Council Bill 119444 - Central Staff Memo

February 7, 2019
MEMORANDUM
To: Select Committee on Mandatory Housing Affordability

From: Council Central Staff
Subject: Mandatory Housing Affordability: Councilmember-sponsored amendments
On February 8, the Select Committee on Citywide Mandatory Housing Affordability

(Committee) will continue its consideration of amendments to legislation to implement the
Mandatory Housing Affordability (MHA) program. The February 8 meeting will focus on
amendments sponsored by councilmembers.
The Council is considering four pieces of legislation:
1. Council Bill 119444, which implements the MHA program citywide by amending the
Land Use Code and amending the Official Land Use Map to make changes to zoning
designations across the City;
2. Council Bill 119443, which amends the Comprehensive Plan in order to implement the
MHA program citywide;
3. Council Bill 119445, which amends the Land Use Code and Official Land Use Map to
implement the MHA program in Northgate; and
4. A companion Resolution, yet to be introduced, which will identify issues the Council will
seek to address that are outside the scope of the MHA program.
This memorandum has four attachments related to this legislation:
1. A table listing all councilmember-supported amendments and preliminary draft text

amendments to Council Bill 119444 related to the land use code and Council Bill 119443
related to the text of the Comprehensive Plan;
2. A map series that identifies proposed zoning map amendments and indicates whether
amendments to the maps in the Comprehensive Plan would also be required;
3. A list of preliminary issues to be discussed in the companion Resolution to be
considered alongside the MHA legislation;
4. An excerpt from the Office of Planning and Community Development (OPCD) Director’s
Report on the MHA legislation identifying proposed changes to development standards
included in Council Bill 119444.
Background
In November 2017, Mayor Burgess transmitted Council Bill 119184 to implement the MHA
program citywide. The legislation would rezone the City’s commercial and multifamily areas,
urban villages, and areas on the edges of urban villages within a ten-minute walk of frequent
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transit. In exchange for the ability to build additional floors, floor area or units, areas rezoned
under the proposal would be required to include affordable housing units on site or make a
payment in lieu to build affordable housing off-site. The legislation would also amend
development standards for zoning districts subject to the MHA regulations and update the
requirements for contributions toward MHA. A full description of the proposal is available in
the Director’s Report and Recommendation on MHA Citywide Implementation. Maps showing
specific rezone proposals are available on the City’s website.
The Final Environmental Impact Statement (FEIS) containing environmental review of the
proposed amendments is also available. A Historic Resources survey has been added to the FEIS
webpage, which includes maps and discussion of historic resources in the City.
In 2018, the Council held nine meetings of the Committee to receive briefings on the proposal
and held five public hearings to receive input on the proposal from members of the public. In
2019, the City Council held three meetings to identify amendments councilmembers may want
to sponsor.
Four pieces of legislation are being considered:
1. Council Bill 119444 would make area-wide revisions to the official zoning map; apply
MHA requirements in the rezoned areas, requiring new commercial or multi-family
development in the affected zones to contribute to affordable housing; add
development capacity in the form of an increase in the amount of allowed height and/or
floor area for buildings in zones where the MHA requirements would apply; modify or
introduce new development standards to address design issues with current
development and accommodate new building types; create a new Seattle Mixed-Rainier
Beach zone; modify or introduce new requirements to apply MHA to contract rezones;
modify certain rezone criteria in the Land Use Code; modify certain land use definitions;
and modify or introduce new requirements for certain measurements, such as floor area
ratio and Green Factor.
2. Council Bill 119443 would amend Comprehensive Plan maps and neighborhood plans to
maintain consistency with the MHA proposal. Council Bill 119443 would expand the
boundaries of the following urban villages: 23rd & Union-Jackson, Ballard, Columbia
City, Crown Hill, North Beacon Hill, North Rainier, Othello, Rainier Beach, Roosevelt and
West Seattle Junction. Council Bill 119443 would also amend goals and policies in the
following neighborhood plans to maintain consistency with citywide policy to encourage
housing choices in the City’s urban villages: Aurora Licton, Fremont, Morgan Junction,
North Rainier, Northgate, Roosevelt, Wallingford, West Seattle Junction, and
Westwood/Highland Park.
3. Council Bill 119445 would amend the official zoning map to rezone land in the
Northgate Urban Center adjacent to the Northgate Light Rail Station and apply MHA
requirements in the rezoned area. Council Bill 119445 would also amend the Land Use
Code to create a new Seattle Mixed-Northgate zoning district. The Seattle Mixed-
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Northgate zone includes urban design and livability standards that reflect the outcomes
of a multi-year community planning process for the Northgate TOD area.
4. A companion Resolution, yet to be introduced, would identify additional issues for
further work outside the scope of the proposed land use bills.
Attachments
Attachment 1 provides a table summarizing all of the proposed text amendments identified to
date and draft amendment language shown using the Council’s standard mark-up language.
Amendments included in this attachment are proposed by Councilmembers. Some, but not all
amendments were discussed at the Committee meetings on January 7, 14 and 16. Amendments
that were discussed at those previous committee meetings that do not appear in this table do
not currently have a sponsor. Attachment 1 may not be an exhaustive list of potential changes.
Other changes may be identified in the course of the Committee’s review, discussion, and
public engagement.
Attachment 2 provides tables summarizing proposed Official Land Use Map amendments for
each Council district and a series of maps showing the potential amendments to the zoning,
consistent with the alternatives studied in the FEIS. The table and maps also indicate whether
amendments to maps in the Comprehensive Plan would be required.
Attachment 3 provides a preliminary list of issues to be included in a companion Resolution,

which will identify future actions that the City intends to take in response to community
interest in additional work on key issues, particularly strategies to mitigate impacts from
additional growth. This is not an exhaustive list of content for the companion resolution.
Central Staff will continue to work with councilmembers to identify content for the Resolution.
A draft Resolution will be posted to the MHA Select Committee webpage prior to the public
hearing so that members of the community can provide feedback.
Attachment 4 provides an excerpt from the OPCD Director’s Report, which summarizes the
proposed changes to development standards that have been incorporated into Council Bill
119444.
Preliminary Review of the Impact of the Amendments on Housing Production

The amount of new housing, and the number of rent- and income-restricted housing units that
will be produced through implementation of the Citywide MHA legislation will depend on the
amount of development that occurs. The Executive estimated that approximately 3,000 units of
rent-and income-restricted units could be created through implementation of the Citywide
MHA legislation. This action, combined with implementation of MHA in Downtown, South Lake
Union, Uptown, and the Chinatown-International District, is estimated to produce over 6,000
rent- and income-restricted housing units.
There are several amendments under consideration that may impact the MHA production
estimates for the citywide legislation. In general, the potential amendments taken individually
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would have modest impacts on the estimates, but taken together will likely result in a
moderate decrease in the amount of affordable housing that would be produced through the
Citywide MHA legislation. Although some of the proposed map amendments may result in
decreasing the MHA production estimates, they may address other livability concerns.
The effects of a reduced quantity of housing produced and MHA payments received is not
confined to an urban village where the reduction of the rezone proposal takes place. Since MHA
payments are pooled for the city as a whole and reallocated annually to affordable housing
development across the city, a reduction in MHA payment received in one urban village
reduces the resources available for affordable housing investment everywhere in the city. The
overall quantitative impact on the number of rent- and income-restricted housing units will be
quantified by staff using the citywide MHA production model, and the results will be discussed
at the Committee meeting on February 25.
Next Steps
A public hearing on the Council Bills and councilmember-proposed amendments will be held on
Thursday, February 21, starting at 5:30 in the Seattle City Council Chamber. The Committee will
deliberate on amendments to the bills and may vote on the bills and Resolution as early as
February 25, 2019.
cc: Kirstan Arestad, Central Staff Director
Attachments
Attachment 1: Land Use Code and Comprehensive Plan amendments proposed by Councilmembers
Attachment 2: Map amendments proposed by Councilmembers
Attachment 3: Preliminary list of issues to be included in a companion Resolution
Attachment 4: Excerpt from the OPCD Director’s Report and Recommendations on Mandatory Housing
Affordability Citywide Implementation
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Attachment 1: Proposed Text Amendments
# Topic/Issue Sponsor Discussion

A. Amendments to Development standards
Development Standards in RSL Zones (SMC Chapter 23.44)
The amendment would allow additions to existing buildings in RSL zones
Maximum Unit Size for Existing Dwelling Units in Residential above the maximum net unit area limit based on (1) a percentage increase of
A1 Chair Johnson
Small Lot (RSL) zones. existing floor area; or (2) allowing a second story that does not increase the
footprint of the existing structure.
Option 1 (CM Johnson): Remove the absolute limit on the number of units in
a development that would allow, on larger lots, apartment development of
Chair Johnson; more than three units.
A2 Apartment Structures in RSL Zones
Councilmember O'Brien
Option 2 (CM O'Brien): Increase the absolute limit on the number of units in
an apartment structure to allow a four‐unit apartment building.
This amendment would make ADU requirements in RSL zones more
consistent with what applies in Single‐family zones today by eliminating the
A3 Accessory Dwelling Unit (ADU) Standards in RSL Zones Chair Johnson
requirement that the ADU is located in or behind the principal dwelling unit
and limits on the height limit of exterior stairs.
This amendment would apply standards for garage entrances that are
A4 Garage Standards in RSL Zones Chair Johnson
applicable in other Single‐family zones.
This amendment would allow all lots in existence as of the effective date of
A5 Chair Johnson
Density limits in RSL Zones this ordinance to include a minimum of two dwelling units.
Development Standards in Multifamily Zones (SMC Chapter 23.45)
The proposed amendment would reduce the density limit to one unit for
Reduce the proposed density limit for smaller sites in Lowrise
A6 Chair Johnson every 1,250 square feet of lot area, which could result in slightly more
multifamily zones.
development on smaller sites.
Modify development standards for pitched roofs that exceed This amendment would reduce the required pitch of roofs, which are allowed
A7 Chair Johnson
the zone height. to exceed the height limit, on Lowrise multifamily structures.
This amendment would retain the option for development in high rise zones
Harmonize Incentive Zoning regulations for high rise
to achieve a portion of extra residential floor through the provision of open
A8 development First Hill with Mandatory Housing Affordability Councilmember Bagshaw
space, green street improvements, or purchase of Transferable Development
requirements.
Rights (TDR) from designated historic landmarks.
This amendment would increase the thresholds above which projects in
A9 Green building standards Chair Johnson
Multifamily zones would have to meet a green building standard.
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Development Standards in Commercial and Seattle Mixed (SM) Zones (SMC Chapter 23.47A and 23.48)
This amendment would require that new development in pedestrian zones
Councilmember O'Brien
A10 Requirements for Small Commercial Spaces with over 5,000 square feet of commercial space at grade provide small
Chair Johnson
commercial spaces.
This amendment would retain the exception, allowing a 15% increase in floor
Floor Area exception for low‐income housing in the Pike/Pine
A11 Councilmember O'Brien area for projects that commit to providing at least 50% of their floor area as
Overlay
affordable to income eligible households.
This amendment would implement an upper level setback above 45 feet in
A12 Upper‐level setback requirements along University Way NE Chair Johnson height for structures abutting University Way NE. The intent of this setback is
to maintain the human‐scaled character of University Way NE.
This amendment would amend the development standards that apply to live‐
work units by (1) establishing a minimum size of 300 square feet for the
“work” portion that aligns with the requirements for small commercial
A13 Development Standards for Live‐work units Chair Johnson spaces; and (2) requiring a physical divider between the “live” and “work”
portions of the unit. The intent of these changes is to improve privacy for
residential functions and ensure that the front of the spaces are used for
business purposes.
Clarify regulations related to off‐street parking in the Seattle This amendment would amend limit special parking and loading standards in
A14 Councilmember O'Brien
Mixed‐Rainier Beach zone the proposed Seattle Mixed‐Rainier Beach district to projects that include the
types of uses the community seeks to encourage.
Other Development Standards
Councilmember This amendment would replace the term “preschool” with “child care center”
A15 Preschool uses Mosqueda to encourage the inclusion of child care centers in new development rather
Councilmember González than just preschools, which are included in the definition of child care center.
This amendment would increase tree planting requirements in RSL zones to
Chair Johnson achieve a 33% tree canopy cover target; create a new fee‐in‐lieu option for
A16 Tree regulations Councilmember satisfying tree planting requirements in RSL; add protections for trees planted
O'Brien to meet tree planting requirements in RS; and require arborists working with
the City to be certified by the International Society of Arboriculture (ISA).
This amendment would add portions of Northwest 90 th Street and Mary
A17 Crown Hill Principal Pedestrian Streets Councilmember O'Brien Avenue Northwest in the Crown Hill Urban Village to the list of principal
pedestrian streets.
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This amendment would extend that Pedestrian (P) designation along the
length of the commercial districts proposed for Beacon Hill and add P
designations to properties fronting on 15th Avenue S. There are two parts to
A18 North Beacon Hill Principal Pedestrian Streets Council President Harrell
the amendment – the first would add the P designation to particular pieces of
property (see map amendment 2‐3), and the second (this amendment A19)
would add 15th Avenue South to the list of principal pedestrian streets.
B. Mandatory Housing Affordability Program
This amendment would use increases in Consumer Price Index, All Urban
Consumers, Seattle‐Tacoma‐Bellevue, WA, Shelter (1982‐1984 = 100) to
B1 Annual inflation adjustments to payment amounts Chair Johnson automatically adjust payment amounts instead of Consumer Price Index, All
Urban Consumers, Seattle‐Tacoma‐Bellevue, WA, All Items (1982‐1984 =
100).
This amendment would extend the report date from July 1, 2019, for the
Director of the Seattle Department of Construction and Inspections and the
Councilmember O'Brien Director of Housing to provide Council with an assessment of program
B2 Reporting Requirements
Chair Johnson performance, as required by Ordinance 125108, which will allow the
Executive to collect more data on how the program is performing prior to
recommending any changes to payment amounts.
This amendment would modify the intent language related to initial
implementation to establish that the Council will consider modifying payment
Council intent to adjust MHA payment requirements and high,
amounts and the boundaries of high, medium, and low areas by July 1, 2019
B3 medium, and low area boundaries based on current market Councilmember O'Brien
to reflect current more current market conditions. The proposed payment
conditions.
amounts and boundaries are based on market conditions at the time the
proposal was initially developed.
Off‐site Performance for Mandatory Housing Affordability ‐ The proposed amendment would allow off‐site performance under the MHA‐
B4 Councilmember Herbold
Residential R program subject to the same conditions applicable to the MHA‐C program.
This amendment would waive MHA requirements for URM buildings that add
units in existing buildings if they retrofit their building and qualify for the 2030
Waive MHA requirements for Unreinforced Masonry (URM)
Challenge pilot by meeting certain energy efficiency goals. This amendment
B5 buildings that add units in existing buildings if they retrofit and Chair Johnson
could help encourage property owners to retrofit their buildings. Under this
qualify for the 2030 Challenge pilot
amendment, MHA would still apply to new floor area that is added to the
building.
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This amendment would add a new section to CB 119444 expressing Council’s
intent to take steps, if the imposition of requirements under MHA are
Intent language regarding future actions if MHA is determined
B6 Councilmember Herbold determined to be unlawful, to prevent the continuance of the new zoning and
to be unlawful.
increased development capacity in the absence of substantial affordable
housing requirements.
C. Rezone criteria
This amendment would use the definition of frequent transit service in the
Residential Small Lot (RSL), High Rise Residential, and Neighborhood
C1 Consideration of transit service in rezoning areas Chair Johnson
Commercial 3 zone criteria to identify areas where certain zones are
appropriate.
D. Comprehensive Plan Amendments (CB 119443)
This amendment, instead of amending policy F‐P13, deletes it. Policies in the
Wallingford Neighborhood Plan that discuss the character of the area
between Stone Way and Aurora Avenue North between N 45th Street and N
D1 Fremont Neighborhood Plan Policy F‐P13 Councilmember O'Brien
40th Street, including policy W‐P1 (with amendments similar to those
proposed for F‐P13), would continue to provide guidance regarding the City’s
intent for the character of this area.
This amendment would change the existing policy MJ‐P14 and the new policy
D2 Morgan Junction Neighborhood Plan Policies Councilmember Herbold MJ‐P23.1 related to Morgan Junction Urban Village to better reflect
community interests.
E. Technical
Staff are compiling a list of technical or clarifying changes to fix typos and other drafting errors identified by Central Staff or Executive staff. These changes will be presented at
the Select Committee on Citywide MHA meeting on February 25, 2019.
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Amendment A1: Maximum Unit Size for Existing Dwelling Units in RSL zones.
Councilmember Johnson
Background:
The proposed legislation establishes a maximum unit size of 2,200 square feet for a principal dwelling
unit in Residential Small Lot (RSL) zones. This standard is meant to prohibit construction of very large,
high-cost detached single-family homes in the RSL zone and encourage a mix of moderately sized
homes. Applying this standard to existing structures may prevent additions to existing homes.
This amendment would accommodate moderately sized additions to existing homes, allowing existing
homes to be greater than the 2,200 sq. ft. maximum size, while maintaining protections against tear-
downs and replacement with very large homes. The amendment would allow additions to existing
buildings in RSL zones above 2,200 sq. ft. limit based on (1) a percentage increase of existing floor area
or (2) a second story addition that does not increase the footprint of the existing structure.
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Notes:
Double underlines indicate new language to be added.
Double strikethroughs indicate language proposed to be removed.

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A dashed underline indicates that language that was proposed to be deleted that would be
retained by this amendment.
Amendments
Amend Section 22 to Council Bill 119444, as follows:

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Section 22. A new Section 23.44.018 of the Seattle Municipal Code is added to
Subchapter I of Chapter 23.44 as follows:

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23.44.018 Maximum dwelling unit size in RSL zones
The maximum net unit area of any dwelling unit in RSL zones, including any floor area in an
accessory dwelling unit, is 2,200 square feet, except as provided in subsection 23.44.018.B.
A. The following floor area is exempt from the maximum net unit area limit:
1. All stories, or portions of stories, that are underground.
2. All portions of a story that extend no more than 4 feet above existing or
finished grade, whichever is lower, excluding access.
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B. The following additions to a housing unit that existed on or before the effective date of
the ordinance introduced as Council Bill 119444 may result in net unit area greater than 2,200
square feet:
1. Additions that add floor area equal to or less than 20 percent of the floor area
that existed as of the date of this ordinance. Housing units with additions built after the date of
this ordinance are not eligible for the 20 percent floor area addition allowance.
2. Additions that add floor area by adding a second-story to a single-story housing
unit that existed on or before the date of this ordinance, provided that the second-story addition is
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directly above the footprint of the existing single-story housing unit. Housing units with addition
built after the date of this ordinance are not eligible for the second-story addition allowance.
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Amendment A2: Apartment Structures in RSL Zones
Councilmember Johnson & Councilmember O’Brien
Background:
The proposed legislation limits the number of units in an apartment development in Residential Small
Lot (RSL) zones to three dwelling units or less, regardless of lot size, in addition to applying a density
limit of one dwelling unit per 2,000 square feet of lot area for all development types. This standard is
meant to prohibit construction of large apartment buildings in the RSL zones. Two apartment
structures, each with 3-units, would be allowed on a lot in an RSL zone.
The combination of the absolute limit on the number of units in an apartment structure and the density
limit could result in some lots being underbuilt or prioritizing other structure types, such as cottage
housing development, rowhouse development, and townhouse developments.
Option 1 (CM Johnson):
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Remove the absolute limit on the number of units in a development to allow, on larger lots, apartment
development of more than three units.
Option 2 (CM O’Brien):

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Increase the absolute limit on the number of units in an apartment structure to allow a four-unit
apartment building.
Under both options, the density limits would still apply, along with regulations on height, yard
requirements, FAR, etc. that would address other urban design objectives.
Notes:
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Amendments
Option 1:
Section 12. Section 23.44.006 of the Seattle Municipal Code, last amended by Ordinance
125603, is amended as follows:
23.44.006 Principal uses permitted outright
The following principal uses are permitted outright in single-family zones:
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A. Single-family ((Dwelling Unit)) dwelling unit. ((One single-family dwelling unit per
lot, except that an accessory dwelling unit may also be approved pursuant to Section 23.44.041,
and except as approved as part of an administrative conditional use permit under Section
25.09.260;))
B. In RSL zones, apartments, carriage houses, cottage housing development, rowhouse
development, and townhouse developments;
C. In RSL zones, apartments containing three dwelling units or less;
NOTE: This amendment would require renumbering subsections 23.44.006.D through
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23.44.006.K.
Option 2:
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23.44.006 Principal uses permitted outright
The following principal uses are permitted outright in single-family zones:

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A. Single-family ((Dwelling Unit)) dwelling unit. ((One single-family dwelling unit per
lot, except that an accessory dwelling unit may also be approved pursuant to Section 23.44.041,
and except as approved as part of an administrative conditional use permit under Section
25.09.260;))
B. In RSL zones, carriage houses, cottage housing development, rowhouse development,
and townhouse developments;
C. In RSL zones, apartments containing three four dwelling units or less;
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Amendment A3: ADU Standards in RSL Zones
Background:
The proposed legislation, in general, applies existing Accessory Dwelling Unit (ADU) requirements
currently applicable in single-family zones to Residential Small Lot (RSL) zones. However, there are two
ADU standards that currently apply in Lowrise zones (not Single-family zones) that are proposed in RSL
zones. This includes requiring that:
1. All ADUs must be located in the same structure as the principle dwelling unit or behind the principal
dwelling unit; and
2. Exterior stairs providing access to the ADU may not be more than 4 feet high, except for stairs
providing access to an ADU above a garage.
These standards are intended to make new development that includes ADUs more consistent with those
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that do not have ADUs but also make it more difficult to site an ADU, especially in existing
buildings. This amendment would remove the two standards described above, making ADU
requirements in RSL zones more consistent with what applies in Single-family zones today.
Notes:
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Amendments
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23.44.041 Accessory dwelling units
A. Accessory dwelling units, general provisions. The Director may authorize an
accessory dwelling unit, and that dwelling unit may be used as a residence, only under the
following conditions:
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***
6. Accessory dwelling units in RSL zones are required to meet the following
additional standards:
a. An accessory dwelling unit shall be located within the same structure as
the principal dwelling unit or in an accessory structure located between the principal dwelling
unit, including lines extended from the edge of the principal dwelling unit to all side lot lines,
and the rear lot line.
b. Exterior stairs. Exterior stairs providing access to an accessory dwelling
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unit may not exceed 4 feet in height, except for exterior stairs providing access to an accessory
dwelling unit located above a garage.

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Amendment A4: Garage Standards in RSL Zones
Background:
The proposed legislation includes design standards for garages currently in place for Multifamily zones
and applies them to Residential Small Lot (RSL) zones. This includes allowing garages to face the street,
provided the garage entrance is set back at least 18 feet from the street lot line and the total combined
horizontal width of all garage entrances located on all street-facing facades are not more than 10 feet
times the number of principal dwelling units located on the lot.
The requirements for garage entrances may result in a row of garage doors along the street. This
amendment would apply standards for garage entrances that are applicable in other Single-family zones.
Notes:
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Amendments

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23.44.016 Parking and garages
***
F. Appearance of garage entrances in SF 5000, SF 7200, and SF 9600 zones. In SF 5000,
SF 7200, and SF 9600 zones, the following provisions apply:
1. Garage setback. No portion of a garage, whether attached to a principal
structure or within a detached accessory structure, may be closer to the street lot line than 80
percent of the remaining non-garage, street-level facade (see Exhibit A for 23.44.016) of the
principal structure to which the garage is accessory. If the entire street-level facade of either a
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principal or accessory structure is garage, no portion of the garage may be closer to the street lot
line than 80 percent of the facade of the story above the street-level facade.
Exhibit A for 23.44.016

Garage setback
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2. Garage entrance width. The total combined horizontal width of all garage
entrances located on the front facade may be up to 50 percent of the horizontal width of the front
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facade or 10 feet, whichever is greater. On corner lots, a garage entrance shall be allowed on
only one street-facing facade.

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3. Exemptions
a. Garages allowed under subsections 23.44.016.D.9, 23.44.016.D.10,
23.44.016.D.11, and 23.44.016.D.12 are not subject to the standards of this subsection
23.44.016.F.
b. Garages that are set back more than 35 feet from the front lot line are
not subject to the standards of this subsection 23.44.016.F.
c. The Director may waive or modify the standards of this subsection
23.44.016.F based on one or more of the following factors:
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1) Irregular lot shape;
2) Topography of the lot;
3) Configuration of proposed or existing structures on the lot;
4) Location of exceptional trees as defined in Section 25.11.020;
and
5) The proposed structure or addition has design features including
but not limited to modulation, screening, and landscaping.
G. Appearance of garage entrances in RSL zones. In RSL zones, the following provisions
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apply:
1. Garage entrances facing the street shall be set back at least 18 feet from the
street lot line.

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2. The total combined horizontal width of all garage entrances located on all
street-facing facades shall not be more than 10 feet times the number of principal dwelling units
located on the lot.

