Planning and New Urbanism (11/04/02)

1. Planning and zoning codes are frequently criticized by the New
Urbanists. Have you ever changed your city's zoning codes to accommodate
urban design needs, e.g. narrow streets, more trees on the roads,
sidewalks and street furniture, multimodal streets, reducing setbacks,
etc.? Have you ever experienced conflicts among the different city codes,
e.g. engineering codes, fire department codes, etc.? Please tell us your
experiences about any necessary changes and how to resolve code conflicts.
[ response ]

2. One of the NU principles is how to create 'public' spaces:
boulevards, squares, community symbols and centers, etc. However, most
New Urbanist projects are still owned and operated by the private sector,
e.g. developers, property management companies, etc. In your opinion,
what is the role of planners, as public officials, in developing New
Urbanist communities?
[ response ]

3. The promotion of New Urbanism might be a means of fulfilling the
goals of the Growth Management Act. Do you agree, and if so how?
[ response ]

4. Broadly speaking, what is the role of New Urbanism in contemporary
city planning? Does the concept influence your planning practice? If so,
how?
[ response ]

5. We would like to have some examples of housing diversity. Please
send us examples of innovative housing solutions (pictures welcome!).
[ response ]

Vince Vergel de Dios
NBBJ
This may be of interest regarding streetscape design. [link] I led a couple of
work sessions to formulate design guidelines to provide public benefits as
part of the master plan for Harborview. We are now doing pre-design work
that is applying these general principles. Underlying zoning was changed by
the major institution overlay zone.

Anonymous
We have included an urban design chapter in the comp plan and have attempted to shape SOME codes around these concepts. However, we attempted not to go overboard as this community has very little level of basic amenities, being a suburban late incorporation, and there's much catching up to do! We have focused on basics like street trees and sidewalks. We have our first urban village proposal pending, and it's been a bit interesting coordinating narrower internal streets and also Type 5 construction with our Fire Dept. and building official, who's been really quite resistant to the Type 5 item. We are just dealing with a difficult comp plan amendment, in which a wealthy neighborhood wants to use the urban design concepts embodied in the comp plan to get full improvements for their area. Their primary purpose is to deal with a traffic safety problem and they're attempting to use the urban design format to get at that. Meanwhile, they do have some level of existing amenity (albeit not perfect) while others have nothing. Staff has recommended denial, and as of last week we've succeeded in getting them to withdraw the amendment application in return for working this problem through another angle. It was interesting to see urban design seized on for this purpose.

You may want to take a look at what City of Olympia did on a project called Green Cove last year. This is an area in the UGA but is in an env. sensitive area. The planning commission basically created new standards specifically for the development of just this area! At the same time, I expect the appropriateness of having it in the UGA is going to be raised soon.

Phil Bourquin
City of Camas
Yes. Conflicts do exist with Engineering road standards, however,
road width variation are common (standard residential street 60 ft r-o-w
with 30 ft of pavement)? Fire Marshall has allows reductions down to 20
ft roadways provided housing units are equipped with sprinklers.

Flexibility needs to be written into codes. Include specific chapters
regarding Planned Residential Developments, Cottages, Row houses. Any
team put together to evaluate a code should include a variety of
different perspectives as well as decision makers. As a planner you can
only guide the group by setting up parameters for discussion. The use
of visual aids is critical to any discussion on density.

Edward Davis
City of Pacific
Yes, we have changed our zoning & subdivision codes yearly for the past
21/2 years and are currently in the process of updating our comprehensive
plan with follow-up proposed code revisions next spring. We have reduced our
setback requirements (side yards, rear and front yards), revised our zoning
maximum height requirements to comply with the adopted Uniform Building Code
for measuring height. We now permit Accessory Dwelling Units (ADU's) and
flag or panhandle lots, where previously the city had not allowed these
tools to assist in creating density as required under GMA.

Randy Kline
Jefferson County
This is a very real problem for many jurisdictions including my own, Jefferson County, in some cases we have regulations that simply do not allow us to get to the vision expressed in our Comprehensive Plan -- what most easily springs to mind are requirements related to road width and required setbacks from roads. However, amending zoning codes is time consuming and costly and there is often not the will to spend on these issues. Plus -- surprise, surprise -- it can be difficult to coordinate with even departments within a single jurisdiction. For example, in most counties and cities the planning and building departments are separate from the public works department and so coordination becomes that much more difficult.

