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HomeMy WebLinkAboutCity Council Committees - Land Use and Planning Board - 08/25/2008 LAND USE & PLANNING BOARD MINUTES AUGUST 25, 2008 BOARD MEMBERS PRESENT/ABSENT: Chair Jon Johnson, Vice-Chair Dana Ralph, Steve Dowell, Alan Gray, Aleanna Kondelis, Jack Ottini — absent/excused, Barbara Phillips — absent/excused STAFF MEMBERS PRESENT: Charlene Anderson, Kim Adams Pratt, Erin George, Katie Heinitz, Matt Gilbert Approval of Minutes Gray MOVED and Dowell SECONDED a Motion to APPROVE the Minutes of July 28, 2008. Motion PASSED 5-0. Added Items, Communications, Notice of Upcoming Meetings None #CPA-2008-2 Cottage Housing Demonstration Ordinance Planner Katie Heinitz described Cottage Housing as an innovative housing style, where houses are smaller and clustered around a common open space, with parking stalls and garages typically set back from the homes. Heinitz stated that cottage housing appeals to a changing demographics such as smaller families, young professionals, singles and empty nesters. Heinitz stated that cottage housing is typically developed on smaller lots, with a community building constructed within a common open space. Heinitz stated that cottage housing fosters community interaction, and a stronger sense of ownership. Heinitz stated that the cities of Redmond, Kirkland, Shoreline, Lake Forest Park, and Federal Way have implemented cottage housing developments and have city codes that correlate with those developments. Heinitz submitted an article for the record, published in the Seattle Times on August 17, 2008. She stated that the article focuses on some of the Cottage Company's developments in correlation with Architect Ross Chapin, it interviews homeowners and developer, and outlines why cottage housing is becoming popular in this area and throughout the nation. Heinitz stated that the draft Cottage Housing Ordinance was prompted by interest from City Council, developers, homeowners, and property owners in Kent, to provide the option for an additional housing type in Kent. Heinitz stated that the draft ordinance includes development and design standards criteria related to key elements of cottage housing such as maximum unit size, parking standards, and number of houses allowed. Heinitz submitted for the record comments received from Linda Pruitt, the Cottage Company, and from Sam Pace, Seattle King County Association of Realtors. Land Use and Planning Board 1 of 5 Minutes August 25, 2008 Heinitz stated that as result of discussion at the Land Use and Planning Board workshop on August 11th and through comment from staff and developers, staff has made minor changes to the draft ordinance related to the calculation of floor area ratios and critical areas buffers. Heinitz stated that staff added a maximum main floor square footage standard to maintain the cottage feel and look. She stated that staff included verbiage requiring impervious material requirements apply to areas where the soils allow for water infiltration. Heinitz stated that staff changed the term "residents" to 'owners" as it relates to the maintenance and ownership of the community building. Chair Johnson declared the Public Hearing open. Vicki Johnson, 18602 Marine View Dr. SW, Normandy Park 98166 stated that she and her siblings own a four acre parcel on the northwest corner of 240th and 116th which they would like developed with cottage housing. She stated that two parcels located to the north are ready to be developed, as well as a four acre parcel located adjacent to her property owned by the Latham-Skagens. Johnson voiced her support for cottage housing, stating that this type of housing would provide housing options that would accommodate the retired and elderly within their own communities. Debby Latham, 14929 21't Ave SW, Burien, 98166 stated that she owns four developable acres on 116th and voiced her support for cottage housing. Garrett Huffman, Master Builder's Association, 335 116th Ave SE, Bellevue, 98004 stated that he is the South King County Manager for the Master Builder's Association, representing 4,400 member companies. He commended staff for the exceptional job in developing the ordinance to date. Huffman stated that a maximum impervious surface area ratio requirement limitation should not be imposed. A developer should be allowed the flexibility to do what he needs based on the property he has available to work with, with respect to both private and public space size limitations. Huffman stated that the terminology "low impact development" is a politically charged term that implies a set of expectations, leaves itself open to interpretation, and could lead to miscommunication if not clearly defined. He suggested that staff consider using a different term. Huffman stated that (in concurrence with Pace's comments) the City should evaluate parking requirements by considering where the development is located in proximity to transit, transit corridors, bus and light-rail. He stated that this approach could provide an innovative way for staff to consider how many parking spaces would be required per unit. Huffman stated that he would like the ordinance to be based on an incentive basis that would make the development process easier. Land Use and Planning Board 2 of 5 Minutes August 25, 2008 Linda Pruitt, 8215 41't Avenue NE, Seattle, 98115 stated that she is the Principal and owner of the Cottage Company. She stated that her company only builds innovative clusters of single family housing choices. Pruitt stated that her company has developed these homes in a number of different jurisdictions throughout Western Washington and the Pacific Northwest for the last twelve years. Pruitt commended staff for developing a demonstration code that integrates and combines some of the best practices and lessons learned from local jurisdictions that have developed cottage housing. Pruitt stated that easily 75% of the homebuyers in any of our communities already reside within that same jurisdiction. She stated that these folks exist in Kent but they have not been presented with a housing choice that fits their needs as of yet. Pruitt stated that the clustering of cottage housing creates a sense of community and family. Pruitt suggested limiting the submittal period to 90 days, and increasing the permit process to 120 days. Pruitt suggested that carports not be allowed and encouraged the use of garages. She stated that cottage housing should always be described as an option to conventional single family that a developer could present to the public and their market. In response to Dowell, Pruitt stated that garages are preferred to carports, as carports lend