Category: Urbanism

Guest Contributor, Transit, Urbanism

The New Light Rail Expansion Makes Seattle Feel Like a Real City
Sound Transit Roosevelt Station facade
Image via Sound Transit.

By Katie Wilson

Anyone who’s ever been carless in Seattle knows the feeling that your city wasn’t really built for you. Cars whiz by, spewing exhaust and, if it’s especially wet, plowing up great sprays of dirty water that don’t respect the boundaries of the sidewalk. Biking on most streets is not for the faint of heart. Sometimes it takes so long to cobble together a bus trip from here to there, it’s almost faster to walk. Seattle has been making progress on its multimodal infrastructure, and some streets are safe, beautiful and well-designed — but take a wrong turn, and very quickly you can feel like an unwelcome stranger in your own city.

That’s what made the opening of three new light rail stations earlier this month so thrilling. An event like that transforms the topology of the city, drawing close together points that were once so distant as to feel totally disconnected. For people who don’t drive, it makes the city feel more like home.

I biked and walked past that construction site at NE 43rd St. in the University District so many times over the past few years, it began to feel like a permanent feature of the neighborhood. I almost forgot it was ever going to open. Then, suddenly, it was October 2 .

Now I could leave my Capitol Hill apartment, walk for ten minutes, board the train and be whisked away to the heart of U District in what felt like a heartbeat — no bus transfer, no hike through campus. Wandering the streets around the U District station that afternoon, you could feel the neighborhood being transformed. What had been a dead end was now a hub, a portal. People streamed in and out of the station. They bought lunch, sat at picnic tables, conversed. A new place had been created.

An event like that transforms the topology of the city, drawing close together points that were once so distant as to feel totally disconnected. For people who don’t drive, it makes the city feel more like home.

I probably wouldn’t have ridden the train on that first day if it weren’t for Pauline Van Senus, also known as the Transit Fairy. While the rest of the Transit Riders Union floated off into the Zoom-o-sphere during the pandemic, Pauline doubled down on the physical world, pulling weeds and picking up trash around transit stops. She wasn’t about to let such a momentous transit occasion slide by without TRU members marking the occasion, so a group of us met at the Capitol Hill station that morning and rode up to Northgate together.

“It’s like 14 minutes to get to Northgate from downtown,” said Pauline. “Even if I-5 was wide open, that would be hard to top. And it very seldom is wide open; it’s usually backed up.”

Train speeds that beat the pants off driving—that’s the kind of transit system that entices people out of their cars. In our era of climate crisis, it’s what we desperately need.

For Jim MacIntosh, who lives in Magnolia with his family, the new light rail extension shaves a good twenty minutes off the trip up to Northgate to visit his mother. That trip used to require traveling all the way downtown. “Now I can take the 31 right to the U-district station, and then just hop on the light rail, and it’s two stops and five minutes later we’re at Northgate,” he said.

We need more funding for transit, and we need changes to zoning and land use regulations that encourage greater housing density, so that neighborhoods near the light rail line can accommodate more people who will actually use late-night runs.

Jim says he’s thrilled that our transit system is starting to feel more and more like a real metropolitan subway system, the kind he remembers from visits to London and Vienna, Washington D.C. and New York City.

“What we have is maybe not quite the level of New York, but it’s a start,” he said with a laugh. “It’s going to add mobility, especially for those that choose not to drive or don’t drive for whatever reason.”

Jim doesn’t drive because he’s visually impaired. He predicts he’ll be making the trip north more often now — and it’s not only about the time savings.

“It’s just a more pleasant run,” he said. “The light rail trains are smooth. You don’t have the up and down motion that you have in a bus, and the swerving where buses have to get around cars or every time they pull into a bus stop. When the bus moves, a person standing there is thrown off balance, so they have to grab onto a pole or something. On the light rail you don’t have the sudden motions back and forth.” Continue reading “The New Light Rail Expansion Makes Seattle Feel Like a Real City” →

Density, Diversity, Maybe Metropolis, neighborhoods, Urbanism

Maybe Metropolis: Sorry Gen Xers, Capitol Hill is Cooler Than It Used To Be. And Less White.
Capitol Hill's Neumo's on a Wednesday night in October.
Lines around the block are political wins; Capitol Hill’s Neumos on a Wednesday night in October.

by Josh Feit

With additional reporting by Erica C. Barnett

Many of my Gen X peers like to wax about Capitol Hill circa the late ’90s, as they long for the golden years when the central Seattle neighborhood was so much cooler. When I think about Capitol Hill, I like to cast my mind back decades as well. But not to pine for the past. Rather, to remember the aspirational crystal ball renderings of city visionary Liz Dunn, who laid out a plan in the early 2000s to revitalize the neighborhood. Honestly, Capitol Hill was a predictable white hipster zone at the time. Nowadays, I like marveling at how Dunn’s vision for an energized, vital city neighborhood came true.

Sorry to burst your nostalgic bubble fellow Gen Xers, but Capitol Hill is far cooler today than it was in the past. I’ve lived on Capitol Hill for 20-plus years, and it’s never been a more exciting place to be than it is right now.

I was the news editor at The Stranger 20 years ago and, jealous that my colleagues on the arts side of the paper had established the Genius Awards for arts and culture trailblazers, the news team managed (in 2007) to give out “Political Genius” awards. The news staff picked developer Liz Dunn as “one to watch” for her “pro-development and pro-density” plan to “bring more life to the street” on Capitol Hill.

In a lovely case of “how it’s going,” fast forward 14 years to Dunn’s premier project, Chophouse Row, which is located at the epicenter of Capitol Hill between Pike and Union on 11th Ave. With its winding indoor-outdoor arcade, its restaurants, housing, shops, landscaped punch-throughs, and a lively public fire-pit courtyard where local jazz legend Evan Flory-Barnes regularly takes the stage, Chophouse Row has become Exhibit A for the new, action-packed Capitol Hill. Just across the street from Dunn’s bourgeois garden of delights? A plebian pizza joint that serves stiff drinks. And right around the corner from that: another grungy pizza joint, a lesbian dive bar, a coffee shop that’s been around since 1995, a punk rock burrito joint, a perfectly cheesy Mexican place, a late-nite diner, and a loud tavern.

In fact, Capitol Hill itself is Exhibit A in my counter-narrative to the notion that Seattle is dying. Capitol Hill has always been billed as a one of Seattle’s destination neighborhoods, and—as someone who regularly frequents the jumping Pike/Pine Corridor—I can tell you, anecdotally, it has never been more popular and crowded. The crowd has never been more diverse either.

