HomeMy WebLinkAbout06-09-2021 YPC Agenda Packet
DEPARTMENTOF COMMUNITY DEVELOPMENT
Joan Davenport, AICP, Director
Planning Division
Joseph Calhoun, Manager
nd
129 North Second Street, 2Floor, Yakima, WA 98901
www.yakimawa.gov/services/planning/planning-commission-meetings/
City of Yakima Planning Commission
ZOOM VIRTUAL MEETING
Wednesday, June 9, 2021
3:00 p.m. –5:00 p.m.
YPC MEMBERS:
Chair Jacob Liddicoat, Vice-Chair Lisa Wallace, Leanne Hughes-Mickel, Al Rose, Robert McCormick,
Philip Ostriem, and Mary Place
Council Liaison: Kay Funk (District 4)
CITY PLANNING STAFF:
Joan Davenport (Community Development Director), Rosalinda Ibarra (Community Development
Administrative Asst.), Joseph Calhoun (Planning Manager), Eric Crowell (Associate Planner),
Trevor Martin (Associate Planner), and Colleda Monick (Community Development Specialist),
Analilia Núñez (Planning Technician)
AGENDA
I.Call to Order
II.Roll Call
III.Staff Announcements
IV.Approval of Meeting Minutes of May 26, 2021
V.Housing Action Plan Next Steps
VI.Other Business
VII.Adjourn
Next Meeting: June 23, 2021
To listen/watch this virtual meeting, please register in advance with your name and email address:
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Yakima
the meeting. The meeting will also be recorded and posted on the Y-PAC website. Visit the
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Time in Session (minutes)
6/9/2021 16:336/9/2021 16:326/9/2021 16:336/9/2021 16:336/9/2021 16:336/9/2021 16:326/9/2021 15:556/9/2021 16:32
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6/9/2021 14:576/9/2021 14:586/9/2021 14:576/9/2021 14:586/9/2021 14:586/9/2021 14:586/9/2021 14:586/9/2021 15:00
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EmailAsk.Planning@yakimawa.govmichael.brown@yakimawa.govaar7040@gmail.complaceml@charter.netrob@mccormickaircenter.comleanne.mickel@me.comkay.funk@yakimawa.govlisakwallace@hotmail.com
06-09-2021 YPC Meeting Attendee Report
Last Nameof Yakima Planning DivisionBrown (YPAC)Rose (YPC)Place (YPC)McCormick (YPC)Hughes-Mickel (YPC)Funk (Council Liaison)Wallace (YPC Vice-Chair)
First NameCityMichaelAlMaryRobLeanneKayLisa
User Name (Original Name)Joseph Calhoun (Planning) (City of Michael Brown (YPAC)Al Rose (YPC)Mary Place (YPC)Rob McCormick (YPC)Leanne Hughes-Mickel (YPC)Kay Funk (Council Liaison)Lisa
Wallace (YPC Vice-Chair)
AttendedYesYesYesYesYesYesYesYes
DEPARTMENTOF COMMUNITY DEVELOPMENT
Joan Davenport, AICP, Director
Planning Division
Joseph Calhoun, Manager
nd
129 North Second Street, 2Floor, Yakima, WA 98901
www.yakimawa.gov/services/planning
City of Yakima Planning Commission
June 9, 2021
To: APA Planning Excellence Award Review Team
From: City of Yakima Planning Commission, Jacob Liddicoat, Chair
Subject:Letter of Support –Planning Excellence Award
The City of Yakima Planning Commission is pleased to support this application for a Planning
Excellence Award. The City’s new Housing Action Plan was recently adopted by Council and
received the full support of the Planning Commission.
The Housing ActionPlan addressed several key issues related to housing, and the strategies
contained therein rely heavily on community engagement. Due to the COVID-19 pandemic, non-
traditional outreach strategies were implemented. This included two rounds of a virtual survey,
targeted engagement with communities of color, consultation with the City’s Community
Integration Committee, and a Technical Advisory Committee comprised of industry
representatives and members of the community. The broad and inclusive engagement process
ensured that a variety of voices were heard and their concerns integrated into the Housing
Action Plan.
