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2023-12-13 Planning Board MinutesCITY OF EDMONDS PLANNING BOARD Minutes of Hybrid Meeting December 13, 2023 Chair Gladstone called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City Hall and on Zoom. LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES The Land Acknowledgement was read by Student Representative Lily Distelhorst. Board Members Present Judi Gladstone, Chair Lauren Golembiewski Susanna Martini Nick Maxwell Jeremy Mitchell Emily Nutsch (altemate)(online) Lily Distelhorst (student rep) Board Members Absent Richard Kuehn (excused) APPROVAL OF MINUTES Staff Present Mike Clugston, Senior Planner Rose Haas, Planner MOTION MADE BY BOARD MEMBER MITCHELL, SECONDED BY BOARD MEMBER GOLEMBIEWSKI, TO APPROVE THE MINUTES OF NOVEMBER 29, 2023 AS CORRECTED. MOTION PASSED UNANIMOUSLY. ANNOUNCEMENT OF AGENDA Mr. Clugston requested moving item C to the beginning of New Business to accommodate members of the public who were in attendance just for that item. There was consensus to move that item. Chair Gladstone informed the Planning Board that she had talked with Mr. Clugston about having the Tree Code on the agenda today with a discussion with the City Attorney about legal implications and also to have staff come talk about the tree canopy. The City Attorney is not available until January 10, and the other item is not on the agenda tonight but hopefully will be at the next meeting. THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS AMENDED. AUDIENCE COMMENTS Planning Board Meeting Minutes December 13, 2023 Page 1 of 7 Dawn Malkowski, Edmonds resident, stated that she is on the fence about Detached Accessory Dwelling Units. She hopes all the pros and cons are considered before decisions are made. She has aging parents and sees how it would be helpful for families like hers, but she is concerned about allowing two of them per property. This seems like a lot. There needs to be strict regulations around these such as mandatory off-street parking for every car. She thought that 1200 square feet was more like a starter home; 600-700 feet seems more realistic for a single older person. She added that she thinks adding on a room to her home would probably fit better in her neighborhood but her house is already at the maximum footprint. She asked if they would allow people more flexibility to expand. Beata , Edmonds resident, agrees that 1200 square feet is too large for an ADU. 600-800 feet is more appropriate. She is also concerned about the parking and the green spaces. She acknowledges that there is a need, but she wants these things considered. She had concerns about selling these as condominiums. She thought they should not be an income source, but a way to help family and friends. Dave Barber, Lynnwood, said he was present to listen and learn how Edmonds is addressing this because Lynnwood's Planning Commission hasn't talked about it yet. He thinks it will become much more of an issue in the future. He is concerned about developers taking advantage of this for the sake of profit without consideration of quality -of -life long term. Greg Long, former Housing Commission member, thanked the group for addressing the topic of ADUs. He thinks it is unfortunate that it wasn't addressed earlier. He wants to hear more about the state mandates and flexibility that might be offered. Deborah Arthur agreed with other comments. She agrees that 1300 or 1400 square feet is too large because this is the size of a small house. She thinks one per lot is plenty. She thinks it's a great way to be able to help family members. She asked if people living in ADUs would be counted toward the housing that Edmonds is required to provide. NEW BUSINESS C. Code Amendment for Implementation of Detached Accessory Dwelling Units in accordance with HB 1337 — "Expanding housing options by easing barriers to the construction and use of accessory and dwelling units." Rose Haas, Planner, made the presentation about allowing DADUs (Detached Accessory Dwelling Units) and aligning the code with what the State is going to mandate in June of 2025. This is a good opportunity to customize those mandates where they can for Edmonds. She gave some background on ADUs (Accessory Dwelling Units) and DADUs. DADUs are currently not allowed in Edmonds, but ADUs are. She reviewed the benefits of DADUs and current city policy regarding ADUs. House Bill 1337 requires that cities must ease barriers to the construction and use of ADUs. Cities must allow ADUs as a secondary outright permitted use. The bill also legalizes two ADUs per lot and lifts numerous restrictions. Per state law, the requirements