Neighborhoods For All

New! Watch Planning Commissioners present the Neighborhoods for All Report at the August 1st meeting of the Seattle City Council's Planning Land Use and Zoning Committee meeting. The Neighborhoods for All presentation begins at minute 1:44.  

About Neighborhoods For All

A high quality of life, natural beauty and a growing economy continue to attract new residents to Seattle. Since 2010, the city has added more than 105,000 residents, surpassing 700,000 in 2017. One implication of this growth has been a rise in housing prices, creating an increase in the exclusivity of single-family neighborhoods. Allowing more housing in single-family zones, especially in high-cost areas, is critical to stemming the rapid increase of displacement in Seattle's most vulnerable communities.

The Seattle Planning Commission advises the City Council and the Mayor on comprehensive planning issues, including land-use and housing. The strategies in the Commission's Neighborhoods For All report are a combination of short-term and long-term policy opportunities for elected officials and City staff to explore further with community involvement. 

The fundamental goal of the report is to increase housing choices by returning to the mix of housing and development patterns found in many of Seattle's older and most walkable neighborhoods. The Seattle Planning Commission has approached this work with the hope of continuing this necessary and urgent conversation about reexamining our land use policies.  

Download the executive summary in English, or Español // 繁體中文 (Traditional) // 简体中文 (Simplified) // af Soomaali // Tagalog // Tiếng Việt // 한국어

 

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Community Engagement

The Seattle Planning Commission released Neighborhoods for All in December, 2018, and held an event at 12th Ave Arts as part of the Report's launch.

Commissioners spent several months preparing for two community discussions. The Commission sought to avoid any confusion of their report with the separate effort of the City Council to pass Mandatory Housing Affordability legislation, and waited until Council had voted before holding the Neighborhoods for All community discussions on April 27th, and May 4th.  

The Seattle Planning Commission is continuing the conversation about Neighborhoods for All through a variety of community discussions in Seattle, visiting community based organizations and neighborhood based groups.

Below is a list of engagement efforts to date: 

October 9, 2019
Two Commissioners presented the content and concepts from the Neighborhoods for All report at a meeting of the Whittier Heights Community Council.

September 17, 2019
Two Commissioners presented the content and concepts from the Neighborhoods for All report at a meeting of the Broadview Bitter Lake Community Council.

July 9, 2019
Two Commissioners presented the content and concepts from the Neighborhoods for All report at the Admiral Neighborhood Association monthly meeting.

May 20, 2019
Commission Chair, Michael Austin, presented on Neighborhoods for All to the Seattle Chapter of the American Institute of Architects (AIA) during the Housing Transformations: Density Done Right event. 

May 4, 2019
Commissioners host a community discussion in Columbia City. Click here to see a summary of what Commissioners heard at this event. (See materials here)

April 27, 2019
Commissioners host a community discussion at the North Seattle College. Click here to see a summary of what Commissioners heard at this event.  (See materials here)

April 25, 2019
Commissioners present the Neighborhoods for All report at the American Institute of Architects (AIA) Seattle's Urban Design Forum. 

April 24, 2019
A group of Commissioners meet with the Capitol Hill Renter Initiative to discuss the contents of the Neighborhoods for All report over a potluck dinner.

December 3, 2018
Commissioners launch the Neighborhoods for All report at an event hosted by 12th Ave Arts.

 

2019, July 1
Oregon Legislature Votes To Essentially Ban Single-Family Zoning

2019, June 30
Bill to eliminate single-family zoning in Oregon neighborhoods passes final legislative hurdle

2019, June 21
Is the End of the Single-Family Neighborhood Near?

