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Appendix Transportation
Appendix Transportation 1 Introduction This appendix contains the transportation analyses completed to prepare the Auburn Downtown Plan and the Environmental Analyses Multiple scenarios were run to aid in the development of the proposed Downtown Plan and which are documented chronologically in this appendix Maps of model runs are available for review at the Community Development Department City of Auburn City Hall The existing Auburn 1996 Transportation Model TMODEL was used as a starting point for transportation analysis which was then updated with revised downtown land use Land use outside the downtown area remained constant Traffic counts within the downtown core were updated and included in the re calibration process Transportation analyses completed as part of the downtown plan include Re calibration of the existing City wide model in and around the downtown core area Iterations of the re calibrated model with and without the transit rail station and associated parking structure Iterations of the re calibrated downtown model with and without the extension of A Street to 15th Street NW Iterations of different configurations of the A Street extension to 15th Street NW Projections of traffic for the preferred Downtown Plan for 6 year and 20 year timeframes Because of a need to relate the downtown plan to the areas outside the downtown core modifications were made to the existing City wide model 1996 calibration and analyzed for determination of impacts for areas outside the downtown core Appendix Transportation r PrpmhPr 7 7000
Transportation Model Technical Memorandum Task 3 6 TO Julia Walton Arai Jackson FROM Steve Lewis Bucher Willis Ratliff Corporation CC DATE Tuesday May 12 1998 suBJEcT Recalibrated model Base year and 20 year projection with and without transit center with and without A Street Extension AuTHoRs Bucher Willis Ratliff Corporation Contents Preface 2 Re calibrated 1996 Base without Transit Center 5 1996 With Transit Center 6 1996 without the Transit Center but including the W Street Extension 6 1996 with Transit Center and W Street Extension 7 Re calibrated 2020 without Transit Center No Build 8 2020 with Transit Center 10 2020 without the Transit Center but including the A Street Extension 10 2020 with Transit Center and W Street Extension 11 Tables and Figures 13 Transportation Model
d 13 O i CL 40 C L C z z 0 C S W 0 O W c O c C U W W cU N a00 V C U W ch W o t cc m c Z Oz Ncuw y Qma f Q U D Q 2 u i x J in F S U ca 0 L r U c0 r 3 O U 3 Z OF 2 UJ CO C S 3 M H Z t N N 2 a r p V W OP I O 0 CD 0 0 0 M co A co lu in C O o E in 1 W CO O N Q Q U 41 Q C m oZ o Cc C Coo 0 0 pQ Q009 o0Sn 0 S S LL W 6 O W 7 E L 7 d m U O C O U T Q V m 4 w r 0 O cO CQ C c C w o cn o w m Q Q C td W O a7 U 3 d O OD C p COacc m Q2 0 m a C m m O o t co Ni pip 0 mc o O W NU C 0 Q Q U N C U E U a O C 0 O 5 c U O I w cu U w C n c rn U a c o p n W M D C C in O cC 0 7 Q w o Q a m p c nV ca 0 C ca co 0 0 V 0 cn c O Of CD 2 c m g w m 3 CL U 0 t r CIS NQ m C r m m E o C w C S 0 C 7 C D o O NOo oC i o a co CL U Q m U a O O U C C Ca 5 co 0 a U U CO CD W U U T W C h D S W C Z W n O C C U W cu r cC CO r r 0 N W Q O S O r U t N CL c M UO moo Q N a Z a Z O 0 ms ON g 0 O c 0 CD F O o0 a te m a O o pw cn m Q t CD 2 C 0 W v W a mQ mo 2 t O lC J i 0UM S n 0 O OW U 90 a 0 c c J C C O W O O O r O t a z E n W O a v m a C m C N D CD m M C N C C O N O O O C U OOO O No CD cm 0 0 cy m 0 CO UU o m m O m rri y D W U QO oNON v v xo d m X E X X O ca z D p C O m C C 4D O N ca aoo 0 4 13 p Q c m w E c 3 c m p c 0 Cc co U a m m mti a CLW OD C 0 ca n C EL a o g2QCQm G O n O ao 0 0 r
Transportation Model Re calibrated 1996 Base without Transit Center Land Use and Zone Changes The existing City of Auburn transportation model was used as the starting point for this analysis with only minor revisions One of these revisions was to the Transportation Analysis Zone TAZ structure or the division of the land into identifiable pieces The calibrated City model contained seven zones for the downtown area To allow for a more detailed analysis these seven zones were subdivided into sixteen zones These subdivided zones shown in Table 2 and Figure 1 are located along the Main Street corridor and include two zones for the proposed transit center one zone located on each side of the existing Burlington Northern Santa Fe Railway railroad tracks Existing land use within the TAZ assignments were also subdivided into the new zones with an emphasis on providing updated land use information for these zones Therefore the land use control totals for this model may differ from the calibrated 1996 model see Land Use Subdivision Tables 3 and 4 H Transportation Infrastructure Changes In addition to minor changes in the uses of land in the subdivided zones one infrastructure modification was included to allow for more detailed analysis of the study area This change was the inclusion of the proposed C Street SR 18 interchange including the proposed number of lanes ramps and design speed as outlined in the 3rd Street SW Grade Separation Design Report produced by Earthtech Projected Traffic In comparing the calibrated City model with the re calibrated downtown area model the major differences are located along Main Street and the major north south corridors See Figures 2 and 3 Because of the additional zones and links in the re calibrated downtown model a direct comparison cannot be completed Instead each model run the calibrated City model and the re calibrated downtown model is presented for user comparison As a base of comparison Figure 4 shows the traffic counts used in the calibration of both the City model and the re calibrated downtown model and Figures 5 and 6 show the difference between the respective model and the traffic count data Table 5 shows the differences in tabular form Conclusions Overall the re calibrated model more closely resembles existing traffic counts within the downtown core NOTE this analysis did not consider the model generated traffic on segments of roadway outside the downtown area I s Transportation Model
Transportation Model Inclusion of the A Street loop connecting South Division and the C Street SR 18 interchange loop ramp with A Street 2 lanes each direction and a design speed of 25 mph Removal of intersection of A Street and 3 d Street SW This movement will be simulated using the new C Street interchange and the A Street loop Inclusion of 1 st Street SW as a major collector with 1 lane each direction and a design speed of 25 mph Projected Traffic The addition of the A Street extension to the street network will act as a reliever to C Street and to a lessor degree Auburn Way and Auburn Avenue A Street will be constructed to provide an alternative north south access link to 15th Street NW and the SR 167 interchange Without the Transit Station the need for the A Street extension diminishes The re calibrated downtown model predicts sufficient capacity along the C Street corridor to accommodate 1996 traffic With the traffic delays resulting from intersection closures due to increased rail traffic additional traffic is predicted to shift to Auburn Avenue and Auburn Way Figure 8 shows the model generated traffic and Table 7 compares roadway links for the affected area with the re calibrated 1996 downtown model Conclusions With this analysis large increases in traffic are projected along Main Street between C Street and Auburn Way The traffic movement utilizing A Street and Division Street to access Main Street then travels along Main Street to Auburn Avenue and Auburn Way and continues north south The projected traffic along A Street extension is minimal at the present time 1996 with Transit Center and A Street Extension Land Use and Transportation Infrastructure Changes No land use changes other than those presented above were made for this iteration Transportation infrastructure changes included in this scenario consisted of Inclusion of the C Street interchange Inclusion of A Street extension to 15th Street NE with 1 lane each direction and a design speed of 35 mph Inclusion of the A Street loop connecting South Division and the C Street SR 18 interchange loop ramp with A Street 2 lanes each direction and a design speed of 25 mph Removal of intersection of A Street and 3 d Street SW This movement will be simulated using the new C Street interchange and the A Street loop Inclusion of 1 st Street SW as a major collector with 1 lane each direction and a design speed of 25 mph Inclusion of parking stall configuration for the transit center 431 east 182 west of tracks H 0 P 1 I I J Transportation Model 7
I Transportation Model Projected Traffic Along with the 1996 re calibration the downtown model produced a 2020 year forecast of traffic See Figure 10 When the projected 2020 City model See Figure 11 Note in the 2020 City calibrated model the parking spaces were included in analysis as presented here is compared to the re calibrated downtown model the differences in the projected traffic on certain links due to the additional detail in the downtown area can be seen The major discrepancies between the calibrated City model and the re calibrated downtown model are shown in Table 11 and include all major north south corridors C Street decreases in relation to the calibrated City projected traffic volumes Division Street overall decrease southbound and overall increase northbound in relation to the calibrated City projected traffic volumes Auburn Way overall increase northbound and southbound in relation to the calibrated City projected traffic volumes and Auburn Avenue overall increase northbound and overall decrease southbound in relation to the calibrated City projected traffic volumes as well as 1 St Street NW overall decrease northbound and southbound in relation to the calibrated City projected traffic volumes and a Street NE overall increase northbound and southbound in relation to the calibrated City projected traffic volumes I I 2020 Capacity of Roadways The usual measure of capacity v c volume to capacity ratio provides an easy way to determine the level of service of roadway segments The acceptable LOS for the City of Auburn is LOS C or a v c ratio of less than 0 80 Looking at the projection of the calibrated City model and the re calibrated downtown model 4 locations are projected to exceed that level For each location the re calibrated downtown model has a lower v c ratio but still exceeds the acceptable level Mitigation measures will have to be instituted to relieve congestion at these locations and or the acceptable LOS within the downtown area must be adjusted These locations include Main Street east and west of C Street SR 18 both directions through the downtown area Auburn Avenue between 5t Street NE and Main Street Auburn Way south of 15 Street SW Conclusions With the projection of the re calibrated model and the slight adjustments to both the land use and the transportation infrastructure to the year 2020 the model generated traffic volumes increase at a similar rate making any discrepancy within the 1996 analysis larger in the 2020 analysis With this in mind and the supposition that the re calibrated 1996 downtown model was a more realistic look at the traffic within the downtown core it can be postulated that the 2020 projected re calibrated model as presented above will more accurately project the traffic conditions seen in 2020 Transportation Model 9
