Loading...
HomeMy WebLinkAboutCOW 2005-09-26 Item 4D - Ordinance - Three-Year Demonstration Housing Options Program for Small Scale Housing COUNCIL AGENDA SYNOPSIS J�.Tl1L 9 r ti'S Irutrab ITEM NO, Q P��' :61 I Ieetrng Date 1 Prepared h.S\ 1 _1 fayon review 1 County! review 1 `O 09/26/05 MCi/ A� _A--a" 1 rsoa ITEM INFORMATION CAS NUMBER. 05-094 I ORIGINAL AGENDA DATE. 6/27/05 AGENDA ITEM TITLE Housing Options Program fyyopased. 0•0Lt.n.a nC i. CATEGORY Discussion Motion 'Resolution Ordinance Bid Award Public Hearing Other Mtg Date -05 Aftg Date tlftg Date AItg Date Altg Date rlltg Date Altg Date SPONSOR Council Mayor Adm Svcs DCD Finance Fire Legal P&R Police PIV SPONSOR'S Breifing regarding the establishment of a program to allow up to three demonstration SUMMARY projects that create "for sale" housing not typically developed, such as cottages, compact homes, and duplexes REVIEWED BY COW Mtg CA &P Cmte F &S Cmte Transportation Cmte Utilities Cmte Arts Comm. Parks Comm. Planning Comm. DAIB: March 15, May 24, September 13, 2005 RECOMMENDATIONS: SPONSOR/ADMIN Planning Commission recommends approval of program COMMITTEE 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 I RECORD OF COUNCIL ACTION 6/27/05 1 Forward to Planning Commission for Hearing 9/26/05 1 I I MTG. DATE I ATTACHMENTS 9/26/05 1 A Memo from DCD Director 9/21/05 B Community Affairs and Parks Committee Minutes 9/13/05 C Planning Commission Public Hearing Minutes 7/28/05 1 D Draft Ordinance E Neighborhoods Map 1 F Staff report to Planning Commission dated July 7, 2005 I 1 City of Tu/(1)/ila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director To: Committee of the Whole W Steve Lancaster, DIrector ~ September 21,2005 From: Date Subject: Housing OptIOns Program Background The City Council reviewed the concept for this program m June, at which tIme you forwarded the proposal to the Planning CommissIOn for a heanng and recommendation. To recap, the program would allow up to three proJects, WhICh would contain cottages, compact housing and/or duplexes in residential neighborhoods in the City. The program would operate in the following manner. 1. ApplicatIOn would be made to the Department of Community Development. 2. A neIghborhood property owner/resIdent meeting, appropnately advertIsed, would be held to SOliCIt suggestions and opInion about the specIfic project. 3. The DCD director would decIde If the proposed project met the criteria for acceptability into the "program." 4 The applicant would be notIfied that they have a specIfic period to apply for appropnate land use approvals and in all cases desIgn reVIew. 5. If approved, the applicant would have a specified tIme frame to complete any required public improvements and subIlllt the [mal plat applIcatIOn and bUIldmg pelTIlits. 6. An evaluation would follow any development to detelTIlme If changes should be considered in City standards. Planning Commission Recommendation The Planning COmmIssion held their publIc hearing on July 28,2005. ThelT publIc hearing and deliberatIOn mmutes are Attachment C. A number of people attended the hearing all speaking in favor of proceeding with the program. The Planning CommISSIOn then deliberated and recommended that there be up to 10 projects spread throughout the CIty'S neIghborhoods and that there be a five year limIt on the program. They also Page 1 of 2 Attachment A 6300 Southcenter Boulevard, Suite #100 · Tukwila, Washington 98188 · Phone: 206-431-3670 · Fax: 206.431-3665 considered mcreasmg the allowable SIze of compact homes and duplexes to 1,500 square feet but were unable to reach a majonty opmIOn on the Issue. Community Affairs and Parks After a review and deliberatIOn of the Planmng CommissIOn recommendatIOn, the Committee made the followmg modificatIOns, which are reflected m the draft ordmance (See Attachment D.) 1. Reduce the total number of potential projects from 10 (or 1 for each neighborhood (See Attachment E)) to three total projects. 2, Reduce the duration ofthe program from 5 to 3 years. 3. E1uninate the potential for triplexes in a proposed project. 4. RequIre dedIcated common recreational space in projects 1 with 20 or more compact and attached homes. 5. ElIminate the potentIal for cottages ofless than 800 square feet. 6. Clanfy where a demonstration project would be acceptable. CAP then directed staffto prepare a draft ordrnance for discussIOn at the Committee of the Whole. (See Attachment B for their minutes,) Summary To implement the recommendation, the Council would adopt an ordinance establIshing the program. The program would exist for three years after whIch It would sunset automatically. If any projects are developed, the City would then evaluate the successes and failures ofthe project(s) and the desIrabilIty of the program housing types and relevant standards for their development. Recommendation Hold a public heanng on October 10th and take action on the draft ordrnance. Q"\HOME\MO IRA \houseng\05demosmemo926.doc I Cottages are already requITed to meet the City's recreation standards. Page 2 of2 Attachment A Community and Parks Committee September 