HomeMy WebLinkAbout04-24-19 YPC Packetm' DEPARTMENT OF COMMUNITY DEVELOPMENT
AA00 M Iklk%X Joan Davenport, AICP, Director
PlanningDivision
CITY F Y,� 6 A
a r m i n g Joseph Calhoun, Manager
129 North Second Street, 2nd Floor, Yakima, WA 98901
ask.planning@yakimawa.gov • www.yakimawa.gov/services/planning
City of Yakima Planning Commission
PUBLIC MEETING
City Hall Council Chambers
Wednesday April 24, 2019
3:00 p.m. — 5:00 p.m.
YPC Members:
Chairwoman Patricia Byers, Vice -Chair Jacob Liddicoat, Al Rose, Bill Cook, Robert McCormick,
Leanne Hughes -Mickel, and Philip Ostriem
Council Liaison: Kathy Coffey (District 5)
Cl Planning Staff.
Joan Davenport (Community Development Director), Rosalinda Ibarra (Community Development
Administrative Assistant), Joseph Calhoun (Planning Manager), Eric Crowell (Associate Planner),
Trevor Martin (Associate Planner), Colleda Monick (Community Development Specialist),
and Lisa Maxey (Planning Technician)
AGENDA
I. Call to Order
II. Roll Call
III. Staff Announcements
IV. Audience Participation
V. Approval of Meeting Minutes of April 10, 2019
VI. Discussion on Potential Text Amendments
o Affordable Housing
VII. Other Business
VIII. Adjourn
Next Meeting. May 8, 2019
Yakima
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City of Yakima Planning Commission
City Hall Council Chambers
Wednesday April 24, 2019
Beginning at 3:00 p.m.
Public Meeting
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Page 1 04/24/2019 YPC Public Meeting
1. Background
On March 12, 2019, the City Council held a study session where it was moved and seconded to
send the following items to the Planning Commission for further review and discussion:
a. Review ootions for zoning, of additional land for multi -family construction
b. Analyge the Zoning Ordinance (YMC 15) & Subdivision Ordinance (YMC 14) for
regulato[y strategies
c. Analyze the R-1 Zoning District to determine if more density should be allowed
in the R-1 zone
d. Review techniques used in other cities, especially in the state of Washington, to
encourage new housing of all types
e. Review the concept -of Inclusiona[y Housing Ordinances that reguire set -asides
for affordable housing or payment into a fund:: for affordable housing, Seattle and
Portland have similar ordinances with mixed results
f. Review short term rental zoning and licensing regulations (AirBNB or VRBO)
2. Summary of proposed text options discussed at previous study sessions
15.02.020 — Definitions:
"DevelopMenhve", multiple -family" means a structure or structures, or portion thereof,
designed for occupancy by three or more families living independently of each other and
containing three or more attached or detached dwelling units on a lot. Any combination
of WAtiple-famiM and detached single-family dwellings that a-r-ee
Gon4me,n-eGFnn,4up�"uildirqg,—a-Rd-have a common driveway access on a single lot of
record, are also -considered multiple -family development.
0 Reduce level of review for certain densities/zones
SR R-1 R-2 R-3 B-1 B-2 HB SCC LCC AS GC CBD RD M-1 M-2
RESIDENTIAL
Accessory Uses(*)
See YMC 15.04,060
Detached Single -Family Dwelling (*)
1 1 1 1 3 3 1 1 3 3 3 3
Accessory Dwelling Unit (*) (See YMC
2
2
1
1
15,09045)
Existing or New Detached Single -Family
1
6
I
Dwelling on Existing Lots of 8,000 Square
Feet or Less
Detached Single -Family Dwelling (zero lot
2
2
2
2
3
3
1
3
3
3
3
line) (*) (See YMC 15,09040)
Attached Single -Family Dwelling, Common
2
2
1
1
3
3
1
2
2
2
2
Wall (*)
Two-Family Dwelling (Duplex) (*)
3
32
� 1
1
2
2
1
2
2
2,1
2
To-Fa i. 6y 9) wcllip.IL9Gllaplr: � � .tidl,._�el
1.
1
I(1o�,,4j1'1' � me_%Y Su17!dn' Y .�,.'Y9�
Converted Dwelling (*)
3
37,
21
21
-2l
31
2l,
2
2
2l
1
Multifamily Duw N-plro%.,M31,sw4iog� (*): 0-7
2
;k1
1
2
2
2
2
2
2
2
DU/NRA
8-12 DU/N
2
l
2
2
2
2
2
2+2
13+ DU/NRA
32
1
2
2
2
2
2
Mixed-Use Building
1
1
1
1
1
1
l
Planned Development (*)
See YMC 15,28
Mobile Home Parks (*)
2
2
I
2
Mobile Home (*) or Manufactured Homes
(*)
See YMC 15,04.160
Retirement Homes (*)
2 3 1 3 1 1
Temporary Hardship Units (See YMC
2 2 2 2 2 2 2 2 2 2 2
15,04,140)
• R-1 Zoning District
B. Single -Family Residential District (R-1). The single-family residential district is
intended to:
1. Establish new residential neighborhoods for detached single-family dwellings free
from other uses except those which are compatible with, and serve the residents of, this
district, which may include duplexes and zero lot lines if established during the
subdivision process — up to 10% of lots in a new, subdivision can be deli nated for
duplex construction,
2
2. Preserve existing residential neighborhoods for detached single-family dwellings
free from other uses to ensure the preservation of the existing residential character, and
serve the residents of this district; and
3. Locate moderate -density residential development, up to seven dwelling units per net
residential acre, in areas served by public water and sewer system.
