[{"_1":2,"_122":-5,"_123":-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",[32,75,86,98,110],{"_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",6316530,"mediaKeyId","2376657-864636a91df518382488dee69731e1a9","parentId",2376657,"title","Planning director reports upcoming council review of revised Lakeview Flats development agreement","audioSeconds",159,"startMs",3471000,"endMs",3630000,"viewUrl","/Search/View?dp=1&key=2376657-864636a91df518382488dee69731e1a9&start=3471&end=3630","thumbnailUrl","https://assets.pipeline.soar.com/2376657-864636a91df518382488dee69731e1a9/thumbnail_3471000.jpg","articleUrl","/articles/6316530/Lake-Stevens/Snohomish-County/Washington/Planning-director-reports-upcoming-council-review-of-revised-Lakeview-Flats-development-agreement","mediaUrl","https://secure.pipeline.soar.com/6316530-4df55f26a8734373408fddb93d1410a2/orig.mp4?Expires=1771172845&Signature=nklCmmpwB2enQ-Ql4-yxNVUuV0wR-ASaqPQKMsru6j57DH2N2dfhgOPn7rTOQHozUQGOOLuSCHTOsDhcYEnnx0Ql3KADoUT2EkoDZVo-EBN~x5aB8YhaJc0j9l4e8gTHneU8mL1pQelb1v-fjToJitFIa5jb5CrPkTvgIbxCB-AoX7yxrJww7q7StDrg12GOYEkhjnJwVk4r0kNbeun40q7VEDlyw0VB-JCckqC6IZB9Og8~NmQb61hYWaUrqvRAzVBLId8V4hjDTYQAgbMYGWb1MZat~GvVVVDWPjAMfSD8L2mng0qkDJRJutZli-9uYSOlutpYW4MJ5tWw3eKkhg__&Key-Pair-Id=KUT5TJCACFTXG","author","Lake Stevens City, WA","date","2025-02-22T21:35:39.59Z","article","Planning Director Christy Schmidt reported to the commission that the Lakeview Flats project, located immediately south of the meeting venue, will return to the city council next week with a proposed new development agreement for a smaller two-story building with an elevator and a single tenant. Schmidt invited commissioners and interested parties to attend the council meeting for that discussion.

Ending
No action was taken by the Planning Commission on the development agreement during the meeting; the item was an informational report about the council agenda.","mediaType","Video","parentTitle","Planning Commission Meeting of February 19, 2025","oneSentenceSummary","Planning Director Christy Schmidt notified the commission that the Lakeview Flats development team will present a revised development agreement to the city council for a smaller, two-story single-user building.","taxTitle","Lake Stevens, Snohomish County, Washington","taxId",53861,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6316535,"Planning commission: minutes approved, unexcused absence granted for Commissioner Morton",0,206000,"/Search/View?dp=1&key=2376657-864636a91df518382488dee69731e1a9&start=206&end=206","https://assets.pipeline.soar.com/2376657-864636a91df518382488dee69731e1a9/thumbnail_206000.jpg","/articles/6316535/Lake-Stevens/Snohomish-County/Washington/Planning-commission-minutes-approved-unexcused-absence-granted-for-Commissioner-Morton","https://secure.pipeline.soar.com/6316535-2c53c9401342e0f35ee1eff1ab875a03/orig.mp4?Expires=1771172845&Signature=N4Eoy-2PKsSIM~TpRfL-h8BHUBK01V-5Qv8WMgHibC~Tl4UA1r60aGHxfOzJFy4nHvNqBIBfUQnfAv6vlVvH9uaSA4sSOz8RmU7d5cjEXHgJYoMw1t6O5qOlyCsAjkpR246wvGlat0aWFWlbNzfhn6i7Won5NJUox8doAkUUIT3TrxB95qHMEPGmhJo1PXCyhbJ5QjqkFVOp0QQf7ffPoVZCUaRFJ-Vyi2gHuXskXrFx-Bg3m2a2njSID0h26zW6B8a4820E-CkzFlWeJcypMhB1J1~byk11e4i~n2Njj8YJfvAjWHS3dcqH8jrRLfRR7Y~cGvfGATKj68TaFFyFFQ__&Key-Pair-Id=KUT5TJCACFTXG","At the start of the meeting the Planning Commission approved the minutes from the previous meeting. Commissioner Packard moved to approve and Commissioner Connor Davis seconded; the motion carried with voices of “Aye.”

During the meeting, the commission approved a motion to record Commissioner Morton’s absence as unexcused. The motion to mark Commissioner Morton unexcused was moved by Commissioner Doerr and seconded by Commissioner Connor Davis; the commission voted in favor.

At the end of the meeting, the commission voted to adjourn. Commissioner Connor Davis moved to adjourn and a second was recorded; the motion passed by voice vote.

Ending
No roll-call tallies were recorded in the transcript; outcomes are recorded as passed by voice vote in meeting audio and transcript.","The Planning Commission approved the meeting minutes, granted an unexcused absence for Commissioner Morton and later voted to adjourn; movers and seconders were recorded in the meeting transcript.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6316540,"Planners announce 2025 update to critical areas ordinance, including aquifer protection and riparian science",572,2648000,3220000,"/Search/View?dp=1&key=2376657-864636a91df518382488dee69731e1a9&start=2648&end=3220","https://assets.pipeline.soar.com/2376657-864636a91df518382488dee69731e1a9/thumbnail_2648000.jpg","/articles/6316540/Lake-Stevens/Snohomish-County/Washington/Planners-announce-2025-update-to-critical-areas-ordinance-including-aquifer-protection-and-riparian-science","https://secure.pipeline.soar.com/6316540-24d267cd47e219c16c74770827dedfe3/orig.mp4?Expires=1771172846&Signature=MnWhLitfFFJhcxVNaX3y2cTaJjnLUXoUuY6vq5PAifmmVGt-DHy9Ch73Ku-mNbGzHxHqlEi63z9pngNCuNkzi3xFh1A5uDULacn9Ag18H9cyBj2TPYwfzKYUsVzB1ZdJ6S9oijS8Xu-TdXmBWswDEnodnRuOqt0Q5MAHgx0LkouplQ88HIWTNxosRQLXjW36F1LalUXoz--oPoi4odF8MY7EQTyuFiv3edZpdtHMO2BcFN0vvPoVp4LvzT10wXHm8kog~7XUHsRiF52qqJ84Ct4cFDEANZ7aAjmFVAVYKy--oHA2SJsx-gQrsYSecHO1-Q-~eafaHTTu7~K3gz93xQ__&Key-Pair-Id=KUT5TJCACFTXG","Senior Planner David Levitan told the Planning Commission that the 2025 code work program will include a required update to the City of Lake Stevens’ Critical Areas Ordinance (CAO) to incorporate best-available science on wetlands, riparian areas, geologic hazards, frequently flooded areas, and critical aquifer recharge areas (CARA).

Scope and legal context
Levitan said state guidance extended the statutory CAO update deadline to Dec. 31, 2025 to allow jurisdictions more time for technical analysis following their comprehensive-plan periodic updates. The CAO update must review best available science on buffers and riparian function and add a section for critical aquifer recharge areas; the county’s wellhead protection data show potential recharge areas that extend into the city’s northeast quadrant.

Technical work and outreach
Staff said it will finalize and publish a request for proposals for consultant assistance (wetland biologists, geotechnical and stream specialists) and will coordinate a public participation plan. Levitan said the city will draw on existing county and neighboring-jurisdiction ordinances but must complete city-specific analyses and rules that balance environmental protection and economic development in industrially zoned areas near aquifer protection zones.

Why it matters: CARA and riparian rules
Levitan said critical aquifer recharge-area regulations will affect land-use standards where wellhead protection areas overlap city limits. He cautioned that stringent restrictions could limit industrial-area development if not balanced with economic goals. The update will also account for revised riparian guidance from the Washington Department of Fish and Wildlife (WDFW).

Next steps
Staff will issue an RFP for consultants, prepare a public participation plan (incorporating the outreach suggestions discussed earlier), and check in periodically with the Planning Commission and City Council as the technical work proceeds. Levitan said staff intends to front-load scoping and stakeholder engagement before substantive code drafting.

