The city’s Department of Planning Development (DPD) has been working with the Interbay Working Group on studying the potential land use on the Ballard-Interbay corridor, and preliminary planning so far on rezoning the area has been met with skepticism from many community members.
The corridor along 15th and Elliott avenues West has been sought after for development for some time. Currently, the city is looking at turning the Ballard-Interbay corridor into a local production district with themes of an urban village. According to the preliminary zoning and land-use recommendations from the Ballard-Interbay Land Use Corridor Study, one of the goals is to maintain a balance of office, retail and PDR (Production/Distribution Repair) use. The study says it wants to support the citywide growth strategy to direct most population and job growth to walkable urban centers and villages. The two main places to potentially be rezoned are the areas around West Dravus Street and West Armory Way.
Formally presented by the Interbay Working Group last Monday, May 6, the study stated that the industrial land close to downtown is a scarce asset and unique opportunity.
The study also recommended the expansion of the commercial neighborhood area along Dravus by rezoning six parcels of land. They study says that this would create a stronger east/west pedestrian connection east of 15th Avenue and emphasize Dravus’ mixed-use character.â¬
For the Armory area, the study recommends retaining industrial zoning and prohibiting residential use west of 15th, reflecting environmental impacts and risks. By retaining industrial zoning, the DPD and the Interbay Working Group hope to allow for a broader range of uses and greater mixing between industry and compact forms of office and commercial development.
On the 26-acre Armory site where the Washington National Guard presides, the study says it will continue to monitor the facilities-planning process and potential for future land use. This all depends on the National Guard, and if the space becomes available, the study recommends office, large-format and industrial uses.
Queen Anne Community Council Land Use Review Committee (LURC) chairperson Martin Kaplan said the proposal is premature right now, and residents are still reviewing it. Right now, the preliminary proposals are outside of the city’s Comprehensive Plan, he said, and once the DPD vets it, it will go to the City Planning Commission and eventually the mayor for the final decision. Once it is tweaked, they will propose a Comprehensive Plan amendment.
Similar to Granville Island?
Queen Anne residents voiced their concerns at the study’s presentation. Some asked for more parks and swim centers. Others asked what the impetus for the study was, as the issue of rezoning the corridor has been brought up many times over the years without any action from the city.
One resident remarked that the corridor is already congested, adding that he more cross streets and buildings would make it worse.
“It’s a little frustrating for some of us that have been involved: We’ve done a lot of research for things that they are proposing, and nothing concrete has come out of that study,” said Bruce Wynn, a representative of the Interbay Business Association. “The things being proposed aren’t game-changers for the areas; they’re not trying to make it unique.”
Wynn said some see Queen Anne and Magnolia as the last livable areas close to downtown, stating that residential development is off the map, with very little interest in providing affordable housing to low- to middle-income people. He said the business owners he’s worked with are jaded by the proposals, and that the vision residents and business owners have is different from the city’s.
“The vision we had was like Granville Island in Vancouver, B.C.: Keep the prettier side, but make sure its something that’s an attraction,’ said Wynn, who has lived above the train track area for three decades.
The big picture
Kaplan is part of a stakeholder group that includes residents, business owners, the freight community, industrial businesses and others who have discussed the issue at length during Queen Anne and Magnolia community council meetings. He said some of the stakeholders are supportive of development, and some want to keep the area as is, resisting to put anything in place that would gentrify the area.
It’s simply too early in the process to draw any lines in the sand, according to Kaplan. At a recent LURC meeting, he asked those in attendance to write down ideas about the potential zoning and land use.
“I asked everyone: Without getting too involved in the zoning, you’ve lived here for a long time. What would you like to see done here?” Kaplan said. “We need to look at this from 10,000 feet, not ground level.”
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