Planning Commission Meeting Agenda

Transcription

1 Planning Commission Meeting Agenda Puyallup City Council Chambers, 333 South Meridian, Puyallup May 24, :30 PM ROLL CALL APPROVAL OF THE AGENDA CONSIDERATION OF MINUTES Consideration of the Minutes for November 9, 2016 and December 14, 2016 November 9, 2016 PC Minutes DRAFT December 14, 2016 PC Minutes DRAFT WORKSESSION TOPICS Agriculture Overlay/Zoning STAFF MEMO pdf Ag Zoning Code DRAFT 5.24.pdf Affordable Housing strategy COVER MEMO pdf Affordable housing strategy table.pdf OTHER COMMISSION BUSINESS CITIZEN COMMENTS - TIME PERMITTING AND ADDRESSING ITEMS ON THE AGENDA ADJOURNMENT The City Council Chambers is wheelchair accessible. Those needing assistance with hearing devices should contact the City Clerk's Office ( ) the Friday preceding the meeting. 1

2 Planning Commission Agenda Item Report Submitted by: Michelle Ochs Submitting Department: Development Services Meeting Date: May 24, 2017 Subject: Consideration of the Minutes for November 9, 2016 and December 14, 2016 Presenter: Michelle Ochs Recommendation: Planning Commission will review and act upon the minutes for the November 9, 2016 and December 14, 2016 meetings. Background: Council Direction: Fiscal Impacts: Attachments November 9, 2016 PC Minutes DRAFT December 14, 2016 PC Minutes DRAFT 2

3 To be reviewed May 24, 2017 City of Puyallup Planning Commission Puyallup City Hall Council Chambers November 9, :30 PM (These minutes are not verbatim. The meeting was recorded, and copies of the recording are retained for a period of six years from the date of the meeting and are available upon request.) PLANNING COMMISSIONERS PRESENT: PLANNING COMMISSIONERS ABSENT: STAFF PRESENT: Chair Clay Ciolek, Cyndi Anderson, Curt Gimmestad, Donnie Juntunen, Chris Larson, Art Seeley Pat McGregor Director of Development Services Tom Utterback; Senior Planner Katie Baker The meeting was called to order at 6:30 p.m. A quorum was established. APPROVAL OF THE AGENDA Mr. Ciolek suggested moving the South Hill Neighborhood Plan update to the beginning of the agenda. Mr. Larson moved to approve the agenda with the suggested amendment, with a second by Ms. Anderson. The Commissioners voted, and the motion passed 6-0. AGENDA ITEMS South Hill Neighborhood Plan Update (Recording starting time 01:24) Ms. Baker reminded the Planning Commission that they held a public hearing on the plan in March 2016, along with the code amendments and zoning and land use changes, and made a final recommendation to Council in April to approve the plan. Ms. Baker explained that since that time, staff has done more outreach and have been working with property owners in preparation of taking this item to City Council. Ms. Baker explained that staff will be presenting a staff alternative to City Council along with the Planning Commission recommendation. Ms. Baker briefly went over the staff alternative with the Planning Commissioners. There was some general discussion regarding the zoning districts and how they apply to properties. Ms. Baker explained that staff intends to present the Planning Commission recommendation to City Council, along with the staff alternative, and explain the differences between the two. 3 Page 1 of 3

4 Homeless Serving Land Uses Introduction (Recording start time 22:00) Mr. Utterback gave a PowerPoint presentation outlining the process by the City so far, and giving a background on the key moratorium uses. Mr. Utterback talked about potential zoning controls, and their definitions. Mr. Utterback requested feedback from the Planning Commission regarding scopes of uses being addressed, descriptions of drop-in or emergency shelters, locational and procedural standards, and site standards. There was some discussion regarding significant impact business licenses, and concerns were raised over the regulations of either of these types of centers regarding clientele just hanging out around the center, and whether that could be managed more productively. Mr. Larson inquired as to whether this would be considered an essential public facility, Mr. Utterback explained that he could do further research to find out if they are or not. There was discussion regarding whether these types of facilities could be banned outright in the City if they are not considered essential public facilities. Ms. Anderson questioned how you distinguish between drop-in center and the other type of uses already in the City, and could their focus just remain on shelters? Mr. Seeley suggested looking at some of the more successful models in the City such as St. Francis House, to look further into their regulations to see if that would be any help to staff in setting standards. Mr. Seeley also commented that there doesn t seem to be any one good area for a center to be located in the City. Mr. Ciolek mentioned that careful consideration needs to be made for what zones a facility could be located in, and there was extensive discussion regarding various issues associated with that topic. Mr. Gimmestad suggested breaking it down by looking at each issue separately and coming up with solutions, and that maybe there needs to be encouragement for people to stay at a facility all day, spending their time productively. There seemed to be a consensus amongst Commissioners that it would be a good idea to look at other, more successful models to get ideas from, including looking at other cities, and their locations. Planning Commission also generally wondered about whether code is actually necessary. The Planning Commission had overall concerns with how to define drop-in center standards, and seem to think that it seems easier to define shelters Draft Planning Work Program (Recording start time 01:29:00) Ms. Baker explained that staff had consolidated the work program calendar to include work items from the Planning Commission, Design Review & Historic Preservation Board, and general Planning Department work items. Ms. Baker briefly went over the Planning Commission items, pointing out the items that happen annually, and any new items that will need work. Mr. Larson asked if they would be doing any work on the sign code, Ms. Baker explained that they had recently cleaned up the code, so there would be minimal work needing to be done on that. Mr. Larson asked what the status is of the joint planning agreement with the County, Ms. Baker explained that it is currently not being worked on. OTHER COMMISSION BUSINESS None. 4 Page 2 of 3

