HomeMy WebLinkAbout09-24-2024 - Agenda Packet
MEDINA, WASHINGTON
PLANNING COMMISSION MEETING
Hybrid - Virtual/In-Person
Medina City Hall - Council Chambers
501 Evergreen Point Road, Medina, WA 98039
Tuesday, September 24, 2024 – 6:00 PM
AGENDA
COMMISSION CHAIR | Laura Bustamante
COMMISSION VICE-CHAIR | Shawn Schubring
COMMISSIONERS | Julie Barrett, Li-Tan Hsu, Evonne Lai, Mark Nelson, Brian Pao
PLANNING MANAGER | Jonathan Kesler
DEVELOPMENT SERVICES COORDINATOR | Rebecca Bennett
Hybrid Meeting Participation
The Medina Planning Commission has moved to hybrid meetings, offering both in-person and
online meeting participation. 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 can register their request with the Development Services
Coordinator at 425.233.6414 or email rbennett@medina-wa.gov and leave a message before
2PM on the day of the Planning Commission meeting. 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 comments 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 2 PM on the day
of the Planning Commission meeting to the Devleopment Services Coordinator
at rbennett@medina-wa.gov.
Join Zoom Meeting
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1. CALL TO ORDER / ROLL CALL
1
2. APPROVAL OF MEETING AGENDA
3. APPROVAL OF MINUTES
3.1 Planning Commission Meeting Minutes of September 11, 2024
Recommendation: Adopt minutes.
Staff Contact: Rebecca Bennett, Development Services Coordinator
4. ANNOUNCEMENTS
4.1 Staff/Commissioners
5. PUBLIC COMMENT PERIOD
Individuals wishing to speak live during the Virtual 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 by 2pm
the day of the Planning Commission meeting. Please reference Public Comments for the
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 Concerns of the Commission
6.2 2024 Comprehensive Plan Update, Revised Comments Review
Recommendation: Discussion
Staff Contact: Jonathan Kesler, AICP, Planning Manager; with Dane Jepsen, Associate
Planner, LDC Consultants
Time Estimate: 60 minutes
6.3 Introduction of the Middle Housing Consultant, SCJ Alliance and a broad overview of
their plan to complete the Middle Housing Update to the Medina Municipal Code
Recommendation: Discussion
Staff Contact: Jonathan Kesler, AICP, Planning Manager; Kirsten S. Peterson, Project
Manager, SCJ Alliance
Time Estimate: 30 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.
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UPCOMING MEETINGS
Wednesday, October 9, 2024 - Special Meeting
Tuesday, October 22, 2024 - Regular Meeting
November 2024 - Regular Meeting cancelled - Special Meeting Date TBD
December 2024 - Regular Meeting cancelled - Special Meeting Date TBD
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MEDINA, WASHINGTON
PLANNING COMMISSION MEETING
Hybrid - Virtual/In-Person
Medina City Hall - Council Chambers
501 Evergreen Point Road, Medina, WA 98039
Wednesday, September 11, 2024 – 6:00 PM
MINUTES
COMMISSION CHAIR | Laura Bustamante
COMMISSION VICE-CHAIR | Shawn Schubring
COMMISSIONERS | Julie Barrett, Li-Tan Hsu, Evonne Lai, Mark Nelson, Brian Pao
PLANNING MANAGER | Jonathan Kesler
DEVELOPMENT SERVICES COORDINATOR | Rebecca Bennett
1. CALL TO ORDER / ROLL CALL
Chair Bustamante called the meeting to order at 6:02pm.
PRESENT
Chair Laura Bustamante
Vice Chair Shawn Schubring
Commissioner Li-Tan Hsu
Commissioner Evonne Lai
Commissioner Mark Nelson
Commissioner Brian Pao
Commissioner Julie Barrett
STAFF/CONSULTANTS PRESENT
Bennett, Burns, Jepsen, Kesler, Wilcox
2. APPROVAL OF MEETING AGENDA
Without objections, the meeting agenda was approved as amended.
3. APPROVAL OF MINUTES
3.1 Planning Commission Meeting Minutes of June 25, 2024
Recommendation: Adopt minutes.
Staff Contact: Rebecca Bennett, Development Services Coordinator
ACTION: Motion to approve minutes as presented. (Approved 7-0)
Motion made by Commissioner Nelson, Seconded by Commissioner Hsu.
Voting Yea: Chair Bustamante, Vice Chair Schubring, Commissioner Hsu,
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AGENDA ITEM 3.1
Commissioner Lai, Commissioner Nelson, Commissioner Pao, Commissioner Barrett
4. ANNOUNCEMENTS
4.1 Staff/Commissioners
Jonathan gave update on Middle Housing consultant. Chair Bustamante added that the
Development Services Committee interviewed consultants and that the work the
consultant will be doing will be split into two parts.
5. PUBLIC COMMENT PERIOD
There was no public comment.
6. DISCUSSION
6.1 Concerns of the Commission
Chair Bustamante stated that dates for November and December Planning Commission
will need to be decided.
6.2 2024 Comprehensive Plan Update, Initial Comment Review from PSRC, King County
and Dept. of Commerce
Recommendation: Discussion
Staff Contact: Jonathan Kesler, AICP, Planning Manager; with Dane Jepsen, Associate
Planner, LDC Consultants
Time Estimate: 60 minutes
Dane Jepsen gave PowerPoint presentation on the 2024 Comprehensive Plan Update.
Commissioners discussed and asked questions.
6.3 2024 Comp Plan Update, Dept. of Commerce Presentation on the Housing Element
Observations
Recommendation: Discussion
Staff Contact: Jonathan Kesler, AICP, Planning Manager; Lexine Long, Dept. of
Commerce
Time Estimate: 30 minutes
Lexine Long from the Department of Commerce gave PowerPoint presentation on the
Housing Element Observations. Commissioners discussed and asked questions.
6.4 Tree Management Code Amendments
Recommendation: Approve
Staff Contact: Steven R. Wilcox, Development Services Director
Wilcox gave presentation. There were no participants for public hearing. Commissioners
discussed and asked questions.
ACTION: Motion to approve as amended and send to City Council for their review and
approval. (Approved 7-0)
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AGENDA ITEM 3.1
Motion made by Vice Chair Schubring, Seconded by Commissioner Nelson.
Voting Yea: Chair Bustamante, Vice Chair Schubring, Commissioner Hsu,
Commissioner Lai, Commissioner Nelson, Commissioner Pao, Commissioner Barrett
6.5 Public Hearing, Amendments to MMC 16.72.030, Non-Admin. Variance Code
Recommendation: Discussion and Approval
Staff Contact: Steve Wilcox, Development Services Director and Jennifer Robertson,
City Attorney
Time Estimate: 30 minutes
Wilcox gave presentation. There were no participants for public hearing. Commissioners
discussed and asked questions.
ACTION: Motion to approve as amended and send to City Council for their review and
approval. (Approved 7-0)
Motion made by Commissioner Nelson, Seconded by Commissioner Hsu.
Voting Yea: Chair Bustamante, Vice Chair Schubring, Commissioner Hsu,
Commissioner Lai, Commissioner Nelson, Commissioner Pao, Commissioner Barrett
7. ADJOURNMENT
Meeting adjourned at 9:19pm.
ACTION: Motion to adjourn. (Approved 7-0)
Motion made by Commissioner Hsu, Seconded by Vice Chair Schubring.
Voting Yea: Chair Bustamante, Vice Chair Schubring, Commissioner Hsu,
Commissioner Lai, Commissioner Nelson, Commissioner Pao, Commissioner Barrett
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AGENDA ITEM 3.1
CITY OF MEDINA
501 EVERGREEN POINT ROAD | PO BOX 144 | MEDINA WA 98039-0144
TELEPHONE 425-233-6400 | www.medina-wa.gov
MEMORANDUM
DATE: September 24, 2024
TO: Medina Planning Commission
FROM: Dane Jepsen, Planner, LDC Inc.
RE: Item 6.2 - 2024 Comprehensive Plan Update, Revised Comments
Review
Background
On May 31st, 2024, the City finalized the first draft of its 2024 Comprehensive Plan and
submitted it for review by public agencies and the general public. The City received comments
from various regulatory and reviewing public agencies and is now addressing the comments in
revisions to its Draft Comprehensive plan.
Comp Plan Revisions
City and consulting staff have prepared revisions to the Draft Comp Plan that are based on
comments received from the City Council on September 9, 2024, and from the Planning
Commission and Commerce representatives in attendance on September 11, 2024. The
following elements are included in these revisions:
• Ch.1 Land Use Element
• Ch.2 Natural Environment Element
• Ch.4 Housing Element
• Ch.5 Transportation & Circulation Element
• Ch.7 Capital Facilities Element
Additional revisions and new documents are also being prepared to be attached to the
Comprehensive Plan. Required revisions to development regulations will be postponed and
addressed in the Middle Housing Study.
Prior to the September 24 Planning Commission meeting, a full comment matrix documenting
the entirety of agency comments and the staff recommendations regarding city action moving
forward in the comp plan update will be available to commission members.
Ch.1 Land Use Element Comments
Agency comments on the Land Use Element can be addressed through revisions including but
not limited to: 7
AGENDA ITEM 6.2
• Narrative and/or policy language revisions related to wildfire preparedness and fire
adaptation measures (2021 State WUI Code does not need to be adopted by Medina)
o Commerce, 08/01/2024, Comment 1
• Policy language revision to LU-P1 to clarify the proposed sitting of “higher density
housing”
o PSRC, 07/18/2024, Page 3
• Revisions to “Future Growth Trends” and “Land Use Plan” sections to address
Affordable and Emergency Housing Capacity needs. These revisions are a result of the
housing capacity deficit identified in the LCA
o Commerce, 08/01/2024, Comment 2.b
o KCAHC, 09/05/2024, Recommendation 1
o PSRC, 07/18/2024, Page 2
Ch.2 Natural Environment Element Comments
Agency comments on the Natural Environment Element can be addressed through revisions
including but not limited to:
• Narrative and/or policy language revisions identifying specific hazards to the
community related to climate change, as identified in the Puget Sound Hazard map
o PSRC, 07/18/2024, Page 5
Ch.4 Housing Element Comments
Agency comments on the Housing Element can be addressed through revisions including but
not limited to:
• Revise or establish policies addressing moderate density housing options.
o Commerce, 08/01/2024, Comment 2.a
o PSRC, 07/18/2024, Page 3
• Revise “Affordable Housing” section narrative based on chosen Land Use strategy for
providing affordable housing capacity
o Commerce, 08/01/2024, Comment 2.b
o KCAHC, 09/05/2024, Recommendation 1
o PSRC, 07/18/2024, Page 2
• Revise policy H-P8 to reflect affordability assumptions for ADUs
o Commerce, 08/01/2024, Comment 2.b
o KCAHC, 09/05/2024, Recommendation 2
• Revise policy H-P11 to include “extremely low income households”
o KCAHC, 09/05/2024, Recommendation 1
• Based on Racially Disparate Impacts Analysis, revise or establish policies to address
identified impacts; see “Attachments to the Comp Plan” below for details.
o Commerce, 08/01/2024, Comment 2.e
o KCAHC, 09/05/2024, Recommendation 4 & 5
o PSRC, 07/18/2024, Page 3
Ch.5 Transportation & Circulation Element Comments
Agency comments on the Transportation & Circulation Element can be addressed through
revisions including but not limited to:
• Incorporate State-Route 520 Level-of-Service standard in “Level of Service” section 8
AGENDA ITEM 6.2
o PSRC, 07/18/2024, Page 4
• Consider revising or establishing policies that “Ensure mobility choices for people with
special needs”
o PSRC, 07/18/2024, Page 5
Ch.7 Capital Facilities Element Comments
Agency comments on the Capital Facilities Element can be addressed through revisions
including but not limited to:
• Add existing City owned “Green Infrastructure” as a new subsection under the
“Existing Conditions” section
o Commerce, 08/01/2024, Comment 4.a
Attachments to the Comp Plan
The Draft Comp Plan included the following attachments:
• Appendix A – Definitions
• Appendix B – 2024-2029 Six Year CIP
• Housing Action Plan
• Housing Needs assessment
• 2022 Stormwater management Plan
The City will need to prepare and include the following additional attachments to address
comments from Commerce, PSRC, and KCAHC:
• Land Capacity Analysis (LCA)
LDC has prepared an LCA, see attached to this Agenda Bill. The LCA has identified a
housing capacity deficit that requires changes to the City’s zoning and/or development
regulations; these changes will need to be reflected in the Comp Plan Future land Use
Plan as well.
o Commerce, 08/01/2024, Comment 2.b
o PSRC, 07/18/2024, Page 2
o KCAHC, 09/05/2024, Recommendations 1 & 2
• Racially Disparate Impacts (RDI) Analysis
LDC is currently preparing materials for a Racially Disparate Impacts Analysis. This
analysis will review census data on the City of Medina for signs of racially disparate
impacts or racial exclusion within the community and review housing policies from the
2015 Comp Plan for language that may have led to racially disparate impacts.
o Commerce, 08/01/2024, Comment 2.d-e
o PSRC, 07/18/2024, Page 3
o KCAHC, 09/05/2024, Recommendations 4 & 5
• Adequate Provisions Checklist
LDC is currently preparing an Adequate Provisions checklist. This checklist will
review the City of Medina’s development regulations for barriers to housing production
and identify adequate provisions to accommodate all housing needs.
o Commerce, 08/01/2024, Comment 2.c
o PSRC, 07/18/2024, Page 2
o KCAHC, 09/05/2024, Recommendation 7
9
AGENDA ITEM 6.2
Development Regulation Revisions
Affordable & Emergency Housing Capacity
The affordable & emergency housing capacity deficits identified in the LCA will need to be
addressed through updates to development regulations as well. These updates are for
compliance with statutory requirements found in RCW 36.70A.115.
Revisions to the Draft Comprehensive Plan will be drafted in consideration of future work to
implement required development regulation revisions.
• Commerce, 08/01/2024, Comment 2.b
• PSRC, 07/18/2024, Page 2
• KCAHC, 09/05/2024, Recommendations 1 & 2
10
AGENDA ITEM 6.2
Land Capacity Analysis Memo
To: Jonathan Kesler, Planning Manager, City of Medina
From: Dane Jepsen, Planner, LDC Inc.
CC: Mark Riley, Senior Vice President, LDC Inc.
Steve Wilcox, Development Services Director, City of Medina
Date: September 18, 2024
Re: City of Medina 2024 Land Capacity Analysis
Executive Summary
This Land Capacity Analysis (LCA) evaluates the inventory of developable and redevelopable land within a
city’s jurisdiction to determine if the city can accommodate its projected growth targets. The analysis
provides insights into the available land for development, strategies for utilizing this land to meet the
growth targets, and identifies potential adjustments needed to meet the land capacity required for all
housing needs projected for the city.
This LCA found that the City of Medina (City) has housing capacity through zoned and ADU development
potential but lacks zoning that supports housing affordable to households with income less than 80% of
area median income (AMI). Consequently, there is a shortfall of 19 housing units that must be addressed
to meet the requirements of RCW 36.70A.070(2). To address this shortfall, Medina is exploring
alternative zoning options.
This memorandum offers a comprehensive overview of the background, methodology, and findings that
update the City’s housing and employment capacity previously established by the King County Urban
Growth Capacity Report (UGCR).
Background
The City is required to estimate its land capacity to accommodate anticipated growth over the planning
period as part of the housing and land use elements of its comprehensive plan (WAC 365-196-405).
In King County cities, this LCA leverages findings from the UGCR. The UGCR, conducted by King County,
assesses the amount of land suitable for development within the County, evaluates each city’s growth
capacity, and projects future housing and employment capacity for each city. This assessment is
informed by recent development activity data from King County cities and is part of the Buildable Lands
program (RCW 36.70A.217), with the latest update in 20211. These data underpin the updated analysis of
land capacity.
Land Capacity Analysis Overview
This LCA draws on data available from the County Assessor, the County Buildable Lands Report (King
County UGCR), local permitting activities, and other relevant sources to assess the city’s potential for
employment and housing development. The analysis also examines necessary adjustments to achieve the
land capacity for accommodating all housing and employment needs. As the City of Medina is designated
a “residential community” under RCW 36.70A.070(7) and lacks an adopted employment target, this LCA
will not include an assessment of employment capacity .
1 The 2021 Buildable Lands Report is based on an inventory of permits and property status as of January
2020 (King County Urban Growth Capacity Report, June 2021, pg. 18).
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AGENDA ITEM 6.2
2
The Washington Department of Commerce (Commerce) has developed guidance for conducting LCAs,
including the document Evaluating Land Capacity to Meet All Housing Needs, which focuses on housing
capacity related to House Bill (HB) 1220, and the Urban Growth Area Guidebook, which addresses both
housing and employment capacity in relation to the Growth Management Act (GMA).
In collaboration with LDC, the City has analyzed development capacity for the 2020-2044planning period
following Commerce guidance. This summary presents findings from the LCA according to Commerce
guidelines, with the underlying analysis conducted using an independent methodology developed by LDC,
which incorporates elements from the King County UGCR methodology.
Land Capacity Analysis Methodology
• The methodology used in this LCA is divided into two stages: Stage One - Buildable Lands
Inventory, and Stage Two - Buildable Lands Capacity Analysis. The general stages of this
methodology are outlined below:Stage One - Buildable Lands Inventory:
o Pre-Processing
▪ Step One – Land Use Look-Up
▪ Step Two – Inclusions and Exclusions
▪ Step Three – Feasibility
▪ Step Four – Overrides
• Stage Two - Buildable Lands Capacity Analysis:
o Housing Capacity
Housing Capacity
These stages and their associated steps were integrated into the LCA as described below.
Stage One - Buildable Lands Inventory
Stage One of the Buildable Land Analysis involved processing a city-wide parcel dataset in Excel
workbook with numerous fields of GIS data. The following data inputs were used to compile the Buildable
Lands Inventory for the City:
• Parcel data (King County Assessor, May 2023)
• Property Improvement Data (King County Assessor, May 2023)
• Use Code Table (King County 2021 Buildable Lands Report p. 353-358)
• Parcel Critical area coverage (LDC GIS Analysis, 2024)
• Zoning and future land use maps (City of Medina)
• Recent permitted development (01/2020-04/2023) and pipeline projects (City of Medina)
• Zone Assumptions (Appendix A, City of Medina)
Pre-Processing
Before the analysis began, the continuous parcel dataset for all parcels in the City’s jurisdiction was
assembled, and all base data required for the analysis was integrated. This process, carried out in GIS,
involved spatial and attribute-based data joins through several review cycles, comparing results to the
2021 Buildable Lands Inventory. The final dataset was compiled using the following sub-steps:
1. Filter parcels to only “Base Parcel” tax parcel type.
2. Join recent permitted development and pipeline projects to base parcels.
3. Spatially join critical area encumbrances from 2021 B uildable Lands Inventory to base parcels.
4. Spatially join current zoning and future land use map designations to base parcels.
5. Join Property Improvement Data current city parcels, then spatially to base parcels.
Once these sub-steps were completed, the base dataset for the Buildable Lands Inventory was compiled
and exported into an Excel workbook for further analysis. Each parcel in the base dataset was then
classified into one of the following Buildable Lands Inventory designations:
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AGENDA ITEM 6.2
3
Buildable Lands
Inventory designation
Description
Vacant Land that is vacant of any improvements or existing use. Can be identified
by King County Assessor use code or by improvement value.
Vacant Single Unit Vacant land that is too small to develop more than one single-family
residential unit on. This designation is specific to residential zones.
Redevelopable
Land that is not vacant and is identified to have potential for
redevelopment. This is identified based on existing development compared
to the redevelopment potential.
Pipeline
Land that is associated with an existing land use/civil project being
permitted by the City of Medina that has not yet received approval as of
April 2023.
Built Out/Undevelopable
Land that is either vacant or already developed but is unlikely to have any
potential for future development or redevelopment. This lack of potential
may be due to factors such as the presence of critical areas, its
designation as public property, excessively high improvement values, or
insufficient space for redevelopment.
Table 1 – Buildable Lands Inventory Designations
Step One – Land Use Look-Up
In this step, the designated King County Assessor Use Codes for all parcels in the base dataset are
compared with the Use Code Table, which defines the development potential use. Possible designations
include:
• Unbuildable
• Redevelopable
• Vacant
• Aircraft Land
• Gov Land
• School Land
• Golf Course
Parcels designated "Vacant" or "Redevelopable" are again evaluated in Step Two - Inclusions and
Exclusions.
Step Two – Inclusions and Exclusions
Parcels identified as "Vacant" or "Redevelopable" in Step One are assessed to determine whether they
should be included or excluded from further analysis.
Possible designations at this stage are:
• Exclude
• Vacant
• Pipeline
• Redevelopable
Parcels will be excluded if they meet any of the following criteria:
• Use type designations in the Use Code Table of "GOV" or "EDUC".
• Use type designation in the Use Code Table of "RES SFR" with a King County Assessor property
improvement value over $600,000.
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AGENDA ITEM 6.2
4
• Use type designation in the Use Code Table other than "RES SFR" with a King County Assessor
property improvement value over $1,500,000.
• Any recent2 permitted development was reported for the parcel.
Parcels will be included if they meet any of the following criteria:
• Use type designation in the Use Code Table other than "RES SFR" with a Medina zone type of
"MIX COM" or "COM".
• Any pipeline projects were reported for the parcel.
Parcels not explicitly included or excluded are advanced to Step Three with the designation received in
Step One.
Step Three – Feasibility
In this step, the feasibility of development for parcels designated as “Vacant” or “Redevelopable” is
evaluated based on the Medina Zone Assumptions (Appendix A), the presence of critical areas, and
existing residential units or commercial space. The result is a Preliminary Capacity Designation, which
aligns with the final output of the Buildable Lands Inventory categories: Vacant, Vacant Single Unit,
Redevelopable, Pipeline, Built Out/Undevelopable.
Net parcel area is calculated by subtracting critical area coverage from the listed parcel size (according to
King County Assessors data). If updated assessor’s data or listed acreage results in negative net parcel
value, these are limited to 0.
Vacant Parcels
Residential parcels classified as “Vacant” in Step Two are evaluated for subdivision feasibility. If the net
parcel area is smaller than the minimum lot size for the zone, the parcel is designated as “Vacant Single
Unit”; otherwise, it remains “Vacant”. Mixed-use or commercial zone parcels are designated as “Vacant”.
Redevelopable Parcels
"Redevelopable” parcels are assessed for redevelopment potential by comparing build potential (based on
zone assumptions and net parcel area) to existing development. Feasibility for residential and commercial
development build is determined based on zone assumptions for residential density, mixed-use split, and
commercial density (refer to zone assumptions, Appendix A). Redevelopment parcels have a net
development to existing development ratio greater than 2.5 (net units/existing units). Feasible parcels are
designated “Redevelopable”, and infeasible ones are designated as “Built Out/Undevelopable”, referred to
as the Preliminary Capacity Designation.
Pipeline Parcels
Parcels designated as “Pipeline” in Step two receive a Preliminary Capacity Designation of “Pipeline”.
Excluded Parcels
Parcels designated as “Exclude” in Step two receive a Preliminary Capacity Designation of “Built
Out/Undevelopable”.
Step Four – Overrides
After assigning Preliminary Capacity Designation, LDC and City staff review parcels for unique
circumstances, such as inaccurate assessor designations, City ownership, or other incompatible use like
access tracts or stormwater infrastructure. This review closely considered previous designations from the
2021 King County Buildable Lands Inventory. Discrepaies or exceptions identified in this review are
corrected, resulting in Final Capacity Designation.
