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01/12/2019 03 Review 2013 Downtown Master PlanITEM TITLE: SUBMITTED BY: BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEM ENT Item No. 3. For Meeting of: January 12, 2019 Review 2013 Downtown Master Plan Cliff Moore, City Manager SUMMARY EXPLANATION: Review followed by policy discussion/direction. ITEM BUDGETED: STRATEGIC PRIORITY: APPROVED FOR SUBMITTAL: City Manager STAFF RECOMMENDATION: BOARD/COMMITTEE RECOMMENDATION: ATTACHMENTS: Description • 3a action steps Upload Date 1/2/2019 D 3b Do Master Plan summary 12/21/2018 D 3c Do Master Plan 12/21/2018 D 3d scope o .rk 1/2/2019 D 3e DT retail study 1/2/2019 Type Cofer Memo Cmer Memo Co\ier Memo Cmer Memo Cover Memo City of Yakima, Washington Downtown Master Plan Action Steps — 2014 The Yakima Downtown Master Plan Report identifies essential concepts for land use, transportation and design issues, a retail strategy and implementation framework for the core commercial area of the Central Business District along Yakima Avenue and the surrounding vicinity. 1. Initiate Plaza as the Game -Changer. The City is currently in the process of hiring a consultant to develop alternative design scenarios for the plaza for the preferred site and one alternate site. Designs for the preferred site will include an area for parking that can be converted to plaza for events. Expected Budget for design of plaza: $145,000. Timeframe: 1st Quarter 2014 2. Appoint Implementation Committee and Retail Task Force members. An Implementation Committee of 25 citizens and the 3 Council members has been appointed and is meeting regularly. Expected budget for committees: $10,000 Timeframe: Appointed and meeting 3. Implement Retail Marketing Outreach effort. One of the principal strategies for attracting new retail investments involves participating in priority conferences and events, as well as downtown promotional material Expected budget for retail marketing: $40,000 annually Timeframe: 1st Quarter 2014 4. Short and Long Term Parking Strategy and Study. The city is currently in the process of hiring a consultant to address strategies for parking spaces that will be displaced by the plaza and low-cost options that require restriping and new signage. Expected budget for parking study: $25,000 Timeframe: Re -stripe CBD 2014, Study 1st Quarter 2014 5. Conduct a Market Feasibility Study for Public Market and Incubator Project. Contract professional services of an urban economist to develop recommendations related to the appropriate size of an incubator and public market Expected budget market feasibility study: $50,000 Timeframe: 2nd Quarter 2015 6. Prepare Downtown Subarea Plan for Comprehensive Plan Amendment and develop SEPA Strategy. Staff will prepare a Downtown Yakima Subarea Plan as an amendment to the Yakima Urban Area Comprehensive Plan. This Subarea Plan is required for consistency reviews. Timeframe: Begin 2nd Quarter 2014 7. Design Standards/Guidelines. The development of a set of guidelines that provide a framework for maintaining and improving the urban character of downtown, without dictating or prescribing a specific style or theme. The guidelines would be the primary tool for design review process of all new projects or modifications and would address pedestrian emphasis, architecture, lighting and signage. Expected budget to develop design guidelines: $75,000 Timeframe: Begin 1st Quarter 2015 8. Zoning/Regulatory Amendments. Clarify and strengthen essential permitted use types, site design and improvement standards in the Central Business District. Align current code to the Downtown Master Plan elements. Consider a Downtown Overlay process, adjustments to mixed use standards, floor area ratio standards, parking adjustments to the parking exempt area. Expected budget: May be included in design standards Timeframe: Begin 1st Quarter 2015 9. Yakima Avenue Boulevard Project. The goal for Yakima Avenue is to create a boulevard atmosphere that is more pedestrian friendly. The Modifications to Yakima Avenue are proposed to occur over several phases. Phase 1 of Yakima Avenue improvements would include a green median area from Front Street to Naches Avenue. Expected budget for Yakima Avenue median plan: $65,000 Timeframe: Begin 3rd Quarter 2015 10. Street Standards for Downtown. A specific set of development standards for public improvements within the downtown area will ensure that all new or modified projects construct a unified and consistent frontage, sidewalk and fixtures. Much of the design work has been completed for the existing Yakima Avenue. Standards need to be articulated and fine-tuned. Expected budget for street design standards: $25,000 Timeframe: Begin 1st Quarter 2016 11. Chestnut Avenue/Retail Frontage improvements. Engineering design study for street improvements to Chestnut Avenue related to the Retail Main Street on Chestnut between Front Street and 3rd Street. Expected budget for street design study: $50,000 Timeframe: Begin 3rd Quarter 2015 'YAKIMA... DOWNTOWN MASTER PLAN September 2013 It is supposed to • Describe how downtown will become a vibrant destination. • Build on new improvement including streetscape, sidewalks, street lightings and other amenities. • Articulate a retail strategy for downtown. • Reflect input of diverse stakeholders. STUDY AREA STUDY AREA & STUDY INFLUENCE AREAS Study Influence Area STUDY AREA • , • Study Influence Area Walnut Street• YAKIMA 'DOWN 1 OVVN MAbk PLAN 1 7 F UNDA FUNDAMENTAL CONCEPT CT C ICT C J p,DiU5 (5 M Lincoln Avenue lVILK Jr Boulevard T CE A, Si Atittifaidagiblatailiat . • Yakima Avenue BOULEVARD 4. . Seventh Avenue 1p w = c c a; o > < < Fourth Avenue Third Avenue Second Avenuer Pont Street Second Street Third Street Fourth Street Naches Street Sixth Street Walnut Strent Spruce Street Pine Street a) uJ YAKIMA DOWNTOWN MASTER PLAN 9 CITY CENTER CONCEPT I f:!.1 A Street 0 Yakima Avenue "ILIM New Development 0 Yakima Plaza 0 Public Market Parking 0 New Parking Options 0 'Chestnut Main Street' (Long terrn) 4 Chestnut Avenue r YAKIMA DOWNTOWN MAST!'F2,PLAN 11 LAND USE Yakirtla Plaza Cy Center Mixed Use District. Center Muted Use Sparies Required Ground -Floor Retail Second Street Cheetnut Avenue 11} YAKtivie% )c YWN1(,)VVN MAt;tLJ 11AP4 13 CIRCULATION it a r Sixth Avenue MN Yakima Complete Street Arterial Parallel Routes trolley Route, Existing memo Trolley Line, Proposed SdeciridtA Protected Bikeway, Proposed Bike Lanes, Existing Bike Routes, Existing Bike Routes, Planned X • • WaInut'Strcei Spi lir, 5L[ ee c,n• eei P Ra ECTS GAME -CHANGER & ESSENTIAL PROJECTS Lincoln Avenue WILK Jr. Boulevard eri A rte Z 1 r ,._ c a) ) heetnut Avenue Game -Changer Project 1 Yakima