Chapter 8

ECONOMIC DEVELOPMENT ELEMENT

8.04 Purpose and Relationship to GMA 8.08 Commercial and Industrial Land Designations 8.12 Profile of Planning Area 8.16 Economic Development Strategy 8.20 Economic Development Goals, Policies and Actions

241 8.04 transportation, utilities, education, workforce, housing, and PURPOSE AND RELATIONSHIP TO GMA natural/cultural resources; and (c) an identification of policies, programs, The purpose of the economic and projects to foster economic development element is to provide guidelines growth and development and to for maintaining and enhancing economic address future needs. A city that has vitality in appropriate locations in Sedro- chosen to be a residential community Woolley’s urban growth area so as to is exempt from the economic guarantee and ensure adequate selection and development element requirement of availability of employment opportunities and this subsection.” ensure adequate selection and availability of goods and services for all of Sedro- The Act also requires countywide Woolley’s residents. The economic planning policies to address economic development element outlines the City’s development and employment. Skagit economic development goals and policies County’s policies as they address economic and serves as a road map to achieve those development are set forth in Section 5 of the economic goals and policies. The element Skagit County Countywide Planning Policies, also helps prospective business owners and adopted in October, 2007. The next required investors understand the City’s economic update to the Countywide Planning Policies development needs and investment is in 2016. The following Countywide opportunities within the City as well as Planning Policies are particularly salient to acknowledging the importance of supporting the City’s economic development plan: local businesses and the development of new industry in the City of Sedro-Woolley. Policy 5.5. A diversified economic base shall be encouraged to minimize The Growth Management Act the vulnerability of the local economy requires the inclusion of an economic to economic fluctuations. development element. Section 36.70A.070(7) of the Revised Code of Washington (RCW), Policy 5.6. Commercial, industrial requires: and residential acreage shall be designated to meet future needs “An economic development element without adversely affecting natural establishing local goals, policies, resource lands, critical areas, and objectives, and provisions for rural character and lifestyles. economic growth and vitality and a high quality of life. The element shall Policy 5.15. The comprehensive plan include: (a) A summary of the local shall support and encourage economic economy such as population, development and employment to employment, payroll, sectors, provide opportunities for prosperity. businesses, sales, and other information as appropriate; (b) a The city is also a retail service center summary of the strengths and that, due to the increase of the service area weaknesses of the local economy population, has grown at a steady rate. It is defined as the commercial and anticipated that the population in the city’s industrial sectors and supporting service area will increase more than the urban factors such as land use, growth area population, resulting in an

242 increase in the demand for space for commercial and service activities in the city’s urban growth area.

If Sedro-Woolley is reasonably expected to increase the level of employment experienced by its citizens, and also to provide employment opportunities to people who live close by, it will be necessary to provide ample lands for commercial and industrial expansion. It is also necessary that the city be aggressive in its effort to attract new businesses and industrial activities that provide living wage jobs for Sedro-Woolley residents.

The city’s vision statement includes language stating that the city will be a full service community where there are ample opportunities to work, live, shop and play within the same geographic area. Adequate commercial and industrial area with site plan control must be provided for a diversified commercial and industrial base.

This economic development element will discuss the city’s commercial and industrial designations. It will then present an inventory and analysis of the city’s commercial/industrial lands. This inventory and analysis will then be followed by the city’s economic development strategy. Finally, the city’s economic development goals and policies will be set forth.

