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HomeMy WebLinkAboutCity Council Committees - Planning and Economic Development Committee - 02/01/1989 KENT PLANNING DEPARTMENT FEBRUARY 1, 1989 TO: Judy Woods, Chair; Planning Committee FROM: Kathy McClung, Senior Planner SUBJECT: Affordable Housing Demonstration Program REQUEST: HUD, in conjunction with CamWest, the developer, have requested the City of Kent to establish an affordable housing demonstration project. The proposed project is a family housing project consisting of 36 lots. The property proposed for this project is located west of 104th Ave SE and north of SE 228th St. The property is approximately 7 .8 acres. The proposal would require special consideration by the City because some of the lots proposed are less then the minimum 7200 square foot lots that the City currently allows. Also there are some development standards that do not meet the minimum Subdivision Code requirements such as street widths, rolled curbs, lot widths, etc. AREA HISTORY: The property proposed for this project was annexed into the City in 1987. This fact is important to consider in this case because it explains why some of the surrounding developments do not meet Kent standards and provides us with some recent information on zoning in the area. It is also important to consider since the City Council has received recent pressure to open up recently zoned properties to higher densities. The decision on this property may be setting a precedent for other properties in newly annexed areas where zoning has recently been established. In the Fall of 1987 the City Council adopted the recommended zoning for this property of R1 9. 61 9600 square foot minimum lot size. The Comprehensive Plan Map showed a potential of 4-6 units per acre. The City Staff and Hearing Examiner recommended the lower end of this density based on existing Comprehensive Plan policies and the size of the existing lots in the general area.The Staff also took into consideration the mood created by resolution 1123 which encouraged lower densities. Most of the public attending the hearings for the zoning were supportive of the R1 9. 6 zoning. The County approved three recent subdivisions in this area prior to the annexation. Briere Lane has lots ranging from 6, 500 square feet to 12 , 000. High Meadow I has lot sizes from 8, 500 to 14 , 608 and High Meadow II lots range from 6200 to 16, 074 . The County allows lots in single family subdivisions to be averaged. The proposal has a few lots at less then 6000 to a few lots of over 9000 square feet. Based on approximate net acreage, the density is about 5.4 units per acre. STAFF REVIEW: Single Family Development- The past two years the City has explored ways to encourage single family development and balance the housing stock. For several years the City was receiving a small number of single family building applications and residential plats. In the past year this seems to be turning around. The City has currently 183 pending single family lots. The reason for this sudden increase is gradually becoming clearer. The market is showing more of a demand for single family lots. Through annexations, more land was available for single family development although only about 1/3 of these pending lots are in annexation areas. Also the City has taken a strong stand that densities need to be decreased in some areas and multifamily zoning requests are closely scrutinized. Development Standards- In order to approve this subdivision, the City will have to rezone the property to allow a higher density and accommodate smaller lots. Required lot widths, lot size, street widths, curbs, solar regulations, and turning radius ' in cul de sacs will have to be waived for this project. The Fire Department has a problem with allowing parking within the cul de sacs. The Fire Department needs these areas to be clear of vehicles in case emergency access is needed. If landscape islands are permitted in the cul de sacs a maintenance agreement would be recommended in order to keep these areas looking attractive. Most of the lots proposed have a narrow north-south dimension which makes it very difficult to site a house and take advantage of solar access. Rolled curbs are a problem when they are abused by residents. When combined with narrow streets, people tend to park their cars over the curb and onto the sidewalks. Evidence of this can be seen in the Park Orchard area where on certain blocks a pedestrian has to go out into the street to get around the cars parked on the sidewalk. Coupled with narrow street widths, this also creates a dangerous situation for traffic. Cars will be restricted to serpentine driving where vehicles are parked on the side of the road. Restrictive signing could be posted to prevent parking on the street,, but then an enforcement problem is created for the City. Besides the enforcement and safety issues , there are maintenance problems with rolled curbs according to the Public Works Department. Sidewalks will break up due to heavy loads and parking on the top edge of the curb (where a sidewalk is not adjacent) will cause the curb to tip and crack. This in turn allows water to get into the road bed. When this happens, the life span of the road can be severely reduced. Rolled curbs also prevent proper sweeping of the street. Street sweepers use the vertical portion of the standard curb and gutter section to sweep against. With rolled curbs the rotary brushes on the front brush the dirt, rocks and litter onto the sidewalks or front lawns. The typical street section does not show street lights. For public safety reasons, street lights would be required. Sometimes the City can justify smaller lots and higher densities when a development has saved a unique physical feature of the property or created open spaces that can be enjoyed by the residents and public, as in a planned unit development (PUD) . This proposal does not incorporate these amenities into the project. Affordability- The price range of these houses are to be in the $85, 000-$100, 000 range. By reducing some of the City standards $3000 a lot could be saved, according to HUD. According to Windermere Realty, the median house price in the Kent area for 1988 was $89, 950. One could conclude that the homes in this project would be no more or less affordable then other homes in the Kent area. Establishing this project as an "affordable housing" project raises some other questions. If the savings per lot after waiving several development standards and increasing density is $3000 per lot, how does the City insure that this savings will be passed on to the consumer? Also is a $3000 savings per lot is approximately a 3% savings per dwelling unit, and may not be perceived by lending institutions as a significant factor in affordability. CONCLUSION: There is no question that the City wants to encourage single family development in Kent. Indeed, it is a 1989 target issue of the Kent City Council. The Fire, Public Works, and Planning Departments have reviewed this project for feasibility from a development standpoint. With some minor adjustments for public safety reasons the project can work technically. What the staff asks the Council to weigh is what the City is sacrificing in the way of development standards and what the public is gaining with respect to affordable housing. The Staff feels that under current PUD or Zero Lot Line development it is possible to create housing priced under the median price range and still follow development standards currently in place. Based on the approximate net land available (6. 63 acres) the developer could get 30 units under the current zoning. With a PUD the developer could get a 20% increase in density if the density bonus standards can be met. This would gain an additional 6 units. The development would have to provide amenities to the public to take advantage of the bonus by providing open space, recreation areas, creative design and a variety of housing types. ` 11.1N dnmescL�M i ..-.—`—taYsa - it John S. Beard 3.1At. Richard 1.Tonelll --itsn r W"'. ' aWells o a6 At. At. . Barker l.0 At. .v % J1 1.11 Ae. Walter r. , y°t�.t z7. O I G E.Shaft s: Jack W. Hagedorn 1.30 At. Nr It Harold N.Hart uu _ I'• 1eNe e° At. 4t7 I a L.Dehncrf O i Mit w 101,11 BILL It Dale It.Murray Waller Milford V.Sperry I D. 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I 618 ke1y ® 39 i HASE I/ "� I N Ca �' SP.C.79.27 D 111 ` 71.14 Wllllant Garrott ,12 UHI TS c P1 ASE-IIV/�i r r bo J.,.,L1 IstA:IPIu®tl r>,nflk. `i � nmI a �J t KENT PLANNING DEPARTMENT January 31, 1989 To: Judy Woods, Chair; Council Planning Committee From: Fre Satterstrom, Acting Planning Director Subject: New ousing Program Tasks The Planning Department has been requested by the Mayor' s Office to put a work program and budget together to accomplish three housing program tasks. All three of these program tasks are directly related to the City Council 's 1989 High Priority target issues. These tasks are: 1. To form a task force to conduct a needs assessment for public housing, particularly as it relates to senior housing in Kent. It is anticipated that this task force would study and potentially propose that a bond issue for senior housing be placed on a future ballot. 