2019, June 19
How to Bring Density to the Pacific Northwest's Booming Cities

2019, June 18
Cities Start to Question an American Ideal: A House With a Yard on Every Lot

2019, June 15
Americans Need More Neighbors

2019, May 30
In Rainier Beach, home owners hope to survive Seattle upzones

2019, May 1
The Push for Denser Zoning Is Here to Stay

2019, May 19
Housing crisis has Seattle weighing end of single-family zoning

2019, May 9
'Build More Housing' Is No Match for Inequality

2019, May 8
Liberal America's Single-Family Hypocrisy

2019, April 11
Charlotte leaders consider how to undo a 'legacy' of housing segregation

2019, April 5
The Political Battle Over California's Suburban Dream

2019, February 26
Berkeley officials push for zoning reform to boost 'missing middle' housing

2019, February 18
Seattle Planning Commission Remains Steadfast in Support of MHA

2019, January 11
"The Seattle Planning Commission had just released a powerful new report, 'Neighborhoods for All: Expanding Housing Opportunity in Seattle's Single-Family Zones,' calling for increasing density in all neighborhoods."

2018, December 31
2018: Seattle's Year of the Grassroots Pro-Housing Activists

2018, December 23
What Seattle can learn: Q&A with the Minneapolis politician who eliminated single-family zoning

2018, December 19
What L.A. can learn from Minneapolis' ban on single-family zoning

2018, December 17
The Organizers Who Want Single-Family Zoning Abolished in Minneapolis

2018, December 12
Rectifying Seattle's racist past requires a denser future, says report

2018, December 10
Seattle zoning's urban-suburban divide: Here's how the city's two halves are changing

2018, December 7
Seattle's Morning News With Dave Ross

2018, December 7
Seattle's Population Is Booming, Except for Where It's Shrinking

2018, December 4
It's Official: Single-Family Zoning Is Making Our City More White

2018, December 4
Is it Time to Ditch 1950's Era Single-Family Zoning?

2018, December 3
Zoning changes could improve affordable housing in Seattle, report says

2018, December 3
Changes to Seattle's single-family zoning could improve housing picture, city report says

2018, November 14
Why Cities Must Tackle Single-Family Zoning

2018, November 9
What Seattle's Redlining History Tells Us About Wealth Today

2018, November 5
When Millennials Battle Boomers Over Housing

2018, October 29
Morning Crank: Toward a Redefinition of "Single-Family"

2018, October 24
Climate Action and Housing Action Are One

2018, October 19
Morning Crank: Rethinking the Vaunted Neighborhood Plans of the '90s

2018, October 18
The J is for Judge: It Takes One to Know One

2018, October 8
Seattle's Backyard Cottage Plan Falls Short

2018, October 1
What's new in the new Minneapolis 2040 Plan?

2018, September 19
Here's What U.S. Cities Gain if Housing is Affordable

2018, September 17
Housing Advocates in Portland Just Did the Nearly Impossible

2018, September 8
Letter to the editor: Comprehensive plans already in place to accommodate the 'missing middle'

2018, August 31
Is This The End For Vancouver's 'Single-Family' Neighborhoods?

2018, July 31
We Can Have Affordable Housing and the Showbox, Too

2018, June 20
If You Lived Here You'd Be Home By Now: How Neighborhoods Can Kick Car Habits   

2018, June 7
Toward Dynamic Zoning Codes

2018, June 1
What is the Correct Percentage of Single-Family Zoning in Seattle?

2018, June 1
Some Seattle Neighborhoods are Untouched by Rapid Population Growth. Why?

2018, May 31
White Seattle Needs a Reality Check on the City's Growth

2018, May 24
Seattle's New Environmental Study on Accessory Dwellings Obliterates Obstructionists' Claims

2018, May 24
The Narrowing of a Neighborhood: Wallingford

2018, May 22
DEIS Shows Options and Urgency of Pending Backyard Cottage Reform

2018, May 21
The City Studied the Impact of Easing Rules on Garage Apartments. What They Uncovered Was an Indictment of Single-Family Zoning

2018, May 3
Rapidly Growing Seattle Constrains New Housing Through Widespread Single-Family Zoning

2018, April 17
Why Are Seattle-Area Home Prices So High?

2018, April 6
Seattle Median Home Price Hits Record $820k, Soaring $43k in a Month, Putting Buyers in a 'Pressure cooker'

2016, November 1
What Sort of Homes Might Portland Re-Legalize? Check It Out

Q: Is the Planning Commission interested in removing all single-family zoning?
A: The Planning Commission supports an evolution away from one-size-fits-all single-family zoning, towards a more flexible policy that can help the City meet our housing, and sustainability goals. Changes to single-family zoning wouldn't remove the design standards or review process that currently exists, and it wouldn't seek to remove single-family homes.

Q: How is the content in this report related to the Housing Affordability & Livability Agenda (HALA), or Mandatory Housing Affordability (MHA)?
A: While HALA and MHA are also focused on housing, they are not directly related to the Neighborhoods for All report. 

  • Neighborhoods for All was developed by the Seattle Planning Commission, which is a group of Seattle residents who volunteer their time to advise the Mayor and City Council on planning topics. The strategies in the Commission's report are a combination of short-term and long-term policy opportunities for elected officials and City staff to explore further with community involvement.
  • HALA is a multi-prong approach led by City staff to create an affordable and livable city. The Seattle Planning Commission has been supportive of the HALA goals, but does not play a role in the implementation of HALA.
  • One of HALA's strategies for creating an affordable livable city is Mandatory Housing Affordability. MHA is a new requirement for developers of each new commercial and multi-family residential development to either include affordable housing as part of their development, or make a payment to support affordable housing in Seattle.  In exchange for creating affordable housing, developers will be able to access additional zoning capacity.

Q: Why was this report developed without talking to the community?
A: The Planning Commission is an advisory body made up of community members who volunteer their time to advise the mayor's office, City Council, and City Departments. Any legislation or policies that might be generated from strategies in this report would be developed by City staff who would seek the input of community members.

Q: How could the strategies in your report be implemented?
A: If elected officials hear from community members that there is support for the report's strategies, they can decide if funds will be allocated to staff to pursue the development of those strategies.

Q: Will the strategies in this report lead to a "free-for-all" for developers?
A: Zoning is only one land use tool that the City uses to control the amount and types of development. There are, and will continue to be, design review and permitting processes that guide development. Our report calls on the city to develop design standards for duplexes, triplexes, courtyard apartments, etc., with the intent of continuing to control development.   

Q: If we allow more development, won't that lead to more displacement?
A: Our strategies are intended to reduce displacement of residents. When property owners can gain an additional revenue stream, they may be less likely to sell to a developer. For example, if a home can transform their single-family house into a duplex, they may have less incentive to sell. Creating additional housing stock on properties that currently only house one family could also support Seattle's efforts to address our housing crisis. 

Q: Would this report's parking policies remove parking on my street?
A: Specific impacts would be studied during development of any formal policy changes. The Neighborhoods For All report encourages the flexibility of zoning in walkable areas with access to transit, which would reduce the need for cars. Changes to parking requirements could also allow property owners to create more space to house people, rather than storing cars. 

Q: My bus is already full every morning, shouldn't we add more transit before we add more housing?
A: The Housing Affordability and Livability Agenda has also responded to this question: "...Thanks to Seattle voters, we are in the process of dramatically increasing public transit service across the city...This increase in transit will bring reliable and frequent service to 70% of Seattle." Both housing and transit can be added concurrently to support the development of each. If we waited for one to increase before we increased the other, neither would ever be improved. 

Q: My community center/library/parks are already full, if there was more housing in my neighborhood, wouldn't it get more crowded?
A: Parks and open space, schools and transit are improving and will continue to be improved in response to population growth.

Click here to watch Seattle Planning Commission Chair, Michael Austin, speaking on a panel at the Building Opportunity For All event held by the Atlantic and Shared Prosperity Partnership in San Francisco. 

Click here to download the press release for the report's launch in 2018 (PDF)