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
November 2016

Groups are assembled to provide balanced representation

from a range of different demographics and perspectives including:

Distribution Online: Participants received the draft

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.

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.
Mandatory Housing Affordability
Summary of HALA Focus Group Input

MHA Principles
4

Historic Areas
a

Unique Conditions
a

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

Consider local urban design priorities when zoning

changes are made.

Assets and Infrastructure

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.

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

Mandatory Housing Affordability

Summary of HALA Focus Group Input

Hub Urban
Villages
Ballard
First HillCapitol Hill
Lake City
Northgate
University District
West Seattle Junction
Delridge

outside area

Discussion themes
Transportation
Focus Group members emphasized the importance
of transportation in making land use decisions. Some
were concerned about parts of their neighborhood
where missing sidewalks, inadequate bike infrastructure, and busy roads make it hard or unsafe for people to walk or bike.
Density near transit
There was generally strong support for allowing more
people to live near major transportation investments
in light rail and bus rapid transit.
Support for (M1) and (M2) zoning
In several Hub Urban Villages, Focus Group members suggested increasing zoning changes so that
development there would have higher MHA requirements at the (M1) and (M2) levels.
Transitions
Focus Group members noted that, as Hub Urban Villages welcome more people and jobs, it is important
to provide transitions between areas allowing taller
buildings and single-family areas outside the urban
village.

Provide notice
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.
Other urban villages
Focus Group members were interested in discussing
the maps not only for Hub Urban Villages but for MHA
citywide. This would allow them to take stock of how
all neighborhoods will share in the need to increase
housing choices and create affordable housing an
important part of what makes MHA an effective program.
University District
Focus Group members from the University District
participated in the discussion about the draft MHA
zoning maps. The U District planning process, begun several years ago, has resulted in legislation that
would make zoning changes that would implement
MHA. Therefore, the Focus Group discussion did not
cover map changes for the U-District area.

Open space
Focus Group members generally agreed that with
greater density comes a need for parks and open
spaces.

November 2016

Mandatory Housing Affordability

Summary of HALA Focus Group Input

14

Single Family

NW 77TH ST

14TH AVE NW

NC2P-40 |
NC2P-55 (M)

LOYAL HEIGHTS
PLAYFIELD

NW 75TH ST

Whittier

LR1 | LR1 (M)

Ballard

Single Family |
Residential Small
Lot (M)

MARY AVE NW

CROWN HILL
URBAN VILLAGE

LR3 | LR3 (M)

25TH AVE NW

26TH AVE NW

27TH AVE NW

EARL AVE NW

28TH AVE NW

31ST AVE NW

29TH AVE NW

Single Family |

NW 77TH ST

NC2-40 | NC2-55 (M)

NC2P-40

Single Family |
Residential Small
Lot (M)

NW 75TH ST

NC1-40 |
NC1-55 (M)

NC1-65 |
NC1-75 (M)

NW 61ST ST

NW 61ST ST

NW 60TH ST

LR2 | LR2 (M)

LR2 | LR2 (M)

NC3-65 | NC3-75 (M)

LR3 RC |
LR3 RC (M)

LR2 | LR2 (M)

NC3P-65 | NC3P-75 (M)

NC3-65 |
NC3-75 (M)
NC3P-85 | NC3P-95 (M)

NC3P-65 | NC3P-75 (M)

NW MARKET ST

NC3-65 |
NC3-75 (M)

-7

(M

E
AV

NU

(M

IC
OR
ST

HI

|M

E
CT
RI

ST

DI

E
AV

R3

DIBBLE AVE NW

9TH AVE NW

10TH AVE NW

IC-65 | IC-75 (M)

NW 49TH ST

NW 51ST ST

LR1 | LR1 (M)

NW 50TH ST

NW LEARY WAY

CO
M

MO

DO

26TH AVE W

RE

NW 45TH ST

BALLARD BRIDGE
21ST AVE W

26TH AVE W

27TH AVE W

WILLIAMS AVE W

22ND AVE W

23RD AVE W

W
PL
TH
28

NW FERN PL

NW 42ND ST

R3

|L
RC

(M

W THURMAN ST

LAWTON
PARK

RC

AI
TR

LR

30TH AVE W

AN

Lawton

LM

PL

31ST AVE W

NW

N
AY
YW
AR

AN

NC1-40 |
NC1-55 (M)

November 2016

AV
E

GI

LM

(M

GI

R2

|L

W VIEW PL

LE

KE

W
AVE

W ELMORE ST

W ELMORE PL

1
NW 47TH ST

R
BU

LR

31ST

HO

WA
Y

24TH AVE W

28TH PL W

AV
E

NW 48TH ST

LE

28TH AVE W

29TH AVE W

30TH AVE W

31ST AVE W

W FORT ST

GILM

The urban village boundary expansion could go further east along NW Market St
than shown in the draft map.