Roger Wagoner
Berryman & Henigar
It's my understanding that the NUs object to codes which regulate USES. They argue convincingly that appearances (or impacts) of uses are more prudently regulated. Their codes tend to establish architectural vocabularies within which most uses could be
treated exclusive of location. A good idea, and applicable in many cases - but dependent upon the local communities'' abilities to administer equitably and consistently.

Amy Tarce
City of Redmond
Our current downtown zoning standards and design standards require buildings
built close to the street, street trees, and parking lots and garages hidden
from the street. This becomes a problem at the Building Permit review stage
and also for Fire codes. We have not been able to resolve the code
conflicts.

Richard Warren
King County
It all depends on whom you ask.

Anonymous
One of the keys to making NU work is narrow streets. Fire chiefs need to be involved in a project or a proposed code change to street standards early in order to avoid conflicts once the proposal gets to decision-makers. Fire departments are usually reluctant to go for narrow streets, but their concerns can be mitigated by second accesses and turnarounds. For example, in a co-housing project I worked with in Ann Arbor, project proponents created two strips of concrete with grass and flowers in between as a second access to the neighborhood-- not to be used for everyday travel by residents, but available for emergency services if needed. Creative solutions like these only emerge through negotiations with fire departments early on.

Bradley Collins
City of Port Angeles
Our development standards have not been changed much over the years, since we have relied on the engineers to revise their standards. The standards can be modified in specific planned unit developments, which (as a planning tool) allows greater flexibility in both zoning and infrastructure minimum requirements for a particular site plan. The new concept of low impact development is changing this approach to old standards, and the City of Port Angeles will be looking at revising its street standards in 2003 to allow for less impervious surface in streets serving the lowest density residential areas (9,000 square foot minimum lot size residential zone).

There are occasionally conflicts between street standards/building codes with uniform fire codes. When it involves public safety such as the width of an access through a setback for firefighting, the more restrictive requirement usually prevails. While conflicts may be inevitable, there is no reason not to resolve them once it has been identified, especially if there has been a change in policy that should be reflected in revision to a myriad of regulations. It is harder than it appears to keep up with policy changes, because the regulations are everywhere and many. So, even when you are trying to revise them, you may not find them all, and for years you will find an out of the way regulation that still has not been updated.

Generally, such planning policy and zoning regulation criticisms of New Urbanists are overblown and not difficult to change if the community wants to change them. Yes, it is easy to find a code requirement that doesn't make sense with changing policy. That is why low impact development standards are a big thing right now. Professionals are questioning their own standards as contributing to problems such as increased stormwater runoff, adding unnecessary costs to affordable housing, and reality checks about what people want - big urban streets with parking lanes, bike lanes, sidewalks, planting strips the ideals of old urbanism or small streets with slower, safer traffic and meandering, curvilinear, aesthetically pleasing, serving large lots with little traffic or narrow streets and pedestrian friendly sidewalks and street trees, front porches, parking off the alley ideals of new urbanism (ironically Archie Bunker's street). There is room for all of these kinds of streets in the right zones and communities.

Heather McCartney
City of Mukilteo
Zoning Codes: Zoning codes are woefully out density of date. They need a major overhaul. We amended the code to allow the use of Development Agreements. This has allowed us to get a different type of development - mixed use and neotraditional.

Richard Carson
Clark County
The main clash is over narrow streets. Developers love them because they are
cheaper. Public works departments and fire departments hate them they can
block equipment access. Posting them as "no parking" doesn't work because
the police won't enforce it.

Eric Shields
City of Kirkland
Kirkland is updating its code regularly - and more and
more frequently the updates are consistent with New Urbanist ideas. We
have long required that street trees be included in new or improved
roads, but more recently we have established narrower road standards.
We also seek to create an interconnected road network, although that
sometimes runs into neighborhood opposition. Where road connections are
not possible, we frequently require mid-block sidewalk connections. We
have also required wider sidewalks within business districts, with a
more urban streetscape. Most of our business districts now require or
allow buildings to be set close to the sidewalk and mixed use zoning and
development is more common. Bicycle lanes are typically included in any
new arterial road project and we have retro-fitted older roads by
striping bicycle lanes where ever possible.

