Draft Affordable Housing Recommendations: Far Beyond “Abolish Single-Family Zoning”

No longer sacred? Image via Wikimedia Commons.
No longer sacred? Image via Wikimedia Commons.

This afternoon, Seattle Times columnist Danny Westneat had an excellent, but inartfully headlined, scoop: Mayor Ed Murray’s Housing Affordability and Livability Agenda committee (HALA–rhymes with balla) could, according to a draft plan leaked to Westneat, recommend doing away with the label “single-family zoning” and replacing it with the more inclusive “low-density residential zone,” which would allow more flexibility to build backyard cottages, duplexes, and other very low-density (but not exclusive single-family) housing types.

The new designation, even if it’s limited to a pilot project, as the draft suggests, would be a stunning rebuke to the supposed sanctity of single-family zoning, which applies to an astonishing 65 percent of all the land in Seattle.

The recommendation seems almost designed to fan the flames of single-family protectionism (ten bucks says the leaker was a disgruntled HALA member who believes he or she benefits from those protections), and Westneat (or his editor) didn’t do urbanists any favors by reporting on the proposal under the inflammatory headline, “Get rid of single-family zoning in Seattle, housing task force says in draft report.” (That headline has since been changed to “Drop single-family zoning, housing panel considers.” By tomorrow it may be “Housing panel considers change,” but the 500-plus unhinged comments on Westneat’s piece suggest the damage is already done.)

Those who believe it’s their God-given right to own a four-bedroom house on a 5,000-square-foot lot and never have to cross paths with a single apartment dweller on their route from house to two-car garage to office tend to see any incursion on that right (including a rule change that allows them to build an apartment for Grandma) as an assault on their way of life.

I mean, how dare those HALA hippies point out the historical fact that single-family zoning was originally designed to keep minorities and poor people out? Don’t they know that exclusive areas for wealthy white homeowners is just the natural order of things? The draft report begs to differ:

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Licata’s Move Seattle Alternative Isn’t Progressive

nl1City Council member Nick Licata, who’s retiring after his term ends at the end of this year, would like his legacy to include amending Move Seattle, Mayor Ed Murray’s proposed $930 million transportation levy, to be smaller and less dependent on regressive property taxes.

Arguing that voters are approaching tax fatigue and that his alternative is more progressive than the mayor’s proposed property-tax levy, Licata has introduced amendments that would reduce the overall package by $100 million and cut the levy itself to $600 million, with the $230 million difference paid for through the commercial parking tax (which would increase from 12.5 to 17.5 percent) and an annual employee hours tax, paid by businesses, of $18 per employee.

He also proposed an amendment explicitly barring SDOT from spending any Move Seattle Money on streetcars, and another requiring the department to file annual reports showing how they’d spent levy dollars each year.

The cuts and substitutions, Licata said during a briefing on Move Seattle last Tuesday, would reduce the size of the average homeowner’s annual property tax bill to $179 in the first year, compared to the Murray option’s $275. It would also reshuffle the tax burden to employers in a way that appeals to the economic-lefty crowd (the bigger the company, the more it would pay), and to drivers in a way that appeals to the transportation-lefty crowd (drivers would pay more to maintain the roads they use).

Dig about an inch under the surface, however, and the Licata amendments are far less progressive—in both the economic and the political sense—than they appear.

Let’s start with that streetcar amendment. It reads, in its entirety, “None of the Levy Proceeds may be used to build or operate streetcars.” In other words (as an increasingly agitated SDOT director Scott Kubly pointed out last week), no matter how circumstances may change, or how priorities may evolve, or how much outside funding may become available, not a dime of the Move Seattle money could be used on streetcars for the nine-year duration of the levy.