5 CITIZEN COMMENTS None. ADJOURNMENT The meeting was adjourned at 8:11 p.m. 5 Page 3 of 3

6 To be reviewed May 24, 2017 City of Puyallup Planning Commission Puyallup City Hall Council Chambers December 14, :30 PM (These minutes are not verbatim. The meeting was recorded, and copies of the recording are retained for a period of six years from the date of the meeting and are available upon request.) PLANNING COMMISSIONERS PRESENT: PLANNING COMMISSIONERS ABSENT: STAFF PRESENT: Vice-Chair Pat McGregor, Cyndi Anderson, Curt Gimmestad, Chris Larson, Art Seeley Chair Clay Ciolek, Donnie Juntunen Director of Development Services Tom Utterback; Senior Planner Katie Baker; Senior Planner Chris Beale; Assistant Planner - Rachael Brown; Administrative Assistant Michelle Ochs The meeting was called to order at 6:32 p.m. A quorum was established. APPROVAL OF THE AGENDA Mr. Seeley moved to approve the agenda, with a second by Mr. Gimmestad. The Commissioners unanimously approved the agenda. CONSIDERATION OF THE MINUTES August 24, 2016 Mr. Larson moved to approve the minutes as submitted, with a second by Mr. Gimmestad. The Commissioners unanimously approved the minutes. September 28, 2016 Mr. Gimmestad moved to approve the minutes as submitted, with a second by Mr. Seeley. The Commissioners unanimously approved the minutes. Mr. McGregor explained that the applicant for the first item on the agenda is a parent at the school that Mr. McGregor works for, so he is recusing himself from this discussion. Mr. McGregor asked Mr. Gimmestad to act as Chair for this item. 6 Page 1 of 3

7 AGENDA ITEMS Privately Initiated Code Amendment (Recording start time 02:29) Mr. Beale introduced a privately initiated code amendment related to single family (RS) residential code to allow additional detached accessory buildings on RS zoned parcels larger than four acres. Mr. Beale gave an overview of the application by Ryan McGowan, and asked for feedback from the Commissioners. Mr. McGowan gave some details about the parcel, and explained that there is the main residence and one detached garage on the property. Mr. McGowan stated that this year, they added a pool, and that the plan had been to build a pool house, but that current code doesn t allow for more than one accessory building. Mr. McGowan explained that his application is asking only for one additional accessory building. Mr. Larson asked if there is a limit to the amount of accessory dwelling units that can be allowed on a parcel, Mr. Beale stated that there is no outright prohibition of it. Mr. Larson stated that he has concerns that if this were granted to the applicant, that the two accessory buildings might not fit into the character of the neighborhood. There was some general discussion regarding the amount of allowable accessory units, with some concerns that in the future they might be turned into dwelling units. Homeless-Serving Land Uses (Recording start time 28:36) Mr. Utterback gave a brief overview of the work on this topic, and the Council actions to date. Mr. Utterback explained what the next steps would be and asked for Planning Commission feedback. Planning Commission feedback is as follows: What is the difference in the services between what New Hope provides and some other facilities that don t seem to attract the same kind of clientele? Discussion regarding the differences in services, in that other types of facilities provide services to clients who are in transition to housing versus New Hope providing services to the clients that are actually homeless. Does the term emergency shelter apply? The terms drop in day center and drop in overnight shelter may be appropriate. Do there need to be buffers for this type of use? Examples: buffers from childcare facilities, schools, senior citizen facilities, etc. There was some discussion regarding allowable zone districts. Questions as to whether zoning controls are addressed by the significant impact business license, the Planning Commission would like to know more about the status of the significant impact business license next time the Commission meets. Is there a limit to the number of drop-in shelters that will be allowed in the City, or a limit on the number of clientele served? Mr. Seeley commented that if you start limiting the size of the shelter, you may end up with more people lining up outside, giving the appearance of lingering, not being productive. Mr. Gimmestad asked that the PowerPoint be sent to the Commissioners. Direction to staff to check with other facilities that don t seem to have the issues New Hope currently deals with, find out the differences in how they are being regulated. 7 Page 2 of 3

8 Institutional Zoning (Recording start time 01:19:28) Ms. Brown gave an overview of this item, including a background of the direction from City Council, and a few different options to include Institutional zoning as a new zone in the City. Planning Commission feedback included: Comments on whether making this change is actually necessary, are we making an issue out of something that is a possible non-issue. Concerns that new zoning will make certain uses permitted outright. In regards to fairness for both public schools and private schools having the same rights, there is a feeling that there is a distinct difference between the two and that they should be treated differently. What are the benefits for a private school besides an outright permitted use? Ms. Brown responded that the development regulations are less strict. If a new zone is created, will it be a possible to zone certain properties that are deemed appropriate for the new zone, Ms. Brown responded that they could do that. The Planning Commission declined to recommend one option over another, and requested further information before making a decision. Mr. Gimmestad commented that private schools could definitely best be served under public facilities, but would like to continue the discussion on the other facilities more. OTHER COMMISSION BUSINESS Ms. Baker updated the Commission on City Council considerations and actions, including the Comprehensive Plan amendment for Greg Helle, and the South Hill Neighborhood Plan. Ms. Baker thanked the Commissioners for their service over the past year. ADJOURNMENT The meeting was adjourned at 8:20 p.m. 8 Page 3 of 3

9 Planning Commission Agenda Item Report Submitted by: Katie Baker Submitting Department: Development Services Meeting Date: May 24, 2017 Subject: Agriculture Overlay/Zoning Presenter: Katie Baker Recommendation: Discussion Background: The Planning Commission has reviewed the City's Agriculture Overlay at multiple meetings, most recently on March 22, At this May 24, 2017 study session, Planning Commission will review draft code amendments pertaining to agriculture uses in various zoning designations, including single-family and multi-family residential, and manufacturing zones. Council Direction: Fiscal Impacts: Attachments STAFF MEMO pdf Ag Zoning Code DRAFT 5.24.pdf 9

10 City of Puyallup Development Services Planning Division 333 S Meridian Puyallup, WA P: (253) F: (253) To: From: Subject: Planning Commission Katie Baker, AICP, Senior Planner Zoning Overlays Date of memo: May 18, 2017 Date of PC meeting: May 24, 2017 At the May 24, 2017 Planning Commission work session, we will continue discussion of the agriculture zoning overlay and related agriculture code regulations. At this time, staff has prepared draft code language based on previous Planning Commission input. The code sections for review are: - PMC Agriculture Overlay Zone - PMC Definitions - PMC Single Family Residential Zones - PMC Multi-Family Residential Zones - PMC Manufacturing Zones - PMC Home Occupations - PMC 8.08 Keeping of Fowl and Domestic Animals (not yet finalized; this will be provided at the 5/24 meeting) Proposed code changes are noted in legislative markup. In addition, particular items for further discussion are highlighted. These include: - Consolidating definitions - Determining whether ag uses in residential zones must be associated with a residence - Consideration of size thresholds for community gardens in residential zones - Direction on specific regulations for various animal types (small, large, bees) On May 24 th, staff will facilitate discussion on this draft code language and receive Planning Commission feedback and direction for public review. 10

11 Chapter AGRICULTURE OVERLAY ZONE Sections: Agriculture overlay zone Description and purpose Technical definitions Permitted uses AGO zones Property development and performance standards AGO zones Signs Agricultural nuisances Public notice Agriculture overlay zone. The agriculture overlay AGO zone is hereby established. Properties so designated shall be subject to the provisions of this chapter Description and purpose. The AGO zone is intended to apply to properties designated agriculture overlay on the future land usecity s official zoning map of the comprehensive plan. The AGO zone is intended to ensure that agricultural lands within these areas are treated sensitively to the location of and pressures from surrounding urban development. It is the intent of this zone to encourage the continuation of agricultural activities as defined herein until such time that these lands are needed for urban uses. It is also the intent of this zone to protect agricultural activities from zoning and nuisance complaints Technical definitions. For the purpose of this chapter, certain terms and words are defined: (1) Agricultural activity means a condition or activity which occurs in connection with the production of farm products, either for personal consumption or sale, and includes, but is not limited to, marketed produce at roadside stands or farm markets; noise; odors; dust; fumes; operation of machinery and irrigation pumps; movement including, but not limited to, use of current road ditches, streams, rivers, canals, and drains, and use of water for agricultural activities; ground and aerial application of seed, fertilizers, conditioners, and plan protection products; employment and use of labor; roadway movement of equipment and livestock; protection from damage by wildlife; prevention of trespass; construction and maintenance of buildings, greenhouses, fences, roads, bridges, ponds, drains, waterways, and similar features and maintenance of streambanks and watercourses; and conversion from one agricultural activity to another. (2) Farmland means land or freshwater ponds devoted primarily to the production of livestock, freshwater aquacultural or other agricultural commodities. (3) Farm product means those plants and animals useful to humans and includes, but is not limited to, forages and sod crops, dairy and dairy products, poultry and poultry products, livestock, including breeding, grazing, and recreational equine use, fruits, vegetables, flowers, seeds, grasses, trees, 1 11

12 freshwater fish and fish products, apiaries, equine and similar products, or any other product which incorporates the use of food, feed, fiber, or fur. (4) Generally accepted agricultural and best management practices means sound, economically feasible farming techniques and best management practices as defined and/or recommended by the American Society of Agronomy, United States Department of Agriculture Soil Conservation Service, Washington State Cooperative Extension Service, and other professional or industrial agricultural organizations Permitted uses AGO zones. (1) Any use permitted or conditionally permitted in the underlying zone. (2) Agricultural activitiesuses, including agricultural production, agricultural support uses. (3) Community gardens Property development and performance standards AGO zones. (1) The development and performance standards for the particular use and the underlying zone shall apply. (2) Agricultural activities shall be conducted consistent with generally accepted agricultural and best management practices and shall not be restricted in terms of time of day or days of the week Signs. All signs within the AGO zones shall conform with the sign requirements of the underlying zone. In addition, during any spray operations, farmers may post city-approved caution signs on city right-of-way that read Caution Spraying in Progress or other warnings that may be required by other agencies, without obtaining a permit Agricultural nuisances. Notwithstanding any other provisions in this code, agricultural activities conducted consistent with this chapter shall not be found to constitute a nuisance unless the activity has a substantial adverse effect on the public health and safety. Agricultural activities undertaken in conformity with all applicable laws, rules and generally accepted agricultural and best management practices are presumed to be good agricultural practices not adversely affecting the public health and safety Public notice. Any property offered for sale within the agriculture overlay zone shall include notice to potential purchasers that it is located within an area where agricultural activities may be conducted and that such activities are legal and permitted by zoning regulations. A note to this effect shall be placed on any short plat or major subdivision approved by the city. Failure to do so shall not negate the right to engage in agricultural activities on any property located within the agriculture overlay zone. 2 12

13 Chapter DEFINITIONS Agricultural activity means a condition or activity which occurs in connection with the production of farm products, either for personal consumption or sale, and includes, but is not limited to, marketed produce at roadside stands or farm markets; noise; odors; dust; fumes; operation of machinery and irrigation pumps; movement including, but not limited to, use of current road ditches, streams, rivers, canals, and drains, and use of water for agricultural activities; ground and aerial application of seed, fertilizers, conditioners, and plan protection products; employment and use of labor; roadway movement of equipment and livestock; protection from damage by wildlife; prevention of trespass; construction and maintenance of buildings, greenhouses, fences, roads, bridges, ponds, drains, waterways, and similar features and maintenance of streambanks and watercourses; and conversion from one agricultural activity to another. Agricultural production use means an intensive agricultural use that is conducted primarily within a structure or enclosed area and may be associated with odors or noise perceptible beyond the property boundaries. Typical uses include feed lots, greenhouse operations, poultry farms and fish hatcheries. Agricultural support use means a use that provides a service or sells commodities for use by agricultural activities. Typical uses include farm equipment sales and repair, farm material sales such as grain, feed and fertilizer, and small scale farm product processing such as cider mills, dairies, poultry or meat processing, where no more than five persons are employed. Agricultural use means a use that involves the production of crops, food, fiber, ornamental plants, trees and other natural vegetation, and the grazing and raising of livestock. Typical uses include flower bulb and flower farms, farm residences, truck farms, tree farms and open fields for grazing. Community garden means privately or publicly owned land used for the cultivation of fruits, vegetables, plants, flowers, or herbs by multiple users. Community gardens may be divided into separate plots for cultivation by one or more individuals or may be farmed collectively by members of the group and may include common areas maintained or used by group members. Farmland means land or freshwater ponds devoted primarily to the production of livestock, freshwater aquacultural or other agricultural commodities. 5 13

