City Council

City of Mount Vernon Community Workshop for South Kincaid Subarea Plan Minutes from November 30, 2017 City Planner Rebecca Lowell kicked off the meeting at 5:30 p.m. Attached is a sign-in sheet listing those present at this workshop. Presentation from MAKERS on South Kincaid Subarea Plan: Brandon Herman and Julie Bassuk from MAKERS provided a power point presentation. This presentation is attached to these minutes. Comments/Questions: Questions regarding building heights, development costs, parking, homeless individuals, affordable housing, and street standards were asked. Mr. Herman, Ms. Bassuk, and R. Lowell collaboratively answered and discussed the issues that were brought up. The workshop was concluded at 8:20 p.m. SOUTH KINCAID SUBAREA PLAN COMMUNITY WORKSHOP 2 TONIGHT’S AGENDA • INTRODUCTIONS • PROJECT BACKGROUND • PROJECT MILESTONES • SUBAREA DRAFT CONCEPT • Q & A FOR CITY COUNCIL, PLANNING COMMISSION, & CITIZEN’S GROUP • OPEN HOUSE • PROVIDE FEEDBACK PROJECT TEAM THE MOUNT VERNON COMMUNITY THE CITY OF MOUNT VERNON MAKERS ARCHITECTURE & URBAN DESIGN ECONORTHWEST TRANSPORTATION SOLUTIONS, INC PROJECT SCHEDULE Project Kickoff Inventory & Analysis Community Workshop 1 Fire Station Charrette Draft Concept Community Workshop 2 Preferred Concept Recommendation Refinement Recommendations & Report  WHAT IS A SUBAREA PLAN? A SUBAREA PLAN IS A DETAILED PLAN FOR A NEIGHBORHOOD, CORRIDOR, DOWNTOWN, OR OTHER DISTRICT. THIS PLAN IS GUIDED BY THE COMPREHENSIVE PLAN, BUT IS AN OPPORTUNITY TO BUILD ON A SUBAREA’S UNIQUE ATTRIBUTES AND DEVELOP A MORE INTEGRATED AND THOUGHTFUL STRATEGY FOR DIRECTING GROWTH. USING THE COMP PLAN AS A GUIDE DESIGNATIONS FOR LAND USE AND ZONING • THE DRAFT ALTERNATIVE PROPOSES A RECONFIGURATION OF ZONING TYPES FOUND IN THE LAND USE ELEMENT PROPOSING MORE ROBUST PEDESTRIAN AND BIKE AMENITIES • THE DRAFT ALTERNATIVE PROPOSES INCREASED NON-MOTORIZED AMENITIES USING STANDARDS FROM THE TRANSPORTATION ELEMENT INCREASED PARK AND OPEN SPACE OPPORTUNITIES • PRIORITIZING MORE PUBLIC SPACE TAKES ITS CUE FROM THE PARKS AND RECREATION COMP PLAN WHAT DOES A SUBAREA PLAN DO? • REFINES THE COMP PLAN FRAMEWORK TO ACHIEVE GOALS AT A NEIGHBORHOOD SCALE • UNIFIES STAKEHOLDERS AROUND A VISION • TESTS ALTERNATIVES • BUILDS COMMUNITY CONSENSUS AROUND CONTEXT SENSITIVE, FISCALLY SUSTAINABLE, AND FLEXIBLE SOLUTIONS • “SETS THE TABLE” FOR FUTURE ACTION WHAT ARE SUBAREA PLAN OUTCOMES? • REFINES DEVELOPMENT REGULATIONS (EG, ZONING AND LAND USE CODES) • CREATES A STRATEGY FOR