West Seattle housing 600 results

ELECTION RESULTS: Here’s what Seattle voters did about school levies, ‘social housing’ measures

(WSB photo – Morgan Junction dropbox earlier tonight)

The voting is over and the first round of vote-counting is done.

First, the Seattle social-housing measure. So far “yes, fund it” is leading in a big way in the first part of this city measure, and in the second part, 1A – fund it with a new tax on companies with a certain salary size – is beating 1B, fund it by diverting part of an existing tax.

Proposition Nos. 1A and 1B – Seattle social-housing funding
Yes 64,220 68.32%
No 29,779 31.68%

Proposition 1A – 50,002 – 57.55%
Proposition 1B – 36,876 – 42.45%

Next, the Seattle Public Schools levies, both winning approval:

Proposition 1 – Educational Programs and Operations levy
Yes – 71,996 – 77.71%
No – 20,648 – 22.29%

Proposition 2 – BEX VI capital levy
Yes – 66,656 – 71.91%
No – 26,032 – 28.09%

All of those results reflect 19 percent of ballots; so far, King County Elections reports receiving 26 percent of Seattle voters’ ballots. Next results will be out Wednesday afternoon.

WEEK AHEAD: Curious about the state of real estate? West Seattle Realty promises ‘straight talk’ conversation Wednesday

If you’re home-shopping or have another reason for interest in the real estate market – you can get “straight talk” about the state of local real estate this year by visiting West Seattle Realty (2715 California SW; WSB sponsor) for this Wednesday night (February 12) event:

The new year always has everyone asking “how’s the market?” It’s an important question and one that is usually coming into focus about now.

For years we’ve quipped that the beginning of the real estate season usually coincides with the conclusion of football. Well, this weekend is the Super Bowl, and the market is poised to do its usual thing, which is to take off! We’re hosting an open house and inviting the West Seattle Community to join us for the conversation

Wednesday’s event starts at 6 pm; get a preview here. As noted there, the WSR crew also plans to address some unique local factors including light rail and the city’s rezoning proposals.

REMINDER: City Council’s Comprehensive Plan/rezoning hearing tonight, in-person and online

We didn’t publish a daily event list today because of the weather coverage, but here’s a last-minute reminder that the biggest event on the list is still on – the City Council’s public hearing on the proposed city rezoning plan and other components of the Comprehensive Plan Update. You can either go to City Hall to comment in person or sign up to do it online; the agenda explains how. The hearing starts at 5 pm, and they’ve said they’re taking only in-person comments until 7:30, hybrid after that; here’s the official notice, with a summary of what the city considers the plan’s toplines. You can see both the full proposed plan and its Environmental Impact Statement linked from this page. One focus for both supporters and opponents is the new zoning type Neighborhood Center and the proposal to create Neighborhood Centers around the city; here are maps of proposed NCs, and other areas, for District 1, including West Seattle.

P.S. If you just want to watch the hearing, you’ll be able to do that via Seattle Channel.

DEVELOPMENT: See the design packet for Thursday’s review of 86-apartment 3010 SW Avalon Way

(Rendering by Studio 19 Architects)

Three weeks ago, we told you about the upcoming Design Review hearing for an 86-apartment project at 3010 SW Avalon Way. At the time, the city hadn’t linked the “packet” for that hearing (though we found a draft version for our story), but now it’s available and you can see it here. The online review meeting is at 5 pm Thursday (February 6); the links for participating/viewing are on this page. As we noted last month, this will be the first time the city has convened the Southwest Design Review Board since December 2023. The project passed the first phase of Design Review in November 2021. P.S. If you’re wondering how close this is to the future light-rail station, that’s shown on a map in the packet.

WEDNESDAY: Your chance to speak at City Council’s public hearing on proposed rezoning and other Comprehensive Plan changes

If you have something to say about the proposed city rezoning plan and other components of the Comprehensive Plan Update, Wednesday night brings the City Council‘s major public hearing about it. Various groups around the city have gone public with support and opposition, but this is the one night that councilmembers are convening to listen to as many individuals as want to speak. You can either go to City Hall to comment in person, or sign up to do it online; the agenda explains how. The hearing starts at 5 pm Wednesday (February 5); here’s the official notice, with a summary of what the city considers the plan’s toplines. You can find both the full proposed plan and its Environmental Impact Statement linked from this page.

New group West Seattle Urbanism launches campaign to ‘Save the Neighborhood Centers’ in rezoning plan


As we’ve reported previously, the rezoning plan that’s gone to the City Council as part of the comprehensive plan (aka One Seattle Plan) review includes a new designation for parts of the city, Neighborhood Centers. Some community groups have voiced opposition to them; a new group called West Seattle Urbanism has launched a petition drive to urge the council to support them. Here’s the announcement we received from Scott Berkley:

West Seattle Urbanism is circulating a petition in support of the proposed neighborhood centers in West Seattle that are part of the One Seattle comp plan. We already have 200 signatures and we’d love to double that! West Seattle has long been known as a neighborhood for raising families, but the rising unaffordability of housing threatens that. By allowing the continued natural growth of small neighborhood centers like High Point and Alki, we can allow more affordable housing options, as well as create walkable neighborhoods that support small local businesses. We encourage anyone who wants to see a thriving West Seattle for decades to come to sign the petition and join our call for continued thoughtful growth and opportunity!

actionnetwork.org/petitions/save-the-west-seattle-neighborhood-centers

West Seattle Urbanism is a newly formed group that cares about the affordability, walkability, bikeability, transit-access, and overall livability of West Seattle and our greater region. We meet on Wednesday nights.

The group’s next meeting is at 6 pm this Wednesday (January 29) at Great American Diner and Bar (4752 California SW). Meantime, the City Council’s next Comp Plan review meeting is Wednesday (here’s the agenda) and it’s holding a public hearing on February 5 (here’s that agenda, which explains how to participate).

New apartments at Harbor Flats: Welcome, new West Seattle Blog sponsor!

Today we welcome one of our newest sponsors, Harbor Flats, the new apartment building at 3417 Harbor Avenue SW. New sponsors get the opportunity to tell you about themselves – so here’s the Harbor Flats story:

Nestled in the heart of West Seattle, Harbor Flats is the perfect place to call home. With modern amenities, thoughtfully designed spaces, and an unbeatable location, our boutique apartment community is ideal for those seeking comfort and convenience. Situated just steps from a scenic bike trail and only five minutes from Alki Beach, Harbor Flats combines the best of city living with the tranquility of the outdoors.

We offer a variety of layouts to fit your needs, including affordable one-bedroom units starting at $1,464 and spacious two-bedroom apartments starting at $2,019. For those who qualify, our MFTE program provides even more affordable options with income-restricted units designed to make high-quality living accessible to everyone. Each apartment features contemporary finishes, modern appliances, and plenty of natural light to make your space feel like home.

Life at Harbor Flats comes with a host of community perks. Enjoy easy access to the waterfront for kayaking, paddleboarding, or a leisurely stroll along Alki Beach. The nearby bike trail offers a great way to stay active or commute sustainably, and West Seattle’s vibrant shops, cafes, and restaurants are just minutes away. Whether you’re looking for adventure or relaxation, Harbor Flats puts it all within reach.

Don’t miss your chance to live in one of Seattle’s most sought-after neighborhoods. Schedule a tour today to find your perfect home at Harbor Flats!

Thanks to Harbor Flats for sponsoring community-collaborative news on WSB. Is your business/organization interested in becoming a sponsor too? Please call 206-293-6302.

DEVELOPMENT: 28 townhouses, houses planned on southeast edge of The Junction

(WSB photo)

Checking the city’s online files for notable development proposals hasn’t yielded much lately, but we keep checking anyway, and found one this week: An early-stage proposal that has four old brick duplexes on the east edge of The Junction, west side of the 5000 block of Fauntleroy Way SW, slated for demolition, to be replaced on the 31,785-sf site by 28 new residential units – 20 townhouse duplexes and eight standalone houses. Off-street parking would be along the alley to the west. The stretch of Fauntleroy Way between The Junction and Morgan Junction has been slowly redeveloping for years, primarily into townhouses, but mostly a few units at a time; the size and scale of this makes it noteworthy. County Assessor files do not yet show a record of sale for the parcels, whose addresses range from 5029 Fauntleroy to 5045 Fauntleroy [vicinity map], but the developer is listed on the site plan as IS Property Investments and the architect is listed as David Cone. Again, this is an early-stage proposal, so it’s not in any official review phase yet.

FOLLOWUP: Admiral Church looks ahead to new temporary home while current site is transformed

December 18, 2024 2:20 pm
|    Comments Off on FOLLOWUP: Admiral Church looks ahead to new temporary home while current site is transformed
 |   West Seattle housing | West Seattle news | West Seattle religion

(Concept for what you’d see turning off California onto Hill)

By Tracy Record
West Seattle Blog editor

Before the West Seattle Big Band‘s Christmas concert Sunday (WSB coverage here) in the Admiral Church sanctuary, the church’s pastor Rev. Andrew Conley-Holcom told the full house that it had special meaning: This is the church’s final Advent season before moving out so its half-acre site can be transformed into housing and a “new church,” including space for the many community groups that gather there.

We followed up to find out the newest details about their moving plans, as nothing specific was mentioned when last we updated the future Homestead Community Land Trust project after a community open house in June.

The church will be co-housed with another Admiral congregation, St. John the Baptist Episcopal Church, during construction, Rev. Conley-Holcom told WSB. “St. John’s is a warm, loving community with which we have been developing relationship for years, so this will be an easy, comfortable arrangement even as it represents a drastic change for both congregations.”

Admiral Church expects to move out of its current site this summer, the pastor explains, “for a few reasons, the greatest of which was made abundantly clear last night during the deluge. The building is facing pretty serious water penetration issues that can be linked to original design flaws with the current structure (downspouts concealed within the walls of the sanctuary which cannot be unclogged without risking rupture into the walls of the building). We are engaging with professionals for mitigation, but are not going to make major repairs for obvious reasons.”

The “rolling” move will start once the preschool that shares the church’s site, A Child Becomes, finishes its 2024-2025 school year – that’s when, the pastor says, “we will begin shutting the building down until HCLT is ready to take possession and begin demolition.” (A Child Becomes has its own new location.)

If you need to catch up on the backstory – Admiral Church chose redevelopment as the best path toward a sustainable future; trying to fix the (as mentioned above) deteriorating old building was not an option. They finalized a partnership plan with Homestead CLT in 2023. They plan 21 for-sale housing units – 13 townhouses and 8 condos, a mix of affordable and market-rate – as well as a new mixed-use building for the church and its programs. Kathleen Hosfeld of Homestead CLT tells WSB that they still hope to complete construction in 2026, but “construction start times and completion depend a lot on funding.” (Earlier this year, a city grant was announced for part of the funding.)

CITY REZONING PLAN: 1 week to comment. 3 things to know – new city meeting, Morgan Q&A, Fauntleroy ‘call to action’

Three notes tonight, with one week to go until the December 20th deadline for comments on the city’s rezoning proposals (on which we first reported two months ago):

CITY’S ONLINE ‘INFO SESSION’: An online informational meeting last night had some technical trouble, so the city has scheduled one last “virtual info session” about the rezoning plan for Tuesday (December 17), 5:30-7:30 pm. Here’s the link.

MORGAN COMMUNITY ASSOCIATION MEETING: Last night’s Morgan Community Association-organized meeting at High Point Library filled the meeting room there with more than 50 people. No presentation, but the meeting did include two Q&A sections, with MoCA president Deb Barker answering most questions. While the rest of the meeting just involved people milling around city infosheets on the walls (you can look up Morgan or other neighborhoods’ proposed changes here), we did record both sections of Q&A:

The zoning changes by neighborhood for City Council District 1 – which includes West Seattle – can be seen here.

FAUNTLEROY COMMUNITY ASSOCIATION’S CALL TO ACTION: Another West Seattle neighborhood group, the Fauntleroy Community Association, has launched a last-minute letter-writing campaign in opposition to some of the proposed rezoning. They contend that the changes “would harm our neighborhood.” Their campaign includes two templates for potential letters to the city – one with prewritten statements of concern, the other in which you can voice your own concerns about the plan. Or, scroll down the city’s main page to see how to comment, whatever you think about the proposals.

DEVELOPMENT FOLLOWUP: Harbor Flats now leasing

(WSB photo, March 2022: HDC’s Brad Padden, STS’s Craig Haveson, Atelier Drome’s Michelle Linden)

Two and a half years after what, we noted, was the first apartment-groundbreaking ceremony in West Seattle since 2014, Harbor Flats – immediately north of the bridge, at 3417 Harbor SW – is leasing, The joint venture by Housing Diversity Corporation and STS Construction Services (WSB sponsor) has its Temporary Certificate of Occupancy from the city. The development team says that’s “a significant milestone.”

(Photo courtesy Housing Diversity Corporation)

Harbor Flats has 115 units, and 15 are already leased. The unit-type mix is 91 one-bedrooms, 24 two-bedrooms. They’re meant to be “affordable to renters earning 64% – 105% of area median income,” according to the project team. The building has 56 offstreet parking spaces, including two for disabled people; as construction got under way, the team described a “puzzle parking” system. They say street improvements are the only construction components yet to be completed. You can take a look inside here.

P.S. The same team behind Harbor Flats is currently building Keystone at 9201 Delridge Way SW.

UPDATE: Seven ‘neighborhood centers’ proposed for West Seattle, and other changes in newly unveiled zoning maps

(Google Maps Street View image, west side of 35th/Barton)

By Tracy Record
West Seattle Blog editor

Above, you see the heart of what would be the Upper Fauntleroy “neighborhood center” as part of the proposed zoning changes just unveiled by the city.

The maps are part – but not the entirety – of the “comprehensive plan” (aka One Seattle Plan) updates that the city’s been working on for the past two years, part of a state-mandated process to update the plan once a decade. We got a preview at a City Hall media briefing this morning; the city says its proposed sheaf of changes would give Seattle the capacity for a total of 330,000 new housing units, far more than they envisioned when circulating the draft earlier this year. (Here’s the slide deck from today’s briefing.)

