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Home My WebLink AboutCOW 2005-06-13 Item 5F - Zoning - 9 Zoning Code Amendments COUNCIL A G 'NDA S Y O SIS J��t1LA, yy�s y Initmis ITEmNo. 144 r lleetnie, Date Prepared In• 3 \Jaya s reweu• I Council reczen• t 0 6 -13 -05 I Sl/ /A%` 1 PS L— 5. --C. ITEM INFORMATION q CAS NUMBER. 05-090 I ORIGINAL AGENDA DATE. 6 -13 -05 AGENDA I IEM TITLE Zoning Code Amendments CATEGORY X Discussion Motion Resolution Ordinance 1 1 Bid Amaral Public Hearing 1 Other Mtg Date 6 -13 jltg Date lltg Date Mfg, Date _litg Date dltg Date illtg Date SPONSOR Council A/4 Arbil Svcs X DCD n Finance Fire n Legal P &R 1 1 Police PIh SPONSOR'S A group of 9 Zoning Code amendments ranging from minor housekeeping or clarification SU \LIIARY to policy decisions about allowed uses and development standards. REVIEWED BY COW Mtg. X CA &P Cmte 1 1 F &S Cmte Transportation Cmte Utiltties Cmte 1 Arts Comm. 1 1 Parks Comm. C Planting Comm. DATE. 3- 15 -05, 5 -24 -05 (CA 4 -28 -05 (Planning Cmsn) RECOMMENDATIONS: SPONSOR /AD:\IIN CON II11EE Hold a hearing and adopt recommended changes I COST IMPACT FUND SOURCE' EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED Fund Source Comments MTG. DATE I RECORD OF COUNCIL ACTION 6 -13 -05 MTG. DATE I ATTACHMENTS 6 -13 -05 Staff Memo Dated 6 -7 -05 with Attachments 5 -24 -05 CAP Minutes and 3 -15 -05 CAP Minutes 4 -28 -05 Planning Commission Minutes City of Tukwila Steven M. Mullet} Mayor Department of Community Development MEMORANDUM Steve Lancaster, Director TO Mayor Mullet CommIttee of the \\'hole FROM Steve Lancaster, DCD DIrector &- LJ\-- RE' Proposed Code Amendments DATE: June 7, 2005 BACKGROUND On March 15 th Staff presented a group of 10 Zomng Code amendments to the CAP The tOpICS ranged from mInor housekeepIng or clanfication to polIcy decIsIons about allowed uses and development standards. The CommIttee chose a preferred optIOn for each tOpIC Staff then worked to translate thIS polIcy dIrectIon Into code language We decIded that the new sectIOn dealIng wIth MobIle!NIanufactured Home Parks needed addItIOnal work so that was pulled out to be handled separately. The other 9 Items were presented to the Planmng CommISSIOn at a publIc hearing on Apnl28th. The Planmng CommI~sIOn endorsed the CAP's recommendatIOns for all Items except the new desIgn standards to apply to all sIngle famIly houses, Includmg manufactured homes. The CommIsSIOn did not want to reqUIre that all new single-famIly houses have an attached garage, front door that faced the street or a mmImum roof pItch of 5 '12. They dId support a mmimum roof pItch reqUIrement of 3 : 12, \vith 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 remstate theIr ongmal desIgn standards, however they wanted allow detached garages for alley accessed lots only. PROPOSED CHANGES The CAP recommendatIOns are reflected m the strikeout/underlme Code language m Attachment A. The changes are dIscussed below. A. Manufactured Homes in Residential Zones The 2004 State LegIslature passed legIslatIOn requIrIng that manufactured housmg be treated sl1111larly to other types ofhousmg (stIck bUIlt or modular), see Attachment B ThIs means that TukwIla cannot exclude manufactured housmg from mdIvIduallots In the LDR, MDR and HDR zones as is our current practIce \Ve can however Impose desIgn standards that would apply to NG Q",CODEAMND\6-13CO\V,DOC 6300 Southcenter Boulevard, Suite #100 · Tukwila, Washington 98188 · Phone: 206-431-3670 · Fax: 206-431-3665 Page I or I OGifJ7 :2005 3 -12 P\,I all new sIngle famIly houses, see TMC 18 50 050 In Attachment A. The CAP IS recommendIng the following design standards a) A one car or larger attached garage unless the lot has alley access, In whIch case the garage could be det,ached In the rear yard, b) A front door facIng the front yard setback, c) A minImum roof pItch of5:12 - - - ----.......--- ~-- ------- -...--....... J~~~~-l ,- -- . ~~- ------- :;:00- l ' r"". ~ml'::'::11 [1':1 !'p ~ ~'C ::~ ]'! I Yijj,:,:;jll.';! ~LI !fl i .