Executive Summary
Everett is aggressively protecting its industrial land base, resisting rezonings from Light Industrial to mixed-use to preserve economic capacity . The pipeline is focused on significant public infrastructure to support port and manufacturing logistics, notably the Port Gardner Storage Facility and the EPIC Green Bridge . Entitlement risk is currently elevated by pending Critical Areas Ordinance updates that may significantly increase stream buffers, potentially reducing buildable area on industrial parcels .
Development Pipeline
Industrial Projects
| Project | Applicant | Key Stakeholders | Size | Current Stage | Key Issues |
|---|---|---|---|---|---|
| Port Gardner Storage Facility | City of Everett | Ryan Sass (Public Works) | Large/Complex | Re-bidding | PLA implementation; bid specification ambiguity |
| EPIC Green Bridge | City of Everett | City Council | Design Phase | Planning | Funding for design only; traffic ingress/egress concerns |
| SW Everett Manufacturing Center | City of Everett | York Stevens Wojta | Regional | Sub-area Planning | Updating MIC designation and sub-area plan |
| Fast Signs Printing Facility | Fast Signs | Jeff (Fast Signs) | 50,000 SF | Completed/Operational | 150+ new jobs created |
| Air National Guard Property | Payne Field | Josh Marcy (Airport Director) | Potential Industrial | Exploration | Potential acquisition for industrial development |
| ... (Full table in report) |
> Additional projects are included in the Appendix below.
Entitlement Risk
Approval Patterns
- Infrastructure Prioritization: Industrial support projects, such as the EPIC Green Bridge and traffic signaling relining, receive unanimous support when tied to safety or economic growth .
- Labor Standards: Large-scale industrial and utility projects now trigger Project Labor Agreements (PLAs) to ensure local hiring and high labor standards .
- Public-Private Coordination: Projects involving the Port of Everett generally receive high deference due to the Port's significant tax revenue contribution of $433 million annually .
Denial Patterns
- Industrial Land Loss: Planning staff and the commission have signaled strong opposition to converting Light Industrial (LI) land to Mixed Use (MU) without exhaustive study, citing industrial land scarcity .
- Ambiguous Bids: The City demonstrated a willingness to reject all bids for massive projects (e.g., $110M Port Gardner Storage) if qualification specifications are deemed ambiguous, leading to significant developer delays .
Zoning Risk
- "The Triangle" Rezone: There is an active proposal to roll back residential zoning to Light Industrial in the "triangle" area near Hewitt to resolve land-use conflicts with port operations .
- MHC Overlay: A new Manufactured Housing Community (NRMHC) zone is being developed to protect specific parks from redevelopment, which may limit future conversion of these lands to industrial or higher-density uses .
Political Risk
- Anti-Displacement Focus: There is rising political pressure to implement inclusionary zoning and anti-displacement policies, which could affect industrial-adjacent mixed-use developments .
- Candidate Eligibility: Recent legal challenges to council candidate residency requirements create potential shifts in district representation .
Community Risk
- Operational Noise: Residents in neighborhoods like Rucker Hill have organized around noise impacts from Port operations, specifically the cement-producing domed facility .
- Traffic Congestion: Community members have expressed specific concerns regarding freeway access and traffic planning for the Broadway and Pacific corridors related to new facilities .
Procedural Risk
- Critical Areas Update: Pending updates to Chapter 19.37 EMC may increase stream buffers from 50 feet to 100 feet or more based on "Best Available Science," potentially encumbering large portions of undeveloped industrial lots .
- Housekeeping Delays: Frequent "housekeeping" amendments to the Everett 2044 code can lead to short-term uncertainty in permit interpretation .
Key Stakeholders
Council Voting Patterns
- Don Schwab (President): Consistently supports industrial infrastructure and revenue-generating projects; emphasizes fiscal discipline and transparency .
- Paula Ryan (Vice President): Strong advocate for economic development but frequently questions the math behind inclusionary zoning and fee-in-lieu structures .
- Ben Zarlingo: Focuses on regional coordination (PSRC) and ensuring industrial development doesn't create "unintended consequences" for neighborhood character .
Key Officials & Positions
- Cassie Franklin (Mayor): Driving force behind the Outdoor Event Center and major industrial job growth; focus on business attraction .
- York Stevens Wojta (Planning Director): Central figure in implementing the Everett 2044 Plan and CAO updates; emphasizes "objective standards" while balancing environmental mandates .
- Chief Robert Gets (Police Chief): Proponent of using technology (Flock/Drones) to reduce crime in commercial and industrial corridors .
Active Developers & Consultants
- Port of Everett (Laura Gurley): Influential in shaping port compatibility overlays and protecting freight corridors .
- Economic Alliance of Snohomish County (Ray Stefins): Active in recruiting international manufacturing and aerospace firms to Everett .
- Shelter Holdings (Eric Evans): Key developer for the Riverfront area, currently navigating retail viability and extension requests .
Analysis & Strategic Insights
- Industrial Momentum vs. Friction: Momentum is high for public infrastructure , but private site yield is facing friction from the new "Neighborhood Residential Constrained" designations and pending stream buffer increases .
- Zoning Trends: The city is moving toward a "stair-step" zoning philosophy near historic overlays, meaning industrial or high-density projects abutting historic zones will face height reductions .
- Regulatory Watch: Developers should monitor the Critical Areas Ordinance update through late 2025. The debate between the city's 100-foot buffer proposal and the WDFW's 204-foot recommendation will define the feasibility of remaining industrial infill .
- Strategic Recommendation: Engage early with the Permit Services Division (Sabrina Good) to navigate the new Tiered Review system. Projects near the Port should proactively address "Port Freight Compatibility Overlays" to mitigate noise complaints from future residential neighbors .
- Inclusionary Zoning Pivot: The recent reduction of the fee-in-lieu for ownership products from $15 to $9 per square foot signals a tactical retreat to encourage for-sale middle housing over rental-only models .