Anonymous
My personal opinion is that the jurisdiction has to be willing to "put its money where its mouth is." It needs to invest in these type of public amenities if they're truly to be for public use. It can use partnering with the private sector, perhaps, but I believe it needs to remain publicly held. There's only so much improvement of this type that can be required of the private sector, tied to nexus. As far as privately held convention centers, etc. I remain somewhat skeptical. Wenatchee's seems only marginally successful. The private concern still needs to make a profit. Olympia/Lacey/Tumwater are looking at a public facilities district for this purpose but it isn't far enough along in the process yet to see how successful it is.

Edward Davis
City of Pacific
Public Spaces mean public maintenance, so we are creating several open
spaces, (play areas, + Basketball court, etc.) to be owned and maintained by
the homeowners association, but open to the public. This will probably work
until the homeowners Assoc. when the development is completely occupied and
when maintenance becomes an issue, asks for the city to accept the open
space developments and maintain them, hopefully a number of years down the
road when we have appropriate number of maintenance personnel. Planners with
an arsenal of ways to accomplish improvements do not necessarily lean on one
approach such as what New Urbanism (NU) advocates.

Randy Kline
Jefferson County
Suggest -- provide evidence as to why it makes sense. Of course I'm talking public sector planners -- you can basically do anything you want as a consultant. In a public planner capacity you are not a public official, the policy priorities are set by your electeds -- so to promote any ideas you might have related to, as an example, creating public spaces you need to work from within to convince bosses, county/city administrators, the public, and finally the elected officials themselves. Remember, as a public planner in Washington, you work within a climate that stauatorily requires heavy public involvement -- there's always going to be someone who's going to question spending money on public spaces.

Roger Wagoner
Berryman & Henigar
Same as with any other type of development: visionary, to help the community establish goals and policies; entrepreneur, to create opportunities for implementation; and facilitator, to ensure that the vision is achieved.

Amy Tarce
City of Redmond
I think the closest thing we have to a new urbanist development is Redmond
Town Center. I don't think that public spaces have to be owned by the public
to become a public space. A lot of the beloved plazas in Chicago are
privately owned.

Planners can influence how the public spaces are designed to meet the
community's needs. The developers are usually open to that because they want
to attract more people to their site. If a community has the NU standards
already in place, planners can ensure that these principles are applied and
where conflicts exist with other standards, planners should engage in a
dialogue and try to find a win-win solution. I have to do this all the time
with my downtown projects in Redmond. If NU standards are not in place, and
there is flexibility in the design standards or zoning standards, planners
can serve as ADVOCATES of these principles and ask the developer if they
would consider using narrower streets, providing a plaza, etc. I am
currently doing this for the plaza in front of the new Bon Marche at RTC. I
also have a mixed use project in the downtown area where the developer had
their design team work with us from the very beginning so we were able to
recommend the character of the streetscape and open spaces.

Anonymous
NU can work if done by a creative private developer, but may need a public-private partnership to really achieve the attractive, useful public spaces called for in NU principles. In developing an urban village, local governments can invest in infrastructure improvements, plazas, parks, etc. while the private sector handles the rest. In a case I'm familiar with, an entire NU housing project was funded in part by the city, who recouped their investment upon sale of the units since they ended up going for such a premium. The developer made money, too. Planners should become familiar with these creative public-private partnership ideas and educate their decision-makers about these opportunities. While every community is not ready for such a committment, planners can be the catalyst to get local officials thinking like developers and not just regulators.

Bradley Collins
City of Port Angeles
It is much easier to create all these public spaces in new communities or community size developments (i.e., Sunriver or Black Butte, Oregon and Whistler, BC). Retrofitting an existing community is more difficult but not less desirable. The trick is to add these public space amenities one at a time usually with a large public project. Port Angeles is building a new multimodal transportation center with federal transit money, but the City is including a new public plaza connecting its downtown stores with the waterfront. Port Angeles is the last place you will find new urbanism tendencies in the community politic.

The role of planners, as public officials, in developing new urbanist communities can vary. Planners need to be more expert in urban design practices, or they are not going to be able to delivery the support or the product to accomplish or transform urban areas that are "new." Most planners feel more comfortable these days being facilitators of citizen plans than creators of new urban settings. These are not necessarily mutually exclusive roles but abilities not commonly found in one planner. So, it is more likely that a team of planners can better accomplish developing a new urbanist community, and it iis more likely that such a team will be allowed the resources in developing or redeveloping a new community than is typical found in most city planning departments, which are too busy processing permits, regulating development, and cutting back staff to match declining tax revenues. (Sorry, normally I am a glass- is-half-full kind of guy.)

