Buckley planning commission prioritizes state-mandated code updates as residents raise flag-lot and short-term rental concerns

The Buckley Planning Commission on March 3 discussed priorities for updating the city’s development code to comply with new state laws, moving a revision of the zoning map into the first phase and aiming to complete an initial batch of code changes by June, planning staff said.

The discussion matters because the changes affect how the city reviews accessory dwelling units (ADUs), HOAs and flag lots, and because developers said uncertainty in the code is slowing project submissions and could affect local sales‑tax revenue. "I thought we'd start tonight's meeting just with like a brief general discussion about some of the state law compliance that we're looking at with our code updates," said Chris, a city planning staff member.

Commissioners and staff reviewed a 2025 work plan that lists multiple state compliance items. Staff said some state housing laws apply by city size and that the ADU rules are already effective: when a property owner submits an ADU application, the city must review it under the state ADU law rather than an older Buckley code. The commission discussed uncertainty about whether some ADU provisions allow unit‑by‑unit sale or require a unit‑lot division; staff said they will examine that interaction further.

Commissioners asked staff to coordinate closely with the framework consultants the city has engaged to draft compliance language. Staff said the consultants have experience with similar updates elsewhere and will provide draft language that the commission can tailor to Buckley. "So our goal will be to get the first batch of code updates done in June," Chris said, noting the statutory process includes a 60‑day public comment period after draft release.

During the public comment period, resident Josh Hoss Ford urged the commission to change local requirements for flag lots. "What we found in the City of Buckley code ... they're requiring for that single use driveway for a single family house, a 30 foot right of way and a 20 foot wide piece [of] pavement," Ford said, adding that other jurisdictions commonly require a narrower right‑of‑way and pavement for a single driveway. Ford requested that Buckley adopt more typical alley or driveway specifications for standalone flag‑lot houses.

Ford also told the commission that he has noticed a drop in submitted development projects and that multiple developer groups have been contacting staff for status updates. Staff confirmed a decline in intakes and said three or four developers call about once a month seeking certainty on the code before submitting projects. Staff and commissioners cited several active or prospective projects: White River Industrial (a shell‑building industrial project off State Route 410), White River Senior Housing, and other corridor projects such as Buckley Gas and Coffee, Robertson's Landing and Peach Farms. Staff said O'Reilly's withdrew from a proposed site citing wetland mitigation and monitoring concerns.

Public commenters also raised short‑term rentals. A resident said, "Right now, basically, all somebody has to do to run an Airbnb in town is get a City of Buckley business license," and noted the city is not consistently collecting the hotel/motel (LTAC) tax from short‑term rentals. Commissioners discussed options including HOAs that ban short‑term rentals, deposit requirements, or code provisions, but noted limits on how selectively the city can regulate private covenants or existing HOAs.

Commissioners asked staff to circulate draft code language to the commission as soon as it is available and indicated a likely public hearing will be set at the next meeting so the city can meet the state comment‑period requirements. Staff said they will provide cross‑checks showing which code updates map to which state laws and asked the commission to define policy goals to guide the framework consultant drafts.

Votes at a glance

The commission approved the minutes from its Dec. 2, 2024 meeting by voice vote. The motion to approve was made and seconded; the vote was taken by voice and the chair said, "Motion carries." No roll‑call tally was recorded in the transcript.

The commission adjourned after the public comment and follow‑up discussion.