2023-06-14 Planning Board Packeto Agenda
Edmonds Planning Board
V
,HvREGULAR MEETING
BRACKETT ROOM
121 5TH AVE N, CITY HALL - 3RD FLOOR, EDMONDS, WA 98020
JUNE 14, 2023, 7:00 PM
REMOTE MEETING INFORMATION:
Meeting Link:https://edmondswa-
gov.zoom.us/s/87322872194?pwd=WFdxTWJIQmxlTG9LZkc3KOhuS014QT09 Meeting ID: 873 2287
2194 Passcode:007978
This is a Hybrid meeting: The meeting can be attended in -person or on-line. The physcial
meeting location is at Edmonds City Hall 121 5th Avenue N., 3rd floor Brackett R000m
Or Telephone :US: +1 253 215 8782
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and
their successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and
taken care of these lands. We respect their sovereignty, their right to self-determination, and we
honor their sacred spiritual connection with the land and water.
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
A. May 24, 2023 Draft Meeting Minutes
4. ANNOUNCEMENT OF AGENDA
5. AUDIENCE COMMENTS
6. ADMINISTRATIVE REPORTS
7. PUBLIC HEARINGS
8. UNFINISHED BUSINESS
A. Highway 99 Community Renewal Plan
9. NEW BUSINESS
10. PLANNING BOARD EXTENDED AGENDA
A. June 14 Extended Agenda
11. PLANNING BOARD CHAIR COMMENTS
Edmonds Planning Board Agenda
June 14, 2023
Page 1
12. PLANNING BOARD MEMBER COMMENTS
13. ADJOURNMENT
Edmonds Planning Board Agenda
June 14, 2023
Page 2
3.A
Planning Board Agenda Item
Meeting Date: 06/14/2023
May 24, 2023 Draft Meeting Minutes
Staff Lead: David Levitan
Department: Planning Division
Prepared By: David Levitan
Staff Recommendation
Approve the draft minutes of the May 24, 2023 Planning Board regular meeting.
Narrative
Draft meeting minutes from the May 24, 2023 Planning Board regular meeting are attached.
Attachments:
May 24, 2023 Draft Meeting Minutes
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3.A.a
CITY OF EDMONDS PLANNING BOARD
Minutes of Hybrid Meeting
May 24, 2023
Vice Chair Tragus-Campbell called the hybrid meeting of the Edmonds Planning Board to order at 7:02 p.m. at
Edmonds City Hall and on Zoom.
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
The land acknowledgement was read by Board Member Golembiewski.
Board Members Present
Richard Kuehn (online)
Lauren Golembiewski
Jeremy Mitchell
Susanna Martini
Beth Tragus-Campbell, Vice Chair
Nick Maxwell
Lily Distelhorst (student rep) (online)
Board Members Absent
Judi Gladstone, Chair (excused)
Staff Present
David Levitan, Planning Manager
Mike Clugston, Senior Planner
Angie Feser, Parks, Recreation & Human Svcs. Director
Shannon Burley, Parks, Rec. & Human Svcs. Deputy Director
READING/APPROVAL OF MINUTES
MOTION MADE BY BOARD MEMBER GOLEMBIEWSKI, SECONDED BY BOARD MEMBER
MITCHELL, TO APPROVE THE MINUTES OF MAY 10, 2023 AS PRESENTED. MOTION
PASSED UNANIMOUSLY.
ANNOUNCEMENT OF AGENDA
THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED.
AUDIENCE COMMENTS
None
ADMINISTRATIVE REPORTS
None
Planning Board Meeting Minutes
May 24, 2023 Pagel of 5
Packet Pg. 4
3.A.a
PUBLIC HEARINGS
None
UNFINISHED BUSINESS
None
NEW BUSINESS
A. Athletic Field Use & Reservation Policy
Deputy Parks, Recreation & Human Services Director Shannon Burley reviewed the proposed Athletic Field
Use & Reservation Policy. Fees have not been increased since 2009 and are the lowest in the area. Staff is
recommending slight increases to rental and light fees. Additionally, 50% will now be due upon allocation
approval; 50% will be due within 30 days of billing. In addition to fees, there will be updates to match current
practices for scheduling priorities and refund policies.
Other changes were made to improve transparency and clarity. These include an expanded Introduction and
Purpose; new sections for Definitions and Damages; expanded insurance requirement language, and general
field policies. From an efficiency and customer service perspective, the allocation process language was refined
and there is a new online application process. This will be integrated with state and federal laws and have
updated field descriptions. Next steps are to present to Council on June 13, 2023 and request approval on
Consent on June 20, 2023. The policy could go into effect on July 1, 2023.
Comments and Questions
Board Member Golembiewski thought more clarity around the reservation window and the fact that it is not
first come first served would be good. She also thought that more clarity was needed around scheduling
windows for the fall/winter season. Deputy Director Burley explained how the condition of the fields and the
need to protect the fields factors into this. Board Member Golembiewski also wondered if the fee structure
should be the same for all uses (for example, a one-time use versus weekly use). Deputy Director Burley noted
they had discussed different fees but opted to keep it simple.
Board Member Golembiewski asked if it made sense to have different fee structures at different times of the
year. Deputy Director Burley did not think so because the downtime is the winter, and they are pretty well
booked with the other seasons. Sometimes there is heavier usage in the summer due to all the festivals. Because
of the prioritization, city -sponsored festivals can displace youth sports which can be challenging. Vice Chair
Tragus-Campbell commented that they are not trying to get 100% utilization currently because they need time
for the fields to recover. Deputy Director Burley concurred.
Board Member Martini asked if they had considered putting in turf. Deputy Director Burley reviewed some
background on this matter. Director Feser explained that it is a very large investment, and the fees would not
offset the cost. There was some discussion about the benefit of green fields holding water as opposed to the
impacts of semi -permeable surfaces.
Planning Board Meeting Minutes
May 24, 2023 Page 2 of 5
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Board Member Golembiewski also thought more clarity was needed around the consequences of lack of
payment. She asked if there is a fee for using other city utilities such as electricity or water. Deputy Director
Burley replied there is not but some coordination is needed to make sure everything is ready. Board Member
Golembiewski asked if the indemnification agreement is for the individual signing it or if they are signing it on
behalf of the organization. Deputy Director Burley explained she had asked the attorney to ensure that the
definitions clarify the role of the organizer, the person filling out the application, as a representative of the entire
organization and that the indemnification clause was representative of the entire organization and that the City
was indemnified.
Vice Chair Tragus-Campbell referred to the decision to not include the hours of operation because they are
subject to change and requested that an explanation of that be included. Deputy Director Burley agreed. Vice
Chair Tragus-Campbell summarized that staff would work on additional clarifications for when payment is due
and the consequences of when payment is not received. She also suggested a line item in the introductory
document that this is not for large special events; for large special events there is a separate process. Deputy
Director Burley indicated she would also clarify about running events in November and parks closing.
MOTION MADE BY BOARD MEMBER GOLEMBIEWSKI, SECONDED BY BOARD MEMBER
KUEHN, TO SUPPORT THIS DOCUMENT WITH THE SUGGESTED CLARIFICATIONS AS
DISCUSSED TONIGHT. MOTION PASSED UNANIMOUSLY.
B. Introduction to Critical Aquifer Recharge Area Code Amendment
Senior Planner Mike Clugston explained that critical aquifer recharge areas (CARAs) are established to protect
public groundwater drinking supplies from potential contamination and to ensure adequate groundwater
availability. They are required by and treated as critical areas under the Growth Management Act (GMA). The
current Edmonds code from 2016 states that there are no CARAs in the City. In 2022, the City learned there
were two CARAs in Edmonds (Olympic View Water & Sewer District wellhead protection areas) that need to
be regulated.
Senior Planner Clugston reviewed maps showing the Olympic View Water & Sewer District service area and
wellhead protection areas for Deer Creek Springs and the 228d' Street Wellfield. Regulations being considered
would integrate with existing stormwater codes; prohibit land uses with the most potential for contamination
(auto wrecking yards, dry cleaners using chlorinated solvents, cemeteries, underground hazardous material
storage and pipelines); and regulate new and existing facilities handling and storing hazardous materials.
Vice Chair Tragus-Campbell asked if there can be a plan to phase in changes to warehousing requirements for
existing facilities. Senior Planner Clugston affirmed that there could be. He also noted that the goal is to make
sure they are using best management practices, not to say that the materials can't be there.
Senior Planner Clugston explained that the draft code is being reviewed by stormwater staff and Olympic View
now. It could return to the Planning Board for an additional work session if desired or go to a public hearing.
Vice Chair Tragus-Campbell recommended that the Board should see the draft code before it goes to a public
hearing.
Board Member Golembiewski asked about requiring pollution liability insurance for certain uses in these areas.
Planning Manager Levitan and Senior Planner Clugston replied that they had not seen any jurisdictions do this
Planning Board Meeting Minutes
May 24, 2023 Page 3 of 5
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but indicated they could look into it. Board Member Golembiewski replied that is where all the money for
cleanup comes from these days. She also recommended that metal plating uses be added to the list of uses with
potential for contamination.
Board Member Maxwell asked clarification questions about the intention for regulations inside CARAs versus
outside them. He asked if they expect to prohibit certain uses and how that would impact existing businesses.
Planning Manager Levitan explained that still needs to be worked out. There are issues with uses that have long-
term leases, displacement, economic disparities, etc. Staff will be getting feedback from the stormwater team
and Olympic View about the draft code and will be welcoming feedback from the Planning Board as well.
Vice Chair Tragus-Campbell commented that it looks like most of the impact is going to be with commercial
uses in the CG zone. What kind of changes are they looking at for residential areas? Planning Manager Levitan
explained that most of the language addresses the commercial uses but they will also be looking at impacts of
various residential uses. They can look at what other cities have done with regard to residential uses.
Board Member Martini asked if staff feels that ideally all commercial uses would be vacated in these areas.
Planning Manager Levitan explained that they are balancing a lot of competing interests including economic
development needs of the city as well. Some of these areas spill out onto Highway 99 which is an incredibly
important commercial corridor. There are a lot of factors to consider. This is basically another layer to the critical
areas inventory that is considered when regulating specific land uses. There are going to be uses that will be
prohibited in those areas.
Board Member Golembiewski asked if the code gets more prohibitive the closer you get to the well. Senior
Planner Clugston replied that generally, in other codes, the closer you are the higher the level of regulations.
Board Member Golembiewski noted that maps like these seem a little arbitrary because something might be
allowed in one location and then a hundred feet away not be allowed. How do they intend to handle land use
issues like that. Senior Planner Clugston explained that the intent is to have different regulations in different
areas (10-year, 5-year, 1-year, 6-month, etc.).
Vice Chair Tragus-Campbell asked how often the science gets updated to make these maps. Planning Manager
Levitan replied that it would get updated periodically. He thought perhaps when the critical areas ordinance is
being updated would be a good opportunity to look at updated science.
Board Member Mitchell asked if other jurisdictions are required to adopt Edmonds' regulations when the areas
on the map branch into adjacent jurisdictions. Senior Planner Clugston replied they are not; they have their own
regulations. Board Member Mitchell asked if it would be worthwhile to look at what adjacent jurisdictions are
doing to try to align the regulations. Senior Planner Clugston replied that the four different jurisdictions he
looked at were wildly different in what they were looking at. The City of Issaquah's ordinance seemed like a
reasonable place to start.
Board Member Maxwell noted that if Olympic View had located the well further west, they could have avoided
having the CARA overlap with the commercial district on Highway 99. He asked if the City had considered
other locations that would be less likely to bump into businesses that would be disrupted. Planning Manager
Levitan was not sure about the types of discussions there were and what kinds of interagency and
interjurisdictional discussions they had. Board Member Maxwell said he just wanted to be explicit that the issue
existed. He added that no matter what they do now the businesses that are currently on Highway 99 are going
Planning Board Meeting Minutes
May 24, 2023 Page 4 of 5
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3.A.a
to pollute the water for the next ten years. Olympic View must have been okay with that when they selected
that site.
Vice Chair Tragus-Campbell did not think staff should spend their time looking into the question of the well
selection process for this issue. She would prefer that staff s limited time be spent elsewhere. She suggested it
would be reasonable for the City to express that if in the future Olympic View decides they want to put another
well in that could potentially impact the City of Edmonds, the City should have a seat at the table to help with
that placement. Planning Manager Levitan wasn't sure what the interlocal agreement with the water district
related to this looks like, but he thought it would be fair to have some opportunity for commenting because it
does impact Edmonds' land use regulatory framework.
PLANNING BOARD EXTENDED AGENDA
Mr. Levitan reviewed the extended agenda. Discussion followed.
Vice Chair Tragus-Campbell asked staff to discuss the opportunity for an Economic Development Commission
liaison. Planning Manager Levitan explained that in the past there was a Planning Board member who served
as an ex oficio member. If someone is interested in serving in that role, the Board has the ability to appoint that
position. Vice Chair Tragus-Campbell thought it would be great for the Board to be able to fill that role provided
that somebody has the time to do so. There was no one available, but Vice Chair Tragus-Campbell
recommended bringing it up again later to see if someone can handle it in the future.
PLANNING BOARD MEMBER COMMENTS
Board Member Maxwell requested the results of the tree survey and the vision survey. Planning Manager
Levitan replied that staff could provide those.
Vice Chair Tragus-Campbell expressed appreciation for everybody's thoughts and feedback. She thanked staff
for their hard worked and commended Deputy Director Burley for her incredible work putting together the
athletic field use and reservation policy.
I\ 11 Lei w7►1►I 1 �1►Y W
The meeting was adjourned at 8:52 p.m.
Planning Board Meeting Minutes
May 24, 2023 Page 5 of 5
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8.A
Planning Board Agenda Item
Meeting Date: 06/14/2023
Highway 99 Community Renewal Plan
Staff Lead: Susan McLaughlin
Department: Planning & Development
Prepared By: Susan McLaughlin
Background/History
The areas bordering Highway 99 are an important part of Edmonds, with many homes, diverse
businesses, and key transportation infrastructure. However, some areas along the corridor face
persistent challenges: vacant and deteriorating buildings, lack of access to public space, streets designed
for cars, and pockets of criminal activity. As development increases the number of residential uses near
the highway, the city is assessing opportunities to improve quality of life, address longstanding issues,
and accelerate desired changes. A community -supported vision for the area was developed through the
Highway 99 Subarea Plan that was adopted in 2017.
The vision outlined in the Subarea plan requires a significant amount of public and private investment
that often happens at a slow incremental pace. This can be frustrating to community members, staff,
and elected officials that would like to see more immediate change. A Community Renewal Plan is a
planning tactic intended to expedite positive investment.
Staff Recommendation
Staff recommends that the Planning Board review the attached Community Renewal Plan, including the
appendices and if prepared to do so, provide a recommendation to City Council.
Narrative
Community Renewal is a tool to revitalize areas where aging infrastructure and buildings, technological
and social changes, obsolete planning, and/or other factors are inhibiting healthy growth and change.
Cities like Shoreline, Olympia, and Tukwila have used this tool to help revitalize areas challenged by
similar issues to those along Highway 99 in Edmonds.
The community renewal law (RCW 53.81) empowers cities with a variety of tools to remove the barriers
to positive change. For example, a city can acquire, transfer, and/or sell property for development that
meets community needs, supports local businesses, and/or catalyzes investment. A city can also assist
property owners, tenants, and residents affected by redevelopment, and/or provide incentives for job
creation and retention.
The attached Community Renewal Plan includes the following components:
-Planning Context
-Implementation Tools
-Summary of Community Needs and issues
-Recommended Projects
Packet Pg. 9
8.A
This plan was developed over a period of two years. The pandemic, coupled with the termination of the
initial consultant contract, caused delays in community conversations. However, when the project was
re -launched in 2022, the consultant and staff held numerous stakeholder meetings, conducted a site
tour and held a virtual open house to share analysis and to obtain feedback. The draft findings and the
recommendations were developed as a direct result from these stakeholder meetings and broader
public outreach, in addition to the economic and urban design analysis.
Attachments:
Highway 99 Community Renewal Plan - Draft
Packet Pg. 10
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Edmonds Highway 99 Community Renewal Plan
8.A.a
Introduction
The area around Highway 99 is an important part of Edmonds, with many homes, unique and diverse
businesses, and key transportation infrastructure. However, some areas along the corridor face
persistent challenges: vacant and deteriorating buildings, lack of access to public space, streets designed
for cars, not people, and pockets of criminal activity. As development increases the number of residential
uses near the highway, the city is assessing opportunities to improve quality of life, address longstanding
issues, and accelerate desired changes. A community -supported vision for the area was developed
through the Highway 99 Subarea Plan that was adopted in 2017.