13,2005 Present: Joe Duffie, Chair; Joan Hernandez, Dennis Robertson Jack Pace, Bruce Fletcher, Moira Bradshaw, Lucy Lauterbach; Matt Martel- Homesight 1. Proposed Real Estate Purchase The City now owns Grandmother's Hill. The 8.7 acre property is not a perfect square. There is a property in the southeast portion that is a separate parcel. It is the flat green space from which the toe of the slope begins. That property, which has Light Industrial zoning, has recently been asked about for use as a small warehouse. Cascade Land Conservancy has had discussioI).s with the owner. There are stIll funds left in the IAC grant from last year, and those funds can ohly be used for acquisition. The Committee recommended pursuing the purchase. Recommend purchase request to Regular Meeting. 2. Macadam Winter Garden Bid Result When no bids were submitted for the Macadam Winter Garden, staff approached five consultants and asked them to submit bids. Only two followed up, and only one bid was received. That bid was $325,555, when the budget is $235,000. Staff will pursue other ways to get the park built. Recommend resolution rejecting bid to COW. . .* 3. Housim! Options Program This issue was introduced at Council and Committee, then sent to the Planning Commission which held a public hearing. The purpose of the draft proposal is to allow flexibility in housing options in Tukwila by allowing cottages, compact houses, and duplexes on a trial basis. The Committee went through the draft ordinance carefully and discussed some issues that were raised by the Planning Commission. In the end they recommended keeping the ten neighborhoods, but limiting the number of demonstration projects to three. They thought those three projects should be in process within three years of the ordinance adoption, Parking garages are not part of the square footage allowances. In housing types, they agreed that 1,500 feet was an adequate size for compact single- family homes, rather than 1,750 feet. To resolve this question they estimated how much space 1,500 feet was, deciding it was generally one floor size of a single-family home built before the 1990's. The Committee was hesitant to allow triplexes, and decided against allowing them. Dennis raised the fear that these projects would be built in the middle of single-family residences, and Moira suggested language that would ensure this would not happen. Raising the issue of turnover of housing that increased renters rather than home owners, the Committee hoped there was a way to make certain the homes would be occupied by home owners, at least for some time after they were built. The Committee removed an option to allow 50% of the parking to be on-street, as too many cars now crowd many streets. They also added the minimum size of cottages to be 800 feet. After discussing the community building requirements that would be useful in smaller home developments, they thought common space should be required in the larger developments, such as for projects of compact houses or duplexes over 20 units. These changes will be brought to a COW, hopefully in late September. Recommend option to COW. ATTACHMENT B PLANNING COMMISSION PUBLIC HEARING lVIINUTES JULY 28, 2005 The Public Hearing was called to order by Chair Bratcher at 7:08 p.m. Present: Chair, Margaret Bratcher, Vice Chair, Allan Ekberg, Commissioners, Vem Meryhew, George Malina, Bill Arthur, and Lynn Peterson Absent: Henry Marvin Representing City Staff: Moira Bradshaw and Wynetta Bivens COMMISSIONER MALINA MADE A MOTION TO ADOPT THE PUBLIC HEARING MINUTES FROM JUNE 23,2005 WITH ONE CORRECTION. COMMISSIONER ARTHUR SECONDED; THE MOTION WAS UNANIMOUSLY APPROVED. Chair Bratcher swore in those wishing to give public testimony. PLANNING COMMISSION PUBLIC HEARING LOCATION: L05-043: Housing Options Program City of Tukwila A City wide demonstration program that would allow up to 9 projects of cottage, compact and/or attached homes in residential neighborhoods, subject to design review and relevant review processes and approvals. Projects could range in size from 8 to 36 homes. City Wide CASE NUMBER: APPLICANT: REQUEST: Moira Bradshaw gave a slide show presentation. There were illustrations of various housing projects around the region and the country, which showed some of the potential concepts of the proposed project. The proposed project is a result of some Tukwila Comprehensive Plan Policies, which addresses and encourages a variety of housing stock. Currently all of the housing built in the City is single family homes that are averaging about 2900 sq. ft. in floor area. The Comprehensive Plan suggested a demonstration program for cottage housing, which is something that the community has an interest in seemg developed in the City. There is also an interest in a greater variety of housing. Currently, in the medium and higher density properties, the minimum lot sizes would prevent the development of fee simple attached housing. The housing options program allows for both cottage housmg, as well as, attached housing in an ownership fonnat to be developed on a demonstration basics. There