The Long-Range Planning Committee of the Richmond Beach Congregational Church, located at the corner of Richmond Beach Road and 15th NW, has proposed working with Hopelink to build and maintain a 24-unit housing development on church property. The housing would be administered by HopeLink, to provide places for families to live while they get back on their feet.
A group of nearby residents have formed a group called RBCC Neighbors, whose stated goal is to "make sure our concerns are seriously considered by the church and city."
The "Neighbors" have distributed a list of questions and concerns. The "Church" has responded, and "Hopelink" has added information pertaining to their experience in the field of low-income housing. Their comments are interspersed below.
Hopelink: Hopelink is grateful to have been chosen as a partner by the Richmond Beach Congregational Church to address the needs of low income families in our community. It is critical that, together, we maximize community resources to expand affordable housing opportunities. Last year, Hopelink turned away 1,446 homeless families who truly needed our housing services. This is a 43% increase from 2010. Hopelink’s housing program provides families with comprehensive services to help them achieve permanent housing and gain skills for self-sufficiency. Hopelink takes the safety of the clients and the communities in which we serve very seriously. We are committed to safe, healthy communities and work to ensure this through initial resident screening and deep, continued community involvement. Hopelink has managed housing for homeless families throughout North and East King County since 1986 and has deep roots in many local communities, including Shoreline.
Neighbors: While we understand the church's desire to help formerly homeless people in a meaningful way and its need to live out its mission in this community, we also feel strongly that the scope and size of this plan is not appropriate for our single-family neighborhood.
Church: The 24-unit figure for the proposed Hopelink project is a maximum number arrived at based on the current zoning of the church's property (R-6), the total size of the church's property (2.9 acres) and the 50 percent density bonus granted by the city for the construction of affordable low-income housing. The city requires that the units be townhomes, rather than "stacked" apartments. The size, shape, and elevation of the actual portion of the church's property available for development, combined with the townhome requirement, may result in an ultimate number of units lower than 24.
Neighbors: Density Bonus
Apparently the church would take into account the entire footprint of its four parcels of land and lease all four parcels to Hopelink to take advantage of the bonus density granted to low-income housing under Shoreline Municipal Code 20.40.230. Since two of the parcels are already completely used by the church building and parking lot, that leaves only two parcels available for the proposed housing. Manipulating the requirements for the low-income density bonus deviates from the integrity of the code.
Church: Density Bonus
The RBCC-Hopelink project is a direct result of an effort by the City of Shoreline to increase low-income housing availability. The density bonus is not something that is unique to the RBCC-Hopelink project. It is offered by the city to anyone building affordable low-income housing. And it is the city that takes into account the entire size of the church's property, rather than the size of the two parcels where the project would actually be built, in calculating the maximum number of units. This is not some special dispensation that has been requested for this project.
Neighbors: Traffic
Traffic on 15th Avenue NW and the intersection of 15th and Richmond Beach Road are identified as problem areas in the Neighborhood Traffic Safety Plan developed by the Richmond Beach neighborhood and Shoreline traffic engineers. At the community meeting it was communicated that there would only be about a dozen cars difference (which seems like a conservative estimate). However, impact is based on “trips” each residence represents not the number of cars owned. The number of trips includes not only residents but guests, commercial activity, repair services, etc. as well. No matter how it is relayed, any extra traffic load on 15th and at the intersection could be the tipping point for serious problems affecting congestion and safety.
Neighbors: Parking
Parking is an ongoing problem for nearby neighbors during large events held at the church, Horizon School and within the community. During these events people park on private property and park illegally on both sides of the street blocking the pedestrian walkway. The plans allowed one spot per apartment. No matter what attempt is made to control the parking issue it is unrealistic to assume this problem would not continue to spill out into the neighborhood on a more frequent basis and become a larger problem.
Church: Traffic and Parking
The church is not aware of any recent incidents of improper parking along 15th NW by church members or attendees of church activities, and reminders are frequently made to discourage any illegal parking. The residents of the proposed Hopelink project will be very low-income, primarily single mothers with young children. Many of them will be unable to afford cars and will be dependent on public transportation. Hopelink has implemented a one-parking-space-per-unit standard at all of its properties and it has historically proven to be fully sufficient. The potential impact of the project on traffic was discussed with city planners early on and they did not feel it would be significant.
Neighbors: Richmond Beach Low-Income Housing Availability
King County Housing Authority (KCHA) recently purchased the 115-unit Meadowbrook Apartments in the 1400 block of NW Richmond Beach Road. KCHA's primary interest in purchasing the property, according to its Deputy Director Dan Watson, is to preserve “workforce” mixed-income housing that accepts Section 8 Housing Choice Vouchers. The vouchers provided to low-income families give them the flexibility to live anywhere with moderate prices that accept the vouchers. Currently there are 28 Section 8 renters in Meadowbrook. Watson said HCHA plans to invest about $1 million for improvements over the coming year and an additional $3.5 million in repairs and upgrades over the next five to seven years.
