HomeMy WebLinkAboutPlanning 2023-03-23 Item 7 - Discussion - Housing Overview and Middle Housing Grant UpdateCity of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
TO: Tukwila Planning Commission
FROM: Nora Gierloff, AICP, DCD Director
BY: Neil Tabor, AICP
DATE: March 23, 2023
SUBJECT: Housing Overview and Middle Housing Grant Update - Briefing
ISSUE
This agenda item is to brief the Planning Commission at their March 23, 2023, meeting, on the
background information on housing in the City of Tukwila, in advance of future work on the
Middle Housing Grant and updates to the Housing Element of the Comprehensive Plan.
BACKGROUND
Housing Unit Composition
The City of Tukwila currently has approximately 9,198 housing units, of which 57% are
multifamily units, 40% are single-family units and 3% represent mobile home or other types of
housing. This proportion of multifamily units is larger than most King County cities and most
comparable to the City of Redmond. In addition, the rate of owner occupancy in Tukwila (43%)
is less than that of King County (57%) (ACS).
Tukwila's housing stock is older than the King County average, with 45% of Tukwila's housing
stock being constructed prior to 1970 compared to only 36% across the entire county (ACS).
Almost 4,000 of Tukwila's housing units were constructed before 1970 and almost 5,000 units
were constructed before 1980. Older housing stock can provide benefits to the community, as
it is more likely to be more affordable than comparable new construction, however, older
housing is also prone to more frequent and higher maintenance costs arising from building age
and repairs necessary because the buildings were constructed under less rigorous building
standards.
Cost of Housing
Tukwila, similar to most of South King County, has traditionally offered some level of
affordability to both owners and renters. However, as the cost of housing continues to rise
throughout the region based on housing scarcity, inflation, rising incomes and other factors,
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
3
% Change
2018-2023
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March 23, 2023
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much of the natural affordability of the City's housing stock has become more vulnerable over
time.
Below is a table of the median price of January sales of single-family homes within Tukwila,
select other comparison cities and the County median gathered from Redfin.
Jan -2018
Tukwila
$ 401,000
Jan -2019
$ 383,000
Jan -2020
$ 415,000
Jan -2021 Jan -2022 Jan -2023
$ 549,950
$ 540,000
$ 627,500
56%
Burien $ 397,000 $ 411,875 $ 466,000 $ 499,000 $ 556,000 $ 610,000 54%
Des
Moines
$ 379,750
$ 467,000
$ 477,500
$ 537,495
$ 625,000
$ 485,000
28%
Kent $ 445,000 $ 446,250 $ 470,000 $ 548,000 $ 665,000 $ 680,000 53%
Renton
$ 480,000
$ 485,000
$ 575,000
$ 595,000
$ 734,000
$ 756,500
58%
SeaTac $ 399,750 $ 390,000 $ 509,950 $ 559,000 $ 596,500 $ 589,500 47%
King
County
$ 613,655
$ 605,000
$ 649,950
$ 747,143
$ 829,475
$ 825,000
34%
By percentage, Tukwila experienced some of the largest increases in median home sale price
amongst peer cities between January 2018 and January 2023. It is important to note that
smaller cities such as Tukwila have a smaller sample size of individual month sales that can
impact the data. However, similar trends are shown in the County at large over this same
period.
Average rental prices have also seen an upward movement within the City and region, although
reliable data of rental prices is more difficult to obtain over a multiyear period. The table below
shows rental statistics for Tukwila, and comparison cities, in Q4 of 2022, and overall average
rent increase, summarized across all quarters between 2021 and 2022. Data is provided by the
Washington Center for Real Estate Research, which conducts samples of rental prices within
Washington jurisdictions, per a directive of the Washington State Legislature.
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City
Average Average Rent
Square Feet (Q4 2022)
(SF)
Rent/SF
Average Vacancy Average Rent
Rate Increase Year over
Year (2022)
Tukwila
Burien
Des Moines
Kent
Renton
SeaTac
811
$1,579
$1.95
2.4%
7.8%
822 $1,540 $1.88 2.6% 5.7%
825
$1,530
$1.91
2.1%
9.0%
876 $1,791 $2.06 5.1% 9.6%
870
$1,974
$2.28
4.3%
10.7%
815 $1,592 $1.96 1.7% 8.5%
The large increase in average rent prices observed in Tukwila, coupled with a vacancy rate of
under 5%, indicates a housing market with limited inventory that is vulnerable to continued
significant rent increases. It is important to note that this data coincides with a time when
pandemic -related rental restrictions were elapsing, and high inflation was occurring. However,
the scarcity of housing across the region persists, and further data will indicate if this spike in
rent increases is reflective of a future trend.