The proposed maps build on the draft maps circulated last spring, as reported here in March, when we first noted that the city intended to plan for increased business activity and housing density by designating “neighborhood centers” as well as making some changes in its existing “urban centers” (formerly known as “urban villages”). Back in March, the city’s early version of these changes showed six “neighborhood centers” for West Seattle. Now, the newly unveiled maps show (update: 7 out of the 30 total proposed citywide – OPCD tells us 3 were were “studied” but are not currently being proposed):

*Brandon Junction (centered on Delridge/Brandon)
*Fairmount (centered on California/Findlay)
*Holden (centered on 35th/Holden)
(UPDATE: Studied but not proposed) *Sylvan Junction (centered on Delridge/Orchard)
*Upper Fauntleroy (centered on 35th/Barton)
*High Point (centered on 35th/Morgan)
(UPDATE: Studied but not proposed) *Highland Park (centered on 9th/Trenton)
*Endolyne (centered on 45th/Wildwood)
*Delridge (centered on Delridge/Dakota)
(UPDATE: Studied but not proposed) *Alki (centered on 61st/Stevens)

(For now, check the online maps for exact boundaries and the attendant rezoning where applicable – we’ve requested a larger version of the map/list and will add it here when available. UPDATE: Here it is.)

The “neighborhood center” additions are only part of what you’ll find on the zoning maps. West Seattle’s four “urban centers” – Admiral, Alaska Junction, Morgan Junction, and Westwood/Highland Park – would, in most cases, expand (here again is the interactive site with the maps).

If you’re not in an urban center or neighborhood center, check your zoning anyway. Upzoning is proposed along major transit routes (Fauntleroy Way SW along the RapidRide C Line route past Lincoln Park, for example). And if you’re in a “neighborhood residential” zone (the new name given to “single-family” a few years back), and otherwise unchanged, you’ll be in an “urban neighborhood” area. Most formerly “single-family” parcels already have had the capacity for three units – a main house and two Accessory Dwelling Units – because of previous city changes, but now the State Legislature-passed HB 1110 requires capacity for four units on these parcels. If affordable housing is included, some might be eligible for six units, and/or four stories. And lots of parcels will become mixed-use in one specific way – any corner lot in an “urban neighborhood” zone would be eligible for a corner store.

Other changes include parking rules:

As a result of this, we learned, the Alki Parking Overlay – which requires a space and a half for every dwelling unit in that area – would be abolished (as would the only other “parking overlay” in the city, in the U District). General parking for residential units – aside from the frequent-transit zones where none would be required – would be one space for two units.

Lots more in the maps, and there’s more in what the city announced today. But for starters, you can browse for yourself, and make comments now – that’s why the maps are being made public, with other plan-updates to come. You can also attend an upcoming informational session. The West Seattle session is 5:30-7:30 pm Wednesday, November 6, at Madison MS (3429 45th SW) and the full list of citywide events (plus the online session) is on this flyer. All this ultimately goes to the City Council for consideration. (added) The official comment period, meantime, runs until December 20, so you have time for a close look. Also of note, as discussed in comments, the city plans to propose more upzoning in Urban Centers in a future “phase” of planning (see page 10 of the slide deck).

THURSDAY UPDATE: OPCD says three of the 10 “neighborhood centers” listed for West Seattle were studied but not proposed. We have labeled them as such above.

ADDED THURSDAY PM: Here also, provided by OPCD, is a District 1-specific map (see it in PDF here):

Zoning changes ahead for ‘One Seattle Plan’: Here’s how and when to get info and give comments

(WSB photo, April draft ‘One Seattle Plan’ open house at Chief Sealth IHS)

Next week, we’ll see how the city proposes updating its plan for future growth – aka the Comprehensive Plan, or “One Seattle Plan” in keeping with Mayor Harrell‘s signature phrase. This afternoon, District 1 City Councilmember Rob Saka‘s office has sent out a heads-up on what’s ahead and how/when you can attend a briefing/comment opportunity in West Seattle, six months after the draft version of the plan was circulated at events including one covered here in April:

Many of you had expressed interest in the City’s Comprehensive Plan over this past year. Here is another around of community engagement so please share out broad and wide!

On October 16, the Mayor’s Office and the Office of Planning and Community Development are releasing Mayor Harrell’s updated Growth Strategy for the One Seattle Plan along with detailed information on zoning changes, including draft legislation to implement HB 1110 in our Neighborhood Residential zones and draft zoning maps for other land use changes in neighborhoods across the city.

This release kicks off a two-month public comment period on the zoning legislation and maps that will run through December 20. OPCD has planned a schedule of engagement, including info sessions in every Council District.

The outreach happening this fall is strictly related to zoning changes. Residents will be able to view the specific zoning changes on detailed maps, and will be able to comment directly on the maps via an online tool.