NW 46TH ST

ILS

BALLARD
INTERBAY
NW 46TH ST
NORTH END

MANUFACTURING

AND INDUSTRIAL

DISTRICT

27TH AVE W

32ND AVE W

SH

Varied Opinions

NW BALLARD WAY

GILMAN
PLAYGROUND

LR1 | LR2 (M)

C2-65 | C2-75 (M)

8TH AVE NW

DIVISION AVE NW

9TH AVE NW

DIBBLE AVE NW

NC1-30 |
NC1-40 (M)

(M

NC1-40 | NC1-55 (M)

Single Family | NC1-40 (M2)

NW 52ND ST

32ND AVE W

Single Family |
LR1 (M1)

Single Family | LR2 (M1)

NW 53RD ST

LR3 |
NC1-55 (M2)

NC3-65 | NC3-75 (M)

|L

12TH AVE NW

NC2-40 |
NC2-55 (M)

NC3P-65 | NC3P-75 (M)

OL
SH
IL

SH

Single Family |
LR2 (M1)

NW 54TH ST

(MHA applies only to

non-institutional uses)

C3

AR

NW 57TH ST

Major Institution
Overlay

|N

LL

65

BA

3-

NC

Single Family |
LR2 (M1)

LR2 | LR2 (M)

NC3-65 |
NC3-75 (M)

|
5 )
-6 (M
3P 5
NC 3P-7
NC

LR

Single Family |
Residential Small
Lot (M)

NC3P-40 |
NC3P-55 (M)

NW 56TH ST

NC3P-65 |
NC3P-75 (M)

IC-65 | IC-75 (M)

NC3P-65 |
NC3P-75 (M)

LR3 RC | LR3 RC (M)

C1-65 | C1-75 (M)

LR2 | LR2 (M)

MR-RC | MR-RC (M)

MR-RC |
NC3-75 (M)

NC3-65 |
NC3-75 (M)

LR3 |
NC3-55 (M)

LR3 | MR (M1)

Consider places for more gradual transitions, where the current or proposed zoning
would have Lowrise 2 or Lowrise 3 next to single family areas.

Single Family | LR1 (M1)

14TH AVE NW

LR3 | LR3 (M)

BALLARD
COMMONS

MR-RC | MR-RC (M)

LR3 | LR3 (M)

LR3 | LR3 (M)

NW 59TH ST

LR1 | LR1 (M)

There was a suggestion to create a continuous commercial corridor along 24th Ave
NW between NW 70th St and NW 75th St, where commercial and multifamily areas
existing today. This area is outside the urban village and not currently proposed to
have zoning changes as part of MHA implementation.

LR3 | LR3 (M)

MR-RC | MR-RC (M)

NC3-65 |
NC3-75 (M)

LR1 | LR1 (M)

NW 60TH ST
NW BRYGGER PL

NW 58TH ST

11TH AVE NW

KIRKE PARK

LR1 | LR1 (M)

13TH AVE NW

14TH AVE NW

MARY AVE NW

NW 62ND ST

BALLARD PLAYGROUND

Ballard needs more high-quality parks. The City should think holistically about
parks as a system. Not all parks serve all peoples needs. Some of the existing
open spaces arent appropriate for families with children.

NW 63RD ST

11TH AVE NW

NW 64TH ST

11TH AVE NW

LR1 | LR1 (M)

LR2 RC | LR2 RC (M)

Adams

LR2 | LR2 (M)

NW 62ND ST

Ballard

LR3 RC | LR3 RC (M)

NW 63RD ST

NC2P-40 |
NC2P-55 (M)

LR2 | LR2 (M)

NC3P-40 |
NC3P-55 (M)

22ND AVE NW

LR3 RC | NC1-40 (M)

30TH AVE NW

26TH AVE NW

NW 64TH ST

LR2 |
LR2 (M)

NC1-30 |
NC1-40 (M)

LR1 | LR1 (M)

LR3 | LR3 (M)

NW 65TH ST

At the east side of the urban village, the transition between single-family areas and
industrial zones is abrupt.

