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Planning Comm PKT 03-23-2005 March 23, 2005 7:00 p.m. City of Federal Way PLANNING COMMISSION City Hall Council Chambers AGENDA 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES 4. AUDIENCE COMMENT 5. ADMINISTRATIVE REPORT 6. COMMISSION BUSINESS . PUBLIC HEARING 2004 Comprehensive Plan Amendments 7. ADDITIONAL BUSINESS 8. AUDIENCE COMMENT 9. ADJOURN Commissioners John Caulfield, Chair Dini Duclos William Drake Lawson Bronson Tony Moore (Alternate #2) Hope Elder, Vice-Chair Dave Osaki Merle Pfeifer Christine Nelson (Alternate #1) Pam Duncan-Pierce (Alternate #3) City Staff Kathy McClung, CDS Director Margaret Clark, Senior Planner E. Tina Piety, Administrative Assistant 253-835-2601 )f)D£,sJ.œqf[ederl/lwav. com K\Planning Connnission\2005\Agonda 03-23-05,<10< CITY OF FEDERAL WAY PLANNING COMMISSION March 2, 2005 ~.m. City Hall Council Chambers MEETING MINUTES Commissioners present: John Caulfield, Hope Elder, Dave Osaki, Dini Duclos, Merle Pfeifer, and Lawson Bronson. Commissioners absent: Bill Drake (excused). Alternate Commissioners present: None. Alternate Commissioners absent: Pan Duncan-Pierce, Christine Nelson, and Tony Moore (all unexcused). City Council present: Mayor Dean McColgan and Council Member Jack Dovey. Staff present: Community Development Services Director Kathy McClung, Assistant City Attorney Amy Jo Pearsall; Recreation Coordinator John Hutton, and Administrative Assistant E. Tina Piety. Chair Caulfield called the meeting to order at 7:00 p.m. ApPROVAL OF MINUTES It was mlslc to adopt the February 16,2005, minutes as presented. AUDIENCE COMMENT None ADMINISTRATIVE REPORT Moved to Additional Business COMMISSION BUSINESS Chair Caulfield stated that ifthere is no objection, the Commission will hold a roundtable discussion with Mayor McColgan and Council Member Dovey on issues raised at the Commission's annual dinner meeting held December 8, 2004. Hearing no objection, the roundtable was held. ROUNDTABLE - Discussion with Mayor McColgan and Council Member Dovey One issue the Commission has is concern over the role ofthe Planning Commission. Is it a useful expenditure of citizen's time to attend a Planning Commission and then a Land UselTransportation Committee (LUTe) meeting, and finally a City Council meeting, only to see the recommendation of the Planning Commission overturned? Mayor McColgan and Council Member Dovey explained that the Planning Commission does play an important role in clarifying issues and obtaining citizen input. Chair Caulfield suggested, and all at the table agreed, that when a divisive issue comes before the Commission, K:\Planning Connnissinn\2005\Meeting Sunnnary 03-02-05.do< Planning Commission Minutes Page 2 March 2, 2005 he or the Vice-Chair will attend the LUTC to communicate the reasoning behind the Planning Commission's recommendation. In another method of keeping the lines of communication open, it was agreed that copies of the LUTC minutes that deal with issues that have been before the Planning Commission will be given to the Commissioners. In addition, the Commission requested that if the LUTC and/or City Council returns an issue to the Planning Commission, they provide a sense of direction with it. Commissioner Bronson asked if the City could add the meeting minutes to the web site before they are approved, with a caveat that they are draft. This would provide quicker information to citizens. Mayor McColgan replied that minutes are not placed on the website until they are approved in case there are mistakes. However, he will ask if the Law Department can research the ramifications of placing draft minutes on the website. The Commission asked if there were ways in which they could assist the City Council. The Mayor replied that improving communication as they discussed earlier will help. He encouraged them to let the Council know of any issues/ideas that arise from either the Commissioners or citizens (Celebration Park was an idea from a citizen). Ms. McClung commented that given their knowledge ofthe Federal Way City Code and Federal Way Comprehensive Plan, they would have much to contribute to studies, open houses, forums, etc. They discussed the role of alternates. Mayor McColgan and Council Member Dovey feel that Alternates are Commissioners in training and want them to participate as much as possible. It was determined that Alternates should sit at the dais or the staff area and be encouraged to give public testimony. Finally, the Commission asked what are the City Council's priorities. Do they have a work program? Mayor McColgan and Council Member Dovey replied that the goals from the City Council's retreat are their "work program." The Commission suggested these be placed on the City's website. PUBLIC HEARING - Signs in Ball Fields Code Amendment Ms. McClung delivered the staff report. The current code does not have a provision for advertising on fences surrounding sports fields. Both the Little League Organization and the City of Federal Way Parks Department have requested that a code provision be reviewed. One of the ways organizations have historically been able to generate revenue for the maintenance ofthese facilities is to sell advertising and post that advertising on fences. The proposed amendment would exempt from sign permits advertising at sports fields as long as they meet the size requirement and are oriented to the interior of the field. In addition, the signs must not extend beyond the height of the fence and be securely fastened and maintained. The suggested size for these signs (32 square feet) was arrived at by researching what other cities allow. Ms. McClung noted that the size is consistent with what the City allows for business signs. In order to be more inclusive, staff recommends replacing the words "ball fields" with "sports fields." Commissioner Duclos asked if the Parks Commission is aware of this proposed amendment. Staff replied that they are not sure and would make sure they are told of the issue. The Commission asked who will decide upon the fee and who will be responsible for maintenance of the signs? Staff replied that it will be the responsibility of property owners to decide the fee and enter into an agreement with advertisers for maintenance of the sign(s). Mr. Hutton commented that in regards to maintenance, the City is considering light-weight signs that are made from a foam core material that would allow wind to pass through and would be easy to install and remove. The Parks Department is in the midst of researching a fee that would be a fair market value and affordable. The fees will go to the Parks general fund. The department is already receiving inquiries from advertisers. The signs would go up when the fields open (which this year is February 28th) and come down when the fields close at the end of September. K:\Planning Commission\2005\Meeting Summary 03~2-05.<Io< Planning Commission Minutes Page 3 March 2, 2005 When asked what kind of advertising would be allowed, Ms. Pearsall replied that would be up to the property owner. If this amendment is adopted, the City would develop a policy on the type of advertising allowed. Mr. Hutton commented that the Parks Department has researched what types of advertising other cities allow and it can be considered family friendly. Ms. McClung read a March 2, 2005, letter from Bill Foulkes, President of the Federal Way National Little League, into the record that was favorable to the proposed amendment. There was no further public testimony. It was mls/c to recommend adoption of the text amendment as proposed, and with the replacement ofthe words "ball fields" with "sports fields." The Commission requested that when they are placing the signs, the Parks Department keep in mind that some people like to be able to observe the game through the fence. In addition, the Commission suggested that after the first year, the Parks Department review how well or poorly this program is working. ADDITIONAL BUSINESS Ms. McClung provided the Commission with a Permit Activity Update. She noted that she only listed plats with 10 or more lots and did not include items in the newly annexed areas. An article in the February 23, 2005, Federal Way News cited the number of apartments in Federal Way. That number is inaccurate. She thinks the reason it is inaccurate is because they used the ZIP code and the ZIP code boundaries encompasses more than the City of Federal Way. Currently the City has (not counting the newly annexed areas) 18,377 single-family homes, 13,635 apartments, and 1,200 mobile homes. Ms. McClung also informed the Commission that the City will start a test pilot this year on a WI-FI (wireless internet) system. AUDIENCE COMMENT None ADJOURN The meeting was adjourned at 8: 15 p.m. K\Planning Connnission\2005\M<eting Summary 03-02-05.do< ~ CITY OF ~F~ Federal Way MEMO RAND UM March 15,2005 To: John Caulfield, Chair, City of Federal Way Planning Commission Kathy McClung, Director of Community Development Services \...~c... Margaret H. Clark, AICP, Senior Planner ()\..A.t'L FROM: SUBJECT: 2004 Comprehensive Plan Amendments MEETING DATE: March 23,2005 I. BACKGROUND Federal Way adopted its comprehensive plan in 1995 and updated it in December 1998, December 2000, November 2001, March 2003, and July 20,2004. The Growth Management Act (GMA) limits plan updates to no more than once per year, except under the following circumstances: I. The initial adoption of a sub-area plan that does not modify the comprehensive plan policies and designations applicable to the subarea; 2. The adoption or amendment of a shoreline master program. 3. The amendment of the capital facilities element ofa comprehensive plan that occurs concurrently with the adoption or amendment of a county or city budget. Except as otherwise provided above, the governing body shall consider all proposals concurrently so the cumulative effect ofthe various proposals can be ascertained. However, after appropriate public participation, a county or city may adopt amendments or revisions to its comprehensive plan that confonn to this chapter whenever an emergency exists, or to resolve an appeal of a comprehensive plan filed with a growth management hearings board or with the court. II. 2004 COMPREHENSIVE PLAN AMENDMENTS The 2004 Comprehensive Plan Amendments includes the following three components: 1. Puget Center Partnership Request - Request from the Puget Center Partnership to change the comprehensive plan designation and zoning of 4.03 acres located north of South 31th Street and east of 151 Avenue South from Professional Office (PO) to Neighborhood Business (BN) (Exhibit A). Planning Commission Memorandum 1004 Comprehensive Plan Amendments March 15,1005 Page] 2. Housing Chapter Update - Update of "Chapter 5, Housing," of the Federal Way Comprehensive Plan (FWCP) (Exhibit B). 3. Kitts Corner Request - Request from Jon Potter to change the comprehensive plan designation and zoning of approximately 46 acres from Business Park (BP) to Community Business (Be) and Multi-Family (RM 2400). The Planning Commission will conduct a public hearing on only the first two items-Puget Center Partnership Request and the amendments to the Housing Chapter. The Planning Commission has already held a public hearing on September 19, 200 I, on the Kitts Comer request. However, it is being included in the current comprehensive plan amendments since the Council has not yet acted on the request. III. REASON FOR PLANNING COMMISSION ACTION Federal Way City Code (FWCe) Chapter 22, "Zoning," Article IX, "Process VI Review," establishes a process and criteria for comprehensive plan amendments. Consistent with Process VI review, the role of the Planning Commission is as follows: 1. To review and evaluate the requests for comprehensive plan amendments; 2. To determine whether the proposed comprehensive plan amendments meets the criteria provided by FWCC Sections 22-529 and 22-530, and 22488(c); and, 3. To forward a recommendation to the City Council regarding adoption of the proposed comprehensive plan amendments. IV. PROCEDURAL SUMMARY 2/19/05 Issuance of Determination of Nonsignificance pursuant to the State Environmental Policy Act (SEP A) 3/07/05 End of SEP A Comment Period 3/21/05 End of SEP A Appeal Period 3/23/05 Public Hearing before the Planning Commission v. SITE-SPECIFIC COMPREHENSIVE PLAN CHANGE In September 2003, the City received one site-specific request for a comprehensive plan amendment and rezone. Paul Benton on behalf of the Puget Center Partnership submitted a request to amend the comprehensive plan designation and zoning of 4.03 acres located north of South 3l21h Street and east of 151 A venue South from Professional Office (PO) to Neighborhood Business (BN) (Exhibit A). Planning Commission Memorandum 2004 Comprehensive Plan Amendments Mareh 15,2005 Page 2 File Number: Parcel No's: Location: Size: Applicant: Owner: Request: Existing Comprehensive Plan: Existing Zoning: Requested Comprehensive Plan: Requested Zoning: 00-104926-00 UP 082104~9074,082104-9076&082104-9167 North of South 31ih Street and east of I sl Avenue South (Exhibit C) 4.03 acres Paul Benton on behalf of Puget Center Partnership Same Request to change the comprehensive plan designation and zoning from Professional Office (PO) to Neighborhood Business (EN) Professional Office Professional Office (PO) Neighborhood Business Neighborhood Business (BN) Public Comments Received: 1. Telephone call from Della Giesler, the property owner at 140 South 31ih. Ms. Giesler was interested in obtaining more infonnation about the request. 2. E-mail from Roddy Nahan (Exhibit D). 3. Letter from Robert Roper, President, Mirror Lake Residents' Association (Exhibit E). Background The applicant is requesting BN zoning to build either a grocery store or a drug store. Their application states that they have been diligently seeking a potential tenant to use this site as a professional office for the last ten years (Exhibit A, Page 3 of 4). The applicant believes that there is no demand for office use in this area. Moreover, they believe that there is a change in the residential shopping pattern with a desire to have shopping located within a convenient distance (within one plus miles) of a residence (Exhibit F). Comparison of Allowable Land Uses As can be seen from the following table, many more uses are allowed in the BN zone than in the PO zone. However, the applicant has stated that they would like to develop either a grocery store or drug store on the site. Use Neighborhood Business Professional Office Office use X X Retail (grocery, produce, drugs, personal care, books, liquor, hardware, garden, retail nursery stock, household goods, furnishings, clothing, variety, home X electronics, sporting goods, works of art) (40,000 sq. ft. max) Bank & related financial service (40,000 sq. ft. max) X Retail providing laundry, dry cleaning, beauty/ barber, X video rental, shoe repair (40,000 sq. ft. max) Private lodge or club (10,000 sq. ft. max) X Planning Commission Memorandum 2004 Comprehensive Plan Amendments March 15, 2005 Page 3 Use Neighborhood Business Professional Office Art gallery X Restaurant or tavern (7,500 sq. ft. max.) X Fast food restaurant (5,000 sq. ft.) X Health Club (25,000 sq. ft. max) X Retail providing entertainment, recreational, or X cultural services & activities (25,000 sq. ft. max) Vehicle service station or car wash X Retail providing vehicle service or repair (within an X enclosed building) School X X Day care facility (except Class II home occupation) X X Multi-unit (stacked) housing (not on the ground floor) X (18 duJacre) Group home Type III-A2 X Group home Type II-B3 X Social services transitional housing,4 Type A5 X Social services transitional housing, Type B6 X Government facility X X Public transit shelter X X Public utility X X Public park X X Personal wireless service facility X X Church X I Group home type II means housing for juveniles under the jurisdiction of the criminal justice system. Such groups include state- licensed group care homes or halfway homes for juveniles who provide residence in lieu of sentencing or incarceration, halfway houses providing residence to juveniles needing correction, or for those selected to participate in state-operated work release and pre-release programs. 2 Group homes type II-A: Maximum number of 12 residents including resident staff. 3 Group homes type II-B: Thirteen or more residents including residential staff. Maximum number determined on a case-by-case basis. 4 Social service transitional housing means facilities other than offices and group homes, operated by a nonprofit social service agency, licensed as required by the state, providing temporary and transitional housing to individuals on an as-needed basis including, but not limited to, emergency shelters, homeless shelters, and other such crisis intervention facilities. This classification includes domestic violence shelters as defined herein, except that such shelters wherein the total number of residents does not exceed the maximum number allowed under the "family" definition, may be pennitted outright in all residential zones. 5 Social service transitional housing Type A: Maximum number of residents to be consistent with the maximum number of unrelated adults allowed under the zoning definition offamily. 