HomeMy WebLinkAboutCOW 2007-05-14 Item 4F - Code Amendment - Subdivision and Zoning Codes for Townhouse Development ::"s COUNCIL AGENDA SvNoPsIs
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CAS NUMBER: 01 0 `J z I ORIGII; AL AGENDA DATE: 5/14/07
AGENDA ITEM TITLE Townhouse Code Amendments
CA I EGORY Discussion Motion Resolution Ordinance Bid Award Public Hearing Other
Aftg Date 5 -14-07 Mtg Date Mtg Date Mtg Date Mtg Date Mtg Date Mtg Date
SPONSOR Council Mayor Adm Svcs DCD Finance Fire Legal P&R Police PIS
SPONSOR'S The proposal is to revise the Subdivision and Zoning Codes to encourage townhouse
SUMMARY development in multi family zones.
REVIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. Parks Comm. Planning Comm.
DA 1'E: 4 -10 -07
RECOMMENDATIONS:
SPoNsoR /ADMIN. Forward Council decision to the Planning Commission 1
COMMIfiEE Forward to full Council for consideration I
CO ST IMP ADT FUND
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
S So $0
Fund Source: N/A
Comments:
I MTG. DATE I= -Ti. RECORD OPCO UNCIL ACTION
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_VITG DATE -ATTACHMENTS I
5 -14 -07 1 Information Memo dated 5/4/07 with Attachments
I 1 Community Affairs and Parks Committee minutes of 4/10/07 1
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INFORMATION MEMORANDUM
To: Mayor Mullet
Committee of the Whole
FROM: Jack Pace, Acting DCD Director
DATE: May 4, 2007
SUBJECT: Townhouse Code Amendments
ISSUES
Should the Zoning and Subdivision Codes be changed to allow for development of
townhomes on individual lots? Due to Zoning Code development standards such as side
yard setback requirements only condominiums or apartments are allowed in our multi-
family zones, though they could be built in townhouse foiui.
In addition to the technical changes needed to create individual townhouse lots changes to
Tukwila's bulk and coverage limitations may encourage the market to provide townhouses.
Townhouses are typically significantly larger than stacked apartments or condominiums
and under the current code fewer townhouse units could be built on a given site making
them a less attractive development option.
BACKGROUND
DCD has periodically been approached by developers interested in building townhomes.
However, they think that there is a stronger market for this type of housing on individually
owned lots rather than as condominiums and the insurance requirements for condominiums
make many small projects unfeasible. Providing an additional type of housing ownership
(townhouses on individual lots) will expand the housing options of Tukwila's residents and
provide multi- family property owners an alternative to apartment development.
The CAP discussed the proposal on April 10 and moved it to the COW without a
recommendation. They discussed a range of issues from the necessity for common
children's play areas, concern about blank walls and the environmental impacts of dense
development.
ANALYSIS
Due to Tukwila's prevailing pattern of narrow, deep lots in most inf ll situations
townhouses would be perpendicular to the street, rather than the traditional row house with
stoops along the street and alley access behind. See Attachment A for examples of some
under developed multi- family zoned lots in Tukwila that might attract townhouse
development. While there are some larger sites, most have their street frontage at the
narrow end of the lot. Below is an example of a typical market driven design for an
80'x240' infill lot showing the individual parcel lines through the buildings.
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Below are some recently developed townhouses in nearby cities.
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The following areas of the Zoning Code would require amendments in order to allow for
construction of townhouses on individual platted lots.
Minimum Lot Area
Though the Medium Density Residential (MDR) Zone allows for one unit per 3,000
sf of lot area there is a minimum lot size of 8,000 sf. Similarly in High Density
Residential (HDR) one unit is allowed for every 2,000 sf of lot area but the
minimum lot size is 9,600 sf. Townhomes can be developed at these densities, but
the minimum lot size requirements would need to be applied to the project as a
whole rather than the individual townhouse lots.
Average Lot Width
The minimum lot width of 60 feet required in the MDR and HDR zones would
need to be applied to the project as a whole. Most townhouse lots are between 15
and 25 feet in width and 80 to 100 feet in depth.
Setbacks
The side setbacks would need to be eliminated for interior units (because they are
attached) and replaced by a minimum separation between townhouse buildings.
