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HomeMy WebLinkAboutCDN 2019-05-14 Item 2D - Discussion - Housing IssuesTO: FROM: BY: CC: DATE: � �~itK���« Tukwila KNFOR NAK E ORANDUU Community Development and Neighborhoods Jack Pace, C|CQDirector Nora Gierloff, Deputy DCQDirector Mayor Ekberg May 14,2019 Update onHousing Issues Allan Ekberg, Mayor ISSUE What additional should Tukwila take bzsupport orange ofquality, affordable housing options for our diverse population? BACKGROUND TUkVv|o has.had longstanding concern about the housing challenges faced by its residents. These include decreasing affordability aodevelopment pressures escalate, declining housing quality, lack of family sized rental units, and few units affordable to those making 30% or less of Area Median Income (AM|).The Housing Element ofthe Comprehensive Plan inAttachment /\ lists the C'tv's goa|s, policies and recommended implementation strategies for housing. Over the last few years Tukwila has seen the following housing development: Project Name Units Address Description Completed AirmarkApartnnenbs 343 223 Andover Pk E Market Rate, All Ages Tukwila Village D 88 14400T|B Affordable, Seniors Tukwila Village E 125 445OS144mSt. Affordable, Seniors 2O18Single Family 18 Various Market Rate 554 Under Construction Tukwila Village A 84 14200T|B Mixed Income and ages PWame||eSouthoenb»r 186 4O7Baker B| Market Rate, Seniors {]ator|yTovynhousen 23 3429S.144mSt Market Rate 273 Issued Quail Pork 121 13112 Military Rd 8 Market Rote, Assisted Living 2019 Single Family S Various Market Rate 127 In Permit Review Mo|donSouthcenter 134 112 Andover Pk E Market Rate, Assisted Living Proposed Bellwether Apartments 112 37XXG. 152nu 8t. Affordable, All ages Homestead Houses 18 311881401h8t Mixed Income, All ages |n2O17the City Council held oHousing Policy Work Session toreview and prioritize actions to address housing affordability, creation and quality. Based onthat policy direction staff has 59 INFORMATIONAL MEMO Page 2 Schedule Future Actions Department Ongoing PubUcPrivahaPortnenshipa-Tukwi|oVlUoge.Bellwether Apartments, Homestead Houses OCO 2018/2018 Tukwila International Boulevard Code Amendments DCO Tofollow T|B Change Multi -Family Tax Exemption —Pilot program in Urban center, T|B to follow OCD/ED On hold for T|B Allow Dup|ax/TmVvRhomes in LOR by Neighborhood - possibly as transition zones between commercial and LDR DCD Budget Dependent Reducing Low Density Residential Lot Size by Neighborhood or Change toO.0008FCitywide OCO To follow Homestead Housing [)ptionsOrdinance for Cottage/Compact Homes D{�O/ Consultant Completed Actions 2019 Joined 8KHHPthrough inhsrlono agreement Administration Updaba2O18 Amnesty' 2019 Update toAccessory Dwelling Unit zoning standards followed by onamnesty period and registration requirement OCD Adopted 2018 Parks and Fire impact fees and development permit fees may be reduced for affordable housing with 2ormore bedrooms orthat serve tenants with incomes lower than 5U%#fmedian, TK8C Chapter 16. DCD/PVV/ Parks/Fire Held July 2017 Tenant F<ightoEducation VVorhshnp—(�enena|and [Nobi|eHome Human 8an/icas Adopted 2017 Source ofIncome Discrimination prohibited,TN1C 8.47 Administration Adopted 2010 Residential Rental Business License and Inspection Program DCO Adopted 3000 Relocation assistance for tenants required when displaced due to owner action, T[NC 8'46 Adopted 1098 Higher density and lower parking allowed for senior citizen housing developments D{}O Tukwila's rental housing inspection program has played a significant role in maintaining and improving the /condition �the City's housing stock. The vast majority of affordable housing |siDolder, privately owned buildings that require ongoing maintenance and repair. Regular inspections ensure that owners are reinvesting in their properties and thus preserving this housing. DISCUSSION In order to create affordability, the gap between market costs and affordable rents needs to be bridged bydirect financial contributions, in kind contributions such as land donation or fee waivers, and reductions in construction cost bvmodifying development standards such aa density or parking. Following are the main options for increasing the supply of affordable 1. Regional Policy Action Contributing funds and support to the South King Housing and Homelessness Partnership asthey address regional housing concerns and pursue additional funding tools. It is possible that as SKHHIP develooapacjh/it could take on a role similar to ARCH in direct ownership or housing development; 60 IACounci|Agenda ltemsT=5-1449CWCDN Housing Memos4449.docx INFORMATIONAL MEMO Page 3 2. Direct and Indirect Funding Offering land and/or funding (impact fee reductions, Multi -Family Tax Exemption (MFTE), or direct contributions) to encourage other agencies and non -profits to develop housing, such as SHAG at Tukwila Village; 3. Lowering