STOP 5 STORY HIGH RISE UPZONE on NE 65TH ST & 35TH AVE NE

                   Bryant - Hawthorne Hills - View Ridge:

This petition seeks to draw attention to the city’s proposed upzoning allowing 5 Story High Rise Multifamily Buildings with insufficient parking to replace single family homes on the residential arterials of NE 65th Street and 35th Ave NE.

The City Council will VOTE on Phase 1 of the One Seattle Plan (OSP) Comprehensive Plan upzoning in March 2025, and VOTE on Phase 2 in May 2025. --- We request the City Council remove the proposed "Frequent Transit Route" upzone, of NE 65th and 35th Ave NE, from the OSP due to the below KEY CONCERNS.

While increasing housing is crucial for Seattle’s long-term sustainability, the creation of “Frequent Transit Route” (FTR) upzoning along these residential arterials is misguided.  The RESULT of the proposed upzone will be:

1. Property values will plummet by absorbing more density than other neighborhoods and adjacent cities.
2. Parking will disappear by requiring only 0.5 parking spaces/unit when car ownership is 1.5 cars/household. Creating a parking shortage of 1.0 spaces/unit and blocks of neighborhood spill over parking.
3. Traffic will increase by placing density in non-walkable neighborhoods.
4. Commute times will slow by creating congestion the length of residential arterials.
5. Climate mitigation will be thwarted by creating more car use, no home parking for electric vehicle charging, and reducing tree canopy.
6. Crime will increase by creating more density when police don't have the resources for current density.

GET INVOLVED:

1. Sign this petition and leave a "Key Concern" comment (below).  AND Share it with Neighbors.
2. Look at the City's proposed OSP - Draft Rezone Maps, to see its impact on the neighborhood.   
3. Call and Email your elected officials about Key Concerns.  

• Maritza Rivera - District 4 (Bryant, Hawthorne Hills, View Ridge) Council Representative.  (206) 684-8804. Maritza.Rivera@seattle.gov.  Include Maritza’s legislative aid wendy.sykes@seattle.gov.
• Alexis Mercedes Rink - Position 8 (Citywide), Council Representative. (206) 684-8808.  AlexisMercedes.Rinck@seattle.gov
• Sara Nelson - Position 9 (Citywide), Council Representative and Council President.  (206) 684-8809.  Sara.Nelson@seattle.gov
• Mayor Bruce Harrell.  (206) 684-4000.  bruce.harrell@seattle.gov
• OPCD.  seattleone.zoning@seattle.gov.  
• Michael Hubner, Long Range Planning Manager, OCPD michael.hubner@seattle.gov.

AND...

1. Sign the Change.Org Petition to REJECT Bryant Zoning Changes.  
2. Make your community strong by becoming a member of your neighborhood organization:

• Hawthorne Hills Community Council:  Join the HHCC Facebook Page.  And, help us serve the community by paying the annual member dues of $25/household or $15/senior household.  
• Ravenna & Bryant:  Visit the Ravenna-Bryant Community Association Facebook Page and Ravenna-Bryant Community Association Website.
• Viewridge:  Visit the View Ridge Community Council Facebook Page.

BACKGROUND:

In 2023, the State Legislature passed HB 1110, "The Middle Housing Bill". This Bill makes State mandated historic sweeping upzoning changes to Residential Lots that substantially increases residential density by upzoning all Tier 1 cities (over 75,000) residential lots to 4-6 units/5,000 sf lot.  

In October 2024, the Seattle Office of Planning and Community Development (OPCD) released its OSP Comprehensive Plan which goes way beyond the HB 1110’s mandated density and further reduces parking from 1.0 spaces/unit to 0.5 spaces/unit.  (ADU’s currently have no parking requirements in Seattle.)

In 2025, the OPCD sent its OSP proposed upzone to the City Council for consideration and vote.

• Phase 1:  OPCD's  Neighborhood Residential (NR) Upzoning:  4-6 units/5,000sf lot, reduced parking to 0.5 spaces/unit for houses, apartments, etc. And changes to design standards to increase density (ie. less open space, tree canopy, etc.).
• Phase 2:  OPCD's Rezoning for Additional Density:  Includes the creation of Neighborhood Centers (Bryant) and Frequent Transit Route upzoning (NE 65th & 35th Ave NE).

The proposed plan would have a dramatic effect turning residential neighborhoods into “Urban Neighborhoods” with 5 Story High Rise multi-family buildings lining residential arterials and creating urban parking shortages that spill deep into residential neighborhoods.

KEY CONCERNS:

#1. No Notice to Residents:  The city is proposing an historic zoning change, but did NOT mail one notice to residents.  Therefore, many residents do not know about the proposed rezone, which will affect their major asset, their home. --- Request the city inform residents by mail of zoning changes affecting them and include all residents in how to best increase density across the city.

