Earlier today the City Council voted to approve new legislation that will reduce barriers and allow small businesses to setup storefronts faster and cheaper. The bills (CB 121045 and CB 121047), introduced and sponsored by Council President Sara Nelson (Position 9) in collaboration with Mayor Bruce Harrell, seek to directly address concerns frequently cited by local stakeholders.   

“This legislation is about turning ‘For Lease’ signs into ‘Grand Opening’ banners,” said Council President Nelson. “We’re removing the costly, unnecessary roadblocks which slow housing construction, inhibit economic growth, and increase building project cost and hassle. By passing these bills, we are reducing the cost of building housing, unlocking opportunities for small businesses, and activating vacant properties.”

“Thank you, Council President Nelson for your leadership,” said James Graham, Principal/Founder of Graham Baba Architects. “Since presenting the barriers within the Seattle’s permitting system that add time, cost, and hassle to projects of all sizes in your committee in February this year, I’ve been thrilled to see you advance legislation that address two of the many problems in Seattle’s broken permitting system. Together, these bills add predictability to project permit timelines and reduce the permitting requirements for many projects, including storefront re-activation downtown. On behalf of residential and commercial architects, I applaud your efforts.”

Background

Improving building permitting processes which includes updating rules around substantial alterations has been identified by city leaders, business owners, and community organizations as a keyway to better support local businesses and activate vacant storefronts in neighborhood business districts across the city. 

This legislation is a direct result of a February 13th roundtable discussion at Council President Nelson’s Governance, Accountability, and Economic Development Committee. This panel, featuring respected architects led by Jim Graham of Graham Baba Architects, was tasked with identifying the most systemic problems in our permitting process.

Under the previous code, businesses looking to occupy a vacant space were often subject to a “Substantial Alteration” designation. This rule required them to undertake extremely expensive and time-consuming upgrades to the entire building’s structure, ventilation, and fire safety systems, even when there was no change in the building’s use or safety risk. This requirement was a major barrier for small businesses, preventing many from ever opening.

The bill significantly reduces the number of projects that qualify for this onerous designation by creating a size exemption for spaces with a gross area of 7,000 square feet or when the project changes less than 20% of the building. It also removes the rule that a building being vacant for more than 24 months automatically triggers a substantial alteration review.

The legislation also creates predictability, which is essential for any construction project. This bill brings Seattle’s municipal code into alignment with new state laws to provide clear and reliable timelines for permit review.

Over the past eight years, the city issued about 180 substantial alteration permits for commercial, institutional, industrial, and multi-family projects. Under the proposed 7,000-square-foot exemption, nearly half of those would no longer need a substantial alteration permit.

Next steps

The bills will now head to the Mayor’s Office where they’re expected to be signed. The new regulations go into effect 30 days after that.

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