Driven by an increase in people identifying as Asian and mixed-race, Capitol Hill’s white population dropped nearly 10% as a percentage of the neighborhood overall.

Standing in line for a veggie dog from one of the many street vendors lining Capitol Hill’s drag, watching a weirdo electronic show at Vermillion Gallery, or grabbing a drink at your pick of taverns and dives on the weekend, it’s impossible not to notice the sea change that’s taken place on Capitol Hill in recent years. Whereas 10 or 15 years ago, you were likely to see sparser foot traffic and mostly white faces, these days the crowds appear much more diverse.

Certainly, Friday and Saturday nights mean “bridge and tunnel” crowds, which doesn’t say anything about Capitol Hill’s internal demographics, but it does indicate that BIPOC people see the neighborhood as a much friendlier destination these days. Additionally, I tested my anecdotal experience and looked at the American Community Survey stats from the four census tracts that make up Capitol Hill—from 15th Ave. E to I-5, and from Madison St. to Roy St.—and, yup, the neighborhood is less white than it used to be, according to ACS data comparing 2010 and 2019.

The African American population grew in raw numbers, but with such small numbers to begin with in the area (around 6 percent of the population in 2010), the increase in the Black population could not keep pace with Capitol Hill’s stunning 36 percent population growth overall and declined to about 5 percent of the population in 2019. Nonetheless, driven by an increase in people identifying as Asian and mixed-race, the white population declined from around 78 percent to 71 percent of the neighborhood.

Meanwhile, there’s been no real change in the average age over the past decade: 31.6 now compared to 31.8 a decade ago, according to the ACS data. In short, Capitol Hill is still youth-centric.

Of course, there’s no denying that Capitol Hill has become a more expensive place to live. The average income has climbed from $32,765 in 2010 to $51,041 in 2019 (all in 2019 dollars) and average rent for a one-bedroom has gone from about $1,000 to as much as $2,400—or around $1,700 for a smaller one-bedroom. Capitol Hill is not in the top ten most expensive neighborhoods, but certainly, like every neighborhood in the city, it needs more publicly funded, affordable housing.

As for the ubiquitous related criticism that “artists” can no longer afford to live on Capitol Hill, I say this: With the bevy of venues and spaces, there are more opportunities for artists to actually work in the neighborhood now. According to the Seattle Office of Arts and Culture’s cultural space inventory, there are 50 cultural spaces on Capitol Hill, including music venues, art galleries, performance spaces, and dance clubs—not to mention a potpourri of dining options, versus, what, chains like Taco Bell and Jack in the Box in the ’90s? And, oh, there was Café Septieme for stepping out!

Only Pioneer Square, with its concentration of art galleries, and the University District, amped by UW arts programming, comes even close to supporting as many arts and culture hives. The city didn’t catalog cultural spaces 10 or 20 years ago, but I can tell you from experience, there weren’t as many venues to see artists perform “back in the day.”

You know what else Capitol Hill has today that it didn’t in its supposed heyday? A light rail station—a busy one too. The Capitol Hill station is the third most crowded stop in Sound Transit’s system, with nearly 8,500 daily pre-pandemic weekday riders. That 2019 number represents a 12 percent jump from just two years earlier, indicating the increasing momentum Capitol Hill’s got right now. And soon, as the pandemic recedes, it will be even more crowded as college students discover the new light rail route between the U District and Capitol Hill, just a seven-minute ride.

The successful Capitol Hill station may help explain Capitol Hill’s “walker’s paradise” Walkscore designation and also the neighborhood’s increase in non-single-occupant-vehicle commuting. The share of commuters who drove to work alone declined from 35 to 27 percent, according to the ACS. Indeed, with no more parking minimums required for development on Capitol Hill, biking and walking to work also increased, helping make the neighborhood far more green and sustainable than it used to be.


Protected bike lanes now criss-cross Pike/Pine and Broadway. There's a farmer's market. And there's an activated park—Cal Anderson—for skateboarding, basketball, soccer, gleeful dog owners, or just reading a book on one of the benches by the reservoir.

None of this existed 10 or 20 years ago. And, don't worry, you can still slip into the nondescript door on 11th and climb the stairs to see a play at Capitol Hill's Annex Theater—the longest-running fringe theater in town.

Capitol Hill is certainly not the gay enclave it was in the post-Bowers v. Hardwick, pre-Obergefell v. Hodges era of the mid-1980s and 1990s. But with Gay City and Lifelong maintaining prominent footprints in the Pike/Pine Corridor, including Gay City's library, plus hangouts such as the Wild Rose, Queer Bar, the Madison Pub, and Pony among the bounty of gay bars in the neighborhood, queer-centric establishments and services are alive and well on Capitol Hill. In fact, GenPride, an advocacy group for LGBTQ+ seniors, just broke ground at Broadway between Pike and Pine on its 1,800-unit affordable housing development, Pride Place, with a 4,400-square-foot community and health services center. It opens in 2023—just in time for Gen Xers to be eligible! Continue reading "Maybe Metropolis: Sorry Gen Xers, Capitol Hill is Cooler Than It Used To Be. And Less White." →

The C Is for Crank, Transit, Transportation, Urbanism

Other US Transit Agencies Stiff Riders on Restroom Access. Sound Transit Should Defy the Trend.
An earlier version of this graphic, from 2019, touted 18 future stations; the two non-Sound Transit stations (in gray, and added to Sound Transit’s own facilities here) are at the ferry terminal in Mukilteo and at the Tacoma Dome.

By Erica C. Barnett

Sound Transit’s current plan for public restrooms at its light-rail stations calls for a grand total of 14 agency-operated restrooms between Lynnwood and Tacoma Community College more than 50 miles away—a sparse distribution that will leave many riders, including those in Seattle and most of the Eastside, with little or no restroom access.

The restrooms, when they open, will be for customers only, and may require riders to ask a security guard to unlock the restroom for them. Currently, the only public restrooms Sound Transit provides in the city of Seattle are at Union Station (upstairs from the Chinatown/International District station, and only open until 5pm) and Northgate (accessible only by requesting access from a security guard.)

Lack of access to restrooms impacts everyone using transit, but the problem is particularly acute for people with travel patterns that don’t mirror traditional home-work-home commutes, including but hardly limited to: People with disabilities that require regular restroom access; women, who tend to use transit for household errands that require many individual stops; students; people experiencing homelessness; low-income people and others who use transit to access services; and anyone who wants to rely on transit for more than a few hours at a time, in a city where restrooms for the general public are already few and far between.

