z IrrNutil as
Y �i niuro:�UGA
0
NARLINGTON j
MARYSV0.EE
W
1 \ H
N
1-.1ND 1, NF 9
Strawberry
Fields
Athielic
Connol
Complex �-
II
Basemap
MIC Boundary Tribal Lands
- 1136TIl 51 NF '
I\ Q Arlington ® Parks&Open Space
®Marysville Railroads
�1 i L Arlington UGA f Walorbodios
W l 147:Vf NE i -
�
i Q L_Marysville UGA -"--Streams
Tulalp Airport
Reservplion �; Z
Marysville ; ,
:4 BERK
.� 11
Source City of Arlington, 2018;City of Marysville, 2018; BEW, 2018-
Arlington-Marysville MIC Subarea Plan 3
Contents• December 2018
1.3 Summary
This report addresses a range of natural and built environment subjects,describing them for the
Study Area as a whole,and for the areas within the individual cities.
Natural Environment
Land Use and Plans and Policies
Economic Development
Transportation
Public Services and Utilities
The key conditions found in this report are summarized in Exhibit 1-3.
Exhibit 7-3 Top Takea ways-AMM/C Conditions
• A sizable percentage of the undeveloped portion of the Marysville part of
the AMMIC is adjacent to Hayho,Westphal, and Edgecomb Creeks and
4 also has a high potential for wetlands due to shallow groundwater and
mapped hydric soils.
• Development planning in the AMMIC would benefit from a more
!Natural thorough field assessment of wetland presence and an integrated
Environment evaluation of stream realignment options.
• A better understanding of these two factors will enable more effective
planning and allow the development to plan for, integrate, and optimize
the management of the environmental resources, rather than managing
the environmental resources on a project-by-project basis as
development occurs.
vmh� • Current development in the AMMIC is largely industrial.The
Comprehensive Plan Future Land Use Designation and Zoning authorize
industrial uses.
A • Considering current zoning and vacant and redevelopable land,there is a
large capacity for new industrial employment uses.
Land Use
Arlington-Marysville MIC Subarea Plan 4
Contents• December 2018
• The AMMIC is mostly in industrial use and contains nearly 7,597jobs.A
market study in 2016 showed there was market potential forjob growth
in the AMMIC.
• Businesses in advanced manufacturing,especially related to aerospace,
food processing, and mass timber production are likely to find the
EconomicAMMIC to be an attractive location and contribute to job growth. Many of
Deve/oprn ent these businesses can be attracted to the area through appropriate
investments in infrastructure, and workforce development, as well as
appropriate zoning and design standards to ensure industrial uses
continue to be viable.
• Freight and auto travel to and from the AMMIC is facilitated primarily by
172nd Street NE (SR 531), 51st Avenue NE, 67th Avenue NE,and Smokey
Point Boulevard.The area currently has limited connectivity and the
operations of the transportation system are impacted by conflicts
between rail,vehicular,and non-motorized traffic due to conflicts at-
grade crossings. Planned transportation improvements in and around
Transportation the AMMIC will increase capacity, reduce conflicts with the railroad,and
improve connectivity.This includes widening of 172nd Street Ne between
43rd and 67th Avenues and the new I-5/156th Street NE interchange and
extension of156th Street NE,which will increase capacity in the area.
• Approximately 45%of AMMIC employees live within less than 10 miles of
the subarea and approximately 30% live within 24 miles of the subarea.
Employees living proximate to the AMMIC makes non-motorized and
transit modes viable alternatives.
• Key bicycle routes include the Airport and Centennial Trails,which are
not connected to each other and the Centennial Trail which does not
connect directly to the AMMIC.There are opportunities to connect these
trails and improve the non-motorized facilities within the AMMIC as
existing and new roadway improvements are completed.The Cities will
consider bicycle and pedestrian facilities with improvements to existing
roads and constructing new roads.These improvements would need to
balance the needs of industrial businesses and the needs of users of the
non-motorized network.
• Transit service to the AMMIC area is currently limited and strategies will
need to be explored to help reduce reliance on single occupant vehicles
(SOV).Community Transit's has a long-range plan to provide Swift, bus
rapid transit,along Smokey Point Boulevard with a potential stop at the
planned I-5/156th Street NE interchange. Other improvements may
consider additional service and connectivity to park and ride facilities.
Arlington-Marysville MIC Subarea Plan 5
Contents December 2018
• In the Arlington portion of the AMMIC, most infrastructure is in place and
the City has begun planning for service in the underdeveloped areas,
south of 172nd Street NE. Some infrastructure will need to be upgraded
G;[u as redevelopment occurs, and the City has begun planning for this.
• In the Marysville portion of the AMMIC, much of the area lacks
Public Services infrastructure to serve development.The City has planned some
infrastructure expansion near the Smokey Point Neighborhood.
• As the AMMIC develops, infrastructure will need to be planned, designed,
and built to support the intended land use.The Cities will need to decide
how much to invest in infrastructure to encourage more rapid
development.Alternately the City could expand infrastructure more
incrementally as development occurs.Tools such as local improvement
districts, latecomer fees, or investments by external entities could be
used to facilitate infrastructure construction.
2.0 Natural Environment
2.1 Surface Water & Groundwater Resources
2.1.1 Surface Water
The Study Area includes several named streams,which are shown in Exhibit 2-2 and discussed
below for the City of Arlington and the City of Marysville portions of the MIC.
City of Arlington
The Arlington portion of the MIC straddles the divide between two river basins,the Stillaguamish
and the Snohomish,which are regionally recognized as Water Resource Inventory Areas(WRIAs)
5 and 7, respectively"(Arlington 2010).To the north, runoff ultimately drains to the Stillaguamish
via Portage Creek or the South Fork Stillaguamish.To the south, runoff ultimately drains to the
Snohomish via the Middle Fork Quilceda Creek. The northern portion of the area sits upon
Arlington Alluvium, a very porous substrate with high infiltration potential. South of the divide
between watersheds, high groundwater limits the potential for stormwater infiltration.
The Arlington portion's stormwater infrastructure includes a collection, treatment, and storage
systems with outfalls to some of these streams,relying on them to convey storm flows away from
the Study Area. "Runoff from urbanizing areas often results in greater volumes and more rapid
rates of water flow over shorter durations relative to undeveloped areas. These modified flows
can degrade the channels and harm the aquatic ecosystems they support" (Arlington 2010).
Arlington has completed a number of culvert replacement projects to improve fish passage and
reduce localized flooding in the area.
Arlington-Marysville MIC Subarea Plan 6
Contents• December 2018
Most or all segments of the Stillaguamish River are identified (listed under CWA 303d) as
impaired for fecal coliform, dissolved oxygen, and temperature. "Clean-up plans developed
under two Stillaguamish Total Maximum Daily Load studies (TMDLs) are enforced through the
NPDES wastewater discharge permit for the Arlington Water Reclamation Facility, and the
NPDES Phase II stormwater general permit for Arlington and other cities" (Arlington 2017a).
Surface water resources to the south of the Study Area are discussed in the following section.
City of Marysville
The Marysville portion of the MIC is located within the Snohomish River Drainage Basin within
Water Resource Inventory Area 7 (WRIA 7), the second largest watershed in the state. The
Quilceda Creek basin is the largest basin within the Study Area. It runs north-south and is
predominately located within the Marysville Trough.It generally consists of till and outwash soils.
"Although outwash soils usually drain well, high groundwater in the winter months creates
saturated soil conditions that impedes infiltration,and commonly results in a high rate of surface
water runoff' (Marysville 2016). Groundwater levels have been evaluated in the context of
relocating Edgecomb Creek(Otak Inc.2009).
The Marysville portion's existing stormwater management system consists of a combination of
open ditches, pipes, catch basins, culverts, and stormwater management facilities.This system
includes waterways within the Quilceda Creek basin."These waterways have been manipulated
and channelized over the years and are highly susceptible to environmental problems such as
pollution, erosion, and flooding" (Marysville 2016). Localized flooding has been an issue in the
area and the City has planned conveyance and culvert improvements, as well as stormwater
management facilities,to reduce flooding.These projects will need to be further developed and
implemented as development occurs.
Non-point source pollution from agriculture and urban development have increased the
presence of pollutants in Study Area surface waters. Quilceda Creek has been placed on
Washington State's 303(d) list for fecal coliform. Low dissolved oxygen levels are also a concern
in the summer months and can compromise crucial fish and wildlife habitat.The Quilceda Creek
system is within the Tulalip Tribes' usual and accustomed fishing areas. Land use within this
system is therefore governed by a variety of tribal, state, county, and city regulations (Marysville
2016).
2.1.1 Potential Creek Realignment
Hayho,Westphal, and Edgecomb Creeks flow from north to south across the Marysville portion
of the MIC and much of the area surrounding the two streams would be converted to more
intensive land use during development of the MIC.Over the last decade, Marysville has evaluated
the feasibility of relocating the streams and has examined potential alternative alignments
(Marysville 2015). The prior evaluation is discussed in more detail in the Critical Areas section.
Plans for the potential relocation have been on hold with the intention of resuming the project
when development of the Marysville portion increases.