The Highway 99 Community Renewal Plan is an action plan designed to show evidence of blight that
inhibits positive development, identify tools to mitigate blight through community renewal, and
coordinate City -led projects to address longstanding problems particularly acute in the southern part of
the subarea. It includes the Summary of Community Needs and Blight, developed through conversations
with stakeholders and an urban design and economic analysis of the area. The plan also defines the study
area, summarizes the project approach, discusses tools available to implement renewal projects, and
describes project recommendations.
The plan includes the following components and appendices:
• Planning Context
• Implementation Tools
• Summary of Community Needs and Blight
• Description of Recommended Projects
Appendices
A. Economic Profile, prepared by ECONorthWest
B. Urban Design Analysis, prepared by MAKERS architecture & urban design, LLP
C. Recommended Updates to the Subarea Plan
D. Focus Group Notes
E. Summary of Community Renewal Area Powers
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Edmonds Highway 99 Community Renewal Plan
8.A.a
Community Renewal Area
Any projects pursued through community renewal must fall within the dotted boundary in the map
below.
Map 1. Study Area Map
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Edmonds Highway 99 Community Renewal Plan
8.A.a
Approach
Project Launch
Stakeholder interviews: MAKERS and City staff interviewed groups of Highway 99 area stakeholders
including local service providers, property and business owners, law enforcement, and community
leaders.
Site tour: MAKERS and City staff walked throughout the area to document existing conditions and
develop a richer understanding of the local fabric. The team focused on business fronts, building
conditions, streetscape design, traffic patterns, vacant areas, and opportunity sites.
Analvsis
Case study review: MAKERS reviewed comparable uses of the Community Renewal Law in other cities in
Washington state to understand its relevance for the Highway 99 area.
Economic Profile: ECONorthwest created an Economic Profile for the area to better understand the local
economic, market, employment, development, and community trends, feasibility for redevelopment, area
demographics. This helped contextualize the circumstances and existing conditions of the built
environment. The Economic Profile offered foundational information useful for exploring different
community revitalization planning tools and provided recommended potential policy tools to achieve
community goals.
Urban Design Analysis: MAKERS assessed the arrangement, condition, and function of buildings, the
transportation network, vacant land, and natural spaces in the study area. The analysis documented
conditions of blight as identified in RCW 35.81.015.
Open House: City staff, MAKERS, and ECONorthwest hosted an online open house to share Analysis
phase findings.
Plan and Recommendations
Draft projects: City staff, MAKERS, and ECONorthwest drafted a list of project actions for further review
Community Renewal Plan: MAKERS and City staff worked to draft the Community Renewal Plan, that
meets the criteria of RCW 35.81, and present this document for City Council consideration and potential
adoption.
Project Launch
Analysis
Plan and Recomendations
0
• •
Targeted interviews
Open House #1:
Draft projects
Hearings +
with stakeholders
Background info
staff meeting
adoption
& findings
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Edmonds Highway 99 Community Renewal Plan
8.A.a
Planning Context
Background and History
The study area is in southeast Edmonds, in the
southern part of the Highway 99 Subarea. It is
composed of parcels adjacent to Highway 99 from
22811 St SW to the north and 244th St SW to the south.
Highway 99 is a seven -lane arterial that mostly serves
local transportation needs. There is a mix of
businesses and apartments along the highway. The
study area is surrounded by residential single-family
neighborhoods to the east and west.
The study area became part of the City of Edmonds in
two phases, in 1961 (south/east side), and 1990's
(north/west side). Other nearby parts of Highway 99
are under the jurisdiction of Shoreline, Mountlake
Terrace, Lynnwood, and unincorporated Snohomish
County. Fractured jurisdictional boundaries can
complicate efforts to improve conditions along the
corridor.
For much of the 20th century, Highway 99 was the
principal north -south route through western
Washington. It was the focus of early efforts to
develop road design features that separate through
traffic from intersecting roads, including the partial -
cloverleaf interchange constructed between Highway
99 and SR 104 at the southern end of the study area.
Buildings dating from mid-century are common
features along the Highway throughout the Puget
Sound region. However, after 1-5 was constructed,
some businesses along Highway 99 struggled and the
area saw reduced investment. Over time, new
businesses and residents found homes adjacent to
the highway, but persistent issues remain related to
the legacy of highway infrastructure overbuilt to serve
today's needs. There is ongoing tension between
Highway 99's designed function as a highway and its
increasing role as a commercial and mixed -use "main
street".
Map 2. Study Area Regional Context
Map 3. Study Area Annexation History
1980
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Edmonds Highway 99 Community Renewal Plan
8.A.a
Implementation Tools
Community Renewal Law
Community Renewal is a tool to revitalize areas where aging infrastructure and buildings, technological
and social changes, obsolete planning, and/or other factors are inhibiting healthy growth and change.
Cities like Shoreline, Olympia, and Tukwila have used this tool to help revitalize areas challenged by
similar issues to those along Highway 99 in Edmonds.
The community renewal law (RCW 53.81) empowers cities with a variety of tools to remove the barriers to
positive change. For example, a city can acquire, transfer, and/or sell property for development that
meets community needs, supports local businesses, and/or catalyzes investment in a blighted area. A city
can also assist property owners, tenants, and residents affected by redevelopment, and/or provide
incentives for job creation and retention. For more about powers conveyed by the community renewal
law, see Appendix E: Summary of Community Renewal Area Powers.
The Community Renewal Law requires city council adoption of findings of blight and a Community
Renewal Plan. The City is not required to submit the resolution adopting the CRA findings or plan to the
state.
For more information about specific conditions in the study area that enable the use of the Community
Renewal Law, see the Summary of Community Needs and Blight and the findings of blight documented in
Appendix B: Urban Design Analysis.
Community Renewal Implementation
To designate a community renewal area, city council must:
1. Pass a resolution that identifies the specific area for community renewal, adopts findings of blight
that apply to that area, and designates the City as the Community Renewal Agency.
2. Propose a community renewal plan that outlines the goals and strategies for community renewal.
3. Host a public hearing of the proposed community renewal plan, per RCW 35.81.060 (3).
4. Adopt a community renewal plan for the area.
5. If needed, update the comprehensive plan for consistency with the adopted community renewal plan
6. Propose and adopt specific projects in the community renewal area, consistent with the adopted
community renewal plan.
7. If necessary to implement an adopted project, pass an ordinance authorizing condemnation to
acquire property.
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8.A.a
Edmonds Highway 99 Community Renewal Plan
Tax Increment Financing
As of 2021, Washington state cities are empowered to designate up to two tax increment financing (TIF)
districts. The cities must designate specific infrastructure improvements to enable development in the
district or "increment area" and demonstrate that development is unlikely to occur without these
improvements.
Though property tax revenue increases are
typically limited to 1 % annually, a TIF allows a
city to collect revenue on the increased value
of properties at the normal tax rate, bond
against the expected future tax revenue, and
use those funds to construct the designated
infrastructure improvements. Tax rates in the
area do not rise, but the city will collect more
revenue due to the increased property values
created by the infrastructure improvements
and new development. Once the bonds are
repaid, the increment area is dissolved, and
taxation is distributed per the normal
percentages to schools, ports, counties, and
other entities.
Example infrastructure eligible for
construction and/or improvement includes:
How tax increment
financing works
le�
5e
tea
Base assessed
value
Revenue to City
c
m°
New base
value
Time
Figure 1. Tax increment financing (TIF) diagram adapted from
original by Washington Economic Development Association.
• Streets and sidewalks or other non -motorized transportation facilities
• Water, sewer, and stormwater systems
• Transit facilities
• Parks, recreation, and community facilities
Increment areas may not total more than $200 million in assessed valuation, or more than 20 percent of
the total assessed valuation of the sponsoring jurisdiction, whichever is less. They cannot add additional
public improvements or change the boundary of the increment area once adopted. TIF infrastructure
projects are not required to be included in the City's Capital Improvement Program (CIP). The City will be
required to prepare a contingency funding plan to cover project costs in the event TIF revenues accrue
more slowly than expected.
TIF Implementation
1. Conduct additional analysis of TIF to help explore goals for the use of this tool, potential areas,
and different scenarios for how this tool could be used. This analysis should include a review TIF
eligibility requirements, development potential of target parcels, financial assessment, and
infrastructure needs and costs.
2. Detail the location of the district, public improvement costs, TIF revenues, and other elements
required under the law.' Demonstrate why development would occur at a significantly reduced
rate if the infrastructure were not constructed.
3. Hold at least two public briefings for the community solely on the tax increment project, with a
description of the increment area, the public improvements proposed to be financed with the tax
allocation revenues, and a detailed estimate of tax revenues for the participating local
' Requirements for TIF, https://mrsc.org/Home/Stay-Informed/MRSC-Insight/September-2021 /Tax-Increment-Financing-Now-
Available-in-WA.aspx. Once an increment area is established, the boundaries cannot be modified.
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8.A.a
Edmonds Highway 99 Community Renewal Plan
governments and taxing districts, including the amounts allocated to the increment public
improvements.
4. Analyze different tax revenue scenarios and create a detailed plan for implementation.
5. Submit the project analysis to the office of the treasurer for review and consider any comment
that the treasurer provides.
6. Pass an ordinance that designates an increment area (area expected to benefit from the
development), identifies the infrastructure improvements to be financed, identifies the funding
mechanisms, sets a sunset date for increment area, and sets a deadline for construction to begin
7. Issue bonds or obtain other financing to fund infrastructure improvements.
8. Permit and construct infrastructure project.
9. Retire the increment area once bonds are repaid or by the sunset date, whichever occurs first.
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Edmonds Highway 99 Community Renewal Plan
8.A.a
Public -Private Partnership
Public -private partnerships for economic development typically involve the use of public financial
assistance programs and other public levers or interventions in partnership with the private sector to
facilitate development outcomes. Typically, these partnerships are used to support projects that align
with public policy objectives, but that are not feasible without public participation or support (such as with
infrastructure investment). These partnerships can advance community development but should be
carried out with a partnership structured responsibly and with support from project stakeholders. These
partnerships can be more effective if the following is addressed:
1. Identify a compelling development strategy with demonstrable public benefit.
2. Generate support for development objectives from elected officials and stakeholders.
3. Identify priority sites and lay the groundwork for development through pre -development
activities (preparing the site for development).
4. Get to know the development community, find a capable development partner, and form a
public -private partnership team.
5. Identify public assistance tools and further understanding on the range of tools available.
6. Right size the amount of public assistance.
7. Structure a fair deal and monitor project performance.
If this partnership will help advance the construction of a community facility, there are other
considerations to address including an analysis of the site factors that will influence the facility use, such
as access, proximity to complementary uses, infrastructure, and utilities, etc. The ownership models of a
community facility vary and could include non-profit ownership or public ownership such as through a
Public Development Authority.
Reconnecting Communities Grant Program
The 2021 federal Bipartisan Infrastructure Law (BIL) established the Reconnecting Communities Pilot
(RCP) discretionary grant program, with $1 billion to disburse over five years.
This program is dedicated to reconnecting communities that were previously cut off from economic
opportunities by transportation infrastructure. Funding supports planning grants and/or capital
construction grants, as well as technical assistance, to restore community connectivity through the
removal, retrofit, mitigation, or replacement of eligible transportation infrastructure facilities.
Key criteria for the grant, weighted equally, are listed below. For more detail see the RFP.
• Equity, Environmental justice, and Community Engagement;
• Mobility and Community Connectivity;
• Community -based Stewardship, Management, and Partnerships; and
• Equitable Development and Shared Prosperity.
Applications for the program's second year will reopen in fall 2023.
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Edmonds Highway 99 Community Renewal Plan
8.A.a
Highway 99 Subarea Plan EIS Mitigation
The Highway 99 Subarea Plan was part of a planned action EIS effort, which included environmental
analysis of potential impacts of plan outcomes and mitigation measures to address adverse impacts. EIS
mitigation measures are long-term strategies to support expected growth which will be gradually
implemented through 2035. As of January 2023, not all mitigation measures indicated in the EIS have
been implemented. Some of these measures would help remediate blight conditions in the study area.
Relevant EIS mitigation measures:
Parks and Open Space
• Regulations and Commitments:
o Acquire park land in the Highway 99/SR 104 areas to provide adequate park service in
redeveloping areas. Create new civic spaces to enhance investment and revitalization
while meeting recreation needs, especially where service gaps exist, or higher residential
impact is planned (PROS 2014 Goal 2.G).
• Other Mitigation measures:
Encourage and promote public open spaces through public/private partnerships where
possible.
Implement pedestrian and bicycle transportation improvements to provide greater
access to existing facilities within one-half mile of the study area, with a focus on
removing Highway 99 as a physical barrier.
Transportation
• Incorporated Plan Features:
o Recommendation L3 - Pedestrian Circulation Install new signal at 240th (with crosswalks
on all four legs) concurrent with new development at 240th node. Consolidate and
relocate driveways to 240th (helps meet signal warrants)
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Edmonds Highway 99 Community Renewal Plan
8.A.a
Summary of Community Needs and Blight
The following summary of community needs and blight is based on conversations with community
members, local experts, and elected leaders, and findings of the consultant team documented in the
Economic Profile, and Urban Design Analysis. Findings of blight listed below are organized to align with
the categories listed in RCW 35.81.015. For more information see the Economic Profile (Appendix XX) and
Urban Design Analysis (Appendix XX).
Community Needs
• Recreation and open space (park and/or indoor)
• Safer and more comfortable pedestrian environment
• Better street connections and mobility within the area
• Better access to community services and service providers
• Restrooms available for public use
Findings of Blight
• Physical dilapidation, deterioration, or obsolescence.
Many buildings in the study area are more than 50 years old. The oldest buildings are generally
located near the interchange, where there is a cluster of parcels assessed to be in "below normal'
or worse condition by the county assessor.
• Unsafe conditions.
o Police incident reports show that a high proportion of crime in Edmonds happens in or
near the study area, especially reported theft, domestic violence, malicious mischief, and
other disturbances.
o Vehicle collisions with other vehicles or persons are high along all of Highway 99 in
Edmonds, including the study area.
o The area has the highest concentrations of code enforcement reports in the city.
o Areas with poor visibility around, between, and behind buildings, parcels and dead-end
streets in the study area attract frequent unsafe activities.
• Insufficient access to parks and open space.
Most of the study area is greater than 1/4 mile from the nearest park. The only nearby city park
offers limited amenities and open space. Community members lack access to nearby recreation
facilities. The gap in parks access has been noted in multiple city plans.
Inadequate street layout.
Streets in the study area are widely spaced, impeding circulation and isolating businesses and
homes from each other. Spacing between signalized highway crossings are very wide: there is a
0.4-mile gap between crossings at 24411 St SW and 2381h St SW and a 0.7-mile gap between
crossings at 238th St SW and 2281h St SW. There is an additional signal proposed at 234th St SW.
These gaps impede access to businesses and homes and create unsafe situations where
pedestrians risk their life by choosing to cross mid -block.
Inadequate lot layout.
The SR-104 and Highway 99 interchange is oversized, occupying a large amount of land in the
southern portion of the study area. This under-utilized land creates areas with poor visibility that
invite unsafe activity, interrupt walkability, and complicate vehicle access to nearby parcels.
• Excessive coverage.
Surface parking and driveway coverage is extensive along the corridor, prevalent in older
developments with inadequate or outdated stormwater treatment facilities.
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8.A.a
Edmonds Highway 99 Community Renewal Plan
Recommended Projects
The following projects are recommended to improve blight conditions in the Highway 99 community
renewal area.
Each project relates to one or more tools, indicated in the chart below:
• Community Renewal Area (CRA)
• Tax Increment Financing (TIF)
• Public -Private Partnership (PPP)
• Reconnecting Communities Pilot (RCP)
• Highway 99 Subarea Plan Mitigation (SAP -EIS)
Project
1. Catalyst Public -Private Redevelopment
2. Access Improvements to parcels near interchange
3. Through -block Connections
4. Neighborhood Park
5. Green Streets
6. Business Revitalization
7. Interchange Replacement
CRA
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1. Catalyst Public -Private Redevelopment
Goal
Partner with non-profit organizations and/or private developers to create a mixed -income housing
development with community amenities including a park.
