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Planning commission revisits STEP housing rules, debates buffers near parks and schools
Summary
Principal Planner David Levitan updated commissioners on the city’s STEP housing code amendments—separating emergency shelters/housing from transitional and permanent supportive housing—and on proposed supplementary use regulations, expanded noticing and potential protective buffers near parks, schools and childcare centers. City Council members’
Lake Stevens planning staff returned to the Planning Commission on Oct. 15 to update commissioners on the city’s STEP (shelter, transitional, emergency, permanent supportive) housing draft code amendments and to solicit further input on proposed protective buffers and noticing requirements.
David Levitan, principal planner, summarized recent steps in the process and the distinctions among housing types: “When we think about emergency shelters, these are still indoor uses. Basically, the difference between an emergency shelter and an emergency housing emergency shelter, you basically can't have kind of prescriptive tenancy or kind of a lease agreement required… The next level up from that would be emergency housing… Transitional housing… up to 2 years in duration. And then permanent supportive housing is kind of something different… that's intended to be permanent.”
What the draft would do Staff described a dual approach in which emergency shelters and emergency housing are subject to supplementary use regulations (site‑management plan, parking plan, security plan and other conditions). The Planning Commission previously discussed and refined the draft at meetings on Aug. 18 and Sept. 17; staff met with City Council on Sept. 23 and incorporated council feedback in the materials presented on Oct. 15.
Noticing and buffers Following Planning Commission discussion, staff recommended expanding noticing to a Type 2 review (notice to property owners within 300 feet). Commissioners also reviewed the concept—debated at council—of protective buffers between emergency housing or shelters and certain “protected uses” such as parks, schools and childcare centers. Commissioners did not reach final agreement on buffer distances.
Council concerns and next steps Levitan said some council members asked whether the city could demonstrate a legal nexus between protective buffers and public health or safety and whether such buffers could unfairly conflate homelessness with criminal behavior. The planner said the buffer question is outstanding and that staff added the Council discussion to the commission’s packet to improve inter‑body communication.
Commissioner responses Commissioner Morton said he was “glad that they're questioning the buffers” and favored limiting protective buffers to parks, schools and libraries, noting those facilities serve vulnerable users who might use shelters’ services. Commissioner Huxford (introduced in the meeting as Janice) said: “I thought that the explanation that we had been given when we've discussed this now for a couple of different times was thorough, and I thought that our discussion was very robust.”
Other code items Staff said minor changes prompted by 2024 legislation (House Bill 1998) on co‑living/boarding house definitions will be folded into the STEP code package so co‑living housing is treated consistently with multifamily residential for parking and occupancy rules. Levitan said the code language is largely written and staff anticipates returning to the commission for a public hearing once outstanding council direction is addressed.
What happens next Staff will continue refining the supplementary use regulations, clarify buffer language and legal basis as requested by council, and schedule the public hearing once the package is updated. No adoption occurred at the Oct. 15 meeting.
