Document Everett_doc_d2c596acc2

INFILL Potential Residential Measures June 2013 City of Everett ---PAGE BREAK--- ---PAGE BREAK--- ACKNOWLEDGMENTS The City of Everett thanks the members of the public for their thoughtful perspectives to help plan for the future of our community. Project Funding This project is funded through a 2012 – 2013 Growth Management Planning Grant from the Washington State Department of Commerce Project Team City of Everett Department of Planning and Community Development Allan Giffen, Director Jim Hanson, Project Manager Dave Koenig, Manager Bob Larsen, Planner Mary Cunningham, Planner Planning Commission Chris Adams, Chairman Don Chase, Commissioner Richard Jordison, Commissioner Clair Olivers, Vice Chair Loren Sand, Commissioner Michelle Sosin, Commissioner Karen Stewart, Commissioner Consultant Team Deborah Munkberg, AICP, inova planning communications design llc Jessica Hartmann, inova planning communications design llc Joseph W. Tovar, FAICP Greg Easton, Property Counselors Chris Breiland, PE, Fehr & Peers ---PAGE BREAK--- ---PAGE BREAK--- CONTENTS Executive Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vii 1. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 2.1 Policy Measures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 2.2 Regulatory Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 3. Policy Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 3.1 Planning Principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 3.2 Economic Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18 3.3 Economic Context: Background Data and Discussion. . . . . . . . . . . . . . . . . . . . . . .19 Relationship Of Building Type, Development Cost and Required Rents . . . . . . . . . . . . . . . . . . 19 Current Market and Development Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Potential Future Market Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 4. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 4.1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 Guide to the Ratings. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 A Note on the Ratings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 1. Allow Cottage Housing in Single Family Residential Zones . . . . . . . . . . . . . . . . . . . . . . 32 2. Allow Row House Development in Single Family Residential Zones . . . . . . . . . . . . . . . . . . 34 3.     . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 4. Establish Development and Design Standards for Micro-units . . . . . . . . . . . . . . . . . . . . 38 5. Use Building Form to Regulate Density . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 6. Create Flexible Small Parcel Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 7. Re-designate Low Density Areas for Multiple Family Development . . . . . . . . . . . . . . . . . . 44 8. Streamline Development and Building Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 9. Increase Transportation Impact Fees to Fund More or Better Projects . . . . . . . . . . . . . . . . 48 10. Develop a Park Impact Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 11.    ! . . . . . . . . . . . . . . . . . . . . 52 12. Eliminate Min. Parking Requirements for Small Multifamily Developments . . . . . . . . . . . . . . . 54 13. Expand Lower Parking Requirements Outside of Downtown . . . . . . . . . . . . . . . . . . . . . 56 14. Provide Incentives for Private Land Assembly . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 15. Expand the Multifamily Tax Exemption (MFTE) Program. . . . . . . . . . . . . . . . . . . . . . . . 60 16.     . . . . . . . . . . . . . . . . . . . . . 62 17. Promote Public/Private Partnerships for Redevelopment . . . . . . . . . . . . . . . . . . . . . . . 64 18. Make Strategic Public Investments in Public Amenities . . . . . . . . . . . . . . . . . . . . . . . . 66 19. Conduct Outreach to Major and Growing Employers . . . . . . . . . . . . . . . . . . . . . . . . . 68 20. Design Guidelines and Design Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 4.3 Additional Development Potential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 APPENDICES Appendix 1 City Workshops Appendix 2 Planning Commission Meetings ---PAGE BREAK--- ---PAGE BREAK--- Executive Summary The Puget Sound Regional Council (PSRC) Vision 2040 Regional Growth Strategy seeks to focus a major share of employment and housing in metropolitan cities and regional growth centers connected and served by fast and frequent high-capacity transit service. Everett has been designated as a regional growth center and the only metropolitan city in Snohomish County. These designations create the expectation that Everett    Over the past several years Everett has taken numerous steps to permit, encourage and attract higher densities in the CBD, core area residential neighborhoods and the Broadway and Evergreen Way corridors.              Chapter 2 of this report. In order to meet growth expectations, the City is seeking to identify additional measures and approaches to           the character of the City’s well-established neighborhoods and many community assets. With support from a Growth Management Act (GMA) Planning Grant from the Washington Department of Commerce, the City       design and development regulations or other creative approaches. '                 capacity to meet growth expectations for future employment, the research effort focused primarily on    (April 2013).                Chapter    approaches. The 20 measures considered in this report are listed on the following page in Table ES-1 ---PAGE BREAK--- Table ES-1 Potential Direct and Indirect Measures Direct Measures Indirect Measures 1. Allow cottage housing in single family residential zones 8. Streamline development and building codes 2. Allow row house development in single family residential zones 9. Increase transportation impact fees to fund more or better projects =        10. Develop a park impact fee 4. Establish development and design standards for micro-units     5. Use building form to regulate density 12. Eliminate minimum parking requirements for small multifamily developments        13. Expand lower parking requirements outside of downtown 7. Re-designate low density areas for multiple family development 14. Provide incentives for private land assembly 15. Expand the Multifamily Tax Exemption (MFTE) Program         17. Promote public/private partnerships for redevelopment 18. Make strategic public investments in public amenities 19. Reach out to major and growing employers 20. Design guidelines and design review Each measure was rated based on ten evaluation criteria, discussed in Table ES-2. Ratings of each potential    ES-3 and Table ES-4. ---PAGE BREAK--- Table ES-2 Description of Evaluation Criteria Evaluation Criteria Description 1. Impact on Increasing Residential Density Does the action increase residential density levels and/or the City’s capacity for residential development? The ability of both direct and indirect actions to increase density and capacity were considered. 2. Level of Community Interest How likely is the community to support the action? Evaluation was based on prior comparable proposals, current neighborhood feedback, and similar proposals in other Puget Sound jurisdictions. 3. Impact on City    Resources Would additional City resources be required to develop and/or implement the action? Ratings are based in part on whether the action would have a temporary or long-term impact on resources. 4. Consistency with Adopted Plans Would the action require amendments to adopted policies? Ratings are based on whether the action is consistent or inconsistent with adopted policies. 5. Consistency with Adopted Regulations Would the action require amendments to adopted regulations? Ratings are based on whether the action would be permitted under existing regulations, would require only minor amendments to existing regulations, or would require a new regulatory structure. 6. Responsive to Market Demand Would the action provide additional opportunities to meet known or anticipated market demand? 7. Impact on Development Feasibility     development costs or increased development value? 8. Impact on Established Single Family Residential Neighborhoods Would the proposal change the character of established single family residential neighborhoods? Factors considered include whether new housing types, density increases, or changes to development standards or design guidelines are included as part of the action. 9. Impact on Housing Mix Would the action promote an expanded mix of housing types available in the City? 10. Impact on Public Infrastructure Funding Would the action increase funding available for public infrastructure? ---PAGE BREAK--- Table ES-3 Direct Measures Categories Impact on Increasing Res. Density Level of Community Interest Impact on City Resources Consistency with Adopted Plans Regulatory Consistency Responsive to Demand Development Feasibility Impact on Established SF Res. Neighborhoods Increases Mix of Housing Impact on Public Infrastructure Funding Direct Measures Single Family 1. Allow cottage housing in single family residential zones 2. Allow row house development in single family residential zones    overlay program Multifamily 4. Establish development and design standards for micro-units 5. Use building form to regulate density All Residential parcel standards 7. Re-designate low density areas for multiple family development ---PAGE BREAK--- Table ES-4 Indirect Measures Categories Impact on Increasing Res. Density Level of Community Interest Impact on City Resources Consistency with Adopted Plans Regulatory Consistency Responsive to Demand Development Feasibility Impact on Established SF Res. Neighborhoods Increases Mix of Housing Impact on Public Infrastructure Funding Indirect Measures Regulatory Measures 8. Streamline development and building codes 9. Increase transportation impact fees to fund more or better projects 10. Develop a park impact fee 11. Reduce level of service (LOS)  12. Eliminate minimum parking requirements for small multifamily developments     requirements outside of downtown 14. Provide incentives for private land assembly Plans and Programs  $    16. Prepare targeted development     17. Promote public/private partnerships for redevelopment   investments in public amenities 19. Reach out to major and growing employers 20. Adopt new design standards and/ or a new design review process ---PAGE BREAK--- ---PAGE BREAK--- 1 Introduction 1 1. Introduction The Puget Sound Regional Council (PSRC) Vision 2040 Regional Growth Strategy seeks to focus a major share of employment and housing in metropolitan cities and regional growth centers connected and served by fast and frequent high-capacity transit service. Everett has been designated as a regional growth center and the only metropolitan city in Snohomish County. These designations create the expectation that Everett    Over the past several years Everett has taken numerous steps to permit, encourage and attract higher densities in the CBD, core area residential neighborhoods and the Broadway and Evergreen Way corridors. ' [ >Snohomish County Buildable Lands Report and other recent city market analyses, new developments are not maximizing the development potential of existing land use regulations. In order to meet growth expectations, the City is seeking to identify additional measures and          and enhances the character of the City’s well-established neighborhoods and many community assets. In order to help meet this challenge, the City successfully obtained a Growth Management Act (GMA) Planning Grant from the Washington Department of Commerce to develop an innovative program of              from other jurisdictions and agencies throughout the United States. Because the City is projected to have \        (April 2013). Building from this research, together with input from staff, developers and the public (see Appendices), the This report is organized into three major sections: Chapter 2) – lists existing Comprehensive Plan policies and           and a Urban Land Institute (ULI) workshop undertaken in 2006 focused on strategies to promote downtown development and reinvestment. Chapter provides a discussion of the long-term economic and planning context for   Chapter 4)   and implementation approaches. Evaluation criteria and the rating structure is also described. The information contained in this report is intended to provide the City with a range of direct and indirect options to meet regional expectations while also preserving and enhancing the key characteristics that have and will continue to make Everett a desirable place to live and work. ---PAGE BREAK--- 2 Introduction 1 ---PAGE BREAK--- 3 City of Everett 2 2.         development. Comprehensive Plan policies are directly excerpted from the Land Use and Housing elements of the Plan. Regulatory measures are summarized from Everett Municipal Code (EMC) Title 3 Revenues and Finance, Title 18 Land Division, and Title 19 Zoning. This section also includes a brief summary of      redevelopment and reinvestment in Everett’s downtown. 2.1 Policy Measures Table 1         U Land Use Element Policies 2.1.2 Promote increased densities and alternative housing types in all residential neighborhoods through appropriate design standards that reinforce the single family character of areas zoned single family, and which assure that multiple family developments integrate with and enhance neighborhoods in which they are permitted. 2.1.4 Continue to encourage the development of higher density housing for a wide variety of income groups in downtown and the surrounding neighborhoods. 2.1.5 Improve the pedestrian system and public transportation system serving each neighborhood. 2.1.7 Promote high-density residential use in well designed, mixed commercial developments and activity centers such as downtown, near transportation facilities, and other appropriate locations        facilities and be made compatible with surrounding neighborhoods. 2.1.8 Promote development of neighborhood parks and use of existing public school recreational facilities for year round use by the residents of Everett’s neighborhoods. 2.1.9 Promote increased ridership of public transit and increase the frequency of transit service to all residential neighborhoods. 2.1.10                that protects and enhances neighborhood character. 2.11.9 Metropolitan Center, Growth Center, Activity Center policies. continued on next page ---PAGE BREAK--- 4 City of Everett 2 Housing Element Objectives and Policies Objective 4.1 The City shall promote a wide variety of housing choices within the Everett Planning Area. Policy 4.1.2 The City shall promote housing alternatives to the large lot single family detached dwelling and large apartment complexes. Objective 4.3 The City shall increase access to affordable housing by instituting a variety of programs increasing the supply of housing while maintaining the character of existing neighborhoods. Policy 4.3.3 The City shall evaluate existing land use regulations to identify measures that could increase the supply of affordable housing throughout the entire Everett Planning Area. Examples of potential code revisions include more liberal allowances of duplexes and single family attached dwellings,     Policy 4.3.4 The City shall coordinate with Snohomish County and other cities within the county to ensure that enough housing is provided to meet the needs of the projected population levels and household incomes within the county for the next twenty years and beyond. Objective 4.5 In order to maximize the public investment that has already been made in public infrastructure, the City shall support the compact land use strategy of the comprehensive plan with housing measures that increase the residential density of the Everett Planning Area and that maintain the quality and character of existing neighborhoods. Policy 4.5.1 The City should update design standards for higher density housing types to protect and enhance the character of existing neighborhoods. Policy 4.5.2 The City should provide amenities and incentives to encourage the construction of high density housing in target neighborhoods in and near the downtown, including the Riverfront, the       U continued on next page ---PAGE BREAK--- 5 City of Everett 2 Image Courtesy of City of Everett ---PAGE BREAK--- 6 City of Everett 2 Implementation Measures: Administrative and Financial Measures 12 Assemble packages of publicly owned land for affordable housing or mixed-use housing development. 16     ƒ         encourage private investment in high density housing in strategy areas in and near the downtown. 17 Extend the multiple family tax abatement program to high density strategy areas outside the CBD when the development is well-designed and constructed of high quality materials. 18 Consider public/private partnership opportunities whereby public parks could be developed in conjunction with private development. 19 Conduct “area” or neighborhood plans for high density strategy areas in and around the downtown to determine goals, objectives, and visions for development of the areas. Such planning should start with a focused market analysis to determine what the opportunities and gaps are in relationship to desired uses. 20 Address safety issues in high density strategy areas in and near the CBD to encourage investment in these areas. 21 Complete sewer and water plans that analyze localized improvements needed for high density development in strategy areas in and around the downtown. Form Local Improvement       redevelopment. Implementation Measures: Measures Related to the Land Use Element 3 Provide density incentives in return for affordable owner-occupied housing. 