Editor's note: This letter was sent Aug. 10 by Magnolia Community Club president Vic Barry to Mayor Greg Nickels as well as to a handful of local officials at the Port of Seattle, the Department of Parks and Recreation and the Seattle City Council.
There has been much discussion over the years about a possible "land swap" between the city and the Port of the two equal-sized properties between Magnolia and Queen Anne: Lower Smith Cove Park and the West Yard.
This letter is the Magnolia Community Club's request that should any land swap be considered, it be considered in an open public process, and that the framework for the city's analysis includes all possible community concerns and risks of future development.
Although no formal proposals have yet materialized from informal discussions between the city and the Port for citizens to react to, there has been a consensus formed around some general themes associated with additional park lands in this area: neighborhoods are opposed to lighting for sports fields in their midst; there is a need for more shoreline access in Magnolia; there should be easier access to the marina than now exists; there is strong community opposition to the Port's putting any buildings in the West Yard; and any revised uses and re-configuration of these two parcels should occur only after a fair and open public process.
As you may know, there is a small shoreline access park, also called Smith Cove Park, on the southern tip of the West Yard. In comments on the Port's proposed North Bay development, the Magnolia Community Club suggested that the West Yard be set aside as open space to join the existing narrow shoreline park and the grassy field that now make up Lower Smith Cove Park.
Since that time, we have learned of a proposed Comprehensive Plan amendment requested by the Port that would switch future land-use designations for the West Yard and Lower Smith Cove Park. As proposed, that amendment would result in the West Yard area being targeted for park use and Lower Smith Cove Park for development by the Port and would, presumably, be followed by an actual trade of land ownership.
It now appears talks regarding the land exchange have been delayed between the Port and the city, but that those talks are likely to begin again due to the Port's interest in pursuing the exchange.
While we recognize the risk of confusing the future process by offering comments on proposals that are not yet fully formed, we do think it important that the Port and the city keep some key facts in mind during discussions as to whether or not to consider a potential land exchange.
First, we understand that the city Parks Department cannot dispose of park land without acquiring equal amounts of park land serving the same neighborhood and, therefore, we expect that the community will retain the same amount or gain park lands in any land exchange.
Applying that no net loss of parks acreage standard to the land exchange, in public meetings, the Port has suggested that a J-shaped area at least 200 feet wide, including all of the mapped shoreline jurisdiction of the West Yard, become park land; that the Port develop the northern two-thirds of the existing Lower Smith Cove Park together with a section of the West Yard; that the city and the Port move the alignment of 23rd to use it as a divider between the new park lands and the new Port development; and that the Port provide lands for a new field (potentially a children's play field, or a sports field) on the northern end of the North Bay site, near the existing complex of already lit sports fields.
At first blush, this proposal appears to result in a net gain of parks lands for the city, and meets the general community themes described above; however, the Magnolia Community Club cannot endorse any proposal for these lands until a public process is opened and all details are disclosed.
Next, we ask that the city carefully consider the fact that if the Port does not participate in a land swap, and the Port does not otherwise give up the West Yard for open space, then there is a risk that the Port will develop the West Yard with a building or buildings that would block much of the view from the playfield area of Lower Smith Cove Park, resulting in Lower Smith Cove Park feeling like it is in a box canyon.
Under the city's current zoning regulations, potential structures on the West Yard site have varying height limits: height is unlimited for many uses, and limited to 45 feet for certain uses. Because this property is within 200 feet of Elliott Bay, the city's current shoreline regulations also apply to any structure proposed for the 200-foot shoreline jurisdiction area on the West Yard; those regulations further limit height to 35 feet with certain exceptions allowing uses up to 80-feet tall.
If the Port and the city return to discussions about creating a new zoning overlay for the "North Bay" project, and the West Yard is considered within that proposal as developable land-not open space-then it is possible that the Port would request code language allowing permit applications for future structures at 35 feet or more within the 200-foot shoreline setback area, and up to 95 feet tall to the west of the shoreline area. Thus, even with the current shoreline regulations requirement for a view corridor across 35 percent of the development lot's width, a future Port development on the West Yard under either the current codes or the possible future overlay would result in the Lower Smith Cove Park playfield feeling like a box canyon-hillside to the west, Magnolia bridge to the north, Port building to the east and open to road on the south.
Whether developed under current regulations or some potential future regulatory scheme, structures on the West Yard would seem to be the worst solution for the Magnolia community, and we write to express our desire that discussions between the Port and the city continue so as to assure the West Yard is not developed.
We also are concerned that if the city was able to convince the Port to give up the West Yard, meaning that all of the lands south of the Magnolia Bridge were open space, there may be a fight to light that large, flat park area for active evening sports use. We expect that much of the Magnolia and Queen Anne community, as well as citizens on the northern side of West Seattle and those in the burgeoning downtown-condominium community, would be opposed to bright shoreline lighting at the northern gateway to Elliott Bay.
It may be the case that protection against field lighting already exists, due to restrictions on active recreational use within the shoreline jurisdiction area, and restrictions associated with the funding used to acquire Lower Smith Cove Park. This letter requests that the city assure the affected communities that these lands not be used for lighted sports fields.
We also are aware that Larry Phillips, chair of the King County Council, is concerned that any attempt to alter uses and/or ownership at Lower Smith Cove Park will jeopardize the mitigation funds that were part of the moneys used to acquire Lower Smith Cove Park. Because of the risk of future development on the West Yard parcel, we hope that the city carefully evaluates the types of acquisition or swap arrangements that might otherwise satisfy Phillips' concerns, rather than halt all discussions to leave the community at risk of a future development that could adversely impact the existing Lower Smith Cove Park.
In closing, as an organization devoted to bettering the Magnolia community since 1924, the Magnolia Community Club respectfully requests that the city notify the Magnolia Community Club as well as Magnolia's citizens when the public process regarding a potential land swap is scheduled to begin.
Vic Barry is president of the Magnolia Community Club.[[In-content Ad]]
