Mandatory Housing Affordability (MHA) Community Input Summary 48

Zoning changes from Draft 1 map Please visit our web map to see more zoning detail including the Final Proposal.

FremontLow Risk of Displacement / High Access to Opportunity

DRAFT ZONING CHANGES to implement Mandatory

Housing Affordability (MHA) Fremont

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WALLINGFORDURBAN VILLAGE

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BURKE GILMAN TRAIL

LIN

DEN

AV

E N

N 36TH ST

INT

ERLA

KE

AV

E N

2ND

AV

E N

W

SHIP CANAL TRL

N 45TH ST

N 35TH ST

PH

INN

EY A

VE

N

MID

VALE

AV

E N

1ST

AV

E W

GR

EEN

WO

OD

AV

E N

WA

RR

EN A

VE

N

WH

ITM

AN

AV

E N

3RD

AV

E N

4TH

AV

E N

ALB

ION

PL

N

ETRURIA ST

2ND

AV

E N

ASH

WO

RT

H A

VE

N

BA

KER

AV

E N

W

N 34TH ST

N 38TH ST

1ST

AV

E N

W

N 42ND ST

N 43RD ST

N MOTOR PL

N 46TH ST

QU

EEN

AN

NE

AV

E N

N 44TH ST

EVA

NST

ON

AV

E N

NW 43RD ST

MA

YFA

IR A

VE

N

PALA

TIN

E A

VE

N1S

T A

VE

N

N 39TH ST

NW 45TH ST

NW 42ND ST

NW 44TH ST

WO

OD

LAN

D P

AR

K A

VE

N

W SMITH ST

2ND

AV

E W

N 41ST ST

DA

YT

ON

AV

E N

W DRAVUS STN NORTHLAKE WAY

SMITH ST

HALLADAY ST

FRA

NC

IS A

VE

N

W CREMONA ST

TR

OLL

AV

E N

N 40TH STN LUCAS PL

FULTON ST

NEWELL ST

ARMOUR ST

5TH

AVE N

FREM

ON

T L

N N

N 44TH ST

N 43RD ST

N BOWDOIN PL

WIN

SLO

W P

L N

N 44TH ST

DA

YT

ON

AV

E N

WIN

SLO

W P

L N

N 43RD ST

DA

YT

ON

AV

E N

N 40TH ST

N 41ST ST

N 42ND ST

NEWELL ST

1ST

AV

E N

W

RAYE ST

N 45TH ST

N ALLEN PL

1ST

AV

E N

WO

OD

LAN

D P

AR

K A

VE

N

QU

EEN

AN

NE

AV

E N

EVA

NST

ON

AV

E N

HALLADAY ST

1ST

AV

E N

W

FRA

NC

IS A

VE

N

FULTON ST

STO

NE

WA

Y N

FREM

ON

T A

VE

N

N 46TH ST

AU

RO

RA

AV

E N

N 34TH ST

N 35TH ST

N 39TH ST

3RD

AV

E N

W

N 36TH ST

N 45TH ST

NICKERSON ST

N 38TH ST

WESTLAKE AVE N

FLORENTIA ST

N 43RD ST

3RD

AV

E W

QUEEN ANNE DR

PH

INN

EY A

VE

N

LEARY WAY N

W

RAYE ST

4TH

AV

E N

DAVID RODGERS PARK

QUEEN ANNE BOWL PLAYFIELD

QUEEN ANNE BOULEVARD

MAYFAIR PARK

RO

SS

PL

AY

GR

OU

ND

B.F

. DA

Y

PL

AY

GR

OU

ND

FREMONT CANAL PARK

FREMONT PEAK PARK

Cascade

B.F. Day

LR1 | LR1 (M)

IC-65 | IC-75 (M)

IC-45 | IC-55 (M)

LR3 | LR3 (M)

LR2 | LR2 (M)

C2-40 | C2-55 (M)

C2-30 | C2-40 (M)

LR2 | LR2 (M)

LR3 | LR3 (M)

LR3 | LR3 (M)

C2-40 | C2-55 (M)

LR2 | LR2 (M)

LR2 | LR2 (M)

NC

2P-4

0 | N

C2P

-55

(M)

C1-

40 |

C1-

55 (M

)

LR3 | LR3 (M)

LR3 | LR3 (M)

C1-40 | C1-55 (M)

LR1 | LR1 (M)

LR1

| LR

1 (M

)

LR2 | LR2 (M)

C1-40 | NC2-55 (M)

