Development review process

For most development projects within the City, staff requires the applicant to submit a request for a pre-application. This process allows all applicable staff and agencies to review the proposal before too much time and money is invested.

Click here Version OptionsDevelopment review processHeadlineLand Use Review Flowcharts to learn more about the pre-application process or to apply.

Once the project's pre-application is completed, the applicant can begin to submit for the formal application. 

Depending on the scope or type of the project, different submittal requirements would be needed, such as Traffic Impact Analysis, Critical Area Assessments, or Geotechnical Reports. Each permit type requires the applicant to complete the Land Use Application as well as any permit specific checklists.

Once a formal application is submitted to the City Planning Department, staff has 28 days to determine if the application is complete for processing. If all the materials are determined to be acceptable, a Letter of Completeness is issued and the project is routed for review and public comments.

At this point in the review process, the development is primarily being reviewed for land use compliance with the development standards of the City's zoning code. A cursory review of the provided civil plans is performed, but a formal and thorough civil plan review is completed as a separate process - see Tab 3 - Civil Plan Review, to learn more.

Per code, final land use decisions must be rendered based on the timelines outlined in MMC 22C.010.010, except as provided in MMC 22G.010.200(1).

To learn more about the different levels of Land Use Review, please see the below handouts:

• Land Use Permit Review - Administrative
• Land Use Permit Review - CD Director Review
• Land Use Permit Review - Public Hearing

As of January 1, 2025, all land use applications must be submitted through the PERMIT PORTAL.

Click here  Version OptionsSubmitting Building Permits or Land Use Applications Headlineto learn more about the Land Use Application Portal Procedures or to access supplemental forms and handouts.

NOTE: If the land use application you are looking to apply for is not identified in the PERMIT PORTAL, please reach out to LandUseSubmittals@marysvillewa.gov for further assistance.

We understand that your time is important. A concurrent review of the Planning/Land Use Review and Civil Plan Review is feasible. However, the City does require that the project go through at least one round of Land Use Review before the formal Civil Plan Review can begin. The reasoning for this is to ensure that any major revisions or issues be addressed before the detailed engineering design review starts.

The Civil Plan Reviews, which can include: stormwater facilities, underground utilities and road systems, are submitted as a Land Disturbing Act (LDA) Permit and are reviewed by the Development Services Division of the Public Works Department. These plans are required to be engineered (unless otherwise determined by the City Engineer or his/her designated assignee) and must be stamped/signed by a professional WA State certified Engineer.

Once the Civil Plan Review application is made, the plans are routed to applicable City staff for review. This process is to ensure general conformance with the applicable City of Marysville codes and ordinances.

Grading and Clearing Permits must be submitted through the online PERMIT PORTAL.

Email MSVLPermits@marysvillewa.gov with questions or if assistance is needed while submitting.

The following forms and guidelines can aid in the preparation and application for Civil Plan Review:

• Civil Plan Preparation Guidelines 
• Drainage Report Preparation Guidelines

After the Civil Plan Review is completed and the City has issued Construction Plan Approval, site construction can commence. This typically includes the installation of internal road ways, utilities, City street frontage improvements, installation of stormwater facilities, building site preparations, and the construction of approved model homes.

To break ground, the applicant must apply and coordinate a Pre-Construction Meeting. This on-site meeting allows for the applicant/ contractor/ developer to go over the approved Civil Plans and understand how the construction inspection process will operate.

• Pre-Construction Meeting  Application & Checklist
• Right-of-Way Permit Application

For subdivisions, once the civils are approved and on site construction is substantially complete, the applicant/developer may apply for final approval review.

Final Land Division Submittal Process

When can I submit building permits for model homes?

Once the final subdivision has been submitted for review, building permit applications may be applied for to start construction of model homes. Each preliminary subdivision may permit up to (9) model homes. To apply for model homes, compliance with the following is required:

•  A hard-surfaced roadway to and abutting all model homes shall be constructed to standards determined by the city engineer or designee
• Operational fire hydrant(s) must be available in accordance with the International Fire Code
• Submittal of a site plan, stamped by a registered civil engineer or licensed surveyor, delineating the location of each structure relative to existing and proposed utilities, lot lines, easements, roadways, topography and critical areas  
• Approval of water, sewer and storm sewer extension plans to serve the proposed structures 
• Execution of an agreement with the city saving and holding it harmless from any damages, direct or indirect, as a result of the approval of the construction of model homes on the site 

If the above items have been demonstrated, residential building permits for each model home may be submitted.

All building permit applications must be submitted through the PERMIT PORTAL.

NOTE: No model home may be granted Certificate of Occupancy until the final subdivision has been approved by the City and recorded with the Snohomish County Auditor.

If the project does not include land division and has been granted site plan approval, when do I apply for building permits?

Once the project has completed the 1^st round of technical civil construction plan review, building permits may be applied for. The reasoning for this is to limit unnecessary and additional reviews of the building plans if there happen to be significant changes required to the civil construction plans. 

Submitting for building permits once the civil plan review is farther along, will increase the likelihood of a streamline and expedited building permit review process.