HomeMy WebLinkAboutReg 2005-08-15 Item 7 - Ordinance - Amend Zoning Code for Manufactured Housing and Design Standards for Single Family CO UNCIL AGENDA SYNOPSIS
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ITEM INFORMATION
CAS NUMBER. 05-090 I ORIGINAL AGENDA DATE. 6 -13 -05
AGENDA ITEM TITLE Zoning Code Amendments
CATEGORY Dzscusszon Motion Re'
esolution X Ordinance Bid Award ❑Public Hearing Other
Mtg Date 6 -13 Mtg Date Mtg Date Rttg Date 8 -1 -05, Mtg Date Mtg Date 7 -18 -05 Mtg Date
8 -15 -25
SPONSOR Council Mayor
Adni Svcs X DCD Finance Fire Legal P&R Police I I PII/
SPONSOR'S An ordinance amending the Tukwila Municipal Code to allow manufactured housing
SUMMARY anywhere single family dwellings are permitted and require design standards for all new
single family dwellings.
REVIEWED BY X COW Mtg. X CA &P Cmte F &S Cmte Transportation Cmte
Uti sties Cmte Arts Comm. Parks Comm. X Planning Comm.
DA"iE: 3- 10 -05, 5 -24 -05 (CA 4 -28 -05 (PC); 6 -13 -05 (COW); 7- 18 -05, 8 -1 -05 (CC)
RECOMMENDATIONS:
SPONSOR /ADM1N
CoMIII11,E Hold a hearing and adopt recommended changes
I COST IMPACT FUND SOURCEI
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$0 $0
Fund Source
Comments
MTG. DATE RECORD OF COUNCIL ACTION
6 -13 -05 Discussed the proposed changes and set a hearing date of 7 -18 -05
7 -18 -05 Held a public hearing and modified the ordinances
8 -1 -05 Adopted one ordinance and discussed changes to the other
MTG. DATE ATTACHMENTS
8 -15 -05 Staff Memo dated 8 -10 -05
Attachment A Draft Manufactured /Modular Home Ordinance
8 -1 -05 Staff Memo dated 7 -27
Attachment A Draft Manufactured /Modular Home Ordinance
Attachment B Draft Ordinance for 8 other items
7 -18 -05 Staff Memo Dated 7 -13
Attachment A - Photos of Different Roof Pitches
Attachment B - Draft Manufactured/Modular Home Ordinance
Attachment C - Draft Ordinance for 8 other items
6-13-05 Staff Memo Dated 6-7-05 with Attachments
5-24-05 CAP Minutes
4-28-05 Planning Commission Minutes
City of Tukwila
Steven M. Mullet} Mayor
Department of Community Development
Steve Lancaster, Director
.M E IVI 0 RAN D U .M
FROM:
RE:
Mayor Mullet
CIty Council
Steve Lancaster, DCD DIrector& lJ'--
Proposed Code Amendments
TO.
DATE' August 10,2005
BACKGROUND
On March loth Staff presented a group of Zoning Code amendments to the CAP. The tOpICS
ranged from minor housekeeping or clanfication to polIcy declSlons about allowed uses and
development standards. Stafftranslated the CommIttee's policy dIrection mto code language
and presented it to the Planning ConnmSSIOn at a publIc hearing on Apnl28th.
The PC endorsed the CAP's recommendatIOns for all Items except the new smgle famIly desIgn
standards. The PC did not want to require that all new smgle-famIly houses have an attached
garage, front door that faced the street or a mmimum roof pitch of5:12. They dId support a
mmimum roof pItch reqUIrement of3:12, wIth an exceptIOn process through the DCD Director
for flat roofs on architecturally designed houses.
The PC recommendation was presented to CAP on May 24th The CommIttee decided to
rem state their original desIgn standards, however they wanted allow detached garages for alley
accessed lots only. The proposal was then presented to the COW on June 13th. No publIc
comments were received at the publIc heanng on July 18t\ however the Council opted to further
modIfy the smgle family standards. Their recommendatIOns were'
a) A one car or larger garage (can be attached or detached),
b) A front door facing the front yard setback for lots 40 feet or wider;
c) A mmimum roof pitch of 5:12.
