It's too bad that we are about put another 10,000 cars through Pioneer Sq via the tolled waterfront tunnel project. Of course Mr. Royer already knows this and so I find this article duplicitous at best. So much for a renovation of this area.

You are missing the whole point of having an historic district.

First, protect and preserve the character-giving features of the district. That means, preserve the buildings, the common heights of almost ALL of the existing buildings, the spaces in between like streetscapes and alleyways, infill spaces that had buildings with new compatable buildings within 10% of the adjacent buildings heights and provide public amenities that cannot be accomodated in the historic structures.

Then, to make this happen, start by providing economic incentives to properety owners who own and have or will restore their buildings. Second, offer economic incentives for small businesses(office, studio and retail) that meet the mix of uses wanted in the district. Phase out undesirable activities and businesses. Maintain a year round programming of public events to celebrate the unique character of the distric and it's people.

Finally, oppose any projects that have a clear negative impact on the marketability and function of the district. For example, the DBT's traffic diversions into downtown.
If you can do these basic and critical things, market rate housing will come...and in compatable sized buildings.

Stop drinking the developer coolade!

Spot on, Mr. Royer.

So now Artie wants to round up "undesirables." Oy.

This piece proposes special zoning dispensations for Royer's associate Greg Smith.

The proposed spot-zoning allowing greater height for a condo project on the parking lot Smith owns is a bad idea, as is the proposed waiver of the Incentive Zoning requirements for condo developers in that part of the city.

Royer has been working with Smith for a while:

http://crosscut.com/2008/11/13/seattle-city-hall/18634/Developer-Greg-Smith-may-run-for-Seattle-mayor/

Always beware the pet projects, sacred cows, and 'sob story' anectdotal wish lists of politicos past and present. Nothing should be done artificially in Pioneer Square just because of a 'worship at the alter of a walk to work'. The days of "Angry Housewives" and goodtime tailgaters on all sides of the Kingdome do not have to yield to a 'parking lot free zone' hostile to automobiles, trucks, and SUV's whose owners choose to live in outlying zipcodes.

Pardon me if I yawn. Yet another supposed plan to save Pioneer Square. Gee where have I heard this before. Sorry but until you clean up Pioneer Square nothing will happen. I've heard this song and dance since the mid 60's. Forty plus years now and Pioneer Square is on the verge of being great. I'll believe it when it occurs. Been down the Primrose path too many times to take it seriously now.

Locating the streetcar barn next to Occidental Park wasn't a good idea. That particular ground floor use would not increase activity needed for the park (safety in numbers), nor would it be compatible with apartments above. It took years for advocates to realize their error and the same seattlers get all gung-ho about development projects without fully thinking them through.

Pioneer Square suffers mostly from a lack of access. Lousy stinking sidewalks, dangerous crosswalks, buses that come by too infrequently, and consequently too much traffic that will get worse with the insanely risky, dismally engineered deep bore tunnel. Judging from the recent Waterfront design presentation, seattlers are only allowed the slightest glimpse of their future envisioned by developer landlords.

The recent downturn in Pioneer Square is mainly a reflection of the United States economy and not merely the fault of Pioneer Square. Many small businesses and offices- small architecture firms, graphics firms and others, housed in Pioneer Square buildings, have simply closed and not because of the location. I am glad to hear that new offices and businesses have moved into the area, but, in fact, this is not new in the Pioneer Square area. In fact, the "Square" has often reflected the booms and busts within the City and even in the U.S. economy. While Elliott Bay Book Company has moved to Capitol Hill, we have all seen shuttered businesses and empty storefronts on the Hill.

Since Pioneer Square was once Seattle's downtown core, it is simply untrue that it has always missed every boom in the Seattle economy. While I applaud anyone who wants to see the place enlivened and I have nothing against adding housing in empty lots and parking lots - an idea which was proposed in any number of master plans and planning studies for the area - I am suspicious of any suggestion that somehow historic preservation has not allowed the place to be lively enough.

"The planets are finally lined up for a renaissance in Seattle's ..., but only if the City Council will provide the legislation..."

A familiar line, no matter the economic condition.

Those we elect have a very hard time distinguishing between progressivism and industries with stories designed to exacerbate problems and keep them in business. Part of the reason is that just educating oneself will not keep one in office long, or for that matter get one there in the first place.

Another example: an upcoming Council Housing Committee vote on 2/23 is scheduled to renew the multi-family tax exemption program. A small fraction of units at 80-90% of median income is the "public benefit" currently exchanged for the giveaway. "$90 million in tax breaks since 2004, an amount roughly equal to our last housing levy! " contributes to the current shortage of tax revenue/foresight. The only shortage of housing that remains in Seattle is for those with extremely modest incomes. Furthermore, these are the tenants, owners, and landlords who have picked up the tab for those exempted or, not being able to afford that, overpopulate the rich agricultural, volcanic flood plain south of the city.

"I live in Pioneer Square and walk to work. ... A friend told me the other day, 'The new wealth in Seattle is the ability to walk to work.' ...spread the wealth. Let's give lots of people, including those New Idea, New Economy folks who are choosing to work in Pioneer Square, a chance to live here, too. "

Let's also think about working at home, or closer to it, wherever you are --"the greenest housing is that which exists" Steinbreuck (P)-- easier on the pocket book too.

