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HomeMy WebLinkAboutDevelopment Fee Waiver Application.pdf 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org 3/5/2020 Chip Vincent Administrator of the Department of Community & Economic Development Renton City Hall 1055 South Grady Way Renton, WA 98057 RE: Habitat for Humanity - Request to Waive Development and Mitigation Fees Dear Mr. Vincent, On behalf of Habitat for Humanity Seattle-King County (HFHSKC) I wish to submit this application to waive applicable development and mitigation fees at our development site 12710-12748 SE 173rd ST, 17210-17324 127th Place SE, in Renton WA. This development consists of 12 affordable for- sale townhomes across 3 buildings (4 units per building). 6 units are 4 bed/2 bath and 6 units are 3 bed/1.5 bath. 1 unit will have a fully accessible first floor. We estimate that the project will serve 60 people (project plans enclosed for your review). Further, I wish to request a waiver of the application deadline for the fee waiver application. Due to a series of staffing changes at our office the deadline for submission at Land-Use Application was missed. This oversight was our responsibility and we would greatly appreciate any flexibility and understanding the city might offer on this project. As the fees are quite substantial (fee schedule enclosed), they present a very big challenge to our ability to provide these units at affordable prices. I believe our development meets the eligibility criteria for fee waivers in the Renton Municipal Code for the following reasons:  The project includes a total of 12 units; a minimum of 10 units is required.  All 12 units will be owner-occupied “for sale” affordable housing.  All 12 units will be restricted to buyers who make 80% or less of the Area Median Income adjusted for household size adjusted for King County as reported by the United States Department of Housing and Urban Development (HUD).  All 12 units will be held in the Habitat Land Trust (HLT) and administered by HFHSKC. The HLT program ensures permanent affordability of the units for future low income home buyers. HFHSKC will sell the improvement (house) to the buyer and retain ownership of the land. An individual ground lease is executed with the HFHSKC homebuyer at the time of sale. If the homeowner sells the property in the future, the ground lease gives HFHSKC the first option to purchase the home using a sales price calculated by a formula embedded in the ground lease document, not the real estate market. This allows HFHSKC to address the threat of displacement that our most vulnerable families face as the cost of living continues to rise in King County.  Habitat for Humanity Seattle-King County has a demonstrated history of providing affordable housing in King County with over 350 units in our portfolio (abridged project history enclosed). 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org  Our preferred mortgage lender is HomeSight. HomeSight currently reviews all homeowner applications for compliance with affordability standards and adherence to our Land Trust Model. I would propose HomeSight as the third-party entity to provide annual compliance documentation to the City of Renton. We have made excellent progress with this development and are on schedule to break ground in the summer of 2020. The current schedule is as follows:  Land Use Application submitted 10/15/19  Civil Permit submitted 2/13/20  Building Permit submitted 2/24/20  Civil and infrastructure work to begin 6/1/20  Building work to begin Fall 2020  Homes to be sold Spring 2022 Thank you for your consideration of this application. If you have any questions I will be happy to give further details on any part of the development. Thank you, Patrick Sullivan Director of Real Estate Development Habitat for Humanity Seattle-King County 560 Naches Ave SW, Suite 110, Renton, WA 98057 patrick.sullivan@habitatskc.org Cell: (347) 260-6640 Office: (206) 855-5004 Enclosed: Project Development Plan Sheets Impact Fee Schedule Project Experience 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org I. Past Performance HFHSKC is a non-profit that builds strength, stability, and self-reliance through shelter – moving individuals and families out of vulnerable housing and into homeownership. With a proven model of creating and supporting homeownership for low-income households in King County, HFHSKC prepares families for financial success and stability through programs that help them purchase, preserve, and stay in affordable homes. HFHSKC brings a unique expertise and track record of success around:  Building quality new homes at an affordable price point for low income buyers.  