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HomeMy WebLinkAboutSpecial 2015-07-28 Item 4 - Comprehensive Plan Updates - Housing ElementDRAFT- Planning Commission Recommended HOUSING WHAT YOU WILL FIND IN THIS CHAPTER: • Estimates of current and future housing needs. • Policies to preserve and improve the existing housing stock; encourage new housing that meets the community's needs; and develop thriving, equitable neighborhoods. • Strategies to encourage housing that is affordable to all income levels and for all current and projected residents in our community. PURPOSE This Housing Element describes how Tukwila's housing needs will be satisfied through 2031. Projected housing needs were determined by a joint committee of cities and the County, as required by state law. The importance of these needs were highlighted in the development of the City's 2012 Strategic Plan and guided by the Community Conversations outreach efforts of the 2015 Comprehensive Plan update. This element is based on a detailed analysis of Tukwila's housing needs contained in the Housing Background Report. Tukwila will continue to grow over the next twenty years, projected to accommodate an additional 4,800 households and 15,500 new jobs by 2031. The goals and policies presented here identify the steps the City of Tukwila can take in response to the housing issues found within our community. These steps are necessary to plan for growth that will reduce barriers that prevent low and moderate income households from living near their work or transit, to ensure the sustainability and vitality of the existing housing stock, and to preserve housing that is affordably priced for low income households. Tukwila's growth 1 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 and future must include polices that create thriving, equitable neighborhoods and homes where all people have the opportunity to live in a safe, healthy, affordable home in the city of opportunity and the community of choice. ISSUES In developing the goals and policies for this Housing Element, the following issues were identified for Tukwila: Housing Affordability While Tukwila continues to have affordable units for those at 50 -80% of area median income (AMI), more and more households are struggling to meet their housing costs. Community poverty has tripled in Tukwila over the past ten years as evidenced in Census figures and Tukwila School District demographics (see the Housing Background Report for more information). Almost half of City residents are burdened by housing costs, paying more than 30% of their income for housing. In particular, households who make 30% or less of the AMI face the greatest struggle to find affordable housing. The majority of Tukwila's affordable housing is 'naturally occurring', meaning that factors such as location and age of the home result in below regional average costs. Because future housing development will likely include redevelopment of existing affordable housing and the development of new higher cost housing in the Urban Center, efforts to address the lack of affordable housing for residents earning less than 30% AMI, will most likely require subsidized housing through partnerships with non - profit housing groups and other housing stakeholders. Relying on market forces to provide affordable housing for very -low income residents will not provide an adequate quantity of quality affordable housing. Housing Condition Most existing single - family homes in Tukwila were constructed before 1970 and the majority of multifamily homes were constructed between the 1960s- 1980s. Aging housing stock typically requires more money for maintenance, which can be difficult for residents who are already burdened by other economic stressors such as paying more than 30% of their income for housing. Condition is also linked to affordability. Naturally occurring affordable housing (housing with market prices that meet affordability metrics without 2 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 policies or accompanying subsidies) is often a result of deteriorating and substandard housing conditions, smaller home size, and older housing stock. Home Ownership Options Having a range of housing types to choose from encourages home ownership. This in turn supports longer term residency and neighborhood stability. Home ownership is relatively low among Tukwila residents, and is decreasing. While less than half of the housing units in Tukwila are apartments, almost 60% of housing units in the City are renter - occupied. 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, multigenerational families, and older adults hoping to "age in place." GOALS AND POLICIES The following goals and policies guide Tukwila's approach to meeting the challenge of revitalizing residential neighborhoods and encouraging new housing development while maintaining affordable housing and meeting the needs of low- income and special -needs households. Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Policies 3.1.1 Provide sufficient zoned housing potential to accommodate future single- and multi- family households to meet the regional growth target of 4,800 new housing units by 2030. 3.1.2 Explore adopting smaller lot sizes, especially in neighborhoods where the historical lot pattern is smaller than the established 6.7 dwelling units per acre (6,500 square foot lots). 3 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 Implementation Strategies • Meet with residents and property owners at the neighborhood level to receive input to help establish desired lot area minimums for the individual neighborhoods. • Consider flexible zoning standards to allow prevailing lot size to remain and smaller lot sizes to be allowed if desired. Establish parameters for design characteristics such as height, lot coverage, home design features, and setbacks. Goal 3.2 The City of Tukwila has safe, healthy, affordable homes for all residents in Tukwila. Policies 3.2.1 Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. 3.2.2 Encourage a full range of housing opportunities for all population segments, including very -low income households earning less than 30% AMI, through actions including, but not limited to, revising the Tukwila's zoning map and development codes as appropriate, to enable a wide variety of housing types to be built. 3.2.3 Provide sufficient appropriate zoning for housing of all types, including government- assisted housing, housing for low- income families, manufactured housing, multi - family housing, and group homes and foster care facilities, subject to conditions that appropriately integrate them into existing neighborhoods. 3.2.4 Work with the owners and managers of Tukwila's new and existing permanent or long -term low- income housing to maximize desirability, long- term affordability, and connection with the community. 3.2.5 Develop affordable housing preservation programs and strategies, including prevention of the displacement of low- income households in areas of redevelopment. 4 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 3.2.6 Make alternative and affordable housing options available for residents currently living in substandard housing, such as pre -HUD code mobile homes. 3.2.7 Support the acquisition of housing developments by private and public affordable housing groups by acting as a facilitator between affordable housing groups and property owners to aid in the preservation of affordable housing. Implementation Strategies • Allow an attached accessory dwelling unit, a duplex, or a two -unit condominium /townhouse in single family zones on all lots that meet the minimum lot area when various appearance and performance criteria related to impacts on adjacent properties are satisfied. Promote mixed - use developments with ground -level commercial space and residences at and above the street level in specified areas. • Using lessons learned, reinstate the limited demonstration projects for clustered or cottage housing and allow limited demonstration projects for innovative housing types not currently supported in the code. • Explore increasing density in areas supported by transit or in proximity to high - employment areas. • Identify specific publically -owned land for affordable housing development. • Explore acquiring property to land bank for affordable housing. • Develop specific statements regarding location, type, and characteristics of desired affordable housing to present to local non - profit developers. • Include supportive services, including but not limited to, employment training and /or other economic development services, in affordable housing programs. • Partner with non - profit organizations and for - profit developers to acquire, rehabilitate, construct, preserve, and maintain permanent affordable housing and support services. 