West Seattle Herald / White Center News - Zoning

If conditions right, Burien lawmakers signal support for annexing White Center

ericm — Thu, 23 Jun 2011 19:54:20 +0000

Citing fears of increased low-income density in White Center that could create problems that spill over into Burien if the area remain unincorporated or is annexed by Seattle, several Burien council members signaled June 20 they would favor the city annexing the remainder of North Highline.

The lawmakers emphasized their support would hinge on whether annexation would be revenue-neutral and would require no new taxes.

“If we can manage it, we should do it,” Councilman Gerald Robison declared.

Councilwoman Lucy Krakowiak, who was the lone vote against annexing the southern portion of North Highline, again voiced opposition.
“We are not ready to annex,” Krakowiak said. “I can’t see how this will work out.”

City Manager Mike Martin reported he has hired Berk and Associates to conduct a study testing the financial viability of annexing the area. The study is scheduled to be completed by Aug. 1, but Martin said he could supply draft information to lawmakers earlier if it is deemed accurate and reliable.

In March, Seattle city officials, citing finances, said Seattle was not interested in annexing White Center but may reconsider it in February. At the same time, a resolution allowed Burien to proceed.
After studying the Berke report and allowing for public comment, Burien officials could place an annexation measure on the ballot. Only those in the proposed annexation area would vote on the measure.

Councilman Gordon Shaw said he would like to see an overall financial report that takes into account the changing economy and changing demographics. The financial numbers would also have to include the fiscal impacts for special districts such as fire, sewer and water, he added.

Councilman Jack Block Jr. named several preconditions for annexation. He said King County should fund capitol projects for the area, compensate the Burien/Normandy Park Fire Department for the poor management of North Highline Fire Department, mitigate expenses for two housing projects, and transfer ownership to Burien of the police precinct/ courthouse building.
But Block said Burien should look at what negative conditions may happen if Burien does not annex the area
“We want to have a say in what goes on up there,” Block said.

Robison, a resident of the area annexed into Burien last year, said he has been working on annexation for a long time.
“There are a number of perceptions about White Center that are not accurate including the residents are helpless, can’t take care of themselves and need government.” Robison said.
He said White Center has fewer vacant storefronts than Burien.
“It is full of homegrown businesses that are exactly what Burien is looking for,” Robison added.
Robison said it is also a misperception that Seattle a large budget to pay for social services for White Center residents. He added that Seattle roads are in poorer condition than North Highline streets.
“Annexation would be for our own protection,” Robison said. “North Highline residents don’t need Burien.”

Councilwoman Rose Clark also cited the increase in low-income housing in White Center and warned that the effects would spread to Burien.
“This affects life on 152nd (Street),” Clark noted. “One of the reasons we incorporated was to get control of zoning.
“If the financials work out and we don’t have to raise taxes, we have to look at it (annexation),”

However, Krakowiak cautioned that annexation is a big issue that the council should take its time exploring.
She disputed the claim that Burien service levels have remained the same with the addition of the Boulevard Park area. Animal control has gone from “full service to bare bones,” according to Krakowiak. Seniors and Headstart programs have also changed.
Several Burien residents testified against annexation.

Resident Kathy Parker questioned why Seattle has said it can’t afford to annex White Center but Burien is exploring it.
She also questioned why lawmakers are not calling for a citizens’ advisory vote and considering annexation during the summer months when residents’ attention is diverted.
“Burien doesn’t have the social services or money for White Center,’ Kathy Parker declared. “We have our own serious needs.”

Resident Horace Parker said annexing the remainder of North Highline is “a very, very bad idea.”
“Burien can’t remotely afford White Center,” Horace Parker said. “It will bankrupt Burien when the (sales tax) subsidies end.
“There is not one rational reason to annex except to satisfy (local) police and fire departments.”
Noting council members were scheduled to vote on a final version of a visioning statement, Horace Parker said Burien should keep its old vision as a “small, nice, fiscally-responsible city.”

