HomeMy WebLinkAboutCity Council Committees - Land Use and Planning Board - 02/27/2017
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at: http://kentwa.iqm2.com/citizens/Default.aspx?DepartmentID=1004.
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Service at (800) 833-6388. For general information, contact Economic & Community Development
Department, Planning Divi sion at (253) 856-5454.
ECONOMIC and COMMUNITY DEVELOPMENT
Ben Wolters, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue South
Kent, WA 98032-5895
LAND USE & PLANNING BOARD
WORKSHOP AGENDA
FEBRUARY 27, 2017
7:00 PM
BOARD MEMBERS: Frank Cornelius, Chair; Katherine Jones, Vice Chair; Jack
Ottini, Randall Smith
CITY STAFF: Charlene Anderson, Long Range Planning Manager; Danielle
Butsick, Long Range Planner
This is to notify you that the Land Use and Planning Board will hold a Workshop
on MONDAY, FEBRUARY 27, 2017 at 7:00 P.M. The workshop will be held in
Kent City Hall, City Council Chambers, 220 Fourth Avenue S, Kent, WA.
No public testimony is taken at LUPB workshops; however, the public is welcome
to attend. The workshop agenda includes the following item(s):
DOCKETED COMPREHENSIVE PLAN AMENDMENTS [CPA-2017-1] Danielle Butsick
Discussion on docketing amendments: (A) Update School District Map Labels
(DKT-2016-A.1); Amend Table LU-1 in the Land Use Element (DKT-2016-A.2);
Amend the Parks and Recreation Element (DKT-2016-A.3); Extend Mixed-Use
Commercial zoning along South 180th Street (DKT-2016-A.4). Update CHAS data in
the Housing Element (DKT-2015-2); and amend the Land Use Plan Map (DKT-
2015-4).
ECONOMIC and COMMUNITY DEVELOPMENT
Ben Wolters, Director
Phone: 253-856-5454
Fax: 253-856-6454
220 Fourth Avenue S.
Kent, WA 98032-5895
Date: February 27, 2017
TO: Chair Frank Cornelius and Land Use and Planning Board Members
FROM: Danielle Butsick, Long Range Planner/GIS Coordinator
RE: Docketed Comprehensive Plan Amendments
For Workshop Meeting of February 27, 2017
SUMMARY:
On October 18, 2016, Kent City Council approved the 2016 docket items and
amended 2014 and 2015 docket reports, including the following amendments
to the comprehensive plan.
The Educational Service Areas and Facilities Map, Figure CF-4 in the
comprehensive plan, is missing labels for Mt. Rainier High School and Mill
Creek Elementary. Valley View Elementary is omitted from the map. Per
DKT-2016-A.1, an amended map is included in the meeting packet.
Table LU.1 in the Land Use Element of the comprehensive plan inadvertently
omitted MHP from allowed zoning under LDMF and MDMF. KCC 12.05.060
Zoning for mobile home vehicle parks, and KCC 15.03.010 Establishment and
designation of districts, provide for MHP zoning in multi-family residential
districts. Per DKT-2016-A.2, an amended table is included in the meeting
packet.
On October 4, 2016 Kent City Council passed Resolution 1935, declaring the
city-owned properties referred to as the Naden properties as surplus to the
City’s needs and authorizing the Mayor to market the properties for sale or
lease. The Resolution also directed staff to amend the comprehensive plan to
comply with the decision to surplus the Naden Property. Per DKT-2016-A.3,
language has been added to the Parks and Recreation element of the
Comprehensive Plan pertaining to surplus of park properties.
Forty-three acres at the southwest corner of the intersection of SR-167 and S
180th Street/SW 43rd Street were zoned General Commercial in the 2015
comprehensive plan update and were designated as Commercial in the Land
Use Plan Map. Per DKT-2016-A.4, staff considered extending Mixed Use
designation to these parcels in order to achieve additional flexibility in
permitted uses, and a revised Zoning Districts Map and Land Use Plan Map
are included in the meeting packet.
MOTION: None required - for information only.
Data and tabular values in the 2015 Kent Comprehensive Plan Housing
Element are sourced from the 2005-2009 Comprehensive Housing
Affordability Strategy (CHAS) data released by the Department of Housing
and Urban Development (HUD). Updated CHAS data are available based on
2009-2013 figures. Per DKT-2015-2, amended tables in the Housing Element
are included in the meeting packet.
On September 1, 2015, Kent City Council adopted Ordinance 4164, which
included a Land Use Plan Map amendment changing the land use plan map
designation of properties on the southeast side of the intersection of S 212th
Street and Russell Road (referred to in Ord. 4164 in Exhibit P, Site B2.a
Valley West) from mixed MHP/I to entirely I. The ordinance inadvertently
excluded the segment of a City-owned parcel west of Russell Road with
similar land use plan map designations. Per DKT-2015-4 an amended Land
Use Plan Map is included in the meeting packet.
