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Leavenworth staff proposes ADU code updates to align with state law; council asks for visuals and parking guidance
Summary
Staff proposed amending Leavenworths code to align accessory-dwelling-unit definitions and standards with state law, including clarified gross floor area, conversion rules for nonconforming structures, parking adjustments and modest lot-coverage increases; council asked staff for visuals and to return with details before a public hearing.
Staff presented proposed amendments to Leavenworths accessory dwelling unit (ADU) code and asked the council for input before forwarding the item to public hearing. The changes, staff said, update local definitions to match state law, clarify what counts as gross floor area, and describe how existing nonconforming structures may be converted from a zoning-use perspective while still meeting building-code safety requirements.
According to staff, the city has issued 67 ADU permits in the recent multi-year span and received 37 survey responses from 84 mailed questionnaires. Of respondents, roughly half reported attached ADUs and half detached; 57% of surveyed ADUs were one-bedroom units and 57% were long-term rentals. "We've issued a total of 67 ADU permits," staff said in introducing the packet material.
Major elements in the draft include updated definition language, alignment of the municipal ADU definition with state statute, and clarification of permitted configurations. Staff described a proposed adjustment to the local allowance per lot to conform with state law (the draft packet references a higher allowable count consistent with state rules). The draft also recommends changing how off-street parking is calculated so multiple ADUs do not multiply parking obligations for the primary residence in an additive way, a point the Planning Commission recommended to reduce barriers to ADU construction.
Other changes described were a modest increase in allowable lot coverage to make small-lot ADU construction more viable, and new definitions (attached ADU, detached ADU, principal unit, major transit stop) to reflect state definitions. Staff noted the city currently has no location that meets the definition of a "major transit stop," so the transit-based parking exemption would have limited immediate effect.
Councilmembers asked staff for examples and visuals showing how the proposed lot-coverage increases would work on typical lots and pressed for clarity on parking impacts in congested areas. Councilmembers also confirmed that converting a nonconforming structure to an ADU still requires compliance with building-code requirements such as fire and safety systems. Staff closed by asking councilmembers to submit written feedback in advance of a formal public hearing.
Next steps: staff will update the redlined materials to reflect edits made after the Planning Commission hearing, prepare visuals and example layouts showing lot-coverage impacts, and return the item for community input and a public hearing.
