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Home My WebLink AboutPlanning 2023-10-05 Item 7 - Land Use, Housing (Reasonable Measures) and Centers - Attachment B: Powerpoint PresentationLand Use, Housing, and Centers Planning Commission Briefing October 5, 2023 Overview • Restructuring Elements • Regional Centers • Housing - Historical Growth, Reasonable Measures and Housing Growth Targets • Housing Analysis - Findings From Housing Action Plan & Higher Density Residential Analysis • Suggested Areas to Modify in Comprehensive Plan Update 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Reorganization of Elements • Element List (2015 Update) 1. Community Image and Identity 2. Economic Development 3. Housing 4. Natural Environment 5. Shorelines 6. Parks, Recreation and Open Space 7. Residential Neighborhoods 8. Tukwila International Boulevard District 9. Tukwila South 10. Southcenter — Tukwila's Urban Center 11. Manufacturing/Industrial Center 12. Utilities 13. Transportation 14. Capital Facilities 15. Roles and Responsibilities • Element List (2024 Update) — Land Use — Community Image and Identity — Economic Development - Regional Centers — Housing - Natural Environment — Shorelines — Parks, Recreation and Open Space Rcsidcntial Ncighborhoods Tukwila International Boulcvard District Tukwila South Southccntcr Tukwila's Urban Ccntcr Manufacturing/Industrial Ccntcr — Utilities — Transportation — Capital Facilities Rolcs and Rcsponsibilitics 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 • . . . . Content Distribution Residential Neighborhoods �► • Tukwila International Boulevard District • Tukwila South Southcenter — Tukwila's Urban Center Manufacturing/Industrial Center Roles and Responsibilities . . Land Use & Housing (primarily) Land Use Land Use Regional Centers Regional Centers Community Image & Identity 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 '4" Regional • Tukwila has 2 Regional Growth Centers Southcenter Urban Center Manufacturing Industrial Center Legend I� _.._lnmiu City igm1 �._ J Manulackaing 1 Inauamai Gamer ; a11anman"rz°`ean Hearyg.71'42' CI !L-Mannfaminng lrMurBig e erlLgnt lMismal 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Regional Centers • Status of Centers — Regional Growth Centers (RGC) are the region's solution to providing for the 5.8 million people and 3+ million jobs expected in the Puget Sound 2050 — by concentrating growth and encouraging the efficient use of land and infrastructure. — Tukwila elected to have regional growth centers in 1995 — In 2014, PSRC provided guidance on required center "activity center" thresholds — Monitoring of Center's progress — due in 2025 • Draft of Centers Document — Not many changes in policies needed - regionally required policies (equity, climate change) will be provided in other elements — More analysis regarding Centers' status will be completed when data from Transportation Element and detailed analysis of available data (e.g., covered employment") is completed 2024-2044 Comprehensive Plan Update Planning Com m ssion October 5, 2023 • Centers Population and Shares of City Population Existing Center Population Population (2010) City Po ulation %OfCity Population Center Populatifl n Change (2000-2010} Population %of City Regional Growth Cenbt AURURN 1,366 70,180 1.9% 10 14,477 0.1% BELLEVUEDOWNTOWN 7,147 122,363 5.8% 4,559 9,519 47.9% BOTHELL CANYON PARK 1,847 33,505 5.5% 698 3,348 20,8% BREMERTON 1,821 37,833 4.8% 191 104 183.7% BURIEN 2,945 33,313 8.8% 228 1,440 15$% EVERETT 5,960 103,019 5.8% 1,047 7,308 14.3% FEDERAL WAY 0 89,306 0.0% 0 4,105 0.0°% KENr 1,486 92,411 1.6% 602 12,319 4.9% KIRKLANDTOTEM LANE 5,487 48,787 11.2% 852 3,581 23.8% LAKEWOOD 3,159 58,211 5.4% 249 48 518.8% LYNNWOOD 2,767 35,836 7.7% -346 1,724 - PUYALLIIP DOWNTOWN 1,245 37,022 3.4% 67 2,608 2.6% PUYALLIIPSOUTH HILL 3,771 37,022 10.2% 679 2,608 26.0% REDMOND DOWNTOWN 3,124 54,144 5.8% 1,460 8,239 17.7% REDMONDOVERLAICE 2,139 54,144- 4.0% 1,511 8,239 18.3% RENTON 3,122 90,927 3.4% 1,292 20,073 6.4% SEATAC 10,038 26,909 37.3% -871 1,413 - SEATTLE DOWNTOWN 25,920 608,660 4.3% 6,117 45,286 13.5% SEATTLE FIRST HIUJCAPITOL HILL 36,502 608,660 6.0% 1,920 45,285 4.2% SEATTLE NORTHGATE 7,049 608,660 1.2% 740 45,285 1.6% SEATTLE SOUTH LAKE UNION 4,234 608,660 0.7% 1,911 45,286 4.2% SEATTLE UNIVERSITY COMMUNITY 23,198 608,660 3.8% 3,265 45,286 7.2% SEArrLE UPTOWN 7,641 608,660 1.3% 2,242 45,286 5.0% SILVERDALE 4,168 - - 1,080 - - TACOMA DOWNTOWN 13,350 198,397 6.7% 2,308 4,841 47,7% TACOMA MALL 3,761 198,397 1.9% 739 4,841 15.3% TuKwiLA 9 19 107 0.0% -13 1912 n a Manufacturing/ Industrial Center BALLARD-INTERaAY 1,846 608,660 0.3% 467 45,285 1.0% DUWAMISH 1,375 608,660 0.2% -513 45,286 - FREDERICKSON 961 - - 584 - - KENT MIC 442 92,411 0.5% 272 12,319 2.2% INORTH Tu wiLA MIC 339 19,107 1.8% 134 1,gT 7.0 6 FAKE FIELD f BOEING EVERETT 1,590 - - -1,370 - PORT OF TACOMA 1,300 198,397 0.7% 698 4,841 14A% SOum KlTSI&INDUsruuALAREA 260 37,729 0.3% -219 - - Source: Regional Centers Monitoring Report-2013 Edition Figure 17 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 • Centers Housing and Shares of City Housing Regional Growth Center AUBURN Existing Center Units 725 Housing Units City Units 27,834 (2010) %of City 2.6% Hous Center Units 23 ng Change (2000-2010) City Units 5,761 % of City 0.4% ' BELLEVUE 7,151 55,551 12.9% 4,921 5,820 84.6% EIOTHELL CANYON PARK 757 14,255 5.5% 416 1,948 21.495 BREMERTON 1,096 17,273 6.3% 89 400 22.3% BURIEN 1,105 14,322 11.9% 163 427 38.2% EVEREIT 2,999 44,609 6.7% 237 4,554 5.2% FEDERAL WAY 0 35,444 0.0% 0 2,120 0.0% KENT 600 36,424 1.6% -42 3,730 - KIRKLANDTOTEM LANE 3,115 24,345 12.8% 641 2,464 26.0% LAKEWOOD 1,574 26,548 5.5% 197 1,152 17.1% LYNNWOOD 1,334 14,939 8.9% -122 1,041 - PUYALLUP DOWNTOWN 669 16,171 4.1% 74 2,136 3.5% PUYALLUP SOUTH HILL 1,982 16,171 12.3% 360 2,136 16.9% REDMOND DOWNTOWN 2,040 24,177 8.4% 985 3,669 26.8% REDMONDOvERLANE 1,193 24,177 4.9% 850 3,669 23.2% RENTON 2,617 38,930 6.7% 1,541 7,951 19.4% SEATAC 4,130 10,360 39.9% -493 184 - SEATTLEDOWNTOWN 19,185 308,516 6.2% 7,461 37,992 19.6% SEATTLE FIRST HILL /CAPITOL HILL 25,972 308,516 8.4% 2,998 37,992 7.9% SEATTLE NORTHGATE 4,569 308,516 1.5% 828 37,992 2.2% SEATTLE SOUTH LAKE UNION 3,107 308,516 1b% 1,915 37,992 5.0% SEATTLE UNIVERSITY COMMON me 8,431 308,516 2.7% 1,378 37,992 3.6% SEATTLE UPTOWN 6,110 308,516 2.0% 1,545 37,992 4.1% SILVERDALE 2,260 - - 765 - - TACOMA DOWNTOWN 7,990 85,786 9.3% 1,600 4,684 34.2% TACOMA MALL 1,916 85,786 2.2% 605 4,684 12.9% TUKwILA 4 7,755 0.1% 2 9.1% Manufacturing/Industrial Center OALLARD-INTERRAY 780 308,516 0.3% 199 37,992 0.5% DUWAMISH 523 308,516 0.2% -143 37,992 - FREDERICRSON 344 - - 215 - - KENT MIC 199 36,424 0.5% 139 3,730 3.7% INORTH TuKwiAMIC 157 1,175 2.D% 54 -22AL l5.5% PAIN€ FIELD / BOEING EVERETT SBA - - -51 - PORT OF TACOMA 25 85,786 0.0% -22 4,684 - SOUTH KITSAP INDUSTRIAL AREA 127 17,273 0.4% -69 400 - Source: Regional Centers Monrtoring Report-2013 Edition, Figure 25 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 • Centers Employment and Shares of City Employment Regional Growth Center AU&AN