Lake Forest Park planning commission advances middle-housing code amendments, agrees to send draft to Commerce for review

The Lake Forest Park Planning Commission on a consensus vote agreed to forward draft amendments implementing state middle-housing requirements to the Washington State Department of Commerce for the required 60-day review, while leaving more detailed incentive work for later meetings.

The commission’s action follows a multi-hour discussion of proposed edits to Chapters 17 and 18 of the city municipal code that would add unit-lot subdivision language, update accessory-dwelling-unit (ADU) rules, rename some single-family zones to “low-density residential,” and add tree-canopy provisions to subdivision standards.

The changes respond to state legislation and guidance the commission cited repeatedly. “Where we’re at is we passed the comprehensive plan in 2024 that was the veil and policy level supporting bridal housing. This is the development regulations that applies to specific properties and zoning,” a staff presenter said during the review, explaining the difference between plan-level policy and the code amendments under discussion. Planning staff and consultants said the draft must be in Commerce’s hands in time to meet the July 1 statutory timeline for model-ordinance compliance.

Why it matters: the amendments implement state-mandated changes that require municipalities to allow certain middle-housing types and to clarify how units are counted on lots. Commissioners and consultants emphasized that the initial ordinance must meet the statutory minimums; the commission intends to pursue a second, longer process to design incentives and other changes that would encourage smaller, more affordable units beyond the minimum requirements.

Key code points and clarifications

- Unit-lot subdivisions: The draft adds unit-lot subdivision language to the short-plat rules so separate ownership of units (for example the two sides of a duplex) is possible without changing the city’s zoning map. The draft retains the existing zone designations on the map while changing some zone labels (for example, “Southern Gateway Single Family Residential” to “Southern Gateway Low Density Residential”) in the code text as housekeeping.

- ADU sizing: Draft language retains a 1,000-square-foot ceiling for ADUs and notes that state law prohibits local maximums below 1,000 square feet. Commissioners agreed the city is currently in compliance and did not change that limit.

- Parking: Consultants summarized the statutory parking limits discussed in the session: for parcels smaller than 6,000 square feet, no more than one off-street parking space may be required for an ADU; for parcels larger than 6,000 square feet, no more than two spaces may be required per ADU; and off-street parking may not be required within a half-mile walking distance of a major transit stop. Staff said parking language in the draft was reorganized to reflect these statutory provisions.

- Shoreline and critical-area implications: Staff and consultants flagged that the shoreline program and critical-area rules could require follow-up work. The commission was told the zoning map would not change, but the Shoreline Master Program may need edits to harmonize with the new development regulations in some shorefront parcels.

- Tree canopy and environmental protections: The draft inserts tree-canopy coverage language into RS/R (residential) zone subsections and the unit-lot subdivision rules to make clear tree protection remains a priority as the city implements middle-housing changes.

Discussion on incentives and feasibility

Commissioners spent substantial time with consultants discussing incentive tools — density or FAR bonuses, height increases, fee waivers, parking reductions, and finance tools — to make middle-housing and affordable units feasible in Lake Forest Park’s constrained market. Leland, a consultant, cautioned that “there is no silver bullet,” and recommended a tailored suite of tools calibrated to the local market and geography rather than a single, citywide approach.

Consultant Leland also noted practical limits: some tools used successfully in larger jurisdictions may not translate directly because Lake Forest Park has many environmentally constrained lots and limited staff capacity to manage complex subsidy or regulatory programs. The consultants recommended continued engagement with regional partners (for example, King County housing programs and community land trusts) and with local developers to test which incentives would actually “pencil” in today’s cost environment.

Public input and developer comments

A developer who identified himself as Jonathan Kurth of Seattle Luxury Homes attended the meeting and described recent cottage-community and townhouse projects outside the city. Kurth said buyers prefer detached smaller units and that cottage-style units “get multiple offers all the time,” urging the commission to preserve detached options in the code rather than requiring attached forms that produce townhouse-style products.

Next steps

Planning staff said they will place the draft into ordinance format, complete SEPA review where required, submit the draft for the 60-day Commerce review, and schedule public hearings. The commission agreed to continue the incentive and design-detail conversations in subsequent meetings; consultants recommended targeted feasibility work and developer outreach before the commission adopts incentive packages.

Votes at a glance

- Motion to approve minutes from the Feb. 11 meeting — moved and seconded; voice vote: approved. - Commission consensus to transmit the draft middle-housing amendments to the Washington State Department of Commerce for the 60-day review — recorded as consensus to send.

Ending: Commissioners and staff repeatedly emphasized that the ordinance the planning commission forwarded is intended to meet the state-mandated minimums and to preserve room for a second phase of work — incentives, fee/parking adjustments and other tools — to pursue more affordable and smaller-unit outcomes over time.