HomeMy WebLinkAboutCity Council Committees - Land Use and Planning Board - 04/24/2023 (2) Land Use and Planning Board
• Monday, April 24, 2023
KENT 6:00 PM
Chambers
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Meeting ID: 815 1044 4090
Chair Dione Dittmar
Co-Chair Sandra Pereira Shane Amodei
Bryan Kesterson Sally McDonough
Justus Phelps Benjamin Reid
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Item Description Action Speaker Time
1. Call to Order Chair
2. Roll Call Chair 01 MIN.
3. Changes to the Agenda Chair
4. Approval of April 10, 2023 YES Chair 01 MIN.
Minutes
5. Accessory Dwelling Unit YES Kaelene Nobis, AICP, 40 MIN.
Ordinance Public Hearing Senior Planner,
Economic & Community
Development
6. Adjournment Chair
Unless other noted, the Land Use and Planning Board meets at 6 p.m. on the
second and fourth Monday of each month in Kent City Hall, Council Chambers, 220
Fourth Avenue South, Kent, WA 98032.
For additional information please contact City of Kent at or via email at
Cityclerk@KentWA.gov.
Any person requiring a disability accommodation should contact the City Clerk's
Office at 253-856-5725 in advance. For TDD relay service all Washington
Telecommunications Relay Service at 7-1-1.
Land Use and Planning Board Land Use Regular April 24, 2023
Meeting
The public may submit written public comments that relate to a committee agenda item by emailing:
cityclerk@kentwa.gov by 3:30 p.m. on the day of this committee meeting. After 3:30 p.m., written
public comments may only be submitted in person by presenting them to the committee secretary at
the public meeting. Written public comments that do not relate to a committee agenda item are not
permitted. Written public comments are not read into the record.
Unless otherwise noted, the Land Use and Planning Board meets on the second and fourth Mondays of
each month in Kent City Hall, Council Chambers, 220 Fourth Avenue South, Kent, WA. 98032.
For additional information please contact Tanya Kosen at 253-856-54611 or email
Tkosen@kentwa.gov.
Any person requiring a disability accommodation should contact the City Clerk's Office at 253-856-
5725 in advance. For TDD relay service call Washington Telecommunications Relay Service at 7-1-1.
Pending Approval
Land Use and Planning Board
KENT Land Use Regular Meeting
WA9H... Minutes
April 10, 2023
Date: April 10, 2023
Time: 6:06 p.m.
Place: Chambers
Members: Dione Dittmar, Chair
Sandra Pereira, Co-Chair
Shane Amodei,
Bryan Kesterson,
Sally McDonough, z
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Justus Phelps,
Benjamin Reid w
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Agenda: a
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1. Call to Order 6:06 p.m.
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Attendee Name Title Status Arrived to
Dione Dittmar Chair Excused N
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Sandra Pereira Co-Chair Present N
Shane Amodei Present
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Bryan Kesterson Excused a
Sally McDonough Present c
Justus Phelps Present
Benjamin Reid T Present
3. Approval of Minutes dated March 27, 2023
MOTION: Move to approve the Minutes dated March 27, 2023
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RESULT: APPROVED [UNANIMOUS]
MOVER: Sally McDonough Q
SECONDER: Benjamin Reid
AYES: Pereira, Amodei, McDonough, Phelps, Reid
EXCUSED: Dittmar, Kesterson
4. Changes to the Agenda
None
S. Sound Transit Light Rail Project (FWLE) Update
Derek Hawkes, Public Works Design Engineering Supervisor, gave a
summary of the FWLE project highlighting major components planned for the
City of Kent. Sound Transit has been planning and designing the Federal
Way Link Extension (FWLE) through the City of Kent from the Angle Lake
Station in Sea-Tac to Federal Way for over ten years. The alignment of the
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Page I of 3 Packet Pg. 3
Land Use and Planning Board Land Use Regular April 10, 2023
Meeting Kent, Washington
Minutes
light rail guideway will be located along the west side of I-5 through most of
Kent.
The project will construct two (2) new light rail stations and two (2) new
garages within the City of Kent. Kent Des Moines (KDM) Station and Garage
will be located along 30t" Ave. S, south of KDM Road and east of SR 99. Star
Lake Station and Garage will be located north of S 272n1 St, west of I-5, and
east of 26t" Ave S. Several additional streets will be constructed 234t", 236t",
and 238t" in close proximity to KDM Station. These new light rail stations will
create the opportunity for additional development and growth within the City z
west of I-5 along with adjacent communities. g
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The Board Members had several questions around the cost and funding for Cn
the project as well as capital improvements that can be expected. w
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6. Accessory Dwelling Unit Ordinance Update o
Kaelene Nobis, Long Range Senior Planner for Economic and Community a
Development, provided LUPB with the draft accessory dwelling units o
ordinance for review and gave a short update on final survey results.
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The proposal would amend Kent City Code language that refers to ADUs o
related to utilities, impacts fees, and definitions and proposes a full update to i
Section 15.08.350 to update accessory dwelling unit development standards Q
in accordance with research as well as LUPB, Council, and public feedback. o
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The LUPB was also presented with a comparison of the draft staff proposal
and proposed state legislation regarding ADUs (HB 1337). The proposals
differ in the following: the minimum threshold for maximum ADU size
standards, number of ADUs, parking, and impact fees. Staff explained the
proposed changes will be required if the Governor signs HB 1337. a
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The Board Members were very interested in the changes that will be required a
by the State legislation. The questions asked were mainly about the Impact
Fees for the first ADU then the amount for the second ADU, as well as what
the tax implications for building an ADU on current residential property will
be.
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. Accessory Dwelling Units (ADUs) were
included in KHOP as one housing option to help meet the needs of current
and future residents.
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Page 2 of 3 Packet Pg. 4
Land Use and Planning Board Land Use Regular April 10, 2023
Meeting Kent, Washington
Minutes
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An ADU is a secondary (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 one of the
preferred options to help integrate housing units into single-family z
neighborhoods. ADUs were identified as high-priority implementation items in g
KHOP. As such, staff applied for and received a Housing Action Plan w
Implementation Grant from the Department of Commerce for $80,000 to Cn
fund completion of this work before June 15, 2023. w
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7. Adjournment 7:30 p.m. o
rawyav Koyew a
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Committee Secretary
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Page 3 of 3 Packet Pg. 5
LAND USE AND PLANNING BOARD
4^4� 220 Fourth Avenue South
Kent, WA 98032
KENT
WASHINGTON
DATE: April 24, 2023
TO: Land Use and Planning Board
FROM: Economic and Community Development
SUBJECT: Accessory Dwelling Unit Ordinance Public Hearing
MOTION: I move that the Land Use and Planning board recommend City Council
adopt the 2023 Accessory Dwelling Unit Ordinance as proposed, subject to non-
substantive revisions by the City Attorney during the final ordinance review.
SUMMARY: At the upcoming Land Use and Planning Board (LUPB) meeting there
will be a public hearing on the proposed draft accessory dwelling unit (ADU)
ordinance. The draft ADU ordinance for review amends Kent City Code language
that refers to water meter connections, impacts fees, definitions, and a variety of
development standards in KCC 15.08.350. At the conclusion of the public hearing
the LUPB will make a recommendation to City Council.
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. Accessory Dwelling Units (ADUs) were included in KHOP as one housing
option to help meet the needs of current and future residents.
An ADU is an additional (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 called "in-law" units, casitas, or backyard cottages.
Kent has allowed attached and detached accessory dwelling units since 1995.
However, less than 30 ADUs have been permitted since 2010. Following adoption of
KHOP, staff applied for and received a Housing Action Plan Implementation Grant
from the Department of Commerce for $80,000 to fund an update to ADU
development standards before June 15, 2023.
ADU CODE UPDATE PROCESS:
Outreach for this project was conducted in two phases. Phase I occurred during fall
of 2022 and consisted of background research. It included interviews with residents
and professionals who have built or attempted to build ADUs in Kent. It was
Packet Pg. 6
followed by a staff workshop to discuss current processes, identify known barriers
to ADU production, and identify implementation concerns for various potential
changes.
Phase II was a survey to further refine development standards to reduce barriers to
ADU construction based on feedback collected during creation of the Kent Housing
Options Plan and Phase I outreach. Surveys were available online and in paper
format in English and Spanish. 305 participants completed the survey from
February 24 to April 3, 2023. Staff attended in-person events (such as the Kent
Downtown Partnership Nerd Party), set up a table at Kent Commons and the Senior
Center, and provided flyers to the YMCA and other organizations. Staff also
attended existing community meetings. In addition, information about the project
and survey was distributed via social media ad buys, the Mayor's weekly
newsletter, postcards to a random sample of 500 households, and email blasts.
Over 300 survey responses were received. Overall, survey findings highlighted an
openness to change many existing policies related to ADUs.
A summary of the community engagement efforts and findings is attached.
SUMMARY OF PROPOSED CHANGES:
The attached draft ordinance includes the following proposed changes:
1. KCC 7.02.050: Water meters.
• Adding flexibility to allow ADUs to be served by the same water meter
and requiring a notice on title for future condo conversions.
2. KCC 12.13.040: Impact fees - Schools.
• Codifying that the first ADU is considered part of the primary home's
impact fees, and the second shall be charged 50% of the single-family
impact fee rate.
3. KCC 12.14.070: Impact fees - Parks.
• Codifying that the first ADU is considered part of the primary home's
impact fees, and the second shall be charged 50% of the single-family
impact fee rate.
4. 12.15.040: Impact fees- Fire.
• Codifying that the first ADU is considered part of the primary home's
impact fees, and the second shall be charged 50% of the single-family
impact fee rate.
5. KCC 12.16.090: Impact fees - Transportation.
• Codifying that the first ADU is considered part of the primary home's
impact fees, and the second shall be charged 50% of the single-family
impact fee rate.
Packet Pg. 7
6. KCC 15.02.005: Definitions - Accessory Structure.
• Removing ADU from accessory structure definition so that each section
can stand alone.
