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AGENDA
Planning & Development Committee Regular Meeting
4:30 PM - Monday, February 24, 2020
Council Conference Room, 7th Floor, City Hall – 1055 S. Grady Way
1. 2020 CED Work Program
2. Transit-oriented Development Subarea Plan
a) AB - 2558 Community & Economic Development Department submits the proposed
Transit Oriented Development (TOD) Subarea Plan for review and future action.
3. Affordable Housing
a) Affordable Housing Tools Matrix
b) Supplement to the Affordable Housing Tools Matrix
c) Presentation
4. Emerging Issues in CED
AB - 2558
City Council Regular Meeting - 27 Jan 2020
SUBJECT/TITLE: Transit Oriented Development (TOD) Subarea Plan
RECOMMENDED ACTION: Refer to Planning Commission and Planning & Development
Committee
DEPARTMENT: Community & Economic Development Department
STAFF CONTACT: Paul Hintz, Senior Planner
EXT.: 7436
FISCAL IMPACT SUMMARY:
N/A
SUMMARY OF ACTION:
Sound Transit’s I-405 Bus Rapid Transit (BRT) project will connect communities along I-405 and SR 518 with a
dedicated BRT stop at the future Renton Transit Center. Located at the corner of Rainier Avenue and South
Grady Way, the relocation of the transit center and new high frequency transit service are expected to have a
significant impact on the surrounding area. In anticipation of the transit center relocation and BRT service,
Community and Economic Development Staff recommends developing a subarea plan to fully capitalize on the
public investments being made and to incentivize transit oriented private development. Topic areas for plan
include multimodal accessibility, land use, urban design, and health and equity.
The goal of the anticipated 18-month planning process is to create a vision and strategies for a multimodal
neighborhood around the planned transit center that facilitates mixed-use development, maximizes
multimodal transportation options, improves pedestrian connectivity, integrates with neighboring areas, and
establishes a neighborhood that’s distinct from the downtown but aligned with the goals of the City Center
Community Plan. The plan will cite and justify development regulations, zoning and overlay changes, and
infrastructure investments necessary to transform the area into a pedestrian-oriented neighborhood, as well
as opportunities to leverage public investment to maximize the efficacy of corresponding private investments.
EXHIBITS:
STAFF RECOMMENDATION:
Refer to the Planning Commission and Planning & Development Committee for review. Following this review,
the Planning Commission will present recommendations to Council.
AGENDA ITEM #2. a)
Affordable Housing Tools Matrix
Strategy Current Who Provides Income Served
SKHHP Yes Outside Agency <80%
RHA Yes Outside Agency 30-80%
Homestead Community Land Trust Yes Non-Profit <80%
Low Income Housing Institute (LIHI)Yes Non-Profit <60%
REACH Yes Non-Profit <30%
Harambe Yes Non-Profit <30%
KCHA Yes Outside Agency 30-80%
Housing Development Consortium Yes Outside Agency <80%
Enterprise Community Partners Yes Non-Profit <80%
Vision House Yes Non-Profit <30%
Microsoft and Other Private-Sector Entities No Private Sector 80-120%
Challenge Seattle No Non-Profit 80-120%
Bonus Density Yes City <50%
Multifamily Tax Exemption (MFTE)Yes City <60%
Waived Fees Yes City <60%
Reduced Parking Yes City <80%
Incentive Zoning No City 50-100%
Permitting Priority No City <80%
Fund Capital Improvements No City <80%
Accessory Dwelling Units Yes City 50-100%
Manufactured Home Park Zone Yes City 50-80%
Planned Action EIS Yes City n/a
Evaluate Zoning in Advance of Transit Yes City 50-100%
Inclusionary Zoning No City 50-80%
Density and Housing Types Review No City 80-120%
Planned Unit Developments for Affordable Housing No City <80%
Transfer of Development Rights No County n/a
TOD Overlay No City 50-100%
Bonus Densities for Cottage Housing No City <80%
Rental Registration Program (RRP)Yes City n/a
Source of Income Discrimination (SOID)Yes City/State n/a
Just Cause Eviction No City/State n/a
Right of First Refusal No City n/a
Notice of Rent Increase No City n/a
Revolving Loan Fund for Low-Income Rental Improvements No City <50%
Tenant Relocation Assistance No State/City n/a
Housing Repair Assistance Program Yes City <80%
KCHA Weatherization Program Yes County 40-60%
King County Loan Program Yes County <80%
Rebuilding Seattle Together Yes Non-Profit <50%
Property Acquisition No City <80%
Housing Opportunity Fund Yes City <80%
SHB 1406 Yes City/SKHHP <60%
Surplus Property for affordable housing No City/State <80%
Affordable Housing Levy No City/County <80%
Linkage Fees (regulatory funding tool)No City <60%
There are currently no funds in the account and no funds have been added since its creation.
