The Triangle

Study Area

RapidRide

RapidRide Stops

West Seattle Triangle Area

The West Seattle Triangle is bounded by three major arterials - Fauntleroy SW, 35th Avenue SW and SW Alaska Street

Located within the Junction urban hub

Gateway to Seattle for -Cars -Buses -Pedestrians -Bicycles

Over 70 businesses & YMCA serve all of West Seattle

444 Residences & Single Family homes nearby

Adjacent to a large parks property

Wide street Right-of-Ways

Many Large Vacant lots, particularly near Fauntleroy SW and SW Alaska Street

New Development projects are bringing an opportunity to acheive the vision of the urban village

What Is the Triangle?

Triangle District

A Brief History

Downtown Seattle

Seattle Port

West Seattle

Triangle District

1884

1907

1940s

1946

1970s & 1986

1999

2007

2012

Neighborhood Plan

Huling Auto Dealership sold

RapidRide C Line planned

Seattle Municipal Railway Streetcar

West Seattle annexed by City of Seattle

Streetcar replaced by Autmobile

Huling Family Auto Dealership

Auto-orientated Zoning Introduced

Courtesy West Seattle Blog

West Seattle

The Triangle

Seattle Port

Downtown Seattle

What Is the Triangle?

The triangle planning area is an eclectic mixed use area with active commercial and residential uses.

Many large parcels of land in the triangle vicinity have been the subject of development interest over the past few years, including several acres that were part of the Huling family auto dealership.

King County Metro’s Bus RapidRide will move through the triangle planning area with stops along 35th Avenue SW and SW Alaska Street.

Neighborhood Character

Likely Future Development

Planned Bus RapidRide

A key challenge for both land use and street design is ensuring the needs of those uses are met while the area changes over the coming decades.

Recent development interest has prompted members of the community and City Council to request review of zoning that would apply to future new construction projects in the area.

Street redesign for the RapidRide route is being conducted by King County Metro and the Seattle Department of Transportation (SDOT), and will be informed by the West Seattle Triangle Project.

Why Planning Now?

Project Planning Goals

Build on what is great about the Triangle while planning for the future

Overall Project Goals

Capitalize on the investment in transit and transportation: a transit-friendly neighborhood

Embrace the area’s location as a gateway to the West Seattle peninsula

Support the continued success of small businesses & the Triangle business district

Welcome a diversity of residents

Building designs meet then needs of occupantsand property owners while supportung a vibrant community life

Accomodate all travelers: cars, transit, pedestrians, trucks and bicycles

Create places for people: new community spaces and connections to parks

Integrate natural systems

Link to other neighborhood areas, including the Junction business district

Accomodate parking and loading, and continue to plan for parking needs in the future

The following goals and objectives were distilled from discussion throughout the planning process thus far:

Project Outcomes 2011

A Right-of-Way Concept Plan

A plan to guide future investments in publicly-owned street rights-of-way as the area develops over time.

Future implementation of the concept plan can take place in several ways:

City capital funds

Neighborhood actions and small projects

Street improvements associated with future development of private properties

Review of Land Use and Zoning

Possible Land Use Code changes may be considered by the City Council in 2011.

Also Happening Now :

King County is planning construction of Bus RapidRide in 2013

Seattle Department of Transportation (SDOT) is undertaking design work for the Bus RapidRide system continues through 2011

1)

2)

Community Dialogue

The Triangle Planning Project builds upon work by numerous community groups and individuals over past decades.

Community meeting -- November 2008

Thank you to the advisory group members and all the members of the community who offered extensive commentary at Triangle events.

West Seattle Triangle Advisory Group

Catherine Benotto Nancy Folsom Steve Huling Kandie JenningsErica Karlovitz Sharonn Meeks Susan Melrose Patti Mullen Brandon Nicholson Denny Onslow Chas Redmond Josh Sutton

Businesses in the Triangle, in collaboration with the West Seattle Chamber of Commerce, are identifying needs

The West Seattle Triangle Advisory Group met over six times in 2010

Inventory of businesses -- conducted by DPD staff.

A special meeting: parking issues -- May 2010 with SDOT staff.

A special meeting: parks and open space with Parks staff --June 2010.

A special meeting: trees and street lighting with SDOT staff –January 2011

Seattle DPD mailed letters to every address within and in close proximity to the Triangle planning area with info about the project.

