HomeMy WebLinkAboutPlanning 2025-03-27 COMPLETE AGENDA PACKETCity of Tukwila
Thomas McLeod, Mayor
Department of Community Development - Nora Gierloff, A!CP, Director
CITY OF TUKWILA PLANNING
COMMISSION AGENDA
MARCH 27, 2025 - 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 3/27/25
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
I. Call to Order
II. Roll Call
III. Approval of Minutes — 2/27/25 Meeting
IV. Amendment of the Agenda, if necessary
V. General Public Comments (acknowledge non -hearing -related written comments received)
VI. Unfinished Business
1. Middle Housing Code Discussion — continued (Neil Tabor)
VII. New Business
1. None
VIII. Director's Report
IX. Adjournment
General Public Comments: Persons wishing to provide general comments on any non-public hearing,
planning- related topic may submit their written comment to BoardsComms@TuCkwilaWA.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!
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
City of Tukwila
Thomas McLeod, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
MINUTES
Date: February 27, 2025
Time: 6:30 p.m.
Location: Hybrid Meeting - via Microsoft Teams / Public, In -Person Attendance,
Council Chambers, 6200 Southcenter Blvd., Tukwila, WA 98188
I. Call to Order
Chair Probst called the Tukwila PC meeting to order at 6:30 p.m.
II. Roll Ca11
Nancy Eklund took roll call.
Present: Chair Martin Probst; Vice Chair Ann Durant; Commissioners Louise Strander, Alex
Kaehler, Richard McLeland Wieser (arrived at 6:35 pm), Jacob Halverson, and Jane
Ho.
Staff: Long Range Planning Manager Nancy Eklund, American Institute of Certified Planners
(AICP), Department of Community Development (DCD); and Senior Planner Neil
Tabor, AICP, DCD
III. Amendment of the Agenda r
No changes to the agenda were requested.
IV. Approval of Minutes
Commissioner Kaehler moved to adopt the 1/25/25 minutes. Commissioner McLeland-Weiser
seconded the motion. Commissioner Ho recused herself due to absence. The motion carried.
V. Written General Public Comments
No submittals.
VI. Old Business
None
VII. New Business
1. Multifactor Authentication (MFA) — Long Range Planning Manager Nancy Eklund
summarized the purpose of the MFA instructions from the City Information Technology
(IT) department. She stated that, as a computer security best practice, staff, the City
Council (CC) and all boards and commissions using city email addresses or the city
network were being asked to set up MFA. She explained that the commissioners were
being asked to load the Microsoft Authenticator app on their phones and then to contact
Bao Trinh who would walk them through the rest of the process.
Tukwila City Hal! • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gav
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Planning Commission Minutes
2/27/25 Meeting
Page 2
(Bao. Trinh@TukwilaWA. gov).
2. Middle Housing (MH) Code Discussion — Neil Tabor walked through the staff report
and presentation explaining the MH standards that were being proposed to comply with
legislative requirements. He provided background on past discussions, gave updates and
asked the PC to identify any issues they wanted to discuss further at the next meeting.
Following the March meeting the PC will hold a public hearing on April 24th regarding
the proposed MH code amendments. The code needs to be adopted by the CC by June 30,
2025. The following are questions he addressed for the PC.
Comments and Questions Addressed by the PC and Staff:
(Further PC discussion and staff responses are available in the video of the meeting.)
• The PC is interested in receiving a summary of the requirements of the various
legislative bills.
• Discussion about why Tukwila is not required to offer six-plex units.
• Discussion of co -living provisions and how they will be addressed in code.
• Questions regarding how the developability of a site is determined, relative to critical
areas.
• Discussion of the purpose of upper story setbacks and the functionality and intent of
that space.
• Discussion of floor area ratio (FAR) and why it is not included as a standard in the
proposed code language.
• The difference between requirements for MH units and Accessory Dwelling Units
(ADUs) in the proposed code.
• A request to clarify the MH standards vs. the ADU standards. Staff will provide the
tables that are part of the proposed code, which will make the differences clearer, as
well as a map showing the locations of bus stops relevant to calculating buffers.
• Request for a definition of "open space". Staff explained the reasoning behind
keeping the language more flexible and noted that HB 1110 requires that the MH
standards cannot be more restrictive than for single family developments and that
there is currently no open space requirement in single family zoning. A discussion of
the reason for requiring open space, its value and how it is calculated and applied
ensued.