2 Building activity that was permitted in the City between January of 2020 and April of 2023
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AGENDA ITEM 6.2
5
Stage Two - Buildable Lands Capacity Analysis
Stage Two involves calculating development capacity within an Excel workbook, using a progressive
calculation table. This table applies zone assumptions and summarizes development capacity by each
zone.
While Stage One estimates development capacity for site feasibility, Stage Two focuses on capacity
calculations based on the base dataset and Final Capacity Designation from Stage One. The progressive
calculation table aggregates residential and commercial capacity components to yield the final residential
capacity for each zone. The Final Capacity becomes the input for Step 1 of the Commerce LCA guidance
(discussed on page 9 of this memorandum).9
Housing Capacity
Housing capacity is calculated for each zone using a series of progressive steps, detailed below the
accompanying diagram.
Figure 1 – Stage Two, Housing Capacity Calculation
Initial Acres
Housing capacity is based on net acres, which are calculated by subtracting any critical areas from the
total acres. Only parcels designated as “Vacant” or “Redevelopable” in Stage One are included in the total
initial acres.
Assumptions
Housing zone assumptions encompass:
• Density
• Market Factor
• Plat Deductions
These assumptions are unique to each zone. The market factor reduces the total land area available to
reflect the probability of property development based on the local real estate market;
generally,“Redevelopable” land has a higher market factor than "Vacant” land. Plat deductions account
for non-residential uses resulting from development, such as open space, stormwater infrastructure, and
transportation facilities.
Adjustments
Housing adjustments include considerations for displaced units and vacant single-unit parcels. Existing
dwellings on redevelopable land (in all zones) are categorized as “displaced” and are subtracted from the
total redevelopment capacity to reflect net housing growth, as some existing units may be preserved
during redevelopment. Parcels designated as “Vacant Single Unit” in Stage One are included in the vacant
Initial Acres Assumptions Adjustments Final Units Total Final
Units
Final Housing
Capacity
Underutilized
Capacity
Displaced
Units
Zoning
Assumptions
Underutilized
Net Acres
Vacant
Capacity
Vacant Single
Unit Parcels
Zoning
Assumptions
Vacant Net
Acres
Pipeline
Capacity
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AGENDA ITEM 6.2
6
housing capacity after applying zone assumptions, as these parcels will not be subdivided and are not
expected to change significantly in future housing potential.
Final Units
Final housing units are calculated from vacant and redevelopable land, as well from pipeline
development.
Total Final current Units
The total housing capacity for each zone is determined by summing the final units from vacant and
redevelopable land, in addition to those pipeline development.
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AGENDA ITEM 6.2
7
Land Capacity Analysis Results
The LCA provides projections of future housing capacity. The following sections of this memo will discuss
the outcomes of the LCA and the options for the City’s 2024 Comprehensive Plan update.
Housing Target 2020-2044
According to the King County Countywide Planning Policies (amended August 15, 2023), Medina has a
housing target of 19 new housing units by 2044, which should be planned for in the 2024 Comprehensive
Plan update.
Current Development
The City has provided data for land development that has taken place since the 2021 UGCR. The tables
below summarize the type of building activity permitted in the City from January 2020 to April 2023.
development applications not yet permitted as of this date will be included in the LCA as Pipeline
Projects.
2020-2023 Permits
Development Quantity
Single-Family Detached 1 Unit
ADU 0 Units
Total Residential 1 Residential Units
Table 2 – 2020-2023 Permit Summary
Permitted units can be counted toward the City’s current growth target, as they have effectively
increased the City’s capacity for housing.
Growth Target 2020-
2044
Housing Target 19
2020-2023 Permitted Growth 1
Target Remaining 18
Table 3 – Remaining Growth Target
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AGENDA ITEM 6.2
8
Housing Capacity
In accordance with the GMA, the LCA must account for various types of housing, including Affordable
Housing, Permanent Supportive Housing, Emergency Housing, and traditional market rate housing3 ,
definitions from the GMA for those terms below.
Housing type Definition from RCW
Affordable Housing
RCW 84.14.010
Residential housing that is rented by a person or household whose monthly
housing costs, including utilities other than telephone, do not exceed thirty
percent of the household's monthly income. For the purposes of housing
intended for owner occupancy, "affordable housing" means residential
housing that is within the means of low or moderate-income households.
Permanent Supportive
Housing (PSH)
RCW 36.70A.030
Subsidized, leased housing with no limit on length of stay that prioritizes
people who need comprehensive support services to retain tenancy and
utilizes admissions practices designed to use lower barriers to entry than
would be typical for other subsidized or unsubsidized rental housing,
especially related to rental history, criminal history, and personal behaviors.
Permanent supportive housing is paired with on-site or off-site voluntary
services designed to support a person living with a complex and disa bling
behavioral health or
physical health condition who was experiencing homelessness or was at
imminent risk of homelessness prior to moving into housing to retain their
housing and be a successful tenant in a housing arrangement, improve the
resident's health status, and connect the resident of the housing with
community-based health care, treatment, or employment services.
Emergency Housing
RCW 36.70A.030
Temporary indoor accommodations for individuals or families who are
homeless or at imminent risk of becoming homeless that is intended to
address the basic health, food, clothing, and personal hygiene needs of
individuals or families. Emergency housing may or may not require
occupants to enter into a lease or an occupancy agreement.
Table 4 – GMA Housing Definitions
The City has established goals to add 19 residential units and four (4) emergency beds by 2044,
encompassing various types of housing. These goals address needs for Affordable Housing, PSH, and
Emergency Housing, and traditional market rate housing. As previously mentioned, King County
ordinance 19660, adopted on August 15, 2023, sets Medina’s housing growth targets by income level and
emergency housing bed targets.
Permanent Housing Target (Units) by Affordability (AMI) Emergency
Housing
Target
(Beds)
0 – 30% 30 –
50%
50 –
80%
80 –
100%
100 –
120%
120%
Plus Total Non-PSH PSH
5 3 3 8 0 0 0 19 4
Table 5 – Affordable and Emergency Housing Targets
In 2021, the GMA was amended to reflect the passing of HB 1220, requiring local government to plan for
and accommodate affordable housing to all economic segments. The GMA was later amended in 2023 to
reflect the passing of HB 1337, requiring eased barriers to the construction and use of ADUs.
3 RCW 36.70A.070(2)(c)
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AGENDA ITEM 6.2
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To demonstrate compliance with HB 1220, housing capacity is assessed according to Commerce
guidance4 through the following steps:
1. Summarize land capacity by zone.
2. Categorize zones by allowed housing types and density level.
3. Relate zone categories to potential income levels and housing types served .
4. Summarize capacity by zone category.
5. Compare projected housing needs to capacity.
6. (If Deficit is Found) Implement Actions to Increase Capacity for One or More Housing needs and
Reassess Capacity (Step 1)
1. Summarize land capacity by zone
In the context of recent HBs (HB 1220 and HB 1337), the City has identified capacity for all housing
needs in three areas:
1. Zoned capacity – Capacity from vacant and redevelopable land or from pipeline development
projects.
2. Accessory Dwelling Unit Capacity (HB 1337) – Potential capacity for the construction of ADU on
existing and future residential lots based on assumed production rates.
3. Emergency Housing Capacity (HB 1220) – Capacity to meet emergency housing needs based on
available land and regulations.
Zoned Capacity
The table below summarizes housing capacity from zoned land as identified in Stage 2 of the
LCA:Housing Capacity (Units)
Zone Initial (Displaced) Pipeline Total
Neighborhood auto servicing 0 (0) 0 0
Parks and public places 0 (0) 0 0
Single-family residence—R16 9 (0) 0 9
Single-family residence—R20 12 (0) 0 12
Single-family residence—R30 4 (0) 0 4
Suburban gardening residential—SR30 0 (1) 0 (1)
Total 25 (0) 0 25
Table 6 – Housing Capacity Summary
Accessory Dwelling Unit Capacity (House Bill 1337)
HB 1337, enacted during the 2023 legislative session, mandates that cities must comply with its
provisions by June 30, 2025. According to the bill, if a city or county does not align its regulations with
the law, the law’s provisions “supersede, preempt and invalidate any conflicting local development
regulations” (Session law adopting HB 1337, p. 5, lines 14-15).
Recent state law changes require cities to permit up to two Accessory Dwelling Units (ADUs) on all lots5
zoned for single-family homes, provided these lots meet or exceed the minimum lot size requirements for
the zone. In Medina, this applies to all zones (R-16, R-20, R-30). There are 1,235 parcels within the City.
After excluding parcels designated for other land uses, those with critical areas, and those with existing
capacity as determined by the LCA, 572 lots are eligible for two (2) ADUs per HB 1337. Including lots that
4 WA Commerce, HB 1220 Book 2 Housing Element Update (August 2023), p.19
5 Lots with critical areas or their buffers are exempt from the requirements of HB 1337.
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AGENDA ITEM 6.2
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could potentially accommodate an ADU, based on LCA capacity (vacant, redevelopable, or vacant single
unit) the total number of ADU-eligible lots rises to 591.
Commerce recommends estimating ADU production on the participation rate reflective of the real estate
market of the jurisdiction6. This was inferred from recent development trends in Medina. Based on an
analysis of ADU development in Medina, the City has projected a 15% participation rate, considering that
some property owners may lack the means or the desire to construct ADUs. Additionally, the City has
estimated an average of 1.25 ADUs per lot. Although no lots currently have more than one ADU, the new
HB 1337 requirements could result in future lots with two ADUs. With this analysis, the City has
determined a capacity for 111 ADUs across 89 lots.
ADU Development Capacity
Available Lots Participation Rate Potential ADU Lots ADUs per Lot 2044 ADU Capacity
591 15.00% 89 1.25 111
Table 7 – HB 1337 ADU Capacity
Emergency Housing Capacity (House Bill 1220)
HB 1220 introduced new Emergency Needs Housing Requirements applicable to all jurisdictions with
assigned Emergency Needs Housing targets. The City has been allocated a target of four (4) emergency
beds. The bill mandates that jurisdictions must allow indoor emergency housing or shelters where hotels
are permitted or within “a majority of zones within a one-mile proximity to transit.” While the City does
not have any zones that permit hotels, it is entirely within one mile of transit.
The City must demonstrate land capacity for emergency housing in addition to permanent housing. As of
the writing of this analysis, Medina’s land use regulations allow for certain supportive housing types, such
as Permanent Supportive and Transitional Housing Facilities”, in zones designated for single-family
dwellings, subject to criteria specified in MMC 16.31.060.
To meet the requirements of HB 1220, the City will need to codify a definition of “Emergency Housing”
and update its land use table to permit Emergency Housing in all zones and demonstrate emergency
housing capacity through an emergency housing LCA as detailed in Sections 3 and 4 of HB 1220. This
could be done by coordinating with religious organizations to assess the possibility of developing
emergency housing on their property and enabling possible development through development code
changes.
Furthermore, according to Commerce guidance7, the City should revise MMC 16.31.060 to eliminate
requirements related to spacing (beyond 880 feet) and occupancy (other than those outlined in adopted
building, fire and safety codes) to be in compliance with RCW 35A.63.240, RCW 35.21.682, RCW
35A.21.314, and RCW 36.01.227.
6 WA Commerce, HB 1220 Book 2 Housing Element Update (August 2023), p.28
7 WA Commerce, HB 1220 Book 2 Housing Element Update (August 2023), p.43
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AGENDA ITEM 6.2
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Housing Capacity Subtotal
Housing capacity provided by zoning, pipeline projects,
and ADU production contributes toward the City’s total
2044 housing target of 19 residential units. This LCA
identifies approximately 13 acres of vacant land
available for future residential development within the
City. Excluding considerations for different income
brackets, the City has capacity to accommodate 137
residential units, resulting in a surplus of 118
residential units. The table below compares the
residential outcomes from the LCA with the 2044
housing target.
2. Categorize zones by allowed housing types and density level
Commerce has established a framework to assess potential housing affordability. This framework requires
categorizing zones based on permitted housing types and maximum allowed density to create “Zone
Categories.” These categories help evaluate how effectively the capacity identified in the LCA meets “all
housing needs.”
Housing costs and affordability can vary widely depending on housing type, which is influenced by zoning
and other local development regulations. For example, subsidized affordable housing is most viable in
low-rise or mid-rise multifamily zones that support multi-unit housing, such as apartment buildings. 8
The table to the right outlines the zone
categories from Commerce guidance
that apply to Medina’s zones.
Based on this framework, the City’s residential zones can be classified into the following categories:
Medina Residential Zone Density Categories
Zone Housing Types
Allowed Max Density Allowed Assigned Zone
Density Category
Neighborhood auto
servicing—NA
Detached single-
family homes 2.64 Du/ac Low Density
Parks and public places—P Detached single-
family homes 0 Du/ac Low Density
Single-family residence—R16 Detached single-
family homes 2.72 Du/ac Low Density
8 WA Commerce, HB 1220 Book 2 Housing Element Update (August 2023), p.30
Table 8 - Housing Growth Target Progress
Housing 2020-2044
2020-2023 Permitted Growth 1
Pipeline projects 0
Zoned Housing capacity 25
ADU Capacity 111
Total Housing Capacity 137
(Housing Target) (19)
Housing Capacity Surplus
(or deficit) 118
Zone Category Typical Housing Types Allowed
Low Density Detached single-family homes
Moderate Density Townhomes, duplex, triplex,
quadplex
Low-Rise Multifamily Walk-up apartments or
condominiums (2 to 3 floors) Table 9 – Zone Density Categories
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AGENDA ITEM 6.2
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Single-family residence—R20 Detached single-
family homes 2.17 Du/ac Low Density
Single-family residence—R30 Detached single-
family homes 1.45 Du/ac Low Density
Suburban gardening
residential—SR30
Detached single-
family homes 1.45 Du/ac Low Density
Table 10 – Medina Zone Density Categories
3. Relate zone categories to potential income levels and housing types served
Different housing types and densities address
various income levels. The “Zone Category
Incomes Served” table (Table 17) illustrates the
potential income levels that different housing
types, whether market rate or subsidized , can
serve. The classification is based on a standard
table provided by Commerce9. Income levels are
determined by the Area Median Income (AMI),
refer to the ”Income Levels based on AMI“ table
(Table 16).
Zone Category Incomes Served
Zone
Category
Housing Types
Served
Lowest Potential Income Level
Served Assumed Affordable
Income Level for LCA Market Rate With Subsidies
Low
Density
Single-Family
Detached High Income Not feasible at
scale High Income
Moderate
Density
Townhomes, duplex,
triplex, quadplex
Moderate
Income
Not feasible at
scale Moderate Income
Mid-Rise
Multifamily
Apartments or
condominiums in
buildings with ~4-8
floors
Low Income
Extremely Low -
Very Low
Income
Low - Extremely Low
Income and PSH
ADUs (all
zones)
ADUs on developed
residential lots
Moderate
Income N/A Moderate Income
Table 12 – Zone Category Incomes Served
9 WA Commerce, HB 1220 Book 2 Housing Element Update (August 2023), Exhibit 13, p.33
Income Levels
Income Level Relative AMI
Extremely Low Income <=30% AMI
Very Low Income >30% and <=50%
AMI
Low Income >50% and <=80%
AMI
Moderate Income >80% and <=120%
AMI
High Income >120% AMI
Table 11 – Household Income Levels
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AGENDA ITEM 6.2
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4. Summarize capacity by zone category
Zoned Capacity
Zoned capacity is derived from developable or redevelopable land as identified in the LCA. The “Zoned
Capacity by Density” table (Table 18) shows zoned capacity from the LCA, summarized by density
category.
Permitted Housing Growth
There was one home built in the Single-family residence—R20 zone in 2023. This was incorporated in the
total capacity in the Low Density Zone Category.
Pipeline Capacity
No pipeline development was observed in this LCA.
5. Compare projected housing needs to capacity
The adopted income housing targets (see
5 3 3 8 0 0 0 19 4
Table 5) are compared with the identified zoned (Table 13) and permitted housing capacities in the table
(Table 14). The first two columns provide a reorganization of the income housing targets table (5), while
the remaining columns display the calculations based on the capacity categories established previously.
Zoned capacity tends to serve higher income brackets before addressing lower ones due to market
dynamics. Pipeline and built capacity is allocated to income categories based on the type of development
whether market-rate or including an affordable housing component.
Zoned Capacity by Density
Zone Capacity
(LCA)
Zone
Density
Category
Capacity
in Zone
Density
Category
NA 0
Low
Density 25
P 0
R-16 9
R-20 12
R-30 4
SR-30 0
ADUs (any
zone) 111 ADUs 111
Total 136
Table 13 – Zoned Capacity by Density
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AGENDA ITEM 6.2
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Income Housing Target Capacity Summary
Income
Level
Projected
Housing
Need
Aggregate
d Housing
Needs
2020-2023
Permitted
Growth
Total
Pipeline
Capacity
Zone
Categories
Serving
These Needs
Total
Zoned
Capacity
Capacity
Surplus (or
Deficit)
0 - 30%
PSH 5
11 0 0 Low-Rise
Multifamily 0 (11) 0 - 30%
Non-PSH 3
>30 -
50% 3
>50 -
80% 8 8 0 0 Low-Rise
Multifamily 0 (8)
>80 -
100% 0
0 0 0
Moderate
Density and
ADUs
111 111 >100 -
120% 0
>120% 0 0 1 0 Low Density 25 26
Total 19 1 0 136
Table 14 – Income Housing Target Capacity Summary
This LCA found no capacity for housing affordable to households with income less than 80% AMI. The
City does not currently have any zoning capable of supporting affordable housing according to standard
assumptions provided by Commerce. The LCA identified considerable capacity for ADUs, but ADUs are
not considered affordable under Commerce guidance.
Furthermore, a report on middle housing affordability prepared by A Regional Coalition for Housing
(ARCH) estimated that even ADUs, specific to the Points Communities10, in Medina would be affordable to
households with incomes above 120% AMI1. While Medina has potential for land development, the high
land values present a challenge. The capacity identified in this LCA suggests that meeting housing needs
is feasible, but achieving this will require adjustments to current policies and regulations.
6. (If Deficit is Found) Implement Actions to Increase Capacity for One or More
Housing needs and Reassess Capacity (Step 1)
This LCA indicates that while the City has sufficient housing capacity through zoned and ADU
development potential, it lacks zoning that supports housing affordable to households with income less
than 80% of AMI. Consequently, there is a shortfall of 19 housing units that must be addressed to meet
the requirements of RCW 36.70A.070(2). To address this shortfall, Medina is exploring alternative zoning
options. The following section details the proposed changes and evaluates their impact on housing
capacity.
10 Medina, Clyde Hill, Hunts Point, Beaux Arts, Village, and Yarrow Point
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AGENDA ITEM 6.2
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Next Steps
The City of Medina currently lacks zoning that supports affordable housing development. To meet the City’s
affordable housing targets, new zoning or development regulations need to be adopted. The following
section includes LDC’s recommendation for zoning changes the City could take to address the existing
deficit.
Alternative Options
The City will need to revise zoning code to plan for Affordable Housing capacity for both PSH and non-PSH
housing and, depending on City decisions, Emergency Housing as well. The following zoning changes were
considered for alternative zoning options:
• Multi-family Housing zoning
• Middle Housing Zoning
• Accessory Dwelling Units
• Tiny Home Communities
Multi-family Housing Zoning
Multi-family housing is the most likely zoning to provide affordable housing development. Higher density
housing benefits from economies of scale, making construction, and lifetime maintenance, lower per
dwelling unit included. This efficiency yields market-rate housing that is more affordable, enables
jurisdictions to impose density incentives that are likely to provide affordable housing, and reduces the cost
associated with development of permanently affordable housing projects.
Standard density assumptions Commerce guidance assumes that multi-family development 2-3 stories is
sufficient to provide affordable housing when incentives are provided:
Figure 2 - Commerce Multi-family affordability11
To provide multi-family housing in Medina’s zoning, use regulations would need to be modified and
densities of approximately 12 dwelling units per acre would be required.
Middle Housing Zoning
Middle Housing presents an opportunity for small-scale affordable housing. Middle Housing is denser and
inherently more affordable relative to Single-Family detached housing, but according to Commerce
recommendation without subsides or incentives it should only be considered affordable to households with
income between 80-120% AMI, which would not address Medina’s housing target of 19 units under 80%
AMI.
The previously mentioned Middle Housing affordability report by ARCH analyzed the potential for income
restricted Middle Housing development and includes a draft demonstration of feasibly income restricted
Middle Housing; but it was limited to affordability provided at 80% AMI, which again, would not address
any of Medina’s Housing targets since they are all for housing affordable to households making less than
80% AMI12.
11 WA Commerce, HB 1220 Book 2 Housing Element Update (August 2023), Exhibit 13, p.33
12 ARCH, Middle Housing Affordability Opportunities in East King County: Analysis, Policy
Recommendations and Considerations for Local Implementation of HB 1110, p.21
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AGENDA ITEM 6.2
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The City could explore opportunities to develop affordable Middle Housing through coordination with an
affordable housing provider such as Habitat for Humanity or ARCH, but this would likely require the City to
contribute to the development cost or land acquisition which is not something the City can enact for this
Comprehensive Plan update unless they already have land they would like to dedicate for this purpose.
LDC encourages the City to consider affordable housing incentives and considerations as it moves forward
with its Middle Housing Study but does not believe could be utilized for a demonstration of affordable
housing capacity.
Accessory Dwelling Units
Accessory Dwelling Units (ADU’s) can provide an increased number of available housing units without the
need for new and large-scale developments. Additionally, ADUs can help increase density within existing
neighborhoods without altering the character of these areas and the scale of ADUs makes it easy for them
to amalgamate to the surrounding infrastructure. ADUs can also support a diverse range of populations
within the city and enhance community resilience and social cohesion.
Given the Cities substantial capacity for ADUs, LDC researched the feasibility of providing affordable housing
through ADU development. There are possibilities for affordable ADU development; the City of Seattle has
code for its Neighborhood Residential zones that incentivize Affordable ADU development (Seattle Municipal
Code 23.44.041) and other organization like the BLOCK project seek to provide ADU development through
partnership with individual land owners. The BLOCK project would not be something the City could
implement or plan for so it could not address the City’s targets. LDC confirmed with Commerce that the
Seattle Code incentivizing affordable ADUs could only be limitedly applied and would only be able to apply
to development greater than 2 units due to the passing of HB 1337; this would be worth the City pursuing,
but there is not a demonstrated example of this working, and this would not be a sufficient demonstration
of affordable housing capacity.
Tiny Home Communities
Similar to ADUs, tiny home communities offer benefits to an area’s focus in increasing affordable housing,
although, they also provide some unique interests. Tiny home communities foster a sense of community
and connection through shared spaces and create a supportive environment for its residents.
Tiny home communities are often developed and run by non -profit organizations and provide on-site
services similar to Permanent Supportive Housing. The City could pursue by coordinating with religious or
other community-based organizations to assess the possibility of developing emergency housing on their
property and enabling possible development through development code changes.
Conclusion
In partnership with LDC, the City has analyzed development capacity for the 2024-2044 planning period
according to King County UGCR and Commerce guidance applicable to new State regulations
implementing HBs 1220 and 1337. This LCA found that the City has housing capacity through zoned and
ADU development potential but lacks zoning that supports housing affordable to households with income
less than 80% of AMI. Consequently, there is a shortfall of 19 housing units that must be addressed to
meet the requirements of RCW 36.70A.070(2). To address this shortfall, Medina is exploring alternative
zoning options.
