Frequently Asked Questions about
Mayor Nickels' Northgate Action Plan

What are the Mall's plans?

Simon owns Northgate Mall and plans to build up to 165, 000 square feet of new retail - primarily on the Mall's west side. They may also develop structured parking in the future.

What would the Northgate community get from the Mall if the development agreement is approved?

• 2.7 acres of new open space - at no cost. This land is valued at $4 million.
  
  
• A plan for a new pond on the south lot to store stormwater runoff and remove pollution from water that now flows into Thornton creek untreated.
• An approved 5th Avenue entryway with a pedestrian link to the new library and community center.
  
  
• New housing and commercial development on the mall south lot consistent with transit-oriented development.
  
  
• Demolition of the Mall's vacant theatre and office building.
  
  
• New Mall development, jobs and tax base.

What does the Mall get?

• Better ability to proceed with Mall improvements - subject to City permit process and environmental review.
  
  
• The City will provide the Mall with stormwater detention and water quality treatment, which will meet or exceed current standards, for a specified amount of mall stormwater runoff water in the south lot detention pond, or the City will pay the Mall $375,000.

Is agreement between the Mall owners and the City final?

No. The agreement is subject to City Council review and approval. The Council will hold public hearings and fully evaluate the proposal.

Will the Mall owners still have to go through the City's permit process?

Yes. Every Mall addition will go through the full Master Use Permit and State Environmental Protection Act review (SEPA) process with full public notification and comment procedures as well as the building permit process. Northgate Design review will also apply as will all other current codes.

Is the Northgate Area Comprehensive Plan being repealed?

No, the plan is not being repealed; rather, the Northgate Action Agenda delivers on a vast majority of the Northgate Area Comprehensive Plan goals. However, there are two changes proposed. One is to repeal the General Development Plan (GDP) requirement. The other is to modify the Northgate open space requirement. Aside from these two changes, all the remaining Northgate area code requirements would remain the same.

Why repeal the General Development Plan (GDP) Requirement?

The GDP regulation applies only to Northgate. No other part of the City has such regulation. It requires owners of large parcels to submit very detailed, inflexible master plans for long-term development proposals in addition to going through the regular City permit and SEPA process . Developers of major sites often build in phases and need to change plans as the market changes. The current GDP requirement is too inflexible to be a useful planning tool.

The GDP has been a failure because after a decade and more than a million dollars spent on the process, nothing has been built to benefit the Northgate community. In its place, the city will implement the Northgate Coordinated Transportation Investment Plan, apply the new Northgate Design Guidelines, and use other tools and investments to achieve the Northgate Area Comprehensive Plan policies.

If we want new jobs, tax base and new housing the GDP needs to go. Without the repeal the mall won't move ahead with even modest new development. King County won't start their south lot transit-oriented development. Other property owners won't build new housing across from the Mall to the north.

Will developers still have open space requirements?

Yes. The Mall and other developers will have to set aside land equal to 15 percent of the amount of new square footage built. Also the Mall will convey 2.7 acres of new open space to the City - the eastern portion of the south lot.

How will pedestrian improvements come about?

The City will require new development to provide pedestrian circulation on site and to develop Transportation Management Plans to encourage alternatives to automobile commutes. The City will ensure good pedestrian access to transit connections.

The City has raised over $2.1 million to build 5th Avenue Streetscape improvements including better sidewalks, crosswalks, and landscaping.

Future development will be near sidewalks along the stretches of 5th Avenue NE and Northgate Way designated as Major Pedestrian Streets. The proposed Northgate Neighborhood Design Guidelines have very strong guidance for pedestrian amenities.

The Coordinated Transportation Investment Plan is a multi-modal transportation approach. It will prioritize pedestrian pathways and also pedestrian connections to other transportation models including bus, light rail, auto, and ultimately monorail.

Why doesn't the Mayor's plan daylight the creek?

The Mayor's plan creates a 2.7 acre open space and pond area on the eastern portion of the south lot which will greatly improve both stormwater control and the quality of water flowing into Thornton Creek. This project is a more cost-effective way to help Thornton Creek than would be achieved by unearthing the storm pipe that in some places is as deep as 30 feet below ground. This project will cost about $6 million, not including the land which the City is receiving for free from Simon. The City expects to be able to recoup some of its costs from King County and from other private developers.

For more information, contact: Jackie Kirn, City of Seattle (206-684-0269)

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