Development Costs Using development agreements to modify Zoning standards on a case by case basis (Tukwila Village, Bellwether and Homestead) or making overall Code changes to encourage private development such as the Accessory Dwelling Unit ordinance or the senior housing standards. The last major housing project to be developed using Tukwila's current Multi -Family Design Standards, recreation space requirements and parking standards was The Peaks Condominiums in 1995. It is unlikely that new projects will be developed at the densities permitted in MDR and HDR zoning, especially combined with requirements for 400 square feet of recreation space and two parking spaces per unit including one -bedrooms. Building and Fire Codes could also be reviewed to identify opportunities for cost reduction; 4. Inclusionary/Incentive Zoning Inclusionary zoning requires that market rate housing projects either include a certain percentage of affordable units or pay a fee -in -lieu for development of affordable housing elsewhere. This requires robust market forces that allow projects to be profitable even after this additional expense. The TUC Zone offers a height incentive to projects that include affordable housing units; and 5. Direct Housing Development and Preservation Purchasing, remodeling and managing existing units and/or developing new housing ourselves similar to the actions of the Renton and King County Housing Authorities. The Council will have the opportunity to explore affordable housing issues in more depth at the Short Course on Affordable Housing scheduled for May 29th. The Regional Affordable Housing Task Force has developed a summary of their final report that identifies recommended strategies, see Attachment B. Tukwila could draw from these to identify actions tailored to our city's needs. FINANCIAL IMPACT Varies based on proposed actions. Having a consultant prepare a market summary, overview of the regional housing landscape, and develop housing strategy recommendations tailored to Tukwila would cost approximately $15,000 to $20,000. RECOMMENDATION Information only in preparation for the Short Course on Affordable Housing sponsored by the Department of Commerce. This issue could then return to CDN for continued discussion on preferred strategies and actions. ATTACHMENTS A. Tukwila Comprehensive Plan Housing Element B. Regional Affordable Housing Task Force Final Report Summary ZICouncil Agenda ItemsIDCD15-14-19 CDNICDN Housing Memo 5-14-19.docx 61 62 CHAPTER THREE HOUSING TUKWILA COMPREHENSIVE PLAN 64 WHAT YOU WILL FIND UN THIS CHAPTER: ^ Estimates Ofcurrent and future housing needs, ^ Policies tQpreserve and improve the existing housing stock; encourage new housing that meets the community's needs; and develop thriving, equitable neighborhoods; and ^ Strategies to encourage housing that is affordable to all income levels and for all current and projected residentsinQu[conlnnuDity. This Housing element describes how Tukwila's housing needs will be satisfied through 2031. Projected housing needs were determined by a joint committee of cities and the County, as required by State law. The importance of these needs was highlighted in the development of the City's 2012 Strategic Plan and guided by the Community Conversations outreach efforts of the 2015 Comprehensive Plan update. This element is based on a detailed analysis of Tukwila's housing needs contained inthe Housing Background Report. Tukwila will continue togrow over the next twenty years, projected toaccononomdateanadditiona| 4`80Ohouseholds and l5,50Onew jobs bvZO5l. By3O]5,Tukwila isprojected toacconnrnodate an additional 768 households and 2,480 new jobs, for a total of 5,568 new households and 17,980 new jobs over the next twenty years. Tukvvila'szoning can accommodate this projected g/ovvth as the City has capacity for over 6,000 new housing units. The goals and policies presented here identify the steps the City of Tukwila can take in response to the housing issues found within our community. These steps are necessary to plan for growth that will ensure the sustainability and vitality of the existing housing stock, to reduce barriers that prevent low- and moderate -income households from living near their work or transit, and to preserve housing that is afforclably priced for all households, including lOvv-iO[OrDe households. Tukvvil8's growth and future must include policies that create thriving, equitable neighborhoods where everyone has the opportunity to live in a safe, healthy and affordable home in the city of opportunity and the community of choice. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-2 65 ELEMENT 3 WHAT IS AFFORDABLE HOUSING? Total housing expenditures in excess of 30% 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. Average housing costs in Tukwila — $1,191 for monthly rent or $992 for monthly housing payments for a three -bedroom unit — are affordable to households making at least 50-80% AMI, about $33,120 annually or $16.56 per hour. Many of the common occupations in Tukwila pay less than $16.56 per hour; these include cashiers, $13.55; childcare workers, $11.59; food service workers, $12.25; and retail salesperson: $15.28. Occupations that provide a wage needed to afford market rate housing include bookkeeping clerk, $20.53; medical assistant, $18.75; machinist, $25.82; and painter, $19.86. (Washington State Employment Security Department, 2013) ISSUES In developing the goals and policies for Tukwila's Housing Element, these issues were identified. HOUSING AFFORDABILITY While Tukwila continues to have affordable units for those at 50-80% of area median income (AMI), more and more households are struggling to meet their housing costs. Community poverty has tripled in Tukwila over the past ten years as evidenced in Census figures and Tukwila School District demographics (see the Housing Background Report for more information). Almost half of City residents are burdened by housing costs, paying more than 30% of their income for housing. In particular, households who make 30% or less of the AMI face the greatest struggle to find affordable housing. The majority of Tukwila's affordable housing is 'naturally occurring, meaning that factors such as location and age of the home result in below regional average costs. Because future housing development will likely include redevelopment of existing affordable housing and the development of new higher cost housing in the Urban Center, efforts to address the lack of affordable housing for residents earning less than 30% AMI will most likely require subsidized housing through partnerships with non-profit housing groups and other housing stakeholders. Relying on market forces to provide affordable housing for very low-income residents will not provide an adequate quantity, as defined by King County affordable housing targets, of quality affordable housing. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-3 66 ELEMENT 3 HOUSING HOUSING CONDITION Most existing single-family homes in Tukwila were constructed before 1970 and the majority of multi- family homes were constructed between the 1960s-1980s. Aging housing stock typically requires more money for maintenance, which can be difficult for residents who are already burdened by other economic stressors such as paying more than 30% of their income for housing. Condition is also linked to affordability. Naturally occurring affordable housing (housing with market prices that meet affordability metrics without policies or accompanying subsidies) is often a result of deteriorating and substandard housing conditions, smaller home size, and older housing stock. HOME OWNERSHIP OPTIONS Having a range of housing types to choose from encourages home ownership. This in turn supports longer term residency and neighborhood stability. Based on 2010 US Census data, home ownership is relatively low among Tukwila residents, and is decreasing. While less than half of the housing units in Tukwila are apartments, almost 60% of housing units in the City are renter -occupied. The majority of the City's housing stock consists of older two -bedroom single-family homes and apartments in large multi -family developments. This range of housing options does not accommodate residents in all stages of life, including young adults, multigenerational families, older adults hoping to "age in place,"and older adults looking to downsize. COUNTYWIDE AFFORDABILITY TARGETS King County's Countywide Planning Policies recognize there is an unmet need for housing that is affordable to households earning less than 80% area median income (AMI), with the greatest need for households earning 5 0% or less of the AMI. According to the Countrywide Planning Policies, the Countywide need for housing by percentage of AMI is: 50-80% AMI (moderate income) 16% of total housing supply 30-50% AMI (low income) 12% of total housing supply Less than 3 0 % AMI (very low income) 1 2 % of total housing supply TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-4 67 ELEMENT 3 HOUSING PROJECTIONS The Puget Sound Regional Council — the regional planning organization that develops growth projections — estimates that Tukwila will need 4,800 new homes by 2031, and a total of 5,568 new homes by 2035. Historically, there has been a large gap between the City's growth target and number of housing units constructed. Since the last Comprehensive Plan update, the City adopted a new plan and development regulations for its Southcenter urban center, and new development regulations in the City's redevelopment area on Tukwila International Boulevard. Over the next five years, approved projects in these two areas are expected to create over 700 new housing units. This development activity suggests the City will make substantial progress toward meeting the housing target of 2035. GOALS, POLICIES AND STRATEGIES The following goals and policies guide Tukwila's approach to meeting the challenge of revitalizing residential neighborhoods and encouraging new housing development, while maintaining affordable housing and meeting the needs of low-income and special -needs households. GOAL 3.1 The City of Tukwila provides the City's fair share of regional housing. POLICIES 3.1.1 Provide sufficient zoned housing potential to accommodate future single- and multi -family households to meet the regional growth target of 4,800 new housing units by 2031. 