Context
Properties along Highway 99 hold potential to provide more housing and amenities for local
communities. However, according to interviews with local developers, the local market has not matured
as an attractive area for development, in part due to blighted conditions.
A public -private partnership involving the city, private developers, and potential non-profit and agency
partners could:
Add to Edmonds' housing supply
Create space for community amenities such as public restrooms, recreation facilities, affordable
commercial spaces, or park space; and
Provide a catalyst for future development by sending a message that the city is investing in the
neighborhood.
Implementation
1. Establish a community renewal area (see Community Renewal Law, above). This step will give the city
greater flexibility in choosing development partners and site programming.
2. Identify potential sites in the study area for acquisition. Site selection criteria should include: 1) the
site demonstrates blight conditions as documented in Appendix B: Urban Design Analysis, 2) the site
is large enough to accommodate redevelopment that meets community needs, and 3) the future
potential use at that location is aligned with Highway 99 Subarea plan goals.
3. Assess available city resources for acquisition and enter conversations with the property owner to
purchase the parcel(s). If the property owner is uninterested in selling to the City at a reasonable
market value, consider whether pursuing eminent domain is necessary or desirable to acquire the
site.
4. Begin conversations with potential development partners, including non-profit organizations, public
agencies, and private developers.
5. Acquire the site through purchase or condemnation.
6. In collaboration with partner entities, develop a site program, master plan, and financing strategy.
Ensure the master plan aligns with the subarea plan vision and creates new streets or through -block
connections (see 3. Through -Block Connections).
7. Assess if access improvements, park/open space, green street features, and/or other streetscape
improvements are essential to parcel developability. If so, consider implementing a tax increment
area and financing program. (See Tax Increment Financing)
8. Develop a memorandum of understanding (MOU) that describes development plans and each
partner's roles and responsibilities.
9. Work with the partners to design, construct, and launch the redevelopment.
Project
Catalyst Public -Private Redevelopment
CRA TIF PPP RCP SAP -EIS
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Edmonds Highway 99 Community Renewal Plan
8.A.a
Case Study: Tukwila Village
A useful case study is the Tukwila Village redevelopment in Tukwila, WA. In 1998 the City of Tukwila
adopted the Pacific Highway Revitalization Plan, a subarea plan for the Highway 99 corridor. The plan
documented blight conditions like those in the Edmonds study area: aging dilapidated buildings, a
disproportionately high share of criminal incidents, unsafe road crossings, awkwardly shaped lots with
oblique angle intersections, and vacant properties, and recommended actions to improve conditions.
In 2000 the city adopted an urban renewal plan for the now -renamed Tukwila International Boulevard
that built upon the earlier subarea plan. The City of Tukwila designated an urban renewal area of
approximately 64 acres that included the most problematic sites.
The renewal area allowed the City greater latitude to buy and condemn property and conduct site
master planning. The City then acquired contiguous parcels totaling 5.76 acres and began working
with developers, non -profits, and agency partners on development proposals for the site. Economic
conditions and the 2008 recession caused several developers to withdraw their proposals, but
ultimately the City executed an agreement with Senior Housing Assistance Group (SHAG), a senior
housing non-profit, to develop the site. The City sold a key corner parcel to King County Library
System (KCLS) to build a new library branch and supported creation of Spice Bridge, a global food hall
by the non-profit Global to Local. Property acquisition, demolition, and site management cost the City
approximately $9 million, of which approximately $5 million was recouped through property sales to
KCLS and SHAG. The development delivered more than 400 units of mixed income housing and
improved the vitality, aesthetics, and feeling of safety in the area.
Figure 2. Aerial of Tukwila Village. Source: City of Tukwila
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8.A.a
Edmonds Highway 99 Community Renewal Plan
2. Access Improvements to parcels near interchange
Goal
Improve vehicular access to parcels negatively impacted by access constraints of Highway 99 and the SR-
104 interchange to increase feasibility of redevelopment, implement subarea plan goals, and help
address blighted conditions.
Context
Stakeholder interviews along with the Economic Profile and Urban Design Analysis highlighted an
infrastructure -related barrier to redevelopment in the southern portion of the study area. Turning
movements to access properties along the corridor are either infeasible or result in dangerous driving
movements. The Highway 99 Subarea Plan
recommends access management improvements
throughout the corridor which are being implemented
in stages as part of the Highway 99 Revitalization
corridor improvements project. Access to the parcels
between 2401h St SW and 242nd St SW on the east side
of the highway is particularly challenging and was
called out for a new traffic signal and driveway
consolidation in the subarea plan (transportation
project 1-3). An interview conducted with the property
owner indicated the limited turning movements at
24011 inhibit redevelopment of that site. Finding
creative ways to improve access to parcels could also
be an important part of Action 1. Catalyst Public -
Private Redevelopment.
Implementation
1. Assess the eligibility to use the following for
Highway 99 access improvements near the SR
104 interchange:
Project
i
Figure 3. Right -in right -out turning movements provide
access for parcels near SR-104 interchange
o Tax -increment financing (See TIF Implementation).
o Explore using community renewal powers to rearrange streets and rights of way. For
example: consider reconnecting 242" St SW to adjacent commercial parcels to improve
access.
o Identify City resources available to support access improvements and achieve subarea
plan EIS mitigation obligations.
Access Improvements near SR-104
CRA TIF PPP RCP SAP -EIS
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8.A.a
3. Through -Block Connections
Goal
Selectively create new public rights -of -way to improve access to businesses and homes on and around
Highway 99 and promote walking within the study area.
Context
The Urban Design Analysis found that the wide and deep blocks in the study area contribute to blight by
causing needlessly long travel distances, especially for pedestrians, and make it difficult to access many
sites. Blocks in the study area vary in size, but a typical block is roughly 650 ft by 1000 ft, several times
larger than blocks in downtown Edmonds. New street or pedestrian pathway connections could improve
access from residences to businesses. Further, they could substantially improve pedestrian safety and
experience by reducing the need to walk long distances along Highway 99 or traverse side streets that
lack sidewalks.
32pft J� - 1000 ft i h
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650 ft
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Figure 4. Typical block size in Downtown Edmonds (left) and Highway 99 (right), some scale.
Implementation
1. Assess potential locations for new through -block connections (TBCs) (see map on following page).
Areas with existing clusters of retail businesses are good candidates. New connections could be
pedestrian -only pathways or narrow streets.
2. If increasing zoning capacity in an area identified for TBCs, update code to require these
connections when the property redevelops.
3. In areas where zoning capacity is not increasing, explore using community renewal powers to
require through -block connections when properties redevelop.
Considerations
This strategy should also be used in as part of any public -private partnership redevelopment project. See
Action 1. Catalyst Public -Private Redevelopment.
Project
Through -block connections
CRA TIF PPP RCP SAP -EIS
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Edmonds Highway 99 Community Renewal Plan
Map 4. Potential Through -block Connections
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Edmonds Highway 99 Community Renewal Plan
8.A.a
4. Neighborhood Park
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Address the gap in park access within the study area by creating a new public park.
Context
Limited access to parks and recreation spaces is a well-known issue for the study area. It was mentioned
often during interviews with stakeholders, noted in the 2022 Parks Recreation and Open Space (PROS)
plan, and has been often mentioned by the mayor and city councilmembers in public statements. The
only nearby park within the City of Edmonds is Mathay-Ballinger Park, a small park with limited amenities
and poor access. Parks are an important public amenity for residents and can help to encourage
investments in property redevelopment.
Figure 5. A neighborhood park with play equipment, trees, and bike parking in Boise, ID. Image source: MAKERS
Implementation
The Department of Parks, Recreation and Human Services is aware of this need and actively taking steps
to identify and, if possible, purchase a site to create a community park. Additional park space was noted
as a mitigation measure in the subarea plan EIS (see Highway 99 Subarea Plan EIS Mitigation)
1. Include a neighborhood park as an essential component of Action 1. Catalyst Public -Private
Redevelopment.
2. Explore financing the neighborhood park through TIF funds. City will need to make a well -
supported case that this improvement will significantly increase the likelihood and quantity of
development.
Project
Neighborhood Park
CRA TIF PPP RCP SAP -EIS
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Edmonds Highway 99 Community Renewal Plan
8.A.a
5. Green Streets
Goal
Improve walking and biking conditions on streets near Highway 99 and reduce stormwater runoff from
paved roads.
Context
Although sidewalks are continuous along Highway 99, they are missing on most other streets in the study
area (see Map 5. Gaps in pedestrian network on next page). These gaps were highlighted in stakeholder
interviews and in the Urban Design Analysis. Poor pedestrian connectivity on side streets exacerbates the
overall pedestrian experience, which also suffers from widely spaced streets and an uncomfortable
Highway 99 walking environment. With a relatively high and rising population density, and high -quality
frequent transit service, streets that are safe and comfortable for walking and cycling are essential in this
area.
Figure 6. Missing sidewalks on local streets Image source: MAKERS.
In addition to sidewalks and bike lanes, elements that improve walking/biking conditions include traffic
calming treatments like speed humps, traffic diverters, street narrowing, curb bulb -outs at intersections,
as well as wayfinding. Traffic calming infrastructure also can be installed in conjunction with green
stormwater treatment features, providing the dual benefit of reducing stormwater runoff and increasing
safety for road users. Green streets also serve as park -like spaces while full scale park investments are
being acquired, designed, and built.
Figure 7. Green streets treatments in Portland, Oregon. Image Source: Ryan Packer.
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8.A.a
Edmonds Highway 99 Community Renewal Plan
Map 5. Gaps in pedestrian network
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Packet Pg. 30
8.A.a
Edmonds Highway 99 Community Renewal Plan
Implementation
1. Pursue the creation of a green streets program through the 2024 Comprehensive Plan and
Transportation plan updates. This includes community engagement and designation of a green
streets network that complements the City's roadway function classification, walkway plan, and
bicycle plan.
2. Include implementation of the green streets program as a mitigation measure for transportation
and stormwater impacts of new development in the upcoming SEIS for the Highway 99 Subarea
Plan.
Project
Green streets
CRA TIF PPP RCP SAP -EIS
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Edmonds Highway 99 Community Renewal Plan
8.A.a
6. Business Revitalization
Goal
Help unique local businesses contribute to a safer, more
attractive, and resilient Highway 99 through grants, loans,
or other financial support.
Context
Highway 99 boasts many local businesses that serve
diverse communities in Edmonds and beyond. Relatively
affordable rents and transportation connections to nearby
cities have made Highway 99 an attractive place for many
immigrant communities and small, local, independent
businesses to get their start.
However, these businesses are at risk of displacement, with
some buildings in poor condition and the City's focus on
catalyzing redevelopment. Loss of cultural anchors like
Figure 8. Business signs in the study area. Image
source: MAKERS
minority -owned businesses would damage the resilience of language and nationality -based communities
and be a significant cultural loss of the area's rich diversity.
Business revitalization actions seek to leverage local businesses to contribute to community renewal,
rather than increase the threat of their displacement and replacement. Most business owners would
prefer a safer, more attractive, and economically vibrant neighborhood, but are understandably wary of
the higher rents this could bring. Grants that support building maintenance and aesthetic improvements
create jobs for vulnerable community members, build social capital among vulnerable communities, and
could help harness Highway 99's great strength in diverse businesses as leverage for renewal efforts.
Implementation
1. Create a Community Renewal Area to empower the City of Edmonds to provide financial
assistance to businesses negatively impacted by community renewal actions, or that create or
maintain jobs for working-class employees per RCW 35.81.070.
2. Work with community stakeholders to establish a program to provide loans or grants to small
businesses or property owners in the area. Eligible uses of the grant program should be clearly
defined and may include:
o Maintenance or repairs to dilapidated buildings or commercial spaces,
o Compensation for business disruptions from construction of public improvements, or
o Relocation assistance in the event of redevelopment.
Consider requiring inclusion of ground floor retail and prioritizing local businesses and businesses that
primarily serve vulnerable communities in public -private -partnership redevelopment projects in the
community renewal area. See Action 1. Catalyst Public -Private Redevelopment.
Project
Business Revitalization
CRA TIF PPP RCP SAP -EIS
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Edmonds Highway 99 Community Renewal Plan
8.A.a
7. Highway 99 Interchange Replacement
Goal
Improve safety, walkability, and increase land value by reconnecting the areas surrounding the Highway
99/SR 104 interchange.
Context
Two large freeway style interchanges at the southern end of the study area, at the intersection of
Highway 99 and SR 104, create a large gap between active land uses in the study area and impede
walkability. The interchange ramps offer no safe pedestrian crossing, and the journey on foot across the
interchange is uncomfortable and noisy. The interchange interrupts the street grid, making it more
difficult to access properties on either side of the interchange, leaves behind little -used dead-end streets
and fragments of unused right of way, which attracts undesirable activities including dumping of waste
and illegal camping.
•
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Figure 9. The Highway 99/SR 104 interchange creates vast, pedestrian -hostile "dead zones" Image source: MAKERS
Despite this land -intensive highway infrastructure, the interchange sees only moderate traffic volumes,
similar to arterial intersections controlled by traffic signals (see table below).
Intersection Location
Hwy 99/SR 104 Edmonds, WA
Hwy 99/N 1451" St Shoreline, WA
Hwy 99/196t" St SW Lynnwood, WA
Type Arterial 1 volume
(AADT 2022)
Cloverleaf--30,000 (Hwy 99)
Signalized--30,000 (Hwy 99)
Signalized--33,000 (Hwy 99)
SR 527/208t" St SE North of Bothell, WA Signalized --40,000 (SR 527)
SR 522/NE 145 St Seattle, WA Signalized --33,000 (SR 522)
Source: WSDOT Traffic Count Database System link
Arterial 2 volume
(AADT 2022)
--25,000 (SR 104)
—21,000 (1451" St)
—26,000 (1961" St)
--19,000 (2081" St)
--27,000 (145t" St)
Transforming the Highway 99/SR 104 interchange into a signalized intersection offers the opportunity to
improve minimize the divide between residential neighborhoods on the east and west side of Hwy 99 and
connect them to retail, commercial, and community amenities along the corridor. It will also create land
for redevelopment and community open space.
Implementation
1. Work with elected official and local partners to apply for a planning grant through the federal
Reconnecting Communities Program to study revisions to the interchanges.
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8.A.a
Edmonds Highway 99 Community Renewal Plan
Considerations
• This grant requires a minimum 20% local match (which can be met with CDBG funds), so it will be
important to proactively plan for funding.
• Eligible activities under a planning grant include community engagement, traffic and feasibility
studies, conceptual and preliminary engineering, planning for zoning adjustments and transit -
oriented development, and other related efforts.
• Census tracts 509 in Edmonds and 203 immediately to the south in Shoreline are classified as
Historically Disadvantaged Communities (HDC), which will bolster the application's score.
Project
Business Revitalization
CRA TIF PPP RCP SAP -EIS
— c su iri-d h3YY— — _ ... _-
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Figure 10. Hwy 99/SR 1041244111 St SW interchange complex and rights -of -way. Image source: MAKERS. GIS Data source:
City of Edmonds.
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8.A.a
Supporting Documents
Appendix A: Economic Profile
Appendix B: Urban Design Analysis
Appendix C: Updates to the Highway 99 Subarea Plan
Appendix D: Focus Group Notes
Appendix E: Summary of Community Renewal Area Powers
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8.A.a
Appendix A: Economic Profile
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ECONorthwest
8.A.a
ECONOMICS • FINANCE • PLANNING
TO: MAKERS and the City of Edmonds
FROM: Lorelei Juntunen, Jennifer Cannon, Ryan Knapp, ECONorthwest
SUBJECT: Economic Profile, Highway 99 Community Renewal/Revitalization Plan, City of Edmonds
Section 1. Introduction
In partnership with the City of Edmonds, a consultant project team, led by MAKERS and
supported by ECONorthwest is assisting the City of Edmonds with community planning for the
Highway 99 Neighborhood.
Edmonds is located north of the City of Seattle and south of the City of Everett in the southwest
corner of Snohomish County and along the Puget Sound waterfront. By 2022, the City of
Edmonds became the third most populated town in Snohomish County with an estimated
42,980 persons.'
Edmonds is composed of an array of distinct neighborhoods. The Highway 99 Corridor, located
along the southeastern edge of Edmonds, around an unincorporated portion of Snohomish
County (referred to as Esperance), supports a variety of commercial and residential uses.
