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Special 2017-03-30 Housing Policy: Item 4 - Attachments
1 . LIST OF ATTACHMENTS 1) Comprehensive Plan Housing Element Goals, Policies, and Implementation Strategies 2) 2015 Housing Background Report 3) Comprehensive Plan Residential Neighborhoods Element Goals, Policies, and Implementation Strategies 4) 2015 Residential Neighborhoods Background Report 5) 2016 South King Housing and Homelessness Partnership Year End Report 6) 2017 South King County Housing & Homelessness Goals 7) 2017 Update on Legislative Advocacy around Housing Issues 8) Memo Addressing Homelessness in Tukwila 9) Relocation Resources for Mobile Home Residents, CAP 10/10/16 10) Tax Implications of Affordable Housing Memos Page 24 Tukwila Comprehensive Plan Housing Element Goals, Policies and Implementation Strategies 3.1 The City of Tukwila provides the City's fair share of regional housing. 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 2031. 3.1.2 Work with residents and property owners to consider housing options that meet current and future needs. Strategy With Council feedback, develop and implement a neighborhood outreach process to receive public input from residents and property owners regarding housing development in residential neighborhoods. Outreach may include but is not limited to: Citywide and neighborhood- specific mailings, online and in- person surveys, fliers, open houses and other events. Strategy Following the neighborhood outreach process, consider flexible zoning standards to promote housing options that meet current and future needs. Establish parameters for design characteristics such as height, lot coverage, home design features and setbacks. 3.2 The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila 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, which would enable a wide variety of housing types to be built. 3.2.3 Provide sufficient appropriate zoning for housing of all types, including governmentassisted housing, housing for low- income families, manufactured housing, multifamily 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. 3.2.6 Strive to 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. Strategy Following the neighborhood outreach process, consider allowing a detached accessory dwelling unit in the Low- Density Residential zone on all lots that meet the minimum lot area, when various appearance and performance criteria related to impacts on adjacent properties are satisfied. Strategy Promote mixed -use developments with ground -level commercial space and residences, at and above the street level in specified areas. Strategy Using lessons learned and input from the neighborhood outreach process, consider reinstating the limited demonstration projects for clustered or cottage housing, and allow limited demonstration projects for innovative housing types not currently supported in the Zoning Code. 1 Attachment 1 Housing Element Goals, Policies and Implementation Strategies Strategy Using input from the neighborhood outreach process, explore increasing density in areas supported by transit to enhance transit - oriented development, and /or in proximity to highemployment areas. Strategy Identify specific publically -owned land for affordable housing development Strategy Explore acquiring property to land bank (acquiring land and holding it for future development) for affordable housing. Strategy Develop specific statements regarding location, type and characteristics of desired housing affordable to a variety of incomes, for presenting to local for - profit and non - profit developers. Strategy Include supportive services, such as employment training and /or other economic development services, in affordable housing programs. Strategy Partner with non - profit organizations and for - profit developers to acquire, rehabilitate, construct, preserve and maintain permanent affordable housing and support services. Strategy 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. Strategy Participate at the regional level, by supporting a South King County Housing and 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 exploring establishing a neighborhood council /liaison program. 3.3 The City of Tukwila supports and collaborates with other jurisdictions and organizations to assess housing needs, coordinate funding, and preserve and create affordable housing opportunities. 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. 3.3.2 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 needed if affordable housing goals are not being met. 3.3.3 Continue supporting very low -, low- and moderate - income housing as defined by King County income levels, to address the Countywide need by supporting regional affordable housing development and preservation efforts. Strategy 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. Strategy Engage with non - profit developers and King County to pursue federal and philanthropic funds for affordable housing. Strategy Enhance and encourage effective partnerships between land use planners and human service planners. Strategy 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. 2 Housing Element Goals, Policies and Implementation Strategies Strategy Support and encourage legislation at the County, State, and federal level that promotes affordable housing goals. 3.4 The City of Tukwila has an improved and continually improving housing stock in support of enhanced neighborhood quality 3.4.1 Continue to improve the condition of rental housing through administration of the Residential Rental Licensing and Inspection Program. 3.4.2 Continue to support the maintenance, weatherization, rehabilitation, and long -term preservation or replacement of existing housing for low- and moderate - income residents. Strategy Enforce the International Property Maintenance Code. Strategy Advocate for rehabilitation and weatherization programs for rental units. Strategy Continue the Residential Rental Licensing and Inspection Program. Strategy Explore adoption and enforcement of the National Healthy Housing Standard. Strategy Explore partnerships with non - profits to facilitate the purchase and upgrade of poorly maintained rental housing. Strategy Support the education of tenants about cost - efficient choices they can make to improve the health of their housing. Strategy Educate property owners about available resources they can access to improve their rental housing. Strategy Explore establishing a Housing Trust Fund to provide assistance to low- income homeowners for connecting to sewer service. 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. 3.5.1 Adapt housing design standards to address the needs of all populations. 3.5.2 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. Strategy Continue to support and expand the Community Connector /Community Liaison program. Strategy Pursue collaborations and meaningful dialogue with organizations that work with diverse and historically underserved populations. Strategy Continue to coordinate City planning and programming among departments as related to housing options and access. 3.6 Increase long -term residency in the City. 3.6.1 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 for persons in all stages of life. 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. Strategy Encourage and help market private and public assistance and education programs for first -time homebuyers. Strategy Continue applying design guidelines. Strategy Continue applying development regulations. Strategy Develop small neighborhood grants for cleanup and community - building events. 3 Housing Element Goals, Policies and Implementation Strategies Strategy Explore creating and supporting a neighborhood liaison program to help develop neighborhood associations. Strategy Develop relationships with existing homeowner and neighborhood associations. Strategy Include shared public spaces in new public buildings in neighborhoods that allow neighborhood gatherings. Strategy Develop a program that allows street closures for block parties. Strategy Develop a neighborhood block party "kit" for community use to encourage neighborhood interaction. Strategy Work with school districts serving Tukwila students to promote a positive image and reputation of Tukwila's schools and educational programs. 4 14 HOUSING ELEMENT BACKGROUND REPORT City of Tukwila HOUSING BACKGROUND REPORT Comprehensive Plan Update April 2015 Contents 1 Introduction 4 II Description Of Key Issues 5 Housing Condition 5 Housing Affordability 5 Length of Residency 6 III Planning context 6 Growth Management Act Requirements 6 Regional and Local Planning Requirements 7 Puget Sound Regional Council — VISION 2040 7 Countywide Planning Policies 7 Area Plans on Aging 8 City of Tukwila Strategic Plan 2012 — The city of opportunity, the community of choice 8 Tukwila's Implementation Efforts Since 2004 9 Tukwila Community Input — Community Conversations 11 IV Housing Inventory 12 Housing Development 12 Housing Characteristics 14 Structure Type 14 Tenure 16 Household Size 17 Housing Condition 19 Age of the Housing Stock 19 Mobile /Manufactured Homes 20 Page 1 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 14 HOUSING ELEMENT BACKGROUND REPORT Size of the Housing Stock 21 Public Programs for Housing Improvement 24 Renter occupied housing 25 Housing Cost 26 Renter - Occupied Housing 26 Vacancy Rates 27 Owner- Occupied Housing — Absorption Rates 28 Foreclosure Rate 28 Subsidized Housing 30 V Housing Needs Analysis 31 Housing Capacity 31 Housing Affordability 32 Special Needs 36 Seniors 37 Homelessness in Tukwila 37 Group Quarters 38 Family -Sized Housing 39 Housing Projections 39 VI. Conclusion 40 Figure 1: New Detached Single Family Homes, 2004 -2013 14 Figure 2: Comparison of Housing Units by Type, Nearby Cities 16 Figure 3: Housing Units by Year Built 20 Figure 4: Comparison of Number of Bedrooms in Housing Stock 21 Figure 5: Single Family Home Square Footage, 2000 -2013 22 Figure 6: Single Family Home Size Trends 22 Figure 7: U.S Single Family Home Size Trends 23 Figure 8: Comparison of Overcrowded Housing 23 Figure 9: Rental Units by Structure Type 26 Figure 10: Average Apartment Rents 27 Figure 11: Rental Vacancy Rate 27 2 14 HOUSING ELEMENT BACKGROUND REPORT Figure 12: Average Home Value Trends 28 Figure 13: Home Foreclosure Rates 30 Figure 14: Gross Rent as a Percentage of Household Income 36 Table 1: Tukwila Platting History, 2004 -2013 12 Table 2: Housing Development History, 2004 -2013 13 Table 3: Housing Units by Type 15 Table 4: Housing Occupancy Trends 17 Table 5: Tenure By Housing Type 17 Table 6: Comparison of Home Ownership Rates 17 Table 7: Household Type by Household Size 18 Table 8: Length of Residency 19 Table 9: Housing Problems Overview 24 Table 10: Homeowners Serviced by Minor Home Repair Program 25 Table 11: Mortgage Status of Housing Units 28 Table 12: Comparison of Section 8 Vouchers 31 Table 13: Housing Capacity by Zoning District, as of 1/1/2014 32 Table 14: Affordable Housing Units 33 Table 15: Comparison of Median Home Value and Median Income 34 Table 16: Employment Status and Income Assistance 34 Table 17: Families and People Below the Poverty Level 35 Table 18: Percentage of Housing Cost Burdened Renters 36 Table 19: Homeless Students in the Tukwila School District, 2009 -2014 38 Table 20: Group Quarters 39 Table 21: Historic Growth, Capacity, and Growth Targets for New Households 40 3 14 HOUSING ELEMENT BACKGROUND REPORT I INTRODUCTION The City of Tukwila's 2014 Housing Element Background Report assesses the City's past housing efforts, analyzes current and future trends, and explores opportunities to preserve existing and develop new housing for all residents. This background report examines the success of the City in meeting its housing goals. These goals were originally formulated and recommended to the City by the Tukwila Tomorrow committee, and established in the 1995 Comprehensive Plan. The 1995 goals were reviewed and amended in 2004 during the last Comprehensive Plan update. This report also provides data analysis that will inform new or amended goals and policies regarding housing development in Tukwila over the next twenty years. Finally, this Background Report establishes a quantifiable and reproducible baseline from which to evaluate the City's future success at meeting its obligation to the region's housing needs. Tukwila's obligations toward regional housing are described in the King County Countywide Planning Policies (amended December 2012) and the statewide Growth Management Act (GMA) Housing Goal. The GMA's housing goal includes to: 1) Encourage the availability of affordable housing to all economic segments of the population of this state; 2) Promote a variety of residential densities and housing types; 3) Encourage preservation of existing neighborhoods. The State, County, and City goals and policies address quantitative and qualitative aspects of housing. Quantitatively, the City must provide the regulatory capacity for 4,800 housing units to be built between 2006 and 2031. In 2012, Countywide Planning Policies eliminated the requirement for each City to have a specific number of affordable units, recognizing that housing markets don't follow jurisdictional boundaries and that all jurisdictions need to meet the housing needs of all economic and demographic groups. However, the need to plan for and promote a range of affordable, accessible, and healthy housing choices remains. Qualitatively, the Tukwila Comprehensive Plan is guided by four main objectives: 1. To improve and sustain residential neighborhood quality and livability, 2. To redevelop and reinvigorate Tukwila International Boulevard, 3. To redevelop and reinvigorate the industrial uses along East Marginal Way, 4. To develop a thriving Urban Center as a true regional concentration of employment, housing, shopping, and recreational opportunities. The City's 2012 Strategic Plan includes five goals that describe Tukwila's desired future, including two that relate directly to housing. Goal one is "a community of inviting neighborhoods and vibrant business districts" and goal two, "a solid foundation for all Tukwila residents," which includes as an objective, "Encourage maintenance, improvements, and diversity in the City's housing stock ". This report is the City's second assessment of success at implementing its 20 year goals and policies. The background work for the Comprehensive Plan update done in 2004 used primarily 2000 Census data. The 2010 U.S. Census data provides information on this decade of change. This census information along with information from the King County 4 14 HOUSING ELEMENT BACKGROUND REPORT Assessor's database, the City's Geographic Information System (GIS), Tukwila permit data and other sources' are used to update and compare the changes that have occurred relative to the City's goals since the Plan's update in December 2004. Additionally, in 2014 members of the Tukwila community described their housing desires and needs through Community Conversations, public meetings, and surveys. Information from these outreach activities is summarized in this report. II DESCRIPTION OF KEY ISSUES Housing Condition Tukwila's housing stock is assessed by using various measures that determine its condition, including age, size, and overall maintenance. Data analysis allows for housing conditions to be updated and comparisons made over time. The intent is to see if policies and public investments need to be directed toward specific neighborhoods. Policies are proposed to help ensure the condition and quality of the housing stock is safe and livable. Most existing single - family homes in Tukwila were constructed before 1970 and the majority of multifamily homes were constructed during the 1960's, 1970's, and 1980's. The City's aging housing stock typically requires more money for maintenance, which can be difficult for residents who are already burdened by other economic stressors. Compared to King County, Tukwila has a greater percentage of family households occupied by five or more people, yet the City's housing stock is primarily composed of 1- and 2- bedroom units. 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. Condition is also linked to affordability. Naturally occurring affordable housing, housing with market prices that meet affordability metrics without policies or accompanying subsidies, is often tied to deteriorating and substandard housing conditions, smaller home size, and older housing stock. Housing Affordability Housing expenditures in excess of 30 percent of household income is considered "excessive" and viewed as an indicator of a housing affordability problem. This definition of affordability was established under the United States National Housing Act of 1937.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 Appendix A 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 than the AMI face the greatest struggle to find affordable housing. Over the past 20 years Tukwila has supported the creation of new, quality affordable housing for renters and home owners through its partnership with Seattle Housing Action Group (SHAG) at Tukwila Village, by reducing the minimum lot size in the single family zone, allowing accessory dwelling units, and increasing allowed density for Data sources vary in their results. Census data and census tracts, USPS mailing addresses and city boundaries all produce slightly different results. Tukwila has completed one annexation since the original comprehensive plan was adopted in 1994. Data sources are noted and percentages are used rather than raw numbers when applicable to describe trends. 5 14 HOUSING ELEMENT BACKGROUND REPORT senior housing developments. The King County Housing Authority operates subsidized rental properties in Tukwila as well as offering portable Section 8 vouchers. The majority of Tukwila's affordable housing is naturally occurring, meaning that factors such as location and age of the home result in below market rate prices. Future efforts to address the lack of affordable housing for residents earning less than 30% AMI, including redevelopment of existing housing and the development of new housing in the Urban Center, 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 may not provide an adequate quantity or quality of housing. Length of Residency People in Tukwila have been mobile over the past decade. Short -term residency is not unique to Tukwila; however, it may be more strongly felt given the relatively small size of the City's residential population, and the relatively large renter population compared with other cities. Many residents choose to live in Tukwila for its convenient location and access to services and amenities. This is underscored by the City's central location in the Puget Sound region, as the approximate midpoint between Seattle and Tacoma, proximity to major interstate highways, and proximity to SeaTac International Airport. The challenge seems to be preserving this access while buffering the neighborhoods from traffic and commercial encroachment and enhancing desirable community qualities. III PLANNING CONTEXT The 1990 Growth Management Act (GMA) guides planning for growth and development in the state. Per the GMA, local governments in fast growing and densely populated counties are required to develop and adopt comprehensive plans. The GMA further requires coordination among local governments, and includes provisions for regional growth plans and multi- county (MPPs) and countywide planning policies (CPPs) (RCW 36.70A.210). These regional planning efforts inform Tukwila's Comprehensive Plan. Countywide plans and regional agencies implement these requirements and provide a regional strategy and policy framework for addressing anticipated population and growth. Tukwila is required to work within the regional and county framework to prepare and implement its own comprehensive plan. Additionally, planning for housing is guided by the priorities of Tukwila's Strategic Plan (2012). The following sections describe these intergovernmental requirements and relationships. Growth Management Act Requirements A housing element is one of the required elements of a comprehensive plan. It is required to contain, at a minimum, the following features per RCW 36.70a.070: • An inventory and analysis of existing and projected housing needs that identifies the number of housing units necessary to manage projected growth; • A statement of goals, policies, objectives, and mandatory provisions for the preservation, improvement, and development of housing, including single - family residences; • Identification of sufficient land for housing, including, but not limited to, government- assisted housing, housing for low- income families, manufactured housing, multifamily housing, and group homes and foster care facilities; 6 14 HOUSING ELEMENT BACKGROUND REPORT • Adequate provisions for existing and projected housing needs of all economic segments of the community. Regional and Local Planning Requirements Puget Sound Regional Council — VISION 2040 VISION 2040, the regional growth, economic, and transportation strategy and accompanying multi- county policies were prepared by the Puget Sound Regional Council and adopted in 2008. Based on Washington's GMA, VISION 2040 and its multi- county policies are integrated strategies and policies to guide development, environmental planning, and provision of transportation and services in the central Puget Sound region. VISION 2040 emphasizes sustainability and restoring the natural environment as the region accommodates 1.7 million additional people and 1.2 million additional jobs by 2040, primarily into communities with regional growth centers, in order to reduce growth in rural areas and on the urban fringe. VISION 2040 provides specific guidance for the distribution of population and employment growth into "regional geographies ", places defined by population and employment numbers. The largest share of growth is distributed to metropolitan and core cities that have designated regional growth centers, including Tukwila's Southcenter Urban Center and Tukwila Manufacturing /Industrial Center. Centers are, or are becoming, hubs for regional transportation, high capacity transit, public services and amenities. This development pattern is meant to minimize environmental impacts, support economic prosperity, improve mobility, and make efficient use of existing infrastructure. VISION 2040 addresses housing. Part of the overarching housing goal of VISION 2040 is to have the region "preserve, improve and expand its housing stock to provide a range of affordable, healthy, and safe housing choice to every resident." VISION 2040 looks to local governments to stimulate their local housing development activity through regulations and stresses that it is a local government's responsibility to encourage housing diversity and promote affordable housing. VISION 2040 provides multi- county housing policies to address housing diversity, affordability, jobs- housing balance, concentrating housing in centers, and best housing practices. Local jurisdictions are encouraged to adopt best practices and innovative techniques to provide affordable, healthy, and safe housing for their residents and the region. Countywide Planning Policies King County's Countywide Planning Policies (CPPs) support VISION 2040's regional growth strategy and provide policy direction at the county and jurisdiction level with appropriate specificity and detail needed to guide consistent and implementable local comprehensive plans and regulations. The CPPs address growth management issues in King County, and provide further guidance for coordinating local planning efforts within the county. In addition to the topics discussed under multicounty planning policies, countywide planning efforts also include an analysis of fiscal impacts and include a review and evaluation program. As part of this process, King County works with cities to evaluate future land needs, including regular review of development trends and assumptions. 7 14 HOUSING ELEMENT BACKGROUND REPORT The CPPs provide a countywide vision and serve as a framework for each jurisdiction in developing and updating its own comprehensive plan, which must be consistent with the overall goals for the future of King County. For the Housing Element, CPPs envision a four -step process: 1. Conduct an inventory and analysis of housing needs and conditions; 2. Implement policies and strategies to address unmet needs; 3. Measure results; and 4. Respond to measurement with reassessment and adjustment of strategies. According to the Countywide Planning Policies, the countywide need for housing by percentage of Area Median Income is: 50 -80% AMI (moderate) 16% of total housing supply 30 -50% of AMI (low) 12% of total housing supply 30% and below AMI (very -low) 12% of total housing supply In addition to goals and policies to meet the housing need for all economic and demographic groups, CPPs and GMA both require a housing inventory and needs analysis of existing and projected housing needs. In addition to describing local information such as cost, population demographics, and income levels, the inventory and analysis report should also include information on current and future housing condition is also required. Finally, the report should identify populations where there is the greatest need and the Housing Element shall include policies to address strategies to meet those unmet needs. Area Plans on Aging The region's elder population (age 60 +) is increasing and expected to continue to increase at a rate greater than the population as a whole. The Area Plan on Aging, written every four years, details demographic trends along with goals and objectives to achieve an elder - friendly community. The Area Plan on Aging is written by the Aging Advisory Council mandated by the Older Americans Act of 1965. City of Tukwila Strategic Plan 2012 — The city of opportunity, the community of choice The City of Tukwila developed a Strategic Plan to guide its actions and investments with a base year of 2012 and a five to ten year horizon. The process of developing the Strategic Plan included robust outreach to and engagement with the residential and businesses communities, as well as with City of Tukwila staff. The Strategic Plan establishes high level aspirations and areas of effort that will inform the Housing Element by highlighting the issues that are most important to the community. Tukwila's overarching direction is to strive to provide superior services that support a safe, inviting and a healthy environment for residents, businesses and visitors. As the Strategic Plan is implemented over time, its goals, objectives and strategies will be reflected in City priorities for investment and development. Key goals and objectives have been integrated into this Housing Element, and will result in goals and policies intended to improve public safety, enhance the appearance and value of neighborhoods, and attract and retain businesses. 8 14 HOUSING ELEMENT BACKGROUND REPORT Tukwila's Implementation Efforts Since 2004 Since the 2004 Housing Element update, the City of Tukwila has adopted new ordinances and modified zoning regulations in an effort to promote health, safety and the public welfare, and to meet the goals and visions set forth in the Comprehensive Plan. This includes Policy 3.2.7 which states: "Encourage a full range of housing opportunities for all population segments by action including, but not limited to, revising the Tukwila development codes as appropriate to provide a range of housing types." Rental Housing Inspection Program — TMC 5.06, Adopted April 2010, Effective January 2011 The Rental Housing Inspection Program requires all rental unit owners to obtain an annual residential rental business license and complete an inspection every 4 years, unless the rental unit is currently certified as "Crime Free Housing" under the program administered by the Tukwila Police Department. Rental units meeting these criteria only must be inspected for the Rental Housing Inspection Program every 8 years. Rental units must meet code standards, and violations must be addressed within 30 days. The program seeks to address findings that there are many substandard and unsanitary residential buildings that do not meet State and local housing and technical codes. These buildings threaten the physical, social, and economic stability of residential neighborhoods and require the use of public resources for remedial action and abatement. Results: The end of 2014 marked the end of the first four -year cycle of inspections, meaning that inspections were completed for rentals in each quadrant of the City. A total of 3,641 inspections were conducted during this period, 148 of which failed and were brought into compliance to pass a subsequent inspection. Tukwila Urban Center (TUC) District — TMC 18.28, Adopted June 2014 The Southcenter Subarea Plan and accompanying zoning code modifications are a strategy for change and a regulatory policy to guide and govern future development within Tukwila's urban center, Southcenter. Guiding principles include: • Make great streets; • Break up super blocks; • Create a memorable built environment; • Make great public spaces; • Live near transit and where you work, shop, and play; • Get the mix of uses right; Get the retail right; • Get the parking right. These principles are implemented through Tukwila Municipal Code 18.28 TUC District, which includes new district - based and corridor -based design and development standards. The City has planned for a total of 2,714 housing units, over 50% of the housing units needed to meet our growth target between now and 2031, to be located within the TUC District. Results: • Approval of land use permits for Washington Place, the first proposal for residential development in the TUC since the regulations were adopted. The project includes development of 189 hotel rooms and 370 residential units in an 11 -story building. • Completion of Tukwila Bus Transit Center 9 14 HOUSING ELEMENT BACKGROUND REPORT Housing Options Program — TMC 18.21, Adopted October 2005, Expired October 2008 The Housing Options Program was a three -year demonstration program for small -scale housing in an effort to increase the choice of affordable housing available in the community through projects that are compatible with existing single - family development. Housing types included cottages, compact single - family, and duplexes. There was no minimum lot size, but projects were required to meet density minimums and maximums. Results: Three projects were approved but never developed due to the recession before the program expired in 2008. Replacement of manufactured (mobile) homes — TMC 18.50.055 (8), Adopted May 2012 Allows for modification of design standards for single - family residences via a Type 2 Special Permission decision if the proposal includes a replacement of a single wide manufactured home with a double wide and newer manufactured home. The property owner can apply for this waiver only one time per property. Results: One property owner has replaced an older, single -wide mobile home with a newer, double -wide manufactured home so far. Zero lot line townhomes — TMC 18.12.020, 18.14.020, Adopted February 2008 Medium Density Residential (MDR), High Density Residential (HDR) zones allow for zero lot line townhomes with up to four attached units as a permitted use. Townhomes' density is calculated based on one unit per 3,000 or 2,000 square feet, in the MDR and HDR zone respectively. All town home developments over 1,500 square feet are subject to design review and must meet the design standards outlined in the City's Townhouse Design Manual to ensure that new development is compatible with existing residential design. Results: Three townhome projects with a combined total of 44 housing units have been approved under these regulations. None of these projects has yet been constructed, but one five -unit project has begun construction and is expected to complete construction in 2015. Accessory dwelling units — TMC 18.10.030, 18.12.030, 18.14.030, 18.16.030, 18.18.030, 18.20.030. 18.22.030, Adopted October 2009 Ordinance 2251 modified the zoning code to allow accessory dwelling units (ADU) as an accessory use in seven zones: Low Density Residential (LDR), Medium Density Residential (MDR), High Density Residential (HDR), Mixed -Use Office (MUO), Office (0), Regional Commercial Center (RCC), and Neighborhood Commercial Center (NCC). ADUs must meet criteria to ensure that the infill is compatible with the existing neighborhood. Tukwila Village — Ordinance 2391, Adopted December 2012 Tukwila Village is a proposed mixed -use development that includes a library, a neighborhood police resource center, retail, restaurants, public meeting space, and an outdoor plaza in addition to affordable and market rate senior housing. The project was allowed an increase in building height and a reduction in required onsite parking via a development agreement and an overlay district. Modified design standards by development agreement are allowed per RCW to achieve public benefit and respond to changing community needs. Urban Renewal Overlay District was enacted to help activate the community along Tukwila International Boulevard by adopting supplemental development standards and criteria that encourage investment with a compact, transit - oriented development pattern. Results: Project includes 84 market rate housing units, and 320 senior housing units. 10 14 HOUSING ELEMENT BACKGROUND REPORT Tukwila Community Input — Community Conversations Pursuant to GMA, Tukwila residents were involved in the Comprehensive Plan update. Between January 10, 2014 and February 21, 2014, Global to Local Community Health Promoters (CHPs) and Community Connectors' representing the Latino, Somali, Eritrean, Burmese and Arabic - Speaking communities conducted a total of 194 surveys of residents from these populations to gather community feedback regarding housing, business, food access and service needs along the Tukwila International Blvd Corridor. The survey was also made available online. On March 6th and March 8th, 2014, the city of Tukwila held Community Conversation open houses to gather community feedback regarding housing, business, food access, and service needs along the Tukwila International Blvd Corridor. The March 6th Conversation was held at Showalter Middle School; the March 8th Conversation was held at the Tukwila Community Center. Common Themes and Variations Across Communities The following section summarizes and compares the results of the surveys collected one on one by the Community Connectors outreach effort and at the open house on March 6th and March 8th 2014. The complete survey and corresponding tabulated survey responses can be found in Appendix A in the Residential Neighborhoods Background Report.. After reviewing the data collected, while there were some clear variances amongst different ethnic groups, and between those surveyed and those attending the open houses several common themes surfaced regarding usage of current services and the need for new ones. Housing Community Connectors Survey: The majority of the immigrant /refugee population residing within the boundaries of the Tukwila city limits live in apartment buildings with 1/3 of the Latino and Somali communities either renting or owning a home. Most of the populations also indicated being unhappy with their living situation indicated by the responses of over 60% of Somali, Burmese and Eritreans. However, despite complaints regarding their living conditions, over 50% the Latino population indicated being pleased with their current apartment or home. When asked which things they would change if given the opportunity, the top two responses among all populations was cost of housing and number of bedrooms. 2 The seven Community Connectors were current residents of Tukwila, with some of them residing in the city for over 10 years, and thus possessing first -hand information on where to best conduct outreach with members of their population and ensure a balanced representation of residents including youth, families, seniors as well as apartment residents and homeowners. 11 14 HOUSING ELEMENT BACKGROUND REPORT Three spaces that all residents surveyed would use the most if available either in their apartment complex or home were Playground, Exercise Room and Indoor Sport Court. However, over 78% of the Burmese population indicated a vegetable or garden space as their top choice. Open House Participants: The majority of residents interviewed lived within a house, with the next largest group living in apartments. Few residents lived in mobile homes or condos. When asked which things they would change if given the opportunity, the top two responses among both Open House groups was more /better outdoor space and better maintenance of their building. Three spaces that residents surveyed on March 6th would use the most if available either in their apartment complex or home were Barbeque /Picnic Area, Vegetable Gardening Space and Exercise Room /Equipment. For the March 8th group, they were Common /Party Room, Vegetable Gardening Space, and Exercise Room /Equipment. IV HOUSING INVENTORY The Growth Management Act requires that housing elements include an "inventory and analysis of existing and projected housing needs that identifies the number of housing units necessary to manage projected growth." This requirement consists of three unique parts — (1) an inventory of existing housing characteristics, (2) an estimate of the number of housing units required in the future, and (3) an analysis of housing needs. Housing Development According to the 2010 US Census, Tukwila has 19,107 residents and 7,755 housing units. Since the last Comprehensive Plan update in 2004, approximately 237 new housing units have been constructed (see Table 2). During the same time frame 145 net new lots were created for single - family development (see Table 1). These figures illustrate how Tukwila has continued to experience small incremental development similar to findings for 1996 -2003 from the last update. Figure 1 provides a picture of where in the City the development has occurred. Table 1: Tukwila Platting History, 2004 -2013 Source: Query — Land division recorded date Jan 1, 2004 - Dec. 10, 2013 from City's permit system 12 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Total Lots from short plats 15 22 17 38 10 11 2 8 4 4 131 Lots from subdivision 0 38 0 0 0 0 0 0 0 0 38 Lots lost to lot consolidation 1 0 2 3 3 0 0 0 5 0 -14 Total new lots 14 50 15 35 7 11 2 8 -1 4 145 Source: Query — Land division recorded date Jan 1, 2004 - Dec. 10, 2013 from City's permit system 12 14 HOUSING ELEMENT BACKGROUND REPORT Table 2: Housing Development History 2004 -2013 Source: Office of Financial Management Housing Unit and Population Estimate Reports (2004 -2013) 13 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Total Single Unit 38 33 32 32 49 18 8 6 8 8 232 Multi -unit 0 0 0 0 0 0 0 0 5 0 5 Gross units 38 33 32 32 49 18 8 6 13 8 237 Single Units Demolished 2 16 14 6 8 9 2 10 7 1 75 Multi -units Demolished 0 0 0 0 0 0 0 18 0 0 18 Net units 36 17 18 26 41 9 6 -22 6 7 144 Source: Office of Financial Management Housing Unit and Population Estimate Reports (2004 -2013) 13 14 HOUSING ELEMENT BACKGROUND REPORT Figure 1: New Detached Single Family Homes, 2004 -2013 J 3 3 ? ht, :CS Housing Characteristics New Detached Single Family Homes 2004 -2013 Legend se. oemee 20042013 NNgMCrMM c Uld! VW* DuwardA Fatter Fos s Pan' Ykiet4p Rtialal Nyp 11/ Terre Structure Type The type of existing housing available in Tukwila is primarily either a detached single - family home or a home in a large multifamily complex as shown in Table 3. Historically, Tukwila has had more multi - family homes than single - family homes and more rentals than owner- occupied homes. The percentage of single family homes has increased over the last twenty years to be closer to the percentage of multifamily units due to a lack of new multifamily housing development and the incremental construction of new single - family homes. 14 14 M. HOUSING ELEMENT BACKGROUND REPORT Table 3: Housing Units by Type Source: Oct. 2013 King County Assessor Data 2008 -2012 American Community Survey 5 -year Estimates This type of housing profile is quite different from that of King County and many other South King County cities. Figure 2 illustrates the comparison. Tukwila has a lower percentage of single family housing units compared to the other cities and the County. Tukwila also has the highest percentage of units in all structures ten units or larger. In Tukwila, approximately 54% of the housing units are multifamily, 42% are detached single family dwelling units, and approximately 2.8% are manufactured or mobile homes. Countywide, 40% of households live in multifamily structures, approximately 58 percent live in single - family homes, and just over 2% live in manufactured or mobile homes. 15 2013 King County Assessor's Data 2008 -2012 American Community Survey 5 -year Estimates Housing Units Type and Quantity # Developments # Units % of Total # of Units % of Total Single - Family* 3254 3254 42% 3,175 40.5% Manufactured /Mobile Homes outside of park 88 88 1% 213 2.7% Manufactured /Mobile homes inside of park 4 135 1.8% Duplex 45 90 1% 138 1.8% Townhouses 22 0% 153 2% Triplex 10 30 0% 454 5.8% Fourplex 44 176 2% Apartments 79 3054 40% 3,675 46.9% Condos 14 835 11% Group Home 2 2 0% n/a 0% Mixed Use 2 7 0% n/a 0% Boat, RV, Van, etc. n/a n/a n/a 28 0% TOTAL 7,693 98.8 7,836 99.7% Source: Oct. 2013 King County Assessor Data 2008 -2012 American Community Survey 5 -year Estimates This type of housing profile is quite different from that of King County and many other South King County cities. Figure 2 illustrates the comparison. Tukwila has a lower percentage of single family housing units compared to the other cities and the County. Tukwila also has the highest percentage of units in all structures ten units or larger. In Tukwila, approximately 54% of the housing units are multifamily, 42% are detached single family dwelling units, and approximately 2.8% are manufactured or mobile homes. Countywide, 40% of households live in multifamily structures, approximately 58 percent live in single - family homes, and just over 2% live in manufactured or mobile homes. 15 14 HOUSING ELEMENT BACKGROUND REPORT Figure 2: Comparison of Housing Units by Type, Nearby Cities King Auburn gurien Des Federal Kent Renton .SeaTac Tukwila County Moines Way Source: U.S. Census Bureau, 2008 -2012 American Community Survey Tenure Table 4 shows Tukwila historically has had a larger percentage of renter - occupied households compared with owner- occupied households. This continues to be true despite a gradual increase in the percentage of owner - occupied households over in the time period. Table 5shows how the high percentage of households renting in Seattle tends to drag the King County home ownership rate down. However, Tukwila is more similar to Seattle than it is to the homeownership rate in the area of King County located outside of Seattle. Looking at both Table 5 and Table 6, owner- occupied units are made up primarily of single - family homes and condos in relatively large complexes. Townhouses and condos in developments of less than 10 units make up a small percentage of the housing stock occupied by homeowners. Most renter - occupied units are in apartment complexes having more than five units. Table 5 shows how the majority of multifamily housing with less than 10 units is occupied by renter households. Approximately 20% of single - family homes in Tukwila are also renter - occupied. 16 14 HOUSING ELEMENT BACKGROUND REPORT Table 4: Housing Occupancy Trends Source: 19901, 2000', 20103 Census Data Table 5: Tenure By Housing Type Housing Type Households Housing Units Owner - Occupied Households Renter - Occupied Households -a °' o on t s_ N N_ n 7, a o Vacancy Rate Owner Renter 19901 5,639 5,972 2,217 39.3% 3,422 60.7% 2.36 1.92 7% 20002 7,186 7,725 3,045 42.4% 4,141 57.6% 2.46 2.32 7% 20103 7,157 7,755 3,105 43.4% 4,052 56.6% 2.75 2.55 7.7% Source: 19901, 2000', 20103 Census Data Table 5: Tenure By Housing Type Housing Type Owner Renter 1, detached 80% 20% 1, attached 43% 57% 2 47% 53% 3 or 4 19% 81% 5 to 9 21% 79% 10 to 19 72% 28% 20 to 49 3% 97% 50 or more 3% 97% Mobile home 31% 69% Source: US Census, 2010 Table 6: Comparison of Home Ownership Rates Source: US Census, 2010 Household Size There are 4,331 households occupied by families in Tukwila, and 2,969 nonfamily households. Nonfamily homes tend to have smaller household sizes than homes occupied by families, and very few nonfamily households have more than two people. Statistics from the American Community Survey from 2008 -2012 show the number of 17 Tukwila Seattle KC KC Outside Seattle Owner 43% 48% 59% 65% Renter 57% 52% 41% 35% Source: US Census, 2010 Household Size There are 4,331 households occupied by families in Tukwila, and 2,969 nonfamily households. Nonfamily homes tend to have smaller household sizes than homes occupied by families, and very few nonfamily households have more than two people. Statistics from the American Community Survey from 2008 -2012 show the number of 17 14 HOUSING ELEMENT BACKGROUND REPORT people in nonfamily households in Tukwila is similar to King County; approximately a third of all households in Tukwila and the County overall are occupied by one person, and less than 10% of all households in Tukwila and the County are two - person non - family households. County -wide, nonfamily households have increased while family households have decreased as a percent of all King County households. Approximately 33% of family occupied households contain two people, 27% contain three people, 19% contain 4 people, 12% contain five people, 4% contain six people, and 5% contain 7 or more people. Compared with the County, Tukwila has fewer family households occupied by two people, and a greater percentage of family households occupied by five or more people. This information is consistent with demographic trends which show a relatively young population living in South King County compared with the County overall, a smaller percentage of senior households in Tukwila (which tend to be 1- or 2- person households), and Tukwila's increased immigrant and refugee population (which tend to need affordable housing with larger living space for extended families). Table 7: Household Type by Household Size Household Type by Household Size Tukwila, WA King County, WA Estimate Margin of Error Estimate Margin of Error Total: 7,300 +/ -311 796,555 +/ -2,174 Family households: 4,331 +/ -253 466,381 +/ -3,043 2- person household 1,409 +/ -268 200,991 +/ -2,337 3- person household 1,181 +/ -258 112,116 +/ -2,420 4- person household 841 +/ -228 97,824 +/ -1,805 5- person household 521 +/ -141 34,880 +/ -1,078 6- person household 183 +/ -133 13,018 +/ -741 7 -or -more person household 196 +/ -93 7,552 +/ -575 Nonfamily households: 2,969 +/ -352 330,174 +/ -3,154 1- person household 2,454 +/ -318 251,453 +/ -2,902 2- person household 430 +/ -148 64,130 +/ -1,877 3- person household 63 +/ -43 9,098 +/ -767 4- person household 22 +/ -33 3,400 +/ -417 5- person household 0 +/ -19 1,140 +/ -226 6- person household 0 +/ -19 411 +/ -157 7 -or -more person household 0 +/ -19 542 +/ -201 Source: U.S. Census Bureau, 2008 -2012 American Community Survey Given the large percentage of renter households, the large number of immigrants and refugees who have moved to Tukwila in recent years, the housing impacts of the recession, and anecdotal information from the Tukwila School District on a high student population turnover, it would not be surprising to find that a high percentage of people living in Tukwila have not lived here for a long time. Table 9 compares length of time residents in Tukwila and King County have lived in a housing unit. There are not any striking differences between the trends in Tukwila over time when compared with the County. Over 2/3 of the residents of Tukwila and King County moved into their housing units since 2000. A slightly higher percentage of households have moved into Tukwila recently compared with the County -wide percentages of households moving into units from 2000 -2009 and in 2010 or later. A slightly lower percentage of households moved into Tukwila in the decades from 1970 -1999 compared with the County, and a slightly higher percentage of households have lived in Tukwila prior to 1970 compared with the County. 