Proposed Truck Loading Zone Diagram:

The advantages of the proposed truck loading zone are:

• Improved Access – The proposed truck loading zone is between an alley and a street end allow for easy ingress and egress
• Minimal Grade – The proposed truck loading zone is relatively flat and will allow the trucks to follow state law and park in the direct with traffic
• Minimal Impact on Pedestrian Oriented Businesses – Because the US Bank is oriented towards the parking lot and not to Second Street the truck loading zone will not negatively impact their business

Prior to finalizing the decision to establish a single full size truck loading zone the city is interested in hearing any concerns from local businesses.  The city is committed to providing safe and convenient truck loading on Second Street to support the local businesses.  Please use the form below to submit any comments directly to the Dept. of Community Planning (comments will not be posted on this site).

If you have any questions regarding the event please contact Jeff Arango, AICP – Director of Community Planning at 360.221.4246 x26 or via email at jarango@langleywa.org

First Street Parking White Paper

Thank you to all who provided letters of support for this important project.  Following solicitation for letters of support on this blog the city received approximately 100 letters of support outlining the importance of preserving and gaining public access to this property.  Many of the letters highlighted people’s personal connection to the project that was instrumental in documenting the strong public support for this project.

Stay tuned here for more information as the project develops.  The city will likely be seeking volunteers to assist in managing the property.

Public Hearing Notice – Geoduck Harvest

The city recently received the 30% design plans for the Second Street Project.  The plans are based on the preferred alternative selected during the Phase I conceptual design process.   The plan includes expanded sidewalks, a central plaza in front of the firehouse, an option to relocate the full size truck loading zone to in front of the US Bank, an overlook towards Saratoga Passage and the Cascades at the top of the street, way finding to and from public parking, improved crosswalks and extensive landscaping.  The middle section of the street will be concrete and the central plaza will be curbless (i.e. the road and plaza area will be the same grade).  A bus stop will be provided on the north side of the central plaza, but the main bus stop on Anthes will remain.

30% Design Site Plan:

Perspective of Firehouse Plaza:

The design team is getting inspiration for the design of the plaza from the city’s prominent waterfront location.  The design detailing will reflect the fact that Langley is very much tied to the waterfront and its surrounding natural beauty through the use of certain types of landscaping and materials that will better tie the Village by the Sea to its waterfront.  For more information see the preliminary design style and material boards:

Design Style and Material  Boards

Project Schedule and Funding:

The design and engineering for the project is scheduled to be completed by January 2013.  The city is actively seeking funding for the project through a variety of sources and the construction schedule will largely depend on the city’s ability to secure outside funding.  The city will provide information as it becomes available.

Comments:

As always comments are welcome!  Please use the form below to send your comments and/or questions directly to the planning department.

Langley eases downtown parking requirements to support economic development

September 6, 2012 – The Langley City Council adopted sweeping changes to the parking requirements in the Central Business District to support existing local businesses, promote infill development and ease the way for new and expanded businesses.  “Spread out patterns of growth cannot be sustained and should not be pursued.  Infill enhances the vitality, diversity and economic health of Langley and maximizes the efficient use of public facilities,” said Mayor Larry Kwarsick.

The proposal eliminates the parking requirement for each business up to 5,000 square feet with the exception of hotels, motels and marinas that require on-site parking to function.  The fee in lieu of parking requirement, which required businesses to pay $5,000 to the city for each required parking space that could not be provided on-site has also been eliminated.  The new ordinance allows greater flexibility for off-site parking agreements between business and landowners and also allows the city to waive all or part of the parking requirement based on a site specific parking study.  “We applaud the efforts of those who have worked hard to bring about this needed change. Under the previous rule, we would have incurred an assessment for a parking offset, that would have caused us to scale back our plans to utilize the basement in the Olympic Club “Dog House” building,” said Charlie Kleiner owner of the “Dog House”.

The precursor to the adoption of the ordinance was a 2011 downtown parking study undertaken by the Planning Department that showed peak parking demand in the downtown to be approximately 67% leaving approximately 180 parking spaces available during peak occupancy.  City staff with consultation and support of the Mayor and the Planning Advisory Board developed the ordinance.  “These actions demonstrate the City’s commitment to fostering responsible growth while lessening emphasis on automobiles in its urban core,” said Mayor Pro-tem Hal Seligson.

The ordinance is part of a larger effort by the city to support economic development and local businesses including:

• A reduction of building permit fees by 27%
• Reduction in water service connection fees
• Planning and design for the redevelopment of Second Street
• A street café ordinance that allows food service businesses to utilize the public right of way for customer seating
• Continued collaboration and support of the Port of South Whidbey’s marina expansion plans including acquiring agreements for the use of school grounds for off-site marina parking
• Efforts to bring the Shakespeare festival to Langley
• Collaboration with the school district to allow other uses in vacant school facilities such as Island Dance
• Planning and design for an all-season RV park at the fairgrounds
• Exploring opportunities for a light industrial zone to support job growth
• Funding the Langley Main Street Organization that is dedicated to the revitalization of the downtown
• Completion of the CMA park and ride lot
• Planning for public improvement projects that will support existing businesses and attract new investment.