EXHIBITS: Ordinance; (Exhibit A) Educational Service Areas & Facilities Map –
Figure CF-4; (Exhibit B) 2015 City of Kent Land Use Designations – Table LU.1;
(Exhibit C) Excerpt – 2015 Comprehensive Plan, Parks and Recreation Element;
(Exhibit D) Excerpts – 2015 Comprehensive Plan Zoning Districts Map and Land Use
Plan Map; (Exhibit E) Excerpt - 2015 Comprehensive Plan, Housing Element;
(Exhibit F) Excerpt – 2015 Comprehensive Plan Land Use Plan Map
BUDGET IMPACT: None
DB:pm S:\Permit\Plan\COMP_PLAN_AMENDMENTS\2017\CPA-2017-1\CPA-2017-1 - LUPBMemo_v3.doc
cc: Ben Wolters, Economic & Community Development Director
Charlene Anderson, Long Range Planning Manager
1 Amend KCC ________ -
Re: ________________
ORDINANCE NO.
AN ORDINANCE of the City Council of the
City of Kent, Washington, adopting annual
amendments to the 2015 Comprehensive Plan;
including updated maps, tables, and data sources;
updated information pertaining to the surplus of
park properties; and rezoning 43 acres from
General Commercial (GC) to General Commercial –
Mixed Use (GC-MU).
RECITALS
A. Pursuant to RCW 36.70A.130(1)(a) of the Growth
Management Act (“GMA”), Kent’s comprehensive plan is subject to
continuing review and evaluation.
B. Pursuant to RCW 36.70A.470(2), the City considers annual
amendments to plans or development regulations that are
suggested by interested persons via a docket process.
C. On October 18, 2016, Kent City Council approved the 2016
docket items and amended 2014 and 2015 docket reports, which
included the comprehensive plan amendments adopted through this
ordinance.
2 Amend KCC ________ -
Re: ________________
D. The Educational Service Areas and Facilities Map, Figure CF-4
in the comprehensive plan, is missing labels for Mt. Rainier High
School and Mill Creek Elementary. Valley View Elementary is
omitted from the map. The city received docket request 2016-A.1 to
correct the map.
E. In Table LU.1 in the Land Use Element of the comprehensive
plan, MHP was inadvertently omitted from allowed zoning under
LDMF and MDMF. KCC 12.05.060 Zoning for mobile home vehicle
parks, and KCC 15.03.010 Establishment and designation of
districts, provide for MHP zoning in multi-family residential districts.
The city received docket request 2016-A.2 to correct the table.
F. The City of Kent, as part of its normal revenue and finance,
and asset management functions, occasionally surpluses city
properties at the direction of the City Council, and in accordance
with the city’s surplus process adopted via Ordinance 4203 on May
17, 2016.
G. On October 4, 2016 Kent City Council passed Resolution
1935, declaring the city-owned property referred to as the Naden
properties as surplus to the City’s needs and authorizing the Mayor
to market the properties for sale or lease. The Resolution also
directed staff to amend the comprehensive plan to comply with the
decision to surplus the Naden properties, and the amendment is
docket request 2016-A.3. Other changes to the Parks and
Recreation Facilities Map, Figure P-1, and tables may be updated
with the next update of the Park & Open Space Plan.
H. Forty-three acres at the southwest corner of the intersection
of SR-167 and S 180th Street/SW 43rd Street are zoned General
3 Amend KCC ________ -
Re: ________________
Commercial and designated as Commercial in the Land Use Plan
Map. As part of the 2016 docketing process, docket request 2016-
A.4, the City Council authorized staff to consider extending the
Mixed Use designation to these parcels in order to achieve additional
flexibility in permitted uses.
Existing uses on the 43 acres are mixed commercial including drive-
up restaurants, gas stations, banks, retail, warehousing and
automotive servicing. Parcels directly to the north and east are in
the City of Renton and are zoned Commercial Office or Residential
Multi-Family. Commercial Office zoning in Renton allows for limited
mixed use development, including residential, under certain
conditions.
I. Kent’s 2015 comprehensive plan policies include an objective
to: “Conserve energy resources, improve air and water quality, and
support healthy lifestyles by establishing well designed, compact
mixed-use land use patterns that provide convenient opportunities
for travel by transit, foot, and bicycle.” The Mixed Use zoning
overlay district opens the door for this type of mixed use
development.
J. Kent’s industrial valley employs over 60,000 people during
the day. Expanding opportunities for residential uses near
employment centers may promote more live-work lifestyles and add
to the appeal of the Kent Valley, especially in recruiting high-tech
companies.
K. Data and tabular values in the 2015 Kent Comprehensive Plan
Housing Element are sourced from the 2005-2009 Comprehensive
Housing Affordability Strategy (CHAS) data released by the
4 Amend KCC ________ -
Re: ________________
Department of Housing and Urban Development (HUD). Updated
CHAS data are available based on 2009-2013 figures. The city
received docket request 2015-2 to update the tables in the Housing
Element to reflect these updated data.
L. On September 1, 2015, Kent City Council adopted Ordinance
4164, which included a Land Use Plan Map amendment changing the
designation of properties on the southeast side of the intersection of
S 212th Street and Russell Road (referred to in Ord. 4164, Exhibit P,
Site B2.a Valley West) from mixed MHP/I to entirely I. The
amendment inadvertently excluded the segment of a City-owned
parcel on the west side of Russell Road that also should have been
changed from MHP/I to entirely I. The city received docket request
2015-4 to amend the land use plan map designation for this
segment.
