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Exhibit Pan Commission Meeting of The Future of Secriile's Industrial Lands Seattle Planning Commission Report - July 2007 Seattle Planning Commission INTRODUCTION p'l Seattle Planning Commission Role in Seattle's Industrial Lands Policy Seattle Planning Commission Involvement in Creating an Industrial Lands Strategy City's Effort to Create an Industrial Lands Strategy STAKEHOLDER PROCESS AND OUTCOME p3 Purpose of Stakeholder Involvement Explanation of Stakeholder Involvement and Workshop Series Seven Key Themes Identied by Stakeholders p6 SEATTLE PLANNING COMMISSION OBSERVATIONS AND RECOMMENDATIONS p10 Identifying the Fundamental Questions Seattle Planning Commission Observations pll Seattle Planning Commission Recommendations p14 CONCLUSION p17 COVER ART: Artist Statement: LittIeShip (T18), 2000 My paintings feature a uniquely Seattle icon, the orange Mary Iverson container cranes stationed at Seattle's waterfront. Part gure, Oil on Canvas, 6"x 8" x1" part machine and part archetype, the crane is for me a symbol Seattle City Light 1% for Art of personal strength. At the same time, my paintings of the cranes Portable Works COIIGCtion generate a universal appeal, as the cranes are such a prominent feature of our waterfront. These paintings were all executed Paintings shown above are in the Seattle City Light 1% for Art Portable on site, or en plein air. To get the feeling for the size, color and Works Collection. Each painting is by presence of the cranes, it was important for me to be painting on Mary Iverson and is featured later in location, near the cranes, and experiencing all the activities on this document. the shipping terminals. INTRODUCTION "Our vision of the future is one in which our city Seattle Planning Commission Involvement has thriving neighborhoods where residents in Creating an Industrial Lands Strategy and businesses work with the City to plan and In recognition of the trend toward increased requests to change the nature of industrial land, in 2004 the Mayor's produce projects that enhance the quality of Ofce requested the Commission's assistance in helping life for those who live, work and play in Seattle." the City determine an overall approach for industrial lands. Seattle Planning Commission Also in 2004, we reviewed the Ten-Year Comprehensive Plan Update. During that process we called on the City to develop About the Commission an industrial lands strategy that would consider the City's The Planning Commission, established by charter in 1946, overall objectives for maintaining and attracting industrial is an independent voluntary 16 member advisory body jobs and its role and opportunities within the regional context rather than on a case by case basis. We believe appointed by the Mayor, City Council, and the Commission itself. This diverse group is made up of people who bring that an industrial lands strategy can provide overarching guidance to the City when responding to specic requests a wide array of valuable expertise and perspectives to for zoning or land use changes in industrial areas. important planning decision in the City of Seattle. The role of the Commission is to advise the Mayor, City Council, and City Based on the Commission's recommendation, City Council departments on broad planning goals, policies, and plans asked the Department of Planning and Development (DPD) for the physical development of Seattle. It reviews land in 2005 to complete a study that would help the Council use, transportation and neighborhood planning efforts using the make decisions about the proposed Comprehensive Plan framework of Seattle's Comprehensive Plan and the long- amendments. The Department of Planning and Development range vision described in the Plan. (DPD) along with the Ofce of Economic Development and the Planning Commission completed the study in August 2005. In addition, we did independent research looking at Seattle Planning Commission Role in how ve other cities approached similar efforts to create an Seattle's Industrial lands Policy industrial lands strategy. We released the Comparison of The Seattle Planning Commission is the steward of Seattle's Industrial LandStrategies report in November of 2005. We Comprehensive Plan, Toward a Sustainable Seattle, a 20-year believed that the study and our report provided a strong policy plan designed to articulate a vision of how Seattle will compelling rationale to call for the City of Seattle to create grow. In general, the goals dene a future outcome that the a thoughtful 'strategy' regarding how best the City will City is aiming for, and the policies provide guidance for more structure land use to meet the needs of or make changes in specic decisions that will be made over time. the future to industrial and manufacturing land uses. Preserving designated industrial lands for industrial uses is an important goal identied in the City of Seattle's The Planning Commission and the Department ofPlanning and Development cosponsored a four-part workshop series in the Spring of2007. Comprehensive Plan.The Plan recognizes that industrial zoned land provides a safe haven for industrial businesses ...... where their operations are less likely to impinge on other, non-compatible uses. In recent years there have been multiple requests to change Comprehensive Plan policies and land use zoning designations for industrial properties. These requests reect an increasing pressure to convert industrial lands to other uses. We have a growing concern about these requests and the desire of individual land owners to convert their industrial zoned land to non- industrial uses. We feel strongly that the City must not simply respond to each request on a case by case basis, but instead make rational decisions based on an informed and well- thought out strategy. INTRODUCTION (continued) In late 2005 the Seattle City Council responded to the In 2006 DPD