City Two Meetings
…Two projects with lots of neighborhood opposition.
The first, a proposed four-story garage on the west side of the Woodland Park Zoo, was the subject of a meeting of city council member David Della’s parks committee earlier this evening, where dozens (and dozens, and dozens) of speakers lined up to express one of two points of view. According to one group, the zoo garage is an absolutely necessary amenity that will benefit the neighborhood by providing necessary parking for visitors to the regional facility, many of whom now park on residential streets. According to the other, the zoo garage is a blight that will sap the neighborhood of its character and cater to cars at the expense of innovative solutions—like a shuttle—for moving people in and out of the zoo.
Slightly more speakers seemed to oppose the garage than supported it, although those who spoke in favor of the new garage uniformly described the zoo as a regional facility that serves families, the disabled, and out-of-towners who simply can’t or aren’t willing to park on city streets and walk several blocks to the zoo. (Never mind that visiting the zoo itself requires walking, or at least exposure to the elements.) Steve Leahy, president of the Seattle Chamber of Commerce, said that the garage would be both less “intrusive than some people may fear” and necessary for those who drive to Seattle from other cities. Others, such as erstwhile council candidate and former parks commissioner Bruce Bentley, cited the “need to serve all the families in our city.” And still others, such as former zoo board member Maggie Walker, argued (somewhat incredibly) that the parking garage would allow people to more easily drive to the zoo to experience plants and animals, thus promoting environmental awareness and conservation.
It won’t surprise frequent Slog readers to learn that the arguments against the garage, although frequently shrill, struck me as far more compelling than the arguments in favor. Neighborhood residents argued that the garage was unnecessary, because of the ample amount of street parking in the area; typical was Phinney Ridge resident Irene Wall, who told the council that “the residents of Phinney Ridge have made it clear that we are willing to manage more cars in our neighborhood.” (Her lengthy tirade was cut off repeatedly by Della, a garage supporter.) Another Phinney Ridge resident, Esther Barfteld, said “free parking [on neighborhood streets] is just too tempting” to make a four-story paid garage pencil out. Several others argued against building a monument to cars and global warming in the middle of a park in the self-proclaimed greenest city in America. Seattle “has made a strong commitment to reducing our greenhouse gas emissions,” said Rob Johnson, policy director for the Transportation Choices Coalition. “I think that requires a lot of really tough choices.”
I could have listened to lots more along those lines, but I had to run out the door to make it to the POWHAT (Pine-Olive Way-Howell-Area Triangle neighborhood association) meeting on Capitol Hill, where residents and couple of business owners gathered in the chilly basement of the Capitol Hill Presbyterian Church to discuss strategies that could improve the block-long development on East Pine Street between Summit and Belmont, where seven small bars and retail businesses currently stand.
The meeting, led by the indefatigable Jennifer Powers, was by turns depressing, combative, and hopeful—although, ultimately, mostly the former. The problem with strategizing against a massive development is that the law is always in the developer’s favor—developers have the money, the permits, and the ability to more easily prevail in court if challenged, making it hard for a little neighborhood group (at its strongest, the meeting numbered 30 folks) to wield much leverage against even the most egregiously out-of-character development (and this one, if ever one did, fits the bill). Powers began the meeting by tacitly acknowledging all that, saying, “If we just go, ‘Oh, [the development] makes us cranky and we hate it,’ no one’s going to listen.”
A few things emerged during the meeting.
1) The design for the block is getting worse, not better.
The latest renderings show a six-story, block-long structure with tiny balconies, several different colors of siding (how original!)and almost no green or open space. “It doesn’t fit into the neighborhood so well,” Powers said. The developer’s plans would require four variances from city regulations. First, the developers want out of the city’s Green Factor standards, which require the building to meet certain green-building standards. Second, they want to take up more of the lot than the maximum allowable depth. Third, they want to provide only half the open space required by city regulations. And fourth, they want to reduce the sight lines around the large entrance to the underground garage to less than the city minimum.
2) The city’s design review process offers very few opportunities for meaningful opposition, a fact that frustrated some residents and led them to lash out at developers and developers’ lawyers in attendance.
“The whole thing has to pencil out,” said Liz Dunn, a member of the Pike-Pine Neighborhood and developer of several buildings that feature local business on 12th Avenue. “They’ve paid a fortune for the land. That deal is done.” Dunn’s comments prompted a tirade from hill resident Dennis Saxman, who accused Dunn of “saying this deal is done and so there’s no point complaining.” After Powers had restored order (which took a while), Dunn suggested that Capitol Hill activists consider pushing for a conservation district, which would allow the neighborhood to restrict certain types of signage but would be less restrictive (and easier to obtain) than historic-district designation. “It turns out that when you eliminate a lot of signage criteria you eliminate a lot of chain stores, because [bright plastic underlit signs are] their corporate signage,” Dunn said.
3) Variance requests by developers give neighborhood residents leverage. The developer’s requests to be exempted from local land-use laws aren’t automatic, and neighborhood residents could (and should) use them to their advantage. Whatever the neighborhood ultimately decides is most important—green space, or neighborhood-friendly retail, or soundproofing in new condos—the best leverage they have is the variances from city rules the developers are requesting.