Planner briefs council on new state ADU rules: two accessory units allowed per single‑family lot, size and setback limits clarified

City planner Lisa Rodriguez briefed the Medical Lake City Council on Aug. 5 about a recent state mandate requiring local governments to allow accessory dwelling units (ADUs) in single‑family zones and explained the likely code changes and local implications.

Why it matters: The state action is intended to increase housing supply by allowing additional small dwelling units on existing lots. The changes will require the city to amend local development regulations and the comprehensive plan as part of periodic updates. Planner staff advised council these amendments will affect zoning, building and permitting practices and may require adjustments to utility and permitting fees.

Key requirements summarized by staff: - Jurisdictions must allow at least two accessory dwelling units on lots that allow a single‑family dwelling (the requirement applies to R‑1 and R‑2 zones where single‑family housing is permitted). - ADUs may be detached, attached or created by converting basements, garages or upper stories; a dwelling unit is distinguished by having a full kitchen. - ADUs must be permitted up to 1,000 square feet in area. - Local governments cannot require owner occupancy for both units (owner‑occupancy remains allowable only as a condition for short‑term rentals in many jurisdictions). - Municipalities may not require more than one parking space for lots under 6,000 square feet and not more than two parking spaces for lots above 6,000 square feet (local code must conform to these limits). - ADUs may be allowed with zero setback when sited on an alley; height may be allowed up to 24 feet for an ADU even if that exceeds the height of the primary structure under existing code. - Jurisdictions may charge impact fees for ADUs but not more than 50 percent of the normally applicable fee for a new dwelling unit. - Cities may not require new street improvements as a condition of ADU permits.

Local implementation considerations: Rodriguez warned that local land‑use standards such as building coverage, setbacks and lot coverage must be reviewed because overly restrictive dimensional standards could effectively prevent ADUs if not changed. She described options—such as an adjustment process for lots with existing coverage constraints—where council would evaluate individual requests rather than blanket variances. Staff also noted practical permitting questions, including water/sewer connections, separate meters, addressing and inspection procedures.

Outreach and next steps: Planner staff said they are in phase 2 of the comprehensive plan update and will incorporate ADU rule changes into future drafts and workshops. Rodriguez recommended additional council workshops to work through design standards, parking calibration and permit forms; council members asked staff to provide draft code language and fee evaluations.

What the council did: This was an informational workshop; council requested additional follow‑up and staff said Department of Commerce guidance and a short Commerce fact sheet would be circulated to councilors. No code changes were adopted at the Aug. 5 meeting.