18 14 Table 8: Length of Residency Year householder moved into unit Tukwila King County Estimate Percent Estimate Percent Occupied housing units 7,300 100% 796,555 100% Moved in 2010 or later 1,115 15.30% 106,152 13.30% Moved in 2000 to 2009 4,210 57.70% 443,198 55.60% Moved in 1990 to 1999 1,008 13.80% 128,494 16.10% Moved in 1980 to 1989 385 5.30% 61,146 7.70% Moved in 1970 to 1979 213 2.90% 33,224 4.20% Moved in 1969 or earlier 369 5.10% 24,341 3.10% Source: 2008 -2012 American Community Survey 5 -yea Estimates Housing Condition Age of the Housing Stock Housing development in Tukwila has primarily consisted of single - family homes since the 1990s.However, there have not been many new units constructed as a percentage of the total housing stock. Figure 3 shows the number of units of different types of housing built during each decade. Most of the existing single family homes in Tukwila were constructed before 1970, and the majority of the multifamily homes (apartments and condos) were constructed during the 1960s, 1970s, and 1980s. Not shown in Figure 3 is the age of existing manufactured and mobile homes. An aging housing stock can increase the character of a neighborhood, but older homes also typically require more money for maintenance. Much of Tukwila's housing stock is affordable because of its general condition. Regional and nationwide trends indicate that housing units that are 30 -50 years old are often prime investments for redevelopment. These redeveloped properties often ask for market and above market prices. Given the age of the majority of Tukwila's housing stock, many of the multifamily units built between 1960 and 1989 are prime for redevelopment and the associated higher housing costs. Preservation strategies may need to be explored to allow for housing maintenance and improvements while preserving affordability. 19 14 HOUSING ELEMENT BACKGROUND REPORT Figure 3: Housing Units by Year Built Source: King County Assessor, 2010 Mobile /Manufactured Homes The terms mobile home and manufactured home are often used interchangeably. Use of mobile homes as permanent housing became popular after World War 11 due to housing shortages. Due to concerns over the quality, durability, health and safety of these 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. The term mobile home typically refers to a unit built before 1976; a manufactured home refers to a unit constructed to meet the requirements of the HUD code. The HUD code was revised in 1994 to include standards intended to protect manufactured homes from damage caused by high winds, including higher insulation levels, double -pane windows, and ventilation requirements. As shown in Table 3, the majority of the mobile /manufactured homes in Tukwila are located within one of the four parks. Information on 81 of the homes within these parks was available from the King County Assessor (out of a total of 135 homes located in parks). Out of the 81 homes, 55 were pre -HUD code homes, and all 81 were pre - 1994 homes. There are 88 mobile /manufactured homes located on individual lots outside of parks. Approximately a quarter of these homes, according to King County Assessor data, are pre -1976, and two were manufactured after 1994. This suggests that many of the units of this housing type are likely to be in a badly deteriorated condition and at the end of their useful life, and this condition is worse in the parks, where there is a greater prevalence of pre -HUD Code homes. Tukwila adopted a code provision to encourage replacement of single -wide mobile homes with newer double -wide manufactured homes in 2012. However, given that this provision has only been used for 20 Single Family • Apartments Condos rn o -_aa o 0 51 0 711 U rn rn n - 0 746 113 ' rn 01 01 Ln N 502 36 0 0 o 0 N 459 1339 N. rn 101 685 00 00 01 00 _ —,-I a i 0 N 137 1103 i m O ," m 211 4 103 1200 al 0 0 . N in 403 400 0 0 1000 0m 8 v N N 4 146 5 0 600 800 1400 0 200 1600 1800 2000 2200 Source: King County Assessor, 2010 Mobile /Manufactured Homes The terms mobile home and manufactured home are often used interchangeably. Use of mobile homes as permanent housing became popular after World War 11 due to housing shortages. Due to concerns over the quality, durability, health and safety of these 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. The term mobile home typically refers to a unit built before 1976; a manufactured home refers to a unit constructed to meet the requirements of the HUD code. The HUD code was revised in 1994 to include standards intended to protect manufactured homes from damage caused by high winds, including higher insulation levels, double -pane windows, and ventilation requirements. As shown in Table 3, the majority of the mobile /manufactured homes in Tukwila are located within one of the four parks. Information on 81 of the homes within these parks was available from the King County Assessor (out of a total of 135 homes located in parks). Out of the 81 homes, 55 were pre -HUD code homes, and all 81 were pre - 1994 homes. There are 88 mobile /manufactured homes located on individual lots outside of parks. Approximately a quarter of these homes, according to King County Assessor data, are pre -1976, and two were manufactured after 1994. This suggests that many of the units of this housing type are likely to be in a badly deteriorated condition and at the end of their useful life, and this condition is worse in the parks, where there is a greater prevalence of pre -HUD Code homes. Tukwila adopted a code provision to encourage replacement of single -wide mobile homes with newer double -wide manufactured homes in 2012. However, given that this provision has only been used for 20 14 HOUSING ELEMENT BACKGROUND REPORT one replacement so far, marketing or incentives could be used if the City wished to encourage more homeowners to replace older mobile homes. Size of the Housing Stock Number of Bedrooms Tukwila has a higher percentage of 1- and 2- bedroom homes as a percentage of the total housing stock (including multifamily and single - family) compared to other South County cities and King County as a whole (see Figure 4). The much larger percentage of 2- bedroom single - family homes in Tukwila compared to nearby cities and the County is likely a reflection of the older age of the single - family housing stock in Tukwila. Approximately 10% of the new housing in the U.S. contains two or fewer bedrooms. Tukwila has a much lower percentage of homes with 3 or more bedrooms compared to neighboring cities and King County. Figure 4: Comparison of Number of Bedrooms in Housing Stock 50.0% 40.0% 30.O% 20.0% 10.0% 0.0% , . 1 ' ■ ■ 1 ■ 1 - ■ II ■ Auburn Burien Des Moines Federal Way Kent Renton SeaTac Tukwila King County • 0 0.8% 1.9% 1.5% 2.0% 1.7% 2.6% 3.3% 2.7% 3.9% ❑ 1 12.0% 17.7% 12.5% 13.7% 14.4% 15.1% 20.0% 24.3% 17.1% • 2 31.9% 31.9% 31.3% 26.4% 27.9% 31.2% 29.8% 41.1% 26.3% I❑ 3 32.5% 28.8% 34.3% 35.5% 32.7% 30.3% 31.6% 17.9% 29.4% • 4 17.4% 15.1% 15.0% 17.4% 18.8% 16.6% 10.3% 10.6% 17.8% ❑ 5+ 5.3% 4.6% 5.5% 5.1% 4.5% 4.2% 5.0% 3.4% 5.6% Source: U.S Census Bureau, 2008 -2012 American Community Survey Square Footage Figures 5 and 6, below, show how the size of new single - family homes in Tukwila has increased over time. This trend is consistent nationwide trends, especially since 1980. Home sizes decreased during the recession, but have trended upward again during the economic recovery. Because there have been so few new homes constructed in Tukwila since 1980 compared to the overall number of single family homes in the City, the average single family home size is small but could be expected to increase as infill development occurs and as older homes are removed from the housing stock. 21 14 HOUSING ELEMENT BACKGROUND REPORT Figure 5: Single Family Home Square Footage, 2000 -2013 a OA 0 0 E a 8000 7000 6000 5000 4000 3000 2000 1000 0 2000 2002 2004 2006 2008 2010 2012 • • • • _ • • Source: King County Assessor, 2013 Figure 6: Single Family Home Size Trends v o.o 0 0 v 0 I 8000 7000 6000 5000 • • 4000 3000 2000 1000 0 • • • 1900 1920 1940 1960 1980 2000 2020 Source: King County Assessor, 2013 22 14 HOUSING ELEMENT BACKGROUND REPORT Figure 7: U.S Single Family Home Size Trends 3,000 2,500 Da 2,000 0 1,500 L cs 1,000 500 (Z) 1� 1rO 10 W'l' 4' 0° Oti OHO 10 y� ti� ti� ti� ti� ti0 ti� ti� ti� ti� y0 LO ti0 10 Source: U.S. Census Bureau, 2014 Somewhat related to the size of the housing in Tukwila is the issue of overcrowded conditions. The U.S. Census Bureau defines overcrowding as housing in which there is more than one person per room, excluding kitchens and bathrooms. Units with more than 1.5 persons per room are considered severely crowded. Occupants per room are obtained by dividing the number of people in each occupied housing unit by the number of rooms in the unit. Figure 8 indicates the extent of overcrowding in Tukwila relative to other South King County Cities. Tukwila has seen a significant gain in population size (4,800) since the last update, with a relatively small increase in the number of housing units (237). In the absence of a large increase in the number of units added to the City since the last update, the population increase is attributed to increases in the number of people per household. Figure 8: Comparison of Overcrowded Housing 10% 9% 8% 7% 6% 5% 4% 3% 2% 1% 0% OVERCROWDED HOUSING ti i King County Auburn Burien Des Moines Federal Way Kent Renton SeaTac Tukwila %Total Units 2.60% 3.97% 5.34% 5.02% 3.16% 6.78% 4.08% 7.59% 9.05% Source: U.S. Census Bureau, 2008 -2012 American Community Survey Overcrowded conditions affect the wear and tear on a home, property and neighborhood, and increase health and safety concerns for those living in the units. Overcrowding impacts both owners and renters; however, renters are generally more significantly impacted. According to US Census data, in 2000, renter households were three times 23 14 HOUSING ELEMENT BACKGROUND REPORT more likely than owners to be overcrowded, regardless of household size. Over 50% of the housing units in Tukwila are renter - occupied (56.6 %). In Tukwila, the size of owner households is 2.75, and renter household size is 2.55. In King County as a whole, renter households tend to be small; 72% of renter - occupied households are households with one or two people. While family size and tenure are critical determinants in overcrowding, household income also plays a strong role in the incidence of overcrowding. As a general rule, overcrowding levels tend to decrease as income rises, especially for renters (and particularly for families). The rate of overcrowding for very low- income households is nearly three times greater than households over 95 percent of the area median income. Thus, the City's overcrowding rates may be linked to the lack of affordable housing for very -low income residents. The American Community Survey tracks household income by tenure, as well as four types of housing problems, by income and tenure. The four housing problems include (1) incomplete kitchen facilities; (2) incomplete plumbing facilities; (3) more than 1 person per room; and (4) cost burden greater than 30 %. Housing problems are categorized as severe when the cost burden for the household exceeds 50 %. Cost burden, as defined by the U.S. Department of Housing and Urban Development (HUD), is the ratio of housing costs to household income. For renters, housing cost includes rent plus utilities. For owners, housing cost includes the mortgage payment, utilities, association fees, insurance, and real estate taxes. Table 10 shows approximately 44% of owners and 59% of renters experience one of the four problems. Approximately 23% of owners and 41% of renters have severe housing problems. Few rental units fail rental inspections due to incomplete kitchen facilities or incomplete plumbing, which suggests that overcrowded and cost burdened households are common in Tukwila. Table 9: Housing Problems Overview Housing Problems Owner Renter Total Severe Housing Problems Owner Renter Total Household has 1 of 4 Housing Problems 1,285 2,575 3,860 Household has 1 of 4 Severe Housing Problems 675 1,790 2,465 Household has none of 4 Housing Problems 1,605 1,770 3,375 Household has none of 4 Severe Housing Problems 2,215 2,555 4,770 Cost Burden not available 60 15 75 Cost Burden not available 60 15 75 Total 2,950 4,360 7,310 Total 2,950 4,360 7,310 Source: Comprehensive Housing Affordability Strategy (CHAS) Data (2007 -2011 ACS) Public Programs for Housing Improvement Tukwila utilizes a variety of County and federal funds for home repair assistance for low to moderate - income residents. The City administers the Minor Home Repair program which is funded by Community Development Block Grant funds. The City annually applies for CDBG funds from King County. The. Since 2005, the funding allocation method requires Tukwila to compete for these funds with other jurisdictions and non - profits. In recent years, the City has been awarded approximately $125,000 - $130,000 annually through an interlocal agreement with four other south King County jurisdictions. Of this, approximately $26,000 - $28,000 goes to Tukwila residents. Approximately 20 -25 homeowners use the program every year. Residents participating in home repair assistance can receive up to $2,000 per year with a lifetime maximum of $5,000. 24 14 HOUSING ELEMENT BACKGROUND REPORT Table 10: Homeowners Serviced by Minor Home Repair Program Source: Tukwila Human Services, 2014 Tukwila residents are also eligible for several funding programs administered by King County. These funds are awarded directly to the homeowner and are not managed by the City. Manufactured Home Repair Grants provide up to $8,000 for home owners making quality -of -life repairs to their homes. Emergency Grants provide up to $6,000 for immediate or life threatening home repairs, and Home Access Modification Grants provide funding for ADA compliant retrofits for multifamily rental units. King County also offers zero percent interest loans up to $25,000 for and matching loan funds for home repairs. The King County Housing Authority (KCHA) offers free energy- conserving building improvements for low- income homeowners and the rental units occupied by low- income tenants. Improvements through this Weatherization program can include heating system repairs and adding insulation, weather - stripping, and caulking. These improvements are made with the goal of increasing energy- efficiency and added benefits of reduced utility bills and improved air quality. KCHA makes an assessment of the dwelling unit to determine which energy - conserving improvements are needed, and coordinates the work of contractors to complete the improvements. Households with children under six years of age, seniors, people with disabilities, Native Americans, non - English speaking persons, high residential energy users, or households with a high energy cost burden are given preference once income qualifications are verified. Since 2000, 92 households in Tukwila have taken advantage of this program, through which improvements were made to 27 single - family homes (including four mobile homes) and 65 multifamily homes. The City is also a member of the King County Consortium and is involved in funding allocation decisions for the Regional Affordable Housing Program (RAHP). While there are a number of programs serving the City, Tukwila Human Services estimates these programs meet about 10% of existing need for home repair and maintenance. Efforts to improve the look and quality of housing should explore additional funding and partnerships to better meet need. Renter occupied housing Less than half of the housing units in Tukwila are apartments, but almost 60% of housing units in the City are renter - occupied. Approximately 275 single - family homes are renter - occupied out of a total of 3,254 total single - family housing units, and 112 condos are renter - occupied out of a total of 835 units. Figure 9 shows how rentals are distributed within Tukwila. Larger apartment complexes are located on or adjacent to major transportation corridors in the City, including Tukwila International Blvd, Southcenter Blvd, and Interurban Ave S. 25 2011 2012 2013 Total Dollars Per Year $ 25,000 $ 27,000 $ 28,000 Homeowners Served 25 27 20 Source: Tukwila Human Services, 2014 Tukwila residents are also eligible for several funding programs administered by King County. These funds are awarded directly to the homeowner and are not managed by the City. Manufactured Home Repair Grants provide up to $8,000 for home owners making quality -of -life repairs to their homes. Emergency Grants provide up to $6,000 for immediate or life threatening home repairs, and Home Access Modification Grants provide funding for ADA compliant retrofits for multifamily rental units. King County also offers zero percent interest loans up to $25,000 for and matching loan funds for home repairs. The King County Housing Authority (KCHA) offers free energy- conserving building improvements for low- income homeowners and the rental units occupied by low- income tenants. Improvements through this Weatherization program can include heating system repairs and adding insulation, weather - stripping, and caulking. These improvements are made with the goal of increasing energy- efficiency and added benefits of reduced utility bills and improved air quality. KCHA makes an assessment of the dwelling unit to determine which energy - conserving improvements are needed, and coordinates the work of contractors to complete the improvements. Households with children under six years of age, seniors, people with disabilities, Native Americans, non - English speaking persons, high residential energy users, or households with a high energy cost burden are given preference once income qualifications are verified. Since 2000, 92 households in Tukwila have taken advantage of this program, through which improvements were made to 27 single - family homes (including four mobile homes) and 65 multifamily homes. The City is also a member of the King County Consortium and is involved in funding allocation decisions for the Regional Affordable Housing Program (RAHP). While there are a number of programs serving the City, Tukwila Human Services estimates these programs meet about 10% of existing need for home repair and maintenance. Efforts to improve the look and quality of housing should explore additional funding and partnerships to better meet need. Renter occupied housing Less than half of the housing units in Tukwila are apartments, but almost 60% of housing units in the City are renter - occupied. Approximately 275 single - family homes are renter - occupied out of a total of 3,254 total single - family housing units, and 112 condos are renter - occupied out of a total of 835 units. Figure 9 shows how rentals are distributed within Tukwila. Larger apartment complexes are located on or adjacent to major transportation corridors in the City, including Tukwila International Blvd, Southcenter Blvd, and Interurban Ave S. 25 14 HOUSING ELEMENT BACKGROUND REPORT Figure 9: Rental Units by Structure Type 5 I V 1 4 Q 51 s s as ti� a� add A '014 5137th 141h6t15140thSt S144thSt Tukwila Rentals Structure Type ■ 5 +UNITS ■ 4 -PLEX 1 TRIPLEX DU PLEX AD U SIN GLE FAMILY CONDO 5146th St S14641 St � ¢ d 1501h St Q f $18ampR 5156th Si S 5861 St 5160th r II 1 riukvdlaPtavy r W Housing Cost Renter - Occupied Housing 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 for housing. Figure 10 how apartment rents are increasing throughout the region, and how they continue to be lower in South King County relative to other areas. Average apartment rents in Tukwila have surpassed pre- recession levels. It follows that increasing rents will continue to push those with lower incomes farther out from job centers in Seattle and the Eastside into Snohomish County and areas south of Seattle. 26 14 HOUSING ELEMENT BACKGROUND REPORT Figure 10: Average Apartment Rents $1,500 $1,400 $1,300 $1,200 $1,100 $1,000 $900 $800 $700 $600 $500 Seattle -Eastside South King Pierce Snohomish 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Source: Dupre + Scott www.duprescott.com Vacancy Rates Vacancy rates are an indicator of the availability of rental units in a housing market. A vacancy rate of 5 percent is indicative of a balanced market. Lower rates indicate a tight housing market where renters are likely to have difficulty finding a unit, and demand for units is such that landlords can raise rents. Higher vacancy rates indicate a "renter's market,' where rents are flat, or declining, and property owners are likely offering rent incentives (i.e. one month's free rent, etc.). The 2000 vacancy rate was 7 percent (all units combined); and the 2010 vacancy rate was 7.7 percent combined (4.8% for rentals, 1.3% homes for sale; 0.3 %for season, recreational, or occasional use; and 1.5% for other). Dupre + Scott provides data on rental vacancy rates for apartments with more than 20 units. Approximately 89% of Tukwila's apartment units fit into this category. The vacancy rate has been under 5 percent since Spring 2012, declining from a high of over 8% in Spring 2009. Figure 11: Rental Vacancy Rate 10.00% 8.00% 6.00% 4.00% 2.00% 0.00% 1 2, R h 0 1 W 0 O . ti 3 R 0 00 00 00 00 00 00 0� 0, ' Oti Oti .c, t�� t�� C�� t\� t�� < <\ t�� (\c\ < 5z �� q q hz 5� q 5� h� h� 59 27 Source: Dupre + Scott, 2014 14 HOUSING ELEMENT BACKGROUND REPORT Owner - Occupied Housing — Absorption Rates Absorption rates refer to the average length of time before a house or apartment is sold or rented once it is placed on the market. The rates indicate the need for more or less housing. The absorption rate for rental units only applies to new units in apartments with more than 4 units. With only one building of 5 units built since 2005, the absorption rates for multifamily in Tukwila are not statistically significant. King County absorption rates (the length of time a home is on the market) have been under two months since early 2012. A seller's market, indicating that homes are in demand and sellers can demand a higher price, is defined as an absorption rate of 5 months or less. October 2014 Zillow data show homes for sale in Tukwila are on the market an average of 2.5 months. Figure 12: Average Home Value Trends 2 low Home Vaduu Xi hum. 1in -yr Max Nov 2010 — Tuk la $247K 2170b 220t: 2007 20{11 2000 2013 2011 2012 2013 2014 2010 02000 07110 0109K Source: Zillow, 2014 Table 11: Mortgage Status of Housing Units Mortgage status Owner - occupied units Housing units with a mortgage Housing units without a mortgage Source: ACS 2008 -2012 Approximately 23% of housing units in Tukwila do not have a mortgage. Even though some homeowners do not have monthly housing payments, low incomes can create difficulties when they have to choose between paying for upkeep and property taxes on a home and other expenses such as utility bills and medical bills. Foreclosure Rate Under HUD's Neighborhood Stabilization Program, emergency assistance is provided to state and local governments to acquire and redevelop foreclosed properties that might otherwise become sources of abandonment and blight within their communities. Demonstrating need is a step in the grant process. According to HUD data, 2007 through June 2008, Tukwila has an estimated 2.9% foreclosure rate with 112 foreclosures out of 3,868 mortgages. This is similar to the estimated foreclosure rate in SeaTac (3.0 %), Des Moines (2.6 %), Bryn -Mawr- 28 2,872 +/ -259 2,872 2,225 +/ -238 77.5% 647 +/ -145 22.5% Approximately 23% of housing units in Tukwila do not have a mortgage. Even though some homeowners do not have monthly housing payments, low incomes can create difficulties when they have to choose between paying for upkeep and property taxes on a home and other expenses such as utility bills and medical bills. Foreclosure Rate Under HUD's Neighborhood Stabilization Program, emergency assistance is provided to state and local governments to acquire and redevelop foreclosed properties that might otherwise become sources of abandonment and blight within their communities. Demonstrating need is a step in the grant process. According to HUD data, 2007 through June 2008, Tukwila has an estimated 2.9% foreclosure rate with 112 foreclosures out of 3,868 mortgages. This is similar to the estimated foreclosure rate in SeaTac (3.0 %), Des Moines (2.6 %), Bryn -Mawr- 28 14 HOUSING ELEMENT BACKGROUND REPORT Skyway (2.7 %), and Federal Way (2.9 %). The estimated foreclosure rate for King County is 1.2 %, and 3.4% for Pierce County. Looking at a monthly dataset from the King County Assessor showing taxpayer addresses and site addresses in LDR -zoned areas of Tukwila (KC Assessor Monthly download from Oct. 2013), 644 of a total of 3,359 addresses are owned by a taxpayer whose address is not the same as the site address (approximately 19% of the total single - family housing stock within LDR zones). Of the 644 properties owned by an off -site owner, a total of 23 of the homes were owned by a bank. However, the foreclosure process is often complicated and lengthy, and the number of homes that have been abandoned by the owner or are in the foreclosure process is not adequately reflected in the number of homes that are bank - owned. Data from the Zillow website (2014) also provide information on foreclosure rates. According to data through October 31, 2014, 10.8 per 10,000 homes in Tukwila were sold as foreclosures, compared with 6.3/10,000 for the Seattle Metro area and 4.5/10,000 for the United States. This is consistent with the larger percentage of high -risk loans that are known to have been given to homebuyers in South King County. The foreclosure data trends reveal a dramatic increase in foreclosures starting in 2008. Tukwila's peak foreclosure rate of more than 30 per 10,000 homes occurred in 2011 -2012, with a second wave of foreclosures nearing 30 per 10,000 homes occurring in 2013. Foreclosure rates have steadily decreased starting in late 2013 through 2014. The foreclosure trends in Tukwila since the last update are similar to those of nearby South King County cities including Renton, south Seattle, Burien, and Kent. Figure 13 shows foreclosure rates in South King County. The darker purple areas indicate areas with higher foreclosure rates. 29 14 HOUSING ELEMENT BACKGROUND REPORT Figure 13: Home Foreclosure Rates Mercer ,Vachon Renton Ririen ) ,'ukv;ila • • • 1 Lies Moires • Source: Zillow, 2014 Subsidized Housing There are seven subsidized housing facilities located in the City, providing a total of 264 units. The majority (62.1 %) of units are one and two bedrooms, with only one unit having three or more bedrooms. There is little -to -no family sized subsidized housing in Tukwila. Family sized housing is commonly defined as units with a minimum of two bedrooms and a common space to encourage family gathering (The Seattle Planning Commission, 2014). Slightly less than 14% of available units are reserved for special needs populations, specifically thirty units dedicated to seniors and six units dedicated to residents with mental health needs. The majority of units do not have an expiration date, and will continue to provide subsidized housing for the foreseeable future. Units that do have an expiration are not set to sunset for several decades, between 2048 and 2052. As of October 2014, 387 Section 8 vouchers had been given to City residents. This translates to approximately 2% of Tukwila's population receiving housing assistance. The number of Section 8 vouchers given does not indicate that the vouchers were used. Table 13 shows Section 8 vouchers in select South King County cities in comparison to Tukwila. 30 14 HOUSING ELEMENT BACKGROUND REPORT Table 12: Comparison of Section 8 Vouchers Jurisdiction Total Section 8 Vouchers Monthly Income ($) % of Population Receiving Vouchers Burien 378 241,307 0.8 Kent 1985 1,602,287 1.6 SeaTac 251 197,671 0.9 Tukwila 387 296,455 2.0 Source: King County Housing Authority, 2014; Washington State Office of Financial Management, 2014 V HOUSING NEEDS ANALYSIS Housing Capacity Based on the projected State population growth, Tukwila's 2031 housing target is 4,800 new units. Recent zoning adopted for Tukwila's Urban Center, Tukwila Village, and annexation of the Tukwila South have greatly increased Tukwila's potential housing supply since the 2004 Update. Under the City's current zoning, the City has the existing land capacity to absorb its share of the state's projected growth without making any changes to the current allowed density and lot standards (see Table 14 Housing Capacity by Zone). Since adoption of the Comprehensive Plan in 1994, almost all of the new housing has been single family but a few projects are in the pipeline that would create large multi - family developments. The majority (approximately 45 %) of new housing units could occur in the Tukwila Urban Center. These will be mixed -use or multifamily development. The next largest category of future development (approximately 25 %) is single - family homes. Multifamily development that will occur in the MDR and HDR zones will include townhouse and zero lot line development due to adoption of new regulations since the last update. Cottage housing, accessory dwelling units, and other types of infill in residential zones have the potential to increase housing capacity. The remainder of the housing capacity is located within mixed -use zones. While the Tukwila Urban Center (TUC) has the capacity for over 2,500 potential housing units, there is currently little housing in the TUC and the area is commonly thought of as a commercial, not a residential or mixed -use area. The Tukwila Urban Center Subarea Plan, adopted in June 2014, and revised zoning regulations (see Section III: Planning Context for more information) may help to shift residential development to the TUC. 31 14 HOUSING ELEMENT BACKGROUND REPORT Table 13: Housing Capacity by Zoning District, as of 1/1/2014 Zones Total Acres of Vacant Land Expected Units per acre Total Housing Unit Capacity on Vacant Land' Potential Housing Units on Underdeveloped Sites Potential Housing Unit Capacity LDR 155 4.84 633 826 1,459 MDR 12 14.5 145 79 224 HDR 4.64 22 24 116 189 RC 5.27 22 109 0 109 RCC 0.62 14.5 9 0 9 MUO 0.88 14.5 12 5 17 RCM 7.46 14.5 118 3 121 NCC 2.93 17 50 0 50 NCC2 4.96 57 280 485 480 TUC3 2,714 TVS4 700 TOTAL 6,072 1. Excluding Sensitive Areas, Tax - Exempt Properties, and Parcels that do not meet Minimum Lot Size 2. TIB Urban Renewal Overlay Area 3. From the Supplemental EIS for the Southcenter Plan 4. From EIS Alternative 2 Housing Affordability Housing expenditures in excess of 30 percent of household income is considered "excessive" and viewed as an indicator of a housing affordability problem. This definition of affordability was established under the United States National Housing Act of 1937. Paying more than 30% of household income on housing means that other necessities such as food and healthcare may not be adequately available to the members of the household. The need for social services to cover other basic needs increases as the percentage of income spent on housing increases. Countywide Planning Policies recognize that there is an unmet need for housing that is affordable to households earning less than 80 percent of area median income (AMI) with the greatest need for households earning 50 percent or less (low) and 30 percent or less (very -low) of AMI. According to the Countywide Planning Policies, the countywide need for housing by percentage of Area Median Income is: 50 -80% of AMI (moderate) 16% of total housing supply 30 -50% of AMI (low) 12% of total housing supply 30% and below AMI (very -low) 12% of total housing supply Tukwila greatly exceeds King County affordable housing targets for residents earning more than 30% AMI, as shown in Figure 15 The existing housing stock also meets resident needs as approximately 26% of Tukwila's housing is affordable to those earning 31 -50% AMI (16.6% of residents), and 38% of housing is affordable to those earning 51- 80% AMI (21.5% of residents). However, Tukwila does not meet the County target and there is a huge unmet need for affordable housing for very -low income residents earning less than 30% AMI. Approximately 3.5% of all housing is affordable to Tukwila residents earning less than 30% AMI, while slightly more than 20% of residents fall into this income bracket. Thus, while Tukwila is meeting and exceeding the housing needs of residents earning more than 30% AMI, very -low income residents earning less than 30% AMI have severely limited affordable housing options. Very -low income residents who must pay more than 30% of their income on housing costs are more likely to "double 32 14 HOUSING ELEMENT BACKGROUND REPORT up" and share units with others to reduce costs, leading to overcrowding, be forced to limit their spending on other necessities such as food and health care, and in extreme cases become homeless. Tukwila's affordable housing needs greatly exceed the County's desired 40% of total housing supply affordable to households with an AMI of 80% or less. Households earning less than 80% AMI accounts for 58.2% of households in Tukwila, as detailed in Table 14. The majority of Tukwila's housing needs and units available based on income appear to be well matched. The percentages imply that there is an appropriate amount of housing available for most income groups. The majority of Tukwila's affordable housing is naturally occurring, meaning market housing prices meet affordability metrics without policies and /or accompanying subsidies. These lower housing prices are often tied to substandard housing conditions, smaller home size, and older housing stock. Thus, Tukwila's affordable housing is not always quality housing that meets residents' needs. Table 14: Affordable Housing Units Housing Affordability: 2006 -2010 Percent and Number of Units Affordable for Various Income Groups and Housing Types <30% AMI 31 -50% AMI 51 -80% AMI 81 -120% AMI >120% AMI Median Household Income $66,174 (King County) <$19,990 $19,991- 33,100 >$33,101- 52,939 $52,940 - 66,174 >$66,175 Renter - Occupied Housing Units2 3982 249 1401 1825 448 59 6.3% 35.2% 45.8% 11.3% 1.5% Owner- Occupied Housing Units 3113 0 421 921 921 850 13.5% 29.6% 29.6% 27.4% Unoccupied Units 584 TOTAL 249 1822 2746 1369 909 King County Targets 922 922 1229 NA NA Units Excess or (Deficit) 7679 (673) 900 1517 NA NA Source: American Community Survey, 2006 -2010 Census data (Table 16) illustrate that median household income in Tukwila is close to 25 percent less than King County as a whole, and one - quarter of residents are considered to be in poverty and /or receive income assistance. Poverty levels in Tukwila have more than doubled since 1990. 33 14 1 HOUSING ELEMENT BACKGROUND REPORT Table 15: Comparison of Median Home Value and Median Income Source: U.S. Census Bureau, 2008 -2012 American Community Survey Table 16: Employment Status and Income Assistance Tukwila King County Median value of owner- occupied housing units 2008 -2012 $262,900 $272,900 Per capita income in past 12 months (2012 dollars) 2008 -2012 $20,750 $30,661 Median household income 2008 -2012 $43,333 $59,374 Persons below poverty level, percent 2008 -2012 25.0% 12.9% Source: U.S. Census Bureau, 2008 -2012 American Community Survey Table 16: Employment Status and Income Assistance Source: U.S. Census Bureau, 2008 -2012 American Community Survey 34 Estimate Percentage ( %) In labor force 9,975 68.9 Employed 8,852 61.1 Unemployed 1,046 7.2 Not in labor force 4,501 31.1 With Supplemental Security Income 381 5.2 With cash public assistance income 431 5.9 With Food Stamps /SNAP benefits in last 12 months 1,643 22.5 Source: U.S. Census Bureau, 2008 -2012 American Community Survey 34 14 HOUSING ELEMENT BACKGROUND REPORT Table 17: Families and People Below the Poverty Level Source: U.S. Census Bureau, 2008 -2012 American Community Survey Given Tukwila's relatively low median household income, and high poverty rates, many residents are cost burdened by housing prices despite the existing affordable housing. According to the 2000 Census, nearly 60 percent of Tukwila renters were able to afford their units based on a standard of paying no more than 30 percent of income for rent and utilities. However, 38 percent of renters still struggled with housing costs, paying more than 30 percent of their incomes. Sixteen percent were severely rent burdened in that they had to pay 50 percent, or more, of their incomes for housing costs. The 2010 Census data show that housing affordability has become more difficult since 2000. The percent of Tukwila renters who pay no more than 30 percent of income for rent and utilities has decreased to approximately 49 percent, with 20 percent who are struggling by paying 30 % -50% of their incomes on housing costs, and 31 percent severely rent burdened by having to pay 50 percent or more of their incomes on housing costs. This is a very similar renter profile to that of other South King County cities and the county as a whole. (Auburn, Burien, Des Moines, Federal Way, Kent, Renton, and SeaTac). Overall, average housing costs — $1191 for monthly rent or $992 for monthly housing payments for a three bedroom unit — in Tukwila are affordable to households making 80% AMI, or about $33,120. Approximately 43% of Tukwila residents make at least 80% AMI or a minimum hourly wage of $16.56. Many of the common occupations in Tukwila pay less than $16.56, these include': cashiers: $13.55; childcare workers: $11.59; food service workers: $12.25; and retail salespersons: $15.28. In addition to maintaining and preserving affordable housing, economic development efforts can also promote occupations that provide a wage needed to afford market rate housing. These occupations include: bookkeeping clerk: $20.53; medical assistant: $18.75; machinists: $25.82; and painters: $19.86. 3 Washington State Employment Security Department, 2013 Occupational employment and wage statistics 35 Percentage ( %) All families 21.6 With related children under 18 years 30.8 All people 25.0 Under 18 years 39.6 18 years and over 19.8 18 to 64 years 20.2 65 years and over 16.1 Source: U.S. Census Bureau, 2008 -2012 American Community Survey Given Tukwila's relatively low median household income, and high poverty rates, many residents are cost burdened by housing prices despite the existing affordable housing. According to the 2000 Census, nearly 60 percent of Tukwila renters were able to afford their units based on a standard of paying no more than 30 percent of income for rent and utilities. However, 38 percent of renters still struggled with housing costs, paying more than 30 percent of their incomes. Sixteen percent were severely rent burdened in that they had to pay 50 percent, or more, of their incomes for housing costs. The 2010 Census data show that housing affordability has become more difficult since 2000. The percent of Tukwila renters who pay no more than 30 percent of income for rent and utilities has decreased to approximately 49 percent, with 20 percent who are struggling by paying 30 % -50% of their incomes on housing costs, and 31 percent severely rent burdened by having to pay 50 percent or more of their incomes on housing costs. This is a very similar renter profile to that of other South King County cities and the county as a whole. (Auburn, Burien, Des Moines, Federal Way, Kent, Renton, and SeaTac). Overall, average housing costs — $1191 for monthly rent or $992 for monthly housing payments for a three bedroom unit — in Tukwila are affordable to households making 80% AMI, or about $33,120. Approximately 43% of Tukwila residents make at least 80% AMI or a minimum hourly wage of $16.56. Many of the common occupations in Tukwila pay less than $16.56, these include': cashiers: $13.55; childcare workers: $11.59; food service workers: $12.25; and retail salespersons: $15.28. In addition to maintaining and preserving affordable housing, economic development efforts can also promote occupations that provide a wage needed to afford market rate housing. These occupations include: bookkeeping clerk: $20.53; medical assistant: $18.75; machinists: $25.82; and painters: $19.86. 3 Washington State Employment Security Department, 2013 Occupational employment and wage statistics 35 14 1 HOUSING ELEMENT BACKGROUND REPORT Table 18: Percentage of Housing Cost Burdened Renters Source: U.S. Census, 2000, 2010; Note: Reporting methods inconsistent between 2000 and 2010 Census Housing cost burden in Tukwila is consistent with King County as a whole. Figure 14 illustrates that both renters and owners earning less than 30 percent of AMI are overpaying for housing and are burdened by housing costs. Figure 14: Gross Rent as a Percentage of Household Income 60.0% 50.0% 40.0% 30.0% 20.0% — 10.0% - 0.0 % Auburn Des Kent SeaTac Tukwila King Burien Federal Renton Moines County Way • Less than 30% 30 - 49% • 50% or more • Not Computed Source: U.S. Census Bureau, 2008 -2012 American Community Survey Thus, while the City is currently meeting, and often exceeding, State and County mandated housing affordability targets, there is still an unmet need for housing for residents making less than 30 percent of the Area Median Income (AMI) and an oversupply of housing for residents making 50 to 80 percent AMI. Review of data highlights that policy should be reevaluated to better promote a more accurate distribution of housing among AMI categories. The lack of affordable housing for householders earning less than 30 percent of the AMI is consistent throughout King County, and is especially prevalent in South King County cities. In South King County, approximately 49 percent of all renters and home owners pay more than 30 percent of their income for housing. 92 percent of very low income renters — households earning less than 30 percent AMI — are cost burdened. This is the highest percentage of any region in King County. Special Needs Since adoption of the 1995 Plan, comprehensive changes were made in regulations relating to housing. The de- institutionalization of persons with mental and physical handicaps and the resulting proliferation of alternative living 36 2000 Census 2010 Census AFFORDABLE: Percentage of renters paying less than 30% of income for rent and utilities 60% 49% STRUGGLING: Percentage of renters paying 31 -50% of income for rent and utilities 24% 20% SEVERELY RENT BURDENED: Percentage of renters paying more than 50% of income for rent and utilities 16% 31% Source: U.S. Census, 2000, 2010; Note: Reporting methods inconsistent between 2000 and 2010 Census Housing cost burden in Tukwila is consistent with King County as a whole. Figure 14 illustrates that both renters and owners earning less than 30 percent of AMI are overpaying for housing and are burdened by housing costs. Figure 14: Gross Rent as a Percentage of Household Income 60.0% 50.0% 40.0% 30.0% 20.0% — 10.0% - 0.0 % Auburn Des Kent SeaTac Tukwila King Burien Federal Renton Moines County Way • Less than 30% 30 - 49% • 50% or more • Not Computed Source: U.S. Census Bureau, 2008 -2012 American Community Survey Thus, while the City is currently meeting, and often exceeding, State and County mandated housing affordability targets, there is still an unmet need for housing for residents making less than 30 percent of the Area Median Income (AMI) and an oversupply of housing for residents making 50 to 80 percent AMI. Review of data highlights that policy should be reevaluated to better promote a more accurate distribution of housing among AMI categories. The lack of affordable housing for householders earning less than 30 percent of the AMI is consistent throughout King County, and is especially prevalent in South King County cities. In South King County, approximately 49 percent of all renters and home owners pay more than 30 percent of their income for housing. 92 percent of very low income renters — households earning less than 30 percent AMI — are cost burdened. This is the highest percentage of any region in King County. Special Needs Since adoption of the 1995 Plan, comprehensive changes were made in regulations relating to housing. The de- institutionalization of persons with mental and physical handicaps and the resulting proliferation of alternative living 36 14 HOUSING ELEMENT BACKGROUND REPORT arrangements occurred throughout the country in the later quarter of the 20th century. Discrimination by local communities, or the prohibition for these types of living facilities, led to an amendment to the Federal Fair Housing Act and related State statute that identified people with physical, mental handicaps and people with addictions, as protected citizens. Tukwila responded with changes to its local regulations to eliminate definitions of who and how many people may live in a dwelling. Housing for persons with handicaps is treated no differently than housing for families or other unrelated individuals. Amendments were also made specifying where essential public facilities, such as correctional facilities; transitory housing for convicted criminals; shelters for abuse victims and the homeless may be located. Of Tukwila's 19,107 residents, 18,876 live in households. 1,913 live with relatives other than spouse and /or child and 1,729 live with non - relatives. 231 people live in group quarters of which 138 are non - institutionalized. 2,382 households have residents 18 years old or younger and 1,160 have residents 65 years and over. The average household size is 2.64 people. 2,158 residents have a disability. Seniors While 13.2% of the nation is age 65 and over, King County and Tukwila trail that trend with 12.3% and 8% respectively (US Census, 2010). King County's population projections indicate that the County's elder population will comprise nearly 25% of the total population by 2025. Additionally, the population of people age 85 and older will nearly double by 2025. 17.7% of Tukwila's current population is 50 -64 years old which supports the elder population projection for the County. This demographic trend may increase demand for smaller housing units for seniors as they move from larger homes more convenient to services, and increase the need for universally- designed homes and housing improvements to meet the needs of seniors and people with disabilities. Homelessness in Tukwila It is difficult to estimate the number of people who are homeless in Tukwila. King County conducts an annual One Night Count to estimate the number of homeless persons living in the county. In 2012, approximately .45 percent, or 45 people in 1,000 were homeless. This count provides a general picture of homelessness in King County, however, it does not capture the various forms of homelessness including families living in cars, and those temporarily housed with friends or relatives. While the City does not conduct a similar count, the number of children within the Tukwila school district classified as being homeless provides one picture of the issue of homelessness in Tukwila. The number of homeless students in Tukwila has risen dramatically since 2009, as illustrated in Table 20. Tukwila now has the highest percentage of homeless students of any school district in the central Puget Sound region, according to Community Counts data. 37 14 Table 19: Homeless Students in the Tukwila School District, 2009 -2014 School Year # of Students Total # of Students in the District Percentage of Homeless Students ( %) 2009 -2010 48 2,880 1.6 2010 -2011 148 2,883 5.1 2011 -2012 242 2,903 8.3 2012 -2013 305 2,961 10.3 2013 -2014 291 3,000 9.7 Source: OSPI, Washington Report Card, 2009 -2014 The McKinney -Vento Act defines homeless children as "individuals who lack a fixed, regular, and adequate nighttime residence." The act provides examples of children who would fall under this definition: sharing housing due to economic hardship or loss of housing; living in "motels, hotels, trailer parks, or camp grounds due to lack of alternative accommodations;" living in "emergency or transitional shelters;" "awaiting foster care placement;" primary nighttime residence is not ordinarily used as a regular sleeping accommodation (e.g. park benches, etc.); living in "cars, parks, public spaces, abandoned buildings, substandard housing, bus or train stations..." Once a student has been classified they remain eligible for services for the full school year. Below are current numbers of students who have been classified as homeless in the Tukwila School District according to the McKinney - Vento Act, as well as historical numbers. Transiency People in Tukwila have been mobile over the last decade. Approximately 26 percent of residents have lived in Tukwila for five years or more. Annual housing turnover is at 31 percent, meaning almost one -third of residents move in a given year. This data only describes a portion of the transiency issue as it doesn't consider why people move. According to the US Census, the main reason people move is for housing - related reasons followed by family issues such as change in marital status and employment. Characteristics with the most significant impact on mover rate include employment status (unemployed move more), incomes (below the poverty line move more) and race (the black alone population had the greatest mover rate nationwide). Transience and residential stability is an ongoing issue. Over 40 years ago, a 1970 Tukwila Housing Report found that the length of residency was relatively short -term, with the majority (75 %) of households having been in their residence less than 10 years. Group Quarters There are a total of 231 group quarters, according to the 2010 U.S. Census. This is over double the number (97) counted in 2004. The majority (110) are other non - institutional facilities. These include: missions; hotels and motels used to shelter people experiencing homelessness; shelters for children who are runaways, neglected or experiencing homelessness; and similar places known to have people experiencing homelessness. Table 20 shows a 38 14 HOUSING ELEMENT BACKGROUND REPORT breakdown by type of unit in 2004 and 2014. There are no correctional facilities for adults or juvenile facilities, or military quarters in the City of Tukwila. Table 20: Group Quarters Type 2004 2014 Nursing facility /Skilled nursing facility 8 76 Mental (psychiatric) hospital and psychiatric units in other hospitals 62 17 Emergency and transition facilities for people experiencing homelessness NA 10 Group homes intended for adults NA 8 Residential treatment centers for adults NA 10 Other non - institutional facilities 27 110 Total 97 231 Source: U.S. Census Bureau, 2000, 2010 Family -Sized Housing In the last twenty years, the population of Tukwila has grown by nearly 4,500 people from 14,650 to 19,107 people. Census data shows that household size in Tukwila has also increased over this period, in contrast to the countywide trend of decreasing household size. Owner- occupied units have slightly larger -sized households (2.75 people versus 2.55 people for renter - occupied units) but the size of renter - occupied households has significantly increased (by +0.8 /person) since 1994. Housing Projections Planning for future housing needs requires analyzing our existing zoned capacity to determine if our housing target can be accommodated. There is sufficient appropriately zoned land to meet our growth target of 4,800 homes by 2031, as shown in section IV under existing regulations and capacity. Since the last update, the type of new housing development Tukwila has experienced has been almost exclusively single - family. The number of new homes developed per year over the last 10 years was less than 50. Historically, there has been a large mismatch between the City's growth target and the actual number of housing units constructed during the target planning horizon. However, since the last Comprehensive Plan Update, the City adopted a new plan and regulations for its urban center, and new development regulations in the City's redevelopment area on Tukwila International Blvd. Projects that have been approved in these two areas to date and are expected to be built over the next five years have a combined total of over 700 housing units. This development activity suggests the City will be able to make substantial progress toward meeting the housing target over the next 20 years. 