Why is the City rezoning South Lake Union?

In 2004, South Lake Union was designated one of 6 Urban Centers in Seattle.  This means in the future, South Lake Union will gain a substantial share of citywide growth in jobs and housing.  The rezone legislation will implement an incentive zoning program that will allow additional height and floor area in exchange for providing the amenities necessary to support the increased growth in the neighborhood.

What does the rezone accomplish?

• Property currently zoned as Industrial Commercial (IC) (which prohibits residential development) to Seattle Mixed (SM) (which allows residential and commercial development)
• New development standards were put in place to ensure towers are well-spaced and designed to preserve openness to the sky and minimize interference with public views throughout the neighborhood
• Active public spaces are created through well-designed ground-floor retail along key streets, façade transparency, parking location, and pedestrian pass-throughs on large blocks
• Incentives to preserve landmark properties and open spaces were strengthened
• Standards to ensure the development of a residential corridor on 8th avenue between John Street and Republic Street 

Will towers be allowed at the lakefront?

The rezone steps down overall building height from 400 feet near Denny Way to 160 feet between Valley and Mercer Streets. Additional limits for taller buildings near the lake include:  

• Only one tower is allowed per block (two towers per block are permitted in other areas where taller buildings are allowed)
• No building can be taller than 160 feet (about 16 stories)
• No more than 12,500 square feet is allowed for each building floor
• The maximum dimension for any part of the building facing the lake is 105 feet

Will Traffic be a problem?

In analyzing the impacts of the rezone, the City undertook an extensive traffic study as part of the environmental review process.  Through this study, a set of improvements to the transportation system were identified that will be implemented through mitigation fees paid by developers and new infrastructure financing tools.

How does incentive zoning work?

The new regulations use additional height and floor area as an incentive for developers to provide affordable housing and to transfer development rights from rural farm land and forests to relieve pressure on rural lands.  Developers seeking to build above a base height and Floor Area Ratio (the size of the building in relation to the size of the lot), are required to contribute public amenities in proportion to the amount of extra floor area they would gain.  Public benefits vary by building type.  For commercial development, 75 percent of the additional floor area could be gained by providing affordable housing and child

care, and the remaining 25 percent through transfer of development rights.  For residential development, 60 percent could be gained by providing affordable housing and 40 percent through transfer of development rights.  Through the Transfer of Development Rights Program, not only will we preserve up to 25,000 acres of working farms and forests in rural King County, but the City will have access to new infrastructure funding that may result in investments of $28 million in parks and transportation funding.

For more information, visit our South Lake Union website or contact:

Jim Holmes
(206) 684-8372
Jim.holmes@seattle.gov

While we still don’t have a firm date when the codes will take effect, we will

specify that they will become mandatory no earlier than October 13, 2013. There will be a 60-day transition period that begins 30 days after the Mayor signs the legislation.  During the transition period, you will have the choice of using the 2009 or 2012 codes. If you would like more information, contact Maureen Traxler at maureen.traxler@seattle.gov.

*IP: Initial Plan Review by DPD staff

on our website under the Tools & Resources page.

NEW

• Tip 213C, Subdivision Process and Requirements, is a joint Tip developed with the Seattle Department of Transportation.  This Tip describes the application process for subdividing land into 10 or more lots.

Director’s Rules

FINAL

• DPD DR 4-2013 / SDOT DR 01-2013, Westlake and 7th Streetscape Concept Plan, became effective on May 8, 2013.  This rule incorporates the Westlake and 7th Streetscape Concept Plan into the Seattle Department of Transportation Right-of-Way Improvements Manual as Appendix H.

We think you’ll find our simpler design, with “plain language” content, easier to use and understand. Our site has a new focus on making things easier for the first-time user, but we’ve also made sure our frequent users have easy access to their favorite information and tools with our “Dig Deeper” sections.

Here are the top 10 changes we think you’ll be excited about:

• Mobile Responsive: You can use our site on your tablet, iPhone, or other mobile device.
• Interactive Map: We added an interactive map where you can search for your property information, check your permit and complaint status, and find permit activity by neighborhood, address, or intersection.
• Common Projects and Questions Pages: We added pages with quick reference to permit and code requirements for the most commonly requested topics.
• Code Pages: We added an overview for each of our codes where you can find easy access to the code and whether we are proposing any changes.
• Permit Pages: We created new pages for each permit type that provide step-by-step instructions on how to get a permit for your project.
• Integrated Forms and Tips: Our forms and Tips (formerly called CAMs) are now integrated into the permit, common project, and common question pages.
• Streamlined City Planning Pages: Our City Planning pages are consistently organized so you can find what’s happening and why you might want to get involved.
• Updated Population & Demographics Pages: Our Population & Demographics pages have been reorganized and streamlined to be more user-friendly.
• Mega Menus: You can access our main navigation items from the mega menus along the top of the new site.
• Tools & Resources: We combined the online tools and resources into one page.

*IP: Initial Plan Review by DPD staff

If you would like more information, contact:

Maureen Traxler
maureen.traxler@seattle.gov

UPDATED

• CAM 602, Condominium Conversion: A Guide for Tenants, Prospective Buyers, and Owners, was updated to make changes to the maximum annual income chart.

We are asking for your comments on the general direction outlined in the briefing memo. Following this, we will prepare a more detailed proposal, with code language and related environmental review documents; there will be additional opportunity for public involvement at that stage. Please send your comments to:

Councilmember Richard Conlin
Legislative Department
600 Fourth Avenue, Floor 2
PO Box 34025
Seattle, WA 98124-4025
or by email to richard.conlin@seattle.gov

AND

Andy McKim
Department of Planning and Development
700 – 5th Ave, Suite 2000
Seattle, WA 98124-4019
or by email to andy.mckim@seattle.gov

Responses should be received by Wednesday, April 3, 2013, at 5:00 p.m. 

Thank you in advance for your time and effort. We greatly appreciate your civic dedication and interest in our built environment.