M. On _____________, the City provided the State of
Washington the required sixty (60) day notification under RCW
36.70A.106 of the City’s proposed amendment to the Capital
Facilities Element of the Comprehensive Plan. The sixty (60) day
notice period has passed.
N. On _______________, the City’s SEPA responsible official
issued a __________________.
O. The Land Use and Planning Board held a workshop to discuss
these docket items on _ February 27, 2017____. After appropriate
public notice, the Land Use and Planning Board held a public hearing
on ______________ to consider the proposed amendments to the
Comprehensive Plan and forwarded their recommendation to the
Kent City Council.
5 Amend KCC ________ -
Re: ________________
P. On ______________, the Economic and Community
Development Committee considered the recommendation of the
Land Use and Planning Board and made a recommendation to the
full City Council.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF KENT,
WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS:
ORDINANCE
SECTION 1. - Amendment. The City of Kent Comprehensive Plan
Capital Facilities Element is hereby amended to include the revised
Educational Service Areas & Facilities map, Figure CF-4, as depicted in
Exhibit “A” attached and incorporated by this reference (CPA-2017-1.2).
SECTION 2. - Amendment. The City of Kent Comprehensive Plan
Land Use Element is hereby amended, replacing Table LU.1 2015 City of
Kent Land Use Designations with the revised table which includes MHP as
allowed zoning under LDMF and MDMF land use designations, as set forth
in Exhibit “B” attached and incorporated by this reference (CPA-2017-
1.3).
SECTION 3. - Amendment. The City of Kent Comprehensive Plan
Parks and Recreation Element is hereby amended to incorporate the
following updated text, as set forth in Exhibit “C” attached and
incorporated by this reference (CPA-2017-1.4).
6 Amend KCC ________ -
Re: ________________
*The new performance-based Level of Service will allow
parks staff to track how much Recreational Value
Kent’s Park System is providing. Performance-based
LOS is a tool that has the potential to link what is in
our parks, the level at which they are funded, where
capital investments are made, how maintenance hours
are expended and acquisition and surplusing priorities.
These are exciting possibilities from a park planning
perspective, but at the same time this is a new system
that will be beta tested over the life of the 2016 P&OS
Plan. Changes are likely as staff learns how to use this
new planning tool.
*Excerpt, Parks and Recreation Element, Chapter 5 –
Level of Service by City Region
*Goals & Policies
The following goals and policies lay out priorities related
to the continuing development and stewardship of the
City’s park and open space system over the coming
years.
Overall Goal: Encourage and provide local public
opportunities for physical activity, connecting to nature,
community engagement and life-enrichment through
the strategic development and thoughtful stewardship of
park land and recreational facilities, professional
7 Amend KCC ________ -
Re: ________________
programming, preservation of natural areas and the
optimum utilization of available community resources.
I. Park & Recreation Facilities Goals and Policies
Maintain and steward a high-quality park and recreation
system designed to appeal to a diverse range of
abilities, ages and interests.
…
GOAL P&OS-3: Where appropriate, possibly in
conjunction with other public or private organizations,
develop and operate specialized park and recreational
enterprises that meet the interest of populations who
are able and willing to finance, maintain, or operate
them.
• POLICY P&OS-3.1: Where appropriate and
economically feasible (i.e., self-supporting), develop and
operate specialized and special interest recreational
facilities like golf, ice skating, disc golf, mountain biking
and off-leash parks.
GOAL P&OS-4: Further develop the performance-based
approach to stewarding park and recreation facilities
that is introduced in the 2016 Park & Open Space Plan.
• POLICY P&OS-4.1: Prior to acquiring,
surplusing and/or developing a potential park or
recreational facility, carefully evaluate its potential
contribution to the system, and only proceed if the
8 Amend KCC ________ -
Re: ________________
potential action investment is considered to be
complementary to the system and can contribute to the
system's overall performance.
• POLICY P&OS-4.2: Prior to renovating a park
asset or redeveloping a park, carefully evaluate its
current and potential contribution to the system, and
only proceed if the potential investment is considered to
be complementary to the system and can contribute to
the system's overall performance.
• POLICY P&OS-4.3: Periodically evaluate the
entire system in terms of each park's and facility's
performance. Consider recommending the repurposing
of any asset or property whose current and potential
recreational value is not expected to contribute to the
system's overall performance.
…
*Excerpt, Parks and Recreation Element, Chapter 5 –
Goals and Policies
SECTION 4. - Amendment. The City of Kent Comprehensive Plan
Land Use Plan Map and Zoning Districts Map are hereby amended to
reflect the revised land use plan map and zoning district designations for
the properties at the southwest side of the intersection of S 180th
Street/SW 43rd Street and SR-167 from C to MU and GC to GC-MU,
respectively, as set forth in Exhibit “D” attached and incorporated by this
reference (CPA-2017-1.5).
SECTION 5. - Amendment. The City of Kent Comprehensive Plan
Housing Element is hereby amended to incorporate updated data and data
9 Amend KCC ________ -
Re: ________________
sources, as set forth in Exhibit “E” attached and incorporated by this
reference (CPA-2017-1.6).