6 Social service transitional housing Type B: All social service transitional housing not meeting the definition of "Type A," above. Maximum number determined on a case-by-case basis. The limitation on the number of residents in social service transitional housing shall not be applied ifit prohibits the City from making reasonable accommodations to disabled persons in order to afford such person equal opportunity to use and enjoy a dwelling as required by the Fair Housing Amendments Act of 1988, 42 USC 3604(f)(3)(b). Planning Commission Memorandum 2004 Comprehensive Plan Amendments March 15,2005 Page 4 Neighborhood Characteristics The Puget Center Partnership property is presently vacant. The adjacent use to the north is a single-family development, Parkwood Campus, which was constructed after incorporation of the City in 1990. The adjacent use to the east is also single-family. The use to the south across South 31ih is a multi-family complex (Greystone Meadows Apartments), and across the street to the west are a 7-11 convenience store and Papa John's Pizza on the comer, with vacant land further to the north. Sensitive Areas The City's Wetland Inventory has identified a small (500-2,500 square feet) unregulated wetland on the southern portion of the site. At the time that a development is proposed on the site, any environmentally sensitive areas that may be impacted must be identified and any impacts mitigated as part of the project-specific environmental review process. Drainage These parcels are located within the Mirror Lake Basin, which has been experiencing flooding problems. FWCC Chapter 21, "Surface and Stonnwater Management," has adopted the King County Suiface Water Design Manual (KCSWDM), the Federal Way Addendum to the KCSWDM, and the King County Storm water Pollution Control Manual (BMP Manual). In combination, these regulations apply to all existing development, new development, and redevelopment. Regulated development includes all single-family residential development; projects that add 5,000 square feet or more of new impervious surface; collection and concentration of surface and stonnwater runoff from a drainage area of more than 5,000 square feet; projects which contain or directly discharge to a floodplain, stream, lake, wetland, or closed depression, groundwater discharge area, or other water quality sensitive area; or redevelopment of property which drains or discharges to a receiving water that has a documented water quality problem. Development of this site for any use, whether under PO or BN zoning, will have to meet the requirements of the KCSWDM, the Federal Way Addendum to the KCSWDM, and the BMP Manual. In addition, the property is located within a Level 3 Flow Control Basin, which means that a level 3 downstream analysis is required as described in Section 3.1.2 of the KCSWDM. Water quality for the site must also be met through the use of technologies listed in the resource stream protection menu, section 6.1.3 of the 1998 KCSWDM. Access The Puget Center Partnership parcel is bordered on the west by 1 st Avenue South and on the south by South 312'h Street. Metro Routes 178 (peak-hour) and 901 (all-day) provide service along South 31ih, south of the Puget Center Partnership site. Potential Traffic Impacts In general, office use generates more employees but fewer customers per square foot than retail uses. Under the existing PO zoning, a two-story 56,000 square foot office could be constructed on the 4.03-acre site. This would result in 142 peak hour trips. In comparison, a freestanding 30,000 square foot grocery store would generate 231 peak hour trips and a combination 15,000 square foot drug store and 15,000 square foot retail store providing laundry, dry cleaning, or beauty! barber services would generate 170 peak trips. When the Puget Center Partnership parcel is developed, traffic mitigation, including specific street improvements, would be assessed. Planning Commission Memorandum 2004 Comprehensive Plan Amendments March 15,2005 Page 5 Projections for Population and Employment The site is presently zoned PO, which does not allow residential development. A change to BN should have no impact on the number of people who could reside on the site if a grocery store or drug store is constructed as stated by the applicant. However the BN zone also allows multifamily development on upper floors at a density of 18 dwelling units per acre. Need for Additional Neighborhood Business Zones A Market Study prepared for the City in 2000 found that the City has enough capacity designated for different uses to accommodate the 20~year employment forecast. However, while there is adequate land for employment growth in the aggregate, several districts achieve more than 50 percent buildout. These are Neighborhood Business (BN), City Center Frame (CC~F), Corporate Park (CP-l), and Professional Office (PO). There has been only one medical office developed in the PO zone since incorporation ofthe City in 1990; however, the BN zone has experienced both new development and redevelopment of existing parcels. Examples include Metropolitan Market at Dash Point Road and SW 312th Street and the Hoyt Road Retail at Hoyt Road and SW 340th Street. Consistency with Comprehensive Plan Goals and Policies The overall vision of the comprehensive plan is to provide an appropriate balance of services, employment, and housing. This corner was designated PO to provide for small-scale office development compatible with adjacent residential neighborhoods; however, the site has not developed in over 10 years. The request for a BN designation is consistent with the Federal Way Comprehensive Plan (FWCP). Page II-22 of the FWCP states that, "Neighborhood Business areas are intended to provide convenient goods (e.g., groceries and hardware) and services (e.g., dry cleaners, dentist, bank) at a pedestrian and neighborhood scale close to adjacent residential uses." VI. PROPOSED AMENDMENTS TO CHAPTER 5, HOUSING 1. Housing Chapter Update The following tasks were completed in order to update Chapter 5, "Housing" ofthe FWCP: (a) Data Collection - Existing data sources such as 2000 Census, Office of Financial Management, Central Puget Sound Real Estate Report, King County Housing Authority, Assessor's records, Dupre + Scott, Multiple Listing Service, King County Benchmark Program, and adopted housing targets were reviewed. (b) Interviews - Individuals and agencies representing a broad range of community perspectives on the development and affordability of housing, community development needs, and other resource needs were interviewed. (c) Data Analysis - Infonnation from the data analysis and interviews was analyzed to detennine existing inventory and projected needs. (d) Implementation - Strategies and mechanisms for providing housing were identified. Planning Commission Memorandum 2004 Compn::hensive Plan Amendments Mareh 15,2005 Page 6 2. Summary of Amendments In addition to new language, existing sections have been realTanged to improve the functioning of the chapter. The following summarizes only substantive changes: (a) Page V-5. The section on Countywide Policies has been moved from page V~3 to page V-5 and revised to more clearly describe the goals of the Countywide Planning Polices relating to the provision of affordable housing. (b) Pages V-6 - V-24. 5.2 Federal Way and its Housing - This section has been updated based on different sources such as the 2000 Census, the April 2004, Office of Financial Management Population Estimates, Northwest Multiple Listing, and Dupre + Scott. (c) Page V -21. The Housing Capacity section has been revised to identify ways of increasing capacity to meet its housing targets. (d) Page V-22 - V-24. Language has been added to describe how zoning and development regulations may be amended to encourage additional market housing, and affordable and special needs housing. (e) Proposed changes to policies are summarized in the table on the following page. (f) Pages V-38 - V39. 5.5 Implementation Actions has been deleted since it is a duplication of some of the policies. VII. COMPLIANCE WITH FWCC SECTIONS 22-529 AND 22-530 1. Section 22-529. Factors to be Considered in a Comprehensive Plan Amendment - The City may consider, but is not limited to, the following factors when considering a proposed amendment to the comprehensive plan: (1) The effect upon the physical environment. Amending "Chapter 5, Housing," of the FWCP is a non-project action and would have no etIect on the physical environment. Development is not proposed in conjunction with the request by Puget Center Partnership for a change in comprehensive plan designation and zoning from Professional Office (PO) to Neighborhood Business (BN). Any proposed development on the site will be subject to environmental review as required by the SEP A Rules, and will be evaluated in accordance with all plans, policies, rules, and regulations adopted as a basis for the exercise of substantive authority under SEP A to approve, condition, or deny proposed actions. (2) The effect on open space, streams, and lakes. Amending "Chapter 5, Housing," of the FWCP and the Puget Center Partnership request for a comprehensive plan amendment and rezone are non-project actions and would have no effect on open space, streams, and lakes. Planning Commission Memorandum 2004 Comprehensive Plan Amendments March 15, 2005 Page 7 Increase Diversify Increase Encourage Provide for Address Increase Encourage Mixed- Improve Delete Policy Housing Housing Affordable Innovative Special Needs Compatibility Open Space Use Developments Wording Capacity Housing Housing Housing Between Diverse in in Commercial Housin2 Developments Areas Amend Amend Amend Amend new HP39 Add new HP 13 Add new Amend new HP 18 New Delete existing existing existing new HP3 HP19 HP5 Policy HP2 HPI HPI Add new Add new Add new Add new HP40 New Delete existing HPl4 HP15 HP22 HP12 HPI4. Include language in new HP17 Amend Amend Modify Amend new HP42 New Delete existing new HPl7 new new HP26 HP20 HPl5 HPl7 Add new Delete existing New HP27 HP38 & HP40 HP23 Add language to new HP45 to address these policies Modify Amend new HP46 New new HP28 HP35 Add new New HP29 HP36 Planning Commission Memorandum 2004 Comprehensive Pian Amendments March 15,2005 Page 8 (3) The compatibility with and impact on adjacent land uses and surrounding neighborhoods. Amending "Chapter 5, Housing," of the FWCP will have no direct effect on development within the City. However, code amendments adopted in order to implement goals and policies of Chapter 5 may result in development. At the time of any development, the compatibility and impact on adjacent land uses and surrounding neighborhoods will be evaluated. Any development resulting from a (BN designation on the Puget Center Partnership site should be compatible with adjacent land uses, including surrounding single-family uses, since the intent of the BN zone is to provide convenient goods and services at a pedestrian and neighborhood scale close to adjacent residential uses. (4) The adequacy of and impact on community facilities including utilities, roads, public transportation, parks, recreation, and schools. Amending the Housing Chapter is a non-project action. Therefore, any amendments to the chapter would not impact community facilities such as utilities, parks, recreation, and schools. Ifthe Puget Center site-specific request is granted, specifìc impacts associated with development will be evaluated at the time that a development pennit is applied for, and any potential adverse impacts will be mitigated at that time. (5) The benefit to the neighborhood, city, and region. Amending the Housing Chapter to provide for a diverse range of housing, including affordable housing, that is compatible with neighborhood character and meets the City's design guidelines, will benefit the neighborhood, City, and region, while also meeting the adopted housing targets. Granting the Puget Center Partnership's request for a BN designation for their site may result in the development of a previously vacant site as either a grocery store or a drug store, thereby providing services for the surrounding neighborhood and contributing to the economic development ofthe City. (6) The quantity and location of land planned for the proposed land use type and density and the demand for such land. Amending the Housing Chapter is a non-project action, which will not in itself affect land uses. Subsequent amendments intended to implement goals and policies of the Housing Chapter may include amendments to the development regulations and comprehensive land use map. The applicant is requesting BN zoning to build either a grocery store or a drug store. Their application states that they have been diligently seeking a potential tenant to use this site as a professional office for the last ten years (Exhibit A). The applicant believes that there is no demand for office use in this area. Moreover, they believe that there is a change in the residential shopping pattern with a desire to have shopping located within a convenient distance (within one plus miles) of a residence. In addition, based on the July 2000 Market Analysis, the BN zone was anticipated to build out by 75 percent over the 2000-2020 period. This was the second highest build out rate for a commercial zone after the City Center Frame. (7) The current and projected population density in the area. Amending the Housing Chapter is a non-project action; therefore, this criterion is not applicable. The Puget Center Partnership site is presently zoned PO, which does not allow residential development. A change to BN should have no impact on the number of people who could reside on the site if a grocery store or drug store is constructed as stated by the applicant. However the BN zone also allows multifamily development on upper floors at a density of 18 dwelling units per acre. Planning Commission Memorandum 2004 Comprehensive Plan Amendments March 15,2005 Page 9 (8) The effect upon other aspects of the comprehensive plan. Implementation of the goals and policies of the Housing Chapter may result in increased housing capacity which would result in changes to "Chapter 2, Land Use," of the FWCP in a future comprehensive plan amendment cycle. Granting a change in comprehensive plan designation and zoning from PO to BN should not affect other aspects of the comprehensive plan. 2. Section 22-530. Criteria for Amending the Comprehensive Plan - The City may amend the comprehensive plan only if it finds that: (1) The proposed amendment bears a substantial relationship to public health, safety, or welfare. Amending the Housing Chapter to provide for a diverse range of housing, including affordable housing, bears a substantial relationship to public health, safety, and welfare because it may result in a more stable environment for families. Designating the Puget Center Partnership site as BN may result in development of the site, which should benefit the surrounding area. AND (2) The proposed amendment is in the best interest of the residents of the city. Please see response under (1), above. (3) The proposed amendment is consistent with the requirements of RCW 36. lOA and with the portion of the city's adopted plan not affected by the amendment. RCW Chapter 36.70A.O20(4) of the Growth Management Act, encourages the availability of affordable housing to all economic segments of the population of this state, provision of a variety of residential densities and housing types, and preservation of existing housing stock. Granting a BN designation to the Puget Center Partnership is consistent with RCW 36.70A.020(5), which states that the economic developments goal is to, "Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses and recruitment of new businesses, recognize regional differences impacting economic development opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state's natural resources, public services, and public facilities." VIII. COMPLIANCE WITH FWCC SECTION 22-488(c) Site-specific requests are required to be evaluated for compliance with this section.7 I) The city may approve the application only if it finds that: 7 This section applies only to site-specific requests; therefore, it applies only to the Puget Center Partnership request and not the proposed amendments to the Housing Chapter. Planning Commission Memorandum 2004 Comprehensive Plan Amendments March 15,2005 Page 10 a. The proposed request is in the best interests of the residents of the city; Designating the Puget Center Partnership site as BN may result in development of the site, which should benefit the surrounding area. AND b. The proposed request is appropriate because either: 1. Conditions in the immediate vicinity of the subject property have so significantly changed since the property was given its present zoning that, under those changed conditions, a change in designation is within the public interest. Land uses in the immediate vicinity of the Puget Center Partnership site have not significantly changed during the last five years. The adjacent use to the north is a single-family development, Parkwood Campus, which was constructed after incorporation ofthe City in 1990. The adjacent use to the east is also single-family. The use to the south across South 312th is a multi~family complex (Greystone Meadows Apartments), and across the street to the west are a 7-11 convenience store and Papa John's Pizza on the comer, with vacant land further to the north. However, a change in designation may be in the public interest, since the applicant states that they have been diligently seeking a potential tenant to use this site as a professional office for the last ten years and have not received any interest. OR 11. The change in designation will correct a designation that was inappropriate when established. Not applicable. c. It is consistent with the comprehensive plan; The request for a BN designation by the Puget Center Partnership is consistent with the FWCP. Page II-22 of the FWCP states that, "Neighborhood Business areas are intended to provide convenient goods (e.g., groceries and hardware) and services (e.g., dry cleaners, dentist, bank) at a pedestrian and neighborhood scale close to adjacent residential uses." d. It is consistent with all applicable provisions of the chapter, including those adopted by reference from the comprehensive plan; If the Puget Center Partnership request is approved and these parcels designated as BN, any subsequent development would be required to be consistent with all applicable provisions of this chapter (zoning code). AND e. It is consistent with the public health, safety, and welfare. Granting the requested change from PO to BN is consistent with the policies in the comprehensive plan and it is also consistent with the public health, safety, and welfare. Planning Commission Memorandum 2004 Comprehensive Plan Amendments March] 5, 2005 Page 11 Designating the Puget Center Partnership site as BN may result in development of the site, which should benefit the surrounding area. 2) The city may approve an application for a quasHudicial project related rezone only if it finds that: a. b. The criteria in subsection (1) above are met; AND The proposed project complies with this chapter in all respects; AND The site plan of the proposed project is designed to minimize all adverse impacts on the developed properties in the immediate vicinity of the subject property; AND The site plan is designed to minimize impacts upon the public services and utilities. c. d. This is a proposed amendment to the comprehensive plan, it is not a project~related rezone, and therefore, the criteria under this section do not apply. IX. STAFF RECOMMENDATION Staff recommends that the proposed amendments to FWCP Chapter 5, "Housing" (Exhibit B) and the site-specific request by the Puget Center Partnership to change the comprehensive plan designation and zoning of 4.03 acres located north of South 31 ih Street and east of 151 A venue South from Professional Office (PO) to Neighborhood Business (BN) (Exhibit A) be approved. X. PLANNING COMMISSION ACTION Consistent with the provisions of FWCC Section 22-539, the Planning Commission may take the following actions regarding the proposed comprehensive plan amendment: Recommend to City Council adoption of the proposed comprehensive plan amendments as proposed; 2. Recommend to City Council that the proposed comprehensive plan amendments not be adopted; 3. Forward the proposed comprehensive plan amendments to City Council without a recommendation; or 4. Modify the proposed comprehensive plan amendments and recommend to City Council adoption of the amendment as modified. LIST OF EXHIBITS Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Puget Center Partnership Request for a Comprehensive Plan Amendment and Rezone Proposed Amendments to FWCP Chapter 5, "Housing" Vicinity Map - Puget Center Partnership Site-Specific Request E-Mail Comment from Roddy Nolton Comment Letter from Robert Roper on Behalf of the Mirror Lake Residents' Association Letter from Donald Barker, Powell Development Company 1:\2004 Comprehensive Plan\2004 Update\Planning Commission\Report to Planning Commision.doc/03/16/2005 8:32 AM Planning Commission Memorandum 2004 Comprehensive Plan Amendments March 15,2005 Page 12 ~ CITY OF ..