As a result of the public engagement process, many of the implementation strategies in the
Housing Action Plan incorporated considerations of equity. It changed the focus of housing
issues on place-based improvementsas well as programs and partnerships that address
barriers that communities face.
Thanks,
________________
Jacob Liddicoat, Chair
City of Yakima Planning Commission
City of Yakima Planning Commission (YPC) Meeting Minutes
Virtual Meeting via Zoom
May26, 2021
Call to Order
Chair Liddicoatcalled themeeting to order at3:00p.m.
Roll Call
YPC Members Present:Chair Jacob Liddicoat, Vice-chairLisa Wallace, Al Rose,Mary
Place,Leanne Hughes-Mickel,Phil Ostreim
YPC Members Absent:Rob McCormick
Staff Present: Joseph Calhoun, Planning Manager;Sara Watkins, City Attorney
Council Liaison: Kay Funk, District 4
Others: Amy Summe (Shannon & Wilson)Sign-in sheet in file
Calhoun provided instructions on how attendees can participate during the public hearing.
Staff Announcements–Planning Manager Joseph Calhoun announced the following:
Comp Plan/Rezone process –finalizing Notice of Complete review and will be working on
schedule for sending public notices.
May 12, 2021 Meeting Minutes–It was motioned by CommissionerPlaceand seconded by
Commissioner Roseto approve the meeting minutes ofMay 12, 2021as presented.The motion
carried unanimously.
Public Hearing on Shoreline Master Program Update–Chair Liddicoat explained the hearing
process. Calhounpresented the staff report –this effort is funded through a $28k grant from the
Washington State Department of Ecology. The City contracted with Shannon & Wilson to perform
the update process consistent with State law (RCW 90.58. WAC 173-26/27). SEPA
Environmental Review was conducted with a DNS issued on May 6, 2021. This SMP periodic
update is consistent with WAC 173-26-090–the City has found that a review and evaluation has
occurred and the revisions made are identified in the draft SMP, consistent with the SMP checklist.
One comment was received prior to the hearing, which is addressed in the body of the report.
The staff recommendation is to hold the public hearing, receive testimony from the public, and
forward a recommendation to the Council. Afterthe hearing, staff will compile any additional
comments that come in prior to the close of the comment period on June 7. Those comments and
the final draft plan will then be forwarded to the Department of Ecology for a Determination of
Consistency. When the DOE determination is received, the SMP will be scheduled for final
consideration at City Council.
Commissioner Place asked about a definition for Mitigation. Calhoun stated that a definition could
be added. The specifics of what mitigation is requiredis dependent on the situation. Summeand
Calhounstated that a generic definition could be added to YMC 17.01.Summe noted YMC
17.05.020 describes the mitigation process and sequencing that could be cross-referenced.
Chair Liddicoat opened thepublic testimony portion ofpublic hearing. Calhoun re-stated the
instructions for attendee participation. At this time, no attendees raised their hand to speak –Chair
Liddicoat closed the public testimony.
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Place asked about the impact of the homeless situation to the SMP. Calhoun stated that the SMP
doesn’t specifically address homelessness and that those efforts are processed under separate
state and local codes. Rose asked about Fish and Wildlife Habitat Conservation/Areas –is there
a way to simplify those definitions? Summe stated that those definitions come from the RCW.
Rose asked about the definition of Waters of the State –does this give the state control over all
waters? Calhoun stated that the definition comes from the RCW and explained the difference
between Shoreline jurisdiction and Critical Areas jurisdiction.
A new attendee arrived on the zoom call –Chair Liddicoat re-opened the public testimony and
Eric Bartrand, Area and Habitat Biologist, from WDFW was promoted to a panelist and allowed
to speak. Bartrand further explained that once water is legally diverted, it is no longer considered
as a Water of the State unless it comingles with natural water or other natural sources. Rose
asked about Hyporheic flow –Summe stated that those are waters connected to a stream channel
that are in a riparian zone. Calhoun read the definition in YMC 17.01. Wallace asked Bartrand for
an example of Waters of the State –Bartrand stated effectively all water is considered a water of
the state until legally diverted, similar to how all fish are “publicly owned” until such time as they
are legally harvested. Place asked about wellhead protection zonesand applicability –Calhoun
stated that it is location specific. Within SMP jurisdiction it will be in YMC Title 17 and outside of
that will be in YMC Ch. 15.27. Place asked about the Greenway and nonconforming. Calhoun
stated that the Greenway isn’t nonconforming with permitted activities going back to the early
90s/late 80s. Chair Liddicoat closed the public testimony portion of the hearing.