This is no small prohibition.  Currently, Kubly noted, the city is finishing up the First Hill streetcar and may want to extend its northern terminus to Aloha in the future. Under the Licata amendment, the city would have no “flexibility to use the funds [for] the streetcar to have better access to light rail.” With per-mile ridership projected at about double what Link light rail is currently carrying, Kubly said, “This is a real transportation option. It’s not a toy.”

msLicata, a frequent rail opponent during his 18 years on the council, noted that Move Seattle currently includes no explicit references to streetcar, making it only logical to make the prohibition official. “This simply memorializes what was seen as the intent from the mayor,” Licata said. After a test back-and-forth with Kubly about whether the streetcar was or was not inherently a boondoggle, Licata concluded with a pretty cheap shot—”This is new information, that the levy’s intent is to build and operate a streetcar”—to which Kubly responded tersely, “That’s a mischaracterization of what I said.”

Although the Licata streetcar prohibition seems unlikely to pass, it did give Licata a chance to throw shade at rail investments, and on the mayor’s transit-oriented development agenda more broadly. Fixed rail is generally seen as more conducive to TOD (because a transit system that stays in place can be the foundation of a stable community in ways that buses can’t), but it’s also associated with gentrification and extra cost. Hence the tension.

In comparison, the parking and “head tax” should be no-brainers, right? Both are progressive—the former in the sense that it discourages driving by making it more expensive, the latter because big corporations pay more because they have more employees. Unfortunately, neither case is that clear-cut.

To start with the head tax: The trouble isn’t that employers pay it (Licata’s argument that it will “help shift the burden away from homeowners and renters” and onto big businesses is compelling). The problem is that in the service of making the tax more “user-friendly” and easier to implement (last time, businesses complained that the tax required too much paperwork), the Licata amendment eliminates the very provisions that made it progressive (in the environmental sense) in the first place—exemptions for employers who encouraged their workers to find another way to work besides driving alone. It was those exemptions that employers found onerous—as Licata noted, “80 percent of their complaints were about paperwork”—so Licata simply eliminated them. In the form Licata proposes, the tax would be easier for employers and give them no incentive to invest in alternatives to single-occupancy car commuting.

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Although the commercial parking tax avoids this problem (there’s a direct nexus, or linkage if you will, between driving and paying to park your car), increasing the city’s already-controversial 12.5 percent parking tax by 40 percent is inherently regressive (in the economic sense). Because the tax is the same whether you’re driving a 1990s Honda or a late-model Jaguar, lower-income drivers will be hit hardest by the tax. Even if you believe, as I do, that it’s generally good policy to discourage driving and encourage alternatives, it’s undeniable that flat taxes, like the sales tax, hit poor people the hardest.

Moreover, a large increase in the parking tax for Move Seattle would tie up transportation funding capacity that could be used for other purposes in the future, such as in-city bus service. That’s one reason Transportation Choice Coalition program director Shefali Ranganathan said her group opposed using the tax to replace part of the proposed levy, because “there may be other uses” for the tax.

Finally, Licata’s proposal relies on the notion that voters are afflicted with “tax fatigue” and may balk at a $930 million but have no problem with a $600 million alternative. The consequences “if the public believes this is too large a bite of the apple,” Licata said, could be dire. First, the levy would have to wait at least two years, since the housing levy is up for renewal in 2016. In the meantime, SDOT would have to lay off a quarter of its staff and stop doing many of its core functions, Licata said. And that’s assuming another levy would pass in 2017. In other words, disaster.

Instead, Licata said last week, “Maybe the best approach is doing this [amended version] now to get the levy to pass at a smaller level. .. The goal here is to provide the best transportation package we can afford, and one that we are fairly certain the voters will vote for.”

The tax fatigue prediction will be familiar to anyone who reads the Seattle Times‘ editorial page–stretch the voters to their breaking point and eventually they’ll snap. With the exception of 2014’s county-wide Proposition 1, that alarmist prediction has never come true. In Seattle, there are approximately zero people who will vote against a $930 million package because of “tax fatigue” who will suddenly vote for it at $600  million. To the contrary, a smaller package does less for fewer parts of the city, meaning that fewer people will see value in voting for it.

