View Corridor Impact Study(2).pdfor - -- V
Conclusion Meeting
12/13/10
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Summary:
J011- 10
Studerit Tem
Arnor Kool
Base� Ismael
Patrick McGlothlin
Mardi Morrison
Sean Beatty
Introduction,
Previous feasibility analysis conducted of the, Harbor Square property indicated that re -development of
the site would be cost prohibitive under the Current density and' zoning restrictions,. Understanding this
dilemma the! Port of Edmonds sought to ex�plore the possibility of adding density to the site through
increased height limits. Because of the development sites location along the Edmonds waterfront the
impact of such a sol ution needed to be carefully analyzed, The goal for the student team was to assess
the impact of increasing the development height limits (above 35ft) associated with the Harbor Square
property on the views currently enjoyed by neighboring property owners. Each member of the student
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master's degree in construction management at the University of Washington.
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frf the potential development in the future. The idea is that these simulations, can be applied to the
5ccurate as the des�gn progresses. In addition as the viewshe;d analysis becomes more refined and is
used in conjunction with accurate models of the proposed buildings the analysis maps may be used for
community outreach necessary to allay any concerns associated with the impact of the proposed
gtructures on the view of the waterfront.
University of Washington team members,
Amor Kool
Hometown: Indore, India
Education'- Bachelor of Architecture (6,Arch) from Rajiv Gandhi Technical University (RGTU), Bhopal, India (2007); M.S. In
Construction Management candidate (2010).
Experience: Amor Is a licensed Architect with Council of Architecture New Delhi India. He has worked as a consultant Architect in
Indere and New Delhi and Project Architect with RGAPL Noida, India, Amor's experience varies from interiors, residential, hotels
and conservation and preservation. He worked as an assistant Architect in "Integrated development of Destination Patiala"
documenting heritage buildings (Forts, tombs and Palaces) and proposing solutions for their conservation. Apart from that Amor has
worked as a consultant and construction manager for an Interior of an apartment In New Delhi. In addition to working with several
International Architectural consultancy firms as well, Currently he is conducting, research that compares projected energy models
with actual performance of buildings as a thesis for Master's Degree In Construction Management at UW,
Basel ismall
Hometown' � Damascus, Syria
Education: B.S, in Landscape Architecture from the University of Washington (2007): M.S. in Construction Management candidate
(2010).
Experience: Previously Basel worked in an environmental' art firm in Seattle from 2008 to 2009. He also was a teaching assistant in
the department of landscape architecture at the UW for a computer aided drafting (CAD) class, Basel is proficient with several CAD,
GIs and 3D modeling software applications, as, well as architectural rendering, graphic design, and photography means and
methods,
Mardi Morrison
Hometown,, Silver Spring, MD
Education, B.S. In, Finance, M.S. In Urban Studies, M.S, in Real Estate candidate 2011 and M!, S. in Construction Management
candidate 2611..
Experience: Mardi has been actively Involved in urban redevelopment projects that have resulted in broad-based community
benefits, property redevelopment, and re -energizing local business activity. Mardi has worked with the Milwaukee Department of
City Development and the Real Estate Authority for the City at Milwaukee (RACM) on several commercial district revitalization
initiatives where his contributions helped in the repositioning and redevelopment of a number of underutilized commercial properties
fie has collaborated with Local Initiatives Service Corporation (LISC) in Milwaukee, resident associations, Milwaukee Main Street
Program managers, community development corporations, and Business Improvement District (BID) leaders, In addition Mardi has
also worked for several Fortune 500 companies helping to craft short and long-range strategic plans,
Patrick McGlothlin
Hometown,, New Castle, IN
Education, B.S. In Architecture from the University of Cincinnati (2!004); M.S.in Construction Management candidate (2010)
Experience,, Patrick has worked in a variety of architecturai/design firms since graduating from the University of Cincinnati in 2004.
His, project experience ranges from the development of a modern pre -fabricated housing system while working in Minneapolis, MN
to producing construction document sets for homes In Telluride, CO and large educational fadfitles in Cincinnati, OH. Currently he is
working part-time for a small residential design/build firm in a construction management capacity.
