HomeMy WebLinkAboutPlanning 2021-07-22 COMPLETE AGENDA PACKETCity of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, Al CP, Director
CHAIR LOUSIE STRANDER; VICE -CHAIR KAREN SIMMONS;
COMMISSIONERS DENNIS MARTINEZ, SHARON MANN, DIXIE STARK,
ANDREA REAY AND APNEET SIDHU
CITY OF TUKWILA
PLANNING COMMISSION (PC)
PUBLIC HEARING AGENDA
VIRTUAL MEETING VIA MICROSOFT
TEAMS
JULY 22, 2021 - 6:30 PM
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I. CALL TO ORDER
II. ATTENDANCE
III. ADOPT 6/24/21 MINUTES
IV. CASE NUMBERS: E21-0003 L21-0092
PURPOSE: Consider Tukwila Zoning Code changes to respond to
new requirements in State law regarding permitted
locations for emergency shelters, transitional housing,
and permanent supportive housing.
LOCATION: Citywide
V. DIRECTOR'S REPORT
VI. ADJOURN
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, A!CP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC) PUBLIC HEARING
MINUTES
Date: June 24, 2021
Time: 6:30 PM
Location: Virtual meeting via Microsoft Teams
Present: Chair Louise Strander; Vice Chair Karen Simmons; Commissioners Sharon Mann, Dennis
Martinez, Dixie Stark, Andrea Reay, and Apneet Sidhu
Staff: Department of Community Development (DCD) Director Nora Gierloff, Acting Planning
Supervisor Nancy Eklund, Associate Planner Meredith Sampson, and Planning Commission
Secretary Wynetta Bivens
Adopt Commissioner Mann moved to adopt the 6/10/21 minutes
Minutes: Commissioner Martinez seconded the motion. Motion passed.
Commissioner Stark Moved to amend the minutes to add Commissioner Sidhu as present at the
6/10/21 meeting. Commissioner Reay seconded the motion.
PUBLIC HEARING
Chair Strander called the meeting to order and swore in persons that wish to speak. Then she opened the
Public Hearing for:
CASE NUMBERS: L20-0108
PURPOSE: Adoption of a Transit -Oriented Development Housing Action Plan (TOD HAP)
and its associated recommendations.
LOCATION: The Transit -Oriented Development (TOD) area around the Tukwila International
Boulevard Station
Meredith Sampson, Associate Planner, DCD, gave the presentation for staff. She gave an overview of the draft
TOD HAP and the proposed changes from the May 27' PC work session, and next steps. She provided background
information and noted that that the project also went to the PC in December 2020 and June 2021. She explained
that the objectives of the draft recommendations are to provide higher density development; displacement and
community stabilization; and station area planning and infrastructure. She also went over each of the proposed draft
recommendations.
There was no public testimony.
The PC deliberated.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.cgpv
PC Public Hearing Minutes
6/24/21
Page 2
PC RECOMMENDATIONS:
Al) Modify Unit Mix Requirements Focusing on Share of 2 -Bedroom Units
PC Recommendation: Keep recommendation and next steps as proposed by staff.
A2) Reduce Parking Ratios to 1.0 Stall Per Unit in HDR and NCC Zones and in URO District
PC Recommendation: Amend the recommendation to read:
Reduce Parking ratios to 1.0 stall per unit in the HDR and NCC Zones for studios and 1 -bedroom units and
2.0 stalls per unit for 2+ bedroom units.
Amend the next steps to read:
• The City should consider reducing parking requirements to 1.0 stall per unit for studio and one -
bedroom units within the TIB Station Area. Reducing the parking requirements in mixed-use
developments in the NC zone will make more development feasible and increase the amount of
housing available.
A3) Modify Parking Standards for 4 -over -1 Development
PC Recommendation: Amend next steps to read:
• The City should consider regulating 4 -over -1 development in the zoning code without the
structured parking restrictions that come along with accessing additional density through the Urban
Renewal Overlay.
A4) Adjust Recreational Space Requirements
PC Recommendation: Keep recommendation and next steps as proposed by staff.
A5) Reduce Step Back Requirements
PC Recommendation: Strike A5.
NA/
A6) Promote Site Assembly for Smaller Parcels
PC Recommendation: Keep recommendation and next steps as proposed by staff.
B1) Consider a 12 -year MFTE Program
PC Recommendation: Amend the recommendation to read:
Consider a 12 -Year Multi -Family Tax Exemption (MFTE) Program in the TIB Station Area.
B2) Identify Opportunities to Increase Homeownership
PC Recommendations: Amend the next steps to read:
• The City should work with regional partners to collaborate with the Washington State Housing
Finance Commission to develop area -specific down payment assistance funding and programs for
South King County.
• City staff could also work with community organizations, landlords, and housing providers to
encourage referrals to homebuyer education programs sponsored by the Washington State Housing
Finance Commission and the Washington Homeownership Resource Center.
• Identify opportunities to promote development of a wider variety of housing types including, but
not limited to, townhomes at a diverse income levels including medium and high income.
B3) Support Community and Faith Based Institutions' Efforts to Develop Affordable Housing
PC Recommendation: Strike B3.
