[{"_1":2,"_87":-5,"_88":-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],{"_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",6243454,"mediaKeyId","3238615-b751cea3f874810703b792e4c81dd900","parentId",3238615,"title","Lake Stevens staff: 2019 design guidelines largely meet new state standard; minor code tweaks and clearer procedures planned","audioSeconds",1664,"startMs",2336000,"endMs",4000000,"viewUrl","/Search/View?dp=1&key=3238615-b751cea3f874810703b792e4c81dd900&start=2336&end=4000","thumbnailUrl","https://assets.pipeline.soar.com/3238615-b751cea3f874810703b792e4c81dd900/thumbnail_2336000.jpg","articleUrl","/articles/6243454/Lake-Stevens/Snohomish-County/Washington/Lake-Stevens-staff-2019-design-guidelines-largely-meet-new-state-standard-minor-code-tweaks-and-clearer-procedures-planned","mediaUrl","https://secure.pipeline.soar.com/6243454-8287a19e00a87090bc82ea9ee4d7b629/orig.mp4?Expires=1770448179&Signature=BztKPoIZsAyGolOifnOTdRhGd-qNhiq9nuLmujA0MoTvLdocM-qXQnQHtiEq6e29kaKXJx2ymP5-k70uzffQJ~iIl~bpCc4pHOEiPsG29D2vTf10cOBQ1jTzaw1I-p4zJhdrdKADwL0n0RN8lgX80NQQEzYilVI6f3aLC-gf1LBzEymtn97sKRHSiMLfcJh65ISM~qcqGu1yESh8ld5pIkc0XwQHJLLK76Fqjl2-YMFsK0XsGd0FgPe~SzUwCB-MDnRqbo~WlNMxzNq9BZDnCDaohNVaAvyZmFCQzEW358CNIXPrrDgSIdfhzyzcD58kj1VyqFpiCSPb6g1TGSqP2w__&Key-Pair-Id=KUT5TJCACFTXG","author","Lake Stevens City, WA","date","2025-05-08T17:20:13Z","article","On May 7, 2025, Lake Stevens planning staff reviewed proposed code and guideline revisions to comply with House Bill 1293, a 2023 law that requires local design standards for exterior building design to be clear and objective and prevents design review from being used to reduce a project’s density, height, bulk or scale.

David Levitan, principal planner, told the Planning Commission that the city’s 2019 update to its design guidelines and the elimination of a volunteer design review board left Lake Stevens in a relatively strong position. \"If you look through [the 2019 guidelines],... I would consider almost all of that... generally compliant with 12‑93,\" Levitan said, adding that staff proposes limited code changes to clarify definitions, explicitly state that design review is an associated land‑use determination processed concurrently with permits, and remove subjective terms from the development code.

What the changes would do: Staff identified a short list of edits (included as tracked changes in the packet) and recommended clarifications including a definition of design review focused on exterior building design, an explicit requirement that design review proceed concurrently with land‑use applications, and a clarification that no more than one public meeting may be required. The changes, staff said, are intended to provide developers clearer, predictable routes to approval while meeting the law’s prohibition on using design review to limit density or height.

Commission reaction was mixed but constructive. Commissioner Packard said the guidelines are detailed and might already be too prescriptive in places; \"it's too prescriptive as far as I would see... is that because we feel like that level of detail is needed to be compliant with the law, or because we're trying to protect ourselves as a city?\" Commissioner Packard asked. Planning Manager Christy Schmidt, who helped draft the guidelines, explained the detailed, menu‑style approach was deliberate to give applicants clear options and reduce subjectivity: \"...it was a conscious attempt... to provide enough level of detail and prescriptive standards that gave an applicant a menu of options.\"

Other discussion items and clarifications included:
- Applicability: Staff said design review currently applies citywide to multifamily residential, civic/institutional, commercial and industrial projects but not to single‑family residential; Commissioner Morton asked for confirmation that multifamily is included.
- Public meetings: Under HB 1293 staff recommended clarifying that jurisdictions may not require more than one public meeting for design review; city practice already makes design review a Type 1 administrative review with an optional public meeting that is rarely requested.
- Exceptions process: The guidelines already contain an exceptions/alternatives chapter. Levitan and Christy Schmidt confirmed applicants can propose alternative design solutions and staff can evaluate them against clear standards rather than require a legislative amendment.