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AGENDA ITEM 6.2
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Tables and Figures
Table 1 – Buildable Lands Inventory Designations 3
Table 2 – 2020-2023 Permit Summary 7
Table 3 – Remaining Growth Target 7
Table 4 – GMA Housing Definitions 8
Table 5 – Affordable and Emergency Housing Targets 8
Table 6 – Housing Capacity Summary 9
Table 7 – HB 1337 ADU Capacity 10
Table 8 - Housing Growth Target Progress 11
Table 9 – Zone Density Categories 11
Table 10 – Medina Zone Density Categories 12
Table 11 – Household Income Levels 12
Table 12 – Zone Category Incomes Served 12
Table 13 – Zoned Capacity by Density 13
Table 14 – Income Housing Target Capacity Summary 14
Figure 1 – Stage Two, Housing Capacity Calculation .............................................................................. 5
Figure 2 - Commerce Multi-family affordability .................................................................................... 15
Appendices
(2024). Appendix A – LCA Zone Assumptions
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AGENDA ITEM 6.2
Mixed-Use
Split Density Min Lot
Mixed-Use
Split Density Vacant Redevelopable Vacant Redevelopable
NA COM 0% 0 0 100% 0.72 10% 10% 0% 0% 10%
P*COM 0% 0 0 100% 0 10% 10% 0% 0% 10%
R-16 RES 100% 2.72 0.367309 0% 0 10% 10% 0% 0% 10%
R-20 RES 100% 1.5 0.459137 0% 0 10% 10% 0% 0% 10%
R-30 RES 100% 0.8 0.688705 0% 0 10% 10% 0% 0% 10%
SR-30 RES 100% 0.8 0.688705 0% 0 10% 10% 0% 0% 10%
Appendix A - Medina 2024 LCA Zone Assumptions
Zone Zone
Type
Plat Deductions
(ROW,
Stormwater,
Open Space, Non-
Residential)
Non-Residential Market
FactorResidential Employment Residential Market Factor
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AGENDA ITEM 6.2
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1. LAND USE ELEMENT
INTRODUCTION
The Land Use element has been developed in accordance with the Growth Management Act
(“GMA,” RCW 36.70A) to designate the proposed general distribution, location, and where
appropriate, extent of land uses. The Land Use element includes population densities, building
intensities, and estimates of future population growth.
This element has also been developed in accordance with King County countywide planning
policies (CPP), which direct jurisdictions to focus growth in the cities within the designated
Urban Growth Area.
Medina lies within the King County designated Urban Growth Area, but is not a designated
Urban Center.
EXISTING CONDITIONS
Residential Uses
Medina is a developed community that consists almost exclusively of single-family homes on
individual lots. At the time of the City's incorporation in 1955, it was the desire of the
community to promote a development pattern that would maintain a single-family residential
character. Since that time, Medina has developed and matured according to that vision. Medina
historically promoted a development pattern of approximately two homes per acre, which
originally corresponded to the maximum enrollment capacity of the then two elementary schools.
The walking scale of the City's limited street grid, the often narrow streets (requiring sufficient
area on a building site for off-street parking), the level of fire protection service, the limited
internal public transportation system, and the density patterns adopted by Medina and its
neighboring communities – all suggest that the existing density of Medina is generally
accommodating for current residents.
In some parts of Medina, the development pattern that existed prior to the City’s incorporation
results in the lots being smaller than the Medina average lot size of 20,000 square feet. The
Medina Heights area, for example, has been largely developed to an average lot size of 15,000
square feet; however, many of these lots are significantly smaller. In this area and others where
such circumstances are present, the smallest lot size specified in the Medina Municipal Code
may be appropriate. In other areas of the City, existing development patterns, topography, or
proximity to Lake Washington justify lower development density; hence the largest average lot
size has been instituted for these areas (see Figure 3).
Actual residential densities range from approximately five units per acre in the area between NE
24th Street and NE 28th Street to less than one unit per acre along sections of the Lake Washington
shoreline. Average density based on the 2021 King County Urban Growth Capacity Report is 1.7
dwelling units per net acre.
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AGENDA ITEM 6.2
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Non-Residential Uses
The non-residential uses that exist in Medina are dispersed throughout the City (see Figure 3).
Below is an inventory of current land uses found in Medina (Table 1).
Table 1. Land Use Inventory
Source: GIS Analysis, LDC, 2024
Most of the non-residential land uses that exist in Medina have been in place since before or
around the time of the City’s incorporation and have become an accepted and integral part of the
community. These non-residential uses are subject to the City’s special use provisions under the
Municipal Code. Since Medina is fully developed, there are few vacant tracts of land currently
available for further development. In addition, property currently used or designated for
residential use is discouraged from being utilized for additional churches, clubs, fraternal
societies, schools, museums, historic sites, conference centers, or other additional non-residential
facilities; these larger scale facilities create additional traffic and disrupt residential traffic
patterns, which increase greenhouse gas emissions.
POPULATION AND GROWTH POTENTIAL
The GMA and the CPPs encourage cities to assume an increasing share of new growth in the
future, in order to minimize new growth in rural areas of King County. This means that cities
planning under GMA should accommodate more compact development patterns in urban areas
to absorb the additional share of future growth.
As adopted by King County, Medina’s house growth target between 2019-2044 is 19 housing
units. There are existing factors that limit Medina’s ability to accommodate population
growth, though not so limiting as to prevent Medina’s ability to accommodate its growth
target; these factors include:
• Medina is landlocked, with no opportunities for annexation;
Current Land Use Inventory
Land Use Acres Percent
Local Business 6.19 0.7%
Open Space 136.28 15.5%
Park 27.54 3.1%
Public Facility 1.66 0.2%
School / Institution 21.83 2.5%
Single Family
Residential 564.71 64.3%
Transportation
Right-of-Way 114.37 13.0%
Unopened Right-
of-Way 3.73 0.4%
Utility 2.50 0.3%
Vacant 17.32 2.0%
Total 878.81
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AGENDA ITEM 6.2
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• Some areas in the City are incapable of supporting development or redevelopment;
• Limited public transportation system;
• No business district (though historic uses exist in the City); and
• Environmental constraints, including wetlands, steep slopes, shoreline buffers, and other
critical areas.
Population and Employment
Population and employment trends are the basis for determining the amount of land and services
required to accommodate anticipated growth in the City.
According to the Housing Needs Assessment adopted by the City in May 2022, Medina’s
population as of 2021 is 2,920, with 1,195 households and an average owner-occupied household
size of 2.81 persons and an average renter-occupied household size of 2.25 persons (Appendix C).
Since 2000, the population has decreased by 91 persons and the number of households has
decreased from 1,095 to 1,0271. Both of these numbers align with an overall slightly downward
trend in both population and number of households (Figure 1). The increase in population between
1990 and 2000 was due to a substantial increase in the number of children (persons under 18), from
696 to 816. Contrary to the overall decrease in population, the number of children have continued
to increase since 2000, with 862 persons under 18 in 2010.
According to Washington State Employment Security Department Covered Employment2 data
published by Puget Sound Regional Council (PSRC) in 20233, there were 747 jobs based in
Medina in 2022 the majority of these jobs are classified as services (76%), followed by
education jobs (10%). When considered by North American Industry Classification System
(NAICS) industry sectors, jobs in Medina are predominately held in Other Services (except
Public Administration)4.
1 Household data compares 2000 and 2020 U.S. Census Bureau data
2 Covered Employment data excludes self-employed workers, proprietors, CEOs, etc., and other non-insured workers.
This data generally represents 85-90% of total employment.
3 PSRC - Covered Employment by City - Major Sector, compiled from: Quarterly Census of Employment and Wages
(QCEW)
4 PSRC - Covered Employment by City - NAICS, compiled from: Quarterly Census of Employment and Wages
(QCEW)
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AGENDA ITEM 6.2
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Figure 1. Population and number of households in Medina, 1980-2020.5
Population Forecast
The Washington Office of Financial Management (OFM) provides population forecasts for
counties every 10 years. As required by the GMA, the jurisdictions in King County allocate
forecasted growth for the succeeding 20 years and develop and adopt local growth targets for
housing and employment based on this allocation.
The PSRC uses these local targets to develop a future land use scenario consistent with the
VISION 2050 regional growth strategy. According to this scenario, represented by the PSRC’s
2022 growth target dataset, Medina is expected to increase by 19 housing units by 20446. Medina
is not expected to accommodate any new employment opportunities by 2044.
5 Office of Financial Management (OFM) - April 1 postcensal estimates of population & housing.
6 Housing growth targets are adopted in dwelling units and emergency housing beds. The 2044 housing growth target for
Medina is 19 housing units and 4 emergency housing beds. Housing growth is inferred from OFM population
projections and accounts for traditional households as well as group quarters housing and homelessness. In King County,
future housing needs are planned for by PSRC and growth targets are distributed among member counties and then
further to member cities based on jurisdictions ability to provide for housing growth.
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AGENDA ITEM 6.2
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Future Growth Trends
The GMA requires cities in King County to participate in the Buildable Lands Program, which
offers the opportunity for local governments to coordinate and analyze land supply to make sure
that they have enough land for development and to ensure that their respective comprehensive
plans are doing what they are expected to do. The King County Urban Growth Capacity Report
(2021) estimates Medina’s capacity for total housing units is 8 under current zoning with
recognition of current market trends (although, as noted above, 19 new housing units are
anticipated by 2044).
There are several general trends occurring in Medina that make the potential for increased growth
through redevelopment limited. First, there are a number of older, smaller homes on existing lots.
The most common redevelopment practice has been to raze such a structure and construct a new,
larger residence in its place. Homes are also commonly remodeled to include additions, yielding
a larger home on the lot. Neither of these practices result in a net increase in the total number of
housing units.
Medina is surrounded by incorporated municipalities and cannot extend its boundaries through
annexation; therefore, its Urban Growth Area corresponds to its existing boundaries.
An increase in the number of housing units in Medina can be achieved per existing zoning only
by the following actions:
• Subdividing and developing existing properties to their maximum development potential;
• Restricting lot combinations;
• Development of accessory dwelling units.
To accommodate more residential development opportunity, the City could choose to amend its
zoning standards; common considerations include reducing minimum lot size or increasing
allowed density to facilitate the potential for lot redevelopment. By adopting revised or new land
use regulations that implement state legislation passed in 2023 (House Bills 1110 and 1337),
denser, neighborhood-scale housing options will be allowed throughout much of Medina, which
is likely to organically serve the projected growth targets assigned to Medina. Findings of the
Land Capacity Analysis (LCA) prepared to examine Medina’s capacity for housing development
indicate that approximately 939 residential lots in the City could potentially be developed with
one or two accessory dwelling units (ADUs). Based on the history of ADU development in
Medina, these lots could potentially provide 117 new dwelling units in the form of
ADUs/DADU’s by 2044 and sufficiently cover the City’s housing growth target Given the
passing of recent legislation, the capacity for development of ADUs, the trend of ADU
development in Medina over the last five years, and the expressed feedback of preferred housing
types by the Medina community, it is expected that ADU development will be the prominent
solution to residential growth in Medina over the next 20 years.
As a fully planning community under the GMA, Medina is also subject to recent state legislation
requiring the City to accommodate more diverse housing options. Complying with new state law
will, in part, require the City to revise its land use and development regulations to ease the siting
of accessory dwelling units (ADUs); per RCW 36.70A.681, the city or county must allow an
accessory dwelling unit on any lot that meets the minimum lot size required for the principal
unit. To this end, revisions to the Medina Municipal Code are expected to occur in 2025 and are
Commented [DJ1]: Commerce, 08/01/2024, Comment
2.b
KCAHC, 09/05/2024, Recommendation 1
PSRC, 07/18/2024, Page 2
Addressing housing capacity deficit identified in the LCA
will impact the details of this section.
Consider revising this language to remove explicit
references and leave the burden of proof of housing
capacity to the Land Capacity Analysis.
33
AGENDA ITEM 6.2
14
expected to increase the housing capacity of the City sufficient to satisfy its assigned housing
growth targets (see Appendix C to the Comprehensive Plan for the City’s Housing Needs
Assessment and Housing Action Plan further detailing the City’s approach to accommodating
diverse housing options).
While Medina is an incorporated city, its character and function are that of a mature residential
neighborhood. Within a four-mile radius of City Hall, there are hundreds of commercial
establishments providing well over a million square feet of retail space and an increasing number
of professional, health, and social services. Due to their extent and proximity, and given Medina’s
assigned employment growth target of 0 by 2044, there has been little demand for these land uses
within Medina.
The major employers in Medina are the three schools, country club and employers in the service
industry. Together, they account for approximately 87% of all jobs7. City government, including
administrators, staff, and police, provides approximately 4% of all jobs. There also are
approximately 8% of jobs that are covered by other employers including the country club, a gas
station, grocery store, nursery, and post office. Additional employment is provided by individual
residential properties in the form of housekeeping, groundskeeping, and other household staff
positions.
As of 2022, there are approximately 746 jobs within Medina. The PSRC forecasts an increase of
approximately 15 jobs by 2044. The majority of this increase is forecasted to occur in the
education sector while services are projected to decrease by 56 jobs. There is no planned or
expected increase in retail or commercial space in Medina. However, there are an increasing
number of people working from home. Consequently, traditional employment in Medina is
forecasted to remain relatively stable, but there will likely be an increase in home occupations.
SPECIAL PLANNING AREAS AND ESSENTIAL PUBLIC FACILITES
Certain areas within the City have unique planning requirements because of the impact these
areas and the facilities they contain have on surrounding uses. These areas and facilities typically
serve regional needs, and any planning involving them requires coordination with other
jurisdictions and agencies. By establishing a process for reviewing requests for development
within these designated Special Planning Areas, the City can ensure that (i) the public will be
included in the planning process, (ii) appropriate mitigation is implemented, (iii) adverse impacts
on the surrounding uses and the City as a whole will be minimized, and (iv) regional planning
will be facilitated. To accomplish these goals, development within designated Special Planning
Areas will be handled through the City's Special Use Public Hearing process
It is intended that future development of Special Planning Areas will be guided by the need to
limit or mitigate the impact of such development on surrounding uses and the City as a whole.
The role of government, in this context, is to seek a balance between regulations, the needs of a
growing population, preservation of the environment, to ensure the maintenance of a high
standard of living, and potentially to accommodate diverse housing options. When the
development or improvement of capital facilities is considered in Special Planning Areas, the
review of drainage, flooding, and stormwater runoff and any needed corrective actions to
7 2022 PSRC - Covered Employment by City - Major Sector, compiled from: Quarterly Census of Employment and
Wages (QCEW)
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AGENDA ITEM 6.2
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mitigate the potential for pollution in discharges that could impact the health of the Puget Sound
or its connected waterbodies will be considered in the City’s annual Stormwater Management
Program; additional information on this Program is included in the Capital Facilities Element of
the Comprehensive Plan and should be reviewed for a holistic perspective of the City’s role and
review of these development opportunities.
SR 520 Corridor Special Planning Area:
This Special Planning Area consists of the SR 520 right-of-way, including the Evergreen Point
Bridge to mid-span, which runs across the City at the base of Evergreen Point, from Lake
Washington on the west to the City's boundaries with the Town of Hunts Point and the City of
Clyde Hill on the east. The area has undergone significant changes as part of the Washington
Department of Transportation (WSDOT) SR 520 bridge replacement project. In addition to
replacing the floating bridge, approaches, and interchanges, the project includes a lidded overpass
at Evergreen Point Road in Medina, with pedestrian access down to a median transit stop. The
new bridge features two general travel lanes and one HOV lane in each direction. The bridge also
includes the SR 520 Bridge Trail that provides connectivity between Seattle and regional trails to
the east used both for commuting and for recreation, and provides a pedestrian overlook and view
corridor within the bridge’s southern right-of-way west of Evergreen Point Road. The SR 520
Bridge Trail crosses Evergreen Point Road at-grade.
84th Avenue N.E. Corridor Special Planning Area:
This Special Planning Area consists of that portion of the 84th Avenue N.E. right-of-way within
the City of Medina between the SR 520 interchange on the north and N.E. 12th Street on the
south. The easterly portion of the 84th Avenue N.E. right-of-way is located within the City of
Clyde Hill. In 2012, the City completed improvements to a 0.75-mile stretch of the corridor
between NE 12th Street and NE 24th Street. Improvements included new roadway resurfacing,
new road channelization with formal designated bike lanes, and a new landscaped median.
Essential Public Facilities:
The GMA requires that jurisdictions planning under its authority develop and adopt a process for
identifying and siting essential public facilities. The GMA defines essential public facilities as
"those facilities that are typically difficult to site, such as airports, state education facilities, state
or regional transportation facilities [such as SR 520], state and local correctional facilities, solid
waste handling facilities, and in-patient facilities, including substance abuse facilities, mental
health facilities, and group homes." The County and all its cities must jointly agree upon the siting
process for these types of facilities. The GMA states that no Comprehensive Plan or development
regulation may preclude the siting of essential public facilities. SR 520 is the only essential public
facility currently located in Medina.
The City reviews proposals for the siting of essential public facilities or the expansion of existing
essential public facilities through the Special Planning Area process. If a proposed essential
public facility is not located within a Special Planning Area, the proposed essential public facility
should be designated as a Special Planning Area. The boundaries of the resulting Special
Planning Area will be the boundaries of the proposed essential public facility.
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AGENDA ITEM 6.2
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LAND USE PLAN
Medina has developed and matured into the type of community envisioned at the time of its
incorporation. Old and new residents alike have invested substantially in their homes on the
premise that Medina will continue to maintain its residential quality and character. Development
ordinances and regulations have been adopted over time to ensure that the character of Medina is
maintained.
It is important to the community that uses such as the Points Loop Trail and other pedestrian and
bicycle paths, post office and the Medina grocery store, and facilities such as the City Hall, clock
tower, and water tower, are retained because of their functional, historic and cultural contribution
to the City. The historical character of these buildings and structures, and their appropriate uses,
should be retained for future generations. Maintaining a functional and unopened right-of-way
(ROW) system is an important component of the Medina community for the continued
recreational and social joys of its residents, and should be retained.
In the absence of any substantial future growth, it is the basic policy of the City to retain and
promote the high-quality residential setting that has become the hallmark of the Medina
community. Medina will continue to consider ways to creatively implement land use practices
in a way that accommodates all socioeconomic groups in Medina and reduce environmental
risks imposed by climate change and wildfires without adversely impacting the character of the
community or the environment.
Future Land Use Designations
The Future Land Use Map adopted in this plan establishes the future distribution, extent, and
location of generalized land uses within the City (see Figure 3). The land use categories on the
Future Land Use Map include Residential, Local Business, School/Institution, Open Space,
Park, Utility, Transportation Right-of-Way, and Unopened Right-of-Way.
GOALS
LU-G1 To maintain Medina’s high-quality residential setting and character, while considering
creative housing solutions to accommodate community members of all
socioeconomic groups.
LU-G2 To maintain, preserve, and enhance the functional and historic contributions of
Medina’s public facilities and amenities.
LU-G3 To maintain active community involvement and equitable engagement in land use
policy and regulations.
LU-G4 To preserve community treasures, including, but not limited to, those structures and
uses that reflect the City’s heritage and history.
LU-G5 To promote connectivity, public safety, and resident health and well-being through
the use and maintenance of bicycle routes and unimproved rights-of-way in the
City.
POLICIES
LU-P1 The City should minimize changes to existing zoning and land use patterns, except
Commented [DJ2]: Commerce, 08/01/2024, Comment
2.b
KCAHC, 09/05/2024, Recommendation 1
PSRC, 07/18/2024, Page 2
Previous description of housing capacity should be
summarized here as well.
Commented [DJ3]: Commerce, 08/01/2024, Comment 1
The City should include language concerning wildfire
risk and mitigation in the Land Use Element. Commerce
specifically recommends “... The addition of wildfire
preparedness and fire adaptation measures in the land use
element with identification of specific procedures as
required by RCW 36.70A.070(1).”.
During the 09/11 meeting of the Planning Commission,
Commerce representative Lexine Long indicated that a
discussion of Wildfire Risk would be sufficient to address
this requirement.
36
AGENDA ITEM 6.2
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as to meet above goals when deemed necessary by its citizens; if meeting the
above goals results in denser zoning, middle housing, or infill development, the
City should particularly support these housing types to be located along frequent
transit corridors, such as neighborhoods within 1/2 mile of the Evergreen Point
Park & Ride, or within planned higher-density areas of the City.
LU-P2 The City should consider ways to restrict the size of homes in order to retain
the character of the community and lessen impacts associated with
construction. The City should consider ways to reduce or mitigate impacts to
existing smaller housing when adjacent to larger remodeled or newly-
constructed homes. The City should also discourage lot combinations to
reduce the loss of housing capacity.
LU-P3 Residential uses should not be considered for conversion to non-residential use
except when clearly supported by the community and when impacts to the
surrounding area can be fully mitigated.
LU-P4 The City should develop a program to preserve community treasures, including,
but not limited to, those historical structures that reflect the City’s heritage and
history.
LU-P5 Existing non-residential uses are encouraged to be maintained. Existing non-
residential uses include:
• City Hall
• Medina Grocery Store
• Post Office
• Three Points Elementary School
• Wells Medina Nursery
• Overlake Golf and Country Club
• St. Thomas Church
• St. Thomas School
• Gas Station
• Medina Elementary School
• City facilities, trail systems, and parks
• Utilities
LU-P6 Existing non-residential uses within a residential zone may be converted to
residential use or may be redeveloped with a new non-residential use in a manner
compatible with surrounding properties when allowed through the conditional use
process (e.g., senior center or community center).
LU-P7 The City should work with WSDOT and City residents to develop mitigation
measures that it seeks to be implemented as part of regional facilities development
or improvement projects, such as SR 520 and related structures and improvements,
and are designed to promote and improve physical, mental, and social health and
reduce the impacts of climate change on the natural and built environments.
Coordination between the City, King County, and WSDOT should reflect
opportunities to promote or improve public health and safety of regional trail
systems.
LU-P8 The City should encourage and facilitate equitable public participation in all land
use planning processes, including participation from Medina community
Commented [DJ4]: PSRC, 07/18/2024, Page 3
The City should discuss where this denser housing may
be appropriate. This could include the specific
identification of “frequent transit corridors” or other
details that could be used to deduct potential locations for
the sitting of higher density housing.
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AGENDA ITEM 6.2
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members, including those Medina community members of all ethnicities and
races, socioeconomic statutes, members with disabilities, language access needs,
and immigrants or refugees. Engagement efforts should also facilitate the
participation of local tribes, the Puget Sound Partnership, and other affected
jurisdictions to support regional collaborative land use planning.
LU-P9 The City should encourage input from all stakeholders prior to any land use
decision, including consideration of the potential physical, economic, and
cultural displacement risk to residents, particularly to communities that have
historically faced greater risk of displacement.
LU-P10 Development of Special Planning Areas and essential public facilities should
require review of a Master Plan that addresses mitigation of impacts on
surrounding uses and the City as a whole. If a proposed essential public facility is
not located in an existing Special Planning Area, the proposed site of the essential
public facility should be designated as a Special Planning Area.
LU-P12 The City should not prevent the siting of essential public facilities.
LU-P13 The process to site proposed new or expansions to existing essential public facilities
should consist of the following:
a. An inventory of similar existing essential public facilities, including their
locations and capacities;
b. A forecast of the future needs for the essential public facility;
c. An analysis of the affordable and equitable access to public services to
all communities, especially those historically underserved;
d. An analysis of the potential social and economic impacts and benefits to
jurisdictions receiving or surrounding the facilities;
e. An analysis of the proposal's consistency with County and City policies;
f. An analysis of alternatives to the facility, including decentralization,
conservation, demand management and other strategies;
g. An analysis of alternative sites based on siting criteria developed through an
inter-jurisdictional process;
h. An analysis of opportunities to facilitate or encourage modes of travel other
than single-occupancy vehicles, the incorporation of energy-saving
strategies in infrastructure planning and design, and the feasibility of using
electric, sustainable, or other renewable energy sources for new or
expended public facilities and developments to reduce greenhouse gasses;
i. An analysis of environmental impacts and mitigation; and
j. Extensive public involvement.
