Harbor Square Mailing Brochure.pdfPreliminary Redent Vision
1 2013
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architectural character
with a village scale
xible (relaillresidential) space
the ground floor
Visual connection from
Daytoni 04 corner through
the site to the marsh_
stories stepped back to
mass
High quality design features with
long lasting materials
Connection to the
`=Landscape buffer between the
sidewalk and traffic
Spaces for pedestrian activity and gatherings and
retail spaces opening onto the sidewalk
Pedestrian oriented retail along Dayton
Internal site connection to the marsh
trail as well as the city wide trail system
I',d In til wl:nkr 1 I fill aI sl I bnarl/ with low ingrurt
irv,fulnl fit r^tarn n0 sffdhaf lx,rvitnf, paver nt fain
(,lalden, etc`
Public spaces for onsite residents and Edmonds as a whole
This preliminary redevelopment plan reflects the communities values for Harbor
Square and downtown only because of the time and commitment the following
citizens put into the preparation of a vision.
® Bill Angle Darrol Haug • Jack Tawney
• Mary Lou Block John Heighway • Ron Wambolt
• Jan Conner • Chris Keuss « Bruce Wittenberg
® Kathy Dewhirst • Elizabeth Mitchell Frank Yamamoto
« Frin Dudley • Dean Nichols
• Bruce Fairies « Keeley O'Connell
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architectural character
with a village scale
xible (relaillresidential) space
the ground floor
Visual connection from
Daytoni 04 corner through
the site to the marsh_
stories stepped back to
mass
High quality design features with
long lasting materials
Connection to the
`=Landscape buffer between the
sidewalk and traffic
Spaces for pedestrian activity and gatherings and
retail spaces opening onto the sidewalk
Pedestrian oriented retail along Dayton
Internal site connection to the marsh
trail as well as the city wide trail system
I',d In til wl:nkr 1 I fill aI sl I bnarl/ with low ingrurt
irv,fulnl fit r^tarn n0 sffdhaf lx,rvitnf, paver nt fain
(,lalden, etc`
Public spaces for onsite residents and Edmonds as a whole
This preliminary redevelopment plan reflects the communities values for Harbor
Square and downtown only because of the time and commitment the following
citizens put into the preparation of a vision.
® Bill Angle Darrol Haug • Jack Tawney
• Mary Lou Block John Heighway • Ron Wambolt
• Jan Conner • Chris Keuss « Bruce Wittenberg
® Kathy Dewhirst • Elizabeth Mitchell Frank Yamamoto
« Frin Dudley • Dean Nichols
• Bruce Fairies « Keeley O'Connell
DesigrF-Irinciples
(nuiribered Io correlate with the site plan be &:tmi
1 . Create a pedestrian entry to Harbor Square that invites public
use and provides a visual gateway to the Edmonds Marsh from
the intersection of Hwy104/Dayton. This public entry point will
serve as a key link to downtown Edmonds.
2. Create an attractive street front along Hwy] 04.
3. Feature pedestrian friendly facades and uses along Dayton
Street with appropriate setbacks and sidewalks.
4. Establish a pedestrian friendly esplanade with adjacent
activities from the public plaza (1) across Harbor Square to the
marsh.
5. Connect pedestrian walkways to linkages around the marsh.
6. Provide a vehicular access from Dayton Street approximately
midway between Hwy] 04 and the railroad.
7. Provide direct pedestrian access to the Marsh from Hwyl04.
8. Create a pedestrian focus such as a village green or public
plaza in the center of Harbor Square.
9. Locate residential development in the southern part of the site.
10. Locate parking near the western perimeter of the site, next to
the railroad. Parking could be enclosed in an above ground
structure designed to serve the entire site.
r%
Residential
Retail
Office
Recreation
_i
Open Space
Structured Parking
1 1 . Architectural character should emphasize a "Northwest Style",
compatible with existing downtown Edmonds character, and
feature high quality traditional materials incorporating a
variety of colors, forms and textures.
12. Provide improved buffers to protect and enhance the Edmonds
Marsh.
13. Provide for a well landscaped Northwest oriented small-town
design theme.
� �^ �= �� Analysis "
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|norder |oconfigure and scale new development tominimize
potential view impacts, the Part engaged the University of
Washington College nfBuilt Environments 10conduct odetailed
views6r6 analysis using doto of the ort L|DAR imagery, Ge|6 surveys
and 8|3 contour maps. The analysis defined the viewmhr6 in the
area above Harbor Square that could potentially be oHvdoJ by
future redevelopment.
Using the UVVVinwxhe6 8o6v as o baseline, MAKERS inserted 3-D
building mo6o|o of the nn:hihedom| concepts info photo imagery
from those public locations with the greatest potential hn be
Existing
impacted by future redevelopment of Harbor Square; see existing
and proposed redevelopment images below.
Rigorous field surveys and technical analysis indicate that there 6o
not appear |o be any measurable impacts to either existing public
views or local rroi6oniin| views within the Harbor Square viv*she6,
for structures uphzfive stories.
The UVVVi*wsho6 Study is ovoi|o6|e on the Pod's wo6sdn or by
request.
Proposed Redevelopment
Master Plan Concepts
Two concepts were prepared to illustrate the oxoo, connections,
and principles defined by the Steering Committee, consistent with
the "economically feasible" assumptions identified during Phase
I of the Harbor Square redevelopment planning process. The
Committee indicated preference for Concept 3,with modifications
mdoua6 building heights along Dayton, improved interior site
circulation and increased public access and open space.
Avillage character withpedestrian gathering'
^
spaces that welcome not
just onsite residents but all
of Edmonds
Public
bli B fit161)
The Steering Commhtee identified [lie primary redevelopment
issues ranging from economic feasibility |obuilding design,
linkages todowntown Edmonds, and community compatibility. The
Committee was asked to explore three basic 600ign/6eve|opmon|
concept elements |o move howox] o nhnrc6 vision for site planning
purposes; these elements were l) uses, 2> connections, and 3\
design principles.
A mix of uses to provide optimal tax
revenue and other benefits to the
City and Port with multi -story
residential aothe predominate use.
Upper floors
stepped back
from face.
SIR 104/Dayton corner to function as Connection mthe
pedestrian gateway to the site
inviting to passing public
Aoenvisioned bwthe Steering Committee, the most likely Harbor
3qoom redevelopment plan will include o mix of residential,
office, and m|oi| uses. The concept will increase public access
opporfonihooand other amenities inowaterfront setting that
frames the Edmonds Marsh as o knyolth6u|n and public asset.
Some of [lie on1idpo|e6 public benefits include:
Expanding the tax base for the Edmonds and Woodway
Communities
~
One-time construction fees and |oxnx/ estimated $711,535
'
Annual retail sales tax; estimated $97,O0O.
^
Annual property hox/ eohmo|o6 $2l l ,000.
Enhancing connections and pedestrian environment:
^
Pedestrian oriented stveefscopowith owide sidewalk along
Dayton.
^ AMmdiw: streets with ovariety ofamenities ho invite
pedestrian activity.
^ Shops, restaurants and cafes along Dayton Street.
~
Enhanced nature trail and buffers along the marsh.
~
Improved walkway along Hwy] O4.
`
Pedestrian esplanade through the site to the marsh.
Prot -noting Transit Oriented Development:
^
Encourage commuter access.
^
Reduce cat- traffic.
Increase dernographic diversity and population age groups.
Improving ecology:
^
Contribute |o6ny|ighhngWillow Creek +ocreate better
drainage and achieve improved wafer quality.
`
Improve hydraulic function and ecology of the marsh.
^
Facilitate habitat restoration for riparian vegetation,
migrating salmon, bird populations and other important
resident species.
~
Reduce impervious surfaces (ocontrol on|rno|o6 surface
v|ormwofec
~
Enhanced marsh buffer.
~
Design site n|ormwote/ infrastructure to best technology
shon6or6s/ ie. pwo|eo, rain gardens, green rooftops.
Increasing waterfront view opportunities and public
gathering places:
^
Dedicated public use oens with views of the xkom|inn and
Edmonds Marsh.
~
Environmental interpretive center.
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For several years, the Porto[ Edmonds has been actively engaged
in n master planning process for future m6cvn|opmon| at Harbor
Square. APhase l Feasibility Study was completed in2OlO.
This summary report provides planning information and oprocess
Joych[dion for the recently completed Phase 2 Public Outreach.
The process began with the selection of o lS'peuon Steering
Committee drawn from the Edmonds and W6o6*oycommunities.
The committee members represent wide diversity ofexperience
and insights.
In o series ofmeetings facilitated by Bill 7rimmand MAKERS
nrckih:dorr and urban design, the Harbor Square Steering
Commiffee Meeting #2:
The Committee reviewed two concepts and provided input on
design preferences and site layout characteristics. This input is
nf|adeJ inthe concept drawings and orchUedom| sketches and
i6on|iHn6 in the Public Benefits section discussed in this report.
Committee identified key assumptions, constraints and opportunities
for various redevelopment scenarios. This provided design input for
refining the site concepts necessary for completion of master plan
and for subsequent approval by the Pod Commission and the City
of Edmonds. The Planning Process flow chart isshown 6e|ovx
AGno| plan has not yet been completed. Rather, the concepts
discussed inthis report represent ocollection o{thoughts and
ideas formulated 6vthe Steering Committee, with input from
the community, through o process that has been open and fully
transparent, without o predetermined outcome. Ap,efe/mJ
o|hrmotivo has not yet been approved.
Committee Meeting #3:
BocaJ on input from meeting #2, the Committee further refined
the dimensional images illustrated inConcepts 2 and 3.The
Committee also evo|oo1e6 o number of important design principles
and made the xvggoohnnn |in|n6 under "Design Principles" in this
report. The concept shown inthis report represents the Committee's
recommendations through meeting #3.
Planning Process ~—l}ov'l`»r000tlmplonzootationr~>
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I D M 0 H D S
336 Admiral Way
Edmonds, WA 98020
strategy for Harbor Square and conduct an environmental review.
Upon adoption by the Port Commissioners, the master plan will
be submitted to the Edmonds City Council as an application for a
Comprehensive Plan amendment.
Environmental Review
• Port of Edmonds - Master Plan Amendment
• City Council - Comprehensive Plan Amendment
Aa diflorial Inforaiation Prepared by:
Contact: Bob McChesney I&M
Port Executive Director &
425-774-0549 Bill Trimm, FAIC
Web: www.poilofedi-noiicls.org/liarborsquai-e_i-neefings.lifnil
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