8c - Housing Action Plan Implementation Code AmendmentsCODE
AMENDMENTS
HAPI - HEARTLAND
ECOMMENDATIONS
City Council
Public Hearing
16 May 2023
POLICY QUESTION
Should the City Council adopt various
amendments to Title 19 FWRC that are
responsive to the study conducted by
Heartland, LLC as part of implementation
of the Housing Action Plan?
1. Expand the Multi Family T ption (FWRC Revisions to MFTE have
3.30.030) to th nity Business (BC) zone; different procedural
requirements than Title 19
2. Red e amount of ground floor non-
residential space that is required;
3. Increase building height within 100 feet of
single family for the BC zone;
4. Reduce the parking requirement for the BC
zone;
5. Make consistent the open space requirement
and allow for a fee in lieu of option;
6. Allow stormwater to be placed in vaults within
the BC zone;
7. Provide predictability for school impact fees;
8. Remove e City's inclusionar requirement;
and,
9. Remove the 'ctions on buildinaloilmo
Proposed amendments for
consideration
No proposed amendments
No proposed amendments
No proposed amendments
at this time
A change to Development
Standards -planned for
2024
Proposed amend
consideration
endment
for consideration
April - LUTC
May - LUTC
May - Staff refinements on Inclusionary
Requirements and School Impact Fees
May City Council - Public Hearing & 1st
Reading
June - Ordinance adoption
Jun - provide Ordinance to Commerce to
compl grant requirements _
IA-'.
Process
tieartland's Recommendation:
Reduce the amount of retail/commercial
space required and provide clarifications to
the wording.
The proposed amendments to BC (Use Table
Note 3), CC-F (Use Table Note 2) and CC-C
(Use Table Note 3) will reduce the requirement
f round floor retail /commercial space. In
a ition, the proposed amendments clarify
re the retail/commercial space is to be
Gated.
Ground floor Retail
o adjacent to primary vehicular access
Ground floor Retail
BC & CC-F
40% along primary
street frontage ,A
qw
PRIMARY VEHICLE ACCESS
N,
T57o of Ground floor plate & 50 feet from
intersections
t _
a
7
..
L i
RETAIL 2
—rA
Ground floor Retail
CIC-C
1517o of groundfloor
of each building,
and at street
corners
Heartland's Recommendation:
Provide reasonable school impact fees and
some level of predictability for developers.
School Impact fee
Predictability
parrs:
1. For Studio, 1 & 2 bedroom in City -Center &
BC zones: School Impact fee is $0.
2. For larger units in the City Center & BC
zones and in the rest of the City, set a cap
of:
a. $3,604 for single family
b. $2,222 for multi -family
90Allow for 5% or ENR index for inflation
annually (whichever is lower) starting in
2025
Vesting
%..0
School Impact fee
Predictability
H mmendation:
-- e inclusionary requirement (affordable
housing) does not provide any incentive for
the developer and should be removed.
Staff:
The inclusionary requirement allows for
mixed -income projects. Removing the
arking requirement for the inclusionary
its lessens the cost for the developer
hile allowing for the mix of incomes to
remain.
Inclusionary
requirement
Example of Exclusionary Requirement
300 Unit Apartment Building
Inclusionary Requirement (FWRC 19.1 10.010) = 5% = 15 units
2
bedroom
@market
(80%
AMI) _ $2,082/mo
2
bedroom
@
50% AMI
= $1,302/mo
Difference = $780/mo
$780/mo x 15 units = $11,700/mo
$11,,700/mo x 12 mo = $140.,000/yr
$140,000/yr x 50 yrs = $7M
FWRC 19.80.130 - Criteria for Development
Regulation Amendment
1. The proposed amendment is consistent with the
applicable provisions of the comprehensive plan.
2. The proposed amendment bears a substantial
relationship to public health, safety, or welfare, and
3. The proposed amendment is in the best interest of
the residents of the city
PLANNING COMMISSION ACTION
Consistent with the provisions of FWRC 19.80.240, the Planning
Commission recommended approval of the proposed code
amendments the City Council incorporating additional clarifications to
the proposed revisions relating to ground floor non-residential
requirements; and, increasing predictability for the school district while
preserving City Center incentives
Mayor's Recommendation:
Approve Option 1 - Set the Public Hearing and approve the proposed
code changes following the hearing
4F f
QUESTIONS?