2
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
PC Public Hearing Minutes
6/24/21
Page 3
B4) Expand Tenant Supports
PC Recommendation: Amend next steps to include:
• The City could seek out funding or technical assistance to incentivize landlords to improve their
rental properties.
B5) Monitor and Track Regulated Affordable Housing
PC Recommendation: Strike B5.
B6) Monitor and Track Unregulated Affordable Housing
PC Recommendation: Strike B6.
B7) Offer Tools and Strategies for Housing Preservation
PC Recommendation: Strike B7.
B8) Evaluate a Preservation Funding Program in Exchange for Affordability Restrictions
PC Recommendation: Amend next steps to read:
• The City could engage with regional affordable housing partners through contractual agreements
to explore the efficacy and funding sources of a preservation and rehabilitation incentive program
for existing housing.
• The City could continue partnerships to establish a regional rehabilitation fund.
• The City could partner with acquisition funds. These funds stand ready to deploy capital aimed at
acquiring and rehabilitating low-cost market rentals and create new, affordable units.
B9) Develop TIB Community Economic Development Strategies
PC Recommendation: Keep recommendation and next steps as proposed by staff.
C1) Create a Development Framework and Planned Street Network for Parcels South of SR518
PC Recommendation: Strike C 1.
C2) Create a TIB Station Area Parking Strategy
PC Recommendation: Keep recommendation and next steps as proposed by staff.
C3 Connect the Station Area to Parcels South of SR518
PC Recommendation: Keep recommendation and next steps as proposed by staff.
MOTIONS:
Commissioner Martinez moved to amend recommendation A2. Commissioner Stark seconded the motion. Motion
passed, six in favor, Commissioner Reay opposed.
Commissioner Mann moved to strike recommendation A3. Commissioner Stark seconded the motion. Motion
passed, five in favor, Commissioners Reay and Sidhu opposed.
Commissioner Strander moved to strike recommendation A5. Commissioner Mann seconded the motion. Motion
passed, four in favor, Commissioners Simmons, Reay, and Sidhu opposed.
Commissioner Reay moved to amend recommendation B 1. Commissioner Stark seconded the motion. Motion
passed unanimously.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
3
PC Public Hearing Minutes
6/24/21
Page 4
Commissioner Mann moved to amend recommendation B2. Commissioner Martinez seconded the motion.
Motion passed unanimously.
Commissioner Stark moved to strike recommendation B3. Commissioner Sidhu seconded the motion. Motion
passed, five in favor, Commissioners Simmons and Reay opposed.
Commissioner Mann moved to amend recommendation B4. Commissioner Stark seconded the motion. Motion
pass unanimously.
Commissioner Stark moved to strike recommendation B5. Commissioner Mann seconded the motion. Motion
passed, five in favor, Commissioners Simmons and Reay opposed.
Commissioner Stark moved to strike recommendation B6. Commissioner Sidhu seconded the motion. Motion
passed, five in favor, Commissioners Simmons and Reay opposed.
Commissioner Stark moved to strike recommendation B7. Commissioner Mann seconded the motion. Motion
passed unanimously.
Commissioner Mann moved to amend recommendation B8. Commissioner Stark seconded the motion. Motion
passed, six in favor, Commissioners Strander opposed.
Commissioner Strander moved to strike recommendation Cl. Commissioner Reay seconded the motion. Motion
passed, five in favor, Commissioners Simmons and Mann opposed.
The public hearing was closed.
FINAL MOTION:
se"
Commissioner Mann moved to forward Case Number L20-0108 as amended to the City Council for their review
and consideration. Commissioner Martinez seconded the motion. Motion passed unanimously.
DIRECTOR'S REPORT:
- Nora Gierloff, DCD Director provided information on upcoming PC agendas. The HB 1220 Shelter and
Housing Ordinance will be on the July 22' agenda.
Adjourned: 9:35 p.m.
Submitted by: Wynetta Bivens
Planning Commission Secretary
4
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, A!CP, Director
STAFF REPORT TO THE PLANNING COMMISSION
Prepared July 12, 2021
FILE NUMBERS: L21-0092 Comprehensive Plan/Zoning Code Amendment
E21-0003 SEPA Checklist
REQUEST:
Consider amendments to Tukwila's Zoning Code to bring it into alignment with HB
1220 which requires cities to permit indoor emergency shelters and indoor
emergency housing in any zones where hotels are allowed. Additionally, it requires
permanent supportive housing and transitional housing to be permitted in all zones
that allow residences or hotels. The Planning Commission will hold a public hearing
on the proposed amendments and make recommendations to the City Council for
review and adoption.
PUBLIC HEARING: Scheduled for July 22, 2021
LOCATION: Citywide
STAFF: Nora Gierloff, DCD Director
Emily Miner, Assistant City Attorney
ATTACHMENTS:
A. Excerpt of Zoning Code Use Table
B. Proposed Ordinance Language
C. List of King County Shelters and Transitional/Supportive Housing
BACKGROUND
The State legislature has passed House Bill 1220, which goes into effect on July 25, 2021, and requires that as of
September 30, 2021, cities may not prohibit:
• Indoor emergency shelters and indoor emergency housing from locating in any zones where hotels are
allowed, or
• Transitional housing or permanent supportive housing from locating in any zone that allows hotels or
dwellings.