Staff modified the ordinances to reflect these changes and brought them back to CouncIl on
August I st. Council adopted the larger ordmance covenng all items except manufactured
housmg and contmued to dISCUSS the polIcy Issues around smgle famIly desIgn standards. Staff
has modIfied the ordinance at Attachment A to mclude an exemption process from the
reqUirement that the front door face the front or second front yard, require eIther a carport or
garage and add the housing standard exemptIon as a Type 2 penmt m the table at 18 104.0 I 0
We belIeve the only outstanding Issue upon which CouncIl has not reached consensus IS whether
a garage or carport should be reqUIred for all new smgle famIly homes. The attached ordmance
NG - I - 08/09/2005 ] 0:28 AM
Q"\COOEAMNO\8-15CC.OOC
6300 Southcenter Boulevard, Suite #100 · Tukwila, Washington 98188 · Phone: 206-431-3670 · Fax: 206-431-3665
mcludes thIS reqUIrement. Council wIll need to decIde 'whether to keep or elImmate thIS new
standard. Houses are currently reqUIred to provide two off-street parkmg spaces (m a garage,
carport, dnveway or other paved surface) and that would not be changed by thIs ordmance
REQUESTED ACTION
ReVIew and adopt the draft ordmance, wIth or wIthout the garage/carport reqUIrement.
NG
Q"\CODEAMND\8-15CC.DOC
-2-
08/09/2005 10:28 AM
ATTACHMENT A
[IDOO&~u
(REVISED)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUKWILA, WASHINGTON, AMENDING ORDINANCE
NOS. 1758, 1819 AND 1976 AND CHAPTERS 18.06, 18.50
AND 18.70 OF THE TUKWILA MUNICIPAL CODE, TO
ALLOW MANUFACTURED HOUSING ANYWHERE
SINGLE-FAMILY DWELLINGS ARE PERMITTED AND TO
IMPOSE DESIGN STANDARDS ON ALL SINGLE-FAMILY
DWELLINGS; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila's development regulations should regularly be reviewed and
updated as appropriate; and
WHEREAS, under new State regulations manufactured and modular homes must
be regulated similarly to stick built dwellings; and
WHEREAS, design standards for single-family dwellings will help to preserve
neighborhood quality; and
WHEREAS, the City of Tukwila Planning Commission held a public hearing on the
proposed amendments on April 28 and has recommended the adoption of certain
Zoning Code changes, and
WHEREAS, the City Council held a public hearing on the proposed amendments
July 18, 2005, after proper notice; and
WHEREAS, the City Council, after having received and studied staff analysis and
comments from members of the public, believes that certain amendments to the City's
development regulations are necessary;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Ordinance 1976 95 and Ordinance 1758 91 (part), as codified at TMC
Chapter 18.06.255, are hereby amended to read as follows:
18.06.255 Dwelling, Single-Family
"Single-family dwelling" means a building, modular home, or new manufactured
home, designed to contain no more than one dwelling unit plus one accessory dwelling
unit.
Section 2. Supplemental Development Standards, TMC Chapter 18.50, is hereby
amended to add the following section:
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18.50.050 Single-Family Dwelling Design Standards
All new single-family dwellings, except those that are part of an approved Housing
Options Demonstration Program, constructed under building permits submitted to the
City after August!.2, 2005, must:
1 be set upon a permanent foundation with the space from the bottom of the
home to the ground enclosed by concrete or an approved concrete product that can be
either load bearing or decorative;
2. if a manufactured home, be comprised of at least two fully-enclosed parallel
sections, each of not less than 12 feet wide by 36 feet long;
3 be thermally equivalent to the State's energy code;
4. have exterior siding that is residential in appearance including, but not
limited to, wood clapboards, shingles OT shakes, brick, conventional vinyl siding, fiber-
cement siding, wood-composite panels, aluminum siding or similar materials.