5 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 Goal 3.3 Policies • Explore and develop incentive zoning, a housing trust fund, density bonuses, parking exemptions, deferred or reduced payment of impact fees, multi - family tax exemptions and /or other tools to develop or maintain affordable housing that meets the needs of the community, specifically units sized and priced for low and very -low income residents • Participate at the regional level by supporting a South King County Housing & Neighborhood Planner position to work collaboratively with the Planning, Code Enforcement, and Human Services divisions. This position would aid in the achievement of- identified housing needs. Responsibilities could include: pursuing and overseeing grant opportunities, developing relationships with for profit and non - profit stakeholders for city and regional affordable housing development, increasing representation in regional efforts to fund affordable housing, supporting land use and rental housing programs to improve the condition of affordable housing for Tukwila's residents, and establishing a neighborhood council /liaison program. Commented iLB11: This supports an ongoing effort by the Housing Development Consortium to establish a regional housing planner position for South King County, The City of Tukwila supports and collaborates with other jurisdictions and organizations to assess housing needs, coordinate funding, and preserve and create affordable housing opportunitiesl. 3.3.1 Support the equitable distribution of regional funds, such as Community Development Block Grants and other federal, state, and county funding, to support needed affordable housing. 3.3.21 In a "State of Housing" report periodically review regional low- income housing goals to evaluate the City's compliance with regional standards and to ensure that the City's affordable housing units are being preserved and maintained. Adjust policies as need if affordable housing goals are not being met. 3.3.3 Continue supporting (very -low, low - and moderate - income housing to address the countywide need by supporting regional affordable housing development and preservation efforts 6 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 Commented ILB21: Consistent with CPP H- 14,15,16: Regional Cooperation Commented iLB31: Consistent with CPP, H- 17,18: Measure results Commented iLB4]: Consistent with CPP H -2: Focus on housing for below 30% AMI Implementation 'Strategies[ Goal 3.4 Policies 3.4.1 • Partner with other jurisdictions to support regional funding for affordable housing that serves homeless individuals and families, and those earning less than 30% of the area median income • Engage with non - profit developers and King County to pursue Federal and philanthropic funds for affordable housing • Enhance and encourage effective partnerships between land use planners and human service planners • Foster relationships with owners of privately -owned multi - family housing to encourage their participation in voucher programs and partner with them to preserve and enhance safe, healthy, and affordable housing options • Support and encourage legislation at the county, state, and federal level that promotes affordable housing goals Commented [LB5]: Interdepartmental coordination and streamlining processes addressed in Role and Responsibilities -15.1 The City of Tukwila has an improved and continually improving housing stock in support of enhanced neighborhood quality. Continue to improve the condition of rental housing through administration of the rental licensing Iprograrry. 3.4.2 Continue to support the maintenance, weatherization, rehabilitation, and long -term preservation of existing housing for low and moderate income residents. Implementation Strategies • Enforce the International Property Maintenance Code. • Advocate for rehabilitation and weatherization programs for rental units. 7 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 Commented [LB6]: Consistent with CPP H-14, 15, 16: Regional Cooperation Commented [LB7]: Utilities - sewers, water, stormwater - as relates to housing addressed in Utilities, 12.1 Commented [LB8]: Additional aspects of home maintenance and repair addressed in Role and Responsibilities 15.1 • Continue the Residential Rental Licensing and Inspection Program. ■ Partner with non - profits to facilitate the purchase and upgrade of poorly maintained rental housing. • Support the education of tenants about cost - efficient choices they can make to improve the health of their housing. • Educate property owners about available resources they can access to improve their rental housing. • Explore establishing a Housing Trust Fund to assist low- income homeowners connect to sewer. Goal 3.5 The City of Tukwila includes a full range of housing for persons in all stages of life and for all members of our community. Policies 3.5.1 Adapt housing design standards to address the needs of all populations. 13.5.21 Assist in providing residents of the community with the human services, economic development, and transportation needed to increase access to housing options. 3.5.3 Continue to develop relationships with populations that have been historically underserved and continue to support investment to better serve their needs. Implementation Strategies • Continue to support the Community Connector /Community Liaison programl. ■ Pursue collaborations and meaningful dialogue with organizations that work with diverse and historically underserved populations. 8 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 Commented ILB9]: Generally covered by Roles and Responsibilities policies 15.1.3 & 15.1.4. See also implementation strategies 1, 2, 3 p. 15 -6. Commented [RF10]: See Roles and Responsibilities p. 15- 11, implementation strategy 11 Goal 3.6 Policies 3.6.1 • Continue to coordinate City planning and programming among departments as related to housing options and lacces. Increase long -term residency in the City. Encourage long -term residency by improving neighborhood quality, health, and safety. 3.6.2 Encourage long -term residency by providing a range of home ownership options. 3.6.3 Support neighborhood associations and groups that actively work to improve neighborhood quality and strengthen sense of community within the neighborhood. 3.6.4 Continue and expand partnerships with the school districts serving Tukwila students, in support of programs that seek to improve school performance and student 'success. Implementation Strategies 9 • Provide and help market private and public assistance and education programs for first time homebuyers. • Design guidelines. • Development regulations. ■ Develop small neighborhood grants for clean -up and community- building events. ■ Explore creating and supporting a neighborhood liaison program to help develop neighborhood associations • Include shared public spaces in new public buildings in neighborhoods that allow neighborhoods gatherings • Develop a program that allows street closures for block parties. City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 Commented IRF111: Supported by Policy 15.1.2 Commented IRF121: Addressed thru Roles and Responsibilities implementation strategies #5 and 6, p. 15 -6. Other implementation strategies address partnerships w /schools for other types of support. See also Policy Community Image policy 1.3.8 Commented IRF13J: See Policy 15.1.7 • Develop a neighborhood block party "kit" for community use to encourage neighborhood interaction • Work with school districts serving Tukwila students to promote a positive image and reputation of Tukwila's schools and educational programs 10 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \Housing_PC Revisions.docx 6/9/2015 Housing Element - Version 6.9.15 Revision Matrix 6.25.15 Note: Comments listed without an exhibit reference were delivered verbally during the public hearing Row # Page # Comment (language changes in strikeout /underline, recommendation in bold) Exhibit # /Date /Source Staff comment /analysis /options 1 1 Purpose. Second paragraph. Change the word "modest" to be consistent with PSRC TOD language. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Now reads "These steps are necessary to plan for growth that will barriers that low reduce prevent modest wage workcrs and moderate income households from living near their work or transit..." Language from PSRC Growing Transit Communities Strategy - http: / /www.psrc.org /assets /9539 /GTCStrategy.pdf 2 2/3 Home Ownership Options. The last sentence states that the current range of housing options does not accommodates older adults hoping to "age in place." I would add that the current range doesn't accommodate older adults who would like to remain in Tukwila but no longer want to live in a large house with a big yard. Some seniors would like to downsize to a small house with a small yard or even a townhouse. Letter from Pam Carter, dated 6.21.15 Comment noted. 3 3 Policy 3.1.1. Correct horizon date (typo) Staff edit Staff Recommendation: Policy 3.1.1. now reads "...to meet the regional growth target of 4,800 new housing units by 2013 2030." 4 3 Policy 3.1.2. I would insert the word "especially" or "particularly" so that it reads: "...sizes particularly in neighborhoods where.. /' Letter from Pam Carter, dated 6.21.15 Staff Recommendation: Revise as suggested. Policy 3.1.2 now reads "Explore adopting smaller lot sizes, especially in neighborhoods where the historical lot pattern is smaller than the established 6.7 dwelling units per acre (6,500 square foot lots)." 5 3 Revise Implementation Strategy on revised lot size. Change "maximum" to "minimum" (typo). Staff edit See below (Row ) 6 3 I would delete the first strategy as it sounds like the neighborhood will be deciding the minimum lots sizes. It makes sense to meet with the neighborhood but their wishes should not be the controlling factor. Letter from Pam Carter, dated 6.21.15 The intent of the Implementation Strategy is to involve residents in the process of establishing lot area minimums. Council will ultimately decide on lot area minimums, but community involvement is critical to ensure revised regulations are the best fit for the neighborhood. Staff Recommendation: Revise to keep intent of Implementation Strategy and add language to better define the community's role in the process. The Implementation Strategy now reads "Meet with residents and property owners at the neighborhood level to receive input to help establish desired lot area maximums minimums for the individual neighborhoods." 7 3 6,500 sf minimum lot size and 50 ft minimum lot width requirements in the LDR zone hamstring the number of buildable units and make projects economically unviable, specifically potential project at Riverton United Methodist Church property. Support options to reduce lot size and lot dimensions. Email from Homestead Community Land Trust, dated 6.23.15 Comment noted. Policy 3.1.2 supports exploring options to adopt smaller lot sizes in neighborhoods where the historical lot pattern is smaller than the zoning code requirements. 8 3/4 We ask the City include a strategy in the Comprehensive Plan to consider amending the development code requirements to allow for smaller studio housing units. Letter from Bellwether Housing, dated 6.25.15 Amending the development code to allow for a full range of housing options, which may include smaller studio housing units, is addressed in Policy 3.2.2. Staff Recommendation: Keep as is. 9 4 Policy 3.2.1. Reword to clarify. The City provides zoning that allows for housing, but does not provide housing. Staff edit Staff Recommendation: Revise as suggested. Policy 3.2.1 now reads "Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. 10 4 Policies 3.2.2 and 3.2.3.1 support these policies that would enable a greater variety of housing types than currently exist in Tukwila. Letter from Pam Carter, dated 6.21.15 Comment noted. 11 4 Policy 3.2.3. Reword to clarify. The City has a limited supply of land. Utilize zoning that allows for housing and other facilities. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Policy 3.2.3 "Provide land is now reads sufficient appropriate zoning appropriately zoned for housing of all types..." 12 4 Suggest the City consider re- introducing the housing options program or to consider a new set of allowances in residential zones that reward the kind of development the City wishes to see. Email from Homestead Community Land Trust, dated 6.23.15 Comment noted. Goal 3.2 and Implementation Strategies support the reinstatement of limited demonstration projects for clustered or cottage housing. 13 4 One of the best ways to prevent and address homelessness is to ensure that quality, permanently affordable housing is available for very -low income households. Ask that the City add a policy under Goal 3.2 to "work to address the need for housing affordable to households at less than 30% AMI." Letter from HDC /Futurewise, dated 6.23.15 Policy 3.2.2 address housing opportunities for all population segments. Staff Recommendation: Revise Policy 3.2.2 to include language specific to households at less than 30% AMI. Policy 3.2.2 now reads " Encourage a full range of housing opportunities for all population segments, including very -low income households earning less than 30% AMI, through actions..." 14 4 It is critical that the City implement proactive policies to prevent and mitigate displacement as affordable housing is lost to redevelopment. Ask that the City add a policy or strategy under Goal 3.2 to "work to prevent displacement of low- income populations and mitigate the impact of displacement as development occurs, particularly in proximity to transit and opportunity -rich neighborhoods. Letter from HDC /Futurewise, dated 6.23.15 Policy 3.2.5 and 3.2.6 address affordable housing preservation, including mitigating displacement. Staff Recommendation: Revise Policy 3.2.5 to more explicitly address displacement from redevelopment as an aspect of affordable housing preservation. Policy 3.2.5 now reads "Develop affordable housing preservation programs and strategies, including prevention of the displacement of low- income households in areas of redevelopment." 15 4 I strongly support the first strategy. Letter from Pam Carter, dated 6.21.15 Comment noted. 16 4 I would remove the word "limited" in the second strategy. If we continue to be overly cautious and restrictive, we will have the same result, no cottage housing, etc. I would prefer that the City develop codes for these housing types rather than limit them to demonstration projects. Many other cities have managed to adopt realistic, workable regulations, why not Tukwila? Letter from Pam Carter, dated 6.21.15 The now expired Housing Options program (TMC 18.120) was intended to be a limited, pilot program. Many cities have demonstrated success with a limited pilot /demonstration cottage housing program, and then renewed and revised the program using lessons learns to expand the program and to promote successful, compatible development. Staff Recommendation: Keep as is. 17 4 Ask that the City add a policy to ensure that affordable housing created or preserved using local public resources or by regulation retains its affordability for the longest possible term and be created at below- market rate. Letter from HDC /Futurewise, dated 6.23.15 Term of affordability addressed in Implementation Strategy "Develop specific statements regarding location, type, and characteristics of desired affordable housing to present to local non - profit developers." Staff Recommendation: Keep as is. The level of affordability and how long housing will remain affordable would be included in these statements to developers. 18 5 Reword Implementation Strategy to clarify City's role in supporting a regional housing position. City to participate and provide support but will not staff /fund the position. McLeod, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Now reads "Participate the level, by support staffing at regional in the form South King County Housing supporting of a & Neighborhood Planner position..." 19 5 Need for additional Implementation Strategy to support "Identify specific publically -owned land for affordable housing development." Acquiring property (land banking) for affordable housing is a tool supported by the PSRC Growing Transit Community's effort. Mann /McLeod, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. New Implementation Strategy reads "Explore acquiring property to land bank for affordable housing." 20 5 While there are a variety of regulatory incentives the City can utilize to promote the development of affordable housing, some tools go beyond the City's jurisdiction, such as tax credits and tax - exempt bonds. The purpose of the Implementation Strategy is for the City to explore and utilize regulatory tools and incentives to promote housing developments that meet community needs that are currently not being met by the existing housing stock, specifically 'family- sized' (3+ bedroom) apartments and housing that is affordable for low and very -low income residents. The Implementation Strategy should be revised to maintain this purpose and include tools that are available to the City. Staff edit Staff Recommendation: Implementation Strategy now " Explore develop incentive tax reads and zoning, crcdits, tax exempt bonds, tax exempt impact fees, a housing trust fund, density bonuses, parking exemptions, deferred or reduced payment of impact fees, multi - family tax exemptions and /or other tools to develop or maintain affordable housing that meets the needs of the community, specifically units sized and priced for low and very -low income residents." 21 5 Ask that the City add more tools to "explore and develop" under Goal 3.2, such as: density bonuses, reduced parking requirements, multi - family tax exemptions, fee waivers, impact fee exemptions, and permit expediting in order to encourage the development of housing affordable at below market -rate. Letter from HDC /Futurewise, dated 6.23.15 Comment noted. Staff Recommendation: Addressed in previous comment (Row 19). 22 5 We ask that the City include a strategy in the Comprehensive Plan to explore development incentives to reduce parking ratio requirements for affordable housing development near transit areas. Letter from Bellwether Housing, dated 6.25.15 Comment noted. Staff Recommendation: Addressed in previous comment (Row 19). 23 5 We ask that the City include a strategy in the Comprehensive Plan to consider development incentives that reduce impact fess for qualified low- income housing projects to encourage affordable housing development. Letter from Bellwether Housing, dated 6.25.15 Comment noted. Staff Recommendation: Addressed in previous comment (Row 19). 24 5 Strongly support the exploration of a housing trust fund. Letter from HDC /Futurewise, dated 6.23.15 Comment noted. 25 6 Appreciate the attention paid to collaboration with other jurisdictions, nonprofits, and regional partners - Goal 3.3. Letter from HDC /Futurewise, dated 6.23.15 Comment noted. 26 6 Strongly support Policy 3.3.2 to review progress toward reaching affordable housing goals. Letter from HDC /Futurewise, dated 6.23.15 Comment noted. 27 7 Goal 3.4 Implementation Strategies- last bullet. Would this fund assist all low- income homeowners or only those connecting to City of Tukwila sewers? Letter from Pam Carter, dated 6.21.15 Comment noted. The potential Housing Trust Fund would assist all low- income homeowners living in the City of Tukwila, regardless of sewer provider. This Implementation Strategy is consistent with language in the Utilities Element. 