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In Seattle, preserving trees while increasing housing supply is a climate solution

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In Seattle, preserving trees while increasing housing supply is a climate solution


The Boulders development, built in 2006 in Seattle’s Green Lake neighborhood, features a mature tree along with a waterfall. The developer also added mature trees salvaged from other developments — placing them strategically to add texture and cooling to the landscaping.

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Climate change shapes where and how we live. That’s why NPR is dedicating a week to stories about solutions for building and living on a hotter planet.

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SEATTLE — Across the U.S., cities are struggling to balance the need for more housing with the need to preserve and grow trees that help address the impacts of climate change.

Trees provide cooling shade that can save lives. They absorb carbon pollution from the air and reduce stormwater runoff and the risk of flooding. Yet many builders perceive them as an obstacle to quickly and efficiently putting up housing.

This tension between development and tree preservation is at a tipping point in Seattle, where a new state law is requiring more housing density but not more trees.

One solution is to find ways to build density with trees. The Bryant Heights development in northeast Seattle is an example of this. It’s an extra-large city block that features a mix of modern apartments, town houses, single-family homes and retail. Architects Ray and Mary Johnston worked with the developer to place 86 housing units where once there were four. They also saved trees.


This photo shows Mary and Ray Johnston standing next to one another outdoors in front of a small tree. Ray Johnston is on the right side of the frame and is wearing blue jeans, a long-sleeved blue shirt and a yellow baseball cap. Mary Johnston is standing toward the middle of the frame and is wearing light brown pants, a black shirt and a light brown cardigan.

Architects Mary and Ray Johnston saved more than 30 trees in the Bryant Heights development they worked on.

Parker Miles Blohm/KNKX

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“The first question is never, how can we get rid of that tree,” explains Mary Johnston, “but how can we save that tree and build something unique around it.” She points to a row of town homes nestled into two groves of mature trees that were in place before construction began in 2017. Some grow mere feet from the new buildings.

The Johnstons preserved more than 30 trees at Bryant Heights, from Douglas firs and cedars to oak trees and Japanese maples.

One of Ray Johnston’s favorites is a deodar cedar that’s more than 100 feet tall. The tree stands at the center of a group of apartment buildings. “It probably has a canopy that is close to over 40 feet in diameter,” he notes.

This cedar cools the nearby buildings with the shade from its canopy. It filters carbon emissions and other pollution from the air and serves as a gathering point for residents. “So it’s like another resident, really — it’s like their neighbor,” Mary Johnston says.

Preserving this tree required some extra negotiations with the city, according to the Johnstons. They had to prove their new construction would not harm it. They had to agree to use concrete that is porous for the walkways beneath the tree to allow water to seep down to the tree’s roots.

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The developer could have easily decided to take this tree out, along with another one nearby, to fit another row of town houses down the middle of the block. “But it never came to that because the developer was enlightened that way,” Ray Johnston says.


This photo shows a crisscrossing of tree branches against a blue sky. In the background is a top corner of a boxlike building.

Preserving some trees in Bryant Heights required extra negotiations with the city of Seattle. Special concrete that is porous was used for the walkways beneath certain trees, allowing water to seep down to the trees’ roots.

Parker Miles Blohm/KNKX


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Housing pushes trees out 

Seattle, like many cities, is in the throes of a housing crunch, with pressure to add thousands of new homes every year and increase density. Single-family zoning is no longer allowed; instead, a minimum of four units per lot must now be allowed in all urban neighborhoods.

The City Council recently updated its tree protection ordinance, a law it first passed in 2001, to keep trees on private property from being cut down during development.

“Its baseline is protection of trees,” says Megan Neuman, a land use policy and technical teams manager with Seattle’s Department of Construction and Inspections. She says the new tree code includes “limited instances” where tree removal is allowed.

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“That’s really to try to help find that balance between housing and trees and growing our canopy,” Neuman says. Despite the city’s efforts to preserve and grow the urban canopy, the most recent assessment showed it shrank by a total of about half a percent from 2016 to 2021. That’s equivalent to 255 acres — an area roughly the size of the city’s popular Green Lake, or more than 192 regulation-size American football fields. Neighborhood residential zones and parks and natural areas saw the biggest losses, at 1.2% and 5.1% respectively.

