city council study session agenda...diane marcus-jones, senior planner 253-798-2616...
TRANSCRIPT
City Council Study Session AgendaPuyallup City Council Chambers333 S Meridian, Puyallup 98371
Tuesday, February 5, 20196:30 PM
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF THE AGENDA
1. AGENDA ITEMS
1.a Transfer of Development Rights PresentationA) TDR Program Brochure Pierce CountyB) LCLIP Overview
1.b Informational Presentation: Puyallup Housing Choices code amendmentsHousing Choices FlyerCurrent Code vs Amended Table
CITIZEN COMMENTS
ADJOURNMENT
The City Council Chambers is wheelchair accessible. Those needing assistance with hearing devicesshould contact the City Clerk's Office (253-841-5480) the Friday preceding the meeting.
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City Council Agenda Item Report
Submitted by: Katie BakerSubmitting Department: Development Services Meeting Date: 2/05/2019
Subject:Transfer of Development Rights Presentation
Presenter:Katie Baker, AICP, Senior Planner | [email protected] | (253) 435-3604
Recommendation:Discussion and policy direction.
Background:Planning staff and project consultants will provide an update on the work to develop aTransfer of Development Rights (TDR) program for the City. In September 2017, CityCouncil directed staff and a consultant (Forterra) to resume work on assessing a Transfer ofDevelopment Rights (TDR) program, a project that was previously being developed in2011/2012 as part of the larger Cultivating Puyallup project.In February 2018, staff andproject consultants provided City Council with background on the prior 2012 work, anoverview of the components that make up a TDR program, and the role that the LandscapeConservation and Local Infrastructure Program (LCLIP) can play in relation to a TDRprogram. City Council provided input and direction on key policy issues at that time.
Since then, the project team has completed a market review and initial program frameworkbased on that earlier input. At this upcoming study session, staff and consultants will providean update on this work as well as pose questions for policy direction related to a few keyissues. These policy issues include: permissible receiving sites (areas to receive additionaldevelopment); program administration options; structure of bonus incentives; and interest inparticipating in LCLIP.
A full presentation will be provided at the study session. Please see the attached supplementaldocuments for overview information on TDR and LCLIP.
Council Direction:The City Council previously received a presentation on this topic and provided direction attheir February 13, 2018 study session. At this study session City Council may ask questionsand provide further input and direction to inform the continued work on this topic.
Fiscal Impacts:2
City Council previously authorized the City Manager to enter into a contract with a consultingfirm to develop this TDR program. This cost was included in the adopted 2018 and 2019budget.
ATTACHMENTSA) TDR Program Brochure Pierce CountyB) LCLIP Overview
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County TDR
Program
TDR permanently conserves resource lands through acquisition and extinguishment of development rights:
Why TDR?
Resources
www.PierceCountyWA.org/TDR
www.PierceCountyWA.org/Farming
County Contact:
Diane Marcus-Jones, Senior Planner
253-798-2616
Transfer of
Development Rights
Information for Cities and Towns
Development rights are
converted to TDR Certificates and
deposited in County TDR Bank
TDR Certificates are sold to eligible
receiving sites within city to increase the intensity of
development
Funds received from TDR Certificates are deposited into TDR Bank to purchase
additional development rights on resource lands
Development rights are
transferred from resource lands by
placing a conservation easement on
property
Higher Density
Conservation Easement
A Transfer of Development Rights Program allows a city and the County to comply with goals of the Growth Management Act and Vision 2040:
Helps focus growth and efficiently deliver services
Directs development to urban areas by creating density incentives
Discourages inappropriate conversion of undeveloped rural and resource lands
Conserves lands that provide economic and environmental benefits to all residents
Enables County and cities to adopt cooperative planning goals and policies
Development
Rights
$$$
Resource Land
Urban Development
Note
An Interlocal Agreement is required for TDR Certificates to be used in other jurisdictions
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City TDR Program
Cities must adopt their own TDR programs in order to transfer development rights from the County
City TDR Program authorizes:
Interlocal Agreement
A cooperative framework that provides the transfer of development rights from County to City:
Establishes procedures for facilitation and completing transactions
Identifies appropriate rural/resource lands to protect
Identifies receiving areas and conversion ratios
Memorializes the agreement between two jurisdictions
Agreement must be approved by both County and City Councils
TDR Banks TDR Banks contain
funds to buy development rights and store TDR certificates
A city may buy TDR Certificates from the County TDR Bank and transfer to their own TDR Bank
Developers may purchase TDR Certificates directly from County TDR Bank
Transactions
Ability to transfer
development rights from
County lands to City
Identify areas within City limits that are eligible receiving areas
Identify County priority resource
lands
Equitable conversion ratio and how density
credits will be realized
Example: Conversion Ratio
One (1) TDR Certificate could equal One (1) Density Credit
Density Credits could increase:
Square footage of vertical height
Dwelling units
Parking Spaces
Other development standards
TDR Certificates currently for sale 81
The price of a TDR Certificate is set
by the TDR Technical Oversight
Committee and is not to exceed
fair market value
Once a TDR Certificate is used, the development right is extinguished
$
X
Offers to purchase TDR certificates include:
Development rights are to be used only inside an identified eligible receiving area
Number of development rights to be purchased
Location of the receiving site
A Purchase and Sale Agreement
formalizes transaction
Development Right
TDR Certificate
Density Credits
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City Council Agenda Item Report
Submitted by: Chris BealeSubmitting Department: Development Services Meeting Date: 2/05/2019
Subject:Informational Presentation: Puyallup Housing Choices code amendments
Presenter:Chris Beale, Senior Planner | [email protected] | (253) 841.5418
Recommendation:Receive an informational presentation about draft housing-related zoning code amendments.