Materials such as smooth, ribbed or corrugated metal or plastic panels are not
acceptable;
5 have the front door facing the front or second front yard, if the lot is at least
40 feet wide,
6. have a roofing material that is residential in appearance including, but not
limited to, wood shakes or shingles, standing seam metal, asphalt composition shingles
or tile, with a minimum roof pitch of 5:12, and
7 have a one-car or largeT garage or carport.
Section 3. Supplemental Development Standards, TMC Chapter 18.50, is hereby
amended to add the following section:
18.50.055 Single Family Design Standard Exceptions
The design standards required at 18.50.050 (5) and (6) may be modified bv the
DCD Director as a Type 2 Special Permission decision.
1. The criteria for approval of a roof pitch flatter than 5:12 are as follows:
a. The proposed roof pitch is consistent .'lith the style of the house (for
example modern, southwestern);
height;
b If a flat roof is proposed, the top of the parapet may not exceed 25 feet in
c. If a sloped roof is proposed, it must have at least 24-inch eaves; and
d. The house exhibits a high degree of design quality, including a mix of
exterior materials, detailing, articulation and modulation.
2. The criteria for approval of a house with a front door that faces the side or
rear yard are as follows:
a. The to\,ography of the lot is such that pedestrian access is safer or
more convenient from the side or rear yard;
)\'Iobile Homes NG/kn 8/1112005
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setback;
b. The house will be set back at least twice the minimum front yard
c. The entrance is oriented to take advantage of a site condition such as a
significant view; or
d. The entry feature is integral to a unique architectural design.
Section 4. Ordinance 2097 !'i22, Ordinance 2066 ~2, Ordinance 2005 ~20, Ordinance
1857 !'i7, Ordinance 1847 !'i2, Ordinance 1796 !'i3, Ordinance 1768 !'i2 (part), as codified
at Section 18.104.010 of the Tukwila Municipal Code, are hereby amended to read as
follows:
18.104.010 Classification of Project Permit Applications
A. Project permit decisions are classified into five types, based on the degree of
discretion associated with each decision, as set forth in this section. Procedures for the
five different types are distinguished according to who makes the decision, whether
public notice is required, whether a public meeting and/ or a public hearing is required
before a decision is made, and whether administrative appeals are provided.
B Type 1 decisions are made by City administrators who have technical
expertise as designated by ordinance. Type 1 decisions may be appealed to the Hearing
Examiner who will hold a closed record appeal hearing based on the information
presented to the City administrator who made the decision. Public notice is not
required for Type 1 decisions or for the appeals of those decisions.
TYPE 1 DECISIONS
TYPE OF PERMIT
I Development Permit
i
DECISION MAKER
Building Official
I Sign Permit, except for those sign
I permits specifically requiring approval
I of the Planning Commission or denials
! of si ermits which are a ealable
Boundary Line Adjustment, including
Lot Consolidation
I TMC1708
I Minor Modification to PRD
i (TMC 18.46.130)
1\: Minor modification to BAR approved
design
TMC 18.60.030
I Any land use permit or approval
I issued by the City, unless specifically
I categorized as a Type 2, 3, 4, or 5
I decision by this Chapter
Community Development Director
!
I
Community Development Director
I
I Community Development Director
I Community Development Director
As specified by Ordinance
C. Type 2 decisions are decisions which are initially made by the Director or, in
certain cases, other City administrators or committees, but which are subject to an open
record appeal to the Hearing Examiner, Planning Commission, City Council, or, in the
case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to
RCW 90.58.