7. KCC 15.02.114: Definitions - Duplex.
• Clarifying ADUs are not duplexes under land use code for purposes of
density and development regulations.
8. KCC 15.04.030.10: Cleanup
• Removing reference to no longer relevant code section and clarifying
residential design review.
9. KCC 15.05.040: Parking.
• Adding 1/4 mile distance exception to ADU parking and adding context
to when the planning director can waive parking.
10.KCC 15.08.160: Cleanup.
• Removing ADU from the accessory building section in favor of having
all of the ADU regulations in one place.
11.KCC 15.08.250: ADU regulations
• Two ADUs per lot
• Allowance of up to 1,000 SF per ADU
• Configurations allowed for ADUs
• Locational criteria on the lot
• Height limit of 24' and exceptions
• Design and prohibited materials
• Gross floor area calculations and exceptions
• Cross reference to parking requirements
• Applicable development standards outside of this chapter
• Removal of owner occupancy requirements
• Permitting requirements
• Separate homeownership via condominium allowance
• Allowance of deviations for existing structures
• Deviation request criteria
Packet Pg. 8
BUDGET IMPACT: None. A Department of Commerce grant is funding the
development regulations update and ordinance adoption. Implementation of
development regulations are part of Economic and Community Development's
regular work plan.
SUPPORTS STRATEGIC PLAN GOAL:
Innovative Government - Delivering outstanding customer service, developing leaders, and
fostering innovation.
Thriving City - Creating safe neighborhoods, healthy people, vibrant commercial districts, and
inviting parks and recreation.
ATTACHMENTS:
1. ADU 2023 Code Amendments - Ordinance_ Legal Review 4.18.23 (PDF)
2. Kent Survey Summary_ April 24, 2023(PDF)
Packet Pg. 9
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ORDINANCE NO. c
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AN ORDINANCE of the City Council of the a
City of Kent, Washington, relating to the regulation
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of accessory dwelling units, amending sections
7.02.050, 7.04.220, 12.13.040, 12.14.070, N
12.15.040, 12.16.090, 15.02.005, 15.02.114, C6
15.04.030.10, 15.05.040, 15.08.160, of the Kent
City Code, and repealing and replacing in its entirety
Section 15.08.350 of the Kent City Code.
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RECITALS ail
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF KENT, N
WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS: a
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ORDINANCE E
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Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08A60, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 10
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SECTION 1. - Amendment - KCC 7.02.050. Section 7.02.050 of the
Kent City Code, entitled "Separate meters required - Exceptions" is
amended as follows:
Sec. 7.02.050. Separate meters required - Exceptions. Except c
as provided in this chapter, each separate building occupied as a dwelling or
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as a place of business must have a separate water service and water meter. 0
Where the applicant desires to have two or more service pipes on the same °a
premises, -he they shall so state in N-s-their application for a water
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connection, and separate service pipes shall be run with individual stop M
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cocks to each water meter. Each mobile home park and each condominium 00
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may be served by one water meter. Accessory dwelling units may be served 3
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by the same water service and water meter as the principal dwelling unit.
No permit will be issued for an accessory dwelling unit served by a shared
water meter until the owner records a notice evidencing the shared meter
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against the property with the King County recorder's office, at the owner's U
expense, in a form acceptable to the city attorney. The city council may
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enter into agreements with commercial and industrial users to allow more O
than one building to be served by a single meter.
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SECTION 2. - Amendment - KCC 7.04.220. Section KCC 7.04.220 of E
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the Kent City Code, entitled 'Schedule of charges for service" is amended
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as follows: L)
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Sec. 7.04.220. Schedule of charges for service. King County a
imposes a sanitary sewer service charge for regional sewage treatment.
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These charges are passed through, without increase, directly to the city M
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sanitary sewer utility customers. The King County pass-through charge for a
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Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 11
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2017 is known and established. It is expected, however, that King County
will increase its pass-through charge over time. Accordingly, except for the
2017 charge, all other King County charges are estimates only. In order to
simplify the rate-making structure, the finance director is authorized to
amend King County's pass-through charges at the time King County imposes c
new charges.
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Beginning January 1, 2018, and on the first day of each calendar year a
thereafter, the total sewer rate will adjust by the Consumer Price Index
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(CPI), specifically the CPI-W Seattle-Tacoma-Bellevue, measured from June M
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1st through June 1st of the previous calendar year, if the CPI-W reflects an 00
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upward adjustment from the previous annual June to June period. For the 3
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years 2018-2022 the adjustment will not exceed 2.4 percent of the total
sewer rate, but after that, beginning January 1, 2023, any increase in the
CPI will not be subject to this 2.4 percent limit. In order to simplify the rate-
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making structure, the finance director is authorized to amend the rate each U
year to reflect the CPI adjustment.
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In addition, the year 2017 city rate for all types of service is subject to any
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CPI or King County rate increases; for the year 2018 the city rate will
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increase $1.25 in addition to any CPI or King County rate increases; and for E
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the year 2019 the city rate will increase $0.50 in addition to any CPI or King
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County rate increases. L)
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The following sanitary sewer service charges for city sanitary sewer service a
are in effect on the dates and in the amounts listed below:
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Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 12
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King
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City Sewer County
Type of Service Sew
Rate Sewer
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1. "Single-family dwelling,"as defined in Chapter 15.02 KCC. $22.16* $44.22 $66.3t
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2. Residential property with two or more dwelling units when each dwelling $22.16 $44.22 $66.3f Q
unit is separately metered and charged. "Dwelling unit' includes "duplex"and per unit per unit per un Q
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"multifamily dwelling"as those terms are defined in Chapter 15.02 KCC. ,`O
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3. Residential property with two or more dwelling units that are serviced by $22.16 $44.22 $66.3t 0
the same meter. This includes"duplex"and "accessory dwelling UPA units," per unit per unit per un m
but excludes"multifamily dwelling," as those terms are defined in
Chapter 15.02 KCC.
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4. All other than service types 1, 2, 3, and 4 shall be billed in accordance with $8.85** per 100 cubic feet per a)l
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the consumption of water and at the following rate,*except that no monthly month
bill shall be less than the single-family residential rate set forth in service type
No. 1. This includes a "multifamily dwelling"with "dwelling units"that are not N
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separately metered and charged, as those terms are defined in
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Chapter 15.02 KCC.
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t Estimated, based on adjustments issued by King County. o
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* Customers who qualify for the lifeline utility rate, set forth in KCC N
7.01.070, will receive a rate reduction of 60 percent from the city's sewer a
rate.
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Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 13
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** Beginning January 1, 2018, this rate will adjust annually based on the
basic rate shown for service types 1 and 2 above, calculated on this formula:
Total Sewer Rate/7.5 = price per 100 cubic ft. per month.
SECTION 3. - Amendment - KCC 12.13.040. Section KCC 12.13.040 c
of the Kent City Code, entitled "Exemptions" is amended as follows:
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Sec. 12.13.040. Exemptions. a
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A. The following development activities are exempt from the
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requirements of this chapter: 00
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1. Low-income housing as follows: 3
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a. Low-income housing projects that are constructed by
public housing agencies or private nonprofit housing developments.
b. Low-income residential units, rented or purchased, that _J
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are dedicated and constructed by private developers. U
2. Shelters or dwelling units for temporary placement, which
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provide housing to persons on a temporary basis for not more than two (2)
weeks.
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3. Construction or remodeling of transitional housing facilities or
dwelling units that provide housing to persons on a temporary basis for not E
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more than twenty-four (24) months, in connection with job training, self-
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sufficiency training and human services counseling, the purpose of which is L)
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to help persons make the transition from homelessness to placement in N
permanent housing. a
4. Any form of housing for the elderly, including nursing homes,
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retirement centers, and any type of housing units for persons age fifty-five M
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Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 14
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(55) and over, which have recorded covenants or recorded declaration of
restrictions precluding school-aged children as residents in those units.
5. Rebuilding of legally established dwelling unit(s) destroyed or
damaged by fire, flood, explosion, act of God or other accident or
catastrophe, or remodeling of existing legally established dwelling unit(s), c
provided that such rebuilding takes place within a period of one (1) year
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after destruction, and so long as no additional dwelling units are created. O
6. Condominium projects in which existing dwelling units are a
converted into condominium ownership and where no new dwelling units are
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created. M
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7. Any development activity that is exempt from the payment of 00
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an impact fee pursuant to RCW 82.02.100, due to mitigation of the same 3
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system improvement under the State Environmental Policy Act.
8. Any development activity for which school impacts have been
mitigated pursuant to a condition of plat or PUD approval to pay fees, _J
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dedicate land or construct or improve school facilities, unless the condition U
of the plat or PUD approval provides otherwise: provided that the condition
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of the plat or PUD approval predates the effective date of fee imposition. O
9. Any development activity for which school impacts have been
mitigated pursuant to a voluntary agreement entered into with the district
to pay fees, dedicate land or construct or improve school facilities, unless E
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the terms of the voluntary agreement provide otherwise provided that the
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agreement predates the effective date of fee imposition. L)
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10. Construction of an accessory residential structure, including the N
first accessory dwelling unit (ADU) under KCC 15.08.350, as it is considered a
part of the single-family use associated with this fee. Subsequent ADU
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permits shall be charged 50% of the single-family unit impact fee. M
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Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 15
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B. For purposes of this section, a low-income housing project unit or a
low-income residential rental unit is one that has a maximum rent and a
maximum income level for tenants equal to or less than fifty (50) percent of
the countywide median household income, adjusted for household size. A
low-income residential purchased unit is one that has a sales price of one c
hundred thirty thousand dollars ($130,000) or less for single-family houses,
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and ninety-five thousand dollars ($95,000) or less for multifamily units. O
These maximum sale prices shall be adjusted by the Seattle CPI-U consumer a
price index each year, with 1992 being the base year. The purchaser's family
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income cannot exceed eighty (80) percent of the countywide median
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household income, adjusted for household size. 00
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C. When a low-income purchased unit has received a building permit,
the director of the finance department shall record a notice of the exemption
and the income qualification requirements for such unit with the King County _J
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auditor. U
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D. When a low-income purchased unit is sold or rented to a person who O
does not qualify as a low-income purchaser or tenant, an amount equal to
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the impact fee on the date of the sale or rental shall be paid by the seller or
the property owner to the city. E
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E. The director of the planning department shall review requests for L)
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exemptions from impact fees under subsection (A) of this section pursuant N
to criteria and procedures adopted by administrative rule, and shall advise a
the developer in writing of the granted or denial of the request. In addition,
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the director shall notify the school district of all applications for exemption M
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Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 16
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when they are received and shall notify the school district when such
requests are granted or denied.