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((G)) H. Screening ((.))
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Amendment A5: Density limits in RSL Zones
Background:
The proposed legislation applies a density limit in Residential Small Lot (RSL) zones of one dwelling unit
per 2,000 square feet of lot area for all development types. When calculation of the number of dwelling
units allowed under this provision results in a fraction of a unit, any fraction up to and including 0.85
allows zero additional units, and any fraction over 0.85 allows one additional unit.
Existing lots in RSL zones that are less than 3,701 square feet would not be eligible to add a second unit;
this applies to approximately 16% of the lots proposed to be rezoned to RSL in the proposed legislation.
This amendment would allow all lots in existence as of the effective date of this ordinance to include a
minimum of two dwelling units.
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Notes:

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Amendments

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23.44.017 Density limits
A. In SF 5000, SF 7200, and SF 9600 zones, only one single-family dwelling unit is
allowed per lot, except that an accessory dwelling unit may also be approved pursuant to Section
23.44.041, and except as approved as part of an administrative conditional use permit under
Section 25.09.260, a clustered housing planned development under Section 23.44.024, or a
planned residential development under Section 23.44.034.
B. The following provisions apply in RSL zones:
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1. The minimum lot area per dwelling unit is 2,000 square feet.
2. Except as provided in subsection 23.44.017.B.3, ((W))when calculation of the
number of dwelling units allowed according to subsection 23.44.017.B.1 results in a fraction of a
unit, any fraction up to and including 0.85 constitutes zero additional units, and any fraction over
0.85 constitutes one additional unit.
3. For lots in existence on the effective date of the ordinance introduced as
Council Bill 119444, if the number of dwelling units allowed according to subsection
23.44.017.B.2 equals less than two, two units are allowed.
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Amendment A6: Reduce the proposed density limit for smaller sites in Lowrise multifamily zones.
Background:
This amendment would modify density limits applicable to Lowrise multifamily zones. For development
on lots smaller than 3,000 square feet, the proposed legislation would establish a density limit of one
unit per every 1,350 square feet of lot area. For apartment development in Lowrise 3 multifamily zones
the density limit would be one unit for every 800 square feet of lot area. The legislation would replace
existing density limits that vary by zone and housing type.
The proposed amendment would reduce the density limit to one unit for every 1,250 square feet of lot
area, which could result in slightly more development on smaller sites.
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Notes:

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Amendments
Amend Section 35 of Council Bill 119444, as follows:

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23.45.512 Density limits and family-size unit requirements—LR zones
((A. The minimum lot area per dwelling unit in LR zones for cottage housing
developments, townhouse developments, and apartments is shown on Table A for 23.45.512,
except as provided in subsections 23.45.512.B, 23.45.512.C, 23.45.512.D, 23.45.512.E, and
23.45.512.G.))
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((Table A for 23.45.512
Density limits in Lowrise zones1
Units allowed per square foot of lot area by category of residential use2
Cottage housing
development3 and single- Rowhouse Townhouse
Zone family dwelling unit4 development development5 Apartment6
LR16 1/1,600 1/1,600 or no limit7 1/2,200 or 1/1,600 1/2,000 duplexes
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LR2 1/1,600 No limit 1/1,600 or no limit 1/1,200 or no limit
LR3 1/1,600 No limit 1/1,600 or no limit 1/800 or no limit
Footnotes for Table A for 23.45.512

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1
Density limits for LR zones with a mandatory housing affordability suffix are shown in
subsection 23.45.517.C.
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2
When density calculations result in a fraction of a unit, any fraction up to and including 0.85
constitutes zero additional units, and any fraction over 0.85 constitutes one additional unit.
3
See Section 23.45.531 for specific regulations about cottage housing developments.
4
One single-family residence meeting the standards of subsection 23.45.510.C may be built on a
lot that is existing as of April 19, 2011, and has an area of less than 1,600 square feet.
5
For townhouse developments that meet the standards of subsection 23.45.510.C, the higher
density shown is permitted in LR1 zones, and there is no density limit in LR2 and LR3 zones.
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((Table A for 23.45.512
Density limits in Lowrise zones1
Units allowed per square foot of lot area by category of residential use2
Cottage housing
development3 and single- Rowhouse Townhouse
Zone family dwelling unit4 development development5 Apartment6
6
For apartments that meet the standards of subsection 23.45.510.C, there is no density limit in
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LR2 and LR3 zones.
7
The density limit for rowhouse development in LR1 zones applies only on lots less than 3,000
square feet in size.))

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A. Density limits
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1. Except according to subsection 23.45.512.A.4, the following developments
must meet the density limits described in this subsection 23.45.512.A:

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a. In LR1 zones, rowhouse development on interior lots less than 3,000
square feet in size and all townhouse development; and
b. All development in Lowrise zones that do not have a mandatory
housing affordability suffix.
2. Development described in subsection 23.45.512.A.1 shall not exceed a density
of one dwelling unit per 1,350 1,250 square feet of lot area, except that apartments in LR3 zones
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that do not have a mandatory housing affordability suffix shall not exceed a density limit of one
dwelling unit per 800 square feet.
3. When density calculations result in a fraction of a unit, any fraction up to and
including 0.85 constitutes zero additional units, and any fraction over 0.85 constitutes one
additional unit.
((B)) 4. Density exception for certain types of low-income multifamily residential
uses
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((1)) a. The exception in this subsection ((23.45.512.B)) 23.45.512.A.4
applies to ((low-income disabled multifamily residential uses, low-income elderly multifamily

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residential uses, low-income elderly/low-income disabled multifamily residential uses, and
other)) low-income residential uses ((,)) operated by a public agency or a private nonprofit
corporation. ((, if they do not qualify for the higher FAR limit shown in Table A for 23.45.510.))
((2)) b. The uses listed in subsection ((23.45.512.B.1)) 23.45.512.A.4.a

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shall have a maximum density of one dwelling unit per 400 square feet of lot area if a majority of
the dwelling units are designed for and dedicated to tenancies of at least three months, and the
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dwelling units remain in low-income disabled multifamily residential use, low-income elderly
multifamily residential use, low-income elderly/low-income disabled multifamily residential use,
or other low-income residential uses, for the life of the structure.
***
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Amendment A7: Modify development standards for pitched roofs that exceed the zone height.
Background:
This amendment would reduce the required pitch of roofs, which are allowed to exceed the height limit,
on Lowrise multifamily structures.
Development regulations allow certain features of a structure to exceed the height limit of a zone.
These features include pitched roofs. Current regulations allow a roof to exceed the height limit, if it has
a pitch of 6:12. As a practical matter this pitch cannot always be achieved.
The proposed amendment would flatten the pitch to 3:12.
Notes:
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Amendments
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23.45.514 Structure height

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***
D. Exceptions for pitched roofs in LR zones that are not shed or butterfly roofs ((.))
1. Pitched roofs that are not shed or butterfly roofs may extend up to 5 feet above
the height limits set in Table A for 23.45.514, ((subject to the following limits,)) provided that all
parts of the roofs above the height limit have a minimum slope of 6:12 3:12 ((, except as
provided in subsection 23.45.514.D.5:
1. For cottage housing developments in all LR zones, the ridge of pitched roofs on
principal structures may extend up to 7 feet above the height limit.
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2. In LR1 and LR2 zones, for structures subject to a 30 foot height limit, the ridge
of pitched roofs on principal structures may extend up to 5 feet above the height limit if)) and the
height exception in subsection 23.45.514.F is not used.
((3. In LR3 zones, for structures subject to a 30 foot height limit, the ridge of
pitched roofs on principal structures may either:
a. extend up to 10 feet above the height limit, if the height exception

provided in subsection 23.45.514.F is not used, and the number of full stories above grade is
limited to three; or
b. extend up to 5 feet above the height limit, if the height exception
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provided in subsection 23.45.514.F is used.
4. In LR3 zones, for structures subject to a 40 foot height limit, the ridge of
pitched roofs on principal structures may extend up to 5 feet above the height limit provided that
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the height exception in subsection 23.45.514.F is not used.
5)) 2. Portions of curved roof forms, such as barrel and domed roofs, may have a
lesser slope than 6:12 3:12, if the Director determines that the massing of the roof form is
comparable to a pitched roof form such as a gable or gambrel roof that would have a minimum
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slope of 6:12 3:12.
***
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Amendment A8: Harmonize Incentive Zoning regulations for high-rise development with Mandatory
Housing Affordability requirements.
Councilmember Bagshaw
Background:
This amendment would retain the option for development in High-rise (HR) zones to achieve a portion
of extra residential floor through the provision of open space, green street improvements, or purchase
of Transferable Development Rights (TDR) from designated historic landmarks.
Under the current Incentive Zoning program, high-rise residential development in First Hill may achieve
bonus floor area by: (1) contributing to affordable housing or (2) providing open space, developing a
portion of a green street, or purchasing landmark TDR. Extra floor area available through the second
option is limited to 40% of the eligible bonus floor area. Council Bill 119444 would eliminate the second
option for achieving extra floor. Instead, all non-exempt floor area would be used to determine
affordable housing contributions.
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The proposed amendment would allow landmark TDR owners in First Hill, such as the Trinity Church, to
achieve some value from their TDR.
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Notes:

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Amendments
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23.45.516 ((Additional height and)) Method to achieve extra residential floor area in ((MR
and)) HR zones
A. ((General.)) Definitions in Section 23.58A.004 apply in this Section 23.45.516 unless
otherwise specified.
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((1. In MR, MR/85, and HR zones, extra residential floor area may be permitted
up to the maximum limits allowed by Section 23.45.510.
2. In MR and HR zones, additional height above the base height limit is permitted
for structures that qualify for extra residential floor area, up to the maximum limits allowed by
Sections 23.45.514 and 23.45.516.
B. Eligible lots. The following lots are eligible for extra residential floor area and, except
in MR/85 zones, additional height:
1. Lots in MR or MR/85 zones in urban villages, urban centers, and the Station
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Area Overlay District, except when the lot abuts a lot zoned single-family or is directly across an
alley from a lot zoned single-family; and

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2. Lots in HR zones.
C. HR zones
1. Extra residential floor area.))
B. In HR zones, extra residential floor area above the base FAR may be gained in
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accordance with Chapter 23.58A subject to the conditions and limits in this Section 23.45.516.
((Up to all))
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1. All extra residential floor area may be gained through the affordable housing
incentive program provisions in Section 23.58A.014.
2. Up to 40 percent of extra residential floor area may be gained by one or any
combination of:
a. transfer of development potential;
b. providing neighborhood open space ((or a payment in lieu thereof));
and/or
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c. providing a neighborhood green street setback if allowed pursuant to
subsection 23.45.516.F, all in accordance with this Section 23.45.516 and Chapter 23.58A.
((2. Structure height
a. Structures 240 feet or less in height. The applicable height limit in an
HR zone under subsection 23.45.514.B is 240 feet if the applicant satisfies the conditions for
extra floor area but not all of the conditions in subsection 23.45.516.C.2.b are met.
b. Structures over 240 feet. The applicable height limit in an HR zone
under subsection 23.45.514.B is 300 feet if the applicant satisfies the conditions for extra floor
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area and the following additional conditions are met:
1) For any structure above a height of 85 feet, the average

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residential gross floor area per story above a height of 45 feet does not exceed 9,500 square
feet;
2) No parking is located at or above grade, unless it is separated
from all street lot lines by another use; and

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3) At least 25 percent of the lot area at grade is one or more
landscaped open spaces, each with a minimum horizontal dimension of 10 feet, or at least 20
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percent of the lot area at grade is landscaped, common amenity area meeting the standards of
Section 23.45.522.))
C. Structures over 240 feet. For development containing structures with heights greater
than 240 feet, the following additional conditions shall be met:
1. No parking is allowed to be located at or above grade, unless it is separated
from all street lot lines by another use; and
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2. At least 20 percent of the lot area at grade must be common amenity area
meeting the standards of Section 23.45.522.
D. Transferable Development Potential (TDP) from Landmark structures and open space
1. Sending lots. TDP may be transferred under the provisions of Section
23.58A.040, as modified by this Section 23.45.516, only from Landmark TDP sites and open
space TDP sites. In order to be eligible as a Landmark TDP site or open space TDP site, a lot
shall be located in First Hill and shall be zoned MR or HR. Sending lots are subject to the limits
and conditions in this Chapter 23.45 and Chapter 23.58A. The amount of TDP that may be
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transferred from a lot is limited to the amount by which the base FAR under Section 23.45.510
exceeds floor area on the lot that is not exempt under Section 23.45.510.
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2. Receiving lots. Any lot located in an HR zone within First Hill is eligible for
extra residential floor area according to the provisions of this Section 23.45.516 to receive TDP
from an eligible sending lot, subject to the limits and conditions in this Chapter 23.45 and
Chapter 23.58A.
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((E. Combined lot development. When authorized by the Director pursuant to this Section
23.45.516, lots located on the same block in an HR zone may be combined, whether contiguous
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or not, solely for the purpose of allowing some or all of the capacity for chargeable floor area on
one or more such lots under this Chapter 23.45 to be used on one or more other lots, according to
the provisions of this subsection 23.45.516.E.
1. Up to all of the capacity on one lot, referred to in this subsection 23.45.516.E as
the “base lot,” for chargeable floor area in addition to the base FAR, pursuant to Section
23.45.510 (referred to in this subsection 23.45.516.E as “bonus capacity”), may be used on one
or more other lots, subject to compliance with all conditions to obtaining extra residential floor
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area, pursuant to Chapter 23.58A, as modified in this Section 23.45.516. For purposes of
applying any conditions related to amenities or features provided on site under this Section
23.45.516, only the lot or lots on which such bonus capacity is used are considered to be the lot
or site using a bonus. Criteria for use of extra residential floor area that apply to the structure(s)
shall be applied only to the structure(s) on the lots using the transferred bonus capacity. For
purposes of the condition to height above 240 feet in subsection 23.45.516.C.2.b.3 of this Section
23.45.516, all lots in a combined lot development are considered as one lot.
2. Only if all of the bonus capacity on all lots in a combined lot development is
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used on fewer than all of those lots, there may be transferred from a base lot where no bonus
capacity is used, to one or more other lots in the combined lot development, up to all of the
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unused base FAR on the base lot, without regard to limits on the transfer of TDP or on use of
TDP in Chapter 23.58A or subsection 23.45.516.D. Such transfer shall be treated as a transfer of
TDP for purposes of determining remaining development capacity on the base lot and TDP
available to transfer under Chapter 23.58A, but shall be treated as additional base FAR on the
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other lots, and, to the extent that, together with other base floor area, it does not exceed the
amount of chargeable floor area below the base height limit on the lot where it is used, it shall
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not be treated as extra residential floor area. If less than all of the bonus capacity of the base lot
is used on such other lots, and if the base lot qualifies as a sending lot for TDP, the unused base
FAR may be transferred as TDP to the extent permitted by Chapter 23.58A and this Section
23.45.516, but in each case only to satisfy in part the conditions to achieve extra floor area, not
as additional base FAR.
3. To the extent permitted by the Director, the maximum chargeable floor area for
any one or more lots in the combined lot development may be increased up to the combined
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maximum chargeable floor area under Section 23.45.510 computed for all lots participating in
the combined lot development, provided that the maximum chargeable floor area on one or more
other lots in the combined lot development is correspondingly reduced. To the extent permitted
by the Director, and subject to subsection 23.45.516.E.2, the base floor area for any one or more
lots in the combined lot development may be increased up to the combined base chargeable floor
area under Section 23.45.510 computed for all lots participating in the combined lot
development, provided that the base floor area on one or more other lots in the combined lot
development is correspondingly reduced.
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4. The Director shall allow a combined lot development only to the extent that the
Director determines, in a Type I land use decision, that permitting more chargeable floor area
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than would otherwise be allowed on a lot or lots and the corresponding reduction on another lot
or lots will result in a significant public benefit through one of more of the following:
a. preservation of a landmark structure located on the block or on an
adjacent block either through the inclusion of the lot with the landmark structure as a base lot in
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the combined lot development or through the transfer of TDP from the lot with the landmark
structure to a lot in the combined lot development;

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b. inclusion on the same block of a structure in which low-income housing
is provided to satisfy all or part of the conditions to earn extra residential floor area; and/or
c. provision of open space on the same block to satisfy in part the
conditions to achieve extra residential floor area.
5. The fee owners of each of the combined lots shall execute an appropriate
agreement or instrument, which shall include the legal descriptions of each lot and shall be
recorded in the King County real property records. In the agreement or instrument, the owners
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shall acknowledge the extent to which development capacity on each base lot is reduced by the
use of such capacity on another lot or lots, at least for so long as the chargeable floor area for
which such capacity is used remains on such other lot or lots. The agreement or instrument shall
also provide that its covenants and conditions shall run with the land and shall be specifically
enforceable by the parties and by the City of Seattle.
6. Nothing in this subsection 23.45.516.E shall allow the development on any lot
in a combined lot development to exceed or deviate from height limits or other development
standards.))
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E ((F)). Neighborhood green street setback. Floor area may be gained for a neighborhood
green street setback according to the provisions of Chapter 23.58A by development on lots
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abutting one of the streets or street segments within the First Hill Urban Village shown on Map
A for 23.45.516.
Map A for 23.45.516
Neighborhood Green Streets

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F ((G)). Neighborhood open space. In HR zones, subject to the limits in this Section
23.45.516 and Chapter 23.58A, extra residential floor area may be gained through a voluntary
agreement to provide neighborhood open space ((or a payment in lieu of neighborhood open
space)), according to the provisions of Section 23.58A.040.
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23.58C.025 Applicability and general requirements
***
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B. Applicability. Except as provided according to subsection 23.58C.025.C, this Chapter
23.58C shall apply to development that includes units, whether such development occurs through
one or more of the following:
1. Construction of a new structure;

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2. Construction of an addition to an existing structure that results in an increase in
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the total number of units;
3. Alterations within an existing structure that result in an increase in the total
number of units; or
4. Change of use that results in an increase in the total number of units.
C. Development is exempt from the requirements of this Chapter 23.58C if it receives
public funding and/or an allocation of federal low-income housing tax credits, and is subject to a
regulatory agreement, covenant, or other legal instrument recorded on the property title and
34
enforceable by The City of Seattle, Washington State Housing Finance Commission, State of
Washington, King County, U.S. Department of Housing and Urban Development, or other
similar entity as approved by the Director of Housing, (1) which restricts at least 40 percent of
the residential units to occupancy by households earning no greater than 60 percent of median
income, and controls the rents that may be charged, for a minimum period of 40 years, or (2)
which restricts at least 40 percent of the residential units to be sold to households earning no
greater than 80 percent of median income, for a minimum period of 50 years. The sale price for
sales subsequent to the initial sale shall be calculated to allow modest growth in homeowner
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equity while maintaining long-term affordability for future buyers. All buyers of such an
ownership unit subsequent to the initial sale shall be households with incomes no greater than 80
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percent of median income at initial occupancy.
D. Relationship to incentive zoning. Where the provisions of the zone refer to this Chapter
23.58C and where bonus residential floor area or extra residential floor area may be achieved
according to the provisions of the zone and/or Chapter 23.58A, the following provisions apply:
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1. All requirements to provide low-income or moderate-income housing, or
affordable housing as defined in Section 23.58A.004, for achieving bonus residential floor area
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or extra residential floor area according to the provisions of the zone and/or Chapter 23.58A shall
be satisfied solely by compliance with this Chapter 23.58C.
2. Any non-housing requirements for achieving bonus residential floor area or
extra residential floor area shall be satisfied according to the provisions of the zone and/or
Chapter 23.58A.
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3. Extra floor area achieved in HR zones by acquiring transfer of development
potential, providing neighborhood open space, or providing a neighborhood green street setback
according to Section 23.45.516.B.2 is exempt from the requirements of this Chapter 23.58C.
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Amendment A9: Requirements to meet a green building standard in Multifamily zones
Background:
This amendment would increase the thresholds above which projects in Multifamily zones would have
to meet a green building standard.
Under the existing code, projects in Multifamily zones can achieve extra floor area by meeting a green
building standard and providing additional public benefits, such as screening parking or providing
affordable housing. The green building standard requires development to achieve a green building
certification, (i.e. LEED Gold, Built Green 4-Star, Passive House, etc.) plus a 15% energy efficiency
improvement over the energy code minimum. Under existing rules, the Floor Area Ratio (FAR) above
which the green building standard applies varies significantly based on the zone and type of
development (e.g. detached, townhouse, rowhouse, or apartment). Under the proposed legislation, the
requirement would vary by zone but not by development type.
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Green building standards typically incorporate multiple criteria, such as indoor air quality, local
materials, or stormwater, as well as energy and water efficiency. The efficiency criteria reduce the
ongoing annual energy and water utility costs to owners and tenants, but the green building standards
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may increase upfront costs to developers (though upfront costs to developers vary considerably due to a
variety of project factors and design decisions).
While the green buildings standards are already in place, this requirement, combined with Mandatory
Housing Affordability (MHA) requirements, could result in higher housing costs. This amendment would
increase the FAR above which the green building standard applies so that the additional floor area
provided through MHA can be achieved without meeting the green building standard. Developers could
build to the maximum FAR by meeting the green building standard. The following chart summarizes
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what this would mean for the green building threshold:
Current Threshold: Threshold: Maximum

Threshold Proposed Proposed FAR
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(varies by Legislation Amendment

development type)
LR1 0.9-1.1 0.9 1.1 1.3
LR2 1.0-1.1 1.0 1.2 1.6
LR3 (outside 1.1-1.3 1.1 1.6 1.8
urban village)
LR3 (inside 1.1-1.5 1.1 1.8 2.3
urban village)
MR 3.2 3.2 3.45 4.5
Below is a diagram that shows what this would mean for a townhouse project in a LR1.
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Notes:
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Amendments
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Section 44. A new Section 23.45.530 of the Seattle Municipal Code is added as follows:
23.45.530 Green building standards
For projects exceeding the floor area ratio (FAR) in Table A for 23.45.530, the applicant
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shall make a commitment that the proposed development will meet the green building standard
and shall demonstrate compliance with that commitment, all in accordance with Chapter 23.58D.
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Table A for 23.45.530

Green building standard thresholds for multifamily zones
Zone Floor Area Ratio (FAR)
LR1 0.9 1.1
LR2 1.0 1.2
LR3 outside urban centers and urban
1.1 1.6
villages
LR3 inside urban centers and urban villages 1.8
MR 3.2 3.45
HR 7.0
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Amendment A10: Small commercial space requirement
Councilmember O’Brien & Councilmember Johnson
Background:
In certain areas, such as the Pike/Pine Conservation Overlay District, there are development standards in
place to ensure that new development includes spaces for small commercial uses. Development
standards that require that new development include spaces designed for small commercial uses is one
strategy to support commercial affordability and limit the potential displacement of small, locally-owned
businesses.
This amendment would require that new development in pedestrian zones with over 5,000 square feet
of commercial space at grade provide small commercial spaces. Pedestrian zones are generally located
in recognized neighborhood business districts and are locations already prioritized for an active
streetscape.
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Option 1 (Councilmember O’Brien): This option would require that these small commercial spaces be
permanent.
Option 2 (Councilmember Johnson): This option would include a five-year expiration for these small
commercial spaces.
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Notes:

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Amendments
Option 1:
Section 49. Section 23.47A.008 of the Seattle Municipal Code, last amended by
Ordinance 125603, is amended as follows:
23.47A.008 Street-level development standards
***
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B. Non-residential street-level requirements
***
3. Depth provisions for new structures or new additions to existing structures.
Non-residential uses shall extend an average depth of at least 30 feet and a minimum depth of 15
feet from the street-level, street-facing facade. Non-residential uses smaller than 600 square feet
in size shall extend an average depth of at least 20 feet and a minimum depth of 10 feet,
provided that the space has a direct entrance or service counter for pedestrians from the street
or from a street-oriented courtyard that is no more than 3 feet above or below the sidewalk
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grade. If the combination of the requirements of Sections 23.47A.005 or 23.47A.008 and this
depth requirement would result in a requirement that an area greater than 50 percent of the
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structure’s footprint be dedicated to non-residential use, the Director may modify the street-
facing facade or depth requirements, or both, so that no more than 50 percent of the structure’s
footprint is required to be non-residential.
***
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C. In addition to the provisions of subsections 23.47A.008.A and 23.47A.008.B, the
following standards also apply in pedestrian designated zones:

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***
6. Space for small commercial uses at street level
a. All structures abutting a principal pedestrian street that include more
than 5,000 square feet of street-level commercial uses shall include small commercial spaces
according to Table A for 23.47A.008.C and subsection 23.47A.008.C.6.b.
Table A for 23.47A.008

Number of small commercial spaces required
40
Total amount of square feet in street-level Number of small commercial spaces required
commercial use
Up to 5,000 square feet 0
More than 5,000 sf up to 8,000 sf 1
More than 16,000 sf 4, plus 1 additional space for each additional
4,000 square feet above 16,000 square feet, up to
a maximum of 8
b. Requirements for small commercial spaces. The required small
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commercial spaces must:
1) Contain only commercial uses;

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square feet;
3) Have an entrance for pedestrians from the street or from a street-
oriented courtyard that is no more than 3 feet above or below the sidewalk grade; and
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4) Be separated from other commercial spaces by a physical
divider such as a wall or partition.

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c. Exception. The requirements of this section 23.47A.008.C.6 do not
apply to:
1) Structures with more than 50 percent of the total street-level
gross floor area occupied by any of the following uses:
a) Arts facilities;
b) Child care facilities;
c) Colleges;
d) Community clubs or community centers;
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e) Libraries;
f) Institutes for advanced study;
g) Museums;
h) Performing arts theatres;
i) Child care centers;
j) Elementary or secondary schools;
k) Religious facilities;
l) Vocational or fine arts schools; or
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m) Shopping atriums, where multiple businesses operate
within a contiguous space.

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area occupied by one or more business establishments that the Director of the Office of
Economic Development determines meets the definition of a small business and is proposing to
move to the structure after vacating another location in Seattle.

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Option 2:

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***
B. Non-residential street-level requirements
***
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3. Depth provisions for new structures or new additions to existing structures.
Non-residential uses shall extend an average depth of at least 30 feet and a minimum depth of 15
feet from the street-level, street-facing facade. Non-residential uses smaller than 600 square feet
in size shall extend an average depth of at least 20 feet and a minimum depth of 10 feet,
provided that the space has a direct entrance or service counter for pedestrians from the street
or from a street-oriented courtyard that is no more than 3 feet above or below the sidewalk
grade. If the combination of the requirements of Sections 23.47A.005 or 23.47A.008 and this
depth requirement would result in a requirement that an area greater than 50 percent of the
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structure’s footprint be dedicated to non-residential use, the Director may modify the street-
facing facade or depth requirements, or both, so that no more than 50 percent of the structure’s
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footprint is required to be non-residential.
***

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***
6. Space for small commercial uses at street level

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a. All structures abutting a principal pedestrian street that include more
than 5,000 square feet of street-level commercial uses shall include small commercial spaces
according to Table A for 23.47A.008.C and subsection 23.47A.008.C.6.b for a period of five
years after the certificate of occupancy.
Table A for 23.47A.008

Number of small commercial spaces required
Total amount of square feet in street-level Number of small commercial spaces required
commercial use
Up to 5,000 square feet 0
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More than 16,000 sf 4, plus 1 additional space for each additional
4,000 square feet above 16,000 square feet, up to
a maximum of 8
b. Requirements for small commercial spaces. The required small
commercial spaces must:
1) Contain only commercial uses;
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2) Be a minimum of 300 square feet and a maximum of 1,500
square feet;
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oriented courtyard that is no more than 3 feet above or below the sidewalk grade; and
4) Be separated from other commercial spaces by a physical
divider such as a wall or partition.

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c. Exception. The requirements of this section 23.47A.008.C.6 do not
apply to:
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1) Structures with more than 50 percent of the total street-level
gross floor area occupied by any of the following uses:
a) Arts facilities;
b) Child care facilities;
c) Colleges;
d) Community clubs or community centers;
e) Libraries;
f) Institutes for advanced study;
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g) Museums;
h) Performing arts theatres;
i) Child care centers;
j) Elementary or secondary schools;
k) Religious facilities;
l) Vocational or fine arts schools; or
m) Shopping atriums, where multiple businesses operate
within a contiguous space.
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2) Structures with more than 25 percent of street-level gross floor
area occupied by one or more business establishments that the Director of the Office of
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Economic Development determines meets the definition of a small business and has committed
to move to the structure after vacating another location in Seattle.

