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HomeMy WebLinkAboutPlanning 2023-04-27 Item 7.1 - Middle Housing FindingsTukwila Middle Housing Planning Commission April 27, 2023 Agenda • Introductions • Tukwila Middle Housing Project • Middle housing reform in the PNW • Approach ▪ Discussion and next steps Project Team MAKERS • Ian Crozier • Julie Bassuk • Markus Johnson Neighborhood Workshop • Neil Heller City Staff • Neil Tabor • Nancy Eklund Ian Markus Julie Neil H. 5 Tukwila Middle Housing Project Project Timeline Feb 2023 June 2023 Middle Housing December 2024 • Comprehensive Plan • Engagement efforts • Racially disparate impacts & outcomes • Code recommendations: middle housing MAKERS role: • Housing Element • Land Use Element • Climate change & equity • GIS mapping • Code recommendations: high-density housing 7 Middle Housing Commerce Grant "for actions relating to adopting ordinances that would authorize middle housing types on at least 30 percent of lots currently zoned as single family residential. For the purposes of this grant program, "middle housing types" include duplexes, triplexes, fourplexes, five-piexes, six-plexes, townhouses, courtyard apartments, cottage housing, and stacked flats. 8 Middle Housing Project Goals • Engage and resource diverse community; establish equity -driven engagement framework for Comprehensive Plan • Analyze potential racially disparate impacts of status quo and proposed policies • Increase flexibility for Tukwila neighborhoods to adapt as conditions change while protecting affordability, increasing housing variety, and supporting residents' needs 9 Middle Housing Review 117.7.771 _ I�II1l �� tt'�IIL1L1aA, h qaT� I. r»mai 11_ a p II�1 _ fn - i P P p a a A �. m r.011 111117 RIR II DETACHED SINGLE-FAMILY HOMES a� 1n3 llp � SID OD '33 •, ] 1 ' �lafl j:�i �nlelaa i 11 11IL l ' � It l 1 f1 I TV I, MID -RISE TOWNHOUSE Cs W TTOWNHOUSEM"MULtIPLEX UvEIWQRK BUN ALO A. • • ©UPLEX FFOURPLRIPLEx APARTMENT D COURT a ( i5�11�1 MIDDLE EXOVTMcos G 101 s optica: oevgn, Inc. Most middle housing types are allowed on -4% of Lesidential lots in Tukwila. Middle Housing Review ADUs Duplexes/ Triplexes Fourplexes Cottage Clusters Townhouses Courtyard apartments Small apartments (5-10 units) Why Allow Middle Housing? • Affordability. Middle housing is cheaper per unit than new detached housing. • Variety. Housing options of different sizes and arrangements support a diverse population and evolving family structures. • Sustainability. Shared -wall homes are more energy efficient. Higher densities facilitate transit, walking, and biking • Homeownership. Middle housing creates more opportunities for homeownership. Greater flexibility for homeowners also unlocks opportunities to age in place, gain rental income, and benefit from rising land value. 12 O i a O V Flavors of Middle Housing Multiplex (2+ units) Townhouses mil Cottage Cluster • Straightforward code revisions • Best for trees and open space • Shared entry/few units supports social trust • Energy efficient • Building code imposes higher construction costs for 3+ units • Ownership oriented • Popular with builders • Energy efficient • Help to activate streets • Ownership oriented • High quality open space • Encourages social trust and interaction • Inefficient layout (stairs, hallways, narrow rooms) • Hard to fit on narrow lots • Replaces existing house • Requires large site • Not energy efficient (detached units) Backyard Infill • Preserves existing structures • Allows homeowners to access land value without relocating • Ownership oriented • Straightforward code revisions • Inefficient layout • Flag lots make for "messier" urban form Engagement Approach • Online interactive platform • Community-based organizations and liaisons • Public meetings • Interviews with experts 14 0 2 NFLUENCE Marginalized and under -resourced communities (and/or organizations that serve them) Requires significant collaboration or plan may not meet community needs. Focus on empowering these voices. • Low-income residents • Residents who rent • Residents of diverse races, ethnicities, and cultural backgrounds • Limited English language speakers • Immigrant communities • Future Tukwila residents Concerned stakeholders or bystanders Inform and consult to confirm baseline conditions and community interests and values. • Citywide residents Less COLLABORATE Influencers Requires significant collaboration or plan adoption and implementation could stall. • Major property owners • Developers • Homeowners in the study area • Planning Commission Potential advocates Inform and consult as needed to build and maintain advocates. • Nearby homeowners • Housing advocates • Non-profit community organizations • Tukwila Chamber of Commerce • Philanthropic groups (such as rotary, lions club, etc) • Tukwila School District INFLUENCE More Online interactive platform • Social Pinpoint • Landing page for updates, information, and links • Brief housing survey • Ideas Wall for community discussion • Visit: to be