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Seattle, Washington, Initiative 135, Social Housing Developer Authority Measure (February 2023)
| Seattle Initiative 135 | |
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| Topic City governance and Local housing |
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| Type Initiative |
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Seattle Initiative 135 was on the ballot as an initiative in Seattle on February 14, 2023. It was approved.
A "yes" vote supported creating the Seattle Social Housing Developer, which would develop, own, and maintain housing developments and lease units. |
A "no" vote opposed creating the Seattle Social Housing Developer, which would develop, own, and maintain housing developments and lease units. |
Election results
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Seattle Initiative 135 |
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| Result | Votes | Percentage | ||
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90,901 | 57.09% | ||
| No | 68,336 | 42.91% | ||
Overview
What was Initiative 135 designed to do?
- See also: Measure design
Initiative 135 was designed to create the Seattle Social Housing Developer, a public development authority to own, develop, and maintain what the initiative calls social housing. Under the initiative, social housing was designed to provide publicly financed housing that is "removed from market forces and speculation" and built "with the express aim of housing people equitably and affordably ... to remain affordable in perpetuity."[1]
Housing units were set to be available to those with a mix of income ranges, from 0% to 120% of the area median income, which was $120,907 as of 2022. Under the initiative's social housing model, those with higher incomes would pay more rent. Rent prices would be limited to 30% of household income. Applications were designed to not require prior rental references, co-signers, background checks, or application fees. Instead, tenants were set to be selected using a lottery-based system.[1]
How did Seattle address housing going into the election?
- See also: Background
As of January 2023, the Seattle Housing Authority, an independent public corporation, provided low-income housing and rental assistance to 17,945 households (about 38,000 individuals). The SHA owned and operated 8,530 apartments and single-family homes in Seattle. Eighty-five percent of SHA housing served households with incomes at or below 30% of the area median income (about $36,270). The Social Housing Developer would not replace the Seattle Housing Authority.[2]
What did supporters and opponents say about Initiative 135?
- See also: Support and Opposition
House Our Neighbors! (HON), also known as Yes on I-135, led the campaign in support of Initiative 135. House our Neighbors said, "Social Housing is publicly owned forever, permanently affordable, and creates cross-class communities and resident leadership. In countries around the world, such as Singapore, Austria, France, Uruguay and Canada, housing is a public good. Unlike in the United States, governments, not the private sector, are directing the housing market. By creating a community-controlled Social Housing Developer to buy and build housing that will be available to those across the income spectrum, Seattle will have another critical tool to address the suffering, displacement, and inequity that defines our housing landscape. We can create a Seattle not just for those with generational wealth and high incomes, but where ALL can live and thrive."[3]
The Housing Development Consortium said, "The primary constraint on our ability to scale proven affordable housing models is the limited public resources available to fund affordable housing. As HDC, we are concerned that Initiative 135, filed by the House our Neighbors coalition, distracts funds and energy away from what our community should be focusing on – scaling up affordable housing for low-income people. We do not need another government entity to build housing when there are already insufficient resources to fund existing entities. ... The proposed new public development authority (PDA) would not have the authority to impose taxes on its own, so the funds necessary to set up the additional citywide PDA would likely draw from existing affordable housing funding that could otherwise be dedicated to creating homes for our lowest-income neighbors."[4]
Measure design
Initiative 135 was designed to create the Seattle Social Housing Developer, a public development authority to own, develop, and maintain what the initiative calls social housing. Under the initiative, social housing was designed to provide publicly financed housing that is "removed from market forces and speculation" and built "with the express aim of housing people equitably and affordably ... to remain affordable in perpetuity."[1]
Social Housing Developer
The Seattle Social Housing Developer was set to be required to:[1]
- exclusively own the public housing;
- maintain housing units for a mix of income ranges based on the area median income, which was $120,907 as of 2022:
- extremely low-income (0-30% of area median income);
- very low-income (30-50% of area median income);
- low-income (50-80% of area median income); and
- moderate income (80-120% of area median income)
- keep existing tenants in buildings acquired by the developer and achieve desired mixed-income units as existing tenants leave;
- keep rental rates "dedicated to permanent affordability" and set based on the cost needed for operations, maintenance, and loan service on the building and development of the unit;
- provide residents with opportunities for conflict resolution before eviction procedures;
- prohibit developments from being sold to a private entity or public-private partnership;
- provide residents with opportunities to participate directly in decision-making; and
- create new developments to meet green building and Passive House Standards.
