On November 9, the City released its Mandatory Housing Affordability (MHA) Environmental Impact Statement (EIS) that includes proposed changes to zoning in four areas of the Ravenna-Bryant neighborhood. Previous posts provided overviews of proposed changes in the part of the neighborhood closest to the Roosevelt light rail station and about proposed changes to NE 55th Street. This post provides information about proposed changes to the Ravenna NE 65th Street business district and a final one will cover 35th Avenue NE.

What is being proposed on NE 65th Street?

The five block stretch along NE 65th Street from 20th Avenue NE to 25th Avenue NE is often considered “downtown” Ravenna. It is home to many places to eat and drink and health and wellness-related businesses. With a few buildings that include apartments, it is also home to many people.

Most of NE 65th Street in downtown Ravenna is zoned NCP2-40, Neighborhood Commercial Pedestrian up to 40 feet high. Typical land uses in NC2 zones include medium-sized grocery stores, drug stores, coffee shops, customer service offices, medical facilities, and apartments. Non-residential uses typically occupy the front. 

In 2015, the area was rezoned a pedestrian area. In pedestrian zones, residential uses may occupy no more than 20% of the street-level, street-facing façade; buildings cannot have large blank facades facing the street; and parking lots on the site cannot be in front of the building or abut the street. 

As part of the MHA program, the City’s “preferred alternative” for increasing zoning capacity would change the code for these properties to NC2P-55, increasing allowable height by 15 feet. 

In the middle of the block of Ravenna Avenue NE, between NE 65th Street and NE 68th Street and across from the Ravenna-Eckstein Community Center, land that is currently designated NC1-30 would change to NC1-40, increasing allowable height by 10 feet.

What’s next?

The MHA EIS is now in the hands of the City Council. After considering the EIS and holding public hearings, they will take action in 2018. Amendments to the official zoning map, amendments to the text of the Land Use Code, and changes to maps and policies of the Comprehensive Plan will need to be made.

On November 9, the City released its Mandatory Housing Affordability (MHA) Environmental Impact Statement (EIS) that includes proposed changes to zoning in four areas of the Ravenna-Bryant neighborhood. A previous post provided an overview of proposed changes in the part of the neighborhood closest to the Roosevelt light rail station. This post will provide information about proposed changes to NE 55th Street and future posts will cover proposed changes to the Ravenna NE 65th Street business district and to 35th Avenue NE.

What is being proposed on NE 55th Street?

Currently, from 25th Avenue NE to 30th Avenue NE, both sides of the street are zoned for Neighborhood Commercial 2, Pedestrian, 40 feet (NC2P-40). Right now, none of the buildings on this stretch of NE 55th Street are built as tall as they could be and many do not include commercial space. As part of the MHA program, the City is proposing that these properties be zoned NC2P-55, increasing the allowable  height by 15 feet.

Typical land uses in NC2 zones include medium-sized grocery stores, drug stores, coffee shops, customer service offices, medical facilities, and apartments. Non-residential uses typically occupy the street front.

Between 30th Ave NE and 33rd Ave NE, the land is currently zoned Lowrise 1 (LR1) and no changes are proposed.

From 33rd Ave NE to the alley next to La Villa, properties are currently zone NC1-30 and could be changed to NC1-40, adding 10 feet.

The corner of 35th Ave NE and NE 55th Street is currently zoned NC1-40 and could be changed to NC1-55.

In addition to NE 55th Street changes, the map above shows proposed changes along NE Blakeley Street. Land that is now Commercial 1, 40 feet (C1-40) would become C1-55. Commercial areas are not only meant for businesses serving the surrounding neighborhood (like NC zones) but also those serving the wider city and regional clients.

What’s next?

The MHA EIS is now in the hands of the City Council. After considering the EIS and holding public hearings, they will take action in 2018. Amendments to the official zoning map, amendments to the text of the Land Use Code, and changes to maps and policies of the Comprehensive Plan will need to be made.