Ending
Commissioners asked about coordination with Snohomish County and about how the city will balance environmental protection and industrial land-use objectives; staff said county data will inform city-specific analysis and that the consultant scope will reflect local conditions.","The city will update its Critical Areas Ordinance (CAO) in 2025 to incorporate best available science on wetlands, streams, steep slopes, frequently flooded areas, and critical aquifer recharge areas; staff will issue an RFP for technical consultants and coordinate public outreach.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6316545,"Planning commission previews 2025 comprehensive-plan docket; March 5 ratification hearing scheduled",611,1999000,2610000,"/Search/View?dp=1&key=2376657-864636a91df518382488dee69731e1a9&start=1999&end=2610","https://assets.pipeline.soar.com/2376657-864636a91df518382488dee69731e1a9/thumbnail_1999000.jpg","/articles/6316545/Lake-Stevens/Snohomish-County/Washington/Planning-commission-previews-2025-comprehensive-plan-docket-March-5-ratification-hearing-scheduled","https://secure.pipeline.soar.com/6316545-aa31a5fb54f02800ae26469b76e7524f/orig.mp4?Expires=1771172845&Signature=oi6ZqczGEUzNsdaSUpVAcOl8wetZRQJamGx2jYMoVlVueYQH7hcFXN8YOm1QPUsQZZ6Zh5vKJYG9cgCGGSAoPjlIQGSJ0Itk5G9gHsnWW9q9g7~R3V14pZpJoPEEGk6kE5DWFMjnaxdZcUw8ph40zHJop7czqn3YqBbX958pXrRQBhuyqph4T~rgoNr8GyXAG5RIXxUUrVTjmcEAhPUyyhnfbWCcnDn5C2A3jjQeQGRhWcHs43-5jBB~yhOz7q2px44RTdxAo~B6utp79qRhMHYKYEhTfXYS8TLmnwvkYcFtasvzMbQoZ2gFCvR7y0mHt4cu6n12VkEGdLpkwqPF7g__&Key-Pair-Id=KUT5TJCACFTXG","Senior Planner David Levitan briefed the commission on the 2025 comprehensive-plan docket, which staff framed as a primarily city-initiated package after no citizen-initiated amendments were submitted during the public window.

What’s proposed: staff said the docket will include two minor map changes to city-owned parcels (a waterfront-residential parcel that contains a sewer lift station and two parcels adjacent to Fire Station 81) to align land-use designations with current public uses and zoning; updates to three subarea plans (Downtown Lake Stevens, Lake Stevens Center and 20th Street SE corridor); the annual update to the capital facilities element (6- and 20-year CIP tables); and a parks, recreation and open-space (PROS) plan update needed for state grant eligibility.

Schedule and process: Levitan said the Planning Commission will hold a public hearing on docket ratification on March 5 and forward a recommendation to city council, which is scheduled to hold its public hearing on March 11. Levitan emphasized that ratification sets the year’s work program; substantive analysis and additional public comment opportunities will follow during the year before any ordinance adoption.

Why it matters: docket items that advance through the process can change land-use designations, zoning consistency, capital project priorities, and the city’s eligibility for park grants. Levitan said policy work on subarea plans will ensure those plans are aligned with the recently adopted comprehensive plan and that the parks element update will be coordinated with the parks and recreation department’s PROS plan due by December 2025.

Ending
Levitan invited commissioners to propose additional items for the docket before the March 5 ratification hearing and said staff will prepare the required analysis of ratification criteria if the commission supports the proposed docket.","Staff described a largely staff-initiated 2025 docket that will include minor map corrections for two city-owned parcels, updates to three subarea plans and a parks/PROS planning effort; the commission will consider docket ratification at a March 5 public hearing and the city council will hold a March 11 hearing.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6316550,"Lake Stevens planners outline concurrency, traffic-impact fee and parking code updates",1728,311000,2039000,"/Search/View?dp=1&key=2376657-864636a91df518382488dee69731e1a9&start=311&end=2039","https://assets.pipeline.soar.com/2376657-864636a91df518382488dee69731e1a9/thumbnail_311000.jpg","/articles/6316550/Lake-Stevens/Snohomish-County/Washington/Lake-Stevens-planners-outline-concurrency-traffic-impact-fee-and-parking-code-updates","https://secure.pipeline.soar.com/6316550-ba5d7dd1d59478234c8f1565b9c4c507/orig.mp4?Expires=1771172845&Signature=dZGZmuTl0VcX6TRuMiQPE~wXVosoFGzOMN3QNwpHWpPkerQGUtFO4E~Cf~UPwdxjRDXgNWZmKcqQkV9g6BXR2YHnQ5B10Ug8OYwz6sSgL8cu8ZlF1k7aC4YkIg6xV8o--7w9wqLbSzIg6Y-jOGRh2gy1YuVQuewLj37uow7LkrstoNVFebXNhgzjGI80bfuCA4ouOuY4AnfgNFxhGL3Vsfg3BG6fVPiz0IYkACAGz2DbYHGqI0PkA0NM9QQx4oVY4HUSQ~bp9dM7cvhDYSZ8GoLLYW4eTp3JP2lbAzCghiu~hfYK8bxsuOPtn-fwy9L0wK3B84O3AqpiJl~t9hzzTQ__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff told the Lake Stevens Planning Commission that a coordinated update of concurrency rules, street and parking regulations, and traffic-impact fee methodology will begin in 2025 to implement the city’s recently revised comprehensive plan.

