TEST YOUR PLANNING LAW KNOWLEDGE

Questions

1. The Shoreline Management Act requires Master Programs to have which of the following in the elements for the protection of historic
buildings:

A. Historic
B. Cultural
C. Scientific
D. Educational

2. Which goal of the Growth Management Act is to "identify and encourage the preservation of lands, sites, and structures, that have historical or archaeological significance."

A. Goal 11
B. Goal 12
C. Goal 13
D. Goal 14

3. Martha has lived in her quiet, small, but slightly dilapidated house for a little over 48 years. A developer has offered to purchase her house, and has been honest that he would like to remove the existing house, and do a two lot short plat. After considering the sale for many years, Martha has finally agreed to sell her house, which is officially recognized as historically significant, so that she may move into a retirement community. There are no watercourses, wetlands, or other environmentally sensitive areas on site. Is the project exempt from the State Environmental Policy Act?

Answers to the following questions are at the end of this newsletter. The Puget Sound Section is considering having "Test Your Planning Law Knowledge" as a regular item in the newsletter. The questions would focus on the specific topic for that newsletter (such as buildable lands, historic preservation, etc.), and attempt to incorporate a SMA, GMA, SEPA, and AICP study question. If you have positive feedback or questions (with answers) that you think should be included, please send an e-mail to george.steirer@mercergov.org.

WASHINGTON STATE COMMUNITY TRADE AND ECONOMIC DEVELOPMENT

Historic Preservation: A Key Community Development Tool
By Janet Rogerson

Suppose one tool could help your community recognize and enhance its sense of place, build community cohesiveness, inspire civic engagement, and prepare for a resilient future? Suppose this tool was also one of the state planning goals and recognized as a tool for managing growth?

Historic preservation planning is this key community development tool. It can encourage all of these positive community attributes and many more, and it is actually a required goal that must be addressed under the Washington State Growth Management Act (GMA) RCW 36.70A. Historic preservation can work hand-in-hand with all of the other GMA planning goals, including those to reduce sprawl, concentrate urban growth, provide affordable housing, encourage economic development, promote public participation, and more. As an integral part of a community's comprehensive planning effort, historic preservation planning can assure that a community's historic, cultural and archaeological resources will be considered as the community develops, and that broad benefits can be achieved through their preservation. This article will provide insights and guidance for communities as they consider this key community development tool.

What Is Historic Preservation?

Historic preservation is the process of identifying, evaluating, protecting, interpreting, and continuing to use historic resources from the past. Also referred to as "heritage resources," these can include buildings, objects, structures, districts, neighborhoods, lands and sites of historic, cultural, or archaeological significance. As stated in the Washington State Historic Preservation Plan - 2003, Strengthening Communities Through Historic Preservation; "A community's heritage resources tell the story of its unique past; a past that makes it different from any other place. From saw mills to churches, sacred landscapes to archaeological sites, and neon signs to private homes, our heritage resources provide us with a physical reminder and connection to the people and events that helped create who we are today." Through historic preservation, a community can sustain connections to the people, places and events that shaped its past, thereby enhancing its unique sense of identity and inspiring community pride, ownership, and stewardship.

Impacts To Heritage Resources

Heritage resources, and the connections they allow, are fragile, limited, and irreplaceable. Time and change have impacts on them, with population growth and our response to it being contributing factors. Deputy State Historic Preservation Officer, Greg Griffith, of the Washington State Department of Archaeology and Historic Preservation (DAHP), has concluded that; "In general, historic properties are potentially affected by density issues at both ends of the equation... historic properties are both threatened by the impacts of sprawling development and also potentially threatened by efforts to increase densities within existing developed areas."

Sprawl can have numerous unacceptable impacts on heritage resources. The negative impacts of sprawl can include neglect and abandonment of existing structures, neighborhoods, downtowns, and their supporting urban infrastructure. This occurs as expanding residential and commercial growth replaces rural lands, and public funding priorities shift; inner-city property values and tax bases are diminished; and a profound loss of community livability, diversity, and sense of identity is seen.