243 8.08 Burlington Northern Railroad to the north. A small section of CBD designated area lies COMMERCIAL AND INDUSTRIAL LAND between the Burlington Northern Railroad DESIGNATIONS and State Route 20 between the Burlington Northern Railroad to the west and Murdock COMMERCIAL Street to the east. In general, the east/west perimeters of the central business district are There are two commercially-oriented zoning State Routes 9 and 20 to the west and Haines designations in the city: the central business Avenue and Fifth Street to the east. district (CBD) and the Mixed Commercial zone (MC). The designations, intended to Much of the traditional CBD implement the goals and policies of the encompasses the historic downtown located economic development element, allow a between the Burlington Northern Railroad to diversity of commercial options and provide the north and State Street to the south, and for appropriate separations between between the Burlington Northern Railroad on potentially conflicting uses. Intensities for the west and Puget Street on the east. Many commercial uses refers to a combination of historic buildings are located in this area factors, such as visual appearance and including the Bingham-Holland Building building size, traffic generation, noise, dust, built in 1905, the Schneider Building built in light, and economic value. 1914, and the Livermoore Building built in 1915. Outside of this traditional area single- Commercial areas, including family residential and multi-family uses are professional services (office-oriented) and located in the central business district. Some tourist-related facilities, should be compact of these areas are in a transitional stage with with easy access and adequate off-street commercial structures gradually making an parking, and loading facilities. Retail in-road into the residential areas. commercial areas, should be whenever The City’s historic downtown area is possible, convenient to major routes of centered in the heart of the CBD, along transportation, tourism commercial and Metcalf Street, beginning about one half mile professional office service areas should also south of State Route 20. The historic be convenient to and along major routes of downtown is an active commercial district transportation. Each commercial area should serving many of the commercial and retail be designed to adequately serve the public needs of the City’s residents, but also while discouraging the movement of maintains an early 1900’s architecture that disruptive traffic through residential areas. makes the downtown area a significant destination for visitors and tourists. Because the CBD is not directly adjacent to the major State Routes through the City, it is possible Central Business District Designation - that visitors can pass through town without (CBD) being aware of the City’s central business The central business district district, including the impressive historic designation is for medium intensity downtown area. Improved access and commercial areas and is designed to allow directional signage to the CBD and historic those normal commercial uses that are downtown can help stimulate new consistent with a pedestrian-oriented business development in the area. area. The designation is intended for the established commercial areas of the city Parking requirements should be which lie generally between State and created to acknowledge that, with space Warner Street to the South and the provided for off-street parking limited, areas

244 within this designation may require shared Comprehensive Plan; it has not been included parking and that more and better parking on the Zoning map or in the Development facilities are needed. Commercial regulations in the Sedro-Woolley Municipal development in the central business district Code. zone must conform to design standards that have been developed for this zone. The INDUSTRIAL development process includes review by a Industrial uses should have ready design review committee responsible for the access to primary transportation corridors and application of the downtown design utilities with sites large enough to standards. accommodate off-street parking, loading and reasonable expansion. Industrial areas should Mixed Commercial Zone – (MC) be compatible with surrounding land uses The intent of the MC zone is to and be buffered from conflicting uses. The encourage a compatible mix of commercial industrial areas in Sedro-Woolley are vibrant and residential development. Standards are and provide a wide-array of skilled, living- intended to present an attractive and wage jobs. The goods developed by the welcoming appearance to visitors at the City’s industrial businesses are a source of entrances to the city and at selected nodes pride to area residents. The City has one along major roads; manage traffic impacts; zoning designation for all types of industrial encourage more non-motorized trips and activities. reduce stormwater runoff. Commercial development should be scaled down when Industrial activities are also subject to adjacent to residential areas to improve landscaping and buffering requirements as set compatibility between uses. forth in the city zoning code when adjacent to An Urban Village Mixed Use residential and commercial zones. The intent (UVMU) overlay has been designated for a of the industrial zone is to provide portion of the MC zone north of State Route appropriately located areas for 20, west of Trail Road, and east of Brickyard manufacturing, warehousing, distribution, Creek. The UVMU overlay allows for and and office uses to enhance the city’s encourages higher density residential and economic base in a manner that minimizes commercial development in the MC zone impacts to surrounding non-industrial zones. when the development includes additional The standards recognize the market open space and pedestrian amenities. The preferences and construction techniques overlay is intended to encourage a higher characteristic of this type of use. concentration of development while Commercial, retail, and residential uses are improving the overall quality of the permitted at a limited scale so as to preserve development. The intent is to create a the majority of land in this category for pedestrian oriented commercial and industrial and business uses. residential environment similar to that of a Though some uses may be outright traditional downtown commercial district, as allowed in the industrial zone, the city’s opposed to auto-oriented commercial Essential Public Facilities (EPF) ordinance development that is more typically associated (Chapter 17.88 SWMC) sets additional with commercial development of the past 50 review measures for uses that potential may years. have a negative impact on surrounding Specific guidelines for UVMU neighborhoods and uses. The EPF ordinance overlay development are in the process of requires that new EPFs obtain a conditional being written and are yet to be adopted. The use permit, which requires broader public overlay exists only on the Comprehensive notice and public hearings. An EPF is Land Use map and Land-Use Element of the defined as a facility owned or operated by a

