Mill Creek planning commission backs incentives-based '3a' plan for South Town Center

The City of Mill Creek Planning Commission voted March 19 to recommend Alternative 3a as the preferred development path for the South Town Center subarea, after a staff presentation and a lengthy discussion about parking minimums, building heights and incentives.

"We're very excited to bring this forward to you," Jeff Ryan, director of community development planning, told commissioners as he summarized project goals including extending the Town Center character, supporting long-term economic vitality and aligning growth with infrastructure and mobility. Staff said they are seeking the commission's guidance on parking and density to shape a recommendation they will present to City Council next week.

Justin (staff presenter) outlined parking goals and a proposed middle-ground parking standard: "one stall per residential unit and three stalls per 1,000 square feet of commercial." He framed that as a compromise between current Mill Creek minima and a state parking law that limits how much parking larger cities may require. Justin also emphasized a strategy favoring structured and shared parking to avoid surface lots and to support walkability.

Commissioners probed affordability and household needs, urging scale-sensitive requirements so family-sized units are not discouraged. "If you're looking more toward families, you're probably looking more toward two stalls," one commissioner said, pressing staff to keep sensitivity to unit size in parking minimums. Staff acknowledged the trade-offs, noting market and financing pressures often push developers to provide more parking than minimums require.

On density, staff presented three build alternatives: Alternative 1 (existing zoning, up to 60 feet), Alternative 2 (higher density with 85 feet allowed broadly) and Alternative 3 (a mixed-density option). Staff then proposed Alternative 3a, which would allow 85 feet by right on the primary commercial corridor (Main Street) and permit 85 feet elsewhere where developers meet a menu of incentives — for example delivering family-size units, contributing to shared parking resources, providing on-site public space or donating land to the planned central park.

Staff also flagged a recently passed state law referenced in the presentation as "6026," which places limits on how cities with populations above 30,000 may regulate ground-floor commercial frontage. "We're about 22,000 now," staff said, but warned that growth, annexation or redevelopment could push the city toward the threshold and change what the city can require. Staff recommended the incentives approach in part to retain a pathway to 85 feet while remaining compliant with state requirements.

After discussion and several clarifying comments about scale, parking time limits on Mill Creek Boulevard and possible mitigation measures (new street connections, bike lanes, a signal at 161st & Buffalo River Highway and removal of an access point on 164th), a commissioner moved to adopt the commission's resolution recommending Alternative 3a. The motion was seconded and approved by voice vote.

The commission's recommendation will be transmitted to City Council at the council meeting next week; staff said a formal draft review and renderings are scheduled for April with final adoption anticipated this summer. Staff also noted they will return to the commission later to workshop specific incentives, related code provisions and the annual code update once key staff are back from paternity leave.

Votes at a glance: The Planning Commission approved a resolution recommending Alternative 3a by voice vote; commissioners signified their support with ayes and no nays were recorded in the meeting transcript.

Next steps: Staff will present the recommendation to City Council next week and will conduct a formal draft review in April before pursuing final adoption in summer 2026.