The bill does allow cities to develop reasonable operation and location requirements for these uses to
protect public health and safety. Here is the bill as passed by the legislature:
- http://lawfilesext.leg.wa.gov/biennium/2021-22/Pdf/Bills/House%20Passed%20Legislature/1220-
S2. P L. pdf?q=20210510101723
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gv
PC Staff Report 7-12-21
Page 2
The Planning and Community Development (PCD) Council Committee was briefed on these changes and
potential local regulatory requirements on June 7, 2021. They forwarded the issue on to the Planning
Commission to develop a recommendation.
Summary of HB 1220
Following is a summary of the bill's provisions and a brief discussion of how Tukwila would be affected.
Sections 1. and 2. Comprehensive Plan Housing Element and Development Regulations
The Growth Management Act (GMA), codified at Chapter 36.70A. RCW, requires periodic review and updates to
Comprehensive Plans. In King County, our deadline for this update is June of 2024. The bill sets out some new
requirements for the Housing Element that we will need to address including:
• Data analysis on the topic of adequate zoned land capacity for different levels of affordable
housing, shelters, and supportive housing;
• Goals for inclusion of moderate density housing such as duplexes, triplexes and townhouses;
• Identify funding and regulatory barriers to housing availability for all economic segments of the
community;
• Identify and implement policies and regulations to address and begin to undo racially disparate
impacts, displacement, and exclusion in housing;
• Identify areas at higher risk of displacement from market forces and establish anti -displacement
policies.
Tukwila will incorporate these new requirements into our Comprehensive Plan update which is targeted to
begin in mid -2022.
Sections 3. and 4. Shelters and Transitional and Permanent Supportive Housing
This section prevents cities from prohibiting indoor emergency shelters and housing in any zones where hotels
are allowed, and transitional housing or permanent supportive housing in any zones where residential dwelling
units or hotels are allowed. This is nearly every zone in Tukwila, see use table in Attachment A.
Tukwila does not define or regulate transitional or permanent supportive housing. Currently shelters are
allowed in the low, medium and high-density residential zones along with the mixed use office and office zones.
However, we narrowly define the populations that may be served by these shelters:
18.06.743 Shelter "Shelter" means a building or use providing residential housing on a short-term basis
for victims of abuse and their dependents, or a residential facility for runaway minors (children under
the age of 18).
Tukwila would need to allow shelters serving all populations of individuals and families experiencing
homelessness. Cities are allowed to impose reasonable occupancy, spacing, and intensity requirements on these
uses for public health and safety purposes. However, such requirements may not prevent the siting of a
sufficient number of these facilities to meet the city's need as determined by the Department of Commerce.
Section 5. Moratoriums and Interim Ordinances
Cities may not use moratoriums or interim ordinances to block implementation of the requirements of HB
1220.
6
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
PC Staff Report 7-12-21
Page 3
Section 6. Definitions
New definitions of emergency shelter, emergency housing, and moderate -income household are added to RCW
36.70A.030.
Section 7. Accessory Dwelling Units
The bill states that cities and counties should consider policies encouraging the construction of accessory
dwelling units (ADU) as a way to meet affordable housing goals. The bill suggests that policies could include:
• Prohibiting owner -occupancy requirements;
• Prohibiting use of the ADU for short-term rentals;
• Exempting ADU residents from the number of unrelated residents allowed on the lot;
• Removing minimum and maximum floor area requirements;
• Allowing setback encroachments for ADUs similar to the principal unit for roof decks, balconies, and
porches;
• Developing an amnesty program for owners with unpermitted ADUs to obtain permits;
• Authorizing detached ADUs, ADUs on lots meeting minimum lot size, and ADUs on lots with
nonconforming principal units, if the ADU would not increase the nonconformity;
• Authorizing ADUs to be converted from existing structures even if in violation of current setback or
lot coverage requirements;
• Prohibiting public street improvements as a requisite to permitting ADUs; and
• Authorizing new or separate utility connection requirements between the ADU and utility when
necessary to be consistent with certain requirements, plans, or policies.
Tukwila had been reviewing its ADU regulations prior to the COVID disruptions. When we have the staffing
capacity to restart the project, we can incorporate an evaluation of the proposed policies as part of the ADU
regulations update.
DISCUSSION
In addition to adding the new uses to our Zoning Code definitions and use table, we may also want to consider
developing specific operational criteria to proactively address potential concerns and conflicts with these
uses. See Attachment B for the proposed regulatory language.
Shelter Type
The PCD Committee supported the requirement for shelters to use a residential model where clients are
screened, admitted and assigned a space for the duration of their stay rather than a day or night shelter model
where people must leave with their belongings each day. On-site services would be limited to residents and not
offered for drop in use. The stability offered by this model has better outcomes for the clients and fewer impacts
on the surrounding neighborhood.