OPCD will host one online session on October 23rd and an in-person session in District 1 on November 6th at Madison Middle School Gym. Residents can learn how to view the maps, use the commenting tools, and voice their feedback. You are welcome to attend any of the other sessions as well.

This feedback will inform zoning legislation that will be sent to council in early/Spring 2025 as part of the Select Committee.

The West Seattle session is 5:30-7:30 pm Wednesday, November 6, at Madison MS (3429 45th SW) and the full list of citywide events (plus the online session) is on this flyer.

FOLLOWUP: Homestead Community Land Trust chosen as affordable-homeownership developer for ex-substation site at 16th/Holden

11:59 AM: Above, that’s what the southwest corner of 16th/Holden looks like today, a 9,425-square-foot former Seattle City Light substation originally declared as “surplus” more than a decade ago … and below is a “massing” rendering of its potential future with newly chosen prospective “affordable homeownership” developer Homestead Community Land Trust.

The city Office of Housing has just announced that it’s chosen Homestead CLT – which is also working on the Admiral Church project – to develop “permanently affordable” homes on the site. We’ve been following this process; most recently, the city told us in June that two developers were in the running, and one would be chosen by summer’s end. From the city announcement:

The City of Seattle’s Office of Housing (OH) is proud to announce a significant investment of up to $3 million in the future of affordable homeownership in West Seattle. This funding will be awarded to Homestead Community Land Trust (Homestead CLT) for the redevelopment of the former Dumar Substation site at 1605 SW Holden Street and will support the creation of 21 permanently affordable homes, marking a critical step forward in the City’s ongoing efforts to provide affordable housing options for low-income families.

Homestead CLT, partnering with the Cultural Space Agency, submitted a winning proposal through a competitive Request for Proposals (RFP) process that not only increases the supply of affordable homeownership units but also integrates ground-floor commercial space to enhance community vibrancy.

Homestead CLT’s proposal garnered strong community backing, with local organizations like the Highland Park Action Committee and the Highland Park Improvement Club voicing their support. Once complete, the development will feature a four-story building with a mix of studio, one-bedroom, two-bedroom, and three-bedroom homes, all of which will be available to buyers earning at or below 80% of the Area Median Income (AMI). In addition to providing affordable homeownership opportunities, the development will also include ground-floor commercial space.

The commercial space is something that community groups long had advocated for, as well as supporting zoning at the site – at an intersection with businesses on two corners and a fire station at the third – so it could support a project like this. We’re following up with Homestead regarding timeline and what happens next.

ADDED 1:03 PM: Here’s the response we received from Homestead CLT’s CEO Kathleen Hosfeld:

First, I want to give big props to [former City Councilmember] Lisa Herbold, because making sure this property was set aside for affordable housing was one of her top priorities before she left office. This was something I’d been hearing about for years directly from community leaders, and she got it done. Let’s make sure we give credit where it’s due.

In terms of opportunities for community engagement….The City has already engaged in a lot of outreach to determine what people want for this site. We don’t want to contribute to “process fatigue” by asking community to keep repeating the same feedback they’ve given before. But we typically host one or more community open house opportunities for engagement on projects before we submit our permit application. We intend to submit the permit application in May of 2025. We have not yet scheduled those events.

We hope to have full funding for the project by the end of 2025 and start construction in early 2026. However, if we are not fully funded, the timeline may get pushed to start construction in 2027.

Housing-advocacy group to lead West Seattle Junction community walking tour Saturday

Announced via the West Seattle Junction Association newsletter:

West Seattle Comprehensive Plan Walking Tour

Join Complete Communities Coalition and partners as we explore and learn from the example of West Seattle’s Alaska Junction how to build better neighborhoods. We will take a 2-mile walking tour and discuss how choices being made right now in Seattle’s comprehensive plan will shape our city over the next two decades. Hear how better housing options can support local businesses, provide affordability, and allow families to grow together across generations.

The event will last from 10 am to 12:30 pm. The walk and talk will begin at Junction Plaza Park [42nd/Alaska] and continue for 2 miles and end at Top Pot Doughnuts [. We’ll wrap up with writing letters to the City Council about what we learned and want them to prioritize in the comprehensive plan.

This is an all-ages event, and is welcome to all!

RSVP: bit.ly/west-seattle-walking-tour

The comprehensive-plan update – aka Draft One Seattle Plan – has yet to be finalized; you can read here about the Complete Communities Coalition’s priorities for amending it.

Independent Living at Providence Mount St. Vincent: Welcoming a new West Seattle Blog sponsor

Today we’re welcoming Independent Living at Providence Mount St. Vincent as a new WSB sponsor. New members of the sponsor team get the chance to tell you what they do – so here’s a message from The Mount, written by longtime volunteer Terry Tazioli:

West Seattle’s Providence Mount St. Vincent is opening another chapter in its ongoing mission to care for our community’s seniors. Introducing Independent Living, a new experience at The Mount, as it’s affectionately known, and you’re welcome to pay a visit and see what it’s all about.