Arlington-Marysville MIC Subarea Plan 7
Contents• December 2018
2.1.2 Wells & Groundwater
There are eight mapped groundwater wells within the project Study Area and many wells in the
vicinity. See Exhibit 2-2. There is one mapped wellhead protection area (WHPA) near the
Arlington Municipal Airport and two WHPAs that extend into the northwest corner of the
Arlington portion of the Study Area. The Washington State Department of Health administers
requirements for water systems (WAC 246-290 through 246-296). Wellhead protection
requirements may restrict land use practices in some parts of the Study Area.
Arlington-Marysville MIC Subarea Plan 8
Contents - December 2018
Exhibit 2-1 Ground wa ter Wells
;. Pprtac}. Arlington
wildlife kejem:
204TH ST NE
t UNIETERY'RU -
• r l
1 i
i a
t, t
188rH ST NE
t
Arlington r
Municipal 1
Airport
Glen eagle
I
Gal Course
O
J �
_ m a
172ND ST NE-.• -- y1JJ
O '- rJ3� I k0.S1.ryE_
W 1 .
y Arlirgtcn LIGA
-
AlAwswLt
I
Z
N
Drinking Water Wells
in the AMMICand Vicinity.
152NOST-NE --- QMIC Boundary Drinking wolerwell
lSTra' ®Arlington Community Water
J FLrlc Marysville `-+ystam
Athlt _ Non-transient
Non-Cam L 1 Arlington UGA ty water communi
L_I Marysville UGA system
Airport h1� Tro nsi ant non ,
�+ cf community water
i Tribal Lands system
:- Parks&Open P � Group B Water
B6TH St Nt space System
Railroads WHPAAmigned
Waterbodies WHPA b mart hs
�'NDST ryT Streams
> • WHPA 1 year
0 .
Tvlalip 4'
= WHPA6 years
rValion �� Marysville WHPAIHERRE
HERRERA
mi9 o-i.r xa mNY miei Mw
Source: City ofArlington, 201 B; City of Maiysviile, 2013; Herrera, 201 S
Arlington-Marysville MIC Subarea Plan 9
Contents December 2018
Exhibit2-2 Streams, Wetlands,and Buffers
ArIing of n
tr r rrr �'
CEMEIE?1 +I
� w
l 7
w
1 2 Q
i
f' a r O
t = w 1
1 do r
1 l88 "St NE
Arlington
Municipal
Airport
Gleneagle
Golf course
1
172ND ST NE
�3.
's
j O 1 Arlington UGA .`
axurrn •I
KAMV e
a
Streams,Wetlands,and Buffers
in the AMMIC and Vicinity.
E
x O MIL Boundary 0elineated Wetland
c �
y c7 Arlington -Category 1 -125'
ui r_
u+ r ®M.rysdlle buffer
_ �f kr r� Category 2-ion'
L_1 Arlington I1GA y
757N 'Sr �,�1 Niarysville UGA buffer
d Category 3-75'
Strawber Airport buffer
r,
Fields Tribal Lands Category 4-33'
•�• y$ Athletic Wj parks&Open Space buffer
_ Complex y•_ Railroads Wetland buffer
..,
g li i ;��� VJaterbadies ��Stream buffer
Z t7 Streams S}ream`N attend
4
4 o I Marysville stream buffer
N r
class Luka slough buffer
u1
13GT6 ,E E .� 5-200'buffer
F-150'buffer
S' 8 — NS-50'buffer
j 3 Not regulated
Ilip
Outside are❑
•afion �-
Marysvilll 1,, NWlwetland
0. HE ROE RA
>«,�a,,.r• ,�•�,,arc, � .are., a�.�.�i�
Source: aty ofAr!-ngtcm, 2018, City of Matysvi,!e, 20181: Herrera, 2010.
Arlington-Marysville MIC Subarea Plan 10
Contents• December 2018
2.2 Critical Areas
Critical areas are protected under Washington State's Growth Management Act (GMA) to
preserve the natural environment and protect the public's health and safety. Critical areas
provide benefits such as clean drinking water, enhanced water quality,fish and wildlife habitat,
and reduced flood risk (Commerce 2018). The GMA identifies five critical areas (RCW
36.70A.030(5)):
Wetlands
Areas with a critical recharging effect on aquifers used for potable water
Frequently flooded areas
Geologically hazardous areas
Fish and wildlife habitat conservation areas
The cities of Marysville (Marysville 2018) and Arlington (Arlington 2018) document two types of
critical areas within the study area: wetlands and fish and wildlife habitat conservation areas
(FWHCAs).
2.2.1 Wetlands
Previous studies have identified several wetlands in the study area. The National Wetlands
Inventory (NWI) online mapper depicts several wetlands in the study area (USFWS 2018), most
of which are in the City of Marysville: eight palustrine (non-tidal) emergent wetlands ranging
from 0.33 to 4.78 acres in size; one palustrine forested wetland covering approximately 2.83
acres; and five freshwater ponds ranging in area from 0.34 to 1.2 acres. The City of Marysville
documents one Category I/Category II wetland on the site at the headwaters of Hayho Creek.
Several other Category III and Category IV wetlands are found throughout the site, including
some associated with Edgecomb and Hayho Creeks. See Exhibit 2-2. The City of Arlington
identifies several Category II wetlands associated with Edgecomb Creek; two Category III
wetlands on the Arlington/Marysville border, and one Category III wetland in the northeast
corner of the site.See Exhibit 2-2.Standard buffer widths vary by jurisdiction,and range from 35
feet for a Category IV wetland to 190 feet for a Category I wetland. See Exhibit 2-3. Any
development within a wetland or buffer will require compensatory mitigation at the appropriate
ratios.
Arlington-Marysville MIC Subarea Plan 11
Contents- December 2018
Exhibit2-3 Regulatory Buffer Widths for Wet/ands
WETILAND CATEGORY BUFFER WIDTH (FEET)
Marysville Arlington
Standard If wetland habitat If wetland habitat
scores 5 points scores 6-7 points
Category I(based on 75 105 165
total score)
Category I(bogs and
wetland of high 125 190 190 190
conservation value)
Category I(forested) 75 105 165
Category II 100 75 105 165
Category III 75 60 105 165
Category IV 35 40 40 40
According to soil survey maps, approximately 50%of the site contains hydric soils,consisting of
Custer fine sandy loam (30%), and Norma loam (20%; NRCS 2018). The presence of hydric soils
indicates a higher likelihood of wetlands on the site. Hydric soils are more prevalent on the
southern portion of the site (south of State Route 531), corresponding to the higher number of
wetlands identified in that location on the NWI maps.
2.2.2 Fish &Wildlife Habitat Conservation Areas
Several streams and ditches in the study area constitute FWHCAs that provide habitat for federal
and state listed fish species. None of the wetlands in the study area are designated as FHWCAs.
Terrestrial habitats in the study area consist of agricultural, residential, commercial, and
industrial areas. There are a few isolated forest fragments adjacent to Arlington Municipal
Airport and within wetland and stream buffers.These areas provide habitat for a variety of bird
and mammal species, but none of these habitats or species are documented as WDFW Priority
Habitats or species (WDFW 2018a),or as habitats for species of local importance.
There are 4 creeks that flow through the study area: Edgecomb Creek (also referred to as the
Middle Fork of Quilceda Creek), Westphal Creek, Hayho Creek, and Portage Creek. See Exhibit
2-2. Within the study area, Edgecomb Creek straddles the cities of Marysville and Arlington.
Westphal and Hayho Creeks are entirely within the City of Marysville,and Portage Creek is within
the City of Arlington. Edgecomb, Hayho, and Portage Creeks are classified as Type F streams,
which are natural waters that have a substantial fish,wildlife,or human use.Type F streams have
a buffer of 150 feet. Westphal Creek is not regulated by the City of Marysville and has no
regulatory buffer. As with wetlands, development within the regulatory buffer of a creek will
require compensatory mitigation.
Edgecomb Creek originates in the hills east of the study area, flowing west and then south
through the study area before draining into the middle fork of Quilceda Creek.Within the study
Arlington-Marysville MIC Subarea Plan 12
Contents December 2018
area Edgecomb Creek has been highly channelized for rail and agriculture (Marysville 2015).
There is a narrow riparian buffer along the creek,but most of the land surrounding the creek has
been converted to agricultural uses. The City of Marysville has proposed to relocate the creek
from its current alignment into a more natural channel with a riparian corridor that would
provide better fish and wildlife habitat. The conceptual channel alignment would include
(Marysville 2008):
a low-flow channel for year-round stream flow
a high-flow channel to convey flood flows,to address flooding issues in the basin
instream large woody debris for habitat
100-to 150-foot buffers on either side of the creek along the entire length of the project
native vegetation planting in the channel and buffer
off-channel reading habitat
connection to hillside streams north of162"d Street NE
Creek restoration would also provide an opportunity to integrate habitat enhancement with
stormwater management(Marysville 2015).
WDFW has identified several culverts on Edgecomb Creek within the study area that pose a
partial barrier to fish passage (WDFW 2018b). Removing or retrofitting those culverts to provide
complete fish passage to all life stages of fish during all flows would improve salmonid habitat
in the study area.
The headwaters of Westphal Creek are within the study area,just south of SR 531 (USGS 2018).