LU-P14 The City should consider opportunities to promote public health and address
racially and environmentally disparate health outcomes by providing or enhancing
opportunities to safe and convenient physical activity, social connectivity,
protection from exposure to harmful substances and environments, and denser
housing in potential future changes to land use designations, as appropriate to
serve the needs of the Medina community.
LU-P15 To promote adequate stormwater management within the community, the City
should consider land use development standards and other local regulations that
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AGENDA ITEM 6.2
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could be revised, as appropriate, to better accommodate site drainage and
encourage the practice of low-impact development.
LU-P16 The existing residential character of Medina should promote the health and well-
being of its residents by supporting equitable access to parks and open space and
safe pedestrian and bicycle routes.
LU-P17 The City should explore opportunities to improve connectivity and ensure public
safety of existing pedestrian and bicycle routes in the City, as needed.
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AGENDA ITEM 6.2
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Figure 1 - Zoning Map
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AGENDA ITEM 6.2
Figure 2 - Current Land Use Map
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AGENDA ITEM 6.2
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Figure 3 - Future Land Use Map
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AGENDA ITEM 6.2
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2. NATURAL ENVIRONMENT ELEMENT
INTRODUCTION
The quality of life in the Pacific Northwest is often equated with the quality of the environment.
Protecting and restoring air quality, water resources, soils, and plant, fish and animal habitats are
important goals for the City of Medina.
This is particularly vital in light of federal Endangered Species Act (ESA) listings of several
salmonid species. Coho salmon and steelhead trout are listed as threatened by the National Marine
Fisheries Service (NMFS), and Chinook salmon are listed as endangered. Bull trout are listed as
threatened by the U.S. Fish and Wildlife Service (USFWS). All of these species are found in Lake
Washington.
Medina is committed to federal, state, and regional goals of endangered species recovery of listed
salmon species by addressing salmon habitat needs within and adjacent to its boundaries within
Lake Washington. However, protecting these resources is challenging for a fully developed
community.
The Growth Management Act (GMA) requires that comprehensive plans establish critical areas
policies based on best available science as defined by WAC 365-195-905. In addition, “…cities
shall give special consideration to conservation or protection measures necessary to preserve or
enhance anadromous fisheries.” King County countywide planning policies (CPP) provides that,
“Local governments have a key role in shaping sustainable communities by integrating
sustainable development and business practices with ecological, social, and economic concerns.
Local governments also play a pivotal role in ensuring environmental justice by addressing
environmental impacts on frontline communities and by pursuing fairness in the application of
policies and regulations.” The City defines critical area wetlands, fish and wildlife habitat
conservation areas, and geologically hazardous areas. These critical areas are regulated under the
City’s Critical Area Regulations (Medina Municipal Code Chapter 16.50). The City does not
contain any critical aquifer recharge areas or frequently flooded areas.
This section establishes critical areas policies based on best available science to protect the
environment and enhance the community’s quality of life within the constraints of a fully
developed community. The section also establishes policies intending to support environmental
justice within the community and participate in the regional response to climate change. Major
natural hazards associated with climate change such as sea-level rise and wildfire risk do not
directly impact the City of Medina but more broadly impact neighboring jurisdictions and the
region.
The GMA also mandates the conservation of natural resources, such as agricultural, forest, and
mineral resource lands. However, Medina has none of these areas so natural resource lands will
not be addressed further.
EXISTING CONDITIONS
The City of Medina is located within the Lake Washington/Cedar River/Sammamish Watershed,
also known as Water Resource Inventory Area (WRIA) 8.
Commented [DJ1]: PSRC, 07/18/2024, Page 5
PSRC requested the City consider identifying specific
climate hazards based on the PSRC Puget Sound
Hazards map. The map does not identify any direct
climate hazards applicable to the City.
43
AGENDA ITEM 6.2
2
The 2014 Critical Areas Map identifies and describes known regulated critical areas and sensitive
areas within Medina (see Figure 4). These critical areas include:
• Fairweather Park [Fairweather Nature Preserve];
• Medina Park and adjacent wetlands at Overlake Golf & Country Club;
• Portions of the Lake Washington shoreline, which are designated as erosion hazard areas;
• The Lake Washington shoreline in its entirety, which has moderate to high liquefaction
susceptibility;
• A great blue heron priority habitat area in the northeast corner of Medina Park;
• A bald eagle nest buffer along the northern shoreline of Lake Washington;
• Medina Creek (a.k.a, Fairweather Bay Creek);
• An unnamed creek draining to the south from the Medina Park ponds;
• An unnamed creek originating in the south Clyde Hill area;
• An unnamed creek connected to the Fairweather Park wetland; and
• A potential unnamed creek originating near Evergreen Point Road, north of NE 14th Street.
These features and their vegetated buffers provide moderate habitat functions for small mammals,
a variety of birds, amphibians, reptiles, and invertebrates typically found in urban green spaces. In
addition, all of these features are adjacent to or ultimately drain into Lake Washington, a
waterbody which contains federal ESA-listed fish. However, none of these features, aside from
the Lake Washington shoreline itself and the immediately accessible downstream reaches of the
streams, contain federally listed fish. Therefore, from an ESA perspective, the most valuable
function of these features to be preserved and enhanced is water quality treatment and storage,
and groundwater recharge. The Washington Department of Fish and Wildlife lists Coho salmon
as a Priority Species, which have been observed in Medina Creek downstream (north) of SR 520.
Recent improvements to culverts underneath SR 520 may allow Coho salmon to pass upstream
into Medina. Therefore, in-stream fish habitat on Medina Creek could also be enhanced. Other
possible functions include passive recreation and environmental education. Medina should seek
opportunities to coordinate with neighboring communities to maintain or daylight culverts that
cross jurisdictional boundaries, where a multi-jurisdictional joint approach to creek system and
culvert management would improve fish passage and water flows through Medina and the Points
communities.
GOALS
NE-G1 To achieve a well-balanced relationship between the built and natural environments
utilizing guidance derived from best available science.
NE-G2 To prioritize stormwater management, point and non-point pollutant discharge
reduction, and erosion control methodologies to reduce short-term and long-term water
quality impacts.
NE-G3 To promote community-wide stewardship of the natural environment for future
generations through protection, preservation/conservation, and enhancement of those
natural environment features which are most sensitive to human activities and which
are critical to fish and wildlife survival and proliferation.
POLICIES
NE-P1 The City should maintain and update critical areas regulations as required by the GMA
utilizing the best available science. Approaches and standards for defining and
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AGENDA ITEM 6.2
3
protecting critical areas should be coordinated with neighboring jurisdictions where
such areas and impacts to critical areas cross jurisdictional boundaries.
NE-P2 The City should preserve and enhance where possible the functions and values of
Medina’s critical areas and natural resources in a manner consistent with best available
science, and preserve and restore its native vegetation, native biodiversity, and tree
canopy, especially where it protects habitat and contributes to overall ecological
function. Natural resources in Medina include forests, wetlands, estuaries, and urban
tree canopy, all of which are valuable and should be protected.
NE-P3 The City should coordinate with other cities, King County, federal and state agencies,
tribes, the Puget Sound Partnership, the WRIA 8 Salmon Recovery Council, and other
stakeholders on regional environmental issues for the benefit of Puget Sound and its
watersheds, including surface and groundwater quality and quantity improvements,
natural drainage system improvements, erosion and sedimentation minimization, flood
risk abatement, stormwater runoff rate moderation, and salmon conservation. By
implementing this integrated and comprehensive approach to fish, wildlife, and habitat
management, the City hopes to accelerate ecosystem recovery, focusing on enhancing
the habitat of salmonids, orca, and other threatened and endangered species and species
of local importance.
NE-P4 No net loss of wetlands functions, values, and acreage should result from development.
NE-P5 The City should work to protect, preserve and, where possible, enhance water quality
in Lake Washington, Medina Creek, and other streams. The City should ensure that
public and private projects incorporate locally appropriate, low-impact development
approaches developed using a watershed planning framework for managing
stormwater, protecting water quality, minimizing flooding and erosion, protecting
habitat, and reducing greenhouse gas emissions.
NE-P6 The City should develop a mitigation incentives program that promotes improved
water quality. Incentives should be monitored to determine effectiveness.
NE-P7 The City should work to preserve stream corridors wide enough to maintain and
enhance existing stream and habitat functions in all development proposals by
designation of native growth protection areas or other appropriate mechanisms.
NE-P8 The City should restore Medina Creek to provide salmon habitat by developing and
implementing a salmon restoration/habitat recovery plan and by facilitating
development review processes that ensure that new development is consistent with
germane state regulations governing stream restoration.
NE-P9 The City should prohibit the introduction of invasive plant species and encourage
enhancement of native plant communities in natural areas, which include, but are not
limited to, fish and wildlife habitat conservation areas and their buffers. The City
should also encourage protection or enhancement of the urban tree canopy to provide
wildlife habitat, support community resilience, mitigate urban heat, manage
stormwater, conserve energy, protect and improve mental and physical health, and
strengthen economic prosperity. This work should include prioritizing places where
Black, Indigenous, and other People of Color communities; low-income populations;
and other frontline community members live, work, and play.
NE-P10 The City should encourage and educate residents on development and land use
practices that minimize impacts on the natural environment, with emphasis on
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AGENDA ITEM 6.2
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anadromous fisheries.
NE-P11 The City should ensure all residents, regardless of race, social, or economic status have
a clean and healthy environment. The City should work to identify, mitigate, and
correct for unavoidable negative impacts of public actions that disproportionately
affect those frontline communities impacted by existing and historical racial, social,
environmental, and economic inequities, and who have limited resources or capacity
to adapt to a changing environment. The City should prevent, mitigate, and remediate
harmful environmental pollutants and hazards, including light, air, noise, soil, and
structural hazards, where they have contributed to racialized health or environmental
disparities, and increase environmental resiliency in frontline communities.
NE-P12 The City should adopt and implement policies and programs to achieve a target of
reducing countywide sources of greenhouse gas emissions, compared to a 2007
baseline, by 50% by 2030, 75% by 2040, and 95%, including net-zero emissions
through carbon sequestration and other strategies, by 2050. The City should evaluate
and update these targets over time in consideration of the latest international climate
science and statewide targets aiming to limit the most severe impacts of climate change
and keep global warming under 1.5 degrees Celsius.
NE-P13 The City should plan for development patterns that minimize air pollution and
greenhouse gas emissions, including:
a) Facilitating modes of travel other than single-occupancy vehicles including transit,
walking, bicycling, and carpooling;
b) Incorporating energy-saving strategies in infrastructure planning and design;
c) Encouraging interjurisdictional planning to ensure efficient use of transportation
infrastructure and modes of travel;
d) Encouraging new development to use low emission construction practices, low or
zero net lifetime energy requirements, and green building techniques; and
e) Reducing building energy use through green building methods in the retrofit of
existing buildings.
NE-P14 This City should promote energy efficiency, conservation methods, sustainable energy
sources, electrifying the transportation system, and limiting vehicle miles traveled to
reduce air pollution, greenhouse gas emissions, and consumption of fossil fuels to
support state, regional, and local climate change goals.
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2.1 SHORELINE MANAGEMENT SUB-ELEMENT
INTRODUCTION
The Washington State Legislature passed into law the Shoreline Management Act (SMA) in 1971
with the paramount objectives to protect and restore the valuable natural resources that shorelines
represent and to plan for and foster all "reasonable and appropriate uses" that are dependent upon
a waterfront location or which will offer the opportunities for the public to enjoy the state's
shorelines. The goals and policies of the SMA constitute one of the goals of the Growth
Management Act as set forth in RCW 36.70A.020.
Administration of the SMA is a cooperative effort balancing local and state-wide interests in the
management and development of shoreline areas The City manages the shoreline areas through
implementation of its shoreline master program. The goals and policies set forth in this sub-
element are combined with the regulations set forth in Subtitle 20.6 of the Medina Municipal
Code and together constitute the Medina Shoreline Master Program. This master program
represents the City’s participation in a coordinated planning effort to protect the public interest
associated with the shorelines of the state, at the same time, recognizing and protecting private
property rights consistent with the public interest.
The City of Medina is a low-density residential community that encompasses approximately 109
acres of shoreline jurisdiction and 4.5 miles of waterfront (23,760 feet). Except for about 780 feet
of publicly and state owned property, all of the City’s shoreline is privately owned and zoned for
residential. Medina originally adopted a Shoreline Management Master Program in 1974. The
Program was updated in 2014 to comply with the 2003 Department of Ecology Guidelines found
in WAC 173-26.
VISION FOR THE SHORELINE MASTER PROGRAM
The residential nature of the City’s shoreline makes preservation of this character, while
encouraging good stewardship and enjoyment of the shoreline, including protecting and
preserving shoreline ecological functions, the primary vision of the shoreline master program.
GOALS AND POLICIES
The City’s Shoreline Master Program provides goals and policies involving the protection of, and
appropriate uses for, the shoreline.
The goals and policies are grouped into the following categories:
A. Shorelines of Statewide Significance
B. Shoreline Environments;
C. Shoreline Use and Activities;
D. Public Access;
E. Recreation;
F. Circulation;
G. Utilities;
H. Environment;
I. Archaeological, Historic and Cultural
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AGENDA ITEM 6.2
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J. Resources; and
K. Shoreline Restoration and Ecological Enhancements.
A. Shorelines of Statewide Significance
GOALS
SM-G1 Implement the policies of the Shoreline Management Act as enunciated in RCW
90.58.020.
POLICIES
SM-P1.1 This Shoreline Master Program shall be developed using the following guidelines in
order of preference:
a. Recognize and protect the state-wide interest over local interest.
b. Preserve the natural character of the shoreline.
c. Support actions that result in long-term benefits over short-term benefits.
d. Protect the resources and ecology of the shoreline.
e. Increase public access to publicly owned areas of the shorelines.
f. Increase recreational opportunities for the public in the shoreline.
B. Environment Designations
The intent of a shoreline environment designation is to preserve and enhance shoreline ecological
functions and to encourage development that will enhance the present or desired future character
of the shoreline. To accomplish this, shoreline segments are given an environment designation
based on existing and planned development patterns, biological capabilities and limitations, and
the aspirations of the local citizenry.
GOALS
SM-G2 Provide a comprehensive shoreline environment designation system to categorize
Medina’s shorelines into similar shoreline areas to guide the use and management
of these areas.
POLICIES
SM-P2.1 Designate properties residential to accommodate detached single-family
development.
Designation criteria: Assign residential environment designation to shoreline areas
predominantly single-family residential development or are planned and platted for
residential development.
Areas designated as Residential are predominantly single-family residential
development and comprise approximately 98 percent of the City’s shoreline
jurisdiction. The following management policies should guide development within
these areas:
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a. Residential activities are preferred over other land and resource consumptive
development or uses. Limited non-residential uses, such as parks, day cares,
home businesses may be allowed, provided they are consistent with the
residential character and the City’s land use regulations.
b. Development should be located, sited, designed and maintained to protect,
enhance and be compatible with the shoreline environment.
c. Development regulations should require the preservation of ecological
functions, taking into account the environmental limitations and sensitivity of
the shoreline area, the level of infrastructure and services available, and other
comprehensive planning considerations.
SM-P2.2 Designate properties Urban Conservancy to protect and restore ecological functions
of open space, flood plain and other sensitive lands, while allowing a variety of
compatible uses.
Designation criteria: Assign Urban Conservancy environment designation to
shoreline areas appropriate and planned for development that is compatible with
maintaining or restoring of the ecological functions of the area, that are not
generally suitable for water-dependent uses and that lie in incorporated
municipalities, urban growth areas, or commercial or industrial "rural areas of
more intense development" if any of the following characteristics apply:
i. They are suitable for water-related or water-enjoyment uses;
ii. They are open space, flood plain or other sensitive areas that should not be
more intensively developed;
iii. They have potential for ecological restoration;
iv. They retain important ecological functions, even though partially developed;
or
v. They have the potential for development that is compatible with ecological
restoration
Areas designated as Urban Conservancy include Medina Beach Park, Lake Lane
Dock, View Point Park/ 84th Avenue N.E. Dock, and privately owned joint-use
recreational lots. The following management policies should guide development
within these areas:
a. Primary uses should be those that preserve the natural character of the area or
promote preservation of open space or sensitive lands either directly or over the
long term. Uses that result in restoration of ecological functions should be
allowed if the use is otherwise compatible with the purpose of the environment
and the setting.
b. Water dependent recreation uses, such as public access piers, recreational
floats, and swim beaches, shall be the highest priority, provided they can be
located, designed, constructed, operated, and mitigated in a manner that
ensures no net loss of ecological function.
c. Water oriented recreation uses, such as viewing trails, benches and shelters,
should be emphasized and non-water oriented uses should be minimized and
allowed only as an accessory use; for example picnic areas, forest trails and
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small playground areas would be acceptable, but tennis courts and developed
sports fields would not.
d. Standards should be established for shoreline stabilization, vegetation
conservation, water quality, and shoreline modifications to ensure that new
development does not result in a net loss of shoreline ecological functions or
further degrade other shoreline values.
e. Facilities should be designed for neighborhood and non-motorized use, unless
vehicle access and parking can be provided and impacts on the environment
and surrounding property owners can be mitigated.
SM-P2.3 Designate properties Aquatic to protect, restore, and manage the unique
characteristics and resources of the areas waterward of the ordinary high water
mark.
Designation Criteria: Assign Aquatic environment designation to areas waterward
of the ordinary high water mark.
Areas designated as Aquatic are those waterward of the ordinary high water mark.
The following management policies should guide development within these areas:
a. Allow new over-water structures only for water-dependent uses, public access,
or ecological restoration.
b. The size of new over-water structures should be limited to the minimum
necessary to support the structure's intended use.
c. To reduce the impacts of shoreline development and increase effective use of
water resources, multiple-use of over-water facilities should be encouraged.
d. All developments and uses on waters or their beds should be located and
designed to minimize interference with surface navigation, to consider impacts
to public views, and to allow for the safe, unobstructed passage of fish and
wildlife, particularly those species dependent on migration.
e. Uses that adversely impact the ecological functions of critical freshwater
habitats should not be allowed except where necessary to achieve the
objectives of RCW 90.58.020, and then only when their impacts are mitigated
according to the sequence described in WAC 173-26-201(2)(e) as necessary to
assure no net loss of ecological functions.
f. Shoreline uses and modifications should be designed and managed to prevent
degradation of water quality and alteration of natural hydrological conditions.
SM-P2.4 Designate properties Transportation to accommodate the SR 520 highway, which is
an essential public facility.
Designation Criterion: Assign Transportation environment designation to areas of
high-intensity uses related to transportation.
Areas designated as Transportation include lands controlled by the Washington
State Department of Transportation and designated as state highway right-of-way.
The following management policies should guide development within these areas:
a. Noise associated with construction activity and ongoing operations should be
mitigated to the maximum extent practicable.
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b. Best management practices and mitigation for impacts should be implemented
to ensure no net loss of ecological function.
c. Where not in conflict with public safety and security of the SR 520 facility,
public access should be made a priority.
d. Vegetation and habitat should be restored and enhanced upon completion of the
SR 520 replacement project using native species.
e. The SR 520 facility, and any associated maintenance facilities occurring within
the shoreline management area, particularly where visible from the water,
should be fully screened from adjoining residential properties to the extent
practicable with vegetation and fencing as needed.
SM-P2.5 Areas not designated shall automatically be assigned an Urban Conservancy
designation.
C. Shoreline Uses and Activities
Uses and activities are given preference to those uses that are consistent with the control of
pollution and prevention of damage to the natural environment, or are unique to, or dependent
upon uses of the shorelines. Preference is first to water-dependent uses, then to water-related uses
and then water-enjoyment uses. The purpose is to ensure development of property is done in a
manner that protects the public’s health, safety and welfare, as well as the land and its vegetation
and wildlife, and to protect property rights while implementing the policies of the SMA.
GOALS
SM-G3 Locate, design and manage shoreline uses to prevent and, where possible, restore
significant adverse impacts on water quality, fish and wildlife habitats, the
environment, and other uses.
SM-G4 Preserve Medina's shoreline for single family residential use, in a manner that also
protects and preserves the natural features along the shoreline and the quality of
Lake Washington.
SM-G5 Maintain the City Hall building and grounds in a manner consistent with the
protection and enhancement of the shoreline environment.
SM-G6 Limit parking within the shoreline jurisdiction.
SM-G7 Manage public and community boating facilities to avoid or minimize adverse
impacts.
SM-G8 Manage shoreline modifications to avoid, minimize, or mitigate significant adverse
impacts.
SM-G9 Minimize impacts to the natural environment and neighboring uses from new or
renovated piers and docks and their associated components, such as boatlifts and
canopies.
SM-G10 Manage signs so that they do not visually or aesthetically impair the shoreline
environment.
SM-G11 Limit the visual and environmental impacts of trams in the shoreline area.
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POLICIES
GENERAL
SM-P3.1 Establish development regulations that avoid, minimize and mitigate impacts to the
ecological functions associated with the shoreline area.
SM-P3.2 Encourage low-impact development practices, where feasible, to reduce the amount
of impervious surface within the shoreline area.
SM-P3.3 Ensure that private property rights are respected consistent with the public interest
expressed in the Shoreline Management Act.
RESIDENTIAL
SM-P 4.1 Provide adequate setbacks and natural buffers from the water and ample open space
among structures to protect natural features, ecological functions, preserve views,
and minimize use conflicts.
SM-P4.2 Require new development to preserve existing shoreline vegetation, control erosion
and protect water quality using best management practices.
SM-P4.3 Provide development incentives, including reduced shoreline setbacks, to encourage
the protection, enhancement and restoration of high functioning vegetative buffers
and natural or semi-natural shorelines.
SM-P4.4 At a minimum, development should achieve no net loss of ecological functions,
even for exempt development.
CITY GOVERNMENT FACILITIES
SM-P5.1 Medina’s City Hall and uses accessory to the City Hall should minimize impacts to
shoreline character and features, visual access to the shoreline, and not interfere
with the public’s ability to access or enjoy the shoreline.
SM-P5.2 Any expansion of Medina’s City Hall should result in no net loss of ecological
function within the shoreline jurisdiction.
PARKING
SM-P6.1 Limit parking facilities to those supporting an authorized principal use and allowing
such facilities only if the following criteria are met:
a. Parking is designed and located to minimize adverse impacts including those
related to surface water runoff, water quality, visual qualities, public access,
and vegetation and habitat maintenance;
b. No loss of ecological functions shall result from construction and operation of
the parking facility;
c. The parking does not restrict access to the site by public safety vehicles, utility
vehicles, or other vehicles requiring access to shoreline properties; and
d. Preference shall be given to permeable surface materials where feasible.
BOATING FACILITIES
SM-P7.1 Locate and design boating facilities to ensure no net loss of ecological functions and
to avoid significant adverse impacts.
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SM-P7.2 Where feasible, boating facilities should include measures that enhance degraded
and/ or scarce shoreline features.
SM-P7.3 Boating facilities should not unduly obstruct navigable waters and should avoid
causing adverse effects to recreational opportunities such as fishing, pleasure
boating, swimming, beach walking, picnicking and shoreline viewing.
SM-P7.4 Preference should be given to boating facilities that minimize the amount of
shoreline modification, in-water structure, and overwater coverage.
SM-P7.5 Accessory uses at boating facilities should be limited to water-oriented uses, or uses
that provide physical and/or visual shoreline access for substantial numbers of the
general public. Non-water-dependent accessory uses should be located outside of
shoreline jurisdiction or outside of the shoreline setback whenever possible.
SM-P7.6 Boating facilities should be located, designed, constructed and operated so that
other appropriate water-dependent uses are not adversely affected and to avoid
adverse proximity impacts such as noise, light and glare; aesthetic impacts to
adjacent land uses; and impacts to public visual access to the shoreline.
