Tag: SoDo

Seattle’s Latest Industrial Plan Will Exclude Housing, Erect New Walls Around Industrial Districts

Evolution Block in Vancouver, B.C.—the kind of multistory industrial building that could come to Seattle under a new proposal for industrial areas. Photo via PC Urban.

by Erica C. Barnett

Walk through the stretch of Ballard that runs roughly from 14th to 8th Ave. NW between NW 53rd Street and Leary Way, and you’ll find no shortage of breweries and taprooms selling hoppy IPAs and farmhouse ales to take home or drink onsite, along with an eclectic assortment of food trucks offering everything from dim sum to burgers to Polish food. What you won’t see is housing: No apartments, condos, or artists’ lofts to break up the area’s single-story industrial monoculture.

The breweries have brought some street-level excitement to this part of Ballard, but the vitality is limited: You can drink beer and buy food from a truck here, but you can’t work in an office, browse in a retail store, or dine at a restaurant—and you certainly can’t live here. Tap rooms (and marijuana shops) represent the limit of what’s allowed in an industrial area like this one in Ballard, which will eventually be a short walk away from Sound Transit’s Ballard light-rail station.

The future of Seattle’s industrial land has been a subject of debate for decades, but the idea of integrating non-industrial uses into these areas, which make up about 12 percent of Seattle’s land, has accelerated in recent years as smaller, more human-scale industrial businesses have replaced smoke-belching traditional manufacturing enterprises in Seattle and across the country. Under a new strategy created at the behest of Mayor Jenny Durkan, however, innovation in these areas would be restricted to small edge zones on the outskirts of industrial districts—and housing would continue to be banned altogether.

In addition to those new restrictions, a proposed amendment to the city’s comprehensive plan (the document that governs land use and zoning in Seattle) would make it virtually impossible to take land out of industrial use for any reason—a zoning restriction on par with laws preserving Seattle’s exclusive single-family zones.

In effect, the amendment would bar anyone who owns industrial land from even asking permission to remove it from industrial use—say, to add housing in an area right next to a light rail station. Historically (including this year), individual land owners have asked permission to change their property from industrial to another use as part of the comprehensive plan amendment process, and historically, including this year, the city has rejected such requests.

On Monday, NAIOP Washington, a lobbying organization for commercial real estate developers, wrote a letter to the city’s Office of Planning and Community Development asking for more zoning flexibility within a quarter-mile of light rail stations and requesting a more flexible definition of “industrial” to allow a wider range of uses. And they asked the city to reject the proposed comprehensive plan amendment. “[W]e do not believe all 5,000 acres of our City’s industrial lands should be treated the same,” the letter, signed by NAIOP Washington director Peggi Lewis Fu, says.

“We believe in some areas, this work could go further… ensuring that this effort fully considers the billion-dollar taxpayer investment in current and future light-rail transit stations that fall within this study area,” the letter continues.

The new recommendations introduce the concept of “high-density employment” in industrial areas near transit stops—multistory industrial buildings that, in some cases, might include office space. In practice, this type of development would encourage a one-way in-migration to jobs and a one-way out-migration to homes, much as 20th-century transit and highway planning assumed people would commute to cities’ downtown cores from distant residential neighborhoods and suburbs.

Jessica Clawson, an attorney at the firm McCullough Hill Leary in Seattle, asked the city council’s land use committee last month to delay considering the comprehensive plan amendment until next year, when the city will have a better idea of where Sound Transit’s new stations in Interbay and Ballard will go.

“Why would the council docket and study a comp plan amendment now that would make it more difficult to consider these really important transportation decisions when making land use changes [in the future]?” she asked. Clawson’s firm is headed by longtime developer attorney (and political heavy hitter) Jack McCullough, who co-chaired the committee that produced the 2017 proposal.

The Industrial Innovation Network—a group of property owners who want to remove their land from industrial use, allowing them to develop it—has filed an appeal to the city’s determination of [environmental] nonsignificance for the amendment, arguing that the proposal would make it impossible for them to develop housing, including affordable housing, in historically industrial areas near light rail stations “In addition, the Proposal’s restriction of land to only industrial uses will cause some properties to remain vacant or underutilized, with buildings in a state of disrepair, resulting in blight,” the appeal, filed by McCullough Hill Leary, says. 

