City Slide Deck With Early Feedback On HALA Rezoning Maps

Mandatory Housing Affordability (MHA)
Implementing Zoning Maps
PRELIMINARY Summary of input from

the HALA Community Focus Groups
November 2016
Introduction
Background
As part of the Housing Affordability and Livability Agenda

(HALA), the City of Seattle is committed to a goal of building or
preserving 20,000 affordable homes over 10 years. A critical
part of achieving this goal is the implementation of Mandatory Housing Affordability (MHA). MHA will create 6,000 homes
affordable for 75 years to households earning no more than
60% of the area median income (AMI). Under MHA, multifamily and commercial development will be required to contribute
to affordable housing, with additional development capacity
allowed to minimize the impact of MHA requirements on the
cost of new housing. These housing contributions are consistent with a state-approved approach for similar programs. (See
http://tinyurl.com/MHA-overview for background on MHA.)
Community Focus Groups
The Community Focus Groups comprise resident volunteers

from neighborhoods across the city, who informed the HALA
process. A key topic for the Community Focus Groups is land
use and zoning changes that can affect neighborhoods.
Community Focus Groups meet monthly, March

November 2016.
Each of the four groups is composed of 2040 people.

Groups include representatives of every urban village
and neighborhood area in Seattle.
The meetings are intended to elicit constructive dialogue

about housing programs.
Meetings are open for other members of the public to
observe and provide comment during a set time on the

agenda.
The City values participation by a broad range of community members who reflect our Citys diverse population. Focus
Groups are assembled to provide balanced representation
November 2016
from a range of different demographics and perspectives including:
MHA Maps for review online via e-mail in advance of the

October meeting.
Traditionally under-represented groups, including
October 2016 Meeting: Focus Group members
Renters
Individual Focus Group Member Comments: Some
minorities, immigrants, refugees, and non-native English

speakers
Households with children

Experienced neighborhood advocates
PRELIMINARY Focus Group Input on Draft
MHA Maps
To implement MHA, the city is seeking community input on a

set of zoning changes in existing commercial and multi-family
zones and in urban villages and centers. In March through
June, Focus Group members provided input on a set of Principles to guide the possible zoning changes. (See the summary of Focus Group input on principles, and the principles
statements on page 4.)
participated in an exercise and a group discussion of

each map for that Focus Group.
Focus Group members communicated in e-mails, phone
calls or informal dialogues with city staff.
November online meeting and drop-in hours: Focus
Group members will review this preliminary summary and

provide additional input.
While this preliminary summary does not reproduce

every specific comment received, it seeks to summarize
themes and attempts to capture all specific MHA zoning
map suggestions. During discussion of the maps, many
comments addressed broader MHA program concepts.
General input about MHA is summarized as part of the
discussion themes for each Focus Group.
Based on the principles, city staff prepared Draft MHA zoning

maps for review, releasing a set of maps for an example urban village for each Focus Groups in September. In October,
draft maps for all remaining urban villages and centers were
provided for comment to Focus Group members and other
community members. The draft maps are online for dialogue
at HALA.Consider.it.
This document is a preliminary summary of Focus Group
member input on the Draft MHA maps. We collected input in
the following ways:
September 2016 Meeting: Focus Group members
reviewed one example map from each Focus Group.
Distribution Online: Participants received the draft

Mandatory Housing Affordability
Summary of HALA Focus Group Input
MHA Principles
The MHA Implementation Principles
The City developed a set of Principles to help guide MHA implementation choices. The statements reflect what the City
heard during months of in-person and online conversations
in neighborhoods. The Principles guide choices about future
changes to zoning or urban village boundaries for MHA implementation in neighborhoods.
Principles that form the foundation of MHA

1 Contribute to the 10-year HALA goal of 20,000 net
new units of rent- and income-restricted housing.
Specifically, the MHA goal is at least 6,000 units of
housing affordable to households with incomes up
to 60% of the area median income (AMI), units that
will remain affordable for 50 years. In 2016, 60% of
the AMI is $37,980 for an individual and $54,180 for a
family of four.
2
Require multifamily and commercial development to

contribute to affordable housing.
Contributions to affordable housing will be provided

by including affordable housing on site or by
providing a payment to the Seattle Office of Housing
for creation of new affordable housing.
Ensure MHA creates affordable housing

opportunities throughout the city.
In alignment with a state-approved affordable
housing based incentive zoning approach
(37.70A.540), new affordability requirements are
linked to allowing some additional development
capacity in commercial and multifamily zones (in
many cases this includes one additional floor).
November 2016
Allow a variety of housing types in existing singlefamily zones within urban villages.
Expand the boundaries of some urban villages to

allow for more housing near high-frequency transit
hubs.
Maintain Seattle as an inclusive city by providing

housing opportunities for everyone: people of all
ages, races, ethnicities, and cultural backgrounds
and households of all sizes, types, and incomes.
Community generated principles that will

guide MHA implementation
1 Housing Options
a
Evaluate MHA implementation using a social and

racial equity/justice lens.
Urban Design Quality: Address urban design quality,

including high-quality design of new buildings and
landscaping.
a
Encourage or incentivize a wide variety of housing

sizes, including family-sized homes and not just
one-bedroom and studio homes.
Encourage more small-scale multi-unit housing
that is family friendly, such as cottages, duplexes
or triplexes, rowhouses, and townhouses.
Encourage publicly visible green space and

landscaping at street level.
Encourage design qualities that reflect Seattles
context, including building materials and
architectural style.
Encourage design that allows access to light and
views in shared and public spaces.
Transitions: Plan for transitions between higherand lower-scale zones as additional development
capacity is accommodated.
a
Zone full blocks instead of partial blocks in order to

soften transitions.
Consider using low-rise zones to help transition
between single-family and commercial / mixed-use
zones.
Use building setback requirements to create stepdowns between commercial and mixed-use zones
and other zones.
MHA Principles
4
Historic Areas
a
In Seattles Historic districts, do not increase

development capacity, even if it means these
areas do not contribute to housing affordability
through MHA.
In other areas of historic or cultural significance,
do not increase development capacity, even
if it means these areas do not contribute to
affordability through MHA.
Unique Conditions
a
130th & I-5
Consider location-specific factors such as

documented view corridors from a public space or
right-of-way when zoning changes are made.
Neighborhood Urban Design

a
Bitter Lake
Consider local urban design priorities when

making zoning changes.
Lake City
Northgate
Crown Hill
AuroraLicton
Springs
Greenwood
Phinney
Ridge
Roosevelt
Green
Lake
Ballard
Wallingford
Ravenna
Assets and Infrastructure
University
District
Fremont
Consider locating more housing near

neighborhood assets and infrastructure such as
parks, schools, and transit.
Urban Village Expansion Areas

a
Implement the urban village expansions using

10-minute walksheds similar to those shown in the
draft Seattle 2035 Comprehensive Plan update.
Implement urban village expansions
recommended in Seattle 2035 but with
modifications to the 10-minute walkshed
informed by local community members. Consider
topography, natural boundaries, such as parks,
major roads, and other large-scale neighborhood
elements, and people with varying ranges of
mobility
In general, any development capacity increases
in urban village expansion areas should ensure
that new development is compatible in scale to the
existing neighborhood context.
November 2016
Eastlake
Upper
Queen
Anne
Madison
Miller
Uptown
Capitol Hill
Pike/Pine
12th
Ave
First
Hill
North
Beacon Hill
23rd &
Union
Jackson
North
Rainier
Admiral
West Seattle
Junction
Columbia City
Othello
Morgan
Junction
Westwood
Highland
Park
South Park
Rainier Beach

Lower Density
Urban Villages
GreenwoodPhinney
Ridge
MadisonMiller
Morgan Junction
Ravenna*
South Park
Upper Queen Anne
Wallingford
WestwoodHighland
Park
Magnolia**
outside area
Sand Point**
outside area
* The Focus Group did not review a map for

Ravenna because parts of Ravenna are being
considered as part of a more in-depth University
District planning process.
** Because these areas are not urban villages,
the Focus Group did not review maps of
Magnolia and Sand Point. An interactive map of
draft MHA zone changes for all areas, including
areas outside urban villages, is available at
www.Seattle.gov/HALA.
November 2016
Discussion themes
Context
Focus Group members emphasized that the City
should consider local context (physical, socioeconomic, cultural) when implementing MHA, including
zone choices and development standards for specific
areas.
Review urban village geographies
It was noted that some of the urban villages in this
focus group are drawn with narrow boundaries (e.g.,
GreenwoodPhinney Ridge, Upper Queen Anne, and
portions of Wallingford). This presents challenges
creating transitions and limits opportunities for more
housing. Consider a review of urban village geographies for more consistency.
Infrastructure
Investments in infrastructure (transportation, services, wastewater, etc.) should be made along with
growth to ensure services keep up with proposed increases in development.
Transitions
Focus Group members supported careful attention
to transitions between zones. Avoid incompatibilities
between adjacent zones and consider development
standards within zones to mitigate transitions.
More housing in strong market areas

Some Focus Group members stressed the importance of relatively larger MHA zoning increases in
areas with strong markets in order to expand housing
opportunity in high-demand locations.
Provide notice about zoning and urban villages
Focus Group members emphasized the importance
of communicating directly with people who will be
affected by the zoning changes and who may not
yet be involved in the MHA process, especially people living in single family areas. It is also important to
communicate what urban villages are.
Support affordable housing in smaller-scale
buildings owned by local landlords
Focus Group members discussed how small scale
existing housing, often owned by local landlords, is a
good source of lower-cost housing. Explore how MHA
funds can incentivize provision of affordable housing
in existing small-scale housing.
South Park has unique conditions
South Park was discussed as being distinct from other urban villages because of its proximity to industrial
areas, high displacement risk, and few direct connections to other urban villages. Consider giving special
consideration to how MHA is applied in South Park.

30
LR3 | LR3 (M)

Single Family |
Residential Small Lot (M)
N 96TH ST
N 96TH ST
Single Family |
LR2 (M1)
NW 95TH ST
NC2-40 | NC2-55 (M)
N 86TH ST
N85TH ST
NC2P-40 |
NC2P-55 (M)
NW 84TH ST
NW 83RD ST
NW 82ND ST
FREMONT AVE N
NC2-40 |
NC2-55 (M)
NC2P-65 |
NC2P-75 (M)
NC2-65 |
NC2-75 (M)
NC2P-40 | NC2P-55 (M)
N 87TH ST
NC3-40 | NC3-55 (M)
NC2-40 | NC2-55 (M)
LR3 | LR3 (M)
LR2 | LR2 (M)
LR2 | LR2 (M)

Single Family |
LR1 (M1)
N 84TH ST
N 82ND ST
NW 81ST ST
N 81ST ST
Greenwood
LR2 RC |
LR2 RC (M)
1ST AVE NW
AURORA AVE N
N 78TH ST
LINDEN AVE N
NC2P-40 | NC2P-55 (M)
LR2 RC |
LR2 RC (M)
Daniel
Bagley
N 77TH ST
Varied Opinions
N 76TH ST
LR2 | LR2 (M)
|
C )
1 R (M
LR 1 RC
LR
N 75TH ST
E
AV
N
AY N
NW
KEE
NW 73RD ST
A
ON
IN
E
AV
LR2 | LR2 (M)
N 74TH ST
E
ON
ST
NC2P-40 | NC2P-55 (M)
NCNC1
1- -40
55 |
(M
)
LR2 RC |
LR2 RC (M)
N 79TH ST
NW 77TH ST
General support for the increase in Neighborhood Commercial areas to NC-55.

However, buildings taller than the five stories allowed by the NC-55 designation
might be out of scale with context on Greenwood Ave N and could create abrupt
relationships with adjacent areas.
N 80TH ST
LR1 | LR1 (M)
The change from Commercial (C) to Neighborhood Commercial (NC) at the north
edge of the urban village seems appropriate to support a walkable neighborhood.
N 83RD ST
Single Family |
LR1 (M1)
C1-40 | C1-55 (M)
NC2P-40 |
NC2P-55 (M)
NC2P-65 (3.0) |
NC2P-75 (M1)
LR2 RC |
LR2 RC (M)
Single Family |
Residential Small
Lot (M)
NC2-40 |
NC2-55 (M)
LR3 | LR3 (M)
NC3P-65 (3.0) |
NC3P-75 (M1)
N 86TH ST
NC3P-40 | NC3P-55 (M)
NC2-65 (3.0) |
NC2-75 (M1)
NC3P-40 |
NC3P-55 (M)
LR1 |
LR1 (M)
|
NC1-40
NC1-55 (M)
N 88TH ST
N 87TH ST
NC3-65 (3.0) | NC2-65 (1.3) |

NC3-75 (M1)
NC2-75 (M2)
GREENWOOD AVE N
LR2 |
LR2 (M)
NW 86TH ST
NC3-65 (3.0) |
NC3-75 (M1)
NW 87TH ST
N 89TH ST
NC2P-40 |
NC2P-55
(M)
NW 88TH ST
Single Family |
Residential Small
Lot (M)
LR3 |
LR3 (M)
GREENWOOD
PARK
NW 89TH ST
C1-65 | NC3-75 (M)
N 90TH ST
NC2-40 |
NC2-55 (M)
The urban village boundary is drawn very narrowly. Consider expanding the urban
village to a walkshed in order to establish a more logical urban village extent and
create more opportunities for housing.
N 91ST ST
NESBIT AVE N
C1-40 | NC3-75 (M1)
NW 90TH ST
Comments & Suggestions Generally Supported
N 92ND ST
Single Family | LR2 (M1)
SANDEL PLAYGROUND
C1-40 | NC2-55 (M)
AURORALICTON SPRINGS
URBAN VILLAGE
N 94TH ST
N 93RD ST
Single Family | Residential Small Lot (M)
NW 92ND ST
GreenwoodPhinney Ridge
Expansion Area Urban Villages

Hub Urban Villages
Medium Density Urban Villages
Lower Density Urban Villages
C2-65 |
NC3-75 (M)
LR2 | LR2 (M)

LR1 | LR1 (M)
LINDEN AVE N
EVANSTON AVE N
PHINNEY AVE N
DAYTON AVE N
C1-40 | C1-55 (M)
PALATINE AVE N
2ND AVE NW
3RD AVE NW
4TH AVE NW
6TH AVE NW
7TH AVE NW
8TH AVE NW
9TH AVE NW
DIBBLE AVE NW
N 95TH ST
LR3 | LR3 (M)
MIDVALE AVE N
LR3 | LR3 (M)
LR1 | L
W
N 73RD ST
LR3 | LR3 (M)
KIRKE PARK
N 72ND ST
GREEN LAKE
PARK
N 72ND ST
N 70TH ST
DAYTON AVE N
LR2 | LR2 (M)
FRANCIS AVE N
NW 70TH ST
PHINNEY AVE N
NC1-30 | NC1-40 (M) LR1 | LR1 (M)
NC2-40 | NC2-55 (M)
N 71ST ST
N 68TH ST
NC2P-30 | NC2P-40 (M)
N 66TH ST
N 65TH ST
NC1-30 |
NC1-40 (M)
PALATINE AVE N
1ST AVE NW
SYCAMORE AVE NW
FRANCIS AVE N
LR2 RC |
LR2 RC (M)
N 67TH ST
LR3 RC |
LR3 RC (M)
2ND AVE NW
4TH AVE NW
5TH AVE NW
6TH AVE NW
7TH AVE NW
CLEOPATRA PL NW
DIVISION AVE NW
DIBBLE AVE NW
NW 67TH ST
NW 64TH ST
N 64TH ST
November 2016
LR1 | LR1 (M)

31

EP
26TH AVE E
25TH AVE E
E WARD ST
E VALLEY ST
29TH AVE E
E VALLEY ST

1
This is a very good area for zoning that allows more housing because there is
clearly a high demand.
There is general support among Focus Group members for the changes to Lowrise
multifamily from Single Family zoning in the vicinity of Miller Playfield.
The Focus Group found it odd to retain small areas of Single Family zoning outside,
but surrounded by, urban villages, such as the area along 20th Ave.
E ALOHA ST
23RD AVE E
28TH AVE E
NC1-40 |
NC1-55 (M)
E ALOHA ST
NC1-40 | NC1-55 (M)
)
(M
2P
C
)
NC2-40 | NC2-55 (M)
LR3 PUD |
LR3 PUD (M)
MLK JR WAY E
27TH AVE E
26TH AVE E
E HOWELL ST
HOMER
HARRIS PARK
NC3-65 | NC3-75 (M)
E OLIVE ST
PLUM
TREE
PARK
LR2 | LR2 (M)
E PIKE ST
Seattle World
School
LR1 | LR1 (M)

NC2-40 |
NC2-55 (M)
NC1-30 | NC1-40 (M)
NC2P-30 |
NC2P-40 (M)
NC2P-30 |
NC2P-55 (M1)
LR2 | LR2 (M)
NC2-40 |
NC2-55 (M)
NC2P-40 |
NC2P-55 (M)
NC2P-65 |
NC2P-75 (M)
NC2P-40 |
NC2P-55 (M)
NC2P-40 | NC2P-75 (M1)
17TH AVE
16TH AVE
E UNION ST
November 2016

18TH AVE
T.T. MINOR
PLAYGROUND
NC2-40 |
NC2-75 (M1)
LR3 | LR3 (M)
22ND AVE
20TH AVE
19TH AVE
NC3P-65 | NC3P-75 (M)
NC2P-40 |
NC2P-55 (M)
NC2-40 |
NC2-55 (M)
NC2-40 |
NC2-75 (M1)
E PINE ST
29TH AVE
27TH AVE
26TH AVE
M L KING JR WAY
NC3-65 | NC3-75 (M)
23RD & UNIONJACKSON URBAN VILLAGE
Residential Small Lot | LR2 (M1)
LR3 | LR3 (M)
23RD AVE
21ST AVE
NC2-40 |
NC2-55 (M)
ST
Residential Small Lot |

LR1 (M1)
E OLIVE ST
DI
A
M
E
Varied Opinions
LR1 | LR1 (M)
NC2-40 | NC2-55 (M)
E PINE
ST
LR2 | LR2 (M)
LR2 | LR3 (M1)
LR3 | LR3 (M)
17TH AVE
NC2-65 |
NC2-75 (M)
NC3P-40 |
NC3P-55 (M)
E DENNY WAY
E HOWELL ST
25TH AVE
24TH AVE
NC2P-40 | NC2P-55 (M)
NC2-40 |
NC2-55 (M)
N
SO
15TH AVE
E JOHN ST
LR3 | LR3 (M)
LR1 | LR1 (M)
|N
)
(M
2
|L
R
LR2 | LR2 (M)
22ND AVE E
21ST AVE E
20TH AVE E
18TH AVE E
17TH AVE E
E GLEN ST
16TH AVE E
15TH AVE
LR3 | LR3 (M)
E JOHN ST
| NC3P-75 (M)
NC3P-65
LR3 | LR3 (M)
E JOHN ST
14TH AVE
E OLIVE ST
2
(M
SEVEN
HILLS
PARK
PL
LR
3
E JOHN
ST
E THOMAS ST
LR
(MHA applies only to

non-institutional uses)
H
RT
E HARRISON ST
Single Family |
LR3 (M2)
ETHOMAS ST
-4
0
2P
C
LR1 |
LR1 (M)
MILLER PLAYFIELD
LR2 | LR2 (M)
Major Institution
Overlay
NC2-40 |
NC2-55 (M)
-5
5
27TH AVE E
26TH AVE E
25TH AVE E
24TH AVE E
NC2-40 |
NC2-55 (M)
E HARRISON ST
LR1 |
LR1 (M)
|L
LR3 | LR3 (M)
Single Family |
LR1 (M1)
FIRST HILL
CAPITOL HILL
URBAN CENTER
NC2P-40 | NC2P-55 (M)
E MERCER ST
E REPUBLICAN ST
E ROY ST
LR2 | LR2 (M)
LR3 | LR3 (M)
MALDEN AVE E
E MERCER ST
Single Family |
LR2 (M1)
LR2 | LR2 (M)

Hub Urban Villages
MadisonMiller
WASHINGTON PARK
AND ARBORETUM
20TH AVE E
19TH AVE E
17TH AVE E
16TH AVE E
15TH AVE E
14TH AVE E
E WARD ST
EC
TS
T
NC1-30 |
NC1-40 (M)
E PROSPECT ST
RO
SP
24TH AVE E
E PIKE ST
LR1 | LR1 (M)
LR2 |
LR2 (M)
LR2 | LR2 (M)
NC2-40 |
NC2-55 (M)
Single Family |
Residential Small
Lot (M)

32

SW JUNEAU ST
LR3 RC | LR3 RC (M)
Make sure to provide notice to residents. Many Morgan Junction residents

are seniors and may not be aware of possible MHA zoning changes. This is
most important in areas changing to Lowrise (LR) from Single Family in this
neighborhood.
General support for the increase to NC-55 in the center of the business district.
However, even if the zoning changes, redevelopment could take a number of years
to become viable here.
When making zoning changes, consider parking and traffic congestion due to ferry
traffic to and from Fauntleroy.
General support for the transition to Residential Small Lot (RSL) zoning at the
edges of the neighborhood.
SW RAYMOND ST
LR2 | LR2 (M)
NC2-30 | NC2-40 (M)

LR1 | LR1 (M)
LR1 | LR1 (M)
40TH AVE SW
41ST AVE SW
42ND AVE SW
CALIFORNIA AVE SW
44TH AVE SW
45TH AVE SW
46TH AVE SW
47TH AVE SW
Morgan Junction

Hub Urban Villages
SW GRAHAM ST
SW GRAHAM ST
MORGAN
JUNCTION
PARK
SW EDDY ST
Single Family |
Single Family |
LR1 (M1)
PL
NC3-30 | NC3-40 (M)
Y SW
Y WA
LERO
T
FAUN
47
T
AV
E
SW
44TH AVE SW
BEVERIDGE PL SW
SW MORGAN ST
NC3-30 | NC3-55 (M)
Varied Opinions
NC2-30 |
NC2-40 (M)

LR2 | LR2 (M)
37TH AVE SW
IDGE
EVER
SW B
38TH AVE SW
MARSHALL AVE SW
Single Family |
Residential Small
Lot (M)
LR3 | LR3 (M)
SW
WA
R
November 2016
LR2 | LR2 (M)
44TH AVE SW
SW WILLOW ST
SW
M
YRT
LE
ST
39TH AVE SW
Gatewood
40TH AVE SW
SW FRONTENAC ST
PARSHALL PL SW
WOODSIDE PL SW
SYLVAN LN SW
LR3 | LR3 (M)
SW MILLS ST
LR3 | LR3 (M)
LR2 RC | LR3 RC (M1)
46TH AVE SW
47TH AVE SW
PELLY PLACE
NATURAL AREA
SW
SW
AVE
45TH AVE SW
47T
H
L
LY P
HOL
H
46T
SW WILLOW ST
LR2 | LR2 (M)
ST
SW HOLLY ST
PL S
W
SA
W
SW MYRTLE ST

33
14
S HOLDEN ST
S KENYON ST
2ND AVE S
S KENYON ST
7TH AVE S
5TH AVE S
S CHICAGO ST
DUWAMISH
WATERWAY PARK
AV S
B
H
5T
Applying MHA zoning changes in South Park may require a different approach
because South Park has unique constraints, including limited connectivity to other
neighborhoods, adjacency to an industrial area, and high displacement risk.
S SOUTHERN ST
South Park
Neighborhood
Center
There are vacant businesses in the commercial core of South Park. MHA zoning
changes should consider how to support the business district. Consider more
Neighborhood Commercial (NC) zoning near S Cloverdale St and 10th Ave S to
strengthen the business district.
The area near S Cloverdale St and 8th Ave S is not a good location for additional
mixed-use development. Dont encourage a neighborhood center here.
Consider connecting the existing multifamily housing at S Henderson St and 12th

Ave S with other multifamily and mixed-use areas in the neighborhood.
Many of the existing single family zoned lots in the area already small lots. The
change to RSL would not be a big change. Consider how the change would affect
longtime homeowners.
16TH
8TH AVE S
S SOUTHERN ST
10TH AVE S
ES
AV
ES
L AV
NTA
IDE
OCC
RID
G
S ELMGROVE ST
S MONROE ST
S ROSE ST
S SULLIVAN ST

CESAR
CHAVEZ
PARK
S CLOVERDALE ST
NC2-40 |
NC2-55 (M)
LR2 | LR2 (M)
Single Family |
LR2 RC (M1)

S TRENTON ST
14TH AVE S
LR3 | LR3 (M)
12TH AVE S
LR1 | LR1 (M)
10TH AVE S
8TH AVE S
7TH AVE S
4TH AVE S
3RD AVE S
5TH AVE S
S
AY
W
2ND AVE S
Concord
International
L
NA
GI
AR
S HENDERSON ST
S CONCORD ST
TM
ES
C2-40 | C2-55 (M)
S DONOVAN ST
S HENDERSON ST

S DIRECTOR ST
S DIRECTOR ST
Varied Opinions
1
Some Focus Group members suggest that, because South Park has unique
constraints (see 1 above), the City should consider not applying MHA in the near
term in this urban village. Other Focus Group members seemed to support MHA in
the neighborhood.
10TH AVE S
S BARTON ST
C2-40 | C2-55 (M)
7TH AVE S
MARRA-DESIMONE
PARK
SOUTH PARK
MEADOW
C1-40 | C1-55 (M)
SR 509
S SULLIVAN ST
S THISTLE ST
NC3P-40 | NC3P-55 (M)
C2-65 | C2-75 (M)
SOUTH PARK
PLAYGROUND
LR2 RC | LR2 RC (M)
LR3 | LR3 (M)

Hub Urban Villages
South Park
S PORTLAND ST
S CAMBRIDGE ST
ERS
MY
YS
WA
C2-65 |
C2-75 (M)
November 2016

34
SMITH ST
SMITH PL
PL
LORENTZ PL N
CG
RA
W
Frantz Coe
WHEELER ST
WOLF
CREEK
RAVINE
NC1-30 | NC1-40 (M)
W MCGRAW ST
MCGRAW ST
NC1-30 |
NC1-40 (M)
Upper Queen Anne
QUEEN ANNE BOULEVARD
NC1-30 |
NC1-40 (M)
The urban village boundary is drawn very narrowly. Consider expanding the urban
village to a walkshed in order to establish a more logical urban village extent and
create more opportunities for housing.
Transitions are important because the proposed NC-55 zoning would be adjacent
to single family zoning. Consider development standards or other measures to
preserve a step-down for new buildings along Queen Anne Ave N.
LYNN ST
W BOSTON ST
W CROCKETT ST
W HOWE ST
WEST QUEEN ANNE

PLAYFIELD
HOWE ST
3RD AVE N
GARFIELD ST
LR1 | LR1 (M)
LEE ST
MR | MR (M)
3RD AVE N
BI
W HIGHLAND DR
1ST AVE W
2ND AVE W
3RD AVE W
4TH AVE W
5TH AVE W
6TH AVE W
PARSONS
GARDENS
LR1 | LR1 (M)
LR1 | LR1 (M)
W COMSTOCK ST
LEE ST
N
OBSERVATORY
COURTS
LR2 |
LR2 (M)
4TH AVE N
LR2 | LR2 (M)
AV
W LEE ST
LR1 | LR1 (M)
NOB HILL AVE N
LR3 | LR3 (M)
EL
O
W
WILLARD AVE W
GALER ST
NC2-40 |
NC2-55 (M)
LR1 | LR1 (M)
NC2P-30 | NC2P-40 (M)
NC2-30 | NC2-40 (M)
2ND AVE N
W GALER
ST
John Hay
ORANGE PL N
Varied Opinions
LR1 | LR1 (M)
2ND AVE N
HAYES ST
NOB HILL AVE N
1ST AVE N
2ND AVE W
W GARFIELD ST
EAST QUEEN ANNE

PLAYGROUND
BLAINE ST
NC2P-40 | NC2P-55 (M)
CROCKETT ST
NEWTON ST
W BLAINE ST
LR2 | LR2 (M)
QUEEN ANNE AVE N
McClure
Queen
Anne
1ST AVE W
2ND AVE W
3RD AVE W
4TH AVE W
5TH AVE W
7TH AVE W
6TH AVE W
NC1-30 |
NC1-40 (M)
WARREN AVE N
NC1-30 |
NC1-40 (M)
BOSTON ST
NC2-40 | NC2-55 (M)

Hub Urban Villages
4TH AVE N
W SMITH ST
HIGHLAND DR
IG
H
D
N
LA
KERRY PARK
& VIEWPOINT
E
AC
PL
PROSPECT ST
M)
W KINNEAR PL
LR3 | LR3 (M)
KINNEAR PARK
WARD ST
3RD AVE N
3(
2ND AVE N
LR
1ST AVE N
3|
AV
EW
LR
6T
7T
AV
E
WARREN AVE N
LR3 | LR3 (M)
W PROSPECT ST
November 2016

35
1ST A
GREEN LAKE
PARK
WOODLAWN AVE N
PL
LR2 | LR2 (M)
PL
EN
ASHWORTH AVE N
LN
LN
DP
OO
KW
NP
TO
ING
NS
KE
KIR
OO
NW
KE
D
EL
FI
N
CA
RD AV
NGFO
WALLI
WOODLAND
PARK
McDonald
International
N 54TH ST
N 52ND ST
Single Family |
LR3 (M2)
Cascadia
NC1-30 |
NC1-40 (M)
N 40TH ST
LR3 | LR3 (M)
WALLINGFORD AVE N
N 39TH ST
LR1 | LR1 (M)

MR | MR (M)
5TH AVE NE
4TH AVE NE
LATONA AVE NE
THACKERAY PL NE
4TH AVE NE
Consider increasing the depth of the urban village along the N 45th St corridor at
the east end of the urban village.
L
AI
TR
AN
GI
LM
BU
RK
E
W
AY
KE
P-
55
(M
N
OR
TH
LA
C1-40 |
C1-55 (M)
C1P-30 |
C1P-40 (M)
NC
2P
-40
LL
AG
E
C3
M)
LR
3(
3|
LR
5(
M)
NC
3
P40
|N
-40
C2
E
EW
AV
E
N
NC C2-4
2-5 0
5 (M|
)
P-
|C
55
2-5
(M
5(
M)
VI
UR
BA
N
RV
I
C1P-40 |
C1P-55 (M)
C2-40 |
C2-55 (M)
|N
C2
N
ST
C2P-40 | C2P-55 (M)

NC2P-65 |
NC2P-75 (M)
November 2016
IC
C
C1-41-30 |
0 (M
)
LR2 | LR2 (M)
WOODLAWN AVE N
CARR PL N
LR2 | LR2 (M)
C1-30 | C1-40 (M)
DENSMORE AVE N
N 35TH ST
NC
3-5
40 (M
IC-45 | IC-55 (M)
0|
| C2-
LR3 | LR3 (M)
FA
I
C2-30
E WAY
Some Focus Group members suggested additional Lowrise multifamily zoning in

areas proposed for Residential Small Lot (RSL). Others felt a transition to RSL was
appropriate.
C2-40 |
C2-55 (M)
ST
LA
KE
H ST
LAK
EA
N 34T
RTH
Varied Opinions
C1-40 |
C1-55 (M)
LR2 RC |
LR2 RC (M)
N NO
IC-65 | IC-75 (M)
C2-40 | C2-55 (M)
C1-40 | C1-55 (M)
75 (M
John
Stanford
International
LR2 |
LR2 (M)
NP
AC
IF
| C1-
IC-45 | IC-55 (M)
N 37TH ST
ASHWORTH AVE N
(M)
N 36TH ST
FREMONT URBAN VILLAGE
| LR3
ALBION PL N
(M)
C2-40 | C2-55 (M)
LR3
C1-65
(M)
| LR2
2ND AVE NE
LR2 | LR2 (M)
C2-30 | C2-40 (M)
LR2
1ST AVE NE
EASTERN AVE N
SUNNYSIDE AVE N
CORLISS AVE N
BAGLEY AVE N
MERIDIAN AVE N
NC1-30 |
NC1-40 (M)
WOODLAND PARK AVE N
| LR1
BURKE AVE N
N 41ST ST
NE 42ND ST
N 38TH ST
LR2 | LR2 (M)
LR1
Consider extending the Neighborhood Commercial (NC) zoning along N 45th St

near Stone Way where there is a portion of the frontage that remains Lowrise multifamily zoning.
N 42ND ST
Hamilton
International
LR3 | LR3 (M)
2ND AVE NE
Single Family |
LR1 (M1)
N 38TH ST
NC3-40 | NC3-55 (M)
LR1 | LR1 (M)
WALLINGFORD
PLAYFIELD
0| )
-4 (M
2P -55
NCC2P
N
Consider ways to create safe connections across Aurora Ave N to the Fremont
neighborhood as growth occurs in the vicinity.
4
NC3P-40 | NC3P-55 (M)
NC2P-40 |
NC2P-55 (M)
N 43RD ST
NC3P-40 |
NC3P-55 (M)
LR1 | LR1 (M)
NC2-40 |
NC2-55 (M)
NC2-40 |
NC2-55 (M)
N 44TH ST
LR2 | LR2 (M)
NC2-40 |
NC2-55 (M)
NC2-40 | NC2-55 (M)
3-4
NC2P-40 | NC2P-55 (M)
WHITMAN AVE N
NC2-40 |
NC2-55 (M)
NC2P-40 | NC2P-55 (M)
LR2 | LR2 (M)
STONE WAY N
LR1 | LR1 (M)
C1-40 | C1-55 (M)
NC2-40 | NC2-55 (M)
N 42ND ST
AURORA AVE N
N 45TH ST
NC2P-40 | NC2P-55 (M)

NC2-40 |
NC2-55 (M)
It could be challenging to locate higher-density development along N 50th St

because access from the roadway would be difficult and there is no transit.
NC
LR2 | LR2 (M)
NC2-40 |
NC2-55 (M)
LR1 RC | LR1 RC (M)

LR2 RC |
LR2 RC (M)
LR2 | LR2 (M)

N 44TH ST
N 41ST ST
N 43RD ST
N 42ND ST
N 46TH ST
N ALLEN PL
N 44TH ST
NC2-40 | NC2-55 (M)

NC2P-65 | NC2P-75 (M)
LR3 RC |
LR3 RC (M)
WOODLAND PARK AVE N
WHITMAN AVE N
WINSLOW PL N
LR3 RC | LR3 RC (M)
LR2 | LR2 (M)
NC1-30 |
NC1-40 (M)
1ST AVE NE
BURKE AVE N
WALLINGFORD AVE N
LR2 RC | LR2 RC (M)
LR2 | LR2 (M)
5TH AVE NE
N 46TH ST
Single Family |
Residential Small
Lot (M)
Single Family |
LR2 (M1)
MERIDIAN
PLAYGROUND
Single Family |
LR2 (M1)
INTERLAKE AVE N
|
ily
m 2)
Fa (M
gle C
in 3 R
LR3 | LR3 (M)
Focus Group members generally support multifamily zoning in the area located
between Aurora Ave N and Stone Way along Midvale and Woodlawn Avenues. It is
well served by transit and well located for more housing.
N 47TH ST
S R
L
LR2 | LR2 (M)
N 50TH ST
LR2 | LR2 (M)
LR1 | LR1 (M)
N 48TH ST
Single Family |
LR2 RC (M1)
NC2P-30 |
NC2P-40 (M)
LR2 |
LR2 (M)
LR1 | LR1 (M)
2(
LR
DENSMORE AVE N
2|
LR
T
DS
2N
N5
N 51ST ST
WOODLAWN AVE N
N 49TH ST
STONE AVE N
MIDVALE AVE N
LR2 | LR2 (M)
LR1 |
LR1 (M)
Consider the location of transit when making MHA zoning changes to add more
housing. Good transit is present on Stone Way, Aurora Ave N, and N 40th St.
Transit on N 45th St is slow due to traffic congestion.
M)
LATONA AVE NE
MERIDIAN AVE N
WOODLAWN AVE N
LN
GREEN LAKE WAY N
EP
ON
YST
KE
N 53RD ST
N 55TH ST
NC1-30 |
NC1-40 (M)

Hub Urban Villages
Wallingford
N 57TH ST
NE 56TH ST
N 55TH ST
AURORA AVE N
N 58TH ST
C1-30 |
C1-40 (M)

36
Chief Sealth
High School
The site of the big box retail is a good opportunity to add additional housing by
building above retail or adding housing where surface parking lots exist today.
Consider a larger MHA zoning increase to support this concept.
Parts of the urban village lack good access to transportation options. Make
upgrades to transportation for multiple modes (transit, walking, biking) to support
growth. Consider an enhanced transit center at the Rapid Ride station.
Provide gentle transitions. Several locations propose Lowrise 3 or Neighborhood

Commercial zoning adjacent to Residential Small Lot zoning.
There are few parks or open spaces directly within the urban village. Consider
opportunities to add these assets.
Consider how the urban village would work in tandem with White Center, if White
Center were annexed by the City of Seattle. The Delridge Way and 10th Ave SW
corridors could become the neighborhood center.
General support for the proposed addition of Neighborhood Commercial (NC)

zoning.
SW THISTLE ST
20TH AVE SW
24TH AVE SW
25TH AVE SW
SW CLOVERDALE ST
LR2 | LR2 (M)
SW CLOVERDALE ST
SW SULLIVAN ST
22ND AVE SW
LR2 | LR2 (M)
S.W. COMMUNITY
CENTER AND POOL
14TH AVE SW
SW THISTLE ST
WestwoodHighland Park

Hub Urban Villages
SW ELMGROVE ST
LONGFELLOW CREEK GREENSPACE
SW ELMGROVE ST
14TH AVE SW
27TH AVE SW
15TH AVE SW
29TH AVE S
28TH AVE SW
LR1 | LR1 (M)
SW DONOVAN ST
LR3 | LR3 (M)
SW TRENTON ST
14TH AVE SW
15TH AVE SW
16TH AVE SW
17TH AVE SW
18TH AVE SW
25TH AVE SW
Single Family |
SW TRENTON ST
NC3-40 | NC3-55 (M)
28TH AVE SW
Single Family |
Single Family | NC3-55 (M2)
LR2 | LR2 (M)
21ST AVE SW
KELSEY LN SW
22ND AVE SW
23RD AVE SW
24TH AVE SW
25TH AVE SW
LR2 | LR2 (M)
27TH AVE SW
NC2-65 |
NC2-75 (M)
SW CAMBRIDGE ST
NC2P-40 | NC2P-55 (M)
W
YS
WA
GE
Varied Opinions
Single Family |
NC2P-55 (M2)
ID
LR
DE
Roxhill
26TH AVE SW
LR3 | LR3 (M)
29TH AVE SW
MR | MR (M)
SW BARTON ST
LR3 |
LR3 (M)
SW CAMBRIDGE ST
C1-40 | NC3-55 (M)
ROXHILL PARK
LR3 RC | LR3 RC (M)
LR3 | LR3 (M)
17TH AVE SW
RT
O
BA
SW
PL
SW BARTON ST
LR3 | LR3 (M)
C1-40 | NC3-55 (M)
November 2016
0.25
0.5
mi
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City Slide Deck With Early Feedback On HALA Rezoning Maps

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City Slide Deck With Early Feedback On HALA Rezoning Maps

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Mandatory Housing Affordability (MHA)

Implementing Zoning Maps

PRELIMINARY Summary of input from

As part of the Housing Affordability and Livability Agenda

Community Focus Groups

The Community Focus Groups comprise resident volunteers

Community Focus Groups meet monthly, March

Each of the four groups is composed of 2040 people.

The meetings are intended to elicit constructive dialogue

Meetings are open for other members of the public to

observe and provide comment during a set time on the

from a range of different demographics and perspectives including:

MHA Maps for review online via e-mail in advance of the

Traditionally under-represented groups, including

October 2016 Meeting: Focus Group members

Individual Focus Group Member Comments: Some

minorities, immigrants, refugees, and non-native English

Households with children

To implement MHA, the city is seeking community input on a

participated in an exercise and a group discussion of

November online meeting and drop-in hours: Focus

Group members will review this preliminary summary and

While this preliminary summary does not reproduce

Based on the principles, city staff prepared Draft MHA zoning

September 2016 Meeting: Focus Group members

reviewed one example map from each Focus Group.

Distribution Online: Participants received the draft

Principles that form the foundation of MHA

Require multifamily and commercial development to

Contributions to affordable housing will be provided

Ensure MHA creates affordable housing

Expand the boundaries of some urban villages to

Maintain Seattle as an inclusive city by providing

Community generated principles that will

Evaluate MHA implementation using a social and

Urban Design Quality: Address urban design quality,

Encourage or incentivize a wide variety of housing

Encourage publicly visible green space and

Zone full blocks instead of partial blocks in order to

In Seattles Historic districts, do not increase

130th & I-5

Consider location-specific factors such as

Neighborhood Urban Design

Consider local urban design priorities when

Assets and Infrastructure

Consider locating more housing near

Urban Village Expansion Areas

Implement the urban village expansions using

Mandatory Housing Affordability

* The Focus Group did not review a map for

More housing in strong market areas

Mandatory Housing Affordability

LR3 | LR3 (M)

NC2-40 | NC2-55 (M)

NC2P-40 | NC2P-55 (M)

NC3-40 | NC3-55 (M)

NC2-40 | NC2-55 (M)

LR3 | LR3 (M)

LR2 | LR2 (M)

LR2 | LR2 (M)

NC2P-40 | NC2P-55 (M)

LR2 | LR2 (M)

LR2 | LR2 (M)