#2. Negative Impact on Property Value:  The proposed 5 story buildings and the related issues are not in character with the 1-3 story houses and will dramatically change the neighborhood and decrease property values. --- Request the city maintain ALL neighborhoods character by applying HB 1110 density equally across all neighborhoods and not creating made up distinctions, such as "FTR's", to arbitrarily going beyond the State mandated Model Ordinance in some neighborhoods.

#3. Lack of Required Parking will create Urban Parking Conditions in Residential Neighborhoods:  Seattle’s average car ownership is 1.5 cars/household. However, the proposed 5 story high rises along the arterials will only be required to provide 0.5 spaces/unit, resulting in a parking space deficit of 1.0 space/unit! --- What this will look like is… A 5 story building, with 51 units, would have 71 cars and only 31 spaces (onsite & in front of the building).  This will result in a 40 car neighborhood parking spill over from just one 5 story building!  And given the adjacent lots could be developed at 4-6 units/lot with only 1-2 spaces, they will have their own 3-4 car neighborhood parking spill over.  The proposed lack of parking will create urban parking in residential areas, resulting in walking blocks with groceries, packages, children, elderly parents, etc. --- Request the city mitigate the coming parking crisis by adopting the WA Model Ordinance, Parking Standards (pg 18) of 1 space/unit on lots less than 6,000sf, 2 spaces/unit on lots greater than 6,000sf, AND include currently exempt ADU’s in the parking requirement. OR, enacting a city Property Parking Permit System that would allow residents to park in front of their homes.  Don’t let developers reap high profits by not provide parking, and then leave the parking mess for the residents and neighbors. The city MUST plan for and inform residents of the parking impacts the OSP will create. 

#4. Increased Traffic due to Non-walkable Neighborhood:  NE 65th St & 35th Ave NE are not walkable neighborhoods, as they lack the retail, services, jobs, and schools to support density.  Density sprawl along arterials will not create the critical mass needed to support a vibrant walkable neighborhood. --- Request the city prioritize clustered density to create walkable climate friendly neighborhoods, not sprawl necessitating car use.

#5. Congested Arterials Slow Commute Times:  Arterials are a precious limited resource meant to move traffic.  Placing 5 story buildings the length of arterials will congest and slow traffic the length of the arterial further increasing commute times. --- Request the city protect arterials traffic flow by clustering density, verses sprawling density.

#6. “Frequent Transit Route” (FTR) Upzones  Do Not Reflect Actual Transit Demand and Base Zoning on Transit Routes Controlled by King County, Not the City: KC Transit needs to move buses east and west, so currently uses NE 65th to quickly move buses along the low transit demand, non-congested, single family residential arterial, from Sand Point Way to Roosevelt, where demand is high.  There is minimal demand for this route and buses are mostly empty, which allows quick and efficient bus movement between high demand areas. --- Request the city upzone density where residents actually live, work, and commute; and not congest and slow arterials based on KC transit routes that the city has no control over.  

#7. Lack of Required Off-Street Parking Burdens the Vulnerable:  Seattle household car ownership is 1.5 cars/household (and more in residential areas); however, the city proposes to reduce parking from 1.0 spaces/unit to 0.5 spaces/unit, creating a parking deficit of 1.0 spaces/unit!  The OSP’s housing density is supposed to be for everyone. However, the lack of required parking will drive up parking costs injuring the most vulnerable (families with children, low wage earners, disabled, seniors, etc.) as they will be priced out of scarce parking. --- Request the City adopt the WA Model Ordinance, Parking Standards (page 18) of 1 space/unit on lots less than 6,000sf and 2 spaces/unit on lots larger than 6,000sf and provide parking for those it proclaims to want to help.

#8. Lack Parking Thwarts Electric Vehicle Climate Action:  Not providing onsite parking leaves residents unable to own and charge an electric car. --- Request the City support electric car ownership by adopting the WA Model Ordinance, Parking Standards (page 18) of 1 space/unit on lots less than 6,000sf and 2 spaces/unit on lots greater than 6,000sf. OR, enact a city Property Parking Permit System that would allow residents to park in front of their homes and charge their vehicles. Don’t let developers reap high profits by not provide parking, and then leave the parking mess for the residents and neighbors.

#9. The OSP Results in Seattle Absorbing Adjacent Cities Density and Increases Commutes:  The cities OSP goes go way beyond the State mandated Model Ordinance, while adjacent cities are limiting their density to the sweeping changes required by the Model Ordinance.  The result is Seattle is absorbing other cities density creating lower property values and more cars on the road, as Seattle residents commute to adjacent cities to work. --- Request the city keep Seattle instep with adjacent cities density by adopting the State mandated Model Ordinance, versus going way beyond and absorbing other cities density and issues.

