[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",5992602,"mediaKeyId","5899583-8d0bab7cf2304488c0fc4fe3131b280b","parentId",5899583,"title","Commissioners flag traffic and drive‑through concerns as redevelopment proceeds downtown","audioSeconds",943,"startMs",3240000,"endMs",4183000,"viewUrl","/Search/View?dp=1&key=5899583-8d0bab7cf2304488c0fc4fe3131b280b&start=3240&end=4183","thumbnailUrl","https://assets.pipeline.soar.com/5899583-8d0bab7cf2304488c0fc4fe3131b280b/thumbnail_3240000.jpg","articleUrl","/articles/5992602/Monroe-City/Snohomish-County/Washington/Commissioners-flag-traffic-and-drivethrough-concerns-as-redevelopment-proceeds-downtown","mediaUrl","https://secure.pipeline.soar.com/5992602-49679847d536132678b02980c721bfe6/orig.mp4?Expires=1770447741&Signature=chxDqIgPTWTpnunwNonRclDqE2K7RZ5yXIr49CLbIH9iLHcVKyWsz0YadOfn-wF8A~qgzcT1v0eJF9J9ewWey7dD~5bKgTTrai2UlySS8ObAffYISjscTG7VjIF2qsWl6rnzn1bA3udrE-kOVvHCtsS8j80GM5Vc-OW5dCv3lPp-lGhhnUPPGN~681neCWWQZkbaOeReZjO5SJuOW7AM-o5mJYX5WWg0vB2jHwklCkzU5HaMjI3woYZjQqxnMQsrfRJeSDc83VqpaJKA42E~X~pzQahFXrXtaEkDGlX1KqUpiI1J9a3lTYMbGRx0QP7SllHatKl6nxo4YxgDhTs8jg__&Key-Pair-Id=KUT5TJCACFTXG","author","Monroe City, WA","date","2025-09-10T00:00:00Z","article","Planning commissioners raised traffic and drive‑through concerns at the July 28 Monroe Planning Commission meeting, urging staff to ensure access and queuing plans will not block nearby intersections if fast‑food drive‑throughs or other high‑intensity uses redevelop downtown parcels.

Commissioner Bob recalled traffic problems in other cities after an In‑N‑Out and said drive‑through queuing can back up to the street and require mitigation. \"They will completely block traffic,\" he said, describing past experiences where long vehicle queues required lane changes and police traffic control.

Staff noted that engineering and public‑works review are part of the development process and that some mitigation is already under review. Planning staff said an access point to the Red Robin site would need to be moved east of the intersection in response to engineering concerns; staff also said Wendy’s and other proposals have triggered traffic review. Planning staff emphasized that public works may require traffic studies or access changes depending on the application and that vesting rules mean future code changes may not apply retroactively to an existing application.

Commissioners also commented on recent local traffic‑calming measures. Several commissioners described the new speed‑calming humps on Ninth and other streets as effective at slowing vehicles and said they had received generally positive public feedback, especially where children walk to school. Commissioner Mary called them a safety improvement for students.