14 Farm product means those plants and animals useful to humans and includes, but is not limited to, forages and sod crops, dairy and dairy products, poultry and poultry products, livestock, including breeding, grazing, and recreational equine use, fruits, vegetables, flowers, seeds, grasses, trees, freshwater fish and fish products, apiaries, equine and similar products, or any other product which incorporates the use of food, feed, fiber, or fur. Generally accepted agricultural and best management practices means sound, economically feasible farming techniques and best management practices as defined and/or recommended by the American Society of Agronomy, United States Department of Agriculture Soil Conservation Service, Washington State Cooperative Extension Service, and other professional or industrial agricultural organizations. Horticultural activity means the raising of plants for the use of the plants or their products, generally for food production, but may also include ornamental uses; examples include vegetable raising, P-Patch community gardens, raising flowers, orchards, vineyards and similar activities. Large farm animal means varieties of large animals used in urban agricultural activities for production of food, their products, or use such as cows, sheep, goats, horses, swine and other similar sized farm animals. Miniature varieties of farm animals such as pygmy goats shall not be considered large farm animals. Limited animal husbandry means the keeping of animals for the use or the sale of their products, such as meat, milk or eggs. Examples of animal husbandry uses are raising poultry for eggs and meat, raising rabbits for meat, keeping goats or cows for milk or meat, keeping bees for honey or pollination of plants and other similar activities. Small farm animal means varieties of small animals used in urban agricultural activities for production of food, their products, or use such as domestic fowl, rabbits, miniature goats, and beekeeping. Urban agriculture means and includes a range of agricultural activities at various intensities. Agricultural activities falling under this definition include both Horticulture and Limited Animal Husbandry uses. Urban Agriculture is permitted under limitations considering compatibility with other land uses in the context of the urban environment and associated land use/zoning designations. 6 14

15 Permitted uses RS single-family residential zones. The following uses are permitted for all RS single-family residential zones unless otherwise specified: (1) One single-family dwelling on each lot. (6) The keeping of domestic livestock and animals including, but not necessarily limited to, horses, cows, and goats; provided, that the property contains a minimum of 40,000 square feet of lot area available as pasture, yard, or stall space for each such animal in any combination. Urban agricultural activities on lots less than one acres in size are permitted [as an accessory use to a residence] as follows: (a) Horticultural activity for personal use and incidental sales or distribution on site and off site at a farmers market or approved retail area. (b) Limited animal husbandry of small farm animals for personal use, including domestic fowl and rabbits, miniature goats, and beekeeping, subject to the provisions of PMC (7) Urban agricultural activities on lots one acre or greater in size are permitted [as an accessory use to a residence] as follows: (a) All uses permitted under (6)(a) and (b); (b) Large farm animals, including cows, horses, sheep and hogs, subject to the provisions of PMC (8) Community gardens, [not to exceed two acres in size,] subject to the following standards and criteria: (a) Limited animal husbandry of small farm animals is allowed; site; (b) The proposed use does not negatively impact sensitive areas on or adjacent to the subject (c) The proposed use will not result in excessive noise or emissions that are not typically associated with operation of household mechanical equipment; (d) On-site parking needs, if any, are addressed; (e) On-site contaminated soils, if any, are addressed; and (f) A set of operating rules addressing the governance structure of the garden, hours of operation, maintenance, security requirements, and the name and contact information of the garden coordinator, shall be kept on file with the Development Services Department. 7 15

16 Permitted uses RM multiple-family residential zones. The following uses are permitted for all RM multiple-family residential zones unless otherwise specified:... (22) Urban agricultural activities on lots less than one acre in size are permitted as follows (a) Horticultural activity for personal use and incidental sales or distribution on site and off site at a farmers market or approved retail area. (b) Limited animal husbandry of small farm animals for personal use, including domestic fowl and rabbits, miniature goats, and beekeeping, subject to the provisions of PMC (23) Urban agricultural activities on lots one acre or greater in size are permitted [as an accessory use to a residence] as follows: (a) All uses permitted under (6)(a) and (b); (b) Large farm animals, including cows, horses, sheep and hogs, subject to the provisions of PMC (24) Community gardens, [not to exceed two acres in size,] subject to the following standards and criteria: (a) Limited animal husbandry of small farm animals is allowed; site; (b) The proposed use does not negatively impact sensitive areas on or adjacent to the subject (c) The proposed use will not result in excessive noise or emissions that are not typically associated with operation of household mechanical equipment; (d) On-site parking needs, if any, are addressed; (e) On-site contaminated soils, if any, are addressed; and (f) A set of operating rules addressing the governance structure of the garden, hours of operation, maintenance, security requirements, and the name and contact information of the garden coordinator, shall be kept on file with the Development Services Department. 8 16

17 Table Permitted and Conditionally Permitted Uses M Zones MP ML MR (1) Contractor s shops or storage P P yards (2) Warehouse and distribution P P (3) Commercial recreation uses CUP P (4) Automotive repair or body P P repair (5) Public services uses P P P (6) Community facility uses P P (7) Processing, assembly, P P packaging or distribution operations (8) Business park uses P P P (9) Heavy industry CUP P (10) Natural resource extraction or CUP P processing (11) Auxiliary dwelling unit occupied by owner, caretaker or night watchman (a) As integral part of other P P P buildings (b) Detached, freestanding CUP CUP CUP (12) Accessory hazardous waste treatment and storage, onsite CUP P P 9 17

18 Table Permitted and Conditionally Permitted Uses M Zones MP ML MR (13) Hazardous waste treatment CUP CUP and storage, off-site (14) Veterinary clinic P P (15) Dog kennel P P (16) Blacksmith, welding or metal P P fabrication (17) Retail or wholesale building P P material supply yards (18) Equipment sale or rental P P (19) Research and development P P P (20) Wholesale fuel storage or P P unmanned retail fuel sales (21) Truck stops and associated P P uses (22) Towing services or impound P P yards (23) Administrative offices P P P (24) Accessory (on-premises) day P P P care facilities (25) Independent day care CUP CUP CUP facilities (26) Adult entertainment CUP CUP (27) Accessory retail sale of P P products typically associated with a principal permitted use 10 18

19 Table Permitted and Conditionally Permitted Uses M Zones MP ML MR (28) Accessory (on-premises) P P P employee cafeterias or auditoriums (29) Offices, corporate and P general (30) Quarries and mines of sand, CUP CUP gravel and other material (31) Electric vehicle infrastructure P P P (32) Storage units P P (33) Urban agricultural activities -- P P xx Urban agricultural activities. (1) Urban agricultural activities on lots less than one acres in size are permitted as follows: (a) Horticultural activity for personal use and incidental sales or distribution on site and off site at a farmers market or approved retail area. (b) Limited animal husbandry of small farm animals for personal use, including domestic fowl and rabbits, miniature goats, and beekeeping, subject to the provisions of PMC (2) Urban agricultural activities on lots one acre or greater in size are permitted as follows: (a) All uses permitted under (6)(a) and (b); (b) Large farm animals, including cows, horses, sheep and hogs, subject to the provisions of PMC (3) Community gardens, [not to exceed two acres in size,] subject to the following standards and criteria: (a) Limited animal husbandry of small farm animals is allowed; site; (b) The proposed use does not negatively impact sensitive areas on or adjacent to the subject 11 19

20 (c) The proposed use will not result in excessive noise or emissions that are not typically associated with operation of household mechanical equipment; (d) On-site parking needs, if any, are addressed; (e) On-site contaminated soils, if any, are addressed; and (f) A set of operating rules addressing the governance structure of the garden, hours of operation, maintenance, security requirements, and the name and contact information of the garden coordinator, shall be kept on file with the Development Services Department

21 Permit required. Unless exempted from permit requirements by provisions of this section, no home occupation shall be established on any RS-, RM-, PDR-, or PDC-zoned property unless a home occupation permit for such home occupation has been approved by the community development director, or hearing examiner upon objection, and is in full force and effect pursuant to this chapter. Said permit shall be renewed annually commensurate with annual renewal of city business licenses as provided for in PMC Title 5. Those home occupations which meet the following criteria, in addition to meeting the performance standards cited in PMC , shall be exempt from the permit requirements of this section: (1) The home occupation may not be visible from the outside of the house or accessory residential structure. (2) No outside display or storage of materials, merchandise or equipment is permitted. (3) No vehicle trips associated with customers or clients visiting the premises will be generated by the home occupation. (4) No signage related to the home occupation is permitted. (5) Materials, goods or commodities shall be delivered to or from the home occupation only between 7:00 a.m. and 7:00 p.m. (6) Home occupations may be established in residences located in C, O or M zones without a permit. Such home occupations shall be considered commercial uses for purposes of requiring off-street parking and any other applicable development standards. (7) Urban agricultural activities, meeting the criteria of or

22 Planning Commission Agenda Item Report Submitted by: Chris Beale Submitting Department: Development Services Meeting Date: May 24, 2017 Subject: Affordable Housing strategy Presenter: Chris Beale Recommendation: Review the attached affordable housing strategy table and prepare for staff presentation Background: The Planning Commission has been studying a 17-item list of affordable housing strategies in preparation of making a recommendation to the City Council. The Commission has reviewed these items in October, 2016, March, April and, now in May, It is anticipated the Commission will hold a public hearing in summer, 2017 on this topic. Council Direction: The Council reviewed the item in March, 2017 and directed the Planning Commission to review the item and make a recommendation to them. Fiscal Impacts: Attachments COVER MEMO pdf Affordable housing strategy table.pdf 22