Ultimately, a levy, or taxing package, will live or die based on whether voters think it’s worth the money, and whether it will help them get from Point A to Point B. Council members should scrutinize the details of the proposal, but squeezing it down to less than what we need and shrinking its impact on property owners out of fear that they’ll vote against it if they aren’t properly pandered to is a strategy for failure.

Does Roderick’s 10,000-Foot Transit Plan Have Wings?

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City council candidate John Roderick, one of two leading contenders to take on council member Tim Burgess in citywide Position 8 in the November general election (the other is tenants advocate Jon Grant), recently unveiled the centerpiece of his transportation plan.

No, not funiculars or gondolas or any of the other far-fetched (supporters would say far-sighted) ideas you’ll hear him expound about at forums. What Roderick, along with Alon Bassok, a less-viable candidate in the other citywide position, is proposing is something he calls “neighborhood rail.” The idea is to build a system of short-line rail connections between neighborhoods in the north, south, and west sectors of Seattle that operate largely independent of each other, using existing bus and rail lines to connect people over water crossings. The streetcars would not cross the ship canal, saving enough money in bridge and tunnel construction to bring the price down, in Roderick and Bassock’s estimation, to $1 billion for 75 to 100 miles of streetcar rail. After the system is built, ongoing maintenance would be funded by an employee hours tax, known derisively as a head tax.

The idea would be to supplement regional systems like Sound Transit with a city-only rail system that serves “people who live and work in our great city,” according to the text of the proposal—emphasis on and. “This would be a transit network for people who live in the city,” Roderick says, and it would be paid for entirely by city dwellers. The idea is similar in principle to former mayor Mike McGinn’s plan to build a go-it-alone rail system, which would also have been funded by city-only taxes. That shouldn’t be too surprising—Roderick says McGinn, who has endorsed him, was one of his advisors on the plan.

After looking over the three-page, 10,000-foot-level proposal, I had so, so many questions. Among them: Was $1 billion just a nice, round number, or does Roderick think the city can actually build 100 miles of rail for $10 million a mile? Does he consider regionalism a bad thing? Is this proposal, which would require a significant increase in property taxes (Roderick and Bassock estimate around $200 per year for the average household), a whack at Mayor Ed Murray’s $930 million Move Seattle property tax proposal? And how does he expect to afford the kind of right-of-way that would be necessary to give each streetcar “its own lane, priority at traffic signals, and … complete separat[ion] from traffic”?

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Seattle’s Parking Proposals are Reality-Size

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City council member Tom Rasmussen stopped by the council’s planning and land use committee this week to express his view that the city’s new parking recommendations—which would, among other things, continue to allow new developments to be built sans parking, while encouraging alternatives to driving such as carsharing, biking, and riding transit—might violate the city’s Comprehensive Plan.

The recommendations (all meeting materials available here) were based on a survey of 219 newly reviewed or permitted residential developments in parts of Seattle where no parking is required, which found that three-quarters of developers are choosing to build parking anyway, despite the fact that parking adds between $20,000 and $50,000 per space to the cost of new developments (or about $500 a month per unit in rent) and reduces the total number of units that can fit in a development. The market, not the government, determines whether a developer chooses to build parking.

The developments with parking comprised 16,600 units; only 2,400 units in the survey will have no parking, mostly in places with easy access to frequent transit such as Capitol Hill, the Central District, Ballard, and the U District. The rest will average 0.55 spaces per unit.

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A separate survey, King County’s “Right-Sized Parking” study, found that in Seattle, about 35 percent of parking spaces in multifamily buildings go unused, becoming, in planning committee chair Mike O’Brien’s words, “a wasted resource.”

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The Shoreline Rule

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Last Wednesday, I gave up.

I paid a $124 fine for a ticket I did not believe I deserved, a ticket from a Sound Transit fare enforcement officer who at first told me I would only receive a warning, after fully intending to challenge the ticket in court.

What changed my mind? In the end, I just couldn’t stomach the Shoreline Rule, which says that, in order to challenge a ticket from Sound Transit or King County Metro, no matter where that ticket was issued, you have to travel all the way to King County District Court in Shoreline. If you live in Shoreline or far north Seattle, bully for you. If you have a car, more power. But if you’re transit-dependent like I am, and live in any other part of the county (I’m in Southeast Seattle, which is hardly the hinterlands), your only option is to get a ride from a friend (good luck doing that on a weekday at 10am), or take the bus.

Don’t blame the county or Sound Transit. Both agencies told me they have nothing to do with the Shoreline Rule. Blame, instead, King County District Court Presiding Judge Donna Tucker, who signs the General Administration Orders (most recently in March of this year) directing where various case types are adjudicated, and whether the court can hear challenges in more than one location.

“State law says the county district court handles our fare enforcement,” says ST spokesman Geoff Patrick. “We don’t have the ability to tell them what to do. It’s their decision.” King County’s Rochelle Ogershok confirms the same is true at King County.

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A Belated, but Welcome, Proposal to Fix the Mount Baker Mess

Image via SDOT.
Image via SDOT.

Last Thursday, SDOT’s Accessible Mount Baker project manager Michael James—a youthful guy with an indifferently tucked shirt and an eager smile, presented an intriguing, but still unfunded, proposal to improve the transit, bike, and pedestrian connections around and between the Mount Baker light rail station on the west side of MLK and the Mount Baker Transit Center on the east side of Rainier.

The meeting, held in the windowless Kings Hall building behind the station, turned out a few dozen committed residents for tortilla wraps, a mixed-fruit platter, and a detailed discussion of what the station area might look like in the hands of SDOT’s “Accessible Mount Baker” team.

Although the city hasn’t identified any specific funding source for the project, expected to take up to a year to build, James said it was consistent with SDOT director Scott Kubly’s vision for spending the money raised by the Move Seattle levy, an ambitious $900 million proposal that will, if voters approve it in November, be roughly twice the size of the 2006 Bridging the Gap levy it would replace.

Like Martin, I can attest that the Mount Baker rail station and the flat concrete expanse of the Mount Baker Transit Center across the street are underdeveloped, poorly connected, and confusing even to a longtime transit rider like myself.

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SDOT Will Finally Make Rainier Safer

The 7 & Mount Rainier

Photo by Oran

Walking up Rainier Ave. S toward the Columbia School for a community meeting on SDOT’s latest Rainier Avenue safety proposal last Thursday night, I was struck once again by what a dangerous and inconvenient street Rainier is for pretty much anyone who isn’t driving a car. Once upon a time I biked to work on Rainier almost daily, a practice that prompted City Council member and fellow cyclist Sally Clark to write a blog post, titled “Hey, Erica,” suggesting three circuitous but very helpful safer routes from Columbia City to downtown. In 2008, the council quietly shelved a proposal to reduce Rainier from four or five lanes to three, including a turning lane, at a time when the street had nearly 30 times as many crashes, per rider, as the Burke-Gilman Trail. (In 2006, the city’s updated bike master plan acknowledged that “improvement [was] needed” on Rainier, but proposed no actual improvements.)

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Photo via SDOT

After years of Band-Aid upgrades to nonmotorized street users’ safety – a pedestrian-activated crossing here, a safety-promoting yard sign there – it looks like the city is getting serious about safety on at least a portion of this fast-moving, accident-prone urban highway.

On Thursday, as part of Mayor Ed Murray’s “Vision Zero” transportation strategy (the zero refers to traffic deaths and serious injuries), SDOT staff presented three scenarios for reducing speeds and improving safety on Rainier. Notably, all three included rechannelization, or a “road diet.” Perhaps it’s a testament to Murray’s coalition-centric leadership style, or a reflection of his predecessor Mike McGinn’s more contentious reputation. Perhaps it’s changing attitudes and the shift away from driving alone. Whatever the reason, what was once unthinkable (a road diet? On Rainier?) is now Plan A, Plan B, and Plan C. After years of indecision from SDOT, it finally appears there’s no turning back.

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