Summary

The purpose of the affordable housing special district overlay is to provide an optional incentive that will lead to an increase in the supply of affordable housing within the Vashon Rural Town.

Story

Description

Vashon Rural Town - Affordable Housing Incentive SDO

Development Condition Text

21A.38.270  Special district overlay – affordable housing in Vashon Rural Town.

            A.  The purpose of the affordable housing special district overlay is to provide an optional incentive that will lead to an increase in the supply of affordable housing within the Vashon Rural Town.  This special district overlay shall only apply on a voluntary basis to the parcels shown in Map Amendment #3 in Attachment B of Ordinance 18623*.  Use of the special district overlay is voluntary and these eligible parcels retain all existing development and land use rights and may exercise those without using this special district overlay.

            B.  The special district overlay is eligible to be used by any residential or mixed use development that complies with the following standards:

              1.  A minimum of fifty percent of the units in each development shall be affordable to households with incomes at or below sixty percent of area median income, and the remainder of the units in each development shall be affordable to households with incomes up to a maximum of eighty percent of area median income;

              2.a.  Rents of rental units, including both rent and the average cost of essential utilities, shall be set at no greater than thirty percent of the maximum gross income for the applicable income level; or

                b.  The sales price of owner occupied units shall be set so that they are affordable for income and asset qualified home buyers at the applicable income level.  Prices shall be restricted based on typical underwriting ratios and other lending standards;

              3.  The development is located on an eligible parcel as shown in Map Amendment #3 in Attachment B to Ordinance 18623*; and

              4.  The development adheres to all special district overlay standards listed in subsection C. of this section.

            C.  All development shall comply with all applicable King County development regulations, including K.C.C. Title 9, K.C.C. Title 13, K.C.C. Title 14, K.C.C. Title 16, K.C.C. Title 17, K.C.C. Title 19A, K.C.C. Title 20, K.C.C. Title 21A, K.C.C. Title 23, K.C.C. Title 27 and K.C.C. Title 27A, except as follows:

              1.  The maximum density shall be as follows:

                a.  any parcel zoned R-1 may develop up to a maximum density of four dwelling units per acre;

                b.  any parcel zoned R-4 may develop up to a maximum density of eight dwelling units per acre;

                c.  any parcel zoned R-8 or R-12 may develop up to a maximum density of eighteen dwelling units per acre;

                d.  any mixed use development in the Community Business (CB) zone that contains a residential component may develop up to a maximum density of eighteen dwelling units per acre;

              2.  To reduce the impacts of a new development on potable water supplies, the development shall incorporate at least three of the following water conservation measures, and that only one of the outdoor measures from subsection C.3.a. through h. of this section may be counted toward the minimum requirement:

                a.  mulch landscape beds with two inches organic mulch;

                b.  use grass type requiring less irrigation and minimal maintenance;

                c.  use Xeriscape landscape techniques on seventy-five percent or more of site landscaped area;

                d.  landscape with plants appropriate for site topography and soil types, emphasizing use of plants with low watering requirements, which means they are drought tolerant;

                e. install subsurface or drip systems for irrigation with timers;

                f.  install a rainwater collection system, such as a cistern, that reduces water consumption for irrigation by fifty percent annually;

                g.  provide one-hundred percent of landscaping water use with captured precipitation or reused water purified without the use of chemicals;

                h.  install smart scheduling technology.  This strategy counts for a maximum reduction of thirty percent provided all landscape water use is controlled by a soil moisture sensor control system or a weather-based irrigation control system;

                i.  reduce total indoor and outdoor water consumption by at least twenty-five percent over standard practices;

                j.  provide water submetering for each unit or entire building where central hot water systems are used;

                k.  install all bathroom faucets with 1.5 gallons per minute or better;

                l.  install all showerheads not to exceed 1.75 gallons per minute;

                m.  install all kitchen faucets not to exceed two gallons per minute;

                n.  install high efficiency toilets not to exceed 1.28 gallons per flush or 1.6/1.1 for dual flush;

                o.  install no-cartridge waterless urinals or 1/8 gallon urinals and high efficiency toilets as noted above in all common areas; or

                p.  install point-source, on-demand or recirculation pump hot water systems, where appropriate;

