But such views may be far less permanent than the mountains. As some - but possibly not too many Hill residents are aware - changes to the zoning in South Lake Union could have a dramatic effect in how much of Capitol Hill sees when it looks out the window.
Not surprisingly, the change agent would be height. South Lake Union is considering allowing significantly more of it.
Given that the area is mostly dotted one- to three-story buildings, it isn't surprising the neighborhood regards its current zoning as inadequate. The majority of the neighborhood is zoned to top out at 75 feet, with a small parcel zoned to allow 125 feet. But plans under discussion to greatly increase the neighborhood's density would allow a large percentage of South Lake Union's parcels to build up to 400 feet.
Quite some change, indeed.
In January, the city and the South Lake Union Friends and Neighbors Neighborhood Council sponsored a two-day design charrette. The goal was to consider and draft zoning alternatives, alternatives that would then be examined, discussed and eventually sent to the Seattle City Council. The list of attendees has 34 names on it, two of whom represented Capitol Hill. If you live on the Hill, such a number might seem tellingly low given the impact the zoning changes that could have for many Hill residents. (Those from South Lake Union might feel they went out of their way to invite any participation from another, albeit contiguous neighborhood.)
How high
As to what a 400-foot ceiling would mean, consider that such a height allows for something like a 40-story building. Then consider the Metropolitan Park buildings just west of I-5 along Olive Way. At 18 and 20 stories, the two buildings are the tallest buildings seen from the Pike-Pine corridor looking toward Queen Anne. Built in 1980 and 1988, respectively, they are part of the skyline and impossible to miss.
Now add another 200 or so feet. Even taking into account that the elevation is greater on the west side of the Hill than the South Lake Union parcels that may be upzoned, a 400-foot building rises higher than any of the five- and six-story buildings that comprise the parts of Capitol Hill that would be impacted by the upzone.
And it's not an insignificant part of Capitol Hill that would be affected. The South Lake Union area under consideration runs south of the lake to Denny Way, bordered by the freeway to the east and Aurora Avenue to the west. There are a number of different zoning opportunities being considered, but a glance at three possibilities drawn up in mid-April reveals that each contains large sections where a 400-foot building height is proposed. In two of them, six-block stretches of various widths run from Denny Way to Valley Street.
It isn't difficult to imagine many such buildings being erected were this zoning to be approved. While it is unlikely that one entire side of, say, Westlake Avenue will magically sprout 400-foot tall building were the zoning to allow for such developments. Theoretically, though, it could.
But it is not difficult to imagine any number of them going up in a forest-like fashion that would have, from the west slope of Capitol Hill's point of view, much the same wall-like effect. Were this to occur, anyone with a western view from East Union to East Roanoke streets would find that the city looked like a very different place. Such a result would certainly help create a disconnect of the Hill from all points west. By comparison, consider how the convention center skybridge on Pike Street had the effect of severing Pike-Pine from downtown.
It's worth keeping in mind that the zoning change hasn't happened yet. It's also worth keeping in mind that the mayor wants South Lake Union to become a beacon of bio-tech development, that major property owners like Paul Allen want more height and that we're talking about a central location that is arguably under-utilized. Change will be coming to South Lake Union. And those changes may well impact Capitol Hill in ways larger than might be imagined at first glance.
The upzone is not something that will happen soon. A State Environmental Policy Act (SEPA) review is required, which will begin later this month. Such a process is slated for 21 days and is supposed to include a public meeting. Further discussions are expected to take place throughout the summer.
A draft Environmental Impact Statement (EIS) will be published this November, followed by a public comment period, and the final EIS is to be published next March. The Seattle City Council will receive the zoning change proposal by next June at the earliest. Approval, if it happens, is more than a year away at the earliest.
There's also the economy, which is not exactly booming as we speak. Even if developers had the opportunity to build 400-foot-tall buildings, the current economic climate may not be conducive to such projects. Many smaller projects, projects that involve far less financial risk, are being delayed or put on hold as we speak.
To put the matter in some perspective, remember the consternation when Broadway's height limit was raised from 40 to 65 feet nearly two years ago? This is a considerably taller kettle of fish.
Living on a hill with expansive views is hardly one of those inalienable rights we hold to be self-evident. But the pursuit of happiness, last we heard, has some legal heft. Capitol Hill has every right to be seriously concerned about South Lake Union's plans.
Around Here is a column by the Doug Schwartz is the editor of the Capitol Hill Times. He can be reached at editor@capitolhilltimes.com or 461-1308.
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