Lake Stevens planning commission reviews 2025 comp plan update, staff proposes higher downtown impact fee

Lake Stevens — The Planning Commission on Tuesday reviewed staff proposals to update the city’s 2025 comprehensive plan limited to the capital facilities and transportation elements and to revise the traffic impact fee (TIFF) methodology that funds transportation projects.

Christy Schmidt, the city’s planning manager, said the TIFF cost basis “hasn't been updated since 2012,” prompting staff to rework the 20-year project list, the six-year capital improvements program and the methodology that allocates projects to three fee zones. She told commissioners the packet includes a fillable developer worksheet, a 20-year project table, an eligibility screen for projects that can be included in the fee calculation and a shortened AI summary of the technical materials.

Why it matters: The TIFF funds intersection and multimodal improvements tied to growth; changes to the fee and project list affect developers, future homebuyers and which transportation projects the city can finance. Schmidt said the update is intended to align projects with 2024–2044 growth targets, PM peak-hour trip projections and level-of-service triggers so the fee better matches anticipated impacts.

What staff proposed: Schmidt said the downtown TIFF (zone 1) — currently about $2,800 per one-trip unit — would increase to about $5,600 per single-family house trip under the draft update. Zones 2 and 3 would see only a modest increase (about $60). Accessory dwelling units would be charged at 50% of a unit’s one-trip fee. Schmidt said the consulting team and public works staff worked to reduce the earlier, higher estimates by narrowing project scopes, using targeted “road-diet” designs where appropriate and relying on existing infrastructure when feasible.

On concerns about capacity, Schmidt responded to commissioners’ questions by saying, “We didn't reduce the capacity. We literally looked at consolidating more of the pedestrian facilities and some of the widths and also not necessarily lighting but using shared facilities on one side where there are critical areas to reduce costs.”

Vesting and timing: Schmidt emphasized that TIFFs do not vest; “they are what is in place at the time you pick up your building permit,” she said. Projects with permits already issued remain subject to the earlier fee; new permit applications would be subject to the revised schedule.

Process and next steps: Schmidt said staff issued a 60-day notice to the Washington Department of Commerce on March 10 and plans a city council study session on April 21. She asked the commission to indicate availability for a Planning Commission public hearing in early May (staff suggested May 6) so the commission can prepare a recommendation to the council; staff’s target for adoption is by the end of May.

Commission response and outreach: Commissioners asked about how projects are prioritized when moving from the 20-year list to the six-year CIP; Schmidt said a public rubric weighs safety, connectivity (including school access) and funding availability and that the full rubric is available digitally. She also said staff met with the Master Builders to brief them on the TIFF revisions. Commissioner Bruce Morton praised the single-page fee worksheet as “simple” for users.

Votes and routine business: The commission handled routine items at the start and end of the meeting (motions to excuse an absent commissioner, to approve minutes and to adjourn) without further policy action. Staff did not seek an immediate recommendation on the TIFF update at this meeting.

What’s next: The planning manager will take the draft update to the city council for a work session, advertise and hold a Planning Commission public hearing, and return a recommendation to council. If the schedule holds, the council could consider adoption before the end of May.