will be a limited number of projects allowed, and spread amongst the community. The project criterias are: Limited to projects that range between 8 to 36 homes. Only one project will be allowed in the neighborhood. Neighborhoods are defined in the program. There wlll be a separatIon standard. There is no tlme limitatlOn for completion of the program. As soon as the housing projects are built, the project is over. House will be lImited to 18 feet m height. ATTACHMENT C Planning Commission Minutes July 28, 2005 Page 2 of 3 After the projects are developed the results of the projects will be analyzed and dIscussed at a commumty and legislative level. It would be deteffi1med whether any changes to the Zonmg Code would occur. If so, the projects would be allowed to precede with variances from the code wIthout makmg changes to the code, subject to design review. In order for a project to be considered It must go through a selection process. The criteria in the selection process will look at the overall goals of the program, whIch are estabhshed at the beginning of the program. Also, the compatibilIty of developing a dIfferent type of housing wIll be evaluated. There would be a public meeting and property owners and citizens wIthin 500 sq. ft of the project can provide comments or dISCUSS their concerns. The comments and the concerns of the neighborhood would need to be reflected and dIscussed in the applIcation that will go to the DCD DIrector when the selection process o~curs. lfthe project is approved It will increase densIty, whIch will allow more housing to be developed 01\ a parcel. A question and answer session transpired between the CommIssioners and MOIra. A questIOn was raised whether the garage is included in the overall floor space. Moira will look into the Issue and provide some clarification, Matt Martel with HomesIght, an organization that develop homes, spoke in support of the project. He saId ifthe project is approved, allowmg smaller lot SIzes WIll give Homesight the abihty to build theIr homes in Tukwila. Homesight is mterested in the R1verton Park parcel as a potentIal sight for developing. Homesight has developed 265 homes since their organizatIon was fonned in 1990. Mr. Martel explained Homesight is a community corporation, which means their job is to create commumtIes and help out buyers. A question and answer session transpired. Nora Lu with Homesight explained that their organizatIon is also a community bank. They provide second and third mortgages and down payment assIstance. Their organization has helped over 500 fIrst time homebuyers with down payment assistance, Ms. Lu addressed a question that was raIsed concerning turnover in the housing, saying that there has been 1 foreclosure and less than 10 people have sold their homes. Ms. Lu stated that the approval ofthe project would help to make their homes more affordable. Ms, Lu talked about the Riverton Park project calling it the perfect demonstratlOn project, 25 to 30 homes would be developed on the parcel. Ms. Lu concluded by thanking the Commissioner for being willing to take a look at the proposed project. Chris Libby from DJL Architects in Seattle stated he was wholeheartedly in support of this project and the idea of adding density to the community. He called the program a great, painless and efficIent way to add density to the community and create the neighborhoods that people want m the area. Mr. Libby spoke positively about Homesight. He offered some advice from an Architect's perspective, suggesting flexibIlity, and that the ordinance not be over legislated. He also suggested not creatmg impamnents, and that the CIty works with the developers to use the flexibility in the code to develop a mce size and scale of development. Mr, Libby also answered questions. Mary Lane, a member of the Riverton Park United MethodIst Church, spoke in favor of the proj ect. Ms. Lane stated the church parcel would be perfect for the demonstratIOn program, saying the project would be a great asset to the whole area. Although some of the members are concerned wIth gIving up too much open space, most ofthe members thmk It would be a great service to have the project on theIr parcel. Thomas Foster, a property owner from the Ryan Hill neighborhood, also spoke in favor of the project. Mr. Foster spoke of the project as an opportumty to offer some flexibilIty that Tukwlla has lacked in the past regardmg resIdential zoning. He encouraged flexibIlIty be gIven to developers to make as many decisIons as they can, suggestmg that mcreasmg the maXImum square footage would allow the developer more flexiblhty. Planning Commission Ivlinutes July 28,2005 Page 3 of 3 Nadine Morgan a member of the HomesIght board echoed words of support for the proJ ect and stated she would like to see the project happen. There was no further comment. The Plannmg CommissIOn deliberated. Commissioner Ekberg asked Ms. Bradshaw to explain what a type 2, 3, and 4 modification decIsion means. He also asked for some addItional clanficatIOn on other mfonnation provIded In the draft ordinance. Commissioner Meryhew supported