Strategies designed to reduce sprawling land use patterns can also have unacceptable impacts on heritage resources. Such strategies as designating urban growth areas, promoting infill and greater density in established neighborhoods, zoning for new mixed-use neighborhoods, reducing lot sizes, and providing redevelopment incentives are all powerful antidotes to sprawl, but they must be used carefully. Though well-intentioned and useful for encouraging denser growth patterns, they can also have unintended consequences, which are often subtle, cumulative, and recognized too late, if at all.

So, what causes these impacts and what forms do they take?

Strategies designed to reduce sprawl and concentrate urban growth work by changing the market. When the supply of undeveloped land for new projects decreases, demand for it increases, and development pressure grows. As a result, vacant parcels previously passed over are reconsidered for infill, and redevelopment becomes attractive as way to accommodate greater density and maximize potential income. Accumulation of multiple parcels becomes necessary for larger projects, sometimes isolating existing older structures.

Another aspect of development pressure, strongly influenced by demographics, is consumer preference, often leading to replacement of existing structures. Market preferences for new larger homes in desirable established neighborhoods are increasing as these areas are recognized for their unique characteristics. Neighborhoods featuring diverse uses, while preserving the complex and historic layering of architecture, landscaping, and human scale, have a depth and authenticity that cannot be replicated with new developments. Similarly, there is an increased demand for condominiums with urban amenities in desirable existing downtowns, often overshadowing historic structures. Concentrated growth supports additional desirable services and amenities, attracting more interest, and encouraging an upward spiral of development pressure.

Ironically, the very characteristics of historic neighborhoods and downtowns that are attracting new development interest are threatened by development pressure. As land grows more valuable than the structures upon it, demolition becomes common, and neighborhood character is further damaged by incompatible infill. Over time, the authentic character of neighborhoods and downtowns can be eroded. The impacts can also be seen in a reduced supply of affordable housing.

Growth Management Services recently hosted an audio-conference provided by the American Planning Association (APA) about this issue. (See www.planning.org/audioconference/ to learn more about this event and others the APA provides. GMS will be hosting future audi-conferences based upon public interest, and would appreciate your suggestions.) At the APA's March 14 "Maintaining Neighborhood Character" audio-conference, practitioners and preservationists explained how to link historic preservation and new development. Attendees learned how communities have responded to incompatible developments with visioning programs, neighborhood planning, codes, and guidelines, and were provided with online resource materials, including information about "teardowns", protecting neighborhood character, neighborhood conservation and other innovative tools.

Teardowns, the process of removing an existing structure to replace it with a larger one, is a significant enough issue that the National Trust for Historic Preservation (NTHP) calls it an epidemic, stating on their Web page; "Not every older home can or even should be saved. Teardowns are sometimes an acceptable approach for redeveloping existing areas and increasing density, but more recently, viable healthy, historic neighborhoods are targets for teardowns." (See www.nationaltrust.org/teardowns/.)

Identifying the loss of historic houses, loss of community character, loss of livability, and loss of diversity as impacts across the nation, the NTHP is working to raise awareness and provide resources to address it. Says Richard Moe, president of the NTHP; "Teardowns radically change the fabric of a community. Without proper safeguards, historic neighborhoods will lose the identities that drew residents to put down roots in the first place."

The loss of historic homes, community character, livability and diversity can be incremental or sudden. Planners and architects are challenged to find ways to adapt old communities to serve new preferences and market realities, without losing essential qualities and features. Historic preservation planning can be a key tool to integrate sound policies and regulations to foster strong communities while accommodating growth.

The GMA And Goal 13, Historic Preservation

In the adoption of the GMA, the Washington State Legislature recognized that "uncoordinated and unplanned growth, together with a lack of common goals expressing the public's interest in the conservation and wise use of our lands, pose a threat to the environment, sustainable economic development, and the health, safety, and high quality of life enjoyed by residents of this state." It adopted a list of fourteen planning goals, which are not prioritized, to be used to guide the development of comprehensive plans and development regulations. Among these goals is Goal 13 to: "Identify and encourage the preservation of lands, sites, and structures that have historical, cultural, and archaeological significance." RCW 36.70A.020(13).