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Amendment A11: Floor area exception for low-income housing in the Pike/Pine Overlay
Councilmember O’Brien
Background:
The Pike/Pine Overlay currently includes an exception to the floor area limit for projects that commit to
providing 50% of total gross floor area affordable to and occupied by “income eligible households” for
fifty years. Income eligible households are defined as:
1. For rental housing units, except housing units of 400 or fewer net square feet, or sleeping
rooms in a congregate residence, households with incomes no higher than the lower of:
a. 80 percent of median income as defined in Section 23.84A.025; or
b. the maximum level permitted for rental housing by RCW 36.70A.540 as in effect
when the agreement for the housing to serve as affordable housing is executed.
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2. In the case of owner-occupied housing units, households with incomes no higher than the
lesser of:
a. median income, as defined in Section 23.84A.025, or

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b. the maximum level permitted for owner-occupied housing by RCW 36.70A.540 as in
effect when the agreement for the housing to serve as affordable housing is executed.
3. For housing units of 400 or fewer net square feet or sleeping rooms in a congregate
residence, households with incomes no higher than 40 percent of median income as defined in
Section 23.84A.025. For this purpose, the resident(s) of each sleeping room in a congregate
residence are regarded as a separate household.
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Council Bill 119444 proposes to delete this exception.
This amendment would retain the exception, allowing a 15% increase in floor area for projects that
commit to providing at least 50% of their floor area as affordable to income eligible households.
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Notes:
Amendments
Amend Section 104 of Council Bill 119444 to retain subsection 23.73.010.B.1.c, as follows:
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Section 104. Section 23.73.010 of the Seattle Municipal Code, last amended by
23.73.010 Floor area limits outside the Conservation Core
***
B. Exceptions to floor area limit
1. A 15 percent increase in the floor area limit is permitted for projects that meet
the following conditions:
a. The project retains all the character structures existing on the lot, unless
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a departure is approved through the design review process to allow the removal of a character
structure based on the provisions of subsection 23.41.012.B; and

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b. The project includes uses that contribute to the area’s recognized
character as an arts district, including performing arts space or artist-studio dwellings that
typically have design requirements such as nonstandard floor-to-ceiling heights that reduce the
total amount of usable floor area in a structure; or

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((c. A minimum of 50 percent of the total gross floor area of the project is
housing that is affordable to and occupied by “income-eligible households,” as defined in

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Section 23.58A.004, and is subject to recorded covenants approved by the Director that ensure
that the housing remains available to these households for a minimum of 50 years; or
d)) c. Through the design review process a determination is made that
including one or more of the following features offsets the increase in the bulk of the project and
allows for a design treatment that achieves the intent of the neighborhood design guidelines
better than adhering to the floor area limit that would apply without the exception:
1) A landscaped courtyard that is visible from the sidewalk and
located primarily at street level on a street that is not a principal pedestrian street;
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2) A through-block pedestrian corridor that connects parallel
streets bounding the project, consistent with the neighborhood design guidelines; or
3) Open space at locations that support the gateway and open space
concepts promoted in the neighborhood design guidelines.
2. Retaining character structures on a lot. A 25 percent increase in the floor area
limit established in subsection 23.73.010.A is permitted for a project that retains all the character
structures on the same lot according to the provisions in Section 23.73.015, unless a departure is
approved through the design review process to allow the removal of a character structure based
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on the provisions of subsection 23.41.012.B. Any increase in floor area permitted according to
this subsection 23.73.010.B.2 shall not be combined with any other increase in floor area
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permitted according to subsection 23.73.010.B.1 or 23.73.010.B.3.
3. A 25 percent increase in the floor area limit is permitted on a lot that qualifies
as a receiving site for a project that adds floor area through the use of TDP as permitted by
Section 23.73.024, provided that the amount of floor area added through the use of TDP is
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equivalent to at least 0.25 FAR, as calculated for the receiving site. Any increase in floor area
permitted according to this subsection 23.73.010.B.3 shall not be combined with any other
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increase in floor area permitted according to subsection 23.73.010.B.1 or 23.73.010.B.2.
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Amendment A12 Upper-level Setbacks along University Way NE
Background:
The proposed legislation would rezone University Way NE (the Ave) from NC3P-65 to NC3P-75 (M). The
initial proposal for the Ave as part of the University District upzone, which was enacted through
Ordinance (ORD) 125267, was to rezone this area from NC3P-65 to SM-U-85. The initial proposal also
included an upper-level setback requirement for buildings with heights above 45 feet. When the Council
was considering ORD 125267, the Council decided to not rezone the Ave at that time and requested that
the Office of Planning and Community Development consider zoning changes as part of the citywide
upzone. The proposal included in CB 119444 is to maintain the NC3 zoning and to increase heights from
65 feet to 75 feet. NC3-75 (M) does not include an upper-level setback.
This amendment would implement an upper level setback above 45 feet in height for structures
abutting the Ave. The intent of this setback is to maintain the human-scaled character of University Way
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NE.
Notes:
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Amendments
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23.47A.009 Standards applicable to specific areas
***
G. University Community Urban Center. The following provisions apply to specified NC
zones within the portion of the University Community Urban Center west of 15th Avenue NE.
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1. Maximum width and depth limits. The following standards apply to NC zones
with a mapped height limit exceeding 40 feet:
***
2. Provisions for the transfer of development rights (TDR) and transfer of
development potential (TDP)
***
3. Upper level setbacks on University Way NE. The following standards apply to
development on lots abutting University Way NE with a mapped height exceeding 55 feet.
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a. An upper-level setback with an average depth of 10 feet from street lot
lines abutting University Way NE is required for portions of a structure above a height of 45 feet.
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Where a portion of the facade is set back more than 20 feet, the setback depth for that portion of
the facade shall be considered 20 feet for purposes of calculating the average setback.
b. Structures allowed in subsection 23.47A.014.E.1 and 23.47.014.E.2 are
allowed in upper-level setbacks required in subsection 23.47A.009.G.3.

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Amendment A13: Development Standards for Live-work units
Background:
This amendment would amend the development standards that apply to live-work units by (1)
establishing a minimum size of 300 square feet for the “work” portion that aligns with the requirements
for small commercial spaces; and (2) requiring a physical divider between the “live” and “work” portions
of the unit.
The intent of these changes is to improve privacy for residential functions and ensure that the front of
the spaces are used for business purposes.
Notes:
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Amendments
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***
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E. When a live-work unit is located on a street-level, street-facing facade, the provisions
of subsections 23.47A.008.A and 23.47A.008.B, and the following requirements, apply:
1. The portion of each such live-work unit in which business is conducted must be
a minimum of 300 square feet and must be located between the principal street and the
residential portion of the live-work unit. The non-residential portions of the unit shall extend the
width of the street-level, street-facing facade, shall extend a minimum depth of 15 feet from the
street-level, street-facing facade, and shall not contain any of the primary features of the
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residential (live) portion of the live-work unit, such as kitchen, ((bathroom,)) sleeping, ((or))
laundry facilities, or bathrooms containing a shower or bathtub. These basic residential features
shall be designed and arranged to be separated from the work portion of the live-work unit by a
physical divider such as a wall or partition.
2. Each live-work unit must have a pedestrian entry on the street-facing facade
that is designed to be visually prominent and provide direct access to the non-residential portions
of the unit.
3. Each live-work unit must include an exterior sign with the name of the business
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associated with the live-work unit. Such signage shall be clearly associated with the unit and
visible to pedestrians outside of the building.

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4. The owner of each live-work unit must keep a copy of the current business
license associated with the business located in that unit on file.
***
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Amendment A14: Clarify regulations related to off-street parking in the Seattle Mixed-Rainier Beach
zone
Background:
The proposed Seattle Mixed-Rainier Beach district would create special development standards for the
area around the Rainier Beach light rail station in order to encourage the development of a food
innovation district to provide economic development opportunities to the Rainier Beach community.
Proposed section 23.48.945 would include special parking and loading standards that would allow
surface parking between the street and buildings, multiple curb cuts, and surface parking to cover up to
50% of a lot.
These standards are not consistent with development standards around other light rail stations, which
are generally designed to reduce vehicular trips to the station area and reduce conflicts between
automobiles and pedestrians accessing the station.
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This amendment would amend section 23.48.945 to limit these parking and loading standards to
projects that include the types of uses the community seeks to encourage: light manufacturing; colleges;
vocational or fine arts schools; food processing and craft work; child care centers; or subsidized housing.
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Those uses are listed in proposed Section 23.48.920.B.
Notes:

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Amendments
Amend Section 77 of Council Bill 119444 by amending proposed new section 23.48.945 as follows:
23.48.945 Parking and loading in SM-RB zones

The standards of Sections 23.48.055 and 23.48.085 are modified as follows for portions of lots
that do not abut a pedestrian street for a development that includes space dedicated to one or
more uses listed in Section 23.48.920.B.:
A. Surface parking is not required to be separated from the street by other uses.
B. Two two-way curb cuts are allowed, provided no curb cuts are located on pedestrian
streets.
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C. The amount of lot area allocated to accessory surface parking can be as much as 50
percent of the total lot area.
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Amendment A15: Preschool uses
Councilmember Mosqueda and Councilmember González
Background:
In several sections of CB 119444, there are certain benefits granted to projects that include preschools
that do not apply to projects that include child care centers. In the Land Use Code, "child care center" is
a broader term that includes preschools.
This amendment would replace the term “preschool” with “child care center” to encourage the inclusion
of child care centers in new development rather than just preschools.
Notes:
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Amendments
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***
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***
5. Maximum width and depth limits
***
c. For purposes of this subsection 23.47A.008.C.5, the following portions
of a structure shall not be included in measuring width and depth:
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1) Designated Landmark structures that are retained on the lot.
2) Stories of a structure on which more than 50 percent of the total
gross floor area is occupied by any of the following uses:
a) Arts facilities;
b) Community clubs or community centers;
c) Child care center Preschool;
d) Elementary or secondary schools;
e) Performing arts theaters; or
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AF f) Religious facilities.
***

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23.47A.009 Standards applicable to specific areas
***
G. University Community Urban Center. The following provisions apply to specified NC

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zones within the portion of the University Community Urban Center west of 15th Avenue NE.
1. Maximum width and depth limits. The following standards apply to NC zones
with a mapped height limit exceeding 40 feet:
***
c. Width and depth limits do not apply to stories of a structure with more
than 50 percent of the total gross floor area occupied by any of the following uses:
1) Community clubs or community centers;
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2) Religious facilities;
3) Arts facilities;
4) Child care center Preschool, elementary, or secondary schools;
or
5) Performing arts theaters.
***
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23.48.040 Street-level development standards

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D. Maximum width. The provisions of this subsection 23.48.040.D apply to all structures
in SM-U zones and structures along Class 1 pedestrian streets in all other Seattle Mixed zones,
except the provisions of this subsection 23.48.040.D do not apply in SM-SLU zones.
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***
3. For purposes of this subsection 23.48.040.D, the following portions of a

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structure shall not be included in facade width measurement:
a. Designated Landmark structures that are retained on the lot.
b. Structures in SM-U zones that qualify as vulnerable masonry structures
according to Section 23.48.630 and are retained on the lot.
c. Stories of a structure on which more than 50 percent of the total gross
floor area is occupied by any of the following uses:
1) Arts facilities;
2) Community clubs or community centers;
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3) Child care center Preschool;
4) Elementary or secondary schools;
5) Performing arts theaters; or
6) Religious facilities.
***
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Amendment A16: Additional tree regulations
Chair Johnson and Councilmember O’Brien
Background:
In May 2018, the Planning, Land Use, and Zoning (PLUZ) committee began considering legislation to
strengthen tree protections in the city. This effort resulted in a draft tree protection ordinance (Tree
Bill), last discussed in committee on September 19, 2018. Revisions to this legislation are on hold,
pending Council action on the citywide Mandatory Housing Affordability (MHA) legislation. However,
the MHA bill (CB 119444) does include some tree-related regulations that intersect with issues explored
in the latest version of the Tree Bill.
The MHA bill does not alter the requirements for tree planting or preservation in SF 5000, SF 7200, and
SF 9600 zones, though it moves those requirements from SMC 23.44.008 to SMC 23.44.020.
Under CB 119444, the Residential Small Lot (RSL) zone would have new tree planting/preservation
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requirements, based on a tree score system. A lot’s tree score would be equal to one point for every 750
square feet of lot area. Trees sufficient to achieve the total tree score for the lot must either be planted
or preserved. The requirements are intended to achieve a target of 26% tree canopy cover for RSL
zones.
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This amendment would increase tree planting requirements in RSL zones to achieve a 33% tree canopy
cover target; create a new fee-in-lieu option for satisfying tree planting requirements in RSL; add
protections for trees planted to meet tree planting requirements in RSL; and require arborists working
with the City to be certified by the International Society of Arboriculture. It would also specify policy
goals for setting in-lieu fees and the expenditure of tree planting in-lieu funds.
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Notes:

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Amendments
23.44.020 Tree requirements
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A. Tree requirements in SF 5000, SF 7200, and SF 9600 zones
1. When a single-family dwelling unit is constructed on a lot in a SF 5000, SF
7200, or SF 9600 zone, a minimum number of caliper inches of tree must be provided on the lot
as follows:
a. For lots over 3,000 square feet, at least 2 caliper inches of tree per 1,000
square feet of lot area.
b. On lots that are 3,000 square feet or smaller, at least 3 caliper inches of
tree.
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2. The minimum number of caliper inches of tree required may be met by
preserving existing trees, planting new trees, or by a combination of preservation and planting.
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The preservation or planting of trees in the right-of-way may be counted, provided that they are
approved by the Director of Transportation.
3. Submerged land shall not be included in calculating lot area for purposes of
either the tree preservation option or tree planting option.

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4. Tree measurements. Trees planted to meet the requirements in this subsection
23.44.020.A shall be at least 1.5 inches in diameter. The diameter of new trees shall be measured
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(in caliper inches) 6 inches above the ground. Existing trees shall be measured 4.5 feet above the
ground. When an existing tree is 3 to 10 inches in diameter, each 1 inch counts as 1 inch toward
meeting the tree requirements in this subsection 23.44.020.A. When an existing tree is more than
10 inches in diameter, each 1 inch of the tree that is over 10 inches shall count as 3 inches toward
meeting the tree requirement.
5. Tree preservation plans. If the tree preservation option is chosen, a tree
preservation plan must be submitted by a certified arborist and approved. Tree preservation plans
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shall provide for protection of trees during construction according to standards promulgated by
the Director.
B. Tree requirements in RSL zones
1. Trees sufficient to achieve one point, according to Table A for 23.44.020, per
750 500 square feet of lot area shall be provided for any development:
a. Containing one or more new dwelling units;
b. Containing more than 4,000 square feet of non-residential uses in either
a new structure or an addition to an existing structure; or
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c. Expanding surface area parking by more than 20 parking spaces for
automobiles.
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2. Individual trees preserved during construction or planted after construction
count toward the tree score according to Table A for 23.44.020. All required trees shall meet
standards promulgated by the Director to provide for the long-term health, viability, and
coverage of plantings. These standards may include, but are not limited to, the type and size of
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plants, spacing of plants, depth, and quality of soil, access to light and air, and protection
practices during construction.

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Table A for 23.44.020
Tree points
Type of tree Points for non-conifer trees Points for conifer trees
Small tree planted after construction 1 point 1.25 point
Small/medium tree planted after 2 points 2.5 points
construction
Medium/large tree planted after 3 points 3.75 points
construction
Large tree planted after construction 4 points 5 points
Trees 6 inches in diameter or greater 1 point per inch of diameter 1.25 point per inch of
that are preserved during construction diameter
3. Tree protection areas shall be designated for all trees that are proposed to be
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preserved to receive points under this subsection 23.49.020.B. No excavation, fill, placing of
materials or equipment, or vehicle operation shall be allowed during construction within a tree
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protection area. Tree protection areas shall be an area equal to the outer extent of the dripline of
the tree, except that they may be reduced if the following conditions are met:
a. The alternative tree protection area is prepared by an certified arborist
who has visited the site and examined the specific tree’s size, location, and extent of root cover,
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evaluated the tree’s tolerance to construction impact based on its species and health, and
identified any past impacts that have occurred within the root zone; and
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b. The certified arborist has prepared a plan providing the rationale used to
demonstrate that the alternate method provides an adequate level of protection.
4. The owner of the subject lot is required to ensure that the trees planted remain
healthy for at least five years after inspection by the City and the owner of the subject lot shall be
responsible for replacing any trees that do not remain healthy after inspection by the City.
5. In lieu of up to 50% of the tree point requirement, an applicant may provide a
cash contribution to the City using a ratio of dollars to tree point as provided in a rule
promulgated by the Director. Payments shall be made prior to issuance and as a condition of any
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permit for any construction activity other than excavation and shoring. Payments in lieu of trees
shall be deposited in a reserve account established solely to support tree planting and
establishment. Earnings on balances in the special account shall accrue to that account.
C. Street tree requirements in RSL zones
1. Street trees are required in RSL zones for development that would add one or
more principal dwelling units on a lot, except as provided in subsection 23.43.020.C.2 and
Section 23.53.015. Existing street trees shall be retained unless the Director of Transportation
approves their removal. The Director, in consultation with the Director of Transportation, shall
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determine the number, type, and placement of additional street trees to be provided in order to:
a. Improve public safety;

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b. Promote compatibility with existing street trees;
c. Match trees to the available space in the planting strip;
d. Maintain and expand the urban forest canopy;
e. Encourage healthy growth through appropriate spacing;

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f. Protect utilities; and
g. Allow access to the street, buildings, and lot.

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2. If a lot borders an unopened right-of-way, the Director may reduce or waive the
street tree requirement along that right-of-way as a Type I decision if, after consultation with the
Director of Transportation, the Director determines that the right-of-way is unlikely to be opened
or improved.
23.84A.002 “A”
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***
“Arborist, certified” means an individual that has successfully passed the certified
arborist examination administered by the International Society of Arboriculture (ISA).
***
“Arts facility” means space occupied by one or more ((not-for-profit)) organizations
dedicated to the creation, display, performance, or screening of art by or for members of the
general public.
***
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Amend Council Bill 119444 by adding a new section to express Council’s intent in regards to setting in-
lieu fees and tree planting fund expenditures, as follows:
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Section _. The Director of the Seattle Department of Construction and Inspections shall
establish a fee-in-lieu payment for tree planting in RSL zones based on the value of a tree at 25
years and provide a report on the fee amount to the Council by October 1, 2019. Funds accrued
in the reserve account for tree planting and establishment shall be used to advance the City’s
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Equity and Environment Agenda, including reducing disparities in tree canopy coverage between
residential neighborhoods.
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Amendment A17: Crown Hill Urban Village principle pedestrian streets.
Background:
This amendment would add portions of Northwest 90th Street and Mary Avenue Northwest in the Crown
Hill Urban Village to the list of principal pedestrian streets.
Pedestrian (P) designations indicate areas where retail and other uses that support pedestrian activity
are most appropriate in a commercial district. There are two aspects to the P designation – (1)
designation to the zoning on the Official Land Use Map and (1) designation of “principal pedestrian
streets” in the text of the Land Use Code along which requirements apply.
Both Northwest 90th Street and Mary Avenue Northwest abut zones with a P designation. Adding the
streets as principal pedestrian streets to the Land Use Code will require that uses in future development
meet P designation use and development standards.
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Notes:
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Amendments
Amend Section 48 of Council Bill 1194444 to amend section 23.47A.005.D.2. to add 15th Avenue S as a
principal pedestrian street as follows:
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Section 48. Subsection 23.47A.005.D of the Seattle Municipal Code, which section was
last amended by Ordinance 125272, is amended as follows:
23.47A.005 Street-level uses
***
D. In pedestrian-designated zones the locations of uses are regulated as follows:
1. Along designated principal pedestrian streets, one or more of the following uses
are required along 80 percent of the street-level, street-facing facade in accordance with the
standards provided in subsection 23.47A.008.C.
a. Arts facilities;
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b. Community gardens;
c. Eating and drinking establishments;
d. Entertainment uses, except for adult cabarets, adult motion picture
theaters, and adult panorams;
e. Food processing and craft work;
f. Institutions, except hospitals or major institutions;
g. Lodging uses;
h. Medical services;
i. Offices, provided that no more than 30 feet of the street-level, street-
facing facade of a structure may contain an office use;
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j. Parks and open spaces;
k. Rail transit facilities;
l. Retail sales and services, automotive, in the Pike/Pine Conservation
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Overlay District if located within an existing structure or within a structure that retains a
character structure as provided in Section 23.73.015;
m. Sales and services, general, provided that no more than 40 feet of the
street-level, street-facing facade of a structure on a principal pedestrian street may contain a
customer services office; and
n. Sales and services, heavy, except for heavy commercial sales, and
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provided that no more than 30 feet of the street-level, street-facing facade of a structure may
contain a non-household sales and service use.
The establishment of any such use is subject to the applicable use provisions of
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this Title 23.
2. The following streets are principal pedestrian streets when located within a
pedestrian-designated zone:
10th Avenue;
11th Avenue;
12th Avenue;
13th Avenue, between East Madison Street and East Pine Street;
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14th Avenue South, except within the North Beacon Hill Residential
Urban Village;
15th Avenue East;
15th Avenue Northeast, north of Lake City Way Northeast;
15th Avenue Northwest;
22nd Avenue Northwest;
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23rd Avenue;

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25th Avenue Northeast;
32nd Avenue West;
35th Avenue Northeast, except within the Lake City Hub Urban Village;
35th Avenue Southwest, except within the West Seattle Junction Hub
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Urban Village;

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Aurora Ave North, except within the Bitter Lake Village Hub Urban
Village;
Ballard Avenue ((NW)) Northwest;
Beacon Avenue South;
Boren Avenue;
Boylston Avenue, except within the Pike/Pine Conservation Overlay
District;
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Broadway;
Broadway East;
California Avenue Southwest;
Delridge Way Southwest;
Dexter Avenue North;
East Green Lake Drive North;
East Green Lake Way North;
East Madison Street;
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East Olive Way;
East Pike Street;

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East Pine Street; ((:))
East Union Street, except within the Pike/Pine Conservation Overlay
District only lots abutting East Union Street between Broadway and East Madison Street;
Eastlake Avenue East;

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First Avenue North, except within the Upper Queen Anne Residential
Urban Village;
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Fremont Avenue North;
Fremont Place North;
Galer Street;
Green Lake Drive North;
Greenwood Avenue North;
Lake City Way Northeast;
Leary Avenue ((NW)) Northwest;
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Linden Avenue North;
Madison Street;
Martin Luther King Jr. Way South;
Mary Avenue Northwest between Mary Avenue Northwest and 14th
Avenue Northwest;
Mercer Street;
North 34th Street;
North 35th Street;
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North 45th Street;
North 85th Street;

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Northeast 43rd Street;
Northeast 45th Street, except between Linden Ave North and Evanston
Ave North;
Northeast 55th Street, east of 15th Avenue Northeast;

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Northeast 65th Street;

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Northwest 65th Street;
Northwest 90th Street between Holman Road Northwest and Northwest
87th Street;
Northwest Market Street;
Phinney Avenue North, between North 58th Street and North 63rd Street;
Pike Street;
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Pine Street;
Queen Anne Avenue North;
Rainier Avenue South;
Roosevelt Way Northeast;
Roy Street;
Sand Point Way Northeast;
South Alaska Street;
South Cloverdale Street;
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South Henderson Street;
South Jackson Street;

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South Lander Street;
South McClellan Street;
South Othello Street;
Southwest Alaska Street;

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Stone Way North;
Summit Avenue, except within the Pike/Pine Conservation Overlay

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District;
Terry Avenue;
University Way Northeast;
Wallingford Avenue North;
West Dravus Street;
West Galer Street;
West Green Lake Drive North;
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West McGraw Street, except within the Upper Queen Anne Residential
Urban Village; and
((West Green Lake Drive North; and))
Woodlawn Avenue Northeast.
***
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Amendment A18: North Beacon Hill Pedestrian Designation
Council President Harrell
Background:
Pedestrian (P) designations indicate areas where retail and other uses that support pedestrian activity
are most appropriate in a commercial district. There are two aspects to the P designation – (1)
designation to the zoning on the Official Land Use Map and (1) designation of “principal pedestrian
streets” in the text of the Land Use Code along which requirements apply.
The proposed legislation adds a P designation to some commercial zones along Beacon Avenue S in the
North Beacon Hill neighborhood. This amendment would extend that designation along the length of
the commercial districts proposed for Beacon Hill and add P designations to properties fronting on 15th
Avenue S. There are two parts to the amendment – the first would add the P designation to particular
pieces of property (see map amendment 2-3), and the second (this amendment A17) would add 15th
Avenue S to the list of principal pedestrian streets. This would mitigate impacts on the commercial
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district by requiring that there be commercial spaces
Notes:
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Amendments
Amend Section 48 of Council Bill 1194444 to amend section 23.47A.005.D.2. to add 15th Avenue S as a
principal pedestrian street as follows:
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Section 48. Subsection 23.47A.005.D of the Seattle Municipal Code, which section was last
amended by Ordinance 125272, is amended as follows:
23.47A.005 Street-level uses
***
D. In pedestrian-designated zones the locations of uses are regulated as follows:
1. Along designated principal pedestrian streets, one or more of the following uses are
required along 80 percent of the street-level, street-facing facade in accordance with the standards
provided in subsection 23.47A.008.C.
a. Arts facilities;
b. Community gardens;
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c. Eating and drinking establishments;
d. Entertainment uses, except for adult cabarets, adult motion picture theaters,
and adult panorams;
e. Food processing and craft work;
f. Institutions, except hospitals or major institutions;
g. Lodging uses;
h. Medical services;
i. Offices, provided that no more than 30 feet of the street-level, street-facing

facade of a structure may contain an office use;
j. Parks and open spaces;
k. Rail transit facilities;
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l. Retail sales and services, automotive, in the Pike/Pine Conservation Overlay
District if located within an existing structure or within a structure that retains a character structure as
provided in Section 23.73.015;
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m. Sales and services, general, provided that no more than 40 feet of the street-
level, street-facing facade of a structure on a principal pedestrian street may contain a customer
services office; and
n. Sales and services, heavy, except for heavy commercial sales, and provided
that no more than 30 feet of the street-level, street-facing facade of a structure may contain a non-
household sales and service use.
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The establishment of any such use is subject to the applicable use provisions of
this Title 23.

