RSL and LR 1 Supersize The Grand Bargain

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RSL and LR 1 – Supersize! • The Grand Bargain was that Single Family

RSL and LR 1 – Supersize! • The Grand Bargain was that Single Family became Multifamily and the development capacity “give” was generally one floor. • But in the process, multifamily development standards also grew. Details data source: URBAN DESIGN and NEIGHBORHOOD CHARACTER Study (Draft for Public Comment) on HALA website 1

RSL and LR 1 – Supersize! Today the goal is to: • Know what

RSL and LR 1 – Supersize! Today the goal is to: • Know what the new forms look like • Understand what is proposed to go onto a single family lot • Be prepared to give city comments on what you would want to see changed, development standards can be modified! 2

RSL – Current Forms • RSL purpose was “an area within an urban village

RSL – Current Forms • RSL purpose was “an area within an urban village that allows for the development of smaller detached homes that may be more affordable than available housing in single family zones” (DPD zoning chart “Seattle’s Single Family Residential Zones”) 3

RSL – Cottages Current Lot coverage max 40% for all structures, max 650 sf

RSL – Cottages Current Lot coverage max 40% for all structures, max 650 sf for each cottage Density limit 4 to 12 detached houses on one lot FAR maximum None identified Height 18 feet Setbacks Front min 5’, average of 10’ Rear min 10’ Side min 5’, or 10 ft if building entrance on side. Parking same as SF except location of parking may vary Open Space 400 sf required open space per cottage, with at least 200 sf for private and 150 sq for common usage. Minimum lot size 6, 400 sq ft 4

RSL – Cottages Current Lot coverage max 40% for all structures, max 650 sf

RSL – Cottages Current Lot coverage max 40% for all structures, max 650 sf for each cottage Density limit 4 to 12 detached houses on one lot FAR maximum None identified Height 18 feet Setbacks Front min 5’, average of 10’ Rear min 10’ Side min 5’, or 10 ft if building entrance on side. Parking same as SF except location of parking may vary Open Space 400 sf required open space per cottage, with at least 200 sf for private and 150 sq for common usage. Minimum lot size 6, 400 sq ft 5

RSL in context - Cottages 6

RSL in context - Cottages 6

RSL – Tandem Housing Current Lot Coverage max 50% Density limit 2 houses on

RSL – Tandem Housing Current Lot Coverage max 50% Density limit 2 houses on one lot FAR maximum None identified Height 18 feet for new construction, existing structures may be higher Setbacks Front min 10’ Rear min 10’ Side Middle yard Parking Minimum lot size avg 5’, no portion less than 3’ Min 10’ same as SF except location of parking may vary 5, 000 sq ft. 7

RSL – Tandem Housing Current Lot Coverage max 50% Density limit 2 houses on

RSL – Tandem Housing Current Lot Coverage max 50% Density limit 2 houses on one lot FAR maximum None identified Height 18 feet for new construction, existing structures may be higher Setbacks Front min 10’ Rear min 10’ Side Middle yard Parking Minimum lot size avg 5’, no portion less than 3’ Min 10’ same as SF except location of parking may vary 5, 000 sq ft. 8

RSL – Tandem Housing 9

RSL – Tandem Housing 9

RSL new proposed zoning types Stacked Housing Attached Townhomes 10

RSL new proposed zoning types Stacked Housing Attached Townhomes 10

RSL new proposed zoning types Stacked Housing Attached Townhomes 11

RSL new proposed zoning types Stacked Housing Attached Townhomes 11

RSL new proposed zoning types Stacked Housing Attached Townhomes 12

RSL new proposed zoning types Stacked Housing Attached Townhomes 12

Low Rise 1 “Large site” “Small site” 13

Low Rise 1 “Large site” “Small site” 13

Low Rise 1 - Apartments No limit? 14

Low Rise 1 - Apartments No limit? 14

Low Rise 1 - Townhouses No limit 15

Low Rise 1 - Townhouses No limit 15

What does this look like and what Affordable Housing might be constructed on site?

What does this look like and what Affordable Housing might be constructed on site? Contrary to the city examples showing that 1 unit is the Performance requirement for all the RSL forms, it is actually two units or one 3 bedroom unit because that is specified in the MHA Residential Framework legislation See SMC 23. 58 C. 050. A. 2 of the MHA Residential Framework legislation 16

What does this look like and what Affordable Housing might be constructed on site?

What does this look like and what Affordable Housing might be constructed on site? Magical note on the apartment slides – not a sure bet. • • From: Staley, Brennon [mailto: Brennon. [email protected] gov] Sent: Monday, March 06, 2017 9: 29 AM To: Barker, Cindi Subject: RE: MHA LR 1 proposed question You are correct that it doesn’t exist anywhere currently, so it would be a new provision that would have to be put in the Land Use Code. It would go in Chapter 23. 45, which contains the standards for Multifamily zones. • 17

5, 000 – 6, 000 sq ft lot examples RSL Stacked Flats Lot coverage

5, 000 – 6, 000 sq ft lot examples RSL Stacked Flats Lot coverage is not maximized RSL Tandem Housing Lot coverage close to maximized 18

10, 000 sq ft lot examples RSL Cottage Proposed The existing restriction is max

10, 000 sq ft lot examples RSL Cottage Proposed The existing restriction is max 650 sf for each cottage, so you could have put more small units on this larger lot. The restriction is currently a limit of 12 units on any one lot. Lot coverage is not maximized Parking is provided in this example 19

10, 000 sq ft lot examples Low Rise 1 Apartments No Density Limit 5

10, 000 sq ft lot examples Low Rise 1 Apartments No Density Limit 5 unit max because of density limit, large units, but still not maximized to allowable FAR But could be higher density, as total allowed FAR is not used. 50 plus SEDU’s could go here @ 220 sq ft. 20

5, 000 sq ft lot examples Low Rise 1 Apartments No Density Limit 21

5, 000 sq ft lot examples Low Rise 1 Apartments No Density Limit 21

5, 000 sq ft lot examples Low Rise 1 Townhouses No Density Limit 22

5, 000 sq ft lot examples Low Rise 1 Townhouses No Density Limit 22

Summary Points • The Bargain grew, not just 1 floor anymore. • To OPCD

Summary Points • The Bargain grew, not just 1 floor anymore. • To OPCD credit, considered RSL instead of pure Lowrise in the Single Family areas (as was specified in the Grand Bargain letter), and added 2 new forms. • RSL as it is now will essentially go away. • RSL up-zoned becomes what LR 1 is currently (but with half the FAR) • LR 1 up-zoned becomes what LR 2 is currently 23

Summary Points • City has not been clear about performance expectations, – 2 unit

Summary Points • City has not been clear about performance expectations, – 2 unit minimum unintended consequences • City is promoting performance requirements that are not confirmed, and could be eliminated based on other input. 24

Summary Points • The new development capacity that is proposed to added in the

Summary Points • The new development capacity that is proposed to added in the Urban Village Single Family zones also will increase the estimate of overall city growth from 70, 000 to more like 95, 000. • This number will be revealed in the Draft EIS. 25