Tag Archives: microhousing

New microhousing regulations can move forward

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DPD's "Example 4" -- "A micro-housing development that did not undergo any design review. The development contains more than 12,000 gsf in all three buildings, so it would have been required to undergo Administrative Design Review (ADR) if these recommendations had been enacted at the time"

DPD’s “Example 4” — “A micro-housing development that did not undergo any design review. The development contains more than 12,000 gsf in all three buildings, so it would have been required to undergo Administrative Design Review (ADR) if these recommendations had been enacted at the time”

In a decision released earlier this week, the Hearing Examiner has sided with the Department of Planning and Development’s decision to move forward proposed legislation to further regulate microhousing in Seattle.

CHS reported on the hearing’s two days of testimony in January as Capitol Hill land use activist Dennis Saxman and neighborhood activist Chris Leman took their fight against microhousing into the appeal process in an attempt to overturn a DPD decision to sign off on the proposed regulatory legislation — Does microhousing cause blackouts? Slow growth groups take cause to Seattle Hearing Examiner

Their argument: The intensive development will overwhelm Seattle’s environmental and civic resources and new legislation proposed to further regulate the housing would open the floodgates for aPodment-type developers.

“The evidence fails to show that the proposed legislation would spur new development of micro-housing or congregate residences, compared with what occurs under existing regulation of micro-housing,” the Examiner Anne Watanabe wrote in deciding against Saxman and Leman. “Clearly, the Appellants fear that this will occur, but the record does not demonstrate that this impact would likely occur.”

DPD documents submitted as part of the hearing showed that about 10% of all living units permitted or under construction were microhousing — a number DPD contends is likely to stay steady or drop when if the new regulations the appellants were fighting against are approved:

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DPD was also able to show that the arguments Leman presented regarding fire danger for microhousing development were groundless:

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While the defeat of a slow-growth effort might please the city’s urbanists, the decision is a double-edged sword as it moves the probable regulation of the housing type back onto City Hall’s agenda. The Hearing Examiner’s decision places the proposed microhousing legislation on track for the City Council to take up later this year. In addition to defining exactly what “microhousing” means, the legislation includes better triggers for environmental and design reviews for the projects and updated development standards to address issues around quality of life for those living in — and nearby — the congregate residences.

Meanwhile, developers in the area haven’t been waiting around. Permitting is underway for a new project from aPodments developer Calhoun Properties on an empty lot near 23rd and E Madison. Down near 14th and Yesler, there’s an even more ambitious project. Weighing in at 159 rooms, the five-story structure will “contain” four “congregate residences” plus two live-work units. The project also includes 1,147 square feet of retail space plus storage for 42 bicycles.

Does microhousing cause blackouts? Slow growth groups take cause to Seattle Hearing Examiner

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Inside the Hearing Examiner's Muni Tower conference room -- it didn't make for great television. Great internet? (Image: CHS)

Inside the Hearing Examiner’s Muni Tower conference room — it didn’t make for great television. Great internet? (Image: CHS)

An appeal hearing brought by community groups with a Capitol Hill core seeking to toss out a Seattle Department of Planning and Development decision on proposed microhousing rules will continue on Thursday.

Tuesday, representatives for the community groups bringing the appeal and the DPD squared off for initial procedural jostling, opening statements — and some interesting positioning in front of Seattle’s Hearing Examiner, Anne Watanabe.

Neighborhood activist Chris Leman said he attributes two recent City Light blackouts — including one Monday night that knocked out power to thousands on Capitol Hill for 45 minutes and another 600 or so north on the Hill and in Eastlake for several hours — to “development in our area” in an aside as he questioned the appeal’s first witness from DPD. His remarks were deemed inappropriate and struck from the official record but were illustrative of the appellants’ position: New microhousing rules — ostensibly opening the door to new microhousing projects — should not be sent to the City Council for approval until a more thorough environmental review of the impact to Seattle’s neighborhoods is completed.

In November, CHS first reported on the appeal against DPD’s “determination of non-significance” for the newly proposed rules which would include definitions for microhousing and tantamount legislative acceptance for the building type which critics say smashes city dwellers into cramped, dorm-style living quarters that are potentially dangerous and overburden surrounding resources like parking and utilities. While not exactly cheap on a $/square-foot basis, the aPodment-style buildings do provide price-points for living units mostly unheard of in the Hill’s newer construction.

The appeal contends the DPD’s determination of non-significance for the proposed microhousing regulation did not follow appropriate standards: Screen-Shot-2013-11-13-at-8.32.47-AM-600x147

While Tuesday’s hearing was a mostly dry and procedure-focused affair — at one point, an incredulous TV anchor asked one of the appellants if the hearing was really going to last more than one day — Leman told CHS Thursday’s session would likely be a more interesting affair as he planned to bring pointed questions to officials about fire safety in the microhousing style developments.