4 Provide density incentives in return for affordable rental housing. 5 Allow innovative subdivision techniques, such as “zero lot line” development, “angle lots,” “zipper lots,” “alternate lot widths” and other platting methods in single family zones that increase single family densities and affordability over conventional platting methods. 6 Modify lot size and width requirements to encourage a variety of dwelling sizes and avoid the visual monotony of “cookie cutter” developments. 7 '         continued on next page ---PAGE BREAK--- 7 City of Everett 2 Implementation Measures: Measures Related to the Land Use Element (cont.) 9 Require minimum, as well as maximum, densities within residential zone districts. 10 Use performance based standards instead of maximum density standards for evaluating higher density housing developments. Base approval of such developments on whether they meet neighborhood compatibility standards and affordable housing objectives. Implementation Measures: Examples of Potential Zoning Code Changes 1 Eliminate provisions for duplexes in R-1 zone 2 Revise standards for accessory dwelling units to allow in detached buildings 3 Establish an administrative review process to allow townhouse development in single family zones 4 '   5 Update design standards/guidelines multifamily housing 6      7 Eliminate minimum lot area, lot width, lot depth requirements for multifamily, business and commercial zones with alley access 8 Eliminate lot coverage requirements for small lot single family development in R-3 and R-4 zones 9 Allow attached or detached ADU on all R-3 and R-4 zoned lots 10 ?     place to live 11–16 +        Slope, Rucker/Grand, North Downtown, Broadway and East Central areas continued on next page ---PAGE BREAK--- 8 City of Everett 2 Implementation Measures: Housing Strategy Areas Area Strategies          ˆ Vision Existing conditions Desired development types Constraints/opportunities Community development strategies/actions Possible regulatory measures to encourage desired multiple family housing Possible regulatory measures to accommodate compact single family and townhouse development Images Courtesy of City of Everett Boundaries of the Core Residential Areas are shown in heavy black line. ---PAGE BREAK--- 9 City of Everett 2 2.2 Regulatory Measures Table 2 City of Everett Title 19 Land Use Code of Everett (December 2012 Update) Section 6.110 Small Lot Single Family Dwelling and Duplex Development Standards Applicability Single family dwellings on less than 5,000 sf Duplexes on any sized lot Intent Compatible with neighboring properties Friendly to the streetscape In-scale with lots upon which they are to be constructed Standards Doors and windows face street Distinct entry feature (allowance to encroach into front yard) Alley access required where available Front access garage setback from building façade Maximum lot coverage 50%     +     Duplex form requirements if connected by nonresidential portion of structure Chapter 33G Core Residential Development and Design Standards Intent To promote a broad range of housing opportunities in the core area of the city To encourage development than enhances safety To create an attractive environment for residents To reinforce and enhance the desirable qualities of the city’s core residential areas Zoning Standards Wide range of residential uses permitted Height varies according to location - 35 – 65 ft. +    variable 0 – 10 ft. Density – unlimited, except in R-3, then 1 unit/1,500 sf     Pedestrian Access         Pedestrian system may be shared with auto travel lane if travel lane provides access to 16 or fewer parking spaces and special paving features are approved Parking and Access Shall not be located between building closest to street and the street Tandem parking for spaces serving the same unit permitted Access courtyards with shared open space and parking/circulation areas permitted if special pavement and landscape treatment, subject to administrative approval Garage wall facing street limited in size, setback from building façade Alley access required if site abuts alley continued on next page ---PAGE BREAK--- 10 City of Everett 2 Images Courtesy of City of Everett ---PAGE BREAK--- 11 City of Everett 2 Chapter 33G Core Residential Development and Design Standards (cont.) Open Space Q       Building Design Entrance to each structure must face the street Weather protection at front entrance 15% of front façade must be transparent       Developments encouraged to promote compatibility, complement, enhance existing neighborhoods Landscaping and Screening N      Cottage Housing =        Allowed in R-3, R-4, R-5 zones through an administrative review process (Type I) >  Œ    1.5 parking spaces/unit Developments must contain a minimum of four and maximum of 12 units/cluster Dwelling Units =   or more dwellings on the front portion of the lot. Permitted in R-3, R-4, R-5 through administrative review process (Type I)   Prior to construction, rear yard must have minimum 2,000 sf area  1 – 1.5 parking space/unit   "  # Discretionary review process for reduction in on-site parking Review criteria includes consideration of the proximity to and availability of public transportation facilities. Location of a transit stop on the subject lot may be required. :    Images Courtesy of City of Everett ---PAGE BREAK--- 12 City of Everett 2 Chapter 7 Accessory Dwelling Units =      dwelling and intended to be occupied by not more than one family as living accommodations independent from the owner’s family. Permitted Use Permitted in the A-1, R-S, R-1, R-2, R-1(A) and R-2(A) zones, subject to administrative review (Type 1) Prohibited on lots within an easement access short subdivision May be created within an existing single-family dwelling unit on lots containing at least 5,000 sf One accessory unit permitted on a legal building lot May not be located in any detached structure One dwelling must be occupied by an owner of the property Standards     A total of three off-street parking spaces are required for both the primary and accessory units Parking for the accessory unit must gain access from an alley if available Single family appearance and character of the dwelling shall be maintained when viewed from the surrounding neighborhood One entrance to the residential structure from the street side  Spaces that function as both work spaces and residences. Permitted Use Permitted in Neighborhood Business (B-1, B-2, B-3), General Commercial Broadway Mixed Use, Evergreen Way, and Mixed Use Overlay zones. (39.125). Standards No portion may be rented or sold as commercial space for persons not living on the premises or as residential space for persons not working on the premises. Multifamily design guidelines do not apply. Section 39.130 Lot Averaging Individual lots considered legal lots if the average area of all lots meets minimum requirements for the district in which the subdivision is located. Permitted Use Permitted in R-S, R-1 and R-2 zones Minimum Lot Area Standards    :    ---PAGE BREAK--- 13 City of Everett 2 Section 39.130 Cluster Alternatives for Subdividing (also Title 18.28.210) Purpose '     '        with comprehensive plan policies, including zero lot line, zipper lots, angle lots, not lots, Z-lots, or cluster lots. Permitted Use Permitted in any single family residential zone allowing for the development of single family detached dwellings Must contain at least 7 single family detached or attached dwelling units Review Process Hearing Examiner review (Process III) Standards Lot area, lot width, lot depth, building setbacks, lot frontage and lot coverage may be Table 3 Title 18 Land Division (Accessed February 2013) Title 18.36 Small Project Impact Fee Core Area In the core area, the transportation impact fee to be calculated based on 50% of the ITE Trip General Manual rate or as approved by the city engineer. Fee Phasing      hour trip in the second year and $900/PM peak hour trip after two years, which is the fee for all other areas of the City. ---PAGE BREAK--- 14 City of Everett 2 Table 4 Title 3 Revenue and Finance (http://www.mrsc.org/wa/everett/index_dtsearch.html, Accessed February 2013) Chapter 3.78 Multifamily Housing Property Tax Exemption Purpose Encourage increased residential housing, including affordable housing opportunities, in keeping with the goals and mandates of the Growth Management Act (Chapter 36.70A RCW) Stimulate the construction of new multifamily housing and the rehabilitation of existing vacant ” housing opportunities. Designation Criteria Located within the urban center as designated by the city council and Evergreen Way MUO zones.         the needs of the public Provision of additional housing would encourage increased residential opportunities City may consider additional discretionary factors described in the ordinance Tax exemption \  \   8-year exemption for market rate Project Eligibility Located in targeted residential area pursuant to ordinance Must not displace existing residential tenants Must contain a minimum of eight multifamily units or four multifamily units if located above a At least 50% of the space must be for permanent housing    requirements established in the ordinance Residential targeted area designated Targeted areas include: » Downtown/Everett Station Area » 41st Street Mixed Use Overlay Zone » 50th Street Mixed Use Overlay Zone » Madison—Pecks Mixed Use Overlay Zone » Casino Road Mixed Use Overlay Zone » 4th Avenue West Mixed Use Overlay Zone » 112th Street SW Mixed Use Overlay Zone » Airport Road Mixed Use Overlay Zone ---PAGE BREAK--- 15 City of Everett 2 Table 5 Urban Land Institute Technical Assistance Panel: Mobilizing the Private Sector to Invest in Downtown Everett (October 2006) At a Glance The City of Everett Downtown Plan seeks to guide future land use decisions to transform the downtown core into    appearance of the city center but has not motivated several landowners to either invest in their property or to sell, despite evidence of market interest in higher-use development. The City invited the Urban Land Institute Technical Assistance Panel to address several core questions: 1. How do we encourage property owners to invest in property improvements or sell to higher uses? 2. How do we attract new investors given the condition of existing buildings? 3.           4. What are our constraints and how do we overcome them? 5. What can we learn from other cities? Key Concepts Encourage Property Owners to Invest of Sell Aggressively enforce current codes Invest in a focal point on Colby to create a stellar two-block stretch as a magnet for activity and investment Develop pools of capital such as loan programs and venture capital, as well as strategic leveraging of public investment to encourage private improvements Institute a façade improvement program Develop and enforce a Minimum Maintenance Ordinance Apply public pressure to expose problem behaviors Attract New Investors Make innovative government investment Re-brand Everett through a targeted public relations campaign Create a key attraction to serve as a magnet for activity and investment Actively and evenly enforce current maintenance and safety codes, Embrace generational change in property ownership Utilize Tools for Change Assessment Access funds for investment through a Local Improvement District or similar vehicle    Manage public perceptions to change investor’s views of Everett and pressure current landlords to invest or sell Build partnerships and meet regularly with other public entities interested in the success of downtown Create an entrepreneurial development authority that can access markets Take risks and act in the public interest Overcome Constraints     Maintain the political will to allocate resources Stand behind enforcement, and make strong decisions Partner with social service agencies as strategic allies ---PAGE BREAK--- 16 City of Everett 2 ---PAGE BREAK--- 17 Policy Direction 3 3. Policy Context 6      ”  comprehensive planning process. As required under the Washington Growth Management Act (GMA), this planning process must consider policy direction to provide adequate capacity for planned population over a 20-year time horizon. In addition, in Vision 2040, the Puget Sound Regional Council (PSRC) has set population targets that extend to 2040, beyond a 20-year planning horizon. Vision 2040 also designates the City of Everett as a metropolitan city, with the expectation that Everett will increase its development capacity by about 61,000 residents. ?      ”  collective best estimate as to the future and how best to guide that future. As such, the comprehensive plan update process is just one further step on a longer path that will require on-going attention and adaptive management to adjust to changing social, economic and environmental conditions. This Chapter provides     measures may be considered. 3.1 Planning Principles The Vision 2040 expectation that Everett will grow beyond its current planned capacity prompted this evaluation of reasonable measures to hasten, focus and manage that growth. The City can move forward in the near-term with several of these measures.           to long-term planning for growth. Such a strategy accepts that there are many variables and unknowns the further one looks into the future, but recognizes that the City does not have to make all its future growth decisions at this time. The structure of the Growth Management Act builds in statutory milestones for the City to update its comprehensive plan and respond to emerging circumstances and community priorities of the day. Those periodic updates provide an opportunity for Everett to take stock of and respond to future demographic, environmental, societal and market realities that can only be guessed at now. The City will have the ability to adapt its plan and actions to the new information, including appropriate course corrections. Finally, it is important to remember that the overall direction and quality of the City’s future growth is more         plan that adds virtually no area to the metropolitan urban growth area by 2040, but forecasts an additional 1.2 million people, it is highly likely that growth and change will come to Everett. Shaping the form, character, and quality of that growth in a way that is true to the community’s history and sense of self is the purpose of the comprehensive plan and its implementing measures. For Everett ---PAGE BREAK--- 18 Policy Direction 3 to successfully transform into a major metropolitan city, its people must create a comprehensive plan that accepts change while holding onto Everett values. 3.2 Economic Context Based on an assessment of the relationship of density, market demand and development feasibility, we conclude that there are economic forces that may provide resistance to higher levels of density over the mid-           adequate returns to developers. Key conclusions are listed below, followed by a more detailed discussion of key economic factors. 1.       rise. The latter building type offers tremendous capacity for residential density. However the cost per    X     2. Multifamily development is being built at densities well below the allowable density in most cases in Everett. In areas such as Downtown where high rise buildings are allowed, the largest buildings are 4/5 over 1. Outside of Downtown, the largest buildings are garden apartments, often at densities less than allowed by zoning. 3. Overall, prevailing rents for new apartments in Downtown Everett are at levels necessary to provide an adequate return on developer investment for 4/5 over 1. Prevailing rents outside Downtown Everett are at levels necessary to provide an adequate return for garden apartments. Accordingly, those types of buildings are the ones being built in those areas, and more dense development types are not being built. 4. At an annual real growth rate of rents in Downtown Everett could reach necessary levels for high rise #      rents would not reach necessary levels over the 20-year planning time horizon. 5. The prevailing rents outside Downtown would not reach the necessary levels for high rise development under any of the growth rate scenarios. They would reach levels necessary for the 4/5 over 1 building type by 2025 under the 3% growth scenario, and 2035 under the 2% growth scenario. 6. Market conditions in Everett will be at least partly driven by development conditions in other communities in the region. Development opportunities in the closer-in rings will likely slow the rate of real growth in Everett rents. 7. Sound Transit light rail extension will provide new opportunities for growth as Everett is linked more closely with other employment centers in the region. At the same time, it will provide new opportunities for other communities closer to the employment centers. 