Under the initiative, the Seattle Social Housing Developer was set to be directed to achieve the following:[1]
- use a lottery-based application process without requiring rental references, co-signers, background checks, or application fees;
- provide housing to people who live or work in Seattle;
- explore tenant unit ownership options;
- renovate acquired buildings to meet Passive House Retrofit Standards and meet American with Disabilities Act standards;
- limit rent to 30% of household income;
- include daycare, communal kitchens, co-op working spaces, and common areas;
- use union labor to construct new developments and establish a labor harmony agreement.
Social Housing Developer Board
The Social Housing Developer was set to be managed by a 13-member board. Board members would serve four-year staggered terms with a limit of eight consecutive years on the board.[1]
The initial seven members were set to be appointed by the Seattle Renters' Commission, including at least one member who has experienced housing insecurity; at least one member who has experienced financial eviction; and at least one member who has been displaced. At least three of the member must have incomes at 0-50% of the area median income; at least two members must have incomes at 50-80% of the area median income; and at least two members with incomes at 80-100% of the area median income. Once the Social Housing Developer begins operating housing, members of the board will be appointed by and filled by residents of the housing.[1]
The other six board members were set to include:[1]
- one member that is a rank-and-file union member appointed by the Martin Luther King, Jr. County Labor Council;
- one member from a community organization that provides housing to marginalized communities;
- two members appointed by the city council;
- one member appointed by the mayor; and
- one member appointed by the Green New Deal Oversight board with experience in green development.
The board is required to adopt rules and regulations to implement the initiative. Meetings of the board were set to be open to the public.[1]
Each multifamily development will form a governance council to hold meetings to gather feedback and provide property management with residents' perspectives. The council would determine how to spend the building's budget for common room amenities and social events as well as participate in renovation projects.[1]
Public corporation funding
The Seattle Social Housing Developer is a public corporation under state law. Public corporations in Washington are independent legal entities that may:[5]
- issue bonds;
- lend and borrow funds;
- receive and administer federal funds and grants;
- receive and administer private funds; and
- collect funds for services.
- invest and reinvest its funds;
Text of measure
Ballot title
The ballot title was as follows:[6]
| “ |
City of Seattle Initiative Measure 135 concerns developing and maintaining affordable social housing in Seattle. This measure would create a public development authority (PDA) to develop, own, and maintain publicly financed mixed-income social housing developments. The City would provide start-up support for the PDA. The City Council would determine the amount of ongoing City support. Before it transfers any public lands for nonpublic use, the City would be required to consider a transfer to the PDA. The PDA’s Charter would govern the election, composition, and duties of the PDA’s Board of Directors. Should this measure be approved?[7] |
” |
Full text
The full text of the measure was as follows:[8]
ARTICLE II. PURPOSE, DIRECTIVES, AND GOALS. (1) The core mission of the Seattle Social Housing Developer shall be to develop, own, and maintain social housing developments, as well as lease units of said developments. (2) In carrying out its purpose, the Public Developer MUST adhere to the following:
(3) In carrying out its purpose, and to the extent legally allowed, the Public Developer should strive to achieve the following goals:
