HomeMy WebLinkAboutITEM V-EWASHINGTON
Memorandum
Planning and Development Dept.
To: Councilmember Lynn Norman, Chair, Planning and Community Development
Committee
Councilmember Nancy Backus, Vice- Chair, Planning and Community Development
Committee
Councilmember John Partridge, Member, Planning and Community Development
Committee
From: Elizabeth Chamberlain, AICP, Planning Manager
CC: Kevin Snyder, AICP, Director of Planning and Development
Date: March 21, 2011
Re: King County Countywide Planning Policies - Update to Affordable Housing Targets
Background
The Affordable Housing section of the King County Countywide Planning Policies, contain current
affordable housing targets for the jurisdictions within King County. These affordable housing
targets were initially established as part of the countywide population/employment target process
in 2002. Subsequent to their adoption, the City of Auburn incorporated its affordable housing
targets into the Housing Element of the City's Comprehensive Plan and has worked towards
meeting those targets through existing and new housing units.
Proposal - Update to Affordable Housing Targets
Michael Hubner, Senior Policy Analyst, Suburban Cities Association of King County, transmitted
on February 15, 2011 a memorandum and accompanying table pertaining to draft proposed
affordable housing targets for inclusion in the planned update of the Countywide Planning
Policies. In his memorandum, Mr. Hubner advised that the information provided is intended to
briefly describe a draft recommendation under development by the Growth Management Policy
Council staff. The following summarizes the proposed affordable housing target for Auburn:
• Proposed Overall Housing Target (2006-2031) = 9,620
• Proposed Affordable Housing Targets for Auburn:
♦ 1,539 new units of moderate income housing (50% to 80% of median income) = 16%
of overall housing target (9,620)
Page 1 of 3
AUBURN * MORE THAN YOU IMAGINED
♦ 2,116 new units of low income housing (less than 50% of median income) = 22% of
overall housing target (9,620)
Mr. Hubner's memorandum describes the level at which each City is supposed to plan for
housing affordable to low income households. This level is initially determined through the use of
two indexes comprised of the following:
a. Low Wage Job-Housing Balance Index is based on data from the 2000 census and
identifies cities with a high proportion of low-wage jobs combined with a low proportion
of low-cost housing, compared with the county as a whole. For each city, the index is
calculated as follows: % of total county jobs located in the city earning less than
$20,000 per year divided by % of total county rental units affordable at < 50% of AMI.
An index value of > 1 suggests a greater need for housing for local workers earning
low wages.
b. Low Income Housing Index is based on housing market data published in the King
County Benchmark Report for 2009.' The index identifies cities with a relatively low
proportion of rental units affordable to households with incomes > 50% of AMI
compared with the county as a whole. It is calculated as follows: % of county's rental
units affordable at < 50% of AMI divided by % of city's rental units affordable at < 50%
of AMI. An index value of > 1 suggests a greater need for low income housing in that
city.
Finally, Mr. Hubner's memorandum identifies that a Combined Index is created for each City
that incorporates the Low Wage Jobs-Housing Index weighted at 25% and the Low Income
Housing Index weighted at 75%. If a City's Combined Index value is < 1, then it is assigned a
target of 22% of its housing growth target that must be affordable to households with incomes <
50% of AMI. If the Combined Index has a value that is > 1, then the city is assigned a target of
26% of its housing target that must be affordable at < 50% of AMI.
As evidenced in the attached table provided by Mr. Hubner, the City of Auburn's combined or
Composite Index is 0.59 based on a Low Wage Job Housing Balance Index of 0.87 and a Low
Income Housing Index of 0.49. In essence, this Composite Index is below 1 which means the
City of Auburn has performed in meeting its affordable housing targets. This is also the case for
several other South Sound communities. The table also shows that several other communities in
the region have not performed as well and are in some instances, substantially behind in meeting
their affordable housing targets.
Staff is concerned that in its current form, the affordable housing targets have adopted a "one size
fits all" approach to the methodology for assigning affordable housing targets. The proposed
affordable housing target methodology does not recognize or give credit to performance by cities
that have achieved a higher level of affordable housing, such as Auburn, and does not place a
higher performance burden on cities that are not substantively achieving their targets.
Staff is also concerned that several of the data sets used for the preparation of these draft targets
do not represent the most current available data, in particular, the recently released 2010 Census
data.
Due to data gaps, Benchmark data for 2008 was used for several cities.
Page 2 of 3
AUBURN * MORE THAN YOU IMAGINED
Auburn has worked towards meeting its affordable housing target through existing and new
housing units. King County Housing Authority (KCHA) has 766 housing units within the City of
Auburn (residential developments, workforce housing, and manufactured home sites) which is
approximately 10% of housing units KCHA owns/operates within King County2.
In summary, Auburn staff will be working with Suburban Cities Association staff and other South
County jurisdictions to provide comments on the proposed affordable housing targets addressing
the concerns raised above. At the Monday, March 21St Committee meeting, staff would like the
Committee's feedback on the proposed targets and any additional comments that staff should
present when providing comments back to Suburban Cities Association.