Planning For Historic Perservation

While the GMA includes this historic preservation goal, it does not include specific requirements to achieve the goal, such as inclusion of a Historic Preservation Element or Cultural Resources Element in a comprehensive plan. The direction is simply that cities and counties planning under the GMA must consider and incorporate the historic preservation goal along with the other planning goals.

The Department of Community, Trade and Economic Development's Growth Management Services has collaborated with the DAHP in the recent update of a publication designed to facilitate preservation planning. This document is available on CD and electronically at each agency's Web site listed below.

Historic Preservation - A Tool for Managing Growth provides guidance for local governments in the development of their plans for historic preservation and cultural resource protection in a manner that is integrated with the other GMA issues of land use, sprawl, housing, sustainable economic development, recreation opportunities, public facilities and services, and public participation. The technical guide provides:

• Background information on historic preservation.
  
• A model local historic preservation plan outline, and examples of goals, policies, and action steps.
  
• A sampling of historic preservation programs and plan implementation tools.
  
• Contact information for related organizations and agencies.
  

HISTORIC PRESERVATION AT THE LOCAL LEVEL: BOTHELL

Downtown Bothell: At a Crossroads Between the Past and the Future
By Dave Boyd, Senior Planner, City of Bothell Community Development Department

Diagram showing concept to link historic downtown core on the east side of SR 527 to the NSD site to the east.

As Bothell nears its centennial in 2009, the historic core faces some enormous opportunities - and intriguing challenges. Just a couple of blocks away from its traditional small-town Main Street lie 18 acres of redevelopment opportunity in the form of land being surplussed by the Northshore School District (NSD). In addition, momentum is building for a 2003 proposal to realign SR 522 in the downtown core in a way that would solve an impending traffic snafu at the west entrance to Main Street, allow its extension across SR 527, and create essentially three new blocks of redevelopment potential directly adjacent to Main Street. The challenge will be to take full advantage of these historic opportunities while maintaining the character of our historic core. Bothell's Downtown Plan lays out a vision and strategy to do that ". . . building on our first century, designing our second . . ."


Linking Main Street and NSD

Plan view of conceptual multiway boulevard

One key will be connecting Main Street to the major opportunity for new retail, office and perhaps most importantly housing on the NSD site, which is separated by SR 527 (Bothell- Everett Highway). If sold by NSD to a private developer the site would likely become an inward facing "lifestyle center" (or whatever the latest catch-phrase for commercial redevelopment is). Additionally, the historic Anderson Building, a precious icon of Bothell's heritage to many, would likely be raised for a building providing greater return, and the new development would turn its back on the highway - and the historic core on the other side.

The solution posed by our urban design consultants Freedman, Tung and Bottomley (FTB) and fleshed out through a series of working session with staff, stakeholders and decision-makers, is to turn SR 527 into a multiway boulevard in the downtown core. Center through lanes will efficiently carry the highway traffic while side access lanes, separated by tree-lined medians and lined with diagonal parking and wide, tree-lined sidewalks will provide separation from the busy traffic. The result is a pedestrian-friendly environment conducive to ground-floor retail and upper level residential and offices. The deep building setbacks on the NSD site create the space for a wide boulevard - the landscaped medians and slow-traffic on the access lanes help make the wide boulevard visually narrower and easier to cross.


Crossroads

Section of conceptual multiway boulevard

Another key transportation project is the realignment of SR 522 in the downtown core, first proposed in 2003 and currently dubbed the "Crossroads" project, fitting its physical function as the intersection of SR 522 and SR 527 and also its importance to the transformation of downtown Bothell. The Crossroads project will simplify an awkward intersection of the two state routes and Main Street, which traffic projections indicate will fail and force limitations on access to and from Main Street and the historic core. The simplified configuration will improve traffic flow while also improving pedestrian access across SR 522 to the Park at Bothell Landing on the Sammamish River.