#10. Increased Traffic Safety Issues:  Increased arterial traffic, parking, and delivery truck congestion will increase driver frustration leading to increased car/truck unsafe or illegal maneuvering and increase danger to pedestrians, cyclists, and other vehicles. --- Request the city keep arterials functioning by placing density in clusters, verses all along arterials.

#11. Unsuitable Topography for Density:  The east portion of NE 65th St., from Ann Arbor Ave NE to Sand Point Way has unsuitable density topography.  The “U” turn, at Ann Arbor & Princeton, has driver sightline issues, already slows traffic, and does not have on street parking or places for delivery trucks to stop.  And, the steep slope, from Princeton towards Sand Point Way, has walking mobility, parking, and delivery truck issues that will exacerbate traffic safety. --- Request the city visit sites with the community and remove unsuitable topography from upzoning.

#12. Overburdened Infrastructure:  Our electricity, water, sewer, and gas infrastructure were not designed to support multi-family, 5 story developments and will be strained as the city currently struggles to maintain existing infrastructure. --- Request the city cluster density to preserve scarce city resources and efficiently serve density.

#13. Reduced Tree Canopy Hinders Climate Mitigation:   Proposed upzone allows developers to reduce trees as they increase density to 5 story buildings.  This will result in shrinking our tree canopy, reducing green space, hindering climate initiatives, heating our city, and reducing quality of life. --- Request the city protect tree canopy by requiring NR canopy standards to apply to all residential zoning.

#14. Reduced Light, Views, and Privacy:  Most of the multifamily buildings in the neighborhood and along the arterials are 2-3 stories high. Allowing 5 stories buildings will block light, views, reduce privacy, and is not in scale and character with the existing neighborhood. --- Request the city keep arterial zoning compatible with the surrounding neighborhood and limit height to 3 stories.

#15. Increased Crime and Noise:  Our neighborhoods already experience increased crime that the Seattle police do not have the resources to address.  And the proposed density will only exacerbate this. --- Request the city fill vacant officer positions and police existing density area before creating more density areas.

#16. Worsen gentrification:  Allowing 5 story development and 0.5 parking spaces/unit will increase the financial incentive for developers to replace older, less expensive owned dwellings and parking with new expensive multi-story rentals without adequate parking. This will displace vulnerable populations and “Mom and Pop” real estate investors and developers from historically disadvantaged groups, while institutional players swarm the market. Expensive new development will drive up surrounding property taxes, making adjacent homes less affordable, removing some of the lowest cost (arterial) starter homes from the market, and turning equity building homeowners into renters. --- Request the city protect arterial starter homes and vulnerable residents.

RECOMMENDATION:

We appreciate the need for more housing in Seattle; however, the City has FAILED to inform and engage residents, and thus has created a non-workable plan.  The current plan, places high density in non-walkable neighborhoods, without sufficient transit or parking, and will create permanent issues and not achieve the goal of desirable, walkable neighborhood density, less traffic, and climate change mitigation.

We believe Seattle’s housing need Can Be and Should Be first met through the below:

#1)  House Bill 1110 Model Ordinance's substantial Increase Neighborhood Density.  HB 1110 goes into effect in 2025 and mandates Tier 1 cities (over 75,000) require residential zoning to allow:

• At least 4 units on all residential lots.
• At least 6 units on residential lots within a 1/4 mile of “major transit stops” (light rail and bus rapid transit).
• At least 6 units on residential lots if two units are income-restricted affordable housing.
• 3 stories for market-rate and 4 stories for development with income-restricted homes.
• Limits off-street parking that can be required:  Not more than 1 space/unit on lots < 6,000sf.  And not more than 2 spaces/unit on lots > 6,000sf.  

This State mandate represents a sweeping historic change that will create significantly denser residential neighborhoods and provide considerable headroom to build housing within neighborhoods. The Growth Management Plan predicts Seattle will need 80,000 units in the next 20 years, however the city’s plan provides capacity for 330,000 units.  The City must allow HB 1110’s updated NR upzoning to play out first,  before going the additional step of allowing 5 story high rise buildings deep in residential neighborhoods. 

#2) Full Utilization of Existing and Underdeveloped Properties before Eliminating Residential Neighborhoods from Seattle.  Before further and permanently upending residential neighborhoods, we believe other opportunities for development should be focused on first. Such as vacant retail and office space, and blighted areas. The shifts in working patterns and trend towards online shopping have created significant opportunities to repurpose office and retail space.  And blighted areas in the city should be invested in to support surrounding communities. These areas already have adequate infrastructure to support growth and need revitalization. This would be a win-win. 

We Request the city:

• Protect and Not Congest its Vital Arterials, and
• Keep Residential Arterials Zoning In-Line with the Surrounding Neighborhood.  

We believe that HB 1110 will create appropriate neighborhood density and Seattle should focus on underutilized areas before further upzoning residential neighborhoods.