HomeMy WebLinkAboutOrd 2103 - Housing Options Program
Cover page to Ordinance 2103
The full text of the ordinance follows this cover page.
Ordinance 2103 was amended or repealed by the following ordinances.
AMENDED REPEALED
Section(s) Amended Amended by Ord #Section(s) RepealedRepealed by Ord#
1 (part) 1 (part), 32741
2368
WHEREAS, the Tukwila City Council believes that a demonstration housing
program would allow development of selected projects that explore housing choices not
currently available in Tukwila's single- family neighborhoods; and
WHEREAS, the City's Comprehensive Plan suggests a demonstration program for
cottage housing and encourages the development of a range of housing types; and
WHEREAS, such a program would allow the City to experiment on a small scale
with new standards not currently used within the City; and
WHEREAS, design review would be administered on the proposed projects
ensuring an opportunity to require high standards for design and construction; and
and
City of Tukwila
Washington
Ordinance No. 2103
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, ESTABLISHING A THREE -YEAR DEMONSTRATION
PROGRAM FOR SMALL -SCALE HOUSING ENTITLED THE HOUSING
OPTIONS PROGRAM; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the focus of the program would be on housing for home ownership;
WHEREAS, the City plans to evaluate the results of the projects and might consider
modifying City standards to specifically address successful innovations in housing
development;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Regulations Adopted. The "Housing Options Program" is hereby
established, and regulations for this three -year demonstration program for small -scale
housing are hereby adopted to read as follows:
CHAPTER 18.120
HOUSING OPTIONS PROGRAM TEMPORARY
Sections:
18.120.010 Program Goals
18.120.020 Program Standards
18.120.030 Selection Process and Criteria
18.120.040 Fees
18.120.050 Review and Application Process
18.120.060 Public Notice
18.120.070 Program Expiration
18.120.010 Program Goals
The goals of the Housing Options Program are to:
1. Increase the choice of housing styles available in the community through
projects that are compatible with existing single- family developments;
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Page 1 of 7
2. Promote housing affordability and ownership by encouraging smaller homes;
3. Stimulate innovative housing design that improves the character and sense of
community in a neighborhood and can serve as a model for other areas;
4. Develop high quality site, architectural and landscape elements in
neighborhoods; and
5. Provide a greater variety of housing types, which respond to changing
household sizes and ages (e.g. retirees, small families, single person households) and
provide a means for seniors to remain in their neighborhoods.
18.120.020 Program Standards
In order to meet the goals of the Housing Options Program as set forth in TMC
18.120.010, there will be flexibility with regard to normally applicable requirements.
Standards identified in this section will apply to the selected housing projects and will
prevail if they conflict with normal regulations. All other requirements of the City of
Tukwila will continue to apply; however, applicants may propose additional
modifications to the Tukwila Municipal Code, as provided for within the Code.
1. The Permitted Uses and Basic Development Standards and Maximum Building
Footprint sections of the Low Medium- and High- Density Residential Districts (TMC
18.10.020, 18.10.060, 18.10.057, 18.12.020, 18.12.070, 18.14.020, 18.14.070); the
Supplemental Development Standards (TMC 18.50) that relate to yards, house design
and orientation; and the requirements of Minimum Number of Required Parking
Spaces (TMC 18.56.050) shall be replaced by the standards identified in this section.
2. Existing homes within a proposed project site must continue to conform to the
existing code standards unless it can be demonstrated that the existing home meets the
description of a housing type listed below.
3. The density limitations identified in the Land Use Map of the Tukwila
Comprehensive Plan shall be determined to have been met as long as the proposed
project does not exceed the equivalent unit calculation set forth in TMC 18.120.020 -4.
4. The following development parameters are applicable to all Housing Options
Program applications.
Housing Types
Unit Size Limits
A covenant restricting
any increases in unit size
after initial construction
shall be recorded against
the property.
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HOUSING OPTIONS PROGRAM STANDARDS
Cottages.
Compact single family.
Duplexes designed to look like a single family home or
with zero lot lines for fee simple ownership; and included
with at least one other housing type in a proposed
development (the other housing type may be traditional
single family).
A combination of the above types.
Cottages 800 square feet minimum and 1,000 square foot
maximum floor area.
Compact single family =1,500 square foot maximum floor
area.
Duplexes 1,500 square foot maximum floor area per unit.
Side yard setbacks are waived so that these homes may be
sold on fee simple lots.
Page 2 of 7
Equivalent Units
There is no minimum lot
size, but there is a
maximum project
density.
The number of allowable
dwelling units shall be
totalled for each of the
existing lots in order to
determine equivalent
units.
Existing single- family
homes may remain on the
subject property and will
be counted as units in the
equivalent unit
calculation.
Locations
Floor Area
Access Requirements
Development Size
Parking Requirements
Building Coverage
Ownership Structure
Distance Between
Structures
Common Open Space for
cottages and projects of
20 or more homes.
Exceptions to Floor Area
Limitations
Accessory Dwelling Units
Housing Options Program MB:kn 10/4/2005
Cottages two per each single family unit that could be
built on an existing lot, or a maximum of one unit for every
3,250 net square feet.
