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HomeMy WebLinkAbout06/13/2023 - Agenda Packet (2) Equity, Housing & Human Services Department Memorandum DATE: June 13, 2023 TO: Nicole Hill, Equity Commission Chair Members of the Equity Commission CC: Maryjane Van Cleave, EHHS Administrator Angie Matias, Long Range Planning Manager FROM: Hannah Bahnmiller, Acting Community Development and Housing Manager SUBJECT: Follow Up to March Equity Commission Meeting At the March Equity Commission meeting, several questions were raised that were best answered by staff within the Department of Community and Economic Development (CED). Below are CED staff’s answers. Further questions can be directed to Angie Matias, Long Range Planning Manager at amatias@rentonwa.gov. Question: As we plan, how are we thinking about young adult and senior housing needs? Answer: One of the things that drives housing cost is housing size. Most builders want to build the biggest house allowed. Renton has done many things to try to create opportunity for smaller homes to be constructed. These smaller homes have a higher likelihood of being something a young person could afford. They are also something an older person may want as they age. We have our Permit Ready Accessory Dwelling Unit (PRADU) program where the City has worked with an architect and structural engineer to design accessory dwelling units that meet all the requirements of code. The largest one is 1,000 square feet. Also, the City will help property owners develop a site plan and then at no cost, the City will give the plan set for the dwelling unit to the property owner. Here is a link to more about the program: Permit Ready ADU Program - City of Renton (rentonwa.gov). The Council has also approved waiving most of the permitting fees associated with new construction of the ADU. These ADU’s are ideal for young adults who want to move out, but can not afford it yet or for older people who want something with less maintenance that a larger home. We also have adopted a cottage housing ordinance. The largest of these dwelling units can be is 1,500 square feet, but 50% must be less than 1,000 square feet. There is also an incentive for developers who want to build cottage housing because we allow 2.5x the density of the zone. So, if a project were in the R-8 zone on a 10,000 square foot lot. Traditional single family home construction could build 2 homes. A cottage project could build 5. Equity Commission Page 2 of 6 June 14, 2023 There have also been some recent amendments to our code to try to ensure that newly constructed single family homes will still have room on site to construct an ADU at some point in the future. As part of one of our grants regarding housing we are trying to do outreach specifically at Renton Technical College and the Don Persson Renton Senior Activity Center. Question: What is considered a “liveable” unit? What is our definition? Answer: I am not aware of a definition of liveable in our municipal code. We follow International Building Code for new construction. That governs things like life safety issues. We also have other code that indicates where a building sits on the lot, how tall it can be, etc. All of these types of requirements try to ensure livability for future residents and the people already living in the area. They also try to ensure that the environment can stay healthy with things like stormwater. The city has a Code Compliance team who work with property owners to ensure that buildings are maintained in a safe way. Also, there is the Rental Registration Program which is intended to ensure that rental properties are maintained in a safe manner that meets code. Question: What is the relationship between maximum height, density, and climate change? Answer: Building heights do increase as the density increases. I believe our tallest height allowance is 250 feet. We have made a number of changes to our code trying to encourage the use of solar power and bicycling as a mode of transportation. Also, the State is expected to adopt a new Electrical Code in July this year that will have impacts on new construction with requirements to make roofs solar ready and capacity for electric vehicle charging in both residential and commercial buildings. Question: What is the impact of reduced parking on neighbors and residents? Answer: Parking is a pretty tricky thing. It is hard to strike the right balance. For more dense multistory projects parking is very expensive. In requiring parking, it does make the overall project more costly and those costs do get passed on to future residents. So, affordability is effected. Often, even when the City has required the parking be provided the landlords charge tenants parking separately. So, rent may be $2,000, but then parking is an additional $200. Tenants often choose to not pay that extra $200 or they just can’t afford it. We have seen that happen in Downtown. We do allow affordable housing projects to provide less parking than market rate projects. In regards to housing in more residential areas, we require 2 offstreet parking spaces be provided for most dwellings (single family, townhomes, etc). This will change for areas that are within ½ mile walking distance from a major transit stop (in Renton this is the Rapid Ride F, future Rapid Ride I, and future Bus Rapid Transit). The State Legislature passed House Bill 1110 and in order to be compliant with the State the City will not be able to require parking for duplexes, triplexes, fourplexes, fiveplexes, sixplexes, townhomes, or cottage housing that are built within that ½ mile distance from those major transit stops. We must be in compliance with this by June 30, 2025. More on this bill is attached. The City was opposed to the legislation and the Mayor requested a partial veto. Question: How are