Detached single-family dwellings are the primary use in this district. The district is
characterized by up to sixty percent lot coverage; access to individual lots by local
access streets; required front, rear and side yard setbacks; and one- and two-story
structures. The density in the district is generally seven dwelling units per net residential
acre or less.
This zone is intended to afford single-family neighborhoods the highest level of
protection from encroachment by potentially incompatible nonresidential land uses or
impacts. Nonresidential uses within these zones are not allowed; except for public or
quasi -public uses, which will be required to undergo extensive public review and will
have all necessary performance or design standards assigned to them as necessary to
mitigate potential impacts to adjacent residences.
Development exeeed44g-gp to seven dwelling units per net residential acre may be
allowed in accordance with Table 4-1.
• Consider increasing the maximum lot size for single-family homes on existing lots in
GC/RD/M-1 zones, also adding duplexes
One option to allow the continued use of these properties, while still maintaining the long-term
goal of commercial or industrial development (i.e. not increasing the lot size in Table 4-1), would
be to allow the reconstruction and maintenance, outside of a structure being damaged or
destroyed, of existing single-family homes:
A. Generally. Any legal nonconforming use may continue as long as it remains otherwise
LPN" NwomwX
e provisions of YMC 15,19,070o ' N1.
B. Continuation When a Nonconforming Use is Damaged or Destroyed. When a
nonconforming use and associated structure are damaged, the nonconforming use may be
replaced as it was prior to the damage. If the structure was also nonconforming, the structure
may be rebuilt as it was immediately prior to the damage or in a manner that is more conforming
in accordance with YMC 15.19.080.
C. Continuation of Nonconformin din le`amil Dweilin s. istin Sin le-Pamil Dwellin sin
the Commercial and Industrial Zoninig Districts may be expanded, reconstructed or rebuilt in
accordance with the,provisions of YMC Ch. 115.17 (Modification).
Modification i te development and uses re ulate
----------------- - -- _--------------- ---- �
Minor changes to existing or approved Class (1), (2) or (3) uses or development may qualify for
abbreviated review under the provisions in this chapter, if they meet the criteria listed below.
Overlay districts shall not increase the level of review for the provisions of this chapter.
Modifications not meeting the criteria below must apply directly for review as a Class (1), (2) or
(3) use or development.
A. The modification will not increase residential density that would require an additional level
of review;
B. The modification will not increase the amount of parking by more than ten percent or twenty
spaces (whichever is least), except that the amount of parking for controlled atmosphere and
cold storage warehouses may be increased by up to twenty spaces. This limit shall be
calculated cumulatively for all previous modifications since the last normal review;
C. Any expansion of use area or structure will not exceed fifty percent of the gross floor area.
The expansion of an existing single-family home may exceed the fifty rcent limit when all
applicable setback and lot coverage standards are met. This limit shall be calculated
cumulatively for all previous modifications since the last normal review;
D. The modification will not increase the height of any structure;
E. This limit shall be calculated cumulatively for all previous modifications since the last
normal review;
F. The modification will not add a drive-thru facility; and
G. The modification does not include hazardous materials.
Action Item 1.1). — Review Techniques used in other cities, especially in the state of
Washington, to encourage new housing of all types.
1. SEPA Exemption Threshold
Currently, YMC 6.88 exempts residential developments from SEPA review if no more than nine
dwelling units in the SR and R-1 zoning districts, and not more than 20 dwelling units in the R-2,
R-3, B-1, B-2, SCC, LCC, CBD, GC, and RD zoning districts.
State Law allows these thresholds to be increased to 30 units for Single family residential and
60 units for Multifamily residential. For infill development, RCW 43.21 C.299 provides that cities
can further increase the flexible thresholds above the limits of WAC 197-11-800 in order to fulfill
density benchmarks outlined in the comprehensive plan. The cities of Everett and Kent have
changed their code to provide:
Everett: Within their designated Mixed Use Overlay, a residential use and its off-street
parking is exempt for up to 100 dwelling units; also, up to 30,000 square feet of
commercial space in a mixed-use building with 8 or more residential dwelling units and
its off-street parking is exempt.
Kent: In the Downtown Subarea Action Plan, all residential, mixed-use, and non -retail
commercial space less than 65,000 square feet is exempt.