SECTION 6. - Amendment. The City of Kent Comprehensive Plan
Land Use Plan Map is hereby amended to reflect the revised land use plan
map designation for the properties at the southwest side of the
intersection of S 212th Street and Russell Road, as depicted in Exhibit “F”
attached and incorporated by this reference (CPA-2017-1.7).
SECTION 7. – Severability. If any one or more section, subsection,
or sentence of this ordinance is held to be unconstitutional or invalid, such
decision shall not affect the validity of the remaining portion of this
ordinance and the same shall remain in full force and effect.
SECTION 8. – Corrections by City Clerk or Code Reviser. Upon
approval of the city attorney, the city clerk and the code reviser are
authorized to make necessary corrections to this ordinance, including the
correction of clerical errors; ordinance, section, or subsection numbering;
or references to other local, state, or federal laws, codes, rules, or
regulations.
SECTION 9. – Effective Date. This ordinance shall take effect and
be in force thirty (30) days from and after its passage , as provided by
law.
SUZETTE COOKE, MAYOR
ATTEST:
10 Amend KCC ________ -
Re: ________________
KIMBERLEY KOMOTO, CITY CLERK
APPROVED AS TO FORM:
TOM BRUBAKER, CITY ATTORNEY
11 Amend KCC ________ -
Re: ________________
PASSED: day of , 201__.
APPROVED: day of , 201__.
PUBLISHED: day of , 201__.
I hereby certify that this is a true copy of Ordinance No. passed
by the City Council of the City of Kent, Washington, and approved by the
Mayor of the City of Kent as hereon indicated.
(SEAL)
KIMBERLEY KOMOTO, CITY CLERK
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CPA-2017-1, Exhibit B – 2015 City of Kent Land Use Designations –
Table LU.1
Land Use Element – Chapter Two Page 1
Table LU.1
2015 CITY OF KENT LAND USE DESIGNATIONS
LAND
USE
AREA
(ACRES)
% OF
TOTAL AREA
ALLOWED
ZONING
Agricultural AG-R 53.5 0.3 A-10
AG-S 223.7 1.0 AG
Subtotal 277.2 1.3
SF Residential US 1,580.2 7.4 SR-1
SF-3 252.9 1.2 SR-3
SF-4.5 2,301.5 10.8 SR-4.5
SF-6 6,797.9 31.9 SR-4.5, SR-6
SF-8 630.1 3.0 SR-4.5, SR-6, SR-8
MHP 158.8 0.7 MHP
Subtotal 11,721.3 54.9
MF Residential LDMF 818.7 3.8 SR-8, MR-D, MR-G,
MRT-12, MRT-16 ((, MHP ))
MDMF 840.4 3.9 MR-D, MR-M, MR-H,
MRT-12, MRT-16 ((, MHP))
Subtotal 1,659.1 7.8
Commercial MU 677.9 3.2 GC, CC, MRT-16, M2 (legacy)
NS 15.9 0.1 NCC, MRT-12, MRT-16
C 563.6 2.6 GC, CC,
CM-1, CM-2,
MRT-12, MRT-16
UC
TOC
492.0
294.3
2.3
1.4
DC, DCE, GC
MRT-12, MRT-16
MR-M, MHP
MTC-1, MTC-2, MCR, MHP
Subtotal 2,043.7 9.6
Industrial I 2,281.6 10.7 M1, M2, M3,
M1-C
MIC 1,992.9 9.3 M2, M3, M1-C
Subtotal 4,274.5 20.0
Park & Open
Space
OS 1,362.3 6.4 All
TOTAL 21,338.1 100.0
CPA-2017-1, Exhibit C – Excerpt – 2015 Comprehensive Plan, Parks
and Recreation Element
Kent Comprehensive Plan – Parks and Recreation Element Page 1
*The new performance-based Level of Service will allow
parks staff to track how much Recreational Value Kent’s
Park System is providing. Performance-based LOS is a
tool that has the potential to link what is in our parks, the
level at which they are funded, where capital investments
are made, how maintenance hours are expended and
acquisition and surplusing priorities. These are exciting
possibilities from a park planning perspective, but at the
same time this is a new system that will be beta tested
over the life of the 2016 P&OS Plan. Changes are likely
as staff learns how to use this new planning tool.
*Excerpt, Parks and Recreation Element, Chapter 5 –
Level of Service by City Region
*Goals & Policies
The following goals and policies lay out priorities related to
the continuing development and stewardship of the City’s
park and open space system over the coming years.
Overall Goal: Encourage and provide local public
opportunities for physical activity, connecting to nature,
community engagement and life-enrichment through the
strategic development and thoughtful stewardship of park
land and recreational facilities, professional programming,
preservation of natural areas and the optimum utilization
of available community resources.
I. Park & Recreation Facilities Goals and Policies
Kent Comprehensive Plan – Parks and Recreation Element Page 2
Maintain and steward a high-quality park and recreation
system designed to appeal to a diverse range of abilities,
ages and interests.
…
GOAL P&OS-3: Where appropriate, possibly in conjunction
with other public or private organizations, develop and
operate specialized park and recreational enterprises that
meet the interest of populations who are able and willing
to finance, maintain, or operate them.
• POLICY P&OS-3.1: Where appropriate and
economically feasible (i.e., self-supporting), develop and
operate specialized and special interest recreational
facilities like golf, ice skating, disc golf, mountain biking
and off-leash parks.
