City Council

JOINT CITY COUNCIL PLANNING COMMISSION WORKSHOP Thursday, October 23, 2025 City Hall, 271 9th St NE, East Wenatchee, WA Present: Councilmember Arnold, Councilmember Hepner (Zoom), Councilmember Johnson, Castellente, Councilmember Magdoff, Planning Commissioner David Hewitt, Planning Commissioner Chaun Birks, Planning Commissioner Kirsten Larsen, Planning Commissioner Terry Sloan, Planning Commissioner Ricardo Zepeda, and Planning Commissioner Russell Lytle. Absent: Councilmember Stimmel and Planning Commissioner John Brown. Staff Present: Mayor Crawford, Community Development Director Curtis Lillquist, Public Works Director Garren Melton, Associate Planner Rylan Dunlap and City Clerk Laura Leon. 1. CALL TO ORDER Councilmember Arnold called the meeting to order at 5:30 p.m. 2. HOUSING AND GROWTH DISCUSSION Community Development Director Curtis Lillquist introduced SCJ Alliance consultants Mike Manning and Alicia Ayars. Staff and Consultants presented an updated housing demand and capacity analysis for East Wenatchee and its Urban Growth Area (UGA), highlighting a significant gap of approximately 1,260 high density units for households earning 0-50% Area Medium Income, as well as the predominance of low-density residential zoning. The presentation emphasized “middle housing” (duplexes, triplexes, fourplexes, townhomes and small apartments) as a key strategy to increase density, improve affordability and attainability, to better align development with Comprehensive Plan housing goals. Discussion took place on where and how to accommodate growth considering options such as reducing Residential-Low zoned land, allowing middle-housing in Residential-Low areas, upzoning targeted areas within the Urban Growth Area, and evaluating potential Urban Growth Boundary expansion in locations with feasible utilities, access and supporting infrastructure. For full presentation please see Attachment A. Comments provided by all councilmembers present. No action was taken. 3. ADJOURNMENT With no further business, the meeting adjourned at 7:13 p.m. Jerrilea Crawford Jerrilea Crawford (Dec 1, 2025 14:54:21 PST) Jerrilea Crawford, Mayor Attest: Anna Laura Leon, City Clerk City of East Wenatchee City Council Workshop Minutes 10-23-2025  ATTACHMENT A Joint City Council Planning Commission Housing & Growth Discussion| October 23, 2025  ATTACHMENT A Agenda • Housing Demand • Key issues for consideration • Middle Housing • Recap of key issues for consideration • Key Questions to address demand and diversity (affordability & attainability) • City and UGA Growth Opportunities (maps)  ATTACHMENT A Housing Demand  ATTACHMENT A UGA: Future Housing Demand vs. Supply The table compares the total housing demand vs the total estimated housing supply that the region can support based on the current zoning of the land. The three regions in which the estimated housing supply does not meet the future housing demand are East Wenatchee UGA, Rock Island UGA, and Coulee Dam UGA.  ATTACHMENT A UGA: Future Housing Demand vs. Supply • Douglas County expects to see total regional demand of 7,368 housing units to accommodate the projected growth in the planning period. • Of these units, a demand for 2,732 single- family dwelling units and 4,636 multi- family dwelling units is estimated. • The figure depicts the housing demand for this planning period by levels of affordability. As allocated, the majority of the housing demand is to be accommodated within Rural Douglas County, East Wenatchee UGA and Rock Island UGA.  ATTACHMENT A City Housing Demand • Residential capacity does not meet the housing needs in East Wenatchee’s UGA • The single-family housing supply is made up of R-L zoned land and the Wenatchi Landing Master Planned Community, which can accommodate about 227 housing units. • Considering both of these areas, East Wenatchee’s capacity meets the demand for single-family housing • Multi-family housing capacity includes RM, RH, and MU zoned land –analysis shows there is not enough MFH allowable land to accommodate the need in East Wenatchee  ATTACHMENT A City Housing Demand  ATTACHMENT A City Housing Demand Housing Unit (HU) Gap by Zoning District R-H R-M/MU R-L (0-50% AMI) (50-120% AMI) (120% AMI+) Demand 1666 HU 1821 HU 1738 HU Supply (vacant) 104 HU 1161 HU 1418 HU Supply (Re- 106 HU 217 HU 682 HU developable) Supply 196 HU 463 HU (Underutilized) GAP -1260 +20 +362  ATTACHMENT A Distribution of Residentially Zoned Land by Zone Mostly Low Density: 82% of land is zoned RL, allowing primarily SFH on larger lots. Limited Housing Diversity: Only 12% of land (RM/RH) support townhomes, fourplexes, or small apartments—limiting options for smaller, more affordable homes Some Mixed-Use Potential: 6% of land (MU/WMU) allows compact, walkable housing near jobs and services; overall the area is limited Zone Acres % of Total Residential Land Residential Low (RL) 6,015 82% Residential Medium (RM) 604 8.3% Residential High (RH) 251 3.4% Mixed Use & Waterfront Mixed Use (MU/WMU) 447 6%  ATTACHMENT A Distribution of Residentially Zoned Land by Zone  ATTACHMENT A Key Issues for Consideration Where and how to accommodate growth? • Address the Housing Gap • Current Zoning • East Wenatchee needs to Constraints provide 1,260 housing units in • 82% of residential lands is the RH zone for households zoned RL, limiting earning 0-50% of AMI opportunities for diverse • Increase Residential housing types Density • Focus on City and UGA • There is a need to support • The majority of housing higher-density housing within demand for this planning city limits and in the UGA. period is expected to be accommodated within East Wenatchee and its UGA  ATTACHMENT A Middle Housing  ATTACHMENT A What is Middle Housing? • Middle Housing is a term for homes at a scale in between