Additionally, requiring riders to seek permission to relieve themselves from security guards is a barrier to anyone who doesn’t speak English or prefers to avoid encounters with law enforcement.

On Thursday, Sound Transit staff justified the sparse restroom distribution by noting that only a few locations met the criteria the agency established—a circular argument that makes it seem as if Sound Transit has no authority over its own rules. To merit a restroom, a station must be the served by at least five transit routes, have at least 10,000 boardings a day, and be at least 20 minutes away from the nearest station with a restroom by train. This standard assumes that many people—those whose final destination isn’t a station with a restroom—will plan extra time into their day to ride the train to a station with a restroom, use it, and then board another train to go on to their destination.

Sound Transit board member Claudia Balducci, who represents Bellevue and much of the Eastside on the King County Council, pointed out on Thursday that “when you apply these criteria, you end up with an entire section of our system that has truly no restroom access, which I don’t think we were going for.” Board chair Kent Keel, a member of the University Place city council, added, “When I look down at Pierce County as well, there’s none. I see the gray one at the Tacoma Dome—one of two restrooms provided by other public agencies Sound Transit has included on its own list—but that’s been there forever.”

Public-transit restrooms, which are ubiquitous in other countries, are relatively rare in the United States. Sound Transit staffers noted Thursday that they had looked at nine other “peer” transit agencies, including New York, Washington, D.C., Miami, and Los Angeles, and all offered very limited restroom access, within fare-paid zones and at major transit hubs; all require passengers to seek out a staffer to unlock the restrooms for them. To people from countries where using transit is the norm, depriving riders of such a basic amenity smacks of barbarism; in 2015, he UK Guardian described the lack of public restrooms in US transit systems as a sign that we lack “urban civilization.”

Historically, Sound Transit has rarely chosen to blaze trails when it comes to passenger access, comfort, or accessibility. For years, the agency mostly ignored complaints about its punitive fare enforcement policies, which can lead to crushing fines and even criminal charges, and continues to maintain that it must crack down on “fare evaders” because otherwise, everyone might decide to ride for free

In the case of restrooms, though, there’s still plenty of time to revamp existing policy. Instead of making restrooms rare and inaccessible, Sound Transit could decide, today, to make restroom access part of its commitment to customer service, by providing restrooms not just at far-flung transit hubs but throughout the system. Doing so would not only improve passenger comfort; it would also send a message that all kinds of people are welcome to use the system at all times of day, to go anywhere they want—whether it’s commuting straight from home to work or exploring the region from Bellevue to Ballard to Federal Way, with no particular destination in mind. Isn’t that also what transit is for?

Bikes, Maybe Metropolis, Urbanism

Maybe Metropolis: Flatten the City

By Josh Feit 

With additional reporting by Maryam Noor

“There’s something I want you to try,” my friend said after we finished our burritos and stepped onto Pike St. to grab our bikes for the uphill ride home.

My pal, who used to write a bike blog in San Francisco and work at a bike shop there too, unlocked his Orbea Katu, a boutique Spanish brand, and nudged it toward me. “Let’s trade,” he said slyly—like we were 14, and he was offering me my first hit of pot. He took my banged-up 2009 Marin Kentfield, and I got on his $2,700 e-bike.

Minutes later, it seemed I actually had taken that imaginary puff of pot. I was giggling with glee as I coasted through Capitol Hill, cruising along at 18 miles an hour with the electric-assist motor doing just the right amount of work.

I was hooked. Less than a month later, I bought an e-bike. Not a fancy one like my friend’s—I’m not a bike dude like he is. I bought a basic model that replicated my pal’s ride well enough for an aging Gen-Xer like me who simply relies on bikes for commuting and meeting friends. It’s not, god forbid, for those nutso bike trips people seem to take all over the Pacific Northwest. I bought the bike from Rad Power Bikes, a budget-friendly Ballard-based all e-bike company, where prices average about $1,500, but go as low as $1,000.

Rad Bikes, with its friendly superstore in Ballard, may be on the cusp of bringing e-biking to the masses; described as “the largest e-bike in the US,” they already have 1,000 commercial customers, including Domino’s Pizza, and claim 200,000 Rad bikers worldwide.

Geared up from a $150 million investment in February, and planning to double its 325-person staff this year, Rad Bikes’ sales spiked nearly 300 percent year-over-year as of April 2020, according to a report from Geekwire.

Local bike shops that sell a mix of e-bikes and pedal bikes are seeing the e-bike spike too. Thomas Swann, a technician at Greenlake’s Gregg’s Cycle, a nearly century-old Seattle shop, said, “There definitely is a boom. [E-bike sales] are way up.” Swann estimates that just five years ago, Gregg’s sold about one e-bike for every 20 pedal bikes; now, he said, that ratio is more like one to five.

“More people biking, whether with electric motors or not, means more people who might be noticing how all the bike lanes seem to end whenever you get to a busy street.” —Seattle Bike Blog Editor Tom Fucoloro

Swann attributes the jump in sales to new technology, namely improvements to lithium-ion batteries.  “We’ve got batteries pretty much figured out to the point that is financially available to people. Batteries are only going to get better. It’s gonna skyrocket,” he said.

The drop in prices over the last decade has put a number of more-affordable e-bikes on the market. Recent COVID-era market factors stalled the price decline earlier this year, but companies like Rad are nudging the price-point trajectory down again.

Some Seattle bike snobs might look at Rad Bikes the same way coffee snobs viewed Starbucks in the early ‘90s—like it’s besmirching a secret handshake culture. But thankfully, not all longtime bike enthusiasts scoff at the booming user-friendly e-bike trend. In fact, it was my bike buddy who eagerly steered me to Rad Power bikes because he shares my pro-city, YIMBY philosophy that human-scale cities are better for the environment and the economy. And he realizes: City Hall is more likely to get serious about building that model city when biking is a central component of life here.

Noting how giddy I was after zooming up Capitol Hill that first night trying an e-bike, my non-bike-snob-bike-snob-friend said, “Yeah, it’s amazing. They flatten the city.”

That’s the perfect way to think about electric bikes—and not just because they magically negate the hills that intrude on so many Seattle rides (including every conceivable route to my Capitol Hill apartment). They help equalize transportation, flattening out the inequities that often complicate people’s access to work, childcare, groceries, and other daily to-dos. Much sturdier and heavier than traditional bikes, e-bikes don’t flinch at additional passengers and grocery bags. “When someone says, ‘Oh, you know, cycling is great for people who don’t have children,’” Davey Oil, owner of G & O Family Cyclery in Greenwood, quipped, “I’m just like, ‘Hold my juice box, I have three kids on this bike.’”