BELLEVUE BOTHELL CANYON PARK BREMERTON BURIEN EVERETT FEDERAL WAY KENT KIRKLAND TOTEM LAKE LAKEWOOD LYNN WOOD PUYALLUP DOWNTOWN PUYALLUP SOUTH HILL REDMOND DOWNTOWN REDMOND OVERLAKE RENTON SEATAC SEATTLE DOWNTOWN SEATTLE FIRST HILL f CAPITOL HILL SEATTLE NORTHGATE SEATTLE SOUTH LAKE UNION SEATTLE UNIVERSITY COMMUNITY SEATTLE UPTOWN SILVERDALE TACOMA DOWNTOWN TACOMA MALL Existing Housing Units (2010) Housing Change (2000-2010) Center City Units %of City Center City 96 of City Units Units Units 725 7,151 787 1,096 1,705 2,999 0 600 3,115 1,574 1,334 669 1,982 2,040 1,193 27,834 55,551 14,255 17,273 14,322 44,609 35,444 36,424 24,345 26,548 14,939 16,171 16,171 24,177 24,177 2.6% 12.9% 5.5% 6,3% 11.996 6.7% 0.0% 1.6% 12.896 5.9% 8,9% 41% 12.396 8.4% 4.9% 23 4,921 416 89 163 237 0 - 42 641 197 - 122 74 360 985 850 5,761 5,820 1,948 400 427 4,554 2,120 3,730 2,464 1,152 1,041 2,136 2,136 3,669 3,669 0.4% 84.696 21.4% 22.3% 38.296 5.2% 0.0% 26.096 17.196 3.5% 16.996 26.8% 23.296 2,617 4,130 38,930 10,360 6.7% 39.996 1,541 - 493 7,951 184 19.4% 19,185 308,516 6..2% 7,461 37,992 19.696 25,972 4,569 3,107 8,431 6,110 2,260 7,990 1,916 308,516 308,516 308,516 308,516 308,516 85,786 85,786 8.4% 1.5% 1.0% 2.7% 2.0% 9.3% 2.2% 2,998 828 1,915 1,378 1,545 765 1,600 605 37,992 37,992 37,992 37,992 37,992 4,684 4,684 7.9% 2.2% 5.0% 3.6% 4.1% 34.296 12.9% Tu KW ILA 4 0.1% 2 22 9.1% Manufacturing/Industrial Center BALLMD-INTERRAY DUWAMISH FREDERICRSON 780 308,516 0.3% 199 37,992 0.5% 523 308,516 0.2% -143 37,992 KENT MIC 344 215 NORTH TLIKWILA[WC PAINE FIELD f BO€ING EVER€TT 199 157 36,424 0.5% 139 3,730 3.7% J, J55 2.� 54 11 245.5% 522 - 551 PORT OF TACOMA SOUTH KITSAP INDUSTRIAL AREA Source: Regional Centers Monitoring Report-2013 Edition, Figure 25 25 85,786 0.0% - 22 4,684 127 17,273 0.4% 400 1 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Reasonable Measures • Due to under production of housing and jobs compared to adopted growth targets between 2006 and 2018, Tukwila has been recommended to adopt "Reasonable Measures" in the 2024 Comprehensive Plan Update to address this inconsistency • About 1,250 new units have been produced from 2019 to present. This would need to be the sustained growth rate from 2024-2044 (250 new net units per year) to meet housing targets • This is amount of annual development is unlikely to occur without changes made by the City 2024-2044 Comnrehensive Plan Update Planning Comr,i ssion October 5, 2023 ‚4' Reasonable Measures Exhibit 54. Recommendations for Adoption of Reasonable Measures Jurisdiction Inconsistency Type(s) of Reasonable Measure Recommended Tukwila IN Housing growth inconsistent with target Employment growth rate inconsistent with target • Action[s] to encourage and/or incentivize residential development • Action[s] to encourage and/or incentivize non- residential development. Following the adoption of comprehensive plans in 2024, each jurisdiction will be required to monitor progress toward resolving the inconsistency, with regular reporting to the Growth Management Planning Council. (2021 King County Urban Growth Capacity Report) 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 ‚4' Under Production of Housing Exhibit 13. Residential Growth Compared to Targets, 2006-2018 City/Jurisdiction 2006 Total Housing Units 2006-2035 Housing Target 2006-2018 Housing Production 2018 Total % of 2035 Remaining Annual Growth Housing HU target 2035 Needed to Units pace Target Achieve Target Metropolitan Cities Bellevue Seattle Subtotal Core Cities Auburn Bothell 55,107 292,881 347,988 23,602 