Commission moves bonus density forward

CHENEY — Planning Commission members unanimously approved a motion on April 12 directing city staff to bring back an ordinance at the commission’s June meeting that would modify development densities and the number of units allowed in certain circumstances in R-3/multifamily zones.

The proposed ordinance would allow developers to build three units on lot sizes of 5,000 square feet if those units were one-bedroom/one-bathroom units only. Currently, developers are only allowed 14 units per acre, but the proposal presented to the commission would also change this to 21 units per acre — which translates to 2.4 units per 5,000 square feet when calculated using 43,560 square feet to an acre.

Using basic high school math principals of rounding, senior planner Brett Lucas said this would restrict developers to two units on 5,000-square-foot lots. Those units could be two-bedroom, three-bedroom or a combination of the two.

By approving the bonus density, the city would be enabling developers to build more units, but fewer bedrooms and potentially less occupancy, which could reduce demands for parking and police services. Developers electing to go this route would still need to meet all other applicable zoning requirements.

“Only if they do single-bedroom units,” he added.

The proposal also changes the development densities for R-3H (high-density multifamily) zones, eliminating the minimum density requirements and installing a maximum density of one unit per 1,361 square feet of site area — essentially 32 units per acre.

Lucas said he conducted a survey of the number of lots that could likely benefit from the proposal to allow three units on R-3-zoned, 5,000-square-foot lots if those units were one bedroom/1 bathroom units. Thirty-one lots were identified, most of which are in the core area of the city around Eastern Washington University, south of Elm Street and north of Union Street.

Of those, two lots on 4th and 5th streets north of Union Street are currently vacant. Another 18 lots have structures that could be redeveloped but are included on the city’s list of historic properties and would need to follow the strict historic preservation process to do so.

The remaining 11 also have structures on them, and Lucas didn’t feel it was likely the property owners would seek redevelopment even with new bonus densities in place.

“Realistically, we have very, very few parcels in Cheney that would actually, probably make the cut for this bonus density,” he said.

Commissioner Natasha Jostad asked Lucas if there was a demand for such densities and where it was coming from if there was. Lucas said development demands “ebb and flow” due to Cheney’s status as a college town, and right now the demand was for single-bedroom or studio units, with inquiries asking how more units can be placed on smaller parcels.

“A developer is now doing this?” Commissioner Jake Vibbert asked.

“There are a couple who have approached us, correct,” Lucas said.

“Since this is an inquiry, it strikes me as a bit of a special consideration for these developers,” Commissioner Dan Hillman said. “Is this something that the city would routinely do when someone makes a request like this?”

Lucas said when they receive multiple requests on a topic like this the department generally takes a look to see if it’s a developing trend or change in development principles. The city then considers if there is an opportunity to modify its codes to accommodate the changes or at least allow for more flexibility.

“At least entertain the idea,” he added. “Whether or not we should go forward with this is always the question for you guys to answer, but should we entertain this, I think we generally have.”

The commission unanimously agreed to have city staff draw up an ordinance regarding multifamily density and bring it back at the June meeting for consideration. The commission’s May meeting will focus on a public hearing on rezoning the city’s Industrial and Commerce Park to allow for construction of self-storage facilities.

Also at its April 12 meeting, the commission voted to table consideration of zoning codes for cottage-style housing in the city until a clearer picture of the Legislature’s intent when it comes to encouraging — or mandating — cities provide more affordable housing options.

John McCallum can be reached at jmac@cheneyfreepress.com.