The League of American Bicyclists ranks “Washington state, particularly the Seattle area”  No. 1  for the E-bike market.

It’s no wonder. There’s a range of options, including:

Homegrown, single-brand shops such as  Hilltopper Electric Bike Company (which also does conversions) and Rad Power Bikes.

Local retailers that simply carry different brands of E-bikes such as G & O Family Cyclery, Electric & Folding Bikes Northwest, Seattle Electric Bike, and Seattle E-Bike.

National & International single-brand outlets such as EVELO and Pedego, and VanMoof. 

Custom shops that’ll convert your current bike to an E-Bike such as Bike Swift.

While $1,500 for a bike still might seem Team Bourgeois as opposed to Team Budweiser, “it’s also a lot less expensive than a car,” said Anna Zivarts, local bike advocate and Director of the Disability Mobility Initiative at Disability Rights Washington. “And,” she added, “it is my car.”

Zivarts, who recently swapped her traditional cargo bike for the motorized version, said her new e-bike is perfect for her and her kid. “The main reason I like it compared to a non-e-bike is that it allows me and the kid to take routes that have less car traffic, even if they’re really hilly,” she said. “There’s no flat routes from South Seattle to downtown that aren’t MLK Blvd., Beacon Ave., Rainier Ave., or Lake Washington Boulevard, all of which have pretty fast cars.” Zivarts said she avoids those intimidating streets now by biking right up the hilly Beacon Hill greenway or through Mt. Baker. “When I was tired before the e-bike,” she said,  “I’d often risk our safety by riding one of the flatter, busier streets. Now I don’t have to make that tradeoff.”

When G & O Family Cyclery opened its doors eight years ago with a consumer-friendly focus on catering to families, it mostly sold traditional cargo bikes and kids’ bikes. Electric assist bikes made up only about 10% of their sales. “Now,” G & O owner Oil said, “it’s become 100% of the bikes we sell.”

Meanwhile, Seattle’s bike share system, those red e-bikes you see everywhere, is up by 50,000 daily rides, a near 20% increase, compared to this time last year.

It’s worth noting: E-bikes outsold electric cars 2-to-1 in the U.S. in 2020. Despite the e-bike “throttle” option, which you can use to take a break from pedaling up a particularly rough hill, they’re still great for your health, and as opposed to electric cars, e-bikes are actually green because they don’t require highways and suburban-style infrastructure.

And p.s. to the macho road warrior crowd who say riding an e-bike is “cheating”: E-bikers like me are likely to get more exercise than they do on analog bikes. The fact that biking across town is no longer so daunting means I’m going to bike a lot more.

Longtime local bike advocate Tom Fucoloro, who has been writing Seattle Bike Blog since 2010, thinks the popularity of e-bikes is good news politically.

“It’s more people,” Fucoloro said about the current spike in e-bikes. “And more people biking, whether with electric motors or not, means more people who might be noticing how all the bike lanes seem to end whenever you get to a busy street. More people asking ‘Well, that neighborhood has bikes lanes, why doesn’t this one?’ When there’s more people asking those questions, within a couple days, they are knocking on the doors of City Hall.”

Continue reading “Maybe Metropolis: Flatten the City” →

Maybe Metropolis, Urbanism, zoning

Maybe Metropolis: Time Share

Instead of letting new spaces languish during “off hours,” let’s time share the public right-of-way throughout the day.

by Josh Feit

All summer, I’ve been setting up my computer and working afternoons at a picnic table under one of those outdoor dining canopies—one of the approximately 230 that have sprung up during the pandemic. My impromptu afternoon office is at E. Harrison St. on Capitol Hill next to Rione XIII, an Italian spot that seats diners outside under the plywood and plastic roofing all evening. When I settle in there, the restaurant is closed. Typically, I’m the only one using the space at that time of day. I did walk by on Tuesday night last week—the restaurant is closed on Monday and Tuesday nights—and notice that a singer-songwriter with a PA, microphone, and guitar had commandeered the place for a performance; a small audience had gathered.

Turning city right-of-way into curbside seating instead of parking spots is one of the ways we’ve reconfigured city space during the pandemic—and not just for sanctioned dining it seems, but also for DIY uses such as music performances and potential co-working spots.

This amorphous moment has created an opportunity for the city to harness a relatively untapped zoning asset: Time. Designating the same space for different uses at different times—like applying the concept of “adult swim” to city spaces— could remake Seattle, particularly if we apply the time-share concept with sustainability and social justice in mind. I’m definitely not talking about Ping-Pong in the Park.

We saw some examples of businesses using time creatively during the pandemic—senior-only shopping hours at grocery stores, for example. But pre-pandemic, with only a handful of exceptions, the city has never truly (or formally) explored the tactic of reserving the same space for different uses at different times. Closing Lake Washington Boulevard to cars on summer Sundays—and opening it for people to walk, bike, and roll—is perhaps the most notable, and coolest, example, along with (briefly) making a few blocks of Capitol Hill’s nightlife district pedestrian-only on weekend evenings, and turning Ballard Ave. over to a farmers’ market on Sundays.

We have an opportunity to harness an untapped zoning asset: Time. Designating the same space for different uses at different times could remake the city for the better.

Generally speaking, Seattle Office of Planning and Community Development Interim Director Rico Quirindongo is excited about the way the pandemic has upended traditionally designated uses.

Prior to COVID-19, he said, “the public realm was owned by single-occupancy vehicles,” and “parking was king. What has happened in a time of COVID is a transformation of that, where [the public realm] was assessed differently. The necessity was around public health. We couldn’t gather indoors. So there was a land grab, if you will, where we the people took it back. We took it back for gathering, we took it back for protest, we took it back for celebrating, we took it back for retail. Are all those things that we want to keep? Hell to the yes.”