GOAL P&OS-4: Further develop the performance-based
approach to stewarding park and recreation facilities that
is introduced in the 2016 Park & Open Space Plan.
• POLICY P&OS-4.1: Prior to acquiring,
surplusing and/or developing a potential park or
recreational facility, carefully evaluate its potential
contribution to the system, and only proceed if the
potential investment action is considered to be
complementary to the system and can contribute to the
system's overall performance.
• POLICY P&OS-4.2: Prior to renovating a park
asset or redeveloping a park, carefully evaluate its current
and potential contribution to the system, and only proceed
if the potential investment is considered to be
Kent Comprehensive Plan – Parks and Recreation Element Page 3
complementary to the system and can contribute to the
system's overall performance.
• POLICY P&OS-4.3: Periodically evaluate the
entire system in terms of each park's and facility's
performance. Consider recommending the repurposing of
any asset or property whose current and potential
recreational value is not expected to contribute to the
system's overall performance.
…
*Excerpt, Parks and Recreation Element, Chapter 5 –
Goals and Policies
CPA-2017-1, Exhibit D – Excerpts – 2015 Comprehensive Plan Zoning Districts Map and Land Use Plan Map
Change Zoning from General Commercial (GC)
to General Commercial – Mixed Use (GC-MU).
Change Land Use Plan Map designation from
Commercial (C) to Mixed Use (MU).
Parcels affected:
3123059060
3123059161
3123059109
3123059097
3123059079
3123059033
3123059167
3123059176
3123059162
3123059163
3123059014
3123059082
3123059105
3123059113
3123059118
3123059166
Parcels affected:
3123059060
3123059161
3123059109
3123059097
3123059079
3123059033
3123059167
3123059176
3123059162
3123059163
3123059014
3123059082
3123059105
3123059113
3123059118
3123059166
CPA-2017-1, Exhibit E – Excerpt – 2015 Comprehensive Plan,
Housing Element, Household Characteristics
Kent Comprehensive Plan – Housing Element Page 1
HOUSEHOLD CHARACTERISTICS
In 2012, there were a total of 41,481 dwelling units in the city, an increase
of a little over 5,000 units due primarily to the Panther Lake annexation.
Kent’s housing stock is comprised of approximately 50% single-family and
50% multi-family housing. It should be noted that over 40% of the housing
stock is more than 30 years old and may be in need of repair or
rehabilitation.
The Midway Subarea Plan and the Downtown Subarea Action Plan both
encourage transit-oriented development. The Downtown Planned Action
Ordinance proposes new SEPA threshold levels below which no SEPA review
is required. Kent has also adopted increased SEPA thresholds for the rest of
the City, providing categorical exemptions to the maximum allowed by the
State.
According to the King County Countywide Planning Policies Goal CPP-H-1,
there is a countywide need for housing supply as follows: 16 percent for
those earning 50‐80 percent of Area Median Income, or AMI (moderate), 12
percent for those earning 30‐50 percent of AMI (low), and 12 percent for
those earning 30 percent and below AMI (very‐low). Kent will focus on
preserving and enhancing existing housing to maintain the affordability while
encouraging development of housing for residents at 120 percent + of
median income. Additionally the City will continue to collaborate with other
partners to construct housing affordable to those making less than 30
percent AMI. Currently approximately 50 percent of households are paying
less than 30 percent of their income for housing resulting in the more
affordable housing being occupied by households that could afford to pay a
greater percentage of their income toward housing costs. This forces
households with lower incomes into overcrowding, overpayment or
substandard housing. These housing problems are defined and shown below.
Overcrowding refers to a household where there are more members than
habitable rooms in a home. Overcrowding falls into two groups: moderate
(1.0 to 1.5 person per room) and severe (more than 1.5 persons per room).
Overburdened refers to a household that pays more than 30 percent of
household income towards housing. According to federal definitions,
overburdened falls into two categories: moderate (pays 30-50 percent) and
severe (pays more than 50 percent of income) toward housing.
Substandard Housing refers to a home with significant need to replace or
repair utilities (plumbing, electrical, heating, etc.) or make major structural
repairs to roofing, walls, foundations, and other major components.
Kent Comprehensive Plan – Housing Element Page 2
Table H.2
Housing CostsAffordable Rental Units
Housing Occupancy in Kent
Total
Housing
Units
Occupied
Housing
Units
Renter
Occupied
Housing
Units
36,379 34,060 17,011
Number of Renter-Occupied Units by Gross Rent
% of Area
Median
Income (AMI)
<30%AMI 31-51% AMI 51-80% AMI 81-120% AMI Over 120%
AMI
Monthly Rent $0-$500 $500-$849 $850-$1370 $1370- $1999 $2000 or more
Renter-
Occupied Units
1,660 4,898 7,690 2,339 424
Percent of Renter-Occupied Units by Gross Rent
% of Area Median
Income (AMI)
<30%AMI 31-50%
AMI
All Units
Under
50% AMI
51-80%
AMI
81-120%
AMI
Over
120%
AMI
Monthly Rent $0-$500 $500-
$849
$850 $850-
$1370
$1370-
$1999
$2000 or
more
Percent of Total
Renter-Occupied
Units
9.8% 28.8% 38.5% 45.2% 13.8% 2.5%
Source: 2006-2010 ACS Data
Kent Comprehensive Plan – Housing Element Page 3
Income Monthly Housing Cost
Should Be
Units
Needed
Units Available
>30% AMI
or Less
= or > Lower than
$750.00
5133 4658
>50% AMI
or Less
= or > Lower than
$1250.00
4665 14270
>80% AMI
or Less
= or > Lower than
$1810.00
6230 7620
100% AMI = or > Lower than
$2500.00
3339 8709
<120% AMI
or More
= or > Lower than
$3000.00
19900 5550
Data Source: 2005-2009 CHAS (Data Not Updated)
Table H.3
Housing Needs Summary Tables
H3.1. Housing Problems (Households with only one of the listed problems defined above.)