Transit Access
The PCD Committee supported the requirement that shelters and housing be located within a half mile walking
distance of a bus or rail transit stop so that these transit dependent populations can reach services and
employment.
Facility Spacing
Staff recommends that, to avoid a concentration of uses, we require that shelters be at least a half mile from
any other shelters, and supportive or transitional housing be at least a half mile from any other supportive or
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
7
PC Staff Report 7-12-21
Page 4
transitional housing. At PCD we discussed a one mile spacing but that would likely not allow an adequate
number of sites in Tukwila.
The map below shows a %2 mile radius from Pacific Court, Tukwila's only permanent supportive housing. Tukwila
does not currently have any emergency shelters or emergency housing. There are four Way Back Inn units (two
single family homes and one duplex) that serve as domestic shelters but under the draft language they would
not be subject to the proposed spacing requirements. The Conquest Center transitional housing has moved out
of Tukwila. Group homes and adult family homes are regulated differently and would not be subject to the
proposed regulations.
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Maximum Size
The number of residents in a facility would be required to comply with life safety regulations in the building and
fire codes. In addition, staff is recommending a maximum facility size of 75 residents. Most shelters and
transitional/supportive housing developments are under this size, see list of King County facilities in Attachment
C. Pacific Court has 32 units with a maximum number of 50 residents.
8
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
PC Staff Report 7-12-21
Page 5
Good Neighbor Agreement
The PCD Committee supported the requirement that operators of shelters and supportive or transitional
housing be required to work with the City and adjacent residents and businesses to develop a set of standards
covering quiet hours, smoking areas, security procedures, litter, landscaping, and screening.
Code of Conduct
The PCD Committee supported the requirement that operators of shelters and supportive or transitional
housing work with the City to develop a set of standards and expectations that residents must agree to follow.
Parking Plan
Staff recommends that operators of shelters and supportive or transitional housing work with the City to
develop a parking plan showing that the facility has adequate parking to meet the expected demand from
residents, staff, service providers, and visitors. There are no parking requirements for these uses in the Zoning
Code and as facility types and operations may vary it would be more accurate to set individualized
requirements. Residents will not be allowed to park off site and all vehicles would have to be operational.
Emergency Services
The PCD Committee supported the requirement that operators of shelters and supportive or transitional
housing develop coordination plans with both the Police and Fire Departments including protocols for response
to the facility and to facility residents throughout the City. Together they would also develop a threshold for the
maximum number of quarterly responses for law enforcement services. If calls for law enforcement services
exceed the agreed upon threshold in any given quarter, the facility operator would work with the City to reduce
calls below the threshold level.
Communication
The PCD Committee supported the requirement that operators of shelters and supportive or transitional
housing provide regular reports to the Human Services Program Coordinator on how facilities are meeting
performance metrics such as placement of residents into permanent housing or addiction treatment
programs. The content and frequency of these reports would be specified in a Memorandum of Agreement
between the City and operator.
REQUESTED ACTION
Hold the public hearing on the proposed code amendments, review the amendments, and forward the
ordinance language as proposed or amended to the City Council.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
9
10
Exhibit A — Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties toned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 1840), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18,60.060
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use} ;
C = Conditional (subject to TMC 1S.64); U = Unclassified (subject to TMC
18.66); 5 =Special Permission (Administrative approval by the Director)
MDR
MOR
MUG
0
RCC
NCC
RC
RCM
LAI
LI
HI
MICA.
MIc/I1
T5O
PRO
Dwelling — Detached single family (Includes site built, modular home or
new manufactured home). One detached single family dwelling per
existing lot permitted in MUO, 0, RCC, NCC, P15.
P
P
P
P
P
P
P
P
P14
Dwelling- Detached Zero -lot Line Units
P
Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units
P
P14
Dwelling- Townhouses
P
P14
Dwelling—Multi-family
P
P15
P14
Dwelling — Multi -family units above office and retail uses
P
P
P
P
C16
u/ ac
P14
()welling — Senior citizen housing, including assisted living facility for seniors
*see purpose section of chapter, uses sections, and development standards
meeting
density and
all other
MDR
standards
P
60/ac
P
60/ac
P
60/
ac
P
60/ac
P
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ac
P14
Dwelling unit—Accessory 17
A
A
A
Hotels
P35
P
P
P
P
c
C
P
P
Motels
P
PPPC
C
PP
Shelter
P
P
I P
P
P
1
1
1
1
1
I
I
11
12
Ordinance Language to Implement HB 1220
Add to 18.06:
18.06.XXX Emergency Housing
"Emergency housing" shall have the meaning listed in RCW 36.70A.030.
18.06.XXX Emergency Shelter
"Emergency shelter" shall have the meaning listed in RCW 36.70A.030.
18.06.XXX Permanent Supportive Housing
"Permanent supportive housing" shall have the meaning listed in RCW 36.70A.030.
18.06.XXX Transitional Housing
"Transitional housing" means a facility that provides housing and supportive services to homeless
persons or families and that has as its purpose facilitating the movement of homeless persons and
families into independent living.