F. Impact fees for low-income housing and other development activities
with broad public purposes pursuant to RCW 82.02.060(2) shall be paid from c
public funds. The impact fees for these units shall be considered paid for by
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the school district through its other funding sources, without the district O
actually transferring funds from its other funding sources into the impact fee °a
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SECTION 4. - Amendment - KCC 12.14.070. Section KCC 12.14.070 00
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of the Kent City Code, entitled "Exemptions" is amended as follows: 3
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Sec. 12.14.070. Exemptions.
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A. The following shall be exempted from the payment of all U
transportation impact fees:
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1. Alteration or replacement of an existing nonresidential O
structure that does not expand the usable space or change the existing land
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use.
2. Miscellaneous improvements which do not generate increased E
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p.m. peak hour person trips, including, but not limited to, fences, walls,
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residential swimming pools, and signs. L)
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3. Demolition or moving of a structure when additional p.m. peak N
hour person trips are not generated. a
4. A change of use that has less impact than the existing use shall
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not be assessed a transportation impact fee.
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8
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 17
5.a
5. Construction of an accessory residential structure, including the
first accessory dwelling unit (ADU) under KCC 15.08.350, as it is considered
part of the single-family use associated with this fee. Subsequent ADU
permits shall be charged 50% of the single-family unit impact fee.
a�
U
c
B. The director shall be authorized to determine whether a particular
L
development activity falls within an exemption identified in this chapter, in 0
any other KCC provision, or under other applicable law. Determinations of a
the director shall be in writing and shall be subject to the appeals procedures
LO
set forth in KCC 12.14.100.
M
N
00
7
SECTION 5. - Amendment - KCC 12.15.040. Section KCC 12.15.040 3
2
of the Kent City Code, entitled "Exemptions" is amended as follows:
Sec. 12.15.040. Exemptions. -J
as
I
U
c
cc
A. The following development activities are exempt from the
L
requirements of this chapter: 0
1. Shelters or dwelling units for temporary placement, which
a�
provide housing to persons on a temporary basis not exceeding two weeks;
2. Rebuilding or remodeling of a legally established structure E
a
destroyed or damaged by fire, flood, explosion, act of nature or other
0
accident or catastrophe; provided, that a building permit for the rebuilding L)
M
N
or remodeling is issued within one year after the damage or destruction N
occurs. The exemption shall not apply to any additional structure or a
expansion of the original square footage that is proposed to be built on the
a�
same tax parcel on which the structure that was damaged or destroyed is M
U
being rebuilt or remodeled;
Q
9
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 18
5.a
3. Projects in which existing dwelling units are converted into
condominium ownership and where no new dwelling units are created;
4. Any development activity that is exempt from the payment of
an impact fee pursuant to RCW 82.02.100(1), as amended;
5. Any development activity for which fire impacts have been U
mitigated pursuant to a voluntary agreement entered into with the RFA to
L
pay fees, dedicate land or construct or improve fire protection facilities; 0
provided, that the agreement predates the effective date of fee imposition; a
6. Any development of 200 square feet or less that does not use
LO
or store hazardous materials that would create a life safety risk;
M
N
7. Alteration of an existing nonresidential structure that does not 00
r
expand the useable space and that does not involve a change in use; 3
2
8. Demolition of or moving an existing structure within the city
from one site to another;
9. Miscellaneous improvements that do not create additional -J
I
demands and need for fire protection facilities, including, but not limited to, U
construction of accessory structures, as defined in KCC 15.02.005, fences,
L
walls, swimming pools and signs;
10. Alteration, expansion or remodeling of an existing dwelling or
a�
accessory residential structure where the use is not changed;
11. Construction of an accessory dwelling u residential structure E
en a parcel with an existing single family dwelling unit; provided, heweve-r�,
a�
0
U
M
N
fee that weuld otherwise applyt including the first N
accessory dwelling unit (ADU) under 15.08.350, as it is considered part of a
the single-family use associated with this fee. Subsequent ADU permits shall
a�
be charged 50% of the single-family unit impact feeLand E
U
12. A development permit for a city project.
Q
10
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 19
5.a
B. Pursuant to RCW 82.02.100(2), where automatic fire sprinklers are
installed in single-family residential occupancies, a reduced fee equal to 70
percent of the impact fee shall serve to mitigate the costs of needed EMS
and rescue resources. U
c
c
L
C. The director shall be authorized to determine whether a particular O
development activity falls within an exemption identified in this chapter, or a
is exempt pursuant to other applicable law. Determinations of the director
LO
shall be subject to the appeals procedures set forth in KCC 12.15.110. M
M
N
O
7
SECTION 6. - Amendment - KCC 12.16.090. Section KCC 12.16.090 3
2
of the Kent City Code, entitled "Exemptions" is amended as follows:
Sec. 12.16.090. Exemptions. _J
I
U
A. The park impact fees are generated from the formula for calculating
L
the fees set forth in this chapter. The amount of the impact fees is 0
determined by the information contained in the adopted park and open
a�
space plan, park project list, and related documents, as appended to the
city's comprehensive plan. All development activity located within the city E
a
shall be charged a park impact fee; provided, that the following exemptions
0
apply. L)
M
N
O
N
B. The following shall be exempt from parks impact fees: a
1. Replacement of a structure with a new structure having the
a�
same use, at the same site, and with the same gross floor area, when such
U
r
r
Q
11
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 20
5.a
replacement is within 12 months of demolition or destruction of the previous
structure.
2. Alteration, expansion, or remodeling of an existing dwelling or
structure where no new units are created and the use is not changed.
3. Construction of an accessory residential structure, including the c
first accessory dwelling unit (ADU) under KCC 15.08.350, as it is considered
L
part of the single-family use associated with this fee. Subsequent ADU 0
permits shall be charged 50% of the single-family unit impact fee. a
4. Miscellaneous improvements including but not limited to
LO
fences, walls, swimming pools, and signs that do not create an increase in
M
N
demand for park services. 00
r
5. Demolition of or moving an existing structure within the city 3
2
from one site to another.
6. Change of Use. A development permit for a change of use that
has less impact than the existing use shall not be assessed a park impact -J
I
fee. U
7. A fee payer required to pay for system improvements pursuant
L
to RCW 43.21C.060 shall not be required to pay an impact fee for the same 0
improvements under this chapter.
a�
E
C. The director shall be authorized to determine whether a particular E
a
development activity falls within an exemption identified in this section.
0
Determinations of the director shall be subject to the appeals procedures set
M
N
forth in KCC 12.16.100. N
0
a
SECTION 7. - Amendment - KCC 15.02.005. Section KCC 15.02.005
a�
of the Kent City Code, entitled "Accessory use or structure" is amended as
U
follows:
a
12
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 21
5.a
Sec. 15.02.005. Accessory use or structure. Accessory use or
structure means a use or structure on the same lot with, and of a nature
customarily incidental and subordinate to, the principal use or structure.
Accessory structures include, but are not limited to: garages, aeeesseF c
dwelling u guest cottages, sheds, storage buildings, and workshops.
L
O
SECTION S. - Amendment - KCC 15.02.114. Section KCC 15.02.114 a
of the Kent City Code, entitled "Duplex" is amended as follows:
LO
M
N
Sec. 15.02.114. Duplex/Two Family Dwelling. Duplex two 000
family dwelling- n9eans one (1) detached residential building containing two 3
2
(2) dwelling units totally separated from each other by a one (1) hour fire
wall or floor, designed for occupancy by not more than two (2) families.
Accessory dwelling units attached to a principal dwelling unit regardless of _J
I
the presence of a fire wall are not considered duplexes for the purposes of U
land use and zoning regulations.
L
O
SECTION 9. - Amendment - KCC 15.04.030.10. Section KCC
a�
15.04.030.10 of the Kent City Code, entitled 'Residential land use
development conditions" is amended as follows: E
a
a�
0
10. Accessory dwelling units shall not be included in calculating the L)
M
N
maximum density. Accessory dwelling units are allowed only on the same N
lot with a principally permitted detached single-family dwelling unit, and are a
subject to the provisions of KGG 15.08.160 and 15.08.350. Accessory
a�
dwelling units that are attached to or contained within existing single-family M
U
residences are not subject to residential design review. a
13
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 22
5.a
SECTION 10. - Amendment - KCC 15.05.040. Section KCC
15.05.040 of the Kent City Code, entitled "Parking standards for specific
activities" is amended as follows:
a�
U
c
Sec. 15.05.040. Parking standards for specific activities.
L
O
A. Standards for the number of parking spaces for specific activities are °a
indicated in the following chart:
LO
M
N
00
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT 3
m
m
Living activities
Ta
a�
Single-family Two parking spaces
I
per single-family dwelling.
c
Duplex Two parking spaces
=a
L
per dwelling unit. O
Multifamily)2,3,4 One parking space per unit
for efficiency apartments in
m
all sized developments; two E
Q
parking spaces for o
each dwelling unit for M
N
developments with 49 or N
less dwelling units; one and
Q
eight-tenths parking spaces c
m
per dwelling unit for M
U
r
r
Q
14
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 23
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
developments of 50 or
more dwelling units.
