2020-08-05 Planning Commission PacketCommissioners City Staff
Lawson Bronson, Chair Tom Medhurst, Vice-Chair Robert “Doc” Hansen, Planning Manager
Wayne Carlson Hope Elder E. Tina Piety, Administrative Assistant
Dawn Meader McCausland Tim O’Neil 253-835-2601
Diana Noble-Gulliford Dale Couture, Alternate www.cityoffederalway.com
Eric Olsen, Alternate
K:\PLN Planning Commission\2020\Agenda\Agenda 08-05-20.doc
City of Federal Way
PLANNING COMMISSION
August 5, 2020, 6:30 p.m. City Hall, Zoom Meeting
AGENDA
Notice: Pursuant to Governor Inslee’s Proclamation 20-28, all in-person meetings are prohibited until further
notice. The Mayor and City Council are providing opportunities for public comment by submitting written comment
or calling into the meeting to provide oral testimony. To access these options please use the following:
Click here for a form to sign-up to give citizen comment during the meeting (via telephone,
number below) / you will be given access during the public testimony portion (we request you
sign up at least 2 hours before the meeting starts).
Click Here to submit written comments to the Planning Commission (we request you submit
them at least 2 hours before the meeting starts); please reference “Planning Commission
Meeting – August 5th
Please click the link below to join the webinar:
https://cityoffederalway.zoom.us/j/91558684637?pwd=TEJnRFlOSTZZc0NlTVJGdXlRUDJXdz09
Listen to the live meeting: (888) 788-0099 or 253-215-8782 Meeting ID: 915 5868 4637
Watch from the Zoom mobile app with meeting: 915 5868 4637 and password: 371382
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
a. Planning Commission Meeting of July 15, 2020
4. PUBLIC COMMENT
5. COMMISSION BUSINESS
a. Discussion –Housing Action Plan
6. STAFF BUSINESS
a. Manager’s Report
7. NEXT MEETING
a. August 19, 2020, 6:30 p.m.
8. ADJOURNMENT
Planning Commission Meeting Minutes
July 15, 2020
Planning Commission Minutes Page 1 July 15, 2020
CITY OF FEDERAL WAY
PLANNING COMMISSION
July 15, 2020 City Hall
6:30 p.m. Zoom
MEETING MINUTES
Commissioners present: Lawson Bronson, Tom Medhurst, Wayne Carlson, Dawn Meader McCausland,
Diana Noble-Gulliford, Hope Elder, Tim O’Neil, and Dale Couture. Commissioners absent: Eric Olsen (ex).
City Staff present: Planning Manager Robert “Doc” Hansen, Public Works Director EJ Walsh, City Traffic
Engineer Rick Perez, Assistant City Attorney Eric Rhoades, and Administrative Assistant II Tina Piety.
CALL TO ORDER
Chair Bronson called the meeting to order at 6:30 P.M.
MINUTES
The July 1, 2020, minutes were approved as presented.
PUBLIC COMMENT
None
Because of procedural issues, Planning Manager Hansen asked that both public hearings be postponed.
Commissioner Medhurst moved (and it was seconded) to postpone Public Hearing (a) regarding Shelter
Resources to a Wednesday, August 19, 2020, at 6:30pm Zoom meeting because of a public notice procedural
mistake. There was no further discussion. The vote was held and the motion passed unanimously.
Commissioner Noble-Gulliford moved (and it was seconded) to postpone Public Hearing (b) regarding the
376th Street/19th Avenue Connection to a date and time uncertain because the Public Works Department
must perform a traffic/engineering impact analysis. There was no further discussion. The vote was held
and the motion passed unanimously.
Commissioner Noble-Gulliford expressed her concern that Planning Commission meetings, and in
particularly public hearings, are being held via Zoom. She feels it is limiting for both the public and
Planning Commissioners and the whole reason for the meetings is to hear from the public. She asked staff
to research other possibilities; maybe hold meetings at City Hall or the PAEC with appropriate social
distancing and other safety measures. She noted the city received funds for dealing with the impacts of the
virus and maybe some could be used for public meetings. While it is felt staff is doing a good job, other
Commissioners agreed with her concerns and suggestions.
