Mountlake Terrace planning panel advances draft middle‑housing code; sends draft to state review

The Mountlake Terrace Planning Commission reviewed draft middle‑housing development code amendments at its April 14 meeting and heard consultant findings on which housing forms are most likely to be built under the new rules. City planning staff told the commission the draft has been submitted to the Washington State Department of Commerce for the start of a 60‑day review period.

The discussion focused on feasibility research from Echo Northwest, draft district and design standards prepared by city planning staff, and a set of public‑benefit “flexibilities” that would give developers extra height, setback or lot‑coverage allowances in exchange for public benefits such as affordable units, on‑site tree retention and mid‑block connections or alley dedication.

Becky Hewitt, a consultant with Echo Northwest, summarized a market feasibility analysis using “residual land value” metrics and test fits on a typical 7,200‑square‑foot lot. She said the analysis showed two clear winners in current market conditions: splitting a lot into two detached houses or fitting six townhouses. “The taller the bar, the more likely they are to be successful in moving forward with development and to actually choose to advance it and be able to secure a property,” Hewitt said, describing how increased unit counts raise feasibility margins.

Echo Northwest’s findings informed several draft code choices presented by planning staff, including lot coverage, height relationships between front and rear yards, and a menu of bonuses. Planning staff proposed an affordability…