Montlake Rezoning Task Force
Montlake’s response to rezoning
The Montlake Rezoning Task Force (MRTF) has been created to represent the Montlake Community in response to the Mayor’s plan to include Montlake as one of 30 neighborhood centers (NC) in its upzoning plan for Seattle. The City’s plan affects about 24 blocks, nearly 400 historic homes, roughly 30% of our neighborhood!
The Task Force’s Mission is to work with the City of Seattle, on behalf of the Montlake Community, to accommodate growth while at the same time preserving the unique character of our Historic Neighborhood.
About ten talented and committed professional Montlake neighbors have worked diligently for several months on this mission!
9/25 Updates
Current Update!
As you will recall, the State’s HB 1110 was passed in 2023 effectively eliminating single family zoning for cities over 25,000 pop. in the entire state of WA in order to increase density and accommodate growth while making housing affordable – a tall order!
Temporary Legislation was passed by the Seattle City Council to meet the State’s 6/30/2025 implementation deadline.
Montlake joined a coalition of 22 other Seattle Neighborhoods, called “Seattle Residents for Thoughtful Growth”, (SRTG) to challenge the “overreach” by the city in permanently implementing HB1110.
A whopping 114 Amendments were proposed to accompany permanent legislation. Despite Rep Hollingsworth’s letter to Montlake summarizing many, but not all, of Montlake’s concerns, and detailed input from the Montlake Rezoning Task Force (MRTF), the Amendments did not address our concerns, many made things worse and they mostly passed!
There was one Final Public Hearing on 9/12.
Voting on permanent legislation of HB1110 by the Select Committee of the Seattle City Council occurred 9/17-9/19. (Formal passage by the City Council will occur by October.)
One bright spot was the adoption of Amendment 102 which will hopefully protect some of Seattle’s older trees and groves.
One dim spot is the evolution of “corner stores” to “ground floor commercial” which will now be allowed on every lot (with only 2 foot setbacks)!
So, in the end the city is requiring significantly more density than required by HB1110 based on questionable growth numbers! Montlake will now be zoned for duplexes, fourplexes and sixplexes (in addition to ADU’s) in our formerly single-family neighborhood with potentially little or no off-street parking. Things such as Seattle’s healthy and coveted tree canopy are at risk with major “setback” reductions! Heights are planned to significantly increase along with Floor Area Ratio (FAR). Historical Design Reviews (and standards) will be gone. Seattle and Montlake’s old infrastructure will most certainly be “stretched”.
Please click on the Zoning tab above for more information.
But also know that upzoning must be economically feasible, the lot must be suitable and the owner must be willing for upzoning to be implemented!
A huge thank you to the MRTF for all their work on behalf of Montlake!
And a huge thank you to all of you who wrote letters, signed petitions and attended meetings!
What’s next?
Montlake Neighborhood Center (NC)
Since Rep Hollingworth was unable to submit an Amendment to further reduce our NC boundary Montlake’s NC boundary passed as is on 9/17 (scroll down to Montlake) after our initial area reduction.
The next step for the Seattle City Council is to finalize zoning/heights within the 30 Neighborhood Centers, including Montlake, later this year, after their budgeting break, or the beginning of 2026.
The current plan submitted by the Office of Planning and Community Development (OPCD) calls for NC2-55 (55 feet mixed use) in our commercial district (along 24th between E Calhoun and Boston streets), LR3 (50 feet residential) between Roanoke and E Newton Streets and 24th and 25th and LR2 (40 feet residential) between 20th and 22nd and E Louisa and E Lynn Streets.
Details on these zoning types can also be found in the Zoning tab above.
MRTF is currently working on a counter suggestion to reduce zoning/heights in our NC to be more in scale with our unique neighborhood. This will be presented to Rep Hollingworth’s office in early December.
All suggestions, comments and questions are welcome via zoning@Montlake.net!
8/31 Updates
1. Background Refresh
The State’s HB 1110 was passed in 2023 effectively eliminating single family zoning in the entire state of WA in order to increase density and accommodate growth while making housing affordable – a tall order!