28 8 Goal 3.6 As the demand for housing rises in Tukwila, we urge the Comprehensive Plan to emphasize the prioritization of permanent affordable housing development to create long -term stability so that equity and diversity remain an integral part of Tukwila's core. Letter from Bellwether Housing, dated 6.25.15 Comment noted. 29 8 Policy 3.6.2.1 support this policy but feel it needs an additional Implementation Strategy. I would suggest: Develop regulations for small houses, cottage housing, and other innovative housing types appropriate for seniors so they may remain in the community. Letter from Pam Carter, dated 6.21.15 Policies and Implementation Strategies addressing promoting a variety of housing options are found under Goal 3.2 (pages 4 -5). Adding additional language to support Policy 3.6.2 may be redundant. Staff Recommendation: Keep as is. Need for Implementation Strategy to support Policy 3.6.4. Schools are an Staff Recommendation: Revise as suggested. New Implementation Strategy to support Policy 3.6.4. to read 30 8 important factor for prospective homebuyers and the City can do more to "Work with school districts serving Tukwila students to support and strengthen the image /reputation of Tukwila's schools to bring Hansen meeting with promote a positive image and reputation of Tukwila's in more homebuyers and long -term residents. staff, 6.22.15 schools and educational programs." Residential Neighborhoods Element - Version 6.9.15 Revision Matrix 6.25.15 Note: Comments listed without an exhibit reference were delivered verbally during the public hearing Row # Page # Comment (language changes in strikeout /underline, recommendation in bold) Exhibit # /Date /Source Staff comment /analysis /options 1 5 Walking and biking are potential organized recreation activities. Organized recreation activities should not focus on activities which requires access to a motor vehicle. Alford meeting with staff, 6.23.15 Comment noted. 2 6 Noise Abatement. This title does not seem to match the text under it. The topic seems to be about protecting neighborhoods. Letter from Pam Carter, dated 6.21.15 The issue is focused on protecting neighborhoods from noise including auto traffic, airports, and light and heavy rail, and corresponds with Goal 7.7. Staff Recommendation: Keep as is. 3 7 Policy 7.2.2 Sidewalks are a critical component of residential infrastructure. More emphasis should be placed on sidewalk development. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Policy 7.2.2 now reads "Improve the public infrastructure in all neighborhoods to an equivalent level of quality, with an emphasis on sidewalks." 4 7 Code Enforcement, proactive and reactive efforts, can help to improve neighborhood quality and improve and create a more consistent level of quality /livability in the City's neighborhoods. Need for additional policy language on Code Enforcement. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. New policy 7.2.5 now reads "Provide adequate support for Code Enforcement efforts to improve and maintain neighborhood quality and livability." 5 7 Need for Implementation Strategy to work off Policy 7.2.1 to support schools as integral parts of the built environment /infrastructure of neighborhoods. Hansen meeting with staff, 6.22.15 Staff Recommendation: Revise as suggested. New Implementation Strategy now reads "Continue to work with school districts serving Tukwila students to ensure school facilities provide quality public spaces." 6 8 Need for additional policy language to address the need for stricter enforcement of City codes to maintain and enhance neighborhood quality, specifically for noise and odor issues. Mann, public hearing, 6.25.15 Staff Recommendation: Revise as suggested. New Policy 7.2.6 now reads "Strict code enforcement of policies for neighborhood quality, especially regarding noise and odor." 7 8 Community members were involved in the creation of the Walk and Roll Plan, but outreach efforts have since ended. Community members should continue to be a part of the process, including implementation of the plan and the development of new and enhancement of existing pedestrian and bicycle facilities. Alford meeting with staff, 6.23.15 Staff Recommendation: Revise as suggested. New Implementation Strategy now reads "Continue developing and implementing projects from the Walk and Roll Plan and Safe Routes to School, with a renewed emphasis on community involvement and engagement." 8 8 4th bullet — It's difficult to comment on this without knowing where the specified areas are. Is it a particular neighborhood? Letter from Pam Carter, dated 6.21.15 The specified areas which may require sidewalks adjacent to new development or participation in a no- protest LID are not predetermined. Areas, whether they be neighborhoods or smaller geographical areas, will be determined by Public Works and the City's established sidewalk prioritization protocol. Comment noted. 9 8 Last bullet — The Goal 1 C should be written out as someone reading the Comp Plan may not be familiar with the Strategic Plan. Letter from Pam Carter, dated 6.21.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Implement the Strategic Plan, specifically Goal 1C - Focus City planning and investments on creating a connected, dynamic urban environment." 10 8 New residential development should not significantly reduce the tree canopy. Additional language should be added to include preservation of the tree canopy, in addition to significant trees. Alford meeting with staff, 6.23.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Apply the tree code to require site design that minimizes the removal of significant trees and maintains appropriate tree canopy standards." 11 8 Signage in neighborhoods can help to create a welcoming, inviting, and inclusive environment. Signage should focus on creating a sense of community and place making, rather than focusing on the geographical neighborhood boundaries. McLeod, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. New Implementation Strategy now reads "Develop neighborhood signage in multiple languages to foster a sense of community in residential areas." 12 9 Since the policy [7.3] deals with promoting a mix of uses, there should be a strategy dealing with housing other than new single - family homes. 1 would suggest: Development of a variety of housing types including townhomes, small houses, accessory dwelling units, duplexes, etc. Letter from Pam Carter, dated 6.21.15 Promoting a diverse range of housing options is addressed in the Housing Element, Goal 3.1 and 3.2. Goal 7.3 focuses on improvements to the built environment to encourage sustainability. Staff Recommendation: Keep as is. 13 9 Reword Implementation Strategy to clarify how City plans to put "emphasis" on existing land use patterns. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Continued emphasis on existing land use patterns to protect residential uses." 14 9 Implementation Strategies should be reworded to include more verbs and be more actionable. Alford meeting with staff, 6.23.15 Implementation Strategies for Goal 7.3 (pages 9 -10) Staff Recommendation: Keep as is. Wording of Implementation Strategies is consistent with other Comp Plan elements. 15 10 Policy 7.4.2. Language on "identified, valued natural and historic features" may be too restrictive in promoting high quality design. Also unclear what is considered a natural and /or historic feature in Tukwila./ The language on "identified, valued natural and historic features" should be kept to protect and enhance the City's natural and historic features, such as the Duwamish /Green River. Language may be amended to allow for more flexibility of design, but purpose should be kept. Mann, PC Work Session, 6.18.15/ Alford meeting with staff, 6.23.15 Staff Recommendation: Revise to keep purpose of preserving Tukwila's valued natural and historic features without limiting different types of quality design. Policy 7.4.2 now reads "Ensure that, when applicable, residential development reflects high design quality in- harmony with identified, valued natural and historic features." 16 10 Goal 7.3 Implementation Strategies, 2nd and 4th bullets. Landscape planters - If it is what I call a parking stri p, a planting area between the curb and the sidewalk, then I do not support these strategies. I really like parking strips but would not require them. Letter from Pam Carter, dated 6.21.15 A landscape planter may be located between the sidewalk and curb or between the sidewalk and adjacent building. Specific design requirements would be codified in the Public Works Infrastructure Design Manual. Comment noted. 17 11 Implementation Strategies, 3rd bullet. This doesn't match the language in the draft Housing Element's Policy 3.1.2 and its Implementation Strategies. Letter from Pam Carter, dated 6.21.15 The Implementation Strategies on page 11 correspond with the Single - Family Residential Development Policies (7.4.3- 7.4.7). The policy language in the Housing Element applies city -wide, not solely to single - family homes /zones. Comment noted. 18 11 Implementation Strategy on "diminished garage requirements ". Need to clarify to ensure off - street continues to be required /encourage. Reword to clarify "diminished." Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "... such as requirements for less visually diminished prominent garages requirements and /or front yard setbacks for garages." 19 13 Goal 7.4 Implementation Strategies. 2nd bullet — Once again I would caution that any right -size parking standards need to recognize that lower income workers may not be able to use transit if they perform shift work or work in areas not served by transit, particularly industrial areas. Letter from Pam Carter, dated 6.21.15 Comment noted. 