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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 Packet Pg. 3 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 Packet Pg. 5 3.A.a 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 Packet Pg. 6 3.A.a 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 Packet Pg. 7 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 Packet Pg. 8 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 Ir IL * .■h ti max. "f �R • lot i N y �� . • rti-r ." 4W 4., "+, 4 Ar �? ',� ;� ; ,Ao- ate - � r qm At a +. � � "�•� � r �` •,�. ' :ley ' _a Y IN A lie 419 t r � �fi JrZI . - . ■Ur. 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 Packet Pg. 12 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 ATF7 raa to ® :. AN of -} ESPERNCE PL L .(UNINCORjPORATED); - f 4DR NA LN EDMONDS ' .1 LUTHERAN; e I-- r; CHURCH' .. . • 236TH ST SW SAFEWAY7 J r- 238TH W --' - F r MOTES f - --1 40TH S- Y r - � t. i r i BURLINGTON-- ��: U� COAT FACTORY ' t A, _ 42N sr J A ... C M;BELL --1 �-----t—I� r r jig [ 'M 4. :1IF f�! 2Mal- OKI Interurban trail .... • Study area 0 0100 500 1,000 Feet i i Packet Pg. 13 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 Packet Pg. 14 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 ESPERANCE I I I i 1997 7 *Ell l I r—I I I I 1994 1— I 1 1 r--J 1961 IMMONDS I i I I I .4983 I I --� Study Area Annexation Date SHORELINE Packet Pg. 15 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. Packet Pg. 16 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. Packet Pg. 17 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. Packet Pg. 18 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. Packet Pg. 19 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) Packet Pg. 20 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. Packet Pg. 21 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 TIF PPP RCP SAP -EIS • c ca a a3i c m c E E 0 U rn rn t a� Packet Pg. 22 Edmonds Highway 99 Community Renewal Plan 8.A.a 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 Packet Pg. 23 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 Packet Pg. 24 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 Packet Pg. 25 Edmonds Highway 99 Community Renewal Plan 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 rn 0 650 ft w 0 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 Packet Pg. 26 Edmonds Highway 99 Community Renewal Plan Map 4. Potential Through -block Connections -_F M IL (D E E 0 0 CD CD M T I Packet Pg. 27 Edmonds Highway 99 Community Renewal Plan 8.A.a 4. Neighborhood Park t3oai 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 C= I Packet Pg. 28 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. Packet Pg. 29 8.A.a Edmonds Highway 99 Community Renewal Plan Map 5. Gaps in pedestrian network ' I l_ - it 1-1 L IFF�FTU I I COUNTRY FARMS EDMONDS y High speed arterial y� PARK 1 Existing crosswalk ® BALLINGER• AARTMENT No crosswalk Missing sidewalkLL \ 1 ••-»--• Sidewalk with frequent curb cuts -y �l PUBLIC , SfO I y �� F- - C li'� ARMADILLO SELF -r-F— STORAGE - CHC z WALK-IN' ` a CLINIC qq F PARKC S APARTMENT - 4. HOMES �^ Z �o� <7 r EDMONDS LUTHERAN CHURCH SAFEWAY �x rr F PLAZA T' VTODGEF: F- r- 1 STFRHNCI —GOLDEN MOTEL WEST K&E K I MOTEL . MOTORINN T COAT F AURORA ILE NORTH - IL I HAVENI neenino raau��a..rn�- 0100 5D0 1,000 Feet i I I I 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 • 0 40 Packet Pg. 31 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 