Current state statute allows local governments to offer surplus property first to those looking to develop affordable housing. City staff have identified surplus land of a City-owned property that might be suitable for a
housing project.
In addition to existing statutory authority, Renton will actively participate in an effort to amend 1406 to allow for qualifying local tax levy to be presented to voters on November ballot
A nexus study must first be commissioned to determine appropriate fee level before adoption of linkage fees.
20-year state sales tax credit allocations of at least .0073% and up to .0146% for construction and rehab of affordable housing units up to 60 percent AMI.
Category
Regulatory /
Statutory
30% increase for select zones; half of units allowed must be affordable for 50 years. Competes with a CUP to increase density in some zones.
Requires a minimum # of new units in Downtown or Sunset. 20% of units must be rented at <60% AMI for 12 years. 8-year period requires no affordability.
Requires a minimum # of new units. 100% units affordable for 30 years. Regional Fire Authority fees cannot be waived.
For low income attached units, a minimum of 1 for each 4 dwelling units is required, and a maximum of 1.75 per dwelling unit is allowed.
Shelter activated when weather is 32 degrees or lower with imminent snow, or weather that involves a safety risk lasting for 24 hours or more.
Day and night shelter for women, children, and families, as well as meal programs.
Develops, owns and operates housing for the benefit of low-income, homeless and formerly homeless people in Washington State.
Preserves and advances access to permanently affordable homeownership as a means to create thriving, equitable and inclusive communities.
A newly formed coalition of cities working together to address affordable housing and homelessness in south King County.
2019 amendments to reduce barriers adopted. Could go further by eliminating parking requirement, permit fees, and need for separate sewer stub.
Comments
Provides transitional housing with supportive services to help families experiencing homelessness move from crisis to stability and self-sufficiency.
NPO raising awareness of the lack of affordable housing for middle-income residents, and recommending public- and private-sector actions.
As part of Housing Element, evaluate zoning by density and type to increase workforce housing
Preservation
Funding
Partners
Incentives
Tenant Protections
Sunset Planned Action EIS simplifies and expedites environmental review in the Sunset targeted development area.
Currently no formal prioritization process for affordable housing projects.
A TOD overlay is being considered as part of the planning process for the new transit station.
PU
Cottage housing is currently allowed in PUDs by ordinance but bonus densities are needed to make project feasible for affordable housing.
The City's RMH zone preserves existing manufactured housing communities, where applied.
CED is developing a Transit Oriented Development (TOD) Subarea Plan in advance of the new bus station at Grady and Rainier
By funding capital improvements near planned affordable housing the City can greatly offset the cost to construct said housing.
This tool should be evaluated by a consultant study to see feasibility and calibration in Renton market.
Development using incentive zoning may provide amenities such as open space and Green Street improvements or may transfer development rights from other property to support the preservation of historic landmarks
and unreinforced masonry buildings
Autonomous, not-for-profit public corporation tasked with developing housing as well as administering HUD vouchers.
Microsoft has identified Renton as a focus area for philanthropic investments
A national housing nonprofit which delivers capital, develops programs, and advocates for policies to create and preserve well-designed homes and inclusive, connected communities.
Develops housing and administers HUD vouchers for King County, including Renton's Potential Annexation Area and excluding the cities of Seattle and Renton
A member-coalition working to collaboratively meet the housing needs of people with limited incomes through advocacy and policy work throughout King County
Consider allowing developers flexibility to depart from existing zoning requirements in exchange for provision of affordable housing through a PUD
Provides safe and healthy housing for low-income homeowners by completing home repairs free of charge to those served.
Fund housing preservation and land acquisition in partnership with the RHA or others.
RRP launched 1/1/2020. Anticipates 12 months of outreach to landlords and tenants to educate about program and rights and responsibilities under Landlord-Tenant Act.