20 13 Goal 7.4 Implementation Strategies. I would add another strategy: Revise recreation space requirements for multi - family housing and townhomes. Letter from Pam Carter, dated 6.21.15 Recreation space requirements are included in the Implementation Strategy "Multi- family design criteria, standards, and guidelines." Staff Recommendation: Keep as is. 21 13 Community gardens spaces should be encouraged as recreation space in multi - family developments. However, the current Implementation Strategy is too narrowly focused on vegetable gardens. Alford meeting with staff, 6.23.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Amend the zoning code to community encourage vegetable gardens and other forms of urban agriculture as part of recreation space." 22 13 Policy 7.5.1. Needs to be reworded to be clearer. Letter from Pam Carter, dated 6.21.15 Staff Recommendation: Revise as suggested. Policy 7.5.1 now reads "Link commercial areas located te- residential areas within approximately one - quarter mile of residential areas high - with quality pedestrian and bicycle access facilities ." 23 14 Need to clarify Implementation Strategy on parking in neighborhood- supportive commercial areas. Need to distinguish on- street and off - street parking. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "On- street parking along the street front, behind or beside buildings." 24 14 Implementation Strategy to support Policy 7.5.6 should be more explicit about how to create divisions /transitions between commercial or industrial uses and residential uses. Alford meeting with staff, 6.23.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads " Continue to apply multi - family and commercial design guidelines, with an emphasis on buffering residential uses from commercial and industrial uses." 25 14 Goal 7.6. These policies are not appropriate for the entire length of Southcenter Blvd. They appear to be written for just the section of the roadway east of 1 -5. Letter from Pam Carter, dated 6.21.15 Southcenter Boulevard is the section of 'Southcenter' that is located east of 1 -5. The roadway becomes Southcenter Parkway once it veers south and runs by the mall. The policies are intended to focus on Southcenter Boulevard, the stretch of roadway that separates commercial uses at Southcenter from the residential areas to the north. Staff Recommendation: Keep as is. 26 15 There needs to be an additional Goal addressing the protection of residential neighborhoods from noxious odors. Letter from Pam Carter, dated 6.21.15 Goal 7.1 Residential Land Use Pattern and Goal 7.2 Neighborhood Quality address odor impacts on residential areas with high level policy language. More specific language is best suited for regulations. In regards to marijuana grow operations, the City is aware that this is an issue and efforts are underway to address them through efforts outside of the Comp Plan update. See Community Affairs and Park Committee memo dated 6.22.15, available at http : / /records.tukwilawa.gov /WebLin k8 /1 /doc /258740 /Electronic.aspx Staff Recommendation: Keep as is. FORT&RRA CREATING GREAT COMMUNITIES and CONSERVING GREAT LANDS GLOBALTOLOCAL June 25, 2015 Dear Tukwila Planning Commission and City of Tukwila Planning Staff, Thank you for the opportunity to comment on Tukwila's 2015 Comprehensive Plan Housing and Residential Neighborhood Elements updates. As you know, Forterra and Global to Local worked with the City if Tukwila and six Community Connectors engaging the Somali, Burmese and Latino communities for the City's Comprehensive Plan update. Housing and neighborhoods were consistently raised in our discussions particularly with regards to housing stability, diversity, quality and affordability. Based on our conversations with community members, we offer additional recommendations to further emphasize housing stability, diversity, quality and affordability by: • Preventing and mitigating displacement • Maintaining affordability and quality of current multi - family units • Encouraging apartment construction with more than two bedrooms • Enforcing codes in current multi - family and mobile home units to ensure health and safety We want to thank the City for the work already completed to include Policies and Strategies that address the needs of its diverse residents. We believe the following recommendations support the City's goal to create "thriving, equitable neighborhoods and homes where all people have the opportunity to live in a safe, healthy, affordable home ". We appreciate your consideration. Housing and Residential Neighborhoods Elements Homelessness and Displacement Neither element addresses the issues of homelessness and displacement. Homelessness exists in the city and— in light of growth anticipated by this comprehensive plan amongst other regional trends — economic displacement of existing residents is a growing concern for the future. We encourage the City to highlight the importance of addressing these citywide concerns within the "Issues" section of the housing element by adding the following language: • According to the U.S. Department of Housing and Urban Development (HUD), from 2008 - 2013 85% of Tukwila's very -low income renters paid over half of their income on housing, putting them at serious risk of homelessness. • Homelessness is a major issue in Tukwila. The 2013 OSPI Student -level Database reported that 255 or 8.2% of students were experiencing homelessness in the Tukwila School District, the highest percentage in South King County. • With redevelopment, the chance for displacement of low- income communities, particularly those below 30% AMI, will increase. Additionally, we recommend that the City include two new polices in Housing Element Goal 3.2 and /or Residential Neighborhoods Goal 7.3: • Policy: Prioritize development affordable to households at less than 30% AMI. • Policy: Encourage strategies that prevent displacement of low- income populations and mitigate the impact of displacement as redevelopment occurs, particularly in proximity to transit and opportunity -rich neighborhoods. Diversity of Housing Stock An issue we heard often is a need for larger apartment units -- namely, units with more than two bedrooms. Many Tukwila families need affordable, larger spaces that can accommodate children and extended families. We suggest the following addition in Housing Element, Goal 3.2 AND /OR Residential Neighborhoods, Goal 7.4 Neighborhood Development: Multi - Family Residential Development Policies: • Encourage the development of affordable apartment units in a variety of sizes, including a percentage with more than two bedrooms. Open Space Having safe, healthy places to be outside is important for neighborhood quality. We encourage the city prioritize this need by adding an Implementation Strategy to Residential Neighborhoods, Goal 7.2 Neighborhood Quality: • Support the development of neighborhood parks with places for kids and families to walk, play and spend time outside. Code Enforcement We heard from many community members their apartments are currently not well taken care of by the apartment managers or owners and many attempts to have repairs result in retaliation or even eviction. More City support is needed to ensure families in multi - family units are healthy and safe. We suggest the following in addition in Residential Neighborhoods, Goal 7.4 Neighborhood Development, Multi - Family Residential Development Policies, Implementation Strategy 5: • Support and enhance Code Enforcement efforts to ensure new development meets City standards and current multi - family units are brought up to standard. Thank you again for the opportunity to comment. We are committed to building a strong and healthy Tukwila community. Sincerely, Aurora Abrajan Community Connector Reina Blandon Community Connector Monica Davalos Community Connector Osman Egal Community Connector Helber Moo Community Connector Becca Meredith Policy Program Manager Forterra Adam Taylor Executive Director Global to Local From: Graydon Manning To: CompPlanUpdate Cc: Laura Benjamin Subject: Comments for 6.25 public hearing Date: Tuesday, June 23, 2015 8:33:32 AM Hello, I am submitting these comments on behalf of Homestead Community Land Trust. Homestead is a non - profit affordable housing developer that provides opportunities for homeownership for low and moderate - income families. The homes that we build & rehabilitate stay in our trust and are passed -down to low and moderate- income families for generations to come. Homeownership is a vital part of the affordable housing continuum- it gives families of little means the opportunity to build equity in real estate, our construction efforts revitalize neighborhoods and produce jobs, and most importantly, programs like Homestead combat decades of institutionalized racism in housing policies that historical gave preference to the white middle -class and that still linger today. Homestead is in the midst of a feasibility study for development of affordable homes on the Riverton Park United Methodist Church grounds. There was a project designed in 2007 -2009 for 30 cottage -style units, utilizing the then - existing housing options program for cottage developments in LDR zones. This option is no longer available, and without some options, lots like this will be very challenging to rehabilitate or develop. While we are allowed 35 units on the site in theory, the LDR zoning designation contains two requirements