The Brewery District DRAFT DEVELOPMENT CONCEPTS + LAND USE - - PowerPoint PPT Presentation

The Brewery District

DRAFT DEVELOPMENT CONCEPTS + LAND USE STRATEGIES

December 9, 2009 Public Review

Study Area

Presentation Summary

• What this Report does
• District improvement objectives (ideas to frame future public development

initiatives, + planning work in the District)

• Catalyst Sites A + B
• Supporting Public Realm Ideas
• C Street
• Prairie Line
• Connecting over 21st
• Supporting Land Use Strategies – temporary and creative uses

What the DE VE LOPME NT CONCE PT STUDY Does

Elaborates upon a Vision as developed by HDC, Stakeholders, Strategic Plan, and Downtown Plan. Provides Recommendations for Development Strategies Clarifies community aspiration for

• next steps for City owned land (Catalyst Sites)
• relationship to the UWT and adjacent neighborhoods
• the Prairie Line as future catalyst and connector
• pportunities related to D to M infrastructure
• private land and partnering strategies
• Public Realm investments

Overall District Improvement Objectives

• Allocate public resources in a manner that will most effectively stimulate

private market development

• Support the development of transit‐oriented residential, commercial,

employment and recreational uses that will benefit from and support commuter rail.

• Within the Brewery District, encourage companies that produce goods,

artistic craft, green technology, active work and living space.

• Use community based partnerships to diversify risk and incubate local

businesses within both renovated, and new structures in the District.

• Foster public‐private partnerships for redeveloping sites in accordance with

the community agenda and conduct proactive outreach to the private sector

• Invest in pedestrian and bicycle system improvements that will continue to

realize connections between the Brewery District and surrounding residential and commercial areas.

E xisting Zoning L/ U Analysis – WR Zone We found: Allowed capacity not the challenge. . . It’s a question of incentivizing the creation of place.

E xisting Development Jack in the Box @ 25th and Pacific

Prototypical construction Around town.. The Mercado.

What is Allowed - Residential Around town… The Hotel Concepts site

What is Allowed- Commercial

1000 sq ft

Considerations

This tower represents the same FAR allowed in current WR zoning. Consider additional height to offset the cost of high rise construction .

Recommendations: Adjust Bonusing+ E nsure Design Controls

• Ensure densities provided through incentive bonuses reflect the principles of

good planning as well as reasonable market expectations.

• Review bonus amenities beyond the “as of right” standards in both

downtown mixed‐use and warehouse residential zones.

• These Reviews should occur on a periodic basis to reflect market changes.
• A future South Downtown neighborhood plan should develop a tiered

version of the amenity system including those amenities specific to this geography such as artist housing and preservation.

• Allow departures from development standards for site specific issues, for

better design and enhanced public realm

Where is the Opportunity?

• Prairie Line
• D to M connector
• UW expansion
• Underutilized properties
• Inventory of historic properties
• Character and access to existing investments
• Development sites

Opportunity + Key Strategy: Transit Rich

Transit Oriented Development - actions

• Ensure that developers and lenders are aware of the cross‐benefits of

Transit Oriented Development.

• Re‐brand the South Downtown:
• Parking is less of a concern when supported by transit options
• Increased density equals vibrancy and safety
• Access to current and future frequent service
• Infrastructure investments prioritized within the District, completing

connections and within walking distance to a station area

• New pedestrian destinations within walking distance of existing

investments; UWT, Museums, and LINK

The D to M as a Transit Oriented Development Opportunity

E xplore Feasibility of Community Aspiration

Transit Oriented Development – D to M Action items

Other Concepts – Opportunity Sites Times are changing scale your investment to the economy of the times

Catalytic Sites A + B The lowest hanging fruit for city – properties that bring activity without excessive capital investment

Catalyst Site A Brewery Anchoring Activity

• express confidence

in the future of the neighborhood

• Bring more people

downtown (807 total

population in 2008)

• Respond to community

desire for an new active node

• Respond to opportunities in

the growth of the campus

• Support policy agenda
• Re‐use city assets
• Enhance property values
• Build Civic Pride

E xisting Conditions: cohesive, historic, underutilized

Municipal storehouse Shops and Stables Holgate

Concept Overview

Prairie Line Connection bike/ped green space Heart location – market place/ community space Work with existing city‐

• wned buildings

Incrementally expand activity to the south Future private development New multi‐use trail on C Street

Set ambitions for a new public asset – intensive use

Later Phases – new mixed-use construction

• Mixed‐use Typology
• Residential over retail/office
• High Bay/Flex Space/work lofts

activate Prairie Line Continue typology

• n vacant parcel

Midblock crossing activates Prairie Line

Identify Strengths and Weakness + Next Steps

Strengths

• Immediately improves visual blight
• Historic Property, community interest
• Central location
• Brings cohesiveness to neighborhood environment
• Adjacent to Prairie Line
• Within walking distance of the UWT, LINK, Foss
• Low capital costs for re‐use of existing building compared to new structures

Weaknesses

• Buildings in use by Public Works
• Potential environmental pollution and brownfields mitigation
• Risk and complexity involved in public private partnership transactions (tax credits)
• Potential capital cost of renovation for two major historic properties if work is

extensive.