Next steps: Staff will refine specific code language, remove or soften provisions identified by commissioners as overly prescriptive (for example very specific roof‑pitch language), and bring a consolidated process‑code package back to the commission for review. No changes were adopted at the May 7 meeting; the item is part of the broader process‑code update work program that staff expects to complete by year‑end to align with other 2024 comprehensive‑plan implementation tasks.","mediaType","Video","parentTitle","Planning Commission Meeting of May 7, 2025","oneSentenceSummary","Planning staff told the commission that the city’s 2019 design guidelines are mostly consistent with House Bill 1293’s requirement for clear and objective exterior design standards, and recommended limited amendments to clarify process, limit subjective language and require concurrent review.","taxTitle","Lake Stevens, Snohomish County, Washington","taxId",53861,"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},6243458,"Lake Stevens planners begin rules to protect drinking-water aquifers",1587,243000,1830000,"/Search/View?dp=1&key=3238615-b751cea3f874810703b792e4c81dd900&start=243&end=1830","https://assets.pipeline.soar.com/3238615-b751cea3f874810703b792e4c81dd900/thumbnail_243000.jpg","/articles/6243458/Lake-Stevens/Snohomish-County/Washington/Lake-Stevens-planners-begin-rules-to-protect-drinking-water-aquifers","https://secure.pipeline.soar.com/6243458-204c2b66e992b1763425a3886fe1106f/orig.mp4?Expires=1770448179&Signature=VFt~WuR-IyaJ~3ZFcKc9GktJC2taNS5iFjnwWKpoQUPGSQYQN7ZPxWgKFq9BNUg3E7IAvHWKtghLftRYUaHWLQ56w6LWJzKe-s2AARLBeew3x9GFG9S1hmduc-sYwgzzmT29SFhwwNfDG4FXv42E82sBxNugkNBcq2HzPhvjTfZ7te8vdbAM~0etMESzCb~mmLHrKJT3CYrdY51wbaEgH6MUSX2j6K4SCr-daeL5WNPeS06fPqBFriY2dGTgby7GwO2Mdb0TuJDX6h3NTRPm6wAyeG1YbD08iaVqhtrW4aSG36d1zomscoah9Dq63op9LEAZexp~eHjx1VJ-FA45-g__&Key-Pair-Id=KUT5TJCACFTXG","On May 7, 2025, the Lake Stevens Planning Commission received an initial staff briefing on updating the city's Critical Areas Ordinance to identify and regulate critical aquifer recharge areas, or CARAs, intended to protect groundwater used for potable water.

David Levitan, principal planner, told commissioners the update will use best-available science and mapping to identify wellhead protection zones, categorize them by contaminant travel time and then propose land‑use regulations tied to those categories. \"The goal of establishing CARAs is to protect the functions and values of groundwater supply by preventing pollution and maintaining supply throughout what are called wellhead protection areas,\" Levitan said.

The work will rely on a consultant to complete mapping, hydrogeologic analysis and a best-available-science review. Levitan said Snohomish County has already mapped several group A water sources adjacent to the city and that some wellhead protection zones have been categorized as a 10‑year travel time; the city must perform a city‑specific analysis. \"We're in the process of finalizing a contract with a consultant to help us out,\" Levitan said, noting the mapping will show where travel times are short and stronger land‑use restrictions may be needed.

Why it matters: CARAs are an explicit critical area recognized in the Growth Management Act and local rules must address them. Staff told commissioners the updates are intended to prevent contamination of drinking‑water wells and to meet a year‑end deadline for local code changes. The changes could affect permitted uses inside mapped wellhead protection zones and may require hydrogeologic reports for some activities.

Key technical and policy points discussed included:
- How CARA categories are set: Levitan explained categories generally reflect estimated contaminant travel time from a site to a well (for example 6 months, 1 year, 5 years, 10 years), and that travel time depends on soils, topography and aquifer depth.
- Who is most affected: staff said the highest focus is on group A water systems (\"groundwater supplies with 15 or more connections,\") and showed county mapping for water sources just outside the city's northeast boundary. Levitan noted many local wells serve fewer users but must still be evaluated.
- Range of regulatory tools: jurisdictions can prohibit certain uses in close‑in zones, impose conditions on others, or require hydrogeologic reports as part of permit review. Levitan summarized the common sequencing used in critical‑areas regulation: avoidance first, then minimization, then mitigation.
- Interaction with existing businesses: Commissioner Huxford and others asked whether established businesses in the mapped area would immediately be required to retrofit. Director Wright said existing businesses generally would retain nonconforming status and the city would not go site‑to‑site demanding immediate upgrades; compliance would normally be required at redevelopment or for major alterations. \"No — the city is not gonna go out to each business and tell them that they need to bring their sites up into compliance,\" Director Wright said, adding that many activities are already covered by Department of Ecology permits.
- Community engagement and timing: staff proposed targeted stakeholder outreach in the industrial area but commissioners urged broader public notice as well. Commissioner Packard recommended postcards to property owners in affected areas; Commissioner Jennifer Davis asked whether mailings would be feasible given the likely small number of directly affected parcels.

Staff next steps and constraints: Levitan said the consultant will complete mapping and an assessment of site conditions and contaminant pathways. That technical work will form the basis of any list of prohibited or regulated uses and any permit conditions. He reiterated the city must update the CAO to address CARAs by Dec. 31, 2025 and that staff will return with an engagement plan and initial best‑available‑science results before drafting final code language.

The discussion produced direction (not a formal vote) for staff to finalize the consultant contract, begin the best‑available‑science mapping and prepare an outreach plan that balances targeted mailings to directly affected stakeholders and broader community notification. No ordinance or formal regulatory changes were adopted at the May 7 meeting.

Looking ahead: staff said the CARA work will dovetail with an ongoing industrial‑area subarea discussion and the 2024 comprehensive plan implementation tasks. Commissioners asked staff to be sensitive to business impacts and the potential for state or other agency permits to be triggered by new local requirements.","City planning staff told the Planning Commission on May 7 that they will hire a consultant to map and categorize critical aquifer recharge areas (CARAs) and propose draft regulations by year-end to bring the Critical Areas Ordinance into compliance with state law and protect wellhead areas.","actionData","errors"]

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Lake Stevens staff: 2019 design guidelines largely meet new state standard; minor code tweaks and clearer procedures planned

Lake Stevens planners begin rules to protect drinking-water aquifers