• The PC requested that the definitions section be provided at the next meeting, along
with graphic images that would show how development could be placed on various
lots under the proposed code.
• Discussion about how trees on a site would be regulated, including requirements for
replacement, at what sizes and the kinds of trees, etc. A commissioner expressed
interest in seeing a copy of the city tree species list.
• A commissioner expressed interest in the city making a checklist of minimum
requirements for designs available to developers. Staff indicated that such a checklist
would be made available.
• The PC discussed creative alternatives used to create street parking.
• The PC had questions about the capacity of electrical service serving MH and the
sufficiency of water and sewer service required for development.
2
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
Planning Commission Minutes
2/27/25 Meeting
Page 3
VIII. Director's Report
Ms. Eklund mentioned the following items:
• Reminded commissioners to reach out to Bao Trinh regarding getting MFA set up.
• April 2, 2025 - the State of the City event starting at 5:30 p.m. at Foster High School
Performing Arts Center (see handout).
• March 5, 2025 — MH Open House, 4:30 p.m. to 7:00 p.m. at Sullivan Center, 14350 Tukwila
International Blvd (see handout).
• The PC's upcoming schedule:
o March — continued discussion about MH standards.
o April 24, 2025 - Public Hearing on MH.
IX. Adjournment
Commissioner Durant moved to adjourn, and Commissioner Ho seconded the motion.
Adjourned at: 8:08 p.m.
Submitted by: Nancy Eklund and Wynetta Bivens, PC Secretary
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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4
2025
STATE OF THE CITY ADDRESS
MAYOR THOMAS MCLEOD
2025 STATE OF THE CITY
Wednesday, April 2
Foster High School Performing Arts Center
SCHEDULE
5:3OPM - Doors open
6:OOPM - Presentation
7:OOPM - Reception
All participants are welcome.
If you need reasonable accommodation to
participate in this event, please cal!
206-433-1850 or email Mayar@Tukwila WA.gay.
at least seven days before the event.
Tu kwi la WA.gov /Sta teof Ci ty
I would like to invite you to join me for my annual State o
City address to be held on Wednesday, April 2 at 6:OOpm
Foster High School Performing Arts Center, located at
South 144th Street. This is an opportunity to hear about
the City of Tukwila has accomplished in the past year an(
highlights about the vision for 2025.
The event will include informational tables, providingyo
opportunities to meet City staff and community partners
more about services and programs available to member
Tukwila community. Light refreshments will be served.
I am looking forward to this event and I hope you canjoir
Sincerely,
(*m.24, 4
Thomas McLeo , Mayor
2
5
6
4i° Middle Housing in Tukwila
Tell us what you think about proposed
changes to housing standards
Wednesday, March 5, 2025
Sullivan Center, 14350 Tukwila International Blvd
4:30 p.m. to 7:00 p.m.
Free pizza and refreshments
To address the need for more housing and meet state mandates, Tukwila
is updating its housing regulations to allow for more housing types.
Tukwila's new regulations will allow for greater density in traditionally
single family and medium density zones.
Please attend this Open House to learn more and provide feedback!
To learn more about Middle Housing, visit the website here:
TukwilaWA.gov/CompPlanUpdate
The legislative deadline for adoption of Middle Housing regulations is June 30, 2025. To
achieve that, the City's Planning Commission will hold a Public Hearing on April 24th, after
which, the proposal will go to the City Council for consideration and adoption.
Questions? Send an email to 2044CompPlan@tukwilawa.gov or call 206/431-3659
Please let us know if you wish to be removed from this email list. Thanks!
7
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City of Tukwila
Thomas McLeod, Mayor
INFORMATIONAL MEMORANDUM
TO: Tukwila Planning Commission
FROM: Nora Gierloff, Community Development Director
BY: Neil Tabor, Senior Planner, DCD and Isaac Gloor, Senior Planner, DCD
DATE: March 27, 2025
SUBJECT: Middle Housing Code Discussion
ISSUE
The City is required to update middle housing regulations by June 30th, 2025. As a continuation
of the February 27th, 2025, Planning Commission meeting, staff would like to discuss and seek
further feedback on items identified for further review.
