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HomeMy WebLinkAboutPlanning 2024-10-24 Item 6 - Middle Housing Update - Staff Report and Powerpoint PresentationCity 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 3 4 Tukwila Middle Housing Planning Commission, October 24, 2024 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 fell 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 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 • H DR: 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 1962 1995 Present 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' 6,500 50' 30' 30' 20' 15' 20' 15' 5' 5' 10' 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 i nfi ll housing to provide frontage improvements State Legislative Requirements - HB 1110 1 Table 1: Basic requirements for cities subject to the middle housing bill in the 2024-2027 periodic update. CITY LIMITS: Number of middle housing units that must be allowed per lot within city limits NEAR A MAJOR TRANSIT STOP: Number of middle housing units per lot that must be allowed within l mile of transit WITH AFFORDABLE HOUSING: Number of middle housing units that must be allowed within city limits if affordable units provided Sec. 3(2)(a) TIER TWO: Cities with 2 du/lot an all Tots zoned 4 du/lot within 1/4 mile 4 du/lot ❑n all lots population between 25,000 and 75,000 predominantly residential, unless zoning permits higher walking distance of a major transit stop, unless zoning predominantly residential if one is affordable HB 1110, Sec. 3(1)(a) densities permits higher densities TIER THREE: Cities with population under 25,000 that are contiguous with the UGA of the largest city in a county with a population over 275,000 HB 1110, Sec. 2 du/Iat an all Tots zoned predominantly residential, unless zoning permits higher densities 3(1)(c) State Legislative Requirements HB111O • 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 What is Missing Middle Housing? Detached Single -Family Houses Duplex: \ Side -By -Side + \ Stacked Cr IZIL riff ir" I1rwr — or _ r• 1��1II i ofL Fourplex: Stacked Courtyard Multiplex: Cottage Townhouse Medium Building Court Missing Middle Housing Triplex: Stacked IIIlQIIIlII mm IIIlIlIlIlIII WEUL UM[ AIM[ Ill (� Il III Il Il Il_ I IIIM I tlM � UU� wu Il II 3 Il k ➢CI ID QI Mid -Rise • Copyright © 2020 Opticos Design, Inc. House -scale buildings with multiple units in residential neighborhoods 13 Other Related Housing Legislation • HB 1293 — Objective design standards • HB 5258 — Condo reform and proportionate impact fees • SB 5290 — Permit streamlining • HB 1337 — Accessory dwelling unit allowances 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 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 10' 20' LDR (current) 6,500 sf 10' 10' Revised LDR 5,000 sf Revised LDR Cottage 3,000 sf Multiple units per lot LDR (current) 1 unit 20 r L STREET Revised LDR Up to 2 units on 5,000 sf L 1 STREET Revised LDR (In Transit Buffer) Up to 4 units on 5,000 sf _MP 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 Al STREET LDR (current) 2 per unit r-- L. Revised LDR ALLEY 1 LI- STREET 1 per unit STREET Revised LDR Cottage 1 per unit J Duplex with 2 parking per unit Duplex with 1 parking pe1unit Summary of Recommendations: Permitted Dwellings Zone LDR (existing) MDR (existing) Community Residential (replacing LDR & MDR) Detached house Cottage (small -lot) Duplex Triplex Fourplex Fiveplex Sixplex Townhouses Courtyard Apts. 7-12plex P P P P P (up to four) (up to four) nimON P P P P Summary of Recommendations: Lot area and density Zone LDR (existing) MDR (existing) CR Minimum lot size Lot area per unit Units per lot 6,500 sf 8,000 sf N/A 3,000 sf 1 N/A 5,000 sf (3,000 sf for cottage) 2,500 sf 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 LDR (existing) MDR (existing) CR Front Setback Side Setback Rear Setback First floor: 15' 20' Second floor: 20' Third floor: 30' First floor: 15' 5' Second floor: 20' Third floor: 20' First floor: 15' Second floor: 20' Third floor: 20-30' • Reduced front and rear setbacks • Remove upper story floor increased setbacks 10' 5' 10' 24 Summary of Recommendations: Dimensional Standards Zone LDR (existing) MDR (existing) CR (revised) Height Maximum Building Lot Coverage Parking Requirement Landscaping Design review 30' 35%* 2+ per unit No requirement No requirement 30' 50% 2+ per unit 15' front yard Required above 2,500 sf 30' 50% 1 per unit* 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 Project Schedule • Fall 2024 • Draft code development • Initial Planning Commission consultation and initial public outreach • Spring 2025 • Continued public outreach and planning commission work • Late Spring -Early Summer 2025 • City Council consideration and final adoption of code update 26 Discussion