Temporary Legislation was passed by the Seattle City Council to meet the State’s 6/30/2025 implementation deadline.
Montlake joined a coalition of 21 other Seattle Neighborhoods, called “Seattle Residents for Thoughtful Growth”, to challenge the “overreach” by the city in implementing HB1110. The city is requiring significantly more density than required by HB1110 and in a different form – aka less “middle housing” and more “higher rises”. Things such as Seattle’s healthy and coted tree canopy are at risk with major “setback” reductions in the entire city! Heights are planned to significantly increase along with Floor Area Ratio (FAR). Historical Design Reviews will be gone. Seattle’s old infrastructure will most certainly be “stretched”. There will be no going back! We need to slow down.
The Office of Planning and Community Development (OPCD) has also proposed 30 Neighborhood Centers (NC) to further increase density in specific neighborhoods on top of what is required and not required by HB1110. Montlake is one of the NCs!
The first proposed Montlake NC included about 24 blocks, 400 historic homes or about 32% of our neighborhood. Community concerns include lack of true affordable housing, infrastructure, transit, amenities, setbacks/tree canopy, lack of parking, missed opportunities, scale and more!
The new NC boundary (scroll down to Montlake) now includes the WSDOT site (former Hop In Market site) and eliminates the blocks adjacent to the Arboretum. This reduces our NC to about 18 blocks, 280 historic homes or about 22% of our neighborhood – some progress, but still not necessary under HB1110.
2. So, What’s the Current Update?
HB1110
A whopping 110 Amendments have been proposed for permanent legislation or final implementation of HB1110 described above!
Despite Rep Hollingsworth’s letter to Montlake summarizing many, but not all, of Montlake’s concerns, the Amendments do not address our concerns but probably make them worse based upon review by SRTF and MRTF!
There is one Final Public Hearing on 9/12.
Voting on permanent legislation of HB1110 by the Seattle City Council will occur 9/17-9/19.
Montlake Neighborhood Center
Since Rep Hollingworth was unable to submit an Amendment to further reduce our NC boundary, there is no longer the ability to adjust the boundaries on our NC. Unless something highly unusual happens, Montlake’s NC boundary will pass as is on 9/17.
3. What can you do? Speak Up!
Stop by the Montlake Community Club table at the Yard Sale on 9/7 from 10am-2pm for more information. A representative of the MRTF will be at the information table in front of Cafe Lago.
Share this update with your neighbors and have them sign up for Montlake.net!
Watch for the SRTG ad in the Seattle Times!
Write to the Rep Hollingsworth, District 3 Rep and Lead on this project. But remember to write to all nine City Council members since they all have a vote 9/17-9/19. Nelson and Rinck, at large, are City Council members who technically represent Montlake as well at Rep Hollingsworth.
Write to Mayor Harrell (who’s plan this is) who is up for re-election in November.
Testify in writing, remotely or in person at the 9/12 Public Hearing. Click here for participation information.
And view SRTG’s response letter here to give you inspiration!
Sign the SRTG Petition if you haven’t already done so.
Check out Tree Action Seattle!
MRTF plans to send out another communication after Labor Day with more specific input on the amendments for your communications!
4. Next Steps
There are no “next steps” for HB1110 in Seattle after the final vote on 9/17-9/19 – it will be implemented as law!
The next step for Montlake NC is to finalize zoning/heights within our new boundary later in the year or the beginning of 2026. MRTF is currently working on a proposal to reduce heights in our NC and will present it to Rep Hollingworth later this year or early next year after Council returns to session following “budgeting” this fall.
For comments or questions please email zoning@Montlake.net. We’d appreciate a “cc” on the letters you write!
8/1 Updates
Please see the informative letter, from CM Hollingsworth to the Montlake Community regarding upzoning below!
Emails to Joy.Hollingsworth@Seattle.gov are encouraged by Montlake Rezoning Task Force (MRTF)! Please thank her for acknowledging Montlake's concerns, add any concerns she missed and ask her for action.
MRTF will keep Montlake informed as final voting for implementation of HB1110 (state law requiring the elimination of single-family zoning) approaches along with suggested actions.
Thank you, MRTF!
From: Hollingsworth, Joy <Joy.Hollingsworth@seattle.gov>
Sent: Wednesday, July 30, 2025 3:13 PM
Subject: Montlake Community and Engagement
Hi Montlake Neighborhood,
Thank you for taking the time to read this message. I truly appreciate the opportunity to serve you and your community.
I want to acknowledge and apologize for the lack of communication and engagement that some of you have experienced regarding the Comprehensive Plan and the upcoming zoning changes. Your feedback has been heard, and I understand the concerns around feeling left in the dark during this important process. I have been raising your concerns to the appropriate city departments OPCD to have better engagement.
Our office began working on the Comprehensive Plan in January 2025, following the release of the Mayor’s Proposed Plan this past spring. Since then, we have been moving quickly, hosting meetings, gathering feedback, reviewing legislation, coordinating amendments and resolutions, conducting neighborhood walks, and focusing on areas such as neighborhood centers and zoning adjustments.
We have received input from Montlake through emails, community meetings, memos, and other forms of outreach. While we have engaged with several groups so far, we recognize that this outreach has not reached everyone, and that some voices still need to be heard. We are committed to ensuring that this process becomes more inclusive moving forward and that all communities feel seen, heard, and considered.
Please see below what we have collected so far regarding the neighborhood and what people have communicated with us.
Major Concerns from Montlake & Feedback
Lack of Community Engagement: Residents feel blindsided by the proposed changes, citing insufficient outreach and opportunities for meaningful input. Many believe that the city is rushing the process without proper collaboration.
Historic Preservation & Neighborhood Character: Montlake is a designated historic district with a small footprint. The proposed upzones would introduce large-scale developments that could disrupt the neighborhood's charm, tree canopy, and unique architectural integrity. The absence of design requirements raises concerns about fragmented development.
Traffic & Transportation Issues: The neighborhood already faces congestion, particularly due to the Highway 520 construction and limited transit options. While the light rail is beneficial, it has not replaced key bus routes (#43 and #25), making accessibility a challenge. Residents worry that increased density will worsen traffic and pedestrian safety concerns.
Infrastructure & Services: Montlake lacks essential amenities like a full-service grocery store or pharmacy within walking distance. Increased density would put additional strain on already limited parking and public services, making car ownership a necessity rather than an option.
Affordable Housing & Development Concerns: Residents fear that upzoning alone will not address affordability and could instead lead to speculative development of high-end housing, further pushing out middle-class families. There is a strong preference for policies that ensure family-friendly housing near Montlake Elementary School (reopening at half capacity).
Tree Protections and ensuring older trees can stay on properties and additional setbacks to protect amenities
Neighborhood Center and boundaries
Next Steps
Comprehensive Plan Meeting August 4th 9:30 a.m. (1st round of amendments **still being drafted**)
Public Hearing Meeting September 12th 9:30am
Council Select Committee Vote September 17th , 18th, 19th,
Full Council Vote End of September
There is still time for people to give us their feedback on what is important to them.
I plan on sending a newsletter and digestible email on the amendments we are proposing.
Thank you for engaging with us. Please also remember that this is Phase 1. This is not the zoning piece. This is just the lines on the map that we are voting on. The zoning changes wont start until after budget, which is most likely next year 2026.
Just a heads up, ill be at the Greek Orthodox Church: Capitol Hill Community Meet and Greet on Thursday the 31st (6-7pm I plan on being there) if you want to come and chat with me.
Thank you,
Joy
Joy Hollingsworth
Seattle City Councilmember - District 3
7/6 Updates
Members of the MRTF met with the Office of Planning and City Development (OPCD) on April 24th to walk Montlake and share community concerns, understand criteria and discuss options.