The Mount is celebrating its 100th year, its perch high on a hill with incredible views all around, a hard-to-miss landmark. Already offering care and companionship from apartments with assisted living to skilled nursing care, transitional care and skilled nursing, The Mount now offers Independent Living, an opportunity for you or a loved one to make your own new home. You manage your own life, your comings and goings, and you’ll still have opportunity to take part in The Mount’s programs.

If you’re never been to The Mount, you’re in for a treat. The place is a beehive. Lots of staff, more volunteers than you can count, activity after activity, when you’re interested – and kids! Lots of them. Besides being honored for its senior care, The Mount is home to a unique day-care program, among its features a wonderful opportunity for children and elders to meet. Think a building filled with grandparents!

The Mount offers an environment where you’ll be welcomed. It’s not uncommon to hear people say “you can just feel the goodness of this place.” More than likely you’ll meet some former West Seattle neighbors among the residents, the staff and the volunteers. Time for lots of shared moments, and stories.

What’s more, as you need more care down the road, it’s all there – from assisted living to skilled nursing and transitional care. No need to move from The Mount.

Pay us a visit. To see what’s happening inside that huge home on the hill (4831 35th SW) – and to check out the new Independent Living program, email Christina.L’Heureux@providence.org or call 206-938-6248 and schedule a tour. We’ll be happy to show you around.

We thank Independent living at The Mount for sponsoring independent, community-collaborative neighborhood news via WSB; find our current sponsor team listed in directory format here. You can email patrick@wsbsales.com for info on joining the team!

DEVELOPMENT: Townhouse project proposed across from Cormorant Cove Park

The development files have been fairly quiet lately, aside from townhouse projects, which aren’t always noteworthy, but this is an exception, as it’s one of the larger such projects we’ve seen in a while, and on a high-visibility site: Two years after the sale of three 80-year-old duplexes across from Cormorant Cove Park, there’s an early-stage redevelopment plan. Nine 3-bedroom townhouses, with nine offstreet parking spaces, are proposed to replace the boxy duplexes on the corner of Beach Drive SW and SW Orleans (which hold the official addresses 3702-3708 Beach and 6011 Orleans). Seven units would face Beach, two would face Orleans. These are the last un-redeveloped parcels on the inland side of the 3700 block of Beach Drive. A Seattle investment entity affiliated with architecture firm MG2 – whose name is on the site plan – bought the site for $3 million in 2022.

DEVELOPMENT: Key land-use approval for 4448 California mixed-use project

(Rendering by Atelier Drome)

Two years after its final approval from the Southwest Design Review Board, the 7-story mixed-use project planned for 4448 California SW in The Junction just got a key city land-use approval. Publication of the decision (read it here) opens a two-week appeal period (explained in this notice). The city description of the building includes a mix of 43 apartments and an unspecified number of “hotel” units, plus commercial space, with no offstreet parking. The development team is the same one that’s built the almost-complete 3405 Harbor SW apartment building and is constructing the 9201 Delridge Way SW mixed-use building – Housing Diversity Corporation, STS Construction Services (WSB sponsor), and Atelier Drome. The building currently on the site is partly vacant; West Seattle Coworking maintains an auxiliary space there (though their main location is at 9030 35th SW). We have a message out to the project team to ask about the project’s timeline.

ADDED FRIDAY: Their reply – “We’re looking at Q4 but still finalizing the timeline.”

FOLLOWUP: ‘Affordable homeownership’ developer to be chosen for Highland Park site by summer’s end

(WSB photo of 16th/Holden site, April)

Three weeks have passed since the deadline for proposals to develop the 9,425-square-foot ex-substation site on the southwest corner of 16th and Holden into a mixed-use building with “affordable homeownership” units. The city Office of Housing was seeking proposals for building ~16 for-sale residential units over commercial space at the site, and tells WSB that it received two proposals. They’re not commenting on who the proposals are from, but plan to choose a winner “in August.” This was one of half a dozen area ex-substation sites declared “surplus” by Seattle City Light more than a decade ago; after years of discussion and community advocacy, SCL transferred it to the Office of Housing to get this project off the ground Housing paid the site’s current valuation, $424,000, to SCL, using funding from Mandatory Housing Affordability fees paid by developers in lieu of including affordable housing in their own projects. The units in the eventual project, according to the city, “must be affordable to households with incomes at or below 80% of Area Median Income (AMI) for the Seattle area,” taking into account “a 5% down payment, a monthly payment for housing costs (mortgage principal, interest, taxes, insurance, and other dues) of not more than 35% of income, a household size of one more person than number of bedrooms, and a realistic mortgage interest rate.” Assuming this plan proceeds to fruition, this will be only the second of those six surplus ex-substations to be developed into housing, after these “tiny townhomes” on Pigeon Point.