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INITIAL
! TYPE OF PERlvIlT DECISION MAKER
i Administrative Design Review i Community
1 TMC 18 60 030 I Develo ment Director
i Administrative Planned Ii Short Plat Committee
! Residential Development
j (TMC 18 46) I
I Short Plat 'I Short Plat Committee
I (TMC 1712
Binding Site Improvement Short Plat Committee
I Plan
,
j TMC Cha 17.16
! Shoreline Substantial
I Development Permit
i TMC Cha ter 18 44
Decision regarding Sensitive
I Areas (except Reasonable Use
I Exception)
(TMC 18.45
I Special Permission Parking,
i and Shared, Covenant or
I Complimentary Parking
I TMC 18.56.065 and .070
I Parking standard for use not
I specified
1 TMC 18.56.100
I Code Interpretation
TMC 18.90.010
i Special Permission Sign,
i except" unique sign"
I
i (various sections of
I TMC Title 19
, Sign Permit Denial
I TMC Cha ter 19 12.020
Sign Area Increase
(TMC 19.32.140
Exception from Single Family
Desi Standard
TYPE 2 DECISIONS
I Community
Development Director
I
I
Community
Development Director
\' Community
Development Director
i
I
Community
Development Director
Community
Develo ment Director
Community
Development Director
!
I Community
Develo ment Director
Community
Develo ment Director
Community
Develo ment Director
APPEAL BODY
Hearing Examiner
Hearing Examiner
State Shoreline
Hearings Board
Planning Commission
City Council
City Council
Hearing Examiner
Planning Commission
Planning Commission
Planning Commission 1
Planning Commission
D Type 3 decisions are quasi-judicial decisions made by the Hearing Examiner
following an open record hearing. Type 3 decisions may be appealed only to Superior
Court, except for shoreline variances that may be appealed to the State Shoreline
Hearings Board pursuant to RCW 90.58
TYPE 3 DECISIONS
TYPE OF PERMIT
Variance (zonin~ shoreline,
sidewalk, land alteration, si
Resolve uncertain zone district
boundar
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DECISION MAKER
Hearing Examiner
Hearing Examiner
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E. Type 4 decisions are quasi-judicial decisions made by the Board of
Architectural Review or the Planning Commission, following an open record hearing.
Type 4 decisions may be appealed to the City Council, which will hold a closed record
appeal hearing based on the record established by the Board of Architectural Review or
Planning Commission, except Shoreline Conditional Use Permits, which are appealable
to the State Shoreline Hearings Board pursuant to RCW 90.58.
TYPE 4 DECISIONS
INITIAL APPEAL BODY
TYPE OF PERIvllT DECISION (closed record appeal)
MAKER
i Shoreline Conditional Use i Planning State Shoreline
i Permit .I Commission Hearings Board
i (TMC 18.44.050)
I Reasonable Use Exceptions I Planning City Council
I
I under Sensitive Areas Commission
Ordinance 1
I (TMC 18.45 180 I
Public Hearing Design I Board of City Council
Review Architectural
I
I (TMC Chapter 18.60, ! Review
i 18.56 040 and Shoreline I
! Master Pro am
! Variance from Parking I Planning City Council
! Standards Over 10% I Commission
I TMC 18.56.140
I
i Modification or Waiver to Planning City Council
Loading Zone or Bicycle Commission
Parking Requirements
! (TMC 18.56.060 or .130)
I Conditional Use Permit i Planning I City Council
(TMC Cha ter 18.64 I Commission
I Unique Signs I Planning City Council
L TMC 19.28.010 I Commission
F Type 5 decisions are quasi-judicial decisions made by the City Council
following an open record hearing. Type 5 decisions may be appealed only to Superior
Court.
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DECISION MAKER
City Council
City Council
City Council
City Council
City Council
City Council
City Council
Section 5. Ordinance 1819 81 (part), as codified at TMC Chapter 1870055 (Mobile
and Manufactured Homes), is hereby deleted in its entirety
Section 6. 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 7. 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
ATTEST/ AUTHENTICATED'
Steven M. Mullet, Mayor
Jane E. Cantu, CMC, City Clerk
Office of the City Attorney
Filed with the City Clerk:
Passed by the City Council.
Published.
Effective Date:
Ordinance Number
APPROVED AS TO FORM BY
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