A final vote on the visioning statement was postponed after lawmakers suggested several small changes in the final draft. The council is expected to vote on the statement after receiving feedback from the visioning steering committee.

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ericm

06/23/2011

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Normandy Park sets meeting on Manhattan Village plan

ericm — Thu, 10 Feb 2011 23:17:57 +0000

Normandy Park’s Manhattan Village sub area planning process will begin with the first of several community workshops on Thursday, March 3 from 6:30 to 8:30 p.m. at the Normandy Park Recreation Center, 801 S.W. 174th Street.
All city residents and especially those living or working near the Manhattan Village shopping area are encouraged to attend.
The meeting, called a "Vision Workshop," will introduce the sub area project-- a long-range plan for Manhattan Village and adjacent properties –- and ask
participants to discuss and compare city expectations for the site with their own.
Facilitators will lead group exercises to explore a wide range of topics, including future uses, the scale and density of development, and how growth might improve facilities and conditions for neighboring properties.
The evening will begin with presentations by consultant Bill Grimes of Studio
Cascade, a Spokane-based planning firm and Mark Hinshaw of Seattle’s LMN
Architects.
At least one other community meeting will take place this spring, with additional events anticipated for the fall. The draft plan is expected to be complete by December.
Residents wishing to follow or learn more about the plan should reference the
project-specific website, at www.manhattan-village.org.

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ericm

02/10/2011

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New SeaTac merged department head starts with clean slate

ericm — Fri, 04 Feb 2011 19:25:10 +0000

The city of SeaTac may be poised to turn the page on a sometimes-rancorous relationship between city planners and developers.
Interim planning director Cindy Baker has been selected as the first director of a newly formed Department of Community and Economic Development.
The new department consolidates five departments or divisions into one. They are economic development, planning, engineering development review, building services and permit center.
The position was created to streamline the SeaTac’s permitting process and help speed up new building and economic development projects.
Former planning director Steve Butler often clashed with builders seeking development agreements. Butler left SeaTac in August for a position in Mill Creek after the consolidation was approved.
Baker was hired as interim planning director in October. Deputy Mayor Gene Fisher and the council’s two newest members, Rick Forschler and Pam Fernald, opposed her hiring.
The three argued that the city could save around $60,000 in four months by not filling the interim position.
However, the council’s four other members argued the temporary position was needed.
Baker said when she accepted the interim position, she wasn’t intending to apply for the permanent job heading the consolidated department.
“But I liked the people and I got excited,” Baker declared. “This was not anticipated.”
She said she has been working with an ad hoc committee of business people, council members and other residents to look at the current zoning code.
Baker said she and the committee are trying to put some flexibility into the code.
“There is a way to write it so that SeaTac still looks really good but shows we wants builders,” Baker said.
A veteran of planning positions in King and Kitsap counties as well as the cities of Auburn and Woodinville, Baker said she has always been a good listener with lots of solutions.
In Kitsap County, Baker said she worked closely with the Home Builders Association.
“They will tell you that unless I had to give them bad news, I looked for a way to make it work,” she added.
Baker said she is aware of the past acrimony.
“”I came here with a clean slate,” Baker declared. “I focus on the what, not the who. I am very much a ‘get it done’ person.”
She is also very aware that she may be losing her boss, interim city manager Todd Cutts.
“I’m very pleased to work with Todd,” Baker noted.
SeaTac voters could decide later this year on a proposition that would replace the city manager with an elected mayor.
If the measure passes, Baker said it would “not be a problem” to work with a strong mayor.
Cutts, who first came to SeaTac as an economic development director, praised Baker.
“Cindy brings a wide breadth of experience and technical expertise to this new position,” Cutts said in a press release. “She has demonstrated the ability to effectively communicate and collaborate with citizens and developers alike during her many years in the profession.
“Cindy will be working with an experienced and dedicated group of professionals and I am certain that together they will make the city a better, more effective place to undertake future development activities.