Renter Occupied Owner Occupied
less
than
or
equa
l to
30%
of
HAM
FI*
greater
than
30% but
less
than or
equal to
50% of
HAMFI
greater
than 50%
but less
than or
equal to
80% of
HAMFI
greater
than
80%
but
less
than or
equal
to
100%
of
HAMFI
Tota
l
less
than or
equal
to 30%
of
HAMFI
greater
than
30% but
less
than or
equal to
50% of
HAMFI
greater
than
50% but
less
than or
equal to
80% of
HAMFI
greater
than
80% but
less
than or
equal to
100% of
HAMFI
Total
Substandard Housing
50
105
-
-
155
15
-
55
-
70
Overcrowded - Severe
305
240
65
40
650
55
-
20
50
125
Overcrowded - Moderate
580
605
275
45
1,50
5
-
50
35
55
140
Overburdened - Severe
3,30
0
775
155
-
4,23
0
850
765
610
250
2,475
Overburdened - Moderate
655
1,960
960
225
3,80
0
180
525
830 1,245
2,780
Zero/negative income –
Housing burden not
computed
295
-
-
-
295
85
-
-
-
85
Kent Comprehensive Plan – Housing Element Page 4
*Housing and Urban Development (HUD) Area Median Family Income
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
Substandard Housing -
Lacking complete
plumbing or kitchen
facilities 60 35 55 45 195 0 0 30 0 30
Severely Overcrowded -
With >1.51 people per
room (and complete
kitchen and plumbing) 145 34 15 4 198 0 15 4 0 19
Overcrowded - With
1.01-1.5 people per
room (and none of the
above problems) 365 340 275 49 1,029 0 45 75 35 155
Housing cost burden
greater than 50% of
income (and none of the
above problems) 2,555 260 40 0 2,855 579 595 535 170 1,879
Housing cost burden
greater than 30% of
income (and none of the
above problems) 560 1,899 944 40 3,443 110 265 815 699 1,889
Zero/negative Income
(and none of the above
problems) 140 0 0 0 140 20 0 0 0 20
Data
Source: 2005-20092009-2013 CHAS
H3.2. Housing Problems (Households with one or more Housing housing problems in table
H3.1): Lacks kitchen or bathroom, Overcrowding, cost burden)
Renter Occupied Owner Occupied
less than
or equal
to 30% of
HAMFI
greater
than 30%
but less
than or
equal to
50% of
HAMFI
greater
than 50%
but less
than or
equal to
80% of
HAMFI
greater
than 80%
but less
than or
equal to
100% of
HAMFI
Total
less
than or
equal to
30% of
HAMFI
greater
than 30%
but less
than or
equal to
50% of
HAMFI
greater
than 50%
but less
than or
equal to
80% of
HAMFI
greater
than 80%
but less
than or
equal to
100% of
HAMFI
Total
At least one
of the four
severe
housing
problems in
table H3.1.
4,235
1,725
500
90
6,55
0
920
815
720
355
2,810
Kent Comprehensive Plan – Housing Element Page 5
None of the
four severe
housing
problems in
table H3.1.
1,240
2,530
2,555
1,965
8,29
0
350
1,075
1,850
2,660
5,935
Zero/negativ
e income –
Housing
burden not
computed.
295
-
-
-
295
85
-
-
-
85
Data Source: 2009-2013 CHAS
H3.3. Housing Cost Burden > 30% HUD Area Median Family Income (HAMFI)
Renter occupied Owner occupied
household
income is
less than or
equal to
30% of
HAMFI
household
income is
greater
than 30%
but less
than or
equal to
50% of
HAMFI
household
income is
greater than
50% but
less than or
equal to
80% of
HAMFI
Total
household
income is
less than or
equal to
30% of
HAMFI
household
income is
greater
than 30%
but less
than or
equal to
50% of
HAMFI
household
income is
greater
than 50%
but less
than or
equal to
80% of
HAMFI
Total
Small Family (2
persons, neither
person 62 years or
over, or 3 or 4
persons)
2,310
1,475
435
4,220
275
435
720
1,430
Large Family (5 or
more persons)
680
515
135
1,330
125
230
155
510
Elderly Family (2
persons, with either
or both age 62 or
over)
135
115
45
295
115
130
145
Elderly non-family
760
385
50
1,195
300
295
160
755
Other household type
(non-elderly non-
family)
1,005
1,075
460
2,540
290
240
300
830
Total need by income
4,890
3,565
1,125
9,580
1,105
1,330
1,480
3,525
Data
Source: 20052009-2009 2013 CHAS
Overcrowding refers to a household where there are more members than
habitable rooms in a home. Overcrowding falls into two groups: moderate
(1.0 to 1.5 person per room) and severe (more thenthan 1.5 persons per
room).