-fl~> Federal Way RECE.\\JED 0 '2 ~TER LAND USE APPLICATION S E. \ DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES fEDERAL Wþ..'i 33530 First Way South C\ì~~\tD\NG DEPT. PO Box 9718 . ~ Federal Way W A 98063-9718 EXHIBIT" 253-661-400~; Fax 253~661-4129 PAGE-.Ì...OF ~ www.cltvoffederalwav.c~m ApPLICATION NO(S) 03- loLl 4/1- -00 Date 18 September 2003 Puget Center Partnership Project Name Property Address/Location NE corner of SW 312th Street and 1st Ave. S- Parcel Number(s) ð8 ¡j 0 f -- 9'67tf./ 167'= ~ r¡ W Project Description Undeveloped site PLEASE PRINT Type of Permit Reqùired Annexation - Binding Site Plan - Boundary Line Adjustment --X- Comp PlanlRezone Land Surface Modification -- Lot Line Elimination - Preapplication Conference - Process I (Director=s Approval) ~ Process II (Site Plan Review) - Process III (Project Approval) - Process IV (Hearing Examiner's Decision) - Process V (Quasi-Judicial Rezone) Process VI - SEPA wfProject _SEPAOnly - Shoreline: Variance/Conditional Use - Short Subdivision - Subdivision - Variance: CommerciallResidential Required Information . . /Buslness BN /Nelghborhood Zoning Designation BN Comprehensive Plan Designation Unknown Unknown Value of Existing Improvements Value of Proposed Improvements Unifonn Building Code (UBC): Occupancy Type Construction Type Applicant Paul D. Benton of Name: Puget Center Partnership Address: 515 - 116th Ave NE, Suite 108 City/State: Bellevue, WA Zip: 98004 Phone: 425 990 8415 Fu: 425 990 8419 Email: Claremontdev~ol.co.m Signatur~~ 44~ Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Emai1: Signature.: Puget Center Partnership Paul D. Bentoh, Partner 515 - 116th Ave NE, Suite 108 Bellevue, WA 98004 425 990 8415 425 990 8419 claremont v@aol.com ~4'~~ Bulletin #003 - March 3. 2003 k:\HandoulS - Revised\Master Land Use ;\pplic:ali(lll Pag¡; I of I DEPARTMENT OF COMMUN~~~ . .. ED. 33530 First Way South RECEIV . -,' PO Box 9718 Federal WayWA 98063-9718 253-661-4000; Fax 253-661-4129 wWw.citvoffederalwav.com ~ CITY OF ~ Federal Way SEP 2 5 2003 CITY OF FEDERAL WAY BUILDING DEPT, APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT 1. Site Specific Requests a) Who may apply. Any person may, personally or through an agent, apply for a decision regarding property he or she owns. b) How to apply. The applicant shall file the following information with the Department of Community Development Services: I) 2) 3) 4) 5) 6) A completed Master Land Use Application. Attached A vicinity map showing the subject property with enough information to locate the property within the larger area. Attached A copy of the underlying plat or the King County Assessor's parcel map. Attached The following site data: a) Tax Parcel No. )( 0 8 ~ I 0 L.{. - <J 0 7-4 J r 07 ~ Q!. '9 / ~ 7 b) Lot Size/Acreage 4.04 Acres c) d) Existing Comprehensive Plan Designation Office Park, OP Existing Zoning Professional Office, PO Requested Comprehensive Plan Designation Neighborhood Business, BN Requested Zoning Neighborhood Business, BN e) f) Services. Please provide the following information regarding the availability of services: a) The site is culTently served by sewer .--X./scptic - (¡heck one). . ..t 4...!- Sewer Provider: ~ t L.-fv JJ t ~ r ~I\:/- The site is culTently served by a public water system x/weir - (check one). . V-:at~rprovider:~lIt) L,}v b\.~T. Rl~ Fire Dlstrlct#:~" \... vV ~ r \ ,t; \:)\ ~ ~ \ ~ School District#: Federal Way sc'fool District \ b) c) d) Any additional information or material that the Director of Community Development Services determines is reasonably necessary for a decision on the matter. Page 1 of 3 k:\Handouts - Revised\Comp Plan Amendment Application Bulletin #024 - April 16, 2003 .' EXHIBIT --8.- Prior to issuance ofthe threshold determination and the public h'¥rjp~ the Its:miiOF L..1 Commission, the applicant must submit the following: r"'uc~......-..-- 7) a) A set of stamped envelopes, and a list of the same, labeled with the name and address of all current owners of real property (as shown in the records of the county assessor for the subject property), within 300 feet of each boundary of the subject property, with the return address of the City of Federal Way, Department of Community Development Services, PO Box 9718, Federal Way, WA 98063. Attached \, b) A copy of the county assessor=s map identifying the properties specified in subsection 6 of this section. Attached X 2. OTHER REQUESTS FOR COMPREHENSIVE PLAN AMENDMENTS a) Who may apply. Any person may, personally or through an agent, apply for an amendment to policies of the comprehensive plan. b) How to apply. The applicant shall file a completed Master Land Use application with the Department of Community Development Services. c) Proposed Amendment. A proposed amendment can be either conceptual or specific amendatory language. Please be as specific as possible so that your proposal can be adequately considered. If specific wording changes are proposed, this should be shown in stHlæ- em/underline format (please attach additional pages if necessary). x To change existinq zoning of Professional Office, PO, to Neighborhood Business, BN. It has been demonstrated that there 1S no demand for addit1onal l'rð-r-ess10nal Office use in tho city of Federal Way. ~dditionally, it has been demonstrated that there is a demand for more Neighborhood Business zoning in this neighborhood. This applicant has J.ili<:j~IlLly ::;uuyhL dll tJUL~llLi..èll u::;eL::; [UL tJLu[~",siol1al office use for over 10 years and has found no interest.* Reference. Please reference the Element ofthe Comprehensive Plan (e.g., Land Use, Transportation, Housing, Capital Facilities) and page number where located. )/.f d) 3. SUPPORT FOR THE AMENDMENT (Please fill out for all amendments, whether site specific or otherwise) Please explainthe need for the amendment (why is it being proposed). Include any data, research, or reasoning that supports the ~roposed l.VTIendment (please attach additiollal pags:s ifnecessaQf). . *The neignborhooâ cons1sts of densely populate~ area OL slngle family residential homes and over 400 apartment units immediately ----aëfjaCent. The area is underserved fUL Ilei<:jhDuLlIUUÙ DuSi111~8g with only two lieGe concigting of a ~as ~~cil;ry w;rn ~ ~m~ll ~onvenience store and a real estate office. The neighborhood area clearly needs additional neighborhood business facilities. Bulletin #024 - April 16,2003 Page 2 of3 k:\Handouts - Revised\Comp Plan Amendment Application 4. EXHIBIT -L- PAGE --'-IL°F .J+- There is no fee for the initial application. If after a public hearing the City Council determines that the request shall be further considered for adoption, site-specific requests must be submitted for a preapplication conference with a non-refundable fee that will be credited to the formal application fee. If after the preapplication conference the applicant decides to pursue the request, the remaining portion of the comprehensive plan amendment fee will be required. A fee must be submitted for all other requests after the selection process. FEE 5. SIGNATURE ~~ 1/ ¿~ Signature ' 18 September 2003 Date Paul D. Benton Print Name If you have any questions about filling out this application form or the amendment process, please contact the Department of Community Development Services at 253-661-4115. Please be advised that an application for a comprehensive plan amendment lacking the required information will not be accepted. / Bulletin #024 - April 16, 2003 Page 3 of3 k:\Handouts - Revised\Comp Plan Amendment Application CHAPTER FIVE - HOUSING EXHIBIT 8 P AGE ---L 0 F ..It... 5.0 INTRODUCTION This ehaptcr was prepared in conjunction with tAe Land Use cHapter ofthc Federal Way Cemprohensivc Plan (FWCP). Together tAey provide a Aolistie view ofho'.vAol:lsiAg stock may be expanded and improved to meet the City's housing needs over the next 20 )'ears. The emphasis of this chapter is on preserving the high quality of existinb residential neigHborhoods while improving housing oPPorÐ:mities fur low ineome familie~) and persons with special housing needs. These housing needs were identified in n Hou::ing Needs ;\s:;es:;ment, which the City completed in tho Fall of 1993, and are sl:lmluarized in this chapter. The Growth Maflageffient ,\ct (GMA) require:; tARt housing issues be addressed in both the Land Use and HousiAg chapters. To gain a full picture of HOW new housing will be provided in Federal Wa)', both chapters should be read. ,\s a general rule, the Land Use eHapter describes wAitt densities ."ill be permitted in the variel:1s Aeig):¡òørÀoods oft):¡e City and makes recomIAefldations for how ne\v residential neighborhoods should be designed so that t):¡e)' arc a positive addition to the community. The Housing chapter focuses OR tÀe demand for ne,\' ):¡.ol:1sing, t):¡e availabilit), of a range of housing types and styles, and on the housing needs of low and moderate income families, special ncoc):; populations, wid tho homoles::. This Federal Way Comprehensive Plan (FWCP) Housing chapter. together with the Land Use chapter. is perhaps the most personal components of the comprehensive plan. Their policies affect the immediate environment in which residents live and raise their tàmilies. The primary goal of the I-lousing chapter is to create high quality neighborhoods that meet Federal Way's current and future housing needs for all economic groups and household types. It does this by preserving existing neighborhood character while also encouraging the development of a wide range of housing types. The Land Use chapter detennines the location and densities.ofthat new housing. 'rhe availability of diverse housing choices and affordable housing for all income groups is essential to a stable. healthy. and thriving; communitv. Most housing is Hot built by cities. but by the private sector. However. cities and other entities. such as lending institutions. do impact the supply and affordability of housing. 1'his chapter focuses on the housing supplv and affordability factors that the City can either control or influence. 5.1 Re uirements of the Growth Mana EXHIBIT -'--- PAGE~~ , . ement Act GMA FWCC - Chapter Five, Housing Washington state Growth Management Act The GMA requires cities to, "...encourage the availability of affordable housing to all economic segments of the population and to promote a variety of residential densities and housing types." It also encourages "preservation of existing housing stock." The GMA discourages conversion of undeveloped land, "...into sprawling, low-density developments" (RCW 36.70A.020, 1990 Supp.). The GMA requires that the Housing chapter include: . An inventory and analysis of existing and projected housing needs. . A statement of goals and policies for housing preservation, improvement, and development. . Identification of sufficient land area for the number of needed housing units, including government assisted housing, housing for low income families, mobile/manufactured housing, multiple family housing, and special needs housing. This defines the amount of land that the City must designate for housing in the Land Use chapter. . A strategy and policy for meeting the housing needs of all economic segments of the community. . Encouragement for innovative land use management techniques to enhance affordable housing opportunities, including density bonuses, cluster housing, planned unit developments, and transfer of development rights. .^. 1993 legislative amendmont mquires that aU cities and publie ageReies develop un inventory of public properties no longer needod for use and which may be available for affOfdableRousiflg. 'rhe inventory is to identify individual property loea-tions, size, aRd curreRt :zoRing category. Public agencies include all scHool di~;tricts und tho stlt!e departments of Natural Resources, TranspOt1ation, Social and Health Servicos, CorreetioRs, I:uld Geneml Administration. The inventOl)' is provided to tReWasRiAgton Office of Community Development (OCD) and is to be updated annually b)' November I. The iw/cntory is available from OCD upon \vritten request (RCW 35.21.687). Tho City is required by the state Housing Act of 1993 to include provisions for accessory housing. To allow loeal fleJlibility, tHe provisions are subject to such regulations, Revised 2002 2004 V-2 FWCC - Chapter Five, Housing EXHIBIT 8 PAGE . -.tOF--4t. cøflàitions, and limitations as determined by the City Council (RCW A.63.230). Consistent with the adoption ofthc FWCP in 1995, the City prepared and adopted accessory dweJling unÎtrro"isions eon:;Î:;tont with the stote'~; mandate. . . In response to the GMA. the PHget Sound Regional Council (PSRC) adopted re¡;ional housing policies. These policies promote fair housing access to all persons regardless of faÐC, color, religion, gendør, se:mal ørientation, age, national origiR, family stotus, source of income, or disability. Policie~> seek to ~;trengthen interjurisdictional eff0l1s f.or fair distribution of low and moderate ineOlRe, and spceial needs housing. PSRC policies seek to provide a diversity of housing types to Ineet the needs of all economic segments of the population. Jurisdictions should promote cooperative efforts to eflsure that aR adeE}t-Iate supply of BousiAg is available throughout the regioR. Eaeh jurisdiction sHould work at preserving existing affordable housin¡; stoek and providing access to public transit for the resiàents in such housing. Policies promote development of im;titutional and fiA{lllcial mechani~;ms to provide housing near community centers. They a1:;o encourage consideration of the economic impact of regulations and development ofregt-llatioHs that do Rot bl:lrden the eœ,t ofhot-lsing de\'elopment and maintenance. Count}'\vide Policies In 1991, King County adopted Countywido Planning Policies (CWPPs) for affordable housing that promote a "rational and equitable" distribution of affordable housing. Tho pølieies establish numerieal Rousing targets that each city should accommodate and specific targets for housing affordable to households earning less than 80 percent of the Cmmty's median fÌHRily income. Local actions to encourage døvolopmcHt of affordable housing may include, but are not limited to, providing sufficient land zoned for higher housing densities, revision of developlnent standards and permitting procedures, rcvio'¡.\'Îng codcs f-ûr redundancies and inconsistencies, Ilfltl providing opportunities for a range ofhou:;ing type~;. Additionally, all juri:;dietion~; should participate in a cooperative, countywide effort to address current low income housing Hoeds. Initially, this effort will iAelt-løe identifyiRg a cot-iRtywide funding source and eount)";vide progra::tRS to addrøs:~ housin¡; needs that cross jurisdictional boundaries aAE! bøRøfit from countywide application. Other eol:lRt)wide housing policies røqt-lire jurisdictions to evaluate existing ~;ubsidized and lo',v east housing resources, and idefltif)' sl:lch housing that may be lost duc to redevelopment, deterioffltiR¡; Rot-isiFlß eoRditioRs, or publie policies or actions. Jurisdictions should develop strategies to preserve existin¡; low income housing and provide relocation assistallco to households that may be displaced due to public action. For jt-lrisdietions such as Federal Way, which have elecwd to have an urban centor, the CWPPs provide that the center be planned to accommodate a minimum of 15 dwelling UAitS per acre. Revised 2002 2004 V-3 FWCC - Chapter Five, Housing EXHIBIT -8- PAGE~OF --3.! All jurisdictions should monitor and report on various aspects of residential development within their eomm1;lflities. They should define annual targets for hou~;ing development and preservatioH, aAd track progress in achieving eountywide and local goals for housing all economic seglnents oftÀc population. The county's Gro',vth Management Planning Council (GMPC) is charged with determining whether development of housing for all eeenOlß ie segments of the populatioH is sati~;fyin;; flousin;; needs. If ne.... høusing fulls short of meeting the countywide need f{Jr housing, and particularly affordable housing, the GMPC may reeommeHå additional actions. . ... -r .. f:,.... .......... .. .... . -. ";:7 -..-... -. In summary, based upon the foregoing laws and policies, Federal Way's Housing chapter sflotlld include an inventory of existing housing stock; identifY housing needs, and set minimum housin;; targets før eaeh economic segment of the population; provide for sufficient, appropriately zoned land to meet these need~;; and identify appropriate goals, policies, and strategies for aehievißg these høtlsin¡; targets. Toel&-fer achieving these goals may include uFFlefldments to the zoning chapter of the Federal Way City Code (FWCC) to encourage a more diversified housing stock, promote ima¡;inative design, and eneol:lrage development of affordaBle hotlsing. Strategies may also include provisions for intørjuri~;dictioAal efforts to provide and fmnnoe nffordable housing. The primary objøøt¡>¡C should be to create residential neighborhoods which are of high qualit)" provide soeial nnd community support and meet the needs of all segments of society. 1:.1) _.- unl.".'" t.l--- - A ~~I:~~A.I:"IT ..- -....-... -- - ....-----...-.... 1""'. ';:7 .... - 'W . Federal Way has grown rapidly in the past. The area doubled if) populatiof) ol:lriRg the 1960~; and again in the 1980~;. Since its incorporation in 1990, the City ha~; gnn'l'B by 23 percent. Based on PSRC forecasts, !'"hen the invont.wy of vacant land is cOflSume&; growt1~ will slow down considerably. Although households are generally more amuent in Federal \\'a)' than in nearby CJoFFlfJ1unities,l1mne priees are f.airly eVOR tJ:.\roughøut SO\:ttR Kif)g CmIR!)'