West Seattle Triangle Redevelopment Project

What Is the Triangle?

West Seattle Triangle Area

The Triangle

Study Area RapidRide

RapidRide Stops

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 444 Residences & Single Family homes nearby Over 70 businesses & YMCA serve all of West Seattle 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 Downtown Seattle

Downtown Seattle

Courtesy West Seattle Blog

Seattle Port Seattle Port

West Seattle West Seattle

The Triangle

Triangle District

A Brief History

1884 Seattle Municipal Railway Streetcar 1907 West Seattle annexed by City of Seattle 1940s Streetcar replaced by Autmobile 1946 Huling Family Auto Dealership 1970s & 1986 Auto-orientated Zoning Introduced 1999 Neighborhood Plan 2007 Huling Auto Dealership sold 2012 RapidRide C Line planned

Why Planning Now? Neighborhood Character The triangle planning area is an eclectic mixed use area with active commercial and residential uses.

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.

Likely Future Development 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.

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.

Planned Bus RapidRide King County Metro’s Bus RapidRide will move through the triangle planning area with stops along 35th Avenue SW and SW Alaska Street.

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.

Project Planning Goals The following goals and objectives were distilled from discussion throughout the planning process thus far:

Overall Project Goals

Build on what is great about the Triangle while planning for the future 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 6SHFL¿F *RDOV

Support the continued success of small businesses & the Triangle business district Welcome a diversity of residents Building designs meet then needs of occupants and 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

Project Outcomes 2011

1) A Right-of-Way Concept Plan A plan to guide future investments in publiclyowned 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 2) 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

Community Dialogue The Triangle Planning Project builds upon work by numerous community groups and individuals over past decades.

Community meeting -- November 2008 The West Seattle Triangle Advisory Group met over six times in 2010 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 Steve Huling Erica Karlovitz Susan Melrose Brandon Nicholson Chas Redmond

Nancy Folsom Kandie Jennings Sharonn Meeks Patti Mullen Denny Onslow Josh Sutton

Businesses in the Triangle, in collaboration with the West Seattle Chamber of Commerce, are identifying needs VSHFL¿F WR EXVLQHVVHV 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/Surfaced Parking Residential/ Residential Mixed Use &XVWRPHU 6HUYLFH 2IÂżFH Medical Service Restaurant & Entertainment General Retail Sales & Services Automotive Sales & Services

Gas Station Outdoor Sales (Alki Lumber)

Future Trader Joe’s

Community, Service, Church

Food Processing

6% Customer Service, 2IÂżFH 0HGLFDO Service

2% Gas Station

Restaurant & Entertainment 8%

2% Food Processing

Unleased Land/ Surface Parking 24%

9% Automotive Sales & Services General Sales & Services

Outdoor Sales (Alki Lumber)

15%

10% Community, Service, Church 11%

14% Residential/ Residential Mixed Use

Right-of-Way Concept Plan (See boards on the other side of the room for details about each street concept)

Fauntleroy Way SW Triangle Conceptual Plan: Illustrates how Fauntleroy Way SW could become a major gateway to the West Seattle community W ay

SW

Implementation:

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Likely developed as a City Capital Improvement Project (CIP) -Project Design and engineering

SW Alaska St 35th Ave SW

-Public Process and Community Review Incremental improvements including street trees, lighting and crosswalks by property owners, neighborhood groups and city initiatives

Non-Arterial Streets Triangle Conceptual Plan:

SW

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

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SW Alaska St 35th Ave SW

Through improvements associated with adjacent property redevelopment

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Implementation:

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

SW Alaska Street/35th Ave SW Triangle Conceptual Plan: Provides input into SDOT’s RapidRide C Line street improvements on SW Alaska Street and 35th Avenue SW

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SW

Suggests how improvements along SW Alaska Street may better connect the Triangle and the Junction 35th Ave SW

SW Alaska St

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: Through design and construction of RapidRide C Line improvements by SDOT and METRO in 2011

The Comprehensive Plan

The West Seattle Triangle is within the Junction Hub Urban Village

The Comprehensive Plan...

Provides goals and policies on how City will accomodate growth over the next 20 years It is a State requirement for Comprehensive Planning Focuses growth and development (housing and jobs) in urban areas where services exist ,GHQWLÂżHV KRXVLQJ WUDQVSRUWDWLRQ DQG open space opportunities Serves to protect property rights Serves to protect the natural environment Includes a Neighborhood Planning Element; and a Urban Villages Element

What are Urban Villages?

