Mill Creek launches South Town Center subarea planning process with aggressive timeline

Mill Creek officials opened a large-scale South Town Center subarea planning effort on June 26, announcing a phased master plan that will include analysis and visioning, design exploration, an Environmental Impact Statement and a planned-action ordinance aimed at guiding redevelopment of an aging, auto-oriented area south of the existing Town Center.

The plan “is a tremendous opportunity to transform an aging auto oriented area into a vibrant mixed‑use gateway,” Jeff Ryan, director of planning and community development, said in presenting the project. “We see this as an extension of the existing town center.”

The city framed the effort as building on work completed during the 2024 comprehensive plan update, which rezoned much of the subarea and removed density caps so it could meet housing‑capacity goals “required by the state,” Ryan said. The forthcoming master plan would go beyond zoning changes by producing design controls, performing an EIS scoping process, and drafting a planned‑action ordinance to set engineering and design expectations for future redevelopment.

Ryan identified the consultant team already under contract for the effort as GGLO, with a traffic‑engineering subconsultant noted as KPFM. Phase 1, now under way, focuses on analysis and visioning with targeted engagement of the city’s advisory boards; phase 2 (design exploration) is planned for July through November; and phase 3 (documentation and adoption) is slated for November through March, culminating in public hearings and a Planning Commission recommendation and City Council action. Staff noted the schedule is ambitious and could shift right if issues arise.

Staff outlined near‑term engagement milestones for the Planning Commission and the public: a joint volunteer‑board session on Aug. 21 to run an approximate design charrette with mixed tables of board members and volunteers, a follow‑up volunteer check in in October, a subarea update to the Planning Commission on Jan. 15, then draft master‑plan review and hearings in March. Ryan said staff will also do pop‑up outreach at community events such as the Mill Creek Festival to broaden public input.

Commissioners raised design and traffic questions during the presentation. One commissioner asked whether the planning team would draw lessons from Bothell and Kenmore’s downtown redevelopments; Ryan said such comparisons will be part of the volunteer board focus groups and consultant analysis. Another commissioner pressed about traffic management; Ryan said the EIS and planned‑action process will include a full traffic study and mitigation plan performed by the contracted traffic engineering subconsultant.

Commissioners also discussed how the joint volunteer‑board meeting would be organized. Staff said the likely format is a large joint session broken into small mixed tables so each table includes members from different advisory bodies (planning commission, arts and beautification, parks and recreation, etc.); staff said they may limit the size of the youth advisory committee delegation to a representative subgroup to keep table sizes manageable.

Ryan emphasized that design quality will be central to the work: “A big part of Mill Creek’s brand and identity is that we have outstanding urban design,” he said, adding that the subarea plan should carry that tradition forward and ensure high quality public spaces and pedestrian and bicycle access.

The presentation stressed potential economic benefits of denser, mixed‑use development—more residents and office workers producing customers for local businesses—and noted the subarea's buildings are approaching the end of their useful life. Staff said the master plan could revisit height limits established in the 2024 rezoning (currently allowing up to five stories) but did not propose a specific change; Ryan said height will be “approached and discussed” as part of design exploration.

No formal action was taken on the subarea plan at the meeting; the item was an informational presentation and a request for Planning Commission feedback on outreach and scheduling. Staff asked commissioners to forward comments they want captured for the consultant’s work and confirmed that future Planning Commission meetings will include draft reviews and public hearings as the project proceeds.

Planning staff and the consultant will return with draft materials and formal hearing dates as the EIS scoping and design work progress.