Tag: mandatory housing affordability

Affordability, Density, housing, Maybe Metropolis, Taxes, zoning

Maybe Metropolis: The Solution Is More Density, Not Just More Taxes
Image of three developments allowed in some former single-family areas, from least to most dense: residential small lot, low-rise 1, and low-rise 2.
MHA’s modest upzones on a sliver of Seattle’s single-family land include (l-r) residential small lot, low-rise 1, and low-rise 2. Images via City of Seattle.

By Josh Feit

The JumpStart tax, city council member Teresa Mosqueda’s payroll tax on big employers like Amazon, is posting standout numbers. This year, JumpStart will fund $97 million in affordable housing investments, including nearly $80 million for 1,769 units of affordable rental housing. Last year, the $71.4 million it provided toward affordable housing amounted to almost half the $153 million total raised by all the city’s affordable housing funding streams.

The Jump Start tax teases out the nexus between surging tech job growth and housing prices by capturing nouveau corporate Seattle’s impact on the market. That is: As the hyper growth of tech companies like Amazon inflate local housing prices, the city is taxing them to help fund affordable housing. It’s a good look, and it seems like a logical offset for the influx of high-earning tech employees. And, let’s be honest: It also feels good.

However, as much as I agree with the logic of an Amazon tax, and as much as it’s bringing in, I think there’s a more germane and effective way to raise affordable housing dollars. Luckily, it’s already part of our affordable housing strategy—sort of.

I’m talking about 2019’s Mandatory Housing Affordability program, a fee on new development in designated parts of the city, which brought in an impressive $50 million in 2021 itself.

Given that Jump Start outpaced MHA by $20 million, why am I focusing on  MHA as the smarter policy? For starters, MHA, which came with a series of targeted upzones that allow more housing in more places, actually attempts to undo the root cause of our housing crisis: prohibitive zoning laws that discriminate against multi-family housing in the vast majority of the city. These historical zoning laws cordon off nearly 75 percent of the city from multifamily housing, pinching supply and thus fueling steep housing prices.

While conventional wisdom holds that upzones and new development inflate housing costs, a 2021 UCLA report found that the latest studies show the opposite: Five out of six studies looking at the impact of market-rate housing determined that new market-rate density “makes nearby housing more affordable across the income distribution of rental units.”

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Conversely, those who warn that upzones lead to gentrification, have a hard time explaining why gentrification is alreday happening in Seattle today, under our status-quo zoning that prohibits the very density urbanists are calling for. More logically, the prohibition on new development in so much of the city is spiking prices for the limited housing that is available.

Seattle gained 130,000 people between 2010 and 2020 (13,000 a year) and another 8,400 during the first year of the pandemic, many of them tech transplants. These newcomers didn’t cause the housing shortage, though—they merely brought it into sharper relief. The MHA strategy, which encourages housing development, is actually in the position to do something about it.

MHA, which came with a series of targeted up-zones, actually attempts to undo the root cause of our housing crisis: prohibitive zoning laws that discriminate against multi-family housing in the vast majority of the city.

And MHA might be worth more money than JumpStart. The MHA data point that interests me most is $13.4 million, a subset of MHA dollars raised. This figure represents the amount of money MHA raised specifically from developments built on land where it was previously prohibited: multifamily housing built on land that was upzoned in Seattle’s previously exclusive single-family zones.

Passed in 2019, MHA didn’t merely tack a fee onto new development; it also upzoned tracts along the edges of 27 single-family zones, allowing small-scale density in some previously single-family-only neighborhoods by expanding low-rise and neighborhood commercial zones and creating a new “residential small lot” zoning designation. These modest upzones, which the city adopted on just 6 percent of single-family land, allow new housing that fits in seamlessly with single-family houses.

Interestingly, this modest bit of geography— 6% of the single-family zones, or  4% of the city’s total developable land—accounted for nearly 20 percent of all MHA dollars. This outsized production could represent an upward trend. Last year, the same modestly upzoned fraction of single-family areas brought in 12 percent of the money raised from MHA overall, $8.3 million out of MHA’s $68.3 million.

This disproportionate performance indicates that pent-up demand for development on formerly cordoned-off land could be a spigot of affordable housing cash. Consider: There’s a lot more developable land where that 6 percent came from, and the city could increase the potential density of those areas more dramatically than it has to allow multifamily and commercial development, for example. If the city council and Mayor Bruce Harrell had the courage to stand up to Seattle’s NIMBY class by extending the upzones further into exclusive single-family areas and by opting for denser upzones, Seattle would generate far more cash for affordable housing.

