Council hears proposal to exempt moderate-income housing from inclusionary zoning requirement

Council member Chris Carlson presented a memo proposing an exception to the city—s inclusionary zoning requirement for moderate-income (middle-tier) housing, arguing that the 15% affordable-unit requirement could make moderate-income ownership infeasible in Langley—s market. Carlson said a median-priced home in Langley in 2025 was about $850,000 and explained how that price puts the middle tier far above area median income for many local workers.

"A median priced home in Langley in 2025... was $850,000 last year," Carlson said, and described how current inclusionary requirements could force developers to subsidize units for lower-income tiers and thereby crowd out moderate-income ownership. He recommended excluding the moderate tier from the 15% requirement while pursuing separate incentives—such as density bonuses—to encourage development that serves the "missing middle."

Council discussed incentives, the moratorium on new multifamily permits while implementation policies are developed, and whether the director could return with a schedule before the moratorium expires. Director Penny said staff will evaluate feasibility and return with a schedule for preparing implementing policies and ordinances; several councilors expressed support for prioritizing the moratorium-related work so updated rules can be in place before permit applications resume.