HomeMy WebLinkAboutPlanning 2023-12-14 Item 7.1 - Draft Housing Element - Attachments•
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Housing Element
WHAT YOU WILL FIND IN THIS CHAPTER:
• Estimates of current and future housing needs;
• Policies to preserve and improve the existing housing stock; encourage new housing that
meets the full spectrum of the community's needs; and develop thriving, equitable
neighborhoods; and
• Strategies to encourage housing that is affordable to all income levels and provides for
the needs of all current and future residents of Tukwila.
Purpose
This Housing element describes how Tukwila's housing needs will be satisfied through 2044.
This element is based on a detailed analysis of Tukwila's housing needs contained in the
Housing Background Report; housing projections determined by a joint committee including
King County and its cities; and community engagement input.
The goals and policies seek to guide City actions related to housing, including decisions related
to development regulations, affordable housing, and other programs. In the coming years, the
City will need to plan for growth while ensuring the existing and future housing stock serves the
changing needs of Tukwila's population, reducing barriers that prevent low- and moderate -
income households from living near their work or transit, and preserving housing that is
affordably priced. Tukwila's future must include thriving, equitable neighborhoods where
everyone has the opportunity to live in a safe, healthy, and affordable home in the "City of
opportunity and the community of choice".
Issues
In developing the goals and policies for Tukwila's Housing Element, these issues were identified.
Housing Stock
• Building age: Almost half of Tukwila housing units are more than fifty years old, and
most units were constructed between 1960 and 1980. As of 2023, only a tenth of the
existing units were constructed since 2000. Older buildings can be more expensive to
maintain, especially for cost -burdened residents. That said, if well -maintained and
protected from displacement, these units offer a naturally -occurring affordable housing
reservoir.
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• Housing size: Housing units available for rent tend to consist of studios and 1- and 2-
bedroom units, while ownership units tend to have 3- or 4-bedrooms. However, renter
households tend to be larger than homeowner households, creating a mismatch
between need and availability.
• Vacancy rates: Tukwila has very low vacancy rates. In 2021, the rental vacancy rate was
1.3% and the ownership vacancy rate was 1.4%. Low vacancy rates indicate a lack of
housing supply, which makes it more difficult for existing residents and prospective
renters and buyers to identify housing that might best suit them.
Figure 1. Housing of different designs, ownership arrangements, and prices help meet the diverse needs of
Tukwila residents.
Home Ownership Options and Middle Housing
Having a range of housing types to choose from facilitates home ownership among a wider
range of households. Homeownership can offer greater stability and the opportunity to build
wealth, as well as strengthen resilience against displacement.
Currently, most of Tukwila's housing stock consists of older single-family homes, and
apartments in large multi -family developments. These limited options do not accommodate
residents in all stages of life, including young adults, multigenerational families, older adults
hoping to "age in place," and older adults looking to downsize. Single family houses, the only
housing type allowed on most residential lots in Tukwila, are also generally the most expensive
type of housing to purchase, and develop per unit, meaning new units are financially out of
reach for many households.
"Middle housing" includes duplexes, townhouses, cottages, courtyard apartments, and other
building types that fall between single family detached houses and high -density apartments.
Middle housing tends to be more affordable to build and offers a greater variety of layouts and
sizes that are better suited to the range of household types in Tukwila. Expanding the areas in
which middle housing is allowed could help create new "starter homes" and offer the
advantages of homeownership to a new generation.
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Figure 2. Middle housing illustrations.
Housing Projections
The Puget Sound Regional Council — the regional planning organization that develops growth
projections — estimates that Tukwila will need a total of 14,239 housing units by 2044, or 5,045
more than the City's current stock (9,194 units). To achieve this growth, roughly 240 new units
will need to be developed every year. Historically, there has been a large gap between the City's
growth target and number of housing units actually constructed in the target period, although
housing production increased since 2018, partly due to modified development regulations in the
Southcenter urban center, and new development along Tukwila International Boulevard. Due to
the slow growth, the City is recommended to adopt "reasonable measures" to accelerate
housing production, potentially including changes to zoning, permitting procedures, or other
measures.
Analysis of Tukwila's current zoning shows that the City has a total capacity for 7,475 new
housing units within its zones that allow residential development and from anticipated housing
units from projects in the development pipeline. However antiquated development regulations
and extended permitting timelines have created barriers to new construction.
Affordable Housing Targets and Anti -Displacement Concerns
Under the Growth Management Act, cities and counties work together to plan for a sufficient
supply of housing affordable to all income levels. Since 2021, cities and counties have
coordinated to identify equitable individual housing targets that will meet regional housing
needs. Tukwila's targets are shown in Table 1 below.