Modify:
18.06.743 Domestic Shelter
"Domestic Shelter" means a one or two unit residential building or use providing residential housing on
a short-term basis for victims of abuse and their dependents, or a residential facility for runaway minors
(children under the age of 18).
Add:
18.50.250 Emergency Housing and Emergency Shelter Criteria
Emergency housing and emergency shelter facilities are allowed subject to the following criteria:
1. It must be a 24 hour a day facility where beds or rooms are assigned to specific residents for the
duration of their stay.
2. On-site services such as laundry, hygiene, meals, case management, and social programs are
limited to the residents of the facility and not available for drop in use by non-residents.
3. The facility must be located within a half mile walking distance of a bus or rail transit stop.
4. Facilities must be at least a half mile from any other emergency housing or emergency shelter,
calculated as a radius from the property lines of the site. This distance may be reduced upon the
applicant submitting documentation that there is a barrier such as a river or freeway preventing
access between the facilities and the path of travel between them on public roads or trails is at
least half a mile.
5. The maximum number of residents in a facility is limited to the general capacity of the building
but in no case more than 75.
13
18.50.260 Permanent Supportive Housing and Transitional Housing Criteria
Permanent supportive housing and transitional housing facilities are allowed subject to the following
criteria:
1. On-site services such as laundry, hygiene, meals, case management, and social programs are
limited to the residents of the facility and not available for drop in use by non-residents.
2. The facility must be located within a half mile walking distance of a bus or rail transit stop.
3. Facilities must be at least a half mile from any other permanent supportive housing or
transitional housing, calculated as a radius from the property lines of the site. This distance may
be reduced upon the applicant submitting documentation that there is a barrier such as a river
or freeway preventing access between the facilities and the path of travel between them on
public roads or trails is at least half a mile.
4. The maximum number of residents in a facility is limited to the general capacity of the building
but in no case more than 75.
18.50.270 Emergency Housing, Emergency Shelter, Permanent Supportive Housing or Transitional
Housing Memorandum of Agreement
Prior to the start of operation, the City and facility operator shall develop and execute a memorandum
of agreement containing, at a minimum, the following items:
1. A Good Neighbor Agreement addressing the following items:
a. Quiet Hours,
b. Smoking areas,
c. Security procedures,
d. Litter, and
e. Adequacy of landscaping and screening.
2. A Code of Conduct establishing a set of standards and expectations that residents must agree to
follow.
3. A parking plan approved by the City showing that the facility has adequate parking to meet the
expected demand from residents, staff, service providers and visitors. Residents may not park
off-site and all vehicles must be operational.
4. A coordination plan with both the Police and Fire Departments, including protocols for response
to the facility and to facility residents throughout the City and a maximum number of responses
threshold for law enforcement services. If calls for law enforcement services exceed the agreed
upon threshold in any given quarter, the facility operator will work with the City to reduce calls
below the threshold level.
5. A requirement to provide regular reports to the Human Services Program Coordinator on how
facilities are meeting performance metrics such as placement of residents into permanent
housing or addiction treatment programs.
14
Modify:
Exhibit A — Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties zoned 10R, MDR and HIR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
P
P
P
P
P
C = Conditaonai (subject to TMC 18.64); U = Unclassified (subject to TMC
LDR
MDR
HOR
MUO
0
ACC
PICC
RC
RCM
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18.66); S =Special Permission (Administrative approval by the Director)
Emergency Shelter
P38
P38
P
3
8
P
3
8
P
3
8
P38
P3
8
P
3
8
P3
8
Domestic Shelter
P
P
P
P
P
Emergency Housing
P38
P38
P
3
8
P
3
8
P
3
8
P38
P3
8
P
3
8
P3
8
Emergency Shelter
P38
P38
P
3
8
P
3
8
P
3
8
P38
P3
8
P
3
8
P3
8
Permanent Supportive Housing
P39
P39
P39
P39
P39
P
3
9
P
3
9
P39
P39
P
3
9
P
3
9
P
3
9
P39
P3
9
P
3
9
P3
9
Transitional Housing
P39
P39
P39
P39
P39
P
3
9
P
3
9
P39
P39
P
3
9
P
3
9
P
3
9
P39
P3
9
P
3
9
P3
9
Add:
38. Subject to the criteria and conditions at 18.50.250 and 18.50.270
39. Subject to the criteria and conditions at 18.50.260 and 18.50.270
15
16
Appendices
APPENDIX 5: PROJECTS INCLUDED IN THE SEATTLE/KING COUNTY ANALYSIS
