Fremont Hub rban illage Housing Affordability (MHA) Fremont
Transcript of Fremont Hub rban illage Housing Affordability (MHA) Fremont
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