U
c
Accessory dwelling One off-street parking space c
=a
L
unit per accessory unit is O
required in addition to the Q
required parking for theLO
M
M
single-family home-No off-
street parking is required if N
06
principal single-family 7
dwelling is within '/4 mile m
distance of a manor transit
stop as defined by RCW. a)
m
J
The planning director may
a�
U
waive this requirement
where there are special =a
O
circumstances related to the
property,and its location,
m
E
and the right-of-way. The
m
surface of a Q
required ADU off-street
0
parking space shall comply v
M
N
with KCC 15.05.090(E). N
Boardinghouses and One parking space for the Q
lodging houses proprietor, plus one space
E
per sleeping room for M
boarders or lodging use, Q
15
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 24
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
plus one additional space for
each four persons employed C
U
on the premises. c�a
c
=a
Mobile Two parking spaces for p
and manufactured each mobile home site. Q
home parks � M
M
LO
M
Recreational vehicle One parking space for each
` M
park site. 1 00
Hotels5 One parking space for each
guest room, plus two parking
spaces for each three
m
employees.
a�
I
U
Commercial activities
=a
Banks6 One parking space for each O
200 square feet of gross
c
floor area, except when part
E
of a shopping center.
E
Q
Professional and One parking space for each
business offices6 250 square feet of gross L j
M
floor area, except when part c
N
of a shopping center.
0
Q
Shopping centers Four and one-half spaces
m
per 1,000 square feet of E
U
gross leaseable area (GLA)
r
Q
16
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 25
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
for centers having GLA of
less than 400,000 square C
U
feet, and five spaces per c�a
c
1,000 square feet of GLA for04
O
centers having a GLA of C
over 400,000 square feet. Q
M
M
Restaurants, One parking space for each LO
nightclubs, taverns and 100 square feet of gross N
00
lounges, floor area, except when part 7
of a shopping center. m
m
Retail stores, One parking space for each
�a
supermarkets, 200 square feet of gross J
department stores and floor area, except when vl
c
personal service located in a shopping center.
shops,
O
Other retail One parking space for each
m
establishments; 500 square feet of gross E
c
furniture, appliance, floor area, except when
E
hardware stores, located in a shopping center.
household equipment L j
M
service shops, clothing c
N
or shoe repair shops° o
Q
Drive-in business One parking space for each
m
100 square feet of gross E
M
U
r
r
Q
17
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 26
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
floor area, except when
located in a shopping center. C
U
c
Uncovered commercial One parking space for each c
=a
area, new and used 5,000 square feet of retail p
car lots, plant nursery sales area in addition to any Q
parking requirementsLO
M
M
for buildings, except when
located in a shopping center. N
06
r
Motor vehicle repair One parking space for each
3
and services 400 square feet of gross
m
floor area, except when part
�a
a�
of a shopping center. J
a�
I
Industrial showroom One parking space for each U
c
and display 500 square feet of display
=a
L
area. O
Bulk retail stores One parking space for each
E
350 square feet of gross
m
floor area. Q
m
Industrial activities o
U
M
Manufacturing and One parking space for each c
N
industrial uses, 1,000 square feet for 90% of o
including warehouses, the gross floor area, and one Q
c
storage buildings, and parking space per 250
E
t
speculative warehouse I square feet for 10% of U
r
r
Q
18
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 27
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
and the gross floor area. When
industrial buildings with total of uses other than
U
multiple use or tenant manufacturing and industrial c�a
c
potential exceeds 10%of the gross O
floor area, the parking C
requirements for Q
M
those uses shall apply. M
Recreation-amusement activities , N
00
r
Auditoriums, theaters, One parking space for each
3
places of public four fixed seats, or one
m
assembly, stadiums, parking space for each 100
�a
a�
and outdoor sports square feet of floor area of J
areas12 main auditorium or of a)l
U
c
principal place of assembly
not containing fixed seats,
O
whichever is greater.
c
m
Bowling alleys13 Five spaces for each alley, E
c
except when located in
E
a shopping center.
0
Dance halls and One parking space for each V
M
N
skating rinks14 200 square feet of gross N
floor area, except when Q
located in a shopping center.
m
E
Golf driving ranges One parking space for each M
ns
r
driving station. Q
19
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 28
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
Miniature golf courses One parking space for each
hole.
m
U
c
Recreational buildings, One parking space for each c
=a
whether independent 200 square feet of gross p
or associated with a floor area. Such spaces Q
multifamily complex shall be located adjacent toLO
M
M
the building and shall be
designated for visitors by N
ao
signing or other special *<
7
markings. m
m
Educational activities
�a
a�
m
Senior high schools, One space for each —J
a)
I
public, parochial, and employee plus one space for U
c
ns
private each 10 students enrolled.
=a
L
In addition, if buses for the O
transportation of children are
m
kept at the school, one off- E
c
street parking space shall be
E
provided for each bus, of a
size sufficient to park each L j
M
bus. N
0
N
One additional parking o
space for each 100 students Q
c
shall be provided for visitors a'
E
t
in the vicinity of or adjacent U
r
r
to the administration portion Q
20
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 29
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
of the building or complex.
Such parking spaces shall
U
be so designated by signing c�a
c
or other special marking as O
approved by the traffic C
Q
engineer. � ..
M
LO
M
Colleges and Two and one-half parking
universities and spaces for each employee, N
06
business and plus one space for each 7
vocational schools15 three students residing on m
campus, plus one space for
each five day students not
J
residing on campus. In I
a)
U
addition, if buses for
transportation of students =a
O
are kept at the school, one
off-street parking space shall
E
be provided for each bus, of
m
a size sufficient to park each Q
bus.
0
One additional parking v
M
N
space for each 100 students N
shall be provided for visitors Q
in the vicinity of or adjacent
m
to the administration portion E
U
of the building or complex. r
Q
21
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 30
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
Such parking spaces shall
be so designated by signing C
U
or other special marking as c�a
c
approved by the traffic O
engineer. C
Q
Elementary and junior One parking space for eachLO
M
M
high employee, plus one parking
space for every 50 student N
06
capacity(Capacity means 7
the designed capacity of the m
school, even if actual
enrollment varies by year). m
J
In addition, if buses for
a�
U
transportation of students
are kept at the school, one =a
O
off-street parking space shall
be provided for each bus, of
E
a size sufficient to park each
m
bus. Consideration for E
Q
student loading/unloading
0
and pick-up/drop-off areas V
M
N
shall be integrated in the site N
plan. Q
Libraries and One parking space for each
E
museums 250 square feet in office and M
public use. r
Q
22
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 31
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
Day-care centers One parking space for each
employee, plus loading and C
U
unloading areas. c�a
c
=a
L
Medical activities O
C
Medical and dental One parking space for each Q
offices16 200 square feet of gross
LO
floor area, except when
` M
located in a shopping center. 1 00
r
Convalescent, nursing, One parking space for each
and health institutions two employees, plus one
f
parking space for each three
m
beds.
a)
I
U
Hospitals One parking space for each
three beds, plus one parking `a
O
space for each staff doctor,
plus one parking space for
E
each three employees.
m
E
Religious activities Q
m
Churches, One space for each five L j
M
religious institutions, or seats in the main c
N
other places of auditorium/gathering place;
0
worship17 provided, that the spaces for Q
c
any institution shall not be
E
t
less than 10. One seat is U
ns
r
r
Q
23
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 32
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
equivalent to seven square
feet, for institutions that do
U
not have seats in the main c�a
c
gathering place. For all
O
existing institutions enlarging C
the seating capacity of their Q
M
auditoriums, one additional LO
M
parking space shall be M
N
provided for each five 00
additional seats provided by 3
m
the new construction. For all
m
existing institutions making
a�
m
structural alterations or
I
additions which do not U
c
increase the seating
=a
L
capacity of the auditorium, O
no additional parking need N
c
m
be provided. E
c
m
Mortuaries or funeral One parking space for each Q
homes 100 square feet of floor area
0
of assembly rooms. v
M
N
O
Other uses For uses not specifically
identified in this section, the Q
amount of parking required
E
shall be determined by the
planning department, based Q
24
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 33
5.a
SPECIFIC LAND USE PARKING SPACE
REQUIREMENT
on staff experience, parking
required for similar uses, C
U
and, if appropriate, c�a
c
documentation provided by
O
the applicant. C
Q
M
1. Where enclosed garages are utilized to provide parkingLO
M
required by this title, an 18-foot stacking space shall be provided in front of M
N
such garage units; provided, however, the planning director shall have the 00
authority to approve alternative plans where the developer can assure that
such garage units will continue to be available for parking purposes and will
not cause onsite parking or circulation problems. These assurances include
a�
but are not limited to: (a) covenants that run with the land or homeowners' JI
a)
association that require garages to be utilized for the storage of vehicles,
(b) maintenance of drive aisle widths of 26 feet in front of each garage unit,
L
and (c) maintenance of minimum clearances for fire lanes on the site.
Special parking for recreational vehicles will not be required as long as the
E
facility does not permit recreational vehicles other than campers or vehicles
a�
that will fit into a normal-sized parking stall. If recreational vehicles are to E
a
be permitted on the development, they must be screened and fenced. o
2. Exceptions for senior citizen apartments in multifamily M
N
buildings: N
a. The multifamily parking requirement may be reduced as a
determined by the planning director. The planning director shall base his/her
E
decision on a parking study that supports one or more of the following: M
Q
25
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 34
5.a
i. Availability of private, convenient, regular
transportation services to meet the needs of the tenants;
ii. Accessibility to and frequency of public
transportation;
iii. Pedestrian access to health, medical, and shopping c
M
facilities; C
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iv. Minimum age requirement to reside in subject O
apartments; a
V. Special support services offered by the facility;
LO
vi. Other documentation or standards that support a
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permanent reduction of parking stalls. 00
r
3. In MTC-1, MTC-2, and MCR zoning districts, a minimum of 3
2
three-fourths parking space per dwelling unit, or conduct a parking
feasibility study to determine need. No spaces provided for recreation
vehicles. _J
I
4. For senior developments in MTC-1, MTC-2, and MCR zoning
districts, one parking space for every four dwelling units, or conduct a
L
parking feasibility study to determine need. O
5. In MTC-1, MTC-2, and MCR zoning districts, one parking space
for each guest room, plus two parking spaces for every five employees, or
conduct a parking feasibility study to determine need. E
a
6. In MTC-1 and MCR zoning districts, one parking space for every
0
400 square feet of gross floor area, except when part of a shopping center, L)
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or conduct a parking feasibility study to determine need; in MTC-2 zoning N
district, one parking space for every 500 square feet of gross floor area, or a
conduct a parking feasibility study to determine need.