IMPROVEMENTS  SKAGIT SKAGIT COUNTY MULTIMODAL SHERIFF STATION DOWNTOWN SKAGIT COUNTY SUPERIOR COURT KINCAID ST E R I V RED INT APPLE R MARKET ER STA IT BROADWAY ST ALFCO CITY SITE G HALL TE A K 5 S CITY LIBRARY SNOQUALMIE ST PUBLIC WORKS MILWAUKEE ST CELTIC ARTS SECTION ST T 3RD ST HARRISON ST 2ND ST CLEVELAND AVE TS 1S ADES POST OFFICE AMTRAK CASC PARK ST SCHENK PACKING SUBAREA BOUNDARIES W HAZEL ST BLACKBERRY DR 6TH ST 7TH ST MARKET OPPORTUNITIES • COMMERCIAL REAL ESTATE VACANCIES ARE TIGHTENING - A SIGN THAT THE MARKET IS IMPROVING • THERE IS TRENDING, MOST NOTABLY POPULATION GROWTH THAT WILL CREATE FUTURE DEMAND FOR HOUSING (FOLLOWED BY COMMERCIAL USES) • DEVELOPMENT OR REDEVELOPMENT THAT IS SUBSIDIZED OR TRANSACTED OUTSIDE OF CURRENT MARKET BOUNDS IS ALWAYS A POSSIBILITY • VACANT AND UNDERUTILIZED PARCELS THAT ARE ACCESSIBLE AND LOW COST ARE THE BEST NEAR TERM OPPORTUNITY SITES FOR REDEVELOPMENT TRANSPORTATION OPPORTUNITIES • CONTINUED UPGRADES TO PEDESTRIAN AND BICYCLE INFRASTRUCTURE • THE ADOPTION OF COMPLETE STREETS POLICY WITH THE COMPREHENSIVE PLAN UPDATE (DEC. 2017 TO CITY COUNCIL) • REDESIGN S. KINCAID STREET TO FUNCTION AS A GATEWAY • INCREASE PERMEABILITY EAST OF RAIL TRACKS • STRENGTHEN CONNECTIONS TO AND THROUGH DOWNTOWN • POTENTIAL MULTILEVEL PARKING STRUCTURE IN SUBAREA OR DOWNTOWN COMMUNITY ASSETS • DOWNTOWN REVITALIZATION • WATERFRONT PROMENADE AND FLOOD WALL • BUILDING FORM/SCALE 1-3 STORIES • CIVIC CAMPUS • AMTRAK STATION • INNOVATION PARTNERSHIP ZONE • STRONG AGRICULTURAL INDUSTRY PRESENCE  E R I V R IT G A K S DEVELOPABLE PARCELS  CREATE G AT E WAY DEFINE POINTS OF ENTRY STRENGTHEN PARKING CONNECTIONS LARGE STRUCTURE INFILL SITE ESTABLISH CIVIC RESIDENTIAL CAMPUS & COMMERCIAL INFILL OPPORTUNITIES  CREATE G AT E WAY DEFINE POINTS OF ENTRY STRENGTHEN PARKING CONNECTIONS LARGE STRUCTURE INFILL SITE ESTABLISH CIVIC RESIDENTIAL CAMPUS & COMMERCIAL INFILL ALFCO SITE UPDATE COMMUNITY WORKSHOP 1 COMMUNITY WORKSHOP 1 COMMUNITY WORKSHOP 1 RESULTS • CREATE A CIVIC CAMPUS TO HELP CATALYZE SUBAREA REDEVELOPMENT • THE SUBAREA SHOULD BECOME A DESTINATION • DESIGN SPACE FOR COMMUNITY GATHERING AND FESTIVALS • ADD OPEN SPACE, PLAZAS, AND POCKET PARKS • MIXED-USE, MIXED-INCOME INFILL DEVELOPMENT IS DESIRED • INCREASE RESIDENTIAL DENSITY • ADD PARKING • A HOTEL IS NEEDED IN THE AREA • KEEP THE LIBRARY IN THE DOWNTOWN • INCREASE BICYCLE PATHS AND WALKABILITY • TRANSFORM KINCAID INTO A GATEWAY BOULEVARD FIRE STATION // CIVIC CAMPUS CHARRETTE FIRE STATION // CIVIC CAMPUS CHARRETTE FIRE STATION // CIVIC CAMPUS RESULTS • FIRE STATION 1 SHOULD BE CO-LOCATED WITH OTHER CIVIC USES, INCLUDING CRITICALLY NEEDED OPEN SPACE • THE CIVIC CAMPUS SHOULD INCLUDE OPPORTUNITIES FOR PRIVATE INVESTMENT, WHERE APPLICABLE • THE CIVIC CAMPUS SHOULD BE DESIGNED WITH INTENT SO THAT IT MAY FUNCTION AS A COMMUNITY AMENITY • ADDITIONAL PROPOSED PROGRAMMING FOR THE CIVIC CAMPUS INCLUDED STRUCTURED PARKING, MIXED- USE RESIDENTIAL, PARK SPACE, AND A NEW LIBRARY DRAFT GOALS & OBJECTIVES GOAL 1: IMPROVE COMMUNITY AMENITIES AND INCREASE AREA VITALITY OBJECTIVES • CREATE A CIVIC CAMPUS USING CITY-OWNED PARCELS SURROUNDING CITY HALL • INCREASE OPEN SPACE AND COMMUNITY GATHERING SPACE, PLAZAS, AND PARKS • PROVIDE OPPORTUNITIES FOR RETAIL, OFFICE, AND HOTEL ACTIVITIES • CONSTRUCT A NEW PUBLIC LIBRARY IN THE SUBAREA OR DOWNTOWN • CONSTRUCT NEW FIRE STATION 1 TO SERVE THE SUBAREA AND DOWNTOWN DRAFT GOALS & OBJECTIVES GOAL 2: CREATE AN AUTHENTIC DESTINATION OBJECTIVES • SUPPORT DEVELOPMENT THAT COMPLEMENTS THE FUNCTION, SCALE, AND STYLE OF DOWNTOWN • USE THEMATIC DESIGN ELEMENTS THAT TIE IN WITH MOUNT VERNON’S DOWNTOWN AND RIVERFRONT • BUILD ON AGRICULTURAL HISTORY AND ECONOMY WITH USES LIKE A PUBLIC MARKET, BREWERY, AGRICULTURAL INDUSTRY CAMPUS, ANCIENT GRAIN MILL, AND/OR AGRICULTURE EDUCATION CENTER • ENHANCE CLEVELAND AVE TO BECOME AN ARTS AND INNOVATION CORRIDOR DRAFT GOALS & OBJECTIVES GOAL 3: INCREASE CONNECTIVITY AND MOBILITY OBJECTIVES • DESIGN KINCAID STREET TO FUNCTION AS A GATEWAY • INCREASE PEDESTRIAN AND BICYCLE CONNECTIONS TO THE DOWNTOWN • INCREASE ACCESS TO THE RIVERFRONT • USE COMPLETE STREETS GUIDANCE TO CREATE SAFE MULTIMODAL CORRIDORS • EXPAND RIVERWALK PARK INTO THE SUBAREA DRAFT GOALS & OBJECTIVES GOAL 4: INCREASE DENSITY AND PROVIDE A DIVERSITY OF HOUSING OPTIONS OBJECTIVES • RETAIN AND REUSE EXISTING HISTORIC BUILDINGS FOR NEW USES • ENCOURAGE A VARIETY OF HOUSING TYPES, INCLUDING TOWNHOUSES, AND STACKED FLATS • INCREASE OPPORTUNITIES FOR SELECTIVE 3-4 STORY MIXED-USE MIXED-INCOME INFILL DEVELOPMENT • PROVIDE LIVE-WORK OPPORTUNITIES  TER PIN R I V E ST CURRENT ZONING CATALYST SITE SKAGIT BOUTIQUE HOTEL OR MULTIMODAL STA MULTIFAMILY RESIDENTIAL STATION BROADWAY ST I T TE 5 A G KINCAID ST K S CATALYST SITE BOUTIQUE HOTEL OR MULTIFAMILY RESIDENTIAL OQUALMIE ST BROADWAY ST E ST SNOQUALMIE ST 3RD ST HARRISON ST 2ND ST CLEVELAND AVE MILWAUKEE ST ADES AMTRAK CASC SECTION ST AGRICULTURE-BASED INDUSTRY 3RD ST HARRISON ST 2ND ST CLEVELAND AVE T TS 1S ADES RY CENTRAL BUSINESS