HomeMy WebLinkAboutPlanning 2017-11-16 Item 3 - Approval of 10/26/17 MinutesCity of Tukwila
Planning Commission
PLANNING COMMISSION MINUTES
Date: October 26, 2017
Time: 6:30 PM
Location: Council Chambers
Present: Chair, Miguel Maestas; Vice Chair, Nhan Nguyen; Commissioners, Mike Hansen,
Brooke Alford, Sharon Mann, Louise Strander, and Dennis Martinez
Staff: Nora Gierloff, Deputy Director; Minnie Dhaliwal, Planning Supervisor; and Wynetta
Bivens, Planning Commission Secretary
Chair, Maestas called the public hearing to order at 6:37 PM.
Adoption Commissioner Strander made a motion to adopt the 9/28/17 minutes.
of Minutes: Commissioner Martinez seconded the motion. The motion passed unanimously.
Chair Maestas swore in those wishing to provide testimony and opened the public hearing.
PLANNING COMMISSION REVIEW
CASE NUMBER: L17-0067, Accessory Dwelling Unit Regulation Update (ADU)
APPLICANT: City of Tukwila
REQUEST: Update of regulations for ADUs in the single-family zone including
allowing detached ADUs, changes to lot size requirement, number of
occupants, number of parking spaces and height, size and design standards.
LOCATION: Citywide
I. STAFF PRESENTATION
Nora Gierloff, Deputy Director, Department of Community Development, gave the presentation for
staff. She provided background, went over the requirements, and information on the housing action
policy list, the summer outreach, survey response, and gave an overview of staff's seven policy
recommendations and alternatives. She said, the Commission's recommendations to staff will be
translated into an ordinance, which they will bring back to the Commission for their review, before
taking it to the City Council. Staff also addressed questions for the Commission.
II. PUBLIC TESTIMONY
Margaret Bratcher, citizen, was supportive of all three ADU options. She said she is glad the
City has taken this on and expressed appreciation for the work the Commission has put into this
update.
Roger Lorenzen, citizen, said the lot size and the height restriction is a huge problem. Further,
square foot restrictions would almost eliminate any possibility for older homes to incorporate all
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October 26, 2017
the restrictions, and water run off needs, as well as the need to add sprinklers. He suggested a
process utilizing architectural review for the non -conforming projects. He said, if the process is
too restrictive it doesn't make sense to do any of this.
Lauri Garris, rental property owner, expressed concern regarding impact fees, and height
restrictions; she suggested the height be raised to at least 30 sq. ft. She also suggested making the
process easy for the citizens.
Sandra Gadd, citizen, was in favor of decreasing the lot size to allow more ADUs in Tukwila and
allow people to stay in their homes. She requested consideration be given to reversing the roles,
for example, owners use their small bungalows as the ADU and build a larger structure for their
primary residence. She also expressed concern regarding how changes to the ADU would affect
her ability to rent her rental property without her house being owner occupied since it has two
kitchens.
Nadine Morgan, rental property owner, expressed concern with affordable housing, and said the
ADU rules would be very useful. However said the Airbnb rules have impacted the area.
Therefore, you can get much more money renting daily than monthly, which should be taken into
consideration. If Airbnbs are allowed she requested a month or longer rental restriction is
considered; and a hotel/motel tax. Also, limit the neighborhoods where Airbnbs can be located.
Robert Anderson, property owner, requested that the City act in the interest of long term
residents. He is supportive of the alternative suggestion to reverse the use. He emphasized the
6500 sq. ft. lot developments are causing parking impacts.
Berry Becker, builder, is supportive of the idea, and likes the opportunity for affordable housing,
and allowing people to make extra income. He said the 20 -ft. height limit is tight and that the
same standards are needed on all house additions. He suggested keeping it simple and staying
close to the existing code, with no additional hook-up fees.
Todd Smith, citizen, expressed concern with sewer and water. He was supportive of attached ADUs
but said if ADUs need a side sewer it's' going to be expensive for a small building. He said the fire
code may be a problem, and another meter may be needed for which there isn't capacity. He Also
said, if the height for ADUs are reduced, then the single-family height should be reduced.