that prevent us from moving forward with the project. The first is a 6500' minimum lot size requirement, the second is a 50' minimum lot width. These two requirements combined hamstring the number of units we could build, and in turn render the economics of the project non - viable. If we had options to reduce lot size & lot dimensions, we could build the number of units required to pay for development, and we could do so in 'clusters' with community space (pocket park, community garden, etc.) between clusters. Further, with these options we would be in a better position to pursue green certification on the project, as options for community space and density are critical for certification. In conclusion, Homestead suggests the City of Tukwila consider re- introducing the housing options program, or to consider a new set of allowances in residential zones that reward the kind of development the City wishes to see. Our project at Riverton Park UMC could potentially be a case -study for this proposal. Thank you for your time and consideration. Graydon Manning Owner Net -0 Consulting (360)- 480 -0058 From: Rebecca Fox To: Laura Benjamin Subject: FW: meeting June 25, 2015 Date: Monday, June 29, 2015 2:19:24 PM Laura, FYI, and for your response. Rebecca From: mokapc @aol.com [mailto:mokapc @aol.com] Sent: Friday, June 26, 2015 8:05 PM To: CompPlanUpdate Subject: meeting June 25, 2015 HeIIo- My name is Paula Cabunoc. I attended the meeting last night & after not signing up to speak, I did so at the end following those who did. Since this was impromptu on my part, I would like to submit some written opinions concerning the proposed changes. I firmly believe changing lot sizes & allowing smaller sub - platting is a detriment to our established neighborhoods. These big, box houses, using a single access road do not "blend in" with the current neighborhood. They tower over & dwarf the surrounding houses. Occasionally, there are 2 -3 families living in these huge houses with 4 -6 cars per residence. This severely impacts congestion, noise issues & vehicle emissions in our area. We have seen emergency vehicles /personnel not be able to reach a residence, or get lost & have to come in another way. Our neighborhood is zoned for "low density ", single, family housing, not these types of housing situations. Stacking these houses in so closely, many with very little yard space, definitely impacts any "open" space there might be. We experienced an unpleasant situation a year ago with a developer coming in, clear cutting almost all of the trees, which damaged our fence as well as our neighbor's fence. We were in contact with the City over all of this. For some unknown reason, he was penalized by the City for not doing something right, I don't recall the exact problem. We found out he could cut all the trees down with no repercussion; a permit was not required. After the City visited him on numerous occasions, he had to get a permit of some kind. He did put in a short retaining wall with drainage but the damage was done. Our back yard "fell" off, our fence is catywhompus & crooked; the stability is no longer there. He replaced the 2 sections of fence of our neighbor's that a tree fell on but we both developed "sink holes" along our back yards. personally spoke with the City inspector (Dave ?) who came out; he said he would put his recommendations in writing but we've never heard anything back. Then, to top it off, the developer sold the property to someone else & whatever permit he had expired & he's off the hook. He assured us the new owners would "take care of us "...yeah, right, like that's going to happen. He also told us the new owners were going to build a "family compound "....he wasn't sure if there would be 3 or 4 houses built. Myself, as well as several other neighbors, have been in contact with Code Enforcement on numerous occasions regarding parking issues on 46th Ave. 160th is a very busy street, it is the only thru street to access all the houses from 42nd Ave to 51st Ave. The south thru street is 164th, so you can imagine the amount of traffic in this area already. 42nd Ave is also very busy, especially with the Tukwila Light Rail station at the bottom of the hill. There have been quite a few accidents at 42nd & 160th, & also several near misses. People speed on 42nd as well as 160th, safety is a definite issue. As I stated last night, many of the houses have 3+ vehicles with many parked on the street, not in driveways. Some residents were parking commercial vehicles on the street but after a 2 -3 month battle, that seems to have resolved. I sincerely hope the planning commission sees fit to keep & restore the integrity of long time, well established housing developments. My husband bought our house in 1972, I've lived here since 1974. We are long time residents & value our neighborhood. Thank you, Paula M Cabunoc 16312 45th PI S Tukwila, WA 98188 HOUSING DEVELOPMENT consortium June 23, 2015 Tukwila Planning Commission City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 251 futurewise Building Communities & Protecting the Land RE: Comprehensive Plan Housing Element Update Dear Planning Commissioners, Thank you for this opportunity to comment on the Housing Element update to your Comprehensive Plan. The Housing Development Consortium of King County (HDC) and Futurewise are committed to working with cities across King County to create equitable communities where people of all incomes can thrive in safe neighborhoods with good jobs, healthy affordable housing, quality schools, a healthy built environment, and strong access to transit. We very much appreciate Tukwila's work toward achieving this vision through the City's Residential Rental Licensing and Inspection Program, Minor Home Repair Program, economic development activities, and community outreach efforts. This Comprehensive Plan update process provides you an ideal opportunity to explore what other policies are necessary to create an inclusive and affordable community for all of Tukwila's residents. To that end, we would like to provide the following comments to help guide your work on the issues of: deeper affordability, preservation, development incentives, regional partnerships, and implementation. ❖ Deeper Affordability: Preventing Homelessness Everyone deserves the opportunity to live in a safe, healthy, affordable home. Unfortunately, the most recent data from the U.S. Department of Housing and Urban Development (HUD) shows that 83% of Tukwila's very -low income renters are paying over half of their income in housing costs, putting them at serious risk of homelessness. We can see by the 338 children experiencing homelessness in the Tukwila School District that more needs to be done to create housing stability in Tukwila. This will help reduce residential transiency and improve educational outcomes in the school district. One of the best ways to prevent and address homelessness is to ensure that quality, permanently affordable housing is available for these households. We therefore ask that the City add a policy under Goal 3 to "work to address the need for housing affordable to households at less than 30% AMI." This reflects the conclusions of your background report and adds specific policy language around the City's most dire affordable housing need. Preventing homelessness and addressing this housing need will take a range of implementation strategies, and we are pleased the City has focused on a host of tools that will help meet your goals. In particular, HDC wants to express its ongoing support and commitment to working with South King County cities on a Housing and Neighborhood Planner position, as outlined in the implementation strategy under Goal 3.2. ❖ Preservation: Healthy Housing and Preventing Displacement We greatly appreciate Tukwila's commitment to preserving and improving existing housing stock. Given limited public dollars for the construction of new affordable housing, it is critical that Tukwila maintain the affordability of existing homes. Preserving the quality and affordability of existing homes is one of the best ways to ensure that Tukwila families can afford a decent place to live. Housing rehabilitation supports vibrant neighborhoods and healthy living situations, making it easier for Tukwila's families to thrive. If rental property owners and homeowners lack the funding necessary to maintain their homes, residents' health may be severely impacted by housing health and safety hazards. These include mold, pests, injury hazards, and poor indoor air quality. As Tukwila grows and redevelops, it will be critical that the City preserve its existing affordable housing stock. It will also be critical that the City implements proactive policies to prevent and mitigate displacement as redevelopment occurs and to help Tukwila families relocate as affordable housing opportunities are lost to redevelopment. We therefore ask that you add a policy or strategy under Goal 3.2 to "work to prevent displacement of low - income populations and mitigate the impact of displacement as redevelopment occurs, particularly in proximity to transit and opportunity -rich neighborhoods." •:• Development Incentives: Promoting Economic Development and Opportunity Development incentives are a powerful, duel - purpose tool to create affordability while advancing the City's economic development objectives. Tools like incentive zoning, density bonuses, reduced parking standards, permit expediting, fee waivers, tax exemptions, and impact fee exemptions can leverage the power of