Sing

le F

amily

| LR

1 (M

1)

LR1 | LR1 (M)

Sing

le F

amily

| LR

2 (M

1)

LR1 | LR1 (M)

C2-

40 |

C2-

55 (M

)

C2-40 | C2-55 (M)

LR1 | LR1 (M)

LR2

| LR

2 (M

)

LR2 | LR2 (M)

LR1

| LR

1 (M

)

LR2 | LR2 (M)

Single Family | LR2 (M1)

LR2

| LR

2 (M

)

NC2P-40 | NC2P-55 (M)

LR3 | LR3 (M)

LR2 | LR2 (M)

LR2

| LR

2 (M

)

NC

3P-4

0 |

NC

3P-5

5 (M

)

C1-65 | C1-75 (M)

NC3P-40 | NC3P-55 (M)

LR1 | LR1 (M)

LR1 | LR1 (M)

NC3P-40 | NC3P-55 (M)

LR3 RC | LR3 RC (M)

LR2 | LR2 (M)

NC3P-65 | NC3P-75 (M)

LR1 | LR1 (M)

C1-65 | C1-75 (M)

LR1 | LR1 (M) NC2P-30 | NC2P-40 (M)Single Family | LR3 RC (M2)NC1-40 | NC1-55 (M)

C1-

40 |

C1-

55 (M

)

Sing

le F

amily

| R

esid

entia

l Sm

all L

ot (M

)

NC

2P-4

0 | N

C2P

-55

(M)

Sing

le F

amily

| LR

3 (M

2)

Sing

le F

amily

| LR

2 (M

1)

Sing

le F

amily

| LR

3 (M

2)

LR2 | LR2 (M)

C1-

65 |

C1-

75 (M

)

Sing

le F

amily

| LR

2 (M

1)

C1-

30 |

C1-

40 (M

)

LR1

| LR

1 (M

)

C2-

30 |

C2-

40 (M

)

Single Family | LR3 (M2)

LR2 | LR2 (M)

LR3 RC | LR3 RC (M)

NC

3P-6

5 |

NC

3P-7

5 (M

)

LR2 RC | LR2 RC (M)

LR3

RC

| LR

3 R

C (M

)

C1-40 | C1-55 (M)

C1-40 | C1-55 (M)

NC2P-40

|

NC2P-55

(M)

Single Family | LR1 (M1)

LR1

| LR

1 (M

)

LR3

RC

| LR

3 R

C (M

)

LR2

| LR

3 (M

1)

LR2 | LR2 (M)

LR2

| LR

2 (M

)

Major Institution Overlay(MHA applies only to

non-institutional uses)

BA

LLA

RD

–IN

TER

BAY

–NO

RTH

EN

D

MA

NU

FAC

TUR

ING

AN

DIN

DU

STR

IAL

DIS

TRIC

T

Principle 5a: Allow more housing options near neighborhood assets like parks and schools.

MHA would not apply to industrial uses in IB and IG zones. MHA does apply to commercial uses in IC zones.

Hub Urban Village

Solid areas have a typical increase in zoning (usually one story)

Hatched areas have a larger increase in zoning or a change in zone type.

Residential Small Lot (RSL)cottages, townhouses, duplexes/triplexes similar in scale to single family zones

Seattle Mixed (SM)buildings with a mix of offices, retail, and homes

Lowrise (LR)

proposed zoningwhite labels identify changes:

MHA requirementsvary based on scale of zoning change(residential proposal shown)

zone categoriesfollow the links below to see examples of how buildings could look under MHA

urban villagesareas designated for growth in our Comprehensive Plan

Existing boundary

Seattle 2035 10-minute walkshed

Proposed boundary

Open space

å Public school

Light rail

Bus stop

!Á

October 19, 2016

Midrise (MR)apartments with 7-8 stories

Lowrise 3 (LR3) max height 50 ft.

Lowrise 1 (LR1) max height 30 ft.Lowrise 2 (LR2) max height 40 ft.

townhouses, rowhouses, or apartments

Highrise (HR)apartments with heights of 240-300 ft.

Industrial Commercial (IC)MHA applies only to commercial uses

Neighborhood Commercial (NC)mixed-use buildings with 4-9 stories

Commercial (C)auto-oriented commercial buildings

seattle.gov/HALAInteractive web map

existing zone | draft MHA zone

HALA.Consider.it

(M) 6% of homes must be affordable or a payment of $13.25 per sq. ft

(M1) 9% of homes must be affordable or a payment of $20.00 per sq. ft

(M2) 10% of homes must be affordable or a payment of $22.25 per sq. ft

FremontMHA area

Principle 8a: Neighborhood Commercial zoning encourages more pedestrian-friendly development and a more walkable corridor along N 36th St.

