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Parking While Zoned

Parking While Zoned

Seattle has proposed new legislation that will amend its Land Use Code (LUC) and eliminate parking requirements for some urban apartments -- if it makes it through public hearings and becomes law. Responding to the Environmental Policy Act (SEPA) and tree regulations, the City Council has proposed several important low-rise development zoning changes. The legislation will not affect any single-family zoning areas, but it could have a very positive impact on multifamily in these highly urban locations.

 

In addition to clarifying and organizing regulations, the Committee’s proposal will eliminate parking requirements for multifamily properties in urban villages within walking distance of mass transit stops. Rebecca Herzfeld, a supervising analyst on City staff well-versed on the proposed amendments, offered a specific definition of this particular zoning change.  She explained it this way:

 

"For our purposes walking distance is not something you can measure with a ruler the way the crow flies.  You have to measure the way someone would actually walk it, which does not include jumping over fences or going through somebody else's backyard."

 

In addition:

 

"Our traffic planners have defined a reasonable walking distance as 1325 feet, which is about a quarter of a mile.  A block outside of downtown is around 400 feet but neighborhoods vary, so it's between three, three-and-a-half, maybe four city blocks.  Of course, not everyone would walk that far to public transit, but again, our experts define this as an acceptable distance."

 

Herzfeld clarified whether or not Seattle's zoning laws grandfather existing buildings into some other zoning class.  They do not.  Per Herzfeld, zoning regulations blanket all buildings in each designated zone equally, meaning zoning applies equally to new and existing properties when regulations are changed.

 

It might not be the 'driving' motivation for city government, but rush-hour gridlock in Seattle is pretty incredible in the not-so-good way.  Obviously, beyond the sustainability goals of encouraging public transit and discouraging private vehicle use, fewer cars reduces gridlock, greenhouse gases, lowers road maintenance, increases urban density and makes it easier for the city to provide services to more people efficiently.  The really good news for residents will be the dollar savings of not owning a car which can run up to $1,000 a month in true costs.

 

From a property owner's viewpoint, the proposal could be a goldmine.  Unless building parking already creates meaningful ancillary income, imagine the possibilities for re-purposing that space.  Prime urban real estate has amazing potential.  I know what I’d create in my parking areas, how about you?

 

The original, expanded version of this article was penned by Elizabeth Madrigal, Editor at GreenLandlady.com

 

 

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