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E
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Q
26
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 35
5.a
7. In MTC-1 and MCR zoning districts, one parking space for every
400 square feet of gross floor area, or conduct a parking feasibility study to
determine need.
8. In MTC-1 and MCR zoning districts, one parking space for every
200 square feet of gross floor area, or conduct a parking feasibility study to c
M
determine need; in MTC-2 zoning district, a minimum of one parking space C
L
for every 300 square feet of gross floor area, or conduct a parking feasibility 0
study to determine need. No parking is required if use is 3,000 square feet °a
or less and with a parking supply of at least 20 spaces within 500 feet or
LO
1,000 feet of a public garage.
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9. In MTC-1 and MCR zoning districts, one parking space for every 00
r
400 square feet of gross floor area, or conduct a parking feasibility study to 3
2
determine need; in MTC-2 zoning district, one parking space for every 500
square feet of gross floor area, or conduct a parking feasibility study to
determine need. No parking is required if use is 800 square feet or less and
I
with a parking supply of at least 20 spaces within 500 feet or 1,000 feet of U
a public garage.
L
10. In MTC-1, MTC-2, and MCR zoning districts, one parking space o
for every 1,000 square feet of gross floor area, or conduct a parking
feasibility study to determine need. No parking is required if use is 800
square feet or less and with a parking supply of at least 20 spaces within E
a
500 feet or 1,000 feet of a public garage.
0
11. In MTC-1 and MCR zoning districts, one parking space for every U
M
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400 square feet of gross floor area, except when located in a shopping N
center. a
12. In MTC-1 and MCR zoning districts, conduct a parking feasibility
as
study to determine need. M
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27
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 36
5.a
13. In MTC-1 and MCR zoning districts, three parking spaces for
each alley, except when located in a shopping center.
14. In MTC-1 and MCR zoning districts, one parking space for every
500 square feet of gross floor area, or conduct a parking feasibility study to
determine need. U
c
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15. In MTC-1, MTC-2, and MCR zoning districts, conduct a parking C
L
feasibility study to determine need. 0
16. In MTC-1, MTC-2, and MCR zoning districts, a minimum of one a
parking space for every 400 square feet of gross floor area, or conduct a
LO
parking feasibility study to determine need.
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17. In MTC-1, MTC-2, and MCR zoning districts, one parking space 00
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for every 10 seats in the main auditorium; provided, that the spaces for any 3
2
church shall not be less than 10. For all existing churches enlarging the
seating capacity, one additional parking space shall be provided for every
10 seats provided by the new construction. _J
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C
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B. Mixed occupancies or mixed use if one occupancy. In the case of two
L
or more uses in the same building, the total requirements for off-street 0
parking facilities shall be the sum of the requirements for the several uses
a�
computed separately; except in shopping centers, and except as provided
in the mixed use overlay, KCC 15.04.200. Off-street parking facilities for one E
a
use shall not be considered as providing required parking facilities for any
0
other use, except as permitted in subsection (C) of this section pertaining to L)
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joint use. N
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C. Joint use. The minimum amount of off-street parking required by
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subsection (A) of this section may be reduced by the planning director when
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shared parking facilities for two or more uses are proposed if:
Q
28
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 37
5.a
1. The total parking area exceeds 5,000 square feet;
2. The parking facilities are designed and developed as a single
onsite common parking facility, or as a system of onsite and offsite facilities
if all facilities are connected with improved pedestrian facilities and located
within 500 feet of the buildings or use areas they are intended to serve; c
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3. The amount of reduction in off-street parking does not exceed C
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10 percent per use unless it is documented that the peak parking demand 0
hours of two or more uses are separated by at least one hour; a
4. The subject properties are legally encumbered by an easement
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or other appropriate means which provide for continuous joint use of the
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parking facilities. Documentation shall require review and approval by the 00
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city attorney; and
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5. The total number of parking spaces in the shared parking
facility is not less than the minimum required by any single use.
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D. Employee parking. Where employee parking will be maintained U
separately and in addition to parking for the general public, the regulations
L
of this subsection shall apply: 0
1. Minimum parking stall sizes, aisle widths, and percentage of
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compact car stalls shall be as per other requirements in this chapter.
2. Employee parking must be clearly identified as such and not E
a
become parking for the general public.
0
3. If the employee parking is changed to parking for the general L)
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public, the normal regulations for off-street parking shall be in force. N
4. Employee parking shall not be in lieu of parking requirements a
per activity as stated in this section.
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29
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 38
5.a
E. Temporary parking facilities. Temporary parking facilities may be
permitted by the planning director when it has been shown that:
1. The existing use of the subject property has adequate legal
nonconforming parking or that existing parking conforms to the applicable
standards of this title. c
2. The temporary parking facility is primarily intended to serve
L
the public at large and not the existing use on the property. 0
3. The temporary parking facility serves a public need. a
4. The temporary facility meets the following minimum standards:
LO
a. There shall be a minimum of 285 square feet gross area M
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per stall. 00
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b. The pavement section shall be a minimum of four inches 3
2
of five-eighths-inch minus C.R. crushed rock with bituminous surface
treatment, subject to engineering department review.
C. Onsite drainage control and detention shall be provided -J
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per the drainage ordinance. U
d. Ingress and egress and interior circulation and perimeter
L
control shall be subject to traffic engineer approval. O
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F. Compact car parking.
1. Parking stall size shall be a minimum of eight feet by 16 feet. E
a
Aisle width shall be per the requirements of KCC 15.05.080 and Diagram
0
No. 1 following KCC 15.05.100.
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2. Compact car parking spaces shall be clearly identified by N
signing or other marking as approved by the city engineer. a
3. Compact car parking spaces shall not exceed 30 percent of the
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total required parking, and shall be distributed throughout the entire parking M
U
area. For parking lots of more than 20 stalls, up to 50 percent of the total
a
30
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 39
5.a
required parking may be compact car parking spaces. Compact stalls cannot
be located along a fire lane in lots where the percentage of compact stalls
exceeds 30 percent, unless approved by the fire marshal.
4. See KCC 15.05.080 and diagram No. 1 following KCC
15.05.100 for typical compact car stall arrangements. c
c
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G. Transit and rideshare provisions. O
1. The planning director may reduce the minimum number of off- a
street parking stalls for businesses which have a commute trip reduction
LO
program filed with the city. Based upon a review of this program and input
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from other staff members, a reduction of up to 20 percent of the minimum 00
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standard may be approved. Any reduction in the amount of required parking 3
2
is only valid for as long as the approved CTR program is in effect. An
invalidated program or a change in use or operations would result in the
application of the underlying standards per subsection (A) of this section.
I
2. The planning director may reduce the number of required off- U
street parking stalls for businesses which do not have a commute trip
L
reduction program by one stall for every two car pool stalls, and/or one stall o
for every one van pool stall if:
a�
a. Reserved rideshare parking is located convenient to the
primary employee entrance; E
a
b. Reserved areas are clearly marked by signs for use by
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approved and qualified rideshare vehicles; L)
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C. The use of reserved areas for rideshare parking is N
actively enforced by the employer; and a
d. The total reduction in the number of parking stalls does
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not exceed 10 percent of the required stalls. M
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31
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 40
5.a
SECTION 11. - Amendment - KCC 15.08.160. Section KCC
15.08.160 of the Kent City Code, entitled 'Accessory buildings" is amended
as follows:
Sec. 15.08.160. Accessory buildings. c
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A. An accessory building can be located anywhere on a lot if it conforms O
with the setbacks required by this title for a principal building. In the rear a
one-half of a lot the accessory building can be built to within two feet of the
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side and rear lot lines, except when attached to a principal building, in which
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case it must have the same setbacks as the main building. if etheT 00
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3
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stricter regulatiens shall apply. Accessory dwelling unitsare not considered
an accessory building subject to this section.
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B. There shall be not more than one guest cottage OF acceSSeFy dwelling c
unit on any one lot. The guest cottage OF ADU shall be located on the rear
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half of the lot, unless determined to be infeasible due to lot shape, house o
placement, or other factors as approved by the economic and community
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development director. AEeessery dwelling units are alse subject te the
Prev s ens ef !(CC a�
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C. The combined footprint of all accessory buildings on a lot shall not
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exceed 15 percent of the lot area. N
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D. Accessory buildings shall not exceed 23 feet in height.
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32
Amend KCC 7.02.050, 7.04.220, 12.13.0401 12.14.070, 12.15.0401 12.16.0901 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 41
5.a
E. Accessory buildings shall not exceed the height of the principal
building.
F. Accessory buildings that are 12 feet in height or higher must be
visually compatible with the principal building by meeting all of the following: U
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1. The exterior finish material must be the same or visually match
L
the exterior finish material of the principal building, in type, size, and 0
placement; l a
2. The trim on the accessory building must be the same or visually
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match the trim used on the principal building, in type, size, and placement;
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and CO
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3. The roof pitch of the accessory building must be substantially 3
2
the same as the roof pitch of the principal building.
SECTION 12. - Repeal. Section 15.08.350 of the Kent City Code,
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entitled "Accessory dwelling unit regulations" is hereby repealed in its c
entirety.