Area Median Income (AMI) represents the median household income across the county. AMI is
important for determining the maximum rent that can be charged for income -restricted units,
as well as determining if a household may qualify for an income -restricted housing unit based
on household income.
As discussed in previous planning commission meetings, Tukwila has several developments with
housing units restricted by income level. Generally, these developments may be owned and/or
operated by the King County Housing Authority or were financed using a Low -Income Housing
Tax Credit (LIHTC), which places a long-term income restriction on the units. Below is a table of
select King County cities, highlighting both cities near Tukwila, as well as those at the extreme
end of the spectrum of percentage of income -restricted housing units available to persons with
incomes between 0 and 80% of area mean income. The range of 0-80% AMI is generally used as
a metric to characterize units as "affordable". The following data are from the King County
Affordable Housing Database.
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March 23, 2023
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Jurisdiction
Percent Income Units Restricted
at 0-80% AMI
SeaTac 12.6%
Auburn 10.1%
Seattle 9.3%
Federal Way 8.3%
Tukwila 7.8%
Kent 7.2%
Burien 6.9%
Shoreline 6.8%
Des Moines 6.7%
Renton 5.4%
Bellevue 4.9%
Redmond 4.6%
Kirkland 3.2%
Kenmore 2.8%
Mercer Island 0.9%
Sammamish 0.3%
The tables below represent the maximum household income thresholds represented at the
various percentages of area median income, compared to the maximum rental thresholds (rent
+ utilities) considered to be affordable at those different level of area median income
percentages.
Family Size
30%
Percentage of AMI by Household Size
50%
60%
80%
1 Person $ 27,200 $ 45,300 $ 54,360 $ 66,750
2 Persons $ 31,050 $ 51,800 $ 62,160 $ 76,250
3 Persons $ 34,950 $ 58,250 $ 69,900 $ 85,800
4 Persons $ 38,800 $ 64,700 $ 77,640 $ 95,300
5 Persons $ 41,950 $ 69,900 $ 83,880 $ 102,950
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Family Size
Percentage of AMI by Household Size
30% 50% 60% 80%
6 Persons $ 45,050 $ 75,100 $ 90,120 $ 110,550
7 Persons $ 48,150 $ 80,250 $ 96,300 $ 118,200
8 Persons $ 51,250 $ 85,450 $ 102,540 $ 125,800
Unit Size
Maximum Rents by AMI Level
30% 50% 60% 80%
Studio $ 680 $ 1,132 $ 1,359 $ 1,668
1 Bedroom $ 728 $ 1,213 $ 1,456 $ 1,787
2 Bedrooms $ 873 $ 1,456 $ 1,747 $ 2,145
3 Bedrooms $ 1,009 $ 1,682 $ 2,019 $ 2,478
4 Bedrooms $ 1,126 $ 1,877 $ 2,253 $ 2,763
5 Bedrooms $ 1,242 $ 2,071 $ 2,485 $ 3,050
To put the significance of the above information into community context, the table below
shows the household types and occupations that may be listed at various AMI levels (Bureau of
Labor Statistics).
Household Size
Occupation Household Household AMI
Income
5 person household, with one Preschool Teacher $39,645 * Just under 30%
working parent
1 person household Customer Service $45,710 Just over 50% AMI
Representative
2 person household, one parent Physical Therapist $62,050 Just under 60% AMI
one dependent Assistant
4 person household, one working Registered Nurse $99,310 Just over 80% AMI
parent
*This is equivalent to Tukwila's minimum wage
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The United States Department of Housing and Urban Development (HUD) classifies "cost
burdened" status as households spending over 30% of their monthly housing costs, including
rent or mortgage payments, plus utilities, association dues and maintenance costs, if applicable.
Households paying more than 50% of their monthly income are considered "severely cost
burdened".