One variation on the vision for downtown redevelopment, with the core area highlighted. Ground floor retail is red (with potential office or housing on upper floors), housing is brown and tan, office is purple and public buildings are blue. This option shows one potential site for a new City Hall, at the south terminus of the boulevard along SR 527. It also shows one potential option for a new Aquatic Center, adjacent to Pop Keeney Stadium in the upper left (assuming voter approval and permission from Northshore School District to locate there). Other variations illustrate two different options for siting a new City Hall and other concepts for the land between the realigned SR 522 and the Park at Bothell Landing, along the Sammamish River.

The highway realignment will also create significant redevelopment opportunities on three blocks directly adjacent to Main Street. The new Crossroads, with its high visibility and large parcels, will be a prime opportunity for commercial anchors, which are currently lacking on Main Street. The realignment also allows the extension of Main Street across the boulevard, creating a crossroads of its own and further knitting the historic core with the major new development opportunities to the west.


Next Steps

These and other elements of the vision for downtown plan were the result of the just completed first phase of the plan, which engaged the general public, a group of downtown stakeholders, members of the City's various boards and commissions and City Council in a series of meetings facilitated by staff and consultants. The next phase of planning will involve developing the code amendments, design guidelines, and capital facilities plans that will guide private and public development of the downtown plan. A concurrent effort will produce a Planned Action EIS to help streamline the development process.

At the same time, the City is moving forward on initial implementation actions. The first land acquisition necessary for the Crossroads is underway, and negotiations are continuing with NSD. Design of the two highway projects has commenced, and efforts are well underway to assemble the funding necessary to complete the plan. Much work needs to be done, but Bothell is well on its way to an exciting transformation that will reinforce its historic core while creating new opportunities for our second century.

Dave Boyd is an architect, urban designer and planner who has been coordinating the downtown planning effort for much of his two years at the City of Bothell.

HISTORIC PRESERVATION AT THE LOCAL LEVEL: MONROE

The City of Monroe
By Ben Swanson, Assistant Planner and Kate Galloway, Senior Planner

View of City of Monroe Historic Main Street

While the City of Monroe continues to process permits for new commercial developments including North Kelsey, planning efforts are now concentrating on the historic downtown area. The City is beginning the process of drafting the Monroe Downtown Sub-Area Plan. The plan includes an area of 91 acres encompassing the historical downtown, residential, commercial and industrial areas. At the center of the planning area is the cross roads of Main and Lewis, the heart of the historic business district. This area also contains much of Monroe's turn of the century architecture.

The focus of this plan is to review the overall land use patterns, uses, and infrastructure, to enhance economic vitality of the area, and promote a greater sense of community by reviving the historic commerce district. This project includes the establishment of a vision statement, goals and policies to guide future development of this area and will be incorporated into the City of Monroe Comprehensive Plan.

A strong collaboration between the City, residents, shop owners and other local organizations is paramount for the success of the plan. One of the most notable groups involved in the revitalization process is DREAM. DREAM (Downtown Revitalization and Enhancement Association of Monroe) is a non-profit corporation consisting of city residence business and building owners. DREAM is utilizing the National Trust's Main Street Approach to preserve the historic character of the downtown as a living part of Monroe's community life and to combat community deterioration. Currently DREAM is working on Destination Alley, a project focused on the restoration of an alley adjacent to Main Street.

The City has also proposed a building moratorium in the General Industrial zoning district of the planning area. Monroe does not discourage industrial uses, but the current general industrial zoning district use is not compatible with the adjacent built and natural environments. The properties zoned General Industrial lie between the eastern boundary of the existing commercial corridor and Al Borlin Park, the city's largest natural preserve along the Skykomish River. By encouraging a more compatible use in this area the community would capitalize on the walkable appeal of downtown by linking park, residential and downtown businesses. The moratorium will ensure no additional non-conforming uses will be developed during the planning process to adopt the Downtown Sub-Area Plan.

The City is currently negotiating a consultant contract with Winter and Company out of Bolder, CO to provide assistance with the plan. Winter and Company specializes in historic revitalization and is well versed in the Main Street TM program. Winter's experience in Washington includes Bellingham's Central City Master Plan and Walla Walla's Urban Design Plan.

