West Seattle Triangle Redevelopment Project
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Transcript of West Seattle Triangle Redevelopment Project
The Triangle
Study Area
RapidRide
RapidRide Stops
West Seattle Triangle Area
The West Seattle Triangle is bounded by three major arterials - Fauntleroy SW, 35th Avenue SW and SW Alaska Street
Located within the Junction urban hub
Gateway to Seattle for -Cars -Buses -Pedestrians -Bicycles
Over 70 businesses & YMCA serve all of West Seattle
444 Residences & Single Family homes nearby
Adjacent to a large parks property
Wide street Right-of-Ways
Many Large Vacant lots, particularly near Fauntleroy SW and SW Alaska Street
New Development projects are bringing an opportunity to acheive the vision of the urban village
What Is the Triangle?
Triangle District
A Brief History
Downtown Seattle
Seattle Port
West Seattle
Triangle District
1884
1907
1940s
1946
1970s & 1986
1999
2007
2012
Neighborhood Plan
Huling Auto Dealership sold
RapidRide C Line planned
Seattle Municipal Railway Streetcar
West Seattle annexed by City of Seattle
Streetcar replaced by Autmobile
Huling Family Auto Dealership
Auto-orientated Zoning Introduced
Courtesy West Seattle Blog
West Seattle
The Triangle
Seattle Port
Downtown Seattle
What Is the Triangle?
The triangle planning area is an eclectic mixed use area with active commercial and residential uses.
Many large parcels of land in the triangle vicinity have been the subject of development interest over the past few years, including several acres that were part of the Huling family auto dealership.
King County Metro’s Bus RapidRide will move through the triangle planning area with stops along 35th Avenue SW and SW Alaska Street.
Neighborhood Character
Likely Future Development
Planned Bus RapidRide
A key challenge for both land use and street design is ensuring the needs of those uses are met while the area changes over the coming decades.
Recent development interest has prompted members of the community and City Council to request review of zoning that would apply to future new construction projects in the area.
Street redesign for the RapidRide route is being conducted by King County Metro and the Seattle Department of Transportation (SDOT), and will be informed by the West Seattle Triangle Project.
Why Planning Now?
Project Planning Goals
Build on what is great about the Triangle while planning for the future
Overall Project Goals
Capitalize on the investment in transit and transportation: a transit-friendly neighborhood
Embrace the area’s location as a gateway to the West Seattle peninsula
Support the continued success of small businesses & the Triangle business district
Welcome a diversity of residents
Building designs meet then needs of occupantsand property owners while supportung a vibrant community life
Accomodate all travelers: cars, transit, pedestrians, trucks and bicycles
Create places for people: new community spaces and connections to parks
Integrate natural systems
Link to other neighborhood areas, including the Junction business district
Accomodate parking and loading, and continue to plan for parking needs in the future
The following goals and objectives were distilled from discussion throughout the planning process thus far:
Project Outcomes 2011
A Right-of-Way Concept Plan
A plan to guide future investments in publicly-owned street rights-of-way as the area develops over time.
Future implementation of the concept plan can take place in several ways:
City capital funds
Neighborhood actions and small projects
Street improvements associated with future development of private properties
Review of Land Use and Zoning
Possible Land Use Code changes may be considered by the City Council in 2011.
Also Happening Now :
King County is planning construction of Bus RapidRide in 2013
Seattle Department of Transportation (SDOT) is undertaking design work for the Bus RapidRide system continues through 2011
1)
2)
Community Dialogue
The Triangle Planning Project builds upon work by numerous community groups and individuals over past decades.
Community meeting -- November 2008
Thank you to the advisory group members and all the members of the community who offered extensive commentary at Triangle events.
West Seattle Triangle Advisory Group
Catherine Benotto Nancy Folsom Steve Huling Kandie JenningsErica Karlovitz Sharonn Meeks Susan Melrose Patti Mullen Brandon Nicholson Denny Onslow Chas Redmond Josh Sutton
Businesses in the Triangle, in collaboration with the West Seattle Chamber of Commerce, are identifying needs
The West Seattle Triangle Advisory Group met over six times in 2010
Inventory of businesses -- conducted by DPD staff.
A special meeting: parking issues -- May 2010 with SDOT staff.
A special meeting: parks and open space with Parks staff --June 2010.
A special meeting: trees and street lighting with SDOT staff –January 2011
Seattle DPD mailed letters to every address within and in close proximity to the Triangle planning area with info about the project.
The West Seattle Blog has provided extensive coverage of the project: http://westseattleblog.com/. Search “West Seattle Triangle.”Many other meetings with other community groups in West Seattle. See the project web site for more info: www.seattle.gov/dpd/Planning/WestSeattleTriangle
Photos used with permission of the West Seattle Blog
Current Use of Land
Unleased Land/Surface Parking
General Sales &Services
Residential/Residential Mixed Use
Community, Service, Church
Outdoor Sales (Alki Lumber)
Automotive Sales & Services
Restaurant & Entertainment
Customer Service,
Service
Gas StationFood Processing
2%2%
6%
8%
9%
10%
11%
14%
15%
24%
Food Processing
Gas Station
Medical Service
Restaurant & Entertainment
Automotive Sales & Services
Outdoor Sales (Alki Lumber)
Community, Service, Church
Residential/Residential Mixed Use
General Retail Sales & Services
Unleased Land/Surfaced Parking
Future Trader Joe’s
Right-of-Way Concept Plan(See boards on the other side of the room for details about each street concept)
Fauntleroy Way SWTriangle Conceptual Plan:
Non-Arterial Streets
SW Alaska Street/35th Ave SW
Likely developed as a City Capital Improvement Project (CIP)
-Project Design and engineering
-Public Process and Community ReviewIncremental improvements including street trees, lighting and crosswalks by property owners, neighborhood groups and city initiatives
Through improvements associated with adjacent property redevelopment
Likely no change to the right of way if adjacent properties are not redeveloped
Also through small projects sponsored by community funded by City grants or other sources
Provides input into SDOT’s RapidRide C Line street improvements on SW Alaska Street and 35th Avenue SWSuggests how improvements along SW Alaska Street may better connect the Triangle and the Junction
Through design and construction of RapidRide C Line improvements by SDOT and METRO in 2011
Faunte
rloy W
ay S
W
SW Alaska St
Faunte
rloy W
ay S
W
SW Alaska St
35th
Ave
SW
35th
Ave
SW
Faunte
rloy W
ay S
WSW Alaska St
35th
Ave
SW
Illustrates how Fauntleroy Way SW could become a major gateway to the West Seattle community
Implementation:
Triangle Conceptual Plan: Illustrates how non-arterial rights of way may be improved for shared use by pedestrians, bicycles, automobiles and trucks as well as enhance neighborhood character, natural drainage and public spaces
Implementation:
Triangle Conceptual Plan:
Also illustrates additional improvements, such as curb bulbs to increase space for pedestrians, that could be implemented after RapidRide C Line is in service
Implementation:
The Comprehensive Plan
What are Urban Villages?Provides goals and policies on how City will accomodate growth over the next 20 years
Compact Mixed-use neighborhoods
Focuses growth and development (housing and jobs) in urban areas where services exist
open space opportunities
Serves to protect property rights
Serves to protect the natural environment
Includes a Neighborhood Planning Element; and a Urban Villages Element
It is a State requirement for Comprehensive Planning
Services and employment close to residentsSupport walking and transit useFrequent transit serviceVital business districts
Range of housing choices
Parks and open space
The West Seattle Triangle is within the Junction Hub
Urban Village
The Comprehensive Plan...
Smaller Lots; Less Development
Interest
Larger Lots; More Development
Interest
Area A Area B
Planned RapidRide Stop
Vacant/Site Development Interest
Sub-Areas Within the Triangle
Sub-Area B Characteristics
Mix of residential and businesses, YMCADiversity of very small businessesAlki Lumber propertiesMany smaller parcelsLocal ownership of land, some regional/ national ownership along FauntleroyMarket niches: auto shop, medical, outdoor recreation sales, outdoor sales (lumber)
Integration of transit, RapidRide
Sub-Area A Characteristics
Opportunity sites: un-leased land is 22% of land in the Triangle Planning Area
Many smaller & medium-size businesses, social service, churches
SW Alaska Street connection & intersection of SW Alaska and Fauntleroy SW
Integration of transit, RapidRide
Ongoing planning for parking needed
RapidRide Stop
Vacant/Site Development Interest
RapidRide Alignment
Draft Land Use Goals
Sub-Area A
Allow & encourage the continued operation/ success of existing businessesIncrease commercial & residential development capacity consistent with the Hub Urban VillageProperty frontages should:
-Accommodate business functions-Improve the pedestrian environment-Serve public safety goals
Ensure access for Fire Dept. emergency vehiclesImprove connection between the Junction and the Triangle:
business district and community
-Increase connectivity between distinct Junction and Triangle business areas
Pedestrian safety and business accessalong SW Alaska Street and Fauntleroy Way SW
RapidRide Stop
Vacant/Site Development Interest
RapidRide Alignment
Draft Land Use Goals
Sub-Area B
Allow & encourage the continued operation/ success of existing businessesRetain commercial and residential capacity and existing zoned heights in areas where small businesses and small lots are located
Property frontages should:-Accommodate business functions-Improve the pedestrian environment
-Serve public safety goals
Enhance streetscapes and open spaces to support environmental goals and meet the needs of businesses, residents, and community
Existing Zoning In & Around Triangle
Currently, the West Seattle Triangle area features a mix of the following zones:
-Commercial 1 (C1) and Neighborhood Commercial 3 (NC3) are both “mixed use commercial zones”
-Lowrise (L) zones and Single Family (SF) zones features primarily residential uses
Comparing C1 & NC3
Allowable UsesThroughout its history, the Triangle has been a mixed-use area featuring both residents and businesses. The Commercial 1 zone was established in the Triangle area in the 1970s to
complementary uses.