The creek consists of a straight channel,intersected by a few agricultural ditches,that flows due
south through agricultural land into Quilceda Creek. A narrow vegetated riparian strip borders
the creek.
Hayho Creek originates from the wetland south of SR 531.The creek flows south in a straightened
channel through agricultural fields on the site before discharging into Quilceda Creek south of
the AMMIC. Several agricultural ditches flow into the creek.A narrow riparian buffer consisting
primarily of shrubs and small trees borders the creek. The City of Marysville plans to maintain
Hayho Creek in its current alignment.
Portage Creek originates in the hills east of Arlington and flows generally northwest through the
northeast corner of the study area before draining into the Stillaguamish River approximately
3.4 miles west of the study area. Portage Creek is designated by the City of Arlington as an Urban
Conservancy-Low Intensity shoreline, the purpose of which is to protect and restore ecological
functions while allowing a variety of low-impact uses that do not deplete the shoreline's physical
and biological resources; or substantially degrade the ecological functions or the natural
character of the shoreline area (Arlington 2012). The City of Arlington Comprehensive Plan
(Arlington 2017) notes that surface water quality and quantity of riverine and riparian habitats
Arlington-Marysville MIC Subarea Plan 13
Contents• December 2018
are in a state of recovery, but that it is"of paramount importance that...waterways be protected
and managed to improve listed species population status and recover their functionality."
All the creeks in the study area either have documented salmonid presence of have the potential
to provide habitat for salmonids, several of which are federally listed as Threatened or as State
candidate species.See Exhibit 2-4.
Exhibit 2-4 Listing Sta tus a nd Distribution of Fish
FEDERAL STATE
SPECIES STATUS' STATUS DISTRIBUTION TYPE 2
Portage Edgecomb Westphal Hayho Creek
Creek Creek Creek
Puget Sound Threatened Candidate Modeled Modeled Modeled Modeled
Chinook presence presence presence presence
Puget Sound Threatened None Modeled Modeled Modeled Modeled
steelhead presence presence presence presence
Bull trout Threatened Candidate Presumed Presumed None Presumed
presence presence presence
Coho salmon None None Documente Documente Modeled Presumed
d spawning d rearing presence presence
Pink salmon None None Modeled Modeled Modeled Modeled
(odd year) presence presence presence presence
Fall chum None None Modeled Documente Modeled Documente
presence d presence presence d spawning
Source: WDFW,2018b
'Under the federal Endangered Species Act, a threatened species is one that is likely to become endangered within
the foreseeable future. State Candidate species are fish and wildlife species that will be reviewed by WDFW for
possible listing as State Endangered, Threatened, or Sensitive
`Docurnented habitat is aouatic stream habitat presently utilized by fish based on reliable observations;presumed
habitat is aquatic habitat lacking reliable documentation of fish use where, based on the available data and best
biological opinion/consensus, fish are presumed to occur; modeled habitat is based on strearn gradient mapped
from USGS 7.5-minute topographic_quadrangle maps. The natural gradient barrier for churn is 8%,and 12io for
other species.
2.3 Key Findings & Implications for Plan
A large percentage of the underdeveloped portion of the Marysville portion of the Study area is
adjacent to Hayho, Westphal, and Edgecomb Creeks and, based on desktop assessment, also
has a high potential for wetlands due to poor infiltration, shallow groundwater, and mapped
hydric soils. Development planning in the MIC would benefit from a more thorough field
assessment of wetland presence and an integrated evaluation of stream realignment options.A
better understanding of these two factors will enable more effective planning and allow the
Arlington-Marysville MIC Subarea Plan 14
Contents • December 2018
development to plan for, integrate, and optimize the management of the environmental
resources, rather than managing the environmental resources on a project-by-project basis as
development occurs.
3.0 Land Use & Plans & Policies
3.1 Conditions
3.1.1 Acreage & Location
The AMMIC includes a total land area of 4,019 acres, of which 57% is in Arlington and its urban
growth boundary and 43% is in Marysville and its urban growth boundary.The AMMIC is located
close to Paine Field and 1-5 as well as State Routes 99,531,and 530.It is well connected to British
Columbia,the Seattle area,and Oregon and California in the south.
3.1.2 Land Use Patterns
Industrial uses dominate the area. Many manufacturing, processing and fabrication firms,
especially related to aerospace, are located east and northeast of the Arlington Municipal
Airport, as well as along Smokey Point Boulevard. Warehousing, Transportation, and Utilities
(WTU) firms cluster around the airport and major arterials.See Exhibit 3-1.
The publicly-owned Arlington Municipal Airport is a significant use in the AMMIC. The airport
presently consists of approximately 1,189 acres and includes industrial, commercial, and public
land uses, in addition to aviation operational areas.The majority of industrial development the
airport is concentrated east, near 67th Avenue NE and northeast towards the Arlington Central
Business District (CBD). The Airport Industrial Business Park, located west of 59th Avenue NE,
within the northeast quadrant of the airport includes approximately 130 businesses that lease
land and/or facilities from the City of Arlington. These businesses involve aviation or aviation-
related uses associated with the airport as well as non-aviation uses.The majority of commercial,
office,and business park development is located south and west of the airport and concentrated
along 172nd St/SP531 NE, near the 1-5 interchange.
Aviation operational areas include runways,taxiways,and general aviation facilities.The majority
of the airport's existing general aviation facilities are located near 59th Avenue NE. This portion
of the airport includes a variety of aircraft storage facilities,with over 400 T-hangars.The airport
also includes support facilities such as for fire protection, commercial and private fueling
facilities,and weather monitoring. (Barnard Dunkelberg Company,2012)
Approximately 590 acres, primarily in the Marysville portion of the MIC, includes undeveloped
parcels in the category of agricultural use.These parcels may be under current use property tax
classifications under Washington's Open Space Tax Act.
Arlington-Marysville MIC Subarea Plan 15
Contents- December 2018
Exhirbit3-1 Current Land Uses
li lin ton
-- I Portage Creek / 1... g
Wildlife Reserve
'CEMETERY•RD
W
Arlington
Municipal
Airport
t Gleneagle I
gW Golf Course - 1�o - \ttti
172ND ST NF
o .S_T.NEZ--
0 1 _ / j AMIbryF UGA II ,
- 152N0))ST NE
(` 1 Strawberry l
Fields I
h Athletic
{
r Complex' i
c
r I W
Land Use
e,
/ Q. Resid�n,ial )♦P.—&Open Spn,e
nur naundalr
N I I C �Scivl;-� Ailinq!a,
A,ingl n 106A
Ahj, 1 �_ n,a�ys.ul=ucA
132ND.ST NE ', v�ca�, TAM Lana,
Tulahp C„I R�ai,�ad,
JJ ; A9-01,en Si,,,,,CU
Reservotion , i z walPl
Marysville W
:IM BERK
Source:City of A ington, 2018; City of lvlarysvdte, 201$; BERK, 2018.
Arlington-Marysville MIC Subarea Plan 16
Contents• December 2018
Reflecting its designation as a countywide MIC,close to 80%of the land in the AMMIC is zoned
industrial. Zoning classifications include light industrial (40%), general industrial (22%), and
aviation flightline (19%). Commercial zones constitute 13% of the MIC, and the Airport Business
Park zone, another 4%.See Exhibit 3-2.
In Arlington, the area to the east and northeast of the airport is zoned General Industrial. The
Arlington Airport is zoned Aviation Flightline for airport operations and uses directly related to
aviation operations.A small area north of the airport is zoned for Light Industrial.The area to the
west of the airport is zoned for the Airport Business Park, a roughly 125-acre contiguous parcel
located near 172"d Street. In addition to the base zoning, most of the land area in the AMMIC is
under an overlay called the Arlington Airport Protection District (APD). The APD is a zoning
overlay that limits residential development density, certain emissions impacts, and special
functions such as outdoor gatherings and institutional development near the Arlington
Municipal Airport.
The majority of the Marysville portion of the AMMIC is zoned Light Industrial. This zone also
includes the whole of the Smokey Point Master Plan Area. In addition, an area around Smokey
Point Boulevard from 152"d Ave north to the MIC boundary is zoned General Commercial.
Arlington-Marysville MIC Subarea Plan 17
Contents - December 2018
Exhibit 3-2 AMM/C Zoning Ma p
}, J PoringeCreek Arlington
Wildlife Reserve
j 2041H
CEMETERY-RD
7
9
�.isarlt sr NFe
I
�-, Arlington
Municipal
Airport
Gleneagle
Golf course I!rl
a172NO ST NE 531 17ZND,Sr NF
i —1
0.0 Arlington UGA ,
1
I
Slrowberry
Fields
Athletic ,
L Complex Zoning
Arlington Zoning Open
1f'i— �J I �General Commercial \
�• Highway Commercial Boseloyerc
// 2 _a Business park C3MIC Boundary
I ^ 1111111 General Industrial IMArlinglon
W Lighl Indufl.W E3 Marysville
r 1 3bI II%I Pil =Public/SemPu i- blic I s Arlinglmt UGA
s, I Aviation Flightline I_Marysville UGA
Marysville Zoning Tribal Lands
" \ 2 11)Np,ST Nf ii R4.5 Single Family Medium W1 Parks B Open Space
War,War, Q.1. General Commercial '' Raiboads
_ 1 Miaed Use S Waleibodies
Reset vption m jY• Z ` s Lighl Indusldol '—Stiearns
Marysville O
:41BERK
- 1 11 O
-� r �.r II
Source: City ofAr!ington, 2018, City of Marysville, 2018; BERK, 2018.