WOW! Another welfare wheedle for downtown. Will this party never end? There are over 90 recognized neighborhoods in Seattle. While virtually all have to tighten their belts and do with less or no local help from the city, 3 or 4 affluent neighborhoods are receiving near term expenditures of between 6-8 BILLION dollars. And for what...a park downtown...a tunnel to Seattle Center…a fancy I-520 "hide the salami" plan for the Montlake neighborhood...planter strips on Mercer for Vulcan, etc., etc.

Pioneer Square is suffering because downtown is feeding on itself. The Nickel's crew turned their backs on the square and aligned themselves with South Lake Union, lavishing hundreds of millions of dollars in tax breaks, administrative favors and public resources on the area. Anchor tenants left the square to follow the circus…the core shifted north…the coyotes howled.

Now we’re told that the real problem is that developers and landlords need just a few more favors, tax breaks, height increases and back rubs before they can truly provide that tiny area, in just one neighborhood, with whatever it is that most of the rest of the city can only dream about. It may be legal but it’s not right.

This is also another great reason to elect the city council by districts.

rolls writes: the core shifted north

It did that a century ago for the same reason as today: Seattle's geography makes north the van and south the lee.

However, those who study cities have noted that all cities have vans and lees, regardless of geography. Seattle's Denny Regrade just got ahead of itself and the accompanying "progressive" zoning kept it off market.

May well do so again:
45 day comment period
http://www.seattle.gov/DPD/Planning/South_Lake_Union/Overview/
"...Alternative 1 would allow for building heights of 240 to 300 feet in much of the neighborhood, with maximum heights of 400 feet between John Street and Denny Way. "

Thanks for the history. Then just read from the circus to the coyotes...the rest still works for me.

I agree with Mr. Royer that the problems facing Pioneer Square can be attributed to the approach taken by planners to date, which is to restrict the free growth of the area in order to preserve its historic look.

As important as this may be to some people, what is most important is that the business owners, residents, and office workers who use the district the most are able to make a living and to use Pioneer Square as if it were a real neighborhood, not a relic in a glass case. I have heard people say that they do not like how Pioneer Square is turning into a haven for drunks and party-goers who degrade the neighborhood's historic, artistic feel. Unfortunately, I think that some people are clinging to a vision of Pioneer Square that is unrealistic and harmful, and agree with Mr. Royer that development and growth needs to be encouraged.

I disagree with Mr. Royer on the approach that should be taken, however. Incentives of any sort always create inequality; the best approach would be to reduce the amount of restrictive zoning and architectural guidelines that prevent the flourishing of an environment.

Jane Jacobs, who was quoted in this article, encouraged the mixing of uses in an area because, for example, a neighborhood with a decent residential population is also able to support secondary and tertiary uses. One notices in Pioneer Square that the only convenience store in the area is the Saveway on Occidental Park- this is probably because there are not a lot of people who actually live there. The Saveway caters mostly to the homeless population. The local restaurants also are forced to subsist on a daily lunch rush, and the occasional Seahawks and Sounders game. Without a 24-hour resident population, these businesses will only scrape by.

I think that what the City, and the Historic Preservation Board need to do is to do less, not more. Let the developers build whatever housing they want, because it will benefit the local population in ways that cannot be foreseen by self-interested parties. The money will come to Pioneer Square, and it doesn't need to be from the government. All the powers-that-be need to do is let go of Pioneer Square.

It will be interesting to see what happens with the geology's "high water table" and the new taller buildings (zoning for which will no doubt be approved by the City Council) when the next quake hits. Or when the tunnel is bored. Whichever happens first.

- Hate the tunnel.
- Rebuild the viaduct.
- Figure out how to house the vagrants, and clean up the urine smelling streets and alleys.
- No more advant guard modernistic buildings that look like a concrete and steel abortion about to fall into traffic.
- The City to provide economic incentives for remodeling existing spaces.
- Follow the embedded trolley/railroad lines in the streets, and bring back more small trolleys, as a shuttle service to major parking garages south of the stadiums.
- Ensure the parking garages have life, and are safe by adding retail or offices or artist studios on several floors of each parking structure.

Let me guess–Mr. Royer owns land in Pioneer Square and wants to cash in?

I don't know what planet he is living on, but my understanding is that the stadiums, the high rent retails spaces associated with the stadiums, and the earthquake killed a bustling community down there.

It was an absolutely great mix of good music and a true art community. A true art community is where people live, work and sell their art-not just a place for galleries. It was a treasure a la New York in the 40's.

Then, I seem to remember high rent units and high cost businesses going in, working class people and businesses losing their housing, and a lot of the community going out. Presto! A desolate strip peopled almosts exclusively by homeless citizens and drunks most nights except First Thursdays when the galleries attract the art people back to the area for the evening.

Mr. Royer wants us to let go of the historic district and allow another Belltown syndrom. Let me tell you Mr. Royer: the new Belltown sucks.