Households that are severely cost burdened are more vulnerable to the impacts of unplanned
expenses and will have less income per month for basic needs. As shown in the charts below,
Tukwila renters are far more likely to be cost burdened, than owners, with almost half of
Tukwila renters spending at least 30% of their monthly income on housing costs' (ACS). Renter
households are also more susceptible to displacement (needing to move to find more
affordable housing) due to rent increases than a homeowner holding a traditional fixed rate
mortgage.
of Total Owners
60%
50%
40%
30%
20%
10%
0%
Cost Burdened Owners
Tukwila King Burien Des Kent Renton SeaTac
County Moines
Cost Burdened Owners by Jurisdiction
■ 30%-50% ■ 50%+
' 30% and 50% are HUD's standards for cost -burdened and severely cost burdened, which generally represent
undesirable levels of expenditure that leaves residents vulnerable.
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% of Total Renters
60%
50%
40%
30%
20%
10%
0%
Cost Burdened Renters
Tukwila King Burien Des Kent Renton SeaTac
County Moines
Cost Burdened Renters by Jurisdiction
• 30%-50% • 50%+
Housing Growth Targets
Under the Washington Growth Management Act (GMA) fully planning counties, such as King
County, are required to assign housing targets to each jurisdiction in order meet current and
projected housing demands. For the period between 2019 to 2044, the housing target for
production of new net housing units in Tukwila is 6,500 units. Based on the rate of housing
development in Tukwila from 2019 to present, it will be necessary to build approximately 250
net units to each year until 2044 to meet this target.
For the first comprehensive planning cycle, jurisdictions will be required to "plan for and
accommodate" not only a specific number of housing units, but also show how they plan to
accommodate housing units affordable to households within certain AMI bands, as well as how
to accommodate permanent supportive housing and emergency housing. As seen in the charts
below, the largest need for units within King County is at the lowest and highest AMI band, or
the least wealthy and most wealthy households.
At this time, allocations shown for the City of Tukwila are draft number and not yet finalized.
The methodology used to determine allocations to individual jurisdictions included factors such
as ratio of lower wage jobs to affordable housing units, and how many existing affordable
housing units exist. Tukwila's highest growth targets will be in the highest income range, for
units affordable to households earning 120 percent of AMI and above; this is similar to much of
South King County. Targets also note the number of Permanent Supportive Housing (PSH) units
required. Draft numbers will be reviewed at the King County Growth Management Planning
Council and passed onto the King County Council later this year.
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March 23, 2023
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3500
3000
2500
•tn
• 1500
1000
500
0
90000
80000
70000
60000
tin
• 50000
', 40000
= • 30000
20000
10000
0
10
Tukwila 2019-2044 Housing Targets by AMI
1
0 to 30 30 to 50 50 to 80 80 to 100 100 to 120 120 + PSH
Percentage AMI Ranges
King County 2019-2044 Housing Targets by AMI
0 to 30 30 to 50 50 to 80 80 to 100 100 to 120 120 + PSH
Percentage AMI Ranges
INFORMATIONAL MEMO
Housing Overview and Middle Housing Grant Update - Briefing
March 23, 2023
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As shown in the table below, between 2006 and 2018, only a net of 130 units of new housing
units were built in Tukwila. Due to the limited housing growth that occurred in Tukwila
between 2006 and 2018, the City has been tasked to provide "reasonable measures" to
"encourage and/or incentivize residential development" with the City. These reasonable
measures could take a variety of forms, but will need to be addressed and incorporated into the
comprehensive plan update and development standards.
The image below from the King County Urban Growth Capacity Report illustrates the relatively
slow housing growth within Tukwila over the aforementioned period.
Exhibit 13. Residential Growth Compared to Targets, 2006-2018
City/Jurisdiction
2006 Total 2006-2035 2006-2018 2018 Total % of 2035 Remaining Annual Growth
Housing Housing Housing Housing HU target 2035 Needed to
Units Target Production Units pace Target Achieve Target
Metropolitan Cities
Bellevue 55,107 20,056 6,591 61,698 79% 13,465
Seattle 292,881 99,760 63,675 356,556 154%1 36,0E5
Subtotal 347,988 119,816 70,266 418,254 142% 49,550
Core Cities
Auburn 23,602 11,159 3,138 26,740 68% 8,021 1.8%
Bothell 9,522 4,420 2,204 11,726 lj 121%1 2,216 1.1%
Burien 19,584 5,150 1,225 20,809 57% 3,926 1.1%
Federal Way 34,560 9,396 2,525 37,085 65% 6,871 1.1%
Kent 43,552 10,753 4,259 47,811 96% 6,495 0.8%
Kirkland 35,556 9,941 3,100 38,656 75% 6,841 1.0%
Redmond 22,790 11,896 4,946 27,736 100% 6,950 1.5%
Renton 36,168 17,231 6,607 42,775 93% 10,623 1.5%
SeaTac 10,301 6,728 548 10,849 20% 6,180 3.4%
Tukwila 7,739 5,626 130 7,869 6% 5,496 4.1%
Subtotal 243,374 92,300 28,683 272,057 75% 63,617 1.4%
1.3%
0.6%
0.7%
Development Standards
Staff conducted a high-level analysis of some of Tukwila's residential development standards in
comparison to peer cities to illustrate areas where standards may differ, and further analysis
may be warranted. As a high-level look, these comparisons are not intended to be exhaustive or
completely capture the nuances between development standards in different jurisdictions. For
ease of analysis and presentation, these development standards were generally grouped as
single-family or multi -family.