Church: Low-Income Housing Availability
There is a backlog of over 1100 families in north and east King County waiting for affordable low-income housing. Even with the Meadowbrook Apartments and other proposed projects in the Shoreline area, the demand for such housing far exceeds the supply.
Neighbors: Property Values
At the community meeting studies were introduced that showed low-cost housing had little or no impact on surrounding property values. Several studies available online showed that when the density of a project does not fit the surrounding neighborhood property values are affected.
Church: Property Values
There is multiple-unit housing all along Richmond Beach Road and also further north on 15th NW. The proposed RBCC-Hopelink project does not represent an unprecedented case of such development in the immediate area. And anyone who has seen existing Hopelink housing facilties knows that they are designed and maintained at a level that meets or exceeds the standards of for-profit multiple unit properties. Hopelink invites any interested parties to schedule a tour of existing properties to get a feel for how they manage properties and for the “look” of the developments.
Neighbors: Special Use Permits
The church obtained a conditional use permit to operate in a residential zone. Then another permit was secured to operate Horizon School and another to house cell phone towers representing several wireless companies. The church has benefited financially from each arrangement while the neighborhood has borne the impacts. Now the church proposes a 24-unit apartment complex that would require additional permits. How many exceptions to the R6-low-density residential property are allowed? Isn't the property already in non-conforming status?
Church: Special Use Permits
The church has been in its current location for over 50 years, long before there was a city of Shoreline. The property immediately to the west of the church, and most of the residential property around the intersection of 15th NW and Richmond Beach Road, is zoned R-18. The Horizon School housed at RBCC has been in operation since the 1980s. The cellphone "towers" are actually antennas that are mounted in the church's bell tower and are invisible to the community. The church has not applied for any special permits or exemptions in conjunction with these developments and will not be doing so for the Hopelink project, which is permitted under the church's existing zoning as described above.
Neighbors: Density Load
Although it is not a major or even secondary arterial, 15th Avenue NW already bears increased density from Maple Knolls (townhouses approved by King County right before city incorporation for an unacceptable density under Shoreline's code) and the Cottages (a residential high-density option no longer available in Shoreline). The associated traffic and parking from Kruckeberg Botanic Garden has recently been added. Adding a 24-unit complex encroaches on the very nature of this single-family neighborhood. We bought our homes and made our life investment in this specific neighborhood along 15th Avenue NW because it was zoned single-family and provided the quality of life we wanted for our families. With construction of this complex the character of our neighborhood will be forever altered.
Church: Density Load
The proposed RBCC-Hopelink project is within a block of the intersection of 15th NW and Richmond Beach Road, and virtually all of the traffic from the project will be within that block, which is primarily occupied by the church. The idea that the project will have a significant impact along the whole length of 15th NW north of Richmond Beach Road does not square with the facts of its location and the needs and capabilities of its prospective residents.
Neighbors: Summary Statement
As you consider these issues please keep in mind that we are the ones who are here every day of the week, not just Sunday. Though we understand the church's need to live out its mission in this community, we have to believe it does not mean to live it out at the expense of the very community it purports to serve. As homeowners we have made a deep commitment to this community and neighborhood. And we are against this high-density plan.
Church: Summary Statement
The decision by RBCC's congregation to undertake the project with Hopelink was not made lightly or in haste. It is the result of several years of careful consideration of alternatives for the best use of the church's property in view of the needs of the congregation and the community. RBCC will not benefit financially from the project. Use of the land will in effect be donated to Hopelink under a long-term, dollar-a-year lease. We feel that the proposed project can meet a pressing social need and also be a good neighbor. RBCC and Hopelink will be hosting a public meeting in the near future to provide information and solicit neighborhood input on the project. And the neighborhood will be kept involved as decisions are made regarding the design and operation of the proposed facility.
Hopelink Comments
Hopelink clients have resided and thrived in their respective communities without incident or any complaints from their neighbors. This housing would be staffed by Hopelink daily with a nearby manager on call 24/7.
The units are devoted to permanent housing, meaning that families will reside in the community for a year or more while they work toward self-sufficiency. There will be no emergency shelter or temporary residences on-site.
Clients come to Hopelink for a myriad of reasons born from financial difficulties which can mean they have lost their jobs or homes, been overwhelmed with medical bills or are chronically underemployed. The residents here will be comprised primarily of adult parents and their children looking to get back on their feet.
