HomeMy WebLinkAbout02-28-2023 - Agenda Packet
MEDINA, WASHINGTON
PLANNING COMMISSION MEETING
Hybrid-Virtual/In Person
Tuesday, February 28, 2023 – 6:00 PM
AGENDA
COMMISSION CHAIR | Laura Bustamante
COMMISSION VICE-CHAIR | Shawn Schubring
COMMISSIONERS | Li-Tan Hsu, David Langworthy, Mark Nelson, Laurel Preston,
Mike Raskin
PLANNING MANAGER | Stephanie Keyser
Hybrid Meeting Participation
Planning Commission has moved to hybrid meetings, offering both in-person and online meeting
participation. Members of the public may also participate by phone/online. In accordance with the
direction from Governor Inslee, masking and social distancing will be optional for those
participating in person. Individuals who are participating online and wish to speak live must
register their request with the Development Services Coordinator, Rebecca Bennett, at
425.233.6414 or email and leave a message before 12PM on the day of the February 28 Planning
Commission meeting. Please reference Public Comments for February 28 Planning Commission
Meeting in your correspondence. The Development Services Coordinator will call on you by name
or telephone number when it is your turn to speak. You will be allotted 3 minutes for your comment
and will be asked to stop when you reach the 3 minute limit. The city will also accept written
comments. Any written comments must be submitted by 12 PM on the day of the February 28
Planning Commission meeting to the Development Services Coordinator at rbennett@medina-
wa.gov.
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1. CALL TO ORDER / ROLL CALL
2. APPROVAL OF MEETING AGENDA
3. APPROVAL OF MINUTES
1
3.1 Planning Commission Minutes of January 24, 2023
Recommendation: Approve Minutes.
Staff Contact: Rebecca Bennett, Development Services Coordinator
4. ANNOUNCEMENTS
4.1 Staff/Commissioners
5. AUDIENCE PARTICIPATION
Individuals wishing to speak live during the Hybrid Planning Commission meeting will need
to register their request with the Development Services Coordinator, Rebecca Bennett,
via email (rbennett@medina-wa.gov) or by leaving a message at 425.233.6414 before
12pm the day of the Planning Commission meeting. Please reference Public Comments
for the February 28 Planning Commission meeting on your correspondence. The
Development Services Coordinator will call on you by name or telephone number when it
is your turn to speak. You will be allotted 3 minutes for your comment and will be asked to
stop when you reach the 3-minute limit.
6. DISCUSSION
6.1 Current Session Bills
Recommendation: N/A
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 10 minutes
6.2 Draft Housing Action Plan
Recommendation: N/A
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 90 minutes
7. ADJOURNMENT
ADDITIONAL INFORMATION
Planning Commission meetings are held on the 4th Tuesday of the month at 6 PM, unless
otherwise specified.
In compliance with the Americans with Disabilities Act, if you need a disability-related modification
or accommodation, including auxiliary aids or services, to participate in this meeting, please
contact the City Clerk’s Office at (425) 233-6410 at least 48 hours prior to the meeting.
2023 UPCOMING MEETINGS
Tuesday, March 28th – Regular Meeting at 6:00 PM
Tuesday, April 25th – Regular Meeting at 6:00 PM
Tuesday, May 23rd – Regular Meeting at 6:00 PM
Tuesday, June 27th – Regular Meeting at 6:00 PM
Tuesday, July 26th – Regular Meeting at 6:00 PM
Tuesday, August 2nd – No PC Meeting
2
Tuesday, September 26th – Regular Meeting at 6:00 PM
Tuesday, October 24th – Regular Meeting at 6:00 PM
Tuesday, November 28th – Regular Meeting Cancelled – Special Meeting Date TBD
Tuesday, December 26th – Regular Meeting Cancelled – Special Meeting Date TBD
3
MEDINA, WASHINGTON
PLANNING COMMISSION MEETING
Hybrid-Virtual/In Person
Tuesday, January 24, 2023 – 6:00 PM
MINUTES
COMMISSION CHAIR |
COMMISSION VICE-CHAIR |
COMMISSIONERS | Laura Bustamante, Li-Tan Hsu, David Langworthy, Mark Nelson, Laurel
Preston, Mike Raskin, Shawn Schubring
PLANNING MANAGER | Stephanie Keyser
1. CALL TO ORDER / ROLL CALL
Bennett called the meeting to order at 6:00pm
PRESENT
Commissioner Laura Bustamante
Commissioner Li-Tan Hsu at 6:07pm
Commissioner David Langworthy
Commissioner Mark Nelson
Commissioner Laurel Preston
Commissioner Mike Raskin
Commissioner Shawn Schubring
STAFF
Bennett, Burns, Keyser, Wilcox
2. ELECTIONS
2.1 2023 Chair and Vice Chair Elections
Bennett asked for nominations for Chair. There were 2 nominations for Commissioner
Bustamante. Bennett asked for additional nominations. None were heard. Bennett
closed nomination period.
ACTION: Voting for Commissioner Bustamante as Chair (Approved 7-0)
Voting Yea: Commissioner Bustamante, Commissioner Hsu, Commissioner Langworthy,
Commissioner Nelson, Commissioner Preston, Commissioner Raskin, Commissioner
Schubring
Chair Bustamante asked for nominations for Vice Chair. There were 3 nominations for
Commissioner Schubring. Chair Bustamante asked for additional nominations. None
were heard. Chair Bustamante closed nomination period.
4
AGENDA ITEM 3.1
ACTION: Voting for Commissioner Schubring as Vice Chair (Approved 7-0)
Voting Yea: Chair Bustamante, Commissioner Hsu, Commissioner Langworthy,
Commissioner Nelson, Commissioner Preston, Commissioner Raskin, Commissioner
Schubring
3. APPROVAL OF MEETING AGENDA
By consensus, Planning Commission approved the meeting agenda as presented.
4. APPROVAL OF MINUTES
4.1 Planning Commission Minutes of November 15, 2022
Recommendation: Approve Minutes.
Staff Contact: Rebecca Bennett, Development Services Coordinator
ACTION: Motion to approve minutes. (Approved 7-0)
Motion made by Commissioner Nelson, Seconded by Commissioner Preston.
Voting Yea: Chair Bustamante, Vice Chair Schubring, Commissioner Hsu,
Commissioner Langworthy, Commissioner Nelson, Commissioner Preston,
Commissioner Raskin
5. ANNOUNCEMENTS
5.1 Staff/Commissioners
Keyser asked that everyone take the Comp Plan Survey. Keyser announced that
Thursday, January 26th is the visioning workshop. Keyser stated that Council passed
the following during the study session with the tree consultants on January 23, 2030: 1)
A motion to direct Staff to prepare draft amendments to the tree code as suggested by
the tree consultants, and 2) A motion for staff to prepare and present to Council a plan
for a comprehensive review of the Tree Code.
6. AUDIENCE PARTICIPATION
There was no audience participation
7. DISCUSSION
7.1 Comprehensive Plan Update – Housing Element
Recommendation: N/A
Staff Contact(s): Stephanie Keyser, Planning Manager
Time Estimate: 120 minutes
Keyser gave PowerPoint presentation on reviewing existing housing element
goals/policies and reviewing GMA checklist mandatory elements. The commissioners
asked questions and staff responded.
8. ADJOURNMENT
5
AGENDA ITEM 3.1
Meeting adjourned at 7:36pm.
ACTION: Motion to adjourn
Motion made by Commissioner Nelson, Seconded by Commissioner Langworthy.
Voting Yea: Chair Bustamante, Vice Chair Schubring, Commissioner Hsu,
Commissioner Langworthy, Commissioner Nelson, Commissioner Preston,
Commissioner Raskin
6
AGENDA ITEM 3.1
MEDINA, WASHINGTON
AGENDA BILL
Tuesday, February 28, 2023
Subject: Current Session Bills
Category: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Summary
There are some current session bills that, if passed, will have a significant impact on Medina (and
Planning Commission’s workload!!). Staff would like to make the Commissioners aware of a
couple of them.
Attachment(s) 1. HB 1110
2. HB 1245
Budget/Fiscal Impact: N/A
Recommendation: N/A
Proposed Commission Motion: N/A
Time Estimate: 10 minutes
7
AGENDA ITEM 6.1
HOUSE BILL REPORT
HB 1110
As Reported by House Committee On:
Housing
Title: An act relating to creating more homes for Washington by increasing middle housing in
areas traditionally dedicated to single-family detached housing.
Brief Description: Increasing middle housing in areas traditionally dedicated to single-family
detached housing.
Sponsors: Representatives Bateman, Barkis, Reed, Taylor, Riccelli, Berry, Fitzgibbon,
Peterson, Duerr, Lekanoff, Alvarado, Street, Ryu, Ramel, Cortes, Doglio, Macri, Mena,
Gregerson, Thai, Bergquist, Farivar, Wylie, Stonier, Pollet, Santos, Fosse and Ormsby.
Brief History:
Committee Activity:
Housing: 1/17/23, 2/7/23 [DPS].
Brief Summary of Substitute Bill
Requires certain cities planning under the Growth Management Act to
authorize minimum development densities in residential zones.
•
Establishes requirements for middle housing development regulations.•
Requires the Department of Commerce to provide technical assistance to
cities in implementing the requirements and to develop model middle
housing ordinances.
•
HOUSE COMMITTEE ON HOUSING
Majority Report: The substitute bill be substituted therefor and the substitute bill do pass.
Signed by 9 members:Representatives Peterson, Chair; Alvarado, Vice Chair; Leavitt,
Vice Chair; Barkis, Bateman, Chopp, Low, Reed and Taylor.
Minority Report: Without recommendation.Signed by 3 members:Representatives
This analysis was prepared by non-partisan legislative staff for the use of legislative
members in their deliberations. This analysis is not part of the legislation nor does it
constitute a statement of legislative intent.
HB 1110- 1 -House Bill Report 8
AGENDA ITEM 6.1
Klicker, Ranking Minority Member; Connors, Assistant Ranking Minority Member;
Hutchins.
Staff: Serena Dolly (786-7150).
Background:
Growth Management Act.
The Growth Management Act (GMA) is the comprehensive land use planning framework
for counties and cities in Washington. The GMA establishes land use designation and
environmental protection requirements for all Washington counties and cities. The GMA
also establishes a significantly wider array of planning duties for 28 counties, and the cities
within those counties, that are obligated to satisfy all planning requirements of the GMA.
These jurisdictions are sometimes said to be "fully planning" under the GMA.
Counties that fully plan under the GMA are required to designate urban growth areas
(UGAs) within their boundaries sufficient to accommodate a planned 20-year population
projection range provided by the Office of Financial Management (OFM). Each city
located within a planning county must be included within a UGA. Urban growth must be
encouraged within the UGAs, and only growth that is not urban in nature can occur outside
of the UGAs. Each UGA must permit urban densities and include greenbelt and open space
areas.
Comprehensive Plans.
The GMA directs fully planning jurisdictions to adopt internally consistent, comprehensive
land use plans that are generalized, coordinated land use policy statements of the governing
body. Comprehensive plans are implemented through locally adopted development
regulations, and both the plans and the local regulations are subject to review and revision
requirements prescribed in the GMA. In developing their comprehensive plans, counties
and cities must consider various goals set forth in statute.
The GMA also establishes 14 goals in a non-prioritized list to guide the development of
comprehensive plans and development regulations of counties and cities that plan under the
GMA. Examples include urban growth, housing, and economic development goals.
Mandatory Housing Element.
Comprehensive plans must include a housing element that ensures the vitality and character
of established residential neighborhoods. The housing element must include the following:
an inventory and analysis of existing and projected housing needs that identifies the
number of housing units necessary to manage projected growth, as projected by the
Department of Commerce (Commerce), including:
units for moderate-, low-, very low-, and extremely low-income households;
and
•
emergency housing, emergency shelters, and permanent supportive housing;•
•
HB 1110- 2 -House Bill Report 9
AGENDA ITEM 6.1
a statement of goals, policies, objectives, and mandatory provisions for the
preservation, improvement, and development of housing;
•
identification of sufficient capacity of land for various housing including government-
assisted housing, housing for all levels of income, manufactured housing, and
permanent supporting housing, and within a UGA, consideration of duplexes,
triplexes, and townhomes;
•
adequate provisions for existing and projected needs of all economic segments of the
community, including:
incorporating housing for households of all income levels;•
documenting programs and actions needed to achieve housing availability;•
consideration of housing locations in relation to employment locations; and•
consideration of the role of accessory dwelling units (ADUs) in meeting
housing needs;
•
•
identification of local policies and regulations that result in racially disparate impacts,
displacement, and exclusion of housing;
•
identification and implementation of policies and regulations to address and begin to
undo racially disparate impacts, displacement, and exclusion of housing;
•
identification of neighborhoods that may be at higher risk of displacement from
market forces; and
•
establishment of antidisplacement policies.•
Planning Actions to Increase Residential Building Capacity.
Fully planning cities are encouraged to take an array of specified planning actions to
increase residential building capacity. Specified planning actions include, for example:
authorizing middle housing types on parcels in one or more zoning districts that
permit single-family residences unless unfeasible to do so;
•
authorizing cluster zoning or lot size averaging in all zoning districts that permit
single-family residences;
•
adopting increases in categorical exemptions to the State Environmental Policy Act
(SEPA) for residential or mixed-use development;
•
adopting a form-based code in one or more zoning districts that permit residential
uses;
•
authorizing a duplex on each corner lot within all zoning districts that permit single-
family residences;
•
authorizing ADUs in one or more zoning districts in which they are currently
prohibited;
•
adopting ordinances authorizing administrative review of preliminary plats; and•
allowing off-street parking to compensate for a lack of on-street parking when private
roads are utilized or a parking demand study shows that less parking is required.
•
In general, ordinances and other nonproject actions taken to implement these specified
planning actions, if adopted by April 1, 2023, are not subject to administrative or judicial
appeal under SEPA or legal challenge under the GMA.
HB 1110- 3 -House Bill Report 10
AGENDA ITEM 6.1
Technical Assistance and Funding.
Commerce is required to assist cities and counties, both with funding and with technical
assistance, in the adoption of comprehensive plans. Commerce's assistance program must
include a priority list for funding and technical assistance based on a county's or city's
growth rate, commercial and industrial development rate, and the existence and quality of a
comprehensive plan, among other factors. Commerce is also required to administer a grant
program to provide direct financial assistance to local governments for the preparation of
comprehensive plans. Other technical assistance required to be provided by Commerce
includes utilizing Commerce's staff and the staff of other agencies to assist in the
development of comprehensive plans, including the provision of model land use ordinances,
the adoption of procedural criteria, and regional education and training programs.
Homeowners' Associations and Common Interest Communities.
A homeowners' association (HOA) is a legal entity made up of members who are owners of
residential real property located within the association's jurisdiction and who are required to
pay dues for the upkeep of the association and common areas. An association can also
adopt rules and regulate or limit the use of property by its members.
A common interest community (CIC) is similar to an HOA and is made up of member-
owners who are obligated to pay for the taxes, maintenance, or other costs of common
areas. Like an HOA, a CIC can also regulate or limit the use of property by its members,
including by adopting rules to establish and enforce construction and design criteria as well
as aesthetic standards. A CIC may generally only be terminated by the agreement of at least
80 percent of the members.
A restrictive covenant or deed is a restriction or limitation of the use of the property that
runs with the land.
Summary of Substitute Bill:
Density Requirements.
Fully planning cities meeting population criteria must authorize the development of a
minimum number of units on all lots zoned predominantly for residential use. A fully
planning city with a population of at least 25,000, but less than 75,000, must allow:
at least two units per lot;•
at least four units per lot within .5 miles walking distance of a major transit stop or
community amenity; and
•
at least four units per lot if at least one unit is affordable housing.•
A fully planning city with a population of at least 75,000, and any city within a contiguous
UGA with a city with a population above 200,000, must allow:
at least four units per lot;•
at least six units per lot within .5 miles walking distance of a major transit stop or •
HB 1110- 4 -House Bill Report 11
AGENDA ITEM 6.1
community amenity; and
at least six units per lot if at least two units are affordable housing.•
Cities must allow any combination of middle housing types to be allowed to achieve the
required unity density.
To qualify as affordable housing, the unit must be maintained as affordable for at least 50
years and record a covenant or deed restriction that ensures continued affordability. The
square footage of the units dedicated as affordable must be equal to the average square
footage of the market-rate units on the same lot.
A major transit stop includes:
a stop on a high-capacity transportation system;•
commuter rail stops;•
stops on rail or fixed guideway systems; and•
stops on bus rapid transit routes.•
A community amenity is defined as a public, common, or private school or a designated
entrance or pedestrian access point to a park operated by the state or a local government for
the use of the general public.
Antidisplacement Measures.
A city may apply to Commerce for an extension for areas at risk of displacement as
determined by the antidisplacement analysis that a jurisdiction is required to complete under
the mandatory housing element of the comprehensive plan. The city must create a plan for
implementing antidisplacement policies by their next five-year implementation progress
report.
Middle Housing Requirements.
Cities subject to the density requirements are directed to include specific provisions related
to middle housing in their development regulations. Middle housing is defined as buildings
that are compatible in scale, form, and character with single-family homes and contain two
or more attached, stacked, or clustered homes including duplexes, triplexes, fourplexes,
fiveplexes, sixplexes, townhouses, courtyard apartments, and cottage housing. Any city
subject to the middle housing requirements:
must adopt objective development and design standards on the development of
middle housing that do not allow personal or subjective judgment and do not
discourage the development of middle housing through unreasonable costs, fees,
delays, or other requirements or actions which individually or cumulatively make
impracticable the permitting, siting, or construction of all allowed middle housing
types or the ownership of a middle housing unit;
•
may not require standards for middle housing that are more restrictive than those
required for detached single-family residences;
•
must apply to middle housing the same development permit and environmental •
HB 1110- 5 -House Bill Report 12
AGENDA ITEM 6.1
review processes that apply to detached single-family residences;
must apply to middle housing the same critical areas regulations that apply to
detached single-family residences;
•
may not require off-street parking as a condition of permitting development of middle
housing within .5 miles of a major transit stop;
•
may not require more than one off-street parking space per unit as a condition of
permitting development of middle housing on lots smaller than 6,000 square feet; and
•
may not require more than two off-street parking spaces per unit as a condition of
permitting development of middle housing on lots greater than 6,000 square feet.
•
The density and middle housing requirements take effect the latter of six months after a
city's next required comprehensive plan update or 12 months after OFM determines a city
has reached a population threshold under this section.
The limits on off-street parking requirements do not apply if a city or county makes a
determination, supported by empirical evidence and best practices in a study that is prepared
by a credentialed transportation or land use planning expert, that the lack of minimum
parking requirements in a defined area would make on-street parking infeasible or unsafe
for the authorized units. Commerce must develop guidance to assist cities on items to
include in the parking study.
Technical Assistance.
Commerce must provide technical assistance prioritized based on need to cities in
implementing middle housing and average minimum density requirements. Commerce
must develop and publish model middle housing ordinances within six months after this bill
takes effect. The model ordinances supersede, preempt, and invalidate local development
regulations that fail to allow middle housing within the time frames provided. Commerce
must establish a process for cities to seek approval of required local actions, and any local
actions approved by Commerce are exempt from appeals under the GMA and SEPA.
A city that adopts the density and middle housing regulations is deemed to be in compliance
with the mandatory GMA element of making adequate provisions for existing and projected
needs of all economic segments of the community until June 30, 2032.
Alternative Local Action.
Commerce may approve actions for cities that have, by the effective date of this bill,
adopted a comprehensive plan and development regulations that are substantially similar to
the requirements of this bill. In determining whether an alternative local action is
substantially similar, Commerce must view favorably plans and regulations that authorize
an overall increase in density throughout the city, in units allowed per single-family lot, that
is at least 75 percent of the overall single-family density throughout the city, in units
allowed per lot, if the specific provisions of the bill were adopted.
Extensions.
HB 1110- 6 -House Bill Report 13
AGENDA ITEM 6.1
Cities may apply for extensions of the timelines established. Extensions may only be
applied to specific areas where a city can demonstrate that water, sewer, or stormwater
services lack capacity to accommodate the increased density, and the city has:
included an improvement within its capital facilities plan to increase capacity; or•
identified which special district is responsible for providing the necessary
infrastructure, if the infrastructure is provided by a special purpose district.
•
A granted extension remains in effect until one of the following occurs:
the infrastructure is improved to accommodate the capacity;•
the city completes its next periodic comprehensive plan update; or•
the city submits its next five-year implementation progress report for their
comprehensive plan.
•
A city may apply for an additional extension with its next periodic comprehensive plan
update or five-year implementation progress report. The extension application must include
a list of infrastructure improvements necessary to meet the required capacity. Commerce
must provide the Legislature with a list of those projects identified in a city's capital
facilities plan that were the basis for the extension. A city with an extension for a specific
area must allow the required density of development if the developer commits to providing
the necessary infrastructure.
Homeowners' Associations and Common Interest Communities.
Governing documents of HOAs and the governing documents and declarations of CICs
within cities subject to the middle housing and density requirements that are created after
this bill takes effect may not prohibit the construction or development of the types of
housing or density requirements that must be permitted within such cities.
Substitute Bill Compared to Original Bill:
The substitute bill modifies the minimum density requirements and population thresholds as
follows:
Cities with a population of at least 25,000 but less than 75,000 must authorize, on all
lots zoned predominantly for residential use, the development of:
at least two units per lot;•
at least four units per lot within .5 miles walking distance of a major transit stop
or community amenity; and
•
at least four units per lot if at least one unit is affordable.•
•
Cities with a population of at least 75,000, and any city within a contiguous UGA
with a city with a population above 200,000, must authorize, on all lots zoned
predominantly for residential use, the development of:
at least four units per lot;•
at least six units per lot within .5 miles walking distance of a major transit stop
or community amenity; and
•
at least six units per lot if at least two units are affordable.•
•
HB 1110- 7 -House Bill Report 14
AGENDA ITEM 6.1
The substitute bill removes Washington State ferry terminals and a stop for a bus with
minimum service requirements from the definition of major transit stop. The substitute bill
also adds the term community amenity, which is defined as a public, common, or private
school or a designated entrance or pedestrian access point to a park operated by the state or
a local government for the use of the general public.
The substitute bill requires any combination of middle housing types to be allowed to
achieve the required unit density and requires the square footage of units dedicated as
affordable to be equal to the average square footage of the market-rate units on the same lot.
The substitute bill modifies the maximum parking that may be required for middle housing
to one or two off-street parking spaces per unit, instead of per lot, and provides an
exemption from the parking provisions if the city or county makes a determination,
supported by empirical evidence and best practices in a study that is prepared by a
credentialed transportation or land use planning expert, that the lack of minimum parking
requirements in a defined area would make on-street parking infeasible or unsafe for the
authorized units. The substitute bill also requires Commerce to develop guidance to assist
cities on items to include in the parking study.
The substitute bill changes the deadline by which cities currently meeting the population
thresholds must comply with the minimum density requirements to six months after a city's
next required comprehensive plan update, instead of 24 months after the effective date of
this bill.
The substitute bill exempts population associated with permits for middle housing units
from the threshold of an OFM population projection to a county or a county population
allocation to a city.
The substitute bill requires Commerce to publish model middle housing ordinances no later
than six months after the effective date of this bill, instead of 18 months after the effective
date of this bill.
The substitute bill specifies the criteria by which Commerce may approve alternative local
actions to determine compliance with minimum density requirements, including viewing
favorably plans and regulations that authorize an overall increase in density throughout the
city, in units allowed per single-family lot, that is at least 75 percent of the overall single-
family density throughout the city that is required under this bill.
The substitute bill allows cities to apply to Commerce for an extension in implementing the
bill's requirements in areas at risk of displacement and removes provisions related to the
antidisplacement measures in the mandatory housing element.
The substitute bill modifies requirements for cities to receive an initial and subsequent
HB 1110- 8 -House Bill Report 15
AGENDA ITEM 6.1
extension for water, sewer, or stormwater deficiencies, including requiring a city to include
any needed improvements in its capital facilities plan to increase capacity or identify which
special district is responsible for providing needed infrastructure. The substitute bill also
requires Commerce to provide the Legislature with a list of those projects identified in a
city's capital facilities plan that were the basis for the extension under this section.
Appropriation: None.
Fiscal Note: Available.
Effective Date of Substitute Bill: The bill takes effect 90 days after adjournment of the
session in which the bill is passed.
Staff Summary of Public Testimony:
(In support) The housing shortage is creating a housing crisis. The state needs 1 million
new homes in the next 20 years, half of which need to be affordable at 30 to 50 percent of
area median income. Working families are being priced out of the housing market, and the
housing shortage is disproportionately impacting people of color. Homeownership for first
time homebuyers is only affordable in three counties. Students also need walkable housing
and communities. This bill will help us bring homeless people inside. There is no single
solution to the housing shortage, but it has to get easier to build new housing. Builders are
ready to build. Eliminating volunteer design review boards will help reduce the time it
takes to get a permit. This policy is the fastest and most scalable way to increase housing
production. Many people are better served by housing that is not single-family, but one
study found that middle housing is prohibited on 75 percent of city land. Some cities have
already implemented middle housing provisions, but every jurisdiction needs to do its part
to tackle the housing shortage. It is less costly for cities to accommodate growth in a
smaller, dense area. Even with growth management, cities are continuing to grow onto
some of the state's best farmland. Middle housing reduces vehicle miles travelled and
emissions.
(Opposed) None.
(Other) Cities are ready to support a bill with minimum density requirements and believe
density requirements should be centered on certain amenities, such as transit, parks, and
schools. The uniform application of requirements does not recognize the uniqueness of
each city. The parking requirements will create many issues. Even in Seattle, 81 percent of
households have cars. Some cities are trying to eliminate the number of cars on the road but
are not well-served by transit agencies. More people would just create more traffic. The
bill needs some technical changes. Using the same environmental permitting process as
single-family housing will put cities out of compliance with shoreline permitting and
environmental regulations. Applying middle housing provisions to common interest
HB 1110- 9 -House Bill Report 16
AGENDA ITEM 6.1
communities is unconstitutional, and they do not have the infrastructure to accommodate
middle housing.
Persons Testifying: (In support) Representative Jessica Bateman, prime sponsor; Adán
Mendoza-Sandoval, Associated Students of Central Washington University; Dani Madrone,
American Farmland Trust; Alex Hur, Master Builders Association of King and Snohomish
Counties; Jacob Vigdor; Brent Ludeman, Building Industry Association of Washington;
Dave Andersen and Joe Tovar, Washington Department of Commerce; Michele Thomas,
Washington Low Income Housing Alliance; Hugo Garcia; Mike Ennis, Association of
Washington Business; Bryce Yadon, Futurewise; Leah Missik, Climate Solutions; Jesse
Piedfort, Sierra Club; Girmay Zahilay; Zack Zappone, City of Spokane; Rachel Smith,
Seattle Metropolitan Chamber of Commerce; Andrea Reay, Tacoma-Pierce County Unity
Chamber; Bill Clarke, Washington Realtors; Sophia Bowton-Meade; and Kerri Woehler,
Washington State Department of Transportation.
(Other) Carl Schroeder, Association of Washington Cities; Arne Woodard, City of Spokane
Valley; Jason Sullivan, City of Bonney Lake; and Dean Martin, Washington State Chapter
of Community Association Institute.
Persons Signed In To Testify But Not Testifying: More than 20 persons signed in.
Please see committee staff for information.
HB 1110- 10 -House Bill Report 17
AGENDA ITEM 6.1
AN ACT Relating to creating more homes for Washington by 1
increasing middle housing in areas traditionally dedicated to single-2
family detached housing; amending RCW 36.70A.030, 36.70A.280, and 3
43.21C.495; adding new sections to chapter 36.70A RCW; adding a new 4
section to chapter 64.34 RCW; adding a new section to chapter 64.32 5
RCW; adding a new section to chapter 64.38 RCW; adding a new section 6
to chapter 64.90 RCW; and creating a new section.7
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON:8
NEW SECTION. Sec. 1. The legislature finds that Washington is 9
facing an unprecedented housing shortage for its current population 10
and without significant action will not meet its goal of creating 11
1,000,000 homes by 2044.12
Increasing housing options that are more affordable to various 13
income levels is critical to achieving the state's housing goals, 14
including those codified by the legislature under chapter 254, Laws 15
of 2021.16
There is continued need for the development of housing at all 17
income levels, including middle housing that will provide a wider 18
variety of housing options and configurations to allow Washingtonians 19
to live near where they work.20
H-1091.1
SUBSTITUTE HOUSE BILL 1110
State of Washington 68th Legislature 2023 Regular Session
By House Housing (originally sponsored by Representatives Bateman,
Barkis, Reed, Taylor, Riccelli, Berry, Fitzgibbon, Peterson, Duerr,
Lekanoff, Alvarado, Street, Ryu, Ramel, Cortes, Doglio, Macri, Mena,
Gregerson, Thai, Bergquist, Farivar, Wylie, Stonier, Pollet, Santos,
Fosse, and Ormsby)
READ FIRST TIME 02/13/23.
p. 1 SHB 1110 18
AGENDA ITEM 6.1
To unlock opportunity for Washingtonians it is necessary to lift 1
bans on the development of modest home choices in cities near job 2
centers, transit, and amenity-rich neighborhoods.3
Homes developed at higher densities and gentle density housing 4
types are more affordable by design for Washington residents both in 5
their construction and reduced household energy and transportation 6
costs.7
While creating more housing options, it is essential for cities 8
to identify areas at higher risk of displacement and establish 9
antidisplacement policies as required in Engrossed Second Substitute 10
House Bill No. 1220 (chapter 254, Laws of 2021).11
The state has made historic investments in subsidized affordable 12
housing through the housing trust fund, yet even with these historic 13
investments, the magnitude of the housing shortage requires both 14
public and private investment.15
In addition to addressing the housing shortage, allowing more 16
housing options in areas already served by urban infrastructure will 17
reduce the pressure to develop natural and working lands, support key 18
strategies for climate change, food security, and Puget Sound 19
recovery, and save taxpayers and ratepayers money.20
Sec. 2. RCW 36.70A.030 and 2021 c 254 s 6 are each amended to 21
read as follows:22
Unless the context clearly requires otherwise, the definitions in 23
this section apply throughout this chapter.24
(1) "Administrative design review" means a development permit 25
process whereby an application is reviewed, approved, or denied by 26
the planning director or the planning director's designee based 27
solely on objective design and development standards without a public 28
meeting or hearing, unless such review is otherwise required by state 29
or federal law or the structure is listed on a local historic 30
register through a local preservation ordinance.31
(2) "Adopt a comprehensive land use plan" means to enact a new 32
comprehensive land use plan or to update an existing comprehensive 33
land use plan.34
(((2))) (3) "Affordable housing" means, unless the context 35
clearly indicates otherwise, residential housing whose monthly costs, 36
including utilities other than telephone, do not exceed thirty 37
percent of the monthly income of a household whose income is:38
p. 2 SHB 1110 19
AGENDA ITEM 6.1
(a) For rental housing, sixty percent of the median household 1
income adjusted for household size, for the county where the 2
household is located, as reported by the United States department of 3
housing and urban development; or4
(b) For owner-occupied housing, eighty percent of the median 5
household income adjusted for household size, for the county where 6
the household is located, as reported by the United States department 7
of housing and urban development.8
(((3))) (4) "Agricultural land" means land primarily devoted to 9
the commercial production of horticultural, viticultural, 10
floricultural, dairy, apiary, vegetable, or animal products or of 11
berries, grain, hay, straw, turf, seed, Christmas trees not subject 12
to the excise tax imposed by RCW 84.33.100 through 84.33.140, finfish 13
in upland hatcheries, or livestock, and that has long-term commercial 14
significance for agricultural production.15
(((4))) (5) "City" means any city or town, including a code city.16
(((5))) (6) "Community amenity" means:17
(a) A public school as defined in RCW 28A.150.010, a common 18
school as defined in RCW 28A.150.020, or a private school approved 19
under RCW 28A.195.010; or20
(b) A designated entrance or pedestrian access point to a park 21
operated by the state or a local government for the use of the 22
general public.23
(7) "Comprehensive land use plan," "comprehensive plan," or 24
"plan" means a generalized coordinated land use policy statement of 25
the governing body of a county or city that is adopted pursuant to 26
this chapter.27
(((6))) (8) "Cottage housing" means detached dwelling units 28
arranged on two or more sides of a landscaped central area.29
(9) "Courtyard apartments" means attached dwelling units arranged 30
on two or more sides of a landscaped central courtyard.31
(10) "Critical areas" include the following areas and ecosystems: 32
(a) Wetlands; (b) areas with a critical recharging effect on aquifers 33
used for potable water; (c) fish and wildlife habitat conservation 34
areas; (d) frequently flooded areas; and (e) geologically hazardous 35
areas. "Fish and wildlife habitat conservation areas" does not 36
include such artificial features or constructs as irrigation delivery 37
systems, irrigation infrastructure, irrigation canals, or drainage 38
ditches that lie within the boundaries of and are maintained by a 39
port district or an irrigation district or company.40
p. 3 SHB 1110 20
AGENDA ITEM 6.1
(((7))) (11) "Department" means the department of commerce.1
(((8))) (12) "Development regulations" or "regulation" means the 2
controls placed on development or land use activities by a county or 3
city, including, but not limited to, zoning ordinances, critical 4
areas ordinances, shoreline master programs, official controls, 5
planned unit development ordinances, subdivision ordinances, and 6
binding site plan ordinances together with any amendments thereto. A 7
development regulation does not include a decision to approve a 8
project permit application, as defined in RCW 36.70B.020, even though 9
the decision may be expressed in a resolution or ordinance of the 10
legislative body of the county or city.11
(((9))) (13) "Emergency housing" means temporary indoor 12
accommodations for individuals or families who are homeless or at 13
imminent risk of becoming homeless that is intended to address the 14
basic health, food, clothing, and personal hygiene needs of 15
individuals or families. Emergency housing may or may not require 16
occupants to enter into a lease or an occupancy agreement.17
(((10))) (14) "Emergency shelter" means a facility that provides 18
a temporary shelter for individuals or families who are currently 19
homeless. Emergency shelter may not require occupants to enter into a 20
lease or an occupancy agreement. Emergency shelter facilities may 21
include day and warming centers that do not provide overnight 22
accommodations.23
(((11))) (15) "Extremely low-income household" means a single 24
person, family, or unrelated persons living together whose adjusted 25
income is at or below thirty percent of the median household income 26
adjusted for household size, for the county where the household is 27
located, as reported by the United States department of housing and 28
urban development.29
(((12))) (16) "Forestland" means land primarily devoted to 30
growing trees for long-term commercial timber production on land that 31
can be economically and practically managed for such production, 32
including Christmas trees subject to the excise tax imposed under RCW 33
84.33.100 through 84.33.140, and that has long-term commercial 34
significance. In determining whether forestland is primarily devoted 35
to growing trees for long-term commercial timber production on land 36
that can be economically and practically managed for such production, 37
the following factors shall be considered: (a) The proximity of the 38
land to urban, suburban, and rural settlements; (b) surrounding 39
parcel size and the compatibility and intensity of adjacent and 40
p. 4 SHB 1110 21
AGENDA ITEM 6.1
nearby land uses; (c) long-term local economic conditions that affect 1
the ability to manage for timber production; and (d) the availability 2
of public facilities and services conducive to conversion of 3
forestland to other uses.4
(((13))) (17) "Freight rail dependent uses" means buildings and 5
other infrastructure that are used in the fabrication, processing, 6
storage, and transport of goods where the use is dependent on and 7
makes use of an adjacent short line railroad. Such facilities are 8
both urban and rural development for purposes of this chapter. 9
"Freight rail dependent uses" does not include buildings and other 10
infrastructure that are used in the fabrication, processing, storage, 11
and transport of coal, liquefied natural gas, or "crude oil" as 12
defined in RCW 90.56.010.13
(((14))) (18) "Geologically hazardous areas" means areas that 14
because of their susceptibility to erosion, sliding, earthquake, or 15
other geological events, are not suited to the siting of commercial, 16
residential, or industrial development consistent with public health 17
or safety concerns.18
(((15))) (19) "Long-term commercial significance" includes the 19
growing capacity, productivity, and soil composition of the land for 20
long-term commercial production, in consideration with the land's 21
proximity to population areas, and the possibility of more intense 22
uses of the land.23
(((16))) (20) "Low-income household" means a single person, 24
family, or unrelated persons living together whose adjusted income is 25
at or below eighty percent of the median household income adjusted 26
for household size, for the county where the household is located, as 27
reported by the United States department of housing and urban 28
development.29
(((17))) (21)(a) "Major transit stop," except as provided in (b) 30
of this subsection, means:31
(i) A stop on a high capacity transportation system funded or 32
expanded under the provisions of chapter 81.104 RCW;33
(ii) Commuter rail stops;34
(iii) Stops on rail or fixed guideway systems, including 35
transitways; or36
(iv) Stops on bus rapid transit routes.37
(b) Alternatively, a definition of "major transit stop" adopted 38
before the effective date of this section by a regional agency 39
planning under the multicounty planning policies authority pursuant 40
p. 5 SHB 1110 22
AGENDA ITEM 6.1
to RCW 36.70A.210(7) shall apply to counties and cities which are 1
subject to those multicounty planning policies.2
(22) "Middle housing" means buildings that are compatible in 3
scale, form, and character with single-family houses and contain two 4
or more attached, stacked, or clustered homes including duplexes, 5
triplexes, fourplexes, fiveplexes, sixplexes, townhouses, courtyard 6
apartments, and cottage housing.7
(23) "Minerals" include gravel, sand, and valuable metallic 8
substances.9
(((18))) (24) "Moderate-income household" means a single person, 10
family, or unrelated persons living together whose adjusted income is 11
at or below 120 percent of the median household income adjusted for 12
household size, for the county where the household is located, as 13
reported by the United States department of housing and urban 14
development.15
(((19))) (25) "Permanent supportive housing" is subsidized, 16
leased housing with no limit on length of stay that prioritizes 17
people who need comprehensive support services to retain tenancy and 18
utilizes admissions practices designed to use lower barriers to entry 19
than would be typical for other subsidized or unsubsidized rental 20
housing, especially related to rental history, criminal history, and 21
personal behaviors. Permanent supportive housing is paired with on-22
site or off-site voluntary services designed to support a person 23
living with a complex and disabling behavioral health or physical 24
health condition who was experiencing homelessness or was at imminent 25
risk of homelessness prior to moving into housing to retain their 26
housing and be a successful tenant in a housing arrangement, improve 27
the resident's health status, and connect the resident of the housing 28
with community-based health care, treatment, or employment services. 29
Permanent supportive housing is subject to all of the rights and 30
responsibilities defined in chapter 59.18 RCW.31
(((20))) (26) "Public facilities" include streets, roads, 32
highways, sidewalks, street and road lighting systems, traffic 33
signals, domestic water systems, storm and sanitary sewer systems, 34
parks and recreational facilities, and schools.35
(((21))) (27) "Public services" include fire protection and 36
suppression, law enforcement, public health, education, recreation, 37
environmental protection, and other governmental services.38
(((22))) (28) "Recreational land" means land so designated under 39
RCW 36.70A.1701 and that, immediately prior to this designation, was 40
p. 6 SHB 1110 23
AGENDA ITEM 6.1
designated as agricultural land of long-term commercial significance 1
under RCW 36.70A.170. Recreational land must have playing fields and 2
supporting facilities existing before July 1, 2004, for sports played 3
on grass playing fields.4
(((23))) (29) "Rural character" refers to the patterns of land 5
use and development established by a county in the rural element of 6
its comprehensive plan:7
(a) In which open space, the natural landscape, and vegetation 8
predominate over the built environment;9
(b) That foster traditional rural lifestyles, rural-based 10
economies, and opportunities to both live and work in rural areas;11
(c) That provide visual landscapes that are traditionally found 12
in rural areas and communities;13
(d) That are compatible with the use of the land by wildlife and 14
for fish and wildlife habitat;15
(e) That reduce the inappropriate conversion of undeveloped land 16
into sprawling, low-density development;17
(f) That generally do not require the extension of urban 18
governmental services; and19
(g) That are consistent with the protection of natural surface 20
water flows and groundwater and surface water recharge and discharge 21
areas.22
(((24))) (30) "Rural development" refers to development outside 23
the urban growth area and outside agricultural, forest, and mineral 24
resource lands designated pursuant to RCW 36.70A.170. Rural 25
development can consist of a variety of uses and residential 26
densities, including clustered residential development, at levels 27
that are consistent with the preservation of rural character and the 28
requirements of the rural element. Rural development does not refer 29
to agriculture or forestry activities that may be conducted in rural 30
areas.31
(((25))) (31) "Rural governmental services" or "rural services" 32
include those public services and public facilities historically and 33
typically delivered at an intensity usually found in rural areas, and 34
may include domestic water systems((,)) and fire and police 35
protection services((, transportation and public transit services, 36
and other public utilities)) associated with rural development and 37
normally not associated with urban areas. Rural services do not 38
include storm or sanitary sewers, except as otherwise authorized by 39
RCW 36.70A.110(4).40
p. 7 SHB 1110 24
AGENDA ITEM 6.1
(((26))) (32) "Short line railroad" means those railroad lines 1
designated class II or class III by the United States surface 2
transportation board.3
(((27))) (33) "Townhouses" means dwelling units constructed in a 4
row of two or more attached units where each dwelling unit shares at 5
least one common wall with an adjacent unit and is accessed by a 6
separate outdoor entrance.7
(34) "Urban governmental services" or "urban services" include 8
those public services and public facilities at an intensity 9
historically and typically provided in cities, specifically including 10
storm and sanitary sewer systems, domestic water systems, street 11
cleaning services, fire and police protection services, public 12
transit services, and other public utilities associated with urban 13
areas and normally not associated with rural areas.14
(((28))) (35) "Urban growth" refers to growth that makes 15
intensive use of land for the location of buildings, structures, and 16
impermeable surfaces to such a degree as to be incompatible with the 17
primary use of land for the production of food, other agricultural 18
products, or fiber, or the extraction of mineral resources, rural 19
uses, rural development, and natural resource lands designated 20
pursuant to RCW 36.70A.170. A pattern of more intensive rural 21
development, as provided in RCW 36.70A.070(5)(d), is not urban 22
growth. When allowed to spread over wide areas, urban growth 23
typically requires urban governmental services. "Characterized by 24
urban growth" refers to land having urban growth located on it, or to 25
land located in relationship to an area with urban growth on it as to 26
be appropriate for urban growth.27
(((29))) (36) "Urban growth areas" means those areas designated 28
by a county pursuant to RCW 36.70A.110.29
(((30))) (37) "Very low-income household" means a single person, 30
family, or unrelated persons living together whose adjusted income is 31
at or below fifty percent of the median household income adjusted for 32
household size, for the county where the household is located, as 33
reported by the United States department of housing and urban 34
development.35
(((31))) (38) "Wetland" or "wetlands" means areas that are 36
inundated or saturated by surface water or groundwater at a frequency 37
and duration sufficient to support, and that under normal 38
circumstances do support, a prevalence of vegetation typically 39
adapted for life in saturated soil conditions. Wetlands generally 40
p. 8 SHB 1110 25
AGENDA ITEM 6.1
include swamps, marshes, bogs, and similar areas. Wetlands do not 1
include those artificial wetlands intentionally created from 2
nonwetland sites, including, but not limited to, irrigation and 3
drainage ditches, grass-lined swales, canals, detention facilities, 4
wastewater treatment facilities, farm ponds, and landscape amenities, 5
or those wetlands created after July 1, 1990, that were 6
unintentionally created as a result of the construction of a road, 7
street, or highway. Wetlands may include those artificial wetlands 8
intentionally created from nonwetland areas created to mitigate 9
conversion of wetlands.10
NEW SECTION. Sec. 3. A new section is added to chapter 36.70A 11
RCW to read as follows:12
(1) Any city that is required or chooses to plan under RCW 13
36.70A.040 must provide by ordinance and incorporate into its 14
development regulations, zoning regulations, and other official 15
controls, authorization for the following:16
(a) For cities with a population of at least 25,000 but less than 17
75,000 based on office of financial management population estimates:18
(i) The development of at least two units per lot on all lots 19
zoned predominantly for residential use;20
(ii) The development of at least four units per lot on all lots 21
zoned predominantly for residential use within one-half mile walking 22
distance of a major transit stop or community amenity; and23
(iii) The development of at least four units per lot on all lots 24
zoned predominantly for residential use if at least one unit is 25
affordable housing.26
(b) For cities with a population of at least 75,000, or any city 27
within a contiguous urban growth area with a city with a population 28
above 200,000, based on office of financial management population 29
estimates:30
(i) The development of at least four units per lot on all lots 31
zoned predominantly for residential use;32
(ii) The development of at least six units per lot on all lots 33
zoned predominantly for residential use within one-half mile walking 34
distance of a major transit stop or community amenity; and35
(iii) The development of at least six units per lot on all lots 36
zoned predominantly for residential use if at least two units are 37
affordable housing.38
p. 9 SHB 1110 26
AGENDA ITEM 6.1
(2) To qualify for the additional units allowed under subsection 1
(1) of this section, the applicant must commit to renting or selling 2
the required number of units as affordable housing. The units must be 3
maintained as affordable for a term of at least 50 years, and the 4
property must satisfy that commitment and all required affordability 5
and income eligibility conditions adopted by the local government 6
under this chapter. The square footage of the units dedicated as 7
affordable must be equal to the average square footage of the market 8
rate units on the same lot. A city must require the applicant to 9
record a covenant or deed restriction that ensures the continuing 10
rental of units subject to these affordability requirements 11
consistent with the conditions in chapter 84.14 RCW for a period of 12
no less than 50 years. The covenant or deed restriction must also 13
address criteria and policies to maintain public benefit if the 14
property is converted to a use other than which continues to provide 15
for permanently affordable low-income housing.16
(3) Any combination of middle housing types must be allowed to 17
achieve the unit density required in subsection (1) of this section.18
(4) Any city subject to the requirements of this section:19
(a) May only adopt objective development and design standards on 20
the development of middle housing;21
(b) May only apply administrative design review;22
(c) Except as provided in (a) of this subsection, shall not 23
require through development regulations any standards for middle 24
housing that are more restrictive than those required for detached 25
single-family residences;26
(d) Shall apply to middle housing the same development permit and 27
environmental review processes that apply to detached single-family 28
residences, unless otherwise required by state law including, but not 29
limited to, shoreline regulations under chapter 90.58 RCW, building 30
codes under chapter 19.27 RCW, energy codes under chapter 19.27A RCW, 31
or electrical codes under chapter 19.28 RCW;32
(e) Shall not require off-street parking as a condition of 33
permitting development of middle housing within one-half mile walking 34
distance of a major transit stop;35
(f) Shall not require more than one off-street parking space per 36
unit as a condition of permitting development of middle housing on 37
lots smaller than 6,000 square feet; and38
p. 10 SHB 1110 27
AGENDA ITEM 6.1
(g) Shall not require more than two off-street parking spaces per 1
unit as a condition of permitting development of middle housing on 2
lots greater than 6,000 square feet.3
(5) The provisions of subsection (4)(e) through (g) of this 4
section do not apply if the city or county makes a determination, 5
supported by empirical evidence and best practices in a study that is 6
prepared by a credentialed transportation or land use planning 7
expert, that the lack of minimum parking requirements in a defined 8
area would make on-street parking infeasible or unsafe for the 9
authorized units. The department must develop guidance to assist 10
cities on items to include in the study.11
(6) The provisions of this section do not apply to lots 12
designated with critical areas or their buffers as designated in RCW 13
36.70A.060.14
(7) Nothing in this section prohibits a city from permitting 15
detached single-family residences.16
(8) A city must comply with the requirements of this section on 17
the latter of:18
(a) Six months after its next periodic comprehensive plan update 19
required under RCW 36.70A.130; or20
(b) 12 months after a determination by the office of financial 21
management that the city has reached a population threshold 22
established under this section.23
NEW SECTION. Sec. 4. A new section is added to chapter 36.70A 24
RCW to read as follows:25
Population associated with permits for middle housing units are 26
exempt from the threshold of an office of financial management 27
population projection to a county or a county population allocation 28
to a city.29
NEW SECTION. Sec. 5. A new section is added to chapter 36.70A 30
RCW to read as follows:31
(1)(a) The department is directed to provide technical assistance 32
to cities as they implement the requirements under section 3 of this 33
act.34
(b) The department shall prioritize such technical assistance to 35
cities demonstrating the greatest need.36
p. 11 SHB 1110 28
AGENDA ITEM 6.1
(2)(a) The department shall publish model middle housing 1
ordinances no later than six months following the effective date of 2
this section.3
(b) In any city subject to section 3 of this act that has not 4
passed ordinances, regulations, or other official controls within the 5
time frames provided under section 3(8) of this act, the model 6
ordinance supersedes, preempts, and invalidates local development 7
regulations until the city takes all actions necessary to implement 8
section 3 of this act.9
(3)(a) The department is directed to establish a process by which 10
cities implementing the requirements of section 3 of this act may 11
seek approval of alternative local action necessary to meet the 12
requirements of this act.13
(b) The department may approve actions for cities that have, by 14
the effective date of this section, adopted a comprehensive plan and 15
development regulations that are substantially similar to the 16
requirements of this act. In determining whether a city's adopted 17
comprehensive plan and permanent development regulations are 18
substantially similar, the department must view favorably plans and 19
regulations that authorize an overall increase in density throughout 20
the city in units allowed per single-family lot that is at least 75 21
percent of the overall single-family density throughout the city in 22
units allowed per lot, if the specific provisions of this act were 23
adopted.24
(c) Any local actions approved by the department pursuant to (a) 25
of this subsection to implement the requirements under section 3 of 26
this act are exempt from appeals under this chapter and chapter 27
43.21C RCW.28
(d) The department's final decision to approve or reject actions 29
by cities implementing section 3 of this act may be appealed to the 30
growth management hearings board by filing a petition as provided in 31
RCW 36.70A.290.32
NEW SECTION. Sec. 6. A new section is added to chapter 36.70A 33
RCW to read as follows:34
Any city subject to the requirements of section 3 of this act may 35
apply to the department for, and the department may certify, an 36
extension for areas at risk of displacement as determined by the 37
antidisplacement analysis that a jurisdiction is required to complete 38
under RCW 36.70A.070(2). The city must create a plan for implementing 39
p. 12 SHB 1110 29
AGENDA ITEM 6.1
antidisplacement policies by their next implementation progress 1
report required by RCW 36.70A.130(9).2
Sec. 7. RCW 36.70A.280 and 2011 c 360 s 17 are each amended to 3
read as follows:4
(1) The growth management hearings board shall hear and determine 5
only those petitions alleging either:6
(a) That, except as provided otherwise by this subsection, a 7
state agency, county, or city planning under this chapter is not in 8
compliance with the requirements of this chapter, chapter 90.58 RCW 9
as it relates to the adoption of shoreline master programs or 10
amendments thereto, or chapter 43.21C RCW as it relates to plans, 11
development regulations, or amendments, adopted under RCW 36.70A.040 12
or chapter 90.58 RCW. Nothing in this subsection authorizes the board 13
to hear petitions alleging noncompliance with RCW 36.70A.5801;14
(b) That the twenty-year growth management planning population 15
projections adopted by the office of financial management pursuant to 16
RCW 43.62.035 should be adjusted;17
(c) That the approval of a work plan adopted under RCW 18
36.70A.735(1)(a) is not in compliance with the requirements of the 19
program established under RCW 36.70A.710;20
(d) That regulations adopted under RCW 36.70A.735(1)(b) are not 21
regionally applicable and cannot be adopted, wholly or partially, by 22
another jurisdiction; ((or))23
(e) That a department certification under RCW 36.70A.735(1)(c) is 24
erroneous; or25
(f) That the department's final decision to approve or reject 26
actions by a city implementing section 3 of this act is erroneous.27
(2) A petition may be filed only by: (a) The state, or a county 28
or city that plans under this chapter; (b) a person who has 29
participated orally or in writing before the county or city regarding 30
the matter on which a review is being requested; (c) a person who is 31
certified by the governor within sixty days of filing the request 32
with the board; or (d) a person qualified pursuant to RCW 34.05.530.33
(3) For purposes of this section "person" means any individual, 34
partnership, corporation, association, state agency, governmental 35
subdivision or unit thereof, or public or private organization or 36
entity of any character.37
(4) To establish participation standing under subsection (2)(b) 38
of this section, a person must show that his or her participation 39
p. 13 SHB 1110 30
AGENDA ITEM 6.1
before the county or city was reasonably related to the person's 1
issue as presented to the board.2
(5) When considering a possible adjustment to a growth management 3
planning population projection prepared by the office of financial 4
management, the board shall consider the implications of any such 5
adjustment to the population forecast for the entire state.6
The rationale for any adjustment that is adopted by the board 7
must be documented and filed with the office of financial management 8
within ten working days after adoption.9
If adjusted by the board, a county growth management planning 10
population projection shall only be used for the planning purposes 11
set forth in this chapter and shall be known as the "board adjusted 12
population projection." None of these changes shall affect the 13
official state and county population forecasts prepared by the office 14
of financial management, which shall continue to be used for state 15
budget and planning purposes.16
NEW SECTION. Sec. 8. A new section is added to chapter 36.70A 17
RCW to read as follows:18
(1) Any city subject to the requirements under section 3 of this 19
act may apply to the department for, and the department may certify, 20
an extension of the implementation timelines established under 21
section 3(8) of this act.22
(2) An extension certified under this section may be applied only 23
to specific areas where a city can demonstrate that water, sewer, or 24
stormwater services lack capacity to accommodate the density required 25
in section 3 of this act, and the city has:26
(a) Included an improvement within its capital facilities plan to 27
increase capacity; or28
(b) Identified which special district is responsible for 29
providing the necessary infrastructure, if the infrastructure is 30
provided by a special purpose district.31
(3) An extension granted under this section remains in effect 32
until the earliest of:33
(a) The infrastructure is improved to accommodate the capacity;34
(b) The city completes its next periodic comprehensive plan 35
update under RCW 36.70A.130; or36
(c) The city submits its implementation progress report to the 37
department as required under RCW 36.70A.130(9).38
p. 14 SHB 1110 31
AGENDA ITEM 6.1
(4) A city that has received an extension under this section may 1
reapply for any needed extension with its next periodic comprehensive 2
plan update under RCW 36.70A.130 or its implementation progress 3
report to the department under RCW 36.70A.130(9). The application for 4
an additional extension must include a list of infrastructure 5
improvements necessary to meet the capacity required in section 3 of 6
this act.7
(5) The department may establish by rule any standards or 8
procedures necessary to implement this section.9
(6) The department must provide the legislature with a list of 10
projects identified in a city's capital facilities plan that were the 11
basis for the extension under this section, including planning level 12
estimates. Additionally, the city must contact special purpose 13
districts to identify additional projects associated with extensions 14
under this section.15
(7) A city granted an extension for a specific area must allow 16
development as provided under section 3 of this act if the developer 17
commits to providing the necessary water, sewer, or stormwater 18
infrastructure.19
Sec. 9. RCW 43.21C.495 and 2022 c 246 s 3 are each amended to 20
read as follows:21
(1) Adoption of ordinances, development regulations and 22
amendments to such regulations, and other nonproject actions taken by 23
a city to implement: The actions specified in section 2, chapter 246, 24
Laws of 2022 unless the adoption of such ordinances, development 25
regulations and amendments to such regulations, or other nonproject 26
actions has a probable significant adverse impact on fish habitat; 27
and the increased residential building capacity actions identified in 28
RCW 36.70A.600(1), with the exception of the action specified in RCW 29
36.70A.600(1)(f), are not subject to administrative or judicial 30
appeals under this chapter.31
(2) Amendments to development regulations and other nonproject 32
actions taken by a city to implement the requirements under section 3 33
of this act pursuant to section 5(3)(b) of this act are not subject 34
to administrative or judicial appeals under this chapter.35
NEW SECTION. Sec. 10. A new section is added to chapter 36.70A 36
RCW to read as follows:37
p. 15 SHB 1110 32
AGENDA ITEM 6.1
A city that adopts development regulations that are consistent 1
with and implement this act and RCW 35A.21.430 or 35.21.683 shall be 2
deemed in compliance with the requirements of RCW 36.70A.070(2)(d) 3
until June 30, 2032.4
NEW SECTION. Sec. 11. A new section is added to chapter 64.34 5
RCW to read as follows:6
A declaration created after the effective date of this section 7
and applicable to an area within a city subject to the middle housing 8
requirements in section 3 of this act may not actively or effectively 9
prohibit the construction, development, or use of additional housing 10
units as required in section 3 of this act.11
NEW SECTION. Sec. 12. A new section is added to chapter 64.32 12
RCW to read as follows:13
A declaration created after the effective date of this section 14
and applicable to an association of apartment owners located within 15
an area of a city subject to the middle housing requirements in 16
section 3 of this act may not actively or effectively prohibit the 17
construction, development, or use of additional housing units as 18
required in section 3 of this act.19
NEW SECTION. Sec. 13. A new section is added to chapter 64.38 20
RCW to read as follows:21
Governing documents of associations within cities subject to the 22
middle housing requirements in section 3 of this act that are created 23
after the effective date of this section may not actively or 24
effectively prohibit the construction, development, or use of 25
additional housing units as required in section 3 of this act.26
NEW SECTION. Sec. 14. A new section is added to chapter 64.90 27
RCW to read as follows:28
Declarations and governing documents of a common interest 29
community within cities subject to the middle housing requirements in 30
section 3 of this act that are created after the effective date of 31
this section may not actively or effectively prohibit the 32
construction, development, or use of additional housing units as 33
required in section 3 of this act.34
--- END ---
p. 16 SHB 1110 33
AGENDA ITEM 6.1
HOUSE BILL REPORT
HB 1245
As Reported by House Committee On:
Housing
Title: An act relating to increasing housing options through lot splitting.
Brief Description: Increasing housing options through lot splitting.
Sponsors: Representatives Barkis, Robertson, Wylie, Fitzgibbon, Peterson, Walsh, Chambers,
Kloba, Gregerson, Graham, Waters, Reed, Walen, Christian, Riccelli, Macri, Bateman and
Doglio.
Brief History:
Committee Activity:
Housing: 1/26/23, 2/2/23 [DPS].
Brief Summary of Substitute Bill
Requires cities to allow the splitting of a single residential lot if specific
conditions are met.
•
Prohibits cities from imposing certain regulations on a residential lot that
is the result of a lot split.
•
HOUSE COMMITTEE ON HOUSING
Majority Report: The substitute bill be substituted therefor and the substitute bill do pass.
Signed by 13 members:Representatives Peterson, Chair; Alvarado, Vice Chair; Leavitt,
Vice Chair; Klicker, Ranking Minority Member; Connors, Assistant Ranking Minority
Member; Barkis, Bateman, Chopp, Entenman, Hutchins, Low, Reed and Taylor.
Staff: Serena Dolly (786-7150).
Background:
This analysis was prepared by non-partisan legislative staff for the use of legislative
members in their deliberations. This analysis is not part of the legislation nor does it
constitute a statement of legislative intent.
HB 1245- 1 -House Bill Report 34
AGENDA ITEM 6.1
The Growth Management Act (GMA) is the comprehensive land use planning framework
for counties and cities in Washington. The GMA establishes land-use designation and
environmental protection requirements for all Washington counties and cities. The GMA
also establishes a significantly wider array of planning duties for 28 counties, and the cities
within those counties, that are obligated to satisfy all planning requirements of the GMA.
These jurisdictions are sometimes said to be "fully planning" under the GMA.
Counties that fully plan under the GMA must designate urban growth areas (UGAs), within
which urban growth must be encouraged and outside of which growth may occur only if it
is not urban in nature. Each city in a county must be included in a UGA. Planning
jurisdictions must include within their UGAs sufficient areas and densities to accommodate
projected urban growth for the succeeding 20-year period.
The GMA also directs fully planning jurisdictions to adopt internally consistent,
comprehensive land use plans. Comprehensive plans are implemented through locally
adopted development regulations, and both the plans and the local regulations are subject to
review and revision requirements prescribed in the GMA. When developing their
comprehensive plans, counties and cities must consider various goals set forth in statute.
Each comprehensive plan must include a plan, scheme, or design for certain mandatory
elements, including a housing element. The housing element must ensure the vitality and
character of established residential neighborhoods.
Summary of Substitute Bill:
By July 1, 2024, cities planning under the GMA may not prohibit, within a residential zone
that allows for the development of detached single-family residences, the splitting of a
single residential lot into two residential lots if:
the resulting lots are at least 1,500 square feet;•
the resulting lots are at least 40 percent of the size of the original lot;•
the original lot was not created by splitting a single residential lot authorized by this
act;
•
the lot split would not require demolition or alteration of any housing that is rent
restricted, rent subsidized, or that has been occupied by a tenant paying market-rate
rent within the preceding 12 months;
•
minimum review standards for subdivisions are met; and•
any construction on the resulting lots is subject to all existing state and local laws
except for those outlined in this act.
•
A fully planning city also may not impose regulations on a residential lot that is the result of
splitting a single lot that:
requires more than one off-street parking space per lot;•
requires more than 20 feet of frontage width per lot;•
HB 1245- 2 -House Bill Report 35
AGENDA ITEM 6.1
requires easement widths of more than four feet for access to rear lots, unless site-
specific conditions, such as access to utilities, require wider easements ;
•
imposes permitting requirements, design standards, or impact fees on construction on
a lot resulting from a lot split that are greater than those imposed on new residential
construction generally within the same zone; or
•
imposes requirements for dedications of rights-of-way or for the construction of off-
site improvements, unless site specific conditions require otherwise .
•
Any conflicting provisions in local development regulations after July 1, 2024, are
superseded, preempted, and invalidated.
Substitute Bill Compared to Original Bill:
The original bill prohibited a city from requiring easement widths of more than four feet for
access to rear lots. The substitute bill clarifies that cities may require wider easements if
required by site-specific conditions, such as access to utilities.
The original bill also prohibited a city from imposing requirements for dedications of rights-
of-way or for the construction of off-site improvements. The substitute bill allows
exceptions for site-specific conditions.
The original bill specified any construction on lots resulting from a split was subject to all
existing state and local laws regarding stormwater runoff, critical areas, shorelines, and
conservation areas. The substitute bill removes references to specific types of laws and
specifies that the construction is subject to all existing state and local laws, except for the
provisions outlined in this act.
The substitute bill requires all lots resulting from a split to meet existing minimum review
standards for subdivisions.
Appropriation: None.
Fiscal Note: Available.
Effective Date of Substitute Bill: The bill takes effect 90 days after adjournment of the
session in which the bill is passed.
Staff Summary of Public Testimony:
(In support) In this housing crisis, we need lots of options. New homes are unaffordable to
families buying their first homes. Large lot sizes encourage builders to focus on larger
houses. Lot splitting can be a major source of housing supply. Splitting residential lots
allows for the creation of more homes, smaller homes, less expensive homes, and
HB 1245- 3 -House Bill Report 36
AGENDA ITEM 6.1
intergenerational homes. While it is sometimes possible to split a lot now, this bill removes
some of the processes and prohibitions.
(Opposed) None.
(Other) This is a comprehensive change to local land use regulations, and it is not feasible
for all jurisdictions to make the changes in the time frame provided.
Persons Testifying: (In support) Representative Andrew Barkis, prime sponsor; Sol
Villarreal; and Josie Cummings, Building Industry Association of Washington.
(Other) Salim Furth, The Mercatus Center at George Mason University; and Luke Esser,
City of Mercer Island.
Persons Signed In To Testify But Not Testifying: Dan Bertolet, Sightline Institute; Ryan
Donohue, Habitat for Humanity Seattle-King and Kittitas Counties; Bryan Kirschner; and
Cathy MacCaul, American Association of Retired Persons Washington State.
HB 1245- 4 -House Bill Report 37
AGENDA ITEM 6.1
AN ACT Relating to increasing housing options through lot 1
splitting; adding a new section to chapter 36.70A RCW; and creating a 2
new section.3
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON:4
NEW SECTION. Sec. 1. The legislature finds that allowing an 5
existing residential lot to be split into two lots can offer many 6
advantages to both the existing homeowner and to prospective 7
homebuyers. Lot splitting can provide current owners the opportunity 8
to maintain homeownership in changing life circumstances, while also 9
providing new homebuyers with a more affordable ownership 10
opportunity. Additionally, lot splitting will provide additional 11
opportunities for sales to affordable housing providers or 12
homeownership facilitators that may be exempt from state real estate 13
excise tax under chapter 82.45 RCW. Therefore, it is the intent of 14
the legislature to ease restrictions on, and expand opportunities 15
for, lot splitting in cities planning under chapter 36.70A RCW, the 16
growth management act.17
NEW SECTION. Sec. 2. A new section is added to chapter 36.70A 18
RCW to read as follows:19
H-1021.1
SUBSTITUTE HOUSE BILL 1245
State of Washington 68th Legislature 2023 Regular Session
By House Housing (originally sponsored by Representatives Barkis,
Robertson, Wylie, Fitzgibbon, Peterson, Walsh, Chambers, Kloba,
Gregerson, Graham, Waters, Reed, Walen, Christian, Riccelli, Macri,
Bateman, and Doglio)
READ FIRST TIME 02/06/23.
p. 1 SHB 1245 38
AGENDA ITEM 6.1
(1)(a) Cities planning under this chapter must adopt or amend by 1
ordinance, and incorporate into their development regulations, zoning 2
regulations, and other official controls the requirements of 3
subsection (2) of this section by July 1, 2024, to apply within the 4
city's urban growth area.5
(b) Beginning July 1, 2024, the requirements of subsection (2) of 6
this section apply and take effect in any city that has not adopted 7
or amended ordinances, regulations, or other official controls as 8
required under this section and supersede, preempt, and invalidate 9
any conflicting local development regulations.10
(2) Through ordinances, development regulations, zoning 11
regulations, and other official controls as required under subsection 12
(1) of this section, cities may not:13
(a) Prohibit, within a residential zone that allows for the 14
development of detached single-family residences, the splitting of a 15
single residential lot into two residential lots if the following 16
conditions are met:17
(i) The resulting lots are at least 1,500 square feet;18
(ii) The resulting lots are at least 40 percent of the size of 19
the original lot;20
(iii) The resulting lots are consistent with the minimum review 21
standards under chapter 58.17 RCW;22
(iv) The original lot was not created through the splitting of a 23
single residential lot authorized by this section; and24
(v) The lot split would not require demolition or alteration of 25
any housing that is rent restricted, rent subsidized, or that has 26
been occupied by a tenant paying market-rate rent within the 27
preceding 12 months;28
(b) Impose regulations on a residential lot that is the result of 29
a lot split that:30
(i) Require more than one off-street parking space per lot;31
(ii) Require more than 20 feet of frontage width per lot;32
(iii) Require easement widths of more than four feet for access 33
to rear lots unless site-specific conditions, such as access to 34
utilities, require wider easements;35
(iv) Impose permitting requirements, design standards, or impacts 36
fees on construction on a lot resulting from a lot split that are 37
greater than those imposed on new residential construction generally 38
within the same zone; or39
p. 2 SHB 1245 39
AGENDA ITEM 6.1
(v) Impose requirements for dedications of rights-of-way or for 1
the construction of off-site improvements unless site-specific 2
conditions require otherwise.3
(3) Any construction on the resulting lots is subject to all 4
existing state and local laws except for the provisions specified in 5
subsection (2) of this section.6
--- END ---
p. 3 SHB 1245 40
AGENDA ITEM 6.1
MEDINA, WASHINGTON
AGENDA BILL
Tuesday, February 28, 2023
Subject: Draft Housing Action Plan
Category: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Summary
In 2021, the City applied for and was awarded a grant from the Department of Commerce to do a
Housing Action Plan (HAP). The purpose of the HAP is to identify the community’s housing needs,
analyze projected needs, and identify strategies and implementation actions that the city may take
to promote greater housing opportunities at all income levels.
Planning Commission will do a first look through the draft in February. It is anticipated that a public
hearing on the HAP will be held in either March of April before being brought to Council. To meet
the criteria of the grant, the HAP must be adopted (by Resolution) by Council no later than June
30, 2023.
Attachment(s) 1. Draft Housing Action Plan
a. Appendix B – Implementation Plan
Budget/Fiscal Impact: N/A
Recommendation: N/A
Proposed Commission Motion: N/A
Time Estimate: 90 minutes
41
AGENDA ITEM 6.2
MEDINA 21-298
1
City of Medina
Housing Action Plan
Working Draft: Content Only
Acknowledgments
The Housing Action Plan results from many months of dedicated work by The Blueline Group and City
of Medina staff. Stakeholders and other public members also provided their time and effort in helping
create a roadmap for the future of housing. The Blueline Group honors and appreciates having the
privilege of serving Medina’s people. As such, Blueline expresses deep gratitude for having the
privilege of performing this vital work.
City Council
Jessica Rossman, Mayor
Randy Reeves, Deputy Mayor
Harini Gokul
Jennifer Garone
Cynthia Adkins
Mac Johnston
Bob Zook
Planning Commission
Laurel Preston, Chair
Shawn Schubring, Vice Chair
Laura Bustamante
Li-Tan Hsu
Mike Raskin
David Langworthy
Mark Nelson
Stakeholder Advisory Group
Mark Nelson
Randy Reeves
Huaxia Zhao
Garret Upper
Jim Dwyer
City Staff
Steven Wilcox, Department of Development Services, Director and Building Official,
Stephanie Keyser, AICP, Department of Development Services, Planning Manager
Blueline Team
Andy McAndrews, Director of Planning
Caitlin Hepworth, Associate Planner
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AGENDA ITEM 6.2
MEDINA 21-298
2
Michelle Blankas, Planner II
Cyrus Oswald, Planner I
Betty Padgett, Permit Technician
Rose Vogt, Engineer
Janelle Ho, Engineer
Matt Roberts, Engineer
Breanne Nychuk, Project Engineer
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AGENDA ITEM 6.2
MEDINA 21-298
3
Table of Contents
Acknowledgments................................................................................................................................... 1
Andy McAndrews, Director of Planning...................................................................................................... 1
Table of Contents .................................................................................................................................... 3
Preface ........................................................................................................................................................ 5
City’s Message......................................................................................................................................... 5
PLACEHOLDER FOR PHOTO A ............................................................................................................. 5
The Community’s Message ..................................................................................................................... 5
The People’s Voice .................................................................................................................................. 5
Report Organization and Planning Process ................................................................................................ 6
Purpose and Intent ................................................................................................................................. 6
The Planning Process .............................................................................................................................. 6
Organization of this Report ..................................................................................................................... 7
Part 1: Introduction ..................................................................................................................................... 8
What Is a Housing Action Plan? ............................................................................................................ 10
1 PHOTO + INFOGRAPHIC 1 – INFOGRAPHIC ONE REPRESENTS THE LEGISLATIVE CONTEXT .......... 11
Ensuring Housing for the Future ........................................................................................................... 11
Brief History and Context ...................................................................................................................... 11
Photo B PHOTOS REPRESENTING NATIVE CULTURE ......................................................................... 12
Photo C HISTORICAL PHOTO OF TOWN ............................................................................................ 12
Part 2: Investigation & Findings ................................................................................................................ 13
Summary of Findings: Housing Needs Assessment .............................................................................. 13
INFOGRAPHIC #4 – HNA SUMMARY PAGE ....................................................................................... 13
Summary of Public Engagement: Connecting to People ...................................................................... 13
Sharing .............................................................................................................................................. 13
Listening ............................................................................................................................................ 14
Exploration ........................................................................................................................................ 14
Strategizing ....................................................................................................................................... 14
Disclaimers: How Accurate is the Information? ............................................................................... 14
Part 3: Housing Toolkit and Strategies ...................................................................................................... 15
Housing Strategy Development ............................................................................................................ 15
Strategies .............................................................................................................................................. 15
Strategy A Increasing Housing Stock and Variety ............................................................................. 15
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AGENDA ITEM 6.2
MEDINA 21-298
4
Strategy B Preventing Housing Instability and Displacement ......................................................... 16
Strategy C Proactively plan for the housing of future residents. ..................................................... 17
ACTIONS SUMMARIES ........................................................................................................................... 19
Part 4: Implementation Plan ..................................................................................................................... 27
IMPLEMENTATION CONSIDERATIONS .................................................................................................. 27
Proportionality and Gaps in Funding .................................................................................................... 29
Monitoring: The City and Community Stewardship ............................................................................. 30
Appendix A: Glossary ................................................................................................................................ 38
Appendix B: IMPLEMENTATION PLAN ...................................................................................................... 39
Appendix C: HOUSING NEEDS ASSESSMENT ............................................................................................ 40
Appendix D: PUBLIC ENGAGEMENT SUMMARY ....................................................................................... 41
Appendix E: REGULATORY REVIEW ........................................................................................................... 42
Appendix F: TABLES AND FIGURES ........................................................................................................... 43
Appendix G: WORKS CITED ....................................................................................................................... 44
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AGENDA ITEM 6.2
MEDINA 21-298
5
Preface
This Housing Action Plan (HAP) is made possible by a grant administered by the Washington State
Department of Commerce through Engrossed Second Substitute House Bill 1923, commonly referred
to as HB 1923. The bill intends to encourage cities to increase residential building capacity for
underserved populations. The strategies identified in this plan will inform the City’s comprehensive
plan and act as the guide for subsequent housing policy implementation.
City’s Message
The Housing Action Plan (HAP or Plan) is the City of Medina’s tool kit for increasing housing options
and affordability in the community to help achieve its vision of a more vibrant, inclusive, and equitable
future. While Medina seeks to make meaningful changes in the housing market, addressing the broad
range of Medina’s housing needs will also need the continued participation of Medina’s housing and
human service partners. Therefore, the Housing Action Plan complements the City’s collaborations,
partnerships, commitments, and plans.
PLACEHOLDER FOR PHOTO A
The Community’s Message
We, the people of Medina, want safe, neighborhood -oriented, high-quality housing that retains the
aesthetic character we know and love. We want to maintain the open spaces, community feel, and
quick access to larger cities that make Medina unique. Even as we face the challenges the future
brings, we will retain the scale and character of the housing we value. To support our community, we
will work to lower the cost of living in our City without compromising our high quality of life. We strive
to create beautiful housing that serves our entire community.
The People’s Voice
This section will have photos of residents and engagement quotes.
46
AGENDA ITEM 6.2
MEDINA 21-298
6
Report Organization and Planning Process
Purpose and Intent
In late 2021, the City of Medina applied for grant funding allocated by the Washington State
Department of Commerce and funded through the Engrossed Second Substitute House Bill
(E2SHB) 1923. The bill was designed to grant funding for municipal research to increase the
urban residential capacity in cities by evaluating local housing needs and determining
actionable steps municipalities can take to improve housing stock, diversity, and affordability to
proactively plan for housing that meets current and future needs.
Medina was awarded under E2SHB 1923 and received grant funding to prepare a Housing
Action Plan (HAP). The purpose of the housing action plan is to develop a single report that
defines community needs, analyzes projected needs, and identifies the most appropriate
strategies and implementation actions that promote greater housing opportunities at all
income levels.
The Planning Process
The City of Medina worked with the community, local stakeholders, and consultants to
understand different perspectives of housing needs, barriers, and concerns to prepare the HAP.
Medina initially began the HAP process by conducting the Housing Needs Assessment (HNA)
using valid data sources from government and private entities to evaluate (1) who lives in
Medina, (2) how affordable is the housing, and (3) could existing residents continue to afford to
live here. Data was taken from sources such as the American Community Survey, Puget Sound
Regional Council, Washington State Office of Financial Management, and Zillow. The HNA draft
was completed and presented to City Council in April 2022. Once the HNA was drafted, the city
initiated the public participation process to gain firsthand perspectives of how housing
pressures are experienced by residents. A community survey was performed using
SurveyMonkey, an online survey tool. Everyone in the city of Medina was invited to participate
between May 30th and July 25th, 2022. The community survey was available both electronically
and via hard copies in Medina City Hall. Advertising occurred on the city’s web site and social
media pages. One hundred fifty-four respondents responded to thirty-one questions about
housing in Medina.
Two groups of stakeholders were identified to give in-depth feedback on the Housing Needs
Assessment and provide direction for future housing development in Medina. Stakeholders
were selected based on their history developing in Medina, familiarity with the development
and construction of housing, or exceptionally active participants in local governance. A group of
community stakeholders attended virtual sessions in July and September 2022, and a group of
technical stakeholders attended a separate virtual session in August. Finally, an open house was
held in March 2023 encouraging anyone in the community to visit City Hall to ask questions,
review data, or provide feedback on potential actions.
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AGENDA ITEM 6.2
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7
INFOGRAPHIC: THE PLANNING PROCESS
Organization of this Report
The Housing Action Plan is broken down into the following components:
Housing Needs Assessment: A report summarizing key data points on community
demographics, employment and income, housing conditions and affordability, and an
analysis of the gaps in housing serving different income bands.
Public Engagement Summary: A summary of the public engagement activities, efforts,
and feedback generated from the public and stakeholders. The summary includes a
description of each of the engagement events or activities and a synopsis of overarching
themes.
Regulatory Review and Housing Toolkit: This section evaluates the strategies and
objectives of the HAP to Medina’s Comprehensive Plan policies and existing regulations,
incentive programs, or partnerships that support housing. The toolkit is a chart
describing the existing housing policies and tools in place at the city supporting the
development of housing in relationship to community needs.
Housing Actions: A list of recommended policies, programs, regulations, and incentives
specifically selected based on the community’s development pattern, demographics,
affordability needs, and characteristics.
48
AGENDA ITEM 6.2
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Part 1: Introduction
As cities across the Puget Sound Region continue to grow at historic rates, they have also become less
affordable, particularly for residents who have called the Pacific Northwest home for generations and
lower-income populations. As cities have struggled to keep pace with growing populations, we have
seen households priced out, displaced, or even become homeless.
In addressing the housing crisis, the Washington State Legislature passed HB 1923 in 2019, a bill to
increase the housing supply in cities across the state. Under this new legislation, cities have been
encouraged to take action to increase residential building capacity and promote the development of
new housing to address affordability issues and prepare for the periodic Comprehensive Plan Housing
element update. One option for cities under this bill is to develop a Housing Action Plan (HAP). The
Statute1 states that the goal of any such housing plan must be to encourage the construction of
additional affordable and market-rate housing in a greater variety of housing types and at prices that
are accessible to a greater variety of incomes. It should also include strategies that address the for-
profit single-family home market.
Medina is no exception in experiencing the impacts of the housing crisis, with nearly a fifth of its
households being cost-burdened, meaning over 30 percent of their household income is spent on
housing alone. Renter households are disproportionately affected with half of all households
experiencing some cost burdens and one-third being severely cost-burdened or spending more than 50
percent of their income on housing. Homeownership affordability is also a critical issue in Medina with
median-priced homes costing approximately $2,858,000 in 2019 requiring a monthly income of
$47,400 to be considered affordable. While about 99% of the city’s housing stock is single-family
homes, the market forces driving up the prices of land, and a consistent downtrend in the number of
homes in the city, there are significant concerns that life-long residents cannot continue to afford to
live in Medina. Seniors are especially vulnerable to displacement because their retirement and social
security do not change based on inflation. This along with more information was discovered when the
City produced its Housing Needs Assessment (HNA), which is contained in the appendix of this
document.
With further population and housing growth in the region anticipated, proximity to key transportation
corridors, and an inability to annex new lands into the city’s limits, Medina is at a critical point in
planning for housing, which is why the City has prioritized the creation of this Housing Action Plan
(HAP).
With the baseline data of its current housing needs measured within the HNA and through input from
the public, it will be important for the City to monitor the projected growth over the next few years
and proactively ensure that the housing needs of current and future populations are met. The HAP
creates three strategic objectives to guide decisions regarding the future of housing in Medina:
1 See RCW 36.70A.040
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AGENDA ITEM 6.2
MEDINA 21-298
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1. INCREASING THE HOUSING STOCK AND VARIETY
2. PREVENT HOUSING INSTABILITY AND DISPLACEMENT
3. PROACTIVE HOUSING PLANNING FOR FUTURE RESIDENTS
The first strategy realizes the need to regulate more affordable housing opportunities by incentivizing
forms of denser housing types and removing potential barriers to building more affordable units below
80 percent Average Median Income (AMI). While market forces play a major role in determining the
affordability of a housing unit, there are other factors that also determine the final cost, such as
construction, materials, permitting, and development fees. Smaller forms of housing units can also
reduce overall development costs and allow developers to pass down savings to renters and buyers.
There is no need for additional single-family homes to be developed: single family homes take up more
land per unit and the reduction of available lands increases the cost of vacant or redevelopable lands.
As the strategies and actions are generally listed in order of priority, this strategy is Medina’s highest
implementation priority.
Preventing housing instability and displacement for homeowners and renters is another key objective
of reducing housing insecurity. . Results from the Public Engagement Summary indicate a major
community concern that seniors are experiencing the most hardship in housing costs. Feedback also
indicates Medina’s education, service, and government workforce cannot afford to live and work in
Medina. Recommended actions are intended to provide educational and financial resources for
homeowners and renters, with an emphasis on affordable rental units. Medina’s renters are over twice
as likely to experience cost burdens than homeowners, and the City should consider methods of relief
for life-long residents. The intention of this strategy is to provide immediate support to existing
residents with limited changes to the Municipal Code and regulatory processes.
Finally, the third strategy seeks to guide the future of development in Medina by proactively planning
for the population and housing growth projections anticipated in 2044 by Washington State and King
County. Regulations should be developed with the understanding that Medina may need to look and
operate differently in the future to meet the requirements of the Growth Management Act. While the
market determines when and if properties can be redeveloped, the city can shape what, how, and
where future housing projects are developed and accommodate more affordable housing. The city
shall continue to work with partners to contribute funding to and pilot regulations for affordable
housing, incentives, and policies increasing investment and availability of affordable homes.
Each strategy can be achieved using the recommended actions included in this report, see Part 3. Each
action is prescribed to serve certain income level(s), intracity geographical area(s), and type(s) of
households. The sections describing the actions are followed by an implementation plan and
monitoring program that can lay the framework of the City’s response to meeting its housing needs
moving forward.
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What Is a Housing Action Plan?
Policies have been developed to help cities meet the changing needs of their communi ties. HB 1923
encourages cities planning under the GMA to undertake specific actions to increase residential building
capacity2. The state promotes the development of Housing Action Plans to meet these standards. HAPs
determine the current state of housing in the community, anticipate future housing needs, and create
actions to fill the gaps between the two. HB 1923 made funding available to suppleme nt the cost of
creating Housing Action Plans. The Washington State Department of Commerce is the administrator of
these grants and runs programs to help municipalities navigate the requirements of the GMA and HB
1923. Medina has allocated some of these funds to develop this document.
Housing need predictions allow Medina to address future housing problems before they arise. The
Housing Needs Assessment (HNA) analyzed differences between the existing housing stock and the
future housing needs in the city. Although Medina is wealthy- households in Medina have double the
income King County does on average- the cost of housing is also very high. Thirty percent of residents
spend more than a third of their income on housing. This cost burden is felt most hea vily by extremely
low-income groups or those who make 30% of the Area Median Income (AMI)3 or less. Therefore, the
City must create effective policies to accommodate the expanding need for housing affordable to
people in the lowest income range.
What the Housing Action Plan does:
The Housing Action Plan also contains a review of the community’s housing needs and
objectives, an evaluation of existing strategies to understand gaps, and recommendations for
Medina-specific solutions. It also sets a policy direction for the City’s review of and updates to
the comprehensive plan, programs, and regulations that set the stage for housing creation and
preservation. Medina’s Housing Action Plan is comprised of four significant efforts:
1) Evaluating housing needs
2) Engaging with the community and stakeholders
3) Reviewing existing policies
4) Developing strategies guided by principles directly drawn from Washington State
legislation.
What the Housing Action Plan does not do:
It does not change policy directly but instead identifies where policy changes and
improvements can be made to alleviate the housing stresses residents feel in the community. In
addition, Medina does not act as a developer of housing.
2 See Appendix E
3 Income ranges in this document are based on Area Median Income (AMI): This term commonly refers to the area-wide
median family income calculation provided by the federal Department of Housing and Urban Development (HUD) for a
county or metropolitan region. Income limits to qualify for affordable housing are often set relative to AMI. In this report,
unless otherwise indicated, AMI refers to the HUD Area Median Family Income (HAMFI). The lowest income range referred
to here are those making below 30 percent of the area’s median income
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1 PHOTO + INFOGRAPHIC 1 – INFOGRAPHIC ONE REPRESENTS THE LEGISLATIVE CONTEXT
Ensuring Housing for the Future
As housing costs in Medina continue to rise, there will be fewer opportunities for young and aging
Medina residents to have housing stability. Medina is presented with two alternate futures. If Medina
does not address the need predicted by the HNA, long-time Medina community members and their
children will be forced out to seek housing elsewhere. This could eventually drain the neighborhood -
oriented community that has existed since the late 1800s. On the other hand, with thoughtful policies,
Medina can avoid creating a burdened and increasingly unaffordable housing market that does not
serve its community. If Medina does not plan to address these problems, it can e xpect occurrences of
poverty, homelessness, and a lower quality of life.
However, Medina is well-positioned to honor the city's existing character while continuing to develop a
strong sense of community by ensuring all residents can find safe, affordable, and high-quality housing.
As Medina and the surrounding region continue to build, the city will be challenged to accommodate
its residents by developing effective policies and frameworks. The community can be shaped into a
vibrant population with continued single-family scale housing and great access to natural and urban
spaces. It is an exciting time for the City of Medina as it moves towards a future that leaves behind
unaffordability and preserves the high quality of life residents have come to expect.
Brief History and Context
Medina occupies a large peninsula projecting into the central portion of Lake Washington on the
eastern shoreline and contains approximately five miles of waterfront property. Seattle lies directly
across from the lake to the west, accessed by the SR 520 bridge. Bellevue is also adjacent sharing the
southern and eastern boundaries with Medina.
Historically, the Stillaguamish, Duwamish, Cayuse, Umatilla, and Walla Walla peoples inhabited the
area where Medina now sits4 for at least twelve thousand years. The tens of thousands of people living
in the area were organized into villages that took advantage of the rich marine and terrestrial
resources. The many tribes who inhabited Puget Sound all spoke dialects of the Puget Sound Salish
language, facilitating the development of extensive economic and cultural networks. After European
colonization, the United States Homestead Act of 1862 permitted settlers to claim land throughout the
Western United States, which brought settlers to the Northwest area throughout the second half of
the 1800s. Disease and displacement brought by colonization heavily impacted the native tribes, but
the traditional culture remains in the Northwest5. The City of Medina acknowledges that it is built on
native land.
4 Native Land Digital. (2022). https://native-land.ca/
5 Watson, K. G. (1999) Native Americans of Puget Sound- A Brief History of the First People and Their Cultures. History
Link.org https://www.historylink.org/File/1506
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Photo B PHOTOS REPRESENTING NATIVE CULTURE
The Point Elliot Treaty of 1855 forced all Native Americans to move to reservations, and thus the area
was vacant when the first white settlers arrived in the Medina area in the 1870s. Fruit farmers and
wealthy landowners purchased properties along the Lake Washington shorelands to develop
agricultural and residential areas in the late 1800s6. Following the development of a ferry dock and
roads by 1900, a grocery store, post office, and a one-room school opened. The community continued
to grow alongside access from the west side of Lake Washington . A ferry began service to Medina in
1914, and a bridge opened in 1941. Before incorporation in 1955, the Medina Improvement Club was
formed to develop infrastructure in the increasingly popular residential suburb. Growth in Medina
subsided in the 1970s as spatial limits set by the lake and adjoining city boundaries coupled with
community resistance to higher density or commercial development7.
Over the last 50 years, an influx of wealth brought new prosperity to Medina. New technology industry
residents have redeveloped homes in the area, juxtaposed against historic, smaller homes. The
population has hovered around three thousand residents since 2000, bound by the limited quantity of
developable land and the preferred single-family residential character. While Medina has maintained
its low-density development pattern, the surrounding Puget Sound has experienced significant
population increases.
With a growing population comes a need for more housing. Among many priorities, the Growth
Management Act (GMA) was implemented to regulate growth while protecting the environment. As a
result, cities like Medina are required to plan for future population increases thoughtfully. This
document presents a strategic plan to accommodate anticipated population growth in the region.
Implementing the strategies identified in this document will support Medina in meeting all current and
future housing needs.
Photo C HISTORICAL PHOTO OF TOWN
6 Blueline, City of Medina. (2022). City of Medina Housing Needs Assessment, Append ix A
7 Dougherty, P. (2015) Medina- Thumbnail History. History Link.org. https://www.historylink.org/File/1059
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Part 2: Investigation & Findings
This document is the capstone of the long-term effort of collecting and analyzing community input,
public data, and existing policies, among other facets of Medina housing. Quantitative and qualitative
public feedback has been collected, and while every Medina resident did not engage in the input
process, broad community opinion was captured. Data from state and national sources were analyzed
to find trends in housing cost, tenure, job availability, and many other aspects of the housing market.
Policy analysis revealed where current legislation is performing and where legal gaps remain. After
integrating the results from all avenues of housing assessments, actions were created to fill the gaps
between the City of Medina's current housing state and future housing needs.
Summary of Findings: Housing Needs Assessment
A recently issued Housing Needs Assessment 8showed that Medina’s current development trend will
not meet the city's needs in 2044. Compared to King County's demographics, there is a significant gap
in the Medina population between 25 and 34. This might be due to the lack of housing affordable to
this demographic. By comparing the size of households and the number of bedrooms per unit in
Medina, there appears to be a lack of smaller units, which could provide more affordable housing for
smaller families. Perhaps most importantly, Medina does not have enough vacant or developable land
to meet its 2044 growth targets. Medina must demonstrate zoned or planned capacity to meet these
targets by the Comprehensive Plan update 2024 deadline. Although there are gaps between Medina's
housing stock and what it will need to meet its 2044 housing target of 1,253 units, effective housing
policies can create a housing market that meets community needs. The Housing Needs Assessment is
included in the HAP under Appendix C.
INFOGRAPHIC #4 – HNA SUMMARY PAGE
Summary of Public Engagement: Connecting to People
Medina’s historical trends have encouraged a single-family residential development pattern, and
community members feel that other types of residential development would disturb viewsheds, green
spaces, and the current quality of life. The community is aware that Medina has a high cost of housing
but does not view creating affordable housing as their responsibility. The community recognizes the
need for greater affordability but is not keen to change its housing character to meet affordability
goals.9 The Public Engagement Summary is included in the HAP under Appendix XXX.
Sharing
Before public engagement began, a Housing Needs Assessment found gaps between current housing
conditions and predicted future housing demand. The results of this assessment were presented at the
Medina City Council and shared with stakeholder groups in the Summer of 2022. Engagement at
8 See Appendix A
9 See Appendix B
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community events, city staff communication , and Facebook page postings advertised survey efforts.
Listening
A series of meetings in Fall 2022 asked stakeholders to evaluate the recently issued Housing Needs
Assessment and share how they thought more housing should be developed in Medina. These groups
discussed current housing deficits and what aspects of Medina must be preserved in the future. A
survey was distributed to community members over the summer of 2022 to collect community
perspectives on housing issues and solutions.
Exploration
Housing policies that could help close future residential gaps in Medina were identified for further
community discussion. Streamlining building and ADU permitting were explored to hasten infill
development. Creating development incentives to increase the density in Medina through specific
mixed-use areas, a multifamily area, and allowing more zero-lot-line developments were considered. A
senior housing facility was explored as well.
Strategizing
Strategies explored to alleviate pressure on Medina’s housing market were shared with stakeholder
groups. Technical stakeholders favored ADUs and streamlined permit processes and thought these
strategies would face less community resistance than most other options to increase density. However,
they advised that many lots already met lot coverage maximums. Creating new permitted uses and
zones, such as multifamily and mixed-use areas, was seen as feasible, but stakeholders advised that
Medina politics were not agreeable to their implementation. To fill the need for more affordable senior
housing, a mixed-use senior facility and encouraging ADU development to provide passive income
were both seen as ways to support the aging population. Stakeholder input was used to develop the
housing policies proposed in this document.
Disclaimers: How Accurate is the Information?
A survey effort was undertaken to collect information on Medina’s housing characteristics. The housing survey was
designed to gather respondent profiles and their opinion on Medina’s housing characteristics. Due to grant funding
limitations and difficult access to underserved community members, this survey must be interpreted in the context of the
sample it reached. A likely response, non-response bias, and several survey design issues, including rating sequence
inconsistencies, lack of non-applicable options, and gaps in answer options, limited the survey. The sample group who
responded to this survey was older, whiter, and owned more homes than the Medina population. Therefore, the
significance of this survey is limited to the sample it reached.
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Part 3: Housing Toolkit and Strategies
Housing Strategy Development
The Housing Action Plan has been developed to provide three concept-based strategy paths aimed to
expand housing supply and diversity, retaining the existing community, and improving affordability for
future residents. Each strategy pathway is anchored in a guiding principle inspired by lived experiences
described in community engagement. Each strategy drives two primary goals, which serve as
categorical parameters for subsequently recommended actions. As a part of the implementation,
actions are categorized according to type and sequence related to the practical challenges that city
staff and applicants face during the development review. Implementation is discussed further in Part 4.
Strategies
The following is a summary of three strategy pathways, each with goals and actions that have the most
potential for success, given the community's unique needs, development pattern and history, and local
perspectives. They strive to address housing supply, diversity, and affordability goals. The resulting
actions don’t generally work in isolation. Instead, multiple actions can work together to encourage
types of housing development with the greatest need.
Strategy A Increasing Housing Stock and Variety
Guiding Principle: Ensuring Different Kinds of Homes for Every Kind of Person
Based on the existing housing supply, 1,132 housing units, and the projected housing target of
1,253 units, an increase in density is a necessary consideration to meeting the XX new housing
units needed, especially considering that Medina does not have enough vacant or re-
developable land to meet those 2044 growth targets under any of the existing Single Family
Residential zones. Higher density housing forms that blend into existing low density residential
developments, such as townhomes, duplexes, triplexes, and cottage homes, could provide a
greater density of housing without compromising the existing feel of the city. Any opportunity
for increased density and infill is a critical opportunity to provide more housing at potentially
more affordable rates.
Affordable housing is critical in supporting the livelihoods of workers who otherwise could not
live in Medina. Market-rate housing is unlikely to be affordable for households with incomes
attributed to a teacher, police officer, retail clerk, home health aide, or childcare provider. In
2021, the median value of a home was $3,548,000 and the bottom-tiered home values have
increased by 147% since 2010, now valued at $2,615,000. For these households, even home
maintenance costs, let alone rent or mortgage payment costs – can be unaffordable.
Not only does an increase in density or “Middle Housing” have the potential to meet Medina’s
housing growth target and provide more affordable units, but it can also meet the reported
needs of older families and smaller households. Medina’s population skews older with an
average age of 46.8 years old and over half of the older adults (62+) that are cost-burdened are
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low-income (<80% AMI). Additionally, Medina’s average household size is 2.73 persons. About
8% of the City’s housing stock is a one- or two-bedroom unit even though over half of all
households contain one or two people and small families make up the largest group of
households that are cost-burdened. “Invisible housing” has a smaller unit size, resulting in a
more cost-effective and easier to maintain unit which is more manageable for an older or
smaller household.
Increasing the housing supply is a critical need for the city if it is to continue housing families
and their children who have historically called it home. A wider variety of homes allow the
people who have historically lived here to remain while accommodating the education and
government workers that operate the city’s municipal services. Increasing housing variety is
necessary due to the limited buildable lands and high land values and is desirable because it can
shape the future housing stock to naturally support people of different ages and incomes.
Goal 1: Remove barriers in housing regulations to support a greater housing supply
Action A.1.1 Infill Development
Action A.1.2 Up-zoning
Action A.1.3 Density Bonus
Action A.1.4 Fee Waivers or Reductions
Action A.1.5 Reduce Minimum Lot Sizes
Goal 2: Legalize forms of Missing Middle Housing
Action A.2.1 Duplex
Action A.2.2 Townhome
Action A.2.3 Triplex
Action A.2.4 Fourplex
Action A.2.5 Cottages
Action A.2.6 Live/Work Units
Strategy B Preventing Housing Instability and Displacement
Guiding Principle: Retaining our existing community while opening our doors to newcomers.
Due to dramatically rising housing costs, Medina must take action to minimize resident
displacement if the city wishes to maintain its community. Although the city has a very high
median household income- $212,377 a year- a range of incomes exists within the city. Non-
family households on average make $53,571 per year. Lower-income people who have lived in
Medina for a long time but can no longer afford to stay in their current home because of
increased costs may be unable to find a housing alternative that allows them to remain in their
communities. A variety of factors culminate in a risk of community displacement.
Although Medina households make significantly more money than the County at large, very
high housing costs result in cost-burdened households. Since 2013, home values in Medina
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have increased by more than 120%, with lower-tier homes outpacing the average home price
increase. Although the median income in the County has increased significantly -- 35% over the
same period -- this increase has not kept pace with the inflating cost of housing. These rising
prices impact people acutely if they experience a loss of housing. A person who recently lost
housing can find themselves without an option comparable to their old housing. This is
especially true for those who earn less than 80% of the area’s median income. Housing
affordable to people in this group is likely very competitive: this group has significantly less
housing available to them than those who earn more than the area median income. Seniors, for
example, are on a fixed income and experience the brunt of increased property values and
property tax rates. With property values in Medina consistently rising, seniors are especially
vulnerable to displacement because they are unable to change their income.
Reasons beyond rising housing prices make preventing displacement a priority. Nearly two-
thirds of the housing stock in Medina was built before 1989. Residents who live in these older
structures face increasing repair and maintenance costs over time, accentuating cost burdens.
The burden felt by renters in Medina is also significant, with 52% of renters being cost-
burdened, and a third of all renters experiencing severe cost burdens. A renter who faces the
loss of housing is likely to encounter obstacles in finding comparable housing.
Avoiding housing displacement will preserve the community, neighborly atmosphere that
Medina residents have come to love. Only 56% of residents are satisfied with the costs of their
housing, and nearly a third of residents are concerned about being able to live in Medina in the
future. Residents recognize that housing costs are rising in their city, but they feel that
measures to preserve affordability should not come at the expense of their current quality of
life. Measures to prevent housing instability and minimize the displacement of vulnerable
residents will help preserve the neighborhood character of Medina residents feel strongly
about.
Goal 1: Minimize displacement of vulnerable, low-income, homeowners.
Action B.1.1 Direct Household Assistance
Action B.1.2 Foreclosure Resources
Action B.1.3 Preservation and Rehabilitation Incentives
Goal 2: Support low-income renters and encourage rental developments.
Action B.2.1 Tenant Protections
Action B.2.2 Fee Waivers or Reductions
Action B.2.3 Direct Household Assistance
Action B.2.4 Multifamily Tax Exemption
Action B.2.5 Short-Term Rentals
Strategy C Proactively plan for the housing of future residents.
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Guiding Principle: Meeting Housing Needs Now and Into the Future
To meet the housing needs of all economic segments for current and future Medina residents,
the City must ensure housing availability for those that are cost-burdened and in lower-income
brackets. In Medina, renters experience the most financial strain, with 22% of renters being
cost-burdened and 30% being severely cost-burdened. In 2019, the median rent in Medina was
$2,855 which was more than twice that of King County’s median, $1,606. About 71% of renters
can afford the median rental cost, but consideration must be made to the households that
struggle to afford rent.
As for extremely low- (earning less than 30% AMI) and very low-income (earning 30- 50% AMI)
renter households, Medina lacks rental units to support existing residents within these income
levels. There is a surplus of affordable units at the 50 -80% AMI bracket which, if remained
vacant for long enough, could potentially fill the need for rentals in lower brackets. However,
King County’s rental vacancy current sits at 3.3% and is considered healthy, but is trending
towards scarcity and will lead to continued rental price inflation. Mixed-income housing may
need to be introduced and codified in Medina to meet the needs of the various types of
households that are low-income.
Another facet to consider is the combined costs of housing and transportation. Housing is
considered affordable when no more than 30% of a household’s income is spent on housing. In
Medina, a very low-income individual spends 113% of their income on housing and
transportation and a single-parent family spends 73% of their income on housing and
transportation. Considering 96% of Medina’s workforce lives outside the City, commuting is
inevitable and an added cost of living. This leaves very little room for affording essentials like
food let alone saving money for a down payment for a home.
The Growth Management Act requires Medina to plan for every economic segment existing
within the city, and without additional regulations or programs supporting development of
affordable housing the city will continue to struggle meeting the needs of residents earning
below 50% of the household average median income (approximately $106,000).
Goal 1: Regulatory Support for Affordable Housing Development
Action C.1.1 Affordability Covenants
Action C.1.2 Inclusionary Zoning
Action C.1.3 Down payment Assistance
Goal 2: Encourage Affordable Housing through Incentives and Policies
Action C.2.1 Credit Enhancement
Action C.2.2 Local Programs to Help Build Missing Middle Housing
Action C.2.3 Alternative Homeowners
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Action C.2.4 Strategic Marketing of Housing Incentives
Action C.2.5 Permit Fee Waivers for Affordable Housing
ACTIONS SUMMARIES
Under these strategies, the City of Medina should continually build on resources, collaboration, and
public understanding to improve the implementation of housing strategies. By establishing
partnerships and collaborations with organizations that serve low-income households, the cities can
ensure that they are directing their resources and enacting policies that best serve the people who
need it most. The following section summarizes each of the recommended actions with
implementation and coordination considerations.
Action A.1.1 Infill Development
Description: Infill development is the process of developing vacant or underused
parcels within existing urban areas that are mostly developed. This development
process aims to combat urban sprawl by increasing housing supply and density
near existing resources and infrastructure such as utilities and transportation
services. Additionally, infill development works jointly with urban growth
boundaries where designated growth limits of urban areas necessitate the infill.
The city can encourage infill development by creating infill incentive programs or
addressing barriers to development on small lots.
Action A.1.2 Up-zoning
Description: Upzoning increases allowable densities by relaxing the zoning code's
bulk requirements or increasing floor area ratios. This reduces the cost per unit
and increases supply, decreasing the pressure on rent or mortgages. The goals
are to encourage denser development, increase housing supplies, and ultimately
improve housing affordability and mobility for renters and homeowners.
Upzoning would create more opportunities to increase housing supply and
variety.
Action A.1.3 Density Bonus
Description: Density bonuses are an incentive-based tool that allows developers
to increase the maximum allowable development on a property, whether
through increasing developed square footage or increasing the number of
developed units to a greater amount than what is ordinarily allowed by the
existing zoning code. In exchange for increasing density, the developer commits
to help the City achieve public policy goals. Public policy goals can include a
certain number of below-market or affordable units in the proposed
development. The developer is then able to recoup some or all of the forfeited
revenue associated with constructing affordable or below-market units. The City
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can provide density bonuses to encourage housing supply and housing types
where existing amenities are within close proximity to the development.
Action A.1.4 Fee Waivers or Reductions
Description: Fee waivers reduce the up-front cost of construction for residential
development, allowing the potential to increase housing supply in the City. Fees,
such as impact, utility connection, and project review fees, can significantly
increase the end cost of residential unit development. The City should establish a
process to support fee waiver policies to increase housing supply and type. This
could be done by creating standard guidelines that identify which housing type is
eligible for fee waivers, a schedule to determine what portion of fees can be
waived, and a formal application process for interested developers to request
these funds. Outreach should be conducted to ensure developers are aware of
these incentives.
Action A.1.5 Reduce Minimum Lot Sizes
Description: Minimum lot size refers to the smallest allowable portion of a parcel
determined to be usable for the proposed structure, provided applicable
development standards are met. Permitting development on small lots allow for
a variety of housing types including townhomes, duplexes, or triplexes while
increasing the overall housing supply in the City. Smaller lot sizes also promote
affordability from requiring less land, fewer resources to build smaller homes,
and drawing fewer municipal resources.
Action A.2.1 Duplex
Description: A duplex is a stand-alone small form of missing middle housing with
two dwelling units in a single structure on a single property. Often the two
dwelling units have separate entrances. A duplex can vary in size, style, and form
to blend in with the existing character and aesthetic of a neighborhood or
community. This can be advantageous to increase housing supply and type
without compromising the overall aesthetic of the community.
Action A.2.2 Townhome
Description: A townhome is a form of missing-middle housing that includes
several units in a horizontal row or stacked vertically on a parcel. They can vary
in size, shape, and form to be the most compatible to the existing character of a
neighborhood or community. Many units share a wall with their neighbors. Like
a single-family home, a townhome can provide both private living space and
private yard space, yet it increases the housing supply of a city more than a
single-family home.
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Action A.2.3 Triplex
Description: A triplex is a small to medium type of missing middle housing that
includes three units in a horizontal row or stacked vertically on a parcel. These
developments can vary in size, style, and form to match the existing character
and aesthetic of a neighborhood or community.
Action A.2.4 Fourplex
Description: A fourplex is a small to medium type of missing middle housing that
includes four units in a horizontal row or stacked vertically on a parcel. These
developments can vary in size, style, and form to match the existing character
and aesthetic of a neighborhood or community.
Action A.2.5 Cottages
Description: Cottage Housing is a type of missing middle housing that generally
allows for small 1 or 2 story houses that may be attached or detached and are
recognizable are arranged around a common interior courtyard. Houses are
small, generally 700-1,200sf. Those dimensions may naturally allow for
moderate-income housing that is well suited to seniors and small families. They
blend easily in single family neighborhoods, appear similar to two single family
houses from the street, and fit well into large lots or assemblages of 2-3 small
lots. These characteristics make cottage housing great for meeting both
community character and housing supply goals.
Action A.2.6 Live/Work Units
Description: Live/ Work units are a type of missing middle housing designed to
be used both as residential and commercial structures. Broadly, this can include
any instance where people live and work in the same space, such as work from
home offices. Often, live/work units are purpose built small to medium sized
structures which consist of dwelling units above or behind a ground floor space
that accommodates a range of commercial or office uses. This type of
development is often specific to mixed use zones and allows an integration of
economic and housing opportunities.
Action B.1.1 Direct Household Assistance
Description: Direct household assistance programs can be implemented through
many different mechanisms, but they all provide monetary assistance directly to
low-income renters, owners, first-time homebuyers, and any other vulnerable
groups. Forms of assistance can include monthly rent and utility support, grants,
or loans. This assistance can be distributed directly through the city or through
partnerships with community-based organizations.
Action B.1.2 Foreclosure Resources
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Description: Foreclosure intervention counselors serve as intermediaries
between homeowners and financial institutions to advocate for at-risk
homeowners in need of budgeting assistance, refinanced loan terms or repaired
credit scores. Cities can use a housing trust fund to support these programs, or
community land trusts can step in to purchase foreclosed property, helping to
restore ownership for residents. The Washington State Foreclosure Fairness
Program provides homeowners foreclosure assistance by offering free housing
counseling, civil legal aid, and foreclosure mediation.
Action B.1.3 Preservation and Rehabilitation Incentives
Description: Home rehabilitation assistance – City money, such as funds from the
Sales and Use Tax, can be provided to low-income homeowners for critical
repairs, weatherization, tree preservation services, and potential efficiency
upgrades to keep homes habitable. These incentives preserve affordable homes
in the community and help prevent displacement.
Action B.2.1 Tenant Protections
Description: The City should adopt a comprehensive policy that expands the
rights of tenants, especially as the number of renters in the city increases. A
comprehensive policy to enhance tenants’ protections should:
• Extend notice periods for rent increases; lease terminations; and the
need to vacate due to renovations.
• Prohibit discrimination based on source of income.
• Require landlords to provide a summary of rights and past code
violations to tenants.
• Create an option to pay security deposits and last month’s rent in
installments.
• Establish a relocation assistance program.
If this policy is adopted, the City should partner with community-based
organizations to educate tenants and landlords of their rights and
responsibilities. The City could also explore ways of providing funds to
community-based organizations to serve as landlord-tenant liaisons that can
enforce the policy. Money could be supplied from a housing trust fund. The trust
fund could also be used to establish the relocation assistance program.
Action B.2.2 Fee Waivers or Reductions
Description: Fee waivers reduce the up-front cost of construction for residential
development, allowing the potential to increase housing supply in the City. Fees,
such as impact, utility connection, and project review fees, can significantly
increase the end cost of residential unit development. The City should establish a
process to support fee waiver policies to increase housing supply and type. This
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could be done by creating standard guidelines that identify which housing type is
eligible for fee waivers, a schedule to determine what portion of fees can be
waived, and a formal application process for interested developers to request
these funds. Outreach should be conducted to ensure developers are aware of
these incentives.
Action B.2.3 Direct Household Assistance
Description: Direct household assistance programs can be implemented through
many different mechanisms, but they all provide monetary assistance directly to
low-income renters, owners, first-time homebuyers, and any other vulnerable
groups. Forms of assistance can include monthly rent and utility support, grants,
or loans. This assistance can be distributed directly through the city or through
partnerships with community-based organizations.
Action B.2.4 Multifamily Tax Exemption
Description: A multifamily tax exemption (MFTE) is a waiver of property taxes to
encourage affordable housing production and redevelopment in “residential
targeted areas” designated by cities. The goal of MFTE programs is to address a
financial feasibility gap for desired development types in the target areas,
specifically to develop sufficient available, desirable, and convenient residential
housing to meet the needs of the public. MFTE programs are designed to
encourage denser growth in areas with the greatest capacity and significant
challenges to development feasibility. The MFTE can be paired with inclusionary
zoning to improve the financial feasibility of a project under affordability
requirements. Cities can even limit MFTEs specifically to projects that solely
contain income-restricted units to encourage affordability most effectively.
Action B.2.5 Short-Term Rentals
Description: Short-term rentals are sometimes perceived to have a negative
impact on the availability of housing for full-time residents, as investors may
purchase properties to rent them to visitors and others with short-term needs.
This could create displacement pressure, and is also related to issues of housing
supply. Some jurisdictions, particularly in places with higher levels of tourism and
visitation, have taken steps to regulate or even ban short-term rentals in an
effort to maintain existing housing stock to meet the needs of their residents.
The city could consider such regulations if it determines that short -term rentals
are negatively impacting housing availability for full-time residents.
Implementation Considerations:
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Action C.1.1 Affordability Covenants
Description: Affordability covenants are specific language in a property deed that
restricts the sale of housing to a certain price and to a certain buyer group. These
covenants can help ensure that housing is held in the same affordability bracket
through multiple sales. Affordability covenants can take many forms, often
catering to either the specific level of affordability which is to be preserved o r
the specific income group which is to be served. These covenants are often
encouraged through partnerships between the city, non-profit organizations,
and developers.
Action C.1.2 Inclusionary Zoning
Description: Inclusionary zoning programs require developers to either provide
affordable units within a development or provide an in-lieu fee. Projects with
inclusionary requirements benefit from not having density limits, a 12-year
Multifamily Tax Exemption (MFTE), reduced permit fees, and reduced impact
fees. The policy directly creates affordable housing in a semi-standardized
manner. The program could be improved by tracking participation over time and
adjusting incentives as needed. Finally, the requirements could be revised so
that developers may offer fewer units in exchange for more 2- and 3-bedroom
units suitable for families. Inclusionary zoning programs can also be tailored to
target for-sale housing, requiring affordable for-sale units in larger
developments. Affordable units provided through inclusionary zoning are deed
restricted in perpetuity to preserve affordability.
Action C.1.3 Down payment Assistance
Description: The Washington State Housing Finance Commission offers down
payment assistance for income qualified people. The assistance typically involves
a loan covering a portion of the down payment that is repaid when the house is
next sold. Recipients are required to take a homebuyer education class in
addition to meeting income requirements to qualify. The City can provide
information on these programs to potential homeowners, especially low-income
residents, and potential first-time homebuyers.
Action C.2.1 Credit Enhancement
Description: Credit enhancement programs make affordable housing projects
more attractive for developer investment. The city could back loans or bonds for
affordable housing projects, reducing the financing cost for the developer. In
turn, the developer would place a form of affordability restriction on the housing
units often for a limited period. This schema allows developers to maintain profit
on affordable housing projects and provides more affordable housing to a
community.
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Action C.2.2 Local Programs to Help Build Missing Middle Housing
Description: There are opportunities to encourage “missing middle” housing
types in the City. The City should consider opportunities for both rental and
home ownership, particularly smaller home ownership units that support young
adults and seniors. Allowing smaller homes on the housing market lowers the
barrier to homeownership, which allows people to build equity through
ownership while maintaining the scale of the city. The City may also benefit from
considering zoning adjustments to residential zones that regulate based on form
and bulk, allowing greater flexibility for unit density. Regulation based on form
allows the city to maintain the current character while increasing housing
capacity.
Action C.2.3 Alternative Homeowners
Description: The city could encourage the development of alternative
homeowner models, specifically those which provide benefits that many
traditional market mechanisms cannot. There are a variety of models the city
could implement, such as community land trusts, limit ed equity cooperatives,
and lease purchasing programs. The goal of these programs is to support low-
and moderate-income families as they build equity. Community land trusts
separate the ownership of the land from the buildings with the goal to hold the
land in a state of affordability while allowing homeowners control and security of
their property.
Limited equity cooperatives build resale price restrictions into developments
which are derived from a formula that determines the price properties can be
sold for. Limited equity cooperatives involve a group of residents who all have
shares in the cooperative. This cooperative is often created as part of the
development process. Lease purchasing programs allow potential buyers to lease
a house for a period before they buy it. This allows the buyer to build credit and
save enough money to purchase it. Implementing these alterative homeowner
models could stabilize housing prices in the city.
Action C.2.4 Strategic Marketing of Housing Incentives
Description: Housing incentives work best when the development community is
aware of their benefits. Due to the often-buried nature of municipal code, there
may be a lack of awareness that the city offers these opportunities. The city may
consider developing marketing materials for this and other affordable housing
incentives, including a website dedicated to clearly demonstrating the incentives
available and the benefits which they can confer to typical projects. This could
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include a publicly available framework showing a range of expected outcomes
for projects with a given set of attributes.
Action C.2.5 Permit Fee Waivers for Affordable Housing
Description: Waiving permit fees for affordable housing can reduce the cost of
building affordable housing, which can in turn reduce costs for consumers. Fees,
such as impact fees, utility connection fees and project review fees, can
significantly increase the end cost of residential unit developments. This action
allows affordable housing developers to apply for the city to waive permitting
fees for projects serving renters at or below 60% of the AMI. The amount of
money saved by the waived fees varies based on individual project specifics, and
the city ultimately would have discretion over the applicable scenario and exact
amount of the reduction.
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Part 4: Implementation Plan
It is essential to understand the steps necessary to implement the strategic recommendations. This
Implementation Plan is intended to guide budgeting and work planning for the City, coordination with
partners, and ongoing efforts to update City policies.
The design, adoption, and implementation of a housing action plan require sophisticated, durable, and
dedicated leadership from a diverse group of local stakeholders such as government officials,
businesspeople, labor unions, clergy, educators, public safety employees, and low-income advocates.
Moreover, the administration of the action plan and long -term compliance monitoring with
affordability covenants can be labor-intensive and requires expertise. Often, small cities
must design and adopt a housing action plan effectively and ensure professional implementation and
administration over the long run. Implementation is also part of a cycle that involves the entire housing
action plan. Appendix B includes the Implementation Plan which describes the following:
HAP Action Number and Strategy
Immediate next steps to take to prepare for implementation
Timeline
o Near Term: 0-2 years
o Mid Term: 3-5 years
o Long Term: Over 6 years
Indicators of Success
Challenges
IMPLEMENTATION CONSIDERATIONS
Although several actions described in this section are involved with implementing the Housing Action
Plan, there are topic areas in the Plan that will require further coordination and guidelines for detailed
tasks.
LAND USE STUDY
The City should determine specific land-use changes and zoning districts to achieve increased
creation and diversity of housing. In addition, this study should be coordinated with and inform
the Comprehensive Plan updates and highlight opportunities for the f ollowing changes to the
Code and Comprehensive Plan policies:
Minimum density requirements across different zoning districts to reduce lower-density
development.
Targeted rezoning of specific locations to allow for increased development densities,
especially in areas close to transit options.
Implementation of a new Residential Multi-Family (RMF) zone to provide an option for a
higher-density residential zoning district.
Allowances for new housing types in residential areas.
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The Study should focus on identifying changes that would result in new capacity and diversity in
the city’s housing stock. To support this objective, it should examine the feasibility and
likelihood of development under different land use changes and highlight options that would
help achieve a diversity of housing types and sizes across the city through development,
redevelopment, and infill across the city. Ongoing efforts should be coordinated to monitor
these changes’ long-term effects and adjust these policies and provisions as needed.
HOUSING FUNDING STRATEGY
The City should develop a coordinated strategy to determine how these funding sources should
be applied to maximize the yield of affordable housing and address critical gaps in the
availability of local affordable housing.
CONTINUED PARTNERSHIPS
The City currently collaborates with A Regional Coalition for Housing (ARCH), a partnership
between King County and East King County Cities. ARCH’s goal is to preserve and increase the
housing supply for low and moderate-income households in the region by developing housing
policies, strategies and regulations, administering housing programs, coordinating city
investments in affordable housing, and assisting people in the search for affordable rental and
ownership housing.
The City of Medina has been a member of ARCH since 1999 and each year, the City allocates
funds to the General Fund for Affordable Housing. Funds are awarded to individual affordable
housing projects through ARCH. A continued partnership between Medina and ARCH is
imperative in achieving the strategies and actions outlined in the Housing Action Plan.
ONGOING MONITORING AND REVIEW
Ensuring that these programs have the intended effects and will meet the overall goals
identified in this Housing Action Plan and the Comprehensive Plan will require long-term efforts
to monitor the development of market-rate and affordable housing in the City. Because of this,
the overall implementation of the HAP should be reviewed with a series of indicators and
regular reviews within the next five years.
COMPREHENSIVE PLAN POLICY INTEGRATION
A substantial portion of the actions identified in this Housing Action Plan will either need to be
implemented directly through changes to the Comprehensive Plan or will need to be supported
through changes to policies in the Comprehensive Plan. Because of this, these revisions should
be specifically identified and incorporated into the initial planning processes for the
Comprehensive Plan update. Therefore, under the recommendations in this d ocument, the
following steps would be necessary to coordinate potential revisions for the Comprehensive
Plan update:
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Policy Focus: Develop a series of clear policy statements based on recommendations from the
HAP that reinforce the commitment of the City in specific topic areas related to housing,
including racial equity in the real estate market, anti-displacement efforts, and the demand for
diverse housing types.
Housing Goals: Amend the goals for housing development based on the projections included in
this report. These may be adjusted to account for revisions to the Countywide Planning Policies
but should consider the identified need for additional housing across income categ ories in the
community.
Residential Land Use Study: Coordinate a detailed review of current zoning and development
feasibility to determine potential areas where increased development densities and new
housing types would result in more housing. This assessment establishes recommended places
where zoning regulations should be changed through targeted rezones, minimum density
requirements, and allowances for new housing types within these areas. These changes should
be provided as revisions to the land use map and related policies in the Comprehensive Plan.
Proportionality and Gaps in Funding
The Housing Action Plan identifies several barriers to housing that need to be addressed
at the county, state, or federal level. Proportionality becomes evident when c ities the size of Medina
are not the best suited to leverage sufficient funding to meet the needs identified in this plan.
This plan's actions, implementation, and monitoring require funding. This is especially true for actions
intended to create affordable housing for the most vulnerable and lowest-income households. While
the measures adopted are designed to fill the gap in housing affordability, they need state and federal
government relief to make the outcomes of those actions a reality. Loss of fundin g at either the state
or federal level can have severe impacts at the local level, and this is where proportionality becomes an
important consideration.
Therefore, an essential part of implementation is not only the funding for the construction and
maintenance of low-income housing but future legislation that enables small cities like Medina to
control, monitor and maintain housing affordability and the outcomes of the actions once they are
implemented.
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Part 5: MONITORING PLAN
Monitoring: The City and Community Stewardship
The following section summarizes a monitoring plan that describes who is a part of measuring the
performance of the actions and how they will do it. The monitoring plan includes a regular collection of
data with a completed report and is offered to those determining budgets for city council review. One
stated purpose of the Housing Action Plan is to assist the City in preparing for the next Comprehensive
Plan update. Along these lines, several “strategies” do not directly result in housing creation. Instead,
each of the three strategies contains a framework for systematically meeting the goals of each
principle. For example, some of the actions include monitoring local efforts. They are an integral part
of the city’s efforts to understand local needs, to help assess the effectiveness of overall efforts and
specific actions, and to help inform future planning efforts. These often require ongoing efforts to
monitor local conditions and evaluate the impact of different actions.
Recommended indicators are provided below and describe how progress toward goals can be
evaluated. This would include assessing data for Medina and surrounding communities for comparison.
However, one of the significant challenges with this complete suite of indi cators is that information on
Medina residents, including renters and homeowners, can take time for the City to collect promptly.
While data from the State Office of Financial Management and Zillow are typically up -to-date, available
sources of household-level information, such as the American Community Survey, often need to catch
up due to the reliance on surveys. Because of this, the time scale of these indicators should be
explicitly considered and explained in any reporting.
Guiding Principles
A. Increasing Housing Stock and Variety
B. Preventing Housing Instability and Displacement
C. Proactively Plan for the Housing of Future Residents.
Action Indicator Purpose Sources
Action A.1.1 Infill
Development
Housing
development
completed, total and
by housing type
Monitoring
underutilized
buildable lands
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced.
After determining the total buildable
capacity, the city can find how much
buildable capacity remains. Infill
development seeks to close this gap.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Action A.1.2 Up-
zoning
Housing
development
completed, total and
by housing type
Monitoring total
housing capacity
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced.
By tracking the total housing capacity,
the city can see if up-zoning has resulted
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
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Guiding Principles
A. Increasing Housing Stock and Variety
B. Preventing Housing Instability and Displacement
C. Proactively Plan for the Housing of Future Residents.
Action Indicator Purpose Sources
in more housing units or has continued
to develop solely single-family residential
units.
Action A.1.3
Density Bonus
Housing supply by
income band
Monitoring the
proliferation of the
public benefit
identified.
Housing supplies for low- and moderate-
income households can be essential to
understand if there are shortfalls,
specifically with lower-cost housing in
the city, and whether new development
and existing stocks can meet changing
needs.
The identified public benefit which may
be exchanged for additional density in
the density bonus schema should be
tracked through time to analyze the
success of the program
US Department of Housing and Urban
Development, Comprehensive Housing
Affordability Strategy (CHAS) data, 5-year
estimates
Zillow CoStar
Internal City permit tracking.
Action A.1.4 Fee
Waivers or
Reductions
Housing
development
completed, total and
by housing type
Tracking increase in
construction of fee-
waived housing
types.
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced
By tracking the proliferation of the
encouraged housing type, the city can
see if developers are taking advantage of
this program.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Internal City construction permits tracking
Action A.1.5
Reduce Minimum
Lot Sizes
Housing
development
completed, total and
by housing type
Track average lot size
with improved
structures
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced
A decreasing average lot size associated
with housing units indicates that
developers are taking advantage of the
reduced minimum lot size.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Action A.2.1
Duplex
Housing
development
completed, total and
by housing type
Track the number of
preapplication
meetings related to
Duplex development
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced.
Trends in preapplication meetings
related to duplexes showcase developer
interest in the duplex programs.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Internal city meeting tracking.
Action A.2.2
Townhome
Housing
development
completed, total and
by housing type
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
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Guiding Principles
A. Increasing Housing Stock and Variety
B. Preventing Housing Instability and Displacement
C. Proactively Plan for the Housing of Future Residents.
Action Indicator Purpose Sources
Track the number of
preapplication
meetings related to
the townhome
development
new housing units of different types are
produced.
Trends in preapplication meetings
related to townhomes showcase
developer interest in the townhome
programs.
Internal city meeting tracking.
Action A.2.3
Triplex
Housing
development
completed, total and
by housing type
Track the number of
preapplication
meetings related to
triplex development
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced.
Trends in preapplication meetings
related to triplex showcase developer
interest in the triplex program.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Internal city meeting tracking.
Action A.2.4
Fourplex
Housing
development
completed, total and
by housing type
Track the number of
preapplication
meetings related to
the Fourplex
development
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced.
Trends in preapplication meetings
related to the fourplex showcase
developer interest in the fourplex
program.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Internal city meeting tracking.
Action A.2.5
Cottages
Housing
development
completed, total and
by housing type
Track the number of
preapplication
meetings related to
cottage development
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced.
Trends in preapplication meetings
related to cottages showcase developer
interest in the cottage programs.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Internal city meeting tracking.
Action A.2.6
Live/Work Units
Housing
development
completed, total and
by housing type
Track the number of
preapplication
meetings related to
living/work unit
development
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced.
Trends in preapplication meetings
related to living/work units showcase
developer interest in living/work unit
programs.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Internal city meeting tracking.
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Guiding Principles
A. Increasing Housing Stock and Variety
B. Preventing Housing Instability and Displacement
C. Proactively Plan for the Housing of Future Residents.
Action Indicator Purpose Sources
Action B.1.1
Direct Household
Assistance
Use of City funds and
incentives to support
income-limited
households
It is essential to understand how the
City’s funding and incentive programs are
being used to support vulnerable and
easily displaced households. To use these
funds most effectively, tracking their
expenditure and use allows adjustment
to the program in the future.
City tracking of housing expenditures
Action B.1.2
Foreclosure
Resources
Homeownership
rates, total and by
race/ethnicity
Monitor the
prevalence of
Foreclosures in
Medina.
Understand the access of households to
homeownership in Medina, especially
BIPOC and other groups that have often
been challenged to access
homeownership in the past. This could
help the city understand how
foreclosures impact the city’s population.
The success of the foreclosure resources
program can be measured through the
change in foreclosures before and after.
Continued monitoring can show which
resources and advertisements are the
highest impact.
US Census Bureau, American Community
Survey, 5-year estimates
City tracking of foreclosures.
Action B.1.3
Preservation and
Rehabilitation
Incentives
Use of City funds and
incentives to support
the development of
income-restricted
housing units
Create and monitor a
housing preservation
inventory
In addition to general targets for creating
new rent-restricted housing for low-
income households, it is also essential to
understand how the City’s funding and
incentive programs are being used to
support these goals.
Monitoring a housing preservation
inventory allows the City to have better
information on the affordable housing
that exists in their jurisdiction. The city
can then create more targeted programs
that address real needs.
City tracking of housing expenditures.
City tracking of existing affordable
housing units.
HUD CHAS.
Action B.2.1
Tenant
Protections
Eviction rates for
renters in the City.
Tracking eviction rates in Medina can
help show what effect tenant protections
are having on protecting renters from
evictions.
City tracking of renter evictions
Action B.2.2 Fee
Waivers or
Reductions
Housing
development
completed, total and
by housing type.
Tracking increase in
construction of fee-
waived housing
types.
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced
By tracking the proliferation of the
encouraged housing type, the city can
see if developers are taking advantage of
this program.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Internal City construction permit tracking
Action B.2.3
Direct Household
Assistance
Use of City funds and
incentives to support
income-limited
households
It is essential to understand how the
City’s funding and incentive programs are
being used to support vulnerable and
easily displaced households. To use these
City tracking of housing expenditures
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Guiding Principles
A. Increasing Housing Stock and Variety
B. Preventing Housing Instability and Displacement
C. Proactively Plan for the Housing of Future Residents.
Action Indicator Purpose Sources
funds most effectively, tracking their
expenditure and use allows adjustment
to the program in the future.
Action B.2.4
Multifamily Tax
Exemption
Housing
development
completed, total and
by housing type
Monitor tenancy and
rent per unit type.
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced.
There are a number of data points which
state law requires cities with multifamily
tax exemptions to report. This
information may also be useful for the
city to understand the dynamic state of
affordable housing in the city. This
information might be best collected
through a third-party nonprofit.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
City tracking of affordable housing.
Action B.2.5 Short
Term Rentals
Number of short
term rentals
available in the City
Monitor the number
of short-term rental
permits annually
distributed by the
City
If the number of short term rentals are
regulated in the city, ensuring that
regulations are followed is key to
increasing housing available for city
residents and limiting what is used for
short-term rentals
Short-term rental permits control the
number of short-term rentals in the City
and bring to compliance any short term
rentals that have not sought permits.
Short term home rental websites such as
Airbnb, Vrbo, and Perfectplaces.
City tracking of short term rental permits
Action C.1.1
Affordability
Covenants
Housing cost burden
by household type
and income category
Monitor the number
of deeds recorded
with affordability
covenants.
In addition to identifying the potential
housing supply for low- and moderate-
income households, it can also be
essential to understand changes in the
housing burden these households face in
accessing appropriate housing.
The change in number of deeds recorded
in the city with affordability covenants
provides a metric of success for any
encouragement the city does of
affordability covenants
US Department of Housing and Urban
Development Comprehensive Housing
Affordability Strategy (CHAS) data, 5-year
estimates
US Census Bureau
Public Use Microdata Sample data, 5-year
estimates
City tracking of deeds with affordability
covenants.
Action C.1.2
Inclusionary
Zoning
Housing cost burden
by household type
and income category
Number of
affordable units
In addition to identifying the potential
housing supply for low- and moderate-
income households, it can also be
essential to understand changes in the
housing burden these households face in
accessing appropriate housing. Tracking
incentive usage over time can help the
city identify what the appropriate
incentive level is to encourage incentive
US Department of Housing and Urban
Development Comprehensive Housing
Affordability Strategy (CHAS) data, 5-year
estimates
US Census Bureau
Public Use Microdata Sample data, 5-year
estimates
Internal City tracking
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Guiding Principles
A. Increasing Housing Stock and Variety
B. Preventing Housing Instability and Displacement
C. Proactively Plan for the Housing of Future Residents.
Action Indicator Purpose Sources
Tracking incentive
usage over time
usage and maximize affordability
benefits.
Action C.1.3 Down
Payment
Assistance
Homeownership
rates, total and by
race/ethnicity
Track the number of
applicants who
successfully qualify
for down payment
assistance.
Understand the access of households to
homeownership in Medina, especially
BIPOC and other groups that have often
been challenged to access
homeownership in the past.
The number of applicants that qualify for
down payment assistance can provide
the City with some understanding of the
number of households that would
benefit from these loans.
US Census Bureau, American Community
Survey, 5-year estimates
Washington State Housing Finance
Commission
Action C.2.1
Credit
Enhancement
Housing cost burden
by household type
and income category
Track the number of
permits for
affordable housing
that use credit
enhancement.
In addition to identifying the potential
housing supply for low- and moderate-
income households, it can also be
essential to understand changes in the
housing burden these households face in
accessing appropriate housing.
The number of permitted projects that
use credit enhancement can determine
the successfulness of this bond or loan
among developers.
US Department of Housing and Urban
Development Comprehensive Housing
Affordability Strategy (CHAS) data, 5-year
estimates
US Census Bureau
Public Use Microdata Sample data, 5-year
estimates
Action C.2.2 Local
Programs to Help
Build Missing
Middle Housing
Housing
development
completed, total and
by housing type
Track the number of
and successful
application of
programs created to
help build missing
middle housing.
Understanding whether the city is
maintaining the creation of diverse
housing types over time to meet needs
will require monitoring the rate at which
new housing units of different types are
produced.
Tracking the number and successful
application of programs that address
missing middle housing can help
determine where the City’s efforts
should be placed in incorporating missing
middle housing.
Internal City construction permit tracking
King County Assessor’s Office
WA State Office of Financial Management
Postcensal Estimates of Housing
Action C.2.3
Alternative
Homeowners
Housing cost burden
by household type
and income category
Track the number of
permits approved for
projects under
alternative
homeowners.
In addition to identifying the potential
housing supply for low- and moderate-
income households, it can also be
essential to understand changes in the
housing burden these households face in
accessing appropriate housing.
Tracking the number of alternative
homeowner projects can measure the
popularity of this process among
developers and what improvements can
be done to encourage these models.
US Department of Housing and Urban
Development Comprehensive Housing
Affordability Strategy (CHAS) data, 5-year
estimates
US Census Bureau
Public Use Microdata Sample data, 5-year
estimates
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Guiding Principles
A. Increasing Housing Stock and Variety
B. Preventing Housing Instability and Displacement
C. Proactively Plan for the Housing of Future Residents.
Action Indicator Purpose Sources
Action C.2.4
Strategic
Marketing of
Housing
Incentives
Tracking incentive
usage over time
Tracking incentive usage over time can
help the city identify what impact
advertisement of housing incentives is
having on their usage.
Internal City tracking
Feedback with Active Developers
Action C.2.5
Permit Fee
Waivers for
Affordable
Housing
Housing supply by
income category
The number of
waivers issued for
affordable housing
permits.
Housing supplies for low- and moderate-
income households can be essential to
understand if there are shortfalls,
specifically with lower-cost housing in
the city, and whether new development
and existing stocks can meet changing
needs.
Tracking the number of waivers for
affordable housing permits can
determine the successfulness or
popularity of this process among
developers. This can inform the City of its
effectiveness in encouraging affordable
housing.
US Department of Housing and Urban
Development, Comprehensive Housing
Affordability Strategy (CHAS) data, 5-year
estimates
Zillow CoStar
Maintaining: Measurable Indicators of Success
To achieve success, small cities must follow many of the same steps and incorporate many of the same
elements as programs in larger urban and better-financed cities. However, these jurisdictions also face
various limitations unique to their location and size. With that in mind, several small cities that were
successful in their action plans typically demonstrate the following characteristics:
Political Commitment
Political champions are essential in any community. However, in small cities where governance and
politics can be deeply personal, courageous and proactive leadership is needed to negotiate with
individuals who have entrenched beliefs and are unwilling to consider everyone’s perspective.
City Specific Implementation
Small cities must carefully evaluate their housing needs and market dynamics and design and adopt
programs best calibrated to local conditions while balancing financial limitations. For example, it may
make sense to start with a relatively modest affordability percentage or consider one form of middle
housing at a time. However, given the relatively small scale of existing residential development, it
would be impractical to establish a high development-size threshold to trigger a requirement from the
housing action plan or address multiple new regulatory actions at one time.
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Likewise, many of the most successful programs offer property owners options rather than a rigid
“take-it-or-leave-it” or “one-size-fits-all” approach. Typically, this involves negotiation and a menu of
incentives to help offset the costs of producing the below-market-rate units. Such flexibility may
include design concessions, such as smaller streets, sidewalks, set-backs, fewer parking stalls, and
reduced or waived fees. Alternatives to on-site development by the developer may also be offered,
including land dedications, credit transfers, and in-lieu fees.
Simple and Sustainable Administration
Finally, to overcome the capacity challenge, small cities must often depend on volunteers from the
community to support a successful housing action plan. To achieve political support and simplify
administration, some jurisdictions have adopted streamlined programs th at provide limited or no
alternatives to onsite development by market-rate developers to eliminate the possibilities that the
jurisdiction will be burdened with fees or land that will require it to act as a de facto developer.
However, this must be carefully weighed against the benefits of a more flexible menu of incentives and
alternatives. Outsourcing the most complex and cumbersome components of implementation to
capable contractors, such as nonprofit organizations, is another option to relieve administr ative staff
and increase program effectiveness.
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Appendix A: Glossary
Affordable housing: Housing is typically considered to be affordable if total housing costs (rent,
mortgage payments, utilities, etc.) do not exceed 30 percent of a household’s gross income .
AMI: Area Median Income. The benchmark of median income is that of the Seattle-Bellevue, WA HUD
Metro Fair Market Rent Area median family income, also sometimes referred to as the HAMFI. The
2018 AMI, which was $103,400, is used in this report. This measure is used by HUD in administering its
federal housing programs in Snohomish County.
Cost-burdened household: A household that spends more than 30 percent of its gross income on
housing costs.
Fair Market Rent: HUD determines what a reasonable rent level should be for a geographic area and
sets this as the area’s fair market rent. Section 8 (Housing Choice Voucher program) voucher holders
are limited to selecting units that do not rent for more than fair market rent.
Housing Choice Vouchers: Also referred to as Section 8 Vouchers. A form of federal housing assistance
that pays the difference between the Fair Market Rent and 30 percent of the tenant’s income. HUD
funds are administered by Public Housing Agencies (PHA).
Median income: The median income for a community is the annual income at which half the
households earn less and half earn more.
Severely cost-burdened household: A household that spends more than 50 percent of its gross income
on housing costs.
Subsidized housing: Public housing, rental assistance vouchers like Section 8, and developments that
use Low-Income Housing Tax Credits are examples of subsidized housing. Subsidized housing lowers
overall housing costs for people who live in it. Affordable housing and subsidized housing are different,
even though they are sometimes used interchangeably.
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Appendix B: IMPLEMENTATION PLAN
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Appendix C: HOUSING NEEDS ASSESSMENT
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Appendix D: PUBLIC ENGAGEMENT SUMMARY
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Appendix E: REGULATORY REVIEW
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Appendix F: TABLES AND FIGURES
(to be provided in InDesign version)
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Appendix G: WORKS CITED
(to be provided in InDesign version)
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AGENDA ITEM 6.2
Action Timeline Method of
Accomplishing
Action
Lead Party Investment Level
1.1 Infill Development •Lower minimum lot sizes within all zones medium term Legislative City Council High
•Create a program to flex zoning requirements or remove development fees
for redevelopment of currently vacant lots
long term Legislative City Council High
•Create preapproved ADU designs short term Administrative Department of Development Services Low
•Conduct an assessment of the areas of the City that would most benefit from
infill development
medium term Administrative Department of Development Services Medium
•Facilitate neighborhood conversations on the benefits of infill development short term Administrative Department of Development Services Low
•Assess land use or municipal code for oppurtunities to incorporate infill where
appropriate
short term Administrative Department of Development Services Low
shir1.2 Up-zoning •Facilitate community-wide conversations regarding up-zoning short term Administrative Department of Development Services Low
•Identify processes that could facilitate the re-classification of under-zoned
residential parcels and consider changes to adminstrative procedures
medium term Administrative Department of Development Services Medium
•Medina could upzone through allowing larger bulk development standards
for small scale multifamily structures, such as duplexes, triplexes, and
fourplexes.
long term Legislative City Council High
1.3 •City identification of appropriate public benefit goal. short term Administrative Department of Development Services Low
•Creation of zoning code program to allow larger bulk density in exchange for
the public benefit goal.
long term Administrative Department of Development Services High
•Determine what areas of the city would be most successful from the
application of density bonuses
medium term Administrative Department of Development Services Medium
•Review similar density bonus programs in neigboring cities short term Administrative Department of Development Services Low
1.4 Fee Waivers or Reductions •City identification of prefered housing types for fee reduction short term Administrative Department of Development Services Low
•Changes to zoning code fee schedule to waive fees for applicable housing
type.
medium term Legislative City Council Medium
•Increase awareness of fee waivers and reductions among developers once
developed
medium term Administrative Department of Development Services Low
1.5 Reduce Minimum Lot Sizes •Create a different set of development standards for small lot size development medium term Legislative City Council High
•Permit development on small lots citywide medium term Legislative City Council Medium
•Facilitate neighborhood conversations on the benefits of reducing minimum
lot sizes
short term Administrative Department of Development Services Low
•Conduct additional studies to understand what the City's capacity is to reduce
minimum lot sizes medium term Administrative
Department of Development Services Medium
2.1 Duplex •Facilitate neighborhood conversations on the benefits of developing duplexes short term Administrative Department of Development Services Low
•Review municipal code and develop code updates that would add flexibility to
the current standards.
short term Administrative Department of Development Services Low
•Propose code amendments that would make it easier to build duplxes for
community, Planning Commission, and City Council discussion and review
medium term Legislative City Council High
•In tandem with new bulk standards, permit duplex development in all zones
throughout the city.
medium term Legislative City Council High
2.2 Townhome •Facilitate neighborhood conversations on the benefits of developing
townhomes
short term Adminstrative Department of Development Services Low
•Review municipal code and develop code updates that would add flexibility to
the current standards.
short term Adminstrative Department of Development Services Low
•Propose code amendments that would make it easier to build townhomes for
community, Planning Commission, and City Council discussion and review
medium term Legislative City Council High
2.3 Triplex •Facilitate neighborhood conversations on the benefits of developing triplexes short term Administrative Department of Development Services Low
•Review municipal code and develop code updates that would add flexibility to
the current standards.
short term Administrative Department of Development Services Low
Density Bonus
Next Steps
STRATEGIC OBJECTIVE A: INCREASING HOUSING STOCK AND VARIETY
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AGENDA ITEM 6.2
•Propose code amendments that would make it easier to build triplxes for
community, Planning Commission, and City Council discussion and review medium term Legislative
City Council High
2.4 Fourplex •Facilitate neighborhood conversations on the benefits of developing
fourplexes
short term Administrative Department of Development Services Low
•Review municipal code and develop code updates that would add flexibility to
the current standards.short term Administrative
Department of Development Services Low
•Propose code amendments that would make it easier to build fourplexes for
community, Planning Commission, and City Council discussion and review medium term Legilative
City Council High
2.5 Cottages •Facilitate neighborhood conversations on the benefits of developing cottages short term Administrative Department of Development Services Low
•Review municipal code and develop code updates that would add flexibility to
the current standards.
short term Administrative Department of Development Services Low
•Propose code amendments that would make it easier to build cottages for
community, Planning Commission, and City Council discussion and review medium term Legislative
City Council High
2.6 Live/Work Units •Determine feasibility of live/work units medium term Administrative Department of Public Works Medium
•Facilitate neighborhood conversations on the benefits of developing live/work short term Administrative Department of Development Services Low
•Review municipal code and develop code updates that would add flexibility to
the current standards.short term Administrative
Department of Development Services Low
•Propose code amendments that would make it easier to build live/work units
for community, Planning Commission, and City Council discussion and review medium term Legislative
City Council High
1.1 Direct Household Assistance •Review current outreach practices to inform residents and identify potential
improvements to increase oppurtunities of information sharing
short term Administrative A Regional Coalition for Housing Low
•Collaborate with Washington State Housing Finance Commission to market to
qualified residents in the community medium term
Partnership
Development
A Regional Coalition for Housing Medium
1.2 Foreclosure Resources •Review current outreach practices to inform residents and identify potential
improvements to increase oppurtunities of information sharing
short term Administrative A Regional Coalition for Housing Low
•Identify potential non-profit partnerships that could better provide resources
to community members from collaborative efforts
short term Partnership
Development
Department of Development Services Low
1.3 Preservation and Rehabilitation
Incentives •Review existing preservation and rehabilitation programs and recommend
improvements to better provide incentives to the community
short term Administrative A Regional Coalition for Housing Low
•Identify potential non-profit partnerships that could better provide resources
to community members from collaborative efforts
short term Partnership
Development
Department of Development Services Low
•Review current outreach practices to inform residents and identify potential
improvements to increase oppurtunities of information sharing
short term Administrative A Regional Coalition for Housing Low
2.1 Tenant Protections •Review existing programs and suggest improvements to protect tenants short term Administrative A Regional Coalition for Housing Low
•Review current outreach practices to inform residents and identify potential
improvements to increase oppurtunities of information sharing
short term Administrative A Regional Coalition for Housing Low
2.2 Fee Waivers or Reductions •City identification of prefered housing types for fee reduction short term Administrative A Regional Coalition for Housing Low
•Changes to zoning code fee schedule to waive fees for applicable housing
type.
medium term Legislative City Council High
•Increase awareness of fee waivers and reductions among developers medium term Administrative Department of Development Services Medium
2.3 Direct Household Assistance •Review current outreach practices to inform residents and identify potential
improvements to increase oppurtunities of information sharing short term Administrative
A Regional Coalition for Housing Low
•Collaborate with Washington State Housing Finance Commission to market to
qualified residents in the community short term
Partnership
Development
A Regional Coalition for Housing Medium
2.4 Multifamily Tax Exemption •Discuss and develop proposed code amendments with community, Planning
Commission, and City Council medium term Administrative
Department of Development Services Medium
•Amend code to include allowing multifamily tax exemptions for elegible
mutlifamily housing development medium term Legislative
City Council High
2.5 Short Term Rentals •Facilitate neighborhood discussion on developing short term rental permits to
limit the number of rentals in the community
short term Administrative Department of Development Services Low
•Develop proposed code amendments to community, Planning Commission,
and City Council
medium term Legislative City Council Medium
STRATEGIC OBJECTIVE B: PREVENTING HOUSING INSTABILITY AND DISPLACEMENT
STRATEGIC OBJECTIVE C: PROACTIVELY PLAN FOR THE HOUSING OF FUTURE RESIDENTS
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1.1 Affordability Covenents •Conduct research on the feasibility and applicability of affordability covenants short term Administrative A Regional Coalition for Housing Low
•Facilitate discussions with community, Planning Commission, and City Council
on affordability covenants
medium term Administrative A Regional Coalition for Housing Medium
•Develop proposed affordability covenannt code amendments to community,
Planning Commission, and City Council
medium term Legislative City Council High
1.2 Inclusionary Zoning •Review municipal code for oppurtunities to incorporate inclusionary zoning short term Administrative A Regional Coalition for Housing Low
•Facilitate discussion and develop proposed inclusionary zoning code
amendments to community, Planning Commission, and City Council
medium term Administrative A Regional Coalition for Housing Medium
1.3 Down Payment Assistance •Review current outreach practices to residents and identify potential
improvements to increase oppurtunities of information sharing
short term Administrative A Regional Coalition for Housing Low
•Identify funding streams that can support a down payment assistance program short term Administrative A Regional Coalition for Housing Low
•Identify potential partnerships that can foster a down payment assistance
program and make improvements
short term Partnership
Development
A Regional Coalition for Housing Low
2.1 Credit Enhancement •Research and inventory credit enhancement programs that developers can
utilize in creating affordable housing units
short term Administrative A Regional Coalition for Housing Low
•Facilitate discussion with developers to assess the effectiveness of credit
enhancement
short term Administrative A Regional Coalition for Housing Low
•Streamline the permitting process to encourage the use of credit
enhancement incentives
short term Administrative Department of Development Services Low
2.2 Local Programs to Help Build
Missing Middle Housing •
Facilitate discussion with the communtity, Planning Commission, and City
Council to build local programs that encourage the development of missing
middle housing
short term Administrative A Regional Coalition for Housing Low
•Identify and inventory existing parcels that can accommodate missing middle
housing with current code
short term Administrative Department of Development Services Low
•Develop local programs that fund, incentivize, create code change, educate
the public, and streamline the process to build missing middle housing
medium term Administrative A Regional Coalition for Housing Medium
2.3 Alternative Homeowners •Review code to determine code changes that encourage or inform the
development of alternative homeowner models short term Administrative
A Regional Coalition for Housing Low
•
Facilitate discussions and propose code amendments with the community,
Planning Commission, and City Council on allowing and streamlining review
for alternative home models short term Administrative
A Regional Coalition for Housing Medium
2.4 Strategic Marketing of Housing
Incentives •Review existing marketing efforts of housing incentives for developers and for
residents short term Administrative
A Regional Coalition for Housing Low
•Recommend improvements to marketing efforts for housing incentives short term Administrative A Regional Coalition for Housing Low
•Facilitate discussions or workshops for residents and developers to increase
oppurtinities of information sharing short term Administrative
A Regional Coalition for Housing Low
2.5 Permit Fee Waivers for
Affordable Housing •City identification of prefered housing types for fee reduction short term Administrative A Regional Coalition for Housing Low
•Changes to zoning code fee schedule to waive fees for applicable housing
type.
medium term Legislative City Council High
•Increase awareness of fee waivers and reductions among developers medium term Administrative A Regional Coalition for Housing Medium
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