On November 9, the City released its Mandatory Housing Affordability (MHA) Environmental Impact Statement (EIS) that includes proposed changes to zoning in four areas of the Ravenna-Bryant neighborhood. This post is about proposed changes in the part of the neighborhood closest to the Roosevelt light rail station. Future posts will provide information about proposed changes to NE 55th Street, the Ravenna NE 65th Street business district, and to 35th Avenue NE.

What are MHA and EIS?

MHA is a new policy addressing Seattle’s growth, the need for more housing, and the desire to increase housing and jobs near frequent transit, in line with the City’s urban village strategy.   MHA requires new development to either include affordable housing or contribute to a fund for producing affordable housing. In exchange, the City is increasing zoning capacity, allowing for taller buildings. MHA mostly encourages additional housing capacity in urban villages with easy access to transit.

The EIS identifies and describes potential impacts on the environment that could result from changing zoning associated with MHA policy. Environmental impacts were measured for:

• Housing & Socioeconomics
• Land Use
• Aesthetics
• Transportation
• Historic Resources
• Biological Resources
• Open Space & Recreation
• Public Services & Utilities
• Air Quality & Greenhouse Gas Emissions 

What is proposed for Ravenna-Bryant?

After analyzing environmental impacts, the City came up with “preferred” zoning changes.  The proposed preferred changes in the area of Ravenna-Bryant closest to the Roosevelt light rail station include expanding the Roosevelt Urban Village boundary from 15th Avenue NE to 17th Avenue NE and changing zoning designations as follows:

• At the east corner of NE 65th Street and 15th Avenue NE, increase capacity from Neighborhood Commercial 2, 40 feet (NC2-40) to Neighborhood Commercial 2, 55 feet (NC2-55);
• On 15th Ave NE, north of NE 63rd Street and south of NE 68th Street, increase capacity from detached Single Family (SF) to Lowrise 2 (LR2);
• On the north side of NE 65th Street west of 17th Ave NE, increase capacity from SF to Lowrise 1 (LR1);
• The remaining urban village expansion area would increase capacity from detached SF to Residential Small Lot (RSL).

What do these zoning designations mean?

Residential Small Lots: These areas would remain zoned for detached homes and would allow for property owners to build detached homes for multiple single families on one lot. Examples include skinny houses with the front of each house facing the street; “tandem” houses with one facing the street the other behind it; or “cottages” up to 650 square feet each.

Lowrise 1: Provides a transition between SF areas and multifamily and commercial areas. A mix of housing types similar in scale to detached single family homes such as cottages, rowhouses, and townnhouses are encouraged.

Lowrise 2: Allows for a variety of multifamily housing types in existing multifamily neighborhoods and along arterial streets. A mix of small scale to multifamily housing such as townhouses, rowhouses, and apartments are encouraged.

Neighborhood Commercial: A moderately-sized pedestrian-oriented shopping area that provides a full range of retail sales and services to the surrounding neighborhood. Typical land uses in NC2 zones include medium-sized grocery stores, drug stores, coffee shops, customer service offices, medical facilities, and apartments. Non-residential uses typically occupy the street front.

What’s next?

The MHA EIS is now in the hands of the City Council. After considering the EIS and holding public hearings, they will take action in 2018. Amendments to the official zoning map, amendments to the text of the Land Use Code, and changes to maps and policies of the Comprehensive Plan will need to be made.

A group of Ravenna neighbors participated in the July 11, 2017 RBCA board meeting and shared their comments about the Mandatory Housing Affordability (MHA) Draft Environmental Impact Statement (DEIS). In addition to requesting that the RBCA board include their comments in any communication they may have with the City regarding the DEIS, it was requested that their comments be posted to the RBCA website.

Below are their drafted comments which include a suggested alternative to zoning changes proposed in the DEIS. Thoughts about the proposal below may be left after the post. (Please note that the comments section is moderated and new comments may not immediately appear, especially if moderators are on vacation.)

To: Office of Planning and Community Development

Re: Comments to the MHA DEIS issued by the city of Seattle on June 8, 2017

We support Seattle’s effort to increase affordable housing and supports the MHA inclusionary zoning policy, the subject of the DEIS. In addition, since we support efforts to make Seattle more equitable, not just the Urban Villages, we request an Alternative 4 described herein be included in the Action Alternatives.

We strongly support requiring MHA developers in areas designated “high opportunity” to be required to include affordable units in their developments, rather than contribute a fee, as this policy will more directly ensure that affordable units are distributed equitably in the City, and minimize displacement.

Alternative 4, Part One:  Where appropriate, do transitions outside of Urban Villages, implement appropriate zoning within the adjacent SF neighborhood, rather than move the Urban Village Boundary or Expand the Urban Village

We affirm much of the increased zoning proposed in OPCD’s October 2017 Plan, and parts of Alternatives 2 and 3 of the DEIS, as clarified below.  In exchange for the new zoning, and in response to neighborhood concerns, and adverse impacts identified in the DEIS, we believe the MHA program goals can be better accomplished by creating a more effective transition between the Roosevelt Urban Village and Ravenna outside of the Urban Village, while keeping the Roosevelt Urban Village eastern boundary along the current border of 15^th Ave NE and not expanding the Urban Village to the east.   

Alternative 4, Part Two: Allocate Planning Resources to SF neighborhoods who want to plan proactively for expansion of housing opportunities in their neighborhoods

We propose to study options for increasing housing opportunities in the broader community of Ravenna/Bryant. This policy would reward neighborhoods who want to plan proactively, could extend the reach of the MHA; create more walkable neighborhood business districts; more family-size, ground related, mixed-income housing in the neighborhood.  

Summary of support for proposed zoning changes and clarifications: The attached map provides an overview of zoning changes we are proposing east of 15^th Avenue NE where the Ravenna and Roosevelt neighborhoods meet.

North of NE 65^th:

1. Adopt OPCD’s proposed rezoning from SF to LR3 along the East side of 15^th Ave NE from NE 65^th to NE 68^th St. (same as OPCD Plan & Alternative 3, higher than Alternative 2). Our design preference would be row houses with backyards to provide more room for the tree canopy and storm water retention, and create a better buffer for lower zoning to the east.
2. Adopt modified proposed new zoning from SF to LR-1 along the West side of 16^th Ave NE from NE 65^th to NE 68^th. (change from OPCD & Alt 3 LR -2, but higher than Alt. 2)
3. Change RSL to SF from the East side of NE 16^th Ave to the West side of NE 17^th (including the commercial on NE 65^th except for the existing NC-40 on 15^th Ave NE. )*

South of NE 65^th–

1. Keep Existing NC-40-55 south of NE 65^th St along from 15^th Ave. NE (same as all options)
2. Retain SF south of existing NC-40-55 zoning as SF along 16^th Ave NE and 15^th Ave NE.
3. *Change all RSL to SF because current policy restricts RSL to Urban Villages

Description of Impacts, Mitigation, and Comparisons of Action Alternatives

The proposed changes pertain to local conditions that will result in better, more gradual transitions between MF and SF and will mitigate concerns about land use impacts of bulk and scale, shade, and solar access.  Not changing the Boundary will also mitigate impacts to historical resources; aesthetics, transportation & parking, as well as better protect the tree canopy, Ravenna Ravine and Creek and improve storm water management.  Concurrently accepting many of the proposed changes in zoning will provide increases in density, promote needed redevelopment of 15^th Ave NE and create new opportunities for MHA affordable units. The local impacts and mitigations are described below as well as a comparison of the Action Alternatives.

The current boundary of 15^th Ave NE makes better sense than 16^th or 17^th Ave NE. The proposed expansion area of the Roosevelt Urban Village is relatively small just one or two blocks east, except for a small sliver in Alternative 3 along the main arterial NE 65^th from 16^th Ave NE to 20^th Ave NE.   Boundaries normally are articulated on arterials, not on narrow residential streets, such as 16^th or 17^th Ave NE.  In the case of the Roosevelt Urban Village, better, more legible, gradual transitions between urban village densities and SF can be created outside of the urban village, rather than changing the boundary.