23 City of Puyallup Development Services Planning Division 333 S Meridian, Puyallup, WA (253) Fax (253) To: From: Subject: Planning Commission Chris Beale, AICP, Senior Planner Affordable Housing Strategy Date of memo: May 18, 2017 Date of PC meeting: May 24, 2017 At the Wednesday, May 24, 2017 Planning Commission meeting, city staff will continue to provide the Planning Commission with further information regarding a possible package of incentives and amendments to the Puyallup Municipal Code intended to support affordable housing in the city of Puyallup. Planning staff has presented on this topic to the Planning Commission on September 28, 2016, October 12, 2016, March 22, 2017 and April 26, Planning staff presented an affordable housing menu of options table to City Council on March 7, 2017 for initial policy level feedback. Next week, Planning staff will present on the following areas to the Commission: Expedited permitting Affordable housing and Transfer of Development Rights Affordable Housing bond measure Public land surplus policy The intent of the May 24, 2017 meeting is to substantively review the topic areas above. Other items will be brought to the PC at a later date and some items listed on the menu table will be reviewed by City Council exclusively. If you have any questions, please contact Chris Beale, AICP, Senior Planner at or at cbeale@ci.puyallup.wa.us. 23

24 Affordable Housing Strategy "Menu of Options" City Council March 7, 2017 ID Strategy Description Possible Action/Policy Question Incentive-based tools for affordable and infill housing Multi-Family Tax Provides for time limited tax Exemption (MFTE) abatement for multi-family housing, including affordable 1 housing, in residentially deficient urban centers located within the city of Puyallup. Possible expansion of the Multi-Family Tax Exemption program outside of downtown core; possible study areas include South Hill Regional Growth Center and River Road Mixed Use Center Potential for addressing housing affordability Medium/High Analysis The MFTE provides and eight (8) year, limited tax abatement for multi-family units in areas designated and a 12 year tax abatement for projects wherein designated affordable units are established. This could have a high potential for creating more market rate units at a lower rent cost (8 year) and has a high potential for creating designated, set aside affordable units if a developer utilized the 12 year exemption 2 Height/density bonuses Provide building height and/or residential dwelling unit bonuses for mixed use commercial buildings where affordable units are created Height bonuses/density bonuses in C, RM and MX zone districts wherein residential uses are created. High Since these bonus incentives would only apply to projects where set aside affordable units are created, this would be considered an incentive with a high potential for creating affordable units given that the incentive is directly tied to the creation of new units that are set-aside as affordable. 3 Flexibility in lot sizes Provide additional flexibility in lot sizes or possibly de-regulate lot dimensions and sizes for infill lots Examine possible changes to lot dimension standards for infill lots (i.e. new lots created through short plats in existing residential areas). Low This tool could result in smaller lot sizes with resulting smaller units; this does not guarantee the unit(s) created would be affordable, so the probability for trulyaffordable units as a result of this approach is lower than other incentive strategies. Smaller buildings reduce construction costs and could create market rate units that are comparably less expensive to rent or purchase than larger units. 4 Fee reductions or waivers Possible elimination or reduction in fees assessed during building permitting Possible fee waivers for Impact Fees (Parks, Schools, Traffic) and Systems Development Charges (utility hook up fees) for projects that create affordable units High This incentive has a high potential to affect the creation of set-aside affordable units by reducing the cost of new construction related to new affordable units. Careful policy consideration of the public benefits of a new affordable unit with the loss of road and utility impact fee revenue meant to offset new impacts. City may be required to cover portions of exemption with other public funds, per RCW. 5 6 Expedited permitting Parking requirements reductions Provide expedited permit review process of affordable unit projects Provide an alternative permitting pathway that places projects proposing set-aside affordable housing ahead other applications. Reduce or eliminate off-street Modification of the off-street parking parking requirements for affordable ordinance to reduce or eliminate units Medium High This is a supportive incentive that could work with other incentives to affect the creation of affordable units. This incentive may not actually create affordable units, but may assist developers of affordable units to permit and construct units more rapidly. Off-street parking is a major expense to development; this incentive could reduce the cost of developing affordable units. Given that affordable units have a lower rate of return for a market rate housing developer, this could help to offset the cost of developing affordable unit(s) and should be considered a valuable tool to incentivize affordable housing. Careful policy consideration should be undertaken to determine possible impacts to surrounding streets and parking facilities by off-setting off-street parking requirements. 7 Duplex/triplex permitting requirements Examine permitting process for new duplex and triplexes units Possible changes to Conditional Use Permit requirements and lot size requirements for permitting of duplexes in limited scenarios; examine possible expanded scenarios for duplexes in RS zones Low This incentive is meant to create more infill units, which may increase available supply and reduce market rate unit rents only. 24 1