Seattle says it’s working on multiple fronts to reverse that trend. The city’s Office of Sustainability and Environment says the city is planting more trees in parks, natural areas and public rights of way. A new requirement means the city also has to care for those trees with watering and mulching for the first five years after planting, to ensure they survive Seattle’s increasingly hot and dry summers.

The city also says the 2023 update to its tree protection ordinance increases tree replacement requirements when trees are removed for development. It extends protection to more trees and requires, in most cases, that for every tree removed, three must be planted. The goal is to reach canopy coverage of 30% by 2037.

Developers generally support Seattle’s latest tree protection ordinance because they say it’s more predictable and flexible than previous versions of the law. Many of them helped shape the new policies as they face pressure to add about 120,000 homes over the next 20 years, based on growth management planning required by the state.

Cameron Willett, Seattle-based director of city homes at Intracorp, a Canadian real estate developer, sees the current code as a “common sense approach” that allows housing and trees to coexist. It allows builders to cut down more trees as needed, he says, but it also requires more replanting and allows them to build around trees when they can. “I definitely have projects I’ve done this year where I’ve taken out a tree that, under the old code, I would not have been able to do,” Willett says. “But I’ve also had to replant both on- and off-site.”

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Willett recalls one development this year where he preserved a mature tree, which required proving that the site could be developed without damaging that tree. That also meant “additional administrative complexity and costs,” he explains.

Still, Willett says it’s worth it when it works.

“Trees make better communities,” he says. “We all want to save the trees, but we also need to be able to get to our max density.”

But Tree Action Seattle and other tree-protection groups frequently highlight new developments where they say too many trees are being taken out to make way for housing. This tension comes after a devastating heat dome hovered over the Pacific Northwest in the summer of 2021. “We saw hundreds of people die from that, hundreds of people who otherwise wouldn’t have died if the temperatures hadn’t gotten so high,” says Joshua Morris, conservation director with the nonprofit Birds Connect Seattle. He served six years as a volunteer adviser and co-chair of the city’s Urban Forestry Commission, which provides expertise on policies for conservation and management of trees and vegetation in Seattle.


Joshua Morris, photographed from about the waist up, stands with his arms crossed over his waist. He's wearing a blue plaid shirt with sleeves rolled up just past the elbows. Pinned to his shirt is a button that says Birds Connect Seattle and that bears the nonprofit's logo.

Joshua Morris, conservation director with the nonprofit Birds Connect Seattle, served six years as a volunteer adviser and co-chair of Seattle’s Urban Forestry Commission.

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“We know that in leafier neighborhoods, there is a significantly lower temperature than in lower-canopy neighborhoods, and sometimes it can be 10 degrees lower,” Morris says.

Making space for trees 

Seattle’s South Park neighborhood is one of those hotter neighborhoods. Residents have roughly 12% to 15% tree canopy coverage there — about half as much as the citywide average. Studies show life expectancy rates here are 13 years shorter than in leafier parts of the city. That’s in large part due to air pollution and contaminants from a nearby Superfund site.

In a cleared lot in South Park, 22 new units are going in where once four single-family homes stood. Three big evergreens and several smaller trees are expected to be cut down, says Morris. But with some “slight rearrangements to the configuration of buildings that are being proposed,” Morris surmises, “an architect who has done an analysis of this site reckons that all of the trees that would be slated for removal could be retained. And more trees could be added.”

Tree removals are allowed under Seattle’s updated tree code. But removing larger trees now requires developers to plant replacements on-site or pay into a fund that the city plans to use to help reforest neighborhoods like South Park.


This photo shows an empty lot covered by grass of varying thickness. One part of the lot has two partial cinder block walls. In the background is a row of two-story homes.

In Seattle’s South Park neighborhood, residents have about half as much tree canopy as the citywide average. Four single-family homes once stood on this lot, where 22 new units will soon be built. Plans filed with the city show three large evergreens and several smaller trees that are still standing on the lot are slated for removal.

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Groups such as Tree Action Seattle point out that these new trees will take many years to mature — sacrificing years of carbon mitigation work when compared with existing mature trees — at a critical time for curbing planet-warming emissions.

