EDUCATE - ENGAGE - EMPOWER
Sharing Bothell City News, Engaging Our Community
Our Bothell, Our Future is a local group of Bothell Community members.
Our mission is to:
EDUCATE
Provide information to Bothell citizens on proposed Bothell City Council actions and initiatives.
ENGAGE
Encourage citizens to engage with the Bothell City Council on issues that are important to them.
EMPOWER
Empower Bothell citizens to contribute to effective community planning by understanding the impact of proposed policy initiatives and updates.
Middle Housing
Middle housing refers to units like duplexes, cottage clusters and townhomes intended to fill the gap between low-income and high-income housing options.
Currently, there is both a City of Bothell Proposed Code Amendment and a
different State House of Representatives "Middle Housing" Bill under consideration.
City of Bothell
Proposed Middle Housing Code Amendment
Bothell City Council is currently reviewing code amendments that would effectively end single-family zoning throughout the entire City.
The Bothell City Council will conduct a public hearing on potential middle housing plan and code amendments at its meeting on July 11th.
The Council Meeting starts at 6 pm, the Study Session is Agenda Item 8.
You can click on the button below to be taken to the City of Bothell webpage where you can download the Jily 11th meeting Agenda Packet.
Washington State House Bill 1110
"Middle Housing" Bill
House Bill 1110 has passed the reconciliation phase without further amendments.
The bill is now headed to Governor Inslee's desk for signature.
HB 1110 specifics are as follows:
1. Cities under 25,000 residents (and within a contiguous growth area) such as Woodinville and Kenmore: must include development of at least two units per lot.
2. Cities such as Bothell (under 75,000 residents) must include authorization for at least:
- two units per lot;
- four units per lot if at least one of the units is affordable housing; and
- four units per lot within one-quarter mile walking distance of a major transit stop
3. Cities with at least 75,000 residents must include at least:
- four units per lot;
- six units per lot if at least two of the units are affordable housing; and
- six units per lot within one-quarter mile walking distance of a major transit stop
Density requirements do not apply to:
- lots designated with critical areas or their buffers
ADDITIONAL INFORMATION:
More About Middle Housing
Here's a partial list of some of the major types of middle housing.
ADDITIONAL INFORMATION:
How is Affordable Housing Defined?
The United States Department of Housing and Urban Development (HUD) defines affordable housing as housing with monthly costs, including utilities other than telephone, that do not exceed 30% of a household's monthly income.
Households that spend more than 30% of their income on housing costs are cost burdened. Those housesholds that spend more than 50% of their income are severely cost burdened.
According to the The Municipal Research and Services Center (MRSC), in 2019, 46% of Washington renters were cost burdened. And nearly half of those were considered severely cost burdened (UW Evictions Project, 2020). The statistics on cost-burden to homeowners is less clear.
However, when either homeowners or renters are paying more than a third of their income to housing, it can make affording other necessities, like healthcare or food, incredibly challenging. It can also prevent these households from becoming financially stable.
If Middle Housing is Necessary, What is the Problem?
Both the City of Bothell Code Amendments and the Washington House State Bill 1110 aim to increase housing supply.
Supporters of Middle Housing in both the City of Bothell, and the State Legislature, believe that legislation to allow multi-family units (like duplexes, triplexes and quadplexes) on any city lot are an important step to creating affordable housing.
However, there is a difference between building market-rate housing and creating housing that is affordable. Simply increasing the number and density of houses still relies on the open market to create affordability.
The January 27, 2023 Seattle Times Editorial on the proposed State House Bill 1110 observes that:
".....there is only a token attempt to build any actual affordable housing. It is really intended to boost market-rate housing — the highest price developers can get someone to pay. And that could make property taxes go up for everyone else in the neighborhood, a county assessor confirms..."
"...Supporters of this middle housing legislation say market forces and supply-side economics will one day lower housing prices for everyone. But history makes clear development does not occur evenly, and without government intervention, those who need housing the most are often left out in the cold."
Important Questions & Considerations on Middle Housing
Will my property taxes go up with this zoning change?
The potential for increased property taxes with the Middle Housing zoning change has been minimized but should not be.
When your neighbor’s house sells for $1 million or more, your property assessment goes up accordingly. That’s the way it works. When your neighbor’s old home gets torn down and replaced by a market-rate duplex, your property assessment will go up. The King County Assessor’s Office has confirmed this reality.
Please read the Seattle Times Editorial, March 9, 2023 (the link to this article is also available below in the "Additional Resources & Info" section)
Why haven't I heard more about this issue from the City of Bothell?
The Middle Housing topic has been discussed by the City of Bothell Planning Commission for the past 15 months. However, the January 17, 2023 Bothell City Council meeting was the first time that the City Council discussed this topic.
The best way to stay engaged on this issue along with other City Council initiatives and agenda items that affect you are to 1) sign up for email updates at the bottom of this website, and 2) sign up for City Council and Planning Commission agendas and news on Middle Housing and Bothell land use at this City of Bothell ENews Signup Page.
Will a city-wide zoning change that eliminates single-family zoning really increase access to affordable housing?
The Bothell Planning Commission and City Council have, over many years, changed zoning in the City of Bothell to encourage the construction of more affordable housing. There is even a Housing Strategy Plan in the current "Imagine Bothell" Comprehensive Plan that discusses how to promote the development of more diverse housing.