SHORELINE MODIFICATIONS
SM-P8.1 The adverse effects of shoreline modifications should be reduced, as much as
possible, and shoreline modifications should be limited in number and extent.
SM-P8.2 The city should take steps to assure that shoreline modifications individually and
cumulatively do not result in a net loss of ecological function. This is to be achieved
by preventing unnecessary shoreline modifications, by giving preference to those
types of shoreline modifications that have a lesser impact on ecological functions,
and by requiring mitigation of identified impacts resulting from shoreline
modifications.
SHORELINE STABILIZATION
SM-P8.3 Shoreline stabilization should be located, designed, and maintained to protect and
maintain shoreline ecological functions, ongoing shoreline processes, and the
integrity of shoreline features. Ongoing stream or lake processes and the probable
effects of proposed shoreline stabilization on other properties and shoreline features
should be considered.
SM-P8.4 Structures should be located and designed to avoid the need for future shoreline
stabilization where feasible.
SM-P8.5 Structural shoreline stabilization measures should only be used when a need has
been demonstrated and more natural, flexible, non-structural methods have been
determined infeasible. Alternatives for shoreline stabilization should be based on
the following hierarchy of preference:
a. No action (allow the shoreline to retreat naturally), increase buffers, and
relocate structures.
b. Flexible defense works constructed of natural materials including soft shore
protection, bioengineering, including beach nourishment, protective berms, or
vegetative stabilization.
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c. Rigid works constructed of artificial materials such as riprap or concrete.
SM-P8.6 New or expanded structural shoreline stabilization should only be permitted where
demonstrated to be necessary to protect an existing primary structure, including
single-family dwelling, which is in danger of loss or substantial damage, and where
mitigation of impacts would not cause a net loss of shoreline ecological functions
and processes.
SM-P8.7 New or expanded structural shoreline stabilization for enhancement, restoration, or
hazardous substance remediation projects should only be allowed when non-
structural measures, vegetation planting, or on-site drainage improvements would
be insufficient to achieve enhancement, restoration or remediation objectives.
SM-P8.8 Encourage alternative methods for shoreline stabilization including non-regulatory
methods. Non-regulatory methods may include public facility and resource
planning, technical assistance, education, voluntary enhancement and restoration
projects, or other incentive programs.
SM-P8.9 New development that would require shoreline stabilization which causes
significant impacts to adjacent properties should not be allowed.
DREDGING
SM-P8.10 Dredging operations should be planned and conducted to protect and maintain
existing aquatic habitat and other shoreline uses, properties, and values. Proposals
that include dredging should provide mitigation to achieve no net loss of shoreline
ecological functions.
SM-P8.11 Dredging and dredge material disposal should be done in a manner which avoids or
minimizes significant ecological impacts.
SM-P8.12 Dredging waterward of the ordinary high water mark for the primary purpose of
obtaining fill should not be allowed, except as part of a restoration or environmental
cleanup project.
FILL
SM-P8.13 Fills should be allowed only when tied to a specific development proposal that is
permitted by the master program, and that is located, designed and constructed to
protect shoreline ecological functions and ecosystem-wide processes.
SM-P8.14 Fill coverage should be the minimum necessary to provide for the proposed use.
SM-P8.15 Factors such as current and potential public use of the shoreline and water surface
area, water flow and drainage, water quality and habitat should be considered and
protected to the maximum extent feasible.
SM-P8.16 Fills waterward of the ordinary high water mark should be restricted to supporting
water-dependent uses, public access, cleanup and disposal of contaminated
sediments as part of an interagency clean-up plan, disposal of dredged sediments in
accordance with Department of Natural Resources rules, expansion or alteration of
transportation facilities of statewide significance when no other alternatives are
feasible, and for mitigation actions, environmental restoration and enhancement
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projects, and only when other solutions would result in greater environmental
impact.
SM-P8.17 Fills should be designed and located so that there will be no significant damage to
existing ecological systems or result in hazard to adjacent life, property, or natural
resource systems.
LAND SURFACE MODIFICATIONS
SM-P8.18 Limit land surface modification activities in the shoreline area. Impacts from land
surface modifications activities can be avoided through proper site planning,
construction timing practices, and use of erosion and drainage control methods.
Generally these activities should be limited to the maximum extent necessary to
accommodate the proposed use, and should be designed and located to protect
shoreline ecological functions and ecosystem-wide processes.
BREAKWATERS, JETTIES, GROINS
SM-P8.19 Breakwaters, jetties and groins should only be permitted where necessary to support
water-dependent uses, public access, shoreline stabilization, or other specific public
purpose.
SM-P8.20 Breakwaters, jetties and groins should be located and designed to achieve no net
loss of ecological functions.
MOORAGE FACILITIES (PIERS AND DOCKS)
SM-P9.1 Locate and design piers and docks to avoid adversely impacting shoreline
ecological functions or processes, and where unavoidable impacts to ecological
functions might occur, mitigation should be provided.
SM-P9.2 Moorage should be spaced and oriented in a manner that minimizes hazards and
obstructions to public navigation rights and corollary rights thereto such as, but not
limited to, fishing, swimming and pleasure boating.
SM-P9.3 Piers and docks should be restricted to the minimum size necessary to meet the
needs of the proposed use.
SM-P9.4 Moorage facilities should be constructed of materials that will not adversely affect
water quality or aquatic plants and animals in the long term, and have been
approved by applicable state agencies.
SM-P9.5 Establish development regulations that encourage property owners to make
renovations to their existing piers and docks outside of normal maintenance and
repairs that improve the environmental friendliness of their structure.
SM-P9.6 Encourage joint-use or shared piers and docks where practical.
SIGNS
SM-P10.1 Signs should be designed and placed so that they are compatible with the aesthetic
quality of the existing shoreline and adjacent land and water uses.
SM-P10.2 Signs should not block or otherwise interfere with visual access to the water or
shorelines.
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SM-P10.3 Outdoor advertising and billboards are not an appropriate use of the shoreline areas
within shoreline jurisdiction.
TRAMS
SM-P11.1 Joint use trams are encouraged where they can be placed on the property line.
SM-P11.2 The visual impacts of trams should be minimized.
D. Public Access
Public access includes the ability of the general public to reach, touch, and enjoy the water's edge,
to travel on the waters of the state, and to view the water and the shoreline from adjacent
locations. The purpose is to plan for an integrated shoreline area public access system that
identifies specific public needs and opportunities to provide public access.
GOALS
SM-G12 Ensure the public’s ability to physically and visually enjoy the shoreline
environment.
POLICIES
SM-P12.1 Views of Lake Washington from public parks should be preserved and enhanced.
Enhancement of views shall not be construed to mean excessive removal of
vegetation.
SM-P12.2 Public access should be designed to provide for public safety and to minimize
potential impacts to private property and individual privacy. Public access to
shoreline areas does not include the right to enter upon or cross private property,
except for dedicated easements.
SM-P12.3 Public access should be required for all new shoreline development and uses where
feasible, except for single-family residential development containing less than five
dwelling units.
SM-P12.4 Preservation and enhancement of the public’s visual access to all shoreline areas
should be encouraged through the establishment of setbacks and height limits that
ensure view corridors.
SM-P12.5 Ensure that development upland, as well as in-water and near-shore areas are
located and designed in ways that result in no net loss of ecological functions.
SM-P12.6 Regulate the design, construction, and operation of permitted uses in the shoreline
jurisdiction to minimize, insofar as practical, interference with the public’s use of
the water.
SM-P12.7 Access should provide for a range of users including pedestrians, bicyclists, boaters
and people with disabilities to the greatest extent feasible.
SM-P12.8 Integrate shoreline public access with existing and planned trails or routes, such as
the Points Loop Trail, and the City’s parks and pedestrian pathway system, where
feasible, to improve non-motorized access and community connections.
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SM-P12.9 The shoreline area between Medina Beach Park and the tip of Evergreen Point
should be a priority for establishing new public access.
SM-P12.10 The City should work with Washington State Department of Transportation in
providing public access within any remnant property that may result from the SR
520 replacement project. In particular public access should provide public entry to
Lake Washington where feasible and should be connected to Fairweather Nature
Preserve.
SM-P12.11 When appropriate, Medina should consider joining with other governmental bodies
in a cooperative effort to expand public access to the shoreline through programs of
acquisition and development.
SM-P12.12 Continue use of opened waterfront street ends for public access.
E. Recreation
Recreational uses include passive activities, such as walking, viewing and fishing. Recreational
development also includes facilities for active uses, such as swimming, boating, and other outdoor
recreation uses. This includes both public and non-commercial recreational opportunities.
GOALS
SM-G13 Recreation activities that are dependent on access to the water should be available
to citizens of Medina.
POLICIES
SM-P13.1 Water-dependent recreational activities such as boating, fishing, and swimming
should have priority over other types of recreation on Medina's public shoreline.
SM-P13.2 Coordination with local, state and federal recreation planning should be
encouraged. Shoreline recreational development should be consistent with the
City’s park and recreation plans.
SM-P13.3 Open space and the opportunity for passive forms of recreation should be
encouraged on public shoreline. Recreational plans should promote the
conservation of the shoreline’s natural character, ecological functions, and
processes while expanding the public’s ability to enjoy the shoreline.
SM-P13.4 The City should encourage retention and development of the shoreline for joint use
private recreational activities, such as moorage, decks, beach clubs, etc.
SM-P13.5 Links between existing and future shoreline parks, recreation areas and public
access points should be created via a non-motorized network using existing rights-
of-way or through acquisition of easements and/ or land, where feasible.
SM-P13.6 Recreational activities should be designed to avoid conflict with private property
rights, and to minimize and mitigate negative impacts on adjoining properties.
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F. Circulation
Circulation includes transportation facilities, which are those structures and developments that aid
in land, air, and water surface movement of people, goods, and services. They include roads and
highways, bridges, bikeways, trails, heliports, and other related facilities.
GOALS
SM-G14 The present transportation system within the shoreline jurisdiction shall be
maintained, but any expansion or modification to accommodate growth shall be
designed in a manner which causes minimal impacts using the best technology and
science available. New road construction in the shoreline jurisdiction should be
minimized.
POLICIES
SM-P14.1 New transportation facilities or the expansion of existing facilities must be designed
to minimize air, noise and water pollution, adverse impacts on aquatic habitat and
wildlife habitat, and the adverse impacts of excessive light, glare and community
separation.
SM-P14.2 Expansion of existing roadways should be allowed only if such facilities are found
to be in the public interest and impacts can be mitigated to meet no net loss.
SM-P14.3 New road and bridge construction and the expansion of existing transportation
facilities should include improved non-motorized facilities and enhanced visual and
physical public access if feasible.
SM-P14.4 Joint use of transportation corridors within the shoreline jurisdiction for roads,
utilities, and motorized and non-motorized forms of transportation should be
encouraged to the maximum extent feasible.
G. Utilities
Utilities are services and facilities that produce, transmit, store, process or dispose of electric
power, gas, water, sewage, and communications.
GOALS
SM-G15 Manage public and private utilities within the shoreline area to provide for safe and
healthy water, and sanitary sewer services, while protecting and enhancing the
water quality and habitat value of the shoreline.
POLICIES
SM-P15.1 New utilities should be located outside of the shoreline jurisdiction unless no other
feasible option exists. Where permitted, they should be installed to protect the
shoreline and water from contamination and degradation.
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SM-P15.2 Utilities should avoid locating in environmentally sensitive areas unless no feasible
alternatives exist.
SM-P15.3 Wherever utility facilities and corridors must be placed in a shoreline area, they
should be located so as to protect scenic views. Whenever possible, such facilities
should be placed underground or designed to minimize impacts on the aesthetic
qualities of the shoreline area.
SM-P15.4 Utilities should be designed and located in a manner which preserves the natural
landscape and shoreline ecology, and minimizes conflicts with present and planned
land uses.
SM-P15.5 Joint use of rights-of-way and existing utility corridors should be encouraged.
H. Natural Environment
Medina is enriched with valued natural features that enhance the quality of life for the
community. Natural systems serve many essential functions that can provide significant benefits
to fish and wildlife, public and private property, and enjoyment of the shoreline area.
GOALS
SM-G16 Preserve, protect, and restore shoreline environment.
SM-G17 Protect, conserve and establish vegetation along the shoreline edge.
SM-G18 Conserve and protect critical areas, including wildlife habitat areas, within the
shoreline areas from loss or degradation.
SM-G19 Manage activities that may adversely impact surface and ground water quality or
quantity.
POLICIES
ENVIRONMENTAL IMPACTS
SM-P16.1 Protect shoreline process and ecological functions through regulatory and non-
regulatory means that may include regulation of development within the shoreline
jurisdiction, incentives to encourage ecologically sound design, conservation
easements, and acquisition of key properties. .
SM-P16.2 Preserve the scenic aesthetic quality of shoreline areas and vistas to the greatest
extent feasible.
SM-P16.3 Adverse impacts on the natural environment should be minimized during all phases
of development (e.g. design, construction, operation, and management).
SM-P16.4 Shoreline developments that propose to enhance environmentally sensitive areas,
other natural characteristics, resources of the shoreline, and provide public access
and recreational opportunities to the shoreline are consistent with the fundamental
goals of this Master Program, and should be encouraged.
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VEGETATION CONSERVATION
SM-P17.1 Where new developments and/or uses or redevelopments are proposed, native
shoreline vegetation should be conserved to maintain shoreline ecological functions
and/or processes. Vegetation conservation and restoration should be used to
mitigate the direct, indirect and/or cumulative impacts of shoreline development,
wherever feasible. Important functions of shoreline vegetation include, but are not
limited to:
a. Providing shade necessary to maintain water temperatures required by
salmonids and other organisms that require cool water for all or a portion of
their life cycles.
b. Regulating microclimate in riparian and near-shore areas.
c. Providing organic inputs necessary for aquatic life, including providing food in
the form of various insects and other benthic macro-invertebrates.
d. Stabilizing banks, minimizing erosion and sedimentation, and reducing the
occurrence/severity of landslides.
e. Reducing fine sediment input into the aquatic environment by minimizing
erosion, aiding infiltration, and retaining runoff.
f. Improving water quality through filtration and vegetative uptake of nutrients
and pollutants.
g. Providing a source of large woody debris to moderate flows, create hydraulic
roughness, form pools, and increase structural diversity for salmonids and other
species.
h. Providing habitat elements for riparian-associated species, including downed
wood, snags, migratory corridors, food, and cover.
SM-P17.2 Noxious and invasive weeds. Encourage management and control of noxious and
invasive weeds. Control of such species should be done in a manner that retains
onsite native vegetation, provides for erosion control, and protects water quality.
Use of non-toxic or natural controls is preferred.
SM-P17.3 Provide incentives for the retention and planting of native vegetation, and
discourage extensive lawns due to their limited erosion control value, limited water
retention capacity, and associated chemical and fertilizer applications particularly in
areas recommended for designation as Shoreline Residential. Incentives could
include additional flexibility with building setbacks from Lake Washington, a
simplified permit process with recommended planting plans, reduced or waiver of
permit fees, and/or city participation in a pilot-project that promotes shoreline
restoration.
CRITICAL AREAS
SM-P18.1 In addressing issues related to critical areas, use scientific and technical
information, as described in WAC 173-26-201(2)(a).
SM-P18.2 In protecting and restoring critical areas within shoreline areas , integrate the full
spectrum of planning and regulatory measures, including the comprehensive plan,
watershed plans, local development regulations, and state, tribal, and federal
programs.
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SM-P18.3 Critical areas within the shoreline area should be managed and protected to ensure
no net loss of ecological functions. When feasible, degraded ecological functions
and ecosystem-wide processes should be restored.
WATER QUALITY, STORMWATER, AND NON-POINT POLLUTION
SM-P19.1 All shoreline uses and activities should be located, designed, constructed and
maintained to mitigate adverse impacts to water quality, water quantity, or
hydrology.
SM-P19.2 The City should require reasonable setbacks, buffers, and storm water storage
basins and encourage low-impact development techniques and materials to achieve
the objective of minimizing impervious surfaces and lessening negative impacts on
water quality.
SM-P19.3 Stormwater impacts should be addressed through the application of the most recent
edition of the Adopted Surface Water Design Manual and all applicable City
stormwater regulations.
SM-P19.4 The City should provide general information to the public about the impacts of land
and human activities on water quality, and encourage homeowners and property
managers to use non-chemical weed and pest control solutions and natural
fertilizers.
I. Archaeological, Historic and Cultural Resources
Archaeological, historic and cultural resources are those that are either recorded at the state
historic preservation office or have been inadvertently uncovered.
GOALS
SM-G20 Historically, culturally or archaeologically significant areas or architecturally or
culturally significant facilities should be protected and maintained in the public
interest.
POLICIES
SM-P20.1 Medina should preserve or allow preservation of shoreline buildings and sites with
historic or architectural value, such as the old ferry ticket office (City Hall), and
certain boathouses.
SM-P20.2 Prevent the destruction of or damage to any site having historic, cultural, scientific,
or educational value as identified by the appropriate authorities, including affected
Indian tribes, and the office of archaeology and historic preservation.
SM-P20.3 Ensure that new development is compatible with existing historic structures and
cultural areas.
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20
J. Shoreline Restoration and Ecological Enhancement
Shoreline habitat and natural systems enhancement and restoration projects include those
activities proposed and conducted specifically for the purpose of establishing, restoring, or
enhancing habitat for priority species in shorelines.
GOALS
SM-G21 Implement the projects, programs and plans established within the Restoration Plan
as funding and staffing resources permit.
POLICIES
SM-P21.1 Restoration and enhancement of shorelines should be designed using principles of
landscape and conservation ecology and should restore or enhance chemical,
physical, and biological watershed processes that create and sustain shoreline
habitat structures and functions.
SM-P21.2 Restoration and enhancement actions should improve shoreline ecological functions
and processes and should target meeting the needs of sensitive plant, fish and
wildlife species as identified by Washington Department of Fish and Wildlife,
Washington Department of Natural Resources, National Marine Fisheries Service
and/or U.S. Fish and Wildlife Service.
SM-P21.3 The City should, and private entities are encouraged to, seek funding from State,
Federal, private and other sources to implement restoration, enhancement, and
acquisition projects, particularly those that are identified in the Restoration Plan of
this SMP or the Final WRIA 8 Chinook Salmon Conservation Plan and related
documents.
SM-P21.4 The City should develop processing guidelines that will streamline the review of
restoration-only projects.
SM-P21.5 Allow for the use of tax incentive programs, mitigation banking, grants, land swaps,
or other programs, as they are developed, to encourage restoration and enhancement
of shoreline ecological functions and to protect habitat for fish, wildlife and plants.
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AGENDA ITEM 6.2
21
Figure 4 - Critical Areas Map
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AGENDA ITEM 6.2
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AGENDA ITEM 6.2
23
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AGENDA ITEM 6.2
4. 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 The Growth
Management Act (GMA) and King County’s Countywide Planning Policies (CPPs). 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 do the following:
• Preserve the quiet, sylvan neighborhood character.
• Encourage residential development compatible in scale with the surrounding housing.
• Promote and encourage green building practices and tree preservation.
• Encourage affordable housing options for a cross section of the community.
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.
EXISTING CONDITIONS
While Medina is an incorporated city, its character and function are more like that of a mature
residential neighborhood. According to the 2021 U.S. Census of Population and Housing, there
are 1,113 total housing units in the City. Housing units are in the form of detached residential
units on individual lots. There are no multiple-family structures and current zoning does not allow
such development although ADUs and DADUs are permitted. Medina is an established residential
community that abuts residential areas of Hunts Point, Clyde Hill, and Bellevue. As of 2021,
81.5% of housing units in Medina were owner-occupied, down from 89.1% in 2015. The vacancy
rate in 2021 was 5.3%, down from 8.7% in 2015. Medina’s development pattern is consistent with
that of neighboring communities.
Table 1. Medina Housing Statistics
Housing Measure Units Percent
Total housing units 1,113 100%
Vacant housing units 59 5.3%
Occupied housing units (households) 1,054 94.7%
- Owner occupied 859 81.5%*
- Renter occupied 195 18.5%*
Commented [DJ1]: The Housing Action Plan and
Housing Needs Assessment are currently referenced in
the Housing Element. Additional documents should be
added as appendices or referenced to provided
consistency with the GMA:
•Land Capacity Analysis (LCA)
•Racially Disparate Impacts (RDI) Analysis
•Adequate Provisions Checklist
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AGENDA ITEM 6.2
Persons per household 2.8
*Represented percentage of the total occupied housing units
Source: 2021 U.S. Census
Although the number of total housing units in Medina has decreased since the last Comprehensive
Plan update, the number of larger households has increased. Larger households, composed of 4-or-
more people, make up the greatest proportion of Medina’s households, followed by 2-person
households, 1-person households, and finally 3-person households (Table 2). When the occupancy is
separated into homeowners and renters (Table 3), 2-person households make up the largest
proportion of owner-occupied units, followed by 4-or-more person households. 4-or-more person
households make up the largest proportion of renter-occupied households, followed by 1-person
households.
Table 2. Medina Household Size
Household Size Units Percent
1-person 178 17%
2-person 374 35.5%
3-person 96 9%
4-or-more people 406 38.5%
Total Occupied Households 1,054 100%
Source: 2021 U.S. Census
Table 3. Medina Household Size by Occupancy Type
Household Size Owner Percent* Renter Percent*
1-person 126 14.7% 52 26.7%
2-person 339 39.5% 35 17.9%
3-person 78 9.1% 18 9.2%
4-or-more people 316 36.8% 90 46.2%
Total Households 859 100% 195 100%
*Ratios have been rounded to their nearest tenth place
Source: 2021 U.S. Census
This larger household size correlates with more children living in the city. Nearly half of households
in Medina have children and of those households, 74% are between the age of 6 to 17 years. In
general, Medina has a higher percentage of children under the age of 18 than both King County and
the state of Washington. This, along with the general population increase in the surrounding
jurisdictions, could be a factor in the uptick of bike and park usage that has been noted over the past
few 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. Approximately one-third of households have one or more
people 65 years of age or older and of those, 10.6% are living alone. As a historically residential
city, it is this aging population that are most at risk for displacement. Rising property taxes, limited
public transportation, and increased cost of home maintenance against the backdrop of often fixed
incomes are beyond the city’s control; however, the city can encourage development of affordable
housing (see Affordable Housing section of this Element) through varied mechanisms which could
include reduced permit fees.
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AGENDA ITEM 6.2
HOUSING TARGETS
A housing target, as defined in the GMA, is based on regional forecasts and allocations in Puget
Sound Regional Council’s (PSRC) 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 Medina has a 2019-2044 housing unit target of 19 units as adopted in King County’s Countywide
Planning Policies (CPPs); as a fully built-out community with no adjacent land to annex, Medina
currently has an existing buildable net capacity of 8 units which means there is a capacity deficit of
11 units. As part of the Comprehensive Plan update, jurisdictions must demonstrate zoned or
planned capacity for their growth target.
The predominant development pattern in Medina happens through redevelopment where an older
home is demolished and replaced by a new one. With the 2023 passage of missing middle housing
legislation (HB 1110 and HB 1337) by the Washington State Legislature, denser, neighborhood-
scale housing (requiring one additional dwelling unit capacity be added to each existing residential
lot) are allowed in every zoning district except for those parcels with a critical area (e.g., the
Shoreline Jurisdiction, steep slopes, etc.). Although a deficit of 11 units might initially seem to be an
insurmountable goal, the city has always exceeded the growth target set by King County. The
middle housing land use change will create an opportunity for Medina to meet its overall growth
target through redevelopment.
