October 31, 2024

Reimagining Seattle’s downtown, waterfront connectivity with a ‘string of pearls’ approach

Demers

Seattle is a vibrant city with deep historical and cultural richness. From its captivating waterfronts to its myriad entertainment venues and destinations, this city truly offers something for residents and visitors alike. However, when looking at the connection between the city’s many ‘pearls,’ one crucial component is missing — the string itself.

In this case, the string includes examining how one gets from point A to point B through investing in more robust public transportation and rethinking highway infrastructure to connect the city’s waterfronts, parks, museums and other entertainment districts. The string is also made up of better zoning solutions and an increase in thoughtful development partnerships to energize the city and promote expansion opportunities.

INVESTING IN MORE ROBUST PUBLIC TRANSPORTATION

Seattle has made significant strides over the past decade with regards to public transportation. For example, the Link Light Rail expansions have promoted more connectivity between the city’s core to the Eastside and as far north as Lynnwood. And more expansion is anticipated over the next few decades, which will result in a more connected city.

Photo by Skanska USA [enlarge]

Link Light Rail expansions like the new line to Lynnwood promote more connectivity between the city’s core and further-flung areas. But some of Seattle’s most popular destinations lack this level of public transportation.

However, there are still many areas lacking this level of public transportation, with some of them even being Seattle’s most popular destinations. This includes the Elliott Bay waterfront, which is home to Seattle’s iconic Pike Place Market. Despite its prominence, it can feel disconnected from the Space Needle and the other attractions Seattle Center has to offer. While the monorail connects Seattle Center to the urban core, tourists and even residents must walk a few blocks before reaching the market, causing the city to feel fragmented.

Additionally, the Elliott Bay Waterfront benefits from proximity to entertainment venues like T-Mobile Park and Lumen Field, which promotes an opportunity for alternative public transportation offerings to connect these two districts. While the Link Light Rail can be viewed as a solution, it’s not as intuitive of an option for the many tourists Seattle welcomes each year. Furthermore, the closest Link station is still about a 30-minute walk to either sports facility, thus creating a significant transportation gap.

While increased public transportation further connects Seattle’s landmarks, it also results in a decreased reliance on highways, which promotes an opportunity to completely reinvigorate that category of infrastructure.

HIGHWAY INFRASTRUCTURE REIMAGINED

When it comes to rethinking a highway’s purpose within a city center, there are ultimately two solutions — highway mitigation versus complete highway removal. Though deemed a bit radical, completely removing highways from city centers can promote long-term results such as enhanced revitalization and more space to develop affordable housing. On the contrary, highway mitigation can promote some of these same results in the short-term while being more politically obtainable.

Seattle has been progressive with its mitigation efforts. The Alaskan Way Viaduct removal and underground repositioning of the highway is seen as a positive step for the city’s waterfront redevelopment. It has completely opened the waterfront along Elliott Bay, making it feel far more linked and accessible to the rest of the city. It has also redirected corresponding traffic elsewhere, which makes the area more pedestrian-friendly.

There are other areas in Seattle, though, that could benefit from these same mitigation efforts. The area surrounding Lake Union, particularly Mercer Street, often experiences severe congestion because of its proximity to I-5. Repositioning the stretch of I-5 that cuts through the city would not only redirect that traffic and alleviate some of the congestion on Mercer, but it could also make way for more accessibility between South Lake Union and Seattle’s eastern neighborhoods.

Additionally, the viaduct’s removal has unlocked further potential for real estate and public use in that area. This has created significant opportunities for alternative zoning solutions and more waterfront development as that land has continued to rise in value.

INNOVATIVE ZONING SOLUTIONS, THOUGHTFUL DEVELOPMENT PARTNERSHIPS

Many of Seattle’s waterfront properties are currently zoned for industrial purposes and as land value continues to increase, there’s been more discussion around repurposing these plots for urban development such as housing, retail or office space. However, industrial zoning heavily values the marine industry, which in turn drives the city’s economic health.

While this zoning remains restrictive, and for good reason, there are compromises that allow for more of a hybrid solution. This approach suggests enhanced collaboration and public-private partnerships on a project-by-project basis to create adaptable district plans — enter zoning overlays, otherwise known as “micro-zoning.” Micro-zoning provides opportunities for creative, mixed-use development tailored to each individual property, rather than one uniform solution for a plot of land.

One shining example of effective micro-zoning is along the Ballard Locks, where the city of Seattle recently allowed the development of multi-story projects that combine industrial with non-conventional assets such as retail, workforce housing and other residential offerings.

This innovative solution and the thoughtful partnerships that made it possible enable manufacturing to coexist with other property types in an area that has long been home to underutilized docks and waterfronts. The end result is a cohesive development that revitalizes the surrounding neighborhood by addressing both industrial needs and the city’s increasing demand for housing.

Future micro-zoning and transit solutions require holistic planning and development to create more vibrant and energized districts that focus on both people’s experiences and economic revitalization. A ‘string of pearls’ strategy that integrates all the above elements is crucial to consider as we look towards the next wave of development around Seattle’s waterfronts and beyond.

Doug Demers is a principal and office director at HKS Seattle and an advisory board member of the UW College of Built Environment’s Runstad Department of Real Estate.

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