~~ f~' -i~~, '" !Q:~~,f-'.. ~_~<_Y ~}i~J~~J -< ' ',-~ . '-":x;: .~ ~~,~'?-~':;r~~f=t;::.~~~~~~-;~~ .-'~ n -:ft!/-.I 3D ~fil! I g1 ?-dr' <,:1'-''-<.' I .u-;: ~ !> t1 II! n~~D 1IllIlIiit! ~ ;I - III - -=--=-=- ~ ~-- _ ~d~~~~~ . . .r_ ....:;_ c:=-\-... . ~ - - ...;. Manufactured House wIth 3:12 Roof PItch Manufactured House wIth 5:12 Roof PItch The COW should consIder the attached garage recommendatIOn in the context of the cottage housmg proposal. Wf! are cun-ently considenng changes to our code to encourage new housmg types, not all of whIch typIcally have attached garages The reqUIrement that a front door must open on to the front or second front yard would not necessanly produce a consIstent streetscape as we have typIcally granted some flexIbIlIty m determinIng whIch yard IS the front when the lot does not touch a publIc nght-of-way The Commission and CAP retamed the requirements specIfic to manufactured housmg allowed by the State: a) only new manufactured homes may be used outside of mobIle home parks, b) the manufactured home must be set on 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 beanng or decoratIve, c) the home must be thermally eqUIvalent to the state energy code, and d) the home must be at least a "double wIde". SeaTac, Renton, Burien and Kent all allow manufactured hOUSIng In smgle famIly resIdential areas subject only to the state allowed reqUIrements. OptIOns. 1) RetaIn the CAP recommended sIngle famIly desIgn standards, NG , Q. .CODEAi....IND,6-13COW.DOC Page 2 of2 06'0712005 3 ~2 Pi\l .2) Apply one or two of the above standards to all houses, or 3) Follow the PC recommendatlOn that only Imposes the standard State regulatIOns on manufactured homes, including the defimtIOn of "desIgnated manufactured home," see attached RCW code language, B. Residential Short Plats in Commercial Zones The Zonmg Code allows for one smgle famIly house per lot In the MUO, 0, RCC, NCC and TVS zones whIch are pnmanly Intended for lIght commercial and multI-family uses. However, some ofthese zones have either no mmImum lot SIze, or lot SIzes as small as 5,000 square feet while LDR, our smgle famIly zone, has a 6,500 square foot mmllTIUm lot SIze ThIS has created interest among developers m short plattmg commercIal land for single famIly resIdentIal development. The PC concurred wIth CAP's recommendatlOn to adopt a clanficatlOn that single famIly houses are only allowed on existing lots, not those created through new short plats C. Condominium Conversions The Zonmg Code reqUIres that an apartment bUIldmg owner obtam an UnclassIfied Use PermIt from the CIty Council pnor to convertmg the umts to condommIUms for mdlvIdual sale. The UUP process is time consuming and may dIscourage the owner of a troubled apartment buIlding from consIdenng that alternatIve. State law (RCW 64.34 440) has requirements for tenant notIficatlOn, first nght of refusal and publIc offering statements that dIsclose any bUIldmg, mechamcal or electncal code vlOlatlOns to prospectIve purchasers The PC concurred with the CAP's recommendatlOn to repeal the UUP requirement. Under the IntematlOnal Housmg Code, unlike the Umform BUIldmg Code, the converSlOn of an apartment bUIlding to condommiums IS a change m Occupancy ClassIficatlOn Group ThIS reqUIres an mspectlOn and corrections to any code violatlOns before Issuance of a new CertIficate of Occupancy Therefore no addItlOns to the Zomng Code are reqUIred to Implement the CAP's recommendatlOn that the buildmg be inspected and code vIOlations addressed prior to sale. D. Expiration of Inactive Permits Currently If an applIcant for a land use permIt does not resubmIt m response to a Notice of Incomplete Application within 90 days the Department can close the permit. However, once the applIcation IS complete there IS no mechamsm to close an mactIVe permit when the applIcant does not respond to a request for more mformatlOn. The PC concurred with CAP's recommendatIOn to extend the 90 day response reqUIrement to complete permits. E. Kennels as Conditional Uses in the TUC NG , Q.CODEA:vIND:6-13COW.DOC Page 3 of3 06,072005 3 -12 I'M The CIty has been approached by a representative from PetsMart about the possiblhty of addIng a "pet hotel" for dog and cat boardIng wIthIn theIr eXIstIng store Kennels for 4 or more cats or dogs are a condItional use In the RC, RCM, C/LI, LI, HI and TVS zones but are not permItted at all In TUC AnImal vetennary clInICS WIth assocIated temporary Indoor boardIng are allowed outnght In all zones except 0, LI, HI, MIC/L and MIC/H. The PC concUlTed wIth CAP's recommendatIOn allowIng Indoor kennels as a condItIonal use In the TUC. F. Administrative Planned Residential Developments When the CIty updated the SubdIvI~IOn OrdInance In 1997 the reference to admImstratIve PRDs was madvertently deleted. It has been DCD's practice that If an apphcant wIth property contaIning a wetland or watercourse chose to apply for the lot SIze or setback reductIons allowed under the PRD chapter the process would follow the type of the underlYIng permIt. The PC concurred wIth CAP's recommendatIon to COdIfy thIS practIce In the PRD chapter for clanty There are two expIratIOn deadlInes for PRDs, see TMC 18 46.120. The first reqUIrement IS that a complete bUIldIng penmt for the apphcatIOn be submItted wIthIn 12 months of the date of CIty Council approval The second reqUIrement IS that once DCD determInes that the bUIldIng penmt IS In conformance wIth the approval the CIty Clerk shall record a copy ofthe PRD \vlth KIng County and amend the zonmg of the sIte wIth a PRD suffix. ConstructIon of Improvements must begin wIthIn 12 months from the date of the CIty Clerk filIng. In practIce the CIty has not recorded the PRD separately with Kmg County or modIfied the sIte zoning wIth the suffix. The PC concurred wIth CAP's recommendatIOn to change the second deadlIne to reqUIre that constructIOn begIn withIn 6 months ofbUIldmg permIt Issuance. If that bUIldmg permIt expIres, so would the PRD approval G. Lot of Record Changes Tukwila's current definitIons oflot and sIte don't clearly define the CIrcumstances under whIch a parcells consIdered a separate, buildable lot. The CIty Attorney has revIewed our code language and suggested changes that wIll tIe our defimtions to the reqUIrements of State law See Attachment A for the new language. In addItIon the CIty Attorney recommends replacing TMC 18.70.030 PreexIstmg Legal Lots of Record wIth amended language clanfymg the development nghts for substandard lots We would contmue to allow lots that do not meet cun-ent SIze reqUIrements to be developed, so long as they can meet current development, land use and envIronmental standards. If they could not meet standards they would have to be consohdated wIth an adJomIng lot or request a vanance The PC concurred wIth CAP's support for all of these proposed changes NG , Q',CODEAMND6-I3CO\\ .DOC Page -\ 01'-\ 060rW053 -\2 I'i\! H. Housekeeping There are several outdated or mcorrect TMC cItations at TMC 18.104 010 Staff would lIke to update, correct or delete these references, see Attachment A for the revIsed tables The PC concurred wIth CAP's support for all of these housekeepmg changes I. Use Definition To address a recent concern regarding the applIcatIOn of the non-conformmg use chapter, the CIty Attorney proposes that the defimtIOn of use be changed, see Attachment A for the new language The PC concurred wIth CAP's support of thIS proposed change. REQUESTED ACTION Set a date for a public heanng on the proposed code amendments NG , Q.'CODEAMND'6-13COW.DOC !'ag~ 5 of 5 06,07 20D5 3 -n !,,,, I () c- <1:> <1:>~ -sl:-' s:: c5 .- 00 ~ 8- (!) ,,> p..~ P.o ~ (,) ",'" _ 0 ~ 0 o 0 :s:t;:. ';?>Q <1:> (,) B~ ~ <1:> ~,.c; ''-J ...... I- o}; ~-o ~ <1:> S'fA (,) 'S~ _-0 <1:> ~ .s::> {f) -0 .... <1:> (,) d,~ ~.'!2. <1:>~ \:a 0 g~ .... ~ '" s:: (,) ~ 8 o o <1:> ~ "-0 C ~ '='r.f) " <\) ~~ c'O ~g ~::.. 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" " '" -" " '" " ~ O'v _ c. ~ ~ c _ _~ " ,_" - V C , - 2. V " V'" w - CO - · ~~~~~~o\,~s~~\~~~!~2.\~\~~~'%~I\' -d _ ~ ,,0 _ _ c_ 0 _ ' "'~ ~ , - ~ - C- 0 t.. V - - O._~",,,,,,,,"",,t'. <a'<'''P'' ~'6-0UO ." " ~" V .. 'G '0 .D -d" ~ <^ ji. - '" " ~ <\)'?,e-~ ",,:::.,.-"" -:;.~C--\9- 9-~""" 1;)<\).I;)~';::.',r"'" I;) -0 ~ ,-;:; to ~ -0 ...... ::;:.-<>~-:::;r~"" t-" ~ ...... o ("'\ ,-' 'i) 5\} ~ t;:.- -~ Ne,v Manufactured Home Regulations RC\V ~ Authority to regulate placement or use of homes -- Regulation of manufactured homes -- Issuance of permits. (Effective July 1, 2005.) (1) A city or town may not enact any statute or ordinance that has the effect, directly or indirectly, of discriminating against consumers' choices in the placement or use of a home in such a manner that is not equally applicable to all homes. Homes built to 42 U S.C. Sec. 5401-5403 standards (as amended in 2000) must be regulated for the purposes of siting in the same manner as site built homes, factory built homes, or homes built to any other state construction or local design standard However, any city or town may require that (a) a manufactured home be a new manufactured home; (b) the manufactured home be set upon a permanent foundation, as specified by the manufacturer, and that the space from the bottom of the home to the ground be enclosed by concrete or an approved concrete product which can be either load bearing or decorative, (c) the manufactured home comply with all local design standards applicable to all other homes within the neighborhood in which the manufactured home is to be located; (d)-the home is thermally equivalent to the state energy code; and (e) the manufactured home otherwise meets all other requirements for a designated manufactured home as defined in RCW 35 63 160 A city with a population of one hundred thirty-five thousand or more may choose to designate its building official as the person responsible for issuing all permits, including department of labor and industries permits issued under chapter 43 22 RCW in accordance with an interlocal agreement under chapter 39.34 RCW, for alterations, remodeling, or expansion of manufactured housing located within the city limits under this section (2) This section does not override any legally recorded covenants or deed restrictions of record (3) This section does not affect the authority granted under chapter 43 22 RCW Attachment B NG , Q' ,COD EA i\1NDiMan tR CW s.doc Page I of I U5f12 2005 3 43 Pi\1 RCW 35.63.1.60 Regulation of manufactured homes -- Definitions. (Effective July 1, 2005.) (1) A "designated manufactured home" is a manufactured home constructed after June 15, 1976, in accordance with state and federal requirements for manufactured homes, which. (a) Is comprised of at least two fully enclosed parallel sections each of not less than twelve feet wide by thirty-six feet long; (b) Was originally constructed with and now has a composition or wood shake or shingle, coated metal, or similar roof of nominal 3:12 pitch; and (c) Has exterior siding similar in appearance to siding materials commonly used on conventional site-built uniform building code single-family residences (2) "New manufactured home" means any manufactured home required to be titled under Title 46 RCW, which has not been previously titled to a retail purchaser, and is not a "used mobile home" as defined in RCW 82 45 032(2) (3) Nothing in this section precludes cities from allowing any manufactured home from being sited on individual lots through local standards which differ from the designated manufactured home or new manufactured home as described in this section, except that the term "designated manufactured home" and "new manufactured home" shall not be used except as defined in subsections (1) and (2) of this section NG , Q.CODEAivl0iD :VlantRC\\ s.doc Page 2 of2 05' 122005 3 43 1',\'1 , Community and Parks Committee May 24, 2005 Page 2 The land costs are high enough that the developer wants to get a good return on investment, which he/she cannot do with trmlers. Dennis also raised the issue of neighborhoods being very wary