November 2019 YESIn an early look at the Subarea, weve identified a - - PowerPoint PPT Presentation

November 2019

YES—In an early look at the Subarea, we’ve identified a variety of potential

• pportunities that could be further

explored. Future geotechnical and soils testing would pinpoint specific opportunities for infiltration.

Today’s facilities in the Subarea:

Sub‐basins in the Subarea

General Soils Categories in the Subarea

WWHM Analysis (Conceptual) for Subarea

Potential Vault Area Required to Serve Area Outlined in Yellow:

• Size = 4.75 Acres
• Live Storage Depth = 5 Feet
• If Open Water or Less Depth;

Footprint Would Be Even Larger

1

Or Could Explore a Combination

• f Options:

1

Analyze potential to provide shallow storage under trail for drainage from roofs

2

Provide dispersed Low Impact Development (LID) with redevelopment throughout subarea

3

Utilize and expand existing pond

4

LID in right‐of‐way where feasible, including under sidewalks/shared use paths

5

Explore locations along North Creek to enhance floodplain (expand storage, provide flow attenuation, enhance habitat in undevelopable areas)

6

Explore possibility to provide detention facilities; locations TBD based on soils/geotechnical analysis

7

Coordinate with WSDOT to explore potential expansion of existing pond or to create a new pond area adjacent to existing pond

8

Consider area substitution in watershed approach to reroute existing flows to regional facilities

2 3 2 2 2 7 6 6 6 8 4 4 4 5 5 6 5 8 1 2 3 4 5 6 7 5 5 5

The Business Case:

ALLOWABLE BUILDING AND SITE IMPROVEMENTS FOOTPRINT VAULT .42 ACRES

 Property owners/developers

gain more available site area for other uses

 No on‐site costs for flow

control facilities = less risk; more predictability in permitting and development process

 “Contingency” costs go way

down in proforma

The Business Case:

 Connection fees are clear from

the outset‐predictability

 Developers not responsible for

• ngoing M & O

 Grants and financing structures

to support City implementation

 Can be phased over time  Incentives to “opt in”

The Business Case:

Combination of Approaches Phased Over Time

Redmond—Overlake Village

Facilities in Public ROWs/Paths/Trails

LID and Flow Control in Public ROWs

• Rain gardens
• Bioretention/

planter boxes

• Porous

pavement

• Tree boxes/Silva

cells

• Filterra systems
• Chambers
• Combinations
• f these

adjacent to/under shared use paths

Facilities along a Creek Corridor

Burien—Northeast Redevelopment Area

Facilities along a Creek Corridor

Burien—Northeast Redevelopment Area

Restoring Natural Hydrologic Functions

Facilities along a Creek Corridor

Burien—Northeast Redevelopment Area

Chambers = More Cost Effective Than Vaults

A regional facilities approach to stormwater only makes sense if subarea is rezoned. So, what types of uses and levels of redevelopment are constructible and suitable given market demand?

CONSTRUCTIBLE (NEW CONSTRUCTION):

• Wood frame over concrete

podium = most constructible building type in the region

• International building code

fire control and suppression requirements

• Mid rise construction to 75

feet maximum at the base of the top floor level (not high rise)

CONSTRUCTIBLE (REHABILITATION, ADAPTIVE REUSE, OR REBUILDS):

• Market demand and tenant

interests influence the need for rehabilitation, adaptive reuse, and modernizing existing buildings

• Likely to happen slowly,

incrementally over time (may not happen for a long time); may or may not require zoning changes

DEFINITE MARKET DEMAND:

• Multi-family residential (rent,

lease, or own)

• Mixed use with residential

above active use at grade

• High end condos/townhomes

above active use (maybe, depends on site)

• Active use: retail, office,

services, studios, gyms, recreation centers, (in/out activity at grade)

WHAT IS DRIVING DEMAND FOR RESIDENTIAL?

• The “Silver Tsunami” = seniors want to downsize and stay/age

in place in the community they love

• Family wage jobs = families and middle class workers need

places to live; they want to be in livable communities

• Rooftops = Retail !
• Residents are customers

and support economic development

• Retail/commercial uses

are generally in decline/rapidly changing

• “Experiential” retail is still

in demand

• Having more residents

supports adding more retail choices/experiential retail, dining and entertainment options

Seaplane Restaurant Kenmore

HOW DOES HAVING MORE RESIDENTS HELP BUSINESS?