But this affordable, entry-level housing hasn’t been built in Bothell.
Perhaps the more appropriate question is not "What is the history of zoning in Bothell?" but rather "What is the history of building in Bothell?
The City is required to zone enough land to accommodate housing and employment targets as calculated by King and Snohomish County. The City of Bothell has met and exceeded those targets, i.e. zoned enough land to allow for housing construction targets. Yet the City still doesn't have enough housing units.
The City of Bothell has provided the zoning but the market hasn’t delivered.
Why is this?
A Possible Answer:
According the Motley Fool Money Podcast (1/21/2023), the average rate of building entry-level homes in the 1970’s (defined as homes less than 1,400 square feet) was 418,000 entry level homes per year in the US.
However, by the 1990’s, this building rate had dropped in half, falling to approximately 207,000 entry level homes.
In the 2010’s, the building rate for entry-level homes dropped further to 55,000 units per year, about 1/9th the rate in the 1970s. In 2020, about 65,000 entry-level homes were built, but there were 2.4 million first-time homebuyers in the market.
Bothell isn’t any different than the rest of the country, and it seems that the answer is an economic one: it is more profitable to build a 3,500 square foot home than a 900 square foot cottage.
Why would a developer build out and sell a property for $500,000 when the developer can sell it for $1,000,000?
What data does the City of Bothell have to support the effectiveness of Middle Housing Code Amendments?
Currently, it appears that the City of Bothell has very limited data regarding the existing housing inventory and affordability.
Questions that need to be answered by the City of Bothell include:
1. What is the price of an affordable house in Bothell? How many houses have to be built to lower house prices?
2. How much affordable housing does the City have now? Is it rental property or owner-occupied? Where is it located?
3. Does the City have a target for the desired number of affordable units – 100 per year? 1,000 total? More?
4. How do Bothell proposed code changes interact with Accessory Dwelling Unit (ADU) regulations?
What could be the unintended consequences of the Middle Housing Code Amendments?
Despite the hope for additional affordable housing, there are many potential unintended consequences of the proposed Middle Housing Code Amendments that have not been addressed, nor of their City-wide land use codes and policies.
These include:
1. Damage to our local environment, e.g., removal of tree canopy, increase in impervious surfaces, increased storm water runoff, and more.
2. Changes in neighborhood character.
3. Increased burden on our schools, libraries, and other community services.
4. Increased burden on our roadways, trails, and other infrastructure.
5. Increased property taxes.
6. It may become more difficult to pass levies and bonds (for schools and parks, for example) when property taxes are increasing.
7. Increased demand for already expensive construction services and materials.
None of the above issues has been addressed in a comprehensive way. There appears to be a clear lack of understanding as to what the actual impacts of the proposed code changes will be.
Why is it Hard to Find Affordable Housing?
Some of the reasons it’s hard to find affordable housing are listed below. (Please note: The text below is taken directly from the The Municipal Research and Services Center (MRSC) website, accessed 03/19/2023. For more information on affordability and housing, visit the MRSC website.)
"...While all of Washington faces housing challenges, the causes can vary by jurisdiction. Some common causes are identified below (MRSC, 03.19.2023):
Rapid population growth:
When the population in an area increases, competition for a limited supply of affordable units can drive up housing prices. Even when developers are rapidly building, they often can't build fast enough to meet demand, or the type of housing built does not meet the needs of the community.
Rising construction costs:
There is a high demand for construction labor and materials throughout Washington. This directly increases the costs to develop new housing.
New housing construction
that does not address local needs:
Many developers try to build housing that maximizes their profits given local zoning codes and regulations. Building luxury homes may be more cost effective for home builders in an area but it will not solve the affordable housing crisis.
Lack of living-wage jobs:
When the average income of residents is far below what it costs to afford housing in the area, then an important part of the solution for affordable housing may require an economic development component.
Short-term rentals:
Websites like Airbnb or HomeAway have made renting unoccupied homes lucrative for homeowners, especially in places that have high recreational appeal. This is shrinking the amount of available housing and increasing the cost of long-term rentals in the community.
Gentrification and displacement:
When high demand for homes in an area increases housing costs, low- or middle-income households are often forced or pressured to move to find more affordable housing, thus increasing demand and costs in areas that were once affordable.
Ideas to Consider...
Increased access to affordable housing is important. But without thoughtful legislation that ensures housing affordability (and not just availability), our neighborhoods and communities will be significantly impacted by code changes that allow dramatically increased density in residential areas everywhere.
Lawmakers at all levels - city and state, need to consider:
Additional Resources & Info
Seattle Times Editorial
March 9, 2023
Excerpt:
"...Opening up zoning laws with no ability for cities to generate affordable housing is a developer giveaway. It is welcome progress that lawmakers acknowledge this fact. Affordability provisions must be part of any final legislation."
Seattle Times Article
March 26, 2023
Excerpt:
"...the bill would legalize up to two, three or four housing units per lot in most neighborhoods, and up to six units in some, overriding local zoning laws that currently limit large swaths of cities to single-family homes. Other bills would ease restrictions on accessory dwelling units, authorize more lot splitting and allow denser housing near transit stations...."
City of Bothell, Middle Housing Community Engagement Calendar
as of April 17, 2023
Click on the link below to download the City of Bothell Event Calendar for Middle Housing Public Hearings and Events.
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