HomeMy WebLinkAbout06-27-2023 - Agenda Packet
MEDINA, WASHINGTON
PLANNING COMMISSION MEETING
Hybrid-Virtual/In Person
Tuesday, June 27, 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 participation in this meeting will be either in-person or
teleconference/online. Individuals wishing to speak live during the Planning Commission meeting
will need to register their request with the Development Services Coordinator at 425.233.6414 or
email rbennett@medina-wa.gov and leave a message before 12PM on the day of the June 27
Planning Commission meeting. Please reference Public Comments for June 27 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.
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1. CALL TO ORDER / ROLL CALL
2. APPROVAL OF MEETING AGENDA
3. APPROVAL OF MINUTES
3.1 Planning Commission Special Meeting Minutes of May 24, 2023
Recommendation: Approve Minutes.
Staff Contact: Rebecca Bennett, Development Services Coordinator
4. ANNOUNCEMENTS
4.1 Staff/Commissioners
1
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 June 27 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 Housing Element
Recommendation: Discussion
Staff Contact(s): Stephanie Keyser, AICP, 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.
UPCOMING MEETINGS
Tuesday, July 26th – Regular Meeting at 6:00 PM
Tuesday, August 2nd – No PC Meeting
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
2
MEDINA, WASHINGTON
PLANNING COMMISSION SPECIAL
MEETING
Hybrid-Virtual/In Person
Wednesday, May 24, 2023 – 6:00 PM
MINUTES
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
1. CALL TO ORDER / ROLL CALL
Chair Bustamante called the meeting to order at 6:01pm
PRESENT
Chair Laura Bustamante
Vice Chair Shawn Schubring
Commissioner David Langworthy
Commissioner Mark Nelson
Commissioner Laurel Preston
Commissioner Mike Raskin
Commissioner Li-Tan Hsu
STAFF
Bennett, Burns, Keyser, Miner, Wilcox
2. APPROVAL OF MEETING AGENDA
By consensus, Planning Commission approved the meeting agenda as presented.
3. APPROVAL OF MINUTES
3.1 Planning Commission Minutes of May 2, 2023
Recommendation: Approve Minutes.
Staff Contact: Rebecca Bennett, Development Services Coordinator
ACTION: Motion to approve minutes with amendment. (Approved 7-0)
Motion made by Commissioner Nelson, Seconded by Vice Chair Schubring.
Voting Yea: Chair Bustamante, Vice Chair Schubring, Commissioner Hsu,
Commissioner Langworthy, Commissioner Nelson, Commissioner Preston,
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AGENDA ITEM 3.1
Commissioner Raskin
4. ANNOUNCEMENTS
4.1 Staff/Commissioners
Keyser announced that it was Mike Raskin's last Planning Commission meeting.
5. AUDIENCE PARTICIPATION
There was no audience participation.
6. DISCUSSION
6.1 Housing Action Plan Report
Recommendation: Approve
Staff Contact(s): Stephanie Keyser, AICP, Planning Manager
Time Estimate: 60 minutes
Keyser gave small overview of Housing Action Plan. Commissioners discussed and
asked questions.
ACTION: Motion to approve Housing Action Plan as amended. (Approved 6-1).
Motion made by Commissioner Nelson, Seconded by Vice Chair Schubring.
Voting Yea: Chair Bustamante, Vice Chair Schubring, Commissioner Hsu,
Commissioner Langworthy, Commissioner Nelson, Commissioner Preston
Voting Nay: Commissioner Raskin
7. ADJOURNMENT
Meeting adjourned at 6:43pm.
ACTION: Motion to adjourn. (Approved 7-0)
Motion made by Commissioner Nelson, Seconded by Commissioner Hsu.
Voting Yea: Chair Bustamante, Vice Chair Schubring, Commissioner Hsu,
Commissioner Langworthy, Commissioner Nelson, Commissioner Preston,
Commissioner Raskin
4
AGENDA ITEM 3.1
MEDINA, WASHINGTON
AGENDA BILL
Tuesday, June 27, 2023
Subject: Housing Element
Category: Discussion
Staff Contact(s): Stephanie Keyser, Planning Manager
Summary
The draft Housing Element is attached for a first discussion. Just as with previous amendments,
if something is red and underlined that means it’s new, if it’s red that means it’s existing language
that has been relocated.