3.1.2 Work with residents and property owners to consider housing options that meet current and future needs. Implementation Strategies 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. 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. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-5 68 ELEMENT 3 HOUSING GOAL 3.2 The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila. POLICIES 3.2.1 Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. 3.2.2 Encourage a full range of housing opportunities for all population segments, including very low-income households earning less than 30% AMI, through actions including, but not limited to, revising the Tukwila's zoning map and development codes as appropriate, 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 government - assisted housing, housing for low-income families, manufactured housing, multi- family housing, and group homes and foster care facilities, subject to conditions that appropriately integrate them into existing neighborhoods. 3.2.4 Work with the owners and managers ofTukwila'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 housingT 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. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-6 69 ELEMENT 3 Implementation Strategies 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. Promote mixed -use developments with ground -level commercial space and residences, at and above the street level in specified areas. 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. 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 high - employment areas. Identify specific publically-owned land for affordable housing development. Explore acquiring property to land bank (acquiring land and holding it for future development) for affordable housing. 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. Include supportive services, such as employment training and/or other economic development services, in affordable housing programs. Partner with non-profit organizations and for -profit developers to acquire, rehabilitate, construct, preserve and maintain permanent affordable housing and support services. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-7 70 ELEMENT 3 Explore and develop incentive zoning, a housing trust fund, density bonuses, parking exemptions, deferred or reduced payment of impact fees, multi -family tax exemptions, and/or other tools to develop or maintain affordable housing that meets the needs of the community, specifically units sized and priced for low- and very -low-income residents. Participate at the regional level, by supporting a South King County Housing 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 elationships with for -profit and non-profit stakeholders for City and regional affordable housing development, increasing representation n 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. GOAL 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. POLICIES 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. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-8 71 ELEMENT 3 RENTAL HOUSING INSPECTION PROGRAM Implemented in 2011, the Residential Rental Licensing and Inspection Program requires all rental unit owners to obtain an annual residential rental business license and complete an inspection every four years. Rental units must meet code standards, and violations must be addressed within 30 days. The program seeks to improve substandard and unsanitary residential buildings that do not meet State and local housing and technical codes. The end of 2014 marked the completion 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. implementation Strategies Partner with other jurisdictions to support regional funding for affordable housing that serves homeless individuals and families, and those earning less than 30% of the area median income. Engage with non-profit developers and King County to pursue federal and philanthropic funds for affordable housing. Enhance and encourage effective partnerships between land use planners and human service planners. Foster relationships with owners of privately -owned multi -family housing to encourage their participation in voucher programs. and partner with them to preserve and enhance safe, healthy and affordable housing options. Support and encourage legislation at the County, State, and federal level that promotes affordable housing goals. GOAL 3.4 The City of Tukwila has an improved and continually improving housing stock in support of enhanced neighborhood quality. POLICIES 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. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-9 72 ELEMENT 3 Implementation Strategies Enforce the International Property Maintenance Code. Advocate for rehabilitation and weatherization programs for rental units. Continue the Residential Rental Licensing and Inspection Program. Explore adoption and enforcement of the National Healthy Housing Standard. Explore partnerships with non -profits to facilitate the purchase and upgrade of poorly maintained rental housing. Support the education of tenants about cost-efficient choices they can make to improve the health of their housing. Educate property owners about available resources they can access to improve their rental housing. Explore establishing a Housing Trust Fund to provide assistance to low-income homeowners for connecting to sewer service. GOAL 3.5 The City of Tukwila includes a full range of housing for persons in all stages of life and for all members of our community. POLICIES 3.5.1 Adapt housing design standards to address the needs of all populations. 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. MINOR HOME REPAIR PROGRAM The City administers the Minor Home Repair Program, which provides and promotes the repair and maintenance of housing for low- and moderate - income homeowners. The program is funded through a Community Development Block Grant (CDBG). The City receives approximately $25,000 in annual funding, and 20-25 homeowners use the program every year. While this program is a great resource for residents, Tukwila Human Services estimates the program only meets about 10% of existing need for home repair and maintenance. Additional funding and partnerships can help to improve the look and quality of housing throughout the City. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-10 73 ELEMENT 3 HOUSING Implementation Strategies Continue to support and expand the Community Connector/Community Liaison program. Pursue collaborations and meaningful dialogue with organizations that work with diverse and historically underserved populations. Continue to coordinate City planning and programming among departments as related to housing options and access. GOAL 3.6 Increase long-term residency in the City. POLICIES 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. - • $1s-t,` Implementation Strategies Encourage and help market private and public assistance and education programs for first-time homebuyers. Continue applying design guidelines. Continue applying development regulations. Develop small neighborhood grants for cleanup and community -building events. Explore creating and supporting a neighborhood liaison program to help develop neighborhood associations. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-11 74 ELEMENT 3 HOUSING FAMILY SIZED HOUSING A city that is good for children is good for all. Family -sized, family -friendly housing units contain more than two bedrooms and include features critical for families, such as areas where family members can gather for meals and other activities, sufficient storage space, a spot for children to do homework, and easy access to outdoor play and recreations space. Many types of low -density housing, such as cottage or clustered housing and duplexes, provide compatible, attractive and affordable alternatives to traditional single-family homes. Allowing a broader mix of housing in single- family neighborhoods — with access to transit and proximity to schools, parks, and other child - oriented infrastructure — can enable and attract a larger number of families with a wider range of incomes to live in Tukwila. Develop relationships with existing homeowner and neighborhood associations. Include shared public spaces in new public buildings in neighborhoods that allow neighborhood gatherings. Develop a program that allows street closures for block parties. Develop a neighborhood block party"kit"for community use to encourage neighborhood interaction. Work with school districts serving Tukwila students to promote a positive image and reputation of Tukwila's schools and educational programs. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-12 75 ELEMENT 3 HOUSING RELATED INFORMATION Washington State Housing Needs Assessment VISION 2040 King County Countywide Planning Policies Tukwila Strategic Plan Community Conversations Housing Background Report TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 3-13 76 S G TASK FORCE Summery of Final Report and Recommendations -or King County, WA 1111111111111111111 OVIIIIIIII((10IIIIuuNuuuuuiiiiiuuumuuuuuuuuuul mmmmm.................................... V . a a Illllllluuuuui0u1i0iipiipl111 1I0I00II@00II@00II@0001000000llllllllllllllllllllllllllllllllllllllllll111111111I miuVliiiiiuiuiiiiiuiuiiiiiuiuiiiiiuiuiiiiiuiuiiiiiuiuiiiiiuiuiiiiiuiuiiiiiuiuiiiiiuiuiiiiiuiuiiiiiuVliiiiiuiuiiiiiuVliiiiiuVliiiiiu10100001010000101i100010liiiii01000il°iiiiiiiiiiiiiiiiiiiiiiiiiiiill III "' """"'"m"" IDDDIIIIIIIIIIIII I. .................... 