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ericm

02/04/2011

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City recommends increasing Greenwood height limits

michaelh — Wed, 03 Nov 2010 18:03:20 +0000

If the city gets its way, the land currently housing the Greenwood Fred Meyer and Greenwood Market will one day be home to taller and denser buildings and a more pedestrian-friendly experience.

The Seattle Department of Planning and Development released its recommendations for the Greenwood Town Center Rezone Nov. 2. The department is recommending changing the parcel of land bordered by Northwest 85th Street, Third Avenue Northwest, Northwest 87th Street and Palatine Avenue North from Commercial with a 40-foot height limit to Neighborhood Commercial with a 65-foot height limit.

The rezone of that parcel, referred to as Subarea 1, would create an opportunity for higher-density, mixed-use developments, such as townhouses, condos and affordable apartments, according to the department's recommendation.

In an email to the community, Greenwood Community Council President Trevor Stanley said the change in zoning will discourage auto-oriented development while encouraging pedestrian-oriented development.

According to the Department of Planning and Development, a number of themes emerged regarding the rezone of Subarea 1 during a June 29 public open house and a subsequent online survey.

Residents want to make the area pedestrian friendly, including an increase in public amenities and open space. But, they are concerned about a lack of parking and the potential for increased traffic.

While recommending Subarea 1 of the Greenwood Town Center for rezone, the Department of Planning and Development is recommending leaving Subarea 2 and Subarea 3 as they are for now but continuing discussions about changes in the future.

Subarea 2 is the west side of Third Avenue from Northwest 86th Street to 87th Street and the north side of 87th Street from Third Avenue to Greenwood Avenue North. The department is recommending leaving Subarea 2 as a Single Family Zone because of uncertainty about how the area's infrastructure and underlying peat bog would react to increased development.

According to input from the open house and online survey, residents were concerned about a change in neighborhood character if Subarea 2 was rezoned from single-family to multifamily. They also worried about devalued property or higher taxes.

Subarea 3 is the south side of 85th Street from Third Avenue to Palatine Avenue. It is currently zoned for Neighborhood Commercial with a 40-foot height limit. The Department of Planning and Development had looked at increasing that height limit to 65 feet.

According to the department, residents were concerned about creating a tunnel-like feeling on 85th Street and were uncertain about the level of demand for mixed-use space in that area. But, residents did express a desire to attract new businesses into what has become an abandoned stretch.

The department believes it is worthwhile to pursue height increases in Subarea 3 in the future in order to increase development on traditionally difficult sites.

Andrea Petzel, senior urban planner for the Department of Planning and Development, said the next step is to prepare a full rezone analysis and State Environmental Protection Act checklist. After that, there will be a comment and appeal process, Seattle City Council briefings and a City Council hearing.

"There is plenty of process left," Petzel said. "So, rest assured there will be time for public comments, and there will be a public hearing."

The Greenwood Community Council will include a discussion of the Greenwood Town Center Rezone during its next meeting at 7 p.m. Nov. 16 at the Greenwood Library, located at 8016 Greenwood Ave. N.

For more information on the rezone, visit the Greenwood Town Center Rezone website or download the Department of Planning and Development's recommendation with the link at the top of this article.

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michaelh

11/03/2010

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DPD Greenwood Rezone Recommendations.pdf

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Michael Harthorne

The city is recommending increasing height limits and improving the pedestrian experience on a portion of the Greenwood Town Center. CLICK IMAGE FOR A MAP OF THE REZONE AREA.

Greenwood Rezone Map.jpg

Land Use Bulletin: 15th Ave. live/work development

Rebekah — Thu, 28 Oct 2010 19:17:29 +0000

The following are applications or decisions made by the Seattle Department of Planning and Development that can be appealed or commented on by the public.

6559 15th Ave. N.W.

Land Use Application to allow a four-story building containing five live/work units with 101 residential units above. Parking for 67 vehicles to be provided within the structure. Existing structures to be demolished.

Comments on this project may be submitted to the Seattle Department of Planning and Development through Nov. 17.