NC1-30 |
NC1-40 (M)

LR2 | LR2 (M)

NC2P-30 | NC2P-40 (M)

Salmon
Bay K-8

NC3-40 | NC3-55 (M)

NC1-30 | NC1-40 (M)

NW 66TH ST

Comments & Suggestions Generally Supported

NW 70TH ST

NW 67TH ST

BALLARD
SWIMMING
POOL

LR3 | LR3 (M)

32ND AVE NW

20TH AVE NW

NW 67TH ST

NW 67TH ST

NC2-40 | NC2-55 (M)

LR2 | LR2 (M)

NW 68TH ST
WEBSTER
PARK

ALONZO AVE NW

NW SLOOP PL

NW 69TH ST

12TH AVE NW

13TH AVE NW

14TH AVE NW

ALONZO AVE NW

LR2 RC | LR2 RC (M)

SALMON BAY PARK

10TH AVE NW

LR2 RC |
LR2 RC (M)

11TH AVE NW

NW 70TH ST

NC2P-40 |
NC2P-55 (M)

NW CANOE PL

NW 70TH ST

MARY AVE NW

NC2-40 | NC2-55 (M)

16TH AVE NW

17TH AVE NW

18TH AVE NW

NW 71ST ST

19TH AVE NW

20TH AVE NW

NW 72ND ST

23RD AVE NW

NW 73RD ST

21ST AVE NW

24TH AVE NW

NW 73RD ST

JONES AVE NW

22ND AVE NW

NW 74TH ST

Expansion Area Urban Villages

Hub Urban Villages
Medium Density Urban Villages
Lower Density Urban Villages

RAIL

SHIP

AL T
CAN

Mandatory Housing Affordability

Summary of HALA Focus Group Input

15

UNION STATION SQUARE

HING HAY PARK

24T
24TH AVE E

Single Family |
LR2 (M1)

23RD AVE E

Single Family | LR2 (M1)

Single Family |
LR2 (M1)

Focus Group members from this urban center generally agreed that historic
districts should not be exempt from zoning changes and affordable housing
requirements, especially the HarvardBelmont Historic District. One option would
be to focus only on landmarked structures, but without exempting the whole district.

NC2-40 |
NC2-55 (M)

LR2 | LR2 (M)

LR3 | LR3 (M)

LR2 | LR2 (M)

LR2 | LR2 (M)

LR2 | LR3 (M1)

20TH AVE E

NC2P-40 |
NC2P-55 (M)

NC3-65 |
NC3-75 (M)

Residential Small Lot/TC | LR1 (M1)

NC2-40 |
NC2-55 (M)

LR1 | LR1 (M)

NC2P-40 |
NC2P-55 (M)

24TH AVE

23RD AVE

22ND AVE

NC1-30 |
NC1-40 (M)

LR2 RC |
NC1-40 (M1)

Nova at Mann

LR2 | NC1-40 (M)

Single Family | Residential Small Lot (M)

Single
Family |
NC1-40 (M1)

NC2-40 |
NC2-75 (M1)

NC2P-40 | NC2P-75 (M1)

NC2P-40 |
NC2P-55 (M)

NC2-40 |
NC2-55 (M)

JEFFERSON
E
ST

NC2-40 |
NC2-55 (M)

NC2-40 |
NC2-75 (M1) LR2 | LR2 (M)

LR2 | LR2 (M)

LR2 | NC1-40 (M)

20TH AVE

19TH AVE

18TH AVE

NC2P-40 |
NC2P-55 (M)

LR2 RC |
LR2 RC (M)

GARFIELD PLAYFIELD

Garfield

Several people asked why the draft zoning map proposes no changes to the singlefamily area surrounded by the First HillCapitol Hill, 23rd & UnionJackson, and
MadisonMiller urban villages. Some Focus Group members suggested that this
area should be an urban village and MHA should apply there, especially given its
proximity to Capitol Hill and downtown.

There were concerns that First Hill is already dense, and additional growth without
creating new open space or improving existing parks is a problem for livability.

Single Family | LR1 (M1)

E YESLER WAY

LR3 RC |
LR3 RC (M)

NC1-40 |
NC1-55 (M)

CHINATOWN/ID HUB URBAN VILLAGE

PRATT PARK

S MAIN ST

NC3-65 | NC3-75 (M)

NC3P-40 | NC3P-55 (M)

NC1-40 |
NC1-55 (M)

NC2P-65 |
NC2P-75 (M)

SPRUCE STREET
MINI PARK

21ST AVE

20TH AVE
E FIR ST

LR2 | LR2 (M)

LR3 | LR3 (M)

NC2-40 |
NC2-55 (M)

NC3-65 |
NC3-75 (M)

Bailey
Gatzert

S JACKSONST

Some Focus Group members suggested expanding Highrise (HR) zoning beyond
its current locations in First Hill to other areas in this urban center.

Single Family |
Residential Small
Lot (M)

E SPRUCE ST

22ND AVE S

16TH AVE

YESLER
TERRACE
CC

E ALDER ST

17TH AVE

15TH AVE

NC3-65 |
NC3-75 (M)

C2-65 |
C2-75 (M)

Varied Opinions

LR2 | LR2 (M)

NC2-65 | NC2-75 (M)

LR2 |
LR2 (M)
NC2-40 |
NC2-55 (M)

S MAIN ST

Expand housing options more along E Madison St in anticipation of the bus rapid
transit (BRT) line planned there.