Table 1. Tukwila Housing Supply and Need by Income
Income band
Extremely low (0-30% AMI)
Very low (30-50% AMI)
Low (50-80% AMI)
Moderate (80-100% AMI)
Higher (100-120% AMI)
High (>120%AMI)
Share of
Existing Units
4%
26%
35%
18%
10%
Share of Existing
Households
23%
l
16%
12%
30%
New Unit
Target Share
Needed
Housing Units
21% 1367*
4%
3%
19%
274
214
610
11% 692
51%
3,343
* Includes 471 needed permanent supportive housing units
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With a significant supply of relatively affordable housing present in Tukwila, the City is already
contributing significantly to countywide affordability. It is important to note that newly
developed units lower than 120% AMI can be allocated to the >120% AMI level for target
purposes.
As new homes are created, it will be important to act to reduce impacts on vulnerable
communities in Tukwila. These impacts may include displacement of naturally occurring
affordable housing (NOAHs) and cultural anchors, such as businesses and places of worship.
Displacement is most likely to occur in areas where zoning allows higher intensity development
relative to other parts of the City (e.g., along Tukwila International Boulevard), and where
vulnerable communities such as low-income residents, recent immigrants, or non-White
communities are present.
This element includes policies intended to prevent displacement, preserve and maintain older,
more affordable housing, and strengthen links with members of vulnerable communities.
Goals, Policies, and Implementation Strategies
The following goals and policies intend to help Tukwila establish vibrant neighborhoods and
encourage new housing, while maintaining affordable housing and meeting the needs of low-
income and special -needs households. Each goal is followed by a list of related policies.
Implementation strategies are included in three groups; for Goals 3.1 and 3.2, Goals 3.3 and 3.4,
and Goal 3.5.
[[[changes to policies in the 2015 plan are noted in this draft]]]
GOAL 3.1 - Support housing growth consistent with regional targets.
(Revised 3.1)
3.1.1 Ensure zoned capacity is sufficient and encourages housing construction
sufficient to meet the regional growth target of at least 5,045 additional housing
units by 2044. (Revised 3.1.1)
3.1.2 Identify and remove excessive regulatory barriers to housing production. (Revised
3.1.2)
3.1.3 Modify residential zoning designations and development standards to align with
city goals, and periodically assess the amount of housing produced under these
standards. (New policy)
3.1.4 Encourage housing growth near major transit stops, especially high -capacity
transit nodes and in Southcenter/Tukwila Urban Center. (New Policy)
3.1.5 Align development regulations to market conditions to reduce reliance on time -
and funding -intensive development agreements. (New Policy)
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GOAL 3.2 - Promote safe, healthy, and affordable housing choices
for residents of all income levels. (Revised 3.2)
3.2.1 Encourage production in all neighborhoods of diverse housing types that are
appropriate for residents in all stages of life and all household sizes. (Revised
3.2.1)
3.2.2 Encourage housing development affordable to all income segments sufficient to
meet needs consistent with adopted targets.
3.2.3 Encourage the creation of housing for different income levels in residential areas
throughout the city (Revised 3.2.2).
3.2.4 Support the development of emergency housing, emergency shelters, and
permanent supportive housing sufficient to meet adopted targets, and ensure
that City regulations guiding such development are consistent with state and
regional guidance. (Revised 3.2.3)
3.2.5 Support siting of transitional housing and permanent supportive housing in any
zones in which residential dwelling units or hotels are allowed, and siting of
indoor emergency shelters and indoor emergency housing in any zone where
hotels are allowed in accordance with state law. (New Policy)
3.2.6 Expand capacity for moderate density housing, i.e., "missing middle housing", in
residential areas with low -density zoning throughout the city to increase home
ownership and rental housing options. (New Policy)
3.2.7 Work with the owners and managers of Tukwila's new and existing permanent or
long-term low-income housing to maximize housing desirability, protect long-
term affordability, and strengthen community connections. (Revised 3.2.4)
3.2.8 Strive to make alternative and affordable housing options available for residents
currently living in substandard housing, such as pre -HUD code mobile homes.
(No change; formerly 3.2.6)
3.2.9 Encourage housing design that improves resilience in the face of climate -change
driven extreme weather events, such as flooding and extreme heat. (New policy)
Implementation Strategies — Goals 3.1 and 3.2
• Update zoning to allow at least two detached accessory dwelling units in Low -Density
Residential zones.
• Update Low -Density Residential zones to allow at least two units per lot and allow for
middle housing building types.
• Reduce residential parking requirements around transit, current and future growth
centers like Tukwila International Boulevard (TIB) District, and other public amenities
where denser housing is desired.
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• Ensure zoning rules allow transitional housing and permanent housing in all areas where
dwelling units or hotels are permitted, as required by state law.
• Ensure zoning rules allow indoor emergency shelter and indoor emergency housing in all
areas where hotels are permitted, as required by state law.