AFFORDABLE HOUSING
A major challenge for all Eastside communities is to provide affordable housing opportunities for all
economic segments of the community and at the same time, encourage preservation of existing
housing stock. The GMA affirms the city’s responsibility to meet this challenge in its goal to plan
for and accommodate housing that is affordable to multiple economic segments (including
emergency and permanent supportive housing), promote a variety of housing types necessary to
meet statewide projections for moderate, low, very low, and extremely low-income households, and
encourage the preservation of existing housing stock.
Medina has several existing mechanisms to assist in the provision of affordable housing. These
include, but are not limited to the following:
• Special Housing Needs such as foster homes, adult daycares, permanent supportive
housing, and transitional housing are all permitted within the City. 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 construction of ADUs and DADUs are allowed on properties where
there is sufficient lot size to meet the underlying, minimum zoning.
• ADUs are permitted in all residential zoning districts subject to the requirements of
the Medina Municipal Code.
• Contributions to A Regional Coalition for Housing (ARCH), 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.
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AGENDA ITEM 6.2
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
(AMI) 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 AMI.
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 2022 CPPs establishes a countywide need for housing in 2044 by percentage of
AMI. Table 4 demonstrates the allocation of projected housing units by income level, as
established by the CPP’s. To 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 also been allocated 4 emergency housing1 units, which are not included in its housing target
of 19. Medina has an abundance of housing units affordable to an AMI of 81% and greater which
is why there are no units allocated in those AMI brackets. This is not to indicate that market rate
housing cannot be built, but rather that Medina will endeavor to plan for and accommodate in a
manner that seeks to increase housing choice. Success will primarily be defined by whether
Medina has adopted and implemented policies and plan(s) that, taken together and in light of
available resources, can reasonably be expected to support and enable the production or
preservation of units needed at each affordability level.
Table 4. Allocation of Projected Housing Units by Income Level
Percentage of Area Median Income (AMI) Housing Units
0-30% 8
31-50% 3
51-80% 8
81-100% 0
101-120% 0
Above 120% 0
Source: King County Countywide Planning Policies, 2022
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 to Medina. Table 5 shows the 2044 projected housing units that include
emergency housing and permanent supportive housing units.
Table 5. Allocation of Projected Housing Units Including Permanent Supportive and
Emergency Housing for Medina, WA
1 See Appendix A for definition of “Emergency Housing”
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AGENDA ITEM 6.2
0 to <30% Emergency
Housing
Needs
Total Non-
PSH*
PSH >30 to
<50%
AMI
>50 to
<80%
AMI
>80 to
<100%
AMI
>100 to
<120%
AMI
>120%
AMI
Net New
Need 2019-
2044
5 3 3 8 - - - 4
*Permanent Supportive Housing
Source: King County Countywide Planning Policies, 2022
GOALS
H-G1 Preserve and foster the development of a variety of housing types, sizes, and
densities to accommodate the diverse needs of all members of the community while
maintaining Medina’s high-quality residential setting.
POLICIES
H-P1 Ensure new development is consistent with citywide goals and policies, including
but not limited to sustainable site standards, landscaping and tree retention
requirements, and diversity of housing options all while maintaining a quiet, safe,
and livable city.
H-P2 Maintain the informal, sylvan residential character of neighborhoods.
Encourage residential site development and redevelopment to plan for the
retention or preservation of existing trees.
H-P3 Through the use of appropriate incentives, support and encourage appropriate
ways to meet Medina’s housing needs, including a need for a variety of
household sizes, incomes, and types.
H-P4 Promote fair and equal access to housing for all persons and prohibit any activity
that results in discrimination in housing.
H-P5 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-P6 Restrict the size and scale of new and remodeled homes in order to retain the
informal, sylvan character of the community.
H-P7 Encourage Dark Sky lighting within the community.
H-P8 Support and promote the development of accessory dwelling units
(ADUs/DADUs) within new and existing residential developments to increase
housing options and availability within Medinato create affordable housing.
H-P9 Continue participation in regional and inter-jurisdictional organizations, such as
King County, A Regional Coalition for Housing (ARCH), and other Eastside
jurisdictions to assess the need for and to assist in the provision of affordable
housing on the Eastside.
Commented [DJ2]: Commerce, 08/01/2024, Comment
2.a
PSRC, 07/18/2024, Page 3
The City should revise or add a Housing Element policy
“for the preservation, improvement, and development of…
moderate density housing” consistent with RCW
36.70A.070(2)(b).
Commerce, 08/01/2024, Comment 2.e
KCAHC, 09/05/2024, Recommendation 4 & 5
The City should “consider additional policies to address
and begin to undo this exclusion.”. If any potential
impacts are identified in the RDI analysis, they should be
addressed in the policies.
Commented [DJ3]: Commerce, 08/01/2024, Comment
2.b
KCAHC, 09/05/2024, Recommendation 2
The City should assume ADUs will only be affordable to
households making more than 80% AMI unless
additional market analysis or subsides/incentives are
provided to support the affordable development of
ADUs.
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AGENDA ITEM 6.2
H-P10 Continue to make contributions to agencies that support affordable housing.
H-P11 Plan for and eEncourage the construction of housing types that are available to
extremely low, very low, low, and moderate income households.
H-P12 Encourage affordable housing options that are compatible with the City’s high-
quality residential setting, including the preservation and rehabilitation of older
housing stock to create affordable housing.
H-P13 Continue to work with cities and community representatives on countywide,
subregional, state, and federal funding sources for housing development,
preservation, and related services.
H-P14 Limit short-term rentals as they can limit the availability of housing for full-time
residents.
H-P15 Consider incentives that will encourage the construction of more affordable
housing.
H-P16 Ensure development regulations allow for and have suitable provisions to
accommodate housing opportunities for special needs populations.
H-P17 Provide reasonable accommodation for special housing needs throughout the
city, while protecting residential neighborhoods from potential adverse impacts.
H-P18 Encourage a range of housing types for seniors that are affordable at a variety of
incomes.
H-P19 Encourage and support accessible design and housing strategies that provide
seniors the opportunity to remain in their own community as their housing needs
change.
Commented [DJ4]: KCAHC, 09/05/2024,
Recommendation 1
The City should “include a policy that clearly states its
intent to plan for and accommodate its allocated share of
countywide future housing needs for moderate-, low-, very
low-, and extremely low-income households.“. This is
consistent with the requirements of the GMA as revised
by HB 1220.
KCAHC, 09/05/2024, Recommendation 3
The City should include the income category “extremely
low-income households” in H-P11.
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5. TRANSPORTATION & CIRCULATION
ELEMENT
INTRODUCTION
The Growth Management Act (GMA) requires jurisdictions to demonstrate the availability of
transportation facilities needed to accommodate the growth in traffic over the next twenty years.
King County countywide planning policies (CPP) related to transportation intend to address
three overarching goals: supporting growth by focusing on serving the region with a
transportation system that furthers the Regional Growth Strategy; focusing on mobility by
addressing the full range of travel modes necessary to move people and goods efficiently within
the region and beyond, and; maintaining system operations by encompassing the design,
maintenance, and operation of the transportation system to provide for safety, efficiency, and
sustainability. Since Medina is landlocked and expects minimal population growth in the
foreseeable future, transportation issues are largely concerned with the maintenance and
function of the existing street system and the impacts to this system from decisions made by
larger land uses within as well as outside of the City.
EXISTING CONDITIONS
Medina’s street pattern has developed as an extension of the original City plat, which was laid out
as a basic grid. The exception to this pattern is the Medina Heights neighborhood, which has been
subdivided such that the streets are more curvilinear and tend to follow the prevailing topography.
Nearly all streets in Medina are two lanes with one lane in each direction, with one exception.
Provisions for cyclists and pedestrians are made on some collector streets. Private lanes have
also been developed and continue to be maintained through private means and/or civil
agreements. Regionally oriented transportation facilities consist of a state highway (SR 520), a
Washington State Department of Transportation (WSDOT) bridge maintenance facility, and a
Park & Ride lot. SR 520 passes through Medina and connects the eastside communities with
Seattle via the Evergreen Point Floating Bridge. There is an eastbound off-ramp exiting SR 520
at the north end of 84th Avenue NE along with a westbound on-ramp. A Park & Ride lot is
located on the Evergreen Point Road lid, and provides pedestrian access to two public transit
stops located in the median of SR 520.
Issues relevant to transportation in Medina primarily concern road surface maintenance, storm
drainage, sidewalks, and WSDOT’s maintenance of the on-ramp to SR 520 Eastbound adjacent to
the Evergreen Point Road lid. Traffic volumes are expected to remain relatively constant
considering Medina is fully developed and no substantive population increases are expected. There
are no current plans or needs for new road construction.
Regional Transportation Facilities
The SR 520 corridor has recently been reconstructed to address regional increased traffic and
transit demand. The updated corridor includes a number of design features intended to minimize
and mitigate the significant adverse impacts on the surrounding residential uses, public facilities
(e.g., Fairweather Nature Preserve and the Three Points Elementary School), and the
environment. The SR 520 also now provides improved traffic conditions between Seattle and the
east side of the County, and provides pedestrian and bicycle regional connectivity that runs through
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AGENDA ITEM 6.2
2
Medina and along the SR 520 bridge.
Street Classification
Streets in Medina are classified on a three-tiered hierarchy developed by the Federal Highway
Administration. The hierarchy reflects their functional characteristics (See Figure 7). They are
described below in descending order.
Minor Arterial
• Interconnects and augments the Urban Principal Arterial system providing service to trips
of moderate length at a somewhat lower level of travel mobility than a Principal Arterial.
• Distributes travel to geographic areas smaller than those identified with the higher
level system(s).
• Contains facilities which place more emphasis on land access than the higher level
systems(s) and offer a lower level of traffic mobility. Such facilities may carry local bus
routes and provide intra-community continuity, but ideally should not penetrate
identifiable neighborhoods.
• Provides urban connections to rural collector roads.
The spacing of Minor Arterial streets may vary from 1/8 to 1/2 mile in the central business district
and 2 to 3 miles in the suburban fringes. The only street in this category is 84th Avenue NE
between NE 12th Street and NE 28th Street. This street is a major pathway for traffic between
downtown Bellevue and 520 to and from Seattle.
Collector
• Provides both land access service and traffic circulation within residential neighborhoods,
commercial and industrial areas.
• Differs from the arterial system in that facilities on the collector system may penetrate
residential neighborhoods, distributing trips from the arterials through the area to the
ultimate destination.
• Collects traffic from local streets in residential neighborhoods and channels it into the
arterial system.
This category includes the following streets:
• Evergreen Point Road between Overlake Drive West and 78th Place NE,
• Overlake Drive between Evergreen Point Road and Lake Washington Boulevard.
• NE 12th Street between Evergreen Point Road and Lake Washington Boulevard,
• NE 24th Street between Evergreen Point Road and 84th Avenue NE, and
• Lake Washington Boulevard between NE 12th Street and the Medina city limit near 851
Lake Washington Boulevard.
Local Access
• Provides direct access to abutting land and access to higher order systems.
• Offers the lowest level of mobility and usually contains no bus routes.
• Service through traffic movement usually is deliberately discouraged.
This category includes all those City of Medina streets that do not fall into the previous two
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AGENDA ITEM 6.2
3
categories.
Level of Service
Level of service (LOS) is generally defined as the ability of a roadway or intersection to carry
the volume of traffic. LOS is typically measured using a six-tiered rating system that can be
found in the Highway Capacity Manual. This system is used in the 2022 King County Regional
Transportation Plan, and its use provides a level of consistency between adjacent communities
and the County.
At the high end of the scale is an LOS of 'A,' where motorists experience a high level of freedom
of operation and there is seldom more than one vehicle waiting at an intersection. The low end of
the scale is an LOS of 'F,' which represents a forced flow of traffic and indicates a failure of the
roadway or intersection to accommodate traffic volumes. The LOS ratings between ‘A’ and ‘F’
represent increasing degrees of traffic volumes relative to roadway configuration and waiting
times at intersections. LOS ratings of 'D' and above indicate that there is reserve capacity on a
roadway or at an intersection. For purposes of this Plan, the City adopts an LOS rating of ‘C’ for
its arterials and an LOS rating of ‘D’ for intersections.
Adjacent cities employ criteria nearly identical to Medina’s for LOS standards.
The Puget Sound Regional Council Executive Board has adopted level of service (LOS) standards
for regionally significant state highways in the central Puget Sound region. Under these standards,
SR 520 is classified as a Teir 1 regionally significant highway For the purposes of this Plan, the
City adopts an LOS rating of ‘E/mitigated’ for SR 520 meaning that congestion should be
mitigated (such as transit) when p.m. peak hour LOS falls below LOS ‘E’.
Medina residents currently enjoy relatively little traffic on internal streets due to the City’s
location, configuration, and land use mix. There are no east-west streets that offer through-routes
for regional traffic except for SR 520. Since there is direct connection off of SR 520 to the
internal street grid, there are few impacts on neighborhood streets from motorists seeking
alternative routes, though Medina residents have experienced increased traffic associated with
motorists from other neighboring communities navigating through Medina’s internal street grid
to access SR 520 and avoid more congested areas to access the highway elsewhere.
The average weekday traffic volumes for the four most traveled streets in Medina are estimated
based on the Institute of Traffic Engineers Trip Generation Tables since there are no traffic counts
on record for internal City streets. They are as follows (Table 3):
Table 3. Average Weekday Traffic Volumes
Average Weekday Traffic Volumes
Road Average Vehicles per day
Evergreen Point
Road 976-2,466
NE 24th Street 2,402
NE 12th Street 2,402
Commented [DJ1]: PSRC, 07/18/2024, Page 4
PSRC stated “Cities and counties are required to include
the LOS standards for all state
routes in the transportation element of their local
comprehensive plans.”
The PSRC website provides the following background for
adopting LOS for regional facilities:
“While state law clearly exempts highways of statewide
significance (HSS) routes from local concurrency
regulation, it is not clear whether GMA applies
concurrency to state-owned facilities that are not of
statewide significance. These regionally significant state
highways must be addressed in local comprehensive
plans, have LOS standards set regionally, but the law is
silent in terms of including or exempting them from local
concurrency rules. Therefore, each local jurisdiction,
with assistance from its legal staff, will decide how to
respond to the regional standards. If the
regional LOS standard is already compatible with the
local standard previously set, then the local jurisdiction
may decide to do nothing other than acknowledge the
regional LOS standard in its comprehensive plan. Other
options for local jurisdictions include amending its
existing concurrency program to reflect the newly
established regional LOS standard, modifying its local
concurrency program to make it more flexible with
regard to regionally significant state highways, or
removing the state highway from the local concurrency
program.“
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AGENDA ITEM 6.2
4
Lake
Washington
Boulevard 7,791
Major trip generators in Medina include the Overlake Golf & Country Club, Medina Elementary
School, Three Points Elementary School, St. Thomas School, the Wells-Medina Nursery, and
traffic related to personal services or special events for, and at, individual residences. Funerals,
weddings, and church functions at the St. Thomas Church (located on the corner of NE 12th Street
and 84th Avenue NE) affect the area within a radius of about three blocks. These occur during the
regular work week and on weekends. Traffic associated with St. Thomas School impacts the
functioning of the adjacent intersection as motorists tend to queue up just past the intersection as
they access the parking/pick-up area at St. Thomas Church (which serves the St. Thomas School)
and then make left turns out of this area to once again pass through the intersection. This
contributes to congestion at this intersection during peak travel hours. To mitigate this congestion,
recent efforts have been made to queue vehicles accessing St. Thomas on the shoulder of the road
along 84th Ave NE.
Many parents transport their children to and from the Medina Elementary and Three Points
Elementary Schools and use neighborhood streets for access. Residents of the neighborhood just
south of Three Points Elementary School have expressed concern over the number of vehicles that
are using neighborhood streets to access the school. With grant funding, the City installed new
sidewalks and a load/unload area in front of Medina Elementary to improve safety and reduce
congestion.
Other than construction-related trips, Overlake Golf & Country Club accounts for the largest
number of trips originating outside of the City. Traffic volumes fluctuate seasonally, between
weekdays and weekends, and with Club-sponsored special events. The entrance to the Country
Club is at the end of NE 16th Street off of Evergreen Point Road. It has been estimated that the
Country Club accounts for 12% to 16% of the average daily traffic on Evergreen Point Road
depending on the season.
The traffic along 84th Avenue NE between NE 12th Street and SR 520 is likely to increase during
peak hours, special events, or bad weather due to increases in some regional traffic using this
route as a connection between SR 520 and downtown Bellevue. This may cause increased delays
at the intersections at NE 12th Street, NE 24th Street, and Points Drive (SR 520 access). A traffic
study conducted by the City of Medina that looked at effects of the SR 520 on-ramp at 84th
Avenue NE showed no significant change in traffic; the City may wish to fund a new study to
understand how traffic trends are evolving in the community.
There have been several “mega-homes” built in Medina over the last 35 years. This has increased
traffic both during construction and upon completion. These larger homes tend to
require more staff for daily operations, including security teams. Parties, outdoor art displays, and
other functions are regular occurrences on these properties which create spikes in traffic flow on
Medina’s neighborhood and arterial streets.
Public Transit
There is one King County Metro Transit bus route that provides direct service to City residents
via 84th Avenue NE (route 271, which is being replaced by a new route: route 249). Figure 7
shows the location of the transit stops. Route 249 will run north-south along 84th Avenue NE,
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AGENDA ITEM 6.2
5
connecting downtown Bellevue to Bellevue’s Spring District Station through Beaux Arts,
Medina, Clyde Hill, and south Kirkland. While route 271 provided direct access from Medina to
Seattle, Metro Transit now urges transit riders to use route 249 and transfer to route 270 at the
Yarrow Point freeway station, which similarly provides public transit into Seattle’s University
District. Recognizing the value that its only regional bus route provides to the community,
Medina should work to protect its limited public transportation offering from being removed or
reduced in service.
The Evergreen Point Freeway Station at Evergreen Point Road and SR 520 provides direct access
to 12 bus routes, including three Sound Transit routes and one Snohomish County Community
Transit Route. The state Park & Ride, located on the Evergreen Point lid above SR 520, includes
parking for approximately 50 vehicles. Both the eastbound and westbound stops are accessible
from the Evergreen Point Road lid by pedestrian pathways.
As part of its Strategic Plan for Public Transportation 2021-2031, King County Metro revised its
service guidelines for the regional transit system. These guidelines prioritize the need for transit
investments based on crowding, reliability, and growth (in that order). Route 271 (and its
replacing route 249), which serves Medina along 84th Avenue NE, and the SR 520 corridor
supports the highest level of all-day service. All but the southwestern portions of Medina are
located within one-half mile of a transit stop on one of these two corridors, and all residences in
the City are within five miles of the Evergreen Point Park & Ride.
Pedestrians and Bicycles
A pedestrian walkway system should be designed to provide residents with safe and convenient
access to public facilities, services, and recreational amenities. This includes getting children
safely to and from schools and parks and providing good pedestrian access to transit uses at the
Evergreen Point Station and along the 84th Avenue NE/NE 12th Street/Lake Washington
Boulevard corridor, supporting the potential for enhancing the walkability of Medina.
Since Medina was platted with large lots and developed at a slow, incremental pace, most streets
were constructed without curb, gutter or sidewalks. Although residents have embraced the
informal, natural setting that these streets provide, key streets have been retrofitted with sidewalks
and pathways as more homes have been built and school enrollments have increased.
Sidewalks have been installed along portions of Evergreen Point Road, 77th Avenue NE, 79th
Avenue NE, 81st Avenue NE, Overlake Drive West, NE 10th Street, NE 12th Street, NE 16th
Street, NE 21st Street, NE 24th Street, Lake Washington Boulevard, NE 8th Street, 82nd Ave NE,
80th Ave NE, and 84th Avenue NE (see Figure 8). On all other streets, pedestrians must walk in
the street or on the street shoulder.
Medina, Clyde Hill, Hunts Point, and Yarrow Point have created a walking path, referred to as
the Points Loop Trail. It utilizes the asphalt-paved path that is adjacent to the SR 520 roadway,
and meanders through Medina and Clyde Hill (see Figure 8 for route through Medina). This trail
has scenic and recreational attributes that, it is hoped, will be enhanced as time goes by. A key
link in this route is the Points Loop Trail (formerly called the “Indian Trail”) that occupies the
unopened portions of 77th Avenue NE. Future efforts to enhance connectivity between the Points
Loop Trail and other regional trails should be encouraged.
Popular City cycling routes include Lake Washington Boulevard, 84th Avenue NE, Overlake
Drives East and West, NE 12th Street, Evergreen Point Road, NE 24th Street, and the SR 520
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pathway due to their regional connectivity and scenic qualities. The SR 520 trail features a
separate regional trail owned and maintained by WSDOT, which crosses Evergreen Point Road at
grade in the city of Medina. Of Medina streets, only 84th Avenue NE features bike lanes. Cyclists
share the road with vehicles (and sometimes pedestrians) on Lake Washington Boulevard,
Overlake Drives East and West, NE 12th Street, and Evergreen Point Road. The SR 520 floating
bridge replacement features a separated bicycle path. The path connects to the Points Loop Trail
and facilitates bicycle travel from Medina to Seattle and other regional trails across Lake
Washington.
Cyclists share the roadway with vehicles on all other streets. Most of these streets have minimal
traffic and low travel speeds, providing conditions that can be appealing to cyclists who choose to
ride their bicycles on the street. A noticeable increase in the number of cyclists on the Medina
street system is further congesting the use of these streets. The City should encourage the use of
human-powered bicycles on designated biking paths. The City should encourage the riders of
electric-powered bikes (“e-bikes”) to operate in a safe manner when using City streets.
Nearby Air Facilities
Nearby Seattle-Tacoma International Airport, King County International Airport – Boeing Field,
and Seattle Paine Field International Airport provide air transportation for Medina residents.
Puget Sound Air Quality Attainment Zone
The City of Medina is located within the Puget Sound Air Quality Attainment Zone specified in
the Washington State Clean Air Conformity Act. This Act is intended to implement the goals and
requirements of the Federal Clean Air Act Amendments. Medina is committed to participating in
the regional efforts to attain reduction in the criteria pollutants specified in the Act.
TRANSPORTATION AND CIRCULATION PLAN
Consistent with the GMA, Medina’s transportation plan strives for a balanced transportation
system coordinated with the land use plan. Since Medina is landlocked and expects minimal
population growth in the foreseeable future, the transportation plan largely concerns maintenance
and function of the existing street system. The current Six-Year Capital Improvement Plan (see
Appendix B) includes the Transportation Improvement Plan and identifies a list of projects the
City will undertake to improve selected roadways. The improvements involve a combination of
surface improvements, sidewalks, and storm drainage improvements. Subsequent improvements
to Medina’s streets should continue to focus on maintenance, storm drainage improvements (see
Figure 11), and pedestrian improvements (see Non-Motorized Facilities below and Figure 8 for
proposed improvements). All proposed improvements should incorporate recommendations in
the Community Design Element. New transportation projects, or improvements or maintenance
to existing projects, undertaken by regional transportation agencies should consider and mitigate
for all potential impacts to neighboring communities, including air quality, noise, odor, and glare
impacts.
Public Transit
The continuation of public transportation by King County Metro Transit is essential to a
balanced circulation system for the City. The Evergreen Point Park & Ride is an important transit
resource and should be maintained. The City will continue to encourage transit use by
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prioritizing those improvements that enhance multimodal access to transit facilities. The bus
routes should continue to utilize arterial streets. The location of transit stops should be
periodically reviewed by the City Engineer and Planner to assure consistency with street design
standards.
Non-Motorized Facilities
The City’s Six-Year Transportation Improvement Plan includes non-motorized transportation
improvements, which is updated every year and submitted to the state. Improvement projects typically
focus on ADA accessibility and sidewalk improvements.