began extensive background analysis, research, Commission's call for action by allocating funds for DPD, survey work and public involvement to help better inform with assistance from the Commission, to create an Industrial Seattle's Industrial Lands Strategy. They produced and Lands Strategy. Since that time we have been working very released four reports earlier this year including: closely with DPD to assist them in their effort to create a strategy. The Commission has been particularly involved in WWW the stakeholder involvement process. Mfeatures information including the City's Effort to Create an Industrial Lands existing framework of industrial policies in Seattle, statistics about land use and facilities in industrial Strategy zoned areas, detailed proles of seven industrial In 2006 the City Council adopted a supplemental budget, neighborhoods, a summary of survey ndings funding DPD to prepare an Industrial Lands Strategy to highlighting the perspectives of industrial business ensure adequate land to accommodate the expected owners, and historical and projected employment future amount of industrial uses, and to provide criteria for information. evaluating future requests to reclassify industrial lands. DPD began conducting research to identify the key issues I l l I .I I l 5 S I E . . facing industrial businesses in the city, to see how other Mrs provides the results of a survey of 100 cities have addressed similar issues, and to work with the industrial businesses about their operations and the community to develop approaches that can help Seattle opportunities they have and the challenges they meet its objectives for industrial land. DPD will have face in Seattle. recommendations completed in time to inform City Council decisions on the 2007 Comprehensive Plan amendments, which include requests for changes to industrial land. I Industrial Lands Survey: Investigation of We;provides information on how eight North American cities are currently handling the unique industrial issues in each of those cities. Industrial Lands Survey: Perspectives on I the Benefits and Challenges of Business The Commission andDPD conductedan extensiveprocess to engage Opportunities in Seattle's Industrial Lands stakeholders in a discussion about the future ofSeattle's industrial lands. provides more detailed information than what was gathered in the larger Survey of Business Owners. This focused study was designed to gather more specic information from a targeted group of industrial business owners. In addition to cosponsoring our stakeholder workshop series DPD also held special focus groups and met with several constituency groups in order to ensure that they were hearing a broad and diverse set of perspectives. STAKEHOLDER PROCESS AND OUTCOMES Purpose of Stakeholder Involvement The Planning Commission sought to engage the public and industrial lands stakeholders as an important component of the Industrial Lands Strategy. This engagement was meant to achieve the following: . Engage the public and stakeholders in a discussion about the future of Seattle's industrial lands 0 Obtain input about the state of industrial lands and current trends affecting those lands from stakeholders closely involved with these areas ' Ensure adequate public review of the Industrial Lands Strategy process Educate the public about strategies for approaching City stafftake Event One panelists on a tourofSeattle's industrial areas, industrial lands taken by other major cities and the including shermans Terminal. results of the Department of Planning and Development's (DPD's) research element of the Industrial Lands Strategy Panelists included: 0 Document public and stakeholder concerns and Nora L. Curry, City of Chicago, Director of Industrial suggestions for the future of Seattle's industrial lands Initiatives and Policy, Department of Planning and Explanation of Stakeholder Involvement Development; The Planning Commission and DPD co~hosted a four Christina DeMarco, Greater Vancouver Regional District, part workshop series seeking input from the public and Regional Development Division Manager, Policy and stakeholders about the Industrial Lands Strategy. These Planning Department, and; events included: Steve Kountz, City of Portland, Senior Economic Planner, Event One Lessons from Other Cities Bureau of Planning. To open the workshop series the Planning Commission Stakeholders were able to ask the panelists questions and make comments about their experiences and how strategies organized a panel discussion was held with leading industrial lands experts from Chicago, Portland, and Vancouver, BC used in other cities might be applied in Seattle. on March 29, 2007.The panelists discussed the challenges and Event Two Conversations about Industrial Lands: issues facing these cities with regard to industrial land and Challenges and Opportunities how they have attempted to resolve those issues through The second workshop was held on April 10, 2007. At this land use and zoning strategies. event we held a roundtable discussion with industrial lands stakeholders about the current challenges and opportunities related to preserving industrial land for industrial uses. The event was facilitated by Commissioner Linda Amato, and covered the topics of transportation and freight mobility and land constraints and conversions. AtEvent Two, CommissionerLinda Amato leads a round table discussion with stakeholders focused on transportation, freight mobility and land constraints. STAKEHOLDER PROCESS AND OUTCOMES Below: Commissioner Chris Fiori leads stakeholders in a roundtable discussion about the future ofSeattle's industry at Event Three. Right and at bottom ofpage: additionalphotos from Event Three. Event Three - Conversations about Industrial Lands: Event Four - Alternatives for Moving Forward The Future of Industry in Seattle The fourth and nal workshop, held on May 31, 2007, was a On April 24, 2007 we held another roundtable discussion forum at which we presented preliminary key themes from with stakeholders about the future of Seattle's industry. the stakeholder involvement process and DPD shared their Issues including changes in the global marketplace, how to preliminary thinking about the Industrial Lands Strategy. allow for exibility and new opportunities, and emerging The key themes provide a documentation of the outreach industries were explored. The event was facilitated by process and an objective overview of what we heard Commissioner Chris Fiori and topics included regional from stakeholders. The event included an opportunity perspectives, the future of the port, new and emerging for participants to provide input on the Commission's industrial business. In addition, we asked several individuals observations and DPD's thoughts on the study. The to make opening remarks relevant to the topics to be event was facilitated by Commission Chair Jerry Finrow, discussed in this workshop. The participants heard opening who presented Commission observations and facilitated remarks from Eric Schinfeld, Economic Policy Analyst, Puget participant discussion to make sure the Commission 'got it Sound Regional Council; Phil Lutes, Deputy Managing right'. In addition, DPD staff presented early thoughts on the Director at the Port of Seattle Seaport Division; and Philipp Industrial Lands Strategy. The event included an opportunity Schmidt-Pathmann, President, Waste Recovery Seattle for participants to provide input on the Commission's International. observations and DPD's thoughts on the study. Seattle Zoning Map Areas zoned industrial make up 5,142 acres of land or 12% of the total land area. Industrial Areas of Seattle Minuhcturlng I Industrial center Low-Ila Hum-Funny 5...: -u. u: was: a. u. umc; um um; Lune Zonlng Shah Funny mm SF soon: If new. SFm -nuznm.uou:oocl.ulc;wkmc -"3L -nltllltnntrsl WWI Conn-ram a -c1.c2 '3 Hmcm -m -su;sutmuczucu.uca -'92 Numhyu-Funy WNW -tummc -" Little Ship #2, 2000Mary lversonOil on Canvas, 7' x 5' x 1"Seattle City Light 1% for ArtPortable Works Collection Seven Key Themes Identified by Stakeholders There was broad consensus by stakeholders that dening what is meant by 'induslrial business' is often a difcult endeavor. Stakeholders suggested that the current definition needs to be clearer, and a nuanced approach should be taken when developing this denition. ' Businesses change rapidly over time, as new Other cities have struggled to provide enough exibility industries develop and older industries recede. in their zoning regulations to allow for innovation in . Many of Seattle's regulations regarding industrial industry and attract new businesses, while maintaining lands were created during a different era, and certain strict enough regulations to keep undesired uses out of types of new businesses exist today that, while industrial zones. not currently allowed in industrial zones, could potentially utilize industrially zoned lands. - Many modern 'industrial' businesses are no longer the polluting, noisy type of business many people believe they are. When considering what areas should be considered 'industrial', a nuanced approach should be used, as there are certain areas where primarily non-industrial businesses are located in industrial zones. Seven Key Themes Identified by Stakeholders Participants in the outreach process noted that there is a lack of certainty and clarity concerning what criteria the City of Seattle uses to rezone industrial Iahd to non-industrial uses. They suggested that the City should consider ways to create more certainty and provide more predictability for industrial businesses that want to make long term investments, and there should be a clear public policy rationale for whatever criteria are developed. 0 There appears to be a disconnect between the ' Industrial zoning currently provides a place for 2+hour, Comprehensive Plan's policies regarding industrial noisy operations that are critical to the city's economy. lands, which advocate for preservation of industrial Criteria that would accommodate more exible uses lands, and the City's actual practices regarding issuing would need to explain why these other uses could not permits for non-industrial uses in industrial zones. be accommodated in other areas of the city and the Clear criteria for rezones need to be developed. effect of new uses on existing businesses. Pressure on industrial lands, a phenomenon not unique to Seattle, is a major concern for many industrial business owners. Some participants noted that this pressure is pushing land costs up, forcing businesses out of Seattle or limiting their opportunities to expand, and prompting the increasing number of requests for the conversion of industrial lands to non-industrial uses. 0 Demand for industrial lands in Seattle is strong, with lands for industrial uses due to widespread speculation very low vacancy rates. However, the effect land cost on zoning changes in industrial areas. This has caused has on the overall cost of doing business in Seattle difculty for industrial businesses trying to locate or will impact the ability to maintain Seattle's industrial expand in the city. sectors. ' Many businesses are leaving Seattle for cheaper land Seattle, along with Chicago, Portland and Vancouver, and labor, which is available in surrounding areas in the B.C., have struggled with maintaining industrial region or overseas. Other major cities have deemed industrial lands integral to their future success and have taken significant steps to ensure that success. ' In Chicago, Portland and Vancouver, B.C., other markets. These zoning areas stabilize land use. policymakers have concluded that industrial lands are thus giving industrial business owners certainty and important public resources that should be preserved. predictability when they're making land use decisions, O Other cities' reasons