Plaza Forth Avenue Third Avenge Second Avenu Esse0 ntial Projects Projects 2 Retail Main Street (Front & Chestnut Streets) 3 Public Market 4 Yakima Avenue Second Street ,r) 5 Downtown Parking Strategy 6 Diversion Study 7 Policy Updates Walnut Street Spruce Stteet a, 0)1 a, 00 Pine Street 00 010 010 til 8 Zoning Ordinance Update 9 Design Guidelines 10 Downtown Street Standards YAKIMA DOWNTOWN MASTcR, PLAN 19 SCHE DULE SCHEDULE Implementation of all identified projects should be initiated within five years of Yakima Downtown Master Plan adoption PROJECTS: YEAR 1 YEAR 2 1 YEAR 3 YEAR 4 YEAR 5 ) Yakima Plaza O 'Retail Main Street * O Public Market ** O Yakima Avenue 0 Downtown Parking Strategy Replacement Parking Lot O Diversion Study O Policy Updates 0 Zoning Ordinance Update O Design Guidelines 0 Downtown Street Standards Start Start Start Construction Documents Start 774. Construction Documents Start Construction Documents Cons r Documen r Ntt Construction Document The streetscape concepts and preliminary conceptual cost estimates should "* Following Plan adoption a Public Market Feasibility Study should be initiated be developed concurrently with the development of the Plaza design and a Request for Qualifications should be solicited by the City 44 IMI'l Yakima Downtown Master Plan Council Work Session October 21, 2013 Thomas Consultants Inc Fehr & Peers 2013 Protect Work Sco • e Mar Apr May Jun July Aug Sep 1 Starting Analyze Existing Conditions and Prepare Base Map Kick -Off Meeting with City Staff; Committee and Stakeholder Meetings; Public Workshop Summary of Project Goals and Meeting Findings 2 Retail Market Performance Research Retail Supply and Demand Review Designing Develop Alternatives that Respond to Project Goals City Staff Meeting; Committee Meetings; Public Workshop Identify Preferred Alternative Perform Technical Traffic/Transportation Review of Preferred Alternative Retail Development Opportunity 2 Implementing Prepare Project Summary Document City Staff Meeting; Final Committee Meetings; Public Meeting Retail Recruitment and Retention Strategy Project Goals Identified by Stakeholder Meetings and Public Workshop #1 CIRCULATION ■ Enhance the Downtown Pedestrian Experience ■ Make Yakima Avenue a Destination ■ Create Bike -Friendly Streets ■ Locate a Downtown Trolley LAND USE ■ Downtown is a Shopping & Entertainment Destination (Retail) ■ Create a Central Gathering Space (Plaza) ■ Embrace Yakima's Cultural Diversity & Heritage (Mercado) ■ Encourage Downtown Investment ■ Ensure Adequate & Convenient Parking ■ Cultivate Local Retail & Business Development ■ Improve Downtown Safety ■ Establish Development Guidelines & Standards ■ Preserve/Enhance Historic Buildings ■ Increase Downtown Housing Options ■ Create a Family -Friendly Downtown Downtown Master Plan HIGH PRIORITY: 320,000 SF of Retail City Center 'Retail Positioning' CITY CENTER CONCEPT YAKIMA PLAZA: Civic Gather Space A Street Avenue Chestnut Avenue City Center Concept CI CHESTNUT 'MAIN STREET': City's Retail Destination A Street Avenue Chestnut Avenue City Center Concept CITY CENTER CONCEPT ..i r A Street Avenue PUBLIC MARKET: Embrace History & Culture Chestnut Avenue City Center Concept CITY CENTER NEW PARKING OPTIONS: Ensure Adequate Parking A Street Avenue Chestnut Avenue City Center Concept CIRCULATION Yakima Complete Street SecondrAve Circulation Framework CIRCULATION Arterial Parallel Routes Circulation Framework CIRCULATION SecondrAve Future Trolley Route Ws- Circulation Framework CIRCULATION Existing Bike Lanes Proposed Protected Bikeway livAvenue, •••••••14 tr • m :Walno.Street +.3 Existing Bike Routes Planned Bike Routes Circulation Framework Game Changer Fundamentals Geo R �n Qte tn„eg6U o '�rnent Gas e Create Immediate Momentum Game Changer reltsri VG oted Create Immediate Momentum Create Immediate Momentum Create Immediate Momentum Create Immediate Momentum Game Changer Fundamentals Create Immediate Momentum Game Changer Ise oily SK tocow 1?' Game Changer - The Commons, Medford, Oregon The Commons - Downtown Medford, Oregon The Commons - Downtown Medford, Oregon Middleford Commons Development Strategy, Medford, OR Game Changer $ 10 Million Private Investment $ 145 Million Before Game Cha nger Game Changer - Park Blocks, Racine, Wisconsin Racine Corporate Office Racine Art Museum Racine Mixed Use Project Game Changer $ 3 Million Private Investment $ 200 Million Pioneer Courthouse Square Location Pioneer Courthouse Square Pioneer Square Influence Area, Portland, OR Game Changer $ 17 Million Private Investment $ 930 Million Projects GAME CHANGER PROJECT • Yakima Plaza GAME -CHANGER & ESSENTIAL PROJECTS r 3,17 s • Lincoln Avenue MLK Jr. Boulevard . . e. •• str-- teens AVehue. • r 7 Walnut Street Yakima Plaza Game Changer Capitol Theater & Federal Building Orion Theater Capitol Theater Projects ESSENTIAL PROJECT • Retail Main Street ■ Public Market ■ Yakima Avenue ■ Downtown Parking Strategy ■ Diversion Study ■ Policy Updates ■ Zoning Ordinance Update ■ Design Guideline Creation ■ Downtown Street Standards Creation Projects ESSENTIAL PROJECT • Retail Main Street ■ Public Market ■ Yakima Avenue ■ Downtown Parking Strategy ■ Diversion Study ■ Policy Updates ■ Zoning Ordinance Update ■ Design Guideline Creation ■ Downtown Street Standards Creation YAKIMA AVENV Retail Main Street & Public Market Site Retail Main Street & Public Market Projects ESSENTIAL PROJECT • Retail Main Street ■ Public Market ■ Yakima Avenue ■ Downtown Parking Strategy ■ Diversion Study ■ Policy Updates ■ Zoning Ordinance Update ■ Design Guideline Creation ■ Downtown Street Standards Creation Yakima Avenue Yakima Avenue 'Boulevard' Yakima Avenue Potential Trolley in Travel Lane Continuous Turn Lane Curbside Landscaping Two Travel Lanes Yakima Avenue `Parkway' Projects ESSENTIAL PROJECT • Retail Main Street ■ Public Market ■ Yakima Avenue ■ Downtown Parking Strategy ■ Diversion Study ■ Policy Updates ■ Zoning Ordinance Update ■ Design Guideline Creation ■ Downtown Street Standards Creation Downtown Parking Strategy — Short Term Walnut Avenue Downtown Parking Strategy — Long Term Projects ESSENTIAL PROJECT • Retail Main Street ■ Public Market ■ Yakima Avenue ■ Downtown Parking Strategy ■ Diversion Study ■ Policy Updates ■ Zoning Ordinance Update ■ Design Guideline Creation ■ Downtown Street Standards Creation Projects ESSENTIAL PROJECT • Retail Main Street ■ Public Market ■ Yakima Avenue ■ Downtown Parking Strategy ■ Diversion Study ■ Policy Updates ■ Zoning Ordinance Update ■ Design Guideline Creation ■ Downtown Street Standards Creation GoNO s OP %itS �p�t , Yakima Urban Area Comprehensive Plan 2025 December 2006 Final Adopted Version Policy Updates c 0 0 A Chestnut Avenue Zoning Ordinance Updates Site Design Standards -TO-LINES E ED S Zoning Ordinance Updates LIGHTING ARCHITECTURE S:GN Create Design Guidelines SIDEWALK AND ROADWAY DETALS Piarinno Sed IEIW Cncrt Bdr,,i 1:Ty p ) ,1%.r% f}1*.%n V 2' e e BZ rimr;144: -Enit 6' 1' 4' V ,, 7' 4' , PZ FLZ 26' 5± V 2 2: 1' /1 1 0 7' 5' 1 PI32 DZ (-4 ..1..-%ristruct:c,-..1:r% Tyr C.%1.7rete. Prcr ce ,1%.,%ric_rete Baring Med'ure yc) ..... Grace • to STREET FURNITURE ELEMENTS EXAMPLE Sidewalk Lightin • Manufacturer— • Model—K Create Downtown Street Standards Fru P.r;ta:St "•.1,/ cit Dinar izan ron riod ir tat); I Deer:- roann, trar it with ot *en", tic,: . c—iu• Zone rm.: I. at tio tiosittintio ;into/ a ri-rt eirtinittrirryt re airy. itaint at lin.or. ziir Hatt i rrirraii tart iin: -it zitittrtnr6 it Zone 2- inite drir• ..tat :rt e 't Ca• • • -tin:- arri true. e c: -s. Dirt, iiitryteiy riiit r that zr- -lora drzorit. EM Zone 1 1 Zone 2 EM Zone 3 ACTION MONTHS TO COMPLETE PRIMARY RESPONSIBILITY 1) Se 7 'JO a Retail Task Force rri) tirri It7i, I l'•:,Ir•••;:?:.: tr.; r Jr:attic: rtril -eta 3) Establith policies and trite i'a that provide a franotta.intrk for rerad rizentives coniirrar: inzi Li:trait:. itiltnrici r Srt.i.:!-) 5) De:zeta:a a rrineting strategy 6) City itrtin zit -rand 'ELF: Ccirivent litiECION) in Voriiita, 7) Identify potential stioristriisisponriottrhip opportunities fot catalyst projects eq. epartior c Mrlenniurri Plaza park) in P 3 6 C ryek Courci City P arin.nia Deztirtritii t City Planninor Department C•TV C;;L:Th'il• City City Implement Retail Market Study Recommendations Yakima Downtown er Plan Thomas Consultants Inc Fehr & Peers PROJECTS TIMELINE 0 YAK PH7A M •:t•-•• St: •r* 0 DIWIritC-P; 0 0 Om* r:mcc Upc—itu 0 De:FLn 0 Sveet YEAR 1 Start Start Start YEAR 2 Construction Documents Start Construction Documents YEAR 3 YEAR 4 YEAR 5 Start Construction Documents Start Construction Documents Schedule PROJECTS 'tt:titi4r Sisee:t* YEAR 1 Sta rt Construction Documents Start Start YEAR 2 Start Construction Documents Co Start :4442:4•:4try- St stst St:tndt::•tit PROJECTS 'tt:titi4r Sisee:t* YEAR 1 Sta rt Construction Documents Start Start YEAR 2 Start Construction Documents Co Start :4442:4•:4try- St stst St:tndt::•tit PROJECTS 'tt:titi4r Sisee:t* YEAR 1 Sta rt Construction Documents Start Start YEAR 2 Start Construction Documents Co Start :4442:4•:4try- St stst St:tndt::•tit PROJECTS 'tt:titi4r Sisee:t* YEAR 1 Sta rt Construction Documents Start Start YEAR 2 Start Construction Documents Co Start :4442:4•:4try- St stst St:tndt::•tit Orion Theater YAKIMA PLAZA TRADITIONAL APPROACH SurveySite SEaect. A.irvevor Survey Site and Readwgys Prepare Survey Drawings. Select Plaza Design Firm Prepare RFQ Advertise R,Q Review RF -Qs Interview 3 to."_ Finns Select Design Rim Finalize Contract Develop Design Concept PrepareAhcmatves Select preferred Altern Refine Prefentd Ahemanve. Prepare Preliminary Cost Estimate Prepare Contract Documents Prepare Drawings & Specs. Sekct Contractor Advertise For gids SSC.Contractor Develop Phasing Strategy Negotiate Final Contract 2014 2 Start Construction YAKIMA PLAZA FAST TRACK APPROACH I 1 2 3 4 5 6 7 I 8 9 10 11 12 1 2. Survey She Select Design Team Prcpare.Cent ace Finalize Design:Cvncept Prepare Contract 0ocuments Select Contractor Prep2M CentnctY Y Contrart Prepare Preliminary Cost Fsimate. Prepare G'AP Neaoti to Flrral eNt Contract Start Construction .. ... ... .....1..,.,. 1.,.,.,,IVI Downtown Parking Strategy ACTION MONTHS TO COMPLETE 1) INITIATE PROJECT At-ify.:Vit Pen iptic: 0‘..erwswi-1(Thr t(pree Sece.re RepIPPerre-it Park 1:-.1 W2 cf Pa7a 2) DEVELOP SHORT-TERM RETAIL PARKING Loci,tiers P-arcire dric make Irr.epee- 3) INITIATE SUPPLEMENTAL PARKING STUDY Sc:cct Constnt Feasib•ety ef New Fr.veree r c. lorrcrstrr,:irrr Poteit.r; for 1..r32irtg Ernpicyce Pcrkhg 4) DEVELOP LONG-TERM RETAIL PARKING & Se_ci Ccrsti LE_ & Opet ar.•nc, Fur Gs Seeewt Design fee.r-; Prepare Cort -ad De•ci-rree-ttz, fop- Pa -kir -2 Si icti St•t•11,•( '2 12 Downtown Parking Strategy Action Plan Downtown Yakima, WA LIGHTING ARCHITECTURE S:GN Create Design Guidelines ACTION MONTHS TO COMPLETE 1) INITIATE PROJECT k 2) SELECT DESIGN GUIDELINE CONSULTANT F•t-Tait: rt 3) PREPARE DESIGN GUIDELINES Design Guidelines Project Goals Good Fair Poor ••o Identified by Stakeholder Meetings and Public Workshop #1 CIRCULATION ■ Enhance the Downtown Pedestrian Experience ■ Make Yakima Avenue a Destination ■ Create Bike -Friendly Streets ■ Locate a Downtown Trolley LAND USE ■ Downtown is a Shopping & Entertainment Destination (Retail) ■ Create a Central Gathering Space (Plaza) ■ Embrace Yakima's Cultural Diversity & Heritage (Mercado) ■ Encourage Downtown Investment ■ Ensure Adequate & Convenient Parking ■ Cultivate Local Retail & Business Development ■ Improve Downtown Safety ■ Establish Development Guidelines & Standards ■ Preserve/Enhance Historic Buildings ■ Increase Downtown Housing Options ■ Create a Family -Friendly Downtown Before After • • • • • 0 • 0 • o • 0 • • i • • • • r • 0 • 0 • 0 • Yakima Downtown Master Plan Council Work Session October 21, 2013 Thomas Consultants Inc Fehr & Peers ON Li Y-Stta tlmae vat YatSta 8usat'as Cil Setvts leans¢ Comm oanets Pxmts Jvw Espai'ci ENGAGER. CONNECT YolcPa k @,CityofYakima Photo of the Week YAKIMA DOWNTOWN MASTER PLAN EXHIBIT A-1 WORK SCOPE 1.0 STARTING 1.1 Analysis of Existing Conditions and Preparation of Base Map A full review of existing conditions will be provided. • Prepare Base Map of Existing Conditions in AutoCAD/GIS Format Create appropriate base mapping materials. The mapping materials will be created in a format that is suitable for meeting PowerPoint presentations, display maps and final documents. A conference call between Crandall Arambula staff and City GIS coordinator will occur prior to the kickoff meeting to clarify availability of mapping data and agreement on final product format requirements where possible, the city will provide mapping data in GIS or AutoCAD format. Base mapping information will be provided in layer and/or composite format as requested All essential information data will be provided by the City within two weeks of request by the Crandall Arambula team. These will include (at a minimum) property/parcel lines, public rights-of-way, roadway center lines, curbs, sidewalks, building footprints, existing and planned paths, trails, bike routes, and open spaces, major utility locations, transit lines, rivers, streams, flood plains, historic districts, zoning and financing or renewal districts. All project specific logos, City logos or other similar graphics will be provided by the City at a minimum, mapping data information will be provided by the City for the study area. Additional Street & parcel base map information will be provided by the City for a 1 mile radius influence area if requested by the Crandall Arambula team. • Retail - Assess and Inventory Crandall Arambula will review the retail assessment and inventory by Thomas Consulting. • Urban Design - Assessment and Inventory Inventory and assessment of existing building areas along key corridors will be tabulated and mapped for aerial photography. Assessment of architectural character- form, massing, orientation, and ground floor use will be identified. • Transportation and Parking - Inventory and Analysis Fehr & Peers will qualitatively assess current and projected traffic conditions. Existing capacity and level of service will be assessed. Future growth based on the City's traffic model and land uses will be identified. Existing traffic, transit, bicycle, and pedestrian information will be presented using readily available existing documents and plans. No new data collection is included in this task for these modes. Existing on -street parking will be assessed. Through the use of windshield surveys, aerial photographs or other means. Current parking requirements for existing land uses will be assessed. Existing parking occupancy surveys will be limited to two survey periods within the defined study area, It is assumed that the occupancy surveys will be completed during Trip 1. CRANDALL ARAMBULA 1 113 • Public Amenities- Assess Locations - Plazas, Parks Crandall Arambula will assess the current features of the current plazas and parks and the pedestrian environment. Assessment will include a criteria that fosters creation of an active 18 -hour environment and that supports retail and housing development in particular. Deliverables: Existing Conditions Memorandum (electronic copy -ready format only)- text, maps, tables and diagrams necessary to illustrate existing and project conditions will be provided; one summary graphic of opportunities and constraints; one PowerPoint presentation; Electronic AutoCAD/GIS study area base map. 1.2 Prepare Materials for Trip 1 PowerPoint presentations, base maps, and all relevant information will be prepared for kick-off, committee, and stakeholder meetings. Meeting materials will be previewed by conference call with the City of Yakima prior to Trip #1. Adjustments to meeting materials will be made as necessary. Deliverables: PowerPoint presentation(s), table maps (8 maximum) for workshops, response sheets 1.3 Kick-off Meeting with City Staff (Trip 1) Crandall Arambula will meet with the City's staff in a project orientation client team meeting to discuss the project's goals, objectives, deliverables, schedule and the on-site workshop and stakeholder outreach process. 1.4 Committee and Stakeholder Meetings and Public Workshop (Trip 1) The Crandall Arambula team will present background information- existing conditions and assessments. Project schedule, goals and objectives and desired results will be discussed. No plan proposals or strategies will be offered. 1. Committee and Stakeholder Meetings: Crandall Arambula will conduct one-on- one sessions (lasting a half-hour to an hour over the course of an entire day) with public and private stakeholders, including business and property owners, employees, citizens, neighborhood groups, developers, realtors and others to discuss their issues and preferences in a candid environment. The meetings will obtain and document stakeholder perspectives, values, issues, and desired outcomes for consideration during the development of the downtown plan. Stakeholder desires and concerns will be documented using individual response sheets/questionnaires. 2. Public Workshop: Working with the City, Crandall Arambula will lead a two-part meeting with the public and stakeholders. Part one will include an introduction of the team and a PowerPoint presentation reviewing the project, schedule, background and educational information, existing conditions, and input on draft objectives. The second part of the meeting will include table discussions. Participants will discuss and comment on the draft project objectives and issues CRANDALL ARAMBULA 2 114 associated with downtown Yakima. Community desires and concerns will be documented using individual response sheets/questionnaires. Deliverables: PowerPoint Presentation(s), response sheets (electronic copy - ready file) 1.5 Summarize Project Goals and Meeting Findings Crandall Arambula will create a summary memorandum of all committee, stakeholder, public comments and response sheets. The memorandum will be prepared and delivered to the City following Public Meeting #1. Deliverables: Summary of project goals memorandum (copy -ready electronic file) 2.0 DESIGNING 2.1 Development of Alternatives that respond to Project Goals Crandall Arambula will develop design alternatives for consideration during committee meeting and public workshop #2. Options will be responsive to the downtown objectives finalized in Task 1 and will examine a broad range of growth scenarios with a focus on: • Urban Design Concepts (Land Use Framework). Crandall Arambula will develop land use concepts that will describe the Downtown Retail Plan along with other compatible uses. The work task will include development of sketch - level concepts for strengthening existing uses, redevelopment or intensification of both privately owned and public parcels. Sub -areas and districts will be identified. For key sites, upper floor consideration of existing building reuse or redevelopment will be considered. • Yakima Mall Redevelopment Concepts. Crandall Arambula will develop 'sketch -level' concepts for the Yakima Mall site. • Public Amenities Concepts Crandall Arambula will provide sketch -level site design concepts for: plazas & parks; a permanent Farmer's Market; and public art locations. • Roadway Concepts The Crandall Arambula Team will develop 'complete street' concepts for travel lanes, parking lanes, and turn lanes for Yakima Avenue and key intersecting streets. Treatment of roadways will likely vary in relationship to adjacent land use objectives. Some corridor segments will have an emphasis on improving auto access and mobility while other segments may have an emphasis on pedestrian friendly 'place -making'. Innovative concepts for 'road -diet' lane reduction or ideas will be considered (where appropriate) for pedestrian -emphasis zones or locations where additional parking may be desirable. Changes to existing policies concerning roadway design speed and design vehicle will be also be considered to enable a more pedestrian bike -friendly environment. • Gateway Concepts. Crandall Arambula will develop concepts for entry/transitions