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SECTION 13. - New Section. A new Section 15.08.350 of the Kent
City Code, entitled "Accessory dwelling unit (ADU) regulations" is hereby E
enacted as follows: a
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A. Intent. The Ci views accessory dwelling units ADUs as a method °
to increase the diversity of housing stock within the City and to expand o
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affordable housing options. ADUs provide options for different household
c
types (single people, older people aging in place, people with disabilities,
a
multigenerational housing, and others). E
B. Standards and criteria. a
33
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 42
5.a
1. An ADU may be attached (established within or as an addition
to a single-family dwelling) or detached from the principal dwelling_
All ADUs not established within or as an addition to the principal dwelling
shall be deemed "detached," including those attached to an accessory
structure such as a garage or via an external-only connection like a U
breezeway or shared roof form.
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2. TwoADUs per lot are allowed in any of the following O
configurations: ` a
a. One attached and one a accessory dwelling unit; M
LO
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b. Two attached access4rdweltinq units; or
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C. Two detached accessory dwabbLunits. 00
3. ADU Location:
3
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a. An ADU may be located an where on a lot if it conforms
with the setbacks required by this title.
b. An attached ADU must have the same setbacks as the
I
principal dwelling unit. U
C. eta ed ADU m e located in the rear one-half of
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a lot and c built of the side and rear lot lines. If on a O
corner it ma uilt a side yard setback of the flanking street.
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d. a Pla Director determines that an ADU will be
infeasible due to lot ape-, the location of existingstructures or other E
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factors the in ector ma rant modifications to this section.
0
e. a licable health and safetystandards shall apply,
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including but no imited to building code standards and fire and life safety N
standards. a
4. A detached ADU shall not exceed twenty-four (24) feet in
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height. Features such as chimneys, antennae and railings may extend up to M
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4 feet above the maximum allowed height.
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34
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 43
5.a
5. The design and size of an ADU shall conform to the
requirements of all building, plumbing, electrical, mechanical, energy, fire
health, and any other applicable codes. ADUs may not use metal, aluminum
or fiberglass siding.
6. The maximum size of an accessory dwelling unit is 1,000 u
square feet. The maximum gross floor area allowed s of be transferred
L
between units from one ADU to another. Whe Iculating the square O
footage of the ADU refer to KCC 15.02.170 de ition ross floor area." a
The gross floor area shall not include:
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a. Areas with less tha even 7 feet of ceiling height, as
N
measured between the finished floor and the supporting_members for the 06
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roof.
- � 3
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b. Covered exterior elements such as decks and porches
provided, the total size of all such covellIbbb6terior elements does not exceed
200 square feet.
I
C. f!th%tached A is built within above or in addition u
to another accessoriL str ure the gross floor area of the accessor
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structure is not counte s the gross floor area of the ADU. O
Parking requirements are set forth in KCC 15.05.040.
00, E
8. Development standards listed in 15.04.170 not specified in this
sections all apply to all ADU development including, but not limited to, E
a
building covegage, site coverage, impervious surface, and setbacks.
0
9. A covenant limiting the use of one of the dwelling units to an L)
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owner occupant Knot required and previously recorded covenants to that N
effect may be released by the planning director. The cost of recording anx a
release shall be paid by the applicant. The release of the covenant does not
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change or alter the established use or the accessory dwelling unit on the M
u
property.
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35
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 44
5.a
10. A permit application must be completed and approved for
all ADUs. The economic and community development department shall
determine the application requirements for an ADU permit.
11. An accessory dwelling unit and the principal dwelling may be
designated for separate ownership. However, the City does not regulate the c
creation of condominiums or other common interest communities, which are
L
governed under state law (Uniform Common Interest Ownership Act, O
Chapter 64.90 RCW). a
12. The Planning Director may allow reasonable deviations from
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these requirements due to site conditions and existing structures. M
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13. Any deviations granted by the planning director under this 00
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section must demonstrate that the deviation does not interfere with or
3
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negatively impact the operations of existing land uses and all legally
permitted uses within the zoning district it occupies; and does not constitute
a threat to the public health, safety, and welfare.
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SECTION 14. - Current Applications. All applicants that have
L
submitted permit applications for accessory dwelling units prior to the 0
effective date of this ordinance may choose to have such applications
continue to be reviewed under the regulations in effect when their
application was submitted, or they may choose to have such applications E
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reviewed under the regulations adopted by this ordinance upon its effective
0
date without having to submit a new permit application. If an applicant elects L)
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to have their accessory dwelling unit permit application reviewed under the N
new regulations adopted by this ordinance, they shall notify the City's permit a
center in writing.
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SECTION 15. - Severability. If any one or more section, subsection,
or sentence of this ordinance is held to be unconstitutional or invalid, such Q
36
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 45
5.a
decision shall not affect the validity of the remaining portion of this ordinance
and the same shall remain in full force and effect.
SECTION 16. - Corrections by City Clerk or Code Reviser. Upon
approval of the city attorney, the city clerk and the code reviser are
c
authorized to make necessary corrections to this ordinance, including the
correction of clerical errors; ordinance, section, or subsection numbering; or o
references to other local, state, or federal laws, codes, rules, or regulations. a
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SECTION 17. - Effective Date. This ordinance shall take effect and M
be in force thirty days from and after its passage, as provided by law. N
00
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3
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DANA RALPH, MAYOR Date Approved
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ATTEST: U
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KIMBERLEY A. KOMOTO, CITY CLERK Date Adopted
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Date Published
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APPROVED AS TO FORM:
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TAMMY WHITE, CITY ATTORNEY a
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37
Amend KCC 7.02.050, 7.04.220, 12.13.040, 12.14.070, 12.15.040, 12.16.090, 15.02.005, 15.02.114,
15.04.030.10, 15.05.040, 15.08.160, and repeal and replace 15.08.350
Re: Accessory Dwelling Units (ADU)
Packet Pg. 46
5.b
Kent ADU Community Engagement
Summary
City of Kent ADU Code Update April 2023
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Contents
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Introduction ........................................................................................................................................... 1 Q
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Key Takeaways.....................................................................................................................................2 LO
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Phase One: Interviews & Staff Workshop 2 N
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Phase Two: CommunitySurvey 2 N
Y ........................................................................................................................... `
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Phase One: Interviews & Staff Workshop..............................................................................................4 a
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PhaseTwo: Community Survey............................................................................................................6
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PolicyQuestions.....................................................................................................................................................9 E
Respondent Demographics 13
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Introduction
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This Community Engagement Summary provides an overview of the work completed by the ADU project r
team (Kent staff, BERK, and CAST Architecture) to inform updates to the ADU code. Engaging the Q
community is crucial to any planning process, particularly for a topic as personal as housing. It was
essential that Kent residents' perspectives were sought, heard, and integrated into the policy direction for
the City. In order to effectively reduce barriers, the project team listened to issues through the lens of the
public, residents, and professionals who have attempted to build ADUs.
Outreach for this project was conducted in two phases. The first phase consisted of research into the
existing landscape of ADUs in Kent, including interviews with individuals who have attempted or
successfully complete ADU construction in the city. Phase two was a community survey to test concepts for
proposed changes to reduce barriers in existing code language. These survey findings build upon
information gathered during the robust engagement process that informed the Kent Housing Options Plan
creation in 2020 and 2021.
Packet Pg. 47
5.b
Key Takeaways
Engagement for this project included targeted interviews with homeowners who have built ADUs, a staff
workshop at the City of Kent, and a community survey. This engagement highlighted openness to
change in many existing policies related to ADUs. A summary of findings from these engagement
efforts identifies particular areas for consideration for decreasing barriers to the construction of ADUs in
Kent.
Phase One: Interviews & Staff Workshop
Interviews with six people identified existing barriers that could be removed to encourage more ADU
construction in Kent. Takeaways from these conversations include: G
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■ Code language related to fire separation was a barrier identified in multiple interviews.
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■ The owner occupancy restriction was also identified as a barrier. O
■ Extensive requirements and conflicting codes could be frustrating. Q
■ Parking requirements are cost-prohibitive or impossible to comply with, eliminating the potential to M
LO
construct an ADU.
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A two-hour workshop was held with Kent staff actively involved in permitting and construction. This c
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discussion focused on identifying elements of the code that create barriers to constructing and permitting 4
N
ADUs. Takeaways from this discussion include: L
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■ There was a general consensus that impact fees could be reduced due to an ADU's nature as Q
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subordinate to a single-family home.
E
• Staff agreed that changes to design standards should allow for more flexibility with alternate unit E
types. Design standards included height, size allowances, materials, and roof pitch guidance. Cn
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■ Development standards for site design could be studied for changes, including topics such as curb >
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cuts, subordinate entrance requirements, lot placement guidelines, and setback standards.
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■ The owner-occupancy restriction is too difficult to enforce. Y
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■ Parking restrictions could better adapt to the nuance of project location and details. Limiting E
garages from counting as parking spaces was a significant barrier. M
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Phase Two: Community Survey a
A community survey related to ADUs in Kent received 307 responses. Respondents were predominantly
single-family homeowners who live in Kent. They represent a range of age groups, primarily ages 25
and older. Those identifying as White are overrepresented in survey responses (68% of respondents
versus 37% of the overall population), while Asian, Hispanic, and Black residents are underrepresented
(22% of survey respondents versus 52% of the total population).'
Total population estimates based on 2020 Census results,Table P2,for the City of Kent
Packet Pg. 48
5.b
• 56% of respondents are neutral or support allowing ADU residents to use street parking to make
it easier for homeowners to add ADUs to their property.
• 57% of respondents support or are neutral toward removing the existing height limits for
detached ADUs to allow ADUs taller than the primary home.
• 60% of respondents are neutral or support allowing homeowners to build two ADUs on a single
property (one attached and one detached).
■ When asked about maximum square feet for ADU units, 50% of respondents support up to 800 SF,
45% support up to 1,200 SF, and 30% support up to 1,500 SF. 1 3% reported being unsure.
• 23% of respondents said they would consider converting their garage into an ADU.
■ Top reasons that respondents say they would consider having an ADU are rental income (44%) to
offset increased housing and property tax costs and to provide housing aging family members c
(42%). 0
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5.b
Phase One: Interviews & Staff Workshop
The first phase of engagement for this project included interviews with residents and professionals who
have built or attempted to build ADUs in Kent, followed by a staff workshop to discuss current processes,
identify known barriers to ADU production, and identify implementation concerns for various potential
changes.
Interviews
The City of Kent records identify 33 existing ADUs in the community. These include garage conversions or
additions (18), units attached to the main home (8), basement conversions (4), and separate backyard
units (3). Permits for these units date from 2003-2022. There are an additional 17 homeowners who
started the permit process for an ADU but ultimately did not complete the build. These 50 addresses
were the pool of potential interviewees contacted for feedback on their experiences and ideas for
process improvements to encourage more ADU construction in Kent. Ultimately, five interviews were held: p
1 . One homeowner who has been unable to complete their ADU build successfully Q
2. One homeowner/architect pair who was finishing an ADU build M
LO
3. One homeowner with an existing converted basement unit with the desire to build an attic unit in a
M
new home c
N
4. One homeowner with a mother-in-law suite-style ADU N
5. Habitat for Humanity staff who work in Kent and surrounding communities a
Q
These interviews occurred in the fall of 2022 (September — December). Questions identified project L
length and costs, motivation for building an ADU, barriers encountered during the permitting and building E
process, and ideas for improving existing code.
Cn
Key takeaways include:
■ Requirements for fire separation and confusion between an ADU vs. duplex was a barrier
Cn
identified in multiple interviews. Suggestions for improvement highlight the desire for clearer
a�
guidelines and better/faster communication from the City. In one case of incomplete ADU plans, the Y
homeowner desires to structure their house as a caregiver to adult disabled children. Still, the cost r_
m
and complexity of required fire separation have made the project infeasible. t
• The owner occupancy restriction was identified as barriers that should be considered for Q
removal. These restrictions were called out as unresponsive to the various life circumstances that
might surface for a homeowner. Specific examples cited: owning a home with a basement ADU but
moving out due to divorce; being unable to rent the ADU while downsizing to move into a retirement
home; wanting to incorporate an attic unit for a caregiver; and as a detached unit for family visitors.
■ Extensive requirements and conflicting codes could be frustrating. There are inconsistencies
between building and zoning code. For example, a plans examiner might comment on improving the
construction of an ADU, but then their recommendations might conflict with zoning code language.
This added time, back-and-forth, and frustration to the building process.
Packet Pg. 50
5.b
■ Parking requirements are cost-prohibitive or impossible to comply with, eliminating the potential to
construct an ADU. While ADU residents may desire parking spaces, the cost of adding them to meet
code requirements often kills the ADU project. Additionally, since Kent does not count garages
towards parking requirements, there is often insufficient space on lots to add additional parking and
comply with all other requirements (such as stormwater, impervious area, etc.).
Staff Workshop
In October 2022, a staff workshop was held to establish a shared understanding of the ADU project and
to discuss code elements that may create barriers to constructing and permitting ADUs in Kent. Nine staff
members attended, representing various aspects of permitting and construction review process.
The two-hour workshop was preceded by a survey to identify areas where staff were in alignment and G
topics with identified concerns to help focus the conversation. The topics raised at this workshop included
clarifying definitions for various structure types, impact fees, the design review process, zoning code
language for site planning, policy restrictions such as owner-occupancy and multiple ADUs on a property, p
parking, and how tiny homes are considered in the ADU code.
0
Q
Key takeaways from this group discussion include:
M
M
■ There was a consensus that impact fees should be further reviewed. Staff pointed out the M
imbalance that a large single-family home addition does not increase impact fees, while an ADU M
N
addition to a small home adds a high level of fees. Considerations for any needed fee backfills and N
conversations with partners were identified as the next steps. N
■ Staff agreed that changes to design standards should allow for more flexibility with alternate Q
unit types. This includes height, size allowances, materials, and roof pitch guidance. Kent City Code
has the same requirements for ADUs and accessory structures, which results in problems. Staff agreed
it is important to distinguish between ADUs and accessory structures. There was a desire to clarify E
differences between safety standards and aesthetic-oriented language, with more flexibility to Cn
reduce aesthetic design barriers.
■ Zoning code language for site design could be carefully revisited. Curb cuts, subordinate entrance Cn
requirements, lot placement guidelines, and setback standards were all discussed as potential areas Y
for changes. A look at code requirements from peer communities was desired to help this process. c
m
• The owner-occupancy restriction is too difficult to enforce. If it is removed, staff recommend E
identifying a process to remove existing covenants on previously approved ADUs. Other restrictions, r
r
such as only one ADU per property, may require more research to galvanize public support for Q
change.
• Parking restrictions could better adapt to the nuance of project location and details. Due to
existing state law, projects within 114 mile of transit are not allowed to require parking for ADUs. As
previously mentioned, Kent does not allow a garage to count as parking, which is a unique
requirement that surrounding cities do not have. Additional considerations related to parking include
differences for properties with multiple ADUs, allowing garages to count toward parking totals, and
a desire to compare Kent's policies with neighboring communities.
Packet Pg. 51
5.b
Phase Two: Community Survey
The City of Kent conducted a survey to gather feedback from the community about a suite of code
revisions affecting the siting, construction, and permitting of Accessory Dwelling Units (ADUs). Surveys
were available online and in paper format in English and Spanish. Three hundred seven (307)
participants completed the survey from February 24 to April 3, 2023. The promotional methods for the
survey included:
■ The Downtown Kent Nerd Party,
■ Postcard mailer,
• Social media ad buys,
c
■ Tabling at the Kent Commons and Kent Senior Center,
�a
■ Listsery emails and strategic outreach to local community organizations, O
■ Previous ADU permit applicants and all persons who sent emails about ADUs to the planning inbox Q
within the past year, and M
M
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■ In-person outreach with the Hispanic Advisory Team.
M
Education on what an Accessory Dwelling Unit (ADU) is and how they can be used was integral to success N
during outreach events. Staff discovered many misconceptions about ADUs in the community, what they `
N
are used for, and how they impact the community. —
L
Q
Location of Respondents
96% of respondents are based in Kent, across the four zip codes of the City. "Other" responses include E
areas in Auburn, Seattle, Spanaway, Renton, and Lacey. E
Survey Question 1: What Is Your Zip Code? (306 responses)
Other,
4%
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//Kent,WA a98041A2, E
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-- 980 1 M
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• �1 a
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Source: BERK, 2023
Packet Pg. 52
5.b
Current Residence Type for Respondents
The majority of respondents (84%) reported living in a single-family home. In Kent, only 51% of housing
units are single-family.' Given these figures, multifamily dwellers are underrepresented in this pool of
respondents.
Survey Question 2: What Type of Housing Do You Live In? (306 responses)
Housing Type Count % Total
Single Family Home 257 84%
Apartment 22 7%
Townhome 8 3%
c
Mobile or Manufactured Home 7 2%
...... _......................................................................................................................................................... _
Duplex or Multiplex 6 2% p
......... ......... ......... ......... ......... .....................................................
Other4 1% Q..........................................................................................................................................................................................._.............................................................................._..........................................................................
Accessory Dwelling Unit (ADU) 3 1%
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Source: BERK, 2023
C)
N
Housing Tenure of Respondents N
4
Respondents were asked about their housing situation; 269 (88%) reported owning their home, while 33 "'
said they rented. City-wide, only 56% of households are owner-occupied.3 Three respondents reported 0-
not having housing currently, and two reported "Other" as their housing status.
L
Off-Street Parking E
Parking was one of the most compelling issues to address with the survey, as during phase one outreach, cn
we heard that the requirement for extra parking could be a limiting factor to the completion of an ADU
project. The City has enforced a Director's Interpretation that garages cannot count towards parking
Cn
spaces. Research indicated that this is a unique requirement in Kent, and no other cities in the region have
this same standard. To determine whether the parking requirements were truly a barrier, CAST Y
Architecture analyzed multiple neighborhoods, revealing that under the city's current parking regulations,
95% of single-family properties would be unable to build an ADU if required to provide one additional E
t
parking space.
r
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Aside from addressing the garageinconsistency, it was also important to ask residents about on-street Q
parking as a viable option due to potential changes in the state legislature and sites that would still have
difficulty meeting the parking requirement due to lack of onsite space. Respondents were asked whether
they would support allowing residents who build an ADU on their property to use street parking. On a
scale of one to five (with five indicating strong support to allow on-street parking), the average (mean)
response score was 3.0.
2 ACS 5-year Estimates,Table DP04, 2021
3 ACS 5-year Estimates,Table DP04, 2021
Packet Pg. 53
5.b
Survey Question 4: Kent requires homeowners who build an ADU to include one additional off-street
parking space for every ADU constructed. Many residents have told us they do not have the space on
their property to fit an additional parking space. Would you support allowing ADU residents to use
street parking to make it easier for homeowners to add ADUs to their property? (306 responses)
Strongly Oppose
Somewhat Oppose
Average response 1-5
Neutral (5 is strongly support): 3.0
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Somewhat Support
O
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Strongly Support a
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Source: BERK, 2023 N
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Packet Pg. 54
5.b
Policy Questions
Structure Height
Kent's current regulations prohibit any accessory structure from being taller than the main home,
which can be problematic for single-story homes and older ramblers with an overall shorter roof pitch.
The survey asked respondents whether they would support removing the existing height limits for
detached ADUs in Kent up to two stories.
On a scale of one to five (with five indicating strong support to remove existing heigh limits), the average
(mean) response score was 3.1.
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Survey Question 5: Kent's regulations prevent property owners from building detached ADUs taller than M
the main house on the property. This means that ADUs that share a site with one of Kent's many single- a
story homes could not be taller than one story. Would you support removing the existing height limits for O
detached ADUs to allow ADUs taller than the main home (up to two stories)? (306 responses) o
Q
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Strongly Oppose CV)
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N
O
Somewhat Oppose i N
Average response 1-5
(5 is strongly support): 3.1 Q-
Neutral Q
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Somewhat Support E
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Strongly Support i • 3
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Y
Source: BERK, 2023
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Multiple ADUs per Lot E
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Kent City Council and Land Use Planning Board supported the allowance of two ADUs per lot, but
Q
stipulated that should apply to large lots. Respondents were asked whether they supported potential
state legislation which would allow homeowners to build two additional dwelling units (ADUs) on their
property, one attached and one detached, as opposed to Kent's current regulation that only permits one
ADU. On a scale of one to five (with five indicating strong support to allow two ADUs per lot), the
average (mean) response score was 3.1.
Packet Pg. 55
5.b
Survey Question 6: Kent only allows homeowners to construct one ADU on their lot, regardless of whether
it is attached to or detached from the primary home. There is potential state legislation that will require
Kent to allow homeowners to build two ADUs on their property. Would you support allowing homeowners
to build TWO (2) ADUs on a single property (one attached and one detached)? (303 responses)
Strongly Oppose i
Somewhat Oppose
Average response 1-5
Neutral (5 is strongly support): 3.1
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Somewhat Support
O
0
Strongly Support i Q
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Source: BERK, 2023 i..)
N
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Size of ADUs in Square Feet N
4
N
Respondents were asked about their support for changing the maximum size allowed for accessory L
dwelling units (ADUs). Kent's current regulations limit the size of an ADU contained within or attached to Q
an existing single-family dwelling to no more than one-third the size of the main house on the property. L
The size of a detached ADU, for either new construction or an existing home, shall be up to 800 square E
feet or 33 percent of the size of the principal unit, whichever is smaller. For this question, respondents
could choose multiple options for the provided size ranges. Cn,
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Survey Question 7: Kent's regulations limit the size of ADUs (in square feet) to no more than one-third the
Cn
size of the main house on the property. Homeowners have told us this can be so restrictive that building
an ADU is not worth it in many cases. What size ADU would you support allowing? Choose as many as Y
apply. (296 responses)
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I support allowing 1- 1 support allowing 2- 1 support allowing I do not know or am
bedroom ADUs(600- bedroom ADUs(800- family-sized 3- unsure
800 sf,or square feet). 1,200 sf). bedroom ADUs(1,200-
1,500 sf).
Source: BERK, 2023
Packet Pg. 56
5.b
Desired Resources
While most of the questions were geared toward development regulations, collecting feedback on items
the city could pursue for implementation or future efforts after code updates were adopted was
important. Respondents were asked which resources from the city would be helpful if they were deciding
whether to build an additional dwelling unit (ADU) on their property. This helps City staff prioritize
implementation efforts. The majority of respondents, 85%, said documents that clearly explain the
process for permitting and building an ADU would be helpful. The second most popular resource was a
pre-approved ADU design, which would reduce architecture costs and expedite permitting (79%
support). Just over 10% of respondents chose "Other" as a potentially helpful resource. Themes of `other'
responses range from more timely communication from city staff, assistance with utility hookups, and
preapproved ADU plans.
m
U
c
Survey Question 8: Which of the following resources from the City of Kent would be helpful if you were
deciding whether to build an ADU?
O
Resources that would help build an ADU Count % Total
Q
M
Documents that clearly explain the process for permitting and building an ADU 241 85% Ln
......................................................................................................................................................................................................................................................................................................................................................................................................... ....................................................._.................................................. M
A preapproved ADU design to reduce architecture costs and expedite permitting 224 79% N......... ................................._...................................................
0
A handout with estimates of potential fees and timelines 209 74% N
................................................ .Zf
N
Technical assistance from city staff (for example,to create a site plan and permit 197 69%
materials) Q'
a
A list of companies that have prefabricated and modular (ready-to-place) ADUs 176 62%
....................................... .......... ........................................................................................................................................................................._......................................................_........................... cc
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Other 32 1 1% E
Source: BERK, 2023 N
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Packet Pg. 57
5.b
Garage Conversion for Survey Respondents
Respondents were asked whether they would consider converting their garage into an additional
dwelling unit (ADU). This question was of particular interest to the project team, since a majority of the
permitted ADUs over the past twenty years have been garage conversions. Additionally, garage
conversions are the most cost-effective option for creating an ADU.
Survey Question 9: Would you consider converting your garage into an ADU? (302 responses)
1%
already have
converted my garage
to an ADU
U
Unsure
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Maybe No
Q
23%41 LO
M
M
M
M
N
O
N
N
Source: BERK, 2023 L
Q
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Imagined uses for ADUs E
E
The last question asked respondents to imagine they have an ADU tomorrow so that staff could determine N
what these would most likely be used for. Given the feedback received at in-person events, it was clear
to staff it was assumed ADUs would be a major impact on their neighborhoods. To accurately respond to Cn
these concerns, staff needed to know what most people would use these for. Respondents were asked
what they would use an additional dwelling unit (ADU) for if they had access to one tomorrow. Over half Y
of respondents indicated they would use the ADU as a residence for a family member- either for parents
or their adult children. 44% of respondents indicated that they would use the ADU as a rental unit for E
additional income, especially to help offset increased costs of housing and property taxes. 11% of r
r
respondents reported using the ADU for "Other" purposes, including situations for home caregivers and a
renting at a discount to friends.
Packet Pg. 58
5.b
Survey Question 10: If you had access to an ADU tomorrow, what would you use it for? Select all that
apply. (300 responses)
i
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Rental unit for Residence for Office or other Residence for I would move Other U
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additional aging family bonus/storage adult children into the ADU
income member(s) space and rent out
my primary
residence o
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Source: BERK, 2023 M
LO
M
Respondent Demographics N
0
Understanding the demographic profile of respondents helps the City understand who is paying attention N
to the issue of ADUs in Kent, whom they are effectively reaching with implemented outreach efforts, and C'
which groups may need to be a focus for additional project engagement to ensure community-wide a
education and communication related to the project.
R
Age E
Survey respondents were fairly balanced across age groups of 25 and older. Compared to citywide in
population cohorts, residents 55 and over were proportionally much more likely to participate in the
m
survey.
Cn
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Y
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v
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Q
Packet Pg. 59
5.b
Survey Question 13: How Old Are You? (297 responses)
OverallAge Survey Respondents Kent Population
Prefer not to answer 3%
............................................................................................................................................_.......................................................................................................................................................................................................................................................................................
Under 18 years old 0% 27%
18 to 24 years old 2% 7%
25 to 34 years old 1 1% 17%
....................... .... ..................................................................................................................................................................................................................................................
35 to 44 years old 22% 14%
................................................................................................................................................................................................................................................................................................................................................................................................................................
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45 to 54 years old 19% 12%
c
55 to 64 years old 20% 12% =a
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65 years or older 22% 1 1%
Q
Note: ACS age cohorts break at age 19 rather than 18.As a result, the above percentages for the`under 78' group will also
include those aged 19 for the Overall Population estimate.
LO
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Source: ACS 5-year Estimates, Table SO101, 2027; BERK, 2023 Cl)
N
O
Gender Identity N
4
N
Respondents were asked to indicate their gender identity. L
a
■ 44% of respondents identified as male QI
L
■ 50% identified as female
■ Two respondents (1%) identified as non-binary
Cn
■ One respondent identified as transgender.
L
■ None of the respondents chose to self-identify Cn
c
■ 14 respondents preferred not to answer the question. Y
c
Employment m
E
t
Respondents were asked to indicate their employment status. 64% are actively working and 24% are r
r
retired. Q
■ 37% of respondents work outside of Kent
■ 27% work in Kent
■ 24% are retired
■ 5% are not currently employed
■ No students
■ 7% `other.'
Packet Pg. 60
5.b
Household Income
Respondents were asked about their household income, which refers to the total income for all people
they live with. 47% of respondents report household incomes over $100,000. Citywide, 40% of Kent's
population makes incomes over $100,000.4 This indicates a higher income skew for respondents to this
survey.
Survey Question 16: What is your household income (the total income for all people you live with)? (290
responses)
160
140
120
U
100 cCa
c
80 0
60
0
a
40
LO
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20 M
0 M
N
O
Less than $25,000- $75,000- Over$100,000 Prefer not to N
$25,000 $74,999 $99,999 anwser CN
N
L
Source: BERK, 2023
Q
I
Race and Ethnicity cv
E
When asked about race or ethnic identity, 68% of respondents selected 'White.' This compares to the E
Kent-wide 37% White population, demonstrating an overrepresentation of White respondents. American Co,
Indian/Alaska Native and Native Hawaiian/Pacific Islander respondents roughly track with their citywide
proportions. All other identified groups (Asian, Hispanic, and Black) appear underrepresented in this in
survey. y
Y
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E
M
v
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Q
4 ACS 5-year Estimates, Table S1901, 2027; BERK, 2023
Packet Pg. 61
5.b
Survey Question 17: What is your race or ethnicity? (289 responses)
Race or Ethnicity Survey Respondents Kent Population
White (of European ancestry) 68% 37%
Asian 10% 23%
....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Hispanic, Latina/Latino/Latinx ethnicity 6% 16%
..........................................................................................................................................................................................................................._.........................................................................................................................................................................................................................................
Self-identify 6%
...................................................................................................................................................................................._..................................................................................................................._.................................................................................................................... m
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Black or African American 5% 12%
c
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American Indian or Alaska Native 2% 0.5%
Native Hawaiian or other Pacific Islander 2% 3%
a
Sources: 2020 Census Table P2; BERK, 202. M
Ln
M
Language
M
N
Respondents were asked to indicate the primary language spoken in their homes. The majority of N
respondents indicated that English is the primary language spoken in their homes. Four responded in N
Spanish, four respondents reported Vietnamese as their primary language, and two reported Punjabi. Q
One respondent reported that Korean and Mandarin/Cantonese were the primary languages spoken in a
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their home.
E
Disability E
co
Respondents were asked about their disability status. Out of the total sample, 28% report having one or
more disabilities. Among these, 33 respondents reported a physical disability, 12 reported a mental 3
disability, and 9 reported hearing and visual disabilities. Six respondents reported having an emotional
c
disability, and four reported a cognitive disability. Additionally, there were nine `other' responses. d
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Packet Pg. 62