No formal actions were taken; commissioners asked staff to coordinate with Public Works on traffic‑impact evaluations for prospective redevelopments and to consider whether code adjustments or design standards should be recommended to Council to avoid repetitive impacts from high‑queue businesses.","mediaType","Video","parentTitle","City of Monroe, WA Planning Commission - July 28, 2025 Regular Meeting","oneSentenceSummary","Planning commissioners discussed traffic impacts from proposed drive‑through restaurants, recent speed‑calming installations and the need for coordinated public‑works review; staff said engineering has already flagged access adjustments for one proposed restaurant site.","taxTitle","Monroe City, Snohomish County, Washington","taxId",71110,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5992607,"Planning staff outlines 10‑year critical‑areas update, flags new science on stream buffers",227,3288000,3515000,"/Search/View?dp=1&key=5899583-8d0bab7cf2304488c0fc4fe3131b280b&start=3288&end=3515","https://assets.pipeline.soar.com/5899583-8d0bab7cf2304488c0fc4fe3131b280b/thumbnail_3288000.jpg","/articles/5992607/Monroe-City/Snohomish-County/Washington/Planning-staff-outlines-10year-criticalareas-update-flags-new-science-on-stream-buffers","https://secure.pipeline.soar.com/5992607-f1973d357eccab55c874f5bfe6261176/orig.mp4?Expires=1770447741&Signature=PpYKJTvBxWc65IbdIS5NIwwxoR8zLa3InaXmf7G3POTtKgVvzNqy8Bb73ysH8B2uXchPH0Vk4YL61ASyKvfBytcaoYMclt~1jMTBI871LqVnrB1-vDc97CdYCDsxYcI8FSwGufgVWv3BkkIQfxEAluARpH0Z6FF1~s4pZQ2tlVIvHL49kaSSh15u9qYPtQPFX2dTFemOulS5~lE9Q1IZ2I5vxpsD5z9hcmqQSDg3JaNumB1iRUgrVyx6-EsGawXnCKENGwBaw7WurhuAbU0n9QuLBGzuXik3LyT9OZnTqyL5bn~WBIShHokArT0eK~2R2imK8nBCOPfc8df0yhFWag__&Key-Pair-Id=KUT5TJCACFTXG","Monroe planning staff updated the Planning Commission on July 28 about a required 10‑year periodic review of the city’s critical‑areas regulations and said new scientific guidance and state requirements are driving changes to how the city treats wetlands, streams and priority species habitat.

Katie, a planning staff member, told commissioners the city adopted its current critical‑areas code in 2019 and that the periodic review requires a gap analysis and alignment with best available science, including Department of Commerce guidance. She said the review will emphasize avoidance of impacts, protection of function and values for wetlands and streams, and priority species habitat. \"One of the ones that is usually very controversial has not changed. And that is the wetland, size, categories, and buffers,\" Katie said, adding staff must now give more emphasis to best available science.

Katie explained that the Department of Fish and Wildlife has introduced alternative approaches for stream protection that account for tree‑height metrics rather than only fixed buffers; she said she will meet with Department of Fish and Wildlife in about two weeks to understand applicability to Monroe. Staff cited two local examples: the city of Sammamish (which retained its buffers) and the city of Stanwood (which adopted a tree‑height standard) as cases to study.

Commissioners asked about property‑rights implications and implementation tools. Commissioner Tony asked whether the code update would include mechanisms to offset lost buildable area on affected parcels; Katie replied the city already allows site‑specific transfer of development rights to a buildable portion of the same site and that density bonuses and translations to buildable area exist, but she expects some code modifications as part of the update.

Katie said she is preparing a packet of proposed amendments, definitions and sources for the commission’s Aug. 11 meeting and that staff will document the scientific sources and coordinate with state agencies before sending recommended changes to the state. She also said she is drafting a new section to address invasive species control on critical‑area tracts and noted tree removal rules and arborist findings will apply to hazardous trees and emergencies.