A decision in the appeal will be announced within two weeks of the end of the hearing. The Examiner has already dismissed several portions of the appeal (PDF) including a demand that would have halted issuance of permits on any new microhousing projects.

City considers curbing building heights in response to outcry from neighborhood groups

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The micro-housing building at 1720 E Olive St. is the type of structure the city will seek to prevent in lowrise zones (Image: City of Seattle)

The microhousing at 1720 E Olive St. is the type of structure the city is seeking to prevent in lowrise zones (Image: City of Seattle)

A group of neighborhood activists organizing against taller building appear to have landed a major victory despite a year of rising demand for housing on Capitol Hill — and rising rents.

Following a petition and flyer campaign, Council member Sally Clark has called for the City of Seattle to consider lowering building heights in areas zoned for lowrise townhouses and apartments.

The code correction would specifically target Lowrise 3 multi-family zones which includes most of the lowrise areas in Capitol Hill. “There is a sense that these new generation buildings have more height than necessary,” said city planner Geoff Wentlandt.

The Department of Planning and Development will hold a public meeting January 14th at 6:30 PM at Lowell Elementary to get public feedback on lowering the height limits. You can also provide feedback via email.

Continue reading →

Neighborhood groups try to halt new microhousing rules in fight for tighter restrictions on aPodments

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DPD's map of microhousing activity in Seattle -- there are probably a few new projects that need to be added. CHS has reported on the concentration of aPodment-type developments on Capitol Hill.

DPD’s map of microhousing activity in Seattle — there are probably a few new projects that need to be added. CHS has reported on the concentration of aPodment-type developments on Capitol Hill.

In October, CHS reported that the City of Seattle was “seeking feedback” on new rules proposed to regulate microhousing and expose the developments to the public design review process.

A group of community organizations has, indeed, provided its feedback — in the form of an appeal that seeks to reverse a recent decision to move the proposals forward and halt any in-progress microhousing development.

The “authorized representative” on the formal appeal of the Department of Planning and Development decision is Capitol Hill resident and land use activist Dennis Saxman. CHS has reported on Saxman and Hill-based group Reasonable Density Seattle’s push for more restrictive rules for boarding house-style projects in which developers are free from existing design and environmental reviews that typically would be triggered by standard apartment construction. Microhousing developers and density advocates say the more open standards are necessary in neighborhoods like Capitol HIll where open affordable apartments are nearly impossible to find. Continue reading →

October Capitol Hill Community Council includes SPD crime ‘conversation,’ light rail development celebration cupcakes

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The news that the Sound Transit board had signed off on a development agreement with the City of Seattle for the properties around Capitol Hill Station got somewhat buried by the headline that light rail to Broadway might arrive ahead of schedule. Thursday night, you can celebrate the development milestone with cupcakes — and hear the latest on Capitol Hill crime from SPD at the October meeting of the Capitol Hill Community Council:

The Champion hopes you will join us at the next Capitol Hill Community Council meeting Thursday October 17th at 6:30pm for a “Living Room Conversation” with Seattle Police Department about safety on the hill.  We will have a special Champion update with cupcakes to celebrate the final approval of the Development Agreement which will implement community benefits at the Broadway Station TOD:

CHCC Meeting (and cupcakes)

Cal Anderson Park Shelter House

6:30pm October 17th 2013

Stay tuned-in for updates and opportunities for public input as we transition into the developer selection process.

City Council’s Richard Conlin, however, will not be on Thursday night’s agenda despite an invitation from the community group for him to appear and update the grassroots body on the latest efforts to update and upgrade the rules for microhousing developments in Seattle. Here is Conlin’s reply declining the invite but providing updates about what is next for the microhousing issue at City Hall: Continue reading →

12th Ave microhousing and restaurant project from Melrose Market backer ready to dig in

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Practice makes perfect as SFD tears into the old market prior to demolition (Image: @warmdarm)

Practice makes perfect as SFD tears into the old market prior to demolition (Image: @warmdarm)

If you noticed a prolonged Seattle Fire response atop the old Capitol Hill Market/Style Syndicate space last Saturday, it was, indeed, a sign of things to come. The practice session is prelude to demolition slated to happen over the next week or so. After that comes “32 micro apartments and a 1,700 retail/restaurant space on the first floor,” developer Scott Shapiro tells us. One of the backers of the Melrose Market, Shapiro talked with CHS about his foray into microhousing on 12th Ave here in this 2012 CHS post on his project. The ‘Microhousing Melrose Market’ — not its real name :) — should open by spring 2014, Shapiro said.