39 14 HOUSING ELEMENT BACKGROUND REPORT Table 21: Historic Growth, Capacity, and Growth Targets for New Households Net New Units 20 Year Housing Potential Since Last Percent Remaining Target 2006- Housing Unit Update (2003- Achieved Target 2031 Capacity 2014) 213 Units (of this, 105 were completed since 2006) 4,800 Units 2% 4,695 Units 6,072 Units Source: Office of Financial Management Housing Unit and Population Estimate Report (2003 -2014) VI. CONCLUSION Based on the quantitative and qualitative data assessed in the Housing Background Report, the following current and potential issues should be addressed in Comprehensive Plan goals and policies, and subsequent zoning code revisions, and other City policies and programs. Housing Condition Overcrowding • Compared with the County, Tukwila has a greater 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. Age • Most existing single family homes in Tukwila were constructed before 1970, and the majority of multifamily homes were constructed during the 1960's, '70's, and '80's. • An aging housing stock can increase the character of a neighborhood, but older homes typically require more money for maintenance. Many residents are already burdened by other economic stressors and do not have the resources to adequately maintain their homes. Condition and Cost • The majority of Tukwila's affordable housing is naturally occurring, meaning market housing prices meet affordability metrics without policies and /or accompanying subsidies. These lower housing prices are often tied to deteriorating and substandard housing conditions, smaller home size, and older housing stock. Thus, Tukwila's affordable housing is not always quality housing that meets residents' needs. 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. 40 14 HOUSING ELEMENT BACKGROUND REPORT • Residents who pay more than 30% of their income on housing costs are more likely to "double up" and share units with other to reduce costs, leading to overcrowding, be forced to limit their spending on other necessities such as food and health care, and in extreme cases become homeless. Length of Residency Home Ownership • Less than half of housing units in Tukwila are apartments, but almost 60% of housing units in the City are renter - occupied. • Tukwila has an estimated 2.9% foreclosure rate, more than double the County rate of 1.2 %. Tenure • Annual housing turnover is at 31 %, meaning almost one -third of residents move in a given year. • Tenure is an ongoing issue. A 1970 Tukwila Housing Report found that the majority of households (75 %) had been in their residence for less than ten years. 41 Tukwila Comprehensive Plan Residential Neighborhoods Element Goals, Policies and Implementation Strategies 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. 7.1.1 Maintain a comprehensive land use map that supports the preservation and enhancement of single - family and stable multi - family neighborhoods; eliminates incompatible land uses; and clearly establishes applicable development requirements through recognizable boundaries. Strategy Update the Comprehensive Plan map. Strategy Implement the Strategic Plan. Strategy Continue to apply Development Regulations. 7.2 Neighborhood Quality: Tukwila's residential neighborhoods have physical features that preserve and strengthen neighborhood character, enhance neighborhood quality, and foster a strong sense of community. 7.3 Neighborhood Quality: Stable residential neighborhoods that support opportunities for improved educational attainment, employment, engagement, economic security, and personal safety. 7.3.1 Maximize neighborhood quality through City actions that help define the City and neighborhoods as specific "places." 7.3.2 Improve the public infrastructure in all neighborhoods to an equivalent level of quality, with an emphasis on sidewalks. 7.3.3 Include human service needs as one of several factors for evaluating capital and programmatic needs. 7.3.4 Use new development to foster a sense of community, and replace lost vegetation and open spaces with improvements of at least equal value to the community. 7.3.5 Provide adequate support for Code Enforcement efforts to improve and maintain neighborhood quality and livability. 7.3.6 Strict enforcement of codes for neighborhood quality. Strategy Emphasize public health and safety concerns in development design. Strategy Mandate, through the Zoning Code and design manuals, high - quality public facility and private development design for neighborhood quality. Strategy Continue to work with school districts serving Tukwila students to ensure school facilities provide quality public spaces. Strategy 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. Strategy Require sidewalks adjacent to all new development or participation in a no- protest LID with all new residential development in specified areas, in support of implementation of the Walk and Roll Plan Strategy Pursue a program to form neighborhood Local Improvement Districts and other innovative funding sources for construction of sidewalks. Strategy Develop a right -of -way manual to provide clear direction to developers on required improvements as infill development occurs. 1 Attachment 3 Residential Neighborhoods Element Goals, Policies and Implementation Strategies Strategy When possible, create flexible development standards to provide creative solutions to infill challenges for short plats or smaller developments, when development meets or exceeds the goals established by the Code and neighborhood groups and the neighborhood outreach process but may not exactly conform to the written standards. Strategy Apply the tree code to require site design that minimizes the removal of significant trees and maintains appropriate tree canopy standards. Strategy Work with the Parks and Recreation Department to add stairs connecting Southgate open space to Tukwila International Boulevard. Strategy Commit City resources to encourage and facilitate neighborhood development groups and work parties, for neighborhoods interested in investing time into improvement projects such as cleanup events, public space improvements, or strengthening social capital through neighborhood meetings and social gatherings. Strategy Consider a small grant program for neighborhood -based and -led improvement projects. Strategy Explore Zoning Code updates to limit the negative impacts of sharing economy uses in residential areas, including but not limited to short -term vacation rentals. Strategy Implement the Strategic Plan, specifically Goal 1 C — Focus City planning and investments on creating a connected, dynamic urban environment. Strategy Develop neighborhood signage in multiple languages to foster a sense of community in residential areas, where appropriate. Strategy Explore development and implementation of a foreclosure registry program. 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long -term residency and environmental sustainability. 7.4.1 Utilize both City and non -City funding to directly promote revitalization of residential neighborhoods. 7.4.2 Decrease greenhouse gas emissions through land use strategies that promote a mix of housing, employment and services at densities sufficient to promote walking, bicycling, transit and other alternatives to auto travel. Strategy Continued emphasis on existing land use patterns to protect and preserve residential uses. Strategy Investment in public works and infrastructure improvements. Strategy Infrastructure fund support for residential area buffering improvements. Strategy Subdivision and re- platting of large residential lots. Strategy Infrastructure fund incentives for residential rehabilitation and new construction. Strategy Continue to develop and implement the Capital Improvement Plan (CIP). Strategy Continue to develop and implement the Residential Street Program in the CIP. Strategy Development of a variety of new housing, including single - family homes. Strategy Encourage redevelopment through an informed business and real estate community. Strategy Invest in public facilities and improvements to encourage neighborhood identity and private property improvements. Strategy Where feasible, encourage multifamily housing to include space to garden. Strategy Require sidewalk and landscape planter for both sides of residential streets and on two -lane street improvements, where appropriate. Strategy Develop and implement a neighborhood traffic calming program. Strategy Require sidewalk and landscape planters in front of all multi - family developments, where appropriate. 2 Residential Neighborhoods Element Goals, Policies and Implementation Strategies Strategy Revise development regulations to create an incentive rather than disincentive to share access roads that will serve proposed plats and future adjacent platting. 7.5 Neighborhood Development: Tukwila's residential neighborhood have a high - quality, pedestrian character with a variety of housing options for residents in all stages of life. 7.5.1 Encourage resident identification with the neighborhood through physical improvements and programs including neighborhood gathering spots, landmark designation and improvement, and streetscape improvements. 7.5.2 Ensure that residential development, when applicable, reflects high design quality in harmony with identified, valued features of the natural environment and historic development. 7.5.3 Support single - family residential in -fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable and /or diverse housing. 7.5.4 Encourage single - family residence design to foster a sense of safety and security. 7.5.5 Develop neighborhood- specific single - family regulations that encourage compatibility with the existing scale of residential structures in the neighborhood; provide an appropriate relationship of lot area, building scale and building siting; and maintain a sense of community (e.g., mature trees, pedestrian scale, sensitive transition between public and private spaces). 7.5.6 Support a residential rehabilitation program that provides assistance, inducements and incentives for residents to upgrade and maintain safe, attractive homes and yards. 7.5.7 Allow home occupations as accessory uses if they have a level of activity and usage compatible with single - family structures and residential neighborhood goals. Strategy Using input from the neighborhood outreach process, revise development regulations at the neighborhood level, to reflect historic development patterns and to develop regulations that best fit the unique development characteristics of neighborhoods. Strategy With Council feedback, develop and implement a neighborhood outreach process to receive public input from residents and property owners regarding housing development in residential neighborhoods. Outreach may include but is not limited to: Citywide and neighborhood- specific mailings, online and in- person surveys, fliers, open houses and other events.. Strategy Following the neighborhood outreach process, consider allowing a detached accessory dwelling unit in the Low Density Residential zone on all lots that meet the minimum lot area, when various appearance and performance criteria related to impacts on adjacent properties are satisfied. Strategy Allow rehabilitation or replacement of existing manufactured and mobile homes. Strategy Use site design to provide transition between public and private places. Strategy Establish building setbacks to facilitate neighborhood communication, and friendly transition areas between streets, sidewalks and dwellings to maintain compatibility. Strategy Encourage off - street parking and garage and carport standards that reduce auto dominance, such as requirements for less visually prominent garages and /or front yard setbacks for garages. Strategy Develop and implement a City assistance program to address maintenance needs, regulatory revisions, and provide technical experience and financial assistance. Strategy Provide funding and technical assistance for neighborhood tree planting and pruning. Strategy Improvements and additions shall meet current codes; minimize the necessity to bring entire building up to code. Strategy Explore Code revisions to allow existing permitted type of home occupations in detached garages. Strategy Continue Code Enforcement efforts to ensure new development meets City standards. 3 Residential Neighborhoods Element Goals, Policies and Implementation Strategies 7.5.8 Support a multi - family residential rehabilitation program that provides assistance and inducements to owners to upgrade and maintain safe, clean and attractive facilities. 7.5.9 Support zoning densities that encourage redevelopment of existing multi - family properties. 7.5.10 Ensure that all multi - family residential developments contribute to a strong sense of community through: • site planning focused on neighborhood design integration; • building design architecturally linked with the surrounding neighborhood and style; • streetscapes that encourage pedestrian use and safe transition to private spaces, with trees reducing the effects of large paved areas; • recreational spaces and facilities on site; • creative project design that provides a diversity of housing types within adopted design criteria, standards and guidelines; and • operational and management policies that ensure safe, stable living environments. Strategy Survey specific assistance needs. Strategy Establish a City- sponsored assistance program to address maintenance needs and regulatory revisions, and provide technical experience and financial assistance as appropriate. Strategy Improvements and additions shall meet current codes; minimize the necessity of bringing entire building up to code. Strategy Develop right -size parking standards to encourage larger units and fewer paved areas, provided the standards meet demonstrated needs. Strategy Support and enhance Code Enforcement efforts to ensure new development meets City standards. Strategy Continue to apply multi - family design criteria, standards and guidelines. Strategy Amend the Zoning Code to encourage community gardens and other forms of urban agriculture as part of required recreation space. Strategy Provide recreational space through on -site locations in new multi - family developments. Strategy Explore amending the Zoning Code to allow densities that promote redevelopment of aging multi - family properties. 7.6 Neighborhood- Supportive Commercial Areas : Neighborhood- supportive commercial areas, including Residential Commercial Centers, that bring small commercial concentrations into and adjacent to existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents. 7.6.1 Link commercial areas located within approximately one - quarter -mile of residential areas with high - quality pedestrian and bicycle access facilities. 7.6.2 In neighborhood commercial developments, harmoniously reflect the scale and architectural details of surrounding residential structures, and encourage non - motorized access. 7.6.3 Employ appropriate design elements to blend in with the character of the residential neighborhood. 7.6.4 Encourage new construction rather than converting existing residential structures to commercial uses. 7.6.5 Encourage neighborhood commercial structures to incorporate residential units at medium densities. 7.6.6 Create a logical and harmonious division between commercial or industrial uses and residential uses by using changes in topography and through appropriate development standards, including street design. 4 Residential Neighborhoods Element Goals, Policies and Implementation Strategies 7.6.7 Ensure appropriate structural transitions between commercial and residential zones. Strategy Continue to apply the Zoning Code. Strategy On- street parking along the street front, behind or beside buildings. Strategy Continue to apply multi - family and commercial design guidelines, with an emphasis on buffering residential uses from commercial and industrial uses. 7.7 Southcenter Boulevard: A corridor of low -rise offices and residences with localized commercial uses at major intersections, all of which act as a buffer to the low- density residential neighborhoods to the north of the Southcenter area. 7.7.1 Balance the competing concerns of uphill residents for maximum views and the community -wide desire for contour - hugging design and angular lines of hillside structures. 7.7.2 Require sloped roof lines along Southcenter Boulevard to imitate the local topography and residential character. 7.7.3 Provide additional pedestrian connections between residential areas to the north and Southcenter Boulevard. Strategy Continue to apply the Zoning Code 7.8 Noise Abatement: Residential neighborhoods are protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. 7.8.1 Prevent community and environmental degradation by limiting noise levels. 7.8.2 Discourage noise levels that are incompatible with current or planned land uses, and discourage the introduction of new land uses into areas where existing noise levels are incompatible with such land uses. 7.8.3 Require building contractors to limit their construction activities to those hours of the day when nearby residents will not be unreasonably disturbed. 7.8.4 Discourage noise levels incompatible with residential neighborhoods. 7.8.5 Encourage the reduction of noise from Seattle- Tacoma International Airport and King County Airport, by promoting the development of new or the retrofit and modification of existing aircraft engines which are quieter, and operational procedures that help reduce aircraft noise emission levels. 7.8.6 Work with the Port of Seattle, King County Airport and the Federal Aviation Administration to promote the development and implementation of airport operational procedures that will decrease the adverse noise effects of airport operations on Tukwila and its residents. 7.8.7 Ensure that urbanization and development do not negatively impact current neighborhood noise levels, and adhere to Environmental Protection Agency and Federal Aviation Administration standards. Strategy Coordinate with the Washington Department of Transportation. Strategy Use berming, landscaping, setbacks and tree planting to mitigate noise. Strategy Use building construction and siting methods to mitigate noise. Strategy Develop noise standards for home occupations. Strategy Lobby the Federal Aviation Administration (FAA) to develop and implement airport operational procedures to reduce noise impacts. Strategy Coordinate with other jurisdictions surrounding airports to ensure common purpose and implementation strategies. 5 Residential Neighborhoods Element Goals, Policies and Implementation Strategies Strategy Work with King County International Airport /Boeing Field to establish an appropriate noise monitoring system, including better identification of noisy flight events, counseling /education of pilots about quieter flying techniques, flight patterns that avoid noise - sensitive areas, and other strategies. Strategy Continue to implement and enforce Tukwila's Noise Code. Strategy Continue to work with Sound Transit and BNSF to reduce rail noise and ensure it meets the Federal Transit Administration standards, and continue to work with the Port of Seattle to reduce airport operational noise and ensure airport operational noise meets FAA standards, 6 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT CITY OF TUKWILA COMPREHENSIVE LAND USE PLAN RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT 2015 GROWTH MANAGEMENT ACT UPDATE to the COMPREHENSIVE PLAN APRIL 2015 Page 1 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT TABLE OF CONTENTS Contents I — Introduction & Summary 5 II— Issues 5 Neighborhood Condition 6 Single Family Infill Compatibility 6 Residential Connectivity 7 III — Planning Context 7 Growth Management Act Requirements 7 Regional and Local Planning Requirements 8 PSRC VISION 2040 8 Countywide Planning Policies 8 City of Tukwila Strategic Plan 2012 — The city of opportunity, the community of choice 8 Implementation Efforts Since 1994 9 Tukwila Community Input 11 IV — Neighborhood Condition: City -Wide Analysis 12 Development Characteristics 12 Annexations 12 Housing Stock 14 Access to Services & Connectivity 20 Parks & City Facilities 20 Sidewalks and Trails 22 Schools 23 Neighborhood- Supportive Commercial Uses 24 Home Occupations 25 Housing Options /Housing Stock Diversity 26 Vacant Parcels 26 Large Parcels Ineligible for Platting Activity 28 Unsewered Areas 29 Social Characteristics 31 Demographics 31 Crime and Perceived Safety 32 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 2 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Social Cohesion 33 V — Neighborhood Profiles 36 Allentown 36 Cascade View 37 Duwamish 38 Foster 39 Foster Point 40 McMicken Heights 41 Riverton 42 Ryan Hill 43 Thorndyke 44 Tukwila Hill 45 VI — Appendices 46 Appendix A: Community Conversations Survey Results 46 Appendix B: Community Connectors Survey Results 52 Appendix C: Visual Preference Survey Results 59 Appendix D: Residential Focus Presentations 61 Appendix E: Expanded Neigborhood Profiles 62 Figure 1: Annexation of Tukwila Neighborhoods 13 Figure 2: Residential Additions and Remodels 14 Figure 3: Number of Housing Units by Neighborhood 15 Figure 4: Number of Single Family Homes by Neighborhood 16 Figure 5: Number of Manufactured Homes Outside of parks 16 Figure 6 : Number of Condos by Neighborhood 17 Figure 7: Number of Apartments by Neighborhood 17 Figure 8: Residential Code Enforcement Cases by Type 19 Figure 9: City Facilities 21 Figure 10: Sidewalks, Trails, and Streets Surrounding Schools 23 Figure 11: Tukwila School District Boundaries 24 Figure 12: Residential Lots over 10,000 SF 29 Figure 13: Sewer Districts 30 Figure 14: Perceived Safety by Region 33 Figure 15: Neighborhood Social Cohesion by Region 34 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 3 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 16: Neighborhood Social Cohesion by Demographics 35 Table 1: Existing Park Land in Tukwila 22 Table 2: Home Occupations in Tukwila 25 Table 3: Vacant Parcels Under 6,500 SF 27 Table 4: Parcels Eligible for Accessory Dwelling Units 27 Table 5: Health Indicators in Tukwila and King County 32 Table 6: Comparison of Residential Burglaries 32 Table 7: Reported Residential Burglaries in Tukwila, 2004 -2014 32 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 4 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT I - INTRODUCTION & SUMMARY The purpose of the 2014 supplement of the Residential Neighborhoods Element Background Report is to examine the success of the City in meeting its Residential Neighborhood goals over the past twenty years and to establish the basis to update the goals of the current Comprehensive Plan which will guide development for the next twenty years. The background work for the 1995 Comprehensive Plan was done in 1993 -4 primarily through the work of the Tukwila Tomorrow Committee. This element was not updated in the 2004 update, so this background report is the City's first assessment of success in implementing its 20 year goals and policies. In addition to reviewing the success of achieving the goals established by the Tukwila Tomorrow Committee, this update incorporates the goals that relate to residential neighborhoods that were adopted as part of the City's 2012 Strategic Plan and the current requirements of state and regional policies. The recommendations are also informed by the responses received during to the community outreach efforts for the 2015 Comprehensive Plan. The Residential Neighborhoods Element is a component of the Growth Management Act's required Land Use Element. While the Housing Element of the Comprehensive Plan focuses on the specific household needs of the community, the Residential Neighborhoods Element seeks to consider the character of the neighborhoods and how development looks and functions. This includes built form and yards, public infrastructure such as sidewalks and street width, and commercial amenities included within and adjacent to residential uses. Additional aspects of residential neighborhoods, including Community Image and Identity, Transportation, Tukwila International Boulevard, and Natural Environment Elements, are integrated throughout the Comprehensive Plan. In 1994, Tukwila was identified in the Comprehensive Plan as a rural- suburban community and had the goal of trying to preserve the "small- town" character of its residential neighborhoods. In 2012, the Strategic Plan makes no mention of Tukwila having a "small- town" character but states under Goal One the directive to "focus City planning and investments on creating a connected, dynamic urban environment." (Strategic Plan, Goal 1C). In addition to changed land -use development goals, the demographics of Tukwila have changed significantly since the Residential Neighborhoods Element was adopted in 1994. In Tukwila, 25% of families and 24% of residents are below the poverty level. This represents almost a 300% increase since 2000 and follows a national trend of concentrated poverty in suburban areas. Concentrated levels of poverty impact the look and feel of residential neighborhoods. Homeowners living below the poverty level often do not have the financial means to properly maintain their homes, and renters are more likely to move frequently, increasing turnover rates in renter - dominated areas. The 1994 Residential Neighborhoods Element encompassed the ten neighborhoods within Tukwila — Allentown, Cascade View, Duwamish, Foster, Foster Point, McMicken Heights, Ryan Hill, Riverton, Thorndyke, and Tukwila Hill— but it did not make a distinction among the various neighborhoods. This update recognizes that the development characteristics of Tukwila's neighborhoods vary and preservation efforts may need to go beyond a 'one size fits all' approach. II - ISSUES Tukwila's residential neighborhoods have experienced change since the last Comprehensive Plan update in 1994. While many of the same issues, including community cohesion and streetscape design, remain topics of focus, the overall character of residential neighborhoods in the city has changed as a result of new regulations and development patterns. The issues presented below represent staff's interpretation of the issues based on review TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 5 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT of the existing Residential Neighborhoods element, including the background report, and current data, City policies, and codes. Neighborhood Condition Overcrowding & Family -Sized Housing Overcrowded conditions affect the wear and tear on a home, property and neighborhood, and raise health and safety concerns for those living in the units. Overcrowding impacts both owners and renters; however, renters are generally more significantly impacted. According to US Census data, in 2000, renter households were three times more likely than owners to be overcrowded, regardless of household size. In Tukwila, the average size of owner households is 2.75, and the average renter household size is 2.55. In King County as a whole, renter households tend to be small; 72% of renter - occupied households are households with one or two people (Services, Sept. 2012). One reason for this recent trend in overcrowding is a lack of family -sized housing in the City. Family -sized housing is commonly defined as housing with an adequate number of bedrooms (typically one bedroom per person), space for families to gather and eat meals, and easy access to outdoor recreation. Housing data shows that the majority of units in Tukwila are less than three bedrooms. Thus, a larger family may be forced to move into a unit that is not "family- sized" based on market availability. Housing cost and affordability also affect overcrowding. This facet of overcrowding is addressed in the Housing Element. Home Ownership Options Less than half of the housing units in Tukwila are apartments, but almost 60% of housing units in the City are renter - occupied. Approximately 275 single - family homes are renter - occupied out of a total of 3,254 total single - family housing units, and 112 condos are renter - occupied out of a total of 835 units. From 1990 to 2010, the percentage of owner - occupied households decreased by 4% in Tukwila while increasing by 6% in King County. The characteristics of housing stock, including size, age, price, proximity to parks and other amenities, and local school performance all contribute to rates of home ownership in a neighborhood. Amending existing development regulations and exploring partnership with local housing stakeholders can help to promote home ownership in the City. The vast majority of homes for sale are single family homes. Increasing home ownership options, such as smaller homes and units on smaller lots (i.e., cottage housing) can help promote home ownership at multiple price points for residents in various stages of life. Many non - profit housing groups offer educational resources and supplemental financing for first -time home buyers. Single Family Will Compatibility The 1994 Residential Neighborhoods Element typified the average single family area as 1,000 -2,400 square foot homes on larger lots, with a minimum lot size of 7,200 square feet, occasional stands of mature trees, and large areas cleared for lawns and storage. This development pattern gave the City a "small town, suburban feel." Since the last update, the minimum lot size was reduced to 6,500 square feet and as anticipated in the Plan, residential areas now have a more "urban" feel. The average home size is growing, reflecting a nationwide trend, and some vegetated areas are being removed for new development. Additionally, sewers were installed in the Ryan Hill and Allentown neighborhoods, allowing for smaller lots that do not require on -site septic systems. There is limited available land for residential development in the City, and as such most new development occurs as infill in existing residential neighborhoods. Encouraging new development to meet housing targets and residents' needs TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 6 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT while maintaining the character and quality of neighborhoods can be challenging. A variety of regulatory tools provide possible avenues to encourage compatible design without stymying development. Residential Connectivity Prior to the growth by annexation that occurred during the early 1990s, the City was able to fund a Residential Street Program that undergrounded overhead utility lines and constructed curb, gutter and sidewalks on existing residential local access streets. The Tukwila Hill neighborhood was the original Tukwila town site and benefited from a well- funded residential street improvement program. For the past several years, the Residential Street Program has been unfunded. Limited sidewalk development in residential areas has occurred as part of larger Public Works projects including storm drainage improvements, as a result of grant funding, and in a piecemeal fashion through private development. Tukwila's current regulations only require the construction of sidewalks for short plats /single - family development projects of 5 or more contiguous lots. Sometimes, this has the effect of discouraging maximum lot creation due to the increased cost of infrastructure (i.e., developers may create 4 lots when they have enough land for 5). Tukwila could require frontage improvements (i.e., curb, gutter, and sidewalk) for all new lots or houses, however because the city's neighborhoods are largely built -out this would still result in scattered, isolated improvements. In addition, before the first sidewalk on a block is constructed, the horizontal and vertical location needs to be designed for the entire block to make sure that the improvements will fit together in the future. III - PLANNING CONTEXT The Washington State Growth Management Act (GMA) of 1990 guides planning for growth and development in the state. Per the GMA, local governments in fast growing and densely populated counties are required to develop and adopt Comprehensive Plans. The GMA further requires coordination among local governments, and includes provisions for regional growth plans and multi- county (MPPs) and countywide planning policies (CPPs) (RCW 36.70A.210). These regional planning efforts inform Tukwila's Comprehensive Plan. Countywide plans and regional agencies implement these requirements and provide a regional strategy and policy framework for addressing anticipated population and growth. Tukwila is required to work within the regional and county framework to prepare and implement its own comprehensive plan. Additionally, planning for residential neighborhoods is guided by the priorities of Tukwila's Strategic Plan (2012). The following sections describe these intergovernmental requirements and relationships. Growth Management Act Requirements Aland use element' is one of the required elements of a Comprehensive Plan. The Residential Neighborhood Element is a component of the City's larger Land Use Element. It is required to contain the following, per RCW 36.70a.070: "(1) A land use element designating the proposed general distribution and general location and extent of the uses of land, where appropriate, for agriculture, timber production, housing, commerce, industry, recreation, open spaces, general aviation airports, public utilities, public facilities, and other land uses. The land use element shall include population densities, building intensities, and estimates of future population growth. The land use element shall provide for protection of the quality and quantity of groundwater used for public water supplies. Wherever possible, the land use element should consider utilizing urban planning approaches that promote TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 7 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT physical activity. Where applicable, the land use element shall review drainage, flooding, and storm water run -off in the area and nearby jurisdictions and provide guidance for corrective actions to mitigate or cleanse those discharges that pollute waters of the state, including Puget Sound or waters entering Puget Sound." Regional and Local Planning Requirements PSRC VISION 2040 VISION 2040, the regional growth, economic, and transportation strategy and accompanying multi- county policies were prepared by the Puget Sound Regional Council and adopted in 2008. Based on Washington's GMA, VISION 2040 and its multi- county policies are integrated strategies and policies to guide development, environmental planning, and provision of transportation and services in the central Puget Sound region. VISION 2040 addresses aspects of residential neighborhoods and looks to local governments to promote compact, pedestrian- oriented development with a mix of uses that provide access to services, shopping, recreation, jobs, and a variety of attractive and well- designed residences. Multi- county policies related to residential neighborhoods address: regional design, the built environment and health, innovative techniques, and incompatible land uses. Countywide Planning Policies King County's Countywide Planning Policies (CPPs) support VISION 2040's regional growth strategy and provide policy direction at the county and jurisdiction level with appropriate specificity and detail needed to guide consistent and implementable local comprehensive plans and regulations. The CPPs provide a county -wide vision and serve as a framework for each jurisdiction in developing and updating its own comprehensive plan, which must be consistent with the overall goals for the future of King County. The countywide vision addresses urban design and form, including but not limited to residential neighborhoods, to integrate development into existing built and natural environments. These include: 1) High quality design; 2) Context sensitive infill and redevelopment; and 3) Historic preservation. City of Tukwila Strategic Plan 2012 — The city of opportunity, the community of choice. The City of Tukwila developed a Strategic Plan to guide its actions and investments with a base year of 2012 and a five to ten year horizon. The process of developing the Strategic Plan included robust outreach to and engagement with the residential and business communities, as well as with City of Tukwila staff. The Strategic Plan establishes high level aspirations and areas of effort that will inform the Residential Neighborhoods Element by highlighting the issues that are most important to the community. The overarching direction for Tukwila's communities is to strive to provide superior services that support a safe, inviting, and healthy environment for residents, businesses, and visitors. As the Strategic Plan is implemented over time, its goals, objectives and strategies will be reflected in City priorities for investment and development. Key goals and objectives have been integrated into the Residential Neighborhoods Element through goals and policies intended to create a connected, dynamic urban environment and to improve public safety, encourage the active use of space, and enhance the appearance and value of neighborhoods. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 8 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Implementation Efforts Since 1994 Since the last Residential Neighborhoods Element was adopted in 1994, the City of Tukwila has adopted new ordinances and modified zoning regulations in an effort to promote health, safety, and public welfare, and to meet the goals and visions set forth in the Comprehensive Plan, specifically "to improve and sustain residential neighborhood quality and livability." Multi - Family Residential Property Tax Exemption — TMC 3.90, Adopted December 2014 Per RCW 84.14, cities have the authority to provide for exemptions from ad valorem property taxation on qualified multi - family housing developments located in designated areas. The City's Multi - Family Residential Property Tax Exemption is available for residential units in the Transit - Oriented Development District of the Tukwila Urban Center (TUC) zone, west of the Green River. Developments can qualify for 8 or 12 years depending on the amount of housing available to low and moderate income families. The Ordinance is intended to help the City reach its goals of new residential development in the TUC and to provide desirable, convenient, and affordable residential housing to meet the anticipated needs of those who will live in the urban center. Minor Housing Repair Assistance Program — 2014 Policies The Housing Repair Assistance Program provides and promotes the repair and maintenance of housing for home owning individuals and families of low and moderate income living within the City limits. The program is funded through the Community Development Block Grant (CDBG) and must conform to CDBG regulations. Due to increased demand and limited resources, the City implemented policies in 2014 to assist in the implementation of the program, including: eligibility requirements, program limitations, definitions, repair budget limitations, and services provided. Southcenter Subarea Plan — TMC 18.28, Adopted June 2014 The Southcenter Subarea Plan and accompanying zoning code modifications provodea regulatory policy to guide and govern future development within Tukwila's urban center, Southcenter. Guiding principles include: Make great streets; Break up super blocks; Create a memorable built environment; Make great public spaces; Live near transit and where you work, shop, and play; Get the mix of uses right; Get the retail right; Get the parking right. These principles are implemented through Tukwila Municipal Code 18.28, TUC District, which includes new district -based and corridor -based design and development standards. Rental Housing Inspection Program — TMC 5.06, Adopted April 2010, Effective January 2011 The Rental Housing Inspection Program requires all rental unit owners to obtain an annual residential rental business license and comply with a rotating city -wide five -year inspection schedule. Rental units must meet code standards, and violations must be addressed within 30 days. The program seeks to address the reality that many substandard and unsanitary residential building do not meet State and local housing and technical codes. These buildings threaten the physical, social, and economic stability of residential neighborhoods and require the use of public funds for remedial action and abatement. Starting in 2015, the Rental Housing Inspection Program will collaborate with Tukwila Police's Crime -Free Housing Program. Rental properties that participate in the Crime -Free Housing Program may defer the required inspection and licensing process for up to four years. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 9 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Noise — TMC 8.22, Adopted July 2010 Tukwila Municipal Code Chapter 8.22 was updated in an effort to minimize the exposure of Tukwila residents to the physiological and psychological dangers of excessive noise. Investigations by the Department of Community Development and Tukwila Police found special conditions within the City that make it necessary for City code to differentiate from regulations adopted by the Department of Ecology. Housing Options Program — TMC 18.21, Adopted October 2005, Expired October 2008 The Housing Options Program was a three -year demonstration program for small -scale housing in an effort to increase the choice of affordable housing available, and support neighborhood stability through projects that are compatible with existing single - family developments. Housing types included cottages, compact single - family houses, and duplexes. There was no minimum lot size, but projects were required to meet density minimums and maximums. Unfortunately, due to the economic recession, three projects were approved but never developed before the program expired in 2008. Walk and Roll: City of Tukwila's Non - Motorized Plan — Adopted January 2009 The Walk and Roll Plan was created to carry out the goals of the Comprehensive Plan with a focus on non - motorized transportation. It uses a "complete streets" perspective, expanding the idea of transportation from simply keeping cars and trucks moving to the idea that Tukwila's streets ought to be for everyone. The plan includes an analysis of existing conditions of residential neighborhood connectivity and recommends design standards and prioritized sidewalk and infrastructure improvement projects. Single - Family Dwelling Design Standards — TMC 18.50.050, Adopted August 2005 Single - Family Dwelling Design Standards codify standards for all new single - family dwellings constructed under building permits. The ordinance strives to improve the quality of homes in the City and the streetscape of residential neighborhoods by including requirements for permanent foundations, exterior siding and roofing material that is residential in appearance, front door orientation toward the front or second front yard, and a minimum roof pitch of 5:12. Crime Free Housing Program Managed by Tukwila Police, the Crime Free Housing Program was designed to help tenants, owners, and the managers of rental property keep drugs and other illegal activity off their property. The program utilizes a unique three -part approach in order to achieve the crime prevention goal while maintaining a tenant - friendly approach. As of January 2015, three multi - family developments have been certified. Beginning in 2015, the Crime Free Housing Program will collaborate with the Rental Housing Inspection program. Rental properties may defer the inspection requirement if they become certified in the Crime Free Housing Program. Residential Focus Presentations — 2015 During March and April 2015, Residential Focus, a three part presentation, was presented to City Council. The presentations showcased the breadth and depth of the City's ongoing efforts to improve and preserve the quality of residential neighborhoods in Tukwila and provided more information on existing and future programs and services for residents. Links to the presentations can be found in Appendix D. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 10 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Tukwila Community Input Community Conversations Pursuant to GMA, Tukwila residents were involved in the comprehensive plan update. On March 6th and March 8th, 2014, the city of Tukwila held Community Conversation Open Houses to gather community feedback regarding housing, business, food access, and service needs along the Tukwila International Boulevard Corridor. The March 6th Conversation was held at Showalter Middle School; the March 8th Conversation was held at the Tukwila Community Center. Feedback relating to residential neighborhoods is as follows: Community Connectors Survey: Over 85% of both the Somali and Eritrean population surveyed indicated close access to their mosque or church as their top reason for living in Tukwila, with closeness to family and people from their country as their second reason. Several of those surveyed also indicated the desire for a traffic light between S 142nd & S 143rd so that families could have safe and secure access to the mosque from one side of International Blvd to the other. Those surveyed from the Latino and Burmese populations indicated closeness to school as their top reason for living in Tukwila, with both groups responding at a rate of over 65 %. Across all communities, over 60% of those surveyed indicated that they planned on staying in Tukwila, with the highest mobility predicted for the Eritrean and Arabic - speaking populations. Both of these communities indicated that while they would like to continue living in Tukwila, the high cost of rent and sub - standard living conditions motivate them to seek housing elsewhere. Several respondents indicated the desire for low income housing in Tukwila as well as access to affordable commercial space so that they may start their own businesses at a reduced rate. Open House Participants: The main reason cited by both groups for living in their neighborhood in Tukwila was that they liked their house /apartment. This response was 88% for those on March 6th, which was higher than the 48% cited on March 8th. Cost, proximity to transportation and work were of similar importance for both groups. The March 8th group cited being close to family and people from their own country more often, showing a higher priority for social needs. Community Canvassing In the fall of 2014, City staff conducted the City's first ever door -to -door community canvass, with a focus on the Allentown neighborhood. City staff visited homes in the neighborhood and spoke with residents. The City undertook this pilot project in order to hear directly from residents in order to identify key issues and concerns facing residents. In response to the Allentown canvass, City staff are working with residents to find solutions to some of the issues raised. The City is planning to conduct door -to -door canvasses of other neighborhoods, with a goal of conducting two community canvasses in 2015. The results of these surveys will be used to further develop short- and long -term strategies to improve neighborhood livability through interactive efforts with residents. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 11 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT IV - NEIGHBORHOOD CONDITION: CITY -WIDE ANALYSIS As part of the Comprehensive Plan and Strategic Plan, Tukwila plans to focus City planning, programs, and investments on creating a connected, dynamic urban environment. A critical component of this work is assessing existing conditions at the City and neighborhood levels and implementing code and policy changes that have been adopted since the last Comprehensive Plan update. A neighborhood can be defined in different ways, but commonly refers to a geographic area and the people within that area. Many of Tukwila's neighborhoods as described in this document are distinct due to physical barriers, including interstate highways, major streets, or the Duwamish River, which separate them from surrounding areas. This is true for the Tukwila Hill, Ryan Hill, Allentown, Duwamish, Cascade View, Foster Point, and McMicken Heights neighborhoods. The boundaries separating the Riverton, Foster, and Thorndyke neighborhoods from each other are less obvious and are largely based on the boundaries of each area at the time they were annexed to Tukwila. Development Characteristics Most of the City's land was originally platted for future development starting in the early 1900s. The Ryan Hill neighborhood was the first to be platted in 1890 as part of the Pottery Works subdivision. Most original plats divided the City into tracts of land one acre in size or larger. These original tracts have been further subdivided over time (and continue to be subdivided), shaping the lot patterns within each neighborhood and contributing to the character of Tukwila's neighborhoods. Annexations Tukwila has not annexed any neighborhoods having a substantial amount of residential development since the 1990s. However, many of the differences in neighborhood character in Tukwila can be attributed to the City's annexation history. Development characteristics such as density, presence or absence of sidewalks, and zoning reflect the conditions that were in place at the time of each neighborhood's annexation. As the City quadrupled in size through these annexations, it inherited some areas that were deficient with respect to infrastructure and amenities compared with the original town site. Figure 1 below is a generalized map of the annexations that have occurred to make up the City's existing neighborhoods. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 12 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 1: Annexation of Tukwila Neighborhoods Source: Tukwila GI5, 2014 Tukwila Neighborhoods: Year Annexed 1989 (Fire District 1) 5116th 51 m m d ¢' 4, 5 1201h Pi' c t 4 I s 122nd S! 9 (Fire District 1) 1989 S 124th St, 5 128111 St S*814Sr S 130th St 5130th St t ' s _ 811335th 5t 3S 7 iy it.4 S 137th st ' m g ,. 1989 (Fire District 1) 199 8 140th. 1989 P r 8 144th St it ili N 0. 2 .6 S 144th St S 146th St co y m b; s 1481h St t 4 w c ' s 150th St '» $ r F 4 p 5 152nd 3t H °' WI °'S 152nd St Sauthcanlerslvd Original Town Site 5 150th St So-undo. B 1985 • Avila .. Blvd MinkVer$1∎0 n s TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 13 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 2: Residential Additions and Remodels w NA-it VAL ea • f •• • • • • • )0 es •� • • • ••�•• • •y ••S • • • • • • : N • •• • 4 «• • • • es i • • . • • • • . IA • 0 • • • • • • p •• 81n • ! • 11 •► 0.3 0.15 0 0.3 Miles b r. Pan DER TORE DCTr uarnmcn, Long Range Prr eids Nf14 ComPl -aarpdeief:ompPlanifemerTE,. C CC7 6`•.> = RemeRResr Source: Tukwila G15, 2013 Cal Residential Additions and Remodels 2004 -2013 Legend Neighborhood Allentown 0ascade View ]uwannsh Foster Faster Point SicMickan Riverton Ryan Hill Thorndyke Tukwila Hill en s.,o d Dais Saved 0373174134.3:39 PM Housing Stock The pie charts below (Figures 3 -7) show how different types of housing units are dispersed throughout Tukwila's neighborhoods. Every neighborhood contains a large amount of single - family housing, and in most neighborhoods single - family homes are the prevalent type of housing unit. Manufactured /mobile homes are a subset of the single - family housing stock. In Tukwila, most manufactured homes are located within the four mobile home parks TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 14 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT located along or adjacent to the Tukwila International Blvd. corridor, in the Foster, Thorndyke, and Riverton neighborhoods. Manufactured homes within mobile home parks tend to be very old; many were constructed before the Department of Housing and Urban Development (HUD) adopted construction and safety standards for manufactured homes in 1974. While the people who reside in mobile home parks may own the actual home, they typically rent the land within the park from a different property owner who may also charge residents utility fees. If the landowner were to sell the property, many of the mobile home residents are at risk of displacement even if they own their home. This is due to the difficulty of moving a mobile home, as well as building and zoning standards which older mobile homes cannot meet. Manufactured homes are also located outside of mobile home parks in Tukwila, on single - family lots located throughout the City's neighborhoods. On single - family lots, most mobile homes are owned by the same person who owns the land. Little -to -no multifamily development is located in the Allentown, Duwamish, and Foster Point neighborhoods. There is some multifamily development in the Foster, McMicken Heights, and Riverton neighborhoods. Concentrated multifamily development is located in the Cascade View, Thorndyke, and Tukwila Hill neighborhoods. Condos make up roughly 11% of the multifamily development in Tukwila, and are only located within the Cascade View, Foster, McMicken Heights, and Tukwila Hill neighborhoods. Figure 3: Number of Housing Units by Neighborhood 388 2477 83 W387 1350 68 800 143] 369 • Allentown • Cascade View Duwamish • Foster • Foster Point McMicken Riverton Source: King County Assessor, 2013 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 15 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 4: Number of Single Family Homes by Neighborhood 572 46( 121 / 5_28 235 3041 Source: King County Assessor, 2013 • Allentown • Cascade View Duwamish • Foster • Foster Point McMicken Figure 5: Number of Manufactured Homes Outside of parks Manufactured Homes outside of Parks • Allentown • Cascade View Duwamish • Foster M Foster Point McMicken Heights • Ryan Hill • Riverton • Thorndyke • Tukwila Hill Source: King County Assessor, 2013 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 16 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 6 : Number of Condos by Neighborhood • 70 ■ 0 0 ■46 • 0 • 0 • 0 • 0 • Allentown • Cascade View Duwamish • Foster • Foster Point • McMicken Heights • Ryan Hill • Riverton Thorndyke Tukwila Hill Source:King County Assessor, 2013 Figure 7: Number of Apartments by Neighborhood • 4 • • Allentown • Cascade View Duwamish • 0 • Foster • 106 • 7 • Foster Point 884 • 22 65 McMicken Heights Ryan Hill Riverton T rndyke 135 Source: King County Assessor, 2013 Age Over half (55 %) of the City's housing stock was built before 1970, and only around 10% of the housing stock has been constructed since 1990. In the three decades prior to 1990 there was a very large amount of multifamily development constructed. Since 1990 there have only been a handful of apartment units (if any) constructed each decade. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 17 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Property Maintenance Maintenance of individual properties in a neighborhood has a big impact on the look and feel of the area. To a large extent the amount of care residents take in presenting a clean and attractive "face" to their homes is a reflection of the social norms that have been established in a particular region and the degree of neighborhood pride. The City has two sources of information on property maintenance: the building permit data for residential additions and remodels, and code enforcement data. Figure 2 shows the location of building permits for residential additions and remodels from 2004 -2013. The map shows that investments are being made in property upgrades and maintenance in every neighborhood in Tukwila. Basic standards for property maintenance are contained in City regulations and are enforced by the Code Enforcement Division. Figure 8 below provides a summary of City -wide code enforcement statistics. The most common violations include construction without a permit, accumulation of rubbish /garbage, and parking issues (parking on unimproved surfaces; parking of commercial vehicles in violation of code requirements; and parking boats, motorhomes, and other recreational vehicles in violation of code requirements). Since the last Comprehensive Plan update, the Code Enforcement team has increased staffing levels, and has reviewed procedures to identify opportunities to streamline the process for obtaining compliance on requests for action. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 18 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT 14 Figure 8: Residential Code Enforcement Cases by Type Detailed Comparison OPEN Syr average and 2014 Case Type 3 Year Average 2011 -201= 72 2014 73 20141 3 Year Average 296 Building— Na P_• -',t Rubbish /Garbage 69 76 10% Parking Issues 3D _ 137% Lack of Rental Lir:ense 15 69 331% Signage (Illegal no permitl 42 59 40% *NI [SC - Other 52 58 12% Overgrowth/Weeds 30 55 8396 Business License 28 20 (29%) Junk Vehicles 11 19 7396 Graffiti 9 3 (67%) Total Cases 359 5O3 42% Top 3 - OPEN 2014 1. Building— NO Rermir 2_ Rubbish /Garbage 3. Parking Issues TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 19 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Detailed Comparison} CLOSED 3yr average and 2014 Case Type Building — No Permit 3 Year Average 2011 -2013 74 2014 102 2014/ 3 Year Average 3896 Rubbish /Garbage 52 93 7996 Parking Issues 27 75 17896 Lack of Rental License 14 57 30746 Signage (I legal nc permit) 33 53 3350 *Misc — Other 52 86 6596 Overgrowth /Weeds 37 55 4794 Business License 27 24 (11%) Junk Vehicles 13 16 2356 Graffiti 8 1 (8796) Total Cases 342 562 64% Source: Traklt query, 2014 Tap 3—CLOSED 2014 1. Building—No Permit 2. Rubbish /Garbage 3. *Misc. - Other Access to Services & Connectivity Ideally, the built, natural, and social environments in neighborhoods provide opportunities for residents to interact, experience nature, enjoy leisure and physical activities, and to easily access food and other retail. The City of Tukwila provides a variety of city -owned facilities, shown in Figure 9. These facilities, in combination with privately owned commercial development, and schools all influence neighborhood quality. Since the 1994 Residential Neighborhoods element, some issues have been addressed while others continue to persist. The sections below provide an overview of city -wide access to services and connectivity. Neighborhood specific information is included in the Neighborhood Profiles. Parks & City Facilities The City of Tukwila strives to provide accessible and connected parks and recreational opportunities for residents of all ages and abilities. There are 32 park properties in the City's inventory totaling 273 acres, as shown in Figure 9 and Table 1. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 20 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 9: City Facilities Lake Washington r.5 0 25 0 0.5 Miles u% . 3 'q2� 3 Yr Mang ;ar ge s *gecnn Id �;cyFaoUgaY a,r.rs. Mrcn�iMms:h.yraaVes mm Source: Tuwkila GIS, 2014 Facilities Legend Area Facilities IX City Hall, Police, Court • City Housing Metro South Base * City Maintenance Facility * Community Center 44 Fire Station M Library Transit Center • Park and Ride 1,41 Post Office P Schools Tukwila Property Non- Tukwila Parks ...[ 2522 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 21 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Table 1: Existing Park Land in Tukwila Source: Tukwila Parks, Recreation, and Open Space Plan, 2014 Tukwila Parks and Recreation uses the following three classifications for parks and open space: Local Parks — Local parks provide for a range of opportunities, such as soccer or playground play, and are generally intended to serve the surrounding neighborhood. Special Use Parks — As their name implies, special use parks focus on a unique or singular attraction such as a water feature, garden or community center. These park types vary in size according to the amenity that they showcase. Open Space — Open spaces are parks that protect natural system benefits such as wildlife habitat and water quality. Open space sites can also provide for public use such as trail activities, education and interpretation and water access. These sites include riverfront lands, wooded areas and /or steeply sloped hillsides. Sidewalks and Trails Sidewalks, trails, and other pedestrian paths help to promote a sense of community as residents acknowledge each other and sense their environment much more on foot than when in a car. According to a sidewalk inventory conducted in 2006, sidewalks are located on approximately 29% of the street edges along the City's public streets. In total, there are approximately 57 linear miles of existing sidewalk along City streets, out of a total 197 linear miles of street edge on which sidewalks could be provided. Figure 10 shows existing sidewalks and trails in relation to schools. Since the sidewalk inventory, Public Works has coordinated Safe Routes to Schools trail and sidewalk construction for Cascade View and Thorndyke Elementary, respectively. The desire for roadway and right -of -way improvements for non - motorized travel has been a recurring theme since the last Comprehensive Plan update. The 1994 Residential Neighborhoods Background Report showed that public input expressed that right -of -way improvements should include enhanced bicycle and pedestrian facilities, de- emphasize auto travel (including reducing speeds), and incorporate large stature trees in project design. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 22 Total Parks Total Acreage Local Parks 10 48.1 Special Use Parks 10 196.2 Open Space 12 28.8 Total 32 273.1 Source: Tukwila Parks, Recreation, and Open Space Plan, 2014 Tukwila Parks and Recreation uses the following three classifications for parks and open space: Local Parks — Local parks provide for a range of opportunities, such as soccer or playground play, and are generally intended to serve the surrounding neighborhood. Special Use Parks — As their name implies, special use parks focus on a unique or singular attraction such as a water feature, garden or community center. These park types vary in size according to the amenity that they showcase. Open Space — Open spaces are parks that protect natural system benefits such as wildlife habitat and water quality. Open space sites can also provide for public use such as trail activities, education and interpretation and water access. These sites include riverfront lands, wooded areas and /or steeply sloped hillsides. Sidewalks and Trails Sidewalks, trails, and other pedestrian paths help to promote a sense of community as residents acknowledge each other and sense their environment much more on foot than when in a car. According to a sidewalk inventory conducted in 2006, sidewalks are located on approximately 29% of the street edges along the City's public streets. In total, there are approximately 57 linear miles of existing sidewalk along City streets, out of a total 197 linear miles of street edge on which sidewalks could be provided. Figure 10 shows existing sidewalks and trails in relation to schools. Since the sidewalk inventory, Public Works has coordinated Safe Routes to Schools trail and sidewalk construction for Cascade View and Thorndyke Elementary, respectively. The desire for roadway and right -of -way improvements for non - motorized travel has been a recurring theme since the last Comprehensive Plan update. The 1994 Residential Neighborhoods Background Report showed that public input expressed that right -of -way improvements should include enhanced bicycle and pedestrian facilities, de- emphasize auto travel (including reducing speeds), and incorporate large stature trees in project design. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 22 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 10: Sidewalks, Trails, and Streets Surrounding Schools Sidewalks, Trails, & Streets Surrounding Schools Legend quarter mile school buffer half mile school buffer pubic schools poked shoulders - sidewalks - unimproted ROW • minor arterials - pnndpal arterials trails planned trolls watercourse wetlands parks Source: Tukwila GIS, 2014 Schools School facilities are significant elements of neighborhood identity; they provide a place for neighborhood children to learn and meet, provide a forum for neighborhood parents to form social links around common education goals, and house significant meeting and recreational facilities. The majority of the City's school age children attend schools in the Tukwila School District. The Tukwila School District consists of five schools: 3 elementary schools (Cascade View, Thorndyke, and Tukwila), 1 middle school (Showalter), and 1 high school (Foster). North, south, and eastern areas of the City are outside of Tukwila School District boundaries and are served by the Highline, Seattle or Renton school districts, as shown in Figure 11. School quality is one of the major considerations households take into account when deciding where to live. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 23 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 11: Tukwila School District Boundaries qs`� sin,Edery',,% Ulm*. School Ol.1de. S406 r r µ F +6x051 IA SI. 1 Tak55 AbS16S " Sawa vm�fi 2o6.i01.8000 Elementary School Boundari s- r ..de Mew ElamaNary Thamdyka Elememery Tukwila Elpng twy ',CM& r s +,.ore .44A Source: Tukwila School District, 2014 COPYrIPTI KROLL MAP COMP. A portion of the northern area of the City, including the Ryan Hill neighborhood, is within the district boundaries for Seattle Public Schools. The southwestern edge of the City, including a portion of the McMicken neighborhood is within the district boundaries for Highline Public Schools. See neighborhood profiles for school information specific to each neighborhood. The southeastern edge of the city, including the Urban Center is within the district boundaries of Renton School District. While there is currently no housing in the Urban Center, housing projections and a newly adopted subarea plan and subsequent zoning code revisions for the Urban Center, indicate that there will likely be new residential development in the area in the future. Neighborhood - Supportive Commercial Uses Commercial areas in residential neighborhoods provide the opportunity for residential support services to locate within walking and bicycling distance to where people live. These areas are intended to develop in a manner which is harmonious with adjacent residential uses. The primary commercial areas within and /or adjacent to residential neighborhoods include the Southcenter area, Tukwila International Boulevard, Military Rd. S., S. 144th St., Interurban Ave. S., and East Marginal Way (near S. 130th St.). The 1994 Residential Neighborhoods Background Report highlighted that neighborhood commercial area redevelopment cannot be supported by the immediate TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 24 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT residential market areas; especially in competition with businesses along Tukwila International Boulevard and the Southcenter area. The report indicated that redevelopment must be supported by a combination of regional businesses and local demand from nearby industrial and residential areas. Home Occupations In -home businesses, often referred to as a home occupation', accounted for 210 distinct business licenses in 2014. The average in -home business has been licensed with the City for four years, although a few businesses have been licensed for several decades. Table 2 shows a breakdown of the top ten license categories. These ten categories account for 140 business licenses. "Service" is the largest category, with 25 active licenses in 2014. Service is a broad category including: translation services, screen printing, and knife sharpening. The remaining 70 license types omitted from the table range from automotive to security, with no category having more than three licenses. Table 2: Home Occupations in Tukwila Category # of Licenses Service 25 Janitorial 24 Contractors /Architects 18 Daycares /Preschools 17 Taxi /Limousine /For Hire Driver 14 Consultants 13 Landscaping /Yard Service & Design 9 Transport /Storage 8 Specialty Store Service 7 Art & Supplies 5 Source: City of Tukwila, 2014 The majority of home occupations are individual businesses (133), with limited liability corporations (31), corporation (21), sole proprietorship (8), partnership (2), non - profit (1), and unspecified (14) making up the remaining. These licensed businesses employ approximately 225 full -time employees. It is unclear whether or not the non - occupant employees are Tukwila residents. Anecdotal evidence from conversations between Planning and Code Enforcement staff and residents suggests many residents would like to have a home occupation in an accessory unit. The current definition of home occupation only allows business to be conducted in the primary residence. Allowing home occupations in accessory units may provide residents with a broader range of economic opportunities. However, it may also negatively affect on- street parking and the residential character of neighborhoods depending on the type of business being conducted. 1 TMC 18.06.430 defines a Home Occupation as 'an occupation or profession which is customarily incident to or carried on in a dwelling place, and not one in which the use of the premised as a dwelling place is largely incidental to the occupation carried on by a resident of that dwelling." TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 25 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Housing Options /Housing Stock Diversity One of the goals stated in Tukwila's Strategic Plan is to encourage maintenance, improvements, and diversity in the City's housing stock. Tukwila's housing stock is primarily made up of single - family homes and multifamily units (condos and apartments) in large development complexes. Most existing single - family homes were built before 1970, and most multifamily development was built from 1960 -1989. A majority of the new housing forecasted to be built in Tukwila over the next 20 years will be built in Tukwila's urban center. This area is expected to transform into a new neighborhood of mixed -use development. There is also expected to be a large number of single - family housing units built as infill development in existing single family zones. Specific issues related to housing options in Tukwila include the following: 1. A lack of housing with more than two bedrooms. 2. Predominance of lower- quality of housing stock due to a lack of new development. 3. An expected rise in the number of elderly residents, as the existing population ages. 4. Feedback from Tukwila landowners related to infill development: • requests to reduce the minimum lot size from 6,500 square feet to 6,000 square feet • interest in cottage housing • interest in detached accessory dwelling units • concerns related to the height and bulk of new single - family homes built adjacent to older single - family homes • the ability to use accessory structures for home -based businesses It is a balancing act to encourage a diverse range of housing types while trying to make sure that new development will be compatible with existing homes. This effort will likely require the establishment of new development regulations. We will examine the unique characteristics of each neighborhood In the Neighborhood Profiles section to find out if recommendations could be tailored to specific areas, or if they should be applied more generally. Below is a discussion of some of the general conditions affecting development potential in residential areas under existing development regulations. Vacant Parcels Analysis of vacant parcels in the LDR Zone reveals that approximately 100 out of the 470 vacant parcels are smaller than 6,500 square feet. A breakdown of the size and location of these vacant lots is Table 3. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 26 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Table 3: Vacant Parcels Under 6,500 SF All Parcels Under 6,500 SF Size (square feet) Number of Parcels 6,000 -6,499 279 These are mostly in Cascade View and Allentown, but there are several in every neighborhood. 5,000 -5,999 146; All neighborhoods, except McMicken Heights (none) and Thorndyke (only one parcel is this size) 4,000 -4,999 87; primarily in Allentown (adjacent to and south of 5 122nd Street) 3,000 -3,999 91; primarily in Allentown (adjacent to and south of S 122nd Street) 2,000 -2,999 20; primarily in Allentown; one parcel each in Duwamish, McMicken, Tukwila Hill, Cascade View Less than 2000 14; many of these are private access areas TOTAL 637 Source: Tukwila GIS, 2013 Table 4: Parcels Eligible for Accessory Dwelling Units Neighborhood All 7200 - 12,999 SF Lots Neighborhood's % of total parcels 7,200 -12999 SF Allentown 177 10% Cascade View 238 13% Duwamish 53 3% Foster 153 8% Foster Point 31 2% McMicken Heights 354 19% Riverton 150 8% Ryan Hill 63 3% Thorndyke 263 14% Tukwila Hill 372 20% TOTAL 1854 100% Source: Tukwila GIS, 2013 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 27 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Large Parcels Ineligible for Platting Activity Tukwila has received comments from landowners in the City who own parcels larger than 10,000 square feet but smaller than the 13,000 square feet needed to meet the 6,500 square foot minimum lot area for each new lot. Figure 12 shows the location of these parcels. Note that many of these parcels are already developed with one single - family home but could be short platted to create an additional lot for another home if the minimum lot size was reduced. Site conditions, such as the presence of sensitive areas, would likely reduce the likelihood of short plat activity on some of the properties identified on the map. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 28 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 12: Residential Lots over 10,000 SF Residential Lots over 10,000 Square Feet Shape_Area 10 000 - 11.499 Square Feet 12000- 12.949 Square Feet I I S 128th St S150ihSt 9 5135th St ? gate pgll'� S 137th St oa N 51341 Sl.. 7, %i e a a N .. Q Tukwila r' Fool 5140th St CA- S 144th St S 146th St S 148th St S 150th St S 152nd St u, S 158th S 160th S€ s EICrrsta 64th St - 7 Source: Tukwila GIS, 2014 Unsewered Areas Figure 13 below shows the few remaining areas of the City not served by a sewer system, including large areas of the Ryan Hill and McMicken Heights neighborhoods. Most of the existing homes in these areas were constructed TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 29 41 Parcels Between 10,00 12,9995F s Parcels Between 12,003- 12,9990F (subset of previous column( Allentown 64 16 Cascade View 64 16 Dowamish 17 1 Foster 33 12 Foster Point 18 5 r18rvicken 146 39 Riverton 58 20 Ryan Hill 18 1 Thomdyke 91 16 Tukwila Hill 182 82 TOTAL 694 210 S 128th St S150ihSt 9 5135th St ? gate pgll'� S 137th St oa N 51341 Sl.. 7, %i e a a N .. Q Tukwila r' Fool 5140th St CA- S 144th St S 146th St S 148th St S 150th St S 152nd St u, S 158th S 160th S€ s EICrrsta 64th St - 7 Source: Tukwila GIS, 2014 Unsewered Areas Figure 13 below shows the few remaining areas of the City not served by a sewer system, including large areas of the Ryan Hill and McMicken Heights neighborhoods. Most of the existing homes in these areas were constructed TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 29 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT prior to annexation to Tukwila and are served by septic systems. These areas are sparsely developed compared with other residential neighborhoods in Tukwila, largely due to lack of sewer connections. Infill development in these areas depends on the ability of each developer to extend sewer service to a particular development site. Figure 13: Sewer Districts Source: Tukwila GI5, 2010 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 City of Tukwila Sewer Districts Sewer District Tu kmla Senate - Valley View Renton - Non -S w ,ed Area L.J City L ruts s Not to Scale Date: March 23. 2010 Page 30 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Social Characteristics Demographics Poverty Since the Comprehensive Plan was last updated in 1994, poverty levels in Tukwila have tripled. Between 1990 and 2010, Tukwila's inflation- adjusted median household income decreased from $53,003 to $44,271 (- 16.4 %), while the County's increased from $63,621 to $66,174 ( +4.0 %). The median income in Tukwila in 2013 was $47,054. Lack of jobs, exhaustion of unemployment, and health conditions are common economic stressors for low- income residents. In Tukwila, 25% of families and 24% of residents are below the poverty level. This represents almost a 300% increase since 2000 and follows a national trend of concentrated poverty in suburban areas. From 2009 -2010, 40% of residents, and over 61% of youth (ages 0 -17) used Basic Food Program services, an increase of over 9 %. Almost 80% of Tukwila School District students qualify for free and reduced lunch during the 2013 -2014 school year. Concentrated levels of poverty impact the look and feel of residential neighborhoods. Homeowners living below the poverty level often do not have the financial means to properly maintain their homes, and renters are more likely to move frequently, increasing turnover rates in renter - dominated areas. Tenure One theme that occurs in both the 1994 Residential Neighborhoods Element and the Strategic Plan is the desire to decrease the transient nature of Tukwila's residents. While there are numerous factors that affect tenure, renting versus owning a home may increase transiency. Between 2006 and 2010, 23.2% of Tukwila's residential population moved to a different house in the previous year while only 18.5% of overall county residents moved in the same time period. Increasing home ownership options in the City may help decrease transiency. Neighborhood Health Overall, major chronic health indicators are significantly higher in Tukwila than in King County as a whole. Table 5 illustrates that average life expectancy is lower than the King County average, and that a higher percentage of Tukwila residents identified with chronic health indicators that can be linked to housing and the built environment. Public Heath — Seattle & King County assert that housing and the built environment have direct impacts on public health, including: fire, exposure to toxins, exposure to moisture and allergens, physical activity, better nutrition, timely use of health care, and spending on necessities (Health Housing, Healthy Communities, 2014). TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 31 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Table 5: Health Indicators in Tukwila and King County Indicator* % Tukwila Residents % King County Residents Life expectancy at birth (year) 79.9 81.5 Did not participate in physical activity 24 15 Obese (BMI > =30) 32 21 Current smoker 20 11 Have current asthma 8 8 Motor vehicle accident injury /death 8.3 6.2 * 2007 -2011 averages, data for Tukwila and SeaTac Source: Public Health — Seattle & King County Crime and Perceived Safety Reported residential burglaries can be used an indicator for overall crime and safety in Tukwila's residential neighborhoods. Overall the City has a higher number of residential burglaries (incidents) per household than other South King County cities, as shown in Table 6. Table 6: Comparison of Residential Burglaries Source: 2012 Crime Data Table 7: Reported Residential Burglaries in Tukwila, 2004 -2014 Incidents Households # Incidents Per Household Tukwila 171 7,300 0.023 SeaTac 179 9,794 0.018 Burien 245 16,471 0.015 Kent 310 35,675 0.009 King County 2204 796,555 0.003 Source: 2012 Crime Data Table 7: Reported Residential Burglaries in Tukwila, 2004 -2014 Source: Tukwila Police, 2015 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 32 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Yearly Total 92 138 132 161 203 205 211 193 171 118 130 Monthly Average 8 12 11 13 17 17 18 16 14 10 11 Source: Tukwila Police, 2015 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 32 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT According to data from Tukwila Police (Table 7), from 2004 to 2014 there were an average of 195 reported burglaries in residential areas every year. This rate went up in 2008, most likely linked to the economic downturn, but has fallen since 2011. 2014 had the lowest number or reported residential burglaries since 2006. Perceived safety addresses how safe residents feel in their neighborhoods. This includes if and how often residents worry about their safety, the safety of their children, and the safety of their homes. A Communities Count survey conducted in 2004, 2007, and 2011, found that residents across King County, including the South King County sub- region, worried less about safety in 2011 than they had in 2004, as shown in Figure 14. This data does not provide information specific to Tukwila residents, but illustrates a general trend in actual and perceived safety in neighborhoods. The trend in an increased sense of perceived safety is consistent with lower rates of residential burglary in the City. Figure 14: Perceived Safety by Region High 30 27 , 24 21 18 - is , 12 8 LOW Perceived safety by region, King County (2004, 2007, 2011) '04 '07 '11 North Region '04 '07 '11 Seattle '04 '07 '11 East Region '04 '07 '11 South Region '04 '07 '11 King Canty 1 Confidence interval shows range That includes true value 95% of the time. See Notes $ Sources for additional details. Data Source: CommunitiesCUuntSurvey, 2014 COMMUNITIES 50037412012 Source: Communities Count, 2011 Social Cohesion Social cohesion is commonly defined as mutual trust among neighbors combined with a willingness to intervene on behalf of the common good. Neighborhoods with high levels of social cohesion tend to have lower rates of turnover and violence. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 33 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 15: Neighborhood Social Cohesion by Region Neighborhood social cohesion by region, King County (2011) 50 40 0 a _' 30 ra a, aa ¢ 20 10 36.3 North Region Seattle 37.0 East Region r South Region 362 Nng County Confidence interval shows range that includes true value 95% of the time See Notes & Sources for additional derails. Oats source: CommunflielCeantSUrvey2011 Source: Communities Count, 2011 Based on 2011 survey data, the mean social cohesion score for King County was 36.2, with a possible range from 10 (low) to 50 (high). South King County communities had a slightly lower score of 35.9, the second lowest in the region, as illustrated in Figure 15. While survey data specific to Tukwila is unavailable, the data for South King County can be used to as an indicator for the City. COMMUNITIES COUNT,07 /2013 The demographics of a neighborhood, including country of birth, primary language, age, race, and gender are tied to social cohesion, as shown in Figure 16. On the whole, white residents are more likely to feel a sense of cohesion than non -white residents, and foreign born residents with limited English proficiency have even lower rates. Tukwila is a majority- minority city, meaning that the majority of residents are non - white, and approximately one - third of residents are foreign born. These demographics may be a contributing force to the lower social cohesion score in South King County. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 34 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Figure 16: Neighborhood Social Cohesion by Demographics Neighborhood social cohesion by race, ethnicity, country of birth, first language, King County (2011) White Black Asian •Other races MOlple Hispanic Non- Hispanic Foreign bom U.S born 38.3 361 1st Language Englsh 151 Language= English 10 30 40 Average soclel cohesion score Ham: Confidence Inlenel shows range that includes in. value 95% or the time Sea Notes & Sowwces for additional deta4a " Numbers of American IndianrAlaska Native and Pacific Islander respondents were too small to permit calculation o1 relotde scores so these respondents were combined as °otter races." Data source: Communities Countssrvey0011 Source: Communities Count, 2011 50 03MMdMR1E5 CDt1M °d] 2013 A neighborhood is not only made up of physical attributes. Some advantages of living in an urban environment are the connections and opportunities that can happen when neighbors interact with one another. The people who live and work in a neighborhood represent a wealth of different resources. Examples of some common ways members of a neighborhood can benefit from social cohesion include formation of networks for lending tools, working together to improve a neighborhood green space, helping a neighbor with yard maintenance, or formation of a neighborhood emergency preparedness hub. Existing examples of activities in Tukwila's neighborhoods that encourage social cohesion: • Block watches • Council chats • Parks and Recreation programs • City events: Night Out Against Crime, Backyard Wildlife Festival • Religious organizations • School activities • Work parties /stewardship TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 35 1 Housing Stock: • 384 single family homes — including 24 mobile homes • 4 apartments • No condos • Older homes — 50% built before 1950 • 52 rental units • 87% owner - occupancy rate Services, Amenities, and Connectivity • Tukwila Community Center • Duwamish Gardens • Duwamish Hill Preserve • Duwamish Park • Codiga Park • Green River Trail • Pedestrian Bridge to the Duwamish Neighborhood • Fire Station 53 • Surplus Fire Station property • Students attend Tukwila Elementary, Showalter Middle School, Foster High School, or Aviation High School • Few sidewalks • Minimal existing /potential neighborhood- supportive commercial within walking distance (see orange circled areas at right) • Walk Score' of 43 (score of 100 = most walkable) Policy Issues: • Narrow, 3,000 square foot lots • Non - conforming uses • Truck traffic • Property maintenance • Small lot development • Potential for 177 ADUs J 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT V - NEIGHBORHOOD PROFILES Allentown TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 36 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Cascade View Housing Stock: • 540 single family homes — including 19 mobile homes • Most single - family built in 1940s • 675 apartments • 70 condos • 709 rental units • Multifamily built in 1960 -1980s • 45% owner-occupancy rate Services, Amenities, and Connectivity • Cascade View Elementary • Cascade View Community Park • Students attend Cascade View Elementary, Showalter Middle School, and Foster High School • Businesses along TIB within walking distance, including neighborhood commercial node at S. 144th St. /TIB • Few sidewalks • Walk Score of 40 (score of 100 = most walkable) Policy Issues: • Small lot development • Lack of sidewalks /infrastructure for Safe Routes to School • Vacant parcels with potential for commercial /mixed -use development • Potential for 238 ADUs S 128th St a' oil ea a S134thSt Q Saint -m Thomas 0,, ry Church 1 r— S14,thSt - S 146th St ddh is rater C -+ h bit ide m !, oa S 150th St rn S 152nd St eto South S 148th St ght Rai don T S 156th St N M OO 111 I 1E`11 m � llfl �. w • !iii . . • a •r m I 1111E P. t't TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 37 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Duwamish Housing Stock: • 83 single family homes — including 6 mobile homes • No apartments or condos • 13 rental units • 84% owner - occupancy rate • Older homes — 70% of homes constructed before 1950 Services, Amenities, and Connectivity • Green River Trail • Pedestrian bridge over Duwamish River connects to Allentown • Access to the shoreline • Students attend Tukwila Elementary, Showalter Middle School, and Foster High School • No commercially zoned parcels within the neighborhood • Minimal existing /potential neighborhood- supportive commercial within walking distance (see orange circled areas at right) • Few sidewalks • Walk Score of 24 (score of 100 = most walkable) Policy Issues: • Property maintenance • Potential for 53 ADUs • Larger parcels (approx.10,000 sf) ineligible for subdivision j TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 38 14 Foster RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Housing Stock: • 235 single family homes — including 9 mobile homes on single - family lots • Southgate Estates Mobile Home Park • 124 apartments • 46 condos • 193 rental units • 50% owner- occupancy rate • Newer homes — 25% of homes constructed between 2000 -2009 Services, Amenities, and Connectivity • Tukwila Pool • Foster High School • Showalter Middle School • Foster Library • Students attend any of three Tukwila elementary schools, Showalter Middle School, and Foster High School • Businesses along TIB within walking distance for western portion of neighborhood (see orange circled areas at right) • Few sidewalks • Walk Score of 38 (score of 100 = most walkable) Policy Issues: • Property maintenance • Sensitive Areas (steep slopes, streams, wetlands) limit development • Large development potential on Star Nursery properties • Potential for 153 ADUs • Risk of displacement for mobile home park residents ith St n° r, Soul thgate Park ' S 137th St Riverton CI Park Church v S 140th St Abuba r Islamic 1 Center Cascade View Commuriity Pa' , S 1441.1i .OL e th h Buddhist Center rch by Side of Road S 1511th St, S 134t 0) S 146t rant 4k S 148th St_,1 saint Thomas o'Q Church o� Tukwila Poo) _ w ty. - n Thorndyke11 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 39 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Foster Point QUICK FACTS ON FOSTER Housing Stock: • 61 single family homes — including 2 mobile homes • 7 apartments • No condos • 13 rental units • 81% owner - occupancy rate • 1/3 of homes constructed before 1940 • 25% of homes constructed after 2000 • Smaller unit size than City average Services, Amenities, and Connectivity • Pamela Drive Open Space • 57th Avenue S Park • Foster Golf Links • Green River Trail • Students attend Tukwila Elementary, Showalter Middle School, and Foster High School • Businesses associated with Foster Golf Links and Gateway office complex within walking distance for western portion of neighborhood (see orange circled areas at right) • Few sidewalks • Walk Score of 18 (score of 100 = most walkable) Policy Issues: • Property maintenance • Larger parcels (approx.10,000 sf) ineligible for subdivision • Odor impacts from rendering plant • Majority of parcels located in Shoreline Management Area • Non - conforming uses • Potential for 31 ADUs TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 40 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT McMicken Heights QUICK FACTS ON MCMICKE Housing Stock: • 528 single family homes — including 4 mobile homes • 135 apartments • 137 condos • 169 rental units • 79% owner- occupancy rate • Over 50% of homes constructed between 1950 -1970 Services, Amenities, and Connectivity • Crestview Park • Crystal Springs Park • Students attend Thorndyke Elementary, Showalter Middle School, and Foster High School; students living south of S 160th attend Highline Public Schools • Several businesses located within walking distance in southwest portion of neighborhood along Military Road S (see orange circled areas at right) 1 • Few sidewalks • Walk Score of 39 (score of 100 = most walkable) Policy Issues: • Limited sewer infrastructure in north and east areas of neighborhood • Sensitive Areas (steep slopes, streams, wetlands) limit development • Small -scale multi - family development • Prevalence of larger lots with privat access roads • Potential for 354 ADUs lght Rail Or? c r• g S 158th St S 160th St �ar7 S 164th St TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 41 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Riverton QUICK FACTS ON RIVERT Housing Stock: • 304 single family homes (including 6 mobile homes) • Canyon Mobile Home Park • 22 apartments • 0 condos • 69 rental units • 81% owner- occupancy rate • Older homes — Over 50% of homes constructed before 1950 • Larger homes — Over 40% of homes have 3 bedrooms Services, Amenities, and Connectivity • Riverton Park • Riverton Mini Park • Southgate Park • Students attend any of three Tukwila elementary schools, Showalter Middle School, and Foster High School • There is a neighborhood commercial node at S. 130th and East Marginal Way, but otherwise there is minimal neighborhood- supportive commercial within walking distance (see orange circled areas at right) • Few sidewalks • Walk Score of 36 (score of 100 = most walkable) Policy Issues: • Sensitive Areas (steep slopes, streams, wetlands) limit development • Vacant parcels with potential for commercial /mixed -use development • Small -scale multi - family development • Potential for 150 ADUs • Risk of displacement for mobile home park residents S 128th St r ?599 1 \1 8112814 31 S 134th St cn rmy ar;ar,s Q Pea Parch 5 130th S# ivert� et a Par S 135th S #; sII Pad, S 137 #h St • CD Riverron Q S 134th St a Park to Church - cn Rni rton TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 42 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Ryan Hill Housing Stock: • 121 single family homes — including 1 mobile home • 65 apartments • 0 condos • 84 rental units • 41% owner - occupancy rate • Older homes — 75% of homes constructed before 1950 • Larger homes — Over 40% of homes have 3 bedrooms Services, Amenities, and Connectivity • No parks or City facilities • Kubota Gardens within walking distance • Students attend Seattle Public Schools • Minimal existing /potential neighborhood- supportive commercial within walking distance (see orange circled areas at right) • Few sidewalks • Walk Score of 28 (score of 100 = most walkable) Policy Issues: • Limited sewer infrastructure limits development • Sensitive Areas (steep slopes, streams, wetlands) limit development • Vacant parcels with potential for commercial /mixed -use development • Potential for 63 ADUs TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 43 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Thorndyke Housing Stock: • 466 single family homes — including 15 mobile homes • Orchard Trailer Park • Rainbow Trailer Haven • 884 apartments • 0 condos • 765 rental units • 43% owner - occupancy rate • 2:1 ratio of apartments to single - family homes Services, Amenities, and Connectivity • No parks • Thorndyke Elementary • Fire Station 54 • Police Resource Center • Students attend Thorndyke Elementary, Showalter Middle School, and Foster High School • Businesses along TIB within walking distance • Other areas with potential for neighborhood- supportive commercial uses are near off -ramp from 1 -5 and along 51' Ave 5 (see orange circled areas at right) • Few sidewalks • Walk Score of 45 (score of 100 = most walkable) Policy Issues: • Greater infill capability because of established infrastructure and relative lack of sensitive areas • Vacant parcels along TIB and Southcenter Bvld have potential for multi - family development • Potential for 263 ADUs • Risk of displacement for mobile home park residents rn - i Saint % Thomas N L Church O Tukwila. s i c th th rBiv# S 156th St S 158th St dk S 160th S1 a to S l fidth Sa rn TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 44 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Tukwila Hill QUICK FACTS ON TUKWIL Housing Stock • 572 single family homes — including 2 mobile homes • 1315 apartments • 590 condos • 1240 rental units • 50% owner - occupancy rate • 70% of City's condos • 25% of housing constructed after 1970 Services, Amenities, and Connectivity • Greatest concentration of parks and City facilities (see Appendix E for full list) • Students attend Tukwila Elementary, Showalter Middle School, and Foster High School • Southcenter businesses are within walking distance for the southern portion of neighborhood. Other nearby commercially -zoned properties circled in orange at right. • Extensive sidewalk and trail system • Walk Score of 31 (score of 100 = most walkable) Policy Issues: • Greater infill capability because of established infrastructure and relative lack of sensitive areas • Majority of parcels south of S 144th are larger (approx.. 10,000 sf) but ineligible for division • Majority of parcels north of S 144th eligible for division • Non - conforming uses • Potential for 372 ADUs TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 4), r rbd 05 0 � 1a 42nd ▪ al St a ua 12. -CS -C P. tn tO Macadam Wetlands & ti) ,1 Winter L7 m n Garden m < Qco o, esi ° 5152nd St C° S 144th St Jrort Dent Par Slarff're Sports s4, m_ v; :.F 1.fkarr,- 7S ParR r.