Overpayment refers to a household that pays more than 30% of
householdof household income towards housing. According to federal
definitions, overpayment falls into two categories: moderate (pays 30-50%)
and severe (pays more than 50% of income) toward housing.
Kent Comprehensive Plan – Housing Element Page 6
Substandard Housing refers to a home with significant need to replace or
repair utilities (Plumbing, electrical, heating, etc.) or make major structural
repairs to roofing, walls, foundations, and other major components.
Table H.4
Total Households Table
less than or
equal to 30% of
HAMFI
greater than 30% but
less than or equal to
50% of HAMFI
greater than 50% but
less than or equal to
80% of HAMFI
greater than 80% but
less than or equal to
100% of HAMFI
greater than 100%
of HAMFI
Total Households 7,130 6,145 5,620 5,070 16,220
Small Family (2
persons, neither
person 62 years or
over, or 3 or 4
persons)
3,020 2,260 2,020 2,080 8,745
Large Family (5 or
more persons) 895 880 850 840 1,825
Household with at
least 1 person age 62-
74 but no one age
75+
1,195 980 950 995 2,495
Household with at
least 1 person age
75+
730 700 385 425 690
Household with 1 or
more children age 6
or younger
2,119 1,540 1,170 840 2,585
Data
Source:
2009-2013 CHAS
Table H.4
Total Households Table
0-
30%
HAMFI
>30-
50%
HAMFI
>50-
80%
HAMFI
>80-
100%
HAMFI
>100% HAMFI
Total Households * 5,134 4,665 6,230 3,339
Small Family Households * 1,510 2,054 2,485 8,315
Large Family Households * 760 470 760 1,259
Household contains at least
one person 62-74 years of
age 739 645 715 435 1,650
Household contains at least
one person age 75 or older 519 535 410 184 590
Households with one or more
children 6 years old or
younger * 1,299 1,229 1,575 2,459
* the highest income category for these family types is >80% HAMFI
Data
Source:
2005-2009 CHAS
CPA-2017-1, Exhibit E – Excerpt – 2015 Comprehensive Plan,
Housing Element, Household Characteristics
Kent Comprehensive Plan – Housing Element Page 1
HOUSEHOLD CHARACTERISTICS
In 2012, there were a total of 41,481 dwelling units in the city, an increase
of a little over 5,000 units due primarily to the Panther Lake annexation.
Kent’s housing stock is comprised of approximately 50% single-family and
50% multi-family housing. It should be noted that over 40% of the housing
stock is more than 30 years old and may be in need of repair or
rehabilitation.
The Midway Subarea Plan and the Downtown Subarea Action Plan both
encourage transit-oriented development. The Downtown Planned Action
Ordinance proposes new SEPA threshold levels below which no SEPA review
is required. Kent has also adopted increased SEPA thresholds for the rest of
the City, providing categorical exemptions to the maximum allowed by the
State.
According to the King County Countywide Planning Policies Goal CPP-H-1,
there is a countywide need for housing supply as follows: 16 percent for
those earning 50‐80 percent of Area Median Income, or AMI (moderate), 12
percent for those earning 30‐50 percent of AMI (low), and 12 percent for
those earning 30 percent and below AMI (very‐low). Kent will focus on
preserving and enhancing existing housing to maintain the affordability while
encouraging development of housing for residents at 120 percent + of
median income. Additionally the City will continue to collaborate with other
partners to construct housing affordable to those making less than 30
percent AMI. Currently approximately 50 percent of households are paying
less than 30 percent of their income for housing resulting in the more
affordable housing being occupied by households that could afford to pay a
greater percentage of their income toward housing costs. This forces
households with lower incomes into overcrowding, overpayment or
substandard housing. These housing problems are defined and shown below.
Overcrowding refers to a household where there are more members than
habitable rooms in a home. Overcrowding falls into two groups: moderate
(1.0 to 1.5 person per room) and severe (more than 1.5 persons per room).
Overburdened refers to a household that pays more than 30 percent of
household income towards housing. According to federal definitions,
overburdened falls into two categories: moderate (pays 30-50 percent) and
severe (pays more than 50 percent of income) toward housing.
Substandard Housing refers to a home with significant need to replace or
repair utilities (plumbing, electrical, heating, etc.) or make major structural
repairs to roofing, walls, foundations, and other major components.
