INFILL DEVELOPMENT PROJECT OVERVIEW Planning & Development Services | P: 509.625.6300 | E: [email protected] Development Options Webpage The Development Options Webpage was WHAT IS INFILL? HOW IS INFILL BEING DISCUSSED? created to aid both development professionals Infill Developmentis the process of developing Infill development is being discussed though: and citizens at large understand what types vacant or under-used land within existing t
Webpages for existing infill tools of development are allowed with the various urban areas that are already largely developed. t
Explanatory guidesheets for existing infill tools zoning districts. The webpage guides users to Most communities have significant vacant land t
Adding development options links to the City’s web the specific code sections or definitions based within city limits, which, for various reasons, based mapping application on zoning district and development type. has been passed over in the normal course of t
Open houses and meetings with stakeholder groups urbanization. t
Media releases and news articles Links located under the Infill Housing includes development types t
Other identified products such as blogs or videos “Options” column provide such as attached accessory dwelling units general overviews and graphic descriptions of each (ADUs), detached ADUs, duplexes, semi-detached and detached houses, row Small Financ WHO SITS AT THE g + e | R houses, apartments, and other residential and mixed-use buildings. Bi ea development type. An example rs lt e or ild s overview is provided below. u COLLABORATIVE TABLE? B

s t c The Infill Development Committee is

WHY IS IT NEEDED? e N t i e h i g made up of citizens who are experts c As Spokane’s population ages and changes, r h

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in the fields of finance, real estate,

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we look toward meeting demand for new r SPOKANE INFILL HOUSING TOOLKIT

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forms of housing types that follow the l

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v representatives. This group’s role is to offer The Spokane Infill Housing e guidance of our Comprehensive Plan. D Toolkit guidesheets provide P Created by Scott Lewis diverse perspectives to City administration People’s preferences for a more diverse l from the Noun Project s an p n ou as we work to promote and advance infill general overviews of the City’s supply of home types and travel choices in Gr g C t om van development. development tools. They were are increasing. This means that while mi ele ssion Other R created to aid developers and traditional single-family, separate homes citizens in understanding what will continue to be built, other options such WHAT IS BEING CONSIDERED? tools are available and how as townhouses, cottages and backyard apartments will be included in the mix they can be used to maximize more often. In many cases, these options can be resourcefully built on vacant lots Initial Infill Discussion: a property’s development and parcels in some parts of the built-up city. t
Review of expanding Pocket Residential Tool potential. t
Review of extending design standards to all residential development PROJECT STEPS t
Review of extending unit lot subdivision policy to new development STEPS IN THIS PROJECT INCLUDE: t
Review of Cottage housing size and type requirements t
Communicate Today’s Standards t
Review of policies to facilitate land aggregation t
Gather Input from Stakeholders t
Review of standards to improve overall clarity t
Identify City Wide Changes t
Review of incentives and/or taxing strategies to encourage DEVELOPMENT PROTOTYPES t
Identify Changes to Specific Geographic Areas development of vacant lots, underdeveloped land, and surface parking Development lots in Downtown. prototypes have been PROJECT ORGANIZATION created to demonstrate HOW WILL THESE CHANGES how the City’s regulations can be met Communicate with a variety of sites, Communicate Standards - On Going... RESPOND TO LOCAL CONTEXT? Today’s Standards building configurations, Subsequent Infill Opportunities to Be Considered: and districts. They Gather Input from Stakeholders t
Historic / Character Area Infill Design Guidelines highlight development t
Historic / Character Area Overlays patterns that balance t
Neighborhood Center Planning Identify Citywide Opportunities density with contextual t
Other Tools to Be Defined considerations.

Geographically Specific Opportunities INFILL DEVELOPMENT PROJECT | PRELIMINARY CITYWIDE RECOMMENDATIONS

Planning & Development Services | P: 509.625.6300 | E: [email protected] P-4 Housing Choices Gap Analysis Coordinate an analysis of gaps in housing choice with the intent of identifying tools, incentives, and code amendments necessary to encourage the CITYWIDE CODE RECOMMENDATIONS development of housing forms or types that would reduce C-6: Development Fees gaps in housing choice. Explore paying development fees (all development fees – permits, connection, GFCs, etc.) at the end of the project C-7: Equal Ownership Opportunities instead of the beginning to assist by reducing the carrying Development regulations should provide cost (Note: define “end of project” and explore the timing equal opportunities for fee-simple for payment of fees). divisions, owner and rental occupancy of $ Credit: Opticos Design. individual higher-density housing units, such as attached housing, cottage housing, and accessory dwelling units. C-13: Utility Rates P-6: Developable Lands Restructure utility rates and/or connection fees for Created by Korawan.M Produce and promote a from the Noun Project Photo Credit: cottagecompany.com multifamily development so that they do not favor developable lands inventory single-family development over multi-family. and map to assist developers

