HomeMy WebLinkAboutCity Council Meeting - Council - Regular Agenda - 2/7/2023 (2) 40 KENT CITY COUNCIL WORKSHOP
• AGENDA
KENT Tuesday, February 7, 2023
VV A 5 H I N G T O N
5:00 p.m.
Chambers
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Mayor Dana Ralph
Council President Bill Boyce
Councilmember Brenda Fincher Councilmember Zandria Michaud
Councilmember Satwinder Kaur Councilmember Toni Troutner
Councilmember Marli Larimer Councilmember Les Thomas
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Item Description Speaker Time
1 Accessory Dwelling Unit Code Kaelene Nobis 60 MIN.
Amendment
Unless otherwise noted, Council will hold workshops to discuss pending local and regional issues at 5
p.m on each regular council meeting day, except when a regular or special council meeting occurs at
or before 5:30 p.m.
For additional information, please contact Kimberley A. Komoto, City Clerk at 253-856-5725, or email
CityClerkCafkentwa.aov
Any person requiring a disability accommodation should contact the City Clerk at 253-856-5725 in
advance of the meeting. For TDD relay service, call Washington Telecommunications Relay Services
at 7-1-1.
2.1
•
KENT
W A S M I N G T O N
DATE: February 7, 2023
TO: City Council Workshop
SUBJECT: Accessory Dwelling Unit Code Amendment
SUMMARY: Long Range Planning staff and our consultants will provide an update
on our work to reduce barriers to constructing accessory dwelling units (ADUs).
Staff are seeking feedback on policy direction prior to launching a second round of
community engagement efforts in mid-February.
Background
On June 1, 2021, City Council adopted the Kent Housing Options Plan (KHOP),
which included data, engagement, strategies, and policies to address housing needs
in Kent. KHOP takes a unique approach not just to build more housing but to
diversify the available housing options. This focus reflects Kent's need for more
variety of housing types while increasing overall affordability and reducing
displacement.
An accessory dwelling unit (ADU) is one housing option to help meet the needs of
current and future residents. An ADU is a second (accessory) dwelling unit on the
same lot as a detached single-family residence that provides basic living, sleeping,
eating, cooking, and sanitation requirements. It can be attached or detached from
the primary residence. ADUs are sometimes referred to as "in-law" units or
backyard cottages. Kent has allowed attached and detached accessory dwelling
units since 1995. However, less than 30 ADUs have been permitted since 2010.
During outreach for KHOP, staff heard from the community that ADUs are a
preferred way to help integrate more housing options into single family
neighborhoods.
In March 2022, the city was awarded a $100,000 Housing Action Plan
Implementation Grant to implement strategies identified in KHOP. $80,000 of the
grant was awarded for updating the ADU ordinance in accordance with KHOP
objectives. The city selected Berk Consultants and Cast Architecture to assist with
the ADU ordinance in June 2022.
Staff and consultants have facilitated an internal ADU workshop with all
departments that review ADUs to ensure consistency amongst staff regarding the
goals of the ordinance. The consultants have conducted interviews with previous
applicants who have successfully or unsuccessfully attempted to build an ADU in
Kent to identify barriers in current code and opportunities for improvement. We also
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conducted an analysis of peer cities and best practices to identify additional
opportunities to remove barriers.
Council Input Requested
The purpose of this workshop is to provide City Council an update on the main
barriers to ADU construction and establish a shared policy objective to move
fo rwa rd.
The tables below contain the basis for the council workshop discussion. The "why is
it a barrier" column provides a brief synopsis of what staff and consultants have
heard from interviews, KHOP, staff workshops, and industry best practices. The
column "potential policy direction" has been informed by these sources and is
intended to be a starting point for council discussion. During the workshop, staff will
provide more context for each barrier theme and solicit feedback on desired policy
direction before launching a public survey.
1. ADU Form (design, size, location)
Peer cities and best practices recommend increased sizes, height, and
revised design requirements.
Current limitation Why is it a barrier? Potential Policy
Direction
Size: Detached Existing smaller homes (pre-1990s) Provide more flexibility by
ADUs are limited to frequently limit ADU size to under 400 SF, eliminating the
33% of the main which often is not sufficient to meet the requirement. Want to
unit or 800 SF, needs of an additional small household balance size with
whichever is less backyard views and
Attached ADUS are potential for a number of
limited to 40% of occupants/ overcrowding.
the primary unit size Consider different sizes
allowed for detached vs.
attached (such as 800 sf
and 1,000 sf,
respectively)
Height: Maximum Any unit over 12'tall is subject to design Support changes to
height is 23 feet; review provisions. Existing smaller homes increase options. Maintain
cannot exceed the (pre-1990s) limit ADU height to a small proportionality within the
height of the main one-story. lot. Consider options to
house. scale to the main house.
Roof: The pitch Limits modern style flat roof construction Support changes to allow
matches the main and material choices, especially when more creativity and
house. combined with other size and height flexibility while
requirements. maintaining aesthetic
goals.
Design: ADU must Limits modern construction and Support changes to allow
match the main potentially higher-end aesthetics when more creativity and
home. matching older stock homes. flexibility while
maintaining aesthetic
goals.
2. Fees
Several peer cities substantially waive fees (including permit fees, impact
fees, and connection charges).
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Current limitation Why is it a barrier Potential Policy
Direction
Fees are Kent does not charge impact or connection Support for
approximately fees for an addition to a single-family waiving/reduction of
$20,000 per ADU. house. If a household constructs an ADU of fees as long as it
the same size as an addition, the City does not impact the
charges fees equivalent to a new single- general fund or add
family home. Interior home and garage additional costs to
ADU conversions are low-hanging fruit and the city (for
can be constructed for about $50,000, but example, prices of
the impact and permit fees increase that water meters, so
cost significantly. options should be
provided to owners
for those fees).
3. Ownership Requirements
Owner-occupancy requirements prevent the development or result in vacant
units. ADUs can present an opportunity for entry-level home ownership.
Current limitation Why is it a barrier Potential Policy
Direction
The code requires one This is difficult to enforce and does not Support removal of
of the units to be account for unforeseen circumstances unenforceable
owner-occupied. (such as military deployment). Some units policies.
are vacant right now due to this rule.
Condominium and Due to state condo law, ADUs can be sold Support options to
Split Ownership as a condo and be consistent with Kent's increase entry-level
Options need to be current code, and Kent's code does not ownership. Similar to
clarified. explicitly clarify that this is an option for other condo
homeownership. situations, private
property agreements
are worked out-
update code to
explicitly call
out/allow.
4. Parking
Two parking stalls (each measuring 8.5' x 18') are required per single-family
dwelling. Several cities have eliminated additional off-street parking
requirements, and the proposed state legislature repeatedly calls for
eliminating parking requirements for ADUs.
Current limitation Why is it a barrier Summary of Goal
Garages do not count This will automatically result in four parking Allow garages to
toward parking stalls on almost every site. A review of peer count toward
requirements. jurisdictions revealed Kent is the only city parking space
that does not allow garages to count as requirements.
parking spaces. Note: Garage conversions
are low-hanging fruit for attached ADUs, so
parking will still be a barrier for these
instances.
Curb cuts (driveway A 20' curb cut results in a 20' parking pad, Consider when it
entrances) are limited which only fits two cars. may be appropriate
to 20'. to allow wider curb
cuts (on lots with
large frontage).
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Coordinate with
Public Works to
discuss safety
concerns.
Only one curb cut is Some single-family lots, such as corner lots, Consider when it
allowed per lot. may have space for additional parking, but may be appropriate
access may be difficult without the option to allow a second
for a second driveway. curb cut.
Coordinate with
Public Works to
discuss safety
concerns.
Outdated code: State Staff have administratively implemented The code will be
law limits the city this requirement as applicable. updated to codify.
from requiring an
additional parking
space for ADUs within
1/4 mile of a major
transit stop.
One additional parking Most single-family sites need more space to Consider options
stall is required for an accommodate a third parking stall. above to increase
ADU (in addition to options for onsite
the two required for parking.
the primary residence)
S. Number of Units
Previous state legislative proposals require cities to allow two ADUs per lot,
and some cities allow one attached and one detached ADU.
Current limitation Why is it a barrier Summary of
Goal
Maximum of one Some sites may be large enough to Continue to only
ADU per lot allow for two ADUs. Staff has concerns; allow one ADU
we want to be careful not to under- per lot and
develop sites that may be ideal for monitor state
redevelopment. legislation.
Next Steps
After the Council Workshop, staff will conduct a second public engagement effort to
notify the community of proposed changes and gather input in preparation for the
code adoption process. The Land Use and Planning Board (LUPB) and Economic and
Community Development Committee (ECDC) will be the primary groups staff will
continue to work with to develop the ordinance. The Commerce grant requires the
Council to adopt a final ordinance by June 15, 2023. Staff anticipates a public
hearing on the ordinance with LUPB in April to provide sufficient time for Council
adoption.
Staff are continuing to monitor two bills in the State legislature that may alter the
final code amendments.
SUPPORTS STRATEGIC PLAN GOAL:
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Thriving City - Creating safe neighborhoods, healthy people, vibrant commercial districts, and
inviting parks and recreation.
Inclusive Community - Embracing our diversity and advancing equity through genuine community
engagement.
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