The City of Monroe and its citizens recognize the value of its historic downtown. Revitalization of the area has many benefits for the community by capitalizing on existing infrastructure, strengthening the local business community and promoting preservation of historic structures. Responsible growth is the bottom line when it comes to sustaining the community's heritage and vitality.

Web Sites:
www.ci.monroe.wa.us
www.chamber-monroe.org
www.monroehistoricalsociety.org
www.monroe-dream.org

PRIVATE DEVELOPMENT

Planning and Heritage Tourism and Resort Master Plans
By Mike Usen, AICP

Robert Moran Mansion, listed on the National Register of Historic Places

Authenticity is important to travelers. According to data compiled by Travel Industry Association of America and National Geographic Traveler Magazine, 61% of Americans believe their experience is better when their destination preserves its unique natural, historic, and cultural sites. In addition, 41% of these travelers said their vacation experience is better when they can see and do something authentic. While planners can't exactly create authenticity, we can develop plans that protect and benefit from the heritage of a site.

Left, Robert Moran, a self-made millionaire who had also served as Seattle's Mayor during the Great Seattle Fire; right, a Wigwam Burner at Broughton Landing

The Rosario Resort Master Plan, which was recently adopted by San Juan County provides an example of heritage-based planning. In developing a new master plan for this venerable resort on Orcas Island, the planning team sought to capitalize on the legacy of Robert Moran--a self-made millionaire in the Horatio Alger tradition--who had also served as Seattle's Mayor during the Great Seattle Fire. Moran sold his shipbuilding empire and built Rosario as his own Xanadu after being told by his doctors in 1904 that due to the stresses of his successful life, he had only a few years left to live. Rosario helped him recover and he lived another 40 years in retirement, providing an inspiring metaphor for resort development. His former mansion, now listed on the National Register of Historic Places, will be restored under the Resort Master Plan and remain the centerpiece of the resort.

Overview of Broughton Landing

Does history provide an important draw for a resort such as Rosario? "Certainly Rosario's fascinating history is an important draw for visitors choosing the destination. Even though location is the number one factor in deciding a tourist's destination, historical sites add one more element to the destination's appeal" stated Christopher Peacock, Rosario's historian, museum curator and Marketing Director. "Tourism itself is the experience of being displaced, of being somewhere else, away from home. Heritage tourism adds an additional dimension to the traveler - being displaced in time. Stepping into the Moran Mansion is a journey back in time to the turn-of-the-century. Following the Arts and Crafts ideals, rejecting the stress of business life, escaping to an island and returning to nature… I think that is something everyone can identify with." Peacock, who also chaired the resort master planning advisory committee explained. (To download a copy of the Rosario Resort Master Plan, go to www.co.san-juan.wa.us/cdp/default.asp)

Broughton Landing, part of the Rosario Resort Master Plan

Another local example of heritage-based resort planning is Broughton Landing. Conceived as an adaptive reuse of a former lumber mill on the banks of the Columbia River, the resort master plan proposes to reuse many of the historic mill buildings and structures including the National Register-eligible lumber flume to preserve the character of this working landscape while improving the aesthetics of the abandoned-looking site. In addition, historical artifacts from lumber operations and potentially the site's pre-history will be the subject of museum displays showcased at the future resort. The Broughton Lumber Company which has owned and worked the site for three generations has hired the Yakama Nation to perform archeology and traditional cultural properties reviews of the site. "The results of this study will further influence the design of the for Broughton Landing resort master plan" stated Jason Spadaro who manages the Broughton Lumber Company. (See www.broughtonlanding.com for more information on Broughton Landing.)

Mike Usen is a Senior Environmental Planner at SE Group specializing in Resort Master Plans. Usen will serve as part of a panel discussion on the subject at the 2007 Joint Conference of the Washington and Oregon Chapters of the APA to be held October 3-5, 2007 at the Greater Tacoma Convention & Trade Center in Tacoma, Washington.

