FAQ & Definitions

Under the Growth Management Act (GMA), comprehensive plans and development regulations can be appealed to the Growth Management Hearings Board (GMHB). The GMHB reviews the appealed document for whether it is consistent with the GMA (RCW 36.70A.280).

In general, an appeal is the act of bringing a resolved court case back to court for review.  When a formal decision is issued by a court at the end of a court case, the decision may be brought back to the court for re-examination if an individual, group, or entity believes the content of the decision has a mistake. If an appeal is successful, then the court's original decision will be revised to address the issues advocated on by the individual, group or entity that initiated the appeal.

Comprehensive plans are the centerpiece of local planning efforts. These 20-year plans articulate a community vision through a series of goals, objectives, policies, and actions that guide the day-to-day decisions of elected officials and local government staff. The City of Mercer Island is required to enact a comprehensive plan.

Comprehensive Plan Periodic Update: Cities and counties that are “fully planning” under the Growth Management Act (GMA) must conduct a thorough review of their comprehensive plans and development regulations, including those related to critical areas and natural resource lands, every 10 years (referred to by the Washington State Department of Commerce as a “periodic update”) in accordance with the schedule in RCW 36.70A.130. Revisions may be necessary to reflect new population and employment projections and any related zoning and/or urban growth area (UGA) changes, changes in state law, new community priorities, and more.

The Growth Management Act (GMA) is a series of state statutes, first adopted in 1990, that requires nearly all cities and counties in Washington State to develop a comprehensive plan to manage their population growth. It is primarily codified under Chapter 36.70A RCW, although it has been amended and added to in several other parts of the Revised Code of Washington (RCW). Under RCW 36.70A.020, the GMA establishes a series of 15 goals that should act as the basis of all comprehensive plans.

Created in 1990, the Growth Management Hearings Board (GMHB) is a 3-member panel appointed by the governor of Washington State to resolve appeals of comprehensive plans under the Growth Management Act (GMA) or shoreline master programs. The board hears and decides claims that a local jurisdiction (city or county) that is required or chosen to plan under the Growth Management Act, or a state agency, has not complied with the goals and requirements of the Growth Management Act, some provision of the Shoreline Management Act, or the State Environmental Policy Act. These disputes arise from challenges to official actions taken by a city, county, or state agency adopting or amending comprehensive plans or development regulations.

Displacement is the involuntary dispersing of people, communities, and businesses from an area, typically caused by increased development and rising land values or housing costs. Displacement disproportionately impacts renters, BIPOC (Black, Indigenous, and People of Color) communities, and people with low incomes. This can lead to worsening inequities across a community since displaced residents lose neighborhood ties, resources, and even communal identity. Keeping people in their current homes and neighborhoods can strengthen communities and improve quality of life for many. Anti-displacement policies can reduce risk of displacement for current residents. The GMA requires cities to establish anti-displacement policies in the Housing Element of the comprehensive plan (RCW 36.70A.070(2)(h)).

Zoning is a planning practice of dividing land within a jurisdiction into regulated zones to control how each parcel can and cannot be used or developed. Zoning typically designates land into various types of residential, business, transportation purposes and uses. Zoning also allows local governments to enforce protections for Critical Areas and other sensitive areas within their jurisdictions, such as protected or hazardous areas. A zoning map provides a visualization of various zones throughout a jurisdiction.

Land Capacity is the number of housing units allowed by a comprehensive plan and development regulations given current conditions, environmental constraints, regulations, existing development, and market factors.

"Adequate Provisions" are government actions--such as incentives, mandatory provisions, and planned actions--intended to increase the supply of affordable housing. Cities in Washington are required to establish adequate provisions for affordable housing in the housing element of the comprehensive plan (RCW 36.70A.070(2)(d)).

An area-specific plan for the area around transit. The Station Area Subarea Plan is required by the Puget Sound Regional Council Vision 2050 Plan (MPP-DP-Action-8).

They are policies and regulations that address the potential displacement of existing residents that can occur with changes in zoning. Some examples of anti-displacement policies include tenant protections or 'right to return' provisions. Cities and counties are required to adopt anti-displacement policies in the housing element of their comprehensive plans (RCW 36.70A.070(2)(h)).

Inclusionary Zoning is development regulations that require a share of new housing units to be affordable at a given income range. 

A temporary property tax exemption granted to multifamily development, often tied to an affordability requirement. 

Critical Areas are environmentally sensitive areas such as wetlands or streams and geologically hazardous areas such as landslide risk, erosion risk. The GMA requires that all cities and counties in Washington establish regulations protecting “critical areas” in order to preserve the natural environment, wildlife habitats, and sources of fresh drinking water (RCW 36.70A.170). Critical areas regulations also encourage public safety by limiting development in areas prone to natural hazards like floods and landslides.

Affordable housing is defined by the Growth Management Act (GMA) as follows: 

"Affordable housing" means, unless the context clearly indicates otherwise, residential housing whose monthly costs, including utilities other than telephone, do not exceed 30 percent of the monthly income of a household whose income is:

(a) For rental housing, 60 percent of the median household income adjusted for household size, for the county where the household is located, as reported by the United States department of housing and urban development; or

(b) For owner-occupied housing, 80 percent of the median household income adjusted for household size, for the county where the household is located, as reported by the United States department of housing and urban development. (RCW 36.70A.020(5)).

Transit-Oriented Development (TOD) intends to create dense, walkable, and mixed-use spaces near transit that support vibrant, sustainable, and equitable communities. A mix of uses, activities, and services allows TOD residents to commute to work, run errands, recreate, and meet basic needs without personal vehicles. TOD is typically defined by the following:

• A variety of denser housing options such as mixed use, mid rise, and high rise buildings.
• Transit stations within a half mile of development for easy walking distances
• Transit with frequent and reliable schedules.
• Safe and attractive pedestrian network. 
• A well-designed bicycle system and facilities.
• Public space such as plazas or parks.