Requires property owners to notify tenants, nonprofits, and/or the city before selling an affordable housing property for option to purchase.
Adopted by City on 11/16. Adopted by state on 6/2018.
Currently being considered statewide in HB1656. City level action would allow determination of what qualifies as a "just cause"
State legislation (RCW 59.18.440) requires landlords to pay relocation assistance in certain cased, but city could require compensation for displacement due to other circumstances such as housing demolition, substantial
rehabilitation, change of use or sunset rent restrictions.
Requires landlords give tenants XX days written notice of any increase in housing costs of 10% or more in a 12 month period.
Up to $25,000, no interest, with matching funds from the homeowner for a total of $50,000 towards home repair.
Can only be applied to owner-occupied housing.
Helps low-income homeowners and renters reduce their energy costs and improve the indoor air quality of their homes.
Potential program to assist landlords of low-income rentals to make repairs, given they limit rent increase for a designated period.
Income Class Extremely Low Income Very Low Income Low Income Moderate Income
Percentage of Area Median Income <30% AMI 31-50% AMI 51-80% AMI 81-125% AMI
Who [primarily] Provides Housing Non-Profits/Outside Agencies Housing Authorities (RHA)Local Government Market
Actual Income Limit for 1-person Household1 $23,250 $38,750 $61,800 $77,250
Industries Typically Paying within Limit2 No data available. Incomes
based on full-time
employment.
Food preparation/serving
related; Personal care and
service; Building and grounds
cleaning and maintenance;
Healthcare support.
Office administrative support;
Community and social service;
Installation, maintenance, and
repair; Education, training, and
library.
Arts, design, entertainment,
sports, and media; Construction
and extraction; Life, physical,
and social science.
1Department of Housing and Urban Development (HUD) FY 2019 Income Limits
Continuum of Affordable Housing Providers
2From May 2018 U.S. Bureau of Labor and Statistics for Seattle-Tacoma-Bellevue Metropolitan Statistical Area.AGENDA ITEM #3. a)
Supplement to the Affordable Housing Tools Matrix
From PSRC’s Housing Innovations Program
Bonus Density
Density bonuses are a zoning tool that that permits developers to build more housing units, taller
buildings, or more floor space than normally allowed, in exchange for provision of a defined public
benefit, such as a specified number or percentage of affordable units included in the development. An
affordable housing density bonus program can be designed to allow developers to contribute to a
housing fund in lieu of building the affordable units.
MFTE
A state law (RCW 84.14) helps cities attract residential development. Cities may exempt multifamily
housing from property taxes in urban centers with insufficient residential opportunities. The city defines a
residential target area or areas within an urban center; approved project sites are exempt from ad
valorem property taxation on the residential improvement value for a period of eight or 12 years. The 12-
year exemption requires a minimum level of affordable housing to be included in the development (at
least 20% of the units or 100% if the building is solely owner-occupied). The eight-year exemption leaves
the public benefit requirement—in both type and size—to the jurisdiction’s discretion. The eight-year
exemption carries no affordable housing requirement. Cities must pass an enabling ordinance to enact
the MFTE and to allow applications for the exemption.
Waived Fees
Costs associated with the development process, such as impact fees and building permit fees, can be
reduced or eliminated to encourage selected types of development. For example, jurisdictions may enact
measures to reduce or waive such fees for projects that include a percentage or number of affordable
housing units.
Reduced Parking
Reducing parking standards can help prevent excessive parking requirements that add to the cost of
housing. Jurisdictions can better match residential parking standards with parking demand by studying
neighborhood and resident characteristics, transit access and mobility. Once a balance is struck between
standards and parking needs, maximum parking standards may be enacted to eliminate development of
excessive parking.
Incentive Zoning
Incentive zoning is a broad regulatory framework for encouraging and stimulating development that
provides a desired public benefit as established in adopted planning goals. An incentive zoning system is
implemented on top of an existing base of development regulations and works by offering developers
regulatory allowances in exchange for public benefits. It can incorporate one or several incentives
including density bonuses, flexible development regulations, parking reductions, fee waivers or
reductions and permitting priority. Common public benefits achieved through incentive programs include
affordable housing, historic preservation, open space and recreation, and increased environmental
protection
AGENDA ITEM #3. b)
Inclusionary Zoning
Inclusionary zoning is a tool that stipulates that new residential development in certain zones include
some proportion or number of affordable housing units, or meet some type of alternative compliance. In
order to ensure that costs are offset, jurisdictions often increase the development rights (i.e., density) of
a proposed project. Adopting this combination—mandatory affordable housing and increased density—
into the local code a priori an actual development application distinguishes inclusionary zoning from
other types of incentive zoning zoning may be applied in ownership and rental developments, single-
family and multi-family zones, and can be tied to specific geographic areas. Jurisdictions should craft
inclusionary zoning policies that best reflect the needs of their residents, paying close attention to details
relating to program management and monitoring. In the state of Washington all units developed through
an inclusionary zoning program must remain affordable for at least 50 years (RCW 36.70A.540).