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2. The following streets are principal pedestrian streets when located within a
pedestrian-designated zone:
10th Avenue;
11th Avenue;
12th Avenue;
13th Avenue, between East Madison Street and East Pine Street;
14th Avenue South, except within the North Beacon Hill Residential
Urban Village;
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15th Avenue East;
15th Avenue Northeast, north of Lake City Way Northeast;
15th Avenue South;
22nd Avenue Northwest;
23rd Avenue;
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32nd Avenue West;
35th Avenue Northeast, except within the Lake City Hub Urban Village;
35th Avenue Southwest, except within the West Seattle Junction Hub
Urban Village;
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Aurora Ave North, except within the Bitter Lake Village Hub Urban
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Village;
Ballard Avenue ((NW)) Northwest;
Beacon Avenue South;
Boren Avenue;
Boylston Avenue, except within the Pike/Pine Conservation Overlay
District;
Broadway;
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Broadway East;
California Avenue Southwest;
Delridge Way Southwest;
Dexter Avenue North;
East Green Lake Drive North;
East Green Lake Way North;
East Madison Street;
East Olive Way;
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East Pike Street;
East Pine Street; ((:))

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East Union Street, except within the Pike/Pine Conservation Overlay
District only lots abutting East Union Street between Broadway and East Madison Street;
Eastlake Avenue East;
First Avenue North, except within the Upper Queen Anne Residential
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Urban Village;
Fremont Avenue North;

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Fremont Place North;
Galer Street;
Green Lake Drive North;
Greenwood Avenue North;
Lake City Way Northeast;
Leary Avenue ((NW)) Northwest;
Linden Avenue North;
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Madison Street;
Martin Luther King Jr. Way South;
Mercer Street;
North 34th Street;
North 35th Street;
North 45th Street;
North 85th Street;
Northeast 43rd Street;
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Northeast 45th Street, except between Linden Ave North and Evanston
Ave North;
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Northeast 55th Street, east of 15th Avenue Northeast;

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Northwest Market Street;

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Phinney Avenue North, between North 58th Street and North 63rd Street;
Pike Street;
Pine Street;
Queen Anne Avenue North;
Rainier Avenue South;
Roosevelt Way Northeast;
Roy Street;
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Sand Point Way Northeast;
South Alaska Street;
South Cloverdale Street;
South Henderson Street;
South Jackson Street;
South Lander Street;
South McClellan Street;
South Othello Street;
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Southwest Alaska Street;
Stone Way North;

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Summit Avenue, except within the Pike/Pine Conservation Overlay
District;
Terry Avenue;
University Way Northeast;

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Wallingford Avenue North;
West Dravus Street;

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West Galer Street;
West Green Lake Drive North;
West McGraw Street, except within the Upper Queen Anne Residential
Urban Village; and
((West Green Lake Drive North; and))
Woodlawn Avenue Northeast.
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Amendment B1: Annual inflation adjustments to payment amounts
Background:
In the original legislation that was introduced in January 2018, no adjustments for inflation or other
modifications, such as changes based on more current market rents and capitalization rates, were made.
Section 1 of Ordinance 125108 addresses the Council's intent for amendments to the payment and
performance amounts, and the establishment of additional processes for modifying dimensional
development standards and/or payment and performance amounts.
In response to the directive to determine whether the index currently used to annually adjust MHA
payment amounts tracks with changes in average multifamily residential rents or other housing market
variables, the Office of Housing (OH) has proposed changing the automatic payment adjustment index.
The City currently uses the Consumer Price Index, All Urban Consumers, Seattle-Tacoma-Bellevue, WA,
All Items (1982-1984 = 100) (CPI-U) for this purpose, but housing market indicators like average rents,
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which were used to set Seattle’s initial payment amounts, are only a portion of the costs tracked by CPI-
U. Rather, CPI-U is calculated to measure the value of the dollar for a broad range of consumer goods
and services and has not kept pace with changes in average rents in the Seattle-Tacoma-Bellevue
market.
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Based on OH’s analysis, the Consumer Price Index, All Urban Consumers, Seattle-Tacoma-Bellevue, WA,
Shelter (1982-1984 = 100) (CPI-Shelter), which tracks residential rents and, for owner-occupied homes,
the amount a homeowner would pay to rent or would earn from renting the home in a competitive
market, has tracked more closely to the rise in average rents in Seattle over the past five to ten years
than CPI-U. Because CPI-Shelter reflects changes in the housing market, use of this index for annual
adjustments means that the percentage increase in payment amounts would likely be greatest when the
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housing market is strong. Payments would increase less or not at all during market downturns.
This amendment would use increases in CPI-Shelter to automatically adjust payment amounts instead of
CPI-U. It also would change the date of this adjustment and make a technical correction related to the
SM-U 85 zone.
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Notes:
Amendments
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Section 94. Section 23.58B.040 of the Seattle Municipal Code, last amended by
23.58B.040 Mitigation of impacts—payment option
***
2. Automatic adjustments to payment amounts. On March 1 of every year, 2017,
and on the same day each year thereafter, the amounts for payment calculations according to
Table A and Table B for 23.58B.040 shall automatically adjust in proportion to the annual
increase change for the previous calendar year (January 1 through December 31) in the
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Consumer Price Index, All Urban Consumers, Seattle-Tacoma-Bellevue Bremerton, WA, Shelter
All Items (1982-84 = 100), as determined by the U.S. Department of Labor, Bureau of Labor
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Statistics, or successor index.
***
Section 97. Section 23.58C.040 of the Seattle Municipal Code, last amended by
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23.58C.040 Affordable housing— ((Payment)) payment option

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A. Payment amount
1. An applicant complying with this Chapter 23.58C through the payment option
shall provide a cash contribution to the City, calculated by multiplying the payment calculation
amount per square foot according to Table A or Table B for 23.58C.040 and Map A for
23.58C.050, as applicable, by the total gross floor area in the development, excluding the floor
area of parking located in stories, or portions of stories, that are underground, and excluding any
floor area devoted to an adult family home or domestic violence shelter, as follows:
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a. In the case of construction of a new structure, the gross floor area in
residential use and the gross floor area of live-work units;
b. In the case of construction of an addition to an existing structure that
results in an increase in the total number of units within the structure, the gross floor area in
residential use and the gross floor area of live-work units in the addition;
c. In the case of alterations within an existing structure that result in an
increase in the total number of units within the structure, the gross floor area calculated by
dividing the total gross floor area in residential use and gross floor area of live-work units by the
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total number of units in the proposed development, and multiplying that quotient by the net
increase in units in the structure;

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d. In the case of change of use that results in an increase in the total
number of units, the gross floor area that changed to residential use or live-work units; or
e. Any combination of the above.
Table A for 23.58C.040

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Payment calculation amounts:
In Downtown, SM-SLU, and SM-U 85 zones
Zone Payment calculation amount per square foot
DH1/45 Not ((Applicable)) applicable
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DH2/75 $12.75
DMC 75 $12.75
DMC 85/75-170 $20.75
DMC 95 $12.75
DMC 145 $13.00
DMC 170 $5.50
DMC 240/290-440 $8.25
DMC 340/290-440 $8.25
DMR/C 75/75-95 $20.75
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Table A for 23.58C.040
In Downtown, SM-SLU, and SM-U 85 zones
Zone Payment calculation amount per square foot
DMR/C 75/75-170 $20.75
DMR/C 95/75 $12.75
DMR/C 145/75 $11.75
DMR/C 280/125 $13.00
DMR/R 95/65 $12.75
DMR/R 145/65 $11.75
DMR/R 280/65 $13.00
DOC1 U/450-U $12.00
DOC2 500/300-550 $10.25
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DRC 85-170 $10.00
IDM-65-150 Not ((Applicable)) applicable
IDM-75-85 Not ((Applicable)) applicable
IDM 85/85-170
IDM 165/85-170
AF $20.75
$20.75
All IDR and IDR/C zones $20.75
PMM-85 Not ((Applicable)) applicable
All PSM zones Not ((Applicable)) applicable
SM-SLU 85/65-160 Not ((Applicable)) applicable
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SM-SLU 85-280 $10.00
SM-SLU 100/95 $7.50
SM-SLU 100/65-145 $7.75
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SM-SLU 145 $7.75

SM-SLU 175/85-280 $10.00
SM-SLU 240/125-440 $10.00
SM-SLU/R 65/95 $12.75
((SM-U 85 $13.25))
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Table B for 23.58C.040
Outside Downtown, SM-SLU, and SM-U 85 zones
Payment calculation amount per square foot
Zone Low Medium High
Zones with an (M) suffix (([RESERVED])) $7.00 (([RESERVED])) $13.25 $20.75
Zones with an (M1) suffix (([RESERVED])) $11.25 $20.00 $29.75
Zones with an (M2) suffix (([RESERVED])) $12.50 (([RESERVED])) $22.25 $32.75
2. Automatic adjustments to payment amounts. On March 1 of every year, 2017,
and on the same day each year thereafter, the amounts for payment calculations according to
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Table A and Table B for 23.58C.040 shall automatically adjust in proportion to the annual
increase change for the previous calendar year (January 1 through December 31) in the
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Consumer Price Index, All Urban Consumers, Seattle-Tacoma-Bellevue Bremerton, WA, Shelter
All Items (1982-84 = 100), as determined by the U.S. Department of Labor, Bureau of Labor
Statistics, or successor index.
***
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Amendment B2: Reporting requirements
Councilmember Johnson & Councilmember O’Brien
Background:
Ordinance 125108, passed in August 2016, established the framework for mandatory housing
affordability for residential development. Included in this legislation were reporting requirements
intended to help Council make adjustments to the MHA program, ensuring that the program is meeting
stated policy goals.
This amendment would extend the report date from July 1, 2019, for the Director of the Seattle
Department of Construction and Inspections and the Director of Housing to provide Council with an
assessment of program performance, as required by Ordinance 125108, which will allow the Executive
to collect more data on how the program is performing prior to recommending any changes to payment
amounts.
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Option 1 (Councilmember Johnson):
This amendment would change the date to July 1, 2021.
Option 2 (Councilmember O’Brien):

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This amendment would change the date to July 1, 2020.
Notes:

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Amendments
Option 1:
Add Section _ to Council Bill 119444, as follows:
Section _. Section 1.B.1 of Ordinance 125108, which established the framework for
mandatory housing affordability for residential development, is amended to extend the July 1,
2019, program performance report date to July 1, 2021. In this report, the Director of the Seattle
Department of Construction and Inspections and the Director of Housing should include an
assessment of past and anticipated program performance, including an assessment of whether a
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developer building outside of the Downtown and South Lake Union Urban Centers would be
economically indifferent between performance and payment given market conditions at that
time. If the Council determines that developers of projects, other than smaller projects and
projects inside of the Downtown and South Lake Union Urban Centers, favor the payment
option, the Council will consider raising payment amounts to avoid a bias towards payment,
consistent with statutory authority. Units produced under the mandatory housing affordability
program provided in Chapter 23.58C shall be measured as net new units. Existing rent- and
income-restricted affordable units demolished for development subject to the program are
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subtracted from the target production.
Option 2:
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Section _. Section 1.B.1 of Ordinance 125108, which established the framework for
mandatory housing affordability for residential development, is amended to extend the July 1,
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2019, program performance report date to July 1, 2020. In this report, the Director of the Seattle
Department of Construction and Inspections and the Director of Housing should include an
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assessment of past and anticipated program performance, including an assessment of whether a
developer building outside of the Downtown and South Lake Union Urban Centers would be
economically indifferent between performance and payment given market conditions at that
time. If the Council determines that developers of projects, other than smaller projects and
projects inside of the Downtown and South Lake Union Urban Centers, favor the payment
option, the Council will consider raising payment amounts to avoid a bias towards payment,
consistent with statutory authority. Units produced under the mandatory housing affordability
program provided in Chapter 23.58C shall be measured as net new units. Existing rent- and
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income-restricted affordable units demolished for development subject to the program are
subtracted from the target production.
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AF
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Amendment B3: Council intent to adjust MHA payment requirements and high, medium, and low area
boundaries based on current market conditions.
Background:
This amendment would modify the intent language in Ordinance 125108, which established the
framework for implementing the Mandatory Housing Affordability program.
The framework in Ordinance 125108 establishes an initial implementation phase and a post-
implementation phase. The initial implementation phase involves establishing the MHA program in
urban centers, urban villages, and multifamily and commercial zones outside those areas throughout the
City by increasing development capacity.
This amendment would modify the intent language related to initial implementation to establish that
the Council will consider modifying payment amounts and the boundaries of high, medium, and low
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areas by July 1, 2019 to reflect current more current market conditions. The proposed payment
amounts and boundaries are based on market conditions at the time the proposal was initially
developed.
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Notes:

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Amendments
Section _. Section 2 of Ordinance 125108 is amended as follows:
Section 2. The Council expresses the following intent as to implementation of Seattle
Municipal Code Chapter 23.58C:
A. Initial implementation
***
2. Setting initial payment and performance amounts
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a. Payment and performance amounts are not included in Chapter 23.58C
in this Council Bill 118736. Payment and performance amounts for particular zones will be
added to Tables A and B for 23.58C.040 and Tables A and B for 23.58C.050 at the time
development capacity is increased in those zones during the initial implementation phase
according to subsection A.1 of this section. The Council intends to consider whether to include
higher performance and payment amounts, subject to statutory limits, for those areas where the
increase in development capacity would be likely to increase displacement risk. Factors to
consider are (a) areas that have been identified in Seattle 2035, Growth and Equity, Analyzing
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Impacts on Displacement and Opportunity Related to Seattle’s Growth Strategy, May 2016, as
having a high displacement risk; (b) areas where the increment of increased development
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capacity is greater than the standard MHA-implementing zone change; and (c) areas where
planning processes, including, but not limited to, the SEPA process for MHA-R implementation
have identified affordable units at risk of demolition, the Council will consider whether to
implement additional or alternate MHA program measures to increase affordable units sufficient
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to offset the affordable units at risk of demolition as a result of the increase in development
capacity due to MHA.

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b. The Council recognizes that payment amounts set out in the ordinance
introduced as Council Bill 119444 reflect market conditions, such as rents and capitalization
rates, that existed at the time the initial proposal was developed. Since that time market
conditions have changed. As part of the initial implementation phase, the Council intends to
consider adjusting the payment amounts to reflect current market conditions through a bill
separate from Council Bill 119444. The Council will consider changes to payment amounts
through that separate bill no later than July 1, 2019. As part of that consideration the Council
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will also consider whether to adjust the boundaries of high, medium, and low areas for MHA
implementation based on changed market conditions.
c ((b)). The Council recognizes that, after Chapter 23.58C is amended to
include payment and performance amounts for particular zones, additional amendments to the
payment and performance amounts provided in Chapter 23.58C for those zones may be needed
during the initial implementation phase according to subsection A.1 of this section to further the
target production level of no less than 6,000 affordable units for households with incomes no
higher than 60 percent of median income over a ten-year period described in the July 13, 2015,
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Statement of Intent for Basic Framework for Mandatory Inclusionary Housing and Commercial
Linkage Fee. Such amendments could include changes to the payment and performance amounts
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in Tables A and B for 23.58C.040 and Tables A and B for 23.58C.050, and adding amounts for
additional zones or portions of zones in connection with rezones of specific subareas such as
portions of the University District. The Council intends that amendments during the initial
implementation phase be preceded by a robust stakeholder engagement process including

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representatives of the for-profit and non-profit development sectors who participated in the July
13, 2015, Statement of Intent for Basic Framework for Mandatory Inclusionary Housing and
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Commercial Linkage Fee.
***
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Amendment B4: Off-site Performance for Mandatory Housing Affordability-Residential
Councilmember Herbold
Background:
This amendment would authorize off-site performance under the Mandatory Housing Affordability-
Residential (MHA-R) program. Off-site performance could be achieved by an applicant through a
partnership with a non-profit affordable housing developer.
Currently, under the MHA-R program off-site performance in partnership with another developer is not
an option. However, to recognize that the developer of a non-residential building may not be able to
perform, it is an option under the Mandatory Housing Affordability-Commercial (MHA-C) program.
To authorize off-site performance under the MHA-C program a developer must demonstrate to the
Office of Housing Director that off-site performance will result in equal or better affordable housing
outcomes. Off-site performance is required to occur within the same urban center or village or within a
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mile of a project, if the project is not located within an urban center or village. And, a developer
choosing off-site performance has to provide a security equal to the in-lieu payment amount upon
which the City can execute.
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The proposed amendment would allow off-site performance under the MHA-R program subject to the
same conditions applicable to the MHA-C program.
Notes:

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Amendments
23.58C.050 Affordable housing—performance option
***
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C. Performance requirements. Units provided to comply with this Chapter 23.58C
through the performance option shall meet the following requirements:
***
8. Additional performance standards. In addition to meeting the standards in this
Section 23.58C.050, Units provided through the performance option that are located on a site
other than the same lot as the development shall meet the following additional standards:
a. Equal or better mitigation. The applicant shall demonstrate to the
satisfaction of the Director of Housing that affordable housing impact mitigation provided
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through the performance option on a site other than the same lot as the development required to
mitigate affordable housing impacts according to this Chapter 23.58C is equal to or better than
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mitigation provided through performance on the same lot.
b. Location. Units provided on a site other than the same lot as the
development required to mitigate affordable housing impacts according to this Chapter 23.58C
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shall be located:
1) Within the same urban center or urban village as the

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development required to mitigate affordable housing impacts according to this Chapter 23.58C;
or
2) Within one mile of the development required to mitigate
affordable housing impacts according to this Chapter 23.58C if such development is located
outside of an urban center or urban village.
c. Developer’s agreement. If the owner of the development required to
mitigate affordable housing impacts according to this Chapter 23.58C is not the owner of the
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units provided through the performance option, then in addition to the agreement required
according to subsection 23.58C.050.E, the owner of the development required to mitigate
affordable housing impacts according to this Chapter 23.58C and the owner of the units provided
through the performance option shall execute a developer’s agreement, acceptable to the Director
of Housing, allowing the exclusive use of the units provided through the performance option to
satisfy the requirements according to this Chapter 23.58C in return for necessary and adequate
financial support to the development of those units provided through the performance option.
d. Letter of credit
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AF 1) If the units provided through the performance option are located
on a site other than the same lot as the development required to mitigate affordable housing
impacts according to this Chapter 23.58C, the owner of the development required to mitigate
affordable housing impacts according to this Chapter 23.58C shall provide to the Director of
Housing an irrevocable bank letter of credit, approved by the Director of Housing, in the amount
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according to subsection 23.58C.040.A.
2) The Director of Housing may draw on the letter of credit one

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year after the date of issuance of the certificate of occupancy, or, if a certificate of occupancy is
not required, the final building permit inspection, for the development required to mitigate
affordable housing impacts according to this Chapter 23.58C if the certificate of occupancy or
final building permit inspection for the units provided through the performance option has not
been issued on or before that date. The owner of the development required to mitigate affordable
housing impacts according to this Chapter 23.58C shall also pay an amount equal to the interest
on the cash contribution, at the rate equal to the prime rate quoted by Bank of America, or its
successor, plus three percent per annum, from the date of issuance of the first building permit
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that includes the structural frame for the development required to mitigate affordable housing
impacts according to this Chapter 23.58C.
3) If and when the City becomes entitled to draw on any letter of
credit, the Director of Housing may take appropriate steps to do so, and the amounts realized, net
of any costs to the City, shall be used in the same manner as cash contributions according to
subsection 23.58C.040.B.
***
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AF
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Amendment B5: Waive MHA requirements for Unreinforced Masonry (URM) buildings that add units in
existing buildings if they retrofit their building and qualify for the 2030 Challenge pilot
Background:
Unreinforced masonry buildings (URMs), are old brick buildings typically built prior to 1945. Because
these buildings were not built using modern building codes, they are much more likely to experience
damage or collapse during an earthquake. Seismically retrofitting a URM reduces this danger. The City is
working to encourage the retrofitting of URMs meet public safety and environmental goals.
Under existing rules, alterations within an existing structure that result in an increase in the total
number of units are subject to MHA requirements. While this provision can result in new affordable
housing, it can also make retrofitting difficult, particularly for URM buildings that require extensive
structural improvements.
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This amendment would waive MHA requirements for URM buildings that add units in existing buildings
if they retrofit their building and qualify for the 2030 Challenge pilot by meeting certain energy
efficiency goals. This amendment could help encourage property owners to retrofit their
buildings. Under this amendment, MHA would still apply to new floor area that is added to the building.
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Notes:
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Amendments
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23.58C.025 Applicability and general requirements
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C. Development is exempt from the requirements of this Chapter 23.58C if:
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1. It ((it)) receives public funding and/or an allocation of federal low-income
housing tax credits, and is subject to a regulatory agreement, covenant, or other legal instrument
recorded on the property title and enforceable by The City of Seattle, Washington State Housing
Finance Commission, State of Washington, King County, U.S. Department of Housing and
Urban Development, or other similar entity as approved by the Director of Housing, (1) which
restricts at least 40 percent of the residential units to occupancy by households earning no greater
than 60 percent of median income, and controls the rents that may be charged, for a minimum
period of 40 years, or (2) which restricts at least 40 percent of the residential units to be sold to
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households earning no greater than 80 percent of median income, for a minimum period of 50
years. The sale price for sales subsequent to the initial sale shall be calculated to allow modest
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growth in homeowner equity while maintaining long-term affordability for future buyers. All
buyers of such an ownership unit subsequent to the initial sale shall be households with incomes
no greater than 80 percent of median income at initial occupancy; or
2. Floor area within an existing structure that results in an increase in the total
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number of units if the following conditions are met:
a. The existing structure has unreinforced masonry bearing walls and is

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included in the list of unreinforced masonry structures (URMs) identified by the Department in
April 2016, or any subsequent list pursuant to subsection 23.48.630.B. with a classification of
Critical Risk (C), High Risk (H), or Medium Risk (M); and
b. the development that results in an increase in the total number of units
would also result in the following:
1) The structure would be rehabilitated to comply with rules
adopted by the Director governing the seismic retrofitting of vulnerable masonry structures; and
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2) The project qualifies for the 2030 Challenge High Performance
Existing Building Pilot Program.
***
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AF
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Amendment B6: Intent language regarding future actions if MHA is determined to be unlawful.
Background:
This amendment would add a new section to CB 119444 expressing Council’s intent to take steps, if the
imposition of requirements under MHA are determined to be unlawful, to prevent the continuance of
the new zoning and increased development capacity in the absence of substantial affordable housing
requirements.
Notes:
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Amendments
Amend to Council Bill 119444 to add a new Section, as follows:

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Section ##. The City Council expresses the following intent as to future actions related to
this ordinance. The Council is enacting the rezones effected by Section 1 of this ordinance based
on an expectation that those rezones are accompanied by requirements to provide a substantial
amount of affordable housing. If the imposition of requirements under Chapter 23.58C of the
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Seattle Municipal Code as contemplated by this ordinance is determined to be unlawful, it is the
Council’s intent to (1) implement an alternative approach, in connection with some or all of the
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development capacity provided by the rezones effected by Section 1 of this ordinance, resulting
in provision of a substantial amount of affordable housing; (2) take steps to prevent the
continuance of the new zoning and increased development capacity in the absence of substantial
affordable housing requirements by repealing the rezones effected by Section 1 of this ordinance;
and/or (3) take other actions, including a moratorium on some or all development while an
alternative approach is implemented.
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Amendment C1: Rezone criteria and transit service
Chair Johnson
Background:
The City uses the criteria included in Chapter 23.34 to determine which zoning category is appropriate
for a particular location. Under CB 119444, new criteria are proposed for the RSL district, and other
zoning criteria are proposed to be updated. Some of these criteria use inconsistent language to describe
similar circumstances. One clear example is transit service. The rezone criteria use a number of different
phrases to discuss how transit service should be used to determine whether a particular zone is
appropriate for an area. For example, the Neighborhood Commercial 3 zone is appropriate in areas with
“excellent transit service.” Highrise zones are appropriate in areas where “transit service is good to
excellent.”
In 2018, the Council adopted a new definition of “frequent transit service” that relies on data from King
County Metro regarding frequency of transit service. An area is determined to have frequent transit
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service if it is within walking distance of a stop served by a rail transit facility or a stop that serves a bus
route with weekday service at least every 15 minutes.
This amendment would use the definition of frequent transit service in the Residential Small Lot (RSL),
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High Rise Residential, and Neighborhood Commercial 3 zone criteria to identify areas where certain
zones are appropriate.
Notes:

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Amendments
Amend Section 7 of Council Bill 119444 as follows:
Section 7. Section 23.34.012 of the Seattle Municipal Code, enacted by Ordinance 117430, is
amended as follows:
23.34.012 Residential Small Lot (RSL) zone, function and locational criteria((.))
A. Function. An area within an urban village that provides for the development of homes
on small lots that may be appropriate and affordable to households with children and other
households which might otherwise choose existing detached houses on larger lots.
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B. Locational ((Criteria)) criteria. An RSL zone ((shall be appropriate only under
circumstances as provided in Section 23.34.010 B.)) is most appropriate in areas generally
characterized by the following:
1. The area is similar in character to single-family zones;
2. The area is located inside an urban center, urban village, or Station Area
Overlay District where it would provide opportunities for a diversity of housing types within
these denser environments;
3. The area is characterized by, or appropriate for, a mix of single-family dwelling
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units, multifamily structures that are similar in scale to single-family dwelling units, such as
duplex, triplex, rowhouse, and townhouse developments, and single-family dwelling units that
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have been converted to multifamily residential use or are well-suited to conversion;
4. The area is characterized by local access and circulation that can accommodate
low density development oriented to the ground level and the street, and/or by narrow roadways,
lack of alleys, and/or irregular street patterns that make local access and circulation less suitable
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for higher density multifamily development;
5. The area is within a reasonable distance of frequency frequent transit service,

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but is not close enough to make higher density multifamily development more appropriate.
6. The area would provide a gradual transition between single-family zoned areas
and multifamily or neighborhood commercial zoned areas; and
7. The area is supported by existing or projected facilities and services used by
residents, including retail sales and services, parks, and community centers.
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Add a new section to Council Bill 119444 to amend Section 23.34.028 to update the rezone criteria for
the Highrise zone as follows:
Section _. Section 23.34.028 of the Seattle Municipal Code, last amended by Ordinance 123209,
is amended as follows:
23.34.028 - Highrise (HR) zone, function and locational criteria.