Packet Pg. 32 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. • an 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. Packet Pg. 33 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— — _ ... _- — — — — — — 244TH-4T4W — _ — } f 0 0 10D 500 1,000 Feet I I I I I I I I I Figure 10. Hwy 99/SR 1041244111 St SW interchange complex and rights -of -way. Image source: MAKERS. GIS Data source: City of Edmonds. Packet Pg. 34 Edmonds Highway 99 Community Renewal Plan 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 Packet Pg. 35 Edmonds Highway 99 Community Renewal Plan 8.A.a Appendix A: Economic Profile Packet Pg. 36 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 Packet Pg. 37 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 Packet Pg. 38 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 Packet Pg. 39 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 Packet Pg. 40 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 I: Packet Pg. 41 8.A.a orthwest a Packet Pg. 42 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 aD c as .E O E E O 0 CD CD M 3 aM 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 8 c IL (D c .E E E 0 0 CD CD 3 Packet Pg. 44 8.A.a 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 .E E 0 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 Packet Pg. 47 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 12 Packet Pg. 48 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 14 Packet Pg. 50 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 15 Packet Pg. 51 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 16 Packet Pg. 52 8.A.a 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 17 Packet Pg. 53 8.A.a 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 • dw bow 11 -OF 419 40 '14 SAW - #A '51 4 Final 9/30/2022 d s E mon H i r n Design Ana si ow.4 —4W I40 acket Pg. 65 '- N P do 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 O V 01 CD 3 t :, t f ' : 5 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 *a F6 +I Lx 0FL MP t A '•� _ ate+ t . Packet Pg. 71 8.A.a WK& �. IV or NO , 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 ■F ti: EE ii n all f I1I If Il ' , IIF jr 1 �._.— Y . _ �, 1 N 11r _ 'III L' i IBM 'All N� fit tit wr �i of err a� c II III Ii - 3 Gfi PIPIT' ;� II AL III EIE IL !IP mail I it R log 'yj ' ` , ] L EEC - - '"�+��•1 ~ � + �"- - �. i � �r - r -_ ... - � b�li��� .. - � � ._ 4 �� � `-� `•��� _ '�• :���-.-mot` � � t ` Packet Pg. 72 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 ," . 4"f. yl r i:• .......... C) ESPERANCE �ur�ir�CORPORArEa7 _ ..: - ^� ^r rEDfVc- --- DS � .: atlr. - — Pa;':-1 .1Y ',L_ N =R a: `J Fr E i nrrl,�JIII�I 9AVILIr•.:.I .. 1GLi "= Packet Pg. 74 ....................................................- �— 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 ' LYININVVUUL] 8.A.a E 1958 p V 1957 w 1958 3 1 59 t 1958 v ~ 1973 1959 0 2-2oTH-Sor�SW — ,r ,► a �� 3 It SPERANr� �8TH " E E r M UNTLE 0 ;-' I 236TH 57T.5W �! 19611" _ ' 1 1 i C E 5 I ;t 1981 �9►Y— .. 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 � � I CC - 240TH ST SW. �c — 21 2NO NSF 9pC...... II ........................................ . 244TH ST S+V e T 4 � r r-■ 228TH ST 4V a 229TH ST SW 230TH ST 5V4 C 7 E O - U 3 7 n L IL Wi E 1� U 241ST5T5W- Q i�.M/'_ Packet Pg. 76 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 228TH5TSW C_ 1 L _U _J Fr -A I GL39 `I_ I -I __,I _..1 CHURCH _ 2Z8TH ST_ W COUNTRY' 1 - - FARMS 8.A.a 7 PARK � .AR11ARTNIFJr;s f� 230TH ST SW _ — _. .. �. - — 5 -F_ H 57alp23 m ST SW '�J BAGF r_ r� �,',_T_ E �ynp Ora - E i �EkkF ° HOLLYLN G: 11 ,. _PAGE I'� O _I CLINIC /�, ?ARK =r— 3 r A h;rh IF:vr M PLE_LN - - 234TFfi5T5W a� — .. — 7— RONA LN L — T � - x ..FW J -� ��I VP E17MON05 � � - I �&T. _L.. _UTHEH,AN .r.ii. .TRAILER 1,'E i— CHUkCFI NG� h,'.:VC — J I. — la o r R. E59YT=RI,9fVi_ , ; S?,:' ��--J— — -- -- �I '—'"•i,. �;,� U HUREH.OF TR%V Z5 if �.� 6� �. L— SEAT JL F � 7 — y '� Y �— - L�'• rF. — r �'-'tea !i /., :r':� l4 Ism _NIATHAY..•�I+L'LINGEL .fir g,. 1 -- A-- '` f'PR— — 24 ,�' N -; ■�-71i� Packet Pg. 78 -- 244THSTSW J. 4 11 F LLJ tL'L AQJ f-I'll CHURCH FAR MTRv 1i3� nFEOMDNO- 8.A.a 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 -S SAFEWA Y d'11 4 COAT UROR, Pig ---- — -- ` r- ❑versized WSDDT-rights-of-way occupy inhibit mobility and prevent development - — r.... . . psign Analysis : n ions 1� 746 4 41 6 � i Packet Pg. 80 ti 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 JLL CHURCH ARMCOUTRY F FAS a 8.A.a - EDA40ND5 - �I �PATU� r r rr- _ PL�3LIC r r - _ STORAGE �r _ anplLr _ r- O — -�-��> r F- i rC� r rIr ''A7n K-rfV . ACr' CLINICS pA�' r r - MITOENT r_",E5 � r r r g-L-t - r - ......... r 1 r Fr r r r Yr -r dz r F' a HIRLY B9L r - r r EDP" w r¢z I.li]ORIT ,r LL7rHERA AL 9XVLN CHL RCH �E' MANOI P IN r r �rl L r r` r - 3 1 r 4is =—F EIY r COMMERCIAL 3 a� KITCHM Packet Pg. 81 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 *S DO OWN E[JONDS WOODWAY a 10 i 0 ESPERANCE a* - ---�--�._.._.._.�,...,,_.._.....,_.,_.._,._„_,._._,._„_..�,,.,,�.....�,,,....:�_.i Packet Pg. 82 I 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 -„-! '- ESPERANCE WOODWAY '•, i • E E 0 U rn LYNNWC > P - wir E E 0 U CU MOUNT[ 2)' TERRE _ c a� E t fU w ZI Safeway -.._.,_.,_.._,._.,_,._.,,.._„_. .........,..,.:.._.._.._.._.{ Packet Pg. 83 I 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 EDMONDS s WOODWAY • j 1P • ■ ESPERANCE I .y E o U _i LYNNWC >, i o FL i O U R MOUNT[ 2)' TERRE R -.._„_.........�,._,._,._,._.._,._„_...�.ir..._....,... Packet Pg. 84 I 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 • ED ONDSI WOODWAY see r.._.._.._.._ ................... V ESPERANCE -Ilk 411 SHORELINE i M 40 0 U rn rn LYNNWC 3 a� L Q _a I a o: 0 i O U rn ca t MOUNTI .m: TEM c a� tU �h MOtei.,, Packet Pg. 85 I 8.A.a I Unsafe Conditions Collisions Collision incident reports 2022-2017 Collisions disproportionately centered on Highway 99 ND�TOWN EDtONDS i WOODWAY 0 ■ 000 ESPERANCE E E 0 U rn rn LYNNWC 3 a� L R a o: 0 U rn rn ca 3 MOUNT[ Lm: TERRE c a� E �a r a - _.._.,_,._,._,._,._. _,._,,.... Packet Pg. 86�,,.,,.,.-.,...aw�r+�.i I 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 EDMONDS M '- ESPERANCE SHORELINE E E 0 U rn LYNNWC > T c 3 m c r E E 0 U w rn R MOUNT[ 2)' TERRE _ c a� E R ZI 7-11 Packet Pg. 87 1 VI ,� Unsafe Conditions = - P o o r V'I* S'I* bilit y areas 1 O AI, tip:. _ • � �' � {J7 r C 3 f _ m --� ••? - �. - 'gym 4.r.•- •I .. ----1 _: ra� z l "'!.`�'�' � h. e'er?..•. C I~ i sty s y �} ' • - ''.t '�d .. : _ �• '3 � � : .. - � . 'fi - .. � ''��ti'�"vim'•- -��. _ _ � - •�5 i.�1.k. ,_�,'„ '..R. yy.. � '.-ay - � _ - .. � .i:,_�.E ,��... }fit'[• s ` Packet Pg. 88 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 :"":.. Study area f— a - - -- - ..,= �F__ -- 10 E f y - E 2 11 F1n Packet Pg. 89 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 1 E E 0 3 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 Qb Edmonds —.11,�I a U Packet Pg. 91 1 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 8.A.a 0 0 U rn LYNNWC > 3 t a� 0 a i E E i O U l � R t MOUNTI a)' TERR) E ..._„_.w.....�..,,.....�............. 1 Packet Pg. 92 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 -I Two jlanes ..,...� - _ seven _ Tw - ....... lanes lane ; ......... coo Two x lanes Two Th ree - a lanes lanes r Two la nes 3 ..-.ILl; !. :", I CGS Tw❑ V - seven lanes CD lanes I: 3 FA( I 1 1I y+ :'•)P.CRA. A I ,Ut F': •: ill,lf7'•,' _ /` v w Four-- -} _ lanes L. Packet Pg. 94 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 PL= / 00E FINE11 f � F m (D E 0 C R 2 1J J_1 r E al 8.A.a 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 231 ST ST SW HOLLY LN ok �F . vZ �' 230TH ST SW . . ........ L�. Packet Pg. 97 1 �441Hj1'SW .I 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. L E a -" ---� l 1 I ISM M1 STUDY AREA I Packet Pg. 98 'A _ r �•'�i.. '�.''r r �F '+'� � i �,{�,�°� 1. � .��F _ � ��' r.•,• _ 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 ! ! • • • I.. ! ■ LDEN WEST MOTEL )40 FH ST SW EDA40NDS WA V 8.A.a 79) K.& �M E 0 U c B a'LI F AU K , A 0 U CD o� A ev 3 ■■ 8.A.a 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 M E E 0 00 240TH ST SW 242ND STSW EDMOND a EDMONDSWar 0 -. MC i;.; V/ e — 2�4T.-H 51=SNl— _ — _ _ ——244TW4T-5W— SHORELINE 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 E E 0 00 3 m 24DTH ST SW ) cc AWL *ix IL ..� m 242ND STSW E SR7Q4- E EDMONDS . E[7�y�NDSway v - 33w TV_/ 2 Y - 244TH S I -SW-- - - - - - - - - - - - - - 244TW4T_9LW - - - - 7- %_64 i ?.t - , Potential roadway revision Packet Pg. 102 Inadequate Lot Layout Oblique angle of Highway 99 to street grid creates awkward building layouts and/or unusable space on site ■ -Mmoll ■' - .. ■ 1 r y i > w■ -f.. + .: f t �! — i 8.A.a V� a IP 40 -am L Ira ■ 1 CD III,, �"� 'tip ; •,�,a. ...�.,.. _ ;� �_I a o ! ■ 1 ■ 1 �•�_ ■ ■ 1 R 09 1 :: ■ — 11F ■ 1 1 onloomisor !'11 I r3 1 1 �#�■ t.. 1 ■ ■ i r * . ■- moll ■ ■ ■ i or J.' L 1 ■ . ■ l�� ■ r •. ■ ! 7 ■ a END ar vo me Oka* Ora In Id A IL •�� 1= Jam':: 1 s� AN" ■ MG a �� , ■� } r ■ I, r ='Lein ■■' w -1 MEN 7 2 CD ■ `.. :■ Lr ■�I .,�■��` ail r 7 t JIM ■7� 3■�7 i E ■11 . 1 c�c �wNr a 'I K fj - r ■ �. Packet Pg. 103 1!............................................................... �.■ 1 MEMM111� MIN 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 4• I IU ... I 8.A.a O U w rn CU Q 8.A.a 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 r= was .+•w...wa� .'� - — __ ;. ++ c H l V 1 p;rgK-IN CI N.'C Fti( TI:_ F-rAARI`.�IP`.I pf`- --- ^ 101JE, ' �— z / ; `•� O' --- No safe r MAPLE - r�.: crossings - I".-1.■ter-�P.Q) ! — z ] L L i" - �r �EnMC NG .,—T LUTHERAN - Lr c T r - r CIILIRCI _ TRrIL_R [N 77:�i �,.- �!I I� F I:FR�I III CR� N r r — - � r- - I _7 I �- I r ( F �! fl— '� F �— 23ET11 o.,.UNI.TE. Motels S,UVTd r- / SAFEWAY /F Burned -out building F , r i I 7— ,f I 110 r �.- �r '�I�, I r- 7 , _ r Packet Pg. 111 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). Packet Pg. 112 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 Packet Pg. 113 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 ED MO N DS LUTH"E RAN2 �CHURCH 235TH ST SW - 3 rTH S s • Corridor Vision r■■■r��wl-� 1 V SAFEWAY • 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. E 0 U 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 3 Q cn cn cn O O 1 N 4 -1 Co CV N rl 1.6 (V 0) rn N r+ —i 1.6 lV r N —i Ln (V 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