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Consultants say Duvall must plan for 890 new homes by 2044 and increase minimum densities
Summary
BHC Consultants told the planning commission that the city needs capacity for 890 new homes by 2044, with roughly 675 needing to be affordable to low/moderate incomes; staff recommended code changes including new minimum densities (e.g., MU20, MU30) and reorganizing Title 14 chapters.
BHC Consultants presented zoning-code changes intended to provide the capacity needed to meet Duvall's housing obligations under the land-capacity analysis. Senior planner Talia Tuttle Fitz said the city needs to 'have room for 890 new homes by 2044' (correcting a slide typo) and that about 675 of those homes should be allowed in forms affordable to low- and moderate-income households. The presentation described consolidating several Title 14 chapters into a new residential chapter (14.15) and a mixed-use chapter (14.20), creating new chapters on affordable and step housing (14.47 and 14.49), and shifting from density ranges to minimum densities in some mixed-use zones (for example, MU12 → MU20 at 20 dwelling units per acre and MU? → MU30 at 30 du/acre in higher-intensity mixed-use zones).
"So there's the typo ... we need to have room for 890 new homes by 2044, not 2944," Talia Tuttle Fitz said, noting the correction on the slide. She added that 'of those 890 homes, 675 of those need to be or need to be allowed to be built in the ways that are affordable to low and moderate incomes.' The consultants emphasized that zoning changes are necessary to remove regulatory barriers so landowners can choose to build duplexes, triplexes or other forms that increase per-acre unit counts. The commission did not adopt specific code language at the meeting; staff said these are proposed structural edits to be refined and returned for formal public hearings.