Heather McCartney
City of Mukilteo
Public spaces: Having been in parks many years, there are downsides to public ownership - "freedom of speach". So having plaza areas retained in private ownership retains control of uses. We don't count the plaza - park area as public open space counting towards our adopted Level of Service (LOS) Standards. It also leaves the maintenance burden with the private entity. Public agencies are straped for $s and typically would have a very hard time maintaining or enhancing these spaces at the level needed to attact consumers. It can be done but it is very expensive.

Richard Carson
Clark County
None. New urbanism is already passe. The next trend will be post-new
urbanist and is called Urban Realism. I wrote an article about it for the
European archictectural magazine Archis. It will be on the web in December
at http://www.archis.org/

Eric Shields
City of Kirkland
I think we need to look for opportunities to retrofit low density automobile oriented developments
into more pedestrian oriented mixed use areas. This means establishing
a vision (typically in our comprehensive plans ), establishing
appropriate zoning and design standards, and allowing sufficient density
to make redevelopment economically feasible. We also need to take the
long view - being patient and persistent, as redevelopment is usually
not feasible overnight.

Anonymous
I don't espouse any one concept as the end-all, be-all answer to growth management. I think New Urbanism can contribute to creating "nicer" communities, but at the same time, it seems people in this region are resistant to some of the development concepts thereunder.

Phil Bourquin
City of Camas
New Urbanism may be used as a tool in regards to Growth Management,
however, I don't believe new urbanism resolves all GMA issues. Each
City should strive to create its own identity. As densities increase,
so do the impacts to sewer, water, streets, schools, neighborhood
identity, and livability for families. Pressures to develop on or near
more critical areas such as hillsides, wetland, streams etc. also
increase.

Edward Davis
City of Pacific
NU is only one approach or tool that can be utilized to achieve goals of
the GMA.

Randy Kline
Jefferson County
I would agree that New Urbanism may be a means of fulfilling the GMA to the degree that it encourages density and protection of open space.

Roger Wagoner
Berryman & Henigar
Perhaps, although rather than "promotion" I would use "inclusion". It's just one tool of many that are necessary to implement the GMA. The emphasis on good design is it's strongest characteristic.

Amy Tarce
City of Redmond
I disagree. New Urbanism is aesthetic driven. The NU proponents were
reacting to the ugliness and lack of pedestrian amenities. They have been
claiming that NU can solve sprawl as a way of getting popular support. The
first NU project, Seaside, is not a real community - it was supposed to be a
resort town where people did not live there the whole year. NU does not
address the reduction of single-family detached housing, as can be seen with
Seaside. However, these principles can be applied to high-density
developments, and that is where the confusion lies. High density development
and good mass transit, when combined, is more effective in fulfilling the
goals of the GMA.

Anonymous
NU can, in some communities, meet the goals of GMA for higher density, infill development that makes for livable communities and takes development pressure off of rural areas. But NU is not the silver bullet. Transit-oriented development, traditional neighborhood development, downtown housing projects, redevelopment of brownfields, etc. can all meet GMA goals, too. All of these types of approaches need to be used by communties. NU is in fact sometimes too rigid in its design principles to appeal to or fit in every community. And NU design doesn't meet the housing needs of all segments of the population. Promoting NU as "the answer" to making GMA work is short-sighted and may in fact backfire among a development community that needs flexibility, not prescriptive design.

Bradley Collins
City of Port Angeles
I don't really agree. Sustainable development ideals for livable communities with affordable housing, designated resource lands, protected critical areas, and economic growth are a stronger base for implementing GMA goals than new urbanism, which is more a spatial engineering revision of Lewis Mumford's planning model. I won't dismiss that revising zoning and street standards has merit. But, if we are going to maintain land, water, and air resources for future generations, the paradigm shift is not social engineering. It is inventorying available buildable lands, benchmarking water and habitat quality, and reducing dependency on single occupant vehicles that must be the building blocks of what an attractive urban community is. Then perhaps there will be a market preference for urban communities that compete with the American Dream house in the ever-expanding suburbs on rural and resource lands.

Heather McCartney
City of Mukilteo
NU & GMA: Yes, NU does help to fulfill GMA requirements since it is supportive of small lot development and mixed-use projects. (see attached pictures as a powerpoint file).

Richard Carson
Clark County
New Urbanism does nothing more to fulfill the Growth Management Act. It
merely attempts to make increased density more acceptable.