Compact Mixed-use neighborhoods Services and employment close to residents Support walking and transit use Frequent transit service Vital business districts Range of housing choices Parks and open space

Sub-Areas Within the Triangle

Area A

Area B

Larger Lots; More Development Interest

Smaller Lots; Less Development Interest

Planned RapidRide Stop Vacant/Site Development Interest

Sub-Area A Characteristics

Sub-Area B Characteristics

Opportunity sites: un-leased land is 22% of land in the Triangle Planning Area

Mix of residential and businesses, YMCA

Many smaller & medium-size businesses, social service, churches

Alki Lumber properties

SW Alaska Street connection & intersection of SW Alaska and Fauntleroy SW

Local ownership of land, some regional/ national ownership along Fauntleroy

Integration of transit, RapidRide

Diversity of very small businesses Many smaller parcels

Market niches: auto shop, medical, outdoor recreation sales, outdoor sales (lumber) Integration of transit, RapidRide Ongoing planning for parking needed

Draft Land Use Goals Sub-Area A Allow & encourage the continued operation/ success of existing businesses Increase commercial & residential development capacity consistent with the Hub Urban Village Property frontages should: -Accommodate business functions -Improve the pedestrian environment -Serve public safety goals Pedestrian safety and business access along SW Alaska Street and Fauntleroy Way SW Ensure access for Fire Dept. emergency vehicles Improve connection between the Junction and the Triangle: -Increase connectivity between distinct Junction and Triangle business areas &UHDWH H[SHULHQFH VHQVH RI XQL多HG business district and community

RapidRide Stop

RapidRide Alignment Vacant/Site Development Interest

Draft Land Use Goals

Sub-Area B Allow & encourage the continued operation/ success of existing businesses Retain 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

RapidRide Stop

RapidRide Alignment Vacant/Site Development Interest

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

Applies to new, future development

Allowable Uses Throughout 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 UHÀHFW WKH DXWR VDOHV EXVLQHVVHV DQG complementary uses.

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:

Most uses existing in the Triangle Planning Area

Commercial 1 (C1) at 65’

Neighborhood Commercial 3 (NC3) at 65’

Allowed outright in C1

Allowed outright in NC3

Allowed; subject to conditional use evaluation

Park and Ride Lots

Allowed to continue under any zone scenario

Non-Conforming Uses

Same standards for parking quantity under any commercial zone

Parking Quantity Food Processing Drive In Lanes Street Fronts of New Buildings

Allowed outright

Permitted to 25,000 sq.ft.

Allowed outright at any size

Permitted to a limited extent; requires HYDOXDWLRQ RI WUDI¿F LPSDFWV QRW DOORZHG in a Pedestrian designated zone

May be oriented toward cars and parking

Oriented toward pedestrians, people, and storefronts

Allowable Density C1 and NC3 zones allow the same amount RI EXLOGDEOH ÀRRU DUHD GHQVLW\ RQ HDFK development site as illustrated below: Commercial 1 at 65’ Floor Area Ratio (FAR)

Neighborhood Commercial 3 at 65’ Floor Area Ratio (FAR)

Residential or Non-Residential Only

4.25

4.25

Mix of Residential & Non-Residential

4.75

4.75

What is FAR?

Comparing C1 & NC3

Applies to new, future development

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.

Building Walls Facing Street Commercial 1 Allows Blank Walls Discourages people from walking in the area

Neighborhood Commercial Windows & Doors on Building Fronts Building Front Near Sidewalk Edge Social life along sidewalk in front of businesses

Applies to new, future development

Comparing C1 & NC3

How future buildings will relate to the street environment 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, UHGXFH FRQĂ€LFWV EHWZHHQ SHGHVWULDQV DQG YHKLFOHV DQG VXSSRUW public safety through more “eyes on the street.â€?

Location of On-Site Parking Commercial 1 Parking Between Building and Sidewalk Allowed

Neighborhood Commercial Parking Generally Allowed Beside, Below, or Behind Structure

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 1R SDUNLQJ UHTXLUHG IRU WKH ÂżUVW VT ft. of retail

Area to Discuss Pedestrian Designation Existing Pedestrian 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? - 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 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.

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.

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?

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.