DISTRICT (C-1) PARK ST PUBLIC (P) 6TH ST AMTRAK CASC 7TH ST ELS GENERAL COMMERCIAL DISTRICT (C-2) MULTI-FAMILY RESIDENTIAL (12.0) COMMERCIAL/LIMITED INDUSTRIAL (C-L) AGRICULTURE-BASED INDUSTRY LIGHT MANUFACTURING/COMMERCIAL (M-1) INDUSTRIAL (M-2) NDERSON FIELD H ST ST CENTRAL BUSINESS DISTRICT (C-1) PUBLIC (P)  TER PIN R I V K E ST CATALYST SITE DRAFT CONCEPT: ZONING S SKAGIT BOUTIQUE HOTEL OR MULTIMODAL STA MULTIFAMILY RESIDENTIAL STATION I TBROADWAY ST TE 5 A G KINCAID ST K S CATALYST SITE BOUTIQUE HOTEL OR MULTIFAMILY RESIDENTIAL SNOQUALMIE ST BROADWAY ST MILWAUKEE ST SNOQUALMIE ST SECTION ST 3RD ST HARRISON ST 2ND ST CLEVELAND AVE T TS MILWAUKEE ST 1S ADES PARK ST AMTRAK CASC SECTION ST AGRICULTURE-BASED INDUSTRY 3RD ST HARRISON ST 2ND ST CLEVELAND AVE T TS 1S ADES SUBAREA BOUNDARY PARK ST PUBLIC USE (P) AMTRAK CASC 6TH ST 7TH ST CITY-OWNED PARCELS GENERAL COMMERCIAL (C-2) AMTRAK RAIL RETAINED C-1a ZONING AGRICULTURE-BASED INDUSTRY REVISED C-1c ZONING (allows ground floor residential in multi-story development) RETAINED INDUSTRIAL (M-2) SHERMAN ANDERSON FIELD H ST ST TOWNHOUSES • COMMON WALL ATTACHED OR ZERO LOT LINE HOMES • FILL THE GAP BETWEEN SINGLE FAMILY AND MULTI-FAMILY • TYPICALLY 1,000-2,500 SF (1,400 SF EXAMPLE BELOW) • RELATIVELY INEXPENSIVE TO CONSTRUCT COSTS AND PRICES LOW HIGH HARD COSTS (PER SF) $120 $140 RENT (PER SF/MONTH) $1.29 (~$1,800) $1.49 (~$2,000) SALE PRICE (PER SF) $252 (~$353K) $291 (~$407K) STACKED FLATS • UNITS STACKED IN MULTIPLE SINGLE OCCUPIED LEVELS • TYPICALLY 800-2,000 SF (1,000 SF EXAMPLE BELOW) • RELATIVELY INEXPENSIVE TO CONSTRUCT COSTS AND PRICES LOW HIGH HARD COSTS (PER SF) $120 $150 RENT (PER SF/MONTH) $1.23 ($1,230) $1.53 ($1,530) SALE PRICE (PER SF) $242 ($242K) $300 ($300K) MULTIFAMILY MIXED-USE • COMMERCIAL OR COMMON SPACE ON FIRST FLOOR • MOST COMMONLY RENTER OCCUPIED • 3-4 STORIES IS APPROPRIATE FOR CURRENT MARKET • MORE EXPENSIVE TO CONSTRUCT (1,000 SF EXAMPLE BELOW) COSTS AND PRICES LOW HIGH HARD COSTS (PER SF) $150 $170 RENT (PER SF/MONTH) $1.86 ($1,860) $2.07 ($2,070) SALE PRICE (PER SF) $365 ($365K) $406 ($406K)  WG RIV FLO ATE S ST 3RD DRAFT CONCEPT: CONNECTIVITY SKAGIT MYR T LE S T DOWNTOWN INT ER EDGEWATER E R PARK STA R I V PIN E ST SKAGIT TE MULTIMODAL 5 STATION T G I KINCAID ST A GATEWAY K CORRIDOR CATALYST SITE S BOUTIQUE HOTEL OR MULTIFAMILY RESIDENTIAL SKAGIT TRANSIT BROADWAY ST FLYER STATION PEDESTRIAN / BIKE PATHWAY SNOQUALMIE ST N EX TE NS IO TP AT H RI MILWAUKEE ST VE RF RO N RE CREATE TU EASEMENT FU SECTION ST 1 2ND ST 3RD ST HARRISON ST CLEVELAND AVE POTENTIAL FUTURE PUBLIC ADES OPEN SPACE CONNECTION OPTIONS AMTRAK CASC PARK ST 2 ST 1ST SUBAREA BOUNDARY MAIN VEHICULAR CORRIDOR T T  MYR W E 5 S FLO TLE GAT 3RD 5 RIV ST ES S R I T URBAN COLLECTOR DESCRIPTION CAPACITY 1 TRAFFIC LANES PARKING BIKE LANE STREET WIDTH RIGHT OF WAY DRAFT CONCEPT: STREET DESIGNATION TE TAT ADT 43,530 EDGEWATER E R V E R DOWNTOWN SKAGIT 5-Lane 2-12’, 2-11’, 1-12’ N/A 5’ 68’ 80’ Peak Hr 3,480 PARK STA ADT 37,040 5-Lane 2-14’, 2-11’, 1-12’ N/A Shared 62’ 80’ RS Peak Hr 2,960 PINMY 2-14’, 1-12’ E STRTL 3-Lane w/ Bike Lane ADT 28,050 or N/A 5’ 44’ to 50’ 60’ to 80’ ES TER INTE Peak Hr 2,240 2-11’, 1-12’ T 2-Lane w/ Parking URB A N COLLECTOR ADT 20,730 2-14’ 2-8’ Shared 44’ 60’ Peak Hr 1,660 EDGEWATER PARK G I PIN T E ST DESCRIPTION 3-Lane w/ Bike Lane CAPACITY 1 ADT 22,950 TRAFFIC LANES 1-12’, 2-11’ PARKING N/A BIKE LANE 5’ R I V STREET WIDTH 44’ RIGHT OF WAY 60’ KINCAID ST Peak Hr 1,810 Page 15 ADT 20,730 2-Lane w/ Parking Peak Hr 1,660 2-14’ 2-8’ Shared A 44’ 60’ K T S G I KINCAID ST A BROADWAY ST K S NE BROADWAY ST IGH OOBO SNOQUALMIE Page 16ST D RH NE PR E INC IGH BO STROO URLLE IPL E BA N EE TD STR EE T PR AR TER I AL CTCO INC IPL RH UR ORLLE CT OR BAST N CO CLEVELAN AR TER SNOQUALMIE ST I AL 2ND ST 3RD D AVE MILWAUKEE ST CLEVELAND AVE MILWAUKEE ST SECTION ST HARRISON ST HARRISON ST AMTRAK CASC AMTRAK CASC SECTION ST ADES 2ND ST 3RD ST PARK ST ADES ST 1ST PARK ST S T SUBAREA MAIN VEHICULAR CORRIDOR 1ST BOUNDARY CITY-OWNED PARCELS COMPLETE STREETS PROTOTYPE 6TH ST 7TH ST AMTRAK RAIL T T  TER PIN E ST R I SKAGIT DRAFT CONCEPT: PUBLIC USE MULTIMODAL STA STATION I T TE 5 A G 1 KINCAID ST 4 K 5 S 6 BROADWAY ST 2 SNOQUALMIE ST 7 3 MILWAUKEE ST SECTION ST 3RD ST HARRISON ST 2ND ST CLEVELAND AVE T TS 1S ADES AMTRAK CASC PARK ST 1 -BOUTIQUE HOTEL 4 -LIBRARY TH ST TH ST 1 2 2 3 3 4 5 6 7  PIN E ST TE R I SKAGIT DRAFT CONCEPT: PLACE-MAKING MULTIMODAL 5 STATION I T A G KINCAID ST G AT E WAY WELCOME K MONUMENT S CATALYST SITE BROADWAY ST PEDESTRIAN / BIKE PATHWAY CIVIC CAMPUS ARTS & INNOVATION SNOQUALMIE ST MILWAUKEE ST RIVERFRONT CONNECTIONS SECTION ST PEDESTRIAN / BIKE IMPROVEMENTS 3RD ST HARRISON ST 2ND ST CLEVELAND AVE T TS 1S ADES PARK ST AMTRAK CASC TH ST TH ST NEXT STEPS Project Kickoff Inventory & Analysis Community Workshop 1 Fire Station Charrette Draft Concept Community Workshop 2 Preferred Concept Recommendation Refinement Recommendations & Report Q&A OPEN HOUSE • VISIT EACH STATION • ASK QUESTIONS • LEAVE COMMENTS