• Explore developing a similar limited demonstration projects program for innovative
housing types that accommodate multigenerational and immigrant household family
structures not allowed under current zoning. (See Policy 3.5.7 below)
• Establish and maintain a 12-year multifamily tax exemption (MFTE) program throughout
different areas of the City.
• Increase maximum heights throughout zones allowing residential use.
• Remove upper floor step -backs in Medium -Density and High -Density Residential zones
to reduce barriers to new construction.
• Adjust recreation space requirements in residential zones to reduce barriers to new
construction.
• Review and consider building code changes and align them with zoning code updates.
• Significantly increase building capacity in areas supported by transit, in proximity to
high -employment areas, and in proximity to other public amenities.
• Identify specific publicly -owned land for affordable housing development.
• Explore acquiring property to land bank (acquiring land and holding it for future
development) for affordable housing.
• Develop affordable housing density bonuses or development code for faith -based
institutions/religious organizations that want to build affordable housing on their
property.
• Remove or reduce impact fees for affordable housing projects.
• Transition the municipal code to a searchable, online platform to increase transparency
and accessibility, and align with industry best practices.
• Create and hire a South King County Housing and Neighborhood Planner position to
work collaboratively with the Planning, Code Enforcement, and Human Services
Divisions. This position would aid in the achievement of identified housing needs.
Responsibilities could include pursuing and overseeing grant opportunities, developing
relationships with for -profit and non-profit stakeholders for City and regional affordable
housing development, increasing representation in regional efforts to fund affordable
housing, supporting land use and rental housing programs to improve the condition of
affordable housing for Tukwila's residents, and exploring establishing a neighborhood
council/liaison program.
Sidebar: RENTAL HOUSING INSPECTION PROGRAM
Implemented in 2011, the Tukwila Residential Rental Licensing and Inspection Program requires
all rental unit owners to obtain an annual residential rental business license and complete an
inspection every four years. The inspection may be conducted by a City inspector or a pre -
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approved private inspector. Rental units must meet code standards, and violations must be
addressed within 30 days. The program seeks to improve substandard and unsanitary residential
buildings that do not meet State and local housing and technical codes.
As of November 2023, 114 rental licenses (895 rental units) were due for inspection; in 2024, 180
rental licenses (1,570 units) are due.
GOAL 3.3 - Support collaborative efforts with other jurisdictions and
organizations to assess housing needs, coordinate funding, and
preserve and create affordable housing opportunities.
3.3.1 Support the equitable distribution of regional funds, such as Community
Development Block Grants, interlocal-agreement sales taxes revenue, and other
federal, State and County funding, for needed affordable housing. (Revised 3.3.1)
3.3.2 Play an active role in regional efforts to meet the needs of low-income
community members, including monitoring of housing needs and updating city
policies and regulations to align with regional goals. (Revised 3.3.2; removed
preservation clause)
3.3.3 Continue to work closely with South King Housing and Homelessness Partnership
(SKHHP) and other partners to achieve development of subsidized affordable
housing for very low-, low- and moderate -income households. (Revised 3.3.3)
GOAL 3.4 — Limit displacement impacts to vulnerable and historically
underserved populations.
3.4.1 Identify and take action to remove City policies, rules, and programs that
exacerbate racially disparate impacts. (New policy)
3.4.2 Develop and implement strategies to reduce displacement of low-income
households in areas of redevelopment. (Relocated and revised 3.2.5)
3.4.3 Evaluate City actions for potential to increase displacement risk for naturally
occurring affordable housing and vulnerable communities and mitigate or avoid
taking actions that significantly increase this risk. (New policy)
3.4.4 Support the long-term preservation of existing naturally occurring affordable
housing developments by acting as a facilitator between affordable housing
groups interested in purchasing units and property owners. (Relocated and
revised 3.2.7)
3.4.5 Continue to improve the condition of rental housing through administration of
the Residential Rental Licensing and Inspection Program. (Relocated 3.4.1)
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3.4.6 Continue to support the maintenance, weatherization, rehabilitation, and long-
term preservation or replacement of existing housing for low- and moderate -
income residents. (Relocated 3.4.2, also covers 7.5.8)
3.4.7 Continue to develop relationships with populations that have been historically
underserved and are at risk of displacement to better understand needs and risks.
(Relocated and revised 3.5.3)
3.4.8 Support programs and City actions that increase homeownership opportunities
for vulnerable populations. (New policy)
3.4.9 Adopt renter protections to ensure stable housing for Tukwila Renters.
Sidebar: MINOR HOME REPAIR PROGRAM
The City administers the Minor Home Repair Program, which provides and promotes the repair
and maintenance of housing for low- and moderate- income homeowners. The program is
funded through a Community Development Block Grant (CDBG). The City receives
approximately $25,000 in annual funding.
This program is a valuable resource for residents, however Tukwila Human Services estimates
the program meets a fraction of the existing need for home repair and maintenance. Additional
funding and partnerships can help to improve the look and quality of housing throughout the
City.
Implementation Strategies — Goals 3.3 and 3.4
• Establish an equity review process of proposed zoning changes that assesses potential
benefits compared to displacement risks and environmental justice concerns.Address
policies and programs that result in racially disparate impacts as identified in the housing
background report, including over reliance on single-family zoning, overly subjective
design guidelines, and inequitable distribution of infrastructure for safe walking
conditions.
• Monitor naturally occurring affordable housing and housing with expiring affordability
requirements for potential sales and opportunities to preserve affordability.
• Partner with non-profit organizations and for -profit developers to acquire, rehabilitate,
construct, preserve and maintain permanent affordable housing and support services.
• Review siting decisions for city facilities to avoid displacement of cultural anchors such as
businesses and churches that serve vulnerable communities.
• Develop mechanisms for enforcing the International Property Maintenance Code.
• Continue investing in the Residential Rental Licensing and Inspection Program and
engage with inspectors, property owners, and tenants to incrementally improve the
program.
• Use the Rental Housing Inspection Program to encourage rehabilitation and
weatherization programs for rental units.
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• Work with neighbor jurisdictions to establish a revolving loan fund for development or
preservation of affordable housing.
• Explore adoption and enforcement of the National Healthy Housing Standard through
the Rental Housing Inspection Program.
• Educate property owners about available resources they can access to improve their
rental housing.
• Explore strategies like a Housing Trust Fund to provide assistance to low-income
homeowners for connecting to sewer service.
• Establish City/Department wide outreach program to engage with, collaborate with, and
work to build capacity of organizations that work with diverse and historically
underserved populations.
• Increase funding for the minor home repair program to serve more households per year.
• Encourage Council consideration of renter protections.
GOAL 3.5 - Promote housing options that support personal fulfillment
and a healthy social life and are appropriate for people in all
stages of life.
3.5.1 Encourage development of housing that is appropriate for multi -generational
families, including the development of accessory dwelling units (ADUs), middle
housing, and family -sized apartments. (New policy)
3.5.2 Review and update development code to support production of housing types
that provide relatively affordable homeownership options, such as middle
housing (including townhouses) and condominiums. (New policy)
3.5.3 Encourage use of universal design principles in new housing development.
(Revised 3.5.1)
3.5.4 Assist in providing residents with the human services, economic development,
and transportation needed to increase access to housing options. (Relocated and
revised 3.5.2)
3.5.5 Support community groups that actively work to improve neighborhood quality
and strengthen sense of community. (Relocated and revised 3.6.3, also covers
7.5.1)
3.5.6 Encourage site and building design that helps reduce social isolation and
supports active lifestyles. (New policy)
3.5.7 Support the creation of co -housing, housing cooperatives, co -living buildings,
and other types of housing that provide community -oriented housing
alternatives for families, seniors, young singles, religious communities, or other
groups with specific needs. (New policy)
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Sidebar: Family -sized housing
Family -sized, family -friendly housing units contain at least two bedrooms and include features
such as areas where family members can gather for meals and other activities, sufficient storage
space, a spot for children to do homework, and easy access to outdoor play and recreation
space. Due to various factors related to building design, market demand, and building code
stipulations, apartment buildings are rarely constructed with family -sized units with more than
two bedrooms and associated spaces. While these elements are historically available in single
family detached homes, middle housing types of development, such as duplexes and
townhomes, can be well -suited to providing more spacious family -sized housing. Encouraging
new family -sized housing in areas with access to transit and proximity to schools, parks, low -
traffic streets, and other family -friendly elements will make it easier for families to find their
home in Tukwila.
Figure 3. Examples of housing with a common open space to strengthen relationships between neighbors and
create safe outdoor play areas for children.
Implementation Strategies — Goal 3.5
• Encourage and help market private and public assistance and education programs for
first-time homebuyers.
• Develop small neighborhood grants for cleanup and community -building events.
• Explore creating and supporting a neighborhood liaison program to help develop
neighborhood associations.
• Develop relationships with existing homeowner and neighborhood associations.
• Include shared public spaces in new public buildings in neighborhoods that allow
neighborhood gatherings.
• Work with school districts serving Tukwila students to help identify resources for families
with children experiencing homelessness.
• When updating design standards for higher density housing include design strategies
that encourage healthy social interaction, such as porches, street -oriented buildings, and
small clusters of units with shared semiprivate open space.
• Encourage senior housing developers to employ universal design principles
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Sidebar: What is Universal Design?
Universal design is an approach to designing buildings,
products, and the built environment to be easily usable by the
broadest possible range of people, regardless of age or ability.
