HomeMy WebLinkAboutReg 2005-10-03 Item 5C - Ordinance - Three-Year Demonstration Housing Options Program for Small Scale Housing COUNCIL AGENDA SYNOPSIS
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ITEM INFORMATION
CAS NUMBER. 05-094 I ORIGINAL AGENDA DA IE. 6/27/05
AGENDA ITEM TITLE Housing Options Program Ordinance
CA'T'EGORY Discussion Motion Resolution Ordinance ['Bid Arvard Public Hearing Other
dltg Date rlltg Date Aftg Date Aftg Date 10/03/05 lltg Date illtg Date Altg Date
SPONSOR Council ma Adm Svcs DCD Finance Fire Legal Pd-R Police PW
SPONSOR'S Adoption of ordinance establishing a program to allow up to three demonstration projects
SUMMARY that create housing not typically developed, such as cottages, compact homes, and
duplexes in residential neighborhoods subject to a selection process, design review, and
special standards.
REVIEWED BY COW IVItg CA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. Parks Comm. Planning Comm.
DAI'E. March 15, May 24, June 27, July 28, September 13 26
RECOMMENDATIONS:
SPONSOR /ADMIN. Planning Commission recommends approval of program
COMMIITEE Community Affairs and Parks forwards draft ord to COW for discussion
COST IMPACT FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source NOT APPLICABLE
Comments
MTG. DATE 1 RECORD OF COUNCIL ACTION
6/27/05 I Forward to Planning Commission for Hearing
9/26/05 1 Reviewed draft ordinance and forwarded to next regular meeting for adoption
1 j 1
MTG. DATE 1 ATTACHMENTS
10/03/05 A Memo from DCD Director 9/28/05
B Ordinance-
1
1
1
City of Tukwila
Steven M. Mullet, Mayor
Department of Community De1/elopment
Steve Lancaster, Director
To.
Mayor Mullet and CIty CouncIl
Steve Lancaster, DCD DIrector ~ G-v-
September 28, 2005
From.
Date.
Subject:
Housing OptIOns Program Ordmance
Attached for your consIderatIOn IS the ordmance establIshmg a three year demonstratIOn
program to allow up to 3 projects wIth cottages, compact homes or duplexes at mcreased
densItIes m the resIdentIal neIghborhoods. The ordmance establIshes a two step reVIew
process that mcludes a umque selectIOn process as well as plattmg and or desIgn reVIew
The Planmng CommIssIOn held a publIc heanng on July 28, 2005 and recommends
approval. The COilllllittee of the Whole (COW) consIdered the testImony rrom the
Planmng COilllllissIOn publIc heanng and theIr recommendatIOn and consIdered the
Commumty Affarrs and Parks CommIttee recommendatIOn. The COW finalIzed the draft
ordinance at theIr meetmg on September 26, 2005.
Recommendation - AdoptIOn of the ordmance.
Q-\HOME\MO IRA lhousengi05demosmemo I003.doc
6300 Southcenter Boulevard, Suite #100 · Tukwila, Washington 98188 · Phone: 206-431-3670 · Fax: 206-431-3665
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Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUK\'VILA,
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 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
'Nith 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
WHEREAS, the focus of the program would be on housing for home ownership,
and
vVHEREAS, 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 TUIGVILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Regulations Adopted. The "Housing Options Program" is hereby
established, and regulations for this three-year demonstration program tor 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
18.120.0.30 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;
Housing Options Program ~1B:kn 9 j2912005
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 calculahon set forth m TMC 18.120 020-4.
4. The follo'wing development parameters are applicable to all Housing Options
Program applications.
I
!
I
I Housing Types
I
I
HOUSING OPTIONS PROGRAM STANDARDS
Unit Size Limits
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
1 single-family).
I A combination of the above types.
, -
I Cottages = 800 square feet minimum and 1,000 square foot
! maximum floor area.
I Compact single-family = 1,500 square foot maximum floor
I area.
I
I Duplexes = 1,500 square foot maximum floor area per unit.
I Side yard setbacks are waived so that these homes may be
1 sold on fee simple lots.