8. The densities necessary to reach the higher population targets in Vision 2040 may not be achievable given the likelihood that rents may not reach levels necessary to provide for feasible development in the   ---PAGE BREAK--- 19 Policy Direction 3 3.3    Relationship Of Building Type, Development Cost and Required Rents There are a few basic residential building types, with each differing according to density and cost. While there is variability within each type according to design, unit mix and parking ratios, four generic types are considered in this analysis and summarized in the following table. Table 6 Economics of Alternative Residential Building Types Single Family Garden Apt. 4/5 over 1 High Rise Building Form Single family detached 2-3 story surface parking 4/5 story residential over concrete base w/ structured parking  €   with structured parking Residential Density (units per acre) 4 to 8 20 to 30 130 to 175 300 to 500 Building Construction Cost / Unit $150,000 to $200,000 $70,000 to $100,000 $130,000 to $170,000 $250,000 to$300,000 Necessary Rent / SF / MF $0.90 to $1.00 $1.60 to $1.70 $2.50 to $3.00 The three multifamily types shown in the right-most columns vary in height, building materials, and provision of parking. The garden apartment is most economical, as it is built of wood at a density that allows for all parking to be provided in surface lots. The 4/5 stories of wood construction is built at a height that          by the building code, and is constructed of more expensive concrete or steel materials. As with the 4/5 over         500 for the high rise. The latter building type offers tremendous capacity for residential density. However the   X  a developer is higher. (It’s interesting to note that while a concrete and steel apartment building could be built                \           typical unit in a high rise building is approximately 75% greater than for a typical unit in a 4/5 over 1 building, which in turn is approximately 70% higher than a garden apartment. The ability of an area to support these theoretical densities is related to the ability of the market to support the higher rents. ---PAGE BREAK--- 20 Policy Direction 3 Current Market and Development Conditions An analysis of current development conditions in Everett provides some evidence of whether higher densities are supportable. The evidence is based on the type and density of current development as well as average rent levels. The data are taken from the 2012 Everett Transfer of Development Rights Study Final Report, prepared for the City by Property Counselors. Table 7 summarizes the characteristics of 25 multi-family projects that received building permits for new construction since 2000. The projects are organized by zoning designation, and actual density is compared to the permitted density. The highest allowable densities are in B-3, R-5 and BMU (Broadway Mixed Use) zones where there are no density limits. The most common densities are the B-2B and R-3 zones with densities of 29 units per acre, and R-4 and B-2 with densities of 58 units per acre. The latter zones allow for 80 foot building heights. Most of the recent developments are built at 3 to 4 stories with a mix of surface and structured parking. Even in the zones without height limits, the recent buildings have not exceeded 80 feet. The R-3 zone allows 45 feet in height, but recent buildings are 2 and 3 stories. Multifamily development is being built at densities well below the allowable density in most cases. In areas such as Downtown where high rise buildings are allowed, the largest buildings are 4/5 over 1. Outside of Downtown, the largest buildings are garden apartments, often at densities less than allowed. Rental rate data for the Everett market area are summarized in Table 8. The data are provided by Dupre and Scott, Apartment Vacancy Report and are broken down for three sub-areas: Central Everett (east of Glenwood and north of Casino Road), Paine Field (west of Glenwood and north of 148th SW), and Silver Lake (east of Evergreen Way). Data are shown for all units as well as those built since 2000. The highest rents are in Central Everett. Average rents are somewhat higher for the newer units built. On a per square foot basis, the average rent for new buildings in Central Everett is $1.68 per square foot. This is representative of units in the higher density new projects listed in Table 7. The average rents for new buildings in Paine Field and Silver Lake are representative of the rents in the lower density new buildings shown.           adequate return on developer investment for the 4/5 over 1 building type. Prevailing rents outside Downtown        X   of buildings are the ones being built in those areas, and more dense development types aren’t. ---PAGE BREAK--- 21 Policy Direction 3 Table 7 Characteristics of Recent Multifamily Residential Projects Project Address Year Built Units Zone Act. Density Allowed Density Description 1904 Wetmore Avenue 1904 Wetmore Ave 2004 44 B-1 11.4 20.0 Mixed Use 510 W Casino Rd 510 W Casino Rd 2005 12 B-1 8.9 20.0 Mixed Use Hope Village 5810 Evergreen Way 2004 16 B-2 32.2 58.0 5717 Highway Pl 5717 Highway Pl Permitted 8 B-2 22.9 58.0 3214 Broadway 3214 Broadway Permitted 120 BMU 187.5 n/a Library Place 2731 Rucker Ave Construction 201 B-3 146.7 n/a Mixed Use Potala Village 2011 108 B-3 150.0 n/a Mixed Use The Riversides 3625 Everett Avenue 2005 10 C-1 22.2 58.0 Camelot II 11030 Evergreen Way 2007 192 C-1 50.8 58.0 Woodbrook Townhomes 9410 7th Ave SE 2004 29 R-2A 8.8 15.0 Firhaven 1025 90th St SW 2002 9 R-3 13.6 29.0 Brighten Square 10124 9th Ave W 2004 46 R-3 23.7 29.0 Jasmine Court 510 75th St #12 2003 12 R-3 17.4 29.0 Century House 2505 Howard St 2002 10 R-3 20.0 29.0 Harleen Court 606 W Casino Rd 2007 92 R-3 32.7 29.0 123 Dorn Ave 123 Dorn Ave 2006 3 R-3 15.0 29.0 New Century Village Phase II 2507 Howard 2007 25 R-3 32.5 29.0 3726 Wetmore 3726 Wetmore Ave 2009 6 R-3 27.3 29.0 Willows 2504 Melvin Ave 2011 8 R-3 26.7 29.0 Grandview Place North 2026 Grand Ave 2007 7 R-3H 20.6 29.0 Habitat for Humanity 3808 Hoyt Ave 2005 5 R-4 35.7 58.0 The Vintage 1001 E Marine View Dr 2006 259 R-4 61.4 63.8 Senior 3321 Rockefeller Av 3321 Rockefeller Av 2007 8 R-4 38.1 58.0 2706 Everett Ave 2706 Everett Ave 2008 7 R-4 50.0 58.0 Peninsula Apartments 3120 Colby Ave 2003 62 R-5 163.2 n/a Source: City of Everett Building Permit Data, Property Counselors ---PAGE BREAK--- 22 Policy Direction 3 Table 8 Average Rents in Everett Spring 2011 All Units All Studio 1 Bed 2/1 Ba 2/2 Ba 3/2 Ba Actual Rent Snohomish County $879 $635 $759 $834 $975 $1,163 Central Everett $799 $901 $752 $783 $1,135 $950 Paine Field $836 $565 $723 $797 $961 $1,165 Silver Lake $857 $607 $738 $812 $912 $1,084 Rent/NRSF Snohomish County $1.00 $1.28 $1.10 $0.94 $0.96 $0.96 Central Everett $1.04 $1.67 $1.18 $0.95 $1.05 $0.91 Paine Field $0.98 $1.14 $1.04 $0.92 $0.96 $0.95 Silver Lake $0.95 $1.37 $1.09 $0.93 $0.91 $0.91 Units Built 2000 and Newer All Studio 1 Bed 2/1 Ba 2/2 Ba 3/2 Ba Actual Rent Snohomish County $1,047 $627 $889 $995 $1,127 $1,381 Central Everett* $1,326 $942 $1,270 $1,765 Paine Field $942 $580 $828 $1,002 $1,115 $1,411 Silver Lake $915 $772 $854 $931 $1,125 Rent/NRSF Snohomish County $1.07 $1.18 $1.18 $1.05 $1.01 $1.02 Central Everett* $1.68 $1.73 $1.72 $1.57 Paine Field $1.08 $1.13 $1.12 $1.06 $1.04 $1.08 Silver Lake $0.93 $1.02 $0.93 $0.92 $0.90 Source: Dupre and Scott, Apartment Vacancy Report Spring 2011, Property Counselors *2008 and newer Potential Future Market Conditions The potential for more density in Everett will depend upon prevailing rent levels in the future. In particular, is it   \    necessary for more dense forms of development? Figure 1 depicts several rent growth scenarios that might apply to Downtown Everett. The horizontal lines  [      [  of current rent levels at alternative growth rates of 2% and 3% compounded annually. As shown in the          necessary levels over the time horizon. Figure 2 depicts similar rent growth scenarios that might apply outside Downtown Everett. The prevailing rents wouldn’t reach the necessary levels for high rise development under any of the growth rate scenarios. They would reach levels necessary for the 4/5 over 1 building type by 2025 under the 3% growth scenario and 2035 under the 2% growth scenario. ---PAGE BREAK--- 23 Policy Direction 3   Apartment Rent Growth Scenarios-Downtown Everett   Apartment Rent Growth Scenarios-Outside Downtown Everett Current Rents + 1% Real Current Rents + 2% Real Current Rents + 3% Real Rqd Rent Garden Rqd Rent 4/5 over 1 Rqd Rent High Rise Current Rents + 1% Real Current Rents + 2% Real Current Rents + 3% Real Rqd Rent Garden Rqd Rent 4/5 over 1 Rqd Rent High Rise 0.00 0.50 1.00 1.50 2.00 2.50 3.00 3.50 4.00 Rental Rate $/nsf/mo. 2010 2015 2020 2025 2030 2035 0.00 0.50 1.00 1.50 2.00 2.50 3.00 Rental Rate $/nsf/mo. 2010 2015 2020 2025 2030 2035 ---PAGE BREAK--- 24 Policy Direction 3 Sustained growth at real rates of 3% and even 2% are aggressive assumptions. Such increases would be achieved only through a combination of real increases in income levels and new large employment concentrations, and for sites with unique natural and developed amenities. Market conditions in Everett will be at least partly driven by development conditions in other communities in the region. Rental rates are highest in Downtown Seattle and Bellevue. The next ring of close-in in-city neighborhoods has somewhat lower rents. The next ring of suburban communities has somewhat lower rents than those. Development opportunities in the closer-in rings will likely slow the rate of real growth in Everett rents. Sound Transit light rail extension will provide new opportunities for growth as Everett is linked more closely with other employment centers in the region. At the same time, it will provide new opportunities for other communities closer to the employment centers. ---PAGE BREAK--- 25  4 4.  4.1 Introduction               1. Key questions raised by City staff, such as: a. Given that Everett is a largely built-out city, how can we best accommodate the increased density needed to meet regional expectations for future population? b.      the key characteristics that make Everett an attractive and desirable place to live and work? c.   established residential neighborhoods? d. Recognizing that the City has already undertaken a number of measures to increase density, what    – 2. A review of existing measures already adopted by the City, summarized in Chapter 3. Input from staff workshops, a developer’s forum and public comment at Planning Commission meetings, 4. ?    City of Everett (April 2013). / measures. Direct measures include actions that could directly provide additional residential capacity, such as allowing cottage housing in single family residential neighborhoods. Indirect measures include actions that, while not directly adding to the City’s overall residential capacity, could increase residential development      regulations. In particular, the indirect measures address the City’s interest in achieving increased development     The direct and indirect measures considered in this section are listed on the following page. This section of the report includes a guide to the ratings, describing our approach to evaluation of                 information in this report, this section is intended to help stakeholders and City decision-makers to identify policy and regulatory actions in the upcoming comprehensive plan update process that will best meet the ”    ---PAGE BREAK--- 26  4 Table 9 Potential Direct and Indirect Measures Direct Measures Indirect Measures 1. Allow cottage housing in single family residential zones 8. Streamline development and building codes 2. Allow row house development in single family residential zones 9. Increase transportation impact fees to fund more or better projects =        10. Develop a park impact fee 4. Establish development and design standards for micro-units     5. Use building form to regulate density 12. Eliminate minimum parking requirements for small multifamily developments        13. Expand lower parking requirements outside of downtown 7. Re-designate low density areas for multiple family development 14. Provide incentives for private land assembly 15. Expand the Multifamily Tax Exemption (MFTE) Program         17. Promote public/private partnerships for redevelopment 18. Make strategic public investments in public amenities 19. Reach out to major and growing employers 20. Design guidelines and design review ---PAGE BREAK--- 27  4 4.2  This section of the report describes 20 potential direct and indirect measures that could help the City of       following:      Key and weaknesses, including a summary of the ratings (described below) and observations   { Implementation steps, consisting of a short description of steps needed to implement the strategy, #        { Complementary strategies (where applicable), describing how interconnected strategies could work in    Final thoughts (where applicable), consisting of any additional information or examples or images that might help further describe the potential strategy. Guide to the Ratings As described in Chapter 2 of this report, the City has already adopted and implemented a substantial         in this chapter are intended to supplement and further the effectiveness of adopted policy and regulatory measures. At the same time, we recognize that there are pros and cons to each possible action. To help assess the and weaknesses of possible actions, we have prepared ratings of each potential measure based on ten criteria, listed in Table 10. Rating criteria are listed at right, together with a brief description of each. The criteria and ratings guide are       A Note on the Ratings        In order to ensure consistency, we attempted to use a consistent evaluation framework, described in the       lead to different conclusions regarding the or weaknesses of each measure. These differing perceptions are an essential part of the policy-making process and a full and open discussion of these issues is an essential part of the City’s planning process. ---PAGE BREAK--- 28  4 Table 10 Description of Evaluation Criteria Evaluation Criteria Description 1. Impact on Increasing Residential Density Does the action increase residential density levels and/or the City’s capacity for residential development? The ability of both direct and indirect actions to increase density and capacity were considered. 2. Level of Community Interest How likely is the community to support the action? Evaluation was based on prior comparable proposals, current neighborhood feedback, and similar proposals in other Puget Sound jurisdictions. 3. Impact on City    Resources Would additional City resources be required to develop and/or implement the action? Ratings are based in part on whether the action would have a temporary or long-term impact on resources. 4. Consistency with Adopted Plans Would the action require amendments to adopted policies? Ratings are based on whether the action is consistent or inconsistent with adopted policies. 5. Consistency with Adopted Regulations Would the action require amendments to adopted regulations? Ratings are based on whether the action would be permitted under existing regulations, would require only minor amendments to existing regulations, or would require a new regulatory structure. 6. Responsive to Market Demand Would the action provide additional opportunities to meet known or anticipated market demand? 7. Impact on Development Feasibility     development costs or increased development value? 8. Impact on Established Single Family Residential Neighborhoods Would the proposal change the character of established single family residential neighborhoods? Factors considered include whether new housing types, density increases, or changes to development standards or design guidelines are included as part of the action. 9. Impact on Housing Mix Would the action promote an expanded mix of housing types available in the City? 10. Impact on Public Infrastructure Funding Would the action increase funding available for public infrastructure? ---PAGE BREAK--- 29  4 Table 11 Evaluation Criteria Evaluation Criteria Rating Guide 1. Impact on Increasing Residential Density High Moderate Low 2. Level of Community Interest Community support likely      Community opposition likely 3. Impact on City    Resources No additional resources required Temporary increased need for resources for development of measures or actions     4. Consistency with Adopted Plans       Consistent with overall policy intent, minor amendment(s) needed Not consistent with adopted plans 5. Consistency with Adopted Regulations Consistent with adopted regulations, no change needed  ?         