__. — J to wy L1III R11n gismo - -. Page 45 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT VI - APPENDICES Appendix A: Community Conversations Survey Results Tukwila Comprehensive Plan Survey March 6th and March 8th, 2014 Report Completed by Max Baker REPORT SUMMARY On March 6th and March 8th, 2014, the City of Tukwila held Community Conversation open houses to gather community feedback regarding housing, business, food access and service needs along the Tukwila International Blvd Corridor. This report outlines the results of the surveys as well as results from surveys collected online. DATA RESULTS TOTAL NUMBER OF SURVEYS COMPLETED: 3/6: 16; 3/8: 31 Note: Not all participants responded 100% to every question. Some participants responded to multiple choices. Percentages may vary depending on the nature of the question. Please refer to attached Excel spreadsheet for additional information regarding individual population totals. HOUSING March 8th Total: March 6th 1. Do you live in a a. House 88% 74% b. Apartment 6% 16% c. Mobile Home 0% 6% d. Other: Condo 6% 3% 2. Are you happy with your house /apartment? a. Yes 94% 87% b. No 6% 13% C. Don't know /Did not respond 0% 0% 3. What do you like about it? a. Number of bedrooms 56% 35% b. Cost 63% 45% c. Outdoor space /yard 81% 61% d. Easy to park my car 69% 48% e. Building is well taken care of /in good shape 44% 35% f. Other • Quiet neighbors 6% 3% TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 46 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT • Pool and tennis courts • Close to transit • Close to trails • Not a lot of traffic • Central location 6% 6% 0% 0% 0% 0% 0% 3% 3% 3% 4. What would you like to change? a. More bedrooms 13% 6% b. Larger living spaces 25% 10% c. Lower cost 19% 19% d. Better maintenance of building 25% 23% e. More parking 6% 13% f. More /better outdoor space 31 % 29% g. Other • Smaller homes 13% 0% • More living spaces 6% 0% • Better insulation /sound proofing 6% 0% • Better neighbors 6% 0% • Road buffers 0% 6% • Lot size 0% 3% • More bathrooms 0% 3% • Sidewalks 0% 3% • Sidewalks on 164th 0% 3% 5. If you live in or were to move into an apartment, % of Total Residents Surveyed which three spaces would you use most? a. Common /Party Room 31% 32% b. Vegetable /Gardening Space 63% 58% c. Exercise Room /Equipment 25% 52% d. TV /Game Room 19% 13% e. Playground 19% 16% f. Barbeque /Picnic Area 69% 23% g. Indoor Sport Court 0% 29% h. Outdoor Paved Area 13% 10% i. Grass Yard 19% 29% j. Indoor Play Area 0% 13% k. Other • Pool 6% 0% • Parking area 0% 3% • Library 6% 0% • Croquet 6% 0% • Tennis court 6% 0% NEIGHBORHOOD 1. Why do you live in your neighborhood in Tukwila? % of Total Residents Surveyed a. I like my house /apartment 88% 48% b. Cost 44% 42% c. Close to mosque /church 19% 16% d. Close to family 19% 35% e. Close to bus /light rail 50% 35% TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 47 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT f. Close to school g. Close to stores and restaurants h. Close to work i. Close to people from my country j. Other 13% 50% 25% 6% • I like Tukwila 0% • Close to freeway 0% • People from other countries 6% • Close to trails 6% • Outside of Seattle w/ similar benefits 6% • Property ownership 0% • Near Renton 0% • Neighborhood w/ sidewalks 0% • Forests and river 0% • Like my neighbors 0% • Size of property 0% 26% 16% 26% 13% 6% 3% 0% 3% 0% 6% 3% 3% 3% 3% 3% 2. Are you planning to move out of Tukwila in the next few years? % of Total Residents Surveyed a. Yes 19% 13% b. No 81% 71% c. Don't know /Did not respond 0% 16% d. If yes, why? • Too expensive 6% 0% • To find better apartment 0% 3% • I want a house 6% 0% • Too far from work 0% 3% • Too far from family 0% 6% • House value down, can't move 0 3 • Mismanaged school district 0 6 • Would like to see city improvement of residential areas 0 3 • Speeding on our street 0 3 • Neighbors with pitbulls 0 3 • Larger property 0 3 • Limited economic opportunities 0 3 • Less community engagement 0 3 • Feel less welcome as a white resident 0 3 • Retired 6% 0% 3. What 1 - 2 new businesses do you need in your neighborhood? % of Total Residents Surveyed a. Grocery stores: Winco /Safeway 22% b. Bulk stores: Walmart /Sams /Costco 21% c. Ethnic specific restaurants 12% d. Dollar store on 99 5% e. Gym (or lower cost at TCC) 4% f. Family Resource Center 4% g. More houses 4% h. Urgent care/ health clinic 3% i. Car wash 2% j. Health food or Natural Food store 2% k. Bigger library 2% TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 48 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT 1. US bank m. Auto parts n. Dental office o. Ice skating rink p. Laundry q. Cheaper commercial space (to own business) 4. What 1 - 2 businesses are problems in your neighborhood? Surveyed a. Motels b. Deja vu /Showgirls c. Casino d. Somali businesses e. Mini marts /convenience stores 4% f. Too many mobile homes 2% g. Pavilion 2% h. Liquor store /smoke shops 2% i. Too much fast food 1% of Total Residents 13% 13% 5% 5% 5. Are the services you need (childcare, healthcare, citizenship classes, Surveyed Government agencies) available in your area? a. Yes 61% b. No 28% c. Don't know /Did not respond 11% d. What services are missing? • DSHS 15% • Health Clinic 11% • Citizenship classes 7% • Child care 5% • Department of Licensing 4% • Low Income Housing 3% • ESL Classes % of Total Residents ACCESS TO FOOD 2% 1. Can you buy the kinds of food you want near your home? % of Total Residents Surveyed a. Yes 71% b. No 21% c. Don't know /Did not respond 8% d. If no, what kind of food is hard to get? • Ethnic specific food 8% • Costco 6% • Food too expensive (need to travel out of area) 4% • Farmer's Market 4% • Lack of Grocery Stores — McCadam Rd 3% • Food Bank is too far 1% 2. Where do you and your family get most of your food? % of Total Residents Surveyed a. Large grocery store 87% • Saars 40% TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 49 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT • WINCO • Safeway • Seafood City • SAMS • Thriftway b. Big Box Department Store • Costco • Wal -Mart • Target 8% 7% 3% 3% 1% 55% 28% 17% 3% • Fred Meyer 1% c. Dollar store 17% d. Small store /butcher /produce stand 7% e. Food bank* 16% f. Ethnic grocery store (Halal, Latino, other) 52% g. Restaurants /Prepared food (Subway, fast food, pizza) 16% h. Convenience store (7 -11, Mini Mart, gas station) 13% i. Other • Hardware 1% • Grocery Outlet 1% • Cambodian Store in White Center 1% COMMON THEMES & VARIANCES ACROSS COMMUNITIES After reviewing the data collected, several common themes surfaced regarding usage of current services and the need for new ones. HOUSING The majority of residents interviewed lived within a house, with the next largest group living in apartments. Few residents lived in mobile homes or condos. When asked which things they would change if given the opportunity, the top two responses among both groups was more /better outdoor space and better maintenance of their building. Three spaces that residents surveyed on 3/6 would use the most if available either in their apartment complex or home were Barbeque /Picnic Area, Vegetable Gardening Space and Exercise Room /Equipment. For the 3/8 group, they were Common /Party Room, Vegetable Gardening Space, and Exercise Room /Equipment. NEIGHBORHOOD The main reason cited by both groups for living in their neighborhood in Tukwila was that they liked their house /apartment. This response was 88% for those on 3/6, which was higher than the 48% cited on 3/8. Cost, proximity to transportation and work were of similar importance for both groups. The 3/8 group cited being close to family and people from their own country more often, showing a higher priority for social needs. NEW BUSINESSES TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 50 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Hands down, the largest requests came from a desire for a better large grocery store in the neighborhood. Access to quality and specialty groceries was also a recurring them, with many residents expressing a desire for more organic and local produce. Very few of the responses requested a large box store, like a Costco or a Wal -Mart. Another popular choice was for more cafes and bakeries, especially along TIB. PROBLEM BUSINESSES While many residents indicated appreciation for the recent closure of some of the motels on TIB, their top choice as problem businesses were the motels, followed by Deja vu /Showgirls and casinos. Other complaints regarding local businesses referred to the parking lots surrounding some of the Somali businesses on TIB. Complaints were also recorded regarding smoke shops /liquor stores and tenants running illegal business practices, such as car rental agencies also selling vehicles. SERVICES 56 % of participants surveyed on 3/6 indicated satisfaction with access to services in the area, while only 42% did on 3/8. The top choice for new service in both groups was for a quality health clinic. FOOD ACCESS Both groups surveyed were similarly split on whether or not they could find the kinds of food desired near their homes. Many indicated that they had to travel to neighboring cities to find the type or quality of groceries desired. Those surveyed also often desired the creation of a Farmers Market and access to fresh food. CURRENT SHOPPING LOCATIONS Most residents purchased their food from a big box department store, with Costco and Fred Meyer being the most popular. 50% of the 3/6 group and 65% of the 3/8 group also shop at a large grocery store. A quarter of the 3/6 group cited a small store /butcher /produce stand as a resource vs. 10% of the 3/8 group, while the 23 % of the3 /8 group purchased prepared food from restaurants in comparison to only 6% of the 3/6 group. This indicates that the shopping styles were slightly different between the two groups when occurring outside of a grocery store. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 51 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Appendix B: Community Connectors Survey Results Global to Local / City of Tukwila — Community Connectors Pilot Program Tukwila Comprehensive Plan Survey Conducted January 10, 2014 - February 21, 2014 Report Completed by Alma Villegas Community Programs Manager — Global to Local COMMUNITY CONNECTORS: Monica Davalos — Latino Reina Blandon — Latino Osman Egal — Somali Hafso Abdulla - Somali Helber Moo — Burmese Yasin Abdella - Eritrean Rabeya Suraka — Amharic and Arabic - speaking COMMUNITY HEALTH PROMOTERS: Samantha Kunze- Garcia - Latino Aisha Dahir - Somali Zeineb Mohammed - Eritrean / Arabic-speaking Linda Mo — Burmese Abdishakur Ahmed — Somali REPORT SUMMARY Between January 10, 2014 and February 21, 2014, Global to Local Community Health Promoters (CHPs) and Community Connectors representing the Latino, Somali, Eritrean, Burmese and Arabic - Speaking communities conducted a total of 194 surveys of residents from these populations to gather community feedback regarding housing, business, food access and service needs along the Tukwila International Blvd Corridor. This report outlines the results of the surveys as well as some additional comments generated during the one on one field outreach. Global to Local's CHPs engaged in a limited capacity in actual survey collection, as their main role was to support the Community Connectors by answering questions that generated throughout the course of the information gathering, as well as provide mentorship support on outreach and city services, on an as needed basis. The majority of the surveys were conducted by community leaders initially identified by the CHPs through their past relationships established as part of the Global to Local Community Leadership Development Program. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 52 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT All seven Community Connectors (also referred to as leaders) are current residents of Tukwila, with some of them residing in the city for over 10 years, and thus possessing first hand information on where to best conduct outreach with members of their population and ensure a balanced representation of residents including youth, families, seniors as well as apartment residents and homeowners. Community Connectors and Global to Local Community Health Promoters will be attending a community conversation on March 6, 2014 at Showalter Middle School in Tukwila to share information about their experience during the field work data collection process. DATA RESULTS TOTAL NUMBER OF SURVEYS COMPLETED: 194 COMMUNITIES SURVEYED: Latino, Somali, Burmese, Eritrean, Sudanese, Ethiopian, Nepali and other Arabic - speaking populations Note: Not all participants responded 100% to every question. Some participants responded to multiple choices. Percentages may vary depending on the nature of the question. Please refer to attached Excel spreadsheet for additional information regarding individual population totals. HOUSING Surveyed 6. Do you live in a a. House b. Apartment c. Mobile Home d. Other: Condo % of Total Residents 25% 71% 3% 1 7. Are you happy with your house /apartment? a. Yes 48% b. No 47% C. Don't know /Did not respond 5% 8. What do you like about it? a. Number of bedrooms 41% b. Cost 43% c. Outdoor space /yard 20% d. Easy to park my car 27% e. Building is well taken care of /in good shape 25% TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 53 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT f. Other • Big space (i.e. living room, bedroom , kitchen, etc) • Closeness to services • Quiet neighbors • Close to work 9. What would you like to change? a. More bedrooms b. Larger living spaces c. Lower cost d. Better maintenance of building e. More parking f. More /better outdoor space g. Other • Mold • Laundry inside unit • Better appliances • Improved heating • Playground • More affordable • Better security • Better management • Cockroaches • Bad carpeting • Bad smell in apartment 53% 1% 4% 1% 2% 1% 36% 56% 41% 28% 21% 1% 1% 1% 10. If you live in or were to move into an apartment, % of Total Residents Surveyed which three spaces would you use most? a. Common /Party Room 26% b. Vegetable /Gardening Space 32% c. Exercise Room /Equipment 47% d. TV /Game Room e. Playground 44% f. Barbeque /Picnic Area 13% g. Indoor Sport Court 37% h. Outdoor Paved Area 8% i. Grass Yard 29% j. Indoor Play Area 15% k. Other • Laundry Inside Unit 2% • Pool 1% • Storage 1% • Deck 1% • Bigger Bathroom 1% • Parking Area 1% NEIGHBORHOOD 2. Why do you live in your neighborhood in Tukwila? Surveyed e. I like my house /apartment f. Cost 18% % of Total Residents 24% 17% TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 54 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT g. Close to mosque /church h. Close to family i. Close to bus /light rail j. Close to school k. Close to stores and restaurants I. Close to work m. Close to people from my country n. Other • I like Tukwila • Placed here by resettlement agency • Close to freeway • Close to airport • Parks • Two Family Home • Close to nonprofits • Close to mall • Disabled child 6. Are you planning to move out of Tukwila in the next few years? Surveyed a. Yes b. No c. Don't know /Did not respond d. If yes, why? • Too expensive • Too find better apartment • Too many gangs • Too a better area • I want a house • Too far from work • Too far from family 46% 35% 41% 34% 53% 35% 15% 4% 3% % of Total Residents 20% 67% 13% 8% 4% 3% 3% 3% 1% 1% 7. What 1 - 2 new businesses do you need in your neighborhood? % of Total Residents Surveyed a. Grocery stores: Winco /Safeway 22% b. Bulk stores: Walmart /Sams /Costco 21% c. Ethnic specific restaurants 12% d. Dollar store on 99 5% e. Gym (or lower cost at TCC) 4% f. Family Resource Center 4% g. More houses 4% h. Urgent care/ health clinic 3% i. Car wash 2% j. Health food or Natural Food store 2% k. Bigger library 2% I. US bank 2% m. Auto parts 1% n. Dental office 1% o. Ice skating rink 1% p. Laundry 1% q. Cheaper commercial space (to own business) 1% TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 55 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT 8. What 1 - 2 businesses are problems in your neighborhood? Surveyed j. Motels k. Deja vu /Showgirls 1. Casino m. Somali businesses n. Mini marts /convenience stores o. Too many mobile homes p. Pavilion q. Liquor store /smoke shops r. Too much fast food % of Total Residents 13% 13% 5% 5% 4% 2% 2% 2% 1% 9. Are the services you need (childcare, healthcare, citizenship classes, % of Total Residents Surveyed Government agencies) available in your area? a. Yes 61% b. No 28% c. Don't know /Did not respond 11% d. What services are missing? • DSHS 15% • Health Clinic 11% • Citizenship classes 7% • Child care 5% • Department of Licensing 4% • Low Income Housing 3% • ESL Classes 2% ACCESS TO FOOD 3. Can you buy the kinds of food you want near your home? % of Total Residents Surveyed a. Yes 71% b. No 21% c. Don't know /Did not respond 8% d. If no, what kind of food is hard to get? • Ethnic specific food 8% • Costco 6% • Food too expensive (need to travel out of area) 4% • Farmer's Market 4% • Lack of Grocery Stores — McCadam Rd 3% • Food Bank is too far 1% 4. Where do you and your family get most of your food? Surveyed a. Large grocery store of Total Residents 87% • Saars 40% • WINCO 8% • Safeway 7% • Seafood City 3% • SAMS 3% • Thriftway 1% b. Big Box Department Store 55% TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 56 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT • Costco • Wal -Mart • Target • Fred Meyer c. Dollar store d. Small store /butcher /produce stand 7% e. Food bank* 16% f. Ethnic grocery store (Halal, Latino, other) 52% g. Restaurants /Prepared food (Subway, fast food, pizza) 16% h. Convenience store (7 -11, Mini Mart, gas station) 13% i. Other • Hardware 1% • Grocery Outlet 1% • Cambodian Store in White Center 1% 28% 17% 3% 1% 17% COMMON THEMES & VARIANCES ACROSS COMMUNITIES After reviewing the data collected, while there were some clear variances amongst different ethnic groups, for the most part several common themes surfaced regarding usage of current services and the need for new ones. HOUSING The majority of the immigrant /refugee population residing within the boundaries of the Tukwila city limits live in apartment buildings with 1/3 of the Latino and Somali communities either renting or owning a home. Most of the populations also indicated being unhappy with their living situation indicated by the responses of over 60% of Somali, Burmese and Eritreans. However, despite complaints regarding their living conditions, over 50% the Latino population indicated being pleased with their current apartment or home. When asked which things they would change if given the opportunity, the top two responses among all populations was cost and number of bedrooms. Three spaces that all residents surveyed would use the most if available either in their apartment complex or home were Playground, Exercise Room and Indoor Sport Court. However, over 78% of the Burmese population indicated a vegetable or garden space as their top choice. NEIGHBORHOOD Over 85% of both the Somali and Eritrean population indicated close access to their mosque or church as their top reason for living in Tukwila, with closeness to family and people from their country as their second reason. Several of those surveyed also indicated the desire for a traffic light between S 142nd & S 143rd so that families could have safe and secure access to the mosque from one side of International Blvd to the other. The Latino and Burmese populations indicated closeness to school as their top reason, with both groups responding at a rate of over 65 %. Across all communities, over 60% of the responses indicated that they planned on staying in Tukwila, with the highest mobility predicted for the Eritrean and Arabic - speaking populations. Both of these communities indicated that while they would like to continue living in Tukwila, high cost of rent and living conditions motivate them to seek housing elsewhere. Several respondents indicated the desire for low TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 57 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT income housing in Tukwila as well as access to affordable commercial space so that they may start their own businesses at a reduced rate. NEW BUSINESSES Hands down, the largest requests came from a desire for a better large grocery store in the neighborhood with WINCO and Safeway listed as their top two choices. Over 1/3 of the responses also requested a large box store, like a Costco or a Wallmart be located on TIB. A third choice for residents was a family resource center and a gym with a couple of those surveyed recommending cheaper options for resident use at the Tukwila Community Center. PROBLEM BUSINESSES While many residents indicated appreciation for the recent closure of some of the motels on TIB, their top choice as problem businesses were the motels, followed by Deja vu /Showgirls and casinos as a far a third. Other complaints regarding local businesses referred to the parking lots surrounding some of the Somali businesses on TIB, where due to a lack of security and structure, residents experience unsafe driving and gang activity. Complaints about gang activity was also mentioned in regards to the parking lots surrounding the mini marts and convenience stores like 7 -11. SERVICES Over 60% of those surveyed did indicate satisfaction with access to services in the area. However, their top choices for new services included a Department of Social and Health Services and Department of Licensing offices as well as a Health Clinic and Low Income Housing. FOOD ACCESS Across all populations, over 60% of respondents indicated satisfaction with food access. However, many of those surveyed asked for lower cost options, as well as a Farmers Market and more Ethnic - specific restaurants and markets. CURRENT SHOPPING LOCATIONS Over 80% of residents shop at the Saars on S 144th, mainly because it's the only choice available to them. However, many indicated needing to travel to Burien or Renton to do their grocery shopping. Residents living up on Macadam Rd indicated their dissatisfaction with the lack of grocery stores in that area. A small number of responses also said that they have stopped using the food bank because on several occasions they have experienced receiving expired food. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 58 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Appendix C: Visual Preference Survey Results Topic Favorite_ New Homes Small Lot Homes Accessory Units Location of Garages Duplexes Least Favorite TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 59 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Town homes Apartments Mixed -Use Businesses TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 60 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Appendix D: Residential Focus Presentations The Residential Focus presentations, presented to City Council in March and April 2015, can be accessed at the links below. Residential Focus: Creating Safer Communities — http: // records .tukwilawa.gov /WebLink8 /1 /doc /256947 /Electronic.aspx Residential Focus: Improving the Quality of Housing — http: / /records.tukwilawa.gov /WebLink8 /1 /doc /257519 /Electronic.aspx Residential Focus: Community Pride — http: / /records.tukwilawa.gov /WebLink8 /1 /doc /257647 /Electronic.aspx TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 61 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Appendix E: Expanded Neigborhood Profiles Allentown Housing Stock Allentown is primarily a single - family home neighborhood, and has approximately 400 homes. Over 50% of the single - family homes in the neighborhood were constructed before 1950. There was less single family home construction in Allentown from 1950 -1989 compared to the City average, but a greater percentage of homes in the neighborhood have been constructed since 1990 compared to the City as a whole (34% of single family homes were constructed since 1990 compared to 19% for the City as a whole). Allentown has a larger percentage of one - and two - bedroom single family homes than the City as a whole, has fewer four - bedroom units, and slightly fewer five and six bedroom units compared with the City average. The original plat of the neighborhood created 3,000 square foot lots. Many of the lots in the neighborhood do not meet the minimum lot size of 6,500 square feet, particularly those between S. 122nd and S. 124th streets. The King County Assessor's evaluation of the condition2 of single family homes in the neighborhood is that 10% are above average (compared to 15% above average City- wide); and 7% are below average. The City -wide percent of single family homes that have been evaluated to be below average is 4 %. There is one four -unit apartment building that was constructed before 1940, and there are no condos in the neighborhood. The condition of the fourplex is "fair," which is defined by King County as some repairs are needed immediately and there is much deferred maintenance. According to Tukwila's rental housing database for 2013- 2014, there are approximately 52 rental housing units in Allentown. The owner- occupancy rate for Allentown is approximately 87 %. Access to Services & Connectivity Parks & City Facilities According to the Parks, Recreation, and Open Space (PROS) element3, there are four parks in the Allentown neighborhood. Allentown is also home to the Tukwila Community Center, the City's only community center and a hub for recreation activities and social gatherings, and Fire Station 53. 2 The King County Assessor provides condition and building grade (construction quality) data for single - family and multifamily housing. It does not provide condition data for mobile /manufactured homes. 3 Data from Tukwila Parks and Recreation's Parks, Recreation, and Open Space Plan (PROS), adopted February 2014. Access analysis is based on the walking or biking distance most people are willing to travel to reach parks, which is generally 1/4 to 1/2 mile distance, or about five to ten minutes of travel time. Tukwila Parks and Recreation consider Local Parks to be of the greatest use to residents in regards to outdoor physical activity, recreation, and public gathering opportunities. Schools and other facilities can also serve these purposes in a similar manner. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 62 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Parks and Facilities in Allentown Name Type Acreage Duwamish Gardens Future Park /Habitat Site NA Duwamish Hill Preserve Special Use Park 8.7 Duwamish Park Local Park 2.1 Codiga Park Special Use Park 6.7 Tukwila Community Center City Facility NA Fire Station 53 Fire Station NA Source: PROS, 2014; Tukwila GIS, 2004 Sidewalks & Trails Allentown has a Walk Score4 of 43 and falls into the second lowest categories of "Car Dependent" in which almost all or most errands require a car; Thorndyke is the only neighborhood with a lower score (at 45). Possible factors for Allentown's low score include the lack of sidewalks, and little to no retail in the neighborhood. However, this neighborhood has good access to the Green River Trail, which provides non - motorized access to employment sites to the north and south, as well as retail and entertainment opportunities. Most of these destinations are not within a 20- minute walk, but are within a half -hour bike ride. Schools The Allentown neighborhood is within the Tukwila School District's boundaries. School age children living in Allentown most likely attend Tukwila Elementary, Showalter Middle School, and Foster High School. Allentown is relatively far away from Tukwila schools compared with other neighborhoods andthe Tukwila School District provides bus service to this area for all grade levels. The nearest school to Allentown residents is Raisbeck Aviation High School, a math and science focused college - preparatory high school in the Highline School District, to which students from districts around the region may apply. 4 Walk Score measures the walkability of an address or neighborhood, analyzing hundreds of walking routes to nearby amenities. Points are awarded based on the distance to amenities including retail, services, employment, and transit, and pedestrian infrastructure such as block length and intersection density. Walk Scores are broken down into the following categories: 90 -100— Walker's Paradise: Daily errands do not require a car 70 -89 — Very Walkable: Most errands can be accomplished on foot 50 -69 — Somewhat Walkable: Some errands can be accomplished on foot 25 -49 — Car - Dependent: Most errands require a car 0 -24 — Car - Dependent: Almost all errands require a car TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 63 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Neighborhood - Supportive Commercial Uses5 There are limited neighborhood- supportive commerical uses in the Allentown neighborhood, and because of the neighborhood's location between the Green River and 1 -5 freeway, there is limited acesss to commericial uses in neighboring areas. There is a convenience store located in the north western part of the Allentown neighborhood. Residents also have access to pick -up Community Supported Agriculture (CSA) at the Tukwila Community Center. A few parcels located on S. 115th Street are zoned Regional Commerical Center (RCC) and Office (0) and can accomdoate commerical uses. Given its location in the northern portion of the neighborhood, this area may cater to employees in the industrial areas to the north rather than neighborhood residents. Commercial Uses in Allentown de l rart IJIIII 111 MDR Source: Tukwila GIS, 2015 5 Commercial uses in residential neighborhoods were identified through informal surveys of residents, institutional knowledge, and current zoning maps. This presents a general overview of commercial uses available to residents and does not represent a complete inventory. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 64 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Future Development Parcel Characteristics • Area between the river and 5. 122 "d was originally platted with lots that are 25 -30 feet wide by 100 feet long. • North of S. 122 "d, parcels are generally larger. The parcels tend to be long, narrow lots (40 feet wide) and are around 10,000 square feet or have been combined over the years to create even larger lots. Parcels just east of the Duwamish Hill Preserve tend to be less narrow, but may be constrained by steep slopes. Vacant Parcels The figure below shows the number of vacant parcels in Allentown, separated into categories based on their size. About half of the vacant parcels meet the existing minimum lot size of 6,500 square feet. Fourteen parcels are over 10,000 square feet; large enough for one single family home but not quite big enough to subdivide into two separate lots. About half of the vacant parcels are under the minimum lot size. • North side of Duwamish Hill: Steep slopes and the location of the shooting range likely inhibit development of these parcels. • West side of BNSF Intermodal Yard: Several of these parcels are owned by BNSF, which has been purchasing property along the east side of the neighborhood. Parcels acquired by BNSF on the east side of 51st Place 5. since the last Comprehensive Plan update have been used for expansion of the intermodal yard. The homes on the west side of the street remain. Allentown Vacant Parcels Allentown Vacant Parcels Source: Tukwila GIS, 2015 • Under 5000 SF • 5000 -5999 SF 6000 -6499 SF • 6500 -9999 SF 10,000- 11,999 SF 12,000- 12,999 SF • 13,000 SF + Subdivision Potential There are a handful of vacant parcels south of S. 124th Street meeting the 6,500 square foot minimum lot size, each of which can be developed with a new single - family home. Most of the lots that can be subdivided are located in the area between S. 116th Street and S. 122 "d Street. Lots in this area are generally 20,000 or 30,000 square feet. There are several vacant lots, some of which are large enough to be subdivided, in the neighborhood area on the east side of the Duwamish Hill Preserve. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 65 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Housing Options Small Lot Development Allentown has a prevalence of 3,000 square foot lots, as well as lots much larger than the minimum lot size but not quite big enough for subdivision under the existing development regulations. Through an agreement in 2008, the City allowed a developer to construct new homes on lots smaller than the minimum lot size, in exchange for an agreement with the developer to meet a variety of design standards, including requirements for vehicular access off an alley, variation in the fagade design of the homes in the project, and front porches on all houses. A similar program could be considered for development on other lots that are smaller than the minimum lot size. This type of program could be similar to the Housing Options demonstration program approved in 2005. Accessory Dwelling Unit Potential There are currently 177 parcels in Allentown between 7,200- 12,999 square feet. These parcels meet the minimum size for construction of an accessory dwelling unit. Mobile Homes There are 24 mobile homes on single - family lots in Allentown. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 66 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Cascade View Housing Stock Cascade View is Tukwila's third - largest neighborhood in terms of the number of housing units. Most of the single - family homes in this neighborhood were developed in the 1940s to provide housing after WWII. Approximately one third of the single family homes are two - bedroom (10% more than the City average); a little over a third are three - bedroom homes, and a little less than a quarter are four - bedroom homes. Many of the lots located north of S. 140' Street in between TIB and 34th Ave S. are approximately 6,100 square feet, which is less than the existing 6,500 square foot minimum lot size. Only 10% of the single family homes in Cascade View have been developed since 1970. The King County Assessor's evaluation of the condition of single family homes in the neighborhood is that 12% are above average (compared to 15% above average City - wide); 2% are in "fair" condition and none are in "poor" condition. The City -wide percentage of single family homes that have been evaluated to be below average is 4 %. A large amount of multi - family development was constructed in this neighborhood in the 1960s through the 1980s. All of the condos in the neighborhood were originally constructed as apartments from 1960 -1989 and were later converted. All of the existing multifamily in Cascade View have been evaluated as being in average or in good condition according to the King County Assessor. According to Tukwila's rental housing database for 2013 -2014, there are approximately 709 rental housing units in Cascade View. The owner- occupancy rate for Cascade View is approximately 45 %. Access to Services & Connectivity Parks & City Facilities The Cascade View neighborhood includes Cascade View Elementary, one of the Tukwila School District's elementary schools, and one park, as shown in the table below. Cascade View Parks and Facilities Name Type Acreage Cascade View Community Park Local Park 2.4 Cascade View Elementary School NA Source: PROS, 2014; Tukwila GIS, 2004 Sidewalks & Trails Cascade View has a Walk Score of 40 and falls into the second lowest categories of "Car Dependent" in which almost all or most errands require a car. Possible factors for this low scores include the lack of sidewalks and marked crosswalks, and little to no retail in the neighborhood. Schools The Cascade View neighborhood is within the boundaries of the Tukwila School District. School age children living in the neighborhood will most likely attend Cascade View Elementary, Showalter Middle School, and Foster High School. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 67 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Neighborhood - Supportive Commercial Uses The two major roads bounding to the east and west, Military Road S., and Tukwila International Boulevard (TIB) respectively, have numerous commercial uses including a variety of retail and services. While these commercial uses are located within and /or directly adjacent to the Cascade View neighborhood, limited pedestrian infrastructure, including lack of sidewalks and minimal designated crosswalks, may make it difficult for residents to access these commerical areas without a car. A portion of the Tukwila International Boulevard Urban Renewal Overlay (URO) is located in the Cascade View neighborhood. Given the development incentives in this overlay district, this section of TIB will likely develop at a higher density and include a combination of residential and commerical uses. Future Development Parcel Characteristics • Most original plats are from 1904 -1907, with the exception of the ValVue Addition in 1944 and Wildwood Court in 1963. • Original plats were small, and some included alleys, resulting in a wide variety of lot patterns. • The area north of S. 140th Street and east of 32 "d Ave S. has many lots just over 6,000 square feet, not meeting the minimum lot size. • Parcels in the LDR zone are larger between S. 140th St. and S. 144th St., west of 37th Ave S. • Many MDR and HDR zoned parcels developed with existing apartments or condos do not meet the minimum lot size, and /or the existing density is higher than what is allowed under existing zoning. This may hamper redevelopment of these parcels. Vacant Parcels The figure below shows the number of vacant parcels in Cascade View, separated into categories based on parcel size. Compared with the neighborhood size and number of existing housing units in Cascade View, there are few vacant parcels zoned for residential development (only 42). Additionally, the King County Assessor includes parcels that have mobile homes in their category of vacant single - family areas. Several parcels in Cascade View have mobile homes, including an entire block of parcels with the same owner on 35th Ave 5. Of the parcels categorized as being vacant, well over half meet the existing minimum lot size of 6,500 square feet. Only 17 parcels do not meet the minimum lot size, and only four of the vacant parcels are over 10,000 square feet but less than 13,000 square feet. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 68 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Vacant Parcels in Cascade View Cascade View Vacant Parcels 44PA Source: Tukwila GIS, 2015 • Under 5000 SF • 5000 -5999 SF 6000 -6499 SF • 6500 -9999 SF ▪ 10,000- 11,999 SF 12,000- 12,999 SF • 13,000 SF + Infill Potential Most of the single - family zoned property eligible for subdivision in Cascade View is located between Military Rd. S. and 32 "d Ave S., from S. 132 "d St. to S. 144th St. Parcels zoned MDR and NCC south of S. 144th St. and east of 37th Ave S. could be developed with additional dwelling units. There are several vacant parcels zoned NCC and RC south of S. 144th St. that can be redeveloped with a variety of uses, including multifamily dwelling units. Housing Options Accessory Dwelling Unit Potential There are currently 238 parcels in Cascade View between 7,200- 12,999 square feet. These parcels meet the minimum size for construction of an accessory dwelling unit. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 69 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Duwamish Housing Stock The Duwamish neighborhood is one of Tukwila's smallest, in terms of number of units and geographic size. It is similar in character to the nearby neighborhoods of Allentown and Riverton. Comparing the housing stock in Duwamish to housing stock conditions in the rest of the City is difficult because there are so few homes; the condition of a particular home is reflected in the statistics. Looking at the area generally, it is an older neighborhood; almost 70% of the homes in the neighborhood were constructed before 1950. It has a higher percentage of one and two- bedroom homes than the rest of the City, meaning that a handful of the homes in the neighborhood are one - bedroom and slightly less than 30 homes are two - bedroom. The neighborhood has a higher than average percentage of five - bedroom homes, most likely constructed during the period from 2000 -2009 when several new homes were built in an area adjacent to East Marginal Way. The King County Assessor's evaluation of the condition of the homes in the neighborhood is that the percentage of homes rated as being "average" condition is slightly less than the City average. There is a higher percentage of homes rated as below average, and a lower percentage of homes rated as above average. According to Tukwila's rental housing database for 2013 -2014, there are approximately 13 rental housing units in Duwamish and the owner- occupancy rate is approximately 84 %. Access to Services & Connectivity Parks & City Facilities There are no parks, open space, or facilities located in the Duwamish neighborhood. There are several parks and facilities in Allentown, the adjacent neighborhood to the east. Sidewalks & Trails Duwamish has a Walk Score of 24 and falls into the second lowest categories of "Car Dependent" in which almost all or most errands require a car. This is the second lowest score in the City, Possible factors for this low score include the lack of sidewalks and marked crosswalks, little to no retail in the neighborhood, and the geographic boundaries of the Duwamish River and Interstate 5. Schools The Duwamish neighborhood is located within the boundaries of the Tuwkila School District. School age children living in the neighborhood will most likely attend Tukwila Elementary, Showalter Middle School, and Foster High School. Neighborhood - Supportive Commercial Uses There are no commercial uses located in the Duwamish neighborhood, due to its relatively isloated location between the Green River and SR -599. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 70 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Commercial Uses in Duwamish Source: Tukwila GIS, 2015 Future Development Parcel Characteristics • Total number of parcels in the neighborhood is 105. • Parcel sizes are generally large; many developed parcels can be subdivided for single family infill development. • Very few parcels less than the 6,500 square foot minimum lot size. Most of the parcels that are under 6,500 square feet were either developed prior to annexation or they were developed by Doak Homes in 2007. Lots developed by Doak Homes are as small as 3,500 square feet, and are located on the western edge of the neighborhood adjacent to East Marginal Way S. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 71 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Vacant Parcels The figure below shows the number of vacant parcels in Duwamish, separated into categories based on parcel size. A few of the parcels that are categorized as vacant actually have mobile homes on them, likely reducing the total number of parcels that will be developed with new homes in the short term. Most new construction in the neighborhood can be expected to happen through creation of new lots through subdivision. Vacant Parcels in Duwamish Duwamish Vacant Parcels Source: Tukwila GIS, 2015 • Under 5000 SF • 5000 -5999 SF 0 6000 -6499 SF • 6500 -9999 SF • 10,000- 11,999 SF Subdivision Potential Many of the lots in the Duwamish neighborhood are developed with one single - family home, but are larger than 13,000 square feet and can be subdivided to create at least one additional lot using the existing minimum lot size of 6,500 square feet. A few parcels in the north part of the neighborhood are just over 10,000 square feet. The homes on these parcels are set back towards the river. A reduction in the minimum lot size could provide potential for development on single - family homes along the street frontage of S. 116th St. Housing Options Accessory Dwelling Unit Potential There are currently 53 parcels in Duwamish between 7,200- 12,999 square feet. These parcels meet the minimum size for construction of an accessory dwelling unit. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 72 14 Foster RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Housing Stock The Foster neighborhood has a relatively diverse housing stock, with a mix of single - family homes, apartments, and condos. Multifamily development is located along Tukwila International Blvd and 42 "d Ave 5. The Tukwila Village project will add many multifamily housing units to this area as well. The neighborhood has a higher than average percentage of single - family homes built before 1940, and a notably higher percentage of homes constructed during the period from 2000 -2009. Approximately a quarter of the homes in the neighborhood were built during this period. Apartments and condos in the neighborhood are located along S. 144th Street, 40th Ave 5, and Tukwila International Boulevard. The 46 condos in Foster were originally apartments that were later converted to condos. The neighborhood has a lower percentage of one- and two- bedroom homes, a much higher percentage of three - bedroom homes, a lower percentage of four - bedroom homes, and the percentage of five bedroom homes in the neighborhood is the same as the City average. The King County Assessor's evaluation of the condition of the homes in the neighborhood shows that conditions in Foster are about the same as the conditions City -wide; about 80% of housing units are average condition; about 5% are below average, and about 15% are above average. A look at the Assessor's rating of building quality shows that a much higher percentage of the homes in Foster are rated an "8" than the percentage of the City's housing stock (22% for Foster vs. 8% for the entire City). According to Tukwila's rental housing database for 2013 -2014, there are approximately 193 rental housing units in the Foster neighborhood and the owner - occupancy rate is approximately 50 %. Access to Services & Connectivity Parks & City Facilities The Foster neighborhood is home to several public facilities and schools including Showalter Middle School and Foster High School — The Tukwila School District's only middle and high schools - -, the Tukwila Pool, and Foster Library, a King County Library System branch. While there are no parks or open spaces in the Foster neighborhood, the middle school and high school provide space for residents to gather and recreate. Parks and Facilities in Foster Name Type Acreage Tukwila Pool Private Facility NA Foster High School School NA Showalter Middle School School NA Foster Library King County Library NA Source: PROS, 2014; Tukwila GIS, 2004 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 73 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT idewalks & Trails Foster has a Walk Score of 38 and falls into the second lowest categories of "Car Dependent" in which almost all or most errands require a car. Schools School aged chlidren living in the Foster neighborhood will most likely attend all three Tukwia School District elementary schools, Showalter Middle School and Foster High School. The northwest corner of the Foster neighborhood is within the Cascade View catchment area, west of Foster Hgh School is in the Tukwila Elementary area, and the area between TIB to 45' Avenue 5 is part of the Thorndyke Elementary area. Please refer to Figure 11— Tukwila School District Boundaries. Neighborhood - Supportive Commercial Uses The Foster neighborhood is bounded by Tukwila International Boulevard to the west. There are numerous commerical uses located on TIB. Commerical areas on TIB support the region and do not primarily serve the Foster neighborhood.There is a small area zoned Residential Commercial Center at the southeastern edge of the neighborhood at S. 144th St. and 51st Ave. S. It has been difficult for businesses to locate within these parcels due to their small size and lack of space to meet parking requirements. A portion of the Tukwila International Boulevard Urban Renewal Overlay (URO) is located in the Foster neighborhood. Given the development incentives in this overlay district, this section of TIB will likely develop at a higher density and include a combination of residential and commerical uses. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 74 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Commercial Uses in Foster IMO • ism ■ f) NMI IBM ME 1111 mo' morrow IN �- ■III 1 JIM Jai MI r Mr let 111 Nim 1� �.� s 144 5t ■ •� c IIIIJIIP_ rIIPJs! Source: Tukwila GI5, 2015 Future Development Parcel Characteristics • Most original plats are from 1907 -1908 • Steep slopes, streams, and wetlands constrain development on the east and north areas of the neighborhood • Few parcels are below the 6,500 square foot minimum lot size • Recent subdivisions (since 2000) have been designed to include sensitive area tracts Vacant Parcels The figure below shows the number of vacant parcels in Foster, separated into categories based on parcel size. Vacant parcels between 5,000 -5,999 square feet are located within steep slope areas, and may be able to be combined to create parcels large enough to meet the minimum 6,500 square foot lot size. There are several very large parcels which could be subdivided for development of new single - family homes. Many of these are owned by Star Nursery. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 75 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Vacant Parcels in Foster Foster Vacant Parcels Ar ail Source: Tukwila GIS, 2015 • Under 5000 SF • 5000 -5999 SF 6000 -6499 SF • 6500 -9999 SF 10,000- 11,999 SF 12,000- 12,999 SF • 13,000 SF + Subdivision Potential Most of the single - family zoned property eligible for subdivision in the Foster neighborhood are located northwest of Foster High School, east of 42nd Ave S, as well as north and west of Showalter Middle School. Tukwila has not had many recent subdivisions creating more than 9 lots, with the exception of subdivisions which have occurred in Foster and Riverton since 2000. Housing Options Accessory Dwelling Unit Potential There are currently 153 parcels in Foster between 7,200- 12,999 square feet. These parcels meet the minimum size for construction of an accessory dwelling unit. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 76 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Foster Point Housing Stock The Foster Point neighborhood is one of Tukwila's smallest, in terms of both number of units and geographic size. Comparing the housing stock in Foster Point to housing stock conditions in the rest of the City is difficult because there are so few homes; the condition an individual home is reflected in the statistics. Looking at the area generally, it is an older neighborhood; a third of the homes were constructed before 1940. Of note is that 20% of the homes have been constructed since 2000. The Assessor's data show the neighborhood as having a higher percentage of studio and one bedroom units, but 2% of the neighborhood housing stock for studios translates into one unit and 8% of the housing stock for one - bedrooms translates into about five units. More than a third of the homes are two- bedroom, and more than a third of the homes are three - bedroom. The neighborhood has a lower percentage of four - bedroom homes than the City housing stock as a whole, but a slightly higher percentage of five - bedroom homes compared with the City. A unique characteristic of the apartments in Foster Point is that there are 7 cabins, mostly studios, constructed in 1939. Each cabin has its own carport and there are large open space areas at the front and rear of the parcel adjacent to the shoreline. The King County Assessor's evaluation of the condition of the homes in the neighborhood shows that a higher percentage of homes in Foster Point are rated at average or below average, and a much lower percentage are rated as above average compared with the City housing stock as a whole. According to Tukwila's rental housing database for 2013 -2014, there are approximately 13 rental housing units in Foster Point and the owner- occupancy rate is approximately 81 %. Access to Services & Connectivity Parks & City Facilities The Foster Point neighborhood contains three parks, as listed below. The total park and open space acreage for the neighborhood (80.4 acres) is somewhat misleading as the vast majority (79.3 acres) of this area is the Foster Golf Links, a special use park that while open to the public, requires a fee for use. Parks and Facilities in Foster Point Name Type Acreage Pamela Drive Open Space Open Space 0.7 57th Ave South Park Local Park 0.4 Foster Golf Links Special Use Park 79.3 Source: PROS, 2014 Sidewalks & Trails TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 77 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Foster Point has a Walk Score of 18 and falls into the lowest category of "Car Dependent" in which almost all or most errands require a car. This is the lowest score in the City, most likely due to the neighborhood being bound on two sides by the Green River. Schools The Foster Point neighborhood is located within the boundaries of the Tukwila School District. School aged children living in the neighborhood will most likely attend Tukwila Elementary, Showalter Middle School, and Foster High School. Neighborhood- Supportive Commercial Uses Billy Barroos, a bar and restaurant that is part of the the Foster Links Golf Course development, is located in the Foster Point neighborhood. There are also shops near the Gateway office complex, however, these most likely cater to office employees. Parcels adjacent to the Gateway office complex, on the west side of Interurban Avenue, are zoned Regional Commerical Mixed Used, and may be developed as a mix of residential and commerical units in the future. Commercial Uses in Foster Point Source: Tukwila GIS, 2015 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 78 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Future Development Parcel Characteristics • Parcels in Foster Point tend to have been subdivided into sizes dividable by 10,000 sf; so lot sizes are typically around 10,000 sf; 20,000 sf; 30,000 sf; or larger. • Parcels are larger than the minimum lots size, but are long and narrow. • The Shoreline Management Area is located on most of the parcels in the neighborhood. Vacant Parcels The figure below shows the number of vacant parcels in Foster Point, separated into categories based on parcel size. Most of the vacant parcels in the 6,500 -9,999 square foot category have recently or are currently been developed with single - family homes. The two vacant properties larger than 13,000 square feet are adjacent to the railroad tracks in the southeastern part of the neighborhood. Vacant Parcels in Foster Point Foster Point Vacant Parcels Source: Tukwila GIS, 2015 • Under 5000 SF • 5000 -5999 SF • 6000 -6499 SF • 6500 -9999 SF • 10,000- 11,999 SF • 12,000- 12,999 SF • 13,000 SF + Subdivision Potential Many of the parcels in this neighborhood are large enough to be short - platted for single - family development. There are several lots that are 10,000 square feet that are not eligible for short platting activity, but are able to be developed with an accessory dwelling unit. Housing Options Accessory Dwelling Unit Potential There is the potential for construction of 31 accessory dwelling units on parcels in Foster between 7,200- 12,999 square feet. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 79 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT McMicken Heights Housing Stock McMicken Heights is one of Tukwila's largest neighborhoods, and has a mix of housing types. Compared with the rest of the City, McMicken Heights has a lower percentage of homes built before 1950 compared with the City (20% for McMicken Heights vs. 43% for Tukwila). Over half of the homes were built from 1950 -1970. The neighborhood has a lower percentage of smaller homes than the rest of the City, and a higher percentage of three, four, and five bedroom homes. The King County Assessor's evaluation of the condition of the single - family homes in the neighborhood shows that a higher percentage of homes in McMicken Heights are rated above average, and a lower percentage are rated below average compared with the City housing stock as a whole. Looking at the King County Assessors building grade scores for construction quality, McMicken has a notably larger share of building grade "7" homes and a lower share of building grade "6" homes compared with the share of the City's housing stock as a whole. Apartments and condos in the neighborhood are largely concentrated on the west side of 42 "d Ave S., just south of Interstate 518. There are a large number of townhomes in McMicken Heights compared with other neighborhoods. The three condo complexes in the neighborhood were not converted from apartments but were originally developed to be owner- occupied units. This is unusual for multifamily in Tukwila; the only other neighborhood where condos were originally developed to be owner - occupied is Tukwila Hill. According to Tukwila's rental housing database for 2013 -2014, there are approximately 169 rental housing units in McMicken Heights and the owner - occupancy rate is approximately 79 %. Access to Services & Connectivity Parks & City Facilities There are two parks located in the McMicken neighborhood, as listed below. Both Crestview Park and Crystal Springs Park are relatively large for local parks. Parks and Facilities in McMicken Heights Name Type Acreage Crestview Park Local Park 10.9 Crystal Springs Park Local Park 11.0 Source: PROS, 2014 Sidewalks & Trails The McMicken neighborhood has a Walk Score of 39 and falls into the second lowest category of "Car Dependent" in which almost all or most errands require a car. Schools The majority of the McMicken neighborhood is located within the boundaries of the Tukwila School District, with the exception of the area south of S 160th Street. School aged children living in the neighborhood north of S. 160th Street will most likely attend Thorndyke Elementary, Showalter Middle School, and Foster High School. Children TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 80 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT living south of 5 160th Street are in the area for Highline Public Schools. Please refer to Figure 11— Tukwila School District Boundaries. Neighborhood - Supportive Commercial Uses There are several commerical uses located in the McMicken neighborhood at Military Road S and S 164th Street, in the southwest portion of the neighborhood. Many commerical uses on Military Road S. serve the region and are not easily accessible on foot. For most residents living in the McMicken neighborhood, retail and services located on Military Road 5., south of S. 160th Street are in the City of SeaTac and are the most easily accessible. Several parcels located on Military Road S. in the southwest corner of the neighborhood are zoned Neighborhood Commerical Center (NCC), Regional Commerical Center (RCC), and Regional Commerical (RC) and may be developed with a vareity of higher density commerical and residential uses in the future. Commercial Uses in McMicken • n1.e MDR HDR i. r : - I i 1 1 I -I 1 _5, 1 'i SIEATAC 1 , I I 1] 1 11; 1J 11_ l 1 H.1 i I1 • 11 -4-1 1 Source: Tukwila GIS, 2015 Future Development Parcel Characteristics • Parcels tend to be at least 8,000 square feet in size Vacant Parcels The figure below shows the number of vacant parcels in McMicken Heights, separated into categories based on parcel size. There are very few vacant parcels not meeting the minimum lot size, and they tend to be either private access tracts or they are owned by an adjacent property owner who has a larger property which meets the minimum lot size. Large, vacant parcels are generally located in the middle of the neighborhood, where there is no TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 81 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT existing sewer service, or on the north and east areas of the neighborhood where there are steep slopes, wetlands, and watercourses. Vacant Parcels in McMicken McMicken Heights Vacant Parcels Source: Tukwila GIS, 2015 • Under 5000 SF • 5000 -5999 SF 6000 -6499 SF • 6500 -9999 SF 10,000- 11,999 SF 12,000- 12,999 SF • 13,000 SF + Subdivision Potential There are several parcels with single - family homes that are larger than 20,000 square feet, and could be short platted for single - family infill development. Most parcels with existing single - family homes in McMicken Heights are too small for short platting activity, but are large enough to accommodate an accessory dwelling unit. This type of activity has created a lot of private access roads. This is one area with the potential for property owners to coordinate to install private access roads for new lots in order to prevent a prevalence of private access drives. Housing Options Accessory Dwelling Unit Potential There is the potential for construction of 354 accessory dwelling units on parcels in McMicken Heights between 7,200- 12,999 square feet. Small -Scale Multi - Family Development McMicken Heights is one of the two areas of the City in which a developer has recently constructed new multi- family development. A five -unit apartment building was constructed on a 27,000 square foot lot in the neighborhood's small Residential Commercial Center district in 2014. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 82 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Riverton Housing Stock Riverton is one of Tukwila's older neighborhoods, and has a relatively small number of apartments compared with the number of single - family homes. Over half of the housing stock was constructed before 1950, and 40% of these homes were built before 1940. Given the older age of the homes, it is surprising that the neighborhood has about the same percentage of two- bedroom homes as the overall percentage of two- bedroom housing stock in Tukwila (just over 20 %). Approximately 44% of the homes in Riverton have three bedrooms, which is higher than the City's overall percentage of 39 %. A slightly lower percentage of the housing stock is four bedrooms compared with the City, and Riverton has the same percentage of five bedroom homes as the City -wide proportion of the housing stock (8 %). The King County Assessor's evaluation of the condition of the single - family homes in the neighborhood reflects the conditions of the single - family home condition City -wide; approximately 5% are below average and 15% are above average. Looking at building grade, the percentage of homes rated "8" (11% compared to 9 %) and "9" is higher than the City average for these rates (6% compared to 3 %). All apartments in Riverton were constructed before 1940 with the exception of a 5 -unit mixed -use building constructed since 2010. Apartments are located intermittently along 40th Ave S. and East Marginal Way, and are small -scale triplex, fourplex, or single apartments attached to warehouse or commercial uses. According to Tukwila's rental housing database for 2013 -2014, there are approximately 69 rental housing units in Riverton and the owner - occupancy rate is approximately 81 %. Access to Services & Connectivity Parks & City Facilities There are three parks located in the Riverton neighborhood, as listed below. Parks and Facilities in Riverton Name Type Acreage Riverton Park Local Park 4.9 Riverton Mini Park Local Park 0.1 Southgate Park Open Space 10.9 Source: PROS, 2014 Sidewalks & Trails Riverton has a Walk Score of 36 and falls into the second lowest category of "Car Dependent" in which almost all or most errands require a car. Schools The Riverton neighborhood is located within the boundaries of the Tukwila School District. School aged children living in the neighborhood will most likely attend one of Tukwila's three elmentary schools, Showalter Middle School, and Foster High School. The area east of 40th Avenue S is in the Cascade View Elementary catchment area, TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 83 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT the area east of 40th Avenue S. is in the Tukwila Elementary catchment area, and the area surrouding Southgate Park is within the Thorndyke Elementary area. Please refer to Figure 11— Tukwila School District Boundaries. Neighborhood - Supportive Commercial Uses There are a few neighborhood- supportive commerical uses located in the Riverton neighborhood. These parcels are located at S. 130th Street and East Marginal Way S, and are zoned Neighborhood Commercial Center. The Riverton neighborhood is bounded by Tukwila International Boulevard to the west. This protion of TIB is not located in the Urban Renewal Overlay and there is less dense commercial development than the more southern portion of the Boulevard. Commercial Uses in Riverton Source: Tukwila GIS, 2015 Future Development Parcel Characteristics • Parcels tend to be either recently subdivided and close to the minimum lot size, or large lots developed with older homes and constrained by steep slopes, wetlands, and watercourses. Clustered development that preserves sensitive areas as shared amenities may work for development on these large lots. • Some existing developed parcels are close to 12,000 square feet, but under 13,000 square feet and do not meet the minimum lot area for a short plat. • Some existing homes and vacant parcels are located within the NCC zone. Development proposals on these parcels has included small -scale mixed -use development and development of one single - family home on a large parcel. Vacant Parcels The figure below shows the number of vacant parcels in Riverton, separated into categories based on parcel size. Vacant parcels in Riverton tend to be larger than the minimum lot size. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 84 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Vacant Parcels in Riverton Riverton Vacant Parcels • Under 5000 SF • 5000 -5999 SF 6000 -6499 SF • 6500 -9999 SF • 10,000- 11,999 SF 12,000- 12,999 SF • 13,000 SF + Source: Tukwila GI5, 2015 Subdivision Potential Riverton does have large parcels with existing homes that are eligible for subdivision. Some of these parcels are constrained due to the presence of sensitive areas, and could benefit from development regulations which would allow clustered development in exchange for preservation and enhancement of sensitive areas. Housing Options Accessory Dwelling Unit Potential There is the potential for construction of 150 accessory dwelling units on parcels in Riverton between 7,200- 12,999 square feet. Small -Scale Multi - Family Development Riverton is one of the two areas of the City in which a developer has recently constructed new multifamily development. A five -unit apartment building was constructed on a 12,650 square foot lot in the neighborhood's Neighborhood Commercial Center district in 2010. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 85 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Ryan Hill Housing Stock Approximately one -third of the housing stock in Ryan Hill was built before 1940 and half of the total housing stock in the neighborhood was built before 1950. Overall, the City's housing stock is older, and Ryan Hill reflects the same age profile within its housing stock: almost one - quarter of the housing in the neighborhood was built after 1970, about one - quarter was built from 1950 -1969, and half was built prior to 1950. The number of bedrooms in the housing stock is also roughly the same as the percentage for the single - family housing stock within the City as a whole: about one - quarter of the single - family homes have two bedrooms or less; around 35 % -40% have three bedrooms, and 26% of the single - family homes are four - bedroom. A notable exception to this is that Ryan Hill has a slightly higher percentage of five - bedroom homes compared with the City -wide housing stock profile. Single- family homes in Ryan Hill also have the same condition profile as evaluated by the King County Assessor. Just over 80% of homes are rated as "average "; around 5% are below average and 15% are above average. Apartments in Ryan Hill tend to be smaller scale in size, with the exception of one large senior housing complex. A fourplex in the neighborhood was built in the 1940s, and the other apartments were constructed in the 1960s. According to Tukwila's rental housing database for 2013 -2014, there are approximately 84 rental housing units in Ryan Hill and the owner- occupancy rate is approximately 41 %. Access to Services & Connectivity Parks & City Facilities There are no parks, open space, or facilities located in the Ryan Hill neighborhood. There are several parks and facilities in Allentown, the adjacent neighborhood to the east. The Tukwila Parks and Recreation PROS Plan identified this area as having greater than aone - quarter to half -mile service area distance to local parks and schools. Rail lines and the hillside cut this location off from the rest of the City. Seattle parks may be more accessible to the north and east. Sidewalks & Trails Ryan Hill has a Walk Score of 28 and falls into the second lowest category of "Car Dependent" in which almost all or most errands require a car. Schools This neighborhood is within the Seattle Public Schools district boundaries. The Tukwila School District's boundaries do not extend past the BNSF rail lines. Neighborhood- Supportive Commercial Uses There are limited neighborhood- supportive commerical uses in the Ryan Hill neighborhood. There is limited acesss to commericial uses in neighboring areas because of the neighborhood's south and eastern border along Martin Luther King Jr Way S. and the 1 -5 freeway. For many residents, commercial areas located to the north and east in the City of Seattle may be the most accessible. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 86 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT There is one convenience store !coated in the Ryan Hill neighborhood. There are parcels south of Ryan Way on 51st Avenue that are zoned Regional Commerical Center (RCC). These parcels are currently homes, but may later be developed as a mixture of commerical and residential units. Commercial Uses in Ryan Hill Source: Tukwila GIS, 2015 Future Development Parcel Characteristics • Home to one of the oldest plats in the Seattle area, the 1890 Pottery Works Plat. Other areas of the neighborhood were platted in 1905 and 1946. • Most of the neighborhood is not served by a sewer system. • There are many large, undeveloped parcels. Most are constrained by sensitive areas, including steep slopes, wetlands, and watercourses. • Seattle City Light right -of -way cuts through the middle of the neighborhood. • Steep slopes make the neighborhood difficult to navigate. • Clustered development that preserves sensitive areas as shared amenities may work for development in Ryan Hill. • Parcels south of S. 112th St. are very long and narrow. Vacant Parcels The figure below shows the number of vacant parcels in Ryan Hill, separated into categories based on parcel size. Most vacant parcels are larger than the minimum lot size. The presence of sensitive areas may complicate or make more expensive the ability of private developers to extend sewers to undeveloped areas. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 87 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Vacant Parcels in Ryan Hill Ryan Hill Vacant Parcels Source: Tukwila GIS, 2015 • Under 5000 SF • 5000 -5999 SF 6000 -6499 SF • 6500 -9999 SF 10,000- 11,999 SF 12,000- 12,999 SF • 13,000 SF + Subdivision Potential A project to extend a sewer system to Ryan Hill would help increase the potential for subdivision activity in Ryan Hill. There are existing developed parcels at the top of the hill, along 51' Ave S. and Beacon Ave S. which are relatively unconstrained by sensitive areas and could be subdivided, dependent on sewer infrastructure availability. Housing Options Accessory Dwelling Unit Potential There is the potential for construction of 63 accessory dwelling units on parcels in Ryan Hill between 7,200- 12,999 square feet. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 88 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Thorndyke Housing Stock The age of the housing stock in Thorndyke is similar to that age profile of housing for Tukwila as a whole, except that the neighborhood has slightly fewer homes built before 1950 compared with the rest of Tukwila, and a much higher percentage of homes built since 1990. As might be expected, a smaller proportion of single - family homes have two bedrooms, and a slightly larger percentage of homes have four, five, or six bedrooms compared with the City -wide profile for number of bedrooms in single - family homes. The King County Assessor's evaluation of the condition of the single - family homes in the neighborhood reflects the conditions of the single - family home condition City -wide, except that Thorndyke has a higher percentage of homes rated average and a lower percentage rated as above average. Looking at building grade (a measure for construction quality), the percentage of homes rated "8" and "10" are slightly higher than the City average and the number of homes rated "5" is slightly lower than the City rate. There are almost twice as many apartments in the Thorndyke neighborhood as there are single - family homes. One small apartment complex was built in the 1950s, and the other apartments were constructed in the 1960s, 1970s, and 1980s. Apartments are generally located along Southcenter Boulevard or Tukwila International Boulevard. According to Tukwila's rental housing database for 2013 -2014, there are approximately 765 rental housing units in Thorndyke and the owner - occupancy rate is approximately 43 %. Access to Services & Connectivity Parks & City Facilities There are no parks in the Thorndyke neighborhood. The PROS Plan identified this area as having greater than one - quarter to a half -mile service area distance to local parks and schools. While there are no parks, there are several City and other public facilities located in the neighborhood, including Thorndyke Elementary, one of the Tukwila School District's three elementary schools, Tukwila Fire Station 54, and a Police Resource Center located on TIB. Parks and Facilities in Thorndyke Name Type Acreage Thorndyke Elementary School NA Fire Station 54 Fire Station NA Police Resource Center Police Facility NA Source: PROS 2014; Tukwila GIS, 2004 Sidewalks & Trails The Thorndyke neighborhood has a Walk Score of 45. While this is the highest score in the City, it still falls into the second lowest category of "Car Dependent." This may be attributed to the proximity of retail and services on Tukwila International Boulevard and City facilities including schools and the Foster Library. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 89 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Schools The Thorndyke neighborhood is located within the Tukwila School District boundaries. School age children will most likely attend Thorndyke Elementary, Showalter Middle School, and Foster High School. Neighborhood - Supportive Commercial Uses The Thorndyke neighborhood is bounded by Tukwila International Boulevard to the west. There are numerous commerical uses located on TIB. Commerical areas on TIB support the region and do not primarily serve the Thorndyke neighborhood. Parcels on the eastern edge of the neighborhood, adjacent to the 1 -5 freeway are zoned Residential Commercial Center (RCC), Office (0) and Regional Commerical Mixed Use (RCM) and may be later developed as commerical and residential units. A portion of the Tukwila International Boulevard Urban Renewal Overlay (URO) is located in the Thorndyke neighborhood. Given the development incentives in this overlay district, this section of TIB will likely develop at a higher density and include a combination of residential and commerical uses. Commercial Uses in Thorndyke - -_WA. rI - 51445[ �ll�'- 1111111111'_ = P1k L 1"�� 11 4sta 71111/1 111 :! edili S14 St RCC 518 di Source: Tukwila GIS, 2015 Future Development Parcel Characteristics TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 90 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT • Parcels tend to be in 10,000 square foot increments; many vacant parcels are 20,000 or 40,000 square feet. • Steep slopes, wetlands, and streams are located throughout the neighborhood, but are largely concentrated on the east and south sides. • There are some vacant parcels which can be developed with multi - family units along Tukwila International Blvd. and Southcenter Blvd. Vacant Parcels The figure below shows the number of vacant parcels in Thorndyke, separated into categories based on parcel size. Thorndyke has the most infill potential on vacant parcels of all the residential neighborhoods, given the presence of infrastructure to serve new development and the relative lack of sensitive areas compared to neighborhoods like McMicken Heights and Ryan Hill. Vacant Parcels in Thorndyke Thorndyke Vacant Parcels Source: Tukwila GI5, 2015 Subdivision Potential • Under 5000 SF • 5000 -5999 SF 6000 -6499 SF • 6500 -9999 SF 10,000- 11,999 SF 12,000- 12,999 SF • 13,000 SF + Thorndyke has several areas which can be subdivided for single - family infill development. Steep slopes, wetlands and streams constrain maximum development potential of the eastern portion of the neighborhood. Housing Options Accessory Dwelling Unit Potential There is the potential for construction of 263 accessory dwelling units on parcels in Thorndyke between 7,200- 12,999 square feet. Public Housing King County Housing Authority (KCHA) purchased multifamily properties in the Thorndyke Neighborhood since 2000, including Riverton Terrace and Pacific Court. After purchase of these properties, KCHA invested in remodels to bring them up to their housing standards. Acommunity building was added to the Pacific Court property a few years ago for their residents. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 91 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Tukwila Hill Housing Stock Tukwila Hill is by far the City's largest neighborhood in terms of number of housing units. The age of the homes in Tukwila Hill is similar to the age profile of housing within Tukwila as a whole, with some minor differences. Whereas in Tukwila as a whole, just over a quarter of the housing stock was constructed after 1970, in Tukwila Hill around a third of the housing stock was built during the same time period, with higher percentages of units built during the 1970s, 1980s, and 1990s compared with the housing profile of the City. The percentage of homes built prior to 1940 is about the same as the City profile, at 20 %, but a lower percentage of homes were built in the 1940s and a higher percentage built in the 1950s compared with the City. Compared with the City -wide profile, the number of bedrooms in Tukwila Hill's single family housing stock is similar, though smaller homes (one- to two - bedrooms) are a slightly smaller share of the single - family housing stock and three- and four - bedroom homes are a slightly larger share. Tukwila Hill is unusual in the amount of condos that are located in the neighborhood; there are more condo units than single - family homes. 70% of the condos in Tukwila are located in Tukwila Hill. Approximately one -third of the condos were originally constructed as apartments (a total of 195 units). The other two - thirds of the condos were originally constructed to be owner- occupied. The total number of apartments is greater than the number of single - family homes and condos combined. Condos and apartments in Tukwila Hill are generally located on the hill north of Southcenter Boulevard, along Macadam Rd. S., and along 65th Avenue S. Access to Services & Connectivity Parks & City Facilities The Tukwila Hill neighborhood is the oldest established neighborhood in the City and has a significant number of parks, open spaces, city and other public facilities, as listed below. The southwest portion of the Tukwila Hill neighborhood, however, has a higher than average residential density but lacks accessible parks. Parks and Facilities in Tukwila Hill Name Type Acreage Joseph Foster Memorial /Lee Phillips Park Local Park 9.3 Macadam Wetlands & Winter Garden Special Use Park 9.9 Hazelnut Park Local Park 0.6 Interurban Hill Lot Open Space 1.7 Tukwila Park Local Park 6.4 Tukwila Hill Open Space 1.8 TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 92 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Fort Dent Park /Starfire Sports Complex Special Use Park 51.3 lkawa Park (Japanese Garden) Special Use Park 0.2 Lookout Park Open Space 0.2 Tukwila Elementary School NA Tukwila Library City Facility NA Source: PROS, 2014; Tukwila GIS, 2004 Sidewalks & Trails Tukwila Hill has a Walk Score of 31 and falls into the second lowest category of "Car Dependent" in which almost all or most errands require a car. While the Tukwila Hill neighborhood has some of the most extensive sidewalk and trail systems of any neighborhood, it is somewhat cut off by 1 -5 and 1 -405 from the retail and services in the Tukwila Urban Center. Schools The Tukwila Hill neighborhood is located within the boundaries of the Tukwila School District. School age children living in the neighborhood will most likely attend Tukwila Elementary, Showalter Middle School, and Foster High School. Neighborhood- Supportive Commercial Uses The Tukwila Hill neighborhood is located north of the Southcenter commercial area, the largest retail center in the region. The neighborhood is separated from Southcenter by Southcenter Boulevard and the 1 -405 freeway. While there are sidewalks and pedestrian overpasses, many residents many not view this areas as accessible by foot. There are also commercial uses on S. 144th Street, including a thrift store and Bonsai NW. These parcels are zoned Regional Commerical Mixed Use (RCM) and may be redeveloped as a mix of commericial and residential units in the future. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 93 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Commercial Uses in Tukwila Hill RENTON RCC EMI Source: Tukwila GIS, 2015 Future Development Parcel Characteristics • Most original plats are from 1904 -1908. • Most parcels north of S. 144th Street are large enough to be short platted under existing development regulations. Vacant Parcels The figure below shows the number of vacant parcels in Tukwila Hill, separated into categories based on parcel size. The largest category of vacant parcels are those which meet the minimum lot size. This is likely due to recent short platting activity which created lots that have not yet been developed. Portions of vacant lot areas are constrained by steep slopes, streams, and wetlands. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 94 14 RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT Vacant Parcels in Tukwila Hill Tukwila Hill Vacant Parcels • Under 5000 SF • 5000 -5999 SF • 6000 -6499 SF • 6500 -9999 SF • 10,000- 11,999 SF • 12,000- 12,999 SF • 13,000 SF + Source: Tukwila GIS, 2015 Subdivision Potential Many of the lots south of S. 144th and east of 57th Ave. S. are over 12,000 but less than 13,000 and do not meet the minimum size allowed under current zoning to allow short plat activity. Some parcels, primarily along 57th Ave. S., are just over 10,000 square feet. Most parcels eligible for subdivision activity are located north of S. 144th St. There are also large parcels west and east of Tukwila Elementary that are large enough to be subdivided. Housing Options Accessory Dwelling Unit Potential There is the potential for construction of 372 accessory dwelling units on parcels in Tukwila Hill between 7,200- 12,999 square feet. TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 95 SK: : South Hut Ouvi) Nuol 4 - InsnwY+a HOUSING DEVELOPMENT consortium SOUTH KING HOUSING AND HOMELESSNESS PARTNERSHIP 2016 Year End Report Prepared by: Joy Scott SKC Housing Planner South King Housing and Homelessness Partnership Housing Development Consortium joy @housingconsortium.org Introduction Over the past eight years, South King County (SKC) stakeholders have met to deepen cross - jurisdictional coordination, create a common understanding for housing and homelessness needs and strategies for SKC, and implement strategies in the SKC Response to Homelessness. However, in the midst of a rapidly growing Seattle economy, poverty and unemployment has moved to the King County suburbs]. This trend is particularly striking in South King County where an increase in poverty has created stark needs for human services that local governments feel ill- equipped to address alone. More than 35,000 SKC households are paying over half their income for housing costs2, putting them at risk of losing their housing if faced with a household financial emergency. Furthermore, 2,869 SKC homeless students were identified in the 2014 -2015 school year alone3, and the most recent One Night Count of unsheltered homeless individuals identified 1,013 individuals sleeping outside in selected areas of South King County. While the One Night Count saw a 19% overall increase in unsheltered individuals counted across the county, South King County regions saw an average increase of 53 %, with some count areas seeing as much as 150% of their 2015 count numbers4. SKHHP supports the groups that have been meeting in SKC to address these issues, including the Homelessness Action Committee (HAC) and the SKC Joint Planners and Developers workgroup. SKHHP aims to: regularly convene, organize, and expand the network of stakeholders working to end homelessness and address affordable housing needs in SKC; improve the alignment of county and state homeless and affordable housing interventions and funding opportunities with SKC interests; provide technical assistance to support the implementation of comprehensive plan policies; improve SKC stakeholders' understanding of promising practices and their potential for local impact; and determine and implement strategies that achieve program sustainability. In January 2016, HDC hired a South King County Housing Planner responsible for the coordination of SKHHP and the implementation of these goals. Over the course of the three year grant period, this staff person will work with stakeholders across South King County on collective impact approaches to housing and homelessness issues. Through convening, informing, and supporting these 1 http://www.brookings.edu/blogs/ the - avenue /posts/ 2014 /12 /17- lessons- innovators - suburban - poverty- kneebone- berube 2 http: / /huduser.org /portal /datasets /cp /CHAS /data querytool chas.html 3 http: / /www.k12.wa.us/ HomelessEd/ pubdocs/ StatewideHomelessReportByDistrict2015 .pdf 4 http: / /homelessinfo.org /what we do /one night count /2016 results.php stakeholders, SKHHP hopes to catalyze the network to implement the SKC Response strategies, speak with a united voice, implement comprehensive plan policies, and develop a sustainability plan for this work. Specifically, SKHHP intends to see the following results: • County and state decision makers receive input from SKC stakeholders early in the decision making process to ensure a more effective and efficient public engagement process • South King County stakeholders are better informed of opportunities to impact regional and state housing programs and policies, including regional plans, state legislative proposals, and funding opportunities • South King County stakeholders are better able to speak with a united voice to ensure external programs and policies address local community needs • South King County stakeholders, including those in the education, employment, and health sectors, are more engaged in housing and homelessness activities Community and elected leaders in South King County recognize the importance of being coordinated in order to achieve results. Over the last six months of this project, SKHHP staff has worked to further these goals by convening key stakeholders, providing technical assistance and support, highlighting SKC voices at decision making tables, and supporting the exploration of a long -term regional framework beyond this project. Progress Updates County and State decision makers receive input from SKC stakeholders early in the decision - making process to ensure a more effective and efficient public engagement process. • Connected and Engaged SKC stakeholders by establishing a physical and virtual presence • Provided continued outreach to SKC decision makers • Showcased opportunities for SKC stakeholder engagement with external g roups • Facilitated connections between community -based organizations and SKC decision makers During the initial six months of the project after the SKC Housing Planner was hired, work immediately began to build relationships across sectors in SKC and continue to engage stakeholders in the two established South King County SKHHP groups: the Homelessness Action Committee (HAC) and the Joint Planners and Developers workgroup. Equally important was engaging in discussions from which SKC stakeholders felt excluded, including those at All Home (formerly the Committee to End Homelessness) and King County. A SKHHP webpage and mailing list were created, and the Housing Planner worked to establish a visible physical presence in SKC, including in existing community meeting groups. Since then, SKHHP staff has focused on making progress on this goal in three ways. First, it has been important for staff to provide continued outreach to decision makers. The SKC Housing Planner has remained active in workgroups as well as continued setting individual meetings, highlighting South King County specific concerns and perspectives. This has been especially important as our region continues to undergo large systems change in our coordinated response to homelessness. As individual conversations have occurred highlighting current issues, SKHHP staff and the HAC group have also provided consistent feedback highlighting the challenges of how decisions are currently made. While SKHHP staff are able to provide some technical support to groups such as Sound Cities Association, a decision making process that does not actively seek regional perspectives from city staff as well as elected officials will continue to create challenges. It is crucial to have stronger participation of SKC stakeholders in external meetings, beyond SKHHP staff meetings with decision makers. Consistent engagement of a critical mass of SKC voices will highlight the needs of the region more effectively than individual meetings will ever be able to. However, as SKHHP staff learned in the first part of the project, balancing the need for multiple voices at decision making tables with the limited capacity of SKC stakeholders is a significant challenge. SKHHP staff worked to strategically highlight a few specific external opportunities for amplifying SKC voices during this period, including Senator Cantwell's Affordable Housing Round Table, the Senate Financial Institutions and Insurance worksession on affordable housing, and the Point in Time Count Steering Committee. These meetings, which included strong SKC participation, provided an opportunity for the unique characteristics of the region to be highlighted, including geography, public transit challenges and access to services, and age and quality of housing stock. Lastly, in addition to working toward more strategic SKC participation in external spaces, SKHHP staff also focused on strengthening connections between community based organizations and SKC decision makers. As service providers in the community notice concerning trends or challenges their target populations are experiencing, their direct connections with city elected officials and participation in council spaces are crucial to developing responsive policy solutions and informing the city's state legislative priorities for the coming year. South King County stakeholders are better informed of opportunities to impact regional and state housing programs and policies including regional plans, state legislative proposals, and funding opportunities. • Built awareness and provided technical guidance on regional housing and homelessness issues and policies • Provided issue briefs on local policy opportunities, including Source of Income Discrimination protections, Just Cause Eviction protections, and Rental Licensing and Inspection programs • Provided in -depth technical support to cities that chose to move forward with Source of Income Discrimination protections • Worked with SKC groups to identify and highlight regional challenges for state representatives During the initial six months of the project, SKHHP staff worked to start bridging the gap between SKC stakeholders and regional and state decision makers. The SKC Housing Planner created an email mailing list of stakeholders and developed a bimonthly newsletter with information on resources, upcoming meetings, opportunities for feedback, action alerts, and highlights of work being done in SKC. Additionally, SKHHP staff worked with South King County cities on exploring the development and implementation of policies such as Rental Licensing and Inspection, Source of Income Discrimination (SOID) protections, and Just Cause Eviction Ordinance. Cities also received research done by students from the Evans School of Public Policy and Governance on their comprehensive plan commitments and progress. SKHHP staff has continued their work to build awareness for regional housing and homelessness issues and the technical assistance and support available to SKHHP member cities. Since releasing and distributing the SKHHP six -month progress report, SKHHP has sent twelve newsletters and grown the subscriber list by 83 individuals. Each newsletter has contained resources to further housing and homelessness work, including funding opportunities, potential partnerships, and reports on best practices. Staff has continued work on the creation and distribution of "issue briefs" focused on identified policy solutions of interest to SKC cities. Additionally, SKHHP staff has presented to numerous city councils and council committees on regional work being done to combat homelessness and housing insecurity and highlighted policy opportunities available to them that would help address the issues and further their Comprehensive Plans. Through SKHHP meetings, city council and committee meetings, and local service provider meetings, some identified areas of interest for policy solutions included impact fee reductions, zoning changes, and tenant protections, such as Source of Income Discrimination, Tenant Relocation Assistance, and Just Cause Eviction protections. Additionally, cities have been actively exploring solutions to address substandard housing in the region, most notably Rental Licensing and Inspection programs. As city staff, elected officials, and service providers took a deeper dive into barriers to housing stability, a worrisome trend became apparent in the South King County region; large numbers of individuals utilizing Section 8 vouchers were facing evictions or lease terminations. This issue, highlighted most notably in Renton, where at least 65 families were facing potential loss of their homes, was identified as particularly disturbing given the low vacancy rate and increasing instances of homelessness. Source of Income Discrimination (SOID), which occurs when a landlord chooses to not rent to or renew the lease of a tenant due solely to their use of a Section 8 voucher, SSI, Veteran's (VASH) housing voucher, or other legal income source, is currently legal in most parts of South King County. However, local municipalities have the option to provide SOID protections, which help to ensure that people already facing high barriers to housing are not discriminated against and have access to available housing that they can afford. A 2001 study showed that Section 8 voucher holders experience higher success rates in areas with SOID Protection legislation in place. Without SOID protection, many public benefit programs cannot achieve their goals of stabilizing individuals and preventing homelessness. When the issue of SOID became apparent in Renton, city staff and elected officials, in partnership with the Renton Housing Authority and local stakeholders, acted swiftly to respond. In addition to negotiations with the property management companies and securing emergency funds for those forced to move, the city started exploring policy options available to them. After city staff and elected officials met with impacted individuals, tenant and housing advocates, and local landlords, the city council passed an emergency ordinance banning discrimination based on the use of a Section 8 voucher. This process highlighted the ability of cities to respond quickly and efficiently to a local crisis while still taking the time to hear from diverse stakeholders. Due in part to the media attention on SOID in Renton, other cities in South King County have moved forward in their exploration of this issue. The SKC Housing Planner has provided support and data for staff or city council in Kent and Tukwila as they explore local options. Additionally, recognizing the challenge of a local patchwork of protections, some SKC cities have chosen to support SOID protections at a state level in their 2017 State Legislative Agenda. South King County stakeholders are better able to speak with a united voice to ensure external programs and policies address local community needs. • Convened stakeholders to develop shared goals and priorities • Identified barriers to external stakeholder engagement with SKC • Ensured strong SKC participation and voicing of unique community needs and geographic challenges in ongoing homeless system changes • Provided support for exploring long -term responses to homelessness and affordability In interviews conducted during the first six months of this project, South King County stakeholders consistently identified a goal to speak with a united South King County voice. The lack of this voice is seen as a significant barrier to stronger funding and political influence across the county. At the same time, key decision makers outside of SKC also expressed a hope for a stronger SKC voice to ensure that they are hearing clear input on proposed systems and policy change. In order to effectively present a unified position on housing and homelessness issues in South King County, city staff, service providers, and developers had to come together to develop an agreed upon set of priorities and policy positions. In the initial six months of this project, both the Joint Planners and Developers Workgroup and the Homelessness Action Committee (HAC) developed goals for 2016 and beyond to direct the energy and focus of the group. The specific strategies identified serve as a basic framework for cities to explore local opportunities to positively impact housing and homelessness in their community. The SKHHP goals document has also served as the first step towards a united South King County voice for housing and homelessness issues. Since then, regional goal- setting work has continued in these groups, and incorporated concrete actions for furthering their work. The HAC created a workplan for their top four prioritized goals that clarified what success would look like and what the specific role of the group should be in working toward it. The group has made progress on increasing access to tenant rights information in South King County and highlighting tenant protections issues they're seeing in their local communities. In September, members of SKHHP came together to discuss themes of what housing and homelessness challenges they are seeing in South King County and what issues should be made apparent to legislators in the 2017 session. Although the role of this group is not to endorse specific policies, members of SKHHP are uniquely suited to inform decision makers of regional challenges. The SKHHP 2017 Legislative Considerations document, which was released to SKHHP members and local decision makers, highlights these challenges and places them in the context of the South County region. SKHHP staff is hopeful that this document will help emphasize a SKC specific voice as decision makers explore solutions to regional issues. A stronger SKC voice continues to be a challenge at a county level as well as in Olympia. There have been continued structural changes in our homeless response systems over the past six months, and the lack of suburban city engagement in the decision making process is still a challenge. SKHHP staff has continued to share concerns and hold meetings for SKC stakeholders to provide feedback on how decisions are made and implemented. Further work is needed to ensure that SKC stakeholders are brought in to inform the process, rather than simply being informed of it. Additionally, the challenge remains of whose voice is at the table; decision makers who include both elected officials and city staff in the decision making process will meet with greater success in local implementation than those who engage with only one or the other. Throughout this first project year, SKC stakeholders have consistently met to discuss the future of regional collaborations on housing and homelessness. Mayors, City Managers, staff, and other interested parties have met to explore potential models and their feasibility in SKC. Most recently, Arthur Sullivan from A Regional Coalition for Housing (ARCH) discussed the creation of their collaborative model on the Eastside, and what specific support their staff provides to local municipalities. These conversations have provided an opportunity to dive into the unique needs and desires of SKC cities as they explore the preservation and development of safe, healthy, and affordable housing. SKHHP expects these meetings to continue in the coming year, and will provide staff support as needed. SKC stakeholders, including those in the education, employment and health sector, are more engaged in housing and homelessness activities. • Participated in regional workgroups across sectors to highlight issues related to affordable housing and homelessness • Provided presentations to SKC city councils and community groups on SKHHP progress and opportunities for further policy action • Provided technical support and outreach for events focused on regional health and housing issues Multiple community and professional groups across SKC work to positively impact regional outcomes related to health, financial wellbeing, housing access, education, and employment. In the initial six months of the project, SKHHP staff connected with many of these groups, provided additional capacity to targeted groups doing housing and homelessness work, and provided technical support for cross - disciplinary projects. In addition to holding extensive individual stakeholder meetings and attending community gatherings, the SKC Housing Planner presented to community groups and city councils on the SKHHP and the state of housing affordability in their community. The SKC Housing Planner has worked to ensure that there is a voice for SKC housing and homelessness issues across sectors both in and out of the region. The newsletter, email blasts, and coordination at SKC meetings have highlighted opportunities for engagement to stakeholders. However, an ongoing challenge identified in the initial project period is the work to be done to ensure that SKC stakeholders have the capacity to show up to these spaces and provide the consistent engagement that will bring a SKC perspective to the forefront. In the last six months, SKHHP staff has provided outreach to and participated regularly in regional workgroups across sectors to voice issues and considerations related to housing and homelessness. These workgroups have focused primarily on health equity, diverse community engagement, and workforce development. One of the challenges that has become clearer through this process is that further coordination is needed within these sectors as well. Over the past year, there has been a concerted effort in SKC to better coordinate workforce development programs. As these efforts continue, it will become easier to create strong cross - sector connections that avoid duplication of services and provide greater capacity for all. Although efforts such as King County and The Seattle Foundation's Communities of Opportunity work to break down barriers, there is still a need for stronger coordination between the housing and health sectors. Housing and health are inextricably linked, and studies such as Enterprise Community Partners' "Health in Housing: Exploring the Intersection between Housing and Health Care" demonstrate the clear impact that approaching health issues with a housing lens (and vice versa) can haves. SKHHP staff has engaged regularly in groups such as the Healthy King County Coalition (HKCC) to highlight policy solutions, connectedness between sectors, and ways for HKCC members to get involved in housing and homelessness issues. In order to have strong and successful cross sector engagement, it is important to start with an accurate assessment of what each sector looks like. In the affordable housing sector, staff are often faced with widespread misinformation of what affordable housing looks like in a community and what impact it is likely to have at a local level. Despite studies showing that affordable housing has no negative impact on housing values6 and violent crime7, these misconceptions continue to be stated in meetings and public spaces. As a result, HAC identified a goal of creating messaging about affordable housing that would give service providers, city staff, and community members the tools and data they need to respond to these false narratives. In addition to messaging, the SKC Housing Planner has also worked to highlight openings of affordable housing complexes, support tours of existing developments, and share stories that reflect the impact of affordable housing in our local communities. Next Steps In 2017, SKHHP will continue to move forward on these four overarching goals. In January, the SKC Housing planner will work with the Homelessness Action Committee and Joint Planners and Developers workgroup to develop a set of specific actions for 2017, building off of the progress that SKHHP member cities have made in the last year. SKHHP staff will continue to work on promoting stronger engagement from across sectors, including from city elected officials. In 5 http://www.enterprisecommunity.org/ resources /health - housing - exploring- intersection - between - housing -and- health- care -13387 6 https: / /www.trulia.com /blog /trends /low- income - housing/ http: / /nlihc.org /article/ studies - examine - effects - affordable - housing- crime - patterns 2017, SKHHP will explore opportunities to host regional events for elected officials and city staff to gain expertise on a range of policy solutions to address homelessness prevention and affordable housing development in their community. As the time frame of this program is limited to 3 years, SKHHP staff will continue to support discussions that explore options for sustainability planning, led by SKC cities, which will work towards the long term goal of a stronger, more united South King County voice. SK !rou'h King Housing. and Ho nel .es rtiess Pari.nrrship South King County Housing & Homelessness Goals The South King Housing & Homelessness Partnership (SKHHP) is a network of municipal land use and human services staff, non - profit housing and homelessness organizations and others working to address affordable housing and homelessness needs in South King County (SKC). The Partnership has identified these priorities* for 2017 through participation in the Homelessness Action Committee and the Joint South King County Planners and Developers meetings: MAINTAIN & IMPROVE HEALTHY AFFORDABLE HOUSING Everyone deserves the opportunity to live in a safe, healthy, affordable home. Unfortunately, many families in South King County, in order to find an affordable home, live in poor or substandard housing conditions. Often, this occurs because building owners may not have the incentive or resources necessary to spur improvements. In order to maintain and improve SKC's market -rate affordable housing stock, we need policies and programs that help ensure housing in the private market remains affordable long -term while requiring healthy housing conditions. Cities in South King County can preserve the robust stock of affordable housing already in their communities through: ❖ Rental inspection programs ❖ Adopting National Healthy Housing Standards • Acquisition & code - compliance loans ❖ Mold and lead paint mitigation programs ❖ Relocation assistance requirements INCREASE FUNDING FOR AFFORDABLE HOUSING (FEDERAL, STATE, AND LOCAL) The development of affordable housing can be a strong economic catalyst in SKC and can result in reduced spending on public safety and emergency services. Yet, limited local funding in South King County restricts the ability of the region to attract investment from other public and private funders. Cities can work together in SKC to increase local and regional funding in order to help meet local needs, stimulate economic development, and leverage dollars from external sources by: ❖ Supporting state authority for an affordable housing REET • Exploring opportunities to build stronger relationships with funders and attract increased private and foundation dollars to SKC ❖ Exploring opportunities for SKC cities to support affordable housing development with general fund dollars • Working to maintain or increase existing level of federal funding ❖ Exploring opportunities for regional levy funding ❖ Exploring various financing mechanisms and frameworks for pooling regional funds ADDRESS BARRIERS TO HOUSING DEVELOPMENT Barriers to housing development can drive up the cost of housing and limit housing providers' ability to address local housing needs. Many factors influence developers' decision to build housing, but cities can make development more attractive to build in SKC through: ❖ Public investments in infrastructure in residential neighborhoods ❖ Identifying and discounting public surplus property for affordable housing ❖ Exploring impact fee waivers for nonprofit affordable housing development ❖ Increasing and diversifying zoning to help accommodate growth ❖ Implementing comprehensive plan housing components ❖ Supporting the continuation and expansion of the Low Income Housing Tax Credit program INCREASE LOCAL AND STATE TENANT PROTECTIONS While the rental housing crisis affects Americans in every state in the country, it does not affect everyone equally. Low income Americans, communities of color, and seniors have all felt the burden of the crisis. Rising rent, combined with slow growth in wages, are having a big impact on these families' overall financial health. Studies show that for every $100 in median rent increase, homelessness increases by 15% in urban areas and 39% in rural and suburban areas. The South King County region has seen a significant increase in area median rents over the past two years, and over 50% of renter households in SKC are cost - burdened. The private market must be part of the solution to ending homelessness. As the housing affordability and homelessness crisis continues to spread throughout the region, protections for low- income renters become imperative to prevent mass displacement. Cities can support tenants in their community by: • Exploring and implementing best practices for homelessness prevention ❖ Mitigating renter displacement due to code violations or failed inspections ❖ Enacting Source of Income Discrimination protections at the local level ❖ Exploring opportunities to mitigate impact of rent increases ❖ Supporting equitable access to tenant rights information ❖ Supporting tenant protections in state legislative agendas BUILD PUBLIC AWARENESS TO ADDRESS HOUSING AND HOMELESS NEEDS Affordable housing and homelessness needs look different in South King County than in Seattle, East King County or the rest of the state, but they are just as critical to address. In order to identify and implement appropriate local and regional solutions, regional stakeholders need to raise the profile of these needs and make them part of the regional policy agenda. SKC stakeholders can support this process at the local, regional, and state level through: ❖ Council & Commission briefings and ongoing education ❖ Community and media outreach and engagement ❖ Broader engagement in SKHHP ❖ State legislative advocacy ❖ Inter -city collaboration and partnership ❖ Planning for long -term SKC city partnership PROVIDE EMERGENCY HOMELESS SERVICES Everyone should have a warm, safe place to sleep at night. Unfortunately, rapidly rising rents and economic insecurity are accelerating the number of individuals and families experiencing homelessness in South King County. Over 1000 individuals were found sleeping outside in South King County during the 2016 One Night Count. SKC cities can address these growing needs by supporting and coordinating emergency homelessness services, in the following ways: ❖ Hygiene and drop in centers, including those for youth ❖ Supporting community education and dialogue on homelessness ❖ Safe parking programs ❖ Expanding locations of severe weather shelters ❖ Mapping available emergency services throughout the region IMPROVE AWARENESS AND CONNECTIONS BETWEEN HOUSING AND OTHER KEY ISSUES Hard - working people should be able to afford housing and still have enough left over for other basics like gas, groceries, and child care. Unfortunately, high housing, transportation, and healthcare costs are stretching families' budgets too far, leaving them vulnerable to homelessness. The national trend toward suburban poverty, increasing rents, population growth, and growing income inequality have made it exponentially harder to address local housing needs. By building connections between housing needs and intersections with other sectors (such as physical and mental health care, education, public safety, and transportation), SKC can break down silos and increase cross - system opportunities for family success. SKC cities can leverage these intersections by supporting: ❖ Funding and coordination for mental health services ❖ Collaboration between housing, education, and healthcare systems ❖ Workforce development programs for housing wage jobs ❖ Criminal justice reintegration supports ❖ Regional discussions on poverty * This is not a comprehensive list of all strategies South King County may implement to address affordable housing & homelessness needs. Updated: February 15, 2017 For more information, contact: Joy Scott, South King County Housing Planner for the South King Housing & Homelessness Partnership 1 joy @housingconsortium.org 1 206.413.8005 Homelessness, Housing & Human Services Issue Brief Support and enhance responses to increase affordable housing, decrease homelessness, and improve a strained mental and behavioral health system Urban and rural cities throughout the state are grappling with increasing homeless populations, lack of affordable housing, and a poorly- funded mental health and substance abuse system. After many years of decline, 2013 saw an increase in homeless populations for many of Washington's cities and towns. Cities are struggling to solve these issues with limited resources.Together with the state, counties, and nonprofit partners, we support current efforts to develop new strategies that address the issues plaguing our human service, homeless, and affordable housing systems. Strong cities need: Eliminate the sunset and increase the document recording fee. This fee on real estate transactions provides the bulk of state funding for homelessness programs at the state and local levels, and faces a 60% reduction if allowed to sunset in 2019. The sunset must be eliminated and the fee increased to expand investments in homelessness assistance. Make a $200 million investment in the Housing Trust Fund, the preeminent tool in the state to fund capital construction of affordable housing across the state. Ensure full Operating Budget authority to allow the state to maximize federal resources through the Medicaid Waiver which authorizes funding for permanent supportive housing with Medicaid dollars. Provide additional resources for mental health and chemical dependency services, including coordinated treatment, increasing treatment beds, support for step -down services and programs for transient drug populations. Create new local options to generate revenue for homeless services and for capital construction of affordable housing, and improve standing options to make implementation easier. The document recording fee pays for essential homeless and housing programs Permanent housing Transitional housing Homelessness prevention Rapid rehousing Permanent supportive housing Source: WA Department of Commerce report "Homelessness in Washington State" (2015). Emergency shelter 9,000 8,000 7,000 0 6,000 5,000 4,000 0 3,000 c z 2,000 1,000 0 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Source: WA Department of Commerce "Point In Time Counts; 2006 -2015. After years of decline, there is now double -digit growth in unsheltered homeless 19% 13% 7% 1% -2% 25% 3% Jane Wall Carl Schroeder Logan Bahr Government Relations Advocate Government Relations Advocate Government Relations Analyst Contact: janew @awcnet.org carls @awcnet.org loganb @awcnet.org Association of Washington Cities • 1076 Franklin St SE, Olympia, WA 98501 • 1.800.562.8981 • awcnet.org 01,1416 ASSOCIATION OF WASHINGTON CiTiES Councilmember Jan Molinaro, Enumclaw, asked if a map showing the location of the 66,000 acres proposed to be preserved is available. Booth will follow up with additional information.. In response to a question if the program was voluntary or not, Booth noted that the use of condemnation is not proposed and that King County will work with willing sellers. Council President Hank Margeson, Redmond, noted an Enumclaw area farmer was on the Advisory Group. He said Redmond had received a list of Conservation Futures Tax revenue (CFT) funded projects in the city as requested but was waiting for King County to provide a list of projects bonded by CFT revenues. Councilmember Tom Stowe, Beaux Arts Village, asked if King County Department of Natural Resources (KC DNR) would administer the program in cities. He expressed concern about the possible creation of another layer of bureaucracy. He asked if KC DNR's current practices would be followed regarding property acquisition. He also asked for confirmation that condemnation was not proposed. Margeson said that King County is taking the long view, waiting until properties come on the market or the opportunity to buy easements arises. Booth noted that King County may pursue high value conservation properties that are threatened by development. 11. 2017 State Legislative Session Ellie Wilson- Jones, SCA Senior Policy Analyst, reported that the cutoff for bills to move out of their house of origin was 5 p.m., just prior to the night's PIC meeting, with exceptions to the cutoff including for those bills deemed necessary to implement the budget (NTIB). Wilson -Jones provided an overview of the status of bills most closely related to the adopted SCA 2017 Legislative Agenda and distributed an updated bill tracking sheet (Attachment E). Where there are House and Senate versions of a bill, the bolded bill is the one that has advanced further in the legislative process. With regard to replacing the property tax cap, HB 1764 —which would implement a new cap that is the greater of one percent or population growth plus inflation, not to exceed 5 percent— remains in the House Finance Committee, but should be considered NTIB and could also be folded into a larger budget deal later in the session. SCA's second legislative priority is investing in public health services. ESHB 1432, which is the policy legislation that accompanies that funding ask, passed out of the House 86 -12 and is now in the Senate Health Care Committee. Regarding SCA's third legislative priority, addressing the housing and homelessness crisis, Wilson -Jones reported that most of the key bills remain in their house of origin, but some are likely NTIB and could move later in the session. SHB 1570, which would make the sunsetting Document Recording Fee permanent and allow for an additional optional local surcharge, is in the House Rules Committee. SSB 5182, which would allow a city or county to adopt a property tax exemption program to preserve affordable housing for very low- income household, remains in the Senate. HB 1797, which would allow some flexibility to use REET for affordable housing, allow a one -time sales tax remittance related to public affordable housing development, and make an existing sales tax authority councilmanic for King County, remains in the House Rules Committee. HB 1633 to prohibit source of income discrimination was not brought up for a vote in the House prior to the cutoff despite the advocacy of SCA members, but housing advocates are already working to identify an alternate path forward this session. Wilson -Jones noted that March 8, 2017 PIC Meeting Draft Minutes Page 12 of 26 the City of Tukwila this week joined five other SCA member cities in passing a local source of income discrimination ban. Returning to the status of housing bills, SSB 5254 —Sen. Joe Fain's omnibus bill that would create an affordable housing preservation property tax exemption program, extend the document recording fee sunset date, require additional analysis in buildable lands reports, and address comprehensive plan approvals, among other things — remains in Senate Ways and Means. As to addressing the underlying causes of homelessness, several bills related to the heroin and prescription opiate crisis moved from their house of origin. ESHB 1427, which would modify the standards for certifying opioid treatment programs, passed out of the House 82 -15, and SHB 1339, which would require the adoption of rules relating to prescribing opioid drugs, passed out of the House 91 -6. Finally, one bill at odds with recommendations from the King County Heroin and Prescription Opiate Addiction Task Force has advanced: SSB 5223, Sen. Mark Miloscia's bill to ban safe - injection sites, passed out of the Senate 26 -23 but is not expected to advance in the House. Concluding with a broader legislative update, Wilson -Jones noted that the public records bills supported by the Association of Washington Cities (AWC), ESHB 1594 and EHB 1595, passed out of the House with bipartisan votes of 79 -18 and 75 -22 respectively and are now in the Senate State Government Committee. With the house of origin cutoff now past, legislative committees will resume work reviewing bills sent over from the opposite chamber. It is also anticipated that the Senate Majority Coalition Caucus will release an operating budget proposal soon, with drastic cuts to state revenues distributed to cities expected to be proposed. Shared revenues are estimated at $210 million for the next biennium, and AWC has produced an online tool that allows you to see how your city could be impacted by various cuts to shared revenues. AWC is urging city leaders to reach out to their senators preemptively to talk with them about the city services supported with these shared revenues and how they're making a difference in your community. Additional cutoff dates are also approaching: March 29 is the last day for bills to make it out of opposite house policy committees, April 4 is the last day for fiscal committees, and April 12 is the deadline for floor action, all with some exceptions. The final day of the regular session is April 23, but a special session is anticipated to continue budget work. Deanna Dawson, SCA Executive Director, noted that SCA is working to schedule a networking dinner featuring a legislative recap by a panel of legislators, but the likelihood that the Legislature will remain in session well past April is posing scheduling challenges. Dates in late April, timed shortly after the conclusion of the regular session, and in the late summer or early fall are being considered. Councilmember Kate Kruller, Tukwila, requested the link for AWC's online tool allowing cities to see their distributions of state shared revenues for the next biennium. The link can be found here. Dawson emphasized the importance of early advocacy to help shape the Senate budget proposal before it is released and moves forward. 12. Future Levies and Ballot Measures in King County Brian Parry, SCA Senior Policy Analyst, reported on the list of potential levies and ballot measures in the PIC Packet. He said that two measures were voted on in February. A Park Bond Measure in Maple Valley failed, receiving 52.8% support but falling short of the 60% required. A Shoreline School District Construction Bond measure was approved with 74.3% support. Parry noted that King County Elections conducted an experiment with pre -paid postage to see if March 8, 2017 PIC Meeting Draft Minutes Page 13 of 26 Attachment E to the March 8, 2017 PIC Minutes Bill Tracking for March 8, 2017 PIC Meeting - Updated 3/8/17 at 5 p.m. Revenue Bill Number Short Title Status Original Sponsor HB 1764 / SB 5772 Property tax revenue limit H Finance / S Local Governme Lytton / Pedersen SHB 1113 Excess liquor revenue dist. H Rules R Hayes SB 5240 Excess liquor revenues S Ways & Means Mullet SHB 1099 Marijuana /local moratoria H Approps Sawyer Public Health & Behavioral Health Bill Number Short Title Status Original Sponsor ESHB 1432 / SB 5353 Foundat. public health servs S Health Care / S Ways & Means Robinson / Rivers SHB 1047 Medication disposal system H 2nd Reading Peterson ESHB 1427 Opioid treatment programs S Health Care Cody SHB 1339 Opioid drug prescriptions H Passed 3rd Cody HB 1761 / SSB 5223 Safe injection sites H HC /Wellness / H HC /Wellness Stokesbary / Miloscia Housing & Homelessness Bill Number Short Title Status Original Sponsor SHB 1570 Homeless housing & assist. H Rules R Macri SSB 5182 Affordable housing options S 2nd Reading Fain SHB 1797 Affordable housing /taxes H Rules R McBride HB 1633 / SB 5407 Housing /source of income H 2nd Reading / S Fin Inst /Ins Riccelli / Frockt ESHB 1514 / SB 5520 Mobile home park closures S Fin Inst /Ins / S Fin Inst /Ins Robinson / Kuderer SHB 1884 / SB 5678 Mobile home park tenants H Rules R / S Fin Inst /Ins Ryu / Milocia SB 5569 Protected classes /housing S 2nd Reading Angel SB 5656 Ending homelessness S HumSer /MenHlth Milocia SHB 2044 / SSB 5657 Homeless hosting /religious H Rules R / H Comm Dev, Housi McBride / Milocia SHB 1752 Affordable urban housing H 2nd Reading Santos HB 1630 / SB 5625 Minors /homeless info. System 5 HumSer /MenHlth / S HumSer /MenHlth Slatter / Zeiger GMA, Housing, & Homelessness Bill Number Short Title Status Original Sponsor SSB 5254 Buildable lands & zoning S Ways & Means Fain Public Records Act Reform Bill Number Short Title Status Original Sponsor ESHB 1594 Public records admin. S State Governmen McBride EHB 1595 Public records request costs S State Governmen Nealey SHB 1516 Public records storage sys. H Approps Mac Ewen Other Bill Number Short Title Status Original Sponsor SHB 1184 Patronizing a prostitute S Law & Justice Orwall ESHB 1017 School siting H Passed 3rd McCaslin SHB 1376 Paint stewardship H 2nd Reading Peterson HB 1681 / SB 5215 Urban growth area annexation H Environment / S Local Governme Appleton / Conway SB 5204 Industries prop. tax exempt. S Ways & Means Fain March 8, 2017 PIC Meeting Draft Minutes Page 19 of 26 Tukwila Bill Status & Upcoming Events Report Background During the last week, the House Committees started hearing Senate bills and Senate Committees began hearing House bills. As a result of the House of Origin cut -off, the volume of bills has decreased. The Economic and Revenue Forecast Council released the March Revenue Forecast last week. The Council found that Washington's personal income and employment forecasts are slightly higher than they were in November and Washington's economy is continuing to outperform the National economy. General fund state revenues are expected to grow 13.5% between the 2013 -15 and 2015 -17 biennia and 6.8% between the 2015 -17 and 2017 -19 biennia. As a result, the 2015 -17 forecast is up by $275 million and the 2017 -19 forecast is up by $303 million over November projections. Senate leadership has indicated their intent is to release their general fund budget proposal this week and House leadership indicated they would release their proposal the following week. The general expectation is that the Senate proposal will not assume any new sources of revenue, while the expectation is that the House proposal will likely include new revenue. We anticipate that the Senate budget proposal will not be positive for local governments. The Senate has already announced that they will release their Transportation budget on Monday, with a public hearing on Tuesday. Legislators have not provided an indication of when they might release capital budget proposals. I will get you summaries of each budget proposal as quickly as possible after the budgets are released. Public Records Both public records bills had a hearing in the Senate State Government Committee on Wednesday. Generally the testimony was positive, with the Coalition signing -in pro for HB 1594 and other for HB 1595. The Allied Daily Newspapers testified "other" on both bills. The Chair of the Committee emphasized his desire for the bills to include specific metrics regarding fulfillment of public records, so stakeholders are working with him on possible language. As a reminder of their provisions, a summary of the current provisions of both bills is provided below. SHB 1594 • The House Appropriations Committee removed the controversial mediation language from this proposal. • The current version includes a study of establishing a statewide internet portal for public records management and provides $25,000 for the study. • The current version also authorizes a $1 surcharge on county recorded documents to fund the State Archives local competitive grant program and local training on records retention. The funding will sunset in three years. , Jennifer Ziegler March 18, 2017 Page 1 of 9 HB 1595 • Authorizes a fee for electronic records of 10 cents /gigabyte. This fee is optional. Local governments may also choose to use a flat fee. The rate of that fee was reduced from $5 to $2 in the substitute bill. • Authorizes a customized service charge for exceptionally complicated requests. • Provides that a request for all or substantially all agency records is not a valid "identifiable records request" under the Public Records Act. Homelessness and Affordable Housing The three primary bills that we have been monitoring regarding the document recording fee and local options, HB 1797, SHB 1570 and SSB 5254, have not had a status change since last week. Senate Bill 5657 continues to be a bill of concern. It creates new limitations for local governments when regulating a religious organization's ability to host homeless persons on property it owns or controls. Under the bill, a local government may not enact an ordinance or regulation to limit a religious organization's ability to host a rotating tent encampment for less than eight months during a calendar year, host simultaneous tent encampments within the same municipality during a given period of time, and availability to host safe parking lot efforts at its own on -site parking lot. The bill had a hearing last week and the Association of Washington Cities testified in opposition. Small Cell Networks Senate Bill 5711, which would have preempted right of way authority and the ability to set aesthetic standards is also technically dead. But the Governor's office did convene stakeholders to discuss whether there were any areas of potential compromise. Those negotiations are on- going. Upcoming Events Agriculture, Water, Trade & Economic Development (Senate) - SHR 1, JACB - 3/21 @ 8:OOam • SHB 1183 - Public Hearing - Authorizing specified local governments, including municipalities and federally recognized Indian tribes, that typically have limited access to economic development resources, to designate a portion of their territory as a creative district subject to certification by the Washington state arts commission. State Government, Elections & Information Technology (House) - HHR E, JLOB - 3/21 @ 9:OOam • SSB 5207 - Exec Session - Concerning the public disclosure of global positioning system data corresponding to residential addresses of public employees and volunteers. Energy, Environment & Telecommunications (Senate) - SHR 1, JACB - 3/21 @ 10:OOam • HB 1829 - Public Hearing - Concerning the exemption from public disclosure of information regarding public and private computer and telecommunications networks. , Jennifer Ziegler March 18, 2017 Page 2 of 9 Environment (House) - HHR B, JLOB - 3/21 @ 1:30pm • ESSB 5281 - Public Hearing - Concerning rules for on -site sewage systems. • SB 5615 - Public Hearing - Authorizing the development of new manufactured housing communities outside of urban growth areas under the growth management act. Local Government (Senate) - SHR 4, JACB - 3/21 @ 1:30pm • SHB 2006 - Public Hearing - Providing cities and counties flexibility with existing resources. • ESHB 1503 - Public Hearing - Preventing unfunded mandates involving on -site sewage systems from affecting local governments and property owners. Transportation (Senate) - SHR 1, JACB - 3/21 @ 3:30pm • SB 5096 - Public Hearing - Making transportation appropriations for the 2017 -2019 fiscal biennium. (Hearing is on the Proposed Substitute.) Law & Justice (Senate) - SHR 4, JACB - 3/22 @ 8:OOam • SHB 1079 - Public Hearing - Creating a criminal no- contact order for human trafficking and promoting prostitution- related offenses. Local Government (House) - HHR D, JLOB - 3/22 @ 8:30am • SB 5119 - Exec Session - Concerning water -sewer districts. State Government, Elections & Information Technology (House) - HHR E, JLOB - 3/22 @ 1:30pm • SSB 5207 - Exec Session - Concerning the public disclosure of global positioning system data corresponding to residential addresses of public employees and volunteers. Law & Justice (Senate) - SHR 4, JACB - 3/23 @ 10:OOam • SHB 1501 - Public Hearing - Protecting law enforcement and the public from persons who illegally attempt to obtain firearms. Early Learning & K -12 Education (Senate) - SHR 1, JACB - 3/23 @ 1:30pm • ESHB 1017 - Public Hearing - Addressing the siting of schools and school facilities. Judiciary (House) - HHR A, JLOB - 3/23 @ 1:30pm • SB 5376 - Exec Session - Modifying indigent defense provisions. • SB 5445 - Exec Session - Prohibiting the use of eminent domain for economic development. , Jennifer Ziegler March 18, 2017 Page 3 of 9 Local Government (House) - HHR D, JLOB - 3/23 @ 1:30pm • SB 5034 - Exec Session - Concerning local government financial reports. Local Government (Senate) - SHR 2, JACB - 3/23 @ 1:30pm • ESHB 2023 - Public Hearing - Addressing the effective date of certain actions taken under the growth management act. State Government, Elections & Information Technology (House) - HHR E, JLOB - 3/24 @ 10:OOam • SSB 5207 - Exec Session - Concerning the public disclosure of global positioning system data corresponding to residential addresses of public employees and volunteers. Criminal Justice Bill # Abbrev. Title Short Description Status Sponsor EHB 1078 Trafficking, etc /time limits Concerning human trafficking, prostitution, and commercial sexual abuse of a minor. S Law & Justice Pellicciotti (SB 5030) SHB 1079 No- contact order /trafficking Creating a criminal no- contact order for human trafficking and promoting prostitution - related offenses. S Law & Justice Orwall (SSB 5029) SHB 1501 Attempts to obtain firearms Protecting law enforcement and the public from persons who illegally attempt to obtain firearms. S Law & Justice Hansen SB 5030 Trafficking, etc /time limits Concerning human trafficking, prostitution, and commercial sexual abuse of a minor. H PSDPA Darneille (EHB 1078) SB 5376 Indigent defense Modifying indigent defense provisions. H Judiciary Sheldon Fiscal /Budget Bill # Abbrev. Title Short Description Status Sponsor HB 1067 Operating budget 2017-2019 Making 2017-2019 fiscal biennium operating appropriations. H Approps Ormsby (SB 5048) HB 1068 Operating sup budget 2017 Making 2017 supplemental operating appropriations. H Approps Ormsby (SB 5047) SHB 1763 Housing /persons w/devel dis. Modifying the property tax exemption for property used to provide housing S HumSer /MenHlth/ Robinson , Jennifer Ziegler March 18, 2017 Page 4 of 9 Bill # Abbrev. Title Short Description Status Sponsor ESHB 1017 School siting for eligible persons with developmental disabilities. S EL /K -12 McCaslin EHB 2005 Municipal gen. business lic. Improving the business climate in this state by simplifying the administration of municipal general business licenses. S Com /Labor /Sport Lytton Springer SHB 2006 Existing resources /local gov Providing cities and counties flexibility with existing resources. S Local Governmen Koster McBride SHB 2015 Lodging excise tax Modifying the lodging excise tax to remove the exemption for premises with fewer than sixty lodging units and to tax certain vacation rentals, short -term home - sharing arrangements, and other compensated use or occupancy of dwellings. H Rules R Pettigrew (SB 5850) SB 5047 Operating sup budget 2017 Making 2017 supplemental operating appropriations. S Ways & Means Braun (HB 1068) SB 5048 Operating budget 2017-2019 Making 2017-2019 fiscal biennium operating appropriations. S Ways & Means Braun (HB 1067) General Local Government Issues Bill # Abbrev. Title Short Description Status Sponsor ESHB 1017 School siting Addressing the siting of schools and school facilities. S EL /K -12 McCaslin SHB 1160 Sunshine committee Enacting recommendations of the sunshine committee. S State Governmen Springer (SB 5418) SHB 1183 Creative districts Authorizing specified local governments, including municipalities and federally recognized Indian tribes, that typically have limited access to economic development resources, to designate a portion of their territory as a creative district subject to certification by the Ag /Water /Trade& McBride (2SSB 5300) to Jennifer Ziegler March 18, 2017 Page 5 of 9 Bill # Abbrev. Title Short Description Status Sponsor Washington state arts commission. SHB 1417 OPMA /IT security matters Concerning the harmonization of the open public meetings act with the public records act in relation to information technology security matters. S State Governmen Hudgins 2SHB 1540 Language of public notices Providing public notices of public health, safety, and welfare in a language other than English. S Local Governme Santos (SSB 5046) ESHB 1594 Public records admin. Improving public records administration. S State Governme McBride EHB 1595 Public records request costs Concerning costs associated with responding to public records requests. S State Governmen Nealey EHB 1620 Background checks /local gov. Concerning the authority of local governments to require criminal history background checks. S Local Governmen Lovick HB 1829 Disclosure /computer networks Concerning the exemption from public disclosure of information regarding public and private computer and telecommunications networks. S Energy, Environ Hudgins SB 5034 Local gov. financial reports Concerning local government financial reports. H Local Govt Rivers SSB 5046 Language of public notices Providing public notices of public health, safety, and welfare in a language other than English. H Public Safety Hasegawa (2SHB 1540) SSB 5207 GPS data disclosure Concerning the public disclosure of global positioning system data corresponding to residential addresses of public employees and volunteers. H State Govt, Ele Kuderer (SHB 1317) • Jennifer Ziegler March 18, 2017 Page 6 of 9 Bill # Abbrev. Title Short Description Status Sponsor SB 5445 Eminent domain /economic dev. Prohibiting the use of eminent domain for economic development. H Judiciary Padden (SB 5396) ESSB 5777 Municipal gen. business lic. Improving the business climate in this state by simplifying the administration of municipal general business licenses. H Finance Brown GMA /Land Use /Affordable Housing Bill # Abbrev. Title Short Description Status Sponsor SHB 1209 Municipal financial services Addressing municipal access to local financial services. S Fin Inst /Ins Bergquist (SB 5396) ESHB 1503 On site sewage sys. mandates Preventing unfunded mandates involving on -site sewage systems from affecting local governments and property owners. S Local Governmen Short SHB 1570 Homeless housing & assist. Concerning access to homeless housing and assistance. H Rules R Macri SHB 1683 Sewer service /growth areas Addressing sewer service within urban growth areas. S Local Governmen Appleton SHB 1797 Affordable housing /taxes Encouraging affordable housing development and preservation by providing cities limited sales tax remittance for qualifying investments, providing cities and counties authority to use real estate excise taxes to support affordable housing, and providing cities and counties with councilmanic authority to impose the affordable housing sales tax. H Rules R McBride HB 1959 Covenants /local gov. removal Requiring a public hearing before a local government may remove a restrictive covenant from land owned by the local government. S Rules 2 Harmsworth ESHB 2023 GMA actions effective date Addressing the effective date of certain actions taken under the growth management act. S Local Governmen Fitzgibbon SB 5119 Water -sewer districts Concerning water -sewer districts. H Local Govt Takko (HB 1187) • Jennifer Ziegler March 18, 2017 Page 7 of 9 Bill # Abbrev. Title Short Description Status Sponsor E2SSB Water availability Ensuring that water is available to support development. H Ag &Nat Res Warnick 5239 HB 1075 SB 5252 Doc. recording fees /homeless Addressing the effectiveness of document recording fee surcharge funds that support homeless programs. H Comm Dev, Housi Angel g HB 1324 SSB 5254 Buildable lands & zoning Ensuring adequacy of buildable lands and zoning in urban growth areas and providing funding for low- income housing and homelessness programs. S Ways & Means Fain HB 1608 ESSB 5281 On -site sewage systems Concerning rules for on -site sewage systems. H Environment Angel (HB 1632) SB 5615 Manuf. housing communities Authorizing the development of new manufactured housing communities outside of urban growth areas under the growth management act. H Environment Sheldon (HB 1846) SSB 5657 Homeless hosting /religious Concerning the hosting of the homeless by religious organizations. H Comm Dev, Housi Miloscia (SHB 2044) SSB 5790 GMA economic dev. element Concerning the economic development element of the growth management act. H Environment Short (HB 1525) Infrastructure /Economic Development Bill # Abbrev. Title Short Description Status Sponsor HB 1051 Infrastructure financing Concerning financing essential public infrastructure. H Cap Budget DeBolt (SB 5095) HB 1075 Capital budget 2017 -2019 Concerning the capital budget. H Cap Budget Tharinger (SB 5086) HB 1324 Local infrastruct. financing Concerning the financing of local infrastructure. H Cap Budget Tharinger (SB 5088) HB 1608 Capital budget resources Restoring resources to the capital budget beginning with the 2017- 2019 biennium. H Approps Pike SB 5086 Capital budget 2017 -2019 Concerning the capital budget. S Ways & Means Honeyford (HB 1075) SB 5088 Local infrastruct. financing Concerning the financing of local infrastructure. S Ways & Means Honeyford (HB 1324) Transportation Bill # Abbrev. Title Short Description Status Sponsor HB 1146 Trans sup budget 2015-2017 Making 2015-2017 supplemental transportation appropriations. H Trans Clibborn (SB 5095) 0, Jennifer Ziegler March 18, 2017 Page 8 of 9 Bill # Abbrev. Title Short Description Status Sponsor HB 1147 Transport. budget 2017-2019 Making transportation appropriations for the 2017- 2019 fiscal biennium. H Trans Clibborn (SB 5096) HB 1606 TBD fees & charges /hearings Requiring transportation benefit districts to hold public hearings prior to imposing fees or charges by a vote of the governing board. S Transportation Pike HB 2066 Regional trans planning orgs Authorizing the creation of regional transportation planning organizations by large counties. S Transportation Kretz SSB 5001 Transit auth. board members Modifying the election and authority of regional transit authority board members. H Trans O'Ban (HB 1029) SB 5095 Trans sup budget 2015 -2017 Making 2015 -2017 supplemental transportation appropriations. S Transportation King (HB 1146) SB 5096 Transport. budget 2017 -2019 Making transportation appropriations for the 2017- 2019 fiscal biennium. S Transportation King (HB 1147) • Jennifer Ziegler March 18, 2017 Page 9 of 9 INFORMATIONAL MEMO Page 2 to the Riverton Park United Methodist Church in 2016, and Kina Miller, the new Case Manager, is working with families on the Riverton Property as well as taking referrals from the community. The BSK program offers flexible funding to address specifically what a family needs to maintain permanent housing. The Tukwila School District was also awarded a Schools House Washington Grant which should assist the McKinney -Vento Coordinator with one Family Support Specialist and one assistant. City of Tukwila General Fund Contracts - 2016 Catholic Community Services Catholic Community Services served 52 residents with homelessness prevention services. CCS works closely with the Human Services staff who screen residents before referring to the agency. Funds were used to promote housing stability in the form of rental or utility assistance. DAWN shelter In 2016 the Domestic Abuse Women's (DAWN) shelter provided 1451 bednights of emergency shelter to 24 unduplicated Tukwila women. They provided site based housing to 4 Tukwila individuals Hospitality House continues to provide short term shelter for single women. 187 bednights were provided to 5 women whose last address was in Tukwila. These women received 30 units of case management. The shelter operates as a collaboration across several Burien faith based organizations. King County Bar Association This organization supports the Housing Justice project where renters can seek legal assistance with the aim of preventing homelessness or housing instability. In 2016, 141 Tukwila households representing 380 individuals received legal assistance. Multi- Service Center Emergency Assistance Through the collaboration with the Human Services office 184 Tukwila individuals (including children) took advantage of the rent and emergency assistance to promote housing stability. Multi- Service Center Shelter and Transitional Housing Shelter and transitional housing units are filled through the County wide coordinated entry process. 6 individuals who identified their last address in Tukwila were served with 323 bednights. 69% of those in permanent or temporary housing moved to more stable housing after their stay. Nexus (formerly Auburn Youth Resources) continues to provide homeless outreach and intervention to homeless youth. In 2016 the Agency provided services to 96 homeless youth contacted in Tukwila. Street outreach refers to case management staff and then staff meet and track individual goals and planning with clients. REACH Center of Hope Day Shelter The REACH day shelter operates beneath Renton City Hall and represents a collaboration between faith based organizations and City government. 9 Tukwila residents were served by the REACH Center. Clients received meals, case management, and day shelter services. Some evening shelter may be available through the efforts of local faith based groups. INFORMATIONAL MEMO Page 3 Seattle King County Department of Public Health — Mobile Medical Program 41 contacts were made for 37 homeless individuals at the Church by the Side of the Road monthly dental van visit in 2016. Twelve homeless indivduals were seen for medical services during that same time. Sound Mental Health Path Program Staff of this outreach program connect with homeless individuals and families in our community. In 2016 they served 32 individuals, of which 16 had disabilities. The majority of those individuals were between 35 and 54 years of age. 150 case management units were provided. Way Back Inn The Way Back Inn continued their collaboration with the City of Tukwila, using three City owned homes to support homeless families needing some time to gain stability. 