Motion by Commissioner Rose: Based on the testimony and evidence presented during this
afternoon’s public hearing, I move that the Planning Commission adopt the findings of fact and
order that the draft ordinance be forwarded to the Yakima City Council with a recommendation
for approval. Commissioner Hughes-Mickel seconded. Motion passed unanimously.
Other Business–None
Adjourn–A motion to adjourn to June 9, 2021was passed with unanimous vote. This meeting
adjourned at approximately 3:35p.m.
Chair Liddicoat Date
This meeting was filmed by YPAC. Minutes for this meeting submitted by:Joseph Calhoun, Planning Manager
-2-
City of Yakima Planning Commission
Housing Action Plan –Next Steps
June 9, 2021
Introduction –
The Housing Action Plan was passed by Council on June 1, 2021 (Formal Resolution going to
Council on June 15, 2021). We will begin implementation steps immediately. Of the 37
Implementation Strategies, YPC review and recommendation will be a critical step for 10
Strategies.
Applicable Law Sections –
The YPC will primarily be involved with implementing changes in the Zoning Ordinance (YMC
Title 15) and the Subdivision Ordinance (YMC Title 14). Additional changes will likely occur in
the Comprehensive Plan and SEPA rules.
YPC Applicable Strategies –
1. Update city regulations to remove barriers to innovative housing types
YMC Title 15, YMC Title 14, Comprehensive Plan
7. Create design standards for multifamily and mixed-use development
YMC Title 15
8. Improve permitting and environmental process
YMC Title 15, YMC Ch. 6.88
14. Revise parking standards in key areas
YMC Ch. 15.06
16. Consider fee waivers or deferrals for affordable housing
YMC Ch. 15.26
22. Address mobile home parks that are dilapidated
YMC Ch. 15.04
23. Encourage micro-retail and flexible cultural design space
YMC Title 15
26. Incentivize Senior Housing
YMC Title 15
28. Minimize barriers to development of housing serving multiple populations
YMC Title 15
32. Incentivize backyard cottages and cottage housing
YMC Title 15
1.Update city regulations to remove barriers toinnovative housing
types.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
Most housing in the City of Yakima is single-family (65% of all housing
inventory) or multifamily of three or more units (22% of all housing inventory). Supporting
innovative housing types and arrangements will more fully meet the needs and
preferences of Yakima’s community members. For example, community engagement
revealed that many Yakima residents seek multigenerational, senior, and more
affordable housing opportunities that these types of innovative housing can facilitate.
Thereare a wide variety of housing types that help reduce housing costs and fit into a
small-town character. Each is definedbelow.
Exhibit 1.Housing Types
-
Examples of innovative housing types include:
Tiny homesare small dwelling units on a foundation or on a carriage with wheels
with between 150-400 square feet of habitable floor area. They are affordable
compared with traditional site-built homes. They may be located on their own lot,
serve as an accessory dwelling unit, or be located in a village arrangement in a
manufactured home or RV park. Their small size and cottage like nature make them
compatible in single-family areas on their own lot or as an accessory dwelling unit.
They may offer temporary or long-term housing for seasonal workers such as in a
manufactured home or RV park.
Senate Bill (SB) 5383, passed in May 2019, legally permitted tiny houses as permanent
dwellings in Washington State; as a result, the State Building Council adopted
International Residential Code standards that apply to tiny houses, effective in
November 2020. SB 5383 also expanded RCW 58.17.040(5) of the subdivision statute
to allow the creation of tiny house villages such as through a binding site plan and
stops cities from prohibiting tiny houses in manufactured/mobile home parks. House
Bill (HB) 1085, passed in 2018, also allows local jurisdictions to remove minimum unit
size limitations on detached houses.