The approach centers convenience and accessibility for the
benefits of all users.
As the population changes over time, family structures gradually
transform as well. Many homes are designed around the concept
of the nuclear family, typically two adults tied by partnership or
marriage, with their minor children. This arrangement once
represented a majority of households. Today there is a wider
variety of households than in the mid -twentieth century; for Figure4. Bathroom with universal
example, adults living without children, single adults, and
multigenerational families. Universal design helps to support
aging in place and multigenerational families by applying design principles that emphasize
flexibility, intuitive design, and variations in size and space for different users (Center for
Excellence in Universal Design). One example is a home that includes wide hallways and
doorways to ease wheelchair user navigation, tiered or height -adjustable countertops to
accommodate more than one height, and a bathroom shower that is spacious and flush with the
floor. Through home modifications or retrofitting, barriers that limit a home's accessibility can
be eliminated, and families can be better prepared for a lifetime of changing needs.
design principles. Source: US HUD
Resources
• Housing Background Report
• Tukwila Transit Oriented Development Housing Action Plan 2020
• Puget Sound Regional Council VISION 2050
• King County Countywide Planning Policies 2021
• Regional South King County Housing Action Framework 2020:
o Housing Strategies Framework
o Housing Context Assessment Methods
o Housing Policy Assessment
• Regional Affordable Housing Task Force 2018 Report
• Tukwila 2012 Strategic Plan
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CHAPTER THREE
HOUSING
TUKWILA COMPREHENSIVE PLAN
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HOUSING
HOUSING
WHAT YOU WILL FIND IN THIS CHAPTER:
• Estimates of current and future housing needs,
• Policies to preserve and improve the existing housing stock; encourage new housing
that meets the community's needs; and develop thriving, equitable neighborhoods; and
• Strategies to encourage housing that is affordable to all income levels and for all current
and projected residents in our community.
PURPOSE
This Housing element describes how Tukwila's housing needs will be satisfied through 2031.
Projected housing needs were determined by a joint committee of cities and the County, as
required by State law. The importance of these needs was highlighted in the development of
the City's 2012 Strategic Plan and guided by the Community Conversations outreach efforts of
the 2015 Comprehensive Plan update. This element is based on a detailed analysis of Tukwila's
housing needs contained in the Housing Background Report.
Tukwila will continue to grow over the next twenty years, projected to accommodate an additional
4,800 households and 15,500 new jobs by 2031. By 2035, Tukwila is projected to accommodate
an additional 768 households and 2,480 new jobs, for a total of 5,568 new households and 17,980
new jobs over the next twenty years. Tukwila's zoning can accommodate this projected growth
as the City has capacity for over 6,000 new housing units. The goals and policies presented here
identify the steps the City of Tukwila can take in response to the housing issues found within our
community. These steps are necessary to plan for growth that will ensure the sustainability and
vitality of the existing housing stock, to reduce barriers that prevent low- and moderate -income
households from living near their work or transit, and to preserve housing that is affordably priced
for all households, including low-income households. Tukwila's growth and future must include
policies that create thriving, equitable neighborhoods where everyone has the opportunity to live
in a safe, healthy and affordable home in the city of opportunity and the community of choice.
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HOUSING
WHAT IS AFFORDABLE HOUSING?
Total housing expenditures in excess of 30% of
household income is considered"excessive" and
viewed as an indicator of a housing affordability
problem. This definition of affordability was
established under the United States National
Housing Act of 1937.
Average housing costs in Tukwila — $1,191 for
monthly rent or $992 for monthly housing
payments for a three -bedroom unit — are
affordable to households making at Ieast50-80%
AMI, about $33,120 annually or $16.56 per hour.
Many of the common occupations in Tukwila pay
less than $16.56 per hour; these include cashiers,
$13.55; childcare workers, $11.59; food service
workers, $12.25; and retail salesperson: $15.28.
Occupations that provide a wage needed to
afford market rate housing include bookkeeping
clerk, $20.53; medical assistant, $18.75;
machinist, $25.82; and painter, $19.86.
(Washington State Employment
Security Department,2013)
ISSUES
In developing the goals and policies for Tukwila's Housing
Element, these issues were identified.
HOUSING AFFORDABILITY
While Tukwila continues to have affordable units for those
at 50-80% of area median income (AMI), more and more
households are struggling to meet their housing costs.
Community poverty has tripled in Tukwila over the past
ten years as evidenced in Census figures and Tukwila
School District demographics (see the Housing Background
Report for more information). Almost half of City residents
are burdened by housing costs, paying more than 30% of
their income for housing. In particular, households who
make 30% or less of the AMI face the greatest struggle to
find affordable housing.
The majority of Tukwila's affordable housing is 'naturally
occurring,' meaning that factors such as location and
age of the home result in below regional average costs.
Because future housing development will likely include
redevelopment of existing affordable housing and the
development of new higher cost housing in the Urban
Center, efforts to address the lack of affordable housing for
residents earning less than 30% AMI will most likely require
subsidized housing through partnerships with non-profit
housing groups and other housing stakeholders. Relying
on market forces to provide affordable housing for very
low-income residents will not provide an adequate
quantity, as defined by King County affordable housing
targets, of quality affordable housing.
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HOUSING
HOUSING CONDITION
Most existing single-family homes inTukwila were constructed before 1970 and the majority of multi-
family homes were constructed between the 1960s-1980s. Aging housing stock typically requires
more money for maintenance, which can be difficult for residents who are already burdened by other
economic stressors such as paying more than 30% of their income for housing. Condition is also
linked to affordability. Naturally occurring affordable housing (housing with market prices that meet
affordability metrics without policies or accompanying subsidies) is often a result of deteriorating
and substandard housing conditions, smaller home size, and older housing stock.
HOME OWNERSHIP OPTIONS
Having a range of housing types to choose from encourages home ownership. This in turn supports
longer term residency and neighborhood stability. Based on 2010 US Census data, home ownership
is relatively low among Tukwila residents, and is decreasing. While less than half of the housing units
in Tukwila are apartments, almost 60% of housing units in the City are renter -occupied. The majority
of the City's housing stock consists of older two -bedroom single-family homes and apartments in
large multi -family developments. This range of housing options does not accommodate residents
in all stages of life, including young adults, multigenerational families, older adults hoping to "age in
place," and older adults looking to downsize.
COUNTYWIDE AFFORDABILITY TARGETS
King County's Countywide Planning Policies recognizethere is an unmet need
for housingthat isaffordableto households earning lessthan80%area median
income(AMI), withthegreatest needforhouseholdsearning50%orlessofthe
AMI. According to the Countrywide Planning Policies, the Countywide needfor
housing by percentage of AMI is:
50-80% AMI (moderate income) 16%oftotal housing supply
30-50%AMI (low income) 12%oftotal housingsupply
Less than 30% AMI (very low income) 12%oftotal housing supply
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HOUSING
HOUSING PROJECTIONS
The Puget Sound Regional Council — the
regional planning organization that develops
growth projections — estimates that Tukwila
will need 4,800 new homes by 2031, and a
total of 5,568 new homes by 2035. Historically,
there has been a large gap between the City's
growth target and number of housing units
constructed. Since the last Comprehensive
Plan update, the City adopted a new plan and
development regulationsfor itsSouthcenter
urban center, and new development regulations
in the City's redevelopment area on Tukwila
International Boulevard. Over the next five
years,approved projects inthesetwoareasare
expected to create over700 new housing units.
This developmentactivitysuggeststhe Citywill
makesubstantial progresstoward meetingthe
housing target of 2035.
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GOALS, POLICIESAND
STRATEGIES
The following goals and policies guide Tukwila's
approach to meeting the challenge of revitalizing
residential neighborhoods and encouraging new housing
development, while maintaining affordable housing and
meeting the needs of low-income and special -needs
households.
GOAL 3.1
The City of Tukwila provides the City's fair share
of regional housing.
POLICIES
3.1.1 Provide sufficient zoned housing potential to
accommodate future single- and multi -family
households to meet the regional growth target
of 4,800 new housing units by 2031.
3.1.2 Work with residents and property owners to
consider housing options that meet current and
future needs.
Implementation Strategies
n With Council feedback, develop and implement a
neighborhood outreach process to receive public input
from residents and property owners regarding housing
development in residential neighborhoods. Outreach
may include but is not limited to: Citywide and
neighborhood -specific mailings, online and in -person
surveys, fliers, open houses and other events.
n Following the neighborhood outreach process,
consider flexible zoning standards to promote housing
options that meet current and future needs. Establish
parameters for design characteristics such as height, lot
coverage, home design features and setbacks.
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HOUSING
GOAL 3.2
The City of Tukwila has safe, healthy and
affordable homes for all residents in Tukwila.
POLICIES
3.2.1 Provide zoning that allows a variety of housing throughout the City to allow fordiverse,
equitable neighborhoods.
3.2.2 Encourage a full range of housing opportunities for all population segments, including
very low-income households earning less than 30% AMI, through actions including, but
not limited to, revising the Tukwila's zoning map and development codes as appropriate,
which would enable a wide variety of housing types to be built.
3.2.3 Provide sufficient appropriate zoning for housing of all types, includinggovernment-
assisted housing, housing for low-income families, manufactured housing, multi-
family housing, and group homes and foster care facilities, subject to conditions that
appropriately integrate them into existing neighborhoods.
3.2.4 Work with the owners and managers of Tukwila's new and existing permanent or
long-term low-income housing to maximize desirability, long-term affordability, and
connection with the community.