Sure, $80 million from the JumpStart tax  is helping a lot. But the truth is, we need far more money for housing. According to the Office of Housing, MHA helped fund 990 units in 2021. But, according to the Regional Affordable Housing Task Force , we need 12,000 a year. Unfortunately, JumpStart’s impressive figures could dampen any move to expand the more on-point MHA approach, which raises money for affordable housing (and could raise a lot more) while actually addressing the crux of the housing problem by freeing up land for development.

In this way, JumpStart could unwittingly play to the interests of single-family homeowners (and their ever-appreciating property values) by shifting the focus away from the central role these homeowners play in the housing crisis, holding them harmless and avoiding bold policy solutions by taking their communities off the table.

According to the MHA numbers, the 4 percent of Seattle that we timidly opened up to more housing construction is trying to tell us something: The table is bigger than we think.

Josh@PubliCola.com

Affordability, housing, Renters

Big Rent Increases Are Coming For Some Affordable Housing Residents
Bellwether Housing's Anchor Flats building in South Lake Union
Bellwether Housing, whose properties include the Anchor Flats apartment building in South Lake Union, is limiting rent increases this year. Image via Bellwether Housing

By Katie Wilson

It’s no secret that rents are rising. Landlords are making up for lost time after pandemic-era rent freezes, and passing inflation-driven cost increases on to tenants. After a brief exodus from urban areas, many renters who left have now returned. Climbing interest rates are forcing potential homebuyers to wait, crowding the rental market.

With all these pressures driving up market-rate rents, it must feel great to live in an affordable, rent-restricted apartment right now. Right?

Maybe not. A quiet wave of large rent hikes is coming. For some, it’s already here. Earlier this month, seniors at a building operated by Mercy Housing in Bellingham hit the streets to protest a 9 percent rent increase that left some residents owing more than 60 percent of their monthly income to their nonprofit landlord—twice as much as the US Department of Housing and Urban Development (HUD)’s definition of “affordable” housing.

Every April, HUD releases income and rent limits for certain types of affordable housing, based on area median income. Once upon a time, these limits might rise in King County by 1 or 2 percent a year, but starting in 2017, the annual increase jumped as high as 7 percent. The pandemic briefly slowed this ascent, but the increase announced this April is truly startling: In HUD’s calculation, King County’s median family income rose by 16.3 percent from 2021 to 2022. That means rents at properties governed by HUD’s formulas may also rise by 16.3 percent this year—or even more, if a unit wasn’t already priced at its upper limit.

Of course, the fact that King County’s median household is now pulling in $134,600 instead of $115,700 doesn’t mean that lower-income households suddenly have more money to spend on rent. Seniors and people with disabilities living on fixed incomes, working families earning near the minimum wage—they’re not getting raises like that. Therein lies the problem.

Although many types of affordable housing are protected from large rent increases, many buildings financed with federal low income housing tax credits (LIHTC) and tax-exempt bonds are not. The same is true for most units whose rents are restricted through state and local multifamily tax exemptions (MFTE) and programs like incentive zoning and Seattle’s Mandatory Housing Affordability program.

When the HUD limits began rising sharply several years ago, the city of Seattle changed the rules for new MFTE units so that maximum rents wouldn’t go up more than 4.5 percent a year. That change has kept rent hikes within reason for more than 200 units so far, but tenants living in older MFTE units—about 5,600—are subject to the escalating HUD limits.

That’s how Fatima ended up with a rent increase of over $600 a month. (We’ve changed the names of renters to protect their privacy).

More than a year ago, Fatima moved into an MFTE unit in North Seattle thanks to a rapid rehousing program run by a domestic violence organization. (Rapid rehousing is a form of temporary rent subsidy that helps low-income renters pay for housing). The rent was $1,500 for a 2-bedroom—significantly less than the going rent for the area, possibly because there weren’t many takers during the pandemic slump. 

Fatima’s housing advocate said the building’s owners assured her the rent wouldn’t go up by much—$100, or maybe $300. When they got the final lease papers, they were shocked: The new rent was more than $2,100 a month, an increase of more than 40 percent.