Please note that there were a handful of policies not incorporated in this draft because they’re
land use policies, not housing. I’ve included them at the end of the draft for your review.
Attachment(s) Housing Element Draft
Budget/Fiscal Impact: N/A
Recommendation: N/A
Proposed Commission Motion: N/A
Time Estimate: 90 minutes
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AGENDA ITEM 6.1
1
HOUSING ELEMENT
INTRODUCTION
Medina’s Housing Element describes the community’s vision for ensuring the vitality and
character of its neighborhoods while meeting the goals and requirements of tThe Growth
Management Act (GMA) requires a housing element that ensures the vitality and
character of established neighborhoods and King County’s Countywide Planning Policies
(CPP). This element includes: The GMA requires local Housing Elements to include an
inventory and analysis of existing and projected housing needs for all economic segments
of the community. Medina’s Housing Needs Assessment (HNA) is an addendum to the
Housing Element.
Through its adopted plans and policies, the city pursues opportunities to:
Preserve the quiet, sylvan neighborhood character.
Encourage housing that is compatible in scale with what is existing.
Promote sustainable neighborhoods.
1. An inventory and analysis of existing and projected housing needs;
2. A statement of goals, policies and objectives, and mandatory provisions for the
preservation, improvement, and development of housing, including single-family
residences;
3. Identification of sufficient land for housing, including, but not limited to,
government assisted housing, housing for low-income families, manufactured
housing, multifamily housing, and group homes and foster care facilities; and
4. Adequate provisions for existing and projected needs of all economic segments
of the community.
In addition, King County countywide planning policies (CPP) require that each jurisdiction
take actions that will collectively meet the expected growth in, and make housing
available to, all economic segments of the county population. Medina's ability to
participate at this level is limited by a lack of available and suitable building sites and the
realities of the real estate market. However, the City participates in region-wide planning
efforts to address affordable housing and homelessness through ARCH, A Regional
Coalition for Housing, described further below.
This Housing Element works in conjunction with land use, transportation, capital facilities,
and utilities elements in this Comprehensive Plan. For instance, the infrastructure and
services required for housing are described in the Capital Facilities and Utilities Elements.
Consideration of denser housing along transit corridors supports the city’s transportation
objectives. A full understanding of Medina’s housing goals and policies should include an
examination of these other Comprehensive Plan elements.
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AGENDA ITEM 6.1
17
35.5
9
38.5
Figure XX Medina Household Size
1-person 2-person
3-person 4-or-more person
14.7
39.5
9.1
36.8
26.7
17.9
9.2
46.2
0
10
20
30
40
50
60
70
80
90
100
1-Person 2-Person 3-Person 4 or more
Person
Pe
r
c
e
n
t
a
g
e
o
f
O
c
c
u
p
i
e
d
U
n
i
t
s
Figure XX Medina Household Size
by Tenure
Owner-Occupied Renter-Occupied
Source: American Community Survey, 2021.
EXISTING CONDITIONS, AFFORDABILITY, AND FUTURE PROJECTIONS
While the number of housing units in
Medina has decreased since the last
Comprehensive Plan update, down
approximately 4.2% from 1,162 units in
2015 to 1,113 in 2021, the number of
larger households has increased. Larger
households, composed of 4-or-more
people, make up the greatest proportion
of Medina’s households at 38.5% (406),
followed by 2-person households at
35.5% (374), 1-person households at
17% (178), and finally 3-person
households at 9% (96) (Figure XX).
When the occupancy is separated into
homeowners and renters (Figure XX), 2-
person households make up the largest
proportion of owner-occupied units at
39.5% (339), followed by 4-or-more
person households at 36.8% (316). 4-or-
more person households make up the
largest proportion of renter-occupied
households at 46.2% (90), followed by 1-
person households at 26.7% (52).
A larger household size is reflected in the
greater proportion of households with
children. 44% of households in Medina
have children and of those, 74% are
between the age of 6 to 17 years.
Consistent with regional and national
trends, the proportion of Medina’s
population over the age of 65 continues
to increase. Residents 65 and older
account for 19% of Medina’s population
with 39% of those seniors being over the
age of 75.
Source: American Community Survey, 2021.