Tukwila's single-family development standards were found to be similar to many peer
jurisdictions, with some items such as parking and ADU allowances slightly more demanding
than in other cities. Based on available vacant and redevelopable land, a relatively limited
number of new units is expected to be produced from single-family zoned properties, unless
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Housing Overview and Middle Housing Grant Update - Briefing
March 23, 2023
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standards such as lot sizes are significantly lowered, or additional middle housing types are
permitted.
Minimum Lot Size (SF)
Tukwila
6,500 (LDR)
Parking per SF
2, additional if greater than 3
bedrooms
Burien 7,200 (Residential Single -Family 7,200) 2
Des Moines
Kent
Renton
SeaTac
7,200 (Residential Single -Family 7,200)
2
5,700 (Single -Family 6) 2
5,000 (R-8)
2, sometimes 1
7,200 (UL -7,200) 2
ADUs permitted
Tukwila
Burien
Des Moines
1
2 (1 attached, 1
detached)
1
Maximum Size, detached
(SF)
800
Owner Occupancy
Requirement
Yes
800 No
800
Yes
Kent 1 800 Yes
Renton
1
600-1,000 (depending on lot
size
Yes (some exceptions)
SeaTac 1 800 Yes
Multifamily development standards vary widely between jurisdictions and can be more difficult
to cross -compare. Select comparisons were identified between standards within neighboring
jurisdictions, or broad programmatic standards were compared to illustrate how development
could be incentivized or disincentivized, as shown in the tables below.
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Housing Overview and Middle Housing Grant Update - Briefing
March 23, 2023
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Applicability
General Multifamily
Multifamily in urban
renewal overlay
Multifamily in Tukwila
Urban Center
Applicability
General Multifamily
Multifamily in City
Center Overlay
Multifamily Other
Overlay Districts
Applicability
0-50% AMI Affordable
Units
Senior Units
Market Rate Units
PARKING STANDARDS
Tukwila
2 stalls per unit (any unit type less than four bedrooms)
1 stall per studio and 1 bedroom, 0.5 additional spaces per
excess bedroom
1 stall per studio and 1 bedroom, 1.5 stalls per two bedroom, 0.5
additional stalls for bedrooms in excess of 2
SeaTac
1 stall per studio, 1.5 per 1 bedroom, 2 per 2 bedroom +
1 stall per bedroom, maximum of 2 per unit (reductions eligible)
Up to 35% reduction from general standards available
RCW 36.70A.620 maximum parking requirements for projects
near transit
0.75 stalls per unit (some exceptions)
No minimum (some exceptions)
0.75 stalls per unit (some exceptions)
Select parking standards were taken from Tukwila and SeaTac's municipal codes, as well as
from RCW 36.70A.620, which generally sets maximum amounts of parking per unit that a
jurisdiction can require of various residential development meeting specific criteria for
proximity to specific levels of transit service. The identified criteria apply to large areas of
Tukwila.
Most of Tukwila's parking per unit requirements greatly exceed those allowed under the RCW
transit proximity requirements, and are greater than neighboring jurisdiction of SeaTac, except
in select areas. RCW requirements for parking around transit will need to be incorporated into
the municipal code. Staff is currently monitoring potential legislative changes that may alter
these requirements. Flexibility of the City's parking requirements is generally more limited for
projects going through the standard development process than for those subject to a
Development Agreement.