ARTICLE III. AUTHORITY AND LIMIT ON LIABILITY. Section 1. Legal Authority. The Social Housing PDA is a public corporation organized pursuant to RCW 35.21.660, RCW 35.21.670, and RCW 35.21.730-.755. This Charter is subject to the constitutions and laws of the United States and the State of Washington and regulations adopted under those laws. Chapter 3.110 of the Seattle Municipal Code does not apply to the Public Developer and this Charter except to the extent stated herein. As a public corporation organized under said State and local laws, it is a political subdivision of the State with an area of operation limited to the City of Seattle. Section 2. Limit on Liability. All liabilities incurred by the Public Developer shall be satisfied exclusively from the assets and properties of the Public Developer and no creditor or other person shall have any right of action against the City of Seattle on account of any debts, obligations or liabilities of the Public Developer. Section 3. Mandatory Disclaimer. The following disclaimer shall be posted in a prominent place where the public may readily see it in the Public Developer’s principal and other offices. It shall also be printed or stamped on all contracts, bonds, and other documents that may entail any debt or liability by the Public Developer. The Public Developer is organized pursuant to RCW 35.21.660, 35.21.670, and 35.21.730-.755. RCW 35.21.750 provides as follows: “[A]ll liabilities incurred by such public corporation, commission, or authority shall be satisfied exclusively from the assets and properties of such public corporation, commission, or authority and no creditor or other person shall have any right of action against the city, town, or county creating such corporation, commission or authority on account of any debts, obligations, or liabilities of such public corporation, commission, or authority.” ARTICLE VI. LIMITS. The Public Developer, in all activities and transactions, shall be limited as set forth in SMC 3.110.080 at the time of enactment. In addition, the Public Developer shall not issue shares of stock, pay dividends, or make loans, and shall remain the sole owner of all of its assets, and the Public Developer shall not merge with another corporation or organization unless the developments being transferred continue to be governed in perpetuity according to the requirements of this Charter. ARTICLE VII. THE SOCIAL HOUSING PDA BOARD. Section 1. The permanent management of the Social Housing Developer shall rest with the Board. There shall be thirteen (13) members:
Section 2. These persons and entities must appoint the first members of the Board within 60 days of the effective date of this Ordinance, and shall promptly appoint a replacement upon the expiration of members’ terms or when a replacement is otherwise required. Board members must have a commitment to the goals of social housing. Section 3. The terms of members of the Board shall be four years, except for the initial designation of Board positions to achieve staggered terms, as described below. No person shall serve more than eight (8) consecutive years on the Board. At the first meeting of the Board, the Board positions shall be divided into three categories, by random drawing. The first three names drawn shall be in Category One. The term of office of Category One positions shall be that which most closely coincides with the second anniversary of the formation of the permanent Board. The second three names drawn shall be in Category Two. The term of office for Category Two shall be that which most closely coincides with the third anniversary of the formation of the permanent Board. The remaining members shall be in Category Three. Their term of office shall be that which most closely coincides with the fourth anniversary of the formation of the permanent Board. Section 4. The Board may create committees by resolution with a minimum of three (3) members and a maximum of six (6) members. Section 5. Board Concurrence Required. The requirement for Board concurrence shall be that established by SMC 3.110.200, except that the donation of money, property, and assets is prohibited. The Board is prohibited from gifting money, property, or assets belonging to the Public Developer. Section 6. Board Review. The Board shall meet at least once each month. The Board shall review monthly statements of income and expenses which compare budgeted expenditures to actual expenditures. The Board shall also review balance sheets each month. The Board shall review all such information at open public meetings, the minutes of which shall specifically note such reviews, and include such information. If possible, all Board meetings shall be broadcast and, except for executive or closed sessions authorized under RCW 42.30.110 or RCW 42.30.140, all Board meetings