Tumwater schedules Nov. 25 hearing on development-code update amid debate over 'middle housing' and manufactured-home protections

The Tumwater Planning Commission voted Nov. 10 to set a public hearing on Ordinance O2025-011, the 2025 development code periodic update, for Nov. 25, 2025. Staff framed the package as primarily housing-driven changes required by state law and aimed at meeting the state deadline to avoid the state model code taking effect.

Brad Madrig (acting for Erica) told commissioners the development-code updates implement state-mandated middle-housing changes: expanded allowances for duplexes, triplexes, cottage housing, accessory dwelling units (ADUs) and other housing types. Madrig said the city will allow at least two units per lot by right in many residential zones and up to four (or more in certain circumstances) where one unit is permanently affordable; staff also described design examples showing ADUs over garages and subdivisions that create two units on a lot.

Commissioners pressed staff on several implementation points. Commissioner Kirkpatrick asked whether the code’s inconsistent use of the terms “zone district” and “zoning district” should be clarified; staff proposed adding a cross-referenced definition and hyperlinking to the Title 18 language so readers can find consistent wording. Kirkpatrick also asked why the packet included maps labeling some streets as “Signature Road”; staff said Appendix A maps are outdated (from 2016) and proposed handling signature-road and map updates in a second round of code updates.

Parking and site feasibility drew sustained concern. Several commissioners said they were skeptical that some of the proposed middle-housing examples (multiple units on small lots) could meet parking and site design requirements without significant changes. Madrig said the city will monitor permit activity and reporting (annual/state reports and permit counts) and that a citywide parking study would be a large future project if practical problems surface.

The commission also discussed written comments from a resident of Eagles Landing (Cameron), who asked for stronger protections for manufactured-home parks. Staff explained the current code’s use protections for manufactured-home parks, referenced state RCWs and renter-protection statutes, and warned that more restrictive local limits could invite legal challenge given past litigation on similar zoning matters.

Commissioner Nelson moved to set the public hearing on O2025-011 for Nov. 25, 2025; the motion was seconded and carried on a voice vote. Staff asked the commission to prepare for a joint work session with City Council after the hearing so council can review the commission’s recommendation and consider the ordinance before the end-of-year deadline.

What’s next: Public hearing on O2025-011 is scheduled for Nov. 25; a joint planning commission/council work session and council consideration are planned in December to meet a state-mandated schedule.