Leavenworth takes steps toward establishing triplex code in all residential zoning

LEAVENWORTH — The Leavenworth Planning Commission approved regulations for triplexes in all residential zones during its Dec. 3 meeting, which will be recommended to Leavenworth City Council for final adoption. 

Like duplexes and Accessory Dwelling Units (ADUs), the city’s current Housing Action Plan identifies triplexes as an option for increasing housing supply and diversity, affordable homeownership opportunities, and rental supply. Under current city code, Leavenworth considers attached housing of three or more units “multifamily” housing, which is only permitted in the Multifamily Residential District.

In July of this year, Leavenworth City Council directed the Planning Commission to begin evaluating the allowance of triplexes in all residential zones, and create design standards for triplexes to ensure they fit in with the existing neighborhoods.

The Planning Commission drafted code amendments which include standards that emphasize unit entries, address “blank walls,” reduce the scale of garage fronts, and encourage articulation and modulation of larger residential structures.

During the meeting, Chelan County Community Development Director Deanna Walter raised concerns that the language used in the draft code would prohibit the county from approving triplexes in the Urban Growth Area (UGA).

“You are the first jurisdiction to come to us with the middle housing accommodations, so it’s going to be a conversation that we have with every jurisdiction,” said Walter.

As written, the code would require separate water and sewer utilities for each unit “where city services are available.” Walter interpreted the language as requiring a physical connection to water and sewer; she would not be able to approve triplexes on septic or a well in the UGA without more specific language that clarified an exception.

“I want to acknowledge that this forwards the middle housing goal that we're all required to accommodate, but put in a provision that would allow these triplexes to still be built if they weren't able to hook up to sewer,” said Walter.

Planning Commissioners discussed several options, such as including specific distances from the city main, or excluding the UGA as a whole from separate connection requirements. However, commissioners considered the former too specific and lacking other critical factors, and the latter too broad.

“There are scenarios that do have sewer in the UGA. So if they do have a sewer connection and it’s a triplex, you want it to apply in the UGA where the sewer is available,” said City of Leavenworth Community Development Director Maggie Boles.

Boles suggested changing the language to requiring connections “if the city determines water and/or sewer services are available,” adding that the city would be able to provide property owners with documentation of water and sewer availability that could be shared with the county.

The Planning Commission unanimously approved the draft code amendments with the updated language, which will be sent to the Leavenworth City Council for recommendation. The council will review the recommendations and vote on final adoption at a future meeting.

Taylor Caldwell: 509-433-7276 or taylor@ward.media