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Landscape
The side yard landscape requirement would need to be eliminated for interior units
though there should be some landscape requirement between buildings.
In addition to the above code modifications which are necessary in order to create
individual lots, optional changes to the following areas of the code would allow for a
development pattern and density closer to what is being built elsewhere. If we did not
change these bulk and coverage requirements the market might continue to favor apartment
development.
Setbacks
The front, second front, side and rear setbacks in MDR and HDR all increase for
second and third floors. Since townhomes are almost always two to four stories in
height these tiered setbacks may make development difficult on small lots even if
they were applied to the project as a whole. Unlike an apartment building where a
smaller unit could be substituted to create a larger setback on the second or third
floor, a townhouse may only be 20 feet wide so an additional 10' of setback would
compromise the usability of that floor.
Landscape
There would need to be some flexibility with the front, second front, side and rear
landscape requirements even if they were applied to the site as a whole, rather than
each individual lot.
Development Coverage
The development coverage limitation of 50% in MDR and HDR requires that half
of the property be kept as landscape, pedestrian or recreation area. That would be
difficult to meet at zoned densities with the typical townhouse development pattern
given the size of the units, parking and fire access requirements. A building
footprint limitation, similar that in the LDR zone, would be workable.
Recreation Space
The development standards in Tukwila's multi family zones are based on a garden
apartment model with communal open space. Many of these standards would be in
conflict with the townhouse building type where recreation space is usually
provided in private yards or balconies. Since townhomes function more like single
family residences than apartment or condominium complexes it may make sense to
waive the requirement for communal children's play areas in favor of providing
that space as private yards.
Other city's codes require between 200 and 300 square feet of recreation space per
unit with some granting 2 for 1 credit for balconies and patios and some requiring
smaller amounts of common space in addition to the private space. Tukwila's
MDR and HDR zones require 400 square feet of recreation space per unit with a
1,000 sq foot minimum. The space per unit may be feasible as a combination of
yards and balconies, however the restriction that setback areas may not count
toward this total (TMC 18.52.060) would not, so long as the yard had a minimum
dimension of 10' in all directions.
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Private yard that includes side yard setback area
PROPOSAL
Staff has grouped the proposed changes by subject area below. These include both the
minimum changes necessary to allow platting of townhouse lots as well as additional
changes that would bring Tukwila's standards closer to prevailing market driven
development patterns.
Subdivision Code
One approach for how to handle this type of development is to treat townhouse and cottage
projects similarly to a binding site plan. This would apply lot size, lot width, setback and
landscape standards to the original "parent" parcel rather than the "unit" lots that contain
the individual townhomes, see the Seattle code at Attachment B for an example. This
would result in the same treatment adjacent to the neighboring properties while allowing a
different ownership pattern.
Other than that change both the short plat and subdivision platting process could follow the
standard procedure with preliminary approval, infrastructure construction, final approval
and then building permit. Some cities allow the building foundations to be constructed
prior to fmal approval along with the rest of the site improvements so that the lot lines can
be drawn accurately through the existing common walls, see the Olympia regulations at
Attachment C for an example. If the buildings are constructed after the plat sometimes
field conditions require boundary line adjustments to meet the as built conditions.
Design Review
The multi family Design Review Criteria in the Zoning Code will work for townhouse
development. The optional Multi Family Design Guidelines booklet has some sections
that may not be applicable, such as the child play area guidelines.
Staff proposes that projects following the short subdivision process (up to 9 lots) be subject
to administrative design review and projects requiring a subdivision be subject to public
hearing design review.
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MDR/HDR Zoning Standards
In addition modifications to the following bulk and coverage requirements would allow for
a more market driven development pattern and density closer to what is achievable for
stacked apartment/condominiums.
Setbacks
Setback requirements should be applied to the parent lot rather than the unit lots
since their purpose is to protect neighboring properties. The tiered setbacks in the
MDR and HDR should only apply where there is an adjacency to LDR.
Development Coverage
It is not possible to achieve zoned density with a typical townhouse product under
the 50% development coverage limitation. Townhouses are typically twice as large
as an average apartment usually with 2 to 3 bedrooms and a garage. A 50 -70%
building footprint limitation is common in other jurisdictions.
Recreation Space
Setback areas that are part of a private yard for an individual unit should be allowed
to count toward the 400 sf recreation space requirement. All of the recreation
space should be allowed to be private, rather than in required common play areas.
