HomeMy WebLinkAboutPlanning 2024-10-24 Minutes - Middle Housing Project Update
pCITY OF TUKWILA
PLANNING COMMISSION (PC)
MINUTES
Date: October 24, 2024
Time: 6:30 p.m.
Location: Hybrid Meeting - via Microsoft Teams / Public, In-Person Attendance, Council Chambers,
6200 Southcenter Blvd., Tukwila, WA 98188
Call to Order
Chair Probst called the Tukwila PC meeting to order at 6:31 p.m.
Roll Call
The PC Secretary took roll call.
Present: Chair Martin Probst; Vice Chair Ann Durant (arrived at 6:42 p.m.); Commissioners
Louise Strander, Jane Ho, Alex Kaehler, Richard McLeland Wieser, and Jacob
Halverson
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, DCD
Amendment of the Agenda
No changes to the agenda were requested.
Approval of Minutes
Commissioner McLeland Wieser moved to adopt the 8/22/24 Minutes. Commissioner Halverson
seconded the motion. Commissioner Strander abstained as she was absent. Motion carried.
Written General Public Comments
No submittals.
Old Business
None.
New Business
1. Middle Housing Project Update and Discussion
Presentation
Senior Planner Neil Tabor provided an overview on middle housing updates, a housing overview for the
Planning Commission Minutes
10/24/24
Page 2
state, city and other legislative updates. Washington State projects the need for approximately 1.27 million
new housing units by 2044. Between 2019 and 2044, the city’s housing target is to grow by a total of 6500
units, at a rate of about 250 units per year; most of that growth is not expected to be middle housing.
Following are some suggested middle housing changes from the work done with the previous PC and others:
- The previous PC provided middle housing recommendations that included new ownership options,
regulations to make middle housing development financially feasible and maintaining and improving
community quality of life with new housing productions.
- The public expressed their desire for broader housing options to support community needs,
affordability in housing and for infill housing to provide frontage improvements.
Neil provided background information on the state legislative requirements for HB 1110 and noted the
requirement that jurisdictions allow six out of the following nine middle housing types:
- Duplex - Fourplex - Townhomes
- Stacked Flat - Fiveplex - Courtyard Apartments
- Triplex - Sixplex - Cottage Housing
He noted that other housing-related legislation has also been passed addressing different housing issues:
- HB 1293 - objective design standards.
- HB 5258 - condo reform and proportionate impact based on unit size.
- SB 5290 - permit streamlining, which is required to be adopted by end of 2024 and which the city has
adopted and will enact in October 2024.
- HB 1337 - accessory dwelling unit allowances, removing ownership restrictions and restrictions on
sale of individual units, adopted in Fall 2023.
Middle Housing working code changes based on previous PC consultation:
- Consolidation of Low Density Residential (LDR) and Medium Density Residential (MDR) zoning
districts into new single Community Residential (CR) zoning district.
- CR minimum lot size established as 5,000 sf.
- CR cottage lot minimum proposed as 3,000 sf.
- CR front setback established as 10 feet, instead of existing 20 feet for LDR.
- Multiple units per lot depending on proximity to transit, affordability of units and lot size.
Minimum required parking:
- LDR currently requires two or more spaces per unit. CR proposes to require one space per unit.
Several additional proposed changes:
- LDR and MDR housing will be consolidated into a single zone, CR, as anticipated with the Comp
Plan update. When the rezoning of those properties is completed, that change will match the Comp
Plan destination and not require another Comp Plan Amendment.
- Staff showed a land use chart that included a summary of the existing and proposed allowed uses for
permitted dwellings.
- Staff presented a proposed change to eliminate variable upper story step backs and an increase in the
maximum height in the CR zone from 30 feet to 35 feet.
- Changes to the height allowances standards based on Puget Sound Regional Fire Authority (PSRFA)
guidance, providing opportunities for townhomes to be developed. Tree preservation on lots will be
another consideration with incentives.
Planning Commission Minutes
10/24/24
Page 3
Project Schedule
Fall 2024
- Develop draft code
- Initial PC consultation and initial public outreach
Spring 2025
- Continued public outreach and PC work
Late spring-early summer 2025
- City Council (CC) consideration and final adoption of code update.
There was extensive discussion, and several questions addressed for the PC.
The following are some of the concerns, recommendations and requests from the PC:
- Parking issues need to be addressed and managed.
- What development will look like.
- Specific notification to the neighborhood when there is new development.
- Design review thresholds by unit.
- A Commissioner requested that reports be added to the end of agendas informing the PC when
projects will be going through design review since PC no longer reviews design review projects. The
Commissioner also stated that the public should be made aware of these opportunities as well.
- Concern was expressed about tree replacement and having a sensible tree code that is clearly written
and addresses the tree canopy preservation, tree retention and enforcement.
- Infrastructure and impacts to schools.
- Being proactive regarding utilities issues. Providing a separate water service vs. shared lines off one
stub, etc.
- King County capacity charges for sewer.
Director’s Report
- Depending on identified work projects, the November and December meetings may be cancelled.
- Reminder that the last two meetings of the year are always held on the second Thursday of the
month.
- Staff is working hard on the 2025-2026 budget.
- Housekeeping update of the code moving through the PC.
Adjournment
Chair Probst asked for a motion to adjourn.
Commissioner Durant moved to adjourn. Commissioner Kaehler seconded the motion. Motion carried.
Submitted by: Wynetta Bivens
PC Secretary
Adopted: 12/12/24