3.2.5 Develop affordable housing preservation programs and strategies, including prevention
of the displacement of low-income households in areas of redevelopment.
3.2.6 Strive to make alternative and affordable housing options
available for residents currently living in
substandard housing, such as
pre -HUD code mobile homes.
3.2.7 Support the acquisition of housing
developments by private and
public affordable housing groups,
by acting as a facilitator between
affordable housing groups and
property owners to aid in the
preservation of affordable housing.
TUKWILA COMPREHENSIVE PLAN - 2015
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HOUSING
Implementation Strategies
n Following the neighborhood outreach process, consider allowing a detached accessory dwelling
unit in the Low -Density Residential zone on all lots that meet the minimum lot area, when various
appearance and performance criteria related to impacts on adjacent properties are satisfied.
n Promotemixed-usedevelopmentswithground-levelcommercialspaceandresidences,atand
above the street level in specified areas.
n Using lessons learned and input from the neighborhood outreach process, consider reinstating
the limited demonstration projects for clustered or cottage housing, and allow limited
demonstration projects for innovative housing types not currently supported in the Zoning Code.
n Using inputfrom the neighborhood outreach process, explore increasing density in areas
supported by transit to enhance transit -oriented development, and/or in proximity to high -
employment areas.
n Identify specific publically-owned land for affordable housing development.
n Explore acquiring propertytoland bank (acquiring land and holding itforfuturedevelopment)
for affordable housing.
n Developspecific statements regarding location,typeand characteristics of desired housing
affordable to a variety of incomes, for presenting to local for -profit and non-profit developers.
n Includesupportiveservices,suchasemploymenttrainingand/orothereconomicdevelopment
services, in affordable housing programs.
n Partnerwithnon-profitorganizationsandfor-profitdeveloperstoacquire,rehabilitate, construct,
preserve and maintain permanent affordable housing and support services.
TUKWILA COMPREHENSIVE PLAN - 2015
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HOUSING
n Explore and develop incentive zoning, a housing trust fund, density bonuses, parking
exemptions, deferred or reduced payment of impact fees, multi -family tax exemptions, and/or
other tools to develop or maintain affordable housing that meets the needs of the community,
specifically units sized and priced for low- and very -low-income residents.
n Participate atthe regional level, bysupporting a South King County Housing and Neighborhood
Planner position to workcollaboratively with the Planning, Code Enforcement, and Human
Services Divisions. This position would aid in
the achievement of identified housing needs.
Responsibilities could include pursuing and
overseeing grant opportunities, developing
relationships with for -profit and non-profit
stakeholders for City and regional affordable
housing development, increasing representation
in regional efforts to fund affordable housing,
supporting land use and rental housing programs
to improve the condition of affordable housing
for Tukwila's residents, and exploring establishing
a neighborhood council/liaison program.
GOAL 3.3
The City of Tukwila supports and collaborates with other jurisdictions
and organizations to assess housing needs, coordinate funding, and
preserve and create affordable housing opportunities.
POLICIES
3.3.1 Support the equitable distribution of regional funds, such as Community Development Block
Grants and other federal, State and County funding, to support needed affordable housing.
3.3.2 In a "State of Housing" report, periodically review regional low-income housing goals
to evaluate the City's compliance with regional standards and to ensure that the City's
affordable housing units are being preserved and maintained. Adjust policies as needed if
affordable housing goals are not being met.
3.3.3 Continue supporting very low-, low- and moderate -income housing as defined by King
County income levels, to address the Countywide need by supporting regional affordable
housing development and preservation efforts.
TUKWILA COMPREHENSIVE PLAN - 2015
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HOUSING
RENTAL HOUSING
INSPECTION PROGRAM
Implemented in 2011, the Residential Rental
Licensing and Inspection Program requires
all rental unit owners to obtain an annual
residential rental business license and complete
an inspection every four years. Rental units
must meet code standards, and violations must
be addressed within 30 days. The program
seeksto improve substandard and unsanitary
residential buildings that do not meet State
and local housing and technical codes.
The end of 2014 marked the completion of
the first four-year cycle of inspections, meaning
that inspections were completed for rentals
in each quadrant of the City. A total of 3,641
inspections were conducted during this period,
148 of which failed and were brought into
compliance to pass a subsequent inspection.
Sect
Olty of
Tukwila
R.nal Housing
Inse.dion
Leadlimm
zig
Section
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12-31-2012
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Implementation Strategies
n Partnerwith otherjurisdictions to support regional
funding for affordable housing that serves homeless
individualsandfamilies,andthoseearning lessthan
30% of the area median income.
n Engagewithnon-profitdevelopers and KingCountyto
pursuefederal and philanthropicfundsforaffordable
housing.
n Enhanceandencourageeffective partnerships between
land use planners and human service planners.
n Foster relationships with owners of privately -owned
multi -family housing to encourage their participation in
voucher programs.and partnerwith them to preserve
and enhance safe, healthy and affordable housing
options.
n Support and encourage legislation at the County, State,
and federal level that promotes affordable housing goals.
GOAL 3.4
The City of Tukwila has an improved and continually
improving housing stock in support of enhanced
neighborhood quality.
POLICIES
3.4.1 Continue to improve the condition of rental
housing through administration of the Residential
Rental Licensing and Inspection Program.
3.4.2 Continue to support the maintenance,
weatherization, rehabilitation, and long-term
preservation or replacement of existing housing
for low- and moderate -income residents.
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Implementation Strategies
n Enforce the International Property Maintenance Code.
n Advocate for rehabilitation and weatherization programs for rental units.
n Continue the Residential Rental Licensing and Inspection Program.
n Explore adoption and enforcement of the National Healthy Housing Standard.
n Explorepartnershipswith non-profitstofacilitatethe purchaseand upgradeofpoorlymaintained
rental housing.
n Supporttheeducation oftenantsaboutcost-efficientchoicestheycan maketo improvethe
health of their housing.
n Educate propertyownersaboutavailableresourcestheycanaccesstoimprovetheirrental
housing.
n Exploreestablishing a HousingTrustFund toprovideassistancetolow-income homeownersfor
connecting to sewer service.
GOAL 3.5
The City of Tukwila includes a full range of housing for persons
in all stages of life and for all members of our community.
POLICIES
3.5.1 Adapt housing design standards to address the needs of all populations.
3.5.2 Assist in providing residents of the community with the human services, economic
development and transportation needed to increase access to housing options.
3.5.3 Continue to develop relationships with populations that have been historically
underserved, and continue to support investment to better serve their needs.
MINOR HOME REPAIR PROGRAM
The City administers the Minor Home Repair Program, which provides and
promotesthe repair and maintenance of housingfor low -and moderate -
income homeowners. The program is funded through a Community
Development Block Grant (CDBG). The City receives approximately $25,000
in annual funding, and 20-25 homeowners use the program every year.
Whilethis program isa great resourceforresidents,Tukwila Human Services
estimatestheprogram onlymeetsabout10%ofexistingneedforhome repair
and maintenance. Additional funding and partnerships can helpto improve
the look and quality of housing throughout the City.
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Implementation Strategies
n Continue to support and expand the Community Connector/Community Liaison program.
n Pursuecollaborationsandmeaningfuldialoguewithorganizationsthatworkwithdiverseand
historically underserved populations.
n ContinuetocoordinateCityplanningand programming among departmentsas related to
housing options and access.
GOAL 3.6
Increase Tong -term residency in the City.
POLICIES
3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety.
3.6.2 Encourage long-term residency by providing a range of home
ownership options for persons in all stages of life.
3.6.3 Support neighborhood associations and groups that actively
work to improve neighborhood quality and strengthen sense of
community within the neighborhood.
3.6.4 Continue and expand partnerships with the school districts serving
Tukwila students, in support of programs that seek to improve
school performance and student success.
Implementation Strategies
n Encourageand help market private and publicassistanceandeducation programsforfirst-time
homebuyers.
n Continue applying design guidelines.
n Continue applying development regulations.
n Develop small neighborhood grants for cleanup and community -building events.
n Explorecreatingandsupportinganeighborhoodliaisonprogramtohelpdevelopneighborhood
associations.
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FAMILY SIZED HOUSING
Acitythatisgoodfor children is good for all.
Family -sized, family -friendly housing units
contain more than two bedrooms and include
features critical for families, such as areas
wherefamilymemberscangatherformeals
and otheractivities, sufficientstoragespace,
a spot for children to do homework, and easy
accessto outdoor play and recreations space.
Many types of low -density housing, such as
cottage or clustered housing and duplexes,
provide compatible, attractive and affordable
alternatives to traditional single-family homes.
Allowing a broader mix of housing in single-
family neighborhoods —with access to transit
and proximity to schools, parks, and other child -
oriented infrastructure — can enable and attract
a larger number of families with a wider range
of incomes to live in Tukwila.
Develop relationships with existing homeowner and
neighborhood associations.
Include shared public spaces in new public buildings in
neighborhoodsthatallowneighborhood gatherings.
Develop a program that allows street closures for block
parties.
Develop a neighborhood block party"kit"for
community use to encourage neighborhood
interaction.
Workwith school districts serving Tukwila students to
promotea positive imageand reputation ofTukwila's
schools and educational programs.
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RELATED INFORMATION
Washington State Housing Needs Assessment
VISION 2040
King County Countywide Planning Policies
Tukwila Strategic Plan
Community Conversations
Housing Background Report
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