HomeMy WebLinkAboutMulti-Family Housing Property Tax Exemption (6/23/2008) r r,r
Amends ORD 5400
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5427
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING CHAPTER 1, ADMINISTRATION AND ENFORCEMENT,
OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO.
4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY
OF RENTON, WASHINGTON," BY MODIFYING THE APPLICATION
DEADLINE FOR MULTI-FAMILY HOUSING TAX EXEMPTIONS.
WHEREAS, on December 22, 2003, the Renton City Council adopted Ordinance No.
5061 (codified in RMC 4-1-220) to establish a limited property tax exemption to encourage
multi-family housing development in designated residential targeted areas; and
WHEREAS, the provisions of Section 4-1-220, Property Tax Exemption for Multi-
Family Housing in Residential Targeted Areas, have been useful in helping to encourage
increased residential opportunities and stimulate new construction of multi-family housing in
residential targeted areas; and
WHEREAS, the Renton City Council desires to amend RMC 4-1-220 to modify the
application deadline to provide greater flexibility;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DOES ORDAIN AS FOLLOWS:
SECTION I. Subsection 4-1-220E, Application Procedure, of Chapter 1,
Administration and Enforcement, of Title IV (Development Regulations) of Ordinance No. 4260
entitled "Code of General Ordinances of the City of Renton, Washington," is hereby amended to
read as follows:
E. APPLICATION PROCEDURE:
1. Form: The owner of property applying for exemption under this
Section shall submit an application to the Administrator on a form
1
tose ORDINANCE NO. 5427
established by the Administrator. The owner shall verify the correctness of
the information contained in the application by his/her signature and
affirmation made under penalty of perjury under the laws of the State of
Washington. The application shall contain such information as the
Administrator may deem necessary or useful, which at a minimum shall
include:
a. A completed City application form, including information
setting forth the grounds for tax exemption and whether the owner
elects to rent or sell at least twenty percent (20%) of the multi-
family housing units as affordable housing to low- and moderate-
income households to qualify for the twelve (12) year exemption
defined in subsection (C)(1)(b)(ii) of this Section;
b. A brief written description of the project, and schematic
site and floor plans of the multi-family dwelling units and the
structure(s) in which they are proposed to be located;
c. Floor and site plans of the proposed project, which plans
may be revised by the owner provided such revisions are made and
presented to the Administrator prior to the City's final action on
the exemption application;
d. A statement from the owner acknowledging the potential
tax liability when the property ceases to be eligible for exemption
under this Section.
2
ORDINANCE NO. 5427
2. Fee: At the time of initial application under this Section, the owner
shall pay to the City an initial application fee of one thousand dollars
($1,000.00).
3. Deadline: The application shall be submitted prior to the issuance
of the building permit for the project, unless otherwise approved by the
Council. The Administrator shall approve or deny an exemption
application within ninety (90) days of receipt of a complete application.
SECTION II. This ordinance shall be effective upon its passage, approval, and
thirty (30) days after its publication.
PASSED BY THE CITY COUNCIL this 17th day of November , 2008.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 17th day of November , 2008.
' 4./lite;0 Lay_
Dents Law, Mayor
Appro d as to form:
ituu.A44.k..qe?'k?6—P-"Ag%._-
Lawrence J. Warren, City Attorney
Date of Publication: 11/22/2008 (summary)
ORD.1512:10/3 0/08:s cr
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July 14,2008 Renton City Council Minutes _, Page 236
Fire: 2006 International Fire An ordinance was read amending Chapter 5, Building&Fire Prevention
Code Adoption Standards,and Chapter 11, Definitions, of Title IV(Development Regulations),
of City Code, to adopt the 2006 International Fire Code, and to amend the
definitions of medical institutions and vehicle fueling stations. MOVED BY
TAYLOR, SECONDED BY BRIERE,COUNCIL REFER THE ORDINANCE
FOR SECOND AND FINAL READING ON 7/21/2008. CARRIED.
The following ordinance was presented for second and final reading and
adoption:
Ordinance #5400 An ordinance was read amending Chapter 1, Administration and Enforcement,
CED: Multi-Family Housing of Title IV (Development Regulations), of City Code, by modifying the
Property Tax Exemption designated residential targeted areas, implementing the provisions of House Bill
Modifications 1910, incorporating affordable housing, and modifying project eligibility and
fees. MOVED BY PARKER, SECONDED BY ZWICKER, COUNCIL
ADOPT THE ORDINANCE AS READ. ROLL CALL. ALL AYES.
CARRIED.
Ordinance #5401 n ordinance was read amending Chapter 2, Zoning Districts - Uses and
Planning: Development Standards, of Title IV (Development Regulations), of City Code, to add
Regulations (Title IV) Docket egulations regarding the required location for parking for properties that abut
Review ,q. an alley in the Residential 8 (R-8) single family residential zoning designation.
MOVED BY PARKER, SECONDED BY ZWICKER, COUNCIL ADOPT
THE ORDINANCE AS READ. ROLL CALL. ALL AYES. CARRIED.
EXECUTIVE SESSION MOVED BY PALMER, SECONDED BY PERSSON, COUNCIL RECESS
AND ADJOURNMENT INTO EXECUTIVE SESSION FOR APPROXIMATELY 30 MINUTES TO
DISCUSS LITIGATION WITH NO OFFICIAL ACTION TO BE TAKEN
AND THAT THE COUNCIL MEETING BE ADJOURNED WHEN THE
EXECUTIVE SESSION IS ADJOURNED. CARRIED. Time: 8:59 p.m.
Executive session was conducted. There was no action taken. The executive
session and the Council meeting adjourned at 9:25 p.m.
Bonnie I. Walton, CMC, City Clerk
Recorder: Jason Seth
July 14, 2008
236
July 7,2008 Renton City Council Minutes „ Page 224
c. Incorporating affordable housing; and
d. Modifying project eligibility and fees
The Committee further recommended that the ordinance regarding this matter
be presented for first reading. MOVED BY PARKER, SECONDED BY
ZWICKER, COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED. (See later this page for ordinance.)
Council: Planning& Planning&Development Committee Parker presented a Planning&
Development Committee Development Committee clean-up report recommending the following referrals
Agenda Item Clean-up Report be closed:
1. Item#2308, "Multiple-Story Building Within the Height Limitation." This
issue will be handled as part of the 2006 Title IV Docket housekeeping
(#2397).
?. Item#2393, "Public Right of Way,Political Sign Placement." The
Committee met to discuss this issue on 6/21/2007, 8/9/2007, and 9/6/2007.
The City Attorney prepared a preliminary draft,but at this time the
Committee recommends no further action be taken.
✓LOVED BY PARKER, SECONDED BY ZWICKER, COUNCIL CONCUR
N THE COMMITTEE REPORT. CARRIED.
RESOLUTIONS AND The following resolutions were presented for reading and adoption:
ORDINANCES
Resolution#3954 A resolution was read authorizing the Mayor and City Clerk to execute the
Transportation: I-405 (at Memorandum of Understanding between the State of Washington Department
Talbot Rd S) Cooperative of Transportation and the City of Renton,regarding the cooperative operation
Traffic Signal Operation, of traffic signals at the I-405 ramp located on Talbot Rd. S. MOVED BY
WSDOT PERSSON, SECONDED BY CORMAN, COUNCIL ADOPT THE
RESOLUTION AS READ. CARRIED.
Resolution#3955 A resolution was read authorizing the Mayor and City Clerk to enter into a
Fire: 2008 Basic Life Support contract with King County regarding funding for Basic Life Support services
Services,King County for the Renton Fire and Emergency Services Department. MOVED BY
TAYLOR, SECONDED BY PERSSON, COUNCIL ADOPT THE
RESOLUTION AS READ. CARRIED.
The following ordinances were presented for first reading and referred to the
Council meeting of 7/14/2008 for second and final reading:
CED: Multi-Family Housing ' An ordinance was read amending Chapter 1, Administration and Enforcement,
Property Tax Exemption of Title IV (Development Regulations) of City Code,by modifying the
Modifications designated residential targeted areas, implementing the provisions of House Bill
j) 1J. 1910, incorporating affordable housing, and modifying project eligibility and
fees. MOVED BY PARKER, SECONDED BY ZWICKER, COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
7/14/2008. CARRIED.
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June 23,2008 Renton City Council Minutes *..e' Page 210
Concluding, Deputy Chief Flora stated that the goals of the plan are to educate
and explain the fireworks ban to citizens. He affirmed that voluntary
compliance is very important and encouraged citizens to attend the City-
sponsored event at Gene Coulon Memorial Beach Park.
Councilmember Taylor commended the Fire Department for reaching out to
citizens and noted that citizens should call 911 if they hear fireworks in their
neighborhood.
Councilmember Corman stated that the ordinance approving the fireworks ban
was passed in 2005 and was challenged by an initiative to overturn the ban. He
clarified that Renton voters had affirmed the ban.
PUBLIC HEARING This being the date set and proper notices having been posted and published in
Planning: Multi-Family accordance with local and State laws; Mayor Law opened the public hearing to
Housing Property Tax consider proposed modifications to the existing multi-family housing property
Exemption Modifications tax exemptions.
Alex Pietsch, Economic Development Administrator, stated that Renton's
property tax exemption incentive has been utilized by numerous multi-family
projects. He stated that staff has been working on modifications this year to
take advantage of an additional incentive for affordable housing put in place by
the state legislature.
Senior Economic Development Specialist Mark Santos-Johnson stated that the
tax exemption incentives were adopted in 2003 in three designated areas: South
Lake Washington,the Highlands, and Downtown. He noted that these areas
lacked sufficient available, desirable and convenient residential housing. Mr.
Santos-Johnson stated that to be eligible, a project has to be located in one of
the three designated targeted areas,be a new multi-family housing project with
four or more units per building,and has to have a minimum of ten or thirty
attached dwelling units, depending on the zoning.
Mr. Santos-Johnson explained that the tax exemption applies only to the
building, not the land or appurtenances, and it applies to all local, county and
" state taxes, including taxing districts like hospitals. He stated that seven
projects had been approved providing 1,602 affordable housing units. Mr.
Santos-Johnson summarized the proposed modifications to the multi-family
housing property tax exemption into four categories: modifications to the
designated"residential targeted areas;"modifications to implement the
provisions of House Bill 1910; modifications to incorporate affordable housing;
and modifications to project eligibility requirements and fees.
Continuing, Mr. Santos-Johnson stated that proposed modifications to the
designated "residential targeted areas"includes removing"South Lake
Washington"as a residential targeted area, and modifying the"Highlands"
residential targeted area to change the"R-10"zone to the"R-14"zone and
revise the residential targeted areas map to reflect the expanded Center Village
(CV) Comprehensive Plan designation area for the Highlands.
He reported that proposed modifications to implement the Engrossed Second
Substitute House Bill 1910 adopted by the Washington State Legislature in
2007 and to incorporate affordable housing includes:
1. Changing the 10-year exemption for projects submitted on or after July 22,
2007,to an 8-year exemption, or a 12-year exemption if the project
provides at least 20% of the housing units as affordable rental or for-sale
housing as follows:
June 23,2008 N..+ Renton City Council Minutes Page 211
a. For rental projects, at least 20%of the units in the project must be
affordable to low income households at 80%or less of median
income.
b. For ownership projects, at least 20% of the units in the project must
be affordable to moderate income households at 120% or less of
median income.
2. Add definitions for"Affordable Housing", "Household", "Low income
Household", "Median Income Household", and"Moderate Income
Household", and designate the residential targeted areas as "targeted for
low-income housing serving households at or below 80%of median
income."
3. Modify the application, final certificate, and annual certification material in
order to administer the affordable housing element of the Exemption and
comply with the additional reporting requirements included in House Bill
1910.
Concluding, Mr. Santos-Johnson reported that modifications to project
eligibility and fees include increasing the minimum number of housing units for
eligible projects in the Residential Multi-Family Urban Center(RM-U) zone
from 10 to 30 units, omitting the Special Design Regulations now integrated
into the Development Regulations for all eligible zones, increasing the project
application, final certificate, and contract amendment fees, and adding a
definition of"mixed-use" for Exemption projects to further refine eligibility.
Public Comment was invited.
David Halinen (Fircrest) stated that he is the attorney for AnMarCo, owner of
the old Stoneway site located along the SE Maple Valley Hwy(SR 169). He
expressed support for the modifications and submitted a letter via the City Clerk
requesting that the Stoneway site and adjacent properties be added to the
"residential targeted areas" list.
Council discussion ensued regarding the opportunities available to develop the
site, adding the site as a future work program, consideration of the currently
proposed modifications, the impact of implementing measures to comply with
House Bill 1910, and moving the currently proposed modifications forward.
Garrett Huffman (Bellevue), President, Master Builders Association, stated that
his membership generally supports the modifications and would like to see the
South Lake Washington area remain a"residential targeted area." He also noted
that any fee increases would be passed on to customers.
Councilmember Parker remarked that the tax exemption is a strong incentive
that would help the City meet density issues needed to comply with the Growth
Management Act. He also opined that the incentives would stimulate economic
development and that the fees were fair and just.
Dorothy Lengyel (Bellevue), representing Downtown Action to Save Housing
(DASH), voiced support for the proposed modifications. She noted that
providing housing close to transit hubs is critical during rough economic times.
Greg James (Sammamish) expressed support for the proposed addition of the
Stoneway site and adjacent properties to the"residential targeted areas" list.
June 23,2008 Renton City Council Minutes .,.. Page 212
LRobert O'Wiley (Burien) stated that he supports the proposed modifications and
expressed pleasure with the ease of dealing with City officials and staff while
working on local projects.
Councilmember Corman remarked that the exemption is targeted for areas
already zoned for multi-family, and it is an incentive to get developers to build
multi-family housing projects in specific areas. He commented that the
exemption is not being used in areas that are already developed.
There being no further public comment, it was MOVED BY PARKER,
SECONDED BY ZWICKER, COUNCIL CLOSE THE PUBLIC HEARING.
CARRIED.
MOVED BY PARKER, SECONDED BY ZWICKER, COUNCIL REFER MR.
HALINEN'S LETTER TO THE PLANNING& DEVELOPMENT
COMMITTEE. CARRIED. (See page 216 for further discussion regarding this
matter.)
AUDIENCE COMMENT Arland"Buzz"Johnson(Renton)requested that Council recommend to Sound
Citizen Comment: Johnson - Transit that they increase the frequency of the 101 buses from 30 minutes to 20
Sound Transit& Bus Service minutes during off peak times. Mr. Johnson also inquired about bus lanes on
side streets.
Chief Administrative Officer Covington responded that bus lanes had traffic
signal priority and that the City would welcome more bus traffic in Renton.
Citizen Comment: Davis- Dina Davis(Renton), Renton Hill representative to the Airport Advisory
Excessive Helicopter Noise Committee,reported excessive levels of helicopter noise late at night and at
early morning hours emanating from the Renton Airport due to graduation ride
events. She requested that the City adopt an Airport"quite time"and consider
the amount of complaints a tenant receives when negotiating lease renewals.
Mayor Law agreed that the noise was excessive and stated that he will be
meeting with the owners to emphasize the importance of being good neighbors.
He also responded that the FAA allows the flights and the City has little
recourse.
CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the
listing. At the request of Councilmember Zwicker, item 7.i. was removed for
separate consideration.
Council Meeting Minutes of Approval of Council meeting minutes of 6/16/2008. Council concur.
6/16/2008
Finance: Bad Debt Write Off Finance and Information Services Department requested approval to write off
bad debt in the total amount of$41,462.21. Refer to Finance Committee.
Finance: Business License Finance and Information Services Department recommended approval of
Fees & Revocation Revisions proposed changes to the collection of business license fees and revocation of
licenses. Refer to Finance Committee.
Transportation: Duvall Ave Transportation Systems Division recommended approval of a construction
NE Reconstruction Utility agreement with Qwest resulting in the reimbursement of$100,428 for
Conversion, Qwest underground utility conversion as part of the Duvall Ave. NE Widening/Coal
Creek Parkway SE Reconstruction project. Refer to Transportation(Aviation)
Committee.
, June 23,2008 `,r,,, Renton City Council Minutes _ Page 216
ORDINANCE #5393 An ordinance was read changing the zoning classification of certain property
Rezone: Hudson Annexation (formerly the Hudson Annexation area) within the City of Renton from
Property, R-10 to CN Residential Ten Dwelling Units per acre(R-10) to Commercial Neighborhood
(CN). MOVED BY PERSSON, SECONDED BY ZWICKER, COUNCIL
ADOPT THE ORDINANCE AS READ. ROLL CALL. ALL AYES.
CARRIED.
ORDINANCE#5394 An ordinance was read changing the zoning classification of certain property
Rezone: Hudson Annexation (formerly the Hudson Annexation area) within the City of Renton from
Property, R-10 to R-14 Residential Ten Dwelling Units per acre (R-10) to Residential Fourteen
Dwelling Units per acre (R-14). MOVED BY PERSSON, SECONDED BY
ZWICKER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL
CALL. ALL AYES. CARRIED.
