Mixed Use Alternatives for Rainer Beach Economic Development: Low­Impact Production Businesses John Vander Sluis A project submitted in partial fulfillment of the requirements for the degrees of Master of Urban Planning and Master of Public Administration College of Built Environments and Evans School of Public Affairs University of Washington 2010 Mixed Use Alternatives for Rainier Beach 2010 Table of Contents List of Figures ................................................................................................................................................ v List of Tables .............................................................................................................................................. viii Degree Project Research Context ................................................................................................................. 1 Executive Summary ....................................................................................................................................... 1 Project Context ............................................................................................................................................. 5 Purpose ..................................................................................................................................................... 5 Vision ......................................................................................................................................................... 5 Demographic Context ............................................................................................................................... 6 Geographic Context ................................................................................................................................ 18 Historical Context .................................................................................................................................... 21 Current Events ........................................................................................................................................ 23 Research Introduction................................................................................................................................. 28 Benefits Should Accrue to the Neighborhood ........................................................................................ 28 Businesses Should be Compatible in a Residential Neighborhood ......................................................... 29 Businesses Should be Economically Sustainable .................................................................................... 30 Research Question ...................................................................................................................................... 30 Methodology ............................................................................................................................................... 31 Land Use Theory ......................................................................................................................................... 32 Land Use History ..................................................................................................................................... 33 Advantages and Disadvantages to Land Use Mixing .............................................................................. 35 Economic Development Strategies ............................................................................................................. 39 Jobs-Housing Mismatch and Place-based Strategies .............................................................................. 39 Competition ............................................................................................................................................ 40 Cluster Theory ......................................................................................................................................... 44 Cluster Analysis Applied to Rainier Beach .............................................................................................. 45 Summary ................................................................................................................................................. 62 Low-Impact Production Business Success in Rainier Beach ........................................................................ 63 Neighborhood Compatibility & Predictability ......................................................................................... 63 Rent & Market Factors ............................................................................................................................ 88 i | Page Mixed Use Alternatives for Rainier Beach 2010 Policy & Zoning Constraints .................................................................................................................... 93 Case Studies .............................................................................................................................................. 104 Mini-Case Studies: Alpha Cine & Essential Baking Locational Decisions .................................................. 106 Alpha Cine ............................................................................................................................................. 106 Essential Baking Company .................................................................................................................... 106 Key Lessons ........................................................................................................................................... 108 Case Study: San Francisco Production, Distribution, and Repair .............................................................. 109 Overview ............................................................................................................................................... 109 History ................................................................................................................................................... 110 Project Description................................................................................................................................ 110 Neighborhood Description .................................................................................................................... 111 Business Needs and Compatibility ........................................................................................................ 113 Mitigation: Mixed Use Zoning, PDR Zoning, and Business Support ...................................................... 120 Key Lessons ........................................................................................................................................... 124 Mini-Case Study: La Cocina Kitchen Incubator ......................................................................................... 125 Overview ............................................................................................................................................... 125 History ................................................................................................................................................... 125 Project Description................................................................................................................................ 126 Neighborhood Description .................................................................................................................... 127 Compatibility ......................................................................................................................................... 129 Key Lessons ........................................................................................................................................... 129 Case Study: Boulder Steel Yards, Boulder, CO .......................................................................................... 130 Overview ............................................................................................................................................... 130 Project History ...................................................................................................................................... 130 Project Description................................................................................................................................ 131 Neighborhood Description .................................................................................................................... 136 Mitigation: Mixed-Use Zoning .............................................................................................................. 139 Key Lessons ........................................................................................................................................... 142 Case Study: Jamaica Plains Brewery ......................................................................................................... 144 Overview ............................................................................................................................................... 144 Project History ...................................................................................................................................... 144 ii | Page Mixed Use Alternatives for Rainier Beach 2010 Project Description...............................................................................................................................