provisions   6. Responsive to Market Demand Provides increased opportunities to meet known or anticipated market demand Unknown effect on ability to meet known or anticipated market demand Unlikely to increase opportunities to meet known or anticipated market demand 7. Impact on Development Feasibility Provides enhanced development feasibility (reduced development cost, increased development value) Unknown effect on development feasibility Unlikely to improve feasibility or make feasibility more challenging 8. Impact on Established Single Family Residential Neighborhoods Does not change character of established residential neighborhoods Has potential to change character of established residential neighborhoods (new housing types, incremental density increases, generally maintains development standards and/or include design guidelines)            U 9. Impact on Housing Mix Increases mix of housing types Moderate or uncertain increase in mix of housing types No increase to mix of housing types 10. Impact on Public Infrastructure Funding Increases funding available for public infrastructure Neutral or unknown effect Decreases funding available for public infrastructure ---PAGE BREAK--- 30  4 Table 12 Direct Measures Categories Impact on Increasing Res. Density Level of Community Interest Impact on City Resources Consistency with Adopted Plans Regulatory Consistency Responsive to Demand Development Feasibility Impact on Established SF Res. Neighborhoods Increases Mix of Housing Impact on Public Infrastructure Funding Direct Measures Single Family 1. Allow cottage housing in single family residential zones 2. Allow row house development in single family residential zones    overlay program Multifamily 4. Establish development and design standards for micro-units 5. Use building form to regulate density All Residential parcel standards 7. Re-designate low density areas for multiple family development ---PAGE BREAK--- 31  4 Table 13 Indirect Measures Categories Impact on Increasing Res. Density Level of Community Interest Impact on City Resources Consistency with Adopted Plans Regulatory Consistency Responsive to Demand Development Feasibility Impact on Established SF Res. Neighborhoods Increases Mix of Housing Impact on Public Infrastructure Funding Indirect Measures Regulatory Measures 8. Streamline development and building codes 9. Increase transportation impact fees to fund more or better projects 10. Develop a park impact fee 11. Reduce level of service (LOS)  12. Eliminate minimum parking requirements for small multifamily developments     requirements outside of downtown 14. Provide incentives for private land assembly Plans and Programs  $    16. Prepare targeted development     17. Promote public/private partnerships for redevelopment   investments in public amenities 19. Reach out to major and growing employers 20. Adopt new design standards and/ or a new design review process ---PAGE BREAK--- 32  4 Description        family dwelling units clustered around a common area and developed with a coherent plan for the entire site. The shared common area and coordinated design may allow densities that are somewhat higher than typical in single family neighborhoods, while minimizing impacts on adjacent residential areas. Shared common areas may also contribute to an increased sense of community. However, the higher density and departure from existing patterns may also create concerns in the surrounding area. The City of Everett currently allows cottage housing in the Core Area, subject to requirements established in EMC Title 19, Chapter 33G (see Chapter 2 in this report for additional description). To gain additional residential capacity, the City could permit cottage housing development in some or all single family residential zoned areas in the City. Existing development standards in Chapter 33G could be maintained, and, as needed, additional development standards to ensure compatibility with the surrounding single family area could be provided. Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros The addition of this development type as a permitted use in single family areas provides for a modest increase in residential capacity. Cottage housing is consistent with existing City policies and regulations.            regulations to permit this development type outside of the Core Area. The addition of this development type as a permitted use in single family areas would increase the potential for a wider mix of housing and ability for the market to respond to changing housing demand. Cons There is the potential for incompatibility with surrounding residential area. Experience in other cities has shown that cottage housing that is not sensitive to the surrounding area can negatively impact the adjacent neighborhood. Expansion of the potential area for cottage housing development does       Evaluation ALLOW COTTAGE HOUSING IN SINGLE FAMILY RESIDENTIAL ZONES Complementary Strategies See Strategy 20 for a discussion of design guidelines and review to support cottage housing. ---PAGE BREAK--- 33  4 Implementation The development standards for cottage housing in EMC Title 19, Section 33G.100 could be amended to apply more broadly to single family residentially zoned areas in the City. In general, the standards described in Table 33G-2, Dimensional Standards for Cottage Housing, would also be appropriate in single family residential areas. Additional standards to promote compatibility with the surrounding single family residential area could include: Provide for Process II (planning director) or IIA (hearing examiner) site plan review to ensure compatibility with the surrounding area. Require additional setbacks, landscape screening, and/or window placement to maintain privacy for adjacent existing residential development. Require orientation toward public streets. Because cottage housing is often oriented toward in inner common area, design that provides the appearance of turning away from the street, with large areas of blank wall should be avoided. Final Thoughts Direct Measure A few examples of cottage housing from the cities of Bellingham and Everett. ---PAGE BREAK--- 34  4 Description Row houses, also called townhouses, are buildings joined at the side by a common wall. Each dwelling has up to two stories and no dwellings are placed over another. Each dwelling has individual and direct access to the street and typically contains some private open space in the front and back. Densities vary, but often range between 1,500 sf/unit to 2,500 sf/unit (17 to 29 units/acre). Currently, EMC Title 19 allows row houses in multifamily, but not single family, zones. Under current provisions, row house development is subject to the Multiple Family Design Guidelines (Resolution #4618), which address a range of design features and are intended to enhance the safety, livability, and attractiveness of new multiple family developments. The Housing Element of the Comprehensive Plan includes in Section VI.C Zoning Code Changes) the following recommendation: 3. Establish an administrative permit review process (not a rezone process) to allow for single family attached (townhouse) development in single family zones, at a density higher than permitted for single family detached, subject to design guidelines and provided that each dwelling can be individually owned by the resident (as in a condominium). ALLOW ROW HOUSE DEVELOPMENT IN SINGLE FAMILY RESIDENTIAL ZONES Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros The addition of this development type as a permitted use in single family areas provides for a modest increase in residential capacity. The addition of this development type as a permitted use in single family areas would increase the potential for a wider mix of housing and ability for the market to respond to changing housing demand. Similar to single family development, entry ways that face the street can allow a sense of safety and community through “eyes on the street.” Although allowing row housing in single family zones would require a text amendment to the Land Use Code, the concept is consistent with existing City policies. Cons There is the potential for incompatibility with surrounding residential area. Row house development that is not sensitive to the surrounding area can negatively impact the adjacent neighborhood. In particular, the     restricted and cramped. Expansion of this housing type to single family zoned areas does not        Evaluation Complementary Strategies See Strategy 20 for a discussion of design guidelines and review to support row housing. ---PAGE BREAK--- 35  4 Implementation The City’s Multiple Family Design Guidelines provide a starting place for row house development standards in single family zones. Additional standards to promote compatibility with the surrounding single family residential area could include: Provide for Process II (planning director) or IIA (hearing examiner) site plan review to ensure compatibility with the surrounding area. Require a minimum 20-foot lot width to avoid the appearance of overcrowding and allow good interior planning. Require new development to match the of the street in terms of recurring building patterns. For example, use architectural features to reduce the appearance of mass on a larger building where the is for smaller units. Match existing height, lot coverage and setback requirements for the zone in which the site is located. [  Q        each unit. Encourage parking to the rear to the extent feasible. Final Thoughts A few examples of rowhouses from the City of Portland. Direct Measure ---PAGE BREAK--- 36  4 Description    (April 2013). It would allow the City to       options would be designed to permit greater diversity of housing types and to provide for compatibility between existing and new development. Examples of options from the Austin program include small lot amnesty, such as cottage      on the option, they may be applicable to the entire neighborhood, to portions of the neighborhood, or to    overlay for the neighborhood. DEVELOP A TAILORED INFILL OVERLAY PROGRAM Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros The program would allow neighborhoods to tailor and select the +      neighborhood. By providing a menu of options in conjunction with an overall neighborhood plan, the process allows for a thoughtful discussion of the    Cons The extent to which residential capacity would be increased is unknown and may vary from very little to moderate, depending on the selection of options by the neighborhood. This type of program is not contemplated in existing policies or       resources to develop and implement.     neighborhood boundaries and a regular program for neighborhood plan updates. In recent years, the City has not pursued this approach, instead focusing limited resources on strategic high priority planning areas. The extent to which neighborhoods would be interested in this program is unknown. Evaluation Complementary Strategies See strategies 1, 2, 5, 6, 14, 16, 17, 18, and 20 as options for a   ---PAGE BREAK--- 37 4  Implementation Implementation of this program would require several steps, summarized below:  neighborhoods. =      Review through a structured public outreach effort, Planning Commission review and recommendation,   Q   Available Through the Neighborhood Plan Combining District (NPCD) summarized in the City of Everett: ?    by the City Council. Final Thoughts Neighborhood plan design tool illustrations from the City of Austin. Direct Measure ---PAGE BREAK--- 38  4 Description Micro-units, also commonly referred to as “apodments,” are very small dwellings, usually consisting of a private bedroom and bath clustered around a shared kitchen and dining area. They are similar to traditional boarding houses except that the private areas share a kitchen and living areas and there are multiple shared kitchen/living areas within a micro-unit development. Because the units are usually more affordable than traditional housing, they have proven to be a popular option in high cost housing areas. The Capital Hill neighborhood of Seattle probably has the longest track record of micro-unit development and, while popular among tenants, neighborhood concerns about density, parking, perceptions of impacts to property values and design have been expressed. In Everett, EMC Title 19 regulates micro-units as boarding houses. Section 39.060 establishes that, in single family dwellings, this type of use would be limited to two boarders. In multifamily zones, the number of boarding rooms may not exceed the number of dwelling units allowed by the density standards for the zone (Table 5.1 Residential Uses, Special Regulation All other development standards in the applicable zone would apply to a micro-unit development. In order to provide explicit development and design standards for this use, the City could add micro-units as a residential development type and create applicable standards. ESTABLISH DEVELOPMENT AND DESIGN STANDARDS FOR MICRO-UNITS Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros The explicit addition of this development type in multifamily areas would increase the potential for a wider mix of housing and ability for the market to respond to changing housing demand. Cons    City’s policies or regulations. Although some existing multifamily design standards could be applied to this development type, a complete review of use, development and design standards would be required. The City does not currently have policy or code language that is       +   neighborhood concern. Evaluation Complementary Strategies See Strategy 20 for a discussion of design guidelines and review to support micro housing. ---PAGE BREAK--- 39  4 Implementation Implementation steps would include: =      associated with each common cooking, dining, and living area and the number of common areas permitted per development. Some cities also include a standard for the minimum size of the private and       assisted living, community residential facilities, institutional residential uses and other similar uses. Insert micro-units as a use in Table 5.1, Residential Uses, and identify applicable zones. To minimize impacts on established single family areas, this use could be limited to multi-family and commercial zones. Develop design standards to ensure compatibility with surrounding uses. City of Everett Resolution #4618 provides design guidelines for multifamily development, which are further described in Chapter 15, Multiple Family Development Standards, of the Land Use Code. These standards could also be made applicable to micro-unit developments. Work with interested members of the public to review options. Because micro-unit housing is a relatively new housing type, a public outreach process that allows an open and informed discussion of potential positive and negative impacts is important. This micro-housing complex at 1304 E John St has 56 studios. Source: Daily Journal of Commerce, April 19, 2013. 30-unit Avenida in Seattle’s University District has apartments of 150 to 200 square feet. Source: Daily Journal of Commerce; SeattleScape. July 2012. Final Thoughts A few examples of micro-units from the City of Seattle. Direct Measure ---PAGE BREAK--- 40  4 Description =        on a given parcel of land. It is typically measured in dwelling units per acre –     fewer units permitted, the lower the density. Minimum lot area per dwelling unit requirements are a common direct way to regulate density. Alternatively, jurisdictions may elect not to address density directly, but rather use development standards, such as lot coverage, maximum building height and parking standards, to control the overall size, intensity and density of development. Many jurisdictions, including Everett, use both approaches to regulate densities. For example, Core Area        1R zones. Instead, residential density is determined by development standards, such as building height,            housing unit sizes that will best respond to market demand within the established development standards. The resulting density is an outcome based on the property characteristics and the housing unit size selected         expand the City’s Core Area approach to density to other multifamily and/or commercial zones in the City. USE BUILDING FORM TO REGULATE DENSITY Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Because this change would apply broadly across multiple zones, it      !  Because the City has existing regulatory standards for use of building form to regulate density, expansion of these standards to include     The addition of this development type to permitted development in single family areas would increase the potential for a wider mix of housing and ability for the market to respond to changing housing demand. Cons Although this approach is already used in the Core Area, there may be neighborhood concerns about expansion to other zones in the City. Existing adopted policies do not explicitly support expansion of the elimination of density limits outside of the Core Area. Evaluation Complementary Strategies See Strategy 20 for a discussion of design guidelines and review to support form-based zoning. ---PAGE BREAK--- 41  4 Implementation     >!Permitted Multiple-Family Residential Density, to indicate which of those zones have no maximum density requirement. All existing multifamily design standards would remain in effect and would not require amendment, unless additional design measure are desired. Final Thoughts Example of building form illustration, EMC Title 19, Chapter 33G. Direct Measure ---PAGE BREAK--- 42  4 Description Underused parcels in urban areas are sometimes not developed because they are small, oddly shaped or otherwise constrained. On small parcels, developers can sometimes achieve high densities at a small scale and relatively low impact.                      this strategy is coordinated through a detailed area plan that helps weave new    of the existing grid pattern and result in diverse building types and aesthetically interesting streetscapes, making neighborhoods more walkable. ;          lot sizes less than 5,000 square feet. Multi family development is permitted on lots as small as 5,000 sf @6           other similar standards. Flexible standards for small lots may increase the ability to develop smaller lots with multifamily units, increasing housing opportunity and capacity in the City. CREATE FLEXIBLE SMALL PARCEL STANDARDS Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Provides for a modest increase in residential capacity  :      housing and ability for the market to respond to changing housing demand. Cons The City does not currently have policy or code language that is    :    development. Evaluation Complementary Strategies See Strategy 20 for a discussion of design guidelines and review to support small parcel standards. ---PAGE BREAK--- 43  4 Implementation               requirements for multifamily development. A text amendment to Title 19, Section 7.010 (Small Lots, \    #     parking requirements for multifamily development. New text could reference existing multifamily design guidelines (Resolution #4618), which would remain applicable. WX  + when this strategy is coordinated through a detailed area plan that helps weave new projects into the ! + !  and often result in diverse building types and aesthetically interesting streetscapes for people—making neighborhoods more walkable. In addition, a neighborhood where older buildings are preserved has a better opportunity to support both high- and low-rent businesses, allowing for a mix of chain and independent businesses that often makes a community unique. They also enhance, instead of alter, existing communities and are more likely to gain community support—especially if they also offer needed housing choices and services. Furthermore, developers of small parcels tend to be local entrepreneurs # developers to get projects built on small parcels." Source: A Place to Call Home: Housing in the San Francisco Bay Area, Association of Bay Area Governments. June 2007. Final Thoughts A few examples of small lot development from the City of Bellingham. Direct Measure ---PAGE BREAK--- 44  4 Description One direct approach to increasing residential capacity is to re-designate existing single family areas for higher density development. Potential areas that could be appropriate for re-designation include lower density zones where potential exists to redevelop under higher density zoning with minimal impacts on existing single family areas. Examples include areas on or near arterial corridors, area undergoing transition to more intensive uses, areas near Everett Community College, areas near major transportation facilities or other similar areas. To the extent that this option would convert established single family residential areas to higher density        ”          single family neighborhoods. It may be considered as a long-term option for the City to consider with future changes, such as extension of light rail transit service to Everett. A key element of any program to transition single family to multifamily residential areas should include design     Strategy 20. RE-DESIGNATE LOW DENSITY AREAS FOR MULTIPLE FAMILY DEVELOPMENT Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Depending on the extent of areas that are converted for higher +   residential capacity. Implementation of this option would increase the potential for a wider mix of housing and ability for the market to respond to changing housing demand. Cons The conversion of lower density areas for higher density development would require a thorough public process to ensure that actions are supported by and consistent with the community vision for the City. This option is not explicitly supported by adopted policies or existing     would be required. As a result of the conversion of low density areas for higher density development and potential for incompatibility between the new higher density areas with existing residential areas, this option would !   !  Evaluation ---PAGE BREAK--- 45  4 Implementation In order to identify potential areas to redesignate, steps could include: Review of existing zoning to identify potential low density residential areas that may be immediately adjacent to or isolated by commercial development or are near existing or planned transit stations. Please see the map on the facing page for potential transit locations. Work with residents, property owners and other stakeholders to assess community interest in re- designation of potential areas. Follow the City’s process for legislative actions, as established by EMC Title 19, Chapter 15.32. Direct Measure ---PAGE BREAK--- 46  4 Description As summarized in Chapter           or understand applicable provisions. Code streamlining would not change existing substantive requirements, but would remove inconsistencies, increase user friendliness, remove redundant requirements and more fully    Based on literature review and Developer’s Forum (see Appendix 1) comments, streamlining of zoning      improvements to the organization and structure of codes, the complexity of the review process could also      the regulatory process as well as offering early opportunities for neighbors to state their concerns may both reduce review time and improve decision-making. STREAMLINE DEVELOPMENT AND BUILDING CODES Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Code streamlining would not change substantive regulatory measures, but would focus only on ease of use. Streamlined and easier to use code would increase developer friendliness and attractiveness. Code streamlining would not impact single family residential character. Cons Although substantive changes are not anticipated, a restructure of the       conduct. Code streamlining would not directly provide greater residential capacity, but could indirectly increase residential development through increased developer friendliness. Evaluation ---PAGE BREAK--- 47  4 Implementation The following recommendations for a code review and update process is based on the process described in   prepared by the Transportation and Growth Management Program, Oregon Department of Transportation.    "that describes the intent of the project, roles and responsibilities of participants, schedule, budget and products.  that can provide “360-degree” review of the development code. Representatives could include development review staff, urban service providers, developers, private architects and planners, community service and housing providers, realtors and lenders, and citizen stakeholders.  #  to identify which plan policies, development standards and     ”  redevelopment.  ' including zoning revisions, public information and education, required organizational changes, need for staff training, potential changes to fee schedules and other charges, and potential changes to comprehensive plans and similar policy changes. Indirect Measure ---PAGE BREAK--- 48  4 Description Impact fees are a way for cities to collect funds from developers in order to pay for infrastructure necessary to support the new residents, employees, and visitors. Transportation impact fees are generally used to construct new roadway facilities which reduce auto and transit congestion caused by development. These fees can also be applied to sidewalks, lighting, and bicycle lanes, which can improve the aesthetics in the area. The City of Everett currently charges a transportation impact fee that ranges from $261-900 per residential dwelling unit (a home, condominium, or apartment) based on the location of the project and the type of development (single family homes pay a higher fee than multifamily   jurisdictions charge anywhere from $1,400 to $3,100 per dwelling unit. INCREASE TRANSPORTATION IMPACT FEES TO FUND MORE OR BETTER PROJECTS Implementation *         following elements:  New impact fee transportation project list. Impact fee rate calculation. Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Higher transportation impact fees allow for the construction of additional transportation projects or projects with higher levels of amenities to residents and employees. Everett’s current transportation impact fees are very low, allowing room to increase fees while still being in-line with neighboring jurisdictions. Transportation impact fees are already adopted in Everett, other than updating the project list and fee schedule, no major changes to code or regulations are required. Interviews with developers indicated that additional investment in public infrastructure is one of the more effective ways to induce additional development. Cons The development community may oppose higher transportation impact fees, particularly if they do not see how the projects funded with those     Evaluation Complementary Strategies See Strategy 18 for a discussion of strategic public investments that could be supported through an increased transportation impact fee. ---PAGE BREAK--- 49  4 Final Thoughts $0 $1,000 $2,000 $3,000 $4,000 $5,000 $515 $589 $714 $750 $900 $900 $948 $1,020 $1,050 $1,150 $1,165 $1,244 $1,321 $1,436 $1,502 $1,660 $1,698 $1,742 $1,770 $1,788 $1,816 $1,870 $1,875 $1,925 $1,997 $2,026 $2,102 $2,136 $2,192 $2,195 $2,250 $2,334 $2,453 $2,466 $2,478 $2,578 $2,698 $2,761 $2,810 $2,854 $2,880 Kitsap County Oak Harbor Mountlake Terrace Renton Anacortes Evere Burien SeaTac Edmonds Edgewood Sumner Tukwila Yelm Snohomish Bham Urban Villages Lacey King County Pierce County Vancouver Mount Vernon Burlington Marysville Mukilteo Bellingham Lynden Milton Gig Harbor Monroe Washougal Stanwood Granite Falls Thurston County Snohomish County Median (50%) TIF Ridgeeld Sequim Ferndale Woodinville Federal Way Des Moines Average WA TIF * $  *26 cities above the 2013 average WA TIF base rate ranging from rates of $2,907 to $8,462 are not shown in this graphic. (Data compiled December 2012 by Chris Corneau, AICP, Transportation Planner, Bellingham Public Works) Indirect Measure ---PAGE BREAK--- 50  4 Description An impact fee is a fee charged by a city or county to developers to pay for the costs of providing public facilities or improving existing ones needed as a result of the new development. While developers are generally responsible for the entire cost of on-site improvements, impact fees are a mechanism for assuring that developers to pay a share of the costs of off-site facilities that serve the development. For example, new developments may create the need for new, expanded or improved public facilities such as parks, new or widened roads  $   development.                  must be reasonably related to the demand created by the new development – they may not exceed                The City of Everett currently does not charge a park and recreation impact fee. Use of such a fee would provide resources for development of public park and recreation amenities to serve the community. DEVELOP A PARK IMPACT FEE Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Park and recreation impact fees allow for the construction of new or expanded park and recreation facilities with higher levels of amenities to residents and employees. Park and recreation impact fees are an untapped revenue source for Everett. Because other cities currently charge park and recreation impact fees, Everett could initiate a program while remaining generally in-line with fees in other jurisdictions. Interviews with developers indicated that additional investment in public infrastructure is one of the more effective ways to induce additional development. Cons The development community may oppose a new impact fee, particularly if    interests. Because Everett does not currently impose park and recreation impact fees, +           + policy for the City. Evaluation Complementary Strategies See Strategy 18 for a discussion of strategic public investments that could be supported by a park impact fee. ---PAGE BREAK--- 51  4 Implementation Impact fees for parks, open space, and recreation facilities begin with an inventory and valuation of the existing assets in order to calculate the current investment per person. The current investment per person is multiplied by the future population to identify the total value of additional assets needed to provide growth with the same level of investment as the City owns for the current population. Determination of the net investment needed is the next step. The net investment is determined by reducing the total value of additional assets by the existing reserve capacity. The existing reserve capacity is the difference between the value of the City’s existing inventory of park and recreation facilities and the value of the assets needed to provide the level of service standard for the existing population. The net investment divided by the population growth results in the investment per person that can be charged as impact fees.       ”   Capital Improvement Program. The amount of the impact fee is determined by charging each fee- paying development for impact fee cost per dwelling multiplied times the number of dwelling units in the development. Indirect Measure Final Thoughts Estimated Park Impact Fees from 2012 National Impact Fee Survey prepared by Clancy Mullen, Duncan Associates, August 2012 City Estimated Impact Fee* Issaquah $6,998 Olympia $5,068 Bellingham $4,808 Kirkland $3,845 Tumwater $3,727 Vancouver $2,084 Bothell $1,345 Woodland $1,116 Burlington $625 Anacortes $615 *Based on a single family unit, 2,000 sf, on a 10,000 sf lot at a density of 4 units/acre and value of $200,000. ---PAGE BREAK--- 52  4 Description Level of Service (LOS) is a terminology used by transportation planners and engineers to describe how well the transportation system works in a given area. 6 NQ+      with no congestion at any time of the day, reduced LOS implies that during the  \   While providing high LOS often sounds like a laudable idea, it has consequences that must be considered: Additional project costs for larger facilities. Wider roads that may require additional right-of-way and dislocation of homes and businesses. Wider roads that make bicycling and walking less comfortable, resulting in more driving. Given these consequences, many jurisdictions reduce the LOS requirements in areas that are anticipated to have more dense and diverse land uses in the future. Examples commonly include downtown areas, other business districts, and transit corridors. LOS in more residential and industrial areas are usually not changed        REDUCE LEVEL OF SERVICE (LOS) REQUIREMENTS IN DEFINED AREAS Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Reduced LOS standards generally support more pedestrian, bicycle, and transit travel. Wider roads to support high auto LOS levels are more   less competitive relative to driving. Reduced LOS usually means reduced transportation project costs since projects tend to be smaller in scale. Reduced risk of triggering a transportation concurrency building moratorium. Consistent with Policies 3.1 and 3.2 of the Transportation Element of the Comprehensive Plan. Cons The community may be weary of accepting additional peak-hour auto congestion.      establishment of districts or overlay zones, which adds complexity to the Comprehensive Plan or municipal code While lower LOS standards may reduce developer costs (through lower     : form and non-auto transportation modes. Evaluation Complementary Strategies See strategies 15 and 16 for a discussion of redevelopment strategies that could be enhanced from a reduced transportation LOS. ---PAGE BREAK--- 53  4 Implementation 6  ” NQ+         may be required. Potential changes include: +     Evergreen Way), or in areas near state highway facilities adjacent to interchanges). Establishing an area-wide average LOS standard. This allows for individual intersections that do not have     X           transportation alternatives study to be performed to demonstrate how the project is helping to meet the      Consider revising transportation impact fee program in conjunction with LOS standards. Final Thoughts +         +  based on urban form. Residential areas have a LOS standard of C, while downtown has a LOS E standard. These are area-wide standards that are based on the average operations of multiple intersections, which allows some intersections to exceed the standard so long as other intersections operate better than the standard. The City of Tukwila has a similar corridor-based average LOS E threshold for the Southcenter Urban Area and maintains a single-intersection LOS D standard elsewhere in the City. Indirect Measure ---PAGE BREAK--- 54  4 Description Parking is one of the more substantial costs for development projects, constituting between 10-20% of the overall cost of the project. This cost can be particularly burdensome for small multi-family developments since their size     to meet minimum parking requirements. This type of parking is expensive to construct and often leads to taller buildings and a less appealing street frontage, which raises neighborhood opposition to similar projects. This strategy would propose to eliminate minimum parking requirements for small multifamily developments. In some of the cities that have a similar code in affect, the threshold for “small” is often in the range of fewer than 5-10 units. This strategy would not prevent developers from including on-site parking (most       and demand. ELIMINATE MIN. PARKING REQUIREMENTS FOR SMALL MULTIFAMILY DEVELOPMENTS Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros [    ! :  small multifamily developments. Can promote Comprehensive Plan mode split goals if multifamily projects are in mixed-use areas or on transit lines. Cons Many residential and commercial areas are weary of reduced parking minima. Require revisions to the municipal code. Would require additional on-street management from the City. Evaluation Complementary Strategies See strategies 6, 14, and 15 for a discussion of redevelopment strategies that could be enhanced from a reduced parking requirement for small multifamily development. ---PAGE BREAK--- 55  4 Implementation Eliminating minimum parking requirements for small multifamily developments would require an update to EMC Chapter 34. In addition, a parking impact analysis study may be required to address resident and business concerns, even though the net impact on parking of these types of changes tend to be minimal. Many areas that have reduced parking requirements also develop on-street parking management programs to address potential on-street parking shortages. Some cities that have reduced or eliminated parking minima for multifamily developments either do not issue on-street parking permits, or issue only a limited number of permits, to the new multifamily residents. This is done to prevent shifting too much parking demand to the public street, impacting existing residents. This type of policy is practiced in Vancouver, WA. Final Thoughts The City of Portland, OR has a provision in the parking code that exempts developments of 30 or fewer units within 1,500 feet of a transit station or 500 feet from a street with 20 minute transit service. Indirect Measure ---PAGE BREAK--- 56  4 Description ;     districts in and around downtown Everett can provide between 1 and 1.5 parking spaces per dwelling unit, as opposed to 2 per dwelling unit, which is generally required elsewhere in the City. This strategy would seek to expand the area where lower parking minima are explicitly allowed in the City. Given that parking is one of the more substantial costs for development projects, constituting between 10-20% of the overall cost of the project reducing the      is important to note that reducing marking minimum requirements does not translate into the elimination of parking spaces in multifamily projects. Developers can and still do provide parking, although at a rate that is closer to what is demanded. In a study performed by King County Metro, it is estimated that multifamily projects typically supply 30-40% more parking than is demanded. EXPAND LOWER PARKING REQUIREMENTS OUTSIDE OF DOWNTOWN Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros  ! :    Frees up land for housing that would otherwise be dedicated to parking, increasing land capacity. Reduced parking coverage improves urban form, street aesthetics and makes areas easier to walk. Supports Comprehensive Plan mode split goals. Cons Many residential and commercial areas are weary of reduced parking minima.  !   [ districts. May require a parking study. Requires additional on-street management from the City. Evaluation Complementary Strategies See strategies 6, 14, and 15 for strategies that could be enhanced from a reduced parking requirement outside of the downtown. ---PAGE BREAK--- 57  4 Implementation Reducing parking minimums outside of downtown Everett will require updates to Chapter 34 of the Everett Municipal Code. In addition, a parking study to evaluate existing off-street parking utilization may be required to set the levels appropriately to reduce the risk of parking spillover. Many areas that have reduced parking requirements also develop on-street parking management programs to address potential on-street parking shortages. Some cities that have reduced or eliminated parking minima for multifamily developments either do not issue on-street parking permits, or issue only a limited number of permits, to the new multifamily residents. This is done to prevent shifting too much parking demand to the public street, impacting existing residents. This type of policy is practiced in Vancouver, WA. Final Thoughts The King County Metro Right Size Parking project (http://metro.kingcounty.gov/up/projects/right-size- parking/) highlights the results of an extensive study of multifamily residential parking in King County and presents best practices to better align parking supply and demand. A key goal of this study is to support the    Indirect Measure ---PAGE BREAK--- 58  4 Description Q      X    for development. Private property owners interested in redevelopment on their     feasible or the site design required to achieve permitted densities is cramped or not desirable from the perspective of community character. In these situations, land assembly could allow for greater development feasibility and increased compatibility with the surrounding community. To promote land assembly, the    in development standards or other similar measures. Incentives should be paired with design standards to ensure an attractive design that enhances the surrounding neighborhood. PROVIDE INCENTIVES FOR PRIVATE LAND ASSEMBLY Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Site assembly incentives would increase developer friendliness and may help support more attractive and innovative site design. Cons Site assembly incentives are not currently contemplated in the Land Use Code. Development of an incentive program would likely require a high level of effort from City staff to develop the program and corresponding code provisions. +    capacity, but could indirectly increase residential development through greater development feasibility. Depending on site design, there is the potential for incompatibility with surrounding residential areas. This option should include design standards to promote compatible design (see Strategy 20). Evaluation Complementary Strategies See strategies 1, 2, 5, 16, and 17 for a discussion of strategies that complement incentives for private land assembly. ---PAGE BREAK--- 59  4 Implementation      assembly.    $     assembly, impact of different types of incentives and public comment. /         ”   as established by EMC Title 19, Chapter 15.32. Indirect Measure ---PAGE BREAK--- 60  4 Description EMC Chapter 3.78, Multifamily Housing Property Tax Exemption is intended to stimulate the construction of new multifamily housing and rehabilitation of vacant and underutilized buildings for multifamily housing. The program offers a limited 12-year tax exemption from ad valorem property taxation if 20% of the housing is affordable, or 8-years if it's market rate. Currently the program is applicable to areas to the downtown area and the Evergreen Way Corridor (see Chapter 2 for additional description). The Multifamily Tax Exemption program has proven to make a meaningful      \          appropriate criteria for location, income levels and densities, as well as desirable design features. EXPAND THE MULTIFAMILY TAX EXEMPTION (MFTE) PROGRAM Implementation Expansion of this program would require an amendment to EMC Chapter 3.78 to include additional designated areas for the program. Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros   ! :  for new multifamily development in a larger area of the City and the potential for a wider mix of housing on a citywide basis. The regulatory structure for the MFTE program is already established       adopted regulations to expand this program. Expansion of the MFTE program would be limited to multiple family zoned areas and would not impact single family residential character. Cons Expansion of the MFTE program would not directly increase residential capacity, but could indirectly increase residential development through greater development feasibility The MFTE program exempts new multifamily development from property tax payment for up to a 12-year period. Expansion of the program would come at the cost of additional foregone tax revenue. Would eliminate the incentive to encourage development in targeted areas. Evaluation Complementary Strategies See strategies 7, 12, 13, 14, 16, 17 for a discussion of strategies that complement expansion of the MFTE. ---PAGE BREAK--- 61  4 Final Thoughts Initial Determination of Eligibility by Planning Director Building Permit Issued and Building Constructed Multiple Family Tax Exemption Application Submitted and Fees Paid (prior to any building permit application submittal) Appeal to City Council Final Certificate of Tax Exemption Issued (annual report required, EMC 3.78.170, see compliance review flowchart) City records Final Tax Exemption Certificate Filed with Snohomish County Assessor Denied Approved Approved Denied Application Denied Application for Final Certificate of Tax Exemption Submitted to the City Planning Director Issues Conditional Certificate of Tax Exemption (3 Year Expiration – see extension request process flowchart) Contract/Agreement between City and Applicant approved by Mayor Denied Appeal to Hearing Examiner Approved Denied Appeal to Superior Court City of Everett Multiple Family Tax Exemption review process. Indirect Measure ---PAGE BREAK--- 62  4 Description       manner that is designed to enhance the neighborhood, it is often necessary for the jurisdiction to take the lead in promoting it. Targeted development plans can            and business in developing a vision for the area. Development of a plan would           building scale and design, connected and walkable street networks, and amenities such as neighborhood parks and community gardens. Early SEPA environmental review of development plans through the SEPA planned action provisions (WAC 197-11) can help expedite future project level environmental review. Similarly, changes to zoning regulations and other development standards can be completed as part of the plan review process, helping to set the stage for a future streamlined permit review process. The Everett Riverfront Redevelopment Project is an example of a targeted development planning process in           Station and Casino Road areas. PREPARE TARGETED DEVELOPMENT PLANS FOR PRIORITY INFILL AREAS Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Targeted development plans could contribute to a wider mix of housing, increased development feasibility and attractiveness. The process of preparing a targeted plan allows stakeholders and other interested parties an early opportunity to participate in the planning process. Cons The degree to which targeted development plans would directly increase residential capacity is unknown, but they could indirectly increase residential development through greater development feasibility.       to conduct the planning process, conduct SEPA review and prepare follow-up code and policy amendments. Evaluation Complementary Strategies See strategies 3, 11, 14, 15, 17, 18 and 20 for a discussion of measures that support targeted planning. ---PAGE BREAK--- 63  4 Implementation 6               \     Thoughts is a summary of the subarea planning process undertaken by the City of Shoreline. This process         Identify key stakeholders and conduct public workshops and design charrettes to involve the public in establishing a vision for the area. Develop and adopt applicable policy and code amendments, including zoning changes and design guidelines to ensure that development represents the desired vision. Actively recruit and assist developers to implement the plan. Final Thoughts Example of +sequence of meetings and activities used in a subarea planning process in the City of Shoreline. Meeting Description Planning Commission Staff presented background information regarding the Town Center Subarea Plan process. Town Center Walkabout Tour of the town center study area on foot to observe and discuss the opportunities and       Planning Commission of past relevant actions and projects, and updates on the Aurora improvement project, economic development potential, and plans for public outreach. Planning Commission Discussion of project background, next steps, work program and coordination with design review work, the Transportation Master Plan and the SEPA for Town Center, etc. Design Review and Town Center Charrette Work on ideas for City design standards and to vote in a visual preference survey. Neighborhood Meeting Discussion with neighborhood over connection to and protection from Town Center. Neighborhood Meeting Discussion with neighborhood over connection to and protection from Town Center. Planning Commission Study Session on draft Town Center Subarea Plan Planning Commission Study Session on draft Town Center Code Planning Commission 2nd Study Session on draft Town Center Code Town Center Open House The Town Center Subarea Plan and Zoning is released for public review. Planning Commission Study Session Planning Commission Public Hearing to gather testimony on Town Center Subarea Plan and Development Code Planning Commission Continued Public Hearing Planning Commission Continued Public Hearing Planning Commission Continued Public Hearing City Council Study Session to review Planning Commission Recommendation City Council 2nd Study Session to review Planning Commission Recommendation City Council Adoption Source: http://www.cityofshoreline.com/index.aspx?page=180 Indirect Measure ---PAGE BREAK--- 64  4 Description        between a public agency and a private sector entity. To deliver a service or facility for the use of the general public. In addition to the sharing of resources, each party shares in the risks and rewards potential in the delivery of the service and/or facility. Public-private partnerships are often used as a way to redevelop publicly-   \      projects such as the Village at Overlake Station, urban town centers such as        According to the National Council for Public Private Partnerships, important characteristics of successful public private partnerships include: A public sector champion to lead communication, problem solving and overall progress A clear statutory foundation authorizing and setting the ground rules for the partnership    execution of the partnership.     $    private partners.         term of the partnership. Stakeholder support, including affected employees, public stakeholders, media, and other interest groups. PROMOTE PUBLIC/PRIVATE PARTNERSHIPS FOR REDEVELOPMENT Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros P3 can allow the City to partner with private developers to meet City   This option could allow the City to target development in priority areas. Cons P3 processes can be complex and labor intensive, requiring staff resources and a solid technical understanding of the process. Because of their complexity, P3 processes can require a long time to implement and may be associated with high risk for failure. Evaluation Complementary Strategies See strategies 3, 14, 15, and 16 for measures that could complement public private partnerships for redevelopment. ---PAGE BREAK--- 65  4 Implementation  " D Experts recommend that governments adopt an overall P3 policy to guide decision–makers when evaluating different procurement options and inform potential private partners and the public of the process.   G DCriteria could include level of public         X  $     and others.     U     costs of a project (such as the design, construction, and operation and maintenance of the facility) over the life of the project or the term of the contract with the private partner. Understanding the VFM allows a better assessment of P3 projects.  Experienced departmental staff can make it easier to effectively communicate with the private sector. The includes two levels of covered parking, 308 affordable rental housing units, and a child care center. The garage provides shared parking for use by both residents and park-and-ride commuters. The site continues to operate as a park-and-ride lot and a major transit facility in the King County Metro Transit system. The project is a joint development of King County, the King County Housing     \  and federal housing tax credits. Image Source: http://www.kingcounty.gov/transportation/ kcdot/PlanningAndPolicy/RegionalTransportationPlanning/ TransitOrientedDevelopment/Projects/Overlake.aspx /  is a 10-acre site in the city’s core. In 2005 the City sold half the land to Harbor Urban, then Urban Partners, which planned to build about 400 condos and 70,000 square feet of shops and restaurants. The city built a new City Hall, library and park on the land it retained, and Urban Partners    condos atop 20,000 square feet of retail — in 2009. Image Source: http://www.seattlesouthsidebusiness.com/ resources/imagery.php Final Thoughts A few examples of P3 projects. Indirect Measure ---PAGE BREAK--- 66  4 MAKE STRATEGIC PUBLIC INVESTMENTS IN PUBLIC AMENITIES Description    sidewalks, streetscape improvements, pedestrian plazas and pedestrian pathways, parks and recreation facilities, and cultural facilities. These facilities  $      attractive for residents, employees, and visitors. They are also important to accommodate an increasingly dense environment, and to justify the higher rents or sales prices necessary to provide an adequate return on investment for the higher capital costs of high density development. Strategic investment in key facilities would focus investments in priority redevelopment areas. By focusing investments, the impact of the         of a particular area for development, compared to a more spread investment approach, which may dilute the overall impact. At the March 7 Developer’s Forum (see Appendix several of the comments addressed the need to focus investments and invest in public facilities. In particular, some comments focused on improvements to   is a mile from the freeway off-ramps into Everett and those are confusing and not inviting. Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Experience has shown that investment in public amenities is a very effective way to demonstrate commitment to an area and encourage private investment. Investment in facilities does not require amendments to regulations or policies. Investment on facilities will not negatively impact single family residential character and may improve the community character if it is within the strategic investment area. Cons Investment in public amenities does not directly increase residential capacity, but does provide an indirect incentive for development.     