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 0 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 • opportunities 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 @ 25 th 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
xplore Feasibility of Community Aspiration E
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 Holgate Shops and Stables
Concept Overview Heart location – market place/ Future private community development space Work with existing city ‐ owned buildings New multi ‐ use trail on C Street Incrementally expand activity to the south Prairie Line Connection bike/ped green space
Set ambitions for a new public asset – intensive use
Later Phases – new mixed-use construction Continue typology on vacant parcel Midblock crossing activates Prairie Line •Mixed ‐ use Typology •Residential over retail/office •High Bay/Flex Space/work lofts activate 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
Partnerships… Initiate
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 • opportunities, 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
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