West Seattle, Washington
14 Thursday
(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.
(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):
(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.
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.
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!
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.
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!
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.
(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.”
(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.
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.
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).
(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).
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.)
Toward the end of last week’s West Seattle bonus briefing on the draft of the future-growth “roadmap” One Seattle Plan, an attendee asked city reps if they could extend the comment deadline (which was yesterday). No promises were made. But today, the city just announced it’s giving you two more weeks. So if you have something to say about the plan – an update on how the city wants to see growth handled over the next 20 years – you now have until 5 pm Monday, May 20. Here’s a link to the draft plan; here’s the city’s overview; here’s our first report from March on some West Seattle highlights; here’s our report from April on the official West Seattle open house; here’s our report on last week’s WS briefing. Two ways to offer your feedback: via the city’s Engagement Hub, or via email, OneSeattleCompPlan@seattle.gov.
(King County Assessor’s Office photo, mid-2010s)
Back in December, we reported on the latest in a somewhat long line of development proposals for vacant parcels grouped under the address 3257 Harbor Avenue SW. An early-stage proposal in city files at the time suggested that developer Bode was exploring a 115-unit project. Now it’s turned up on the city’s Early Outreach for Design Review website, described as a much-larger size – eight stories, “approximately 308 dwelling units.” However, on the Bode website, the project (under an adjacent address, 3303 Harbor SW) is listed as 220 apartments, and other city files still suggest 115 units. Bode designs, builds, and manages its own projects; it already has two in West Seattle, 75 apartments at 2222 SW Barton and 115 apartments at 3050 SW Avalon Way. We’re contacting them in hopes they will clarify the 3257 Harbor plan.
By Tracy Record
West Seattle Blog editor
Almost two months have gone by since the city announced the draft of changes to the 20-year plan for Seattle’s future, officially known as its comprehensive plan, currently going by the name One Seattle Plan. (Here’s our first report on it, from March 9th.)
If you have something to say about the draft plan, you have four more days (go here). If you don’t know enough about it to comment, you’re invited to an online informational meeting at 6 pm tonight (here’s the connection information) – and you might be interested in what more than 70 people heard at a West Seattle briefing earlier this week. (Here’s the slide deck used, if you want to cut right to that.)
The briefing was arranged by City Councilmember Rob Saka‘s office after Chief of Staff Elaine Ikoma Ko – who spoke at the meeting – learned that the community groups in Admiral, Alki, and Fauntleroy felt under-informed about the plan, though there was a West Seattle open house a month ago (WSB coverage here). This meeting Monday night at Admiral Church wasn’t a public hearing and wasn’t meant to be a formal comment opportunity, either – just informational.
Nonetheless, some in attendance offered their thoughts, especially learning about the new state law that will be incorporated into the comprehensive plan, requiring many jurisdictions – including Seattle – to allow up to four dwelling units on any lot (six, if two of them are “affordable”). That seemed to be a surprise to many, though current zoning allows three units, with the changes a few years back to open the door for attached and detached accessory dwelling units (ADUs and DADUs) on every lot.
Michael Hubner, the city Office of Planning and Community Development manager who’s leading the plan-revision project, affirmed that its spotlight feature is “confronting our housing challenges,” with Seattle’s population potentially hitting a million people in the next 20 years, which would be a 25 percent increase from the current number. He was joined at the briefing by OPCD’s Brennon Staley.
Hubner also noted that while those in attendance might have not noticed, this is the third year of the comprehensive-plan revision process – a meeting was held in late 2022 at South Seattle College (WSB sponsor), for example. The end of the process is in sight – the final plan will be sent to the City Council for action by the end of the year.
What’s open for public review, Hubner explained, is a trio of documents – the draft plan itself, zoning changes for areas currently zoned “neighborhood residential” (called “single-family” until a council-approved change more than two years ago, and the Draft Environmental Impact Statement for the plan.
Hubner reviewed the five types of places outlined in the draft plan – regional center, urban center, neighborhood center, urban neighborhood, manufacturing/industrial center. It’s a “more understandable hierarchy,” he said. Here’s the District 1 version of the map:
District 1 would have no “regional center.” Its current “urban villages” would become “urban centers,” and the West Seattle Junction’s boundary would expand eastward to Avalon (where a light-rail station is planned) – that expansion is one of the things on which the city is “actively seeking feedback.”
The “neighborhood centers” (noted in our first report in March) don’t have boundaries firmed up yet, but each would have a core and expand outward 800 feet – covering “one to three blocks” – from there, with “denser housing and a mix of uses.” Hubner said that in comments, they want to hear “are these the right locations? What do you think about the concept? Want to see more of these, less of these, or?”