Attarhments-
1. Proposed King County Affordable Housing Targets - Memorandum and Table
2. Proposed King County Countywide Planning Policies Housing Chapter
3. Auburn's Comprehensive Plan, Housing Chapter
2 Source: City of Auburn's Consolidated Plan for Years 2010-2014.
Page 3 of 3
AUBURN * MORE THAN YOU IMAGINED
KING COUNTY CPPS UPDATE: SUMMARY OF DRAFT AFFORDABLE HOUSING TARGETS
Updating the King County Affordable Housing Targets
The Countywide Planning Policies (CPPs) provide a multi-jurisdictional framework for implementing the
Growth Management Act in King County. Goal 4 of the GMA calls on local governments to "encourage
availability of housing that is affordable to all economic segments of the population." The CPPs currently
call for all jurisdictions to share the responsibility to meet countywide affordable housing needs by
incorporating Affordable Housing Targets in their comprehensive plans. As part of an update of the CPPs
currently underway, the Growth Management Planning Council is considering updates to those targets. This
memo and attached table briefly describe a draft recommendation under development by GMPC staff.
Current Affordable Housing Targets and Evaluation Principles
CPP AH-2 currently sets 1) targets for housing that is affordable to moderate income households (earning
50%-80% of the area median income) at 17% of each jurisdiction's overall housing growth target and 2)
targets for housing affordable to low income households (earning less than 50% of AM I) at 20% or 24% of
each jurisdiction's housing target. The targets are based on analysis of data on income from the 1990
Census. CPP Appendix 3 sets the target levels for low income housing using a formula that is intended to
further disperse affordable housing to high cost areas of the county.
Staff have evaluated the Affordable Housing Targets based on the principles that the targets should:
• Meet the future countywide need for housing affordable to moderate and low income households
• Set the bar high for meeting that need while remaining within the reach of any jurisdiction
• More widely distribute the stock of affordable housing within the county
• Be perceived as fair, equitable, and rationally derived
• Be simple to understand and communicate to policy makers, stakeholders, and the general public
• Provide for monitoring progress on housing affordability in the furtherance of policy implementation
Recommended Update to Affordable Housing Targets
Staff have recommended to GMPC retaining the broad policy basis for the Affordable Housing Targets in
the CPPs, including the general approach to setting targets for each jurisdiction, while at the same time
making updates to the technical methodology based on recent data. Results of the updated methodology'
are shown in the table attached to this memo and its major steps are summarized as:
1. Moderate Income Housing Targets. Based on the most recent census bureau estimates, which
shows that approximately 16% of households in King County have incomes between 50% and 80%
of AM I, the target for housing units that are affordable to these moderate income households is set
at 16% of each jurisdiction's overall housing growth target.
2. Low Income Housing Targets. Census bureau data also indicate that the proportion of households
in the county with incomes of 0 to 50% of AMI has risen to about 24%. This includes a rising number
of very low income households with incomes no more than 30% of AM I. While responsibility to
provide for housing that is affordable to these income groups is shared among all jurisdictions, the
1 Staff are completing review of technical details associated with the ACS datasets and may propose percentages for
the 0-50% AMI and 50-80%AMI targets that are very slightly different (e.g., by a percentage point).
Interjurisdictional Team Housing CPPs Working Group 2/14/11
KING COUNTY CPPS UPDATE: SUMMARY OF DRAFT AFFORDABLE HOUSING TARGETS
targets are adjusted for each city, up (to 26%) or down (to 22%), in order to more widely distribute
housing that is affordable to households with low incomes and to provide housing for low-wage
workers near their workplaces.
3. Adjustment to Low Income Housing Targets. The level at which each city must plan for housing
affordable to low income households is determined using a combination of two indexes:
a. Low Wage Job-Housing Balance Index is based on data from the 2000 census and identifies
cities with a high proportion of low-wage jobs combined with a low proportion of low-cost
housing, compared with the county as a whole. For each city, the index is calculated as
follows: % of total county jobs located in the city earning less than $20,000 per year divided
by % of total county rental units affordable at < 50% of AM I. An index value of > 1 suggests
a greater need for housing for local workers earning low wages.
b. Low Income Housing Index is based on housing market data published in the King County
Benchmark Report for 2009.2 The index identifies cities with a relatively low proportion of
rental units affordable to households with incomes > 50% of AMI compared with the
county as a whole. It is calculated as follows: % of county's rental units affordable at < 50%
of AMI divided by % of city's rental units affordable at < 50% of AMI. An index value of > 1
suggests a greater need for low income housing in that city.