ORDINANCE #5395 An ordinance was read changing the zoning classification of certain property
Rezone: Hudson Annexation (formerly the Hudson Annexation area) within the City of Renton from
Property, R-8 to R-14 Residential Eight Dwelling Units per acre(R-8) to Residential Fourteen
Dwelling Units per acre(R-14). MOVED BY PERSSON, SECONDED BY
ZWICKER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL
CALL. ALL AYES. CARRIED.
ORDINANCE #5396 An ordinance was read changing the zoning classification of certain property
Rezone: Hudson Annexation (formerly the Hudson Annexation area)within the City of Renton from
Property, R-8 to R-10 Residential Eight Dwelling Units per acre(R-8) to Residential Ten Dwelling
Units per acre(R-10). MOVED BY PERSSON, SECONDED BY ZWICKER,
COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL. ALL
AYES. CARRIED.
ORDINANCE #5397 An ordinance was read changing the zoning classification of certain property
Rezone: Hudson Annexation (formerly the Hudson Annexation area)within the City of Renton from
Property, R-8 to CN Residential Eight Dwelling Units per acre(R-8) to Commercial Neighborhood
(CN). MOVED BY PERSSON, SECONDED BY ZWICKER, COUNCIL
ADOPT THE ORDINANCE AS READ. ROLL CALL. ALL AYES.
CARRIED.
AUDIENCE COMMENT iane Paholke (Renton) asked if the old Stoneway site and adjacent area had
Citizen Comment: Paholke - een added as a"designated targeted area"to the multi-family housing property
Multi-Family Housing tax exemption list and requested that adequate studies be done prior to
Property Tax Exemption redeveloping the area.
Modifications Council discussion ensued regarding the old Stoneway site, the need to analyze
the situation, the potential impacts to traffic and schools any new development
would have, the idea of redeveloping areas closer in to the City, the topics
considered during the public hearing, and the incentives the tax exemption
could provide.
Annexation: Benson Hill Mayor Law thanked staff for a job well done at the Benson Hill Communities
Communities Annexation area picnic held at Cascade Elementary School on Saturday,June
21.
ADJOURNMENT MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL ADJOURN.
CARRIED. Time: 8:26 p.m.
Bonnie I. Walton, CMC, City Clerk
Recorder: Jason Seth
June 23, 2008
w Noir
Department of Community & Exemption Background Information
Economic Development ■ City Council established Exemption incentive
in 2003 to encourage multi-family housing
Modifications to the Multi-Familydevelopment in three designated residential
targeted areas:
Housing Property Tax Exemption —
RMC 4-1-220 ("Exemption") ❑Highlands
o Downtown
June 23,2008 ❑South Lake Washington
1 2
Exemption Background Information Exemption Background Information
■ Eligible projects must: • Exemption applies to qualified new multi-
family housing construction for limited time
o Be located in a designated residential targeted period
area
• Exemption does not include the land,existing
improvements or non-housing-related
❑Be new multi-family housing projects with four or improvements
more units per building
• Exemption applies to all levels of the ad
❑Have a minimum of 10 or 30 attached dwelling valorem property tax, including the City,
units depending upon zoning county,state&all local taxing districts
3 4
Exemption Approved Projects Proposed Exemption Modifications
(Major Categories)
Housing Type of
Project Name Units Targeted Area Housing
Menill Gardens at Renton ■ Modify the residential targeted areas
Centre 154 Downtown Rental
Parkside at 95 Burnett 106 Downtown Rental • Implement provisions of state House Bill 1910
The Bristol II at Southport 195 South Lake WA Rental
Chateau de Ville 50 Downtown For Sale
The Reserve 440 South Lake WA Rental • Incorporate affordable housing
The Sanctuary 440 South Lake WA Rental
Harrington Square 217 Highlands Rental • Modify project eligibility and fees
Total 1,602
5 6
Modify the Residential 4 '
Targeted Areas I "
• Remove South Lake Washington targeted area ' rrr
❑ Exemption used by 3 projects with 1,075 units i
❑ Area no longer lacks sufficient available,desirable& 03
convenient housing x i 77 I
• Modify the Highlands targeted area to change • ` 4
R-10 to R-14 zoning&reflect the expanded :
Center Village Comp Plan designation area \ ""* P )
❑ Conforms to zoning&Comp Plan changes approved
by Council in 2007 r. 72. s
7
Implement House Bill 1910 & Implement House Bill 1910 &
Incorporate Affordable Housing Incorporate Affordable Housing
• Original Exemption applied to eligible projects for • Proposed affordability housing requirements
ten years to qualify for 12-year exemption:
• In 2007,the WA State Legislature passed House
Bill 1910-changed the exemption for future ❑ Rental projects-at least 20%of units affordable
projects to 8 years or(if at least 20%of the units to households at 80%or less of median income
are affordable)12 years
• State House Bill 1910 also includes new annual ❑ Ownership projects-at least 20%of units
reporting requirements for Exemption project affordable to households at 120%or less of
owners&local jurisdictions median income
9 10
Implement House Bill 1910 & Modify Project Eligibility& Fees
Incorporate Affordable Housing
• Increase the minimum number of units for
• Establish the designated residential targeted areas projects in the Residential Multi-Family Urban
as targeted areas for low-income housing serving Center(RM-U)zone from 10 to 30 units
households at or below 80%of median income
• Add new definitions for Exemption projects for ❑ Conforms with changes in Waived Fees(RMC 4-1-
"Affordable Housin Household,""Low income 210)incentive adopted by Council in 2007 for for-sale
g' housing in downtown Renton
Household,""Median Income"&"Moderate Income
Household" • Remove the Special Design Regulations
• Modify application,final certificate&annual ❑ Unnecessary since now integrated into the
certificate reporting requirements to secure Development Regulations for all eligible zones
information about project affordability
11 12
Implement House Bill 1910 & Modify Project Eligibility & Fees
Incorporate Affordable Housing Current Proposed
Fee Description Fee Fee
• Add a new"Mixed-Use"definition for
Exemption projects to further refine eligibility Initial Application $500 $1,000
❑ Existing mixed-use definition in RMC too general Amendment of Contract $250 $500
❑ Definition would apply to Exemption projects in Extension of Conditional
the CD zone,within the CV Comp Plan Certificate $250 $250(same)
designation and in the CV zone,and in the RM-U
zone
Final Certificate Application $250 $1,000
13 14
Next Steps Questions? Comments?
• Public Hearing tonight
• No Council action needed at this timer t t
itat
■ Matter to be reported out by the Planning& ( \
Development Committee for action by Council
at the 7/7 meeting
15 16
Pedite: /4/6a4erte.
HALINEN LAW OFFICES, P.S.
A Professional Service Corporation
David L. Halinen,P.E. 1019 Regents Blvd., Suite 202 Tacoma: (253)627-6680
davidhalinen@halinenlaw.com Fircrest, Washington 98466-6037 Seattle: (206)443-4684
Fax: (253)272-9876
June 23, 2008
HAND-DELIVERED OR I" I A L
Renton City Council
1055 S. Grady Way, Seventh Floor
Renton, Washington 98055
RE: The City Staff's Proposed Modifications to the Multi-Family Housing Property Tax
Exemption("Exemption")
Supplemental Public Hearing Testimony and Written Materials on Behalf of My
Client AnMarCo
Dear Council Members:
On behalf of my client AnMarCo, I am writing to provide supplemental public hearing
testimony and written materials concerning the City Staffs proposed modifications to the Multi-
Family Housing Property Tax Exemption("Exemption").
In general, AnMarCo supports the Staff-proposed modifications as far as they go but
requests that the City Council make further modifications to include the privately-owned COR-
zoned properties along the Maple Valley Highway' within the designated residential targeted
areas for the Exemption. (See Exhibit A, the attached 11" by 17" color copy of the City's
proposed Targeted Areas Map, on which I have had those COR-zoned properties outlined with a
black dotted line and shaded in yellow. See also Exhibit B, the attached 11" by 17" color aerial
photo exhibit on which the privately-owned COR-zoned properties along the Maple Valley
Highway have been outlined in red.)
The privately-owned COR-zoned properties along the Maple Valley Highway need the
encouragement that the Exemption would provide for redevelopment. Those properties have
been zoned COR for 14 years and, to date, not one of them has yet been redeveloped.
According to King County Assessor's records, the privately-owned COR-zoned
properties along the Maple Valley Highway appear to have five different owners. My client
AnMarCo owns the former Stoneway Concrete site, which lies at the northwest end of this
grouping of COR properties. Ramac, Inc. owns three parcels to the southeast of the former
Stoneway site: one parcel being the site of an existing two-story office building, another being
the site of a hall that in the past has been used for bingo and the third being the site of the low-
' The Cedar River Park, which is located at the west end of this area of COR-zoned properties is also zoned COR.
Because the park is in public ownership and has extensive improvements and use, AnMarCo does not suggest that
the park be included within the area targeted for the Exemption.
,
Renton City Council
June 23, 2008
Page 2
rise Riviera Apartments. (A very large parking lot that has no landscaping exists on the parcel
that has the hall that has in the past been used for bingo.) Seung Sik and Eunsil Park own two
small parcels in front of the east portion of the Riviera Apartments, one with a small retail store
and one with parking. To the east of them is a row of three modest size parcels owned by Phyllis
Larue, each with an older existing single family residence. Puget Sound Energy owns a tiny
vacant parcel at the extreme east end of the COR properties. (See also Exhibit C, the attached
11" by 17" color parcel map on which the existing uses of these various parcels have been
noted.)
The City would benefit from having all of these already-developed privately owned COR
properties redeveloped. These properties are located at one of the City's primary gateways,
Maple Valley Highway. They were all developed long ago and redevelopment would bring this
area into the twenty-first century. COR for the last 14 years has been insufficient to induce
redevelopment. Adding these privately-owned COR-zoned properties along the Maple Valley
Highway within the designated residential targeted areas for the Exemption would provide
increased impetus for redevelopment. AnMarCo requests that you add these properties to the
targeted areas for the Exemption.
Sincerely,
HALINEN LAW 0 ICES, P.S.
C �
David L. Hall en
Enclosures (Exhibits A, B and C)
cc: AnMarCo
Attn: Donald J. Merlin
Denis Law, Mayor(with copies of enclosures)
Mark Santos-Johnson, City of Renton Department of Community and Economic
Development (with copies of enclosures)
Y:\cf\2558\004\City Council LT1 (6-23-08).doc
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A MARCO)
I I /r I ,t /_ =I C'{ JrrC I � *,� ��„
_ I }ma'EXHIBIT A Proposed Changes to the Residential Targeted Areas
for Multi-Family Housing Property Tax Exemption
Y Department of Community Legend
<c O r"r Maple Valley Highway COR
'4 & Economic Development JCityLimits •••U e (Commercial/Office/Residential)areaIti=• Alex Pietsch,Administrator Renton Parcels --AnMarCo's proposed addition March 31, 2008
N f0 Adriana Johnson,Planning Technician -Downtown N
14)
OHighlands 0 500 1,000 2,000
Produced by City of Renton(c)2008,the C ty of rea Feet
Renton all rights reserved. No warranties of any sort, 1:20,��0
including but not limited to accuracy,fitness or RHsi.gLhalaknedvvsaesxhpianngdtoendda
eleted area
merchantability,accompany this product. File Name:H:IEDNSP\GIS_projectsleconomic development\ • COR area shaded
multi_family_tax_exemption\mxdslproposed_changes_residential_MF_tax_exemption.mxd ' 6/2 3/0 8 by DLH
MAPLE VALLEY HIGHWAY COR -ZONED
PROPERTIES IN PRIVATE OWNERSHIP
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6/23/08
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\i f, - -G vLt t 1 y fn t151 vl f708V 10)( Agenda Item No.: Ile
( f/ dN1 TON CITY COUNCIL MEETING
PUBLIC HEARING/MEETING
SPEAKER SIGN-UP SHEET
(Page 1)
CITIZENS MUST PROVIDE NAME AND ADDRESS IN ORDER TO BE
CONTACTED OR TO BE A PARTY OF RECORD WHEN APPROPRIATE
DATE: te 7z3
/ o PLEASE PRINT 5 Minute Time Limit
1 �. 5
.
Name: / (I( CC ( I 0 QVj Name:
Address: 10 I cr -5 f vO()#2oZ Address:
City.-c.feJ Zip Code 9846 C City Zip Code
Topic: ; j_4(2(_,fr.)a_c_41, Topic:
2 /� 6
r r
Name. 0 e_. /v(,c, Name:
Address: 335 //Cotft, ALA.._ Address:
CitAcli LeU0-e_.. Zip Code 9e,C3 :34,l City Zip Code
Topic: M -E Topic:
3, 7
Name: nQ NI/is Name:
Address: 1733 < S Address:
City Zip Code 9d-057 City Zip Code
ic: pp t f 6.e Topic:
4 Name 1)o A,- Le 8
-- Name:
Address: t k o;% 10 � 1 '- J — � Address: --
Cit Zip Code City Zip Code
Topic: Topic:
(CONTINUED ON REVERSE SIDE)
rntinued from Reverse Side - Page
RENTON CITY COUNCIL MEETING
PUBLIC HEARING/MEETING
SPEAKER SIGN-UP SHEET
CITIZENS MUST PROVIDE NAME AND ADDRESS IN ORDER TO BE
CONTACTED OR TO BE A PARTY OF RECORD WHEN APPROPRIATE
PLEASE PRINT 5 Minute Time Limit
9 13
Name: Name:
Address: Address:
City Zip Code City Zip Code
Topic: Topic:
10 14
Name: Name:
Address: Address:
City Zip Code City Zip Code
Topic: Topic:
11 15
Name: Name:
Address: Address:
City Zip Code City Zip Code
Topic: Topic:
12 16
Name: Name:
Address: Address:
City Zip Code City Zip Code
Topic: Topic:
SPEAKER CARD Hand to City Clerk prior to addressing Council
In order to be contacted by City officials or staff, or to become a party of record to a certain issue,
complete this card, providing your name, address, phone number, and/or email address.
Name: Do r��-f'�y., L- c..t Phone#
Address: ( 0 I ( ( E-mail o I cP '- s.N(.)►'\
City ) � State Zip Code % 0 0 VS-0
Topic: VIt • •
To address the Renton City Council, please war tlo h fro , hand the sp eaker card to the City Clerk,
stand at the podium microphones facing Council, and state your name and city of residence for the
record, SPELLING YOUR LAST NAME. Each speaker is allowed five minutes.
tiY O ADMINISTRATIVE, JUDICIAL, AND
LEGAL SERVICES DEPARTMENT
-NT0 MEMORANDUM
DATE: June 27, 2008
TO: Mark Santos-Johnson, Senior Economic Development Specialist
FROM: *Jason Seth, Records Management Coordinator
SUBJECT: Legal Publication, The Seattle Times
The attached billing for the public hearing on the proposed modifications to the multi-
family property tax exemptions,published in the Seattle Times, is being forwarded to you
for payment.
If you have any questions, please call me at ext. 6521. Thank you.
Attachment
h:\city clerk\deputy city clerk files\deputy clerk\winword\doc\djcbill.doc
vale aeaute emirs Ir Q E ' ; Qd alSa
06/15/08-06/21/08 RENTON CITY OF CLERK'S OFC
REPRESENTING THE$CattkCf08f 3iltelll9EllCer 147*21 ali :IEEntAlairraf2POTPsi
2
1120 John Street,Seattle,WA 98109•P.O.Box 70,Seattle,WA 98111 729.00 .00 PAYMENT IN FULL IS DUE IMMEDIATELY
ADVERTISING 21 Th „ti� . l4151ift n22
INVOICE AND STATEMENT 729.00 .00 .00 .01
olio]. 06/22/08 RENTON CITY OF CLERK'S OFC
6 Y 1055 S GRADY WAY The Seattle Times
039288303 RENTON WA 98055 PO BOX 84688
7 ,� �,; � _ SEATTLE WA 98124-5988
Advertising Balance, Payment & 729.00
BILLING INQUIRY: (206)464-3336 PLEASE NOTE ADDRESS CHANGES ABOVE
TO PLACE an AD,Corrections&Cancellations:
WA State: (206)624-SELL or 1 (800)542-0888
Outside ofWAState. 1 (800)62e-82e5 000000000+00392883030+000072900+2+1+
PLEASE DETACH AND RETURN UPPER PORTION WITH YOUR REMITTANCE
1� n §� 11 aE� € �x &� 3 �a3 • m• '1• • 20 A
� d »• � ,
CURRENT PERIOD ACTIVITY -
06/11- J767872302 C8A CITY OF RENTONNOTICE OF 1 X 45L X 2 729.00
06/18 I444627001 386 AD# 03925419
1 AFFIDAVITS 729.00
TOTAL NET AMOUNT DUE 729.00
SUMMARY OF ACCOUNT ACTIVITY
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CHARGES 729.00 CURRENT 729.00
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TOTAL NET DUE 729.00 TOTAL DUE 729.00
THANK YOU FOR YOUR PROMPT PAYMENT.
