Seattle Forward

More on Housing Recommendations

The City Council has begun consideration of the 65 recommendations from the Housing Affordability and Livability Agenda Advisory Committee (HALA). We will spend 18 to 24 months learning about, discussing, and considering these recommendations. They involve a wide range of topics with varying degrees of legal and policy complexity.

I’m certain that as we listen to people across the city we will learn new things that may better inform our positions before we have to make final decisions. There will be many opportunities for public engagement and comment throughout this process, including public hearings in the new City Council districts.

Real Need

As the HALA committee clearly established in their report, the need for an increased supply of affordable housing has never been greater. In support of this statement, the HALA committee observed:

• More than 2,800 people are homeless on a typical night in Seattle.
• More than 45,000 households in our city—one in six households—are spending more than 50% of their incomes on housing. (Spending more than 30% is considered burdensome.)
• Middle income families are struggling to keep pace with the increasing costs of housing.
• Uncounted others have already left the city in search of affordability, a trek that usually results in much longer commute times and increased environmental harm.

Single Family Areas

While the list of recommendations from HALA is long, one specific policy has received the most attention and criticism from neighborhoods across Seattle. It’s the recommendation that single-family zoning be relaxed in all areas of the city to allow for new duplexes, triplexes and stacked flats, a policy some believe will lead to speculators buying up homes, tearing them down, and replacing them with more expensive multi-family structures. We should take a step back from any policy that leads to that kind of speculation, disruption, and the widespread loss of existing, more affordable housing.

However, in certain areas of the city—Urban Villages, near major transit stations, along major transportation corridors with frequent transit service—we should allow more multi-family housing. This change would affect about 6% of our current single family zoned areas.

Biggest Impact on Affordable Housing

Lost in the initial reaction to the HALA recommendations is the reality that a few key proposals will produce the biggest benefit. These include what’s called Mandatory Inclusionary Housing, a requirement that every new multi-family project set aside a certain percentage of units as affordable, and the Commercial Linkage Fee, which would require new commercial development to help fund production and preservation of affordable housing.

The recommendation to relax some of the restrictions on backyard cottages and accessory dwelling units to provide more affordable options in our neighborhoods is estimated to create some 2,500 units over 10 years. These units can be affordable and provide alternative housing choices for family members, friends, and new neighbors.

Modifying and strengthening the Multi-Family Tax Exemption to include existing structures that are remodeled and providing new capital investment to build more affordable housing are also promising ideas.

Move the Needle

These key policy recommendations represent a striking and positive shift in affordable housing policy for the city. If implemented correctly, these new policies will create thousands of affordable housing units at a variety of income levels.

Our focus should be on these policies that will provide the most significant number of affordable units. We should not get distracted by other recommendations that will create massive opposition and threaten to derail this entire worthy effort.

Affordable Housing and Single Family Zones

This afternoon the Council’s Select Committee on Housing Affordability will be briefed on Mayor Murray’s proposal to increase affordable housing options in the city.

Housing costs eat up more than half of the income of about 45,000 households in Seattle (spending more than 30% of income on housing is considered burdensome). Seattle’s population is estimated to grow by 120,000 over the next 20 years. The Mayor’s plan is designed to create 50,000 new homes in the next 10 years, 20,000 of which would be affordable to households with low and moderate incomes.

This year, the Council will consider the proposed downtown and South Lake Union “Commercial Linkage Fee,” a fee paid by developers designed to provide money for new affordable housing construction. (Here is the Council meeting schedule.)

The other proposals from the Mayor and his advisory committee will come to the Council later because of necessary environmental reviews that must first take place. It will be a long process with multiple opportunities for public comment over the next 18 to 24 months, including public hearings at neighborhood locations across Seattle. You can read about the linkage fee and other proposals in the Mayor’s roadmap document or the full 65 recommendations of the committee.

Single Family Neighborhood Zoning

Much of the initial reaction over the past two weeks has focused on what might happen to single family zoned areas.  I want to summarize the proposed changes and give perspective on the process before the Council.

The Hard Work of Innovative Policing

Two weeks ago I spoke on a panel at a White House forum on innovations in policing about Seattle’s Law Enforcement Assisted Diversion (LEAD) program. The LEAD program allows the police and prosecutors to redirect nonviolent, low level adult offenders away from the criminal justice system and to social service providers.

I’m a big fan of necessary innovations like LEAD as we seek on many fronts to address the failure of mass incarceration in this country. You may have heard this statistic: the United States accounts for 5% of the world’s population, but we hold 25% of the world’s prisoners. Our country incarcerates far too many people (including juveniles) and perpetuates a criminal justice system that punishes people of color at a much higher rate than their white counterparts. We’ve even shamefully nurtured a for-profit prison industry that now applies political pressure to achieve higher levels of detention and incarceration.

It’s just wrong to put individuals addicted to alcohol and drugs or suffering through a mental health crisis in prison if their crimes are low-level, non-violent, petty offenses. Unfortunately, as a society, we do it far too often.

LEAD is one response to this tragic reality.

A Common Sense Public Health Approach to Gun Violence

The following op-ed article was published yesterday in the Slog.

Every year taxpayers in Seattle pay for millions of dollars of emergency medical care for people who have been shot. It’s time for the gun industry to chip in to help defray these costs.

Every year guns are lost or stolen, then used in crimes. It’s time we require mandatory reporting of lost or stolen firearms to help the police track down illegal guns.

The City Council will soon consider two gun safety measures to address these issues in our continuing effort to reduce gun violence in our city.

First Seattle Preschool Program Providers Selected

Mayor Murray announced today the first providers selected to participate in the Seattle Preschool Program. It is a strong group of high quality preschool providers. You can read the Mayor’s release here.

This is an exciting moment. Full day, affordable, high quality preschool will become a reality for hundreds of Seattle families this September, then thousands more in the coming years.

Seattle purposefully chose a “mixed delivery” method for its program, meaning the City is partnering with multiple providers who meet the City’s quality standards to deliver early learning opportunities across Seattle. This approach allows the City to be flexible and allows providers who are well connected in their communities to play a large role in the program. The City provides funding and coaching to the providers along the way. The Seattle School District may also be one of these providers, but the School Board won’t make a final decision on its participation until next month.

As I’ve written before, high quality preschool is an investment to make certain Seattle children have a fair and strong start. It will change lives and it will change the future of this city.