Finally, a Combined Index incorporates the Low Wage Jobs-Housing Index weighted at 25% and the
Low Income Housing Index weighted at 75%. If a city's Combined Index value is > 1, then it is
assigned a target of 22% of its housing growth target that must be affordable to households with
incomes < 50% of AM I. If the Combined Index has a value that is > 1, then the city is assigned a
target of 26% of its housing target that must be affordable at < 50% of AM 1.3
Moving Forward with Affordable Housing Targets
Targets quantify the need that local plans, regulations, and programs should address for housing and
housing affordability and are intended to complement each jurisdiction's housing needs assessment. As
defined in the draft CPPs, the targets are oriented toward future growth and capacity:
"H-2:...Progress toward affordable housing targets may be accomplished through the addition of new
affordable units or existing units newly preserved or acquired and rehabilitated with a regulatory
agreement for long-term affordability."
"H-3: Provide residential capacity, including a range of housing types and densities, within each
jurisdiction in the Urban Growth Area, that is sufficient to accommodate both its overall housing target
and its affordable housing targets."
Guidance for achieving the targets is contained in the updated CPPs and appendices, including guidance on
a countywide housing market monitoring program. Questions about the draft proposed Affordable Housing
Targets should be directed to Michael Hubner, SCA, at (253) 856-5443 or at mhubner@ci.kent.wa.us.
2 Due to data gaps, Benchmark data for 2008 was used for several cities.
3 Note on data gaps. Sufficient data were not available for all cities to generate one or both indexes. Where one index
could be calculated, the other index was given a neutral value of 1. Where neither index could be calculated, the city's
combined index was set at 1.01 for cities in East County and .99 for cities in South County.
Interjurisdictional Team Housing CPPs Working Group 2/14/11
Attachment: DRAFT Proposed Affordable Housing Targets for King County Cities
Targets
Low-Income Housing Target Adjustment
CPPs Adopted 2010
Proposed Affordable Housing Targets
Overall Housing
Target 2006-2031
Moderate Income
Target
Housing
(16%)
Low-Income
Housing Target
(22% or 26%)
Low Wage
Job-Housing
Balance Index
Weighted 25%
Low Income
H
Housing Index
Weighted 75%
Composit
Index
Metropolitan Cities
Bellevue
17,000
2,720
4,420
3.19
3.85
3.69
Seattle
86,000
13,760
18,920
0.79
0.96
0.92
Subtotal
103,000
16,480
23,340
Core Cities
Auburn
9,620
1,539
2,116
0.87
0.49
0.59
Bothell
3,000
480
780
3.89
1.31
1.96
Burien
3,900
624
858
0.48
0.48
0.48
Federal Way
8,100
1,296
1,782
0.76
0.64
0.67
Kent
7,800
1,248
1,716
0.83
0.65
0.70
Kirkland
7,200
1,152
1,872
2.86
6.07
5.27
Redmond
10,200
1,632
2,652
6.02
16.27
13.71
Renton
14,835
2,374
3,264
0.84
0.85
0.85
SeaTac
5,800
928
1,276
0.93
0.51
0.62
Tukwila
4,800
768
1,056
1.83
0.61
0.92
Subtotal
75,255
12,041
17,372
Larger Cities
Des Moines
3,000
480
660
0.42
0.63
0.58
Issaquah
5,750
920
1,495
4.19
11.55
9.71
Kenmore
3,500
560
910
1.19
1.03
1.07
Maple Valley
1,800
288
468
2.62
1.00
1.41
Mercer Island
2,000
320
520
2.75
16.27
12.89
Sammamish
4,000
640
1,040
5.58
358.00
269.90
Shoreline
5,000
800
1,100
1.08
0.91
0.95
Woodinville
3,000
480
780
14.06
4.02
6.53
Subtotal
28,050
4,488
6,973
Small Cities
Algona
190
30
42
n/a
n/a
0.99
Beaux Arts
3
0
1
n/a
n/a
1.01
Black Diamond
1,900
304
494
1.27
1.00
1.07
Carnation
330
53
73
1.00
0.42
0.56
Clyde Hill
10
2
3
n/a
n/a
1.01
Covington
1,470
235
382
19.26
1.00
5.57
Duvall
1,140
182
251
1.43
0.64
0.84
Enumclaw
1,425
228
314
0.84
0.59
0.65
Hunts Point
1
0
0
n/a
n/a
1.01
Lake Forest Park
475
76
124
0.84
1.25
1.15
Medina
19
3
5
33.15
1.00
9.04
Milton
50
8
11
n/a
n/a
0.99
Newcastle
1,200
192
312
2.11
0.97
1.26
Normandy Park
120
19
26
0.34
0.39
0.38
North Bend
665
106
173
1.16
11.93
9.24
Pacific
285
46
63
0.50
0.45
0.46
Skykomish
10
2
2
n/a
n/a
0.99
Snoqualmie
1,615
258
420
1.00
3.85
3.14
Yarrow Point
14
2
4
n/a
n/a
1.01
Subtotal
10,922
1,748
2,698
Urban Uninc. Total
15,850
2,536
3,795
Total
233,077
37,292
54,178
Interjurisdictional Team Housing CPP Workgroup 2/14/11
Housing Chapter
Draft Policy Language for GMPC Review and Comment
December 8, 2010
Overarching Goal: The housing needs of all economic and demographic groups of the
population are met by all jurisdictions.