III. DELIBERATION / MOTIONS:
Recommendation #1: Begin allowing detached ADUs
Commissioner Alford moved to approve the recommendation with the following two amendments,
as proposed by Commissioner Mann
1) If the unit is over a garage allow a building height limit up to 25 -sq. ft.
2) Increase the maximum square footage to 1000 square feet.
Commissioner Hansen seconded the motion. The motion passed.
Commissioner Strander opposed;
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She said she did not have enough information on the impacts that detached ADUs would have on the
City and the neighborhoods. And she is not in support of Recommendation #1 because she does not
have enough information. She also said she would like to see an Airbnb policy.
Recommendation #2: Increase the percentage of the house that can be occupied by an attached ADU.
Commissioner Alford moved to approve staffs recommendation.
Commissioner Mann seconded the motion. All were in favor. The motion passed.
Recommendation #3: Reduce the lot area requirement from 7,200 square feet to 6,500 square feet.
Commissioner Maim was not in support of staffs recommendation. She said it would be a
discomfort to a lot of residents. Commissioner Strander was in consensus.
Commissioner Maestas said he is supportive of staff's recommendation because it would allow
residents to take advantage of ADUs and create additional housing in the region Commissioner
Nguyen was in consensus.
Commissioner Alford moved to approve staffs recommendation. Commissioner Nguyen seconded
the motion. The motion passed 5 to 2 Commissioners Strander and Maim opposed.
Recommendation #4: Retain the owner occupancy requirement
There was extensive discussion, following are some of the issues discussed:
- The length of time an owner must reside in the home to be considered owner occupied;
- The definition of owner occupancy;
- Denial for owners to rent their unit in their absence;
- The length of time an owner must reside in the home before they can rent it in their absences;
- Whether an owner should be allowed to rent out their personal unit when they are not residing
in the unit Mann;'
Whether other Municipalities have a policy in place for renting owner occupied units?
- The fairness of the proposed amendments;
- Add a hardship exemption, if approved owners will be allowed to rent both units;
- Whether proposed amendments to the recommendation is infringing on people's rights to their
privacy;
- Whether the Commission has the authority to make some of the proposed decisions.
Commissioner Mann moved to amend staff's recommendation to read, "in order to have an
ADU one unit must be owner occupied." Commissioner Hansen seconded the motion. The
motion passed 4 to 3. Commissioners Alford, Nguyen, and Maestra were opposed.
Recommendation #5: Retain parking requirements
Commissioner Mann moved to retain the current parking requirements. Commissioner Strander
seconded the motion.
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Commissioners Maestas, Alford, Hansen, and Nguyen opposed. Motion Denied.
A second motion was proposed by Commissioner Alford.
Commissioner Alford moved to approve recommendation alternative B, which was to allow a
waiver of the second space for ADUs over 600 sq. ft. if the ADU is located on a block with on -
street parking. Commissioner Nguyen seconded the motion. The motion passed 4 to 3.
Commissioner Mann, Strander, and Martinez opposed.
Recommendation #6: Provide an amnesty period for registration of illegal ADUs
Commissioner Alford moved to approve staff's recommendation. Commissioner Mann
seconded the motion. All were in favor. The motion passed.
Recommendation #7: Do not create a residential occupancy limit in the Zoning Code
Commissioner Mann moved to approve staff's recommendation. Commissioner Martinez
seconded the motion. All were in favor. The motion passed.
W. ACTION ITEM:
Staff will work with the City Attorney'' and develop an ordinance based on the Planning
Commission's policy recommendations, which will come back to the Commission for review.
V. ADOPT BY-LAWS
MOTION:
Commissioner Alford moved to adopt as presented. Commissioner Hansen seconded the
motion. All were in favor_ The motion passed.
VI. DIRECTOR'S REPORT:
The Commission will meet the third Thursday in November.
It was Commissioner Alford's last meeting on the Board. Nora Gierloff presented her
with a plaque and thanked her for her service. Commissioner Maestas and Mann also
expressed their thanks for her service.
Mayor Ekberg said he wanted to personally thank Commissioner Alford for her service
on the Commission, as well as the multiple things she has done in the City. He also
thanked the rest of the Planning Commission for their service.
ADJOURNED: 9:35 PM
Submitted by: Wynetta Bivens
Planning Commission Secretary
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