9,522 Burien 19,584 Federal Way 34,560 Kent 43,552 Kirkland Redmond Renton 35,556 22,790 36,168 SeaTac 10,301 Tukwila Subtotal 7,739 243,374 20,056 99,760 119,816 6,591 61,698 63,675 356,556 70,266 418,254 11,159 3,138 4,420 2,204 5,150 1,225 9,396 2,525 10,753 4,259 9,941 3,100 11,896 4,946 17,231 6,607 6,728 548 5,626 130 92,300 28,683 26,740 11,726 20,809 37,085 47,811 38,656 27,736 • 42,775 10,849 7,869 272,057 79% 13,465 154% 36,085 142% 49,550 68% 8,021 121% 2,216 57% 3,926 65% 6,871 96% 6,495 75% 6,841 100% 6,950 93% 10,623 20% 6,180 6% 5,496 75% 63,617 1.3 % 0.6°/u 0.7°A 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 CDUnder Production of Housing Figure 6. Scale of Single -Family Housing Built, Tukwila, 1960-2020 Source: Sing county Assessor's OMCe, 2020. 1,500 1,000 500 0 1960s 197Os 198Os 1990s 2000s 2D1Os Building scale (units) 1 2-•1 Figure 7. Scale of Multifamily Housing Built, Tukwila. 1960-2020 Source: Kling I:OIJIit, Ac-52`_`w,or's Office, 2020_ 1,500 1,000 500 0 1 I 1 1960s 1970s 1980s 1990s 2000s 2010s Building scale (units) 5-19 20-49 50-99 100+ 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Need for Housing Indicators demonstrate the impacts of housing scarcity on Tukwila • Vacancy Rate — 3.6% residential vacancy rate in Q2 2023, indicating a constrained housing market, at below 5% • Rate Increases — Median single-family home price has increased 56% over five years (Jan 2018-Jan 2023) — Rent growth increased 4.1% YoY from Q2 of 2022 to 2023 2024-2044 Comprehensive Plan Update Planning Comr,1i3sion October 5, 2023 Need for Housing Many existing comprehensive plan goals and policies support housing production to meet the needs of the entire community • Goal 3.1 - The City of Tukwila provides the City's fair share of regional housing. • Goal 3.2 - The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila. • Policy 3.2.1 - Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Trends & Lack of Variety in Production • Of the large multifamily housing production that has occurred since 2019: - Most development has occurred in the Tukwila Urban Center (TUC) under relaxed requirements for parking, height and density — Many developments have been done through a Development Agreement (DA), as they could not meet all development standards — Many of the projects have been housing for persons 55+, which has reduced requirements for parking and other onsite features — Most market rate development has relied on a multifamily tax exemption (METE) 2024-2044 Comprehensive Plan Update Planning Comr,i ssion October 5, 2023 Findings from Studies • The City has commissioned a number of industry experts in housing real estate and development in the last few years • These next few slides attempt to distill down findings and recommendations from this work 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Middle Housing Work • Within the 2022-2023 Middle Housing Grant, the City worked with subconsultant Neighborhood Workshop, an expert on middle housing policy and regulations, to analyze potential for greater middle housing allowance, market expectations, and best practices for integrating regulations • Work from Neighborhood Workshop has been integrated into planning commission presentations and will be utilized into future code amendment proposals 2024-2044 Comprehensive Plan Update Planning Comr,ission October 5, 2023 Findings • 87% of residential only zoning only is exclusively in LDR, which only permits single-family homes and ADUs • Cost of land is a big driver of increased costs of development • HB 