Common space could still be provided for a portion of the requirement. Since the
small private yards are generally fenced some thought should be given to limiting
the height of fences, especially along street frontages.
The Council has four choices:
1) Take no action on the proposal;
2) Make only those changes to the Subdivision Code necessary to allow the platting of
individual townhouse lots;
3) Make additional changes to the tiered setbacks, development coverage and common
open space requirements; and/or
4) Allow townhouse developments of up to 9 lots to go through administrative rather
than public hearing design review.
RECOMMENDATION
Staff recommends making all of the above changes. If the Council chooses to pursue the
townhouse code amendments they should forward the proposal to the Planning
Commission for a public hearing and development of specific code language. The
proposal would then come back to the Council for a public hearing before adoption.
Attachment A: Potential Multi Family Redevelopment Sites
Attachment B: Seattle Townhouse Regulations
Attachment C: Olympia Townhouse Regulations
Attachment D: SeaTac Townhouse Standards
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Attachment A
Examples o Potential Multi Family Redevelopmen Sites
Hatching indicates MDR and HDR Zoning 7._
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Attachment B
Seattle Townhouse Regulations
"Lot, parent" means the initial lot from which unit lots are subdivided for the exclusive use of
townhouses, cottage housing, clustered housing in Single- family, Residential Small Lot and
Lowrise zones, single- family residences in Lowrise zones, or any combination of the above
types of residential development.
"Lot, unit" means one (1) of the individual lots created from the subdivision of a parent lot for
the exclusive use of townhouses, cottage housing, clustered housing in Single family,
Residential Small Lot and Lowrise zones, single family residences in Lowrise zones, or any
combination of the above types of residential development.
"Short subdivision" means the division or redivision of land into nine (9) or fewer lots, tracts,
parcels, sites or divisions for the purpose of sale, lease, development or financing, and shall
include all resubdivision of previously platted land and properties divided for
the purpose of sale or lease of townhouse units.
"Townhouse" means a form of ground related housing in which individual dwelling units are
attached along at least one (1) common wall to at least one (1) other dwelling unit. Each
dwelling unit occupies space from the ground to the roof and has direct access to private open
space. No portion of a unit may occupy space above or below another unit, except that
townhouse units may be constructed over a common shared parking garage, provided the
garage is underground.
SMC 23.22.062 Unit lot subdivisions Preliminary Plat.
A. The provisions of this section apply exclusively to the unit subdivision of land for
townhouses, cottage housing developments, residential cluster developments, and single
family dwelling units in zones where such uses are permitted.
B. Except for any site for which a permit has been issued pursuant to Section 23.44.041= for a
detached accessory dwelling unit, sites developed or proposed to be developed with dwelling
units listed in subsection A above may be subdivided into individual unit lots. The
development as a whole shall meet development standards applicable at the time the permit
application is vested. As a result of the subdivision, development on individual unit lots may be
nonconforming as to some or all of the development standards based on analysis of the
individual unit lot, except that any private, usable open space for each dwelling unit shall be
provided on the same lot as the dwelling unit it serves.
C. Subsequent platting actions, additions or modifications to the structure(s) may not create or
increase any nonconformity of the parent lot.
D. Access easements and joint use and maintenance agreements shall be executed for use of
common garage or parking areas, common open space (such as common courtyard open spaces
for cottage housing), and other similar features, as recorded with the Director of the King
County Department of Records and Elections.
E. Within the parent lot, required parking for a dwelling unit may be provided on a different
unit lot than the lot with the dwelling unit, as long as the right to use that parking is formalized
by an easement on the plat, as recorded with the Director of the King County Department of
Records and Elections.
F. The fact that the unit lot is not a separate buildable lot and that additional development of the
individual unit lots may be limited as a result of the application of development standards to
the parent lot shall be noted on the plat, as recorded with the King County Department of
Records and Elections.
SMC 23.24.045 Unit lot subdivisions Short Plats.
A. The provisions of this section apply exclusively to the unit subdivision of land for
townhouses, cottage housing developments, residential cluster developments, and single family
dwelling units in zones where such uses are permitted.