1 Separate lot for C-3: Unit Lot Subdivision for New Development in identifying sites with infill each unit Amend unit lot subdivision policy to allow new development potential and 2 development that addresses lot coverage, more explore methodologies to permissive setbacks, and allows alley-only C-2: Design Standards capture data on availability of Common Parent Create a form-based, point-based or other 3 Lot for driveway access (like cluster developments). developable lands. and utility access to system of menu options that extends design each unit standards to all residential development types Unit Lot Subdivision allows for the creation of Currently, only properties with existing residential lots for types of attached housing and specified dwelling units can use this method. [Spokane (including residential structures for which the cottage housing projects, while applying only those site development standards applicable to Municipal Code (SMC) 17G.080.065 Unit Lot predominant use/feature is a garage/shop). The the parent site as a whole, rather than to individual development must comply with subarea plans Environmental unit lots. Subdivisions] Benefits: Public and city design standards (Note: Encourage P-7: Land Aggregation Entity Nuisance Abated Public Municipal committee of developers, designers and Improve management of existing Safety Benefits: Finance C-8: Dimensional neighbors to facilitate the creation of a form- Decreased Criminal Benefits: and newly foreclosed, abandoned, Activity Increased Tax Review and update dimensional and based, point-based or menu of options system). and nuisance properties by Return other standards such as smaller lot sizes Successful exploring options for creating an Urban Land Bank to support attached housing and more Program organization that would aggregate, Housing efficient use of land, provided the overall hold, reuse, and/or resell property Benefits: Urban School CITYWIDE PROGRAM RECOMMENDATIONS Expanded Urban Benefits: Enhanced maximum density of the development does for better community use/benefit Housing & Potential Local Funding not exceed its designated density. for Affordable Revenue P-3: Infill Development Education Campaign (e.g., a land bank). Housing Economic [SMC 17C.110 Residential Zones] Benefits: Catalyst for Photo Credit: Houseplans.pro Prioritize the development and implementation of a Economic Activity robust Infill Development Education Campaign and Communication Plan that will increase awareness and understanding of the benefits of infill housing C-15: Manufactured Homes through consistent and ongoing communication with Review and update the manufactured home developers, property owners, and neighbors. P-7b: Foreclosure Properties age and minimum size standards on lots Find tools to make upside-down/ Zombie Foreclosures: One in every five homes in the foreclosure outside of a manufactured home park; and, Include additional marketing tools to promote infill process sits vacant, abandoned by the distressed home owner foreclosure (zombie) properties development and dispel myths regarding infill and not yet repossessed by the foreclosing lender. With no one to explore modifications to local mobile home maintain them, these “zombie” foreclosures may fall into disrepair available for re-use or redevelopment. housing; and, develop presentation and education and attract vandalism and other crime, while dragging down the Current Manufactured Housing Regulations: park size and ownership models. values of the surrounding homes. Only new manufactured home units are allowed outside [Manufactured Homes and Mobile Home Parks materials regarding infill housing and its role as a tool manufactured home parks. Handout] to develop quality, attractive housing for all income Only a unit comprised of two or more fully enclosed levels. parallel sections each of not less than 12 feet wide by 36 feet long (864 SF). See SMC 17C.345 Manufactured Homes and Mobile Home Parks for further regulations. INFILL DEVELOPMENT PROJECT | PRELIMINARY LOCALIZED RECOMMENDATIONS Planning & Development Services | P: 509.625.6300 | E: [email protected] LOCALIZED PROGRAM RECOMMENDATIONS P-5: Targeted Investment Strategy LOCALIZED CODE RECOMMENDATIONS Continue to identify additional potential C-5: Transit-Oriented Parking Reductions areas for development and incentivize C-9: Form Based Standards Study reducing parking requirements for development in those areas, such as Enact a form-based strategy in transit-oriented uses near bus routes with the targeted investment areas. appropriate locations, rather than 15-minute weekday service. standards for specific housing types. Current Parking Reduction Policy Ż Sprague Union Terrace Building | East Central t
Parking below the minimum ratio shall be conditioned upon the project Sprague Union Terrace, a mixed-use development Form-based strategies could include: contributing towards a pedestrian and transit supportive environment within the East Sprague Target Area, provides 37 rental both next to site and in the surrounding area. homes for people in the work force, as well as retail t
Allowing duplex and triplex as conditional uses, t
The planning director can allow reduced parking ratios but must consider: stores on the ground floor. or only on corner lots in the Residential Single- the proximity of the site to frequent transit service, zoning designation of Photo Credit: Hotpads.com family (RSF) zone, with design guidelines that surrounding sites and the character of the proposed use. expressly allow one main front door per street Photo Credit: Africabusinessforum.com Photo Credit: Wellsandcompany.biz P-10: Financing Solutions frontage (options for multiple-entry behind front door, or disguised secondary entries) to mimic To reduce barriers and encourage infill single-family home design. ŸThe Poplar | Browne’s Addition development, pursue strategies that mitigate t
Removing the owner occupancy requirement for Historic rehabilitation of a 10,000 square foot the impact of low-value market areas on new accessory dwelling units. Mediterranean style brick and stucco house built t
Creating a 4-12 Unit Building Multi-Family Zone. in 1905 into 11 apartments. C-1: Targeting Infill development. Areas with large numbers of Incentives deteriorating houses can impact property Incentivize infill within and appraisal of more well-kept homes and create in close proximity (quarter- barriers to new development (Note: One of the mile) of historically urban potential tools available to combat the impact C-10: Cottage Housing and urban core centers and of low-value market areas is the Community Cottage housing should allow for a corridors with current and Revitalization Area designation through the U.S. portion of units with a higher maximum new incentives. Continue Department of Housing and Urban Development). size, and the ability to attach units and to confine some incentives mix housing types. to or increase incentives in P-1: Integrated Parking Strategy Current Cottage Housing Policy these areas and support Develop an Integrated Parking Strategy for t
Must be detached, single-family units t
Max Unit Floor Area: 1,000 sf. the next phase of economic Downtown Spokane. This could include t
Max. First Floor Size: development and incentive expanding City Parking Services role in > 50% of Units should be < 650 sf. Ÿ Current Priority Areas parking, the development of publicly owned < 50% of Units should be < 1,000 sf. work underway at the City. Targeted Area Incentives Program with 5 areas, some of which overlap with Center and Corridor Zones. (5 Year Evaluation Cycle) Photo Credit: Nobhilldesign.com parking structures, offering incentives for the development of structured parking C-14: Multiple-Family Tax Exemption or integrated structured parking, and/or developing a coalition of interested parties. C-11: Pocket Residential Development Expand the MFTE to targeted Photo Credit: Roadarch.com Pocket Residential Development qualifying sites. Explore extension of 12-year program to apply to workforce should be allowed outright in P-2: Surface Parking Disincentives Residential Single-family (RSF) or housing (i.e., household incomes above low-income) and consider In the City’s State legislative agenda, with a conditional use permit, rather pursue non-residential highest and best use than though a zoning change to using the city’s authority under MFTE to increase opportunities for mixed- taxation, or alternative use category other Residential Single-family Compact than undeveloped land, to address vacant (RSF-C). income development based on area context. lots, underdeveloped land, and surface The purpose of Pocket Residential Development parking lots Downtown. Ÿ406 S. Hemlock | Browne’s Addition (PRD) is to: ŻCurrent Multiple-Family Tax Exemption Map Development of 14 condo units, 7 of which are facing Types of Parking Taxes Nonresidential parking tax (NRPT): A special tax that applies to both Stimulate new compact infill housing that is A partial property tax exemption for new t
on a private walkway. This development could have unpriced and priced parking. Non-residential parking taxes distribute cost compatible in scale and character to established improvements that create multi-family housing. The Commercial Parking Tax: A special tax on priced burdens more broadly, encourage property owners to manage parking supply used the Pocket Residential tool to create individual surrounding residential areas. exemption period is 8 years for market rate projects, parking. This type of tax discourages the pricing of more efficiently, which tends to reduce total parking costs, reduce automobile lots, if it had been available at the time. parking and concentrates impacts in a few area such as traffic, and reduce sprawl. Although non-residential parking taxes are more t
Create broader range of building forms for and 12 years for projects that target at least 20% of major commercial centers, campuses, and hospitals. challenging to implement, they tend to support more of Spokane’s strategic residential development and allow for frontage the units for low to moderate income households. planning objectives. on to a private drive and/or walkway. INFILL DEVELOPMENT PROJECT | PRELIMINARY CAPITAL IMPROVEMENT RECOMMENDATIONS Planning & Development Services | P: 509.625.6300 | E: [email protected]

I-1:Unpaved Alleys I-2: Pedestrian Infrastructure Unpaved alleys, specifically alleys near Centers and Increase public investments in streets to create Corridors, should be paved. Local Improvement walkable, safe public right-of-ways that conform Districts (LIDs) are one tool for paving alleys – reconsider to City standards and facilitate further Downtown recent changes to the LID ordinance that set a higher housing development. The Streets Department threshold for approval of LIDs. should focus more on pedestrian traffic engineering and retrofit streets with pedestrian amenities.