Morris says the trees that will likely be cut down for this development might not seem like a big number.

“This really is death by a million cuts.”

He says trees have been cut down all over the city for years — thousands per year.

“At that scale, the cooling effect of the trees is diminished,” says Morris, “and the increased risk of death from excessive heat is heightened.”

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Building codes aren’t keeping up with climate change

Tree loss is not limited to Seattle. It’s happening in dozens of cities across the country, from Portland, Ore., to Charleston, W.Va., and Nashville, Tenn., says Portland State University geography professor Vivek Shandas. “If we don’t take swift and very direct action with conservation of trees, of existing canopy, we’re going to see the entire canopy shrink,” Shandas says.

He says current municipal codes don’t adequately address the implications of climate change. The Pacific Northwest, Shandas says, should be preparing for increasingly hot summers and more intense rain in winter. Trees are needed to provide shade and absorb runoff.

“So that development going in — if it’s lot edge to lot edge — we’re going to see an amplification of urban heat,” Shandas says. “We’re going to see a greater amount of flooding in those neighborhoods.”

Climate change is intensifying hurricanes and raising sea levels while also playing a role in wildfires. Such extreme conditions are outpacing building codes, explains Shandas, and he fears this will happen in the Northwest too.

Shandas says how developers respond to the building codes that Seattle adopts over the next 20 to 50 years will determine the extent to which trees will help people here adapt to the warming climate.

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That matters in Seattle, where the nights aren’t cooling off nearly as much as they used to and where average daytime highs are getting hotter every year.


This photo of the Bryant Heights development in Seattle shows a row of town houses with a sidewalk in front of them. Trees rise up from the strip of grass between the sidewalk and the road.

The Bryant Heights development is a modern mix of apartments, town houses, single-family homes and retail. Architects Ray and Mary Johnston worked with the developer to place 86 housing units where there were initially four.

Parker Miles Blohm/KNKX


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A solution in the design 

Architects Ray and Mary Johnston see part of the solution at another Seattle development they designed around an existing 40-year-old Scotch pine.

The Boulders development, near Seattle’s Green Lake Park, transformed a single-family lot into a complex with nine town homes. The developer added mature trees he salvaged from other developments — transplanting them strategically to add texture and cooling to the landscaping.

Mary Johnston says building with trees in mind could also help people’s pocketbooks. Boulders, she says, is an example. “Since these units have air conditioning, those costs are going to be lower because you have this kind of cooler environment,” she says. Ray Johnston says places like this shady urban oasis should be incentivized in city codes, especially as climate change continues.

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“Would you rather be living here with the shade we have … or would you rather be in a much more urban, treeless, shadeless environment, where you can’t hang out outside?” he asks.



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Seattle weather: Drier skies Friday, some rivers remain above flood stage

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Seattle weather: Drier skies Friday, some rivers remain above flood stage


High river levels continue this evening after the heaviest showers came to an end Thursday with only a few lingering showers. A Flash Flood Watch remains in effect for the Mount Vernon area due to flood risks if local levees fail, which remains possible through Friday afternoon.

Our FOX 13 Weather Team is closely watching for potential flash flooding concerns over the Skagit River.

A Flash Flood Watch is posted until late Friday: there is a possibility of dike/levee failure. (FOX 13 Seattle)

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 Landslide and localized flooding will still remain an issue into the end of the week. 

Looking Ahead

High river levels continue this evening after the heaviest showers come to an end Thursday. 

We have seen three rivers in Western Washington reach record level heights, making this a historic flooding event for the state. We still have the likelihood of seeing record heights for the Skagit River at Mount Vernon this evening into early Friday morning as it crests. Most of our area rivers will continue to decrease overnight and throughout Friday. 

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Record Crest

We have seen three rivers in Western Washington reach record level heights, making this a historic flooding event for Western Washington. 

Rainfall totals Thursday were significantly lower compared to Wednesday, which will help to lower river levels over the next few days. 

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Rain Totals

Rainfall totals Thursday were significantly lower compared to Wednesday, which will help to lower river levels over the next few days. 

Temperatures this afternoon were also significantly warmer compared to average, with highs in the mid to upper 50s.