Microhomesare small dwellings in a multifamily style. There are two types:
Congregate housing “sleeping rooms” are often in the 140-200 square-foot
range and may includeprivate bathrooms and kitchenettes. Shared facilities
include kitchens, gathering areas, and other common amenities for residents.
A small efficiency dwelling unit (SEDU) is a very small studio apartment including
a complete kitchen and bathroom. Typically, the units will be as small as 220
square feet of total floor space, as compared to 300 square feet for the smallest
typical conventional studio apartments.
Microhomes are more affordable apartment units, and could be located in
commercial, mixed-use, and high-density multifamily zones.
Modular homesare structures that are built offsite, then transported to a permanent
site. They differ from manufactured or mobile homes in that modular homes are
constructed to meet the same state, regional, or local building codes as site-built
1
homes, while manufactured homes adhere to national HUD code standards.
Co-op housingis a form of shared housing in which a cooperative corporation owns
housing, and residents own stock shares in the corporation and participate in
2
governance of the cooperative.Shared property, usually including a common
house, is part of what defines this type of housing. These spaces allow residents to
gather for shared meals, activities, and celebrations as well as the collaborative work
required to care for the spaces.
Multi-generational homesare designed to provide space for multiple generations
living together under one roof, with each generation benefiting from their own
separate space and privacy. The design of the home is similar to a single-family
residence in outward appearance with an interior layout designed around common
areas with separate spaces for the different family groups.
Other related dwelling unit types include cottages–acluster of small dwelling units,
generally less than 1,200 square feet,around a common open space–and zero-lot line
development, whichallows a zero or minimal setback normally required within a
particular zone thus promoting efficient use of buildable land.Zero-lot line development
is common with townhouse developments and may also be designed as an attached
single-family home.
The City of Yakima has made several changes recentlyto encouragethe above
housing types.Tiny houses onan individual lot are currently treated the same as a
regular single-family home. The City has also updated its definition of multifamily
development to include any residential use where three or more dwellings are on the
same lot. This can be 3+ tiny homes, a duplex and a tiny home, or other combinations.
A new manufactured home canbe placed anywhere a single-family home can
locate, consistent with state law. However, process and level of review for these
housing types can be improved. For example, to build a tiny home on a new smaller
1
HUD https://www.hud.gov/program_offices/housing/rmra/mhs/faqs.
2
University of Wisconsin Center for Cooperatives. http://reic.uwcc.wisc.edu/house/
single lot (smaller than the city’s current minimum lot size requirement of 6,000 SF) one
must go through a Planned Development process. Streamlining and simplifying the
review process for smaller housing types can further support encourage these housing
types.
Gaps Addressed.
Yakimaneeds to create housing units at a rate of 295 units annually
through 2040. Housing like tiny homes and modular housing is often less expensive to
develop than traditional, single-family homes. These cost savings could help encourage
and facilitate the development of more housing that can also be more attainable for
households with lower incomes. This housing is often also more suitable for small
households, for whom Yakima currently has a shortage of housing options. Cooperative
housing can provide a more affordable opportunity for homeownership than traditional
single-family homeownership. Yakima, like many communities in Washington, also has a
shortage of farmworker housing. Innovative housing types can provide farmworkers with
high-quality housing that meets local codes, but at a lower cost to developers.
Considerations.Additional options to encouragetiny homes, micro housing, cottage
homes, multigenerational homes and othersinclude:
Allowing for differentzoning/densityoptionsto incorporate the above-listed housing
types.
Density/massing and review process:
Consider allowing a higher number of units than typical for the zone, due to
smaller home size or where legacy pesticides are present.Some density increase
is essential because the units are smaller and usually more expensive to build on
a cost/square feet basis. Consider applying a maximum floor area ratio limit or
an across the board allowed density for tiny houses, for instance one tiny house
per 1,200 square foot of lot area. Consider reduced development standards
such as lot coverage and setbacks for multi-generational homes.
Design elements. Provide design standards in a manner similar to cottage housing
clusters:
Consider providing design standards for both common open spaces and semi-
private open spaces for individual cottages.
Permit construction of a shared community building to provide a space for
gathering and sharing tools.
Play close attention to how parking can/should be integrated with tiny house
clusters.
Example Communities
Cohousing:Haystack Heights in Spokane is an intergenerational village that is close to
downtown with clustered townhouses and flats tomaximize efficiency, interaction, and
green space. Designed to include 39 units spread out among four buildings, the
development includes spaces to share skills and facilities.
7.Create design standards for multifamily and mixed-use
development.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
Well-crafted design standards help to expand housing choices while
minimizing impacts to adjacent uses and reinforcing the character of the area. They
mitigate impacts of density, building massing/scale, parking and vehicle access areas,
and service elements. Design standards can be used to promote compatible “infill”
development in the downtown core, business districts, and neighborhoods, to
incrementally transform automobile-oriented neighborhoods or corridors into more
dynamic pedestrian-friendly communities,and to guide the design of new development
sites consistent with the community’s vision.
Universal design is a key elementto integrate with design standards. Universal design
creates an environment accessible by all people regardless of their age, size, ability, or
disability.Universal design features include the layout and design of the home as well as
specific features within homes. Typical layouts that accommodate universal design
include locating a bathroom and bedroom on the first floorand others. Specific
features includehandrails or grab bars in the bathroom, doorways sized to fit
wheelchairs, a wheelchair-accessible kitchen, and a step-free entryway into the home.
Gaps Addressed.
Yakima does not yet have design standards for commercial and
3
multifamily development. The City does allow “mixed use buildings” as a class 1
permitted use in all commercial districts. Design standards on a citywide or targeted basis
can help the City set expectations for quality and affordable design in new development
and prioritize investments in existing neighborhoods lacking infrastructure, recreation, and
other features. Addressing design quality can also increase the acceptance and
compatibility of new housing types supporting housingtype variety.Demand for universal
design is expected to grow as the community ages.
Considerations.Balanced design standards should promote good design without
imposing prohibitively costly standards on new developments. Design standards should
focus onformtoensurehousing scale and site design is compatiblewith surrounding
neighborhoods. Form based standards that should be prioritized include floor-area-
ratio, façade articulation, building massing, height, and bulk, and trees/shade.
Integrating development and design standards as complementary standards can help
balance design with feasibility. Allowing scaling of standards based on the form of the
building rather than the number of units is also a key consideration to avoid
discouraging small units on small lots. Design standards should also include allowances
3
“Mixed-use building” means a building in a commercial district or planned development used partly for
residential use and partly for a community facility or commercial use.
for modified parking standards, smaller unit sizes and different combinations of
attached and detached units.
Considerations to develop an effective set of design standards include:
Using arobust community engagement process canhelp define the vision and
identify critical community design issues. This information can be valuable to define
what types of developments are acceptable and unacceptable.
Consider an approach that utilizes clear minimum standards but offers strategic
flexibility with clear guidance in how alternative designs are evaluated. Such an
approach offers a good mix of predictability and flexibility and can be tailored to fit
the community. Ultimately if offers a communitytheopportunityto say no if the
design doesn’t meet the intent whileofferingapplicants flexibility to propose
alternative designs.
Craft design standards to offer choices in how to conform with particular design
provisions, whether it’s the techniques to articulate a façade or how to add desired
design details to storefronts. Such provisions allow greater flexibility in design and the
ability to better control construction costs.
Provide plenty of photos and graphics to effectively illustrate the standards.
Consider providing multiple good examples so applicants understand there are
several ways to meet the standard. Likewise, providing bad examples can be very
effective tools at communicating “what not to do.” Such illustrations should clearly
communicate the standard or standards.
Similar to form-based approach, some factors to consider in developing design
standards:
Pay special attention to the review process and staffing resources and needs.
Make sure the required design features are economically feasible.
Consider the standard’s usability by staff, applicants, and the community
Test key elements of the design standards prior to adoption to ensure that
development is feasible from a physical and economic standpoint.