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2 ' §0tAL'_...._ 2 t5 IT S tt l�> ems, Y � �' x
D062100591 06/15/08-06/21/08 0392883 . RENTON CITY OF CLERK'S OFC
•• !tt ' Sca1tteZIItuws
REPRESENTING THE cattk4IOet ntell jcnce '
N...- PO Box 70, Seattle, WA 98111
•
RENTON CITY OF CLERK'S OFC
CITY OF RENTON
1055 S GRADY WAY .11.JN 2 5 2008
RENTON,WA 98055
RECEIVED
CITY CLERK'S OFFICE
Re: Advertiser Account#39288303
Ad#: 767872300
Affidavit of Publication
3925419/1
STATE OF WASHINGTON
Counties of King and Snohomish
The undersigned, on oath states that he/she is an authorized representative of The Seattle Times Company, publisher of
The Seattle Times and representing the Seattle Post-Intelligencer, separate newspapers of general circulation published
daily in King and Snohomish Counties, State of Washington. The Seattle Times and the Seattle Post-Intelligencer have
been approved as legal newspapers by orders of the Superior Court of King and Snohomish Counties.
The notice, in the exact form annexed, was published in the regular and entire issue of said paper or papers and
distributed to its subscribers during all of the said period.
The Seattle Times 06/11/08, 06/18/08
Agent Debbie Collantes Signature AIC-tG
sir k= 4
� lv�NS�� ascribed and sworn to before me on tii-�- 3 , mud'
• y' (DATA)
.` Q o NOT A,R Y 9y:2 m G,Utvt,t,c_
4\�NOT:A ' SIGNATURE) Notary Public itYMnd for the State of Washington, residing at Seattle
PUB `be O
.F Zvi i� "�"��
Z!Jt' Seaitte !ttm"s
REPRESENTING THE CaI1le Po t 2lnIeuvencer
Re Advertiser Account#39288303 Ad# 767872300
Ad TEXT:CITY OF RENTON
NOTICE OF PUBLIC
HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that
the Renton City
Council has fixed the 23rd day
of June,2008,at
7:00 p.m.as the date and time
for a public
hearing to be held in the
seventh floor Council
Chambers of Renton City Hall,
1055 S.Grady Way,
Renton,98057,to consider the
following:
Proposed modifications to the
Multi-Family
Housing Property Tax
Exemption as follows:
modify the residential targeted
areas,implement
provisions of House Bill 1910,
incorporate
affordable housing,and modify
project
eligibility and fees.
The eligibility criteria and
requirements for
Multi-Family Housing Property
Tax Exemption
New projects are codified in Section
4-1-220 of the
Renton Municipal Code.
All interested parties are invited
to attend the
public hearing and present
written or oral
comments regarding the
proposal.Written
comments submitted to the City
Clerk by 5:00
p.m.on the day of the hearing
will be entered
into the public hearing record.
Renton City Hall
is in compliance with the
American Disabilities
Act,and interpretive services
for the hearing
impaired will be provided upon
prior notice.
Call(425)430-6510 for
additional information.
NOW
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June 11, 2008
CERTIFICATE OF MAILING
STATE OF WASHINGTON )
) §
COUNTY OF KING )
MICHELE NEUMANN, Deputy City Clerk for the City of Renton, being first duly sworn on
oath, deposes and says that she is a citizen of the United States and a resident of the State of
Washington, over the age of 21 and not a party to nor interested in this matter.
That on the 11th day of June, 2008, at the hour of 5:00 p.m your affiant duly mailed and placed
in the United States Post Office at Renton, King County, Washington,by first class mail to all
parties of record, Notice of Public Hearing regarding proposed modification to the Multi-Family
Housing Property Tax Exemption.
(7\
Michele Neumann, Deputy City Clerk
SUBSCRIBED AND SWORN TO BEFORE me this 11th day of June, 2008.
\,_,, j1/4.,
Cynth R. Moya
Notary P ublic in and for the State of
Washington, residing in Renton
My Commission expires: 8/27/2010
•
CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 23rd day of
June, 2008, at 7:00 p.m. as the date and time for a public hearing to be held in the seventh
floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, 98057, to
consider the following:
Proposed modifications to the Multi-Family Housing Property Tax
Exemption as follows: modify the residential targeted areas,
implement provisions of House Bill 1910, incorporate affordable
housing, and modify project eligibility and fees.
The eligibility criteria and requirements for Multi-Family Housing
Property Tax Exemption projects are codified in Section 4-1-220 of
the Renton Municipal Code.
All interested parties are invited to attend the public hearing and present written or oral
comments regarding the proposal. Written comments submitted to the City Clerk by 5:00
p.m. on the day of the hearing will be entered into the public hearing record. Renton City
Hall is in compliance with the American Disabilities Act, and interpretive services for the
hearing impaired will be provided upon prior notice. Call (425) 430-6510 for additional
information.
/Wide Ttarril-a4vrt
Michele Neumann
Deputy City Clerk
Published: Renton Reporter
June 14 and 18, 2008
Account No. 50640
Published: Seattle Times
June 11 and 16, 2008
Account No. 39288303
6/11/2008 - Notice sent to 49 parties of Record per attached labels.
C. Moya
cc: Mark Santos-4ohnson
Steven Friedman Douglas Spear June Wright
Friedman Development Merrill Gardens,LLC Merrill Gardens, LLC
P.O.Box 1018 1938 Fairview Avenue E Suite 300 1938 Fairview Avenue E Suite 300
Mercer Island WA 98040-1018 Seattle WA 98102 Seattle WA 98102
Judith Nielsen David Nielsen Richard Senseney
Colpitts Development Company LLC Colpitts Development Company LLC Colpitts Development Company LLC
2256 38th Place East 2256 38th Place East 2256 38th Place East
Seattle WA 98112 Seattle WA 98112 Seattle WA 98112
Michael Christ Lisa Collins Miriam Uhlig
SECO Development, Inc. SECO Development, Inc. First Pacific Marketing,Ltd.
1083 Lake Washington Blvd N Suite 50 1083 Lake Washington Blvd N Suite 50 807 S Third Street
Renton WA 98056 Renton WA 98056 Renton WA 98057
John Sugden
First Pacific Marketing, Ltd. Melissa J.Lu Thach Nguyen
807 S Third Street 801 S Third Street 801 S Third Street
Renton WA 98057 Renton WA 98057 Renton WA 98057
Mark Faulkner Dan Milich David Nielsen
Fairfield Residential LLC Fairfield Residential LLC Colpitts Development Company LLC
19401 40th Avenue W Suite 280 5510 Morehouse Drive Suite 200 2256 38th Place East
Lynnwood WA 98036 San Diego CA 92121 Seattle WA 98112
Richard Senseney lolanthe Chan McCarthy Camie Ng
Colpitts Development Company LLC N&C Investments, LLC N&C Investments,LLC
2256 38th Place East 7432 SE 27th Street 7432 SE 27th Street
Seattle WA 98112 Mercer Island WA 98040 Mercer Island WA 98040
Evan Chan Kevin Carl Dan Branham
N&C Investments, LLC Urban Innovations Group John L. Scott Real Estate
7432 SE 27th Street 911 Western Avenue Suite 524 4735 NE 4th Street
Mercer Island WA 98040 Seattle WA 98104 Renton WA 98059
Chris Cirillo
Olie Wiley Chris Bennett
Capital Homes LLC
835 S 143rd Place 16603-107th Place NE do 16603-107th Place NE
Burien WA 98168 Woodinville WA 98072 Woodinville WA 98072
Trish Johanson
Chris Bennett McCarthy GMAC Real Estate David Martin
Keystone Properties , ('
N/A 6161 NE 175th Street Suite 200 N/A
' ' \ Kenmore WA 98028
Dave Main Barbara Main Kyla Hagedorn
Main Street Builders Main Street Builders Wiindermere Real Estate
40305 302nd Avenue SE 40305 302nd Avenue SE 14405 SE 36th Street Suite 100
Enumclaw WA 98022 Enumclaw WA 98022 Bellevue WA 98006
Matthew Huddleston Josh Klakring James Tjoa
RE/MAX James Tjoa&Associates James Tjoa&Associates
13500 Lake City Way NE Suite#100 2312 Eastlake Ave E 2312 Eastlake Ave E
Seattle WA 98125 Seattle WA 98102 Seattle WA 98102
Bryan Wrigley Tyson Feaster
Murray Kahn Wasatch Acquisitions&Capital Inc. Wasatch Acquisitions&Capital Inc.
South 2nd Street LLC t 399 N Main #200 833 108th Avenue NE #200
Q.k t,r ,.3L, L Logan UT 84321 Bellevue WA 98004
Christine Sandvik Tom Fields Steve Thomas
Wasatch Development Associates Fields Realty TSA Architects PLLC
10621 NE 8th Street #201 P.O.Box 641 10800 NE 8th Street, Suite 300
Bellevue WA 98004 Renton WA 98057 Bellevue WA 98004
Kent Smutny Shaunta Hyde Jeff Adelson
TSA Architects PLLC The Boeing Company Boeing Realty Corporation
10800 NE 8th Street, Suite 300 P.O.Box 3707 MS 14-49 P.O.Box 3707 MC 7H-AH
Bellevue WA 98004 Seattle WA 98124-2207 Seattle WA 98124
Ed Hogan Connie Wilde Bill Taylor
CB Richard Ellis CB Richard Ellis Greater Renton Chamber of Commerce
16400 South Center Parkway #100 1420 Fifth Avenue #1700 300 Rainier Avenue N
Tukwila WA 98188 Seattle WA 98101-2384 Renton WA 98055
Garrett Huffman Jane Lanford Tom Tasa
Master Builders Association Grubb&Ellis Company Renton Housing Authority
335 116th Avenue SE 10900 NE 4th Street Suite 908 2900 NE 10th Street
Bellevue WA 98004 Bellevue WA 98004 Renton WA 98056-0316
Mark Gropper Len Brannen Joel Ing
Renton Housing Authority Shelter Resources,Inc. Shelter Resources,Inc.
2900 NE 10th Street 1200 112th Avenue NE #C163 1200 112th Avenue NE #C163
Renton WA 98056-0316 Bellevue WA 98004 Bellevue WA 98004
Dorothy Lengyel
DASH
11018 NE 11th Street
Bellevue WA 98004
Page 1 of 2
Michele Neumann - Fwd: Multi-Family Exemption Public Hearing
:_ r .,. -#• . .. _,_5: k.: n...: K , ,. .,.» N .s ue
From: Mark Santos-Johnson
To: Neumann, Michele
Date: 6/10/2008 4:53 PM
Subject: Fwd: Multi-Family Exemption Public Hearing
CC: Dale Estey, Suzanne; Walton, Bonnie
Attachments: MFHPTE interested parties list 6-10-2008.xls; MFHPTE Proposed Modifications -
Public Notice Summary 6-10-08.pdf
Hi Michele,
Thanks for submitting the public hearing notices earlier today for publication.
Attached please find an "interested parties" mailing list for your use. Please note that the file includes
two lists, (1) a mailing list with addresses and(2)the e-mail distribution list. The mailing list includes
all of the parties on the e-mail distribution list, except for the three highlighted parties for which we do
not have a mailing address.
In addition, attached please find a PDF copy of the Multi-Family Housing Property Tax Exemption -
Proposed Modifications Public Notice Handout (i.e., a one-page summary of the changes plus the
related map) which you can send or provide to any interested parties. We will be sending an electronic
copy of this material to all of the parties on the e-mail distribution list tomorrow. If anyone has
additional questions or wants further information, please refer them to me.
Michele, please let me know if you have any questions. Thanks for your help.
Mark
ext 6584
>>> Mark Santos-Johnson 06/09/2008 4:27 PM >>>
Hi Michele,
Thanks for sharing your draft public hearing notice attached with me. Please include the area code
(425) in the phone number on the last line and modify the publication reference at the bottom of the
page to conform with the information described below. Otherwise, the notice looks good.
Per our discussion a few moments ago, thank you for publishing the public hearing notice (after
Council's adoption tonight of the related resolution) in the Renton Reporter on 6/14 and 6/18 and in the
Seattle Times on 6/11 (or 6/12) and 6/16. This is the public hearing notifications that Bonnie and I
discussed last week to comply with the requirements of RCW 84.14.040 attached (emphasis added).
Per our conversation, I will provide you tomorrow with: (1) a summary of the proposed changes to
provide to people who call the City Clerk's office for more information in response to the public
hearing notice; and (2) our "interested parties" address list as we discussed. I will also provide you
later with a list of the e-mail distribution list that we plan to use tomorrow or Wednesday to notify
"interested parties" regarding the changes to the modifications since we initially distributed related
material to the group last month. Finally, I will provide you with a public hearing handout by 6/18.
Michele, thanks much for your help. If you have any questions,please let me know.
file://C:ADocuments and Settings\MNeumann\Local Settings\Temp\XPgrpwise\484EB18C... 6/10/2008
CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 23rd day of
June, 2008, at 7:00 p.m. as the date and time for a public hearing to be held in the seventh
floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, 98057, to
consider the following:
Proposed modifications to the Multi-Family Housing Property Tax
Exemption as follows: modify the residential targeted areas,
implement provisions of House Bill 1910, incorporate affordable
housing, and modify project eligibility and fees.
The eligibility criteria and requirements for Multi-Family Housing
Property Tax Exemption projects are codified in Section 4-1-220 of
the Renton Municipal Code.
All interested parties are invited to attend the public hearing and present written or oral
comments regarding the proposal. Written comments submitted to the City Clerk by 5:00
p.m. on the day of the hearing will be entered into the public hearing record. Renton City
Hall is in compliance with the American Disabilities Act, and interpretive services for the
hearing impaired will be provided upon prior notice. Call (425) 430-6510 for additional
information.
n14f/f'n'd/It/Yl
Michele Neumann
Deputy City Clerk
Published: Renton Reporter
June 14 and 18, 2008
Account No. 50640
Published: Seattle Times
June 11 and 16, 2008
Account No. 39288303
Page 1 of 2
Michele Neumann - Fwd: Multi-Family Exemption Public Hearing
From: Mark Santos-Johnson
To: Neumann, Michele
Date: 6/10/2008 4:53 PM
Subject: Fwd: Multi-Family Exemption Public Hearing
CC: Dale Estey, Suzanne; Walton, Bonnie
Attachments: MFHPTE interested parties list 6-10-2008.xls; MFHPTE Proposed Modifications -
Public Notice Summary 6-10-08.pdf
Hi Michele,
Thanks for submitting the public hearing notices earlier today for publication.
Attached please find an "interested parties" mailing list for your use. Please note that the file includes
two lists, (1) a mailing list with addresses and (2) the e-mail distribution list. The mailing list includes
all of the parties on the e-mail distribution list, except for the three highlighted parties for which we do
not have a mailing address.
In addition, attached please find a PDF copy of the Multi-Family Housing Property Tax Exemption -
Proposed Modifications Public Notice Handout(i.e., a one-page summary of the changes plus the
related map) which you can send or provide to any interested parties. We will be sending an electronic
copy of this material to all of the parties on the e-mail distribution list tomorrow. If anyone has
additional questions or wants further information, please refer them to me.
Michele, please let me know if you have any questions. Thanks for your help.
Mark
ext 6584
>>> Mark Santos-Johnson 06/09/2008 4:27 PM >>>
Hi Michele,
Thanks for sharing your draft public hearing notice attached with me. Please include the area code
(425) in the phone number on the last line and modify the publication reference at the bottom of the
page to conform with the information described below. Otherwise, the notice looks good.
Per our discussion a few moments ago, thank you for publishing the public hearing notice (after
Council's adoption tonight of the related resolution) in the Renton Reporter on 6/14 and 6/18 and in the
Seattle Times on 6/11 (or 6/12) and 6/16. This is the public hearing notifications that Bonnie and I
discussed last week to comply with the requirements of RCW 84.14.040 attached (emphasis added).
Per our conversation, I will provide you tomorrow with: (1) a summary of the proposed changes to
provide to people who call the City Clerk's office for more information in response to the public
hearing notice; and (2) our "interested parties" address list as we discussed. I will also provide you
later with a list of the e-mail distribution list that we plan to use tomorrow or Wednesday to notify
"interested parties" regarding the changes to the modifications since we initially distributed related
material to the group last month. Finally, I will provide you with a public hearing handout by 6/18.
Michele, thanks much for your help. If you have any questions, please let me know.
file://C:\Documents and Settings\MNeumann\Local Settings\Temp\XPgrpwise\484EB 18C... 6/10/2008
Email
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Joeli@shelterresourcesinc.com
dorothyl(a�dashhousinq.com
metedwa@comcast.net
PROPOSED MODIFICATIONS AND AMENDMENTS TO THE MULTI-FAMILY
HOUSING PROPERTY TAX EXEMPTION PROGRAM (6-10-2008)
Staff proposes the following changes to the Multi-Family Housing Property Tax
Exemption (Exemption) as reflected in Renton Municipal Code 4-1-220:
A. Modify the designated "residential targeted areas" for eligible projects as follows:
1. Remove "South Lake Washington" as a residential targeted area
2. Modify the "Highlands" residential targeted area to change the "R-10" zone to the
"R-14" zone and revise the residential targeted areas map to reflect the expanded
Center Village (CV) Comprehensive Plan designation area for the Highlands
(See map on reverse side)
B. Make modifications to implement the Engrossed Second Substitute House Bill 1910
adopted by the Washington State Legislature in 2007 and incorporate affordable
housing as follows:
1. Change the 10-year exemption for projects submitted on or after July 22, 2007, to
an 8-year exemption, or a 12-year exemption if the project provides at least 20%
of the housing units as affordable rental or for-sale housing as follows:
a) For rental projects, at least 20% of the units in the project must be affordable to
low income households at 80% or less of median income.
b) For ownership projects, at least 20% of the units in the project must be
affordable to moderate income households at 120% or less of median income
2. Add definitions for "Affordable Housing," Household," "Low income Household,"
"Median Income," and "Moderate income household"
3. Designate the residential targeted areas as "targeted for low-income housing
serving households at or below 80% of median income"
4. Modify the application, final certificate, and annual certification material in order to
administer the affordable housing element of the Exemption and comply with the
additional reporting requirements included in House Bill 1910
C. Modify project eligibility and fees as follows:
1. Increase the minimum number of housing units for eligible projects in the
Residential Multi-Family Urban Center (RM-U) zone from 10 to 30 units
2. Omit the Special Design Regulations now integrated into the Development
Regulations for all eligible zones
3. Increase the project application, final certificate, and contract amendment fees
4. Add a definition of"mixed-use"for Exemption projects to further refine eligibility
For more information, contact Mark Santos-Johnson in the Department of Community
and Economic Development at 425-430-6584 or msantosiohnsonna ci.renton.wa.us
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CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 23rd day of
June, 2008, at 7:00 p.m. as the date and time for a public hearing to be held in the seventh
floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, 98057, to
consider the following:
Proposed modifications to the Multi-Family Housing Property Tax
Exemption as follows: modify the residential targeted areas,
implement provisions of House Bill 1910, incorporate affordable
housing, and modify project eligibility and fees.
The eligibility criteria and requirements for Multi-Family Housing
Property Tax Exemption projects are codified in Section 4-1-220 of
the Renton Municipal Code.
All interested parties are invited to attend the public hearing and present written or oral
comments regarding the proposal. Written comments submitted to the City Clerk by 5:00
p.m. on the day of the hearing will be entered into the public hearing record. Renton City
Hall is in compliance with the American Disabilities Act, and interpretive services for the
hearing impaired will be provided upon prior notice. Call (425) 430-6510 for additional
information.
Michele Neumann
Deputy City Clerk
Published: Renton Reporter
June 14 and 18, 2008
Account No. 50640
Page 1 of 2
Michele Neumann - RE: Legal Ad for 6/11/08 Publication
From: Michele Neumann
To: Legals
Date: 6/10/2008 8:55 AM
Subject: RE: Legal Ad for 6/11/08 Publication
You have my approval to publish.
Thanks,
Michele
>>> "Legals" <legals@seattletimes.com> 6/10/2008 8:48 AM >>>
I'm sorry Michele. I scheduled your notice for Wednesday 6/11 & 6/18. The cost for both days is
$729.00. Please send your approval to publish.
Thaill. on.
J utli� lial(l«in
I:nal� \ccouut accuti�c
�r�3t t.le Time,
The I'o:i Intcll0ci1ccr
6-652-6O 18
I`ay: 206-515-5.)95
-rat tie!iiric .corn
From: Michele Neumann [mailto:Mneumann@ci.renton.wa.us]
Sent: Tuesday, June 10, 2008 8:45 AM
To: Legals
Subject: RE: Legal Ad for 6/11/08 Publication
Will it run on both June 11 and June 18 as requested and is that the cost for both?
-Michele
>>> "Legals" <legals@seattletimes.com> 6/10/2008 8:42 AM >>>
Hi Michele,
Your legal notice is scheduled to run on Wednesday 6/11 in the Seattle Times on Ad# 3925419 costing
$364.50.
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file://C:ADocuments and Settings\MNeumann\Local Settings\Temp\XPgrpwise\484E4165... 6/10/2008
Page 2 of 2
li,! ,il,((/ -rat I Ictiiiic,.coui
From: Michele Neumann [mailto:Mneumann@ci.renton.wa.us]
Sent: Tuesday, June 10, 2008 8:39 AM
To: Legals
Subject: Legal Ad for 6/11/08 Publication
Hello:
Attached is a legal advertisement to be published on June 11 and 16, 2008. Our account number is
39288303. Please send us an affidavit of publication.
Thank you,
Michele Neumann
City Clerk Office
City of Renton
1055 S Grady Way
Renton, WA 98057
425-430-6504
file://C:\Documents and Settings\MNeumann\Local Settings\Temp\XPgrpwise\484E4165... 6/10/2008
CITY OF RENTON
NOTICE OF PUBLIC HEARING
RENTON CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 23rd day of
June, 2008, at 7:00 p.m. as the date and time for a public hearing to be held in the seventh
floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, 98057, to
consider the following:
Proposed modifications to the Multi-Family Housing Property Tax
Exemption as follows: modify the residential targeted areas,
implement provisions of House Bill 1910, incorporate affordable
housing, and modify project eligibility and fees.
The eligibility criteria and requirements for Multi-Family Housing
Property Tax Exemption projects are codified in Section 4-1-220 of
the Renton Municipal Code.
All interested parties are invited to attend the public hearing and present written or oral
comments regarding the proposal. Written comments submitted to the City Clerk by 5:00
p.m. on the day of the hearing will be entered into the public hearing record. Renton City
Hall is in compliance with the American Disabilities Act, and interpretive services for the
hearing impaired will be provided upon prior notice. Call (425) 430-6510 for additional
information.
Michele Neumann
Deputy City Clerk
Published: Seattle Times
June 11 and 16, 2008
Account No. 39288303
Nov
CITY OF RENTON, WASHINGTON
RESOLUTION NO. 3950
A RESOLUTION OF THE CITY OF RENTON, WASHINGTON,
SETTING A PUBLIC HEARING DATE FOR PROPOSED
MODIFICATIONS TO THE MULTI-FAMILY HOUSING PROPERTY
TAX EXEMPTION.
WHEREAS, the City is required by RCW 84.14.040 to hold a public hearing when
designating a residential targeted area associated with the multi-family housing property tax
exemption; and
WHEREAS, the City seeks to afford interested parties the opportunity to be heard
regarding other proposed modifications to the multi-family housing property tax exemption;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DOES RESOLVE AS FOLLOWS:
SECTION I. The above findings are true and correct in all respects.
SECTION II. That June 23, 2008, at the hour of 7:00 p.m. at the City Council
chambers at City Hall, Renton, King County, Washington is hereby fixed as the date, time, and
place for a public hearing to consider the proposed modifications to the multi-family housing
property tax exemption.
SECTION III. The City Clerk is hereby authorized and directed to give notice of
the time and date of this hearing.
PASSED BY THE CITY COUNCIL this 9th day of June , 2008.
%/JL&Lf
Michele Neumann, Deputy City Clerk
1
' " RESOLUTION NO. 3950
APPROVED BY THE MAYOR this 9th day of June , 2008.
k4/1,04
Denis Law, Mayor
Approved as to form:
CL:6411#111064.4:17106.4.m"......„
Lawrence J. Warren, City Attorney
RES.1347:6/2/08:scr
2
June 9,2008 Renton City Council Minutes Page 193
Utilities Committee Utilities Committee Chair Zwicker presented a report recommending
Utility: Sewer Service concurrence with the staff recommendation to amend City Code, Section 4-6-
• Connection Outside City 040C, to limit connections outside Renton's city limits and exclude connection
Limits, City Code Amend for properties desiring to develop through further subdivision of their land. The
Committee further recommended that the ordinance regarding this matter be
presented for first reading. MOVED BY ZWICKER, SECONDED BY
TAYLOR, COUNCIL CONCUR IN THE COMMITTEE REPORT.*
Responding to an inquiry from Councilmember Parker, Councilmember Briere
stated that only single-family residences,not developments, located outside the
City limits can hook up to City's sewer system.
*MOTION CARRIED. (See later this page for ordinance.)
SAD: White Fence Ranch Utilities Committee Chair Zwicker presented a report recommending
Sanitary Sewer concurrence in the staff recommendation to approve the preliminary White
Fence Ranch Sanitary Sewer Extension Special Assessment District. The
Committee further recommended staff to proceed with the establishment of the
final Special Assessment District upon completion of the construction of the
White Fence Ranch Sanitary Sewer Extension project. MOVED BY
ZWICKER, SECONDED BY TAYLOR, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
RESOLUTIONS AND The following resolution was presented for reading and adoption:
ORDINANCES
Resolution#3950 A resolution was read setting a public hearing date on 6/23/2008 to consider the
CED: Multi-Family Housing proposed modifications to the multi-family housing property tax exemption.
Property Tax Exemption MOVED BY PARKER, SECONDED BY BRIERE, COUNCIL ADOPT THE
Modifications n'\ RESOLUTION AS READ. CARRIED.
J(�( The following ordinances were presented for first reading and referred to the
Council meeting of 6/16/2008 for second and final reading:
Budget: 2008 Amendment, An ordinance was read amending the 2008 Budget by transferring funds from
Firemen's Pension Fund the 2007 Year-End Fund Balance to the Firemen's Pension Fund in the amount
of$75,000, for the purpose of meeting pension obligations. MOVED BY
PERSSON, SECONDED BY CORMAN, COUNCIL REFER THE
ORDINANCE FOR SECOND AND FINAL READING ON 6/16/2008.
CARRIED.
Budget: 2008 Amendment, An ordinance was read amending the 2008 Budget by allocating contract
Maintenance Custodian payments from Fire District#40 in the amount of$66,541 to Fund 001
Position Community Services Fund; authorizing the addition of a Maintenance
Custodian Position; adding the position to the 2008 Budget index of positions;
and authorizing appropriation authority to support contracted landscaping costs
and hire maintenance staff. MOVED BY CORMAN, SECONDED BY
PALMER, COUNCIL REFER THE ORDINANCE FOR SECOND AND
FINAL READING ON 6/16/2008. CARRIED.
Utility: Sewer Service An ordinance was read amending Chapter 6, Street and Utility Standards, of
Connection Outside City Title IV (Development Regulations) of City Code by revising policies by which
Limits, City Code Amend the City allows connection to its sanitary sewer system by property owners
outside of the current City limits. MOVED BY ZWICKER, SECONDED BY
TAYLOR,COUNCIL REFER THE ORDINANCE FOR SECOND AND
FINAL READING ON 6/16/2008. CARRIED.
June 9,2008 swrie Renton City Council Minutes „,,,,, Page 191
drill, located at 4518 Talbot Rd. S., was donated by the John C. Radovich
Development Company.
Annexation: New Life- Aqua Mayor Law welcomed approximately 2,200 new residents who joined the City
Barn, Maple Valley Hwy as a result of the New Life -Aqua Barn annexation. He noted that the City's
population is now just under 80,000.
Streets: Duvall Ave NE Noting that Duvall Ave. NE was closed on June 5 for construction, Mayor Law
Closure, Road Improvements acknowledged the impact the temporary full closure will have on residents and
Project motorists. He thanked staff for their work with residents to mitigate the
impacts.
Reporting on the closure, Deputy Public Works Administrator- Transportation
Hahn noted that the City, responding to concerned citizens, has and will place
additional directional and informational signs. He stressed that staff will
continuously monitor the situation and follow-up on citizen concerns. Mr.
Hahn also reported the contractor's proposal to work occasional Saturdays to
reduce the amount of time the road will be closed. He indicated that the
contractor will refrain from activities prior to 8 a.m. on Saturdays that create
additional noise.
Mayor Law assured that citizen complaints will be addressed. Council
discussion ensued regarding the contractor working on Saturdays, the local
access signage, and the importance of updating the City's website.
AUDIENCE COMMENT Howard McOmber(Renton) announced a Highlands Community Association
Citizen Comment: McOmber- emergency preparedness event on June 12 at the Highlands Neighborhood
Emergency Preparedness Center, and asked for volunteers to help assemble the kits that are being handed
Event out to senior citizens and disabled residents.
Citizen Comment: Gitchel - Chuck Gitchel (Renton) questioned who is responsible for removing excessive
Pavement Paint Markings spray painted pavement markings left by T-Mobile utility locaters at Anacortes
Removal, SE 3rd PI Ave. SE and SE 3rd Pl. Public Works Administrator Zimmerman said the
matter will be investigated.
CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the
listing.
Council Meeting Minutes of Approval of Council meeting minutes of 6/02/2008. Council concur.
6/02/2008
CAG: 08-059, Thomas City Clerk reported bid opening on 5/22/2008 for CAG-08-059,Thomas
Teasdale Park Playfield& Teasdale Park Playfield and Irrigation Improvements; two bids; engineer's
Irrigation Improvements, estimate $249,988; and submitted staff recommendation to award the contract to
Spiritridge Construction the low bidder, Spiritridge Construction, Inc., in the amount of$264,664.30.
Refer to Finance Committee for discussion of funding.
CED: 2007 Countywide Community and Economic Development Depat'Anent recommended adoption of
Planning Policies Amendments a resolution ratifying the 2007 Buildable Lands amendment to the Growth
Management Planning Council's Countywide Planning Policies. Refer to
Planning and Development Committee.
Comprehensive Plan: 2008 Community and Economic Development Department submitted proposed 2008
Amendments Comprehensive Plan amendments (three map amendments and two text
amendments). Refer to Planning and Development Committee and Planning
Commission.
CED: Multi-Family Housing Community and Economic Development Department recommended approval to
Property Tax Exemption modify'the designated residential targeted areas for the multi-family housing
Modifications property tax exemption; implement the provisions of House Bill 1910;
June 9,2008 lore Renton City Council Minutes -.rr Page 192
incorporate affordable housing; and modify project eligibility and fees. Refer to
Planning and Development Committee; set public hearing on 6/23/2008. (See
page 193 for resolution setting public hearing.)
Transportation: Duvall Ave Transportation Systems Division recommended approval of a construction
NE Reconstruction Utility agreement in the amount of$170,240 with Puget Sound Energy for
Conversion, Puget Sound underground utility conversion as part of the Duvall Ave. NE Widening/Coal
Energy Creek Parkway SE Reconstruction project. City's net cost is $114,920. Refer
to Transportation(Aviation) Committee.
MOVED BY PALMER, SECONDED BY CORMAN, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
UNFINISHED BUSINESS Finance Committee Chair Persson presented a report recommending approval of
Finance Committee Claim Vouchers 272313 - 273225 and four wire transfers totaling
Finance: Vouchers $8,716,772.98; and approval of 309 Payroll Vouchers, two wire transfers, and
1558 direct deposits totaling $5,441,755.70. MOVED BY PERSSON,
SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
CAG: 08-072, Community Finance Committee Chair Persson presented a report recommending approval to
Center Readerboard, award the contract for the replacement of the electronic readerboard in Cedar
Daktronics River Park to the sole bidder Daktronics, Inc. The contract amount is
$115,546.54 and funds are available in Fund 316. The Committee further
recommended that the Mayor and City Clerk be authorized to sign the
contract.*
Councilmember Persson reported that this state-of-the-art replacement
readerboard has a ten-year warranty and will use less energy.
*MOVED BY PERSSON, SECONDED BY BRIERE, COUNCIL CONCUR
IN THE COMMITTEE REPORT. CARRIED.
Budget: 2008 Amendment, Finance Committee Chair Persson presented a report recommending
Maintenance Custodian concurrence in the staff recommendation to amend the 2008 Budget by$66,541.
Position The Finance Committee additionally recommended concurrence with the staff
recommendation to approve a full-time Maintenance Custodian position related
to the additional maintenance requirements of Fire District#40, and $15,000
designated for associated landscaping expenses. Funds from the revenue
account of 000.000000.000.3380.0022.00.000001 to be dispersed to the
following accounts:
$ 1,000 001.000000.020.5760.0010.48.000000
$14,000 001.000000.020.5760.0010.48.000003
$51,541 001.000000.020.5180.0010.10.000000
The Committee further requested that the ordinance regarding this matter be
presented for first reading. MOVED BY PERSSON, SECONDED BY
CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED. (See page 193 for ordinance.)
Budget: 2008 Amendment, Finance Committee Chair Persson presented a report recommending
Firemen's Pension Fund concurrence with the staff recommendation to amend the 2008 Budget by
$75,000 to meet the Firemen's Pension Fund obligation for 2008. The
Committee further recommended that the ordinance regarding this matter be
presented for first reading. MOVED BY PERSSON, SECONDED BY
BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
(See page 193 for ordinance.)
C, OF RENTON COUNCIL AGENDA.,.,LL
AI#: , ee a
Submitting Data: For Agenda of: 6/9/2008
Dept/Div/Board.. CED
Staff Contact Mark Santos-Johnson Agenda Status
Ext. 6584 Consent X
Subject: Public Hearing.. X
Multi-Family Housing Property Tax Exemption Correspondence..
Program—Designated Residential Targeted Areas Ordinance X
Modifications and Text Amendments Resolution X
Old Business
Exhibits: New Business
Issue Paper Study Sessions
Ordinance Information
Resolution
Recommended Action: Approvals:
1) Refer to the Planning and Development Committee. Legal Dept
2) Adopt a resolution to set a public hearing on June 23, Finance Dept
2008, for the proposed modifications to the Multi- Other
Family Housing Property Tax Exemption.
Fiscal Impact:
Expenditure Required... N/A Transfer/Amendment N/A
Amount Budgeted N/A Revenue Generated N/A
Total Project Budget N/A City Share Total Project.. N/A
SUMMARY OF ACTION:
The City has used the Multi-Family Housing Property Tax Exemption since 2003 to encourage increased
residential opportunities within designated urban centers that lack sufficient, desirable, and convenient
residential housing. To date, the City has approved seven multi-family housing projects with a total of
1,602 housing units in all three designated residential targeted areas, including three projects Downtown
(310 housing units), three projects in South Lake Washington (1,075 housing units), and one project in
the Highlands (217 housing units). Based on the City's administration of the Exemption, staff
recommends removing South Lake Washington as a residential targeted area and modifying the
Highlands residential targeted area to conform to zoning and Comprehensive Plan changes adopted by
the City Council last year. Staff also recommends amending the Exemption to implement the provisions
of House Bill 1910, incorporate affordable housing, and modify project eligibility and fees.
STAFF RECOMMENDATION:
(1)Adopt a resolution to set a public hearing on June 23, 2008, for the proposed modifications to the
Multi-Family Housing Property Tax Exemption; (2)Approve the modifications to the designated
residential targeted areas for eligible projects for the Exemption; and (3) Adopt an ordinance to amend
the Exemption(RMC 4-1-220)by: (a)modifying the designated residential targeted areas; (b)
implementing the provisions of House Bill 1910, (c) incorporating affordable housing, and (d)modifying
project eligibility and fees.
A,cy O DEPARTMENT OF COMMUNITY & ECONOMIC
a• c
DEVELOPMENT
MEMORANDUM•
DATE: May 29, 2008
TO: Council President Marcie Palmer
Members of the Renton City Council
VIA: . Denis Law, Mayor
FROM: Alex Pietsch, Administrator Nye
STAFF CONTACT: Mark Santos-Johnson, Senior Economic Development
Specialist- ext. 6584
SUBJECT: Multi-Family Housing Property Tax Exemption Modifications
and Amendments
ISSUE:
Should the City(a)modify the designated"residential targeted areas" for eligible projects for the
Multi-Family Housing Property Tax Exemption (Exemption)provided for in RMC 4-1-220 and (b)
amend the Exemption to implement the provisions of House Bill 1910, incorporate affordable
housing, and modify project eligibility and fees?
RECOMMENDATION:
(1) Adopt a resolution to set a public hearing on June 23, 2008, for the proposed modifications to
the Multi-Family Housing Property Tax Exemption;
(2) Approve the modifications to the designated residential targeted areas for the Exemption; and
(3) Adopt an ordinance to amend the Exemption(RMC 4-1-220) by: (a) modifying the designated
residential targeted areas; (b) implementing the provisions of House Bill 1910, (c) incorporating
affordable housing, and(d) modifying project eligibility and fees.
BACKGROUND SUMMARY:
Overview of Current Exemption Program
As authorized by Chapter 84.14 RCW, the City Council established a property tax exemption
incentive in 2003 (codified in RMC 4-1-220 as subsequently amended) to encourage multi-family
housing development in the following three designated residential targeted areas:
May 29, 2008
Page 2
• Highlands: Within the Center Village Comprehensive Plan designation and in one of the
following: the Center Village (CV)zone, the Residential Multi-Family(RM-F) zone, or the
Residential 10 Dwelling Units/Acre (R-10) zone;
• Downtown: In the Center Downtown (CD) zone, Residential Multi-Family Urban Center
(RM-U) zone, or Residential Multi-Family Traditional (RM-T) zone; and
• South Lake Washington: In the Urban Center North District 1 (UC-N1) zone or properties
within the Urban Center North District 2 (UC-N2) zone that were designated as eligible for
exemption by Council Ordinance 5151 and developed with a residential multi-family project
vested to the requirements of the Commercial Office Residential 3 (COR 3) zone.
(Please see Attachment 1 for a map of the current designated residential targeted areas for the
Exemption.)
In addition to being located in one of the designated residential targeted areas noted above, eligible
multi-family housing projects must, for example, be newly constructed and have a minimum of 30
attached dwelling units if located in the CD zone, the South Lake Washington targeted area, or
within the Center Village Comprehensive Plan designation and in the Center Village (CV) zone.
Eligible projects must currently have a minimum of ten attached dwelling units if located in one of
the other zones noted above.
As outlined in Chapter 84.14 RCW and originally codified in RMC 4-1-220, the provision allows
the value of qualified new housing construction to be exempt from ad valorem property taxation for
ten successive years after completion of the project. However, the exemption does not include the
value of the land, existing improvements or non-housing-related improvements (e.g., commercial
space). The multi-family property tax exemption is in addition to any other tax credits, grants or
incentives provided by law for the multi-family housing. (See changes below for the duration of
the property tax exemption for future projects.)
As noted above, the Exemption applies to all levels of the ad valorem property tax, including the
local jurisdiction, county, state, and all local taxing districts. For projects in Renton, this amounts to
a total of$9.77752 per$1,000 of assessed value for 2008. The value of the property tax exemption
will of course be determined by the nature, quality, and cost of the multi-family housing(e.g., size,
type,parking, and amenities). For example, the estimated property tax exemption for the 154-unit
Merrill Gardens at Renton Centre completed in 2007 is approximately$113,592 per year, or
$1,135,924 over 10 years (based on the 2007 post-construction assessed values and the 2007
property tax rate). This equates to a potential property tax savings of approximately$738 per year
per housing unit($7,376 per housing unit for the 10-year period) for the project.
The City of Renton's portion of the above estimated potential property tax savings would equal
approximately$29,946 per year($299,457 for the ten-year period) for the 154-unit multi-family
housing project (based on the 2007 assessed value and property tax rates). The City will receive
$4,616 per year in property taxes for the project's land(based on the 2007 assessed value and
property tax rates), but the City will not receive property tax revenue for the residential
improvements until after the 10-year property tax exemption period ends.
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(Please see Attachment 2 for the projected Exemption for the Merrill Gardens at Renton Centre,
plus a breakdown of the local ad valorem property tax rate and how the tax rates apply to the
various taxing entities.)
Exemption Projects Approved to Date
As noted in Figure 1 below, the City has approved seven multi-family housing projects to date with
a total of 1,602 housing units, including 1,552 rental apartments and 50 for-sale condominiums.
The projects are located in all three designated residential targeted areas, including three Downtown
(310 housing units),three in South Lake Washington(1,075 housing units), and one in the
Highlands (217 housing units). The projects range in size from 50 housing units to 440 housing
units with an average of 229 housing units per project.
Figure 1 -Multi-Family Housing Property Tax Exemption—Approved Project Applications
Number of Designated Application
Housing Residential Type of Approval
Project Name Units Targeted Area Housing Date Project Status
Merrill Gardens at Renton Centre 154 Downtown Rental 5/13/2005 Completed 2007
Parkside at 95 Burnett 106 Downtown Rental 5/13/2005 Completed 2007
The Bristol II at Southport 195 South Lake WA Rental 2/28/2006 Under construction
Chateau de Ville 50 Downtown For Sale 6/13/2006 Under construction
The Reserve 440 South Lake WA Rental 1/26/2007 Under construction
The Sanctuary 440 South Lake WA Rental 1/26/2007 Under construction
Harrington Square 217 Highlands Rental 9/27/2007 Under construction
Total 1,602
RECOMMENDATION ANALYSIS:
Proposed Modifications to the Designated Residential Targeted Areas
The Department of Community and Economic Development(CED)proposes the following changes
to the designated residential targeted areas for the Exemption:
1) Remove South Lake Washington as a designated residential targeted area.
As initially adopted by the Washington State Legislature in 1995 as Chapter 84.14 RCW, the
primary purpose of the Exemption is to encourage increased residential opportunities within
designated urban centers that lack sufficient, desirable, and convenient residential housing.
Since the Exemption has now been used by three projects in the South Lake Washington designated
residential targeted area with a total of 1,075 housing units (67% of all Exemption housing units
approved to date), CED believes that with the completion of the three projects the South Lake
Washington area no longer qualifies as an area that lacks sufficient, desirable, and convenient
residential housing opportunities. Consequently, CED recommends removing South Lake
Washington as a designated residential targeted area.
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May 29, 2008
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2) Modify the Highlands designated residential targeted area to change the "R-10" zone to the"R-
14"zone and revise the designated residential targeted areas map to reflect the expanded Center
Village (CV) Comprehensive Plan designation.
As part of the Highlands Comprehensive Plan and zoning review completed in 2007,the City
Council changed the Residential 10 Dwelling Units/Acre (R-10) zone to the Residential 14
Dwelling Units/Acre (R-14) zone and expanded the Center Village (CV) Comprehensive Plan
designation to include additional R-14 zoned property on the north and Residential Multi-Family
(RM-F) zoned property on the south. Since the original Highlands designated residential targeted
area included the entire CV Comprehensive Plan designation area, CED recommends changing the
current references to the "R-10"zone to the "R-14"zone and revising the designated residential
targeted areas map to reflect the expanded Center Village (CV) Comprehensive Plan designation
area for the Highlands.
As required by RCW 84.14.040, CED is requesting that the Council adopt a resolution to set a
public hearing on June 23, 2008, to modify the existing designated residential targeted areas for the
Exemption as noted above. (Please see Attachment 3 for a map of the proposed modified
designated residential targeted areas for the Exemption.)
Proposed Modifications to Implement House Bill 1910 and Incorporate Affordable Housing
The City has used the Multi-Family Housing Property Tax Exemption("Exemption") incentive
since 2003 to help stimulate new residential construction in the City's designated residential
targeted areas: Downtown Renton, South Lake Washington, and the Highlands. As provided for
originally in Chapter 84.14 RCW, the provision allows the value of qualified new housing
construction to be exempt from ad valorem property taxation for ten successive years after
completion of the project. In 2007,the Washington State Legislature passed the Engrossed Second
Substitute House Bill 1910 amending Chapter 84.14 RCW which limited the property tax
exemption for future eligible projects to either eight years or 12 years, the longer term being
available if the project provides at least 20%of the units as affordable rental or for-sale housing.
The City has not had any prior affordability requirements related to the Exemption incentive.
However, to allow potential developers to access the longer 12-year exemption and to use the
exemption to help create more affordable housing, CED staff recommends revising the program to
allow a 12-year property tax exemption for projects where the owner agrees to rent or sell at least
20%of the multi-family housing units as affordable housing to low and moderate income
households. If the owner elects not to provide the affordable housing, the property tax exemption
would be limited to eight years (as opposed to the current ten years) for future eligible Exemption
projects.
House Bill 1910 includes maximum household median income percentages for the affordable
housing units, but allows local jurisdictions to adopt lower household median income percentages to
respond to the community's affordable housing needs. In order to help respond to the affordable
housing needs in Renton, CED proposes to establish the affordability targets noted below for
eligible projects to qualify for the 12-year property tax exemption.
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For your reference, the current estimated maximum monthly housing expenses (including rent and
tenant-paid utilities for the rental apartment units and the mortgage payment, property taxes,
mortgage insurance, and homeowner's dues/insurance for for-sale units) are listed in parenthesis
below for each unit size and applicable affordability levels. The maximum monthly housing
expenses will change each year as King County's median household income changes. (Please refer
to Attachment 4 for a Breakdown of Household Median Incomes and Maximum Monthly Housing
Costs by Household Median Income and Unit Size.)
• For rental projects, at least 20% of the units in the project must be affordable to low income
households at 80% or less of median income. The current estimated maximum monthly
housing expenses (including rent and tenant-paid utilities) follow: studio apartments
($1,140); one-bedroom apartments ($1,220); two-bedroom apartments ($1,466); and three-
bedroom apartments ($1,692).
• For ownership projects, at least 20% of the units in the project must be affordable to
moderate income households at 120% or less of median income. The current estimated
maximum monthly housing expenses follow: studio units ($1,709); one-bedroom units
($1,831); two-bedroom units ($2,198); and three-bedroom units ($2,539).
By way of comparison, the current apartment and townhouse rents (excluding tenant-paid utilities)
at the 95 Burnett are $950 for studios, $1,085 - $1,250 for one-bedroom units, $1,465 - $1,580 for
two-bedroom units, and $1,695 - $1,705 for three-bedroom units.
As part of the City's efforts to incorporate affordable housing into the Exemption, CED proposes to
establish the designated residential targeted areas as targeted areas for low-income housing serving
households at or below eighty percent(80%) of the median income. As noted in Attachment 5,
CED has also included definitions in subsection RMC 4-1-220(B) for"Affordable Housing,"
Household," "Low income Household,""Median Income," and"Moderate income household" for
Exemption projects as part of the changes to incorporate affordable housing in to the Exemption.
CED also
House Bill 1910 also includes new annual reporting requirements for Exemption project owners and
local jurisdictions. CED submitted the first such report to the State of Washington Department of
Community, Trade and Economic Development(CTED) in January 2008. In order to administer
the affordable housing element of the Exemption and to comply with the additional reporting
requirements included in House Bill 1910, CED has also included proposed modifications for the
Exemption application material in subsection RMC 4-1-220(E), the final certificate material in
subsection RMC 4-1-220(J), and the annual certification material in subsection RMC 4-1-220(K) .
For illustration purposes,the estimated maximum monthly housing expense figures are based one person for the studio
units and 1.5 persons per bedroom for the one,two,or three-bedroom units. The actual maximum monthly housing
expense figures will be based on the actual number of people in each household.
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Proposed Modifications to Project Eligibility and Fees
Based on the City's administration of the Exemption program since 2003, CED also recommends
the following text modifications related to project eligibility and fees for the Exemption:
1) Increase the minimum number of housing units for eligible projects in the Residential Multi-
Family Urban Center(RM-U) zone from ten to 30 units
In 2007 the City Council amended RMC 4-1-210 in part to increase the minimum number of
housing units to 30 units for new multi-family housing projects in the RM-U to be eligible for the
Waived Fees for for-sale housing in downtown Renton. To conform to the eligibility provisions for
the Waived Fees, CED proposes to modify subsection 4-1-220(D)(2) to increase the minimum
number of housing units for eligible projects in the RM-U zone from ten to 30 housing units—
similar to eligible projects in the CD or CV zones.
2) Remove the Special Design Regulations now integrated into the Development Regulations for
all eligible zones
As adopted earlier, RMC 4-1-220 included special design regulations for projects located in the
following areas that did not have specific design regulations included elsewhere in the City's
Development Regulations: the CV Comprehensive Plan designation or within the Urban Center
North District 2 (UC-N2) and vested to the requirements of the Commercial Office Residential 3
(COR 3) zone. As part of the Highlands Comprehensive Plan and zoning review completed in
2007, the City Council adopted design regulations for the area included in the Highlands designated
residential targeted area. As part of the current proposed changes, the UC-N2 area referenced above
will be eliminated as part of the removal of the South Lake Washington designated residential
targeted area. Consequently, CED recommends that the Special Design Regulations included in
subsection 4-1-220(D)(3)be removed.
3) Increase project fees for the Exemption
Based on the City's administration of the Exemption since 2003 and the additional reporting
requirements included in House Bill 1910 as referenced above, CED recommends increasing the
fees as reflected in the following chart:
Multi-Family Housing Property Tax Exemption—Current& Proposed Fees
Fee Description Current Fee Proposed Fee
Initial Application $500 $1,000
Amendment of Contract $250 $500
Extension of Conditional
Certificate $250 $250 (Same)
Final Certificate Application $250 $1,000
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4) Add a definition of"mixed-use" for Exemption projects to further refine Project eligibility
Eligible Exemption projects in the CD zone or within the CV Comprehensive Plan designation and
in the CV zone (plus projects in the RM-U zone if the proposed modifications to project eligibility
above are approved)must be located in a new mixed-use development, unless otherwise waived by
the CED Administrator. The City's Development Regulations (RMC 4-11-130) includes the
following mixed-use definition: "Mixed Use: A building or site with two (2) or more different uses
such as residential, office,manufacturing, retail,public or entertainment." To clarify the desired
mixed-uses for Exemption projects, CED recommends adding the following definition to subsection
RMC 4-1-220(B):
For the purposes of RMC 4-1-220, "Mixed-use means a multi-family housing
residential project with at least one (1) other non-residential use in one (1) or more
multi-family housing buildings in the project, such as retail, office, entertainment,
schools, conference centers or a use approved in writing by the (CED)
Administrator. The purpose of the mixed-use requirement is to implement the intent
of the land use district, maximize the efficient use of land, support transit use, and
encourage the development of well-balanced, attractive, convenient, and vibrant
urban residential neighborhoods. The additional use excludes any accessory
functions related to the residential use. Unless otherwise modified or waived in
writing by the (CED) Administrator, the non-residential mixed-use shall occupy at a
minimum the ground floor along the street frontage with a depth of at least thirty feet
(30') for any building in the project."
(Please refer to Attachment 5 for a complete redline version of the proposed text amendments for
RMC 4-1-220. Please note that only the text that is marked by an underline or strikethrough is
different from the current code.)
CONCLUSION:
The City has used the Multi-Family Housing Property Tax Exemption since 2003 to encourage
increased residential opportunities within designated urban centers that lack sufficient, desirable,
and convenient residential housing. To date, the City has approved seven multi-family housing
projects with a total of 1,602 housing units in all three designated residential targeted areas,
including three projects Downtown(310 housing units), three projects in South Lake Washington
(1,075 housing units), and one project in the Highlands (217 housing units). Based on the City's
administration of the Exemption, CED recommends removing South Lake Washington as a
residential targeted area and modifying the Highlands residential targeted area to conform to zoning
and Comprehensive Plan changes adopted by the City Council last year. CED also recommends
amending the Exemption to implement the provisions of House Bill 1910, incorporate affordable
housing, and modify project eligibility and fees.
In order to make the proposed changes outlined above, the City must hold a public hearing to
consider the modifications to the designated residential targeted area for eligible projects, approve
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the modified designated residential targeted areas, and adopt an ordinance that modifies RMC 4-1-
220 to reflect the modifications noted in Attachment 5.
Attachments:
1) Current Residential Targeted Areas for Multi-Family Housing Property Tax Exemption map
2) Merrill Gardens at Renton Centre—Projected Multi-Family Housing Property Tax Exemption
3) Proposed Changes to the Residential Targeted Areas for Multi-Family Housing Property Tax Exemption map
4) Breakdown of Household Median Incomes and Maximum Monthly Housing Costs by Household Median
Income and Unit Size
5) Redline Version of Proposed Modifications to RMC 4-1-220
6) Draft Ordinance
cc: Jay Covington,CAO
Bonnie Walton,City Clerk
Linda Parks,Interim FIS Administrator
Terry Higashiyama,Community Services Administrator
Gregg Zimmerman,PW Administrator
Suzanne Dale Estey,Economic Development Director
Neil Watts,Development Services Director
Rebecca Lind,Strategic Planning Manager
Jennifer Henning, Current Planning Manager
Karen Bergsvik,Human Services Manager
H:\EDNSP\Council\Issue Papers-Agenda Bills-Ctte Reports\2008\Multi-Family Housing Property Tax Exemption Modifications\IssuePaper-
MFHPTE Modifications 5-29-08.doc
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Property Tax Exemption c ' O� Alex Economich,DeveAdmilnopmentistrator,Neighborhoods&Strategic Planning
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Proposed Changes to the Residential Targeted Areas
for Multi-Family Housing Property Tax Exemption
.�
Department of Community Legend
7, � &Economic Development 11:jCityLimits
•
`- Aka Pietsch,Administrator (_ Renton Parcels
• Adriana Johnson,Plannng Technician M Downtown March 31, 2008 N
(i)
Highlands 0 500 1,000 2,000
Produced by City of Renton(c)2008,the City of A� Feet
Renton all rights reserved.No warranties of any sort, 1 1 Highlands expanded area
including but not limited to accuracy,fdness or ®S.Lake Washington deleted area 1:20,000
merchantability,accompany this product. File Name.H'\EDNSP\GIS_projects\economic developments
multi_famity_tax_exemptiommxds\proposed_changes_residential_MF_tax_exemption mxd
Attachment 4
Breakdown of Household Median Incomes and Maximum Monthly Housing
Costs by Household Median Income and Unit Size
King County
2008 Median Income: $81,400
Household Income based on Percentage of Median Income and Household Size
of
Median
Income 1 Person 2 People 3 People 4 People 5 People 6 People 7 People 8 People
100% $57,000 $65,100 $73,300 $81,400 $87,900 $94,400 $100,900 $107,400
90% $51,300 $58,590 $65,970 $73,260 $79,110 $84,960 $90,810 $96,660
80% $43,050 $49,200 $55,350 $61,500 $66,400 $71,350 $76,250 $81,200
60% $34,200 $39,060 $43,980 $48,840 $52,740 $56,640 $60,540 $64,440
50% $28,500 $32,550 $36,650 $40,700 $43,950 $47,200 $50,450 $53,700
45% $25,650 $29,295 $32,985 $36,630 $39,555 $42,480 $45,405 $48,330
40% $22,800 $26,040 $29,320 $32,560 $35,160 $37,760 $40,360 $42,960
35% $19,950 $22,785 $25,655 $28,490 $30,765 $33,040 $35,315 $37,590
30% $17,100 $19,500 $21,950 ' $24,400 $26,350 $28,300 $30,250 $32,200
Maximum Monthly Housing Cost based on Percentage of Median Income
and Unit Size
(Includes rent and tenant-paid utilities for apartment units and mortgage
payment, property taxes, mortgage insurance, and homeowner's
dues/insurance for for-sale units)
% of
Median 1 2 3 4 5
Income Studio Bedroom Bedroom Bedroom Bedroom Bedroom
100%% $1,424 $1,526 $1,832 $2,116 $2,360 $2,602
90% $1,282 $1,373 $1,649 $1,904 $2,124 $2,342
80% $1,140 $1,220 $1,466 $1,692 $1,888 $2,082
60% $855 $915 $1,099 $1,269 $1,416 $1,562
50% $712 $763 $916 $1,058 $1,180 $1,301
45% $641 $686 $824 $952 $1,062 $1,171
40% $570 $610 $733 $846 $944 $1,041
35% $498 $534 $641 $740 $826 $911
30% $427 $457 $548 $634 $707 $780
Note: For illustration purposes, the estimated maximum monthly housing
expense figures are based one person for the studio units and 1.5 persons per
bedroom for the one, two, and three-bedroom units. The actual maximum
monthly housing expense figures will be based on the actual number of people
in each household.
Sources: U.S. Department of Housing and Urban Development and
Washington State Housing Finance Commission (2008)
Attachment 5
REDLINE VERSION OF PROPOSED MODIFICATIONS TO RMC 4-1-220—
PROPERTY TAX EXEMPTION FOR MULTI-FAMILY HOUSING IN
RESIDENTIAL TARGETED AREAS
May 29, 2008
4-1-220 PROPERTY TAX EXEMPTION FOR MULTI-FAMILY HOUSING IN
RESIDENTIAL TARGETED AREAS:
A. PURPOSE:
As provided for in chapter 84.14 RCW, the purpose of this Section is to provide
limited, eight (8). ten (10), or twelve (12) year exemptions from ad valorem
property taxation for qualified new multi-family housing located in designated
residential targeted areas.
B. DEFINITIONS:
In construing the provisions of this Section, the following definitions shall be
applied:
1. "Administrator" means the Administrator of the Renton Department of
Community and Economic Development,
Planning Department, or any other City office, department or agency that
shall succeed to its functions with respect to this Section, or his or her
authorized designee.
2. "Affordable housing" means residential housing that is rented by a low
income household whose monthly housing costs, including rent and utilities
other than telephone, do not exceed thirty percent (30%) of the household's
monthly income. For the purposes of housing intended for owner
occupancy, "affordable housing" means residential housing that is within the
means of and purchased by low or moderate income households.
3. "Household" means a single person, family, or unrelated persons living
together.
4. "Low income household" means a single person, family, or unrelated
persons living together whose adjusted income is at or below eighty percent
(80%) of the median income, as further defined in subsection (C)(1)(b)(ii)(a)
below.
5. "Median income" means the median family income adjusted for family
size for King County, as reported by the United States Department of
Housing and Urban Development (HUD). In the event that HUD no longer
1
publishes median income figures for King County, the City may use or
determine such other method as it may choose to determine the King
County median income, adjusted for household size.
6. "Mixed-use" means a multi-family housing residential project with at least
one (1) other non-residential use in one (1) or more multi-family housing
buildings in the project, such as retail, office, entertainment, schools,
conference centers or a use approved in writing by the (CED) Administrator.
The purpose of the mixed-use requirement is to implement the intent of the
land use district, maximize the efficient use of land, support transit use, and
encourage the development of well-balanced, attractive, convenient, and
vibrant urban residential neighborhoods. The additional use excludes any
accessory functions related to the residential use. Unless otherwise
modified or waived in writing by the Administrator, the non-residential
mixed-use shall occupy at a minimum the ground floor along the street
frontage with a depth of at least thirty feet (30') for any building in the
project.
7. "Moderate income household" means a single person, family, or unrelated
persons living together whose adjusted income is at or below one hundred
twenty percent (120%) of the median income, as further defined in
subsection (C)(1)(b)(ii)(b) below.
8. "Multi-family housing" means one or more new buildings designed for
permanent residential occupancy, each with four (4) or more dwelling units.
93. "Permanent residential occupancy" means multi-family housing that
provides either owner occupancy or rental accommodation on a nontransient
basis. This definition includes rental accommodation that is leased for a
period of at least one (1) month but excludes, for example, hotels and motels
that predominantly offer rental accommodation on a daily or weekly basis.
C. TAX EXEMPTION:
1. Duration of Exemption: The value of improvements qualifying under
RMC 4-1-220D is exempt from ad valorem property taxation as follows:fer
ten (10) successive years beginning January 1st of the year immediately
exemption.
(a) For properties for which applications are submitted before July 22,
2007, the value is exempt for ten (10) successive years beginning
January 1 of the year immediately following the calendar year of
issuance of the final certificate of tax exemption; and
(b) For properties for which applications are submitted on or after July
22, 2007. the value is exempt:
2
(i) For eight (8) successive years beginning January 1st of the year
immediately following the calendar year of issuance of the final
certificate of tax exemption: or
(ii) For twelve (12) successive years beginning January 1st of the year
immediately following the calendar year of issuance of the final
certificate of tax exemption, if the property otherwise qualifies for the
exemption and the applicant/owner rents or sells at least twenty
percent (20%) of the multi-family housing units as affordable housing
to low and moderate income households as further defined in
subsection (C)(1)(b)(ii)(a) and (C)(1)(b)(ii)(b) below.
(a) For rental projects, at least twenty percent (20%) of the multi-
family housing units in the project must be rented throughout the
duration of the twelve (12)-year exemption period as affordable
housing to low income households at eighty percent (80%) or less
of median income.
(b) For ownership projects, at least twenty percent (20%) of the
multi-family housing units in the project must be sold as affordable
housing to low or moderate income households at one hundred
twenty (120%) or less of median income.
(c) The owner may use any combination of studio one (1)-
bedroom, two (2)-bedroom, and/or three (3)-bedroom units to
comply with the minimum twenty percent (20%) requirement in
subsection (C)(1)(b)(ii)(a) and (C)(1)(b)(ii)(b) above.
(d) If. in calculating the minimum twenty percent (20%) of the multi-
family housing units in the project for affordable housing in
subsection (C)(1)(b)(ii), the number contains a fraction, then the
minimum number of multi-family housing units for affordable
housing shall be rounded up to the next whole number.
(e) When the project includes more than one building with multi-
family housing units, all of the affordable housing units required in
subsection (C)(1)(b)(ii) may not be located in the same building.
2. Limits on Exemption: The exemption does not apply to the value of land
or to the value of nonhousing-related improvements not qualifying under
RMC 4-1-220D, nor does the exemption apply to increases in assessed
valuation of land and nonqualifying improvements. This Section also does
not apply to increases in assessed valuation made by the county assessor
on nonqualifying portions of building and value of land, nor to increases
made by lawful order of a county board of equalization, the Department of
3
Revenue, or a county, to a class of property throughout the county or
specific area of the county to achieve the uniformity of assessment or
appraisal required by law.
D. PROJECT ELIGIBILITY:
To qualify for exemption from property taxation under this Section, the project
must satisfy all of the following requirements:
1. Location: The property must be located in one of the designated
"residential targeted areas" listed below in subsection (D)(1)(a) or; (D)(1)(b)
or (D)(1)(c) of this Section which are targeted for low-income housing
serving households at or below eighty percent (80%) of the median income.
If a part of any legal lot is within a residential targeted area, then the entire
lot shall be deemed to lie within the residential targeted area.
a. Highlands: Within the Center Village Comprehensive Plan
designation and in one of the following: the Center Village (CV) zone,
the Residential Multi-Family (RM-F) zone, or the Residential 141-0
Dwelling Units/Acre (R-141-0) zone; or
b. Downtown: In the Center Downtown (CD) zone, Residential Multi-
Family Urban Center (RM-U) zone, or Residential Multi-Family
Traditional (RM-T) zone_;-er
N1) zone or properties within the Urban Center North District 2 (UC-N2)
vo ted to the requirements of the Commercial Office Residential `2
(COR 3) zone.
2. Size and Structure:
a. If the project is located in the
(RM U) zone or Residential Multi-Family Traditional (RM-T) zone or
within the Center Village Comprehensive Plan designation and in either
the Residential Multi-Family (RM-F) zone or the Residential 1440
Dwelling Units/Acre (R-141-0) zone, the project must (i) consist of a
minimum total of ten (10) new dwelling units of multi-family housing, and
(ii) be located within a new residential structure(s) or a new mixed-use
development as allowed by the RMC for the specific zone. At least fifty
percent (50%) percent of the space within the project shall be intended
for permanent residential occupancy.
b. If the project is located in the Residential Multi-Family Urban Center
(RM-U) zone, the Center Downtown (CD) zone, Urban Center North
4
New .410
District 1 (UC-N1) zone, or in the Urban Center North District 2 (UC-N2)
Residential 3 (COR 3) zone requirements, or is within the Center Village
Comprehensive Plan designation and in the Center Village (CV) zone,
the project must (i) consist of a minimum total of thirty (30) new dwelling
units of multi-family housing and (ii) be located in a new mixed-use
development, unless otherwise waived by the Administrator. If the
Administrator waives the mixed-use development requirement, the
multi-family housing must be located in a new residential structure(s). At
least fifty percent (50%) percent-of the space within the project shall be
intended for permanent residential occupancy.
3. Special Design Regulations for Projects Located in the Center Village
(UC N2) and Vested to the Requirements of the Commercial Office
Residential 3 (COR 3) Zone:
a. If the project is located in the Center Village (CV) zone or
District 2 ( IG N2) and-vested in the Commercial Office Residential
standards and guidelines in RMC 1 3 100 for District 'C', even
though the project is not located in the Urban Center North
b. If the project is located in the Residential 10 Dwelling Units/Acre
„
(471 zone, „nless othe ise , dived by the dministrator If the
provisions therein.
34. Exception for Existing Residential Structure: In the case of an
existing occupied residential structure that is proposed for demolition
and redevelopment as new multi-family housing, the project must
provide as a minimum number of dwelling units in the new multi-family
housing project, the greater of:
a. Replace the existing number of dwelling units and, unless the
existing residential rental structure was vacant for twelve (12)
months or more prior to demolition, provide for a minimum of four
5
(4) additional dwelling units in the new multi-family housing project;
or
b. Provide the number of dwelling units otherwise required in
subsection (D)(2) of this section.
45. Completion Deadline: The project must be completed within three
(3) years from the date of approval of the contract by the City Council as
provided in RMC 4-1-220F2 or by any extended deadline granted by the
Administrator as provided in RMC 4-1-2201. (Ord. 5151, 8-1-2005; Amd.
Ord. 5192, 1-23-2006)
E. APPLICATION PROCEDURE:
1. Form: The owner of property applying for exemption under this Section
shall submit an application to the Administrator on a form established by the
Administrator. The owner shall verify the correctness of the information
contained in the application by his/her signature and affirmation made under
penalty of perjury under the laws of the State of Washington. The application
shall contain such information as the Administrator may deem necessary or
useful, which at a minimum shall include:
a. A completed City application form, including information setting forth
the grounds for tax exemption and whether the owner elects to rent or
sell at least twenty percent (20%) of the multi-family housing units as
affordable housing to low and moderate income households to qualify
for the twelve (12)-year exemption defined in subsection (C)(1)(b)(ii)
above;
b. A brief written description of the project, and schematic site and floor
plans of the multi-family dwelling units and the structure(s) in which they
are proposed to be located;
c. Floor and site plans of the proposed project, which plans may be
revised by the owner provided such revisions are made and presented
to the Administrator prior to the City's final action on the exemption
application;
d. A statement from the owner acknowledging the potential tax liability
when the property ceases to be eligible for exemption under this
Section.
2. Fee: At the time of initial application under this Section, the owner shall
pay to the City an initial application fee of five hundred one thousand dollars
($1,000.00500.00).
6
tome 440
3. Deadline: The application shall be submitted prior to the issuance of the
building permit for the project. The Administrator shall approve or deny an
exemption application within ninety (90) days of receipt of a complete
application.
F. APPLICATION APPROVAL:
1. Approval: The Administrator may approve an application if he or she
finds that:
a. The owner has complied with all of the requirements of this Section,
including but not limited to the project eligibility requirements contained
in RMC 4-1-220D and the application requirements contained in RMC 4-
1-220E; and
b. The proposed project is or will be, at the time of completion, in
conformance with all approved plans, and all applicable requirements of
the Renton Municipal Code or other applicable requirements or
regulations in effect at the time the application is approved.
2. Contract Required: If the application is approved, the owner shall enter
into a contract with the City, approved by the City Council, regarding the
terms and conditions of the project under this Section.
3. Issuance of Conditional Certificate: Following Council approval of the
contract, the Administrator shall issue a conditional certificate of acceptance
of tax exemption. The conditional certificate shall expire three (3) years from
the date of Council approval of
the contract unless an extension is granted as provided in RMC 4-1-2201.
G. APPLICATION DENIAL:
1. Denial: The Administrator shall deny an application if the criteria in RMC
4-1-220F1 are not met. The Administrator shall state in writing the reasons
for the denial and send notice of denial to the owner's last known address
within ten (10) days of the denial.
2. Appeal: An owner may appeal a denial of a tax exemption application to
the City Council by filing a notice of appeal with the City Clerk within thirty
(30) calendar days of receipt of notice of the denial. The appeal before the
City Council shall be based upon the record before the Administrator, and
the Administrator's decision will be upheld unless the owner can show that
there is no substantial evidence on the record to support the Administrator's
decision. The City Council's decision on appeal is final.
H. AMENDMENT OF CONTRACT:
7
An owner may request an amendment(s) to the contract by submitting a request
in writing to the Administrator, together with a fee of five hundred two-kw-rid-red
fift dollars ($500.002-50.00), at any time within three (3) years of the date of the
approval of the contract as provided for in RMC 4-1-220G2. The date for
expiration of the conditional certificate shall not be extended by contract
amendment unless all the conditions for extension set forth in RMC 4-1-2201 are
met.
I. EXTENSION OF CONDITIONAL CERTIFICATE:
1. Application: The conditional certificate may be extended by the
Administrator for a period not to exceed twenty four (24) consecutive
months. The owner shall submit a written request stating the grounds for the
extension together with a fee of two hundred fifty dollars ($250.00).
2. Approval: The Administrator may grant an extension if the Administrator
finds that:
a. The anticipated failure to complete construction within the required
time period is due to circumstances beyond the control of the owner;
b. The owner has been acting, and could reasonably be expected to
continue to act, in good faith and with due diligence; and
c. All the conditions of the original contract between the owner and the
City will be satisfied upon completion of the project.
3. Denial — Appeal: If an extension is denied, the Administrator shall state in
writing the reason for denial and shall send notice to the owner's last known
address within ten (10) calendar days of the denial. An owner may appeal
the denial of an extension to the Hearing Examiner by filing a notice of
appeal with the City Clerk within fourteen (14) calendar days after issuance
of the notice of the denial. The appeal before the Hearing Examiner shall
follow the provisions of RMC 4-8-110E. The owner may appeal the Hearing
Examiner's decision to the King County Superior Court according to the
procedures contained in RCW 34.05.510 through 34.05.598, as provided in
RCW 84.14.090(6), within thirty (30) days of notification by the City to the
owner of the decision.
J. FINAL CERTIFICATE:
1. Application: Upon completion of the construction as provided in the
contract between the owner and the City, and upon issuance of a temporary
certificate of occupancy, or a permanent certificate of occupancy if no
temporary certificate is issued, the owner may request a final certificate of
tax exemption. The owner shall pay a fee of one thousand '
dollars ($1,000.00500.00250.00) and file with the Administrator
8
NioBe Noe
such information as the Administrator may deem necessary or useful to
evaluate eligibility for the final certificate, which shall at a minimum include:
a. A statement of expenditures made with respect to each multi-family
housing unit and the total expenditures made with respect to the entire
property;
b. A description of the completed work and a statement of qualification
for the exemption; and
c. The total monthly rent or total sale amount of each multi-family
housing unit rented or sold to date;
d. The income of each renter household to date at the time of initial
occupancy and the income of each initial purchaser of owner-occupied
multi-family housing units to date at the time of purchase:
e. If applicable, a statement that the project meets the affordable
housing requirements in subsection (C)(1)(b)(ii) above, along with the
number, type, and specific multi-family housing units rented or sold to
date, as applicable, to meet the affordable housing requirements,
f. Any additional information requested by the City pursuant to meeting
any reporting requirements under RCW 84.14: and
g. A statement that the work was completed within the required three (3)
year period or any approved extension.
2. Determination: Within thirty (30) days of receipt of all materials required
for a final certificate, the Administrator shall determine whether the
completed work is consistent with the contract between the City and owner,
whether all or a portion of the completed work is qualified for exemption
under this Section and, if so, which specific improvements satisfy the
requirements of this Section.
3. Filing with County Assessor: For projects that comply with the
requirements of RMC 4-1-220J1, the City shall file a final certificate of tax
exemption with the county assessor within ten (10) days of the expiration of
the thirty (30) day period provided in the prior subsection.
4. Recording: The Administrator is authorized to cause to be recorded, at
the owner's expense, in the real property records of the King County
Department of Records and Elections, the contract with the City required
under RMC 4-1-220F2, as amended under RMC 4-1-220H, if applicable,
and/or such other document(s) as will identify such terms and conditions of
eligibility for exemption under this Section as the Administrator deems
appropriate for recording.
9
5. Denial: The Administrator shall notify the owner in writing that the City will
not file a final certificate if: (a) the Administrator determines that the project
was not completed within the required three (3) year period or any approved
extension, or was not completed in accordance with the contract between
the owner and the City and the requirements of this Section, or the owner's
property is otherwise not qualified for the limited exemption under this
Section; or (b) the owner and Administrator cannot come to an agreement
on the allocation of the value of the improvements allocated to the exempt
portion of the project.
6. Appeal: The owner may appeal the Administrator's decision to the
Hearing Examiner by filing a notice of appeal with the City Clerk within
fourteen (14) calendar days after issuance of the notice of the denial. The
appeal before the Hearing Examiner shall follow the provisions for appeal
contained in RMC 4-8-110E. The owner may appeal the Hearing Examiner's
decision to the King County Superior Court according to the procedures
contained in RCW 34.05.510 through 34.05.598, as provided in RCW
84.14.090(6), within thirty (30) days of notification by the City to the owner of
the decision.
K. ANNUAL CERTIFICATION AND REPORT:
Within thirty (30) days after the first anniversary of the date the City filed-issued
the final certificate of tax exemption and each year thereafter; for a period of ten
(10) y ar,,the duration of the tax exemption period, the property owner shall file
an annual report certification with the Administrator,
Failure to submit the annual reportcertifieation may result in cancellation of the
tax exemption. The certification shall contain such information as required by
RCW 84.14 and as the Administrator may deem necessary or useful, and shall at
a minimum include the following information:
1. A statement of occupancy and vacancy of the multi-family dwelling units
during the previous 'artwelve months ending with the anniversary date;
2. A certification that the property has not changed use and. if applicable,
that the property has been in compliance with the affordable housing
requirements as described in subsection (C)(1)(b)(ii) above since the date of
filing of the City issued the final certificate of tax exemption, and that the
project continues to be in compliance with the contract with the City and the
requirements of this Section; acid
3. A description of any improvements or changes to the property made after
the films-of-City issued the final certificate of tax exemptions or most recent
10
4. The total monthly rent of each multi-family housing unit rented or the total
sale amount of each multi-family housing unit sold to an initial purchaser
during the twelve months ending with the anniversary date:
5. The income of each renter household at the time of initial occupancy and
the income of each initial purchaser of owner-occupied multi-family housing
units at the time of purchase during the twelve months ending with the
anniversary date:
6. If applicable. a breakdown of the number, type. and specific multi-family
housing units rented or sold during the twelve months ending with the
anniversary date, as applicable to meet the affordable housing requirements
in subsection (C)(1)(b)(ii) above: and
7. Any additional information requested by the City pursuant to meeting any
reporting requirements under RCW 84.14.
L. CANCELLATION OF TAX EXEMPTION:
1. Cancellation: If at any time the Administrator determines that: (a) the
property no longer complies with the terms of the contract or with the
requirements of this Section; (b) the use of the property is changed or will be
changed to a use that is other than residential; (c)the project violates
applicable zoning requirements, land use regulations or building code
requirements; or (d) the property for any reason no longer qualifies for the
tax exemption, the tax exemption shall be canceled and additional taxes,
interest and penalties imposed pursuant to State law. Upon determining that
a tax exemption shall be canceled, the Administrator shall notify the property
owner by certified mail, return receipt requested.
2. Appeal: The property owner may appeal the determination by filing a
notice of appeal with the City Clerk, within thirty (30) days after issuance of
the decision by the Administrator, specifying the factual and legal basis for
the appeal. The appeal before the Hearing Examiner shall follow the
procedures set forth in RMC 4-8-110E. At the appeal hearing, all affected
parties may be heard and all competent evidence received. The Hearing
Examiner shall affirm, modify, or repeal the decision to cancel the exemption
based on the evidence received. The Hearing Examiner shall give
substantial weight to the Administrator's decision to cancel the exemption,
and the burden of proof and the burden of overcoming the weight accorded
to the Administrator's decision shall be upon the appellant. An aggrieved
party may appeal the Hearing Examiner's decision to the King County
Superior Court in accordance with the procedures in RCW 34.05.510
through 34.05.598, as provided in RCW 84.14.110(2), within thirty (30) days
after issuance of the decision of the Hearing Examiner.
11
3. Change of Use: If the owner intends to convert the multi-family housing
to another use, the owner must notify the Administrator and the County
assessor within sixty (60) days of the change in use. Upon such change in
use, the tax exemption shall be canceled and additional taxes, interest and
penalties imposed pursuant to State law.
M. SUNSET OF EXEMPTION FOR APPLICATIONS FOR CONDITIONAL
CERTIFICATES:
The City shall not accept new applications for conditional certificates as provided
in RMC 4-1-220E after December 31, 2009, unless extended by City Council
action. Incomplete applications for conditional certificates as of December 31,
2009, shall be returned to owners. Notwithstanding the above, the City shall
process (1) pending complete applications for a conditional certificate as of
December 31, 2009, and (2) applications for an extension of the conditional
certificate and/or a final certificate received after December 31, 2009, as
provided in this Section under RMC 4-1-220D through 4-1-220J. RMC 4-1-220C
and 4-1-220J through 4-1-220L shall continue to apply to all properties that have
been or are issued a final certificate of tax exemption under this Section until
expiration, termination or cancellation of the tax exemption. (Ord. 5061, 12-22-
2003; Ord. 5249, 12-11-2006)
12
Attachment 6
CITY OF RENTON, WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING SECTION 4-1-220, PROPERTY TAX EXEMPTION FOR
MULTI-FAMILY HOUSING IN RESIDENTIAL TARGETED AREAS, OF
CHAPTER 1, ADMINISTRATION AND ENFORCEMENT, OF TITLE IV
(DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260
ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF
RENTON, WASHINGTON" BY MODIFYING THE DESIGNATED
RESIDENTIAL TARGETED AREAS, IMPLEMENTING THE
PROVISIONS OF HOUSE BILL 1910, INCORPORATING AFFORDABLE
HOUSING,AND MODIFYING PROJECT ELIGIBILITY AND FEES.
WHEREAS, on December 22, 2003, the Renton City Council adopted Ordinance No.
5061 (codified in RMC 4-1-220) to establish a limited property tax exemption to encourage
multi-family housing development in designated residential targeted areas; and
WHEREAS,the provisions of Section 4-1-220, Property Tax Exemption for Multi-
Family Housing in Residential Targeted Areas, have been useful in helping to encourage
increased residential opportunities and stimulate new construction of multi-family housing in
residential targeted areas; and
WHEREAS,the Renton City Council desires to modify the residential targeted areas for
future multi-family housing projects eligible for the property tax exemption;
WHEREAS, the State Legislature passed House Bill 1910 in 2007 amending Chapter
84.14 RCW relating to the multi-family housing property tax exemption; and
WHEREAS, the Renton City Council desires to amend RMC 4-220 to implement the
changes from House Bill 1910 and revise the project eligibility and fees; and
WHEREAS, the Renton City Council desires to incorporate affordable housing into the
property tax exemption program and establish the designated residential targeted areas as areas
1
.., ORDINANCE NO. ...r
targeted for low-income housing serving households at or below eighty percent (80%) of the
median income;
WHEREAS, on June 23, 2008, the Renton City Council conducted a public hearing and
considered all testimony;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DOES ORDAIN AS FOLLOWS:
SECTION I. Section 4-1-220., Property Tax Exemption for Multi-Family
Housing in Residential Targeted Areas, of Chapter 1, Administration and Enforcement, of Title
IV (Development Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of
the City of Renton, Washington" is hereby entirely amended to read as follows:
A. PURPOSE:
As provided for in chapter 84.14 RCW, the purpose of this Section is to provide limited, eight
(8), ten (10), or twelve (12) year exemptions from ad valorem property taxation for qualified new
multi-family housing located in designated residential targeted areas.
B. DEFINITIONS:
In construing the provisions of this Section, the following definitions shall be applied:
1. "Administrator"means the Administrator of the Renton Department of Community and
Economic Development, or any other City office, department or agency that shall succeed
to its functions with respect to this Section, or his or her authorized designee.
2. "Affordable housing" means residential housing that is rented by a low income
household whose monthly housing costs, including rent and utilities other than telephone,
do not exceed thirty percent (30%) of the household's monthly income. For the purposes of
2
ilow ORDINANCE NO. 14.00
housing intended for owner occupancy, "affordable housing" means residential housing that
is within the means of and purchased by low or moderate income households.
3. "Household" means a single person, family, or unrelated persons living together.
4. "Low income household" means a single person, family, or unrelated persons living
together whose adjusted income is at or below eighty percent (80%) of the median income,
as further defined in subsection(C)(1)(b)(ii)(a)below.
5. "Median income"means the median family income adjusted for family size for King
County, as reported by the United States Department of Housing and Urban Development
(HUD). In the event that HUD no longer publishes median income figures for King
County, the City may use or determine such other method as it may choose to determine the
King County median income, adjusted for household size.
6. "Mixed-use"means a multi-family housing residential project with at least one (1) other
non-residential use in one (1) or more multi-family housing buildings in the project, such as
retail, office, entertainment, schools, conference centers or a use approved in writing by the
(CED) Administrator. The purpose of the mixed-use requirement is to implement the intent
of the land use district, maximize the efficient use of land, support transit use, and
encourage the development of well-balanced, attractive, convenient, and vibrant urban
residential neighborhoods. The additional use excludes any accessory functions related to
the residential use. Unless otherwise modified or waived in writing by the Administrator,
the non-residential mixed-use shall occupy at a minimum the ground floor along the street
frontage with a depth of at least thirty feet(30') for any building in the project.
3
ORDINANCE NO.
7. "Moderate income household" means a single person, family, or unrelated persons living
together whose adjusted income is at or below one hundred twenty percent(120%) of the
median income, as further defined in subsection(C)(1)(b)(ii)(b)below.
8. "Multi-family housing"means one or more new buildings designed for permanent
residential occupancy, each with four(4) or more dwelling units.
9. "Permanent residential occupancy"means multi-family housing that provides either
owner occupancy or rental accommodation on a nontransient basis. This definition includes
rental accommodation that is leased for a period of at least one (1) month but excludes, for
example, hotels and motels that predominantly offer rental accommodation on a daily or
weekly basis.
C. TAX EXEMPTION:
1. Duration of Exemption: The value of improvements qualifying under RMC 4-1-220D is
exempt from ad valorem property taxation as follows:
(a) For properties for which applications are submitted before July 22, 2007, the value
is exempt for ten(10) successive years beginning January 1 of the year immediately
following the calendar year of issuance of the final certificate of tax exemption; and
(b) For properties for which applications are submitted on or after July 22, 2007, the
value is exempt:
(i) For eight (8) successive years beginning January 1st of the year immediately
following the calendar year of issuance of the final certificate of tax exemption; or
(ii) For twelve (12) successive years beginning January 1st of the year immediately
following the calendar year of issuance of the final certificate of tax exemption, if the
property otherwise qualifies for the exemption and the applicant/owner rents or sells at
4
ORDINANCE NO.
least twenty percent(20%) of the multi-family housing units as affordable housing to
low and moderate income households as further defined in subsection(C)(1)(b)(ii)(a)
and (C)(1)(b)(ii)(b)below.
(a) For rental projects, at least twenty percent(20%) of the multi-family housing units
in the project must be rented throughout the duration of the twelve (12)-year
exemption period as affordable housing to low income households at eighty percent
(80%) or less of median income.
(b) For ownership projects, at least twenty percent (20%) of the multi-family housing
units in the project must be sold as affordable housing to low or moderate income
households at one hundred twenty percent (120%) or less of median income.
(c) The owner may use any combination of studio, one (1)-bedroom, two (2)-bedroom,
and/or three (3)-bedroom units to comply with the minimum twenty percent (20%)
requirement in subsection (C)(1)(b)(ii)(a) and (C)(1)(b)(ii)(b) above.
