Tag: upzones

The J Is for Judge: Save the Past, Jeopardize the Future

It turns out it wasn’t a NIMBY uprising in Seattle’s single-family neighborhoods that successfully blitzed new housing development in Seattle. Embraced by our supposedly progressive council and Mayor Jenny Durkan, a reactionary stand in the heart of downtown Seattle to save a two-story music venue, the Showbox, has set the precedent for successful self-centered obstructionism.

In 2017, the city council passed a series of six neighborhood upzones: five in densely populated commercial/residential Urban Centers  including downtown, South Lake Union, Chinatown International District, Uptown,  and the University District, and one in a  Residential Urban Village, 23rd & Union-Jackson, a less dense but still bustling multifamily combo residential/commercial zone. The unanimous council votes to upzone these multifamily, transit-rich neighborhoods were mostly embraced by neighborhood groups—most notably on 23rd, where community relations with the city had initially been tense.

The upzones, under a policy known as MHA (Mandatory Housing Affordability), tied new development to building affordable housing, trading increased density for affordable housing requirements; MHA has a goal of creating 6,000 affordable units in 10 years. Any developer that builds in these upzoned neighborhoods  has to either make a commensurate payment into a city affordable housing fund or build a corresponding amount of affordable housing on site.

What I didn’t expect was that a pro-housing, pro-density urban center like downtown, where the upzone is already on the books, would turn out to be the Seattle NIMBYs’ Battle of Yorktown.

Following up this year, the city turned to a comprehensive upzone in Seattle’s remaining Urban Centers and Urban Villages, multifamily areas of varying density ranging from the rest of the city’s more dense Urban Centers like Northgate and Capitol Hill to Residential Urban Villages such as Rainier Beach and Crown Hill. This larger rezone, which ultimately includes 27 neighborhoods, also encompasses additional multi-family and commercial zones on the outskirts of the city’s single-family zones. The 27 upzones would slightly expand ten of the Urban Center and Urban Village zones. The result: About six percent of the adjacent SFZs, where only detached single-family housing is currently allowed, would be rezoned into slightly denser Residential Small Lot zones, Lowrise zones, and Neighborhood Commercial zones, adding what pro-housing urbanists call “Missing Middle” housing—small-scale developments that fit in seamlessly with single-family housing.

Like the original six hub urban center upzones, the broader upzones all came with MHA requirements to build or fund affordable housing.

Given that SFZs take up a lopsided 65 percent of the city’s developable land, rezoning a slender six percent of the SFZs for multifamily housing seems more than reasonable, especially at a time when Seattle isn’t building enough housing to keep up with our dramatic population growth.

However, the upzones have stalled: A coalition of appellants representing single family zones are currently fighting the upzone in front of the city hearing examiner. And it drags on and on.

Despite the welcoming “In this House” signs that are ubiquitous throughout Seattle’s SFZs, the foot-stomping intransigence from exclusive single-family neighborhoods against adding housing to their suburban-style enclaves is hardly surprising. Seattle’s liberal hypocrisy rolls that way.

What I didn’t expect was that a pro-housing, pro-density urban center like downtown— where the upzone is already on the books—would turn out to be the Seattle NIMBYs’ Battle of Yorktown. The fight to “Save the Showbox” has stalled one of the first building proposals to come under the new progressive MHA policy—Vancouver developer Onni’s proposal to replace the Showbox with a 440-foot, 442-unit apartment tower with ground-level retail that would have raised $5 million in one fell swoop for affordable housing.

In yet another city hall 180, the council voted yesterday to turn last year’s unanimous yea vote to upzone downtown, into a unanimous nay vote for Rock and Roll NIMBYism. The city council voted this week to renege on downtown MHA by making the two-story Showbox off-limits.

I guess I shouldn’t be surprised by this either. With its 2018 Pearl Jam mania, Seattle idles in nostalgia.

I understand that unchecked hyper development comes with serious problems like gentrification. But the way to fight gentrification isn’t through symbolic battles on behalf of specific, popular businesses. The way to fight gentrification is by having integrated development and land-use policies that keep affordable housing in the mix in the first place. With the MHA upzones, the city had that very policy in place.

Now, by caving to the first reactionary uprising against the exact policy outcomes MHA was enacted to produce—more housing and more affordable housing—the council has shown that crowd politics informed by nostalgia and resistance-to-change have trumped (ahem) a well-calibrated policy.

I feel like Johnny Rotten walking around London in 1975 in his “I Hate Pink Floyd” T-shirt when I say this: ¯\_(ツ)_/¯ the Showbox.

Someone who supports saving the Showbox asked me if I would ever take the side of historic preservation over development. Of course. I visited the reclaimed Lorraine Motel in Memphis earlier this year. American History. Amazing. But arts venues with cool marquees are hardly a rare breed; the Moore, the Paramount, the Egyptian, and the Neptune all come to mind. And there’s plenty of great places to see music in Seattle. I’ve been to a ton of great shows already this year—DoNormaal and Nightspace (Kremwerk), Umami Goddess (Vermillion), Serpent With Feet (Barboza), Wayne Horvitz (the Royal Room), Lorde (Key Arena), Liz Phair and Lisa Prank (the Crocodile), Stas Thee Boss (Chop Suey), Mortuary Drape (The Highline), Mourn and Chastity (Barboza), Orpheus and Eurydice (Seattle Opera Studios).

But when it comes to stopping legal development that includes $5 million for affordable housing  because you want to save a club whose historic value is as omnipresent as 90s nostalgia? You lost me at NIMBY.