Sean Beatty
Hometown: Fairfax, Virginia
Education: Master of Architecture, Washington State University (2006), M.S. Construction Management candidate (2010),
Experience: Upon graduating from WSU Sean took the opportunity to Intern with the US State Department; working at the London,
UK embassy for 3 months, During this time he provided schematic design assistance for a renovation of the onsite pub; in addition
to digitally mapping government real estate assets utilizing Google, Earth, After this Internship Sean took a position as a broker's
assistant at Marcus and Millichap, In Seattle during this time he providing research and support for commercial real estate
transactions throughout the Puget Sound region. After one year at Marcus and Mitlichap, Sean took a position with David
Vandervort Architects in Seattle. Here he was involved with the, design and construction of custom single family homes with a focus
on sustainability. Currently Sean Is a full time student at the University of, Washington who spends most of his free time remodeling
a small craftsman home in Seattle.
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Harbor Square View Corridor Impact Study
11/22/10
Conducted by Students at the Unu versitIr ington on behalf of the Port of Edmonds
Fall 2010
Faculty Advisor:
John Schaufelberger
student Team
Arnor Kool
Basel Ismael
Patrick McGlothlin
Mardi Morrison
Sean Beatty
Harbor Square View Corridor Impact Study Faculty AdvEsor
11/22/10 John Schaufelberger
Conducted by Students at the University of Student Team
Washington on behalf of the Port of Edmonds Amor Kool
Fall 2010 Basel Ismael
Patrick McGlothlin
Mardi Morrison
Sean Beatty
1=01 ,
In 1978 the Port of Edmonds acquired a parcel of land near the waterfront in downtown Edmonds. This
parcel is bounded by Edmonds Way (51 1 04) to the, Nast, Dayton Ave to the North, Burlington Northern
Railroad to the West, and the Edmonds marsh to the South, The sites area is roughly 14.62 acres of
level ground that is irregularly shaped with respect to its property lines. In 1980 the site was re -zoned
allowing for the introduction of mixed use, retail, office, and light industrial component% with a maximurn
height limit of 35W In 1982 the port entered into a ground lease and development agreement with a loca,l
developer that led to the construction of the structures Currently located onsite between 1982-1985.
Known as 'Harbor Square' the current collection of nine buildings includes retail space, a hotel, and
athletic club. Purchasing the leasing agreement back from the local development agency the port has
been exploring re -development options for the site in order to increase the properties net operating
income (NO[). Currently the site is experiencing a relatively high vacancy rate (+/-25%) and an effective
NOI of $563,863 which places the investment value of the property using a 7.5% CAP rate at roughly
$7.5million.11 While the hotel holds a long term lease and would be unaffected by any redevelopment
proposal the remaining structures located onsite are potential candidates for redevelopment,
Existing Site Platy (FIGURE 1.11
Redevelopment scenarios created for the port in 5/2010 to determine the financial viability of such a
project demonstrated that under the current height limits of 35ft it would be financially impractical to
redevelop the site even if the leasable space onsite was increased by 25,,00OSF. The failure for the
project to perform financially despite the increase in leasable area is due primary to the high cost of
construction 026.2 rnillion)and amount of debt still Outstanding on the property ($8.2 million).""
Understanding that any future redevelopment schemes for the site would be greatly enhanced by the
ability to increase the effective density of the parcel; the port has solicited help from the University of
Washington (UW) to study the impact of increasing the sites density. One of the primary methods for this
added density would come from the introduction of increased height limits for structures located onsite to
65ft. The aforementioned redevelopment scenario completed earlier this year postulated thatincreasing
the potential height limits onsite to 5 stories or roughly 65ft would allow future development options to
become financially feasible. This assumes that market conditions were correctly analyzed and the new
program would attract tenants for residential, commercial, and retail components. While the Success of
any new development will depend on a variety of factors this report is focusing on the impact created by
the introduction of increased height limits onsite (from 35ft to 65ft) to the surrounding communities view of
the Puget Sound and offshore islands, West of the site.
Aerial Photograp/7 (FIGURE 1.2)
TOPOgraphiC Map 10'117tefVals (FIGURE 1,3)
Parcel map (FIGURE 1.4)
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Shaded Topographic Map (FIGURE 1,5)
Many properties on the' estern side of this ridge take advantage of the views looking over the Puget
Sound and offshore islands. The purpose of this study is to assess the impact of increasing the
development height limits associated with the Harbor Square property to the views Currently enjoyed by
neighboring property owners. Understandably property owners may object to development schemes
located on the waterfront which may impact the views currently afforded to then. Understanding these
sensitivities the port has commissioned a group of graduate students at the University of Washington to
conduct research detailing the impact (if any) of redeveloping the Harbor Square property with increased
heights, of 65ft.
