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**What is Everett’s Critical Areas Regulations update and when does the council vote?**
Everett is updating Chapter 19.37 of the Everett Municipal Code — the section that governs how close anything new can be built to a wetland, stream, frequently flooded area, geologically hazardous area (landslide-prone slopes and bluffs), or critical aquifer recharge area. The update is required by Washington’s Growth Management Act, which had a December 31, 2025 deadline. The City Council held a public hearing on April 15, 2026. The current draft (the February 13, 2026 second review draft) updates wetland buffer width tables, stream classifications, mitigation sequencing, and the technical-study requirements that property owners and developers must meet on parcels that touch any of those features. A council vote is targeted for the coming weeks.
If you’ve ever wondered why a vacant Everett lot has stayed vacant for years even when home prices were climbing, the answer is often hidden in a single section of city code: Chapter 19.37, the Critical Areas Regulations.
That chapter — which protects wetlands, streams, frequently flooded areas, landslide-prone slopes, and important wildlife habitat — sets the buffer widths, building setbacks, mitigation requirements, and technical-study requirements every Everett property owner has to follow before disturbing those features. It is one of the most frequently misunderstood parts of the municipal code, because it cuts across so many properties. Lots near Howarth Park, Pigeon Creek, Forest Park, the Snohomish River edge, and the city’s many ravine-cut blocks all carry critical-area overlays.
Everett’s update of those regulations is now closer to adoption than at any point in the multi-year process. This is the complete 2026 guide.
What the City Is Required to Do — and Why
Critical Areas Regulations updates are not optional. Under Washington’s Growth Management Act (GMA), every city in the state has to periodically review and update its critical-area rules to incorporate Best Available Science — the current scientific consensus on what actually protects sensitive habitat.
Everett’s last comprehensive update was in 2007. The state’s deadline for the current periodic update was December 31, 2025. The city has been working toward this update for several cycles.
The city published a first review draft on October 31, 2025 and a second review draft on February 13, 2026. The February 13 draft is the version under active council consideration.
The council does not have the option of leaving the rules alone. The only choice is what version to adopt and on what schedule.
The Five Categories of Critical Areas
The Everett Municipal Code defines five categories of critical areas:
- Wetlands — areas saturated long enough to support hydrophytic vegetation
- Streams and other Fish and Wildlife Habitat Conservation Areas — including riparian corridors and habitat for state-listed species
- Frequently flooded areas — typically the regulatory floodplain
- Geologically hazardous areas — landslide-prone slopes, erosion zones, and seismic hazard areas
- Critical aquifer recharge areas — zones where surface activity affects groundwater used for drinking water
Each category has its own buffer requirement and its own mitigation standard, and a single parcel can be touched by more than one. A property near a wetland on a steep slope is subject to both wetland and geologic-hazard rules, with the more restrictive prevailing.
What’s Changing in the February 13 Draft
The February 13 draft preserves the basic five-category framework but updates several technical components that determine how the rules apply on a given lot. Among the most consequential:
Wetland Buffer Widths
The draft updates Tables 37.2 and 37.3 — the wetland buffer width tables — to reflect current Best Available Science. In practice, that adjusts how many feet of undisturbed land must remain between a wetland edge and a building, fence, or hard surface.
For some wetland categories, the draft buffers are wider than the rules currently in place. For property owners with parcels touching wetland edges, that translates into different developable area calculations than the 2007-vintage code allowed.
Stream Buffer Standards
The draft revises stream classifications and corresponding buffer widths. Stream buffers were one of the most-discussed elements at the planning commission’s February 17 hearing.
Streams in Everett include named corridors (Pigeon Creek, the Snohomish River edge, smaller drainages within Forest Park and Howarth Park) and a number of unnamed reaches. The classification of a given stream determines its buffer width. Reclassification under the new draft can move a parcel from one buffer regime to another.
Mitigation Sequencing
The draft tightens the standard sequence applicants have to follow when an impact to a critical area is unavoidable. The standard sequence — avoid, minimize, mitigate — is the framework state law requires; the draft reinforces and clarifies how Everett applies it.
Technical Study Requirements
The draft updates the qualifications, scope, and content expectations for the wetland delineations, stream studies, geotechnical reports, and habitat assessments that applicants must submit. For property owners, that often means engaging credentialed consultants earlier in the design process than was practiced under the old rules.
Geologic Hazard Areas
Buffer and setback rules for landslide-prone slopes and bluff edges are recalibrated in the draft. The Everett bluff is the most visible example, but the city has many smaller landslide-classified slopes inland.