VIDEO: Belated groundbreaking celebration for South Delridge mixed-use project Keystone

Two years after having West Seattle’s first ceremonial apartment-development groundbreaking in eight years, the partnership of STS Construction Services (WSB sponsor) and Housing Diversity Corporation had another one today. This time, the project is already under way, but they decided to take a few minutes to celebrate anyway. The project they heralded in 2022, at 3405 Harbor Avenue SW, is almost complete; this one is at 9201 Delridge Way SW, and its foundation is taking shape.

The five-story building is going up on a former auto-shop site on the south side of Delridge/20th/Barton; on the north side, STS already has two properties, Blue Stone and Livingstone, both mixed use – the early-learning facility Bella Mente is in Blue Stone, while STS’s company headquarters are in Livingstone. The new project, Keystone, will have 4,000 square feet of commercial space as well as 74 apartments. All speakers at today’s ceremony talked about the challenges of getting a project going amid a difficult financing environment; STS Construction’s Craig Haveson said he and his wife Mara Haveson first invested in the area 17 years ago, and he’s always believed in its potential.

His parents Rena and Paul, wife Mara, and kids Scarlett and Colton were there to join in the celebration, including the ceremonial shovel-turning:

Speakers also included Housing Diversity CEO Brad Padden, who has built more than 2,800 apartments in the Northwest and Southern California; he said the intent of this project, and the heart of his business, is to provide more middle-income housing.

Architect Michelle Linden of Atelier Drome echoed the dedication to affordability, saying that people who grew up in this area deserve to be able to stay in this area:

Too soon to say what the rents will be, as completion is more than a year away, but the goal is for the apartments to be affordable to people making 80 percent of the Area Median Income or less; 15 of the units will be rent-restricted via the city’s Multi-Family Tax Exemption program. Linden noted that the site on which attendees gathered for this afternoon’s ceremony will be a mini-plaza when Keystone is done. The site had proposals under earlier ownership, including a storage facility, but this is the one that finally went through. Meantime, STS and HDC are partners in other future West Seattle developments, including 4448 California SW in The Junction and 17th/Roxbury (which underwent some demolition recently, but that was for safety reasons, not because construction was imminent).

FINANCIAL PARTNERS: Since much was made of the challenges of securing financing for projects right now, here’s who is involved in this project, according to a project-overview infosheet – senior lender First Fed, with a $5 million loan; Nuveen Green Capital as Commercial Property Assessed Clean Energy and Resiliency (C-PACER) lender, loaning $9.74 million; and Citizen Mint, raising $5.18 million of equity.

More places to live, and more people to live in them. Discuss what that might be like in Seattle’s next 20 years

An old house goes down, three new ones go up. City zoning allows that now, and will soon incorporate a new state law allowing four units on most lots. And as more homes are built, more people are moving here to live in them. How will our city evolve over the next 20 years, both for those of us here now and those coming to join us? West Seattle Realty (2715 California SW; WSB sponsor) hosts a discussion on Tuesday night with West Seattle architect and advocate Matt Hutchins, and you’re invited – here’s the announcement:

Opening the door for middle housing:
A look at the future of Seattle neighborhoods.

Seattle can expect to be a city of one million residents by 2040 and is undergoing a comprehensive planning process to guide that growth. If you are interested in what Seattle might look like in twenty years or what are the immediate impacts and opportunities, join local architect Matt Hutchins AIA CPHD in a virtual tour of how our neighborhoods are most likely to grow in the future.

In addition to designing creative urban infill development, Hutchins is a housing advocate, policy wonk, sustainable building expert and Seattle Planning Commissioner.

No RSVP or admission charge – just show up at 6 pm Tuesday (June 18).

FOLLOWUP: Admiral Church and Homestead Community Land Trust unveil site plan, timeline for ‘affordable homeownership’ project

(Concept for what you’d see turning off California onto Hill)

By Tracy Record
West Seattle Blog editor

Calling it a ‘continuation of transparency” about the future redevelopment of its site, Admiral Church brought back its partners to show off the site plan to the community this past Sunday afternoon, after an earlier meeting with its congregation. It’s not a final design but this has the most details yet about how the church and Homestead Community Land Trust envision filling the site with a mix of affordable and market-rate for-sale housing as well as a new mixed-use building for the church and its programs.

They finalized their partnership plans last year; the church had long been seeking a way to ensure a sustainable future despite its deteriorating building, while using its half-acre campus for community good, including affordable housing.