the private market to create affordable homes and catalyze redevelopment with very limited public investment. It is critical that when the City offers incentives like density bonuses that these tools are tied directly to public benefit in order for the city to achieve the most for its dollar. When implementing incentives tied to affordability, we urge the city to structure public benefits to create meaningful and long - lasting affordability. We ask that the City add more tools to the "explore and develop" implementation strategy in the Draft Housing Element under goal 3.2, such as: density bonuses, reduced parking requirements, multi -family tax exemptions, fee waivers, impact fee exemptions, and permit expediting in order to encourage the development of housing affordable at below market - rate. We strongly support the exploration of a housing trust fund to complement these strategies. When Tukwila provides incentives or cost reductions for preserving and maintaining affordable housing, this housing should remain affordable for the longest possible term and be provided at below market rate. We ask that the City add a policy to ensure that affordable housing created or preserved using local public resources or by regulation retains its affordability for the longest possible term and be created at below- market rate. We encourage 50 year affordability of city - supported housing. •S Partnerships: Working Regionally to Support Affordable Housing We appreciate the attention Tukwila has paid in its Housing Element Draft to collaboration with other jurisdictions, nonprofits, and regional partners. We also applaud your attention to working collaboratively to enhance resources for housing programs. As poverty becomes increasingly concentrated in the suburban areas of the Puget Sound, inter - jurisdictional collaboration will become increasingly important for addressing regional housing needs and increasing funding. We strongly support the implementation strategies in the Draft Housing Element that promote working collaboratively to increase resources for affordable housing. ❖ Implementation: Meeting Tukwila's Housing Goals Meeting Tukwila's housing goals will require strong implementation and monitoring mechanisms to ensure success. We strongly support Policy 3.3.2 to review progress toward reaching affordable housing goals and look forward to working with the City as you continue to update your Comprehensive Plan and implement the policies and strategies contained therein. We would be happy to discuss these comments with you further and hope you will contact us with any questions. Sincerely, Kayla Schott - Bresler Policy Manager Housing Development Consortium of Seattle -King County (HDC) kayla(housingconsortium.org (206) 682 -9541 Amy Gore Sustainable Communities Director Futurewise amvfuturewise.org (206) 343- 0681 x112 1 June 21, 2015 Dear Planning Commission, I would like to express my support for the Draft Housing and Draft Residential Neighborhood Elements of the Comp Plan. I support the Vision and the Goals, Policies, and Implementation Strategies that are being proposed. However, I do have a few specific comments:(Page numbers refer to the draft included in your June 18 meeting agenda packet.) Housing Pages 2 & 3 — Homeownership Option The last sentence states that the current range of housing options does not accommodates older adults hoping to "age in place." I would add that the current range doesn't accommodate older adults who would like to remain in Tukwila but no longer want to live in a large house with a big yard. Some seniors would like to downsize to a small house with a small yard or even a townhouse. Page 3 — Policy 3.1.2 I would insert the word "especially" or "particularly" so that it reads: "...sizes particularly in neighborhoods where..." Page 3 — Implementation Strategies I would delete the first strategy as it sounds like the neighborhood will be deciding the minimum lots sizes. It makes sense to meet with the neighborhood but their wishes should not be the controling factor. Page 4 — Policies 3.2.2 and 3.2.3 I support these policies that would enable a greater variety of housing types than currently exist in Tukwila. Page 4 — Implementation Strategies I strongly support the first strategy. I would remove the word "limited" in the second strategy so it reads: "...reinstate the demonstration projects for clustered or cottage housing and allow demonstration projects for..." If we continue to be overly cautious and restrictive, we will have the same result, no cottage housing, etc. I would prefer that the City develop codes for these housing types rather than limit them to demonstration projects. Many other cities have managed to adopt realistic, workable regulations, why not Tukwila? Page 7 — Goal 3.4 Implementation Strategies, last bullet Would this fund assist all low- income homeowners or only those connecting to City of Tukwila sewers? 2 Page 8 — Policy 3.6.2 I support this policy but feel it needs an additional Implementation Strategy. I would suggest: Develop regulations for small houses, cottage housing, and other innovative housing types appropriate for seniors so they may remain in the community. Residential Neighborhoods Page 6 — Noise Abatement This title does not seem to match the text under it. The topic seems to be about protecting neighborhoods. Page 8 — Implementation Strategies 4th bullet — It's difficult to comment on this without knowing where the specified areas are. Is it a particular neighborhood? Last bullet — The Goal 1 C should be written out as someone reading the Comp Plan may not be familiar with the Strategic Plan. Page 9 — Implementation Strategies Since the policy deals with promoting a mix of uses, there should be a strategy dealing with housing other than new single - family homes. I would suggest: Development of a variety of housing types including townhomes, small houses, accessory dwelling units, duplexes, etc. Page 10 — Goal 7.3 Implementation Strategies, 2nd and 4th bullets I don't know what a landscape planter is. If it is what I call a parking strip, a planting area between the curb and the sidewalk, then I do not support these strategies. I really like parking strips but would not require them. Page 11 — Implementation Strategies, 3rd bullet This doesn't match the language in the draft Housing Element's Policy 3.1.2 and its Implementation Strategies. Page 13 — Goal 7.4 Implementation Strategies 2nd bullet — Once again I would caution that any right -size parking standards need to recognize that lower income workers may not be able to use transit if they perform shift work or work in areas not served by transit, particularly industrial areas. I would add another strategy: Revise recreation space requirements for multi - family housing and townhomes. Page 13 — Policy 7.5.1 1 don't understand the meaning; it needs to be reworded to be clearer. Page 14 — Goal 7.6 These policies are not appropriate for the entire length of Southcenter Blvd. They appear to be written for just the section of the roadway east of 1 -5. Page 15 There needs to be an additional Goal addressing the protection of residential neighborhoods from noxious odors. I say this because last year I suffered from illegal marijuana grow house in my 3 neighborhood. The skunk smell was so strong that I had to close all windows while the plants were in flower. A police officer told me that he knew of an instance when a condo owner had to vacate his unit every time his neighbor's marijuana crop was flowering. Current City regulations only prohibit home occupations from impacting the neighborhood by emitting noxious odors. Odors from garbage, dead animals, or manure can be addressed by code enforcement, but not marijuana. I realize that odor regulations are difficult to enforce, but Denver has an interesting regulation. The city has an instrument to measure the odor but they can also write a citation if 5 individuals register complaints within a 12 hour period. Goal 7.8 Odor Abatement Residential neighborhoods are protected from undue odor impacts, in order to ensure for all residents the continued use, enjoyment, and value of the homes, public facilities and recreation, and the outdoors. Policies 7.8.1 Prevent community degradation by prohibiting noxious odors. Implementation Strategy Strengthen odor regulations In conclusion, overall I am very pleased with the proposed Draft Housing Element and Residential Neighborhood Element and encourage you to send it to the City Council with your endorsement. Pam Carter 4115 S 139th St. Tukwila, WA 98168 bellwether afford more than rent June 25, 2015 Tukwila Planning Commission City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Dear Planning Commissioners, On behalf of Bellwether Housing, thank you for this opportunity to comment on the Housing Element of your Comprehensive Plan. Tukwila is seeing heightened development opportunities in connection with its rapid growth and the light rail. This is a critical time to promote and incentivize the development of permanent affordable housing along transit lines in Tukwila, in order to improve the quality of housing options and secure the long -term stability and affordability of future housing stock. Affordable housing is a catalyst for economic development because it reduces the housing rent burden to allow local dollars to flow back into community goods and services. Well -built and solidly managed affordable housing reinforces neighborhood stability and community strength. We are motivated by your proactive approach to