city presentation from low-rise-zoning meeting

8/13/2019 City presentation from low-rise-zoning meeting

1/24

Lowrise Multifamily

ZoningCodeCorrections

CommunityMeeting

January

14,

2014LowellElementarySchool


2/24

PlanningforGrowth:TheComprehensivePlan

19942014

Plan

anticipated+47,000

householdsand+84,000

jobs.

+47,800households,andabout+27,00jobs

occurred.

Anew

major

Plan

update

(2015 2035)willupdate

thegrowthstrategyfor

an

expected

+70,000

householdsand+115,000

jobs.


3/24

UrbanVillages&UrbanCenters

UrbanCenters

and

Urban

Villagesarepriorityareas

forgrowth,compact

development,

services

andamenities.

75%ofhouseholdgrowth(1994

2014)

occurred

in

UrbanCentersandUrban

Villages.


4/24

Lowrise MultifamilyZonesCitywide

LRzones

occupy

about

12%oftheCitysland

area(nonROW).

AbouthalfofLRzones

areinurbanvillagesand

urbancenters.

Alsolocatedalong

arterialroadwaysand

areasthat

already

had

multifamilydevelopment.


5/24

Lowrise MultifamilyZoningGoals/Policy

ProvideadiversityofmultifamilyhousingtomeetSeattles

diverse

population.

(LUG11).

Increasedavailabilityofhousingatdensitiesthatpromotewalkingandtransituse nearemploymentandservices.(LUG12)

Ensurecompatibilitywithneighborhoods.(LU73)

Createtransitionsindevelopmentintensitybetweensingle

familycommercial

and

mixed

use

areas.

(LUG14)


6/24

Lowrise MultifamilyZones:Before 2010MajorUpdate

Multifamilyzoninghad

notbeenchanged

significantlysince1989.

Townhouse6packs

werepredominant.

Littlerentalhousingwas

beingproduced.

Formuladesignswere

common.


7/24

Lowrise MultifamilyZones:Before 2010Update

Undesireddesign

outcomes:

Ie.autocourts,unusedopenspace,streetfacingfacades,others.


8/24

4year

process.

New

zoning

became

effective

4/19/2011.

Promotedvarietyofhousingtypes.

Rowhouse,Townhouse,

Apartments,

Cottages.

Standardsvarydependingonneighborhood,directing

growth

to

urban

centers,

villages

and

station

areas.

Moreflexiblestandards:setbacks,heightlimits,&FAR.

Improveddesignstandards,andcreatedstreamlined

designreviewprocess.

Incentivizedgreen

building

and

better

parking

access.

Lowrise MultifamilyZones:2010Update


9/24


Promoted

avariety

of

multifamily

housing

types.

CottageHousing.

Rowhouses.

Townhouses. Apartments.


10/24


Reorganized

zoning

by

housing

type.

Recognized

Urban

Centers

&

Villages.


11/24


Promotedmore

urban

formatsoflowrisehousing.

Reducedsetbacks

Moreflexibleheight

limitsandrooflines

Consideredhistoricand

bestpracticesinlowrisehousing.

Raisedfirst

floor

Allow4stories

Rowhouses inNYC.


12/24

Illustrationfromthecode.FARexemption,andpartiallybelowgradestory.



13/24

HeightMeasurement

23.86.006.A newheightmeasurement

methodforallzonesexceptDowntown

&South

Lake

Union

NewMethod:SimilartoShorelines

BuildingCodeMethod

OldMethod



14/24

Lowrise MultifamilyZones:CodeCorrections

Evaluateoutcomes.

Combination ofheight

incentives.

Addressunintended

consequences.

Allow4stories(not5)

FAR

exemptions

Microhousing

Parking

Designreview

Urbanvillage

boundaries

OverallFARlimits

ProjectPurpose/Focus ParkingLot Issues(orBikeCorralifyouprefer)


15/24

LowriseMultifamilyZoning:DevelopmentExamples

1720,1728

E.

Olive

St.

LR3ZoneinCapitolHillUrbanCenter.


16/24


17/24


18/24


1305E.

Mercer

St.

LR3inCapitolHillUrbanCenter.


19/24


1305E.

Mercer

St.

Approximate

loftedarea.

(shaded)

Totalperceived

faadeheightfrom

sidewalklevelis

about57.


20/24


21/24

Lowrise MultifamilyZoningCorrections

+4Heightbonusforpartiallybelowgradestory.

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

Heightexceptions

for

rooftop

features:

ie.

clerestories.

(23.45.514.J)

Heightexceptionsforroofforms: Shed&Butterflyroofs,

andparapets.

(23.45.514.E,23.45.514.H)

40heightallowanceforapartmentsinLR3zonesinurbancenters,urbanvillagesandstationareas,incombination

withothers.

(23.45.514TableA)

SpecificStandardsUnderReview IncludingCombinations


22/24

Interpretation

of

average

grade

plane

measurement.

(Measurements,andinterpretationof23.86.006)

FARexemptionforexteriorstairsandbreezeways.(23.86.007)

Consider:possibleadditionalornewdesignstandards.

(ie.maximumstreetfacingfaadeheight.)


SpecificStandardsUnderReview IncludingCombinations


23/24


Timeline&OpportunitiestoParticipate


24/24

ThankYou

[email protected]

[email protected]

Presentationwillbepostedonwebsite:

http://bit.ly/lowrise

MeetingtoberebroadcastonSeattleChannel:

http://www.seattlechannel.org/

LowriseMultifamilyZoningCorrections

city presentation from low-rise-zoning meeting

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