2 . To form a task force to examine zoning and other City regulations as they relate to the needs of special populations. The issue of group homes and the growing trend to de-institutionalize these types of uses would be a central focus of this task. 3 . To form a task force to examine ways in which single- family residential development can be encouraged by the City. Areas of study would include the permit process, City regulations as they relate to single-family development, and a review of the 1985 Affordable Housing Study. These three issues have also been addressed by the emerging Housing Element update recently endorsed by the Planning Commission. The City Council will be considering the Housing Element as early as February 21, 1989 . This item has been placed on your agenda for information purposes only. In the next two weeks, the Planning Department will be developing work programs and budgets to accomplish these tasks. Certain elements of these work programs may require review and approval by the Council Planning Committee as well as the full Council. We anticipate bringing this forward for action at the next Committee meeting on February 21, 1989 . KENT PLANNING DEPARTMENT January 31, 1989 To: Judy ods, Chair; Council Planning Committee From: Fre Na. Satterstrom, Acting Planning Director Subject: Coo rtion Agreement with King County Housing Authority The King County Housing Authority would like to enter into a cooperation agreement with the City of Kent in order to locate one unit of low-rent housing within the City. The attached Cooperation Agreement form is the standard document used by the Authority in such cases. This document is currently being reviewed by the Kent City Attorney. As mentioned, the agreement would allow the establishment of one unit of low-rent housing in the City of Kent. The agreement pertains only to this single housing unit and does not bind the City in any way on other public housing projects involving the King County Housing Authority. RECOMMENDATION The Planning Department recommends that the Council Planning Committee endorse the Cooperation Agreement and that the matter be placed on the City Council regular meeting agenda for February 7, 1989, for consideration by the full council. The Planning Department has tentatively placed this matter on the February 7th agenda in anticipation of Committee approval. , . • i 01/31/1999 14:46 FROM KING CO. HOUSING AUTHDRTY TO 8593334 P.01i05 Form Nun-Phdl. This form has been prepared by the Department of I!ousiug and Urban Development for use by a Local Authority as a guide in drafting agreements providing for local cooperation, as required by the Housing Act of 1937, and by regulations of the Department. Pap 1 COOPERATION AGREE'^1'_"7f i + This Agreement entered into this day of 19 , by and between (herein called the "Local Authority"" and (herein called the 'R:huticipality , witnessetha I Ie consideration of the mutual covenants hereinafter set forth, the parties hereto do agree as follows 1. Whenever used in this Agreements (a) The term "Project" shall mean any low-rent housing hereafter developed or acquired by the Local Authority with financial assistance of the United States of America acting through the Secretary of Rousing and Urban Development (herein called the "Government"); excluding, however, e=.y low-rent housing project covered by an,- contract for loans and enamel contributions entered into between the Local Authority and-the Government, or its predecessor agencies, prior to the date of this Agreement, (b) The term 'Taxing Body" shall mean the State or any political subdivision o_ taxing unit thereof in which a Project is situated and which would have authority to assess or levy real or personal property taxes or to certify such taxes to a taxing body or public officer to be levied fo=.its use and benefit with respect to a Project if it were not exempt from taxation. (a) The term "Shelter Rent" shall mean the total of all charges to all tenants of a Project for dwelling rents and nondwelling rents (excluding all other intone of such Project), less the cost to the Local Authority of all dwelling and mondwelling utilities. 2. The Local Authority shall endeavor (a) to secure a contract or contracts with the Government for loans and annual contributions covering one or more Projects comprising approximately CW •/wits of low- rent housing and (b) to develop or acquire aid administer such Project or Pro- jects, each of which shall be located within the corporate limits of the Muni- cipality. The obligations of the parties hereto shall apply to each such Pro- 3- (a) Vader the constitution and statutes of the of , V all projects are exempt from all real and personal property tares and special assessments levied or imposed by W Taxing Body. With respect to any Project, so long as either (i) such Project is owned by a public body or governmental agency and is used for - low-rent housing purposes, or (ii) aZy contract between the Local Authority and the Government for loans or annual contributions, or both, in connection with such Project renalns in force and effect., or (III) any bonds issued In connection with such Project or any monies due to the Government in connection with such Project remain unpaid, whichever period is the longest, the Municipality agrees that it will not levy or impose any real or personal property taxes or spacial assessments upon such Project or upon the Local Authority with