1. The Core Issue: “The Planning Mismatch”
The Draft One Seattle Plan proposes Lowrise 2 (LR2) zoning for the east side of 39th Ave SW (between Holly and Juneau). While the City’s 2D map identifies this as a “Neighborhood Center” expansion, the physical “ground-truth” contradicts the zoning intent.
2. Anti-Displacement: Protecting “Naturally Affordable” Housing
The City’s own 2026 Displacement Risk Indicators Dashboard identifies West Seattle as an area of heightened market pressure.
- The Teardown Incentive: Rezoning this residential mid-block to LR2 creates an immediate financial incentive for developers to demolish older, stable homes.
- Net Loss of Stability: Replacing multi-generational homes with high-end, market-rate condos does not meet the City’s social housing goals; it displaces current residents for higher-income luxury units.
3. Infrastructure Constraints: 8-Inch Sewer & Stormwater Capacity
- The Utility Gap: 39th Ave SW is currently served by an 8-inch sanitary sewer main, which is the minimum standard for single-family residences.
- Capacity Overload: Transitioning to LR2 (which can increase density by 400%) risks “surcharging” (overflowing) these lines during heavy rainfall, a risk already identified in SPU’s 2025 system reports.
- Drainage Risk: The 39th Ave slope makes the 70–90% lot coverage allowed under LR2 a severe stormwater runoff risk for downhill neighbors.
4. Topographical Reality: The Slope from Morgan to Raymond
- Massing Conflict: A 40-foot building (allowed in LR2) dropped onto our street’s steep grade will loom over neighboring properties, blocking sunlight and destroying privacy transitions.
- Narrow Access: 39th Ave is a residential interior street, not a transit corridor. It lacks the width and “spine” infrastructure required to support construction staging or increased urban-scale traffic.
5. The Proposed Solution: “Targeted Correction”
- Request: Maintain Neighborhood Residential zoning for the 39th Ave SW mid-block.
- Benefit: This allows for “middle housing” (ADUs/Triplexes) consistent with state law (HB 1110) while preserving the vital Residential Buffer that protects the core of Morgan Junction.