Highs Today

Temperatures this afternoon were also significantly warmer compared to average, with highs in the mid to upper 50s.

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What’s next:

Skies will be much drier Friday as we see the atmospheric river move out of Western Washington. High pressure will slowly build back in for Friday and Saturday, aiding in the rivers receding and for the soil to dry out. 

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Cloudy Friday

Skies will be much drier Friday as we see the atmospheric river move out of Western Washington. 

Highs will remain very mild through the weekend, reaching the mid 50s. We will see dry skies and even some sunbreaks for Saturday. Our next round of showers return Sunday with scattered rain, then heavier showers and lowering snowlevels by the middle of next week. 

Seattle Extended

Highs will remain very mild through the weekend, reaching the mid 50s. 

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The Source: Information in this story came from FOX 13 Seattle Meteorologist Claire Anderson and the National Weather Service.

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Op-Ed: Seattle Monorail Should Honor Transfers, Be Treated Like Real Transit » The Urbanist

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Op-Ed: Seattle Monorail Should Honor Transfers, Be Treated Like Real Transit » The Urbanist


The Seattle Monorail has connected the Westlake Center and Seattle Center since 1962, but rising fares could sap local ridership. (Doug Trumm)

Seattle landmarks are woven into the city’s identity: the Space Needle, Gas Works Park, Pike Place Market, Humpy the Salmon. They’re playful, iconic, and accessible to locals and visitors alike. The monorail should belong in that same category. It is a piece of transportation infrastructure history that helps residents move through the city and remark on times gone by. Instead, it is becoming a premium attraction aimed at visitors, rather than a practical option for everyday riders. 

Fresh off hiking fares on the nearly-one-mile-long monorail to $4.00, Seattle Monorail Services is getting rid of transfer credits to other transit services in a blow to riders. In early December, ORCA informed riders that starting January 1, 2026, monorail fares paid with ORCA E-purse will no longer receive the two-hour transfer credit. Every ride will require full payment, even if the rider tapped onto another service minutes earlier. 

For transit users who rely on transfers to move through the city, this is a step backward. It is also a policy decision that treats the monorail as an exception to regional transit norms — or perhaps not a service intended for use by locals, at all. 

Taking the 1 Line from Lynnwood and transferring to the monorail to attend Pride, Seattle Eats, or any number of other events in Seattle Center just jumped from $4 per person to $7 per person. Fortunately, many Climate Pledge Arena events come with monorail cost bundled in the ticket cost. 

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History of the Seattle Monorail

Seattle’s monorail began as a showpiece, built in 1962 for the Century 21 World’s Fair. The idea wasn’t to serve commuters, but rather to dazzle visitors and move crowds between downtown and the fairgrounds. For more dazzling during the World’s Fair, Seattle Center had rollercoasters, which I, for one, am in favor of bringing back. 

The Seattle Monorail has been accepting passengers since 1962, when it was launched as part of the Seattle World’s Fair. (Seattle Municipal Archive, Item #73122)

The monorail system worked as millions rode it in its first year, and the sleek elevated trains helped cement the city’s Jet Age identity. But the system was never expanded, and the short two-stop alignment was left behind as a novelty once the fair ended. 

Seattle actually tried to scale that vision into real transit. In 1968 and 1970, voters were asked to approve the Forward Thrust plan, a regional rapid transit system combining tunnels, elevated lines, and stations across the city. Both measures earned a majority, but Washington law required 60% voter approval to issue bonds. The transit proposals failed, and the federal funds earmarked for Seattle were redirected to Atlanta (where only a simple 50% majority vote was required), funds that ultimately seeded MARTA. 

Meanwhile, Seattle spent decades without rapid transit, and the monorail became a relic of a future that never materialized. Fortunately, Seattle eventually invested in light rail and continues to do so despite financial hurdles. 

But before light rail buildout, Seattle made one more attempt to turn the monorail into a network. From the late 1990s through the mid-2000s, voters backed the Seattle Popular Monorail Authority, which pursued the elevated “Green Line” from Ballard through Downtown to West Seattle. The citizen-led program struggled with escalating costs, uncertain financing models, and political backlash. 

