10-20-2020 Cottage & Compact Single Family AmendCottage and Compact Single-Family
Amendments
Presentation to
City Council
October 20, 2020
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Intent
Planning division received application for code
amendment 2019 from cottage housing
demonstration project developer.
Staff further investigated and identified barriers to
Cottage and Compact Single-Family housing in Title 19
of the Federal Way Revised Code (FWRC).
Improve regulations to promote Cottage Style and
Compact Single Family housing development.
Enable
Remove Barriers
Incentivize –Housing Action Plan
Approach to Missing Middle
Increase maximum project size in SF zones from 12
units to 16 units.
Remove affordability requirement.
Remove of the limitation from demonstration project
requirements in the City of Federal Way.
Proposed Amendment
Visualizing 16
units
Marysville –no affordability requirement
Port Townsend –no affordability requirement
Mukilteo -no affordability requirement
Kirkland -Projects over 10 units, 1 affordable units 100% King
County Median Income
Projects over 20 units, 2 affordable units 100% King
County Median Income
Affordability for Cottage Housing
Mirror Lake Example
Considering Zones
Financial Feasibility
Chapter 19.250 Overview
Type Allowed Square
Footage
AMI requirement
Cottage Style 800 -1,100 80% for family of 2
Compact Single
Family
1,100 –1,300 80%for family of 3
HUD income levels –dependent on family size
Calculating Affordability
1 Person
Household
2 Person
Household
3 Person
Household
80% AMI $66,700 $76,200 $85,750
Affordable Hsg Payment $1,112 $1,270 $1,429
Affordable Rent $1,668 $1,905 $2,144
Affordable House Price $295,305 $337,365 $379,647
Interest rate (9/10/20)0.0286
down payment (%)0.1
Will the developers consider
building four more units
when two must be sold at
maximum 80% AMI?
$379,647 for a family of 3
$337,365 for a family of 2
Affordability Prices
Median list price per square foot in Federal Way is $216
(Zillow), regional estimates point closer to $285
Minimum Compact Single Family size 1,100sqft and
Cottage house size 800sqft
Cost of $275,000 or $200,000 respective of size to build
excluding land, infrastructure, utilities, impact fees and
permitting,
Cost of Cottage Housing
Developments
$0
$100,000
$200,000
$300,000
$400,000
Cottage Cost Cottage Sale CSF Cost CSF Sale
Uneconomical
ECONorthwest’s Subregional
Housing Analysis
Increased Production
Remove the affordability
condition for achieving 16 units
developments in Single Family
Residential zone.
The proposed amendment will promote needed
missing middle housing development
The Housing Action Plan will recommend effective
affordable housing incentives and/or enhance those
already working
Cottage Housing and the Housing
Action Plan
Enable
Remove Barriers
Incentivize –Housing Action Plan
Missing Middle
Questions?
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