ADUs
An accessory dwelling unit (ADU) is a small, self-contained residential unit built on the same lot as an
existing single family home. ADUs may be built within a primary residence (e.g., basement unit) or
detached from the primary residence. They can be an effective way to add variety and affordable rental
housing stock to existing single family neighborhoods.
Mobile Home Protections
Mobile/manufactured homes offer a very affordable option for single-family ownership and rental
housing. Allowing placement of mobile or manufactured homes in single-family zones can increase
affordability and housing choice in single-family neighborhoods. Preserving manufactured home
communities at risk of redevelopment is an effective strategy for sustaining an important component of
the affordable housing stock, as well as preventing dislocation of existing residents.
TOD Overlay
Transit oriented development, or TOD, refers to residential and commercial centers designed to maximize
access by transit and non-motorized transportation. A TOD overlay is a floating zone that implements an
array of development regulations that support transit usage and create a vibrant neighborhood around a
transit station. Usually, the overlay zone extends a “walkable” distance around the station, depending on
the type of transit amenity and size of the center. TOD overlays implement some or all of the following
characteristics:
Mixed uses. Land uses are mixed and may include shops, job centers, restaurants, public services such
as schools and community centers, and a variety of housing choices including housing that is
affordable to households across the income spectrum.
Affordable housing. Mixed-income housing affordable to a range of income, household sizes, and
types.
Compact development. Development around station areas is compact, with medium to high densities.
Neighborhood center. Transit station areas are complemented by concentrations of business, civic and
cultural activities that support vibrant street life.
Parking management. Parking around transit station areas is limited and requirements are reduced.
Pedestrian and bicycle friendly design. Streets around transit station areas encourage walking and
bicycling.
AGENDA ITEM #3. b)
Linkage Fees
Commercial linkage fees are a form of impact fee assessed on new commercial developments or major
employers based on the need for workforce housing generated by new and expanding
businesses. Revenues generated by the fee are then used to help fund the development of affordable
housing opportunities within accessible commuting distance to the employment center.
Public Land for Affordable Housing
Local governments can facilitate the development of affordable housing by making public land available
for eligible projects. Parcels may be surplus or underutilized public properties, as well as vacant,
abandoned, and tax-delinquent private properties acquired through purchase or tax foreclosure. Land
banking programs can strategically acquire and preserve multiple properties for affordable housing
development.
Local Housing Fund
A local housing fund provides a dedicated source of funding for affordable housing projects. Jurisdictions
can use the funds in a variety of ways:
Direct loans or grants to owners or developers of affordable housing.
The underwriting of general obligation or councilmanic bonds sold to support low-income housing.
Direct low-income renter or first-time homebuyer subsidies.
Typically, a local housing fund is established through a legislative process that generates fund revenue
(e.g., a special purpose housing levy enacted through voter approval, general funds, or a portion of sales
tax from new development).
Planned Action EIS
An Environmental Impact Statement (EIS) is a report prepared by counties or cities in accordance with the
State Environmental Policy Act (SEPA, RCW 43.21c) and SEPA rules (WAC 197-11). An EIS provides
information about environmental conditions, potential impacts, and mitigation measures related to a
development proposal or legislation. The goal of a planned action EIS is to simplify and expedite
environmental review of future individual projects in a study area. Detailed and comprehensive
environmental analysis occurs upfront during the planning stage for a study area, thereby streamlining
the permit review process and reducing or eliminating the possibility of legal challenges to individual
projects within the study area. A planned action EIS can reduce the overall costs for project developers,
which may translate into lower final housing costs. It can also help to attract growth to a priority planning
area of a community.