245 governing body, public utility, private utility, transportation company, or any other entity that provides a public service as its primary mission, and is difficult to site.

246 8.12 fluctuations through a wider scale diversification of business activities. PROFILE OF PLANNING AREA Despite all the attention paid to Skagit Skagit County Profile County’s urban and suburban economic development, it is important to remember that In terms of population and economic the county still has a significant natural vitality, Skagit County is one of the fastest resource base. In fact, it is diversified in two growing counties in the State. The county areas: logging and lumber, and agriculture benefits from its location between Seattle and and dairying. Vancouver, B.C., along the I-5 corridor. Firms that might have automatically located a King County or Snohomish County location are discovering less expensive, less Sedro-Woolley Profile congested neighboring counties like Skagit. The county is well positioned to take In terms of population, Sedro- advantage of this situation to enhance its Woolley is one of the fastest growing cities economic development. in Skagit County. Between 1990 and 2010, the population of Sedro-Woolley increased The focus of Skagit County economic from 6,031 to 10,540, an increase of 74.7% development efforts have not been merely (US Census Data). The State Office of job growth and diversification, but also the Financial Management estimates the April 1, establishment of Skagit County as an 2015 population at 10,700, an increase of economic entity unto itself. In addition, 77.4% from 1990. Skagit County has aimed to do so while not In 2014 the Skagit Council of sacrificing its natural resource environment. Governments (SCOG) and Skagit County In the past, the county has been heavily commissioned BERK Consulting to work in impacted if major manufacturers relocated. conjunction with the SCOG planners group Strategies and policies have been formed to to develop an allocation for population and mitigate the impact of these types of jobs among the counties jurisdictions. The table that follows shows the jobs allocation for Sedro-Woolley over the planning horizon:

2012 Net Growth Resource Retail Ind Service Govt/ Tech Net Growth Total % Growth 2012-2015 s Edu 2015-2036 2036 2015-2036 4,594 158 0 46 368 592 566 2,855 4,427 9,179 93.1%

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The 2,855 jobs allocated to the the former Northern State Hospital property Technology Sector are the anticipated job into local control and the proposed Center for growth associated with the Center for Innovation and Technology is expected to Innovation and Technology (proposed for the help diversify the City’s economy and Northern State Hospital Campus). Job reinvigorate economic activity at the former growth in Sedro-Woolley is anticipated to Hospital Campus. nearly double over the planning horizon primarily to the growth of the Technology The focus of Sedro-Woolley Sector. economic development efforts have not been merely job growth and diversification, but The city benefits from its close also the establishment of the city as an location to I-5 corridor and its location economic entity unto itself. In addition, city adjacent to two state highways and the has aimed to do so while not sacrificing its Burlington Northern Railroad. Small firms natural environment and community values. that might have located in other parts of the county are discovering less expensive, less Factors Influencing the Planning Area congested neighboring cities. The city is well As part of the Puget Sound Economic positioned to take advantage of this situation Region, Skagit County and Sedro-Woolley to enhance its economic development. will be impacted over the next twenty (20) years by several important factors: In the past the city has been hampered by its dependence on logging and lumber ● Developing Pacific Rim nations use the operations and on the activities taking place Puget Sounds as a destination for goods at the Skagit Plant site. When economics and services. The pent-up demand for forced a slow down in logging and related goods and services in the Pacific Rim activities and in the closure of the will fuel active markets throughout the manufacturing site, the city faced severe northwest over the next twenty (20) economic impacts. Likewise, the closure of years. the former Northern State Hospital heavily impacted the city with its loss of employment ● Skagit County and Sedro-Woolley are opportunities. The city is now attempting to located in the “next tier” of industrial develop a more diversified economic base development in the Puget Sound. As along with an increase in the number of job King County and Snohomish County opportunities. The Skagit Plant is now a become saturated with business activity vibrant industrial park, renting out potions of and as land prices increase in the areas the facility to smaller, independent closer to the urban centers of the Puget businesses. The City has just completed Sound, companies will seek homes for construction of a round-about on State Route business outside of the first tier 20 that provides much needed truck and suburbs. Many of the industrial parks vehicular traffic to the Skagit Plant and new located in these areas are either full or access to the industrial lands to the north of filling up rapidly. It is expected that this the State Route 20. The new access to two of activity will materially impact Skagit the largest parcels of industrial land to the County, including Sedro-Woolley busiest state route (S.R. 20) in Skagit County within the next five years. is expected to spur increased manufacturing, warehousing, distribution, and office uses in ● The tourist and recreation industry is the center of Sedro-Woolley. The transfer of markedly increasing as a result of