Housing Supply and Needs Assessment
H-1: Include in each jurisdiction's comprehensive plan an inventory and analysis of housing
needs of all economic and demographic segments of the population, both existing and projected
for the community over the planning period. The analysis should include, at a minimum, relevant
characteristics of housing supply and housing need, especially the needs of very-low, low- and
moderate-income households, and special needs populations in the county. The housing needs
assessment shall reflect each jurisdiction's existing needs as well as its responsibility to
accommodate a fair share of the projected future demand for affordable housing countywide.
Further guidance on the elements of the housing needs assessment is provided in Appendix H-1.
Affordable Housing Targets
H-2: Adopt in each jurisdiction's comprehensive plan policies and strategies that accommodate
at least the following affordable housing targets:
a) Housing affordable to moderate income households, with incomes between 50 and 80
percent of the area median household income, which is equal to 16 percent of the
jurisdiction's overall housing target.
b) Housing affordable to low-income and very-low income households, with incomes below
50 percent of area median household income, which is equal to either 20 percent or 24
percent of the jurisdiction's overall housing target, as determined in the Jobs/Housing
Index table in Appendix H-2.
Progress toward affordable housing targets may be accomplished through the addition of new
affordable units or existing units newly preserved or acquired and rehabilitated with a regulatory
agreement for long-term affordability.
Strategies to Meet Housing Needs
H-3: Provide residential capacity, including a range of housing types and densities, within each
jurisdiction in the Urban Growth Area, that is sufficient to accommodate both its overall housing
target and its affordable housing targets.
H-4: Adopt strategies, at the local and countywide levels, that promote housing supply,
affordability and diversity. At a minimum, these strategies should address the following areas:
DRAFT February 23, 2011
a) New housing that increases the overall supply of housing and diversity of housing types;
b) New housing that is affordable to very-low, low, and moderate income households;
c) Provision of housing that is suitable and affordable for households with special needs;
d) Preservation of existing housing units, especially affordable housing units;
e) Acquisition and rehabilitation of housing units for long-term affordability;
f) Universal design and sustainable residential development; and
g) Housing supply, affordable housing, and special needs housing within Urban and
Subregional Centers and in other areas planned for concentrations of mixed land uses.
h) More detailed guidance on strategies for promoting housing supply and affordability are
contained in Appendix H-1.
H-5: Plan for jobs and appropriately priced housing located within close proximity to each other
so people of all incomes can live near their places of work. Encourage housing production at a
level that improves the balance of housing to employment throughout the county.
H-6: Promote housing development, preservation, and affordability in coordination with transit,
bicycle, and pedestrian plans and investments and in proximity to transit hubs and corridors, such
as through transit oriented development and planning for mixed uses in transit station areas.
H-7: Incorporate healthy housing concepts into housing affordability strategies, policies, and
programs.
H-8: Adopt comprehensive plan policies that promote fair housing and plan for communities that
are diverse and inclusive of the abilities, ages, races, incomes, and other diverse characteristics of
the population of the county.
Regional Cooperation
H-9: Collaborate in developing new countywide housing resources and programs, including
funding, with a focus on meeting the affordable housing needs of very-low, low, and moderate
income households. Jurisdictions are encouraged to support countywide affordable housing
programs and contribute resources and other in-kind assistance to local affordable housing
proj ects.
H-10: Work cooperatively among jurisdictions to meet housing and affordable housing targets.
H-11: Work cooperatively with the Puget Sound Regional Council and other agencies, to identify
ways to expand technical assistance to local jurisdictions in developing, implementing and
monitoring the success of affordable housing strategies. These efforts shall include collaboration
in developing and implementing a housing strategy for the 4-county Puget Sound region.
Measuring Results
DRAFT February 23, 2011
H-12: Monitor housing supply and affordability, including progress toward achieving affordable
housing targets, both countywide and within each jurisdiction. Such monitoring should
encompass:
a) Number and type of new housing units, including accessory dwelling units;
b) Number of units lost to demolition, redevelopment, or conversion to non-residential use;
c) Number of new units that are affordable to very-low, low, and moderate income
households;
d) Number of affordable units newly preserved and units acquired and rehabilitated with a
regulatory agreement for long-term affordability;
e) Housing market trends including affordability of overall housing stock;
f) Changes in zoned capacity for housing;
g) The number and nature of fair housing complaints; and
h) Housing development and market trends in Urban Centers.
i) Report regularly on the results of the housing monitoring program. Further detail on the
procedures and content of the housing monitoring are contained in Appendix H-1.
H-13: Consider the results of local and countywide monitoring in developing and updating
county and city housing policies and strategies.
H-14: The Growth Management Planning Council shall on a regular basis, evaluate achievement
of countywide goals for housing for all economic and demographic segments of the population.
