Everett staff, community groups urge anti-displacement steps for Casino Road ahead of light-rail growth

Alex Brennan, a representative of the nonprofit Futurewise, told the Everett Planning Commission on Dec. 17 that affordability and residents' desire to remain in the Casino Road neighborhood were the most consistent messages heard during recent outreach.

Brennan said his group, working with the housing consortium, LISC and the community coalition Connect Casino Road, compiled seven interlocking recommendations for the city, including a targeted anti-displacement designation on the Future Land Use Map, delaying any immediate upzoning for the area until a subarea plan can be completed, and pursuing acquisition strategies for key properties.

The recommendations aim to preserve the neighborhood's existing affordability and cultural institutions while preparing for the arrival of Sound Transit light-rail and related market pressure. Brennan said, "affordability, the need for affordability as well as the benefit of the existing affordability in Casino Road was by far the most, most common thing that we heard from folks," and emphasized residents' wish to "stay in the Casino Road neighborhood."

City planning staff echoed the need to weigh displacement risk against regional housing capacity targets. York (planning staff) told commissioners staff is "hesitant about delaying zoning changes" because Everett's land-capacity analysis showed the current alternative barely meets state growth targets but acknowledged there may be legal pathways to delay to address displacement concerns.

Commissioners pressed for details and trade-offs. Commissioner Shelby asked whether inclusionary zoning would be limited to the proposed subarea; Brennan said the recommendation was to study inclusionary zoning specifically for the subarea because of its high displacement risk and that the county has already pursued similar measures near Mariner Station. Shelby raised concerns that a geographically concentrated inclusionary requirement could deter development in that neighborhood and suggested a citywide approach might be more appropriate.

Brennan and staff stressed that inclusionary zoning is not the only tool. They highlighted targeted acquisition of properties (public or nonprofit purchase), incentives for affordable housing on faith-owned land (noting a new state requirement to provide such incentives), and small-business protections such as corner-store designations tailored to Casino Road's nontraditional street patterns. Brennan said the acquisition option is particularly time-sensitive because land values may rise as transit plans advance.

Commissioners asked for additional information before deciding whether to delay rezoning or to study mandatory inclusionary zoning. Staff committed to returning with more analysis and to coordinate with ongoing subarea planning tied to Sound Transit station planning. York said the city will continue refining housing goals and policies and will bring further housing-focused draft materials back to the commission in coming months.

Ending: Staff said more work is coming. Brennan and the community groups will continue engagement; staff will digest recommendations and report back as the comprehensive-plan periodic update proceeds into the new year.