Displacement & Displacement Resources
Displacement can refer to several different processes. First, residents may be displaced when a property
is slated for redevelopment, conversion, or when the affordability restrictions on a subsidized
unit/building expire. A second definition of displacement describes the impact of increasing housing
prices in a neighborhood prompted by neighborhood reinvestment, major infrastructure investments,
AGENDA ITEM #3. b)
and processes of gentrification. In this scenario, displacement may occur through legal rent increases,
illegal evictions, and foreclosure. State legislation (RCW 59.18.440) establishes standards for the former
definition regarding the amount of financial support jurisdictions and property owners are required to
provide to displaced residents. Resources to mitigate the latter definition of displacement include, but are
not limited to: preservation of affordability, community land banking, community land trust, right of first
refusal, relocation advisory services, reimbursement for moving expenses, and payments for the added
cost of renting or purchasing comparable replacement housing.
Planned Unit Development (PUD)
Planned unit development (PUD) ordinances allow developers flexibility to depart from existing zoning
requirements in exchange for fulfilling an established set of planning criteria. PUDs are also called
planned residential developments (PRDs) or urban planned developments (UPDs). The benefits of PUD
can include more efficient site design and lower infrastructure and maintenance costs. Ordinances can
also be written to require or incentivize public benefits such as affordable housing or open space in
exchange for regulatory flexibility and assumed cost savings. Tools like density bonuses and parking
reductions can help underwrite the cost of incorporating low- and moderate-income units into a project,
either through established incentive programs or implemented on a case-by-case basis through
development agreements.
Permitting Priority
Jurisdictions can offer priority permit review and approval to developers of affordable housing and other
projects that meet local housing goals.
Transfer of Development Rights
A transfer of development rights (TDR) program relocates development potential from properties in
designated “sending areas” to sites in designated “receiving areas.” A TDR transaction involves: (a) selling
the development rights from a sending site, thereby preserving the sending site from future
redevelopment; and (b) purchase of those development rights by the owner of a site in the receiving area
to be allowed to build at a higher density or height than ordinarily permitted by the base zoning.
Typically, TDR sending areas are located in rural and resource lands. However, a TDR program can be
structured to allow urban affordable housing preservation projects to qualify as a sending site (e.g.,
mobile home parks, high-rise low income apartments).
AGENDA ITEM #3. b)
Affordable Housing Update
Hannah Bahnmiller • Housing Programs Manager • February 24, 2020
AGENDA ITEM #3. c)
Overview
The Continuum of Affordable Housing
Implementation
Past Work
Next Steps
Upcoming Work
The Need
AGENDA ITEM #3. c)
Continuum of Affordable Housing | Income & Rent
Moderate IncomeLow IncomeVery Low IncomeExtremely Low Income
30% AMI & Below 30% to 50% AMI 50% to 80% AMI 80% to 125% AMI
2-Person Family
Income &
Affordable Rent
4-Person Family
Income &
Affordable Rent
Government support
needed in all markets
Government support
needed in many markets
Subsidy or incentives
needed in many markets
Permissive zoning or zoning
flexibility needed in some markets
$25,700
$643
$133,750
$3,344
$42,800
$1,070
$80,250
$2,006
$53,500
$1,338
$64,200
$1,605
$32,100
$803
$107,000
$2,675
King County Regional Affordable Housing Taskforce Report, HUD 2017
Household Income Limits AGENDA ITEM #3. c)
Continuum of Affordable Housing | Occupations
Moderate IncomeLow IncomeVery Low IncomeExtremely Low Income
30% AMI & Below 30% to 50% AMI 50% to 80% AMI 80% to 125% AMI
2-Person Family
Example
Occupations
4-Person Family
Example
Occupations
Government support
needed in all markets
Government support
needed in many markets
Subsidy or incentives
needed in many markets