Mr. Foster's suggestion ofmcreasmg the maximum square footage. The Commissioners voted on whether the maXimum size of compact houses and duplex/triplex should be increased to 1,750 square feet or if they should be limited to the proposed 1,500 square feet. There was a splIt decision, three for and three against. Some CommissIoners stated they were interested In keepmg the 1,500 square feet to make the housing more affordable. Other CommissIOners were of the opmIon that increasing the square feet would provide more flexibility to the developer. Chair Bratcher called a recess The publIc hearing reconvened at 9:25 There was consensus among the Corrumssloners to increase the number of potential projects from 7 to 10. The increase occurred by allowmg one project m each of the followmg neighborhoods: Allentown, Duwamish, Foster Point and Foster, which were mitIally combined. Also, to strike the sentence m the draft ordinance on page 7, following the word Thorndyke, They also decided to estabhsh a five-year time limit for the program and subsequent analysis and program review. Chair Bratcher closed the Public Hearing. COMMISSIONER MERYHEW MADE A MOTION TO APPROVE STAFF'S FINDL"lGS, CONCLUSIONS, Ai"lD RECOMMENDATIONS ON CASE NUlVffiER L05-043 A1'ID TO FORWARD A RECOMMENDATION TO THE CITY COUNCIL WITH THE FOLLOWING MODIFICATIONS: 1. MAKE A DECISION WHETHER TO INCREASE MAXL.'\'IUM SQUARE FEET FROM 1,500 SQ. FT. TO 1,750 SQ. FT. FOR COMPACT HOUSES AND DUPLEXfIRIPLEX. THERE WAS A SPLIT DECISION OF THREE FOR A1'ID THREE AGAINST BETWEEN THE PLA1~ING COMMISSIONERS. 2. INCREASE THE NUMBER OF POTENTIAL PROJECTS FROM 7 TO 10 BY ALLOWL"lG ONE PROJECT IN EACH OF THE FOLLOWING NEIGHBORHOODS: ALLENTOWN, DUW MllSH, FOSTER POINT AND FOSTER, WHICH WERE INITIALLY COMBINED. 3. STRIKE THE SENTENCE IN THE DRAFT ORDINANCE ON PAGE 7 FOLLOWING THE WORD THORt'IDYKE. 4. ESTABLISH A FIVE-YEAR TIME LIMIT FOR THE PROGRAlVI AND SUBSEQUENT ANALYSIS Ai'ID PROGRAM REVIEW. BILL ARTHUR SECONDED THE MOTION. ALL VOTED IN FAVOR. Meeting adjourned at 9:40 PM. Submitted by: Wynetta BIVens Administrative Secretary illJOOill~u 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 PROGRAl\1; 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 V\THEREAS, such a program would allow the City to experiment on a small scale with new standards not currently used V\rithin 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 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 18.120.010 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; 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; Housing Options Program MB:kn 9/23/2005 Page 1 of 1 ATTACHMENT D 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 ~d Basic Development Standards and Maximum Building Footprint sections of the Lo~-, 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 OPTIONS PROGRAM STANDARDS Housing Types 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. Unit Size Limits Cottages = 800 square feet minimum and 1,000 square foot maximum floor area. A covenant restricting Compact single-family = 1,500 square foot maximum floor any increases in unit size area. after initial construction Duplexes = 1,500 square foot maximum floor area per unit. would be recorded Side yard setbacks are waived so that these homes may be against the property sold on fee simple lots. Equivalent Units Cottages = 2 per each single-family unit that could be built on an existing lot, or a maximum of 1 unit for every 3,250 There is no minimum lot net square feet. size, but there is a Compact single family = 1.5 per each single-family unit that maximum project could be built on the lot, or a maximum of 4,875 net square density feet. Duplexes = overall development not to exceed 1.5 times the number of single-family units that could be built on the lot, or a maximum of 4,875 net square feet. Housing Options Program MB:kn 9/23/2005 Page 2 of 2 Equivalent Units (Cont.) Rounding up to the next whole number of equivalent units is allowed when the conversion from typical single-family The number of allowable units to equivalent units results in a fraction of 0.5 or above. 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 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. 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. 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 35% Ownership Structure Subdivision Condominium Distance Between 10 feet minimum Structures Common Open Space for Provide required area according to Recreation Space cottages and projects of Requirements (TMC 18.52.060). 20 or more homes. Exceptions to Floor Area . Spaces with 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 depth and 6 feet in width. . Detached garages and carports. . Attached roofed porches. Accessory Dwelling Units Shall not be allowed as part of this Housing Options Program. 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. ADDITIONAL HOUSING OPTIONS PROGRAM COIT AGE STANDARDS Common Open Space . 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. Housing Options Program MB:kn 9/23/2005 Page 3 of 3 Private 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 cotta?;e. Attached Covered . 