Planning commission backs staff’s City Center preferred alternative with inclusionary zoning added

FIFE, Wash. — The Fife Planning Commission on Feb. 3 voted to recommend the City Council advance the staff-recommended City Center preferred alternative, which largely follows Alternative 2 from the draft environmental impact statement but adds voluntary inclusionary zoning drawn from Alternative 3.

The commission’s motion, made and seconded during the Feb. 3 meeting, carried by voice vote.

What the commission recommended

Consultants presented the draft EIS comment summary and staff’s preferred alternative. Michelle Ellsworth of the consulting team summarized that the draft EIS considered three growth alternatives: no action, Alternative 2 (meets county/PSRC housing and employment targets) and Alternative 3 (exceeds targets). The preferred alternative recommended to the City Council would:

- Study growth consistent with Alternative 2 in the final EIS (housing/employment targets described in the DEIS). - Include inclusionary zoning incentives from Alternative 3 to support affordability. - Expand the Multifamily Tax Exemption (MFTE) target area citywide within the City Center to encourage developer participation in affordable housing programs. - Allow mixed-use development up to six stories in City Center North and maintain community-mixed-use (City Center South) south of I-5.

DEIS comments and agency input

Consultants reported six comment letters on the DEIS: three from regional agencies and three from individuals. The Washington Department of Fish and Wildlife preferred Alternative 2 (with Alternative 3 as second choice) citing lower impacts to critical areas and creeks through centralized development. The Department of Ecology provided guidance on clean fill and contamination response during redevelopment. Sound Transit requested clarifications and asked staff to consider how development standards in the planned action ordinance could affect future transit facility siting. Individual commenters expressed support for higher density and inclusionary zoning, and one raised concerns about traffic and the light-rail station location; consultants noted station siting is outside this EIS scope.

Affordable-housing tools

The commission heard details about the MFTE and inclusionary zoning: MFTE provides a 12-year property tax exemption in exchange for committing a portion of new units to affordability (consultants noted MFTE commonly targets 20% of units at 80% area median income but exact program parameters would be set by city policy). Inclusionary zoning in the preferred alternative would be voluntary and incentive-based: developers could receive density bonuses, reduced parking or expedited permitting in exchange for providing affordable units; program parameters would be finalized during code drafting.

Vote and next steps

Commissioner Dominique moved to recommend the preferred alternative as shown in the staff packet; a second followed and the motion passed by voice vote. The recommendation will be presented to City Council on Feb. 11 (staff will confirm the Council agenda) and a final EIS and planned-action ordinance will be prepared for adoption with the comprehensive-plan updates this spring.

Ending

The commission’s recommendation advances a City Center approach that aims to concentrate growth around the future light-rail station while adding tools to encourage affordable housing. The City Council will receive the commission’s recommendation and related materials in February.