into and within the downtown. Entry concepts will consider both the public and private realm. The framework will suggest signs or monuments, land uses, open spaces, landscaping, architectural form, CRANDALL ARAMBULA 3 115 massing or other method to effectively define districts or subareas along study area corridors. • Parking Concepts. Crandall Arambula will develop concepts for parking within the corridor. On -street parking will be maximized. Off-street parking structures or lots that support existing retail & consider future retail opportunities will be identified. Parking for associated key uses -housing, employment & civic uses will be considered. • Pedestrian/Bike Concepts Crandall Arambula will develop 'Active Transportation' (pedestrian and bicycle) concepts that will reduce auto dependency within the study area. Concepts will ensure residents, shoppers, employees and visitors have a safe access to all destinations within the study area. Key linkages/routes to destinations outside the study area will be considered. Means to increase access during all seasons and weather conditions will be explored. Innovative pedestrian and bikeway facilities that significantly increase ridership, such as protected bikeways, will be explored. Additional enhancements to recent sidewalk and intersection improvements will be identified. • Trolley Concepts Fehr & Peers will develop concepts to increase Trolley ridership. Improvements may include facility and or operational changes. The Crandall Arambula Team will explore opportunities to better integrate existing uses. Deliverables: Alternatives Memorandum (electronic copy -ready format only) — text, maps, diagrams, and tables necessary to describe and assess alternatives will be provided. one PowerPoint presentation 2.2 Prepare Materials for Trip 2 PowerPoint presentations, alternative graphics and any other relevant information will be prepared for committee meetings and the public workshop. Deliverables: PowerPoint presentation(s), table maps (8 maximum) for workshops, response sheets 2.3 City Staff Meeting Prior to Trip 2, Crandall Arambula will conduct a conference call with City Staff to review the committee meeting, workshop materials, and presentation. Suggestions or changes made by staff will be incorporated into the PowerPoint presentation. Deliverables: Updated PowerPoint presentation(s), table maps (8 maximum) for workshops, response sheets 2.4 Committee Meetings and Public Workshop (Trip 2) The Crandall Arambula Team will present alternatives and assessments. 1. Committee Meetings: Crandall Arambula will conduct committee meetings with public and private stakeholders. The meetings will obtain and document committee perspectives on alternatives. Committee desires and concerns will be documented using individual response sheets/questionnaires. CRANDALL ARAMBULA 4 116 117 2. Public Workshop: Working with the City, Crandall Arambula will lead a two-part meeting with the public and stakeholders. Part one will include an introduction of the team and a PowerPoint presentation reviewing the project, schedule, background and educational information, and alternatives. The second part of the meeting will include table discussions. Participants will discuss and comment on the draft project objectives and issues associated with downtown Yakima. Community desires and concerns will be documented using individual response sheets/questionnaires. Deliverables: PowerPoint Presentation(s), response sheets (electronic copy - ready file) 2.5 Identify Preferred Alternative Based on feedback from the committees and public workshops, a preferred concept will be selected and then Crandall Arambula will provide refinement. Tabulation of necessary elements- building footage, required parking, conceptual costs for improvements, etc. will be provided for the preferred concept. The concept will outline retail land uses, urban design elements, public amenities, transportation and parking components. The concepts will be created in the form of diagrams, plans, sections and 3-dimensional illustrations (where needed) Deliverables: Electronic copy -ready file and PowerPoint refined alternative suitable for committee, public presentations, and final documents. Updated electronic copy -ready summary tables or memoranda will be provided. 2.6 Perform Technical Traffic/Transportation Review of Preferred Alternative Fehr & Peers will assess and evaluate up to two preferred alternative transportation concepts in terms of how effectively the concepts create a transit, pedestrian and bicycle -friendly downtown while maintaining and improving essential auto and truck mobility requirements for Yakima Avenue and key intersecting downtown streets within the study area boundary at up to 6 key locations (blocks, or intersections, or roadway segments). At a minimum a qualitative assessment shall identify areas of potential conflicts and areas where additional analysis may be necessary. Where data is available, Fehr & Peers will assess qualitatively using our Plan+ and MXD tool: • The impacts of additional development upon existing roadway facilities. The assessment shall consider key factors such as level of service and volume to capacity requirements. • The benefits of increased mode split for pedestrian, bicycle and transit usage within and connecting to the downtown. • Specific design proposals for pedestrian, bicycle and transit facilities will be reviewed in accordance to agreed upon design requirements (design speed, design vehicle turning radii, etc.) for Yakima Avenue and key intersecting streets. • A traffic model run will not be performed by Fehr & Peers. If determined during the course of the project that site specific intersection operations CRANDALL ARAMBULA 5 are necessary, select intersections can be analyzed on a per intersection basis (not to exceed three intersections). • Future year traffic forecasts will be developed in consultation with City staff based on existing transportation planning data and documents. These forecasts will then be modified accordingly to account for potential changes within the downtown area as part of this study. This information will be used to complete a qualitative planning -level roadway capacity analysis to evaluate the feasibility and impacts of the preferred alternative. Potential changes include roadway capacity changes (i.e. four -lane to three -lane). 3.0 IMPLEMENTING 3.1 Prepare Final Presentation Materials PowerPoint presentations, summary memos, preferred alternative graphics and all relevant information will be prepared for committee meetings and the public workshop. Deliverables: PowerPoint presentation(s), table maps (8 maximum) for workshops, response sheets 3.2 City Staff Meeting Prior to Trip 3, Crandall Arambula will conduct a conference call with City Staff to review the committee meeting, workshop materials, and presentation. Suggestions or changes made by staff will be incorporated into the PowerPoint presentation. Deliverables: Updated PowerPoint presentation(s), table maps (8 maximum) for workshops, response sheets 3.3 Final Committee Meetings and Public Workshop (Trip 3) The Crandall Arambula Team will present the preferred alternative and assessment. 1. Committee Meetings: Crandall Arambula will conduct committee meetings with public and private stakeholders. The meetings will obtain and document committee perspectives on the preferred alternative. Committee comments will be documented using individual response sheets 2. Public Workshop: Working with the City, Crandall Arambula will lead a two-part meeting with the public and stakeholders. Part one will include an introduction of the team and a PowerPoint presentation reviewing the project, schedule, background and educational information, and preferred alternative. The second part of the meeting will include table discussions. Participants will discuss and comment on the preferred alternative. Community comments will be documented using individual response sheets. CRANDALL ARAMBULA 6 118 3.4 Public Meeting (Trip 3) An overview of the preferred alternative will be provided to adopting bodies - Council and Commission(s). Comments will be documented using individual response sheets Deliverables: PowerPoint Presentation(s), response sheets (electronic copy - ready file) 3.5 Project Summary Document Crandall Arambula will assemble and format all essential plan elements into a single document. The document will include: 1) an executive summary suitable for SEPA and Comprehensive Plan incorporation 2) plan element descriptions; 3) implementation strategies including recommendations for regulatory (design standards) and design guideline updates and identification of 'game -changing' and other priority projects, including conceptual cost estimates, schedules and responsibilities 4) an appendix that will include all summary memoranda, process and meeting materials. A draft will be provided for review and comment. After review, Crandall Arambula will finalize the document. Deliverables: Draft and Final Document (50 Pages Maximum- excluding appendix. copy -ready electronic file) CRANDALL ARAMBULA 7 119 DOWNTOWN YAKIMA RETAIL MARKET STUDY DRAFT REPORT Thomas Consultants August 2013 REPORT STRUCTURE EXECUTIVE SUMMARY PROJECT INTRODUCTION 1.0 LOCAL MARKET INDICATORS 5 2.0 SITE ANALYSIS 11 3.0 COMPETITIVE RETAIL REVIEW 19 4.0 DEMAND ANALYSIS 29 5.0 PROJECT POSITIONING & DEVELOPMENT OPPORTUNITY 51 6.0 RETAIL STRATEGY & IMPLEMENTATION 71 APPENDIX LOCAL MARKET INDICATORS 4: DEMAND ANALYSIS 5: PROJECT POSITIONING & DEVELOPMENT OPPORTUNITY 6: RETAIL STRATEGY & IMPLEMENTATION 2 EXECUTIVE SUMMARY + Downtown Ya<ima is currently retail development is escaping t Dlagued witn ne Downtown. 122 rate of rotail vacancy, and wide new retail developments and tenants continue to come to Ya<ima, most of -His new + I lc current retail landscape in Yakima is com natec Dy Dig DOX retailers, powcr anc strip centers, and onc regional serving enclosec mall, aH o "experience" to tne consumer wnicn is an important -actor in attracting and retaining botfall. nicn oTcr no + Downtown Yakima nas gooc potent al to arcate a distinctive rctail experience tnat capitalizes on its Duilt neritagu, local agn anc vt culture, local talent and entrepreneursniD, local food and oeverage, community facilities anc events Drogramming, all of whin are necessary ingredients anc demand drivers to support a viaole and sustainable Downtown retail environment + It is unlikely tnat Yakima Mall, in its current form, will ever contriDute significantly to t ne retail experience of a revitalized Downtown Yakima, and snould De repurposed for otner uses tnat could serve as adcitional demand drivers for downtown retail. Sucn uses coulc include office, or otner commercial, civic or community uses. • ecent local efforts to improve tne Downtown environment, ennancements to tne streetscapes, employment of "d .owntown amoassadors", a numper o- successful local retailers, as well as some small acditions to tne residential stock, inc cate tnat renewed momentum and interest in tne Downtown is emerging. • etail demand in Yakima is expected to grow Dy approximately 200,000s1/ year, out in order 'or tne Downtown to capture some of that retail cemanc, a concerted and proactive approan must be taken by tne City to direct some of tnat demanc into tne Downtown by facilitating retail cevelopment tnrougn policy, zoning, incentives, and marketing anc otncr direct engagement of stakonolcers anc interest groups. + A retail framework neecs to be emoecded into local zoning orcinances and cesign guidelines to nelp reinforce a distinctive anc unicue retail identity for tne Downtown at not only serves tne local community needs, Jut also creates a viirant, attractive and mumoraple retail experience for visitors. • Initially, retail revitalization snould De focused on a central area in tne neart of Downtown Yakima, and pernaps arounc a catalyst or "game clanging" project sucn as expansion of Millennium Par< Plaz-a, to create tne necessary critical mass or "Docy neat" & activity tnat will nclp to attract invustment anc catalyze furtner retail growtn . The retail focus should, initially, be on -Doc and Deverage, local products / retail businesses, convenience, and entertainment and leisure to nelp create a vibrant and local identity. A downtown grocer would be necessary to serve tne needs of tne local resident Thopulation, especially as tnis grows. + Once an attractive anc viDrant retail environment in tne -leant of Downtown estaolishes itself, coupled witn growth in tne Downtown resident population, retail investment from regional anc national retailers can be exThected and nelp to furtner expand tne retail offer in tne Downtown, The focus can expanc to more comparison retail snopping anc lard goocs at tnis time. 7hOmas 123 PROJECT INTRODUCTION Tne suject site is located in Downtown Yakima running east west from 9 St anc 7 Ave, and nort covering approximately of abproximately150 acres with a buffer zone of influence of 358 acres. soutn from A St to Cnestnut Ave, encompassing an area Wnile new retail developments and tenants continue to come to locate in Yakima, most of this is new retail is esca 'by Ng-) vacancy rates inclucing a. 650,000 sf former mall that has not served a retail function for more than 8 years. ng t he Downtown, wnicn is currently troubled Inc City of Yakima currently seek to rev talize tneir downtown core Mrougn a master D I an nIng exercise, wnicn includes a market stucy to determine wnere gaps He in the market anc icentify the Do ss iple retail opportunity for the Downtown. As sucl, Tnomas Consultants was retainec to examine the local and regional retail marketplace to rev 1 d e an objective analysis on Lie site's potential development o,Dortunity witn respect: to: • Supportable new retail floorspace (if anplica-le); • ---Ke-tail development format oThtion(s): • oIe and function of retail project; • Target customer segment(s); anc • Target tenant types anc Drands, EART GE CENTRAL WASHINGTON Xomas 4 .0 LOCAL MARKET INDICATORS I.I REGIONAL CONTEXT 1.2 DEMOGRAPHIC TRENDS INYAKIMA 1.3 DEVELOPMENT TRENDS IN YAKIMA 1.4 TOURISM TRENDS IN YAKIMA I.5 HISTORY OF RETAIL IN YAKIMA 6 7 8 9 I0 LOCAL MARKET INDICATORS 4: DEMAND ANALYSIS (5: PROJECT POSITIONING, & DEVELOPMENT OPPORTUNITY 6: RETAIL STRATEGY & IMPLEMENTATION 125 1.0 LOCAL MARKET INDICATORS 1.1 Regional Context Localec in soul-1cm Washington State, Yakima is tic county seat of Yakima County and is located 1L2 miles souti east of Seattle anc 185 miles norti east of 'artland YFcrma s t ne 9Y arest city in YaKima las a gro Dortland. ng to as non State Dy DO n. f(.2 C Dy visitors from Seattle anc YaKima is a leading agricultural contor, Drocucing arounc 80% of tic n -at on's anc Has a reputation for apple procuction anc a flourishing wine D rocLIction incustry `lanufacturing, Dnimarily relating to fooc processing is anotier iugc ncustry iiring 10,000 people anc generating sales o $1 L Alas<a Airlines connects Yakima. to Seattle- lacoma Intonnatlonal Airport time times daily. Its posit on oast of tie Cascades creates a rain siacow, moaning -Hat Ya ima. mas arounc 300 cays of sunshine a year; iowever, it also presents a ciallenge to tourists navigating tie mountain asses curing winter, imDec ng access to Ya ima.. * Yakima Xomas 6 1.0 LOCAL MARKET INDICATORS 1.2 Demographic Trencs in Yakima -4- Yakima Counly's current pc PulaLion of 251 by 2018. 126 81 is exPectec to rise to 266,012 -4- Yakima County las a very iin — isPanic population estimated al over 7% compared to a statewide average of I 1.6%. Median louscaold incomo level is estimatec at arotinc 25% less tuan state average at $ 3,313. 16.4% of Ya<tma resicents state average of 31. -ave a Jacne lor's ccgrec on -4- Yadma is uignly copencent on automo to work_.)y car. r comparec to a 90% of nesic \nts commuting Xomas 7 1.0 LOCAL MARKET INDICATORS 1.3 Development Trencs in Ya <ima 127 Just over a mile north east of Downtown Yakima, Cascade gills is a 211 acre brownfield site, once home to a lancfill as well as a sawmill anc plywooc plant which is understood to be currently under consideration for redevelopment. Should the site De developed for retail usage it could hinder revitalization attempts in Downtown Yakima; however, with complementary usages such as commercial office space and recreational facilities Cascade "ills could act as a significant driver of passing trade for Downtown Yakima. From our uncerstancing there are currently proposals to cemolish Track 29 "all, and "wild west" themec retail boardwalk, with the developer intencing to create a parking lot. It is understood that the empty lot at SF corner of 2"6 anc Yakima Ave, currently used as open space, has been bought and will be developed as a restaurant. Recent retail additions to Yakima, such as a new Walmart in the southwest of the city, as well as Cabelas anc JC Penney in Union Gap indicate that there is still positive retail demand in Yakima. A proactive approach by the City needs to De taken to try to capture some of this continued retail demand, that is otherwise py-passing the Downtown (although it shoulc not try to attract big -box retailers). mamas 8 1.0 LOCAL MARKET INDICATORS 1.4 Tourism Trends in Ya <ima 128 Slatewice tourism is He fourth Piggesl. industry accounting for $ 16. spending in 20 I I. pillion $354.4 million is sDenL annually Dy visitors lo Yakima counLy, supporting 3,580 local jobs. 4- Wine D nod u ct ion s d key incustry witi over 80 wineries in Yak ma Valley anc I 6,000 acres of vineyarcs prc.)cucing award winning wines. Wine procuctic.)n in Yakima is acting as a catalyst for tourism witnin tne Yakima region. Conferences are another important source of visitation, with over I 25,000 Deople nostec in 2012. Daily rate room occupancy in Yakima averaged at. 52% with an average stay of 2.5 nignts. . "vat': • • Xomas 9 1.0 LOCAL MARKET INDICATORS 1.5 History of Retail in Downtown Ya <ima 129 1971: Yakima "all mens ancao red by J.C. jenney's anc The Bon (now 'acy's) and sy 1974 38 stores were Present witain tae mall. V a EC ne 1985: Yakima Mall renovated for first time with new ceilings, walls, floors, oencnes anc 1996: Yakima fall renovates for seconc time with tae a.dcition of a new food court anc western entrance. 2000: J.C. Denney's announces closure after 7L years in Downtown Yakima due to falling sales, 2001: Nordstrom, located opposite Yakima Valley Mall doses citing a 34% decrease in sales since 1994 2002: Bon Marche follows suit, relocating, to Valley Vail. 2003: Ya<ima Mali fin -ally closes wit n -Lac majority of national comparison retail either relocating to Union Gap or ceParting Yakima completely. Since the closure. of Yac ma Mall tacre a -as Jeun a slow Jut stua.cy growth of smaller independent retailers throughout Downtown Yakima. Currently taurc_ ace no national comparison retailers operating in Downtown Yakima, with tae majority now locates In Union Gap, sputa of the study area. Xomas 10 2.0 SITE ANALYSIS 2. I SUB -REGIONAL CONTEXT 12 2.2 STUDY AREA CONTEXT 13 2.3 CORE AREA OVERVIEW 14 2.4 EXISTING DOWNTOWN COMPARISON RETAIL 17 2.5 SWOT 18 : LOCAL MARKET INDICATORS 4: DEMAND ANALYSIS (5: PROJECT POSITIONING, & DEVELOPMENT OPPORTUNITY 6: RETAIL STRATEGY & IMPLEMENTATION 2.0 SITE ANALYSIS 2. I Sup -Regional Context Location he stucy area is focuser along Ya <ima Ave, 131 Del_ween 97" SL anc induces tne areas Pounded by A St to Cnestnut Ave, to tne nort respectively. Adjacencies lmmeciately acjacent to tne stucy area Hes tne 1-82 to tne east. 7tH Ave, anc n and soutn, Incustry tends to line tne BS\ F freignt railroad tnat d ssects Ya<ima nortn-soutn. itner sice of this incustrial concentration is cetacnec lower income low tensity lousing. o the west of Downtown Yakima is mare low censity noosing witn comparatively 0 ner income lousing. Visibility & Exposure 4- 1 6,000+ venicles _7 -ass daily along Me 1.2 miles of Yakima Avenue Mal. lie wain We study area anc altnougn tik provides excellent visiPility tnere is Presently little incentive to stop; tnerefore allowing Yakima Avenue to act as a high speec 'runway' oeLwcen wcsL Yakima anc Me 1-82. Accessibility Downtown Yd<IMa is easily accessiplo Dy car with little congestion in tne stucy arca. Recent studies icentified an auundance cfpoth on and off street Danking. Wnilst automoiile accessioility is gooc, pecestrian movements arc ninccrec py hostile road crossings and constrainer sidewalks wnicn help contrioute to an uncesiraple wal<ing environment. Xomas 2 2.0 SITE ANALYSIS 2.2 Slue)/ Area Context ne map to tne rignt icentifies tne existing retail witnin tne Downtown Yakima Study Area. Tne hig-flignted area snows botn tne stucy area an: tne stucy influence arca. + Stores and services are Drimanily locatec along Ya<ima Avenue, witn two areas witn s gntly nigier concentrations of retail; A concentration of anticue/ name wear retail, snown nignlignted on the left of the man comnosec of inceoencent local retailers. A concentration of incopencent fooc and beverage snown on the rignt of the man. Food & Beverage Concentratlon Te. Antique/ 1---lomeware Concentration Retail Category 1111 Mixed Use Comparison EJConvenience IIII ood & Beverage Service IIII Entertainment Xomas 13 2.0 SITE ANALYSIS 2.3 Core Area Overview Due to tne sneer size of the stucy area IL is imPorlant 1.0 find an area Lo concentrate growth and development in orcer to brovice a trickle cown erred Lo edpderal Parts of He Downtown. he area ideni_ifiec as Lie core of Downtown Ya<tma can be seen on tne map to the rignt anc M35 been icentified as He most vibrant_ area of tne Downtown for a variety of reasons; - It is a center of employment of tne Downlown- Inc City, DeParlment of cology anc a vat- ety of office spa.ce. Concentration nerilage Puilcings that give tne town its distinct cna.racter can be founc -tare sucn as Larson - Focal Point for a variety of events. - Sentimental icentity of Yakima sucn as Millennium Plaza.. —lei concentration of fooc and beverage Location of civic facilities sucn as tne library, theatres, anc tne Y'CA. Xomas 133 . . • " • ................ .tadso,w thr.: arson•BUilditi • 4 2.0 SITE ANALYSIS 2.3 Core Area Overview Retail + Yakima's existing retail is currenLly limited and peppered tirougnout Me city. t is Drec minantly composec of incenencent retailers anc lacks national c ains, Lhe majority of which are locatec in Union Gap. Tne map to tne riga icentifies the current make up of retail in He icentifiec nearl, of tne City le 650,000 sf Yaxiina nas stood vacant witnout retailers for a num9er of years. Ya<ima. las not functioned as a retail cenLre for sometime and as sucn tnere is a large number of vacant stores, giving visitors a negative first impression. Retail Category Cloth ng & Accessories Health & Beauty Hscolla.neous Xomas 2.0 SITE ANALYSIS 2.3 Core Area Overview rood & Beverage ConcenlraLec over six 9locics, Yakima nas a vibrant food & beverage district catering to a variety of cifferent tastes and D u cge s. The majority of restaurants, cafes anc pars willin [his disLric L are independent businesses giving Yakima a unicue local icentity for Dotn resicenLs anc visitors Lo enjoy. all< anout the type of fooc anc Deverage provicers, trice Joints and <ey attractions.. EIACMCIPL • ARTISAN BAKERY WOOMATEM Xomas 6 2.0 SITE ANALYSIS 2.4 Existing Downtown Comparison Retai Wnilst tne majority of national retailers are a9sent from Downtown Yakima there is currently a ,epPering of local comparison outlets tnrouonout ine study area: Clotning: Garden Dance- Womenswear Rain Dance- Menswear Lin Paul's- Occasion wear Ya<City- menswear rasnionforless- Womenswear Specialty: - The Little Soap Maker- Cosmetics - Bella -lore- 9orist Garden Girl- Florist Anytime Fitness- Gym Ronis Coin & 3ook Center- miscellaneous 21/7 DC- Electronics The Beer Snoppe- Alconol Stems- Alconol Ya<ima Sunglass- Access() es Deja Vu- Anticues Walgreens- Pnarmacist 7- Eleven- Convenience Salvation Army- Tnrift Store Browse 'n' Antiques pieces of tne past- Anticues Inlanc Lighting- —ome rurnisnings 7ossen's ome & —earth- —ome Improvement Ace —arcware- —ome Improvement 136 1,:i•itiit gaff ":42:: Xomas 7 137 2.0 SITE ANALYSIS 2.5 SWOT Assessment SI RENG I HS + Downtown Ya<ima is a core area for business, government and as an employment c.enter. + Downtown has some significant architectural heritage that will contribute to its attractiveness for retail investment. + A variety of food and beverage outlets already operate in Downtown Yakima suggesting appeal for downtown dining, + Good accessibility to larger cities nc]Llding SeattFe and Portlanc, with jouimey times of two and throe dours, respectively. + Yakima Avenue provides Downtown Yakima with excellent visib for s + Ya<ima is emerging as a high quality wine making region that is att.rac attention and tourism potential. -eet reta g nterna + Recent urban design improvements have enhanced Downtown YaPdrnas retail environment (e.g.. Performance Square, pocket parks and plazas). WEAKNESSES - High number of empty shops, panticuFarly along Ya ima Avenue. Lack of cohesive identity to Downtown Yakima. - Limitec selection of comparison retail and national brands in downtown. - Significantly lower than average per capita income than Washington. Yakima Avenue traffic volumes and flow could pose conflicts with increase in pedestria.n and street level retail activity Lac< of upscale aotels wfthln Yakima contributes to to o other locations. - Retail environment in Yakima is widely dispersec over a wide area which encourages car use. - Downtown core is peppered with a number of large blocks of industrial/ institutional developments and car parks taat disrupt a tightknit cohesive retail environment. OPPORI UNI I IES + Yakima Mall presents good redevelopment opportt. + Yakirras growing status as a wine tourism destination is an \po additional investment into the Downtown retail la.ndscape. + Vacant lots arid buildings Immediately available for occupancy + Downtown Yakima Committee has initiated support for Dowrtown improvements and maintenance + Recent new developments, such as Orion Theater provide additional attraction and contribute to Injecting increasec cemanc in Downtown retail. 1 Currently limited supermarket options in Downtovvn Yakima and Terrace Heights. I HREAI 5 Proposed Boise Cascade MiEl Development as a directly witn Downtown Yakima. festyle center could compete - Other cities such as Walla Walla, Tri Cities and Spokane have a strong tourist draw and detract interest away from Yakima. - Construction of new retail developments In prirnary trade area woulc Downtown Ya<ima. - Seasonal nature of tourism presents c -iallenge to local businesses. threaten Perception of rampant crime even by locals could coritinue to deter locals from visiting Downtown Yakima. Nomas 18