Planning Commission Minutes Page 2 July 15, 2020
COMMISSION BUSINESS
a. Public Hearing: 2020 Proposed Comprehensive Plan Amendment and Rezone, Shelter Resources
Property from RS-7.2 to High Density, Multiple Family Classification, and RM 1800
b. Public Hearing: Eliminate the 376th Street/19th Avenue Connection “Minor Collector” Classification
in Chapter 3, Map 3 of the Comprehensive Plan
STAFF BUSINESS
a. Manager’s Report – Planning Manager Hansen reported that he is working with the city’s consultants
to provide a presentation on the Housing Plan at the August 5, 2020, meeting.
NEXT MEETING
August 5, 2020, 6:30 p.m., Zoom Meeting
ADJOURN
The meeting adjourned at 6:50 P.M.
K:\Planning Commission\2016\Meeting Summary 07-15-20.doc
Planning Commission Discussion A
Housing Action Plan
1
Federal Way Housing Action Plan
Engagement Plan – July 2020
Introduction
The Engagement Plan provides a framework for understanding how engagement will be coordinated
with the development of the Housing Action Plan. It is a tool the City and project team will use to
organize and direct their efforts. In addition to outlining the purpose and objectives of engagement, this
Public Engagement Plan identifies key stakeholders and possible methods of engagement. As the project
progresses, the team will use this Public Engagement Plan to select and design events that are aligned
with the project schedule and respond to community needs. The Public Engagement Plan identifies a
range of engagement options that meet the needs of participants, including a range of methods that
meet requirements for public health and safety in response to COVID-19.
Vision Statement
The Housing Action Plan Engagement Plan will provide equitable public participation with meaningful
outreach and engagement to all populations resulting in people having a voice and access to decision
making by including diverse housing types, applying racial equity, and involving those representing
marginalized populations.
Objectives
Public engagement is important to the development of policies and plans to guide the City’s future.
Outreach and engagement objectives for this plan include the following:
Clearly communicate the project’s purpose and process so the community is well-informed.
Build project support through outreach and engagement efforts that invite thoughtful, meaningful
input.
Actively solicit questions, priorities, and concerns from a variety of stakeholders including residents,
businesses, property owners, housing providers, real estate professionals, housing developers.
Seek perspectives of parties that may be affected by the plan, including those who may have
barriers to participation.
Seek perspectives of those at high risk of displacement.
Provide safe, accessible, inclusive, and enjoyable engagement opportunities.
July 2020 City of Federal Way | Housing Action Plan 2
Stakeholders
Housing is a community issue with many stakeholders. All people need shelter, but housing is also
important to building families, neighborhoods, and communities. Many people’s livelihoods are involved
with the housing industry including the development, construction, sales, and leasing of housing units. As a
result, there are many kinds of stakeholders that need to be involved in the development of a Housing
Action Plan. The list of stakeholders below identifies general stakeholder categories as well as specific
examples of contacts within each group. As the plan is developed, stakeholders and contacts will be
added to this list.
Group Stakeholders Specific Organizations
Residents Property owners
Neighborhood Associations
Renters
Low-income households
People of color
Residents from a variety of housing types
(mobile home, apartment, senior housing,
townhouse, duplex/triplex/quadplex/
King County Library System
Federal Way Diversity Commission
Tenants Union of Washington
Boys & Girls Clubs of Federal Way
Housing
Production
Single-family developers
Multi-family developers
Mixed-use developers
Single-family builders
Multi-family builders
Mixed-use builders
Master Builders Association of King and
Snohomish Counties
SECO Development
Building Industry Association of Washington
Sales and
Leasing
Real-estate brokers and agents
Property management companies
Building managers
Rental Housing Association of WA
Washington Association of Realtors
Zaran Sayre Property Management
Targa Real Estate Services, Inc.
Industrial Realty Group
Affordable
Housing
Non-profit housing developers
Public housing agencies
South King Housing and Homelessness
Partners (SKHHP)
Homestead Community Land Trust
King County Housing Authority
Housing Development Consortium
Affordable Housing Management
Association of Washington
July 2020 City of Federal Way | Housing Action Plan 3
Community and
Non-Profit
Organizations
Housing advocates
Equity and social justice advocates
Organizations serving the homeless
Religious organizations
Federal Way Black Collective
The Arc of King County
Multi Service Center
Habitat for Humanity Seattle-King County
Catholic Community Services of Western
Washington
United Way of King County
House of Mercy
Church of the Nazarene
Family Life Church
Brooklake Church
Integrity Life Church
Islamic Center of Federal Way
Al-Firdows Islamic Center
Kiwanis Club of Federal Way
Greater Federal Way Kiwanis
LeadingAge Washington
El Centro de La Raza
Business and
Economic
Development
Organizations
Business Associations
Major Employers
Greater Federal Way Chamber of
Commerce
St. Francis Hospital
Methods and Tools
ENGAGEMENT
Engagement will revolve around a series of meetings with an advisory committee, the Planning
Commission, and the City Council (including Council committees). Broader engagement will occur at project
key touchpoints in the process. Due to the changing nature of public health orders, engagements could
include in-person and remote applications.
Advisory Committee. An advisory committee comprised of racially diverse people representing
groups and stakeholders listed in the chart above, will guide development of the Housing Action
Plan. The goal of this body is to represent the many housing interests in the community and to
provisions to “provide for participation and input from community members, community groups, local
builders, local realtors, nonprofit housing advocates, and local religious groups.1” The work of the
1 ESHB 1923.
July 2020 City of Federal Way | Housing Action Plan 4
committee will be guided by a charter that guides participation throughout the process. Advisory
Committee meetings will be advertised on the project website and open to the public.
Planning Commission. The Federal Way Planning Commission is an appointed group representing
a cross-section of interests that reviews changes to the City’s Comprehensive Plan and development
regulations and forwards recommendations to City Council. Public comment is accepted orally and in
writing at their meetings and they are authorized to hold public hearings by the Federal Way
Municipal Code. Throughout the process the Planning Commission will participate in briefings and
workshops, some held jointly with the Advisory Committee, to review the development of the policies,
codes, and strategies that are under consideration for the Housing Action Plan.
Interviews. Interviews will be used to gather in-depth feedback key stakeholders to learn more
about the needs of specific populations and to provide qualitative information for the housing action
plan. Interviews may take place remotely using a variety of communication tools including phone
calls, video conferencing applications, or WhatsApp.
Focus groups. These small, facilitated discussions collect in-depth input from a variety of groups.
They may be conducted with small groups in lieu of individual interviews.
Tour. The project team will design a virtual/self-driving tour that highlights higher density housing
options that may be suitable for Federal Way in the future. The goal is to feature innovative
programs in other jurisdictions that may meet Federal Way housing objectives. The tour will include a
survey instrument to collect feedback from participants.
Public meetings. Public meetings can include in-person and virtual open houses, workshops, town
halls, or charettes. They invite the community to learn more about the project and provide comment,
and can include interactive activities like live polling, small group discussions, and moderated
question/answer sessions. Public meetings will be scheduled at key project milestones to provide
input on community-wide housing preferences and to review the draft Housing Action Plan document.
While public meetings are traditionally held in person, remote options include:
Real-time remote meetings. Meetings may be held in real time using conferencing platforms
accessed by computer or smart phone. These allow for moderated discussions, question and
answer sessions, presentations, and small group discussions. Those without a smart phone can
participate by dialing in with any phone and using a supplemental packet of hardcopy or
digital materials made available in advance. Real-time meetings can be recorded and posted
online for people to review at their convenience.
Online open house. These are interactive platforms with which people can engage at their
convenience. Depending on the platform, they provide information with embedded opportunities
for input, such as storymaps, and surveys.
OUTREACH AND COMMUNICATION
The following methods will be used to share information about the Housing Action Plan and opportunities
to participate.
July 2020 City of Federal Way | Housing Action Plan 5
Project webpage. This will be a repository for Housing Action Plan information, including status
updates, draft documents, schedules, official notices, and links to partner agencies. It may invite
electronic input through features such as comment boxes, surveys, or online open houses.
Print and electronic media. At key milestones information about the plan will be advertised through
the City’s social media platforms and other online accounts, as well as through print mailings, emails,
and newsletters.
Official notices. City staff will comply with notification requirements for comment periods and public
hearings specified by the State Environmental Policy Act (SEPA) and the Federal Way Municipal
Code.
Interested parties list. City staff will maintain a list of interested parties who will receive electronic
notification of public meetings and project milestones. Participants who provide contact information
to the City will be added to the list.
Translation and interpretation. Translation of print materials and interpretation at meetings will be
available as needed. The team should work with trusted advisors and community leaders to
determine the most effective way of distributing materials in other languages.
Engagement Schedule
Engagement will occur during each phase of the project. The timing of these phases is an estimate and
subject to change.
Outreach Phase Outreach and Engagement Activities
Needs Assessment
Inform stakeholder and
community groups about the
project and learn about
existing conditions and future
needs.
Summer 2020
Notice to the public of project launch
Launch of Advisory Committee
Interviews with City Council members
Interviews and focus groups with housing stakeholders
Joint workshop with the Planning Commission and the Advisory Committee
City Council briefing
Policy Review
Identify policies that may be
needed to fill housing gaps.
Summer and Fall 2020
Advisory Committee meeting
Planning Commission meeting
Housing Options
Review and identify housing
types that are suitable for
Federal Way.
Community wide housing preferences workshop
Advisory Committee meeting
Joint workshop with the Planning Commission and the Advisory Committee
Higher density housing options tour
July 2020 City of Federal Way | Housing Action Plan 6
Fall 2020
Strategies
Identify strategies to support
desired housing options.
Develop a draft Housing Action
Plan.
Beginning of 2021
Public meeting/Open House on the Draft Plan
Advisory Committee Meeting
Planning Commission Meeting
Council Land Use and Transportation Committee meeting
Exercise transparency by advising community members of potential impact
(negative externalities) from proposed strategies to allow for time to participate
in discussion before adoption stage
FEDERAL WAY
SOUTH KING COUNTY SUB-REGIONAL
HOUSING ACTION PLAN FRAMEWORK
2020
2 City of Federal Way | South King County Sub-Regional Housing Action Plan Framework
This document provides trends in demographic,
employment, housing, and housing affordability
along with housing projections for the City of
Federal Way. Fedreal Way is a participant of the
South King County Sub-regional cities who are
coordinating a comprehensive Housing Action
Plan Framework for South King County which
includes the cities of:
• Auburn
• Burien
• Federal Way
• Kent
• Renton
• Tukwila
Given that the participating communities are
impacted by many common market trends and
demands, cooperation is necessary to address
these issues. Providing for the sub-regional
coordination of Housing Action Plans through a
common Framework will allow all the partners
to address housing issues holistically and
ensure housing-related burdens are not simply
shifted around between cities.
The sub-region differs from East King County
and Seattle, where housing markets and income
levels significantly skew the Area Median
Income as it relates to how affordability is
defined, and therefore how successful south
King County cities are in providing affordable
housing for their communities. A sub-regional
framework that captures broad factors
impacting housing choice, cost burden, and
existing conditions of housing stock in South
King County will set the stage to evaluate and
incorporate appropriate policies, tools and
incentives for increasing residential capacity.
This document and analyses were produced by:
South King County Sub-Regional Housing Action Plan Framework | City of Federal Way 3
Executive Summary
› Federal Way needs about 6,786 new housing
units by 2040 when its population is expected to
reach more than 106,500 people. This includes
1,154 units that were underproduced and are
needed to meet current demand, plus 5,632 units
needed to meet future population growth (see
page 7).
› Federal Way needs to produce about 339
units per year to reach this goal (pg. 7). This is
more than 1.5x the 200 average units produced
annually over the 2011-2019 timeframe (pg. 4).
› In the 2011-2019 timeframe, Federal Way
produced 5.7 housing units for every 10 new
households that formed in the city (pg. 4). This
is the lowest level of production of any city in
the South King County subregion.
› The majority of these new units were built in
the middle of this development cycle - in 2016
and 2017 (pg. 4).
› As a result of this imbalance in supply and
demand for housing, average 2-bedroom rents
increased about 60% since 2010, and home
prices increased about 96% (pg. 6).
› Housing costs are quickly outpacing
incomes: over the 2012 to 2018 time period,
renter incomes only grew 30% and homeowner
incomes only grew 25% (pg. 5).
› In 2018, 89% of renters and 84% of
homeowners earning less than 30% of AMI were
cost burdened, along with 87% of renters and
59% of homeowners earning between 30% and
50% of AMI (pg. 6).
› Federal Way is increasingly seeing an influx
of four and five and more family households,
potentially due to generational shifts in
homeownership of the existing single-family
stock. (pg. 5).
› Federal Way saw a decline in the number
of households earning less than 50% of AMI
between 2012 and 2018, while the number of
households earning over 50% of AMI grew. Part
of this change can be attributed to changing
household sizes and part due to an influx of
higher-income households (pg. 5).
› As a result of Federal Way’s changing
demographics, the bulk of its new units are
needed at the 50%-80% AMI and over 100% AMI
affordability range (pg. 7). Some households in
this income range may be renting down – taking
stock from lower-income households – or
renting up and experiencing cost burdening.
The 2018 HUD Area Median Income (AMI)
for King County is $103,400 for a 4-person
household. Data discussing “% AMI” are
proportioned off of this median and are also for
4-person households.
4 City of Federal Way | South King County Sub-Regional Housing Action Plan Framework
Housing Trends
Number of Units Built Per Year, 2011-2019
Source: OFM, 2019
Source: King County Assessor’s Office, 2020
Housing Units Built by
Decade, 1960-2020
Decade % of Units
Before 1960’s 4%
1960’s 16%
1970’s 22%
1980’s 31%
1990’s 15%
2000’s 6%
2010’s 5%
37,257
Number of total housing
units in 2018
Source: OFM, 2019
1,813
Number of housing units
built since 2011
Source: OFM, 2019
202
New housing units built on
average every year since 2011
Source: OFM, 2019
5.7
New housing units per every
10 new households› Between 2010-2019
Source: OFM, 2019, ECONorthwest
calculations
Scale of Housing Built by Decade, 1960-2020
Source: King County Assessor’s Office, 2020
South King County Sub-Regional Housing Action Plan Framework | City of Federal Way 5
Change in Household Type, 2012 & 2018
Income Distribution by AMI, 2012 & 2018
Income Distribution by AMI and Tenure, 2018
2010 2018
Population 89,306 97,440
2012 2018
Households 47,812 50,368
2012 2018
Median
Income $37,378 $48,629
2012 2018
Median
Income $68,694 $85,607
Demographics
Source: PUMS (2012, 2018)
Source: PUMS (2012, 2018)
Source: PUMS (2012, 2018)
Source: PUMS (2012, 2018)
Source: OFM, 2019
Source: PUMS (2012, 2018)
Source: PUMS, 2018
9%
Change in population › Between 2010 and 2018
5%
Change in number of households› Between 2012 and 2018
30%
Change in median renter
household income› Between 2012 and 2018
25%
Change in median owner
household income› Between 2012 and 2018
6 City of Federal Way | South King County Sub-Regional Housing Action Plan Framework
Cost Burdened› A household who pays more
than 30% of their income
on housing (inclusive of
households with severe cost
burdening).
Severely Cost Burdened› A household who pays more
than 50% of their income on
housing.
