Building activity in the District was relatively slow this past year given the lingering economic slowdown and high commercial and residential vacancy rates citywide. RNA members or friends of RNA monitored some of the larger projects that were under construction. Most of the activity surrounded educating ourselves, and others, of the problems presented by "congregate housing." These large residential rooming-house type structures (100+ beds) are used in other cities to serve the needs of the elderly or the disabled. In Seattle, by contrast, these structures can be built for any purpose. Because of this, private dormitories are starting to fill in the last remaining developable land in the U District's commercial core, displacing development that might otherwise address the severe jobs-housing imbalance in the area. In 2004, RNA will be educating local residents, businesses, other neighborhoods, the city council, and the Mayor's office of the need to tighten the land use codes so these substandard structures do not drive out all other alternatives.

RNA is also gearing up to respond to a plan to expand housing construction in the district scheduled to be announced in late January by the Mayor's office and city staff. While these plans are not yet public, early indications are that they will rely on increased building heights and tax breaks, rather than planning and cooperation with local residents and businesses, to increase housing construction. We will be monitoring these proposals closely and keep the community informed of upcoming plans.

Congregate Housing Threatens U District Choices (November 2003)

The University District Urban Center plan, part of Seattle's Comprehensive Plan, calls for a substantial amount of housing to be built in the area's commercial core, roughly the area between 43rd and 50th, and Brooklyn and I-5. Think of the possibilities: Loft-like live-work space for UW arts faculty and graduate students, with a public gallery below to show off (and sell) works to the public? "Green"-built apartment complex for a range of incomes with a basement containing a few hybrid "Flex cars" rather than a sea of SUV's? Large condo complex with a wide range of unit sizes and types, with a new, expanded "Y" below and a green courtyard at ground level?

These ideas may come to naught under current Seattle and UW policies. Loopholes in the city building code allow "congregate residences" - group homes originally intended for institutional uses such as homes for the elderly - are proliferating in the District, serving as private-sector dorms. These "dorms" are bereft of university oversight and on-site managers such as resident assistants. These units are subject to few requirements in code and can be crammed full of very tiny units.

Developers are able to underbid those who want to build standard housing units required to have the most basic amenities such as parking, kitchens and open space. Without changes in city regulations, and requirements for the university to provide adequate housing, these units will become the "solution" to the woefully inadequate provision of student housing. Students, currently tripled up in dorms, assure a ready market. As these residences proliferate, we can say goodbye to any effort to provide housing alternatives to the many commuters to the U who currently clog the roads during commute hours.

Until recently, these units have been built mostly in areas zoned for smaller buildings. Now, as developers search for vacant land, they are placing very large versions of these - think of rooming houses on steroids - in the commercial and multi-family areas zoned for 65 feet. One building currently under construction will house more than 100 people on a lot that recently contained two homes. Another large unit proposed for one lot on a street with modest houses would have included 6 stories of units but virtually no parking. Because of the vigilance of a local resident, who pointed out that the project would entail numerous building code violations; the project has been put on hold.

The RNA has initiated a project to encourage quality housing in the U-D commercial core, and to discourage substandard units such as congregate residences used as dormitories. This is not a "NIMBY" effort against affordable housing; city code already allows for "small efficiency units" that can be as small as 150 square feet that must contain at least a small kitchen and a bathroom. Congregate residences should be allowed when they serve an important institutional purpose and have oversight staff on site. We are exploring ways that other cities regulate (or prohibit) this housing and will be spreading our ideas in neighborhoods and in city government. If you are interested in helping us out on housing or related land use issues, send an e-mail to Mark Gardner at markg@speakeasy.org .