As the former chair of the Pike Place Market PDA Council, Quirindongo says he sees the potential for divvying uses up by time. The idea is already afoot organically in the Market, he says. “With Pike Place Market, the lines have been blurred between around to whom does the space belong, and when does it belong to whom. Sometimes it is a marketplace, sometimes it is closed. Sometimes people are walking down the middle the streets, sometimes it is a loading zone. Sometimes it is single-occupancy vehicles. And when and how that happens, is just left up to the organic nature of people and time.” He notes, though, whenever the PDA broached the idea of formally closing the the block to cars in favor of pedestrians, the businesses told them no. Continue reading “Maybe Metropolis: Time Share” →

Density, Development, Elections, housing, Maybe Metropolis, Urbanism

What’s a YIMBY To Do? Part 2
Mayoral Candidate Lorena González Photo credit: Steve Dipaola

by Josh Feit

Historically, Seattle mayoral campaigns have been frustrating for voters like me. Pro-city YIMBYs are usually stuck picking between two disappointing choices. There’s the establishment candidate who stands by Seattle’s formula of sequestering development downtown and into select hubs, while obediently keeping density out of exclusionary single-family neighborhoods. Or there’s the populist candidate for whom development is a dirty word that only means one thing—gentrification.

Fortunately, with a wide-open field this year, there’s room for an urbanist to defy Seattle’s traditional, binary script and step in with a progressive third way that calls for transit-oriented neighborhoods, where density and mixed-use zoning can remake our city for equity. (The pandemic has certainly provided breathing room to this new vision by letting voters actually experience their neighborhoods as more than just bedroom communities for downtown.)

In March, when the race first got underway, I flagged two potentially promising candidates, Jessyn Farrell and Andrew Grant Houston, who could step in and rally the long-overlooked pro-city constituency—Farrell due to her record of transit advocacy or Houston with his exciting to-do list.

Last week, however, at a mayoral candidate forum co-sponsored by the MASS Coalition and other key urbanist groups (moderated by PubliCola’s own Erica C. Barnett), a different candidate emerged as the unflinching, outspoken leader of the pro-urban cause: Seattle City Council president Lorena González. González is an at-large city council member who was first elected in 2015 as a police accountability activist and attorney.

Here’s what I wrote about González in March, explaining why I chose to highlight Farrell and Houston: “That’s not to say police accountability superstar González hasn’t voted for YIMBY legislation, but it’s far from the focus of her agenda.” However, when Barnett pressed the candidates to articulate their pro-city agenda during last week’s forum, González flew the urbanist flag more unapologetically and forcefully than anyone else in the crowded field. It’s also worth noting that González has already won two citywide races—she was re-elected in 2017—and has a history of supporting progressive legislation at City Hall.

I guess I shouldn’t be surprised by González’s righteous edge on urbanism; when the city deigned to modestly increase density on the fringes of Seattle’s single-family zones back in 2019, González was all in, saying let’s do this already, and also saying it wasn’t nearly enough. She used the occasion to school the NIMBYs about the city’s “cloud of exclusionary zoning.” 

The fight to rid the city of exclusionary zoning as a front-and-center-policy choice seems to define González’s agenda. Asked to name the single most important thing she could do as mayor to fight climate change, González, unlike any of the other candidates at the forum, went right after single-family zoning.

Listen to her connect the dots: “We have to build a city that gives people incentive to get out of cars and stay in their neighborhoods. We can build that kind of city across every single neighborhood. I think the most important thing we can do is dismantle exclusionary zoning laws that create the most expensive and the least climate-friendly buildings for living. Those are single-family homes.”

“I think the most important thing we can do is dismantle exclusionary zoning laws.”—City Council President Lorena González

The once-radical belief that single-family zones are exclusionary, and that easing Seattle’s affordable housing crisis will require eliminating them, is finally widely accepted. And as we pointed out earlier this week, most candidates generically support the concept. González, however, goes beyond just checking that box; she connects all her dots to the issue, making equitable and complete neighborhoods the centerpiece of her city planning vision. (Newcomer Houston is adamant about getting rid of single-family zoning too.)

Several of González’s answers to questions during the forum were defined by remaking Seattle’s neighborhoods.

In her opening statement, she rushed right to the comprehensive plan, the city’s governing neighborhood planning document, saying city hall needed to take the pending 2024 Comp Plan update as a chance to “build a 15-minute city”—a guiding urbanist principle that means every household citywide should have 15-minute access, “without relying on a single-occupant vehicle,” to goods and services.

And when asked during the “Yes or No” lightning round whether she supported making SDOT’s COVID-19-era pedestrian-friendly streets permanent, González not only said Yes, duh, but felt compelled to add: “Already working on it. And I would also make sure that they are not mixed modality.” In fact, earlier in the forum, she brought this issue up on her own, segueing into an anti-car tirade: “I love the [pandemic-era pedestrian streets], but they are still mixed modalities. We need to eliminate cars on those streets to make sure they continue to be safe, and will be safe for those of us who are not in a steel machine.”

González’s star turn at the MASS Coalition forum also featured this refreshing bit of impatience with Seattle’s car-centric status quo. Asked if she would take action (where the current mayor has not) to set up an enforcement-camera pilot to protect bus-only lanes and bike lanes, she said: “Yes, and yes. And I would just do it. I don’t think we need a pilot project to know that this is something that is effective.”

Lest you think former police accountability attorney González, with her history of taking on biased policing, has subbed out her racial justice lens for a pro-transit lens—nope. She added: “I will also say, it’s really important to make sure we are not creating any disproportionate or disparate impacts on low income or people of color who might be targeted through the automated enforcement.”

Urbanism and social justice have been inching toward each other for nearly a decade, but the over-simplistic dynamics of Seattle’s mayoral elections have thwarted the smart combo by forcing pro-city voters to choose one or the other. No longer.

Ultimately, this is the power of González’s urbanism. Just as her call for multifamily housing in Seattle’s exclusive neighborhoods is fueled by her visceral sense of racism (go to the 2:06:18 mark for  her 2019 history lesson about redlining), so are her calls for transit access.

Urbanism and social justice have been inching toward each other for nearly a decade, but the over-simplistic dynamics of Seattle’s mayoral elections have thwarted the smart combo by forcing pro-city voters to choose one or the other. No longer. Judging from her momentum at the MASS Coalition forum, González is the right woman at the right time to press the Jane Jacobs agenda.

Two important footnotes.

1) Houston, who is young,  BIPOC, and queer, also runs urbanism through a smart social justice lens. For example, he stood out during the MASS Coalition forum lightning round by coming out against congestion pricing, saying simply, “No, it’s inequitable.” Everyone—even the unimpressive Bruce Harrell—gets that congestion pricing will hit poorer people harder because housing prices force poor people into far-flung, car-dependent suburban living. I respect Houston’s hard-line stance (as did ECB!), but the ultimate wisdom of charging people to drive downtown (González said yes) can easily be designed to exempt poor people. As mayor, there’s no question Latinx González will craft a just congestion pricing program.