11,11111111111111111111111111 • •.... 77 78 FI ... .. ........... The Task Force recommended a Five - Year Action Plan as a way to spur the region into action quickly. The Action Plan includes seven goals and each goal has enumber ofstrategies toachieve the goal. The Action Plan also identifies specific actions that can betaken inthe near term to implement the strategies. While encouraging quick action, the Plan also establishes the structure for ongoing collaboration tocarry the work forward past the five-year action plan. The region should adopt strategies to ensure anadequate housing supply countywide tomeet the needs of low-income individuals and families who are [OSt'burdened.This includes constructing new housing, preserving the quality and affordability of existing housing, and providing subsidies when needed. Public resources should be prioritized for serving households earning 5Opercent AM|and below, while also leveraging private investments to support affordability from 5Opercent to 8Opercent AK8|.However, private market participation alone will be insufficient to address the full need at 80 percentAM| and below.' These recommendations are not mandates. They are not intended to place limits on local actions or override local control. l With significant public support (reduced land costs and fees and significant density), some markets may beable toincorporate lower affordability into private market developments. @� Mza�=� M 01 " Page � Final Report Summary 79 REGIONAL AFFOR AB E HOUSING TASK FORCE OV FIVE YEAR ACTIO PLA RA1CH G GOAL: Strive to eliminate cost burden for households earning 80 percent Area Median Income and below, with a priority for serving households at or below 50 percent Area Median Income. Create and support ar collaboratioti STRATEGY A: Create an Affordable Housing Committee of the Growth Management Planning Council (GMPC) i. Maintain a website and prepare an annual report to collect data and report on progress toward implementing the Action Plan ii. Review and make recommendations to other governing bodies regarding funding/pursuing new and innovative financing strategies, land use policies and State legislative agenda items iii. Make recommendations to the GMPC for Countywide Planning Policies updates and to the PSRC's Growth Management Policy Board iv. Coordinate support for increased federal funding v. Provide technical support to cities and the County and support new and existing sub - regional collaborations vi. Review and evaluate the Committee and recommend alternative governance structures if needed to implement the Action Plan STRATEGY B: Support the creation and operation of sub -regional collaborations to increase and preserve affordable housing i. Support the creation of sub -regional collaborations in all parts of King County ii. Fund operations of sub -regional collaborations iii. Encourage the growth and success of existing sub -regional collaborations 0 Li a) a) tu) c L7) E `12 0 0 r6 (-) V V V V V VVV v" V V V 80 Regional Affordable Housing Task Force Page 3 STRATEGY A:The Affordable Housing Committee will work with cities and the Coll, nty toidentify and prioritize new resources tobuild vrpreserve 44O0Qunits inthe next five years and track progress toward the goal iIdentify revenue sources sufficient tosupport the local share nffunding 44,OOOunits over five years iiCollectively advocate to maintain and increase Federal resources directed toward affordable housing in King County iii Collectively advocate for increased State resources to support affordable housing in King County iv. Explore unused authority to raise revenue to support the goal of building or preserving 44,OOOunits over five years v. Work with business and philanthropy to increase and effectively leverage private invest- mentsinaffnrdab|ehousing vi. Pursue strategies to reduce the cost of developing affordable units viiMonitor County and city progress toward raising funds necessary toproduce 44,U00units inthe next five years STRATEGY B: Make available atmocost, atdeep discount, orfor long term lease, under-utilized property from State, County, cities, and non-profit/faith communities i. Expand coordination to identify, acquire and develop property for affordable housing iiTrack and report progress onRED|fund and Home &Hope iii. Identify one or more parcels in their boundaries to prioritize for affordable housing (for -profit or non-profit, new or preserved) iv. Develop policies for