1110 (Middle Housing Bill) will require significant updates to allowed housing types across LDR and MDR zones • Reductions in items like minimum lot size, could have significant impacts to the cost of development 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Recommendations • Increased flexibility of housing types could bring down costs of housing per unit significantly • With relatively large lot sizes, there is high potential for additional units on existing single-family lots in many forms • Broadening allowances to comply with HB 1110 and reducing minimum lot sizes in LDR would provide opportunities for homeownership at lower sales prices 2024-2044 Comprehensive Plan Update Planning Com Fission October 5, 2023 '4" ' Recommendations Current Standards Modified Standards Tukwila, Washington Policy Choice Fiscal Sensitivity Testing New Construction 3-Person Sales Price HH AMI • •ir Neighborhood Workshop 3-Person Monthly Rent HH AMI Allow More Homes per Lot (up to Four) $472,719 200% $3,227 239% Modified Lot Area Requirements $393,460 167% $3,183 197% Right -Sized Parking $386,339 164% $3,132 194% crease Buildable Area (Setbacks/Lot Coverage) $345,251 147% $2,803 174% Plow Fee Simple Land Division (up to Four) Percent of Change Before Market Decisions -66% -60% There Is an additional opportunity to reduce costs by improving the construction approval process. Every three months in delay adds $8,000 to the cost of constructing these homes. Less Less Affordable Likely More More Affordable Likely 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 TOD Housing Strategies Plan • Tukwila contracted with ECONorthwest, a consulting firm specializing in economics and land use, to create a Housing Action Plan focusing on the Tukwila International Boulevard District • Work concluded in 2021 and provided a wealth of findings, analysis and recommendations available in the Transit Oriented Development Housing Action Plan 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Findings • High market demand for housing exists in the TIB District • The following existing standards make most multifamily development financially infeasible in the TIB District without modifications to development standards: — Structured parking requirements, — High parking requirements, — Unit -mix requirements, — Height limits — Stepback requirements, — Recreation space requirements • Changes need to be accompanied with anti -displacement measures 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Recommendations rigire ntf_ KecomrYencea Actions €anc implementation uorisiaerauons Objective # Recommended Action Recommendation Type TIB Station Area or Citywide? Near -term or Lon Term? Impact to City Resources a 0 4) 7) iu ei L x to co L wA5 Al Modify (Jnit Mix Requirements GI MBA TIB Station Area Near Term Moderate staff time ` Reduce Parking Ratios EOM M TIB Station Area Near Term Moderate time staff A:3 Modify Parking Standards for 4- over-1 Development p� � Phil TIB Station Area dear Term Moderate staff time Ad Adjust Recreational Space Requirements �� TIB Station Area Near Term Moderate staff time Reduce Step Back Requirements �� TIB Station Area Near Term Moderate staff time A6 Promote Site131TIB Assembly for Smaller Parcels MI Station Area Near -Term Moderate staff time 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 '4" ' Recommendations Anti -Displacement and Com m un Ity Sta bilization Bl Consider a 12 year METE Program Ma TI B station Area Near -Term Moderate staff time and lost tax revenue for the duration of the program B2 Identify