of changes in density, types of housing, and rental housing. Joan initIally thought allowing up to 36 cottage homes in a development was too many, but after hearing that developers sometimes require 36 homes to make a development profitable enough to build, she changed her mind and thought 36 homes could be allowed. The size and location of a development would be important. Dennis worried about a large development going into a neighborhood when it would be surrounded by traditIOnal housing. The current sIte for a very draft proposal for non-traditional housing is below the hospital and adjacent to the cemetery on one side and the large back yard of the veterinary office on Military. Matt said the design review process would help ensure the buildings in a demonstration sIte were attractive. Dennis' comments concerning changmg the character of a neighborhood could be calmed by a demonstration that showed different methods of housing in an area like the proposed demonstration site. To do a project like this would take a large amount ofland, and those large parcels are generally not in the middle of densely populated areas. Joan said she supported cottage housing that was not cookie cutter in appearance, but had modulation and pitched roofs instead. Steve mentioned that often this new type of housing is not cheap, and may not be as easily rented as something less expensive. The Committee members had some comments about the draft demonstration housing outline. Joe said he would like pictures of how some of these areas could look. Refer issue to COW. -> 3. Proposed Code Amendments The set of zoning code amendments that addressed changes required by state law regarding manufactured housing as well as some other changes was sent from the Committee to the Planning Commission. The CommIssion held a hearing and endorsed the Committee's recommendation on all the Items except the manufactured housing section. The Commission did not want to require all new single- family houses to have an attached garage, have a front door that faced the street, or have a minimum roof pitch of 5:12. The Committee agreed to reinstate their original design standards for a 5:12 pitched roof, a front door that faces the front yard, and they wanted to allow detached garages for alley-accessed lots. The issue of requiring attached garages on manufactured homes can still be kept if detached garages can be dealt with separately. Dennis asked that the Planning Commission minutes be included in the Council packet. Recommend code amendments to COW. 4. Comp Plan Amendment Update Two proposed changes to the comprehensive plan were submitted for 2005. The first III the Tukwila Public \-Vorks Transportation Element of the comp plan. The other was a request from a resident on Onlha Road who wanted a zoning designation though he is outside the Potential Annexation Area. Steve has asked that person to wait until annexation for his request, which the applicant has agreed to. The Transportation Plan is scheduled for the end of this year. Information. Commumty AffaIrs and Parks Committee March 15, 2005 A second decision is whether the city should require a business license for multi-family and accessory dwelling units. Dennis thought there was not a council consensus on this issue, though he and Joe supported it and Joan would like more information on it. Kathy reported being allowed in one apartment unit with obvious health and safety violations. Mandatory inspections of apartment units is also an option that could come with licensing, though the legality of that is unclear. Refer issue to COW. -1 4. Proposed code amendments Th~ committee consIdered ten draft code amendments. Staff had listed options, and included recommendations on each amendment. Because cities are required by State law to accept manufactured homes beginning July 1 st this year, City standards need to be established.. Nora said manufactured homes come in a range of quality, ftom very basic trailer types to homes hard to distinguish from stick-built homes. Staff had written changes to the single family dwelling code that manufactured homes would need to follow, and the recommendations would lead to a higher quality manufactured home: The committee largely followed the staff recommendations. Committee members had some questions about appropriate requirements for condo conversions and which requirements might be appropriate, and on whether a dog kennel was appropriate in the urban center. Refer issues to Planning Commission. 