What is MMHOP?

Assembly Ordinance 2026-85 or “MMHOP” (Missing Middle Housing Opportunity Overlay) is a new version of a failed proposal referred to as “TSDO” (Transportation Supported Development Overlay). MMHOP, like TSDO before it, is an attempt to change zoning within a quarter mile of frequent bus routes to encourage more density through townhomes, triplexes, apartments, condo buildings, and other multi-unit dwellings. It does this by increasing maximum height and lot coverage, and reducing setbacks. Effectively, all neighborhoods in the overlay area become R4 (medium to high density) zones. It aligns with tax incentives that give developers a 25-year property tax abatement for building homes with 8+ units. It is also supported by an accompanying ordinance that changes density targets in these areas to a minimum of 36 units per acre (up from 3 to 8 units in most neighborhoods).

Supporters of MMHOP believe that adding more housing will create walkable neighborhoods with cottage courts and small new homes. They want it to create affordable options when homeowners chose to move into new developments, freeing up existing housing stock. They tie MMHOP to national and local housing justice issues.

Opponents argue that this is a giveaway to developers, and that it doesn’t follow the city’s long range planning goals around neighborhood land use. They believe that “gentle” infill in the form of ADUs and duplexes is more appropriate for traditionally single-family neighborhoods, while corridors like Fireweed, Muldoon, and downtown streets are better locations for the taller apartments and condos that will benefit from the tax break.

There have been several amendments proposed by community councils and other groups that try to bridge the divide. One proposal removes R1 and R2 neighborhoods from the overlay, as duplexes and ADUs are already allowed in these zones. Another removes known high danger earthquake zones from the map (wildfire zones on the Hillside are already removed). Yet another amendment removes a loophole that would allow homeowners to build giant “McMansions” with the new lot dimensions. Another requires any new homes built to be for primary residence only–no short term rentals.