B. Except for any site for which a permit has been issued pursuant to Section 23.44.041= for a
detached accessory dwelling unit, sites developed or proposed to be developed with dwelling
units listed in subsection A above may be subdivided into individual unit lots. The
development as a whole shall meet development standards applicable at the time the permit
application is vested. As a result of the subdivision, development on individual unit lots may be
nonconforming as to some or all of the development standards based on analysis of the
individual unit lot, except that any private, usable open space for each dwelling unit shall be
provided on the same lot as the dwelling unit it serves.
C. Subsequent platting actions, additions or modifications to the structure(s) may not create or
increase any nonconformity of the parent lot.
D. Access easements and joint use and maintenance agreements shall be executed for use of
common garage or parking areas, common open space (such as common courtyard open space
for cottage housing), and other similar features, as recorded with the Director of the King
County Department of Records and Elections.
E. Within the parent lot, required parking for a dwelling unit may be provided on a different
unit lot than the lot with the dwelling unit, as long as the right to use that parking is formalized
by an easement on the plat, as recorded with the Director of the King County Department of
Records and Elections.
F. The facts that the unit lot is not a separate buildable lot, and that additional development of
the individual unit lots may be limited as a result of the application of development standards
to the parent lot shall be noted on the plat, as recorded with the Director of the King County
Department of Records and Elections.
SMC 23.45.010 Lot coverage Lowrise zones.
A. Except as provided in subsection C of this section, the maximum lot coverage permitted for
principal and accessory structures shall not exceed the following limits:
1. For townhouses, the following lot coverage limits shall apply:
Lowrise duplex/Triplex Forty -five (45) percent.
Lowrise 1- 4 Fifty (50) percent.
SMC 23.45.012 Modulation requirements Lowrise zones.
A. Front Facades.
1. Modulation shall be required if the front facade width exceeds thirty (30) feet with no
principal entrance facing the street, or forty (40) feet with a principal entrance facing the street.
2. For terraced housing, only the portion of the front facade closest to the street is required to be
modulated. (See Exhibit 23.45.012 AV
B. Side Facades. On corner lots, side facades which face the street shall be modulated if greater
than forty (40) feet in width for ground- related housing, and thirty (30) feet in width for
apartments. Modulation shall not be required for the side facades of terraced
housing.
C. Interior Facades. Within a cluster development all interior facades wider than forty (40) feet
shall be modulated according to the standards of subsection D of Section 23.45.012, provided
that the maximum modulation width shall be forty (40) feet. Perimeter facades shall follow
standard development requirements.
D. Modulation Standards.
1. Lowrise Duplex/Triplex and Lowrise 1 Zones.
a. Minimum Depth of Modulation.
(1) The minimum depth of modulation shall be four (4) feet. (See Exhibit 23.45.012 BI
(2) When balconies are part of the modulation and have a minimum dimension of at least six (6)
feet and a minimum area of at least sixty (60) square feet, the minimum depth of modulation
shall be two (2) feet. (See Exhibit 23.45.012 Cal
b. The minimum width of modulation shall be five (5) feet. (See Exhibit 23.45.012 B
c. Maximum Width of Modulation. The modulation width shall emphasize the identity of
individual units, but shall not be greater than thirty (30) feet. For units located one (1) above the
other, the individuality of the units shall be emphasized through the location of driveways,
entrances, walkways and open spaces.
2. Lowrise 2, Lowrise 3 and Lowrise 4 Zones.
a. Minimum Depth of Modulation.
(1) The minimum depth of modulation shall be four (4) feet (see Exhibit 23.45.012 B'ai in
Lowrise 2 and Lowrise 3 zones and for townhouses in Lowrise 4 zones, and eight (8) feet for
apartments in Lowrise 4 zones.
(2) When balconies are part of the modulation and have a minimum dimension of at least six (6)
feet and a minimum area of at least sixty (60) square feet, the minimum depth of modulation
shall be two (2) feet. (See Exhibit 23.45.012 CA
b. The minimum width of modulation shall be five (5) feet. (See Exhibit 23.45.012 Bil
c. Maximum Width of Modulation.
(1) The maximum width of modulation shall be thirty (30) feet.
