HomeMy WebLinkAbout3948oRDTNANcE No. 3?/e
AN ORDINANCE of the City Council of the
City of Kent, Washington, to allow flexibility in the
maximum allowable number of cottage housing
units under the City's Demonstration Cottage
Housing Ordinance.
RECITALS
A. The Cottage Housing Demonstration Ordinance No. 3895 was
passed by the City Council on November 18, .2008, and allows for up to
two cottage housing projects.. The Ordinance established goals, a process
for selection and permitting, development and design standards. One of
the development standards limits the size of the cottage housing
development to'a maximum of 24 units. This number of units was
established based on a staff review of similar ordinances in other cities.
B. Applicants for the proposed Blueberry Cottages development
submitted to the Cottage Housing Committee information summarizing
research regarding the size of cottage housing developments and
supporting a maximum number of units íarger than 24. Having considered
the issue, the Cottage Housing Com'mittee supports flexibility in the
allowable number of cottage housing units if that flexibility allows a better
cottage housing development.
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C. The SEPA Responsible Official determined that the proposed
revisions are procedural in nature and no further environmental review is
req u ired.
D. The City's Economic and Community Development Committee
discussed the Cottage Housing Demonstration Ordinance amendment at
its meetings on January 11,2010 and February B, 2OLO. Tl'íe Land Use
and Planning Board held a public hearing and made a recommendation on
February 22, 20LO. The Committee considered the issue again on March
B, 2010, and recommended approval. The City Council voted to adopt the
amendment to the Cottage Housing Demonstration Ordinance on March
16, 2010.
ORDINANCE
SECTTON 7. -
Demonstration Cottage
amended as follows:
Amendment. Section 5 of the
Housing Ordinance (Ordinance
City of Kent
No. 3895) is
Housing Demonstration Projects. Parameters identified in this section will
apply to cottage housing demonstration projects only and will prevail if
they conflict with the regulations specified in Chapters L2 and 15 KCC.
A. Development Standards.
Cottage Carriagel
Max Unit Size2 1,500 square feet 968 square feet
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Cottage Carriagel
Density3'a
For single family zones: allowable density is the same as the
underlying zone, unless the Low Impact Development (LID)
techniques listed in subsection B.10 of this section are
incorporated, then 1,5 times the maximum number of dwelling
units allowed in the underlying zone shall be permitted, up to 12
units per acre.
For multifamily zones: allowable density is the same as the
underlying zone and LID techniques listed in subsection 8.10 of
this section are required for cottage housing developments.
Minimum Lot
Size per unit None
Max Floor
Area Ratio (FAR)35
Development Sizes
Min. 6 units
Max. 24 units Allowed when included in a
cottage project,Minimum cluste16: 6 units
Maximum cluster: 12 units
Parking RequirementsT
(See subsection B.B of
this section)
1.8 spaces per unit if on-street parking is provided, 2 if there is
no on-street parking
Minimum Development
Perimeter Setbacksg
Front:20'
Other: 10
Maximum Impervious
Su rfacess 50o/o
Maximum Height 25', where minimum roof slope of 6:12 for all parts of the roof
above 18' are provided. Otherwise, 18'.
Tree Retention Standards contained in KCC 15.08.240 for Tree Retention shall
apply. Cottages shall be designed around significant trees.
Accessory Dwelling
Units (ADUs)Not permitted as part of a cottage development,
1 This housing type is only allowed where it is included in a cottage project
and is counted towards the development density.
'Any additions or increases ¡n unit sizes after initial construction shall be
subject to the cottage housing development standards. Cottages may not
be more than one thousand (1,000) square feet on the main floor.
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3 Existing detached dwelling units may remain on the subject property and
will be counted towards the density. Existing dwelling units shall be
remodeled to be consistent with the exterior architectural design elements
of the development, The dwelling unit may not exceed the existing square
footage or the maximum square footage allowed for a new cottage,
whichever is greater,
a When determining the maximum allowed number of units for a cottage
housing development, the entire site area may be included in the
calculation. If calculations result in a fraction, the fraction shall be
rounded to the nearest whole number as follows: fractions above one-half
(U2) shall be rounded up, fractions of one-half (U2) and below shall be
rounded down,
s Carriage units may be included within a cottage housing proposal,
provided that the number of carriage units do not exceed twenty-five
percent (25o/o) of the total number of units in the project, The Cottage
level of unique site design, architectural design. building materials, open
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6 Cluster size is intended to encourage a sense of community among
residents and the homes within a cluster generally orient toward each
other, community open space, or pathways and are not separated by
roads or critical areas. A development site may contain more than one
cluster, with a clear separation between clusters. Furthermore, clusters
shall be connected via pedestrian pathway(s).