              3.  All new units must connect to public water and public sewer;

              4.  Affordable housing units shall remain as affordable housing for a minimum of fifty years for ownership affordable housing units and for a minimum of thirty years for rental affordable housing units, starting from the date of final certificate of occupancy for the development;

              5.  Developments shall be landscaped as follows:

                a.  when seventy-five percent or more of the units in the development consists of townhouses or apartments, the development shall provide perimeter landscaping and tree retention in accordance with K.C.C. chapter 21A.16 for townhouse or apartment projects;

                b.  when less than seventy-five percent of the units in the development consists of townhouses or apartments, the development shall provide landscaping and tree retention in accordance with K.C.C. chapter 21A.16 for townhouses or apartments on the portion or portions of the development containing the units, but if buildings containing the units are more than one hundred feet from the development’s perimeter, the required landscaping may be reduced by fifty percent; and

                c.  all other portions of the development shall provide landscaping or retain trees in accordance with K.C.C. chapter 21A.16;

              6.  Developments shall provide one off-street parking space per unit.  The director may require additional parking, up to the maximum standards for attached dwelling units, which may be provided in common parking areas.  Off-street parking may be reduced below one per unit, with the approval of the director, with submission of a site-specific parking study that demonstrates that parking demand is met; and

              7.  All developments shall provide on-site recreation space at a minimum of fifty percent of the levels required in K.C.C. chapter 21A.14.

            D.  Use of the incentive in this section requires an affordable housing covenant recorded against the property as a condition of issuance of any construction permit or recording of a subdivision.

            E.  The department is authorized to enforce the requirements of this section, including those pertaining to sale and rental affordability and other requirements of the covenant, through judicial action or administrative action under Title 23.

            F.  A preapplication meeting shall be required for developments using the special district overlay in this section.

            G.  As part of the preapplication process and before filing an application with the department, the applicant shall hold at least one community meeting in accordance with K.C.C. 20.20.035.  In addition to the requirements of K.C.C. 20.20.035, the applicant shall:

              1.  Include in the mailed notice:

                a.  the name of the affordable housing developer;

                b.  the total number of planned dwelling units;

                c.  preliminary architectural renderings of buildings;

                d.  preliminary site plan;

                e.  the dates, times and locations of community informational meetings about the development;

                f.  contact information including names and phone numbers for the developer or applicant; and

                g.  a county contact person or agency;

              2.  Conduct the meeting or meetings in a location accessible to the public at least thirty days before the anticipated date of application.  The purpose of the meeting is to provide neighboring property owners and residents with information regarding the proposed development and to answer questions regarding the proposed development; and

              3.  Prepare and install a four-foot notice board that must be placed in a conspicuous location on the property proposed for development.  The board shall be installed no later than the date the mailed notice for the community meeting is sent and shall remain in place until the development application is abandoned or when the permit is issued.

            H.  An application for a development under the special district overlay in this section shall be considered complete when the information required under K.C.C. 20.20.040, as well as the following information and studies have been submitted and are adequate to review the proposal:

              1.  A proposed development plan and draft covenant that includes:

                a.  the number of dwelling units that are part of the development;

                b.  a description of the affordability levels for the units;

                c.  the duration of the affordability of the units;

                d.  the number of off-street parking spaces, and documentation of the director’s decision on any requests to reduce the number of spaces;

                e.  the requirements and process for income limits and income verification, in accordance with federal, state and county standards;

                f.  the specific water and energy conservation measures proposed;

                g.  the consequence of any failure to satisfy the requirements of the covenant, which consequences shall include, but not be limited to, specific performance and disgorgement of any revenue that resulted from a rental or sale price that exceed that allowed by the covenant; and

                h.  an acknowledgement that King County can enforce the covenant through a judicial action or K.C.C. Title 23; and

              2.  Any necessary information identified through the preapplication process.  (Ord. 18623 § 9, 2017).

 

Note: There is an error in adopted code for section C.2. It refers to section "C.3a" when it is meant to refer to section "C.2a".

 

Ordinance

18623

Effective Date

December 4, 2017

Changes

N/A

View Map(s) for SDO-270. (Click on a map name in the list)

SDO-270 Map