The West Seattle Blog has provided extensive coverage of the project: http://westseattleblog.com/. Search “West Seattle Triangle.”Many other meetings with other community groups in West Seattle. See the project web site for more info: www.seattle.gov/dpd/Planning/WestSeattleTriangle

Photos used with permission of the West Seattle Blog

Current Use of Land

Unleased Land/Surface Parking

General Sales &Services

Residential/Residential Mixed Use

Community, Service, Church

Outdoor Sales (Alki Lumber)

Automotive Sales & Services

Restaurant & Entertainment

Customer Service,

Service

Gas StationFood Processing

2%2%

6%

8%

9%

10%

11%

14%

15%

24%

Food Processing

Gas Station

Medical Service

Restaurant & Entertainment

Automotive Sales & Services

Outdoor Sales (Alki Lumber)

Community, Service, Church

Residential/Residential Mixed Use

General Retail Sales & Services

Unleased Land/Surfaced Parking

Future Trader Joe’s

Right-of-Way Concept Plan(See boards on the other side of the room for details about each street concept)

Fauntleroy Way SWTriangle Conceptual Plan:

Non-Arterial Streets

SW Alaska Street/35th Ave SW

Likely developed as a City Capital Improvement Project (CIP)

-Project Design and engineering

-Public Process and Community ReviewIncremental improvements including street trees, lighting and crosswalks by property owners, neighborhood groups and city initiatives

Through improvements associated with adjacent property redevelopment

Likely no change to the right of way if adjacent properties are not redeveloped

Also through small projects sponsored by community funded by City grants or other sources

Provides input into SDOT’s RapidRide C Line street improvements on SW Alaska Street and 35th Avenue SWSuggests how improvements along SW Alaska Street may better connect the Triangle and the Junction

Through design and construction of RapidRide C Line improvements by SDOT and METRO in 2011

Faunte

rloy W

ay S

W

SW Alaska St

Faunte

rloy W

ay S

W

SW Alaska St

35th

Ave

SW

35th

Ave

SW

Faunte

rloy W

ay S

WSW Alaska St

35th

Ave

SW

Illustrates how Fauntleroy Way SW could become a major gateway to the West Seattle community

Implementation:

Triangle Conceptual Plan: Illustrates how non-arterial rights of way may be improved for shared use by pedestrians, bicycles, automobiles and trucks as well as enhance neighborhood character, natural drainage and public spaces

Implementation:

Triangle Conceptual Plan:

Also illustrates additional improvements, such as curb bulbs to increase space for pedestrians, that could be implemented after RapidRide C Line is in service

Implementation:

The Comprehensive Plan

What are Urban Villages?Provides goals and policies on how City will accomodate growth over the next 20 years

Compact Mixed-use neighborhoods

Focuses growth and development (housing and jobs) in urban areas where services exist

open space opportunities

Serves to protect property rights

Serves to protect the natural environment

Includes a Neighborhood Planning Element; and a Urban Villages Element

It is a State requirement for Comprehensive Planning

Services and employment close to residentsSupport walking and transit useFrequent transit serviceVital business districts

Range of housing choices

Parks and open space

The West Seattle Triangle is within the Junction Hub

Urban Village

The Comprehensive Plan...

Smaller Lots; Less Development

Interest

Larger Lots; More Development

Interest

Area A Area B

Planned RapidRide Stop

Vacant/Site Development Interest

Sub-Areas Within the Triangle

Sub-Area B Characteristics

Mix of residential and businesses, YMCADiversity of very small businessesAlki Lumber propertiesMany smaller parcelsLocal ownership of land, some regional/ national ownership along FauntleroyMarket niches: auto shop, medical, outdoor recreation sales, outdoor sales (lumber)

Integration of transit, RapidRide

Sub-Area A Characteristics

Opportunity sites: un-leased land is 22% of land in the Triangle Planning Area

Many smaller & medium-size businesses, social service, churches

SW Alaska Street connection & intersection of SW Alaska and Fauntleroy SW

Integration of transit, RapidRide

Ongoing planning for parking needed

RapidRide Stop

Vacant/Site Development Interest

RapidRide Alignment

Draft Land Use Goals

Sub-Area A

Allow & encourage the continued operation/ success of existing businessesIncrease commercial & residential development capacity consistent with the Hub Urban VillageProperty frontages should:

-Accommodate business functions-Improve the pedestrian environment-Serve public safety goals

Ensure access for Fire Dept. emergency vehiclesImprove connection between the Junction and the Triangle:

business district and community

-Increase connectivity between distinct Junction and Triangle business areas

Pedestrian safety and business accessalong SW Alaska Street and Fauntleroy Way SW

RapidRide Stop

Vacant/Site Development Interest

RapidRide Alignment

Draft Land Use Goals

Sub-Area B

Allow & encourage the continued operation/ success of existing businessesRetain commercial and residential capacity and existing zoned heights in areas where small businesses and small lots are located

Property frontages should:-Accommodate business functions-Improve the pedestrian environment

-Serve public safety goals

Enhance streetscapes and open spaces to support environmental goals and meet the needs of businesses, residents, and community

Existing Zoning In & Around Triangle

Currently, the West Seattle Triangle area features a mix of the following zones:

-Commercial 1 (C1) and Neighborhood Commercial 3 (NC3) are both “mixed use commercial zones”

-Lowrise (L) zones and Single Family (SF) zones features primarily residential uses

Comparing C1 & NC3

Allowable UsesThroughout its history, the Triangle has been a mixed-use area featuring both residents and businesses. The Commercial 1 zone was established in the Triangle area in the 1970s to

complementary uses.