Eric Shields
City of Kirkland
Generally yes. New urbanisim supports more efficient use of the land,
meaning less pressure to sprawl and more support for pedestrian/ transit
oriented development. I will say that "New Urbanism" has some very
specific ideas that I don't always agree are essential to achieving GMA
goals. But overall I believe it's very positive.

Anonymous
I hear New Urbanism bandied about primarily among architects and academics, and not out there "on the street." If I asked a City Council member what he or she thought about New Urbanism, I'd probably get a blank look. That isn't to suggest some people aren't knowledgeable of the concept, it just doesn't seem to form an overarching context in which all our work is being done. One exception might be be Tukwila. I've run into their folks at conferences - one on New Urbanism in Calif. a couple of years ago - and they not only take their staff, they take their Council members as well. I have the impression they've made a real effort for electeds and admin. to be "playing from the same sheet."

Phil Bourquin
City of Camas
Yes. New urbanism is a tool to be understood and has been used in
the development of Design Review standards for Multifamily development.

Edward Davis
City of Pacific
See previous comments.

Randy Kline
Jefferson County
In rural Washington, we are still very far away from employing these concepts.

Roger Wagoner
Berryman & Henigar
What is "contemporary city planning"? Pre- or Post WWII? If you said that it started with the suburban/freeway phenomenon if the late 40s, then NU is certainly an antidote to that. If you go back to the really creative days of the garden cities, NU may just be nostalgia. Certainly the concept of NU influences us all to some degree. However, there are many examples of well designed communities in the NW that bear no allegiance to this label.

Amy Tarce
City of Redmond
New Urbanism attempts to take the streets back for the pedestrian, rather
than the automobile. Its role in contemporary city planning depends on each
community. In older cities like Chicago or New York, new urbanist principles
have existed for at least a hundred years and people who live in these
cities know no other form of land use planning. In younger cities, specially
in the west, New Urbanism is less likely to be embraced due to the
impression that there's not enough parking, the buildings are too tall, they
can't park in front of the store they are going to, etc. I am constantly
dealing with this conflict of values. Our zoning standards were designed to
employ the NU principles; however, our constituents find the resulting
projects overwhelming. I am a proponent of NU simply because I lived in
Chicago for 7 years and is heavily influenced by the City Beautiful
movement, the gridded through streets that define the organization of
neighborhood transportation systems, the ubiquitous alleys where garages are
accessed from, and the corner grocery store where one can walk to.

Bradley Collins
City of Port Angeles
I think I have already answered this question.

Heather McCartney
City of Mukilteo
NU Influencing planning: Yes, it has influenced our planning it also helps to connect the old Main Street style development with new development. It is a good alternative to suburban large lot and strip mall development.

Richard Carson
Clark County
None.

Eric Shields
City of Kirkland
I believe that New Urbanism has had a significant effect on
planning. It has given us a new paradigm to base our planning on. This
is particularly significant in metropolitan areas that are serious about
setting growth limits and promoting more compact development forms. The
more commonly used catch phrase is "smart growth." Smart growth is very
much consistent with the ideals of new urbanisim, but does not require
quite so rigid an approach to urban design issues.

5. We would like to have some examples of housing diversity. Please
send us examples of innovative housing solutions (pictures welcome!).

Ben Bakkenta
Puget Sound Regional Council
In reply to question #5, see the following link to a section of the Puget Sound Regional Council's Web page that explores local housing issues that may be of interest to your class.

Brief summary: In the fall of 2001, the Regional Council's Growth Management Policy Board conducted a tour of innovative housing in the central Puget Sound region. The purpose of the tour was to see examples of and hear from experts on innovative housing design and successful financing mechanisms. The itinerary included eight sites: Seattle Downtown, Ravenna Cottages, International District, Seattle Cohousing, Judkins Park Neighborhood, NewHolly Park, Renton's Metropolitan Place, and Snoqualmie Ridge.