POTENTIALLY MARKET SUITABLE:

• Uses not already in Mill

Creek

• Trending opportunities:

market halls, makers spaces, indoor/outdoor dining, breweries, craft distilleries, flexible/multi-use

• Hospitality, entertainment

venues (maybe; demand- based also could be supported by more residents)

• Medical, dental, offices,

services (maybe; demand- based)

INCENTIVES CAN BRING TANGIBLE BENEFITS TO THE COMMUNITY

• Upzoning + bonus height/

density with amenities

• Reduced parking

requirements

• Variety of other planning/

permitting related incentives (MUP process)

• Public AND private

investments in infrastructure (streets, stormwater), placemaking, community gathering spaces, and amenities

SUMMARY

• Yes – regional facilities are feasible and can be

engineered for the Subarea.

• The City would need to take the initiative in moving

forward to plan, design, and implement the regional approach.

• This approach only makes sense if more intensive

redevelopment is anticipated in the future.

• Incentives would be needed to help catalyze a more

intensive level of change.

DISCUSSION/QUESTIONS

• 1. What level of

change should be considered in this process?

• 2. We can study

different options and different forms of change— what should we study?

SUMMARY OF WORKSHOP SERIES 1 REPORT:

Common Themes:

• Addressing problems (traffic)
• Generally supportive of change
• Creating a more pedestrian-friendly place
• Support for North Creek/North Creek Trail/pond opportunities
• Enhancing the civic core
• Transit connectivity
• Placemaking
• Supporting businesses and economic vitality
• Accommodating growth
• Housing choices

DEVELOPING A VISION STATEMENT:

Example 1 (from University Place Town Center Plan)

The three districts within the University Place Regional Growth Center (Town Center, Northeast Business District, and 27th Street Business District) will continue to transform into vibrant, walkable regional destinations with dense mixed use and transit‐oriented development in neighborhoods that offer a variety of housing and employment

• pportunities, shopping and services, culture, arts, entertainment, and parks. The Plan

provides flexibility and capacity for redevelopment and development to occur over time while retaining the character and livability of the community that make it a desirable place to live, work, and play. Development of new businesses and retention of existing businesses, as well as other growth and investment, will broaden employment

• pportunities and enhance economic vitality, fostering shared prosperity in the

community that will benefit existing and future residents in numerous ways.

DEVELOPING A VISION STATEMENT:

Example 2 (from Shoreline Station Subarea Plan)

Through plan implementation over many decades, neighborhoods in the subarea will attract a vibrant mix of land uses that offer additional housing choices, new jobs at businesses serving the neighborhood, a variety of social and recreation opportunities, and community services. In the vicinity of the new light rail station, redevelopment will create a transit‐oriented mix of land uses that increases the number of people living and working in proximity to the light rail station. This will increase ridership and support the region’s investment in high‐capacity transit. Plan implementation also will address a variety of needs, benefitting the Shoreline community as well as the broader region, including the need for:

• Enhanced quality of life and reduced household costs related to transportation
• A variety of housing options that fit varying income levels
• Family‐friendly parks and amenities as part of new developments and capital investments
• Improved streets that enhance walking and bicycling in the subarea and create safer

conditions for all modes of travel

• Updated utility systems and improved stormwater management and surface water quality
• Positive environmental effects such as reduced energy use and greenhouse gas emissions

from less vehicle miles traveled, as well as less regional traffic congestion and related air pollution

FRAMING ALTERNATIVES/SCENARIOS FOR ANALYSIS:

• A “Do Nothing” scenario would be analyzed as a

baseline.

• The “Vision Statement” would apply to any other

scenarios we might study that would result in varying levels of change.

• Be thinking about how we might frame scenarios; we

will discuss in the next meeting. – Corridor approach – District approach – Varying land uses, heights, forms, use patterns, etc.

DISCUSSION/QUESTIONS

• 1. What level of

change should be considered in this process?

• 2. We can study

different options and different forms of change— what should we study?

Discussion and Questions

Thank You!