134 case management units were provided to 66 individuals that stayed in the 4 units (one home, Hartnett Manor has an upstairs and downstairs unit). Two Tukwila staff took their decorating skills to one of the homes in 2016 and made it a homey environment for arriving families. The agency would like to explore City supported weatherization efforts to reduce the utility costs in 2017. Community Based Efforts Riverton Park United Methodist Church In keeping with the mission of the congregation, the Church hosts the Tukwila Food Pantry, Tuesday night meals, and the availability of safe space for homeless individuals and families. Using the housing units on the property, the Church building, the Parking lot, and outdoor space, homeless individuals /families who are sober and can live in community, can find some respite to rest and regroup while they work on securing permanent housing and addressing their barriers to housing. Efforts are facilitated by the Best Starts for Kids Case Manager, work with Pastor Steve and staff from Sound Mental Health outreach. Riverton Park hosted Tent City 3 in June of 2016 through November of 2016. Church by the Side of the Road Church by the Side of the Road continued their support by providing a free meal on Tuesday afternoons and hosting monthly the King County Mobile Medical and Dental vans. Still Waters Services for Families in Transition This small non - profit has been providing snack backpacks for identified McKinney —Vento students in the Tukwila School District. Year to date food collection for 2016 -2017 is 12,635 pounds of food. Currently 119 students across the Tukwila School District are receiving backpacks through their schools. City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Community Affairs and Parks Committee FROM: Evie Boykan, Human Services Manager Stacy Hansen, Human Services Coordinator CC: Mayor Ekberg DATE: October 10, 2016 SUBJECT: Relocation Resources for Mobile Home residents Based on the experience of neighboring cities, there is growing awareness and concern regarding relocation assistance for residents living in mobile home parks that might be displaced due to a range of reasons, such as the park being sold for redevelopment purposes. Our mobile home parks have a variety of ages and styles of `mobile' type housing. Some of these homes are owned, some have an informal lease to purchase option (residents make monthly payments along with space payments), some are rented units (includes unit and space cost per month). Most models are too old and physically unstable to be moved, so in the event of a sale, tenants must leave their unit (or potentially be charged for its removal if the unit is owned) with limited notice and must shoulder an unexpected, overwhelming financial burden. According to Brigid Henderson, the Manager of the Washington State Mobile Home Relocation Assistance Program, there is a reimbursement model of only up to $7500 for a single wide and up to $12,000 for a multi- section. Reimbursement is available for both demolition and removal to a landfill and /or purchase of a home built after 6/15/76 that meets HUD standards. Reimbursement cannot exceed the limits as identified, and applicants must show documented proof of the funds spent. These funds are only available for owner - occupied units. We are not aware of any other resources that would be available for displaced renters or owners. Attached please find information from the Washington State Department of Commerce Relocation specialist. Per state law, mobile home park owners must give a year's notice when redeveloping the property. The City does have a relocation Ordinance (2122) that relates to healthy, safe rental housing as defined by Code Enforcement's adopted policies. However, that ordinance only relates to inhabitable housing and does not include circumstances that relate to the changes in land use for mobile home parks. Property development in Tukwila is very desirable. It may be beneficial to have more policy guidelines in place specifically around mobile home parks and relocation assistance. Ms. Henderson suggested that staff review the City of Seattle's requirements of owners regarding closure or redevelopment of mobile home parks. Seattle's ordinance is focused on placing some of the responsibility of relocation assistance on the property owner, including identifying other potential housing options that may be available to tenants. This is done through a comprehensive Relocation Report that must be filed with the City prior to eviction notices being sent to park residents. 3 4 INFORMATIONAL MEMO Page 2 A few ideas on potential relocation assistance include: financial assistance for each household, establishment of a property that could accommodate displaced units if they were movable, and extension of the move -out deadline beyond the traditional notice. In addition, depending on the number of displaced residents, the City could require property owners to develop a relocation report, hire a relocation firm to assist residents with locating new housing, manage the administration of relocation funds and providing advocacy support for tenants. Policy exploration could also include requiring first right of refusal should the tenants wish to have assistance in purchasing the mobile home park. All of these potential requirements would need to be reviewed by the City Attorney in order to ensure the City has jurisdiction over such matters, given the unique nature of mobile home parks in State law. We appreciate the opportunity to discuss concerns the Council may have around relocation assistance relating to re- development of mobile home parks. Our parks include some of most vulnerable residents in the community. Z:ICouncil Agenda Items \CommunicationslRelocation memo.doc U a_ CD E E c E•� O W 5. a) a) CC U 0 0 0 N CIS a) 0 cct 0 a) a) 0 c• •v o �►. 'd O © - 0 u � ›-J O 0 N • U - c c� o O • Q Q, N - 3h U crzt 0 0 0 0 0 -cr) E y Fir •vyi CI CC O O CC d y es as ,c "" s c 444 0 0.) 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'. hapter 59.21 RCW: MOBILE HOME RELOCATION ASSISTANCE http: // apps. leg. wa. gov/ rcw /detault.aspx'!cite= 59.21&tuIl =true Chapter 59.21 RCW MOBILE HOME RELOCATION ASSISTANCE Chapter Listing 1 RCW Dispositions Sections 59.21.005 Declaration— Purpose. 59.21.006 Declaration— Intent — Purpose -1995 c 122. 59.21.010 Definitions. 59.21.021 Relocation assistance — Eligibility after December 31, 1995 — Amounts of assistance — Priority for distribution of assistance. 59.21.025 Relocation assistance — Sources other than fund — Reductions. 59.21.030 Notice — Requirements. 59.21.040 Relocation assistance — Exemptions. 59.21.050 Relocation fund— Administration— Tenant's application —Form. 59.21.070 Rental agreement— Covenants. 59.21.100 Tenants — Waiver of rights — Attomey approval. 59.21.105 Existing older mobile homes — Forced relocation —Code waiver. 59.21.110 Violations— Penalty. 59.21.905 Effective date -1995 c 122. 59.21.906 Construction— Chapter applicable to state registered domestic partnerships -2009 c 521. 59.21.005 Declaration— Purpose. The legislature recognizes that it is quite costly to move a mobile home. Many mobile home tenants need financial assistance in order to move their mobile homes from a mobile home park. The purpose of this chapter is to provide a mechanism for assisting mobile home tenants to relocate to suitable alternative sites when the mobile home park in which they reside is closed or converted to another use. [1995c122 §2; 1991 c327 §8.] 59.21.006 Declaration— Intent — Purpose -1995 c 122. The legislature recognizes that, in the decision of Guimont et al. v. Clarke, 121 Wn.2d (1993), the Washington supreme court held the mobile home relocation assistance program of chapter 59.21 RCW invalid for its monetary burden on mobile home park- owners. However, during the program's operation, substantial funds were validly collected from mobile home owners and accumulated in the mobile home park relocation fund, created under the program. The legislature intends to utilize those funds for the purposes for which they were collected. The legislature also recognizes that, for a period of almost three years since this states courts invalidated the program, no such assistance was available. The most needy tenants may have been forced to sell or abandon rather than relocate their homes in the face of park closures. Because the purpose of the program was to assist relocation, those persons should be compensated in a like manner to those who could afford to pay for relocation without assistance. To that end, the legislature has: (1) Repealed RCW 59.21.020, 59.21.035, 59.21.080, 59.21.085, 59.21.095, 59.21.900, 59.21.901, 59.21.902, and 59.21.903; (2) amended RCW 59.21.010, 59.21.030, 59.21.040, 59.21.050, 59.21.070, * 59.21.100, 59.21.110, and 43.84.092; (3) reenacted without amendment RCW 59.21.005 and " 59.21.105; and (4) added new sections to chapter 59.21 RCW. [1995c122 §1.] NOTES: Reviser's note: *(1) RCW 59.21.100 and 59.21.110 were not amended by 1995 c 122. "(2) RCW 59.21.105 was reenacted and amended by 1995 c 122. 59.21.010 Definitions. Unless the context clearly requires otherwise, the definitions in this section apply throughout this chapter. (1) "Department" means the department of commerce. (2) "Director" means the director of the department of commerce. (3) "Fund" means the mobile home park relocation fund established under RCW 59.21.050. (4) "Landlord" or "park- owner" means the owner of the mobile home park that is being closed at the time relocation assistance is provided. (5) "Mobile home park" or "park" means real property that is rented or held out for rent to others for the placement of two or more mobile homes for the primary purpose of production of income, except where the real property is rented or held out for rent for seasonal recreational purpose only and is not intended for year -round occupancy. of 4 3/17/2017 12:22 PM Chapter 59.21 RCW: MOBILE HOME RELOCATION ASSISTANCE http: // apps .leg.wa.gov /rcw /default.aspx ?cite = 59.21 &full =true (6) "Relocate" means to remove the mobile home from the mobile home park being closed and to either reinstall it in another location or to demolish it and purchase another mobile /manufactured home constructed to the standards set by the department of housing and urban development. (7) "Relocation assistance" means the monetary assistance provided under this chapter. [2009 c 565 §47; 2002c 257§1; 1998 c 124 § 1; 1995 c 122 § 3;1991 c 327 § 10;1990c 171 §1; 1989 c 201 §1.] NOTES: Reviser's note: The definitions in this section have been alphabetized pursuant to RCW 1.08.015(2)(k). Effective date -2002 c 257: "This act takes effect January 1, 2003." [ 2002 c 257 § 5.] 59.21.021 Relocation assistance — Eligibility after December 31, 1995 — Amounts of assistance— Priority for distribution of assistance. (1) If a mobile home park is closed or converted to another use after December 31, 1995, eligible tenants shall be entitled to assistance on a first -come, first -serve basis. The department shall give priority for distribution of relocation assistance to tenants residing in parks that are closed as a result of park -owner fraud or as a result of health and safety concerns as determined by the local board of health. Payments shall be made upon the department's verification of eligibility, subject to the availability of remaining funds. Eligibility for relocation assistance funds is limited to low- income households. As used in this section, "low- income household" means a single person, family, or unrelated persons living together whose adjusted income is less than eighty percent of the median family income, adjusted for household size, for the county where the mobile or manufactured home is located. (2) Assistance for closures occurring after December 31, 1995, is limited to persons who maintain ownership of and relocate their mobile home or who dispose of a home not relocatable to a new site. (3) Persons who removed and disposed of their mobile home or maintained ownership of and relocated their mobile homes are entitled to reimbursement of actual relocation expenses up to twelve thousand dollars for a double -wide home and up to seven thousand five hundred dollars for a single -wide home. (4) Any individual or organization may apply to receive funds from the mobile home park relocation fund, for use in combination with funds from public or private sources, toward relocation of tenants eligible under this section. Funds received from the mobile home park relocation fund shall only be used for relocation assistance expenses or other mobile /manufactured home ownership expenses, that include down payment assistance, if the owners are not planning to relocate their mobile home as long as their original home is removed from the park. [2005c399 §5; 2002 c 257 § 2; 1998 c 124 § 2; 1995 c 122 § 5.] NOTES: Effective date -2002 c 257: See note following RCW 59.21.010. 59.21.025 Relocation assistance — Sources other than fund — Reductions. (1) If financial assistance for relocation is obtained from sources other than the mobile home park relocation fund established under this chapter, then the relocation assistance provided to any person under this chapter shall be reduced as necessary to ensure that no person receives from all sources combined more than: (a) That person's actual cost of relocation; or (b) seven thousand dollars for a double -wide mobile home and three thousand five hundred dollars for a single -wide mobile home. (2) When a person receives financial assistance for relocation from a source other than the mobile home park relocation assistance fund, then the assistance received from the fund will be the difference between the maximum amount to which a person is entitled under RCW 59.21.021(3) and the amount of assistance received from the outside source. (3) If the amount of assistance received from an outside source exceeds the maximum amounts of assistance to which a person is entitled under RCW 59.21.021(3), then that person will not receive any assistance from the mobile home park relocation assistance fund. [ 1998 c 124 § 3; 1995 c 122 § 6.] 59.21.030 Notice— Requirements. (1) Notice required by RCW 59.20.080 before park closure or conversion of the park, whether twelve months or longer, shall be given to the director and all tenants in writing, and posted at all park entrances. The notice required by RCW 59.20.080 must also meet the following requirements: (a) A copy of the closure notice must be provided with all month -to -month rental agreements signed after the original park closure notice date; (b) Notice to the director must include: (i) A good faith estimate of the timetable for removal of the mobile homes; (ii) the reason for closure; 2 of 4 3/17/2017 12:22 PM .: hapter 59.21 KC W: MOBILE HUME KELUUAUUN ASSIS IANCL http:// apps .leg.wa.govircw/aetautt.aspx %cite = 59.21 &tuu =true and (iii) a list of the names and mailing addresses of the current registered park tenants. Notice required under this subsection must be sent to the director within ten business days of the date notice was given to all tenants as required by RCW 59.20.080; and (c) Notice must be recorded in the office of the county auditor for the county where the mobile home park is located. (2) The department must mail every tenant an application and information on relocation assistance within ten business days of receipt of the notice required in subsection (1) of this section. [ 2006 c 296 § 1; 1995 c 122 § 7; 1990 c 171 §3;1989c201 §3.] 59.21.040 Relocation assistance — Exemptions. A tenant is not entitled to relocation assistance under this chapter if: (1) The tenant has given notice to the landlord of his or her intent to vacate the park and terminate the tenancy before any written notice of closure pursuant to RCW 59.20.080(1)(e) has been given; (2) the tenant purchased a mobile home already situated in the park or moved a mobile home into the park after a written notice of closure pursuant to RCW 59.20.090 has been given and the person received actual prior notice of the change or closure; or (3) the tenant receives assistance from an outside source that exceeds the maximum amounts of assistance to which a person is entitled under RCW 59.21.021(3). However, no tenant may be denied relocation assistance under subsection (1) of this section if the tenant has remained on the premises and continued paying rent for a period of at least six months after giving notice of intent to vacate and before receiving formal notice of a closure or change of use. [ 1998 c 124 §4; 1995 c 122 §8; 1989 c 201 §4.] 59.21.050 Relocation fund — Administration — Tenant's application —Form. (1) The existence of the mobile home park relocation fund in the custody of the state treasurer is affirmed. Expenditures from the fund may be used only for relocation assistance awarded under this chapter. Only the director or the director's designee may authorize expenditures from the fund. All relocation payments to tenants shall be made from the fund. The fund is subject to allotment procedures under chapter 43.88 RCW, but no appropriation is required for expenditures. (2) A park tenant is eligible for assistance under this chapter only after an application is submitted by that tenant or an organization acting on the tenant's account under RCW 59.21.021(4) on a form approved by the director which shall include: (a) For those persons who maintained ownership of and relocated their homes or removed their homes from the park: (i) A copy of the notice from the park- owner, or other adequate proof, that the tenancy is terminated due to closure of the park or its conversion to another use; (ii) a copy of the rental agreement then in force, or other proof that the applicant was a tenant at the time of notice of closure; (iii) a copy of the contract for relocating the home which includes the date of relocation, or other proof of actual relocation expenses incurred on a date certain; and (iv) a statement of any other available assistance; (b) For those persons who sold their homes and incurred no relocation expenses: (i) A copy of the notice from the park- owner, or other adequate proof, that the tenancy is terminated due to closure of the park or its conversion to another use; (ii) a copy of the rental agreement then in force, or other proof that the applicant was a tenant at the time of notice of closure; and (iii) a copy of the record of title transfer issued by the department of licensing when the tenant sold the home rather than relocate it due to park closure or conversion. (3) The department may deduct a percentage amount of the fee collected under RCW 46.17.155 for administration expenses incurred by the department. [ 2011 c 158 § 7; 2010 c 161 § 1149; 2002 c 257 § 4; 1998 c 124 § 5; 1995 c 122 § 9; 1991 sp.s. c 13 § 74; 1991 c 327 § 12; 1990 c 171 § 5; 1989 c 201 § 5.] NOTES: Transfer of residual funds to manufactured home installation training account -2011 c 158: See note following RCW 43.22A.100. Effective date — Intent— Legislation to reconcile chapter 161, Laws of 2010 and other amendments made during the 2010 legislative session -2010 c 161: See notes following RCW 46.04.013. Effective date -2002 c 257: See note following RCW 59.21.010. Effective dates — Severability -1991 sp.s. c 13: See notes following RCW 18.08.240. 59.21.070 Rental agreement— Covenants. If the rental agreement includes a covenant by the landlord as described in RCW 59.20.060(1)(g)(i), the covenant runs with the land and is binding upon the purchasers, successors, and assigns of the landlord. of 4 3/17/2017 12:22 PM Chapter 59.21 RCW: MOBILE HOME RELOCATION ASSISTANCE http: // apps .leg.wa.gov /rcw /default.aspx ?cite = 59.21 &full =true [ 1995 c 122 § 10; 1989 c 201 § 10.] 59.21.100 Tenants — Waiver of rights— Attorney approval. A tenant may, with the written approval of his or her attorney -at -law, waive or compromise their right to relocation assistance under this chapter. [1989c201 § 14.] 59.21.105 Existing older mobile homes— Forced relocation —Code waiver. (1) The legislature finds that existing older mobile homes provide affordable housing to many persons, and that requiring these homes that are legally located in mobile home parks to meet new fire, safety, and construction codes because they are relocating due to the closure or conversion of the mobile home park, compounds the economic burden facing these tenants. (2) Mobile homes that are relocated due to either the closure or conversion of a mobile home park, may not be required by any city or county to comply with the requirements of any applicable fire, safety, or construction code for the sole reason of its relocation. This section shall only apply if the original occupancy classification of the building is not changed as a result of the move. (3) This section shall not apply to mobile homes that are substantially remodeled or rehabilitated, nor to any work performed in compliance with installation requirements. For the purpose of determining whether a moved mobile home has been substantially remodeled or rebuilt, any cost relating to preparation for relocation or installation shall not be considered. [1995c122511;1991 c327516.] 59.21.110 Violations — Penalty. Any person who intentionally violates, intentionally attempts to evade, or intentionally evades the provisions of this chapter is guilty of a misdemeanor. [ 1991 c 327 § 14; 1989 c 201 §15.1 59.21.905 Effective date -1995 c 122. This act is necessary for the immediate preservation of the public peace, health, or safety, or support of the state government and its existing public institutions, and shall take effect immediately [April 20, 1995]. [1995c122 §15.] 59.21.906 Construction — Chapter applicable to state registered domestic partnerships -2009 c 521. For the purposes of this chapter, the terms spouse, marriage, marital, husband, wife, widow, widower, next of kin, and family shall be interpreted as applying equally to state registered domestic partnerships or individuals in state registered domestic partnerships as well as to marital relationships and married persons, and references to dissolution of marriage shall apply equally to state registered domestic partnerships that have been terminated, dissolved, or invalidated, to the extent that such interpretation does not conflict with federal law. Where necessary to implement chapter 521, Laws of 2009, gender- specific terms such as husband and wife used in any statute, rule, or other law shall be construed to be gender neutral, and applicable to individuals in state registered domestic partnerships. [ 2009 c 521 § 141.] 4 of 4 3/17/2017 12:22 PM vanufactured/ Mobile Home Landlord- Tenant Act 1 Washington State http: / /www.atg.wa.gov /manufactured- mobile- home - landlord - tenant -act (/) Washington State (/) Office of the Attorney General Attorney General Bob Ferguson iBienvenido!( /en- espanol) Jig! ( /welcome - chinese) ati9 ( /welcome - traditional - chinese) How may we help you? Home (1) I Safeguarding Consumers ( /safeguarding- consumers%20) I Manufactured Housing Dispute Resolution ( /manufactured- housing - dispute - resolution- program) I Manufactured/ Mobile Home Landlord- Tenant Act MANUFACTURED/ MOBILE HOME LANDLORD - TENANT ACT The following information highlights rental agreements and their role in a manufactured /mobile home landlord- tenant relationship, as well as the rights and duties of both the landlord and tenant. It further summarizes how either party may end a rental agreement under the Manufactured /Mobile Home Landlord Tenant Act (http: // apps .leg.wa.gov /rcw /default.aspx ?cite = 59.20). In This Section Your Rental Agreement Landlord Responsibilities Tenant Responsibilities [Back to Top] Termination of a Tenancy by the Tenant Termination of a Tenancy by the Landlord Your Rental Agreement Under the Manufactured /Mobile Home Landlord Tenant Act, RCW 59.20 (http: // apps .leg.wa.gov /RCW /default.aspx ?cite = 59.20), rental of a mobile home lot must be based on a written rental agreement signed by both parties before the tenant moves in. Written rental agreements, including the original park rules, are renewed automatically for the same length of time as the original agreement. Year to year agreements automatically renew for another year on the anniversary date of the beginning of the tenant's occupancy. Month to month agreements automatically renew each month. If the tenant gives written notice to the landlord one month before the ending date of the rental agreement saying that he plans not to renew, then the agreement will not be renewed. A tenant must be offered a year -to -year rental agreement. Yearly rental agreements may not have terms less attractive than month -to -month rental agreements. However, if the tenant does not want a rental agreement for a year but instead prefers a month -to -month agreement, the tenant must sign a separate statement saying that he or she has been offered a one year rental agreement, but does not want it. On the anniversary of the agreement, the tenant may require the landlord to provide a one -year written rental agreement. Such a statement is referred to as a "waiver of the right to a one -year agreement ". However, the landlord cannot try to convince the tenant to sign such a waiver by offering a month -to -month agreement with better terms than the one -year lease. For example, the landlord cannot offer the tenant a month -to -month agreement with lower rent than offered in a one -year lease. The Manufactured /Mobile Home Landlord Tenant Act (http: / /apps.leg.wa.gov /RCW /default.aspx ?cite = 59.20) requires that a valid rental agreement must contain the following items: • Terms of Payment: it must state the amount of rent and the date it is due. It also must specify any other payments or fees due from the tenant. • Landlord Information: it must give the name and address of the landlord, the landlord's agent or a designated person living in the area. • Service & Fees: it must include a listing of the utilities, services and facilities provided to you. If the landlord intends to pass on to you any increases in utility rates or taxes, this must also be stated in your lease or rental agreement. The law says the landlord must then lower your rent if these costs go down. This will allow the landlord to adjust rent during the term of a rental agreement. • Park Rules: your rental agreement must include the rules of the mobile home park, including rules for guest parking. • Deposit: If a deposit is paid, there must be a written rental agreement and it must contain the terms and conditions under which the landlord may keep all or part of the deposit. The landlord must provide the tenant a written receipt for any refundable deposit paid and the landlord must place the deposit in a trust account, and tell the tenant the location of the account. Within 14 days after a tenant leaves, the landlord must either return the deposit, or give the tenant a written statement indicating why the money won't be returned. The notice must be delivered personally, or mailed to the last known address. If the landlord fails to do this, the tenant is due the full amount of the deposit. No portion may be withheld of 5 3/17/2017 12:25 PM Manufactured/ Mobile Home Landlord- Tenant Act 1 Washington State http: / /www.atg.wa.gov /manufactured- mobile- home - landlord - tenant -act for normal wear and tear resulting from the ordinary use of the space. A landlord may seek to recover funds over and above the amount of the deposit for damages caused by the tenant that exceed the amount of the deposit. • Property Boundaries: it must describe the boundaries of your lot. • Zoning: the agreement must include a statement of the current zoning of the land on which the park sits. • Future of the Park: your rental agreement must include a statement that the mobile home park will remain a mobile home park for three years OR it must state that the park may be closed at any time after notifying the tenants. Whichever option is included in your rental agreement, the three year agreement or the statement of possible closure, it must appear in larger print than the other text and must be easily seen. For your further protection, the Manufactured /Mobile Home Landlord Tenant Act lists items, or provisions, which cannot be in a rental agreement. • Guest Parking Fees: you cannot be charged for guest parking unless it is for an extended length of time which must be defined in your rental agreement. Neither a tenant's nor a guest's vehicle can be towed without notification. The tenant may be notified in either case and in the event the threatened vehicle is a guest's vehicle, the guest may be notified. • Guest Fees: you cannot be charged guest fees, unless the guest stays more than 15 days in any 60 day period. Nor can you be charged what is called an "entrance" or "exit" fee. • Change in Due Date for Rent: your rental agreement cannot allow the landlord to change the due date of your rent payment or increase the rent except under certain circumstances. If the agreement extends for less than a year, the rent may not be increased for the term of the agreement. A circumstance in which the law allows for a rent increase is when the rental agreement extends for more than one year; however, the increase may be no more frequent than every year and the increase must be a specified amount or based on a formula spelled out in the agreement. Another circumstance that allows for a rent increase is when the mobile home park's property taxes, utility charges or assessments are increased; however, there must also be a reduction in rent if those property taxes or utility charges decrease. • Waiver of Rights: You cannot be required to waive or give up any right granted to you under the Manufactured /Mobile Home Landlord- Tenant Act in a rental agreement. Your mobile home rental agreement is an important document that determines your relationship to the park management. Read through the agreement carefully before you sign, and make sure every blank is filled in. One of the most important aspects of the law is that a tenant must be current on rent in order to exercise any rights under the Manufactured /Mobile Home Landlord Tenant Act. [Back to Top] Landlord Responsibilities A landlord is required to: • Maintain the common areas and keep them reasonably clean and safe. This includes exterminating insects or pests; • Maintain all utilities in good working order and must keep the roads in good condition; • Obey all codes, ordinances, statues and regulations applicable to the park; • Maintain all of the utilities up to the point of hook -up. This is a responsibility of the landlord; • Respect a tenant's privacy. A landlord has no right of entry to a mobile home without written permission except in an emergency, or in the case of abandonment. Written permission may be revoked at any time by the tenant. However a landlord may enter the rented lot with reasonable notice; • Try to contact the tenant before coming onto to the lot for inspection or any other lawful purpose; • Notify tenants within five days after filing a petition to change the zoning of the mobile home park. A description of the proposed changes must be made available to park tenants. • And, finally, a landlord must post the notice provided by the Attorney General that summarizes tenants rights and responsibilities and includes information on how to file complaints in a clearly visible location in all common arras of manufactured /mobile home communities, including each clubhouse. A landlord may not: • Restrict tenant meetings to discuss mobile home living or mobile home affairs — assuming the meetings are orderly and held at reasonable times; • Retaliate against a tenant. Retaliation could include evicting a tenant, increasing the rent, refusing to renew a rental agreement, modifying park rules or decreasing services for any of the following actions by the tenant: • Filing a complaint with a government agency; • Requesting compliance with Manufactured /Mobile Home Landlord Tenant Act (http: // apps .leg.wa.gov /RCW /default.aspx ?cite = 59.20); • Filing suit against the landlord for any reason; • Participating in a homeowner's group. If the landlord raises the rent, refuses to renew a rental agreement, modifies park rules, or decreases services within 120 days following any of the 2 of 5 1/17/7f117 17.75 PM manufactured/ Mobile Home Landlord- Tenant Act Washington State http: / /www.atg.wa.gov /manufactured- mobile- home - landlord- tenant -act above actions by the tenant, such action will be considered an arguable act of retaliation. If the landlord's action occurred more than 120 days after the tenant engaged in one of the above mentioned acts, there is no presumption of retaliation. • Interfere with the sale of a tenant's mobile home; • Unreasonably restrict or interfere with a tenant's choice of goods and services; • Charge a tenant a utility fee that is higher than cost; • Intentionally interrupt a tenant's utilities without cause; • Remove or prohibit the entry of a mobile home from the park for the sole reason that the home has reached a certain age; • Charge additional fees or collect additional rent for an individual living with a tenant and acting as an in -home caregiver. The tenant, however, must be able to show that the caregiver is part of a treatment plan prescribed by a physician. [Back to Top] Tenant Responsibilities A Tenant is required to: • Pay the rent as required by the rental agreement or as required by law; • Comply with the rental agreement and all applicable local, state, and federal laws; • Keep the lot in a clean and sanitary condition; • Dispose of garbage and rubbish in a clean and sanitary manner, and at regular intervals; • Absorb the cost of fumigation and /or extermination for infestations caused by the tenant on the tenant's premises. A Tenant is prohibited from: • Intentionally damaging, destroying or defacing park property or allowing a family member or guest to do so; • Using the property in a way that annoys, disturbs or endangers the health of other property users; • Engaging in drug related activities. [Back to Top] Termination of a Tenancy by the Tenant A lease will automatically renew itself for the term of the original agreement if no action is taken to end it. In other words, if your one -year lease expires and neither you nor the landlord has given proper notice to end the tenancy, the lease is automatically renewed for another year. If the tenant wants to move out at the end of the lease, he or she must give the landlord written notice at least one month before the lease expires. The same applies to a month -to -month tenancy. If the tenant wants to leave, written notice must be given 30 days before the tenant intends to move out. In most cases you cannot end a lease early. There are two exceptions under the law: • If you must move because of a change in employment, you can give 30 days notice and move out. However, you will still be responsible for paying the rent on the remaining portion of the lease period if the landlord cannot rent your space after making a diligent effort; • If you are a member of the armed forces and are reassigned, you may end your tenancy by giving less than 30 days notice, if your reassignment makes it impossible for you to give more notice. The tenant must provide the notice of reassignment no more than 7 days after receipt. [Back to Top] Termination of a Tenancy by the Landlord If the landlord has reason to require the renter to move, in most cases, written notice must be provided to the tenant by the landlord and there are very specific reasons that a landlord may evict a tenant. The following are those reasons and the amount of notice that is required: • If the tenant fails to pay the rent, the landlord can give a notice requiring the tenant to pay in five days or leave; • A substantial, repeated, or periodic violation of the park rules. The landlord must give 15 days notice to comply or move out. The notice must also specify the infraction. If a landlord is attempting to evict a tenant for a violation of the park rules or the rental agreement, the landlord must submit the dispute to mediation within 5 days of having served the notice; • If the tenant violates a "material change" in park rules (a change in rules regarding pets, tenants with children, or recreational facilities), the landlord must give a six -month notice to comply or move out; • If the tenant commits a crime or is convicted of one that threatens the health, safety, or welfare of the other mobile home park tenants the of 5 3/17/2017 12:25 PM Manufactured/ Mobile Home Landlord- Tenant Act 1 Washington State http: / /www.atg.wa.gov /manufactured- mobile- home - landlord- tenant -act landlord may evict the tenant by providing 15 days notice; • If the tenant engages in criminal activity, the landlord may evict without providing any notice. Notification by law enforcement of a seizure of drugs by law enforcement or registration as a sex offender may provide sufficient basis for eviction under this section; • If the tenant fails to comply with local ordinances and state laws about mobile home parks, the landlord may attempt to evict after 15 days, once the notice has been served and the behavior continues. The notice may come not only from the landlord, but also a governmental agency; • A change of land use of the mobile home park. If the landlord intends to convert the use of the park, a 12 month notice must be provided to the tenants; • If the tenant made a false statement on any part of the rental application and it is discovered by the landlord within a year; • If the tenant engages in disorderly conduct or conduct which is substantially annoying and which disrupts the peace, health, safety or welfare of other tenants. The tenant may be evicted within 15 days of being provided notice if he or she fails to comply; • Service of three five day notices to pay or vacate, or three 15 day notices to comply or vacate within a 12 month period. The landlord may be able to evict a tenant if he or she has been served 3 valid five day notices to pay or vacate, or three 15 day notices to comply or vacate within a 12 month period. The timeframe begins to run with the service of the first notice; • For complete information on reasons that a landlord can evict a mobile home park tenant, see RCW 59.20.080 (http: / /apps.leg.wa.gov /RCW /default.aspx ?cite = 59.20.080). 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This memo is not intended to make a policy recommendation on the program. BACKGROUND State law (RCW 84.14) allows cities to exempt multi - family housing from property taxes within certain geographic areas as designated by the cities to encourage residential development in urban centers. The project must meet State and city eligibility criteria. If a project meets the criteria, the residential units would be exempt from ad valorem property taxes for eight years. If the project also meets affordable housing criteria, it would be exempt for twelve years. The exemption applies to the ad valorem property taxes for all taxing districts, not just the City. The property tax exemption applies to the qualified housing units only, not on the value of the land or commercial improvements. Once the exemption period ends, the assessed value of the residential units is placed on the property tax rolls based on their assessed value at that time. The exemption may apply to ownership and /or rental units. If a project meets the requirements and completes construction, the city will send a certificate of exemption to the county assessor. Depending on the timing of the construction and exemption, the County may then exclude the project's new construction value when calculating the city's property tax levy for that year. DISCUSSION Most people may expect that if a City approved a property tax exemption under the MFTE program then the City would receive less property tax. However, the effect on the property tax revenue the City would receive depends on the timing of when the new construction is added to the tax rolls and when the exemption is processed. The City will receive tax on whatever portion of new construction was added to the tax base before the exemption was processed. This is most likely to occur on projects that are under construction for multiple years. Tax Reallocation: When a project receives a property tax exemption after a portion of the new construction was added to the City's actual levy amount (and therefore included in tax base for the following years), that portion is allocated to the remaining taxpayers at a slightly higher rate. INFORMATIONAL MEMO Page 2 Statutory Maximum Levy: In addition to property tax revenues being limited by 1% growth plus new construction, property taxes may also be limited by a statutory maximum levy. Although it is possible that a property tax exemption could reduce the City's maximum statutory levy to the point of limiting the actual levy, this situation is unlikely because Tukwila's maximum statutory levy is significantly higher than the City's actual levy. It would be more likely to affect a taxing district that is close to its maximum statutory levy. Opportunity Cost: It is important to note that the exemption does not reduce property tax revenue the City currently receives. It may reduce the property tax increase the City would receive due to the new construction. The forgone increase may be an opportunity cost in that the City would be forgoing that revenue for the eight or twelve -year period. Whether the new construction that did not get added to the tax rolls is an opportunity cost to the City depends on whether the project would occur on its own without the incentive. It would be an opportunity cost if the development, or some other development, would have happened without the incentive. On Site Commercial Development: As previously mentioned, the property tax exemption applies to the qualified residential portion of the development only, not on the value of the land or commercial improvements. The tax revenue from the commercial development may offset part of the opportunity cost. Development Catalyst for Neighboring Properties: If the MFTE spurs development on a specific property and that development spurs new development on other, non -tax exempt properties in the neighborhood, then the City could have a net increase in property tax. Effect on Other Taxing Districts: Except for local school districts, the above descriptions of the MFTE program would affect the taxing districts in the same way as the City. Each district may have a different maximum statutory levy but the mechanism would work the same way. Effect on Local School Districts: Local school districts calculate and certify their levy amounts to the County Department of Assessments. Their levy amount is not subject to the MFTE program and so the property tax exemption would not affect their total levy. The State is considering significant changes to the taxation related to local schools so it is possible this would change in the future. Further Analysis: The mechanics of accounting tor the property tax effects of a MTFE program are complex and staff continues to work to understand them better. As we gain more information we can provide an update to this memo. SUMMARY The multi - family property tax exemption program (MFTE) authorized by the State in RCW 84.14 can exempt a qualified project from paying property tax in the residential portion for eight or twelve years. Whether the City will forgo the increase in property tax due to new construction for that project depends on the timing of the construction and processing of the exemption. ATTACHMENTS Levy Limit Worksheet — 2017 Tax Roll for City of Tukwila 2 City of Tukwila INFORMATIONAL MEMORANDUM TO: City Council FROM: Derek Speck, Economic Development Administrator DATE: March 23, 2017 SUBJECT: Property Tax Effects of State Approved Housing Exemptions ISSUE Allan Ekberg, Mayor Memo #2 This memo is intended to explain the effects on the City's property tax revenue when the State approves a property tax exemption for affordable family and senior housing. This memo is not intended to make a policy recommendation. BACKGROUND Washington State law (RCW 84.36) enables many types of properties to qualify for exemption from paying property taxes. Two of those types are affordable family and senior housing. The exemption would apply to the land and improvements and continue while the properties continue to meet the requirements of the RCW. Some of the key ones are described below: Senior Housing: RCW 84.36.041 allows non - profit organizations providing rental housing for adults to be exempt from paying property taxes if at least 50% of the apartments are rented to residents who are at least 61 years old and earn at or below 80% of the area median income. Affordable Housing: RCW 84.36.560 allows non - profit organizations providing multi - family rental housing to be exempt from paying property taxes if at least 75% of the apartments are rented to households earning at or below 50% of the area median income. In terms of process, the non - profit organization submits an application to the State's Department of Revenue. If the State approves the application, they send a certificate of exemption to the county assessor. Cities do not have a role in the process. DISCUSSION The key question for this memo is whether the exemption affects the property tax the city would receive once an exemption was approved. The answer depends on when the exemption is processed in relation to any increase in assessed value. If the property increases in assessed value and that value is included in the levy base before the property becomes exempt, the exemption would not affect the amount of property tax the City would receive. An example of this would be an existing privately owned, market rate apartment building that is purchased by a non - profit who rents it out as affordable housing. If the property gains additional value after it becomes tax exempt, the City would not receive increased taxes related to the additional value. This would typically occur if a non - profit builds a new building. For example, if the property was vacant land that was purchased by a non - profit INFORMATIONAL MEMO Page 2 who then constructed a new apartment building that met the State's requirements, the property would become exempt and the City would not receive additional property tax on the building. Note: the developer can submit for tax exempt status prior to construction. Statutory Maximum Levy: In addition to property tax revenues being limited by 1 % growth plus new construction, property taxes may also be limited by a statutory maximum levy. Although it is possible that a property tax exemption could reduce the City's maximum statutory levy to the point of limiting the actual levy, this situation is unlikely because Tukwila's maximum statutory levy is significantly higher than the City's actual levy. It would be more likely to affect a taxing district that is close to its maximum statutory levy. Tax Reallocation: When a property becomes tax exempt its previous taxable value is not deducted from the levy basis or actual levy. It reallocates that taxable value to other property taxpayers by slightly increasing the levy rate. Opportunity Cost: It is important to note that the exemption does not reduce property tax revenue the City currently receives. It could reduce the property tax increase the City would receive due increased property value. The forgone increase may be an opportunity cost in that the City would be forgoing that revenue as long as the property meets the State's requirements. Whether the new construction that did not become taxable is an opportunity cost to the City depends on whether the project would occur on its own without the incentive. It would only be an opportunity cost if the development, or some other development, would have happened without the incentive. Development Catalyst for Neighboring Properties: If the exemption spurs new development on other, non -tax exempt properties in the neighborhood, then the City could have a net increase in property tax. Effect on Other Taxing Districts: Except for local school districts, the above descriptions of the State tax exemption would affect the taxing districts in the same way as the City. Each district may have a different maximum statutory levy but the mechanism would work the same way. Effect on Local School Districts: Local school districts calculate and certify their levy amounts to the County Department of Assessments. The State property tax exemptions do not affect their levy amount but may affect their levy rate. The State is considering significant changes to the taxation related to local schools so it is possible this would change in the future. SUMMARY Property tax exemptions approved by the State such as for affordable family and senior housing would not reduce the City's property tax revenue it currently receives; however, the City is likely to forgo an increase in property tax associated with new construction on exempt properties. ATTACHMENTS None 2