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LAND USE PLANN ING

TRANSPORTAT ION PLANN ING

PROJECT MANAGEMENT

MEMORANDUM

DAT E April 24, 2018

TO Kim Armstrong, Washington County

F R O M Matt Hastie and CJ Doxsee

R E Washington County Equitable Housing Study – Development Concepts

C C Theresa Cherniak and Anne Kelly, Washington County

Washington County’s Equitable Housing Site Barriers and Solutions project seeks to identify existing regulatory and code requirements that negatively impact development feasibility and/or increase development costs for projects that include residential uses, with a focus on encouraging equitable housing development in the County. Previous planning efforts, including Aloha Tomorrow, have also recommended taking action to reduce regulatory and code barriers that impact housing development – but these recommendations have been fairly general.

As part of this effort, the project team developed five draft concepts for selected site locations to study the development’s feasibility and identify potential code barriers to efficient development. The concepts include a range of residential dwelling types, including multi-story multi-family senior living, garden-style walk-up apartments, mixed-use housing, townhomes, and a cluster cottage development.

The development concepts are strictly for informational purposes only. They depict various hypothetical residential dwelling and development types that may or may not conform with all applicable CDC standards and are not intended to be used for actual development purposes. Instead, they are intended to highlight specific code regulations that may act as barriers to the affected residential development type. Barriers and recommendations are addressed in subsequent documents.

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N GFEASIB IL ITY STUDIES

04.18.2018

Ta b l e o f c o n t e n t s

Alexander Multifamily Senior Option . . . . . . . . . P 3

Cornell-Murray . . . . . . . . . . . . . . . . . . . . . P 6

Blanton Street Multifamily . . . . . . . . . . . . . . P 7

Springville Townhome Option . . . . . . . . . . . . . P 9

Theoretical Site . . . . . . . . . . . . . . . . . . . . P 10

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N GA L E X A N D E R M U L T I F A M I L Y S E N I O R O P T I O N

P A R C E L M A P

NTS N

C U R R E N T C O D E - D I A G R A M

80'0' 20' 40'N

6' dedication

7' dedication

A N G E L O & A n k r o m M o i s a n A r c h i t e c t sF e a s i b i l i t y S t u d i e s

3

29

29

29

14

101 UNITS

29

29

29

29

14

130 UNITS

29

29

29

29

29

145 UNITS

entry will likely need to berelocated to Alexander ifaccess beyond a right inright out is desirable, perKimberley 11/21/17.

AMA - However, vehicleson Alexander willdetrimentally impact "MainStreet" Character.

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N GA L E X A N D E R M U L T I F A M I L Y S E N I O R O P T I O N

Criteria • Residential requires type II planned development • Site Area 1.6 Acres • Zone CBD • MIN Density 20 u/acre w/o commercial; no min w/ commercial • MAX Density w/o commercial

40 u/acre = 64 units (requires 20% PD open space)100 u/acre = 160 units (requires 30% PD open space)

• MAX Density w/ commercial: undefined • MAX Height 100'

• MIN Landscaping 15% of buildable land5' at parking perimeter10 SF/Stall, min 120 SF planter size

• MIN Loading > 3 stories = 1 stall • MIN PD Open Space for this site

.32 acres for ≤ 40 units/acre; 0.48 for more(May include indoor recreational facilities, balconies, decks, patios, rooftop open space available to residents.)

• MIN SetbacksF 20'S 0'R 0'Parking 5'

• Screening/Buffering None

• MIN Parking ST/1BD 1:12BD + 1.5:1

• Transit reduction 30% • Affordable housing reduction .5:1 • 0.75:1 ratio used to assess transit or affordable ratio.

Development CONCEPT

P R O B A B L E

P O S S I B L E

U N L I K E L Y

= 63 u/acre

= 81 u/acre

If 4 stories, then type V wood and surface parking.

If 5 stories, then type V wood and surface parking.

If 6 stories, then 5 over 1 and structured parking.

= 99 u/acre

76 parking stalls required at .75:1

98 parking stalls required at .75:1

109 parking stalls required at .75:1

STRUCTURED PARKING

Planned development with Ground Floor Commercial - unit count depends on total number of floors (see page 5 for site plan).

Construction cost prohibitive.