The Yakima Comprehensive Plan 2040 contains several purpose statements and goal/policy
language that could support infill development exemptions, as follows:
4
Policy 2.2.3.C. (Community Mixed Use principal uses and density): "A mixture of retail,
commercial service, office, and high density residential uses depending on the area's
context ... The permitted maximum residential density is up to or above 13 net dwelling
units per acre... density is primarily limited by allowable building height, integration of
required parking, market conditions, and conformance with applicable site and building
design provisions."
• Policy 2.2.4.C. (Commercial Mixed Use principal uses and density): "A wide range of
retail and general service uses plus residential uses on upper floors on key retail -
focused streets and single purpose residential on other streets. This includes a mixture
of apartments, townhouses, and assisted living facilities. New residential uses should
feature densities supportive to transit use."
• Policy 2.2.5.C. (CBD Commercial Core principal uses and density): "A broad mix of
commercial, retail, professional office, civic and cultural, and multifamily residential uses.
Active uses required on the ground floor along Yakima Avenue and key side streets.
Multi -story buildings and a mixture of uses are encouraged. New residential uses must
feature transit -supportive densities (at least 15 gross dwelling units/acre)."
• Policy 2.3.1: Provide a wide range of housing types within the city to meet the full range
of housing needs for Yakima's evolving population.
o 2.3.1.H.: Walk up apartments and stacked flats. Encourage these housing types
in the R-2 and R-3 zones and commercial/mixed-use zones.
o 2.3.1.1.: Live -work units. Promote opportunities to combine live and work spaces
in commercial and mixed-use zones.
• Policy 2.4.2.: Maintain and strengthen downtown as the center for civic, retail, cultural,
dining and entertainment activity in Yakima.
o 2.4.2.8.: Promote new mixed-use development on vacant or underutilized
parcels. Upper floor apartments, condominiums, and office uses are encouraged.
• Policy 5.1.10.: Remove barriers to development of affordable and market rate housing.
o Use creative SEPA tools such as exemption thresholds, infill and mixed use
exemptions, or planned actions to encourage housing and streamline permitting.
Action Item 1.E. — Review the concept of Inclusionary Housing Ordinances that require
set -asides for affordable housing or payment into a fund for affordable housing.
Inclusionary zoning (2), also known as inclusionary housing, refers to municipal and county
planning ordinances that require a given share of new construction to be affordable by people
with low to moderate incomes.
Some local jurisdictions have adopted inclusionary zoning policies that require or encourage
developers to set aside a percentage of the units in housing developments for low- and
moderate -income residents. Most inclusionary housing programs offer density bonuses or other
incentives to offset the developer's project costs and compensate for providing affordable units,
which may otherwise yield reduced profits. This approach enlists private sector help in
contributing to the affordable housing supply, and reduces segregation of affordable and
market -rate housing.
Voluntary or required?
Under the voluntary model developers often times have a variety of development incentives at
their disposal to encourage a certain number of appropriate units to be included in the
construction of their projects. Those incentives can include density bonuses, waiver of fees, and
flexibility of design standards such and landscaping and parking. Cities implementing voluntary
options have very mixed results. Many developers continue to build market rate housing, due to
the simplicity of the action.
Mandatory programs, are codified as such, and require developers to construct a certain
number of appropriate units. Many cities within the U.S. will provide density bonuses if the
number of appropriate dwelling exceeds the minimum number required.
Elements of inclusionary zoning — If the City chooses to pursue the idea of making inclusionary
zoning a mandatory practice within Yakima, there are several elements to consider in this
process:
Elements of inclusionary zoning — If the City chooses to pursue the idea of making inclusionary
zoning a mandatory practice within Yakima, there are several elements to consider in this
process:
1) Minimum quantity of appropriate units — This can be done on either a fixed scale or
sliding scale based upon the size of the proposed development. The City of Redmond
has fixed scale requiring that 10% of all new units created be affordable, while the City of
Sammamish has a sliding scale based upon the number of units created.
2) Target income range — There are a variety of ways to approach this using the data that
has been provided by the 2040 Comprehensive Plan and the 2017 Equity Study. Many
cities, including Federal Way and Redmond, use their community's median household
income as a benchmarks and define what target population has the ability to apply for
these units. For example, Federal Way defines affordable as those with incomes at or
below 50% of King County's median household income.
3) Time period — the amount of time in which units shall remain affordable, and whether or
not affordability shifts with the changing demographics, or remains fixed and only applies
to the affordability rates during the time when a development is completed.
Geographic area — Which areas in the city are subject to inclusionary zoning? Citywide or
isolated areas the city deems necessary?
The Yakima Comprehensive Plan 2040 is more general for the concept of inclusionary zoning.
The topic isn't mentioned by name, but there are generic goals/policies such as:
• Goal 5.1.: Encourage diverse and affordable housing choices.
0 Policy 5.1.7.: Encourage and incentivize affordable housing development.