Fatima said her landlord assured her that the rent wouldn’t go up drastically. After the rapid rehousing support ended, she was selected for an emergency housing voucher, a federal COVID relief program similar to Section 8 (now known as Housing Choice) that pays for a portion of a tenant’s rent.

Fatima’s housing advocate said the building’s owners assured her the rent wouldn’t go up by much—$100, or maybe $300. When they got the final lease papers, they were shocked: The new rent was more than $2,100 a month, an increase of more than 40 percent.

“We said, hold on, you told us it wouldn’t be that much. They said, you know, it’s based on the market,” said the housing advocate. “That put it over the [rent] limit for her voucher.” 

This week, Fatima’s landlord agreed to lower her rent to fit her voucher limit, allowing her to stay in her home. But not every renter is able to negotiate that kind of agreement.

Seniors on fixed incomes are an especially vulnerable group. King County’s area median income has been rising faster than social security payments for some time now. When the rent rises beyond seniors’ means, “we simply have nowhere else to go,” said Sarah, who lives in a senior housing complex in Seattle.

Sarah’s building was financed through the federal LIHTC program, and up until four years ago, it was run by a nonprofit. “Rent increases were minimal, and management was responsive to tenants’ needs,” she said. Then a national for-profit company bought the building. By that time, many tenants were also voucher holders, seeking out lower-cost units as market-rate rents rose beyond what their vouchers would cover. The corporation quickly showed itself to be all business.

“A tenant association begun under previous ownership was not allowed to use common rooms for meetings,” said Sarah, and a manager threatened to evict a tenant who started a Facebook group for residents. The corporation also tried to require electronic rent payments, until residents pointed out that this is illegal in Seattle.

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Now some tenants are facing rent increases of $175 a month, surpassing some residents’ voucher limits. “Because some voucher holders have disabilities involving psychological difficulties, this situation caused much anguish,” said Sarah. “All tenants, including those with vouchers, know that buildings like ours are their only answer—they are shut out of market-rate housing and waiting lists for low-income apartments are years long.”

Not every resident of affordable housing is in trouble. Programs that receive federal operating funds typically limit the amount of rent tenants must pay to 30 percent of the person’s income; this includes many buildings owned and managed by the King County Housing Authority and the Seattle Housing Authority. Housing Choice voucher holders are similarly protected—as long as they live in units with rent low enough that a voucher will pay for them. Many nonprofit housing providers also receive operating funds from other sources that come with limits on rent hikes.

“The city of Seattle is a funder in most of our buildings,” said Michelle House, director of compliance at Community Roots Housing. “This year, Seattle restricted [rent increases] to 4.2 percent. We did follow that guideline for most of our apartments.”

Susan Boyd, CEO of Bellwether Housing, says that rent increases at their properties depend “on the building and which entities regulate the building, if any.” But Bellwether made a decision this year to limit rent hikes to an average of 3 percent.

“Notwithstanding ever-increasing rents in the market and significant inflation in operation costs, this will be the first year since 2019 that we have raised rents at all. We are very careful to ensure that our residents do not get overwhelmed by steep rent increases, regardless of what is happening with the HUD rent levels,” she said.

Continue reading “Big Rent Increases Are Coming For Some Affordable Housing Residents” →

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” →

Density, Development, housing

Queen Anne Project Approval, Delayed for Years, Illustrates Issues with Seattle’s Design Review Process

By Erica C. Barnett

In a three-hour meeting Wednesday night, Seattle’s West Design Review Board approved the design for a new Safeway-anchored apartment building in the Upper Queen Anne neighborhood, capping off several years of debate over virtually every element of the project, from the placement of flower pots to brick colors to the number of doorways that will open into the 50,000-square-foot urban grocery store.

The process for approving the development has dragged on for more than three years, as Queen Anne Greenways’ Mark Ostrow has meticulously documented on Twitter. Barrientos Ryan is the third developer to take a crack at the site, after community groups rejected plans by two previous developers.

Delaying the project, which will replace an outdated one-story Safeway and a large surface parking lot, has added between $750,000 and $800,000 to the cost of the project so far, an amount that accounts only for the cost of redesigns, sketches, and studies of changes suggested by the DRB. Delay typically adds significant costs to projects themselves, as the cost of labor and materials tends to go up, not down. This makes housing more expensive, and contributes to the city’s ongoing lack of affordability, as Seattle’s ongoing population growth forces renters to compete for a limited number of apartments.