This economic profile examination provides market, demographic, employment, business/land
use, and other data that help MAKERS and the city of Edmonds contextualize the study area and
understand the existing conditions of the built environment. It offers foundational information
useful for exploring different community revitalization planning tools and strategies.
This memorandum is split up into three sections including:
An Introduction (1), provided in this section, highlighting the purpose of this Economic
Profile,
2. The Economic Profile section (2) provides a summary of economic conditions of the
Highway 99 Neighborhood study area and describes the community characteristics,
existing land development and vacancies, existing businesses in the area, and market
considerations (vacancy rates, rent changes).
3. The last section (3) provides an overview of key Community Revitalization Tools.
Key findings and guidance on general strategies are bolded in the following sections.
' Washington Office of Financial Management, April 1, 2022, Population of Cities, Towns, and Counties. Data retrieved
and accessed at the following address: https://ofm.wa.gov/washington-data-research/population-
demographics/population-esti mates/historical-estimates-april-1-population-and-housing-state-counties-and-cities
ECONorthwest I Portland I Seattle I Los Angeles I Eugene I Boise I econw.com
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8.A.a
Section 2. Economic Profile
This section summarizes the community characteristics, existing land development and
vacancies, existing businesses in the area, and market considerations (vacancy rates, rent
changes). It includes a summary of economic conditions and opportunities.
To understand the broader demographic change in the Edmonds Highway 99 Study Area
(referred to as the "Study Area" throughout the report), we analyzed two Census tracts, 508 and
509, in Snohomish County. The defined geographic boundaries of these tracts have not changed
over the past twenty years, which makes it possible to determine how population characteristics,
such as age, race and ethnicity, and median household income, have shifted over time (such as
over the last decade or last two decades).
Where possible, we included additional demographic data for Census block groups and Census
block data. Block groups are sub -geographies of Census tracts, and blocks are sub -geographies
of block groups. While these two geographic specifications allow for analysis that more closely
align with the Edmonds Highway 99 study area boundary, their data is less precise than Census
tracts and their boundaries change with each Decennial Census survey, making it difficult to
compare demographic change over time. As such, we only included 2020 ACS 5-year estimates
for Census block group and block data for data elements that were readily made available by
the U.S. Census Bureau.Z
2 Note: At the Census tract, block group, and block specifications, only 2020 5-year American Community Survey
(ACS) data are available. These data estimates are comprised of single -year ACS data (2016, 2017, 2018, 2019, and
2020), which are averaged to produce more statistically robust estimates.
ECONorthwest
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8.A.a
Exhibit 1. Map of Edmonds Study Area Boundary, Census Block Groups, and Census Tracts Used in
the Economic Profile Analysis, 2022
Source: ECONorthwest.
Community Demographic Profile
The community demographic profile compares community characteristics of the project study
area residents in the neighborhood area (which will include some areas outside of the study
area, not an exact representation) with the whole area of the City of Edmonds and Snohomish
County residents.
Change in Total Population and Housing Units
The population residing in the City of Edmonds and the Highway 99 Study Area has grown
slightly over the last several decades, increasing from 39,544 persons in 2000 to 42,853 persons
in 2020. The average annual growth over this period has been around 0.4 percent which is less
than the 1.6 percent rate of growth in Snohomish County. Overall growth has been slower in the
City of Edmonds and in the Highway 99 study area compared to the county. Housing has
increased at a similar rate (see Exhibit 3 for housing unit change).
ECONorthwest
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8.A.a
Exhibit 2. Change in Population Comparison, 2000-2020
Source: Washington Office of Financial Management.
Population Change, 2000-
Population Count
2020
2000
2010
2020
Diff.
Pct Chg
AAGR
Study Area (Census
9,052
9,330
10,105
1,053
12%
0.6%
tracts)
ca
Census Tract 508
5,908
6,104
6,721
813
14%
0.6%
a
Census Tract 509
3,144
3,226
3,385
241
8%
0.4%
3
a�
City of Edmonds
39,544
39,709
42,853
3,309
8%
0.4%
c
Snohomish County
606,024
713,335
827,957
221,933
37%
1.6%
c
Washington
5,894,143
6,724,540
7,707,047
1,812,904
31%
1.3%
E
E
0
U
rn
rn
Exhibit 3. Change in Housing Unit Comparison,
2000-2020
0
Source: Washington Office of
Financial Management.
3
Housing Unit Change,
2000-
t
Housing Unit Count
=
2020
2000
2010
2020
Diff.
Pct Chg
AAGR
L
Edmonds Highway 99
0
Study Area (Census
3,884
4,172
4,307
423
11%
0.5%
tracts)
a
Census Tract 508
2,483
2,624
2,750
267
11%
0.5%
3
Census Tract 509
1,401
1,548
1,557
157
11%
0.5%
m
City of Edmonds
17,519
18,378
19,305
1,786
10%
0.5%
r
Snohomish County
236,205
286,659
321,523
85,318
36%
1.6%
E
Washington
2,451,081
2,886,948
3,202,239
751,158
31%
1.3%
E
0
Change in Race and Ethnicity
Over the last decade, Edmonds has become more diverse as observed by increases in the share
of total Hispanic, multiracial, Black, and Asian persons over the last decade. By 2020, the
Highway 99 study area became much more diverse than the City of Edmonds (with a smaller
White population, for example) but has a similar race and ethnicity composition as the broader
County (see Exhibit 5).
4
ECONorthwest
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8.A.a
In the Study Area, the racial
and ethnic composition has
become more diverse over
the 2010 to 2020 period with
the share of White residents
decreasing by nine
percentage points, from 71
percent in 2010 down to 62
percent in 2020.
At the same time, the share
of the Hispanic population
increased by two percentage
points, the share of the
multiracial population
increased by three
percentage points, and the
share of Black and Asian
populations increased by one
percentage point each.
The Study Area is more
racially and ethnically diverse
than the City of Edmonds as
a whole. The Study Area is
roughly comparable to
Snohomish County's
distribution, with a slightly
higher share of Black and
Asian residents than the
County, and a lower share of
Hispanic residents than the
County.
ECONorthwest
Exhibit 4. Race and Ethnicity, Study Area, 2010-2020
Source: U.S. Census Bureau, 2006-10 and 2016-2020 ACS 5-year estimates.
Data note: All race categories shown are "non -Hispanic" persons. Persons who
identified as Hispanic could be of any race (one race, or multiple).
Hispanic
White
Other Race
Multiracial
Native
Hawaiian or Pacific
Islander
Black
Asian
American
Indian or Alaska Native
0% 20% 40% 60%
Percent Share of Total Population
Exhibit 5. Race and Ethnicity Comparison, 2020
Source: U.S. Census Bureau, 2016-2020 ACS 5-year estimates.
71%
■ 2010
2020
i� 10%
Hispanic =
62%
White
1%
Other Race
7%
Multiracial
1%
Native
Hawaiian or Pacific Islander
5%
Black
13%
■ Edmonds Study Area
Asian
City of Edmonds
1%
■ Snohomish County
American
Indian or Alaska Native z
Washington
80%
0% 20% 40% 60% 80%
Percent Share of Total Population
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8.A.a
orthwest
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8.A.a
Age Distribution
The City of Edmonds supports a large population of older adults and retired persons. The City
has a larger older adult population (aged 65 or older) than both Snohomish County and
Washington State. In contrast with the City, the Highway 99 study area supports a younger
population and as of 2020, the study area has a larger population aged 35-49 years than all the
other comparison areas (24 percent).
As shown in the exhibit below, nearly two-thirds (65 percent) of the Study Area population are
between the ages of 20 to 64 years old (as of 2020) which is a higher share than the City (58
percent), Snohomish County (62 percent), and the state (60 percent).
Exhibit 6. Age Distribution Comparison, 2020
Source: U.S. Census Bureau, 2016-2020 ACS 5-year estimates.
Washington
Snohomish County
City of Edmonds
Edmonds Renewal Area
(Census Tracts)
ECONorthwest
24% 22% 20% 19% 6%
ff�
0% 20% 40% 60% 80% 100%
Percent Share of Total Population
■ Under 20 20 to 34 ■ 35 to 49 50 to 64 65 to 74 75 and Older
7
c
a
3
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E
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CD
CD
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Packet Pg. 43
8.A.a
The median age for Study
Exhibit 7. Median Age Comparison, 2000-2020
Area is lower than the City of
Source: U.S. Census
Bureau, 2000 Decennial Census
and 2016-2020 ACS 5-
year estimates.
Edmonds' median age of 45
Median Age
Change, 2000 -
years in 2020. Census Tract
2020
509 has a much lower
2000 2020
Diff. % Change
median age of 37.3 years
Census
39.5 42.0
2.5 6.3
than the City, indicating a
Tract 508
younger overall population
Census
36.0 37.3
1.3 3.6
residing in this area,
Tract 509
compared to the City.
City of
42.0 45.0
3.0 7.1
Edmonds
Snohomish
County
Washington
Household Tenure and Composition
34.7 38.0
35.3 37.8
3.3 9.5
2.5 7.1
In the Study Area, the share of renter -occupied households (36 percent) is consistent with the
statewide average (37 percent). However, other comparison geographies, like the City of
Edmonds and Esperance, have a lower share of renter -occupied households.
In the Study Area block groups (see Exhibit 8), the share of renter -occupied units is the highest
relative to all comparison geographies. This is partially due to the tighter geographic
specification around the Hwy 99 Corridor (which excludes the northwestern reaches of
Esperance), in addition to the inclusion of the block group in King County.
Exhibit 8. Tenure Comparison, 2020
Source: U.S. Census Bureau, 2016-2020 ACS 5-year estimates.
Washington
Snohomish County
Esperance
City of Edmonds
Study Area (Block groups)
Study Area (Census tracts)
09/. 20% 40% 60% 80% 100%
Share of Total Occupied Housing Units
■Renter -occupied ■Owner -occupied
ECONorthwest
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CD
CD
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Exhibit 9 (below) provides a comparison of the household composition between the Study Area,
the City of Edmonds, Esperance, Snohomish County, and the State of Washington. Non -family
households (including single person households or unrelated persons living together) constitute
a larger share in the study area (42 percent) even higher than the City of Edmonds and the
county. The share of married couple families is smaller in the study area than in the City, County,
and state. A married couple is a husband and wife enumerated as members of the same
household. The married couple may or may not have children living with them. Overall, this
indicates that there tend to be smaller sized households in the Study Area than in all the
comparison areas.
Exhibit 9. Household Composition Comparison, 2020
Source: U.S. Census Bureau, 2016-2020 ACS 5-year estimates.
Washington
Snohomish County
Esperance
City of Edmonds
Study Area
(Census tracts)
0% 20% 40% 60% 80% 100%
Percent Share of Total Households
■ Married -couple family Male householder, no spouse
■ Female householder, no spouse Non -family household, living alone
Non -family household, not living alone
ECONorthwest
Packet Pg. 45
8.A.a
Household Income
The median household
income of households in
Census Tract 508 (the tract
associated with Esperance)
increased by about 21
percent over the 2000 to
2020 period, after adjusting
for inflation. However, the
median household income in
Census Tract 509 decreased
slightly, by about four
percent over the same time
frame. Census Tract 509 has
the lowest median household
income ($62,560) compared
to all geographies analyzed,
while Census Tract 508 has
the highest median
household income.
Educational Attainment
Educational attainment in the
Study Area has increased
over the past twenty years.
The share of residents
holding at least a Bachelor's
degree increased by nearly
eight percentage points,
from 29 percent in 2000 up
to 37 in the 2020 period.
ECONorthwest
Exhibit 10. Change in Median Household Income (2020
Inflation -adjusted Dollars), 2000-2020
Source: U.S. Census Bureau, 2000 Decennial Census and 2016-2020 ACS 5-
year estimates.
Median Household Change, 2000 -
Income 2020
2000 2020 1 Diff. % Change
Census
$83,537
$101,350
17,813
21.3
Tract 508
Census
$65,469
$62,560
(2,909)
(4.4)
Tract 509
City of
$83,146
$91,499
8,353
10.0
Edmonds
Snohomish
$82 428
$89,273
6,845
8.3
County
Washington
$71,112
$77,006
5,894
8.3
Exhibit 11. Change in Educational Attainment in the Study Area
(Census tracts 508 and 509), 2000-2020
Source: U.S. Census Bureau, 2000 Decennial Census and 2016-2020 ACS 5-
year estimates.
2020 27%
2000
8=s 27% 27% 8% 6%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Share of Population 25 Years and Older
■ Less than High School ■ High School orGEO ■ Some college, nodegree
■A$Ociate'sdegree Bachelors degree ■GraduamorProfessional degree
10
c
a
CID
as
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0
CD
CD
3
Packet Pg. 46
8.A.a
Comparatively, both Study
Area specifications (tract and
block group aggregations)
had a lower Bachelor's
degree (or higher) attainment
than the City as a whole (37
percent for tracts and 41
percent for block groups
relative to 49 percent for the
City). However, the Study
Area is on -par with the
statewide average, and
higher than the countywide
attainment rate of Bachelor's
degrees or higher.
Poverty Status
Exhibit 12. Educational Attainment Comparison, 2020
Source: U.S. Census Bureau, 2016-2020 ACS 5-year estimates.
Washington
23%
Snohomish County M� 22%
1%
Esperance 29%
City of Edmonds 33%
Study Area (Block
groups) 29%
Study Area (Census 27%
tracts)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Share of Population 25 Year and Older
■ Less than High School High School or GED ■ Some college, no degree
• Associate's degree Bachelor's degree • Graduate or Professional degree
The poverty rate of persons living in the Study Area increased by two percentage points over the
2000 to 2020 period, from six percent up to eight percent. The Study Area's poverty rate is
comparable to Snohomish County's poverty rate (eight percent versus seven percent,
respectively), but higher than the City of Edmonds as a whole (eight percent versus five percent,
respectively).
Over the 2000 to 2020
period, the poverty rate in
the Study Area increased by
two percentage points, from
six percent in 2000 to eight
percent in 2020. This shows
that the prevalence of
poverty has increased in the
Study Area and could mean
that the area is increasingly
serving a very low-income
population.
ECONorthwest
Exhibit 13. Change in Poverty Status in the Study Area (Census
Tracts 508 and 509), 2000-2020
Source: U.S. Census Bureau, 2000 Decennial Census and 2016-2020 ACS 5-
year estimates.
2020
2010
2000 M
0% 20% 40% 60% 80% 100%
Share of Population for Whom Poverty Status is Determined
■ Below Poverty Level At or Above Poverty Level
11
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8.A.a
Relative to comparison
geographies, the poverty rate
of the Study Area was on -par
with Snohomish County, but
higher than the City of
Edmonds poverty rate during
the 2020 period.
Exhibit 14. Poverty Status Comparison, 2020
Source: U.S. Census Bureau, 2016-2020 ACS 5-year estimates.
Washington M M
Snohomish
County
Esperance M
City
Edmonds
Study Area
(Census tracts)
0% 201% 40% 60% 80% 100%
■ Below Poverty Level At or Above Poverty Level
Existing Development and Business Trends
This section provides an overview and summary
of commercial property characteristics in the
Study Area. According to Snohomish County
Assessor data for tax year 2022, 277 parcels were
contained in the Study Area.
■ In the Study Area, 10 parcels were
designated as undeveloped/vacant land,
totaling about 349,900 square feet.
■ Of the 277 total parcels, 66 parcels (24
percent) were designated commercial, and
199 parcels were designated residential (72
percent).
■ One parcel was designated government
property (i.e., exempt), with a use code of
Freeways.
■ In the map shown on the right, the red area
(indicator 1) contains six vacant parcels with
a total assessed value of about $1.7 million
in tax year 2022 (3.02 acres).
■ The burned -out building in the grey area
(indicator 2) had a total assessed value of about $1.07 million in tax year 2022. It's
approximately 39,160 square feet (0.9 acres).
■ The red area (indicator 3) contains the former Burlington Coat Factory establishment
(which recently went out of business) and many other commercial retail outlets. This parcel
ECONorthwest
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8.A.a
has a total assessed value of about $8.3 million and is approximately 238,500 square feet
(5.5 acres).
All commercial properties in the Study Area had a total assessed value of about $124.8 million in
tax year 2022 (Exhibit 15). About 42 percent of the total assessed value for commercial parcels
comes from the retail trade sector with a total assessed value equaling about $52.4 million. The
largest retail trade property is located at 23632 Hwy 99, which includes the Aurora Marketplace,
Safeway, T.J. Maxx, and many other retail outlets. In total, it's about 328,198 square feet (or, 7.5
acres). It comprises about 31 percent of all retail trade square feet in the Study Area, and it
accounts for about 37 percent of the total retail trade assessed value ($19.6 million).
The second largest share of assessed value comes from motor vehicles and automobile repair
shops at about $19.2 million (or roughly 15 percent of the Study Area's total assessed
commercial value). Just south of Edmonds Way, the Campbell Nissan of Edmonds and the
Campbell Volkswagen of Edmonds establishments comprise a total assessed value of about
$13.8 million (4.47 acres), the largest share among all motor vehicle and automobile repair shop
parcels in the Study Area. Other professional and business services made up approximately $9.4
million of the Study Area's commercial assessed value (7.5 percent of the total), and hotels made
up about $9.2 million (7.4 percent of the total).
Exhibit 15. Summary of Business Parcels in Study Area, Tax Year 2022
Source: Snohomish County Assessor Data, Tax Year 2022.
Count of
Commercial Use Code Parcels in
Study Area
Percent Share
of Total Parcels
Parcel
Square Feet
Total Assessed
Value of Parcels
Hotel / Motel 6
9%
167,563
$9,190,100
Commercial 2
3%
22,970
$637,000
Condominium Services
Motor Vehicles / 12
18%
346,283
$19,171,900
Automobile Repair
Restaurants 6
9%
203,278
$8,624,000
Banking 2
3%
75,721
$2,895,700
Warehousing 1
2%
182,124
$7,699,000
Medical and Other 2
3%
119,149
$11,123,000
Health Services
Nursery, Primary, and 1
2%
40,553
$2,240,000
Secondary Schools
Sports Activities 1
2%
44,422
$1,380,000
Other Professional and 10
15%
178,513
$9,373,200
Business Services
Retail Trade (Total) 23
35%
1,074,189
$52,442,200
13
ECONorthwest
Packet Pg. 49
8.A.a
Automotive Retail 3
5%
70,803
$2,767,000
Food Retail 1
2%
22,284
$1,215,200
Apparel and 6
9%
304,209
$11,083,100
Accessories Retail
Other Retail 13
20%
676,892
$37,377,100
Total 66 100% 2,454,765 $124,776,100
Hotels and Motels in the Study Area
According to Costar, there are seven total hospitality establishments in the City of Edmonds,
four of which are in the Study Area.3 Most of the hotels in the Study Area were built in the
1950's. The Travelodge is the Study Area's most recently built hotel establishment, which
opened in 1990. Exhibit 16 shows the year built, number of rooms, and finish -level' of the hotels
located in the Study Area and the City of Edmonds. In total, Costar estimates 332 hotel rooms
are available in the City of Edmonds, 42 percent of which (140 rooms) are in the Study Area.
Exhibit 16. Summary of Hotel Establishments in the Study Area, as of August 2022
Source: Costar.
Hotel Name
Number of
Rooms
Year
Built
Finish -
Level
Edmonds Study Area Hotels
140
Golden West Motel
25
1952
2-star
K & E Motor Inn
32
1957
2-star
St Francis Motel
26
1950
2-star
Travelodge Seattle North Edmonds
57
1990
2-star
Other City of Edmonds Hotels
192
Andy's Motel
47
1948
2-star
3 This information could be supplemented by engagement findings on cultural business anchors and BIPOC
businesses. Costar data caveats: Hotel Occupancy, Average Daily Rate (ADR) and Revenue Per Available Room
(RevPAR) for the properties you have selected are comprised of a Weighted Submarket Average. Each hotel in the set
is given the performance of the industry segment and weighted by its own rooms supply. This ensures a
representative view of the selected hotels' performance while protecting the confidentiality of individual hotel data,
while also allowing for grouping of any set of hotels without restriction. All other non -confidential measures are
reflective of the exact property set selected.
4 CoStar's Building Rating System "is a national rating for commercial buildings on a universally recognized 5 Star
Scale." A two -star commercial property is deemed as such by meeting the following criteria: low concentration of
retail tenants in its proximity, it's made of lower cost materials, the property is older, it has little to no landscaping, it
has a functional design, it has no certifications, and it has no apparent access strategy (i.e., it's difficult to access and
has sub -optimal signage). More information about CoStar's rating system can be reviewed at the following web
address: https://www.costar.com/docs/default-source/brs-lib/costar_buildingratingsystem-
definition.pdf?sfvrsn=12a507a4_2
ECONorthwest
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8.A.a
Best Western Plus 91 1983 3-star
Americas Best Value Inn 54 1997 2-star
Total Hotel Rooms in City of Edmonds 332
Total Hotel Rooms in Snohomish 6,950
Countv
Exhibit 17 (below) shows the changes in hotel occupancy from 2015 to mid 2022 for the four
hotels/motels in the study area. The hotel occupancy in the winter months (November through
February) tended to be the lowest occupancy rate each year. During the summer months (June
through September), hotel occupancy is often at its highest. Once the COVID-19 pandemic
emerged hotel occupancy hit a low of 38 percent in April 2020. Since then, occupancy has
remained lower than historical trends, but as of June 2022, occupancy reached about 80 percent,
which is on -par with peak seasonal occupancy in pre -pandemic years.
Exhibit 17. Change in Study Area Hotel/Motel Occupancy, January 2015-June 2022
Source: Costar.
100%
COVID-19 Pandemic
90% Begi n s
80% v
T
70%
Q
U
p 60%
E
0
50%
0
= 40%
0
� 30%
20%
10%
0%
Lo m Lq 0 (O (O 0 CO I` ti r- W W W CO O O O O O O O O c-I c1 .-I c-I N N
r1 c-I c-I -6I -L
a c a c a c a c a n c a c a
-Study Area
City of Edmonds
Longer term occupancy information describing weekly or monthly occupancy trends was not
available in the Costar data. This information could help detect whether hotels are being used as
a source of housing. Hotel rooms can be a source of rental housing for some individuals and
families. Even though weekly motel rental rates may be more expensive than rental costs for
apartments in some cases, some residents are forced to choose motels due to a lack of sufficient
ECONorthwest
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8.A.a
savings to pay for security deposits or poor credit history, while others may choose motel rooms
for lifestyle reasons or due to disabilities.'
The City should recognize the current role that the study area hotels/motels are playing in
emergency housing in their current form. The city could intervene to better support this current
function by working directly with hotel/motel owners, or they could prioritize acquiring the
properties to convert to long-term affordable housing or to maintain them more directly as
emergency short-term housing. The answers to this approach should depend on their overall
need for short-term emergency shelters, their ability to prioritize limited resources for
acquisition, and the degree to which the current operations are affecting the redevelopment
opportunities and neighbors in the area.
Market Dynamics
This section provides a summary of the market conditions relevant to the project area to help
describe the range of development projects in demand or needed by the existing community
Commercial Properties
Triple -net retail rents'
generally fluctuated in the
Study Area from 2010 to
2021, reaching a low of
$13.91 in 2014. During 2020
and 2021, triple -net rents
remained at a stable $26.51.
However, as of July 2022,
rents decreased to $20.00 in
the Study Area, a 25 percent
decline from the two years
prior.
Exhibit 18. Change in Triple -Net Retail Rents, 2010-July 2022
Source: Costar.
Data note: The triple -net retail rents are reported in nominal terms, and thus,
are not adjusted for inflation.
$35.00
$30.00
$25.00
$20.00
Z
Z
$15.00
z
$10.00
$5.00
$0.00
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2
—Study Area City of Edmonds —Snohomish County
6 (1) Rangel, Britt Kennerly, and Isadora. Invisible homelessness: How families end up living at hotels on the Space
Coast. Florida Today, April 23, 2020. httl2s://www.floridatoday.com/in-depth/news/2020/02/13/invisible-
homelessness-how-families-end-up-living-hotels-space-coast/2600594001/. (2) Turcato, Megan. "Vernon, B.C.
Families Living in Motels Due to Lack of Housing." Global News. Global News, February 21, 2022.
https:Hglobalnews.ca/news/8632397/vernon-b-c-families-motels-housing/.
6 Triple -Net (NNN) lease agreements are leases where a tenant is responsible for paying all expenses of the property
they lease, including building maintenance, building insurance, and real estate taxes.
ECONorthwest
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Retail vacancy rates steadily
declined in the Study Area
from 9.2 percent in 2012
down to 0.3 percent in 2018,
a decrease of nearly 9
percentage points! Since
then, vacancies have
increased and hovered
between two and three
percent. As of July 2022,
vacancies in the Highway 99
Study Area were about 1.8
percent.
Exhibit 19. Change in Retail Vacancies, 2010-July 2022
Source: CoStar.
12.0 %
10.0%
8.0%
U
6 6.0%
m
m
4.0%
2.0%
0.0%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
YTD
(July)
—Study Area City of Edmonds —Snohomish County
Discussion on the Economic Opportunities Associated with Commercial
Redevelopment
The data analysis shows a decline in Study Area retail rents which could indicate a decline in
demand for commercial space and signify a distressed market. This is not surprising considering
the changes in the neighborhood associated with the abandonment of businesses, vacant
buildings, and vacant underutilized parcels in the study area. Should economic development be
a priority for this area, the City should consider mixed -use development providing the
community with desired amenities. Each mixed -use redevelopment should tailor their retail mix
and amenities to meet the needs of their community and provide distinct localization. The ideal
mixture of uses should be studied further. If the mixture of uses includes a community facility,
there are considerations to address including an analysis of the site factors that will influence
the facility use (such as access, proximity to complementary uses, infrastructure, and utilities,
etc.).
The size, location, and retail mix of a commercial location matter. For consumers, time and
distance are the primary determinants of shoppers' willingness to patronize a particular center.
Households are not generally willing to travel past (or further than) a comparable or superior
center. The commercial/retail center must provide a competitive retail mix to attract a large
consumer base. In addition, they must now compete with the growing prevalence of the e-
commerce sector, especially since the COVID-19 pandemic emerged. E-commerce has led to
additional impacts to traditional retail establishments particularly those unable to compete with
the prices and convenience offered from online shopping. Particularly since the COVID-19
7 Vacancy Rates: Represent how much space on a per sf basis is vacant in a submarket.
ECONorthwest
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pandemic, some car dealerships experienced changes with buyers moving away from traditional
dealerships in favor of the convenience of the internet, offering short transactions, easy
financing, vehicle delivery and even the ability to return cars if it doesn't work out. In some
cases, these changes can lead to downsizing dealership properties. However, online information
has limitations and a consumer buying a major investment might want to have someone
trustworthy to provide certainty regarding their purchase. Consequently, it is too soon to tell
how online car sales will change the car dealership space.' In addition, different dealerships
might own or lease properties and if a dealership leases a property, the term of the lease could
vary. The City should consider specific outreach focused on understanding the position of each
dealership in the Study Area.
Recent retail trends suggest dramatic shifts occurring in the suburbs — especially around
suburban shopping centers and malls. Demand for urban style living and experiential and
entertainment retail is increasing. This includes a growing food and beverage sector, as well as
museums and art. As big box stores continue to close, developers seek to transition these large
empty spaces into urban lifestyle hubs. As parking requirements are increasingly relaxed by
jurisdictions, outdated and struggling malls are increasingly transitioning into mixed -use
redevelopments and further encouraged and integrated into the surrounding suburban
residential communities.
According to CBRE, retail -only centers may no longer be the highest and best use for many
outdated or struggling malls.' Malls and oversized retail centers are well positioned to transform
into mixed -use town centers that provide a community with many opportunities and amenities
where people want to live, work, and play.
Successful mixed -use redevelopments integrate new uses beyond traditional multifamily
residential, office, and hotels. Uses such as co -living, coworking, recreational and entertainment,
public event space, and green space are complementing shopping and dining destinations,
creating dynamic suburban environments and integrated communities. There is no existing
prescribed mixed -use solution to apply to every mixed -use redevelopment.
Multifamily Rents and Vacancies
Rising rents coupled with a moderate vacancy rate and the limited new multifamily construction
in the past decade could signal a constrained market supply and possible future demand for
more multifamily housing in the study area community.
s https://www.automotiveworld.com/articles/the-pandemic-changed-the-vehicle-business-but-dealers-are-here-to-stay/
9 CBRE. 2020. 2020 U.S. Real Estate Market Outlook. Retrieved from https://www.cbre.us/research-and-reports/2020-
US-Real-Estate-Market-Outlook-Retail
18
ECONorthwest
Packet Pg. 54
8.A.a
Similar to other cities in the
Exhibit 20. Change in Multifamily Asking Rents, 2010-July
region, multifamily asking
2022
rents in the Study Area have
Source: Costar.
Data note: The multifamily unit rents are reported in nominal terms, and thus,
increased 112 percent over
are not adjusted for inflation.
the past thirteen years, from
$2,500
$770 in 2010 to about $1,636
in July of 2022 (an increase of
E $2,000
$866).
a
c $1,500
At the same time, multifamily
asking rents in the City of
$1,000
Edmonds increased by $790,
or 86 percent, over the 2010
$500
to July 2022 period. County-
wide, asking rents increased
$0
by 91 percent (or, $911 ),
2010 2011 2012 2013 Zola 2015 2016 2017 2018 2019 2020 2021 202D2
from $996 in 2010 to $1,907
(July'
—Study Area City of Edmonds —Snohomish County
in July of 2022
Multifamily vacancy rates Exhibit 21. Change in Multifamily Vacancy Rates, 2010-July
have generally trended
2022
downward in the Study Area,
Source: CoStar.
80,
from a peak of nearly 7
percent in 2011 down to
7.0%
almost 3 percent in July of
� 6.0%
2022. Generally, a healthy
5.0%
U
multifamily market will have
;, 4.0%
a vacancy rate between 5 and
3.0%
7 percent. Rates lower than
2.0%
this suggests a constrained
1.0%
market supply and upward
0.0%
pressures On rents. Rates
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
YTD
higher than 7 percent can
g
�Juiy'
—Study Area City of Edmonds —Snohomish County
indicate a weak market or an
over -supply of units.
The City of Edmonds followed a similar trajectory but has generally had lower vacancies over the
analysis period (as of July 2022, around three percent). Vacancies across Snohomish County
have typically remained higher than both the Study Area and Edmonds, starting at 6.1 percent in
2010 and falling to about 5.1 percent in July 2022.
ECONorthwest
19
Packet Pg. 55
8.A.a
Single-family Home Sales Prices
In March of 2022, the median home sales price in the City of Edmonds reached its highest value
of $1.2 million. During the same month, the median home sales price in Esperance reached
$1.025 million, compared to $800,000 in Snohomish County and $648,000 statewide. Esperance
tended to have a lower median home sales price than the City of Edmonds, except for a handful
of months, during the February 2012 to June 2022 period. The largest difference in sales price
between Esperance and Edmonds occurred in May 2022 with a median price of $1.36 million in
Esperance compared to $1.20 million in Edmonds (a difference of $345,000, or about 34
percent). Increased home sale price is a trend that we are seeing throughout the Puget Sound
region, reflecting a tight housing market, housing underproduction, and increased construction
costs.
Exhibit 22. Change in Median Home Sales Price, February 2012 - June 2022
Source: Redfin.
Data note: Home sales price data are reported in nominal terms, and thus, are not adjusted for inflation.
$1600,000
$1400,000
$1200,000
m
U
a $1000,000
N
N
$800 000
0
x
c
$600000
m
$400000
$200000
$0
O O ti ti ti N N
1 1 1 1 1 1 1 1 1 1 1 1 1 N N N N N N N N
O O iy O O O O O O O O
-Edmonds -Esperance- Mountlake Terrace ••••• Snohomish County -Washington
ECONorthwest
20
Packet Pg. 56
8.A.a
Visitation to Highway 99 Neighborhood Area
According to Placer.ai,10 foot -
traffic visit estimates in the
Study Area reached a low of
about 106,000 persons in
April of 2020. Since then, it
has rebounded but not fully
recovered relative to its
December 2019 peak of
291,500 persons. In
December 2021, foot -traffic
reached 98 percent of the
Study Area's pre -pandemic
levels (about 286,200 visits).
During 2022 (as of July), the
month of May had the
highest visit volume relative
to all other months at about
251,100 visits (about 96
percent of May 2019 visits).