Cost Burdened and Severely Cost Burdened by
Tenure, 2018
Housing Units Affordable by AMI and Tenure, 2018
2010 2020
Average
Rent $857 $1,343
2010 2020
Median
Sales Price $211,600 $414,700
Source: PUMS, 2018
Source: PUMS, 2018
Source: Costar
Source: Zillow
60%
Change in average rent for
2-bedroom apartment› Between 2010 and 2020
96%
Change in median home
sales price› Between 2010 and 2020
Housing Affordability
3,195
Number of income restricted
units› Total units as of 2020
Source: ECONorthwest analysis of public
affordable housing data
South King County Sub-Regional Housing Action Plan Framework | City of Federal Way 7
Housing Need Forecast
106,571
Projected population by
2040
451
Average annual population
growth projected through 2040
6,786
Projected number of units
needed by 2040
339
Average number of new
units needed per year
through 2040
68%
Increase in annual housing
production to reach 2040
housing need target
Housing Units Needed Through 2040
Housing Units Needed as a Share of Existing Stock
Housing Units Needed by AMI, 2040
Underproduction Future Need Housing Need
1,154 5,632 6,786
Existing Units Housing Need % of Existing Units
37,257 6,786 18%
AMI # of Units % of Units
0-30% 950 14%
30-50%1,289 19%
50-80%1,629 24%
80-100%814 12%
100%+2,104 31%
Source: OFM, 2019; PSRC, 2017; ECONorthwest Calculation
Source: OFM, 2019; PSRC, 2017; ECONorthwest Calculation
Source: OFM, 2019; PSRC, 2017; ECONorthwest Calculation
Source: PSRC, 2017
Source: PSRC, 2017, ECONorthwest
calculations
Source: OFM, 2019; PSRC, 2017;
ECONorthwest Calculation
Source: OFM, 2019; PSRC, 2017;
ECONorthwest Calculation
Source: OFM, 2019; PSRC, 2017;
ECONorthwest Calculation
HUD Affordability Level by Housing Type, 2018
AMI Studio 1-bed 2-bed
30%$542 $582 $698
50%$904 $970 $1,164
80%$1,448 $1,552 $1,862
100%$1,810 $1,938 $2,326
Source: HUD, 2018
Underproduction › Housing units needed to satisfy existing households today.
Future Need › PSRC 2040 population forecast translated into housing units.
8 City of Federal Way | South King County Sub-Regional Housing Action Plan Framework
Employment Profile
Source: PSRC, ECONorthwest
Federal Way Employment Numbers Regional Access to
Employment
Industry (2-digit NAICS Code)Employees
(2018)
# Change
(2008-2018)
% Change
(2008-2018)
Median Salary
(2018)
% Jobs by
Auto
% Jobs by
Transit
Agriculture, Forestry, Fishing and
Hunting 19 14 280%$36,563 24%0%
Mining, Quarrying, and Oil and Gas
Extraction 22 17 340%NA 47%6%
Utilities 0 -8 -100%$93,542 24%1%
Construction 1,085 138 15%$50,362 44%1%
Manufacturing 308 -416 -57%$62,420 45%1%
Wholesale Trade 1,093 302 38%$47,864 51%2%
Retail Trade 4,914 -394 -7%$40,378 39%3%
Transportation and Warehousing 569 106 23%$50,920 66%4%
Information 105 -256 -71%$57,418 6%0%
Finance and Insurance 1,424 193 16%$63,308 24%2%
Real Estate and Rental and
Leasing 1,024 318 45%$41,974 34%3%
Professional, Scientific, and
Technical Services 1,447 98 7%$74,257 16%1%
Management of Companies and
Enterprises 99 -2,861 -97%$46,319 26%1%
Administrative and Support
and Waste Management and
Remediation services
913 -326 -26%$38,838 38%3%
Educational Services 2,614 281 12%$51,543 34%2%
Health Care and Social Assistance 7,927 2,615 49%$45,870 36%2%
Arts, Entertainment, and
Recreation 472 -272 -37%$50,625 33%3%
Accommodation and Food
Services 3,680 -84 -2%$31,935 36%4%
Other Service 952 -558 -37%$44,544 34%2%
Public Administration 1,772 33 2%$59,243 38%3%
South King County Sub-Regional Housing Action Plan Framework | City of Federal Way 9
Employment Profile
* Transit and drive time of 45 minutes, departing at 8:00 AM, midweek
Source: PSRC, ECONorthwest Access to Employment*
These city-level employment estimates by
2-digit NAICS codes were derived using a
combination of the U.S. Census Bureau’s
Longitudinal Employer-Household Dynamics
(LEHD) Origin-Destination Employment
Statistics (LODES) data, and Puget Sound
Regional Council’s Covered Employment
Estimates. These employment estimates show
the total number of residents working in each
2-digit NAICS sector in that city, the change
in employment in that sector in that city since
2008, and the 2018 median wages for the
residents in that city in that sector.
Transit and auto access to regional employment
was derived using 45-minute travel sheds for
each mode. We calculated the number of jobs
available within these travel sheds in each
2-digit NAICS category for the four-county
region (King, Pierce, Snohomish, and Kitsap).