A. Function. An area that provides a concentration of high density multifamily housing in a
pedestrian-oriented neighborhood with convenient access to regional transit stations, and
where the mix of activity provides convenient access to a full range of residential services
and amenities and employment centers.
B. Locational Criteria.
1. Threshold Conditions. Subject to subsection 23.34.028.B.2 of this section, properties
that may be considered for a Highrise designation are limited to the following:
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a. Properties already zoned Highrise;
b. Properties in areas already developed predominantly to the intensity permitted by the
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Highrise zone; or
c. Properties within an urban center or urban village, where a neighborhood plan
adopted or amended by the City Council after January 1, 1995 indicates that the area
is appropriate for a Highrise zone designation.
2. Environmentally Critical Areas. Except as stated in this subsection 23.34.028.B.2,
properties designated as environmentally critical may not be rezoned to a Highrise
designation, and may remain Highrise only in areas predominantly developed to the
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intensity of the Highrise zone. The preceding sentence does not apply if the
environmentally critical area either 1) was created by human activity, or 2) is a
designated peat settlement, liquefaction, seismic or volcanic hazard, or flood prone area,
or abandoned landfill.
D
3. Other Criteria. The Highrise zone designation is most appropriate in areas generally
characterized by the following:
a. Properties in areas that are served by arterials where transit service is good to
excellent and with frequent transit service and where street capacity is sufficient to
accommodate traffic generated by highrise development;
b. Properties in areas that are adjacent to a concentration of residential services or a
major employment center;
c. Properties in areas that have excellent pedestrian or transit access to downtown;
d. Properties in areas that have close proximity to open space, parks and recreational
facilities;
99
e. Properties in areas where no uniform scale of structures establishes the character and
where highrise development would create a point and help define the character;
f. Properties in flat areas on the tops of hills or in lowland areas away from hills, where
views would not be blocked by highrise structures;
g. Properties in sloping areas with views oblique or parallel to the slope where the
height and bulk of existing buildings have already limited or blocked views from
within the multifamily area and upland areas where the hillform has already been
obscured by development.
Add a new section to Council Bill 119444 to amend Section 23.34.078 to update the rezone criteria for
the Neighborhood Commercial 3 zone as follows:
Section _. Section 23.34.078 of the Seattle Municipal Code, last amended by Ordinance 123209,
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is amended as follows:
23.34.078 - Neighborhood Commercial 3 (NC3) zones, function and locational criteria.
A.
AF
Function. To support or encourage a pedestrian-oriented shopping district that serves the
surrounding neighborhood and a larger community, citywide, or regional clientele; that
provides comparison shopping for a wide range of retail goods and services; that incorporates
offices, business support services, and residences that are compatible with the retail character
of the area; and where the following characteristics can be achieved:
1. A variety of sizes and types of retail and other commercial businesses at street level;
2. Continuous storefronts or residences built to the front lot line;
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3. Intense pedestrian activity;
4. Shoppers can drive to the area, but walk around from store to store;
5. Transit is an important means of access.
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B. Locational Criteria. A Neighborhood Commercial 3 zone designation is most appropriate on

land that is generally characterized by the following conditions:
1. The primary business district in an urban center or hub urban village;
2. Served by principal arterial;
3. Separated from low-density residential areas by physical edges, less-intense commercial
areas or more-intense residential areas;
4. Excellent Frequent transit service.
100
Amendment D1: Fremont Neighborhood Plan Policy F-P13
Background:
Seattle’s Comprehensive Plan includes neighborhood plan goals and policies that help to guide City
action in relation to its urban villages. Many of these goals and policies date back to a neighborhood
planning process from the late 1990s. Others have been updated through other planning processes.
The Fremont neighborhood plan uniquely includes a policy (F-P13) that seeks to guide development in
an adjacent urban village – Wallingford. F-P13 states:
F-P13 In the area where the Wallingford Urban Village end the Fremont Planning Area overlap
(the area bounded by Stone Way on the east, N. 45th Street on the north, Aurora Avenue North on
the west and N. 40th Street on the south) maintain the character and integrity of the existing
single-family zoned areas by maintaining current single-family zoning on properties meeting the
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locational criteria for single-family zones.
This duplicates the policy guidance provided by Wallingford policy W-P1 which states:
W-P1 Protect the character and integrity of Wallingford single-family areas.

AF
Alongside legislation to amend the land use code and rezone areas to implement the Mandatory
Housing Affordability citywide, the City Council is considering a Bill (CB 119443) that would amend the
Comprehensive Plan to expand the boundaries of urban villages and to update neighborhood plan goals
and policies to reflect a citywide interest in supporting opportunities for affordable housing throughout
urban villages. Amendments to the text of neighborhood plan goals and policies would shift the
emphasis of the policies to supporting the physical character of lower-density areas, rather than the
single-family use of areas in the urban village.
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CB 119443 proposes to amend policies F-P13 and W-P1. In the edits to F-P13, reference to the area
within the Wallingford urban village is proposed to be deleted, thereby refocusing the policy to areas in
Fremont. However, the Fremont urban village does not include any single-family areas, which means
D
that the proposed new policy F-P13 would inaccurately represent the character of the Fremont urban
village.
This amendment, instead of amending policy F-P13, deletes it. Policies in the Wallingford Neighborhood
Plan that discuss the character of the area between Stone Way and Aurora Avenue North between N
45th Street and N 40th Street, including policy W-P1 (with amendments similar to those proposed for F-
P13), would continue to provide guidance regarding the City’s intent for the character of this area.
Notes:
101
Amendments
Amend Attachment 2 of Council Bill 119443 to indicate that policy F-P13 should be deleted as follows:
FREMONT
***
COMMUNITY CHARACTER POLICIES

***
F-P13 ((In the area where the Wallingford Urban Village and the Fremont Planning Area
overlap (the area bounded by Stone Way on the east, N. 45th Street on the north,
Aurora Avenue North on the west, and N. 40th Street on the south) maintain)) Maintain
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the physical character ((and integrity)) of ((the existing single-family zoned))
historically lower-density areas of the urban village by ((maintaining current single-

AF
family zoning on properties meeting the locational criteria for single-family zones))
encouraging housing choices such as cottages, townhouses, and low-rise apartments.
Encourage primarily residential uses in these areas while allowing for small scale
commercial and retail services for the urban village and surrounding area, generally at a
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lower scale than in hub urban villages and urban centers.)) [RESERVED]
***
D
102
Amendment D2: Morgan Junction Neighborhood Plan Policies
Background:
Seattle’s Comprehensive Plan includes neighborhood plan goals and policies that help to guide City
action in relation to its urban villages. Many of these goals and policies date back to a neighborhood
planning process from the late 1990s. Others have been updated through other planning processes.
Alongside legislation to implement the Mandatory Housing Affordability citywide, Council is considering
CB 119443 that would amend the Comprehensive Plan to expand the boundaries of urban villages and
to update neighborhood plan goals and policies to reflect a citywide interest in supporting opportunities
for affordable housing throughout urban villages. Amendments to the text of neighborhood plan goals
and policies would shift the emphasis of the policies to supporting the physical character of lower-
density areas, rather than the single-family use of areas in the urban village.
T
This amendment would change the existing policy MJ-P14 and the new policy MJ-P23.1 related to
Morgan Junction Urban Village to better reflect community interests.
AF
Notes:
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Amendments
Amend Attachment 2 of Council Bill 119443 to amend MJ-P14 and MJ-P23.1, as follows:
D
Morgan Junction
***
HOUSING AND LAND USE POLICIES
***
MJ-P14 ((Ensure that use and development regulations are the same for single-family
zones within the Morgan Junction Urban Village as those in corresponding single-
family zones in the remainder of the Morgan Junction Planning Area.)) Provide for
103
Encourage a mix of housing stock with a special focus on including the retention of
affordable, entry-level, family-sized, owner-occupied housing in the historically single-
family housing areas of the urban village.
***
MJ-P23.1 Use community engagement and neighborhood planning tools to identify
solutions for land use and housing affordability issues when more than 25 percent of
the urban village could be affected by proposed changes. Consider community planning
to address land use, housing and other issues if the growth rate in the urban village
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accelerates to become significantly higher than anticipated in the Comprehensive Plan.
***
AF
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D
104
Attachment 2: Proposed Map Amendments
Attachment 2 provides tables summarizing proposed amendments for each Council district and a series of maps showing the potential amendments to the
zoning, consistent with the alternatives studied in the FEIS. These maps indicate whether amendments to maps in the Comprehensive Plan would also be
required.
Readers Guide for the Map Amendments
Current LR2 LR2

LR2 (M)
Zoning
59TH AVE SW
MHA-proposed
LR1 (M) zone designation
in CB 119444
LR3 RC
(M)
V
U
LR1 LR1
SW CARROLL ST
Amendment # LR3 RC 1-1
BEA
C
HD
RS LR3 RC Amendment
Area
W
LR3 RC
LR2 LR2 (M) LR2
LR2
Address or Area of the
subject amendment
1-1 Intersection of SW Carroll St and Beach Dr SW
MHA-proposed zone
Current From: To: CB 119444 LR3 RC (M) Current Zoning designation in CB 119444
Zoning LR3 RC Amendment LR3 RC (no rezone) Amendment Area
Do not apply MHA to the Residential - Commercial node at the intersection of SW Carrol St and Beach Dr
Proposed amendment to
Amendment CB 119444
SW.
Description
Comprehensive Plan Amendment Required? No
Indicates if an amendment to the
No warranties of any sort, including accuracy, fitness, or merchantability accompany this product. Copyright 2019. Comprehensive Plan bill (CB 119443)105
All Rights Reserved. City of Seattle, City Council. 02/06/2019. Data source: City of Seattle.
Link to record for CB 119444: http://seattle.legistar.com/LegislationDetail.aspx?ID=3840745&GUID=7E5F305E-10DA-41F3-AE5D-66E3CAEB81B1 is required.
S DEARBORN ST
GO
LF
DR
12TH AVE S
S
AIRPORT
WAY
S
S
AY S
ATLANTIC
ST
NW
14TH AVE S
HA
SW
SKA
RB
ALA
VE
OR
A
S HOLGATE ST S HOLGATE BR
AV
KI
AL
ES
ST
FLOR IDA
1ST AVE S
SW
BE
AC
SW ADMIRAL WAY
6TH AVE S
16TH AVE SW
ON
AV
E
V
U
63RD AVE SW
S
S
2-3
MCCLELLAN
SW S FOREST ST
ST
EAST MARGINAL WAY S

49TH AVE
SW HANFORD ST
SW
ORLEA SW SPOKANE ST SW SPOK SW SPOK ANE ST
NS ANE ST SW SPOKANE
4TH AVE S
SW CHARLESTOWN ST S SPOKANE ST S SP OK AN
15TH AVE S
E
ST ST BR CR ST
AIRPORT WAY S
55TH AVE SW
23RD
AVE
SW
V
U SW ANDOVER ST
WE
1-1 SI
V
U ND
ST M
US
1-2 TR
SW GENESEE ST IA L
1ST AVE S
SW GENESEE ST W
ARG
AY
U
V
CALIFORNIA AVE SW
1-3
INAL WAY SW
23R W
DA
S
SW
V
U
VE
2 2N W
JA C
1-4
BEA
DA
49TH AVE SW
S
OB
VE
V
U
SE N
C
21ST AVE SW
1-5
HD
RD
SW
WA Y
RS
V
U 1-6
SW S HUDSON ST
W
E
KIN DAWSON
E RS ST
DELRIDGE WAY SW
S LUCILE ST
48TH AVE SW
S LUCILE ST
U
V
S
1-13 PL
E
SW GRAHAM ST
ON AV
N ST RO
V
U 1-8
SW MORGAN ST EA
ST S MI
CHIG
A
SA
LB
CORS
M
V
U AR
AVE S
1-12
SYL
GI
NA
V AN
LW
ELLIS
WAY AY
PARK WAY SW
SW
S
ND
SW
SW
WAY
2ND AVE SW
H LA
ORCH ARD
DUM
35TH AVE SW
WES
ST
HIG
TM
WAY
AR
ARG IN
SW
FAUNTLEROY
AL W
HOLDEN ST
AY
SW HOLDEN ST SW HOLDEN ST SW S HOLDEN ST

S
16TH AVE S
S KENYON ST
16TH AVE SW
8TH AVE S
S BR
9TH AVE SW
SW THISTLE ST
16TH AV
1ST AVE S
S CLOVERDALE ST
SW TRENTON ST S 14TH AVE S
TRENTON
SW N ST
TO SW HENDERSON ST
B AR L
V U
V
HEN PL
SW
W IL
DER
DW
OO
SW BARTON ST 1-10P
SW
U
S ON
DP
SW
L
SW
26TH AVE SW
1-11
8TH AVE SW
PL
E
45TH AV
N
SO
OL
SW ROXBURY ST
M YE
MARINE VIE
S 96TH ST
DE
SM
OIN
RS W
ES
M
SW 100TH ST
EM
AY
OR
IAL
DR
S
S
W
8TH AVE S
DR
SW
SW
SW 106TH ST 107T
H
39TH AVE
SW
WAY SW 107TH ST
S 112TH ST
1ST AVE S
GL
EN
DA
LE
SW 116TH ST
W AY
S
Potential Amendments to Proposed MHA Zoning in

Council District: 1 Amendment Number Proposed MHA Zoning
Amendment Area Residential Small Lot (RSL)
Midrise (MR)
Highrise (HR)
Neighborhood Commercial (NC)
¯
Commercial (C)
No warranties of any sort, including accuracy,
fitness, or merchantability accompany this
product. Copyright 2019. All Rights Reserved.
Lowrise (LR)
City of Seattle, City Council. 02/06/2019
data source: City of Seattle Seattle Mized (SM)
106
District 1: Proposed Map Amendments
Map Current Zoning Proposed Proposed Requires Amendment

Address / Area Description Amendemnt Description
Amendment # Zoning in CB 119444 Amendment to the Comp Plan?
Intersection of SW Carroll St and Do not apply MHA to the Residential - Commercial node at the
1-1 LR3 RC LR3 RC (M) LR3 RC (no rezone) No
Beach Dr SW intersection of SW Carrol St and Beach Dr SW.
Single-family zones within the

Reduce all proposed rezones from Single Family within the West Seattle
1-2 West Seattle Junction Residential SF 5000 LR1 (M1) RSL (M) No
Junction Urban Village to Residential Small Lot.
Urban Village
Urban Village

Urban Village

Urban Village

Urban Village
Reduce the proposed zone designation in the Morgan Junction Urban

Area west of Fauntleroy, south of
1-8 SF 5000 LR3 (M2) LR2 (M1) Village south of S Graham Street and northwest of Fauntleroy Way SW to No
SW Graham Street
a less intense Lowrise multifamily zone designation.
Reduce the proposed zone designation in the Morgan Junction Urban

Area bounded by SW Barton,
1-10 SF 7200 LR1 (M1) RSL (M) Village south of S Graham Street and northwest of Fauntleroy Way SW to No
Barton Pl SW and 21st Ave S
a less intense Lowrise multifamily zone designation.
Reduce the proposed zone designation within the Westwood-Highland

26th Ave SW between SW Barton
1-11 various SF LR1 (M1) RSL (M) Park Urban Village along 26th Av S from Lowrise multifamily to Residential No
& SW Roxbury ST
Small Lot. Current zoning is SF 5000 or SF 7200.
California Ave SW between SW Remove the Pedestrian (P) Zone designation in Morgan Junction Urban
1-12 NC3-30 NC3P-55 (M) NC3-55 (M) No
Holly & SW Graham Village.
California Ave SW between SW Remove the Pedestrian (P) Zone designation in Morgan Junction Urban
1-13 NC2-30 NC2P-40 (M) NC2-40 (M) No
Graham & SW Raymond Village.
107
LR2 LR2 (M) LR2
59TH AVE SW
LR1 (M)
LR3 RC
(M)
LR1 LR1
SW CARROLL ST
LR3 RC V
U 1-1
BEA
LR3 RC
HDC
RS
W
LR3 RC
LR2 LR2 (M) LR2
LR2
1-1 Intersection of SW Carroll St and Beach Dr SW
From: To: CB 119444 LR3 RC (M) Current Zoning

LR3 RC Amendment LR3 RC (no rezone) Amendment Area
Do not apply MHA to the Residential - Commercial node at the intersection of SW Carrol St and Beach Dr
SW.

No warranties of any sort, including accuracy, fitness, or merchantability accompany this product. Copyright 2019. 108
Link to record for CB 119444: http://seattle.legistar.com/LegislationDetail.aspx?ID=3840745&GUID=7E5F305E-10DA-41F3-AE5D-66E3CAEB81B1
C1-55
AVE SW
SW
33RD
SW AND AN (M)
OVER S
T DO
VE
C1-40
R
ST
34TH AVE SW
W S
AY
YW
RO
T
TLE
S
TA
A KO
B
TT FAUN
D
SW
SW W
BR
AVE
SF 5000
LE
MR
35TH AVE SW
D
32N
EA
TS
AY
ES
NW
W
LO
EB
AVA
BR LR1 (M1)
E
TL
SW
T
S EA
W
ES
T RSL (M)
U
V 1-2
MR (M)
NC3-65
SW
G E NE
SEE
ST
NC3-75
(M)
AVE SW
SF 5000
NC3-65
31ST
1-2 Single-family zones within the West Seattle Junction Residential Urban Village
From: To: CB 119444 LR1 (M1) Current Zoning

SF 5000 Amendment RSL (M) Amendment Area
Reduce all proposed rezones from Single Family within the West Seattle Junction Urban Village to
Residential Small Lot.

41ST AVE SW SF 5000
LR2 RSL (M)
LR3
LR3
(M)
SW GENESEE ST
U
1-3
V
37TH AVE SW
41ST AVE SW
NC3-65
40TH AVE SW
38TH AVE SW
NC3-65
LR2
LR3 (M)
LR2 (M1)
LR3
LR2 NC3-65
(M)
LR2
SW OREGON ST
LR2 (M)
SW OREGON ST
LR3
39TH AVE SW
SW
AY
W
LR3 NC3-75
Y
RO
(M)
(M) LR2
LE
UNT
NC3P-65
FA
LR2 (M)
NC3P-85 (4.75)
NC3P-75 NC3P-95
NC3P-65 (M) (M)
NC3P-75 (M) NC3P-65


NC3P-65
NC3P-85
NC3P-55
NC3P-40
(4.75) (M)
NC3-55 (M)
NC3-85 NC3-40
NC3-55
(M)
NC3-40
36TH AVE SW
LR2 (M)
NC3-95
(M)
LR2
U
V 1-4 LR1 (M1)
38TH AVE SW
SW EDMUNDS ST
37TH AVE SW
35TH AVE SW
38TH AVE SW
LR3
(M)
LR3 (M)
LR3 LR3
SW HUDSON ST
LR1 (M)
SF 5000
AVE SW
LR1
36TH


NC3-95 (M) NC3-85 (4.75)
NC3-85 NC3-65
NC3P-85
NC3P-75 NC3-85 (4.75)
NC3-75 NC3-55 NC3-65

NC3P-65 (M)
(M)
NC3P-95 (M) NC3-75
(M) NC3-65 SW EDMUNDS ST
NC3-40 (M) NC3-95
(M)
LR2 LR2 (M)
NC3-40
NC2-75
NC3-55
(M)
(M)
41ST AVE SW
LR2
40TH AVE SW
42ND AVE SW
LR2 (M1)
U
V 1-5 LR2 (M)
LR2
SF 5000
NC2-65
SW HUDSON ST
SW HUDSON ST
LR1 (M1)


LR2
LR3
LR2 (M1)
LR2 (M) LR3
(M)
SW HUDSON ST
SW HUDSON ST
NC2-75 LR1 (M1)

42ND AVE SW
40TH AVE SW
(M)
SF 5000
U
V 1-6
41ST AVE SW
NC2-65
LR1
SW DAWSON ST
NC2-30
NC2-40
(M)
LR1 (M)


LR1 (M1)
SW GRAHAM ST LR1
LR1 (M)
U
V 1-8
LR2 (M)
LR2
SF 5000
LR3
LR3 (M2) RSL (M)
LR3 (M)
SW
41ST AVE SW
AY
W
Y
O
40TH AVE SW
ER
TL
N
U
FA
NC3-40
(M) LR1 (M1)
NC3-30
1-8 Area west of Fauntleroy, south of SW Graham Street

SF 5000 Amendment LR2 (M1) Amendment Area
Reduce the proposed zone designation in the Morgan Junction Urban Village south of S Graham Street and
northwest of Fauntleroy Way SW to a less intense Lowrise multifamily zone designation.

LR2 C1-40
LR2 (M) SF 5000
AVE SW
RSL (M)
22ND
RSL (M)
SW HENDERSON ST
SW HENDERSON ST
LR2 (M1) NC3-55
(M)
PL
N
TO
R
BA
SW
DE
LR
ID
GE
WA
YS
21ST AVE SW
SW
W
AVE
D
22N
LR1 (M1)
LR3 (M)
LR3 V
U 1-10
SF 7200
SW BARTON ST
RSL (M)
KELSEY
LN SW
SF 5000 LR3
AVE SW
22ND
LR3 (M)
1-10 Area bounded by SW Barton, Barton Pl SW and 21st Ave S

Reduce the proposed zone designation in the Morgan Junction Urban Village south of S Graham Street and
northwest of Fauntleroy Way SW to a less intense Lowrise multifamily zone designation.

SF 7200
NC3-75 LR3
W
AV TH
C1-40
ES
SW BARTON ST
24
(M1) LR3 (M)
SF 7200
SF 5000
SF 7200
LR3 (M)
LR3
V
U 1-11
26TH AVE SW
25TH AVE SW
RSL (M)
SW CAMBRIDGE ST
24TH AVE SW
LR1 (M1)
27TH AVE SW
MR
LR2
LR2 (M)
MR (M)
23RD AVE SW
NC2-65
NC2-75
(M) SW ROXBURY ST
1-11 26th Ave SW between SW Barton & SW Roxbury ST

various SF Amendment RSL (M) Amendment Area
Reduce the proposed zone designation within the Westwood-Highland Park Urban Village along 26th Av S
from Lowrise multifamily to Residential Small Lot. Current zoning is SF 5000 or SF 7200.

SF 5000 RSL (M) NC2P-40 LR1 (M1)
NC2-30
(M) SW GRAHAM ST
LR3
44TH AVE SW
45TH AVE SW
T
D YS
ED
LR3 (M)
SW
CALIFORNIA AVE SW
NC3-40 NC3-30
RSL (M)
E PL (M)
RIDG
SW BEVE
LR1 LR1 (M1)
V
U1-12
AVE SW
RSL (M) SW MORGAN ST
42ND
(M1)
Y
O
R
41ST AVE SW
E
TL SW
NC3-55
N
U AY (M1)
FA W
NC2-40
44TH AVE SW
FAUNTLEROY WAY SW
NC2-30 (M)
LR2 (M1) LR2
NC3P-55 SF 5000
(M1)
LR2 (M)
LR1 (M1)
LR2
SW HOLLY ST
LR2
LR3
LR2 (M) RSL (M)
LR3 (M)
1-12 California Ave SW between SW Holly & SW Graham
From: To: CB 119444 NC3P-55 (M) Current Zoning

NC3-30 Amendment NC3-55 (M) Amendment Area
Remove the Pedestrian (P) Zone designation in Morgan Junction Urban Village.

LR3 RC LR3 RC
(M) RSL (M)
SW RAYMOND ST
NC2P-40
(M) LR1 (M1)
RSL (M)
V
U 1-13 SF 5000
44TH AVE SW
NC2-30
42ND AVE SW
CALIFORNIA AVE SW
SW GRAHAM ST
NC3-30
SF 5000 LR3 LR3 (M)
NC3P-55
(M1)
1-13 California Ave SW between SW Graham & SW Raymond

NC2-30 Amendment NC2-40 (M) Amendment Area
Remove the Pedestrian (P) Zone designation in Morgan Junction Urban Village.

E YESLER WAY
5TH AVE S
S K
V
U
FR PL
6TH AVE S
ALASKAN WAY S
IN
S JACKSON ST 3-14
S KING ST
20TH AVE S
SE
A TT
S DEARBORN ST
LAKESIDE AVE S
LE
BL
VD
S
GO
L F
12TH AVE S
DR
S
S ROYAL BROUGH AM W A Y
S JUDKI
NS ST
S
ATLANTIC
AY S
ST
14TH AVE S
NW
1ST AVE S
23RD AVE S
SKA
VV
U
ALA
3-15
U
36TH
31ST AVE S
AVE
S HOLGATE ST
S
M L KING JR W AY S
3-16
S HOLGATE BR
17TH AVE S
ST
SW FLORID A
6TH AVE S
DR S
LAK E PA RK
U
V
L AK
2-1c
E W
BE
S MCCLELLAN ST
AC
S FOREST ST
EAST MARGINAL WAY S
ON
ASH
AVE S
VU
VV
U
IN G T
U
4TH AVE S
2-4 2-1a
2-1b
V
U
ON B
2-3
15TH AVE S
LV D
S
BEACO
38TH AVE S
SI
ND
US
N
TR
1ST AVE S
IAL
WR AV
WA
Y
S GENESEE ST
50TH AVE S GE
ES
S
N
CO
S
ES
WA
EE
Y
LU
M BIA S ALASKA ST
Y
N WA
S HUDSON ST
S DAWSO N ST
S LUCILE ST S LUCILE ST
W ES T M
6TH AVE S
S EW
W
A RD
I LS
S ORCAS ST
PA R
ON
KA
VE
S
ARGINAL
AV
S
E
ES
S BAILEY ST
ON AV
BEACO
AI
S GRAHAM ST
RP
ML
W
OR
CORS
P
AY SW
FR
OF
T
SW
AVE S
N A VE
KING
NB
IFT
AV S
AY
1 ST
AV
JR W
S
ELLIS
PARK WAY SW
ES
AY S
N D
S MYRTLE ST
2ND AVE SW
RAINIER
HLA
W ES T
HIG
M AR
S OTHELLO ST
G IN AL
V
U
WA
AVE S
SW HOLDEN S WEBSTER S T
EA
YS
ST
2-9
S HOLDEN ST
ST
MILITARY
M
S KENYON ST AR
GI
RD
NA
8TH AVE S
S
S BR
L
9TH AVE SW
16TH AV
W
1ST AVE S
AY
L
EP
S
S CLOVERDALE ST E RD
AL
14TH AVE S
OV
S S CLOVERDALE ST SC
L
TRENTO N
ST
SW
HENDERSO N
S HENDERSON ST
H E N PL
ST
D ER
DR S
SW
SO N
EEK
57TH
AVE
S
C AR K
SW ROXBURY ST
M YE
S 96TH ST
W
AT
S ROXBURY ST
RS W
ER
SA
AY
VE
T
LK S
RE
DE R FO
S
S
51ST AVE S
62ND AVE S
S NO
NT
S
8TH AVE S
ON
64TH AVE S
MO
AV
E
INE
CORNELL
S MEMORIAL DR S MILITAR
LV D
S BANGOR ST AV
TL B
E
A IN
S 112TH ST
WI L
GL
1ST AVE S
EN
BE
T UK
AC
DA
SW 116TH ST ON
LE
AV
TUKWILA
W
ES
AY S
Y RD
IN
AVE S
BLVD
TE
INTL
RU
RB
S AN
TH
74
AV E
S

Midrise (MR)
Highrise (HR)
¯
Commercial (C)
Lowrise (LR)
119

Remove areas within the Mount Baker Park Historic District from the
North Rainier Urban Village - Mt
2-1a LR2 LR2 (M) LR2 (no rezone) North Rainier Urban Village expansion area, maintain existing zone No
Baker Park Historic District
designations, and do not apply MHA.
North Rainier Urban Village - Mt SF 5000 (no
2-1b SF 5000 RSL (M) North Rainier Urban Village expansion area, maintain existing zone No
Baker Park Historic District rezone)
North Rainier Urban Village - Mt SF 5000 (no
2-1c SF 5000 RSL (M) North Rainier Urban Village expansion area, maintain existing zone Yes
Baker Park Historic District rezone)
Extend the Pedestrian designation to the full extent of the Neighborhood
2-3 North Beacon Hill - Beacon Ave S various NC NC1 AND NC2 NC1P AND NC2P Commercial zones fronting on Beacon Av S and 15th Av S within the North No
Beacon Hill Urban Village.
Reduce the proposed zoning within the North Rainier UV in the area
southwest of the intersection of MLK Jr Way S and S Mt Baker Blvd from
2-4 Area SW of S Mt Baker & MLK LR3 RC SM-95 (M1) NC3-55 (M) No
Seattle Mixed commercial with a 95' height limit to a commercial zone
designation with a 40' or 55' height limit.
Increase the proposed zone designation from Residential Small Lot to
Block face east of Othello Park on
2-9 SF 5000 RSL (M) LR1 (M1) Lowrise 1 multifamily in the area to the east and south of Othello Park in No
S 45th Street
the Othello Urban Village.
120
R BLVD
S MOUNT BAKE
SF 5000
S HANFO
RD S T
30TH AVE S
LR2 RC
(M)
LR2 RC
V
U 2-1a
LR2
LR2 (M)
RSL (M)
WE VE S
TM
A
OR
E
2-1a North Rainier Urban Village - Mt Baker Park Historic District
From: To: CB 119444 LR2 (M) Current Zoning

LR2 Amendment LR2 (no rezone) Amendment Area
Remove areas within the Mount Baker Park Historic District from the North Rainier Urban Village expansion
area, maintain existing zone designations, and do not apply MHA.