Compact single family one and one -half per each single
family unit that could be built on the lot, or a maximum of
4,875 net square feet.
Duplexes overall development not to exceed one and one
half times the number of single family units that could be
built on the lot, or a maximum of 4,875 net square feet.
Rounding up to the next whole number of equivalent units
is allowed when the conversion from typical single family
units to equivalent units results in a fraction of one -half or
above.
All LDR, MDR HDR districts, but not within 1,500 feet of
another housing options proposal under review or
approved under TMC Chapter 18.120.
Variety in building sizes and footprints is required.
Determine flexibility for road widths, public versus private,
and turnaround requirements with input from Public
Works and Fire Departments.
Minimum of 8 units, maximum of 36 units.
Cottages may have a maximum of 12 units per cluster.
1.5 stalls per unit for units 800 to 1,000 square feet in size.
2 stalls per unit for units over 1,000 square feet in size.
35%
Subdivision
Condominium
10 feet minimum
Provide required area according to Recreation Space
Requirements (TMC 18.52.060)(1).
Spaces with a ceiling height of 6 feet or less measured to
the exterior walls, such as in a second floor area under the
slope of the roof.
Unheated storage space located under the main floor of a
cottage.
Architectural projections, such as bay windows,
fireplaces or utility closets not greater than 18 inches in
depth and 6 feet in width.
Detached garages and carports.
Attached roofed porches.
Shall not be allowed as part of this Housing Options
Program.
Page 3 of 7
5. The following development parameters are supplemental to those in
18.120.020 -4, and are applicable to any cottage proposed as a housing options project.
Common Open Space
Private Open Space
Attached Covered
Porches
Height
ADDITIONAL HOUSING OPTIONS PROGRAM COTTAGE STANDARDS
Parking surface, garages
or carports
Community Buildings
if provided
18.120.030 Selection Process and Criteria
Shall abut at least 50% of the cottages in the development,
and those units must be oriented to and have their main
entry from the common open space.
Shall have cottages on at least two sides.
Shall not be required to be indoors.
Each cottage shall be within 60 feet walking distance of
the common open space.
Shall be oriented to the common open space as much as is
feasible.
Shall be in one contiguous and useable piece with a
minimum dimension of 10 feet on all sides.
Shall be adjacent to each cottage and be for the exclusive
use of the resident of that cottage.
80 square feet minimum per unit.
Shall have a minimum dimension of 8 feet on all sides.
18 feet maximum for all structures, except 25 feet maximum
for cottages with a minimum roof slope of 6:12 for all parts
of the roof above 18 feet.
Shall be provided on the subject property.
Shall be screened from public streets and adjacent
residential uses by landscaping and/or architectural
screening.
Shall be located in clusters of not more than six adjoining
spaces.
Shall not be located in the front yard, except on a corner
lot where it shall not be located between the entrance to
any cottage.
Shall not be located within 40 feet of a public street,
except if the stalls lie parallel to the street and the driveway
providing access to those stalls has parking on only one
side.
May be located between or adjacent to structures if it is
located toward the rear of the structure and is served by an
alley or driveway.
All garages shall have a pitched roof design with a
minimum slope of 4:12.
Shall be clearly incidental in use and size to the cottages.
Shall be commonly owned by the residents of the
cottages.
A. The Director of DCD shall follow the selection criteria outlined in TMC
18.120.030 -C to decide which projects are eligible for project selection and allowed to
apply for design review and/or for platting.
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B. A neighborhood meeting organized by the applicant and attended by City staff
shall be required of the applicant in order to evaluate the project for program selection.
The applicant must follow the notification procedures outlined in TMC 18.120.060 for
public meetings.
C. The Director of Community Development shall be the sole decision -maker on
whether an application for consideration in the demonstration program satisfies the
criteria. The criteria for project selection for the Housing Options Program are as
follows:
1. Consistency with the goals of the housing options program as enumerated
in TMC 18.120.010.
2. Not more than one housing option project shall be approved per City
neighborhood, which are as follows and illustrated in Figure 18 -13.
Avenue South.
(a) McMicken Heights
(b) Tukwila Hill
(c) Ryan Hill
(d) Allentown
(e) Duwamish
(f) Foster Point
(g) Cascade View
(h) Riverton
(i) Foster
(j) Thorndyke
Iv 72
Foster and TI-forrtelyke erally divided by South 136th Street and 48th
3. Proposals must be at least 1,500 feet from any other housing project
considered under TMC Chapter 18.120.
4. Demonstration of successful development by the applicant of the proposed
product elsewhere.
5. The location and size of the project is acceptable and of low impact relative
to the neighborhood, the surrounding land uses, topography and street system. For
example, attached housing should be located on land with direct access to a collector
arterial or along a neighborhood edge or in or adjacent to medium or high- density
districts.
6. The concerns of the community are addressed in the proposal's design.
D. The decision of the Director of Community Development, in the form of a letter
inviting the applicant to submit for the project within one year of the date of the letter,
shall be the final decision of the City on selection of eligible projects and may not be
administratively appealed.