Several other sidewalk/trail improvements may be considered to enhance pedestrian access to
schools, parks, transit, recreation and fitness, community facilities, and services, creating a more
“Walkable Medina.”
Where sidewalks or trails are installed, they should be designed and landscaped in accordance
with the City’s Community Design Element, and public input.
Signage for the Points Loop Trail should be maintained and, where appropriate, enhanced to
educate the public and encourage use of the trail.
Financing
The GMA requires that transportation related provisions of the comprehensive plan address the
financing of local transportation systems. Since incorporation, the City’s built-out nature and
stable land uses means only minimal fluctuations in population have occurred, requiring only
minor modifications to the City’s transportation system. The result is that financing needs for
transportation are principally for maintenance of the existing system and adding improvements
when new funding opportunities arise.
The City uses Real Estate Excise Tax, Motor Fuel Tax, general revenue taxes and grants to fund
maintenance activity. In 2023, the City collected $1,279,832 in Real Estate Excise Tax and
$57,760 in Motor Fuel Tax to fund $1,270,1131 worth of transportation system maintenance and
improvement projects. The City does not anticipate a revenue shortfall in the next 20 years to
fund maintenance of its road network. In the event revenues in any given year are short, the City
has the options of adding new sources of revenue, increasing the amount of revenue from existing
sources, or reducing or deferring proposed projects.
The City may explore a requirement for payment of traffic impact fees by new development
projects, and may engage a traffic consultant or otherwise participate in a traffic study to inform
the applicability and extent of imposing these fees.
GOALS
T-G1 To maintain existing roadway surfaces.
T-G2 To enhance and promote equitable pedestrian and bicycle access throughout the City.
1 Transportation system maintenance and improvement projects summed here include: street fund labor, operating
supplies, professional services (street), storm drain maintenance, street irrigation utilities, replacement of plow truck,
street overlays, storm sewer improvements, and sidewalk improvements.
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T-G3 To minimize transportation-related impacts of public facilities and uses on adjacent
residential uses.
T-G4 To minimize impacts of regional transportation facilities on adjacent residential
uses and the City as a whole.
T-G5 To maintain and enhance equitable access to public transportation, addressing the
needs of and promoting access to all members of the community regardless of
socioeconomic status, mobility, or ethnicity.
T-G6 To maintain and enhance the informal landscaped character of the City’s public
streets.
T-G7 To maintain and/or improve local and regional air quality.
T-G8 To enhance the safety and minimize the impacts of school pickups, drop-offs, and
construction traffic on the transportation network.
T-G9 To increase pedestrian safety and explore traffic calming techniques to improve safety
of all community members using the transportation network.
POLICIES
T-P1 The City should provide street repairs as necessary to maintain safe driving and
biking surfaces and should encourage the use of bikes on bike-specific
infrastructure rather than on public streets.
T-P2 The City should prioritize equitable pedestrian improvements that provide safe
and convenient network of pedestrian access throughout the City, including
access to and from schools, parks, transit, and community facilities.
T-P2.5 Pedestrian and nonmotorized improvements should be designed and prioritized to
improve pedestrian and nonmotorized safety, contributing to the state’s goal of
zero deaths and serious injuries, and overall encouraging physical activity.
T-P3 The City should seek to provide pedestrian improvements in conjunction
with stormwater drainage improvements, when desirable.
T-P4 Where sidewalks, trails or pathways are installed, they should be designed and
landscaped in accordance with the Community Design Element, and public
input in order to maintain the City’s natural and informal character.
T-P5 The City should seek to maintain and enhance portions of the Points Loop Trail within
the City.
T-P6 The City should implement transportation improvements as needed to maintain
adopted levels of service for local streets, and to implement the priorities and
policies of VISION 2050 and Medina’s Comprehensive Plan, through the
implementation of a Six-Year Transportation Improvement Plan (TIP). The TIP
should be periodically updated to reflect the current needs of the community; these
needs should reflect those of the entire community, regardless of a person’s
socioeconomic status or those members of the community who may have been
disproportionately affected by past transportation-related decisions. Prior to
implementing major roadway capacity expansion projects that may be
recommended in the TIP, the City should determine if capacity needs can be met
from investments in transportation system operations and management, pricing
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programs, transportation demand management, public transportation, and system
management activities that improve the efficiency of the current transportation
system.
T-P7 The City should encourage the maintenance of a bicycle/pedestrian path to
connect SR 520 and the Evergreen Point Bridge, enhancing key non-motorized
routes.
T-P8 The City should work with WSDOT, city residents and other groups,
stakeholders, and agencies to develop mitigation measures that may be
implemented as part of any SR 520 improvement/expansion project. The City
should seek an overall reduction of impacts, including measures such as:
• Noise reduction measures,
• Landscaped lids and open space,
• Landscaped buffers,
• Protection of Fairweather Nature Preserve and Park,
• Enhanced motorized and non-motorized local connectivity,
• Improved safety of at-grade bicycle crossings,
• Water and air quality improvements, and
• Overall environmental protection.
T-P9 The City should continue to be involved in regional transportation discussions
and coordination to increase the share of trips made countywide by modes other
than driving along through a coordinated approach to regional land use planning
and should focus its improvement or siting of transit stations along major
corridors to support regional connection. Collaboration with the region should
include consideration of freight mobility strategies that strengthen King County’s
role as a major regional freight distribution hub and an international trade
gateway.
T-P10 The overall efficiency of the SR 520 corridor should be increased by emphasizing
its use for public transportation and by providing incentives for multiple occupancy
in private vehicles, use of electric or alternative fuel vehicles, and, at a minimum,
retaining the current number of transit stops. To maintain or improve the SR 520
corridor, the City should pursue and advocate for new, innovative, sustainable
funding methods, which could include: user fees, tolls, or other pricing mechanisms.
T-P11 The City should seek to maintain access to the Park & Ride lot.
T-P12 The City should continue to work with Puget Sound Partnership, tribal
governments, state, regional, and local agencies and jurisdictions, and other
related entities to prioritize regional transit services and pedestrian safety in areas
where existing densities support transit ridership, which is an inherent component
to addressing and mitigating for those transportation issues affecting air quality
attainment and light and noise pollution.
T-P13 The City should promote public education efforts aimed at reducing
transportation related activities that increase air pollution, to include educating
the community on transportation alternatives to single-occupancy vehicle travel
and transportation options that use alternative fuel sources.
T-P14 The City should consider the air quality implications of new growth and
development when making comprehensive plan and regulatory changes. When
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10
planning highway, street, and utility line extensions or revisions, the City should
consider current state and federal air quality standards and possible increases in
emissions as a result of such extensions or revisions and should also consider the
need for such improvements to be accessible to all residents of the region
regardless of race, social, or economic status. Harmful environmental pollutants
and hazards that can result from new growth and development should be prevented,
mitigated, or remediated, including light, air, noise, soil, and structural hazards.
This is particularly important where these pollutants and hazards have contributed
to racialized health or environmental disparities.
T-P15 The City should integrate transit facilities, services, and active transportation
infrastructure with public spaces and private developments to create safe and
inviting waiting and transfer environments to encourage transit ridership
countywide.
T-P16 The City should prioritize funding transportation investments that enhance
multimodal mobility and safety, equity, and climate change goals.
T-P17 The City should develop station area plans for mobility hubs based on community
engagement. Plans should reflect the unique characteristics, local vision for each
station area including transit-supportive land uses, transit rights-of-way, stations
and related facilities, multimodal linkages, safety improvements, place-making
elements and minimize displacement.
T-P18 The City should promote the expanded use of alternative fuel and zero emission
vehicles by the general public with measures such as converting transit, public, and
private fleets; applying incentive programs; and providing for electric vehicle
charging stations.
T-P19 The City should plan and develop a countywide transportation system that supports
the connection between land use and transportation, and essential travel that
reduces greenhouse gas emissions by advancing strategies that shorten trip length
or replace vehicle trips to reduce vehicle miles traveled. Apply technologies,
programs, and other strategies (e.g., intelligent transportation systems (ITS), first
and last mile connections) to optimize the use of existing infrastructure and support
equity; improve mobility; and reduce congestion, vehicle miles traveled, and
greenhouse gas emissions.
T-P20 The City should seek traffic consultation to explore the application of appropriate
traffic calming techniques that would improve the safety of Medina residents and
visitors using its transportation network and should prioritize implementing
recommended techniques.
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11
Figure 8 - Street Classifications
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12
Figure 9 – Non-Motorized Transportation Plan
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7. CAPITAL FACILITIES ELEMENT
INTRODUCTION
The Growth Management Act (GMA) requires cities to prepare a Capital Facilities Element.
Capital facilities refer to those physical structures and infrastructure that are owned and
operated by public entities and the associated services provided. The locations of Medina’s
capital facilities are shown in Figure 10
EXISTING CONDITIONS
Administration and Public Safety
City Hall is housed in the former ferry terminal building located at the south end of
Evergreen Point Road in Medina Beach Park. City Hall contains City Council chambers,
City administrative offices, and the police department. There are currently 22 City staff
including the police department that work in City Hall. Public hearings for the Planning
Commission, Hearing Examiner, and City Council are also held in this facility. Public
restrooms are provided in conjunction with park use. The City Hall building provides 8,662
square feet of space on a 1.15 acre parcel.
The City of Medina maintains its own police force, which is housed within City Hall. The
Medina police force also serves the adjacent Town of Hunts Point under contract. Marine
Patrol is provided under contract by the Mercer Island Police Department.
Fire protection is provided under contract by the City of Bellevue. However, there is no fire
station located within Medina; the nearest station is in the adjacent City of Clyde Hill on NE
24th Street between 96th Avenue NE and 98th Avenue NE (Bellevue Fire Station 5). The City
of Bellevue Fire Department has confirmed sufficient capacity to continue serving the City of
Medina and its projected growth. In its 2023-2024 Capital Investment Program, the City of
Bellevue shows allocated funding between fiscal years 2024 and 2026 to rebuild Fire Station
5, which will maintain its emergency response capabilities and improve its firefighter training
facilities, better preparing its firefighters for responses within its service area (including the
City of Medina).
The City also has a Public Works shop located in the southwest corner of Medina Park
adjacent to the Puget Sound Energy substation. The shop is an 1,878 square foot building with
an additional 2,637 square feet of covered maintenance bays and is currently staffed by four
employees. The developed area of the Public Works shop spans two parcels, extending over
the property line shared between Medina Park (8.82 acres) and Puget Sound Energy (1.63
acres).
Schools
The Bellevue School District maintains two facilities in Medina. Medina Elementary School
is located on NE 8th Street between Evergreen Point Road and 82nd Avenue NE. The school is
an approximately 67,000 square foot facility. Current enrollment is 550 students, which is
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near capacity. The second Bellevue School District facility is the former Three Points School,
which is now leased by Bellevue Christian Schools, a private school, for their elementary
school campus. It is located on NE 28th Street adjacent to Evergreen Point Road and SR 520.
There are 251 students attending Bellevue Christian Elementary School. They have indicated
that they are below capacity.
St. Thomas School, another private school, is located at the corner of NE 12th Street and 84th
Avenue NE, adjacent to St. Thomas Church. The school has an enrollment of 359, which is
below their maximum capacity of 394 students.
(Private schools are mentioned only because they may contribute to, or reduce, the demand on
public facilities.)
Water and Sewer
King County CPPs direct jurisdictions to provide water and sewer services in a cost-effective
way to maintain the health and safety of residents. Conservation and efficient use of water
resources are vital to ensuring long-term supply.
Water and sewer services are provided by the City of Bellevue, with the wastewater being
treated by King County. Based on Bellevue’s 2017 Water System Plan, high demand single-
family residential water projections in the Bellevue service area are 84 gallons per person per
day. Due to the large size of some Medina properties relative to the Bellevue average, and
resultant increased irrigation needs, residential users in Medina may use more than this
average amount. Drinking water consumption by employees is estimated at 32 gallons per
person per day.
Sewer flows are not separately metered, and are therefore estimated from winter average per-
capita drinking water demand. Based on the 2013 City of Bellevue Wastewater System Plan,
for the Bellevue service area, average sewer water usage is estimated at 20,440 gallons per
person per year. Among its sewer infrastructure throughout Medina, the City of Bellevue’s
wastewater system includes an 8-inch cement or cast iron lake line that runs nearly the entire
length of the Medina shoreline fronting Lake Washington. It should be noted that the golf
course does not use potable water for maintaining their greens, fairways, and landscaping,
but rather is allowed to pump water from Lake Washington under a “grandfathered” water
use rights agreement with the State Department of Natural Resources.
King County maintains a sewage pumping station at the corner of NE 8th Street and 82nd
Avenue NE on the Medina Elementary School property in an agreement with the Bellevue
School District. The pump station underwent infrastructural improvements to replace pipes
and valves in 2023; it is expected that additional improvements may be installed in 2024.
Parks and Recreation
The City provides an abundance of park and recreation space to promote the health and well-
being of the community. Parks in Medina include Medina Park, Medina Beach Park,
Fairweather Nature Preserve, Viewpoint Park, City Dock at Lake Lane, City Dock at 84th Ave
NE, and the Points Loop Trail system. Medina’s parks and recreational spaces are described in
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AGENDA ITEM 6.2
more detail in Chapter 6, Parks and Open Space Element, of the Comprehensive Plan.
Storm Drainage & Green Infrastructure
Federal clean water regulations require jurisdictions to adopt and implement stormwater
management plans. Medina is a National Pollutant Discharge Elimination System (NPDES)
Phase II permittee, and adopted its Stormwater Management Program in 2023, which is
aligned with the requirements set forth in Ecology’s Western Washington Phase II Municipal
Stormwater Permit, current as of August 1, 2019.
In addition, King County CPPs direct all jurisdictions to manage natural drainage systems for
water quality and habitat functions, minimize erosion and sedimentation, protect public
health, reduce flood risks, and moderate peak stormwater runoff rates. Jurisdictions should
work cooperatively to establish, monitor, and enforce consistent standards for managing streams
and wetlands throughout drainage basins.
Ongoing City programs, including annual street sweeping and storm basin cleaning, further
support the City’s stormwater management goals. Additionally, the City annually prepares a
Six-Year Capital Improvement Plan (CIP) prioritizing and informing of the intended projects to
improve Medina’s capital infrastructure. The CIP is updated regularly to ensure that changing
circumstances (such as climate or population change) and their resultant impact on capital
facilities in Medina are reevaluated for priority of capital investment and improvement.
Proposed locations and capacities of expanded or new capital facilities will be outlined in the
City’s CIP and re-evaluated in the CIP’s annual review. The City’s Six-Year CIP is listed in
Appendix B.
CAPITAL FACILITIES PLAN
The City intends to continue to have water and sewer service provided by the City of Bellevue.
Bellevue has indicated that they have adequate capacity to continue to service the relatively
stable population in Medina.
Medina Elementary School, Bellevue Christian School, and St. Thomas School are all below
or at enrollment capacity.
The City’s current Stormwater Management Program sets forth a task to prepare a
Stormwater Management Action Plan that would inventory and map delineated public basins,
investigate the health of the basins, and prioritize or determine which basins should be
retrofitted or preserved (see Figure 12). The program includes analysis of overall system
condition and capacity, identification of a set of stormwater management techniques, a model
ordinance to address development on individual properties, and a suggested capital
improvement program. The majority of the capital improvements outlined in the Stormwater
Management Program focus on annual as-needed maintenance, repair, and improvements to the
City’s existing stormwater infrastructure.
Recommendations concerning the control of point sources of stormwater runoff are aimed at
either providing stormwater retention/detention and/or encouraging the use of the best
management practices as defined under Department of Ecology guidelines. The Stormwater
Commented [DJ1]: Commerce, 08/01/2024,
Comment 4.a
Commerce requested the City identify any existing
“Green Infrastructure” in the Capital Facilities
Element.
Consider adding a brief description of the types of
facilities are involved in the City’s storm drainage
system and directly identify any that would be fit the
description of “Green Infrastructure” as described in
RCW 36.70A.030(21):
"Green infrastructure" means a wide array of natural
assets and built structures within an urban growth
area boundary, including parks and other areas with
protected tree canopy, and management practices at
multiple scales that manage wet weather and that
maintain and restore natural hydrology by storing,
infiltrating, evapotranspiring, and harvesting and
using stormwater.
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AGENDA ITEM 6.2
Management Program encourages the use of public information programs or other such
educational efforts to raise the awareness of City residents concerning water quality issues and
solutions.
In the event that probable or expected funding is insufficient to address the capital facilities
needs of the community, the City will reassess the Land Use Element of the Comprehensive
Plan to consider changes that could be made to ease the burden of a lack of facility funding.
GOALS
CF-G1 To have adequate, cost-effective, and efficient capital facilities and services for
the City’s needs.
POLICIES
CF-P1 The Six-Year Capital Improvement Plan should be periodically updated to
reflect the projected needs of the community.
CF-P2 The City Council may periodically evaluate the adequacy of City facilities;
consideration of facility adequacy could include that of water conservation,
efficiency, demand reduction efforts, and disaster resiliency in the siting or
expanding of capital facilities. Encourage consideration of new capital facility
development or expanding on or maintaining existing facilities to support
forecasted growth. A full comprehensive financial analysis, including cost
justification, must be completed before any proposal is recommended to
Council.
CF-P3 The City should continue to contract with the City of Bellevue for water and
sewer services, and should ensure all Medina residents have access to a safe,
reliably maintained, and sustainable drinking water source that accommodate
current and future needs. The City should collaborate with or otherwise
support facility or infrastructural improvements at the City of Bellevue
aimed at requiring water reuse or reclamation and at reducing the rate of
energy consumption used to provide water and sewer services, potentially
through the use of low-carbon, renewable, or alternative energy sources.
CF-P4 The City should make improvements to the stormwater system based on
the City of Medina Stormwater Management Program.
CF-P5 The City should maintain requirements for stormwater retention/detention
and/or the use of the best management practices as defined under Department
of Ecology guidelines, and according to the objectives of the Puget Sound
Water Quality Management Plan.
CF-P6 The City should pursue stormwater management strategies to promote the
use of low-impact development management techniques, minimize flooding,
minimize significant erosion to natural drainage ways, avoid impacts to
natural features, and reduce degradation of water quality; these strategies
apply holistically throughout the City, prevent or mitigate harmful
environmental hazards, and inherently increase environmental resiliency in
frontline communities where they may exist.
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CF-P7 The City should encourage the use of public information programs or other such
educational efforts to raise the awareness of City residents concerning water
quality and quantity issues and solutions.
CF-P8 The City should support the development of regional plans for long-term water
provision to support growth and to address the potential impacts of climate
change and fisheries protection on regional water sources with other
neighboring jurisdictions.
CF-P9 The City should support reused or reclaimed water to be used, where feasible, at
its parks, schools, and golf course.
CF-P10 The City should consider opportunities to expand the use of City Hall for the
use or enjoyment of Medina residents.
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Figure 10 - Existing Capital Facilities
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Figure 11 - Drainage Sub-Basins
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Figure 12 - 2024-2029 Capital Improvement Projects
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CITY OF MEDINA
501 EVERGREEN POINT ROAD | PO BOX 144 | MEDINA WA 98039-0144
TELEPHONE 425-233-6400 | www.medina-wa.gov
MEMORANDUM
DATE: September 24, 2024
TO: Medina Planning Commission
FROM: Jonathan Kesler, AICP, Planning Manager
RE: Item 6.3: Introduction of the Middle Housing Consultant, SCJ Alliance and
a broad overview of their plan to complete the Middle Housing Update to
the Medina Municipal Code
Summary:
A consultant has been chosen to work with the Planning Manager to complete the
Middle Housing Update to the Medina Municipal Code to comply with the updates to
state law enacted in the past several years. It is SCJ Alliance, which describes itself as
“a multi-disciplinary planning and engineering firm specializing in solving complex
issues that challenge developing communities. With over 140 employees, SCJ provides
a broad range of professional services to public - and private-sector clients, including
land use and environmental planning, transportation planning and design, outreach
facilitation, urban design, landscape architecture, civil engineering, and construction
management.” The firm has worked on Housing Action Plans, Middle Housing Code
Amendments and Missing Middle Housing Initiatives around the state.
SCJ has offices in Spokane, Seattle and Lacey. Kirsten S. Peterson, who recently
joined SCJ after 18 years in land-use planning in the public sector, will be the Project
Manager. She is based in Lacey. She has long-range planning experience from her
roles as Community Development Director, both for the City of Ellensburg and the City
of Moses Lake.
The Middle Housing Public Engagement and Communication Plan is a working
document that describes the goals, objectives, activities, and timeline for community
engagement conducted in support of the Department of Commerce Middle Housing
Grant in the run-up to the June 30, 2025, deadline for compliance.
SCJ’s proposed scope of work is outlined in accordanc e with Medina’s Plan and the
Commerce grant schedule, tasks, and deliverables. This approach will facilitate
reporting and invoicing and keep the project on target for adoption. It will be in four (4)
phases over the next several months: Administrative and Project Management,
Community Engagement and Draft Middle Housing Development Regulation
Amendments and Amendment Adoption.
Attachment: SCJ Alliance Background Information and Proposed Scope of Work for
Medina
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AGENDA ITEM 6.3
Revised August 23, 2024
Middle Housing Land
Use Code Update
City of Medina
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AGENDA ITEM 6.3
Middle Housing Land Use Code Update | City of Medina 1
Revised August 23, 2024
Jonathan Kesler Planning Manager City of Medina 501 Evergreen Point Road Medina, WA 98039
RE: City of Medina Middle Housing Land Use Code Update RFQ
Dear Mr. Kesler and Members of the Selection Committee,
We are delighted to present our statement of qualifications for technical assistance to the City of Medina in support of the Middle Housing Grant from the Department of Commerce. This work will provide critical framework and regulatory guidance to the public, property owners, developers, stakeholders, City staff, and elected officials. Our team deeply understands the middle housing considerations outlined in HB 1110 and HB 1337. We are sensitive to local concerns and are committed to working closely with City staff to carry out the Public Engagement Program (PEP) adopted by the Medina City Council on June 10, 2024.
SCJ Alliance (SCJ) is an energetic blend of planners, engineers, site designers, and more. We have worked on both the private and public sides and bring extensive experience and knowledge to these efforts. We have a unique perspective with local understanding and regional and statewide context to provide a comprehensive, on-target, and useful code amendment process to address middle housing in Medina. Our efforts will incorporate the key messaging guidance within the adopted PEP as we coordinate with City staff on the community education and engagement process. We also have experience writing and implementing various land use codes as practicing planners reviewing land use applications. We recognize the importance of responding to the unique needs of the local community and then offering a direct and clear approach to the middle housing amendment. Our team brings an approach and understanding that make us an excellent fit for this project.
Engagement: SCJ is well-versed in community engagement. No two efforts are the same. We utilize a breadth of engagement tools, including our own Missing Middle Monopoly. We will work closely with City staff to ensure that engagement opportunities are early and continuous and are advertised widely and early.
Concise and Visual Codes: We understand the value of writing code language that does not require legal interpretation. We pride ourselves on visual, concise, comprehensive, and understandable codes.
Commerce Grant Understanding: Our team understands Commerce funding, and we structure our approach and scope of work to ease grant coordination with the State.
We strive to deliver a code that is highly visual, clear, concise, and contains consistent language, ultimately creating foreseeable outcomes for staff and applicants alike. We are committed to providing the services outlined in the request for qualifications, and we will work closely with you to identify which aspects of the project will be carried out by City staff and those that SCJ will carry out. We will then develop a mutually agreed-upon budget with a schedule that will provide Commerce deliverables by the required deadline.
We look forward to discussing our qualifications and approach in more depth as you proceed in the selection process.
Thank you very much for your consideration.
