Planning 2023-07-27 Minutes - Middle Housing Recommendations

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PC Meeting 7/27/23 Page 2 250 new net housing units per year until 2044 to meet the allocated housing target. He provided a breakdown of some additional housing background. Housing cost increased 56% for median single family between 2018-2023; almost 50% of renters are cost burdened and 23% are severely cost burdened, paying at least 50% of their income toward housing, etc. He noted that these projections are released 3-4 years after the data collection, meaning the 2015-2019 data sample may not fully encompass current trends. Neil also went over the MH survey community feedback noting that 30% of the residents had no concern over MH, that support for the availability of more housing options was wanted, and that privacy and parking were the primary concerns. He also provided a re -cap on some legislative allowances and restrictions and/or requirements for HB1337 and HB1110, both of which must be adopted by 6/1/25. Tukwila must allow a minimum of six of nine housing types in the city. He also provided some historical context on residential codes and the trends for Low Density Residential (LDR). The focus, at this time, is primarily on the LDR area, but he provided some history on the Median Density Residential (MDR), and High Density Residential (HDR) zones. Neil Heller, Principal, Neighborhood Workshop, a consulting firm that helps with ideas and projects to strengthen and develop neighborhoods, presented on Tukwila low -density residential regulatory standards and testing of potential code amendments. He explained that they use a prototype builder return on community (ROC) model to test modifications for more affordable home ownership. He discussed the process he used to research and experiment with changes to regulatory standards and how those differences could change the costs of development of various housing types along with their expected purchase or rent costs. They concluded that small cottages and duplexes are the most feasible housing types for likely owner occupancy in Tukwila. He also went over rent prototypes modeling outcomes, which showed parking impacts. Models were completed on housing choice opportunities for increasing affordability, what goes directly into the models, what are some of their assumptions with return metrics, and external factors that greatly influence processes such as building codes, finances, etc. Ian Crozier, Associate Planner, Makers Architecture and Urban Design, presented on the MH recommendations of code changes for the following seven key code update opportunities. 1) Lower minimum lot sizes from 6,500 sq. ft. to 5,000 sq. ft., or 3,000 sq. ft. for a cottage house. 2) Allow multiple units per lot, which would meet the HB 1110 allowance. 3) Reduce parking requirements. 4) Support market choices — such as duplex cluster housing. 5) Compact rental types, in the MDR zone. 6) Expand housing types. 7) Lower price points for ownership opportunities. He also provided a summary recommendation for permitted dwellings, lot area, density, reduced setbacks and increasing the height allowance from 30 feet to 35 feet and increase the design review from 2,500 sq ft. to above 5,000 sq. ft., in addition to other dimensional standard recommendations, etc. The presentation concluded with several questions to obtain feedback from the commissioners. Questions and/or recommendations raised by PC: - Question: What percentage of land in Tukwila is residential — staff will follow up later. Suggestion: Take into consideration when reviewing parking that a lot of employment in Tukwila is in transportation and one or two vehicles are brought home during off hours that will need to be parked. May need to look at parking restrictions for commercial vehicles. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov