Mukilteo Planning Commission hears plan update, proposed rezonings for 44th Avenue and Lot 5
Mukilteo’s Planning Commission held an open-record public hearing Thursday, July 16, 2026, on a proposed update to the city’s 2024–2044 Comprehensive Plan. The package includes proposed land-use and zoning changes for two 44th Avenue properties and waterfront Lot 5, but the hearing itself did not approve a building, redevelopment project or construction schedule.
The matter remains pending in the city’s land-use process under files CPA-26-001, CPA-RZ-26-001 and CPA-RZ-26-002. The next major decision belongs to the Mukilteo City Council.
What the Planning Commission considered
The hearing began at 6:30 p.m. at Mukilteo City Hall. The proposed 2026 update would incorporate the PROSA Plan as a new Parks and Recreation Element, update annexation-related maps and figures, rename single-family zones “Neighborhood Residential” and document conditions connected to Puget Sound Regional Council certification.
The same package evaluates comprehensive-plan and zoning-map amendments for 8411 and 8425 44th Ave. W. and for waterfront parcel 29043300402000, also known as Lot 5. City environmental materials describe the proposal as non-project planning work and state that no specific development is currently proposed.
The two 44th Avenue properties
For 8411 and 8425 44th Ave. W., the proposal would change the zoning designation from Planned Industrial to Planned Community Business. The underlying comprehensive-plan land-use designation would change from Industrial to Commercial Mixed-Use.
The city’s notice says no active project accompanies the rezone. If the amendments are adopted, they would change the policy framework for considering future uses on the properties. They would not approve a particular building, tenant, housing project, site plan or construction schedule.
What would change at Lot 5
For waterfront parcel 29043300402000, the proposal would change the zoning designation from Open Space to Waterfront Mixed Use. Its underlying land-use designation would change from Parks and Open Space to Commercial/Mixed-Use.
The city says the Lot 5 rezone is intended to facilitate possible commercial redevelopment, but no specific project has been proposed with the rezone. The proposed designation could allow a broader range of future commercial or mixed-use proposals to be considered than under the current designations; it would not approve any such proposal now.
What the action does not do
A rezone or comprehensive-plan amendment is not a building permit, site-plan approval or construction authorization. If an owner or the city later proposes construction or redevelopment, that project would still need applicable reviews involving site design, traffic, utilities, public services, environmental impacts and other permits.
The city issued its SEPA determination on June 16, 2026. The staff report treats the current matter as a non-project planning action and says a fuller project-level analysis would be completed later if development on the affected land triggers SEPA review.
Issues reserved for later review
The environmental staff report identifies additional questions that could matter if Lot 5 is developed. The parcel is within shoreline jurisdiction, so future work would face shoreline requirements and related environmental review.
The report also identifies possible contamination associated with Lot 5’s former use as a United States Air Force refueling center. It says that potential hazard would be assessed if the rezone moves forward and the property is later developed.
The staff report says both rezones could facilitate future mixed-use redevelopment with residential units, but it does not create housing units or approve commercial space now. Future proposals would also be reviewed for site-specific transportation, utilities, archaeological, public-service and other impacts as required.
What happens next
Mukilteo Municipal Code Chapter 17.72 requires the Planning Commission to make findings and a recommendation on comprehensive-plan text and map amendments after its public hearing. The available land-use records confirm that the July 16 hearing occurred, but they do not establish the commission’s vote or final recommendation.
Once the commission’s findings and recommendation are transmitted, the City Council may approve the amendments, approve them with modifications, refer all or part of the proposal back to the Planning Commission, or disapprove them. The code requires another Council public hearing before a substantial modification to a recommended comprehensive-plan amendment.
Residents can follow the process through City Council agendas, meeting recordings, land-use notices and any later project-specific applications. Until the Council acts and a separate project is proposed and reviewed, nothing in this package authorizes immediate construction at Lot 5 or the 44th Avenue properties.
Sources
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