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Home My WebLink AboutPlanning 2024-08-22 ITEM 3 - MIDDLE HOUSING TOURCity of Tukwila Thomas McLeod, Mayor Department of Community Development - Nora Gierloff, AICP, Director TO: Tukwila Planning Commission FROM: Nora Gierloff, AICP, DCD Director BY: Nancy Eklund, AICP, Long Range Planning Manager; Neil Tabor, AICP, Senior Planner; & Adin Romano, Assistant Planner DATE: August 22, 2024 SUBJECT: Tour of Recent Middle Housing Developments ISSUE Tukwila will soon begin the process of updating the municipal code to integrate new middle housing and design regulation to comply with HB 1110 and HB 1293 respectively. BACKGROUND In the Spring of 2023, the State Legislature passed HB 1110, which was intended to increase middle housing in areas traditionally dedicated to single-family detached housing, and HB 1293, which was intended to streamline development regulations. HB 1110 requires expansion of allowances for middle housing types, and associated considerations for regulations, parking, affordable units and proximity to transit. The nine middle housing types addressed in the bill are: • Duplexes; • Stacked Flats; • Triplexes; • Fourplexes; • Fiveplexes; • Sixplexes; • Townhomes; • Cottage Homes; and • Courtyard Apartments HB 1293 requires cities to adopt "clear and objective" design criteria in the interest of ensuring predictable expectations for architects and developers when designing residential or commercial projects. Current City Standards do not comply with the clear and objective criteria and will be modified for middle housing, as well as all other development where design review is required as part of the overall project scope. Tukwila City Hal! • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 1 Tukwila Planning Commission — August 22, 2024 Tour of Recent Middle Housing Developments Page 2 DISCUSSION To provide the Planning Commission with examples and context for infill middle housing development in similar development markets, staff has selected eight sites across Burien, SeaTac, and Tukwila. At each stop, commissioners will have opportunities to view the site, discuss, and ask questions. Further information on each site is available in the attachment. Attachments: • A — Middle Housing Site Information 2 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov August 22, 2024, Planning Commission Tour Exhibit A Middle Housing Site Information Glen Acres Golf 9 & Country Club HIGHLINE RLY PARK S 1 t2th 91 Rainier Golf and ft Country Club 'V 1551191h PI S RIVERTON-BOULEVARD PARK S 1280 SI AT North SeaTae Pa‘rk & BaIIFields 0 13251 3th Ave S ;VILLE s 13Epth St 05 j 13. S146t1i:St Outlet 15?rJSt )ALE s is6'hst . D gle Myitylaps *64 z g S 128th St LA TONA ihIine SeaTac _Etotanical Garden 1 1 1 1.12nd S1 ;.; 7;5 \\\ A BECU cre'di Tukwila Financi. S130th St 0 The Southard • g -,1 4.• ... o. RIVERTON pi HEIGHTS 5 . P 0 91 The Pancake Chef ''','t--„'..":•-::----.:.-- .~-,. _51541th° 15250 304... 11,vg..,S t'S .---'--- I.,' ..1'1, ' • ./.7 SeaTac Rentali /, — — ----:-/ Car Facility" IC) if ..-5, .3246 S 161st St ...•19 . : I e: ... . . .:z . . • . s afeway 9 ,. ././ Project Sites Page 1 of 9 August 22, 2024, Planning Commission Tour Address: The Southard 13843 32nd Ln S, Tukwila Structure Type: Cottage Renter/Owner (Tenure): Market and Affordable Ownership Unit Count: 18 total, 11 affordable, 7 market rate Unit Size/Sizes: 1,400 square feet, 3-4 bedrooms, 2-3 bathrooms Lot Size: 57,150 square feet Density: 13.7 units per acre Zoning: Medium Density Residential Access: Private easement through adjacent property. Parking: 38 clustered parking spaces Year of Construction:2024 Construction Type (IRC/IBC): IRC Recent Sales: Market Rate listed between $627-665 K Previous Land Use: Former church property used for gardens Special Considerations:11 Affordable Homeownership and 7 Market Rate Cottage Homes. Land acquired from adjacent church in interest of meeting affordable housing mission. Developed by Homestead Community Land Trust. Land rezoned and concept approved through development agreement. Page 2 of 9 4 August 22, 2024, Planning Commission Tour Address: 11551 19t" Pl S, Burien Structure Type: Townhouse Renter/Owner (Tenure): Owner Unit Count: 6 Unit Size/Sizes: 2,140 square feet, 4 bed, 3.5 bath Lot Size: 20,408 Square Feet Density: 12.8 Units/Acre Zoning: Residential Multi Family 18 Access: Access provide through on -site private access drive (19th Pt S) Parking: 2 spaces + interior garage per unit Year of Construction: 2021 Construction Type (IRC/IBC): IRC Recent Sales: Townhome sold on 11/24/21 for $674,950 Previous Land Use: Detached Single Family Home Special Considerations: N/A Page 3 of 9 5 August 22, 2024, Planning Commission Tour Address: 1925-1959 S 116' St, Burien Structure Type: Townhouse Renter/Owner (Tenure): Owner Unit Count: 3 units Unit Size/Sizes: 2,380 SF — 2,850 SF, 4-5 bed, 3.5 bath Lot Size: 9,265 SF Density: 14.29 Units/Acre Zoning: Residential Multi Family 18 Access: Access provide through on -site private access drive Parking: 2-3 car garage per unit Year of Construction: 2022 Construction Type (IRC/IBC): IRC Recent Sales: 4/3/23- $798,000; 9/26/23 - $773,000; 4/5/23 - $738,000 Previous Land Use: Vacant Lot Special Considerations: N/A Page 4 of 9 6 August 22, 2024, Planning Commission Tour Address: 13251 8th Ave S, Burien Structure Type: Cottage Housing/ Condominium Renter/Owner (Tenure): Owner Unit Count: 6 Unit Size/Sizes: 799 SF —1,705 SF Lot Size: 13,176 SF Density: 19.35 Units/Acre Zoning: Residential Single -Family 7,200 Access: Access provide through on -site private access drive Parking: 1-2 car garage per unit Year of Construction: 2023 Construction Type (IRC/IBC): IRC Recent Sales: 11/6/23 - $480,000; 1/29/24 - $445,000 Previous Land Use: Detached Single Family Home Special Considerations: N/A Page 5 of 9 7 August 22, 2024, Planning Commission Tour Address: 3058 S 152nd St, SeaTac Structure Type: Triplex Renter/Owner (Tenure): Renter Unit Count: 3 units Unit Size/Sizes: 1,200-1,400 square feet, 3 bed, 2-3 bath Lot Size: 8,478 square feet Density: 15.4 Units/Acre Zoning: UM-2,400. Residential zoning, one unit per 2,400 square feet of land area Access: Fronting off public street, parking accessed through off -site private access drive (32nd Ln S) to east of development Parking: 7 spaces in rear parking area Year of Construction: 2019 Construction Type (IRC/IBC): IBC Recent Sales: N/A Previous Land Use: Single Family Home Special Considerations: Use of off -site private access drive requires private agreement with adjacent property owners. Parking would not be mandated if developed today after HB 1110 implementation due to proximity to light rail station and other qualifying major transit stops. Page 6 of 9 8 August 22, 2024, Planning Commission Tour Address: 15250 30th Ave S, SeaTac Structure Type: Fourplex Renter/Owner (Tenure): Renter Unit Count: 4 units Unit Size/Sizes: Approximately 2,200 square feet Lot Size: 13,021 square feet Density: 13.4 units per acre Zoning: Townhouse, residential zoning of 10-24 units per acre with additional design and massing requirements Access: Corner lot with parking access off secondary public street Parking: 2 garage spaces per unit, 1 guest space Year of Construction: Under construction Construction Type (IRC/IBC): Likely IRC Recent Sales: N/A Previous Land Use: Single Family Home Special Considerations: Parking would not be mandated if developed today after HB 1110 implementation due to proximity to light rail station and other qualifying major transit stops. Page 7 of 9 9 August 22, 2024, Planning Commission Tour Address: 3242 S 161st St, SeaTac Structure Type: Triplex Renter/Owner (Tenure): Renter Unit Count: 3 units Unit Size/Sizes: 1,050-1,600 square feet, 2-3 bed, 2-3 bath Lot Size: 8,700 square feet Density: 15 units per acre Zoning: Urban -Medium 2,400. Residential Zoning, at least 2,400 square feet of lot area per unit. Access: Off public street Parking: 6 space in rear of lot. Year of Construction: 2023 Construction Type (IRC/IBC): IBC Recent Sales: N/A Previous Land Use: Vacant lot for about a decade, previously single family home Special Considerations: Parking would not be mandated if developed after HB 1110 implementation due to proximity to qualifying major transit stop. Page 8 of 9 10 August 22, 2024, Planning Commission Tour Address: 3246 S 161st St, SeaTac Structure Type: Duplexes Renter/Owner (Tenure): Owner (condo) Unit Count: 4 Total Unit Size/Sizes: 1,800 square feet, 3 bed, 3 bath Lot Size: 12,180 Density: 14.3 units per acre Zoning: Urban -Medium 2,400. Residential Zoning, unit. Access: Off public street Parking: 8 spaces total located behind units Year of Construction: 2008 Construction Type (IRC/IBC): Likely IRC Recent Sales: Unit sold for $550,000 in 9/22. Previous Land Use: Single Family Home at least 2,400 square feet of lot area per Special Considerations: Units are condominiumized on a single parcel. Parking would not be mandated if developed after HB 1110 implementation due to proximity to qualifying major transit stop. Page 9 of 9 11