Arlington-Marysville MIC Subarea Plan 18
Contents• December 2018
According to the 2012 Snohomish County Buildable Lands Report,within the boundaries of the
AMMIC,a total of 46%of the land area or 1,762 acres consists of lands with capacity for additional
development, including partially-used sites, redevelopable sites, and vacant sites. See Exhibit
3-3. (County,Snohomish,2012)
Arlington-Marysville MIC Subarea Plan 19
Contents• December 2018
Exhibit 3-3 AMM/C Buiida bie Lands
,Arlington
•�� t ;Q-1Ili ST NIF •\
I I I
1t CI METERY-RD� I ,�
1I4f 188TH ST NE
11' ►
I '
1 Arlington
unicipal
Airp
-�, Gleneayle
IGolf Course
I
CO
i 172ND ST NE
n 17>Nq sl-NI.
9 A,linglon UGA
H ARtM6T�
low ' -
I '1.
�-� 1, -
1�`' WIND STNE, \ 1 g
Buildable Lands
r' E3 MIC Boundary Constant
1161ST NE - E3 Arlington Partially-Used
0 Marysville Pending
Z I^I Arlington UGA Church
� 13'ND'S1 NE I_I Marysville UGA - Railroads
S, �Vacant Waterbodies
Redevelopable --- Streams
Marysville
PERK
Source CityotA,i,ngton, 2018. C�lyoiMaiys✓iile, 2018; BERK, 20,13.
Arlington-Marysville MIC Subarea Plan 20
Contents December 2018
Exhibit 3-4 Future Land Use Plan
., I I
f - Arlin fru n
\� Portage Creek
\ - wildlife Reserve
•�� f` — T ST NE
1
��, 1 y.�{CEMETERVRl7 - l
z
W �
1881H f Nl-
Arlington
Municipal '
Airport � \11 Glenea le _
Golf Course 1�1
i Ir', C 172ND ST NE ®� !`�'l'71NU 5T-NF.
r _ / Arlington UGA
04
l I
•-1 � Vl
'.1,'NO ST NC _ 9
(
f Strawberry
Fields �I
I Athletic
u "tom Com lex
N Future Land Use
Adi.gI..F—r.L—J Use G,•••
�rrgb..uy r:,,:�,,..:�:� MwM1Y•1•
-. � I i � -�•al Mduq/tol �MNrMlnn
.l r 1.0,1.~dkl OAtnlyl.pl•
I DOH S T Ni 0 NhIk SOW.P.M. �AIWO..UGA
- I Mirrtl.n;TlpF.t'ww ��Mmp.111.VOA
X�—i1��• l/ 1� Mh.A UM O..,t." 14h.1%_d.
7 - ////II MoywiM F,*..Leta U•. ZM V..k.E op...Sr.—
,Nt1.S1 NF - IJ _ 9.1-SSu.gwi..mlvMrdwn. -- Rolnuafl
Tulallp \ n
a I (�Gnn..ICmmar of s vir.r.,Lr.n.r
V Mi•wtl L/1• al..lrttr.
Reservation M; z �uyn Mwllrcra
Marysville
= O
:UIBERK
ko '
Source:Gly 01141ionyt0n, 2018. C;tyod M14rysw+le, 1018, LEItK. 2018
Arlington-Marysville MIC Subarea Plan 21
Contents• December 2018
3.1.3 Plans & Policies
MIC Designation
AMMIC is a designated countywide Manufacturing Industrial Center,a regional planning center
classification used by the Puget Sound Regional Council to identify locations of manufacturing,
industrial, or advanced technology uses within the region. As a countywide MIC, the AMMIC is
recognized in countywide planning policies and in the cities'comprehensive plans.
Local Comprehensive Plan policies that address industrial activity in the MIC are included below.
3.2 Individual City Conditions
3.2.1 Arlington Goals & Policies
The Arlington Comprehensive Plan includes several policies that promote an employment
center with manufacturing, industrial, repair, and airport uses. Relevant goals and policies are
included below.
Land Use Element
Industrial Land
Coa ls•
GOAL-12 Maintain a sufficient industrial land base in order to support a high ratio of jobs to
households.
Policies•
PL-12.1 Industrial land uses should be located in the vicinity of Arlington Airport in order to take
advantage of existing and anticipated transportation systems.
PL-12.2 The amount of land planned and allocated for industrial use should be reasonably scaled
to meet the demonstrated demand.
PL-12.3 Industrial uses should be encouraged to share facilities such as internal roadways,
parking facilities, and rail access.
PL-12.4 Industries with high job numbers that support the local resource processing needs
should be encouraged.
PL-12.5 The City should pursue the designation of the Arlington-Marysville Manufacturing
Industrial Center(AMMIC) in the Snohomish County Countywide Planning Policies and regional
designation by Puget Sound Regional Council (PSRC).
Arlington-Marysville MIC Subarea Plan 22
Contents December 2018
PL-12.6 The City should support the development and growth of the Arlington-Marysville AMMIC
by supporting a concentrated manufacturing and industrial base and by planning for future
growth and infrastructure improvements.
PL-12.7 The City should develop appropriate zoning,design review and landscaping regulations
so that manufacturing uses within the Arlington portion of the AMMIC are buffered from
adjacent or abutting residential uses.
PL-12.8 The City should ensure that at least 80% of the property within the AMMIC is planned
and zoned for industrial and manufacturing uses. Compatible non-industrial uses shall be as
allowed under PSRC certification and be conditioned to mitigate for potential conflicts with
current and future industrial uses.
Goa Is.
GOAL-13 Minimize the adverse impacts of industrial uses to adjacent and abutting residential
properties.
Policies:
PL-13.1 Additional setbacks should be required for industrial buildings and uses that are adjacent
to or abut non-industrial zoned land in order to minimize impacts. Vegetated Low Impact
Development(LID)facilities may be located within these setbacks.
PL-13.2 Full screen landscape buffers (which may consist of vegetated LID facilities) should be
required along industrial zoned property and non-industrial zoned properties.
Goa/S.
GL-14 Maintain a healthy, clean industrial district through the use of design standards and
adherence to environmental standards.
Policies:
PL-14.1 Outdoor storage areas should be screened from public rights-of-way through use of both
fencing and native vegetation.
PL-14.2 Landscape buffers should be installed and maintained along property lines adjacent to
rights-of-way.
PL-14.3 Landscape buffers should include the use or retention of native vegetation adequate to
serve as visual screens between rights-of-way and industrial uses. Landscape buffers may also
consist of vegetated LID facilities.
PL-14.4 Pollutants should be managed through site design engineering and source control.Site
disturbance and soil compaction should be minimized during construction. Implement source
control best management practices (BMPs) to prevent soil and stormwater runoff
contamination from operation and storage of heavy equipment
Arlington-Marysville MIC Subarea Plan 23
Contents • December 2018
PL-14.5 Development Design Guidelines should be established for the Industrial Zones and the
AMMIC.
PL-14.6 Open space and recreation opportunities such as parks and non-motorized trails should
be incorporated in industrial areas.
Manufacturing Industrial Center
PL-15.55 As this is the predominant location for future employment in Arlington,the City should
actively seek appropriate development of this area in accordance with AMMIC and PSRC
Regional Centers designation criteria.
PL-15.56 A road network should be developed that makes properties more accessible and
usable.
Transportation Element
Goals:
Goal T-14 Ensure that development of the AMMIC supports the movement of goods is
compatible with adjacent neighborhoods and promotes a multi-modal transportation network.
Policies:
PT-14.1 The City should identify and implement short-term and long-range infrastructure
improvements that support existing infrastructure and help stimulate the development of new
manufacturing and industrial uses in the AMMIC.
PT-14.2 The City should work collaboratively with the City of Marysville to develop a seamless and
compatible road network in order to efficiently move goods and services within and outside the
AMMIC.
PT-14.3 A street design should be developed that incorporates low-impact development
standards which reduces surface water and enhances aesthetics of the area.
PT-14.4 A non-motorized network should be developed throughout the area that allows
pedestrians and cyclists to safely access places of employment.
PT-14.5 Landscaping along roadways and between properties that are adjacent to
neighborhoods should be required to reduce noise and visual impacts.
PT-14.6 The City should utilize available State and federal transportation infrastructure funding
in the AMMIC once AMMIC designation is obtained from PSRC.
PT-14.7 Roadway designs within the AMMIC should be sensitive to the needs and movement of
large trucks that will frequent the AMMIC, including the installation of cueing areas for trucks
delivering/receiving goods.
Arlington-Marysville MIC Subarea Plan 24
Contents • December 2018
PT-14.8 The City should encourage existing and new businesses to utilize the BNSF railroad spur
as useful resource to move goods and services within and outside the AMMIC
Economic Development Element
Employment
Goa is
E-2 Provide an adequate job-producing land base to ensure an adequate number of jobs for
citizens within the community and to aid the community in paying for infrastructure and
services.
Policies,
PE-2.1 The City should work to ensure that the amount of land zoned for business and industrial
use is adequate to meet 20-year employment forecast within the planning area boundaries.
PE-2.3 The City should identify sectors of the economy within Arlington where opportunity
might exist to create additional jobs and identify potential strategies for attracting employment.
In particular, provide a supportive business environment for start-up, light manufacturing and
assembly businesses in the airport/industrial area.
Arlington/Marysville Manufacturing/Industrial Center
coals.
GOAL E-8.0 Obtain regional PSRC designation of the Arlington-Marysville
Manufacturing/Industrial Center(AMMIC),jointly with the City of Marysville.
Policies.•
PE-8.1 The City should work to ensure there is adequate infrastructure to support existing
industrial/manufacturing uses and protect the AMMIC area from encroachment by
incompatible uses in order to attract new manufacturing and industrial businesses.
PE-8.2 The City should develop policies and regulations that are coordinated with economic
development strategies to encourage growth and sustain manufacturing and industrial
businesses within the AMMIC.
PE-8.3 The City should make every effort to provide up-front economic information, site
development data, and a streamlined permit process in order to assist existing and new
manufacturing and industrial businesses in the AMMIC.
PE-8.4 The City should work to obtain a joint Arlington/Marysville Manufacturing Industrial
Center (AMMIC) designation from the PSRC through collaboration with the City of Marysville,
Snohomish County,and the PSRC.
Arlington-Marysville MIC Subarea Plan 25
Contents • December 2018
PE-8.5 The City should adopt a joint resolution with the City of Marysville that requests the PSRC
designate the AMMIC as a regional manufacturing industrial center and authorizes staff to
submit a joint application requesting designation to the PSRC.
PE-8.6 Work to ensure that the AMMIC is in harmony with the goals and expectations
established in the PSRC's VISION 2040 and multi-county planning policies.
PE-8.7 Work to ensure the boundaries of the AMMIC are within Arlington's and Marysville's
respective Urban Growth Boundaries.
PE-8.8 The Cityshould adopt an inter-local agreementwith the Cityof Marysville that establishes
the mechanism by which both jurisdictions will jointly plan for the long-term development of
the AMMIC including a minimum employment capacity of 20,000 jobs.
PE-8.9 The City should develop a subarea plan for the Arlington portion of the AMMIC within
two years after receiving AMMIC designation from the PSRC.The subarea
plan should address the topics described in the Manufacturing Industrial Center Plan Checklist
in PSRC's Plan Review Manual.
PE-8.10 The City should ensure that at least 80%of the land located within the Arlington portion
of the AMMIC boundaries have planned future land uses and current zoning designations for
industrial and manufacturing uses.
PE-8.11 Ensure that there is sufficient zoned development capacity within the AMMIC to
adequately accommodate the adopted target employment level.
3.2.2 Marysville
The Marysville Comprehensive Plan also includes several goals and policies that promote an
employment center with manufacturing and industrial uses. Relevant goals and policies are
included below.
Land Use Element
Goals:
15. Seek regional Puget Sound Regional Council (PSRC) designation of the 'Marysville-Smokey
Point Manufacturing/Industrial Center' (MIC), jointly with the City of Arlington, which has
designated a local MIC north of the City of Marysville that abuts our industrial area. Such a
designation would open up additional funding opportunities for infrastructure.
34. Designate industrial areas in such locations and quantity so they will contribute to the
economic growth and stability of the Marysville area and Snohomish County.
Arlington-Marysville MIC Subarea Plan 26
Contents- December 2018
Policies:
LU-4 Encourage growth that will transform Marysville from a residentially dominated
community to one that provides a balanced, though not equal, proportion of both residences
and employment. This will include the Marysville-Arlington Manufacturing Industrial Center
(MIC) and the Smokey Point Master Plan Area as a major employment center.
LU-9 Encourage a harmonious blend of opportunities for living, working, and culture for the
residents of Marysville through planned retention and enhancement of its natural amenities; by
judicious control of residential, commercial, and industrial development; and by recognition of
the City's role in the region.
LU-18 Pursue the designation of the Marysville-Smokey Point MIC jointly with the City of
Arlington in the Snohomish County Countywide Planning Policies and regional designation by
Puget Sound Regional Council (PSRC).
LU-32 Permit factory-built and manufactured housing in residential zones subject to the same
zoning and development standards of the area in which it is located. [Factory-built housing is
factory-assembled parts that are transported to and assembled at the building site. The
completed structure is not mobile. A manufactured home is a residential unit comprised of at
least two fully enclosed parallel sections on chassis for towing to the point of use and designed
to be used with a foundation as a dwelling unit on a year-round basis. A manufactured home
uses conventional siding and roofing materials, and roof pitch. A recreational vehicle or motor
home is not a manufactured home. A mobile home is a transportable, factory-built home
designed and intended to be used as a year-round dwelling,and built prior to the enactment of
the Federal Manufactured Housing and Safety Standards Act of 1974.]
LU-45 Allow manufactured home subdivisions in single family residential zones only through
utilization of Planned Residential Development (PRD) techniques and only if the subdivision is
developed at the same density as the underlying zone.
LU-97 Locate general commercial centers near light industrial and other non-pedestrian
oriented areas.
LU-163 Limit industrial development to Urban Growth Areas.
LU-164 Urban level facilities and services must be provided prior to, or concurrent with,
development to mitigate the subsequent impacts of industrial developments. These services,
include, but are not limited to,sanitary and storm sewers,water, police and fire protection, and
roadways.
LU-166 Encourage infilling of vacant parcels and development of currently zoned or designated
industrial areas before development occurs in locations distant from current industrial uses.
LU-167 Locate industrial development in compact, well-defined centers within Urban Growth
Areas.
Arlington-Marysville MIC Subarea Plan 27
Contents• December 2018
LU-168 Require that industrial development sites have good access, adequate public facilities
and services,suitable topography and soils,and minimum impact on residential areas.
LU-169 Minimize the impact of industrial developments on adjacent land uses through
appropriate landscaping,screening, buffers,graduated land use intensity,and similar methods.
LU-170 Industrial businesses shall provide on-site pretreatment of wastewater to the City sewer
system in compliance with applicable standards and regulations.
LU-171 Retain lands intended as future industrial sites in large parcels so they will be viable for
industrial development.
LU-172 Locate and design new industrial centers, and improve existing ones to facilitate access
and circulation by transit, car/van pools, pedestrians, bicyclists, and other alternative
transportation modes.
LU-173 Encourage master planning for new industrial areas on larger parcels of land, including
such features as open space, landscaping, integrated signage and traffic control, and overall
management and maintenance through covenants or other forms of management.
LU-174 Industrial developments adjacent to wetlands,creek corridors,or steep slopes should be
low intensity to allow the flexibility of design necessary to mitigate the impacts of such
development on these sensitive areas.
LU-175 Support the development and growth of the Marysville-Smokey Point MIC by supporting
a concentrated manufacturing and industrial base and by planning for future growth and
infrastructure improvements.
LU-176 Develop appropriate zoning, design review and landscaping regulations so that
manufacturing uses within the MIC are buffered from the impacts to residential uses.
LU-177 Ensure at least a minimum of 80%of the property within the MIC is planned and zoned
for industrial and manufacturing uses. Compatible non-industrial uses shall be conditioned to
mitigate for potential conflicts with current and future land uses.
LU-178 Protect industrial lands from encroachment from incompatible uses and development
on adjacent land.
Environmental Element
Policies.
EN-14 Strongly encourage clustered residential, and planned commercial and industrial
developments in areas containing unique natural features or determined by site studies to be
sensitive to development.
Arlington-Marysville MIC Subarea Plan 28
Contents • December 2018
Economic Development Element
Goals: (bulleted rather than numbered in source)
Recognize the need for growth in the City's tax base from industrial and commercial
development to provide quality public services and facilities for residents and businesses.
Encourage expansion of commercial and industrial areas within the City and its UGA. Encourage
annexation of UGA properties prior to their development.
Prioritize capital facilities funds first for new and improved infrastructure in industrial and
commercial areas with vacant land and secondly in areas with redevelopment potential.
Increase employment in industrial and commercial areas to improve the jobs to housing ratio.
Stimulate availability of vacant and in-fill commercial and industrial areas especially in North
Marysville and expansion areas north of the City, and in the downtown areas.
Remove and/or reduce regulatory barriers to new commercial and industrial development as
well as infill, redevelopment,and rehabilitation of existing employment areas within the City.
Policies:
ED-1 Through its plans, regulations, infrastructure investments, and public services encourage
more manufacturing, wholesale, retail, warehouse, distribution, assembling, processing,
producer's services,office-using and high technology firms to locate within Marysville.
ED-4 Separate and buffer newer commercial and industrial areas from residential areas. Allow
mixed use throughout the downtown area.
ED-5 Examine current zoning categories and regulations for commercial - industrial areas in
order to: increase flexibility of the mixture of uses within and among zoning categories;simplify
zoning classes so that they are responsive to market forces;specify high quality amenities,design
guidelines, and infrastructure to make commercial/industrial areas competitive within the
region; make regulatory processes predictable, certain, flexible, and timely; review these land
use regulations every five years and solicit input from the development and real estate
communities.