Cottage Housing Demonstration
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7 Garages may count towards the parking count if, through a covenant,
they are reserved only for the parking of vehicles.
I Perimeter setback areas are to be designated for landscaping, in
accordance with subsection 8.9 of this section.
s Maximum impervious surface is calculated using the entire development
site. Lot coverage for individual lots may vary.
B. Design Standards.
1. Orientation of Dwelling Units. Dwellings within a cottage
housing development shall be clustered and homes within the clusters
shall be oriented to promote a sense of community within the
development, The planning manager shall have the authority to waive or
modify specific requirements for dwelling unit orientation to insure this
intent is met and to allow for flexibility and innovation in design,
a. Each dwelling unit shall have a primary entry and/or
covered porch oriented to the common open space or pathway connecting
to the common open space.
b, Each dwelling unit abutting a public right-of-way (not
including alleys) shall incorporate façade modulation, windows, and
roofline variations to avoid blank walls that orient to the public right-of-
way.
2. Variation in Unit Sizes, Building. and Site Design. Cottage
projects shall establish building and site design that promote variety and
visual interest,
a, Projects shall include a variety of unit sizes within a
single development.
b. Proposals shall provide a variety of building styles,
features, colors, and site design elements within cottage housing
communities. Dwellings with the same combination of features and
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treatments shall not be located adjacent to each other. Identical elements
shall not be repeated in more than twenty-five percent (25Vo) of the
cottages in the development.
c. Design of carriage units shall be of similar character
with that of the cottages included in the project.
d, Cottages may not be more than one thousand (1,000)
square feet on the main floor.
3. Community Buildings, Community buildings are required in
cottage developments,
a, Community buildings shall be at least five hundred
(500) square feet on the main floor and shall be of similar architectural
character to the dwelling units.
b, Building height for community buildings shall be the
same standard as for cottages.
c. Community buildings must be located on the same site
as the cottage housing development, and be commonly owned by the
residents.
4. Storage Space. If garages are reserved only for the parking
of vehicles through a covenant, alternative storage space onsite shall be
provided. The development shall include thirty (30) square feet of storage
space per dwelling unit. The storage space shall be in one or more of the
following forms:
a. Detached sheds, designed in similar character of that
of the dwelling units. May be individual or shared sheds.
b. Storage space within the detached parking structures
(additional rooms, area for shelving, etc.) that does not conflict with the
parking of vehicles in the garages,
c. Storage space within the dwelling unit, accessible only
through an external door.
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d, Designated storage space attached to the community
building that is not counted towards the five hundred (500) square foot
minimum.
e. Other storage space options approved in writing by
Planning Services,
5.Rpnuirecl Common Onen Snace . Common open space shall
provide visual relief and a sense of community for cottage developments.
It must be located outside of critical areas and their buffers. The common
open space shall be of a general character similar to single family
residential yard areas and provide similar opportunities for use. Elements
of the single family residential yard areas that may be included in the
common open space are lawns, community garden space, patio/seating,
and cooking areas, etc,
a. A minimum of 400 square feet of common open space per
dwelling unit shall be. provided.
b, Each area of common open space in each cluster shall be
in one contiguous and usable piece with a minimum dimension of twenty
(20) feet on all sides.
c, Required common open space may be divided into no
more than one (1) separate area per cluster of dwelling units,
d, Common open space shall be located in a centrally located
area and be easily accessible physically and visually to all dwellings within
the development,
e. Fences may not be located within or around required
common open space areas.
f. Landscaping located in common open space areas shall be
designed to allow for easy access and use of the space by all residents, to
accommodate principles of Crime Prevention through Environmental
Design (CPTED), and to facilitate maintenance needs. Existing mature
trees shall be retained in this area, as appropriate for site design.
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g, Unless the shape or topography of the site precludes the
ability to locate units adjacent to the common open space, the following
standards must be met:
(1) The open space shall be located so that it will be
surrounded by cottages or common buildings on at least three (3) sides;
(2) At least fifty percent (500/o) of the units in the
development shall abut a common open space, A cottage is considered to
"abut" an area of open space if there is no structure, road, or critical area
between the unit and the open space.
6. Private Open Space,
(1) Each cottage unit must have a covered porch with a
minimum area of sixty-four (64) square feet per unit and a minimum
dimension of seven (7) feet on all sides, Porches shall be associated with
primary point of entry.
