Impacts of a Town Center Plan

Can the City of Shoreline Town Center Plan help or hinder a "bottom up" approach to developing a sustainable economy?

First lets examine "sustainability. "At the May 5, Planning Commission Public Hearing on the Town Center Subarea Plan several issues were raised that could affect the development of a "sustainable economy."

A streamlined process:

The City of Shoreline is going to adopt design standards for Town Center that meet certain criteria for controlling environmental impacts and include the amenities that would benefit the community. Developers who propose projects that fit within the scope of the adopted design standards will be able to get their projects approved quickly. Developers that want to do projects outside the scope of the adopted standards will have to go through a lengthy design review process.

When operating as envisioned this process creates certainty for the developers and protects the community from unwanted impacts.

Environmental Impact:

As pointed out by Commissioner Michael Broili, although the City of Shoreline has adopted a "Sustainability Strategy" there is no language in the current rendition of the Town Center Subarea Plan that supports design standards that address the issue of impervious surfaces. He gave the example that in Germany no development can take place unless the design includes managing all rainwater within the lot.

Commissioner Broili was not suggesting that Shoreline must adopt standards of that caliber, but nevertheless to be consistent with the Sustainability Strategy changes need to me made to the code language.

Low impact development is gaining in popularity, as this technique of reducing impervious surfaces and employing rain gardens is less expensive to implement and more effective at reducing rainwater run off. Non-point source pollution from rainwater run off has a significant impact on Puget Sound. Preventing water runoff in all redevelopment will help reduce that impact and at lower cost to the developer.

Planning director Joe Tovar said he recently read about Seattle Green Factor and the design standards they have developed. Staff can research and draw from that to develop a clear standard for use in Shoreline. In a later conversation Joe also mentioned that we already have Low Impact Development (LID) in the new Engineering Development Guide they can reference.

The Environmental Impact Statement is still being written and will be put into the record at the June 2nd continuation of the public hearing. 

Parking and traffic were also part of the conversation with a cautionary note from Commissioner Behrens about allowing parking on both sides of busy narrow streets frequented by pedestrians.

Cultural component:

Several citizens spoke about historical landmarks that are just outside the Town Center area that could be featured with proper signage and treatment. Firlands way has beneath it the original red brick road. If uncovered it could be part of a 2012 centennial walk.

The Masonic Lodge could conceivably be a community center suggested Commissioner John Behrens. It is already used as a meeting place for the community. As a historical landmark it has the potential to receive funding to remodel for use by non-profits, social services, a childcare center or other possibilities.

Such facilities provide a focal point for community building and are important to the overall health of the city.

A recommendation can be given to Shoreline City Council regarding the Masonic Hall separate from Town Center per Joe Tovar. Provisions can be put into code now such that when Firlands Way is re-developed the red bricks are exposed and designed as a low speed pedestrian friendly street.

Impacts on Residents:

The area of Town Center plan by Firlands way currently shows commercial property that allow up to 70-foot buildings abutting single-family residents.

A local resident suggested that this unique area be reconsidered as a different zone, with single story commercial lots abutting the single-family lots. Several Planning Commissioners agreed that this suggestion should be given serious consideration. Single story commercial would also be in scale more fitting for a historical feel with the red brick road.

Jobs:

"The proposed area is anticipated to gain approximately 1200 new residential units (up to 2,844 new residents, based on the average household size in 2008) and 1200 new jobs over the next twenty years." From Agenda Item 7.A Exhibit 5 # I in the Planning Commission Agenda packet.

Commissioner Cynthia Esselman asked how will 1200 jobs be created?

Joe Tovar responded that this is an estimate. The code language being developed is fairly permissive and does not require a certain mix. Once the language is in place you then let the market drive the development. 1200 jobs is not a predictor, but "points out what could happen and what the impacts might me. "

Commissioner Esselman requested that City Staff provide a list of what they suggest would be "allowable" businesses in Town Center.

Where is the "bottom up?"

In Federal Way (see May 5, 2011 blog posting) they engaged the community and came up with a great plan for a town center with all the amenities you want to see in a vibrant community. Then they sat back to "let the market decide" what would actually be built. And sat, and sat and they still do not have their town center.

That same process is what the City of Shoreline is engaged in now. It was relevant that Commissioner Esselman questioned "how" are the jobs going to be created?

In an economy that is in overdrive streamlining the development process and engaging the community in that design would be enough to spur redevelopment. "The Market" would fill the empty storefronts and re-development would happen. Communities with a low tax rate would get the best pickings for new business but all communities would grow as the economy expanded.

When redevelopment did not happen in Federal Way they decided on a different direction that is working to create jobs and new industry within their community. They are doing this by drawing on the existing talent already established in their community.

Compared to Federal Way the City of Shoreline is a smaller community with some different challenges and talent base, but the formula would be the same. Through partnerships, promoting leadership and product development the City of Shoreline can create its own sustainable economy with a focus on green technology.

The Town Center Plan is a positive process and won't hinder a "bottom up" approach to a sustainable economy. It is an opportunity for a larger conversation about economic development and a green economy.