themselves to an institutional or apartment like multifamily feel, and would not integrate well in pockets of single family infill, nor would they compliment existing single family neighborhoods surrounding those developments. Sam Pace, 29839 154th Avenue SE, Kent 98042 stated that he is a housing specialist with the Seattle King County Association of Realtors representing 8500 King County realtors. He stated that his association supports Kent's efforts to move forward with this proposed ordinance. Pace commended staff for their excellent work in crafting the draft ordinance, and for their customer service in terms of making information available in an extremely timely manner. Pace stated that through his written comments; he identified two different contexts for evaluating affordability and referenced the use of storm water vaults. He voiced his opinion that a demonstration ordinance may not be necessary as Kent has been given opportunity to evaluate many examples of other cottage housing projects; however he stated that he would support a demonstration ordinance. Pace stated that staff should evaluate proximity to transit services when determining how much parking space to provide within a cottage housing community. Pace stated that he believes the economy is indicating that these kinds of projects should occur sooner rather than later. He stated that staff may want to consider the type of incentives they could put on the table in order for the City to achieve its Land Use and Planning Board 3 of 5 Minutes August 25, 2008 objectives. He stated that the City will have to consider how to accommodate the influx of people moving into the Puget Sound area over the next 15 years (estimated at 1.6 million by the Puget Sound Regional Council). Pace spoke about safety concerns related to pervious surface requirements. He stated that cottage housing will provide options for those seniors wishing to downsize and remain within their own communities where they are established. Pace stated that this is an important and laudable effort the City is undertaking. In response to questions from the Board, Pruitt stated that the majority of folks in the cottage housing communities are home owners living in these communities as their primary residence. She stated that even if that were not the case, the home owner would be legally bound to ensure that whoever occupies their home, would comply with all covenants, restrictions, rules and requirements of the community in terms of behaviors and use of common facilities. Pruitt stated that there should be a size requirement for the common buildings, as she has seen other developments provide a token common space rather than a useable size space. She stated that our company has built common buildings in every one of our developments which are used by the community on a regular basis for a variety of activities. Jay Mezistrano, 1512 S 5th PI, Renton, 98057 stated that he is with JayMarc Development. He stated that his company is currently going through the development process for the construction of two cottage developments in Renton and one in SeaTac. He stated that neither city had a cottage ordinance or zoning in place, yet was receptive to our proposal. Mezistrano submitted his commentary on Kent's proposed Cottage Ordinance for the record. He suggested that the building height be measured at the midpoint of the roof slope at 25 feet, and not at the peak as measuring at the peak creates a monotone consistent roof height and slopes among neighbors. Mezistrano stated that he encourages including community buildings in these developments, although they could be cost prohibitive on smaller projects. He stated that depending on the site of the rural sites, open space can be created for these communities with the use of courtyards, inner-ways or pathways; citing a Centex Development on the corner of 116th and 240th where 8 houses face each other with rear-loaded garages, sharing a common green area. Mezistrano supported the Low Impact Development option but thought the requirements for preservation of portions of the site in undisturbed natural conditions should be eliminated. He stated that the goal is to create urban, not suburban cottage greens that are active social spaces and natural underbrush is not always conducive to social gatherings and sometimes not needed. Seeing no further speakers, Ralph MOVED and Gray SECONDED a Motion to close the public hearing. Motion CARRIED 5-0. Land Use and Planning Board 4 of 5 Minutes August 25, 2008 Dowell MOVED and Ralph SECONDED a Motion to accept the Seattle King County Association of Realtors Letter and the other correspondence submitted for the record. Motion CARRIED 5-0. George stated that staff is not proposing carports, staff has removed the Low Impact Development (LID) condition to preserve portions of the site in a natural undisturbed condition, and stated that Kent's Subdivision Standards already requires roof height be measured at the midpoint. George stated that this ordinance is proposing density bonus incentives if the LID standards are used. Dowell stated that he believes the City should consider building only one demonstration development to speed up the process and avoid multiple developments with potential errors. George stated that staff recommends a maximum of three developments, as it is staff's opinion that one development would not be sufficient for evaluation. She explained that more than one development is important to establish a comparison between various developers' approaches, thus determining how well the regulations work in a variety of designs and on various sites. Pruitt explained that Kent's Demonstration Code closely models Kirkland's Demonstration Code. She stated that Kirkland ultimately selected two applicants out of five submittals to build communities which provided citizens and Council with the opportunity to evaluate both approaches, and consider the pros and cons. Pruitt stated that Kirkland went through a two year process in completing these projects, and then measured the success of these projects through a comprehensive evaluation process resulting in the adoption of a permanent code. Dowell MOVED to recommend and move on to the Council approval of CPA-2008-2 Cottage Housing, with staffs recommendations and with the proviso to recommend no more than two demonstration projects. Gray SECONDED the MOTION. Motion CARRIED 4-1 with Kondelis opposed. Adiournment Chair Johnson adjourned the meeting at 8:15 p.m. Charlene Anderson, AICP, Planning Manager Secretary of the Board S:\Permit\Plan\LUPB\2008\MINUTES\082508_LUPB_Min.doc Land Use and Planning Board 5 of 5 Minutes August 25, 2008