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The building, which will replace an existing Safeway with a large surface parking lot, will add more than 320 new apartments to the neighborhood, including 30 that will be affordable under the city’s Mandatory Housing Affordability legislation. (Barrientos Ryan will contribute another $6 million to build affordable housing elsewhere in the city.) It will also include a 2,000-square-foot public plaza, outdoor seating, a mural, and four additional pedestrian entrances to mimic the appearance of many small sidewalk-facing storefronts.

At Wednesday’s public hearing and at previous meetings, neighborhood residents pleaded with the board to move forward with the project. “I have thoughts about the design elements that have just been discussed in the last 70 minutes, but I’m not going to offer them because the only thing I want is for the Design Review Board to move forward,” Queen Anne Community Council member Justin Allegro said. “Design review shouldn’t be about appeasing a few neighbors who show up but about the whole neighborhood,” another commenter, Joshua Whitney, added.

SO MUCH BRICK

Design review was not originally intended to give neighborhood residents effective veto power over every element of a project. Over the years, though, it has turned into a tortuous process, one where individual preferences for Juliet balconies or garage-style rolling windows can hold up an entire project for months or years. Design review is frequently used as a cudgel to prevent projects or impose personal preferences that aren’t really about design at all—such as mandatory parking and whether people living in apartments have air conditioning or washers and dryers in their units.

Seattle’s design review process, it’s important to know, isn’t inevitable or—as public commenter Whitney put it—”a natural law.” And we don’t have to abandon all community control over building design to prevent development from being hijacked by individual residents who oppose housing or just have strong personal opinions about design.

In Portland, design review is done by a single, seven-person commission, made up primarily of professionals with experience in design, engineering, construction, and development, along with one representative of the general public. In contrast, Seattle’s eight neighborhood design review boards have five members each, all from the neighborhoods surrounding the projects they review.

City Council, Development, Economy, Featured, housing, Mayor Durkan

With Public Meetings Shut Down, Housing Developers Seek Temporary Relief from Seattle Process
The Standard towers in the University District, one of dozens of projects caught in limbo when COVID-19 led to the cancellation of all public meetings.

Nonprofit affordable housing providers and other developers were alarmed when a proposal from Mayor Jenny Durkan’s office that would make it possible for their projects to move forward during the COVID crisis was abruptly removed from this week’s city council agenda. The legislation would allow projects to go through the shorter “administrative” design review process, in which projects are reviewed and approved by trained city staff, instead of the usual “full” design review, which involves public meetings and sometimes-lengthy deliberations. Similarly, the city’s Historic Preservation Officer would be empowered to approve or deny changes to landmarked buildings for six months.

The changes would last for six months, or until the city has developed a system for design-review and landmarks board meetings to take place online. Without a process for projects to move forward, land-use attorney Jack McCullough says, a lot of planned developments could be “dead in the water.”

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“If we have to tell everyone who’s in the pipeline or ready to get in, ‘We can’t tell you when you’ll ever be able to move forward,’ people will mothball their projects. They may not kill them, but they’re going to say, ‘If there’s not a path, why am I spending money money on this?”

The council was prepared to adopt the proposal on Monday, but after an executive session at which the city’s law department reportedly expressed concerns that it could open up the city to appeals to the state Growth Management Board, the legislation was yanked from the agenda. (City council president Lorena Gonzalez was unable for comment Thursday, and a city council spokeswoman did not return a call.) On Thursday, after both for-profit developers and low-income housing builders raised a ruckus, it’s back on next week’s agenda.

The city’s eight design review boards are supposed to ensure that their designs are high-quality, comply with regulations, and are appropriate for the neighborhoods where they’re being built. (This process, of course, can be quite contentious and subjective.) Twenty-nine projects, totaling 3,500 new housing units, were supposed to get hearings between March 11 and May 4, according to the city’s Department of Construction and Inspections, and another 30 were starting the community outreach process that precedes design review.  SDCI spokesman Bryan Stevens says many of these projects will provide affordable housing funds through the city’s Mandatory Housing Affordability Program or include affordable units through the Multifamily Tax Exemption program. The 30 projects that were just starting out include four affordable-housing buildings.