Citywide themes most discussed• Community planning • Affordable housing requirements• Affordability • Livability • Assets and Infrastructure

Local opportunities and challenges• Proposed conversion of single-family areas in

‘East Fremont’ (within Wallingford Urban Village) to Lowrise.

• Strong need for affordability• Corresponding livability investments – transit

service, open space• Concerns about lack of adequate neighborhood

planning process and consideration of neighborhood-specific issues.

• Oppose the scale of conversion to lowrise

zones in East Fremont (within Wallingford Urban Village).

• Corresponding infrastructure and livability investments are needed.

• With strong employment growth in the area, in general this is good location for more housing.

• Many comments that transit is overcrowded. Upgrade and enhance existing transit service.

• Desire for more open space in the area• Improve protections for trees with new

development• Improve urban design of new development• Some comments in favor of larger capacity

increases in, or expansion of the Fremont Urban Village, consider adding the ‘island’ between Fremont and Wallingford to the urban village.

• General support to convert existing C zoning on Leary and on Aurora to NC.

• Consider additional density along Aurora Ave. N.• Concern about infrastructure – sidewalks, and

bicycle infrastructure should be improved• Monitor MHA production in urban villages• Differing opinions were expressed about the East

Fremont area• Some comments received in favor of lowrise

multi-family housing there due to proximity to employment and transit.

• Some comments (including FNC) opposed to LR zoning there.

• Consider increased capacity at transit nodes (i.e. N. 35th / 36th St, 39th St., and Stone Way N.)

• Discussion was generally polarized, but comment in support of draft zoning changes outweighed those against by about 1/3. Numerous written comments in Consider.it suggested Lower Fremont is a good location for additional housing.

a Propose capacity increase to LR3 (M1) in central portions of the neighborhood along N. 35th and N. 36th streets and vicinity.

b Propose capacity increase to NC-75 (M1) in the Stone Way corridor and blocks to the west.

c Propose LR3 (M1) at the west edge of the urban village, south of N 39th St.

d Propose NC-75 (M1) in the center of the business district, on blocks flanking Fremont Ave. N and Leary Way.

e Propose changes from C to NC. Proposal is consistent with community support for a more pedestrian-friendly neighborhood.

c

d

a

e

e

b

b

What we heard from the community*

*Note that input shown here does not convey consensus among community members. The purpose of this section is to share the diversity of opinions expressed.

Recognizing the high access to opportunity and low risk of displacement in this community, we propose more (M1) and (M2) zone changes where they align with principles.

The proposed upzones to the east and west of Stone Way will allow more people to share the amenities and opportunity of this neighborhood, including neighbors of lesser privilege because of the MHA program.

- Peter

It's a good place for diversity to exist, as it's near lots of transit options and neighborhood assets. - hogsmanor

““

Implementing Mandatory Housing Affordability (MHA) Citywide

Requiring development to contribute to affordable housing as Seattle grows

Mandatory Housing Affordability (MHA) ensures that new commercial and multifamily residential development contributes to affordable housing. MHA will provide at least 6,000 new rent-restricted, income-restricted homes for low-income people. Affordable housing requirements take effect when the Seattle City Council adopts new zoning that adds development capacity. By enacting affordable housing requirements and increasing development capacity at the same time, MHA is consistent with a state-approved approach used in other Washington cities.

After putting MHA in place in six Seattle neighborhoods in 2017, the City is proposing to implement MHA citywide. Our proposal targets more housing choices close to community assets, such as frequent transit, parks, and jobs. We are proposing less intensive changes in areas with higher risk of displacement, environmentally sensitive areas, and areas with fewer community assets. The maps of proposed zoning changes necessary to implement MHA across Seattle are available at www.seattle.gov/hala.

This proposal is the product of over two years of engagement and reflects many of the themes we heard from the community:

• Create more affordable housing that is rent-restricted for low-income people.

• Minimize displacement of existing residents.

• Support more housing choices, including home ownership and family-size housing.

• Develop more opportunities for people to live near parks, schools, and transit.

• Minimize the impacts of new development on existing neighborhood character.

• Coordinate growth with infrastructure investments.

MHA is part of Seattle’s Housing Affordability and Livability Agenda (HALA) that strives to create 50,000 homes by 2025, including 20,000 affordable homes. The development of both affordable housing and market-rate housing is an important strategy for slowing housing cost increases and providing a wider range of housing choices.

Crafting Our Proposal

Community engagement and a commitment to racial and social equity shapes our proposal to implement MHA. Key elements of the proposal include:

• Apply affordable housing requirements in all multifamily and commercial zones, and all urban villages, consistent with the Seattle 2035 Comprehensive Plan adopted by the City Council.

• Increase housing choices throughout Seattle, with more housing in areas with low risk of displacement and high access to opportunity (transit, parks, jobs and other critical resources).

• In areas with high risk of displacement of low-income people and communities of color, focus increased housing choices and jobs within a 5-minute walk of frequent transit.

• Expand 10 urban villages to provide more housing options within a 10-minute walk of frequent transit.

• Minimize impacts in environmentally sensitive areas and propose less intensive changes within 500 feet of major freeways.

• Incorporate new design standards for buildings to reduce impacts on neighborhood character.

• Improve Green Factor and tree requirements to support environmental goals.

• Make no zoning changes in federally designated historic districts and critical shorelines.

Seattle’s Urban Villages

In 1994, Seattle implemented an urban village strategy to guide growth and investments to designated communities across the city. The Seattle 2035 Comprehensive Plan’s Growth and Equity Analysis examined demographic, economic, and physical factors to understand current displacement risk and access to opportunity in Seattle’s urban villages.

Risk of Displacement

• 23rd & Union-Jackson• Columbia City• First Hill-Capitol Hill• Lake City• North Beacon Hill• North Rainier• Northgate

• Aurora-Licton Springs• Morgan Junction

• Bitter Lake Village• Othello• Rainier Beach• South Park• Westwood-Highland Park

• Admiral• Ballard• Crown Hill• Eastlake• Fremont• Green Lake• Greenwood-Phinney Ridge• Madison-Miller• Ravenna• Roosevelt• Upper Queen Anne• Wallingford• West Seattle Junction

Acce

ss to

Opp

ortu

nity

LOW HIGH

LOW

HIG

H

Areas proposed for MHA Implementation

MHA already in place

MHA does not apply, no zoning changes

Zoning changes to Implement Mandatory Housing Affordability

Affordable housing requirements on development

With MHA, new buildings must include affordable housing (performance option) or contribute to the Seattle Office of Housing fund to support the development of affordable housing (payment option).

MHA requirements vary based on housing costs in each area of the city and the scale of the zoning change. Higher MHA requirements apply in areas with higher housing costs and larger zoning changes. With the performance option, between 5 percent and 11 percent of homes in new multifamily residential buildings are reserved for low-income households. With the payment option, development will contribute between $5.00 and $32.75 per square foot.

Like the Seattle Housing Levy, MHA payments are leveraged to produce more high-quality affordable housing located throughout Seattle. This also supports other benefits, including serving people with lower incomes, providing family-sized homes, and offering opportunities for community-oriented ground floor spaces and services.

Who qualifies for affordable housing created through MHA2017 Income and Rent Limits

IndividualMaking less than $40,320 will pay no more than $1,008 for a one bedroom

Family of Four Making less than $57,600 will pay no more than $1,296 for a two bedroom.

Where would MHA apply?

Two years of community engagement

MHA has been shaped by nearly two years of community engagement led by the Department of Neighborhoods (DON). Community-generated principles, like creating better transitions between areas of higher and lower densities, guided our initial draft proposal released in October 2016. Since then, additional engagement and environmental review shaped the final proposal. Our traditional and innovative approaches to community engagement have included:

• Interactive online conversation at hala.consider.it with more than 2000 community members

• Telephone town halls that reached more than 70,000 Seattle households

• A mailer to 90,000 households to share information and invite residents to public meetings

• Door belling more than 10,000 homes where zoning changes are proposed

• An email newsletter to 4,700 people

Next Steps

From 2015-2017, City Council voted unanimously to establish MHA requirements and rezones in the following communities: University District, Downtown, South Lake Union, Chinatown-International District, along 23rd Ave in the Central Area, and Uptown.

In 2018, the Council, supported by City staff, will continue to engage communities as it considers MHA implementation citywide. The Council has announced a slate of open houses and hearings across the city through August 2018 so that more community voices can shape the proposal.

Learn more about the City Council process for Citywide MHA at www.seattle.gov/council