Snohomish County: Light Rail Community (LRC) Zone
Snohomish County is developing a new Light Rail Community (LRC) zone to support high-density, transit-oriented development around future light rail stations. This initiative began after voters approved the Sound Transit 3 measure in 2016, leading to planning efforts that included public outreach in 2020-2021 and integration with the 2024 Comprehensive Plan Update. The draft LRC zone regulations are currently under review, with a public comment period running from February 1st to March 14th, 2025.
The LRC zone is proposed for areas generally within a half-mile radius of planned light rail stations at Ash Way, Mariner, and SR 99/Airport Road. These boundaries, based on a 10-minute walk from the station, may be adjusted in the future depending on the final station locations determined by Sound Transit, likely around 2027. Currently, most of the properties within the proposed LRC zone are zoned Urban Center (UC), which allows for a mix of residential and commercial uses. However, the LRC zone is designed to support higher intensity development with taller buildings and greater dwelling unit densities, specifically tailored to areas near light rail.
Key features of the draft LRC zone regulations include no maximum building height, a minimum building height of 30 feet, and a minimum residential building height of three stories. There are no proposed maximum dwelling unit densities, but a minimum net residential density of 50 units per acre is proposed. Structures could be built right up to the property line with a proposed 0-foot setback from roads. On-street parking would be prohibited, with parking required behind, beneath, or above buildings, and surface parking lots set back from intersections. Mandatory inclusionary housing would require that 15 percent of new residential and mixed-use developments of five or more units be affordable for 50 years. Amenity areas would be required for both non-residential (2% of gross floor area) and multifamily residential (100 square feet per unit) developments.
The LRC zone aims to encourage a mix of high-density residential, commercial, office, and community service uses accessible by transit, walking, and cycling. It prioritizes pedestrian-friendly streetscapes with reduced setbacks and requires off-street parking to be located behind buildings, underground, or in parking structures. Certain auto-oriented uses, like auto repair and vehicle sales, would not be permitted.
The County is seeking public feedback on the draft regulations, including specific aspects like building heights, setbacks, and parking requirements. Comments are also welcome on whether the proposed regulations effectively support the creation of a transit-oriented community. Following the public comment period, the regulations will be revised, presented to the Planning Commission in June and July, and then considered by the County Council in Fall 2025. The Everett Link light rail extension is expected to open between 2037 and 2041. While Sound Transit is responsible for the light rail infrastructure, Snohomish County handles land use planning around the stations. Further information on the draft LRC zone can be found on the County's Light Rail Communities webpage, and comments can be submitted via email or an online survey.