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AGENDA ITEM 6.1
3
A housing target, as defined in the GMA, is based on regional forecasts and allocations in
VISION 2050 and sets the minimum expectation for the amount of housing that Medina
will need to plan for in the Comprehensive Plan Update for 2024. The City of Medin a has
a 2019-2044 housing unit target of 19 units as adopted in King County’s Countywide
Planning Policies (CPP’s), or 1,132 units by 2044. As part of the Comprehensive Plan
update, jurisdictions must demonstrate zoned or planned capacity for their growth target.
As a fully built-out community with no adjacent land to annex, Medina has a remaining
buildable net capacity of 8 units which means there is a capacity deficit of 11 units.
The predominant development pattern in Medina happens through redevelopment where
an older home is demolished and replaced by a new one. With the passage of missing
middle legislation in 2023 by the Washington State Legislature, the allowance of denser,
neighborhood-scale housing such as duplexes will create an opportunity for Medina to
meet its growth target through redevelopment.
While Medina is an incorporated city, its character and function are more like that of a
mature residential neighborhood within a larger community. According to the 2010 U.S.
Census of Population and Housing, there are 1,162 total housing units in the City.
Housing units are in the form of detached single-family units on individual lots. There are
no multiple-family structures and current zoning does not allow such development.
Medina is an established residential community that abuts single-family residential areas
of Hunts Point, Clyde Hill, and Bellevue. Medina maintains a high percentage of owner-
occupied units (89.1%) and a vacancy rate of 8.7 percent. Since 2000, the percentage of
owner-occupied units has decreased from 98.7 percent, while the vacancy rate has
increased from 4.6 percent. Medina's development pattern is consistent with that of
neighboring communities.
Table 2. Medina Housing Statistics
Housing Measure Value
Housing units 1,162
Vacant housing units 101 (8.7%)
Occupied housing units (households) 1,061
- Owner occupied 945 (89.1%)
- Renter occupied 116 (10.9 %)
Persons per household 2.80
Source: 2010 U.S. Census
PROJECTED HOUSING NEEDS
According to PSRC’s 2013 Land Use Targets dataset, Medina is expected to
accommodate 81 additional households by the year 2035.
Given the projected population increase of 46 persons, this increase in households
would occur through a gradual reduction of the current average household size from 2.80
persons per household to 2.64 persons per household, which is consistent with
anticipated demographic changes (see discussion of Future Growth Issues in Land Use
Element).
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AGENDA ITEM 6.1
The adopted growth target for Medina is an additional 27 housing units by the year 2035.
Therefore, the majority of the projected additional households would be accommodated
through existing housing stock, increasing Medina’s occupancy rate to approximately 96
percent by the year 2035.
For a thorough study of Medina’s existing and projected housing needs, including
housing affordable across a range of income levels, please refer to the East King County
Housing Analysis (ARCH 2013).
HOUSING PLAN
Medina has several mechanisms to assist in the provision of affordable housing. These
are as follows:
Adult Family Homes are permitted within existing households as a home
occupation. This provides housing opportunities for a segment of the population
that often has difficulty obtaining reasonably priced, quality housing.
Current regulations allow domestic employees to reside in separate units on the
properties where they work.
Additional detached units are allowed to be constructed on properties where
there is sufficient lot size to meet the underlying, minimum zoning.
Accessory dwelling units are permitted in all residential zoning districts subject to
the requirements of the Medina Municipal Code.
The City makes contributions to ARCH (A Regional Coalition for Housing), to
support regional affordable housing. ARCH staff advises the City on addressing
existing and projected housing needs, and administers Medina’s affordable
housing programs. The ARCH trust fund helps create affordable housing for low-
and very low-income households and people who have special needs or are
homeless.
Beyond these mechanisms, the City may actively explore other reasonable means to
address affordable housing issues. One consideration is to broaden the definition of
accessory dwelling units to allow them to be built as separate structures on the same lot,
but subject to other existing requirements. This would allow a measure of affordability
without significantly changing the City's character, provided that other existing
requirements of MMC Section 23.34.020 are met.
AFFORDABLE HOUSING
A major challenge for all Eastside communities is to provide affordable housing
opportunities for all economic segments of the community. The Growth Management Act
(GMA) affirms the city’s responsibility to meet this challenge in its goal to: Plan for and
accommodate housing that is affordable to all economic segments, including emergency
and permanent supportive housing; and plan for housing units necessary to meet
statewide projections for moderate, low, very low, and extremely low-income households.
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AGENDA ITEM 6.1
5
Medina is part of the U.S. Department of Housing and Urban Development’s (HUD)
Seattle-Bellevue Metro Area, which includes all of King County. In 2021, the area median
income for the Seattle-Bellevue Metro area was $115,700 while Medina’s median
household income was over $250,000 for owner-occupied housing units, $160,856 for
renters, and $208,500 across all households. It is important to note that although Medina’s
median household income is higher than the AMI, and therefore more households are less
likely to face housing affordability challenges than the typical residents of the HUD Seattle -
Bellevue Metro Area, Medina does have residents whose incomes fall below. Figure XX
shows the distribution of household incomes for all households and then for renters and
owners.
Approximately 18.9% of all Medina households earn less than 80% of the AMI with a
higher percentage of renters (33.4%) compared to homeowners (16.5%) earning less than
80% AMI. Renters, who are more likely to be families with children, tend to spend a greater
proportion of their income on housing compared to homeowners. More homeowners are
persons on fixed incomes, including elderly residents.
Policy H-1 of the 2021 King County Countywide Planning Policies (CPP’s) establishes a
countywide need for housing in 2044 by percentage of AMI. Figure XX demonstrates the
allocation of projected housing units by income level, as established by the CPP’s. T o
meet the 19 new housing units, King County has allocated 8 units between 0 -30% AMI, 3
units between 31-50% AMI, and 8 units between 51-80% AMI. Medina has an abundance
of housing units affordable to an AMI of 81% and greater which is why there are no uni ts
allocated in those AMI brackets. This is not to indicate that market rate housing cannot be
built, but rather that Medina must plan for and accommodate in a manner that seeks to
increase housing choice. Success will primarily be defined by whether Medin a has
adopted and implemented policies and plan(s) that, taken together and in light of available
0%20%40%60%80%100%
Renter
Owner
All Households
Figure XX Area Median Income by Income Level and Tenure in Medina
30% AMI or less 30-50% AMI 50-80% AMI 80-100% AMI Above 100%
77.4%3.3%
4.2%
6.3%
8.4%
81.1% 2.4%
4.9%
6.3%
5.3%
54.5% 9.1% 6.1% 27.3%
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AGENDA ITEM 6.1
29
0
29
18
0
5
3
3
8
4
0
5
10
15
20
25
30
35
40
0-30% Non-PSH 0-30% PSH 30-50%50-80%Emergency
Figure XX Total Housing Needs Medina 2044 -Baseline and Gap
Baseline Supply Net New
8
3
8
0 0 0
0
1
2
3
4
5
6
7
8
9
10
0-30% AMI 31-50% AMI 51-80% AMI 81-100% AMI 101-120% AMI Above 120% AMI
Figure XX. Allocation of Projected Housing Units by Income Level
resources, can reasonably be expected to support and enable the production or
preservation of units needed at each affordability level.
Jurisdictions are also required to plan for and accommodate emergency housing and
permanent supportive housing. King County has allocated 3 permanent supportive
housing units and 4 emergency housing units. Figure XX shows the 2044 projected
housing units that include emergency housing and permanent supportive housing units.
As there’s no new need for housing aimed at higher income levels (81% AMI and above),
those have been excluded for ease of review.
Source: King County Countywide Planning Policies, 2022.
Source: King County Countywide Planning Policies, 2022.
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AGENDA ITEM 6.1
7
GOALS
H-G1 The City shall Ppreserve and foster the development of a variety of housing
types, sizes, and densities throughout the city development consistent with
to accommodate the diverse needs of all members of the community while
maintaining Medina’s high-quality residential setting.
POLICIES
Community Values and Quality Neighborhoods
H-X. Ensure new development is consistent with citywide goals and policies,
including but not limited to sustainable site standards, landscaping and tree
retention requirements, and affordability. The City shall continue to make
contributions to agencies that support affordable housing.
H-X. Create opportunities for ownership housing in a variety of settings, styles,
sizes, and affordability levels.