*Finding: 30% open space may be burdensome in CBD.A N G E L O & A n k r o m M o i s a n A r c h i t e c t s

F e a s i b i l i t y S t u d i e s4

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N GA L E X A N D E R M U L T I F A M I L Y S E N I O R O P T I O N

C U R R E N T C O D E - T Y P I C A L U P P E R F L O O R P L A NC U R R E N T C O D E - G R O U N D F L O O R / S I T E P L A N UNITS 14

PARKING 75

OPEN SPACE 20,500 SF (29.5%, REQUIRED PD OPEN SPACE = 30%)

UNITS 29

1,359 SF

175

SF

3

5

1

1

4

Typical 90 Degree Standard Parking Stall 8.5'Wx18'DTypical Two Way Drive Aisle 24'Typical 90 Degree Compact Parking Stall 7.5'Wx15'D 50% Maximum

1

Typical 5' Private Sidewalk2

Typical 5' Public Sidewalk3

Typical Small Landscape Island - 7'x18'Typical Large Landscape Island - 7' minimum dimension750 SF required, 1,535 SF shown

4

Required Loading/Drop-off Stall5

2

80'0' 20' 40'N80'0' 20' 40'N

8' sidewalk

80'0' 20' 40'N

A N G E L O & A n k r o m M o i s a n A r c h i t e c t sF e a s i b i l i t y S t u d i e s

5May not conform to current Washington County CDC regulations

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N GC O R N E L L - M U R R A Y

Criteria • Site Area 0.76 acres • Zone TO:RC • MIN/MAX Density None • MIN FAR 0.35 • MAX FAR None • MIN Height 20' at street corner • MAX Height 60 feet • MIN Landscaping 15%, Parking 5’ • MIN Loading 1 (for 5K+ commercial use) • MIN Open Space None • MIN Setbacks

F 10’ max (frontage)S 0’R 0’Parking 5’

• Screening/Buffering None • MIN Parking S, 1 BR: 1:1; 2BR+: 1.5:1 • Transit Reduction 30% • Affordable Housing Reduction

0.5:1 • Sidewalks 10' with tree wells at Cornell and Murray; and pedestrian scale

lighting at street furniture on Cornell.

Image from Cedar Mill News

Image from Cedar Mill News

C U R R E N T C O D E - S I T E / F I R S T F L O O R P L A N

C U R R E N T C O D E - S E C O N D F L O O R P L A N C U R R E N T C O D E - T H I R D F L O O R P L A N

120'0' 30' 60'N

120'0' 30' 60'N 120'0' 30' 60'N

Development CONCEPTMixed-use, transit-orientated attached multi-family with required ground floor commercial.

• NOTE: Master plan required forsite and adjoining lots beforedevelopment per Community Plan(ASC)

A N G E L O & A n k r o m M o i s a n A r c h i t e c t sF e a s i b i l i t y S t u d i e s

6May not conform to current Washington County CDC regulations

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N GB L A N T O N S T R E E T M U L T I F A M I L Y

C U R R E N T C O D E - D I A G R A MP A R C E L M A P

NTS N80'0' 20' 40'N

A N G E L O & A n k r o m M o i s a n A r c h i t e c t sF e a s i b i l i t y S t u d i e s

7

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N G

Criteria • Site Area 2.2 Acres • District Aloha - Reedville • Zone R24 • MIN Density 19 u/acre = 42 units • MAX Density 24 u/acre = 53 units • MAX FAR None • MAX Height 50' • MIN Landscaping 25% Buildable Land = 0.55 Acre = 24,000 SF • MIN Loading 1 stall @ > 3 stories • MIN Setbacks

F 20'S 7' - 2 story, 10' - 3 story, 15' - 4 story, 20' - 5 storyR 20'Parking 5'

• Screening/Buffering None • MIN Parking ST/1BD 1:1

2BD + 1.5:1 x 53 = 80

C U R R E N T C O D E - S I T E P L A N

Development concept • 2-3 story garden style apartments, if market rate. • 4 story garden style apartments, if affordable. (*Not currently allowable.)

IF MARKET RATE IF AFFORDABLE*

UNITS 52 96 (106 MAX)

PARKING 80, 1.5:1 80, 0.75:1

LANDSCAPE 33,000 SF (34%)

(more than required)

B L A N T O N S T R E E T M U L T I F A M I L Y

STORMWATER MANAGEMENT AREA

Typical 90 Degree Standard Parking Stall 8.5'Wx18'DTypical Two Way Drive Aisle 24'Typical 90 Degree Compact Parking Stall 7.5'Wx15'D 50% Maximum

Typical 5' Private Sidewalk

Typical 12' Public Sidewalk

Typical Small Landscape Island - 7'x18'Typical Large Landscape Island - 15'x15'

1

2

3

4

3

14

5

2

80'0' 20' 40'N

*Affordable option istheoretical. Would requirea density bonus, notcurrently available outsideof North Bethany.

