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HOUSING OPTIONS PROGRAM DECISION CRITERIA <br />1. Meets the goals o f the prog1 'a177, as forth in TlIC 18.120.010. The goals o f the Housing Options Pr`ogr °(1177 are to: <br />a) Increase the choice ofhousing stifles available in the eon7nninity through proleets that are eo777j)atible with existing single <br />family projects; <br />Staff's Response: Cottages are a form of infill development that maintains compatibility with the established neighborhood <br />development pattern while providing developers an alternative housing style other than typical lose- density subdivisions and <br />high density multi family complexes. The surrounding development is typically mid- centray, one stmt' ramblers that are less <br />than 1,500 square feet. The average new single family home constructed in Tukwila in the last few years has been around <br />3,000 square foot home, including (yarages. This project is creating "small" homes by the standards for infill development and <br />in doing so these homes are compatible with the surrounding neighborhood. By contrast, typically infill development at this <br />site could result in as manv as twenty -three =4,550 square foot homes on 6,500 square foot lots. With the density incentive, <br />building thirty smaller homes on the same piece of land becomes viable and a new housing choice becomes available for <br />Tukwila residents. <br />b) Pr-on7ote housing c?ffor-crahilitil (1ncl ownersshi) l)ll eneour-aging sn7z filler- hon7es; <br />Staff's Response: These homes will be much smaller than other new homes typically built. As smaller homes, they will be <br />more affordable than the lower density alternatives that could have been built in their place. They also contribute to the <br />overall housing supply, improve the housing stock with new construction; and provide an alternative to t higher density <br />apartments; thus encouraging home ownership. <br />During the community meeting, neighbors raised concerns that the homes may not be owner- occupied. The CC &R's address <br />this concern; under Article V, 1.5, no more than 10% of the units are to be available for rent at any given time. <br />C) Stil77ul(ite innovative housing design that il77proves the character° (1nd sense of co177177unitl' in a neighbor °hood and can ser-�>e <br />as a 1770del for other' areas; <br />Staff's Response: The housing design is notable in that front porches are a required element and the garages are detached or <br />visually minimized with either alley entrances or recessed bey_ and the front entrance. Homes are separated with minimal <br />setbacks (10' total) from each other. The homes are grouped around shared common space. The common space includes a <br />barbeque area and a gazebo. Common design elements include fences, pedestrian-scale light posts, and a color palette of <br />muted earth- tones. Sidewalks, shared clustered garages, and common space is designed to create interactions among <br />neighbors and to foster a sense of community among residents and the surrounding neighborhood. <br />d) Develop high quality site, architectural and landscape elements in neighbor °hoods; and <br />Staff's Response: To make higher density projects attractive to the marketplace, increased density is countered with increased <br />features and appeals to a niche market swilling to trade quantity of space for quality of space. In an urban setting the urban <br />amenities are a trade -off for increased density; in a project such as this, quality architecture, landscaping and site design are a <br />trade -off for decreased interior space and increased density. Additionally, choosing to live in a neighborhood such as this is <br />choosing to live in a community that is designed for neighbor -to- neighbor interaction; the site and architectural design <br />thoughtfidly intends to create neighborhood engagement. The design guidelines that apply to a cottage housing project require <br />high quality site design, landscaping, and architectural design. This process is in contrast to other single family developments <br />in Tukwila that are not subject to the design review process. Typically architecture is not reviewed and landscaping is not <br />required for standard single family developments. This proposal is being reviewed as a demonstration project and therefore is <br />subject to extensive standards, guidelines, and review process prior to gaining approval. Finally, a homeowner's association <br />and CC &R's are created to ensure the buildings and common areas are maintained as designed. <br />e) Provide a greater varied.' of housing Ores, which respond to changing household sizes and ages (e.g. retirees, sn7all <br />families, singleherson households) and provide a means for seniors to remain in their neighbor °hoods. <br />Staff's Response: The proposed compact single family homes are 1 V2 stoic 1013 -1683 square feet, detached dwelling units <br />to be sold on fee simple lots with shared ownership of common areas. Twelve of the homes have only one bedroom while the <br />others have three bedrooms (or two bedrooms and a den). Twelve of the homes have detached garages and nine of the homes <br />have an attached single car garage. The homeowner's association will delineate landscape maintenance responsibilities but <br />private lots are approximately 2000 square feet. Tv,enty -three homes have first floor bedrooms. <br />Stacy- MacGregor Pa 6 of 19 09 142011 <br />8 H: a Cottages at Riverton BAR Staff Reportdoc <br />