(2) Each carriage unit shall have a deck or balcony,
oriented toward the common open space.
(3) In addition to porches, at least three hundred (300)
square feet of private, contiguous, usable open space adjacent to each
individual dwelling unit shall be provided to contribute positively to the
visual appearance of the development, promote diversity in planting
materials, and utilize generally accepted good landscape design. The
private open space shall be oriented toward the common open space as
much as possible and shall have no dimension less than ten (10) feet.
The private open space shall define private residences from common
areas, trails, and parking areas, Fences surrounding these spaces shall be
a maximum height of three feet and shall be wrought iron, cedar split rail,
picket, or similar fencing material.
7. Pedestrian Flow through Development. Pedestrian
connections shall link all buildings to the:
a. Public right-of-way;
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b. Common open space;
c. Parking areas; and
d. Other cottage clusters in the development.
The pedestrian walkways shall meet International Building
requirements for accessibility.
Code
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Parking areas shall be located so their visual presence and associated
noise are min¡mized, both within and outside the development. These
areas shall also maintain the single-family character along public streets,
a. Shared detached garage structures may not exceed
four (4) single-car garage doors per building. Carriage units are preferred
above these garage structures.
b. For shared detached garages, the design of the
structure must be of similar character to that of the dwelling units within
the development.
c. Shared detached garage structures and surface parking
areas must be screened from streets outside the development and
adjacent residential uses by landscaping or architectural screening.
d. If garage structures are counted toward the required
number of parking stalls, these structures shall be reserved through a
covenant for the parking of vehicles owned by the residents of the
development, Storage of items which preclude the use of the parking
spaces for vehicles is prohibited,
e. Surface parking areas may not be located in rows of
more than six (6) spaces, Parking rows must be separated by a distance
of at least twenty (20) feet,
9. Landscaping, The intent of these landscaping requirements is
to enhance to overall appearance of the cottage housing development and
to give the development an appearance of establishment,
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a. Cottage housing developments shall incorporate a
landscape master plan, designed and stamped by a professional landscape
architect, and include the following elements:
(1) All landscaped areas (except that which is in
private open spaces) shall be densely planted with a variety of decorative
trees, shrubs, groundcovers, and other plants.
(2) Landscaping shall be located adjacent to all
pathways and common open spaces and shall screen parking areas,
(3) Perimeter setback areas shall be landscaped in a
manner that results in a dense landscape screen.
(4) Perimeter trees shall be maintained and
incorporated in the master landscape plan,
(5) Landscaping shall be included within private
open space, which shall be consistent with the overall landscape concept.
(6) The landscape design shall exhibit sensitivity to
principles of Crime Prevention through Environmental Design (CPTED).
(7) Maintenance of landscaping (except that which is
in private open spaces) shall be the responsibility of the Homeowners'
Association.
b. Standards contained in KCC 15.08.240 for Tree
Retention shall apply. Cottages shall be designed around significant trees.
Within perimeter setbacks, all significant trees which do not constitute a
safety hazard shall be retained,
10. Low Impact Development,
a. For single family zones, density bonuses will only be
granted if all of the following low impact development (LID) techniques are
met. LID techniques are not required if the proposal does not include a
density bonus. LID techniques are required for cottage housing
developments in multifamily zones. LID design standards shall be
according to the 2005 Puget Sound Action Team LID Manual,
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b. When the density bonus is applied or the project is
located in a multifamily zone, the proposed site design shall incorporate
the use of LID strategies to meet stormwater management standards.
c. LID is a set of techniques that mimic natural watershed
hydrology by slowing, evaporating/transpiring, and filtering water, which
allows water to soak into the ground closer to its source. The design shall
implement the following objectives :
(1) Grading disturbance limited to roadway and
building pad preparation. Removal and compaction of topsoils shall be
minimized and soils may be amended to facilitate LID techniques, The
replacement of topsoils on all pervious areas disturbed by construction
shall be replaced.
(2) Use of pervious materials for a fifty percent
(500/o) of non-public driving and walking surfaces if soil type allows for
infiltration.
(3) Treatment of stormwater in numerous small,
decentralized structures, which include the use of multifunctional open
drainage systems such as vegetated swales or filter strips which also help
to fulfill landscaping and open space requirements,
(4) Other options meeting the intent of this section
and approved in writing by Planning Services and Public Works.
