Kennewick  The Kennewick City Council adopted a suite of ordinances on May 20 that implement the states middle‑housing mandate, adjust planning code language moved from the Kennewick Administrative Code into the Kennewick Municipal Code, and update rules on minor variations and planned residential developments.

The package implements House Bill 1110s requirements and local development standards

Planning director Anthony Muay told council the local ordinances implement House Bill 1110 by allowing up to four middle‑housing units on every single‑family lot in applicable residential zones; the code also provides an option for two additional bonus units if they are restricted as affordable for 50 years. "The bill allows cities, or requires cities to, of Kennewick size to allow 4 dwelling units, 4 middle housing units on every residential lot zoned for single family dwellings," Muay said during the presentation.

Key implementation details adopted or discussed

- Unit density: base allowance of four units per single‑family lot; up to two additional units allowed if those units meet local affordability tests and covenants (50‑year affordability term). Affordability thresholds in the presentation: rental units affordable at no more than 60% MFI; for sale units affordable at no more than 80% MFI.
- Parking: the adopted language follows the statutes parking thresholds: lots 6,000 square feet or smaller may be required to provide one parking space per unit; lots larger than 6,000 square feet may be required to provide two parking spaces per unit. Council discussed an amendment (not adopted) to raise the Residential Low minimum lot size to 6,001 square feet so some lots would automatically require two spaces per unit.
- Lot size and setbacks: the package adjusts minimum lot sizes, lot widths and some setbacks in RS, RL and RMH zones to provide more infill flexibility and to align townhome and townhouse standards across zones.
- Driveways and shared access: the code was adjusted to allow shared driveways to serve multiple lots or units if they meet minimum width and safety requirements (20 feet preferred; 12 feet with sprinklered buildings in some cases). Length thresholds and other fire‑safety related dimensions remain in policy.
- Utilities: amendments permit two units to share one water and sewer service connection under specific circumstances; condominiums or lots subdivided for individual sale require separate connections for each unit unless waived by public works director.
- Design standards and review: the single‑family design standards manual was retitled for middle housing; the plan review process for middle housing will follow the single‑family process rather than a separate site‑plan trigger, though development thresholds (impervious area, stormwater) still trigger public‑works and stormwater requirements.

Council debate and outcome

Councilors questioned whether the city should require larger minimum lot sizes in Residential Low (RL) to ensure two parking spaces per unit on many lots. Councilmember McShane moved to amend the RL minimum lot size to 6,001 square feet (to change the trigger for two required parking spaces); that amendment failed on a 2‑5 vote.

After discussion, the council adopted the middle‑housing ordinances largely as presented, with several related planning code transfers and clarifications. The council also removed one sentence from the planned residential development (PRD) purpose section after members and staff agreed the sentence was redundant or potentially confusing.

Other planning and zoning actions

The council approved administrative changes transferring rules from the Kennewick Administrative Code into the Kennewick Municipal Code across several sections (park regulations, land‑use permit language, minor variation decision criteria). Council also adopted amended decision criteria for minor variations (10% or less) so applicants and staff have clearer standards when minor deviations are requested.

Votes at a glance (selected ordinances tied to the middle‑housing/code package)

- 6D1  Public water system connections (KMC 14.09.080): Motion to adopt as presented; moved by Mayor Pro Tem Torelli; seconded by Council member McShane; vote 7–0, passed.
- 6D2  Sewer service connections (KMC 14.22.030): Motion to adopt as presented; moved by Mayor Pro Tem Torelli; seconded by Council member Milbauer; vote 7–0, passed.
- 6D3  Definitions for middle housing (multiple KMC sections): Motion to adopt as presented; moved by Council member Anderson; seconded by Mayor Pro Tem Torelli; vote 7–0, passed.
- 6D4  (Administrative code transfers and related definitions): Motion to adopt as presented; moved by Council member Milbauer; seconded by Mayor Pro Tem Torelli; vote 7–0, passed.
- 6D5  Zone districts and standards (KMC sections on minimum lot sizes and unit density): An initial motion to amend the Residential Low minimum lot size to 6,001 failed 2–5. The council then voted to adopt the ordinance as presented (no lot‑size change); final vote passed (vote recorded as unanimous in the minutes after a brief voting system problem).
- 6D6  Landscaping (KMC 18.21): Motion to adopt as presented; moved by Mayor Pro Tem Torelli; seconded by Council member Milbauer; final vote 6–1 (Council member Anderson stated he would vote no), passed.
- 6D7  Off‑street parking (KMC 18.36): Motion to adopt as presented; moved by Mayor Pro Tem Torelli; seconded by Council member Anderson; vote 7–0, passed.
- 6D8  Land use permits (KMC 18.42.110): Motion to adopt as presented; moved by Mayor Pro Tem Torelli; seconded by Council member Anderson; vote 7–0, passed.
- 6D9  Residential design standards and renaming and updates (KMC 18.75): Motion to adopt as presented; moved by Mayor Pro Tem Torelli; seconded by council; vote 7–0, passed.

What council and staff said

Planning manager Steve Donovan and Director Anthony Muay emphasized that the adopted changes were drafted to meet the state law while preserving design and safety standards. Muay called the package "an attempt to increase flexibility for infill and to align our local standards with the new state requirements." Councilors pressed staff on stormwater, driveway surfacing, and how the city will review impervious area and drainage for multi‑unit projects developed under the middle‑housing rules.

Councilors and staff agreed on two practical follow‑ups: (1) staff will update permitting checklists and online materials ahead of the codes effective date (the city set an effective date of July 1 for most middle‑housing ordinances to allow permitting updates), and (2) staff will track early implementation issues (parking/driveway/stormwater triggers) and return with clarifying code edits if necessary.

Ending

The council adopted the middle‑housing package and related planning updates on a series of motions. Several council members said they supported the goal of increasing housing options and flexibility while asking staff to monitor implementation to avoid unintended parking or drainage impacts in older neighborhoods.

Direct quotes

"The bill allows cities, or requires cities to, of Kennewick size to allow 4 dwelling units, 4 middle housing units on every residential lot zoned for single family dwellings," Planning Director Anthony Muay said during his presentation.

"I just have to say this was surprising that it was an issue to have confetti filled pinatas such that we had to codify it," Council member Anderson said during a separate parks ordinance discussion.