DISCUSSION
Based on feedback from the Planning Commission, staff has compiled additional information on
various topics requested for further review and discussion. Presentation materials reviewed in
the February 27th, 2025, Planning Commission meeting can also be found in the City's Digital
Records Center.
Community Residential Development Standards
General proposed standards for the Community Residential zoning district can be found in
Table 1. These standards are not exhaustive, but represent an update of the "Basic
Development Standards" found within the Low Density Residential (LDR) District chapter of the
Tukwila Municipal Code, similar to other basic development standard tables found within other
zoning district chapters.
Table 1. Proposed Community Residential Standards
Community Residential
No transit proximity or
affordable unit
1/4 Mile of Major Transit, or at
least 1 unit affordable
Minimum Lot Size
5,000 sq. ft.
Minimum Lot Width
40 feet
Density
(3) units per parcel,
(4) units per parcel,
plus 1 unit per 1,500 SF of
parcel area over 5,000 SF,
whichever is greater, up to 5whichever
units
plus 1 unit per 1,500 SF of
parcel area over 5,000 SF,
is greater, up to 5
units
2 units per parcel can be
designated as accessory
residences, provided they
meet ADU requirements
(ADUs count toward
maximum density)
2 units per parcel can be
designated as accessory
residences, provided they
meet ADU requirements
(ADUs count toward maximum
density)
Development Area
Impervious Area
75%
INFORMATIONAL MEMO
Page 2
Building Footprint
50%
Setbacks
Front
15 feet
Porch Bonus
7' (if porch of at least 25 square feet, with no dimension less
than 5 feet)
Side
5 feet
Rear
5 feet
Rear (Alley DADU)
0 feet
Building Height
35 feet
ADU Area
1,400 sq. ft. livable
ADU Height
28 feet
Parking
1 per unit (not required within 1/2 mile of qualifying transit)
ADU parking
Not required
Open Space/Recreation Space
The Planning Commission requested that staff provide additional information on open space
and recreation space, with an emphasis on how different levels of requirements could affect
potential middle housing development. The presentation depicts examples of how maximum
building footprints may be affected by recreation space requirements ranging from 0-400 ft2 per
unit. Generally, a requirement of 250 ft2 of recreation space per unit, or less, did not require a
reduction in building footprint to accommodate the recreation space requirement. A recreation
space requirement of 400 ft2 per unit reduced the building footprint and potential unit sizes by
several hundred square feet per unit.
The examples used an 8,000 ft2 (50'x160') lot with two duplex units and a single ADU. Unit lot
lines are depicted in the presentation slides to demonstrate the optional component allowing
individual unit ownership. Setbacks from unit lot lines are included, as well as setbacks from
property lines. Additional detailed standards that could be applied to a recreation space
requirement include considerations such as minimum dimensions for qualifying open space,
screening or buffering, and ability to use required setbacks areas to meet recreation space
requirements.
Current Standards
The Tukwila Municipal Code has definitions for open space as well as several types of
recreation space, listed below.
18.06.595 Open Space
"Open space" means that area of a site which is free and clear of building and structures
and is open and unobstructed from the ground to the sky.
18.06.665 Recreation Space
"Recreation space" means covered and uncovered space designed and intended for
active and/or passive recreational activity including but not limited to tennis courts,
swimming pools,
cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking
area, driveway, or rockery.
18.06.670 Recreation Space, Covered
"Covered recreation space" means an area of ground covered or overlaid by an artificial or
manmade surface, such as rooftops or pavement.
10
INFORMATIONAL MEMO
Page 3
18.06.675 Recreation Space, Uncovered
"Uncovered recreation space" means an area of ground characterized by a natural
surface, such as lawn, forests, or sandboxes (for children's play).
An example of the application of recreation space requirements for the Medium Density
Residential (MDR) zoning district can be seen in TMC 18.12.030 copied below. This is similarly
required for residential development of various housing types in other zoning districts.