No formal actions were taken at the meeting; the item was an informational update and staff requested direction and feedback as it prepares a draft ordinance and supporting documents for later public hearings.","Planning staff told the commission the city’s 10‑year review of critical‑areas regulations will emphasize best available science, new Department of Fish and Wildlife guidance on buffer methods and added invasive‑species language; staff plans further outreach and a packet to commissioners on Aug. 11.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5992613,"Monroe planning commission reviews public input favoring hybrid festival lot with parking",3039,198000,3237000,"/Search/View?dp=1&key=5899583-8d0bab7cf2304488c0fc4fe3131b280b&start=198&end=3237","https://assets.pipeline.soar.com/5899583-8d0bab7cf2304488c0fc4fe3131b280b/thumbnail_198000.jpg","/articles/5992613/Monroe-City/Snohomish-County/Washington/Monroe-planning-commission-reviews-public-input-favoring-hybrid-festival-lot-with-parking","https://secure.pipeline.soar.com/5992613-eb776821a11113ccd03235bfcf42386c/orig.mp4?Expires=1770447741&Signature=RS-62YXT2LV~MRjIMjSWhRKJo3Tm5BZclASC-Z5Lful6T3ncXURxQDG64LsYv-IJ3Ud69ubw4i0GcwsqumW0mKzWziHstE2EHMGE7MgF~1Vejc4KMwQsLt3YDqNF9E4-6f-haR1l2VyIi~UuLv6qBT-gLnyZo8MnG49ljY4YL-vUo9Fio6C5TWR-7FwXMR6m-9vBIejy288sM-VqDd3Hei4J1aPHm9dkkwRmAMnx9-RJeU9e9y0rHrsIpxoFoKGRld2ic-VNxKy1jwO41bvpageujKWZssQmME5oBr7C0RG0wN0mJBjFT8sLHovUTq2vASiWjotNaGnA4Gs~LHFX8Q__&Key-Pair-Id=KUT5TJCACFTXG","The Monroe Planning Commission on July 28 heard a summary of public engagement on a proposed downtown “festival lot,” with city economic development coordinator Patrick Doherty reporting that 365 people responded to the June survey and that respondents most often favored a concept that balances open plaza space with a small building and the most parking.

Doherty said the city purchased two properties in December 2023 for the future festival lot and that staff and an architect developed four conceptual options ranging from minimal change to a large town‑square. \"We had 365 respondents,\" Doherty told commissioners, and \"the public expressed a clear preference for option 3,\" a concept that scrapes the site, provides a small retail/visitor center building and about 35 parking spaces.

The discussion mattered because commissioners and the public emphasized competing goals: create a flexible, year‑round gathering place with restrooms and shade while retaining enough parking for downtown businesses and event users. Doherty summarized engagement activities: two in‑person open houses on June 12 and 18, two farmers‑market outreach days, a project webpage and an online survey open throughout June.

Commissioners asked staff to consider variations and hybrid concepts rather than treating the four illustrations as final designs. Commissioner Brandy said parking ranked lower in one survey question but expressed concern the plurality for option 3 may not reflect a decisive majority, noting the total sample was 365. \"Parking was ranked number fourth on that,\" Brandy said, adding that some amenities suggested—such as a splash pad or EV charging—might be better located elsewhere (she pointed to Travelers Park as an example).

Other commissioners stressed safety, year‑round activation and flexible programming. Commissioner Tony argued that building design and an active presence matter for perceived safety, saying, \"what made people feel safe is something that attracted a lot of people,\" and supported a visitor‑center role if it created steady presence and indoor restrooms. Several commissioners suggested design tweaks to increase parking without losing plaza functionality; Commissioner Bob proposed a midpoint between the large open option and the more parking‑oriented option.

Doherty said option details include approximate parking counts: option 2 about 30 spaces, option 3 about 35 spaces and option 4 about 15 spaces, and emphasized the concepts are illustrative rather than final designs. He also noted ideas raised by the public: shaded/covered areas, public restrooms, family‑friendly programming, small retail/pop‑up kiosks and potential EV charging to attract highway travelers on US 2.

On next steps, Doherty said staff will compile board and commission feedback and present the results to the Parks Board and then to City Council in September. Council could either select a preferred concept, request a hybrid, or direct schematic design. If Council approves schematic design, Doherty said schematic design work could begin in 2026 subject to budget approval.

No formal vote on a festival‑lot concept occurred at the meeting; commissioners provided feedback for staff to include in materials that will go to Council.","City staff told the Planning Commission that 365 survey respondents most frequently supported an option that balances open plaza space with a small building and the most parking; commissioners pressed on parking, visitor-center roles and next steps toward Council review.","actionData","errors"]

Article not found

Commissioners flag traffic and drive‑through concerns as redevelopment proceeds downtown

Planning staff outlines 10‑year critical‑areas update, flags new science on stream buffers

Monroe planning commission reviews public input favoring hybrid festival lot with parking