8.Improve permitting and environmental review process.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
Providing an efficient, predictable, and user-friendly permitting process can
encourage new housing construction by reducing potential confusion or perception of
risk among developers as well as lowering their administrative carrying costs. Many City
practices facilitate permit processing and provide clarity and speed for applicants,
such as the free of charge pre-application meeting, and an on-line permit building
permit portal. The City did extensive work on the permit process in 2019 by simplifying
permit levels for housing unit types, creating an infill exemption under the State
Environmental Policy Act (SEPA), and raising maximum exemption thresholds under
SEPA. The City provides monthly and annual permit summaries to track progress. There
are potentially other ways in which the City can improve the clarity, speed,and
4
consistency of thepermit review process, consistent with legal requirements.
Gaps Addressed.
Improved permitting and reviewadd clarity and certainty to the
development process. This can translate to higher interest in development in Yakima
and improvements in affordability.
Considerations.
Adaptive management through permit procedure audits or studies and
refinementscan help ensure that permitting improvements are continuous and
effective.This could identify additional policy and process changes to improve permit
review timelines and communication.
Increased electronic capabilities should be introduced. The City recently incorporated
Bluebeam electronic plan review software. Additional process or programmatic
efficiencies should be looked at as technology continues to advance.
4
Legal requirements for jurisdictions planning under GMA: Chapter 36.70B RCW, Local Project Review;
other Jurisdictions: Chapter 35.63 RCW, Chapter 35A.63 RCW, or Chapter 36.70 RCW
14. Revise parking standardsin key areas.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousingSupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
5
Description.
Yakima currently has minimum parking standards for residential buildings.
Current parking standards require 1.5 or 2 stalls per multifamily unit (depending on
density) and 2 per single-family detached dwelling. Parking facilities add substantial
cost in the development new housing, whether it’s surface or structured parking.
Reducing parking can be an important way to increase affordability. Parking needs
also vary by location and household type. Senior households, for instance, mayhave
less need parking.
Gaps Addressed.
Yakimaneeds to create housing units at a rate of 295 units annually
through 2040. Decreasing development costs by revising parking standards could help
encourage and facilitate the development of new housing.
Areas in the city near transit can support and benefit from higher-density multifamily
housing. Revising parking standards has particular potential to increase housing
available near transit where cars are less necessary. Increasing available housing near
transit is also especially helpful when providing housing for older adults and people with
disabilities, both of whom may have limited physical mobility or be unable to drive.
Considerations.
There are several elements to consider when revising parking standards.
These could include:
Relating multifamily parking to the number of bedrooms.
Counting on-street parking toward parking ratios.
Adding additional parking tools for alternative compliance, such as contracting with
car-share providers, providing transit passes to residents, shared use parking, and off-
site parking.
Reducing or eliminating parking requirements in areas such as the historic
downtown where on-street parking serves needs, especially for change of use and
redevelopment, to ensure historic and compact downtown character can be
retained.
Lowering parking requirements in areas with higher transit service as well as in areas
targeted for redevelopment and affordable housing.
Adopting rules that allow third party sharing/rental of parking spaces to help even
out parking supply and demand.
Allowing developers to reduce parking stalls if a parking study by a certified
5
See chapter 15.06 YMC.
transportation planner or engineer demonstrates minimum impacts to surroundings.
Updating bike parking requirements concurrently and distinguish between short-
term and long-term bicycle parking.
Allowing residents of multifamily housing with designated parking stalls to be able to
rent their parking stall if they are carless.
One potential drawback is that reductionsin parking requirementscouldprompt
residents to park their cars on streets,erodingon-street parking opportunities inbusiness
districts. The City should also carefully consider the needs and impacts of revised
parking standards on farmworkers or inter-generational familieswhodepend on cars to
access work.
Example Communities
Ellensburg –Senior assisted housing requires less off-street
Municipal Code Ch 15.550
parking than senior housing, single family homes, duplexes, or townhomes. TheCity
alsoallowson-street parking adjacent to the site to count towards parking
requirements for non-residential uses, which could benefit mixed-use but not solely
residentialdevelopment.
