The rapid growth Seattle experienced in the 1990’s, increased housing demands, prices, and consumed precious wetlands, forests, and farmlands.  Unique and pristine, these resources define the city of Seattle. 

According to the Washington State Office of Financial Management, it is estimated Seattle’s population will increase by one million residents in the next two decades. We will need 51,000 new housing units to support this growth.

The growth management act, approved in 1994, was enacted to advocate smart growth within our region and ensure future sustainability.  The purpose of our research is to weigh the impacts of rezoning Terminal 46 and the SODO district. This would permit the construction of a highly dense mixed-use residential neighborhood.  If accomplished, the plan would create a localized labor pool, encourage economic vitality, attract and accommodate growth, create jobs, and increase tax revenues.  

Rezoning Terminal 46 and The SODO District

SODO and Terminal 46

…Tomorrow

Today…

SODO and Terminal 46 Today

Seattle, a city dedicated to growth management through densification and avoidance of sprawl, has underutilized land in the SODO District and Terminal 46. These areas are ideal for residential redevelopment within the guidelines of the Growth Management Act. These locations set the stage to showcase Seattle’s best features, the waterfront, the stadiums and historic Pioneer Square. These areas are currently zoned industrial and commercial which does not permit residential, or recreational use.

SODO and Terminal 46 Today

• Current Zoning

• Transportation Hub

• Current Uses

Current ZoningCurrently, these areas are zoned to protect industry by restricting growth and limiting development. These areas could become a vibrant, thriving residential community that would act as a gateway to the city through the regions transportation hub located around Union Station.1. Current zoning includes: IG1, IG2, and IC.

1 IG is Industrial

2 IC is Commercial        2. Residential units are prohibited in all buildings, without

special permission. 3. Zoning limits all buildings to a height of 85 feet.

Current Zoning Continued.

•These zoning conditions severely limit the growth and potential of the area by restricting it to commercial use.

•This type of zoning is designed to protect industry from encroaching developments.

•With a large vacancy rate in Seattle’s industrial areas, the current businesses can be quickly absorbed into the existing facilities.

To review a zoning map of Terminal 46 and the SODO district click here!

SODO and Terminal 46 Today

• Current Zoning

• Transportation Hub

• Current Uses

Transportation Hub

Bordering the International District, SODO is the site of the regions largest transportation hub. At or near Union Station there is the Sounder (heavy rail), the Sound Transit surface station, the south end of the Metro Bus tunnel, Amtrak’s station, and coming soon, the Green line of Seattle’s new Monorail and the central link of our Light Rail. All serving downtown via this district.

SODO and Terminal 46 Today

• Current Zoning

• Transportation Hub

• Current Uses

Current Uses

Terminal 46Currently leased by: Hanjin

1. 88 acre plot of land2. employs 1,4003. 1/5 of the ports cargo income

To view a more complete description of T-46 click here!

Stadiums Combine for 300+ days of use annually   

Residential Statistics• 1609 in labor force• 476 management/professionals• 291 service oriented• Median household income $42,208• Mostly singles (over 60%)

SODO and Terminal 46 Tomorrow

Imagine, an attractive residential and commercial area with an accessible, efficient transit system. Picture the market, the theater, your health club, all of your needs a short walk away. This vision is achievable if the city of Seattle approves a re-zoning campaign sponsored by local developers, many city officials, and complies with the purpose of the Growth Management Act. The vision is to transform Terminal 46 and the SODO district into a compact mixed-use, residential community that could attract and support growth and development, all while alleviating traffic and reducing sprawl.

SODO and Terminal 46 Tomorrow

• Growth Management Act

• Mixed-use Communities

• Transportation and Infrastructure

Growth Management ActIn 1994, the State of Washington enacted the Growth Management Act. Ten years later, it is clear the GMA has not been an effective tool promoting compact growth. The original draft contained thirteen goals. In sum, they were:

•increase residential densities in urban areas •curb sprawl and protect the environment•use the current infrastructure capacity more efficiently •enhance our overall quality of life.

This summer a revised edition is slated to be revealed because achievements under the GMA have been difficult to measure. The state expects the revised plan to include

plainly defined benchmarks that clarify what is expected of local governments.

To read the 2002 Growth Management Act review click here!

SODO and Terminal 46 Tomorrow

• Growth Management Act

• Mixed-use Communities

• Transportation and Infrastructure

Mixed-use developments incorporate high density housing above street level businesses. A community comprised of mixed-use developments are pedestrian friendly and enhance the neighborhood’s character. A dense, centralized urban core will attract and retain businesses while using land resources more efficiently.

Mixed-use Communities

Click to view an article that highlights the benefits of mixed-use communities

Mixed-use Communities continuedNationally, employment opportunities are becoming dominated by the service sectors. Mixed-use communities create and support these jobs, giving the labor pool an opportunity to live within the neighborhood they work.

The proposed developments for Terminal 46 would create 10,500 housing units, 3.2 million square feet of commercial space, and house approximately 13,800 people. These developments are projected to generate $100 million annually in taxes alone. This amount exceeds the current tax revenues by nearly $75 million.

SODO and Terminal 46 Tomorrow

• Growth Management Act

• Mixed-use Communities

• Transportation and Infrastructure

Transportation/Infrastructure

Monorail, light rail, and other public transportations are in place to support a high-density urban core. Aside from the money residents have approved for transportation improvements, there is little investment needed to support additional infrastructure projects like water, sewage, and communication. Additional housing opportunities within an urban core reduce a communities auto dependence, helping to alleviate traffic congestion.

Transportation/Infrastructure

Traffic in the Puget Sound region is among the worst in the nation. If the SODO and Terminal 46 proposals are approved, the pool of workers will have additional, affordable housing options. This would enable them to work and live within the downtown community, providing an alternative to commuting.

Effects of rezoning

PROS• Additional Housing Opportunities• Job Creation• Community Revitalization• Increase Density/Limit Sprawl • Utilizes Public Transportation/Infrastructure • Reduce Auto-dependency• Utilizes Geographic Potential of the area• Strengthens Regional Vitality

Cons•Gentrification•Displacement of Industry•Possible loss of Hanjin•Potentially obstruct existing views

Conclusion

The City of Seattle must promote and maximize high-density, mixed-use developments. The re-zoning of developable lands to facilitate the highest and best use within the city, is crucial to regional vitality and the preservation of the area’s natural beauty.

High density, mixed-use developments relieve sprawl and the degradation of our natural resources. If re-zoning issues are not acknowledged, housing will fall short of demand, leading to higher prices.

We support the vision to develop the SODO district and Terminal 46, a vision anchored by a residential and retail sector served by the Mono, Light Rail, and other transportation systems.

Obviously, re-zoning the SODO district and Terminal 46 will force the relocation of light industry and manufacturing businesses, but Seattle needs a plan to effectively manage the costs of growth. We look forward to the creation and revitalization of communities that will encourage vitality while attracting and accommodating growth in urban areas.

Additional Information

Recommended Articleshttp://seattlepi.nwsource.com/business/107665_pioneer07.shtmlhttp://www.knowledgeplex.org/news/18625.htmlhttp://www.seattleweekly.com/features/0417/040428_news_harbor.phphttp://www.seattleweekly.com/features/0227/news-barnett.shtmlhttp://www.bizjournals.com/seattle/stories/1999/03/29/focus12.html

Recommended Linkshttp://seattlevision.org/http://www.vision-46.com/www.cityofseattle.net/dclu/www.civic-strategies.com/resources/metros/seattle.htmwww.ci.seattle.wa.us/planning/commdev/SODO%20Construction/homesodo.htm