Permissive zoning or zoning
flexibility needed in some markets
Cashier ($25,410)
Home health aid
($25,864)
Teacher ($37,447)
Restaurant cook
($30,281)
Welder ($48,548)
Retired couple ($42,200)
Taxi driver ($26,340) plus
Childcare worker earning
($26,038)
Janitor ($31,799)
Retail worker ($31,640)
Secretary ($49,569)
Auto mechanic ($31,640)
Biologist ($76,900)
Accountant ($69,940)
Office clerk ($37,566) plus
Security guard ($32,427)
Engineering tech ($60,379)
plus Public school teacher
($61,441)
Computer programmer
($86,092)
Civil Engineer ($92,194)
King County Affordable Housing Committee Presentation, 1/2020, HUD
2019: National Housing Conference Paycheck to Paycheck Report AGENDA ITEM #3. c)
The Need | Production in King County
104 98 101 119 123 107 101 90 71 69
134 140 154 150 137 153 140
122
121 133
60 70
75 72 91 93 122 148 161
179
0
50
100
150
200
250
300
350
400
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Loss of Affordable Rental Housing
(# of units in thousands)
0-50%50-80%>80%
King County Regional Affordable Housing Taskforce Report, McKinsey,
American Community Survey PUMS AGENDA ITEM #3. c)
The Need | Production in Renton
36,000
37,000
38,000
39,000
40,000
41,000
42,000
43,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Households vs Housing Unit Growth in Renton
Housing Units Households Washington Office of Financial Management,
2019 Population and Housing Estimates AGENDA ITEM #3. c)
The Need | Cost Burden in King County
Moderate IncomeLow IncomeVery Low IncomeExtremely Low Income
King County
Households
Cost-Burdened
King County
Households
% Cost-
Burdened
130,800
(15%)
101,100
77%69%
151,900
(17%)
67,000
44%
159,800
(18%)
35,700
22%
105,300
(12%)
72,200
King County Affordable Housing Availability Presentation, 10/2017,
Regional Affordable Housing Taskforce
30% AMI & Below 30% to 50% AMI 339,700 (38%) 50% to 80% AMI 80% to 125% AMI AGENDA ITEM #3. c)
The Need | Cost Burden for Renton Renters
$75k+$50k to $75k$35k to $50k*Less than $35k
Less than 20%
20 to 29%
More than 30%
3%
8%
89%68%
10%
41%
48%
57%
37%
6%
1%
30%
American Community Survey, 2018 5-year estimates, Tenure by Housing
Costs as a Percentage of Household Income in the Past 12 Months
*Note category shift from % AMI to dollars
~40%, 60%, 90% AMI for 2-person family, respectively AGENDA ITEM #3. c)
The Need | Cost Burden for Renton Owners
$75k+$50k to $75k$35k to $50k*Less than $35k
Less than 20%
20 to 29%
More than 30%
11%
9%
80%60%
30%
27%
43%
60%
29%
11%
26%
14%
American Community Survey, 2018 5-year estimates, Tenure by Housing
Costs as a Percentage of Household Income in the Past 12 Months
*Note category shift from % AMI to dollars
~40%, 60%, 90% AMI for 2-person family, respectively AGENDA ITEM #3. c)
The Need | Research and Response
King County will need to add 244,000 additional affordable homes by 2040 so that no household earning <80% AMI is cost
burdened.A population proportionate figure for Renton would be 11,475 units by 2040.
PSRC 2019 Housing Types
& Incentives Survey
King County will need to spend between $450 million and $1.1 billion each year for the next 10 years to end the homelessness
crisis.
Create and support an ongoing structure for
regional collaboration
Increase construction
and preservation of affordable homes for
households earning less
than 50% AMI
Prioritize affordability accessible within a half mile walkshed of existing
and planned frequent
transit service, prioritizing high-capacity transit stations
Preserve access to affordable homes for renter by supporting tenant
protections and increase
housing stability and reduce risk of homelessness
Protect communities of
color and low-income communities from
displacement in
gentrifying communities
Promote greater housing growth and diversity to achieve a variety of
housing types at a range of affordability and improve jobs/housing connections
Better engage local
communities and other
partners in addressing
the urgent need for and
benefits of affordable housingRAHTF 5 Year Goals2018 Regional Affordable Housing Taskforce
2020 McKinsey “Why Does a Prosperous King County Have a Homelessness Crisis?” Report
PSRC 2018 Housing
Background Paper
King County Affordable Housing
Committee
Up for Growth 2020 “Housing