H-X. Promote fair and equal access to housing for all persons and prohibit any
activity that results in discrimination in housing.
H-X. Encourage the development of a variety of housing types, sizes and
densities to accommodate the needs of Medina residents through changes
in age, family size, and various life changes.
Affordable Housing
H-X. Work cooperatively with King County, A Regional Coalition for Housing
(ARCH), and other Eastside jurisdictions to assess the need for, and to
create affordable housing. The City should continue participation in inter-
jurisdictional organizations to assist in the provision of affordable housing on
the Eastside. The City shall continue to make contributions to agencies that
support affordable housing.
H-X. Encourage the construction of housing options that are available to very
low, low, and moderate income households. The City shall explore
affordable housing opportunities.
H-X. Support and encourage through the use of incentives and other tools,
innovative and creative responses to meet Medina’s need for affordable
housing for a variety of household sizes, incomes, types, and ages.
H-X. Prioritize and encourage affordable housing opportunities in areas close to
transit.
H-X. Encourage the preservation and rehabilitation of older housing stock to
create affordable housing. The City shall explore additional affordable
housing options that are compatible with the City’s high-quality residential
setting.
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AGENDA ITEM 6.1
H-X. Explore financial incentives to encourage affordable housing, such as partial
exemptions from city permit fees, awareness of the state property
exemption program, and other state enabled programs. The City should
work with cities and community representatives on countywide or
subregional funding sources for housing development, preservation, and
related services.
H-X. Limit short-term rentals as they can limit the availability of housing for full-
time residents.
Special Needs
H-X. Ensure development regulations allow for and have suitable provisions to
accommodate housing opportunities for special needs populations. The City
shall not discriminate between a residential structure occupied by persons
with handicaps and a similar residential structure occupied by a family or
other unrelated individuals.
H-X. Provide reasonable accommodation for special needs housing throughout
the city, and avoid concentrations of such housing, while protecting
residential neighborhoods from adverse impacts. The City shall assure that
zoning does not unduly restrict group homes or other housing options for
persons with special needs by making reasonable accommodations in its
rules, policies, practices, and services, when such accommodations may be
necessary, to afford persons with disabilities equal opportunity to use or
enjoy a dwelling.
H-X. Support regional efforts to prevent homelessness. The City shall permit
group living situations that meet the definition of “family status”, including
where residents receive such supportive services as counseling, foster care,
or medical supervision, within a single family house.
H-X. Encourage a range of housing types for seniors affordable at a variety of
incomes.
H-X. Encourage and support accessible design and housing strategies that
provide seniors the opportunity to remain in their own neighborhood as their
housing needs change.
Innovative Housing
H-X. Support and encourage through the use of app ropriate incentives innovative
and creative responses to meet Medina’s housing need, including a need
for a variety of household sizes, incomes, and types.
H-X. Encourage innovative designs where the structure fits into the form and
scale of the neighborhood in which it is to be located.
H-X. Support the development of accessory dwelling units (ADUs) within new
and existing residential developments.
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AGENDA ITEM 6.1
9
H-X. Consider incentives for new housing developments that include an ADU as
part of the new construction.
H-X. Consider opportunities to promote ADU construction in an existing
residence.
Development Standards
H-X. Craft regulations and procedures to provide a high degree of certainty and
predictability to applicants and the community-at-large to minimize
unnecessary time delays in the review of permit applications, while still
maintaining opportunities for public involvement and review.
H-X. The City shall consider ways to Rrestrict the size of homes in order to retain
the character of the community.
These policies were excluded:
H-P1 The City shall minimize changes to existing zoning designations except as
to meet above goals when deemed necessary by citizens. This is a land use
policy, not housing.
H-P3 The City shall seek to maintain the informal single family character of its
neighborhoods, including preventing the intrusion of non-residential
activities. This is a land use policy, not housing.
H-P4 When a home is constructed such that it may potentially have no feasible
resale market as a single family residence, the owners should be aware that
this would not set the stage for a future conversion to a nonresidential use.
This is specific to one resident and is really a land use policy, not housing.
Do you still want to include this policy?
H-P12 To reduce the loss of households, the City should discourage lot
aggregation that impacts the scale and character of the neighborhood. This
is a lang use policy not housing and one that isn’t reflected in the code.
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AGENDA ITEM 6.1