Kennewick
Municipal Code Ch. 18.36–Off-street parking requirements for senior or
disabled housing can be reduced if public transportation is directly available,
essential services are within ½ mile of the site, and a notarized agreement to provide
additional off-street parking if the housing is no longer restricted to senior or disabled
persons. Business in the central business district are also allowed to count adjacent
on-street parking towards their parking requirements.
Prosser
Municipal Code Ch. 18.95–Allows on-site parking variances for projects
applying for earned increased density by providing affordable housing.
Bellevue
Municipal Code 20.25A.070and 20.20.128–Studio and 1-bedroom units
affordable to 80% AMI in Downtown have reduced minimum parking requirements
of 0.5 stalls per unit. The percent of compact parking stalls may also be increased for
buildings containing affordable housing (up to 75% in non-Downtown zones and up
to 85% in Downtown zones).
16.Consider fee waivers or deferrals for affordable housing.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
Fee waivers or deferrals reduce the up-front cost of construction for
residential development. Utility connection fees and project review fees can bring high
costs for residential properties. Waiving or deferring some fees for income-restricted
units can be an incentive to encourage the development of income-restricted
affordable units.
Gaps Addressed.
By waiving or deferring fees, the City can support affordable
homeownership, middle-income rental housing, older adult housing, and very-low
income housing in Yakima.
Considerations.
This incentive is most effective when combined with a larger incentive
package for affordable housing.
Example Communities
Port Townsendallows for deferral of system development charges, building fees,
and utility connection charges to serve single-family or multifamily residences for
low-income households. If there are mixed income proposals, the deferral is in
proportion to the proportion of units that are proposed to be affordable. Up to four
single familydwelling units per applicant per yearare eligible or up to $10,000 for
multi-family developments. The deferral is subject to an agreement specifying the
waiver/repayment period, criteria for waiver, reporting requirements, and a lien.
Puyallupallows for a reduction in sewer system development charges (SDCs) if a
senior or low-income housing project demonstrates lower average water
consumption.
Pierce County, Washington.Regulatory incentives for affordable housing at 80% or
less of the Pierce County median household income include expedited permit
processing (building permits, subdivisions, road and design review), fee waivers,
bonus units,and alternative open space and parkingstandards. The County
assumes shared equity when units increase in value, which is recaptured at time of
sale to fund price reductions for additional units.
22.Address mobile home parks that are dilapidated.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
Mobile homes are often an affordable option for renters and homeowners.
There are various types of mobile home parks, which may be owned by a single entity
or community-owned through a Resident Owned Communities (ROC) designation.
Mobile home parks that are disinvested and lack proper infrastructure are often at risk
of being acquired, which would displace residents of these communities. Addressing
much needed repairs and upgrades can help to mitigate displacement of vulnerable
residents and ensure improved safety and quality of life.
Gaps Addressed.
Mobile home parks meet the needs of those who want to live in a
detached single-family home but often cannot afford the associated mortgage or rent
payment.
Considerations.
Partnerships with non-profits experienced with mobile home
rehabilitation may be necessary to address improvements and preserve housing.
Example Programs
CASA of Oregon’sManufactured Housing Cooperative Development (MHCD)
Center is one of nine Certified Technical Assistance Providers (CTAPs) under the
national ROC USA network. ROC USA is a nonprofit that provides technical
assistance with specialized purchase financing for resident cooperative
corporations. CASA of Oregon delivers pre-and post-purchase technical assistance
and helps manufactured homeowners secure the financing needed.
The City of Auburn Home Repair Program Provides grants for minor and emergency
repairs,including for mobile homes. The City offers $7,000 grants paid directly to
contractors.
The City of Kent Home Repair Assistance Program offers home repair services to low-
and moderate-income homeowners, including mobile homes. Mobile homes must
be builtin 1976 or newer with HUD certification in order to qualify and gross income
must not exceed 80% AMI. Grants include a $5,000 limit for mobile homes.
The King County Housing Authority Weatherization Program provides weatherization
services for homeowners, including mobile homeowners. An income threshold must
be met to access free services. The King County Housing Repair Program provides
grants up to $8,000 to mobile homeowners who need to make quality of life repairs
to their homes and do not own the landor pad where mobile home sits. Grants do
not have to be repaid.
