HomeMy WebLinkAboutPlanning 2023-07-27 Minutes - Middle Housing RecommendationsAllan Ekberg, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
MINUTES
Date: July 27, 2023
Time: 6:30 PM
Location: Hybrid Meeting - via Microsoft Teams / public, in -person attendance, Council Chambers, 6200
Southcenter Blvd, Tukwila, WA 98188
Call to Order
Vice Chair Mann called the meeting to order at 6:30 p.m.
Roll Call
The PC Secretary took roll call.
Present: Vice Chair Sharon Mann, Commissioners Louise Strander, Dennis Martinez, and Martin Probst
Excused
Absence: Commissioner Alexandria Teague
Unexcused
Absence: Chair Apneet Sidhu
Staff: Director Nora Gierloff, American Institute of Certified Planners (AICP), Department of
Community Development (DCD); Long Range Planning Manager Nancy Eklund, AICP, DCD;
Senior Planner Neil Tabor, AICP, DCD and PC Secretary Wynetta Bivens
Approval of Minutes
Commissioner Strander moved to adopt the 6/22/23 PC minutes. Commissioner Martinez seconded the
motion. Motion passed.
Written General Public Comments
No submittals.
Unfinished Business
• Middle Housing Recommendations — An update on Middle Housing project with suggested
recommendations for code updates.
Neil Tabor, Senior Planner, AICP, DCD, gave the presentation for staff. He stated that the meeting is a
continuation from previous discussions with the Planning Commission about Middle Housing (MH). He
stated that he would be giving a joint presentation with the consultant team on the summary of MH. An
overview was given of the outreach received thus far and some of the general suggested code updates.
He started the presentation with background information noting that 1.27 million new housing units are
needed in Washington by 2044. He noted that a shortfall in new housing production occurred statewide
between 2000-2015, while Tukwila's housing growth between 2006-2018 lagged significantly behind other
cities in the region. Between 2019 and present, Tukwila saw far greater housing production than previous
year, but with the housing growth predominantly coming from new 55+ apartments. Tukwila needs to create
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
PC Meeting
7/27/23
Page 2
250 new net housing units per year until 2044 to meet the allocated housing target. He provided a
breakdown of some additional housing background. Housing cost increased 56% for median single family
between 2018-2023; almost 50% of renters are cost burdened and 23% are severely cost burdened, paying at
least 50% of their income toward housing, etc. He noted that these projections are released 3-4 years after
the data collection, meaning the 2015-2019 data sample may not fully encompass current trends.
Neil also went over the MH survey community feedback noting that 30% of the residents had no concern
over MH, that support for the availability of more housing options was wanted, and that privacy and parking
were the primary concerns. He also provided a re -cap on some legislative allowances and restrictions
and/or requirements for HB1337 and HB1110, both of which must be adopted by 6/1/25. Tukwila must
allow a minimum of six of nine housing types in the city.
He also provided some historical context on residential codes and the trends for Low Density Residential
(LDR). The focus, at this time, is primarily on the LDR area, but he provided some history on the Median
Density Residential (MDR), and High Density Residential (HDR) zones.
Neil Heller, Principal, Neighborhood Workshop, a consulting firm that helps with ideas and projects to
strengthen and develop neighborhoods, presented on Tukwila low -density residential regulatory standards
and testing of potential code amendments. He explained that they use a prototype builder return on
community (ROC) model to test modifications for more affordable home ownership. He discussed the
process he used to research and experiment with changes to regulatory standards and how those differences
could change the costs of development of various housing types along with their expected purchase or rent
costs. They concluded that small cottages and duplexes are the most feasible housing types for likely owner
occupancy in Tukwila. He also went over rent prototypes modeling outcomes, which showed parking
impacts. Models were completed on housing choice opportunities for increasing affordability, what goes
directly into the models, what are some of their assumptions with return metrics, and external factors that
greatly influence processes such as building codes, finances, etc.
Ian Crozier, Associate Planner, Makers Architecture and Urban Design, presented on the MH
recommendations of code changes for the following seven key code update opportunities.
1) Lower minimum lot sizes from 6,500 sq. ft. to 5,000 sq. ft., or 3,000 sq. ft. for a cottage house.
2) Allow multiple units per lot, which would meet the HB 1110 allowance.
3) Reduce parking requirements.
4) Support market choices — such as duplex cluster housing.
5) Compact rental types, in the MDR zone.
6) Expand housing types.
7) Lower price points for ownership opportunities.
He also provided a summary recommendation for permitted dwellings, lot area, density, reduced setbacks and
increasing the height allowance from 30 feet to 35 feet and increase the design review from 2,500 sq ft. to
above 5,000 sq. ft., in addition to other dimensional standard recommendations, etc.
The presentation concluded with several questions to obtain feedback from the
commissioners.
Questions and/or recommendations raised by PC:
- Question: What percentage of land in Tukwila is residential — staff will follow up later.
Suggestion: Take into consideration when reviewing parking that a lot of
employment in Tukwila is in transportation and one or two vehicles are brought
home during off hours that will need to be parked. May need to look at parking
restrictions for commercial vehicles.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
PC Meeting
7/27/23
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- There are unexpected expenses for homeowners who may not have the income to address them.
- Would like to look at other options such as cluster housing.
- Need to think about how parking issues are resolved.
- Hold developers accountable for continued beautification.
- Focus on privacy area inside and outside the home: Back yards, play areas, etc.
- Larger than 5-foot setbacks.
- Provide the PC with a map of the transit areas in the LDR that are not subject to
parking restrictions versus the LDR parking required areas.
New Business
None
Director's Report:
- The tour of the Habitat for Humanity site in Renton was confirmed for August 10th, at 6:30 pm.
Commissioners, the Mayor, and Council Member Kruller who will be attending the tour should meet at
the site in Renton.
- Director Gierloff requested that PC confirm their attendance at PC meetings.
- The upcoming PC schedule has been created and provided for PC meetings for the remainder of the year.
The schedule includes a few additional meetings in September, October, March 2024, and possibly
January 2024. PC members that attended the meeting in person received a hard copy of the schedule. The
schedule will be emailed and later a hard copy sent to the PC that was absent.
- Staff have scheduled an open house for September 20th at Foster High School.
- To make it easier, PC will start receiving packets that include existing elements showing the proposed
text changes in a "track changes" format, as well as in a "clean" format. Staff will provide PC members
with a 3-ring binder for the hole -punched packet materials.
- Inquiry was made on the status of the vacant PC position. Background checks are in progress, once
completed, interviews with be scheduled with the Mayor, the City Council President and Director
Gierloff.
- An inquiry was made regarding absenteeism. It was noted there have been multiple meetings when
there's been only four Commissioners. Director Gierloff stated that four positions are up for
reappointment. Terms expire 12/31/23 and that is a factor that will be considered. It was suggested that
vacant PC positions be advertised in the Hazelnut. It was pointed out this has happened recently. A total
of eight applications were received for the vacant position to choose from.
- Inquiry on whether there is any other construction almost finalized. It was noted that there are two design
reviews projects.
For the record, the PC Secretary noted that due to computer problems and phone tag, there were some
difficulties receiving Commissioner Teague's response regarding her attendance at the meeting.
Commissioner Teague was able to connect by phone at 6:35 pm on 7/27 to inform the PC Secretary of her
absence. Commissioner Teague's absence is excused.
Adjourned: 8:15 p. m.
Commissioner Martinez moved to adjourn; Commissioner Strander seconded the motion. All were in favor of
adjourning.
Submitted by: Wynetta Bivens
PC Secretary
Adopted: 8/24/23
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov