Welcome & Agenda

MoCA

Morgan
Community
Association

Mandatory Housing Affordability

Cliffs Notes version
Mandatory Housing Affordability overview
How to read the maps

Additional Observations
The Grand Bargain
Neighborhood Plans

Maps on the tables

1

We are volunteers who want to help our neighbors understand

what is being proposed. Please do not shoot the messengers.

City of Seattle
Mandatory Housing
Affordability (MHA)
a program of the
Housing Affordability and Livability Agenda

November 29, 2016

The HALA goal

In the next 10 years:

30,000
new market-rate homes
Critical to expand
housing options to meet
growing demand
Continue growth in
urban centers
Reduce permitting
barriers
Maximize efficient
construction methods
Provide incentives for
family-sized housing

20,000
affordable homes
Net new rent- and incomerestricted homes
Includes new construction and
acquisition rehab
About 3x current production
New and expanded public and
private resources
Funding programs primarily
serve 60% AMI households
Incentive programs primarily
serve 60% to 80% AMI
households

See handout
Mandatory Housing
Affordablity (MHA)

Mandatory Housing
Affordability (MHA)
What is MHA and how does it work?

AKA the
Grand
Bargain

What is MHA?

AKA the Grand

Bargain

Growth with affordability

All new multifamily and commercial development must either
build or pay into a fund for affordable housing
Provides additional development capacity to partially offset the
cost of these requirements (zoning changes)
Increases housing choices
A state-approved approach other local cities have used

MHA and affordability

Market Rents and Affordable MHA Rents
one-bedroom unit

$1,989 = average rent (new construction)

$1,641 = average rent (all units)

See handout
AMI &
Affordable
Housing
defined

$1,009 = rent for an MHA home

60% of Area Median Income (AMI)

Affordable for:
Administrative assistant
A couple earning minimum wage
Elementary school teacher

Sources: Dupre+Scott Apartment Advisors, Apartment Vacancy Report, 20+ unit buildings, Fall 2016, Seattle-14 market areas;
WA Employment Security Department, Occupational Employment & Wage Estimates, Seattle-Bellevue-Everett, WA MD, 2014.

A citywide program
EXISTING
Voluntary Incentive Zoning for
affordable housing (IZ)

PROPOSED
Mandatory Housing Affordability (MHA)

Existing
Voluntary Incentive
Zoning area

Proposed
Mandatory Housing
Affordability area

Manufacturing &
Industrial Center

Potential
Urban Village
Expansion area

See handout
Principles for
MHA
Implementation

Principles to Guide
MHA Implementation
How the MHA Principles inform the draft
zoning maps

Core principles
MHA goal is at least 6,000 affordable
homes in the next 10 years
Create affordable housing
opportunities throughout the city
Expand housing options in existing
single-family zones within urban
villages
Expand the boundaries or urban
villages to allow more homes near
good transit
Evaluate MHA implementation using a
social and racial equity lens
9

Principles that guided zoning changes

Encourage a wide variety of housing sizes, including
family- sized homes.
Plan for transitions between higher- and lower-scale zones
as additional development capacity is accommodated.
Consider locating more housing near neighborhood assets
and infrastructure such as parks, schools, and transit.

Consider local urban design priorities when making zoning

changes
Urban Village Expansion 10-minute walk to transit
10

Putting MHA into effect

Zoning and urban village boundary changes

11

What is zoning?
Lowrise (LR1)

Residential Small Lot (RSL)

Lowrise (LR3)

12

Neighborhood
Commercial (NC-75)

MHA zone changes typical

See handout
Guide to
Housing
Options

Details at
the tables
with the
maps

13

See handout
How to
Read the
Maps

See the
handout
map for your
area

Reading the MHA maps

Zoning changes to implement MHA

14

Draft MHA zoning maps

15

Map legend
at the top of the draft zoning map

16

Where MHA applies

17

existing zoning | draft zoning

18

Hatched areas
Change from one zoning type to another
(e.g., Multifamily to Neighborhood Commercial)
A change other than a typical amount
(e.g., Single Family to Lowrise 1)

19

Draft MHA zoning maps

20

What do zoning changes mean?

