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Rezoning Terminal 46 and The SODO District
The rapid growth Seattle experienced in the 1990’s, increased housing demands, prices, and
consumed precious wetlands, forests, and farmlands. Unique and pristine, these resources define
the city of Seattle.
According to the Washington State Office of Financial Management, it is estimated Seattle’s
population will increase by one million residents in the next two decades. We will need 51,000
new housing units to support this growth.
The growth management act, approved in 1994, was enacted to advocate smart growth within our
region and ensure future sustainability. The purpose of our research is to weigh the impacts of
rezoning Terminal 46 and the SODO district. This would permit the construction of a highly
dense mixed-use residential neighborhood. If accomplished, the plan would create a localized
labor pool, encourage economic vitality, attract and accommodate growth, create jobs, and
increase tax revenues.
SODO and Terminal 46
Today…
…Tomorrow
SODO and Terminal 46 Today
Seattle, a city dedicated to growth management through
densification and avoidance of sprawl, has underutilized land
in the SODO District and Terminal 46. These areas are ideal
for residential redevelopment within the guidelines of the
Growth Management Act. These locations set the stage to
showcase Seattle’s best features, the waterfront, the stadiums
and historic Pioneer Square. These areas are currently zoned
industrial and commercial which does not permit residential, or
recreational use.
SODO and Terminal 46 Today
• Current Zoning
• Transportation Hub
• Current Uses
Current Zoning
Currently, these areas are zoned to protect industry by restricting
growth and limiting development. These areas could become a
vibrant, thriving residential community that would act as a gateway
to the city through the regions transportation hub located around
Union Station.
1. Current zoning includes: IG1, IG2, and IC.
1
2
IG is Industrial
IC is Commercial
2. Residential units are prohibited in all buildings, without
special permission.
3. Zoning limits all buildings to a height of 85 feet.
Current Zoning Continued.
•These zoning conditions severely limit the growth and potential of
the area by restricting it to commercial use.
•This type of zoning is designed to protect industry from
encroaching developments.
•With a large vacancy rate in Seattle’s industrial areas, the current
businesses can be quickly absorbed into the existing facilities.
To review a zoning map of Terminal 46 and the SODO district click here!
SODO and Terminal 46 Today
• Current Zoning
• Transportation Hub
• Current Uses
Transportation Hub
Bordering the International District, SODO is the
site of the regions largest transportation hub. At or
near Union Station there is the Sounder (heavy rail),
the Sound Transit surface station, the south end of
the Metro Bus tunnel, Amtrak’s station, and coming
soon, the Green line of Seattle’s new Monorail and
the central link of our Light Rail. All serving
downtown via this district.
SODO and Terminal 46 Today
• Current Zoning
• Transportation Hub
• Current Uses
Current Uses
Terminal 46
Currently leased by: Hanjin
1. 88 acre plot of land
2. employs 1,400
3. 1/5 of the ports cargo
income
To view a more complete description
of T-46 click here!
Stadiums
Combine for 300+ days of use
annually
Residential Statistics
• 1609 in labor force
• 476 management/professionals
• 291 service oriented
• Median household income $42,208
• Mostly singles (over 60%)
SODO and Terminal 46 Tomorrow
Imagine, an attractive residential and commercial area with
an accessible, efficient transit system. Picture the market, the
theater, your health club, all of your needs a short walk away.
This vision is achievable if the city of Seattle approves a rezoning campaign sponsored by local developers, many city
officials, and complies with the purpose of the Growth
Management Act. The vision is to transform Terminal 46 and
the SODO district into a compact mixed-use, residential
community that could attract and support growth and
development, all while alleviating traffic and reducing
sprawl.
SODO and Terminal 46 Tomorrow
• Growth Management Act
• Mixed-use Communities
• Transportation and
Infrastructure
Growth Management Act
In 1994, the State of Washington enacted the Growth Management Act. Ten years later,
it is clear the GMA has not been an effective tool promoting compact growth. The
original draft contained thirteen goals. In sum, they were:
•increase residential densities in urban areas
•curb sprawl and protect the environment
•use the current infrastructure capacity more efficiently
•enhance our overall quality of life.
This summer a revised edition is slated to be revealed because achievements under the
GMA have been difficult to measure. The state expects the revised plan to include
plainly defined benchmarks that clarify what is expected of local governments.
To read the 2002 Growth Management Act review click here!
SODO and Terminal 46 Tomorrow
• Growth Management Act
• Mixed-use Communities
• Transportation and
Infrastructure
Mixed-use Communities
Mixed-use developments incorporate high density housing above
street level businesses. A community comprised of mixed-use
developments are pedestrian friendly and enhance the neighborhood’s
character. A dense, centralized urban core will attract and retain
businesses while using land resources more efficiently.
Click to view an article that highlights the benefits of mixed-use communities
Mixed-use Communities continued
Nationally, employment opportunities are becoming dominated
by the service sectors. Mixed-use communities create and
support these jobs, giving the labor pool an opportunity to live
within the neighborhood they work.
The proposed developments for Terminal 46 would create
10,500 housing units, 3.2 million square feet of commercial
space, and house approximately 13,800 people. These
developments are projected to generate $100 million annually in
taxes alone. This amount exceeds the current tax revenues by
nearly $75 million.
SODO and Terminal 46 Tomorrow
• Growth Management Act
• Mixed-use Communities
• Transportation and
Infrastructure
Transportation/Infrastructure
Monorail, light rail, and other public transportations are in place
to support a high-density urban core. Aside from the money
residents have approved for transportation improvements, there
is little investment needed to support additional infrastructure
projects like water, sewage, and communication. Additional
housing opportunities within an urban core reduce a
communities auto dependence, helping to alleviate traffic
congestion.
Transportation/Infrastructure
Traffic in the Puget Sound region is among the worst in the
nation. If the SODO and Terminal 46 proposals are approved,
the pool of workers will have additional, affordable housing
options. This would enable them to work and live within the
downtown community, providing an alternative to commuting.
Effects of rezoning
PROS
• Additional Housing Opportunities
• Job Creation
• Community Revitalization
• Increase Density/Limit Sprawl
• Utilizes Public Transportation/Infrastructure
• Reduce Auto-dependency
• Utilizes Geographic Potential of the area
• Strengthens Regional Vitality
Cons
•Gentrification
•Displacement of Industry
•Possible loss of Hanjin
•Potentially obstruct existing
views
Conclusion
The City of Seattle must promote and maximize high-density, mixed-use
developments. The re-zoning of developable lands to facilitate the highest and best
use within the city, is crucial to regional vitality and the preservation of the area’s
natural beauty.
High density, mixed-use developments relieve sprawl and the degradation of
our natural resources. If re-zoning issues are not acknowledged, housing will fall
short of demand, leading to higher prices.
We support the vision to develop the SODO district and Terminal 46, a
vision anchored by a residential and retail sector served by the Mono, Light Rail, and
other transportation systems.
Obviously, re-zoning the SODO district and Terminal 46 will force the
relocation of light industry and manufacturing businesses, but Seattle needs a plan to
effectively manage the costs of growth. We look forward to the creation and
revitalization of communities that will encourage vitality while attracting and
accommodating growth in urban areas.
Additional Information
Recommended Articles
http://seattlepi.nwsource.com/business/107665_pioneer07.shtml
http://www.knowledgeplex.org/news/18625.html
http://www.seattleweekly.com/features/0417/040428_news_harbor.php
http://www.seattleweekly.com/features/0227/news-barnett.shtml
http://www.bizjournals.com/seattle/stories/1999/03/29/focus12.html
Recommended Links
http://seattlevision.org/
http://www.vision-46.com/
www.cityofseattle.net/dclu/
www.civic-strategies.com/resources/metros/seattle.htm
www.ci.seattle.wa.us/planning/commdev/SODO%20Construction/homesodo.htm