Emergency Shelter
Organization Name
Auburn Youth Resources
Catholic Community Services
(CCS)
Catholic Community Services
(CCS)
Catholic Community Services
(CCS)
Catholic Community Services
(CCS)
Congregations for the Homeless
Congregations for the Homeless
DAWN
Downtown Emergency Service
Center (DESC)
Friends of Youth
Hopelink
Hospitality House
Multiservice Center (MSC)
The Sophia Way
The Sophia Way
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
Project Name
Arcadia Shelter
ARISE (Renton)
HOME for Women (Kent)
HOME Program (Kent)
Reach Out (Federal Way)
Congregations for the Homeless
Shelter
Eastside Winter Response Shelter -
Men
Confidential Shelter
Crisis Respite
The Landing
Avondale Park
Hospitality House (Burien)
MSC Family Shelter (Kent)
Eastside Winter Response Shelter -
Women & Children
The Sophia Way
YWC34.621 Auburn Emergency
YWCA14.623 East Cherry
Emergency
Beds/Units
6 beds (youth)
25 beds; 2 overflow
beds
12 overflow beds
25 beds; 1 overflow
bed
40 seasonal beds
30 beds
50 seasonal beds
7 units; 2 beds
20 beds
20 beds (14 youth); 5
seasonal beds
8 units
9 beds
15 units
30 seasonal beds
21 beds
7 units
12 units
City of Seattle Funded Emergency Shelter
Abused Deaf Women Advocacy
Services (ADWAS)
Archdiocesan Housing Authority
(AHA)
Catholic Community Services
(CCS)
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
A Place of Our Own - ES - C
Noel House / St. Mark's - C
Sacred Heart - C
FASC / Operation NightWatch - C
First United Methodist Church - C
Hammond House - C
Roy Street - C
3 beds; 6 units
72 beds
9 units; 4 overflow
beds
80 beds; 1 overflow
bed
60 beds
40 beds; 1 overflow
bed
40 beds; 1 overflow
bed
17
Seattle/King County Homeless Performance Assessment and Recommendations A-19
Appendices
Catholic Community Services
(CCS)
Downtown Emergency Service
Center (DESC)
Downtown Emergency Service
Center (DESC)
Immanuel Community Services
Mary's Place
New Beginnings
Salvation Army
Salvation Army
Salvation Army
Salvation Army
Salvation Army
Shalom Zone Nonprofit
Association
SHARE
Solid Ground
Solid Ground
YouthCare
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
Mr -
St. Martin de Porres - C
Main Shelter - C
Kerner Scott Women's Shelter - C
Recovery Program / Transitional
Housing - C
Bianca's Place - C
Emergency Shelter - C
City of Seattle Winter Response
Shelter - C
King County Admin Building -
Winter Response - C
Pike Street - C
William Booth (lower level) - C
Catherine Booth House - C
ROOTS Young Adult Shelter - C
All SHARE shelters - C
Family Shelter - C
Broadview Shelter - C
Orion Shelter - C
SIS Late Night Shelter - C
YWC13.120 Angeline's Enhanced
Night Shelter - C
YWC14.621 Downtown Emergency
-C
YWC14.625 Willow Street
Enhanced Emergency - C
Transitional Housing
212 beds; 34 seasonal
beds
184 beds; 14 overflow
beds
25 beds
15 beds
22 units
5 units; 3 beds
76 beds; 3 overflow
beds
50 seasonal beds
20 beds; 7 overflow
beds
91 beds; 16 overflow
beds
9 units; 3 beds
45 beds (youth)
258 beds; 25 overflow
beds
14 units
10 units
15 beds (youth); 5
overflow beds
44 overflow beds
80 beds; 5 overflow
beds
12 units; 14 beds
35 units; 11 overflow
beds
Organization Name
Project Name
Beds/Units
Archdiocesan Housing Authority
(AHA)
Archdiocesan Housing Authority
(AHA)
Auburn Youth Resources
Catholic Community Services
(CCS)
Catholic Community Services
(CCS)
Spruce Park Apartments
Traugott Terrace TH
Severson House
Alder Crest
FUSION
4 units
12 beds
11 beds (youth)
8 units
16 units
1
A-20 Seattle/King County Homeless Performance Assessment and Recommendations
Appendices
Catholic Community Services GPD Michael's Place
(CCS)
Catholic Community Services
(CCS)
Harrington House (Bellevue)
Catholic Community Services
(CCS)
Katherine's House
Catholic Community Services
(CCS)
Rita's House (Auburn)
Community Psychiatric Clinic
(CPC)
El Rey
Community Psychiatric Clinic
(CPC)
The Willows
Community Psychiatric Clinic
(CPC)
Cedar House
Compass Housing Alliance
GPD - Renton Regional Veteran's
Program
Compass Housing Alliance
Compass Housing Alliance
Elizabeth Gregory Home
GPD - Veterans Program (Shoreline)
Othello House
Elizabeth Gregory Home at Maple
Leaf House
Friends of Youth
New Ground Avondale Park
Friends of Youth
Friends of Youth
Hopelink
New Ground Bothell
New Ground Kirkland
Avondale Park II (Redmond)
Hopelink
Heritage Park/ Alpine Ridge
(Bothell)
Hopelink
Hopelink Place
Kent Youth and Family Services Watson Manor (Kent)
KITH
Petter Court Transitional
Low Income Housing Institute
(LIHI)
Cate Apartments / GPD -Cate
Apartments
Low Income Housing Institute
(LIHI)
Columbia Court
Low Income Housing Institute
(LIHI)
Denny Park
Low Income Housing Institute
(LIHI)
GPD - Arion Court
Low Income Housing Institute
(LIHI)
Martin Court
Low Income Housing Institute
(LIHI)
Meadowbrook View
Low Income Housing Institute
(LIHI)
Tyree Scott - TH
Multiservice Center (MSC)
Family Transitional Program - 5.
King county
18 beds
8 units
6 beds
6 beds
16 beds
15 units
8 beds (youth)
10 units; 26 beds
25 beds
4 beds
7 beds
24 units
14 units (youth)
9 beds (youth)
27 units
15 units
20 units
7 units (youth); 2 child
only beds
4 units
11 units
13 units
8 units
16 beds
13 units; 28 beds
15 units
6 units
6 units
19
Seattle/King County Homeless Performance Assessment and Recommendations
A-21
Appendices
Multiservice Center (MSC)
Men's Transitional Housing (Federal
Way)
Multiservice Center (MSC)
Pioneer Human Services
Salvation Army
Salvation Army
Solid Ground
Solid Ground
Solid Ground
Titusville Station
GPD - Mark Cooper House
GPD - Veterans Transitional
Program
William Booth Center (upper floor)
Bethlehem House
Rent Assistance at SandPoint
SandPoint Family Program
St Stephen Housing Association
City Park Townhouses Transitional
Housing (Auburn
St Stephen Housing Association
11 beds
15 beds
38 beds
30 beds
48 beds
1 unit
18 beds
26 units
11 units
Nike Manor Transitional Housing 8 units
The Sophia Way
The Sophia Way Transitional
Housing
Valley Cities Counseling and
Consultation
7 beds
Valley Cities Transitional Housing 3 units
Vietnam Veterans Leadership
Program (VVLP) / Compass
Housing Alliance
Bennett House
Vietnam Veterans Leadership
Program (VVLP) / Compass
Housing Alliance
6 beds
Burien 6 beds
YMCA
YMCA Shared Homes
YouthCare
24 beds (youth)
Straley House 12 beds (youth)
YWCA Seattle - King -
Snohomish
Auburn Transitional Housing
YWCA Seattle - King -
Snohomish
12 units
Central Area Transitional Housing 42 units
YWCA Seattle - King -
Snohomish
Family Village - Case Managed Units
YWCA Seattle - King -
Snohomish
Family Village (Redmond)
Catholic Community Services
(CCS)
Aloha Inn - CS
5 units
20 units
66 beds
City of Seattle Funded Transitional Housing
Compass Housing Alliance
Cascade Women's Transitional - CS
Compass Housing Alliance
32 beds
Pioneer Square Men's Program - CS 78 beds
Compass Housing Alliance
Scattered Sites (Bryant, Cedar,
Evanston, Phinney) - CS
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
2
HomeStep / Transitions /
Transitions 2 - CS
Cesar Chavez House - CS
Magnolia House - CS
Mary Witt / Rosa Parks House - CS
22 beds (5 youth)
14 units
5 beds
5 beds
10 beds
A-22
Seattle/King County Homeless Performance Assessment and Recommendations
Compass Housing Alliance
El Centro de la Raza
First Place School
Friends of Youth
Muslim Housing Services
Salvation Army
Solid Ground
United Indians of all Tribes
Urban League of Seattle
YMCA
YouthCare
YouthCare
YouthCare
Appendices
Miracle Manor - CS
Transitional Housing Program
Ferdinand/Shelton Houses - CS
Housing Stabilization Program - CS
New Ground - SandPoint (Harmony
House) - CS
Muslim Housing Services
Transitional Housing - CS
Bridges to Housing - CS
Santos Place - CS
United Indians Youth Home - CS
MJ Harder House - CS
Young Adults in Transition - CS
Home of Hope - CS
Passages (Sand Point) - CS
Ravenna House - CS
6 beds
2 units
6 units
6 units (youth)
15 units
11 units; 30 beds
42 beds
25 beds (youth)
7 beds (youth)
20 beds (youth)
18 beds (youth)
8 beds (youth)
10 beds (youth)
Organization Name
Permanent Supportive Housing
Project Name Beds/Units
Archdiocesan Housing Authority
(AHA)
Archdiocesan Housing Authority
(AHA) / Catholic Community
Services (CCS)
Archdiocesan Housing Authority
(AHA) / Catholic Community
Services (CCS)
Archdiocesan Housing Authority
(AHA) / Catholic Community
Services (CCS)
Archdiocesan Housing Authority
(AHA)
Archdiocesan Housing Authority
(AHA)
Asian Counseling and Referral
Services (ACRS)
Asian Counseling and Referral
Services (ACRS)
Catholic Community Services
(CCS)
Catholic Community Services
(CCS)
Catholic Community Services
(King County)
Community Housing Mental
Health
Frederic Ozanam House (Westlake
2)
Sta. Teresita del Nino Jesus
56 beds
25 units
Parke Studios (at the Josephinum) 15 beds
Westlake 53 beds
Bakhita Gardens 70 beds
Dorothy Day 41 beds
HOPES 15 beds
The Beacon 6 beds
Palo Studios 17 beds
The Cedars 10 beds
Monica's Place 5 beds
Leighton Apartments 15 beds
21
Seattle/King County Homeless Performance Assessment and Recommendations A-23
Appendices
