ITEM NO: ______7c_Supp 3_____ 
DATE OF MEETING: August 7, 2012








Peter Steinbrueck, FAIA 
Steinbrueck Urban Strategies, LLC  1

LAND USE AND PLANNING FRAMEWORK 
Under GMA Local Land Use regulation must be
consistent with: 
VISION 2040 Regional Growth Plan 
Countywide Planning Policies 
City Comprehensive Plan 


2

Title here 




3

Stad Ium
,               PSM-Pioneeer
Area Lan           Sqr- MIXEd
*                       North Lat Project,
1" phase is hotel,
Use Da                  (0533222355419
I
selling 6/19/12
Shoreline Mgmt. jurisdiction
lDM- 
200' in from shoreline
I International
District Mixed

New BMW
dealership 






New Nissan
dealership 




310,000 sf office
under construction

lGl
Property acquired for 
proposed arena 



|G1
IGZ
'
North wing
Skarbucks                                                                        '
Center                                                                                                     '1
*1Port
"l                                 1'"
of Seattle4 
"a

FISHING      - NI"
* CAMPING

'
'
mmE .u mmu  G ' ,1);









5

6

CONCLUSIONS 
Lands scarce, deep harbor access cannot be relocated 
Sports arena & mall location at odds with entire regional
and local planning framework 
SEPA requires impacts study , alternatives analysis first 
Vulnerable to appeals under GMA, SEPA 
Responsibility of developer to analyze impacts 
Need detailed environmental review to determine
suitability of site, full range of impacts, and potential
mitigation 

7

KEY RECOMMENDATIONS 
Remove binding language from MOU for specific
location 
Initiate SEPA review now and examine alternative sites 
Initiate meaningful discussions with Port and
stakeholders 
City and Port to work collaboratively on new Container
Port provisions and safeguards, restrict further
conversions 
Consider new mechanism such as Planned M& I district 

8