Zoning does not require someone to change or
develop their property
Residential Small Lot (RSL)
Cottages, townhouses, duplexes/triplexes similar in scale
to single family zones
More flexibility for wider range of households
1 dwelling unit per 2,000 sq ft of lot area
Allowed to reconfigure an existing home into multiple
units
Owners may also choose ADUs/DADUs (not subject to
MHA)

21

Residential Small Lot (RSL)

5,000 sq ft lot
1 existing home plus 1 new home
1 unit or $22K for aff. housing

22

Residential Small Lot (RSL)

5,000 sq ft lot
1 existing home plus 1 new home
1 unit or $22K for aff. Housing
X
{.07 unit or $22K for aff. Housing}

23

Welcome & Agenda

MoCA

Morgan
Community
Association

Mandatory Housing Affordability

Cliffs Notes version
Mandatory Housing Affordability overview
How to read the maps

Additional Observations
The Grand Bargain
Neighborhood Plans

Maps on the tables

2
4

We are volunteers who want to help our neighbors understand

what is being proposed. Please do not shoot the messengers.

Additional Observations
Grand Bargain Questions

MoCA

Morgan
Community
Association

We need affordable housing, but it is

not clear if the Grand Bargain is the
best bargain.
Can the 6,000 goal be reached
without double-plus upzones?

2
5

Additional Observations
Grand Bargain Questions

This map shows

the areas which
dictate amounts of
contribution

2
6

MoCA

Morgan
Community
Association

See handout
MHA Payment
and Performance
Requirements

Additional Observations
Grand Bargain Questions
Just posted on HALA website:

2
7

MoCA

Morgan
Community
Association

Additional Observations
Neighborhood Plans

MoCA

Morgan
Community
Association

Neighborhood Plans were created through

extensive public involvement in 1998-9 to guide
the livability of growth anticipated in the new
Urban Villages.
Alaska Junction was updated in 2010

Each Neighborhood Plan provides the Goals and

Polices the City committed to, in support of the
Seattle Comprehensive Plan.
In Morgan Junction, the additional zoning changes
are in direct conflict with our Neighborhood Plan.

2
8

Welcome & Agenda

MoCA

Morgan
Community
Association

Mandatory Housing Affordability

Cliffs Notes version
Mandatory Housing Affordability overview
How to read the maps

Additional Observations
The Grand Bargain
Neighborhood Plans

Maps on the tables

2
9

We are volunteers who want to help our neighbors understand

what is being proposed. Please do not shoot the messengers.

Maps on the tables

MoCA

Morgan
Community
Association

Look at existing and proposed zoning maps, talk

with table folks to make sure you are comfortable
reading them.
Pay attention to density changes, as well as
height changes (crosshatch areas)
Use your My Notes page to
Capture questions for staff
Prepare any comments for Dec 7 open house
notes to take back to your neighborhood organization.
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0

How to Give Input

MoCA

Morgan
Community
Association

The City Open House will be Wednesday,

Dec. 7, 5:30 7:30 pm. Shelbys Bistro and
Ice Creamery, 4752 California Ave SW.
You can respond to 10 specific questions in
the ConsiderIt survey on line (see link on
My Notes handout)

3
1

Other ways to participate

Online dialogue

5 community meetings

HALA.Consider.It

12/3 Bitter Lake (10

a.m.-12 p.m.)

All urban village draft

zoning maps online for
comment and dialogue.

10/20 N. Beacon Hill

12/7 W. Seattle (6-8

p.m.)

10/29 Roosevelt

12/13 Roosevelt /
Ravenna (6-8 p.m.)

11/9 WestwoodHighland
Park

Citywide mailing

1/10 First Hill (6-8 p.m.)

11/15 Crown Hill

~ December 2016

1/21 Columbia City (10

a.m.-12 p.m.)

11/29 AuroraLicton
Springs

EIS process

Othello

Feb. 2017 Draft EIS: 45day comment period

Rainier Beach

Local meetings &

group discussions
City staff will attend to
the extent possible.

32

9 Neighborhood Urban
Design Workshops

May 2017 Final EIS

South Park
Wallingford

MoCA

Thank you for coming!

Thank you to the Highland Park
Improvement Club!

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3

Morgan
Community
Association