If the Growth Management Planning Council determines that housing planned for any segment
falls short of the need for affordable housing, it may recommend additional policies or actions.
DRAFT February 23, 2011
CHAPTER 4
HOUSING
Introduction
The Growth Management Act requires a housing element addressing the
availability of affordable housing for all segments of the population.
Housing affordability can be an issue for all income categories. The
primary supplier of housing for more affluent income groups is the market
place, with government playing only a minor role. However, the market
place only marginally meets the housing needs of lower income groups,
and therefore the government plays a more significant role in providing
affordable housing to these income groups.
While the importance of this section should not be underestimated, it is
crucial to note other important factors. The affordability of housing
regards a wide range of issues and related topics; for instance, land use,
economic development and human services. Each of these topics
influences the development and character of Auburn's housing stock. To
understand this plan's approach to affordable housing requires looking at
the plan as a whole and not solely this section.
This element is prepared with the understanding that regional and national
trends have a considerable impact on housing. Regional and federal
policies, land availability, labor and material cost, financial markets
including interest rates, consumer demands; all exercise influence on
housing development and are beyond the immediate influence of the City
of Auburn.
Even with these limitations, Auburn's Comprehensive Plan contains
reasonable and feasible strategies and policies. By implementing this
Comprehensive Plan, Auburn can sustain and enhance those attributes that
currently make it a desirable place to live.
Background
and Issues Housing Market Analysis
In the year 2000, the median sales price of a single family residence in
Auburn was $161,950 and the median value of a home was $153,400,
according to the King County Assessor. Compared to the rest of King
Page 4-1
Amended 2008
Housing
County, the cost of housing in Auburn is a bargain. In year 2000 the
median sales price of a single family residence in King County was
$289,800 and the median value was $236,000. Four years later the
median sales price of a home in Auburn increased to $262,000 and the
median value of homes is $176,000. The cost of housing in Auburn is still
considerably less than the rest of King County, but it is quickly catching
up. The following table represents a snapshot of the housing market on
two separate dates. Several of the homes for sale that are less than
$100,000 are mobile homes in designated manufactured home parks.
Figure 4.1
Homes for Sale in Auburn
5/18/2004
6/2/2002
Total Number of SF Houses
429
474
Median Price:
262,000
$239,950
Number of Units
Over $325,000
98
93
$250,000 to $325,000
146
118
$175,000 to $250,000
115
186
$100,000 to $175,000
32
72
Less than $100,000
38
5
Housing Affordability
Affordability concerns all households, regardless of income. It pertains to
a household's attempt to reach a balance between its financial means and
its desire for decent housing and amenities. The accepted definition of
affordability is based on the percentage of household income spent on
dwelling costs. Dwelling costs for an owner occupied unit include
principal and interest payments, taxes, insurance and public utilities. A
housing unit is considered affordable if monthly dwelling costs are less
than 30% of the household's gross income. If a larger share of household
income is spent on dwelling costs, then the household is probably
sacrificing money that would normally be spent for other basic needs such
as food, health care, child care, education, etc.
The term "affordability gap" refers to the difference between the average
price of housing - either rented or owned - and the recommended,
affordable price of housing. A positive gap means the price of housing is
less than the recommended amount that a household could afford to pay.
Households with positive affordability gaps have several choices of
Page 4-2
Amended 2009
Housing
affordable housing. A negative gap indicates the price of housing exceeds
the recommended amount for housing. Households with a negative
affordability gap have fewer housing choices.
According to the Year 2000 Census, the median household income in
King County was $53,157 per year or $4,430 per month. For half of the
households in King County, housing costs of less than $1,330 per month
would be affordable {30% of $4,430 per month}. The Census indicated
the median rent paid by Auburn residents was $639 per month and the
median mortgage payment was $1,061 per month. Subsequently, Auburn
has a number of affordable housing choices relative to King County in
general. Figure 4.2 represents the relative affordability of housing costs
relative to the King County Median Household Income.
Figure 4.2
Housing Affordability by Income Level
Yr 2000 Monthly
Affordable
% Auburn
Income Group
Household Income
Housing Costs
Households
Very Low Income
less than $1,285
$0 to $385
0
16 /o
0-29% of KCMI
less than $8 per hour
Low Income
$1,286 to $2,215
$386 to $664
24%
30-49% of KCMI
$8 - $13 per hour
Moderate Income
$2,216 to $3,544
$665 to $1,060
16%
50-79% of KCMI
$13 - $20 per hour
Low-Median Income
$3,545 to $4,430
$1,061 to $1,330
14%
80-99% of KCMI
$20 - $25 per hour
High-Median Income
$4,431 to $5,270
$1,331 to $1,580
9%
101-119% of KCMI
$25 - $30 per hour
Upper Income
more than $5,270
$1581 or more
0
21 /o
120% or more of KCMI
more than $35 per hour
Source: U.S. Census Bureau
Cact Rnrd,,n
Figure 4.3 shows the percentage of total households in Auburn and King
County relative to the amount of their household income spent on housing
costs. In both King County and Auburn approximately one out of three
households pay 35% or more of their household income for housing costs.
