Lowrise Multifamily ZoningCodeCorrections

CommunityMeeting January14,2014 LowellElementarySchool

PlanningforGrowth:TheComprehensivePlan 19942014Plan anticipated+47,000 householdsand+84,000 jobs. +47,800households,and about+27,00jobs occurred. AnewmajorPlanupdate (2015 2035)willupdate thegrowthstrategyfor anexpected+70,000 householdsand+115,000 jobs.

UrbanVillages&UrbanCenters UrbanCentersandUrban Villagesarepriorityareas forgrowth,compact development,services andamenities. 75%ofhouseholdgrowth (1994 2014)occurredin UrbanCentersandUrban Villages.

Lowrise MultifamilyZonesCitywide LRzonesoccupyabout 12%oftheCitysland area(nonROW). AbouthalfofLRzones areinurbanvillagesand urbancenters. Alsolocatedalong arterialroadwaysand areasthatalreadyhad multifamily development.

Lowrise MultifamilyZoningGoals/Policy

ProvideadiversityofmultifamilyhousingtomeetSeattles diversepopulation.(LUG11). Increasedavailabilityofhousingatdensitiesthatpromote walkingandtransituse nearemploymentandservices.(LUG12) Ensurecompatibilitywithneighborhoods.(LU73) Createtransitionsindevelopmentintensitybetweensingle familycommercialandmixeduseareas.(LUG14)

Lowrise MultifamilyZones:Before 2010MajorUpdate Multifamilyzoninghad notbeenchanged significantlysince1989. Townhouse6packs werepredominant. Littlerentalhousingwas beingproduced. Formuladesignswere common.

Lowrise MultifamilyZones:Before 2010Update Undesireddesignoutcomes:

Ie.autocourts,unusedopenspace,streetfacingfacades,others.

Lowrise MultifamilyZones:2010Update 4yearprocess.Newzoningbecameeffective4/19/2011. Promotedvarietyofhousingtypes. Rowhouse,Townhouse,Apartments,Cottages. Standardsvarydependingonneighborhood,directing growthtourbancenters,villagesandstationareas. Moreflexiblestandards:setbacks,heightlimits,&FAR. Improveddesignstandards,andcreatedstreamlined designreviewprocess. Incentivizedgreenbuildingandbetterparkingaccess.

Lowrise MultifamilyZones:2010Update
Promotedavarietyofmultifamilyhousingtypes.

CottageHousing.

Rowhouses.

Townhouses.

Apartments.

Lowrise MultifamilyZones:2010Update
Reorganizedzoningbyhousingtype.RecognizedUrbanCenters&Villages.

Lowrise MultifamilyZones:2010Update Promotedmoreurban formatsoflowrise housing. Reducedsetbacks Moreflexibleheight limitsandrooflines Consideredhistoricand bestpracticesinlowrise housing. Raisedfirstfloor Allow4stories
Rowhouses inNYC.

Lowrise MultifamilyZones:2010Update Illustrationfromthecode.FARexemption,andpartially belowgradestory.

Lowrise MultifamilyZones:2010Update
HeightMeasurement 23.86.006.A newheightmeasurement methodforallzonesexceptDowntown &SouthLakeUnion
BuildingCodeMethod

NewMethod:SimilartoShorelines

OldMethod

Lowrise MultifamilyZones:CodeCorrections ProjectPurpose/Focus Evaluateoutcomes. Combination ofheight incentives. Addressunintended consequences. Allow4stories(not5) FARexemptions ParkingLotIssues
(orBikeCorralifyouprefer)

Microhousing Parking Designreview Urbanvillageboundaries OverallFARlimits

Lowrise MultifamilyZoning:DevelopmentExamples
1720,1728E.OliveSt. LR3ZoneinCapitolHillUrbanCenter.

Lowrise MultifamilyZoning:DevelopmentExamples
1720,1728E.OliveSt.
Approximate loftedarea. (shaded)

Lowrise MultifamilyZoning:DevelopmentExamples
173413th Ave.S. LR3outsideofurbanvillage.BeaconHill.

Lowrise MultifamilyZoning:DevelopmentExamples
1305E.MercerSt. LR3inCapitolHillUrbanCenter.

Lowrise MultifamilyZoning:DevelopmentExamples
1305E.MercerSt.
Approximate loftedarea. (shaded)

Totalperceived faadeheightfrom sidewalklevelis about57.

Lowrise MultifamilyZoning:DevelopmentExamples
2048NW64th St. LR1insideBallardurbanvillage.

Lowrise MultifamilyZoningCorrections SpecificStandardsUnderReview IncludingCombinations +4Heightbonusforpartiallybelowgradestory. (&FARexemptionforpartiallybelowgradestory)

(23.45.514.F,23.45.514.E.4,23.45.510exemptions)

Heightexceptionsforrooftopfeatures:ie.clerestories.
(23.45.514.J)

Heightexceptionsforroofforms:Shed&Butterflyroofs, andparapets.(23.45.514.E,23.45.514.H) 40heightallowanceforapartmentsinLR3zonesinurban centers,urbanvillagesandstationareas,incombination withothers.(23.45.514TableA)

Lowrise MultifamilyZoningCorrections SpecificStandardsUnderReview IncludingCombinations

Interpretationofaveragegradeplanemeasurement.
(Measurements,andinterpretationof23.86.006)

FARexemptionforexteriorstairsandbreezeways.(23.86.007) Consider:possibleadditionalornewdesignstandards. (ie.maximumstreetfacingfaadeheight.)

Lowrise MultifamilyZoningCorrections Timeline&OpportunitiestoParticipate

LowriseMultifamilyZoningCorrections ThankYou
Mike.Podowski@seattle.gov Geoffrey.Wentlandt@seattle.gov

Presentationwillbepostedonwebsite: http://bit.ly/lowrise MeetingtoberebroadcastonSeattleChannel: http://www.seattlechannel.org/