18.12.030 Recreation Space Requirements
A. In the MDR zoning district, any proposed multiple -family structure, complex or
development shall provide, on the premises and for the use of the occupants, a minimum
amount of recreation space according to the following provisions:
1. Required Area.
a. For each proposed dwelling unit in the multiple -family development and detached zero -
lot -line type of development, a minimum of 400 square feet (100 square feet for senior
citizen housing) of recreation space shall be provided. Any multiple -family structure,
complex or development shall provide a minimum of 1,000 square feet of total recreation
space.
b. Townhouse units shall provide at least 250 square feet of the 400 square feet of
recreation space as private, ground level open space measuring not less than 10 feet in
any dimension.
c. The front, side and rear yard setback areas required by the applicable zoning district
shall not qualify as recreation space. However, these setback areas can qualify as
recreation space for townhouses if they are incorporated into private open space with a
minimum dimension of 10 feet on all sides.
2. Indoor or Covered Space.
a. No more than 50% of the required recreation space may be indoor or covered space in
standard multi -family developments. Senior citizen housing must have at least 20%
indoor or covered space.
b. The Director may grant a maximum of two square feet of recreation space for each one
square foot of extensively improved indoor recreation space provided. Interior facility
improvements would include a full range of weight machines, sauna, hot tub, large screen
television and the like.
3. Uncovered Space.
a. A minimum of 50% of the total required recreation space shall be open or uncovered, up
to 100% of the total requirement may be in open or uncovered recreation space in
standard multi -family developments. Senior citizen housing allows up to 80% of recreation
space to be outdoors and has no minimum outdoor space requirement.
b. Recreation space shall not exceed a 4% slope in any direction unless it is demonstrated
that the proposed space design clearly facilitates and encourages the anticipated use.
c. The Director may grant a maximum credit of two square feet of recreation space for
each one square foot of outdoor pool and surrounding deck area.
4. General Requirements.
a. Multiple -family complexes (except senior citizen housing, detached zero -lot -line and
townhouses with nine or fewer units), which provide dwelling units with two or more
bedrooms, shall provide adequate recreation space for children with at least one space for
the 5-to-12-year-old group. Such space shall be at least 25% but not more than 50% of the
total recreation space required under TMC Section 18.12.030 (1), and shall be designated,
located and maintained in a safe condition.
b. Adequate fencing, plant screening or other buffer shall separate the recreation space
from parking areas, driveways or public streets.
11
INFORMATIONAL MEMO
Page 4
c. The anticipated use of all required recreation areas shall be specified and designed to
clearly accommodate that use.
Massing Example
The Planning Commission requested a visual example of the maximum building massing and
development coverage permitted in a potential development. The rough example below depicts
an 8,000 square foot lot (50' x 160'), with a 4,000 square foot building footprint delineated into
five attached units in a townhouse or fiveplex development style. Setback requirements are
depicted in yellow.
r.
47
Access Drive
47
While this represents an approximate maximum buildout of the site, it is extremely unlikely that
a footprint such as this would be proposed. Features such as garages and associated access
drives, shared or private open space and visual design would likely reduce the overall massing
of building footprint on the site. A slightly wider site would also provide more flexibility in unit
placement and orientation.
Middle Housing Definitions
In response to commissioner questions, staff has compiled the definitions related to middle
housing and various middle housing types below from RCW 36.70A.030. Please note, duplex
through sixplex multiplex housing types are not defined terms within the cited RCW. The RCW
defers to jurisdictions in how they choose to define middle housing types not defined in the
RCW, and it is acknowledged that, in practice, some housing developments could qualify as
multiple middle housing types.
RCW Definitions
"Middle housing" means buildings that are compatible in scale, form, and character with single-
family houses and contain two or more attached, stacked, or clustered homes including
duplexes, triplexes, fourplexes, fiveplexes, sixplexes, townhouses, stacked flats, courtyard
apartments, and cottage housing.
"Cottage housing" means residential units on a lot with a common open space that either: (a) Is
owned in common; or (b) has units owned as condominium units with property owned in
common and a minimum of 20 percent of the lot size as open space.
"Courtyard apartments" means attached dwelling units arranged on two or three sides of a yard
gcourt.
INFORMATIONAL MEMO
Page 5
"Stacked flat" means dwelling units in a residential building of no more than three stories on a
residential zoned lot in which each floor may be separately rented or owned.
"Townhouses" means buildings that contain three or more attached single-family dwelling units
that extend from foundation to roof and that have a yard or public way on not less than two
sides.