Rock Your Pod contest rewards creative aPodment dwellers

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With Capitol Hill-inspired changes coming for the regulation of Seattle’s microhousing, aPodments, the city’s industry leader has taken to social media to reward creative ‘pod decorators and give people a look inside some of the more unique spaces in the company’s local portfolio of buildings.

The Rock Your Pod contest on the aPodments Facebook page promises “a big prize” for the micro-apartment that garners the most likes before June 25th.

Capitol Hill push sparking Seattle microhousing changes

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Screen shot 2013-05-07 at 11.33.49 AMWith a second public hearing on microhousing held near the epicenter of the development wave on Capitol Hill, Seattle’s politicians and planners have moved a step or two closer to increased and, officials hope, better regulation of the housing that has garnered worldwide attention for its efficiency and minimalist approach to living — and the concerns it has generated that developers are taking advantage of a system to stuff subpar apartment buildings into neighborhoods where they do not belong.

“I think that these meetings have struck a spark under DPD to get them moving,” Seattle City Council member Tom Rasmussen said Tuesday following last night’s session at First Hill’s First Baptist that included presentations from community groups working to place a throttle on the developments and representatives for the companies and investors that want to build them.

Rasmussen tells CHS the Department of Planning and Development should have new proposals for regulating microhousing to the Council by late June putting the issue on track for a September vote.

In the meantime, the calls for a moratorium to bring permitting of microhousing to a halt while City Hall sorts out new rules came loud and frequently Monday night. Continue reading →

Reminder: City Council coming our way to talk microhousing

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This map presented at the April hearing shows that, yes, Capitol Hill has a lot of microhousing planned

Whether it riles you up, makes you cringe, or makes you ZZZZzzzz, Capitol Hill has become the center of debate in the City of Seattle’s march toward increased regulation of microhousing development.

Monday night, the City Council comes to First Hill to offer more testimony and collect more public feedback as legislation to create a more stringent review process for the projects is considered.

Here’s what went down at the first hearing in April.

City Council micro-housing development discussion

WHEN:
May 6, 2013 – 6:00 pm @ 6:00 PM – 8:00 PM

WHERE:
Seattle First Baptist Church Fellowship Hall (downstairs) — on First Hill
1111 Harvard Avenue
Seattle,WA 98122

 

Zeroing in on microhousing throttle, City Council brings aPodment debate to Harvard Ave

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Screen-shot-2013-04-19-at-11.26.15-AMThe first one went so well, the Seattle City Council is ready to do it again. Monday night will bring another public meeting on microhousing in Seattle as the city’s leaders wind their way toward changing the rules for how the boarding-house style apartments are reviewed and permitted.

[mappress mapid=”61″]Unlike the first session last month — Notes from the Seattle microhousing forum: ‘fact finding’ + ‘podners’ + ‘out of scale’ — May 6th’s meeting will include testimony from community representatives and developers. It will also take place at a friendlier hour for those who work during the day in a location much closer to the Capitol Hill epicenter of pushback seeking to throttle the developments. And, yes, there will also be time for more public feedback.

If you can’t make it Monday night, consider dropping session sponsor Tom Rasmussen an email with your thoughts.

City Council to host second meeting on micro-housing developments

Public invited to share feedback with Councilmembers

 

SEATTLE – City Councilmember Tom Rasmussen today confirmed that a second public meeting on micro-housing developments will be held. The meeting will be on May 6 at 6:00 p.m. at Seattle First Baptist Church on First Hill.

 

The first meeting was held in April in response to questions and concerns raised by residents of several Seattle neighborhoods where micro-housing units are being constructed.

 

The purpose of the second meeting is to hear from neighborhood representatives who will give their views and recommendations on the micro-housing projects.   Representatives of the developers who build micro-housing projects will be present to describe the projects and the market for this housing alternative and their response to concerns they are hearing from the community.

 

In addition to Councilmember Rasmussen co-sponsors of the meeting include Councilmembers Nick Licata, Sally J. Clark and Richard Conlin.

 

Councilmember Tom Rasmussen stated: “A portion of the meeting will include an opportunity for the public to provide comments on what they have heard during the meeting and to provide recommendations on what, if any, regulations should be enacted for this unique type of housing.”

 

 

WHAT:           Micro-housing development discussion

 

WHEN:           Monday, May 6, 6:00 p.m. – 8:00 p.m.

 

WHERE:         Seattle First Baptist Church

Fellowship Hall (downstairs), 1111 Harvard Ave. (on First Hill)

WHO:              Seattle City Councilmembers and Council staff

Representatives from communities and neighborhoods

Representatives of micro-housing developers