Phinney Ridge and Greenwood

We are eager to continue participating in the upcoming community discussion on Monday, September 28th at Ballard High School Library. Based on past meetings of the design review board – it is sure to be a busy and lively meeting with a ton of community debate.

We are neither a proponent nor objector to the Greenwood Fred Meyer expansion in Seattle. That said – there are two sides to every story, and wanted to share what Fred Meyer has to say. In general, we’ve found the company to be a reasonable asset for communities and ethical in employment and business practices.

Any time a long loved neighborhood market is threatened – there is a very reasonable amount of concern regarding changes and how it will impact parking and traffic in the neighborhood. When we stopped in some neighborhood locally owned stores – right across from the development site on Greenwood – we were shocked to find a very low level of awareness of the potential changes with other neighborhood merchants. We’ll continue sharing viewpoints on all sides of the issues – it’s a big change for Greenwood / Phinney and a story all local residents need to consider.

The FAQ below is offered by Fred Meyer on their position – we don’t agree or disagree with it, but hope to spark good discussion on the project for the Greenwood and Phinney Ridge Seattle communities. The text is Fred Meyer’s unedited FAQ that we are sharing and look forward to an active discussion on the potential design options. It also offers direct contacts within Fred Meyer to share concerns or support.

Project Overview per Fred Meyer:

The current Greenwood Fred Meyer, built in 1975, is being replaced with a 170,000 square-foot sustainably-designed store that will provide expanded product offerings, a full-service grocery, and a new, updated and more enjoyable shopping experience. In addition to eco-friendly features, the new store will also offer one of Seattle’s largest selections of organic products (Northwest-sourced whenever possible).
The current preferred design option includes approximately 200 apartments―some above the store and others at street level along the east side of 3rd Avenue NW. Approximately 20,000 square feet of additional retail space will be leased out to small, unique retailers and restaurants that will be located along 85th St. and 1st Avenue next to new, wider, landscaped sidewalks. A public plaza at the intersection of 1st Avenue and Morrow Lane can be used by the community for gatherings and events. These new neighborhood elements will contribute to the transformation of Greenwood’s town center into a vibrant, high density, walkable urban village.
Location: The north side of NW 85th Street between 1st and 3rd Avenues NW

Construction Start Date: Fall 2011 (Pending approvals and permitting) / Completion Date: 2013

Project Cost: Fred Meyer will invest about $50 million in the store and other retail; Lorig will invest another $27 million in the residential portions
Green Building Certification: Targeting Leadership in Energy and Environmental Design (LEED) certification standards

How does the new Fred Meyer fit into existing neighborhood and city plans for growth in the area?

The property currently occupied by Fred Meyer and the Greenwood Market has long been designated as an urban village by the Greenwood neighborhood and the City of Seattle. An urban village is categorized as high density, highly pedestrian-friendly and a place where people can live, work and play. This is what the neighborhood and the City have envisioned for Greenwood’s town center. Fred Meyer’s plan to incorporate apartments, other small retailers, and the focus on pedestrian activity will help the neighborhood move closer to realizing this vision. Although the zoning of the property would allow a traditional “big box” format with a single-story store and extensive surface parking, we are meeting the community’s request to incorporate a residential component and other smaller retail stores, and are thus designing to meet NC3 type provisions.
When will construction start? How long will it take?

We are planning to start construction in fall 2011 or early 2012. Construction will take approximately 18-22 months.

Will the new development create more congestion and traffic problems?

We know that to be successful we need to make sure our store is safe and easy to get in and out of, and that traffic congestion is mitigated. As part of the permitting process, we will hire a consultant to do a complete traffic study of the project. This will help us understand the traffic impacts of the development and what we’ll need to do to mitigate any additional traffic, as well as improve the experience for all users of the development and the surrounding neighborhoods.

Additionally, it is important to note that Fred Meyer is not a regional draw, but rather typically attracts customers from only 1-3 miles around each store. The amount of increased traffic congestion seen with a large-scale warehouse retailer, for instance, is not characteristic of Fred Meyer stores. And, we believe the net new traffic to the site will be negligible. The only addition to the store is grocery, which will replace the current grocery trips already taking place on the site.

Are there plans for construction mitigation in the area?

We will address construction mitigation as part of the Master Use Permit review process. Routes for truck access, adjustment to transit stops, hours of construction, and sidewalk and street parking closures will be planned well in advance and communicated to the neighborhood.

Will the development affect Greenwood’s peat bog?

Fred Meyer has hired a consultant specifically to identify and address any impact to the underlying peat in the area. Like the Piper Village project next door, issues surrounding the peat have informed much of the project’s design, and efforts have been made to ensure that there is no detrimental impact on the peat.
We will also ensure that contractors follow best practices throughout construction and operate in compliance with the City of Seattle’s new peat ordinance.
Has Fred Meyer involved the local community in planning the new development?

Fred Meyer, Greenwood Shopping Center and Lorig are committed to building a project that the community enjoys, appreciates, and uses. Since 2003, we have met over 50 times with Greenwood community leaders and members of the local planning committees, as well as city officials, to discuss the project. Through these meetings, we have received input and guidance from our neighbors and understand their vision for Greenwood. We have incorporated key components of their feedback and priorities into our plans, and continue to work collaboratively with them to achieve an end result that benefits everyone. We are grateful to work with a neighborhood that is involved and able to articulate their desires; it has prompted us to develop a store that is unlike any other Fred Meyer.

What will happen to the Greenwood Market?

We recognize that the Greenwood Market has been an important part of the community. But the neighborhood’s own plans for growth and revitalization inevitably bring change. The engine for the desired change is the Fred Meyer redevelopment. It is the catalyst that will allow the property to be redeveloped and move Greenwood toward the dense, pedestrian-oriented urban village that we all want.

The Greenwood Fred Meyer store is the only one without food in the Seattle market and offering a full-scale grocery store is central to Fred Meyer’s plan for success. The Greenwood Market would need to enlarge its own store in order to remain economically viable, but there is not enough space for both stores to be enlarged. The Greenwood Market’s lease expires in 2011 and they have been making alternative plans for their future for several years. The store’s owners, Town & Country Markets, will continue providing groceries at their store in Ballard, and at their sister store, Central Market, in Shoreline. Although we understand that change is not easy, we are confident that the much bigger grocery offering at the new Fred Meyer (including a large selection of organics, as well as a convenient and large take-out deli) will provide much to please the neighborhood.

What about the employees at the Greenwood Market?

We know there is concern about the employees at the Greenwood Market. Fred Meyer has been informed that all of the Greenwood Market employees will be offered the opportunity to transfer to other Seattle locations within the Market system. However, for those employees who would prefer to remain in the Greenwood neighborhood, we will offer priority consideration at the new store. We are proud to offer excellent salaries and one of the best benefit packages in retail (including health care) to our employees.

What businesses will occupy the other retail spaces?

Currently no leases have been signed, but the vision of Fred Meyer, Greenwood Shopping Center and Lorig is that the small retail spaces will be occupied with unique, locally-owned and operated, high-quality shops and restaurants.
Who do I contact to answer questions about the project?

Tom Gibbons, Fred Meyer Director of Real Estate Development

503-797-3533

Tom.Gibbons@fredmeyer.com

Melinda Merrill, Fred Meyer Director of Public Affairs

503-797-3830

Melinda.Merrill@fredmeyer.com

To view the site, go to 100 NW 85th St, Seattle WA

If you enjoyed this post, make sure you subscribe to my RSS feed!