SH
AN
F OR
D
ST
SF 5000
V
U2-1b
MC
LR2 (M)
C
LIN
RSL (M)
LR2 TO
CK
AV
E
S
LR2 RC
(M)
LR2 RC
2-1b North Rainier Urban Village - Mt Baker Park Historic District
From: To: CB 119444 RSL (M) Current Zoning

SF 5000 Amendment SF 5000 (no rezone) Amendment Area

C2-65
C2-75
AVE S
29TH
S BAYVIEW ST
(M)
SM-NR 125
LR3 (M)
U
V 2-1c
MR (M1)
LR3
SF 7200
31ST AVE S
SM-NR 125 S LANDER ST
RSL (M)
MR (2.0)
SM-NR
34TH AVE S
145 (M)
32ND AVE S
AVE S
29TH
SM-NR 65
NC1-55
NC1-75 (M)
NC1-40
S MCCLELLAN ST
33RD AVE S
SM-NR (M1) NC1-30
NC1-40
95 (M) LR1 (M1) NC1-40

SM-NR 85 (M)
30TH AVE S
NC1-55 SF 5000
KING JR
(M)
WAY S
ML
KER BLVD
MOU NT BA
SM S
RA E S
OU
AV
I NI
N TB
AK
ER
ER
SM-NR 85 BLV
D
S MOUNT BAKER BLVD
35TH AVE S
34TH AVE S
AVE S
32ND
SM-95 SM-NR 65
SM-NR 85
LR2
(M1) SM-NR RC (M)
LR3 RC 95 (M)
SM-NR 85
LR2 RC
LR2 RSL (M) SF 5000

U
V 2-1c S HANFORD ST
2-1c North Rainier Urban Village - Mt Baker Park Historic District

Comprehensive Plan Amendment Required? Yes

SF 5000 LR3 NC2P-65 (4.0) NC2P-65 (4.0)
NC2P-40
(M1) NC2P-65 (4.0)
LR2 NC2-40 NC2P-75
(M) LR2 (M1) S MCCLELLAN ST
BE VE S
LR3
V
U 2-3
AC
A
LR2 (M2)
ON
NC2-40
(M1) LR1 (M1)
NC2P-40 T
S FOREST S
NC2-55
(M) NC2P-40
20TH AVE S
LR3 (M2) NC2-40 NC2-40
LR2 (M1) NC2-40
S STEVENS ST NC2-55
NC2P-55
(M)
18TH
(M)
17TH AVE S
LR1 (M1)
AVE
RSL (M)
15TH AVE S
14TH AVE S
S WINTHROP ST
S
NC1-55
(M1)
19TH A
AVE S
LR2
16TH
LR2
NC1-40
(M1)
V
NC1-30
(M)
ES
S HANFORD ST
NC1-40
SF 5000
RSL (M) U
V2-3
LAFAYETTE AVE S
17TH AVE S
16TH AVE S
S HORTON ST
NC1-55
ALAMO PL S
(M)
SF 5000
LR3 S HINDS ST
HINDS
(M)
PL S
LR1 (M1) LR2

LR3
2-3 North Beacon Hill - Beacon Ave S
From: To: CB 119444 NC1 AND NC2 Current Zoning

various NC Amendment NC1P AND NC2P Amendment Area
Extend the Pedestrian designation to the full extent of the Neighborhood Commercial zones fronting on
Beacon Av S and 15th Av S within the North Beacon Hill Urban Village.

S MOUNT
SM-NR 85 BAKER
SM-NR 85 BLVD
S WINTHROP ST
SF 5000
SF 5000
SM-NR
95 (M)
SM-NR 65
27TH AVE S
SM-NR
RSL (M) 95 (M)
U
V 2-4
S HANFORD ST
S
LR3 RC
M L KING JR WAY
SM-NR 85
LR1
SM-95
MORSE AVE S
(M1)
JR WAY S
M L KING
ST
RD
FO
AN
SH
LR1 (M)
CL
NC3-65
AR
S HORTON ST
EM
ON
LR3 (M) NC3-75

27TH AVE S
RSL (M) SF 5000

T
(M)
AV
LR3
ES
2-4 Area SW of S Mt Baker & MLK
From: To: CB 119444 SM-95 (M1) Current Zoning

LR3 RC Amendment NC3-55 (M) Amendment Area
Reduce the proposed zoning within the North Rainier UV in the area southwest of the intersection of MLK Jr
Way S and S Mt Baker Blvd from Seattle Mixed commercial with a 95' height limit to a commercial zone
designation with a 40' or 55' height limit.
NC3P-95 LR2 (M1)
(M)
44TH AVE S
LR2 LR1 (M1)
LR2 (M)
S OTHELLO ST
45TH AVE S
NC3P-85 (5.75)
U
V 2-9
43RD AVE S
SF 5000 RSL (M)
NC3P-95
(M2)
NC3P-85 (1.3)
S WEBSTER ST
44TH AVE S
45TH AVE S
LR2
LR2 (M)
2-9 Block face east of Othello Park on S 45th Street

Increase the proposed zone designation from Residential Small Lot to Lowrise 1 multifamily in the area to
the east and south of Othello Park in the Othello Urban Village.

WALLINGFORD AVE N
NE
PA
AY
V
U C
Council District 4
Council District 3
FU
W
6-18 IFI NE PA CI
FI C PL
C
HR
N 35T ST
AURORA BR
H ST
MA
AK
N 34T
HARVARD AVE E
HL
H ST
NA
RT
VE
NO
N
E
W ASHING TON BLVD
E LA KE
RAYE ST
DE E ROANOKE
BOYLSTON AVE E
E
E L AK
L
ST
PL N T
M
O
DEXTER A VE N
M
AR
T
ES
W
A UR
DR
19TH AVE E
ORA
E
E LYNN ST
VE N
WEST
42ND AVE E
BOSTON
A
E BOSTON
ST
BO
43RD AVE E
AVE N
YE
ST
RA
LA
V
U VE
KE AVE N
4-18
LAKE AVE E
E
24TH AVE E
10TH AVE E
5T H
DE
E BLAINE ST
EAST
BLV
E GALER ST
MCGILVRA BLVD E
LAKE WA
IEW
TAYLOR AVE N
EV
L AK
SH
AURORA AVE N
DEXTER AVE N
IN
GT
ON
N
E ALOHA ST
BLVD
E
19TH AVE E
FAIRVIEW AV
ROY ST
E ROY ST
MCGILVRA BLVD
BELLEVUE AVE E
23RD AVE E
5TH AVE N
Council District 7
Council District 3
12TH AVE E
ST
BROADWAY E
O N
32ND AVE E
IS
AD
M
E
AUR ORA AVE N
E
E THOMAS ST E JOH
E JOHN ST N ST
WAY
DENNY WAY
E
YA
LI V
LE
AV
E DENNY WAY
EO
E
Y ST
15TH AVE
ER L
12TH AVE
ST
TT AL
19TH AVE
MELROSE
BA W
AVE
5T E PINE ST
H
4T AV
34TH AVE
BROADWAY
H E
V
U
BO
AV T
E ES 3-17 ST
E UNION
RE
PIN T
ION
M L KING JR WAY
NA
ES
ENT
D
PL
PIK
V
23RD AVE
LV
CON
VE
3R D AV
CH UV - SF TO RSL NOT LR
TON B
2N AVE RN A KAN
DA E
1ST EST ALAS
14TH AVE
VE
T
YS
W
LAKE WASH ING

SI T
6T
12TH AVE
R
IV E E CHERRY ST
H
AY
ST
SW
UN
E
ME
AV
I NG
E JA
9T
E
S PR
H
ST E JEFFERSON ST
VE WA
AV
ON
ST T F E RS
ION IA ST ST ES S JE F
E
A R E
B
M UM ERR JA Y M KE
L CH LA ELL ALDER
CO
Y
D VE S
A T
8T H
AV E
AV E E
YESLER WAY
ES ID
E YESLER WAY
LA K
Council District 2
Council District 3
32ND
AVE
S FRIN
S
Council District 7
5TH AVE S
PL
V
U
6TH AVE S
S JACKSON ST 3-14
CouncilS KING
Distric
ST t2
ALASKAN WAY S
SE
AT
E
TL
20TH AVE S
S DEARBORN ST
LAKESIDE AV
EB
LV
7TH AVE S
D
S
GO
LF
DR
S
G JR WAY S
12TH AVE S
AIR
S JUDKINS ST
POR
1ST AVE S
31ST AVE S
AY S
4TH AVE S
14TH AVE S
TW
RAI
NW
M L KIN
NIE
AY S
S KA
VUV
AV
6TH AVE S
A LA
3-15
E
36TH
AVE
U
S
S
S HOLGATE BR
3-16
15TH AVE S
EAST MARGINAL WAY S
23RD AVE S
17TH AVE S
BE A
CO
N
AV
S
E
LAK E PA RK DR
S LANDER ST
V
U 2-1c
V
U 2-3 S MCCLELLAN ST
S MCCLELLAN ST

Midrise (MR)
Highrise (HR)
¯
Commercial (C)
Lowrise (LR)
127

Increase the proposed zone designation in the areas east of Martin Luther
Areas east of Martin Luther King
3-14 SF 5000 RSL (M) LR1 (M1) King Junior Way and S Jackson St from Residential Small Lot to a Lowrise No
Junior Way and S Jackson St
multifamily zone designation.
Increase the proposed zone designation from Lowrise multifamily to
3-15 1722 22nd Ave S LR2 LR3 (M1) MR (M2) No
Midrise.
Increase the proposed zone designation for a portion of the block at the
Northwest corner of 20th Av S
3-16 SF 5000 RSL (M) LR2 (M1) northwest corner of 20th Av S and S Holgate St from Residential Small Lot No
and S Holgate
to Lowrise multifamily.
3-17 1419 22nd Avenue SF 5000 RSL (M) LR2 (M1) Increase the proposed zone designation to LR2 (M1) No
128
27TH AVE S
TEMPLE PL S
LR2 (M)
S MAI
N ST
S MAIN ST
LR2
SF 5000
S
27TH AVE
YS
R WA
J
RSL (M)
ING
MLK
V
U 3-14
NC2-55
NC2P-40 NC2-40
(M)
NC2P-55
(M)
3-14 Areas east of Martin Luther King Junior Way and S Jackson St

Increase the proposed zone designation in the areas east of Martin Luther King Junior Way and S Jackson St
from Residential Small Lot to a Lowrise multifamily zone designation.

MR (M2)
LR2 LR3 (M1)
LR3
LR2
V
U3-15
22ND AVE S
S STATE ST
NC3-75
(M2)
C1-65
NC3-75
(M)
C1-65
3-15 1722 22nd Ave S
CB 119444 LR3 (M1) Current Zoning

LR2
From: To:
Amendment MR (M2) Increase Amendment Area
the proposed zone designation from Lowrise multifamily to Midrise.

VALENT
LR3 (M1)
PL S
LR2
E IN
S GRAND ST
SF 5000
V
U3-16
C1-65
20TH AVE S
RSL (M)
C1-75
(M)
S HOLGATE ST
C1-65
3-16 Northwest corner of 20th Av S and S Holgate

Increase the proposed zone designation for a portion of the block at the northwest corner of 20th Av S and
S Holgate St from Residential Small Lot to Lowrise multifamily.

SF 5000
RSL (M)
V
U3-17
22ND AVE NC2-65

NC2-75
NC2P-55 (M1) (M)
NC2P-65
NC2P-75
(M)
3-17 1419 22nd Avenue

Increase the proposed zone designation to LR2 (M1)

NE 110TH ST
MERIDIAN AVE N
V
U
2 4 TH A
30TH AVE NE
SAND
5-4
V E NE
N 105TH ST
POI
NT WAY NE
1ST AVE NE
COLLEGE WAY N
U
V 5-10a
E
V
U
YN
5-10
LAKE CITY WA
NE 95TH ST
V
U 5-10b N 92ND ST
5TH AVE NE
N 90TH ST
V
U
RA
5-10c
V EN
V
U
NA
Council District 5
5-10d N 85TH ST Council District 5
AV
Council District 6 NE 85TH ST
E NE
COR
Council District 4
BA WAY N
L ISS
NN
35TH AVE NE
AURORA AVE N
ER
N 80TH ST NE 80TH ST
W
1ST AVE NE
AY
ROOSEVELT WAY NE
20TH AVE NE
EA
12TH AVE N E
E
ST
GR
EE
N LA NE 75TH ST
KE D
NE
N
R
9TH AV E
55TH AVE NE
LINDEN AVE
U
V 4-2a
15TH AVE NE
NE 70TH ST
V
U
12TH AVE NE
40TH AVE NE
4-2b
WAY
LA T V E
V
U
ON
A
NE
4-19
NE
N 65TH ST
WE S
NE 65TH ST
E
NE NE 65TH ST
K
RA
ON
CET
LA
TG
VU
V PRIN A Y
V
MERIDIAN AVE
W
N
25TH AVE NE
U
EN
4-4a
R EE
EE
4-6 4-4b
NE
LATONA AVE NE
NA
GR
N
N LA
T BL V
AS
AY
D
PL E N
E
W
W
KE
WA
CO
NE
YN
T
N RA NE
IN
V
PO
56TH BL ENN
ND
ST VD A NE 55TH ST
MERIDIAN AVE N
SA
17TH AVE NE
NE
20TH AVE NE
22ND AV E NE
BLAKELEY
47TH AVE NE
Council District 6
N 50TH ST
UNIVERSITY WAY NE
NE 50TH ST ST
V
U Council District 4
V
U
5TH AVE NE
30TH AVE
4-14
THACKERAY PL NE
4-10
NE
LATONA AVE NE
V
U
UN
IO
4-15
N
7TH AVE NE
L
BA
N 45TH ST HP
YP
4 5T
LN
NE 45TH ST NE
E
48TH AVE NE
STONE WAY N
V
U 4-17 NE 41ST ST
D NE
NE 42ND ST
KE
E
TL A
AV
NE
EAS
CAMPUS PKWY
N 40TH ST NE 40TH ST NE
E BLV
NE 40TH
NE ST
KE
NORTHLA
T LA K
NE
Y
N 38TH ST
WA PA
AY
MON
C IFI
W
V
U C
AURORA BR
FU
6-18 N 35 ST
E
HR
AK
TH
BOYLSTON AVE ECouncil District 4
ict 3
N 34T ST
MA
HARVARD AVE E
HL
H ST
NA
RT
Council Distr
VE
NO
N
E
MONTLAKE BL VD
E
DE E
ROANOKE
L M ST
DE XTER AVE N
AR
A UR
W ES
DR
19TH AVE E
ORA
BO
TL A
YE
42ND AVE E
AVE
RA
43RD AVE E
KE AVE N
VE
V
U
10TH AVE E
E
N
4-18
24TH AVE E
E
BLVD
E BLAINE ST
E GALER ST
MCGILVRA BLVD E
W
VIE
TAYLOR AVE N
N
AVE E AVE
KE
AURORA AVE N
DEXTER AVE N
LA
EW
VI
BE
IR
LM
ST
FA
E ALOHA ST
19TH AVE E
ON
N
TA
VALLEY ST
Council DistrictEASTLAKE
SO
VE
I
t 3AVE E
AD
E ROY ST
E
23RD AVE E
MCGILVRA BLVD
MERCER ST
M
BROADWAY E
REPUBLICAN ST E
7
32ND AVE E
DistricUE
O uncilBELLEV
AURO RA AVE N
E THOMAS ST
WAY E JOHN ST
E
ST
LIV
5T 6T 7T 8T
12TH AVE
23RD AVE
T
E DENNY WAY
H HA H HA
15TH AVE
19TH AVE
MAD R
ECo
AR
AV V AV V
EW
RON
D
E E E E
A
ST

Midrise (MR)
Highrise (HR)
¯
Commercial (C)
Lowrise (LR)
133

Area north of Roosevelt High Reduce the proposed zone designation from Lowrise to Residential Small
4-2a SF 5000 LR1 (M1) RSL (M) No
School, north of NE 70th ST Lot.
Area north of Roosevelt High
4-2b School, between NE 68th and NE SF 5000 LR2 (M1) LR1 (M1) Reduce the proposed zone designation from Lowrise 2 to Lowrise 1. No
70th St
Reduce changes to (M) level increases where the Historic District overlaps
Roosevelt Urban Village - with the boundary of the existing Roosevelt UV. Do not expand the UV
4-4a SF 5000 RSL (M) SF 5000 Yes
Ravenna-Cowen Historic District boundary or apply MHA where the Historic District overlaps with the
proposed UV boundary expansion area.
Roosevelt Urban Village and Remove areas from the proposal and do not apply MHA where the
SF/LR/NC (no
4-4b Ravenna-Cowen North Historic SF/LR/NC LR/RSL/NC Ravenna-Cowen North Historic District overlaps with the existing or Yes
rezone)
District proposed Roosevelt Urban Village boundary.
Increase the proposed zone designation on NE 62nd St between Roosevelt
6207-6211 12th Ave NE; 1012-
4-6 SF 5000 LR1 (M1) LR2 (M1) Way NE and 12th Av NE in the Roosevelt Urban Village from Lowrise 1 to No
1032 NE 62nd
Lowrise 2.
4-10 4907 25th Ave NE C1-40 NC2-55 (M) NC2-75 Increase the proposed height from 55 feet to 75 feet. No
Wallingford Urban Village - area
Reduce the proposed Lowrise multifamily zone designation to Residential
4-14 currently zoned SF north of N SF 5000 LR1/LR1 RC (M1) RSL (M) No
Small Lot.
49th St
Reduce the proposed Lowrise multifamily zone designation to Residential
4-15 currently zoned SF north of N SF 5000 LR1 (M1) RSL (M) No
Small Lot.
46th St
currently zoned SF north of N Reduce the proposed Lowrise multifamily zone designation to Residential
4-17 SF 5000 LR1 (M1) RSL (M) No
40th St between Ashworth & Small Lot.
Densmore
Eastern edge of Eastlake Urban Increase proposed multifamily zone designations on the east side of the
4-18 LR3 LR3 (M) MR (M1) No
Village Eastlake Urban Village to Midrise.
Single-family zoned area Do not apply MHA, do not expand the Roosevelt Urban Village Boundary,
SF 5000 (no
4-19 between 16th and 17th Ave NE, SF 5000 RSL (M) and do not rezone the existing single-family zoned area between 16th and Yes
rezone)
south of NE 68th S 17th Ave NE, south of NE 68th St.
134
SF 5000
NE
AVE
H
12T
NE 72ND ST
NE 71ST ST
V
U
4-2a LR1 (M1)
15TH AVE NE
12TH AVE NE
AVE NE
BROOKLYN
14TH
AVE NE
NE 70TH ST
LR3
(M2) LR2 (M1) RSL (M)
NE 69TH ST
4-2a Area north of Roosevelt High School, north of NE 70th ST

Reduce the proposed zone designation from Lowrise to Residential Small Lot.

NE 71ST ST
BROOKLYN AVE NE
14TH AVE NE
LR1 (M1)
NE 70TH ST
LR3
(M2)
V
U 4-2b
15TH AVE NE
NE 69TH SF 5000
ST
12TH AVE NE
LR2 (M1)
RSL (M)
NE 68TH ST
MR
(M2)
LR3 (0.75)
NC3P-75
(M1) NE 68TH ST
NC3P-65 (2.0)
NC3P-95 LR2 RC
(M) (M1)
NC3P-85
(5.75)
4-2b Area north of Roosevelt High School, between NE 68th and NE 70th St

Reduce the proposed zone designation from Lowrise 2 to Lowrise 1.

NE 65TH ST NC2-55
NC3P-85 (5.75)
(M)
NC2-40
NC2P-75
(M2)
NC2P-65
(1.3)
NC2P-55 NC2-40
NC2P-65
(4.0) RSL (M)4-19
NC2-55
(M)
(M1)
V
U
LR1 RC
(M1) NC2-40
NC1P-40
(1.2)
NC3P-95 NC2P-65 (4.0)
NC2P-40 (1.2)
NC2P-40 (0.75) NC1P-40 (0.75)
(M) NC2P-75
16TH AVE NE
(M1) LR2
14TH AVE NE
NC3P-85 (0.75)
(5.75)
17TH AVE NE
NE 64TH ST
NC2-40
LR3 D ST
(M2) LR2 (M1) NE 63R RSL (M)
NC3-75
(M)
NC3-65
NC2-40
NC2-40
V
U 4-4a
BROOKLYN AVE NE
(1.3)
ST
2ND
15TH AVE NE
N E6
SF 5000
12TH AVE NE
LR1 (M1)
NE 6
1ST
S T
TH
11 NE
16TH AVE NE
E LR3
AV NE
58T
NE H ST
NE
17TH AVE NE
RAV
E NN RA
NE
AB VE
NN
PL
LVD AB LR3 (M)

EN
LV
AVE NE
D
12TH
NC2P-40 (M1)
W
CO
NC2P-30 (M1) SF 5000

4-4a Roosevelt Urban Village - Ravenna-Cowen Historic District

SF 5000 Amendment SF 5000 Amendment Area
Reduce changes to (M) level increases where the Historic District overlaps with the boundary of the existing
Roosevelt UV. Do not expand the UV boundary or apply MHA where the Historic District overlaps with the
proposed UV boundary expansion area.
NE 68TH ST
LR2 (M1)
AVE NE
AVE NE
AVE NE
21ST
LR3
16TH
18TH
(0.75)
NE 68TH ST
NC3P-65
(2.0)
SF 5000
NC3P-95 LR3 (M)
LR2 RC
NC3P-85
(5.75) (M) LR3
(M1)
NE 66TH ST NC1-30
NC2P-65 (4.0)
19TH AVE NE
NC3P-85
(2.0)
NC2P-65
(4.0) RSL (M) LR1
NC1-40
NC2P-65 (4.0) NC2-40
LR1 RC
(M)
NC2P-65
LR1 RC
NE 65TH ST NC2-40
(1.3)
NC3P-85
(5.75) NC2-40
NC1P-40 (1.2) NC2P-40
NC2-40 (M1)
NC2P-40
(1.2)
NC2P-40 (0.75) NC1P-40 (0.75)
AVE NE
LR2
NC3P-85 (5.75)
14TH
(0.75)
AVE NE
LR2 (M1)
NC2-40 LR2 (M1)
22ND
RSL (M) NE 63RD ST
V
U 4-4b
21ST AVE NE
NC3-65 NE
NA
RAVENNA
AVE NE
OM
17TH
AVE NE
NC2-40
NC2-40 (1.3)
IP
20TH AVE NE
L
NE
62
ND
15TH AVE NE
ST NE 62ND ST
BROOKLYN
AVE NE
LR1 (M1) NE 61ST ST
NE
RA
V
BL ENN
NE N
PL WE
VD A
CO
LR3 (M)
NC2P-40 (M1) LR3
16TH AVE NE
NC2P-30 (M1) NE
58T
17TH AVE NE
H
AVE NE
ST
18TH
12TH AVE NE
NC2P-40 NE
NE
PA
R
RA LVD
LR3 (M) K
RD RK
NE
RD
B
VE
AVE NE
PA
17TH
NE 56TH ST
NN
LR3
A
NC2P-40
4-4b Roosevelt Urban Village and Ravenna-Cowen North Historic District
From: To: CB 119444 LR/RSL/NC Current Zoning

SF/LR/NC Amendment SF/LR/NC (no rezone) Amendment Area
Remove areas from the proposal and do not apply MHA where the Ravenna-Cowen North Historic District
overlaps with the existing or proposed Roosevelt Urban Village boundary.

NC3P-75 NC3-75 NC3-65
(M) NC3P-65 (M) NE 63RD ST
NC2-40 (1.3) LR2 (M1)

NC2-40
NC2-55
NC2-75 (M1)
(M1)
12TH AVE NE
U
V 4-6
NE 62ND ST
SF 5000
NC2-55 LR1 (M1)

(M)
NC2-40
4-6 6207-6211 12th Ave NE; 1012-1032 NE 62nd

Increase the proposed zone designation on NE 62nd St between Roosevelt Way NE and 12th Av NE in the
Roosevelt Urban Village from Lowrise 1 to Lowrise 2.