The Public Process Underway
The council has been working through the draft on a structured schedule:
- October 31, 2025 — first review draft published
- February 13, 2026 — second review draft published; the version now in front of the council
- February 17, 2026 — planning commission hearing on the draft
- April 15, 2026 — City Council public hearing on the proposed update
- Council vote targeted in the coming weeks
The April 15 public hearing was the formal moment for residents and developers to put their objections, support, or technical concerns into the record. The council is now working through the testimony before voting.
Who Is Affected
The set of properties touched by Chapter 19.37 is broader than most residents realize. Critical area overlays in Everett include:
- Lots fronting or backing onto Pigeon Creek
- Properties near Howarth Park’s wetland edges
- The bluff and slope corridors in north and west Everett
- Parcels along the Snohomish River edge, including the Bayside and Riverside corridors
- Forest Park’s perimeter and the ravine-cut blocks adjacent to it
- Any lot inside a geologic hazard overlay (frequently visible on the city’s GIS map)
- Properties inside the regulatory floodplain
- Lots inside a critical aquifer recharge area
For homeowners doing additions, fences, or accessory dwellings, the rules apply. For developers proposing infill, the rules drive site design. For homebuyers evaluating a lot, the rules determine what the parcel actually allows.
How Resident and Developer Concerns Tend to Diverge
The two largest constituencies have predictably different stakes:
- Residents near wetlands, streams, and bluffs generally support stronger buffer protections, citing flooding, slope failure, water quality, and habitat
- Developers and property owners with affected parcels generally argue against wider buffers, citing reduced developable area and the difficulty of meeting the technical-study burden
The April 15 hearing reflected both. The Council’s job is to adopt a version that meets the GMA’s Best Available Science requirement while balancing the city’s affordability and housing supply objectives — including the buildable land assumptions that underpin the city’s Comprehensive Plan.
What Property Owners Can Do Before the Vote
- Check your overlay. The city’s GIS map shows critical area overlays on individual parcels. Knowing what categories touch your property is the first step.
- Track council agenda. The council vote will appear on a published agenda. Public comment is generally accepted up to the moment of the vote.
- Read the February 13 draft directly. The actual ordinance text is the authoritative reference.
- Engage a credentialed consultant if you are planning a build, addition, or sale. Wetland delineations and geotechnical reports take weeks; starting before the vote gets you ahead of any application backlog the new rules may produce.
Frequently Asked Questions
Q: When does the Everett City Council vote on the Critical Areas Regulations update?
A: The council held a public hearing on April 15, 2026 and is targeting a vote in the coming weeks. The exact date will be posted on the published council agenda.
Q: What is Chapter 19.37 of the Everett Municipal Code?
A: Chapter 19.37 is Everett’s Critical Areas Regulations — the section governing development near wetlands, streams, frequently flooded areas, geologically hazardous areas (landslide-prone slopes), and critical aquifer recharge areas.
Q: When was Everett’s last Critical Areas Regulations update?
A: 2007. The current update is the periodic state-required refresh under Washington’s Growth Management Act. The state deadline was December 31, 2025.
Q: What categories of critical areas does Everett regulate?
A: Five: wetlands; streams and Fish and Wildlife Habitat Conservation Areas; frequently flooded areas; geologically hazardous areas (landslide, erosion, seismic); and critical aquifer recharge areas.
Q: What is changing in the February 13, 2026 draft?
A: The most consequential changes are updated wetland buffer width tables (37.2 and 37.3), revised stream classifications and buffer standards, tightened mitigation sequencing, updated technical-study requirements, and recalibrated buffer and setback rules for landslide-prone slopes and bluff edges.
Q: Does the update apply to existing buildings?
A: The Critical Areas Regulations primarily govern new development, additions, and disturbance of critical areas. Existing legally established structures are typically grandfathered, though substantial alterations or expansions trigger review.
Q: Where can I read the actual draft ordinance?
A: The City of Everett’s planning portal publishes the February 13, 2026 second review draft. The ordinance text and supporting maps are the authoritative reference.
Q: What is “Best Available Science” in the context of this update?
A: A standard required by Washington’s Growth Management Act. Cities must consider current peer-reviewed scientific consensus on habitat protection, water quality, flooding, and slope stability when adopting critical-area rules. The February 13 draft is Everett’s attempt to incorporate that standard for the first time since 2007.
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