(2) Exceptions to Maximum Width of Modulation in Lowrise 2, Lowrise 3 and Lowrise 4 Zones.
i. When facades provide greater depth of modulation than required by subsection D1 of this
section, then for every additional full foot of modulation depth, the width of modulation may
be increased by two and one -half (2 1/2) feet, to a maximum width of forty (40) feet in Lowrise 2
zones and forty -five (45) feet in Lowrise 3 and Lowrise 4 zones. Subsection B of Section
23.86.0021, measurements, shall not apply.
ii. The maximum width of modulation may be increased when facades are set back from the lot
line further than the required setback, according to the following guideline: The width of
modulation of such a facade shall be permitted to exceed thirty (30) feet by one (1) foot for every
foot of facade setback beyond the required setback. This provision shall not be combined with
the provisions of subsection D2c(2)i, nor shall it permit facades to exceed forty -five (45) feet in
width without modulation.
3. In Lowrise 1, Lowrise 2, Lowrise 3 and Lowrise 4 zones required modulation may start a
maximum of ten (10) feet above existing grade, and shall be continued up to the roof. In
Lowrise Duplex/Triplex zones modulation shall extend from the ground to the roof except for
weather protection coverings such as awnings.
SMC 23.45.014 Setback requirements Lowrise zones.
A. Front Setback.
1. The required front setback shall be the average of the setbacks of the first principal structures
on either side, except for cottage housing developments, subject to the following:
Lowrise 1, Lowrise 2 and Lowrise 3 In no case shall the setback be less than five (5)
feet and it shall not be required to exceed fifteen (15) feet.
Lowrise 4 In no case shall the setback be less than five (5) feet and it shall not be required
to exceed twenty (20) feet.
3. Townhouses.
a. Portions of a structure may project into the required front setback, as long as the average
distance from the front property line to the structure satisfies the minimum front setback
requirement.
b. No portion of a structure shall be closer to the front property line than five (5) feet.
TABLE 23.45.014 A Side Setbacks Lowrise Zones
Height of Side Facade at Highest Point in Feet
0 -25 26 -30 31 -37
Structure Minimum
Depth Average Side Setback Side
in Feet in Feet Setback
65 or less 5 6 7 5
66 to 80 6 6 8 5
81 to 100 8 9 11 6
101 to 120 11 12 14 7
121 to 140 14 15 17 7
141 to 160 17 18 20 8
161 to 180 19 21 23 8
Greater than 1 in addition to 8
180 for every 50 in depth
B. Rear Setbacks. Rear setbacks shall be provided as follows:
1. Zones. Lowrise Duplex/Triplex and Lowrise 1- Twenty (20) feet or
twenty (20) percent of lot depth, whichever is less, but in no case less than fifteen (15) feet,
except for cottage housing developments, which shall provide a minimum ten (10) foot rear
setback.
Lowrise 2 Twenty -five (25) feet or twenty (20) percent of lot depth, whichever is less, but in
no case less than fifteen (15) feet.
Lowrise 3 and Lowrise 4 Twenty -five (25) feet or fifteen (15) percent of lot depth, whichever
is less, but in no case less than fifteen (15) feet.
Table 23.45.014 C
Required Setback Between Facing Facades in Lowrise Zones
Average
Length of Facing Setback Between Minimum
Facades, in Feet Facing Facades Setback
(in Feet) (in Feet)
40 or less 10 10
41 to 60 15 10
61 to 80 20 10
81 to 100 25 10
101 to 150 30 10
151 or more 40 10
Attachment C
Olympia Townhouse Regulations
18.64.020 Purpose
The purpose of this Chapter is to:
A. Permit within Residential and Commercial Districts the development of townhouses which
may be sold as individual lots and residences;
B. Permit townhouse structures built to standards which are designed to include amenities
usually associated with conventional single family detached housing to ensure compatibility with
the surrounding neighborhood;
C. Promote affordable housing, efficient use of land and energy, and the availability of a variety
of housing types in different locations;
D. Promote infill development on physically suitable lands in residential areas, without adversely
affecting adjacent development.
18.64.040 Applications, review authority and use districts
A. Applications. For all townhouse developments, applications for preliminary plat or short plat
approval and any design review and land use approval shall be submitted simultaneously on
forms provided by the City. Issuance of building and other permits shall be subject to
conformance to the approved plans. In addition to standard submittal requirements for
subdivision, design review and site plan review, townhouse applications shall contain that
additional infoluiation specified by the Application Content Lists. (See OMC 18.77.010)
B. Review Authority.
1. Nine (9) or fewer Townhouses. Site Plan Review Committee (SPRC) may approve
creation of nine (9) or fewer townhouse lots, subject to appeal provisions contained in the
Olympia Municipal Code, Chapter 18.75 and the public notice requirements contained in
Chapter 18.78.