the sale of County -owned property at reduced or no cost when used for affordable housing, which may beused asamodel ordinance bycities STRATE�YC: Develop ashort-term acquisition loan fund toenable rapid response to preserve affordable housing developments when they are put on the market for sale iIdentify entity tninventory all large B0+unit) privately owned affordable multifamily prop- erties at risk ofredevelopment or rapid rent escalation ii. Measure and monitor progress in preserving privately owned affordable housing through nonprofit orpublic housing authority acquisition, orother means ^' �^ ^' `� m^ `� ^^ ,� Pa(,e4 � Final Report Summary 81 STRATEGY A: Implement comprehensive inclusionary/incentive housing policies in all existing and planned frequent transit service toachieve the deepest affordability possible through land use incentives tnbeidentified bvlocal jurisdictions i. Provide technical assistance in designing inclusionary/incentive housing programs iiProvide mebsiteofexample ordinances iii Propose and apply for state planning dollars iv. Evaluate and update zoning in transit areas in advance of transit infrastructure investments v. Evaluate the impact of development fees in transit areas and implement reductions if positive impact found vi. Regularly measure implementation against goal vii. Coordinate with local housing authorities to use project -based rental subsidies with incendve/indusionaryhousing units toachieve deeper affordability STRATEGY B: Maximize resources available for Transit Oriented Development (TT]D) inthe near term i. Consider bonding against future Lodging Tax revenues for TOD and use a portion of the funds ioincenhvizecities tosupport more affordable housing ii. Evaluate potential for the current Transfer of Development Rights program, which pre- servesrura|andresource|ands'toincenhvizeaffon1abiUtyoutcomesifaneceivingsiteis within atransit wa|kshed'among other places STRATE^YC: Create and implement regional land acquisition and development strategy i. Identify priority "pipeline" of property for acquisition and development ii. Adopt and implement property value discount legislation/guidance as needed, including updated valuation guidance iii Fund land acquisition' aligned with Goal 2, Strategy 8 iii. Adopt increased zoning to maximize affordable housing on acquired parcels iv. Identify entity topurchase and hold land prior toconstruction v.Fund capital construction and preservation T: ^' 82 Regional Affordable Housing Task Force � Page 5 AO 0 STRATEGY A.Propose and support legislation and statewide policies ne|atedtu tenant protection to ease implementation and provide consistency -for landlords i. Support the development and adoption of statewide legislation and policy related to tenant protections ii. Review proposed statewide policies and legislation iii. Develop tools landlords can use to help low-income renters, such as a fund landlords can access to make repairs socosts are not passed on to low-income renters S'T�,ATEGY 'it: Strive to more widely adopt model, expanded tenant protection ordinances countywide and provide implementation support iProvide model ordinances ii. Pursue a signed ILA for enforcement support iiiIdentify resources toconduct work iv. Increase education for tenants and property owners regarding their respective rights and responsibilities v. Adopt ordinances as appropriate ATEGY C: Expand supports for low-income renters and people with disabilities iUtilize funds from the Veterans, Seniors and Human Services Levy for shallow rent subsidies to help keep people intheir homes !I.Increase funding for emergency rental assistance iiiIncrease deep rental subsidies (in addition toshaUmw) iv. Fund services to address barriers to housing v.Expand civil legal aid support viExpand education oftenant and property owner rights and responsibilities vii. Increase funding for services that help people with disabilities stay in their homes and/or age inplace pal"e 6 � Final Report Summary ^/ ^, ^� ^/ �� �� `� ^/ ^^ ,� ,� ^^ ^/ °� `� �/ ,� �� � 83 Strategy D: Adopt programs and policies to improve the quality of housing in conjunction with necessary tenant protections L Adopt and implement proactive rental inspection policies iiImplement robust, proactive code enforcement programs, inpartnershipwithmaqgina|ized communities toavoid inequitable impacts iii. Invest in community health workers to promote healthy housing education and housing maintenance for highest risk ofadverse health outcomes iv. Partner with Aging & Disability organizations to integrate accessibility services STP�ATEGY A: Authentically engage communities of color and low-income communities in affordable housing development and policy decisions iProvide capacity grants rnsmall organizations representing communities ofcolor orlow- income communitiestosupporttheirengagementinaffordab|ehousingdeve|upment