Plymouth Homeless Housing in Redmond FAQ
The building will contain 100 units for homless residents with ground floor office space, commercial space, and amenity areas.
History and Background
In alignment with Redmond’s Housing Action Plan, the transfer of publicly owned property to Plymouth Housing for development of a 100-unit Permanent Supportive Housing (PSH) housing project in Downtown was approved by the Redmond City Council on Feb. 13, 2024. The City is committed to increasing the overall supply, variety, and affordability of housing to achieve desired livability and equity outcomes in Redmond.
The building will be located at 16725 Cleveland Street. It will not be a safe injection site and will not be an overnight shelter, but will serve as Permanent Supportive Housing (PSH). It will provide homes to extremely low-income adults who are exiting homelessness and are eligible for PSH.
The building will contain 100 units total with ground floor office space, commercial space, and outdoor amenity areas.
Redmond code requires a robust community engagement process for Permanent Supportive Housing projects. During the special meeting on Feb. 13, 2024, Plymouth representatives underscored that they are willing and able to comply with code requirements.
Plymouth Housing in Redmond FAQ
BUILDING INFORMATION AND BACKGROUND
Where will the housing be located?
16725 Cleveland Street. This housing will be in Downtown Redmond, close to the light rail stop.
Who will live there?
Single adults exiting homelessness and living on extremely low incomes would be eligible for the proposed Plymouth PSH project. Many of these individuals are seniors, veterans, and/or people living with disabilities. The income criteria is set at 30% or below Area Median Income (AMI), which means an individual is earning less than $28,800/year. Lifetime registered sex offenders and individuals with certain past drug-related convictions will not be eligible for this housing.
What services will be on-site?
Permanent Supportive Housing means in addition to housing, residents have access to a range of onsite services designed to help them achieve stability in their new home, including personalized housing case management services, veterans counseling, health care, 24/7 staffing, and other critical services. The PSH model is unique because the 0 - 30% AMI housing is paired with services designed to support people living with complex and disabling health conditions. Proximity to the Downtown Redmond light rail station will also help residents with their transportation needs.
Is this a homeless shelter?
No, this is Permanent Supportive Housing for single adults. There is an application process for prospective residents, which includes determination of eligibility for the project. After individuals are approved and move in, they will no longer be considered homeless. Residents are responsible for abiding by their lease agreement and building rules, while also having access to onsite support services.
How big is the building?
The building will contain 100 units total for residents with ground floor office space, commercial space, and amenity areas.
What about parking?
Parking is limited at this site. Most Plymouth residents do not own a vehicle. Proximity of this site to the Downtown Redmond light rail station will offer robust transit options to future residents and help the City achieve its Environmental Sustainability Action Plan goals for reduced vehicle emissions and vehicle miles traveled.
Who will operate the building?
Plymouth Housing will provide property management and wraparound supportive services at the building.
How many people will be housed at this location?
Plymouth Housing projects primarily serve single adults. However, as a landlord, Plymouth is required to abide by occupancy standards and fair housing law, which in rare cases requires them to house couples if both individuals qualify for the building. The design in the current Plymouth proposal contains 85 studios and 15 one bedrooms. We expect that the new design will reflect a similar unit mix.
Will the building have 24/7 staffing?
Yes, Plymouth Housing will provide 24/7 staffing and support for residents.
When will the building open for occupancy?
There is not a specific timeline for construction yet. However, the goal is to break ground in 2025. Typically, it takes about two years of construction prior to opening for operations.
What is the City of Redmond's role in the building?
The City of Redmond is the host city for the Plymouth PSH project. Plymouth will be required to apply for and obtain permits necessary to construct the project. In addition, the City will be coordinating with Plymouth to ensure that the necessary agreements and terms set forth in Redmond Zoning Code requirements applicable to PSH are met. Among other things, an operational agreement, program rules and/or code of conduct, safety and security plan, community relations plan, and parking management plan will all be required. The City will partner with Plymouth to develop necessary policies, procedures, and plans.