are as follows: • Allow two ADUs per lot (any configuration of ADU and DADU). • No owner -occupancy requirements. Planning Board Meeting Minutes December 13, 2023 Page 2 of 7 • Allow separate sale of ADUs. • No parking required within a half -mile of a major transit stop. • Maximum size limitation no less than 1000 s£ • Allow DADUs to be sited at a rear lot line when the lot line abuts a public alley. • No setback requirements, yard coverage limits, tree retention mandates, restrictions on entry door locations, or aesthetic requirements that are more restrictive than for the principal unit. • Allow ADUs of at least 24-feet in height. She also reviewed best practices according to the Washington Department of Commerce and AARP. The proposed Edmonds' code update would be as follows: • It would be a permitted secondary use and would just require a building permit. • It would be allowed in planned residential developments. • Two ADUs would be allowed on all lots in any configuration. • Maximum height of 24' • No rear setbacks are required from the rear lot line if that lot line abuts a public alley. • Reduced rear setback in some instances. • Not more than 1200 square feet. • No design restrictions. • No parking required if within a'/2 mile of a major transit stop. • Owner not required to reside in one of the units. • For new DADUs, one EV Ready Parking Space is mandated for each to align with the Climate Action Plan. Ms. Haas reviewed examples of what these could look like. Having pre -approved designs is one way to encourage certain designs and styles. The pre -approved plans and prefab units are generally easier to permit and potentially more cost effective. Board Member Mitchell commented that the requirement of an EV Ready Parking Space will be a barrier when the purpose of HB 1337 is to remove barriers. Mr. Clugston thought this was a good topic for discussion, but staff is recommending it. Ms. Haas stated that building a new ADU/DADU is not necessarily inexpensive for the homeowner. Board Member Martini asked if someone could build the ADU/DADU themselves if they had a permit. Ms. Haas explained that is fine because there are building inspectors that will go out and ensure the building is up to the building code. Board Member Martini asked about the cost of a building permit. Mr. Clugston explained it hadn't been determined yet. Student Representative Distelhorst asked if the pre -approved designs would be available for free to people. Ms. Haas explained that is something Seattle is struggling with and will be up for discussion. Ms. Distelhorst noted that in Port Angeles they have permit -ready plans available on their website free of charge, and they're already up to city code. Maybe that is something Edmonds could consider. Ms. Haas said they could consider that; however, Seattle has found that a lot of architects don't want to give away their work for free. This is something that would need to be worked out. Chair Gladstone suggested having the City hire an architect to design it so that the City would own it. Planning Board Meeting Minutes December 13, 2023 Page 3 of 7 Ms. Haas reviewed a timeline and tentative schedule for the code amendments. She gave an update on the public input received at the webinar the City hosted regarding ADUs. Board Member Golembiewski asked about rear setbacks. Ms. Haas explained that HB 1337 would allow you to build up on the lot line if it abuts an alley. There is nothing proposed at the moment for other situations. 5 feet may be something to consider; this is what is required for accessory structures. Chair Gladstone asked if tiny homes would be allowed. Ms. Haas explained that there is no minimum size except for health and safety standards, but mobile units would not be allowed. Since a lot of tiny homes are on wheels, they would not be allowed. Chair Gladstone asked about requirements to hook up to utilities. Ms. Haas explained they would be required to hook up to utilities. Whether or not it would be required to have its own sewer lateral still needs to be worked out. Requiring separate lines is a lot more expensive but may be required in some situations such as when there is no fire access. Also, all new wires need to be undergrounded which matches the requirements for new homes. Board Member Mitchell asked about the minimum lot size for subdivided lots. Ms. Haas thought that per HB 1337 if you are under 3200 square feet you wouldn't have to allow it. Mr. Clugston added that they needed to look into this further. Board Member Mitchell asked about storm water and street permits for curb cuts and sidewalks. Ms. Haas stated that HB 1337 does not require any sort of impact fees or street improvements. Board Member Maxwell thought that HB 1337 does allow for impact fees; they just can't be more than 50% of what the impact fees were for the original house. Ms. Haas noted that they don't currently require them for ADUs, but they could consider it. Board Member Maxwell then noted that while the minimum lot size is 6000 square feet in Edmonds, there are grandfathered lots that are smaller. They would want to indicate what they want to do about those. Board Member Golembiewski asked about maximum allowable coverage on the site. Ms. Haas replied that is a discussion they will need to have. HB 1110, which is also coming out, allows duplexes on all single family lots in addition to ADUs. The assumption is that the current 35% maximum allowable coverage would prevail until it is potentially changed later with the Comprehensive Plan update. She noted that stormwater is not likely to change right now. Stormwater review is required with 2000 square feet new or replaced impervious surface. Chair Gladstone commented that there are some councilmembers who are interested in having some sort of interim code between now and July 1, 2025. Ms. Haas acknowledged this was true. There was some discussion about the potential benefits and reasons for this. Board Member Maxwell asked about permitted uses for ADUs. Ms. Haas thought home occupations would be allowed within DADUs because they would not be looking at how many people live there. A home occupation may change the number of parking spaces that would be required. Mr. Clugston thought they probably wouldn't treat it any different than the primary structure. Board Member Martini asked about Airbnb's. Mr. Clugston thought those would be allowed. Board Member Golembiewski asked if HB 1337 would restrict their ability to restrict short-term rentals. Ms. Haas said it did not. Board Member Golembiewski thought that this was something Edmonds would want. Ms. Haas noted that shore term rentals are allowed with ADUs right now. It is not regulated beyond having a business license. This is something they may want to explore. Planning Board Meeting Minutes December 13, 2023 Page 4 of 7 This is scheduled to come back for discussion on January 10 and to a public hearing on January 24. Board Member Mitchell asked if this would an opportunity to introduce a form -based code. Ms. Haas explained that there may be a possibility of something like that in conjunction with HB 1110 and some of the other state bills. Mr. Clugston thought that would be a great topic for the Comprehensive Plan update. A. Discuss Planning Board's January 16 Presentation at Council There was consensus that the newly elected Chair and Vice Chair would make the presentation to City Council in January. The group discussed what to cover which included the following: • Work in progress — Tree Code, ADUs, CARAs, etc. • Work Finished — Vision statement, step backs, cleaning up policy. • Future — Comprehensive Plan update: o This will take up the bulk of the first half of 2024. o It's a lot to ask for the Planning Board to digest all the information they are going to have to digest over the next six months. o There may be areas where they can't give a recommendation because they don't know enough, or they might need to look at an extension. o Multiple staff turnovers have set the timeline back. o Delivering the Comprehensive Plan by the end of the year depends on Council allocating adequate time. o The Board may need to take on subgroups to get through it all. o The Board is not a one -and -done group, but they have been able to provide solid recommendations on various items. o There are significant time challenges with the Comprehensive Plan update. There was concern about how the group would get through all of the Comprehensive Plan material in the time allotted given the need for consultant presentations, discussion, and making a recommendation for each element. Board Member Mitchell wondered if using a retreat could be an option. Mr. Clugston thought it could. The Chair and Vice Chair will bring to the Planning Board and/or put in the agenda an outline of discussion topics. B. Election of Officers for 2024 BOARD MEMBER MAXWELL NOMINATED JEREMY MITCHELL AS CHAIR FOR 2024. BOARD MEMBER MARTINI SECONDED THE MOTION. JEREMY MITCHELL WAS UNANIMOUSLY ELECTED CHAIR. BOARD MEMBER MARTINI NOMINATED LAUREN GOLEMBIEWSKI AS VICE CHAIR FOR 2024. BOARD MEMBER MAXWELL SECONDED THE MOTION. LAURIE GOLEMBIEWSKI WAS UNANIMOUSLY ELECTED VICE CHAIR. Planning Board Meeting Minutes December 13, 2023 Page 5 of 7 PLANNING BOARD EXTENDED AGENDA Regarding Green Building incentives, which is on the