25 Affordable Housing Strategy "Menu of Options" City Council March 7, 2017 ID Strategy Description Possible Action/Policy Question Mandatory affordable housing Development Agreements Voluntary residential upzones City-initiated upzones Possible policy regarding affordable housing for projects which receive a DA where housing units are created State law authorizes the city to possibly require affordable housing set asides when an upzone is requested by private party related to a zone which allows residential uses Require analysis and mandatory affordable unit provisions for areas where city-initiated upzones allow for additional units Create a city policy that development agreements (DA) involving residential projects create affordable units as a condition of DA approval Create an ordinance that requires a landowner to provide a portion of a development as affordable when they receive a rezone that increases the dwelling unit development capacity The city may examine the city s multi-family housing density allowances in the Comprehensive Plan Potential for addressing housing affordability High High High Analysis This strategy could have a high potential for affecting affordable housing creation. The City Council would have discretion to require the provision of affordable housing through a policy set up in the city s Development Agreement ordinance. Since this would be a mandatory requirement for the creation of affordable units, this strategy should be considered a high potential to create new set aside units. Careful policy consideration should be made regarding this strategy s impact on proposed upzones and redevelopment, more generally. This strategy is similar to the voluntary upzones (above) strategy; this process would require the city to conduct a housing affordability study when the city proposes an areawide rezone that would result in additional residential development capacity. This would require all development within an area of city-initiated upzoning to provide affordable set aside units. 11 Transfer of Development Rights (TDRs) Possibly require units created out of a future city TDR program to be set aside as affordable If the city structured a future TDR program to allow height or dwelling unit bonuses for purchase of TDR credits, a policy could be implemented that additional dwelling unit bonuses provide some set aside affordable housing Medium This strategy is ranked as a medium potential - despite the fact that this strategy would result in the creation of set aside affordable units. Further analysis may show that it would be difficult to implement this strategy without strong market conditions for development. The purchase of TDR credits would already add to the cost of a possible development and the creation of affordable units would impact the developer s return on investment, making it difficult to implement. 25 2

26 Affordable Housing Strategy "Menu of Options" City Council March 7, 2017 ID Strategy Description Possible Action/Policy Question Other related tools Tiny houses Accessory Dwelling Units impact fees Creation of a definition of and permitting pathway for tiny houses Accessory Dwelling Units impact fees Examine current definition of RVs and Accessory Dwelling Units and determine how to handle permitting of single tiny houses on residentially zoned lots, and groups of tiny homes. Examine the current fee structure and cost of permitting an accessory dwelling unit; determine possible reductions in fees to make permitting secondary dwelling units more affordable. Potential for addressing housing affordability Medium Medium Analysis The city zoning code does not currently differentiate tiny houses most of which are constructed on trailers from RVs. Tiny houses are very affordable to build and can be considered affordable by most measures. This incentive has a medium potential to affect the creation of new accessory dwelling units by reducing the cost of new construction related to an accessory unit. Careful policy consideration of the public benefits of a new ADU with the loss of road and utility impact fee revenue meant to offset new impacts. City may be required to cover portions of exemption with other public funds, per RCW. 14 Manufactured homes Allowances for manufactured home parks Examine current use allowances and design standards for manufactured home parks and determine possible allowances and design requirements Medium Currently, only manufactured home parks that existed prior to July 1, 2005 are grandfathered into the city s RS (Single family) zoning code. No new manufactured home parks may be permitted in the city currently. Parks can be a market rate affordable housing option given the relatively low cost of the unit itself and the location, which would not require land purchase. 15 Cottage housing Cottage housing ordinance Examine now sunset demonstration ordinance allowing cottage housing in the city; determine if ordinance should be readopted as a demonstration or permanent Low Cottage housing is an infill strategy that allows small units to be built in a clustered location, with shared common open space (in lieu of single lot development. The units may offer a diverse housing choice that could be viewed as relatively more affordable than traditional detached single family development on individual lots. 16 Affordable housing bond/trust fund Affordable housing bond/trust fund Study a possible (voter-approved) bond measure to provide dedicated funding for the capital cost for development of affordable housing units in the city High Given that a dedicated funding source could result in the funding of construction of set aside affordable units, this strategy ranks as a high priority tool. The funding derived from a bond measure could provide a pool of funding for a housing authority or nonprofit affordable housing developers to access to construct new, affordable units. However, this would require voter approval and should be considered and studied in depth by the council. 17 Land surplus/publicprivate land development City policy regarding development outcomes for property that is deemed surplus by council, or other property where the city partners with a private developer to re-develop A city policy regarding the creation of affordable units as a result of a development, or re-development, of a cityowned property. If the city surpluses a property or partners with a developer, a condition of the sale or partnership for development could include a mandate to create affordable housing units High Given that this policy would result in the creation of set aside units through the sale or a public-private partnership for re-development, this should be considered a high priority tool to consider. 26 3