Madison Park Times Real Estate - June 2019 by Pacific Publishing Company

June 2019

Madison Park Times

Serving East-Central Seattle since 1983

Real Estate

MADISON PARK - WASHINGTON PARK - MADISON VALLEY - DENNY-BLAINE - MADRONA - LESCHI www .M adison P ark T imes . com

Community shares designs for Africatown Plaza Mixed-use affordable housing development following inclusive strategy By Brandon Macz

Madison Park Times editor The Africatown Community Land Trust is designing its mixed-use affordable housing development to be a cultural placemaker in the Central District, but not before the neighborhood has weighed in on what that looks like. Longtime residents and those wanting to return to the Central District after being economically displaced participated in the first Africatown Plaza Community Design Meeting on Thursday, May 23, inside a vacant retail space at the Liberty Bank Building. Africatown is partnering with Capitol Hill Housing to develop the south end of the Midtown Center superblock to include 138 affordable apartment units, ground-

Photo by Brandon Macz Past and present Central District residents participate in the first Africatown Plaza Community Design Meeting on Thursday, May 23. floor retail and Africatown office space. Lake Union Partners purchased the entire 106,000-square-foot Midtown Center property from the Bangasser family for $23.5 million in May 2018, making the

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southern 20 percent of the site available to Africatown for redevelopment. The property was acquired with a $4.5 million loan the Africatown LLLP entity — CHH and Africatown — received from

Seattle’s Office of Housing. Africatown CEO K. Wyking Garrett said he wants the design for Africatown Plaza to improve upon what was created with the Liberty Bank Building, which CHH also developed in partnership with Africatown, The Black Community Impact Alliance and self-sufficiency nonprofit Centerstone. “For one, we were not included in this phase for Liberty Bank Building project,” Garrett tells MPT, “so when we did get involved we were able to give more community involvement.” A memorandum of understanding with CHH committed the affordable housing developer to bringing on minority-owned subcontractors and business owners to fill Liberty Bank’s retail spaces. “For us, it’s about designing and building with, not designing and building for,” Garrett said, “so it’s important to get the ideals, include the process, building the community’s IQ around design and planning, so we’re not always subjected to other people’s designs and plans that happen to us.” AFRICATOWN, Page 7

JUNE 2019

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JUNE 2019

WSDOT will not preserve Montlake Market during State Route 520 Bridge replacement Transportation department cites cost of keeping building operational during construction; deal inked with Kemper Freeman to acquire site for $16 million By Brandon Macz

Madison Park Times editor WSDOT has decided not to preserve the Montlake Market during the Montlake Phase of its SR 520 Bridge Replacement and HOV Program. WSDOT spokesperson Steve Peer said the transportation department reached an agreement with property owner Kemper Freeman to acquire the Montlake Market and 76 station site for $16 million, and the building will be razed. WSDOT plans to use the site for staging construction equipment and materials. The Montlake phase of the SR 520 replacement includes a new West Approach Bridge South for eastbound traffic that will connect to the floating bridge over Lake Washington, a lid over 520 and a bicycle/ pedestrian land bridge east of the lid that connects the Washington Park Arboretum and East Montlake Park, and a major revision to Montlake Boulevard to accommodate the new bridge. The Montlake Market was removed and later added back into plans for a reconfiguration of Montlake Boulevard, which caused an outcry from the neighborhood and legal challenges. The Legislature passed

a proviso in 2018 directing WSDOT to preserve the market if possible. Design-build contractor Graham Contracting Ltd was selected for the Montlake Phase in October, and in January WSDOT shared what potential preservation of the Montlake Market could look like. Keeping the market building upright and operational was estimated to add 45 days to the project — about $50,000 more per day — or $15.3 million to $20 million in added cost. Just keeping the building, leaving it vacant and not operating during construction, was estimated to cost $7 million to $10.15 million. WSDOT reports legislators couldn’t support the additional project costs. An offer was extended to Montlake Market owner Scott Baker to have a popup location further away from the off-ramps on the property in a temporary building. If Baker declines, WSDOT would solicit offers for other pop-up market or food vendors to use that portion of the site. In any case, lease extensions for the market and 76 station are being negotiated. The Montlake Market is expected to continue operating through the rest of this year. WSDOT has set a timeline to close the gas station sometime this summer to per-

Photo by Brandon Macz WSDOT has decided it will not preserve the Montlake Market during the Montlake Phase of its SR 520 Bridge Replacement and HOV Program.

form additional soil and groundwater testing after petroleum-related contaminants were found during soil testing in December. Cleanup of the gas station site would likely occur in last into the fall, followed by the Montlake Market parcel after the building is demolished in early 2020. The entire Montlake Project is expected to be completed in 2023, and more in-

formation about next steps will be shared by WSDOT and Graham during a preconstruction open house 5:30-7:30 p.m. Thursday, June 6, at St. Demetrios Greek Orthodox Church, 2100 Boyer Ave. E. The open house will be followed this summer by the start of monthly public meetings and a Montlake Project drop-in information center opening. PROVEN RESULTS

ealogics Sotheby’s International Realty is proud to present The Madison Park Home & Garden Tour on Sunday, June 9th, 2019, from 12 to 4 pm. A walking tour of distinct neighborhood homes and gardens that highlight a broad range of innovative, classic and stylish design. Tickets for the tour cost $25 for adults with all proceeds benefiting McGilvra Elementary School to provide critical education support roles including music classes, art classes, reading specialists, math specialists and more. Tickets can be purchased at the Park House or through MadisonParkHomeTour.com .

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2019

Madison Park Home & Garden Tour Benefiting:

June 2019

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JUNE 2019

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Photo by Ravi Konjeti The Pioneer Association of the State of Washington hosted its first historical walking tour in Madison Park on Saturday, May 18, with plans for more in the future.

Pioneer Association of the State of Washington hosts first walking tour in Madison Park

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San Francisco Victorian Rowhouse

By Ravi Konjeti

MPT contributing writer The Pioneer Association of the State of Washington hosted its first historical walking tour in Madison Park, which was presented by the Pacific Northwest Historians Guild on Saturday, May 18. Local historians Junius Rochester and Jane Powell Thomas led a group of more 30 people on a tour of landmark locations in the neighborhood. The idea for the Madison Park Walk arose from other local historic walks put on by the Museum of History and Industry (MOHAI) and the Pacific Northwest Historians Guild. “I brought the walk idea up at a WA Pioneer board meeting and the previous president Junius Rochester volunteered to help,” said Steve Ellersick, trustee for the Pioneer Association of the State of Washington. “Junius and I contacted Jane, and she was all in.” Thomas is a local historian and author of the book, “Madison Park Remembered,” while Rochester, now a trustee for the Pioneer Association, recently finished writing the history of the Seattle Tennis Club. Ellersick, Thomas and Rochester joined forces with the Pacific Northwest Historians Guild and Madison Park Community Council to plan and curate the walk. “I want people to come learn, enjoy friendship, get some fresh air and exercise,” Ellersick said. “It will be fun.” Walkers started arriving at the Pioneer Hall at 10 a.m. and were met with cookies and refreshments before the sunny summer morning walk. Some folks came from the local Madison Park area while others came from across the city to learn more about the neighborhood. “Judge John J. McGilvra bought 420 acres of land [in the Madison Park area] for $5 an acre. Today’s tour will walk through that land that he owned,” Thomas said. The two-hour walk consisted of 13 stops within the 2 1/2 mile loop started at Pioneer Hall, including Madison Park Beach, McGilvra Elementary and the Seattle Tennis Club. Madison Park was home to Seattle’s first baseball field and the 1890s Music Palace. McGilvra spent much of his energy developing the Madison Park area into a recreation area. Madison Park became a neighborhood of families and pioneers during the

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Photo by Ravi Konjeti Local historians Junius Rochester and Jane Powell Thomas led the walking tour. early 1900s. While landmarks like the Music Palace and Ferry Service no longer exist, other locations are still standing and open to the public. Pioneer Hall, built in 1910 on land donated by McGilvra in 1902, currently houses the Daughters of the Pioneers, Seattle Chapter No. 1, the Fiske Genealogical Library and Colonial Dames of the State of Washington. Incorporated on December 5, 1895, the Pioneer Association of the State of Washington is the oldest historical organization in the state. “There is a willow tree on the shore of Lake Washington, east of Pioneer Hall, that is from clippings that were brought to Seattle from George Washington’s tomb,” said Ellersick when kicking off the tour. The Pioneer Association’s goal is to make this a recurring event for years to come, with increased membership and attendance. The proceeds from this walk will be used to run future events and walks. The Pioneer Association’s 147th anniversary gathering will take place at Pioneer Hall on June 23 and is open to the public. The event will kick off with a business meeting followed by a guest talk by Joe Martin, who will provide a perspective of homelessness in Seattle. A no-host salmon bake luncheon will follow the talk.

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JUNE 2019

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Upcoming Event

2019

Madison Park Home & Garden Tour Benefiting:

June 2019

JUNE 9TH 12-4 PM | HOME & GARDEN TOUR 2019

JUNE - AUGUST | ZOO CONCERTS

JUNE 1ST, 8TH, & 9TH | FREE STATE PARK DAYS

The Home & Garden Tour is back with all proceeds funding much needed supplies at services for McGilvra Elementary School. Purchase tickets and find more information at MadisonParkHomeTour.com.