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INFORMATIONAL MEMO
Housing Overview and Middle Housing Grant Update - Briefing
March 23, 2023
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Jurisdiction Active MFTE Program
Tukwila No (expired 2017)
Burien Yes
Des Moines No (expired 2022)
Kent Yes
Renton Yes
SeaTac Yes
Tukwila currently does not have an active Multifamily Tax Exemption (MFTE) program, as many
other peer cities do, though the Council has expressed an interest in prioritizing this discussion.
A MFTE program incentivizes developers by exempting projects from paying property tax over
an 8-, 12- or 20 -year time frame. Cities may determine which areas, and scale of projects are
that are eligible, and which timeframes are available, as well as any additional affordability
requirements that they wish to have associated with participating projects, beyond state
minimums.
In broader analysis of development code and review of past projects, such as the Housing
Action Plan, other areas identified as restrictive to development are recommended for further
analysis, including:
Low permitted density (i.e., HDR 21/units per acre)
Low permitted heights
Stepback requirements for upper stories of multistory buildings
Confusing mix of overlays, and height exception or exemption areas
High open/recreation space requirements
High parking requirements, and lack of nuance between unit types
Inflexible requirements for structured parking
Requirements to meet conditions for additional building height
Lack of an active MFTE program
Summary of Transit -Oriented Development Housing Strategies Plan
The Tukwila TOD Housing Strategies Plan was completed in September 2021, and focused on an
area within a 1/2 mile walkshed of the Tukwila International Boulevard Light Rail Station.
Although the area of analysis only represented a portion of the City, many valuable findings,
including market analyses of encumbrances to market rate development based on current
standards were identified. In this process, community outreach included the public, community
groups, and developers. That outreach process summarized the challenges, public sentiments
and opportunities well:
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Housing Overview and Middle Housing Grant Update - Briefing
March 23, 2023
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• "Tukwila has several land use and infrastructure code requirements that are outdated,
reflecting the City's suburban past rather than the urban center it is today. This impacts
all development potential, but particularly affordable housing.
• Tukwila should provide a diverse range of housing options for people in all stages of life;
from new families to single renters, seniors, and intergenerational families, everybody
has healthy and safe options for a home in Tukwila.
• There are slightly different perspectives between residents and developers about the
need for parking in the TIB area. While both perspectives agree that there is now, and
will continue to be, a need for parking for new residential units, residents feel a much
greater need for more parking while developers feel requirements are too onerous.
• In addition to needing more housing (and diverse types), there should more
opportunities for home ownership in the form of townhomes and condos. The City should
sponsor financial/home-buying educational opportunities so people invest in a home and
start to build intergenerational wealth.
• People recognize change is coming, and City staff should immediately begin engaging
with the diverse ethnic and cultural communities along the TIB. Engagement should be
meaningful and authentic, involve community leaders, and be conducted by people who
reflect Tukwila's diverse communities and that can communicate with people in their
primary (non-English) languages."
Middle Housing Grant Update
Staff has received a draft community engagement plan from their contract consultant and will
be working to finalize the community engagement process.
The project consultant has also begun conducting interviews with developers involved with
middle housing projects in hopes of gaining greater insight into what Tukwila requirements may
make the development of middle housing types challenging, and identifying any potential steps
the City could explore to better facilitate this type of housing. The consultant has also begun
drafting pro formas on potential middle housing project feasibility based on current
development standards and fees.
Staff will continue to update commissioners on project developments and opportunities for
engagement.
