How to Redevelop a Neighborhood While Maintaining its Character

It may be seven years away, but Sound Transit and Capitol Hill residents are already discussing what type of housing and retail development should fill the four parcels of land surrounding the Capitol Hill Link light rail station that is slated to open in 2016.

Sound Transit recently held the second in a series of public forums to discuss the transit-oriented development that will take place around the station. The Sound Transit officials, five panelists and roughly 30 community members that filled the windowless lecture hall at Seattle Central Community College discussed everything from the definition of affordable housing to the abundance of quick-service restaurants in the area. But the larger issue at the center of the forum was how to prioritize the housing and retail development along the Broadway corridor while maintaining the distinct character of Capitol Hill.

When construction of the Capitol Hill light rail station is complete, four parcels of land ranging in size from 11,120 square feet to 37,090 square feet will be up for development. Not only are the parcels on the well-traversed Broadway Avenue, but they will be adjacent to the three entrances of the light rail station, which Sound Transit estimates will have 14,000 daily boardings. The parcels offer the opportunity to transform a crucial part of the neighborhood—for better or for worse.

Panelist Richard Muhlebach, senior managing director of Kennedy Wilson Properties, gave the audience an overview of the characteristics needed for a thriving neighborhood. He estimated that the parcels surrounding the station represent 6 percent of the retail and restaurant space on Broadway. He called it a “rare opportunity” to simultaneously develop several city blocks.

A thriving neighborhood needs two types of anchors: non-retail anchors (such as parks, museums, colleges and nightlife) and retail anchors (such as restaurants with varying price points, local merchants and national chain stores), according to Muhlebach. He explained that national chain stores need to be included in the mix because they draw shoppers and advertise frequently, allowing local stores to feed off of their foot traffic. Broadway already has several strong non-retail anchors, but needs more retail anchors, he said.

Panelist Jack Hilovsky, executive director of the Capitol Hill Chamber of Commerce, emphasized the importance of attracting the “right kinds of businesses” to the area—not just the first renters that can pay. He summarized the findings of a 2007 study of the retail climate along the Broadway corridor, which suggested that a better mix of goods and services could transform the area into a city-wide shopping destination. The study, conducted by Gray & Associates, found that “unkempt storefronts, quick serve or fast-food restaurants, and service uses mingled with a few restaurants and boutiques compose the Broadway retail mix of today.” It also suggested several tools and strategies to assist with the retail revitalization effort.

Community members weighed in during small-group discussions, the summaries of which were then presented to the larger group. The majority of attendees emphasized the need for workforce and mixed-use housing in the area. They presented concerns about the scale of new developments, durability, aesthetics, condo conversions and affordability, especially for students and current residents. The community members cited Agnes Lofts, Broadway Crossing and Brix Condos as recent developments in the neighborhood they liked.

Other panelists included: Jennifer Severson of Real Retail, who spoke about two new Capitol Hill developments she is working with; Cathryn Vandenbrink of Artspace, who spoke about affordable housing for artists; and Lua Pritchard of the Korean Women’s Association, who spoke about developing mixed-use senior housing near the transit center in Federal Way.

The next forum will be held in September.