ZooTunes features world-class artists at Woodland Park Zoo. One free child age 12 or younger per adult. The evening promises to be fun as you groove under the summer sun. For more information visit Zoo.org.

Washington State Parks offers several free days where a pass isn't required. June 1 ST is National Trails Day. June 8 TH is National Get Outdoors Day, and June 9 TH is Fishing Day. For more information visit Discoverpass.WA.gov.

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JUNE 2019

Be water wise during summer months Steve Lorton Tree Talk

“W

hen most of America is singing ‘June is bustin’ out all over,” we’re in our woolies and slickers and loving it. Summer doesn’t arrive here until mid-July and we have the greenery to prove it. Those are the words I’d use to defend our climate when friends in other parts of the country would make cracks about rainy Seattle. How suddenly times can change. Google’s weather forecast for the coming month is warmer than normal temperatures, with dry, sunny days. It’s plain scary, and I fret this is the new normal. Adding to the anxiety is the reality that, with reduced precipitation, there are more people in the Pacific Northwest using water. OK, gardeners: start learning the tricks of water wisdom now. Grow your knowledge as you reduce your consumption. An ounce of conservation can stave off a pound of suffering. Surely you’ve already mastered some of the basics: shorter showers, fewer flushes, no running faucet as you prepare for or clean up after meals. Simple stuff. Reduce the amount of lawn in your garden starting now and as the years progress. Let what grass you have assume what I call “The Tuscan Look” — brown in the hot months. The rich, green color will come back in November. Water beds weekly and well, getting up early to irrigate. The water you apply will soak into the ground, where plants can use it before the sun gets hot and you watch steam rising from the soil. You won’t be witnessing evaporation. Thorough, deep soaking is preferable to a daily spritz. You can also water in the evening, but that risks the development of mildew as moisture clings to plants through the dark, cool nights. Early morning is best. There are many commercial mulches available with which to top beds. The “Chop and Drop” method is also good. As you groom and prune, cut up the clippings and spread them around under vulnerable plants. A 4-inch-deep layer is not excessive. Or try this: soak the ground. Then cover beds with an overlapping patchwork of newspaper, 10 to 12 sheets thick. Soak the paper. Then cover the paper with a decorative layer of commercial mulch or gathered vegetable matter. The water-retention benefits of this system are amazing. Newly planted trees require 15 gallons of water a week. Those green plastic bags you see attached to the trunks of seedlings, often called Tree Gators, work well. Fill them. Over a 5- to 9-hour period, the water will slowly leak out, saturating the ground around the thirsty roots. Trees should only need this kind of irrigation for the first two growing seasons. I once knew a frugal and inventive gardener who took empty 15-gallon plastic detergent buckets, drilled five tiny holes in the bottom of each one, set it beside his newly planted trees and filled them with water. It worked quite well: drip irrigation from a recycled reservoir. If you like floriferous summer containers, water them well, once planted. Then give them a drink around the base of each plant daily. Years ago, covering a story on the hanging baskets of Victoria, British Columbia, the head gardener gave me a great tip:When you’re planting the baskets, make the camouflaging nest of moss, then put an aluminum pie plate in the bottom of each one, then the potting soil, then the plants. With that pie pan down there, it will keep the water from running out the bottom and the baskets will stay moist much longer. Similarly, you can cut a generous circle of plastic from a lid you’d normally pitch. Put that over the drain hole of the pot before you add the soil. This forms an imperfect seal and dramatically slows the escape of the water. You’ll irrigate, with watering can or hose. The water will fill to the brim, temporarily flooding the pot. You’ll literally see air bubbles come up through that water as the soil soaks. Think about drought-tolerant plants. There are so many lively, colored yuccas available now for beds and pots. The big Sedums are another good option. Talk to your nursery person. Thankfully, City TALK, Page 10

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O F F E R E D AT $ 1 , 6 9 5 , 0 0 0

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Pacific Publishing Company – Queen Anne & Magnolia News • Madison Park Times • City Living Seattle

JUNE 2019

Ju S d

Medina | $8,225,000

Medina | $30,000,000 Ava le f P urchase

Broadmoor | $2,795,000

Washington Park | $2,895,000

Please contact me for a private tour of any of my active listings. Or, if you are considering selling your home this spring or are searching for your dream home, please contact me for a confidential and complimentary consultation. 206.919.6605 | lisaturnure@cbbain.com | LisaTurnure.com To see my other active listings and sales, please visit my website at lisaturnure.com

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 AFRICATOWN, from Page 1 Design meeting participants first drew an image or symbol they felt represented the black experience in the Central District, and then were given posters of Africatown Plaza’s footprint along Spring Street, between 23rd and 24th avenues. Using cutout pieces representing apartments, entryways, retail spaces and multiple amenities, groups collaborated on designs, with each table sharing what they came up with at the end of the meeting. “It should be done that way, right?” said Muammar Hermanstyne, formerly a project manager at CHH and now real estate development lead for Africatown. “It’s called community development.” GGLO architecture firm principal Jon Hall told attendees the design team would incorporate input from the May 23 meeting into a concept design to share at a later meeting, with a final schematic design expected by the end of summer. Fundraising will ramp up after that, and Hermanstyne said he expects financing to be similar to Liberty Bank, with Office of Housing funding and 4 percent low income housing tax credit bonds. Hall said the project could break ground by fall 2020 if everything goes according to plan. Edd Hampton was raised in the Cenral District, but now lives in West Seattle, he said. Hampton came out to help shape Africatown Plaza with the hope of someday living there. He said he wants to see tech incubator space to help people gain skills, and he also wants the development to offer restaurants, clothing stores and maybe a grocery spot. “I want to see it all in one place,” Hampton said, “because you don’t see black communities with just everything in one place.” Creating spaces that empower residents and provide them with marketable skills was among the top asks from the community. Dr. Jewel Sae-Tiew said another important amenity

Photo by Brandon Macz Africatown Community Land Trust real estate development lead Muammar Hermanstyne and Africatown CEO K. Wyking Garrett address participants at the design meeting. for Africatown Plaza would be youth activity spaces that keep them close to home and safe. That sentiment was echoed by 8-year-old Saire Williams-Bullen, who also wanted an art studio at Africatown Plaza and stoops to sit on. Sae-Tiew grew up on 32nd Avenue, but ended up moving to Redmond because it’s more affordable. “This is my neighborhood,” she said. “When Wyking put it out that this meeting was going on, I made a point to come out.” Beryl Fernandes, an urban planner who provides student mentorship from Rainier Valley to Rainier Beach,

also pointed out the story booth her group put on the table, with a gathering space for elders nearby. “They have wonderful stories going back decades,” she said. Fernandes said she saw representatives of the diversity that once existed in the Central District at the May 23 meeting. “How do you generate this kind of energy?” she said. “There’s no formula.” It’s her hope that other developers follow Africatown’s model of community development, bringing together stakeholders first and designs second.

JUNE 2019

Market looks good for buyers, sellers as season approaches Address 1616 41st Ave E #304

Homes Closed in Madison Park, Madison Valley, Washington Park, Denny Blaine, Broadmoor, Leschi and Madrona in May 2019 Square Lot Size Year Built CDOM Bedrooms Bathrooms Original Price Footage Acres 1959

680

0.331

$425,000

Selling Price

LP/Sp

$395,000

93%

2501 Canterbury Lane E #221

1967

891

3.32

$530,000

$540,000

102%

1615 43rd Ave E #102

1984

900

0.113

122

1.5

$649,950

$635,000

98%

2360 43rd Ave E #405

1966

1,025

1.501

$699,950

100%

2335 41st Ave E

1940

700

0.062

$599,950

$715,000

119%

1110 32nd Ave E

1903

1,740

0.122

$819,000

$800,000

98%

2040 43rd Ave E #507

1961

1,041

$799,900

$825,400

103%

2040 43rd Ave E #301

1961

975

$849,000

$829,000

98%

2320 43rd Ave E #202-A

1968

1,045

1.75

$850,000

$860,000

101%

3216 E Mercer St

1980

2,330

0.16

2.5

$1,295,000

$1,180,000

91%

1106 32nd Ave E

2000

1,450

0.122

$1,198,000

$1,190,000

99%

617 33rd Ave E

1957

1,810

0.124

$1,375000

$1,325,000

96%

1820 McGilvra Blvd E

1931

2,830

0.092

$1,375,000

$1,405,000

102%

2000 43rd Ave E #103

1985

1,752

0.495

131

1.75

$1,795,000

$1,673,000

93%

2317 42nd Ave E

1928

2,912

0.101

3.25

$1,569,000

$1,760,250

112%

2327 McGilvra Blvd E

1947

3,430

0.115

2.5

$1,798,000

$1,811,000

101%

1215 McGilvra Blvd E

1940

4,900

0.179

228

3.25

$2,250,000

$2,020,000

90%

2311 42nd Ave E

2003

4,457

0.114

223

3.25

$2,250,000

$2,125,000

94%

1269 Parkside Dr E

1926

3,960

0.181

3.25

$2,600,000

$2,200,000

85%

2135 Broadmoor Dr E

1949

4,580

0.204

114

$2,850,000

$2,675,000

94%

1414 Shenandoah Dr E

1929

4,390

0.229

146

3.25

$3,175,000

$2,850,000

90%

2018 Broadmoor Dr E

2008

5,020

0.165

4.25

$3,995,000

$3,365,000

84%

3309 E Valley St

2015

4,180

0.165

3.25

$4,150,000

$3,750,000

90%

1101 McGilvra Blvd E

1954

6,040

0.179

541

4.25

$4,950,000

$4,400,000

89%

3719 E Highland Dr

1910

7,111

0.331

6.25

$6,995,000

$6,895,000

99%

1.26

Presha Sparling 206.799.2851 presha@gbk.com

Riley Sparling-Beckley 206.799.1572 riley@gbk.com

Timeless Madrona Tudor 4 Beds / 3.5 Baths / 3,660 sqft 915 37th Avenue

Evan Wyman Property Views

pring has sprung and so have the opportunities for buyers. Most areas saw an increase in available homes, and as we head into the peak buying-and-selling season, buyers have a bit more time to look at new inventory and make a thoughtful decision. For sellers, the good news is that prices are still very stable and continue to increase in our neighborhood. In addition, sellers are experiencing brisk activity thanks to low mortgage rates and increased opportunity for buyers with the additional inventory. Despite the slight slowdown, many sellers continue to experience multiple-offer situations within certain price ranges as buyers are convinced this is a great time to buy a home. Overall, we are continuing the transition to a healthy, more balanced market, and we expect the good momentum to continue with the strong job growth in our region, and a growing national economy. Buying a home continues to be a wise investment in Greater Seattle. Let’s dig into the numbers a bit closer:

Madison Park Jan. 1-May 25, 2018 • 35 sold homes • Average sales price: $1,840,961 • Average days on market: 28 • Average price per square foot: $723 • Lowest Sales Price: $560,000 • Highest Sales Price: $3,950,000 • Selling at 100.85 percent of last listed price

Madison Park Jan. 1-May 25, 2019 • 25 sold homes • Average sales price: $1,876,944 • Average days on market: 79 • Average price per square foot: $684 • Lowest sales price: $395,000

• Highest sales price: $6,895,000 Selling at 97.8 percent of last listed price These numbers show our market is good for both buyers and sellers. For buyers, the time they desire to make a well-informed decision is now available. For sellers, even though homes are on the market longer, and the sale prices are slightly below the list prices, the average sale price has actually risen in the Madison Park area. Real estate has proven to be an excellent investment for homeowners in our neighborhood and, according to all indicators, will continue to be a sound bet. We may see an increase in the number of highend homeowners looking to sell before 2020. Washington lawmakers recently passed a bill that will implement a graduated real estate excise tax (REET) going into effect on Jan. 1, 2020: • 1.1 percent of the selling price below $500,000 • 1.28 percent of the selling price between $500,000 and $1.5 million • 2.75 percent of the selling price between $1.5 million and $3 million • 3 percent of the selling price over $3 million. These new rates do not include the 0.5 percent tax imposed by King County. Call me for more information on what the new graduated REET means for you. Our region continues to be a big draw for people all over the country and the world. For the first time ever, Washington came in first on US News & World Report’s Best States list. “This confirms what we, in Washington have always known,” Gov. Jay Inslee told U.S. News, “that our state is great for businesses, workers, and investments, coupled with natural beauty and innovative, creative people.” As the home of Microsoft, Starbucks, Amazon and myriad booming tech companies, the state received top-five rankings for economy and infrastructure, as well as education and health care. The University of Washington is considered one of the top research universities in the world, and remains a highly desirable choice for those seeking topVIEWS, Page 11

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JUNE 2019

National Development Council completes unreinforced masonry retrofit funding report SDCI to come up with policy options for review by mayor’s office By Brandon Macz

Madison Park Times editor A long-awaited report assessing funding options for retrofitting unreinforced masonry buildings should the Seattle City Council decide to make such upgrades mandatory is now complete. While the number of URMs in the city is lower than previously reported, the total cost of seismically upgrading around 944 private buildings in Seattle is estimated at $1.28 billion. A Technical Advisory Committee was formed in 2008, and a URM Policy Committee was convened in 2012, to explore the issue and come up with recommendations to the city council based on concerns about structural safety in the event of a major earthquake, which experts now predict could occur within the next 50 years. The committee was reconvened in 2016, after an inventory of more than 1,000 URMs was compiled. The city council passed a statement of legislative intent in the 2018 budget to address URM buildings where seismic retrofits are most critically needed, including reaching out to the public and mitigating the financial impacts. A full re-

Photo by Brandon Macz The National Development Council has a report prepared for the City of Seattle that looks at how public and private financing could be used to help property owners should the city mandate seismic retrofits of unreinforced masonry buildings. port was expected by March at that time, according to the SLI. “Retrofit policies must be mandatory and clearly defined,” according to the Funding URM Retrofit report from the National Development Council. “In the peer cities reviewed, successful policies limited ambiguity by providing clear retrofit guidelines and a compliance period that was enforced. This finding reaffirms what was found by the URM Policy Committee during their process. Even the successful cities had to adjust incentives and

develop new solutions to account for the costs that mandatory policies impose on private building owners. Without a mandatory policy, however, there would be limited attempts at ingenuity and creativity needed to fully address this critical issue.” The report recommends providing building owners with third-party design and engineering resources, and to expedite reviews and permitting within the Seattle Department of Construction and Inspections by creating a separate internal team

to handle URMs. The 944 unreinforced masonry buildings identified in the report represent 10,401 residential units housing 22,050 people. Around 51 percent were identified as requiring a full seismic retrofit while 28 percent would be required to meet a minimum “Bolts +” retrofit that entails bracing the exterior masonry walls to the floors and roof. Thirty-seven buildings provide 1,559 designated affordable housing units, while many older URMs are naturally affordable. The city council has previously expressed concerns about a seismic retrofit mandate impacting property owners to the point that they sell their buildings for redevelopment, causing further displacement at a time when housing affordability and homelessness are heavily in the public spotlight. If these buildings are not reinforced, however, a high-magnitude earthquake would result in displacement and casualties. A hypothetical three-story, 22,000-square-foot mixed-use building in the report was estimated to cost $642,000 to retrofit to meet the Bolts + standard. Eighty-nine percent of buildings in Seattle’s URM inventory are four stories or less. Nearly 25 percent are one-story buildings in need of a “Bolts ++ Frame” retrofit, which is at a level between a Bolts  RETROFITS, Page 11

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JUNE 2019

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Councilmembers talk about making accessory dwelling unit creation, rents more affordable By Brandon Macz

Madison Park Times editor With all legal challenges currently settled, the Seattle City Council is pushing forward with revised legislation meant to make it easier and more financially attractive to build accessory dwelling units in single-family neighborhoods. The Queen Anne Community Photo courtesy of City of Seattle Council lost its appeal of a final environmental impact statement The Seattle City Council’s Sustainability and Transportation addressing the proposed land Committee is reviewing legislation to ease restrictions on building use code changes on May 13, accessory dwelling units, such as backyard cottages, in single-family the FEIS being required by the neighborhoods. Seattle Hearing Examiner after QACC challenged the Office of in lots with a minimum of 3,200 fall budget season, she said. If a single tree on a lot were prohibPlanning and Community Devel- square feet, or two AADUs. Providing off-street parking iting creating an accessory dwellopment’s determination of nonwould not be required, and the ing unit, she said, she’d like to significance in 2016. “Given the groundbreaking property owner would not have to consider allowing a homeowner nature of some of the features of live in any of the dwelling units. to make a payment to replace the the proposed legislation, it is im- One year of continuous owner- tree elsewhere. If a second ADU is created in possible to know whether none, ship would be required to build a second accessory a new structure, such as a backsome, or all of the dwelling unit. ill effects claimed yard cottage or carriage house “I think there’s Lots with two (DADU), it must meet a green by Appellant will come to pass,” opportunity going ADUs could house building standard, which is a code Deputy Hearing forward to find that 12 unrelated peo- change not included in the preple, which QACC ferred alternative studied in the Examiner Barbara sweet spot to help argued would result FEIS. A DADU on a 30-50-footDykes Ehrlichman wrote in her deci- out homeowners.” in up to nine cars wide lot would be allowed to per single-family reach 15 feet in height, or 18 feet sion, adding that’s Mike O’Brien, lot. The city ana policy debate the with a green roof. Seattle City Council, ticipates one vecity council now Mother-in-laws (AADUs) District 6 hicle per ADU. If a faces. have been allowed since 1994, property is already QACC Land Use and backyard cottages since 2010. Review Committee chair Martin required to provide an off-street Only 600 DADUs have been creKaplan, who spearheaded the ap- parking space, creating an ADU ated since then, which represents peal, cited that line from the hear- would not allow that property less than 1 percent of eligible sining examiner’s decision during owner to eliminate that parking gle-family lots, according to draft public comment before the coun- space. District 7 Councilmember legislation sponsored by Councilcil’s Sustainability and Transpormember Mike O’Brien. tation Committee on Wednesday, Sally Bagshaw said she wanted Annual average ADU producMay 29. He said the environmen- to find ways to minimize offtion in Seattle is at 160 units, far tal impact statement should have street parking impacts, suggesting lower than the average 732 in been able to inform the council something like restricted parking Vancouver, British Columbia, or and public of the potential impact zones, where a homeowner and the 270 produced in Portland. of the land-use changes and how ADU resident would each have a Those building ADUs in Seattle sticker authorizing them to park to mitigate them. are primarily white and wealthy there. Under the proposed changShe also wanted to address con- homeowners. Councilmembers es, lots in single-family zones could have an attached acces- cerns about the loss of tree canopy at the May 29 committee meetsory dwelling unit (AADU) and in the city in general, but revised ing stressed the importance of not 1,000-square-foot detached ac- legislation in one of her commitADUS, Page 11 cessory dwelling (DADU) unit tees isn’t likely to be ready by the

 TALK, from Page 6 People’s Garden Store will still be going strong this summer. They never fail to offer impeccable advice, practical as it is beautiful. Now is as good a time as any to say to those folks down there in the Valley that Madison Park is going to miss you. Thank you for

years and years of joyful gardening wisdom and flair. Methinks the days of creating your own backyard typhoon are over. How I loved going out there and soaking up, down and all around until the garden virtually dripped like a secret garden in New Orleans after a downpour. No more. Now hydro-stinginess is a necessity, but it should come at no cost to our enjoyment of gardening. It’s really a matter of how you take it in, what you do with it. It’s fair to say that gardening can be as much fun on the dry side as humor. All the same, pray for rain.

Pacific Publishing Company – Queen Anne & Magnolia News • Madison Park Times • City Living Seattle

2019 Madison Park Home & Garden Tour to benefit McGilvra Elementary By Brandon Macz

Madison Park Times editor There’s still time to buy tickets for the 2019 Madison Park Home & Garden Tour, which every year benefits McGilvra Elementary students. Lead sponsor Realogics Sotheby’s International Realty is curating the tour. It’s a great way for people to meet their neighbors, and for Realogics to support the community, said real estate agent and McGilvra alum Leslie Dickinson. Dickinson said plans for this year and the future will be to focus more on gardens. “It’s just much less intrusive. That also is sort of in keeping where the garden tour started many years ago,” she said. “Even opening up the garden has become very challenging.” The McGilvra PTA helped put out the call for entries for the Madison Park Home & Garden Tour, which last year provided $4,000 in proceeds to help elementary students, down from $10,000 in 2017, when the tour was revived. The Madison Park Garden Club had put on a home and garden tour since the 1980s, which ended years ago. Realogics worked with the PTA to bring it back as a fundraising opportunity for McGilvra Elementary.

Photo by Brandon Macz Kids running around in The Secret Garden of Syliva Duryee during the 2018 Madison Park Home & Garden Tour. Funds are used to support a food pantry for McGilvra students experiencing food insecurity, math and reading specialists, a guidance counselor, and art and other programs that are not fully supported by Seattle Public Schools dollars, said Shanna Kritser, fundraising chair for the McGilvra PTA. “It all goes into the pot, and then we figure out where it’s needed,” she said. Dickinson said host homeowners don’t have to have million dollar homes or expansive gardens to be a host. If people are proud of their homes, whatever its size or style, they’re welcome to be a part of the tour. Last year’s tour included a mix

 ADUS, from Page 10

Committee holding public hearing on Tuesday, June 11 only making ADUs affordable to build but also affordable to rent. Aly Penucci with Central Staff addressed a proposal by O’Brien to require a second ADU on a property only be allowed if it were rent- and income-restricted. That kind of incentive zoning would require a 50-year term of affordability under state law, she said, which likely would discourage homeowners from developing a second ADU. Councilmembers responded favorably to the potential for a loan program the city could offer to homeowners wanting to construct an income-restricted accessory dwelling unit, which Penucci said would not fall under the same restrictions as incentive zoning. “I think there’s opportunity going forward to find that sweet spot to help out homeowners,” O’Brien said, particularly those with affordable housing creation as their

 VIEWS, from Page 8 notch health care. Madison Park’s reputation as a beloved in-city neighborhood for its community feel, tree-lined streets and beautiful homes continues to engage homebuyers. Buffered by Madison Park Beach on one end and the Washington Park Arboretum on the other,

of new development and longtime Madison Park homes. “Some of the homes were amazing, but some of them were modest,” Dickinson said. “They weren’t over the top, they were just pretty and worth seeing.” The tour runs noon to 4 p.m. Sunday, June 9. People can stop by Realogic’s Park House, 4031 E. Madison St., that day or the night before to pick up a tour map and the wristband that provides them entry to the homes and gardens. Tickets can be purchased for $25 at Park House or at MadisonParkHomeTour.com. Children under 16 can join the tour for free if accompanied by a paying adult.