As for “urban neighborhoods” – that covers most of the rest of the city. Along with the “four units allowable on every lot” – not required, but allowed – “corner stores” (small stores or restaurants) would be allowed too, and lots might be eligible for six housing units if two were guaranteed to be “affordable,” though the city reps said they doubted that would be common.
One attendee observed that would likely lead to mostly multi-story development, and “what does that do for people with limited mobility? It’s discriminatory.” Staley noted that “stacked flats” – which would mean one-level living even for those on upper floors – might be built too.
Then it was time for Q&A, which some turned into comments.
One person complained about what he saw as too much parking being built into residential developments. The city reps noted that indeed, the city currently has some parking minimums but no maximums, and maybe that could eventually change.
Some zoning might allow more density in “frequent transit” areas, so one person wanted to know how that’s defined. “15 minutes (frequency) all day long and some weekend service.” And yes, bus service will be ‘restructured” when light rail opens the West Seattle extension (currently expected in late 2032).
West Seattle’s lack of a hospital, often brought up in planning discussions, was mentioned. The plan doesn’t really do anything to change that. Hubner said it was an “interesting question,” though.
What about the increased density putting a strain on infrastructure? Utilities have their own plans for what’s needed in the decades ahead, was the reply, but they’re meeting with those entities too.
What about areas that already have neighborhood plans – how did those factor into this? Hubner replied that essentially, they won’t – they’re mostly outdated anyway, in the city’s view. “In most cases, decades old.” But, he added, they do hope to do more “area” (neighborhood) planning “in the future.” (Asked later about what kind of weight is given to neighborhood groups’ comments on the plan, the reply was that it’s important for the comments to describe how many people had input and how it was collected.)
More density doesn’t necessarily lead to more affordable housing if it’s not required to be affordable, one person commented, observing that an old half-million-dollar house tends to be replaced with three million-dollar units. The city reps said their philosophy is that density will ease the housing crunch “by increasing supply and diversity of types of housing.” Staley said, “Nothing is affordable right now.” It was also noted that the Mandatory Housing Affordability program – requiring developers to either include affordable units or pay into a fund that the city uses to bankroll it elsewhere – is coming up for a review too.
One attendee asked if the city has a number about how many housing units D-1 has now and how many this might lead to. No number handy, they replied, but the Draft EIS analyzes option.
Other attendees voiced concerns about a shortage of green space, and the tree-cutting that increased density will lead to. “The Great Seattle Tree Cull” is how one described it. Staley said, “Definitely a tradeoff, more housing means less space for trees.” He reiterated that the state is requiring allowing four units per lot so the city has no choice, “but we welcome comments on how to (address the tree concerns).”
Since one rendering shown featured four-story buildings, an attendee worried about the future of views. Hubner said the four-story buildings would be the result of including affordable units and, again, they doubted developers would do that in most areas.
WHAT’S NEXT? As mentioned above, there’s an online meeting tonight, and next Monday – May 6 – is the deadline for comment in this stage of the process. (Here’s how and where to comment.) In October, Hubner said, a “detailed zoning proposal with maps” will be made available for comment, the final plan will go to the City Council by year’s end, and then the “zoning legislation” will follow early next year.
(Photos courtesy Housing Diversity Corporation)
The new 115-apartment complex at 3405 Harbor Avenue SW, just north of the West Seattle Bridge, is close to completion. The developers at Housing Diversity Corporation shared “our first photos of 3405 Harbor against the Seattle skyline,” taken via drone, now that part of the scaffolding has been removed.
HDC’s Alex Thompson tells WSB the complex has a name: Harbor Flats. It’s on track for opening in June; we covered its groundbreaking in March 2022. Final-stage work includes installation of utilities plus the automated parking system (similar to this); the building will have spaces for 60 vehicles. West Seattle-headquartered STS Construction Services (WSB sponsor) partnered with HDC on construction of Harbor Flats.
The city has given a homebuilder the green light to cut down that evergreen tree in Upper Fauntleroy.
Advocates who hoped to save the tree, nicknaming it “Henry,” consider the approval ironic – new city rules passed last year require so much of a buffer zone to protect the tree, its lot would be unbuildable, so the tree comes down. They hope its removal will be an example of why the city’s new tree rules should be revised.
We’ve reported before on the site where “Henry” stands – at least until Tuesday, the first day it can be legally taken down. It’s at 8822 38th Avenue SW, where six new residences are planned – two single-family houses, each with two accessory dwelling units, one detached and one attached – plus 10 offstreet parking spaces. Five months ago, before the house on the site was demolished, it was used for Seattle Fire Department training. One month after that, the house was torn down. The site’s been idle through the winter while permit reviews continues. And now the Department of Construction and Inspections has granted the permit for taking down the tree, which is described in project documents as a red cedar, though Sandy Shettler of Tree Action Seattle contends it’s a Lawson cypress.