we considering mental health in building and community design? Equity Commission Page 3 of 6 June 14, 2023 Answer: General health, welfare, and safety for sure. We also have design requirements that contribute to these types of things. For example, for pedestrian amenities the intent of the requirement is “To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions.” Regarding outdoor space any multifamily project that is 10 or more units is required to provide common open space for future tenants. There is a set amount per unit that gets aggregated up and provided as one or a few areas. Often the larger projects do outdoor common areas on their roof or in an interior courtyard. They can also do swimming pools, exercise areas, game rooms, or other similar facilities. So, like the Lofts at 2nd and Main have an upper story deck with a barbeque and seating. It is a really nice space. They also have exercise facilities and a common room with couches, bistro seating, and a huge screen where they host watch parties for the residents. When we visited, they were going to be hosting a Game of Thrones final season watch party. I know it is not outdoor space, but it is a common area that works to help with health and well being of residents. Question: What changes are happening at the State Legislature? Answer: Below is a summary of major housing and planning legislation that was signed by the governor. SB5452 – Pedestrian and Bike Impact Fees - Support – Submitted comments after hearing. – Governor signed The City of Renton supports this bill. As a city of over 100,000 population with a designated urban center, much of the anticipated traffic impacts that are a result of new development cannot be mitigated by transportation capacity projects. Reducing traffic impacts will require investments in bicycle and pedestrian infrastructure as constrain urban centers cannot add capacity to the existing vehicular transportation network. The ability to collect impact fees for bicycle and pedestrian infrastructure would provide a vital new funding source for Cities to invest in multi-modal transportation infrastructure. These investments would reduce traffic impacts in dense urban areas by providing quality alternative transportation options. FINAL BILL Includes: Add the ability for the City to adopt a new impact fee or expand projects funded with impact fees collected today to fund improvements to bicycle and pedestrian facilities designed for multimodal commuting. HB1337 – ADU – Oppose – Submitted comments after the hearing - Governor signed As drafted, the bill takes a heavy-handed approach to ADU development and diminishes jurisdictional authority. The proposed legislation would preclude cities from requiring off-street parking. The proposed legislation would preclude cities and counties from requiring owner occupancy. The proposed legislation requires cities and counties to allow at least two ADUs in all zoning districts that allow for single-family homes. The drafted provisions preclude cities from prohibiting ADU subdivision/condominiumization. The Bill does contain some provisions the City could support. FINAL BILL Includes: House Bill 1337 will require significant amendments to Renton Municipal Code and the city’s existing ADU ordinance, including but not limited to: elimination of owner Equity Commission Page 4 of 6 June 14, 2023 occupancy requirements, requires a minimum number of two ADUs on lots zoned for single-family (of all possible configurations), restricts the minimum ADU gross floor area to no less than 1,000 sq. ft., and requires cities to allow ADU condominumization. Parking remains somewhat flexible and is less restrictive than what Renton requires (e.g., HB 1337 allows larger lots to require additional parking spaces). HB 1181 – Improving the state's response to climate change by updating the state's planning framework. Governor signed Amends RCW 36.70A.020 (Growth Management Act), establishing climate change and resiliency as GMA goal and required comprehensive plan element designed to reduce greenhouse gas emissions. The legislation requires counties and cities planning under RCW 36.70A.020 to ensure that comprehensive plans, regulations, and other policies to adapt to and mitigate adverse impacts of climate change. The bill also directs counties and cities to advance environmental justice efforts. The amendment also adds shorelines of the state as a goal of the GMA, which will require the 27 goals and policies of the shoreline management act to be included as an element of the county’s or city’s comprehensive plan. The climate change and resiliency element of the comprehensive plan, and its related development regulations, must identify the actions that will: - Reduce greenhouse gas emissions generated by transportation and land use; - Result in reductions in per capital vehicle miles traveled; and - Prioritize reductions that benefit overburdened communities in order to maximize co - benefits of reduced air pollution and environmental justice. HB1042 – Use of Existing buildings for residential purposes - Governor’s signed City’s must adopt codes and regulations within 6 months of their Comprehensive Plan Update (so, June 30, 2025) that accomplish the following: • Must permit up to 50% more density then the underlying zone for new units within an existing building, provided this building is located within a zone that permits multifamily housing. • Life safety standards for building and fire are permitted to be applied • No new parking requirements for new units are permitted • No exterior design or architectural requirements may be required unless it is to preserve the character-defining streetscapes • No restrictions on location of new residential units, with the exception of ground floor commercial or retail that is along a major pedestrian corridor defined by city code. • May not deny a permit due to non-conforming status of existing building. • May not require transportation concurrency • Requires the State Building Code Council to amend building energy code by January 1, 2024 to only apply to new units within existing buildings. HB1110 – Middle Housing – Governor signed HB 1110 requires the City of Renton to: 1. Allow four units per residential lot. 2. Allow six units per residential lot located within ¼ mile walking distance of a “major transit stop,” which includes public transit operating principally on Equity Commission Page 5 of 6 June 14, 2023 exclusive rights-of-way, rail, or fixed guideways, and bus rapid transit stops (Sound Transit and KC Metro). 