address affordable housing development in Tukwila through the appropriate housing policy elements in this Plan. Bellwether Housing is among the region's largest private non - profit affordable housing providers. Over our 35 year history, we have developed 1,903 apartments that we own and operate, and 9,745 apartments for other non - profits throughout the state. Our ability to develop is constrained by the exponentially rising land and construction costs, which deepen the financing gap for affordable housing projects. Tukwila has the opportunity now to alleviate some of these costs in order to attract high quality affordable housing development. We encourage you to explore development incentives for affordable housing such as reduced parking requirements, smaller housing units, and reduced impact fees. These changes could make a difference in achieving the financial feasibility of affordable homes to ensure that Tukwila remains a sustainable and stable place to live for years to come. We offer the following comments on the Housing Element of your Comprehensive Plan to help guide your approach toward affordable housing development. I. Comprehensive Plan Goal 3.6: Increase Long -Term Residency in the City. Neighborhood Stabilization through Affordable Housing: We understand that neighborhood stability is important to Tukwila. Low turnover rates lead to the long -term residency that anchors neighborhoods and stabilizes families so that adults can thrive and children can stay in school. 1651 Bellevue Ave., Seattle WA 98122 www.bellwetherhousing.org According to the National Apartment Association 2013 report, "The turnover rate for individually metered subsidized units was 28% versus 54% for market -rent units." At Bellwether Housing, we compiled affordable housing occupancy data from 8 Bellwether- operated buildings in Seattle. This data reflects an even lower turnover rate of 10% for tenants with restricted rent (see Appendix A). As the demand for housing rises in Tukwila, we urge the Comprehensive Plan to emphasize the prioritization of permanent affordable housing development to create long -term stability so that equity and diversity remain an integral part of Tukwila's core.2 II. Comprehensive Plan Goal 3.2: The City of Tukwila has Safe, Healthy, and Affordable Homes for all Residents in Tukwila. Zoning and Development Code Requirements: Policy 3.2.3 encourages a full range of housing opportunities for all population segments and suggests meeting this through appropriate revisions to Tukwila's development codes. In order for Bellwether Housing to evaluate the current development codes in Tukwila, we conducted a development feasibility study for a cluster of combined parcels along Tukwila International Boulevard. The development capacity of the site was limited by two code requirements: parking stall requirements and studio unit size requirements. A. Parking stall requirements: The housing unit count capacity of multi - family residential projects is controlled by the required parking ratio. High parking ratio requirements exponentially increase the total development cost of projects, reducing the funds available to provide housing to meet the needs of the city. We used the King County Multi - Family Residential Parking Calculator (httpj/ /www.rightsizeparking.org /) to evaluate the estimated need for parking on this site. For a 75 unit building at an average 50% AMI along Tukwila International Boulevard, the results show a parking unit ratio demand of 0.83 parking stalls per unit, a number that is lower than the current Tukwila code allows. Other jurisdictions are supporting reduced parking for affordable housing development, including the City of Shoreline, which recently adopted it into their municipal code: "Reductions of up to 50 percent may be approved by Director for the portion of housing providing low- income housing units that are 60 percent of AMI or less as defined by the U.S. Department of Housing and Urban Development." (SMC 20.50.400.D). We ask that the City include a strategy in the Comprehensive Plan to explore development incentives to reduce parking ratio requirements for affordable housing development near transit areas. 1 Lee, Christopher. "Executive Summary: 2013 Survey of Operating Income & Expenses In Rental Apartment Communities." National Apartment Association Sept. 2013: 67. 2 For more data, see the "Seattle Family -Sized Housing" white paper, a report from the Seattle Planning Commission: http: / /buildingconnections. wattle .g_ov /2074 /5.2/04 /family sized ;housing= white_- paper_ released -by- wattle -plann ln,g- commission/ B. Studio unit size: The current zoning code requires studio units to be an average of 500 sf and no smaller than 450 sf. Jurisdictions like Seattle allow for housing units less than 400 sf because it provides more housing to meet the increased demand. If the required square footage of the studio units is reduced to less than 400 sf, it would increase the housing unit count and reduce the cost of the development fees and sewer capacity fees. Current King County sewer capacity fees are $6,500 per residential unit. These fees can be reduced for units less than 400 sf. According to King County Wastewater, affordable housing projects that prepay 15 -years of sewer capacity charges at the time of development are eligible for a 50% discount for the following unit types & sizes: • Studio apartments less than 400sf, at 80% AMI or less per regulation agreement. • Studio and 1BDs of any size restricted to ages 55 or older, no income restriction. We ask that the City include a strategy in the Comprehensive Plan to consider amending the development code requirements to allow for smaller studio housing units. III. Comprehensive Plan Goal 3.2: The City of Tukwila has Safe, Healthy, and Affordable Homes for all Residents in Tukwila. Impact and Municipal Fee Reduction: Goal 3.2 lists a series of supportive implementation strategies to develop and maintain affordable housing to meet the needs of the community. These potential strategies include the exploration of incentive zoning, tax credits, tax - exempt bonds, tax - exempt impact fees, and a housing trust fund. Current impact fees, permit fees, and municipal fees in Tukwila are substantial for a mixed -use multi - family housing development project. Partial exemption of these fees is one change that could make a difference in achieving financial feasibility for a high quality affordable housing development in Tukwila. Reduced and partially exempt impact fees for affordable housing were recently adopted by the City of Shoreline and the City of Bellingham: • On January 1, 2015, The City of Shoreline adopted transportation impact fees ($3,607 per housing unit) by Ordinance No. 690. SMC Chapter 12.40 waives these transportation impact fees for affordable housing. • On Monday, June 15th, the Bellingham City Council unanimously approved an ordinance that amends Title 15 and 19 of the Bellingham Municipal Code to partially exempt impact fees and reduce utility system development charges for qualified low- income housing projects. We ask that the City include a strategy in the Comprehensive Plan to consider development incentives that reduce impact fees for qualified low- income housing projects to encourage affordable housing development. The current housing stock in Tukwila can be considered relatively affordable today, but it is not permanent affordable housing that will be preserved for long -term affordability in the future. We support your efforts to proactively address permanent affordable housing through the policies and strategies in this Comprehensive Plan and we ask that you consider additional strategies to further incentivize affordable housing development that will secure neighborhood stability, maintain diversity, and create community. Thank you for your consideration. We look forward to further discussion with you on these comments to this Comprehensive Plan. Please feel free to contact us with any questions that you might have. We can be reached at 206 - 588 -4808 or amehl @bellwetherhousing.org. Sincerely, Doug , . ley Executive Director Bellwether Housing Appendix A: Bellwether Housing Tenant Occupancy Duration Data: Bellwether Housing compiled affordable housing occupancy data from 8 Bellwether- operated buildings in Seattle that serve small and large families with children. These 8 buildings total 472 apartment units, of which 292 are 2 bedroom units or larger. The data below indicates a low turnover rate for low- income tenants • Over 50% of the residents in these apartment units are between 50 -60% AMI. • Over 50% (244 units) of the total households (472 units) have lived in their apartments for 5 years or more. Over 20% (94 units) of the total households (472 units) have lived in their apartments for 10 years or more. With 48 households that have tenancies of 1 year or less, the turnover rate at these buildings is roughly 10 %. According to the National Apartment Association 2013 report, "The turnover rate for individually metered subsidized units was 28% versus 54% for market -rent units.i1 • For more data about family housing, see the "Seattle Family -Sized Housing" white paper, a report from the Seattle Planning Commission: http: l/ buildirpzconnectians :seattle.gov /2 014 /02 /04/fam iy-sized- housing- white - paper- released- by- Seattle- planning- commission/ Lee, Christopher. "Executive Summary: 2013 Survey of Operating Income & Expenses In Rental Apartment Communities." National Apartment Association Sept. 2013: 67.