2. Ten (10) or more Townhouses. The Hearing Examiner may approve creation of ten
(10) or more Townhouse lots subject to Appeal requirements contained in the Olympia
Municipal Code, Chapter 18.75 and the public notice requirements contained in Chapter
18.78.
18.64.060 Platting requirements
A. In R -4, R 4 -8, and R 6 -12 Districts a subdivision or short plat is required for all townhouse
developments so that individual dwelling units are divided onto lots with the structural walls
located on the lot lines. In other Districts the platting of each individual dwelling unit is optional.
B. When a townhouse development is platted, construction of townhouse dwellings may
commence prior to fmal plat approval, provided:
1. The proposed subdivision has received preliminary plat approval, and the necessary
financial sureties have been filed as required in the Olympia Municipal Code Chapter
17.24, Olympia Platting and Subdivision Ordinance, to assure construction of required
public improvements;
2. Partial or complete construction of structures shall not relieve the subdivider from, nor
impair City enforcement of conditions of subdivision approval;
3. Construction shall not proceed beyond foundations, and units shall not be rented or
sold, nor occupancy permits issued until fmal plat or final short plat approval is granted.
C. No subdivision or short subdivision of a site containing previously constructed dwellings shall
be allowed unless all common walls meet or are reconstructed to current building code and fire
code requirements for separately owned subdivided townhouse units, and all other standards of
this Chapter are met.
D. Undersized lots may be used for individual townhouse dwelling units without meeting the
density and lot area requirements of this Section, and without resubdividing, provided such lots
were of record prior to the effective date of this Chapter; and provided, they also have the
minimum lot width for townhouses.
18.64.080 Development standards
A. Maximum Site Area. The maximum site area for solely townhouse development in the R4, R
4 -8 or R 6 -12 District shall be four (4) acres. There is no maximum site area in other districts
where townhouses are permitted.
B. Units per Structure.
1. In R4, R 4 -8 and R 6 -12 Districts, each townhouse structure shall contain no more than
four (4) individual dwelling units, and there shall be no more than one (1) builder per
townhouse structure.
2. In all Districts except the R4, R 4 -8 and R 6 -12, requirements of the underlying district
shall apply with regard to number of units per structure.
C. Density and Lot Area.
1. Density. Each townhouse development shall be subject to density provisions contained
in the underlying District.
2. Lot Size. See Table 4.04, Residential Development Standards.
D. Building Coverage. Building coverage for a townhouse lot shall not exceed the following
standards:
1. R4 and R 4 -8 Districts: Sixty (60) percent building coverage;
2. R 6 -12 District: Seventy (70) percent building coverage;
3. All other Districts: Same as the underlying district.
E. Minimum Lot Width. Each individual townhouse lot shall have a minimum width as
follows:
1. R4 and R 4 -8 Districts: Eighteen (18) feet;
2. R 6 -12 Districts: Sixteen (16) feet;
3. All other Districts: See Tables 4.04 and 5.05.
F. Setback Requirements. Setback requirements for front yards and for side yards of end
dwelling units of townhouse structures shall be the same as the underlying district, except as
follows: For townhouse projects within property zoned R4, R 4 -8 and R 6 -12 the side yard of
each building shall be no less than ten (10) feet for buildings with three (3) or four (4) units and
five (5) feet for those with two (2) units.
G. Height. Same as the underlying district.
H. Parking. Townhouse developments shall provide off street parking pursuant to Chapter
18.38.
I. Residential Design Review Criteria and Garage Width. Townhouse developments shall
meet the Residential Design Criteria Section Chapter 18.175 and, if applicable, shall comply
with garage placement and width provisions of 18.04.060(EE), provided that such standards shall
be applied to the entirety of each building, and not to each dwelling unit.
Attachment D
SeaTac Townhouse Standards
15.19.710 Townhouse Standards
Intent: The townhouse zone serves to buffer low- density residential
neighborhoods from adjacent high- density residential or commercial
developments. Height, setback, and massing standards promote development
that fits well architecturally near existing single family houses, while allowing
densities that promote transit use, shared open space amenities, and a pedestrian
orientation in a vibrant urban environment.