Materials were developed to document these innovative housing approaches.
http://www.psrc.org/projects/growthstrategies/innovativehousing/innovativehousing.htm

Sara Artley
ESM Consulting Engineers, LLC
In response to your request for input "examples of housing diversity. Please
send us examples of innovative housing solutions (pictures welcome!).", I have recently attended several conferences and seminars which had a lot of information on different housing solutions. I am very excited about "Cottage Homes", "Carriage Units" and other high-density, low impact designs. A few examples of these follow. I do not have the contact information readily available, but Mithun Architects would have excellent pictures and information on many of them:

"New Holly" - 9 units / acre
"Canyon Creek Meadows" in Oregon - 12 units/acre, detached SF units.
"NW Landing" - 13 units/acre, 2-3 BR SF detached
"Mountain Meadows" - Ashland OR. A CCRC project, with stacked units and duplexes.
"Poulsbo Place", Poulsbo WA - 14 units/acre, SF detached cottages (this is unusual in that it has no frontage on public streets.
"Springbrook Square"- 14.5 units/acre
"Hunan Park" (not sure of this spelling) - 16 units / acre in Sammamish.
"High Point" in West Seattle - 17.5 units/acre
"Greenlake Cottage Homes" - Greenlake, completed by Threshold Housing, 28 units/acre
"Malden Court" in Seattle, 27/units acre. This is an EXTREMELY interesting project, in that 5 2-story, 1000 SF townhomes are located in one building that looks like a traditional SF residence and fits into the neighborhood seamlessly. There are two of the buildings housing a total of 10 townhomes. It is amazing how well they camouflaged them.
"Pine Street Cottages", a Cottage Unit project of 450 SF cottages.

Carriage units are much less common, but we are starting to see a few. I currently have a project in Fife, WA in which we have a number of "Carriage Units" (small 1Br units located over the garage of an attached townhome). These units will be sold as separate units (condominiumized) NOT as part of the townhome, with a few exceptions. Each unit will have it's own parking garage and a deck. Our marketing report indicates that the demographics of the buyers will be mostly young single professionals. There is a project similar to this one, on the east coast, but I don't have the information on it yet.

Good luck in the classroom!

Anonymous
I'm sorry but I don't have anything to offer. We are still dealing with the effects of lax county administration on this area through Weed & Seed and other programs. "Housing diversity" here ranges from mobile home parks containing mobiles so old they cannot legally be moved (a problem, and the crux of our pending comp plan appeal) to multi-million-dollar mansions. In between are 50s-60-s-70s suburbs, and the type of apartment motels you see on COPS!

Phil Bourquin
City of Camas
Cottages, Cottages, Cottages. See http://www.cottagecompany.com. Cottages
are exciting in that they are detached units with a definite community
oriented flavor and work well in an infill situation. These are ideal
for the single mother, childless couple, or retiree. In many
communities this is one segment of the housing market that is forced out
of residential neighborhoods and into apartments etc.

Edward Davis
City of Pacific
No one approach is the way to achieve needed goals and policies, but an
arsenal of approaches are needed, it makes a planners life easier.

Roger Wagoner
Berryman & Henigar
The Washington State Office of Community Development is preparing an inventory of commendable urban housing to be presented on a new website. Contact Heather Ballash at 360.725.2808. The City of Seattle produced a folio of good projects circa early 90s. Still good stuff.

Richard Warren
King County
The web links below are to the programs I supervise: concurrency and
mitigation payment system. One evaluates a proposed project's impact(s) on
the road system, the other collects $$ from said project to make
improvements to specific roads. Feel free to review and email me if you have
any questions. I should also mention that the county is assessing its
concurrency program and looking at other possible methods to measure
congestion.

http://www.metrokc.gov/kcdot/tp/mps/mpsindex.htm

http://www.metrokc.gov/kcdot/tp/concurr/conindex.htm

Bradley Collins
City of Port Angeles
Surprisingly, there are some nice examples of housing densities in Winslow (Bainbridge Island) and Poulsbo in Kitsap County. I think co-housing deserves more market attention as does the Abbeyfield Houses Society senior housing cooperative movement out of Vancouver Island (contact J. Allan Stone 427 Bloor Street West, Box 1, Toronto, Ontario, Canada M 5 S 1 X 7, Telephone 416-920-7483, Email http://www.echo-on.net/abbeyfield/can).

Heather McCartney
City of Mukilteo
Innovative housing and related densities:
Small lot development - neotraditional - alley loaded
Gross Area 4.9 u/a; Net Area 10.6 u/a
Mixed Use Village - Gross Area 14 u/a; Net Area 22 u/a

Eric Shields
City of Kirkland
I don't have picture immediately available, but examples of high density
housing in a suburban/ mixed use/ pedestrian oriented environment can
be found in downtown Kirkland and in the new Juanita Village development
located about 2 miles north of downtown Kirkland. Another innovative
type of housing that is getting a lot of discussion is clustered cottage
housing. Examples can be found in the Ravenna area of Seattle and the
City of Shoreline.