respect thereto. During such period, the Local Authority sball make annual payments (herein called "Payme:nta in Lieu of Taxes") spa /o�r/ 01/31/1969 14:47 FROM KING CO. HOUSING RUTHORTY TO 6593334 P.02i05 HUD-52481 Page 2 in lieu of such taxes and special assessments and in payment for the public services and facilities furnished from time to time without other cost or charge for or with respect to such Project. (b) Each such annual Payment in Lieu of Taxes shall be made after the end of the fiscal year established for such Project, and shall be in an amount equal to either (i) ten percent (101,16) of the Shelter Dent charged by the Local Authovity in respect to such Project during such fiscal year or (ii) the amount permitted to be paid by applicable state law in effect on the date such payment is made, whichever amount is the lower. (c) The Municipality shall distribute the Payments in Lieu of Taxes among the Taxing Bodies in the proportion which the real property taxes which would have been paid to each Taxing Body for such year if the Project were not exempt from taxation bears to the total real property taxes which would have been paid to .all of the Taxing Bodies for such year if the Project were not exempt from taxation; Provided, however, That no payment for any year shall be made to any Taxing Body in excess of the amount of the real property taxes which would have been paid to such Taxing Body for such year if the Project were not exempt from taxation. (d) Upon failure of the Local Authority to make any Payment in Lieu of Taxes, no lien against any Project or assets of the Local Authority shall attach, nor shall any interest or penalties accrue or attach on account thereof. 4. During the period commencing with the date of the acquisition of any part of the site or sites of am Project and continuing so long as either (i) such Project is owned by a public body or governmental agency and is used for low-rent housing purposes, or (ii) any contract between the Local Authority and the Government for loans or annual contributions, or both, in connection with such Project remains in force and effect, or (iii) any bonds issued in connection with such Project or any monies due to the Government in connection with such Project remain unpaid, whichever period is the longest, the Municipality without cost or charge to the Local Authority or the tenants of such Project (other than the Payments in Dieu of Taxes) shall: (a) F1lrniah or cause to be furnished to the Local Authority and the tenants of such Project public services and facilities of the same character and to the same extent as are furnished from time to time without cost or charge to other dwellings and inhabitants in the Municipality; (b) Vacate such streets, roads, and alleys within the area of such Project as may be necessary in the development thereof, and convey without charge to the Local Authority such interest as the Municipality may have in such vacated areas; and, in so far as it is lawfully able to do so without cost or expense to the Local Authority or to the Municipality, cause to be removed from such vacated areas, in so far as it may be necessary, all public or private utility lines and equipment; (c) In so far as the Municipality may lawfully do so, (i) grant such deviations from the building Code of the Municipality as are reasonable and necessary to promote economy and efficiency in the development and administration of such Project, and at the same time safeguard health and safety, and (if) make such changes in any coning of the site and surrounding territory of such Project as are reasonable and necessary for the development and protection of such Project and the surrounding territory; tmn-Szl�sl Page 3 (d) Accept grants of easemeniu necessary for the development of such Project; and (a) Cooperate with the Local Authority by such other lawful action or ways as the Municipality and the Local Authority may find necessary in connection with the development and administration of such Project. 5. In respect to any Project the Municipality further agrees that within a reasonable :ime after receipt of a written request therefor from the Local Authority: (a) It will accept the dedication of all interior streets, roads, alleys, and adjacent sidewalks within the area of such Project, together with all storm and sanitary sewer mains in such dedicated areas, after the Local Authority, at its own expense, has completed the grading, improvement, paving, and installation thereof in accordance with specifications acceptable to the Municipality; (b) it will accept necessary dedications of land for, and will grade, improve, pave, and provide sidewalks for, all streets bounding such Project or necessary to provide adequate access thereto (in consideration whereof the Local Authority shall pay to the Municipality such amount as would be assessed against the Project site for such work if such site were privately owned; and (c) It will provide, or cause to be provided, water mains, and storm and sanitary sewer mains, leading to such Project and serving the bounding streets thereof (in consideration whereof the Local Authority shall pay to the Municipality such amount as would be assessed against the Project sites for such work if such site were privately owned). 6. If by reason of the Municipality's failure or refusal to furnish or cause to be furnished any public services or facilities which it has agreed hereunder to furnish or to cause to be furnished to the Local Authority or to the tenants of any Project, the Local Authority incurs any expense to obtain such services or facilities then the Local Authority may deduct the amount of such expense from any Payments in Lieu of Taxes due or to become due to the Municipality in respect to any Project or any other low-rent housing projects owned or operated by the Local Authority. 7. No Cooperation Agreement heretofore entered into between the Municipality and the Local Authority shall be construed to apply to any Project covered by this Agreement. 8. No member of the governing body of the Municipality or any other public official of the Municipality who exercises any responsibilities or functions with respect to any Project during his tenure or for one year thereafter shall have any interest, direct or indirect, in sny Project or any property included or planned to be included in any project, or any contracts in connection with such Projects or property. If any such governing body member or such other public official of the Municipality involuntarily acquires or had acquired prior to the beginning of his tenure any such interest, he shall immediately disclose such interest to the Local Authority. 01/31/1'J= 14-40 F'KOII KINU GO. MUUbIHG HUIMUK17 W [1D7O.534 P.04/M i r r � • . mm-524e1 no !, 9. So long as any contract between the Local Authority and the Government for loans (including preliminary loans) or annual Contributions, or both, in connection with any Project remains in Some and effect, or so long as any bonds issued in connection with any Project or any monies due to the Government in connection with any Project remain unpaid, this Agreement shall not be abrogated, changed, or modified without the consent of the Goverslment. The privileges and obligations of the Municipality hereunder shall remain in full Tomg and effect with respect to each Project so long an the beneficial title to such project is held by the Local Authority or by any other public body or governmental agency, including the Government, authorized by law to engage in the development or administration of low-rent housing projects. If at any time the beneficial title to, or possession of, any Project is held by such other public body or governmental agency, including the Government, the provisions hereof shall inure to the benefit of and may be enforced by, such other public body or governmental agency, including the Government. IN WITNESS VEMREOF the Municipality and the Local Authority have respec- tivelyrsigned this Agreement and caused their seals to be affixed and attested as of the day and year first above written. (SEAL) Corporate Name of Municipality ATTEST: H9 I3y . (Type Name and Title Type Name and Title (SEAT,) Corporate Name -of Local Authority) ATTEST e Chairman BY Type Name and Title ,.' .•. Attaahment to Form BUD-52481 NOTES IN CONNECTION WITH THE USE OF FORK HUD-52481, "COOPERATION 1GFJE " For general information in connection with the preparation and adoption of Cooperation Agreements•, See Handbook 7417.1 Chapter 2, Section 3. Farm HUD-52481 should be used as a guide in drafting a Cooperation Agreement. It is applicable to both urban and rural nonfarm housing. Normally, a Cooperation Agreement will cover low-rent housing to be developed or acquired In one locality, and Form HUD-52481 is for use in entering into an agreement with the governing body of the locality in which ::uch housing is to be _ located. In the event that cooperation is required from an additional governing body or taxing body, a joint agreement or separate agreements with such additional bodies may be used; modifications of Form HUD-52481 will be required, and the Government should be consulted in such cases. The following notes are related to the use of the blank spaces in Form MM-52461: Insert the name of the political subdivision with which the Cooperation Agreement is being entered into, such as "City of Atlanta, Georgia," or "County of Fulton, State. of Georgia," etc. The word 'Tunicipality" is used as a defined term throughout the Agreement to identify the political subdivision, even though in some cases it may be a county or other body. Insert the number of units of low-rent housing to which the Cooperation Agreement applies. y� insert the name of the State, 1.^dicating whether it is a State or Commonwealth.