Yeah yeah, they’ve got their spoiled-brat campaign against Sawant (which reads like a Brett Kavanaugh temper tantrum)

And, here’s a thought about the council election:

2) If you believe the Seattle Times, establishment polling firms, and conventional wisdom, Seattle voters are fed up with the City Council—their woke politics, their YIMBY POV, their commitment to organized labor, their “permissive” (harm reduction) approach to homelessness, and the fact that they had the nerve to hold Carmen Best accountable for the SPD.

Reality check: NO LEGIT CANDIDATE CHOSE TO RUN AGAINST THE COUNCIL’S AT-LARGE LEADER OF THESE AWESOME POLITICS, Position 8 Councilmember Teresa Mosqueda.

Probably because the establishment is gaslighting you, and they actually know there’s no way to beat Mosqueda, because people actually agree with her progressive, YIMBY agenda. Meanwhile, the establishment’s former bestie, the mayor, dropped out of her bid for reelection. Hmmm.

Yeah, yeah, they’ve got their spoiled-brat campaign against Sawant (which reads like a Brett Kavanaugh temper tantrum), but that’s a longstanding obsession, and it’s unrelated to Mosqueda’s specific, get-shit done, agenda.

Josh@PubliCola.com

Courts, criminal justice, Density, Elections, Morning Fizz, Transportation, Urbanism

“Three-Strikes” Resentencing Continues; Campaign Debate Highlights Urbanist Shift

1. On Friday afternoon, 63-year-old Raymond Ben became the fifth person from King County to be resentenced under a new state law intended to correct decades of harsh mandatory sentences by retroactively removing second-degree robbery from the list of offenses targeted by the state’s “three-strikes” statute, which imposes a life sentence without parole for so-called “persistent offenders.”

The law requires prosecutors to request resentencing hearings by July 25 for anyone currently serving a life sentence for a “three-strikes” case involving a second-degree robbery—which, unlike other three-strikes offenses like rape and manslaughter, typically doesn’t involve a weapon or injury to another person. The law made at least 114 people across Washington eligible for resentencing, including 29 people from King County—many of whom, like Ben, have spent a decade or more in prison.

In 2001, a King County judge sentenced Ben to life in prison after he stole a computer from a secure building at the University of Washington and punched three bystanders who tried to stop him; because of previous convictions for burglary and second-degree robbery, Ben fell into Washington’s “persistent offender” category.

Ben is one of a dozen inmates for whom the unit requested resentencing hearings before the July deadline. Two of those hearings—for 50-year-old Michael Peters and 59-year-old Rene Haydel—also took place on Friday.

Of the dozen inmates scheduled for resentencing before July 25, three—including Ben, who has cancer—received priority because of health concerns. Rickey Mahaney, the first person resentenced in King County under the new law, left the Coyote Ridge Correctional Facility in Franklin County on June 1 to move to hospice care.

Once the Washington Department of Corrections approves Ben’s re-entry plan, he has arranged to join his sister’s family after his release. But not everyone resentenced under the new law can turn to family members for support, which has forced the prosecutor’s office to rely on nonprofit organizations—the Seattle Clemency Project, among others—to organize housing, employment and other elements of re-entry plans for several inmates who would otherwise have no support system after their release.

Carla Lee, who leads the sentence review unit within the King County Prosecutor’s Office, told PubliCola that many other prosecutors’ offices in Washington won’t be able to provide backup options to those they resentence. “If someone in another county doesn’t have family to help them get back on their feet after their release,” she said, “there’s no guarantee that they’ll have another option.”

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2. PubliCola’s Erica C. Barnett moderated a mayoral forum sponsored by the MASS Coalition, Cascade Bicycle Club, Transportation Choices Coalition, and several other environmental groups last Wednesday.

The conversation, which featured five of the leading mayoral candidates (Colleen Echohawk and Casey Sixkiller were absent), highlighted substantive differences on issues that have flown under the radar during most debates this year, such as transit funding, the future of the Move Seattle levy, and the city’s contribution to climate change.

Some observations from the debate:

• Former council member Bruce Harrell, who’s leading (after “undecided”) in recent polls, has really embraced the idea that private donations will help solve the city’s biggest problems, including not just homelessness but transportation infrastructure.

In response to a question about the Move Seattle levy, which has failed to produce promised investments in sidewalks, bike infrastructure, and road and bridge maintenance, Harrell he would lean on large employers’ obligation “to give back to the community, to help us with the infrastructure. … So you’ll see not only a taxing mechanism, but you’ll see philanthropic efforts on my part.”

• Nearly every candidate supported the concept of making transit free—a huge endeavor that would have significant revenue impacts on both Sound Transit and King County Metro—although supporters varied in their responses to how they would like to see free transit happen. Continue reading ““Three-Strikes” Resentencing Continues; Campaign Debate Highlights Urbanist Shift” →

City Council, Maybe Metropolis, neighborhoods, Urbanism

Maybe Metropolis: Launching Seattle’s New “Neighborhood Character”

District 6 Councilmember Dan Strauss’ legislation is an acknowledgment that Seattle’s neighborhood character is changing.

by Josh Feit

City Council member Dan Strauss passed legislation this week that extends the city’s sidewalk and curbside permitting program for Seattle businesses for another year. Standing next to one of the semi-permanent “pergolas” that now line Ballard Avenue, Strauss said, “we want them here forever.” Mike Stewart, head of the Ballard Alliance, noted the “great symbiotic relationship between restaurants, retailers, and the Ballard Sunday Farmers Market. By supporting any one of those,” Stewart said, customers help support the neighborhood’s whole urban core.

It’s a good start. In fact, I inaugurated the “Maybe Metropolis” column during the tumult of the pandemic last Fall by seizing on the street seating program as a promising sign that the COVID-19 crisis was unlocking Seattle’s larger urbanist sensibility.

But…

Strauss’ legislation doesn’t fully capitalize on this pivotal moment. Public momentum is currently pushing Seattle in an urban direction. In just one year, the city has now issued 233 outdoor restaurant permits, compared to about 384 outdoor dining permits issued over the previous 12 years combined.

Obviously, part of that increase is related to that fact that the permits were free this year; ordinarily there’s a square footage charge and a $232 up-front free. Nonetheless, this year’s permits represent an increase of more than 700 percent over the previous years’ average—a tremendous spike.

If there’s one thing we’ve learned from the pandemic, it’s that Seattle’s “neighborhood character” has a different personality type than we thought. Long a coded excuse against everything from more mother-in-law apartments, to triplexes, to nighttime lights in parks, it turns out Seattle’s “neighborhood character” is far more malleable and exciting than Seattle’s reactionary reflex suggests.

