The 35th Ave Committee to Develop a Streetscape Plan and Zoning Recommendations in 2014

Over the last several months, the 35th Ave Committee has been discussing how best to build on the 35th Ave Survey, along with more community feedback, to create the conditions necessary to achieve the future 35th Ave NE that so many hope to see.  A business district that is more walkable and supports the types of businesses that people want.  Through discussion with the Department of Planning and Development (DPD), we determined that the best "next step" is to hire a consultant to assist us in the following:

• Develop a streetscape plan to define the pedestrian environment and frontage experience desired by the residential and business community that use the 35th Ave NE business district.  
• Prepare zoning recommendations, based on survey results and community feedback, for the 35th Ave NE business district to be given to DPD for consideration.  

This scope was not only approved of by DPD, but has also been endorsed by the Ravenna-Bryant Community Association and Wedgwood Community Council.  The 35th Ave NE business district spans across both neighborhoods. 

In October, the 35th Ave Committee submitted a grant application through the Department of Neighborhoods for a Small & Simple Grant to complete this scope.  Today, we were notified that our application has been approved and we were awarded the grant!  We're all super excited!

What is a Streetscape Plan?

Example streetscape profile from the
Pike/Pine Streetscape Concept Plan

These are plans that have been approved by SDOT which define the design and character of the pedestrian environment within the business district.  They give the City and developers design guidance when determining what frontage improvements should be made along the business district.  

Some streetscape plans can include changes to travel and parking lanes; however, the intent for our streetscape plan is to only focus from the curb to the building fronts (e.g., pedestrian environment). This decision was made for a very practical reason.  SDOT has identified 35th Ave NE as a corridor suitable for a cycle track bike facility in its draft Seattle Bicycle Master Plan. If/when SDOT moves forward with a bike facility on 35th Ave NE, it would require the City to complete a design and conduct a public outreach process prior to constructing this facility.  Any such design would likely require some changes to the travel and parking lanes on 35th Ave NE.  As a result, we've decided to focus our time and resources on the pedestrian environment.

What are 'Zoning Recommendations'?

As part of the scope that we will be seeking from a consultant is the development of zoning recommendations.  What these recommendations are yet, we don't know.  We will be asking them to review what the community has voiced as their desired vision for a future 35th Ave NE business district through the 35th Ave Survey, NE 65th Street Survey, Wedgwood Vision Plan and Survey, and through direct feedback from community meetings to develop zoning recommendations.  These recommendations will then be provided to DPD who may implement some or all of them over the subsequent year(s).  

What's Next?

The 35th Ave NE will be preparing an open request for proposals to solicit a consultant around January 2014. We are expecting to co-host several community meetings with the consultant throughout 2014. There will be many opportunities for the community to share feedback throughout 2014 on the process and design. If you have questions or are interested in getting more involved, please email us.

Part 2: Why Plan for 35th Ave NE? Missed Opportunities.

If you follow the Seattle Department of Planning and Development's (DPD's) NE Seattle Land Use Information Bulletin, you'll occasionally notice bulletins for redevelopments within the 35th Ave Business District.  There have been two recent bulletins for redeveloping older homes along 35th Ave NE within our planning boundaries into town homes with or without live-work units on the ground floor.

One of these projects is the redevelopment of the old "Green House," located immediately south of the Sunshine Cleaners and north of the Rxtra Care pharmacy.  Another project (DPD Project No. 3014188) is located further south in the business district, north of Grateful Bread.   One could make a case that both of these projects are within the center of the business district and are ideal locations for additional retail space, should redevelopment occur as planned.

This is not intended diminish the merits of these projects individually, but rather to identify these as potentially missed opportunities due to the absence of a well thought out plan for the business district that describes a shared vision for the future of 35th Ave NE.  Had we had an appropriate plan and completed a review of the zoning for 35th Ave NE, developers may have selected a different outcome for these two projects that included increased retail space and provide a healthy return on investment for the developer.

35th Ave Neighborhood Planning Process Endorsed by Community Councils

The Ravenna-Bryant Community Association and Wedgwood Community Council are the two neighborhood community groups that represent the 35th Ave NE Business District, with NE 75th Street serving as the north/south boundary between the two. Over the past few weeks, the board of trustees for both the RBCA and WCC have voted unanimously to endorse the 35th Ave Committee and the neighborhood planning that our group is pursuing. Their support is no doubt due, in part, to the phenomenal response and show of support received through our 35th Ave Survey.

Thank you for the support of these two community councils! 

Part 1: Why Plan for 35th Ave NE? Change is Inevitable.

This is the beginning of a mini series on the reasons for working towards a neighborhood plan.

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A comment we periodically hear from folks or read in our survey results goes something like this, "Don't change a thing. 35th is perfect just as is."  Unfortunately, freezing time is not in our means and change is inevitable.

The Theodora is being sold by the Volunteers of America.

Recently, this inevitable change became exemplified with the listing of a 3.7 acre property at 3300 NE 65th Street owned by the Children's Home Society of Washington, which isn't on 35th Ave NE but is within the limits of our draft planning boundary. Change cannot be stopped and it comes when we least expect it. Today, the Ravenna-Bryant Community Association shared that the Theodora is being sold by the Volunteers of America. The Theodora property is approximately 1.49 acres in size and is located east of the CHSW of property. This means that nearly 5.2 acres of property is for sale and will likely be changing near the 35th/65th intersection.

According to our survey, 84% of respondents are comfortable with more development, 92% of respondents want more retail diversity, and 88% of respondents think that the business district is "underdeveloped." One way to interpret these particular results is that folks generally would like some type of change to occur to the 35th Ave NE business district. Our hope is that we can provide a community's vision for the 35th Ave NE Business District to help guide future changes for the benefit of both the community as well as business owners and developers.

Get Involved and Join the 35th Ave Committee!

The 35th Ave Committee is the all-volunteer, grassroots group comprised of residents from the Ravenna, Bryant, and Wedgwood neighborhoods in NE Seattle. We're not a group of professional planners, architects, or land use attorneys...we're leadership consultants, biologists, physicians, teachers, and the like. We live here, are invested in this community, and want to proactively plan for the unavoidable changes that will occur along 35th Ave NE...our business district. Our goal is to engage our community and attempt to develop land use tools that faithfully represent the community's share vision for the business district.

Currently, there are 9 members of the 35th Ave Committee. We meet monthly-ish or slightly more if needed. If you're interested in participating, please don't hesitate to get in touch. Shoot us an EMAIL and tell us a little about yourself.  We always love to hear from folks who are passionate about land use, whether or not it's your profession.

What Kind of Businesses Did We Hear that People Want on 35th Ave NE?

As the results of our 35th Ave NE Survey indicate (HTML Link), the majority (92%) of respondents desire an increased diversity of businesses throughout the 35th Ave NE Business District.  Currently, the most frequently used business types currently include 1) shopping/grocery, 2) coffee/snack, and 3) banking.  But what are the most desired business types that respondents would like to see?  Well check out this cool word cloud!

Here's also our attempt to summarize what we heard from the respondents.

Restaurants

Vegetarian

Mexican

Indian

Thai

Vietnamese/Pho

Dim Sum

Sushi

Decent pizza restaurant

Breakfast/brunch/lunch place

Bakery

Bagel shop

Café/deli/sandwich shops with healthy foods

Prepared, carry-out foods

Gluten free bakery

Organic food outlets

Ice cream/gelato/frozen yogurt

Specialty desserts, e.g., pie shop

Smoothie/Juice bar

Pub/brewery, like Elliot Bay Brewery

Affordable neighborhood bistro

Family friendly

Finer dining

Artisan food shops, like La Pasta

Wine/cheese bar

Kosher deli or restaurant or butcher

Dog friendly restaurant

Tea house

Food trucks at park on Saturday nights

Fish taco cafe

           

Restaurants/Food Service, specifically mentioned

Sandpoint Grill

Molly Moons

True Food Kitchen

Cosi

Elliott Bay

Red Mill burgers

Tutta Bella

Macrina Bakery

Nana’s Soup

Frank’s Oyster House

In-N-Out Burger

Paseo sandwich shop

PlayDate SEA

Zingerman’s Deli

Delfino’s

Zoka’s coffeehouse

Zippy’s Giant Burgers

Twirl Cafe

Specialty Food Stores

Trader Joes

Chinese grocery

Butcher

Farmer’s market

Bookstores

Children’s bookstore

Third Place books with community gathering space

Newsstand

Boutique/Clothes

Kid clothing store

Consignment shop for kids, clothes and toys

Vintage clothing

Boutiques – clothing, gifts, cards

Fitness clothing

Crafts/Art

Yarn/craft/art store

Art gallery

Artist’s co-op

Ceramics studio -- wheels, kilns

Fitness

Small gym/fitness

Kids gym

Hardware

Ace or City People’s or McVicar’s hardware

Performance/Gathering Spaces

Small movie theater, live theater, performance spaces

Music studio rental space

Musical instruments

Music venue

Community center with meeting rooms

Retro video arcade

Healthy hangout for teens

Family friendly evening entertainment, e.g., bowling

Repair

Auto parts

Shoe repair

Small appliance repair

Computer repair

Small Business Services

UPS store

Photo copy & business printing store

Financial

Credit union

Miscellaneous

Daycare/kid activity

“Math N Stuff”

Doggie daycare/grooming

Florist

Spa

Dollar store

Home decorating accessories

State licensed marijuana store

Garden store

Bike shop/community based bike shop

Antique store

Kitchen/household

10,000 Villages

Party supply store

Diving Deeper Into Our Survey Results

If you're a "numbers person", you can download the MS Excel spreadsheet (.XLS, 92KB) of our recent 35th Ave NE Survey results and go crazy.  We did just this to look beyond the summary results (HTML Link) and see if there were any trends that weren't apparent at first.  Here's a summary of our additional analysis.

1. Were the survey results "stacked?" The first question we thought we'd try to address is whether anyone "stacked" the results by taking the survey multiple times. This question was brought up on the Wedgwood Community Council's Facebook page in response to how many people completed the survey. While we did not require any personal identification on the surveys, the online survey captured the unique IP address from each computer that completed a survey. In lieu of being able to answer this question directly, we can figure out how many surveys were completed on a single computer.
   Here's what we found! Turns out there were 51 occurrences where the same IP address was recorded on multiple surveys, totaling 116 surveys. Most of these duplicate IP addresses were associated with 2 surveys, which is not uncommon for a single household with a shared computer. Of the remaining duplicate IP addresses, there was 1 occurrence associated with 5 surveys, 2 occurrences associated with 4 surveys, and 4 occurrences associated with 3 surveys.


2. Does the business preferences change for residents vs. non-residents?  We were interested in seeing if there were distinct differences in motivation to visit 35th Ave NE between those that self-described themselves as "living in the neighborhood" versus not.
   Here's what we found! Of the surveys we received, 913 respondents identified themselves as living in the neighborhood while only 111 said they did not. Therefore, the data set associated with non-residents was much smaller and may not be as reliable as the data set for residents.  Nevertheless, we have compared the data out of curiosity.
   
   
   From a review of this data, there doesn't appear to be a significant difference between residents and non-residents on their reasons for visiting the 35th Ave NE Business District.  However, as we mentioned in our original review of the data, an error in our survey was the failure to include the NE Branch Library as an option.  From our review of the data, it appears that may respondents included the library under the "Personal Business" category, which the 2nd largest category selected by non-residents. This may suggest that the NE Branch Library serves as a draw to the 35th Ave NE Business District which attracts non-residents.
   
   Of the other notable differences, fewer non-residents (21%) visit the 35th Ave NE Business District for "Shopping/Grocery" than residents (29%) and fewer non-residents (3%) visit the business district "To Walk" than residents (8%).


3. Was there a difference in demographics between those that responded online versus submitted hardcopy surveys?  We thought we'd look into this question since we tried hard make sure everyone in the community had that opportunity to respond to the survey. Not only did we include four options for people to submit their results, but we posted flyers for the survey throughout numerous businesses (cafes, banks, library, dry cleaners, laundromat, and others) as well as at bus stops and on telephone poles to make sure we got the word out.  We also had information on the survey posted on our website, the Wedgwood Community Council's website, Ravenna-Bryant Community Association's website, and the Ravenna Blog's website.
   Here's what we found! As it turns out, the majority of respondents we heard from were white women for those that completed hardcopy and online surveys. However, there appeared to be a difference in age range in those that completed hardcopy versus online surveys.
   The data suggests that of the 1,012 respondents who provided their age (123 hardcopy respondents + 889 online respondents), there were more respondents by percentage between the ages of 50-64 (36%) and 65+ (33%).  Meanwhile, the majority (53%) of online respondents by percentage were the ages of 30-49.


4. Is there a difference among different age rages on their comfort level with increased development and a more diverse selection of businesses? Based on the results of Q25, Q26, and Q29, it appears that a strong majority of respondents are comfortable with more development within the 35th Ave NE business district, a more diverse selection of businesses types on 35th Ave NE, and a predominance of people who think the business district is currently underdeveloped. However, we were interested to see if there was a demographic group that was less supportive of these results than others.
   Here's what we found! As it turns out, every age range was strongly in favor of these results, albeit some stronger than others. Nevertheless, there appears to be support for increased development and greater diversity of businesses on 35th Ave NE. Of course, these questions were designed to force an answer to a difficult question without the opportunity to elaborate. In reading through the comments, it's clear that while most people are agreement on these outcomes, the scale, size, location, design, and other factors are clearly variables that influence the responses and were not captured in these statistics.
   

This additional digging into the data was to help us better understand the nuances of the survey and make sure that we're faithful to the data provided to us by those who completed the survey. If you'd like, dive into the data and share your findings in the comments section below.