“A coalition of local organizations” is, as the Seattle Times reported this weekend, making plans to use the state’s environmental review process to halt the proposed upzoning of 27 areas of Seattle under the Mandatory Housing Affordability plan. But you won’t find a group representing most of Capitol Hill in the mix.

“These​ ​upzones​ ​are​ ​not​ ​needed​ ​to​ ​accommodate​ ​the growth​ ​that’s​ ​planned,” the statement released Friday from the Seattle​ ​Coalition​ ​for​ ​Affordability,​ ​Livability​ ​and​ ​Equity reads.​ “​The​ ​city​ ​already​ ​has​ more​ ​than​ ​twice​ ​the​ ​capacity​ ​in​ ​multi-family zoning​ ​to​ ​accommodate​ ​all​ ​the​ ​growth​ ​that’s​ ​coming,​ ​so​ ​who’s​ ​driving​ ​this​ ​land-grab?”

Development-focused conspiracy theories aside, the group appears to have what it takes — lawyers, money, and time — to gum up the effort to increase building heights in core areas around the city’s transit systems and help drive down Seattle’s soaring rents. The group said its lawyers ​would file​ ​an appeal​ ​against​ ​the​ ​Final​ ​Environmental​ ​Impact​ ​Statement​ ​(FEIS)​ on the plan ​to​ ​the​ ​Seattle​ ​Hearing​ ​Examiner on Monday.

None of the groups signing on with the coalition directly represent core areas of the Hill like Broadway or Pike/Pine or neighboring population centers like First Hill. Nearby supporters included the Eastlake and Cherry Hill community councils, the Save Madison Valley group that grew out of the fight to stop a PCC-centered development along E Madison, and the Jackson Place Community Council. The Madison-Miller Park Community group is the only organization currently signed-on to the coalition from an area of the Hill. The absence of larger, more influential Central Seattle groups like the Capitol Hill Community Council, the First Hill Improvement Association, or the Central Area Land Use Review Committee is notable.

Capitol Hill’s core is among the areas likely to see the greatest changes under the proposed upzonings. The MHA proposal released last month includes transitioning Broadway from around Cal Anderson Park all the way north to beyond Roy to 75-foot height limits and “neighborhood commercial” zoning that would allow seven-story buildings with commercial use throughout. Some of the bigger changes would come around the Miller Community Center where planners already backed off a more aggressive upzone.

Under the MHA framework, affordability requirements chained to the upzoning vary by “scale” and developers can choose to pay fees instead of including rent-restricted units.

Meanwhile, use of the State Environmental Policy Act to hinder and possibly halt the affordability upzones will further rile urbanists and developers who increasingly see challenges under the process as NIMBY posturing to sabotage development.

The coalition’s members claim the groups behind the legal challenge are also dedicated to increasing affordability in Seattle. “We​ ​share​ ​the​ ​City’s​ ​goal​ ​of​ ​affordable​ ​housing​ ​for​ ​those​ ​earning​ ​less​ ​than​ ​60%​ ​of​ ​Area​ ​Median Income,​ ​but​ ​it​ ​is​ ​simply​ ​not​ ​achieved​ ​by​ ​these​ ​upzones,”​ ​a ​”Lake​ ​City​ ​homeowner​ ​and​ ​affordable​ ​housing​ ​advocate​” ​quoted in the coalition announcement said.​ ​“That’s​ ​why​ ​we​ ​are filing​ ​an​ ​appeal,” said Sarajane​ ​Siegfriedt.​ ​”The​ ​real​ ​impacts​ ​that​ ​destroy​ ​and​ ​gentrify​ ​our​ ​low-​ ​and​ ​moderate-income neighborhoods​ ​are​ ​loss​ ​of​ ​affordability,​ ​community​ ​and​ ​livability.”

CORRECTION: The city’s goal is the creation of 50,000 units, “including preservation and production of 20,000 net new affordable homes.” Those who qualify for affordable housing include someone making less than $40,320 a year, paying no more than $1,008 for a one bedroom, or a family of four making less than $57,000 a year, paying no more than $1,296 for a two bedroom. MHA is hoped to drive creation of about 12% of the housing the city says is needed.

You can view the upzoning proposals here and navigate to specific addresses. Hashed areas indicate proposed zoning changes. The proposals came after months of public feedback after the framework for MHA was first set last fall.

Find the full statement from the Seattle​ ​Coalition​ ​for​ ​Affordability,​ ​Livability​ ​and​ ​Equity, below.

Twenty-four​ ​Community​ ​Groups​ ​Join​ ​to​ ​Appeal​ ​the MHA​ ​Grand​ ​Bargain​ ​Environmental​ ​Impact​ ​Statement

Neighborhood,​ ​housing​ ​and​ ​homeless​ ​advocacy,​ ​small​ ​business​ ​and​ ​environmental​ ​groups from​ ​around​ ​Seattle​ ​are​ ​holding​ ​a​ ​​press​ ​conference​ ​at​ ​12:15​ ​Monday​ ​in​ ​the​ ​City​ ​Hall​ ​foyer​​ ​to announce​ ​that​ ​they​ ​have​ ​formed​ ​an​ ​MHA​ ​EIS​ ​appeal​ ​coalition.​ ​Also​ ​Monday​ ​they​ ​are​ ​filing​ ​an appeal​ ​to​ ​the​ ​Final​ ​Environmental​ ​Impact​ ​Statement​ ​(FEIS)​ ​to​ ​the​ ​Seattle​ ​Hearing​ ​Examiner​ ​for citywide​ ​upzones​ ​known​ ​as​ ​the​ ​Grand​ ​Bargain.

The​ ​coalition​ ​is​ ​called​ ​Seattle​ ​Coalition​ ​for​ ​Affordability,​ ​Livability​ ​and​ ​Equity.

Jon​ ​Lisbin,​ ​small​ ​business​ ​owner​ ​and​ ​president​ ​of​ ​Seattle​ ​Fair​ ​Growth​ ​said,​ ​“We​ ​are​ ​worried about​ ​affordability​ ​and​ ​displacement.​ ​Our​ ​neighborhoods​ ​are​ ​so​ ​different​ ​that​ ​one-size-fits-all upzones​ ​don’t​ ​work​ ​well​ ​for​ ​residents​ ​or​ ​small​ ​businesses.​ ​The​ ​Final​ ​EIS​ ​completely​ ​neglects the​ ​differences​ ​between​ ​neighborhoods​ ​that​ ​are​ ​ripe​ ​for​ ​multifamily​ ​development​ ​such​ ​as​ ​Lake City​ ​and​ ​Northgate,​ ​and​ ​other​ ​racially​ ​diverse​ ​neighborhoods,​ ​such​ ​as​ ​South​ ​Park​ ​and​ ​Beacon Hill,​ ​that​ ​are​ ​mainly​ ​of​ ​older​ ​single-family​ ​homes​ ​owned​ ​or​ ​rented​ ​by​ ​lower-income​ ​families.​ ​The city​ ​is​ ​leaving​ ​low-​ ​and​ ​middle-income​ ​families​ ​with​ ​no​ ​place​ ​to​ ​go.”

Said​ ​David​ ​Ward,​ ​a​ ​Ravenna​ ​renter​ ​and​ ​president​ ​of​ ​the​ ​coalition,​ ​”It​ ​will​ ​make​ ​Seattle​ ​far​ ​more unaffordable​ ​and​ ​also​ ​make​ ​it​ ​more​ ​difficult​ ​to​ ​live​ ​here​ ​due​ ​to​ ​more​ ​traffic,​ ​not​ ​enough​ ​schools, more​ ​pollution,​ ​fewer​ ​trees,​ ​and​ ​a​ ​loss​ ​of​ ​the​ ​diversity​ ​of​ ​residents​ ​we​ ​currently​ ​have.” “I’m​ ​worried​ ​about​ ​moving​ ​out​ ​from​ ​my​ ​parents’​ ​home​ ​because​ ​I​ ​know​ ​it’ll​ ​be​ ​hard​ ​to​ ​find​ ​an apartment​ ​I​ ​can​ ​afford,”​ ​said​ ​Beacon​ ​Hill​ ​Council​ ​Member​ ​and​ ​UW​ ​student​ ​Cacima​ ​Lee.​ ​“And the​ ​idea​ ​of​ ​buying​ ​a​ ​home​ ​in​ ​Seattle​ ​is​ ​almost​ ​a​ ​joke.”

“Instead​ ​of​ ​invalidating​ ​all​ ​neighborhood​ ​plans,​ ​the​ ​city​ ​needs​ ​to​ ​support​ ​and​ ​celebrate differences​ ​while​ ​maintaining​ ​intact​ ​communities,”​ ​Christy​ ​Tobin-Presser​ ​of​ ​the​ ​West​ ​Seattle Junction​ ​Neighborhood​ ​Coalition​ ​added.​ ​“These​ ​upzones​ ​are​ ​not​ ​needed​ ​to​ ​accommodate​ ​the growth​ ​that’s​ ​planned.​ ​The​ ​city​ ​already​ ​has​ ​the​ ​more​ ​than​ ​twice​ ​the​ ​capacity​ ​in​ ​multi-family zoning​ ​to​ ​accommodate​ ​all​ ​the​ ​growth​ ​that’s​ ​coming,​ ​so​ ​who’s​ ​driving​ ​this​ ​land-grab?” Wallingford​ ​resident​ ​Susanna​ ​Lin​ ​states:​ ​”We​ ​have​ ​a​ ​school​ ​capacity​ ​crisis​ ​and​ ​the​ ​City​ ​is planning​ ​upzones​ ​without​ ​coordinating​ ​with​ ​the​ ​School​ ​District​ ​on​ ​a​ ​plan​ ​to​ ​build​ ​more​ ​schools. In​ ​addition,​ ​trees​ ​are​ ​disappearing​ ​at​ ​an​ ​alarming​ ​rate.​ ​What​ ​kind​ ​of​ ​future​ ​is​ ​this​ ​for​ ​our children?” ￼￼