Chris Persons, the head of Capitol Hill Housing, says he has two projects in the development pipeline, including one that requires approval by the landmarks board. “It’s stuck, but it could be resolved by this legislation,” Persons says. Continue reading “With Public Meetings Shut Down, Housing Developers Seek Temporary Relief from Seattle Process” →

Affordability, City Council, Density, Development, Equity, housing, human services, Morning Crank, neighborhoods, Renters, zoning

Morning Crank: “We Have Zoned Our City Backwards”
“I’m not calling anyone a racist. I am calling out the reality that we are living in a city that has a history of …  housing laws designed to keep certain people out of certain areas of the city, and as a policy maker, it is my duty to undo this history.”

After nearly five years of public hearings, open houses, legal challenges, amendments, and debate, the city council adopted the “citywide” Mandatory Housing Affordability plan on Monday by a 9-0 vote. The legislation (which does not actually apply citywide) will allow developers to build more housing in parts of the city where density is already allowed, and will allow additional housing, ranging from a second house to small apartment buildings, on about 6 percent of the land that is currently zoned exclusively for detached single-family houses.

In exchange for greater density, developers are required to build or pay a fee to build housing affordable to people making 60 percent or less of the Seattle median income. The amount developers will pay to build will be higher in areas where the city has determined the risk of displacement is high and access to opportunities is low, and lower in areas with low displacement risk and high access to opportunity. The city hopes that MHA will result in 6,000 units of new low-income housing over the next 10 years. The plan has already been partially implemented—six neighborhoods, including downtown, South Lake Union, and the University District—were upzoned two years ago

The rest of the city’s single-family areas, which occupy about 75 percent of the city’s developable residential land, will be untouched by the changes.

Public comment on Monday was dominated, as usual, by homeowners who argued that the proposed changes will “destroy” neighborhoods, rob property owners of their views, and—a perennial favorite—”ghettoize” places like Rainier Beach by forcing low-income people of color to live there.

The specter of “ghettos” was both explicit—two white speakers mentioned “ghettos” or “ghettoization” in their comments—and implicit, in comments from several white homeowners who expressed concern that their (unnamed, absent) friends and family of color would be displaced from their current neighborhoods. “I want to provide affordable housing to my children and grandchildren, who are of all colors, but I want to protect her [Seattle’s] natural beauty,” one speaker said, after inveighing against the potential loss of views from North Capitol Hill. Another speaker (also white) invoked her “many… friends and family of color [who] have been displaced from the Central District and particularly from Columbia City… to the Rainier Beach area, and now it s up for upzoning.” Where, she wondered, would these anonymous friends and family be forced to move next?

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After listening to more than an hour of such comments—including one white speaker who claimed that “upzoning is the new redlining”—the council’s women of color were eager to correct the record. Lorena González, whose own Mexican-American family would have been excluded from much of the city under both the formal racial covenants that ended in the 1940s and the unofficial redlining that replaced them, noted first that “this legislation is not even close to citywide—there are approximately 127 neighborhoods in the city, and this legislation only relates to 27 of them.” The remaining 100 neighborhoods, she said, are still “currently and strictly zoned exclusively single-family.”

She continued: “I’m not calling anyone a racist. I am, however, calling out the reality that we are living in a city that has a history of implementing and preserving housing laws designed to keep certain people out of certain areas of the city, and as a policy maker, it is my duty to undo this history and to support legislation to begin the process of dismantling… laws that are intended to exclude people who look like me from owning or living in a single-family home.”

Teresa Mosqueda added more historical context. “What we have done over the last few decades is we have zoned our city backwards,” she said, referring to the fact that as recently as the middle of the last century, multifamily housing was allowed on much of the land Seattle now preserves for exclusive single-family use. “I’m sad that we’re not actually having a conversation about citywide changes. That is the next conversation we need to have.”

“The only way to create universal access to housing is by building a housing-rich city.” – Council member Rob Johnson

Today’s vote served as a bit of a swan song for council member Rob Johnson, who is widely expected to step down after the end of April to start his new job as a transportation advisor to Seattle NHL. Johnson, who spent much of his single term shepherding the legislation, sounded a bit wistful as he closed out debate and called for a vote. After thanking city staffers, other council members, and his wife Katie, Johnson  noted the signs all over Seattle that oppose “build the wall” rhetoric. “Well, zoning is building a metaphorical wall around our city.” By adopting MHA, he said, “We’re starting the process of dismantling walls around our neighborhoods that have given exclusive groups sole access to the resource-rich communities around our city. … The only way to create universal access to housing is by building a housing-rich city.”