Exhibit 23. Change in Monthly Visits to the Study Area Corridor,
January 2017-July 2022
Source: Placer.ai.
350,000
WVIDd9 Pandemic
Begins
300,000
250,000
a
200,000
E
w
E 150,000
100.000
N
S
50,000
0
_T 41 _T y y y ry0 ry0 ry0 ryh 1;7 IV NIP I'
VP
Placer.ai is a proprietary artificial intelligence software platform that estimates foot traffic trends via anonymized
cellular location data. The platform relies upon a panel dataset of over 30 million unique monthly users. Their panel
dataset of mobile devices is created exclusively from U.S.-based phone applications; it is unlikely that their panel
dataset represents international tourists.
ECONorthwest
21
Packet Pg. 57
8.A.a
Exhibit 24. Drive Time from Travelodge, 10-, 20-, and 30-
minutes
Source: Placer.ai.
Granite falls
I� ck Ircn�a szs
Within a 10-minute rive, Lak sevens
Lynnwood and Shoreline are E east
accessible from the Pork Snoho n
Travelodge in the Study Area. - v
Gald ear
Within a 20-minute drive, the
�uilcan C1)
Puget Sound is accessible via - t
Everett, Edmonds, and po - BolhelI
9bo'-
downtown Seattle. A 30-
I-r nr.cn Q Redm d
minute drive can get visitors
inbridgc
as far as Marysville to the Dove r,,, the '
north, Tukwila to the south, 10mm '^crton
20 min Issaquah Snoqualrnre
and Cottage Lake to the east. A 30min ,� ' N- hPor•d
Re acn
Pelfar tfi Sas
Section 3. Key Community Revitalization Tools
The community demographic analysis showed that the study area is more diverse, younger, has
more renters, and has lower income and higher poverty than the City of Edmonds. The City
should consider investments for the study area, such as community place -making, accomplished
in a way that leads to more equitable outcomes, informed by the city's equitable engagement
framework (more details below). They should also seek tools helping to finance needed
community and streetscape improvements, infrastructure, and amenities (more details below).
The City's equitable engagement framework suggests a need to invest in areas beyond
Downtown in communities that have been historically left out. They emphasize the need to
connect with people in the community through welcoming engagement efforts, including a
community liaison, and allowing for the sharing of information about grant funding
opportunities with local businesses and organizations, particularly organizations serving racially
and economically diverse communities.
Community revitalization done without intentional focus on achieving more equitable outcomes
can lead to increases in inequities. Thus, strategies should be thoughtfully formulated to prevent
the displacement of current residents particularly those living in affordable housing and/or
rentals and existing local businesses particularly for those renting spaces. It is common for
residential displacement for a neighborhood experiencing redevelopment, though with the right
measures in place, it can be mitigated. "Direct displacement" is when current residents are
forced to move because of rising rents, lease non -renewals, evictions, or eminent domain
zz
ECONorthwest
Packet Pg. 58
8.A.a
(physical displacement). "Exclusionary displacement" is when housing choices for prospective
low-income residents become more limited. "Displacement pressures" and "cultural
displacement" are when culturally relevant supports and services that low-income, and families -
of -color rely on disappear from the neighborhood, thus making the neighborhood less
welcoming and inclusive.
Several strategies could be considered to prevent displacement of businesses and residents. A
few anti -displacement strategies to consider for businesses are to fund storefront improvement
grants, provide small business resources, offer tenant improvement assistance for existing
businesses, or support the development of vibrant mixed -use and mixed -income urban areas
with multimodal access. In addition, a selection of anti -displacement strategies to consider for
residences include efforts such as purchasing naturally occurring affordable housing at risk for
displacement to preserve them for affordable housing (such as motels serving as de -facto
affordable housing) or a "Right -to -Return Policy" that allows any resident physically displaced by
redevelopment to have a first -right -of -refusal in the newly developed property within a
reasonable timeframe.
The primary tools that the City of Edmonds has at its disposal to support community
development and revitalization are associated with the land use and regulatory environment,
partnerships, and community investment. The City has an opportunity to explore strategies that
support community goals and meet community needs. Beyond the typical local jurisdiction
capital and transportation improvement investment tools, the following section provides a menu
of options (not an exhaustive list) including a sample of potential tools, primarily focused on
financing improvements, that could be explored further.
Desired Outcomes
■ Create a Multi -cultural Community Center to showcase rich diversity of this area.
■ Improve overall environment for people given large amount of housing being
developed.
■ Improve access to family -friendly indoor recreation and high -quality public open space
■ Improve access to public restrooms.
■ Create a safer and better -connected pedestrian environment.
■ Interface with on -going Edmonds signage project and neighborhood naming projects.
■ Leverage Highway 99 roadway and sidewalk improvement project underway.
Community Place -Making Focused Investment
In general, the City could help increase economic activity by supporting place -making to help
establish the area as a pedestrian friendly destination for residents to connect with others and
spend their time and disposable income. Essentially, if done effectively, place -making can
23
ECONorthwest
Packet Pg. 59
8.A.a
connect the community, catalyze economic development, support community health and safety,
establish places reflective of the community's uniqueness and diversity, and help create a sense
of place in a community. The City could prioritize adding multimodal transportation
improvements to the neighborhood such as sidewalk and bicycle/pedestrian path facilities, park
and public space improvements, and neighborhood branding and amenities to help make the
area more welcoming and distinct. Additionally, a business attraction campaign could be created
to aid recruitment efforts as well as identifying and addressing public realm improvements. The
City could support and build capacity for local businesses through partnerships and coalition
building focused on identifying physical improvements and providing a range of different
financing tools to achieve them.
Public Private Partnerships
Public -private partnerships for economic development typically involve the use of public
financial assistance programs and other public levers or interventions in partnership with the
private sector to facilitate development outcomes. Typically, these partnerships are used to
support projects that align with public policy objectives, but that are not feasible without public
participation or support (such as with infrastructure investment). These partnerships can advance
community development but should be carried out with a partnership structured responsibly
and with support from project stakeholders." These partnerships can be more effective if the
following is addressed:
■ Identifying a compelling development strategy with demonstrable public benefit.
■ Generating support for development objectives from elected officials and stakeholders.
■ Identifying priority sites and laying the groundwork for development through pre -
development activities (preparing the site for development).
■ Getting to know the development community, finding a capable development partner,
and forming a public -private partnership team.
■ Identifying public assistance tools and furthering understanding on the range of tools
available.
■ Right sizing the amount of public assistance.
■ Structuring a fair deal and monitoring project performance.
If this partnership will help advance the construction of a community facility, there are other
considerations to address including an analysis of the site factors that will influence the facility
use (such as access, proximity to complementary uses, infrastructure, and utilities, etc.). The
ownership models of a community facility vary and could include non-profit ownership or public
ownership such as through a Public Development Authority.
11 American Planning Association. (2017). Dickinson, Geoff, Dorn, Lance. PAS Memo: Constructing Effective Public -
Private Partnerships.
24
ECONorthwest
Packet Pg. 60
8.A.a
Local Improvement Districts
A Local Improvement Districts (LID) is a way to support benefiting properties in financing
needed capital improvements over time through the formation of special assessment districts.
All the property owners within the LID area must opt into the LID. LIDS can catalyze economic
growth by allowing private property owners the ability to obtain long-term financing for on -site
public infrastructure at relatively lower interest rates. Ultimately, LID will lead to the sale of
bonds to investors.12 A LID can help catalyze economic growth by enabling developers to obtain
long-term financing for on -site public infrastructure at relatively lower interest rates.
Tax Increment Financing
Tax Increment Financing (TIF) can be used to facilitate private investment in the area.13 The
newly updated Washington State tax increment finance (TIF) law has significantly improved local
area infrastructure funding for local governments.14 TIF captures property taxes generated from
the increased assessed valuation on a publicly owned site that results from private development
following infrastructure investment. The City could submit a Request for Proposal from private
developers to develop the TIF site. The City should identify a list of potential infrastructure
projects, and these should be screened for eligibility under the state TIF law. Additional work
should be completed to detail the location of the district, public improvement costs, TIF
revenues, proof development would not happen if the infrastructure was not constructed, and
other elements required under the law."
Given the newness of the TIF provisions, we recommend thorough research describing different
TIF options and eligibility requirements and analysis of future development potential, TIF
revenues, and potential mitigation needs. The local jurisdiction must pass an ordinance that
designates an increment area (area expected to benefit from the development), identifies the
infrastructure improvements to be financed, and states whether bonds will be issued.
Example eligible infrastructure improvements can include:
12 https:Hmrsc.org/Home/Explore-Topics/Public-Works/Finance/Local-Improvement-Districts.aspx
13 TIF financing has become more of viable tool to use in Washington cities due to new state legislation signed on
May 10, 2021. TIF enables local governments to promote private development in targeted areas by financing public
infrastructure and community improvements with the additional property taxes resulting from increased property
values due to improvements. TIF is widely used across the nation, but Washington had barriers preventing traditional
use of this tool. Now this tool can be used to capture all the additional local property tax revenue rather than previous
restrictions associated with the One Percent Rule. ESHB 1189 establishes that the earliest time for increment area to
into effect would be June 1, 2022. Source: httl2s://www.jdsupra.com/legalnews/washington-state-s-expanded-tif-
4871064/
14 ESHB 1189 establishes that the earliest time for increment area to into effect would be June 1, 2022. Source:
https://www.ldsu pra.com/legal news/washi ngton-state-s-expanded-tif-4871064/
15 Requirements for TIF, https://mrsc.org/Home/Stay-Informed/MRSC-Insight/September-2021/Tax-Increment-
Financing-Now-Available-in-WA.aspxx. Once an increment area is established, the boundaries cannot be modified.
ECONorthwest
25
Packet Pg. 61
8.A.a
■ Street and road construction
■ Water and sewer system construction and improvements
■ Sidewalks and other non -motorized transportation improvements and streetlights
■ Transit facilities
■ Park and community facilities and recreational areas
■ Stormwater and drainage management systems
Community Renewal Act
The Community Renewal Planning (CRP) tool can help shape future urban renewal and urban
development activity. The City of Olympia gained approval of a Community Renewal Area
pursuant to Chapter 35.81 in 2016.16 The purpose of the Community Renewal Law is to eliminate
or prevent blighted conditions and improve and revive blighted areas within municipalities
through investment and economic development. The City of Olympia's implementation of a
downtown community renewal area supported revitalization, redevelopment, and affordable
housing production. Washington State's Community Renewal Law details the extensive
requirements for adopting a CRP. Legal expertise, stakeholder engagement, and extensive
analysis likely would be required as a part of the CRP process. Consequently, it is important to
assess whether the benefits of CRP would outweigh the costs for its establishment and whether
the CRP would truly be needed to achieve community goals.
The following table provides a list of possible actions to take on a property and compares what
would be possible with and without Community Renewal Act regulatory abilities.
16 Washington State Chapter 35.81 RCW, Community Renewal Law:
https:Happ.leg.wa.gov/rcw/default.aspx?cite=35.81 &full=true
26
ECONorthwest
Packet Pg. 62
8.A.a
Property ownership by City
Without CR4
Additional abilities with CR4 in place
Allowed, but notwith i ntent to be resold to private
Bay lease condennjr ow —red property
party for economic development
Allowed with preference to resale to private parties'
ffaK dear, orinwroverealproperty
Allowed, but only for public facilities
Allowed for both public or eventual private use
Allowed, but notwith i ntent to be resold to private
Drapaae of real property
party for economic development
Allowed with preference to resale to private parties'
�cordeswsres ary m be e�m�m � trots ad l ry r�ytr, sst
Zoning changes
WithoutCR4
Additional abilities with CRQ in place
Allowed as a spotzone regardless ofGMA/Comprehensive
Re —property
Allowed as a Planned Area
Plan cycle
Not allowed since it can be construed to benefit private
thre reaovrmv to masterplan Priwk Property
Allowed
Property
Allowed in a limited way as part of the Planned Area
Create special dGtrir� isiih unique rules
Allowed
zoning
Private partnerships
Without CR4
Additional abilities with CR4 in place
City can only sell propertyit owns through competitive
Before purchasing property, the city can identify partners
Enter into a devebper agreement
to develop all or some. City can also dictate to buyers how
bid without strings attached.
the property will be used.
Allowed after some Idnd of competitive processor any non-
Select buyer who agrees to farther CBA goals
Not al loured
prorit buyerwithout competitive process
Execute contract and other awburnents
Allowed to carry out City purposes only
Allowed to carry outCRA purposes as well
Provide fnaerr8ves to tenant Who hey fulfill the aenrnrrrnrty
Allowed with limitations
Allowed with more flexibility
reneumlplan
r
a
27
ECONorthwest
Packet Pg. 63
Edmonds Highway 99 Community Renewal Plan
8.A.a
Appendix B: Urban Design Analysis
Packet Pg. 64
APR
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8.A.a
Urban Design Analysis
This presentation analyzes urban design in the Edmonds Hwy
99 CRA study area, including the types of buildings present,
quality of the pedestrian environment, and urban design
elements that create an environment that welcomes or
discourages crime. It assembles and reviews information
about current conditions including existing building stock
types, age, and current use/vacancy; zoning; street types,
connectivity, and safety; access to open space; past planning
efforts; and related factors. Presentation content has been
organized to align with the conditions of blight enumerated in
RCW 35.81.005.
Packet Pg. 66
8.A.a
Community Renewal
• State law (RCW 35.81) allows cities to designate "community
renewal areas" (CRAB) where special interventions are needed to
arrest problematic and self -reinforcing trends.
• This process involves studying the area, talking with stakeholders,
and identifying "blight" conditions that impedes the healthy growth
and well-being of the area, and developing a community renewal
plan to address problems.
Packet Pg. 67
8.A.a
Community Renewal
• Under community renewal rules, cities can play a more active role
than normal to remove barriers to positive change.
• Typically, cities must sell surplus properties to the highest bidder,
with little consideration of community goals.
• With a CRA, a City can:
• Acquire, transfer, and sell property for projects that meet community needs,
support local businesses, or catalyze investment
• Assist those affected by any renewal project
• Provide incentives for job creation and retention or for targeted businesses
that help fulfill plan goals
Packet Pg. 68
8.A.a
Community Renewal
Community Renewal has been
Washington state, including or
jurisdictions:
• Olympia Downtown, 2017
• Shoreline Aurora Square, 2013
(on Hwy 99)
• Auburn, 2006
• Vancouver, 2005
used in cities around
Highway 99 in other
• Everett, 2004
• Walla Walla, 2004
• Bellingham, 2001
• Tukwila International Blvd
(Hwy 99), 2000
Packet Pg. 69
8.A.a
Community
Renewal: Tukwila
• In 2000 Tukwila adopted the
International Boulevard Urban
Renewal Plan
• Similar issues:
• Aging buildings
• Disproportionate share of crime
• Unsafe crossings
• Awkward lots and intersections
due to diagonal route
• Vacant properties
E
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Packet Pg. 70
n
;���
Community
Renewal: Tukwila
• In 2000 Tukwila adopted the
International Boulevard Urban
Renewal Plan
• Similar issues:
• Aging buildings
• Disproportionate share of crime
• Unsafe crossings
• Awkward lots and intersections
due to diagonal route
• Vacant properties
f
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8.A.a
WK&
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IV
or
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The Tukwila International Boulevard Urban Renewal Plan
led to development of Tukwila Village, with:
8.A.a
• KCLS library branch • New retail spaces
E
• Community center • 400+ apartments o
U
• Public plaza (mostly senior housing)
• Food hall (Spice Bridge)
v
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8.A.a
Conditions of Blight
As defined in RCW 35.81.005 and summarized by Hugh Spitzer (2002),
the following conditions are indicative of blight. Blight related to health
and safety conditions gives the City potentially stronger legal authority.
Health and safety blight
Economic blight
1.
Substantial physical dilapidation,
7.
Defective or inadequate street
deterioration or obsolescence,
layout or lot layout, improper
2.
Overcrowding,
subdivision or obsolete platting,
3.
Unsanitary or unsafe conditions,
8.
Excessive land coverage,
4.
Dangerous or unhealthful
9.
Persistent and high levels of
conditions,
unemployment or poverty,
5.
Hazardous soils or substances,
10.
Diversity of ownership, or
6.
Inappropriate or mixed uses of land
11.
Tax or special assessment
or buildings,
delinquencies.
