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SEATTLE FAIR GROWTH
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updated 4.30.17

HALA Multifamily Zoning Changes

​What we know:
  • Development standards are being expanded and re-defined for each zone. If your zone doesn't change in name - it will in what can be built.
  • Some areas are being upzoned and Urban Village boundaries expanded.
  • Single Family outside of urban villages won't be changing but there is a move to densify through expanded regulatory “opportunities” - I.e. Detached and Accessory dwelling units (backyard cottages and mother-in-law apartments). These can be good if requirements aren't loosened to allow off-site investors to buy up a swath of homes, and possibly subdivide the properties to boot.
  • According to Senior City Planner Geoff Wentlandt the remaining portions of the U District outside the recent upzone area will be affected by citywide changes to the zoning standards noted above, but their zoning designations will not change​.

Ryan DiRaimo, a community land use activist and employed in the architecture field, has delved deeply into HALA MHA zoning changes. He shares his assessment of Lowrise zone changes (LR1 specifically) with us:
​
As they are now:
  • RSL 30' high, 1 unit per 2,500 sq ft, apartments not allowed
  • LR1 30' high, with density limits on apartments
  • LR2 30' high with no density limit on apartments
  • LR3 40' high with no density limit on apartments
 
As they are proposed:
  • RSL 30' high, 1 unit per 2,000 sq ft
  • LR1 30' high, no density limit on apartments
  • LR2 40' high, no density limit on apartments
  • LR3 50' high, no density limit on apartments
 
As they are now:
  • LR1 townhomes are incentivized because limit is 1 unit per 1,600 sq ft vs. apartments (1 unit per 2,000 sq ft.).
 
As they are proposed:
  • LR1 townhomes are dis-incentivized because limit is 1 unit per 1,600 sq ft vs. apartments (unlimited).
  • A 5,000 sq ft lot with a corridor space & circulation could fit 18 apartments (on 3 levels) or 3 townhomes.
  • 3 townhomes = ~$2million in sale.
  • 18 apartments = $TBD million in sale of the building.
  • 18 apartments @ $900 / month = ~$200,000 per year in income for a building operator, so if the investment was $2M, and operating costs were neglected. This would be a 10% return on investment.

​The example they show for LR1 is still valid, but not likely to be the most common development. Under current LR1 zoning townhomes make more development sense because you get 1 unit per 1,600 sq ft over apartments which get 1 unit per 2,000 sq ft. 
​
Under MHA LR1 (upzoned) the 1 unit per 2,000 sq ft requirement goes away for apartments so there is no maximum number. A basic 5,000 sq ft lot with planned corridor space & circulation and fits 3 levels and 18 units under MHA LR1. That means instead of building a few town homes they can build a 20+ unit apartment building.

Ryan poses the question - why would someone build 3 townhomes when they can build an 18 unit microhousing project?  3 townhomes = ~2M in sale. 18 units X $900 / month = ~$195,000 a year. 

Contact Us

Seattle Fair Growth
2442 NW Market Street, Box 487
Seattle, WA 98107
​sfg@seattlefairgrowth.org​

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