. THe King County Office of Regional Policy and Planning reports that in the first: three quarters of 2001, the average single family house price in Federal Way was $213,060, eoffil3ared to $222,5~W if) Kef)t, $216,519 in Auburn, aHa $207,302 in Des Moine:;. The Seattle Everett Real Estate Researeh Report reports that in the Fall of 200 1, the median rent for a two bedroom/one bath apartment was $703 iF) FedeFal Way, $714 in Kent. $676 in :\ubum, and $689 in Des Moines. In comparison, the median ront for Ii 1\'10 bedroolH/one batA apartment was $1,100 j¡'1 Seattle, $1,182 iH Bellevtle, $SS(j if) R-edmend Revised 2002 2004 V-4 FWCC - Chapter Five, Housing EXHIBIT ~ PAGE---LOF~ ($986), and $977 in Issaq1:lah. Tliis demoAstrates tliat South King County-hasmorc afIordable rental housing available than tho rest of the county. The 2000 Census_shows tliat compared to King County, federal Way had u lar¡;er poreontagc of children under 17 years old (28 percent compared to 22 percent in the County). On the other hand, only eight percent of the Federal Way population was 65 or older in 2000, compared ta I Q pereeat ia King COI:IHty. Howeyer, it is ~mpeeted that the number of elderly will increase in Federal Way due to the natural aging onnc populatiøR, :;eniors tending to relocate to Fectoral Way in soard'! of affordable housing, and the large number of senior hoHsing ul'lits beiflg built iHfedøralWay. SeRiar citizeRs require such services as hollle delivered meals, respite care services, recreation services, in hOlllØ care, congregate and nursiflg (Jare fEwilitios, and transportation. Figure V 1 (page 5) describes the 2000 distribl::ltion ofFederaIV/ay's populatiofl. I [The following figure will be replaced by a new Figure V-I (page 7).] FkU'i: V 1 F-ederal Way Å2e Distril:Jytiell l:Jy PetHtlatiell ill 2000 30000 25000 20000 15000 10000 5000 0 Under 20-34 35-54 55-64 65-74 Over 75 20 Sótm¡e",2000,.Cen<;U5 Countywide Policies The Countywide Planning Policies (CWPPs). required by GMA, both confirm and supplement the GMA. The CWPPs tor affordable housing promote a "rational and equitable" distribution of atlordable housing. They require that jurisdictions do the following regarding housing: . Provide for a diversity of housing types to meet a variety of needs and plan for housing opportunities for all economic segments of the population. . Consider the need for proximity to lower wage employment, access to transportation and human services. and the adequacy of infrastructure to support housing development when planning for housing affordable to low and moderate-income households.o Revised :1002 2004 v-s FWCC - Chapter Five, Housing EXHIBIT --8, PAGE Gt~ . Develop strategies to preserve existing low-income housing and provide relocation assistançe to households that may be displac.ed due to public action, where feasible. . Evaluate existing subsidized and low cost housing resources and identity such housing that may be lost due to redevelopment. deteriorating holJ.sing conditions, public policies or actions. . Participate in cooperative. countywide ~fforts to address current low income housing needs. The policies also establish numerical housing targets that each city shQ1!Jd accommodate as well as specific tar~ets for housing affordable to households earning less than 80 percent ofthe county's median tàmily income. The numerical housin~ target for Federal Way is discussed in the Future Housing Growth section ofthis chapter. The overall targets for low and moderate-income housing are described below. . Seventeen percent of new housing units should be affordable to households between 50 and 80 percent of median income. . Twenty percent of new housing units should be affordable to households below 50 percent of median income. (Jurisdictions that had relatively less existing affordable housing were required to have 24 percent of new housing be affordable to this income group.) The CWPPs also suggest local actions to encourage development of affordable housing. These may include. but are not limited to. providing sufficient land zoned for higher housing densities, revision of development standards and permitting procedures. reviewing codes for redundancies and inconsistencies, and providing opport,pnities for a range of housing types. 5.2 FE ERAL WAY AND ITS HOUSING Federal Way, like most columunities, has residents with a range of incomes, ages. and household types. The size and type of housing needed by F~deral Way residents have been changing due to a number of factors, such as the influx of new immigrants.the increasing number of people living alone, the rising munber of single-parent households, anpincreasing life span. Federal Way's housing opportunities must accommodate all of the various types and cost of housin~ needed by its residents. Revised 2OOé 2004 V-6 FWCC - Chapter Five, Housing EXHIBIT ----L- PAGE. 1-0F ~ Ho ehold and Po ulation Trends Federal Way's population growth has slowed down since the 1980s when its population doubled. According to the Census. from 1990 to 2000 Federal Way has grown approximately 23 percent. This is greater than King County's growth rate of 15 percent. but less than some of its neighboring cities. Population by Á2e The age of a city's population is an important indicator of housing need. Different types of housing are needed at various stages of people's lives. Federal Way's citizens are relatively young. Over half of its population is under 35 years of age: almost one-third of this group is under 18 years of age. This statistic reflects a City with many young families and individuals. many of whom may need rental housing as well as first-time homeowner opportunities. It is the residents between the ages of 25 and 35 that represent the maiority of potential first-time homeowners. Federal Way must provide entry-level homes for this ~xistinz.and future population if they are to remain in the community. Typically. first time homebuyer opportunities are in the íonl1 of smaller single-family homes, townhouses. and condominJums. Fiaure V-1 Federal Way's Population bY Age 25,000 ° Q) t 20,000 :.~ n. .... 0 15 .Q E 5,000' ::::J Z 5 and 6-17 under 18-24 25-35 36-54 55-64 65-74 75-84 85 and older Age Source: 2000 Census Smaller sized ownership units and rental housing are needed not only by this younger population. but by seniors as well. Seniors often desire smaller and more affordable housing. both ownership and rental. in order to minimize or eliminate yard work! housework and to expend less of their fixed incomes for housing. Of course. tI}§se types of housing are also ideal for the growing number of single person households, as well as for many of the rising number of single parent headed household. regardless of age. Seniors make UP only eight percent of Federal Way residents. less than King Coun:OC.â percentage often. However. countvwide. both the number of elderly and its Prop0l1ion of the senior population is expected to increase bv 2010 and increase more dramaticallY.lD:: 2025 as the baby boomer generation ages. Revised 2002 2004 V-l FWCC - Chapter Five, Housing EXHIBIT ~ PAGE-LOF .ft Household Income Understanding the distribution of Federal Way's household income is also critical in I P,lan,ning for, its future housing needs. A household's income dictates its housing decisions and opportunities. The King County Benchmark Program defines income groups as follows: Extremely Low IReonH~: Very Low Income: ¥ery Low Income: bew Moderate Income: Median Income: Middle Income: Upper Income: 30% 0 - 30% of county median income 31-50% of county median income 51-80% of county median income 100% 81 ~ 120% of county median income 120% or more of county median income King County's 1999 mediatl iaeome for all households was $53,157, compared to Federal Way's l11ediaH ifleome of$19,278.More specifically, thø 2000 H.U.D. Incomø Lø"cls by Household Size for various income ¡;roups are shown by household size in Table V I Wage 6). While Federal Way households are ¡;ønerally more affluent than clsewherein South King County, about 1,390 households in the City of Federal Way are cummtly receiving housin¡; assistance from thø King County Housing Authority, or living in subsidized private housing. According to the 2000 Census. Federal Way's median household income was $49,278. which is less than King County's median of $53->157, but more than the South King County cities' I median income of$45,850. Federal Way's income groups are distributed in approximately a 60:40 split, with 60 percent of residents with Iniddle and greater incomes and 40 percent with moderate and lesser incomes. Figure V-2 Households By Income Level Very Low Middle and Upper 11 % L 58% --=;""::':1\': r1~~ ¡e ' Moderate 19% ,$(1!.![.::L::>QQQÇ"115\!§ II The South King County dties used in this comparison are Auburn, BurieH, Des Moines. Kent. Federal Way. Normandy Park. Renton. ScaTac, and Tukwila. Revised 2002 2004 v~ FWCC - Chapter Five, Housing EXHIBIT ~ PAGE~OF~ Household Size Federal Way ha!'¡ the largest averag:e household size in South King County at 2.63. It i§ well above the King County average of2.39 per household. However, as fbr most cities. Federal Way consists predominately of one and two person households. as the figure below shows. Three reasons for Federal Way's relatively large average household size is. its large percentage (67.6 percent) offamiJies. its relatively high number of immigrants (who tend to have large families). and the overcrowding of its housing due.!Q affordability and availability issues. Figure V- 3 Distribution of Households by Size in Federal Way, 2000 5+ People 11% 1 Person 25% 4 People 15% 3 People /...... 17% "-.... "-.......- 2 People 32% Sourcc~ZQJLQi;cnsus Overc rowdine: According to the 2000 Census. almost ei~ht percent of Federal Way's housing is overcrowded. Overcrowding. defined by HUD as having more than on~ person per room in a housing unit. is more of a problem in Federal Way than in King County or on average in South King Countv. although the South King County cities of KenLSeaTac. and Tukwila have a worse problem with overcrowding. Overq:owding typically results when households have to "double up" in order to afford the cost of housing. or fTOmlarge families not being able to find an appropriately sized unit. Special Needs Populations There are many people in Federal Way who nred housing that is directly linked to supportive services and/or is designed to accommodate physical disabilities. The private market. for the most part. does not meet the housing and service needs of these groJJ.Q.s., especially if they are low-income. However. the need is independent of a person's income: it is experienced due to a crisis or disabling condition. Although most who arc disabled on a pennanent basis. due to the limitations of their disability. usually become very low~income. Revised 2002 2004 V-9 FWCC - Chapter Five, Housing EXHIBIT ~ PAG E JQ.OF~ Special needs populations and their needs are diverse. Some groups require special needs housing for a limited time and others on a permanent basis. Two examples of housing needed on a permanent basis are group homes by some developmentally disabled adults and apartments with supportive services for the chronically men tall v ill. The type of housing that is needed on a temporary basis includes confidential shelters and transitional housing for victims of domestic violence. supportive housing for pregnant teens. and emergency shelters and transitional housing for the homeless. Special needs populations require two maior ingredients to ensure a stable housing situation: very low cost housing and supportive services. The type and number of supportive services required varies bv population and by individuals within each population. Jurisdictions can help encourage an adequate supply of special needs housing by ensuring that its codes and regulations are not baITiers to the provision of special needs housing throughout the City. Employment During the I 980s, Federal Way's employment base grev; faster than any etHer sl:1burban area efKiRg Ceunty. This growth was primarily in retail aRà service jobs and by 1994, more thafl ORe tl:1ird of Federal 'Nay's employment base v;as iR retail sales, followed Glesely by serviGe employment. The 1999 Ccntl'f1! Pugct Seund Regional-Ecel'lÐ:'Ilie Rcpert Empleyment Pattern and Trends, 1995 1998 reperts that in Federal Vlay, jobs coyered by Social Seemity gre',y freFl'l 23,&00 in 1995 to 27,820 iR 1998, an increase of 17 pereent. This study also reports that there \Vere less than 100 higÀ teeÀnology jobs in 1998. Hewever, betweefll995 afld 199&, retail seetor jobs iflereased ftom6,G50 to 7,710, a IG percent increase. But betweefl 1998 afHi 2900, retail jobs inereased only by six percent while all eovered empløyment increased by 13 perGl:mt from 27,82(:) to 31,315. Federal Way is more a source for workers than a place to work, according to the Puget Sound Regional Council's (PSRC) Location of Jobs and People in Central Pueet Sound. 1999. There are 30.012 jobs in Federal Way. according to another PSRC study. Covered Employment Estimates for 2002. This is not enough to employ Federal Way's approximately 60.000 potential workers a€!ed 18 or older. This low ratio of people to iobs is why Federal Way is considered a bedroom community. Approximately 70 percent of those 30.012 iobs were in the retail and service sector. Jobs in government and eduçation accounted for the next highest percentage with almost 13 percent. Federal Way's proportion of retail lobs is twice the regional average. Jobs in retail sales and service employment typically pay low wages and as a result, these workers have difficulty finding housing they can afford despite working full time jobs. Accordingly, there may be an imbalance between jobs available in Federal Way and the earnings needed to afford local housing. Ironically, this may result in employees working in the City commuting from other communities where cheaper housing is available and higher wage earners who live in Federal Way commuting to other cities for higher paying jobs. Revised 2002 2004 V-10 FWCC - Chapter Five, Housing EXHIB,IT ~ PAGE '(~ TRbic VI ,""",n T' r, n. .- ... _I. 1 . "T. ._1 .1 C',". . . 'ow . .. 1, ¡ ~ ;J 4 u.& . IOu . T .L '~"O ..' ~ ~ ~ ~ ~ - .', '~ ' ,-,C',,", .¿ m& $J29 $W) $;+9 W+ H ~ -,I ~ ~ S4+9 ~ $494 ~ ' u ") .."'" " " ~ $W,&OO ~ m+oo ~ .. ' .L ,.eno .,, ) ~ ~ ~ ~ ~ J ,... ,. , $4&9 $M& ~ $4-l-1 ~ -~ " " u, U-76 $6AA $@9 $+44 $m .' " .n.,', ~ ~ $89,004 ~ $-W.~ 0' ..' "'* ~ ~ ~ ~ ~ ., n"" n. **11: ~ ~ $8&9 ~ ~ ~.r n $&+9 !5+;004 ~ $+,Wi ~ ., WJ,OO $129,100 $137,200 $+4-5,JOO $-1-6+;400 Mød.ian..I ' " """0 ~ $-5-~,~ ~ ~ ~ , , 1Ie>" .~J $9W $-h4% ~ ~ $-J..,J-'7+ ,. D ~ ~ ~ ~ $+¡é# -~ " n I) $148,200 $169,100 $179,700 $ 1 <)O,)()O $211.500 ,-.no ~ ~ ~ ~ $+8-,9(09 ',..,.. \. .. .' .." , ~ ~ ~ $-1,480 ~ .. ~ ~ ~ ~ $+,9+4 M'fuF' $177,800 $202,900 $215,600 $228,H)0 $253,800 8øtwet' :nw-20 J...Kìng-.(:;øunty Benehmark ReJort pulJlished lJy the KiRg Catlllly Oniee afRegioflaIPali¿) aftå PlaRRing. Nø ~ .", , ..L .. 'TL , . ...a\¡out,1..4pefseas,.lltis.oolumltapl}fe-ximat~flII!<IiaH fur nil hlJu:;oi!hoMs in the eel/I'll\". ~,.. n .c";,. .. ..",",~.....C',', "."'.':'~'j~'O ^ . ',', ,n^o,I+I'n~.it it; 6alleå 180. ... '. ~<., " ', "'0' .~ . . ~ ,;\.~.~ .. Tb<,.. 1 t g '0 Fda b Ie.. h 0ffItf .. P F i<;e -t s .. Þaseà- . 00 - a "0 W- yt. 'af--H . Ire d- tTh. wig ag t\- -at . - 7-. J-. ). % .. i H t ~ f 1:. 'ti t w ¡titS % . down ., J.t... .....:nll¡..'¡'-999.f~'¡Á".ofH>demJ..WaJ-'..Humaft.8eA'it'<"w'{~ehensfve-.PI(Jn-tlefines..an..(tn'{\fd¡¡bl~.hetls¡fg'{¡r!fJft\mity85..rønts atltm!lIble-looouseholtb-eamiftg-.less than 50~<' af meáiaR inøame-. 2.}- .":¡ief..rootals,WI afforåalJle mOHthl) ¡JiI)meat is áeflfleå as a housing 6ostlfJilyment tJtat-i.s,fl&illOre thaA 30% of a hOHsehola':; moRthly in€oRw. Thi:; (~Ofl!'; not iAelHáoi! it áeáuetioR for utilitie.;; it aG~:umes mat the el1lire pil)fFlent goes towllfå the rent, E.\aJlJJlfI!: 5m<. ofmeáiaJl iAeorne for a mree JeFWItheuseÀelá was $2'},600 in 2000. ,\1 this inemHe, the family eoultHiffefd $-74{}..in..rent J} -The-..J.999..ç¡ty..(¿Føder{J¡'..Way.Hul'lli1n.Servit-e,~(:()mprBhen-..iw..Pkm..d(lfines-.¡¡n.atlwdabIe-WlflefS-hf¡H¡p'\oftu-nity--as-.,pr,ioo;; :t.f'funlable to heuseholás earning le~'s than &9°. ofJueåiaß income. 4}- ¥of-hemeov.llerski¡J,!IFI amJl"dable maRthly ¡Jaymenl i3 åeliRed as a hOldng oos#!aym¡mHhat--is-ßo more thall 25~;, of a hfJUSehe.ld.'s.moflmly ifl6ome. Thi:; l",aYes 5~<' of inøome fOf tw¡es lHlå insurancl!-. n ...' ee times the ¡¡nAHal household Îl1eoff:e. ;\n xm<. of mecliuu ineÐn,e for-a-tl- pt)f :it n 1- . h ou set ill kI-w as- $4')', 1 00- in-2 OOO-.-A H b is----inoome-. the- f am H y-oo u kI.. affu r -d - t &p U f -clt a 5 ~, .11.. h om ""'1(}'> ling -no-. FIll} r (I- than $l4~';;OO, To illustrate soffle oft:kese poiBts. Table V 2 provides examples af2001 Ho~siAg Priee~~ in King County, the income required to purchase these houses, and examples øftypieal occupations with required earning power. Even though these examples are not specific to Feder-al \Va)', they demonstrate it ..",auld be difficult for an employee it-1 the serviee or retail sector to purchase an average priced borne in Federal Way. According to the King Revised 2Qæ 2004 V-11 FWCC - Chapter Five, Housing EXHIBIT -1L- PAGE --1Ja.OF -U Count)' Office of Regional Policy and Planning, the average price for a Federal Way home was approximately $213,060 ifl tho first three quarters 01'2001). During this same period, the median single family house price in Federal Way was $188,000. In the more extreme cases, these individuals and families may need some type of go','ernment subsidy to access O'lon rofltal housing. If these employment trends lJom:inue, the City may be IlHderincreasedpres:;ure to provide housing assistance to thoso clRpJoyed locally in low wage jobs. Tahk V2 ..~ .... 1'". v" . " -, , ;wol..Hf)u~ing"Pl'ice,s..in.. Îng .1Ile~mt'"Rt'tuif't'lItefttS-W Ty~(-tt ptttÎ~1I s .-w-itlt...R e quiI' ed" I-;!l I'D ing' ,Pow el' QHmW dHsn~usißJt-Ty-pe -p, ;øooo $-5{).,~)()(~,ffiooll1e ReqHireEl I H1I1 time Englisll-vroí~r..($SS,.JOOHJf-+4ÌJIl tim~ FI!:;istl!ml nurse ($53,300) or I full time USPS ffiftih'ltffier.($37;OOO}.¡æJ..l half timl! meEliea! /\naehed Tow~ aftt!f~-dewn -': ' ',' . :~ $56,gOO IDeome Required 1 f~1l time firefigHter (~13,OOO) ßßd.~..flalf-time insuranee oIaims proeessor $IC)5,OOO Home $1J.;7ÜOO) 1)1'1 full-ttme-ma€-mnist-f$4{)-;300).and...~...lIftlf..tinw..lilmtry" toohn kri an after 5~<' dowH ($IS,400), $75,500 Income Required '¡..fuU-lim...mark~t r~s~areh ~rnalyst ($75.000) or cornpmef-søÜware..engin@<!f <!"", n.., ($74,000) or J full tiAle mieroeiologist ($18,OOO)--HHd-J-full tiR1~ tFavel ag~nt - I'Ilh;¡r",,O%,-dnwH ($30.100) $92,(OO JHeame RC(Hired I full time lIum!Iß resoHrœ!Hl'IIIfIag0f-$69JOg) and I full time retail sales '.,.,., ""^ A n,: , wor ker..{$23,3 00 H) F' .J...fllll-time..cow,trucHon-mMag<."f.{$64;OOO)..and... H'u 11- -.. , e after I O~. down titDe-Cus-iomer., se 1"1' i ()ß. f1JÐfß5ßlltatm.{$-J{);OC){f¡ $839.A vel' ag¡....rent. moo tit ¡¡WHIg¡.. $33,600 ineoIH6 reqHired -HÌtIl-time-ildmffiistrati'.'~ Œ;siShlAt ($3U:OO) or corrections oŒwr'{$-..1J.~ <"" or I full time restauraHt 00ßk,,{$24,600) and J half time ea,)nier ($1 O,3g0) - SOtiF-ee.¡. :rhe-Novem :It. 'f- 2 00 l- A H>tHt¡/-l/etlSfflg-lHfof'{ffl bl e .. &tIk /in- P ub lis II ed- -b- y - tile -Kin g-- f : ~ )tilt t Y "Of ¡:¡ C.H) f -Regional. P 0 Ii e y- -and - P lannin g NoteI SaIar-ies..are estimaloo.based-øI1--3W.Imges...!ar-entfy.40--ffiid.-œreer-eamefS-,-u HI ~s s nth I!rw i ~;I! S loW e i Ii ed . Ho Stock and its Condition I According to the Aprill. 2004, Washington State Office of Financial Management (OFM) estimates there are 33.249 housing units in Federal Way. Of this total. 18.377 are single family. 13.635 are multi-family. 1.219 are mobile homes or trailers. and 18 are special housing. The majority of Federal Way's housing is fairly homogenous. The housing primari!lionsists of single-family detached units. cOJlstructed in the sixties anQ eighties. According to the 2000 Census. almost 11 percent of those single-family homes are rentals. a lower percentage than the county's approximately 13 percent..rhere are some ¡nobile home parks and a few duplexes located in the City. The rest of the housing stock tends to be two and three story apartment buildings. Although. the number of structures with 20 or more units has been increasing as a proportion of all housing in the last several vears. (The composition ofthis housing is illustrated in the figure below,) Federal Wav's housing provides only a narrow range of choices and does not fully reflect the range of housing options that could be built. Revised 2002 2004 V-12 FWCC - Chapter Five, Housing EXHIBIT -1L- PAGE---Í5-0F ~ Figure V~4 Federal Way's Housing Stock Mobile Homes 4% Single Famil 55% Source: Washington State Office of Financial Management. Amil2004 This lack of housing choice creates a situation where an increasing number of families find it difficult to obtain suitable housing in the community. It affects empty nesters and couples that have raised their families and who for life-style reasons, no longer need or want a large single-family house and the associated maintenance. Young adults, students. young man-ied couples, and low-income workers would like to live in the community where they grew UP or cuuently work, but often cannot find a house that fits their housing needs or cannot afford the available housing. Subsidized Housioe: Included in Federal Way's 33,249 housing units, is a limited amount of subsidized housing. In 2004, there were 443 King County Housing Authority (KCHA) Public Housing units and approximately 800 subsidized units owned by private non~profit agencies and reserved mostly for the elderly, physically disabled. or those with other special housing needs. In addition. as of February 2004, 1,141 households were renting in Federal Way using KCHA Section 8 vouchers. A household with a Section 8 voucher can live anywhere in the county. The tenant pays 30 to 40 percent of their income toward the rent and HUD pays the remainder-up to a certain limit. Tenants are encouraged to pay no more than 30 percent oftheir income. but are permitted to pav up to 40 percent if necessary to obtain suitable housing. The demand for both subsidized housing and vouchers far out strips supply. For example. in February 2003,364 Federal Way residents were on the waiting list for public housing: households are typically on the waiting list for 1 Yz to 2 years. In addition. 420 Federal Way residents were on the waiting list for Section 8 vouchers: however. the Section 8 waiting list is closed to new households and it is not expected to open for the foreseeable future. Revised ;1002 2004 V-13 I Housine IRvcRtory Condition For the most part, the housing stock in Federal Way is in good condition. The City has very little concentration of substandard housing, which is typically found in older urban areas. However, houses in poor condition do exist in isolated cases around the City and in smalJ pockets. EXHIBIT -1- PAGE i¥-OF -1f- FWCC - Chapter Five, Housing ,\5 depictecl in FigHrc V 2 (page 8) presently, 50 pereent of Fødcral Way's hol1sing stock is constructed as single family home:;, The remaining supply is cOlBposed of 15 percent multiple family l1nits and fiye perœut mobile homes. The 19')9 City ofFedCF6tl Way Human Serdees Comprchen:;jw.' PI-an reports that several programs exist to assist individuals '.vith housing costs to help them with maintenance of existiflg Rousing. The most eOmmon suBsidies iflcl1:!dø reduced cost units for rcHt, vouchers or certificates to assist .",ith tenant located housing, grants to help with down payments, reduced interest rate loans, and cash suppleuwnts for utilities or home FigN1'e V 2 Federal Way's Housing Stad, Multiple Family 45% Single- Family 50% nlaintenaAce. Another resouree is pHblic housing. The King County lIousini; Authority owns 113 units of public housing in Federal Way. In addition, Section 8 certificates provide subsidy of the rental cost of privately owned housing. \Vithin King County, outside of Seattle, 81 perceAt of Section 8 certificates are used in South KiA!;; CO"lAt)', whore housing is more affordable. In Decenlber 2001,961 (16 percent of total adæiRistøred by the Kiflg COURt)' Housing Authority) SectioR g certificates 8Hå!or '"ollchers were being used in Federal Way. There are presently S0"øn organizations that offer emergency shelter OfId traflsitiol1ul housing to residents of Federal Way. The 1999 2000 Seattle King County Homeless Re:jjJansc Rr.'flo,,' states that there are apprmjfl1atøly I 48 emergency shelter beds fifld 157 transitional housing uHits in South King County. Revised 2002 2004 V-14 FWCC - Chapter Five, Housing EXHIBIT-3- PAGE--!LOF -.a!L None of these organizations, by themselves, have the capacity to adequately meet the demand for service. Even with eløse eøøperation and coordination, they have had difficulty meeti1'1g the grøwing demand for services and providil'lg ease ma1'1agement for clients. ¡'.nother important ','lay to provide affordable housing is to pre','ent the existing affordable ÀøMsil1g steele from being redeveloped or deteriorating to the poil'lt that it is fl0 leRger Mseable. Although the City can generate maps of property with high redeT,'elopmel1t petØfltial, tÀ:erø is Be data that specifically deseribcs bew much }3fO}3erty is aetually redc'¡eloped and ho\v many offørdable høl:1sing units are actually lost. To address these situatiofls, the CV/PPs promote development of strategies to 13reserve CJtÎstiBg Imv ineomc housing. Toward that end, Federal 'Nay currently allocates Community Develo}3mel1t Bloek Grant (CDBG) funds to ho\:lsiflg rehabilitatiøa }3rograms subject to fl:1flds availability. Future Housing Needs The Kin!J; County Assessor's Office provides information related to housing construction quality. which is a good indicator of housing condition. The Assessor's data indicates an overall housing stock of average to better quality. There are a few areas. however, where clusters of buildings have lower quality rankings. Two such areas of note are the Westway and Lake Grove neighborhoods. The City is aware of the housing condition in these areas. In Westway, the City and a group of interested housing and social service agencies are working with the community to identifv approaches to improve the neighborhood. The goal is to create a model for neighborhood involvement and planning that could be replicated in other neÜ!hborhoods. Preventing existing affordable housing stock from deteriorating is a key to retaining existing affordable housing. HousinQ Cost and Affordability The term "affordable" is not dollar-specific: it is used in a relative sense. In the case of housing, "affordable" typically is defined as housing costs that total no more than 30 percent of a household's gross income. That affordable dollar amount. of course. changes depending upon the income level of each household. The following table shows the annual income, affordable monthly housing: cost and affordable home price. by household size, for each income group. Revised ~ 2004 V-15 FWCC - Chapter Five, Housing EXHIBIT ~ P AGE JJ.... 0 F -----ø Table V-I 2004 Income Levels and Affordable HousinQ Costs by Household Size Affordable Monthlv Housinfl Cost equals 30% or the household 's income. In the case or homeownershiv. [[U? cost includes principal, interest, and prooertv taxes. The Affordable Home Price assumes a 5% down vavment on a 30- ear mort a e at a 6% interest rate, $ $ 525 $ 5?,,~ Affordable Home Price $ 72.000 $ 86.700 S 97.300 $ 108.500 Annual Income $ 27.250 $ ' 31.150 .$ ',35.0Stf': :,$ 38~950 Affordable Monthly $ 683 $ 780 $ 878 $ 972 Housing Cost , Affordable Home Price $ 119.800 $ 136.900 $ 154.100 $ 171.200 ,.. ' , , , $5~~10((:,t62.300 Annual Income'lij}:::':':iiu$::uh43.600 $ 49.850 Affordable Monthlv $ Housing Cost Affordable Home Price $ 191.400 $ 218.600 Annual Income" j'S j!4S00jj:,U$ 62.300 Affordable Monthly $ 1.363 $ 1.558 Housing Cost Affordable Home Price $ 239.200 $ 273.500 , Annual Income,,>'i$,65AOO, $ 74.750 AtTordable Monthly $ 1.635 $ 1.870 Housing Cost 1.090 $ 1.245 $ 1.403 $ 1.5?~ $ 246.200 $ 70.100 $ 273,500 $ 77.900: $ 1.753 $ 1.948 $ 307.700 $ 341.900 $ ,:'84~lno" ,...$ 93.500 $ 2.103 $ 2.338 Affordable Home Price $ 287.100 $ 328,300 $ 369.100 $ 410.400 Unfortunately, housing costs often take a bigger bite out a household's income than the recommended 30 percent. For higher income households, this still leaves enough money to pay for other necessities and perhaps some luxuries. It is lower income households th?l are negatively impacted if they are unable to find affordable housing. According to the 2000 Census, in Federal Way almost three-quarters of households earning 50 percent or less_of median family income spend over 30 percent of their income on housing; almost 40 percent of those households spend over half oftheir income on housing. Table V-4 provides more information on residents overpaying for their housing in Federal Way. Ownership Housin2 The cost of ownership housing in Federal Wav. like other places in King County. has been increasing. In Federal Way. the average price of a single-family home in 2003 w¡:¡s $23.1.980. an increase of24 percent since 1999. and the average price ora condominium increased by 37 percent t()_$120,958. Revised 2002 2004 V-16 FWCC - Chapter Five, Housing EXHIBIT~ PAGE " OF~ Table V-2 2003 Housina Sales Prices in Federal Way ! .---- m I..m.'.' . ,~ "~lil,i"~:::::: Change Since 1999 5233.980 24% Price $286.2.4..I $120,958 .1..1% 37% Source: No[!þwt;st Multiole Listing Affordabilitv of Ownership Housing Compared to some other parts of the county, Federal Way's ownership housing is relativelv affordable. For instance, in 2003. the average price of a home in K.WJLçounty was $352,956. approximately $120,000 more than in Federal Way. As the table below shows, in 2003, the average priced single-family house was atTordable to households over 80 p.ç=rcent of median income, while a three _pr four person household below 50 percent of median could afford an average priced condominium in Federal Way. Table V-3 Affordability of Home Purchase in Federal Way. 2003 ~_........ --- -.--.-...... . . ," ,,'.":::::::i ,,' ,.' .. , " ',,'" Income Required for ,'", '" Income Required for . ".:,..:" . AveraQ8-Prlced:,:::'::(, A~eraQe-Pri.ced New ",' ,: "":':::, SInQI~ Family Home SInGle Family Home ",:::! ".-...-. ,.,,:,,~ ..m...._...-..-' -----..-. ..-.. , Income Required for Averaae-Priced Condominium, 1 Person,,"~ Household 1 QO% Median 120ru....MediéJn Just Over 50%) Median 2 Person House~I~ld 10001.1 Median pyer..1Q.Q% Median Less Than 50% Mf?9.i.~.n 3 Person, HousehólCt 80% Median Over 80%, Median Less Than g-~!C! Median 4 Person' Househøl~ Less Th",r¡ß.O% Median Over 80% Median !-,.e.$_~ Than 50% Mediml ..n . Rental Housin!! The Dupre + Scott Apartment RelJOrts track rents by the size of the building: 1 to 19 unit buildings and 20 or more unit buildings. The vast majority of rclltl!l buildings in Federal Way are less than 20 units. Therefore, this section will examine rents for these smaller rental buildings. It makes a difference since average renls vary based upon the size of the building. Rent in buildings with I to 19 units have less expensive one-bedroom units (by $87 a month) but more expensive larger units (from $87 to $387 more a month). This fsmld be because so many of Federal Way's single-falnily homes are rentals and single- Revised ~ 2004 V-17 FWCC - Chapter Five, Housing EXHIBIT ~ PAGE---L8-0F -"- familv houses are the most expensive rental type. Rents in buildings with I to 19 units avera~e $586 for a one bedroom. $818 for a two bedroom. $1.207 for a three bedroom. and $1.426 for a four bedroom, Affordabilitv of Rental Housin2 The following table. derived from the 2000 Census State of the Cities data tables. provides some valuable information, but can easily result in erroneous assumptions. For instance, it makes it appear that there are not enough rentals for households over 80 percent of median income. However. the 850 units cited as affordable are just those relatively few rentals that are expensive enough to equal 30 percent of these higher houscholds' incomes. All the rentals affordable to lower income households are. of coursc, affordable to these higher income households as well. The Census further informs us that only about 50 pçrcent of the housing affordable to each income group is actually occupied by that income grolip~ This demonstrates that other income ?,roups are renting units with rents that ~ither equal much less or much more than 30 percent of household income. Table V-4 Quantitv and Affordabilitv of Federal Way's Rental Housina for Each Income Group ii:;iii;,", O~er 80% ofi,Median. 50~§ """":;_......_~m. Suur\i.!<;.,.;2,QQ.!LCensus Note: The percent overpavinf{ are Ihe percellt otlwuseholds pC/villI! more tflSPl 30% of household illcome on housillg. ---.-.. .-...... Income .Group Number of Renter, ,., Households ,"":" .,11 i; ",:::" "!",,i , " , ,"",' ,;:" ,', 0 to 30% of Median ~451 ..i'i;":,!::'!',!,;,,, .'. ~1:, ." 31 - 50%.,ófMedian: , , '" ?'l3~ 51 - 80% of Median ~.;3..!2.1 ............ .. . ... .- Number of Percent ..,.;""';: Percent Affòrdåble. B.uilt Before' Overpaying .' Units 1970 . . 64~ .26.'1 .79.5 1.1.?Q .11.A 80.t 8450 ZJ.. ;?;Lg ?ßO N!.ð /. Table V-4 also illustrates the need for housing for households earning 30 percent or less of median income. For instance. bv comparing the number of renter households earning 30 percent or less of median income with the number ofrental units affordable to this income grouP. we find that there is 1.803 fewer affordable housing units than needed for this income group. This is further illustrated in the last column of the table. which shows that almost 80 percent of these households pav more than 30 percent of their income for rent. In addition, a significant portion of the few housing units that arc affordable to these very-low income households were built before 1970, implying that fewer are being built more recently, Revised ~ 2004 V-18 FWCC - Chapter Five, Housing EXHIBIT --1-. PAGE I '-OF -5.! Federal Way's rental housing, as with the rental housing throughout the county, is generallv affordable to householgs in the 50 to 60 percent of median income range and above. As Table V -5 shows, it is the households at 40 percent of median income and below that have the most difficulty in finding affordable rentals; although, larger households at 50 percent of median income also lack for affordable rental housing. For example, a three-person household earning 30 percent of median income pays $292 more than they can afford for a two-bedroom apartment in Federal Way. 'rhe fi~ure also demonstrates why overcrowding may be so prevalent in Feder£'I Way. Low-income þouseholds can only afford rentals with three or more bedrooms by doubling or tripling up with other households. un u_.. .. . ,."". - ,-,."" :, :<,::;:; , " .:ili:'¡.;;,~': -:~" , 1 BR U:pe~pnl' " "",:i:¡",1"B~"""" , "l2 oeoo,ê1 2BR .. .{2 p.øppl~t 2BR (3 Deoo/e) 3BR (4. PPpplç), ,;LBR L!¿, neon/e} "4",,aR, (7 PfJOp/c). 4BR (8 Deoole) . Table V-5 Affordabilitv of Federal Way's 2004 Averae:e Rents ""'", ,-:,." Rentnl Afford21bilit'~"(C!.!!J!1 or .sUI"(Jlul , "", b,"'¡:lncomcl..(,'Vcl . . ~;3.25 $3/2. ~.~.z.2 $.~18 $46~ ;>502 $.ß]q â.GJ 3 In conclusion. it appears that the rental market is providing afford£'ble rentals to households above 50 percent of median and ownership of single-family housing for households above 80 percent of median. and ownership condominiym for those at approximately 50 percent of median. Therefore, all the City's affordable housing ..._u . .h . ._.__n.- """,""'",",' "":OIl'","",," 30% of"(;" 40% of ,. ~ ..;-::, . 50% of , "," I ""i:', , .:. ~ .,' ,t, , . , Median Medlan.<~:i";;\:. Me~lan " 60'Y.. of Median Revised :1002 2004 V.19 $Q.fJ9. -- (~J.ZJU ($4.11 595 S/32 $b86 L$1.1ill $;r7 $349 $192 ~818 ~~J.l t$...1. H.5 ) ~.l1.Z ($40) $818 ~.2921 (511 n $58 5234 .$..Lf.Q( t${~.;?4 ) ($.:¡B.1 ($428) ~ $t?W I ($516) $55 ($1 b6) @366) $1,426 t$,(Q1.) ($J16Q1 $.f.~ ($719) 51.426 ($398) ($Hll ($655) $116 s'm!!:£ç;,"p"!Ip.fËt..o'5_c~tll-19 Apartmcnt RcöõrCBdsv Czark&".1~~ociatcs FWCC - Chapter Five, Housing EXHIBIT ~ PAGE . ,200F.t!- programs. current and proposed. (e.g.. densitv bonuses. inclusionary zoning. impact fee waivers. federal Community Development Block Grant rCDBGl funding. etc.) should target these income groups not otherwise being provided with affordable housing by the private market. Fut re Housin Growth The purpose of the GMA. is to assist every city in responsibly planning fQr growth. Growth will occur. We can either scramble to accommodate this growth or plan for it. Left alone. the housing market will build housing in the easiest and most profitable manner to mset the housing demand. Unfortunately, unless guided bv good policy, zoning. development regulations. and incentives. this market-driven response usually docs not supply the diversitv of housing. choic~s and prices that result in a healthy and attractive community. Housing Targets During their September 25, 2002 meeting, the GMPC adopted a motion to add taröets for ne'tv households and jobs for the period 2001 update the targets for new households and jobs for the period. 200 I - 2022. These targets were based on a methodology developed over a two-year period by the King County Planning Directors. The adopted 2001 -= 2022 housing target for Federal Way is 6,188 new residential units. 'rho number ofhousin; units ahvays exceeds the number ofAow;chold~;, and is dependcnt on vacancy rates. The CWPPs suggest that Federal Way plan for an additional 1,238 units, the equivalent of20 percent of projected net household growth, that are afIordablc to vcrylow income families (less tRail 59 percent of median) RRå 1,952 I:toHsing units, the equivalent of 17 percent of projected net household grov.th, that arc aft()rdable to low income fnmil ies (between 50 and 80 poreent of median) by the year 2022. Housing is considered affordable when a family is spending not more than 30 percent of their monthly ineome if ranting, and 25 percent if purchasing, or three times thuir annual income ifpurchw;ing Ii home. For a three person 'lery 1m\' incollle family in Federal Wa)' (see Table V I), it means that thell1onthly rent exoludiflg utilities must be less than $710, or i[they are ÐflyiA¡; a home; it must cost less tARA $95,209 at 2000 priøes. The Scattle Everett Renl Estate Research Report reports that in the Fall of2001, the median rent for Ii two bedroom/ofle bath apartment was $703iR Federal Way, demonstrating that Federal WaYAas affordable reRtul opportunities. Ho\vcvcr, to Ðuild home~; thnt nre available for $95,200 would require sigRifieuFlt public subsidies. To eFlSHre tHat new housing llRitS are a positive addition to tho community, the City udopted residential design guidelines in 1998 in or-der to encournge more variety in the types ofuAits available and more innovative nnd aesthetically pleasing design. Requests for help by Federal 'Nay residents for homeless shelters, transitional housing, and special needs Housing exceed supply. Revised ~ 2004 V.20 FWCC - Chapter Five, Housing EXHIBIT ~, PAGE -2LO-ï=:I! # In 1999, the Crisis Clinic Community Infonnation line recci','cd 495 calls from Federal Way residents seeking emerge¡~ey shelter BAd from I gg residents seeking permanent housing. # The Oetoeer 19,1999, United Way of King County }-,1calth and Human Service:; Community Assessment reports that in 1989, less than 16 percent of people requesting emergeeey or trB.fl.sitiolial shelter in South Kiflg County wore able to be sheltered due to lack of available spaee. # THe Eiomestie aÐHse shelter prøviEled 192 nights of shelter to doæestie violenoo vietims, and turned awa)' many more ,,'.omOH BREi ehilEiren due to lack of space, # There is a need før more SHppofted living units (apllrtmeflts BRd shared single family Homes) fÖr tÀe mentally iH. # In tho fall of 1999, there were apprmdmately 65 homeless ehildrea in the Federal Way SehGal District. # 'rhere may presently be a need for 9é HAits ofJ:IOHsing for persofls y¡ith /\IDS in sQ\::lthwest Kiflg County. Federal Way works '.'lith the King County Consortium and neighboring cities to implement effective housing goals and policies to meet future housing need¡;. ,^. comprehensive strategy ensures that safe and suitable housing is available to residents of all income levels and special needs, as required by GMA Of that 6J88-unit target. per the CWPPs, 20 percent (1.238 units) §hould be affordable tQ households at or below 50 percent of median, and 17 percent (1.,952 un its) should be affordable to households between 50 and 80 percent of median income. Housing Capacity As is described in the Land Use chapter, based OR the most recent capac;ity B.fl.alysis, there is a remaining Federal Way currently has a capacity for 5,538 new residential units, including 3,265 detached single-family homes and up to 2,273 multiple-family tttt#s-. units. The capacity for 1.415 of those multifamily units is located in mixed-use development zones. Given the 6,188 housing unit target above. Federal Way. at tht;: time of the target adjustment, had a capacity deficit of 650 housing units. The City will increase its capacity in order to eliminate this deficit in a number of ways. For instance, in order to encourage more residential development. the City will consider a number of changes, including a change to the definition of density for convelltiOl!al subdivisions. Currently, density is based on minimum lot sizes. The change would base density on gross acreage. This should result in relatively more lots than presently allowed. In addition, the City is focusing its policy and development efforts on the City Center and mixed-use zones to ensure that the projected multifamily housing is built in those areas. For instance, it has adopted a ten-year exemption from property taxes for multi-family development within the City Center. The City is also preparinQ: a Planned Action SEPA for the City Center, which would allow environmental review to °990lr in Revised ~ 2004 V.21 FWCC - Chapter Five, Housing EXHIBIT -3- PAGE-u'OF ~ advance of development. This is an incentive for developers since it allows development to proceed more quickly. As part of the Planned Action SEP A, the City is considering allowing increased height for structures in the City Center, which would increase potential capacitv for new residential dwelling units. Meetina the Need for Housina In addition to ensuring the land capacity to accommodate the expected growth in households, the City must do what it can to ensure diverse housing opportunities for all income groups. Although no city can guarantee that the housing built will be affordable to all income groups, cities can enCourage and facilitate housing that is more affordable using factors it does control. such as land use regulations. For instance, the City can ensure that it has an adequate amount of land zoned to facilitate the development of affordable housing opportunities, such as smaller lot sizes, townhouses, cottage housing, cluster housing. accessory dwelling units, duplexes. triplexes. small~scale apartments, senior apartments. and sinl:!le-room-occupancy housinl:!. Zonine: and Development Ree:ulations Jurisdictions place the most significant controls on housing development through land use controls and zoning,. By a careful evaluation and revision of land use regulations, Federal Way can significantly influence the amount. type, design, and affordability of the housing built in the community. Federal Way. like most urban and suburban jurisdictions, is already "built out": therefore. the greatest opportunities for expanding the types of housing available are in infill and redevelopment. not new development. æ general terms, tho primal)' Therefore, The first component ofthe City's Federal Way's I housing strategy is to promote in-fill while protecting the character and quality of its existing single-family residential neighborhoods. New detac;;hed units ""ill be eons1mcted on \'aeant lots in existing neighborhoods bllt they v¡ill be eømpatible with the existing homes. Planned Unit Deyelopments and For instance, it's possible to increase the number of units in existing single-family neighborhoods without changinl:! the neighborhood character by allowing accessory other speeial development teclmiques dwelling units, duplexes. cottage developments. or low-density multifamily structures. The City already allows cluster housing in single family zones: however. other techniques such as lot averaging may be added to the FWCC to encourage compatible development on difficult sites and near environmentally sensitive areas. Rewever, Implementation of the City's design guidelines will ensure that in-fill development will not be permitted at the eJ,pense of the quality of life in be compatible with existing neighborhoods. ^ seeøndary The second component of the housing strategy is to encourage higher density residential uses in the I-5/Highway 99 corridor, including the City Center-Gere and City Center Frame. Row houses, townhouses, condominiums, and mid-rise residential buildings are appropriate in this area subjeet to these areas given the availability of utilities and other infÌ"astructure, access to public transportation, jobs, shopping, entertainment, and social and human services. This plan anticipates that during the next 20 years, the City Center and the Highway 99 corridor will redevelop and accommodate the majority of the City's new housing units, particularly multiple family Revised 2002 2004 V-22 FWCC - Chapter Five, Housing EXHIBIT ~ PAGE .ñOF ..I.f- I housing units, aElded to the City's invcntory. multifamily housing units. The area will gradually become a denser, mixed use, pedestrian friendly, high amenity, high quality, vital part of Federal Way. The third part of the strategy is to ensure that there is sufficient land available for other I housing needs such as government assisted housing, manufactured housing, housing for low-income fàmilies. and special needs housing. including: group homes, and foster care facilities. The Land Use chapter and FWCC provide support for this these type§ of housing. In 2002, the City adopted u code amendment to eliminate the separation ~ requirements for social services transitional housing '."ithin multiple family residential zones provided that no less tARA aRC unit aAd He more tàaA five }'Jerceat of the housing within the multiple family coluplex may be social services transitional housing. .fogether, the Land Use and Housiflg chapters Rfld the associated development regulations provide sufficient capacity to accommodate projected housing grÛ'tvth for all ecoRonlic segments of the populatiøa. It is important that tho City im.}'Jlement a housing program thRtwiIl assist private developers and private non profit organizatiøAs in mcetin;:; the identified housing Reeds. Such action is not only required by GMA, but it is also prudent public policy and vlin msure a safe and supportive housing cll','ironmont for fhture gonerations. A critical issue in providing a sufficient amount of this housing is to remove any regulatory barriers to locating such housing throughout Federal Way. Affordable and Special Needs Housine: Stratee:ies One way that Federal Way can encourage special needs and affordable housing is by removing regulatory barriers and ensuring an adequate amount of land zoned to facilitat~ affordable housing. such as smaller lot sizes. townhouses. cottage housin-&-clustçr h9using. accessory dwelling units. duplexes. triplexes. small-scale apartments. senior Ç!Q.artments. single-room-occupancy housing. and boarding homes. A critical clement that makes housing more affordable is cost-conscious development regulations. Subdivision and development regulations should be modified to ensure that land is used efficiently; that the regulations reflect current safety needs.J!DJ!Jh~ permit and encourage construction of a broad range of housing types. For instance. structural setbacks and street widths could be modified to facilitate small lot developments. cottage housing. cluster housing. and zero-lot line developments. In addition. since the private housing market mostly targets those earning middle and upper incomes. the City should consider providing extra incentives or requirements fÖr developers to build housing affordable to those with less financial t.:.esources. The City already requires rental housing: developments of 25 units or mOLy to provide atlordable Dousing units. and it also offers an affordable housing density bonus in the City Center. Other programs it could offer include impact fee waivers. parking requirenlent reductions. and affordable housing: requirements in conjunction with transit-oriented development. One incentive progral!l alone is often not enough to encourage developers to participate. For examQl~, a study by the Growth Management Planning Council (GMPC). Affordable Housinz. Incentive Program for King Colin/v. suggests that. depending upon economic factors. a density bonus program needs to be combined with other incentives in order to be fiscally feasible. Revised 2002 2004 V.23 FWCC -Chapter Five, Housing EXHIBIT ~. PAGE-MLO~ If the City provides incentives. cost-conscious development rec.ulations. and allows affordable housing types. the private market is more likelv to provide housing affordable to low- and moderate-income households. However. it is impossible for tbe private housing market to meet the aíÌordable housing l!eeds of very low-income housel!.91çl.§.. which includes manv with specia.1 needs. For example, a senior or disabled person on Supplemental Security Income has an income of about $570 a month, which is about 13 r>ercent of median income. After food and other essentials. this person does not have much money left to pay for housing. Furthermore. rents that are affordable to this in~ome gLoup cannot cover the basic operating and maintenance cost of the housing. Stili.§l!!!]tial capital development subsidies. as well as rent subsides, are needed to make new construction affordable to very low-income households. To help meet this need for subsidized housing:, Federal Way uses the funds available. such as its federal Community Development Block Grant (CDBG) dollars. to help fund needed housing and support services. Federal Way also works with the King,.Çounty Consortium. neighboring cities. local. state. and federal funding sources. and service and housing providers to coordinate tùnding and to develop and imJ2l~'TIent effective housing policies and programs to meet tùture housing needs. 5.3 KEY HOUSING ISSUES Preserving Neighborhood Character As the population of the area-in and around Federal Way doubled during the 1980s, resident; fcared that Preserving existing neighborhood characterand values wero threatened. Approximately 7,000 ACW multifan1ily units 'Nere built in Federal WHY between 1980 and 1990. Many of these units 'Nere not well designed and ',Yere haphazardly sited across the entire City. THis resulted in substantial eHaflges to the eÀameter øf Reighborhoods, ør created new neighborhoods along major arterial streets. Preservation of eJi.Ì:1ting neighborhoods has been eited as lli an important community value in Federal Way. +his value played Ii large role in the eofflffiunity's deei~;iofl to ifleorporate. One of the reasons the community incorporated was to have more control over maintaining the character of its existing single-family neighborhoods. The FWCP recognizes that neighborhoods are special places and are valuable and important to the quality oflife for many citizens. New In particular, new development in established neighborhoods must be sensitively designed and constructed. Ne..,' development within existing single family neighborhoods should be limited to small sl1ale, well designed in fill, and accessory housing. constructed. Likewise, new multij3le-family or mixed use development located along arterials running through or adjacent to existing residential I neig.hborhoods Sh. OUI.d. be designed to minimize adverse impacts and with sufficient buffers. to its surroundin~s. Revised 2002 2004 V-24 FWCC - Chapter Five, Housing EXHIBIT ~ PAGE--UÓm II. Development Review I There are several actions the City may talce te make Hotlsing more affordable. Time is money to a housing developer. Thus, whatever the City can do to reduce permit- processing time will make housing more affordable. Accordingly, as As part ofthe HB 1724 code revisions, which were enacted in 1995. the City revised the FWCC so that more land use decisions are administrative decisions, thereby avoiding time:consuming public hearings. I Seconå, tHe City The City also has in place a preapplication process that allows the developer to meet with City representatives at an early stage in the review process to ensure that the applicant understands City development regulations. Such early meetings allow the City and housing developer to agree on the best method to achieve a code I compliant and mutually beneficial site plan prior to baTIÎRI; spent spending significant sums on costly design and engineering work. A significant portion of the cost of building housing is the cost of providing the necessary infrastructure. If the City is interested in providing housing that is affordable to very low income citizens, it could, to the extent economically practicable, provide the necessary infrastructure, or possibly subsidize the cost of providing public facilities such as streets, I par. k. s, ut.. .i.lit. ies,. transit facilities, public amenities, and social servic. e. s. Federal and state grants. including CDBG funds afld other grants are available for this purposc and should be used where appropriate. Citizen Participation Moderate scale RøtlsiHg dewløpæeflt that is coflsistent with Cit)' pone)' and regula.{ioRs should be reviewed and approved through a prescribed, efficient, and consistent, administrative process, \\'hich minimizes rc','iew time (lAd the subsequent increases in projeet co~¡.ts. Larger scale development plan~;, or those which will have significant impacts on Housing policies and development, which results from these policies. impact the environment of Federal Way residents. Therefì..1re. it is essential that citizens arc involved both in developing -policies. such as those in the FWq~",-andÎn reviewing proposed housing developments. To accomplish this the City has different surroundiag neighborhooEls, sRoulEi Rave ftlll19t1l3lie rc'/ie\\' as defined in thøFWCc. '1'11e public afld the deyolopør should levels of citizen participation processes. The process used dep-ends upon the scale of the development and its potential to impact Federal Way citizens. Both the public and developers should have a clear understanding of the citizen review process, including the types of issues that are open to discussion, and the time frame for completion of the review process, 1; Good Design and Innovation Diversifvina Housina Choice The challenge in this plan and subsoquom cede revision "/orle is to be flexible '.",hen presented with creative and high quality design propo:;als. Of course, this flexibility must Revised 2002 2004 V.25 FWCC - Chapter Five, Housing EXHIBIT --»-- PAGE -WtOFU- .. be balaAced with tbe need to provide a degree of certainty to the developer and to give clear guidance to policy makers, staff~ and public. The following paragraphs describe :;e'ieral regulu4:ory mechani:;ms which the City could include in its zoning code that weuld encourage superior design, a greater variety of housing types, and reduce costs. T'../"_Ir>- '..,.,-'6 ..... .... .0' ."A" ..... "" ., oJ J U'. ......,.,.. " '-' that encourabe developers to build projects in a 'way that produces some identified public benefits. The public benefits might include creative designs that are sensitivo to oommunity and Reighborhood values, dedication of land or right of ,va)' for public use, and construction of urban amenities, community facilities, and other public spaces. The City of Federal Way has adopted a del'lsity ÐOI'IUS provision iH. the City Center, whereby buildin;:; Height can be iRereased frOlu 35 feet to a muximum of 85 feet, and from '18 to 80 d'NelJing units per acre for multiple famil)' and senior housing, in exchange for pro','iding pl:lÐlie opeH. space or payiH.g a fee in lieu of. IH. addition, fle'tV multiple family or mixed use þfoject> in any zone involvin¡; 25 dv.'olling units or more ure required to provide affordable dwelling units. Projects providing affordable d'.vcIling units may exceed the maximum n1:lmÐer of allo\\ed dwelling units up to ten percent above tAe mMimum. In siBbIe family ffii-bdivisions, t1:lose lot:; thut are proposed to contaiR aff.ordable dwelling: units can he reduced in area by up to 20 percent oftAe minimum lot size of the underlying zoning distriet; provided that t1:le overall dwelliHg 1:Iflits in tl1Ø subdivisiofl may not ø](Øeed ten percent ofthe maximum number of units allovied in the underlying zoning district. T .' " I. ' . . 1- .. .. . r" .. '0' -,. L~ '.1 geals, such as providing affordable housing, as set out in the FWCc. It is becoming more commonplace for jurisdictions to require major developers to provide a portion of low income housil'lg ifl developments over a eel1ain scale. 'rho City al11enàød the FWCC in 1997 to reEjuire multiple tàmily development, or ¡nixed use projects involving 25 dwelling units or more, to provide at least two units, or 25 percent. whichever is greatef-, as affordnble housing to tho~;e 04: 80 percent or below median county income. rY . ""-' ~Anl. --'TL:.r.' In,,'...' .11. . ". ....".. '-' \' .....'-"; ~,..." developers flexibility to achieve desigH, Inyollt, or density that is suited to a s3eeifie site. A~; an example, a PLJD ol1o\'/s clustering of housing density in more developable portions of a site ",hila protectiHgimportant open spaee and cw;Ïronmcntally sensitive areas. :\ PUD ordiflance gives the City nnd the development community tlcxibilit), to provide a variety of housing types and costs in naw residential aroas or smaller, older, 'nixed use neighborhoods. In 1998, tke City revised its Cluster Pro';isiol1s iH the Sl:Ibdivision Code to allow roduction in minilrt\:lm lot sizes and to allow zero lot line development for no more than two units. ,. .L'~,' ".'_.1_.. ~'-I.' .' _11 .. "~f ".I ., ,,"".. ...... . F . LV density from one part of a site to another, or from one site to another. It is a useful technique for proteetiRg parts of sites that are eAviroRmentally sonsitivewitho\:lt loss of land ..'aluc, It also allows for more dense forms ofhou:;iFlg development, thereby reducing housing cost;. ~ , , Revised ~ 2004 V-26 FWCC - Chapter Five, Housing EXHIBIT ~¡ PAGE--.i1~ Diversifying Housing Choice The majority of the housing available in Federal Way today is t'airly homogenous. HoHsiHgprilnarily eOHsists of single family detaehed units, eoHslruetedin the siìLties and eighties, laid out in i:;olatod subdivision:; disconneetcd from the urban fabrìc. There are some mobile home parks and a few duplexes located in the City. Hov, ever, in the last six years, 792 senior or assisted hol:lsiab I:lnits, and 219 eoavaleseeat units (skilled care beds) have þcen built. The rest of the AoH:;iFlg :;tock tends to be two and three story apartment buildiabs. This provide:; only a narrow range of choices and docs not fully rcflc()t the range of housing oj3tioas tARt eoulå be built. It creates 11 situation where an inereasiag Humber of families find it diffieult to obtaiH suitable housing in the community. It affect; empty nesters and couples who have raised their families who, for life style reasons, no longer need or '.vant a large single family house and the l1ssocinted fFIuintelllwee. Youn;,; adults, :;tudents, yount; married couples, and low income workers v.'Ould like to liyo if} the community where they grew up or currently '.york, but cannot find a house that tits their housing needs or cannot afford the available ho1:lsing. The Citv's design guidelines will ensure that Federal WaYl" able to maintain and improve the character and quality of its existing; residential areas, w!:Ülç at the same time providing more diverse housing choices for its residents. New housing should be more diverse, contributing Qjv~§.e and designed in a way that contributes to community character and relating botter to tho relates well to the existing neighborhood environment. It should reassure residents that they will be able to afford to live close to their jobs, I friends, and families. It The proposed housing diversity will also help preserve and maintain neighborhoods that include bv ensuring that there are hou§.!.pg oPP0l1unitìes for a healthy mix of ages and incomes. HoYsing Affordability Affordable and Special Needs Housing On a countywide bœ;b, Fcòoral "va)' is a very affordable colnmunity. The )3opulatiofl of Federal Way tends to be Y0unger than other oommunitios, creating a strong; demand for moderately prieed hoH:;in;:;. There were approximately 9,500 low iHeome hol:lsefl0lds in 19% iF! Federal Way in need of housing Ii~;si~;tance. Thc increasing number of low incomc households can be attributed in part to a brewing number of senior eitizcns who fire likely to need both hOHGíng; a:;sistaRee and related services. PSRC abo projected a strong demand for affordable multiple family units through the year 2000 to serve low and ycry low inwmc families who ',york in Federal Way. The GMA and CWPPs roq\:lirc thatmunieipal jurisdictions adopt strategies for prm.iding a "fair share" of identified rt'gioHlil AoHsint; needs. The CWPPs sot Ii target of2,290 nc'.y affordable heusing units in the City by the year 2022. Of that number, 1,238 must bc affordable to wry low income citizens. Revised 2OOé 2004 V.27 FWCC - Chapter Five, Housing EXHIBIT ~ PAGE~OF ~ The need for homeles:; shelters, tran:lÎtional housiFJg, and ~;pecial need:; ho\:lsing eJ.eeeds the available supply. The City has funded several special needs projcots in the past few years to help address this need. The CWPPs as well as GM,\ require pro't'isions for $pecial need:; hoHsiHg. Special needs housing, 01:;0 called "supportive housing," brings together llousing !'lAd support services for community residents who need special services in order to live inclepeøclefltly or 'lI'ith minimum assistance. This includes services in housing operatøà by public and private agenoie:;. Acoordint; to the 2000 2003 King Count)' Consolidated Housing &: Community_Development Plan, there is a need for an additional 500 bC)ds eoHntY'.\ide. According to the 2000 census,Jhe proportion of elderly at 7.7 percent is smaller in Federal Way than in neighboring South County eities, eM:,,)"t tcJr K"Rt. ,^.'terage liFe expectLme)' continues to climb, and Vie :,hould ex3eet aR iRoreasiAg percentage of Federal Wa)"s population will be 65 and over in the next 1Q t" 20 years. As discussed earlier in this ehaptor under Population, there arC) three reaGOAS the Humber of elclerly eRA be expected to increase: 1) natural aging of the population; 2) they are relocating to find affordable housing; and 3) a large number of senior housing units have been recently eoRstn(~ted. Becallse \vomen toAd toli"e I(JRger thaR men, tRis p(J}:Hllation v,iII be predominantly female. Elderl)' people are often reluctant to give IIp tRc eomf{)rt aRd security provided by their o""n homes. With this in mind. federal and state policy has shifted from one of providing il'lstitHtÏcmalized care for seniors to a more home based or "aging in place" policy. Many ~;eniors, and most of those oyer 75, need some level of in home service:;.^s elderly people become more frail, their supportive service needs increase. They may be better Doned in eongregatc care facilities, "r eveHlllally, loHg term eare facilities. Federal Way :;hould begin planning for a continuum of care that minimizes family strœ~; and public costs. In home services should be available Citywide, ""hila congregate care facilitics and long tenl1 care facilities should be loeated Hear to eommuAity services and shopping areas, and m\'ay frem busy traffic corridors. .\eeording to the 2000 2003 King County Cofiso!idatcd Hob/sing .4: Community Dn'clopmcnl Plan, in 1997, an average of9;121 adults with chronic or :;Qyere mental illness ',vcre scryed by the King County Regional Support Network. Safe and affordable høusing, a key element in a long lenl1 therapy program for these people, is not available for a majority of the lo\v income mentally ill in King County or Federal Way. There arc no domestic shelters located iAFederal Way. Howcrver, Federal Way is currently served by several programs for victims of domestic violence. '[he Donlestie ^buse Women's Nehvork (D{\. '}.iN) provides 21 shelter beds, as well as crisis intervention and :;upport services. THe Sûl:tth Kin; County Branch ofthe Y\VCl.. also serves Federal Way area residents. There is clearly a large unmet nood for clnergency hol:tsil-1g in South King County for victims of domestic abuso. King County jurisdictions recei'.'e Housing Opportunities for Persons with AIDS rental Hs:~istHAøe fundiRg from HUD. Federal Way partieipates in Üle oversight øfthis progntŒ witR Seattle acting as the løad authority. According to the 2000 2003 King County Revised 2002 2004 V-28 FWCC - Chapter Five, Housing EXHIBIT! PAGE~~ Cons8.'idat-cd Housing & Coml'nlmity Dc\'clopmc7'lt Plan, in mid 1998 in King County, there were an estimated 2,161 persons li','ing with AIDS, while between 6,000 and 9,000 persom; were infected '.'lith HIV, /\t the time of din;;;Ro:;i:;, 19 percent, or 112 people, diagnosed with AIDS Ihed outside the City of Seattle. Historically, housiRg services have been requested by 50 pereeflt ofthe totall\IDS population and act1:laI housing units are required by 33 pereent of people living '""ith AIDS. If these trends continue, 163 housing I:wits would be required to serve this population. Several organizations in South KiFlg County offer emergency ~;hclter and traAsitional housing to residents of the City of Federal Way. EKisting data coflcludcs that current facilities arc inadequute when com}'Jared to requests for help. TÀe South Kiftg CCHiflty Multi Service Center ~;taff e~;timates that for every family served in their ell1ergency slw/tcr program, nine families aN turned away. In addition, the October 1999 United Way Report states tHan in 1998, d\:1e to laek of space in Soudi KiAg County, less thaft 16 pereeAt of people ~;eeking shelter received it. There are many reasons that people and families end up A0111eless. h'l 11)97, data from shelters on the Housing Consortium (outside the City of Seattle) revealed that the most common reason for homelcssFless was domestic violence, follO\ved by eyiction and family erisi~;. Accordiftg to established seniee providers, sliburbaHI1Ol'l.leles~;ness is also increasing. Data from the South King County Multi Service Conter indicates that the proportion of women, ebildren, and two parent v+wking families seeking sheltor is growing I'apidly in thi~; community. It is diff'ieHlt to estimate the number of homeless ehildren there actually are in Federal Way, but the Federal Wny Eehool District rcports that in their District nlone,jn the fnll of 1999, there were 6S homeless children. Federal Way Youth and Family Servj()es reports that man} homeless eÀilElron come frøffl abusi\c Homes or suffer from eæøtional neglect. ~e:;sne~;~; and dome~;tic instability may cause deep emotional scar~~ that impact a ()hild's ability to foeus h i~; or her full attention. on education. 'I'herei:; also a need f.or tran:;itional hou~;iH;; for hoffiele~;s individuals and families, State and federal mlcs rc~;trict the length of stay in emergency shelters to 60 dIlY~;. So, after 1118fl) families Rave e]~Aallstød their titHe in aA emergency shelter, tRey need aeees~; to longer term transitional housing, where the)' can Ihe for one or two years, obtain necessary suppørt services, and stabilize their lives. [Jata is scarce ~]oit is very difficult to estinlate the number of beds that are needed to house the special Heeds population. However, there is unmet need in this service area. The City i~; committed to fostering program~~ and sl:lpporting ~;ervice providers to assÜ';t in meeting this need subject to economie limitations, City re','enues, and the need to balance housing agaiHst all other public Heeds. To be prosperous in the long mn, Federal Way must have sufficient housing affordable to its bank tellers, firefIghters, teachers, government employees, restaurant woL~ers, sales clerks, and seniors on fixed incomes. Federal Way's goal is both to preserve existing affordable housing and to ensure that there is an adequate amount of sp§.cial needs Dousing and housing affordable to its low and moderate-income residents. "C9_.!his end, Revised 2002 2004 V-29 FWCC - Chapter Five, Housing EXHIBIT --Z- PAGE~OF -'-' the City will ehminate regulatory barriers to special needs and expand opportunities to develop affordable housing. The City will also facilitate a range of affordable housing types throughout the City bv revising its zoning and development codes as necessary. The City will also continue to offer density bonuses and other affordable housing programs to encourage private developers to provide affordable housing. ill addition. the City will use its federal CDBG dollars and other resources to help fund the development and operation of special needs and affordable housing. Policy Coordination and Regional Participation The GMA and good planning practice require that each chapter ofthe FWCP be coordinated and consistent with goals and policies set forth in the other chapters. This is especially true of the Housing chapter, particularly as it relates to the Land Use and Transportation chapters. The GMA also req1:lires tRat City poheies for affordable housing be consistent with CWPPs. P8RC, KiFlg County, and Federal Way have jointly adopted regional planning goals that estimate fair share housing targets, including low and very 1m\' income housing targets that promote an equitable distribution of affordable housing. This type of housing is most appropriate in lH"b&fl eeRters that oontainjobs BRd good publiø transit <lO(jcss. Consistent \vith these fØli)liirements, the City's Land Us'" øàapter prepos"'s multiple family housing and mixed use developmeHt iH the City Center, (comprised ofthe City Center Cøre and City Center Frame), the Community Eusiness zone along the 8R 99 and I 5 eorridor, and to a limited extent in the neighborhood retail centers. ill addition, senior housing is allowed ia the B\:lsiness Parle &fId Offiee Parle Defles. All of these locations are or ...¡in be well served by public transit. The City has also detennined that housing, and in particular mNltiple family haNGing, 'Nill be desigHed søthat it pro':iàes a I.'J.Nality plaøe to live and is an asset te the eomfß\:lnity. In addition, the City is eommitted to fair housing access to all persons witham àiserimiflatioR. This Reusing ehapter l1'H:lst also be (joordinatcd and øoRsist",nt witA the COUflty'S and tAe City's funding pregrafßS for ho\:lsißg. This is partieNlarly true for programs such as the CDBG, Rome, &fId etAØf CO\:lßtF/ide fltRding iaitiatives as recommended by the GMPC's Rousing finance Task Force. The City also recognizes that most ofthe housing issues found in Federal Way are common to the County, Seattle, and the other suburban jurisdictions. In order to ffisHfe quality in the City's provision of housing services, ensure that it addresses this regional housing need effectivelv. and to help eliminate duplications of effort, the City should continue to coordinate with the King County Consortium. other relevant Consortil:1fß regional entities. and other South King County cities when designing and iFFlpleæeßting housing and housing related developing policies and funding housing and housing-related servICes. Revised ~ 2004 V-3D EXHIBIT --1- PAGE---ILOF --- HOUSING CHAPTER GOALS AND POLICIES FWCC - Chapter Five, Housing 5.4 The following section prÐvidøs establishes goals and policies for providing, preserving, and improving housing conditions in Federal Way. These goals and policies provide a framework from which to develop implementing implementation strategies and work programs for the community. The purpose of these goals and policies is to provide housing opportunities to all segments of the population. Consistent with GMA, these I goals and policies should promote a variety of densities~ anè housing types, and encourage preservation of the City's existing housing stock. Overall Goal Preserve and protect Federal Wi{V's existing high quality residential neighborhoods and promote a variety of opportunities to meet the housing needs of all residents of the community and region. Preserving Neighborhood Character Goal HGl Policies BPl HP] HP.JHP2 IIP4 UP 3 Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character. High-density housing projects, with the exception of senior housing, will not be permitted in existing single-family residential neighborhoods. More moderate densities such as cottage housing will be considered, Design guideliAes ShOHld be adopted potentially in subarea plans that will specify in detail neighborhood character and require that new hou:;ing be oonsistcnt with these døsign guidelines. Amend development regulations to accommodate a diverse range of housing forms that are compatible with neighborhood character and create an effective transition between the City Center, business areas, and residential neighborhoods. Continue to allow accessory housing units within single-family neighborhoods that prated in a way that protects residential character, ensure proper access, lnaintain lnaintains specific design standards, and comply complies with all applicable laws. Review accessory hOt~~!ng regulations and. ifn~cessary. revise any regulation that inappropriately limits their development. Revised 2002 2004 V-31 FWCC ~ Chapter Five, Housing I~~ IWáHP5 I ~HP6 EXHIBIT---~. PAGE~F=--t Maintain a strong code enforcement program to protect residential areas from illegal land use activities. Conduct Subject to funding availability. conduct periodic surveys of housing conditions and eFeate fund programs, including housing rehabilitation, to ensure that older neighborhoods are not allowed to deteriorate, subject to availabilit)" of fundiHg for sHeh SHrVO)'S and programs. deteriorate. If allowed by applicable law, development inside and outside the City should be required to provide their fair share of onsite and offsite improvements. Community Involvement Aand Development Review Goal HG2 Policies I HPSHP7 I HJ!9HP8 I HJ!tOHP9 Involve the community in the development of new housing to a degree that is consistent with the scale of impact on the surrounding neighborhoods. Continue to E~ncourage public input into development of planning and regulatory documents through a formal public process characterized by broad, thorough, and timely public notice of pending action. Consider the economic impact of all development regulations on the cost of housing. Maximize efficiency in the City's development review process and ensure that unnecessary time delays and expenses are eliminated. Continue to Pnrovide streamlined permitting processes for development that is consistent with the FWCP and FWCC, and that has no adverse impacts. I :llP-HHPlO Encourage community input, where appropriate, into the development permit process by providing thorough and timely information to the public. I ~HPll Assist Continue to assist developers with housing proposals at the earliest possible opportunity, including preapplication meetings to produce projects that can be reviewed quickly and maximize their ability to receive permits. ~d DesiQn and_Diversifying Housing Choice And Design Goal Revised 2002 2004 V.32 FWCC - Chapter Five, Housing HG3 Policies Iß!t.J lIP 12 I HPt3 lIP 14 HP14 BPIS HP15 HP16 HP17 II¥t-+ HP 18 EXHIBIT~ PAGE~--wR Develop a Comprehensive Plan and zoning code that provide flexibility to produce innovative housing solutions, do not burden the cost of housing development and maintenance, and diversify the range of housing types available in the City. The FWCC and Land Use chapter of the FWCP will be coordinated to a+lew facilitate locating housing affordable to tho low income low~income, ftR4-very low-income and special needs housing households throughout the ~t::.speciallv around the City Center and other areas providing that provide proximity to low wage employment, safe and convenient access to transportation and human services, and adequate infrastructure to support housing development. Continue to use design guidelines to ensure that new and inftll developnlents have aesthetic appeal and blend into surrounding dçv_elopment. ¡'.meAd development fØgülations to eFleoHrage superior design and greater di'¡emity ofAousing types and eosts through SHeA teeAAiqucs as incentives, inclusionary zaRiA!;, planned unit deyelopments, deflsity eoAHsøs, and trafls:fer of døvelopment rights. Establish appropriate minimum densities fÖr each zone and encourage new residential development to achieve maximum allowable density based on gross area to ensure that the City can house thJ~_illc1ticipated population growth. Consider zero lot line standards withiB plaBBed HBit develoflmeflts to erea:tø higher density siB!;le family fJei!;AÐarAoods "'lith large open space areas. Modify zoning and subdivision rel!ulations to ensure that land is used efficient Iv. that the regulations reflect current safety needs. and that thev pennit and encourage construction of a broad range of housing types. As appropriate. CoRsider redHeiA!; reduce minimum lot sizes to allow construction of smaller, detached single-family houses on smaller lots. Increase capacity and encourage greater diversity of housing types and costs thrO\:l!;~1 sl:leh techniques as incentives, for both infill and new development through various methods. such as inclusionary zoning, planned unit developments, density bonuses,aßè transfer of development rights. cluster housing. cottage housing. garden housing. duplexes. and low to moderate density housing types. Continue to permit mixed-use residential/commercial development in designated commercial areas throughout the City. TfJelHde døveloJ3er iaeeHti'les and design standards. Develop incentive programs to ensure an adequate amount of housinl! is developed in these areas. Revised 2(@ 2004 V-33 FWCC - Chapter Five, Housing HP19 EXHIBIT --B..-- PAGE~OF ~ Increase the amount of undeveloped open spaces in both infill and new development parcels, by expanding the use of cluster development and allowing housing techniques such as lot averaging, and zero lot line standards. IIPt-S HP20 Establish administrative procedures to permit innovative housing designs and techniques, provided they are of high standard and consistent with the FWCP. IIPt-9 HP21 Continue to provide incentives, such as density bonuses, for providing a portion of affordable housing in new developments. IIP22 Continue to provide incentives such as density bonuses for multi-family housing, and expand the types of incentives offered to encourage new devcIoplnents to include affordable housing. I IJJ.!2.() HP23 Periodically review and update development regulations to incorporate opportunities for new housing types. Housing Affordability Goal I HG4 Policies Develop a range of affordable housing opportunities for low-income gp8HfJS householçf!f.. consistent with the CWPPs and the needs of the community. I ~HP24 Promote fair housing access to all persons without discrimination. I ~ HP25 UI1-2ð HP26 HP27 As estimated by CWPPs, maintain sufficient land supply and adequate zoning within the City to accommodate 17 percent ofthe City's projected net household growth for those making 50 to 80 percent of King County's median income and 20 percent making less than 50 percent of median income. Require a portion of new housing on sites of significant size to be affordable to low-income household:;. Ensure that affordable housing is not concentrated in particular neighborhoods by setting a percentage limit to the number of affordable Aol:1siHg HHits that e(1I1 be ifHòll:ldúd in new housing developments. households at a level not provided otherwise by the private market. Developers should be compens<lted tþr providing this affordable housing bv increased density or other benefits, Revise the City's affordable housing density bonus program to provide housing at atfordability levels not provided otherwise bv the private market. At a minimum. any affordable rental units should be affordable and Revised 2002 2004 V.34 FWCC - Chapter Five, Housing ~ HP28 HP29 EXHIBIT ~--... PAGE-"-~ rented to households below 50 percent of county median income. a!!Q ownership units should be affordable and sold to households at or below 80 percent of county median income. Ensure that any new affordable housing remains affordable. f.£Quired by the City remains affordable through some tool approved by the City. such as recording a lien on the property. In the case of homeowners hip prQiects. the lien can be structured as a deferred second m0l1gage to the homebuy..IT. due upon sale if the subsequent buyer does not me!;;t the income eligibility standards. Coordinate all City affordable housing programs so that a developer can use multiple incentives or programs for a single project. Required affordability levels and duration of affordability should be the same for all programs. I ~ HP30 Allow and encourage use of manufactured housing in residential zones, provided it conforms to all applicable federal, state, and local requirements and is compatible with the character ofthe surrounding neighborhood. I IJI!U HP31 In order to maintain existing affordable housing, the City should continue to allow manufactured home parks in existing locations. However, new manufactured home parks will not be permitted, nor will expansion of existing parks be allowed. ~ HP32 Encourage new residential development to achieve maximum allowable density based on gross area. JII!2S HP33 I HIl1.9 H P34 Explore federal, state, and local resources to assist in financing affordable rental and ownership housing. Encourage expansion of home ownership options through such means as first time home buyer programs, housing cooperatives, lease-purchase ownership, and other housing models. Consider delaying, deferring, or exempting affordable housing from development fees, concurrency requirements, payment of impact fees, offsite mitigation, and other development expenses that do not compromise environmental protection or public health, safety, and welfare concerns, or constitute a nuisance. I IIJ!3{) HP35 Support tax law amendments that provide relief to owners of affordable and special needs housing. I HPM HP36 Identify low-income and very low-income housing resources that may be lost due to redevelopment or deteriorating housing conditions. Develop strategies that seek to preserve this existing housing, and that seek to provide relocation assistance to households that are displaced as a result of such activities. any redevelopment. Revised 2002 2004 V-35 FWCC - Chapter Five, Housing EXHIBIT ----1- PAGEAOF -«' I ~ ~ Annually monitor residential development to determine the total number of new and redeveloped units receiving permits and units constructed, housing types, developed densities, and remaining capacity for residential growth for all income levels and needs. I ~ HP38 Integrate and coordinate construction of public infrastructure with private development to minimize housing costs wherever possible or practicable. Special Needs Housing Goal HG5 Develop a range of housing opportunities that meet the requirements of people with special housing needs, including the elderly, mentally ill, victims of domestic abuse, and persons with debilitative conditions or injuries. Policies HW4 HP39 Rømove E'lnistin; Periodically review the FWCC and remove an.): regulatory barriers to sfti.H.g 19~ating special needs housing to 8'/oid eoncøntration and emergency and transitional housing throughout the City as required bv the federal Fair Housing Act, to avoid over-concentration, and to ensure uniform distribution throughout all residential and mixed-use zone:;, :;ubject to performance standards that protect residential amenity, ensure proper access, BAd maintain design standards. zones. HP40 Modify the FWCC's definition offamilv in order to sill1plifv and clarify the definition and remove any potential balTicrs to siting housing for protected classe~.Jls defined in the federal Fair I-lousing Act JIP...JS HP41 Review permit applications for special needs housing in close coordination with service providers and the City's Human Services program. I JII!ð& HP42-Assist special needs housing developers, local service organizations and self-help groups to obtain funding and support. I :H:Pð-+ HP43 Ensure that access to special needs housing is provided without discrimination. Goal HG6 Develop emergency shelter and transitional housing facilities for the homeless. Policies HP38 f'o:;tcr and support :;erviees that are not concentrated in particular neighborhoods by setting a percentage limit to the number of affordable housing units tHat eBfl be inehidccl in newhoHsing developments. Revised 2002 2004 V.36 FWCC - Chapter Five, Housing EXHIBIT -3-- PAGE~OF -Q- JlPJ9 ~ Coordinate City actions related to homelessness with the City's Human Services Program and other shelter non-profit housing and human services providers. "Pig Continue to permit emergency and transitional homeles~; f~\cilitiø~; within the City. HP45 Clarify the City's Social Services Transitional Housing (SSTH) detinition and regulations and make necessary changes to result in adequate opportunities to develop transitional housing in Federal Way. HI4t HP46 Emergency shelters and transitional housing should be regulated [0 avoid concentration of faeilitics, mitigate impaet OR S\:IITOHlldiRg uses, pennitted and regulated to ensure there are adequate opportunities to locate them !hroughout the City. to avoid over-concentration of facilitie~.>.JQ ensure that such housing is properly managed, and to avoid or mitigate significant impacts on existing residential neighborhoods or other surrQJJ.!1_çlj.!:H~ uses. Regional Participation Goal I HG8 Coordinate and integrate the City's p:'ogtam with ether area honçinf!: prof,'J'ams }Fith regional housing efforts and with local housing and service providers. Policies I IJI!G HP47 Policies and regulations related to affordable housing should be consistent with CWPPs and multi-county policies. I IIP4ð HP48 Establish effective links with King County and other area cities to assess need and create housing opportunities for low-income and special needs households, and develop a housing programâ that addresses issues common throughout the efttffe region. I HP44 HP49 Subject to availability of funds, participate in the production and periodic update of a housing needs assessment for the City and thtl.region to ensure that policy is based upon a rational evaluation of housing needs and priorities. I :IIP4S HP50 Ensure equitable and rational distribution of affordable housing throughout the region that is compatible with land use, transportation, and employment locations. Revised 2002 2004 V.37 FWCC - Chapter Five, Housing EXHIBlr J. 8>- PAGE --'-I.OF ~ ^ --. - -.- la.aru .AI:"ITA'i'ir'" r T Jl:1:. fTT...' ,.. "- . .....- '1'_. V"Ö"'" .. . ,. I- 11 ' , 8"er a number of years ' ' taiaed ifl the ehapter WI . oeel:lr , '.1 . Implementation of po hews ,c~n ", 'I bID to the City and the community. The tal owm;; and i~; dependent on resoll,rce" n',HI a h t th City may take in the future, implemeHtation strategy hsts actioAs t a c . , '. erties no laAger ncedod for usc and whIch ma) 1 Develop aA iAventory of pubhc~rop . . f such property for affordable ' b "'1 ble for affordable housmg, E.aluate use 0 . ea.ala 'ar .56S hølisiflg: against all other e0l.Rpetlfl;; pu . Ie 1:.1, . timated number of units for each income segment 2. Inventory and report on t~le es . '" f tcity for hou:;in;; development. ' . f Count)"nlde momtonno 0 . capt . for purposes 0 .. . . .. ., .1 meAt on an annual basis and dctcnllinc the 3. ContiAue to momtor resldentJallde,edoP 't'. recei"in" permit:;, unit:; CC)A::tructed, a :¡:: 'n 'Ulå reåe"c ope um ., '0 . 'J' I n'tA totalmlill ero no.. L ".'..d 'ningcapacitytorresl entlll.¡;ro.... h' .. g types de"cloped densItIes, an remm OUSIl1 ,. . based on il1Ðome eate¡;ones. , I h 'fig rehabilitation .. "f housil1" conditions to direct t le OtISl 4. Conduct penOEhc SUf\ C) S 0 0 progranls. . I . e and "cry loB' inwmc housll1g that '. t r g 0'" II1com . .. . 5. Dc'¡clop stmtcglOs for Prol ee 111 t .. deteriorating housing conditions. may be løst due to redeve opmen or l'deliflcs potcntiallv as subarea plans, that require consistency with 6. I}e"e ep gm , - . . ts :;pe~ified neighborhood eharaøter aHd deslg;tl reql:llreffien . . rtiei ate ..,ith other agencies to creak" a 7. A ssign a City representative to pa . p dd n. " "" C' common throughout the ' 1 . " ro ram tHat a re~~~,es 1",",Uû", . comprehcn:;lye how,lng p g If.. r 19 opportunities and strategIes. '.' d to scclc and deve op U\1( II. . entire reginA, aA , . €I" 't""e"sment ' r 11, Ipdate a housmg nee" L "., " .. 8. Prepare and penoe lca ) l . . . llH of poteRtial de','elorment repllatioR an'HmdffieRts that I), The fûllowlflg IS a me should be c.e)f)sidercd: . i.. , e superior design throu;;h P Di\'er~;if)' housmg forms ant encourag.." , ., I ... ts dcldty techniques such as incentives, planned ,unIt de,e opl11en , bonuscs, and transfer of development fIghts. th G'ty GeAtcr businesses, and I' Create etìèctive transitions bet\veen e I , residential areas. Maximize etììciency of development processes. I' I t ~"j"teAt "'itA the FWCP and p S . . I' prooe""e" for dove opmcA 001", " .. , tream me "" " " 'fi nt adverse impnct:~. FUTCC and ensure they have RO sign! . eEl H ' , Revised 2002 2004 V-38 FWCC - Chapter Five, Housing EXHIBIT ~ PAGE~OF~ [' Encoufagc affordable and 3pecial Heeds housing around the City Center. [' Adopt zero lot line standards. [' Reduce minimum residefltiallot ~;ize:;. [' Establish fFlalíÎ.fFIlIIR HAd Iflinimum roqllirements fOf a1Jørdable AousiRg Oil sitos of sigHifieaAt size. [' ElimiHate barriers to unifonnly siting speeial Heeds housing tl'lro\:lghout all residential areas. [' Preclude concentration of homeless tàcilities. '---' 1:\2004 Comprehensive Plan\2004 Update\Planning Commission\Housing Chapcr.docl3/15/2005 2:01 PM Revised ~ 2004 V.39 j I ~ L- . I ------+-------- I mHST ~ : < ~ SW30nHST I I I 1 I ,st-~l RS7.2 i Il IL, n I I I RS7.2 I I ? ;:: '" 1( - -= ... i'\ U ','~¿ ~ lW313THST ,~- ? / s, '---. ',' I I ,.,"" :..., ---/ // II I -, R~1:2' ,. ¡ ,f v : I '-.~ I: PO RM 1 800 S 312TH ST Requested Designation: l Comprehensive Plan: Neighborhood Business Zoning: BN RM2400 RS7.2 '----- - Note.' This map is intended for use as a graphical representation only, The City of Federal Way makes no warranty as to its accuracy, 200 0 200 400 600 800 Feet J\ s-.. ~ " City of Federal Way Comprehensive Plan 2004 I: SITE SPECIFIC REQUESTS I, FOR COMPREHENSIVE PLAN DESIGNATION CHANGES Puget Center Partnership Site Specific Request r I r ~ Key: Steep Slopes - Wetlands - Site Requests ~.m C»< m:J: b~ 0 F M"'n Print""k bn, "".., 1A ?nnr; r g a-r~rcT~~ ~",":,,9'~!,çi:@:z~B~ésr~Ë!lI~,t~==::~' ~ ~":-"":"-~~::~~",'ili""":':'='--"'.""":- ,,"--'-""~:~=:_::_-=="-':'"::::,~"::"""-" ' :~:=:,:_:,:::::J>~~~J] From: To: Date: Subject: Greg Fewins Margaret Clark 3/2/20058:30:47 AM Op to BN request on 312th EXHIBIT J) PAGE-ÌOF -L- Rody Nolton called at the request of Bob Roper from Mirror Lake and from the pastor of his church that must be in the area of the requested plan and zone change. Roper is concerned with water quality and flooding, and the church is concerned with allowable uses (e.g. Rody mentioned a tavern). I encourage him and the people he is representing to attend the hearing/meeting process and/or provide comments. Greg 4 March 2005 COMM RECEIVED BY UNITY DEVELOPMENT DEPARTMENT MAR 0 7 2005 Mirror Lake Rcsidents' Association 525 SW 312'h St Fcderal Way W A 98023 EXHIBIT ~ PAGE . OF ~ Margaret Clark, Senior Planner City of Federal Way P.O. Box 9718 33530 First Way South Federal Way, WA 98003 Re: Rczone of NE corner SW 312'h St & I st Ave S. Parcel Numbers 082104-9074, 9076 and 9167 Dear Ms. Clark, Thank you for notification of a proposed rezone of the subject property and for the opportunity to offer comments. At our meeting on March 2 2005, the Mirror Lake Residents' Association (MLRA) discussed the proposal and the following issues arose: -General- Neighborhood Business (BN) is viewed as a more intense use than Professional Office, with longer hours of operation, increased traffic of delivery vehicles/customers and increased potential for pollution producing activities. -Surface Water Quality-Pollution is a concern to the MLRA because in times of sustained or heavy rain, the drainage basin in which the subject property is situated connects with the basin in which Mirror Lake lies. At these times, flow is into Mirror Lake. Many of the BN permitted uses, such as grocery and garden stores, vehicle service stations and vehicle repair have the potential for affecting surface water quality. -Traffic- There is concern that what are now peak volumes will be experienced throughout the day. While improvements to 312'h between 1st Ave S and Dash Point Road are planned in the future, the road is not now ready for the pressure of increased retail. -Surplus Capacity - There is currently surplus capacity of both office space and retail in Federal Way. -Safety - There is concern for the effect of increased traffic on safety of children attending the daycare across 3121h and nearby schools. EXHIBIT .-i.-- . Proximity of Retail- There is already an abundance of retail in thP ~9n~y Of!: ~.OF ------ requested rezone. Pacific Highway South is 0.9 miles to the east and other neighborhood business centers are 0.5 and 1.0 miles to the west and 1.0 miles to the south. Powell Development, in their letter, claims that moving retail out of downtown to the west wi11 free up land for development of the retail core. However, there are currently many empty storefronts in downtown Federal Way. .Consensus - There was no support for the rezone among those attending the meeting. Please place MLRA on the list for notification of all future meetings, hearings or other actions involving this proposed comprehensive plan amendment. Yours truly, (, ,..----.. -") " f , ~~~ \ "", '" ~ S' ) . , 2\ -,,-~_.dò':..;' Ô~ "~/ , '. \ , Robert S. Roper, as President Mirror Lake Residents' Association ~ :;XHIBIT F... POWELL DEVELOPMENT Ce p,~SZ I OF ~ 737 Market Street Kirkland, WA 98033 (425) 828-4444 Fax (425) 828-4388 September 23,2004 Ms. Margaret Clark Associate Planner Community Development Services Department City of Federal Way 33325 8th Avenue South Federal Way, W A 98003 RE: NE Comer SW 31ih St. & 1st Ave. So. Parcel Numbers 082104-9074,9076 & 9167 Dear Ms. Clark: On September 18, 2003, Puget Center Partnership, under Master Land Use Application number 03-104417-00 requested a Comp PlanJRezone of its above referenced property from Office Park (OP) to Neighborhood Business (BN). We believe that this request is supported by what we see as a change in the city's residential shopping patterns and supports the City Council's stated goal to reinvigorate its retail core. Earlier this year we commissioned a Retail Market Analysis by Robert H. Burton of Kennedy Wilson. Mr. Burton was instrumental in bringing Metropolitan Market to Dash Point Village. What Mr. Burton found was that typical Neighborhood Business tended to flourish in neighborhood settings that were convenient to their primary customer base. This primary customer base was typically found within one plus miles of the subject site. He found that this neighborhood customer convenience co-efficient was dramatically impacted by both natural and man-made barriers. Heavily congested regional arterials, while necessary to support regional retail, has a dramatic negative impact on Neighborhood Business. We believe that Federal Way is currently going through a retail metamorphoses. We are seeing significant neighborhood retail demand for moving off of Pacific Highway to the west to be closer to their primary customer base. This trend is validated in the overwhelming success of Metropolitan Market at Dash Point. There is a silver lining in this potential neighborhood retail migration. When neighborhood retail moves from regional retail locations, it not only frees up land for regional retail redevelopment but also takes neighborhood traffic off of regional transportation corridors. Ms. Margaret Clark City of Federal Way September 23, 2004 Page Two E X H I BIT ---E:....- -'I n... '1". . E ,. OF ~ .(i- ~." :À: «1J ~'" - ----. We believe our requested rezone supports the council's stated goal to reinvigorate its retail core by potentially making available appropriate property that is currently being utilized by neighborhood uses. We believe our requested rezone will have a positive impact to regional transportation corridors by shortening and/or intercepting neighborhood trips by providing neighborhood services close to the neighborhoods. We believe our requested Comp Plan Amendment and Rezone is appropriate and should be supported by the City of Federal Way. Sincerely, cP~f~ Donald V. Barker VP - Store Development jgt