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Map of the proposed Seattle Monorail Project, superimposed on Link (2021 extent) and Sounder. (Mliu92, CC 4.0)

After five public votes, the project was dissolved in 2005 without breaking ground. What remained was the original 0.9-mile segment. Still iconic, still beloved by tourists, but functionally unchanged since the Eisenhower era.

Recent fare hike

In 2024, the City and the contracted operator of the monorail announced another round of fare increases. Adult fares rose from $3.50 to $4.00, a 14% jump in a single adjustment. 

The monorail fare hike was much steeper than those on other transit services in the region. King County Metro buses moved from $2.75 to $3.00, a 9% increase. Sound Transit’s Link light rail standardized fares at $3.00 regardless of trip distance, in a win for long-distance commuters. Even in larger cities with higher living costs, like New York and San Francisco, transit fares remain lower at around $2.85–$2.90 for metro service. The monorail is now one of the most expensive local transit rides per mile in the country. 

For many riders, fare increases alone would be frustrating but manageable. Seattle transit often requires combining services: a bus from a neighborhood, a train downtown, then the monorail to a shift at Seattle Center or an event at Climate Pledge Arena. The regional ORCA card system has long made this a possibility. Riders are given a two-hour transfer window so multiple trips are counted as part of the same journey rather than priced separately. 

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That saving grace is about to end with the end of monorail transfer credits in 2026.

Email sent by MyORCA on December 2nd, 2025. (MyORCA) 

The monorail has always been an unusual piece of infrastructure. The city owns the physical system, but operations are handled by a private contractor. That arrangement gives the operator strong incentives to raise revenue, while riders are left without the protections and policies that apply to publicly-run transit service. 

The argument for ending transfer credits is that monorail operating costs have risen, and maintenance is essential to preserving a historic system. That is a reasonable concern. Transit infrastructure requires investment, but charging riders twice within two hours, once for a bus or train and again for the monorail, does not preserve the system; it discourages the very people who use it most consistently. The monorail should not be the transfer exception. 

Ridership rebound

“But Sam hardly anyone takes the monorail anyway. Why does it matter?” I hear you say. Despite its short route and just two stops, the monorail sees real usage. The Seattle Times reported that the monorail hit its highest ridership in over a decade in early 2023. Buoyed by Seattle Kraken hockey fans, the monorail recorded 533,000 rides in the first quarter of 2023, 150,000 more than during the same period in 2022, and over 100,000 more than in the same four months of 2019. That’s about 4,000 rides per day.

The City of Seattle partnered with developer Oak View Group to rehab the Seattle Center arena in hopes of luring a NHL team and return of an NBA team. (Doug Trumm)

In 2023, the monorail carried nearly 2.1 million passengers and in 2024 approached 2.2 million trips, offering a strong indication that, given the right circumstances, the monorail serves a concrete transit need, not just occasional tourists. 

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Admittedly, other transit lines get far more ridership. In 2024, the region’s six ORCA transit agencies delivered about 151 million trips, up from roughly 134 million in 2023, a 12% increase. Within that total, Sound Transit alone logged 41.5 million trips in 2024, up by more than 4 million from 2023 (about an 11% year-over-year increase). 

The Link light rail system operated by Sound Transit carried 30.8 million passengers in 2024 and averaged about 90,050 weekday riders system-wide. Recent months have seen ridership climb even higher: as of May 2025, Link weekday boardings exceeded 112,000, a 23% increase over May 2024. 

For the monorail, much of that boost came from event traffic. With the arrival of the Seattle Kraken hockey franchise and the rebound in concert and arena events at Climate Pledge Arena after the 2020 pandemic, a notable portion of fans used the monorail (or other transit) to avoid heavy traffic and gridlock around Seattle Center. Now, with a new Professional Women’s Hockey League hockey team and the FIFA World Cup on the horizon the entire city’s infrastructure needs to be ready, with transit running at peak efficiency to handle the load. Mega events act as a canary in a coal mine, stress testing our transportation network. 

With $15 million in federal funds in hand, accessibility upgrades are moving forward for the Seattle Center monorail station. (Ryan Packer)

But the monorail’s renewed popularity and potential to help shoulder the load during World Cup games doesn’t mean its pricing should shift even further toward tourists. If anything, high ridership underscores its value as part of a functioning public-transport network. 

Possible solutions

Unlike most transit systems in Washington, the Seattle Center Monorail is not a drain on the public purse. The monorail’s operations are uniquely funded through fare revenue rather than taxpayer subsidies, and even returns money to the City of Seattle annually under a concessions agreement. That revenue covers day-to-day operations, and equipment upgrades, an almost unheard-of arrangement in U.S. transit. 

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But the monorail’s success doesn’t happen in a vacuum. Its elevated track and supporting pylons occupy the public right-of-way along 5th Avenue and Belltown corridors, forming a permanent footprint above some of the city’s most heavily used streets. Riders may not feel it, but the system relies on the city’s public infrastructure and airspace to operate. 

Seattle’s broader goals like reducing car dependency, cutting emissions, and encouraging public transit depend on regional coordination. Breaking fare integration works in the opposite direction. If the monorail is truly a civic asset, it should align with the rest of the city’s transportation policies. 

There are realistic solutions. The City of Seattle can require that the monorail restore ORCA transfer credit as a condition of its operating agreement. The City can tie future fare increases to best practices other agencies typically follow, such as conducting public outreach, publishing a cost-benefit analysis noting ridership impacts, and providing a public forum to debate the tradeoffs. 

Most importantly, Seattle leaders can treat the monorail as part of the transit network rather than an isolated, revenue-dependent attraction. None of these changes require a huge funding infusion or an expansion of the system (even if I think it would be cool if they expanded the monorail). They simply require prioritizing residents over ticket revenue. 

I ride the monorail more than most living in Lower Queen Anne/Uptown. It avoids traffic, provides a distinct view of the city, and remains one of Seattle’s most recognizable transit experiences. It should not be reserved for tourists or special occasions. Public transportation should be priced to serve the public. If it brings joy while doing so, that is even better.

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Samuel Ross

Samuel Ross is a Seattle based public servant, returned Peace Corps volunteer, and self-described nerd. He works to promote sustainable development backed by mixed-method research. All opinions expressed are his alone and do not reflect attitudes of any organizations he is affiliated with.



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WA river levels remain high through Thursday, scattered showers remain

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WA river levels remain high through Thursday, scattered showers remain


A strong atmospheric river remains over the Pacific Northwest, bringing heavy rain, record level flooding and dangerous conditions. Winds continue through this evening, but will ease into Thursday morning. Landslide risks remain high through the end of the week with very saturated soil. 

Forecast Tonight

A strong atmospheric river remains over the Pacific Northwest, bringing heavy rain, record level flooding and dangerous conditions. 

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A rare Flash Flood Watch is in effect for parts of western Skagit and northwestern Snohomish County through Friday night due to a possible threat of levee or dike failure. Heavy rain is creating extreme flooding forecasts, which could break the current levee or dike structure below Sedro-Woolley. This could cause inundation in areas like Burlington and Mount Vernon, then along to Skagit Bay. This is an alert to “Get Ready,” because if the levees break, they will release a sudden torrent of water. 

Flash Flood

A rare Flash Flood Watch is in effect for parts of western Skagit and northwestern Snohomish County through Friday night due to a possible threat of levee or dike failure. 

Rain totals reached one to over two inches for parts of Western Washington as steady rain fell through this evening. 

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Rain totals

Rain totals reached one to two inches for parts of Western Washington as steady rain fell through this evening. 

Heavy rain will fall through early Thursday, but the atmospheric river will slowly sag southward throughout the day. Showers will still be around Thursday, but will not be as heavy as the past several days. We could also see snowfall at the higher mountain passes and peaks, mainly above Stevens Pass. 

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Rain Thursday

Heavy rain will fall through early Thursday, but the atmospheric river will slowly sag southward throughout the day. 

Major river flooding is expected to continue through Friday afternoon, and we will continue to watch the latest conditions very closely. Linger showers continue Friday with drier skies by Saturday. A few showers are possible Sunday, with another round of showers into next week. 

Seattle Extended

Major river flooding is expected to continue through Friday afternoon, and we will continue to watch the latest conditions very closely. 

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The Source: Information in this story came from FOX 13 Seattle Meteorologists Claire Anderson and Ilona McCauley, and the National Weather Service.

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