CITY AUBURN DOWNTOWN PLAN Transportation Model Inclusion of A Street extension to 15th Street NE with 1 lane each direction and a design speed of 35 mph Inclusion of the A Street loop connecting South Division and the C Street SR 18 interchange loop ramp with A Street 2 lanes each direction and a design speed of 25 mph Removal of intersection of A Street and 3 Street SW This movement will be simulated using the new C Street interchange and the A Street loop Inclusion of 1 st Street SW as a major collector with 1 lane each direction and a design speed of 25 mph Projected Traffic With or without the transit center the A Street corridor becomes a major north south access in the year 2020 Figure 13 shows the model generated traffic and Table 13 compares roadway links for the affected area with the re calibrated 2020 downtown model It is projected that in the year 2020 A Street will carry more automobiles than C Street approximately the same amount as Auburn Way and 142the traffic of Auburn Avenue within the downtown area Conclusions With the additional land use expected in 2020 the A Street extension becomes a major north south corridor with projected model generated traffic volumes exceeding those on C Street This condition is largely the result of the inclusion of the A Street loop and the delays associated with the railroad crossings and alternative intersections along C Street Additionally approximately 100 vehicles southbound from both Auburn Avenue and Auburn Way are re routed along A Street 2020 with Transit Center and A Street Extension Land Use and Transportation Infrastructure Changes No land use or transportation infrastructure changes other than those outlined below were included Inclusion of the C Street interchange A Street SW south of Main Street was coded as 2 lanes each direction 30 mph and 1 800 peak hour vehicle capacity A Street SW north of Main Street was coded as 2 lanes each direction 35 mph and 1 800 peak hour vehicle capacity Inclusion of A Street extension to 15th Street NE with 1 lane each direction and a design speed of 35 mph Inclusion of the A Street loop connecting South Division and the C Street SR 18 interchange loop ramp with A Street 2 lanes each direction and a design speed of 25 mph 0 1 fl 0 1 Transportation Model 11
J I Transportation Model Tables and Figures 1S Table 2 List of Original and Subdivided Zones Original Zone Number Subdivided Zone Number s 35 35 203 37 37 204 39 39 205 40 40 206 48 48 207 49 49 208 50 50 209 Transit Center 210 211 Table 3 Existin Land Use b Subdivided Zones for 19961nc1 ain the Transit Center Dwelling Units Space Special Generators Zone SFDU MFDU Retail Office Educ Indust Univ Mfg Hotel Motel P R 35 4 90 255 182 0 24 0 13 0 0 37 37 8 56 222 9 177 0 382 0 0 39 9 15 32 273 0 32 0 0 0 0 40 4 0 82 168 0 0 0 0 0 0 48 79 27 30 140 0 0 0 128 0 0 49 20 25 77 145 0 7 0 0 0 0 50 5 0 183 81 2 0 0 0 0 0 Table 4 Revised Land Use b Subdivided Zones for 1996 indf n the Transit CenW 1 Dwelling Units Space Special Generators Zone SFDU MFDU Retail Office Educ Indust Univ Mfg Hotel Motel P R 35 196 182 24 35 203 5 90 59 0 37 18 41 222 175 360 204 34 10 15 0 9 2 22 39 7 15 67 294 32 205 9 15 79 40 0 22 144 206 4 15 60 24 207 20 31 70 42 48 59 27 13 42 41 208 0 65 74 49 20 25 22 56 7 209 15 42 81 2 50 7 15 141 0 210 182 211 2 0 431 Transportation Model
CITY AUBURN D OW NT OW N PL AN 7 Transportation Model Table 6 Com parison of 1996 Base with inclusio n of Transit Center 1996 1996 with Percent Difference Downtown Transit Model Center Roadway Location nb eb sb wb nb eb sb wb nb eb sb wb Main St West of C St SW 361 289 370 303 2 49 4 84 East of C St SW 387 247 399 267 3 10 8 10 West of Auburn Ave 201 187 208 193 3 48 3 21 East of Auburn Ave 246 119 253 119 2 85 0 00 C St SW North of C St Interchange 111 575 111 640 0 00 11 30 South of Main St 182 472 194 471 6 59 0 21 North of Main St 61 419 76 410 24 59 2 15 North of 3rd St NE 160 351 173 350 8 13 0 28 A St SW North of 3rd St SW 140 87 158 171 12 86 96 55 South of Main St 47 160 177 7 276 6 95 63 South of 3rd St NW 197 135 222 135 12 69 0 00 North of 3rd St NW 38 3 S Division North of 3rd St SW 39 2 29 101 25 64 4950 00 South of Main St 29 100 101 29 248 3 71 00 North of Main St 78 162 77 167 1 28 3 09 Auburn Ave South of 3rd St SW Cross St 690 948 698 973 1 16 2 64 North of 3rd St SW Cross St 357 570 356 583 0 28 2 28 South of Main St 321 441 321 437 0 00 0 91 North of Main St 324 525 323 526 0 31 0 19 North of 1 st St NW 299 524 299 526 0 00 0 38 South of 5th St NW 5 541 5 544 0 00 0 55 Auburn Way South of Cross St 4th St SE 710 1163 712 1197 0 28 2 92 North of Cross St 4th St SE 579 938 575 931 0 69 0 75 South of Main St 559 789 556 782 0 54 0 89 North of Main St 474 758 472 753 0 42 0 660 6 South of 2nd St NE 557 747 585 742 5 03 0 67 North of 2nd St NE 488 758 487 752 0 20 0 79 South of 5th St NE 837 690 580 688 30 70 0 29 North of 5th St NE 856 1234 881 1231 2 92 0 24 3rd St SW East of C St SW 712 458 726 503 1 97 9 83 West of Auburn Ave 571 511 625 526 9 46 2 94 East of Auburn Ave 269 250 312 260 15 99 4 00 1st St NW East of A St SW 60 11 60 11 0 00 0 00 West of Auburn Ave 60 38 60 38 0 00 0 00 3rd St NE East of A St SW 291 272 294 273 1 03 0 37 West of Auburn Ave 372 187 385 186 3 49 0 53 This roadway segment was not coded into the 19 calibrated model but was included In the 1996 transit center analysis n n 0 Fi C Transportation Model 15
Transportation Model Table 8 Comparison of Projected Traff ic for 1996 with Transit Station and without A Street Extension 1996 1996 with Percent Difference Downtown Transit Model Center and A Street Roadway Location nb eb sb wb nb eb sb wb nb eb sb wb Main St West of C St SW 361 289 521 313 44 32 8 30 East of C St SW 387 247 535 265 38 24 7 29 West of Auburn Ave 201 187 331 178 64 68 4 81 East of Auburn Ave 246 119 308 151 25 20 26 89 C St SW North of C St Interchange 111 575 122 608 9 91 5 74 South of Main St 182 472 194 431 6 59 8 69 North of Main St 61 419 41 340 32 79 18 85 North of 3rd St NE 160 351 163 294 1 88 16 24 A St SW North of 3rd St SW 140 87 122 102 12 86 1724 South of Main St 47 160 113 111 140 4 30 63 South of 3rd St NW 197 135 272 175 38 07 29 63 North of 3rd St NW 37 69 S Division North of 3rd St SW 39 2 39 178 0 00 8800 00 South of Main St 29 100 32 193 10 34 93 00 North of Main St 78 162 78 182 0 00 12 35 Auburn Ave South of 3rd St SW Cross St 690 948 699 991 1 30 4 54 North of 3rd St SW Cross St 357 570 410 670 14 85 17 54 South of Main St 321 441 332 807 3 43 82 99 North of Main St 324 525 329 508 1 54 3 24 North of 1st St NW 299 524 305 506 2 01 3 440 a South of 5th St NW 5 541 5 518 0 00 4 25 Auburn Way South of Cross St 4th St SE 710 1163 691 1164 2 68 0 09 North of Cross St 4th St SE 579 938 570 984 1 55 4 90 South of Main St 559 789 547 831 2 15 5 32 North of Main St 474 758 465 747 1 90 1 45 South of 2nd St NE 557 747 550 736 1260 6 1 47 a North of 2nd St NE 488 758 482 724 1 23 4 49 South of 5th St NE 837 690 547 685 34 65 0 720 6 North of 5th St NE 856 1234 875 1206 222 227 3rd St SW East of C St SW 712 458 533 422 25 140 6 7 86 West of Auburn Ave 571 511 472 450 17 34 11 94 East of Auburn Ave 269 250 218 230 18 96 8 00 1 st St NW East of A St SW 60 11 73 8 21 67 2727 West of Auburn Ave 60 38 62 10 3 33 73 680 6 3rd St NE East of A St SW 291 272 277 297 4 81 9 19 West of Auburn Ave 372 187 375 181 0 81 3 21 This roadway segment was not coded into the 1996 calibrated model but was included in the 1996 transit center analysis 17 Transportation Model
CITY AUBURN DOWNTOWN PLAN Transportation Model I Table 11 Comparison of Projected Traff ic for 2020 for Calibrated City model and Re calibrated Downtown Model 2020 2020 Re Percent Difference Calibrated calibrated City Model Downtown Model Roadway Location nb eb sb wb nb eb sb wb nb eb sb wb Main St West of C St SW 1380 683 1017 700 26 30 2 49 East of C St SW 706 455 870 561 23 23 23 30 West of Auburn Ave 546 357 516 370 5 49 3 64 East of Auburn Ave 361 309 461 348 27 70 12 62 C St SW North of C St Ir terchange 664 1271 237 1336 63 31 5 11 South of Main St 451 1421 282 1047 37 47 26 32 North of Main St 346 872 93 851 73 12 2 41 North of 3rd St NE 274 698 252 839 8 03 20 20 A St SW North of 3rd St SW 109 119 261 86 139 4 27 73 South of Main St 92 192 168 354 82 61 84 38 South of 3rd St NW 39 60 356 325 812 8 441 67 North of 3rd St NW S Division North of 3rd St SW 144 7 67 322 53 47 4500 00 South of Main St 95 92 43 225 54 74 144 57 North of Main St 106 189 105 308 0 94 62 96 Auburn Ave South of 3rd St SW Cross St 890 2486 1101 2338 23 71 5 95 North of 3rd St SW Cross St 338 1520 557 1136 64 79 25 26 South of Main St 300 1041 377 754 25 67 27 57 North of Main St 364 969 358 701 1 65 27 66 North of 1 st St NW 359 945 350 703 2 51 25 61 South of 5th St NW 4 898 3 686 25 00 23 61 Auburn Way South of Cross St 4th St SE 532 1517 703 1526 32 14 0 59 North of Cross St 4th St SE 563 1223 557 1136 1 07 7 11 South of Main St 628 1354 544 1415 13 38 4 51 North of Main St 527 1351 497 1544 5 69 14 29 South of 2nd St NE 572 1290 593 1569 3 67 23 630 6 North of 2nd St NE 642 1265 611 1581 4 82 24 98 South of 5th St NE 1012 1133 1063 1538 5 04 35 75 North of 5th St NE 1115 2100 1187 2437 6 46 16 05 3rd St SW East of C St SW 1218 750 1097 1079 9 930 6 43 87 West of Auburn Ave 1147 805 950 941 17 18 16 89 East of Auburn Ave 457 405 265 435 42 01 7 41 1st St NW East of A St SW 139 51 61 11 56 12 78 43 West of Auburn Ave 99 30 29 19 70 71 36 67 3rd St NE East of A St SW 280 237 412 364 47 14 53 59 West of Auburn Ave 215 53 404 166 87 91 213 21 This roadway segment was not coded into the protected 2020 City model but was Included in the projected 2020 downtown analysis H J r Transportation Model 19
Transportation Model Table 13 Comparison of Projected Traffic for 2020 with A Street but not Transit Station oadway ocation 2020 Downtown Model nb eb sb wb 2020 with A Street nb eb sb wb Percent Difference nb eb sb wb Main St West of C St SW 1017 700 1028 711 1 08 1 57 East of C St SW 870 561 866 530 0 46 5 53 West of Auburn Ave 516 370 545 316 5 62 14 59 East of Auburn Ave 461 348 504 320 9 33 8 05 C St SW North of C St Interchange 237 1336 241 1482 1 69 10 93 South of Main St 282 1047 365 926 29 43 11 56 North of Main St 93 851 62 644 33 33 24 32 North of 3rd St NE 252 839 225 585 10 71 30 27 A St SW North of 3rd St SW 261 86 113 546 56 70 534 88 South of Main St 168 354 169 710 0 60 100 56 South of 3rd St NW 356 325 473 919 32 87 182 77 North of 3rd St NW 230 799 S Division North of 3rd St SW 67 322 49 370 26 87 14 91 South of Main St 43 225 49 243 13 95 8 00 North of Main St 105 308 104 256 0 95 16 88 Auburn Ave South of 3rd St SW Cross St 1101 2338 1142 2342 3 721 6 0 17 North of 3rd St SW Cross St 557 1136 504 1045 9 52 8 01 South of Main St 377 754 378 806 0 27 6 90 North of Main St 358 701 353 736 1 40 4 99 North of 1 st St NW 350 703 346 738 1 140 6 4 98 South of 5th St NW 3 686 4 722 33 33 525 Auburn Way South of Cross St 4th St SE 703 1526 706 1445 0 43 5 31 North of Cross St 4th St SE 557 1136 567 1327 1 80 16 81 South of Main St 544 1415 540 1317 0 74 6 930 6 North of Main St 497 1544 499 1373 0 40 11 08 South of 2nd St NE 593 1569 598 1415 0 84 9 820 6 North of 2nd St NE 611 1581 605 1422 0 98 10 06 South of 5th St NE 1063 1538 985 1358 7 34 11 70 North of 5th St NE 1187 2437 1183 2218 0 34 8 99 3rd St SW East of C St SW 1097 1079 1053 1386 4 01 28 45 West of Auburn Ave 950 941 1236 917 30 11 2 55 East of Auburn Ave 265 435 182 520 31 32 19 54 1st St NW East of A St SW 61 11 61 10 0 00 9 09 West of Auburn Ave 29 19 29 20 0 00 5 260 6 3rd St NE East of A St SW 412 364 316 369 23 30 1 37 West of Auburn Ave 404 166 322 164 20 30 1 200 a This madwav segment was not coded into dw wolected 2020 city model but was inducted in the Projected 2020 downtown ana ysls I 21 Tr utsportation Model
CITY AUBURN DOWNTOWN PLAN Transportation Model Insert figures for report See coreldraw files r96 cdr and maps 20 cdr Transportation Model 23
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@i x 0 a ae 6j 8 IN J N y J e o a vs d4 1 9Lti 166 Lf A V 113 46 n 226 O Y N 0 6 CR a e O N 67 6lL 202 s 7 r 3 ett 1126 766 s L6 02 H New Yr Q l 826 Ti P 40 j 016 d 077 1 7 it 676 sps 6 667 tr L tLb b 1J J 1 twit Ls 666 l V 626 730 91 9 CIL s LLC a i 173 1 0 S N 270 G 126 a 1P 666 4 li 09 09 1
F MIND BUCHER WILLIS RATLIFF IDIOM CORPORATIO N L MAR I ARAI JACKSON MEMORANDUM TO Steve Mullen Jack Locke Bob Sokol Paul Krauss City of Auburn cc Julia Walton Arai Jackson Janet Shull BWR FROM Susan Gygi SUBJECT A Street Alternative Configuration Analysis DATE Friday March 05 1999 PROJECT 97342 02 Step 1 of Task 7 1 of the revised Scope of Services dated Thursday February 4 1999 has been completed This memorandum will provide analysis of the four configurations as well as results Outlined below are descriptions of each of the four iterations All the alternatives were run using the downtown revised land use and calibration including the parking associated with the transit center with a trip generation rate of 0 70 instead of the 0 41 as used with all other parking stalls in the City the A Street loop with the roadway configuration matching that of A Street between Main Street and 3 d Street SW and the Auburn Way changes as listed in the revised Scope of Services Iteration 1 A Street south of Main 2 travel lanes and on street parking on both sides of the street A Street north of 3 d NW 2 travel lanes with no on street parking A Street between Main and 3 d NW 2 travel lanes and on street parking on both sides of the street Iteration 2 A Street south of Main 3 travel lanes and on street parking on the west side of the street A Street between Main and 3 d NW 2 travel lanes and on street parking on both sides of the street A Street north of P NW to 15 h Street 2 travel lanes with no on street parking Iteration 3 A Street south of Main 3 travel lanes and on street parking on the west side of the street A Street between Main and 3 i NW 3 travel lanes and on street parking on west side of the street A Street between 3 d NW and 15 b Street 2 travel lanes with no on street parking Iteration 4 A Street south of Main 3 travel lanes and on street parking on the west side of the street A Street between Main and 15th Street 4 travel lanes and no on street parking Auburn Way changes as listed above will not be included In the tables presented on the following two pages both the model generated counts and the v c ratio for certain roadway segments are presented as well as node capacities at major intersections in the downtown area Only segments with v c ratio and node capacities above 80 of capacity are presented For reference Level of Service D equates to Vic ratio of 81 90 Level of Service B equates to v c ratio of 91 100 Level of Service F equates to v c ratio of above 100 u 2003 WESTERN AVENUE SUITE 100 SEATTLE WASHINGTON 98121 2114 2061448 2123 FAX 2061441 1622
BWR MEMORANDUM CONTINUED March 11 1999 Page 2 Model Generated Counts and Level of Service by Iteration for A Street ConfiQUrntinn Model Generated Counts v r ratio Street C Street north of SR 18 C Street south of Main C Street north of Main Northbound or Easthound It l 11 2 It 3 11 4 353 360 362 357 1 020 1 009 998 997 404 405 349 345 Southbound or Westbound 1 IL 1 11 2 It 3 It 4 2 619 2 657 2 630 2 620 1 987 1 926 1 927 1 927 944 909 941 930 Northbound or Eastbound It I It 2 It 3 It 4 Southbound or Westbound It l 11 2 11 3 It 4 94 95 94 94 83 82 82 82 C Sired north of 31 NW 733 731 761 769 778 781 780 721 C St south of 150 ST NW 780 778 808 817 679 682 681 623 A Sheet Loop A Street north of 2 d SW A Street south of Main St 215 700 1 133 190 706 1 131 216 765 1 212 216 759 1 231 1 110 1 225 861 1 271 1 493 979 1 241 1 464 962 1 228 1 459 970 126 87 93 95 123 98 95 94 136 115 113 112 92 A Street north of Main Street 1 266 1 231 1 552 1 585 720 795 747 743 141 137 119 88 88 A Street north of V St NW 1 174 1 165 1 472 1 530 952 979 969 1 037 130 129 113 85 106 109 A Street math of 3a St NW A Street south of 150 St NW 489 221 485 218 659 239 678 241 1 171 491 1 177 491 1185 490 1351 539 130 131 132 WvW m Strad eatb of 30 St SW 257 264 262 261 631 631 629 629 Division Streets south of Man St 359 345 375 366 338 323 324 323 Division Street north of Man St Mvisiom Sheet south of 30 NW 705 441 705 414 705 314 705 292 872 201 868 206 868 206 868 206 97 96 96 96 Aulmm Avenue south of 3 SW 1 314 1 289 1 298 100 098 133 124 123 Auburn Avenue north of 311 SW 790 760 760 760 1 560 1 532 1 531 1 531 Auburn Avenue south of Main St 739 745 719 717 977 938 955 957 Auburn Avenue north of Main St 608 509 494 494 858 830 848 851 Auburn Avenue south of 31d NW 205 205 205 205 1 181 1 164 1 157 1 145 98 97 96 95 hAw Am north of 150 NW 2 388 2 388 2 355 2 355 610 2 614 594 Z381 85 85 84 84 93 93 93 92 Aabw Avenue south of 150 NW 1 163 1 163 1 146 1 143 1 165 1 164 1 163 1 160 AAon Way monde of Cross St 683 679 678 677 1412 1 395 1 391 1 391 Aulum way south of Main St 721 731 723 719 1 694 1 681 1 683 1 683 Aubum W north of Man St 685 694 685 684 020 020 079 014 Auburn W south of 5th St NW 2 098 2 099 2 080 2 080 1316 1365 1 364 1 358 30 Street SW east of C St 3 Stred SW east of Division St 1 034 1 477 1 040 1 539 1053 1 532 1 051 1 529 064 1 438 2 350 1 401 323 1 141 315 1 413 82 86 85 85 126 131 129 129 80 30 Street SW eml of Auburn Ave 749 748 749 748 692 683 683 683 83 83 83 83 1 Sired SW 60 of A St 308 197 186 176 168 168 168 168 V Street SW west of A St 950 950 950 950 450 450 450 450 106 106 106 106 95 95 95 95 Maio Sired VMS of C St 1 047 1 057 1067 1 067 1 334 1 351 1 359 1 338 87 88 89 89 111 113 113 112 Maim Street east of C ST 975 994 1 049 1 054 793 774 746 740 81 83 87 88 Maio Sired west of A St 956 986 1 076 1 093 847 875 744 736 80 82 90 91 Man Street eat of A St 442 425 424 431 577 598 652 656 Main Street west of Auburn Ave 708 674 654 643 655 662 669 661 Main Street east of Auburn Ave 806 791 759 746 641 650 656 640 Man Street east of Auburn W 1 019 994 965 952 486 484 491 487 85 83 80 V Sired NW east of A St 747 732 710 729 349 373 430 432 81 81 P Street NW west of Auburn Ave 231 225 235 266 413 410 398 390 1 Sired NW east of Auburn Ave 323 323 323 323 689 694 689 688 3a Street NW east of C St 432 427 390 386 1 003 970 1046 i 123 30 Street NW east of A St 545 543 552 606 212 207 118 170 3a Sired NW W of Auburn Ave 886 871 849 846 117 117 98 101 r 6n42aubUvpc c recW9o WbLiwatiom mem doc
BWR MEMORANDUM CONTINUED March 11 1999 Page 3 Model Generated Node Capacities by Iteration for A Street Configuration Node Ca ties Intersection It I It 2 It 3 It 4 Auburn Avenue @ 15th Street NW 92 92 92 92 Auburn Avenue @ 5th Street NW 105 105 104 104 Aubum Avenue @ 3rd Street NW 83 82 81 80 Auburn Avenue @ 1 st Street NW 101 101 100 100 Auburn Avenue @ Main Street 98 91 96 95 Auburn Avenue @ 2nd Street SW 102 101 100 100 Auburn Avenue @ 3rd Street SW 106 106 106 106 Auburn Way @ 1 st Street NW 93 93 92 92 Aubum W @ Main Street 81 92 91 90 Auburn W 0 Cross Street 81 80 80 80 Dkidon Strad 01 st Street NW 141 141 139 139 Division Sheet a Main Street 101 100 101 101 Division Street @ 3rd Street SW 122 126 126 129 A Street 0 A Street NW 106 101 115 80 A Sheet @ 3rd Street NW 133 132 143 109 A Sheet 0 1st Street NW 98 100 109 85 A Street 0 Main Street 103 106 112 101 A Street @ 1 st Street SW 121 128 129 129 C Street @ 15th Street NW 88 88 88 88 C Street @ Main Street 104 103 103 103 C Street @ 3rd Street SW 126 121 126 126 C Sheet @ SR 18 Wesibound Ram 93 94 93 93 C Street @ SR 18 Eastbound Ram 85 85 85 85 SUMMARY AND NEXT STEPS As seen in the model generated count table the changes in volumes for the roadways within the downtown Auburn area in relation to different configurations of A Street do not differ greatly The list below outlines the areas where counts differ greatest The changes in volumes are on the order of 100 300 vehicles during the pm peak hour period This increase equates to approximately an additional 1 6 5 vehicle increaseldecrease on these roadway segments every minute if the increase were to be steady over the entire peak hour Northbound Southbound A Street north of Main Street C Street south of Main Street A Street north of 1s Street NW A Street north of 2nd Street SW A Street north of 3rd Street NW A Street north of 3 d Street NW Division Street south of 3rd Street NW Auburn Avenue south of 151 NW Auburn Avenue north of Main Street 30 Street SW east of C Street rWrM2aubXvVc ortes 99M s kauions mem dm
BWR MEMORANDUM CONTINUED March 11 1999 Page 4 To further this train of thought below is a list of roadway links that differ in Level of Service depending on the iteration used Northbound Street Segment It 1 It 2 It 3 It 4 A St south of Main F D E E A St north of Main F F F D A St north of I NW F F F D Main St west of A St D D D E Southbound Street Segment It I It 2 It 3 It 4 A St Loop F E E E A St south of Main E A St north of Main D A St north of I NW F F Main St north of 3rd NW F F F As a final comparison below is a list of the number of roadway segments for each iteration that exceed Level of Service C Northbound Street Segment IL I It 2 IL 3 It 4 Level of Service D 6 9 6 8 Level of Service E 0 0 1 2 Level of Service F 4 3 3 1 Southbound Street Segment It I It 2 It 3 It 4 Level of Service D 1 2 1 1 Level of Service E 6 6 6 6 Level of Service F 6 5 4 3 In addition to the above tables we have included copies of the model generated volumes for each alternative for your perusal The next step is to review the information contained in this memorandum and the attached plots and decide upon the preferred configuration of A Street When this is completed the 20 year downtown plan run with the preferred A Street configuration will be compared with the Existing 20 year Plan Alternative Increase in traffic over the existing 20 year plan alternative more than a specified amount will be identified Mitigation measures for these intersections will be completed in accordance with the final EIS document If there are any questions concerning this memorandum feel free to call G i u u r W342aub WVoff N o3osbs itentiooe mem doc
y ti c t x N T1 0 n o N O0 Q Q t O fY i H W W 6 P z C Street JT A Street O A 9 SNY 341 vl J t O w 2J5 l rt rt ar I M 0 C l T te Pt t yr s v d Z 1 VQ 1F M P 121 665 a E0 t 6fi3 S fYF YJ a TOS RI Y zz 12 c a a w N i I rt 9Y i P v IQ 1 u L J 57 T V ft Y J V V N 0 u v th a w 1 1 i N a acr o oI r O Y a Y M 31 1 M J 1S7 O O a 3F e 6 11 5 1 I@ 1113 11 F1 SI CV 1 G 23L
i t h 00 1 11 y 1 1 T 1 Ca o r O O V 0 0 O 0 O F n E E w f n z C Street ft Li IT X Street N P J O a m ft mob E t o ni L O M Y it 6 Fes 1K V a yo G m i fl l u m n mY nGZ t Y Y 9tJ Ea coo T sac Y f QQ y 4 tik M M4 J IY r W m u i ayay BP88 iii L LL JM 3Ci r 6 t 51 Zt5 001 ice 1
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Y9 d 8P 29i m 90 MAO BUCHER WILLIS RATUFF UOI CORPORATION io t 6661 pw MEMORANDUM TO Bob Sokol m Jae Welsh Steve MWlen Jdla Walton lane Shah FROM Susan Gygi SUBJECT ASlrct Configmapon Review Dzm DATE Friday March 241999 PROJECT 97342 Bob Paav kphmaeonvemtmnw WNnesday M 24 1999 mgardmg my Marti Sa 1999 rtsnsmioel d data concemingtlte dwonalive aolsIVxy ro6garasrons for A Spat As derailed in the Febsamy 461 9 revixa Sro OfSetvica I have mvhwei she modei All have mese immns to seeps Capedty of A Street u 90o vchi4z bourllarn Ibis is bawd m rite GsssScatim of A Spec as aMalm CollMor IS namd m tM aty Long Rangr Plea atM w sponds m tM cslvcipes used in dw citywide Wibmmd tm dd Pa a shoe diemna soum d ld Slrct IJN the evsdssg tmdei shoxs A 51tat u a Minor Arterial with 3 hnp each dncpw Thulwk was mdmdtad at t W vddGes homllane 1 Bpas and OPoltimt Stzeet IiWlint Ilm mcmuzinQ 1 Sect PIW isb outePsbeing ge Strab Ib Tie by 209 rite Inuelb lto zoo ulaediog mmlm mthacm the tle rpnaaWics neswuekJU lWe om mnm il ofw cv ioo tiok Is u M mo sm Woidepade sryieg b bdavre the wbmee m this mmtmnion uvng voNmes wmh d she a her ZQd she node will nm 6daoce ilm figure blow will dwil rbe 2020 vdurres in theamaeacampaasitlg Maio So c to 1 Street JiW aad a Speetb Division fw lten4on fll Ltmt asl y 7 Sf StfeeT NI V j L j o f Fill 956 367I 9 Main Sfr F 75 93 m 65 5 4 1 4 MN wESew Aevan AnelM n F m w
Cd JG 09i Irr901 vet i 1sw BW MEMORMIWM CM11NUEU M 26 1933 Page Using ably Inp ge Ml on tutors fm dowmOwn the number of nips by e ip type for zone 206 ere preserved Mow for the year AM lle predonvvance of here trips is amndy loading onto Aubom Wav I aobiog at Ne items above as well ss aprelinJOary review of the model irmlt we believe Mc downlown model and the projections ss shown w the previous r mssrb c acnursmy reflect We projected 4affic given site assumptions stator m toe M hSe 1999 soil pevious menimaodpms for the dorvrs varea please review the items m lisvd above m well a ft M tIops from ftezatiovs 2 and deteomine the PmR configmayonofASeeea Iftllve arc eny gt lwd O feel folly to ult
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BWR MEMORANDUM CONTINUED April11 1999 Rue 2 Model GeneratM taunts and Level of Ser ace be Iteration forA Street Configuration xx9rvdexda mlom m uned unnmd I 6memledfaam xnda0namlmWned swAaom4nw 10 sew x09 40 h I A 1 11 3 n4 11 1 X 3 0 3 11 4 Sncel d 6W DDA 609 1 240 418 118 419 411 411 PS 1649 11159 1 64E W A CSeeel wwM1dBdn 02 01 1110 04 401 4N 404 1111 1111 1 1 IOW NxIn dWw 135 116 113 168 19 119 1 951 103 03 961 30mmM1 00 591 131 131 23P N1 65l 51 641 651 651 I9swM1dio15 st9w WW NS 501 181 288 HO BB 9 558 561 511 Smn 115 He 0 115 92 W1 1 1 SnalmdldYSW 49 39 131 113 131 131 419 379 9 545 ASm dw 211 111 10 225 IN 338 338 505 5 sO mI wU 1 26 135 281 N AT 9 0 IDA H4 N 348 NO H0 Sol W 0 Smw 2 51 all 30 313 A A Y 410 IN 69 f 2w SIMd NWW IN 30 m B9 I AN IN 938 99 941 100 Sxrw4M1d1 LXW IN IM 49 IN 150 150 IN N 150 151 lu 89 89 M9 w wbd 2 101 18 14 14 14 14 530 5 40 WS 491 SxwmAdWYSt 0 IN IN 93 0 159 3N 20 m 4wwIM1dM L 0 IN 151 10 135 131 516 661 w 408 9ww16dYxW 9 13 09 0 M 85 05 10 116 IN oftvw dd w 814 OO 1 04 I 1 021 Ill 45 40 40 461 m Awwwlhd YSX 311 110 419 419 49 429 1 101 1354 IN AvmwWdddn 5l 285 99 w 3N 331 311 1031 1024 1019 1011 Amulw Aar n51 299 923 334 302 w 304 on 015 fill 815 AohmAwmeswhoWn 201 IW 161 IN 161 161 N0 914 936 934 mAUn dY8w 164 1ON1 1 119 1 119 1 119 1191 ZW M P3MV 2X5 NINX omlml M1dl xW 01 961 99 599 549 548 1 I n7 I X3 lm mlM1dO g 542 1 19 99 593 50 50 1 20 I X2 Imo 1 267 sm6dYOin St N5 I 560 563 559 90 1 42 1 414 1 426 1423 wAldxaYL 439 915 505 505 505 505 14D 1409 1420 1400 Ablm w16dSRLXW 141 494 965 991 996 991 1 I X3 1150 1 9wwmdl5t In 905 90 90 988 990 IBx2 1 8 NXI 48fw AwSWtmd0ilmmL 1 110 810 1189 1175 11N 1 193 1 101 1 10 1 111 110 Y SOwSWemdAdun An 1 018 865 159 IN IN IN 593 fO 01 604 9ed wwdAL 0 61 61 61 N 9 9 41 wollwolcu fwimm 551 190 901 191 191 10 9 IO 111 Nmmxdl9 w 346 w w 598 593 me 40 30 405 SxwmdAk 611 MS 4N 93 m 40 315 110 30 3N SmxwOdoB jmI 515 30 05 611 w 60 324 3N NS 312 59wmdAdunb MI 259 416 411 416 411 311 311 331 299 n SBmemdoob w 414 N5 555 59 5N 555 NI N k1 343 SMd N eWHI S1 43 0 195 305 210 101 61 61 9 9 Sm Hwwd151 40 10 19 19 1 10 512 152 418 NS 3 4 Sm WmxdA51 In 10 EN 53 20 265 IIB 93 Id 0 9wxWwudA Are 29 41 IN 311 91 39 61 0 61 61 mmv Bola wum 1mww uw n imnm ma emcorwmbg mH 4 kema ae cwiYnmtr mmem I n mne
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Lt114 If iff in Per EEBTILI br a u Bill MEMORANDUM GONITNUED June la 1999 Page 4 SUNIAlf ANp I ll STEPS As seen in the comparison of 2005 City wide model results 2005 Downtown model wa l 2020 al wide model faults and 2020 Downtown model results the changes in volumes are not suriffcanu outside the downtown area The predominant increases occur within the downtown area and on SR18 as well as a ro directiwl of traffic on local Porous to bake advanuge of the shortage maker fastest trip per City of Aubum standards intasecYOn analysis should owm on any intersection with 10 or more addi em al trips for any land use development he previous discussions with City Staff the possibility of tratring this threshold of 10 vehicles to 50 was Nmfeal Due to Nis prrjea having a sigleficmt impact on the downown area and its fluid uses as well as be cb the final product will not be project specific would suggest a threshold of 50 vehicles With any significant development development producing 10 pm peak hour vehicle tips a tri impost study may he required which will look specifically at title impacts for surrounding intersections related to them development For you use we have baseball copies of all model generated volumes for boda the m build and aownwwo head we scenadce fm the year 2005 sod 2020 projected years as tow Ne pty wide and Dowetown models We have than ivcluda dirtermees bawsen the nobWld as downtown land use scwrim fm both modi CUywide as lbwntial for bothP tial years The next sap N m review that iof mtioa contained in this menswaaum as the aoached plous and determine whether or not a tbreWlold of m Additional 50 vehicles to m Inwxction is acceptable f mWysis of that inmrsecdoo leas Sable 3 Mltigeden neamres for these inbefsePe tiom will he completed in aawdanae with the fivW TwZ document if there are any questions concern l this mrmmandum had has m cW TO N P 04
Appendix II Public Art 1
Appendix II Public Art The Auburn Public Art Plan by Vicki Scuri Steworks Opportunities Identity Art nurtures and establishes neighborhood and city Wide ownership Cultural Context Art integrates history culture and social dynamics into the Project often considering myth legend and desire Spatial Structure An unifies movement and orientation in a fundamental operatic way Gateways Aft creates a semse of belonging and they define boundaries Serendipitous Discoveries Art reveals antlrc ests the city in creativity and surprise encounters mvur and humor Phenomena Art formers with environment to create awareness of the natural world and influences of temporal change Lighting 111umirution An provides beauty and safety Identity and civic pride Infrastructure An acts as a powerful urban artifact which aHms duality of life and emulating Greening Iandform and Environmental Art directly relates to quality of life quality of experience and ecology Noise Mitigation Drainage An water features provide noise regulation and drameage opportunities Appendix ll Public Art
3 Pedestrian Bridge lighting pedestrian and site lighting reflect seasonal Charge mitigate weather and mark celebrations Create landmark environmental design of bridge all elements Identity statement bridge as metaphor 4 Pedestrian Linkages phenomena Ind and sound elements paving actin designed pavers patenting and puule Inserts bus shelters custom designs rue guards one grates bollards bentltes custom designs drainage amenity oppormrrlty gghgng pedestrian and sasowl lighting colors 5 Parking Lot greening pocket park and overhead line and vine begin reference hop vine trellises ungation amenity art to and water feature Corning spa Wder system agriculture reference berrre screening and snaring opportunities drainage amenity and water feature graphics signage wayMding devlow lighting pedestrian eMancement 6 Parking Garage mitigate maa custom designed sudaces and sculptural buiWng form trews atrecmrea greening as art Identity art panels environmental graphics and sig uge waylinding laming safety and appearance ventilation opportunity for phenomena 7 City Pocket Park an as hmdscape design bringing greening and drainage as amenity custom paving game mote or patterning Appendlxll Nblicbt
Public An Examples Public An enriches public space creating opportunities for social interaction and cultural exchange This plan broadly loofa at the city as a palette for public art and environmental design investments Public An as mainly Movies the city as its identity and cultural context by recognizing spinal structures gxtevays mnidots pedestrian linkages infrastructure greening openspare phenomena lighting revealed history and serendipitous discoveries Creative opportunities elmace quality of life issues the city The examples of public an illustrated on the following pages demonstrate the types of projects whirls eadch a city through the thoughtful imagination of art design and iNmsWNne These projects varied and respective to scale and place Imnarorm everyday envlmnme s into significant daily experiences City Clodias Street Amenity Bill Whipple Question Mark Clock Seattle WA Appendixll Public Art
CommunityCenter Gateway Ginny Ruffner South CommunityCenter Seattle WA Traffic Median Gateway Marker Anita Margrill hhe MeedngofTwo Fivers Antloch CA Infrastructureasa Public Place RobertHarrison Toumamenr Players Club Bndge SCOttsdale AZ Appendix lL Publl An
Bus Shelter Kevin Berry Goldwater Blvd Scottsdale F Appendix ll Public An
Appendix III Market Analysis and Catalyst Project Pro Formas
Appendix III Market Analysis and Catalyst Project Pro Formas Introduction This appendix contains the economic analyses conducted to asw the preparation of the Auburn Downtown Plan l the Downtown Auburn Market Analysts and 2 Catalyst Project Pro Formes The Market Analysts was used to develop the future lend use m locate and size catatysf projects and to assist in the long term wltb hastiness recmios ent The Catalyst Posited Pro Formers were developed to determine the fesaibility of key projects in the downtown core They are being used by the City of Aubum to identify levels of development and the need for public stimulation of key projects Appendix lll Mmket Analdis and Catalyst PrgM Pro Pormas twamMr Mn
ORnFF 1 OP RE evAND NMMwNl ONLY AUBURN DOWNTOWN PLAN MARKET STUDY MARCH 1998 PREPARED FOR THE CITY OF AUBURN BY PROPERTY COUNSELORS 1221 SECOND AVENUE SUITE310 SEATTLE WA 98101
Table of Contents Cont ILWnTr Prize V1 Retail Demand 6 1 Overvicw 6 1 Regional Market Conditions 6 3 Retail Sales Trends 6 6 Retail Centers in Auburn 6 6 Projected Demand 6 10 VII Office Demand 7 1 Regional Market Conditims 1 Local Office Market Cwditions 74 Projected Demand 7 5 VHI Demand for LOdging 8 1 Overview of Regional Market 8 1 Coral Market conditions 8 1 Projected Demand 8 3 UL Residential Demand 9 1 Single Family For Sale Housing 9 3 Senior Housing 9 5 Projected Demand 9 6
Upn11 I9R FuV c nun CAMRrEnTOW Y Development Inductees describing the major factors which will affect demand in Downtown Auburn in the future Retail Demand identifying the type and amount of retail development which Downtown might expect to capture Office Demand identifying the type and amount of office development which Downtown might expect to capture Lodging Demand identifying the type and amount of hotel and conference facility development which Downtown might expect to capture Residential Demand identifying the type and amount of residential development which Downtown might expect m capture The findings of the market analysis are summarized in the remainder ofthis section SUMMARY MARKET AREA The cracker mea for Downtown Anbom is the area from which it will draw 80 no 90 pemmt of its sales R is identified as the area shown in Figure 1 1 on the following page It extends from the Aubum City limits at me north into Pierce County on the south from I 5 to the west and expanding to the east along SR I8 and the Aubum Enumclaw Highway This area recognizes the exirtiug concentration of retail development in Fedusl Way Tukwila and Puyallup the crucial boundary of the plateau to the west and the existing transportation routes extendng to the cast This trade area has a turret population of 192 000 with potential growth to 222 000 by the year 2010 and 258 000 by 2020 There were approximately 69 0110 households in the market area in 1996 with an average household income of 61 000 Aggregate personal income in the market area is S4 2 billion DOWNTOWN PROFILE The Auburn Downtown is an established business district with surrounding residential development The DOwnmwm core area is 28 acres with 1 8 million square feet ofbuildmgs Adman DOWNTOWN PLAN wwxeTSTUDT Paoeeefv COUNa 013 CnM18R I PAGe2
PRAFT lbalbvnw AW COMMENTON1Y There are 304 businesses in Downtown of which 84 are retail 157 am service and 44 are Finance Insurance and Real Estate Within the service category there is a large concentrate of health care providers Taxable retail sales in Downtown totaled 38 1 million in 1996 and 403 million in 1997 representing approximately 4 percent alienable sales in the City Auburn retail businesses generate approximately 195 per square foot per year in gross sales compared to 213 per square foot per year for industry averages for community shopping c msers On a per square foot basis apparel outperforms the averages grocery stores are comparable to averages and general merchandise eating and drinking and personal services are lower Them are 331 residential units N dowmmwo ofwhicb 20 percent are swgte family DEVELOPMENT IN OTNER COMMUNITIES The experience of other communities suggest rise kind of opportunities which might be available to Aubn er and ways it can compete to attract development Auburn should incomme its intensity of commercial and residential development and attract more office and high main development as sites in close in communities become scarce Over time Auburn will take on a ebaraemu more similar m the suburban cities on the east side of Lake Washington In particular Auburn should be competitive with Renton for the type of downtown mixed use development which the latter is currently attracting Animals location on the commuter mil line and its compact identifiable downtown compare favorably to the chamcterof Renton There a eral development trends and opportunities which will influence development in downtown Auburn Growth in Market Area Population and Spending Auburn has a relatively higher capacity for residential development and will capture a higher share of regional growth than it bas historically Growth in Downtown Employment and Population With strong growth Outlook for medical related employment finance and business services and City employment the additional activity in Downtown should spur further development Commuter Rail will provide the greatest influence symbolically if not economically The service will establish Auburn as a convenient place in live fm those commuting or employment centers throughout King and Pierce counties In quantitative terms AUBURNDOWNTOWNPIwx nNCYErSNOY PBOBUrrc CmMBBroes Cme2Rt PAGEe
Oanrn Pox Revrw ono COMMFNVONLY which am prevalent elsewhere in the South End Office dcvelopmmnt in Auburn typically houses tenants serving local residents tied businesses Typical tenants include health care practitioners other professional services and fins ncerinsumnodreal esmm businesses Of the approximately 300 000 squaw feet of office development in Downtown Auburn over one half of it is health care related and one quarter government Only 20 percent is traditional private office space users These is no Class A office apace new office buildings with modem building systems and high quality interior and exterior finishes in Downtown Aubum A Class A once building in Downtown would attract image conscious office tenants already located in Downtown or elsewhere in the City A 50 000 to 70 000 square foot four story building such as the Centennial Building in Kent would meet this need Growth in the Auburn Medical Center would support 5 000 square feet of absorption per year Overall office absorption should be sustainable over time at approximately 15 000 squaw feet per year LODGING DEMAND Auburn has approximately 350 hotel or motel rooms The existing properties are generally limited service hotels with limited meal service or meeting space Most are located in North Auburn The only large meeting facilities m the City am in the Green River Community College or fiataml and civic facilities Auburn would benefit farm a full service hotel with hoed service and meeting facilities In the immediate future it is likely that any new lodging will co mit to be limited service It might he possible to amac a goad quality fimbi hotel and independent restaurant and some type of public meeting facility in a coordinated development project The overall result would be equivalent to a small convention hotel and could attract moderate sized convention of 150 to 200 attmdms The opportunity for such a development is dependent upon Identifying a site with access and visibility to SR I8 and A strong effort to provide amenities such as the meeting space in a public private cooperative effort RESIDEN l DEMAND The Auburn housing market is responding to the need for higher density affordable housing Over 50 percent of the new housing built in Auburn since 1990 has been multifamily Auburn is an established apartment market Auburn apartment vacancy rates are 4 3 percent Rental rates are the lowest among South King County communities with average rotes of 481 555 and 662 per month for one bedroom two bedreoMone bath and two bedroonJtwo bath units respectively Auburn single tardily home prices at an average of 138 000 are comparable to Federal Way but lower than Aonoan DUwmown Pum mc r5iuov PROPExiYCOVN3ELOas CNAPtex 1 PACE6
m ArI rOF RFWFw xmocoMN IN tuna 11 MARKET AREA CHARACTERISTICS The City of Auburn is a part of the larger Central Puget Sound region The economic climate for this region has important influences on its various component communities The market area for Aubum and its Downtown is also larger m scope than the city itself and the economic characteristics of this trade area are directly relevant to the development potential of the Downtown This section of the report provides a description of characteristics of the larger region and of de Downtown trade area itself REGIONAL OVERVIEW The Paget Sound region is defined generally es Seattle mM its surrounding counties and specifically as the Seattle Consolidated Metropolitan Statistical Area CMSA The CMSA contains six cowries King Pierce Snohomish Kitsap Island and Thurston counties The four larger counties are members of the Puget Sound Regional Council PSRC and are the subject of extensive economic modeling and fo sting For the patpose of this section the four county area is considered to be the greater Seattle region The economic base of this region is dominated by aeroepace forest products defse and international trade Software biotech rcust telecommunications services and tourism are increasingly important sectors While The Boeing Company remains the largest employer in the stets the economy has diversified extensively over the part two decades and the sale s economy continued to grow in spite of large cuts in Boeing employment at the beginning of the 1990s With Boeing recovered and increasing employment all sectors of the economy are among and employment is projected to grow steadily The historical and projected levels of population households and employment are summarized in Table II 1 AueuaNDOwm ownPUrv mu Snmv PWrtax COUrvs waa CYUrtxall Pnc I
DRAJI FOx REViEw ANE DNallN1ONLY developed unincorporated areas to the east The characanstica of this area are shown in Table 11 3 Table 11 3 Market Area Characteristics South Kina Countv 1990 2000 2010 2020 POPULATION 51KA5 597 608 666 550 59 9 9 HOUSEHOLDS 199 615 234 885 280 347 324 934 AVERAGEHOUS6DOLDSIM 2 60 253 2 38 2 34 SDVGLEFAMILYHOUSEHOLDS 139750 155 238 125 527 184 557 PERCENTSINGIHFAMILY 6966 660m 6261 56 9 LOWERINCOME 19 Y 1975 1 P a 193Y LOWERMIDDLE 23 4 23 4 23 8 23 8 UPPER MIDDLE 28 1 27 P 26 7 266 UPPERINCOM6 293 29 f 3114 303 TOTAL EFIPLOYM NT 28208 331 903 390 686 438 606 Ewm PuaNBwnORery relfuw3 PaiPm f WS The area s population in 1990 of 518 000 represented 34T of King County s population with that figure p jeered to increase to 37 bythe year 2020 Approximamty 70 ofthe housing stock in this area is single family dwelling units although that factor is projected to decline to 57 by 2020 The average household size is projected to decline significantly as it is projected to do in most areas although the average sou remains higher Nan in the county and the region as a whole The income figures represent the percentage of households in the area which fall into each of income quartiles defn d for a region as a whole By definition 25 of the region s households fall man each quartile If percentage of households in a particular area exceeds 25 it has proportionately more households on that category in the case of South County there is a propormenermly greater number of upper middle and upper income households Current population levels for South King County cities the County and the region as a whole are shown in Table 114 Auburn is the fourth largest city in South King Counry Auburn grew at a rate faster than the county and region as a whole It should be noted that current population levels for the county and regain earned the projected levels for the year 2000 as shown in Table 11 1 Those projections are intended to reflect long term Atea DO iNTOWNPr IR M rRRrre M PROPERrv COUrvaawRS CMPaRILPACE3
DMn FOR RPVie W AND COMMON on Y Table II 5 Auburn Area Major Employees The Odng Company 12 420 Super Mall 3 850 SuperValue West Coast Grocery 818 Auburn School District 785 Muckleshoot Indian Casino 700 Auburn Regional Medical Center 560 Social Security Administration 500 General Services Admwmxtion 473 Federal Aviation Administmaon 400 CityofAubum 395 Insulatehrdustries 375 Fred Meyer 259 Key Bank Processing Center 239 Puget Sound Auto Auction 200 City Wide Total 33 000 sa cnrmem m wa eum rn sa me we AunuRNlbwNPOwrv Ptnrv Manaei3llNV PROPnRTYCOnN58rORa CHA RII PAGC5
DneR PoFInv WAND CUMNENT ON LY The projected market area for the Anbum Downtown Ca shown on the map on the following page Generally the area is limited to the west by 1 5 extends to the Auburn city limits to the north and into Pierce County in the south and extends eastward increasing in width to the edge ofthe urbanized area The basis for this designation is as follows Residents to the west of 1 5 are likely to travel north and south on 1 5 to other close by areas rather than travel farther east The market area is limited to the north and south by concentrations of competing development to Renton Tukwila and Puyallup Highway 18 and the Aubum Enumclaw Highway provide movement routes from the unincorporated mess an the east and south into Auburn A secondary are extends fabler north said east along SR I8 and south to SR410 in Pierce County The resultant men is approximately ten miles in width Hall to south and 15 miles east a west All projections am based on projections by the Puget Sound Regional Council for Component Subareas Forecast Analysis Zones The characteristics of t11is market area are summarized in Table U 7 and 11 8 As shown the aml market area population was 191 900 in 1996 and is projected to grow a 203 100 by the year 2000 The average household income for the market area is estimated to be 61 200 in 1996 Table II 7 Auburn Market Area Projected Population Ammm Annul Grath 1996 2000 2010 19 2000 In 2020 2000 2010 2020 Madrid Am Population Pomace 93dsm 100 200 112 700 127 000 Loo 12 12 Secondary 98 a0 IOtwM1 114 200 130 900 12 10 14 Total 191 W 20310 226900 257900 14 1 1 13 Sun Floes sauna mas a imma R xly toureebe AusOan UOwxrowrvPUx MuxnTMEW Puoeax 1v Cburvsa141ts mamERU PACn7
DnmT Fun RFVH A AN D COMM LN 1 Orvv Table II 8 Auburn Market Area Income A mruu Ae6Rate Market Area Income Primary 57 100 20 Billion Secondary 666W 2 2 Billion ToW blaw 4 2 Billion I vie GUVrv 63 900 Sov PugISwMApa Ifartil P WSly tammbrt Table 11 9 summarrzes selected population And household characteristics of the primary and secondary market areas ArmeAAD eNrNWNPwrv man ftuov PROP attCOMELORs CHAMRIl PACe9
DRLrl FOR Rrww AND conusn I over Enumclaw Plateau FAZ3200 Black Diamond Lake Sawyer PAZ 3310 Lake Heights PAZ3420 LakeTapps Dieringer FAZ806 Lakeland FAZ3030 Southwest Sees Creek PAZ 3426 Lake Mendom PAZ3427 The subareas projected to show the greatest growth thereby increasing their share of population between 1990 and 2000 are Mgoue Pacific FAZ 3110 Auburn South PAZ 3120 Black ThamondlLake Sawyer FAZ3310 Lake Heiglits FAZ3425 Lake TappsMiermger FA280 d Southwest Sears Creek PAZ3426 MiltonlPdgewood FAZ 1200 AVee u Umvrcrowx PLAN MwRRr S11O PROPERTY COUNSELORS CwArt a11 Pac I1
FAR m F FOR NEVIEw AND COmun r Our Y III DOWNTOWN ECONOMIC PROFILE This profile provides a description of current economic and land use conditions in Downtown Aubum It is intended to provide an understanding of the Downtown and a basis for projecting frture opportunities This profile is organized in seven sections land Use Inventory Deadness Mix Business Performance Residential Development Other Activity Generators Attitudes Toward Dcamtown Lend Availability and Price LAND USE INVENTORY The area identified as the Downtown for proposes of this study includes 98 acres and 1 8 million square feet of building area as summarized in Table III I As shown retail is the single largest land use as classified by the Meg County Assessor Residential and padding are the next largest categories of use AnNUWV OTVMOWN PuN aAm eTSNNY PROPERTY COONS eovs C11i lq PACE1
DRmi Fill NLaLL a 4Na CbmmCNi ONty Table III 2 Downtown Auburn Business Mix ro n 2 59 RETAIL TRAIDE 84 27 6a 52 eriala sara aii 52 umDee R di 9 Na l 523 Wallpaper l 2 0 7 525 eldware s 526 Rhode res Garden 9 es l 0 Re 5P hilexoms inertia Other 51 central Merchandise 2 0 7 531 Does Cloll t Store 0 0 533 ere St R Genera Nelchandree Other 08 54 Foods 2 0 7 98 542 543 i N ye aG1e Mea 0 08 544 vrdy NUr Cmfectianery 0 08 545 Pilaster a irP 0 08 546 Estella 0 0 Other aM Stoll 0 0 55 IXalere vass a Anne 2 34 551 552 Alto a Mew Oeadl 553 Dealers AICIIIIRY O8 554 sell star t 4 1 38 1nc b2crile A1 18 56 el ACCeesories 561 565 reining 4 1 3 566 side 1 0 3 569 other Ad arils 57 PiRmlit nre PUmishin9 Gryipeent 1 2 3 571 thrill 2 0 7 572 e 08 5ID acs mnaic lilies Other 0 0 5B Matinsi Drinkins Places 23 7 6a 59 H ellan eus Retail stores 31 0 28 591 thug stores 1 0 38 594 sit cell aneoue sheep n9 Goods 16 M 596 Retail Nn t O 1 0 36 593 el Ice 1 0 36 599 ONer R Gil stores 32 98 70 89 SERVICES 157 5116 70 le XOtele Etc 08 72 Personal 0 20 73 B I es Parer 12 98 o 3 0 75 le Repair services 33 0 96 79 0rher S s 84 1 68 15 17 19 39 P 0 7 40 49 JCd41 OTILITI65 2 38 50 51 1 38 60 67 NA cR xxsmaRC7 RPU PsTnTR 44 X14 c 90 r OTNPR BUSINESSES luat 4 I6s 304 0 Swr Property cnuwlm AOBVRN PaOPeRiYCOUNSHAMRS w CNnrtWNNEnl PACE3 PeCe COUNBnuRe
1 OR mi FnR1 VICE AND 9 OMM I Ni ONL Y 1 79 otneT se11e111 e4 465 4 099 2 623 6 396 1 15 1 CONTRACTING 0 061 0 090 1 870 0 19 39 MANV PACTORI NG 2 203 0 160 O D 1 339 40 99 TRANSP IITI LS TI ES 109 970 0 061 1 551 50 51 WHOLESALING 1 0 01 1 0 033 1 1 316 6 864 60 67 A e i NSVRANC a xeAL ES 99 95 09310 98 10 590 T ESTATE 0 0 19 arTJ il OTHER BUSINESSES 4 239 0 3 9 0 333 1 Tots 2 581 Total All 31d1e ies 304 6 879 65 33 1 000 1 000 1 Scarce WasM1rglni edh OeOerlrtmlNRmnue 0ue6ely BUUrese Repa6 rvpeTytnanulort 1 1 1 1 1 1 1 1 1 1 1 1 PROPCRNeY OO COCNSE UN wR S CMrt R I I aEEK M PACE
nRAF7 FRKREYi PVnrvo OMMENTON Y Table 111 4 Auburn Downtown Retail Sales Tax Collected by Business Type sic Description Totals Totals Retail Trade 52Retail Bldg 31 67 30 75 Materials 7 3 53Retail Gen 13 99 10 29 Merchandise 4 8 54Retail Food Stores 59 98 60 86 2 8 55 Retail 25 36 26 72 Automotive Gas 9 7 56Retail Apparel 30 64 31 14 Accessories 0 9 57 Retail Furniture 10 01 8 933 5 58Retail Eating 29 10 29 49 Drinking 7 4 59Misc Retail Trade 42 58 46 83 8 1 Services 72 Business Services 10 31 10 68 5 3 73 Personal Services 7 260 8 201 75 Automotive Repair 18 02 22 30 9 7 76Misc Repair 2 801 2 810 79Amusement Recreatio 1 425 1 550 801fiedical Health 6 080 6 029 Service 86Mem ership 156 140 Organizations 87 Eng Arch Accountant 40 103 Misc 15General Building 3 118 2 835 Contractor 17 Special Trade 5 562 5 286 Contractor Ausuerv B Wmown RAN Aas TSTUDY PFOPERTYCOYrveEDMIS CXArtf0 D1 PAGE7
nxuCFUN R VECe AND COMm N C Omv Table III 5 Auburn Downtown Businesses Sales Performance Gross Buildi sales ng per sic Description Receipts Area 8a Trade 52RetaiI Bldg 31 306 170 79 Materials 5 346 81 5 53Retail Gen 14 340 103 86 Merchandise 1 489 29 6 54Retail Food Stores 47 556 434 73 20 674 1 40 55 Retail 32 944 152 01 Automotive Gas 5 007 86 8 56Retail Apparel A 26 112 257 32 Accessories 6 719 02 2 59 Retail Furniture 14 880 94 15 1 400 94 2 58Retail Eating 42 287 85 97 Drinking 3 635 36 9 59Misc Retail Trade 90 859 89 46 8 128 60 7 300 28 174 51 52 402 0 4 60 Service 72 Business Services 32 720 32 71 1 070 28 0 72 Personal Services 32 193 56 78 1 828 06 6 75AUtomotive Repair 25 578 110 78 ACOURN WO TOWNPUrv MARKETSTUDY PNOPNetYCOUNSELORS Cwv ERIII Pm 9
Diorf I ORMeow enn COmurn r unit Comparing gross receipts and building area provides an estimate of aa es per square I or This measure redeem how efficient a business is in generating sales These figures can be compared to dare fiom community shopping centers as reported in Dollar and Cents of Shopping Centers by the Urban Land Institute ULp Figures reported from these surveys indicate the following median sales performance in 1993 with an adjustment m 1999 price levels per SF Tom Community Shopping Centers 187 213 General Merchandise Discount Dept 136 155 Grocery Store 395 450 Apparel and Accessories Marais 189 215 Earning and DriWting Restaurant with Liquor 184 210 Peraoml Services Clessargarrid 107 222 Comparing Donenmvm perfomtance measures to these averages leads to the following conclusions Downtown Auburn retailers outperform the average figures for apparel This reflects the strength of posters Downtown Aubum retailers are transposable m the averages for grocery stares This ref terra Ne atrevgfh of Safeway Downtown Auburn retailers fall behind the averages for total retail general merchandise eamg and drinking tied personal services RESIDENTIAL USES The Downtown Auburn planting area includes a mix of single family and multifamily dwelling units As shown in Table III 6 here me approximately 331 residential units in the area Approximately 20 percent of dose units we single family units These units are generally located west ofC St or east of Auburn Way The multifamily units are provided in duplex triplex and 4 plex buildings as well as several larger apartment complexes The larger buildings are listed in Table III 7 As shown the only apartments built since 1960 sure the two King County Housing Authority complexes Wayland Arms and Gusmves Manor Aa aPNpnWMawNPIwN ManaFrSNDY PROPER coo SELD0 CPAerec 111 PAGE 11
DRAB Poa roar mar CObWYM Orvrv The average assumed valuation for single family residences in the area is 75 000 Actual listings and recent sales are in the range of S60 000 to 120 000 Rents are affordable falling in the range of 300 to 400 On a per square foot basis this is equivalent to 0 60 to SI 00 per month ACTIVITY GENERATORS There are many facilities businesses or activities which attract people to the Downtown The existing businesses which provide a swung attraction include Rowe s clothing store Safeway grocery stare Aubom Regional Medical Center City Hall Past Office Commercial Hat Aubum Performing Arts Center Aubum Dinner Theater There are several major events and festivals held each year Springfest a celebration of spring Good OI Days an annual event in August attracting 30 000 people Downtown Authors Street Fair in June and July Veteran s Day Parade the T largest such parade in the nation Christmas including a parade a kstival and base lighting There are several facilities in the greater Aubum area which attract people who might visit the Downtown Emerald Downs a Ihemmer thoronghbmd racing back Muckleshoot Indian Casino offering poker craps roulette and blackjack SuperMall of the Orem Northwest a regional shopping center featuring factory outlets and off prize retail establishments as well as a U screen charmat Muckleshoot White River Amphitheater a 25 000 seat outdoor performance must Do as mwrv Pr rx manam srv y PaovemvCODUSe m CYUerea Dr PAme 13
OR rI IOR RtviEW NONeomN F ONLY Employer Bikepmml aesthetics sense of community What do you dislike Citizens Tissues traffic lights traffic Busuiesses Shonhoms taverns safety Service Civic Lack of depemuentswmu dmgsmres streecaope Employers parking homeless leek of diversity What typo of business would you like to ace Citizens Fine dining teen clothes and sporting goods Business Bakery upscale ise cream candy Service Civic Bakery Department store family dining Employers Family clothing specialty restauum bakery What would you like to see happen Citizens Service busieses men place police presence Business Develop RTA station are ght time activities Service Civic Restaurants anchor business landscape Bmployers More outs more parking closeB St Plans Ations DowanwoNPLM IdAAKETSTwy PROPERTY COVNSrLOw9 CILAMR tn Pao 15
DRAFT I OR REeIF ANOCO umLNI O a AOOOPNDOANNwNPWN MARKETSTUDY PKOP KTYCMMELO CHI IV PAGE2
1 1 DE AFT I oa W vu W AND OMMI N I ONI Y 1 Percent Multifamily This measure reflects at least two factors the extent of affordable rental housing and higher density With the exception of Bellevue and 1 Auburn the cities shown have more multifamily than single family dwelling units Autumn has Diffusely few multifamily units 1 Household Income The cities fall into two general income categories the Nearside comarmunitass with higher ineomcs and the south County cities The Citycf Aubum is at the low end ofthe latter range 1 Downtown Growth Each of the cities has an identifiable downtown and each downtown has or is experiencing a significant level of development The nature of 1 their development is summarized below Kent has experienced a major increase in office development since the completion 1 of the regional justice center That facility has created demand for moral and justice related services Additional retail development should ultimately fallow as well Like Auburn the Kent downtown will provide a station for the RTA 1 commuter rail The rail service should attract new residential development downtown 1 Renton Renton downtown is experiencing significant redevelopment at least partly through the aggressive marketing efforts of the City s economic 1 development manger New upscale eating and drinking establishments have located downtown Amixed we condominium style 104 unit apartment project is planed on a site assembled by the City through relocation of several auto 1 dealers Bellevue Bellevue s downtown has been the fetus of considerable attention by 1 the City since the late 1990 x There was much investment in retail and office space in the early 1980 x The City made a major investment in a downtown 1 park transit center pedestrian improvements and a convention center Residential development has occmrzed throughout the downtown Currently there am 3 or 4 jar hotel restaurant cinema and entertainment projects proposed in 1 downtown Issaquah The City has experienced a tremendous level of retail development on 1 both sides of Interstate 90 The pedestrian scale downtown core has benefited for the private development of a new performance space for the Village Theater and a major multiuse community center 1 Kirkland Kuklamps downtown has been so successful in attracting residential and commercial development that the City passed a momtorium allowing time to Auautw 110 PAwN PLAN seunsomrsulmy PmoeewrcCONNSatoae CnamxlV Pann1
DRArc Ra loilax ArvoCOMMrm ONLY V DEVELOPMENT INFLUENCES The market support for additional development in Downtown Auburn will result from continuation of existing trends and responses to new opportunities These trends and new opportunities are addressed in this section Growth in Market Area Population and Spending Growth in Downtown Employment and Population Cnmmutu R 1 Serviw Mixed Use Development Summary GROWTH IN MARKET AREA POPULATION AND SPENDING Section 11 provided a description and projections for demographic conditions in Auburn and its trade area It is useful to step back from those specifics and thick instead about Auburn s role in the region With passage of the Growth Management Act in the early 1990 s the Stale and regions are being forced to channel population growth and new development into existing urbaoizd meaz Auburn is a logical candidate for a notable share of that growth Table V 1 compares Auburn s normal household want to vacant residential capacities in King County Table V 1 Regional Development Capacity King County Sham of Shareof Vacant Households 199 Housing Capacity Aubum 2 2 3 4 Suburban Cities 40 7 3Z5 All Cities 77 4 62 1 King County IOO o 100 o AVEum DOWWWWn PL w MARXATSNUY Pw ERL YCOUnSELORS CuEne V PACE I
Diurt Fo2nevirw Arvo OMMENTDMy Growth in downtown population will also support growth in retail and service businesses Considenng the types of purchases typically made within a I to 3 mile adne food convenience retail personal services the avenge spending per household in support of err by businesses is approximately 5 000 annually This spending would largely be captured by downtown businesses COMMUTER RAIL SERVICE A commuter rail station in Downtown Auburn is planned as part of the Regional Transportation Authority RTA project in King Pierce and Snohomish counties The commuter rail service will provide peak hour commuter rail service between Lakewood Tacoma Seattle and Everett using existing tracks and new locomotives and passenger can The segment from Tacoma W Seattle will be one of the first elements in the transportation system Stations at the Tacoma Dome Puyallup Sumner Auburn Kent Tukwila and Boeing Access should be in place for service beginning in the year 2000 The service will rem at peek homes of 6 9AM and 4PM to 9PM every 30 mmmes The rail station will include a park and ride facility for 500 cars convections with local bus service and facilities for passenger drop off Projections for the system call for 900 boardings per day in Aubum at stabilized operation in 2010 The projected mode splitby uses is 40 percent bus transfer 55 famous Park and Ride 5 percent offer walk car bike This facility should establish Auburn as a convenient area to live for commatera W employment centers throughout south King Canty and north Pierce Comfy The sudden and rail service should Encourage population growth to Auburn generally Encourage population growth in downtown Aubum within walking distance of the station Support retail services The level of potential demand catimat d for residential and commercial development is estimated below Amman nowrvrowrv 0arv MuxciSTmov PROPERTY Cgmsewxs CHAPTER V PAGE 3
Dvprn PoxRtvitw ANDCOeIMEm Oirv There arc strong incentives favoring construct on of single use housing at higher densities including lower equity rc imernouts higher rehire on investment and lower risk The higher costs of mixed use development put pressure on rents To the extent that the market won t support chose rents the projects won t be built Generally the economic conditions which contribute to opportunities for successful mixed rise development are sanding demand for both residential and commercial uses within a district land prices which we high enough to encourage density Generally a land price of 8 per square foot requires densities of 35 units per acre to keep land costs below 10 000 per unit rents in the range of 0 85 per s heme fact per month are necessary to recover the development costs Commercial rents of 12 per square foot per year triple net me required Conditions do not yea exist in Downtown Auburn to encourage large scale development of mixed we housing However them is demand for single use housing particularly housing for sections where the requirements for puking are not as great SUMMARY These influences will combine to provide opportunities for additional development in downtown Auburn The strength of one various influences suggests the following overview of development opp ndrifies Office development related to bealth services and a Class A building for other professional services is one strongest immediate opportunity Residential development will become increasingly popular in the downtown with a particular stimulus down commuter mil Incremental development of retail will continue building upon the success of existing strong retailers and sometimes and the addition of new employers and residents Additional development of all types will occur as each development creates demand for others and provides an overall unease in vitality and interest Actual development potential for each of several types of uses is presented in the sections which follow AVauwu OOwxmwn Penx auaxvrSNnY Pnoeeaiv COVrvsmuas CHAPTER V PAGE 5
URArr You NF u IFw nvo CnMMiRT Owv VL RETAIL DEMAND The potential for additional retail development in Kent will be related to the development influences described in the previous section and the Downmwn a ability to capture sales related to those opportunities In particular potential demand will be determined by total market area sales the Downtown competitive position and its associated market share The contribution of these bacteria are considered and quantified in this section The conclusions are not intended to be a forecast of Trans udevelopment rather an estimate of what could occur under a set of assumptions and possible actions The projections of retail demand as well as the demand for other uses are an important element but only one elements in identifying a physical plan and economic strategy for Downtown Auburn The predations are presented in five subsections as follows Overview of Retail Development Regional Market Conditions and Shopping Pattems Retail Sales Trends Andorra Retail Carters Existing Downtown Retail Development Projected Downtown Retail Development OVERVIEW Retail development occurs either in a stand alone building or in a shopping center with 2 or more entail businesses Shopping centers fall into several Categories which differ cording be the number and type of stores the amount of space and site area and the size of the market area it serves both in terms of popuhttion and distance Table VI 1 summarizes the characteristics ofseveml types ofshopping centers Downtown Auburn has the general scale and business mix of a community scale shopping centers It has the potential in serve a market area which Could support a regional shopping center Downtown Auburn also has the Imperial to serve as a specialty center The extent to which Auburn Can maximize its capture in any of these roles will depend upon competitive as well as market area characteristics The regional market conditions are discussed in the following sections AUeUNrv OUWrvioWNPIw MARnEY6TUnr PROPERTY COCKNELORE Ounca its PACEt
Oanrv I on RFVlewnrvo COmmrnTOnu REGIONAL MARKET CONDITIONS Retail marker conditions in the southend are improving As shown in Table VI 2 the area showed strong absorption in the fiat hall or 1997 Vacancy rates are low in all building types except community neighborhood and strip specialty With the strong economy in the area and continued strong absorption these vacancy rates should drop Table VI 2 Southend Retail Market Conditions AVAB ABB ITY Buildiag Type Leasable SF Vacant SF Vacant Regional 6 970 4 0 155 266 2 23 Commmity Nelglabmhpod 12 798 759 1 317 443 10 29 Strip Specialty 1 178 379 t79 425 15 23 Freestanding 4 816 138 255 241 5 30 Power Center 1 776 809 125 032 7 04 Southend Toml 27 540 484 2 032 407 7 38 ABSORPTION Sq FG Year Total 1997 750 00 Year Total 1996 262 852 Year Tom 1995 1 410 478 Year Total 1994 178 567 Year Total 1993 163 375 Year Total 1992 127 139 LEASE RATES thousand Average 10 50 per Sq Ft Source CB Commercial Second Quarter 1997Markel Report There are several major shopping tappers in South King Comfy and Nordi Pierce COUnty which shape shopping patterns The characteristics of bar major real are surmaansed in Table VI 3 Anepprv OOwrcrown PUrv MARKaT3rmY PROPERTY Comenhu x4 CNArtnaN PAGES
UaAFr Poet Ed WE W AND CammeM Owv all these centers overlap to some extent and also compete strongly within the Auburn market area The presence of these centers is reflected in data on current shopping patterns in South King County Table VIA summarizes the shopping patterns of residents of several South King County communities according to research prepared for the Valley Daily News As shown in the table 86 percent of Aubum residents shop in Aubum itself and 52 percent shop in Federal Way Residents of cities to the north favor Southeenter Only 25 percent of residents of the areas identified a new growth mostly areas to the east shop in Author Generally residents shop close to home except lot major purchases or comparison shopping items Table VI 4 South King County Shopping Patterns luma Bae9P a e It my I aoem co oaso Mpla ax etch MCKe flPNOlanw May1995 Baa 0 55 50 subutan aware acan These results are similar to results of the Chamber of Conscience Survey in 1993 While patterns have undoubtedly changed somewhat with the opening of the SuperMali Auburn residents establisbed the following patterns in 1993 67 ofgrocery purchases made in Aubum 59 1 ofprofessional care in Aubum 5U of professional services in Auburn 47 5 of clothing purchases in federal Way and 260A in Auburn 33 of aru er household items in Auburn cud 33 in Federal Way AUBURNDOwnrown PUrv MAnserSrooy PBOreaty COUrvseuma Cn v1peary PACB5
DRAFT Poa REV I Ew AND COIAMEM ONLY anchor store was an event beyond the Mall a control but has a noted marketing of the mall Development of the second phase of the pioneer is uncertain at this time The SuperMell has generated significant increased retail sales to the City and does attract shoppers from throughout the Puget Sound region AUBUM ODwm owrv Pt w MuutciMEY PaortrtrYCOUesatoas Cxsnfla N PA0 7
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Ua F tea NrVEW ANDCOMMEN r llrvrv Auburn North Auburn North is a neighborhood scale shopping center at Auburn Way N and 15 SC NE north Auburn Tire center is a pan of the growing commercial district in this area Total gross leasable area is 152 000 square feet with Albertson as the anchor tenant as well as a PayLess drugstore With the closure of Ernst Home Improvement Centers throughout the region the center does have significant amount of vacant space Door retail development in this general area includes a Food Pavilion north of 15m St NE and several hotels and restaurants along 15 NW Fred Meyer is a major stand along retailer several blocks south of Auburn North on Auburn Way Auburn South There is another major neighborhood scale shopping center south of Downtown along Auburn Way South Albertson and Payless are the major returns at this center at Harvey Road There is a QFC store at 2902 South Auburn Way Auburn Auto District Auburn features several auto dealers along Aubum Way north of 15 St NE Know as the Little Detroit of the West these dealers limestone a large share of notable retail sales in Auburn as shown in Table VI 5 PROJECTED DEMAND Downtown Auburn has the potential to Expand it retail acbiry in several ways Provide goads and services to employees and visitors to non remit businesses Provide goads and services to users of commuter rail Increase market area capture by attracting businesses thad complement existing smug remilers such as Rattle s antique stores and miscellaneous mail businesses Build on drawing power of popular restaurants such as Sunbreak particularly in its new facility Build on success of performing arts center and Auburn Dinner Theater with additional Entertainment businesses AUBURN OOWMOWN PIAN MMYErSNDY PROPERTYCOUNSELORS CHAPTER IV PACE 11
DRAEC POR Passe ANO COMM NrOme Businesses such as general merchandise variety stores apparellaocessoricv fiimiture and appliances eating drinking and miscellaneous rectal have the potential to income their market shares significantly as me Downtown grows and develops in response to the influences identified earlier The projected levels of retail development are estimated in three stages Market area spending is estimated as the product of projected households average household income with real growth at less than I percent per year Downtown share is calculated as the product of market area spending and assumed market share The increased level of sales is transla ed into square feet using a factor of 200 per square foot As shown the demand for new retail space would vary brain 89 000 to 296 00 square feet by the year 2010 equivalent to average normal absorption of 6 000 an 20 00 square feet The range on demand is quite wide reflecting a range of frame outcomes Generally the low end of the rati is consistent with steady improvemrnts m Downtown market conditions The high end of the range is consistent want aggressive actions to attract employers residents businesses and shoppers to the Downtown The Downtown will have in compete for all of these factors but the sectors identified are ones when Auburn can be competitive AUBURN DOWNTOWN RAN MARKETMIDY PROPEIXre CmMaerORS CRAPTIRAMPACEt
3 4u9 m m Om a Vi m m H r m ow 1 3 CY F0 a C O LL N n m r d use a a m r 0 E w E Z w Fau n i C i
the zero vacancy rate in Auburn is due to the fact that there are few Auburn office buildings in the data base In fact the annual Puget Sound Leasing Guide prepared by the Puget Sound Business Journal and the Building Owners and Managers Association BOMA does not include any Auburn office buildings The office space which does exist in Auburn is either owner occupied smaller than 10 000 square fret or classified as industrial LOCAL OFFICE MARKET CONDITIONS The smaller office buildings which do exist in Auction generally serve local residents and businesses typical tewnts in such buildings arc Health care practitioners doctors and dentists Other prof siottal services attorneys accountants wchitats and Finance lnsutav e Real Estate businesses As Presented in Table HI I Mete are 298 000 square feet of buildings in Downtown Aubum classified as office by the King County Assessor That space can be further classified as Government 69 496 MericaVDrnrel 1 1 5 5 Other Office 5 86 298 918 As shown the traditional office space portion is only 20 percent of the total amount Much of Me medical office space is in six buildings The size and vacancy status of these buildings is shown in Table WI 3 Auauax UOwMrown PLnrv MarKETSYVOY PaoeaarYCOUNSELOw CFAPmRVO PwOE4
1 1 City The Centennial Building in Kent is an example of such a Class A office building It is fill with average is of 18 50 to 1450 per square foot per year 1 Medical office space will grow with the market area population and the Antonio Medical Center The Center plans to add 5 to G physicians per year for the foreseeable future This growth alone would support 5 000 square feet of new office 1 development per year Absorption of otter office space will continue after the space vacated by relocating 1 tenants is baekfilled A 5 percent prewar rate for occupied office space is typical for stable office markets as it reflects overall growth in jobs increases in office using jobs and replacement of functionally obsolele space AVmwa DownyawNPUrv Mxnr r9rvov Pxoerxiv CywNSwoxa Cmvmn Vll Pnae6
UPArr FOR RevirwArvo COMmOT0S1N LOCAL MARKET CONDITIONS Them are several lodging properties in Auburn as shown in Table VIII 2 The eve hotels shown offer 346 rooms All of the lodging is located in North Auburn around 15a St NE Father all the properties are limited service hotels or motels There is a restaurant immediately adjacent to the Howard Johnson property but it is not operating at this time The average corporate rate for a double roam varies hour 45 to 64 Table VIII 2 Aubum Area Lodging Rooms Room Rare Features Howard Johnson 1521 D St 66 64 B G Comfort Inn I 161 NE 52 63 il B D E Mimotel bar and Suites I6u andB St 97 50 A F Nendels 10215 NE 35 45 Value inn 9 10 NE 96 55 346 A s se 61 6nYrents Brenton C PoM nlcr PwA E aMirg Ram G traumata PM Reeve PrtpMy UUnxba The Comfort Inn and Micmtel hm have been developed in the past year add their development can be attributed at least partly to the development of Emerald Downs There is an additional limited service hotel planned for the North Auburn area suit them are hotel sites available around me SuperMall None of the lodging properties offers significant meeting facilities The Comfort Inn offers one small boardroom The major mewing facilities in the City are located in public buildings churches and service dubs or balls Table VIII 3 summavea the capacity of these facilities As shown the Community College offers apace for groups Up W 550 and the EM Hell has a capacity of 300 But none of the buildings has the ability to offer a Adedas DOwrvrowis PUrv Muure vv PROraarv COUMeroaa CanrteR Vill PACE 2
DKv T FOR art loco we COMMLNT O ss Such a hotel could not rely solely on the meeting or greup marked seginGot It would also have to capture commercial traveler business and general tourist travelers A successful facility would need to be located along a major state highway such as SR 167 or SR 18 Posteriori elocations in order of attractiveness would be SR167 at NoMi Auburn near Emerald Downs and employment centers SR 167 and SR18 at confluence of major highways and near SuperMall Downtown off SR I8 SR 164 Aubum Enumclaw Road near Mueklesheot Casino and Amphitheater A Downtown location could benefit from the business travel in the Green River Valley and the increased visitor naRe along SR 164 In summary the opportunity exists for a lodging facility with approximately 150 rooms This oppottwity is dependent upon Identifying a site with access and visibility to SR I8 aM Among effort to provide amenities such as meeting space in a public private cooperative effort aaauan DOwmnwrvPUn MAVeaTb uov PROMWI V OCARMI was CHAPTER Vlll PAGE 4
UaArC FuaarviCwANn CnnuxnYNTOnrY APARTMENTS Auburn is an established apartment market in South King County Table IX 2 compares apartment market conditions among several sites in South King County As shown Auburn has rental rates of 481 555 and 662 per month for 1 bedroom 2 bedroom I bath and 2 bedroom 2 bath units respectively These are the lowest rents of the unities shown although they are comparable on a per square foot basis The vacancy rate is 43 percent reflecting a tight market although the rate is somewhat higher than in the other communities Table IX 2 South King County Apartment Market Conditions 1997 Auburn Kevl O Malwa Imiclaw Federal Wav Rentan Total Vvency IBR 32 19 2 4 0 3 2 3 0 2 7 2BRABA 3 1 33 21 4 8 3 1 3b 3 3 213MBA 6 3 3 1 4i 38 38 3 9 All Units 43 2 7 2 9 19 3J 36 33 Aeloul Rent S S IBR 481 534 487 518 510 541 516 2 B 1 BA 555 587 581 607 576 621 586 2 BR12 BA 662 682 601 679 249 679 AR Ren1MR5F 5 5 3 1131L 075 US 0 74 0 71 0 72 081 0 75 2WlBA 065 0 69 0 67 0 68 066 092 0 68 21302 BA 0 67 069 0 66 066 0 75 0 K Source DupreFScoa Aparnnene Vacancy Region Fall 1997 The change in rental rates and vacancy rates is shown in Table IX 3 Vacancy mass have fallen since 1995 when they excmdd 8 percent The average rental ate dropped fir that year but has increased steadily since that time The average annual increase was 3 2 percent slightly higher Nan inflation AUBUINBnwNrowrv Nwrv ersTUDY PROPMWCOUNSELORS LA rrtrRLC PAC 2
1 1 r 1 y r r 1 r r 1 r rrrrr 1 1 8 ease j ZZzzZz z Z zzz z 1 h r p 0ri zz 0 r z r rrr 8 1 A N a s 1 M E ge nee r a d a N 1 a w 3 m azm B 9 a a 4 a 1 u3 5r
DanT I UR RE View ANOIXTMNtNroNl y Federal Way offers the Village Green and Evergreen Lodge The Village Green opened in September 1999 and is renting at rates of 81 200 to 2 500 per month l he surrounding communities of Kent and Renton have also attracted several privately developed federally subsidimed projects The two cities have 5 and 3 projects respectively developed by Senior Housing Assistance Group each providing 100 units PROJECTED DEMAND Auburn has demonstrated an ability to attract new single and multifamily development The lower prices in Auburn reflect its greater distance from the employment centers of the Puget Sound region The provision of the commuter rail service to Auburn will increase the accessibility and convenience of commuting W employment from Aubum and the lower prices should represent a bargain This will be true for residents throughout Aubum but particularly true f new residents of Downtown within walking distance of the commuter mil sending New residential development in Downtown Auburn has three strong selling points A small rawerfeel Pmxhuitym goods services and amenities Convenient access to employment centers With completion of the commuter mil station and service Dowvtoxn should be able to attract many rail users Based on the projected ridership in 2010 of 900 boardings and the estimate that 40 percent of the riders will arrive by bus and represent a more likely potential group for living downtown a 25 percent to 30 percent share of these riders would support 90 t 10 gaits A project this size would be comparable in size to the proposed new mixed use project near the transf station in downtown Renton Over the longer term a capture of 10 20 perent of the multifamily housing demand in the City would support 25 50 units of new housing in the Downtown each year Downtown is also m attractive place for senior housing The Auburn Medical Center is a strong factor as are the goods and services of the business districts The Downtown would benefit from the potential spending of residents in market rate senior housing and assisted living projects A 50 60 unit project should be supportable over the next 3 5 years AgagaNDOwNTOWNPLAN MARKUSTUOv PROPERTV000NSELm s CN vrea EX PAGE6
L AUBURN DOWNTOWN STUDY IMPLEMENTATION PROJECTS TO Julia Walton Ami Release FROM Bd Sande Leland Consulting Group DATE 19 Augns4 1999 SUBJECT Tavm Block Truitt Site and Housing Site Douvtovm Leland Consulting Gmup has evaluated are feasibility ofdevebpmmt optium fw three sitesm dowmowu AUWa Theaitfrm e Tasae BlW CmAY Pdrinjthehwd fa9ede and the hauriog and emcee from due tlm proposed King Couely poking wuch e Tarots Blaak ProperigAingwitious Isvtl Prea Lmd 1mRmmt TOW 99ume Feet lights Valm Video 31dain St 3 902 E 29 300 105500 S 138 02 9Mam St 11498 11 200 S 12 698 13 MainM 2 700 S 20 300 18 200 S 218200 21 Maio St 2 00 S 20300 72 600 95 600 2514eiu St 2 00 S 20 300 2 600 95 600 3390 u St 2 700 S A0300 S 12 000 35 000 37Main St 8 955 S 6 200 6 00 S 82 55 15AU6umA 12 600 S 81 900 365200 S 159 00 181st NE 5 400 35 100 139600 E 180100 hrek 43 155 S305XO 961p00 EI 00 1 IANE Ci 10 800 S 0200 S 6500 S 87300 The Tavern Black Weed ComWtivg GOUp evelueredtwoattmriosfvthe Tavm Hock iheavelyca considoa vA thm the prapmM ma provide o t6dm Bvevcul move m 9Rece the mrt of trod a93 demolish mg euseue impmmmts The ere of Mod and impmv ata fm tbe Tavm Black u shawum the tffile Wow The cement assessed value not indeaddig the city owuM parcel at le Soot Nh is 4267 300 The high velucofthe boildioy u W1 400 melees mdevdopvtmt doespen RCdevelopmmt mart aeare somkim value It olBm the value by through lauddW camolitioo The value louta sppmulgiodY the vsWc needed m vote ahvclmcd perking Boot oeturiosesnwelapd erynhaioa uithmtlm fatY pmmL 1anwCVmnmwpwe xd eua rmwe u sP rae m s m r aryev aka
Costs for acquisition demolition and concoction for the second serum am shown below total budding costs are accounted for with a combination of hard construction cost se0 costs costs for design pen Ling financing etc I perking cost and tenant improvements In this scenanq tenant improvements for doctors offices we placed at twice the value rated due to the specialized Serum of mandical office apace typical make Zmo4doa MAINE evaluation Same Tblel Caarflmd She and Building S 8827 338 rnumfi oN 8 5 plant N low Our a market developer while radea ao asset fm is too Imv for retail to be bwkby amama d ec However fete hospital u out a walks developer t an instimti0n wills cxpevsim rMuiamevm Po Md ml MY view real esrem as a vmatismmgdot min thg e wrt of TaveraRlock tier docQ h the the west AS Pro Forma seebili to INnJ Cass 12 786 158 S IF samme Onto flue Medial Mesa cos 39 786 S 158 63055IO 05510 bnildivgmulu Tom 51 786 E 152 S 84 338 helfwppmcn moY belle sandy criterion Rawl Rut 12 000 3 12A0 E 194 000 neceamy for has s Vaaao 5 E 200 hospial mcovsider ERectite S 136 800 Gross building office Issas Expense nse ae 311 91040 apse Cvh Fbw E 95 760 Availability ofOty Raae Studnacars ASmt 63 Iavd fur parking NEa RmtlialN 37938 S 15 60 S 563XI aLsoxam make lass vararacy 5 E 281541 tluss ano Weathethvsv E 5341 118 amacdve PastioG We aty aim C hPWw E 534918 allow efficient use ofthe Mcefetumm PSSet 85 hand required Cvmdcedpenav 7 1 An office building my bet fusible because ofthc higher values oftbc r uclme wad the Specialized venue oflhc anal mar4a doctorsl AttaNwg to 9m mum con Start masme Ibis rcmariomey be blas t IoLAND anwGacae araturns e re ixwssn 9FUsYacraarlPoster AW e u
On the development ads the housimg unit would son for 5 000 a price affordable to a sham of the marker wrtmtiy renting The project is self parking for owners and pants e mra times TM1 I i1 of Ne units does not include aapwialtenant improvement package for the mill At a total cost of 703 00 the sale value allows a developer profit hfS 150 000 or approximately 21 mnan on investment Units Peruoir TOW 5 S 45 000 E 225 000 5 MA00 62s 000 lifeiaaslfine The Pastime ism etvactivebwl dwgt uworthtu fioo Restotetiovwillrequirea mic abuctural upgrade shmemterim demolitiw aW wmimlmpmvwmn w line the combined for ijame w TrblO Budding Site le adjhiwg bible adjoining Pastime Bw Idivg Rmotatov SF most Told Seumicu0 adeand interior 2800 Seismic Ulalpence 1000 S 28 000 demolitiovarc n W d ii Inerim Qn 2800 5 3 00 E 8 400 gintomm proof door building into moment l 2800 25M S 20 000 wvamrticawdaslLVa Sbotal E 106 400 Improsmrnneuime etbeaic SaRCords 2UA 21 280 buildingsyetmaoeeaody Cantingevry 15 15960 mumrehange and OUt aU Reuoudor Cost 143 640 parv sofihe interior with shwdmwnae wiBbe emw d To 9a Chef biftty Of this opdoq it IS necessary to their at the pry Lau value generated by We cevareti IhuaLme value my be asceNivW by admitting the WmtY rod dda Pon con be supported by the fidsleed prospect The 6m step is b find nG er and ulcalete tm ogsa g stamm debt Givmreatof1d5per llvln Haildin Site sgrwefod with u pedes Paetime BwldivgRmvwtioa muncmmppmt S22 300of E 42 000 t3mw Rmt 2800 S 15 00 debtatadcbtmoveagemUhhf 5 E 2100 Vacancy 13 pfloc6ae Gross S 39 900 Less E c es E 450 E 12600 Mewaoum INblW Nulty is Net Operating irchme E 22 300 by caPbilivvg Cash FlOw RM nIJ Ratio 1 0 Before Tea by We terse mnun Cavb FlOw6efnre TS S 6 00 me 12 percent taatmcmwamhawe um aw vvw au y are x ae moew mar aa
AUBURN DOWNTOWN STUDY IMYIF MP NTATION PROJECTS TO Julia Walton Ami Jackson FROM M Startle Leland Consulting Group DATE 19 August 1999 SORJECT Housing Sire Dasvatown Leland CavsJUOg Group has evaWmed We bility ofdevelopmmt options for tluee site m dowbwa Avbam ltr rite m the Tavav Hlack tle Walk vvh the imitt f sale aad the hourag site enrol ham dte proposed Ring Cawtypedwg swcmta Shia mem0madum discusses the bommass site Wart w 1110 pmpoxd Kmg County Peak Ride lost The Block Opposite the Park Ride The satmrio for e black opposite the park ride near Comm W a all is for tw0swry rdidatiat selopmeat The Walsall is for 67 wits with arms of stories ova bedr0owavd two bedroom m nebwdmgfootprimuablew appmalmerely80 pmwtofth0 uwbeatmc puking u ummW b take place ovasberedbaeu wi the Rmseiwwn me mk from e Aubmv Davmtmw Plm Mmka Sn Wy and reflect ammt mmket rotes Total buJai arw u43 see feet w 67 7 amitseVaragin g a a isiuaf550 saintute building is sumelmot st tick areMwtep and we assonant e tme are 00 rte politicians that wawa aua0 examrdiuary cwa the pm fame pmjear as opemavg cameb delammef 1Jity apPlyivg a crysimliutiov rote to asigp by avalue F rdetecmite b rating out asset ssetval sabot to calculate 43 200 S 18 E 788 000 14 400 3 43 200 15 6 480 96 28 800 E 144 000 36 20 67 550 20 Ok asatsquare format an be Paid for cooswcmn A4 slaws in the following table oa op rating iacomc was arrived aby the smodud moos ofcelatlazmg gam krutq add mbtre ung vaavcy eodopaaro expmtts 1a amcamaaaocaow rmraenv erv o e ea ra r r r enadr n
Appendix IV Potentially Significant Historic Properties
1 1 Appendix IV Potentially Significant 1 Historic Properties 1 Introduction 1 All downtown protyrdes were evaluated for historic stgrommnce during the preparation of the Downtown elan Conclusions reached about historic significance am Struffillaumd 1 m the body of the downtown plan document and the full detail of properties analysed are presented in this Appendu 1 1 1 1 1 1 1 1 1 i 1 1 Appendix lV Potentially 5lgnlfiant Historic Properties
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Appendix V EIS References 1
Selected Bibliography EDAW Inc Historic Properties Reuse and Protection Plan April 1998 EDAW Inc at al Final Design Guidelines Manual for Sand Point Magnuson Park October 1997 Washington State Dept of Health Water Recreation Facilities Chapter 246 260 Washington Administrative Code June 1994 Sailing Ward Magnusson Berkshire Inc Sand Point Naval Station Seismic Evaluation March 21 1996 City of Seattle Dept of Parks and Recreation 1997 Condition Assessment Porn Roofing March 3 1998 ALPHA Engineering Group Inc Asbestos Survey at Naval Station Puget Sound building 47 Recreation Facility September 1993 City of Seattle Seattle Land Use and Zoning Code Supplement No 18 incorporating Ordinances through 119896 June 2000