updated with link pack on a button ro add your ideas.., 1 N ousing Needs 0 Vnur Noosing 5t0ry Housing for mentally III and people with addictions. A commune type setting would be good.. Or maybe a hotel/dorm type bulldog where everyone has -nduidual morns and every St 0 rooms share living r oro/ktch rdbathroom. Then drem'sservices like educational programs that teach Iffesl'Els and job readiness, .moat services Ike counselling and ysychiatrd edral assistance forsevereiy mentally ill. Allow 90 day shoot° prevent life longtervnt's and give othersa chance to help themselves. • Slwt a diwausinn r We need to he more adlm about creating more neighborhoods wdh medium d ty nous ng ie housing suchas townhomes,duplexes orhlpleoes. We reed to stop cukfesac development that further cements automobile depende nce. dependWe need to stop the notion that every WILL -Ogre must have minimum parking standards and begin to think about maximum parking limis. We need to ensure that all who bre within are within acceptable waking dlstance to a nonsrt stop with frequent reliable service. •Sl3rta disruuston n Steam Weion4.,M Example housing type Garage ADU (accessory dwelingunt) rfriPoety ■ Example housing type: four-piex Ir7 TIMIP -1 lWUfI� • start a discrusiuri Off hill Ne51-51r505d Qualoes Dense walkable community relieved of the focus no a tomoblle dependency. whichls a huge financial a land use inefficiency, needs d Ce in surround L, out Transit centers. Reducing the need lor costly automobile transportatio by allowing pple to wo-. &play where theyilve b an importarrt part of the affordable housing strtegy. Dense mixed use, transit oriented development is cost effective., pus less burden on government &utilities for maintenance, & N environmentally positoe. • Sona dis[asslon r The housing Issues in Puyallup are a rellecMn ofwnat is going on Nationwide Wages for ALL working *Fart a discussion I:t5555-510a515..5 P. When people can afford a safe place to live they an hetterfocus on rakng care of Tarty, mental and physical health, work, school. and other things important to a fulllinglife. •sort a discussion Its important that neighborhoods don..[ change very muchover time. • S.M. a discussion Example housing type: Walk-up Apartments • stag ser55on Desire lentil Illy with development of existing residential properly for regdomlzk Ise. 5treamlliii of property sutrdlvlslons and any adm7tsnatrae adjustments to ease development •ana�srusrlon w 4 mom. Adds are uvomrrre as they help horn oewnire p4l their mortgage and Increase home value bur mot home owners ant afford to renovate rental Apartments areaafi]I as they allow 1 owner to earn eofit& However, tenant -owed apartments would be awesome. If tenant's Old not need good credit scores or large down payments to assume lethargy. tiny tome communities for those low credit & unverifiable lncorne would be awesome. fl low payment plans simliar to mortgage& but without charging Interest • start a dIscunitm Affordable housing for sensors. Not everyone has a big retirement fund that they can afford SLECILL E2,000 and mare a month. My 72 ye.. mother can't even afford to Ire In the SHAG facilities. They want them to make 2-3 times the rent. She gets Ions than $2.000 a month. How is she to pay rent ear pamrem With she las to get rid o), tar insurance food and other billoD • start aras0lsuon s—wn t�I�rataU'nlx}-� Pierce County and Puyallup need to bring hack poor Farris. A place where people can go to live, as long as they agree to work on the farm growing their own feed. Dnlglmentai health treatment as well as other services could be available -The original poor farm In Pierce County was a valuable resource In helping people In the community while holding accountable. } start5 escusslan usdo,sls}r r Stoked wghl now we have marry people that are hang on thestreets and on the Puyallup river.1 belleoe we need to start thereto bring safety and security to all of Pryallup s residents within the community. We need to stop Woking at the homeless as disposable, but supporting and gong them a hand • start a d5ra5551e11 rw_+r,oaise}a 1 bre Ina crater park whose new owner intends to convert the area to office space? The park provides walkeb!Ity,. easy acress In 51?. public transportation and affordable rents which Is why It is occupied by seniors, recent Immigrants. the disabled. large families, and people who ve had the firaneial stuffing k eked out of them. Here's a radical Idea that aught help. KEEP THE AFFORDABLE HOUSING THAT ALREADY EXISTS! The alternative? Welcome more homeless Ifthe owners plan sails through. W 5755055,Ws,_y .a xtlx}r r We need more creative housing open= High quality but smaller sizes. Accessory Dwelling Units. Cottage housing altemadvesto the current standard apartments and suhdlv0lolls. We do have a few scattered around roan Mature affordable but they tend to he older and we need to have newer ones taming online. •gtartadnn swon o rerc.f,e00tur •Jain the dlxus r,' tl l A rmmvu ^a Property owners should be able