extended agenda for January 10, Chair Gladstone commented that it is beneficial to have the initial discussion closer to when they are actually going to be looking at code amendments so it is fresher in their minds. She asked if they could move that closer to the time when they will be looking for a recommendation. Mr. Clugston said he would check with staff on this. January 10 — Legal overview on Tree Code updates; Tree Code discussion regarding tree canopy; Report/Presentation from Parks with no briefing; DADU discussion; Council presentation discussion; Green Building incentives (unless moved to a future date) Chair Gladstone asked how they get a handle on what they need to know before they get to the high-level alternatives which will be coming on February 14. The Board requested more information about what the consultant intends to cover and what their production schedule is. Board Member Mitchell asked about delegating some of the work to relevant specialized bodies (such as the Transportation Committee with the Transportation Element) who could do the deep dive on it and provide a memo to the Planning Board. There was discussion about the potential for having joint meetings with some of these groups. Board Member Martini suggested asking the Council about what they would like the Board to focus on when they do the presentation. Mr. Clugston indicated he would speak with Director McLaughlin about getting more information up front and about what they are expecting at the upcoming meetings. Board Member Mitchell referred to the housing bills and asked if the State has solidified all the legal questions that the jurisdictions had in reference to various scenarios. Mr. Clugston replied that Commerce is supposed to be coming out with guidance on most of the housing bills by the end of January so that will help. Ms. Haas added that they will have a model ordinance out on January 23. This is what will be adopted for jurisdictions if they don't adopt their own. Chair Gladstone commented that there is already a lot of useful information out there that looks at population and housing needs and gaps which could be helpful when it comes to housing. She suggested that reports on these be provided but not necessarily presented in a meeting. She is assuming that the consultants will be going through some form of equity analysis which would be good to be exposed to before setting policy. Board Member Mitchell asked if the Board ever received the gap analysis the City did last fall. Chair Gladstone noted that the Council had expressed an interest in sub area planning; she wondered how this fits into the Comprehensive Plan. Mr. Clugston thought this could refer to the Five Corners area and any other areas that haven't had plans done for them such as Firdale Village and Perrinville. Chair Gladstone requested a meeting with staff outside of the regular Board meeting to try to fill in the some of the information they are looking for. PLANNING BOARD CHAIR COMMENTS Chair Gladstone agreed that it has been a really good year. The new members have added a thorough kind of conversation that is needed for the kind of policies they are being asked to look at. She appreciates how seriously everyone takes it. She is grateful for Board Members Mitchell and Golembiewski stepping up and is happy to be there to support them. She is looking forward to diving into the Comprehensive Plans next year. Planning Board Meeting Minutes December 13, 2023 Page 6 of 7 PLANNING BOARD MEMBER COMMENTS Student Representative Distelhorst is happy they will get to look at the Comprehensive Plan next year. Board Member Maxwell thanked Board Members Mitchell and Golembiewski for stepping up to serve. Board Member Martini echoed thanks to Board Members Mitchell and Golembiewski. She also thanked the entire group for a good year as a newbie to the Board. Board Member Nutsch thanked Board Members Mitchell and Golembiewski for picking up the leadership roles. She has enjoyed hearing the conversation and discussion today. She appreciates the opportunity to have two touches on information so she has time to absorb and mull things over. Board Member Mitchell wished everyone Happy Holidays. He noted they have gone the entire year without any quorum issues which is impressive. He is looking forward to that continuing in 2024. Board Member Golembiewski agreed it has been a great year. She has enjoyed the interesting and thoughtful conversations around things that she might not think about in her day-to-day life. She has enjoyed working with everyone. ADJOURNMENT: The meeting was adjourned at 8:55 p.m. Planning Board Meeting Minutes December 13, 2023 Page 7 of 7