King County Council’s Zoning Law Changes VashMauria
By Bernie O’Malley, Vashon Mayor 2016
Some people will see this page as an open letter to Teresa Mosqueda, our Elected representative at King County. Some people will listen to her luncheon-style Zoomer for answers. A few weeks ago, I wrote 2 whole pages in The Loop with 6 questions about Zoning Law changes for VashMauria. I’m told the pages rang very few bells Overtown on James Street. All my 2,200 words asking for 9 Electeds brought us just 1 Official for a TV lunch. No disrespect intended, just wanted more viewpoints. So sorry for my miserable failure.
Failure doesn’t deter the Irish, but offers a lesson. Maybe just 1,000 words with 3 simple questions is a better approach. So here goes another try:
- WHO IS ASKING FOR THESE CHANGES
- WHY NOW
- WHY HERE
The 1st question is the easiest to answer: the very powerful combination of the Federal, State, and County governments are loudly demanding more, cheaper, affordable housing. NOW, NOW, NOW. No Elected official can ignore the volume, the demand, the zoning changes required to make it happen. One way at County level is to change the permit process: often 2-3 years for a Single Family Residence, almost 4 years for a Congregant Housing Project. Change to perhaps just 6 months for a “permitted use” like Manufactured (Mobile) Home Parks and Congregant Housing.
The 2nd question is similar in simplicity: Billions and billions of cash just sloshing around the country looking for work products, especially hammer-ready proposals with labor available. At the County level, that means a Bonanza of New Income – Permit Fees, Design Fees, Wetland Reviews, Critical Area Reviews, and Inspection Fees. Whatever your political persuasions, what’s not to like about new revenue!?
The 3rd question brings it all together, to our Islands which we may now call VashMauria. There are several vacant acreage lots in or near the “Rural Town” for new housing projects. Several lots are already described where Highest Best Use is Multifamily, which sounds to me like already “Permitted” projects. You’ll read that phrase “permitted” in the Comp Plan Amendments described by KC Council and the Executive for 2025 and beyond.
Okay, this sounds like crazy stuff, never gonna’ happen to us on bridgeless Islands, 11,000 peeps living on groundwater alone, a tiny sewer district with only 4-5 miles of pipes.
Just not possible here. Quit your worrying! Enjoy your retirement!
Maybe seeing some “pictures” of realistic possibilities of how life could change in 3 years is a good idea. Let’s start with the ever-popular subject of “safe parking.”
What the devil is Safe Parking? We have excellent parking already at Park-n-Rides, don’t we? Yes, we do see some RVs occasionally parked for months at a Park-n-Ride. Yes, we see some RVs and vans and cars on 103rd by RoseBallen, but it’s just 6-8 vehicles and the woods nearby. Very quiet non-issues.
NOPE. Forget these one-offs. The County proposes a major remodel of concepts. In the words of Steffon Moody: IMAGINE, if you will, VashMauria in 2028.
The Comp Plan Amendments often refer to the “Rural Town of Vashon.” The Town dimensions are basically a ½ mile wide area between Cove Road and SW 204th.. In that 4-5 square miles of the Rural Town Plan, you’ll find lotsa’ vacant lots. Burton and Dockton might be included in other Amendments.
CAUTION: the vacant lots described here are for illustration. The actual property owners may be interested, or not, have better ideas, or see these options as snowball’s chance in hell.
- IMAGINE the new Affordable Housing Zone of “permitted” Safe Parking of 150 cars, RVs, Tent-Trailers, and Vans on a County-owned 1½-acre vacant lot near the Library and Ober Park. This Affordable Housing Zoning Amendment calls for management by a “social service entity, religious group,” or any group vetted by, but not directly managed by, King County Local Services Department. Sewer, Water, Garbage, Security services for this residential use is expected to be provided.
- IMAGINE a “permitted” 60 Mobile-Homes Park on some vacant acres near RoseBallen. Sewer is “nearby,” water shares might be available or a new well drilled, Metro bus line is walking distance. Each lot’s Park might provide 200+ people with very affordable 2-bedrooms, single-wides, with carports.
- IMAGINE another Affordable Housing option in the “Rural Town of Vashon,” a “permitted” “Micro-Shelters Village,” allowing as many as 460-600 people in 6’x10’ shelters/sheds on a large vacant parcel. Sewer nearby, Metro bus too. Similar Villages in Oregon provide a common kitchen and sanitary structure.
- My last picture shows what our Elected Council members and the Executive are crafting for VashMauria. IMAGINE 15 more “congregate homes,” 2-3 stories high, each project developing 5-10 8-12 bedroom homes for 400-800 people placed on any 2-4-acre vacant lot in VashMauria. The Vashon HouseHold project at 188th and Vashon Hwy is an easy example of what a “congregate home” looks like: good new construction, on-site manager for the residents, some off-street parking, on a Metro bus line.
These 4 pictures are not a fiction made up to frighten you, just imaginings to help us all see clearly what’s possible in the next few years with the NEW Zoning proposals. These changes, scattered in Vashon Rural Town and areas of Burton and Dockton, would provide housing for 5000, perhaps 10,000 residents. As mentioned, some real estate people predict 25,000 new residents possible if King County can streamline permit processes.
Thanks again if you read this far into my 1,000 words. Keep asking questions.
