HomeMy WebLinkAboutSpecial 2015-04-27 Comprehensive Plan Work Session - 2 - Housing and Residential Neighborhoods Policy Issues (Executive Summary)Housing & Residential Neighborhoods Policy Issues
Comprehensive Plan Update 2015
As part of the update process for the Housing Element and Residential Neighborhoods Element, data on
current conditions and needs were reviewed in relation to existing policy and King County requirements.
For some issues, there appears to be a gap between existing policy and the current needs of the City. In
others, policy language remains relevant to today's needs, but can be strengthened to aid in future
implementation strategies such as updating development regulations.
Each issue presented below includes data on current conditions in Tukwila, followed by a brief overview
of existing policy and requirements from the updated King County Countywide Planning Policies. Gaps
are indicated with red arrows, and potential issues resulting from a gap between existing policy and
current needs are shown in the gold boxes. Changes to development regulations and City programs will
require additional consideration, which follow Comprehensive Plan adoption, as outlined in the City's
2015 -2016 Work Plan.
NEIGHBORHOOD CONDITION
• Most existing single - family homes in Tukwila were constructed before 1970, and the majority of
multi - family homes were constructed during the 1960's, '70's, and '80's. Older homes typically
require more money for maintenance and many residents do not have the resources to adequately
maintain their homes.
• Tukwila has a relatively large percentage of family households occupied by five or more people,
however a large percentage of the City's housing stock are 1 -and 2- bedroom homes. Overcrowding
conditions affect the wear and tear on a home, property, and neighborhood, and increase health
and safety concerns for those living in the units.
Housing Policy 3.3.1— 3.3.4: Focus on weatherization and improvement of rental housing;
-Does not address home repair needs related to age and /or overcrowding
KCPP1 H -11: Encourage maintenance to ensure housing condition and quality is safe and livable
Explore policy options to seek additional resources to assist residents with home repair and
maintenance.
1 King County Countywide Planning Policy, Amended 12/03/2012
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HOUSING AFFORDABILITY
• While Tukwila has traditionally been sought out for its affordable housing prices, rents and
mortgage payments are rising and are a cost burden for many residents. More than half (50.2 %) of
residents pay more than 35% or more of their income on housing.
• There is an unmet need for housing for very low- income residents earning less than 30% of the area
median income (AMI). Approximately one -fifth of residents earn less than 30% AMI, yet only slightly
less than 4% of housing is considered affordable for these residents.
Housing Policy 3.2.1— 3.2.10: Support efforts to provide the City's fair share of affordable housing;
- Existing policy does not address affordable housing for very -low income (less than 30% AMI) residents
KCPP H -2: Focus on housing for households earning less than 30% AMI
Explore policy options to encourage the availability and preservation of housing for all income levels,
including those making less than 30% AMI.
• Over 60% of the homes in Tukwila's four mobile home parks are pre -HUD code2. Approximately a
quarter of the 88 manufactured homes on individual single - family homes are pre -HUD code homes.
• The City has received public comments expressing concern over living conditions within
manufactured /mobile homes and the associated risks to buyers of these homes.
- Existing policies do not address mobile homes
Explore alternative affordable housing options for City residents living in substandard housing such
as pre -HUD code mobile homes.
DIVERSITY OF HOUSING
• The majority of the City's housing stock consists of older, 2 bedroom single - family homes and
apartments in large multi - family developments. This range of housing options does not
accommodate residents in all stages of life, including young adults, multi - generational families, and
older adults hoping to "age in place."
2 Due to concerns over the quality, durability, health and safety of mobile /manufactured homes, Congress passed the Federal
Manufactured Housing Construction and Safety Standards Act in 1974, which led to the creation of a national manufactured -
housing code, referred to as the "HUD code," to which all new manufactured homes constructed after 1976 were required to
conform.
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