Approximately 75% of Auburn households who earn less than $20,000 per
year pay more than 30% for their housing costs. For income groups above
$20,000 per year, an even greater percentage of King County households
have unaffordable housing. A larger percentage of households earning
between $35,000 to $50,000 per year can find affordable housing in
Auburn than the rest of King County.
Page 4-3
Amended 2009
Housing
Figure 4.3
Households Paying More Than 30% for
Housing Costs By Income Group
Assisted Housing
The bulk of the assisted housing is provided by the King County Housing
Authority (KCHA). KCHA administers 11,626 units of housing dispersed
among 23 suburban cities and unincorporated areas of King County. It
offers housing programs that include:
Public housing for families, senior citizens and people living
with disabilities;
Affordable work force housing;
Emergency and transition facilities for homeless and special
needs populations;
Homeownership initiatives;
Section 8 certificate and voucher programs, as well as
Home repair and weatherization for private dwellings.
As of April 1999 KCHA manages 3,384 public housing units for families,
seniors, and people with special needs in the county outside Seattle and
Renton. The stock of public housing is quite diverse, ranging from single
family to townhouse to multifamily developments. Most family
developments are small, having 30 units or less. The populations served
by the KCHA include families, the elderly, chronically mentally ill,
developmentally disabled, victims of domestic violence, youth, and
Page 4-4
Amended 2009
Source: U.S. Census Bureau
Housing
persons with AIDS. Eligible families earn no more than 50% of the King
County median income. Rents are not more than 30% of the tenant's net
income. Approximately 678 units, which is 20% of KCHA total units, are
located in Auburn.
Figure 4.4
KCHA Rental Units Located in Auburn
Development Name Number Type of
of Units Housing
Green River Homes I 60 F/S/D
Green River Homes II
60
F/S/D
Wayland Arms
67
S/D
Burndale
50
F
Firwood Circle
50
F
Plaza Seventeen
70
S/D
Gustaves Manor
35
S/D
Auburn Square
160
F
Tall Cedars Mobile
Home Park
126
F
Totals
678
D: Disabled F: Family S:Senior
King County Housing Authority administers the Section 8 Housing
Assistance Program which subsidizes the rental payments of low income
households. Approximately 8.7% of King County's vouchers and
certificates are issued to Auburn landlords and tenants. According to
information provided by KCHA, Auburn currently has 1,246 Section 8
assisted housing units. The King County Consolidated Plan states that in
1999 Auburn had 999 housing units funded through Section 8. Apparently
the number of Section 8 units has increased 25% over the past five years.
The need for public housing exceeds the supply of available public
housing and/or Section 8 housing vouchers. As of April 1999,
approximately 2,400 applicants were on the waiting list for public
housing. Among these applicants, 62% qualify for federal preference for
admission. Applicants in the federal preference category are given the
highest priority on the waiting list based on need. Once preference is
assigned, they are given housing according to the date and time of their
qualification. The average waiting time for assisted housing is about two
years.
Page 4-5
Amended 2009
Housing
Household Proiections
The City of Auburn's "2020 Population Projection" forecast that Auburn
will experience greater than average growth over the next 20 years.
Housing developments in the Pierce County portion of Auburn, combined
with annexations of Lea Hill and West Hill, will drive Auburn's growth
over the next twenty years. Figure 4.5 represents the projected housing
growth indicated in the City's "Year 2020 Population Estimate".
Approximately 40% of Auburn's new housing units will be built in the
Lakeland Hills South PUD located in the Pierce County portion of
Auburn.
Figure 4.5
Housing Growth Projections
1970 to 2020
40000
35000
30000
oe~
25000
20000
15000
10000
/
5000
0
1970 1980 1990 2000 2010 2020
Distribution of Housing Among Income Groups
King County's growth management policies recommend Auburn plan for
37% of its projected new housing units be affordable to low and moderate
income households as follows: 20% for low income and 17% for moderate
income households. The King County Planning Policies state that in areas
identified as city expansion areas, King County and the respective cities
should plan cooperatively for affordable housing development and
preservation. Figure 4.6 represents the projected distribution of new
housing units relative to respective income groups to the year 2020. The
distribution between single family and multi-family dwelling units is
consistent with the mix of types of housing units reported in the Year 2000
Census.
Page 4-6
Amended 2009
Housing
Figure 4.6
Auburn's Year 2020 Housing Target
Total
2000
SF
2010
MF
2010
SF
2020
MF
2020
Total
New HU
Total HU
Yr2020
% Total
Yr2020
Less than 50%
5347
0
0
717
1494
6841
20%
50%-80%
4841
100
407
100
368
975
5816
17%
80%-120%
3944
1224
816
1130
754
3924
7868
23%
120%+
3552
4500
769
4000
863
10132
13684
40%
Total
17,684
5,824
2,769
5,230
2,702
16,525
34,209
100%
Housing Strategy Auburn's Overall Housing Development Strategy
Over the past twenty years, Auburn responded positively to the housing
needs of low and moderate income groups. Over the next twenty years,
Auburn will attempt to economically integrate its community by
diversifying its housing stock to include all income groups. Auburn
currently has a relatively small portion of households consisting of middle
and higher income groups. By striving to bring its number of low and
moderate income households in line with the rest of King County, while
increasing the growth rate of households with more affluent incomes,
Auburn should achieve a more even distribution and diversity of social-
economic groups.
