Commission reviews proposed concurrency rule changes and updates to traffic impact fees

Planner Shay and consultant notes from Transpo formed the basis of a broad discussion March 5 about proposed revisions to Lake Stevens Municipal Code (LSMC) chapter 14.11 and related traffic-impact-fee provisions.

Shay summarized Transpo’s recommendations, which the packet listed as eight items. Key proposals staff described included developing an annual concurrency report to monitor levels of service, revising traffic-impact-zone methodology, updating traffic-analysis guidelines to use multimodal trips per person (not vehicle trips), and creating a clear concurrency-certification process and tracking matrix for the city’s remaining subarea (the Lake Stevens Industrial Center).

Code edits described: staff showed strikeout/replace language and said some administrative material (costing and methodology) has been removed from the code and will be maintained as an administrative guidance document. That change is intended to allow faster updates to the traffic-impact-fee methodology and the traffic-impact map without formal code amendments.

Thresholds and exemptions: Shay said the code clarifies that certain small projects are exempt from a full traffic impact study, and staff included a practical threshold of 25 PM peak-hour trips for requiring a study (for example, a single-family home generates about 0.98 peak-hour trips). Staff also said they will add emergency housing to the list of permits/projects exempt from impact fees, consistent with the STEP housing discussion and state guidance.

Commissioner questions and local context: Commissioners raised current problem intersections (for example, South Lake Stevens Road and Machias) and asked when developer fees would translate into physical improvements. Staff explained the legal requirements of nexus and proportionality, and described the expected flow: developers pay proportionate fees or provide improvements, fees go into the city's fund for capital projects, and projects are prioritized through the city’s six- and 20-year capital improvement program (CIP). Staff also said Transpo will help refine traffic-impact zones and that staff plans an annual concurrency tracking report and matrix.

Traffic-impact-fee methodology: staff explained that removing the fee formula and maps from the municipal code and maintaining them as administrative documents will reduce redundant updates and allow the city to correct prior inconsistencies more efficiently. Staff said the substantive methodology and the cost-basis document will remain available to applicants.

Next steps: staff will continue drafting code language, develop the annual concurrency report format, and refine thresholds and the concurrency-tracking matrix. No formal votes were taken; the commission will see subsequent drafts and supporting methodology documents.