‘We foresee substantial challenges’: Builders voice concern about duplex regulations

The city of Goddard is going to consider making some changes to its proposed duplex regulations after hearing from leadership and members of the Wichita Area Builders Association.

The City Council vote was scheduled for July 6 before council members heard from WABA representatives at their June 15 meeting. And although that July 6 vote still might be possible, city staff has some work to do between now and then.

Of all the stipulations in the proposed regulations, the three things that the builders and developers who were at the June 15 City Council meeting said would be hardest to comply with were:

• A new requirement that garage doors not take up more than 50% of the front of the home;
• A new requirement that developers must install a private amenity that meets the standards provided in the resolution. Options include playground equipment, trails, open lawn play areas, picnic facilities, benches, shade structures, sports courts or other improvements approved by the city.
• A requirement for a minimum of two trees per lot before a certificate of occupancy is issued.

More than one of the WABA representatives told the City Council that approving the duplex regulations as is will have an impact on how attractive Goddard looks as a place to do business.

“You’re going to miss out on a significant portion of the market,” said Ryan Mills, development director for Lange Real Estate. “And with us developing both commercial and residential applications, this community continues to need housing stock and housing inventory.”

Tyler York, president and CEO of WABA, said it is the combined effect of everything in the proposed regulations that would make it difficult for builders and developers to continue to do business in Goddard.

“Perhaps one of these, perhaps any single one of these provisions included in the ordinance would be something that my builders and developers can live with,” York told City Council members. “But it is the sum of all these mandates combined that we foresee substantial challenges in our combined goal to grow our communities.”

Goddard Mayor George Liebe told WABA members that the City Council didn’t have any intention of damaging any builder’s or developer’s business or slowing them down.

“We’re trying to do things that facilitate and develop community,” he said, later adding: “When we try to talk to people in the community, I don’t think they are so much against the actual (concept of a) duplex.”

But the people he is hearing from, Liebe said, are complaining about things like a row of houses that all look the same.

“I think the people that live here have pride in the community, and they just want to have some assurance that what you guys continue to build kind of fits in,” Liebe said.

City Manager Craig Crossette suggested that city staff get together with York and understand the group’s top three to five concerns with Goddard’s proposed regulations.

“And perhaps we consider compromising with them, and we still meet the spirit of the (original regulations),” Crossette suggested near the end of the hour spent on the topic at Monday’s meeting.

“I don’t want to continue to spend more months on this,” Crossette said. “We have investment and development that’s just kind of waiting on the sidelines for us to get this moving. So I would like to encourage you guys to try to move forward with something this summer, if not in early July. But I think that we’re close.”

Goddard had planned to vote on new duplex regulations as far back as May 18, but the measure was tabled after Crossette told council members he had received last-minute correspondence from WABA, and he thought it would be prudent to talk to the organization before approving any changes.

The topic of duplex development has been a hot button issue in Wichita’s suburban communities this year.

The Derby City Council recently approved regulations governing everything from the density to design of future duplex developments. And Maize City Manager Nick Gregory recently told The Wichita Eagle that changes to duplex developments could be considered in his city as well.

“I’m observing carefully what’s going to happen with Goddard’s (proposed regulations),” Gregory said.

As proposed on May 18, Goddard’s duplex resolution would have included the following stipulations:

• Duplexes may not make up more than 40 percent of the total number of homes in future developments.

• New design standards would seek to diversify the look and improve the perceived quality of these properties.

• Developers must install a private amenity that meets the standards provided in the resolution. Options include playground equipment, trails, open lawn play areas, picnic facilities, benches, shade structures, sports courts or other improvements approved by the city.

• The proposed resolution allows the City Council to waive in part or in whole provisions of the resolution in the event they are deemed impractical.

• The latest version of the resolution has removed language related to irrigation, lighting and other elements in an attempt to prevent a developer from stating these items constitute an amenity.

• Five-foot-wide sidewalks would be required on all through streets in new developments featuring duplexes, and a minimum of two trees per lot would be required before a certificate of occupancy is issued.

• Varied porches, rooflines and facade depths would be required to create variety and individuality of the dwelling units. In addition, windows must make up at least 10% of the front wall of each home, and garage doors may not take up more than 50% of the front of the home.

• A minimum of 30% of front exterior walls or side walls that face the street would be required to be finished with decorative masonry, stone or stucco. “Synthetic or imitation materials with a false or ‘tacked on’ appearance” will not be allowed without the written approval of the city manager or his or her designee.

• Roofs and exterior paint colors would have to be varied and have predominantly earth-tone colors.

• Side and rear elevations, garages, carports and all accessory structures would have to show the “same level of design, aesthetic quality and architectural detailing” as the front-facing parts of the main structure. “Long, monotonous rows of garage doors and building walls” would not be allowed in the current version of the resolution.