The​ ​Grand​ ​Bargain,​ ​or​ ​Mandatory​ ​Housing​ ​Affordability-Residential​ ​(MHA-R),​ ​is​ ​a one-size-fits-all​ ​proposal​ ​by​ ​former​ ​Mayor​ ​Ed​ ​Murray​ ​and​ ​City​ ​planners​ ​that​ ​would​ ​give developers​ ​increased​ ​height​ ​limits​ ​and​ ​profitability​ ​in​ ​exchange​ ​for​ ​either​ ​building​ ​affordable units​ ​in​ ​their​ ​projects​ ​or​ ​contributing​ ​a​ ​fee​ ​in​ ​lieu​ ​of​ ​including​ ​them.​ ​In​ ​fact,​ ​according​ ​to​ ​the​ ​City, most​ ​developers​ ​have​ ​said​ ​they​ ​will​ ​decline​ ​to​ ​include​ ​rent-restricted​ ​units​ ​in​ ​their​ ​projects.​ ​They prefer​ ​to​ ​pay​ ​the​ ​fee.

According​ ​to​ ​Lake​ ​City​ ​homeowner​ ​and​ ​affordable​ ​housing​ ​advocate​ ​Sarajane​ ​Siegfriedt,​ ​the City​ ​Office​ ​of​ ​Housing​ ​then​ ​leverages​ ​the​ ​fees​ ​3:1​ ​mostly​ ​with​ ​federal,​ ​state​ ​and​ ​city​ ​tax​ ​funds​ ​to build​ ​low-income​ ​housing​ ​in​ ​other​ ​parts​ ​of​ ​Seattle.​ ​Most​ ​of​ ​the​ ​required​ ​affordable​ ​housing​ ​will be​ ​built​ ​in​ ​locations​ ​with​ ​cheap​ ​land,​ ​not​ ​in​ ​the​ ​neighborhoods​ ​where​ ​builders​ ​maximize​ ​profits by​ ​replacing​ ​older​ ​houses​ ​with​ ​costly​ ​new​ ​market-rate​ ​housing.​ ​Then​ ​there’s​ ​the​ ​delay.​ ​It​ ​takes four​ ​or​ ​so​ ​years​ ​for​ ​a​ ​nonprofit​ ​to​ ​receive​ ​City​ ​and​ ​state​ ​grants,​ ​assemble​ ​the​ ​rest​ ​of​ ​the​ ​funding, and​ ​construct​ ​a​ ​building,​ ​assuming​ ​they​ ​already​ ​have​ ​the​ ​land.”

“We​ ​share​ ​the​ ​City’s​ ​goal​ ​of​ ​affordable​ ​housing​ ​for​ ​those​ ​earning​ ​less​ ​than​ ​60%​ ​of​ ​Area​ ​Median Income,​ ​but​ ​it​ ​is​ ​simply​ ​not​ ​achieved​ ​by​ ​these​ ​upzones,”​ ​Siegfriedt​ ​said.​ ​“That’s​ ​why​ ​we​ ​are filing​ ​an​ ​appeal.​ ​The​ ​real​ ​impacts​ ​that​ ​destroy​ ​and​ ​gentrify​ ​our​ ​low-​ ​and​ ​moderate-income neighborhoods​ ​are​ ​loss​ ​of​ ​affordability,​ ​community​ ​and​ ​livability.”

Said​ ​West​ ​Seattle’s​ ​Tobin-Presser,​ ​”The​ ​purpose​ ​of​ ​an​ ​Environmental​ ​Impact​ ​Statement, required​ ​by​ ​the​ ​State​ ​Environmental​ ​Policy​ ​Act​ ​(SEPA),​ ​is​ ​to​ ​provide​ ​two​ ​or​ ​more​ ​alternatives​ ​to the​ ​proposed​ ​changes,​ ​to​ ​analyze​ ​as​ ​thoroughly​ ​as​ ​possible​ ​the​ ​impacts​ ​of​ ​the​ ​alternatives​ ​and to​ ​propose​ ​mitigation​ ​for​ ​those​ ​impacts.

The​ ​FEIS​ ​appeal​ ​coalition​ ​asserts​ ​that​ ​the​ ​proposed​ ​upzones​ ​won’t​ ​provide​ ​affordability,​ ​that​ ​the alternatives​ ​studied​ ​in​ ​the​ ​FEIS​ ​are​ ​completely​ ​inadequate,​ ​and​ ​that​ ​the​ ​impacts​ ​and​ ​mitigation must​ ​be​ ​analyzed​ ​neighborhood​ ​by​ ​neighborhood.