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Housing Overview
Planning Commission Briefing
March 23, 2023
Overview
• Housing Units
• Cost of Housing
• Housing Growth Targets
• Development Standards Comparison
• Findings From Housing Action Plan
2024-2044 Comprehensive Plan Update
Planning Comrnssion - Housing Briefing
March 23, 2023
Housing Units
• Tukwila has approximately 9,198 housing units (OFM)
— 3,708 Single -Family (40%)
— 5,266 Multifamily (57%)
— 224 Mobile Homes and Other Housing Types
• Tukwila has a higher percentage of multifamily units than
most cities, and the overall countywide average of 52%
single-family, compared to 40% single-family in Tukwila
• In King County this composition is most similar to the City
of Redmond, which is also 57% multifamily units
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Age of Housing
• Tukwila's housing stock is older than the King County average
with 45% built before 1970, compared to 36% across the county
• This is similar to many cities surrounding Tukwila (ACS)
Percentage of Housing Constructed Before 1970
70%
60%
50%
40%
30%
20%
10%
0%
Burien Des Moines Kent
Renton SeaTac Tukwila
2024-2044 Comnrehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Housing Growth Since 2006
• Tukwila has grown by approximately 1,344 new
net housing units since 2006
• The vast majority of this development has
happened between 2019 -present
• Avery large percentage of this development has
been in senior affordable projects
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Income Restricted Housing
• This table represents a sample of
King County cities listed by the
percentage of their housing units
that are income restricted at 0-80%
of the Area Median Income
(King County Affordable Housing Database)
Jurisdiction
SeaTac
Auburn
Seattle
Federal Way
Tukwila
Kent
Burien
Shoreline
Des Moines
Renton
Bellevue
Redmond
Kirkland
Kenmore
Mercer Island
Sammamish
Percent Income Units
Restricted
at 0-80% AMI
12.6%
10.1%
9.3%
8.3%
7.8%
7.2%
6.9%
6.8%
6.7%
5.4%
4.9%
4.6%
3.2%
2.8%
0.9%
0.3%
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Price of Single -Family Homes
• The table below represents median single-family
January sale prices across jurisdictions since 2018
(Redfin)
Jan -2018
Jan -2019
Jan -2020
Jan -2021
Jan -2022
Jan -2023
% Change
2018-2023
Tukwila $ 401,000 $ 383,000 $ 415,000 $ 549,950 $ 540,000 $ 627,500 56%
Burien $ 397,000 $ 411,875 $ 466,000 $ 499,000 $ 556,000 $ 610,000 54%
Des Moines $ 379,750 $ 467,000 $ 477,500 $ 537,495 $ 625,000 $ 485,000 28%
Kent $ 445,000 $ 446,250 $ 470,000 $ 548,000 $ 665,000 $ 680,000 53%
Renton $ 480,000 $ 485,000 $ 575,000 $ 595,000 $ 734,000 $ 756,500 58%
SeaTac $ 399,750 $ 390,000 $ 509,950 $ 559,000 $ 596,500 $ 589,500 47%
King County $ 613,655 $ 605,000 $ 649,950 $ 747,143 $ 829,475 $ 825,000 34%
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
23
Price of Rent
• The table below represents 2022 Q4 Market rents
Average Average
City Square Feet Rent (Q4 Rent/SF
(SF) 2022)
Average
Vacancy Rate
Average Rent
Increase Year
over Year (2022)
Tukwila 811 $1,579 $1.95 2.4% 7.8%
Burien 822 $1,540 $1.88 2.6% 5.7%
Des Moines 825 $1,530 $1.91 2.1% 9.0%
Kent 876 $1,791 $2.06 5.1% 9.6%
Renton 870 $1,974 $2.28 4.3% 10.7%
SeaTac 815 $1,592 $1.96 1.7% 8.5%
(Washington Center for Real Estate Research)
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Area Median Income (AMI)
• Tables below show AMI thresholds by rental unit
and household size.
Family Size
1 Person
2 Persons
3 Persons
4 Persons
5 Persons
6 Persons
7 Persons
8 Persons
Percentage of AMI by Household Size
30% 50%
$ 27,200 $ 45,300
$ 31,050 $ 51,800
$ 34,950 $ 58,250
$ 38,800 $ 64,700
$ 41,950 $ 69,900
$ 45,050 $ 75,100
$ 48,150 $ 80,250
$ 51,250 $ 85,450
60%
$ 54,360
$ 62,160
$ 69,900
$ 77,640
$ 83,880
$ 90,120
$ 96,300
$ 102,540
80%
$ 66,750
$ 76,250
$ 85,800
$ 95,300
$ 102,950
$ 110,550
$ 118,200
$ 125,800
Unit Size
Studio
1 Bedroom
2 Bedrooms
3 Bedrooms
4 Bedrooms
5 Bedrooms
Maximum Rents by AMI Level
30%
$ 680
$ 728
$ 873
$ 1,009
$ 1,126
$ 1,242
50%
$ 1,132
$ 1,213
$ 1,456
$ 1,682
$ 1,877
$ 2,071
60% 80%
$ 1,359 $ 1,668
$ 1,456 $ 1,787
$ 1,747 $ 2,145
$ 2, $ ,478
$ 2,253019 $ 22,763
$ 2,485 $ 3,050
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
AMI Household Examples
Household Size
5 -person household,
with one working parent
1 -person household
2 -person household,
one parent one
dependent
4 -person household,
one working parent
Occupation
Preschool Teacher
Customer Service
Representative
Physical Therapist
Assistant
Registered Nurse
*This is equivalent to Tukwila's minimum wage
(US Bureau of Labor Statistics)
Household
Income
$39,645 *
$45,710
$62,050
$99,310
Household AMI
Just under 30%
Just over 50% AMI
Just under 60% AMI
Just over 80% AMI
2024-2044 Comprehensive Plan Update
Planning Comm ssion - Housing Briefing
March 23, 2023
1
1
1
1
1
Cost Burdened Status
• Cost burdened status refers to spending over 30% of income on
housing (rent/mortgage, utilities and maintenance).