ii. Contract for a tool kit/checklist on community engagement in planning discussions iii. Utilize the toolkit and intentionally include and solicit engagement from members of communities of color or low-income households in policy decision -making and committees STWEGY 'it: Increase investments incommunities ofcolor and low-income communities bydeveloping programs and policies that serve individuals and families atrisk ofdisp|acernent i. Use Seattle's Equitable Development Initiative as a model for how government can invest in under -represented communities to promote comm unity+driven development ii. Build upon the work of the Communities of Opportunity initiative iii. Include cities, investors, and community -based organizations in development of certification process and matching dollars for socially responsible, equitable Opportunity Zone investments that prevent displacement iv, Expand requirements toaffirmatively market housing programs andenhanoewmrkto align affordable housing strategies with federal requirements toAffirmatively Further Fair Housing v. Encourage homeownership opportunities as a way to prevent displacement within communities of color while also promoting the growth of intergenerational wealth vi. Where appropriate, acquire and preserve manufactured housing communities to prevent displacement �� ^^ ,� ,� T: 84 Regional Affordable Housing Task �Force � Paoe 7 ST11"ATEGY A:Update zoning and land use regulations (including imsingle-family low- CIO t_1 rise zones) toincrease and diversify housing choices i Provide model ordinances ii. lincentivize cities adopting and implementing strategies that will result in the highest impact towards addressing the affordable housing gap, specifically atthe lowest income levels iii. Review and update zoning and land use code to increase density iv. Explore opportunities to pilot innovative housing in industrial zones, with a focus on TOD and industrial buffer zones v.Update building codes topromote more housing growth and innovative, low-cost development vi. As part of any updated zoning, to evaluate feasibility of incorporating affordable housing provisions vii. Promote units that accommodate large households and/or multiple bedrooms STRATEGY B: Decrease costs to build and operate housing affordable to low-income households iMaximize and expand use ofMulti-Family Tax Exemption ii. Reduce sewer fees for affordable housing iii. Reduce utility, impact and other fees for affordable housing and Accessory Dwelling Units (\DUs) iv. Streamline permitting process for affordable housing development and ADUs v. Support condominium liability reform viExempt affordable housing from sales tax vii. Explore incentives similar to the Multi -Family Tax Exemption for the development of ADUs for low-income households (Continued on next page). Pa�eO � Final Report Summary 85 STRATEGY C:|ncen1ivizegrowth and affordability goals bvexpanding tools for investments in local infrastructure i. Advocate for a strong, equitable financing tool that captures va I ue from development to fund infra- structure ii. Advocate for state public works trust fund investments STRAT"EGYD: Expand and preserve homeownership opportunities for low-income households i. Increase educational efforts to ensure maximum use of property tax relief programs to help sustain homeownership for low-income individuals ii. Support alternative homeownership models that lower barriers to ownership and provide long-term affordability iii. Expand targeted foreclosure prevention iv. Where appropriate, preserve existing manufactured housingcommunkiesdhroughuu- speciUczoningortnansferofdeve|opmentrights u Encourage programs to help homeowneo(esp. low-income) access financing, technical sup- port or other tools needed to participate in and benefit from infiUdevelopment opportunities OM �B~tte, engage~nitipartners_� � . *����� ��^� � aK�K� q� KV�� _' hounsin�''� *�`��'''`�'� � STRATEGY A: Support engagement oflocal communities and reside/�tsinp|anning efforts to achieve more affordable housing i. Develop toolkits and strategies to better engage neighborhoods and residents in affordable housing development ii. Use existing data and tools to greatest extent possible, i.e. PSRC Vision 2050 work iii. Use community engagement techniques that promote more equitable community engage- mentinzoningandsidngdecisions ST:IWEGY@: Expand engagement ofnon-governmental partners (phi|anthnnpy employers, ir'vestors,private developers and faith cm� tosupport efforts to build and site more affordable housing i[reate stakeholder partnerships with business, philanthropy, non-pnofitsfaith-based organizations, the health care sector, and others to encourage investments in affordable housing 1iEncourage business, organized labor, and philanthropy tosupport public dialogue on affordable housing c ^' ^' ^^ .� 86 Regional Affordable Housing Task �Force � Page 9