Seattle: Housing in the stadium Transition Area Overlay District
Seattle City Council Bill 120933, now approved by the City Council, amends the Seattle Municipal Code, specifically Sections 23.74.002 and 23.74.008, to permit residential uses within the Stadium Transition Area Overlay District (STAOD). This change aims to diversify land use in the area surrounding Lumen Field and T-Mobile Park, which is currently zoned primarily for Urban Industrial (UI) use.
The STAOD, designed to foster a pedestrian-friendly environment, has historically restricted residential development. The approved amendment seeks to remove these restrictions, allowing residential projects as conditional uses within the UI-zoned sections of the district. This aligns with the city's goal of increasing workforce housing and revitalizing the area beyond event days.
While housing is generally permitted as a conditional use in most UI zones, the STAOD has maintained specific prohibitions. The approved bill removes these barriers, enabling residential development that meets specified conditions, including the removal of the 200 foot major truck street setback.
The approved ordinance sets forth requirements for residential projects, including density limits, sound insulation, and air quality considerations. It also mandates that these projects be part of mixed-use developments, integrating non-residential uses permitted in UI zones.
A significant component of the ordinance focuses on affordable housing. Specifically, it stipulates that to qualify for residential use, a minimum of 50 percent of the dwelling units must be made available at affordable rent or affordable sale prices for a period of 75 years. The affordability standards are tiered, with units designated for households earning up to 60 percent of the area median income (AMI) for studio efficiency dwelling units (SEDUs), 80 percent of AMI for studio and one-bedroom units, and 90 percent of AMI for two-bedroom and larger units. The ordinance incorporates standardized procedures and definitions established by the Office of Housing for the administration of Chapter 5.73 of the Seattle Municipal Code. Additionally, dwelling units eligible for the Multifamily Housing Tax Exemption can be counted toward the required 50 percent minimum.
The legislation acknowledges potential challenges, such as noise, air quality, and safety concerns related to the area's proximity to industrial activities and major transportation corridors. To address these, the ordinance includes provisions for sound insulation, air filtration, and landscaping.
The approved legislation also addresses potential impacts on vulnerable communities, recognizing that the STAOD is located in an area with socioeconomic disadvantages. Allowing for more housing, including affordable housing near transit and jobs, is seen as a potential benefit. However, the area's environmental and safety challenges are acknowledged, with mitigation measures included in the ordinance. Climate change resiliency, particularly concerning liquefaction and sea-level rise, are also addressed, requiring careful building design and potential restrictions on ground-level residential development.