Parking Map & Considerations
A question was raised during the February 27th, 2025, Planning Commission meeting regarding
the restrictions and limitations on the amount of the parking that can be required for certain
housing types in proximity to certain public transit stations or stops with specific frequencies of
service. These limits and restrictions can generally be categorized into three categories detailed
below: middle housing; accessory dwelling units (ADUs); and multifamily housing (further
detailed below). A map representing areas affected within the transit buffers is also available in
Figure 1.
Table 2. Parking Restrictions
Housing Type
Transit
Buffer
Distance
Maximum Parking that
can be required per
unit (within buffer)
Qualifying Transit Types
Middle Housing
1/2 Mile
0 spaces
Link Light Rail, Sounder
Station, Rapid Ride Stops
Accessory
Dwelling Units
1/2 Mile
0 spaces
Link Light Rail, Sounder
Station, Rapid Ride Stops,
Bus Stops with stops at least
4 times per hour for at least 5
hours per weekday
Multifamily
(Market Rate)
1/4 Mile
0.75 spaces per studio,
or 1 space per bedroom
Link Light Rail, Sounder
Station, Rapid Ride Stops,
Bus Stops with stops at least
4 times per hour for at least
12 hours per day
Multifamily
(Affordable to 0-
50% AMI)
1/4 Mile
0.75 spaces per studio,
or 1 space per bedroom
Link Light Rail, Sounder
Station, Rapid Ride Stops,
Bus Stops with stops at least
4 times per hour for at least
12 hours per day
Housing for
Seniors and
Persons with
Disabilities
1/4 Mile
0 spaces (reasonable
staff and visitor parking
requirements allowed)
Link Light Rail, Sounder
Station, Rapid Ride Stops,
Bus Stops with stops at least
2 times per hour for at least
12 hours per day
INFORMATIONAL MEMO
Page 6
RCW Restrictions
on Minimum
Parking
Requirements
No required parking
ADUs
I
Middle housing
Limitations on how much
parking can be required
Affordable housing
Senior & market -rate
housing
Transit stops
• RapidRide stop
o Bus stop
Link station
a Sounder station
Transit routes
— RapidRide A
— RapidRide F
124
128
-150
156
DART 906
Link Light Rail
— Sounder
=.71 C ity limits
05 1 Mlles
If'ilture 1. Legal restrictions on requiring parking for multifamily housing types, Middle Housing and ADUs
INFORMATIONAL MEMO
Page 7
Street Standards
TMC Title 17 contains access requirements for new parcels, as well as standards for new public
and private streets, and defines the requirements for improving existing streets during land
division. These rules govern when applicants are required to install sidewalks, as well as the
width of any new roads and driveways. Current standards are relatively inflexible and require
large amounts of paving and roadway space, even for small residential projects. They also lack
standards for landscaping or trees, do not provide for the possibility of on -street parking, and
result in poor pedestrian safety outcomes.
Proposed Street Standards
These standards require amendments to align with middle housing changes. The proposal
includes the addition of two new non -arterial residential street types: "Neighborhood Yield
Streets", which feature sidewalks, parking lanes, and landscaping; and narrower "Living
Streets", which are shared streets that use pavement stamps or materials to indicate that the
roadway space is shared for all users, including pedestrians, cyclists, and motor vehicles. See
Table 3, below for approximate dimensions of these street types and their components.
Table 3. New Proposed Street Standards
Proposed Street Type
Width
Vehicle
Sidewalks
Lane Width
Landscaping / Parking /
Buffer Zone Flex Zone
Width Width
Neighborhood Yield
Street -
Single Side Parking
40'
11'
6'+6' = 12'
Total
5'+5' = 10' 7'
Total
Neighborhood Yield
Street -
Parking on Both Sides
Living Street - Through
50'
20'
Minimum
12'
6'+6' = 12'
Total
6'+6' = 12' 7'+7' = 14'
Total Total
Vehicle
Clear Zone
Landscaping /
Furniture
Islands /
Parking
Parking Area Widths
(optional)
10'
10'
7'
Living Street - Dead End
20'
Minimum
16'
4'
The street standards are also proposed to be modernized in the following ways:
• Establishing minimum sidewalk widths at 6 feet, in accordance with recommendations
from NACTO (National Association of City Transportation Officials).
• Amending the thresholds at which the City requires new streets to be dedicated as
ROW, to create more flexibility for applicants and the City.
• Creating new standards for the provision of on -street parking for new and existing
streets that require improvements.
• Requiring pedestrian safety features such as continuous sidewalks, curb cut
consolidation, intersection daylighting, and curb bulbs.
• Other minor amendments to conform with the requirements of state law.
15
INFORMATIONAL MEMO
Page 8
Anticipated Schedule
Staff anticipates the following timeline for public hearings and City Council deliberations.
• Middle Housing work continuation at Planning Commission (March 27th)
• Middle Housing Public Hearing at Planning Commission (April 24th)
• Middle Housing & Design Code Ordinances at Council (May -June)
Staff will forward the proposed revisions to the Washington Department of Commerce for their
60-day review prior to the Council vote and will also conduct environmental review under the
State Environmental Policy Act.
ATTACHMENTS
1. Middle Housing Presentation
16
Middle Housing Discussion
Planning Commission
March 27, 2025
4
Schedule 2025
• Wednesday March 5th, 4:30-7pm
—Open House
• March 27th Planning Commission Meeting
—Middle Housing continuation
• April 24th Planning Commission Meeting
— Public Hearing on Draft Code Package
• June
— Vote and adoption of Regulations by City
Council
Middle Housing Discussion
Planning Commission
March 27, 2025
\sti
�2 Middle Housing Code Update
B
• The Middle Housing code update will
contain several areas of amendments:
— Zoning changes
— Density & use allowances
— Changes to development standards
— Updated road standards
— Design review changes
— Definitions & consistency
Middle Housing Discussion
Planning Commission
March 27, 2025
Density
• Establish minimum lot size of Community Residential
(CR) at 5,000 square feet
— LDR currently 6,500 sqft
— MDR currently 8,000 sqft
• Baseline density allowance of 3 units per lot (ADUs)
count toward total units
— Additional unit allowance for each additional 1,500 sqft of lot
area, up to 5 units
— 8,000 sqft parcel can have 5 units
— Bonus density for site with at least 1 affordable unit (60% AMI
rental, 80% AMI ownership) & within 1/4 mile from transit
Middle Housing Discussion
Planning Commission
March 27, 2025
Proposed Community Residential
Development Standards Table
Community Residential
Minimum Lot Size
Minimum Lot Width
Density
Development Area
Impervious Area
Building Footprint
Setbacks
Front
Porch Bonus
Side
Rear
Rear (Alley DADU)
Building Height
ADU Area
ADU Height
Parking
ADU parking
No transit proximity or affordable unit
5,000 sq. ft.
40 feet
(3) units per parcel,
plus 1 unit per 1,500 SF of lot area over 5,000 SF,
whichever is greater, up to 5 units
- 2 units per lot can be designated as accessory
residences, provided they meet ADU
requirements (ADUs count toward maximum
density)
75%
50%
15 feet
1/4 Mile of Major Transit, or at least 1 unit
affordable
(4) units per parcel,
plus 1 unit per 1,500 SF
whichever is greater, up
of lot area over 5,000 SF,
to 5 units
- 2 units per lot can be designated as accessory
residences, provided they meet ADU
requirements (ADUs count toward maximum
density)
7 feet (if porch of at least 25 square feet, with no dimension less than 5 feet)
5 feet
5 feet
0 feet
35 feet
1,400 sq. ft. livable
28 feet
1 per unit (not required within 1/2 mile of qualifying transit)
Not required
Middle Housing Discussion
Planning Commission
March 27, 2025
Parking Requirements
• 1 parking space per middle housing unit, outside
of the 1/2 mile buffers in which parking cannot
be required
— Developers may elect to provide additional parking
on -site, especially in certain housing types
• No parking requirements for accessory dwelling
units
Middle Housing Discussion
Planning Commission
March 27, 2025
Parking Restrictions
• Middle Housing
— Cannot require within 1/2 mile of
Rapid Ride Stop, Sounder
Station, Link Station
• ADUs
— Cannot require within 1/2 mile of
aforementioned stations and
stops or qualifying bus stops (4
stops per hour for at least 5
hours during the week)
i
11,
RCW Restrictions
on Minimum
Parking
Requirements
No required parking
4 QAnu,
® Middle housing
Limitations on how much
parking can be required
Affordable housing
, Senior & market -rate
housing
Transit stops
• RapidRide stop
o eusscap
R Link station
R Sounder Station
Transit routes
— RapidRide A
— RapidRide F
— 124
128
15o
— 156
DART 906
Link Light Rail
•--Sounder
City limits
0.5
1 Miles
Middle Housing Discussion
Planning Commission
March 27, 2025
32
48
Massing Example
• The site plan below represents a generalized maximum building coverage and
impervious surface coverage on an 8,000 ft2 lot
• The building is approximately 4,000 ft2 of footprint overall in a
townhouse/fiveplex configuration with unit footprints ranging from 750 ft2 to
1,000 ft2
• This building out is very unlikely, with no separation between the access drive
and unit entries
3.8
(0, r I r I r I In I r I I23 1 i 1 i 1 pi I-, I—, I-, I—,
Access Drive
5
Middle Housing Discussion
Planning Commission
March 27, 2025
Massing Example
• The Burien duplex/townhouse
development visited in the August 24,
2024, Planning Commission middle
housing tour had some similar
features as the theoretical example
• Based on a larger lot width and
overall size, this development included
a wider access drive, full length
driveways, tandem garage parking
and larger backyards
Middle Housing Discussion
Planning Commission
March 27, 2025
Phasing Examples
• The following
examples from the
Washington
Department of
Commerce illustrate
the potential
phasing of infill
middle housing
predominantly
single-family
neighborhoods over
time
Typical phasing: Phase 1 (0-5 years)
Existing Detached Herne
Middle Housing Discussion
Planning Commission
March 27, 2025
CD
Phasing Examples
Typical phasing: Phase 2 (5-10 years)
Existing Detached Home
Middle Housing Types
Middle Housing Discussion
Planning Commission
March 27, 2025
CD
Phasing Examples
Typical phasing: Phase 3 (10-1 5 years)
Existing Oet
Middle How
Middle Housing Discussion
Planning Commission
March 27, 2025
Open/Recreation Space Requirements
• The City's current standards for recreation space
have been cited as an impediment to new
middle housing and multifamily development
• The following slide illustrates an example of
townhouse recreation space requirements based
on current standards
• Full text of MDR zoning recreation space can be
found in the informational memo
Middle Housing Discussion
Planning Commission
March 27, 2025
Townhouse Example Recreation Space
Requirements (Existing)
General
Requirements
Minimum 50%
of Recreation
Space must be
Additional
Requirements
• 400 ft2 per unit
• 1,000 ft2 minimum total per development
• Open space or uncovered recreation space
• Specific recreation space for children 5-12 years
old (25-50% of total recreation space)
• Buffering of space from parking and access drives
Middle Housing Discussion
Planning Commission
March 27, 2025
Wyly
2 Open/Recreation Space Requirements
B
• In updating standards for middle housing
recreation space, staff aims to balance
high quality development and
development feasibility
• The following slides demonstrate potential
impacts of different open space
requirements on potential development
Middle Housing Discussion
Planning Commission
March 27, 2025
0
16
32
Example Development
• Red solid lines: Parcel lines
• Red dashed lines: Possible unit lots
• Yellow blocks: Pertinent setback/recreation space areas
• 50' wide by 160' deep, 8,000 ft2 parcel
1.
ADU
XX23' x 25')
'-1,150 sgft
i unit
a
411
64
1 1 1 1 1 I 1 1 1 1.
Duplex (25' x 47' total
588 sqft footprint/unit
1,400-1,700 sgft/unit
113 122E 144 160 176 162
'I„ I IIIIIIIIIIII�! M IIIIIII
I -
Duplex (25' x 48' total)
600 sgft footprint/unit
—1 ,500-1,800 sgft/unit
A l.'1IA!
Middle Housing Discussion
Planning Commission
March 27, 2025
0
J
Example 1
• No recreation space requirement
• The setbacks (in yellow) generally represent 1,850 ft2 of area where
structures cannot be constructed, or 23% of the 8,000 ft2 parcel
ADU
x 25')
—1,150 sgft
unit
I64 I I80 I I96 I I112 I I128 I I144 I I160
11111 IlIl� IlIl� IlIl� IlIl� IlIl� IlIl� IlIl� IlIl� IlIlI IlIl� 1111� 11111 11111
Duplex (25' x 47' total
588 sqft footprint/unit
—1,400-1,700 sqft/unit
Duplex (25' x 48' total)
-°--1' 600 sgft footprint/unit
--1,500-1,800 sgftlunit
134 102
�111111111 11IIII IIIIIII
Middle Housing Discussion
Planning Commission
March 27, 2025
0
16
32
Example 2
• 250 ft2 of recreation space required per unit, no dimension less than 5'
• No reduction in unit size from baseline example
• The setbacks (in yellow) generally represent 1,850 ft2 of area where
structures cannot be constructed, or 23% of the 8,000 ft2 parcel
l: a5
112 l'S 144 111
I1111 111111 1111111
ADU
1(23' x 25')
;-'-1,150 sqft
unit lei
Duplex (25' x 4 1 total
588 sqft footprint/unit
1,400-1,700 sgftlunit
1
Duplex (25' x 48' total)
0 600 sqft footprintlunit
—1,500-1,800 sgftlunit
1
176
112
Middle Housing Discussion
Planning Commission
March 27, 2025
0
0
16
32
Example 3
• 400 ft2 of recreation space required per unit, no dimension less than 5'
• Duplex units reduced by several hundred ft2 per unit to comply with
requirements
• Recreation space areas represent -2,000 ft2 of area, or 25% of the 8,000 ft2
parcel, assuming no additional impervious surfaces
l'.
ADU 1
(23' x 25')
1,150 sqft
unit
41
£a
Duplex (21' x 44' total)
462 sqft footprint/unit
1N-1,000-1,350 sgftfunit
n ..ate Drive 16; Wide
112
Duplex (25' x 42' total)
525 sqft footprint/unit
—1,200-1,550 sqft/unit
144
1&D
Middle Housing Discussion
Planning Commission
March 27, 2025
4
Recreation Space Options
• Not require a minimum recreation space
• Require some amount of recreation space
per unit
— Set minimum dimension per qualifying space?
— Require buffering of this space?
—Apply other requirements?
Middle Housing Discussion
Planning Commission
March 27, 2025
4
Streets Standards
• Existing street standards require updates
— Relatively inflexible regarding widths and dedication
requirements
— Require large amounts of pavement for small residential projects
— Lacking in standards for landscaping or trees
— Do not provide for on -street parking
— Result in poor pedestrian safety outcomes (for example: no
sidewalks)
Middle Housing Discussion
Planning Commission
March 27, 2025
4
Proposed New Streets
• Neighborhood Yield
Streets
— Low speed
— Low volume
— Provide access to:
• Residences
• Community amenities
such as parks,
schools, and
gathering spaces
• Living Streets
— Designed for sub-
15 mph
—Shared Streets
• Drivers, Pedestrians,
Cyclists share
roadway space.
Middle Housing Discussion
Planning Commission
March 27, 2025
�J�� ti�A wqs
yZ
O G1 ' '
�� _�New Street D
190 i
Neighborhood Yield
Street -
Single Side Parking
Neighborhood Yield
Street -
Parking on Both Sides
Living Street - Through
Living Street - Dead End
Vehicle Lane
Total Width: Width
40'
Total Width:
50'
Total Width:
20'
Total Width:
20'
11'
12'
Vehicle Clear
Zone
10'
16'
Sidewalks
6'+6' = 12' Total
6'+6' = 12' Total
Landscaping
Furniture Islands
/
Parking
10'
4'
Landscaping / Parking
Buffer Zone Width /
Flex Zone Width
5'+5' = 10' Total 7'
6'+6' = 12' Total
7'+7' = 14'
Total
Parking Area Widths
(optional)
7'
Middle Housing Discussion
Planning Commission
March 27, 2025
Other Street Standard Changes
• Setting minimum sidewalk widths at 6 feet
• Amending thresholds for new street dedication as public
• Allowing on -street parking for new / improved streets
• Requiring pedestrian safety features:
— Continuous sidewalks
— Curb cut consolidation
— Intersection daylighting
— Curb bulbs
Middle Housing Discussion
Planning Commission
March 27, 2025
CLD Questions & Discussion
Middle Housing Discussion
Planning Commission
March 27, 2025