ED-11 Prioritize necessary public infrastructure into new employment areas, existing
commercial/industrial infill, redevelopment, and rehabilitation of buildings while maintaining
adequate infrastructure in existing residential areas.
ED-12 Work actively with the State of Washington, Snohomish County, Tulalip Tribes, City of
Arlington, and neighboring communities, school districts, and private property owners to
develop joint plans, regulations, and finance necessary infrastructure and utilities in the areas
within and to the north of Marysville so that this area becomes a major employment center in
Western Washington.Continue to promote development in the Smokey Point Master Plan Area
and to pursue a Manufacturing Industrial Center(MIC)with the City of Arlington.
Arlington-Marysville MIC Subarea Plan 29
Contents• December 2018
ED-16 Work with local, regional and State agencies such as the Greater Marysville Tulalip
Chamber of Commerce, Downtown Marysville Merchants Association, Economic Alliance
Snohomish County, Private Industry Council, and Washington State Department of Commerce
to market the economic assets and opportunities of Marysville.
Transportation Element
Policies:
T-14 Give funding priority to transportation improvements that serve growth centers and
manufacturing and industrial centers,as allocated by the Regional Growth Strategy.
T-16 Make transportation investments that improve economic and living conditions so that
industries and skilled workers continue to be retained and attracted to the region.
T-18 Coordinate with the railroads and trucking industry to improve the safety and efficiency of
freight movement and reduce the impacts on other travel modes. Coordinate planning with
railroad capacity expansion plans and support capacity expansion that is compatible with local
plans.
Parks&Recreation
Policies.
PK-9 Accommodate new residential commercial, and industrial development only when
required parks, recreation, and open space are available prior to or concurrent with
development.
Public Facilities&Services Element
Policies:
PS-1 Accommodate new residential, commercial, and industrial development only when
required facilities and services are available prior to or concurrent with development.
Concurrency indicates that facilities are available within six years of construction of the new
development. Payment of mitigation fees is considered concurrency.
PS-9 Development, residents, businesses, and industries should contribute their fair share
toward mitigating identified impacts on public facilities.
Utilities Element
Policies:
UT-1 Accommodate new residential, commercial, and industrial development only when
required utilities are available prior to, or concurrent with,development.Concurrency indicates
that utilities are available within six years of construction of the new development. Payment of
mitigation fees is considered concurrency.
Arlington-Marysville MIC Subarea Plan 30
Contents• December 2018
4.0 Employment
4.1 Areawide Conditions
4.1.1 Existing Employment & Industry Sectors
The AMMIC currently includes a total of 7,597 jobs (2016). Industrial sectors (manufacturing,
construction, warehousing, transportation, and utilities) account for close to 80% of the total
employment in the center.
Exhibit4-1 Employment by Sector,2076
r,ai stn,ction&Fie sow-v,1,160 Jabs
Retail,420Jobs
. Gi.,venun�nl 481 lobs
Total in 2016 Warehousing,Transportation&
7,597 Jobs Utilities,1,143Jobs
��l.intrf:u:urr � � JH I luh•.
50%
SoLirce: Pucjet Snund Regional CoLMOI,2018, SFRK, 2018.
4.1.2 Potential Future Industries
The AMMIC is well located on rail and interstate corridors and within short-haul trucking
distance of Canadian distribution networks and ports of entry.In addition,the thriving aerospace
industry in Snohomish County and access to facilities at Paine Field, and the Port of Everett, are
competitive advantages. Based on these assets, the AMMIC is ideally situated for the following
established and emerging industrial sectors:
Advanced Manufacturing.Given the proximity to Boeing's Paine Field,the strength of the
aerospace industry in Snohomish County, and growing shortage of land viable for industry,
the AMMIC is likely to be an attractive location for advanced aerospace manufacturers and
suppliers.The presence of several businesses in the aerospace sector,engaged in materials
fabrication, coating, machining,and process engineering, is another benefit.
Light Aircraft Manufacturing.Growing demand for general aviation from within the
region, as well as outside,from places like China, make the Arlington airport a prime
Arlington-Marysville MIC Subarea Plan 31
Contents• December 2018
location for business in light aircraft manufacturing.The presence of businesses such as
Top Cub Aircraft is an asset.Top Cub Aircraft's new manufacturing facility at the airport
includes parts inspection,assembling processes, aircraft maintenance, painting and
flight testing.
Maritime.The AMMIC is strategically located and attractive to the maritime industry.
Growing costs of doing business in Seattle and proximity to the ports of Anacortes,
Bellingham and Everett, are likely to attract maritime businesses to the area.
Food Processing.In addition to proximity to the aerospace industry,the AMMIC enjoys
good access to the many Western Washington food processors.The AMMIC also has easy
access to the Port of Everett and its connections to the fisheries of Alaska, British Columbia,
and the Pacific Northwest,as well as the Idaho aquaculture community.Given these
factors,there is strong potential for the AMMIC to attract food processing businesses.
Mass Timber.A number of local communities in the region are exploring the potential of
high-value timber products,such as cross-laminated timber(CLT),a new engineered wood
product that is part of a larger category of products called "mass timber."Given its location
and the burgeoning interest and demand for these products,the AMMIC is well positioned
to attract manufacturing or related businesses in the mass timber industry.
4.2 Key Findings & Implications for Plan
The AMMIC is mostly in industrial use and contains nearly 7,597 jobs. A market study in 2016
showed there was market potential for job growth in the AMMIC. Businesses in advanced
manufacturing, especially related to aerospace, food processing and mass timber production
are likely to find the AMMIC to be an attractive location and contribute to job growth. Many of
these businesses can be attracted to the area through appropriate investments in infrastructure,
and workforce development, as well as appropriate zoning and design standards to ensure
industrial uses continue to be viable.
Arlington-Marysville MIC Subarea Plan 32
Contents• December 2018
5.0 Transportation
This chapter provides an understanding of the transportation system within the Arlington-
Marysville Manufacturing Industrial Center (AMMIC), how it connects to the local and regional
system as well as key implications for the subarea plan.
5.1 Transportation Policies
Both the Cities of Arlington and Marysville have transportation policies, which impact the
AMMIC subarea.The policies in place are generally consistent between the two cities with both
supporting development of the AMMIC while minimizing impacts to other transportation
system users.The main policies impacting the AMMIC are summarized below.
Support development and operations within the AMMIC.
Develop a road network to facilitate access and circulation by truck,transit,car/van pools,
pedestrians, bicyclists,and other alternative transportation modes.
5.2 Areawide Conditions
5.2.1 Travel Characteristics
The travel characteristics of workers in the MIC subarea were assessed using 2015 US Census
data via OnTheMap.'
Exhibit 5-1 below shows the percentages of where workers of the MIC live.
' https://onthemap.ces.census.gov/
Arlington-Marysville MIC Subarea Plan 33
Contents- December 2018
Exhibit 5-7 2075Areas Where MIC Workers Live'
Journey to Work, Arlington-
Marysville MIC, 2015
a/p of Employees
Flow cF Residence in AMMIC
Aw.y,dlle city,WA 16 21,0
A,tMgto.clty.WA 10 01%
R E.s ren city,WA 6 8%
tote 514-1 Illy,WA 3 5%
T,L+ 0 DARRINGTON AA a Va Illy,WA 3.1%
OQ _ C-CON,WA 2.6% �
AMAN - Seonle city,WA I.61A
ITLA AfARLINGTON
S. -.00d city,WA 141alake Cnodwln CDP,WA 1 2%
ShwHUgMICDP.WA 12g:
600►M1N MARYSVILLE AR 00.1[o glom 5201a
v MIC
SISCO RA NiTF
N11047 FALLS %oF Emplayees �i
Distance in AMMIC
MA L ton than lO miles 446%
10,0 24 rolls% 31 014
ERETT 251o50.110. 1161
fvENi ,e r-1.1 than 50 m1141 127%
r
0 � uro nn,■.1,x^s
YKII $NO140MISH
�k
-MI, SULTANL
CVf I- MONROE 2
L GOLD EAR
YNNWOOD
EOMONDi
Workers Place of Residence
"ORION BOTHELL
• H v1.Wo.M«Mn1 y
0 IRKLANO .
SEATTLE REDMONO
ti
Y`
BELLEVUE a«wc 4.Qemny
U �- - - :Q BE
A % < L J
h
Source: Census on t1le Map,2018; BERK, 2018.
5.2.2 Roadway Network
Roadway Characteristics
The AMMIC is served by several major highways and a number of arterial and local streets.The
key roadways are described below.
Interstate 5(1-5) borders the west side of the AMMIC in North Marysville, connecting between
Marysville to the south and Mount Vernon to the north. It is a six-lane freeway with a posted
speed limit of70 mph north of172nd Street NE(SR 531)and 60 mph to the south.Existing access
to the AMMIC is primarily via the ramps at SR 531/172nd Street NE.