motivation for creating an ADU. University District resident Ruedi Risler expressed concern about the legislation not requiring owner occupancy, which he said would result in real estate investors buying homes and turning them into boarding houses for college students. Penucci said the city found removing the owner-occupancy requirement had a significant impact on increasing the number of ADUs built in Seattle. In addressing concerns about speculation, Penucci said developers and investors generate more profit from selling large homes than from renting out three units. Architect Sheri Olson, who serves on the American Institute of Architects (AIA) Seattle’s Housing Task Force, delivered the group’s support for the draft legislation. As a residential architect, Olson said, she has heard a lot of interest from homeowners looking forward to the land-use changes taking effect. Emily Johnston, a member of the climate justice organization 350Seattle, also expressed support for the legislation and a desire to create her own accessory dwelling unit once it becomes less restrictive. The Sustainability and Transportation Committee will hold a public hearing at 5:30 p.m. Tuesday, June 11, and then meet a week later to potentially vote the legislation and any amendments out of committee.

our neighborhood offers a beautiful natural landscape as well as a vibrant business district. The desire to be an active member of a local community is strong — having shops, coffee, cafés, fine dining and pubs within strolling distance is a valuable asset for the Park. While many of our residents work in the city or on the Eastside, when they get home in the evenings, they appreciate the opportunity to find everything they need in our neighborhood. Let’s continue to support our local businesses.

JUNE 2019

 RETROFITS, from Page 9 + upgrade and full retrofit. “Seismic retrofits do not, in and of themselves, increase the economic value of buildings,” the report states. “The fundamental objective of a mandatory retrofit program is improved public health and safety during a catastrophic event. In general, building improvements increase value and that increased value could off-set the costs for the retrofit. In our research, however, we have not found evidence that retrofitted buildings currently command higher rental rates in the rental market.” The report also recommends extending the special valuation program, where landmark buildings are assessed with rehabilitation costs subtracted for up to 10 years. Extending the program to a 12-year deferral program, the same duration as the Multi-Family Tax Exemption program, would require legislative approval. The report also recommends counting additional costs outside construction in making reduced valuations. URMs owned by nonprofits will need public funding, according to the report, particularly affordable housing buildings that are limited in revenue to support additional debt through private financing. One way retrofits could be funded is by “retuning” Seattle’s Transfer of Development Rights program to allow property owners to sell unused development capacity. There are 210 URM buildings identified in the report with capacity to transfer roughly 2.6 million square feet “or 14% of the current program capacity.” That potential fluctuates, however, and the program also competes with other less costly development incentives, according to the report. The National Development Council’s report also recommends using federal funds for large public infrastructure projects to identify landmark buildings and districts that may be impacted by that work and include mitigation and retrofit assistance. Nearly 30 percent of the URM inventory captured in the report is within a landmark district or are landmark buildings. “There is limited interest from national philanthropy to fund seismic retrofits. While many are active in resilience and climate change investments, they do not yet view earthquake preparedness as part of their resilience strategy,” the report states. “This may change as more cities expand their collaboration with philanthropy and capital markets and promote seismic retrofits as a resiliency issue.” While there are many options available for mitigating some costs, the report expects more action to be taken once a complete financing strategy that includes public, nonprofit and private resources is actualized. “In the longterm, building owners and tenants benefit from greater safety and potentially lower recovery costs for a retrofitted building, and the greater public benefits from increased safety and resilience in the event of an earthquake,” the report states. “The immediate financial cost, however, largely falls onto private building owners who, at least in the short term, do not receive significant economic benefits from seismic retrofits.” Seattle Department of Construction and Inspections spokesperson Bryan Stevens said SDCI will use the report to come up with policy options to be reviewed by Mayor Jenny Durkan. Those options are expected to be delivered to the mayor’s office by the end of the year. The department will also revisit work by the technical committee and its recommendations in 2011, making adjustments based on existing building codes. SDCI will explore local tools that could be used, such as the transfer of development rights, though it’s difficult to settle on a fixed market price that could be applied to a policy, Stevens said, and then there needs to be developers willing to buy those rights.

As of press time, there are currently 23 homes for sale in Madison Park, including Broadmoor. The most expensive is a Washington Park home on nearly 1.5 acres for $15 million, and the least expensive is a Washington Park Tudor listed for $1.42 million. With the prime buying and selling season soon upon us, we believe the market will remain positive for both buyers and sellers. If you have given any thought to taking advantage of the continued strong market, now may be the time for you to make your move.

Our Compass experts have a long history in Madison Park, and are ready to help you navigate this market to your advantage with the latest technology, top-notch marketing and proven pricing strategies. If you’re buying, our knowledgeable and savvy agents will help you achieve success in this still competitive market. Evan Wyman is a managing broker at Compass and a Madison Park resident. Reach him at evan.wyman@compass.com.

JUNE 2019