5. Single Family Neighborhood Housing Options Moira said most developments for single family homes put in a standard home with a garage in ftont. The Comprehensive Plan encourages a range of housing types. Some options include cottage housing, where small homes are clustered around a common green, with parking in the back or on the sides, and porches facing one another. There is an opportunity for this type of housing in a demonstration project in the city, though an ordinance would need to be passed to allow that. The committee supported cottage housing on a demonstration project basis. Return to Committee with specific recommendations for allowing demonstration proiects. 6. Aerial survey DCD has budgeted an aenal survey ofthF entire city and is eager to proceed with that survey before the trees leaf out any more than they already have. The photos will be used to update the city GIS (geographic information system). Funding comes from both the DCD and Public Works budgets. Recommend contract for aerial ,photographY to Regular Meeting. Minutes by L. Lauter~ach <;;1-------., !A'/,C/ Q Committee chair approval Planning Commission Minutes i\f ,-, \ ;<'8 -MarcJrl--t;-2005 Page 3 of4 COMMISSIONER MERYHEW MADE A MOTION TO APPROVE STAFF'S FINDINGS, CONCLUSIONS, AND RECOlVIIVIENDATIONS, FOR CASE NUMBER L05-014 Al\1]) L05-0l5. COMlVllSSIONER MARVIN' SECONDED THE MOTION. ALL VOTED IN FAVOR. Chair Bratcher called a recess at 8:23. The public heanng reconvened at 8.28 -'). CASE NUMBER: APPLICANT: REQUEST: LOCATION' LOS-018 CIty OfTukwila Consider 10 amendments to the Zomng Code. CItywIde Nora Gierlofffor staff gave a bnefing on the proposed changes to the code amendments. Staff IS askmg the Planmng Corrumssion to make a recommendatlOn and forward It to the CIty Council. Each amendment was revIewed and the followmg modIficahons were made: Attachment A - Draft Zonmg Code Changes: Manufactured Homes in LDR ~ SectIon 18.50.050, letter B, strike the rest of the sentence after "each" (no dImensions, but still double wIde) delete letter D, no requrrement for a garage (four m favor two agamst) delete letter E, the front door does not need to face the street. letter F, replace "5:12 to "3'12" (Type 2 - requrres approval by DCD DIrector If less than 3:12) ~ " ~ " ~ " " " The COffiffilssIOn was m agreement wIth all of the remammg proposed Code Amendment changes. There were no further comments. The PublIc Heanng was closed. The Planning CommissIOn Deliberated. COMMISSIONER lVIERYHEW MADE A MOTION ON CASE NUMBER L05-DI8 CODE Al"IENDMENTS TO FORWARD TO THE CITY COUNCIL. THE PLAl~NING COMMISSIONERS RECOM1VIENDATIONS AS PROPOSED Ai'ID PRESENTED BY STAFF EXCEPT FOR MODIFICATIONS TO: SECTION 18.50.050 ITEM B. STRIKE THE REST OF THE SENTENCE AFTER "EACH"; DELETE - ITEM D Ai'ID ITEM E; CHANGE - ITEM F "5:12" TO "3:12" (requires approval by the DCD Director with criteria yet to be established for lower pitch). COMlVlISSIONER ARTHUR SECONDED THE MOTION. ALL VOTED 11'J FAVOR. Director's Report ~ A schedule of upcommg meetmgs for the remamder of the year was provIded to the CommIssIOners. Jack Pace dIscussed some upcommg Jomt meetmg dates. He also, mfonned the CommISSIOners that on June 30th, they would begm the process on the Tukwila South Master Plan. ~ For the record, Corm111ssIOner Arthur gave a dec1aratlOn. Due to hIs employment relatIonshIp wIth the applIcant, he excused 1umselfupon heanng that LIsa Verner would be gIvrng a bnefing on theTukwila South Project. ,CornrrussIOner Arthur eXIted the buildmg.