While listening to arguments for or against proposed zoning changes in the Broadway business district, I start asking myself the question: does it need to be an either/or proposition? Can we consider raising building height limits to spur redevelopment on a street that's badly in need of a renaissance? Why not allow developers to construct beyond the four-story height restriction in exchange for improved building and street design that enhances our neighborhood, street and sense of community?
Seattle is not New York, Los Angeles or Chicago. We are a growing city that values preserving part of the small town ethos that makes this a pleasant, humane alternative to those big-time cities. I often tire of hearing pro-growth proponents continue to jabber about density, mother-in-law apartments and getting people out of their cars. Should we just roll over and let high-rise apartments and condos litter the landscape? Change is coming, but we can temper it by finding ways of preserving the "liveability" we so love about this town.
I didn't live in Seattle when Broadway housed lovely furniture stores, fine restaurants and held its former reputation as a destination location. But I did experience the flowering of what Michael Wells, owner of Bailey/Coy Books, recently called a gay zeitgeist on Broadway in the late 1980s and early 1990s. The Broadway Market had re-opened with exciting mainstream and boutique shops, diverse cart vendors and a multiplex movie theatre, which featured art films and family-friendly Disney flicks. The panhandling, drug and graffiti problems hadn't become endemic. And people were invested in bringing eclectic, non-franchise businesses and shops to Broadway. The street felt alive and vibrant.
Look into the future
Flash forward 10 years to a Broadway of multiple vacant storefronts and one too many Thai restaurants. I began hearing stories of "greedy landowners" who had no interest in upgrading their properties or improving the quality of businesses on the street. When Broadway became trendy and safe they began to reap the return on their investment. Furthermore, after the passage of light rail in Seattle, many businesses grew concerned about how construction under Broadway would impact short-term economic viability of the district and began deserting the area. I think these two concurrences led to the decade long decline of the street.
What to do now? The Capitol Hill Community Council and groups involved in the neighborhood planning process of the late 90s talk about how the new zoning proposals go against the wishes of many people who live in the neighborhood. Some worry the height changes will kill Broadway's character and turn the street into another hollow Belltown. But choosing to do nothing, we risk further decline of a street with incredible potential. We don't need to wake up one day to discover a cheesy dollar store or business supply outlet occupying the former QFC building.
Finding common ground with the developers and city is in the best interest of moving Broadway forward. In exchange for reaping the financial benefit of eased height restrictions on Broadway, the developers of new properties should give back to the community in the form of public space enhancements. Creating building designs with setbacks from the street will address the major neighborhood concern of Broadway turning into a concrete canyon. At ground level and above, taller buildings need to provide room for human interaction.
Public art can play an incredible role in humanizing the streetscape and drawing attention to an area. One need only witness the bronze inlaid steps by Jack Mackie set in the sidewalk between East Pike and Roy Streets that instruct passerby how to dance the rumba, waltz and tango.
Incorporating green space, whether in the planting of trees, flower boxes or a wall of ivy, will enhance the design of a new building and link it to Seattle's naturalist heritage. Water treatments, like the fountain in the front of the Keystone site at the north end of Broadway, would provide stopping off points for people to relax and engage with one another. Preserving open space, in exchange for relaxing height limitations, isn't too much to ask developers who will now be able to earn a profitable return on their investment.
Support the proposal
I strongly encourage the City Council to adhere to resolutions passed by the council committee on June 2 that amend Mayor Nickel's proposal to revitalize Broadway. Taller buildings alone won't improve Broadway's fortunes. Proposals to improve design guidelines, identify historic properties on the street for preservation, and explore street improvements will inject new life into Broadway, much like the city's successful investment in University Way revived The Ave several years ago. The key is to ensure if height restrictions are lifted that the elements which create a livable community are mandated and enforced.
On a recent visit to Portland the vitality of the street life on N.W. 21st and 23rd avenues amazed me. Strolling down the sidewalk I discovered a cosmopolitan neighborhood with diverse eateries like Cafe Mingo, Ken's Artisan Bakery and Cafe, Bewon Korean Restaurant and Escape from New York Pizza. Specialty card shops, a housewares store, even a Restoration Hardware dotted the landscape.
Capitol Hill, reportedly the densest neighborhood on the entire West Coast, deserves a street of dreams. Broadway can once again reclaim its heritage as a must-see destination on any visitor's map. If the city, developers, architects and community groups work together to envision a new community-based gathering place, rather than a high-rise jungle or a bland, suburban wasteland, we can fulfill the promise of Broadway to become a star again.
Jack Hilovsky lives on Capitol Hill and can be reached at editor@capitol hilltimes.comarguments for or against proposed zoning changes in the Broadway business district, I start asking myself the question: does it need to be an either/or proposition? Can we consider raising building height limits to spur redevelopment on a street that's badly in need of a renaissance? Why not allow developers to construct beyond the four-story height restriction in exchange for improved building and street design that enhances our neighborhood, street and sense of community?
Seattle is not New York, Los Angeles or Chicago. We are a growing city that values preserving part of the small town ethos that makes this a pleasant, humane alternative to those big-time cities. I often tire of hearing pro-growth proponents continue to jabber about density, mother-in-law apartments and getting people out of their cars. Should we just roll over and let high-rise apartments and condos litter the landscape? Change is coming, but we can temper it by finding ways of preserving the "liveability" we so love about this town.
I didn't live in Seattle when Broadway housed lovely furniture stores, fine restaurants and held its former reputation as a destination location. But I did experience the flowering of what Michael Wells, owner of Bailey/Coy Books, recently called a gay zeitgeist on Broadway in the late 1980s and early 1990s. The Broadway Market had re-opened with exciting mainstream and boutique shops, diverse cart vendors and a multiplex movie theatre, which featured art films and family-friendly Disney flicks. The panhandling, drug and graffiti problems hadn't become endemic. And people were invested in bringing eclectic, non-franchise businesses and shops to Broadway. The street felt alive and vibrant.
Look into the future
Flash forward 10 years to a Broadway of multiple vacant storefronts and one too many Thai restaurants. I began hearing stories of "greedy landowners" who had no interest in upgrading their properties or improving the quality of businesses on the street. When Broadway became trendy and safe they began to reap the return on their investment. Furthermore, after the passage of light rail in Seattle, many businesses grew concerned about how construction under Broadway would impact short-term economic viability of the district and began deserting the area. I think these two concurrences led to the decade long decline of the street.
What to do now? The Capitol Hill Community Council and groups involved in the neighborhood planning process of the late 90s talk about how the new zoning proposals go against the wishes of many people who live in the neighborhood. Some worry the height changes will kill Broadway's character and turn the street into another hollow Belltown. But choosing to do nothing, we risk further decline of a street with incredible potential. We don't need to wake up one day to discover a cheesy dollar store or business supply outlet occupying the former QFC building.
Finding common ground with the developers and city is in the best interest of moving Broadway forward. In exchange for reaping the financial benefit of eased height restrictions on Broadway, the developers of new properties should give back to the community in the form of public space enhancements. Creating building designs with setbacks from the street will address the major neighborhood concern of Broadway turning into a concrete canyon. At ground level and above, taller buildings need to provide room for human interaction.
Public art can play an incredible role in humanizing the streetscape and drawing attention to an area. One need only witness the bronze inlaid steps by Jack Mackie set in the sidewalk between East Pike and Roy Streets that instruct passerby how to dance the rumba, waltz and tango.
Incorporating green space, whether in the planting of trees, flower boxes or a wall of ivy, will enhance the design of a new building and link it to Seattle's naturalist heritage. Water treatments, like the fountain in the front of the Keystone site at the north end of Broadway, would provide stopping off points for people to relax and engage with one another. Preserving open space, in exchange for relaxing height limitations, isn't too much to ask developers who will now be able to earn a profitable return on their investment.
Support the proposal
I strongly encourage the City Council to adhere to resolutions passed by the council committee on June 2 that amend Mayor Nickel's proposal to revitalize Broadway. Taller buildings alone won't improve Broadway's fortunes. Proposals to improve design guidelines, identify historic properties on the street for preservation, and explore street improvements will inject new life into Broadway, much like the city's successful investment in University Way revived The Ave several years ago. The key is to ensure if height restrictions are lifted that the elements which create a livable community are mandated and enforced.
On a recent visit to Portland the vitality of the street life on N.W. 21st and 23rd avenues amazed me. Strolling down the sidewalk I discovered a cosmopolitan neighborhood with diverse eateries like Cafe Mingo, Ken's Artisan Bakery and Cafe, Bewon Korean Restaurant and Escape from New York Pizza. Specialty card shops, a housewares store, even a Restoration Hardware dotted the landscape.
Capitol Hill, reportedly the densest neighborhood on the entire West Coast, deserves a street of dreams. Broadway can once again reclaim its heritage as a must-see destination on any visitor's map. If the city, developers, architects and community groups work together to envision a new community-based gathering place, rather than a high-rise jungle or a bland, suburban wasteland, we can fulfill the promise of Broadway to become a star again.
Jack Hilovsky lives on Capitol Hill and can be reached at editor@capitol hilltimes.com[[In-content Ad]]