248 continued growth in leisure-time assistance jobs make up the second largest activities. The aging of the “baby category of employment in the City. The boomers” will result in an increase in former Northern State Hospital property lies this trend. in the City’s urban growth area. The campus is still used by many social assistance ● Sedro-Woolley has unique resources: organizations including Job Corps and proximity to the I-5 corridor, location Pioneer Human Services’ treatment center. astride two state highways, the railroad, Though these employers are not actually a historic downtown, and as a located within the City limits, they are none- “gateway” to the North Cascades. the-less significant contributors to the heath These resources can be put to work to care and social assistance industry in Sedro- create a dynamic and healthy Woolley’s geographic and economic sphere environment for economic growth. of influence. The majority of the employment is  Center for Innovation and Technology. located in the commercial corridor along “The Center” is a planned research and Highway 20 and the downtown area, Development facility on the grounds of industrial uses, including manufacturing and the Northern State Hospital (AKA North wholesale trade activities are located in the Cascades Center). two industrial parks and at smaller light industrial sites within the urban growth area. Inventory and Analysis There are a large number of home The following discussion includes an occupations scattered throughout the inventory and analysis of the socio-economic community. characteristics of Sedro-Woolley. Technology and Innovation Employment Sedro-Woolley’s Innovation and Government/Education Technology sector is a fast growing section Historically the single largest of the local employment sector. Companies employment category in Sedro-Woolley has serving the aerospace and green technologies been government jobs. The unusually large are an important driver of future employment percentage of the work force in the public opportunities in Sedro-Woolley. The Center sector is due in large part to the public for Innovation and Technology is a 225 acre schools, the presence of the Department of property owned by the state and managed by Natural Resources office, the North Cascades the Port of Skagit. The Center is designed to National Park headquarters, the United States accommodate research, development and Forest Service office and local government ancillary activities associated with the offices within the city limits. In terms of its technology and innovation. This sector is share of total employment, public sector projected to be by far the fastest growing employment is expected to decrease over the sector of the City’s economy over the planning period as retail trade and service, planning period accounting for 64% of all of and industrial activities increase their share the projected job growth. of total employment faster than any other sector. Due in large part to the location of the Retail Trade United General Hospital (including the health The existing retail activity in the service offices surrounding the hospital) and urban growth area is a product of numerous several assisted/senior living facilities years of development in the downtown core (including Birchview Memory Care, Country and a commercial corridor located along Meadow Village and the Life Care Center) portions of State Route 20 and State Route 9. within Sedro-Woolley, health care and social The central business district is quite large

249 comprising one hundred forty-five (145) In addition to the community acres. The Mixed Commercial zoning along shopping center and central business district, the highway is limited to certain areas along there are a number of facilities serving the highways and is comprised of automobile traffic adjacent to State Routes 20 approximately one hundred and forty six and 9. Examples of businesses located along (146) acres. While the CBD is intended to the highways include automobile service and accommodate medium intensity commercial sales, two major drug stores, a hardware development and is designed to allow those store, gasoline/convenience stores, eating and normal commercial uses that are consistent drinking establishments, and a number of with a pedestrian-oriented business area, the smaller establishments. There are several Mixed Commercial zone is intended to vacant or underutilized commercial accommodate auto oriented retail properties along State Route 20. Except development (i.e. gas stations, fast food where State Routes 9 and 20 share the same restaurants) with the potential for residential path, there is little commercial property along uses above commercial uses. Commercial State Route 9. activities are intended to serve both local and regional residents and pass-through motorists Service Industries traveling across the North Cascades Highway Sedro-Woolley’s professional service (State Route 20) and State Route 9 for sector continues to assume a greater role in recreational activities. the local economy. This sector is comprised primarily of professional office, financial, The largest portion of retail sales insurance, medical/dental, legal, and real activities occurred in food stores, eating and estate services provided to the growing drinking establishments, building materials construction and retail trade sectors and to and hardware, and automotive dealerships. the growing population within Sedro- Woolley and the surrounding area. Service Shopping facilities in Sedro-Woolley sector employment generally depends upon a provide a primary source for many retail strong retail and manufacturing base to items north, south, and east of the city. The supply ancillary support services and a strong city’s retail trade area encompasses the city, population base. State Route 20 east past Newhalem to the There are many service industries county line, north to Alger, and south to Big located in the CBD, including several banks, Lake. professional offices (including at least three professional engineering companies), There is one community shopping salons/barbers, insurance and realty center located near the intersection of State businesses, dental and doctor offices, heating Route 20 and Cook Road, anchored by a and pluming companies, law offices and grocery store and an automotive parts store. other services. The Mixed Commercial The existing central business district (CBD) properties focused along State Route 20 are encompasses a large number of retail primarily retail, serving automotive traffic. activities including automobile sales and service, drinking and eating establishments, a Industrial pharmacy, hardware stores, clothing stores, Industrial business continues to grow specialty shops, several antiques stores, and a slightly in the urban growth area. Industrial number of smaller establishments. There is business generally is through activities commercially zoned land located within the located in the industrial parks and from a central business district that is either vacant large food production company based in the or under-utilized. central business district.

250 There has been a movement of King and Snohomish County business outward to A large section of industrial property less developed areas including Skagit lies north of State Route 20, just west of County. This shift in development is Fruitdale Road. This area hosts a perfume projected to continue early into the new manufacturer, an aerospace industry millennium, making Skagit County and contractor and other industrial uses. Another Sedro-Woolley increasingly attractive for smaller industrial park site, Sunset Industrial firms requiring a combination of office Park, is located in the southern portion of the warehousing, research and development, or city adjacent to State Route 20. Activities in light industrial manufacturing space. this park include a number of small heavy and light industrial activities and commercial The bulk of the industrial activities in activities (related to the industrial Sedro-Woolley take place in either the old development). Skagit Plant site, the Industrial properties on the east side of town or Sunset Industrial A number of areas are zoned for Park. The old Skagit Plant site formerly industrial uses which are not yet industrially housed the Skagit Steel and Iron Works (later developed but have the potential of being Skagit Steel Company) that manufactured a developed. One forty acre parcel is north of gas-powered hoist used in the logging and Moore Street (State Route 20) and is zoned farming industries. With this innovation and Industrial. Other Industrial zoned areas other products for mining, logging, and other include the two large sawmill sites in the city. industries, the Steel Company, later Bendix Another undeveloped industrial site is located Corporation continued to manufacture between State Route 9 and Maple Street. projects until the site closed in 1985. Since its Other light industrial areas are located purchase by Sealand Development, Corp, the adjacent to State Route 20 on the south side site has been cleaned up and has gradually of the city. developed into heavy industrial uses, including manufacture of components for the Sedro-Woolley supports a range of aerospace industry, a modular office industries in aerospace, construction, and manufacturer, a boat manufacturer, a traffic natural resources. Some of the largest equipment manufacturer, and a number of representative industries include the smaller light and heavy industrial following: manufacturers.