When did the City Council first learn about this project?
The City Council first learned about this project in February 2023 when the funding recommendation from A Regional Coalition for Housing (ARCH) was presented to them for approval. The Council unanimously approved the Redmond ARCH Housing Trust Fund contribution on March 21, 2023, for its original location in Kenmore. Applications for Redmond Housing Trust Fund dollars are submitted to ARCH where they are vetted by a Community Advisory Board (CAB) that makes a recommendation to the ARCH Executive Board. The ARCH Executive Board concurred in the CAB recommendation and transmitted the recommendation to ARCH member jurisdictions for City Council approval.
In 2020, the City also completed a Housing Needs Assessment, which informed the Housing Action Plan, both of which were approved in early 2021. Different scenarios were considered, and at the time Council directed staff to pursue the “Housing Equity Scenario,” outlined on page 20 of the Housing Action Plan.
Why is this being built in Redmond?
Washington state is experiencing a housing crisis. Cities across King, Pierce, and Snohomish counties are diversifying their housing inventory in accordance with Washington State Engrossed Second Substitute House Bill 1220. Redmond leaders, including the Mayor and City Council, have declared affordable housing a top priority and specifically included a prioritization for the development of affordable housing close to transit. King County Countywide Planning Policies have established housing targets for cities to accommodate anticipated future growth in the next 20 years. The housing needed for Redmond has been estimated across all income levels and includes anticipated demand for PSH. Every unit of added PSH helps to address the identified need and improve the lives of people who currently do not have access to safe and dignified places to live.
The City Council recognizes that Redmond lacks sufficient affordable housing, especially where the need is greatest in the 0-50% AMI range.
New projections estimate by 2044, the City of Redmond needs nearly 24,000 units of affordable housing. Redmond is a high-cost area with an AMI of $137,000 per year.
| HOUSEHOLDS MAKING % OF TOTAL AMI | Emergency Housing | 0 - 30% | 30 - 50% | 50 - 80% | 80 - 100% | 100% - 120% | More than 120% | |
|---|---|---|---|---|---|---|---|---|
| UNITS NEEDED | 3,822 | 7,025 Non-Permanent Supportive Housing | 3,694 Permanent | 3,870 | 2,765 | 348 | 394 | 1,904 |
Together, we are committed to housing for all in Redmond. King County Countywide Planning policies have established housing targets for cities to meet in order to accommodate future growth within the next 20 years. The City’s affordable housing growth targets also include requirements for Permanent Supportive Housing (PSH).
How were Redmond’s affordable housing policies shaped?
On Feb. 1, 2022, City Council passed an ordinance setting requirements for all permanent supportive housing developed in Redmond. Beginning on page 45, there is the list of requirements the City developed through months of gathering community input, Council study and discussion, and through work by the Planning Commission (see page 71), which held more hearings and worked on revised recommendations.
In 2020, the City also completed a Housing Needs Assessment, which informed the Housing Action Plan, both of which were approved in early 2021. Different scenarios were considered, and at the time Council directed staff to pursue the “Housing Equity Scenario,” outlined on page 20 of the Housing Action Plan.
What was this location's intended use if it wasn't developed by Plymouth Housing?
The Cleveland Street site was purchased in 2019 prior to construction of the Downtown Redmond Link Extension of the Sound Transit light rail project. The southern portion of the site was needed to accommodate the light rail alignment and was dedicated to that purpose. The remainder of the site was retained by the City to provide an opportunity for deeply affordable housing in a transit-oriented development. In its 2023-24 budget, the City allocated $10 million to advance affordable housing opportunities both on the Cleveland Street site and on other city-owned properties.
What authorizes the City to give away public property?
The City of Redmond is authorized by state statute (RCW 35A.11.020) to own and dispose of real property and by the Washington State Constitution (Article 8, Section 7) to support the poor and infirm. The City may further expend public funds to carry out fundamental purposes of government.
