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Home My WebLink AboutPlanning 2024-10-24 COMPLETE AGENDA PACKETThomas McLeod, Mayor Department of Community Development - Nora Gierloff, AICP, Director CITY OF TUKWILA PLANNING COMMISSION AGENDA OCTOBER 24, 2024 - 6:30 PM Join in -person at: 6200 Southcenter Blvd, Council Chambers, Tukwila, WA. 98188 To participate in the virtual meeting at 6:30 pm: By Phone: Dial +1 253-292-9750, Access 779 253 241# Online: To join this meeting virtually please click on Planning Commission on the 10/24/24 calendar date on the events page located at https://www.tukwilawa.gov/events/ For Technical Support during the meeting, you may call 1-206-433-7155 Call to Order II. Roll Call III. Approval of Minutes (8-22-24) IV. Amendment of the Agenda, if necessary V. General Public Comments (acknowledge non -hearing -related written comments received) VI. New Business 1. Middle Housing Project Update and Discussion VII. Director's Report VIII. Adjournment General Public Comments: Persons wishing to provide general comments on any non-public hearing, planning - related topic may submit their written comment to BoardsCommsgTukwilaWA.gov. Comments received before 5:00 p.m. the day before the PC meeting will be forwarded to Commissioners prior to their meeting. Materials received after that time will be forwarded prior to the next meeting. Reminder: Staff are available to address PC questions regarding packets. Please call or email PC Secretary Wynetta Bivens, at 206-431-3654 or Wynetta.Bivens@TukwilaWA.gov to be connected with a staff member. Thank you! Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov City of Tukwila Department of Community Development - Nora Gierloff AICP,, Director CITY OF TUKWILA PLANNING COMMISSION MINUTES Meeting Date: August 22, 2024 Time: 6:30 p.m. Location: Offsite tour Thomas McLeod, Mayor Present: Chair Martin Probst; Vice Chair Ann Durant, Commissioners, Jane Ho, Richard McLeland Wieser, Alex Kaehler, and Jacob Halverson Excused Absence: Commissioner Louise Strander Staff: Nancy Eklund, American Institute of Certified Planners (AICP), Long Range Planning Manager, Department of Community Development (DCD), and Neil Tabor, AICP, Senior Planner, DCD The meeting consisted of touring recent middle housing development sites around Burien, SeaTac, and Tukwila in preparation for an upcoming code update. The PC left on the tour from City Hall at 6:30 p.m. (6200 Southcenter Blvd, Tukwila, WA 98188). The meeting format did not allow for the adoption of the June meeting minutes, and the meeting was not recorded. Tour locations: 1. The Southard - 13843 32nd Ln S, Tukwila 2. 11551 19`h P1 S, Burien 3. 1925-1959 S 116`h St, Burien 4. 13251 8`h Ave S, Burien 5. 3058 S 152nd St, SeaTac 6. 15250 30th Ave S, SeaTac 7. 3246 S 161st St, SeaTac Adjournment: The tour ended, and the van returned to City Hall at approximately 8:50 p.m. Submitted By: Nancy Eklund on behalf of Wynetta Bivens, Planning Commission Secretary Tukwila City Hall • 6200 South center Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 1 2 City of Tukwila Thomas McLeod, Mayor INFORMATIONAL MEMORANDUM TO: Tukwila Planning Commission FROM: Nora Gierloff, AICP, DCD Director BY: Neil Tabor, AICP, Senior Planner DATE: October 15, 2024 SUBJECT: Middle Housing Project Update and Discussion ISSUE Staff is presenting a briefing on the Middle Housing Project. The update will include background on state requirements, suggested rough code changes, and site plan examples of said changes. BACKGROUND Housing overview As noted in discussions and various previous presentations, Tukwila exists within a region experiencing a severe housing shortage. Projections from the Washington Department of Commerce illustrate the need for 1.27 million new homes by 2044 statewide, while Tukwila's own targets will require 250 new net units of housing to be produced each year from 2023 to 2044. Tukwila has seen very limited housing growth in recent decades, with the exception of a few recent projects, largely within the 55+ affordable subset of housing. In order to meet housing targets