Contact: Brenda Barnes, 206.782.8208
Planner: Scott Kemp, 206.233.3866

5903 24th Ave. N.W.

An application for a Sidewalk Café Permit accessory to the Stepping Stone has been approved by the Seattle Department of Transportation.

The approved dimensions of the patio seating are 5 feet by 13 feet for a total of 65 feet.

Any person may request a review or reconsideration of this decision. The request must be in writing and sent by Nov. 6. The request must be sent to the director of the Seattle Department of Transportation and identify the application number, grounds for objecting to the decision based on city standards, and the specific remedy being proposed.

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robinson_newspa...

11/05/2010

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Greenwood rezone process gets underway

michaelh — Wed, 30 Jun 2010 17:21:13 +0000

A plan submitted by community members to rezone Greenwood's Town Center would allow for a more pedestrian-friendly commercial core, but it could also bring greater development into single-family neighborhoods.

The rezone proposal, which was developed by the Greater Greenwood Design & Development Group, would affect the area between the west side of Third Avenue Northwest, the north side of Northwest 87th Street, Palatine Avenue North and south side of Northwest 85th Street.

Subarea 1 of the proposed rezone, the site of the current Fred Meyer and future Fred Meyer redevelopment, would be changed from a mix of Low-rise, Commercial and Neighborhood Commercial zones into Neighborhood Commercial with a 65-foot height limit.

According to the Greater Greenwood Design & Development Group, the rezone of Subarea 1 could make the area more pedestrian friendly, add housing and promote small businesses. But, it could also increase traffic and demands on parking, reduce neighborhood affordability and change the neighborhood's character.

Subarea 2, the north side of Northwest 87th Street between Palatine Avenue North and Third Avenue Northwest as well as the west side of Third Avenue between 87th Street and Northwest 86th Street, is currently a Single-Family Zone. It would be rezoned to Low-rise, which allows development of multi-family housing.

The benefits to this rezone, according to Greater Greenwood, are increased density to support local businesses, a promotion of infrastructure on 87th Street and an added transition between commercial development and single-family housing. But, it could also increase property values, taxes and parking needs.

Subarea 3, the south side of Northwest 85th Street from Palatine Avenue North to Third Avenue Northwest as well as the east side of Third Avenue at 85th Street, would stay Neighborhood Commercial but have its height limit increased from 40 feet to 65 feet.

According to Greater Greenwood, this would encourage development on historically difficult sites, expand the retail core and promote pedestrian activity. The height increase could also have an adverse affect on neighbors to the south.

Andrea Petzel, senior urban planner for the Seattle Department of Planning and Development, said the proposed Greenwood rezone fits in with what the city is trying to do to manage future growth.

Greenwood resident Charles Shell said he likes the idea of redeveloping the Fred Meyer property, but he is concerned about the increased height limits in Subarea 2 and Subarea 3, which would put a barrier between single-family residences and the rest of the community.

Subarea 2 and Subarea 3 are meant as a buffer between the major commercial development of Subarea 1, but resident Bob Mirenzi said he would rather see the buffers included within the central commercial parcel instead of forced onto the surrounding neighborhood.

"Why should we be paying so the developer can maximize [to 65 feet] all the way to the edge of his property?" Mirenzi said. "It's not fair."

He said property taxes will go up in the rezoned areas, and in a non-wealthy area like Greenwood, a couple thousand dollars more in property taxes could force residents to sell their homes to developers.

Shell went to Gorditos on North 85th Street for dinner before the June 29 rezone open house. He said he is concerned the rezone would mean the loss of the funky little shops in that area.

"I'm not sure that's what we want Greenwood to look like," Shell said. "Redevelop Fred Meyer, but leave the rest of it alone."

Mirenzi said the entire rezone proposal is ignoring the environmental realities of the site. Development of the nearby Safeway caused collapses in nearby properties because of the unstable Greenwood peat bog, he said.

Low-rise Zones are not allowed in environmentally critical areas – which the peat bog is – according to the Seattle Municipal Code, Mirenzi said. Though, he said he is not sure if that is the most recent code.

Seattle City Councilmember Sally Clark attended the June 29 rezone open house. She said land-use issues, especially housing and zoning, are the most difficult issues to talk about between neighbors because they are so divisive.

Greenwood is an urban village and is going to see more growth when the economy recovers, Clark said. The city wants to make sure the map is right when that happens, she said.

The Department of Planning and Development will be collecting public feedback through July 15. Residents can submit their thoughts online here.

The Department of Planning and Development will present the public feedback to the Greenwood Community Council in August. If the department decides to recommend a rezone, the process will carry on into 2011.

michaelh

06/30/2010

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Courtesy of Seattle DPD

Changing the highligted section of the map from Single-Family Zone to Low-rise Zone as part of the Greenwood Town Center rezone has some neighbors concerned about increased taxes, traffic and building heights.

Council approves Ballard industrial rezone

michaelh — Tue, 20 Apr 2010 20:04:55 +0000

No residential coming to north side of Market St.

Two areas formerly zoned for industrial uses in downtown Ballard will be opened to new commercial development, but a stretch along the north side of Market Street will remained closed to residential development, after an April 19 Seattle City Council vote.

The council voted 8-0 to approve the planned rezone of Subarea 2, the south side of Market Street between 26th Avenue Northwest and 30th Avenue Northwest, from General Industrial to Industrial Commercial and Subarea 3, both sides of Leary Avenue between 15th Avenue Northwest and 20th Avenue Northwest, from General Industrial and Industrial Buffer to Industrial Commercial.

An Industrial Commercial zone allows for a mix of industrial uses and office and retail space.

As part of the vote, all projects built in Subarea 2 and Subarea 3 will be subject to the city's design review process.

Instead of converting it to Industrial Commercial or Neighborhood Commercial, the council decided to leave Subarea 1, the north side of Market Street from 25th Avenue Northwest to 30th Avenue Northwest, as an Industrial Buffer zone.

During the vote, Sally Clark, chair of the council's Committee on the Built Environment, said the city typically does not like to leave industrial zones in urban villages like downtown Ballard. But, Ballard is a special case because of the Ship Canal the the industries that it supports, she said.

When the city announced in September it would be rezoning the three industrial areas, the plan was to convert Subarea 1 to Neighborhood Commercial, which allows a mix of office, retail and residential space.

In December, the Ballard District Council and Ballard Chamber of Commerce sent letters to the Seattle City Council urging them not to allow residential development on the north side of Market Street.

The two organizations stated that residential development could create light, noise and traffic conflicts with the industrial businesses across Market Street.

Dan Nolan, Clark's legislative aide, said the councilmembers deliberated over whether or not there was a compelling reason to change the Industrial Buffer zone in Subarea 1 and ultimately decided the zoning was appropriate in its current form.

Nolan said it is unlikely there will be any move to change the zoning in Subarea 1 in the foreseeable future.

michaelh

04/20/2010

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Photo credit:

Courtesy of Seattle Department of Planning and Development

This area on the north side of Market Street was planned to convert to Neighborhood Commercial zone. Instead, it will remain an Industrial Buffer zone.

City looking for comments on Ballard industrial rezone

michaelh — Thu, 08 Apr 2010 19:07:51 +0000

At the April 14 Committee on the Built Environment meeting of the Seattle City Council, the sommittee will consider amendments to Council Bill 116775, which deals with rezone of three industrial areas in Ballard.

The proposed amendments would be alternatives to a proposal by the Department of Planning and Development to Subarea 1, an area described generally as the half blocks north of Market Street between 24th Avenue Northwest and 30th Avenue Northwest.

All alternatives would retain the existing Industrial Buffer with a 45-foot height limit zone for the area west of 26th Avenue Northwest.