NE 51ST ST
LR2
ST
Y
LE
LR1 A KE
(M) BL
E
N
LR3
LR1
LR3 (M)
C1-55
(M)
NC2-55
(M) MIO-65-C1-40
NC2-55
NC2-40 (M)
C1-40
AN TRL
NE
M
E
BURKE GIL
V
U
4-10
25TH AV
NE 49TH ST
C1-65
C1-75
(M)
24TH AVE NE
LR3
RAVE
NE 48TH ST NC2-75
(M1)
NNA A
NC2-75
(M1)
V E NE
4-10 4907 25th Ave NE
From: To: CB 119444 NC2-55 (M) Current Zoning

C1-40 Amendment NC2-75 Amendment Area
Increase the proposed height from 55 feet to 75 feet.

N 52ND ST
WOODLAWN AVE N
N
GREEN LAKE WAY
N 51ST ST
WALLINGFORD AVE N
N 50TH ST
LR2 RC
V
U
LR2
4-14
NC2P-40
(M) (M1)
SF 5000
N 49TH ST
NC2P-30
WOODLAWN AVE N
LR1 (M1)
DENSMORE AVE N
BURKE AVE N
N 48TH ST
LR2
(M)
N 47TH ST
LR2 (M1) LR2 (M1)

MERIDIAN
LR2 AVE N
4-14 Wallingford Urban Village - area currently zoned SF north of N 49th St
From: To: CB 119444 LR1/LR1 RC (M1) Current Zoning

Reduce the proposed Lowrise multifamily zone designation to Residential Small Lot.

SF 5000
N 49TH ST
N 48TH ST
MERIDIAN AVE N
LR1 (M1)
SUNNYSIDE AVE N
N 47TH ST
LR2
V
U
4-15
N 46TH ST
BAGLEY AVE N
(M1)
LR2
CORLISS AVE N
LR2 (M)
N 46TH ST LR2 (M1)
NC2-55
(M) NC2-40
NC2P-40 LR2 RC
NC2P-55
NC2P-40 (M) NC2P-40
N 45TH ST
4-15 Wallingford Urban Village - area currently zoned SF north of N 46th St


LR3 (M2) LR2 (M) LR2
N 43RD ST
LR2 (M1)
LR1 (M1)
WOODLAWN AVE N
N 42ND ST
N 42ND ST
WALLINGFORD AVE N
INTERLAKE AVE N
V
U4-17 SF 5000
ASHWORTH AVE N
LR2 (M1)
DENSMORE AVE N
N 41ST ST
S PL
N LUCA
NC1-30
N 40TH ST
NC1-40
(M)
4-17 Area zoned SF north of N 40th St between Ashworth & Densmore


IB U/45 C2-40 LR2 RC LR3 (M)
LR3
E SHELBY ST
NC3-55
ST ON RP
HAMLIN
BOYER AVE E
NC3-40 (M)
LR3 RC
NC3-40
HARVARD AVE E
LR2 RC
BROADWAY E
TON AV
NC3P-40
E HAMLIN ST
RP
NC2P-40
E OFF
BOYLS
LR2 LR3 RC SF 5000
NC2-30
LR2 RC
I5 EXPRESS
LR3 RC E EDGAR ST E EDGAR ST E EDGAR ST
10TH AVE E
NC2-40
AVE E
SR520 WB
11TH
SF 5000
NC2-65 LR2 SF 5000
ON RP
LR2
I5 NB
LR2 LR2 (M2) (M)
E ROANOKE ST SR520 WB
LR2 LR2 I5
SR SB ROANOKE
LR3
VE E
LR2 (M) EB 520 OFF RP

ON SF 5000
EB
LR2 NC2-40 B RP SR520
WA
N 0
C1-40 5
LR2
V
U 4-18
I 5 RP2
SR ON
VI E
LR2
LR2 RC SF 5000
NC2P-30 EB
FAIR
LR3 NC2P-65
LR2 LR3 (M)
NC1-40
E MILLER ST
SF 5000 (M1) (M1)
I5 NB
NC2P-65 E MILLER ST
FRANKLIN
AVE E
FEDERAL
LR2 RC (M1)
I5 SB
LR3
12TH AVE E
AVE E
LR3 (M)
LR3
LR3 LR2 RC E LYNN ST
11TH AVE E
BOYLSTON
SF 5000 E LYNN ST
E
SR520 WB I5 SB ON RP
NC2P-40
AVE E
BROADWAY E
MINOR
HARVARD AVE
YALE AVE E
AVE E
SF 5000 NC2-40 LR2
13TH AVE E
LR2 RC
(M)
LR2
LR2 NC2P-40
E BOSTON ST
AVE E
RED
12TH AVE E
NC2P-40
NC1P-30
LR1
AVE E
10TH
LR3 (M) LR2 (M) (M)

LR2
LR2 E NEWTON ST
LR1
NC2-65
LR3 C1-55 (M1) E NEWTON ST
C1-40
IG1 U/45 C1-40 (M) LR3 C1-40 LR1
4-18 Eastern edge of Eastlake Urban Village

LR3 Amendment MR (M1) Amendment Area
Increase proposed multifamily zone designations on the east side of the Eastlake Urban Village to Midrise.

NE 68TH ST
LR2 RC
(M1) RSL (M)
16TH AVE NE
17TH AVE NE
SF 5000
V
U4-19
NC2-40 NC2-55 LR1 RC

(M) (M1)
4-19 Single-family zoned area between 16th and 17th Ave NE, south of NE 68th S

Do not apply MHA, do not expand the Roosevelt Urban Village Boundary, and do not rezone the existing
single-family zoned area between 16th and 17th Ave NE, south of NE 68th St.

BA
MIDVALE AVE
LINDEN AVE N
L LIN ST
24
10TH AVE NE
GE 184TH
TH
R
NE
AV
NE
FREMONT AVE N
N E 18
WA
O N AV E N
NE 178TH ST 0TH
YN
NE L L
47T H A
NW
T HE
ST
NW 175TH ST N 175TH ST
N
BO A Y
N 175TH ST
E
W
NE 175TH ST
V
NW
EN
15TH AVE
NE H
E
AVE
D AY T
5T
17 T
H S
10T 171 E
N
NW ST
NE
ASHWORTH AVE N
ST
25TH AVE N E
NW 167TH S T
IN CA
RL
AY
N IS
YL
E
W
ARD NE 168TH ST
HA
LL
L
EN
RD
EL
N
N 165TH ST
W NE 165TH ST
TH
AY
BO
N 160TH ST
MERIDIAN AVE N
25TH AVE NE
ES DAYTON AVE N
N
AY
W
ER
NE
ST
IN
AY
TM
W
NE 150TH ST
ELL
W
BOTH
NW
145TH
N 145TH ST
NE 145TH ST
ST
RO
OS
LINDEN AVE N
EV
EL
T W
AY
1ST AVE NE
N
30TH AVE NE
NW
130TH N 130TH ST 5TH AVE NE
ST
N 128TH ST
NE 125TH ST
ROOSEVELT WAY NE
V
U 5-1
N 122ND ST
GREENWOOD AVE N
DAYTON AVE N
NE
117TH
AURORA AVE N
15TH AVE NE
ST
N 115TH ST
NE
NE 115TH ST
PL
NE
V
U
1ST
T
5-11
E WAY V
U 5-3
NE NORTHGATE WAY AY
LAKE CITY W
NE 110TH ST
SAN D
GA
N 105TH ST N N
OR
T H
V
U 5-4
30TH AVE NE
PO I N
N
1ST AVE NE
RD
AN
LM
HO
PL
T WAY NE
NE
0 TH
10
AV E
NW 100TH ST
Council District 6
Council District 5
NW
COLLEGE WAY N
A
NW NN
NW 96TH ST RD
V
U 5-10 VE
AN
U
V RA
3RD AVE NW
U
V 6-3 HO
LM 5-10a
NE 95TH ST
V
U 5-10b
NE 92ND ST
35TH AVE NE
WALLINGFORD AVE N
V
U6-6
V U
U V
U 5-10c
N 90TH ST
6-5
V 6-4
V
UVU
U
6-16
V
U 6-17
V
NW 85TH ST
V
U N 85TH ST
5-10d
Council District 5
NE 85TH ST
COR
6-8 6-7 Council District 4

BASS WAY
L
ROOSEVELT WAY NE
I
VU
U
NN N
V
6-9 6-10 NW 80TH ST
ER
6-11 N 80TH ST
W
1ST AVE NE
EA
AY
20TH AVE NE
ST
NE
12TH AVE NE
GR
15TH AVE NW
8TH AVE NW
AVE N
EE
N L NE 75TH ST
AKE
NE
DR
9TH AV E
55TH AVE NE
LINDEN
U
V
N
ST
NE 71ST NE 70TH ST
4-2a NE 70TH ST
12TH AVE NE
N
VU
U
40TH AVE NE
4-2b
WAY
LA T V E
NW 65TH ST
V
NE
N 65TH ST
ON
A
4-19
NE
N 65TH ST
NE 65TH ST
WE
NE 65TH ST
RA
KE
ST
VU
V
V
LA
GR
EN
EN
U 4-4b
4-4a
PHINNEY AVE N
EEN
RE
LATONA AVE NE
4-6
NA
G B LVD
14TH AVE NW
LAKE
WA
EAS
V
U 6-15
YN N
NW
NW MARKET 56TH
TH
UNIVERSITY WAY NE
55
PL
ST
ST NE 55TH ST
MER IDIAN AVE N
WAY NE
17TH AVE NE
NE
20TH AVE NE
22ND AVE NE
NT
47TH AVE NE
Council District 6 BLAKELEY

I
PO
N 50TH ST
NW LEARY WAY
V
U 4-14
NE 50TH ST
V
U
ST
LATONA AVE NE
5TH AVE NE
THACKERAY PL NE
30TH
AVE
NE
Council District 4
ND
NW 48TH
ST M
AR
N 4-10
SA
LEA
NW 46TH ST ST K E T
V
U
UN
N 46TH ST
RY
IO
N 45TH ST 4-15
N
WA
BA
PL
YP
TH
NE 45TH ST
Y
45
LN
NW
NE
E

Midrise (MR)
Highrise (HR)
¯
Commercial (C)
Lowrise (LR)
146

Mobile Home Parks south of N Do not apply MHA and do not rezone two mobile home parks located
5-1 125th St and west of Ashworth C1-40 C1-55 (M) C1-40 (no rezone) southwest of the intersection of N 125th St and Ashworth Av N in the No
Av N Bitter lake Urban Village.
Consolidate the proposed zone designation for a split-zoned site in the
Northaven site - Resolve split Northgate Urban Center, currently developed with Northaven Senior
5-3 LR3 LR3 (M) MR (M1) No
zoning Living, and increase the proposed zone designation for a portion of the
site to Midrise multifamily residential.
Area along NE 108th St between Reduce the proposed zone designation for an area along NE 108th St
5-4 11th Av NE and NE Northgate SF 5000 LR1 (M1) RSL (M) between 11th Av NE and NE Northgate Way from Lowrise multifamily to No
Way Residential Small Lot.
Aurora Ave N between N 85th St NC3P-65 (M) or 75 Expand pedestrian designations along some Neighborhood Commercial -
5-10 NC or C 65 NC3-65 or 75 No
and N 100th St (M1) zoned areas along Aurora within the Aurora - Licton Spring Urban Village.
Aurora Ave N between N 100th Expand pedestrian designations along some Neighborhood Commercial -
5-10a C2-65 NC3-75 (M) NC3P-75 (M) No
St and N 93rd St zoned areas along Aurora within the Aurora - Licton Spring Urban Village.
west side of Aurora Ave N Expand pedestrian designations along some Neighborhood Commercial -
5-10b C1-40 NC3-65 (M1) NC3P-65 (M1) No
between N 93rd St and N 86th St zoned areas along Aurora within the Aurora - Licton Spring Urban Village.
east side of Aurora Ave N Expand pedestrian designations along some Neighborhood Commercial -
5-10c C1-65 NC3-75 (M) NC3P-75 (M) No
between N 94th St and N 85th St zoned areas along Aurora within the Aurora - Licton Spring Urban Village.
W side of Aurora Ave N from N
Expand pedestrian designations along some Neighborhood Commercial -
5-10d 86th St to N 84th St; E side from C1-40 NC3-75 (M1) NC3P-75 (M1) No
zoned areas along Aurora within the Aurora - Licton Spring Urban Village.
N 85th St to N 84th St
The area northeast of the
Rezone from Single Family to Lowrise multifamily and expand the
5-11 intersection of Meridian Ave N SF 5000 none LR2 (M1) Yes
boundary of the Northgate Urban Center.
and N 113th St
147
C2-65 C1-75 C1-55 C2-40
(M) (M) N 125TH ST
STONE AVE N
ASHWORTH AVE N
C1-65 C1-40
C1-55
(M)
C1-75 V
U 5-1 SF 7200
(M)
ASHWORTH AVE N
N 122ND ST
SF 7200
N 12
1 ST
ST
5-1 Mobile Home Parks south of N 125th St and west of Ashworth Av N
From: To: CB 119444 C1-55 (M) Current Zoning

C1-40 Amendment C1-40 (no rezone) Amendment Area
Do not apply MHA and do not rezone two mobile home parks located southwest of the intersection of N
125th St and Ashworth Av N in the Bitter lake Urban Village.

LR2
LR2
LR2 (M)
LR3 (M)
LR3
8TH AVE NE
V
U 5-3
MR (M)
MR
NC3-40
NC3-55
(M)
NC3-75
NC3-65
(M)
5-3 Northaven site - Resolve split zoning

LR3 Amendment MR (M1) Amendment Area
Consolidate the proposed zone designation for a split-zoned site in the Northgate Urban Center, currently
developed with Northaven Senior Living, and increase the proposed zone designation for a portion of the
site to Midrise multifamily residential.
NC3-40 LR2 (M) LR2
NC3-55
(M)
NC2-40
NC2-55
E
(M)
EN
AV
RSL (M)
TH
11
U
V 5-4
SF 7200
NE 10
8TH S
T
5-4 Area along NE 108th St between 11th Av NE and NE Northgate Way

Reduce the proposed zone designation for an area along NE 108th St between 11th Av NE and NE Northgate
Way from Lowrise multifamily to Residential Small Lot.

RSL NC3P-40 NC3P-40 SF 5000
RSL (M) N 100TH ST
LR3
SF 7200
AURORA
(M)
LR2
AVE N
NC3-75
N 98TH ST LR3
(M)
LR3
STONE AVE N
DENSMORE AVE N
LR2 (M)
N 97TH ST
ASHWORTH AVE N
LR1 (M1)
INTERLAKE
N 96TH ST LR3
AVE N
N 96TH ST
RSL (M) LR2 (M1)
LR1 C2-65
N 95TH ST
N 95TH ST N 95TH ST
N 94TH ST
LR2
V
U 5-10 N 94TH ST
LR2 (M1)
WOODLAWN
C1-65
LR1 (M) LR2 (M)
AVE N
N 93RD ST LR2
LINDEN AVE N
N 92ND ST LR2
LR2
LR3 (M) N 92ND ST
(M1)
N 92ND ST C1-40
NC3-75
SF 5000
EVANSTON AVE N
(M)
FREMONT AVE N
LR2 (M)
N 91ST ST
NC3-65
WALLINGFORD AVE N
LR2
(M1)
N 90TH ST LR2 (M1)
SF 5000 SF 5000
N 89TH ST LR1
LR1 (M1) LR2

LR1 (M)
N 88TH ST
MIDVALE AVE N
N 87TH ST
N 88TH ST E AVE N
N 87TH ST CAROLINE
DENSMOR
INTERLAKE
AVE N
AVE N
STONE AVE N
N 86TH ST
ASHWORTH
5-
NC3-40
C1-40
AVE N
NC3-65
LR3 (M) LR3 LR3 C1-40
(M1) N 85TH ST
NC2-40
SF 5000 LR2 LR2 (M) LR2 C1-40 C1-40
C1-40
5-10 Aurora Ave N between N 85th St and N 100th St
From: To: CB 119444 NC3-65 or 75 Current Zoning

NC or C 65 Amendment NC3P-65 (M) or 75 (M1) Amendment Area
Expand pedestrian designations along some Neighborhood Commercial - zoned areas along Aurora within
the Aurora - Licton Spring Urban Village.

NC3P-75 (M1) NC3P-55 RSL
N 100TH ST NC3P-40
NC3P-40 LR1 (M1) SF 5000
(M) (M)
LR3
RSL (M) N 98TH ST
C2-65
SF 5000
N 97TH ST
LINDEN AVE N
MIDVALE
LR1 (M1)
AVE N
LR3
AURORA AVE N
STONE AVE N
LR3 (M)
N 96TH ST
RSL LR2 N 96TH ST
(M) (M1)
NC3-75 LR3 (M)
LR2 (M)
LR3 N 95TH ST
(M)
V
U 5-10a
N 95TH ST
INTERLAKE AVE N
LR2
N 94TH ST
N 94TH ST NC3-75 LR3
(M)
LR2 (M1) C1-65
SF 5000 N 93RD ST
LR2 C1-40
5-10a Aurora Ave N between N 100th St and N 93rd St

C2-65 Amendment NC3P-75 (M) Amendment Area

LR2
LR2 (M) N 93RD ST
LR2 (M1)
LR2
C1-40
N 92ND ST
STONE AVE N
LR2
LR3
N 91ST ST
N 90TH ST LR3 (M)

LINDEN AVE N
SF 5000 LR1 (M1) C1-65
N 89TH ST
LR2 (M)
MIDVALE AVE N
N 88TH ST
V
U 5-10b NESBIT AVE N
N 88TH ST
LR2
AURORA AVE N
NC3-75
STONE AVE N
N 87TH ST (M)
N 86TH ST
LR3 (M)C1-40
LR3
5-10b west side of Aurora Ave N between N 93rd St and N 86th St
From: To: CB 119444 NC3-65 (M1) Current Zoning

C1-40 Amendment NC3P-65 (M1) Amendment Area

NC3-75
N 94TH ST C2-65 SF 5000
INTERLAKE
N 94TH ST LR2 (M)
ASHWORTH
AVE N
LR3 (M)
AVE N
LR2 (M) LR2
N 93RD ST
LR2 (M1) C1-40
LR2 NC3-65 N 92ND ST
(M1)
V
U
STONE AVE N
N 92ND ST
5-10c
AURORA AVE N
N 91ST ST
LR3
LR2
SF 5000
LR2
N 90TH ST (M1)
LR2 LR1
ASHWORTH AVE N
LR1
LINDEN AVE N
N 89TH ST LR1 (M1) C1-65
LR2 (M) (M)

NESBIT AVE N
N 88TH ST
INTERLAKE AVE N
MIDVALE AVE N
SF 5000
N 88TH ST
N 87TH ST NC3-75
STONE AVE N
(M)
N 86TH ST
C1-40 SF 5000
LR3 LR3 (M) LR3

C1-40
N 85TH ST
STONE
AVE N
LR2 LR2 (M) LR2 C1-40 C1-40

C1-40
5-10c east side of Aurora Ave N between N 94th St and N 85th St

C1-65 Amendment NC3P-75 (M) Amendment Area

LR1 (M1) SF 5000
N 86TH ST
NC3-75
C1-40 (M)
NESBIT AVE N
LR3
LR3
AURORA AVE N
LR3 (M) LR3 (M)
C1-40
N 85TH ST
LR2
LR2
V
U
LR2 (M)
5-10d
LR2 (M)
C1-40
NC3-75 C1-40
(M1)
RSL (M)
RSL (M)
SF 5000 N 84TH ST
SF 5000
C1-40
C1-55
(M)
5-10d W side of Aurora Ave N from N 86th St to N 84th St; E side from N 85th St to N 84th St
From: To: CB 119444 NC3-75 (M1) Current Zoning

C1-40 Amendment NC3P-75 (M1) Amendment Area

N 114TH ST
SF 7200
LR2 (M)
MERIDIAN AVE N
LR2
V
U 5-11 LR1
LR1 (M)
N 113TH ST
LR3 (M)
LR3
5-11 The area northeast of the intersection of Meridian Ave N and N 113th St
From: To: CB 119444 none Current Zoning

Rezone from Single Family to Lowrise multifamily and expand the boundary of the Northgate Urban Center.

V
U
1ST AVE NE
5-1 N 122ND ST
NE
DAYTON AVE N
117T H
ST
E
N 115TH ST
PL N
1ST
Council District 5
Council District 6
V
U 5-11
WAY NE NORTH GATE WAY
V
U 5-3
CORLISS AVE N
E
AT
HG
RT
NO
DN N 105TH ST N
NR
1ST AVE NE
A
LM
HO
PL
0 TH
10
NW
NW
NE
PL P TU
NW 100TH ST
COLLEGE WAY N
N E
GREENWOOD AVE N
NW
5TH AVE NE
NW 96TH ST
HO
LM
AN
RD
V
U
V
U 5-10
5-10a
U
V 6-3
U
V 5-10c
28TH AVE NW
N 92ND ST NE 92ND ST
V U
U V 6-5 6-4
V
U N 90TH ST
WALLINGFORD AVE N
5-10b
V
U 6-6
VU
UVUV
NW 85TH ST
6-16
V
U N 85TH ST
LO
6-17 6-7 5-10d

YA
C OR
W
L
VU
VU
AY
U
L ISS
3RD AVE NW
VV
6-9 6-8
BA AY N
NW
6-10
NN
W
U NW 80TH ST
ER
AURORA AVE N
6-11
EN
W
1ST AVE NE
AV
AY
D
ROU
ST
NE
EA
32ND AVE NW
ST
24TH AVE NW
GR
15TH AVE NW
AVE N
8TH AVE NW
W
EEN
N
LAKE D
AVE
W
R
OO
DL
N
AW
N
N
AV
VIEW
LINDE
EN
E
ST
NE 71S T
SEA
2N D
AV E
NE
WAY
36TH AVE NW
WE
KE
LA
20TH AVE NW
ST
N
63
N
RD
ST
EE
GR
M AN
GR
PL
WH IT
E
N
ST
PHINNEY AVE N
EN
LATONA AVE NE
EA
LA K
WA
E
V
U 6-15
Y
NW
NW NW MARKET ST TH ST
N
TH
N 56
55
PL
54TH ST
LE
SH
AR
MERIDIAN AVE N
ILS
YA
40TH AVE W
HO
VE
LE
Council District 6
NW
AV
V
U
EN
NW LEARY WAY NW 48TH ST 4-14 Council District 4

W
W CO M N
AR
MM NW 46TH ST ST K E T
ENT
WAY OD
OR
EW
N 46TH ST MI
DV
A
N
V
U 4-15
7TH AVE NE
PL L E
M N 45TH ST NE 45TH ST
RN AY
E
LEA
BALLARD BR
V
31 ST
GO
AVE
RY
W
GI
W
FREMONT AVE N
V
U
W
STONE WAY N
LM
30TH
AY
4-17
AN
NE
N
42ND
2ND AVE NE
W
AV
WE N ST
AVE W
ME SO
E
RS ER W
W
K N 40TH ST
W EMERSON ST
ON
PL
NIC 15TH NI NE 40TH ST
RP
CK NE
R PL
W EMERSON
ER NW 39TH ST N 39TH ST
M ANO
ST
NW
W TILDEN ST
S KE
ON 36T H
NORTHLA
W
N 36 N 38TH ST
34TH AVE W
ST
ST TH S WAY
T
AY
W BERTONA ST
V
U
W
6-18
11TH AVE W
N 35T
BOYLSTON AVE E Council District 4
AURORA BR
cil District 3
H ST
AK
30TH
W DRAVUS ST
AVE
N 34T
HARVARD AVE E
HL
W
H ST
15TH AVE W
RT
W BARRETT ST W FLO RENTIA

NO
ST FLORENTIA ST N
3RD AVE W
E
28TH AVE W
VE
Coun
32ND AVE W
EASTLAKE A
EW
10TH AVE W
DE A U R O
AV
W RAYE ST
XT
E DR
YKE
ER
QUEEN A
NN
V
U 4-18
GIL
AVE N
10TH AVE E
ND
PL
M
AW
OR
RA A
GR
AN
W MCGRAW ST
MC
TH
W MCGRAW ST
PL I S T A
W
DR
AV
CL
VE N
NT
IS E
MO
PL
BO STON ST
W
W

Midrise (MR)
Highrise (HR)
¯
Commercial (C)
Lowrise (LR)
157

Reduce proposed zone designations in the area currently zoned Single-

Areas zoned Single-family in the family in the Crown Hill Urban Village south of NW 92nd Street between
6-3 SF 5000 LR1 (M1) RSL (M) No
Crown Hill Urban Village 13th and 15th Avenues NW from Lowrise multifamily to Residential Small
Lot.
Reduce proposed zone designations in some areas currently zoned Single-
Areas zoned Single-family in the family in the Crown Hill Urban Village south of NW 90th Street between
6-4 SF 5000 LR2 (M1) RSL (M) No
Crown Hill Urban Village 12th and 14th Avenues NW from Lowrise multifamily to Residential Small
Lot.
Areas zoned Single-family in the family in the Crown Hill Urban Village in the half block east of 16th Av NW
6-5 SF 5000 LR2 (M1) LR1 (M1) No
Crown Hill Urban Village between NW 85th and 89th Street from Lowrise 2 (M1) multifamily to
Lowrise 1 (M1) multifamily.
Reduce proposed zone designations in areas currently zoned Single-family
Areas zoned Single-family in the in the Crown Hill Urban Village in the area east of 18th Av NW between
6-6 SF 5000 LR1 M1) RSL (M) No
Crown Hill Urban Village NW 85th and 89th Street from Lowrise multifamily to Residential Small
Lot.
Reduce proposed zone designation in areas currently zoned Single-family
Areas zoned Single-family in the
6-7 SF 5000 LR1 (M1) RSL (M) in the Crown Hill Urban Village north of NW 83rd Street between 13th No
Crown Hill Urban Village
and 12th Avenues NW from Lowrise multifamily to Residential Small Lot.
Areas zoned Single-family in the family in the Crown Hill Urban Village in the half block east of 16th Av NW
6-8 SF 5000 LR2 (M1) LR1 (M1) No
Crown Hill Urban Village between NW 80th and 85th Street from Lowrise 2 (M1) multifamily to
Reduce proposed zone designations in areas currently zoned Single-family
Areas zoned Single-family in the in the Crown Hill Urban Village in the area east of 18th Av NW between
6-9 SF 5000 LR1 (M1) RSL (M) No
Crown Hill Urban Village NW 80th and 85th Street from Lowrise multifamily to Residential Small
Lot.
Areas zoned Single-family in the
6-10 SF 5000 LR1 (M1) RSL (M) family in the Crown Hill Urban Village west of 13th Av NW between NW No
Crown Hill Urban Village
80th and 83rd Streets from Lowrise multifamily to Residential Small Lot.
Areas zoned Single-family in the family in the Crown Hill Urban Village in the half block east of Mary Av NW
6-11 SF 5000 LR2 (M1) LR1 (M1) No
Crown Hill Urban Village between NW 80th and 83rd Street from Lowrise 2 (M1) multifamily to
Block between 8th Av NW and Reduce the proposed zone designation for the area between 8th Av NW
6-15 9thAv NW and NW 56th St and SF 5000 LR1 (M1) RSL (M) and 9thAv NW and NW 56th St and NW 57th St in the Ballard Urban No
NW 57th St Village expansion area from Lowrise multifamily to Residential Small Lot.
158
The area west of the intersection Reduce the height of the proposed commercial zone from 75 feet to 55
6-16 LR3 NC3P-75 (M1) NC3P-55 (M) No
of 15th Ave NW and NW 85th St feet.
Commercial node at the
Increase the height of the proposed commercial zone designation from 55
6-17 intersection of 15th Ave NW and NC3P-40 NC3P-55 (M) NC3P-75 (M1) No
feet to 75 feet and increase the MHA tier.
85th ST
Reduce the proposed zone designation from Lowrise 3 (M1) multifamily to
Area adjacent to the troll in the
6-18 LR1 LR3 (M1) LR1 (M) Lowrise 1 (M) multifamily along N 36th St generally between Linden Av N No
Fremont Urban Village
and Albion Pl N
159
SF 7200
NW 95TH ST
13TH AVE NW
RSL
(M)
U
V
6-3
MARY AVE NW
15TH AVE NW
14TH AVE NW
NC2P-55
LR1 (M1) (M2)
C1-40
NC2P-55
(M)
NW 92ND ST
NW 92ND ST
C1-40
NW 13TH AVE NW
RD
LR2 (M) LR2 AN
OLM
H
NC2P-75
(M1)
6-3 Areas zoned Single-family in the Crown Hill Urban Village