18.120.040 Fees
There is no fee for application for selection into the Housing Options Program as
described in TMC 18.120.030. The adopted fees for the processes, which are described
in TMC 18.120.050 shall be charged for the relevant required underlying applications.
18.120.050 Review and Application Process
A. Limited time frame to apply. When the Director of DCD selects an application
as outlined in TMC 18.120.030, the project proponent must apply within one year for
the appropriate decision(s) or the selection will become null and void.
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B. Type of Application. Decision types are described in the Permit Application
Types and Procedures Chapter of the Tukwila Zoning Code (TMC 18.104). In all cases,
design review is required and shall be consolidated per "Consolidation of Permit
Applications" in the Permit Application Types and Procedures Chapter (TMC
18.104.030).
The type of applications shall depend on the size and type of proposed project:
1. If less than four additional lots are proposed, then a Type 2 decision shall
be followed;
2. If between 5 and 9 additional lots are proposed or a project is to be a
condominium, then a Type 4 decision shall be followed; or
3. If more than 9 additional lots are proposed, then a Type 5 decision shall be
followed.
C. Decision Criteria. The relevant decision makers shall use the following criteria
to review and either approve, approve with conditions, or deny any project allowed
into the Housing Options Program as well as use the relevant decision criteria for
design review and or platting.
1. Meets the goals of the program, as set forth in TMC 18.120.010;
2. Complies with the Multi- family, Hotel and Motel Design Review Criteria,
stated in the Board of Architectural Review chapter, Design Review Criteria section of
the Tukwila Zoning Code (TMC 18.60.050 -C); and
footprints;
3. Demonstrates the following:
a. The proposal is compatible with and is not larger in scale than
surrounding development with respect to size of units, building heights, roof forms,
building setbacks from each other and property lines, parking location and screening,
access, and lot coverage;
18.120.060 Public Notice
b. Variety is provided through a mixture of building designs, sizes and
c. The proposal provides elements that contribute to a sense of
community within the development and the surrounding neighborhood by including
elements such as front entry porches, common open space and /or common building(s);
and
d. Any proposed Type 2, 3 and 4 modifications to requirements of the
Permit Application Types and Procedures (TMC 18.104), other than those specifically
identified in TMC 18.120.020, are important to the success of the proposal as a housing
options project.
D. Expiration of Approval. When a Notice of Decision is issued on a Housing
Options Program project, the applicant shall have one year to apply for subsequent
permits.
A. Notice of the pre proposal meeting with the neighborhood will be a letter from
the applicant mailed first class to all property owners and residents within 500 feet of
the proposed development.
B. Subsequent publishing, mailing and posting shall follow the procedures of the
Permit Application Types and Procedures of TMC Chapter 18.104.
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18.120.070 Program Expiration
The Housing Options Program is available for three years from the effective date of
this ordinance. A total of three projects may be developed as part of the Program and
selected projects must vest themselves with a Type 2, 4, or 5 application before the
program expires on o 2008.
Section 2. Effective Period of Program. The Housing Options Program
established by this Chapter shall become effective as set forth in Section 5 below, and
shall continue in effect for up to three years thereafter or until three projects have been
developed, unless repealed, renewed or modified by the City Council. A project must
vest itself with a Type 2, 4, or 5 application before the program expires three years after
the effective date of this ordinance.
Section 3. Demonstration Housing Evaluation. Upon completion and full
occupancy of a project, DCD shall evaluate and report to the Planning Commission and
City Council on the results of the Program.
Section 4. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 5. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this 3RD DAY OF OCTOBER, 2005.
Steven M. Mullet, Mayor
ATTEST/ AUTHENTICATED:
JANe E. Cantu, CMC, City Clerk
Housing Options Program MB:kn 9/29/2005
Filed with the City Clerk: q•29- a 5
Passed by the City Council: b -0 5
Published: 16-07- 05
Effective Date: ID- /2- 05
Ordinance Number: 2 /03
Page 7 of 7
TUKWILA NEIGHBORHOODS
FIGURE 18-13
VICINITY MAP
RYAN HILL
ALLENTOWN
FOSTER POINT
TUKWILA HILL
DUWAMISH
RIVERTON
CASCADE VIEW
FOSTER
THORNDYKE
MCMICKEN
SUMMARY OF ORDINANCE
No. 2103
City of Tukwila, Washington
On October 3, 2005, the City Council of the City of Tukwila, Washington,
adopted Ordinance No. 2103, the main points of which are summarized by its title as
follows:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, ESTABLISHING A THREE -YEAR DEMONSTRATION
PROGRAM FOR SMALL -SCALE HOUSING ENTITLED THE HOUSING
OPTIONS PROGRAM; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
THE FULL TEXT OF THIS ORDINANCE WILL BE MAILED UPON
REQUEST.
Approved by the City Council at their Regular Meeting of October 3, 2005.
Published Seattle T es: 10 -07 -05
e- mailed: bbaker 10 -04 -05 8:50 p.m.
,ne E. Cantu, CMC, City Clerk