• Almost 50% of Tukwila Renters are considered cost burdened, including
23% spending more than 50% of income on housing (CHAS 15-19)
• Approximately 43% of housing units in Tukwila are Owner -Occupied
Cost Burdened Owners Cost Burdened Renters
60% 60%
0 50% `g 50%
0
40% f% 40%
To 30% To 30%
O 20% . ■ ■ ■ ■ ■ ■ 0 20%
• 10% 0 10%
0% 0%
Tukwila King Burien Des Kent Renton SeaTac
County Moines
Cost Burdened Owners by Jurisdiction
30%-50% • 50%+
1
1
Tukwila King Burien Des Kent Renton SeaTac
County Moines
Cost Burdened Renters by Jurisdiction
30%-50% • 50%+
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Housing Growth Targets
• Tukwila's housing growth target for new net
housing units between 2019-2044 is 6,500 new
units
• Based on the development between 2019 and
present, this would require development of
slightly more than 251 new net units per year to
keep on pace with this target
2024-2044 Comprehensive Plan Update
Planning Commssion - Housing Briefing
March 23, 2023
AMI Growth Targets
• For the first time, cities are now required to plan for housing units at
different AMI levels, not just at total units
• Below are the draft totals for Tukwila (KC Affordable Housing
Committee Recommendation), and King County totals for comparison
3500
3000
c 2500
F 2000
.7)
0 1500
2
1000
z
500
0
Tukwila Housing Targets by AMI King County Housing Targets by AMI
0 to 30 30 to 50 50 to 80 80 to 100 100 to 120 + PSH
120
Percentage AMI Ranges
90000
80000
4 70000
60000
c 50000
0 40000
= 30000
z 20000
10000
0
Oto 30 30 to 50 50 to 80 80 to 100 100 to 120 + PSH
120
Percentage AMI Ranges
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Reasonable Measures
• As a result of not meeting pace for previous housing targets, the
City of Tukwila was given reasonable measures to provide "Action(s)
to encourage and/or incentivize residential development"
• Reasonable measures will need to be adopted within this
comprehensive plan update
Exhibit 13. Residential Growth Compared to Targets, 2006-2018
Clty/]urlsdlcttuit
2006 Total 2006-2035 2006-2018 2018 Total % of 2035 Remaining Annual Growth
Housing Housing Housing Housing HU target 2035 Needed to
Units Target Production Units pace Target Achieve Target
Metropolitan Cities
Bellevue 55,107 20,056 6,591 61,698 79% 13,465
Seattle 292,881 99.760 63,675 356,556 154% 36,085
Subtotal 347,988 119,816 70,266 418,254 142% 49,550
Core Cities
Auburn 23,602 11,159 3,138 26.740 68% 8,021
Bothell 9,522 4,420 2,204 11,726 121% 2,216
Burien 19,584 5,150 1,225 20,809 57% 3,926
Federal Wray 34,560 9,396 2,525 37,085 65% 6,871
Kent 43,552 10,753 ! 4,259 47,811. 96% 6,495
Kirkland 35,556 9.941 3,100 38,656 75% 6,841
Redmond 22,790 11,896 4,946 27,736 100% 6,950
Renton 36,168 17,231 6,607 42,775 93% 10,623
SeaTaL 10,301 6,728 548 10,849 20% 6,180
Tukwila 7,739 5,626 130 7,869 6% 5,496
Subtotal 243,374 92,300 28,683 272,057 75% 63,617
1.3%
0.6%
0.7%
2024-2044 Comprehensive Plan Update
Planning Com Fission - Housing Briefing
March 23, 2023
Single -Family Standards
• Tukwila's requirements for single-family development are generally
similar to peer cities, but offer less flexibility in parking
requirements, and in the feasibility of allowing alternative
development types within single-family zones
Minimum Lot Size (SF)
Parking per SF
Tukwila
Burien
Des Moines
Kent
Renton
SeaTac
6,500 (LDR)
7,200 (Residential Single -Family 2
7,200)
7,200 (Residential Single -Family
2
7,200)
5,700 (Single -Family 6) 2
5,000 (R-8) 2, sometimes 1
7,200 (UL -7,200) 2
2, additional if greater than 3
bedrooms
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
31
Accessory Dwelling Unit Standards
• Tukwila's ADU Standards are on par, though slightly
more restrictive overall, than comparison cities
ADUs Maximum Size, detached (SF) Owner Occupancy
permitted Requirement
Tukwila 1 800 Yes
2 (1 attached,
Burien 800 No
1 detached)
Des Moines 1 800 Yes
Kent 1 800 Yes
Renton 1 600-1,000 (depending on lot size Yes (some exceptions)
SeaTac 1 800 Yes
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Multifamily Parking Standards