The Second Street Project is more than a street project, it’s a placemaking opportunity.  Placemaking opportunities allow a community to express its values through the design and use of public space, which is something the Langley community is already very adept at.  This project will simply build upon the already amazing placemaking that occurs here on almost a daily basis.  Placemaking is also increasingly acknowledged as being tied to economic sustainability as people have more freedom to choose where to live, work and play.  We understand from our public involvement efforts that community does not want to lose the organic look and feel along Second Street and that improvements should reflect the existing aesthetic.  We also want to ensure the design of Second Street supports our amazing local businesses through convenient access for customers and deliveries as well as an inviting streetscape.  We’ve designed the alternatives with this very much in mind.

Regardless of the long term benefits any major street project will inevitably involve short-term impacts during construction.  The city is committed to working with stakeholders to ensure that construction impacts are minimized as much as possible.  The city is seeking funding for the project and will update the community once funding is acquired and a construction timeline has been established.  Construction would not occur until at least 2013 and more likely in 2014.  Stay tuned here for the most up to date info.

Based on an extensive public involvement effort that resulted in substantial input from the community the city council endorsed plan Alternative C at the August 9, 2012 meeting.  

Alternative C enhances the pedestrian environment through increased pedestrian space provided in wider 10′ sidewalks that will accommodate increased seating areas, sidewalk cafes, landscaping, public art, wayfinding signage and other elements.  The north side of the street will be converted to parallel parking to accommodate the wider sidewalks.  Other design elements including a public plaza in front of the old firehouse, an overlook towards the sound at the top of Second Street on the east side of Cascade, gateway elements at the east and west ends of the project area, way finding cues and public art will be incorporated into the project.  Undergrounding utilities and pedestrian scale lighting are not included in the preferred alternative.  The city is also working to implement new parking management strategies including providing additional off-street parking through cooperative agreements with private property owners and providing designated off-street parking for employees of downtown businesses.  The selection of a preferred alternative is not the end of the design process or public involvement so stay tuned here as details continue to develop.  Lastly I want to thank everyone that has been involved and provided input on this important project – community based design does not work without your continued involvement!  Comments or questions can be sent to jeff@designlangley.org.

Preferred Alternative

The design is still conceptual at this point and many details are still be determined as the design and engineering process continues.  

**Please note the above graphic shows parallel parking on the south side.  The preferred alternative has parallel parking on the north side.  An updated graphic will be provided soon.

The design team presented three alternatives to the city council on July 16th.  Since the council meeting the three alternatives have been reduced to two alternatives.  The design concept and alternatives were developed after extensive public involvement and the design team and the city would like to thank those that have taken the time to get involved in the project.  A successful community based design project such as the second street project is not possible without community input.  The city council will again consider the design alternatives at the August 6th meeting at 5:30 pm in city hall.  

Each alternative is designed based upon the same concept, which is to introduce a plaza/flex zone in the center portion of the street (shown on the plans in yellow), to add gateway elements at the Anthes and Cascade/First Intersections and to support pedestrian mobility and comfort while retaining vehicular access for cars and delivery trucks.  Each alternatives retains the existing character of second street and uses new pavement textures for the crosswalks and the center plaza zone to define the street as more of a pedestrian space.  The double yellow street centerline is removed while the utility poles and existing street lighting are retained in both alternatives.  Both alternatives provide a central plaza space adjacent to the Firehouse.  Truck loading is proposed along Second Street for both alternatives near the intersection with Anthes and may be provided either on the north or south side of the street.  The design team and the city plan to have a separate stakeholder meeting to address truck loading in the near future.

Alternative A/B

Summary:  Alternative A/B retains angled parking on both sides of the street with the exception of the introduction of parallel parking near the intersection with Anthes Ave.  Alternative A/B retains most of the on-street parking, but would result in the loss of approximately 3-5 spaces.  Alternative A/B results in the same sidewalk width that is on Second Street today, approximately 6.5′.

Alternative C

Summary:  Alternative C shifts one side of the street from angled parking to parallel parking and retains angled parking on the other side.  Shown below are two variations on Alternative C, one with angled parking on the north side and another with angled parking on the south side.  One of the primary benefits of Alternative C is wider sidewalks.  Alternative C would allow for approximately 10′ sidewalks.

Alternative C (Version 1 – Angled Parking on north side)

Alternative C (Version 2 – Angled Parking on the south side)

Alternatives Comparison

Please use the form below to provide comments directly to the design team: