HomeMy WebLinkAbout01/12/2019 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
=
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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
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rimr;144:
-Enit
6' 1' 4' V
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7' 4' ,
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26'
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7' 5'
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PI32 DZ
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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
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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