over others, which may be politically challenging. Evaluation Complementary Strategies See strategies 3, 9 and 10 for measures that complement strategic public investments in public amenities. ---PAGE BREAK--- 67  4 Implementation Future strategic investment decisions would be made as part of the City’s capital facilities planning process  Q          effort and support desired development. Final Thoughts High Point Community Garden – Seattle, WA Public Waterfront – San Francisco, CA Residential Sidewalk – Olympia, WA Complete Street – Olympia, WA Transit Stop – Eugene, OR District Gateway – Columbus, OH Some examples of strategic public investments. Indirect Measure ---PAGE BREAK--- 68  4 Description This concept seeks to encourage greater residential development by increasing housing demand and grew from staff and developer workshops held in early 2013 (see Appendix At a January 15 staff workshop, it was noted that people who work in Everett do not necessarily live in the City. In addition, some employers have left Everett because of the perception that employees may not view the City as a desirable place to live.             increasingly being made by human resource departments, who look for locations that are attractive places to live for existing and future employees. By systematically reaching out to major and growing employers in Everett, the City may be able to identify where employees are choosing to live, the basis for these decisions and how the City can make changes to gain new residents who are already working in the City. Employment centers such as Boeing Everett, Esterline Control Systems, Fluke Electronics, Frontier, Providence Regional Medical Center Everett, and Everett Community College may provide a good opportunity to gain a greater understanding of housing decisions and a future opportunity to gain new future residents. CONDUCT OUTREACH TO MAJOR AND GROWING EMPLOYERS Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros Is consistent with and would not require amendment to existing policies and regulations. Increased knowledge about housing decisions may help the City further target actions needed to attract both new residents and new development. Cons Would require City staff resources to create and implement a program. It would also rely on interest and willingness to collaborate from major employers. Evaluation ---PAGE BREAK--- 69  4 Implementation Development of the program would include the following elements: Partnership with interested companies to survey employees about housing choices, including where they live and key factors in their decision. If the employee does not live in Everett, why and whether Everett was considered as a place to live. Preparation of housing information for new employees that companies could provide as part of the hiring process. Use information provided during the survey to identify possible actions to increase the City’s attractiveness to future residents. Final Thoughts The importance of community as described in this excerpt from Live First, Work Second by Rebecca Ryan, 2007: Rich was headquartered in Baltimore. We had been working on ways to make his lab a “cooler” place to work for young  !  "What happened?" I asked. "They all took jobs in Denver." Rich sounded defeated. He had worked hard to make his lab a great, fun place to work for young physicists, but you could hear it in Rich’s voice: his lab was in Baltimore, and he couldn’t compete with Denver. Until that moment, I had made my living helping companies become stickier places to work for young employees. And here was evidence that even a cool workplace is not enough to attract and keep young talent. For the next 2,087 miles back home to Wisconsin, I jotted notes, wondered out loud, and pestered my pals with the question Which is more important: a good job or a cool community? I was obsessed.   The result? Three out of four Americans under the age of 28 said a cool city is more important than a good job. The work/life calculus for the next generation had shifted. Their parents may have followed a job, a promotion, or     W   + W     +  ! + the next generation." Indirect Measure ---PAGE BREAK--- 70  4      It is also well-understood that good design cannot be regulated. However, local governments can develop guidelines to encourage good design and can also establish a design review process, either administratively or through a design    [ below. Design Guidelines Many local governments, including the City of Everett, use design standards or design guidelines to encourage development that is compatible. Design standards typically refer to regulatory requirements that establish minimum requirements. Design guidelines are not regulatory, but instead provide guidance, direction and examples to assist project developers and their architects in meeting the design vision. In Everett, examples of design standards and guidelines can be found in EMC Title 19, Section 33G, Core Area Residential Development and Design Standards. Similarly, Chapter 15, Multiple Family Development Standards, is based in part on the City’s adopted Multiple Family Design Guidelines (Resolution #4618). In either case, it is important to begin a clear statement of the intent and urban design goals to be achieved by the standards or guidelines. For example, the Core Area design standards and guidelines begin with a        in the core area of the city, to encourage development that enhances safety, to create an attractive environment for residents, and to reinforce and enhance the desirable qualities of the city’s core residential areas. DESIGN GUIDELINES AND DESIGN REVIEW Evaluation Criteria 1. Impact on Increasing Res. Density 2. Level of Community Interest 3. Impact on City Financial/ 4. Consistency with Adopted Plans 5. Consistency with Adopted Regulations 6. Responsive to Market Demand 7. Impact on Development Feasibility 8. Impact on Established SF Res. Neighborhoods 9. Impact on Housing Mix 10. Impact on Public Infrastructure Funding Pros  :   Additional design guidelines can build from existing design standards in the City of Everett Land Use Code. Cons Would require City staff resources to create and implement a program. Depending on the program, could be perceived as a disincentive to development. Evaluation Complementary Strategies Design guidelines and design review support a number of strategies, including 1, 2, 3, 4, 5, 6, and 16. ---PAGE BREAK--- 71  4 Design Review As noted above, design guidelines can be implemented through an administrative design review process or through a review by an appointed design review advisory body. In Everett, the design review process is conducted through an administrative process through which the planning director has the authority to require       property characteristics. In addition to the administrative design review process, some jurisdictions provide for a formal design review process with opportunities for public comment in front of an appointed design review board. For purposes of example, the following summarizes the Design Review Board review process established by the City of Kirkland. In general, Kirkland designates design review for certain parts of the City and, within the designated areas, requires administrative design review for relatively small new construction projects and changes to existing structures, with Design Review Board review conducted for all other projects. The Design Review Board process follows the following steps: 1.  I' DA pre-design conference with staff to review relevant design guidelines that apply to the development proposal. 2. DFollowing preparation of preliminary site design concepts, a meeting with the Design Review Board to discuss the site context and project objectives prior to more detailed project design work. Following this meeting, the applicant may submit a formal design review application. 3. ' D Following preparation of a more detailed project design as part of the design review application, one or more meetings with the Design Review Board to review and discuss site design in detail. Public notice is provided and public comment invited for this meeting. Following review, the Design Review Board may approve, approve with conditions or deny the design review application. As another example, the City of Langley also has a Design Review Board that considers most private commercial and residential development. Following receipt of a complete application, design review is scheduled at the next available meeting. The Design Review Board considers the application at a public meeting and may approve, conditionally approve, or deny the proposal. Following Design Review Board      original approval. Formal public notice by mail, posting or publication is not required unless the application requires an environmental impact statement. These two examples are provided to illustrate that there are a wide range of approaches to determining the type of development that may be applicable to design review and that the process for design review also     Indirect Measure ---PAGE BREAK--- 72  4 Design Principles for Residential Infill Development Based on design guidance from the Comprehensive Plan, Community Design Guidelines, Zoning Code, and other City documents Bulleted statements listed below the basic principles are included to clarify the potential ways of implementing the principles. 1 Contribute to a Pedestrian-Oriented Environment Use architectural features (such as façade articulation, window and entrance N details, and porches or balconies) that provide a human-scaled level of detail Avoid large areas of blank wall along street frontages N Minimize the prominence of parking facilities N Provide strong connections between main entrances and sidewalks N 2 Respect Context and Enhance Community Character (While the continuation of existing community character may be a priority in established neighborhood areas, contribution to a desired future character may be more important than compatibility in areas where change is expected and desired, such as in mixed-use centers) Arrange building volumes and use setback patterns in ways that reflect N neighborhood patterns or that contribute to its desired character Consider utilizing architectural features (such as window patterns, entry N treatments, roof forms, building details, etc.) and landscaping that acknowl- edge the surrounding context and neighborhood Use site design that responds to natural features of the site and its N surroundings Minimize solar access impacts on adjacent properties N 3 Consider Security and Privacy Orient windows and entrances to the public realm to provide opportunities N for “eyes on the street” and community interaction Minimize impacts on the privacy of neighboring properties N 4 Provide Usable Open Space Maximize the amenity value of unbuilt areas, providing usable open space N when possible Make usable open space, not surface parking, the central focus of larger N projects 5 Design for Sustainability Use durable building materials N Use energy-efficient building design and technologies N Minimize stormwater runoff N Final Thoughts   +    measures, including examples and case studies. A summary of several design principles that form the      ; DESIGN GUIDELINES AND DESIGN REVIEW (CONT.) ---PAGE BREAK--- 73  4 4.3 Additional Development Potential 6     measures. Direct measures are those that could directly provide additional residential development potential. Indirect             indirect measures, including decisions made by the City and external conditions, such as the overall health of the economy. Because of this, comparisons of the potential impact of indirect measures on additional development potential are highly variable and have not been prepared. For some of the direct measures, however, a comparison is possible. Table 14 estimates the potential number of units per acre that could be developed annually and over a 20-year period on a given one-acre parcel for several of the direct measures. These estimates are intended to show an order of magnitude                     the remaining measures fall generally in-between these high and low estimates. Table 14 Direct Measures Comparative Development Potential Direct Measures Development Site Size3 Number of Units per Development3 Additional Development per Acre3,4 Annually Over 20-years 1. Allow cottage housing in single family residential zones1 24.000 sf 10 units 18 units 363 units 2. Allow row house development in single family residential zones2 10,000 sf 5 units 22 units 436 units =       program Not applicable, development potential would vary depending on type of measures adopted. 4. Establish development and design standards for micro- units Not applicable, development potential would vary depending on the nature of the development standards adopted. 5. Use building form to regulate density Assumes a 20% increase in density over a base of 29 units per acre. 6 units 120 units       standards 4,000 sf 3 units 15 units,4 300 units,4 7. Re-designate low density areas for multiple family development Assumes rezone from 7 units per acre to 29 units per acre 22 net units, assuming rezone of a developed property 440 net units 1 Assumes a development site of 24,000 sf and 10 units per development, based on an average development size and number of units described in 2 Assumes a development site of 10,000 sf and 5 units per development, based on an average development size and number of units described in the 3 All numbers have been rounded to the nearest whole number. 4 6                assumed that there is a modest number of small parcels that would be candidates for this strategy. For the purpose of estimating development                            X   ---PAGE BREAK--- 74  4 This information should be considered in the context of other factors, including city goals and economic conditions, as described in Chapter 3 and Chapter 4 of this document. For example, measures that appear       important City goals, such as preserving single family neighborhoods. Similarly, a measure that appears to provide relatively less development potential may still be very effective in moving in the desired long-term direction while maintaining important community characteristics. Q   ”     measures that are most desirable from a community-wide perspective will require a careful balancing of goals, together with long-term adaptive management. ---PAGE BREAK--- APPENDIX 1 ---PAGE BREAK--- ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth Staff Workshop #1 1 What are “apodments”? “Micro-unit” developments consist of very small dwellings, similar in size to a hotel room, which usually have private bathrooms and perhaps a mini-refrigerator and microwave. Seven or eight of these small efficiencies are grouped around a full kitchen/dining area. http://conlin.seattle.gov/2013/01/17/microu nit-developments-aka-apodments/ City of Everett: Innovative Approaches for Population and Job Growth STAFF WORKSHOP LONG TERM TRENDS MEETING SUMMARY JANUARY 15, 2013, 10:00 AM TO NOON ATTENDEES David Hall, Legal Dave Koenig, Planning John Peterson, Parks Mark Harrison, Parks Paul Kaftanski, Parks Allan Giffen, Planning Rick Robinson, Fire Jim Hanson, Planning Mary Cunningham, Planning Bob Larsen, Planning George Baxter, Transit Kathy Atwood, Police Dan Templeman, Police Gerry Ervine, Planning Deborah Wright, Community Services Wendy McClure, Neighborhoods Tom Hingson, Everett Transit Deborah Munkberg, inova Joe Tovar, inova MEETING SUMMARY The purpose of this workshop was to consider long-term future trends, actions that could be taken to further or change trends, and how these trends might impact the ability of the City to accommodate future population and employment growth. The workshop consisted primarily of brainstorming around a series of questions about the future. Flip chart notes of the discussion were taken during the discussion and are provided below.    Housing/Households:  More density, smaller houses  Less homeownership  Intergenerational households  More multifamily, due to affordability  People are downsizing their households  Student “apodments” Land Use/Development  Less potential for new development, existing city is almost built out  If industrial impacts continue to be reduced, more mixture of industrial/commercial/housing development Demographics  More need for senior housing and assisted care  More elderly, more special needs population ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth Staff Workshop #1 2  Family growth in existing single family neighborhoods  School age population numbers are stable, but moving south  Non-European population is increasing  Presence of jail and social service providers influences demographics Economy  Need to de-couple employment from residential – some who work in Everett don’t live here  Employers are leaving Everett because employees don’t want to be here – not enough activities  Mill town image has changed; moving to Navy, Boeing, medical employment  Continued increase in higher end service and technical jobs  Business community not cohesive or organized, but supportive of community needs.  City good relationship with businesses; good project specific engagement  Medical providers – trend toward growth, improved facilities to attract growth.  