Kent Comprehensive Plan – Housing Element Page 2
Table H.2
Affordable Rental Units
Housing Occupancy in Kent
Total
Housing
Units
Occupied
Housing
Units
Renter
Occupied
Housing
Units
36,379 34,060 17,011
Number of Renter-Occupied Units by Gross Rent
% of Area
Median
Income (AMI)
<30%AMI 31-51% AMI 51-80% AMI 81-120% AMI Over 120%
AMI
Monthly Rent $0-$500 $500-$849 $850-$1370 $1370- $1999 $2000 or more
Renter-
Occupied Units
1,660 4,898 7,690 2,339 424
Percent of Renter-Occupied Units by Gross Rent
% of Area Median
Income (AMI)
<30%AMI 31-50%
AMI
All Units
Under
50% AMI
51-80%
AMI
81-120%
AMI
Over
120%
AMI
Monthly Rent $0-$500 $500-
$849
$850 $850-
$1370
$1370-
$1999
$2000 or
more
Percent of Total
Renter-Occupied
Units
9.8% 28.8% 38.5% 45.2% 13.8% 2.5%
Source: 2006-2010 ACS Data
Kent Comprehensive Plan – Housing Element Page 3
Table H.3
Housing Needs Summary Tables
H3.1. Housing Problems (Households with only one of the problems defined
above.)
Renter Occupied Owner Occupied
less
than
or
equa
l to
30%
of
HAM
FI*
greater
than
30% but
less
than or
equal to
50% of
HAMFI
greater
than 50%
but less
than or
equal to
80% of
HAMFI
greater
than
80%
but
less
than or
equal
to
100%
of
HAMFI
Tota
l
less
than or
equal
to 30%
of
HAMFI
greater
than
30% but
less
than or
equal to
50% of
HAMFI
greater
than
50% but
less
than or
equal to
80% of
HAMFI
greater
than
80% but
less
than or
equal to
100% of
HAMFI
Total
Substandard Housing
50
105
-
-
155
15
-
55
-
70
Overcrowded - Severe
305
240
65
40
650
55
-
20
50
125
Overcrowded - Moderate
580
605
275
45
1,50
5
-
50
35
55
140
Overburdened - Severe
3,30
0
775
155
-
4,23
0
850
765
610
250
2,475
Overburdened - Moderate
655
1,960
960
225
3,80
0
180
525
830 1,245
2,780
Zero/negative income –
Housing burden not
computed
295
-
-
-
295
85
-
-
-
85
*Housing and Urban Development (HUD) Area Median Family Income
Data
Source: 2009-2013 CHAS
H3.2. Housing Problems (Households with one or more housing problems in table H3.1)
Renter Occupied Owner Occupied
less than
or equal
to 30% of
HAMFI
greater
than 30%
but less
than or
equal to
50% of
HAMFI
greater
than 50%
but less
than or
equal to
80% of
HAMFI
greater
than 80%
but less
than or
equal to
100% of
HAMFI
Total
less
than or
equal to
30% of
HAMFI
greater
than 30%
but less
than or
equal to
50% of
HAMFI
greater
than 50%
but less
than or
equal to
80% of
HAMFI
greater
than 80%
but less
than or
equal to
100% of
HAMFI
Total
Kent Comprehensive Plan – Housing Element Page 4
At least one
of the four
severe
housing
problems in
table H3.1.
4,235
1,725
500
90
6,55
0
920
815
720
355
2,810
None of the
four severe
housing
problems in
table H3.1.
1,240
2,530
2,555
1,965
8,29
0
350
1,075
1,850
2,660
5,935
Zero/negativ
e income –
Housing
burden not
computed.
295
-
-
-
295
85
-
-
-
85
Data Source: 2009-2013 CHAS
H3.3. Housing Cost Burden > 30% HUD Area Median Family Income (HAMFI)
Renter occupied Owner occupied
household
income is
less than or
equal to
30% of
HAMFI
household
income is
greater
than 30%
but less
than or
equal to
50% of
HAMFI
household
income is
greater than
50% but
less than or
equal to
80% of
HAMFI
Total
household
income is
less than or
equal to
30% of
HAMFI
household
income is
greater
than 30%
but less
than or
equal to
50% of
HAMFI
household
income is
greater
than 50%
but less
than or
equal to
80% of
HAMFI
Total
Small Family (2
persons, neither
person 62 years or
over, or 3 or 4
persons)
2,310
1,475
435
4,220
275
435
720
1,430
Large Family (5 or
more persons)
680
515
135
1,330
125
230
155
510
Elderly Family (2
persons, with either
or both age 62 or
over)
135
115
45
295
115
130
145
Elderly non-family
760
385
50
1,195
300
295
160
755
Other household type
(non-elderly non-
family)
1,005
1,075
460
2,540
290
240
300
830
Total need by income
4,890
3,565
1,125
9,580
1,105
1,330
1,480
3,525
Data
Source: 2009-2013 CHAS
Kent Comprehensive Plan – Housing Element Page 5
Table H.4
Total Households Table
less than or
equal to 30% of
HAMFI
greater than 30% but
less than or equal to
50% of HAMFI
greater than 50% but
less than or equal to
80% of HAMFI
greater than 80% but
less than or equal to
100% of HAMFI
greater than 100%
of HAMFI
Total Households 7,130 6,145 5,620 5,070 16,220
Small Family (2
persons, neither
person 62 years or
over, or 3 or 4
persons)
3,020 2,260 2,020 2,080 8,745
Large Family (5 or
more persons) 895 880 850 840 1,825
Household with at
least 1 person age 62-
74 but no one age
75+
1,195 980 950 995 2,495
Household with at
least 1 person age
75+
730 700 385 425 690
Household with 1 or
more children age 6
or younger
2,119 1,540 1,170 840 2,585
Data
Source:
2009-2013 CHAS
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