In a letter to OPCD a week before the IIN filed its appeal, Clawson argued that would take away property owners’ rights to “petition their government” for a land-use change, reduce the usefulness of light rail, and contribute to the housing shortage by taking land out of residential use, potentially “in perpetuity.” 

“Locking industrial lands into non-housing use (required by the MIC) will result in significant land use and transportation impacts,” the letter, signed by Clawson, says. In addition to the future light rail station next to Ballard’s brewery district, the SODO Manufacturing and Industrial Area includes a light-rail station that will eventually serve as a bustling transfer point for riders coming to and from West Seattle.

“Locking industrial lands into non-housing use (required by the MIC) will result in significant land use and transportation impacts,” the letter says. In addition to the future light rail station next to Ballard’s brewery district, the SODO Manufacturing and Industrial Area includes a light-rail station that will eventually serve as a bustling transfer point for riders coming to and from West Seattle.

The council voted to move the amendment forward; they haven’t acted on the industrial advisory group’s recommendations, which will face environmental review. The city hearing examiner’s office has the property owners’ appeal on its docket.

Although industrial areas enjoy an enviably low vacancy rate (about 5 percent, compared to an office vacancy rate of 15 percent), the definition of “industrial” continues to shift in ways that have led other cities (notably Portland) to allow some mingling of homes, shops, and restaurants in once walled-off industrial areas. The idea of allowing housing in industrial areas has long been off-limits in Seattle, but the city’s growth—even at the height of COVID, the city grew by 8,400 people, cementing our status as one of the fastest-growing US cities—may force the issue, especially in a city that restricts new apartments to a tiny sliver of its buildable land.

In Seattle, conversations about the future of industrial land have been slow and fitful. In 2016, then-mayor Ed Murray assembled a group of stakeholders—including industrial land owners, planners, developers, and maritime advocacy groups—to come up with a new framework for developing industrial areas in the future. The update was long overdue: Since 2007, when the city dramatically downzoned industrial land by placing strict size limits on office and retail uses, Seattle’s industrial areas have been effectively closed to non-industrial development—a status that keeps land costs lower (no competition with residential and office developers), but can produce dull streetscapes prone to potholes and blight.

“That first [set of meetings] started so contentiously that they couldn’t even have the two sides of the table in the same room for the first three meetings,” SODO Business Improvement Area director Erin Goodman recalled. The argument boiled down to “development version preservation of industrial land—this is a hot button issue down here.” Continue reading “Seattle’s Latest Industrial Plan Will Exclude Housing, Erect New Walls Around Industrial Districts”

Morning Crank: Needles are a Longstanding Problem

Needles in libraries, a shift in the city’s protectionist industrial-land policies?, and more in today’s Morning Crank.

1. In my piece last month about a library employee who was stuck by a needle while changing the trash in the women’s restroom of the Ballard branch library, Seattle Public Library spokeswoman Andra Addison said that she was unaware of any other instance in which a library staffer had been stuck by a needle and said that the library’s administrative services division had determined that the system “just really [doesn’t] have the need” for sharps containers.

Since then, the library has changed course, and is installing sharps containers at three branches—Capitol Hill, Ballard, and the University District. A review of the “shift logs” (daily logs of notable incidents and interactions with patrons) at the Ballard branch indicates that far from being an anomaly, needle sightings are a regular, even banal, occurrence. Over the course of just six weeks, spanning from late December 2017 to mid-March of this year, Ballard library staff recorded a dozen needle-related incidents, including a man slumped over after shooting up at the library, a needle left unattended in a Pop-Tart box in the lobby, needles found floating in toilets on two different occasions, and an oversized CD case stuffed with needles and empty baggies that had been tossed in the book drop. In one case, an uncapped needle was found lying on the floor in the teen area of the library; in another, a library staffer discovered two needles in the restroom while cleaning up piles of trash and clothes that a patron had left behind.

“We could see the man slumped over and the needle was lying in front of him,” one log report says. “I called 9-11 to report a man shooting up in front of the library. I also called security. I then went back out to check on the man. At this time he was holding the needle in his hand. I told the man that I was excluding him from SPL for 2 weeks. He became very upset and said that he had found the needle on the ground and that the library was putting him at risk. He then came into the library and threw the needle in the garbage in the lobby.”

The logs, which detail many other security incidents as well as a case of mistaken identity (a giant stuffed panda that appeared to be a sleeping patron), make a couple of things clear: First, that improperly discarded syringes, far from being an unusual or notable occurrence, were a well-documented issue at the Ballard library long before the custodian was stuck with a needle and rushed to the hospital. And second, library workers are doing double duty as security guards and hazardous-waste cleanup crew, a situation that has complex causes but that can’t be addressed by merely telling workers to use heavier rubber gloves, or even by installing sharps containers in a couple of branches. As long as the city fails to adequately fund housing and treatment, and delays building safe consumption spaces for people living with active addiction, as a county task force unanimously recommended a year and a half ago, our libraries are going to continue to be de facto safe consumption spaces, crisis clinics, and emergency waiting rooms.

2. Seattle may be known for its rigid rules protecting single-family neighborhoods from incursions by off-brand housing like duplexes, townhomes, and apartments, but when it comes to protected land-use classes, nothing compares to the city’s industrial districts. Since the 1990s, it has been official city policy to wall off industrial areas from other uses by restricting or prohibiting uses (like offices and housing) “that may negatively affect the availability, character, or function of industrial areas.”

That quote is from a presentation Seattle Office of Planning and Community development senior planner Tom Hauger delivered to the Seattle Planning Commission yesterday, and it was meant to show the way the city has viewed industrial lands historically—not necessarily the way they will be viewed in the future. In fact, Hauger said, an industrial lands advisory panel that has been meeting since 2016 to come up with proposed changes to the city’s industrial lands policy is about to release a somewhat radical-by-city-standards) “draft concept” (don’t call it a proposal) that could open much of the industrial land in the SoDo district, around the stadiums and within walking distance of the two south-of-downtown light rail stations, to office uses. This could help reduce the traffic impact of the nearly two million new workers that are expected to move to the region by 2050, and it could provide a bridge to the kind of hybrid office/industrial spaces that are already taking root in other cities as the definition of “industrial” itself evolves.

Under rules adopted in 2007 (and reviled by developers ever since), office buildings in industrial areas are restricted to 10,000 square feet (retail is restricted to 25,000), meaning that in practical terms, there is virtually no office space in the city’s two industrial areas, the Duwamish Manufacturing Industrial Center (which includes SoDo) and theBallard Interbay Northend Manufacturing Industrial Center. The change that’s being contemplated, known as the “SoDo concept,” would allow developers to build office space in the  district if they provide space for industrial businesses on the lower levels, up to a floor-area ratio (FAR) of 1.0, which can be visualized (roughly) as a single story stretching across 100 percent of a lot, two stories that cover half the lot, and so on. In exchange, developers could build up to five times as many stories of  office space, up to the height limit, although Hauger said the task force would probably end up settling on two to four additional office stories (again, roughly) for each full story of industrial space.

This sounds like minor stuff, but in the context of the industrial lands debate in Seattle, it’s a shot across the bow. More radical proposals, such as allowing housing near existing and future light rail stations in SoDo and Interbay, are, for the moment, off the table. “The advisory panel has talked about housing, but it’s been a minority view, and the majority has decided that, especially in the Duwamish area, that housing near the light rail stations is off the table,” Hauger said.

3. King County Democrats chair Bailey Stober gave himself a full week to wrap up his affairs before formally stepping down after his executive board found him guilty on all five charges against him, which included allegations of financial misconduct, conduct unbecoming an officer, and creating a hostile work environment last Sunday. The nearly 14-hour trial ended Stober’s nine-week-long effort to keep his position after an initial investigation concluded that he should step down.

Although it’s unclear why Stober announced his resignation a week in advance instead of stepping down immediately, he did knock out one task right away: Sending an email out to all the precinct committee officers in the county—the same group that would have voted this coming Sunday, April 15, on whether to remove Stober if he had not resigned—thanking them “for the honor and the privilege.” Stober frames the decision to step down as his own voluntary choice—”I have decided to resign,” he writes—and enumerates the Party’s achievements under his leadership before concluding, “Most importantly, we had fun doing all of it. I am so proud of the things we did together – thinking about it brings a smile to my face.” The only hint of an apology to the woman he fired after another woman in the Party who had witnessed his behavior filed a complaint on her behalf? A vague “to those I have let down and disappointed – I am truly sorry,” followed by four sentences of thanks to the people who “have stood by my side.”

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