City needs jobs – find the right niche        Public Safety  City “imports” people due to County jail  Overall crime rate is high for a city of Everett’s size, but depends on neighborhood  Public safety is a big concern  Problem broader than just the downtown  Perceptions of problems mostly internal; city seen as safe from the outside (consultant comment)  Some have perception of increased crime with increased multifamily development, others see greater safety because more eyes on the street  Because of neighborhood meetings, people are better informed about crime, but hasn’t really changed much over time. Increased notification of crime equals increased awareness and increased perception of it Culture, Recreation, Community  Citizens want more opportunities for civic engagement, but City has missed opportunities for constructive engagement Transportation  Transportation costs are higher than they used to be, causes people to want to live closer to Visual Character  Need to get past ‘façade” of Everett, design standards to make city more visually attractive Schools  Public schools – perceived problem by some. Lower test score associated with demographics, but not a reflection on quality of schools ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth Staff Workshop #1 3 #         Not enough activities, such as cultural, recreational for young adults (Gen Y, or those born in 1980s to early 1990s)  Perception is that businesses look at crime rates and may decide not to locate here because of it  What would increase residential attractiveness? o Programs, increased activities, reach out to private sector (banks for help with homeownership), education, more places to hang out; places where style/creativity is welcome (Schack Art Center, 3231 Creatives)1 o Visual character improvements – provide attractive streetscape, retain street trees, commercial and residential building maintenance, design standards, consider gateway improvements  First impression of city is poor, gateway area needs improvements % &        Land Use/Development  Need for focused redevelopment opportunities, such as around Everett Station  Parking standards are an obstacle for redevelopment in neighborhoods. Parking drives land use discussion  Public facilities relocation out of current location to provide room for more office/retail development Demographics  Housing/population to support retail services. Economy  Economic development model should not be based on lowest price goods. Results in retail leakage to areas with higher quality and higher value goods  Promoting Everett as a destination – waterfront, downtown, Port and Riverfront  Think beyond just development of new facilities and make sure that we have a long term commitment to maintain facilities Public Safety  Control public safety impacts of being the County seat  CPTED (Crime Prevention Through Environmental Design) should be required for every project Culture, Recreation, Community  Learn what attracts people to cities –John Crompton at Texas A&M2 1 http://3231creatives.wordpress.com/; http://www.schack.org/ 2 ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth Staff Workshop #1 4  Lions Park renovation is an example of successful park renovation that promoted neighborhood revitalization  Need political direction and will to achieve vision. We can do anything we set our minds to Transportation  ROW improvements, retain trees for an attractive streetscape, improved sense of community  Increased transit frequency to serve people who are transit dependent, college and Everett Station  Provide public improvements for greater walkability (                    Redevelopment of Casino Road – improved design and physical environment  Improve city gateways along Broadway  Play up waterfront, public access nodes  Create a waterfront system of trails  Require open space offset for every development  Reduce sprinkler connection fee as a redevelopment incentive to promote more gathering places  Find a center and identity for South Everett.  Identify opportunities – Comcast Arena, Kimberly Clark sites as possibilities new economic engines  Create more gathering places/clusters of uses  Incentives – property tax exemption could be expanded beyond the downtown, Kalamazoo example of a fund that pays for college for residents who attend public schools, private company giving building to university3  Reduce impacts of being the County seat – county jail, center for social services  Redevelopment streetscape along Broadway and Evergreen similar to the Shoreline Aurora Corridor  Plentiful water may support potential to become a Northwest brew center 3 http://www.nytimes.com/2012/09/16/magazine/kalamazoo-mich-the-city-that-pays-for- college.html?pagewanted=all&_r=0 Lions Park ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth Staff Workshop #2 1 City of Everett: Innovative Approaches for Population and Job Growth STAFF WORKSHOP DEVELOPERS FORUM MEETING SUMMARY MARCH 7, 2013, 2:00 – 4:00 PM PANELISTS Glen Bachman, Kemper Development Company C.J. Ebert, Harbor Mountain Development Tim Farrell, Tarragon Tom Fitzsimmons, Lorig PJ Santos, Lorax Partners Gary Young, Polygon Northwest Joe Tovar, Facilitator, inova MEETING SUMMARY The purpose of this workshop was to hear perspectives from those who work in land development about the future feasibility of infill and redevelopment in Everett. Developers who have worked in Everett and in other parts of the Puget Sound region were invited to join in the discussion. The meeting was conducted as a facilitated discussion in which the panelists were asked to provide their insights and experiences with infill development as well as a look forward to what Everett can do to support continued high quality growth and redevelopment. In addition, questions and comments from the audience were taken at several points during the conversation. Audience members included city staff, Planning Commission members, and interested members of the public. *    +         Panelists: Need to create a sense of place and synergy between uses. Focus energy in one area and do not fracture energy into multiple focal areas. Focus area does not have to be large. Look for opportunities to separate people from cars; surrounding properties around Everett Station for example. Sense of place is key and city improvements can make a significant positive impact. Look for ways to link Everett Station and Comcast Arena. Make improvements to downtown including landscaping and wayfinding signs. Note that the downtown is a mile from the freeway off-ramps into Everett and those are confusing and not inviting. Need proper wayfinding signs. ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth Staff Workshop #2 2 Make sure that you know what problem you are trying to solve. In this case it seems to be how to provide for growth without harming the fabric of the community. Requires careful calculation of where greater density can be afforded. People want to live in an attractive neighborhood that suits their needs. Define the brand and who the customer is for that brand. Everett is in transitional period and looking for revitalization. Heading in the right direction. Continued support for arts and activities is essential. Define what makes the City’s strong neighborhoods work and work from those Create a pathway from strong neighborhoods to the downtown core. Entice younger generation to move to Everett. Focus on periphery between the core neighborhoods and the growth boundaries. Selectively densify neighborhoods and support increased densities with amenities – parks, waterfront access for example. in Everett – strong arts community, large public marina, mountain and water views, Everett Station, seasonal farmers market, potential mix of technical, medical and marine industrial employment, future WSU 4-year college campus. Challenges – retail base due to competition from Alderwood Mall to the south and Tulalip outlet mall to the north. In some ways, it is good that Everett is a “blank slate” to some, because that means the opportunity still exists to shape identity and “brand.” Audience Questions/Comments: Many panelists have talked about the “Gen Y” as part of Everett’s housing market, but it’s also important to remember the baby boomers – people looking forward to retirement and being free of auto ownership. Need to remember the environment and to enhance existing neighborhood character; want people coming to the City to feel a part of a neighborhood. Concerned that high density development would detract from character.       Everett’s brand is not now centralized or focused. Need to establish and market a downtown identity. City has had a good strategy for visioning and working to create a downtown identity. Agree that office development in Riverfront or Port Gardner areas would detract from downtown. ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth Staff Workshop #2 3 Residential development around the downtown is important. Everett is moving in a good direction; seeing younger, more contemporary clients buying/renting here. Brand is “city of neighborhoods,” but these need to be linked together and with downtown using wayfinding signage and better pathways/transit. Over time, City will brand itself, pay attention to gateways because that conveys a first impression. Everett is poised for the future. Has the potential to be stuck if it lets its past encumber its future. Need to transition to the future while embracing the past. Recognize that the future is going to be very different. Create brand by preservation of core neighborhoods while allowing for greater density. Focus on corridors and key redevelopment areas. Create a collection of right-scale places Recognize that just coming out of recession and market cycles will continue in the future. Be patient, recognize the changes and work with them. Brand is going to be unique to Everett, which is an emerging city. Note that parking is at capacity at Everett Station – that is a good thing. City is on the right track, continue to improve, do not take foot off of the gas pedal. Do a better job than Seattle – better infill, play up great views of water, open green areas and mountains, and Everett’s historical roots. Brand depends on where you are. Could be for aircraft industry, technology, education, arts, etc. Paint Everett’s with bright colors. Recognize how to work with multigenerational and multicultural groups. Audience Questions/Comments: Protect wildlife and habitat areas, Everett estuary. Waterfront is a huge asset, should be opened up to provide greater access. South part of City does not lend itself to non-motorized travel. Linkages and connectivity to waterfront would provide a lot of value. Events Center is a huge asset. Need more pride in schools, concerns about Everett High School. Don’t recall Everett having a brand. What will happen to downtown? Maintain historic character or high rises? In the future, water will be a big issue. Everett has plentiful water.             Need leadership around a multi-level platform for change. Include bike trails, signage, street improvements, and important pet projects, such as Riverfront, Everett Station Strategic plan for change should include multiple strategies, not just one path forward Designate priority areas for infill, which may mean core residential neighborhoods take more density. Find ways to get people to support retail. ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth Staff Workshop #2 4 Look for opportunities with high return on investment. Everett Station is ripe for new development and would leverage prior investments in public transit. Everett Station should have housing on top of parking garage. Look for opportunities for public/private partnership collaboration. Consider residential in all projects. Should have a robust wifi system Make sure that you have parking everywhere – retail on bottom, green on top. Safety – consumer first question is how safe is it? Pay attention to financial implications; recognize that finances/lending are tight Once have entitlement, try not to make any changes to permitting; keep speed in permitting process City has good existing regulatory incentives to promote density and a predictable and timely permit processing system. Consider expanding MFTE program to areas around the downtown. Look for tax increment financing-like opportunities. Use monetary incentives to shape future development; do not give away financial incentives, enforce design standards, other measures. Audience Questions/Comments: No questions/comments from the audience at this time. #          Panelists Locational decisions for offices are being made by human resources departments of businesses. Big question relates to what’s your public transit system like? Keep the push going for next 10 – 20 years. Support flights out of Paine Field. For the next 5 – 10 years out, look for urban density at nodes. Need to be competitive similar to private firms, define what reasons people have to be at this location. Recognize that the pendulum swings back and forth, but if you have a sense of place, you can create a welcoming atmosphere and long-term sustainability. Look at examples outside of the area to learn how other cities have overcome the obstacles. Audience Questions/Comments: No questions/comments from the audience at this time. ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth Staff Workshop #2 5 %       $       0 Think in the long term – example of the South Kirkland Park and Ride, started life as a drive-in movie theater, became parking lot, now transit oriented development. Required public/private partnership, $8m from federal government. Hard to do this kind of project, very complex and takes a long time. Need long term flexibility to make this succeed. Employment density increasing in new office development; has major implications. Increasing transportation costs will be important factor in where decide to live; people will turn to public transit. Jobs will be centralized in Seattle for the next 15 years, although will change over the long term. Social trends – salaries not going to grow, senior population is emerging, houses are going to get smaller. Audience Questions/Comments: What about affordable housing, do the panelists have experiences to share? Panelist discussion that affordable housing development typically needs strong non-profit partnerships that are connected to the federal government and possible funding sources. General comment that Everett already has affordable housing, relative to regional housing costs. Everett Housing Authority has worked to try to assimilate lower cost housing into the community. City has a lot of renters, which has impact on transience and neighborhood quality. City needs to address lack of maintenance in order to preserve strong neighborhoods. One person felt public transit is good to get to Seattle and to travel within Seattle, but difficult to use to travel within Everett. Should industrial zoning continue to be preserved? Panelist response that, around Everett Station, can better use land than what is there now. Larger block sizes also make it easier to handle residential development, compared to smaller sites around the City. Following closing comments from Allan Giffen, City of Everett Planning and Community Development Director, the meeting was adjourned at 4:00 pm. ---PAGE BREAK--- ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  1 City of Everett: Innovative Approaches for Population and Job Growth MEETING SUMMARY MARCH 29, 2013 10:00 AM TO NOON    Project Recap Following brief introductions, Deborah Munkberg gave a short presentation, describing project activities and progress since the group’s last meeting in January. The presentation included an                 Exercise 1: Population Mapping Workshop participants broke into four smaller groups for this exercise. Each group was provided a map of the City and was asked to identify where an additional 10,000 people should be located and what areas should be avoided. Groups were given green dots representing 1,000 people, blue dots representing 500 people, and red dots representing areas to be avoided. Each group completed a map and made a short presentation, describing their approach and rationale for distribution of population. Each map is shown on the following pages. Rick Robinson, Fire Kathy Atwood, Police Dan Templeman, Police Wendy McClure, Neighborhoods Deborah Wright, Neighborhoods & Community Services Paul Kaftanski, Parks Mark Harrison, Parks Bob Larsen, Planning George Baxter, Transit  Jim Hanson, Planning David Hall, Legal Carlton Gibson, Facilities Tony Lee, Building Dave Voigt, Public Works/Utilities  " %   +  !   " Dave Koenig, Planning Mary Cunningham, Planning Pat McClain, Administration Deborah Munkberg, inova Chris Breiland, Fehr & Peers   ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  2 ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth   ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  4 ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  5 ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  6  & 4        groups: 1. Measures that provide additional residential capacity; 2. Measures that support desired development; and 3. Measures that encourage economic development. #         relative rating of each measure.     next pages, followed by the original posters. Wrap up Next steps in the project will include an evaluation of potential measures and preparation of a draft report for City review. The draft report will be reviewed by the Planning Commission in late May or early June. ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  7 Providing More residential Capacity Very Effective to Neutral Neutral Neutral to Not at All Effective (11)   (10) (10)       F      " "       J    ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  8 Encouraging Economic Development Very Effective to Neutral Neutral Neutral to Not at All Effective (14)  (12)   (12)    (11) K      M    (11) (10)      ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  9 Supporting Desired Development Very Effective to Neutral Neutral Neutral to Not at All Effective   (15)  (13) (11)    *                       N :        ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  10 Ratings Potential Strategy Ratings (12)   (11)            ---PAGE BREAK--- Innovative Approaches to Population and Employment Growth  11 ---PAGE BREAK--- ---PAGE BREAK--- APPENDIX 2 Planning Commission Meetings ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- City of Everett  June 2013