A N G E L O & A n k r o m M o i s a n A r c h i t e c t sF e a s i b i l i t y S t u d i e s

8May not conform to current Washington County CDC regulations

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N GS P R I N G V I L L E T O W N H O M E O P T I O N

P A R C E L M A P

100'0' 25' 50'NA N G E L O & A n k r o m M o i s a n A r c h i t e c t s

F e a s i b i l i t y S t u d i e s9

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N G

Criteria • Site Area 2.8 Acres • Community Plan Bethany • Zone R15 • MIN Density 34 units • MAX Density 42 units • MIN Lot Area 1600 SF - attached • Lot Dimensions W - 20' MIN

D - 60' MIN • MAX FAR None • MAX Height 35' • MIN Outdoor Contiguous Yard Area

300SF within each lot, dimensions min 10' • Arch Design Standards Facade/Garage when near transit route • MIN Setbacks

F 10' - wall, 6' porch, 20' garage or 4' from near alley

S 8' - street, 5' - other, (can request reductions on abutting side-yards as long as no less than 6' between buildings)

R 12'Perimeter 15' where adjacent to off-site detached

developed pre 11/27/1998 • Screening/Buffering None • MIN Parking 2BD + 1.5=1

2 provided, 1 garage + 1 driveway • MIN On-street Parking 1:2 off street stalls • Parking Court One per side of block, max 12 stalls

C U R R E N T C O D E - S I T E P L A N

Development concept • 3 story townhomes, fee simple, attached dwellings, 2 bed unit = 1300 sf, 3 bed unit = 1550 sf

S P R I N G V I L L E T O W N H O M E O P T I O N

UNITS 36

PARKING off-street 2/unit = 72

on-street 1/2 off street = 36, 46 provided

Typical 90 Degree Standard Parking Stall 8.5'Wx18'DTypical Two Way Drive Aisle 24'Typical 90 Degree Standard Parking Stall 8.5'Wx18'

Typical On-Street Parallel Standard Parking Stall 8.5'Wx18'D

Typical 12' Public Sidewalk

(2) Typical One Car Driveways 12' W x 20' D ea

1

2

3

4

1

2 34

100'0' 25' 50'N

A N G E L O & A n k r o m M o i s a n A r c h i t e c t sF e a s i b i l i t y S t u d i e s

1 0

282'-0"

90'-0

"70

'-0"

100

'-0"

34'-0" 24'-0"

92'-0"

38'-0

"

20'-0

"

38'-0"

May not conform to current Washington County CDC regulations

W A S H I N G T O N C O U N T Y E Q U I T A B L E H O U S I N GT H E O R E T I C A L S I T E

Development concept • Theoretical cluster housing, fee simple, detached dwellings, 2 bed = 1045 SF, 3 bed = 1450 • Cluster housing is not currently allowable outside North Bethany due to the following requirements:

Each lot must have street frontage.Off-street parking required within each lotNote: Additionally if cluster housing were proposed without individual lots, as condos or rentals, CDC does not allow more than one single family detached dwelling on a single lot.

Criteria • Site Area 1.3 Acres • Community Plan Raleigh Hills/Garden Home • Zone R6 • MIN Density 5 u/ac = 7 units • MAX Density 6 u/ac = 8 units • MIN Lot 4500 SF average, 4000 MIN • MAX FAR None • MAX Height 35' • MAX Site W - 35' MIN

D - 60' MIN • MIN Landscaping • MIN Open Space 400 SF/Lot Contiguous, min 10' dimension • MIN Setbacks

F 12' - wall, 9' porch, 20' garageS 10' - street, 5' - otherR 15'Parking 20' - garage

• Screening/Buffering None • MIN On-street Parking 1:2 off street stalls

C U R R E N T C O D E - S I T E P L A N

Typical 90 Degree Standard Parking Stall 8.5'Wx18'DTypical Two Way Drive Aisle 24'Typical 90 Degree Standard Parking Stall 8.5'Wx18'D

Typical 5' Private Sidewalk

15' Corner Vision Sight Triangle

1

2

3

1

2

3

80'0' 20' 40'N

NOTE: If lot to north underdeveloped, must stub a public street to site line per current regulations.

A N G E L O & A n k r o m M o i s a n A r c h i t e c t sF e a s i b i l i t y S t u d i e s

1 1May not conform to current Washington County CDC regulations

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