The battle over MHA is not over, of course. SCALE, the group that spent much of the last year and a half appealing the plan in front of the city’s hearing examiner, said in a statement Monday that they were “considering appealing the inadequately considered impacts of the MHA legislation to the [state] Growth Management Hearings Board.”

2. González and Mosqueda weren’t the only ones feeling salty before Monday’s big vote. Sally Bagshaw, who is also leaving the council after this year, took the opportunity to correct an op/ed by Queen Anne homeowner and anti-density activist Marty Kaplan that ran in this Sunday’s Seattle Times. Kaplan has spent much of the last several years appealing a city proposal that would allow homeowners to add up to two accessory dwelling units (one attached, one in the backyard) to their properties. The Times ran Kaplan’s factually challenged rant alongside a pro-MHA piece by Johnson, suggesting that an elected city council member and a neighborhood activist who spends his time fighting people’s right to build garage apartments are on roughly the same level.

“Here’s what makes me grumpy,” Bagshaw began. “There have been so many things that have been said on the con side of this that I just think have gotten in our way, and repeating untruths over and over against simply doesn’t make  something so.” Kaplan’s piece, Bagshaw continued, said that the city was “railroading” neighborhoods and would “eliminate all single-family zoning,” and “nothing could be further from the truth. We are going to be retaining 94 percent of the single-family zones,” Bagshaw said.

“Here’s what makes me grumpy. There have been so many things that have been said on the con side of this that I just think have gotten in our way, and repeating untruths over and over against simply doesn’t make  something so.” – Council member Sally Bagshaw

Bagshaw didn’t get around to demolishing all of the false and absurd claims in Kaplan’s editorial one by one, so I’ll add a couple more. Kaplan claims in his piece that allowing homeowners to build backyard or mother-in-law apartments on their own property will “eliminate single-family housing regulations citywide, erasing 150 years of our history.” Single-family zoning didn’t even exist 100 years ago, much less in 1869, 15 years after the Denny Party landed at Alki. Moreover, allowing people to retrofit their basements to produce rental income or add an apartment for an aging relative does not constitute a “threat to single-family neighborhoods”; rather, it’s a way for homeowners to stay in the neighborhoods where they live, and provide new people with access to those neighborhoods—a rare commodity in a city where the typical single-family house costs more than three-quarters of a million dollars. Kaplan even  suggested that “lame-duck politicians, who know they can’t get reelected” (four of the nine council members who voted for MHA are not running again) should not be “allowed” to vote on zoning policy, as if only universally popular politicians who plan to keep their seats forever should be allowed to vote in a democracy.

Kaplan isn’t done with his own fight against density. In an email to supporters last week, he vowed to continue appealing the environmental impact statement on the accessory dwelling unit proposal. Unlike some of Monday’s public commenters, Kaplan didn’t couch his opposition to density in concern for low-income homeowners or renters at risk for displacement. Instead, he was straightforward (not for the first time) about whose interests he cared about (emphasis mine): “Our ultimate goal: to negotiate a fair compromise that better meets the needs of all of Seattle’s homeowners,” Kaplan wrote. “Representing every Seattle neighborhood, our team of volunteers, professional consultants, and attorneys continue to advance our appeal to prove that the Environmental Impact Statement (EIS) is deficient and inadequate in studying and transparently revealing the true impacts to every Seattle property owner.“

3. Right at the beginning of yesterday’s meeting, council members voted to move the nomination of interim Human Services Department director Jason Johnson as permanent director out of Kshama Sawant’s human services committee and into the select committee on homelessness and housing, which is chaired by Bagshaw and includes the entire city council. Sawant has opposed Johnson’s nomination, arguing that Mayor Jenny Durkan did not institute a “transparent and inclusive process” for choosing an HSD director, and has held multiple hearings to give Johnson’s opponents opportunities to denounce him publicly. On Monday, she cited the results of a survey of HSD employees that revealed widespread dissatisfaction with management, particularly among workers in the Homeless Strategy and Investments division. Sawant said the council was “stabbing [communities] in the back” with the “shameful” decision to move the appointment out of her committee. Bagshaw’s proposal passed 7-2, with Mike O’Brien joining Sawant in opposition to the move.