Congregations for the Homeless Congregations -Permanent Housing 69 beds
Program
Downtown Emergency Service Aurora Supportive Housing 87 beds
Center (DESC)
Downtown Emergency Service Evans (415 10th) 75 beds
Center (DESC)
Downtown Emergency Service Kerner Scott - OPH 15 beds
Center (DESC)
Downtown Emergency Service Lyon Building 64 beds
Center (DESC)
Downtown Emergency Service Morrison Hotel 190 beds
Center (DESC)
Downtown Emergency Service Rainier Supportive Housing 50 beds
Center (DESC)
Downtown Emergency Service Scattered Site for MI Adults 60 beds
Center (DESC)
Downtown Emergency Service Union Hotel 52 beds
Center (DESC)
Downtown Emergency Service 1811 Eastlake 75 beds
Center (DESC)
Downtown Emergency Service Cottage Grove Apartments 20 beds
Center (DESC)
Evergreen Treatment Services REACH Respite Case Management 40 beds
Friends of Youth FOY Permanent Housing with 16 units
Supports
Hopelink Duvall Place 8 units
Imagine Housing Francis Village 15 units
Imagine Housing Johnson Hill / Chalet Apartments 12 units
Imagine Housing Rose Crest Apartments 8 units
Imagine Housing Velocity Housing Stability Program 12 units
Plymouth Housing Group (PHG) Shelter Plus Care \ Shelter Plus Care 74 units; 706 beds
HIV
Low Income Housing Institute Frye Hotel 48 beds
(LIHI)
Low Income Housing Institute Glen Hotel 37 beds
(LIHI)
Low Income Housing Institute Greenwood House 9 beds
(LIHI)
Low Income Housing Institute Broadway House 7 beds
(LIHI)
Low Income Housing Institute White River Gardens 8 beds
(LIHI)
Plymouth Housing Group (PHG) Gatewood 74 beds
Plymouth Housing Group (PHG) Humphrey 81 beds
Plymouth Housing Group (PHG) Pacific Hotel \ Pacific Hotel HIV 74 beds
Plymouth Housing Group (PHG) Plymouth on Stewart 84 beds
Plymouth Housing Group (PHG) Plymouth Place 70 beds
22
A-24 Seattle/King County Homeless Performance Assessment and Recommendations
Appendices
Plymouth Housing Group (PHG)
Plymouth Housing Group (PHG)
Plymouth Housing Group (PHG)
Plymouth Housing Group (PHG)
Solid Ground
Solid Ground
Sound Mental Health
Sound Mental Health
Sound Mental Health
Sound Mental Health
Sound Mental Health
Sound Mental Health / Low
Income Housing Institute
Sound Mental Health / Low
Income Housing Institute
Sound Mental Health / Low
Income Housing Institute
The Sophia Way
Transitional Resources
Valley Cities Counseling and
Consultation
Valley Cities Counseling and
Consultation
Valley Cities Counseling and
Consultation
Valley Cities Counseling and
Consultation
Valley Cities Counseling and
Consultation
YMCA
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
YMCA
Scargo
Simons Building (3rd and Blanchard)
St. Charles
Williams Apartments
Brettler Place
P.G. Kenney Place
Homestead Family Housing
Kasota
Kenyon Housing
Pacific Court
South County Pilot
Ernestine Anderson Place
45 beds
92 beds
61 beds
81 beds
51 units
15 beds
25 units
45 beds
18 beds
48 beds
50 beds
45 beds
Gossett Place 9 units; 27 beds
McDermott Place / VASH
McDermott Place
Sophia's Home
Avalon Place
Coming Up
Families First
Homeless Services Enhancement
Program
Pathways First
Valley Cities Landing
Home At Last
Family Village Issaquah -Project
Based
Opportunity Place
Summerfield Apartments
YMCA Permanent Housing
75 beds
29 beds
15 beds
22 beds
24 units
12 units; 8 beds
14 units
24 beds
8 units; 7 beds
26 beds
29 beds
13 beds
9 units; 4 beds
City of Seattle Funded Permanent Supportive Housing
Archdiocesan Housing Authority
(AHA) / Catholic Community
Services (CCS)
Compass Housing Alliance
Downtown Emergency Service
Center (DESC)
Wintonia - C
Nyer Urness House - C
Canaday House - C
92 beds
75 beds
83 beds
23
Seattle/King County Homeless Performance Assessment and Recommendations A-25
Appendices
24
Organization Name
Rapid Rehousing
Project Name
Beds/Units
Catholic Community Services CCS RRH Pilot 15 units
(CCS)
City of Seattle Funded Rapid Rehousing
El Centro de la Raza El Centro Rapid Rehousing - C 3 units
Wellspring Family Services Wellspring RRH Pilot - C 6 units
YWCA Seattle - King - Snohomish YWCA Rapid Rehousing - C 2 units
Solid Ground SGO RRH Programs - C 27 units
A-26 Seattle/King County Homeless Performance Assessment and Recommendations