Mountlake Terrace staff propose municipal code changes on yards, heavy equipment, backyard camping and penalty caps

Christy (CED staff) presented proposed municipal-code updates to clarify enforcement and create clearer, more equitable penalty structures for nuisance violations.

The package covers: (1) adding a definition of “yard” to the nuisance chapter so enforcement aligns with zoning setbacks; (2) defining and restricting storage/parking of heavy equipment in residential zones; (3) limiting outdoor storage of building materials for projects without permits to 90 days unless extended by the Community and Economic Development director; (4) adding backyard-camping rules analogous to the city’s RV-occupancy policy (two weeks in a six-month period) while preserving resident access to bathroom and cooking facilities; and (5) adding penalty caps tied to violation severity and a definition of “unsafe conditions” aligned with the International Building Code.

Christy explained the codes are intended to close loopholes — for example, to stop indefinite outdoor storage when owners claim a project is ongoing — and to remove ambiguity that has hampered consistent enforcement. She said the county and other cities have adopted penalty caps and that Mountlake Terrace’s proposed approach would set different cap tiers for vegetation/vehicle nuisance versus major commercial property violations. There is an exception to caps for unsafe conditions.

Council members raised enforcement and equity concerns: several members asked how the city would ensure older residents or residents with limited mobility were not penalized, and staff said they are compiling a resource list of community groups that can help with yard maintenance and that extensions and discretionary relief are available when residents show progress or need more time. Councilmembers also pressed staff for clarity about language (for example whether the word “parallel” in the yard definition adds value) and about which housing types would be covered by a “single-family residence” definition (staff said duplexes and townhomes fall under the single-family-residence definition as used in Mountlake Terrace code).

Councilmembers asked about trailers and RVs in yards; staff responded that trailers and RVs can be stored but not occupied unless the lot is specifically zoned for mobile homes, and the current temporary allowance for RV occupancy is two weeks in every six months. Staff proposed parallel treatment for backyard camping and said enforcement would be progressive, with extensions granted when residents show good-faith efforts to comply.

On vacant or abandoned buildings, staff said they are developing an inspection path to allow quicker action to secure and address hazards before properties remain derelict for long periods.

Ending

Staff will return with refined language (for example, removing or clarifying “parallel” in the yard definition), and council asked staff to report back on implementation steps, resource lists for residents with hardship, and the proposed penalty and unsafe-condition definitions prior to ordinance adoption.