If we miss this opportunity to transform Seattle’s non-downtown neighborhoods on a grander scale than simply allowing outdoor seating while failing to make our local communities places that actually support our lives—as opposed to supporting Stepford lives—we will have squandered 2021’s urban revelation.

Certainly, some of the pent-up energy is specific to the pandemic, but given that trends like working from home were already in play prior to 2020—teleworking in Seattle increased 113 percent between 2010 and 2019—it seems the pandemic has actually revealed, rather than invented, neighborhood needs and preferences.

For example, the jump in working from home was not a function of Seattle’s simultaneous population boom, as it dramatically outpaced other modes like driving (which actually decreased) and walking. The need for more neighborhood options to do business, shop, and go out nearby isn’t going away if people continue to work in greater numbers at home.

The pandemic has actually revealed, rather than invented, neighborhood needs and preferences..

The change in mood that has coincided with the need for more activated neighborhoods has certainly nudged the city to already relax some rigid rules this past year. In addition to making it easier for businesses to set up sidewalk and street dining, the council has also eased restrictions on small home businesses and made some streets pedestrian and bike only zones.

It’s a good look. But rather than taking a piecemeal approach, council members need to think comprehensively about making all our city neighborhoods more neighbor-friendly. This means recalibrating zoning (more density and uses), restriping existing pavement (more bus and bike lanes), and retaking the public right of way (with bioswales, bike racks, P-Patches, microparks, and closing streets to cars.)

In March, I published a list of seven neighborhood Must Dos for meeting this moment, which mostly focused on increasing housing density in non-downtown neighborhoods (end single family zoning, please!) and increasing the density of indie businesses as well. Along those lines, I wrote: “With hundreds of businesses getting street (or sidewalk) seating permits … it needs to be a permanent option.” Since the council seems to be responding to the zeitgeist, I’d like to take advantage of the momentum and offer some more necessary fixes for Seattle’s neighborhoods.

Because District 6 Councilmember Strauss is showing such leadership on this issue, I’m proposing Ballard, which makes up the bulk of District 6, as the first neighborhood to implement the following recommendations for acknowledging and activating our new neighborhood character.

We can call it the Ballard Action District, or BAD.

Ballard Ave.

First, while allowing multifamily housing in Seattle’s exclusive single-family zones must be central to any plan to reinvent our neighborhoods, let’s start by upzoning the real estate that’s adjacent to our neighborhood parks and schools, creating Parks Oriented Development (POD) and Schools Oriented Development (SOD).

Eighty-nine percent of the city’s parks and open spaces are in single family zones. Similarly, the vast majority of the city’s top-performing elementary schools are in single-family areas. Let’s give more people access. In order to redistribute these assets, let’s start undoing those single-family enclaves, which make up 65 percent of the city’s developable land, by prioritizing real estate around parks and schools for multi-family and affordable housing.

Continue reading “Maybe Metropolis: Launching Seattle’s New “Neighborhood Character”” →

Affordability, Health, homelessness, housing, legislature, Mayor Durkan, Morning Fizz, Sightline, Urbanism

Inslee Issues Pro-Housing Partial Veto; Another Avoidable Outbreak Preempts Planned Sweep; Affordable Housing Data Supports Single-Family Upzones

1. An important follow-up story to our Olympia coverage: On Thursday, Governor Jay Inslee vetoed several sections of a supposedly pro-accessory dwelling unit bill that ADU advocates convinced him failed the smell test. A pro-affordable housing coalition starring the AARP, Sightline, the Sierra Club, and the Washington State Labor Council, initially supporters of the legislation, wrote Inslee a letter after the session ended telling him the bill would actually end up being detrimental to the pro-housing movement.

PubliCola wrote about this bill all session, noting that housing development antagonist State Rep. Gerry Pollet (D-46, Seattle), the House Local Government Committee chair, derailed the bill with, among other objections, odd complaints about “profit tourism” (a scary-sounding, but frankly meaningless epithet).

State Sen. Marko Liias (D-32, Edmonds) originally passed the bill on the Senate side, but by the time it came back from the House, thanks to Rep. Pollet and Rep. Sharon Shewmake (D-42, Bellingham), the legislation was watered down to the point that the affordable housing advocates felt compelled to send their letter urging Inslee to veto major portions of the bill, including provisions that gave cities veto power over ADU mandates.

Inslee’s message was clear: Let’s actually do something to create more affordable housing stock.

Now that the governor has weighed in, I’ll be working to pass an even stronger bill in 2022.

After Inslee’s partial veto, Liias told PubliCola:

“We need more housing options. Renters and homeowners both benefit from ADUs. I was disappointed in the House amendments. Now that the governor has weighed in, I’ll be working to pass an even stronger bill in 2022.”

A key piece of Liias’ bill did survive Inslee’s pen, a section that prohibits local rules barring non-related people (such as roommates) from sharing housing.

2. A new outbreak of an unspecified gastrointestinal illness temporarily halted a planned sweep at a homeless encampment near White Center this week, after King County Public Health recommended strongly against uprooting people with severe symptoms such as diarrhea and vomiting.

The Centers for Disease Control has recommended that cities refrain from sweeping encampments during the pandemic, because redistributing large numbers of people throughout cities causes an obvious risk of community transmission. But the city has begun ramping up sweeps of homeless encampments in recent months anyway, citing the need to keep parks and playfields safe and clear for kids going back to school, among other justifications.

“In general, we recommend taking into account potential communicable disease risks if there is a plan to move an encampment where there is either an active disease investigation or an active outbreak.”—King County Public Health

A spokeswoman for the public health department, Kate Cole, said the county is trying to figure out what pathogen is making people at the encampment sick. There have been several reported outbreaks of shigella among homeless people in the last year; the disease spreads rapidly when people lack access to sinks with soap and running water, which the city, under Mayor Jenny Durkan, has been reluctant to provide.

“In general, we recommend taking into account potential communicable disease risks if there is a plan to move an encampment where there is either an active disease investigation or an active outbreak,” Cole said. “We understand there are many health and safety factors that play into the City’s decisions about moving encampments and we maintain regular coordination with the City to address these complicated situations.”

The city identifies a list of “priority” encampments each week and directs outreach providers to offer shelter to people living at these sites before removing them. In addition the the White Center encampment, the city just placed encampments in Ballard and on Capitol Hill on its priority list.