CULTURAL RESOURCE PLANNING

Cultural Resource Planning and the Land Use Permitting Process: A Planner's Opportunity to Preserve Local History and Avoid the Headlines
By Isaac Blum and Mary Rossi, APT-Applied Preservation Technologies

For nearly a decade, headlines have appeared on a seemingly weekly basis stating that cultural resources have shut down or delayed a development project in Washington State. Whether it is the Associated Press article on June 13, 2007, entitled, "Discovery of Indian remains shuts down project near Port Townsend," or the article penned by Lynda V. Mapes in the Seattle Times on November 21, 2004, "Ancient village, graveyard torn apart by bridge project," the public is becoming increasingly aware of the intersection between cultural resources and development. While projects that encounter cemeteries and burial grounds are making headlines, it is important to note that other cultural resources, such as prehistoric and historic archaeological materials, traditional cultural properties (TCPs), and historic structures, are continually at risk if they are not considered during the land use permitting process. Why does this keep happening? How can the planning community assist in effectively protecting and preserving significant cultural resources, avoiding negative publicity, and regaining the public's confidence in the land use permitting process?

As many planners are aware, a number of federal, state, and local regulations address cultural resources, including the National Historic Preservation Act (NHPA), the Washington State Archaeological Sites and Records Act (RCW 27.53), the State Environmental Policy Act (SEPA), and the Shoreline Management Act (SMA), which is managed locally through shoreline management programs/plans. These laws are designed to ensure the consideration of cultural resources during the land use permitting process; however, a disconnect often exists between the policies contained in the regulations and their implementation at the local level. For example, a proposed project may fall outside the jurisdiction of SEPA or the Shoreline Management Act. As a result, a permit is issued for activities that could adversely impact cultural resources and result in the violation of federal or state cultural resource laws. This is a sure-fire formula for project delays, lawsuits, and the destruction of cultural resources.

While cultural resource policies and regulations are in place, other proactive planning options exist but are often underutilized. Not all local governments have a cultural resource review process, nor do many planners have an educational background in cultural resource management; however, planners working in local planning departments are tasked with making cultural resource management decisions during the permitting process, thus shouldering the burden of ensuring these nonrenewable resources are considered.

APT-Applied Preservation Technologies (APT), a program of the nonprofit Eppard Vision, located in Bellingham, Washington, recognizes the challenges facing the planning community and is dedicated to working with local governments interested in cultural resource planning. APT offers cultural resource management training and capacity building tools for governmental agencies seeking to improve cultural resource planning services. The benefits are far-reaching and include empowering local governments to make informed decisions at the local level, staff development, a legally defensible cultural resource review process, and improved service to the public.

The planning community has an important role to play in effectively addressing cultural resource management issues that arise during the land use permitting process. The time has come to do more to plan for cultural resources and avoid the headlines.

HISTORIC PRESERVATION CAREER ACHIEVEMENT AWARD

Local Planner wins Historic Preservation Career Achievement Award

Steven N. Arai AIA AICP

In May 2007, the Washington State Department of Archaeology and Historic Preservation honored Steven N. Arai AIA AICP, a Seattle architect and urban planner with a Career Achievement Award for Outstanding Achievement in Historic Preservation. Steve died December 27th 2006 at age 60 from an illness.

Long a supporter of the Puget Sound Section of the APA, Steve was known to sponsor our annual holiday party, host regular Puget Sound Section Board meetings in the Arai Jackson offices on Capital Hill, support the newsletter and support the Brown Bag series through donation of fundraiser materials, 50 copies of the book, "A City Among the Trees".

As a leader by example, Steve never lost sight of his roots, committing a significant portion of his practice to projects within his Japanese American community. This commitment led to his 1997 appointment to the Board of Trustees of the Japanese American National Museum, where he joined luminaries such as Senator Daniel Inouye, Secretary of Transportation Norm Mineta, actor George Takei and others in advancing the mission of a unique cultural facility with national and international programming impact.

Early in his career, he initiated a long, complex, and ultimately successful campaign with others to achieve passage of 1986 legislation establishing Washington State's policies to increase the contracting of women and minority-owned businesses. In 2005, he helped lobby the Washington State Legislature to pass the first public buildings sustainable design law in the country.

His efforts for an inclusive profession has seen his leadership of the influential AIA Seattle Diversity Roundtable, and as AIA Seattle President (2001-2002), where among other achievements his encouragement of investment in diversity led to success in the endowment of two scholarships for students of minority and disadvantaged background at the University of Washington College of Architecture and Urban Planning.