Vie sed Analysis
Source of Data
The source of topographic information used to conduct the viewshed analysis was Lidar, an airborne
laser scanning technology. Lidar is often the source of topographic information used in Gl:!S databases.
When the initial pass of airborne "Lidar' scanning is completed, the data collected is called 'first return."
The first return data contains elevation coordinates for anything on the ground surface at the time of the
scan, including trees, buildings, vehicles, e,tc. Typically, the first return data is processed to eliminate all
of the non -topographic information from the scan and create a clean representation of the bare ground
surface. For the purpose of this analysis, we chose to utilize this first return data to understand how the
elements currently in existence on the ground plane were impacting views of the Harbor Square
development site. This inclusion of not only the topography, but also trees, buildings and other elements
,allows for the realistic analysis of existing view corridors within Edmonds.
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Initially we explored importing the clean topographic data (geography only, no buildings, trees, etc.) culled
from the Lidar survey with generic building masses extruded to the appropriate height allow within their
zoning designation. This data was good for visualizing basic building and zoning locations within the
downtown core (Figure 1, 6) but makes the impact of future development problematic to analyze within the
model. The primary reason for this is that there is a great deal of information absent from the model
(trees, vehicles, fences, etc,) which impacts the view corridors. For this reason we elected to analyze the
various locations using the 'first return' Lidar data that includes ail of the objects located on the ground
plane, this gives an accurate analysis of the conditions currently onsite without the need for extensive 3-D
modeling and recreation of the site in digital format.
The Observer points' tool within the ArcGIS software package was used to generate Our analysis, This
tool is used to analyze visual exposure. It is a simple binary analysis for a defined observation point
showing which points in a given area are visible from a given location, As displayed in the maps, points
that are visible from a given location are highlighted on the map in blue. Any areas out of view remain
white/fight gray on the map,
For the purpose of this study, we defined a generic hypothetical structure on the Harbor Square property
that represents a 'worst case' development scenario. This hypothetical structure borders the entire
Northern and Eastern sides of the site and is 65' in height, It is important to note that this mass does not
represent any design proposal for the property, but merely illustrates the potential impact a 65' structure
could have on the surrounding view points. Each observation point was defined by selecting a point on
the Lidar data surface and assigning the camera location to 6' above the Ground plane; representing the
view height of an individual walking on the ground plane,
In addition to the simulated view shed analysis performed utilizing the first pass Lidar data we elected to
document each of the various locations with a panoramic image. These irnages help to reference the
location and also give comparison to the digital data compiled at the same location, The chart below lists
the locations of analysis with their corresponding latitude and longitude coordinates along with their offset
from the ground plane. It should be noted that while point 28 says that its offset from the ground plane is
only 3' this is actually the offset from a point above the ground plane (tree) so that the actual offset above
the ground plane is actually 22' for this point.
a
This data is also available on a Google Earth file (.km) that illustrates the corresponding view location on
a map as well as noting the coordinates associated with each point. A screenshot of this information can
be found at (Figuiv 1.T) and the file entitled (Edinonds—view—points.kmz) is uploaded to the FTP site at
Makers Architects.
MUMUTEMUMMUM
When reading and interpreting the viewshed analysis maps produced, it is important to keep a couple of
factors in mind. First, the result of this analysis answers a simple and specific question: Can any portion
of the hypothetical 65' structure be seen from the specified observation point? If the answer is yes, the
pixel is blue, if the answer is no, the pixel is white, as described above. Second, the map is in no way
quantifying the extent to which the view from each observer point is impacted, with the exception of the
points that are not impacted at all (a,k,a, the hypothetical building mass is not highlighted blue), These
viewshed maps may best be utilized as a representation of which area and observation points will not be
impacted by the proposed project and which points should receive further review the extent of potential
impact.