3. Allow six units per residential lot if two units are subsidized for 50 years, but the city can determine affordability and income eligibility requirements. • Note: a fee in-lieu is allowed 4. As an alternative to the “density” requirements above (#1—3), the city may adopt the same provisions for just 75% of land zoned “primarily” for single- family detached housing (i.e., if residential zoning is not limited to detached housing, then those zones can be deducted from the total residentially zoned land to which the 75% requirement would apply). a. The 25% of lots that would not be affected must include: • Areas at high risk of displacement for which HB 1110 timeline extensions are granted. If extensions are granted the city must create a plan for implementing anti-displacement policies by 2029. • Areas lacking sufficient infrastructure for which HB 1110 timeline extensions are granted; however, plans to address the insufficient infrastructure are required. • Lot encumbered by critical areas or their buffers. • Areas subject to increased flooding, wildfires, or geologic hazards over the next 100 years. b. Unless identified as an area with a high risk of displacement, the 25% of lots that would not be affected must not include: • Areas that would perpetuate racially disparate impacts or zoning with discriminatory effect. • Areas within ½ mile walking distance of a major transit stop. • Areas historically covered by a covenant or deed restriction excluding racial minorities from owning or living in the area (as known by the city during each Comprehensive Plan update – HB 1220 requires cities to perform research). 5. The city must allow at least six middle housing types in those areas required to meet the “density” requirements above: duplexes, triplexes, fourplexes, fiveplexes, sixplexes, townhouses, stacked flats, courtyard apartments, cottage housing, and ADUs. 6. The city cannot apply any regulations, permits, or review processes to middle housing types that are more restrictive than those regulations applied to detached housing. 7. Off-Street Parking: i. The city cannot apply off-street parking requirements for middle housing within ½ mile walking distance of a major transit stop. ii. The city cannot require more than one off-street parking spot per middle housing unit on any lots smaller than 6,000 sq. ft. (prior to subdivision). iii. The city cannot require more than two off-street parking spots per middle housing unit on any lots greater than 6,000 sq. ft. (prior to subdivision). iv. Cities may submit to the DOC an empirical study by a credentialed transportation or land use planning expert that clearly demonstrates, and the DOC certifies, that the parking standards above would result in a significantly less safe environment for vehicle occupants, pedestrians, or bicyclists as compared to applying the city’s existing parking requirements for an equal number of detached houses. Equity Commission Page 6 of 6 June 14, 2023 8. Lots smaller than 1,000 sq. ft. may be excluded from the unit per lot requirements described above. 9. The requirements above do not apply to: i. Lots encumbered by critical areas or their buffers. ii. A watershed or reservoir for potable water if it is or was listed as impaired or threatened pursuant to the Clean Water Act. iii. Lots that have been designated with Urban Separators by countywide planning policies. 10. The city is not precluded from permitting the construction of detached housing. 11. The city is not required to issue a building permit if other federal, state or local requirements are not met. 12. The city must comply within six months after our next periodic update of our Comprehensive Plan (current update to be completed no later than 12/31/2024). Additional Information on HB 1110: 1. The DOC will publish model ordinances no later than six months after the effective date of the bill. 2. If the city does not adopt zoning in compliance with the bill then the model ordinances will supersede our zoning until such time that the city adopts zoning in compliance with the bill. 3. Any alternatives to the strict application of the bill must be approved by the DOC. 4. The city may propose alternatives not identified by the bill if the DOC certifies that: i. The overall increase in housing will be equal to at least 75% of the housing that would be expected in single-family zones if the specific provisions of the bill were adopted. ii. Middle housing is allowed throughout the city instead of only targeted areas. iii. Additional density is allowed near major transit tops or for projects that incorporate affordable housing. 5. The city’s actions to comply with the bill are exempt from SEPA appeals. 6. The DOC’s decisions to approve alternatives are appealable to the GMHB. 7. The DOC may issue guidance for cities to determine equivalent densities (i.e., units per acre) to the requirements described above. 8. Homeowners’ Associations with existing CC&Rs that preclude the construction of additional dwelling units or attached dwelling units are exempt from the zoning requirements a city must adopt.