23.Encourage micro-retail and flexible cultural space design.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
In some cases, displacement occurs when smaller retailers and cultural
spaces that anchor communities disappear fromneighborhoods.
Gaps Addressed. Ensuring affordable commercial spaces in neighborhoods as new
development come in can help reduce displacement.
Considerations.
Preserving existing affordable space is most effective for maintaining
affordability. If new space must be built or adapted, it works best to design the ground
floor with nontraditional commercial uses, such as aflexible space for different types of
businesses and arts organizations.
26.Incentivize senior housing.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
Cities have several tools at their disposable to incentivize the production of
new housing for older adults by private developers and builders. These include the
authorization to waive or reduce impact fees for senior housing, the ability to offer
density bonuses for buildings with units reserved for older adults, allowing a greater
variety of housing types in existing zones (e.g., cottages, duplexes, etc.), offering
property owners tax exemptions when constructing multi-family housing (MFTE), and
more.
Gaps Addressed.
The strategies highlighted here all address the need for additional
housing that meets the needs of older adults, particularly as a segment of the
population ages over the next 10 years.
Considerations.
In implementing any new policies, decision-makers should consider the
ability of the policy both to incentivize the production of housing that meets the
affordability needs of older adults, but also thesocial needs (e.g., proximity to family)
andhousing design and layoutneeds (e.g., mobility considerations).
28.Minimize barriers to development ofhousing servingmultiple
populations.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
Housing providers often build housing that serves multiple populationsto
increase financial stability and local support for the development. For example, a
housing development may include units for agricultural workers, people withdisabilities,
large familiesand people experiencing homelessness.Regulatory barriers should be
reviewed to ensure they align with these practices and do not unintentionally add time
and cost to the development process. The key barrier identified by stakeholders is when
6
a use is defined as a “Mission” when services are open to the public at large. Uses that
are defined as “Mission” uses are only allowed in General Commercial(GC),Central
Business District (CBD) and the Light Industrial zones(M1).
Gaps Addressed. This strategy can help to increase housing supply, increase affordable
housing options, and support the needs of vulnerable populations such as farmworkers,
people with disabilities, and people experiencing homelessness.
Considerations. Review potential updates to the zoning code use table and definitions.
6
“Mission” means a facility typically owned or operated by a public agency or nonprofit corporation,
providing a variety of services for the disadvantaged, typically including but not limited to temporary
housing for the homeless, dining facilities, health and counseling activities, whether or not of a spiritual
nature, with such services being generally provided to the public at large.
32.Incentivize backyard cottages and cottage housing.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
Cottage housing refers to a cluster of small dwelling units, typically less than
1,200 square feet, around a common open space. This arrangement offers a
development approach that is appropriate and compatible with low-density residential
neighborhoods, and their smaller size makes them more affordable than a typical
single-family residence. Like cottage housing, backyard cottages or accessory dwelling
units(both attached and detached)provide housing alternatives that increase the
capacity of residential neighborhoods.The City has put in place several modifications
in 2020 to expand the zones in which these homes are allowed and simplified the
overall process. Creating pre-approved ADU plans is a potential way to further
incentivize these smaller housing types.
Gaps Addressed. Providing cottage housing and backyard cottages helps to diversify
the housing stock, increasing housing supply for individuals and families with different
needs.Backyard cottages or accessory dwelling unitscan also be a helpful option for
multi-generational families. These unitsmay serve as rentals providing additional income
for homeowners or as main unit extensions that offer privacy for older or extended
family members. They offer affordable options torenters and canassist homeowners in
need of additional income to avoid displacement.Increasing the diversity of the
housing stock also supports affordable homeownership.
Considerations.
Somedensity increases may be needed for cottage housing in single-
family areassince these units are smaller and can be more expensive to build on a
cost-per-square-foot basis. The typical density increase is two cottages per one
traditional single-family home. Applying design standards and a maximum floor area
ratio limit can ensure these units fit well into the applicable single-family contexts. It is
important that the approval process for the units is not overly burdensome.