Opportunities to Increase Homeownership $ Citywide Long-term Moderate staff time and program funding B3 Support Community and Faith -Based Institutions' Efforts to Develop Affordable Housing itr. Citywide Long-term Moderate staff time and program funding B4 Expand Tenant p Supports��' 4 Citywide Long-term Moderate staff time and program funding B5 Monitor and Track Regulated Affordable Housing '+lr {citywide Long-term Some staff time and potential program funding 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 '4" ' Recommendations o 75 fn 55 o u ID fu E E Z. ih ❑ .l < Be Monitor and Track Unregulated Affordable Housing Citywide Long-term Some staff time and potential program funding B7 Offer Tools and Strategies far Housing Preservation Citywide Long-term Moderate staff time and program funding B8 Evaluate a Preservation Funding Program in Exchange for Affordability Restrictions Citywide, TIB Station Area Focus Long-term Moderate staff time and program funding BB Develop TIB Community Economic Development Strategies Fa TIB Station Area Focus Near Term Moderate staff time and budget for consultant study Cl. Create a TIB Station Area Parking Strategy ni MOM TIB Station Area Lang -Term Significant staff time and program funding C2 Connect the Station Area to SR 518TIBASteaation Parcels South of *401 $ Near Term Significant staff time and program funding 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Medium & High Density Zoning Analysis • As part of the periodic grant update process, Leland Consulting Group, a real estate and community planning consultant was contracted as a subconsultant to analyze higher density zones within Tukwila, primarily focusing on the MDR & H DR zones • Tukwila staff is currently working with Leland to finalize their findings and recommendations, will share initial findings and recommendations 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Findings • Many areas of development regulations make developing multifamily properties in Tukwila more difficult than other South King County Cities. Some of these areas include: — Upper -floor stepback increases — Higher than expected parking requirements — Low densities in "MDR" , "HDR" and other high -density zones — Low lot coverage allowances — Low height allowances — High requirements for structured parking — High open space/recreation space requirements — Non -administrative design review adds uncertainty to projects 2024-2044 Comprehensive Plan Update Planning Com o ssion October 5, 2023 Recommendations • Leland Consulting Group offered the following initial recommend changes to the MDR and HDR zones based on their findings: — Increase the allowed density — Increased the allowed height — Increase lot coverage allowances — Reduce or eliminate upper -story stepbacks — Reduce open space/recreate space requirements — Reduce parking requirements — Allow administrative design review 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023 Suggested Comp Plan Areas To Address • Need for a holistic housing strategy • Address areas that Tukwila can control to impact housing development by first creating policies to support future development regulation amendments • Areas of influence: — Expanding Middle Housing options at lower densities — Zoning allowances and development standards — Reducing impediments in the development review process — Other areas out of step with comparable cities 2024-2044 Comprehensive Plan Update Planning Com Fission October 5, 2023 Discussion 2024-2044 Comprehensive Plan Update Planning Commission October 5, 2023