Senior staff said the updates will align municipal code with the Growth Management Act (GMA) requirement that public facilities and services necessary to support development be adequate or have a financial commitment in place within six years. “It’s the twelfth goal of GMA. It ensures that public facilities and services necessary to support the development … shall be adequate or that financial commitment is in place to complete the improvements or strategies within 6 years,” Planning Director Christy Schmidt said.

Why it matters: concurrency rules and the capital improvement plan (CIP) determine whether new development can proceed or must fund mitigation. Staff said the updates will clarify when developers must pay their proportionate share of traffic improvements, modernize impact-fee methodology using current ITE (Institute of Transportation Engineers) trip generation data, and resolve inconsistencies between the city’s Engineering Design and Development Standards (EDDS) and municipal code.

Staff overview and schedule
Planner Christy Schmidt told commissioners the package includes a concurrency management chapter, updates to streets and sidewalk standards, a parking chapter, and a traffic mitigation impact-fee methodology. The city retained Transpo to provide technical work on impact-fee methodology and concurrency options. Schmidt said the commission can expect strikeout/redline drafts of the concurrency chapter and the traffic mitigation fee worksheet at upcoming meetings and that staff hopes to front-load the work in spring to complete the code changes within six to eight months.

Key policy points and constraints
- Staff said the city will adopt the comprehensive-plan levels of service and a multimodal level-of-service standard for multiple modes and public services and then update code to reflect those standards. Schmidt emphasized that developers are required to mitigate only the proportionate share of new development impacts; they are not required to correct preexisting deficiencies.
- The update will integrate the latest ITE trip-generation rates into the traffic-impact fee work and produce a citywide tracking matrix for development trips to better monitor cumulative impacts.
- Staff noted a pending state legislative proposal on parking regulation; the city will await the Legislature’s action before adopting local parking changes to avoid duplicative work.

Public outreach and stakeholder engagement
Staff asked the commission for input on outreach methods. Commissioners recommended direct mail to affected households, civic Facebook groups managed by the city account for official notices, school distribution channels (Peachjar) for school-area issues, neighborhood-targeted outreach in newly annexed areas, survey QR-codes on land-use notice signs, and a possible quarterly printed newsletter. Commissioner Connor Davis and others suggested a city-branded post or mailer to signal official information and to reduce rumor-driven responses.

Implementation details and follow-up
Staff reiterated coordination with public works on EDDS updates and said public-works staff have a separate consultant agreement to align design standards between departments. Schmidt said staff will present a concurrency chapter and a traffic mitigation impact-fee update at the commission’s next meeting and welcomed emailed suggestions about outreach and detail level in staff summaries.

Ending
Schmidt and senior planner David Levitan said the updates aim to provide predictable development regulations for applicants while ensuring the city meets GMA concurrency obligations and maintains a current CIP. Commissioners gave initial outreach suggestions that staff said they would incorporate into the public participation plan.","City staff presented a plan to update concurrency rules, traffic mitigation impact fees, parking regulations and related street standards to align municipal code with the recently adopted comprehensive plan and state Growth Management Act requirements.","actionData","errors"]

Article not found

Planning director reports upcoming council review of revised Lakeview Flats development agreement

Planning commission: minutes approved, unexcused absence granted for Commissioner Morton

Planners announce 2025 update to critical areas ordinance, including aquifer protection and riparian science

Planning commission previews 2025 comprehensive-plan docket; March 5 ratification hearing scheduled

Lake Stevens planners outline concurrency, traffic-impact fee and parking code updates