and better provide housing opportunities for our community, the development code will need to be revised to better facilitate new development, with consideration for potential impacts to current residents. While middle housing is not expected to produce a large proportion of new housing, updating standards will assist in expanding housing options in the community. Middle Housing As a continuation of the Middle Housing work to date, staff has put together a refresher on legislative requirements, and code discussions to date. Staff will present preliminary suggestions in order to gather feedback from commissioners for further refinement of a housing code update being further refined this fall and spring of 2025. ATTACHMENTS Middle Housing Presentation 4 Tukwila Middle Housing Planning Commission, October 24, 2024 5 Overview • Housing Briefing • Middle Housing Legislation • Suggested Middle Housing Changes • Project Schedule • Discussion State & Local Housing Background • Washington State projects the need for almost 1.27 million new housing units by 2044 (Washington Dept of Commerce) • The State felt over a quarter million housing units short in production between 2000 and 2015 (Commerce) • Tukwila would need to produce about 250 new net housing units per year until 2044 to meet its allocated housing target of 6,500 new net housing units between 2018-2044 • The majority of new housing growth is not anticipated to be middle housing types 7 State & Local Housing Background • Tukwila has approximately 9,356 housing units (KC Parcel Data) • 3,580 Single -Family (38%) • 5,776 Multi -Unit (62%) • 52 units within 2-4 unit buildings (0.6% of total housing stock) • 292 units within 6-20 unit buildings (3.1 % of total housing stock) • 87% of net land zoned residential only is in LDR (single-family) • LDR: 893.14 acres • MDR: 39.74 acres • HDR: 94.59 acres Historical Residential Code (LDR) • Effectively, no changes between 1995 to present • MDR and HDR have not functionally changed in almost 30 years either • LDR is approximately 87% of land zoned for only residential use • Significant increases to land acquisition and overall development costs from 1995 to present have made like -for -like development much more expensive today vs. 1995 Minimum Lot Size (Sq. Ft) Minimum Width (Average) Height Setbacks Front Second Front Side Rear 7,200 50' 35' 25% of depth, no more than 30' N/A 10% of lot width, no Tess than 4' no Tess than 8' 25% of depth, no more than 30' 6,500 50' 30' 20' 15' 10' 9 6,500 50' 30' 20' 15' 5' 10' Middle Housing Feedback • From Planning Commission • Desire for new ownership housing options • Emphasis on maintaining and improving community quality of life with new housing production • Interest in ensuring regulations are crafted to make middle housing development financially feasible to develop • From Public Outreach • Desire for broader housing options to support community needs • Desire for affordability in housing • Desire for infill housing to provide frontage improvements 10 State Legislative Requirements HB1110 Ta ble 1: Basic reouire ents for cities subject to the midd a housing bill in the 2024 2O27 periodic update. TIER TWO: Cities with population between 25,000 and 75,000 HB 1110, Sec. 3(1)(a) TIER THREE: Cities with population under 2.5,000 that are contiguous with the UGA of the largest city in a county with a population over 275,000 HB 1110, Sec. 3(1)(c) CITY LIMITS: Number of middle housing units that must be allowed per lot within city limits 2 du/lot on all lots zoned predominantly residential, unless zoning permits higher densities 2 du/lot on all lots zoned predominantly residential, unless zoning permits higher densities NEAR A MAJOR TRANSIT STOP: Number of middle housing units per lot that must be allowed within 3. mile of transit 4 du/lot within 1/4 mile walking distance of a major transit stop, unless, zoning permits higher densities WITH AFFORDABLE HOUSING: Number of middle housing units that must be allowed within city limits if affordable units provided Sec. 3(2)(a) 4 du/lot an all lots predominantly residential if one is affordable State Legislative Requirements HB1110 • Jurisdictions must allow at least 6 of 9 Middle Housing Types, which are: • Duplex • Stacked Flat • Triplex • Fourplex • Fiveplex • Sixplex • Townhomes • Courtyard Apartment • Cottage Housing 12 What is Missing Middle Housing? 111:404, Detached Single -Fan -lily Houses fri 4,77q27,52-710., Duplex: Fourplex: Courtyard Cottage Townhouse Multiplex: Side -By -Side I Stacked Building Court Medium Stacked ssing 1ddIe ousing 1:1.3 11 211 Triplex: Stacked Mid -Rise House scale buildings with multiple units in residential neighborhoods 1 3 • • • • i . . 14 HB 1337 • Jurisdictions must allow: • Two ADUs on each lot that allows single-family • Up to 1,000 sqft each, attached or detached • A height of at least 24 feet • Jurisdictions cannot: • Require owner occupancy of the principal residence or ADUs • Restrict the ADUs from being condominium-ized and sold as separate units • Impose certain restrictions on the conversion of existing structures 15 Tukwila Code Updates to Date • ADU regulations were updated in Fall 2023 to largely comply with updates in state law. This included changes such as: • Number of ADUs allowed • Size allowances • Removing ownership requirements • Removing condo restrictions • Permit streamlining code updates are scheduled to be enacted this month (October 2024) Middle Housing Recommended Code Changes Adjust minimum lot size LDR (current) 6,500 sf Revised LDR 5,000 sf Revised LDR Cottage 3,000 sf 18 Adjust setbacks LDR (current) 6,500 sf Revised LDR 5,000 sf Revised LDR Cottage 3,000 sf 19 Multiple units per lot STREET LDR (current) 1 unit 20 STREET Revised LDR Up tot units on 5,000 sf STREET Revised LDR (In Transit Buffer) Up to 4 units on 5,000 sf STREET Revised LDR (In Transit Buffer) Up to 5 units on 7,500 sf STREET Revised LDR Cottage 1 unit (max 1,200 sf) Minimum Required Parking togieethaw,ea,,Atiaplaaq ,,aotAillotavpi ,Art,l'004,01040014%Th4411‹. V141,, ‘"°"41t STREET LDR (current) 2 per unit ALLEY STREET Revised LDR 1 per unit a aWM:',NA',0a,04,$,;,4,MAN Ikkal a4,10,'eaAss,a ,n'aVaqis a41MNaisa, 0',441:0441R1'POP,410 ,4:91,,:t1,k,e4d1i11,k1t%0 STREET Revised LDR Cottage 1 per unit a.1.4eagtaaathaat ,4aatkuaa,,. 4,14V4.4441t aa, , — ::,:,aaa,'4,41.1..ramarta:',ievogia,la.t4aaaaLa,, ; , Duplex with 2 parking per unit • ',4„ttatliMiNkg. 404,...AVORY41441AftWUNSA.,,,,,,.41% Ak,t{4416,10444,44,12,0 P 16 4,0 {40.0',AMMt Duplex with 1 parking pe1unit Summary of Recommendations: Permitted Dwellings Zone Detached house Cottage (small -lot) Duplex Triplex Fourplex Fivepiex Sixplex Townhouses Courtyard Apts. 22 7-12plex P MDR (existing) P P P P (up to four) (up to four) Community Residential (replacing LDR & MDR) Summary of Recommendations: Lot area and density Zone Minimum lot size Lot area per unit Units per lot LDR (existing) MDR (existing) CR 5,000 sf 6,500 sf 8,000 sf (3,000 sf for cottage) N/A 3,000 sf 2,500 sf 1 N/A Depends on lot size • Reduced minimum lot size • Reduced lot area per unit • Allow two-four units per 5,000 sf lot and an additional unit per 2,500 sf of lot area 23 Summary of Recommendations: Setbacks Zone Front Setback Side Setback Rear Setback LDR (existing) MDR (exis g First floor: 15' 20' Second floor: 20' Third floor: 30' First floor: 15' Secnd floor: 20' Third floor: 20' First floor: 15' 10' Second flr: 20' Third floor: 20-30' • Reduced front and rear setbacks • Remove upper story floor increased setbacks CR 10' 10' 24 Summary of Recommendations: Dimensional Standards Zone Height Maximum Building Lot Coverage Parking Requirement Landscaping Design review LDR (existing) 30' 35%* per unit No requirement No requirement 30' 50% CR (revised) 30' 50% 2+ per unit 1 per unit* 15' front yard Required above 2,500 sf No requirement Required above 5,000 sf • Increase allowed building lot coverage • Reduce minimum parking to 1 per unit (or 0 if in proximity to transit) • Standardized setbacks • Preliminary recommendation to eliminate complex and demanding setbacks in denser zones for multi -story buildings. • Increase flexibility for landscaping and design review • F.II • Iic cil c si issi 27