Most uses existing in the Triangle Planning AreaPark and Ride Lots
Non-Conforming Uses
Parking Quantity
Food Processing
Drive In Lanes
Commercial 1 (C1) at 65’
Neighborhood Commercial 3 (NC3) at 65’
Allowed outright in C1
Allowed; subject to conditional use evaluation
Allowed to continue under any zone scenario
Allowed outright
Allowed outright at any size
Same standards for parking quantity under any commercial zone
Allowed outright in NC3
Permitted to 25,000 sq.ft.
Permitted to a limited extent; requires
in a Pedestrian designated zone
Both C1 and NC3 zones allow similar uses (such as different kinds of businesses or residents), but there are some differences as shown on the chart below:
C1 and NC3 zones allow the same amount
development site as illustrated below:
What is FAR?
Street Fronts of New Buildings May be oriented toward cars and parking Oriented toward pedestrians,
people, and storefronts
Allowable Density
Commercial 1 at 65’Floor Area Ratio (FAR)
Neighborhood Commercial 3 at 65’Floor Area Ratio (FAR)
Residential or Non-Residential Only
Mix of Residential & Non-Residential
4.25 4.25
4.75 4.75
Applies to new, future development
Comparing C1 & NC3
How future buildings will relate to the street environment
In Neighborhood Commercial zones (NC), new buildings generally create a welcoming street front for people traveling by.
Commercial 1 Neighborhood Commercial
Building Walls Facing Street
Allows Blank WallsBuilding Front Near Sidewalk Edge
Windows & Doors on Building Fronts
Applies to new, future development
Discourages people from walking in the area Social life along
sidewalk in front of businesses
Comparing C1 & NC3
How future buildings will relate to the street environment
Location of On-Site Parking
Commercial 1 Neighborhood Commercial
Parking Between Building and Sidewalk Allowed
Parking Generally Allowed Beside, Below, or Behind Structure
The NC zone is more consistent with the Triangle’s Urban Village location. Parking on-site is generally located away from the
sidewalk in order to emphasize good design of building fronts,
public safety through more “eyes on the street.”
Applies to new, future development
Pedestrian Designation
Currently The California Junction features a Pedestrian (P) designation along California Ave SW
Street-level uses are limited to pedestrian-oriented commercial uses that can activate the sidewalk environment:
-Retail-Entertainment-Restaraunt-Personal Services
Drive-In Prohibited
ft. of retail
Area to Discuss Pedestrian Designation
ExistingPedestrian Designation
Considering Building Height
Areas near the intersection of SW Alaska Street and Fauntleroy Way SW are an appropriate location to consider higher-density mixed-use commercial and residential buildings (area A on the preceding boards). Why?
To allow for this setback, the City would like to consider allowing 20’ of additional height for properties near SW Alaska Street between the Junction and approximately 39th Avenue SW. This area is currently zoned for buildings up to 65’ in height (85’ in some areas). An added increment of height would preserve the development potential of these properties while also requiring an upper-level setback. The added height would result in buildings of a similar scale to the new “Mural” project on 42nd Avenue SW.
Members of the community have requested that buildings above 45’ in height be set-back from the street property line along SW Alaska Street to provide greater access to light and air at the street level, and to retain a visual connection eastward toward the Cascade Mountains from Alaska Street to the west.
Should the City consider requiring a setback above 45’ along SW Alaska Street, and consider allowing an additional 20’ of height? Why or why not?
- This would bring a critical mass of people and businesses to Alaska Street, supporting a better and safer pedestrian link between the Triangle area and the Junction, along one of the most transit-rich corridors in West Seattle.
- Mixed use development would encourage walk-able storefront retail to extend east along SW Alaska Street.
- A vibrant mix of commercial, residential and retail activities along Alaska and at the intersection with Fauntleroy would create a “gateway” to the area and improve the overall character of the entry to West Seattle.
Future Building Height
Depictions of Building Heights and Frontages
Note that all illustrations depict “building envelopes” with more density (square feet within the structure) than would be allowed under zoning.
Existing Conditions. This perspective is looking east along SW Alaska Street from approximately 41st Avenue SW
This image depicts buildings constructed to 65 feet in height under existing zoning.
This image depicts buildings constructed to 85 feet in height with the suggested 10 foot setback at 45 feet in building height.
This images depicts buildings constructed to 85 feet in height with a graduated setback beginning at 45 feet in height.