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Sedro-Woolley Major Industrial Employers

Company Name Type of Industry Thermacor Process, LP Insulated Pipe Manufacturing Rothenbuler Engineering Electrical Engineering and Manufacturing Janicki Logging and Construction Logging & Construction Janicki Industries Aerospace, Marine and Transportation Component Engineering and Manufacturing Janicki Bioenergy Alternative energy development processes Seven Sisters Electrical Contractor Truss Engineering Roof Truss Manufacturing Fathom Yachts Yacht Manufacturing Truck Vault In-Vehicle Storage Manufacturing Snelson Industries Contractor

252 8.16 Many businesses have needs that could be met by many of the communities in Skagit ECONOMIC DEVELOPMENT STRATEGY County. Unless these businesses are made aware of Sedro-Woolley opportunities, they It has often been asked “Why should the may go elsewhere. Economic development public sector contribute to economic (i.e. seeking new or expanded employment development efforts?” The most obvious opportunities) has grown increasingly reason is to promote job opportunities for its competitive. Sedro-Woolley, too, must citizens. Less apparent is the role in maintain an aggressive economic providing necessary services to promote a development strategy in order to provide higher quality of life. It has been well opportunities for new business. documented that commercial and industrial land uses more than pay for themselves (i.e. Economic priorities for Sedro- generate more taxes than the value of the Woolley should include the following: services consumed). Therefore, expanded economic growth benefits every Sedro- 1. Enhance the city’s tax base and Woolley resident by reducing the amount of encourage higher-income job ad valorem taxes that would otherwise be opportunities by aggressively borne by the residential taxpayer. promoting industrial/commercial development in the city’s As a result of Washington’s Growth business/industrial parks and Management Act and the city’s growth rate industrially zoned lands. To achieve over the last decade, the city has a need for this goal, Sedro-Woolley needs to greater infrastructure improvements identify suitable lands, establish zoning including roads, water, and sewer services districts compatible with the and a host of community-related facilities. neighboring zones – especially Solutions to these problems are complex. residential zones – that encourage However, a part of the solution is the need to industrial use, maintain an adequate expand the city’s tax base by attracting supply of suitable development that will more than pay for its commercial/industrial land, and growth. provided infrastructure to support it.

The overall purpose of the economic 2. Work with the property owners in the development strategy is to improve the downtown area to continue to establish quality of life within the city. Public the identity of downtown Sedro- investment made to stimulate economic Woolley by providing a framework for development helps to provide for permanent which the retail and commercial employment, increase personal income, and economy can evolve into a civic and improve the general business climate. A more retail specialty area that incorporates direct result of local public investment is an the unique Metcalf Street character of enhancement of the tax base, which improves Sedro-Woolley with vital and diverse the financial capacity of the city. The major specialty retail and service businesses. thrust of the city’s economic development To accomplish this, the city will strategy is to convince businesses to start, develop a Downtown Design Plan to expand, or locate within the city. create a pedestrian-friendly downtown Unfortunately, because we live in an environment, including street and imperfect world, not every business has sidewalk improvements, a Town Center complete and accurate data on the attributes Park, the addition of Sedro-Woolley of every community where it might locate. identified features (i.e. murals,

253 carvings), beautification, and a funding Encourage new park and ride facilities source for continuing improvements, and improvements to the existing park maintenance, and marketing for and ride facilities. Foster new downtown businesses and events. partnerships with the Skagit Transit (SKAT), Van-Go and other transit Encourage retail uses in the storefronts organizations for increased service in along Metcalf Street which allows and around Sedro-Woolley, especially window-shopping and engages passers- to the Central Business District and by. Retail uses in the storefronts gives Industrial zoned properties. Seek pedestrian more to look at than service opportunities to encourage “express” uses and offices, therefore allowing service between Sedro-Woolley and the pedestrians to participate in the major city centers of Anacortes, streetscape and adding to the Burlington and Mount Vernon. pedestrian-friendliness of the downtown shopping core. Seek 5. Provide economic diversification and a opportunities to improve pedestrian broader range of higher-income friendly infrastructure such as employment opportunities by providing sidewalks and walking routes allowing space for manufacturing and access to and connectivity within the professional office development. downtown district. Promote more job development in Sedro-Woolley in order to reduce costs 3. Support of the Sedro-Woolley library for residents who travel elsewhere to system will also contribute to the local work and to increase the share of economy. Investment in library spending in the local economy versus facilities attracts local employees, their money being spent in other areas by families and management to the local residents. community. Libraries are places where new ideas are discovered, databases and 6. Encourage employers to support bicycle other reference data and information is and pedestrian commuting. The City available free of charge and where job assists in supporting bicycle commuting seekers can go for assistance. A good by implementing the Bicycle and library is a valuable tool brings visitors Pedestrian section of the Transportation and additional revenue to the city. Element of the Comprehensive Plan. Incorporate access to the city via the Support inter-modal connectivity by County trail system into the city planning for an Inter-modal economic development and tourism Transportation Center/Hub in or near strategies. the CBD. Work with and encourage SKAT to offer a city bus that circulates 7. Promote tourism to enhance and around Sedro-Woolley and syncs with a increase the economic vitality of Sedro- link route from the Inter-modal Woolley. Promote the use of the theme Transportation Center to Burlington. “Gateway to the North Cascades.” Create partnerships with like cities on 4. To encourage a multi-modal the east side of the North Cascade Pass, transportation system that allows local such as Winthrop or Twisp, in order to residents to move easily from their promote each other and what lies homes to their jobs to the necessary between to capture dollars that might be services without exclusive dependence spent elsewhere. Encourage the re- upon the single-occupancy vehicle. envisioning of the “Trolley Park” idea.

254 Encourage redevelopment of unused or underutilized properties for more tourism retail opportunities. Encourage the creation of CBD hotels/motels, bed and breakfasts, or other lodging prospects.

8. Encourage employment opportunities at the Center for Innovation and Technology.

255 8.20 heavy and light industrial activities within the Sedro-Woolley urban growth area. ECONOMIC DEVELOPMENT GOALS, POLICIES, AND ACTIONS Goal E2: To increase economic opportunities. The city has actively planned for an expanding light industrial/commercial Policy E2.1: Encourage local business economic base. While detailed development opportunities and utilization by manufacturing-related economic impacts the private and public sector, particularly for have not been recorded for the city, small start-up businesses owned by or projections of employment indicate a employing Sedro-Woolley residents. Promote growing industrial/ local use of special small business financing manufacturing/commercial base can be and management assistance programs. expected for the city. Policy E2.2: Identify facilities which may be Goal E1: To develop a sound fiscal base. used for small businesses. Assist efforts to reuse older buildings, redevelop vacant Policy E1.1: Create employment property, and revitalize the existing central opportunities within the Sedro-Woolley business district (CBD). economy, particularly for residents who now commute to other distant employment areas. Policy E2.3: Assist private groups to establish special improvement districts Policy E1.2: Participate with other public including parking and business improvement agencies and private interests in labor force authorities, local improvement districts training programs that take advantage of (LID’s), or other programs necessary to the traditional resources. effective revitalization of the existing business and commercial districts of Sedro- Policy E1.3: Identify and promote sites which Woolley. can be developed for a variety of local employment projects. Promote development Policy E2.4: Participate in special of business and industrial parks, office and public/private ventures that provide public professional centers, and specialized benefits and are appropriate to Sedro- commercial and entertainment centers. Woolley’s long range goals.

Policy E1.4: Work with property owners to Policy E2.5: Reserve certain capable lands determine the effective development capacity and sites for employment-related of sites having employment center developments. Provide a suitable supply of possibilities. commercial, retail, business, office and industrial lands within Sedro-Woolley to Policy E1.5: Withhold Sedro-Woolley reduce commuting requirements to outside services to areas outside the incorporated city areas for employment opportunities. limits, sewer in particular, unless potential property developers agree to annexation and Policy E2.6: Create local employment, the payment of local property or other shopping and other urban service activities revenue taxes, and associated impact fee that reduce Sedro-Woolley’s dependence assessments. upon other urban areas.

