It will be a busy Wednesday afternoon for District 3 representative Joy Hollingsworth as the chair of the Seattle City Council’s comprehensive plan select committee is ready to shepherd support for a first phase of the growth plan that includes a crucial compromise that puts many of the development and zoning changes proposed over months of debate back on the table.

Hollingsworth’s committee Wednesday will be briefed on advancing the legislation to meet the state’s deadline for implementing HB 1110, requiring, council staff says, “cities in Washington to allow middle housing throughout residential areas and limits how cities can regulate this housing.”

The committee will hold a public hearing on the interim proposal on May 19 at Seattle City Hall.

The Seattle City Council’s Select Committee on the Comprehensive Plan will hold a public hearing on May 19, 2025, at 9:30 AM on Council Bill (CB) 120969. CB 120969 is the Mayor’s proposed regulations to implement Washington State law, particularly Engrossed Second Substitute House Bill (HB) 1110, on an interim basis.

As required by Washington State law, CB 120969 would authorize development of middle housing, such as duplexes, triplexes, fourplexes, fiveplexes, sixplexes, townhouses, cottage housing, stacked flats, courtyard apartments, and cottage housing on most lots zoned for primarily residential use. CB 120969 would increase densities on most lots zoned for primarily residential use to: 1. At least four units on every lot; 2. At least six units on every lot within one-quarter mile of a major transit stop; and 3. At least six units on every lot with at least two affordable housing units. CB 120969 would also modify physical development standards, such as height, setbacks, lot coverage, and floor area ratios (FAR), to accommodate the increased densities and make other changes to regulations to maintain consistency with requirements of Washington State law. Changed regulations would primarily apply in Neighborhood Residential (NR) zones. Interim regulations would expire one year after they become effective, unless the City approves permanent regulations implementing HB 1110.

CHS reported here on the latest attempts to block and reshape a new comprehensive growth plan proposal as a neighborhood group has sued, calling on the King County Superior Court to intervene and reverse the city Hearing Examiner’s recent dismissal of appeals against the growth proposal.

The interim proposal up for consideration starting Wednesday afternoon is intended to form the structure of the comprehensive plan and Neighborhood Residential updates to implement HB 1110. That’s the part that will say “Neighborhood Centers” exist and these are the parameters.

The specifics on the borders of the city’s new Neighborhood Centers will be a larger fight. CHS reported here on neighborhood pushback on the growth plan over the creation of 30 new centers across the city including D3’s Madison Park, Madison Valley, Montlake, and Madrona. The designation could “allow residential and mixed-use buildings up to 6 stories in the core and 4- and 5-story residential buildings toward the edges.”

The compromises over drawing the lines will be pushed later in the year as the council considers Phase 2 including rezones for the new Neighborhood Centers, new and expanded Regional and Urban Centers, and “select arterial rezones along frequent transit routes.”

The final stages in the process come after years of planning and outreach and months of public debate over the draft plan and zoning maps released last fall.

Wednesday, committee members will also be briefed on a suite of amendments to be considered along with the interim bill. One represents a key compromise. Sponsored by Hollingsworth, Amendment 2 would add “a list of key concepts the Council intends to consider in reviewing the permanent legislation,” a de facto set of promises to reopen some key areas of debate in the final plan to be voted on later this year.

The proposed “key concepts” could open the door to fundamental changes in the plan:

1. Supporting measures to reduce displacement pressure, such as: a. Supporting a variety of housing types, to address the needs of households of different sizes, people with different accessibility requirements, and families at different income levels; b. Supporting lot splitting; c. Considering opportunities to support utility connections; d. Incorporating strategies to help protect homeowners from predatory developers; and e. Considering bonuses for community land trusts;
2. Considering whether residential densities should be based on the number of units on a lot or the square footage per unit;
3. Considering whether Accessory Dwelling Units should be counted toward determining the density of development on a lot;
4. Providing for consistent and appropriate thresholds for street, alley, driveway, and pedestrian improvements;
5. Clarifying “designated non-disturbance areas in steep slopes” and reviewing density limits and development standards for properties with steep slope critical areas;
6. Adjusting setbacks in Neighborhood Residential zones to maximize tree protection, support neighborhood character and maintain public safety;
7. Considering adjustments to amenity area regulations in order to support the retention of existing trees during development; and
8. Considering whether to extend the City’s Mandatory Housing Affordability program (Chapter 23.58C Seattle Municipal Code) to Neighborhood Residential zones; such consideration would be informed by information, analyses, and policy proposals that are currently being developed for permanent legislation by the Mayor and Council.

“The City Council understands the long-term importance of permanent legislation to implement Washington State’s land use mandates and intends to carefully consider the implications of the legislation on the City’s ability to be a welcoming, accessible, affordable, livable and safe city,” the amendment reads.

$5 A MONTH TO HELP KEEP CHS PAYWALL-FREE THIS SPRING
🌈🐣🌼🌷🌱🌳🌾🍀🍃🦔🐇🐝🐑🌞🌻 
Subscribe to CHS to help us hire writers and photographers to cover the neighborhood. CHS is a pay what you can community news site with no required sign-in or paywall. To stay that way, we need you.

Become a subscriber to help us cover the neighborhood for $5 a month -- or choose your level of support 👍