shall be public and transparent. All public records of the Board and the Public Developer may be requested in accordance with RCW Chapter 42.56 and may not be withheld unless exempt or confidential under state law. Section 7. Quorum Defined. A quorum to commence a Board meeting shall be no fewer than seven (7) members of the Board. Section 8. Officers and Division of Duties. The Board shall have at least four (4) or more officers. The initial officers shall be the Chair, Vice-Chair, Secretary, and Treasurer. Officers shall be elected from among the members of the Board by the Board for a term of one year, and members of the Board may serve additional terms as officers if elected by the Board. Section 9. Removal of Board Members. If any Board member resigns, or becomes ineligible to serve, or misses three (3) or more consecutive Board meetings or two-thirds (⅔) of scheduled Board meetings in six (6) consecutive months, they shall be replaced, unless the absences have been excused by the Board. The replacement member shall be selected in the same manner as the departing Board member. Section 10. The Public Developer shall, at a minimum, pay Board members representing residents, community organizations, and the labor representative for their time conducting Board business, as well as providing them with staff support as needed for them to successfully serve. The Board may choose to pay other members for their time. ARTICLE VIII. CONSTITUENCY. Section 1. Composition. Once the Public Developer begins operation of social housing, the Constituency of the Social Housing PDA shall consist of residents living within its developments and shall be governed by this Article. The Rules and Regulations shall provide for meetings, including notice, quorum, and other provisions dealing with the Constituency. The Constituency must have regularly scheduled meetings and an annual meeting when it elects position(s) to the Board. Section 2. The concurrence of the Constituency shall also be required on the following matters: (1) any proposed amendments to the Charter; (2) any proposed amendments to the Rules and Regulations of the Social Housing PDA if said amendment deals with matters which are within the power and responsibility of the Constituency as set forth in this section; (3) proposed amendments to the provisions of the Rules and Regulations governing procedures for meetings of the Constituency; (4) annually fixing the compensation of Board members and adopting Board reimbursement policies; and (5) selection of an independent auditor. Such concurrence shall require an affirmative vote of a majority of the constituents voting on the issue. Section 3. The Constituency shall elect a person or persons to serve on the Board in seven (7) of the thirteen (13) positions as provided herein and any Rules and Regulations adopted by the Constituency. If no candidate receives a majority affirmative vote, a run-off election between the top two candidates shall be held not later than one month following the first election. Section 4. Each multifamily social housing development owned by the Public Developer shall form a governance council. The Board shall establish appropriate size limitations for governance councils based on the size of the developments that they represent. A governance council shall have the following powers and responsibilities:
A governance council and the Board may consult with a mission-driven nonprofit corporation or community land trust with appropriate experience for the purpose of establishing managerial policies and practices that align with the requirements of social housing and the need to provide suitable renter protections. ARTICLE IX. MEETINGS. Section 1. Open Public Meetings. All Board meetings shall be open to the public to the extent required by RCW 42.30.010, et seq. Efforts to open meetings above and beyond the letter of the law are to be encouraged and applauded. Section 2. Parliamentary Authority. The Board may adopt rules of procedure to govern its meetings and the meetings of any subcommittee or committee of the Board. Such rules of procedure shall be consistent with the Charter and state and local law. Section 3. Minutes. Meeting minutes shall be made publicly available. ARTICLE X. RULES AND REGULATIONS. The Board shall adopt Rules and Regulations to govern the Public Developer that are consistent with this Charter. ARTICLE XI. AMENDMENTS TO CHARTER. Amendments to the Charter shall be recommended by the Board, and take effect upon City Council approval. ARTICLE XII. RECORDS AND REPORTING REQUIREMENTS. Records and reporting requirements shall be governed by SMC 3.110.390, 3.110.400, and 3.110.410 as existing on the date this ordinance was enacted. ARTICLE XIII. COMMENCEMENT. The Public Developer shall come into existence upon the certification of passage of this initiative. ARTICLE XIV. DISSOLUTION. Dissolution of the Public Developer shall be in the form and manner required by law, City ordinance, and the Rules and Regulations. Upon dissolution of the Public Developer and the winding up of its affairs, all of the rights, assets and property of the Public Developer shall pass to and be distributed according to the terms of binding agreements or to a qualified entity specified in SMC 3.110.490. ARTICLE XV. MISCELLANEOUS. Section 1. Bonding. The members of the Board and any other officers or officials with the responsibility for handling accounts and finances shall file fidelity bonds in an amount determined adequate and appropriate by the Board. The Public Developer shall pay the premium for such bonds. The Public Developer shall identify these officers and officials and the amounts of their bonds in its annual report. Section 2. Safeguarding of Funds. The Public Developer’s funds shall be deposited into a depository acceptable to the Mayor and be otherwise safeguarded pursuant to such instructions as the Mayor may from time to time issue. Section 3. Insurance. The Public Developer shall maintain in full force and effect liability insurance in an amount sufficient to cover potential claims for bodily injuries, death or disability, and for property damage, which may arise from or be related to its projects and activities. The Public Developer shall also maintain appropriate insurance to protect staff, officers, and Board members. Section 4. Code of Ethics. No official or employee of the Public Developer shall engage in conduct prohibited under state or local law. Uncompensated officials and employees designated compensated employees shall annually by April 15 file statements of economic interest as required under SMC 3.110.570. The Board shall enforce the provisions of SMC 3.110.580. Additionally, all final Board determinations under SMC 3.110.580 shall be provided to the Seattle Ethics and Elections Commission for its information. The City Board of Ethics, in its discretion, may comment on any determinations and provide its comments to the Social Housing PDA Council. Section 5. Discrimination Prohibited. Neither Board, Constituency, nor governance council membership may be directly or indirectly based upon or limited by age, race, color, religion, sex, national origin, marital status, sexual orientation, gender identity, political ideology, or the physical handicap of a capable person. Use of City funds shall be subject to the requirements of SMC 20.46 (City Contracting—Fair Business Practices). Section 6. Severability. If any part of this Charter is found by a court to be illegal or unconstitutional, according to either the Federal or State Constitution or laws, the remaining parts shall remain in force. The Charter shall be interpreted in the broadest sense in order that the Social Housing PDA may carry out its mandate. |
Support
House Our Neighbors! (HON), also known as Yes on I-135, led the campaign in support of Initiative 135.[9]
Supporters
Officials
- State Sen. Joe Nguyen
- State Sen. Rebecca Saldana (D)
- State Rep. Frank Chopp (D)
- State Rep. Nicole Macri (D)
- King County Councilmember Girmay Zahilay (Nonpartisan)
Political Parties
Unions
- AFT Local 6550, Seattle Colleges Professional Staff Union
- AFT Seattle Colleges, Local 1789
- Central Puget Sound Carpenters Local 30
- IATSE Local 15
- MLK Labor
- SEIU6 Property Services Northwest
- Seattle Education Association
- UAW 4121
- Unite Here Local 8
- United Food and Commercial Workers Local 3000
Organizations
- 350 Seattle
- American Institute of Architects - Seattle
- Seattle Democratic Socialists of America
- Seattle King County NAACP
- Seattle Transit Riders Union
- Tenants Union of WA
Arguments
Opposition
Ballotpedia did not locate a campaign in opposition to the ballot measure.
Arguments
Media editorials
Support
You can share campaign information or arguments, along with source links for this information, at editor@ballotpedia.org.
Opposition
Background
Seattle Housing Authority
The Seattle Housing Authority was established in 1939 as an independent public corporation. Currently, it provides low-income housing and rental assistance to 17,945 households (about 38,000 individuals). The SHA owns and operates 8,530 apartments and single-family homes in Seattle. Eighty-five percent of SHA housing serves households with incomes at or below 30% of the area median income. Funding for the Seattle Housing Authority comes from federal U.S. Department of Housing and Urban Development (HUD) funds, rent revenue, and public and private grants.[10][11]
Seattle area median income
According to the U.S. Department of Housing and Urban Development, Seattle's median income was $120,907 in 2022.[2]
The following chart shows income limits in 2022 for city-funded housing:[2]
| Household size | 30% (extremely low-income) | 40% | 50% (very low-income) | 60% | 65% | 80% (low-income) |
|---|---|---|---|---|---|---|
| 1 | $27,200 | $36,250 | $45,300 | $54,350 | $58,900 | $66,750 |
| 2 | $31,050 | $41,400 | $51,800 | $62,100 | $67,300 | $76,250 |
| 3 | $34,950 | $46,600 | $58,250 | $69,900 | $75,700 | $85,800 |
| 4 | $38,800 | $51,750 | $64,700 | $77,650 | $84,100 | $95,300 |
| 5 | $41,950 | $55,900 | $69,900 | $83,850 | $90,850 | $102,950 |
| 6 | $45,050 | $60,050 | $75,100 | $90,050 | $97,550 | $110,550 |
Social housing
As of 2020, housing referred to as social housing made up 20% of available housing in Austria, Denmark, and the Netherlands; between 10-19% of available housing in Finland, France, Iceland, Ireland, and the United Kingdom; and between 2-9% of available housing in Australia, Germany, Belgium, Canada, Italy, Japan, and other countries.[12]
Path to the ballot
Proponents of Initiative 135 needed to file 26,520 valid signatures.[13] On June 22, 2022, the campaign House Our Neighbors! (HON) submitted 39,148 signatures.[14] On August 29, King County Elections announced that 27,220 signatures were valid.[15]
On September 20, the Seattle City Council passed a resolution for a special election on February 14, 2023, for Initiative 135.[16]
How to cast a vote
- See also: Voting in Washington
See below to learn more about current voter registration rules, identification requirements, and poll times in Washington.
See also
Footnotes
- ↑ 1.0 1.1 1.2 1.3 1.4 1.5 1.6 1.7 1.8 1.9 King County, "Initiative 135 full text," accessed January 17, 2023
- ↑ 2.0 2.1 2.2 Seattle Office of Housing, "2022 income and rent limits," accessed January 17, 2022
- ↑ House our Neighbors, Home," accessed January 17, 2023
- ↑ Housing Development Consortium, "HDC Statement on Initiative 135," accessed January 17, 2023
- ↑ MuniCode, "Seattle Municipal Code, Chapter 3.110- Public Corporations," accessed January 17, 2023
- ↑ King County, "City of Seattle Initiative Measure No. 135," accessed December 31, 2022
- ↑ Note: This text is quoted verbatim from the original source. Any inconsistencies are attributable to the original source.
- ↑ House Our Neighbors, "Initiative Text," accessed December 31, 2022
- ↑ House Our Neighbors, "Homepage," accessed December 5, 2022
- ↑ Seattle Housing, "About us," accessed January 17, 2023
- ↑ Seattle Housing, "Overview," accessed January 17, 2023
- ↑ Organisation for Economic Co-operation and Development (OECD), "Social housing: A key part of past and future housing policy," accessed January 17, 2023
- ↑ King County Elections, "Petitions," accessed October 24, 2022
- ↑ The Stranger, "A Photo-Finish for Seattle’s Social Housing Initiative," June 22, 2022
- ↑ The Seattle Times, "I-135, Seattle’s social housing initiative, gets enough signatures for 2023 ballot," August 30, 2022
- ↑ KIRO 7, "Seattle council puts social housing ballot initiative on February special election ballot," September 21, 2022
- ↑ Washington Secretary of State, “Frequently Asked Questions on Voting by Mail,” accessed April 20, 2023
- ↑ 18.0 18.1 Washington Secretary of State, "Voter Eligibility," accessed April 20, 2023
- ↑ Washington State Legislature, "Voter registration deadlines," accessed April 20, 2023
- ↑ 20.0 20.1 20.2 The Hill, "Wash. gov signs universal voter registration law," March 20, 2018
- ↑ Washington Secretary of State, "Washington State Voter Registration Form," accessed November 2, 2024
- ↑ Under federal law, the national mail voter registration application (a version of which is in use in all states with voter registration systems) requires applicants to indicate that they are U.S. citizens in order to complete an application to vote in state or federal elections, but does not require voters to provide documentary proof of citizenship. According to the U.S. Department of Justice, the application "may require only the minimum amount of information necessary to prevent duplicate voter registrations and permit State officials both to determine the eligibility of the applicant to vote and to administer the voting process."
- ↑ Washington State Legislature, "RCW 29A.40.160," accessed April 20, 2023
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