Everett staff advances inclusionary-zoning proposal, expands neighborhood commercial allowances on Casino Road

Everett Planning Director York Siemens Wachita told the Planning Commission on March 18 that staff have revised the comprehensive-plan draft to move inclusionary zoning from “explore” to “implement” for South Everett and to expand where small-scale neighborhood commercial uses would be allowed on West Casino Road.

The change to the housing element follows recommendations from Local Initiatives Support Corporation (LISC), FutureWise and the Housing Consortium, Siemens Wachita said. He identified inclusionary zoning for South Everett — an area flagged in regional displacement-risk maps — as “the biggest, the biggest topic” staff are currently developing. Council will review an early draft package the day after the commission meeting, Siemens Wachita said.

Why it matters: the commission and staff framed the edits as part of the city’s periodic comprehensive-plan update. Inclusionary zoning would create a mechanism to require or incentivize affordable housing as new development occurs; staff presented the change as a policy direction the council may choose to adopt and later implement through code changes.

Staff also described changes to land-use and zoning designations along West Casino Road. The draft now adds “lots fronting on Casino Road” to the list of locations where neighborhood-serving commercial uses of up to 3,000 square feet could be authorized at street level. Siemens Wachita said the change aims to allow small-scale commerce along a corridor that otherwise has relatively few public intersections, while limiting neighborhood impacts.

Siemens Wachita explained staff are trying to limit neighborhood commercial initially to corner lots because those sites “would have a limited impact on a block face in an existing neighborhood,” and because corners tend to suit commercial visibility. He also noted exceptions for historic storefronts and said the council may ask staff to narrow the allowance further (for example, to corners that abut at least one minor arterial).

Commissioners asked about likely demand for corner lots and described trade-offs: allowing mid-block conversions could create new business opportunities but might raise parking, noise and waste-management concerns depending on the use — for example, a butcher shop’s service needs differ from a small café. Staff noted the 3,000-square-foot limit applies to the business footprint (indoor area) and that outdoor uses such as patios would be reviewed through an administrative permit.

On a related map amendment, staff said they expect a council motion to reduce a UR4 (higher-density) designation along most of West Mukilteo Boulevard while retaining a small node with neighborhood business near the Soundview Deli. Staff proposed modest height increases at two other locations to balance capacity shifts.

Next steps: staff will share a revised early-draft package with the commission and council, and the department plans a subarea plan and transit-oriented development work tied to the light-rail station area. Siemens Wachita said detailed development-regulation work (setbacks, transitions, landscaping) will follow in April meetings.

Ending: commissioners did not vote on zoning changes during the March 18 meeting; staff said they will return with updated materials and code language and report back after council’s initial review.