November 2019
YES—In an early look at the Subarea, we’ve identified a variety of potential opportunities 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
Or Could Explore a 5 Combination 1 of Options: 4 2 5 1 Analyze potential to provide shallow storage under 1 trail for drainage from roofs 2 Provide dispersed Low Impact Development (LID) 2 2 5 4 with redevelopment throughout subarea 6 3 Utilize and expand existing pond 3 3 4 LID in right‐of‐way where feasible, including under 4 6 5 sidewalks/shared use paths 8 2 Explore locations along North Creek to enhance 5 5 6 5 floodplain (expand storage, provide flow attenuation, enhance habitat in undevelopable areas) 6 Explore possibility to provide detention facilities; 6 4 2 5 locations TBD based on soils/geotechnical analysis Coordinate with WSDOT to explore potential 7 6 7 7 expansion of existing pond or to create a new pond area adjacent to existing pond 8 Consider area substitution in watershed approach to 8 reroute existing flows to regional facilities
The Business Case: ALLOWABLE BUILDING AND SITE IMPROVEMENTS FOOTPRINT VAULT .42 ACRES
The Business Case: 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 ongoing M & O Grants and financing structures to support City implementation Can be phased over time Incentives to “opt in”
Redmond—Overlake Village Combination of Approaches Phased Over Time
Facilities in Public ROWs/Paths/Trails
LID and Flow Control in Public ROWs Rain gardens Chambers Bioretention/ Combinations planter boxes of these adjacent Porous to/under pavement shared use Tree boxes/Silva paths cells Filterra systems
Burien—Northeast Redevelopment Area Facilities along a Creek Corridor
Burien—Northeast Redevelopment Area Facilities along a Creek Corridor Restoring Natural Hydrologic Functions
Burien—Northeast Redevelopment Area Facilities along a Creek Corridor 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
HOW DOES HAVING MORE RESIDENTS HELP BUSINESS? • 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 Seaplane retail choices/experiential Restaurant Kenmore retail, dining and entertainment options
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 27 th 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 opportunities, 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 opportunities 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?
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