PARKING STANDARDS
Applicability
Tukwila
General Multifamily
Multifamily in urban
renewal overlay
Multifamily in Tukwila
Urban Center
2 stalls per unit (any unit type less than four bedrooms)
1 stall per studio and 1 bedroom, 0.5 additional spaces per
excess bedroom
1 stall per studio and 1 bedroom, 1.5 stalls per two
bedroom, 0.5 additional stalls for bedrooms in excess of 2
Applicability
SeaTac
General Multifamily
Multifamily in City
Center Overlay
Multifamily Other
Overlay Districts
1 stall per studio, 1.5 per 1 bedroom, 2 per 2 bedroom +
1 stall per bedroom, maximum of 2 per unit (reductions
eligible)
Up to 35% reduction from general standards available
Applicability
RCW 36.70A.620 maximum parking requirements for
projects near transit
0-50% AMI Affordable
Units
Senior Units
Market Rate Units
0.75 stalls per unit (some exceptions)
No minimum (some exceptions)
0.75 stalls per unit (some exceptions)
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
33
General Multifamily Notes
• Many of Tukwila standards for higher density zones are more
restrictive than peer cities and make prospective development of
multifamily projects infeasible due to lower unit returns, and higher
associated construction costs
• Some areas that could be explored further include
— Low permitted density (Le., HDR 21/units per acre)
— Low permitted heights
— Stepback requirements for upper stories of multistory buildings
— Confusing mix of overlays, and height exception or exemption areas
— High open/recreation space requirements
— High parking requirements, and lack of nuance between unit types
— Inflexible requirements for structured parking
— Requirements to meet conditions for additional building height
— Lack of an active MFTE program
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Other Multifamily Standards
• Multifamily Tax Exemption programs incentivize multifamily
projects within designated areas by exempting projects from
property tax over an 8-, 12-, or 20 -year period. Cities may require
affordability for 8 -year projects if desired, whereas minimum levels
of affordability are required for 12- or 20 -year exemptions.
Jurisdiction Active MFTE Program
Tukwila No (expired 2017)
Burien Yes
Des Moines No (expired 2022)
Kent
Renton
SeaTac
Yes
Yes
Yes
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Summary of TOD HAP Outreach
• "Tukwila has several land use and infrastructure code requirements that are
outdated, reflecting the City's suburban past rather than the urban center it is today.
This impacts all development potential, but particularly affordable housing.
• Tukwila should provide a diverse range of housing options for people in all stages
of life; from new families to single renters, seniors, and intergenerational families,
everybody has healthy and safe options for a home in Tukwila.
• There are slightly different perspectives between residents and developers about the
need for parking in the TIB area. While both perspectives agree that there is now,
and will continue to be, a need for parking for new residential units, residents feel a
much greater need for more parking while developers feel requirements are too
onerous.
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Summary of TOD HAP Outreach
• In addition to needing more housing (and diverse types), there should more
opportunities for home ownership in the form of townhomes and condos. The City
should sponsor financial/home-buying educational opportunities so people invest in
a home and start to build intergenerational wealth.
• People recognize change is coming, and City staff should immediately begin
engaging with the diverse ethnic and cultural communities along the TIB.
Engagement should be meaningful and authentic, involve community leaders, and
be conducted by people who reflect Tukwila's diverse communities and that can
communicate with people in their primary (non-English) languages."
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023
Discussion?
2024-2044 Comprehensive Plan Update
Planning Commission - Housing Briefing
March 23, 2023