Incentive Zoning Money Talks!

2 Seattle wanted... Developers to design projects to achieve certain public objectives – –Public open space –Mixed use development –Pleasing architecture –On-site day care –Interconnections with transportation system

3 So, if developers will accommodate public objectives, Seattle will give developers Additional development intensity, i.e. –More leasable floor area –In taller buildings

4 Why do this? Much cheaper to provide “incentives” for private provision that to have public provision. With limited resources, public provision is probably not a realistic option.

5 But... Why should a developer have to “pay off” the city in order to develop an office building that; –The market demands, –Is technologically sound, and –Is consistent with health, safety and welfare as evidenced by the fact that the city will approve it?

6 Seattle’s Washington Mutual Tower, zoned for 27 stories

7 As of right 27 stories Affordable Housing Contribution - add 13 stories Transit Contribution - add 1 story Public Plaza – Add 2 stories Public Atrium – Add 1.5 stories Public Garden Terrace Add.5 stories Day Care Add 1 story For sculptured top add 2 stories Retail space add 2 stories For mechanical space 2 stories Public escalator add 2.5 stories

8 Incentives take the Washington Mutual Tower From 27 to 55 stories – Seattle’s tallest building

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