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Planner: proposed density transfer (Dawson/SLR and 99th Ave sites) needs traffic analysis; council open to hearing Dec. 16
Summary
A developer-proposed development agreement to transfer multifamily density from a 99th Avenue site to the Dawson/SLR site on South Lake Stevens Road would require rezones, project-level SEPA review and traffic/concurrency analysis; staff and applicant agreed the city needs more detailed modeling of the South Lake Stevens Rd & South Davies Rd intersection and the council directed staff to set a council public hearing on Dec. 16 if ready.
Principal Planner David Levitan presented a development-agreement proposal requesting a density transfer between two sites: a sending parcel on 99th Avenue Southeast that the comprehensive-plan rezoning designated for multifamily residential in 2024, and a receiving parcel near South Lake Stevens Road (the Dawson/SLR property). The applicant seeks a development-agreement framework that would enable rezones and project-level reviews to proceed in sequence.
Levitan said the development agreement would not pre-approve rezones but would establish the procedural vehicle and require the applicant to demonstrate compliance with decision criteria (consistency with the comprehensive plan, Growth Management Act obligations, and transportation concurrency). A focal point is traffic: staff and the applicant propose additional survey, traffic modeling and proportional-share design work for the intersection at South Lake Stevens Road and South Davies Road, because changing the location of units shifts trip distribution and would increase trips through that intersection.
Planner Levitan said the proposal would require separate rezone applications for both parcels, SEPA project-level review and demonstration that necessary mitigation is proportionate. If significant capital improvements (for example a roundabout) are required, the developers proportional share would be calculated against the overall need rather than requiring the applicant to pay 100% of the improvement cost.
Several council members and members of the public questioned the public benefits and expressed concern about increased trip generation, wetlands and access constraints at the Dawson property. Council indicated it is comfortable scheduling a public hearing on the development agreement for Dec. 16 to obtain community input and to require the requested traffic and concurrency analysis from the applicant prior to any rezone approvals.