to decide what to build on thea land • start. discussion um4.eo-.0 eet I €igh demand fen Musing affecs prices everywhere in the region -every cty needs to do as panto increase The supply of housing to help reduce housing cols • Start a drso¢sion .ay4-aro re? People should have the option to Ike somewhere where they tan walk to restaurants, park. transit or Middle Housing Reform in the PNW Kirkland Cottages • Cottages, duplexes, and triplexes allowed at 2x density of underlying zone • Cottages capped at 1,700 sf per unit • Reduced parking for smaller units Photo credit: Ken Lambert, Seattle Times 17 Burien ADUs • Allows up to two ADUs per lot (at most one detached) • No parking requirement for ADUs within 1/4 mile of transit • No owner -occupancy requirement 18 Spokane • Building Opportunity and Choices for All ("BOCA") interim ordinance passed in 2022 • Townhouses, duplexes, triplexes, and quadplexes allowed in single-family zones • Includes basic design standards 40'Max Height 30'Max Wall Height Front Setback Setback 6' Porch Encroachment Allowance Port Angeles • Small -lot detached house allowed on 3000 sf lots with special provisions • Minimum usable open space requirement: at least 15' square and 10% of lot area 20 108' Tukwila House Garage Porch Street 60' 6,500 SF Lot 75' Port Angeles 300sf Minimum Open Space Alley (15'x20') r______________ Garage 4-5 j T' 40' I Street House 3,000 SF Lot 300 SF usable open space required Approach Local Conditions Zoning code • LDR zone • ADU regulations Typical lot characteristics • Lot size, dimensions, development • Likely redevelopment outcomes under current and revised rules 22 Low Density Residential (LDR) Zone Minimum lot size: 6500 sf Building types: Detached house Height: 30 ft Parking: 2 per dwelling unit, plus 1 per bedroom above 3 Coverage: ADUs: 35% Requires owner occupancy 24 Zoning HDR MDR LDR C/LI 111 HI LI MIC/H MIC/L MUO NCC - O RC RCC RCM TUC -CC TUC -P TUC -RC TUC-TOD TUC -WP TVS A LDR 1 num 'r* irt -111 gyp I 1 1 \ } ! // / 1/ / r • 1 J A Study Parcels Study Parcels • 1,380 parcels • 35% of LDR parcels • Includes areas near • Tukwila International Boulevard • McMicken Heights Safeway • S 144th St • 58th/62nd/65th Ave S • Riverton • Foster/Interurban 1 •• I 1 Ammo in wp Elora own ram,;moimp imam ; IMO :I•.I•.I . ! �gi,I 1fir!! . T i rIJ■ I, moon ■_I McMicken Heights Typical Lots • Most lots developed before 1960 • Median home size: 1,580 sf • Median lot size: 9,800 sf • 21% are smaller than current minimum lot size • 60% cannot be developed further except for ADU can be split under current rules 26 Existing Middle Housing Nonconforming homes currently in LDR zone: • 35 duplexes • 6 triplexes • 3 fourplexes • 2 six-plex apartments C Iu b S 128th St-- North t— North Sara Tac Park c ran F .Id rr S Largs S 14611 f.8 Seat de- '3 Tacoma Intl Airport cr S 511ft.S 166th St We stfie Id Southcernbr 5 174th St Cisyad Rentun,clycs� Canada. Eri, 1 -PERE Char Tukwitch Pond nty of King, BIIrrea nd Manigrm ,i, fRri E &NTP, Int CfS, MEZNASA,€PA, olL VS0,6 a 7 Existing Middle Housing Nonconforming homes currently in LDR zone: • 35 duplexes • 6 triplexes • 3 fourplexes • 2 six-plex apartments 28 Club -� L rji S La rigs iiiilit111I1II.I.I I'I !IIIlriiiIlilt l fir. 111111 f ki I�- Iacono Intl Airport 511ft.S 1661h St 5 174th SI Ciyad Rertan, Canacln. Eri, 1 -PERE Char e strwrid Scuthcenier iukwd3 Po nit Part r ty of King, Burrau 4Fland Manor rnrnt, fRri RENT P. InketrAap,i4Ga, ariE fNASA, EPA, Li VS0,4 7 Potential code changes Two types of code changes under consideration for analysis and code revision recommendations: 1. Tweak LDR citywide to increase flexibility • Minimum lot size • ADU rules • Subdivision process 2. Allow denser middle housing types on a subset of LDR lots • Building types (fourplex, etc) • Parking requirements • Density • Lot dimensions 29 Study Parcel Development Potential VIIVIH Parcels Analysis yi 35rfl 3a 6 a .Ikwme 12J 2.40 LDP 314 Single Loi Subdivision ribck�rd niN� 201 171 30 Large .ale Subdivision emHil-'Scali &wird r. iii n 41 Farrel Size by Square Feet • Mel:IIan = 9,259 sq Ift 4' S9 l 158 kwarton Par; Tukwila Westfield Southcenter of King, Bureau of IAM Management, Esri Gunn, INCREMENT P', USGS, EPA USDA logic n l.w REI IL cot ,;1,, Eat Neighborhood Workshop Study Parcel Development Potential 8 70 1.01 6D° s 2 4 1- o 3 D 2D 12 1Z9 1 0.9% As -is 937 152 150 11% ADDU Backyard InfilI Small -Scale Large Scale Subdivision Subdivision 1XI 0 900 s00 700 600 500 400 3DO 200 100 0 Parcel Count by Type Neighborhood Workshop Discussion and Next Steps Discussion What values should drive this work? What outcomes should we strive for? What examples from other cities should we look to? What are your priorities for community engagement? Next Steps • Promote Social Pinpoint site and housing survey • Work with CBOs to plan public meeting in May • Planning Commission meeting in June on zoning recommendations • Work with City to complete racially disparate impacts analysis 34 Thank You!