HomeMy WebLinkAboutPlanning 2023-06-22 Item 7A - Middle Housing Briefing
TO: Tukwila Planning Commission
FROM: Nora Gierloff, AICP, DCD Director
BY: Neil Tabor, AICP
DATE: June 22, 2023
SUBJECT: Middle Housing Briefing
ISSUE
Staff and consultant are continuing to produce draft materials regarding racial equity in housing
and middle housing recommendations to be considered.
BACKGROUND
The presentation is an informational briefing intended to update the planning commission on
recent engagement efforts, market analysis done on middle housing products, as well as initial
findings regarding racially disparate impacts. Work to finalize the middle housing project will
continue to be refined over the next few months and leading to further discussion around the
update of the land use and housing elements of the comprehensive plan.
ATTACHED
Middle Housing Briefing Presentation
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Tukwila Middle Housing
Planning Commission June 22, 2023
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Agenda
•Project timeline
•Engagement updates
•Feasibility analysis
•Racially disparate impacts
•Discussion and next steps
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Project Timeline
Middle
Housing Comprehensive Plan
June 2023
Feb 2023 Summer 2023 December 2024
•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 9
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
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Key Themes
•Focus on ownership-oriented housing types
•Align code recommendations with outcomes of sensitivity testing
•Limit impacts to communities at risk of displacement
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Feasibility Analysis
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Unit Type Families
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Tukwila, WA - Modified LDR Housing Choice
Flag Lot
Cottage
Small Lot
Cottage
Existing
House + ADU
Existing House
+ Two ADUs
Duplex + ADU
Large Single-
Detached
Twin Home
Townhouses
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$875,000
$440,000
$-
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
$900,000
$1,000,000
- 500 1,000 1,500 2,000 2,500 3,000 3,500
Tukwila, WA Single-Family Asking Price to Square Feet (May 2023)
Market Calibration
New Construction Comps
Lot Size # of Beds # of Baths Sq Ft Asking Price Price PSF Year Built
17,550 4 4 3,000 650,000$ 217$ 2023
11,120 5 3 2,488 875,000$ 352$ 2023
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Existing Standards
Home Type Lot Size
(sf)
Unit Size
(sf)
Sale Rent
Affordable
at % of local
income*
Detached house 6,900 2,500 $831,221 -222%
Twin home 13,000 1,250 $544,721 -146%
Duplex, owner-occupied 13,000 900 $950,568 234%
Duplex, rent 13,000 900 -$3,958 253%
*Tukwila median income, US Census, 2021:
$89,653 = Owners
$62,929 = Renters
Unrealistic
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Prototyping Modeling List - Fee Simple Focus
Existing Standards Modified Standards
LDR
Single-Family
Twin Home
Duplex, Owner-Occupied
Duplex, Rent
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Small Lot Single-Family
Small Lot Land Division
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Modified LDR Lot
Standards
(Lot size & parking)
Detached House Sensitivity Testing
Existing LDR Lot
Standards
Unit Size (sf)2,500 900
Lot Size (sf)6,900 2,500
Lot Cost ($25 psf)$172,500 $62,500
Lot Area per Unit 6,900 2,500
Lot Coverage 23%18%
Parking per Unit 2 1
Existing Standards Modified Standards Change
Sales Price $831,221 $391,969 -53%
% Local Median Income 222%105%-53%
Reduced Minimum Lot Size
& Parking Requirements
Reducing standards
around minimum lot
size supports market
choices to consume less
land and build smaller.
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What’s next
•Sensitivity testing for townhouses and multi-plex housing types
•Code change proposals and refinements based on sensitivity testing
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Engagement Update
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Engagement update
Engagement Hub: Limited traffic so far; need help spreading the word!
Housing survey: 36 responses received
Housing producer interviews: four interviews conducted
Public meeting: Good turnout at June 6th Public Meeting
Community-based Organizations: Black Homeownership Initiative to lead engagement with local housing partners and underrepresented groups
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Online interactive
platform
•Social Pinpoint
•Landing page for updates, information, and links
•Brief housing survey
•Ideas Wall for community discussion
•Visit https://makers.mysocialpinpoint.com/tukwila-engagement-hub/
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Ideas Wall Community Discussion
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Racially Disparate Impacts
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Racially Disparate Impacts
•Grant requirement to investigate racially disparate impacts of existing and proposed housing policies and regulations
•This work will continue through the Comprehensive Plan process
•Staff report in progress
•MAKERS assessment using PolicyMap data mapping tool
•PolicyMap exports will be added to the Engagement Hub
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Affordability
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Renters
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Homeowners
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Discussion and Next Steps
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Discussion
What is important to learn from sensitivity testing?
What areas of zoning code seem most promising to update?
What outcomes should we strive for?
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