Mountlake Terrace advances middle‑housing code changes; staff seeks extra funds for consultant work

Mountlake Terrace staff presented a package of proposed middle‑housing code amendments and requested a supplemental allocation for consulting work intended to finalize zoning changes and a housing action plan.

City planning staff said the proposed amendments aim to simplify density calculations, broaden allowable housing form dimensions, add incentives for affordable units and floor-area-ratio (FAR) bonuses, and clarify tree‑retention and mid‑block connection standards. Staff requested an additional $50,400 in professional‑services allocation from existing capital improvement funds to cover added coordination and outreach; staff said no new budget appropriation is required because funds are already available.

Christy Osborne, planning staff, said the city previously approved $200,000 for the consultant Echo Northwest and had set aside $350,000 for zoning services this year. Osborne said the requested $50,400 would come from budgeted funds and leave the city about $100,000 below the total available for this year's zoning work. The memo and an amended scope memorandum dated May 14 were attached to the staff report. “We're asking for $50,400 of allocation from the CIP funds for professional services,” Osborne said.

Heidi (planning staff) walked the council through the code changes. Key edits described include: - Density method: standardize maximum density using a lot-area-per‑unit method (removing the previous dual approach) so mid‑sized lots are treated equitably. - Accessory dwelling units (ADUs): ADUs would no longer count toward maximum density; the draft permits up to two ADUs per residential lot consistent with state law and adds a critical‑area exception for environmentally sensitive sites. - Lot coverage/FAR and bonuses: corrected tables make clear that affordability bonuses carry an FAR increase; tiered setbacks (the “wedding cake” approach) would apply to portions of a building rather than the entire structure. - Driveways and alleys: reduced minimum driveway widths to 12 feet, capped wider driveways to discourage curb cuts, and proposed that new alleys should not remove trees greater than 16 inches diameter at breast height except in limited circumstances; planners said invasive species removal would be handled in the city’s forthcoming urban forestry plan. - Open space and design standards: private open‑space requirements adjusted downward for some housing types; maximum dimensions for various middle‑housing building types (singles, slots, rows, stacks, courts) were increased to improve feasibility for developers.

Staff said Echo Northwest tested feasibility by modeling “test fits,” applying local market data and talking with developers to inform the draft code. Council members asked staff to continue outreach to the development community to confirm that the amended dimensions and bonuses make other housing types financially feasible, not just townhomes.

Public comment during the meeting included remarks on housing affordability from resident Dwayne Landsberg and others, who urged more housing choices and praised staff work. Planning staff said the draft ordinance and the housing action plan will return for a public hearing and possible adoption on June 26; if adopted, planners aim to have the ordinance in place for a June 30 deadline in the comprehensive plan process, and the housing action plan would follow with planning commission and council dates in July and August.

Ending: Council accepted the staff recommendation to add the consultant allocation to the June 26 consent agenda; no final adoption occurred at this meeting. Staff will continue outreach and return with a final draft ordinance and associated housing action plan for public hearing and vote.