Most uses existing in the Triangle Planning AreaPark and Ride Lots

Non-Conforming Uses

Parking Quantity

Food Processing

Drive In Lanes

Commercial 1 (C1) at 65’

Neighborhood Commercial 3 (NC3) at 65’

Allowed outright in C1

Allowed; subject to conditional use evaluation

Allowed to continue under any zone scenario

Allowed outright

Allowed outright at any size

Same standards for parking quantity under any commercial zone

Allowed outright in NC3

Permitted to 25,000 sq.ft.

Permitted to a limited extent; requires

in a Pedestrian designated zone

Both C1 and NC3 zones allow similar uses (such as different kinds of businesses or residents), but there are some differences as shown on the chart below:

C1 and NC3 zones allow the same amount

development site as illustrated below:

What is FAR?

Street Fronts of New Buildings May be oriented toward cars and parking Oriented toward pedestrians,

people, and storefronts

Allowable Density

Commercial 1 at 65’Floor Area Ratio (FAR)

Neighborhood Commercial 3 at 65’Floor Area Ratio (FAR)

Residential or Non-Residential Only

Mix of Residential & Non-Residential

4.25 4.25

4.75 4.75

Applies to new, future development

Comparing C1 & NC3

How future buildings will relate to the street environment

In Neighborhood Commercial zones (NC), new buildings generally create a welcoming street front for people traveling by.

Commercial 1 Neighborhood Commercial

Building Walls Facing Street

Allows Blank WallsBuilding Front Near Sidewalk Edge

Windows & Doors on Building Fronts

Applies to new, future development

Discourages people from walking in the area Social life along

sidewalk in front of businesses

Comparing C1 & NC3

How future buildings will relate to the street environment

Location of On-Site Parking

Commercial 1 Neighborhood Commercial

Parking Between Building and Sidewalk Allowed

Parking Generally Allowed Beside, Below, or Behind Structure

The NC zone is more consistent with the Triangle’s Urban Village location. Parking on-site is generally located away from the

sidewalk in order to emphasize good design of building fronts,

public safety through more “eyes on the street.”

Applies to new, future development

Pedestrian Designation

Currently The California Junction features a Pedestrian (P) designation along California Ave SW

Street-level uses are limited to pedestrian-oriented commercial uses that can activate the sidewalk environment:

-Retail-Entertainment-Restaraunt-Personal Services

Drive-In Prohibited

ft. of retail

Area to Discuss Pedestrian Designation

ExistingPedestrian Designation

Considering Building Height

Areas near the intersection of SW Alaska Street and Fauntleroy Way SW are an appropriate location to consider higher-density mixed-use commercial and residential buildings (area A on the preceding boards). Why?

To allow for this setback, the City would like to consider allowing 20’ of additional height for properties near SW Alaska Street between the Junction and approximately 39th Avenue SW. This area is currently zoned for buildings up to 65’ in height (85’ in some areas). An added increment of height would preserve the development potential of these properties while also requiring an upper-level setback. The added height would result in buildings of a similar scale to the new “Mural” project on 42nd Avenue SW.

Members of the community have requested that buildings above 45’ in height be set-back from the street property line along SW Alaska Street to provide greater access to light and air at the street level, and to retain a visual connection eastward toward the Cascade Mountains from Alaska Street to the west.

Should the City consider requiring a setback above 45’ along SW Alaska Street, and consider allowing an additional 20’ of height? Why or why not?

- This would bring a critical mass of people and businesses to Alaska Street, supporting a better and safer pedestrian link between the Triangle area and the Junction, along one of the most transit-rich corridors in West Seattle.

- Mixed use development would encourage walk-able storefront retail to extend east along SW Alaska Street.

- A vibrant mix of commercial, residential and retail activities along Alaska and at the intersection with Fauntleroy would create a “gateway” to the area and improve the overall character of the entry to West Seattle.

Future Building Height

Depictions of Building Heights and Frontages

Note that all illustrations depict “building envelopes” with more density (square feet within the structure) than would be allowed under zoning.

Existing Conditions. This perspective is looking east along SW Alaska Street from approximately 41st Avenue SW

This image depicts buildings constructed to 65 feet in height under existing zoning.

This image depicts buildings constructed to 85 feet in height with the suggested 10 foot setback at 45 feet in building height.

This images depicts buildings constructed to 85 feet in height with a graduated setback beginning at 45 feet in height.