Reduce proposed zone designations in the area currently zoned Single-family in the Crown Hill Urban Village
south of NW 92nd Street between 13th and 15th Avenues NW from Lowrise multifamily to Residential Small
Lot.
NC2P-75
NW 90TH ST
(M1)
C1-40
LR2 (M)
U
V 6-4 LR1 (M1)
14TH AVE NW
12TH AVE NW
LR2 (M1)
SF 5000
13TH AVE NW
LR2
RSL (M)
NW 87TH ST
11TH AVE NW
LR3 RC
NC2P-55 LR3 RC
(M)NC2-40 LR3 RC
(M) LR2 RC (M) LR2
NC2P-40 LR2 RC

Reduce proposed zone designations in some areas currently zoned Single-family in the Crown Hill Urban
Village south of NW 90th Street between 12th and 14th Avenues NW from Lowrise multifamily to
LR2 NC2P-55
LR2 (M) LR2 (M)
NW 89TH ST
NW 89TH ST NC2P-55
W
(M)
U
V 6-5
RDN
AN
LM
HO
RSL (M)
NC2P-75
(M1)
17TH AVE NW
SF 5000
LR2 (M1) C1-40
E NW
SF 5000
AV
NC2-40
18TH AVE NW
15TH
(M)
NW 87TH ST C1-30
LR1 (M1)
NC3P-40
16TH AVE NW
NC3P-75
(M1)
NC3P-55
(M)
LR2 (M) NC3P-75

LR2 (M1)
LR3

Village in the half block east of 16th Av NW between NW 85th and 89th Street from Lowrise 2 (M1)
multifamily to Lowrise 1 (M1) multifamily.
LR2
SF 7200
LR2 (M) LR2
NW 89TH ST NC2P-55
LR1
(M)
NW 89TH ST
LR1 (M)
SF 5000 U
6-6
V
C1-40
SF 5000
LR1 (M1) NC2P-55
E NW
(M)
LR2 (M1)
AV
15TH
C1-30
NC2-40
RSL (M) NW 87TH ST
16TH AVE NW
(M) NC2P-75
(M1)
18TH AVE NW
17TH AVE NW
19TH AVE NW
NC3P-40
NC3P-55
(M)
NC3P-75
(M1)
LR2
LR1 LR2 (M)
NC3P-75
LR2 (M1)
LR1 (M)

Reduce proposed zone designations in areas currently zoned Single-family in the Crown Hill Urban Village in
the area east of 18th Av NW between NW 85th and 89th Street from Lowrise multifamily to Residential
Small Lot.
LR2 RC LR2 RC
(M) LR2 RC
LR1 (M1)
V
U 6-7
12TH AVE NW
13TH AVE NW
SF 5000
NW 83RD ST RSL (M)

Reduce proposed zone designation in areas currently zoned Single-family in the Crown Hill Urban Village
north of NW 83rd Street between 13th and 12th Avenues NW from Lowrise multifamily to Residential Small
Lot.
LR1 (M)
LR2 LR2 (M) LR2
LR1
RSL (M) NC2P-40
LR1 (M1)
LR2 RC
NC3P-40 LR2 RC
NC2-55
(M1)
17TH AVE NW NC3P-55
(M) LR2 RC
NW 83RD ST
V
U 6-8
MARY AVE NW
18TH AVE NW
15TH AVE NW
16TH AVE NW
SF 5000 LR2 (M1)

NC2P-55
LR2 (M1) (M)
SF 5000
NC2-40
1
NC2P-40
NC2P-55
NW 80TH ST
(M)
LR1 LR1 (M1)
RSL (M) NC2P-40
SF 5000 (M1) RSL (M)

Village in the half block east of 16th Av NW between NW 80th and 85th Street from Lowrise 2 (M1)
LR1 LR3
LR2 LR2 (M) LR2
LR1 (M)
RSL (M)
LR1 (M1)
NC3P-40
LR2 (M1)
NC3P-55
17TH AVE NW
(M)
15TH AVE NW
NW 83RD ST
18TH AVE NW
U
V 6-9
19TH AVE NW
NC2P-55
16TH AVE NW
(M)
SF 5000
NC2-40
NC2P-40
NW 80TH ST NC2P-55
LR1 (M)
RSL (M)
SF 5000 (M1) NC2P-40

Reduce proposed zone designations in areas currently zoned Single-family in the Crown Hill Urban Village in
the area east of 18th Av NW between NW 80th and 85th Street from Lowrise multifamily to Residential
Small Lot.
LR2 RC
NW 83RD ST
LR1 (M1)
LR2 (M1)
14TH AVE NW
13TH AVE NW
SF 5000
V
U6-10 RSL (M)
NW 80TH ST
6-10 Areas zoned SingleFamily in the Crown Hill Urban Village

Village west of 13th Av NW between NW 80th and 83rd Streets from Lowrise multifamily to Residential
Small Lot.
LR2 RC LR2 (M1)
NC2-55
NC3P-40
(M1) NW 83RD ST
NC2P-55
14TH AVE NW
(M)
NC2-40
V
U
6-11
MARY AVE NW
SF 5000
LR1 (M1)
NC2P-40
NC2P-55
NW 80TH ST
(M)
NC2P-40 LR1 (M1) RSL (M)
6-11 Areas zoned SingleFamily in the Crown Hill Urban Village

Village in the half block east of Mary Av NW between NW 80th and 83rd Street from Lowrise 2 (M1)
NW 58TH ST SF 5000
LR1 (M1)
RSL (M)
NW 57TH ST
9TH AVE NW
8TH AVE NW
LR2 (M1) V
U 6-15
NW 56TH ST
LR1 (M1)
NC1-40
NC2-55 NC1-40
(M2) (M2) NC1-30 (M)
NW MARKET ST
6-15 Block between 8th Av NW and 9thAv NW and NW 56th St and NW 57th St

Reduce the proposed zone designation for the area between 8th Av NW and 9thAv NW and NW 56th St and
NW 57th St in the Ballard Urban Village expansion area from Lowrise multifamily to Residential Small Lot.

LR2 (M1) NC3P-40
SF 5000
NC3P-75
(M1)
NC3P-75
LR1 (M1)
(M1)
15TH AVE NW
V
U6-16
16TH AVE NW
LR2 LR3
NC3P-55
LR2 (M) (M)
NW 85TH ST
LR2
LR1 (M1)
SF 5000 LR2 (M1)
6-16 The area west of the intersection of 15th Ave NW and NW 85th St
From: To: CB 119444 NC3P-75 (M1) Current Zoning

LR3 Amendment NC3P-55 (M) Amendment Area
Reduce the height of the proposed commercial zone from 75 feet to 55 feet.

LR1
C1-30
NC2P-55 C1-40 NC2P-75
(M1) (M) (M1)
SF 5000
LR2 (M)
LR2 (M1)
LR2 SF 5000
NC3P-75
(M1) LR2 (M1)
NC2-40
LR3 RC LR3 RC
LR2 LR3 NC2P-55
MARY AVE NW
15TH AVE NW
LR2 NC3P-40 (M) NW 85TH ST

(M)
NC2P-55 LR2 RC
LR2 (M) NC3P-75 NC2P-40
(M) (M) LR2 RC
(M1)
16TH AVE NW
14TH AVE NW
LR1 (M1)
V
U
6-17 LR2 RC
LR2 RC
LR1 (M1)
LR2 (M1)
-7
NC3P-55
NC2-55
(M)
(M1)
SF 5000
LR2 RC LR2 (M1)
13TH AVE NW
SF 5000
NW 83RD ST
NC2P-55
NC2-40 RSL (M)
(M)
6-17 Commercial node at the intersection of 15th Ave NW and 85th ST

NC3P-40 Amendment NC3P-75 (M1) Amendment Area
Increase the height of the proposed commercial zone designation from 55 feet to 75 feet and increase the
MHA tier.

LR3 (M) C1-40
AURORA
AV N SB
ON RP
LR2 (M)
N
LR3
AY
FR AY
LINDEN AVE N
EW
EM N
W
DG
ON
LR2
WINSLOW PL N
BR
T
WHITMAN AVE N
LR3 (M1)
AURORA
NC2-75
AVE N
(M1)
N 36T
H ST LR3 (M1)
LR1 LR3 (M1)
ALBION PL N
LR2
V
U6-18
LR2
TROLL AVE N
NC3P-40
NC3P-75
(M1)
LR3 (M1)
NC3P-65
N 35T
(M) NC3P-75 H ST
NC3P-65
(M1)
NC3P-65 NC3P-40 LR3

AURORA BR
NC3P-75 LR3 (M)

(M) C1-65
N 34T NC2-75
H ST
IC-65 IC-65 (M)
(M)
IC-65 C2-30 C1-65
6-18 Area adjacent to the troll in the Fremont Urban Village

LR1 Amendment LR1 (M) Amendment Area
Reduce the proposed zone designation from Lowrise 3 (M1) multifamily to Lowrise 1 (M) multifamily along
N 36th St generally between Linden Av N and Albion Pl N

Attachment 3: Preliminary list of issues to be included in a companion Resolution
Concurrent with CB 119444, Council will be adopting a companion resolution recognizing that the
implementation of citywide MHA alone is not sufficient to achieve all of the goals of Seattle’s
neighborhoods. This resolution communicates Council’s commitment to either taking action itself or
requesting that the Mayor and Executive departments carry out a variety of citywide initiatives including
but not limited to the following topics:
1. Address displacement, particularly in neighborhoods identified as having a high risk in the

Growth and Equity Analysis
a. Develop a consistent and thorough monitoring and reporting process of housing
production and impacts on low-income households
b. Increase funding for the Equitable Development Initiative
c. Develop strategies to help retain economic and racial diversity in neighborhoods,
including residents, businesses, and institutions
d. Invest in strategies to help low-income and elderly homeowners remain in their homes
e. Explore expanding the Tenant Relocation Assistance Ordinance
f. Develop programs to support right of return for displaced residents
2. Invest MHA payment in-lieu fees and Seattle Housing Levy funds
a. Prioritize investment in neighborhoods with high displacement risk
b. Prioritize investment in neighborhoods where fees were generated and create more
family-sized housing
c. Include policies that align with the Equitable Development Initiative priorities in the
Seattle Housing Levy Administrative & Financial Plan
d. Invest in affordable homeownership projects near where in-lieu funds are generated
3. Provide baseline reporting on the production of affordable housing units by urban village to
determine if actual units produced align with expectations
4. Incentivize production of more long-term affordable housing through project-specific density
increases
5. Evaluate enforcement of Ordinance 124861, requiring owners of certain low-income housing to
notify the City of the proposed sale of the property, and explore expanding the scope beyond
multifamily housing
6. Analyze and resolve edge conditions and split-zoned parcels
7. Identify areas eligible for historic district designation and proactively support their designation
8. Conduct planning work for historic districts and consider additional strategies to provide
protections to contributing buildings
9. Establish process for updating neighborhood design guidelines
10. Improve tree regulations
a. Retain protections for exceptional trees
b. Create permitting process for removal of significant trees (trees 6 inches in diameter in
breast height or larger)
c. Establish replacements requirements and in-lieu fee option
d. Fund administration and enforcement of tree regulations
11. Explore alternative names for Single Family zones, such as Neighborhood Residential
12. Determine if infrastructure improvements are necessary to accommodate anticipated growth
173
13. Develop and implement strategies to support and incubate small, independent businesses
14. Monitor permit activity in Residential Small Lot (RSL) zones and report to Council if adjustments
to development standards in RSL zones are recommended if the type of development occurring
is not meeting intended outcomes
15. Work with the Seattle Department of Transportation to develop requirements for age-friendly
street furniture
In addition to the above citywide initiatives, the resolution will also contain district-specific initiatives,
including but not limited to:
District 1 (CM Herbold)
• Provide baseline reporting on the production of affordable housing units by urban village to
determine if actual units produced align with expectations
• Identify areas eligible for historic district designation and buildings eligible for landmark
designation in District 1 and proactively support their designation
• Admiral
o Support community-based organization efforts to create community spaces and
affordable housing
• Morgan Junction
o Determine when the urban village will be a candidate for community planning, including
a cultural/historic resources survey
o Engage with Washington State Ferries to mitigate impacts of vehicles arriving from
ferries at Fauntleroy Terminal
o Collaborate with community stakeholders to determine when and under what
conditions a pedestrian zone designation along California Way SW would be appropriate
• West Seattle Junction
o Begin community planning in coordination with light rail station area planning
o Recognize the importance of community resources, such as libraries, community
centers, and hospitals, and support community efforts to attract these uses to the
neighborhood
• Westwood-Highland Park
o Begin community planning, with a particular focus on creating a complete plan for the
Delridge corridor and addressing the interests of the South Delridge community
• South Park
o Assess how neighborhood meets criteria for urban village designation
o Support community efforts to explore the designation of an historic district
District 4 (CM Johnson)
• Roosevelt
o Conduct additional planning work in the recently established Ravenna-Cowen North
Historic District
o Conduct additional planning work and in the area immediately surrounding the future
light-rail station
• University District
174
o Continue implementing actions under Section 5 of Resolution 31732 related to
supporting businesses
o Explore strategies for prioritizing pedestrian use of the Ave, such as a woonerf
District 6 (CM O'Brien)
• Crown Hill
o Identify next steps for the community planning process
District 7 (CM Bagshaw)
• Downtown
o Review and prepare recommendations to modify requirements for providing off-street
pick-up locations for service provides to access solid waste, recycling, and compost
containers
175
Attachment 4: Excerpt from the OPCD Director’s Report and Recommendations on Mandatory Housing Affordability
6. Development Capacity Increases
This section summarizes the development capacity The prototypes show the scale and form of development
increases that are proposed to implement MHA. In some that we can be expected in most zones after MHA
cases, development capacity increases are implemented implementation and how they relate to the context of
through a change in the zone designation (e.g., a existing structures.
property zoned NC2-40 that is rezoned to NC2-55). In
This report focuses on the zone changes most prevalent
other cases, changes to the development standards for
in the study area after MHA implementation, including
a zone increase its capacity (e.g., a property zoned LR2
the Residential Small Lot (RSL) zone, Multifamily
remains LR2, but the development standards for LR2
Residential zones (LR, MR, HR), Neighborhood
zones change). Some properties may be affected by both
Commercial (NC), and Commercial (C) zones.
types of changes. The proposed changes to development
standards vary by zone and generally include increases We included a draft of this material in the MHA Urban
in the maximum height and the floor area ratio (FAR) Design and Neighborhood Character Study, originally
limits. In some zones, the proposal would modify other published in the fall 2016. Based on community input, we
development standards in order to provide additional made a number of changes to development standards
development capacity or achieve urban design objectives. between issuing that report and transmitting the
proposed legislation. Where the development capacity
Figures 6.1 - 6.5 on the following pages summarize how
increases have been updated, this Director’s Report
the proposal modifies key development standards for
shows updated depictions and models consistent with
each zone to increase capacity. The tables contain the
the proposed legislation.
maximum height, density, and FAR limits under existing
regulations and specify how they increase under the
proposal.
Following these tables, this section then describes the

character, housing types, and aesthetic qualities of
development likely to occur in the modified zones.
A series of prototypes are illustrated for development
under the proposed MHA zone standards. The
prototypes for each zone are intended to reflect realistic
development scenarios. The prototypes vary by:
• Site sizes and shape
• Neighborhood context
• Housing formats (e.g., townhouses vs. apartments)
• Design and massing choices
32 176
SUMMARY OF LAND USE CODE
DEVELOPMENT CAPACITY INCREASES
Figure 6.1 Standard MHA Development Capacity Increases in the Residential Small Lot (RSL) Zone
ZONING DENSITY LIMIT FAR LIMIT HEIGHT LIMIT*
Existing Proposed Housing Type Existing Proposed Existing Proposed Existing Proposed
Residential Residential
RSL 1 / 2,500 ft2 1 / 2,000 ft2 25’ 30’
Small Lot Small Lot
Tandem RSL/T 1 / 2,500 ft 2
(all housing None 0.75 18’ (all housing
(RSL, RSL/T, (RSL) types) types)
Cottage RSL/C 1 / 1,600 ft2 18’
RSL/C)
* Allowances for 5 feet of additional height for roof pitch are included in all existing and proposed cases.
Figure 6.2 Standard MHA Development Capacity Increases in Lowrise Zones: Height and FAR Limits
ZONING FAR LIMIT* HEIGHT LIMIT
Existing Proposed Housing Type Existing Proposed Existing Proposed
Lowrise 1 (LR1) Lowrise 1 (LR1) Cottage Housing 1.1 1.3 18’ + 7’ pitched roof 22’+ 5’ pitched roof
Townhouse 1.2 1.3
30’ 30’
Rowhouse 1.1 1.3
+ 5’ pitched roof + 5’ pitched roof
Apartment 1.0 1.3
Lowrise 2 (LR2) Lowrise 2 (LR2) Cottage Housing 1.1 1.4 18’+ 7’ pitched roof 22’+ 5’ pitched roof
Townhouse 1.3 1.4
30’ 40’
Rowhouse 1.2 1.4
+ 5’ pitched roof + 5’ pitched roof
Apartment 1.3 1.4–1.6
Lowrise 3 (LR3) Lowrise 3 (LR3) Cottage Housing 1.1 1.8 18’+ 7’ pitched roof 22’ + 5’ pitched roof
Outside of urban Outside of urban Townhouse 1.4 1.8
village, center, or village, center, or 30’ 40’
Rowhouse 1.3 1.8
station areas station areas + 5’ pitched roof + 5’ pitched roof
Apartment 1.5 1.8
Lowrise 3 (LR3) Lowrise 3 (LR3) Cottage Housing 1.1 2.3 18’+ 7’ pitched roof 22’ + 5’ pitched roof
Inside of urban Inside of urban Townhouse 1.4 2.3
village, center, or village, center, or 40’ 50’
Rowhouse 1.4 2.3
station areas station areas + 5’ pitched roof + 5’ pitched roof
Apartment 2.0 2.3
* To achieve the maximum FAR limit under existing regulations, a builder must meet standards for the location and configuration of parking and achieve green building
performance. Under proposed regulations, builders would only have to achieve green building performance standard.
6. Development Capacity Increases 177

Figure 6.3 Standard MHA Development Capacity Increases in Lowrise Zones: Density Limits
ZONING DENSITY LIMIT
Existing Proposed Housing Type Existing* Proposed
Lowrise 1 (LR1) Lowrise 1 (LR1) Cottage Housing 1 Unit / 1,600 ft 2

No Limit**
Townhouse 1 Unit / 1,600 ft 2
1 Unit / 1,350 ft2
Rowhouse 1 Unit / 1,600 ft 2
1 Unit / 1,350 ft2
Apartment 1 Unit / 2,000 ft 2
No Limit**
Lowrise 2 (LR2) Lowrise 2 (LR2) Cottage Housing 1 Unit / 1,600 ft2

Townhouse No Limit
No Limit
Rowhouse No Limit
Apartment No Limit
Lowrise 3 (LR3) Lowrise 3 (LR3) Cottage Housing 1 Unit / 1,600 ft2

Townhouse No Limit
No Limit
Rowhouse No Limit
Apartment No Limit
* To achieve the maximum density limit under existing regulations, a builder must meet standards for the location and configuration
of parking and achieve green building performance. Under the proposal, builders must achieve green building performance
standard.
** A family-sized housing requirement applies.
Figure 6.4 Standard MHA Development Capacity Increases Midrise and Highrise Zones
ZONING FAR LIMIT* HEIGHT LIMIT
Existing Proposed Existing Proposed Existing Proposed
Midrise (MR) Midrise (MR) 3.2 base 4.5 60’ base 80’
4.25 bonus (no base or bonus) 75’ bonus (no base or bonus)
Highrise (HR) Highrise (HR) 13 (with bonuses)

for buildings 240’
and less
300’ 440’
14 (with bonuses) 15 (with bonuses)
for buildings over
240’
* To achieve the maximum FAR limit under existing regulations a builder must meet standards for the location and configuration
of parking and achieve green building performance. Builders would continue to have to meet these standards under the proposed
legislation.
178
Figure 6.5 Standard MHA Development Capacity Increases in Commercial and Neighborhood Commercial Zones
ZONING FAR LIMIT HEIGHT LIMIT
Existing Proposed Existing Proposed Existing Proposed
NC-30 NC-40 2.25 single use 3.0 30’ 40’

C-30 C-40 2.5 all uses (no single-use limit) + 4’ or 7’ for ground + 4’ or 7’ for ground
floor commercial space floor commercial space
features features
NC-40 NC-55 3.0 single use 3.75 40’ 55’

C-40 C-55 3.25 all uses (no single-use limit) + 4’ or 7’ for ground
floor commercial space
features
NC-65 NC-75 4.25 single use 5.5 65’ 75’

C-65 C-75 4.75 all uses (no single-use limit)
NC-85 NC-95 4.5 single use 6.25 85’ 95’

C-85 C-95 6.0 all uses (no single-use limit)
NC-125 NC-145 5.0 single use 7.0 125’ 145’

6.0 all uses (no single-use limit)
NC-160 NC-200 5.0 single use 8.25 160’ 200’

7.0 all uses (no single-use limit)
IC-45 IC-55 IC-65 2.5 2.75 45’ 65’
IC-65 IC-65 2.5 2.75 65’ 65’
Other Development Capacity Increases

The zone designations summarized above represent
most land affected by the proposed legislation. Several
other zones not summarized above would receive similar
development capacity increases. The end of Section 6 has
a summary of development standard increases for zones
that apply in limited locations and overlay zones.
Modified Development Standards for

Urban Design & Livability
The proposed legislation includes new and modified
development standards to improve urban design
outcomes, respond to community input, and enhance
livability as Seattle grows. Some of these standards
would also mitigate the potential impact of the larger-
scale buildings that could result following MHA
implementation. Section 7 summarizes modified
standards not directly related to increasing development
capacity.
6. Development Capacity Increases 179

Council Bill 119444 - Central Staff Memo

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Council Bill 119444 - Central Staff Memo

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February 7, 2019

To: Select Committee on Mandatory Housing Affordability

On February 8, the Select Committee on Citywide Mandatory Housing Affordability

The Council is considering four pieces of legislation:

This memorandum has four attachments related to this legislation:

1. A table listing all councilmember-supported amendments and preliminary draft text

Four pieces of legislation are being considered:

Attachment 3 provides a preliminary list of issues to be included in a companion Resolution,

Preliminary Review of the Impact of the Amendments on Housing Production

cc: Kirstan Arestad, Central Staff Director

# Topic/Issue Sponsor Discussion

Double underlines indicate new language to be added.

Double strikethroughs indicate language proposed to be removed.

Amend Section 22 to Council Bill 119444, as follows:

Subchapter I of Chapter 23.44 as follows:

23.44.018 Maximum dwelling unit size in RSL zones

finished grade, whichever is lower, excluding access.

2. Additions that add floor area by adding a second-story to a single-story housing

Councilmember Johnson & Councilmember O’Brien

Option 1 (CM Johnson):

Option 2 (CM O’Brien):

Double strikethroughs indicate language proposed to be removed.

retained by this amendment.

Amend Section 12 to Council Bill 119444, as follows:

125603, is amended as follows:

23.44.006 Principal uses permitted outright

The following principal uses are permitted outright in single-family zones:

B. In RSL zones, apartments, carriage houses, cottage housing development, rowhouse

development, and townhouse developments;

C. In RSL zones, apartments containing three dwelling units or less;

NOTE: This amendment would require renumbering subsections 23.44.006.D through

125603, is amended as follows:

The following principal uses are permitted outright in single-family zones:

B. In RSL zones, carriage houses, cottage housing development, rowhouse development,

and townhouse developments;

C. In RSL zones, apartments containing three four dwelling units or less;

Double strikethroughs indicate language proposed to be removed.

Amend Section 28 to Council Bill 119444, as follows:

125603, is amended as follows:

23.44.041 Accessory dwelling units

A. Accessory dwelling units, general provisions. The Director may authorize an

a. An accessory dwelling unit shall be located within the same structure as

and the rear lot line.

b. Exterior stairs. Exterior stairs providing access to an accessory dwelling

dwelling unit located above a garage.

Double strikethroughs indicate language proposed to be removed.

Amend Section 19 to Council Bill 119444, as follows:

125603, is amended as follows:

23.44.016 Parking and garages

F. Appearance of garage entrances in SF 5000, SF 7200, and SF 9600 zones. In SF 5000,

SF 7200, and SF 9600 zones, the following provisions apply:

1. Garage setback. No portion of a garage, whether attached to a principal

Exhibit A for 23.44.016

only one street-facing facade.

a. Garages allowed under subsections 23.44.016.D.9, 23.44.016.D.10,

not subject to the standards of this subsection 23.44.016.F.

c. The Director may waive or modify the standards of this subsection

23.44.016.F based on one or more of the following factors:

2) Topography of the lot;

3) Configuration of proposed or existing structures on the lot;

4) Location of exceptional trees as defined in Section 25.11.020;

5) The proposed structure or addition has design features including

but not limited to modulation, screening, and landscaping.

street lot line.

located on the lot.

Double underlines indicate new language to be added.

Amend Section 20 to Council Bill 119444, as follows: