Ten years after his initial proposal was scuttled by a tumbling real estate market and opposition from Peaceful Valley neighbors, Spokane developer Mick McDonnell has begun work again on his major, 17-story condominium project at 1404 W. Riverside in downtown Spokane. The $20 million project will add 52 units to this quickly-revitalizing area of the West End. Other area projects include the West End Lofts, a brewery incubator and ceviche bar, and a number of other proposals.
The 1400 Tower will include 275,000 square feet of total space, and Mick McDowell hopes to start constrution in the autumn of this year. In addition, the project in its current form includes three stories of underground parking, totaling 76 spaces, accessed from the Peaceful Valley. This works out to around 1.5 parking spaces per unit. It’s worth asking whether that’s more parking than is necessary for an urban-designed, downtown condominium complex with numerous other parking garages within a block or two. Is it worth the potential traffic inconvenience to Peaceful Valley residents when there are other secure parking garages nearby? Perhaps McDowell could make a deal with one of the nearby garages for discounted overnight parking. This would reduce the impact to other neighborhoods and encourage more people to use transit, walk, and bike to work. (And when the complex is downtown, that shouldn’t be too much to ask.)
Either way, we’re excited for the prospects of the 1400 Tower, and we look forward to its completion. As the West End turns a corner and Spokane’s housing market heats up, we can only hope for increased activity there and in the rest of the city.
SHARE YOUR THOUGHTS: Are you excited for the 1400 Tower to get started? What do you think could improve the proposal? — retail? a restaurant? units for rent or lease? a different front entry? a larger public area? Share your thoughts in the comments below, on Facebook, on Twitter, and in person. We love to hear from you!
Garland. South Perry. Browne’s Addition. North Monroe. University District. North Bank. Hillyard. East Sprague. Lincoln Heights. Southgate. Indian Trail. Northwest. West Central. Peaceful Valley. Rockwood. Logan.
In more ways than one, Spokane is more of a city of districts than we realize. Perhaps it’s a result of the way they developed. Some of the neighborhood districts began as separate cities, like Hillyard. Perhaps it’s a result of their present situation. Some of the “urban” districts don’t seem “urban” at all. Many of them are seas of surface parking, wider-than-necessary streets, and near-to-nonexistent pedestrian facilities. Occasionally there are crime issues, or little in the way of retail, or no transit service. Almost always, these urban districts are purely commercial; they don’t contain any residential units. And there’s rarely a “there” there. The urban districts don’t seem to be anything special because they aren’t yet seen as places in their own right.
But we can change that. Here’s how.
1. Mix up the uses. As noted above, most of Spokane’s urban districts are, in essence, commercial districts. There’s little in the way of housing, aside from the single-family residential areas which often surround them. For these districts to thrive, they need more people, and that means apartments, condos, and townhomes. There’s certainly enough space. We know that Spokane will see demand for 3,000 more units over the next three years. Let’s make sure that as many of those units are in urban districts as possible.
2. Get rid of parking minimums. Parking minimums essentially require a certain amount of parking per square foot. They’re in place in most urban districts, but they should be abolished. These regulations result in more parking than is necessary, and parking takes up valuable space that otherwise could be used for more housing, retail, or other development. And perhaps most importantly, they harm urban vitality and walkability, and they make the districts driving destinations, rather than walking destinations, which relates to the next point.
3. Feet first. Develop these urban centers with a focus on walkability first. These areas should primarily serve not the entire Spokane community, but the local neighborhoods. That means that there should be a strong sidewalk network, curb bulb-outs, and street trees. Traffic calming, combined with pedestrian improvements, will improve the sense of place and make the district more desirable.
4. Build a sense of place. Beyond those strategies can be above, this can be achieved with relatively simple steps involving minimal investment. Things like trash cans, a fresh coat of paint, better crosswalks, benches, bike racks, and lower speed limits can go a long way. Beyond that, wayfinding and entry signage can better distinguish the area from its surroundings. For more money, a district could opt for streetscape enhancements, public squares (Garland has amazing potential for this!), or perhaps signature features, like neon lighting.
5. Let businesses band together. East Sprague recently created a Business Improvement District (BID) as part of the City of Spokane’s Targeted Investment Pilot program. The BID will essentially organize and tax local businessowners to provide services, like street tree maintenance, graffiti removal, wayfinding, and other maintenance improvements. It will also advertise and market the district, both to developers and to Spokane residents. Other districts, like Garland and North Monroe, should have the opportunity to create their own business improvment districts. That way, businesses will be able to take on more of their own revitalization. And even if these organizations aren’t BIDs, simple associations could unify the districts’ messages and marketing.
6. Create sub-area plans for each district. The Logan District on the Hamilton Corridor recently completed planning for the Hamilton Form-Based Code, which essentially is a subarea plan for the area around Mission and Hamilton. We need to develop subarea plans for each of the urban districts, highlighting plans for the next twenty-five years in Garland, the North Bank, West Broadway, and Hillyard. Some areas already have these plans in place. Others don’t. In all cases, however, there hasn’t been much in the way of implementation. Let’s fix that.
7. Work with developers. It’s time for Neighborhood Services to develop a clear, coherent strategy for partnering and finding or creating incentives for developers. Ideally, this would focus on multifamily apartment units with streetfront retail. Incentives need not be large. Even “fast-tracking” the planning process can be an incentive. But the fact is that we need to work with developers to revitalize our urban districts. Neighborhood Services, because it has deep experience in each neighborhood, would be well-placed to act as this bridge between residents and investors.
8. Grow small business. South Perry wouldn’t be South Perry without The Shop, or South Perry Pizza, or Perry Street Brewing. Garland wouldn’t be Garland without the Milk Bottle. North Monroe wouldn’t be North Monroe without the Boulevard Mercantile. And West Central wouldn’t be West Central without Batch Bakeshop. Many of these businesses were catalysts in their respective neighborhoods’ revitalizations. In order for the districts to thrive, we need to make things easy for small, local business. Can you imagine if we offered microloans or other incentives? Can you imagine if we eased businesses in urban districts through permitting processes, making opening a business faster and less expensive? We need to find a way to concentrate local business in these centers. This could be how.
9. Triage potential infill sites. Develop a comprehensive database of potential infill sites within urban districts. Include all of the relevant information: current ownership, zoning, associated incentives, property value, property tax rates, infrastructure maps, median incomes, (in some cases) daily traffic, and area vacancy rates. Make the database public. But hire a staffer or two at the City of Spokane to maintain the database and work with developers to negotiate and develop properties. You know, economic development work. Ideally, this work would come with a budget and the ability to create new incentives. Limit the work at first to the urban districts. Call it a pilot project. In the future, it could be expanded city-wide.
Revitalizing and recapturing every urban district in Spokane will take an extreme level of vision, foresight, and cooperation on the part of all stakeholders. It will also take some risk-taking on the part of private individuals and developers. But if it pays off, even in just a few areas, the result will be a more vibrant, more exciting Spokane for everyone.
SHARE YOUR THOUGHTS: What do you think? Is Spokane a city of districts? Do you think that any of these strategies could help recapture and reinvent our urban districts into vibrant, exciting urban places for all? Would you live in an urban district? Which one’s your favorite? Share your thoughts on Facebook, on Twitter, or in the comments below. We love to hear from you.