include industrial businesses thus promoting investment in their properties. providing high-paying jobs that do not require a ' Common elements of these policies include creating college education and can often last someone's entire guidelines eliminating or strictly limiting the potential career, producing additional jobs in related industries, for land in certain industrial zones to be rezoned and and helping diversify their city's economy. limiting the type and size of non-industrial uses in 0 Other major cities have instituted zoning areas with industrial areas. strict regulations designed to protect and foster their industrial businesses, which emphasize the need for preservation not just of industrial lands, but of the businesses in them that could be lost to Seven Key Themes Identified by Stakeholders Different groups of stakeholders have different goals and interests. While many industrial businesses emphasize preservation or expansion of industrial land for industrial uses, many industrial land owners believe signicant rezoning should occur. However, land owners exist that also operate businesses on their land who also advocate for preservation or expansion. There is consensus among all stakeholders, however, that none of the land currently zoned industrial should be considered for residential development. 0 It is important to understand the differences between - To some industrial businesses, the creep of non- industrial tenants, land owners, and land owners who industrial uses into industrial lands is a great concern. also operate businesses on their property, and what is Nonindustrial businesses often complain about driving each of their interests. pollution, noise, light and trafc once they are in Industrial land industrial areas, and are capable of litigation over their owners are concerned that their land prices as a percentage have gone up less than other complaints. areas of the city. Overall, zoning changes in industrial areas could create 0 There is also a concern about the amount of land both opportunity and conict. Increasing the allowable recently purchased by public agencies for public uses, uses and density in industrial areas could dramatically which is creating increased competition for land. increase the amount ofjobs in the area. However, many of the new businesses who want to move into industrial- Artists that use land zoned industrial for their zoned areas want corporate campuses, which can crafts, including wood building, ceramics, and metalworking, value industrially zoned land and potentially be incompatible with industrial uses. would like to see more land zoned industrial. As the City moves forward with future decisions 0 The overall lack of available land regarding large scale requests for rezones of industrial may call for the City land to non-industrial uses, it should be aware of the being more creative in looking at increasing FAR and creating more exibility in the zoning code, which potential there is for setting a precedent with these decisions. Many stakeholders believe future decisions may help attract other industries. However, many made regarding such rezones should be balanced, fair industrial business tenants believe that allowing and equal. residential uses in to the industrial areas would be a death sentence to industrial business. This is true even for new R&D industrial businesses that need the same kinds of protections industrial zoning provides to be able to conduct noisy activities at all hours. Seven Key Themes Identied by Stakeholders The stakeholder outreach process identified investment in transportation . infrastructure as one of the best ways to support industrial businesses. Suggested 3 strategies include improving freight mobility by protecting rail, lessening trafc congestion, making improvements to the street grid, and reviewing parking policies. ' The Port of Seattle container shipping business could and length of the street grid and a revisiting of roadway signicantly expand, creating economic benets for geometrics. In addition some signicant challenges exist the region if the infrastructure is in place to capitalize when pedestrian and bicycle facilities or street trees on this opportunity. Rail capacity will require are introduced into these areas, causing conicts with signicant expansion in the coming years if Seattle freight movement. expects to take full advantage of trade with Asia. . More exibmty is needed for parking regulations in The introduction of other uses into industrial areas industrial areas to help serve the broadening needs of has created signicant trafc congestion. Products in industrial businesses. industrial areas need to be moved by trucks and that 0 Other transportation issues that need to be addressed is getting more difcult because of road congestion: include potential dislocation due to changes to the causing delays that are COStIY to business. Viaduct and increased investment in mass transit for the - Trucking and freight mobility requires good workforce. sightlines, wider lanes, improvements to the size Participants recommended that it is important to consider Seattle and its infrastructure in a global and regional context. ' industrial businesses vary in how they relate to the Maintaining and potentially expanding the Port's rest of the region and to other locations in the global resources, as well as maintaining uses adjacent to and market. Many trends affecting industrial businesses near Port uses that utilize the Port's infrastructure in in Seattle are caused by trends in the global market some way, are important goals to consider. However, it place, and Seattle must compete with these other should be made clear what the Port's goals are for the markets to maintain its industrial businesses. future and how much area needs to be preserved for its Regionally, some uses may be able to move to the potential expansion. Green River Valley, but many maritime uses can'tjust The City is required to view industrial lands in a regional move to Kent. The Port of Seattle has little ability to context by the Growth Management Act, and should move elsewhere and provides an important resource ensure it is achieving the goals set out by the Act. to the City's economy. 