The Seattle City Council on Monday, October 2, approved an upzone to allow taller buildings in the Uptown neighborhood of Seattle, known to most as lower Queen Anne. It’s the latest area in a series of upzoning approvals, following the University District, downtown and South Lake Union, Chinatown International District, and certain spots in the Central District.

For those not in the know, upzoning is the ability for builders to create taller buildings to facilitate more homes or businesses. The lower Queen Anne upzone approval, which passed with a vote of 7-0, at its maximum will see an increase of building heights from 85 to 160 feet near South Lake Union, and from 40 to 85 feet for most of lower Queen Anne—which is twice as tall as existing buildings near Seattle Center. Much of the approved surrounding land, however, will see more modest changes.

Residents have already weighed in on the approval, some worried about an eventual "lack of daylight" or new views dominated by steel and glass. Others, however, see a sunnier side, noting that the greater Seattle area needs new, affordable housing where it can get it.

Speaking on affordability, another factor in the approval is the inclusion of Seattle’s Housing Affordability and Livability Agenda (HALA) program, a "multi-pronged strategy," according to seattle.gov, that will in this case require developers to include rent-restricted apartments in their project plans or face fees. Fees paid will go toward nonprofit efforts to build rent-restricted apartments in the lower Queen Anne area or elsewhere. The rent-restricted homes are aimed at those who make no more than 60 percent of the area’s median income—currently just over $40,000 in the City of Seattle for a single occupant, or $57,000 for a family of four.

Developers are required to dedicate 5 to 10 percent of each commercial development and 7 to 10 percent of residential projects to affordable housing or shell over $8 to $29.75 per square foot, depending on the project.

The HALA program goal, led by Councilmember Rob Johnson, is to create 50,000 new housing units in the next 10 years, including 20,000 units dedicated to lower income households. The goal for 2018 is to focus on a citywide rezone package, which will include a proposal to increase building heights and affordable housing requirements to areas that will likely include Rainier Beach, Othello, upper Queen Anne, Crown Hill, and Wallingford.

By MBAKS Content Strategist James Slone

A home is not truly complete until its unique details are set in place. Crystalline shower doors, eye-popping accent walls, and ornate tile floors transform mere rooms into showpieces offering a lifetime of delights.

It’s not easy putting on the finishing touches. Tile, glass, and paint may be surfaces, but the work they require is anything but skin-deep. I spoke to three trades professionals to find out how they make functional spaces extraordinary.

Bath project showing off the painstaking work, masterful skill, and artisanal creativity that goes into Mohler Design’s vividly eye-catching tile creations. Photo credit: Cindy Apple Photography

Mohler Design—Striving for Happy Customers

There is nothing like a glimmering backsplash beckoning from the kitchen or intricately patterned entryway tiles inviting you home. Since 2001, Mohler Design has offered exquisitely detailed tiling services throughout the Seattle area that make everyday spaces stand out.

Founder Bill Mohler tells me that when he started the company in 2001, “It was just me and two other installers.” But skill, talent, and ambition quickly attracted a highly skilled team of craftspeople united by a passion for creating inspiring designs for kitchens, bathrooms, flooring, and an array of other surfaces.

“We pride ourselves on education and training and making sure all our [tile] setters are updated on current installation methods,” says Mohler. “We work with all types of tiles from classic to modern to genuinely unique designs.”

Custom work is a pleasure for Mohler Design and the company never lacks for exciting new projects. “We typically complete over 100 a year,” Bill explains. A project can require as few as one installer, or several if it’s a large custom build. Either way, “It is essential that we work together with other contractors to ensure that projects run smoothly and on time.”

For Bill, there’s never a dull moment working with individual homeowners or designers and builders on a diverse spectrum of projects. “Our projects can vary greatly in size and detail from a small backsplash to a large custom home build with tiling in multiple rooms.”

With two decades of experience and a reputation for excellence, Mohler Design has established strong working relations with the finest tile and stone distributors in the industry and have collaborated with top designers, builders, and general construction firms in the area.

Bill takes great pride in the company’s long-standing relationships throughout the community. “We have been honored,” he says, “to work on some very cool projects over these past 20 years.” Quite a few have netted significant accolades, including several Trades Excellence in Remodeling Awards from MBAKS.

Awards are great, says Bill, but they’re not the biggest motivator. “When all is said and done, we strive to ensure our clients are happy.”

Distinctive Glass—A Legacy in Glass

“We ask a lot of questions, listen carefully, and do our best to help the client get what they envision. It’s so fun to see [a client’s] dream bathroom completed with a really nice shower door or mirror. It puts that finishing touch on their home.” The effort involved is worth it but takes time.

“An average shower door takes about four to five weeks to fabricate, but some custom showers can take as long as eight. With sales, estimating, production, and installation, it takes seven to nine different people to finish an install. We complete about 15 per day.”

The company has a sixth sense for what the customer wants, and experience means they can deliver. “We have 10 employees who’ve been with us for 20 years,” says Brian. “What makes the company is the quality of people we have working with us.”

Brian’s passion for glass is a family legacy. “I’m a third-generation glass guy,” he says. “My father and grandfather were lifelong glass guys. Both of my boys are now in the industry and love it. My co-founder and business partner Dennis Vogt started in the 1970s.

“Dennis and I had a vision of being known for the highest-quality glass work in the state. We try very hard for that.” Now, says Brian, they’re doing it in more than one state.

A longtime Distinctive Glass employee Matt Dunston recently opened a new location in Arizona to bring the shop’s high-quality work to the Grand Canyon state. “It is doing very well, and we are excited about what the future will bring.”

Hedlund Painting put the finishing touches on this stunning Kirkland update with gorgeous interior and exterior paint that makes the home seem lighter than air.

Hedlund Painting—Picture-Perfect Finishes

A house is just a structure before you add paint. With vivid colors and tactile textures, Lynnwood-based Hedlund Painting transforms mere collections of floors, walls, beams, and ceilings into homes brimming with vibrancy and life.

Their luminous work has won numerous awards, including several Best of Houzz Awards and Angi Super Service Awards in 2019, 2020, and 2021.

Hedlund Painting doesn’t just paint. They offer a full range of services, including interior and exterior staining, cabinetry refinishing, millwork, drywall repair, and wall texturing—and they do it all on point. But the power of their work is about more than mere craft and artistry. It’s also a matter of pride.

The company’s success, says owner Christopher Whitman, lies in their dedication to customer service and quality results. With years of experience painting thousands of households, the company has developed highly efficient work processes that keep projects on-time and on-budget.

Their website declares, “We are not looking for a single job; we build relationships that last.” This is accomplished by “showing up when we say we will, respecting the job site and everyone we interact with, and by being honest and ethical.”

To ensure that the end result meets or exceeds client expectations, Hedlund maintains strong lines of communication with clients, emphasizing punctuality, cost-effective technique, and perfect finishes.

Whitman says that Hedlund’s team, both office and field staff, work closely together. “Office Manager Carmen oversees internal operations while Charlie, Rigo, and Zak provide estimates and other customer-facing services. Vince and Erika handle day-to-day field tasks such as scheduling the crews, material orders, and onsite customer relations. All in all, it’s a team effort and we strive to emphasize that to each other and our clients.”

From the moment they contact the client, Hedlund initiates a “very friendly and informative” process. “When conducting the walk-through, we provide the client a detailed and organized list of their requests and our tasks.” The client agrees to the work to be completed before a single brush is dipped.

“Upon agreement, the task list is given to the project managers who execute all the details and tasks discussed during the initial walk-through.” The work is always aligned with the customer’s wishes. What they dream up is what they get.

Christopher loves the process. “I have a lot of fun helping clients achieve the changes they’re looking for. Painting as a whole is a reasonably cost-effective way to make huge aesthetic changes in your home. I personally find making that connection on a personal basis very rewarding.”

For Hedlund Painting, that human connection is the real finishing touch.

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Campaign School is presented by the Affordable Housing Council (AHC) of the Master Builders Association of King and Snohomish Counties and Seattle King County Realtors. This one-day event is open to candidates or those helping candidates running for office. Campaign funds may be used to cover the cost of attendance.

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