11. StormwaterRegulations.
a. The proposed site design shall meet all applicable
criteria from the 2002 City of Kent Surface Water Design Manual or
current manual adopted by the City of Kent.
b. Some sites, due to size or steeply sloping topography,
may have special difficulty including a stormwater detention pond in the
proposed site design. Vaults will be considered on a site by site basis for
stormwater detention and water quality with the following conditions.
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(1) The vault access point(s) must be located in an
area that will already be planned for impervious surface,
(2) Water quality improvement and infiltration are
desired characteristics of stormwater detention facilities. Because vaults
eliminate infiltration and potentially degrade water quality, the vault
design must be shown to not have a detrimental impact on water quality,
and that an infiltration facility would not be feasible,
(3) The proposal must include an analysis of low
impact design techniques that will facilitate infiltration outside the vault,
as included in the 2005 Puget Sound Action Team LID Manual,
(4) The stormwater system will be required to be
maintained by a homeowner's association.
c. The special allowances for vaults in lieu of open water
facilities for cottage housing demonstration projects do not nullify the
requirements of the 2002 City of Kent Surface Water Design Manual or
current manual adopted by the City of Kent for other developments.
SECTION 2, * Severability. If any one or more section,
subsections, or sentences of this ordinance are held to be unconstitutional
or invalid, such decision shall not affect the validity of the remaining
portion of this ordinance and the same shall remain in full force and effect,
SECTION 3, - Corrections by City Clerk or Code RevÌser, Upon
approval of the City Attorney, the City Clerk and the code reviser are
authorized to make necessary corrections to this ordinance, including the
correction of clerical errors; references to other local, state or federal laws,
codes, rules, or regulations; or ordinance numbering and
section/subsection nu mbering,
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SECTION 4, - EffectÌve Date. This ordinance shall take effect and
be in force thirty (30) days from and after its passage as provided by law.
COOKE, MAYOR
ATTEST:
BRENDA JACOBER,ERK
APPROVED AS TO FORM:
TO BRUBA ER, CITY ATTORNEY
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PASSED, /h day of
APPROVED: /b day of
PUBLISHE o: / 4 day of
2010.
2010.
2010.
I hereby certify that this is a true copy of Ordinance No. -2?¿K
passed by the City Council of the City of Kent, Washington, and approved
by the Mayor of the City of Kent as hereon indicated.
BRENDA J ITY CLERK
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STATE OF WASHINGTON, COUNTY OF KING }AFFIDAVIT OF PUBLICATIONPUBLIC NOTICELinda M Mills, being first duly sworn on oath that she is the LegalAdvertising Representative of theI(ent Reportera weekly newspaper, which newspaper is a legal newspaper ofgeneral circulation and is now and has been for more than six monthsprior to the date of publication hereinafter referred to, published inthe English language continuously as a weekly newspaper in KingCounty, 'Washington. The Kent Reporter has been approved asa Legal Newspaper by order of the Superior Court of the State ofWashington for King County.The notice in the exact form annexed was published in regularissues of the Kent Reporter (and not in supplement form) which wasregularly distributed to its subscribers during the below stated period.The annexed notice, a:Public Noticewas published on March 19,2010.The full amount of the fee charged for said foregoing publication isthe sum of $73.96.M. MillsLegal Advertising Representative, Kent ReporterSubscribed and sworn to me this 19th day of March, 2010.KathyotaryPu1nCITY OF KENTNOTICE OF ORDINANCESPASSED BY TIIECITY COT]NCILThe following is a summary ofordinances passed by the KentCity Council on March 16, 2010:ORDINANCE NO. 3948AN ORDINANCE of the CityCouncil of the City of Kent,Washington, to allow flexibility inthe maximum allowable numberof cottage housing units underthe City's Demonstration CottageHousing Ordinance.Effective Date: April 15 , 2010Each ordinance will take effect30 days from the date of passage,unless subjected to referendum orvetoed by the Mayo¡ or unlessotherwise noted. A copy of thecomplete text of any oidinancewill be mailed upon request to theCity Clerk.Brenda Jacober, CMC,Ciry ClerkPublished in the Kent Reporteron March 19,2010. #340354.'¡\\\\\\\1ìr ' ' '*Sì O ALSFÃ 'ir,,,----;+1ç:)'ri;i," "r,t Si!"*ñ'": 't;, v'2-,2- t-,ı--"- 2Oa7z t7': o. ,,:iù_í ä i'r, $ 1¡. iù-*.. ¡è 5,1, '^... ,¡r.i...1r*- r^X- _-4,,ifi,,i¡.5::.P. O. Number:Washingtonthe State of Washington, Residing