Buckley planners debate ADU size, setbacks, short‑term rents and preapproved plans

Buckley Planning Commission members and city staff discussed proposed changes to the city’s accessory dwelling unit (ADU) rules, focusing on maximum and minimum sizes, setbacks, short‑term rental restrictions, building standards and program support for homeowners.

The discussion matters because ADU rules determine whether homeowners can add small, secondary units that can house seniors, relatives or renters, and they affect sewer and utility service, permit fees and neighborhood impacts.

Commissioners and staff reviewed a draft ADU code that staff said has been “resubmitted to ComLink before the 60‑day comment period” and noted a city council hearing is scheduled for May 27 with potential adoption later this summer. Staff identified three recurring issues: minimum/maximum unit size, setbacks and how the city will handle utilities and impact fees.

A public commenter, Josh Foss, urged the commission to align Buckley’s maximum size with Pierce County standards and said, “The current city of Buckley code shows a minimum of 300 square feet, a maximum of 800 square feet.” Foss recommended raising the maximum to avoid throwing away ready‑made house plans used elsewhere and told the commission he “just strongly encourage[d] that the setbacks for ADUs, side yards and rear yards go down to 5 feet.”

Commission discussion ranged across several specific items:

- Size: Commissioners discussed a proposal to set a 1,000‑square‑foot minimum for ADUs and a 1,200‑square‑foot maximum; a public commenter suggested 1,250 square feet to match Pierce County plans. Commissioners said a broader maximum (1,200–1,250) would allow more plan reuse; at least one commissioner called a 1,000 maximum “so restrictive.”

- Setbacks: One proposal discussed would set side yard setbacks at 5 feet, rear yard at 10 feet and front yard at 20 feet to allow backyard ADUs while keeping separation between structures. Staff warned that tighter setbacks could prevent ADUs on many of Buckley’s smaller lots unless nonconforming‑lot rules are applied.

- Short‑term rentals: Commissioners and commenters weighed whether ADUs should be eligible for short‑term rental platforms (Airbnb/VRBO). The group discussed defining short‑term as any stay under 90 days and limiting ADU use to longer‑term occupancy; concerns included parking, transient occupants and neighborhood impacts. One participant suggested allowing short‑term rentals in the primary residence but not in the ADU.

- Building standards and building types: The commission discussed excluding mobile homes, trailers and wheeled “tiny homes” from ADU eligibility and requiring ADUs to meet permanent building‑code standards and have foundations. Staff emphasized ADUs should be built to code, not lived in on wheels.

- Utilities and impact fees: Staff and commissioners discussed metering and sewer capacity. A staff member noted city billing constraints make separate meters administratively simpler for owners but said state law limits connection charges for ADUs to 50% of a regular connection fee. Commissioners asked staff to consult the city engineer on sewer plant capacity and bring back details on metering options and fee implications.

- Preapproved plans, outreach and incentives: Commissioners favored offering preapproved ADU plan sets on the city website to lower design costs and speed permit review. They discussed whether to charge a modest fee for plan access to reduce nonserious inquiries and whether the city can link to funding resources, banks and grant programs. Staff reminded the commission the city cannot endorse specific builders but can provide informational links and a list of financing resources.

- Compliance and reporting: Commissioners discussed requiring an annual ADU report to the planning commission showing number of ADUs established, geographic distribution, average size and complaints/enforcement, and suggested a five‑year review period to reassess rules if ADU uptake grows quickly.

No formal ordinance vote occurred at the meeting. Staff will present the draft ADU code to the City Council (hearing scheduled for May 27) and will seek follow‑up information about sewer capacity and metering options. The commission left the ADU item on future agendas for additional refinement and public outreach.

Sources: meeting presentations and public comment; staff update at the Planning Commission meeting.