State Route 9 (SR 9) runs north/south east of the AMMIC connecting between Lake McMurray
to the north and Snohomish to the south. It is a two-lane facility with a posted speed limit of 55
Arlington-Marysville MIC Subarea Plan 34
Contents • December 2018
mph. Access to the AMMIC from SR 9 is provided via at-grade intersections with SR 531/172nd
Street NE and Kent Prairie Road.
172nd Street NE(SR S31)runs east/west connecting I-5 to the west and SR 9 to the east,bisecting
the AMMIC. It is primarily a two-lane facility with a posted speed limit of 35 mph.
67th Avenue NE is a classified as a minor arterial by the City of Arlington running north/south
along the eastern portion of the AMMIC.The roadway generally has a posted speed limit of 50
mph and a predominately two-lane cross section.
Smokey Point Boulevard/State Avenue runs north/south along the western side of the AMMIC.
It is classified as a principal arterial by the City of Marysville with a posted speed limit of 40 mph.
In the study area the roadway typically has a five-lane cross section with four travel lanes and a
central two-way left-turn lane.North of SR 531/172nd Street NE,Smokey Point Boulevard narrows
to two lanes.
S1st Avenue NE/Airport Boulevard is a north/south roadway that runs through the center of the
study area and west of the airport in Arlington. It is classified as an arterial north of SR 531 by the
City of Arlington.The federal classification of 51st Avenue NE a major collector south of SR 531.
The City of Marysville classifies 51st Avenue NE as a minor arterial south of SR 531. South of SR
531 the roadway has a posted speed limit of 40 mph and a two-lane cross section, and 25 mph
north of SR 531 with a three-lane cross section.
Planned Roadway Improvements
Several transportation improvement projects are currently planned in and around the subarea
to increase capacity, reduce conflicts with the railroad, and improve connectivity. As the area
develops arterial,collector,and local roads will be provided to establish a quarter-mile grid road
network,where possible.These projects are shown in Exhibit 5-2. Key projects for the AMMIC are
discussed below.
Arlington-Marysville MIC Subarea Plan 35
Contents• December 2018
Exhibit 5-2 Planned Improvements
i
Arlington
ViWW
204TH T NE
.CEMETERY RD
i
2
W >
2 Q Q
Z n
W tD
n Q
O
188TH ST NE arc
M
0
Arlington
m
Municipal
z Airport
a Gleneogle
,a Golf Course
Y
0
>!531 --T-- f272ND:SLNE
0
N I �
7
ARUNCR N
rARYSYI E
I
I •--t-- --T--•-T-�
-�-
_ -
��a� —1 ♦ •�r� 152ND ST NE
Grade Stro erq _ 1
Sep—led - Fields
r. Athletic
Complex'
Legend
W
MIC B—dary —iWw�Arlariel
W i
Q � AiipOil Nr-(YIIYI/W Ar1N6J
1� Tribal Lands N+-M'rwr Ar}m Ml
N
Porky&open Spa— W.P'kWP'J Mla.tol
N
136THISTiNE Radronds aidmip(aDrlu
J6 Walerbodiee ♦rNr�al
Streams W4JMinrj hkWor Aillrral
Z IL�J Ne-«Inl—hange widening Principal
W 132NDISTiNE 4 Arlerfal -
>' Palenlial Inlerseaion _
Tulalip = 'l In'p—e—nis wish Ne•� —W'dening Stale Highway
Reservplion
f.. Roads or De I.pmenl •G Non-Molnrized
a. W
M Marysville • New Signal
W
ap
r .�,�._, w :40 BERK
Source: City ofArlington, 2013, City of Marysville,2018; Tianspo Group, 2018
Arlington-Marysville MIC Subarea Plan 36
Contents • December 2018
1-5 Interchange at 156th Street NE
This project is part of the Connecting Washington funding package and includes
construction of a new 1-5 interchange at 156th Street NE.This new interchange relieves
some of the traffic pressures at 172nd Street NE,which is currently the main interchange to
access the AMMIC.The 1-5/156th Street interchange would not be constrained by the rail
line so freight traffic will not be impacted by the rail traffic.
156th/152nd Street Connector
The City of Marysville is planning to extend 156th Street NE east of 1-5 from Smokey Point
Boulevard to 51st Avenue NE/152nd Street NE.A 4/5 lane arterial would be constructed
including sidewalks and a multi-use trail.The project includes potentially a new connector
to 152nd Street NE to the west at about 47th Avenue NE.There is also an extension of 156th
Street NE west of 1-5,which would provide a grade separated crossing of the mailine tracks
west of 1-5.
172nd Street NE(SR 531)Widening Project(43rd Avenue NE to 67th Avenue NE)
This project is part of the Connecting Washington funding package and includes widening
SR 531 between 43rd Avenue NE and 67th Avenue NE from a two-to a four-lane roadway.
Roundabouts would be installed at the intersections of 43rd Avenue NE, 51st Avenue NE,
59th Avenue NE,and 67th Avenue NE replacing the currently signalized traffic control.
SR 531 Rehabilitation&40th Avenue NE Signalization
This project would include roadway and corridor improvements on SR 531 (172nd Street
NE) from 43rd Avenue NE to Smokey Point Boulevard,eliminate left turn pockets,and
install medians. Improvements to the pedestrian and bicycle facilities would also be
completed.A traffic signal would be constructed at the 40th Avenue NE/SR 531 072nd
Street NE) intersection.
Construction of 173rd Street NE(Phases 1-3A)
The three phases of this project would construct a new roadway(173rd Street NE)from
Smokey Point Boulevard to 51st Avenue NE.
Construction of 47th Avenue NE
This project would construct a new two-lane roadway(47th Avenue NE)connecting
between SR 531 (172nd Street NE) and Airport Boulevard.
Construction of 160th Street NE(Smokey Point Boulevard to 51st Avenue NE)
Under this project,a new three-lane roadway with pedestrian and bicycle facilities
between Smokey Point Boulevard and 51st Avenue NE would be constructed.
51st Avenue NE Widening(88th Street NE to SR 531)
The City of Marysville is planning to widen 51st Avenue NE between 88th Avenue NE and
SR 531.The roadway would be widened in several phases to reconstruct the two-lane road
to a three-lane cross-section with curb,gutter,and sidewalks as well as bicycle lanes.
Arlington-Marysville MIC Subarea Plan 37
Contents• December 2018
u 152nd Street NE Widening(51st Avenue NE to 67th Avenue NE)
This project would widen the existing two-lane roadway to a three-lane roadway with curb,
gutter,and sidewalks. Improvements to the existing at-grade railroad crossing could be
implemented as part of this proposed project. In addition, a long-term proposal is to
extend 152nd Street NE to SR 9.
Traffic Volumes
Weekday PM peak hour traffic volumes were collected from various sources including both the
Arlington and Marysville Comprehensive Plans.The weekday PM peak hour (one hour between
4 and 6 p.m.) is typically used for evaluating transportation system needs as it represents the
highest travel activity experienced during the day. Weekday PM peak hour volumes in the
AMMIC are shown in Exhibit 5-3.
As shown in Exhibit 5-3,the highest volume of traffic in the AMMIC is along 172nd Street NE (SR
531) with over 1,500 vehicles during the weekday PM peak hour within the AMMIC. Other
roadways that carry a large amount of traffic are Smokey Point Boulevard with approximately
1,300 vehicles and 136th Street NE with 1,000 vehicles within the AMMIC during the weekday
PM peak hour.
Arlington-Marysville MIC Subarea Plan 38
Contents• December 2018
Exhibit 5-3 Existing Weekday PM Peak Hour Traffic Volumes
Portage Creek Arlington
1 i Wildlife Reserve
00dTH S(NE
/ f
1 CEMETERY RD
�• z 1eo 9
Ads
a z
>
430 n a
TH ST NE 160
1055 150
•j, 240
Arlington 1
Municipal a
Airport
Gleneagle
525 Golf Course
i
112ND ST 23951�2ND.S,T NF
1555
ARLINGTON
MARYfVl1tE
465
S J
m
4 I biz z aas
0 13/0 a
0
O 'n
IS).ND ST NE
675 Strawberry
Fields
Athletic
Complex
} 136TH ST 1010 Legend
MIC Boundary ° ' Railroads
Z > .• Airport Waterbodies
\ > a 132ND ST NE._c___(.l
Tribal Lands "-' Streams
Tulail�f x
v Parks&Open ^ PM Peak Hour
Rase tOe m z 1 Space l`1-J Traffic Volume
1370 Marysville W
a O
,. :1 BERK
j I a,.r►,= �N u
Source: CityofArlington, 2018; CityofMarysviI''!e, 2018 Transpo Group, 2018.
Arlington-Marysville MIC Subarea Plan 39
Contents - December 2018
Exhibit 5-4 Existing Intersection Level of Service(LOSJ
CONTROL
INTERSECTION • •
Smokey Point Blvd/188th Street NE Arlington TWSC F 50.1
67th Ave NE/188th Street NE Arlington TWSC C —3
I-5 SB Ramps/172nd St NE(SR 531) WSDOT Signal A 7
1-5 NB Ramps/172nd St NE (SR 531) WSDOT Signal D 384
Smokey Point Blvd/172nd St NE(SR 531) Arlington Signal E 64
43rd Ave NE/172nd St NE(SR 531) Arlington Signal D 53
51st Ave NE/172nd St NE(SR 531) Arlington Signal C 26
67th Ave NE/172nd St NE(SR 531) Arlington Signal C 23
Smokey Point Blvd/156th St NE Marysville Signal A 6
Smokey Point Blvd/152nd St NE Marysville Signal C 21
Notes:
1. Level o`serv+ce as defined by Highway Capacity Manual 2010(I ranspor7ation Research Board, 2010)
2,Average cle!ay per vehicle in seconds_
3. The Arlington Transportation Elemer:i only provided OS values and no specific delay was identried.
4. Due to limitations in the HCM2010 methodoiogy, this intersection was evaluated with the Highway Capacity
Manual 2000 methodology(Transportation Reseal ch Board, 2000)
As shown, all of the study intersections currently operate at LOS D or better except for the
Smokey Point Boulevard/172nd Street NE intersection.This intersection operates at LOS E during
the weekday PM peak hour.As noted previously,along both Smokey Point Boulevard and 172nd
Street NE (SR 531). In addition, there are plans to provide additional east-west and north-south
connections resulting in a gridded road network that would shift some traffic from these routes
to parallel corridors.
Traffic Safety
Collisions were reviewed as part of the Arlington and Marysville Comprehensive Plans.According
to the City of Arlington Comprehensive Plan, between the years of January 1, 2006 and
December 31,2010 the following intersections had five or more accidents over the 5-year period
in the study area:
■ 43rd Avenue NE/172nd Street NE (SR 531)
■ 51st Avenue NE/172nd Street NE (SR 531)
67th Avenue NE/172nd Street NE (SR 531)
67th Avenue NE/188th Street NE
° 59th Avenue NE/172nd Street NE (SR 531)
Arlington-Marysville MIC Subarea Plan 41
Contents• December 2018
Traffic Operations
Intersection traffic operations at intersections in the study area were conducted as part of the
Arlington and Marysville Transportation Plans. Methodologies developed in the Highway
Capacity Manual (HCM) were used to evaluate the performance of signalized and stop-
controlled intersection with the Synchro software. The weekday PM peak hour traffic volumes
were used as the basis for the LOS assessment.
At signalized and all-way stop-controlled intersections,LOS is measured in average control delay
per vehicle and is typically reported using the intersection delay. At stop-sign-controlled
intersections, LOS is measured in delay per vehicle and is reported for the worst movement.
Traffic operations for an intersection can be described with the same range of levels of service
as roadways(LOS A through F).
The LOS standards for the AMMIC study area are described as follows:
City of Marysville LOS Standards.
LOS E"mitigated"for arterial-arterial or arterial-collector intersections along the following
corridors (LOS E "mitigated" means that the congestion should be mitigated through
improvements,transit, ridesharing,or other travel modes when the intersection falls below
LOS Q.
• SR 529/State Avenue/Smokey Point Boulevard between the south City limits and the
North City limits.
• 4th Street/64th Street NE (SR 528) between 1-5 and SR 9.
LOS D for all other arterial-arterial or arterial-collector intersections along City corridors.
WSDOT. LOS D for HSS facilities in urban areas and LOS C for HSS facilities in rural areas.
Snohomish County LOS Standards. Unlike neighboring jurisdictions, Snohomish County LOS
standards are defined based on arterial operations and not intersection LOS. Level of service
along key arterials is measured by calculating corridor travel speeds. LOS standards for key
arterials are defined by Snohomish County based on area type and arterial classification. In rural
areas LOS standards range from LOS C to LOS E depending on the roadway type. In urban areas
LOS E is considered acceptable.
City of Arlington LOS Standards.The City of Arlington has adopted LOS D or better for arterials
and collectors. In addition, the LOS D standard applies to local roads that primarily serve its
central business district or industrial areas.The City of Arlington further recognizes and adopts
the most current LOS standard along state highways, as described above.
Exhibit 5-4 below summarizes the most current (2011 for Arlington, 2014 for Marysville) existing
weekday PM peak hour LOS at MIC study intersections.
Arlington-Marysville MIC Subarea Plan 40
Contents- December 2018
As described previously, improvements have been identified along SR 531 and at key
intersections.Safety would be considered with these improvements.The City of Marysville
reports collisions based on collisions per million entering vehicles (MEV).Typically,any
intersection with a collision rate greater than one collision per MEV should be monitored.
There were no reported intersections with an MEV over one in the study area.
5.2.3 Freight Network
As a manufacturing and industrial center, the AMMIC is rooted in freight traffic. There are a
number of employers in the area generating truck traffic,as well as two railroads both operated
by the Burlington Northern &Santa Fe (BNSF) Railroad.One BNSF line runs near the 1-5 corridor
and carries both freight and passenger rail traffic. Passenger rail is operated by Amtrak.This line
runs from Vancouver,WA to Vancouver, B.C. with the closest passenger stations in Everett and
Stanwood. The second BNSF line is located on the east side of the AMMIC boundary and runs
from the City of Arlington connecting with the 1-5 mainline track at approximately 116th Street
NE in Marysville.
The majority of rail crossings are at-grade in the AMMIC.These at-grade crossings include west
of the 172nd Street NE (SR 531)/67th Avenue NE intersection, along 152nd Street NE east of 51st
Avenue NE, west of the Smokey Point Boulevard/136th Street NE intersection, and along 51st
Avenue NE south of144th Avenue NE.At-grade crossings impact the roadway system within the
AMMIC and access to the AMMIC from both Arlington and Marysville. The presence of trains
delays freight movement and increases congestion and safety issues at the crossings.As noted
previously, there is a planned improvement to provide a grade separate interchange at 1-5 and
156th Street NE,which would improve freight access to the AMMIC.
The Washington State Freight and Goods Transportation System (FGTS) is used to classify state
highways, county roads, and city streets according to average annual gross truck tonnage they
carry as directed by RCW 47.05.021. The FGTS establishes funding eligibility for the Freight
Mobility Strategic Investment Board (FMSIB)grants and supports designations of HSS(Highways
of Statewide Significance) corridors, pavement upgrades, traffic congestion management, and
other state investment decisions. The FGTS classifies roadways using five freight tonnage
classifications, T-1 through T-5. Routes classified as T-1 or T-2 are considered strategic freight
corridors and are given priority for receiving FMSIB funding.The classifications are as follows:
T-1: Over 10,000,000 annual gross tonnage (over approximately 800 trucks per day).
T-2: 4,000,000 to 10,000,000 annual gross tonnage (approximately 320 to 800 trucks per
day).
T-3: 300,000 to 4,000,000 annual gross tonnage (approximately 24 to 320 trucks per day).
T-4: 100,000 to 300,000 annual gross tonnage (approximately 8 to 24 trucks per day).
T-5: Over 20,000 gross tonnage in a 60-day period. Exhibit 5-5 shows roadways within the
MIC classified as T-1,T-2, and T-3.The roadways with the highest classification,and heaviest
amount of truck traffic,are 1-5,SR 531, 67th Avenue NE,and Smokey Point Boulevard.
Arlington-Marysville MIC Subarea Plan 42
Contents- December 2018
Exhibit 5-5 Existing Freight Corridors
Portage Craek Arlington
Wlldllta Riterve
2p1IlI fr n!
CEMETERY RD
i 9
a
188 rH ST NE"
Arlington
Municipal <
Airport
a - Gleneagk
Golf Course
u7No sr��; 531
1 NOrS u N E
A""""o
MAWrSVIttr
O
e0
2 _
O j
u q
s
C)
O N
IszNusT NE 9
O
stmwbarry
Hold
Athlet,
Complex
r.
1 Legend
1161 N•i(•�I Q MIC Boundary Stre=
Airport a Roil Crossings
Z Tribal Londs Freight Routs
C _ Porky&Open Space —T-1 (FGTS Closs)
Tulalip = 1+i koilroads T-2
Reservation�n ( Z Y/oterbodies T-3
Marysville
f1 v��
�y.a :ill E ERK
I
Source: City o;Arlinoton, 20181 City of Marysville,2018: Tanspo Group,2018
Arlington-Marysville MIC Subarea Plan 43
Contents• December 2018
5.2.4 Non-Motorized Facilities
Within the AMMIC,sidewalks are primarily provided along Smokey Point Boulevard,except from
173 Street NE to SR 530. Sidewalks are present on 51st Avenue NE/Airport Boulevard north of SR
531. Bike lanes are also provided along 51st Avenue NE/Airport Boulevard north of SR 531. As
mentioned previously, a number of planned improvement are proposed which would include
construction of sidewalk and bike facilities.
Two multi-use trails exist in the study area and include the Centennial Trail and the Airport Trail.
The Centennial Trail runs along the eastern side of the AMMIC and is approximately 23 miles
long connecting the Cities of Snohomish,Lake Stevens,and Arlington.The path is a 10-foot wide
paved trail used for walking,bicycling,hiking,and horseback riding.There is limited connectivity
between Marysville non-motorized facilities and the Centennial Trail. The Airport Trail an
unimproved walking path which runs around the Arlington Airport. Exhibit 5-6 shows the
sidewalks in the study area and the bike facilities in the study area as well as planned non-
motorized improvements.
Arlington-Marysville MIC Subarea Plan 44