Steven's advocacy for historic preservation was a core element of his practice and civic service. His 23-year tenure on the Council of Historic Seattle, a 1200-member non-profit organization dedicated to preserving the architectural legacy of Seattle and King County, underscored his commitment to this important aspect of our built environment. He leveraged his professional experience to help mobilize this organization's mission of education, advocacy and preservation, resulting in Historic Seattle's portfolio of over 40 completed preservation projects. Steven's "show by example" ethic led his partnership to acquire and undertake historic renovation and restoration of a potentially threatened historic property to house the firm's office.

For more information contact Eli Jaeger, contact@araijackson.com, or 206-323-8800.

SPRING '07 BROWN BAG RECAPS

Spring '07 Brown Bag Recaps

Re-designing the Mercer Mess (4/25/07)

The Mercer mess, a city gateway and dysfunctional corridor, is being cleaned up under the direction of the City of Seattle, LMN Architects, and CH2Mhill. A thoughtful urban design approach has helped designers and traffic engineers tackle the various circulation concerns of pedestrian connectivity, automobile traffic, bicycle safety, and freight efficiency.

The project's vision will transform Mercer Street into a prominent urban gateway and will also create a grand urban esplanade on Valley Street. At the heart of the plan is the goal to provide safe and accessible connections for all modes of transportation to interact, while also improving connections on a regional level, and accommodating future economic development of South Lake Union. All streets within the study area are designed to be an authentic and desirable place to drive, walk, bike, work, and live.
The project is currently in 60% design phase and the thoughtful design concepts were born from a mutual understanding and consensus between the City, project team, stakeholders, and community. The team is constantly reevaluating the realities of the design plan and constantly refining the vision. The Mercer Corridor Plan has the full commitment from the City of Seattle and the money needed to implement the long awaited plan is an immediate funding priority.

Special thanks to our speakers: Mike Kimelberg (LMN), Sarah Durkee (LMN) and Roger Mason (CH2Mhill).

The Changing Face of CONDOMINIUMS (5/2/07)

Condominium conversion in the State of Washington is confusing issue for local planners and the development community. While many states have stringent laws on condominiums, Washington does not. At May 2nd's Brown Bag, speakers from both the public, private, and legal sectors discussed the challenges of conversion. Gary Ackerman, a lawyer specializing in condominiums, discussed in detail the legal ramifications associated with shared-space ownership. He offered recommendations and provided possible guidelines for cities to consider adopting. Jeff Smith, from the city of Bothell, provided pertinent information regarding his personal experiences with detached single-family residential projects in which the home-owner individually owns only the house and the "air-space" around it. Lastly, the design fundamentals of condominiums were discussed by Linda Stazer from the Dwelling Company and by Rick Reininger from Port Blakely communities. Both individuals and their respective companies provide quality condominium housing throughout the Northwest. Specific problems, which many developer's faced, were brought to light and the various design solutions to common conversion problems were shared.

Thanks to our speakers: Susan C. Enger from MRSC, Gary Ackerman at Foster Pepper LLC, Jeff Smith at the City of Bothell, Linda Stalzer at The Dwelling Company, at Rick Reininger at Port Blakely Communities.

Industrial Lands in a Changing Urban Environment (5/9/07)

Seattle's industrial lands have been getting a lot of attention over the last several years. Conversion of seemingly underutilized industrial land on prime waterfront into dense residential and commercial uses has interested Seattle developers. Stakeholders in industry and the Port of Seattle see conversion as a threat to their operations. The Port and industries need the industrial zoning. Seattle's heavy industry produces capital, not consumer, goods. The jobs are highly paid. The industries are healthy and profitable. But changes in land use and rising land values could squeeze industry out. This tension between industrial needs and developer needs has the City of Seattle developing an Industrial Land Strategy, focusing on research, surveying, and pubic focus groups. The City is identifying key industrial land and developing criteria for land use conversion.