• Administrative burden; will need a non‐profit or other organization to undertake the

challenge.

• Will require access to funding: grant sources, private equity, municipal sources,

community supportive banks

Initiate Partnerships…

What are the next steps? Keep the ideas flowing.

Catalyst Site B

Attract a high quality mixed‐ use development that will capitalize on the site’s proximity to the University and good accessibility, and will compliment the area’s relationship with an activated Brewery District. The Development options included in this report, rather than illustrating a particular “site plan” for Catalyst Site B refer to “design criteria” that help to define the scope of the project as well as overall community aspirations.

Stakeholders: Aspiration

• Create an active center that provides partnering opportunities for local community

groups with an arts, sustainability, or medical/ wellness focus.

• Promote sustainable design, such as access to open space, community agricultural
• pportunities, waste reduction systems, neighborhood heating utility, and water

efficiency.

• Incorporate site amenities to compliment the pedestrian such as;
• Streetscape and pedestrian improvements along each side of the project, characterized by

street trees, shop windows, street parking, appropriate sidewalk width, good lighting levels, street furniture, and buildings located close to and oriented towards the sidewalk.

• Civic‐use or activated plaza at the corner of 21st street and Jefferson to connect to the

University.

• Placement of activated larger scale retail and/or services along Tacoma Ave.
• Maintains Fawcett as a narrow street lane, lined with town houses to activate ground plane
• Additional circulation to minimize block lengths and establish shorter/more direct routes to

transit

• Achieve social justice aspirations and supports the “creative district” elements of the

District through a diversity of housing types and income levels, including workforce and student related housing.

Preliminary Design Concept Amenities

Opportunities that were considered during preliminary concept development include:

• Gym / community center / kitchen incubator
• Clinic and wellness preventative care center
• Student and workforce housing
• Shared parking and arrangements with structured garages
• Hotel
• Small scale playfield
• Internal park/plaza
• Daycare
• Pocket park, children’s outdoor play space
• Subsidized small ‘mom+pop’ local/displaced retail + services

Preliminary Design Criteria + Base Concepts

Capacity option one

Preliminary Design Criteria + Base Concepts

Capacity option two

Next Steps for Catalyst Site B

• Public to add comments to DRAFT REPORT
• Move forward now to clarify scope of public investment supported by the

community and as a means to private investment

• Continue to define the terms for a public/private partnership so that

development can move forward quickly as the market recovers.

• Add value to city‐owned land by streamlining approvals and creating a

development ready package:

• Pre‐design concept addressing zoning adjustments and incentives with

public amenities defined

• Phased build‐out parcelization
• Environmental review
• Mandatory and optional criteria based on project program and uses
• Economic feasibility and pro‐forma studies

Supporting Public Realm Clarify next steps to achieve district improvement objectives

Street design + Related Public Amenity

Public Realm Overview

• Develop city policy to prioritize public realm and pedestrian connections

within LINK station areas

• Develop a system for low cost improvements including restriping streets,

and maximization of on‐street parking to optimize BROAD rights of way

• Renovate the low cost, most important things first to enhance livability.

South C Street: mobility, parking and livability

Prairie Line

• Connects from

Jefferson to 21st street and campus –

• Question – how to

cross21st

• What are the design

principles for the line?

The Prairie Line – Design Principles

Design the Prairie Line as a green infrastructure alternative to the industrial/urban character of the surrounding neighborhood. Maintain a consistent design identity along the three blocks within the Brewery District. Make connections and crossings through buildings where possible to integrate the Prairie Line open space into the neighborhood. Design to include low impact development for storm water, as well as expose the natural spring water, including rain gardens, permeable pavers or surfaces, bridges, and place‐based opportunity for interaction with the water. Design should incorporate natural or salvaged materials where possible. During interim phases, the City should present contemporary art in, on, and near the park. multi‐purpose walk and bike trail ‐ cyclists should not overpower pedestrians with speed. Urban hardscape accent and activity areas in front of new street‐level activities. Maintain truck loading and other services where necessary through use of bollards

How to Connect over 21st – Option Bridge

How to Connect over 21st – Option Bridge

How to Connect over 21st – Option Tunnel under

Supporting Land Use Strategies

5.1 Develop a framework to supply technical assistance for the temporary use

• f under‐utilized buildings, buildings in stages of construction or

deconstruction, and interstitial spaces‐ in particular for community activities, performance and design.

Supporting Land Use Strategies

5.2 Align regulation to encourage a mix of uses ‐ including temporary, creative and arts related to fill key spaces, and attract new users.

Supporting Land Use Strategies

5.3 Leverage existing partnerships to create a non‐governmental management structure that will help achieve the vision of a South Downtown Creative Arts District.

Supporting Land Use Strategies

5.4 In order to permit the continued use of historic buildings the City should focus efforts on the development of new tools and incentives for both preservation and adaptive re‐use of historic properties in the Brewery District.

Supporting Land Use Strategies

5.5 Apply community sustainability strategies for the long term health of the neighborhood

Supporting Land Use Strategies