Sincerely,
Kirsten Peterson Rachel Granrath, AICP Project Manager and Point of Contact Principal-in-Charge
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Who is SCJ?
SCJ Alliance (SCJ) is a multi-disciplinary planning and engineering firm specializing in solving complex issues that challenge developing communities. With over 140 employees, we provide a broad range of professional services to public- and private-sector clients, including land use and environmental planning, transportation planning and design, outreach facilitation, urban design, landscape architecture, civil engineering, and construction management.
We enjoy being a part of the creative process and seeking effective and efficient solutions to project challenges. Our responsiveness and ability to communicate, work with you side by side, develop creative solutions, and pay attention to the details are attributes that set us apart in consistently delivering successful projects.
Anticipate. Envision. Create.
When approaching projects, we use a three-step strategy that we know serves our clients well: we anticipate emerging challenges and opportunities, work with clients to envision projects to enhance the livability of their community, and then create a plan that achieves the goals and vision identified through this process.
8730 Tallon Lane NE, Suite 200 Lacey, WA 98516
Ph: 360.352.1465 Fax: 360.352.1509 info@scjalliance.com
Development Review
Housing Action Plans
Land Use, Building Permit Review & Processing
Code Rewrites & Amendments
Streamlining Permitting & Procedures
Public Outreach & Facilitation
Environmental Planning & Permitting
Comprehensive Planning
Subarea Planning
Master Planning
Long Range Planning
Transportation Planning
Urban Design & Design Regulations
Downtown Improvements
Economic Development
Our Details Areas of Expertise
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Rachel Granrath, AICPPrincipal-in-Charge
Kirsten PetersonProject Manager
Project Team
Laura BarkerCode Graphics Zoë TapertEngagementShareefa Abdulsalam, AICPDesign Standards
SCJ highly values listening to our clients and doing things the way our clients want them done. We see ourselves as members of your team, coordinating all project activities as a representative of the City of Medina. We want to be your partner and are excited to drive this important project forward for the City. We have purposely crafted a team that gives us the flexibility to bring you the best people for your specific project. We are excited to creatively solve complex challenges, serve the public, and make a difference in our communities.
Our team will be organized as illustrated in the organizational chart below to deliver this project. Additionally, we have provided resumes on the following pages, highlighting our qualifications. All team members listed are available to complete this project.
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Rachel Granrath, AICP
Principal-in-Charge
Rachel’s background is in the public and private sectors in Washington state. She has been a planning director and on-call planning consultant acting as planning director, giving her a deep perspective of many facets within a planning department. Additionally, her education, architecture, and urban planning degrees have been integral to housing and development codes specifically related to missing middle measures. She is skilled in assisting communities with permitting procedures and associated codes, ultimately facilitating development that meets the communities’ needs and values. Rachel’s skills include development codes, development and plan review, downtown planning, economic development, community engagement, and strategic planning. Rachel draws from her experience in rural and urban communities. She thrives in establishing policies that result in action and buildable projects. She loves returning to a community to see plans implemented, projects built, and local visions achieved. She takes great pride in her work and always strives to meet the needs and goals of the community or agency.
Relevant Projects
Tumwater Landscape Code – Tumwater, WA
Senate Bill 5290 Implementation/Permitting – Washington State Department of Commerce, WA
Moses Lake Unified Development Code (including Missing Middle Initiatives) – Moses Lake, WA
Quincy Code Amendments – Quincy, WA
Malden Development and Zoning Code – Malden, WA
Licensure
American Institute of Certified Planners (AICP) #33291
Education
MA, Urban and Regional Planning Eastern Washington University
BS, Architecture Roger Williams University
Kirsten Peterson
Project Manager
With more than 18 years working in the public sector, Kirsten has first-hand experience tackling the challenges confronting local jurisdictions. As a certified Community Heart & Soul Coach® with the Orton Family Foundation, Kirsten understands the importance of meeting community members where they are to find out what matters most to them. Her love of community and depth of experience in long-range planning exhibits itself when it’s time to craft a new comprehensive plan, housing action plan, or new development code regulations designed to carry out the vision and goals identified in the comprehensive plan. Her most recent code writing experience was helping the City of Moses Lake develop a new Unified Development Code that included the missing middle mandates. She also spent several years working on code amendments to the Ellensburg City Code following Comprehensive Plan adoption, and her constant work on code updates earned her a spot as a guest presenter on a 2022 MRSC webinar entitled “Tips for Writing Good and Effective Development Code Provisions.”
Relevant Projects
Middle Housing Amendments – Tumwater, WA
Unified Development Code (including Middle Housing Initiatives) – Moses Lake, WA
Development Code Amendments and Area-Wide Rezoning – Ellensburg, WA
Housing Action Plan – Ellensburg, WA
Comprehensive Plan Periodic Update – Ellensburg, WA
Community Heart & Soul Action Plan – Cortez, CO
Education
BA, English University of Utah
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Laura Barker
Code Graphics
With a passion for creating user-friendly planning documents, Laura enjoys translating written material into easy-to-read informational graphics to help inform community planning and outreach efforts. Laura is skilled in the use of ArcGIS, SketchUp, and Adobe Creative Suite, and is as comfortable working with communities to craft written policy as she is producing polished maps, renderings, and diagrams to support those policies. She has shepherded several communities through comprehensive plan and development regulation updates to ensure the resulting plans are clear, cohesive, and reflective of the communities they are intended to serve.
Relevant Projects
Middle Housing Amendments – Tumwater, WA
Malden Planning Report (including Missing Middle Housing) – Malden, WA
Development Code and Zoning Map Update – Moses Lake, WA
Housing Action Plan – Ritzville, WA
Periodic Comprehensive Plan and Development Regulations Update – Woodinville, WA
Periodic Comprehensive Plan and Zoning Code Update – McCleary, WA
Periodic Comprehensive Plan Update – Grand Coulee, WA
Education
MUP, Urban Planning University of Washington
BLA, Landscape Architecture North Carolina State University
Shareefa Abdulsalam, AICP
Design Standards
Shareefa is a designer who likes to approach problems creatively with great attention to detail. Her diverse projects have scaled from localized urban interventions to community development to regional plans, giving her a rich background and skillset to approach new projects and challenges of any scale. Shareefa’s combined urban design and architecture experience uniquely qualifies her for developing design standards for any community. She leads the collaborative and multidisciplinary process of shaping the urban setting and focuses on the art of making better places for people through thoughtful design and diligent community engagement. Her expertise includes collaborating with all team members, including public agencies, community groups, developers, and business owners, to establish the framework and procedures to deliver successful projects. Shareefa is highly proficient in numerous 2D and 3D production software and she has excellent graphics and communication skills.
Relevant Projects
Development Code and Zoning Map Update – Moses Lake, WA
Tumwater Middle Housing Code – Tumwater, WA
Colville Housing Plan and Code Update – Colville, WA
Historic Downtown Chelan Association, Downtown Revitalization – Chelan, WA
Meridian Development Corp Downtown Vision, Design Guidelines – Meridian, ID
Henderson West Master Plan and Urban Design Codes and Standards – Henderson, NV
Transit Oriented Development Visioning Study – Culver City, CA
Licensure
American Institute of Certified Planners (AICP) #34058
Education
MA, Architecture and Urban Design University of California LA
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Zoë Tapert
Public Engagement
Zoë is a planner with expertise in community engagement, strategic planning, climate resilience, and policy development. She excels in bringing communities together creatively to address complex challenges. Zoë is recognized for her proactive and empathetic approach, drawing on a robust background in grassroots organizing, public policy, and private development. Through in-person and virtual activities, she has collaborated with elected officials, activists, Indigenous communities, youth, and community members. Her experience includes town halls, planning commission meetings, open houses, community treasure hunts, webinars, and tabling opportunities. Committed to fostering accessibility, equity, economic growth, and long-term sustainability, Zoë actively contributes to public engagement events, enhancing her impact and outreach.
Relevant Projects
Missing Middle Housing Analysis – Mill Creek, WA
Missing Middle Housing Analysis – Snohomish, WA
Comprehensive Plan Update – Normandy Park, WA
Comprehensive Community Plan Update – Lytton, BC
Education
MURP, Master in Urban and Regional Planning University of British Columbia
BA, Environmental Ethics & Policy University of Portland
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Project Experience
SCJ worked directly with the City of Moses Lake to update their development code by modernizing, creating consistency between the code and the recently adopted Comprehensive and Housing Action Plans, and incorporating missing middle housing into their zoning districts. Moses Lake is a Tier 3 community and will be required to allow two dwelling units per lot on all lots zoned predominantly residential. In addition, Moses Lake is required to comply with HB 1042 and HB 1337. SCJ prepared a technical memo to the Planning Commission and City staff to outline these requirements and begin to discuss what the code update would entail, incorporating missing middle housing, housing in existing buildings, and accessory dwelling units (ADU) throughout the City. SCJ has incorporated some of the following concepts into Moses Lake’s zoning code through this process:
Identifing permitted building types per zone – HB 1110 requires up to six housing types in each residential zone
Maximum density per zone, assuming Moses Lake must allow two units per lot, four units with an affordable component, and three units if two are ADUs
Discussion of potential standards surrounding setbacks, height, landscaping, entrance, parking, and lot coverage for each residential zone
Discussion of zoning tools that may work for Moses Lake – discuss pros and cons and establish a direction forward, including:
• Bulk plane or Building Height Plane regulations
• Massing regulations
• Floor Area Ratios (FAR) or lot coverage
To make the code more user-friendly, SCJ created and incorporated several graphics to accomplish the following:
Swift comprehension of massing requirements and recommendations without having to read through the narrative text
Sample visual representations of the codes described in the document
Elimination of gaps and challenges through pairing graphics and text that are complementary to each other
This process was tailored to meet new state legislation requirements for missing middle housing. As SCJ facilitated the process, each code section was considered and discussed with the technical committee and adapted to the community of Moses Lake. Lastly, the process included legal counsel by Granrath Law, a land use attorney, who reviewed the code for compliance with state law, implementation feasibility, and other considerations.
Zoning and Subdivision Code Update
Moses Lake, Washington
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SCJ led the City of Port Townsend in a quick and effective process to amend their zoning code by building residential capacity–leading to a more equitable housing outcome. The City was led through a process that identified barriers to developing more compact and affordable infill housing, unlocking a housing response to address community demand for more diverse and attainable housing.
The update process aimed to amend the zoning code before the housing infill exemption would sunset. SCJ assisted the City in consulting with local housing partners and others involved in the housing environment. An evaluation of the City’s code and policy framework was necessary to achieve the City’s housing objectives and to prepare a forward-looking strategy for integrating new code amendments into the policy discussions on housing, land use, economic development, community design, and transportation within the comprehensive plan.
This planning process worked directly with the public, City staff, and the planning commission to amend the zoning code for the inclusion of more housing types. The result included a code draft ready for amendment and several packets (or guidances) recommending the changes to be made. The amendments included changes to the following:
More permitted accessory dwelling units
Streamlined review of cottage housing
Permitting of “tiny homes” in a variety of circumstances
Provision of innovative “unit lot” subdivisions to increase development flexibility
Clarification of condominium, cooperative, or other collective ownership forms
Maximum comprehensive plan densities in all residential zones
Residential intensity calculations in mixed-use zones to switched from units per acre to FAR
Further reduction of mandatory off-street parking requirements
Permitted temporary residential occupancy in traditionally non-residential areas
Various other minor provisions consistent with the infill project
Zoning Code Amendments
Port Townsend, Washington
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Zoning and Planned
Development Code Updates
Quincy, Washington
SCJ serves as the contract planner for the City of Quincy. This includes general planning assistance, such as fielding questions from the public, developers, and staff regarding codes, zoning, and general permitting. Our team provides development review, including but not limited to pre-application meetings, minor and major subdivisions, staff reports and hearings, comprehensive plan amendments, and municipal code updates as needed. Recent projects for Quincy include wireless communication tower conditional use, binding site plans, and an update to the Planned Development Zoning Code.
Comprehensive Plan and
Development Code Updates
Newport, Washington
The City of Newport updated its Comprehensive Plan and subsequently required amendments to the City’s development codes and standards. Specific updates include streamlining and clarifying development regulations, residential zoning standards, housing development options and flexibility, accessory dwelling unit standards, recreational vehicle development standards, and critical areas ordinances.
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Comprehensive Plan and Code Update
Ephrata, Washington
In collaboration with the City of Ephrata, we updated the Comprehensive Plan to comply with the Washington State Growth Management Act (GMA). SCJ drafted updated code language for development processes, and the zoning code to provide immediate implementation of changes outlined in the Ephrata Comprehensive Plan. These updates included the addition of a mixed-use transition zone, streamlining the development and permit review processes, updating residential densities to ensure flexibility in housing development, and establishing level of service (LOS) standards to enhance the reliability of public facilities and transportation networks for new development. The planning process incorporated a community survey with over 700 responses, an open house attended by 50 community members, and multiple workshops with the City Council. This extensive engagement informed recommendations and updates to the land use, housing, transportation, and public facilities sections of the Comprehensive Plan, ensuring it aligned with community needs and state requirements.
Middle Housing Amendments
Tumwater, Washington
The SCJ team developed new regulations for enhanced middle housing in accordance with State regulations addressing housing variety and affordability. The project involved extensive community outreach, including surveys, public workshops, and online engagement, ensuring broad input and transparency. The project utilized ‘missing middle monopoly’ pieces, which are 3D-printed residential units, to help the community visualize density in Tumwater. The new code is highly visual and concise, making it user-friendly and accessible to all.
Development Code Update
Ritzville, Washington
SCJ assisted the City of Ritzville, WA, with a development code update that incorporated recommendations from the Ritzville Housing Action Plan, the Ritzville Comprehensive Plan, and Washington State legislation.
Ritzville’s code updates focused on:
Structural efficiency and compliance
Updated definitions
Incorporating middle housing and ADU allowances within current zoning designations
Updated parking requirements
The addition of a mixed use zone and mixed use planned development option
Administrative Process updates
Addition of flow charts, procedural diagrams, and graphics
This project included close coordination with City staff, the Planning Commission, and the City Council. SCJ also worked with local developers to ensure that proposed updates were compatible with their visions for major developments in Ritzville. This project ultimately implemented recommendations from multiple local plans and helped the City comply with state requirements.
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Planning Suite
Colville, Washington
SCJ has worked for the City of Colville on multiple projects, including Code Reform, Parks, Recreation, and Open Space (PROS) Plan, and their Housing Action Plan implementation. The City also contracted with SCJ to provide on-call planning support at a time when additional planning support was needed. Like many small, rural communities, Colville faced many challenges around housing. SCJ has been able to provide timely and accurate support for project permitting and successfully apply for a housing implementation grant for the City, enabling a series of long-needed development code updates.
Housing Action Plan
Butte-Silver Bow County, Montana
The Butte-Silver Bow Housing Plan sets goals, policies, and implementation measures toward a balance of housing for all, protecting existing neighborhoods and actively reducing sprawl. SCJ and City-County staff worked together to evaluate opportunities and needs and assess housing measures that provide creative and tailored solutions to housing in Butte-Silver Bow. The planning effort included robust and thoughtful public engagement, such as stakeholder interviews, housing committee meetings, and a housing workshop. The team worked to integrate disadvantaged and underrepresented groups and paratransit, going so far as to bring participants to the housing workshop to participate. The effort resulted in a community-driven plan with clear actions towards implementation, funding, code changes, etc. – all tailored to the community’s unique needs.
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Scope of Work
The proposed scope of work is outlined in accordance with the Commerce grant schedule, tasks, and deliverables. This approach will facilitate reporting and invoicing and keep the project on target for adoption.
Phase 01: Administration and Project Management
Phase 1 will include the following tasks, working together with the City and Consultant team.
Task 1.1 Project Management. This task will accomplish project management tasks such as billing, timelines, scheduling, and general management tasks.
Task 1.2 Kickoff Meeting. The consultant team will attend a kickoff meeting with City staff to discuss the project approach and schedule.
Task 1.3 Coordination Meetings. SCJ’s project manager will hold bi-weekly or monthly coordination meetings as needed with City staff and the City project manager during the project.
Deliverables:
Monthly invoicing
Kickoff meeting and meeting notes
Ongoing coordination meetings
Phase 02: Community Engagement
This phase is intended to educate the community and stakeholders on middle housing. Engagement activities have already taken place within the community in conjunction with the public engagement effort for the Comprehensive Plan. The consultant team will work with City staff to prepare informational materials for the community related to middle housing. The primary goal will be to provide materials that would be in line with the key messaging of the adopted Public Engagement Program. A secondary goal will be to solicit input on the appropriate design standards for middle housing in Medina.
2.1 Informational Materials. SCJ will prepare informational materials about middle housing for the community and stakeholders. This could include materials for the city website and social media, external and internal stakeholder groups, explanatory materials for work sessions, and adoption series. This will include a summary of similar work by benchmark cities to create a shared understanding of options the City of Medina may consider as part of the Middle Housing Land Use Code Update
2.2 Graphics and Visuals. In this task, the consultant team will create graphic materials to provide more context around the various middle housing options provided by the state. This will be provided in both 2D and 3D visuals.
2.3 Visual Preference Survey. In this task, the consultant will develop a visual preference survey for use on Engage Medina or at in-person events to poll residents regarding design guidelines.
2.4 Engagement & Survey Summary. We will prepare a summary report addressing middle housing, with final results on any surveys, questions, or polls used to engage the public.
Deliverables:
Community informational materials
Graphics & visuals in both 2D and 3D format
Visual preference survey
Summary of meeting outcomes and survey results
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Engagement Opportunities and Options
City Website (standard or interactive)
SCJ will draft informational materials to post on the existing City website under the Community News Tab. The Engage Medina website could also post content and schedule upcoming meetings. This Engage Medina page could also be utilized for more community interaction with questionnaires, GIS dot polling exercises, or visual preference surveys that can inform community design regulations.
Missing Middle Monopoly
SCJ has designed and facilitated an interactive engagement with 3D printed housing or “Missing Middle Monopoly.” As shown in the pictures, the housing is scaled appropriately for local leaders, staff, and stakeholders to utilize on scaled maps of the City’s existing neighborhoods as we discuss housing types, regulations, and implications to the existing city fabric. This helps many visualize and understand the housing typology, density, and decisions. SCJ will work with City Staff to identify options that will be carried out by staff and/or SCJ within the adopted Scope of Work and budget.
Public Workshops/Open Houses
Presentations and small-group exercises provide meaningful opportunities to expand the civic discussion, debate issues, and trade-offs, consider underpinning values, propose and refine courses of action, and prioritize implementation strategy.
Missing Middle Monopoly materials will be available at public workshops, along with other graphics representing the four Middle Housing types selected for Medina. Visual preference surveys will also be available to consider design review criteria for all housing types.
MIDDLE HOUSING TYPES
ADU
What is Middle Housing?
What Middle Housing Types are best for the City of Tumwater?
A term for homes that are at a middle scale between detached single-family houses and large multifamily apartments. Examples
include-attached dwelling units (ADUs), duplex, triplex, fourplex, veplex, sixplex, townhouses, and cottage housing.
***Answer to above question here, OR other text blurb that helps facilitate a community conversation
or feeback at outreach meetings. ***
DETATCHED HOUSING MID & HIGH RISE HOUSING
DUPLEX TINY HOUSE
LARGE SINGLE FAMILY
SMALL
SINGLE FAMILY
TRIPLEX &TOWNHOUSES FIVE-SIXPLEX COTTAGE HOUSING
SMALLAPARTMENT MULTI-FAMILYAPARTMENTFOURPLEX
“Missing Middle” Housing Monopoly”
Open Houses Middle Housing Information Sheets
Middle Housing Information Sheets
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Phase 03: Draft Middle Housing
Development Regulation
Amendments
This phase analyzes existing regulations, plans, and conditions to draft development regulations in line with State Bills.
3.1 Gap Analysis
Review and evaluate existing development regulations for needed middle housing-related amendments
Review State Department of Commerce Middle Housing Guidance materials, Middle Housing Model Ordinance, and other resources
Coordinate with City staff to prepare a gap analysis of current development code regulations and a summary of required amendments to make as part of the 2025 Middle Housing Code Update Ordinance
The gap analysis will be reviewed with City staff and/or Development Review Committee to discuss preferred approach to meeting the Missing Middle state mandates
The gap analysis will need to be completed no later than mid-October 2024
3.2 Targeted Development Regulation Engagement Efforts. In this task, our team will consider public feedback as we develop the regulations and design guidelines that align with state regulations for Middle Housing. At a minimum, the work will be shared with the public on the City website and/or Engage Medina. This task will include other engagement approaches as identified in Phase 02, including:
Interactive Website: Distribution of informational materials about middle housing
Visuals and Graphics in 2D and 3D format: Visuals will be provided in 2D and 3D format for Missing Middle Monopoly
Visual preference survey: Distribution and data collection post-survey
Open House: Coordinate and tie engagement to existing efforts with the Comprehensive Plan Housing Element
Work Sessions with City teams: Our SCJ team will attend work sessions with the Planning Commission, Development Services Committee, City Council and other groups to discuss and make decisions on draft development regulations and amendments to Middle Housing
All engagement efforts and feedback will be utilized to draft design guidelines that reflect the community’s vision for middle housing and are responsive to state requirements. This phase is focused on preparing a draft Middle Housing development regulations that will meet the State guideline for Tier 3 cities.
3.3 Draft Missing Middle Development Regulations. Our team will prepare draft amendments to City codes relating to Middle Housing. SCJ will coordinate with City staff to present draft versions to the Planning Commission or Development Review Committee. This will include a variety of regulations in addition to addressing the following sections and elements:
Middle housing design review regulations
Middle housing code amendments
Multi-family design standards
Tree preservation standards (if requested, and as time permits)
Deliverables:
Gap Analysis in a spreadsheet, with accompanying narrative of recommendations
Summary of any public engagement efforts that may have taken place, including visual preference survey data
Consensus meeting with City staff to determine approach
Draft Middle Housing Development Regulations
The draft Middle Housing Development Regulations will be complete by end of December 2024 for submission to the Department of Commerce.
Phase 04: Amendment Adoption
Coordinate and support city staff for the adoption of the finalized middle housing regulations.
4.1 Coordination Meetings with Staff on Final Work Product. Following submission of the draft regulations to the Department of Commerce, SCJ will coordinate continued meetings with staff and/or for public presentation as requested, to make decisions on final work product.
4.2 Planning Commission Work Sessions. Prepare for and attend briefings and/or work sessions in the Planning Commission (if requested).
4.3 Formal Adoption. Our team will work with City staff to conduct formal adoption of the regulations through the appropriate City procedures. SCJ will prepare staff reports and attend and present at any work sessions or public hearings before the Planning Commission and City Council.
Deliverables:
Finalized Middle Housing Regulations in ordinance format
Agenda reports to Planning Commission and City Council
Attendance at up to five (5) planning commission and City Council meetings (virtual or in-person)
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Anticipated Schedule
2024 2025
SEP OCT NOV DEC JAN FEB MAR APR MAY JUN
PHASE 01: ADMINISTRATION AND PROJECT MANAGEMENT
1.1 Project Management
1.2 Kickoff Meeting
1.3 Coordination Meetings
PHASE 02: COMMUNITY ENGAGEMENT
2.1 Informational Materials
2.2 Graphics and Visuals
2.3 Visual Preference Survey
2.4 Engagement & Survey Summary
PHASE 03: DRAFT MIDDLE HOUSING DEVELOPMENT REGULATIONS
3.1 Gap Analysis
3.2 Targeted Development Regulation Engagement Efforts
3.3 Draft Missing Middle Development Regulations
PHASE 04: AMENDMENT ADOPTION
4.1 Coordination meetings w/Staff on final work product
4.2 Planning Commission Work Sessions
4.3 Formal Adoption
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