The following design standards shall be applied to townhouse development in
conjunction with all other applicable multi- family standards identified in this
chapter.
A. Bulk and Dimensional Standards (see also SMC 15.13.010 Standards Chart).
MINIM MIN FRONT MIN MIN
UM YARD SETBACK SIDE REAR BUILDING MAX MIN
ZONE LOT (13) YARD YARD LOT STRUCTUR LOT
AREA SETBACK SETBAC COVERAGE E HEIGHT WIDTH
(SQ. (13) K (13)
FT.)
12 -24
d.u. /acre in 0710' in City 180'
City Center
(14) Center (16) 0'/5' (16) 0'/10'
55% frontage
35' (15) along
T d. /acre 15' outside of (16) primary
outside City
City Center street
Center (14)
(14) Up to thirty percent (30 increase in base density allowed with the
incentives identified in SMC 15.35.730.
(15) Up to forty (40) feet as specified in SMC 15.35.730.
(16) May be zero (0) lot line with approved design providing property is not
immediately adjacent to a UL zone.
1. Height. Townhouses shall have a maximum height of thirty -five (35) feet. An
additional five (5) feet of height may be allowed if sub -grade or underground
parking is provided for at least fifty percent (50 of the units.
2. Setbacks. The setbacks identified in SMC 15.13.010 shall apply to all
townhouse development.
3. Density.
a. Outside the City Center, townhouse density shall be a minimum of twelve
(12) dwelling units per acre up to a maximum of sixteen (16) dwelling p p g units
per acre. Increased density may be allowed per SMC 15.19.600.
b. Within the City Center, townhouse density shall be a maximum of twenty
four (24) units per acre. Increased density may be allowed per SMC 15.19.600.
B. Design Standards.
1. Roof Line Variation.
a. Roof pitch of at least six (6) feet of height for each twelve (12) linear feet of
roof shall be required for all townhouse development.
b. Additionally, at least two (2) of the following types of roof line variation shall
be required for all townhouse development:
i. Vertical offset in ridge line;
ii. Gables;
False facades;
iv. Exaggerated cornices;
v. Dormers;
vi. Vegetated terraces;
vii. Other architectural features such as trellises, cornices, portals or porches.
c. The maximum roof line length without variation shall not exceed thirty (30)
feet.
d. The minimum roof line variation length shall be four (4) feet for dormers and
eight (8) feet for all other types of variations.
C. Open Space. Open space shall be provided in townhouse development
according to the following standards:
1. Two hundred (200) square feet of private open space shall be provided for
each townhouse unit. Additionally, seventy -five (75) square feet of common
open space shall be provided for developments of three (3) or more units.
2. For developments within the City Center, open space may be as specified
above, or may be reduced to one hundred twenty (120) square feet of
common open space per unit.
D. Off street parking shall be provided in the rear of each unit via an alleyway
or drive separate from the street.
E. Front facades shall feature one -half (1/2) flight -up entries and front porches a
minimum of sixty (60) square feet in size.
F. Townhouse development shall be no less than one hundred and eighty (180)
lineal feet as measured along the primary street frontage. (Ord. 01 -1031 1;
Ord. 00 -1002 2)
15.19.400 Design of Surface and Structured Parking
Purpose: These standards are intended to provide for safety and aesthetic
considerations in surface and under building parking within multi- family
developments. (Ord. 01 -1031 1; Ord. 00 -1002 2)
15.19.700 Townhouse Zone
Purpose: This zone allows for townhouses, row houses or other common wall
residential buildings for more than two (2) families. Townhouses offer several
advantages over single- family detached houses: lower costs for land
development, conservation of the land by using less land for a given number of
houses and preserving open space, lower long -terms maintenance costs, energy
efficiency, and increased security for both the house and the neighborhood.