(d) If, in calculating the minimum twenty percent(20%) of the multi-family housing
units in the project for affordable housing in subsection(C)(1)(b)(ii), the number
contains a fraction, then the minimum number of multi-family housing units for
affordable housing shall be rounded up to the next whole number.
(e) When the project includes more than one building with multi-family housing units,
all of the affordable housing units required in subsection(C)(1)(b)(ii) may not be
located in the same building.
2. Limits on Exemption: The exemption does not apply to the value of land or to the value
of nonhousing-related improvements not qualifying under RMC 4-1-220D, nor does the
exemption apply to increases in assessed valuation of land and nonqualifying
5
`., ORDINANCE NO.
improvements. This Section also does not apply to increases in assessed valuation made by
the county assessor on nonqualifying portions of building and value of land, nor to increases
made by lawful order of a county board of equalization, the Department of Revenue, or a
county, to a class of property throughout the county or specific area of the county to achieve
the uniformity of assessment or appraisal required by law.
D. PROJECT ELIGIBILITY:
To qualify for exemption from property taxation under this Section, the project must satisfy all of
the following requirements:
1. Location: The property must be located in one of the designated "residential targeted
areas" listed below in subsection(D)(1)(a) or(D)(1)(b) of this Section which are targeted
for low-income housing serving households at or below eighty percent(80%) of the median
income. If a part of any legal lot is within a residential targeted area, then the entire lot
shall be deemed to lie within the residential targeted area.
a. Highlands: Within the Center Village Comprehensive Plan designation and in one
of the following: the Center Village (CV) zone, the Residential Multi-Family(RM-F)
zone, or the Residential 14 Dwelling Units/Acre (R-14) zone; or
b. Downtown: In the Center Downtown(CD) zone, Residential Multi-Family Urban
Center(RM-U)zone, or Residential Multi-Family Traditional (RM-T) zone.
2. Size and Structure:
a. If the project is located in the Residential Multi-Family Traditional (RM-T)zone or
within the Center Village Comprehensive Plan designation and in either the
Residential Multi-Family(RM-F) zone or the Residential 14 Dwelling Units/Acre (R-
14) zone, the project must(i) consist of a minimum total of ten (10)new dwelling units
6
ORDINANCE NO. rrrr►'
of multi-family housing, and(ii)be located within a new residential structure(s) or a
new mixed-use development as allowed by the RMC for the specific zone. At least
fifty percent(50%) of the space within the project shall be intended for permanent
residential occupancy.
b. If the project is located in the Residential Multi-Family Urban Center(RM-U) zone,
the Center Downtown (CD) zone or is within the Center Village Comprehensive Plan
designation and in the Center Village (CV) zone, the project must (i) consist of a
minimum total of thirty(30)new dwelling units of multi-family housing and (ii)be
located in a new mixed-use development, unless otherwise waived by the
Administrator. If the Administrator waives the mixed-use development requirement,
the multi-family housing must be located in a new residential structure(s). At least fifty
percent (50%) of the space within the project shall be intended for permanent
residential occupancy.
3. Exception for Existing Residential Structure: In the case of an existing occupied
residential structure that is proposed for demolition and redevelopment as new multi-
family housing, the project must provide as a minimum number of dwelling units in
the new multi-family housing project, the greater of:
a. Replace the existing number of dwelling units and, unless the existing
residential rental structure was vacant for twelve (12) months or more prior to
demolition,provide for a minimum of four(4) additional dwelling units in the
new multi-family housing project; or
b. Provide the number of dwelling units otherwise required in subsection(D)(2)
of this section.
7
... ORDINANCE NO.
4. Completion Deadline: The project must be completed within three(3) years from
the date of approval of the contract by the City Council as provided in RMC 4-1-220F2
or by any extended deadline granted by the Administrator as provided in RMC 4-1-
220I. (Ord. 5151, 8-1-2005; Amd. Ord. 5192, 1-23-2006)
E. APPLICATION PROCEDURE:
1. Form: The owner of property applying for exemption under this Section shall submit an
application to the Administrator on a form established by the Administrator. The owner
shall verify the correctness of the information contained in the application by his/her
signature and affirmation made under penalty of perjury under the laws of the State of
Washington. The application shall contain such information as the Administrator may deem
necessary or useful, which at a minimum shall include:
a. A completed City application form, including information setting forth the grounds
for tax exemption and whether the owner elects to rent or sell at least twenty percent
(20%) of the multi-family housing units as affordable housing to low and moderate
income households to qualify for the twelve(12)-year exemption defined in subsection
(C)(1)(b)(ii) above;
b. A brief written description of the project, and schematic site and floor plans of the
multi-family dwelling units and the structure(s) in which they are proposed to be
located;
c. Floor and site plans of the proposed project, which plans may be revised by the
owner provided such revisions are made and presented to the Administrator prior to the
City's final action on the exemption application;
8
1160 ORDINANCE NO.
d. A statement from the owner acknowledging the potential tax liability when the
property ceases to be eligible for exemption under this Section.
2. Fee: At the time of initial application under this Section, the owner shall pay to the City
an initial application fee of one thousand dollars ($1,000.00).
3. Deadline: The application shall be submitted prior to the issuance of the building permit
for the project. The Administrator shall approve or deny an exemption application within
ninety(90) days of receipt of a complete application.
F. APPLICATION APPROVAL:
1. Approval: The Administrator may approve an application if he or she finds that:
a. The owner has complied with all of the requirements of this Section, including but
not limited to the project eligibility requirements contained in RMC 4-1-220D and the
application requirements contained in RMC 4-1-220E; and
b. The proposed project is or will be, at the time of completion, in conformance with
all approved plans, and all applicable requirements of the Renton Municipal Code or
other applicable requirements or regulations in effect at the time the application is
approved.
2. Contract Required: If the application is approved, the owner shall enter into a contract
with the City, approved by the City Council, regarding the terms and conditions of the
project under this Section.
3. Issuance of Conditional Certificate: Following Council approval of the contract, the
Administrator shall issue a conditional certificate of acceptance of tax exemption. The
conditional certificate shall expire three (3) years from the date of Council approval of
the contract unless an extension is granted as provided in RMC 4-1-220I.
9
•. ORDINANCE NO.
G. APPLICATION DENIAL:
1. Denial: The Administrator shall deny an application if the criteria in RMC 4-1-220F1 are
not met. The Administrator shall state in writing the reasons for the denial and send notice
of denial to the owner's last known address within ten(10) days of the denial.
2. Appeal: An owner may appeal a denial of a tax exemption application to the City
Council by filing a notice of appeal with the City Clerk within thirty(30) calendar days of
receipt of notice of the denial. The appeal before the City Council shall be based upon the
record before the Administrator, and the Administrator's decision will be upheld unless the
owner can show that there is no substantial evidence on the record to support the
Administrator's decision. The City Council's decision on appeal is final.
H. AMENDMENT OF CONTRACT:
An owner may request an amendment(s) to the contract by submitting a request in writing to the
Administrator, together with a fee of five hundred dollars ($500.00), at any time within three (3)
years of the date of the approval of the contract as provided for in RMC 4-1-220G2. The date for
expiration of the conditional certificate shall not be extended by contract amendment unless all
the conditions for extension set forth in RMC 4-1-220I are met.
I. EXTENSION OF CONDITIONAL CERTIFICATE:
1. Application: The conditional certificate may be extended by the Administrator for a
period not to exceed twenty four(24) consecutive months. The owner shall submit a written
request stating the grounds for the extension together with a fee of two hundred fifty dollars
($250.00).
2. Approval: The Administrator may grant an extension if the Administrator finds that:
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a. The anticipated failure to complete construction within the required time period is
due to circumstances beyond the control of the owner;
b. The owner has been acting, and could reasonably be expected to continue to act, in
good faith and with due diligence; and
c. All the conditions of the original contract between the owner and the City will be
satisfied upon completion of the project.
3. Denial—Appeal: If an extension is denied, the Administrator shall state in writing the
reason for denial and shall send notice to the owner's last known address within ten(10)
calendar days of the denial. An owner may appeal the denial of an extension to the Hearing
Examiner by filing a notice of appeal with the City Clerk within fourteen (14) calendar days
after issuance of the notice of the denial. The appeal before the Hearing Examiner shall
follow the provisions of RMC 4-8-110E. The owner may appeal the Hearing Examiner's
decision to the King County Superior Court according to the procedures contained in RCW
34.05.510 through 34.05.598, as provided in RCW 84.14.090(6), within thirty(30) days of
notification by the City to the owner of the decision.
J. FINAL CERTIFICATE:
1. Application: Upon completion of the construction as provided in the contract between
the owner and the City, and upon issuance of a temporary certificate of occupancy, or a
permanent certificate of occupancy if no temporary certificate is issued, the owner may
request a final certificate of tax exemption. The owner shall pay a fee of one thousand
dollars ($1,000.00) and file with the Administrator such information as the Administrator
may deem necessary or useful to evaluate eligibility for the final certificate, which shall at a
minimum include:
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..� ORDINANCE NO. ...
a. A statement of expenditures made with respect to each multi-family housing unit
and the total expenditures made with respect to the entire property;
b. A description of the completed work and a statement of qualification for the
exemption;
c. The total monthly rent or total sale amount of each multi-family housing unit rented
or sold to date;
d. The income of each renter household to date at the time of initial occupancy and the
income of each initial purchaser of owner-occupied multi-family housing units to date
at the time of purchase;
e. If applicable, a statement that the project meets the affordable housing requirements
in subsection(C)(1)(b)(ii) above, along with the number, type, and specific multi-
family housing units rented or sold to date, as applicable, to meet the affordable
housing requirements;
f. Any additional information requested by the City pursuant to meeting any reporting
requirements under RCW 84.14; and .
g. A statement that the work was completed within the required three (3) year period or
any approved extension.
2. Determination: Within thirty(30) days of receipt of all materials required for a final
certificate, the Administrator shall determine whether the completed work is consistent with
the contract between the City and owner,whether all or a portion of the completed work is
qualified for exemption under this Section and, if so, which specific improvements satisfy
the requirements of this Section.
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3. Filing with County Assessor: For projects that comply with the requirements of RMC 4-
1-220J1, the City shall file a final certificate of tax exemption with the county assessor
within ten(10) days of the expiration of the thirty(30) day period provided in the prior
subsection.
4. Recording: The Administrator is authorized to cause to be recorded, at the owner's
expense, in the real property records of the King County Department of Records and
Elections, the contract with the City required under RMC 4-1-220F2, as amended under
RMC 4-1-220H, if applicable, and/or such other document(s) as will identify such terms
and conditions of eligibility for exemption under this Section as the Administrator deems
appropriate for recording.
5. Denial: The Administrator shall notify the owner in writing that the City will not file a
final certificate if: (a) the Administrator determines that the project was not completed
within the required three (3) year period or any approved extension, or was not completed in
accordance with the contract between the owner and the City and the requirements of this
Section, or the owner's property is otherwise not qualified for the limited exemption under
this Section; or(b)the owner and Administrator cannot come to an agreement on the
allocation of the value of the improvements allocated to the exempt portion of the project.
6. Appeal: The owner may appeal the Administrator's decision to the Hearing Examiner by
filing a notice of appeal with the City Clerk within fourteen(14) calendar days after
issuance of the notice of the denial. The appeal before the Hearing Examiner shall follow
the provisions for appeal contained in RMC 4-8-110E. The owner may appeal the Hearing
Examiner's decision to the King County Superior Court according to the procedures
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contained in RCW 34.05.510 through 34.05.598, as provided in RCW 84.14.090(6), within
thirty(30) days of notification by the City to the owner of the decision.
K. ANNUAL CERTIFICATION AND REPORT:
Within thirty(30) days after the first anniversary of the date the City issued the final certificate
of tax exemption and each year thereafter for the duration of the tax exemption period, the
property owner shall file an annual report with the Administrator. Failure to submit the annual
report may result in cancellation of the tax exemption. The certification shall contain such
information as required by RCW 84.14 and as the Administrator may deem necessary or useful,
and shall at a minimum include the following information:
1. A statement of occupancy and vacancy of the multi-family dwelling units during the
twelve months ending with the anniversary date;
2. A certification that the property has not changed use and, if applicable, that the property
has been in compliance with the affordable housing requirements as described in subsection
(C)(1)(b)(ii) above since the date the City issued the final certificate of tax exemption and
that the project continues to be in compliance with the contract with the City and the
requirements of this Section;
3. A description of any improvements or changes to the property made after the City issued
the final certificate of tax exemption ;
4. The total monthly rent of each multi-family housing unit rented or the total sale amount
of each multi-family housing unit sold to an initial purchaser during the twelve months
ending with the anniversary date;
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5. The income of each renter household at the time of initial occupancy and the income of
each initial purchaser of owner-occupied multi-family housing units at the time of purchase
during the twelve months ending with the anniversary date;
6. If applicable, a breakdown of the number, type, and specific multi-family housing units
rented or sold during the twelve months ending with the anniversary date, as applicable, to
meet the affordable housing requirements in subsection(C)(1)(b)(ii) above; and
7. Any additional information requested by the City pursuant to meeting any reporting
requirements under RCW 84.14.
L. CANCELLATION OF TAX EXEMPTION:
1. Cancellation: If at any time the Administrator determines that: (a) the property no longer
complies with the terms of the contract or with the requirements of this Section; (b) the use
of the property is changed or will be changed to a use that is other than residential; (c) the
project violates applicable zoning requirements, land use regulations or building code
requirements; or(d) the property for any reason no longer qualifies for the tax exemption,
the tax exemption shall be canceled and additional taxes, interest and penalties imposed
pursuant to State law. Upon determining that a tax exemption shall be canceled,the
Administrator shall notify the property owner by certified mail, return receipt requested.
2. Appeal: The property owner may appeal the determination by filing a notice of appeal
with the City Clerk, within thirty(30) days after issuance of the decision by the
Administrator, specifying the factual and legal basis for the appeal. The appeal before the
Hearing Examiner shall follow the procedures set forth in RMC 4-8-110E. At the appeal
hearing, all affected parties may be heard and all competent evidence received. The Hearing
Examiner shall affirm, modify, or repeal the decision to cancel the exemption based on the
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evidence received. The Hearing Examiner shall give substantial weight to the
Administrator's decision to cancel the exemption, and the burden of proof and the burden of
overcoming the weight accorded to the Administrator's decision shall be upon the appellant.
An aggrieved party may appeal the Hearing Examiner's decision to the King County
Superior Court in accordance with the procedures in RCW 34.05.510 through 34.05.598, as
provided in RCW 84.14.110(2), within thirty(30) days after issuance of the decision of the
Hearing Examiner.
3. Change of Use: If the owner intends to convert the multi-family housing to another use,
the owner must notify the Administrator and the County assessor within sixty(60) days of
the change in use. Upon such change in use, the tax exemption shall be canceled and
additional taxes, interest and penalties imposed pursuant to State law.
M. SUNSET OF EXEMPTION FOR APPLICATIONS FOR CONDITIONAL
CERTIFICATES:
The City shall not accept new applications for conditional certificates as provided in RMC 4-1-
220E after December 31, 2009, unless extended by City Council action. Incomplete applications
for conditional certificates as of December 31, 2009, shall be returned to owners.
Notwithstanding the above, the City shall process (1)pending complete applications for a
conditional certificate as of December 31, 2009, and (2) applications for an extension of the
conditional certificate and/or a final certificate received after December 31, 2009, as provided in
this Section under RMC 4-1-220D through 4-1-220J. RMC 4-1-220C and 4-1-220J through 4-1-
220L shall continue to apply to all properties that have been or are issued a final certificate of tax
exemption under this Section until expiration, termination or cancellation of the tax exemption.
(Ord. 5061, 12-22-2003; Ord. 5249, 12-11-2006)
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ORDINANCE NO.
SECTION II. This ordinance shall be effective upon its passage, approval, and
five (5) days after its publication.
PASSED BY THE CITY COUNCIL this day of , 2008.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2008.
Denis Law, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
17
CITY OF RENTON, WASHINGTON
RESOLUTION NO.
A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, SETTING A
PUBLIC HEARING DATE FOR PROPOSED MODIFICATIONS TO THE
MULTI-FAMILY HOUSING PROPERTY TAX EXEMPTION.
WHEREAS, the City is required by RCW 84.14.040 to hold a public hearing
when designating a residential targeted area associated with the multi-family housing
property tax exemption; and
WHEREAS, the City seeks to afford interested parties the opportunity to be
heard regarding other proposed modifications to the multi-family housing property tax
exemption.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DO RESOLVE AS FOLLOWS:
SECTION I. That June 23, 2008, at the hour of 7:00 p.m. at the City
Council chambers at City Hall, Renton, King County, Washington is hereby fixed as the
date, time, and place for a public hearing to consider the proposed modifications to the
multi-family housing property tax exemption.
SECTION II. The City Clerk is hereby authorized and directed to give
notice of the time and date of this hearing.
Nor
PASSED BY THE CITY COUNCIL this day of , 2008.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2008.
Denis Law,Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
RES. [number]:[date]:ma