0 The city should understand how letting go of industrial land would, among other things, impact the overall operations ofthe Port, the city's revenue and the continued ability to provide family wagejobs. SEATTLE PLANNING COMMISSION OBSERVATIONS AND RECOMMENDATIONS Crane Study #3 (Sun), 2000 Mary Iverson Oil on Canvas, 6" x 8" x 1" Seattle City Light 1% for Art Portable Works Collection Identifying the Fundamental Questions After reviewing the key themes that came out of the stakeholder involvement process, the Commission has developed what we believe are the fundamental questions facing Seattle regarding industrial lands. These fundamental questions are intended to help dene where the debate is and where the city should focus its efforts in creating a strategy. . Is all industrially-zoned land in Seattle sacred? If not, How can the City best provide certainty and clarity how do we avoid a haphazard piecemeal approach concerning the future of industrial lands for current to changes? business and land owners? Are there useful zoning How can the City best balance sustainability and and land use changes that could create more clarity promotion of industrial businesses with exibility and certainty and help protect the benets of and opportunities for other uses? What is the industrial zoning? appropriate denition of an industrial use in the What are the goals and expectations we have for 21 st Century? our industrial lands? What are the benets we want What is the appropriate public policy rational for to preserve (health and safety, family wage jobs, maintaining industrial land? What would be an city revenue, economic diversity)? appropriate public policy rational for rezoning What strategies for approaching industrial lands in industrial land? other cities have worked best and what are the best What are the advantages for the City in maintaining strategies for Seattle? What steps can Seattle take to land that is zoned for industrial uses? What are the improve infrastructure in industrial areas? industries that need specially zoned land that is What are Seattle's competitive advantages in separated from commercial, retail and especially the regional marketplace? What are Seattle's residential? What are those industries value to the competitive advantages in the global marketplace? city? How can these advantages best be maintained and strengthened? What are the critical assets for industrial business and how do we sustain and maintain them? 10 Seattle Planning Commission Observations Providing clarity and certainty about Seattle's industrial lands is essential to stabilizing speculation and land costs. The Industrial Lands Strategy should result in the current land owners do not believe that residential is providing certainty with regards to the city's policy appropriate in industrial areas nor that current industrial on industrial lands. Other cities have found that areas should be rezoned to another zoning category that speculation and land costs have stabilized once allows residential. clear policies are provided. Some of these cities The geographical areas that elicit the most controversy are moving towards preservation, others towards amongst stakeholders are the areas immediately south housing, but none are going at it haphazardly, as of downtown, north of Spokane Street and the areas Seattle is. outside the Manufacturing/Industrial Center (MIC). ' A clear denition of industrial is needed. There are These are the places where the majority of speculation questions that remain about the ability to include is happening andalso where the majority of requests for research and development in industrial areas or changes have occurred. whether if there's no production should these uses Current Floor Area Ratio (FAR) and height restrictions be allowed outright in industrial areas. It will be should be reexamined. Adjustment ofthese restrictions important to understand the potential conicts could promote more investment and growth in between 'new' industry and traditional heavy industrial areas. Care should be taken, however, to industry. examine potential unintended consequences from such ' There appears to be little controversy about adjustments. maintaining the strong industrial nature in the majority of areas zoned industrial. A vast majority of Industry in Seattle is thriving and vibrant. The extremely low vacancy rates in industrial areas to enhance its competitive advantages. Increasing trade indicated that industry in Seattle is thriving and with other regions could present an opportunity for vibrant. When considering action regarding industrial increased growth in Seattle's industrial sector, including land, it will be important to consider'protecting' expansion of existing businesses and attraction of new or'growing'Seattle's industrial lands, rather than businesses. speaking in terms such as'preserving' industrial land. Seattle's unique position in regard to transportation The term 'preservation' conjures up a vision of saving options is largely responsible for the vibrancy of its a dying aspect of the city, which is not accurate. industrial sector. The intersection of access to water, - Seattle is a competitor for industrial business in the rail, l-90 and l-S is an invaluable asset for industrial regional and global market, and has the opportunity businesses, and is what keeps many of them in Seattle 11 Seattle Planning Commission Observations There is a strong public interest in maintaining, and even growing, industrial sector jobs in Seate. 