80 square feet minimum per unit. Porches . Shall have a minimum dimension of 8 feet on all sides. Height 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. Parking - surface, garages . Shall be provided on the subject property or carports . Shall be screened from public streets and adjacent r~sidential 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. Community Buildings - . Shall be dearly incidental in use and size to the cottages. if provided . Shall be commonly owned by the residents of the cotta?;es. 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 and/ or for platting. 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 (a) McMicken Heights (b) Tukwila Hill (c) Ryan Hill (d) Allentown (e) Duwamish (f) Foster Point Housing Options Program MB:kn 9/23/2005 Page 4 of 4 (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 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 qlust 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. 7 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. 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 andf 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 Housing Options Program MB:kn 9/23/2005 Page 5 of 5 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; b. Variety is provided through a mixture of building designs, sizes and footprints; 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. 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 day of . 2005 AITEST/ AUTHENTICATED' Steven M. Mullet, Mayor Jane E. Cantu, CMC, City Clerk APPROVED AS TO FORM BY Filed with the City Clerk: Passed by the City Council. Published. Effective Date: Ordinance Number Office of the City Attorney Housing Options Program 1rffi:kn 9/23/2005 Page 6 of 6 Duwamish Riverton Cascade View Foster Thorndyke McMicken Tukwila Neighborhoods Map Foster Point N A City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve LancasteT; Director STAFF REPORT TO THE PLANNING COMMISSION \ Prepared July 7, 2005 HEARING DATE: July 28, 2005 NOTIFICATION: Notice of Public Hearing published July 14, 2005. FILE NUMBERS: L05-043 E05-009 Housing Options Program SEPA REQUEST: Hold a public hearing and make a recommendation to the City Council on the Housing Options Program, a demonstration program for cottages, compact and attached housing in residential neighborhoods. LOCATION: City wide SEPA DETERMINATION: DNS STAFF: Moira Carr Bradshaw, Senior Planner ATTACHMENT: A. Draft Program Ordinance B. City Council Committee of the Whole Minutes June 27, 2005 (To be dIstributed at the 7/28/05 Planning Commission PublIc Heanng) 6300 South center Boulevard, Suite #100 · Tukwila, Washington 98188 · Phone: 206.431-3670 · Fax: 206-431-3665 Staff Report to the Tukwila Planning Commission L05-043 Housing Options Program BACKGROUND The market for single family homes in Tukwila is strong. In fact, less than ideal sites are being developed and less than perfect designs are being sold. Some of these homes are being developed because the public has paid for the design and installation of needed sewer and water infrastructure. As the staff review plans and the community reviews the new development, thoughts on how to improve the overall quality of develppment have been raised. The number one objective ofthe City's Comprehensive Plan is" To improve and sustain residential neighborhood quality and livability." In addition the Housing\ Chapter of the Plan states that the City should "encourage a full range of housing opportunities for all population segments by actions including but mot limited to revising the Tukwila development codes as appropriate to provide a range of housing types." The Plan goes on to suggest as an implementation option "demonstration projects on cottage housing." The majority ofthe land area in the City is LDR, detached one and two story homes. Staff considered the options available for new or redevelopment in LDR neighborhoods and considered the products being developed in the housing market today. The following are home ownershIp products that are being built around the region but not in Tukwil~ which could be compatible in Tukwila neighborhoods: · Cottage housing are small finely detailed homes built around a common area; · Compact housing, are smaller than they typical home being built today; and · Townhouses are attached fee simple homes, on individual lots. At their 15 March and 26 May 2005 meetings, the Community Affairs and Parks Committee reviewed the concept of a housing demonstration program and the details and where, how many, how big, how, etc. The program would allow projects with the above types of homes in single family neighborhoods. The Community Affairs and Parks Committee suggested modifications to the process and forwarded the concept to the Committee of the Whole. On June 27,2005, the Committee ofthe Whole endorsed the program and forwarded it to the Planning Commission for a hearing and recommendation. PROGRAM PROPOSAL The program would allow up to nine projects within the City subject to design review and any necessary platting, on a demonstration basis. The following steps would be followed and are outlined in Attachment A: Q'\lIOME\MOlRA \houseng\housngoptionspcstaffreport 728.doc Page 2 Staff Report to the Tukwila Planning Commission L05-043 Housing Options Program Program Application and Process Proj ect Selection One application, which would be on a first come, first served basis, would be allowed from each of the nine identified neighborhoods. A neighborhood meeting, appropriately advertised, is required to be held by the applicant prior to application, The DCD director would decide if the proposed project/application met the selection criteria for the program. ' Protect Review The applicant would be notified that they may apply for a Type 5 application - subdivision and design review; Type 4 - design review and shori plat or condominium, or a Type 2 - administrative design review and short plat or lot line adjustments. The Multi-family Design Manual would be used as the guide for assessing and directing design review. The Manual is divided into three sections: Site Planning, Building Design and Landscape and Site Treatment. The fundamentals of residential design are outlined and will provide good direction on what is expected and can potentially produce results that are better than non reviewed detached single family development. Any appeal would follow the process established for the Type of approval given. Project Evaluation An evaluation would follow any development to determine if changes should be considered in City standards. Program Details Proiects size: Between 8 to 36 homes Type of homes: Cottages up to 1,000 square feet Compact or Townhomes (up to 3 attached) - up to 1,500 square feet Project density: Cottages - up to 13.5 units per acre Compact or Townhomes - up to 9 units per acre Parking space: graduated Parking: Based upon house size - between one and two stalls Ownership Structure: Fee Simple or Condominium Height / ArealBulklSetback Requirements: Subject to design review and neighborhood patterns and standards Q'\lIOME\MOlRA \houseng\housngoptionspcstaffreport. n8.doc Page 3 Staff Report to the Tukwila Planmng Commission L05-043 Housing Options Program What types of housing could be considered? There are a number of different types of housing being built around the region that may be considered compatible within the CIty'S existing residential neighborhoods. Cottage and co-housing developments cluster small homes around a common area, with parking off to the side and usually with a common building space to share for parties or communal gatherings. Green wood Avenue Cottages, Shoreline, WA - alows --,.,..~- -,,~,_.--- North Creek Bungalows; Bothell, WA Q'\HOME\MOIRA \houseng\housngoptionspcstaffreport. 728.doc Page 4 Staff Report to the Tukwila Planning Commission L05-043 Housing Options Program Southside Park Co-housbtg; Sacremento, CA Why would a property owner be interested in pursuing a development other than the single family house/plat? There are several types of situations that exist. There are developers who only do the nontraditional type of product that is currently not allowed in the City and there are developers who own property where the existing codes make single family house construction difficult or problematic from a design perspective. For example, where existing plats have 25 foot wide lots or where HDR property requires minimum 9,600 square foot lots for a single family home. What type of flexibility should there be on the potential projects? There were 254 new detached single family homes built in Tukwila over the last four years and the average size was 2,864 square feet. Below are typical sizes for the products described: . Cottages = 1,000 square foot maximum gross floor area . Compact Single-Family = 1,500 square foot maX1mum gross floor area . Duplexes or Triplexes = 1,500 square foot ma..'illnum gross floor area per UIDt A covenant restricting any 11lcreases in urut SlZe after 11l1t1al construction could be recorded agamst the property. Q .\HOME~10IRA \houseng\housngoptionspcstaffreport. 728.doc Page 5 Staff Report to the Tukwila Planning Commission L05-043 Housmg Options Program If the homes are limited in total size, how many homes could be built in a project? Given the typical house size being built in Tukwila, the following equivalencies seem reasonable. . Cottages = 2 per each single-family unit that could be built on the property . Compact SF = 1.5 per each single-family unit that could be built on the property . Duplexes and Triplexes = overall development not to exceed 1.5 times the number of smgle- family units that could be built on the property . Rounding up to the next whole number of equivalent units is allowed when the conversion from typical single-family units to equi,talent units results in a fraction of 0.5 or above \ As the program outlines, up to 36 units could be built in a demonstration project. REQUESTED ACTION Hold a public hearing on the proposed program - Attachment A - and make a recommendation to the City Council. Q'\HOMBM:OlRA \houseng\housngoptionspcstaffreport. 728.doc Page 6