Shettler asked SDCI about the reason for the removal approval; a reviewing arborist replied via email that “it met Code requirements, particularly SMC 25.11.070.A.1.a.” You can see the code here. Here’s what Shettler says is the problem: “The new code mandates a very large, inviolable tree protection area which uses this formula: 1-ft diameter tree protection area per each 1″ of trunk. So for a 41″ diameter tree, a circle 82 feet in all directions needs to be set aside. Obviously that makes the lot unbuildable, (and even makes the neighboring lots unbuildable!) Since this absurdly rigid tree protection area cannot be excavated into by even one inch, the tree gets removed.”
She’s not calling for a protest, but advocating for future change: “Seattle needs to revise its tree ordinance to plan for trees — not just the ones we have, but to have space for new ones since we are cutting 4,000 per year. The new projects are all hardscape and heat.” The new tree rules require replacement plantings after removal, but not necessarily on the same site, according to this explanatory city post: “When a tree must be removed, a property owner can choose to either replant onsite or pay the equivalent value into the One Seattle Tree Fund. This added flexibility allows for trees to be planted more equitably and spread throughout neighborhoods or public spaces with historically less tree canopy.” The current tree rules were passed before a majority of city councilmembers left office; Shettler says she’s hoping to work with newly elected members to save more “Henry”-size trees.
SIDE NOTE: As with so many other types of data, the city has a map for tree-removal/tree-work permits, past and present.
TUESDAY NOTE: “Henry” was cut down this morning, as commenters’ photo and video show; we just went by to check, and only a stump remains.
(WSB photos. Above, One Seattle Plan project manager Michael Hubner addresses attendees)
By Sean Golonka
Reporting for West Seattle Blog
About 80 West Seattle residents and others came together at Chief Sealth International High School tonight for an open house on the draft One Seattle Plan — a wide-ranging update to the city’s Comprehensive Plan for growth and development that several attendees expressed concerns over as insufficient to address the city’s dire housing needs.
“I feel like it’s been underwhelming,” said John Doherty, a 28-year-old software engineer who lives in West Seattle. “We need more growth in the city.”
Doherty and others attending the open house, the fourth of eight the city has planned to gather feedback on the once-in-a-decade update to its Comprehensive Plan, echoed a concern shared throughout Seattle neighborhoods: that the city is in a housing crisis, and more must be built to meet the needs of its residents.
Michael Hubner, project manager for the One Seattle Plan with the Office of Planning and Community Development, highlighted the stakes of the plan as city officials embark on an effort to reshape Seattle’s growth over the next 20 years.
As reported here last month, the city is revising the Comprehensive Plan – meant to look ahead 20 years, but updated every 10 years or so – and hosting open houses for info, Q&A, and comments. The West Seattle open house for what’s now called the Draft One Seattle Plan is tomorrow night (Wednesday, April 3), 6-7:30 pm at Chief Sealth International High School (2600 SW Thistle). Our March report looked at some of the changes envisioned for District 1; here’s a map featured in D-1 City Councilmember Rob Saka‘s latest newsletter:
Share your thoughts and get your questions answered by dropping in at any time during tomorrow’s event. You can browse the full draft plan here; see the full list of upcoming events (including an online meeting) here; provide comments online here (May 6 is the deadline).
Today we’re welcoming Anthony Avery aka West Seattle Bike Dad, a real-estate broker with Ewing & Clark, as a new WSB sponsor. 
New sponsors get to tell you about themselves – here’s what West Seattle Bike Dad wants you to know:
No real-estate broker knows the city quite like I do. During the pandemic, to get outside and experience my community more intimately, I rode my bike on every street in West Seattle. When I was done with that I moved over to Rainier Valley, and now my goal is to bike every street in the city.
Before earning my real estate license, I worked as a professional city planner. When we evaluate all there is to evaluate with your potential new home, I’ll help you understand any restrictions or easements on your property, evaluate zoning and comprehensive plan implications, and we’ll track future transportation infrastructure (such as light rail construction) that may impact your property. Too many times people buy a home expecting things to never change, but change is the one constant in a city growing as fast as ours. Knowing *how* change will impact your home will help futureproof your investment.
My clients seek me out because they want a broker who experiences Seattle the way they want to. We are a one-car family of four and navigate the city by bus or bike mostly, but still utilize a car from time to time. We got rid of our second car in 2013 and thanks to saving $6k-$8k every year since then, we were able to afford a home in West Seattle when we were ready to buy here.
Finding the right neighborhood, a place with walkable access to grocery or coffee, and an easy bike or bus commute to work, school, and extracurriculars is my specialty. I also work to show different types of homes, with different layouts and amenities so my clients can explore what they want and find new things they never would’ve thought about. Especially first-time homebuyers, I always recommend visiting at least ten homes before making an offer. You learn as much about what you want in a home by walking through places you don’t want as you do looking at places you do want. Patient, kind, fun, a great listener are adjectives my clients use to describe me.
For community involvement, I participate regularly with West Seattle Bike Connections and in group rides with Cascade Bicycle Club. I have sent my twin daughters to Alki Co-Op Preschool for the last two years, which has been a great way to meet neighbors and new friends thanks to the volunteer and participation component built into the program. Here’s how to contact me!
We thank real-estate broker West Seattle Bike Dad for sponsoring independent, community-collaborative neighborhood news via WSB; find our current sponsor team listed in directory format here; email patrick@wsbsales.com for info on joining the team!
Want to build commercial space and ~16 for-sale homes in Highland Park? As previewed last week, the city Office of Housing is now officially seeking prospective developers for the former Dumar Substation at 16th/Holden.
About a decade has passed since Seattle City Light declared it “surplus,” and now it’s finally on the pathway to something besides sitting vacant and fenced. Community advocates campaigned for it to be rezoned so that a mixed-use project would be possible, and it’s now zoned “neighborhood commercial” for up to four stories. Most recently, the city moved to transfer it from SCL to the Office of Housing, which is now in charge of finding an affordable-homeownership developer for the site.
The documents comprising the newly posted Request for Proposals describe the site and a project already planned for its periphery:
The site is rectangular, relatively level, and is estimated to be 9,425 square feet. In 2025, Seattle Public Utilities will construct a natural drainage system in the property’s frontage and within the public right-of-way. The natural drainage system will be located between existing sidewalks and the new edge of the roadway on SW Holden Street between 16th Avenue SW and 17th Avenue SW. The new system will help improve water quality in nearby Longfellow Creek, diversify landscaping in the neighborhood, and provide roadway and pedestrian safety by adding/updating ADA curb ramps. Proposals will need to include a plan to preserve this infrastructure.
The Office of Housing transferred $424,000 – the property’s current valuation as determined by the King County Assessor – to City Light, using funding from Mandatory Housing Affordability fees paid by developers instead of building affordable housing in their own projects. The documents say the Office of Housing will expect the developer to reimburse some of that, since it’s only supposed to go toward housing, and this project will include some commercial space. However, they also mention that the developer may apply for city subsidy funding to cover part of the costs of building. Other points of interest from the Request for Proposals – here’s how “affordable homeownership” is defined:
Affordability Level: The proposed sales prices must be affordable to households with incomes at or below 80% of Area Median Income (AMI) for the Seattle area as published on OH’s website. For the purposes of this Request for Proposals (RFP), affordable is defined as 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. Proposals may not contain any market rate housing, even if proceeds from market rate housing would subsidize the cost of the affordable homes.
Affordability Duration: The proposal must be for the development of ownership housing with agreements that maintain affordability for a minimum of 50 years.
The developer also will be expected to involve community groups in figuring out how to use the ground-floor commercial space, the documents say:
Community-Informed Development of Commercial Space: Competitive proposals will include thoughtful plans to engage the community on potential uses for the commercial space and include plans for outreach to potential occupants with a focus on small, locally and/or Black, Indigenous, or other person of color owned businesses that will help to activate the neighborhood and encourage walkability. Local organizations serving Highland Park and its neighboring communities, such as the Highland Park Action Coalition, the Delridge Neighborhood Development Association, the White Center Community Development Association, the Cultural Space Agency, and Nepantla Cultural Arts Gallery, should be included in this outreach effort. Projects that propose selling the commercial space will score higher than those proposing to lease it.
Prospective developers have until May 24 to get their proposals in.
This site was one of six former substations in West Seattle that were authorized in 2015 to go up for sale. Only one has been developed into housing, the former Andover substation site on Pigeon Point; another is now Delridge Wetlands Park, while the other three sites remain vacant.
If you, or family members, are considering a senior-living move, and interested in independent living, you’ll want to visit Village Green West Seattle (WSB sponsor) to tour the Parkview Senior Residences tomorrow (Friday, March 15). 2-6 pm, you are welcome to visit for an open house and tours, with light refreshments and entertainment. Village Green says Parkview offers “comfortable community living … private, spacious residences in an independent setting, complete with full kitchens and in home laundry.” They’re at 2615 SW Barton. Questions before you go? 206-937-6122 or WSinfo@villagegreenretirement.com.
| 32 COMMENTS