Packet Pg. 73
Study Area Context
• Study area is in southeast Edmonds along
Highway 99
• The area is bordered by:
• Shoreline to the south
• Mountlake Terrace to the east
• Esperance (unincorporated) to the
northwest
• Edmonds Way and interchange construction
circa 1960 at southern end of study area
• Highway 99, a WSDOT controlled state highway,
is a heavy traffic arterial connecting Seattle to
Everett
• Mix of auto -oriented businesses and
apartments along Highway 99 surrounded by
low -density residential areas
�- 8.A.a
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....................................................-
�—
Annexation
History
• Annexation to Edmonds:
• Area east of Hwy 99: 1961
• Area west of Hwy 99: 1995
• Most of the study area has been part of
the City of Edmonds for more than 60
yea rs
1V55
"PER5—W
1956
1955
- 1950
EDMOND,
1956
1950 1957
19
I.
1955
195-7 199
`J Study Area
Study Area 1/4 Mile Buffer
Edmonds City Limits
Annexation History
1890 - 1900 7 983
1900 - 1910 -i
1910 - 1920 1997
1920 - 1930
1930 - 1940
1995 ;
1940 -1950 1996 1i�J9
1950 - 1960
!� 1960 - 1970 i
+
1970 - 1980 l
1980 - 1990 SN RELINE
1990 - 2000
1980
92
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8.A.a
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1958
p
V
1957
w
1958
3
1
59
t
1958
v ~
1973
1959 0
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Packet Pg. 75
----------------
Zoning
• Consistent, flexible zoning (GC) along
corridor, recently updated following
Highway 99 Subarea Plan
• Low -density single-family zoning (RS-8)
with 8,000 sf minimum lot size elsewhere
• Significant contrast in zoned intensity at
corridor edge
GC General Commercial
BC Community Business
Is • BN Neighborhood Business
RM-1.5 Multi Family: 1,500 sf ft per unit
RM-2.4 Multi Family, 2,400 sf ft per unit
RM-3 Multi Family, 3,000 sf ft per unit
RS-8 Single Family, 8,000 sf lots
RSW-12 Single Family waterfront, 12,000 sf lots
228TH ST 5
230TH ST SW
2375T ST SW
HOLLY LN
MAPLE LN
w
MADRONA LN
.w
a
y— ................
v;
238TH JT�W �
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CC -
240TH ST SW.
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........................................
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228TH ST 4V
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229TH ST SW
230TH ST 5V4
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Current Land Use
• Current uses mirror zoning
• Mix of commercial and multi -family uses
on corridor, including retail, lodging,
professional services, auto sales, self -
storage, construction, and entertainment
• Single family residential elsewhere, except
near Edmonds Way
Current Use
0
Single family residential
0
Middle housing
0
Apartments
Mobile homes
0
Retail/general commercial
Auto -related& construction
0 Entertainment
Lodging
Services
n Industrial
Source: Snohomish County Tax Assessor, 2021
■
228THSTSW -r' Lt- W __j___L7.j
230TH St Sl^r --- - -'- - -- - -.
231STSTSW
HOLLY LN
■
?44TH 5T SW
0
rimlyn
r
8.A.a
Assets Summary
a Swift Blue Line station
Multi -family housing
Businesses
Service Providers
Interurban trail
Pa rks
Sound Transit light rail service at
Mountlake Terrace freeway station
Ballinger Park (in Mountlake Terrace)
Culturally -relevant businesses
and non-profit service
providers throughout corridor
Community garden
Mini -City Hall
Full -service grocery &
lively shopping plaza
I Swift BRT stations I
Bus transit hub at Aurora
Transit Center in Shoreline
I Auto dealerships generate tax
revenue for public services
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Issues Summary
Extensive paving and lack of tree canopy
High-speed, heavy traffic arterial with L
few safe pedestrian or vehicle crossings I
inability for people on foot, bike, or
wheels in neighborhood to access
Hwy 99 services j
Shoplifting hot spot
Vacant building a
Motels - domestic violence hot spot
Aging buildings in poor or
below -average condition ,
Burned -out building
Large underutilized site
Vacant parcels
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Physical Dilapidation,
Deterioration, or
Obsolescence
• Many buildings more than 50years old,
especially in southern portion of study area
• Cluster of buildings in "below normal
condition" or worse near interchange
Aging Stuctures
Pre-1940
1940-1960
1960-1980
Parcel with buildings in "Below
normal" condition or worse
Source: Snohomish County Tax Assessor, 2021
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Unsafe Conditions
All Police Incident Reports
Heat map shows all police incident reports
2017-2022
High density of police reports in study
area, especially the southern portion
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E[JONDS
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Source: Edmonds Police Department, 2022
SHORELINE
I 8.A.a I
Unsafe Conditions
Theft
• Theft incident report hot spots 2017-2022,
including:
• Theft
• Shoplifting
• Burglary
• Robbery
• Vehicle thefts
High level of reported theft at Safeway/T.J
Max and Burlington Coat Factory
+ DOWNTOWN
EDMONDS
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Source: Edmonds Police Department, 2022
SHORELINE
I 8.A.a I
Unsafe Conditions
Minorincidents
• Minor activity incident report hot spots
2017-2022, including:
• suspicious activity
• Malicious mischief
• Nuisance
• Disturbance
• Harassment
• Welfare checks
Southern portion of study area has
highest density city-wide for these
"quality of life policing' incidents
DOWNTOWN
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s
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Source: Edmonds Police Department, 2022 "
SHORELINE
IF i
tS.H.a
Unsafe Conditions
Domestic Violence
Domestic violence incident reports 2017-
2022
Motels a major hotspot for domestic
violence reports.
Source: Edmonds Police Department, 2022
440
DOWNTOWN
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WOODWAY
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I 8.A.a I
Unsafe Conditions
Collisions
Collision incident reports 2022-2017
Collisions disproportionately centered on
Highway 99
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Source: Edmonds Police Department, 2022
SHORELINE
I 8.A.a I
Unsafe Conditions
Code Enforcement
Code enforcement 2017-2022
Hot spot at vacant 7-11
WOODWAY
Source: City of Edmonds Development Services, 2022
7ntown
dmonds
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Unsafe Conditions
Poor visibility areas
• Crime prevention through environmental
design (CPTED) cautions against areas with
poorly defined spaces with no sense of
ownership and poor visibility.
• Low -visibility, low activity "dead zones"
created by:
• Low -visibility rear and sides of
buildings
• Fences and landscaped buffers
• Poor local circulation
Physical barriers between corridor uses
and surrounding neighborhoods
exacerbate dead zones
Dead zone
Parking lots
Active building front
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Unsafe Conditions
Noise
• Some existing apartments
impacted by traffic noise from
Highway 99
• Consistent high noise exposure
has documented health impacts
• Existing code encourages new
housing development
immediately adjacent to highway
• Burlington Coat Factory site
shielded from noise by
topography
Noise (dBA)
2.4-hr ZAeq
> 90.0
80.0 - 89.9
70.0 - 79.9
60.0 - 69.9
55.0 - 59.9
V
50.0 - 54.9
45.0 - 49.9
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Source: USDOT National Transportation Noise Map, 2022
Packet Pg. 90
I 8.A.a I
Unsafe Conditions
Air pollution
• Relatively high exposure to high -traffic
roadways per Washington Health
Disparities map
• Annual Average Daily Traffic on Highway 99
-32,000 vehicle trips per day
• Recommended* distance of 500ftfor
residential and other sensitive uses from
"major roadways" with 50,000+ vehicle trips
* California Air Resources Board
Rank
High
10
9
8
7
6
5
4
3
1
Low
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Insufficient Access to
Parks and Open Space
• PROS plan identifies need for greater parks
access for areas near Highway 99
• Map shows quarter mile buffer from parks
• Best park access in west and north
Edmonds
• Parks in nearby jurisdictions provide partial �
parks coverage for north study area
Much of study area (and south Edmonds) WOODWAY
lack easy access to parks
Park
Park within 1/4 mile
No park within'/4 mile
Downtown.
Edmonds
EDMONDS
ESPERANCE
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SHORELINE
40
Insufficient Access to
Parks and Open Space
Study area has minimal tree coverage and
high impervious surface coverage
Benefits of tree canopy:'
• Improved local air quality
• Shade and cooling
• Stormwater runoff reduction
• Improved aesthetics
• Health benefits including reduced
stress
Tree canopy
Impervious coverage
1 For more, see Edmonds Urban Tree Canopy Assessment, 2017
Map source: USGS, 2014
Inadequate Street
Layout
• Seven -lane Hwy 99 bisects the study area
• Lack of parallel routes and large blocks
make it hard to avoid Highway 99
• Inter -site connectivity not required under
previous code
Local street network fails to balance local
and through -traffic needs
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Inadequate Street
Layout
• Fences and poor local circulation prevent
contiguous access between accessible areas
• "Dendritic" access structure forces users onto
Highway 99, which functions poorly for short -
distance vehicle and pedestrian travel
4W Contiguous access
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Inadequate Street
Layout
• High speed, heavy traffic Highway 99 difficult to
use for local access
• Few traffic signals on 99 make turning
movements difficult
• No equivalent parallel route
• Many properties lack alternate options
• Uncomfortable pedestrian experience on
highway, few crossings
Highway 99 struggles to balance competing
functions as a heavily -used intercity highway and
main -street for businesses and homes.
Packet Pg. 96
228THSTSW L .i L
Inadequate Street
Layout
• Lack of sidewalks on most side streets
• Only three pedestrian crossings of Hwy 99
in 1.1 mile study area
• 0.7 mile gap between crosswalks from
238t" St to 228t" St (northern end)
• 0.3 mile gap between crosswalks from
244t" to 238t" St (southern end)
• High intensity activated crosswalk (HAWK)
signal proposed for 234t" St SW
Poor pedestrian connectivity limits local
circulation, reinforcing problematic edge
zones
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Inadequate Street
Layout
Study area blocks:
• -1000 ft x 650 ft
• Downtown Edmonds blocks:
• 650
ft x 300
ft
• 420ftx320ft
Wide, deep blocks in the study area
impede local circulation and isolate
individual uses.
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Inadequate Lot Layout
• WSDOT-owned parcel in roadway
• Dead-end cul-de-sac partially WSDOT-
controlled right-of-way
• Hotspot for crime (per interview with PD)
WSDOT-controlled land near interchange
creates negative space with no sense of
ownership, poor supervision, and limited
public benefit.
WSDOT ROW
City ROW
WSDOT-awned
parcel in roadway
WSDOT-controlled
right-of-way
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Inadequate Lot Layout
• Hwy 99/SR-104 and
SR-104/244th St SW
interchanges are oversized
for existing traffic volumes
• Interchanges occupy a large
amount of land, with the
effect of:
• Creating unusable dead
zones
• Interrupting wa l ka b i l ity
• Complicating vehicle
assess to nearby parcels
WSDOT ROW
City ROW
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242ND STSW
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Existing roadways Packet Pg. 101
8.A.a
Inadequate Lot Layout
• Opportunity to "right -size"
highway interchanges
• Potential to free up land for
development, habitat
restoration, walking/cycling
trails, or other uses
• Potential to fix gaps in
sidewalk connectivity and
restricted turning movements
WSDOT ROW
City ROW
Reclaimed area
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Inadequate Lot Layout
Oblique angle of Highway 99 to street grid
creates awkward building layouts and/or
unusable space on site
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Inadequate Lot Layout
Oblique angle of Highway 99 to street grid
creates awkward building layouts and/or
unusable space on site
Packet Pg. 104
Excessive Coverage
• Impermeable surfaces impact stormwater
• Asphalt increases heat island effect
Surface parking & driveway coverage is
extensive in businesses and multifamily
complexes along the corridor
Parking lots and driveways
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Findings
• Significant divide between corridor and surrounding areas
defined by:
• Stark contrast in land use
• Poor pedestrian connectivity
• Very large blocks and difficult local circulation
• Isolated uses and physical barriers create dead zones behind
and along buildings
• The southern portion of the study area experiences high crime
and code enforcement issues
• Issues with the parcel layout, street design, lot access, and block CU
size impede beneficial development
• Oversized highway infrastructure exacerbates connectivity and
safety issues
U
• Poor access to parks, local noise pollution, minimal tree canopy
and high parking lot coverage are environmental justice
concerns
Packet Pg. 106
8.A.a
Edmonds Highway 99 Community Renewal Plan
Appendix C: Updates to the Highway 99 Subarea Plan
Goal
Build on the successful subarea plan to address concerns raised by community members, elected
officials, and staff.
Context
The Edmonds Highway 99 Subarea Plan and planned -action environmental impact statement (EIS) was
adopted in 2017. The plan was the result of a multi -year effort to set goals and policy to pursue
improvements in the Highway 99 subarea and recommended zoning changes, upgrades to Highway 99,
and other changes to improve conditions in the subarea.
Several issues with plan outcomes have been noted by staff and community members:
2. Pedestrian -oriented design on Highway 99: The plan requires a pedestrian area and
pedestrian -oriented design along streets for all new development, including along Highway 99.
Building frontages along streets much be located within 20 feet of the property line, and surface
parking is not allowed in between buildings and streets. These requirements, which help create a
more pedestrian -friendly street environment on low -traffic streets, may not be appropriate for
buildings fronting a seven -lane surface highway. Strategies such as adding a protected bike lane
and expanded planting areas allow a greater buffer between the roadway and developments and
any associated outdoor seating or dining areas.
3. Uniform zoning: The updated General Commercial zone recommended in the plan was applied
to nearly all areas within the Highway 99 subarea, with no zoning changes adopted outside the
subarea. The uniformity of zoning throughout lacks sensitivity to characteristics of different
places within the subarea.
4. Transition zones: In addition, the lack of transition zones creates stark contrasts between
allowed development in boundary areas, where 75-foot development is allowed adjacent to or
across the street from detached single-family housing.
5. Design review: Development in the General Commercial zone of buildings 75 feet in height or
less undergoes administrative design review rather than to the Architectural Design Board. (Note,
development over 75 feet is permitted only in the designated High -Rise Node between SR 104
and 2441h St SW on the southern edge of the study area). Community concern about lack of public
participation in the administrative design review process led City Council to adopt Ordinance
4283, a six-month interim emergency ordinance, in December 2022 to require design review of
projects over 35 feet. Unpredictable rules around building design can inhibit private investment.
6. Street types: The Subarea Plan does not include a street typology classification. As a result,
requirements for building design do not vary significantly between Highway 99 and smaller local
cross -streets. A street typology could also provide additional guidance for the types, size, and
arrangement for city roadway improvements based on the street type.
In October 2022 City Council approved undertaking a supplemental EIS (SEIS) for the subarea plan to
better understand transportation and stormwater impacts of new permitted development. The City is
also reviewing mitigation measures included in the planned action that have not yet been implemented,
such as creation of additional public park space and improvements to sidewalks and street trees.
Implementation
Plan updates could be completed in several ways.
• The vote to pursue a SEIS for the subarea presents the opportunity to update the subarea plan
and planned action. This would involve a public engagement effort and would likely require
issuing an RFP for a consultant to lead the plan and undertake the EIS.
Packet Pg. 107
Edmonds Highway 99 Community Renewal Plan
8.A.a
• If a SEIS is not pursued, the City could undertake an abbreviated plan update process, including
stakeholder engagement, to ensure other relevant issues with the subarea plan are captured and
corrected. This effort could be undertaken by staff with City Council approval. Recommended
changes would be reviewed and potentially adopted by City Council.
Packet Pg. 108
Edmonds Highway 99 Community Renewal Plan
8.A.a
Appendix D: Focus Group Notes
Packet Pg. 109
8.A.a
Edmonds Highway 99 Community Renewal Plan
May 6 Interview and Site Walk Results
Highway 99 issues and potential blight
• High police call volume and/or known crime hot spot at several sites
o All four motel sites (drugs, domestic violence, gang activity)
o Dead-end road northwest of interchange (drugs, gang activity)
o Vacant parcels behind Burlington (unhoused camping)
o Some businesses at EC Plaza - 23830 Hwy 99, Edmonds, WA 98026 (prostitution)
o Manufactured home park (drugs, domestic violence)
• Vacant and/or burned out buildings
0 Mick Finsters' Pub (24001 Hwy 99 Edmonds, WA 98026) - burned out likely not salvageable
0 7-11 (8101 238th St SW, Edmonds, WA 98026) - currently vacant following murder/robbery of clerk
in 2020
• Traffic safety/lack of crossings
o Few safe crossings of corridor, people observed jaywalking"
o No crossings south of 2381h St SW
0 0.7 mile gap between crosswalks at 2381h St and 2281h St
o On -going infrastructure improvements will help address this to an extent
o Highway 99 is controlled by WSDOT
• Similar issues are present in another area to the north that is not currently in the study area
Sites of interest for potential acquisition (see map on next page)
• 1 - Vacant parcels behind Burlington
o Same property owner as Burlington Coat Factory
o Reports of unhoused folks camping there, but we didn't see any
o Decent site for a park
• 2 - Mick Finsters Pub
o Adjacent to Burlington, some property owner
o Reports of squatters, though none were observed on 516
• 3- Burlington Coat Factory
o Building and site are gigantic
o Building is somewhat run down
o Currently occupied by several businesses of differing levels of activity, including a lively auto shop on
the back side
• 4 - Motels
o Potential acquisition for use as emergency shelter
o No clear prioritization of any of the four motels in the study area in terms of issues/acquisition
o They don't look bad from the outside
• 5 - ROW remnant
o There's extra ROW plus a WSDOT-owned parcel northwest of the Edmonds Way/Highway 99
interchange
o It doesn't really serve a public purpose. As noted above, is a hot spot for drug and gang activity
o Could be combined with adjacent parcels to create a developable site (although not the best from a
environmental health standpoint given proximity to highways)
o Past openness from WSDOT towards selling this land to Edmonds
Packet Pg. 110
Edmonds Highway 99 Community Renewal Plan
8.A.a
Desired Outcomes
• Create a Multi -cultural Community Center to showcase rich diversity of this area
• Improve overall environment for people given large amount of housing in pipeline
• Add a new park
• Interface with on -going Edmonds signage project and neighborhood naming project
• Leverage roadway + sidewalk improvement project underway
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Edmonds Highway 99 Community Renewal Plan
8.A.a
June 13, 2022
Developers/Property Owners Group Interview
Meeting Objectives
• Explore the vision for the future of Highway 99 in Edmonds
• Identify specific opportunity areas, infrastructure needs, and problem spots along the corridor
• Better understand outcomes of the Highway 99 subarea plan
Attendees
Tim Dickerson, Goodman Real Estate
Matthew Armstrong, Matthew Robert Salon
Jae Him, Boo Han Market
Rachel Miller, MAKERS
Brad Shipley, City of Edmonds
Susan McLaughlin, City of Edmonds
Ian Crozier, MAKERS
Attendee Background
Tim: VP for Development at Goodman RE, primarily works in mixed -use and multifamily development.
Currently developing a multifamily project on Highway 99 at 230th. This is the 3rd or 411 project in Edmonds
he's worked on.
Matt: Owner of business and property at Matthew Robert Salon at Highway 99 and 228th. Interested in
potentially redeveloping lot in the future. Has operated salon business on Highway 99 for decades and
been very involved in community planning efforts.
Jae: Owner of business and property at Boo Han Market at Highway 99 and 228th also owns adjacent
properties at corner of 228th and 99. Interested in redeveloping and has looked into feasibility in the past
(but it didn't pencil yet). Involved in International District and Arts committees.
General Sense of Highway 99
Overall positive experience and perception of working with the City
Narrow sidewalks, high traffic speeds negatively impact desirability
All three participants report drug use and homelessness are persistent problems along the corridor, creating
negative interactions with customers and requiring extra security measures, and at times costly repairs
Traffic channelization impacts access for businesses and residences on Highway 99 - addition of a signal and
traffic calming barrier at 228th were positive developments, despite initial concerns
Desire to continue doing business on Highway 99, eventually redevelop property at higher intensity
In-between spaces with poor visibility, such as screening barriers and sides/backs of buildings, attract drug
use and bad behavior
Blight Issues
Emerald Best motel north of 224th is a problem area
Former 7-11 site was a problem area- it's actually helped now that it's closed
Potential site contamination at former gas station on corner of 228th (see image)
Many motel owners are immigrant families that may be in over their heads - don't have the ability to prevent
crime from taking place on site, just need to pay the bills
o City should engage with owners to understand issues
Recent SHAG development has increased 'eyes on the street" which has helped with safety nearby.
7th Ave channelization and traffic diverter was a positive step, but the landscaped area is not well maintained
and is overgrown (see image).
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8.A.a
Edmonds Highway 99 Community Renewal Plan
June 13, 2022
Development environment
Burlington Coat Factory site is a good site, if developed could have a huge impact on the area.
o City should work with developer to address access issues.
The WSDOT ROW and parcel could make a developable site.
The office market is very hard to predict right now, given work -from -home post pandemic. Retail
development is very challenging. Mixed -use, some hospitality sector, and industrial development are all that
is being built currently.
Limited street parking leads to relatively high parking ratios: one per bedroom (Goodman RE).
- Good experience developing under current code.
Could screening requirements between commercial properties be made more flexible?
Is live/work allowed as an active ground floor option?
Active ground floors generally very important to attract customer attention when travelling through
the area.
o No parking allowed in front of building currently.
Impact fees can make it very hard to develop in some jurisdictions.
Highway 99 in Shoreline is a more desirable area, development is more feasible there. Edmonds Highway 99
market isn't there yet.
Commercial rents for new spaces are so much higher than for old spaces, it's almost a totally different
market. There may be enough existing retail space to meet demand for years.
MFTE is makes a huge positive difference for affordability.
Potential Plan Actions
The sign project is important and will go a long way to strengthening the area's identity as part of Edmonds
A park or better usable open space is needed as an amenity to attract renters. A lot of unusable landscaped
"open space" doesn't really provide any benefit.
Property owners don't necessarily want the City to come in and take muscular action, but also don't want
them standing in the way of people taking action.
City use eminent domain likely did help in Lakewood to address motel problems.
A consistent look and feel along the corridor would help strengthen the area's identity.
CEPTED and eyes on the street are critical to deterring back behavior and increasing sense of safety and
comfort
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8.A.a
Edmonds Highway 99 Community Renewal Plan
June 13, 2022
Community Service Providers Group Interview
Meeting Objectives
• Better understand the built environment/physical space needs of vulnerable community members and
groups that support them
• Identify potential improvements or projects that would improve quality of life and/or access to opportunities
for vulnerable community members
• Explore the vision for the future of Highway 99 in Edmonds
Attendees
Joomi Kim, Korean Community Service Center Ian Crozier, MAKERS
Tim Oleson, Edmonds Lutheran Church Brad Shipley, City of Edmonds
Susan McLaughlin, City of Edmonds
Attendee Background
Joomi: Executive Director of KCSC for the past seven years, located on Highway 99.
Tim: Pastor for Edmonds Lutheran for the past 8 years.
Communities Served
Korean Community Services Center (KCSC)
• Serves Korean American and Asian American communities, including many undocumented,
linguistically challenged and/or elderly people. Many are having trouble finding housing or
navigating social services.
• KCSC provides some services directly: parenting classes, programs for kids, community safety
programs, other human services programs.
• KCSC also helps connect people with other services: International Community Health Services
(IHCS), Asian Counselling and Referral Service (ACRS), pro-bono legal help
• Works with Edmonds Food Bank to provide culturally appropriate food.
Edmonds Lutheran Church
• Church membership draws from a large area from Everett to Shoreline, about 40% are Edmonds
residents.
• Annie's Kitchen is a weekly free -meal program operated by the church.
o Meal guests pre -pandemic were about 1/3 are chronically homeless, 1/3 are low-income
or fixed income, 1/3 who are able to afford food, but are looking for community.
■ Chronic homeless guests have declined significantly since pandemic. May be
related to cuts in free bus passes (many travel a long distance to get to meal).
o Meal is staffed by volunteers, which are down about 60% since the pandemic began.
o "Gleaners" are volunteers who collect food donations from around the region. Support
Annie's kitchen and the Edmonds food bank
• Community Garden on church property now operated primarily by neighborhood community
members, about 20 plots, in high demand.
• Partnership with Housing Hope to develop 52-unit family -oriented subsidized housing building on
surplus lot. Realization of long-term goal of the church. Hoping to break ground in early 2023.
Packet Pg. 114
Edmonds Highway 99 Community Renewal Plan
8.A.a
June 13, 2022
Community Needs
• A community center with sports facilities would give families a safe, healthy place to go to be
together and recreate. Could have apartments above?
• Many visitors to Edmonds Lutheran request use of the restroom, which the church can't allow
with while there are children in class on site. Joomi agrees, there is need for a public restroom
in that area.
• Lots of people use the church property as a safe, comfortable place to walk, especially with
dogs.
• Families with children living near Edmonds Lutheran recently organized to try to work with the
church to create a playground on site in the future. This is also a community need.
• Sidewalks are needed on side streets. These are gradually get filled in with redevelopment, but
the process is slow and the results are inconsistent. Wheelchair users are seen rolling down the
street in the vehicle lane.
• There's a lack of crosswalks. Often see people running across the highway and getting stuck in
the center lane.
Challenges and Sites of Interest
• Participants mentioned the Burlington Coat Factory site without prompting as an eyesore and a
potential site for community amenities.
• The vacant lot across to the south from Edmond Lutheran is a site for occasional camping by
unhoused people and other "dangerous activity". Poor visibility, back side of Safeway. A 260-unit
senior housing project is potentially being developed there. (23625 84th Ave W)
• The hotels on Highway 99 are "awful, disgusting" but cheap. The church has occasionally paid
for rooms there for people who had nowhere else to go. But that funds for that are limited. The
hotels are a "hotspot" that "create unhealthy situations".
• There are issues with people camping and other unsanctioned activity in the area around 22720
Hwy 99 in the north of the study area. There are long-term plans to redevelop the former tire
shop near there.
• Homelessness and drug use have long been visible on the corridor. It does seem like there have
been fewer unhoused people visible lately. Where did they go? Are they okay?
Packet Pg. 115
Edmonds Highway 99 Community Renewal Plan
8.A.a
June 13, 2022
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• Highway 99 has felt the same for years and years, with fast moving traffic and not safe for
families walking. There are many families here; this should be a family -friendly area.
• The corridor looks run down and would benefit from more coherent aesthetic: better
maintained buildings, and safe places for people to go. A better -looking place makes a
"warmer feeling' and makes people want to take better care of a place.
Engagement
• Many folks are "zoomed out". In -person engagement is important to reach people.
• KCSC and Edmonds Lutheran are trusted messengers that can be used to help get the word out
about events or other engagement.
It is helpful to have short bits - a few paragraphs at most - to share.
they're asked to read something that is too long.
Pastor Tim will be on sabbatical for August, September, and October
Suzy@edmondslutheran.org to coordinate.
KSCS has in-house interpreters potentially available for some events.
People check out if
Reach out to
Packet Pg. 116
Edmonds Highway 99 Community Renewal Plan
8.A.a
Appendix E: Summary of Community Renewal Area
Powers
Packet Pg. 117
Increased Capabilities from Community Renewal
Buy, lease, or condemn properties
Hold, demolish, or improve properties
Sell property to a private entity
Rezone property
Master plan private property
Enter into a developer agreement
Select a buyer who agrees to further
CRA goals
Close, vacate, and rearrange streets,
sidewalks, and rights of way
Borrow money and accept grants to
carry out community renewal
Aid property owners or tenants affected
by the community renewal process
TVINGTH-711
Allowed only for public facilities
Competitive bidding process
Allowed as a Planned Area
Not allowed
Only though a competitive bidding
process
Not allowed
Allowed for city purposes
Not allowed
Allowed for those affected by
condemnation for public facilities
immunity Renewal
Allowed
8.A.a
Allowed
City can identify preferred partners
Allowed as a spot zone regardless of
GMA/Comprehensive Plan cycle
Allowed
3
City can identify partners to develop all
part of a property. City can specify hov
the property is to be used.
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Allowed, with restrictions
Allowed to promote economic
development
E
Allowed
a
Allowed I Packet Pg. 118
COMMUNITY RENEWAL POWERS
SEPTEMBER 4, 8•A.a
Property ownership by City
Without CRA
Additional abilities with CRA in place
Buy, lease, condemn, acquire real property
Allowed, but not with intent to be resold to private
Allowed with preference to resale to private parties*
party for economic development
Hold, clear, or improve real property
Allowed, but only for public facilities
Allowed for both public or eventual private use
Dispose of real property
Allowed, but not with intent to be resold to private
Allowed with preference to resale to private parties*
party for economic development
* Condemnation only to be exercised to cure health and safety blight not
economic blight
Zoning changes
Without CRA
Additional abilities with CRA in place
Allowed as a spot zone regardless of GMA/Comprehensive
Rezone property
Allowed as a Planned Area
Plan cycle
Not allowed since it can be construed to benefit private
Use resources to master plan private property
Allowed
property
Create special districts with unique rules
Allowed in a limited way as part of the Planned Area
Allowed
zoning
Private partnerships
Without CRA
Additional abilities with CRA in place
Before purchasing property, the city can identify partners
Enter into a developer agreement
City can only sell property it owns through competitive
to develop all or some. City can also dictate to buyers how
bid without strings attached.
the property will be used.
Allowed after some kind of competitive process or any non-
Select buyer who agrees to further CRA goals
Not allowed
profit buyer without competitive process
Execute contracts and other instruments
Allowed to carry out City purposes only
Allowed to carry out CRA purposes as well
Provide incentives to tenants who help fulfill the community
renewal plan
Allowed with limitations
Allowed with more flexibility
Q
Packet Pg. 119
COMMUNITY RENEWAL POWERS
SEPTEMBER 4, 8•A.a
Building infrastructure
Without CRA
Additional abilities with CRA in place
Build and repair roads, parks, utilities
Allowed
Allowed
Close, vacate & rearrange streets and sidewalks
Allowed for city purposes
Allowed to promote economic development as well
Borrow money and accept grants to carry out community
Not allowed
Allowed
renewal
Form Local Improvement Districts to finance
Allowed
Allowed
Incentives and impacts
Without CRA
Additional abilities with CRA in place
Provide loans, grants, or other assistance to property
owners or tenants affected by the community renewal
Not allowed, except in aid of lower income persons
Allowed
process
Provide financial or technical incentives for job creation or
Not allowed
Allowed
retention
Not allowed except for persons affected by
Relocate persons affected by community renewal
Allowed
condemnation for public facilities
a
Packet Pg. 120
10.A
Planning Board Agenda Item
Meeting Date: 06/14/2023
June 14 Extended Agenda
Staff Lead: {enter Staff Lead or "N/A" here}
Department: Planning Division
Prepared By: David Levitan
Recommendation
Review and discuss the June 14 Extended Agenda.
Narrative
The June 14 Extended Agenda is attached. At the chair's request, the extended agenda will now include
items from the past two meetings to provide a look back on recently discussed items.
The June 28 meeting is planned as a joint meeting with the Tree Board to discuss the draft tree code
language.
Staff had originally planned on introducing the Comp Plan consultant team at the June 14 meeting, but
is still negotiating the project contract. The July 12 meeting will include a Comp Plan kick-off item, either
with or without the consultant team. The public kick-off for the Comp Plan is tentatively scheduled for
July 6, with staff also planning to attend the June 23 Civic Park opening.
The items on the July 26 and August 9 meetings may swap, depending on the status of the tree code
amendments and the availability of the ADB for a joint meeting.
Attachments:
June 14 Extended Agenda
Packet Pg. 121
10.A.a
Planning Board Extended Agenda - June 14, 2023
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BN Zone Use Change (Citizen -initiated Code Amendment)
PH
Tree Code Update (Code Amendment)
D/R
D/R*
PH
Critical Aquifer Recharge (Code Amendment)
I
D/R
Recommendation on Athletic Field Use & Reservation Policy
D/R*
6 pm Special Meeting with Council - 2023 Housing Legislation
I
Comprehensive Plan Discussion
I
D/R
D/R
Multifamily Design Standards (Code Amendment)
I**
D/R
Highway 99 Community Renewal Program Update
D/R
Parks, Recreation & Cultural Services Quarterly Report (No
Presentation)
R
R
Planning Board update at City Council - Report rather than
presentation?
R
Accessory Dwelling Units (Code Amendment)
I
D/R
Wireless Code Update (Code Amendment)
I
I
* Invite Tree Board to Discuss Draft Code Amendments
** Joint Meeting with Architectural Design Board
KEY
I- Introduction & Discussion
PH- Public Hearing
D/R- Discussion/Recommendation
B- Briefing
R- Report with no briefing/presentation
Packet Pg. 122