Observation Point �O+l/
Hypothetical A
65 -ft Structure
'x Visible Area
Development Area
Acknowledgements:
The UW student tearn would like to thank the following individuals for their efforts producing this report:
John Schaufelberger; Chairman and professor of construction management at UW
Kernan Lien; Edmonds Planning Department
Phil Lovell; UW liaison
Bob McChesney; Port of Edmonds
John Owen; Makers Architects
Stefani Wildhaber;, Makers Architects
Rachel Miller, Makers Architects
The Port of Edmonds; commissioners and staff.
3
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Amor Kool
Hometown: Indore, India
Education'- Bachelor of Architecture (B.Arch) from Rajiv Gandhi Technical University (RGTU), Bhopal,, India (2007); M.S. In
Construction Management candidate (2010).
Experience: Amor is a licensed Architect with Council of Architecture New Delhi India. Ide has worked as a consultant Architect in
Indore and New Delhi and Project Architect with RGAPL Noida, India. Amor's experience varies from Interiors, residential, hotels
and conservation and preservation, He worked as an assistant Architect In "Integrated development of Destination Patiala"
documenting heritage buildings (Forts, tombs and Palaces) and proposing solutions for their conservation. Apart from that Amor has
worked as a consultant and construction manager for an Interior of an apartment in New Delhi. In addition; to working with several
International Architectural consultancy firms as well. Currently lie is conducting research that compares projected energy models
with actual performance of buildings as a lhesis for Master's Degree in Construction Management at UW.
Basel Ismail
Hometown: Damascus, Syria
Education., B,S. in Landscape Architecture from the University of Washington (2007); M,S, in Construction Management candidate
(2010).
Experience: Previously Basel worked In an environmental art firm in Seattle from 2008 to 2009. Fle also was a teaching assistant in
the department of landscape architecture at the UW for a computer aided!, drafting (CAD) class. Basel is proficient with several CAD,
GIS and 3D modeling software applications, as well as architectural rendering, graphic design, and photography means and
methods.
Mardi Morrison
Hometown: Silver Spring, MID
Education' - B.S. in Finance, W& in Urban Studies, M.S, in Real Estate candidate 2011 and M,S, in Construction Management
candidate 2011,
Experience: Mardi has been actively Involved In: urban redevelopment projects that have resulted in broad-based community
benefits, property redevelopment, and re -energizing local business activity. Mardi has worked! with the Milwaukee Department of
City Development and: the Real Estate Authority for the City of Milwaukee (RACM) on several commercial district revitalization
Initiatives where his contributions helped in the repositioning and redevelopment of a number of underutilized commercial properties.
fie has collaborated with Local initiatives Service Corporation (LISC) in Milwaukee, resident associations, Milwaukee Main Street
Program managers, community development corporations, and Business Iniprovernent District (BID) leaders. In addition Mardi has
also worked for several Fortune 500 companies helping to craft short and long-range strategic plans.
Patrick McGlothlin
Hometown: New Castle, IN
Education: B. in Architecture from the University of Cincinnati (2004)„ M.S. in Construction Management candidate (2010),
Experience, Patrick has worked in a variety of architectural/design firms since graduating from ffie University of Cincinnati in 2004.
His project experience ranges from the development of a modern pre -fabricated housing system while working in Minneapolis, MN
to producing construction document sets for homes, in Telluride, CO and large educational facilities in Cincinnati, OH. Currently he
is woriOng part-time for a small residential designibuild firm; in a construction management capacity,
Sean Beate
Hometown: Fairfax, Virginia
Education: Master of Architecture, Washington State University (2006), M.S. Construction Management candidate (201 O).
Experience: Upon graduating from WSU Sean took the opportunity to intern with the US State Department working at the London,
UK embassy for 3 months. During this time he provided schematic design assistance for a renovation of the onsite pub: in addition
to digitally mapping government real estate assets utilizing Googte Earth. After this Internship Sean took a position as a broker's
assistant at Marcus and Millichap in Seattle; during this time tie providing research and support for commercial: real estate
transactions throughout the Puget Sound region. After one year at Marcus and Milfichap, Sean took a position with David
Vandervort Architects in Seattle. Here he was involved with the design and construction of custorn single family homes with a focus
on sustainability. Currently Sean is a full time student at the University of Washington who spends most of his, free time remodelling
a small craftsman home in Seattle.
LION study, 5/2010
LMN study, 5/2010
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