0 Basic industries constitute about 25 percent of the ' Seattle has extremely valuable resources in terms of port total employment in the city. and transportation infrastructure that cannot be found ' Industrial jobs provide highpaying, family-wages elsewhere. jobs that are especially valuable to those without a college education. These jobs increase the diversity of the city. Industrial land is a limited resource and commodity. ' Studies appear to indicate that there is not excess Seattle is at the center of a land-constrained region capacity in the region to meet future land use where industrially zoned land is in particularly short demand for industrial businesses. supply when viewed in relation to other uses. Residential Once land is converted from industrial and commercial ofce uses, for example, both have uses, it rarely returns to industrial uses. Protability drives this identied capacity for 20 years or more of growth at as commercial and residential uses generate more targeted densities across the county, according to buildable lands studies and countywide planning revenue for land owners than industrial uses. policies. A variety of factors are putting increasing pressure on industrial lands ' The presence of non-industrial uses in industrial 0 The growing number of Comprehensive Plan areas raises the economic value of that land and the amendments related to the rezoning of industrial land expected value of adjacent industrial land, leading to nonindustrial uses, along with other factors, indicates to either prohibitively high rents for industrial the pressure on industrial lands will continue if no businesses or the desire by the owner to sell and cash changes are made. out. Increasing land speculation has a similar effect. 0 Industrial lands near downtown are reportedly Both trends are having a negative impact on local attractive to new and growing regional employers in industrial businesses. 'creative industries' like software and other technology Factors contributing to the increasing conversion development. Some of these businesses are attracted to pressure include proximity to downtown, low industrial zoned land because it offers opportunities for vacancy rates in non-industrial zones, current land low-scale, single company campus-type development use code which permits large scale nonindustrial with large oorplates, while still having proximity to uses, the ability of newer businesses to invest downtown amenities and a central location. more heavily in their property and operations, and increased acquisition of industrial land by governmental entities, often for conversion to non- industrial uses. Industrial businesses have unique and special needs. 0 Non-industrial neighbors are impacted by the that commercial or residential uses would generate. noise, dust, odor and trucks associated with nearby 0 Manufacturing and industrial and marine-related industrial uses which can lead to restrictions on businesses generally require large tracts of lower cost industrial operations. This indicates that use and land with access to freight transportation, heavy use zoning in areas surrounding industrial lands can be utility infrastructure and some separation from non- important factors. industrial uses. ' Converting industrial areas to commercial ' Water-dependant businesses are very important to or residential uses would require substantial Seattle's industrial sector, and require a variety of investments in infrastructure. Industrial areas are infrastructure needs that other businesses do not. characterized by poor roads and drainage, lack of sidewalks and inadequate access for commuter trafc 12 Seattle Planning Commission Observations There is a need for investment and preservation :in industrial lands-related infrastructure. 0 Many industrial businesses require substantial ' Many ofthe facilities usedsby industrial businesses are transportation infrastructure for freight mobility, aging, and need reinvestment.'lhis re-investment may including wide turning radii, easy and quick access be difcult for these businesses due to the low-margin to major transportation corridors, and access to nature of their operations and a lack of capital. rail and port infrastructure. These businesses also ' Investment in the remediation of contaminated sites in require investment in public transit options for their industrial lands will be necessary to ensure these sites employees. Improvements to this infrastructure could and Seattle's industrial lands in general are fully utilized. increase the viability of these businesses. The future of the Viaduct will have a great effect on freight mobility, and will need to be considered. Seattle's Existing Industrial Uses Map Industrial Zone: - Inaugural :....' -WM" Existing Land Use- Tnnsp/uIiI/comm R"W lmliluons. Public Fociilios, Schools Washingfo Lake 13 Seattle Planning Commission Recommendations Little Ship (T18), 2000Mary IversonOil on Canvas, 6" x 8" x 1"Seattle City Light 1% for ArtPortable Works Collection "ITIdUS'TiCII zoned land is a vital CiViC asset. Because Seattle's industrial businesses are critical to our city's overall economic health and global competitiveness the City should strengthen its industrial policies. The retention of industrial land contributes signicantly to Seattle's family wage job base, provides signicant tax revenue to the city and is essential in providing stability to our economy. We are a growing city with lots of competition for scarce land. This competition has created the need for quick action to protect and provide certainty for industrial land. Seattle's industrial zoned land provides a sanctuary to industrial business in a tight land market and once converted is not likely to be replaced. The industrial sector contributes to the City's diverse economy, which protects us from economic downturns and preserves our quality of life. In the past, the industrial sector has served as a counterbalance to the cyclical nature of other industries. This sector also provides the mainstay of middle income jobs to individuals without higher education. These factors should be highly valued when we consider 'highest and best use' of our scarce land." - Seattle Planning Commission, July 2, 2007 The Planning Commission has been carefully reviewing We used all of this information to conduct our V. i Seattle's policies regarding industrial zoned land independent analysis and as such we have concluded for many years. In addition we have conducted and the following: reviewed research and analysis on the current market and employment trends. We also conducted extensive stakeholder outreach. I] Generally, the policies outlined in Seattle's Comprehensive Plan continue to be relevant ' and appropriate framework guidelines for the treatment of Seattle's industrial ' areas and illustrate the City's historical support for the unique needs of industrial business. However, the City should look for additional ways to strengthen and expand Comprehensive Plan policies to reinforce their commitment to protecting industrial areas in the City. 14 Seattle Planning Commission Recommendations The City should align its zoning and land use policy t6 ehkure' the integrity of Seattle's vibrant industrial businesses. . 0 In order to preserve and foster Seattle's industrial and 25,000 square feet or 1:1, Floor Area Ratio with a businesses, the city should not reduce the geographic conditional use. In order to obtain a conditional use, the area of its General Industrial 1 (lGl ) and General use "needs to be located in the industrial area or building Industrial 2 (IGZ) zones. It should reexamine the land because industrial rms or their employees constitute use code restrictions in these zones, however, in the the primary market of the proposed use." In Chicago, manner documented below. Industrial Commercial general retail sales uses are limited to 3,000 square feet, (IC) may need some adjustment, both in terms of and must be accessory sales of goods produced onsite. geographic area and land use code restrictions. When Generally, ofce uses are limited to 9,000 square feet, a examining IC zones, the City should look again at the reuse of an existing building, or as an accessory to the constraints in these zones to ensure the City's policies allowed industrial use. regarding retail and ofce uses are focused 0" 0 Residential uses should continue to be expressly creating employment centers. The City ShOU'd ensure prohibited in industrial zones. In Seattle's land use code, enough exibility exists to foster employment centers residential uses are currently allowed in Single Family that can exist and thrive in 'C zones. zones, Multifamily zones, most commercial zones and in 0 The allowance of excessive amounts of retail the Seattle Mixed zone. Single Family and Multifamily and commercial uses in industrial zones has zones comprise close to 80 percent of Seattle's total compromised the integrity of Seattle's industrial base. land acreage. Consistent with the Comprehensive Plan, We recommend that the City signicantly restrict residential uses should continue to be encouraged and the amount of retail and commercial uses that are focused in a way consistent with Seattle's Urban Village allowed in industrial zoned areas. Small retail uses are Strategy, focusing the bulk of residential growth in important to the functioning of the industrial areas; Urban Centers that are served by infrastructure. by limiting the size Of these uses, we expect that 0 The City should carefully and clearly dene what new retail "595 Will be those that primarily SUPPO" constitutes an industrial use in order to provide more the industrial area.These size limitations may vary clarity for land owners, potential developers and new between 'G and 'C zones, well as creating stricter businesses that may want to locate in Seattle. size limitations in IG zones than in IC zones, to best 0 Public agencies should be discouraged from locating foster the intended uses for each zone. For example, inappropriate uses that disrupt the industrial nature of Portland's "industrial sanctuary"zones limit retail and these areas. ofce primary uses to up to 3,000 square feet outright The City should implement a variety of land use and zoning strategies to stabilize and provide clarity regarding industrial lands. Seattle should tighten its land use practices by putting ' Contract rezones should be severely limited and only limits on conditional uses and special purpose overlays allowed in special circumstances when there is a wellthat change the nature of industrial areas. documented public policy rationale for doing so. The . The City should treat land in Seattle's MIC city should outline clear and understandable criteria for as an area that requires additional sanctuary from uses that de- meeting a high threshold. grade and compromise industrial uses. Seattle should In order to provide certainty and stability to the consider applying some ofthe strategies used by industrial areas the City should refrain from entertaining cities regarding "Industrial sanctuaries'to Seattle's MICs. requests to rezone major portions of industrial land. 0 The City should increase enforcement of uses to ensure that only industrial uses are occurring in industrial zones. 15 Seattle Planning Commission Recommendations Any adjustments to Seattle's industrial lands strategy should be based onwell documented data which accurately measure the success of its industrial land policies. The City should conduct ongoing monitoring and The city should continue to track wage and employment measurement of vacancy and utilization rates on information regarding industrial jobs, to determine industrial lands. Periodic reports should be created if industrial policies are working to preserve family and analyzed to conrm issues and opportunities wagejobs, including jobs that do not require a college related to how these lands are utilized, and the education. results from such studies shall assist DPD, the Seattle Planning Commission, and the Executive in analyzing and acting upon any related Comprehensive Plan amendments. Seattle's port and transportation infrastructure puts it at a distinct competitive advantage. These resources should be protected, and infrastructure investment plans should be developed for Seattle's industrial areas. 