Members of the MRTF met with Representative Hollingsworth and her staff on May 7th to present ideas that increase density in Montlake while better preserving our historic community, per our mission. The MRTF was commended by the Hollingsworth team on our professional approach!
Bright yellow educational flyers were distributed to every doorstep in Montlake prior to May 7th asking for community letters to CM Hollingsworth, City Council and Mayor with concerns. Thank you to all Montlakers who sent letters and feedback to the City Council – please keep it up and cc Zoning@Montlake.net.
Montlake’s Neighborhood Center (NC) boundary has been officially reduced by the blocks adjacent to the Arboretum, and the WSDOT site (old Hop-In site) has been added! (Click the link above and scroll down to Montlake to see adjustments.)
MRTF has joined a group of 13 neighborhoods to share ideas and work together on impacting the implementation of HB1110.
HB1110 was passed by the WA State Legislature back in 2023. This bill effectively eliminates all single-family zoning in Seattle as well as reducing setbacks etc. So, the entire Montlake Community, outside our NC, can also be upzoned much more than with our current ADU’s. HB1110 potentially affects Montlake more than the NC designation.
A citywide letter and petition were circulated explaining the impacts to our neighborhoods along with concerns. Seattle is going above and beyond what is required by HB1110. Please continue to read and sign the petition!
Many Montlakers testified in person, remotely or in writing at the public hearing on May 19th. Thank you! We’ll let you know about upcoming opportunities to testify.
HB1110 must be implemented statewide by the end of June. Interim legislation was passed by the City Council on May 28th, to meet this deadline. There is concern that the City of Seattle has included more than needed in the bill that will adversely affect our fair City! Items of concern include loss of setbacks/tree canopy, building heights and lot coverage. Amendments were included in the passage to “keep the door open” on issues prior to passage of permanent legislation.
Accomplishments so far:
Well researched background information was gathered and posted on Montlake.net. You’ll see the Rezoning tab above where this wealth of information is accessible to all and is updated regularly!
Flyers and posters summarizing this information were beautifully designed and distributed to all Montlake residents and posted around the community.
Several MRTF members along with other Montlake residents have “testified” at City Council meetings.
Feedback was and continues to be solicited from Montlake residents. This feedback went/goes to Joy.Hollingsworth@Seattle.gov and Zoning@Montlake.net.
Montlake concerns from this feedback were summarized nicely in a letter signed by the MCC that went to Joy Hollingsworth, our City Council representative, (who is also the leader for this project), as well as to all other City Council members and the Mayor. This letter is shown below.
Members of the MRTF met with Representative Hollingsworth’s staff for a walkabout in Montlake while sharing Montlake’s concerns – a very productive meeting!
MRTF has met with and keeps in contact with other designated NC neighborhoods in D3 such as Madison Park and Madrona during the City’s fluid process.
Next steps:
The MRTF is taking a little breather!
Our next meeting is the 3rd week of June. We will be strategizing:
Which issues to focus on and how to impact the permanent legislation for the implementation of HB1110.
How to further impact our Neighborhood Center’s boundaries and zoning (heights) prior to implementation.
The current City Council steps and timing are below, per CM Hollingsworth, but subject to change:
HB1110 Interim Legislation end of May – Complete!
HB1110 Permanent Legislation-June (Appears this have moved to October per Seattle Times.)
Phase I NC Boundaries-June-August (prior to budgets)
Phase II NC Zoning- (after budgets) in 2026
Updates should be listed here – https://www.seattle.gov/council/issues/2025-comprehensive-plan but things change quickly.
A huge thank you to the Montlake Rezoning Task Force’s dedicated volunteers for all their amazing work!
Please reach out to Zoning@Montlake.net with any questions, comments or concerns.
Letter to Councilmember Hollingsworth
Learn more on other MCC Rezoning pages
The contents of this webpage were assembled by a small group of Montlake Community Club members to help educate the neighborhood about upcoming zoning changes proposed by Mayor Harrell. Any opinions expressed are not necessarily representative of the greater Montlake community.