“We’re thrilled with this design – it’s exactly what we were hoping for,” said Admiral Church’s pastor, Rev. Andrew Conley-Holcom. “We’re over the moon impressed with the work that Third Place Design has done.” That’s the project architect. The bulk of the new information was via this site plan:

The project would be broken up into five buildings. Third Place’s Poppi Handy explained that they didn’t want to design it as “one massive building.” From west to east, the site plan shows a building with four 3-story, 3-bedroom townhouses with garages; another with three 3-story, 4-bedroom townhouses; the mixed-use building with room for the church and its programs, plus eight condo “flats” on three stories above it; a building with two 3-story, 3-bedroom townhouses; and a building with four 2-story, 3-bedroom townhouses. The site also would have a shared courtyard, a rooftop deck, and an 18-space parking lot (12 for the church and 6 for residents). In all, that’s 21 for-sale residential units – 13 townhouses and 8 condos. One note: The condo “flats” in the mixed-use building will have access to an elevator, which the project team says helps with the accessibility challenges otherwise raised by three-story townhouses.

The church would have entrances on two sides – one for people coming from the parking lot, the other for people coming from California/Hill. The church’s space will include offices and community rooms (they currently host a variety of community uses, from the Admiral Neighborhood Association to recovery groups). One thing it won’t include: The preschool A Child Becomes will not be part of the new campus (Rev. Conley-Holcom said it has already secured a new home at another church).

(Part of a 3-D “flythrough” shown at meeting)

Questions were fielded by project participants including Handy, Homestead CLT’s Kathleen Hosfeld, and the pastor. What about the site grade? It’ll be leveled, said Handy. The current basement space will be filled. Will the rooftop deck be available to the neighboring community for events? Hosfeld said that possibility can be explored, though it would require a public restroom, among other things. Will there be solar power? Yes, they’re planning on solar for all townhomes, depending on financing, and probably at least the “common area” of the church/condos building.

The parking plans drew some discussion. Yes, there’ll be EV accommodation, with the help of city subsidies. Why 10 spaces for 21 residential units? They expect nearby street parking to handle it.

As has been the case in previous discussions of the project, many questions centered on the “affordable homeownership” aspect of the project. 13 of the units will be “affordable” to households with income no greater than 80 percent of the area median, though Homestead says they aim for more like 65 percent. Right now, that means a little over $300,000 for a three-bedroom townhouse, considered affordable to a 2-person household making $88,000. “That may sound like a good income, but it’s not so affordable for buying homes,” Hosfeld observed. In the agreement with Homestead, buyers agree to limit their equity to help ensure the unit would be affordable in perpetuity, as the land-trust agreement stipulates.

Why only 13 affordable homes? That’s all the available subsidies – city/state grants, for example, totaling about $250,000 per unit – will cover; profits from the eight market-rate units will also help subsidize the affordable units. So far they have about $4.5 million for the project (we reported on one grant earlier this year); making it all affordable units would require another $2.4 million or so. Which of the currently planned units are the affordable ones? That’s not settled yet, except for the four townhouses on the northwest side of the property.

Buyers will come from Homestead’s 2,000-family waitlist, and they said they have up to 40 qualified applicants for every home that’s become available (they use “fair housing tiebreaking criteria,” as explained here).

A lot of how this all works will be stipulated by a homeowners’ association agreement – for example, though they’re not part of the land trust,, “even the market-rate homes will have to stay owner-occupied.” The church will be a condo, technically, and it too will be bound by the HOA.

TIMELINE: Design and planning will continue through the end of 2025; they hope to get permits in March 2026, and from there, construction would last about a year and a half. The permit process will include more opportunities for public comment; at Sunday’s meeting, attendees were invited to evaluate design elements such as roof pitches, exterior materials, and windows (above).

DEVELOPMENT NOTES: 5249 California; 3507 Webster; 2236 Alki; Admiral Church

Four development notes this afternoon:

5249 CALIFORNIA: We noticed new signage today at this long-mostly-idle site just south of the past-and-possibly-future Ephesus: “New Homes Coming Soon!” A check of city files shows that permits are still under review for the latest proposal here, two 3-story buildings with nine townhouses, same project we last mentioned in early 2023. The website for J&T Development, which bought the site two years ago, says the units will all be 3 bedrooms, 3 baths.

3507 SW WEBSTER: This 4-story townhouse project, replacing a 2-story building, is in the “early design review” stage and a community survey closes after tomorrow (Monday, May 27). Project information is on a webpage the developers set up here; the survey is here.

2236 ALKI SW: This site also has a townhouse project in “early design review,” and an outreach webpage set up by the developers. It says they’re planning a community “site walk” for Q&A and info, 4-6 pm on Thursday, June 6.

ADMIRAL CHURCH AFFORDABLE HOMEOWNERSHIP: Also coming up, Homestead Community Land Trust and Admiral Church plan an update meeting at the church (4320 SW Hill) 2-4 pm next Sunday (June 2) with “concepts” for their affordable-homeownership project. (Here’s our most-recent coverage.)