SH 09020 WALGREENS EDMONDS WACOMPREHENSIVE PLAN NARRATIVE
COMMUNITY CULTURE & URBAN DESIGN
COMPREHESIVE PLAN
Community Culture
B. Goal - Historical. Encourage the identification, maintenance and preservation of historical sites in accordance with the following policies:
B.1. The City should continue to support an historic preservation program to identify and preserve the city’s historic architectural, archeological and cultural resources for future generations to study and enjoy.
B.2. The City should work with other public agencies and the local historical society to determine priorities and incentives for identifying and preserving historic sites. Incentives encouraging the adaptive use of historic buildings should integrated into City codes and development standards.
B.3. The City should continue to maintain and expand its inventory of historic sites.
B.4. Written narratives and visual aids should be made available for sites listed on the City’s register of historic places to promote public awareness and recognition of the value of these resources. This should also include providing markers and maps for identifying and promoting these sites as visual and cultural assets within the community.
B.5. Additions or alterations to significant architectural buildings should conform to the style and period of the initial construction as much as possible. Development of adjacent properties should be encouraged to be sympathetic to listed historic sites by acknowledging and including historic forms, materials, and architectural details in their design.
B.6. Conversion/Adaptive Reuse. Part of the direction of the updated plans and regulations for the Downtown Waterfront area is to provide more flexible standards that can help businesses move into older buildings and adapt old homes to commercial or mixed use spaces. An example is the ability of buildings on the Edmonds Register of Historic Places to get an exception for parking for projects that retain the historic character of the site. Further incentives to adaptive use and restoration of historic properties should be pursued.
B.7. The report and recommendations included in ‘A Historic Survey of Downtown Edmonds’ by BOLA Architecture (February 2005) shall be studied and used as the basis for development of a Historical Preservation Plan to be included in a future Comprehensive Plan update.
RESPONSE:The proposed project site is located at 9801 Edmonds Way, tax parcel ID numbers 2703360113200 (Lot 3200) and 27033600113300 (Lot 3300)and is currently developed with an approximately 24,000 square foot building housing Robin Hood Lanes Bowling Alley and vehicular parking. This building and site are not historical, archeological or cultural resources; therefore, this criterion does not apply.
C. Goal - Recreation
C.1. Encourage public access to significant recreational areas.
C.2. Significant recreational areas would include, but not be limited to: Puget Sound Shorelines, LakeBallinger, University Properties, Lund's Gulch, etc.
C.3. Compatible land uses should be made of surrounding areas.
RESPONSE:The proposed project site is located at 9801 Edmonds Way and is not adjacent to a significant recreational area; therefore, this criterion does not apply.
D. Goal - Social. Identify and maintain significant public and private social areas in accordance with the following policies:
D.1. Compatible land uses should be made of surrounding lands.
D.2. Pursue public and private funding for such social areas as: SeniorCenter, AndersonCenter, EdmondsMuseum, WadeJamesTheater, Maplewood Rock and Gem Club House.
RESPONSE:The proposed project site is located at 9801 Edmonds Way and is not a significant social area; therefore, this criterion does not apply.
E. Goal - Cultural. Identify, maintain and develop cultural facilities both public and private in the areas of drama, dance, theaters, museums, etc. in accordance with the following policies:
E.1. Encourage compatible land uses surrounding cultural sites.
E.2. Pursue public and private funding to develop and operate such facilities.
E.3. Cultural sites would include, but not be limited to: the WadeJamesTheater, the EdmondsCenter for the Arts, AndersonCenter, Museum, Edmonds Theatre, etc.
RESPONSE:The proposed project site is located at 9801 Edmonds Way, tax parcel ID numbers 2703360113200 (Lot 3200) and 27033600113300 (Lot 3300) and is currently developed with an approximately 34,440 square foot building housing Robin Hood Lanes Bowling Alley and vehicular parking. This building is not a cultural facility; therefore, this criterion does not apply.
F. Goal - Scenic. Identify, maintain and enhance scenic areas throughout the city in accordance with the following policies:
F.1. Identify and inventory scenic areas and features within the city which contribute to the overall enjoyment of the environment for both residents and visitors.
F.2. Incorporate scenic and aesthetic design features into the development of public projects.
F.3. Preserve scenic features whenever possible in the development of public projects.
F.4. Use environmental and urban design review of development projects to avoid or mitigate impacts to identified scenic features.
RESPONSE:The proposed project site is located at 9801 Edmonds Way, tax parcel ID numbers 2703360113200 (Lot 3200) and 27033600113300 (Lot 3300) and is currently developed with an approximately 34,440 square foot building housing Robin Hood Lanes Bowling Alley and vehicular parking. This site is not a scenic area and does not include any scenic features; therefore, this criterion does not apply.
Urban Design: General Objectives
C. Design Objectives for Site Design.
C.1. Design Objectives for Vehicular Access.
C.1.a. Reduce the numbers of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety by reducing the number of potential points of conflict.
RESPONSE:The proposed project includes work on two parcels (prior to concurrently submitted short plat subdivision application); Lots 3200 and 3300. Each lot has one vehicular drive access on Edmonds Way. As part of the proposed project both accesses will be retainedat their current location and size. The internal site drive aisle associated with Lot 3200’s access will be widened slightly but, the curb cut widths at the right of way will remain the same. The internal site width increasewill allow for one ingress lane and two egress lanes (right-only and left-only). This will improve on-site vehicular, truck and pedestrian safety as well as safety at the right-of-way. Additionally, the change of use from the existing bowling alley to the retail and bank uses will reduce the overall vehicular trips per day as our Traffic Engineer estimates the existing Bowling Alley to generate approximately 1,450 daily trips and the proposed, combined uses (pharmacy and bank) to generate approximately 780 trips. The site is currently operating safely with the two access’ and considerably more trips thus the proposed reduction in trips and improvement to Lot 3300’s drive aisle, while not a reduction in the number of access points, will result in the improvement of pedestrian, bicycle and auto safety which is the intent of this criterion; therefore, this criterion is met.
C.1.b. Provide safe routes for disabled people.
RESPONSE:The proposed pedestrian routes servicing both buildings from the public right-of-way as well as on-site pedestrian circulation have been designed in accordance with current ADA accessibility requirements. The site, including buildings, is fully accessible; therefore, this criterion is met.
C.1.c. Improve streetscape character to enhance pedestrian activity in retail/multi-family/ commercial areas.
RESPONSE:The proposed project will include a building at the minimum setback of 8-feet from the right-of-way along with pedestrian plazas and walkways which will bring an urban and pedestrian oriented feel to the frontage along Edmonds Way; therefore, this criterion is met.
C.2. Design Objectives for Location And Layout of Parking
C.2.a. Create adequate parking for each development, but keep the cars from dominating the streetscape.
RESPONSE:The proposed project includes approximately 14,490 square feet of retail sales and services uses requiring a minimum of 48 vehicular parking stalls per Section 17.50.020. The proposed project also includes approximately 3,373 square feet of bank use requiring a minimum of 17 vehicular parking stalls per Section 17.50.020. The proposed project will provide approximately 19 stalls on Lot 3200 (north and south) as well as a Joint Use of Parking agreement for shared parking of Lot 3300 with the existing PCC grocery store west of the shared parcel. The existing PCC Market is approximately 36,400 square feet in area requiring 121 stalls and has approximately 76 stalls on their own site. As part of the proposed project the shared parking on Lot 3300 will be modified slightly to widen the existing drive aisle and include a cross property pedestrian walkway. This work will reduce the existing parking from approximately 176 stalls down to approximately 145 stalls.
The total parking required for all three commercial uses is approximately 186. The total parking provided between the project site, the shared parking parcel and the PCC Market parcel is 240.The project therefore provides adequate parking for each development while retaining enough parking to satisfy the existing PCC Market development.
The parking along the Edwards Way frontage of the shared parking parcel is existing and will not be altered. All alterations proposed on this site will occur towards the northern portion of the site with the exception of the installation of a new rain garden stormwater planter in the southwest corner of the site. This rain garden planter at this location will remove approximately 3 vehicular stalls, reducing the total amount of parking at the right-of-way of this parcel. As this is moving the site towards better compliance with the code this criterion is met for Lot 3300.
The main proposed project site, Lot 3200, has a frontage length of approximately 203.17 lineal feet. The total proposed area used for parking along this frontage is approximately 54.75 feet or 26.94% of the site. As the proposed are used for cars on this frontage is little more than one-quarter of the total length of Lot 3200’s frontage the project also satisfies this portion of the criterion for Lot 3200.
This criterion is therefore met in full as the proposed project provides more than adequate parking for all uses proposed and has minimal parking along the project frontage.
C.2.b. Improve pedestrian access from the street by locating buildings closer to the street and defining the street edge.
RESPONSE:The proposed bank building is located adjacent to the minimum required setback of 8 feet from the right-of-way. The street edge along Edmonds Way will be defined by this building’s edge as well as a newly improved right-of-way walkway and street side landscaping. This walkway will be widened across the lot line to provide a spacious and inviting pedestrian area adjacent to the proposed bank building. A walkway is also provided from the right-of-way walk to the pharmacy building and is a direct, safe route. This criterion is therefore met as the street edge will be defined by a building’s edge, pedestrian areas and a safe, direct pedestrian route that is provided to the pharmacy building located along the northern property line.
C.2.c. Improve the project’s visibility from the street by placing parking to side and rear.
RESPONSE:All proposed parking is to the side and rear of the bank building which is located at the minimum 8-foot setback. The proposed retail building is located at the rear of the site and therefore has parking in front of the building. However, the total site frontage is approximately 203.17 lineal feet and parking accounts for approximately 54.75 lineal feet or 26.94% of the frontage. The total overall parking along the street is minimal with the majority of the frontage improved with building, pedestrian areas and landscaping, all of which improves the projects visibility; therefore this criterion is met.
C.2.d. Provide direct pedestrian access from street, sidewalk, and parking.
RESPONSE:The proposed project includes a new right-of-way walk along Edmonds Way. This walkway will be continued over the right-of-way lot line and onto the proposed project site to create a wide pedestrian area ranging in width from approximately 13.5 to 16.25 lineal feet. This walkway and pedestrian plaza area will give pedestrians direct access to the main entry of the proposed bank building. An additional walkway will run from the right-of-way sidewalk north along the eastern edge of the Lot 3300’s drive aisle. This walkway will lead pedestrians directly from the street and parking area to the main entry of the pharmacy building. An additional walkway also is provided from the pharmacy building west to the shared parking and adjacent PCC Market site. These walkways provide direct pedestrian access from the street sidewalk and parking to both proposed building entries as well as the adjacent developed property; therefore, this criterion is met.
C.2.e. Integrate pedestrian and vehicular access between adjacent developments.
RESPONSE:A walkway is provided from the proposed pharmacy building west to the adjacent PCC Market site. All other sites prohibit the placement of walkways due to grade differences and retaining walls. This criterion is therefore met as the proposed project provides a walkway to all adjacent properties that do not prohibit such a feature due to environmental constraints.
C.3. Design Objectives for Pedestrian Connections Offsite.
C.3.a. Design the site access and circulation routes with pedestrians’ comfort and ease of access in mind.
RESPONSE:All proposed pedestrian walkways are direct with minimal vehicular drive aisle crossings. Where walkways cross vehicular areas they will be clearly delineated through the use of striping. Additionally, where pedestrian areas run adjacent to vehicular drive aisles or parking they will be raised and/or separated by a curb. All of the proposed pedestrian areas have been designed with the safety and convenience of the pedestrian in mind; therefore, this criterion is met.
C.3.b. Create parking lots and building service ways that are efficient and safe for both automobiles and pedestrians.
RESPONSE:Both the proposed parking lots and building service ways were designed to include drive aisles of adequate width, minimal turns and stops and minimal pedestrian crossings of drive aisles. Additionally, the service area for the pharmacy was located to the north of the building allowing for minimal interaction of trucks with both vehicles within the parking field and pedestrians. This criterion is met as the parking lot and building service ways are efficient and safe for both pedestrians and automobiles.
C.3.c. Provide direct and safe access along, through and to driveways and adjacent developments or city streets.
RESPONSE:The proposed project includes walkways along the Edmonds Way right-of-way, a walkway from the right-of-way to both building main entrances and a walkway from the pharmacy building’s main entrance west to the shared parking and adjacent PCC Market site. All walkways are straight, direct, have minimal vehicular aisle crossings, have all drive aisle crossing clearly delineated and are raised when adjacent to vehicular drive aisles or parking and/or separated by a landscape strip. This criterion is therefore met as the proposed project provides direct and safe access along, through and to adjacent developments and city streets.
C.3.d. Encourage the use of mass transit by providing easy access to pleasant waiting areas.
RESPONSE:There isno existing mass transit stops located on the project site and the proposed project does not include new transit stops. However, there are several existing stops around the intersection of 100th Ave West and Edmonds Way, approximately 0.15 miles west of the site. The proposed project includes direct pedestrian walkways to the Edmonds Way right-of-way walk which leads to these stops. The project does not include transit stops but does provide direct and convenient pedestrian access to the right-of-way walk which includes several existing stops just west of the project parcel; therefore, this criterion is met.
C.4. Design Objectives for Garage Entry/Door Location.
RESPONSE:There is no residential development or garages included in the proposed project; therefore, this section of criteria does not exist.
C.5. Design Objectives for Building Entry Location.
C.5.a. Create an active, safe and lively street-edge.
RESPONSE:The proposed project includes a building at the minimum allowed 8 foot setback along Edmonds Way. There will be a new right-of-way sidewalk installed as part of the project and this walkway will be widened across the lot line to create a large inviting pedestrian plaza. The street edge has been designed to provide safe and convenient access for pedestrians through the placement of pedestrian areas, a building and its main entrance, creating a street-edge that is active, safe and lively; therefore, this criterion is met.