Thanks to speakers: Dave Gering, Executive Director of the Manufacturing Industrial Council of Seattle; Tom Hauger, City of Seattle Department of Planning and Development; and Christine Wolf, Seaport, Port of Seattle.

All about Residential Density (5/16/07)

Washington State's Growth Management Act (GMA) was enacted to ban sprawl and encourage compact urban development by establishing a guide to appropriate densities. While the GMA doesn't specifically define urban density, the GMA has evaluated urban density by applying the 'bright-line' rule, the Litowitz test, and evaluated whether projects will protect neighborhoods and maintain the community character. For many years, planners and decision makers have defined 'urban density' as 4 or more units, per acre as set out in the bright-line rule. However, after a recent court ruling, the 'bright-line' isn't considered a set rule thus confusing many jurisdictions on how to enforce the GMA.

Karen Wolf, from King County discussed the county's approach to density standards and the GMA. To encourage the highest level of density within the urban areas, the county established regulations allowing rounding up to higher densities, guidelines allowing attached housing and accessory units, and incentives encouraging developers to invest in public benefits. While in the rural parts county, standards discourage growth and encourage appropriate compact development. Enforcing and designing to GMA standards have proven to be a challenge for cities and developers. As the challenges are being ironed out, it is clear that the intent of the rule should be respected.

A day in the life of a Current Planner (5/23/07)

There are many challenges and competing priorities that a planner faces every day. Many planners struggle to juggle the demands of their increasing tasks. In this brownbag, each speaker touched on the difficulty of working with the public and discussed the habits they exercise to be an effective public planner. As a planner, you are an ambassador for the agency you work for, it is important to represent your given city or private firm.

Because working for the public can be contentious, it is important to know the political climate intimately and being politically aware is a necessity. The planner, in order to effectively do their job, should learn how to negotiate and facilitate as many citizens and developers approach planners in a hostile and confrontational way. To effectively negotiate, the process begins with knowing your audience, listening, and approaching each situation in a straightforward fashion. In all jobs, there can be signify cant challenges. The key to becoming an effective planner is to being confident in your knowledge base.

Thanks to our speakers: Elizabeth Chamberlain with the City of Auburn, Deb Barker at the City of Federal Way, and Lisa Dinsmore at King County DDES.

A Tale of Two Waterfronts (in One City) (5/30/07)

The City of Everett is changing the look and uses along their waterfront with the development of two major redevelopment projects. The Port Gardner Wharf is a public-private joint venture that aims to modernize the 65-acre industrial site on the Puget Sound waterfront. The city's Snohomish Riverfront Redevelopment with will redevelop the riverfront land for multiple uses. The Snohomish project includes reuse, restoration, and rehabilitation of mostly former industrial sites (a portion of the proposed development is located on a site that was previously used as a landfill).

There were many challenges involved in actualizing their plan in the early stages of both projects because of their large scale and unique environmental circumstances. The challenges seem to be worth it as the waterfront projects create excitement in the City of Everett. The changing land uses in will change the dynamics of the Everett waterfront and in time, transform the community and region. Special Thanks to Dave Koenig, Dave Davis, and Lanie McMullin from the City of Everett and Dennis Derickson with David Evans Associates.

SUMMER '07 BROWN BAG SCHEDULE

Summer 2007 Brown Bag Series Schedule

Come to the FREE session you need to do your job better! APA-subsidized lunches, only $2! RSVP to Steve Ladd, ladds@ci.bonney-lake.wa.us.

ANSWERS TO PLANNING LAW QUIZ

Answers

1. A through D. RCW 90.58.100 (2)(g) states that Shoreline Master Programs shall "include, when appropriate, a historic, cultural, scientific, and educational element for the protection and restoration of buildings, sites, and areas having historic, cultural, scientific, or educational values.

2. C – Goal #13. RCW 36.70A.020(13) states that it is a goal of GMA to identify and encourage the preservation of lands, sites, and structures, that have historical or archaeological significance.

3. Yes, the developer must go through SEPA. The exemption section of SEPA (WAC197-11-800(2)(g)) exempts the demolition of any structure or facility, the construction of which would be exempted by subsections (1) and (2) of the section, except for structures or facilities with recognized historical significance.