Underproduction in Washington
State” Report
AGENDA ITEM #3. c)
Implementation | From State to Local
GMA
VISION 2050
CPPs
Comp Plan
Zoning
Regional
State
County
Local
Local
AGENDA ITEM #3. c)
Implementation | Local Toolbox
Comprehensive PlanZoning & Other CodesOngoing & PlannedImmediate
payoffs and
low hanging
wins Year 1 -2Filling in
gaps by
leveraging
available
resources Year 3 -5Addressing
needs for
long-term
affordability
AGENDA ITEM #3. c)
Implementation | Local Toolbox
Partners
Incentives
Regulatory &
Statutory
Tenant
Protections
Preservation
Funding
Comprehensive PlanZoning & Other CodesAGENDA ITEM #3. c)
Renton Housing
AuthorityKCHA
Low Income Housing
Institute (LIHI)REACH
Homestead Community Land TrustHarambe
South King County Housing &
Homelessness Partners (SKHHP)
Enterprise
Community
Partners
Housing Development Consortium Vision House
Microsoft and Private FundersChallenge
SeattleFor-Profit DevelopersRenton Housing Authority
King County
Housing
Authority
Low Income Housing Institute
(LIHI)
Implementation | Partners Housing Authorities
Regional Collaborations
Developers
Non Profits
AGENDA ITEM #3. c)
Affordable Bonus DensityReduced
Parking
Waived Fees
Permitting
Priority Incentive ZoningFund Capital
Improvements
Multi-Family
Property Tax
Exemption
(MFTE)
1,933 units have been or are
planned to be created by MFTE
Density bonuses have been
awarded to 1 project, with two
in the pipeline
Fees have been waived for 7
projects, producing 163
affordable units with an
additional 72 in the pipeline
Implementation | Incentives
AGENDA ITEM #3. c)
Manufactured Home Park Zone
Accessory
Dwelling Units
(ADUs)
Density Bonus for Cottage Housing
Density and
Housing Types
Review
Inclusionary Zoning
Transfer of
Development
Rights (TDR)
Transit
Oriented
Development:
Zoning
Evaluation &
Overlay Planned
Action EIS
60% of housing units in Renton
are single-family detached
19% are apartments in buildings
with ≥20 units
Implementation | Regulatory & Statutory
AGENDA ITEM #3. c)
Just Cause
Evictions Revolving Loan Fund for Low-Income Rental ImprovementsRight of First
Refusal
Proactive Code Compliance
Notice of
Rent
Increase
Displacement
Resources
Rental Registration Program
Source of
Income
Discrimination
(SOID)
Tenant Relocation Assistance
Implementation | Tenant Protections
2019 PSRC survey
showed Renton as 1 of
8 cities in the region
with rental protections
State-wide rental
protections are
currently being
considered on a
number of topics
AGENDA ITEM #3. c)
Implementation | Preservation
Renton Housing
AuthorityKCHA
Low Income Housing
Institute (LIHI)
King County Loan
Program
Property Acquisition
King County
Property Tax
Exemptions
Housing Repair Assistance Program
(HRAP)
KCHA
Weatherization
Program
Rebuilding Together Seattle
Revolving Loan Fund for Home OwnersHRAP served 324 clients
last year
Rebuilding Together
Seattle served 22 Renton
clients in 2019
KCHA weatherized 150
Renton units in 2019
AGENDA ITEM #3. c)
Renton Housing
AuthorityKCHA
Low Income Housing
Institute (LIHI)
Linkage FeesSurplus Property
Housing Opportunity FundSHB 1406
Potential Affordable Housing Levy
Implementation | Funding
Last year, Renton allocated a record
$1,057,000 in grants to support
affordable housing projects
Renton Housing Authority, Homestead
Community Land Trust, and others have a
pipeline of potential projects that could be
moved with more funding
AGENDA ITEM #3. c)
Past Work | Projects
AGENDA ITEM #3. c)
Past Work | Regulatory
AGENDA ITEM #3. c)
Upcoming Work
AGENDA ITEM #3. c)
Next Steps
Work Program Items
Cottage housing density
Linkage fees
ADUs
PUDs for affordable housing
Code alignment on affordable housing language
Bonus density third party language alignment
Clarification on waived fees obligations AGENDA ITEM #3. c)
Next Steps
Priorities & Interests of Council
What areas of work would you like us to further?
What areas are we currently not addressing that we should?
Staff recommends the Planning and Development
Committee identify items on the 5-year work plan and
affordable housing tools matrix, on which staff develop
information and recommendations for Council to consider.AGENDA ITEM #3. c)
Questions or Comments?
Hannah Bahnmiller • Housing Programs Manager • hbahnmiller@rentonwa.gov • x7262
AGENDA ITEM #3. c)