Townhouses, also known as row houses, are single- family attached units with
common (or "party walls. Townhouses generally have narrow lots, ranging
from twenty -two (22) to thirty -two (32) feet. Each unit has its own front door
opening to the outdoors (usually to the street), and typically each house is a
complete entity with its own utility connections. Although most townhouses
have no side yards, they can have front and rear yards. In most instances, the
land on which the townhouse is built, and any front and rear yard, is owned in
fee by the resident; however, townhouses can also be structured as
condominiums. (Ord. 01 -1031 1; Ord. 00 -1002 2)
Community Affairs and Parks Committee Meeting Minutes April 10. 2007 Pape 2
should not limit itself only to low -cost or "in- pond "solutions. He asked if we have looked at other potential
problems besides phosphorous. Ms. Whiting said she has examined bacteria loads but has not found a
problem. Also, she believes that the consultant will be looking at the best technical options for improving
the pond water quality. Councilmember Carter expressed support for the study and the concept of the pond
being a habitat rather than a place for people to swim. Mr. Pace offered to share the preliminary analysis in
September before all of the analysis is completed. UNANIMOUS APPROVAL. FORWARD TO COW.
As a related issue, the committee discussed the consultant selection for the Tukwila Pond Park design
Phase I that was discussed at the April 9, 2007 Council meeting. UNANIMOUS APPROVAL.
c) Code Amendments
SEPA
Nora Gierloff introduced this item. It would streamline the SEPA process and thresholds to eliminate
review or shorten timelines for smaller projects when environmental impacts are unlikely. Ms. Gierloff
referred to the table in the agenda report that compared Tukwila's thresholds to the State maximum and the
proposed. Mr. Pace noted that most buildings would go through a design review process. Mr. Lancaster
mentioned that with traffic concurrency and impact fee systems, we no longer rely on SEPA for mitigating
traffic impacts like we once did. Councilmember Robertson asked if these changes would reduce our ability
to control small infill developments on hillsides. Mr. Pace indicated that our sensitive areas ordinance
addresses steep slope sites and tree permits and other regulations still apply. Councilmember Carter asked
what would catch environmental issues like underground storage tanks? Mr. Pace and Ms. Whiting
explained that owners have a responsibility to disclose and often the lenders require the analysis. Mr.
Lancaster said that if an owner didn't disclose it, SEPA wouldn't have caught it anyway. Councilmember
Robertson asked how these changes would have affected the City's process on a previous Fosterview
development. Mr. Lancaster indicated that it would have had no effect on Fosterview,v, since that
development included more than 9 dwelling units. He acknowledged it might eliminate a source of
information that citizens are used to receiving on smaller residential developments (those between 4 and 9
units). He also noted that if any of the thresholds in the table are exceeded, SEPA is triggered, even if the
proposed development is below any of the other thresholds.. Councilmember Robertson expressed support
for the changes but also a desire to keep tools for the City to ensure the right kind of development.
UNANNIMOUS APPROVAL ON ALL CHANGES BUT KEEPING THE RESIDENTIAL
CONSTRUCTION THRESHOLD AT FOUR DWELLING UNITS INSTEAD OF THE PROPOSED
NINE. FORWARD TO COW.
TOWNHOUSES
Nora Gierloff introduced this item. It would change the Zoning Code to allow for development of fee
simple townhomes. Some changes, such as minimum lot area, average lot width, setbacks and landscaping,
would be necessary to allow fee simple townhouses since our development standards are based on a multi-
family garden apartment style. Other changes would be necessary to enable a development pattern and
density closer to the style of townhouses being built in other cities. One question is how prescriptive does
Tukwila want to be on open space, such as requiring decks or onsite playgrounds, etc. Another issue is how
to treat setbacks. The City's current tiered set -back standards may make development of fee simple
economically infeasible. Councilmember Robertson expressed concern about the effects of eliminating the
tiered set -back standards. Councilmember Carter emphasized that the design review process must address
all sides of a building, not just the front. Ms. Gierloff discussed the current 50% development coverage
limitation. Councilmember Robertson mentioned that using pervious surfaces (such as grasscrete) may be
needed to ensure the development's environmental impact is not greater than development under today's
standards. Councilmember Carter indicated this issue can be dealt with as the townhouse proposal goes
through the approval process. She also expressed an interest in fence height being included in the design
review process to minimize the amount of blank, high and solid walls facing the streets. FORWARD TO
COW FOR DISCUSSION AND DIRECTION.
HOUSEKEEPING
Nora Gierloff introduced this item on four amendments to the Zoning Code related to: permit processing,
limitation on additions to homes that do not meet setbacks, retaining wall setbacks, and administrative
variance for lot size. FORWARD TO PLANNING CONL IISSION.