Recent history of development regulation amendments

The current set of amendments related to middle housing and ADUs is one part in a longer process to address the local housing crisis. While the City has been making important changes for a longer period of time than described here, the current effort can trace its origins along the following timeline: 

• 2016 City and regional partners fund a housing study for the greater Wenatchee/East Wenatchee area
• 2015-2017 City staff led a public process and policy development for the Wenatchee Urban Area Comprehensive Plan periodic update. The policy framework for the current effort was adopted in this plan, including strategies described in the 2016 housing study.
• 2018-2019 Housing Code Update – The City Council allocated funding to hire a consultant to lead a public process and work with staff and the public to update the relevant city codes to address the housing crisis. Some of the changes included:
  • Allowing a wider range of housing types overall and in more zoning districts.
  • Removed a land use permit process (called a Planned Residential Development) to access the full density and range of housing types allowed in the Comprehensive Plan. As a result, it was easier to develop at higher densities while still aligning with the Comprehensive Plan.
  • More permissive dimensional standards including, smaller lot dimensions, reduced setbacks, and increased lot coverage.
  • Developed a robust set of design standards to support new developments fitting into existing neighborhoods.
  • Removed restrictive “single family zoning” from all zones except Residential Foothills Low (RF).
• 2020 Amendments to the development standards for the Residential Foothills Low (RF) Zoning District. This set of amendments finished the job of eliminating restrictive single-family zoning from the Wenatchee Urban Growth Area.
• 2020-2024 Annual Amendments – During the 2019 adoption of the Housing Code Update, staff committed to monitoring the performance of the newly adopted codes and to bring amendments as needed. As a result, each year since the 2019 adoption, a series of amendments have been proposed to and adopted by the City Council adjusting certain standards based on concerns raised by staff and/or the public.

New “Middle Housing” Development Standards

With feedback from conversations with local developers and the Wenatchee Housing Study, and from the Planning Commission’s work this year, staff is recommending adding a new section to the Residential Zoning Code that will apply to lots with 1 to 4 dwelling units.  To achieve consistency, simplicity and consolidation of the various standards, this new code section includes development standards for all small developments (1-4 units per lot), regardless of housing type. The current code, in contrast, has a different set of standards for each housing type. The standards of this new section, for example, would apply for projects adding 1 unit to an existing home, adding a duplex behind an existing home, or building a new four-plex. In each of these cases, consistent application of development standards would apply.

This approach meets all criteria required by new state legislation, as well as creates a unified and simplified approach to in-fill development. Where open space, landscaping and design standards varied greatly for these housing types, this code would streamline the standards, focusing on the experience from the street. With this focus, the new code section addresses four main areas: architectural design, open space, landscaping and parking.

Code Change Summary

Below is a summary of the code amendments proposed for adoption at the end of 2024:

• New Section: One to four dwelling units per lot
• Update to the District Use Chart, allowing all middle housing types in all residential zones
• Update to maximum density, allowing 2 units per lot and 4 units per lot when one affordable unit is provided. Note: an exception to this rule is also added, not allowing the additional density in areas that are both Mule Deer Habitat and the Primary zone of the Wildland Urban Interface.
• Updates to the Accessory Dwelling Unit standards to comply with legislation.
• Consolidation of the driveway and access standards to simplify how they apply to various housing types. Other edits were made to prioritize public use of the right-of-way for circulation and parking, while providing uniform standards for driveway widths, setbacks, separation from other driveways and intersections, and related location requirements
• Updates to the Parking standards to comply with legislation.
• Updates to impact fees and right of way improvements to comply with ADU legislation.

Full drafts of the proposed amendments can be downloaded from the project webpage.

State Laws

The Washington State Legislature amended RCW 36.70A to add significant changes to local government roles for regulating Accessory Dwelling Units (ADUs) within urban growth areas, cities and counties. This amends the 1993 Washington Housing Policy Act. The legislature acknowledges that Washington state is experiencing a housing affordability crisis; many communities across the state are in need of more housing for renters across the income spectrum; and many cities dedicate the majority of residentially zoned land to single detached houses that are increasingly financially out of reach for many households. Due to their smaller size, accessory dwelling units can provide a more affordable housing option in those single-family zones.

The bill came into effect on July 23, 2023. The requirements of the law will take effect six months after the City’s next periodic comprehensive plan update due date of June 30, 2026. Staff is working to comply with these new requirements sooner than the state mandated deadline. The current plan is to comply by the end of 2024.  

The table below summarizes the new requirements:

As part of the development of the 2023 Housing Study, representatives from BERK Consulting interviewed three multi-family housing developers that have completed projects in the City and a summary of those interviews is included in the study. As part of the 2024 middle housing amendments, city staff interviewed two additional developers to gain their feedback as stakeholders in the community. 

Staff has been working with the Planning Commission since the beginning of 2024 to develop and refine the amendments necessary to comply with recent legislation and further refine the standards the City uses to regulate the development of middle housing types. The Planning Commission held workshops on at least some aspect of the proposed amendments on the following dates:

• January 17, 2024
• February 21, 2024
• March 20, 2024
• May 15, 2024
• June 12, 2024
• August 21, 2024
• September, 18, 2024
• October 23, 2024

The City Council's Public Service Committee conducted a workshop on the proposed amendments on October 10, 2024. The full council conducted a workshop on the amendments during a regularly scheduled meeting on October 24, 2024. Staff led a walking tour of historic middle housing examples on October 30, 2024. The walking tour was covered by the NCW Life Channel on October 31, 2024.

City staff presented and discussed some of the concepts they were using in the middle housing code update to the Our Valley Our Future Housing Solutions Group in March and April 2024. 

• Project webpage for 2024 Annual Amendments including those related to middle housing and ADUs
• 2023 BERK Housing Study for the City of Wenatchee
• Chapter 334, Laws of 2023 (EHB1337)Legislation related to the regulation of Accessory Dwelling Units (ADUs) by cities and counties in the State of Washington.

  • RCW 36.70A.680

  • RCW 36.70A.681

• Chapter 332, Laws of 2023 (ESSHB1110) Legislation related to the regulation of middle housing types by cities in the State of Washington. 

• Chapter 152, Laws of 2024 (ESHB 2321) Legislation making minor amendments to Chapter 332, Laws of 2023 (see above)

  • RCW 36.70A.635

• Our Valley Our Future Housing Solutions Group Recommendations October 2018

• MRSC Accessory Dwelling Unit page

• MRSC Missing Middle Housing page

• Local Housing Solutions - The Basics - Learn about affordable Housing Policy

• Vox: Affordable Housing Explained