A covenant restricting
any increases in unit size
after initial construction
shall be recorded against
the property
I
Housing Options Program IvfB:kn 9/29/2005
Page 2 of 7
, Equivalent Units Cottages = two per each single-family unit that could be
built on an existing lot, or a maximum of one unit for every
There is no minimum lot 3,250 net square feet.
size, but there is a 1 Compact single family = one and one-half per each single-
maximum project family unit that could be built on the lot, or a maximum of
density 4,875 net square feet.
The number of allowable Duplexes = overall development not to exceed one and one-
dwelling units shall be half times the number of single-family units that could be
totalled for each of the built on the lot, or a maximum of 4,875 net square feet.
existing lots in order to I Rounding up to the next whole number of equivalent units
determine equivalent i is allowed when the conversion from typical single-family
units. units to equivalent units results in a fraction of one-half or
above.
Existing single-family
homes may remain on the
subject property and will
be counted as units in the
equivalent unit
calculation.
Locations I 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.
Floor Area Variety in building sizes and footprints is required. I
Access Requirements . Determine flexibility for road widths, public versus private,
and turnaround requirements with input from Public
Works and Fire Departments.
Development Size ; Minimum of 8 units, maximum of 36 units.
I Cottages may have a maximum of 12 units per cluster
Parking Requirements 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.
Building Coverage 3~01
:J 10
OV\'llership Structure Subdivision
Condominium
Distance Between 110 feet minimum
Structures
Conunon Open Space for I Provide required area according to Recreation Space
cottages and projects of ! Requirements (TMC 18.52.060)(1) -
20 or more homes.
Exceptions to Floor Area . Spaces ,vith a ceiling height of 6 feet or less measured to
Limitations 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 I
depth and 6 feet in \ovidth.
I_ Detached garages and carports.
. Attached roofed porches.
Accessory Dwelling Units Shall not be allowed as part of this Housing Options
Program.
Housing Options Program }"fB:kn 9/29/2rY85
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
ADDmONAL HOUSING OPTIONS PROGRAM COITAGE STANDARDS
Private Open Space
, Attached Covered
I Porches
Height
Parking - surface, garages
or carports
Community Buildings --
if provided
_ Shall abut at east 50% of the cottages in the development,
and those units must be oriented to and have their main
I entry from the common open space.
_ Shall have cottages on at least two sides.
.1_ Shall not be required to be indoors.
I - Each cottage shall be V\rithin 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.
I_ 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
i 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 andf 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 behveen 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 beh\'een or adjacent to structures if it is
, located toward the rear of the structure and is served by an
i 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.
I_ Shall be commonly owned by the residents of the
cottages.
18.120.030 Selection Process and Criteria
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 andf or for platting.
Housing Options Program ~IB;kn 9/29/2005
Page 4 of 7
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, ,,,'hich are as follows and illustrated in Figure 18-13.
(a) McI\1icken Heights
(b) T ukwila Hill
(c) Ryan Hill
(d) AllentoV\Tn
(e) Duwamish
(f) Foster Point
(g) Cascade View
(h) Riverton
(i) Foster
G) Thorndyke
Foster and Thorndyke are generally divided by South 136th Street and 48th
Avenue South.
3 Proposals must be at least 1,500 feet from any other housing project
considered under Th1C 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 '''Then 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.
Housing Options Program MB:kn 9/29/2005
Page 5 of 7
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 TIvfC 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
3. Demonsh'ates 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;
footprints;
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.
18.120.060 Public Notice
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.
Housing Options Program MB:kn 9/29/2005
Page 6 of 7
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 , 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 ne"wspaper 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 TUKi^lILA, WASHINGTON,
at a Regular Meeting thereof this day of . 2005
ATTEST/ AUTHENTICATED.
Steven M. Mullet, Mayor
Jane E. Cantu, CMc, City Clerk
APPROVED AS TO FO&.\1 BY
Filed with the City Clerk:
Passed by the City Council.
Published.
Effective Date:
Ordinance Number:
Office of the City Attorney
Housing Options Program 1vffi:kn 9/29/2005
Page 7 of 7
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