0 Seattle is an important seaport for international trade 0 Investment in transportation infrastructure that supports and cargo shipping. This sector of Seattle's economy industrial business and its workforce is essential. As is vital and should be specically protected from uses jobs and housing growth continues, the transportation that will negatively impact the efcient movement network is becoming more constrained. Freight mobility of freight and Seattle's competitiveness in the global and the movement of cargo should be a signicant economy. priority in local and regional transportation investments. 0 The City should create an industrial infrastructure Single occupancy vehicle trips through and to the strategy to accompany the Industrial Lands Strategy industrial areas should be discouraged.Transportation that will build on the industrial needs and focus of agencies should work closely with major employers to the industrial areas. take advantage of existing public transit amenities that serve the worker in these areas to minimize the adverse impacts of increased trafc in industrial areas. The City should examine the current capacity for research and development (R&D) businesses in land currently zoned Commercial, Seattle Mixed, and Industrial Commercial before rezoning lands to accommodate these uses. Sufcient capacity may already exist for these businesses, and creating new land for these uses may not be necessary. 0 The City should clearly articulate the difference businesses are currently allowed in land zoned between R&D that has a valid and compelling need Commercial, Seattle Mixed, and Industrial Commercial to be located in an industrial area versus those that where infrastructure exists and conicts with other act more as a typical ofce use. Only R&D that has a industrial users can be minimized. clear and compelling reason to be in industrial areas 0 After examining current capacity, the City could consider should be permitted and should be focused in land allowing greater exibility including density, Floor Area zoned IC. Ratio and heights in a areas currently zoned IC, Seattle 0 The City should specically consider where best to Mixed or Commercial to accommodate the different accommodate the needs of'cleaner and quieter' needs of the'cleaner and quieter'industrial businesses industrial businesses such as high tech R&D and that have a specic need to be in industrial zoning. biotech. High tech R&D and other'new'industrial 16 CONCLUSION We hope that this document will be of assistance as the City - nalizes its Industrial Lands Strategy. The Commission will continue to be involved in reviewing the nal proposal and will assist Council as they review the proposal. We hope we can continue to be a resource for policymakers as they grapple with this complex and important issue. With this document, the Commission has attempted to create a framework to guide the manner in which the City handles future decisions regarding the vital resources that are Seattle's industrial lands. We hope it will serve as such a guide for long after its completion. Our intent is to advocate for an Industrial Lands Strategy that will provide more clarity and certainty about industrial areas and the City's continued commitment to industry in Seattle. The Commission strongly believes that decision-making concerning Seattle industrial zoning should be based on an informed and well-thought out strategy. The Commission would like to take this opportunity to thank the Mayor's ofce, the Urban Development and Planning Committee of the Seattle City Council, the Department of Planning and Development, and the Ofce of Economic Development for their hard work and assistance in creating a Strategy. We would also like to thank industrial businesses Crane Study#4 (Pipes, 2000 and land owners, stakeholders and members of the public Mary Iverson Oil on Canvas, 7" x 5" x1" who attended workshops, provided written comments or Seattle City Light 1% for Art made comments at public meetings. We have sincerely Portable Works Collection appreciated the opportunity to assist the City of Seattle in reviewing its industrial lands policies and making recommendations for the future of Seattle's industrial lands. ACKNOWLEDGEMENTS Analysis, Production and Writing: Barbara E. Wilson Casey Mills Linda Amato Martin Henry Kaplan Graphic Design: Liz Martini / Maps: Jennifer Pettyjohn Hilda Blanco Kay Knapton Photos: Liz Martini, Scott Dvorak, Municipal Archives et al. George Blomberg Amalia Leighton Special Thanks to: Mahlon Clements Robin Magonegil Ron Borowski Moon Callison, Nora Curry, Councilmember , Tom Eanes M. Michelle Mattox Conlin, Deputy Mayor Ceis, Christina DeMarco, Scott Dvorak, Jerry Finrow Justin McCaffree Tom Hauger, Steve Kountz, Phil Lutes, Laura Lutz, John Chris Flori Rahaim, Mary Jean Ryan, Eric Schinfeld, Susan Shannon, Kevin McDonald Councilmember Steinbrueck, Valauri Stotler, Diane Sugimura, Marshall Foster Kirstin Pennington Brian Surratt, Philipp Schmidt-Pathmann, Nathan Torgelson, Colie Hough-Beck Steve Sheehy and all of the stakeholders and members of the public who Mark Johnson Carl See generously donated their time and energy to provide us with Valerie Aleta-Kinast Tony To your thoughts, perspectives and expertise. l7 Seattle Planning Commission 700 Fifth Ave, Suite 2000 PO Box 34019 Seattle, WA 98124-4019 Phone: 206684-0433 Planning Commission publications can be found on its website at: http:/lwww.seattle.gov/planningcommission/ Printed on 100% post-consumer ber
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