Redevelopment in Wedgwood’s Commercial District

Evans Thriftway was in a 1946 grocery building which was remodelled and expanded in 1956-1957 and renamed for owner Russ Evans. The Jasper Apartments are now on this site. Photo courtesy of Puget Sound Regional Archives. The writing on the photo is the legal description with block number and address.

The commercial district of the Wedgwood neighborhood in northeast Seattle is arranged along the arterial 35th Avenue NE with clusters of stores at the NE 75th and 85th Street intersections.  The majority of the storefronts and office buildings were built during an intense period of development after World War Two ended in 1945.  Soldiers returning from the war married and started families, and the vast areas of vacant land in northeast Seattle filled up with single-family housing.  During those years with a growing customer base in the new Wedgwood neighborhood, the Wedgwood business district took form with various kinds of stores and services.

Today we are beginning to see the tear-down and replacement of commercial buildings in Wedgwood along 35th Avenue NE.  Due to the lack of action from Seattle City Council on zoning issues, townhouses with blank walls are being built in the commercial district instead of the storefronts which are wanted by the Wedgwood community.

Tear-downs and redevelopment in Wedgwood

The Jasper Apartments at 8606 35th Ave NE opened in the summer of 2012. The building seems overwhelming at four stories tall in Wedgwood’s low-rise commercial district.

Wedgwood was somewhat rural, was outside of the city limits and had no apartment buildings until after World War Two.  After completion of the Oneida Gardens apartments in 1948, sixty more years went by until another apartment building opened, the Jasper in 2012.

The Jasper at 8606 35th Ave NE was the first four-story-tall building to be built on 35th Ave NE near Wedgwood’s commercial center at NE 85th Street.  Despite prolonged negotiations with the developer, Wedgwood neighborhood activists were unable to win any concessions such as accessible public space or set-backs to make the Jasper building less overwhelming.

Built in 1956, the low-scale building at 8611 35th Ave NE has beloved, locally-owned small businesses including Javasti Coffee.

Another big disappointment was that the Jasper building does not have storefronts at the sidewalk level.  We learned that developers are not required to put in retail in a new apartment building like the Jasper.

What is wanted by Wedgwoodians is more locally-owned coffee shops, restaurants, and services such as a copy center or a bookstore.  But there is no City zoning requirement that buildings in Wedgwood’s commercial district have to have storefronts.

Construction of the Jasper was a wake-up call which precipitated neighborhood action on land use, specifically for protection of the commercial district of Wedgwood.  In 2010 to 2015 Wedgwood activists worked to formulate a plan to address future developments.  Looking back now, I could not have predicted that all of the time, effort and grant funding to study and advocate for a plan for Wedgwood’s commercial district, would go down the drain due to inaction on the part of Seattle City Council.

The Future of 35th Ave NE planning project

A grant-funded, coordinated neighborhood design plan for what people want in future commercial developments along 35th Ave NE.

In 2014-2015 the Future of 35th Ave NE project was organized and conducted by Wedgwood neighborhood activists to address the look and usability of the commercial zone along 35th Ave NE.  The purpose of the Plan was to get ahead of new development projects by defining neighborhood needs and presenting documentation.  Only by setting out guidelines ahead of time for what we want in Wedgwood’s commercial district, can we get the retail storefronts we want instead of the blank walls of townhouse structures.

The Future of 35th Ave NE Plan, completed in 2014, was published in a document and presented to the Land Use Committee of Seattle City Council in February 2015.  Since that time, City Council has not taken action on the request and has added more layers of “process” before Wedgwood can get the requested zoning changes which will affect what can and can’t be built along 35th Ave NE.  After election of new City Councilmembers in the year 2015 who were supposed to represent geographical districts of Seattle, it has been very discouraging and disillusioning to see how ineffective and inactive City Council has been in the years since then.

Zoning regulations could create the desired retail district in Wedgwood

These townhouse structures were finished in early 2016 on the former site of the Big Green House at 7321 35th Ave NE.  This kind of development plunked down in the middle of the retail district, is exactly what Wedgwood residents do NOT want.

Wedgwood is still waiting, waiting and waiting for the zoning request of the Future of 35th Plan to go through the process of consideration by City Council.  As of 2016 another step in the process was added. City Council is considering a bill which addresses zoning for the whole city and includes the need for more housing.  The HALA legislation (Housing Affordability and Livability) proposes denser zoning in some areas of Seattle, especially in “Urban Villages.”

For Wedgwood which is not a dense urban zone, the Future of 35th Plan requested zoning changes only for the commercial nodes, primarily at the intersections of NE 75th and 85th Streets along 35th Ave NE.  The “pedestrian zone” as defined by the Future of 35th Plan, is for retail storefronts and a walkable streetscape in the business district.  In this way, by a requested zoning change, the Future of 35th Plan proposed a requirement that buildings in Wedgwood’s commercial district have retail storefronts with apartments or condos above, to help to create the needed population density to support small shops.

Waiting and waiting for the Future of 35th Ave NE

Demolition of 8038 35th Ave NE

As of the year 2017 there is still no indication that City Council will act on Wedgwood’s request for controls upon the commercial zoning.  City Council members have spent the last two+ years dithering about issues such as ethics in banking, instead of taking action on real concerns of the neighborhoods of Seattle.  As an example of endless “processing” by City Council, how much longer will it take for City Council to decide upon a plan to help the homeless?  They have already been discussing this for years and years.

In the foreground is shown townhouse construction where 8038 35th Ave NE was torn down in September 2016. In the background is 8044, Balch’s former real estate office which is in a row of like buildings.

I do not mean to equate Wedgwood’s zoning request with the seriousness of issues such as homelessness.  My point is the ineffectiveness of the current Seattle City Council to take any action on anything in a timely manner.  The Future of 35th Plan was completed in 2014 and presented to City Council’s Land Use Committee in February 2015, but promised action on the Plan has not taken place.  My recent inquiries to City Council members received no response.  As yet there is no indication of action on the Future of 35th Ave Plan or on City-wide zoning plans.

While we are waiting and waiting for City Council to take action, uncontrolled development is destroying the Wedgwood business district.  it is too late for some buildings in Wedgwood as more buildings in the commercial zone are being lost to the pressures of townhouse developments.  On September 27, 2016, one building in a cluster of the office complex built by Albert Balch, Wedgwood’s original developer, was demolished.  The building at 8038 35th Ave NE is being replaced by three-story townhouse structures.  These much-taller buildings mar the harmonious look of the low-scale Balch office buildings on this block.  The townhouses obstruct visibility and access to businesses, and take up the former parking area.

Three-story townhouses are being built in place of just one low-scale building at 8038 35th Ave NE.

About Wedgwood in Seattle History

Valarie is a volunteer history writer for northeast neighborhoods in Seattle, Washington.
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