NC2-40 |
NC2-75 (M1)

NC3P-65 |
NC3P-75 (M)

KOBE TERRACE

S MAIN ST
INTERNATIONAL
DISTRICT
SPECIAL REVIEW

DISTRICT

23RD AVE E

22ND AVE E

18TH AVE E

17TH AVE E

NC1-30 |
NC1-40 (M)

18TH AVE S

Single Family |
LR3 (M2)

NC2P-40 | NC2P-55 (M)

MALDEN AVE E

14TH AVE E

NC2-40 | NC2-55 (M)

17TH AVE S

7TH AVE S

9TH AVE S

5TH AVE S

4TH AVE S

PIONEER SQUARE
PRESERVATION
DISTRICT

OCCIDENTAL SQUARE

Yesler Terrace
Master Planned
Community

21ST AVE E

12TH AVE E

HORIUCHI
PARK

November 2016

11TH AVE E

CAL ANDERSON PARK

NC2-65 |
NC2-75 (M)

R ST

YESLER
WAY

17TH AVE

BROADWAY
NC3-85 |
NC3-95 (M)

)
(M

OCCIDENTAL AVE S

R
|M

MR | MR (M)

FIR ST

NC3P-40 |
NC3P-55 (M)

MR

PREFONTAINE PLACE

E JAMES ST

Single Family | LR2 (M1)

AL

ST

S MAIN ST

CITY HALL PARK

NC2P-65 |
NC2P-75 (M)

VILLAGE

E
AV

E
AV

LR3 | LR3 (M)

5| )
3-6 5 (M
NC 3-7
NC

E
AV
ST
PO

E COLUMBIA ST

DE

SO

ER

FF

JE

E COLUMBIA ST

T
SS
ME
JA

PIONEER SQUARE

9T

T
YS
RR

LR1 | LR1 (M)

(MHA applies only to

non-institutional uses)

CH

VE
DA

2N

VE
YA
RR

5| )
3-8 5 (M
NC 3-9
NC

LU

CO

E JAMES ST
ST
RY
TE

E
AV

R
NO

H
8T

E
AV

T
AS

I
MB

NC2P-30 | NC2P-40 (M)

E CHERRY ST

R
HE

LR1 |
LR1 (M)

E PIKE ST

NC1-30 |
NC1-40 (M)

T
AS

BI

HR | HR (M)

H
4T

ON
IS

MA

ST

M)
0(

SP

E
AV

Major Institution
Overlay

E CHERRY ST

M
LU
CO

-17

H
5T

SPRING
STREET
MINI PARK

E SPRING ST

ST

3
NC

T
GS
IN

ON

RI

MA

|
60

3-1
NC

0 (M

-17

3P

NC

0|

6
P-1

NC

ST
CA
NE
SE

MI

E UNION ST

LR2 | LR2 (M)

E
AV

ST

Seattle
World School

E MARION ST

Explore potential partnerships with Kaiser Permanente (which just purchased

Group Health) to include and/or support affordable housing as part of any future
expansion.

Single Family |
LR1 (M1)

M)
0(
-17
3P

C
|N

E
AV

TY

SI

ER

-16

3P

NC

E PIKE ST

V
NI

T
GS
IN

R
SP

LR3 | LR3 (M)

Residential Small Lot/TC | LR2 (M1)

NC

IS

(M

ST
ON

AD

EM

HR | HR (M)

5
3-6

-75
C3
| N

LR3 | LR3 (M)

0| )
3-16 0 (M
NC 3-17
NC

JIM ELLIS FREEWAY PARK

ST

NC2-40 | NC2-55 (M)

23RD & UNIONJACKSON URBAN

UN

T
YS

|
UD (M)
-P
HR -PUD
HR

8T

NIO
U

IT

RS

E
IV

RE

BO

WESTLAKE PARK

E PIKE ST

VE
YA
RR

TE

Downtown
Urban
Center

NC2P-40 | NC2P-55 (M)

E
AV

K
PI

E PINE ST

NC3P-65 |
NC3P-75 (M)

ST

|
-65(M)
3P 75
NC 3PNC

NC2-65 |
NC2-75 (M)

NC2-40 |
NC2-55 (M)

E OLIVE ST

NC3P-40 |
NC3P-55 (M)

LR3 | LR3 (M)

12TH AVE

6T

IO

UN

E HOWELL ST

NC3P-65 | NC3P-75 (M)

MR | MR (M)

T
ES

ST

E DENNY WAY
SEVEN
HILLS
PARK

NC3-65 |
NC3-75 (M)

NE

PI

Along E Pine St, incentivize amenities (e.g., parks and other open space) that
improve residents quality of life.

NC3-65 |
NC3-75 (M)

LR3 | LR3 (M)

NC3-65 |
NC3-75 (M)

E
AV

NC3-65 |
NC3-75 (M)

(M)
LR3 | LR3

11TH AVE

HARVARD AVE

9T

AV

BELLEVUE AVE

MELROSE AVE

NC3P-85 |
NC3P-95 (M)

7T

E OLIVE ST
NC3P-40 |
NC3P-75 (M1)

EL
OW
H

VE
EA

NC3-65 |
NC3-75 (M)

AY
EW

IV

OL

MR | MR (M)

BOYLSTON AVE

L
YA

VI

ST
EW
A

RG
I

RT

ST

CRAWFORD PL

ST

IA
N

BELMONT AVE

AV
E

ST

LE

LR3 RC |
LR3 RC (M)

SUMMIT AVE

NC3-65 | NC3-75 (M)

RA
N
O

IN
O

10TH AVE

ST

Consider greater density, and therefore higher MHA requirements, near the Capitol
Hill light rail station. Aim for mostly (M2) zoning changes to make the most of this
transportation investments. The Lowrise 3 (LR3) area east of the station could
become Midrise (MR)

16TH AVE

MILLER
PLAYFIELD

T.T. MINOR
PLAYGROUND

MR-RC |
MR-RC (M)

E DENNY WAY

NC3-40 |
NC3-75 (M1)

LR3 | MR (M1)

!
2

NC2-40 | NC2-55 (M)

E JOHN
ST

NC3-65 |
NC3-75 (M)

LR2 |
LR2 (M)

15TH AVE E

DENNY WAY

LR3 | LR3 (M)

10TH AVE

NC2-40 | NC2-55 (M)

14TH AVE

3P

NC
NC3-75
NC3-65 |
(M)

13TH AVE E

-75 (M

3P
-65 | NC

Along 12th Ave and E John St, consider creating a continuous corridor of
Neighborhood Commercial zoning.

LR2 | LR2 (M)

14TH AVE

E JOHN ST

E HARRISON ST

E THOMAS ST

13TH AVE

FEDERAL AVE E

10TH AVE E

NC2-40 |
NC2-55 (M)

JOHN ST

E ROY ST

Single Family |
LR1 (M1)

19TH AVE

NC3-40 | NC3-75 (M1)

BOYLSTON AVE E

NC3-40 | NC3-55 (M)

MR | MR (M)

E REPUBLICAN ST

NC3-40 | NC3-75 (M1)

THOMAS ST

MR-RC |
MR-RC (M)

CASCADE PLAYGROUND

NC3P-40 | NC3P-75 (M1)

YALE AVE N

MINOR AVE N

BOREN AVE N

HARRISON ST

BELMONT AVE E

SUMMIT AVE E

MELROSE AVE E

REPUBLICAN ST

BELLEVUE AVE E

FAIRVIEW AVE N

South Lake
Union Urban
Center

17TH AVE E

E MERCER ST

LR3 | LR3 (M)

NC1-40 | NC1-55 (M)

Lowell

Single Family | LR2 (M1)

TASHKENT PARK

LR3 | LR3 (M)

16TH AVE E

15TH AVE E

BELMONT PL E

12TH AVE E

LR3 PUD |
LR3 PUD (M)

TERRY AVE N

E ROY ST

LR2 | LR2 (M)

|
NC1-40
NC1-55 (M)

E ALOHA ST

E VALLEY ST

E ROY ST

MADISONMILLER URBAN VILLAG

E

MERCER ST

LR3 | LR3 (M)

MR |
MR (M)

NC1-40 |
NC1-55 (M)

Expansion Area Urban Villages

Hub Urban Villages
Medium Density Urban Villages
Lower Density Urban Villages

Comments & Suggestions Generally Supported

E WARD ST

16TH AVE

ROY ST

16TH AVE

VALLEY ST

BROADWAY E

HARVARD AVE E

EASTLAKE AVE E

VALLEY ST

NC1-40 |
NC1-55 (M)

MINOR AVE N

NC1-40 (M)

E PROSPECT ST

First HillCapitol Hill

NC1-30 |

E WARD ST
13TH AVE E

20TH AVE E

18T

LR3 | LR3 (M)

10TH AVE E

LR1 | LR1 (M)

FA

ALOHA ST

E PROSPECT ST

HARVARD-BELMONT
LANDMARK DISTRICT

IR
VI
EW

LR1 | LR1 (M)

BOYLSTON AVE E

LR
2

AV
E

E HIGHLAND DR

VOLUNTEER PARK

|L
R2

Stevens

19TH AVE E

IC

-4

ST MARKS GREENBELT

5
E
|I
URAS
BATLA
N KE
V
(M
IL
L
)

C1-65 | C1-75 (M)

NC3-65 | NC3-75 (M)

| NC3P-75 (M)
NC3P-65

Mandatory Housing Affordability

Summary of HALA Focus Group Input

16

CED

NE 134TH ST

LR2 | LR2 (M)

NE 134TH ST

30TH AVE NE

NE 133RD ST

31ST AVE NE

28TH AVE NE

25TH AVE NE

26TH AVE NE

Lake City
Comments & Suggestions Generally Supported

Focus Group members from Lake City were concerned that more people living
in Lake City will put additional pressure on transportation infrastructure because
streets are too narrow, parking is already challenging, and sidewalks are missing in
key places.

Getting around this urban village is difficult for people with different mobility needs.
For example, theres no easy way to get from 35th Ave NE to Lake City Way. Future
development needs to improve, not worsen, this issue.

A detailed planning process was recently completed in Lake City, and it makes
sense for these MHA zone changes to be consistent with the recent planning effort.

NC3-40 |
NC3-55 (M)
NC3-30 |
NC3-40 (M)

NE 130TH ST

Expansion Area Urban Villages

Hub Urban Villages
Medium Density Urban Villages
Lower Density Urban Villages

NE 130TH ST

LR2 | LR2 (M)

37TH AVE NE

NE 128TH ST

NC3-65 | NC3-75 (M)

35TH AVE NE

NC3-40 |
NC3-55 (M)

27TH AVE NE

26TH AVE NE

NE 127TH ST

NC3-65 |
NC3-145 (M2)

NC3-65 |
NC3-75 (M)

NC3-85 |
NC3-145 (M2)

24TH AVE NE

LR3 | LR3 (M)

ALBERT DAVIS PARK

LR2 | LR2 (M)

LR2 | LR2 (M)

NC3P-65 |
NC3P-75 (M)

NC3-65 |
NC3-75 (M)

NC3P-85 |
NC3P-95 (M)

NC3P-65 |
NC3P-145 (M2)

NC2-40 | NC2-55 (M)

NC2P-40 |
NC2P-55 (M)

LR2 | LR2 (M)

NE
125TH ST

NC2P-65 | NC2P-75 (M)

NC3P-65 |
NC3P-75 (M)

NC3P-65 | NC3P-75 (M)

NC3P-65 |
NC3P-75 (M)

LAKE CITY PARK

MR | MR (M)
VIRGIL FLAIM PARK

NC3P-65 | NC3P-75 (M)

NC3P-65 | NC3P-95 (M1)

NC3-85 |
NC3-95 (M)

NC2P-40 | NC2P-55 (M)

NC2-40 | NC2-55 (M)

Varied Opinions

NC3-65 | NC3-75 (M)

NC3-65 | NC3-75 (M)

NC2P-30 | NC2P-40 (M)

LR3 | LR3 (M)

NE 123RD ST

NE 123RD ST

LR3 | LR3 (M)

LR3 RC | LR3 RC (M)

LR2 | LR2 (M)

33RD AVE NE

31ST AVE NE

NE 120TH ST

30TH AVE NE

LR2 | LR2 (M)

NC3-65 |
NC3-75 (M)

28TH AVE NE

|
ily
m
Fa 1)
le (M
ng LR1

Si

LR3 | LR3 (M)

)
5 (M

NC
3-4

LA

KE

CIT

N
PL
ST

0|

31

AVE
N

PL

32ND AVE NE

33RD

NC
3-5

YW
AY
N

HOMEWOOD
PARK

IE

26TH AVE NE

N
DA

24TH AVE NE

33

RD

PL

NE 118TH ST

28TH AVE NE

27TH AVE NE

NC3-30 |
NC3-40 (M)

36TH AVE NE

35TH AVE N
E

NE 120TH ST

NE

THORNTON CREEK
NATURAL AREA

117T

HS
T

E NE

NE

E NE

LR2 RC |
LR2 RC (M)

(M)

November 2016

NC3-40 |
NC3-55 (M)

VE

NE

Mandatory Housing Affordability

Summary of HALA Focus Group Input

17

11

10TH

LR2 |
LR2 (M)

2ND AVE NE

3RD AVE NE

CO
R

Northgate

LR2 | LR2 (M)

NE 122ND ST

N 120TH ST

CORLISS AVE N

ROOSEVELT WAY NE

LR2 | LR2 (M)

There was a suggestion to create a continuous commercial corridor along

Roosevelt Way NE. This area is outside the urban village and not currently
proposed to have zoning changes as part of MHA implementation.

NE 115TH ST

LR3 |
LR3 (M)

N 114TH ST

LR1 |
LR1 (M)

12TH AVE NE

N 115TH ST

LR3 | LR3 (M)

9TH AVE NE

N 116TH ST

NE 117TH ST
8TH AVE NE

N 117TH ST

7TH AVE NE

Northgate

5TH AVE NE

(MHA applies only to

non-institutional uses)

4TH AVE NE

Major Institution Overlay

Expansion Area Urban Villages

Hub Urban Villages
Medium Density Urban Villages
Lower Density Urban Villages

Comments & Suggestions Generally Supported

NE 120TH ST

MERIDIAN AVE N

LR3 PUD | LR3 PUD (M)

NE 123RD ST

LR2 | LR2 (M)

N 122ND ST

1ST AVE NE

N 121ST ST

1ST AVE NE

MERIDIAN A

BURKE AVE N

ASHWORTH AVE N

N
AVE
N 122ND ST

NE 123RD ST

LR3 | LR3 (M)

MR | MR (M)

LR2 | LR2 (M)

NE 114TH ST

LR2 | LR2 (M)

NE 113TH ST
LR3 | LR3 (M)

HUBBARD HOMESTEAD PARK

NC3-85 |
NC3-95 (M)

MR-85 | MR-95 (M)

BEAVER POND
NATURAL AREA

NE 106TH ST

NORTHGATE
PARK

NC3-125 | NC3-145 (M)

MR-85 | MR-95 (M)

NC3-40 |
NC3-55 (M)

LR3 |
LR3 (M)

NE 103RD ST

NE 104TH ST

NE 103RD ST
MAPLE LEAF
COMMUNITY
GARDEN

NC3-125 |
NC3-145 (M)

NE 102ND ST

NE 100THST

NE 100TH ST

LR2 | LR2 (M)

NC3-65 | NC3-75 (M)

LR3 | LR3 (M)

4TH AVE NE

NE 98TH ST

NE 97TH ST

NE 97TH ST

NE 96TH ST

Olympic
View

NE 95TH ST

LR2 | LR2 (M)

NE 94TH ST

N 92ND ST

November 2016

LR3 | LR3 (M)

3RD AVE NE

(MHA applies only to

non-institutional uses)

NC3-85 | NC3-95 (M)

4TH AVE NE

N 95TH ST

Major Institution Overlay

WALLINGFORD AVE N

Single Family |
LR2 (M1)

LICTON
SPRINGS PARK

AURORALICTON SPRINGS
URBAN VILLAGE

1ST AVE NE

N 97TH ST

COLLEGE WAY N

LR2 | LR2 (M)

Some Focus Group members suggested including the area between the Northgate
and AuroraLicton Springs urban villages in MHA zoning changes because it is
close to transit and schools and therefore would support some MHA Principles.
This area is not currently proposed to have zoning changes.

LR2 | LR2 (M)

Single Family |
Residential
Small Lot (M)

Varied Opinions

LR2 RC | LR2 RC (M)

NE 105TH ST

ROOSEVELT WAY NE

NC3-85 | NC3-95 (M)

10TH PL NE

NORTHGATE
COMMUNITY
CENTER

LR3 | LR3 (M)

12TH AVE NE

MR | MR (M)

N 106TH ST

LR2 | LR2 (M)

Single Family | LR2 (M1)

H ST

WALLINGFORD AVE N

DENSMORE AVE N
ASHWORTH AVE N

NE 108T

NC3-65 | NC3-75 (M)

LR2 |
LR2 (M)
Single Family | Residential Small Lot (M)

NC3-85 | NC3-95 (M)

N 100TH ST

LR3 | LR3 (M)

NC2-40 | NC2-55 (M)

NC3-40 |
NC3-55 (M)

N 103RD ST

LR2 | LR2 (M)

N 107TH ST

LR3 | LR3 (M)

ASHWORTH AVE N

DENSMORE AVE N

N 105TH ST

MINERAL
SPRINGS
PARK

VICTORY CREEK PARK

NC3-40 | NC3-55 (M)

NC3-65 | NC3-75 (M)

N NORTHGATE WAY

NE 112TH ST

11TH AVE NE

3RD AVE NE

NC3-40 |
NC3-55 (M)

NC3-65 | NC3-75 (M)

N 110TH ST

MR | MR (M)

NE 112TH ST

R Sin
es g
id le
e
Lo nt Fam
t ( ial ily
M Sm |
)
all

N 112TH ST

NE 92ND ST

Mandatory Housing Affordability

Summary of HALA Focus Group Input

18

30T

C2-40 | C2-55 (M)

IDGE
EATT
WEST
S

33RD AVE SW

34TH AVE SW

SW BRADFORD ST

LR3 RC | LR3 RC (M)

C1-40 | C1-55 (M)

OWN ST
ARLEST

SW CH

L E BR

36

37T

NC1-30 | NC1-40 (

SW CHARLESTOWN ST

36TH AVE SW

37TH AVE SW

SW YANCY ST

LR1 | LR1 (M)

MR | MR (M)

LR2 | LR2 (M)

Single Family |
LR1 (M1)

LR3 | LR3 (M)

SW GENESEE ST

SW NEVADA ST

NC2-40 | NC2-55 (M)

SW
AY
NW

NC2-65 | NC2-75 (M)

EN

LR3 | LR3 (M)

GL

LR2 | LR2 (M)

LR3 | LR3 (M)

NC3-85 | NC3-95 (M)

NC3-65 | NC3-75 (M)

NC3P-65 | NC3P-75 (M)

JUNCTION
PLAZA PARK

LR2 RC |
LR2 RC (M)

SW HUDSON ST

SW DA
WSON

ST

LR2 | LR2 (M)

WEST SEATTLE
GOLF COURSE
SW EDMUNDS ST

38TH AVE SW

Single Family | LR2 (M1)

LR3 | LR3 (M)

SW HUDSON ST

SW HUDSON ST

Single Family | LR1 (M1)

Some Focus Group members encouraged making zoning changes outside the
current urban village boundary beyond the expansion area shown in the draft
zoning map in order to improve transitions between NC areas along arterials and
single-family areas.

Some Focus Group members are concerned that new development will make
existing parking challenges even worse. To address this, some people suggested
that new development should be required to have off-street parking.

SW DAWSON ST

SW DAWSON ST

CAMP LONG

LR2 | LR2 (M)

NC2-30 | NC2-40 (M)

Single Family | Residential Small Lot (M)

SW BRANDON ST

46TH AVE SW

Varied Opinions

35TH AVE SW

W
LE

Single Family | LR1 (M1)

SW EDMUNDS ST

LR3 | LR3 (M)

CALIFORNIA AVE SW

NC2-65 | NC2-75 (M)

SW

NC3-40 |
NC3-55 (M)

NC3-40 | NC3-55 (M)

PL

NC3-85 | NC3-95 (M)

NC3-40 |
NC3-65 |
NC3-55 (M) NC3-75 (M)

NC3-40 | NC3-55 (M)

NC3-85 (4.75) |
NC3-95 (M)

NC3P-40 | NC3P-55 (M)

NC3P-85 (4.75) | NC3P-95 (M)

LR2 | LR2 (M)

IS

NC3P-65 |
NC3P-75 (M)

NC3-65 |
NC3-75 (M)

SW SNOQUALMIE ST

SW ALASKA ST

SW EDMUNDS ST

NC3-65 | NC3-75 (M)

LR1 | LR1 (M)

WEST SEATTLE
STADIUM

LR2 | LR2 (M)

LR2 | LR2 (M)

NC3-65 |
NC3-75 (M)

GENESEE ST
SW

LR2 |
LR2 (M)

NC3P-65 | NC3P-75 (M)

NC3-85 | NC3-95 (M)

LR3 RC |
LR3 RC (M)

M)

5(

2-5

NC3P-85 | NC3P-95 (M)

NC

NC2-65 | NC2-75 (M)

0|

2-4

NC

SW AVALON WAY

LR3 |
LR3 (M)

SW OREGON ST

Single Family | LR2 (M1)

Single Family | LR3 (M2)

SW GENESEE ST

31ST AVE SW

Single Family |
LR3 (M2)

LR2 | LR2 (M)

Existing zoning creates abrupt transitions between Neighborhood Commercial (NC)

zoning and single-family areas.

SW
32N

Single Family | LR1 (M1)

NC1-40 | NC1-55 (M)

DA
VE

SW DAKOTA ST

38TH AVE SW

39TH AVE SW

40TH AVE SW

41ST AVE SW

42ND AVE SW
DAKOTA
PLACE PARK

44TH AVE SW

45TH AVE SW

46TH AVE SW

SW ANDO
VER ST

Expansion Area Urban Villages

Hub Urban Villages
Medium Density Urban Villages
Lower Density Urban Villages

Comments & Suggestions Generally Supported

30TH AVE SW

SW ANDOVER ST

West Seattle Junction

FAIRMOUNT PLAYGROUND

SW BRANDON ST

Fairmount Park

November 2016

SW FINDLAY ST

LR2 | LR2 (M)

29TH AVE SW

30TH AVE SW

31ST AVE SW

32ND AVE SW

34TH AVE SW

36TH AVE SW

37TH AVE SW

38TH AVE SW

FAUNTLEROY WAY SW

41ST AVE SW

42ND AVE SW

LR3 RC | LR3 RC (M)

44TH AVE SW

45TH AVE SW

LR1 | LR1 (M)

Mandatory Housing Affordability

Summary of HALA Focus Group Input

19