Now that the property transfer has been authorized, what happens next?
Plymouth Housing is currently redesigning their project to adapt it to the Cleveland Street site. When they have completed their redesign, Plymouth will prepare the materials necessary to apply for their Site Plan Entitlement (SPE) and review under the State Environmental Policy Act (SEPA). Once Plymouth Housing applies for the SPE and SEPA review to construct the PSH project, a notice of application will be mailed to surrounding property owners and occupants, a land use notice board will be posted on the site, and public notices will be posted at City Hall and at the Redmond Library. The community will have an opportunity to comment on the application submitted by Plymouth and feedback on the project design will be provided by the Design Review Board. During the entitlement process, staff will provide routine status updates to the City Council at the Public Safety and Human Services Committee of the Whole meetings.
SAFETY AND SECURITY
Will the residents go through a background check? Will there be sex offenders?
Anyone who moves into Plymouth’s housing undergoes criminal background checks including credit checks, rental history checks, and lifetime sex offender registration checks. They must be a U.S. citizen and have a social security number on file. Plymouth follows the same guidelines for subsidized housing eligibility as the King County Housing Authority (KCHA). Lifetime registered sex offenders and individuals with certain past drug-related convictions will not be eligible for this housing.
Is there drug-testing?
Rather than providing drug testing, Plymouth uses the best practices in the medical and behavioral health fields to help people achieve a greater degree of health and well-being. They also provide a variety of opportunities for people to work toward recovery from substance-use disorder. For most of their buildings, Plymouth must abide by landlord-tenant laws mandated by the federal government which prohibits drug-testing. In order to remain housed in a Plymouth building, residents must abide by their lease, follow building rules, and ensure the health and safety of themselves, Plymouth staff, and their neighbors.
I’m worried about safety. What will the city or Plymouth do if this creates problems in the community?
Everyone wants the City of Redmond to remain safe. Plymouth is proposing a good-neighbor policy for the property and residents, which will be developed into the community relations plan required by the Redmond Zoning Code. Plymouth has a no-weapons policy, not even in cars. Quiet hours and respecting the property are within the lease. Plymouth keeps up a robust guest policy so they can track who's coming and going. And when needed, they do establish guest bans. Further, Redmond code requires permanent supportive housing providers to develop a Safety and Security Plan, which is approved by Redmond Police Department. Plymouth is committed to working with neighbors, the City of Redmond, and community partners to address safety concerns that may arise.
COMMUNITY PARTNERS AND ENGAGEMENT
What community partners will help these residents?
Plymouth provides a comprehensive array of onsite services, and they also partner with local nonprofits for additional services. In addition to case management services, the building will have a nurse’s room for visiting primary care providers and behavioral health specialists to provide services to residents onsite. Transportation is provided for tenants who need to go offsite for health care-related appointments. Plymouth is operating another permanent supportive housing project in Bellevue and has established relationships with East King County service providers. While they build this new facility, Plymouth will leverage these existing partnerships and identify new, needed partnerships to ensure the success of the residents they serve.
What is the plan for community engagement?
Redmond code requires a robust community engagement process for Permanent Supportive Housing projects. During the special meeting on Feb. 13, 2024, Plymouth representatives underscored that they are willing and able to comply with code requirements and will initiate the Community Advisory Group (CAG) process with city support. The CAG will be formed after building permits have been approved. The CAG will create the community relations plan based on the governing provisions of the Redmond Zoning Code that were adopted by the Redmond City Council in 2022. The plan is required to detail a structure and frequency for ongoing community engagement and commits Plymouth, the City of Redmond, and the local community to a collective agreement that describes how the parties will communicate and resolve concerns when they arise.
FUNDING
How is this project funded?
Funding sources for the project’s construction include City of Redmond, low income housing tax credits, A Regional Coalition for Housing (ARCH), State Housing Trust Fund, Plymouth Housing, and state direct appropriation. Plymouth Housing will donate 3% towards their project.
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