Background:The proposed amendments are related to policies in our Comprehensive Plan which state thatthe city should “(P)romote a variety of residential densities and housing types to ensure awide range of living accommodation choices for all life stages and households in the City: and“(P)romote the creation and expansion of a variety of housing types and densities affordableto all economic segments of the population of the City.” These policies were adopted in 2015by the City Council and the City Planning Commission has been working on implementingthose by looking at a wider variety of housing types in the city. Other various amendments inthis package were identified due to consistency with other portions of the 2015Comprehensive Plan update, as well as customer inquiries, feedback from City Council orPlanning Commission, and identification by staff to assist with day-to-day implementationand clarity of the municipal code.
The Planning Commission reviewed these areas of amendment over multiple work sessionsheld on October 12, 2016; March 22, 2017; May 24, 2017; September 13, 2017; March 28,2018 and October 24, 2018. The amendments were also considered by the Commission after apublic hearing held on December 12, 2018. The Commission recommended (5-1) that theCouncil adopt the proposed amendments.
Council Direction:The City Council previously reviewed a list of possible amendments related to affordablehousing in a study session on March 7, 2017 and provided direction to the PlanningCommission and staff at that time, requesting that the Planning Commission formulate aproposed set of amendments which resulted in this package of draft code changes.
Fiscal Impacts:
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This is an informational presentation on draft code amendments; no fiscal impacts have beenidentified.
ATTACHMENTSHousing Choices FlyerCurrent Code vs Amended Table
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Planning Commission review
10/24
Public comment period
11/16 - 12/12
Planning Commission Hearing
12/12
City Council Public Meeting and review
January, 2019
City Council Final Adoption
February, 2019
The City of Puyallup is considering zoning changes
which are intended to promote housing choices and
housing affordability throughout the city.
Puyallup’s Comprehensive Plan, Housing Element
“Promote a variety of residential densities and
housing types to ensure a wide range of living
accommodation choices for all life stages and
households in the City.”
“Promote the creation and expansion of a variety of
housing types and densities affordable to all
economic segments of the population of the City.”
• Changes to density bonus options in multi-family zones
• Flexibility in lot dimensions and setbacks for short platting
• Reduction in fees charged for Accessory Dwelling Units
• Reduced parking requirements for designated affordable housing
• Modified permitting and allowances for 2 and 3-family dwelling units
• Allowing Cottage Housing through design regulation ordinance
• Permit options for Tiny Houses on Wheels
• Other minor clean ups to residential code
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PUYALLUP HOUSING CHOICES – CODE AMENDMENTS SUMMARY
Current code Proposed amendments
Accessory dwelling units
• Impact fees = $10,267
• Utility hook up fee = same as any single family home
• Detached ADU permit (land use) and building permit
• Different size maximums, number of bedrooms for different types of accessory dwelling units
• No options for “tiny homes on wheels”
Accessory dwelling units
• Amended impact fees = $2,051
• Utility hook up fee = scaled to size and impact of ADUs
• Building permit only
• Streamline size and bedroom limits with one standard
• Added options for “tiny homes on wheels”
Duplex/triplexes in RS zones
• Design review standards apply to all
• Permitted on a limited basis in RS-04, RS-06 (2 plex OR 3 plex)
• Conditionally permitted on a limited basis in RS-08 (2 plex only)
• Not permitted on any basis in RS-10 or RS-35
Duplex/triplexes in RS zones
• Design review standards apply, with new landscaping and high quality siding materials standards added to all
• Permitted in RS-04 (2 plex OR 3 plex)
• Permitted on a limited basis in RS-06 (2 plex OR 3 plex)
• Conditionally permitted on a very limited basis in RS-10 (2 plex only)
• Not permitted on any basis in RS-35
Development standards in RS zones
• Maximum densities only, no minimum densities (all RS zones)
• Minimum lot dimensions (width and depth) prescribed strictly for zones
Development standards in RS zones
• Maximum densities only, minimum densities apply in RS-04 and RS-06 only - No changes to maximum density limits in any RS zone
• Retain and modify lot width, remove lot depth requirements
• No changes to overall minimum lot size in any RS zone
Density Bonuses in RM zones
• Four (4) different options for density bonuses
• Not all bonus provisions apply to every property
Density Bonuses in RM zones
• Eight (8) different options for density bonuses
• All bonuses could be applied to development proposals
Other various amendments
• Re-authorization of the Cottage Housing Ordinance (previous time-limited pilot ordinance sunset)
• Reorganization of detached accessory building code for clarity of administration
• Minor amendments to setbacks for sheds, decks
• Minor land use amendments in RM zones
• Various amendments to off-street parking reductions options
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