Residential and community development in Auburn will reflect a
collection of culturally diverse and economically integrated
neighborhoods. Neighborhoods consisting predominantly of single family
residences, joined together by a pedestrian oriented transportation system,
along with complementary public spaces, educational facilities,
recreational and social services sufficient to promote and sustain an
amenable quality of life for a family-oriented community. Development
activities will cultivate a sustainable community whereby:
• Home buyers and renters of all income groups have sufficient
opportunities to procure affordable housing.
• Existing neighborhoods along with properties of special and/or
historic value are preserved for the enjoyment and enhancement of
future generations.
• A balanced mix of affordable housing types exist that are
appropriate for a family-oriented community in order to meet the
needs of all economic segments of the population.
Page 4-7
Amended 2009
Housing
• Public and private agencies implement policies and offer programs
or projects that help alleviate physical and economic distress;
conserve energy resources; improve the quality and quantity of
community services; and eliminate conditions that are detrimental
to health, safety and public welfare.
• Residential developments are monitored for the purpose of
reducing the isolation of income groups and groups with special
needs; the determination of existing and future housing needs;
better utilization of land and other resources that enhance the
availability of affordable housing opportunities.
HOUSING
POLICIES GOALS AND POLICIES RELATED TO HOUSING
GOAL 4 COMMUNITY CHARACTER
To maintain and enhance Auburn's character as a family-oriented
community while managing potential economic opportunities in a manner
that provides necessary employment and fiscal support for needed services
and while recognizing the need to provide human services and
opportunities for housing to a wide array of household types and sizes.
Objective 4.2 Provide services and facilities that serve low income families and prevent
individuals from becoming homeless.
HO-1 Encourage and support human and health service organizations
that offer programs and facilities for people with special needs,
particularly programs that address homelessness and help
people to remain within the community.
HO-2 Special attention shall be given to maintaining and improving
the quality of public services in declining areas of the City.
HO-3 The City shall seek and provide assistance to nonprofit agencies
operating emergency shelters and transitional housing for
homeless people and other groups with special needs.
Objective 4.3 To preserve and promote those community facilities and programs that are
important to the safety, health and social needs of families and children.
HO-4 The City shall recognize the important role of public
improvements, facilities and programs in providing a healthy
family environment within the community.
Page 4-8
Amended 2009
Housing
HO-5 The City of Auburn shall review proposals to site facilities
providing new or expanded human services within the City to
determine their potential impacts and whether they meet the
needs of the Auburn community. Important caveats in the
City's consideration will include the following:
a. While Auburn will willingly accept its regional share of
facilities which provide residential services, or influence
residential location decisions, Auburn will expect other
communities to accept their share as well.
b. The funding of human service centers sited in Auburn that
serve an area larger than Auburn would rely on an equitable
regional source of funding.
c. The siting of all facilities shall be based on sound land use
planning principles and should establish working
relationships with affected neighborhoods.
Objective 4.4 Explore all available federal, state and local programs and private options
for financing affordable housing, removing or reducing risk factors, and
preserving safe neighborhoods.
HO-6 The City will involve both the public and private sectors in the
provision of affordable housing.
HO-7 The City of Auburn will support national, state and especially
regional efforts to address the human service needs of the
region and the City.
HO-8 In most cases, the City will favor regional responses to human
service needs. However, such regional efforts must be
consistent with the concepts of fiscal equity. In other words,
these efforts should mutually affect persons or communities of
similar income, on both the revenue (tax) and expenditure
(service) sides of the equation.
HO-9 The City shall evaluate housing codes on an ongoing basis to
determine their effectiveness and appropriate enforcement.
Page 4-9
Amended 2009
Housing
GOAL 7 RESIDENTIAL DEVELOPMENT
To emphasize housing development at single family densities in order to
reestablish a mix of housing types appropriate for a family-oriented
community while recognizing the need and desire for both rural density
and moderate density housing appropriated located to meet the housing
needs of all members of the community.
Objective Conserve the existing housing stock because it is the most affordable form
of housing.
HO-10 Any assessment of the need for affordable housing in Auburn
shall be based on the community providing its fair share of
regional need for low and moderate income households.
HO-11 The City will work with all jurisdictions within the region to
develop a regional approval to affordable housing. Each
jurisdiction should be urged to provide for its fair share of the
region's affordable housing needs.
HO-12 The City will involve both the public and private sectors in the
provision of affordable housing.
HO-13 The City shall allow appropriately designed manufactured
housing within single family neighborhoods, consistent with
state law.
HO-14 The City shall allow manufactured housing parks and multiple
family development in appropriately zoned but limited areas.
HO-15 The City will assist low-income persons, who are displaced as a
result of redevelopment, find affordable housing in accordance
with state and federal laws and regulations.
HO-16 Information and resources that educate and guide low-income
persons toward affordable housing opportunities will be
prepared and made available.
HO-17 Through its building permit process, the City will inventory and
track affordable housing opportunities within Auburn.
Information about affordable housing units will be distributed to
nonprofit agencies serving the homeless and low-income
persons.
Page 4-10
Amended 2009
Housing
Objective 7.8 To respond to the housing needs of individuals and families that cannot
afford or do not choose to live in traditional detached single-family
housing.
HO-18 Encourage residential development in Downtown, particularly
housing that is integrated with commercial development.
HO-19 Allow accessory dwelling units as an affordable housing
strategy.
GOAL 8 NEIGHBORHOOD QUALITY
To maintain and protect all viable and stable residential neighborhoods.
Objective 8.3 Conserve the livability of viable residential areas through the preservation
of existing housing stock and amenities.
HO-20 The City shall seek available assistance for housing
rehabilitation. Assistance will include the development of
residential infrastructure and the rehabilitation of individual
properties.
HO-21 The City will work with park owners, managers and park
tenants to develop policies and land-use regulations to preserve
manufactured home parks and the affordable housing they offer.
HO-22 The City will encourage and assist in the renovation of surplus
public and commercial buildings into affordable housing.
HO-23 The City will seek, encourage and assist nonprofit organizations
in acquiring depreciated apartment units for the purpose of
maintaining and ensuring their long-term affordability.
HO-24 The City will work with neighborhood groups to develop
neighborhood strategic plans for specific areas within the City.
These areas will be determined based upon need, City Council
direction and the availability of staff resources. These plans
will address issues and concerns which include, but are not
limited to, projected growth/decline, neighborhood identity,
safety, education, youth and recreational activities.
Page 4-11
Amended 2009
Housing
Goal 12 URBAN REDEVELOPMENT
To encourage redevelopment of underutilized areas to reduce sprawl and
take full advantage of the City's investment in existing infrastructure.
Objective 12.1 Provide flexibility in development regulations so that a variety of housing
types and site planning techniques can achieve the maximum housing
potential of a particular site.
HO-25 The City shall identify rehabilitation areas, with priority given
to blighted areas with a relatively large population of low-
income persons, for possible designation with performance
zoning. Criteria for performance zoning shall include
generation of affordable housing, protection of natural features
and open spaces, impact on existing utilities, traffic generation,
neighborhood compatibility, and the policies of this
Comprehensive Plan.
HO-26 The City shall develop incentives to develop underutilized
parcels into new uses that allow them to function as pedestrian-
oriented, mixed-use neighborhoods. Existing uses which are
complementary, economical, and physically viable shall
integrate into the form and function of the neighborhood.
HO-27 The City has adopted innovative zoning provisions to
encourage infill development of underutilized parcels in zones
which, through Auburn Comprehensive Plan goals and policies,
have been identified as areas where infill residential
development should be encouraged. Certain development
requirements for infill development may be relaxed, while
requiring adherence to specific design requirements to ensure
compatibility with the character of nearby existing residential
structures.
Objective 12.2 To develop economically integrated, walkable neighborhoods which
generate a secure atmosphere for both residents and visitors.
HO-28 The City recognizes that the development of safe
neighborhoods requires the cooperation of property owners
and/or their property managers. The City shall organize,
educate and assist property managers in the creation and
preservation of safe neighborhoods.
HO-29 The City shall seek and provide assistance for the reduction of
lead-based paint hazards.
Page 4-12
Amended 2009
Housing
HO-30 The City will continue its program to repair and/or replace
deteriorated sidewalks and remove barriers to pedestrian traffic.
H.U.D. block grant funds may be used to remove pedestrian
barriers and pay the tax assessments levied upon low income
households for sidewalk repairs.
HO-31 The City will continue to insure that funding becomes available
to support youth and social services in Auburn.
GOAL 22 URBAN DESIGN AND VISUAL QUALITY
To ensure a high quality visual environment through appropriate design
standards and procedures which encourage high quality architectural and
landscape design in all development and through the placement of artwork
in public places. The City recognizes the linkages between transportation,
land use and site design and encourage development which eases access
by pedestrians, bicyclists and transit users.
HO-32 Ensure that all affordable housing development is consistent
with current housing quality standards.
HO-33 The City will encourage varied and human-scaled building
design that provides a visual interest to pedestrians,
compatibility with historic buildings or other neighborhood
structures, and enhances the streetscape.
HO-34 Conserve developable land and natural resources through a
variety of housing types, conservation and site planning
techniques that achieve the maximum housing potential and
passive energy use of a particular site.
Page 4-13
Amended 2009