Policy E1.6: Pursue a policy, in conjunction with the county, to expand the acreage for

256 Policy E2.7: Work cooperatively with the Policy E3.5: Develop a flea market/craft Sedro-Woolley Chamber of Commerce to show where local artists and crafts people can establish strong business leadership. sell their work. Develop a network for artists and crafts people which would assist with Policy E2.8: Perform a detailed commercial/ business development, marketing and an industrial land use inventory to provide more apprenticeship program for local youth. accurate information on the usable lands available for development in the urban Policy E3.6: Support and recognize existing growth area. and ongoing activities and organizations such as the Farmer’s Market, local festivals, Policy E2.9: Encourage local business parades, the Holiday Home Tour and the owners to attend economic development Sedro-Woolley Museum. activities, forums, etc. Policy E3.7: Participate in regional trails Goal E3: To realize Sedro-Woolley’s development to encourage bicycle tourism in image as the “Gateway to the North Sedro-Woolley. Cascades.” Policy E3.8: Promote bicycling as Sedro- Policy E3.1: Promote tourism as a means of Woolley’s tourism specialty. Enhance diversifying the economy and preserving the existing facilities to accommodate bicyclists, history of the community. such as providing additional tent spaces and showers at the Riverfront RV Park. Build Policy E3.2: Create and adopt a new facilities, such as centrally-located neighborhood plan for the central business public restrooms, on-street bicycle lanes and district (CBD). Establish a local marketing picnic areas. strategy for the district, especially the area along Metcalf Street. Encourage retail and Policy E3.9: Sedro-Woolley’s tourism food service businesses to extend hours of strategy should also capitalize upon the city’s operation past five p.m. at least a few days unique location and timber-industry heritage. each week. Strive to maintain a balance between logging history and environmental education and Policy E3.3: Work with upriver communities preservation. to identify tourism specialties to avoid direct competition with one another. Develop a Policy E3.10: Include the interests and tourism network that provides information on influence of the Upper Skagit Tribe in Sedro- each community’s specialty, along with food Woolley’s tourism strategy. Encourage joint and lodging opportunities. operation of environmental education sites and programs. Encourage development of Policy E3.4: Build on the success of Native American arts and crafts shops in the Loggerodeo by adding an associated music central business district. festival, such as bluegrass or folk music. Provide a winter festival based on the Santa Policy E3.11: Support the development of Claus parade, and add ice sculpture contests, tourist attractions within the Sedro-Woolley historic home tours, cross-country skiing or area, such as the Sedro-Woolley Museum. other athletic competition, a play and/or Christmas concert. Develop similar festivals Policy E3.12: Actively work to increase the to take place in the spring or fall. variety and availability of overnight accommodations within the Sedro-Woolley

257 area including R.V. camping, hotels, motels and improving the awareness of their and Bed & Breakfasts. presence can help attract prospective industrial tenants. Policy E3.13: Provide mitigation for negative impacts associated with tourism, including Policy E3.17: Increase the use of kiosks and nonseasonal employment, tourist-local directional signage to strategically direct resident conflicts and environmental aspects. visitors to City businesses and civic services.

Policy E3.14: Use a variety of media to Policy E3.18: Expand on the existing green promote Sedro-Woolley tourism industries and promote the City as a hub for opportunities. Use signage and design along further sustainable and green industries. State Route 20 to communicate economic opportunity and attract tourism. Policy E3.19: Promote the sprucing-up of the downtown business district. To instill a sense Policy E3.15: Promote the relocation of the of ownership and foster long-term fairgrounds to the county land adjacent to the connections to the community, encourage Northern State campus. youth participation in downtown revitalization. Policy E3.16: Encourage signage explaining what companies/products are Policy E3.20: Encourage directional signage, located/produced in the City’s industrial interpretive signage and parking for tour areas to promote the viability of the City’s busses and other tourist vehicles such as industrial sector. Many interesting and R.V.s. important goods are produced in these areas

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