detached single-family and large multi-family apartment complexes • In general, middle housing structures are... • House-scaled, multi-unit buildings • Compatible in scale and form with detached homes • Located in (and designed to fit into) existing residential neighborhoods  ATTACHMENT A Why is Middle Housing Important? • Because housing needs change over the course of our lives • Middle housing serves housing needs not met by single-family homes or large-scale multifamily development—making housing more attainable  ATTACHMENT A Middle Housing and Area Median Income (AMI)  ATTACHMENT A Middle Housing Over Time • Incorporating middle housing into existing neighborhoods and the UGA is an important strategy to increase housing options and density • It addresses housing affordability and attainability  ATTACHMENT A Recap of Key Issues for Consideration Where and how to accommodate What kinds of housing can solve projected growth? the affordability and diversity gap? Address the Housing Gap East Wenatchee needs to provide 1,260 Rising Housing Demand: housing units in the RH zone for High need for attainable and affordable households earning 0-50% of AMI housing increases demand for lower- and Increase Residential Density moderate- income units, driving the cities There is a need to support higher-density RH zoning housing gap housing within city limits and in the UGA. Current Zoning Constraints Solution Through Housing For diverse housing types 82% of Diversity - Middle housing residential lands is zoned RL, limiting (duplex, triplexes, fourplex, and opportunities townhomes) Focus Growth in City and UGA Provide a practical solution by increasing The majority of housing demand for this diversity and density, making homes planning period is expected to be affordable and attainable accommodated within East Wenatchee and its UGA  ATTACHMENT A Current Observations • Development in Medium (R-M) and High Density (R-H) zones is not occurring at the densities envisioned in the Comprehensive Plan. • Much of the R-M zoning outside city limits has developed as single-family residential (SFR). • This trend is reducing the City’s capacity to accommodate growth efficiently.  ATTACHMENT A Key Questions for Discussion Zoning & Housing Diversity • Should the City reduce the amount of land zoned Low Density Residential to allow more variety and density elsewhere? • Or should the City open the R-L zone to include middle housing types (e.g., duplexes, triplexes, townhomes) while maintaining neighborhood character? • Should we revise zoning regulations to better align outcomes with our density goals? • Example options: • Eliminate single-family dwellings as a permitted use in R-M and/or R-H zones. • Introduce minimum density requirements to ensure higher-intensity development. • Should single-family housing be limited in these zones to preserve land for multifamily development?  ATTACHMENT A Current Observations • Housing costs are primarily driven by materials, labor, land, and infrastructure. • The City has limited influence on materials and labor costs, but greater ability to influence infrastructure costs through planning and partnerships.  ATTACHMENT A Current Observations • Some existing • East Wenatchee owns and neighborhoods near maintains streets, but not established infrastructure water, fire flow, or sewer could support higher systems. densities. • Expanding influence over • Expanding into unserved or infrastructure will require peripheral UGA areas would political will and require significant new coordination with other infrastructure investments. service providers.  ATTACHMENT A Key Questions for Discussion Infrastructure & Growth Location • Should the City invest in extending infrastructure to unserved or peripheral UGA areas? • Should the City upzone existing neighborhoods with available infrastructure to support the higher densities? • Does the City Council / Planning Commission want stronger authority or partnerships to influence broader influence infrastructure costs and availability?  ATTACHMENT A City and UGA Growth Opportunities - Discussion  ATTACHMENT A Potential Area for Increased Density and Upzoning • Areas within the UGB for upzoning/increasing density. • Areas for inclusion into the UGB for residential development (~170-200 Ac). • Considerations: • Utility availability/ease of expansion • Adjacent land uses • Access and nearby services • Topography  ATTACHMENT A Potential Area for Increased Density and Upzoning • Options 1-3: • Areas within the UGA that may be suitable for additional density (up zoning) • Options A-E: • Potential areas for UGB expansion • Aligned with existing UGB expansion requests from property owners, where feasible  ATTACHMENT A Target Growth Areas • This map shows the recommended priority areas for discussion. • Options 1-3 • Options B & C • Eliminate Options A, D, E  ATTACHMENT A Target Growth Areas for discussion  ATTACHMENT A Comments or Questions?  ATTACHMENT A Thank you Alicia Ayars Alicia.ayars@scjalliance.com Mike Manning Mike.manning@scjalliance.com 10-23-2025 City Council Workshop Minutes Final Audit Report 2025-12-01 Created: 2025-12-01 By: City Clerk (cityclerk@eastwenatcheewa.gov) Status: Signed Transaction ID: CBJCHBCAABAAna4IXF3BeR5ZrwlqHiQBFrbIKo3Y843t "10-23-2025 City Council Workshop Minutes" History Document created by City Clerk (cityclerk@eastwenatcheewa.gov) 2025-12-01 - 10:17:51 PM GMT Document emailed to Jerrilea Crawford (jcrawford@eastwenatcheewa.gov) for signature 2025-12-01 - 10:18:02 PM GMT Email viewed by Jerrilea Crawford (jcrawford@eastwenatcheewa.gov) 2025-12-01 - 10:53:53 PM GMT Document e-signed by Jerrilea Crawford (jcrawford@eastwenatcheewa.gov) Signature Date: 2025-12-01 - 10:54:21 PM GMT - Time Source: server Agreement completed. 2025-12-01 - 10:54:21 PM GMT