Alternatives for the area east of 26th Avenue, which includes the entire block bounded by Northwest 56th Street to the north, 24th Avenue Northwest to the east, Market Street to the south and 26th Avenue to the west, include:

Retaining the existing zoning, which includes Industrial Buffer with a 45-foot height limit.
Rezoning a portion of the block to Neighborhood Commercial with a 65-foot height limit to consolidate zoning for that entire block as Neighborhood Commercial.
Rezoning two lots northeast of the intersection of Market Street and 26th Avenue to Industrial Commercial.

Based upon public comments and council deliberations, the amendment or amendments ultimately adopted, if any, may be different than the amendments summarized above.

Written comments may be submitted at any time until the final council vote on the legislation. The council prefers to receive written comments by noon on April 16 to allow for review by councilmembers prior to a vote.

The full council will discuss and vote on the rezone bill no earlier than April 19.

Comments can be sent to Committee Chair Sally Clark at sally.clark@seattle.gov or Committee Chair Sally Clark, Seattle City Council, Committee on the Built Environment, P.O. Box 34025, Seattle, WA 98124-4025.

robinson_newspa...

04/08/2010

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Courtesy of Seattle Department of Planning and Development

The Seattle City Council is looking for public comments on proposed amendments to the rezone of this area north of Market Street.

Clark, Burgess tour Ballard rezone areas

michaelh — Thu, 01 Apr 2010 20:29:42 +0000

On March 31, city councilmembers Sally Clark and Tim Burgess toured the three areas of the Ballard urban village that are facing a rezone to get an impression of the areas before a possible April 2 vote.

Clark, who chairs the council's Committee on the Built Environment, said one of the purposes of the tour was to look at what businesses are on the land now and whether they would be allowed to stay there under a zoning change.

"I'm really cautious about that," Clark said. "Suddenly the map changes under you and the rules are very different for what you can do on the property."

In September, the Seattle Department of Planning and Development proposed a rezone of three industrial areas in Ballard.

The city planned to rezone Subarea 1, a section along the north side of Market Street from 25th Avenue Northwest to 30th Avenue Northwest, from an Industrial Buffer zone to a Neighborhood Commercial zone, which could include housing, office space and retail.

In December, the Ballard District Council sent a letter to Clark asking her not to allow Neighborhood Commercial in that area as it would lead to conflicts over light and noise with industrial businesses on the south side of Market Street.

Clark said the plans have been changed to leave a large portion of Subarea 1 as an Industrial Buffer zone or change it to an Industrial Commercial Zone, which allows mixed industry and office space.

There are two small areas on the eastern edge of Subarea 1 that the city is still debating changing to a Neighborhood Commercial zone, Clark said.

During the tour, Andrea Petzel from the Department of Planning and Development said Neighborhood Commercial would be great in that area if people could get used to the fact that there will be potential noise from industrial businesses.

Petzel said residents understand that there will be noise in industrial areas a lot better than industry representatives give them credit for. Industries are operating out of fear of noise complaints, she said.

Clark said the challenge is to ensure the right zoning for the future if the current businesses go away but to do nothing to force them to go away.

She said the city doesn't want to put new neighbors in an industrial area who don't understand what that means.

The rezone plan calls for changing Subarea 2, the south side of Market Street between 26th Avenue Northwest and 30th Avenue Northwest, from General Industrial to Industrial Commercial.

Subarea 3, both sides of Leary Avenue between 15th Avenue Northwest and 20th Avenue Northwest, would also be changed to Industrial Commercial.

Clark said there has not been any large changes or issues stemming from the rezones of those subareas since they were originally proposed.

The Committee on the Built environment will discuss the Ballard rezone April 2, when it could possibly vote on it. But, Clark said the members of the committee may want to further discuss the changes, especially what to do with the two sections on the east side of Subarea 1.

michaelh

04/01/2010

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Michael Harthorne

The Department of Planning and Development's Andrea Petzel, councilmember Sally Clark, council staff Ketil Freeman and councilmember Tim Burgess discuss how a looming rezone could affect Limback Lumber March 31. CLICK IMAGE FOR MAPS OF THE REZONE AREAS.

Subarea 1.jpg

Subarea 2.jpg

Subarea 3.jpg