2012/04/11 Council Agenda Packet

Evergreen Way Revitalization Plan 2 Engineering, discussed other transportation options, while Planning Department staff noted a variety of land use issues. The planning team summarized the detailed input from the walk-about sessions and developed land use and capital improvement concept maps. Economic Outlook. Greg Easton, of Property Counselors, with staff input, identified potential redevelopment sites for the economic feasibility analysis, and produced a report evaluating the economic feasibility of redevelopment of specific parcels (See Appendix 3). From this work, it became apparent that avariety of capital improvements, development incentives, and code changes are necessary to create an environment more conducive to private investment and redevelopment. Expanded Study Area. After beginning work on the Evergreen Way Revitalization Plan, the City received a federal grant to expand the study area to include the unincorporated portion of Highway 99 between Everett and Lynnwood. Planning for the expanded area incorporated input from City of Mukilteo and Snohomish County representatives to discuss possibilities for the Swift BRT station areas between Airport Road and 148th Street SW. The County and Mukiiteo emphasized the importance of creating midblock pedestrian connections, regional transit connections, and better linkages to local resources. The group showed strong interest in exploring phasing strategies, options for horizontal mixed-use over time, and the potential for Gibson Road as another BRT node. High-intensity mixed-use zones in the County BRT nodes were also Supported. The planning team solicited public feedback on the redevelopment concepts, capital improvement proposals, proposed zoning standards, the economic effects of raised height limits, zoning requirements-versus-incentives issues, and the distinction between landscaping standards for BRT node areas and other corridor segments. The public's responses to these subjects helped the planning team refine the various plan elements and zoning code details. • Description of Existing Conditions Physical Conditions Existing Land Use. The existing development pattern along Evergreen Way is primarily auto-oriented businesses with surface parking lots fronting the highway. The study area contains a mix of commercial, residential, industrial, hotel, and storage uses. Development is sometimes in a strip mall form, yet stand-alone businesses and big boxes are also common. Major commercial centers and businesses include Staples, Rite Aid, QFC, Value Village, automobile dealerships, Walgreens, shopping centers, Fred Meyer,K-Mart, Albertson's, Office Depot, Walrnart, Home Depot, and two Safeways. There is a wide range of smaller businesses, as well. Automobile and recreational vehicle (RV) sales, rental, repair, and services are prevalent in the corridor.