3. We’ve got some more data to help put the city’s recent Mandatory Housing Affordability report in context. Last week, you’ll remember, we added some initial context to the report: Based on the total affordable housing dollars generated by development in the 6 percent sliver of the city’s single family zones that the council upzoned in 2019, it appeared that those areas were producing more funds for affordable housing than expected. Continue reading “Inslee Issues Pro-Housing Partial Veto; Another Avoidable Outbreak Preempts Planned Sweep; Affordable Housing Data Supports Single-Family Upzones” →

City Council, City Hall, Density, Development, Equity, housing, land use, Maybe Metropolis, Opinion, Renters, Uncategorized, Urbanism

It’s Time for a Biden-Era Mandatory Housing Affordability Plan

by Josh Feit

The report is out. Mandatory Housing Affordability: Fail.

With such solid results, how can I say that?

It’s true, the numbers are impressive. MHA dollars accounted for 45 percent of the city’s affordable housing spending in 2020, or $52.3 million. (MHA actually brought in $68.3 million total last year, and the city will carry over the additional $16 million in MHA money for 2021 affordable housing projects.)

And while the longtime Seattle Housing Levy’s $56.7 million accounted for more of 2020’s affordable housing spending, 48 percent, MHA actually created 110 more rent-restricted units than the venerated levy—698 funded by MHA versus 588 funded by the levy.

In short, this brand-new inclusionary housing mechanism, which came online in 2019 after five years of old-school neighborhood lawsuits and challenges, more than matched the levy, a 40-year-old property tax program that cost homeowners a median of $122 a year in 2016.

MHA is an affordable housing mandate that upzoned a sliver of Seattle’s exclusive single-family areas while requiring developers to either pay a fee, which goes into an affordable housing fund, or build a percentage of affordable units on site. MHA applies to every new multifamily or commercial building in the city. And it costs you nothing. Oh, and the $52.3 million for 698 units doesn’t even include the 104 on-site affordable housing units that MHA created; the city does not track on-site units as affordable housing dollars.

So, with such glowing stats, why “fail?”

I mean it the same way Obama’s $800 billion stimulus package was a failure and Democrats are now applauding Biden for going big on his $4.1 trillion infrastructure plan. In other words, if we’re getting a nearly-$70 million-a-year bang for our buck on affordable housing dollars from the polite MHA upzones the council passed in 2019, it’s time to do a Biden and go bigger.

If a bumper-bowling upzone was able to create a fund comparable to the Housing Levy without raising any taxes, imagine what a grown-up upzone would do for affordable housing.

MHA only upzoned 6 percent of the city’s single-family zones, which make up around 65 percent of the city’s developable land. Under MHA, the city also did some earlier upzones between 2017 and 2019 in parts of six  neighborhoods where some density was already allowed, such as downtown, the University District, South Lake Union, and 23rd Avenue in the Central District

Back when the council passed the final pieces of MHA two years ago, the city’s two at-large council members, Lorena González and Teresa Mosqueda, were already playing Elizabeth Warren to the mayor’s Larry Summers. Caving to pressure from the slow-growth Seattle Times, former mayor Ed Murray scrapped his initial MHA upzone proposal, which would have raised the ceiling on height regulations in single family zones at large.

“For some, this housing affordability legislation goes too far,” González said from the council dais when the council passed MHA in March 2019, “for others it does not go far enough.” It was clear which side González was on. “So, let’s chat a little bit about that dynamic,” she said. “Contrary to the name of the Select Committee on Citywide MHA, this legislation is not even close to citywide. This legislation impacts a total of only 6 percent of existing areas currently and strictly zoned as single family home zones. That means even with the passage of MHA legislation, approximately 60 percent of the city of Seattle is still under the cloud of exclusionary zoning laws.” She went on to give a history lesson of racist housing covenants in Seattle.

Councilmember Mosqueda sounded the same note. “I’m sad that we’re not actually having a conversation about citywide changes,” she said. “I think that’s the next conversation to have. Larger changes that create a more inclusive Seattle. Again, this is just an effort to look at 6 percent of the single family zoning in our city.”

González is running for mayor this year, and Mosqueda is backing her. Here’s hoping González is actually committed to doing something about “the cloud of exclusionary zoning.” Not only because it will help create a more inclusive city, but according to the numbers, it would be good affordable housing policy.

Think about it. If a bumper-bowling upzone was able to create a fund comparable to the Housing Levy without raising any taxes, imagine what a grown-up upzone would do for affordable housing. While we created 1,300 units last year, we should be building a total of 244,000 net new affordable homes by 2040, according to the King County’s Regional Affordable Housing Task Force, or about 12,000 a year.

Another important stat, one that’s not in the report: $10 million of all MHA proceeds to date have come from developments within the sliver of city land that used to be zoned exclusively single-family.

Upzoning the rest of the city—the part that remains exclusively single-family—would certainly help. Another important stat, one that’s not in the report: $10 million of all MHA proceeds to date have come from developments within the sliver of city land that used to be zoned exclusively single-family.

This is noteworthy. Here’s why. There are three main streams of MHA money: first, payments from developments in selected multifamily hubs that became subject to MHA in 2017, including parts of 23rd Ave. in the Central District, the University District, and Uptown; next, payments from developments in all multifamily zones, from the new MHA legislation that took effect in 2019; and also payments from developments in the upzoned sliver of former single-family zones.

Over the four years between 2016 and 2020, the hub upzones, which went into effect earlier, have generated about 60 percent of the money from MHA, most of that in 2020. But since 2019, when MHA dollars started flowing in from the multifamily areas and the former single-family areas, nearly a third of the additional money from those new revenue sources—$10 million of $36 million remaining total—has been from development in the sliver that used to be single-family.

That outsized stat indicates just how attractive these formerly verboten zones, which sit on the edges of existing urban centers and urban villages, are for new housing. If we actually upzoned all of the city’s exclusive single-family areas, instead of just six percent, we’d have a better chance at generating the money to build the affordable housing stock this city needs.

While the upzoned former single-family zones did generate $10 million for affordable housing, there is another MHA fail. None of the on-site MHA housing was built in those areas. That needs to change. Opening up the entire city to multifamily housing, as opposed to the begrudging 6 percent allotted in MHA, would create more options for on-site multifamily development in these zones themselves. Hopefully, the next conversation about upzones will address how to actually put multifamily housing in amenity-rich SFZs.

The name of this column is Maybe Metropolis. My verdict on MHA?  Emphasis remains on “maybe” until we do mandatory housing affordability right and make it actually citywide.

Josh@PubliCola.com