Utilizing an internal land trust model which keeps the units permanently affordable.  Recruiting, screening, and identifying qualified homebuyers who are financially responsible and able to succeed at homeownership but are otherwise unable to afford a better living situation given the high cost of housing in the region.  Preparing low income homebuyers for success through financial education courses, homeownership education, peer mentorship, referrals to outside resources, and ongoing support before, during, and after home purchase. As the largest Habitat for Humanity affiliate in Washington State and one of the top ten affiliates in the nation, HFHSKC is uniquely positioned to address the impact of the Seattle area’s housing affordability crisis on low income families. HFHSKC serves approximately 2,300 low income King County residents each year through homeownership, education, repair services, referrals, and community building. HFHSKC has built, repaired, or renovated over 550 homes in King County over the last 30 years, sheltering 1,808 people, including 1,009 children, with the help of tens of thousands of volunteers. Last year alone, over 2,194 volunteers were engaged contributing a total of 26,335 hours, including 188 total groups consisting of 94 businesses, 44 civic/veterans, 27 faith based, and 23 schools. Relevant Projects: Sammamish Cottages: Sammamish, WA Total Units in Development: 10 Timing: 2016 - 2019 Megan’s Meadow: Pacific. WA Total Units in Development: 9 Timing: 2016 - 2019 Rainier Vista: Seattle, WA Total Units in Development: 23 Timing: 2008 - 2014 Patterson Park: Redmond, WA Total Units in Development: 24 Timing: 2002 - 2010 Overlake: Bellevue, WA Total Units in Development: 10 Timing: 1994 - 1998 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org Project: Sammamish Cottages Address: 22802 SE 21st St, Sammamish, WA 98075 Jurisdiction: City of Sammamish Construction: 2016-2019 Number of units: 10 Type of units: Cottages; 10 single family homes with shared parking. HFHSKC received donated land from the City of Sammamish. All required development tasks and activities were managed through HFHSKC including: preparation and submittal of the binding site plan, early clear and grade permit, building permits, and construction work. A combination of professional subcontractors and volunteers lead by paid HFHSKC construction managers and AmeriCorps volunteers were utilized to complete the project. All units have been sold to families with low incomes. 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org Project Name: Megan’s Meadow Location: Pacific Address: 121 Skinner Rd; Pacific, WA 98047 Jurisdiction: City of Pacific Construction: 2016-2019 Number of units: 9 Type of units: Single family homes. HFHSKC purchased the site as vacant land from a developer. All required development tasks and activities were managed through HFHSKC including: preparation and submittal of the binding site plan, early clear and grade permit, building permits, and construction work. A combination of professional subcontractors and volunteers lead by paid HFHSKC construction managers and AmeriCorps volunteers were utilized to complete the project. All units have been sold to families with low incomes. 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org Project Name: Rainier Vista Address: 4051 MLK Way S; Seattle, WA 98108 Jurisdiction: City of Seattle/Rainier Vista Neighborhood-within Seattle Housing Authority’s (SHA) mixed use Rainier Vista development. Construction: 2008-2014 Number of units: 23 Type of units: Multi family; 2 story townhouses; 6 buildings. All required development tasks and activities were managed through HFHSKC including: preparation and submittal of the binding site plan, early clear and grade permit, building permits, and construction work. A combination of professional subcontractors and volunteers lead by paid HFHSKC construction managers and AmeriCorps volunteers were utilized to complete the project. All units have been sold to families with low incomes. 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org Project Name: Patterson Park Address: 18280 NE 98th Pl #C2; Redmond, WA 98052 Jurisdiction: City of Redmond Construction: 2002-2010 Number of units: 24 Type of units: Multi Family Townhouses; 4 buildings. All required development tasks and activities were managed through HFHSKC including: preparation and submittal of the binding site plan, early clear and grade permit, building permits, and construction work. A combination of professional subcontractors and volunteers lead by paid HFHSKC construction managers and AmeriCorps volunteers were utilized to complete the project. All units have been sold to families with low incomes. 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org Project Name: Overlake Address: 15771 Northup Way; Bellevue, WA 98008 Jurisdiction: City of Bellevue Construction: 1994-1998 Number of units: 10 Type of units: Multi Family; 5 duplex buildings, 2 story townhouses. All required development tasks and activities were managed through HFHSKC including: preparation and submittal of the binding site plan, early clear and grade permit, building permits, and construction work. A combination of professional subcontractors and volunteers lead by paid HFHSKC construction managers and AmeriCorps volunteers were utilized to complete the project. All units have been sold to families with low incomes. 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org Portfolio of Communities Name Total Units Project Timeline Location Building Type 1. New construction 350 Coal Creek Terrace 12 1999 - 2003 Newcastle Multi-family High Point 20 2006 - 2010 Seattle Single/duplex/triplex Judkins Park 1 2006 - 2008 Seattle Single-family Kent 3 2003 - 2004 Kent Single-family Koinonia Ridge 50 2000 - 2010 Snoqualmie Single-family LaFortuna 35 2010 - 2022 Renton Multi-family Lake City 16 2019-2021 Lake City Multi-family Lexington Place 4 1996 - 2000 Seattle Single-family Loyal Heights 8 Target 2020-2021 Seattle Duplex Magnolia Village 10 2008 - 2012 Issaquah Multi-family Megan's Meadow 9 2016 - 2019 Pacific Single-family New Holly 28 2001 - 2005 Seattle Duplex Othello 15 2004 - 2007 Seattle Single/ Multi-family Overlake 10 1997 - 1999 Bellevue Multi-family Pacific-2nd Ave 3 2019-2020 Pacific Single-family Patterson Park 24 2002 - 2010 Redmond Multi-family Rainier Vista 23 2008 - 2014 Seattle Multi-family Roxbury 10 2002 - 2004 Seattle Single-family Sammamish 10 2016 - 2019 Sammamish Single-family Shoreline 3 1998 - 2000 Shoreline Single-family Single Site 30 1999 - 2015 King County Single-family South Park 16 1991 - 1999 Seattle Single-family Walker Townhomes 8 1994 - 1997 Seattle Duplex and 6-plex Westway 2 2004 -2005 Federal Way Single-family 2. Buyback/ Recycle 59 Coal Creek 6 Ongoing Newcastle Multi-family High Point 3 Ongoing Seattle Multi-family Koinonia Ridge 22 Ongoing Snoqualmie Single-family New Holly 3 Ongoing Seattle Duplex Kent 1 Ongoing Kent Single-family LaFortuna 1 Ongoing Renton Multi-family Magnolia Village 1 Ongoing Issaquah Multi-family Othello 2 Ongoing Seattle Single/ Multi-family Overlake 5 Ongoing Bellevue Multi-family Patterson Park 5 Ongoing Redmond Multi-family 560 Naches Ave. SW, Suite 110, Renton, WA 98057 Phone/Fax 206-453-2950 habitatskc.org Name Total Units Project Timeline Location Building Type Rainier Vista 1 Ongoing Seattle Multi-family Roxbury 2 Ongoing Seattle Single-family Single Site 2 Ongoing King County Single-family South Park 4 Ongoing Seattle Single-family Westway 1 Ongoing Federal Way Single-family attached 3. Rehab 35 Judkins Park 3 2006-2008 Seattle Single-family home Single Site 14 1987 - 2018 King County Single-family home South Park 2 1993-1994 Seattle Single-family home Westway 16 2010 - 2016 Federal Way Single-family home 4. Manufactured Home 3 The Vue 2 2008-2011 Seattle Single-family home Single Site 1 2013 - 2014 Bothell Single-family home 5. Critical Repairs 206 Federal Way 63 2005 - Present Renton 21 2016 – Present South Seattle 42 2012 – Present White Center 49 2012 - Present King County 31 2012 - Present