The proposed zoning provides a better transition from urban form to SF. The zoning is identical to Alternative 3 in the step down from the Urban Village on west side of 15^th Ave,  north of 65^th where a new 7 story building is being permitted next to Roosevelt High School, to L-3 on the East side of 15^th .  We then propose to L-1 on the West side of 16^th.  LR-1 makes a better transition in bulk and scale than LR2 to SF owners who choose to remain in the LR-1 zone on 16^th, and to the SF across the street on the east side of 16^th Ave NE.  Accepting the up-zones preserves the same potential for MHA affordable units and density on 15^th, and slightly less on 16^th than Alternative 3, but provides significantly more on both streets than Alternative 2 or Alternative 1.  North of 65^th is closer to the light rail station and school than the area south of 65^th, where the heights across the street in the urban village are lower. The northern end of the West side of 16^th is buffered from the LR3 zone by a joint access alley.The houses on the southern end of 16^th are already facing a transition to NC40, a remnant of the older zoning preference in Seattle of putting most MF on arterials. Additionally, south of 65^th, the proposed expansion of NC-40(55) from SF is too stark a transition and the group has proposed keeping it as single family. 

Alternative 2, which proposes RSL on 15^th and 16^th, would be more compatible in height and bulk to SF, but not necessarily compatible with the established architectural and urban form, and would not produce as many MHA affordable units. The difference between SF, if the boundary remained at 15^th under the Sub-Alternative, and the proposed RSL in the Expansion proposed under Alternative 2 or 3 would not be significant. Many of the lots in the area are either too small to support an additional house, or because of the placement of the house on the lot, would require tearing down the existing house and many houses would likely be too expensive and/or sufficiently upgraded to meet current code, energy, seismic, and technology standards to be feasibly redeveloped as RSL within the 20-year framework of EIS analysis.  This area already has ADU’s in the area, a more likely scenario to create affordable housing in this area.

Proposed increased zoning on NE 65^th St needs further study. Alternative 3 proposes expansion along NE 65^th to 20^th.  This area of 65^th is topographically challenged as there is a steep slope up the hill from 16^th Ave NE to the crest of the hill at 18^th, and then an even steeper descent to 20^th.  There are no alleys serving the north side of NE 65^th, both of these factors are noted in the DEIS to potentially be mitigated by adopting less intensive use. (3.121). This idea currently has some interest in the community but needs further study. 

Community Planning recommended by DEIS as mitigation for land use impacts. The DEIS specifically mentions that the current criteria for land use rezones may not be met in Roosevelt (p. 3.118), and that mitigation measures might include, “address potential land use impacts as part of neighborhood level planning efforts.” (p. 3.120) Currently, only areas in Urban Villages have access to city planning resources, and the Alternative Part Two would help areas like Ravenna/Bryant do local level planning.

Neighborhood Design Guidelines Recommended by DEIS

Historic Ravenna, which includes parts of Bryant, has a consistent, established architectural urban form, and is one of Seattle’s well-preserved “bungalow” neighborhoods. Since many homes in Ravenna/Bryant are historic Craftsmen houses, concerns for historical resources and aesthetics have been expressed by neighbors, impacts which have also been identified in the DEIS.  One mitigation measure suggested in the DEIS is Neighborhood Design Guidelines, which Ravenna/Bryant does not currently have.  (3.165) This is another potential benefit to having neighborhoods do proactive planning.

 Alternative 3 expansion along NE 65^th to 20^th Ave NE needs further study.  As mentioned before, there is some interest in the community; specifically to expand LR1, 1 block north and south along NE 65^th from 16^th Ave NE to 20 Ave NE. The goal is to promote more rapid redevelopment by creating development pathways that work for single lots because in the current intense real estate market for single family houses waiting for two or more adjacent lots to be assembled could stall development.  NE 65^th is the most logical walking corridor to the light rail station and could connect the business districts of Ravenna and Roosevelt. 

Before embracing this idea, more study is needed because of current neighborhood safety concerns about this particular stretch of NE 65^th that may or may not be addressed by SDOT’s NE 65^th Street Vision Zero Project.

Parking is also a concern of many neighbors.  The residential streets are very narrow, and many of the old houses do not have garages, so there is already crowded street parking.  This is especially intense on 16^th, which has parking on only one side of the street and is often used by students going to Roosevelt.  Not moving the boundary of the Roosevelt Urban village will provide parking for the incoming residents, mitigating the impact of the new development.

Historical Resources: Ravenna is one of the older neighborhoods in Seattle, resulting in a treasured collection of historic, architecturally significant Craftsmen and Tudor houses, with some Mid-Century homes.  The area has not yet been surveyed and therefore potentially historical resources would be lost as development occurs.  The DEIS describes “potential decreases to the historic fabric of a neighborhood” when historic buildings are redeveloped or demolished and new buildings are constructed “that are not architecturally sympathetic to the existing historic characteristics of a neighborhood.” (3.252)  Since there is significant, but not universal, concern in the neighborhood about this issue, it is another reason to not extend the boundary of the urban village before the opportunity is lost to preserve what is most important.

Biological Resources Tree Canopy and Environmentally Critical Areas (ECA)

Seattle’s urban forest, mostly located in Seattle’s SF zones, provides many ecological services such as relief from the urban heat island, cleaning our air and water, and helping with storm water management, as well as being described in the DEIS as “fundamental to the character of Seattle.” All Action Alternatives will result in loss of the tree canopy according to the DEIS.  Indirect impacts are identified as “changes to stream flows from upstream development” (3.263); cumulative effects of multiple parties actions could potentially alter drainage patterns and/or affect soil and slope stability, and discharges to streams may be impacted by runoff of pollutants from street surfaces. (3.265)  Cumulative effects are critical in evaluating future impacts, one construction project may be nothing, many may mean disaster.

Per the pattern of the Programmatic DEIS, these impacts are characterized as not significant city wide because of the relative small amount of acreage.  (3.2700)  No study specific to the impacts to the Ravenna Park riparian corridor and steep slopes is cited though there have already been problems of erosion and sink holes adjacent to the park.  Ravenna Creek is a bit of an anomaly because its original source of water from Green Lake was cut off and diverted to sewer pipes when the Olmstead Brothers created Green Lake Park, thus leaving very local water table sources to provide the flow of the creek. 

On a city wide basis, the pattern of growth also needs to be assessed as to whether buffers of SF areas with tree canopy are needed between urban densities that take account of the watersheds as well as just counting acreage.  There is no study cited that looks at the future green infrastructure map in comparison with the projections for increasing urban densities and what  appropriate policy would  integrate them.  It is assumed that the Urban Tree Plan protections will suffice, but a new Tree plan is under development to patch recognized deficiencies.     The area to the south of 65 Ave NE nearest to the Park is especially important to protect trees to better protect the source of the flow, and to help with storm water management from the city streets.

Ravenna/Bryant has a combined sewer and storm water system which contributes to the CSO overflows and limits the capacity of West Point Sewage treatment plant to function in the new normal of heavier rain storms due to climate change.  The city has spent millions of dollars on concrete holding tanks as solutions to this problem, rather than adopting much cheaper Low Impact development methods.  

The RBCA board is currently considering these comments and the alternative zoning proposal as part of their review of the MHA DEIS.

In the fall of 2015, the City of Seattle began a process of updating land use plans (Comprehensive Plan)  and implementing new ones (the Mayor’s Housing Affordability and Livability Agenda).

Comprehensive Plan

The Comprehensive Plan includes an Urban Village Strategy that promotes growth in areas that have places for people to work, live, shop, and access services in close proximity to one another. According to the plan, “Locating more residents, jobs, stores and services in close proximity can reduce the reliance on cars for shopping and other daily trips and decrease the amount of fossil fuels burned and the amount of greenhouse gases emitted. Increasing residential and employment densities in key locations makes transit and other public services convenient for more people and therefore makes these services more efficient.”

Housing Affordability and Livability Agenda

As part of the Housing Affordability and Livability Agenda (HALA), in 2016 the Mayor unveiled the Mandatory Housing Affordability (MHA) proposal that requires that new multifamily residential development contribute to affordable housing, either with affordable homes in the building or payments to help construct them throughout the city. The MHA framework was adopted a year ago for residential development and, to implement that framework, proposals for rezoning parts of neighborhoods throughout the city are currently being considered. Much, but not all, of the rezones are being proposed in urban villages and urban centers.

In December, the Roosevelt Neighborhood Association (RNA) and the Department of Neighborhoods hosted public meetings that provided information and solicited public input about the proposed rezone of the Roosevelt Urban Village, including a proposed expansion of the Urban Village boundary east of 15th Avenue NE into the Ravenna neighborhood.

Environmental Impact Statement

Last month, a draft Environmental Impact Statement (EIS) about possible MHA changes was released. The EIS includes updated proposals for zoning changes, including proposals for expanding the Roosevelt Urban Village into the Ravenna neighborhood. For each neighborhood, three proposals are made:

• Alternative 1 – no changes to zoning;
• Alternative 2 – implementing MHA based on original planning concepts included in the Comprehensive Plan and the MHA framework.
• Alternative 3 – implementing MHA and specifically considering displacement risks and access to opportunities in each neighborhood.

Growth & Equity Analysis

Seattle has a long history of being a segregated city. Thanks in large part to redlining activities by financial, insurance, and other companies, as well as neighborhood covenants, many neighborhoods, including Ravenna-Bryant, excluded African Americans and other people of color from living in them. To decrease segregation throughout the city, the EIS includes an equity analysis to help inform decisions about land use policy changes.

As part of the EIS, the City assessed in which neighborhoods marginalized residents can attain resources, opportunities, and outcomes that improve quality of life and enable them to reach their full potential. Displacement was one outcome of growth that was assessed. Most of Ravenna-Bryant was identified as being at low risk of displacement.

The EIS also included an assessment of access to opportunity within neighborhoods. Access to opportunity includes measures related to education, transit, economic opportunity, civic infrastructure, and public health. Ravenna-Bryant has a great deal of opportunity accessible to those who live and work here.

Maps outlining proposed zoning changes in Alternatives 2 and 3 were released with the EIS. Below are the maps for proposed Roosevelt Urban Village changes including changes in the Ravenna neighborhood.

Alternative 2 in Ravenna

This alternative proposes expanding the Roosevelt Urban Village east to 16th Avenue NE north of NE 63rd Street and south of NE 68th Street. Land that is currently zoned Singe Family (SF) would be rezoned to Residential Small Lot (RSL) and Neighborhood Commercial 2-40 (NC2-40) zones would become NC2-55 zones, increasing allowable building heights by 15 feet.

Alternative 3 in Ravenna

Since Ravenna is considered a neighborhood with low displacement risk and with high access to opportunity, Alternative 3 proposes additional housing capacity changes. Zoning changes on 16th Avenue NE would extend north to 70th Avenue NE and south to NE 62nd Street. A variety of zoning designations are proposed including Lowrise 1, Lowrise, 2, Lowrise 3, and additional NC2-55. Zoning along 17th Avenue NE would change south of NE 68th Street from SF to RSL. Zoning designations along NE 65th Street between the Roosevelt neighborhood and the Ravenna business district would change from SF to Lowrise 1.

What’s next?

The City extended the public comment period to August 7^th for the MHA draft EIS.  Below are more helpful links to information provided by the City regarding this new policy:

• Draft EIS Summary Chapter This summarizes the findings for each topic in the EIS, such as Housing, Land Use, Aesthetics, and Transportation, among others. At 37 pages, it’s a good way to read an overview of the analysis and discussion of impacts contained in the full Draft EIS.
• June 29 Public Hearing boards A public hearing was held on June 29 at City Hall where the public could make comment on the Draft EIS. These boards explain what is in the Draft EIS and some of its key findings.

How to Comment

Use an online form.

By email: MHA.EIS@seattle.gov.

By US mail: