Harbor Square Redevelopment Master Plan April 18 2012.pdfNew or Expanded Elements
of the Port of Edmonds
Master Plan
INTRODIXTION
JUL 11 0 2012
DEVELORMENT' (k'
The Harbor Square Redevelopment Plan has been prepared as an amendment to
the Port's Master Plan. Its purpose is to provide a framework and solid
foundation for the eventual redevelopment of the 11 -acre site into an
economically feasible, environmentally responsible, and well-designed
mixed-use transit -oriented development in the City's Downtown Waterfront
District.
Harbor Square is an important component of the Port's overall property
holdings and when redeveloped will further the Port's statutory directive
of "engaging in economic development programs" to benefit constituents of
the Port District as well as the overall Edmonds community. The Harbor
Square Redevelopment Plan provides important site planning and design
principles to be used for future development plans.
The preparation and adoption of the Plan is in the midst of a multi -phased
planning process. Completed, ongoing, and future phases include:
Phase 1 (complete)
Prepared a generalized fiscal impact analysis of site redevelopment
scenarios.
Phase 2 (complete)
An extensive outreach program to define the community's preferred use,
connections, and design principles for the Harbor Square Redevelopment
Plan.
Phase 3 (ongoing)
Port Commissioners will adopt the Redevelopment Plan into the Port Master
Plan. Following Planning Board public hearings and action by the Edmonds
City Council the Redevelopment Plan, if approved, will be incorporated
into the City's Comprehensive Plan.
Phase 4 (Future)
Following approval of the Comprehensive Plan amendment by the Edmonds City
Council, The Port will market the project to solicit responsible
development interests. With the selection of a developer by the Port,
negotiations between the Port and City will occur to address project
issues including rezoning of the site, site layout, design issues, impact
mitigation and other site development issues. Resolution of project
issues will likely occur through the preparation and approval of a rezone
and/or development agreement involving the City, the Port and the selected
developer. Upon approval of the development agreement by the Edmonds City
Council construction documents will be prepared and submitted to the City
for review and approval.
Implementation of the Harbor Square Redevelopment Plan is intended to
occur over several years, depending on the economic climate, existing
lease arrangements and site planning considerations.
R 4 - BJE - nVE.', AND C(MCETT
EDEVELOPMENT 0 1 J �
The Port has identified opportunities to redevelop the Harbor Square site
with a mix of residential, office, and retail uses that promote economic
development, environmental responsibility, and a high quality design
character. The redevelopment concept includes increased public access
opportunities and other amenities that capitalize on the site's waterfront
setting and adjacency to Edmonds Marsh. Public benefits include an
expanded tax base, increased downtown activity, enhanced connections
between downtown and the waterfront, an improved pedestrian environment,
promotion of transit oriented development, improved ecology, and increased
waterfront view opportunities with public gathering places.
Consistency with Ednionds Comprehensive Plan
This Master Plan is consistent with the City of Edmonds Comprehensive Plan
and pursues a number of the Plan's goals and policies. Most of the
Comprehensive Plan goals and policies relevant to Harbor Square are
located in the Waterfront Activity Center element. Below are some of the
goals and policies from that element that guide this master plan.
Additionally, the Physical Design Principles included in this Master Plan
implement the design -specific Comprehensive Plan policies which are listed
in that section. Comprehensive Plan goals and policies are identified in
"italics."
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Promote downtown Edmonds as a setting for retail, office, entertainment:
and associated businesses supported by nearby residents and the larger
Edmonds community, and as a destination for visitors from throughout- the
region.
• Define the downtown commercial and retail core along streets having the
strongest pedestrian links and pedestrian -oriented design elements, while
protecting downtown's identity.
• identify supporting arts and mixed use residential and office areas
which support and complement downtown retail use areas. Provide for a
strong central retail core at residential rases in the area surrounding
this retail core area. Emphasize and plan for links between the remail
core and these supporting areas.
• Develop gateway/entrance areas info downtown which serve complementary
purposes (e.g. convenience shopping, community activities).
• Explore alternative development opportun:i.t:.iF s .in t_he waterfront: area,
such as specifically encouraging arts -related and arts complementing
uses.
• E.J. Ensure that the downtown waterfront area continues - and builds on
- its function as a key identity element for the Edmonds communit-y.
• E.S. Extend Downtown westward and connect it to the shoreline by
encouraging mixed-use development and pedestrian -oriented amenities and
streetscape _improvements, particularly along Dayton and Main Streets.
Development: _in this area should draw on historical design elements found
.in the h.i_scoric center of Edmonds to ensure an architectural tie
throughout the Downtown Area.
• E.S. Improve and encourage economic development, opportunities by
Providing space for local businesses and cot -cage industries and
undertaking supporting public _improvement projects.
• E.9. Enhance shoreline features to include a full spectrum of
recreational activities, park .sett:ings, natural features (such as the
Edmonds Marsh), and marina facilities. Improve public access to the
shoreline and link waterfront features by establishing a continuous
esplanade along the shoreline. The esplanade will be constructed over
time through public improvements and Shoreline Master. Program
requirements placed on private development.
• E.11. Encourage a more active and vital setting for new retail, office,
enter -La inrtiernt azid associated bUSineS. eS SUtDp017ted by nearby residents and
the larger Edmonds community, downtown commercial activity and visitors
from throughout the regian,
• E.12. Support a mix of uses downtown which includes a variety of
housing, commercial, and cultural activities.
The Comprehensive Plan identities individual districts within Edmonds
Waterfront- Harbor Square is located in t1he "Downtown Master_ Flan
3
District" and the Comprehensive Plan describes the intent for this
district as quoted below:
DopmLown Master Plan. The properties between SR -1011 and the rail.roa(l,
including Harbor Square, the Fdmonds Shopping Center (former. Safeway
site), and extending past the Commuter Rail parking area up to Main
Street.. This area is appropriate for design -driven master planned
development which provides for a mix of uses and takes advantage of its
strategic location between the waterfront and downtown, The location of
existing taller buildings on the waterfront, and the site's situation at
the bottom of "the Dowl ," could enable a design LhaL provides for higher
buildings outside current view corridors, Any redevelopment; in this area
should be oriented to the sLreeL fronts, and provide pedestrian -friendly
walking areas, especially along Dayton and Main Streets. Development
design should also not _ignore the railroad side of the properties, since
this is an area that provides a "first impression" of the city from
railroad passengers and visitors to the waterfront. Art work, landscaping,
and modulated building design should be used throughout any redevelopment
project.
Planning Principles
The concept diagram on the next page illustrates the planning principles
developed during Phase 2 of the planning process. The principles serve as
design objectives and form the basis for the Plan Elements.
The design intent as it relates to the uses, building character,
circulation and parking, public spaces, and sustainability is defined
below.
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LEGEND
Di Vehicle access and parking
Residential village
,:"I ,': Gateway architectural element
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a Pr r
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(((I(( Pedestrian oriented storefronts and Village plaza
activities 1--
Primary pedestrian route ; Mixed-use
mm rima aow ici re Attractive streelscape edge
i
1. Create a pedestrian entry and visual gateway at the Highway 104 / Dayton Street
intersection which is the key link to downtown Edmonds.
2. Create an attractive street front along Highway 104.
3. Feature pedestrian -friendly facades and uses along Dayton Street W.
4. Establish a pedestrian -friendly esplanade with adjacent activities between the plaza (1)
and the marsh.
5. Connect pedestrian walkways to linkages around the marsh.
6. Provide vehicular access into the site from Dayton Street W.
7. Provide direct pedestrian access to the marsh from Hwy 104.
8. Create a pedestrian focus such as a village green or plaza in the center of the
redevelopment.
9. Locate residential development in the southeast portion of the site.
10. Locate parking near the western perimeter, next to the railroad, within a parking structure
designed to serve the entire redevelopment
11. Architectural character should emphasize a "Northwest Style" compatible with the rest of
downtown and feature high quality traditional materials and 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.
PLAN E1,EMENTS"
The Port will incorporate the following elements into the redevelopment of
Harbor Square through design guidelines or conditions of purchase/sale
agreement(s).
Uses and Site fllanni.ng
® Create a "village" character with pedestrian gathering spaces.
Create an attractive street front along SR104 as an entry into
downtown, with a pedestrian and visual "gateway" at the SR104/Dayton
Street intersection.
Locate most of the residential development in the southeast corner
and southern part of the site in a village setting or well landscaped
complex.
Introduce a mix of uses that complement downtown and that provide
optimal tax revenue and other benefits to the City and Port,
including pedestrian oriented retail and a residential mix geared
toward a range of incomes.
Circulation,Traffic and Parking
Provide vehicular access from Dayton Street approximately midway
between SR104 and the railroad.
Locate most of the 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.
Keep interior streets narrow to slow traffic and put the emphasis on
pedestrians.
PUblic Amenities
0 Create a pedestrian entry plaza to Harbor Square that invites public
use and provides a visual gateway to Edmonds Marsh from the
intersection at SR104/Dayton Street. This public entry point will
serve as a key link to downtown Edmonds.
Establish a pedestrian friendly esplanade with compatible adjacent
activities and building facades that extends from the public plaza at
the corner of SR104/Dayton Street across Harbor Square to Edmonds
Marsh.
Create a pedestrian focus such as a village green or public plaza in
the center of Harbor Square.
Create active sidewalk/pedestrian areas with retail spaces that open
onto the Dayton Street W sidewalk. Small scale pedestrian spaces
should be integrated between the development and the streetscape.
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Connect pedestrian walkways to linkages around Edmonds Marsh and to
City-wide bike and pedestrian routes. orient development in a manner
that connects Harbor Square to downtown and the waterfront.
0 Provide direct pedestrian access to Edmonds Marsh from SR104.
Provide a civic/cultural/view point/interpretive element within the
development as a public benefit,
with a village scale
I Z::L
Inlowal site connection to the marsh
trall as well as the city wide trail syslom
Pedestrian oriented central esplanade with Low Impact
Development (LID) elements such as pervious
pavement, rain gardens, etc.
,iijr, and Edmonds as a whole
Pedestrian friendly esplanade extending from public plaza at corner of SR1041Dayton
Street across Harbor Square to Edmonds Marsh
Sustainability
• Incorporate into individual buildings and the overall site
redevelopment both low energy and low water consumption techniques,
as well as other strategies to minimize carbon footprint.
• Provide improved natural buffers and building setbacks to protect
and enhance Edmonds Marsh.
• Incorporate low impact development (LID) elements, such as pervious
pavements and rain gardens.
® Contribute to daylighting Willow Creek and improving the site's
ecological value.
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V '- Landscape buffer between the
sidewalk and traffic
Spaces for pedestrian activity and gatherings and
retail spaces opening onto the sidewalk
Dayton Street sidewalk character.
11hysical.Design Criteria
In order to direct the development of Harbor Square in an orderly manner
to create a unified and attractive complex, the Port of Edmonds will
establish design standards or guidelines that direct the design of
individual buildings and spaces. The standards or guidelines will be used
along with other zoning code and municipal code regulations to review
projects within Harbor Square. The criteria are intended to be consistent
with and implement the following goals and policies in Edmonds
Comprehensive Plan Downtown Waterfront Activity Center element:
• E.14. Encourage opportunities for new development and redevelopment
which reinforce Edmonds' attractive, small town pedestrian oriented
character. Provide incentives to encourage adaptive reuse as an
alternative to redevelopment of historic structures in order to preserve
these resources. These historic structures are a key component: of the
small town character of Edmonds and its economic viability. Height limits
that reinforce and require pedestrian -scale development are an important
part of this quality of life, and should be implemented through zoning
regulations and design guidelines.
• E.17. Provide pedestrian -oriented amenities for citizens and visitors
throughout the downtown waterfront area, including such things as:
0 Weather protection,
o Street trees and flower baskets,
o Street furniture,
o Public art and art integrated into private developments,
o Pocket parks,
o Signage and other way -finding devices,
o Restr_ooms.
• E.18. Strive :for the elimination of overhead wires and poles whenever
possible.
• E.19. Coordinate new building design with old structure restoration and
renovation.
• E.20. Develop sign regulations that support the pedestrian character of
downtown, encouraging signage to assist in locating businesses and public
and cultural facilities while discouraging obtrusive and garish signage
which detracts from downtown pedestrian and cultural amenities.
• E.21. Provide lighting for streets and public areas that is designed to
promote comfort, security, and aesthetic beauty.
• E.22. Building design should discourage automobile access and curb cuts
that: interfere with pedestrian activity and break up the streetscape.
Encourage the use of alley entrances and courtyards to beautify the back
alleys in the commercial and mixed use areas in the downtown area.
The criteria described below present the general objectives and parameters
that the standards or guidelines will implement.
The physical design criteria for Harbor Square are necessarily general in
nature because a specific lay -out for the complex will depend on
development considerations and opportunities at the time. As noted above,
they are intended to provide general guidance rather than serve as
immutable standards. See site development objectives the Uses and Site
Planning, Circulation and Traffic, and Public amenities sections.
Height and Bulk
Buildings should be no higher than 55' above grade except for 1) roof -top
equipment and other appurtenances that are not visible from ground level
and do not block significant views, and 2) special architectural features
such as a tower, sculpture, etc.
All structures above 35' in height should not diminish the "human scale"
experience of pedestrians on Dayton Street or decrease sunlight on the
street. To that end, all buildings over 35' should be set back at least
1' horizontally away from Dayton Street for every 1' in height above 35'
above grade. (This results in no significant additional sun shading or
perception of a taller building by a pedestrian on Dayton.)
Small Scale buildings
All buildings should employ horizontal and vertical articulation and other
architectural methods to maintain the small scale of Downtown Edmonds.
Articulation means placing emphasis on architectural elements such as
windows, balconies, fagade modulation, rooflines, etc to visually break
down the fagade of a building into smaller pieces. Modulation is the
stepping back or projecting forward of portions of a building fagade as a
means of breaking up the building's apparent bulk.
In general, the articulation should be designed to reduce the scale of
buildings so that the horizontal module is no greater than 60' in width.
These preliminary dimensional provisions are intended to respond to
Downtown Edmonds' historic 60' lot pattern and traditional architecture.
Buildings over 35' in height should be horizontally articulated with upper
story setbacks, different materials or window patterns on different
stories, balconies, canopies or other means.
• Dayton Street Frontage
The ground floor of buildings fronting on Dayton Street should
feature `pedestrian oriented facades" and "pedestrian oriented uses".
A "pedestrian oriented fagade" is one with transparent windows or
window displays along most of the fagade front, pedestrian weather
protection, signs oriented to the pedestrian rather than to the
automobile passenger, a prominent building entry and other amenities
such as building details, lighting, street furniture, etc. A
"pedestrian oriented use" is a use that emphasizes human activity on
the street such as retail shops, eating and drinking establishments,
personal services and service oriented offices, etc.
Buildings fronting on Dayton Street should either front directly on
the street or be separated by a pedestrian oriented space such as a
plaza, garden, outdoor seating area, etc. The sidewalk should be at
least 15' wide.
• SR 104 Frontage
The site frontage along SR 104 should feature either pedestrian
oriented facades or landscaping sufficient to screen the majority of
building facades and all parking areas. There should be a pedestrian
path along the entire SR 104 frontage.
Architectural Character
Provide for a well landscaped, Northwest oriented, small-town development
character.
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Site Design and Landscaping
Use green space that relates to and complements the adjacent uses.
Use landscaping to create buffers between sidewalks and adjacent roadways.